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Site
Selection Assessment Criteria
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NOTE: IT
IS CRITICAL THAT ALL QUESTIONS BE ANSWERED 'YES' OR 'NO'. DON'T LEAVE ANY FIELDS BLANK.
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"Baseline" criteria represents
criteria that is important to your company.
The Baseline is the standard that all candidate sites will be compared
to.
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Location -
Local Amenities
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Due
Diligence Item
Baseline
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Are local towns or
cities offering tax incentives for job creation?
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Is the site within 20
miles of a Poplulation Center?
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Is the site within 20
miles of education centers of Universities?
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Are there many local
service amenities within walking distance (Food, Banks, Grocery, Retail...)?
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Is this area safe
from crime?
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Are the primary
languages needed for the support center prominent within the area?
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Is this area sought
after or known for other leading edge technology companies?
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Is there a high
English speaking population within 20 minutes drive of this location?
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Location -
Transportation
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Due
Diligence Item
Baseline
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Is the building
either a 1/2 mile from or shuttle linked to a light rail, subway or bus line?
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Do the hours of
operation of the Public Transportation serving this site align with that of
the employee's work hours?
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Does or will the
building have secure bike storage available to employees?
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Does or will the
building provide showers, change facilities and lockers for cyclists?
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Does or will the
facility provide special charging stations for alternative fueled cars?
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Lease Terms
- Pro Forma
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Due
Diligence Item
Baseline
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Is the Landlord
stable, reasonable, solvent and reputable?
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Does the Lease
Commencement Date align with Project Delivery Goals?
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Does the Tenant
Improvement Allowance meet financial goals?
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Do the Early
Occupancy Terms align with the Project Delivery Goals?
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Lease Terms
- Expansion
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Due
Diligence Item
Baseline
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Would this site, or
other sites owned by this Landlord, allow the squarefootage to double by the
end of the first lease break?
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Does the Lease offer
opportunity for an abatement plan?
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Would the expansion
offer contiguous, single-tenant floor plates?
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Would expansion
opportunities offer similar or better workplace environments?
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Building -
Infrastructure
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Due
Diligence Item
Baseline
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Are there other tech
/ e-commerce companies located in the same facility, resulting in the need
for standard security measures?
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Is the Base Building
retrofitted to meet any Life / Safety concerns?
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Does the Base
Building offer any back-up generator options?
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Is there Data Circuit
Redundancy in the Building?
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Are the Data Circuit
Providers in the Building?
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Building -
Brand Value
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Due
Diligence Item
Baseline
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Would this location
offer potential for increased brand equity due to proximity with other
reputable tech / e-commerce companies?
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Do the building
amenities offer a competitive edge in recuiting and retaining employees?
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Is there or will
there be adequate signage and visibility to such signage?
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Is the building and
overall site in alignment with your Brand?
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Is there opportunity
for the Landlord to improve upon the Base Building or Site?
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Building -
Parking
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Due
Diligence Item
Baseline
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Does or will the
building offer baseline parking, as established by local code requirements?
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Is there additional
parking available for visitors and/or those being recruited?
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Is there potential
for additional parking available for this building?
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Is the parking
negotiated separately from the leased terms of the office space?
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Due to its location
and proximity to public transportation, is Parking less critical for this
site?
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Building -
Quality of Space
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Due
Diligence Item
Baseline
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Is the base building
considered to be Class A within its market?
[If 'Yes', mark Classes B & C as 'Yes', below] (Class A: best looking with best construction; possesses
highest quality building infrastructure; well-located w/ good access;
professionally managed; attract high-quality tenants)
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Is the base building
considered to be Class B within its market?
[If 'Yes', mark Class C as 'Yes', below] (Class
B: next notch down; generally a little older, but with good quality
management and tenants; should not be functionally obsolete and should be
well maintained)
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Is the base building
considered to be Class C within its market?
(Class C: lowest classification; older building - more than 20 years;
located in less desirable areas; in need of extensive renovation;
infrastructure & technology is out-dated)
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Do the overall
proportions and orientation of the workplace offer adequate daylighting /
views?
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Do the overall
proportions of the workplace offer the ability to centralize Support
Functions?
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Do the overall
proportions and the location of base building core layout offer the ability
to design for efficient paths of circulation?
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Building -
Environmental Sustainability
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Due
Diligence Item
Baseline
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Is the Building or
will it be LEED certified? Or, Energy Star certified with a score higher than
75?
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Is the Building or
will it be self-certified by local sustainability program?
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Does the Landlord
conduct waste stream audits?
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Does the Landlord
have on site systems for recycling items such as toner cartridges, mobile
phones and fluorescent tubes?
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Is there a building
user guide for tenants?
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If multi-tenant, are
the tenants spaces separately metered?
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Does or will the
Landlord provide the ability to purchase renewable energy?
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Does or will the
Landlord monitor and report Base Building energy use?
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Is the Building
fitted with water efficient fixtures (toilets, sinks, etc.)?
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Does the building
landscaping consist primarily of native climate tolerant plants?
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Are there rain
collection systems or grey water systems in place?
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Other Risks
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Due
Diligence Item
Baseline
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Confirm if the labor
is unionized or not.
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Confirm if there are
stipulations regarding tax incentives / compliance as it relates to Green
Building Mandates or energy standards.
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Confirm if there are
heavy government regulations prevalent in the industry, or is there potential
for such regulation.
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Confirm if there are
current or pending material litigation, including employees, customers,
suppliers, government –related etc.
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Confirm if there are
operations unusually susceptible to weather, political events, or other
generally uncontrollable events.
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Confirm that
extensive work related to condition left by previous tenant or substantial
upgrades due to core and shell condition are NOT required.
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Is the Background
Noise (HVAC, external, etc.) adequate, based on Acoustical Guidelines?
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