Vital Statistics
Organization:
Constellation Energy, a Fortune 200 competitive energy company that is the nation’s leading supplier of competitive electricity to large commercial and industrial customers.
Location
Baltimore, Maryland
Facilities Facts:
Over 2.5 million square feet of office space housing 10,000 employees located in 23 states and 5 countries
ARCHIBUS Applications:
Space Management
3rd Party Applications:
Autodesk AutoCAD, Idisis On-line Spatial Information System for GIS mapping, Oracle, PeopleSoft
Reasons for Implementing:
Define cost/occupant standards and reduce real estate costs
Benefits Gained:
Significant savings through better oversight of cost/occupant space standards; improved information quality through integration with Oracle, intelligent GIS system, and AutoCAD; greater ease of use; digital dashboards provide better delivery/visualization of space information and costs.
ARCHIBUS Integration
Autodesk AutoCAD, Idisis On-line Spatial Information System for GIS mapping, Oracle, PeopleSoft
Business Partner:
Avatech Solutions, Inc.
Web Site:
www.constellation.com
The #1 Solution in the World for
Total Infrastructure and Facilities Management
 

Constellation Energy Space Allocation
and Assignment Application Empowered With ARCHIBUS

A Fortune 200 competitive energy company headquartered in Baltimore, Maryland, Constellation Energy is the nation's leading supplier of competitive electricity to large commercial and industrial customers. And one of the nation's largest wholesale power sellers.

The company's 10,000 employees occupy 2.5 million square feet of office space spread across 23 states and five countries. Making the best use of that space is the responsibility of the company's 23-person Corporate Real Estate (CRE) department.

CRE managers, however, found business unit Baltimore Gas & Electric's (BG&E) existing space management software too unreliable and inflexible to extend across Constellation's many business units.

That's when Constellation's CRE group found a place for ARCHIBUS to identify key facility management metrics that improved space efficiency while adhering to corporate space standards.

Pulling the Plug on Legacy Software

After more than 7 years of less-than-stellar service, Constellation's legacy space management software was clearly reaching the limits of its utility and users' patience.

The labor-intensive interface, and a cumbersome .dwg-to.dxf drawing translation capability, were among the initial signs that a change was necessary. Add to that reliability issues between it and the company's Oracle database – as well as AutoCAD compatibility challenges – and Constellation had all the reasons it needed to find a more capable replacement.

After an extensive 2-year requirements gathering and analysis project, Constellation chose ARCHIBUS as the preferred solution that could provide the across-the-board systems compatibility, ease of use, and technology leadership to meet corporate space management goals.

The implementation of ARCHIBUS was followed by integration with Constellation's PeopleSoft solution and a conversion of IT asset management data from its MAGIC helpdesk software. Further modernizing the system, Constellation added the Idisis On-line Spatial Information System for intelligent GIS mapping that would show all US locations.

The project also included a portal to access and display performance data. The portal was introduced as a means to review IFMA benchmarking data and determine and apply best practices metrics for improving office space utilization. That program determined optimal key metrics and an overall cost/occupant metric that could be viewed in ARCHIBUS digital dashboards.

The ARCHIBUS digital dashboards allow convenient, graphical displays of metric data for rents, density and vacancies – among others – and give at-a-glance snapshots of Constellation's property portfolio, space allocation, and related cost data.

The result is a much clearer window on the performance of corporate real estate assets. And a window of opportunity for continued improvement as Constellation's needs, and ARCHIBUS solutions, evolve.

Better Benchmarking, Bigger Savings

Within a year of implementation, Constellation's ARCHIBUS solution was producing impressive results in using space more cost-effectively at the rapidly expanding energy company.

Darrell Holmes, Constellation's director of corporate workspace strategy, analysis and planning, points out that the first space built to the new standards — on the seventh floor at the Candler Building in Baltimore — can now accommodate 137 seats in 16,574 square feet, or about 121 square feet per person, using a standard cubicle size of 6 feet by 7 feet.

"If Constellation had used a common industry benchmark of 250 square feet per seat, we would have had to lease an additional 17,700 square feet of space to accommodate the same number of people, at a cost of almost $320,000 a year," Holmes says.

On the fifth floor of the Front Street Building, where Constellation reconfigured 19,000 square feet of space using its new 6 foot by 7 foot cubicle standard, Darrell Holmes estimates the company is saving an additional $261,000 a year. And by applying these standards company-wide, Constellation will be able to achieve even greater cost savings in the future.

The new standards also create public as well as private spaces, with transitional space in between, including a central open area called "the Boulevard." This public corridor "gives energy and strength to the interactions people have, both formally and informally," says the company's business transformation project manager, Steve Roth.

Beth Perlman, Constellation's CIO, whose division was one of the first to be redesigned according to the new standards, says the workplace standards have made a noticeable impact.

"We often only think of improved back office systems or simplified work processes as being part of transformation. But establishing workplace standards is equally important because it helps improve productivity and efficiency," says Perlman. "Our teams working in the newly designed areas have seen a dramatic difference in the way they work and communicate with each other. And the modern design elements have created an energized space that's simply more enjoyable to work in."