St.

Louis Campus Parking

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Corporate Properties Group

September, 2011

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Campus Overview

Approximately $20M capital requirement for new garage

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Current Wells Fargo St. Louis Campus Parking Practice

Reserved parking space for team members with

15 years or more of service VP title and above Temporary medical conditions (non-state approved handicap status), such as foot surgery, sprained ankles, etc

All other team members park in open parking on a first come, first serve basis

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Wells Fargo and Competitor Parking Practices

Wells Fargo Practice

Open parking on a first come, first serve basis (Admin. Sites total 50 million SF St. Louis HO total 2.2 million SF)

Practice Exceptions:

Downtown Campus, Des Moines, IA eligibility based on years of service

Total parking spaces 3,112; 1,854 reserved in a parking ramp on a first come, first serve basis

Menomonee Falls, WI. (legacy Strong Asset Management) eligibility based on years of service

Total parking spaces 560; 300 reserved spaces are assigned to individuals based on tenure

Competitors in St. Louis

Scottrade Reserved parking only for senior most executives Edward Jones No reserved parking for

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Typical Recent Associate Feedback Relating to Unreserved Parking Space Availability

May of 2011 was the first instance CPG received comments relating to lack of open parking:
This morning I drove around for 25 minutes looking for an unreserved parking spot. I ended my parking fiasco by finding a metered spot on Leffingwell ..I am an associate who relocated from Richmond. In Richmond, parking was on a first come, first serve basis.I have been fortunate enough to find parking on the roof of the Olive garage, until.the top deck has now been marked as reserved

HQ News carried a notice that we will no longer be able to park in the "A" lot beginning Monday, April 25. We're told to go to Roadway or the "F" building garage. How nice that room is being made for titled people with no mobility issues in favor of senior citizens with back and hip issues. I will not be able to walk the long distance from INTERNAL USE ONLY either of these two parking areas..
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Reserved Parking breakdown

Current Reserved Classification Detail # of TM

15+ years of service not VP VP and above Total Reserved spots

Current Criteria Statistics

693 904 1,597

Future Eligibility Years of Service

Title EVP Managing Director Director SVP FVP VP Total

# of TM 15+ Yrs of Svc 5 59 8 165 139 528 904 2 34 2 74 51 158 321

15+ Yrs of Svc forecast 2011 2012 2013 2014

# of TM 36 169 152 187

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Source: June 7, 2011 report from WBR Human Resources Representative Laurie Bean.

Parking Supply Vs. Known Requirements

Estimated Parking Shortfall: 228 spaces

September, 2011 parking demand is barely being met. Additional headcount forecasted Q4 2011 will result in a shortfall by year end of 228 spaces. Added to future reserved eligibility, changes to commuter behavior, learning center functions, construction worker requirements or absentee rate, could result in higher parking shortage by YE 2011.

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2012 Estimated Headcount Increases

BSG Estimated Growth

In addition to the 228 space shortfall detailed on the previous slide forecasting 2011, 2012 headcount increase estimates will increase the shortfall an additional 527, for an estimated YE 2012 parking shortfall of 755 spaces.

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Issue

Current issues and projected needs Result

Team members have voiced concern In any given day, at least 15% of reserved spaces (~240) remain unused over empty reserved spaces Spaces go unused through the day due to PTO, travel, etc. ~200 new reserved parking spots per year are needed to accommodate promotions and years of service Team Members are now parking on Beffas and other non WF parking lots

More open spaces will need to be converted to reserved Convenient access to open spaces will be limited Potential liability Reputational risk

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Reserved Parking Alternatives Option #1 (Maximum)

All spaces in lots and garages are accessed on a first come first serve basis by the entire campus population Offer reserved parking at a monthly fee based on the market rate for St. Louis ($80-$100/mo) Policy exceptions: car pool, temporary handicap stickers
Cons

Pros

Maximizes use of all available parking spaces to 100%; minimizes Culture shock! waste factor due to 15% absentee rate.

Brings campus parking policy in line with firm practice. Makes all Team members arriving later to the site may have to park spaces accessible to team members as equals. All team members farther away from their office building. have potential for prime parking Afford team members who are currently eligible for reserved parking the opportunity to opt for reserved spaces, at market reserved rates ($80-$100/mo) and encourage carpooling and mass transit, reducing number of parking spaces needed

Perception that people are losing a perk

Reduce operating costs in security labor costs, supplies and paint approximately $30,000 annually, as well as significant reduction Need to manage monthly parking of parking violation and reserved space management

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Reserved Parking Alternatives Option #2 (Moderate)

Offer open reserved parking, on a first come, first serve basis, in the Olive Garage (approximately 850 spaces), based on years of service or other criteria All spaces in lots and Market Garage are accessed on a first come, first serve basis, by the remaining campus population Policy exceptions: car pool, temporary handicap stickers
Cons Perception that people are losing a perk

Pros Maximizes use of all available parking spaces to 100%; minimizes waste factor due to 15% absentee rate.

Brings campus parking policy in line with firm practice. Makes Team members arriving later to the site may have to park more spaces accessible to team members who do not qualify for farther away from their office building. reserved due to years of service. All team members can potentially access prime parking. Reduce operating costs in security labor costs, supplies and paint approximately $30,000 annually, as well as significantly reduce Cost will be incurred to install card access activated gates to parking violation and reserved space management. the garage entrances.

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Reserved Parking Alternatives Option #3 (Minimum)

No change, reserved parking process remains the same Lease additional spaces required from SLU garage Add shuttle service to transport team members from SLU garage to the campus Policy exceptions: car pool, temporary handicap stickers
Cons 2011 - Additional cost for leasing parking spaces from SLU garage - $58/mo x 12 mo = $696 annual cost per spot by YE 2011, an additional 228 spaces x $696 = $39,672 (Oct Dec) PLUS shuttle service, $154,375 annual cost - $38,594 (Oct Dec). TOTAL 2011 PROGRAM COST OF $78,266 Oct Dec.

Pros

Provides a solution for additional parking requirement; spaces can be purchased as needed, managing cost of parking lease

2012 annual program cost equals $679,855.

2011.

Maintains current reserved policy for team members who are currently eligible for reserved parking

HO Campus parking policy not in line with corporate model.

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Cost will be incurred to install card access activated gates to the garage entrances.

Recommendations (Focus on Reducing Demand)

Eliminate reserved parking practice. Offer reserved parking at a cost. Assign top floor of Market Street garage for service providers and temporary staff use. Increase awareness of commuter benefit and consider increasing monetary benefit. Promote car pooling (reserved parking space at no cost). Implement and promote reserved piggyback parking space concept (reserved parking space at no cost). Potential business unit options:

Work from home for select team members Offer flex time to staff

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Appendix

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St. Louis Campus Population and Projected Parking Requirement Move to

appendix?
Summary of Parking Spaces Current Reserved Parking Spaces (includes visitor, handicap/medical, reserved security, maintenance, carpool) Meeting current demands Less reserved 1,928 1,928 42% Total requirement 5,103

Open Parking Spaces

2,681

58%

Subtotal - Open Parking Requirement

3,439

Total Parking Spaces Available

4,609

Less commuters (Metro, Vanpool, Carpool)

354

Less absence factor 15% (conservative) Summary of Campus Population Net Open Parking Requirement Team Members per HR report June, 2011 Clayton Mortgage Operation Remaining Contractors, per Jan., 2011 Estimates 4,368 76 530 As of Q2 11

515

2,306

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Other Alternatives Considered for Addressing Parking Requirement

Alternative
Alternative #1 Restripe Lot #6 to 8 1/2 foot width Spaces Added One-time Project Cost Reconfigure Lot 22 Spaces Added One-time Project Cost Alternate #2 Valet Parking Service Spaces Added Approximate Annual Cost Alternate #3 Increase Metro Pass Use Spaces Added Project Cost Monthly Cost per additional space Alternate #4 Utilize Enterprise Lot Spaces Added Project Cost Adds 160 Park ing Spaces No Cost Varies Varies $21.75/team member/month Lot is for sale as part of the sale of the Trust building. Distance too far from campus. $0 Low Low/Medium Park ing Requirement Reduced Cost to the firm. Varies Park ing Spaces Added Negative response to similar type service at other site; cost. $175,000 Low Adds 20 Park ing Spaces Removes some landscaping $32,000 Adds 33 Park ing Spaces Smaller Park ing Spaces $62,000 Low

Pros

Cons

Feasibility

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WageWorks Commuter Benefits

Benefits of using WageWorks

Pre-tax dollars, up to $230 mo., maximum Convenience to team members Toll free call or website used for enrollment and cancellation. Smooth transition for management Existing system customized for managing team member parking fees.

WageWorks Program overview

Team Member signs up for a reserved parking space, make changes to existing space or cancels their space, by phone or on-line Parking facilities that are part of the reserved program will be listed as options under the St. Louis Campus location Team Member selects location and enters monthly due. Payments are automatically set up for payroll deduction Team Member receives email confirming enrollment Information from Team Member enrollment is shared with CPG parking manager and Team Member is assigned parking in reserved space or reserved section

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