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RETHINKING THE OFFICEAndy Cohen, FAIACEO
THERE’S A REVOLUTIONIN WORKPLACE DESIGN
WHAT IS DRIVING THERADICAL CHANGE INWORKPLACE DESIGN?
talent war                                  business performancehuman capital             bridge distance                 ...
HOW MUST THEWORKPLACE EVOLVE
THE WORKPLACE IS NOT JUSTAN AESTHETIC ANYMORE.IT IS A HIGH PERFORMANCEWORK ENVIRONMENT.
RESEARCH BASED DESIGNCOMBINING                                                      Looking at complex issues inQUALITATIV...
RESEARCH BASED DESIGNFOUR WORK MODESThe activities and interactions in the four work modes—FOCUS, COLLABORATE, LEARN,SOCIA...
RESEARCH BASED DESIGNTOP PERFORMING COMPANIES VS.                                               50%AVERAGE COMPANIES AS ME...
RESEARCH BASED DESIGNFOUR WORK MODES | 1. FocusUnassigned semi-private rooms used for concentrated work, quiet areas, and ...
RESEARCH BASED DESIGNFOUR WORK MODES | 1. FocusAmgen                           Hyundai
RESEARCH BASED DESIGNFOUR WORK MODES | 2. CollaborateFormal or informal meeting spaces for sharing knowledge and informati...
RESEARCH BASED DESIGNFOUR WORK MODES | 2. CollaborateVenables Bell                      BBH
RESEARCH BASED DESIGNFOUR WORK MODES | 3. LearnFlexible spaces for training, concept development, problem solving, discove...
RESEARCH BASED DESIGNFOUR WORK MODES | 3. LearnTM Advertising                Belkin
RESEARCH BASED DESIGNFOUR WORK MODES | 4. SocializeRelaxed environments for building collegial and productive relationship...
RESEARCH BASED DESIGNFOUR WORK MODES | 4. SocializeRazorfish                        Hulu
WHAT ARE THE TRENDSIN HIGH PERFORMANCEWORK ENVIRONMENTS?
TRENDS IN HIGH PERFORMANCE WORK ENVIRONMENTS 1. Productivity / Office Densification 2. Mobility / Technology 3. Generation...
1           PRODUCTIVITY /            OFFICE DENSIFICATIONUnited Business Media
TRENDS IN HIGH PERFORMANCE WORK ENVIRONMENTS1. Productivity / Office Densification    100%                                ...
TRENDS IN HIGH PERFORMANCE WORK ENVIRONMENTSREAL ESTATE STRATEGIES IN TODAY’S MARKET1. Productivity / Office Densification...
TRENDS IN HIGH PERFORMANCE WORK ENVIRONMENTS1. Productivity / Office DensificationIndustry Trends: Space Use AnalysisHEADQ...
19%                       16%                                           17%                                               ...
TRENDS IN HIGH PERFORMANCE WORK ENVIRONMENTS         1. Productivity / Office Densification                               ...
2        MOBILITY /         TECHNOLOGYGlumac
TRENDS IN HIGH PERFORMANCE WORK ENVIRONMENTS2. Mobility / Technology TOP TEN                                              ...
TRENDS IN HIGH PERFORMANCE WORK ENVIRONMENTS2. Mobility / TechnologyWPI: TYPOLOGY OF MODERN WORKTHE FUTURE OFFICE WILL PRO...
TRENDS IN HIGH PERFORMANCE WORK ENVIRONMENTS2. Mobility / TechnologyMOBILITY: WHAT IS IT?Mobile employees have adopted wor...
TRENDS IN HIGH PERFORMANCE WORK ENVIRONMENTS 2. Mobility / Technology91%                                               83%...
TRENDS IN HIGH PERFORMANCE WORK ENVIRONMENTS2. Mobility / TechnologyFREE ADDRESS                                 VS.      ...
TRENDS IN HIGH PERFORMANCE WORK ENVIRONMENTS2. Mobility / TechnologyReal Estate requirements areshrinking due to mobility ...
3           GENERATIONAL            DIVERSITYWPP Group
TRENDS IN HIGH PERFORMANCE WORK ENVIRONMENTS3. Generational Diversity                            ProGressiVe WorKPLaCe    ...
TRENDS IN HIGH PERFORMANCE WORK ENVIRONMENTS3. Generational Diversity  A Changing Demographic Profile         1950         ...
TRENDS IN HIGH PERFORMANCE WORK ENVIRONMENTS3. Generational Diversity WHAT WE KNOW                                        ...
4            GLOBALIZATION22 Squared
TRENDS IN HIGH PERFORMANCE WORK ENVIRONMENTS4. GlobalizationGLOBALIZATION                                  Solutions of th...
5              HEALTH & WELLNESS /               SUSTAINABILITYRGM Advisors
TRENDS IN HIGH PERFORMANCE WORK ENVIRONMENTS5. Health & Wellness / Sustainability                                         ...
TRENDS IN HIGH PERFORMANCE WORK ENVIRONMENTS5. Health & Wellness / SustainabilityResearch shows that sustainably designedb...
TRENDS IN HIGH PERFORMANCE WORK ENVIRONMENTS5. Health & Wellness / SustainabilityGENSLER LOS ANGELES•	LEED Platinum•	Use r...
TRENDS IN HIGH PERFORMANCE WORK ENVIRONMENTS                                               Gensler Los Angeles
TRENDS IN HIGH PERFORMANCE WORK ENVIRONMENTS5. Health & Wellness / Sustainability 4 KEY ELEMENTS Natural Lighting         ...
HOW MUST BUILDINGSBE DESIGNED TOADDRESS THESE RADICALWORKPLACE CHANGES?
HIGH PERFORMANCE OFFICE BUILDING TYPESNEW PARADIGM IN OFFICE BUILDING PLANNING                    PRE GREAT RECESSION     ...
HIGH PERFORMANCE OFFICE BUILDING TYPES1. Drivers of Change                                    RENEWABLE                   ...
1    ADAPTIVE REUSE     888 BRANNANBEFORE
HIGH PERFORMANCE OFFICE BUILDING TYPES1    ADAPTIVE REUSE     888 BRANNAN    BEFORE
HIGH PERFORMANCE OFFICE BUILDING TYPES1    ADAPTIVE REUSE     888 BRANNAN    BEFORE
2   SPECULATIVE OFFICE BUILDING    2000 AVENUE OF THE STARS
HIGH PERFORMANCE OFFICE BUILDING TYPES2   SPECULATIVE OFFICE BUILDING    2000 AVENUE OF THE STARS                       25...
HIGH PERFORMANCE OFFICE BUILDING TYPES2   SPECULATIVE OFFICE BUILDING    2000 AVENUE OF THE STARS                         ...
HIGH PERFORMANCE OFFICE BUILDING TYPES                                                                                    ...
HIGH PERFORMANCE OFFICE BUILDING TYPES   knowknow market          your your marketknowknow market KNOW YOUR MARKET Lease D...
3    LOW RISE MULTI-TENANT     2221 ROSECRANS     CB RICHARD ELLISBEFORE
HIGH PERFORMANCE OFFICE BUILDING TYPES3   LOW RISE MULTI-TENANT    2221 ROSECRANS    CB RICHARD ELLIS
distr                                                                                                                     ...
4   VERTICAL CITY    SHANGHAI TOWER                     Designed to achieve a LEED® rating                     and China T...
4   VERTICAL CITY    SHANGHAI TOWERTHE 2ND TALLESTBUILDING IN THEWORLDSUPERHIGHRISEDISTRICT          THE CHRYSLER BUILDING...
HIGH PERFORMANCE OFFICE BUILDING TYPES4   VERTICAL CITY    SHANGHAI TOWER                                 A NEW GLOBAL    ...
HIGH PERFORMANCE OFFICE BUILDING TYPES                                                   632 m4   VERTICAL CITY    SHANGHA...
HIGH PERFORMANCE OFFICE BUILDING TYPES4   VERTICAL CITY    SHANGHAI TOWER                                                 ...
HIGH PERFORMANCE OFFICE BUILDING TYPES4   VERTICAL CITY    SHANGHAI TOWER                                                 ...
HIGH PERFORMANCE OFFICE BUILDING TYPES4                                                   54,000    VERTICAL CITY    SHANG...
HIGH PERFORMANCE OFFICE BUILDING TYPES4   VERTICAL CITY    SHANGHAI TOWER             INTELLIGENT SKIN                    ...
HIGH PERFORMANCE OFFICE BUILDING TYPES4   VERTICAL CITY    SHANGHAI TOWER
HIGH PERFORMANCE OFFICE BUILDING TYPES4   VERTICAL CITY    SHANGHAI TOWER
HIGH PERFORMANCE OFFICE BUILDING TYPES4   VERTICAL CITY    SHANGHAI TOWER
HIGH PERFORMANCE OFFICE BUILDING TYPES4   VERTICAL CITY    SHANGHAI TOWER
HIGH PERFORMANCE OFFICE BUILDING TYPES4   VERTICAL CITY    SHANGHAI TOWER
HIGH PERFORMANCE OFFICE BUILDING TYPES4    VERTICAL CITY     SHANGHAI TOWER“This tower is symbolic of a nation whosefuture...
RETHINKING THE OFFICEAndy Cohen, FAIACEO
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  1. 1. RETHINKING THE OFFICEAndy Cohen, FAIACEO
  2. 2. THERE’S A REVOLUTIONIN WORKPLACE DESIGN
  3. 3. WHAT IS DRIVING THERADICAL CHANGE INWORKPLACE DESIGN?
  4. 4. talent war business performancehuman capital bridge distance global gateways brand recruitment and retention distance GENERATIONALLEARNING the environment commitment DIVERSITY support socializing emerging economies RESPONSIBILITY diversity innovationGLOBALIZATION MOBILITY CHOICES HEALTH & WELLNESS aging building stock TECHNOLOGYPRODUCTIVITY/OFFICE DENSIFICATION SUSTAINABILITY brand equity growth the 24 hour office CITIES focus collaboration ENGAGEMENT knowledge worker competitiveness SOCIAL RESPONSIBILITY safety, security, privacy
  5. 5. HOW MUST THEWORKPLACE EVOLVE
  6. 6. THE WORKPLACE IS NOT JUSTAN AESTHETIC ANYMORE.IT IS A HIGH PERFORMANCEWORK ENVIRONMENT.
  7. 7. RESEARCH BASED DESIGNCOMBINING Looking at complex issues inQUALITATIVE + multiple ways is a powerful way toQUANTITATIVE identify, test, and validateRESEARCH new areas of opportunity WPI WPI ACTIVITY BENCHMARK- EMPLOYEE COMPRESSION SCENARIO 4-1-WHERE SEE SUITE WEB SURVEY ANALYSIS ING MAPPING CALCULATOR PLANNINGQUANTITATIVE DELIVERYRESEARCHQUALITATIVERESEARCH SYNTHESIS ? ! VISION LEADERSHIP OBSERVA- CAMERA FOCUS DESIGN GLOBAL WORKSHOP & EMPLOYEE TIONS JOURNALING GROUPS WORKSHOPS STANDA- INTERVIEWS RADS PORTAL
  8. 8. RESEARCH BASED DESIGNFOUR WORK MODESThe activities and interactions in the four work modes—FOCUS, COLLABORATE, LEARN,SOCIALIZE—occur in a variety of spaces distributed in a neighborhood, a floor, a building oreven across a campus. Key spaces are designed to specifically support the needs for a particularmode of work. FOCUS COLLABORATE LEARN SOCIALIZEProductive Capital Innovative Capital Intellectual Capital Social CapitalWork involving concentration and Working with another person or Working to acquire new Work interactions that createattention to a particular task group to achieve a goal. knowledge of a subject or skill common bonds and values,or project. through education or experience. collective identity, collegiality and productive relationships.
  9. 9. RESEARCH BASED DESIGNTOP PERFORMING COMPANIES VS. 50%AVERAGE COMPANIES AS MEASURED BY FOCUS 41%THE FOUR WORK MODES Top Performing Companies Average Companies 20% 7% SOCIALIZE 43% COLLABORATE 36% 20% 21% LEARN
  10. 10. RESEARCH BASED DESIGNFOUR WORK MODES | 1. FocusUnassigned semi-private rooms used for concentrated work, quiet areas, and one-on-onediscussions. Locate where accessible for use, but minimize distractions and interruptions. NVIDIA focus rooms
  11. 11. RESEARCH BASED DESIGNFOUR WORK MODES | 1. FocusAmgen Hyundai
  12. 12. RESEARCH BASED DESIGNFOUR WORK MODES | 2. CollaborateFormal or informal meeting spaces for sharing knowledge and information, discussing, listening,and co-creating either face-to-face or virtually. open collaborative seating cafe /dining areas can double as collaboration areas
  13. 13. RESEARCH BASED DESIGNFOUR WORK MODES | 2. CollaborateVenables Bell BBH
  14. 14. RESEARCH BASED DESIGNFOUR WORK MODES | 3. LearnFlexible spaces for training, concept development, problem solving, discovery, teaching, integrating,and applying knowledge. active corridors Barkley large meeting room/ training room Dimensional Fund Advisors
  15. 15. RESEARCH BASED DESIGNFOUR WORK MODES | 3. LearnTM Advertising Belkin
  16. 16. RESEARCH BASED DESIGNFOUR WORK MODES | 4. SocializeRelaxed environments for building collegial and productive relationships through talking,laughing, networking, celebrating, and mentoring. impromptu meetings HP Customer Contact Center copy/pantry
  17. 17. RESEARCH BASED DESIGNFOUR WORK MODES | 4. SocializeRazorfish Hulu
  18. 18. WHAT ARE THE TRENDSIN HIGH PERFORMANCEWORK ENVIRONMENTS?
  19. 19. TRENDS IN HIGH PERFORMANCE WORK ENVIRONMENTS 1. Productivity / Office Densification 2. Mobility / Technology 3. Generational Diversity 4. Globalization 5. Health & Wellness / SustainabilityPeer Music
  20. 20. 1 PRODUCTIVITY / OFFICE DENSIFICATIONUnited Business Media
  21. 21. TRENDS IN HIGH PERFORMANCE WORK ENVIRONMENTS1. Productivity / Office Densification 100% OFFICES & WORKSTATIONS GO UNOCCUPIED 50% 90% 80% 70% OF THE TIME 60% 50% 40% 30% 20% 10% 0 8:00am 9:00 10:00 11:00 12:00pm 1:00 2:00 3:00 4:00 5:00
  22. 22. TRENDS IN HIGH PERFORMANCE WORK ENVIRONMENTSREAL ESTATE STRATEGIES IN TODAY’S MARKET1. Productivity / Office DensificationCarrying unused space is not only costly, but wasteful.Stay & Pay Compress & Save 1 2Relocate Compress & Sublet 3 4Compress Enhance& Dispose Environment 5 6
  23. 23. TRENDS IN HIGH PERFORMANCE WORK ENVIRONMENTS1. Productivity / Office DensificationIndustry Trends: Space Use AnalysisHEADQUARTERS FINANCIAL HIGH TECHNOLOGY LAW100 million square feet for clients 60 million square feet for clients 40 million square feet for clients 20 million square feet for clientssuch as: AT&T, Union Pacific, Oracle, such as: Bank of America, such as: Apple, Microsoft, HP, such as: Latham & Watkins,Belkin, Hyundai, Limited Brands CitiCorp, Wells Fargo Bank Cisco, Symantec, NetApp, Google Gibson Dunn, Weil, Gotshal & Manges SUPPORT SUPPORT SUPPORT TRADER STATIONS TRADER STATIONS SUPPORT AREAS CIRCULATION CIRCULATION CIRCULATION CIRCULATION OPEN PLAN OPEN PLAN OPEN PLAN OPEN PLAN 40% 38% OFFICES OFFICES OFFICES OFFICES 44% 31% 33% 33% 33% 33% 28% 30% 26% 27%22% 22% 19% 16% 17% 14% 12% 7% 4% 3% 0% 0% 0% 0%
  24. 24. 19% 16% 17% 14% TRENDS IN HIGH PERFORMANCE WORK ENVIRONMENTS 12% 7% 4%1. Productivity / Office Densification 3% 0% 0% 0% 0%Industry Trends: Space Use AnalysisINSURANCE ENERGY CONSULTING TELECOMMUNICATIONS15 million square feet for clients 25 million square feet for clients 12 million square feet for clients 15 million square feet for clientssuch as: American General, such as: Anadarko, Devon, such as: Deloitte, Ernst & Young, such as: AT&T, Sprint, VerizonMet Life, Prudential Duke Energy, BP, Shell Accenture, Grant Thornton SUPPORT AREAS CIRCULATION TRADER STATIONS SUPPORT AREAS SUPPORT AREAS CIRCULATION CIRCULATION CIRCULATION OPEN PLAN OPEN PLAN OPEN PLAN OPEN PLAN SUPPORT OFFICES OFFICES OFFICES OFFICES 35% 33% 33% 33% 33% 33% 33% 31% 30% 41% 26% 29% 33% 22% 20% 18%16% 14% 11% 10% 4% 0% 0% 0% 0%
  25. 25. TRENDS IN HIGH PERFORMANCE WORK ENVIRONMENTS 1. Productivity / Office Densification Hewlett Packard HIGH TECHNOLOGY LAW r clients 40 million square feet for clients 20 million square feet for clientsa, such as: Apple, Microsoft, HP, such as: Latham & Watkins,nk Cisco, Symantec, NetApp, Google Gibson Dunn, Weil, Gotshal & Manges SUPPORT SUPPORT CIRCULATION CIRCULATION OPEN PLAN OPEN PLAN 38% OFFICES OFFICES 44% 33% 33% 33%% 26% 27% 22% 19% 17% 7% 0% 0% 0%
  26. 26. 2 MOBILITY / TECHNOLOGYGlumac
  27. 27. TRENDS IN HIGH PERFORMANCE WORK ENVIRONMENTS2. Mobility / Technology TOP TEN 1 GLOBALIZATION B.R.I.C.K. 6 VIDEO TRENDS IN (Brazil, Russia, India, Indonesia, China, Korea) Moving to Quad-HD to Ultra HD in 5 years TECHNOLOGY India has 1.2 billion potential internet users 2 SOCIAL NETWORKING 7 DATA DELUGE Using mobile devices Information explosion 3 CONNECTED WORLD 8 CLOUD COMPUTING Anywhere, anytime, any device Remote servers platform that enables mobile computing 4 MOBILE 9 APPS Your mobile device is more important than Mobile phones becoming used more for your wallet applications than talking 5 DIGITAL - SATURATION 10 EXPERIENCECourtesy of Joe Weinman, VP Strategy & Business, AT&T Business Solutions Sweden has 90% internet penetration It’s all about the customer’s experience
  28. 28. TRENDS IN HIGH PERFORMANCE WORK ENVIRONMENTS2. Mobility / TechnologyWPI: TYPOLOGY OF MODERN WORKTHE FUTURE OFFICE WILL PROVIDE:• Support for multiple work activities• Diverse campus atmosphere through shared amenities & retail• Technology & touchdown for mobile work forces LEARN COLLABORATE FOCUS FOCUS FOCUS SOCIALIZE SOCIALIZE
  29. 29. TRENDS IN HIGH PERFORMANCE WORK ENVIRONMENTS2. Mobility / TechnologyMOBILITY: WHAT IS IT?Mobile employees have adopted work rules thatallow them to choose where to do their workWITHOUT A 1 to 1 SEATING RATIO.
  30. 30. TRENDS IN HIGH PERFORMANCE WORK ENVIRONMENTS 2. Mobility / Technology91% 83% of organizations now work collaboratively across different 69%of employees do some work locationsoutside of the office -Nemertes Research, 2007 9%-Nemertes Research, 2007 of the American workforce if given the option, would chose to work remotely the US rate of compounded growth of the US mobile and -Internet Home Alliance, 2008 remote workforce -Internet Home Alliance, 2008
  31. 31. TRENDS IN HIGH PERFORMANCE WORK ENVIRONMENTS2. Mobility / TechnologyFREE ADDRESS VS. DEDICATEDWORKSTATIONS WORKSTATIONSUnassigned workspaces, sometimes called Many companies are adopting this approch, replacing cubicles“free address” or “nonterritorial offices” with communcal tables or unassigned desks.Satcon Technology Free Address Stations Deloitte Free Address Offices
  32. 32. TRENDS IN HIGH PERFORMANCE WORK ENVIRONMENTS2. Mobility / TechnologyReal Estate requirements areshrinking due to mobility -20% ReductionIt is likely that in 10 years many organizations could More mobility equals less office space.need half the real estate they currently occupy. 2004 2009 2022
  33. 33. 3 GENERATIONAL DIVERSITYWPP Group
  34. 34. TRENDS IN HIGH PERFORMANCE WORK ENVIRONMENTS3. Generational Diversity ProGressiVe WorKPLaCe ProGressiVe WorKPLaCe ProGressiVe WorKPLaCe BOOMERS GENERATION X MILLENNIAL KEY DRIVERs: GENERatIONs GENERatIONs 1964 KEY DRIVERs: - 1980 1946 - KEY DRIVERs: GENERatIONs 1965 1981 - 2008 Ages 64-46 Ages 45 - 30 Ages 29 - 2 boomers boomers 87% say that having flexible work boomers Generation-X highest Generation-X Generation-X miLLenniaLsmiLLenniaLs for mentoring. Statistically holdingmiLLenniaLs the • 42% go to Boomers options is important. education levels when looking at • 89% say that having flexible work 87% 87% 87% age group. statistically 42% statistically holding the holding the 42% is important. options statistically holding the 42% • 48% say working in team is a say that say that having flexible flexible highest education to Boomersgo to Boomers go to Boomers say that having flexiblehavinghighest education levels highest education levels go levels top motivator. work options is important iswhen options is important at age group at age group for mentoring work options work looking at age looking for mentoring for mentoring important when group when looking — HARVARD BUSINESS REVIEW & THE US CENNSUS BEAUREAU 89% 89% 89% say that having flexiblehavingsay that having flexible say that flexible
  35. 35. TRENDS IN HIGH PERFORMANCE WORK ENVIRONMENTS3. Generational Diversity A Changing Demographic Profile 1950 2000 2050
  36. 36. TRENDS IN HIGH PERFORMANCE WORK ENVIRONMENTS3. Generational Diversity WHAT WE KNOW Each generation has different NEEDS and EXPECTATIONS of the workplace environment image placeholder Environments that encourage and support COLLABORATION and SOCIALIZATION are critical to bridge generational differences Gen Y offers new and TRANSFORMATIONAL APPROACHESVirgin Mobile for the workplace environment.
  37. 37. 4 GLOBALIZATION22 Squared
  38. 38. TRENDS IN HIGH PERFORMANCE WORK ENVIRONMENTS4. GlobalizationGLOBALIZATION Solutions of the past won’tHAS CHALLENGEDOUR APPROACH TOREAL ESTATE work in the context of the• Shifting from a single site approach to a portfolio changing future. wide approach.• Regional differences challenge the workplace to accommodate a variety of geographies, cultures and global economies. G E H AN C
  39. 39. 5 HEALTH & WELLNESS / SUSTAINABILITYRGM Advisors
  40. 40. TRENDS IN HIGH PERFORMANCE WORK ENVIRONMENTS5. Health & Wellness / Sustainability Herman MillerBeyond making a profit,businesses must now actresponsibly to be viable.SUSTAINABILITY is nolonger an option,but an EXPECTATION.
  41. 41. TRENDS IN HIGH PERFORMANCE WORK ENVIRONMENTS5. Health & Wellness / SustainabilityResearch shows that sustainably designedbuildings reduce sick time and increase productivity. Percentage of Percentage of Percentage Number of sick employees that felt higher employee increase in days reduced greater motivation satisfaction productivity due annually due and loyalty for in sustainably to sustainably to sustainably their company designed designed designed environment environment environment 80% 29% 4.8% 2-5
  42. 42. TRENDS IN HIGH PERFORMANCE WORK ENVIRONMENTS5. Health & Wellness / SustainabilityGENSLER LOS ANGELES• LEED Platinum• Use radiant cooling to save energy• reduced workstation allows for more shared space that support the workmodes• Feature stair and skylight as a the heart of the office• Bridge suspended from the skylight Gensler Los Angeles
  43. 43. TRENDS IN HIGH PERFORMANCE WORK ENVIRONMENTS Gensler Los Angeles
  44. 44. TRENDS IN HIGH PERFORMANCE WORK ENVIRONMENTS5. Health & Wellness / Sustainability 4 KEY ELEMENTS Natural Lighting Air Quality Acoustics Temperature and Find the most comfortable balance between daylighting and interior Compounds such as adhesives, carpeting, upholstery, manufactured Improved acoustic performance decreases errors, increases employee Comfort lighting to maximize tenant comfort wood, and cleaning agents contribute motivation and satisfaction, and allows Personal control over air temperature and minimize SBS caused by poor to indoor air pollution. for increased productivity. and velocity increases human comfort. lighting.
  45. 45. HOW MUST BUILDINGSBE DESIGNED TOADDRESS THESE RADICALWORKPLACE CHANGES?
  46. 46. HIGH PERFORMANCE OFFICE BUILDING TYPESNEW PARADIGM IN OFFICE BUILDING PLANNING PRE GREAT RECESSION POST GREAT RECESSIONFloor Plates 20-25k 40-60kSF/Person 250-350 SF/person 175-250 SF/person 2-3 story opening interconnecting Pancake Office Plates stairs 90% chance of 10% chance of running into running into someone someone (serendipitous interaction)Amenities Dispersed Density of amenities - urban (walkable)Ceiling Heights 8’ - 9’ typical 9’ - 12’ typical Same height throughout space Varying heights based on use Networking district orLocation CBD/suburban “neighborhoods”
  47. 47. HIGH PERFORMANCE OFFICE BUILDING TYPES1. Drivers of Change RENEWABLE ENERGY SYSTEMS INTEGRATIONNew Paradigm / New Approach DAYLIGHT BUILDING ENVELOPE GENERATIONS ent WORK MODES ENVIRONMENTAL nm o MAPPING envir wo HIGH PERFORMANCE MOBILITY rk CARBON OFFICE FOOTPRINT BUILDING on ec omics WELL-BEING DEVELOPMENT IDENTITY SYSTEM PRODUCTIVITY / THRESHOLDS EFFECTIVENESS PASSIVE SUSTAINABLE AMENITIES FLEXIBLE FLOOR CONSTRUCTION DESIGN STRATEGIES PLATES COSTS
  48. 48. 1 ADAPTIVE REUSE 888 BRANNANBEFORE
  49. 49. HIGH PERFORMANCE OFFICE BUILDING TYPES1 ADAPTIVE REUSE 888 BRANNAN BEFORE
  50. 50. HIGH PERFORMANCE OFFICE BUILDING TYPES1 ADAPTIVE REUSE 888 BRANNAN BEFORE
  51. 51. 2 SPECULATIVE OFFICE BUILDING 2000 AVENUE OF THE STARS
  52. 52. HIGH PERFORMANCE OFFICE BUILDING TYPES2 SPECULATIVE OFFICE BUILDING 2000 AVENUE OF THE STARS 25,000 SF 25,000 SF 60,000 SF
  53. 53. HIGH PERFORMANCE OFFICE BUILDING TYPES2 SPECULATIVE OFFICE BUILDING 2000 AVENUE OF THE STARS • 720,000 square feet of class A office space • 45,000 square feet of restaurant and amenity retail • 10,000-square-foot cultural program • four acres of redesigned open park space • Six-level subterranean parking garage
  54. 54. HIGH PERFORMANCE OFFICE BUILDING TYPES CHANGING DEMANDS ON FLOORPLATE DESIGN Investment Drivers BUILDING Office space Shared space CONFIGURATIONS Office space Shared space Core Core Efficient isn’t good Closed Plan/Offices on the Outside enough any more. COPY Clng. Mtd. Projector Screen CAFE WELLNESS STOR FILE MAIL FURN STOR RECEPTION ELEV LOBBY SERVICE EFFICIENCY IT STOR IT WKRM IT SERVER COPY COPY Open Plan/Offices on the InsideCOPY FLEXIBILITY Clng. Mtd. Projector Screen CAFE WELLNESS EFFECTIVENESS STOR FILE MAIL FURN STOR RECEPTION Side Core ELEV LOBBY SERVICE
  55. 55. HIGH PERFORMANCE OFFICE BUILDING TYPES knowknow market your your marketknowknow market KNOW YOUR MARKET Lease Depth Analysis your your market lease depth analysis depth analysis lease lease lease depth analysis depth analysis Investment Drivers System Considerations FINANCIAL SERVICES FINANCIAL SERVICES SERVICES TECHNOLOGY & FINANCIAL SERVICES FINANCIAL TECHNOLOGY & TECHNOLOGY & TECHNOLOGY & INSURANCE & INSURANCE & INSURANCE & INSURANCE & LAW & ENERGY& ENERGY & ENERGY& ENERGY LAW LAW & HEADQUARTERS CONSULTING FIRMS CONSULTING FIRMS LAW & HEADQUARTERS & HEADQUARTERSCONSULTING FIRMS CONSULTING FIRMS & HEADQUARTERS TELECOMMUNICATIONS TELECOMMUNICATIONS TELECOMMUNICATIONS TELECOMMUNICATIONS Private/Closed Office Private/Closed Office Private/Closed Office Private/Closed Office Open Office Open Office Open Office Open Office 64’ - 0” 54’ - 6” - 0” 64’ - 0” 64’ - 0” 64’ 45’ - 0”6” 54’ - 6” 54’ - 6” 30’ - 0”45’ - 0” 45’ - 0” 45’ - 0” 54’ - 30’ - 0” 30’ - 0” 30’ - 0” Private Office Perimeter Office Private Office Private OfficePrivate Perimeter Office Perimeter Office Perimeter Office Interior Office Interior Office Interior Office Interior Office Open Office Open Office Open Office Open Office
  56. 56. 3 LOW RISE MULTI-TENANT 2221 ROSECRANS CB RICHARD ELLISBEFORE
  57. 57. HIGH PERFORMANCE OFFICE BUILDING TYPES3 LOW RISE MULTI-TENANT 2221 ROSECRANS CB RICHARD ELLIS
  58. 58. distr 4’-1" HIGH PERFORMANCE OFFICE BUILDING TYPES build a well designed daylit building is 7’-6" AFFL estimated to reduce lighting energyInvestment Drivers s 12’- 6" use by 50% to 80%. 2-0" 6" 5’- 0" w 9’- 0" Visio 2-0"LIGHT PENETRATION & finished ceiling to in 13-6"SIGHT LINES 4-6" 9-0" 9-0" window 2’- 6" 54" 48" the gap, inc. San Bruno, CA 42"Daylighting & Site Line Analysis partition Steel frame Daylight = Window Area (sf ) x Window x Visible Light Transmittence of Glass Used x Factor Floor Area (sf) Geometry Minimum Visible Light Transmittence s Water s Edge Above 7 - 6 Below 7 - 6 (window width = 31’- 4") (4 - )(31 - 4 ) 1 0.76 (5 - 0 )(31 - 4 ) 0.9% = x 0.1 x x 1.4 1.1% = x 0.1 (61 - )(31 -4 ) 1 0.7 w (61 -1 )(31 - 4 ) reflected light 9-0" window 13-6" 11-6" 7-0" 54" 48" 42" partition Zone 61’-1" Dayl Concrete frame (1 LE 12" 12" under floor air Water’s edge Playa Vista, CA investment grade architecture CO
  59. 59. 4 VERTICAL CITY SHANGHAI TOWER Designed to achieve a LEED® rating and China Three-Star Certification
  60. 60. 4 VERTICAL CITY SHANGHAI TOWERTHE 2ND TALLESTBUILDING IN THEWORLDSUPERHIGHRISEDISTRICT THE CHRYSLER BUILDING: 318M SHANGHAI TOWER: 632M
  61. 61. HIGH PERFORMANCE OFFICE BUILDING TYPES4 VERTICAL CITY SHANGHAI TOWER A NEW GLOBAL BENCHMARKSUSTAINABLE IN BUILDINGGOALS 1 BIOCLIMATIC DESIGN: AN INTELLIGENT SKIN 2 INTEGRATED WATER AND WASTE MANAGEMENT 3 ULTRA LOW ENERGY & LOW CARBON 4 SUSTAINABLE MATERIALS 5 INTEGRATED LANDSCAPE AND ECOLOGY FOR IAQ
  62. 62. HIGH PERFORMANCE OFFICE BUILDING TYPES 632 m4 VERTICAL CITY SHANGHAI TOWER Shanghai Tower’s footprint was reduced to make more room for green spaces, 318 m pedestrian paths, and entryways to the tower, creating a public space for respite and social interaction. Shanghai Tower, at 632 meters, is a 121-story “vertical city” comprising office space as well as dining, shopping, hospitality, and entertainment destinations. The Chrysler Building is shown for scale.
  63. 63. HIGH PERFORMANCE OFFICE BUILDING TYPES4 VERTICAL CITY SHANGHAI TOWER Zone 9 Observation/Cultural Zone 8 Hotel/Boutique office Shanghai Tower is a city within a city comprising nine vertical Zone 7 Hotel zones, each 12 to 15 stories high. Each zone is encircled by public space within the double-skin façade. Zone 6 Office Zone 5 Office Zone 4 Office Zone 3 Observation level Offices Sky lobbies Retail podium Ground-floor lobbies Office Zone 2 Office Zone 1 Retail
  64. 64. HIGH PERFORMANCE OFFICE BUILDING TYPES4 VERTICAL CITY SHANGHAI TOWER energy Shanghai Tower’s sustainable strategies will reduce the building’s carbon footprint by: 34 000 heat ice natural gas Daylighting Sun-shading Building controls Cogeneration system metric tons per yr Shanghai 800 km Regional materials Building envelope Landscaping Wind turbines
  65. 65. HIGH PERFORMANCE OFFICE BUILDING TYPES4 54,000 VERTICAL CITY SHANGHAI TOWER kWh/year Power Production WIND (Renewable Energy) TURBINES Wind turbines at the top of the building will power the lighting for the building. 45Turbines 15 Turbines x 3 Turbines High 4 m/s Wind speed at 580m height
  66. 66. HIGH PERFORMANCE OFFICE BUILDING TYPES4 VERTICAL CITY SHANGHAI TOWER INTELLIGENT SKIN Double skin acts as an insulating blanket, keeping the sun’s heat out in the summer and the building’s heat in the Winter, at the same time letting the maximum amount of light in to reduce the need for artificial lighting in the day. Wall Type: A B
  67. 67. HIGH PERFORMANCE OFFICE BUILDING TYPES4 VERTICAL CITY SHANGHAI TOWER
  68. 68. HIGH PERFORMANCE OFFICE BUILDING TYPES4 VERTICAL CITY SHANGHAI TOWER
  69. 69. HIGH PERFORMANCE OFFICE BUILDING TYPES4 VERTICAL CITY SHANGHAI TOWER
  70. 70. HIGH PERFORMANCE OFFICE BUILDING TYPES4 VERTICAL CITY SHANGHAI TOWER
  71. 71. HIGH PERFORMANCE OFFICE BUILDING TYPES4 VERTICAL CITY SHANGHAI TOWER
  72. 72. HIGH PERFORMANCE OFFICE BUILDING TYPES4 VERTICAL CITY SHANGHAI TOWER“This tower is symbolic of a nation whosefuture is filled with limitless opportunitiesthru Sustainability.”Mr. Qingwei Kong, President of the Shanghai Tower Construction & Development Co., Ltd.
  73. 73. RETHINKING THE OFFICEAndy Cohen, FAIACEO
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