gervais tompkin, gensler, at opportunity green 2009
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Gervais Tompkin, Gensler, at Opportunity Green 2009TRANSCRIPT
TheOpen Source…
TheOpen Source City
TheOpen SourceLifestyle
TheOpen SourceWorkstyle
TheOpen SourceOffice Space
TheOpen SourceBuilding
Use
TheOpen SourcePro forma
TheOpen Source City
by Gervais Tompkin
A New Opportunity
Floundering Cities
3X CO2/HC
Vibrant Cities
1X CO2/HC
Source: Gensler Research
A Multi-Generational Mix
Varied Design Heritages
Veterans1930-1945
Gen-X1965-1980
BabyBoomers1946-1964
Millennials1981-1997
Changing Demographic Profile
Source: Bureau of Labor Statistics
1950 2000 2050
Changing Demographic Profile
Source: Bureau of Labor Statistics
1950 2000 2050
Labor Shortfall and Talent War
Source: Bureau of Labor Statistics
Labor Shortfall and Talent War
Source: Bureau of Labor Statistics
Millennials
Source: Monitor Group
Our Data
How people think they use their space:
WPI Survey 50 Companies 10 Industries 26,000 Respondents
How people actually use their space:
Work Activity Observations 18 Companies 7 Industries 420,000 Observation Data
Points
Source: Gensler Research
WPI
WPI
WPI
WPI
WPI
WPI: Typology of Modern Work
WPI: Typology of Modern Work
WPI: Typology of Modern Work
Work Activity Observations
Walking ROUTES through the space every 30 min, gathering use DATA with hand held devices
18 Companies7 Industries420,000 Observations
Reading an Observation Chart
9:00 10:00 11:00 12:00 13:00 14:00 15:00 16:000%
10%
20%
30%
40%
50%
60%
70%
80%
90%
100%
Average Daily Activity & Utilization
Unoccupied
Temporarily UnoccupiedEatingComputer
Phone
Writing
Informal Collaboration
Formal Meeting
% o
f O
bse
rvati
ons
Time
Average Space Utilization
Observations: Private Offices
9:00 10:00 11:00 12:00 13:00 14:00 15:00 16:000%
10%20%30%40%50%60%70%80%90%
100%
Technology
9:00 10:00 11:00 12:00 13:00 14:00 15:00 16:000%
10%20%30%40%50%60%70%80%90%
100%
Products
9:00 10:00 11:00 12:00 13:00 14:00 15:00 16:000%
10%20%30%40%50%60%70%80%90%
100%
Financial
38% Use
42% Use
41% Use
Unoccupied
Temporarily Unoccupied
Eating
Computer
Phone
Writing
Informal Collaboration
Formal Meeting
9:00 10:00 11:00 12:00 13:00 14:00 15:00 16:000%
10%20%30%40%50%60%70%80%90%
100%
Technology
9:00 10:00 11:00 12:00 13:00 14:00 15:00 16:000%
10%20%30%40%50%60%70%80%90%
100%
Products
9:00 10:00 11:00 12:00 13:00 14:00 15:00 16:000%
10%20%30%40%50%60%70%80%90%
100%
Financial
Observations: Workstations
60% Use 39%
Use
46% Use
Unoccupied
Temporarily Unoccupied
Eating
Computer
Phone
Writing
Informal Collaboration
Formal Meeting
9:00 10:00 11:00 12:00 13:00 14:00 15:00 16:000%
10%20%30%40%50%60%70%80%90%
100%
Technology
9:00 10:00 11:00 12:00 13:00 14:00 15:00 16:000%
10%20%30%40%50%60%70%80%90%
100%
Products
9:00 10:00 11:00 12:00 13:00 14:00 15:00 16:000%
10%20%30%40%50%60%70%80%90%
100%
Financial
Observations: Conference Rooms
36% Use 19%
Use
34% Use
Unoccupied
Temporarily Unoccupied
Eating
Computer
Phone
Writing
Informal Collaboration
Formal Meeting
9:00 10:00 11:00 12:00 13:00 14:00 15:00 16:000%
10%20%30%40%50%60%70%80%90%
100%
Technology
9:00 10:00 11:00 12:00 13:00 14:00 15:00 16:000%
10%20%30%40%50%60%70%80%90%
100%
Products
9:00 10:00 11:00 12:00 13:00 14:00 15:00 16:000%
10%20%30%40%50%60%70%80%90%
100%
Financial
Observations: All Spaces
39% Use
35% Use
43% Use
Unoccupied
Temporarily Unoccupied
Eating
Computer
Phone
Writing
Informal Collaboration
Formal Meeting
Mobility: Open Sourcing the Office
Mobility: Open Sourcing the Office
Mobility: Open Sourcing the Office
Mobility: Open Sourcing the Office
HP Case Study
Previous Thames ValleyTotal Net Usable Area - 451,304 sft
$8,900 per person
Total headcount = 2,845*
Consolidated Bracknell
Total Net Usable Area - 165,673 sf
$5,400 per person
Total headcount = 2,686*
63% Area Reduction
HP Case Study
49% Energy Reduction
HP Case Study
HP Case Study
HP Case Study
17,633Number of employees expected to be newly mobile within 2 years
Intuit Case Study
75%The probability that at least one meeting participant is virtual(even in meetings of 3)
Sun Microsystems Case Study
Mobility Cuts Carbon Emissions
Mobility Reduces CO2/HC
Mobility Reduces Cost
SF Development Case Study
60 Individuals
45 Organizations
20 Weeks
SF Development Case Study
Credit: Shannon Loew
WPI: Typology of Modern Work
SF Development Case Study
SF Development Case Study
SF Development Case Study
SF Development Case Study
The Open Source City…:lifestyle shift
Image Source: http://upload.wikimedia.org/wikipedia/commons/2/2d/SanFran_downtown_panorama.jpg
working ‘9-5’
Veterans
:lifestyle shift
working ‘9-5’
Veterans
working ‘24/7’ Boomers, Gen X and Millennials
>>
Image Source: http://upload.wikimedia.org/wikipedia/commons/2/2d/SanFran_downtown_panorama.jpg
The Open Source City…
Image Source: http://upload.wikimedia.org/wikipedia/commons/2/2d/SanFran_downtown_panorama.jpg
:work style shift
24% identify the office
as a productive place to workOffice as Primary Workplace
The Open Source City…
Image Source: http://upload.wikimedia.org/wikipedia/commons/2/2d/SanFran_downtown_panorama.jpg
:work style shift
62% identify ‘away from the office’ as a productive place to work
>>
Office as Secondary Workplace
24% identify the office
as a productive place to work
The Open Source City…
38%average office
space utilization with 1:1 seating
Image Source: http://upload.wikimedia.org/wikipedia/commons/2/2d/SanFran_downtown_panorama.jpg
Status Quo: 230 SF per Person, assigned seating
:office space shiftThe Open Source City…
:office space shift38%
average office space utilization with 1:1 seating
80% average office space utilization with mobility & densification
>>
Image Source: http://upload.wikimedia.org/wikipedia/commons/2/2d/SanFran_downtown_panorama.jpg
Mobility: 75 SF per person, shared seating
The Open Source City…
:foot traffic shift
3 ½ hoursdowntown foot traffic limited to lunchtime
peak
Image Source: http://upload.wikimedia.org/wikipedia/commons/2/2d/SanFran_downtown_panorama.jpg
Lunchtime Foot Traffic
The Open Source City…
:foot traffic shift
3 ½ hoursdowntown foot traffic limited to lunchtime
peak
6 hoursgreater office density & flex work schedules increase foot traffic
>>
Image Source: http://upload.wikimedia.org/wikipedia/commons/2/2d/SanFran_downtown_panorama.jpg
Extended Hours Foot Traffic
The Open Source City…
:pro forma shift25,000 s.f.
average office building floor plate
Image Source: http://upload.wikimedia.org/wikipedia/commons/2/2d/SanFran_downtown_panorama.jpg
Single-Tenant, Multi-Floor Head Quarters Model
The Open Source City…
:pro forma shift
Image Source: http://upload.wikimedia.org/wikipedia/commons/2/2d/SanFran_downtown_panorama.jpg
Multi-Tenant Floor, Business Cluster Model
<10,000 s.f.67% of new leases in 2008
>>
25,000 s.f.average office
building floor plate
The Open Source City…
:GDP/Carbon shift110 metric
tonscarbon emissions
per employee : on-site & status quo
Image Source: http://upload.wikimedia.org/wikipedia/commons/2/2d/SanFran_downtown_panorama.jpg
Higher Commute Energy Per HCLower Operations Energy per SF
The Open Source City…
110 metric tons/yr
carbon emissions per employee : on-
site & status quo
30 metric tons/yrcarbon emissions per employee : mobile & sustainable
>>
Image Source: http://upload.wikimedia.org/wikipedia/commons/2/2d/SanFran_downtown_panorama.jpg
Lower Commute Energy Per HCHigher Operations Energy per SF
The Open Source City…:GDP/Carbon shift
Implications
Increase Collaboration Discipline
Socialize Virtual Distance
Seed Social Computation
Design for Network and Cluster
Set your People Free
Reduce RE Op Ex & do less at higher quality
Manage CO2/HC
Mixed use as the new amenity
Cultivate Clusters as the HQ Replacement
Human & Environmental Performance
The Central Social District
Total Operating Carbon/HC
Changing Taxation Models
Individuals
Companies
Building Owners
Policy Makers
Thank You