gervais tompkin, gensler, at opportunity green 2009

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

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: 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


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


Eating

Computer

Phone

Writing


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


Eating

Computer

Phone

Writing


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


Eating

Computer

Phone

Writing


Formal Meeting

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

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


Credit: Shannon Loew

WPI: Typology of Modern Work

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

>>


The Open Source City…


:work style shift

24% identify the office

as a productive place to workOffice as Primary Workplace



: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


38%average office

space utilization with 1:1 seating


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

>>


Mobility: 75 SF per person, shared seating


:foot traffic shift

3 ½ hoursdowntown foot traffic limited to lunchtime

peak


Lunchtime Foot Traffic


:foot traffic shift

3 ½ hoursdowntown foot traffic limited to lunchtime

peak

6 hoursgreater office density & flex work schedules increase foot traffic

>>


Extended Hours Foot Traffic


:pro forma shift25,000 s.f.

average office building floor plate


Single-Tenant, Multi-Floor Head Quarters Model


:pro forma shift


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


:GDP/Carbon shift110 metric

tonscarbon emissions

per employee : on-site & status quo


Higher Commute Energy Per HCLower Operations Energy per SF


110 metric tons/yr

carbon emissions per employee : on-

site & status quo

30 metric tons/yrcarbon emissions per employee : mobile & sustainable

>>


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

gervais tompkin, gensler, at opportunity green 2009

Business

hp case study

open sourcing

modern work

talent war

productive

image source

site amp

mobility