Gervais Tompkin, Gensler, at Opportunity Green 2009
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Transcript of Gervais Tompkin, Gensler, at Opportunity Green 2009
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TheOpen Source…
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TheOpen Source City
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TheOpen SourceLifestyle
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TheOpen SourceWorkstyle
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TheOpen SourceOffice Space
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TheOpen SourceBuilding
Use
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TheOpen SourcePro forma
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TheOpen Source City
by Gervais Tompkin
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A New Opportunity
Floundering Cities
3X CO2/HC
Vibrant Cities
1X CO2/HC
Source: Gensler Research
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A Multi-Generational Mix
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Varied Design Heritages
Veterans1930-1945
Gen-X1965-1980
BabyBoomers1946-1964
Millennials1981-1997
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Changing Demographic Profile
Source: Bureau of Labor Statistics
1950 2000 2050
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Changing Demographic Profile
Source: Bureau of Labor Statistics
1950 2000 2050
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Labor Shortfall and Talent War
Source: Bureau of Labor Statistics
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Labor Shortfall and Talent War
Source: Bureau of Labor Statistics
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Millennials
Source: Monitor Group
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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
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WPI
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WPI
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WPI
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WPI
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WPI
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WPI: Typology of Modern Work
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WPI: Typology of Modern Work
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WPI: Typology of Modern Work
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Work Activity Observations
Walking ROUTES through the space every 30 min, gathering use DATA with hand held devices
18 Companies7 Industries420,000 Observations
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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
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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
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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
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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
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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
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Mobility: Open Sourcing the Office
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Mobility: Open Sourcing the Office
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Mobility: Open Sourcing the Office
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Mobility: Open Sourcing the Office
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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
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HP Case Study
49% Energy Reduction
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HP Case Study
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HP Case Study
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HP Case Study
17,633Number of employees expected to be newly mobile within 2 years
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Intuit Case Study
75%The probability that at least one meeting participant is virtual(even in meetings of 3)
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Sun Microsystems Case Study
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Mobility Cuts Carbon Emissions
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Mobility Reduces CO2/HC
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Mobility Reduces Cost
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SF Development Case Study
60 Individuals
45 Organizations
20 Weeks
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SF Development Case Study
Credit: Shannon Loew
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WPI: Typology of Modern Work
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SF Development Case Study
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SF Development Case Study
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SF Development Case Study
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SF Development Case Study
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The Open Source City…:lifestyle shift
Image Source: http://upload.wikimedia.org/wikipedia/commons/2/2d/SanFran_downtown_panorama.jpg
working ‘9-5’
Veterans
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: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…
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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…
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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…
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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…
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: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…
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: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…
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: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…
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: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…
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: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…
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: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…
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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
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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
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Thank You