andy cohen, rethinking office

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RETHINKING THE OFFICE Andy Cohen, FAIA CEO

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Andy cohen, Rethinking Office

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Page 1: Andy cohen, Rethinking Office

RETHINKING THE OFFICE

Andy Cohen, FAIA CEO

Page 2: Andy cohen, Rethinking Office

THERE’S A REVOLUTION IN WORKPLACE DESIGN

Page 3: Andy cohen, Rethinking Office

? WHAT IS DRIVING THE RADICAL CHANGE IN WORKPLACE DESIGN?

Page 4: Andy cohen, Rethinking Office

innovation

global gateways

supportLEARNING

ENGAGEMENT

MOBILITY

the 24 hour office

bridge distance

knowledge worker

TECHNOLOGY

diversitysocializing

GENERATIONAL DIVERSITY

PRODUCTIVITY/ OFFICE DENSIFICATION

brand

brand equity

recruitment and retention

emerging economies

distance

GLOBALIZATION

human capital

collaboration

competitiveness

g r o w t h

safety, security, privacy

business performancetalent war

RESPONSIBILITY

commitment

CHOICES

SUSTAINABILITYCITIES

the environment

aging building stock

f o c u s

SOCIAL RESPONSIBILITY

HEALTH & WELLNESS

Page 5: Andy cohen, Rethinking Office

? HOW MUST THE WORKPLACE EVOLVE

Page 6: Andy cohen, Rethinking Office

THE WORKPLACE IS NOT JUST AN AESTHETIC ANYMORE.

IT IS A HIGH PERFORMANCE WORK ENVIRONMENT.

Page 7: Andy cohen, Rethinking Office

RESEARCH BASED DESIGN

COMBININGQUALITATIVE + QUANTITATIVE RESEARCH

Looking at complex issues in multiple ways is a powerful way to identify, test, and validate new areas of opportunity

WPIWEB SURVEY

QUANTITATIVERESEARCH

QUALITATIVE RESEARCH SYNTHESIS

DELIVERY

VISION WORKSHOP

LEADERSHIP & EMPLOYEE INTERVIEWS

OBSERVA-TIONS

CAMERA JOURNALING

FOCUS GROUPS

DESIGN WORKSHOPS

GLOBAL STANDA-RADS PORTAL

ACTIVITY ANALYSIS

BENCHMARK-ING

EMPLOYEE MAPPING

COMPRESSION CALCULATOR

SCENARIO PLANNING

4-1-WHERE SEE SUITE

WPI

?!

Page 8: Andy cohen, Rethinking Office

RESEARCH BASED DESIGN

Productive CapitalWork involving concentration and attention to a particular task or project.

Innovative Capital Working with another person or group to achieve a goal.

Intellectual Capital Working to acquire new knowledge of a subject or skill through education or experience.

Social CapitalWork interactions that create common bonds and values, collective identity, collegiality and productive relationships.

FOCUS COLLABORATE LEARN SOCIALIZE

FOUR 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 or even across a campus. Key spaces are designed to specifically support the needs for a particular mode of work.

Page 9: Andy cohen, Rethinking Office

RESEARCH BASED DESIGN

Top Performing CompaniesAverage Companies

41%

50%FOCUS

43%

21%

COLLABORATE36%

20%LEARN

SOCIALIZE7%

20%

TOP PERFORMING COMPANIES VS. AVERAGE COMPANIES AS MEASURED BY THE FOUR WORK MODES

Page 10: Andy cohen, Rethinking Office

RESEARCH BASED DESIGN

Unassigned semi-private rooms used for concentrated work, quiet areas, and one-on-one discussions. Locate where accessible for use, but minimize distractions and interruptions.

focus rooms

FOUR WORK MODES | 1. Focus

NVIDIA

Page 11: Andy cohen, Rethinking Office

RESEARCH BASED DESIGN

FOUR WORK MODES | 1. Focus

Amgen Hyundai

Page 12: Andy cohen, Rethinking Office

RESEARCH BASED DESIGN

Formal 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

FOUR WORK MODES | 2. Collaborate

Page 13: Andy cohen, Rethinking Office

RESEARCH BASED DESIGN

FOUR WORK MODES | 2. Collaborate

Venables Bell BBH

Page 14: Andy cohen, Rethinking Office

RESEARCH BASED DESIGN

Flexible spaces for training, concept development, problem solving, discovery, teaching, integrating, and applying knowledge.

large meeting room/training room

active corridors

FOUR WORK MODES | 3. Learn

Barkley

Dimensional Fund Advisors

Page 15: Andy cohen, Rethinking Office

RESEARCH BASED DESIGN

FOUR WORK MODES | 3. Learn TM Advertising Belkin

Page 16: Andy cohen, Rethinking Office

RESEARCH BASED DESIGN

Relaxed environments for building collegial and productive relationships through talking, laughing, networking, celebrating, and mentoring.

copy/pantry

impromptu meetings

FOUR WORK MODES | 4. Socialize

HP Customer Contact Center

Page 17: Andy cohen, Rethinking Office

RESEARCH BASED DESIGN

FOUR WORK MODES | 4. Socialize

Razorfish Hulu

Page 18: Andy cohen, Rethinking Office

? WHAT ARE THE TRENDS IN HIGH PERFORMANCE WORK ENVIRONMENTS?

Page 19: Andy cohen, Rethinking Office

TRENDS IN HIGH PERFORMANCE WORK ENVIRONMENTS1. Productivity / Office Densification 2. Mobility / Technology3. Generational Diversity4. Globalization5. Health & Wellness / Sustainability

Peer Music

Page 20: Andy cohen, Rethinking Office

PRODUCTIVITY / OFFICE DENSIFICATION

United Business Media

1

Page 21: Andy cohen, Rethinking Office

1. Productivity / Office Densification100%

90%

80%

70%

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

OFFICES & WORKSTATIONS

GO UNOCCUPIED

50%OF THE TIME

TRENDS IN HIGH PERFORMANCE WORK ENVIRONMENTS

Page 22: Andy cohen, Rethinking Office

TRENDS IN HIGH PERFORMANCE WORK ENVIRONMENTS

Carrying unused space is not only costly, but wasteful.1. Productivity / Office Densification

Stay & Pay

1 2

3 4

5 6

Relocate

Compress & Dispose

Compress & Save

Compress & Sublet

Enhance Environment

REAL ESTATE STRATEGIES IN TODAY’S MARKET

Page 23: Andy cohen, Rethinking Office

TRENDS IN HIGH PERFORMANCE WORK ENVIRONMENTS

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TELECOMMUNICATIONS

HEADQUARTERS HIGH TECHNOLOGY

CONSULTINGENERGYINSURANCE

40 million square feet for clients such as: Apple, Microsoft, HP, Cisco, Symantec, NetApp, Google

12 million square feet for clients such as: Deloitte, Ernst & Young, Accenture, Grant Thornton

25 million square feet for clients such as: Anadarko, Devon, Duke Energy, BP, Shell

15 million square feet for clients such as: American General, Met Life, Prudential

60 million square feet for clients such as: Bank of America, CitiCorp, Wells Fargo Bank

20 million square feet for clients such as: Latham & Watkins, Gibson Dunn, Weil, Gotshal & Manges

15 million square feet for clients such as: AT&T, Sprint, Verizon

100 million square feet for clients such as: AT&T, Union Paci�c, Oracle, Belkin, Hyundai, Limited Brands

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Industry Trends: Space Use Analysis

1. Productivity / Office Densification

Page 24: Andy cohen, Rethinking Office

TRENDS IN HIGH PERFORMANCE WORK ENVIRONMENTS

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FINANCIAL LAW

TELECOMMUNICATIONS

HEADQUARTERS HIGH TECHNOLOGY

CONSULTINGENERGYINSURANCE

40 million square feet for clients such as: Apple, Microsoft, HP, Cisco, Symantec, NetApp, Google

12 million square feet for clients such as: Deloitte, Ernst & Young, Accenture, Grant Thornton

25 million square feet for clients such as: Anadarko, Devon, Duke Energy, BP, Shell

15 million square feet for clients such as: American General, Met Life, Prudential

60 million square feet for clients such as: Bank of America, CitiCorp, Wells Fargo Bank

20 million square feet for clients such as: Latham & Watkins, Gibson Dunn, Weil, Gotshal & Manges

15 million square feet for clients such as: AT&T, Sprint, Verizon

100 million square feet for clients such as: AT&T, Union Paci�c, Oracle, Belkin, Hyundai, Limited Brands

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Industry Trends: Space Use Analysis

1. Productivity / Office Densification

Page 25: Andy cohen, Rethinking Office

TRENDS IN HIGH PERFORMANCE WORK ENVIRONMENTS

1. Productivity / Office Densification

Hewlett Packard

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TELECOMMUNICATIONS

HEADQUARTERS HIGH TECHNOLOGY

CONSULTINGENERGYINSURANCE

40 million square feet for clients such as: Apple, Microsoft, HP, Cisco, Symantec, NetApp, Google

12 million square feet for clients such as: Deloitte, Ernst & Young, Accenture, Grant Thornton

25 million square feet for clients such as: Anadarko, Devon, Duke Energy, BP, Shell

15 million square feet for clients such as: American General, Met Life, Prudential

60 million square feet for clients such as: Bank of America, CitiCorp, Wells Fargo Bank

20 million square feet for clients such as: Latham & Watkins, Gibson Dunn, Weil, Gotshal & Manges

15 million square feet for clients such as: AT&T, Sprint, Verizon

100 million square feet for clients such as: AT&T, Union Paci�c, Oracle, Belkin, Hyundai, Limited Brands

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Page 26: Andy cohen, Rethinking Office

Glumac

MOBILITY /TECHNOLOGY2

Page 27: Andy cohen, Rethinking Office

TRENDS IN HIGH PERFORMANCE WORK ENVIRONMENTS

TOP TEN TRENDS IN TECHNOLOGY

Courtesy of Joe Weinman, VP Strategy & Business, AT&T Business Solutions

1 GLOBALIZATIONB.R.I.C.K.(Brazil, Russia, India, Indonesia, China, Korea)India has 1.2 billion potential internet users

2 SOCIALNETWORKINGUsing mobile devices

3 CONNECTED WORLDAnywhere, anytime, any device

4 MOBILEYour mobile device is more important than your wallet

5 DIGITAL - SATURATIONSweden has 90% internet penetration

6 VIDEO

Moving to Quad-HD to Ultra HD in 5 years

7 DATA DELUGEInformation explosion

8 CLOUD COMPUTINGRemote servers platform that enables mobile computing

9 APPSMobile phones becoming used more for applications than talking

10 EXPERIENCEIt’s all about the customer’s experience

2. Mobility / Technology

Page 28: Andy cohen, Rethinking Office

TRENDS IN HIGH PERFORMANCE WORK ENVIRONMENTS

WPI: 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

2. Mobility / Technology

FOCUS

FOCUS

LEARN

SOCIALIZE

SOCIALIZE

FOCUS

COLLABORATE

Page 29: Andy cohen, Rethinking Office

TRENDS IN HIGH PERFORMANCE WORK ENVIRONMENTS

MOBILITY: WHAT IS IT?

Mobile employees have adopted work rules that allow them to choose where to do their work WITHOUT A 1 to 1 SEATING RATIO.

2. Mobility / Technology

Page 30: Andy cohen, Rethinking Office

TRENDS IN HIGH PERFORMANCE WORK ENVIRONMENTS

91%of employees do some work outside of the office-Nemertes Research, 2007

83%of organizations now workcollaboratively across different locations-Nemertes Research, 2007

9%the US rate of compounded growth of the US mobile and remote workforce-Internet Home Alliance, 2008

69%of the American workforce if given the option, would chose to work remotely-Internet Home Alliance, 2008

2. Mobility / Technology

Page 31: Andy cohen, Rethinking Office

TRENDS IN HIGH PERFORMANCE WORK ENVIRONMENTS

2. Mobility / Technology

FREE ADDRESS WORKSTATIONS

DEDICATEDWORKSTATIONSVS.

Unassigned workspaces, sometimes called “free address” or “nonterritorial offices”

Many companies are adopting this approch, replacing cubicles with communcal tables or unassigned desks.

Satcon Technology Free Address Stations Deloitte Free Address Offices

Page 32: Andy cohen, Rethinking Office

TRENDS IN HIGH PERFORMANCE WORK ENVIRONMENTS

Real Estate requirements are shrinking due to mobility

2004

More mobility equals less office space.

2009

-20%Reduction

It is likely that in 10 years many organizations could need half the real estate they currently occupy.

2. Mobility / Technology

2022

Page 33: Andy cohen, Rethinking Office

WPP Group

GENERATIONALDIVERSITY3

Page 34: Andy cohen, Rethinking Office

TRENDS IN HIGH PERFORMANCE WORK ENVIRONMENTS

Statistically holding the highest education levels when looking at age group.

3. Generational Diversity

statistically holding the highest education levels when looking at age group

42% go to Boomers for mentoring

89% say that having flexible work options is important

48% say working in teams is a top motivator

87% say that having flexible work options is important

boomers Generation-X miLLenniaLs

— HARvARd BUsINEss REvIEW & THE Us CENsUs BUREAU

ProGressiVe WorKPLaCe

KEY DRIVERs: GENERatIONs

statistically holding the highest education levels when looking at age group

42% go to Boomers for mentoring

89% say that having flexible work options is important

48% say working in teams is a top motivator

87% say that having flexible work options is important

boomers Generation-X miLLenniaLs

— HARvARd BUsINEss REvIEW & THE Us CENsUs BUREAU

ProGressiVe WorKPLaCe

KEY DRIVERs: GENERatIONs

statistically holding the highest education levels when looking at age group

42% go to Boomers for mentoring

89% say that having flexible work options is important

48% say working in teams is a top motivator

87% say that having flexible work options is important

boomers Generation-X miLLenniaLs

— HARvARd BUsINEss REvIEW & THE Us CENsUs BUREAU

ProGressiVe WorKPLaCe

KEY DRIVERs: GENERatIONs

87% say that having flexible work options is important.

— HARVARD BUSINESS REVIEW & THE US CENNSUS BEAUREAU

BOOMERS1946 - 1964Ages 64-46

GENERATION X1965 - 1980Ages 45 - 30

MILLENNIAL 1981 - 2008Ages 29 - 2

•42% go to Boomers for mentoring.• 89% say that having flexible work options is important.•48% say working in team is a top motivator.

Page 35: Andy cohen, Rethinking Office

TRENDS IN HIGH PERFORMANCE WORK ENVIRONMENTS

COB2020 STRAWMAN CHALLENGE 20 STORIES NEW OFFICE BUILDING LOS ANGELES

A Changing Demographic Profile Veterans Born 1920 -1943 (67+ years old)

-59 million-Started in workforce 1940-1960-Greatest Generartion-WWII Generation

DefinitionCutural Influences-Lindbergh-Great DepressionCharacteristics-Loyal, hard working-Stable, relaiable

BoomersBorn 1944-1960 (49-60 years old)Definition-80 million-Started in workforce 1960’s-Me Generation-Vietnam Generation

Cultural Influences-JFK-Women at workCharacteristics-Optimistic-Driven, determined

Definition

Gen XBorn 1961-1979 (31-50 years old)

-46 million-Started in workforce 1980’s-Slacker Generation-Lost Generation

Cultural Influences-Watergate-MadonnaCharacteristics -Entrepreneurial, creative-Technology-adept

Definition

MillenialsBorn 1980-2000 (10-30 years old)

-76 million -Started in workforce 1999-2020-Generation Y (not)-Generation Next

Cultural Influences-September 11th-MP3, DVD, IPHONE, Xbox,

Characteristics -Sociable + sophisticated-Achievers

Definition

Gen @Born 2000 (0-12 years old)

-Not in workforce -Generation Z-Generation Net

Cultural Influences-Pocket Internet-Twitter, Facebook, WWW

Characteristics -Highly connected-Multitaskers

1950 2000 2050

3. Generational Diversity

Page 36: Andy cohen, Rethinking Office

TRENDS IN HIGH PERFORMANCE WORK ENVIRONMENTS

3. Generational Diversity

Each generation has different NEEDS and EXPECTATIONS of the workplace environment

Environments that encourage and support COLLABORATION and SOCIALIZATION are critical to bridge generational differences

Gen Y offers new and TRANSFORMATIONAL APPROACHES for the workplace environment.

WHAT WE KNOW

image placeholder

Virgin Mobile

Page 37: Andy cohen, Rethinking Office

22 Squared

GLOBALIZATION4

Page 38: Andy cohen, Rethinking Office

CHANGE

Solutions of the past won’t work in the context of the changing future.

4. Globalization

TRENDS IN HIGH PERFORMANCE WORK ENVIRONMENTS

GLOBALIZATION HAS CHALLENGED OUR APPROACH TO REAL ESTATE

• Shifting from a single site approach to a portfolio wide approach.

• Regional differences challenge the workplace to accommodate a variety of geographies, cultures and global economies.

Page 39: Andy cohen, Rethinking Office

RGM Advisors

HEALTH & WELLNESS / SUSTAINABILITY5

Page 40: Andy cohen, Rethinking Office

TRENDS IN HIGH PERFORMANCE WORK ENVIRONMENTS

Beyond making a profit, businesses must now act responsibly to be viable.SUSTAINABILITY is no longer an option, but an EXPECTATION.

5. Health & Wellness / Sustainability

Herman Miller

Page 41: Andy cohen, Rethinking Office

TRENDS IN HIGH PERFORMANCE WORK ENVIRONMENTS

Research shows that sustainably designed buildings reduce sick time and increase productivity.

Percentage of employees that felt greater motivation and loyalty for their company

Percentage of higher employee satisfaction in sustainably designed environment

Percentage increase in productivity due to sustainably designed environment

Number of sick days reduced annually due to sustainably designed environment

80% 2-54.8%29%

5. Health & Wellness / Sustainability

Page 42: Andy cohen, Rethinking Office

TRENDS IN HIGH PERFORMANCE WORK ENVIRONMENTS

GENSLER 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

5. Health & Wellness / Sustainability

Gensler Los Angeles

Page 43: Andy cohen, Rethinking Office

TRENDS IN HIGH PERFORMANCE WORK ENVIRONMENTS

Gensler Los Angeles

Page 44: Andy cohen, Rethinking Office

TRENDS IN HIGH PERFORMANCE WORK ENVIRONMENTS

4 KEY ELEMENTS

Natural LightingFind the most comfortable balance between daylighting and interior lighting to maximize tenant comfort and minimize SBS caused by poor lighting.

Acoustics Improved acoustic performance decreases errors, increases employee motivation and satisfaction, and allows for increased productivity.

Air QualityCompounds such as adhesives, carpeting, upholstery, manufactured wood, and cleaning agents contribute to indoor air pollution.

Temperature and ComfortPersonal control over air temperature and velocity increases human comfort.

5. Health & Wellness / Sustainability

Page 45: Andy cohen, Rethinking Office

? HOW MUST BUILDINGS BE DESIGNED TO ADDRESS THESE RADICAL WORKPLACE CHANGES?

Page 46: Andy cohen, Rethinking Office

NEW PARADIGM IN OFFICE BUILDING PLANNING

HIGH PERFORMANCE OFFICE BUILDING TYPES

PRE GREAT RECESSION POST GREAT RECESSIONFloor Plates 20-25k 40-60k

SF/Person 250-350 SF/person 175-250 SF/person

Pancake Office Plates 2-3 story opening interconnecting stairs

10% chance of running into someone

90% chance of running into 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

Location CBD/suburban Networking district or “neighborhoods”

Page 47: Andy cohen, Rethinking Office

HIGH PERFORMANCE OFFICE BUILDING TYPES

New Paradigm / New Approach

1. Drivers of Change

CARBONFOOTPRINT

DEVELOPMENTIDENTITY

BUILDING ENVELOPEDAYLIGHT

WORK MODES

GENERATIONS

AMENITIES

envi

ro

nment

economicsw

ork

HIGH PERFORMANCE

OFFICE BUILDING

CONSTRUCTIONCOSTS

FLEXIBLE FLOOR PLATES

SYSTEM THRESHOLDS

PASSIVE SUSTAINABLE DESIGN STRATEGIES

MOBILITY

SYSTEMS INTEGRATION

WELL-BEING

PRODUCTIVITY /EFFECTIVENESS

ENVIRONMENTALMAPPING

RENEWABLE ENERGY

Page 48: Andy cohen, Rethinking Office

BEFORE

ADAPTIVE REUSE888 BRANNAN1

BEFORE

Page 49: Andy cohen, Rethinking Office

HIGH PERFORMANCE OFFICE BUILDING TYPES

BEFORE

ADAPTIVE REUSE888 BRANNAN1

Page 50: Andy cohen, Rethinking Office

HIGH PERFORMANCE OFFICE BUILDING TYPES

BEFORE

ADAPTIVE REUSE888 BRANNAN1

Page 51: Andy cohen, Rethinking Office

SPECULATIVE OFFICE BUILDING2000 AVENUE OF THE STARS2

Page 52: Andy cohen, Rethinking Office

HIGH PERFORMANCE OFFICE BUILDING TYPES

SPECULATIVE OFFICE BUILDING2000 AVENUE OF THE STARS2

25,000 SF 25,000 SF

60,000 SF

Page 53: Andy cohen, Rethinking Office

HIGH PERFORMANCE OFFICE BUILDING TYPES

• 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

SPECULATIVE OFFICE BUILDING2000 AVENUE OF THE STARS2

Page 54: Andy cohen, Rethinking Office

HIGH PERFORMANCE OFFICE BUILDING TYPES

EFFICIENCY

FLEXIBILITY

EFFECTIVENESS

CHANGING DEMANDS ON FLOORPLATE DESIGN

Efficient isn’t good enough any more.

Shared spaceOffice space

Core

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FURN STOR

IT SERVERIT WKRM

COPYCOPY

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IT STOR

WELLNESS

STOR

RECEPTION

CAFE

MAILFILE

SERVICE ELEV LOBBY

BUILDINGCONFIGURATIONS

Shared spaceOffice space

Core

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FURN STOR

IT SERVERIT WKRM

COPYCOPY

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WELLNESS

STOR

RECEPTION

CAFE

MAILFILE

SERVICE ELEV LOBBY

Investment Drivers

Closed Plan/Offices on the Outside

Open Plan/Offices on the Inside

Side Core

Page 55: Andy cohen, Rethinking Office

HIGH PERFORMANCE OFFICE BUILDING TYPES

System ConsiderationsKNOW YOUR MARKET Lease Depth Analysisknow your market

lease depth analysis

Perimeter Office Open OfficePrivate Office Interior Office

64’ -

0”

54’ -

6”

45’ -

0”

30’ -

0”

Private/Closed Office

Open Office

LAW & ENERGY TECHNOLOGY &

CONSULTING FIRMSFINANCIAL SERVICES

& HEADQUARTERSINSURANCE &

TELECOMMUNICATIONS

know your market

lease depth analysis

Perimeter Office Open OfficePrivate Office Interior Office

64’ -

0”

54’ -

6”

45’ -

0”

30’ -

0”

Private/Closed Office

Open Office

LAW & ENERGY TECHNOLOGY &

CONSULTING FIRMSFINANCIAL SERVICES

& HEADQUARTERSINSURANCE &

TELECOMMUNICATIONS

know your market

lease depth analysis

Perimeter Office Open OfficePrivate Office Interior Office

64’ -

0”

54’ -

6”

45’ -

0”

30’ -

0”

Private/Closed Office

Open Office

LAW & ENERGY TECHNOLOGY &

CONSULTING FIRMSFINANCIAL SERVICES

& HEADQUARTERSINSURANCE &

TELECOMMUNICATIONS

know your market

lease depth analysis

Perimeter Office Open OfficePrivate Office Interior Office

64’ -

0”

54’ -

6”

45’ -

0”

30’ -

0”

Private/Closed Office

Open Office

LAW & ENERGY TECHNOLOGY &

CONSULTING FIRMSFINANCIAL SERVICES

& HEADQUARTERSINSURANCE &

TELECOMMUNICATIONS

Investment Drivers

Page 56: Andy cohen, Rethinking Office

BEFORE

LOW RISE MULTI-TENANT2221 ROSECRANS CB RICHARD ELLIS

3

Page 57: Andy cohen, Rethinking Office

HIGH PERFORMANCE OFFICE BUILDING TYPES

LOW RISE MULTI-TENANT2221 ROSECRANS CB RICHARD ELLIS

3

Page 58: Andy cohen, Rethinking Office

HIGH PERFORMANCE OFFICE BUILDING TYPES

LIGHT PENETRATION & SIGHT LINESDaylighting & Site Line Analysis

w

s

w

s

Steel frame

4'-6"

9'-0"

13'-6

"

2'-0"

2'-0"

6"

9'-0

" win

dow

Concrete frame

7'-0"

11'-6

"

13'-6

"

12"

9'-0

" win

dow

12"

finished ceiling

partition42"

48"54"

reflected light

54"48"

42"

partition

under floor air

investment grade architecture CONFIDENTIAL 7

DAYLIGHTING daYLighting anaLYsis

DaylightFactor

WindowGeometry

= x x xWindow Area (sf )Floor Area (sf)

Visible Light Transmittence of Glass UsedMinimum Visible Light Transmittence

WindowHeight Factor

Water�s Edge(window width = 31’- 4")

Total

2%

Above 7�- 6�

0.9% = x 0.1 x x 1.4 (4�-1�)(31�- 4�)

(61�-1�)(31�- 4�)0.760.7

Below 7�- 6�

1.1% = x 0.1 x x 0.8 (61�-1�)(31�- 4�)(5�- 0�)(31�- 4�) 0.76

0.7

distributing light deep into the building

Vision glazing provides daylighting to interior perimeter spaces only

Zone in which minimum of 2% Daylight Factor is achieved(1 LEED point)

61’-1

"

12’-

6"

5’- 0

"2’

- 6"

4’-1

"

9’- 0

"

7’-6" AFFL

the gap, inc. San Bruno, CA

Water’s edge Playa Vista, CA

a well designed daylit building isestimated to reduce lighting energyuse by 50% to 80%.Investment Drivers

Page 59: Andy cohen, Rethinking Office

Designed to achieve a LEED® rating and China Three-Star Certification

VERTICAL CITYSHANGHAI TOWER4

Page 60: Andy cohen, Rethinking Office

VERTICAL CITYSHANGHAI TOWER4

SUPER HIGHRISE DISTRICT

THE 2ND TALLEST BUILDING IN THE WORLD

THE CHRYSLER BUILDING: 318M SHANGHAI TOWER: 632M

Page 61: Andy cohen, Rethinking Office

SUSTAINABLE GOALS

HIGH PERFORMANCE OFFICE BUILDING TYPES

VERTICAL CITYSHANGHAI TOWER4 A NEW GLOBAL

BENCHMARK IN BUILDING

BIOCLIMATIC DESIGN: AN INTELLIGENT SKIN1INTEGRATED WATER AND WASTE MANAGEMENT2ULTRA LOW ENERGY & LOW CARBON3SUSTAINABLE MATERIALS4INTEGRATED LANDSCAPE AND ECOLOGY FOR IAQ 5

Page 62: Andy cohen, Rethinking Office

632 m

318 m

Shanghai Tower’s footprint was reduced to make more room for green spaces, 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.

HIGH PERFORMANCE OFFICE BUILDING TYPES

VERTICAL CITYSHANGHAI TOWER4

Page 63: Andy cohen, Rethinking Office

HIGH PERFORMANCE OFFICE BUILDING TYPES

Zone 7Hotel

Zone 6Office

Zone 5Office

Zone 4Office

Zone 3Office

Zone 2Office

Zone 1Retail

Zone 8Hotel/Boutique office

Zone 9Observation/Cultural

Observation level Offices Sky lobbies Retail podium Ground-floor lobbies

Shanghai Tower is a city within a city comprising nine vertical zones, each 12 to 15 stories high. Each zone is encircled by public space within the double-skin façade.

VERTICAL CITYSHANGHAI TOWER4

Page 64: Andy cohen, Rethinking Office

HIGH PERFORMANCE OFFICE BUILDING TYPES

800 km

Shanghai

heat

natural gas

ice

Daylighting Sun-shading Building controls Cogeneration system

Regional materials Building envelope Landscaping Wind turbines

Shanghai Tower’s sustainable strategies will reduce the building’s carbon footprint by:

energy

34 000metric tons per yr

VERTICAL CITYSHANGHAI TOWER4

Page 65: Andy cohen, Rethinking Office

HIGH PERFORMANCE OFFICE BUILDING TYPES

VERTICAL CITYSHANGHAI TOWER4

WINDTURBINESWind turbines at the top of the building will power the lighting for the building.

Power Production(Renewable Energy)

54,000kWh/year

45Turbines

15 Turbines x 3 Turbines High

4m/s

Wind speed at 580m height

Page 66: Andy cohen, Rethinking Office

HIGH PERFORMANCE OFFICE BUILDING TYPES

VERTICAL CITYSHANGHAI TOWER4 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

Page 67: Andy cohen, Rethinking Office

HIGH PERFORMANCE OFFICE BUILDING TYPES

VERTICAL CITYSHANGHAI TOWER4

Page 68: Andy cohen, Rethinking Office

HIGH PERFORMANCE OFFICE BUILDING TYPES

VERTICAL CITYSHANGHAI TOWER4

Page 69: Andy cohen, Rethinking Office

HIGH PERFORMANCE OFFICE BUILDING TYPES

VERTICAL CITYSHANGHAI TOWER4

Page 70: Andy cohen, Rethinking Office

HIGH PERFORMANCE OFFICE BUILDING TYPES

VERTICAL CITYSHANGHAI TOWER4

Page 71: Andy cohen, Rethinking Office

HIGH PERFORMANCE OFFICE BUILDING TYPES

VERTICAL CITYSHANGHAI TOWER4

Page 72: Andy cohen, Rethinking Office

HIGH PERFORMANCE OFFICE BUILDING TYPES

VERTICAL CITYSHANGHAI TOWER4

“This tower is symbolic of a nation whose future is filled with limitless opportunities thru Sustainability.”Mr. Qingwei Kong, President of the Shanghai Tower Construction & Development Co., Ltd.

Page 73: Andy cohen, Rethinking Office

RETHINKING THE OFFICE

Andy Cohen, FAIA CEO