gervais tompkin

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