Date post: | 13-Jan-2015 |
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Economy & Finance |
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RETHINKING THE OFFICE
Andy Cohen, FAIA CEO
THERE’S A REVOLUTION IN WORKPLACE DESIGN
? WHAT IS DRIVING THE RADICAL CHANGE IN WORKPLACE DESIGN?
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
? HOW MUST THE WORKPLACE EVOLVE
THE WORKPLACE IS NOT JUST AN AESTHETIC ANYMORE.
IT IS A HIGH PERFORMANCE WORK ENVIRONMENT.
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
?!
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.
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
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
RESEARCH BASED DESIGN
FOUR WORK MODES | 1. Focus
Amgen Hyundai
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
RESEARCH BASED DESIGN
FOUR WORK MODES | 2. Collaborate
Venables Bell BBH
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
RESEARCH BASED DESIGN
FOUR WORK MODES | 3. Learn TM Advertising Belkin
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
RESEARCH BASED DESIGN
FOUR WORK MODES | 4. Socialize
Razorfish Hulu
? WHAT ARE THE TRENDS IN HIGH PERFORMANCE WORK ENVIRONMENTS?
TRENDS IN HIGH PERFORMANCE WORK ENVIRONMENTS1. Productivity / Office Densification 2. Mobility / Technology3. Generational Diversity4. Globalization5. Health & Wellness / Sustainability
Peer Music
PRODUCTIVITY / OFFICE DENSIFICATION
United Business Media
1
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
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
TRENDS IN HIGH PERFORMANCE WORK ENVIRONMENTS
OFF
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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
0%
33%
0%
33%
0%
33%
0%
0%
33%
0%
33%
0%
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0%
33%
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ICES
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22%
3%
16%
28%31%
12%
4%
14%
40%
30%
19%17%
38%
26% 27%
7%
44%
22%
16%
20%
26%
4%
11%
29%30%
14%
18%
41%33%
10%
22%
33%35%
33% 31%
OFF
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OFF
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OPE
N P
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SUPP
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Industry Trends: Space Use Analysis
1. Productivity / Office Densification
TRENDS IN HIGH PERFORMANCE WORK ENVIRONMENTS
OFF
ICES
OPE
N P
LAN
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ARE
AS
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CU
LATI
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OFF
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OPE
N P
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ARE
AS
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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
0%
33%
0%
33%
0%
33%
0%
0%
33%
0%
33%
0%
33%
0%
33%
33%OFF
ICES
TRA
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STA
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OPE
N P
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ARE
AS
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OFF
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22%
3%
16%
28%31%
12%
4%
14%
40%
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19%17%
38%
26% 27%
7%
44%
22%
16%
20%
26%
4%
11%
29%30%
14%
18%
41%33%
10%
22%
33%35%
33% 31%
OFF
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Industry Trends: Space Use Analysis
1. Productivity / Office Densification
TRENDS IN HIGH PERFORMANCE WORK ENVIRONMENTS
1. Productivity / Office Densification
Hewlett Packard
OFF
ICES
OPE
N P
LAN
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ORT
ARE
AS
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CU
LATI
ON
OFF
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OPE
N P
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ARE
AS
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CU
LATI
ON
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
0%
33%
0%
33%
0%
33%
0%
0%
33%
0%
33%
0%
33%
0%
33%
33%OFF
ICES
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12%
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14%
40%
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19%17%
38%
26% 27%
7%
44%
22%
16%
20%
26%
4%
11%
29%30%
14%
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41%33%
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Glumac
MOBILITY /TECHNOLOGY2
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
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
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
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
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
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
WPP Group
GENERATIONALDIVERSITY3
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.
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
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
22 Squared
GLOBALIZATION4
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.
RGM Advisors
HEALTH & WELLNESS / SUSTAINABILITY5
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
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
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
TRENDS IN HIGH PERFORMANCE WORK ENVIRONMENTS
Gensler Los Angeles
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
? HOW MUST BUILDINGS BE DESIGNED TO ADDRESS THESE RADICAL WORKPLACE CHANGES?
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”
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
BEFORE
ADAPTIVE REUSE888 BRANNAN1
BEFORE
HIGH PERFORMANCE OFFICE BUILDING TYPES
BEFORE
ADAPTIVE REUSE888 BRANNAN1
HIGH PERFORMANCE OFFICE BUILDING TYPES
BEFORE
ADAPTIVE REUSE888 BRANNAN1
SPECULATIVE OFFICE BUILDING2000 AVENUE OF THE STARS2
HIGH PERFORMANCE OFFICE BUILDING TYPES
SPECULATIVE OFFICE BUILDING2000 AVENUE OF THE STARS2
25,000 SF 25,000 SF
60,000 SF
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
HIGH PERFORMANCE OFFICE BUILDING TYPES
EFFICIENCY
FLEXIBILITY
EFFECTIVENESS
CHANGING DEMANDS ON FLOORPLATE DESIGN
Efficient isn’t good enough any more.
Shared spaceOffice space
Core
Cln
g. M
td. P
roje
ctor
Scr
een
FURN STOR
IT SERVERIT WKRM
COPYCOPY
COPY
IT STOR
WELLNESS
STOR
RECEPTION
CAFE
MAILFILE
SERVICE ELEV LOBBY
BUILDINGCONFIGURATIONS
Shared spaceOffice space
Core
Cln
g. M
td. P
roje
ctor
Scr
een
FURN STOR
IT SERVERIT WKRM
COPYCOPY
COPY
IT STOR
WELLNESS
STOR
RECEPTION
CAFE
MAILFILE
SERVICE ELEV LOBBY
Investment Drivers
Closed Plan/Offices on the Outside
Open Plan/Offices on the Inside
Side Core
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
BEFORE
LOW RISE MULTI-TENANT2221 ROSECRANS CB RICHARD ELLIS
3
HIGH PERFORMANCE OFFICE BUILDING TYPES
LOW RISE MULTI-TENANT2221 ROSECRANS CB RICHARD ELLIS
3
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
Designed to achieve a LEED® rating and China Three-Star Certification
VERTICAL CITYSHANGHAI TOWER4
VERTICAL CITYSHANGHAI TOWER4
SUPER HIGHRISE DISTRICT
THE 2ND TALLEST BUILDING IN THE WORLD
THE CHRYSLER BUILDING: 318M SHANGHAI TOWER: 632M
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
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
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
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
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
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
HIGH PERFORMANCE OFFICE BUILDING TYPES
VERTICAL CITYSHANGHAI TOWER4
HIGH PERFORMANCE OFFICE BUILDING TYPES
VERTICAL CITYSHANGHAI TOWER4
HIGH PERFORMANCE OFFICE BUILDING TYPES
VERTICAL CITYSHANGHAI TOWER4
HIGH PERFORMANCE OFFICE BUILDING TYPES
VERTICAL CITYSHANGHAI TOWER4
HIGH PERFORMANCE OFFICE BUILDING TYPES
VERTICAL CITYSHANGHAI TOWER4
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.
RETHINKING THE OFFICE
Andy Cohen, FAIA CEO