The Practice of BNIM
WORKPLACE
Plaza Colonnade
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8Blue Valley Support Services Center
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Redefining youR WoRkplace
The conventional office landscape of cubicles and daily commutes has given way to a more
collaborative, vibrant, green and distributed workplace. This new type of workplace is driven by
fundamental social and economic shifts, including the internet, global competition, consolidation,
increased specialization and diversity in the workforce. Today’s buildings, like the people in them,
need to do many more things and be much more flexible — accommodating multiple generations
at work, various work styles and new work flows.
By uniting our client partners with the right team, state of the art tools and proven methodology,
we ensure that our clients’ mission and the well-being of their employees are reflected in ways
that enhance business performance. The result is a functional, beautiful workplace that embodies
the values of the organization, enhances workplace culture and captures employee mindshare.
BniM has developed a practice of great workplace design over nearly four decades. These
green and highly productive buildings and interiors are designed to attract and retain the best
employees and increase the value of your business. Are you ready to redefine your workplace
and empower your organization to thrive?
We look forward to working with you.
Steve Mcdowell, faia, leed ap
president, BniM
To contact one of BniM’s Workplace leaders in kansas city, des Moines, Houston, San diego or los angeles,
please refer to the contact information on the back cover.
Blue Valley Support Services Center people. innovation. design.
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creating a Workplace that Elevates Your Business
The workplace has become a complex organism and social network, making it more challenging
than ever to design an environment that elevates your business while capturing the hearts and
minds of employees. BniM’s workplace practice is rooted in processes developed to ensure
that the workplace becomes a strategic asset — one that is functional, beautiful and sustainable
while achieving the vision and goals of the client. BniM’s vision-driven design process allows
us to delve into your business in order to fully understand how the workplace experience can
align with your organization’s brand and values. our integrated design approach is a way
of bringing together teams of experts in a variety of fields and applying best practices in
technology and methodology to create a holistic and interconnected experience.
Vision-driven design is an approach to the design process that integrates knowledge, design
and your business. it is driven by a pragmatic, business approach to design of the built
environment. We align our clients’ goals, business objectives and values with a well-informed
view of how the design of their space can help them perform at their best. Viewing the space
as a strategic tool for building the value of an organization requires a deliberate approach
to information gathering, analysis, application and planning. Vision-driven design establishes
a framework to accomplish this.
Vision-DriVen Design
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stakeholders
revi
ew e
xist
ing
plan
s
conduct charrettes
review findings
implement
document
use + occupy
refin
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mod
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test scenariosengage desig
n team
Design Process Diagram
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3.8.
9.
10.
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PEoPlE, ProSPEritY AnD PlAnEt: thE triPlE Bottom linE
BniM believes that sustainable design solutions establish a balance between social, economical and
environmental factors—between people, prosperity and the planet. Within this Triple Bottom line, the
benefits propagate naturally into other areas. for example, a company or community’s commitment
to environmental stewardship calls for built environments with strong connections to the outdoors,
abundant natural daylight, cleaner air and lessened dependency on electricity and supplied water.
in turn, people who interact with these environments are healthier and feel a greater connection to
their natural environment. as a result, these companies and communities benefit from a healthier
workforce, greater productivity, lower utility costs and a satisfying environment that fosters continued
and increased stewardship of human and natural resources.
in a marketplace where many claim to be green, BniM has set the standards and pioneered projects,
methods and research that have shaped the direction of today’s sustainable movement. The firm holds the
belief that leadership in the architectural profession means establishing what is and what will be possible
with sustainable design and ensuring that other practitioners readily have the tools to do the same.
BniM’s leadership helped establish the national american institute of architects (aia) committee on the
environment (coTe) in 1990. The firm’s early involvement in the u.S. green Building council, through
committees and demonstration projects, has shaped the uSgBc’s leed rating system and the living
Building concept from 1993 to the present. BniM’s commitment to sustainability is embedded in all
aspects of the firm’s work.
cReaTing a BeTTeR WoRld THRougH deSign
As a result, these companies and communities benefit from a healthier workforce, greater productivity, lower utility costs and a satisfying environment that fosters continued and increased stewardship.
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one way of looking at how smart workplace design improves the bottom line is to consider employee expense and productivity.
for benchmarking, consider a salary of $50,000 and an average occupancy of 250 sq. ft. of space per person, which translates into a salary expense of $200 per sq. ft.
a 5% increase in productivity will usually pay for a large portion of the rent for each and every person.
a design strategy that improves individual and corporate efficiency and effectiveness will lead to dramatic improvements in profitability.
Dollars anD sense
Technology
people Workplace
operations
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1. oPErAtionAl EffiCiEnCY
The workplace is an increasingly important tool for building the value
of a business. By considering issues such as employee expense and
productivity, we can calculate how a healthy and flexible workplace
improves the bottom line for both for-profit and non-profit entities.
individual and corporate efficiency are important in times of economic
change. The capacity to be efficient, and support innovation despite
economic challenges, helps companies thrive amidst uncertainty.
2. PEoPlE
a company’s success depends greatly upon its people. an effective
workplace enables innovation and action among your current staff and
attracts prospective employees. a work environment with the resources
employees need to succeed improves your ability to retain talented
people and allows them to reach their potential. With rich diversity in
worker cultures, genders and generations, different amenities and
flexible workplace options are critical to engaging your human capital.
3. ComPlExitY
With globalization, the meaning of the workplace has changed.
Technology has eradicated the boundaries that once kept us isolated and
rooted to place. increasing competition and global reach have changed
the tools, resources and makeup of the workplace. The nature of work is
constantly challenged to maintain a competitive edge. The days of an
individual working alone to create great ideas have passed; the new
market requires diverse perspectives, experience and knowledge. The
workplace must be fluid and able to change frequently.
4. SoCiAl rESPonSiBilitY
it has become more important than ever to make a positive statement to
the community and shareholders about the values of your organization.
your workplace speaks volumes about how your organization views
the environment, your employees and the bottom line. This statement
drives the value of your organization in times when environmental
capital is a critical aspect of business performance.
To remain competitive in today’s business environment, your workplace must respond to your business drivers.
Business DriVers guiDe our WorkplaceDesign response
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Responses:
holistic Design Approachuses integrated design processconsiders life cycle cost analysisexperiences Return on investments
A Place Where People love to BeHas a Strong Sense of placeinspires usersembodies Healthy principlesenriches employee experience
flexibility + Collaborationempowers MobilitySupports functionalityenhances Social networking
Sustainable DesignMinimizes energy and Resource useReduces operating expensesimproves Human Health & productivityincreases indoor environmental Quality
Complexity
Social responsibility
People
DRiveRs:
operational Efficiency
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Buildings are complex, requiring a holistic design approach to achieve success at the many
levels required in today’s global economy. Within a high performance design solution, each
component is uniquely tied to the optimal performance of all others.
our collaborative process looks comprehensively at program requirements, life-cycle costs and
human, environmental and financial capital. This allows us to appropriately apply resources in
a way that will offer specific and quantifiable benefits to your bottom line such as increased productivity and reduced energy and maintenance costs.
Response 1:
Holistic Design approacH
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Design response:
collaborative design processintegrated Building SystemsRight-sized Spaces
Blue Valley Support Services Center
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Response 2:
a place WHere people loVe to BeWorkplace design today centers on creating an environment that attracts and motivates the
brightest employees to do their best work. To capture and engage the mindshare of today’s
employees, spaces should provide personal comfort, fun and amenities. Workplaces must be
vibrant places where employees can work, eat, relax and fulfill other lifestyle requirements.
innovative and iconic design elements lend a unique character and a sense of place that
employees and other stakeholders can embrace and with which they can identify. Beautiful,
functional and vibrant workplaces are an investment in the human capital that boosts
business success.
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Design response:
innovativefunexpression of cultureenergeticVibrantindividual comfort control
General Services Administration, federal Supply Service Atrium and offices
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Social and spatial relationships between people can enhance their performance by encouraging
collaboration and the circulation of ideas and knowledge. for the workplace to remain relevant,
teamwork and instantaneous sharing of information are essential. cross-functional project
teams and task forces often form at a moment’s notice to solve highly complex business and
technical problems.
employees today need alternative spaces for changing work needs. examples include a variety
of open and closed meeting spaces for team work and social interaction. coffee bars, cafes,
recreation areas, outdoor and open gathering spaces provide alternatives to individual
traditional workspaces and promote interaction, productivity and creativity. Successful
workplaces balance social needs with spaces that support concentrative work with privacy
and good acoustics.
Response 3:
FleXiBilitY +collaBoration
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Design response:
MobileVisual connectionsconcentrativecollaborativealternative Workspaces
Applebee’s restaurant Support Center
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Response 4: sustainaBle Designa healthy workplace is at the core of sustainable design. Most people spend up to 90% of their
work day indoors, so the need for a healthy interior environment is imperative. a dual benefit
is that the same strategies that promote human health are tied to a reduction in operational
costs and increased building efficiency.
BniM designs at all scales – from buildings to entire communities. We believe design excellence
is achieved when ensuring Triple Bottom line performance – social, environmental and economic
balance – for our clients and our communities.
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Design response:
individual comfort control natural lightingdaylight and ViewsHealthy Materialsintegrated Building Systems
School of nursing & Student Community Center
“We have constant reminders in this facility that we did the right things for the environment and, by our programs and methods, are continuing to do so. as a result of the leadership and thought provoking innovation that our designers brought to the table, the end result truly reflects our vision and values.”
“We have constant reminders in this facility that we did the right things for the environment and, by our programs and methods, are continuing to do so. as a result of the leadership and thought provoking innovation that our designers brought to the table, the end result truly reflects our vision and values.”
- karen lazowski applebee’s Restaurant Support center
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case Study: designing for client goalsappleBee’S ReSTauRanT SuppoRT cenTeR
lenexa, kanSaS; leed SilVeR
at the outset of this project, the client provided the acronym “Big fun TRip” as a description
of what they wanted to embody in their workplace. These goals — Balance, innovation, guest-
driven, fun, Teamwork, Results-driven, integrity and passion for service — drove the project’s
development. at the heart of their business is a realization that their associates are key to
applebee’s success, so the support center focuses on associate celebration and satisfaction,
productivity, healthy environments and innovation.
celebration and recognition spacescoffee bar and café as alternative workspacesoutdoor courtyard workspaceslarge atriums provide space for large and small team gatheringopen meeting areas within work environment for teamworkflexible interior and furniture solutions to accommodate changes
DriVer:
People + Complexity
results:
response:
A Place Where People love to Be flexibility + Collaboration
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30Applebee’s restaurant Support Center
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case Study: Results of Sustainable designleWiS and claRk STaTe office Building, MiSSouRi depaRTMenT of naTuRal ReSouRceS
JeffeRSon ciTy, MiSSouRi; leed plaTinuM
response:
Sustainable Design
natural daylight and views to 40% of the buildingincreased productivity (7.5% decresase in absenteeism)enclosed spaces at the building interior opens perimeter to viewsoperable windowsability to control airflow at individual workstationsReduced operating expenses Reduced lease rates
DriVer:
Social responsibility
results:
The lewis and clark State office Building has proven the benefits of investing in a green
workplace. in 2007, the Missouri department of natural Resources (dnR) reported a 7.5%
decrease in employee absenteeism over the previous two years. given that people (salary,
benefits, etc.) equate to more than 80% of business costs, this adds up to considerable
savings and productivity increases. The office facility was constructed for $140/Sf, proving
that sustainable design strategies do not have to cost more. The first leed platinum state
office building in the nation, the facility’s design is 60% more energy efficient than a baseline
building, with 2.5% of renewable energy generated by photovoltaic panels on the roof. The
building and site also feature aggressive water conservation features, which resulted in
saving 405,000 gallons of water in its first 13 months of occupancy.
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internal revenue Services Kansas City Campus
case Study: consolidating to increase ServicegeneRal SeRViceS adMiniSTRaTion, inTeRnal ReVenue SeRVice kanSaS ciTy caMpuS
kanSaS ciTy, MiSSouRi; leed ceRTified
DESIGNER ROLE: Lead Designer in association with 360.
results:
Social responsibility operational Efficiency
80% of workplace has natural lightSkylights and light shelves increase and control natural daylight Healthy indoor environment outdoor workspace53% savings in annual utility costsSpace that can be shut down for seasonal fluctuationsRecycling strategies
response:
holistic Design Approach
DriVer:
The iRS Service center kansas city campus accommodates all the functions of the iRS previously
disposed between eight locations in kansas city. The high-performance iRS kansas city campus
is a testament to utilizing technologies that focus on energy efficiency, healthy workplace and
stewardship of resources. The facility provides daylight, user controls, outdoor courtyards and
views of the surrounding park to its 8,000 employees. Wings within the building can open or
close based on mission-critical activities and peak seasonal demands. Since opening in 2006,
the iRS kansas city campus building is performing approximately 30% better than other office
buildings in its region in terms of both energy savings and co2 emissions, which equates to
tremendous savings in electricity costs.
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This skylit atrium and integrated light sculpture represent a dynamic conversion of two
bays of a dark 750,000 sq. ft. 1940’s warehouse building into departmental office space for
the gSa kansas city Region. The conference rooms in these offices are now continuously
booked by agencies throughout the larger complex wanting to benefit from the natural light
and experience that this enhanced space offers. employees report that working in such an
environment is a joy — the light of the atrium and the projected color of the light sculpture,
along with the sustainable strategies of the office space, provide incalculable benefits that
enrich their working experience.
case Study: promotion of Health and Well-beinggeneRal SeRViceS adMiniSTRaTion, fedeRal Supply SeRVice aTRiuM and officeS
kanSaS ciTy, MiSSouRi
response:
A Place Where People love to Be
natural light for adjacent work environment Happier employeesconversion of a dark warehouse spacecultural expressiondaylit public space for gatheringHigh demand for conference space by employees
DriVer:
People
results:
41GSA Bannister Administration office Building
General Services Administration, federal Supply Service Atrium and offices
intEGrAtED DESiGn
BniM’s design process embraces the concept of integrated design, which is both an organized
collaboration between disciplines and an interweaving of interdependent building systems to
produce architecture that is environmentally responsible and high performing.
thE lAYErS of DESiGn
The layers of design demonstrate design considerations that, when layered together, comprise
our buildings, campuses and communities. Some of the layers include sustainability, security,
community, access, environmental issues and building envelope and landscape, among others.
SuStAinABlE DESiGn
our experience in design for buildings and communities is underscored by a strong record of
innovation in sustainable design that has resulted in a portfolio of leed projects. This is just the
beginning, however. We are pushing forward to discover new benchmarks for sustainable design.
our passion for truly sustainable, even restorative, design solutions that go beyond leed has
led us to the “living Building,” a concept developed at BniM in the 1990s. BniM knows that it is
possible to use design tools for the purpose of producing a climate-neutral building, and the firm
is proactive in achieving this reality.
BuilDinG informAtion moDElinG (Bim)
BiM is a useful model for design, construction and facility management. The BiM model contains
all pertinent information about a facility as an integrated resource.
intuitiVE to SCiEntifiC ExPlorAtion
BniM utilizes years of research and experience with design strategies and systems to define
how a structure should be oriented to embrace daylight yet reject heat, reduce water and
energy usage, and inhabit its site with minimal impact. These intuitive decisions intersect the
realm of science when each concept is tested by creating models—virtual energy and daylight
models, plus physical study models— to generate scientific data that solidifies specific design
parameters that will optimize performance. Both the intuitive and the scientific processes are
important in designing structures and interiors that are smarter, more efficiently constructed,
more adaptable and better for the occupants and the environment.
pRoceSS ToolS
Responsible design considers each of these layers separately and then, most importantly, comprehensively so that the final solution is in balance for optimal performance, interconnectivity and support of its owner’s mission.
layers of Design
1. landscape
5. data/communications
9. Sustainability
13. Movement Systems
17. public/private Realm
2. Building envelope
6. plumbing
10. environmental Systems
14. circulation
18. external Security
3. lighting
7. Mechanical
11. Shared Spaces
15. function
19. Site
4. furniture Systems
8. Structural
12. Vehicle access/parking
16. internal Security
20. community context
Workplace serVices
in addtion to the focused services of our Workplace consultancy, BNIM offers comprehensive design services in
architecture, interior design, planning + urban design, landscape architecture, Sustainable consulting, Building
information Modeling (BiM) consulting and graphic design and Wayfinding.
WholE BuilDinG SolutionS SPACE PlAnninG
tEnAnt finiSh DESiGn SolutionS mAtEriAl AnD finiShES SElECtion
StrAtEGiC ProGrAmminG furniturE, fixturES & EquiPmEnt SElECtion AnD SPECifiCAtion (ff&E)
rEAl EStAtE ProGrAmminG ComPutEr-AiDED fACilitY mAnAGEmEnt (CAfm)
WholE BuilDinG DESiGn SolutionS:
a “whole building” design approach looks at the entire building from conception to completion.
depending upon the site and other project specifics, BniM provides full architectural design for new
construction or renovation of the building core and shell, as well as the interiors.
tEnAnt finiSh DESiGn SolutionS:
BniM provides design solutions for clients who will be occupying a tenant space within an existing
or new building. We offer full interior architectural design services, from programming through
construction administration for tenant interior projects.
StrAtEGiC ProGrAmminG:
a building program serves as the roadmap for every project. We spend time getting to know you
in order to translate your mission into your workplace design. our methods include interviews,
surveys and observation to inform how your space will facilitate your best performance — from
the way that people relate to each other to how each spatial relationship enhances the way you
do business.
rEAl EStAtE ProGrAmminG:
There are numerous things to consider when evaluating real estate options. in addition to confirming
area / square footage needs, BniM will help you compile a comprehensive collection of information
to inform your lease or purchase agreements.
SPACE PlAnninG:
Space planning is an important part of all projects. When we understand your company’s business
function and work process within departments and teams as well as workflow between groups and
critical adjacencies, we are able to translate our findings into functional, efficient floor plans and
furniture layouts.
mAtEriAl AnD finiShES SElECtion:
We have extensive knowledge of materials that enhance workplace design — from durable materials
and non-toxic materials with sustainable characteristics, to those that aid in acoustics and privacy.
furniturE, fixturES & EquiPmEnt SElECtion AnD SPECifiCAtion (ff&E):
BniM facilitates a thorough furniture, fixtures and equipment evaluation and selection process,
no matter the scope or scale.
ComPutEr-AiDED fACilitY mAnAGEmEnt (CAfm):
BniM can provide you with a cafM database for your ongoing internal use to manage the important
aspects and assets of your facility.
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aRe you rEADY?
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BNIM people. innovation. design.
Kansas City | Houston | Des Moines | San Diego | Los Angeles | bnim.com© 2009 berkebile nelson immenschuh mcdowell Inc.
CONTACT US:
Kansas City, MO Valerie Frye | 816.783.1604 | [email protected]
Des Moines, IARod Kruse | 515.974.6462 | [email protected]
Houston, TXKimberly Hickson | 713.528.4545 | [email protected]
San Diego, CA and Los Angeles, CAMatthew Porreca | 816.529.9812 | [email protected]