Gervais Tompkin, Gensler, at Opportunity Green 2009

1. Open Source… The

2. Open Source The City

3. Open Source The Lifestyle

4. Open Source The Workstyle

5. Open Source The Office Space

6. Open Source The Building Use

7. Open Source The Pro forma

8. Open Source The City by Gervais Tompkin

9. A New Opportunity Floundering Cities 3X CO2/HC Vibrant Cities 1X CO2/HC Source: Gensler Research

10. A Multi-Generational Mix

11. Varied Design Heritages Veterans 1930-1945 Gen-X 1965-1980 BabyBoomers 1946-1964 Millennials 1981-1997

12. Changing Demographic Profile 1950 2000 2050 Source: Bureau of Labor Statistics

13. Changing Demographic Profile 1950 2000 2050 Source: Bureau of Labor Statistics

14. Labor Shortfall and Talent War Source: Bureau of Labor Statistics

15. Labor Shortfall and Talent War Source: Bureau of Labor Statistics

16. Millennials Source: Monitor Group

18. 10 Industries

20. 7 Industries

21. 420,000 Observation Data PointsSource: Gensler Research

22. WPI

23. WPI

24. WPI

25. WPI

26. WPI

27. WPI: Typology of Modern Work

28. WPI: Typology of Modern Work

29. WPI: Typology of Modern Work

30. Work Activity Observations Walking ROUTES through the space every 30 min, gathering use DATA with hand held devices 18 Companies 7 Industries 420,000 Observations

31. Reading an Observation Chart Unoccupied Temporarily Unoccupied Eating % of Observations Computer Average Space Utilization Phone Writing Informal Collaboration Formal Meeting Time

32. Observations: Private Offices 38% Use 42% Use 41% Use

33. Observations: Workstations 60% Use 39% Use 46% Use

34. Observations: Conference Rooms 36% Use 19% Use 34% Use

35. Observations: All Spaces 39% Use 35% Use 43% Use

36. Mobility: Open Sourcing the Office

37. Mobility: Open Sourcing the Office

38. Mobility: Open Sourcing the Office

39. Mobility: Open Sourcing the Office

40. HP Case Study Previous Thames Valley Total 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

41. HP Case Study 49% Energy Reduction

42. HP Case Study

43. HP Case Study

44. HP Case Study 17,633 Number of employees expected to be newly mobile within 2 years

45. Intuit Case Study 75% The probability that at least one meeting participant is virtual (even in meetings of 3)

46. Sun Microsystems Case Study

47. Mobility Cuts Carbon Emissions

48. Mobility Reduces CO2/HC

49. Mobility Reduces Cost

50. SF Development Case Study 60Individuals 45Organizations 20Weeks

51. SF Development Case Study Credit: Shannon Loew

52. WPI: Typology of Modern Work

53. SF Development Case Study

54. SF Development Case Study

55. SF Development Case Study

56. SF Development Case Study

57. The Open Source City… :lifestyle shift working ‘9-5’ Veterans Image Source: http://upload.wikimedia.org/wikipedia/commons/2/2d/SanFran_downtown_panorama.jpg

58. The Open Source City… :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

59. The Open Source City… :work style shift 24% identify the office as a productive place to work Office as Primary Workplace Image Source: http://upload.wikimedia.org/wikipedia/commons/2/2d/SanFran_downtown_panorama.jpg

60. The Open Source City… :work style shift 62% identify ‘away from the office’ as a productive place to work 24% identify the office as a productive place to work >> Office as Secondary Workplace Image Source: http://upload.wikimedia.org/wikipedia/commons/2/2d/SanFran_downtown_panorama.jpg

61. The Open Source City… :officespace shift 38% average office space utilization with 1:1 seating Status Quo: 230 SF per Person, assigned seating Image Source: http://upload.wikimedia.org/wikipedia/commons/2/2d/SanFran_downtown_panorama.jpg

62. The Open Source City… :officespace shift 38% average office space utilization with 1:1 seating 80% average office space utilization with mobility & densification >> Mobility: 75 SF per person, shared seating Image Source: http://upload.wikimedia.org/wikipedia/commons/2/2d/SanFran_downtown_panorama.jpg

63. The Open Source City… :foot traffic shift 3 ½ hours downtown foot traffic limited to lunchtime peak Lunchtime Foot Traffic Image Source: http://upload.wikimedia.org/wikipedia/commons/2/2d/SanFran_downtown_panorama.jpg

64. The Open Source City… :foot traffic shift 3 ½ hours downtown foot traffic limited to lunchtime peak 6 hours greater office density & flex work schedules increase foot traffic >> Extended Hours Foot Traffic Image Source: http://upload.wikimedia.org/wikipedia/commons/2/2d/SanFran_downtown_panorama.jpg

65. The Open Source City… :pro forma shift 25,000 s.f. average office building floor plate Single-Tenant, Multi-Floor Head Quarters Model Image Source: http://upload.wikimedia.org/wikipedia/commons/2/2d/SanFran_downtown_panorama.jpg

66. The Open Source City… :pro forma shift <10,000 s.f. 67% of new leases in 2008 25,000 s.f. average office building floor plate >> Multi-Tenant Floor, Business Cluster Model Image Source: http://upload.wikimedia.org/wikipedia/commons/2/2d/SanFran_downtown_panorama.jpg

67. The Open Source City… :GDP/Carbon shift 110 metric tons carbon emissions per employee : on-site & status quo Higher Commute Energy Per HC Lower Operations Energy per SF Image Source: http://upload.wikimedia.org/wikipedia/commons/2/2d/SanFran_downtown_panorama.jpg

68. The Open Source City… :GDP/Carbon shift 110 metric tons/yr carbon emissions per employee : on-site & status quo 30 metric tons/yr carbon emissions per employee : mobile & sustainable >> Lower Commute Energy Per HC Higher Operations Energy per SF Image Source: http://upload.wikimedia.org/wikipedia/commons/2/2d/SanFran_downtown_panorama.jpg

69. Implications Individuals Companies Building Owners Policy Makers 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

70. Thank You