2. Shared space opportunities 1. Spaces Needs 3. Public spaces
Transcript of 2. Shared space opportunities 1. Spaces Needs 3. Public spaces
5/21/2009
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1. Spaces Needs
2. Shared space opportunities
3. Public spaces – program &
ownership
4. Retail – program & Ownership
Who are the prospective tenants?
OLBI
•100 Friends of Oregon
•Bus Project
•Community Health Services
•CSG (Conservation
Services Group)
•Earth Advantage
•Energy Trust of Oregon
•Green Building Services
•Oregon Environmental
Council
•PECI Portland energy
Conservation, Inc.
•River Network
•TACS
OUS (Oregon University System)
•PSU – First Stop Portland
•OSU Metro Extension
Program
•Oregon Best
•OSU Institute of Natural
Resources
•OSU Oregon Climate
Change Research Institute
•PCC –Advanced Technical
Education Center for
Excellence
•PSU Center for Sustainable
Processes & Practices
•University of Oregon
•OIT
City of Portland
•Bureau of Planning &
Sustainability
•P+OSI
•PDX Lounge
•Visualization Lab
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How much space do we need?
How much space do we need?
Open up excel file for Oregon
Environmental Council –
space summary
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How much space do we need?
Open up excel file for
Summary of overall space
needs
How much space do we need?
Results:
# Staff Space Requirements (GSF)
Day 1 5 Yr 10Yr Day 1 5 Yr 10Yr
OLBI 587 1115 1539 125,050 206,530 274,834
OUS 30 38 38 11,772 13,298 13,298
City of Portland 108 110 110 32,569 32,777 32,777
Shared Program Spaces 27,430 27,430 27,430
Retail 7,500 7,500 7,500
Building Support Spaces + Storage 63,848 63,848 63,848
Totals 725 1,263 1,687 268,170 351,383 419,687
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How much space can we build?
Program
needs
Living
Building /
Net Zero
Energy
Goals
(on-site)
Budget
How much space can we build ?
SF per Concept
designSF per Program Variance
Office space 132,594 161,584 -28,990
Floor common space 7,893 8,690 -797
Retail space 7,970 7,500 470
Conference / Classroom space 16,433 18,930 -2,497
Exhibit/ Shared program Space 0 16,344 -16,344
Storage space 3,000 5,000 -2,000
Building Support space 54,057 50,158 3,899
Subtotal 221,947 268,206 -46,259
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How might spaces be shared?
Open up excel file for
Summary of Conferencing
requirements
How might spaces be shared?
Conference space
Total Dedicated Shareable
# of meeting spaces requested by
all tenants 76 56 20
Total SF of meeting space with
Conf. Center 36,364 20,909 15,455
Total SF of meeting space without
Conf. Center 23,719 20,909 2,810
Conference Center less lecture
Halls 3,645
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PARENT ORGANIZATION: Oregon University System
ORGANIZATION: Shared Conference Center / Visitor Center / Classroom uses
PRIMARY CONTACT: Mark Gregory (for PSU spaces)
Use / AMOUNT REQUIRED NET SQUARE FEET
ANCILLARY SPACES Sched. S.F. Day-1 5-Year 10-Year Day-1 5-Year 10-Year
Reception / guest registration / Gallery area 1500 1 1 1 1500 1500 1500
Lecture Hall [cap. 400] 6000 0 0 0 0 0 0
Lecture Hall [cap. 300] 4500 1 1 1 4500 4500 4500
Lecture Hall [cap. 150] 2250 2 2 2 4500 4500 4500
Classroom / Meeting [cap. 50] 1200 1 1 1 1200 1200 1200
Classroom / Meeting [cap. 50] 1200 1 1 1 1200 1200 1200
Classroom / Meeting [cap. 25-30] 900 0 0 0 0 0 0
Conference Rm [cap. 20-24] 525 1 1 1 525 525 525
Conference Rm [cap. 12-14] 375 0 0 0 0 0 0
Conference Rm [cap. 8-10] 240 2 2 2 480 480 480
Conference Rm [cap. 4-6] 120 2 2 2 240 240 240
15,775 15,775 15,775
1.2 1.2 1.2
18,930 18,930 18,930
OPEN TO BELOW
ECO-TERRACE
OPEN STAIR
SHARED
CONFERENCE
ELEVATOR CORE
TERRACE
Level_07
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How might spaces be shared?
Breakrooms / lunchrooms
Total per
Program
(1) 300 SF
space per Floor
(Shared)
Variance
# of lunchroom spaces requested
by all tenants 15 11 -4
Total SF of lunchroom space
including Conf.Center 3,650 3,300 -350
Total SF of lunchroom space
excluding Conf. Center 3,650 3,300 -350
SF per lunchroom space 243 300
How might spaces be shared?
Workrooms
Total per
Program
(1) 240 SF
space per Floor
(Shared)
Variance
# of workroom spaces requested
by all tenants 27 12 -15
Total SF of workroom space
including Conf.Center 4,825 2,880 -1,945
Total SF of workroom space
excluding Conf. Center 4,705 2,760 -1,945
SF per workroom space 174 230
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How might spaces be shared?
Server rooms
Total per
Program
Shared Server
farm on P1Variance
# of server room spaces requested
by all tenants 10 1 -9
Total SF of server room space
including Conf.Center 1,830 200 -1,630
Total SF of server room space
excluding Conf. Center 1,630 200 -1,430
SF per server room space 163 200
How might spaces be shared?
Subtotal support spaces
Total per
Program
Space
reductions if
shared
Conference spaces 36,364 -3645
Reception spaces 5,310 -510
Lunchroom spaces 3,650 -350
Workroom spaces 4,825 -1,945
Server room spaces 1,830 -1,630
Subtotal 51,979 -8,080
Subtotal x 1.35 70,172 -10,908
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Can space be saved elsewhere?
Workspaces
Total
10% reduction
in avg.
workspace
Variance
# of work spaces requested by all
tenants 725 725
Total SF of office work space 84,551 76,096 -8,455
SF per work space 117 105
Can space be saved elsewhere?
Change offices to open plan workstations
Office Tenants
Private
Offices SF
SF/
Station
Open Plan
Workstations SF
SF/
Station
SF/
Station
combined
Subtotals 173 26225 152 548 35812 65
With 1.35 Circulation factor 35404 205 48346 88 116
Change Private offices to 120 sf W/S 173 20760 120 548 35812 65
With 1.35 Circulation factor 28026 162 48346 88 106
Delta -7378
Change Private offices to 100 sf W/S 173 17300 100 548 35812 65
With 1.35 Circulation factor 23355 135 48346 88 99
Delta -12049
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116 SF / workstation =
density
81 SF typ. workstation
Can space be saved elsewhere?
Share workstations
Office Tenants
Private
Offices SF
SF/
Station
Open Plan
Workstations SF
SF/
Station
SF/ Station
combined x
1.35
Subtotals 173 26225 152 548 35812 65
With 1.35 Circulation factor 35404 205 48346 88 116
10% of all workstations shared 156 23712 152 493 32231 65
With 1.35 Circulation factor 32011 43512 88 116
Delta -3393 -4835 -8227
20% of all workstations shared 138 21037 152 438 28496 65
With 1.35 Circulation factor 28400 38470 88 116
Delta -7004 -9877 -16881
30% of all workstations shared 121 18407 152 384 24934 65
With 1.35 Circulation factor 24850 33661 88 116
Delta -10554 -14685 -25239
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Collaboration
Can space be saved elsewhere?
Workspaces + support spaces
Space
reduction
options
Support spaces -10,908
Change private offices to open
workstations -8,455
Introduce shared workstations @
20% of total -16,881
Subtotal -36,244
Total Program 161584
Program with Reduction options 125,340
% of Total Program -22%
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How much space can we build ?
SF per Concept
designSF per Program Variance
Office space 132,594 161,584 -28,990
Floor common space 7,893 8,690 -797
Retail space 7,970 7,500 470
Conference / Classroom space 16,433 18,930 -2,497
Exhibit/ Shared program Space 0 16,344 -16,344
Storage space 3,000 5,000 -2,000
Building Support space 54,057 50,158 3,899
Subtotal 221,947 268,206 -46,259
Concept design – market comparisons
Building
Typ Floor
Plate
(GSF) Lobby Toilets
Mech. /
Elec. /
Tele. Stairs Shafts
% of
Total
Brewery Blocks 4 23810 294 428 329 403 791 9.43%
KOIN Center 19096 444 438 416 264 674 11.71%
Wells Fargo Tower 17545 1288 1486 15.81%
Bend - ODS Building 13805 1224 440 314 14.33%
1st & Main 21027 307 577 515 662 825 13.73%
OSC - 7th Floor 14663 190 295 120 571 966 14.61%
OSC - 12th Floor 11700 190 295 120 571 1026 18.82%
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Concept design – market comparisons
Building
Building
usable
Floor
Common
Building
Common
Total
Rentable
Rentable
/Usable
ratio # Floors
Avg. Floor
Size (SF)
Brewery Blocks 4 239189 15281 17634 274202 1.146 10 27420
KOIN Center 378232 25422 26942 430309 1.138 21 20491
Wells Fargo Tower 508856 64742 65975 639573 1.257 39 16399
Bend - ODS Building 69846 6425 5188 81458 1.166 6 13576
1st & Main 320164 22296 25242 375381 1.172 17 22081
OSC 164672 7893 29738 202303 1.229 14 14450
Public Spaces – Program & Ownership
1. Lobby
a) PDX Lounge
b) Exhibit space
c) Visualization Lab
2. Bike Hub & Lockers
3. Gardens & Roof decks
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RETAIL
2,500SF RETAIL
2,500SF
RETAIL
2,900SF
STAIR TO BIKE HUB
STAIR UP
OPEN ABOVE
OPEN ABOVE
BUILDING ABOVE
PLAZA / PLATFORM
SW MONTGOMERY STREET
SW HARRISON STREET
SW FIFTH AVENUE
SW FOURTH AVENUE
entry
entry
loading
ELEVATORS
EXIT STAIR
MAIN ELECTRICAL / TELECOM
78 BIKE LOCKERS
CHANGING / SHOWER FACILITY
STAIR UP TO PLAZA
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OPEN TO BELOW
ECO-TERRACE
OPEN STAIR
SHARED
CONFERENCE
ELEVATOR CORE
TERRACE
Level_07
Decks & garden spaces
Public Spaces – Program & Ownership
1. Lobby
2. Plaza
3. Bike Hub & Lockers
4. Gardens & Roof decksInsert roof deck images here
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WHAT’S CHANGING?
Virtual
Presence
Performance Based Management
Collaboration
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Changing Technology
The workplace as a bio-diverse organism.
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Zones of work.
Focus/OasisTeam-based/Communal
Sharing/Mentoring
Flattened hierarchy.
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Blurring the line between home & office.
Furniture as a building system.
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Total comfort system.
Monitoring building performance.
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Desking-based systems.
WHAT’S NOT CHANGING?
Visual Cues
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Humans are analog, not digital.
Cognitive artifacts.
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Human adaptability.
MANUFACTURERS’ RESPONSE
TO WORKPLACE TRENDS
Moving toward a European model.Lower panels or no panels.Emphasis on “desking”.Mobile storage.
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Storage spine.
Organic shapes..
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Emphasis on recycled/renewable
& bio-based materials.
Emphasis on recycled/renewable
& bio-based materials.
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POTENTIAL IMPACTS• Implied demising between tenants.
• Minimal private offices.
• Smaller workstations & more collaborative areas.
• Shared amenities.
• High level of controllability leading to comfort
and satisfaction.
• The office as a “living laboratory.”