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1、!www.BOMA.org!1!Decoding)Densification)Insights(and(opportunities(for(CRE(professionals(By!Phil!Mobley,!Principal,!Koine!Communications!January!2016!Densification!has!become!a!watchword!in!the!commercial!real!estate!industry.!Dozens!of!articles,!whitepapers!and!research!reports!addressing!highFdensi
2、ty!work!environments!have!appeared!in!recent!months.!At!the!2015!BOMA!International!Annual!Convention!&!Expo!in!Los!Angeles,!a!panel!of!experts!discussed!the!topic!in!an!education!session!entitled!“Densification!and!the!Office!of!the!Future.”!Hosting!more!people!in!the!same!amount!of!space!has!impor
3、tant!implications!for!how!real!estate!professionals!operate!buildings!and!deliver!highFquality!work!environments!for!space!users.!This!report!briefly!summarizes!recent!research!on!the!subject!and!suggests!opportunities!for!real!estate!professionals!to!develop!further!capabilities!to!serve!their!cust
4、omers.!Major!Themes!in!Densification!1.(Densification(is(happening,(but(unevenly.(!There!is!a!great!deal!of!empirical!evidence!that!space!occupiers!are!targeting!more!efficient!layouts.!For!example:!CoreNet!Global!has!projected!that!the!average!square!footage!per!office!worker!will!drop!to!151!by!20
5、17,!down!from!176!in!2013!and!225!in!2010.1!According!to!construction!and!engineering!consulting!firm!Jacobs,!usable!square!feet!per!person!trended!downward!from!218!in!2010!to!192!in!2014.2!A!Delta!Associates!survey!of!the!Washington,!DC!metro!area!suggested!a!decline!in!rented!square!footage!per!o
6、ffice!worker!from!197!in!2000!to!178!in!2017.3!Architecture!and!design!firm!Gensler!has!estimated!that!office!space!needs!could!decrease!as!much!as!50!percent!by!2022.4!1!Benchmark!survey,!CoreNet!Global!(2012)!2!Presentation!to!National!Advisory!Council,!Jacobs!(April!2015)!3!trendlines(TWENTYFOURT
7、EEN,!Transwestern!and!Delta!Associates!(February!2014)!4!Trends(in(Office(Footprints,!Gensler!(February!2013)(www.BOMA.org!2!Densification!is!certainly!happening,!and!it!has!a!real!impact,!as!will!be!explored!further!below.!Nevertheless,!it!is!not!a!universal,!monolithic!trend.!Rather,!it!is!uneven,
8、!variable!and!driven!by!a!subset!of!space!users,!affecting!different!buildings!in!different!ways.!Studies!by!both!Kingsley!Associates!and!the!British!Council!for!Offices!suggest!a!minority!of!tenants!(as!small!as!11!percent)!is!pursuing!intentional!densification.5,6!It!is!true!that!these!tenants!ten
9、d!to!be!larger,!marketFleading!occupiers,!amplifying!their!impact.!It!is!also!likely!that!the!pace!of!densification!will!increase!with!triggering!events!(such!as!lease!rollovers).!However,!a!large!segment!of!occupiers!currently!remains!in!more!traditional!floor!plans.!Even!when!tenants!establish!hig
10、her!density!targets,!they!do!not!always!achieve!them!in!the!near!term.!Regular!employee!turnover!and!cyclical!hiring!processes!mean!that!effective!densities!are!often!far!lower!than!targets.!Furthermore,!many!tenants!execute!lease!agreements!with!planned!growth!in!mind,!keeping!density!below!targets
11、!at!the!beginning!of!the!term.!These!factors!tend!to!mitigate!the!pace!of!densification,!particularly!in!multiFtenanted!buildings!where!lease!rollovers!are!staggered.!Workplace!models!can!also!impact!the!effective!density!of!tenant!space.!A!robust!teleworkingFandFhoteling!plan!decreases!the!ratio!of
12、!square!footage!to!total!employees,!but!it!does!not!necessarily!increase!the!number!of!people!in!the!space!on!a!given!day.!Flexible!work!schedules!can!increase!the!overall!number!of!hours!a!tenants!space!is!occupied!without!increasing!the!effective!density!at!any!particular!point!in!time.!Obviously,
13、!these!types!of!arrangements!have!differing!impacts!on!building!operations.!Density!often!varies!widely!within!tenant!suites!themselves.!Some!“neighborhoods”!in!the!space!may!house!a!large!number!of!workstations!in!a!relatively!tight!area.!Others!may!be!far!more!open,!whether!designed!as!collaborati
14、ve!spaces,!break!rooms,!lounges!or!other!more!specialized!space.!Such!designs!lessen!the!average!density!of!office!space,!at!least!as!it!impacts!the!overall!building.!For!instance,!some!research!suggests!that!for!every!2!square!feet!removed!from!individual!workstation!space,!at!least!1!is!added!back
15、!in!shared!or!public!space.7!This!indicates!that,!in!the!quest!for!the!most!effective!workplaces,!occupiers!are!seeking!to!optimize!overall!density!rather!than!maximize(it.!Densifications!effects!can!be!profound,!particularly!at!singleFtenanted!facilities!and!buildings!where!one!or!two!tenants!occup
16、y!a!significant!portion!of!the!building.!At!other!buildings,!changes!will!likely!occur!more!gradually,!giving!management!staff!time!to!adjust.!5!Survey!of!tenants,!Kingsley!Associates!(2014)!6!Occupier(Density(Study,!British!Council!for!Offices!(2013)!7!Welcome(to(the(Office(of(the(Future,!Georgia!P
17、acific!(2015)!www.BOMA.org!3!2.(Densification(is(best(understood(in(a(larger(context.(!The!traditional!motivation!for!increased!densitycost!efficiencycertainly!remains!a!powerful!incentive!for!occupiers!pursuing!densification.!For!many,!it!may!still!be!the!strongest!motivator.8!However,!the!leading!
18、edge!of!contemporary!densification!is!properly!placed!within!the!complex!larger!trend!of!workplace(transformation.!Knowledge!work!is!becoming!increasingly!creative!and!collaborative.!A!new!generation!of!employees!prefers!new!ways!of!working.!And!online,!mobile!technology!enables!much!work!to!be!done
19、!from!anywhere.!Thus,!businesses!are!beginning!to!ask!more!of!their!space.!Rather!than!merely!a!fixed!asset!with!an!amortized!cost,!they!are!beginning!to!think!of!space!as!a!“strategic!communication!tool”9!or!a!“highFperformance!environment.”10!They!are!asking!less!about!how!much!space!they!need!and
20、!more!about!how!it!will!be!used.11!Higher!density!is!a!component!of!this!broader!discussion,!which!also!includes!mobile!connectivity,!environmental!sustainability,!branded!environments!and!alternative!work!modes.!Controlling!occupancy!cost!will!always!be!important,!but!the!transformed!workplace!is!n
21、ot!viewed!primarily!as!a!cost!center.!Instead,!it!is!a!critical!contributor!to!productivity,!innovation!and!employee!engagement.12!(3.(The(challenges(of(higher(density(are(real,(but(manageable.(Given!that!the!overwhelming!majority!of!office!space!consists!of!the!existing!building!stock!designed!for!
22、more!“traditional”!densities,!densification!presents!operational!and!challenges!to!building!managers.!The!first,!and!one!of!the!most!pressing,!starts!outside!the!walls!of!the!building:!Parking.!Some!estimates!suggest!that!over!80!percent!of!workers!in!suburbs!and!cities!underserved!by!public!transit
23、!commute!by!driving!alone.13!Parking!is!a!major!challenge!for!existing!buildings!in!these!areas!that!were!designed!with!lower!densities!in!view.!It!also!illustrates!clearly!the!impact!a!few!tenants!(or!even!one)!can!have!on!the!overall!building.!If!one!large!tenant!requires!15F20!percent!more!parkin
24、g!because!of!higher!densities,!that!leaves!fewer!spaces!for!remaining!tenants.!8!Survey!of!tenants,!Kingsley!Associates!(2014)!9!“Why!we!hate!our!offices,”(Harvard(Business(Review!(October!2014)!10!Trends(in(Office(Footprints,!Gensler!(February!2013)!11!trendlines(TWENTYFOURTEEN,!Transwestern!and!De
25、lta!Associates!(February!2014)!12!For!just!one!perspective!on!this,!see!reports!from!Bisnows!“The!Future!of!Office!and!Creative!Workspace”!seminar,!held!in!Washington,!DC!in!March!of!2015!13!Internal!portfolio!data!from!Bentall!Kennedy!www.BOMA.org!4!Simply!adding!more!parking!will!not!be!feasible!i
26、n!many!cases.!Space!for!new!parking!structures!is!limited!in!central!business!districts,!and!municipalities!and!sustainability!certification!programs!discourage!accommodating!more!cars.!Solutions!will!require!creativity!and!flexibility.!Inside!the!building,!more!people!means!more!frequent!and!intens
27、ive!cleaning!(potentially!over!more!hours),!more!use!of!consumables!and!more!wear/tear!for!floors,!doors,!elevators!and!other!areas.!The!same!applies!to!energy!and!water!consumption.!This!not!only!puts!pressure!on!operating!costs,!it!also!adds!complexity!when!attempting!to!allocate!those!costs!fairl
28、y.!When!suites!are!built!out!specifically!for!higher!density,!many!of!these!costs!can!be!anticipated,!metered!and!assigned!accordingly.!Where!restrooms!and!amenity!areas!are!located!outside!tenant!suites,!this!becomes!more!difficult.!In!multiFtenanted!buildings!with!tenants!of!varying!densities,!squ
29、are!footage!may!no!longer!be!the!best!allocation!factor.!Densifications!impact!goes!beyond!dayFtoFday!operations!to!capital!budgeting.!Equipment!such!as!elevators,!restroom!fixtures!and!HVAC!systems!will!run!differently!when!serving!more!people,!altering!their!maintenance!schedules!and!potentially!s
30、hortening!their!useful!lives.!In!some!cases,!the!layout!of!the!space!will!change!equipment!replacement!decisions.!For!example,!one!HVAC!system!may!be!optimal!for!a!more!contemporary!open!layout,!while!a!different!system!would!better!serve!a!more!traditional!“cellular”!layout.14!Maintaining!a!hygieni
31、c!work!environment!is,!an!underFresearched!impact!of!densification.!Intuitively,!more!people!means!more!germs.!Furthermore,!in!some!workplace!models,!employees!frequently!move!from!workstation!to!workstation,!rarely!occupying!the!same!one!for!an!extended!period!of!time.!Whether!this!leads!to!more!il
32、lness!has!not!been!proven.!Still,!it!implies!the!need!for!a!more!intensive!cleaning!and!sanitation!model,!perhaps!more!similar!to!that!found!in!hotels.!Employee!health!will!be!a!topic!of!concern!in!the!transformed!workplace.15!In!all!this,!there!is!good!news!for!building!mangers.!The!British!Council
33、!for!Offices!concluded!that!there!has!been!no!evidence!in!the!United!Kingdom!that!buildings!constructed!to!a!lower!density!standard!have!been!subsequently!been!unable!to!cope!with!increased!density.!Indeed,!average!density!in!Britain!is!already!117!square!feet!(note:!units!converted)!per!person,!low
34、er!than!in!the!United!States.!(And!workers!in!Japan!and!China!have!long!worked!in!even!tighter!quarters.16)!This!study!and!others!have!also!pointed!out!that,!for!reasons!noted!above,!building!operators!are!unlikely!to!be!confronted!with!the!“doomsday!scenario”!of!fast,!mass!densification.17!14!This!
35、point!was!made!in!a!property!management!discussion!at!Bisnows!Chicago!event!on!Property!Management!and!the!Office!of!the!Future!(April!2015)!15!Cleaning(High(Density(Workspaces,!Georgia!Pacific!(2015)!16!Ray!Torto!lecture!on!office!markets!(September!2012)!17!Occupier(Density(Study,!British!Council!
36、for!Offices!(2013)!www.BOMA.org!5!Managing!the!operational,!capital!and!tenant!service!challenges!of!higher!density!will!not!be!easy,!but!there!is!ample!evidence!that!the!industry!can!adapt!successfully,!especially!since!the!pace!of!change!is!structurally!limited!by!current!lease!terms.!Opportunitie
37、s!Associated!with!Densification!CRE!professionals!have!several!opportunities!to!address!densification!proactively!and!constructively,!helping!occupiers!navigate!the!trend:!Large!occupiers!with!robust!corporate!real!estate!and!facilities!management!expertise!are!the!primary!drivers!of!densification.!
38、Other!tenants!may!want!the!same!benefits,!but!lack!the!inFhouse!expertise.!Building!managers!in!a!multiFtenanted!environment!are!well!positioned!to!serve!such!tenants.!Large!management!firms!can!leverage!their!platforms!to!provide!benchmarks!and!changeFmanagement!case!studies!from!similar!tenants.!S
39、maller!management!firms!can!also!guide!tenants!on!how!best!to!leverage!TI!dollars!to!achieve!effective!workplaces!with!appropriate!designs!that!encompass!higher!density.!WellFinformed!property!managers!can!help!tenants!(particularly!smaller!ones)!avoid!the!pitfalls!of!mere!copycatting,!guiding!them!
40、toward!choices!that!maximize!productivity!and!innovation!rather!than!merely!minimizing!space.!Modern!workplaces!need!modern!payment!models.!Inside!tenant!suites,!this!may!mean!enhanced!metering!and!delegated!vendor!management.!Outside!the!suite,!workers!all!benefit!from!common!areas,!and!tenants!wit
41、h!more!workers!benefit!more!than!tenants!with!fewer!workers.!Property!managers!can!get!creativeand!perhaps!even!radicalin!allocating!costs!based!on!usage!or!headcount!rather!than!square!footage.!Technology!is!changing!how!individual!workers!interact!with!their!workplaces.!Online,!mobileFenabled!tool
42、s!such!as!Comfy,!CrowdComfort!and!Lane!allow!workers!to!access!common!amenities,!bring!issues!to!managements!attention!and!even!request!brief!periods!of!warm!or!cool!air!directly!from!the!building!automation!system.!Densification!implies!greater!adoption!of!such!tools,!democratizing!the!relationship
43、!between!office!workers!and!building!management.!Owners!and!managers!with!a!mindset!of!“workplace!management”!rather!than!“property!management”!will!be!at!an!advantage.!Contemporary!workers!are!using!space!differently,!demanding!a!choice!of!work!modes!and!workstations.!Many!tend!to!use!public!or!com
44、mon!areas!for!impromptu!meetings!or!individual!work!away!from!distractions.!Even!lobbies!and!rooftop!areas!can!become!alternative!workplaces.!In!addition!to!touches!like!comfortable!seating,!semiFprivate!areas,!natural!light!and!rockFsolid!wireless!Internet!connectivity,!workers!would!benefit!from!a
45、ctively!programmed!www.BOMA.org!6!amenities!in!these!common!areas.!Buildings!that!offer!maximum!flexibility!and!comfort!will!be!more!attractive;!owners!and!managers!that!anticipate!and!accommodate!this!trend!physically!and!operationally!will!benefit.!As!it!has!always!done!in!response!to!the!evolutio
46、n!of!the!CRE!industry,!BOMA!International!will!continue!to!provide!educational!content!and!best!practices!for!its!members.!Resources!such!as!BOMAs!Tenant(Leasing(Densification(Checklist!can!help!building!owners!and!managers!deliver!bestFinFclass!service!in!the!context!of!transforming!workplaces.!www
47、.BOMA.org!1!ADDENDUMDensificationandOpportunitiesfortheBOMAFederationBy!Phil!Mobley,!Principal,!Koine!Communications!January!2016!Densificationand,!indeed,!the!broader!“workplace!transformation”!trendpresents!BOMA!International!and!its!affiliates!with!a!tremendous!opportunity!to!fulfill!the!federati
48、ons!traditional!role!of!industry!and!professional!education.!Members!need!reliable!guidance.!They!need!to!know!what!questions!to!ask!and!what!data!to!collect.!They!need!to!understand!the!impact!a!highMdensity!tenant!will!have!on!building!operations,!and!they!need!to!negotiate!cost!allocation!accordi
49、ngly.!Here!are!a!few!suggested!ways!for!BOMA!to!help:!BOMAs!own!members!are!its!readiest!source!of!best!practices.!Resources!like!the!forthcoming!Tenant&Leasing&Densification&Checklist,!compiled!by!BOMAs!research!task!force,!will!help!members!ask!the!right!questions!to!densifying!tenants.!BOMA!shoul
50、d!seek!to!understand!what!other!tools!members!already!using!to!address!densification.!How&dense&is&too&dense?&What&positiveand&negativeexperiences&have&tenants&had&after&transforming&their&workplaces?!A!BOMAMsponsored!research!effort!to!answer!these!questions,!identifying!critical!thresholds!and!rel
51、ating!them!to!tenant!outcomes,!would!arm!members!with!insight!to!serve!customers!better.!For!example,!a!word!of!caution!may!be!in!order!to!tenantsespecially!smaller!ones!without!inMhouse!corporate!real!estate!expertisewho!are!merely!following!a!hot!trend!without!considering!the!possible!negative!imp
52、lications!of!transforming!too!radically.!Many!relevant!stories!are!already!out!there;!BOMA!can!collect!them!in!a!systematic!way!that!members!can!trust.!BOMA!can!further!research!transformed!workplaces!to!set!programming!guidelines!for!members!to!share!with!tenants.!Such!research!could!answer!questio
53、ns!like:!o!What&is&an&appropriate&target&ratio&of&space&types&(focus,&collaboration,&learning,&leisure,&etc.)?&o!How&does&the&ideal&layout&change&by&tenant&size,&industry&or&location?&o!Are&large&suites&more&efficient&than&smaller&ones?&Are&they&more&effective?&o!How&important&is&office&design&relat
54、ive&to&other&factors&(industry,&building&location,&etc.)&in&engaging&employees?&o!What&is&the&relationship&between&density&and&health/wellness&at&the&office?&www.KoineC!2!BOMA!can!quickly!produce!a!catalogue!or!resource!guide!that!compiles!and!defines!the!latest!mobile!tools!that!allow!office!workers!to!engage!directly!with!their!buildings.!There!are!apps!that!allow!workers!to!reserve!conference!rooms,!adjust!temperature!settings!and!explore!local!retail!amenities.!Awareness!of!such!tools!would!benefit!members!and!their!customers.&