The Four Types of Strategic Real Estate Amenities

From Swimming Pools to Pirate Ships, Amenities (Even Crazy Ones) Aren’t Just Perks, but Assets to Enhance Performance

May 9, 2017

Researcher, NBBJ

As competition for tenants, patients, employees and students has intensified, amenities have become an important asset and differentiator across all building types. For example, the total amount of space devoted to amenities in commercial office buildings has risen from 3 percent to 12 percent for high-end tenants, while hospitals and higher education institutions have spent billions to create amenity-rich campuses. Amenities not only draw potential building users, but they also can have a positive impact in terms of asking rates, employee retention [PDF], patient satisfaction and patient outcomes.

While food service has become a baseline amenity in a wide range of facilities, four other amenity types are gaining popularity, namely, those which support fitness & health, access to nature, flexibility & control, and positive distraction.

NBBX_Amenities_Graphic_3_2048

 

Fitness & Health

Gyms are high on the list of employees’ desired amenities, particularly among millennials. In fact, three quarters of European employers already provide fitness facilities, expecting to benefit through reduced healthcare costs and improved productivity. Companies like Chesapeake Energy provide not just gyms but basketball courts and Olympic-sized swimming pools, while even coworking spaces like Brooklyn Boulders Somerville feature major fitness amenities like 22-foot climbing walls.

In healthcare, wellness and fitness centers have evolved from marketing gimmicks into profitable and popular amenities supporting integrated care and population health models. Akron General’s Health & Wellness Center–Green, for example, incorporates a fitness center with outpatient services and emergency department in a sprawling complex, while Florida Hospital is building an 80,000-square-foot wellness center that features indoor farmers’ markets.

 

Access to Nature

Green space is one of the most desired yet underprovided amenities in office buildings, according to surveys of millennials, and has a restorative effect on the weary. Some of the more innovative examples of green space amenities include multi-story glass spheres at Amazon’s new headquarters in Seattle, and a 43,000-square-foot urban farm at Pasona Group’s main offices in Tokyo.

Evidence-based design studies have also demonstrated that patients with a view of nature have less anxiety and pain [PDF], which has helped popularize healing gardens and other green amenities in the healthcare industry. For example, Diakonie-Klinikum Stuttgart has over 150,000 square feet of green space and gardens, while Massachusetts General Hospital’s Lunder Building has an atrium featuring hanging gardens.

 

Flexibility & Control

Employees that have a higher degree of control over where they work, including access to private space and a range of task-appropriate work environments, tend to have a higher degree of workplace engagement. Companies like ViaStat and Thermo Fisher Scientific have actively encouraged employees to modify and redesign their work environments to provide more flexibility and personal control.

Other studies have found that giving patients more personal control and choice reduces stress, an insight hospitals accommodate by creating relaxation rooms and enabling patients to control variables like lighting, sound and temperature. UCSD Jacobs Medical Center’s new facility gives patients iPads which control windows shades, room lights, the thermostat and an Apple TV.

 

Positive Distraction

Game and recreation areas have long been common in the tech industry but are becoming a more widespread phenomenon. These spaces may seem juvenile, but research suggests that helping people feel younger improves productivity. Other workplace amenities like lounges, libraries and terraces can help to create more varied, stimulating environments. Some more unusual examples include a mock pirate ship at Inventionland’s headquarters, and a 65-foot Ferris wheel at Acuity’s main offices.

Hospitals have invested in common spaces like lobbies and lounges to create areas of positive distraction and to reduce stress. At the Minnesota Health Clinics and Surgery Center, waiting spaces have discovery bars where patients can explore research and educational materials via iPads, while Lurie Children’s Hospital has a custom fire truck that kids can play in.

 

Research and anecdotal evidence suggest that amenities which support fitness & health, access to nature, flexibility & control and positive distraction can have tangible benefits. The right type of amenity can be not just a perk but an asset that contributes to the bottom line, whether it’s more engaged employees, better patient outcomes or more desirable properties.

Banner image courtesy of Pixabay.

Infographic © NBBJ.

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How Tech Companies are Rethinking the High-Rise Workplace

Eight New Ideas for the High-Rise of the Future

April 24, 2017

Design Partner, NBBJ

Editor’s Note: This post, adapted from a talk delivered at the Council on Tall Buildings and Urban Habitat (CTBUH) 2016 China Conference on October 18, 2016, in Shenzhen, was originally published by NAIOP.

Seventy percent of the world’s population will live in cities by 2050. This is a dramatic change over one and a half generations, and it will require us to rethink how we build our cities.

At the same time, many tech companies — Amazon, Tencent, Google, Samsung and others — are infusing digital technology into how cities are built and operated. They’re introducing different thinking about what defines a high-rise and a city.

The traditional high-rise building paradigm is simplistic: stacked floor plates, disconnected from each other, with little integration of technology and disconnected from the life of the city, except as an urban icon or a passive lens from which to look out. Most tech companies, however, as well as companies in other industries, are looking for a more social workplace, more interaction between employees and a work experience that reflects their brand. Cities are also changing, as they toss off the “inner city” stigmas of the previous generation and become places to live, work and play. As a result, the high-rise building paradigm needs to change into something more porous and highly networked.

Here are just a few possibilities:

  1. The high-rise building typology is highly ossified, but if we can deconstruct it, we can create seams in which people actually talk to each other, interact and generate new ideas. One way to accomplish this objective is by moving the core from the center of the building to the edge and creating common space at the center. The more we promote visual and physical communication in buildings, the more we can move towards community, innovation and happier places to work.
  2. The vertical, linear nature of elevators also reinforces the disconnection of people and the ossification of the high-rise. If we can look at movement systems from a more multivalent or “grid” perspective — with “skip-stop” elevators that force people to interact on higher floors, with more stairs and escalators between floors, and with multistory atriums for visual connections — we can open up a lot of possibilities.
  3. If the high-rise building is a city-planning problem, maybe public spaces, legislated vertically, can change the way we interact with buildings. Through planning and zoning we can create vertical urbanization purposefully. Just as traditional planning and zoning regulations for setbacks and heights are purposeful, we can open new possibilities for purposeful public space, green spaces and street volumes.
  4. Green facades are a simplistic way of incorporating nature into a high-rise. The more interesting possibility is to think of the building as a true ecosystem — which, again, is human- or life-based. If we can include plants and fresh air in the workplace and make our buildings more organic, it will change the way we interact and perform in buildings. Perhaps we could even grow food for a building’s inhabitants within the frame of the building itself.
  5. A lot of companies are broken into teams. If we think about those teams as “neighborhoods,” we can create connective tissue — almost like a plaza, a park or a square in a small city — between them to bring people together in a type of “village-ification” of the high-rise.
  6. Another priority: daylight for all. If towers are covering the city in shadows, what can we do about it? If we start thinking about geometry, technology and materials to bring daylight down to the street, we can start using buildings to solve problems that everyone experiences — even those who never set foot inside a building we design.
  7. At the same time, super-light towers are becoming possible. What can we learn about new materials — carbon fiber, for instance — from companies like Boeing? Studies suggest we can reduce steel and concrete in supertall towers by 35 to 40 percent. In an era of sustainability and scarce resources, those are things we should be thinking about.
  8. Finally, can the high-rise building become a technology platform? The internet giant Tencent, the most valuable company in Asia according to Fortune, is using its new headquarters tower as a lab for their own product portfolio, integrating elevators, lighting, conferencing, parking and security with their own WeChat-based products. By testing their products on themselves, they are not only making their workplace more efficient, but also learning how to create better products for their customers.

The basic, underlying principle for tall buildings and workplaces in the future will be to connect people and make life in our cities more sustainable. How can we, in ways we never could have imagined in the past, create a better, more human experience in the city and in the high-rise building? Therein lies the challenge. Solving it will spur us to greater innovation, synergy and new ways of thinking.

Banner image of Tencent headquarters © Terrence Zhang, courtesy NBBJ.

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Learning from Tech Workplaces

Research Labs Are Changing to Accommodate New Computational Paradigms

January 23, 2017

Principal / Architect, NBBJ

Editor’s Note: This post is the first in a two-part series, originally published in full by Laboratory Design. Click here for part two.

Workplaces around the world are evolving as organizations like Apple, Google and Amazon seek to design offices that increase collaboration, integrate new technologies and help employees work more efficiently. This ethos is now making its way to the buildings where scientists and researchers work. Here’s why:

Research is going digital…

The methods scientists use to conduct research are changing. Labs are traditionally divided into three segments: clinical work, “wet” lab spaces (lab experiments using liquids) and “dry” lab spaces (labs using computers). Analysis and discoveries are becoming increasingly computation-based, or dry, compared to traditional wet laboratories.

From 2013 to 2015, the National Institutes of Health’s dry research funding for networking and IT R&D increased 40%, growing from $521 million to $729 million. The past decade has seen an explosion in data-intensive life sciences, including genomic research and medicine centering on healthcare customization and treatments based on patient DNA sequences.

The focus on data and computing in science fields is creating a shift in roles. There are close to twice as many dry bench scientists — including computation, informatics/clinical outcomes and clinical scientists — than wet bench scientists working today. Dry labs also require about 20% less space, at a little under 100 square feet per person versus close to 125 square feet per person in a wet lab.

Data creation, metadata (data about data) management and data curation are increasingly becoming the domain of the scientist. Lab benches are drying out.

What does this mean for lab design? In a forthcoming post, I’ll examine some of the implications for designers and laboratory planners.

Banner image courtesy Sean Airhart/NBBJ.

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