Space Use

An aggressive workplace transformation to an open floorplate with no private offices, implemented across 1 million-plus sf in three locations, allowed Unum Group to consolidate about 40 percent of its worldwide real estate portfolio, turning the vacated space into $53 million in sub-leasing revenue over the next 10 years. Despite the consolidation, the refurbished office buildings are equipped with a raft of appealing amenities, from coffee bars, micromarkets, and cafeterias to fitness centers, quiet rooms, and gaming areas.

Faculty in higher education often spend less than 20 percent of their workday at their assigned desks, so why do they still have them? It is a question that academic administrators are asking, as they look for ways to provide building occupants with the spaces they need to do their work and the autonomy to select the right space for the right task, all within an increasingly constrained campus footprint. Corporate offices have been making the transition to unassigned seating for years now, and despite trepidation, there are signs that academia may be following suit: In a recent survey of 88 U.S. colleges and universities (conducted by the Society for College and University Planning and brightspot, a Buro Happold company), about 62 percent of respondents said they are pursuing more flexible or unassigned workspaces for administrative staff, and 54 percent are planning to do so for academic work facilities, as well.

Occupancy restrictions are being lifted across the country, and companies and institutions are anxious to get back to business. But it’s clear that for many, the workplace will never look the same. After a year-and-a-half of maintaining only a virtual presence in the office, classroom, and to some extent even the lab, employees want to retain some of the autonomy and flexibility they discovered while working remotely. And employers, who have learned that much of the corporate and academic mission can be fulfilled from anywhere without sacrificing productivity, want to make better use of their space. One likely scenario going forward is a hybrid workplace—a combination of remote and in-person activity. In a recent Tradeline survey of 155 individuals at 115 organizations nationwide, 76 percent of the respondents named hybrid workplaces as their top space planning and management priority.

Kathleen W. Rollins Hall at Rollins College in Orlando, Fla., embodies the social/entrepreneurial mission of the college and exemplifies the meaning of an applied liberal arts education. Opened in January 2020, the 29,225-sf facility collocates 10 programs that immerse students in global learning opportunities and partnerships, both on and off campus.

A public hospital in the Midwest was in the process of designing a new 12-story high-acuity ICU tower when the COVID-19 pandemic struck. They witnessed their colleagues in hospitals across the country struggling to accommodate the surge of patients who needed isolation units in facilities that were not designed for them, forcing them to shutter the revenue-generating general medicine practice in the rest of the hospital. So the Midwest hospital pivoted. They reassessed design options for the top two floors to serve as dedicated isolation/surge floors, when needed, without disrupting the operations in the rest of the building.

The needs and architectural considerations for a veterinary diagnostic laboratory (VDL) have evolved toward a greater focus on the value of human-centered design. At its core, the VDL’s purpose to provide diagnostic testing for infectious animal diseases remains the same: Biosafety and biosecurity are a top priority, while designs have evolved to meet today’s demands and anticipated future technological advancements. However, the visionary and technological advancements of recent decades have also resulted in an increased focus on designing with efficiency and quality of workplace in mind.

The most-read Tradeline articles in 2020 reflect how the industry has responded to the COVID-19 crisis with flexibility and adaptability. From virtual site visits and virus-mitigating HVAC solutions to forward-looking models for office work, research programs, and higher education, readers learned about the innovative solutions that peer organizations have adopted to weather the storm and position themselves to thrive in the recovery.

Alexandria Real Estate Equities has attained the world's first WELL Health-Safety Rating for laboratory space at Alexandria LaunchLabs in New York City. Augmenting the center’s existing WELL certification for building design, the WELL Health-Safety Rating for Facilities Operations and Management includes further measures to protect the health of tenants, employees, visitors, and service personnel. Protocols at Alexandria LaunchLabs include:

Employees are driving the design of their workspaces like never before—demanding more collaborative environments, flexible spaces, and personalized technology. As a result, the focus of workplace design and operations, and overall facilities management, is evolving “from the responsibility of managing the building to the opportunity to enable the people within that building,” says Melissa Marsh, AIA, founder and executive director of PLASTARC. Marsh points to the rise of coworking as the disruptive innovation that sparked this shift, and the purposeful use of technology as the force that will sustain it.

As the landscape for academic institutions grows more competitive, determining how human factors impact the design of STEM facilities is becoming a significant consideration when it comes to attracting students and research faculty. As a result, team members at Francis Cauffman Architects are developing a set of metrics to identify and assess the value of design features that influence occupant experience in academic STEM spaces with the goal of creating an index that can be used to inform future renovation and new construction projects. Human factor points are allocated to spaces and design features that have a demonstrated positive impact on student enrollment, result in high levels of user satisfaction, and accommodate the teaching and research goals of the facility. In a post-COVID world, this additional evaluation tool may be more important than ever.

The International WELL Building Institute (IWBI) launched the latest version of the WELL Building Standard in September of 2020. Following two years of extensive development, in-use application, and review, WELL v2 is a vehicle for buildings and organizations to deliver spaces that contribute to improved human health through design strategies, operational protocols, performance standards, and policies that foster a culture of well-being.

The COVID-19 pandemic has amplified the need for the research community to respond quickly to changing markets and to understand the value of laboratory spaces that are flexible, adaptable, and scalable. We’ve seen stadiums converted to makeshift hospitals, “drive-through” testing sites pop up in vacant parking lots, and testing laboratories continually ramp up production to expedite results. This quick-thinking behavior has been inspiring to witness but daunting to execute. Laboratories, by nature, are among the most complex building typologies, where the utmost importance is protecting both the health and safety of their occupants and the integrity of the research. The complexities of the resulting design can be challenging to undertake, but when faced with the extreme circumstances of a pandemic, it is possible to expedite the process with a combination of strategies.

The COVID Consultants℠ and Better Efficiency Solutions & Technologies LLC (BEST) launched the COVIDefender™ Student Housing Portal in August 2020. Offering tools, guidance, and access to crucial information, the online service enables students and off-campus housing authorities to:

The University of North Dakota is planning to break ground in fall of 2020 on the $70 million Nistler College of Business and Public Administration in Grand Forks. Designed by JLG Architects, the four-story, 111,000-sf facility will offer highly flexible learning environments capable of accommodating a wide range of instructional modalities. Technology-enabled classrooms will support a combination of online and in-person instruction, with educational spaces right-sized for appropriate density metrics.

UC Davis Health will renovate an existing 194,000-sf facility to provide consolidated administrative space in Rancho Cordova, Calif. Designed by Stantec, the $48 million project will enhance efficiency for several operational groups by creating a central collaborative location. Offering flexible workstation environments, focus rooms, huddle areas, conference rooms, and gathering spaces, the building will accommodate employees working in human resources, finance, revenue, information technology, and executive leadership.