Commercial Architecture May 2016 - (Page 6)

DEPARTMENT the architects Design Offices F For The New Workforce Designing for millennials boosts employee recruitment and retention and increases workspace value. Joshua Zinder AIA, NCARB, LEED AP, and Marlyn Zucosky, IIDA, Assoc. AIA Above. At 101 Carnegie Center, heavy brick in the lobby is covered with light-colored surfaces interspersed with a pop of cherry-wood paneling, and the space brightened further with LED pendants. Photo: Michael Slack, courtesy JZA+D or the savvy developer, the oversupply of underper- erties, a national commercial developer. With millennials forming, leasable office space in older buildings and (and amenities) in mind, a great deal of effort has gone into suburban parks represents a wealth of opportunity. upgrading food-service areas for both properties while add- Shrewd, targeted renovations and repositioning can trans- ing a lounge and fitness center with showers in 101, and af- form tired assets into competitive spaces. ter-hours service kiosks in both. The kiosks are particularly To carry the day, however, the renovation must take into noteworthy. The concept recognizes that today's workers do consideration how office users are changing. In particular, not always work standard hours, and the kiosks provide new developers need to consider how companies today recruit revenue streams for the property owner. Since those hours and retain talented employees. They need to think about can be longer, having food and a gym available in the build- amenities that appeal to a rapidly evolving workforce. With ing make it more responsive to the habits of an evolving this in mind, owners looking to strategically reposition older workforce. assets are consulting with designers who have experience creating workplaces with millennials in mind. more appealing. At 101, for example, heavy brick in the lob- Why millennials? Consider the research conducted by is covered with light-colored surfaces interspersed with a by Amy Lynch of Generational Edge in Nashville, which pop of cherry-wood paneling, and the space is brightened shows that millennials made up 36% of the U.S. workforce further with elegant ceiling-hung LED pendants. in 2014 with that figure projected to grow to 46% by 2020. Sustainability. Sustainable design strategies add value by And yes, they really are very different from previous genera- making workplaces healthier and reducing operating costs tions. They view their relationship with work in very differ- through energy-efficient elements. On top of that, they also ent terms-and employers know this. In particular, younger help prospective tenants make sustainability part of their members of the workforce: brand, which is helpful when recruiting among millennials. * place a premium on amenities * prefer a sustainability-oriented workplace The trick is to make the green design elements noticeable. At * enjoy breakout spaces for relaxing, collaborating, or both. A strategic approach to repositioning a Class B asset can include environmentally friendly elements such as furnish- create a millennial-friendly, branded work environment that fixtures, and daylighting. As part of the cafeteria project, the is Class A competitive, for a moderate investment. The result design team worked with the food-service operator on pro- is a revived property that tenants want to occupy because viding healthy food options, which many millennials prefer. 506 Carnegie Center, for example, upgrades to the cafeteria ings with natural wood finishes, porcelain tile, LED light they can capitalize on it in support of their recruitment and Other high-impact strategies for repositioning include retention efforts. For the greatest success, more and more are simple rebranding efforts. Some of these are for curb appeal, working with an experienced and integrated design team, as with 1 & 5 Independence Way in Princeton, NJ, where beginning from the project planning stage-or even earlier. the redesign of signage and the addition of canopies at the Applying a "collaborative design" method, our firm, property entrances created a noticeable visual connection, JZA+D, Princeton, NJ, has been working with clients to de- even though the two office buildings are separated by a third velop strategic plans for office-portfolio rehabilitation. Then, facility. Combined with a lobby redesign, the owner's mod- on specific repositioning projects from within the portfolio, est investment in integrated design produced an attractive we apply smart, market-focused upgrades with an eye toward and recognizable brand identity. a mid- to long-term return on investment. Some of these Current owners of what some developers call "opportu- strategies are unsurprising, while others are less intuitive. All nity properties" may be less than inclined to invest in up- of them produce high-impact improvements for moderate grades, preferring to sell. And so we say to the savvy buyer, cost and work scope, and most are oriented toward appealing "Opportunity is knocking." Repositioning for the millenni- to the emerging millennial demographic in the workforce. al workforce-when developed in consultation with experi- Amenities. Millennial employees typically enjoy inforBelow. At 1 & 5 Independence Way, Princeton, NJ, a redesign of signage and the addition of canopies at the property entrances created a noticeable visual connection, even though the two office buildings are separated by a third facility. The redesign will also make the properties brighter and mal, stylish spaces in which they can collaborate, work, and enced designers-can have a high impact for low to moderate cost. CA relax. Since they tend to prefer the rich mix of retail and social elements found in urban environments, millennials who accept positions in suburban environments still want these services, making amenity space critical. For multi-tenant Joshua Zinder, AIA, and Marlyn Zucosky, IIDA, are partners in Joshua Zinder Architecture + Design. Located in Princeton, NJ, the integrated-design firm's global portfolio includes commercial, hospitality, retail, and residential projects, as well as product, furniture, and graphic designs. properties, we often recommend carving out shared amenity space. This may seem counter-intuitive since it reduces rentable area, but the increase in per-square-foot value creates a win-win scenario-the owner earns more overall while tenants shrink their footprints (and their monthly rents), since some of the amenities that were located in the offices are now shared by the whole building. This strategy worked for the upgrades of 101 and 506 Carnegie Center in Princeton, NJ, with owner Boston Prop6 COMMERCI A L A RCHI T EC T URE MAY 2016 commercialarchitecturemagazine.com Interview With Marlyn Zucosky Learn more about designing for millennial appeal in our interview with Marlyn Zucosky at commercialarchitecturemagazine.com/architects. http://www.commercialarchitecturemagazine.com/architects http://www.commercialarchitecturemagazine.com

Table of Contents for the Digital Edition of Commercial Architecture May 2016

The Architects
Regulations Shape Hospital Design
Architectural Glass Goes First Class
Healthcare Green Design
Interiors Products
Insulation Chills Cold-Storage Facility
Exteriors Products
Dynamic Glass Transforms Elevated Oasis
High-Speed Doors Add Zip To Service Center
Windows & Doors Products
Controlling The Sun
Building Technology Products
VRF Holds Key To Detroit Renovation
Tankless Units Heat Water For 17 Stories
HVAC & Plumbing Products
Retrofit Cuts Operation Costs by 85%
Power Monitor Tracks Non-Light Loads, Too
Lighting & Electrical Products
Showcase
Index
Portfolio

Commercial Architecture May 2016