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
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