编者按 | 本文为CallisonRTKL华盛顿特区办公室副总裁Marc Fairbrother针对未来美国办公建筑市场做的前景展望，可为目前中国办公楼市场的设计者和投资者带来很好的借鉴和决策支持意义。
Office life is about to move outdoors.
In buildings across the country, new and renovated offices are being designed to include more options for workers to get away from their desks and go outside. According to designers, developers, and landlords, it’s an emerging trend that could shake up the way workplaces look and feel for years to come.
“Access to daylight, good fresh air—those kinds of things are really tangible to the tenants,” says Marc Fairbrother, vice president of the architecture firm CallisonRTKL. “We are headed in those directions where it’s more about the user experience than efficiency and the cost of the product.”
Nokia Irving Consolidation at Cypress Waters
CallisonRTKL has several projects in the works that are putting a premium on outdoor space. Common building amenities such as fitness centers and ground-floor cafés are being augmented with new spaces for outdoor breaks and even outdoor working. One project currently in the works, a new office building in Arlington, Virginia, for the global construction company Skanska, includes a variety of outdoor spaces throughout the building. At street level, there’s a quarter-acre parklike space with seating and shaded areas that can be used by the public or by office workers. On the roof, there’s a large patio space, with various seating options that can function as lunchtime getaways, informal working areas, or spots for open-air presentations. The roof also includes an enclosed central conference room that can host both formal board meetings and after-hours cocktail receptions.
Lenovo Campus Global Headquarters
有些项目甚至在办公室中不起眼的地方增设户外空间。Marc Fairbrother表示：“二楼的办公空间往往最难出租，所以我们将露台设置在这里。”公司的另一个项目是位于俄克拉荷马州塔尔萨的一栋办公楼，计划于2023年投入使用，业主在设计上要求每层都设有露台。项目负责人Dallas Branch认为这是一种全新的设计方式，设计师们不得不进行反复斟酌推敲才能最终敲定。Branch表示：“这种设计方式并不常见，在进行初步规划时，因为每层都带有阳台，它看起来更像是一栋住宅楼。设计师必须重新调整设计，使其具有办公楼的外观。”最终，每层楼将为租户提供约1500平方英尺的露台空间。
They even added outdoor spaces on a part of the office that has traditionally been unpopular. “The second floor, which is always the hardest to lease in office space, is where we put the terraces,” says Fairbrother. Another of the firm’s projects, an office building in Tulsa Oklahoma that’s slated to open in 2023, was designed to include terraces on every floor. Principal in charge Dallas Branch says it’s a new approach, and one that the designers had to tinker with before it felt right. “We’re not used to seeing that in offices. When we first laid it out, it seemed like a residential building because it looked like we had balconies everywhere,” says Branch. “We had to tweak the design a bit to keep that office building look.” As a result, every floor will have about 1,500 square feet of terrace space for the tenants.
The move toward the outdoors has been underway for years, but unlike in the past, this new generation of outdoor spaces is less about escape than about adding new types of spaces for people to work and interact in. In expensive markets such as New York, landlords understand that these kinds of spaces are appealing to workers and also to the companies that are trying to attract and retain them. With office vacancy rates higher than normal during the pandemic, landlords and building owners know they need to try harder to lure in tenants.
Schimenti Construction Company - NY Office Relocation
Though COVID-19 has changed the way a lot of people think about office environments, Marc says this trend isn’t necessarily a pandemic reaction; it sometimes reflects a new way of working. “We are doing outdoor spaces in almost every single one of our projects. That’s how important we believe they are,” he says. Marc expects new buildings to have these kinds of spaces incorporated into their designs going forward. For existing buildings, those with outdoor spaces are likely to be more popular with both tenants and landlords. “Of course, if we’re out doing an acquisition right now, and we can buy a building with no terraces or a building with terraces, and we have to pay a little more, we would do that because that’s what tenants are going to want, and you can fill that building,” says Settles. “I think the bar has been raised.”
As for CallisonRTKL, Marc says he’s hoping to do some post-occupancy analysis of new buildings with outdoor spaces to see exactly how they’re being used, and whether they have any impact on worker productivity. “That would be the real meaningful thing, is to prove it economically. Yes, you spent some money to do this, you created a better environment, and see here the payoff is better productivity,” he says. “I think we have a little more work to do on this and it’s going to evolve, but I think we’re going to be using science to help us decide what’s valuable and what’s not.”