How expensive is it to design with future densification in mind?
Todd: Two decisions need to be made in the early parts of the design: do you want to design for long term density and do you wish to design for a greater level of flexibility? If you answer yes, instead of designing for a specific program, we design for anything that could happen. The upfront cost for increased densities and flexibility can be 10-15%. One of the concerns we hear is that people will become demoralized if you make them work in smaller and less private spaces. What effect does densifying space typically have on morale? Todd: If you’re going to densify, then you have to change the paradigm from the start. You have to make it exciting and interesting. For example, we’ve designed offices so that you go through all these different areas and run into other people before you even get to your own space. This creates a buzz that’s contagious. You have to make the whole experience exciting. When you do that, people like it. They come to the office and it’s exciting to be there. An
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