Name the 3 Methods of Determining Space Needs

1) multiply the area one person needs by the total number of people in the same area

2) size of an object or piece of equipment

3) a built-in set of rules or customs related to the activity itself

Net Area

 The actual area required to accomodate special functions.

Includes: interior walls and building columns

Does not include: primary and secondary circulation space, closets, electrical and telephone equipment rooms, exterior walls, or the building core.

AKA: net assignable area

secondary spaces - ref. to as "unassigned areas"

Primary Circulation vs. Secondary Circulation

primary circulation space: incl. what can be considered the public circulation space of a leased building, i.e., entry lobby, elevator lobbies, main corridors, & exits rqd. for building code egress

secondary circulation space: incl. corrdiors in private leased areas used to connect the net assignable areas to the primary circulation areas of the building

[ within private lease areas]  

Usable Area

 The area available for assignment to tenant, incl. the actual net area (where activities are taking place) & the secondary circulation space.

ex: office tenant.

Usable space consists o/all activity area w/i  the perimeter walls of the leased space, as well as the private corridors, partitions, & columns w/i the space.

RENTABLE AREA

 The total amount of usable space available. Also incl. structural columns, the thickness of some partitions, & typ. a portion of the exterior wall of the building.

If office lease space only occupies a portion of the floor, the rentable area is measured from the inside glass surface o/exterior walls. (if the glass is more than 50% of the wall area) R.A. also incl. proportionate share of the elevator lobby, public corridor, rest rooms, & mechanical rooms.

If tenant occupies entire floor, R.A. incl. all space taken by public corridors & the elevator lobby & restrooms on that floor.

DEMISING WALLS

Partitions that:

1)separate adjacent tenant spaces

2)separate a tenant space from public spaces.

GROSS AREA

Includes the area of all floors that are totally ENCLOSED, measured from the OUTSIDE face of the exterior walls.

EFFICIENCY FACTOR

-mathematical ratio between one area and another

for singe lease space: interior layout efficiency is the ratio of the net area to the usable area

-takes into account the rqd. circulation space

most office/retail spaces - interior layout eff. is .70-.80

So,about 20-30% o/ total useable space is devoted to CIRCULATION.

SPACE Example.

A small insurance company is planning to move to new leased office space. After programming, the ID determines that the client will require approx. 4500 sqft of net assignable space. If the leasing manager for the building tells the client the building rentable-usable ratio is 1.20, about how much space does the client need to consider leasing?

Efficiency Ratio for Offices: 0.75

Calculate Usable Area.

UA = net assignable space/.075

UA = 4500/.075 =60,000 sqft

Calc. Rentable Area

RA = (usable area)1.20

RA = 60,000 x 1.20

RA =  720 sqft

LINEAR WORKFLOW VS. CENTRALIZED WORKFLOW

 Linear: work or business process proceeds from one location to another in STRICT sequence 0->0->0

-may work best in a long, narrow space or in space where the line can be "folded" 

 Centralized: work is controlled from one central position

 DEPARTMENTAL FLOW VS. NETWORK WORKFLOW

 Departmental: HIERARCHICAL, typ. w/one group controlling work divided into separate departments

-may work best in  an irregularly shaped building or spread among several floors

Network: NO STRICTLY ORGANIZED method of workflow

Work Flow Can Be Analyzed Using what criteria ?

(w/respect to the existing building)

- points of public entry

-points of service entry

-spaces with views

-spaces w/o views

-size & shape of space

-locations o/plumbing & other bldg services

-interference w/bldg structure

-available ceiling height

CODE REVIEW (1)

To assist in preliminary design, what information should be available to the designer BEFORE space planning begins ?

-occupancy groups

-rqmts. for special occ., if any

-gross area o/the space

-occupant load(s)

-common path o/egress travel rqmts

-# of exits rqd.

-maximum distance to exits

-arrangement o/exits

-rqd. min. width of exits

-allowable length of dead-end corridors

-special rqmts. for exiting fr. A or R occ.

CODE REVIEW (2)

-accessibility rqmts. related to space planning

 -rqd. space separations for mixed occ., if any

-construction rqmts for corridors

-rqmts. for glazing, esp. fire-rated partitions

- rqmts. for ramps & stairways, if any

 BUILDING SYSTEMS REVIEW (1)

Why should ID do this ?

ID should review the existing bldg systems to determine if they are ADEQUATE for the CLIENT's PROPOSED USE.

 BUILDING SYSTEMS REVIEW (2)

Should ID be accompanied by anyone? Who & why?

Engineer assisting ID can:

 -recommend additional structure when floors need to be strengthened for file rooms, libraries, heavy equipment, or other unus. heavy loading

-advise on where floor penetrations may be made in a reinforced slab for electrical & telephone outlets

-calculate the amount of floor deflection expected when slip joints are used in slab-to-slab partitions.

-design modifications to a load-bearing wall if client wants to penetrate one with an opening.

BUILDING SYSTEMS REVIEW (3)

Mechanical, Plumbing, Fire Protection, Electrical

What should be reviewed specifically ?

Mech: to check capacity o/the central plant, the condition o/the distribution system, & adequacy o/ registers, thermostats, & other equip. planned for reuse

Plumb: to verify capacity for any new proposed fixtures, review conditions of the pipes/fittings, to determine where existing piping can be tapped for new plumb fixt. [ plumbing line ]

Fire Prot: Does it meet current Life Safety Codes? Does the sprinkler system have add. work rqd. for new space?

-Sprinkler heads may be used directly or relocated slightly

-if ID wants signif. changes to sprinkler head locations, to conform to a specific RCP, cost increase would be much greater compared to above option

Elec: capacity o/service to the bldg, conditions o/primary & secondary service, cond. o/wiring& devices, & cond. o/lighting..

1. Which of the following sources would be the least useful for obtaining current information on a manufacturer's building product?

A. the internet

B. the product representative

C. Sweets Catalog

D. a trade association

D

Trade associations would be the least likely to have current information on a specific manufacturer's product. A manufacturer's website & a manufacturer's rep. would have the most current information, follow by the manufacturer's catalog found in Sweets Catalog.

2. In calculating lease area for tenant space occupying only a portion of the floor, measurements are taken to the

a) inside faces of the tenant sides of all demising walls

b) centerlines of the partitions separating tenants from each other, and from the public corridor

c) inside finish faces of walls separating tenants, & to the centerline of the public corridor wall

d) centerlines of walls separating tenants, & to the inside finish face of the partition separating the tenant space from the public corridor

D

This is the standard BOMA (Building Owners and Managers Association) method of measuring lease space and one that is generally followed in the industry.

3. To begin preliminary space planning, the ID would most likely need which of the following two building code requirements first ?

a) occupancy group & total floor area

b) number of exits and maximum distance to exits

C) allowable length of dead-end corridors and glazing requirements

d) occupant load and corridor construction requirements

B

Although there are many bldg code rqmts that the ID needs to start planning, of the options given, the number of exits and the maximum distance to exits would be critical for preliminary space layout. Option A is incorrect b/c neither the occupancy group nor the floor area would in themselves suggest how the space should be laid out. Option C is incorrect b/c glazing requirements would not be a critical element. Option D is incorrect b/c the details of corridor construction are not needed initially; only the corridor locations are needed.

4. Direct space adjaciences would be LEAST necessary in which business type ?

a) consumer product call center

b) doctor's office

c) electronic assembly plant

d) retail shoe store

A

In a call center, most of the work and transactions are conducted by telephone / electronically, so very few direct adjacencies are rqd. Even supervisors can monitor work electronically rather than being in or adjacent to other work spaces. In the other 3 bldg. types, either matierals or people must communicate directly so a direct, physical adjacency is necessary.

5. The initial determination of area required for a client's program gives the

a) gross area

b) net area

c) rentable area

d) usable area

B

Regardless o/how the information is collected, area is based on the actual space that a client needs to perform a function. This is the net area or the net assignable area. For ex., a client would know that 150sf office is rqd. but would not give consideration to the corridor rqd, to get to the space or the wall thickness needed to create the office. Based on the net area and knowledge of the project type, the programmer can estimate how much additional space is required for secondary circulation. The usable space can then be used as a basis for calculating the rentable and, if necessary, the gross area.

6. A designer has determined that client needs about 8,000 sf of usable office space. The leasing agent for the building says that the rentable-usable ratio will be 1.25. Approximately how much area should the interior designer recommend that the client lease ?

a) 7,500 sf

b) 10,000 sf

c) 10,700 sf

d) 13,300 sf

B

RA = UA (R-U ratio)

RA = 8,000 (1.25)

RA = 10,000 sf

The usable area INCLUDES the net assignable area plus allowance for circulation, so no increase for this is required.

7. Thermostat locations are determined by the

a) space adjacencies

b) electrical engineer

c) HVAC contractor

d) mechanical engineer

D

In addition to designing the HVAC system, the mechanical engineer determines the best locations for controls such as thermostats. In cases where these locations interfere with other wall-mounted items, the ID can sometimes suggest minor modifications.

D

Although an executive summary is usually advisable in a formal, written programming report, it is not necessary as the other 3 items, all of which are critical to define and present to the client.

D

The info listed in options A, B, & C could easily be determined by simple inspection. The adequacy of the air supply would have to be determined by a mech consultant, but the number of diffusers can easily be counted. Even water pressure for one additional sink could be verified by turning on a faucet. Option D related to structural considerations and the feasibility of cutting through a loadbearing wall, which may not be obvious to an ID.

10. In which case would the number of people occupying a space NOT be critical to the programming effort ?

a) the dining room of a housing complex for the elderly

b) the workroom of a commercial laundry

c) a multipurpose meeting room in a neighborhood recreation center

d) a waiting area in a hospital

B

The space in a laundry workroom would be determined more by the size, number, & configuration of equipment than by the limited number of people who would operate the equipment. The other options are highly dependent on the number of people that must be accomodated.