Space Distribution Analysis
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Company Space Distribution Analysis
After the completion of the space program and the site analysis, the programmer will have adequate information on the over all size of the company and the availability of the net square footage in the building. The next phase will be to analysis how the company will be distributed in the building. This information can be organized in a distribution table. The importance of the distribution table: • • • • •
to illustrate the locations of the organizational units within the building and their sizes to illustrate the adjacencies between different organizational units to illustrate the both the horizontal and vertical distribution of space to illustrate location of expansion spaces and how they will be consumed over time to illustrate the mobility of the organizational units over time
Factors to consider • •
•
to maximize the use of space on each floor and to reduce waste square footage identify the organizational units that have special needs and avoid unnecessary mobility o areas with special constructions such as millwork o technical areas such as cabling and wiring o areas with environmental control or lighting o areas with plumbing requirements to reduce overhead by grouping expansion spaces together for sublease or block off until consumption
Example The illustration below shows the distribution of a company on 3 floors with the third floor as the street level floor. The company has 4 divisions that are color coded. The common used areas are located in the building core and are not included in this distribution. The strategies used: • • • • •
to meet the adjacency requirements of the units to hold the division and its subunits together as much as possible to maximize the use of each floor before using another floor to group expansion space together and reduce overhead by enclosing these areas until they can be utilize to reduce unnecessary mobility and keep all units with special constructions in the same locations
Program Data Analyses Inorder to illustrate the space program data, it is helpful to use the charting tools from Excel to illustrate the program summary and the space statistics. It would be easier to visualize the results in a graphic form and identify any discrepancies that might occurs on the data generated. The space statistics will help the programmer to later on make meaningful recommendations on planning directions. Based on the complexity of the company, the types and number of charts may vary. Shown below are some of the commonly used charts. • • • • • • • •
Total company personnel projections Comparative departmental personnel projections Total company square footage projection Comparative departmental square footage projection Comparative analysis between types of spaces - Private, Semi-private and Open Comparative analysis between usage of spaces - Personnel and group square footage Expansion space analysis Building distribution analysis
Total Company Personnel Projection This chart illustrates the number of employees required in the company at move-in and future. Usually, the historical data will be used to forecast future growth. Departmental Personnel Projections This chart combines the personnel projections of all the organizational units and compare which units will grow faster than the others and which ones will remain stable
Total Company Square Footage Projection This chart illustrates the total square footage requirements for move in and future. Departmental Square Footage Projections This chart combines the square footage projections of all the organizational units and illustrate which unit consume larger space than the other units, which unit will grow the fastest and which ones will remain stable.
Comparative Analysis Between Types of Spaces - Private, Semi-private and Open This chart illustrates the ratios between private, semi-private and open spaces through out the company. It enable the programmer to later on make planning recommendations on whether is feasible to use traditional office planning or open office planning. (image under construction) Comparative Analysis Between Usage of Spaces - Personnel or Group This chart illustrates the ratios between personnel and group spaces. It is useful to identify whether the company has a large quantity of technical or spaces that requires special constructions. This allow the programmer to predict how flexible the space will be. (image under construction) Building Efficiency Analysis This is a pie chart that illustrate how space are utitlized in the building, the percentiles used for the core and technical facilities, external circulations, common use areas, and how much space are net usable that can be assigned to the company. If we are to compare different sites for the new company, this will be useful in identifying cost savings by selecting buildings that are more efficient.
Building Utilization Analysis This chart illustrates how the building is utilized and the amount of space is left for expansion and whether the building is adequate to meet 10 year's expansion need. It is obvious from the example below that the building provides adequate space for 5 years but will be deficient by 10 years.
Building Feasibility Analysis Purpose Inorder to determine whether the building under consideration is appropriate to meet the client's operational requirements, the programmer will need to analyze the building based on the given facilities, the physical layout of the space, the building systems, the structural and technical constrains, where it is situated, its neighbourhood, the parking facilities, the lease terms, the demolition and improvement costs necessary to update building to meet the current building and ADA codes as well as the client's budget constrain. If more than one building is considered, then the comparative analysis between the different sites become necessary.
Factors to consider • • • •
Site analysis Existing building conditions and constrains Building Codes compliance ADA Codes compliance
Building Analysis Table Use the following table to identify the existing building conditions, the codes requirements and define what needs to be done in order to bring the building up-to-date and meet its intended use. Consider adding additional columns if more than one building is under consideration to turn it into a comparative table for multiple sites.
Check list building space analysis Site Analysis, Exisiting Building Conditions and Code Compliance Requirements Site Analysis Site Location • • • • •
building orientation adjacency to major highway neighbourhood analysis major and secodnary streets ease of turning into property
Parking Facilities • • • •
outdoor or covered facility ability to accommodate future growth cost per month per employee secondary parking facilities around the neighbourhood and costs
Surrounding Facilities • • •
restaurants within walking distance banking facilities convenient facilities
Building Conditions Building Systems • • • •
building construction type occupancy type mechanical systems telephone and electrical systems
Spatial Analysis • • • • • •
gross building square footage on typical floor leasable building square footage on typical floor net building square footage on typical floor building and window modules number of floors building efficiency factor
Recommended Revisions and Improvements to Building
•
ability to accomodate future growth
Existing Building Facilities • • • • • • • • •
cabling and wiring entries data and communication cability and future growth potential stairs - total sets of stairs elevators - locations and numbers and types freight elevators - location, size and numbers restroom facilities rescue assistance other common building facilities building janitorial and storage
Building Codes Compliance Egress Requirements • • • •
• •
occupancy load on typical floor number of exits on each typical floor arrangement of exits: 50% rule compliance travel distance: 200 ft maximum from any interior location in a sprinkler space and minimum number of exits necessary along exterior corridor to meet the requirement minimum corridor or aisle width 44" level exit width requirement:0.2 width variable base on occupancy load
Stairs and Ramps Requirements • •
• • • •
stairs exit width requirement:0.37 width variable x occupancy load stairs landing requirements: landing if rise is more than 12 feet, door location ( not to reduce landing by more than 7") landing length 5' minimum or as wide as stairs or ramps stairs handrails at both sides of stairs and extends 12" at the bottom and last riser ramps requirements: ratio 1:12 doors cannot reduce any required landings by more than 7 inches
•
treads 11" deep and risers not to exceed 7"
Plumbing Requirements • • • •
•
number of waterclosets for each sex on each typical floor number of lavatories for each sex on each typical floor clearances between stalls 2 drinking fountains on each floor under 200 occupants and not to protrude into clear corridor space screening at entrances of all restrooms
Fire and Smoke Protection • • • • • • •
smoke isolation for elevators and shafts sprinkler system tenant separation walls: 1 hour stair enclosures: 2 hours corridor enclosures: 0 hour with sprinkler system hazardous rooms: 1 to 2 hours stand pipe and hose requirement at each landing of the exit stairs
ADA Codes Compliance Access Route • • • • • •
at least one access route connect all exits and accessible spaces minimum corridor width:3' 5' clearance requirement at T and L connections minimum clearance at any point 32" if access route is less than 5' wide then requires minimum 5' turn around every 200 feet protruding objects not to extend more than 4" inches corridors or aisles
Rescue Assistance •
provide area for two 30" x 48" wheel chair
• •
parking on each floor at stairway landing, or 1 hour rate corridor, or1 hour rate room near to the stairs or one 30" x 48" space for every 200 persons additional display signs identifying "Area of Rescue Assistance"
Building facilities •
•
•
• •
• •
•
rest room standard stalls size: 48" x 66" forward approach, 48" x 56" left hand approach, 60" x 56" right hand approach including clear floor space infront of stalls, door swing do not overlap into clear floor space multiple stalls with at least one accessible stall. For 6 or more stalls, at least add an additional 36" x 66" minimum wall mount with outward swinging door urinals require 18" between centerline of bowl and adjacent wall, 36" clear from side to side, 30" x 48" clear floor space lavatories require clear floor space 30 x 48" in front of lavatory grab bars require at the back and side of stalls: side grab bar requires 42" minimum and not to exceed 12" from rear corner, rear grab bar requires 36" long, centered, and not to exceed 6" from adjacent corner restroom turn around clearance: 5' accesible water fountain on each floor, hi-low type with water spouts is required if there is only one on the floor. If more than one available, 50% accessible elevators minimum size: 80" x 54" center opening, 68" x 51" side opening
Doors Maneuvering Clearances •
•
front approach and swing in direction of travel 12" minimum on the side, for forward swing 18" minimum pull side approach and swing in direction of travel 18", for forward swing 36" minimum if clearance is 60 and 42" minimum if clearance is
•
54" latch side approach 24" minimum
Lease Agreements cost per square foot space efficiency, net verses leasable
tenant work letter and building standard work length of lease and options to extend costs on demolition and special work
After the completion of the space program and the site analysis, the programmer will have adequate information on the over all size of the company and the availability of the net square footage in the building. The next phase will be to analysis how the company will be distributed in the building. This information can be organized in a distribution table. The importance of the distribution table: • • • • •
to illustrate the locations of the organizational units within the building and their sizes to illustrate the adjacencies between different organizational units to illustrate the both the horizontal and vertical distribution of space to illustrate location of expansion spaces and how they will be consumed over time to illustrate the mobility of the organizational units over time
Factors to consider • •
•
to maximize the use of space on each floor and to reduce waste square footage identify the organizational units that have special needs and avoid unnecessary mobility o areas with special constructions such as millwork o technical areas such as cabling and wiring o areas with environmental control or lighting o areas with plumbing requirements to reduce overhead by grouping expansion spaces together for sublease or block off until consumption
Example The illustration below shows the distribution of a company on 3 floors with the third floor as the street level floor. The company has 4 divisions that are color coded. The common used areas are located in the building core and are not included in this distribution. The strategies used: • • • • •
to meet the adjacency requirements of the units to hold the division and its subunits together as much as possible to maximize the use of each floor before using another floor to group expansion space together and reduce overhead by enclosing these areas until they can be utilize to reduce unnecessary mobility and keep all units with special constructions in the same locations
Program Data Analyses Inorder to illustrate the space program data, it is helpful to use the charting tools from Excel to illustrate the program summary and the space statistics. It would be easier to visualize the results in a graphic form and identify any discrepancies that might occurs on the data generated. The space statistics will help the programmer to later on make meaningful recommendations on planning directions. Based on the complexity of the company, the types and number of charts may vary. Shown below are some of the commonly used charts. • • • • • • • •
Total company personnel projections Comparative departmental personnel projections Total company square footage projection Comparative departmental square footage projection Comparative analysis between types of spaces - Private, Semi-private and Open Comparative analysis between usage of spaces - Personnel and group square footage Expansion space analysis Building distribution analysis
Total Company Personnel Projection This chart illustrates the number of employees required in the company at move-in and future. Usually, the historical data will be used to forecast future growth. Departmental Personnel Projections This chart combines the personnel projections of all the organizational units and compare which units will grow faster than the others and which ones will remain stable
Total Company Square Footage Projection This chart illustrates the total square footage requirements for move in and future. Departmental Square Footage Projections This chart combines the square footage projections of all the organizational units and illustrate which unit consume larger space than the other units, which unit will grow the fastest and which ones will remain stable.
Comparative Analysis Between Types of Spaces - Private, Semi-private and Open This chart illustrates the ratios between private, semi-private and open spaces through out the company. It enable the programmer to later on make planning recommendations on whether is feasible to use traditional office planning or open office planning. (image under construction) Comparative Analysis Between Usage of Spaces - Personnel or Group This chart illustrates the ratios between personnel and group spaces. It is useful to identify whether the company has a large quantity of technical or spaces that requires special constructions. This allow the programmer to predict how flexible the space will be. (image under construction) Building Efficiency Analysis This is a pie chart that illustrate how space are utitlized in the building, the percentiles used for the core and technical facilities, external circulations, common use areas, and how much space are net usable that can be assigned to the company. If we are to compare different sites for the new company, this will be useful in identifying cost savings by selecting buildings that are more efficient.
Building Utilization Analysis This chart illustrates how the building is utilized and the amount of space is left for expansion and whether the building is adequate to meet 10 year's expansion need. It is obvious from the example below that the building provides adequate space for 5 years but will be deficient by 10 years.
Building Feasibility Analysis Purpose Inorder to determine whether the building under consideration is appropriate to meet the client's operational requirements, the programmer will need to analyze the building based on the given facilities, the physical layout of the space, the building systems, the structural and technical constrains, where it is situated, its neighbourhood, the parking facilities, the lease terms, the demolition and improvement costs necessary to update building to meet the current building and ADA codes as well as the client's budget constrain. If more than one building is considered, then the comparative analysis between the different sites become necessary.
Factors to consider • • • •
Site analysis Existing building conditions and constrains Building Codes compliance ADA Codes compliance
Building Analysis Table Use the following table to identify the existing building conditions, the codes requirements and define what needs to be done in order to bring the building up-to-date and meet its intended use. Consider adding additional columns if more than one building is under consideration to turn it into a comparative table for multiple sites.
Check list building space analysis Site Analysis, Exisiting Building Conditions and Code Compliance Requirements Site Analysis Site Location • • • • •
building orientation adjacency to major highway neighbourhood analysis major and secodnary streets ease of turning into property
Parking Facilities • • • •
outdoor or covered facility ability to accommodate future growth cost per month per employee secondary parking facilities around the neighbourhood and costs
Surrounding Facilities • • •
restaurants within walking distance banking facilities convenient facilities
Building Conditions Building Systems • • • •
building construction type occupancy type mechanical systems telephone and electrical systems
Spatial Analysis • • • • • •
gross building square footage on typical floor leasable building square footage on typical floor net building square footage on typical floor building and window modules number of floors building efficiency factor
Recommended Revisions and Improvements to Building
•
ability to accomodate future growth
Existing Building Facilities • • • • • • • • •
cabling and wiring entries data and communication cability and future growth potential stairs - total sets of stairs elevators - locations and numbers and types freight elevators - location, size and numbers restroom facilities rescue assistance other common building facilities building janitorial and storage
Building Codes Compliance Egress Requirements • • • •
• •
occupancy load on typical floor number of exits on each typical floor arrangement of exits: 50% rule compliance travel distance: 200 ft maximum from any interior location in a sprinkler space and minimum number of exits necessary along exterior corridor to meet the requirement minimum corridor or aisle width 44" level exit width requirement:0.2 width variable base on occupancy load
Stairs and Ramps Requirements • •
• • • •
stairs exit width requirement:0.37 width variable x occupancy load stairs landing requirements: landing if rise is more than 12 feet, door location ( not to reduce landing by more than 7") landing length 5' minimum or as wide as stairs or ramps stairs handrails at both sides of stairs and extends 12" at the bottom and last riser ramps requirements: ratio 1:12 doors cannot reduce any required landings by more than 7 inches
•
treads 11" deep and risers not to exceed 7"
Plumbing Requirements • • • •
•
number of waterclosets for each sex on each typical floor number of lavatories for each sex on each typical floor clearances between stalls 2 drinking fountains on each floor under 200 occupants and not to protrude into clear corridor space screening at entrances of all restrooms
Fire and Smoke Protection • • • • • • •
smoke isolation for elevators and shafts sprinkler system tenant separation walls: 1 hour stair enclosures: 2 hours corridor enclosures: 0 hour with sprinkler system hazardous rooms: 1 to 2 hours stand pipe and hose requirement at each landing of the exit stairs
ADA Codes Compliance Access Route • • • • • •
at least one access route connect all exits and accessible spaces minimum corridor width:3' 5' clearance requirement at T and L connections minimum clearance at any point 32" if access route is less than 5' wide then requires minimum 5' turn around every 200 feet protruding objects not to extend more than 4" inches corridors or aisles
Rescue Assistance •
provide area for two 30" x 48" wheel chair
• •
parking on each floor at stairway landing, or 1 hour rate corridor, or1 hour rate room near to the stairs or one 30" x 48" space for every 200 persons additional display signs identifying "Area of Rescue Assistance"
Building facilities •
•
•
• •
• •
•
rest room standard stalls size: 48" x 66" forward approach, 48" x 56" left hand approach, 60" x 56" right hand approach including clear floor space infront of stalls, door swing do not overlap into clear floor space multiple stalls with at least one accessible stall. For 6 or more stalls, at least add an additional 36" x 66" minimum wall mount with outward swinging door urinals require 18" between centerline of bowl and adjacent wall, 36" clear from side to side, 30" x 48" clear floor space lavatories require clear floor space 30 x 48" in front of lavatory grab bars require at the back and side of stalls: side grab bar requires 42" minimum and not to exceed 12" from rear corner, rear grab bar requires 36" long, centered, and not to exceed 6" from adjacent corner restroom turn around clearance: 5' accesible water fountain on each floor, hi-low type with water spouts is required if there is only one on the floor. If more than one available, 50% accessible elevators minimum size: 80" x 54" center opening, 68" x 51" side opening
Doors Maneuvering Clearances •
•
front approach and swing in direction of travel 12" minimum on the side, for forward swing 18" minimum pull side approach and swing in direction of travel 18", for forward swing 36" minimum if clearance is 60 and 42" minimum if clearance is
•
54" latch side approach 24" minimum
Lease Agreements cost per square foot space efficiency, net verses leasable
tenant work letter and building standard work length of lease and options to extend costs on demolition and special work
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