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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.
• 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.
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.
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
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
• building orientation
• adjacency to major highway
• neighbourhood analysis
• major and secodnary streets
• ease of turning into property
Parking Facilities
Surrounding Facilities
Building Conditions
Building 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
• ability to accomodate future growth
Plumbing Requirements
Rescue Assistance
Building facilities
Lease Agreements
cost per square foot