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RESEARCH & DEVELOPMENT FOR WORKPLACE

New York School of Interior Design MFA DIRECTED THESIS RESEARCH 660 - FALL 2017 1 Chien ju Lin

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CASE STUDY # 1

Red Bull's New York Offices / INABA

Architects :INABA Location: New York, NY, United States Architects in Charge: Jeffrey Inaba, Ostap Rudakevych, Yoichiro Mizuno, Alan Kwan Area :16800.0 ft2 Project Year: 2014 Photographs Naho Kubota Executive Architect: SLAB Architecture, Brooklyn, NY: Jill Leckner, Matthew Voss, Min Chen Lighting Design: WALD Studio, New York, NY: William Armstrong, Kelly Roberts Structural Engineer: Buro Happold, New York, NY: Jeffrey Thompson Mechanical Engineer� Kam Chiu Associates, New York, NY: Kam Chiu

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Best known for its high-energy drink, the company wanted its New York offices to be lowkey.

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Its layout inspired by recent theories of workplace productivity.

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The three types of spaces are large open zones, medium-sized enclosed areas, and small rooms

7 Floor Plan 1. Elevator Lobby 2. Lounge 3. Open Office 4. Small Meeting Room 5. Conference Room 6. Bar 7. Kitchenette 8. Shower Room 9. Storage Room 10. Electrical Closet 11. HAVC 12. Men’s W/C 13. Women’s W/C 14. Janitor Closet 15. Telecomm 14

Diagram

Diagram

8 Floor Plan 1. Elevator Lobby 2. Lounge 3. Open Office 4. Small Meeting Room 5. Conference Room 6. Open Conference Room 7. Reception 8. Bike Room 9. Storage Room 10. Electrical Closet 11. HAVC 12. Men’s W/C 13. Women’s W/C 14. Janitor Closet 15. Telecomm 15

CASE STUDY # 2 Etsy Headquarters

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Arts and Crafts: These corporate headquarters reflect the company’s commitment to employees and the planet.

Etsy’s new Brooklyn Headquarters is designed to showcase their culture of treating “Code as Craft.”

The theme reinforces the celebration of making from end-to-end—spanning across both analog and digital space.

The design aspires to be a fully independent, regenerative ecosystem that sets a bar for a more dynamic and robust interpretation of sustainability. Through its materials story—sustainable, authentic, local, reclaimed—and its green embrace—nature permeating the space—the headquarters advances the potential for sustainability at all levels.

Team Work

Online Shopping

Brand Design

Firm :Gensler Location: New York City, New York, United States Area :225,000 ft2 Project Year: 2016 Photography: Garrett Rowland, courtesy of Gensler

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During construction, 95% of the waste generated from building the office was kept out of landfills, just one of the ways Gensler was able to leverage the challenge to lower Etsy’s environmental Footprint. As a result of this project, we estimate 60 new Declare Label certified products to be introduced to the global market, of which half will be maker goods.

The workspace brings employees closer to nature both inside with greenscaping and outside with landscaped terraces and garden libraries. An ardent commitment to sustainability, authenticity and the shared community is omnipresent, from the reused wood of the water tower that used to top the building to the solar panels on the roof terrace. Never has a workplace been able to express itself so authentically as the new Etsy headquarters.

E-Commerce

Startup

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CASE STUDY # 3

When One Size Does Not Fit All: Rethinking

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Workplace design has undergone a radical transformation in the last several decades, with approximately seventy percent of today’s modern offices now converted to open plans. However, despite growing concerns over decreases in worker productivity and employee satisfaction, the open office revolution shows no sign of slowing down. The open office model has proliferated without regard for natural differences in workplace culture, leading to disastrous results when employees are forced into an office that works against their own interests. If we are to make offices more effective, we must acknowledge that ultimately, design comes out of adapting individual needs for a specific purpose and at best, can create inviting spaces that reflect a company’s own ethos.

The concept of the open plan had noble beginnings in architecture and promised natural light, flexible space, and freedom from oppressive walls and rooms. Many companies have adopted open office plans in order to promote the values this layout supposedly represents such as transparency, collaboration, innovation, and even egalitarian visions where the CEO shares a desk alongside his employees. But despite all of their supposed benefits, a number of studies have revealed the downsides to open plan offices. In one such study, organizational psychologist Matthew Davis found that “though open offices often fostered a symbolic sense of organizational mission, making employees feel like part of a more laid-back, innovative enterprise, they were damaging to the workers’ attention spans, productivity, creative thinking, and satisfaction.” Another study found even more extreme repercussions of the typology, revealing that as the number of employees working in a single room increased, employee attendance correspondingly decreased with those working in fully open offices out sixty-two percent more than those in single offices.

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So why do open plan Offices perpetuate in the wake of so much criticism and research-backed evidence against them? The answer first and foremost lies in their economic advantages. The purported benefits of the open plan office often mask their underlying function – to cut down on real estate costs by cramming the maximum number of employees into the minimum amount of space. As workers spend less and less time in the office due to the proliferation of mobile devices and the ability to work remotely, corporations are less willing to spend money on partially filled offices. Therefore, the shift to open plan offices could be a very smart decision on the part of employers in terms of saving on operating costs, but it raises questions about how work actually gets done in the office environment.

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In some settings, open workplaces may have a particularly positive impact if individuals can gain from increased social interactions.

In creative environments that thrive on interaction and learning from colleagues, the positive aspects of open plans may even outweigh the negative consequences of decreased productivity. Many corporations seek to physically demonstrate their company mission and continue to believe that open layouts encourage employee interaction.

Technology companies in particular often design their offices in the spirit of many startups, which have open flexible plans to accommodate rapid growth. Facebook’s mission, as stated by Mark Zuckerberg is “to make the world a more open place” and this ethos is reflected in their office designs, with their new headquarters designed by Frank Gehry expected to house the world’s largest open office. Google also has an office design that embodies their corporate personality and appropriately caters to the demographic of their young employees.

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Many of the complaints arising from open offices may be due to the fact that the design has widely proliferated in the last decade with very little consideration to individual workplace needs. In response to an inflammatory article criticizing the open office trend supposedly inspired by Google, Kay Sargent writes “Any headline that says “Google got it wrong” is bound to catch attention. But we don’t think that Google gets it wrong. We think Google gets it right—for Google. The folks who get it wrong are the ones who try to slap Google-like space and policies onto their own organization without understanding what it is that they really need.” A company that thrives on collaboration and creativity would logically have a very different work environment than a more traditional business practice in which work can be completed independently. However, the enormous success and glamour associated with startups in recent years has driven even the largest corporations to mimic office designs of their smaller counterparts, regardless of whether or not it suits their workplace culture.

There are numerous ways to achieve the purported benefits behind open offices in ways that simultaneously create positive workplace interactions, inviting offices, and even act as metaphors for a company’s vision. Steve Jobs, for example, was one of the earliest proponents of designing the offices of Pixar to enhance spontaneous collaboration. Designed in the late nineties when cubicles were still very much the norm, Pixar’s headquarters includes an expansive atrium which acts as a central hub for a building that includes offices for computer scientists, animators, and others. Making the decision to move employees from all different departments into a single building was important to Jobs as he believed that the chance encounters prompted by the atrium space could prompt innovation, a sentiment often heard about the open plan office.

The Pixar headquarters differs from many of today’s offices, in that most of the offices are private and arranged in a U-shaped plan around a central meeting area. Pixar had experienced the distracting environment of cubicles in their previous headquarters, and thus had chosen to create private offices for their new building while effectively creating a collaborative environment. CEO John Lasseter declared the inherent success of the building when he stated “…I’ve never seen a building that promoted collaboration and creativity as well as this one.” This building may serve as an example which successfully embodies a corporate ethos and enhances collaboration, all while managing to avoid the difficulties with open offices.

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Creating common circulation spaces that encourage or even force workers to interact on their way to their desks is another means by which companies attempt to enhance workplace culture. Similar to the strategy of the atrium in Pixar’s office, the Bloomberg headquarters in Manhattan establishes an area called “the link” through which every worker and visitor must pass to proceed to the other floors. Additionally, elevators do not stop on every floor, which forces employees to take stairs through parts of the workplace they may not otherwise see and encourage interactions with those in other departments. Unlike Pixar, however, Bloomberg’s offices employ a completely open floor plan with glass conference rooms to create visual continuity across the entire space. Their office design thus acts as a physical metaphor for their corporate goal of creating more transparency in the marketplace. According to an article by Seth Stevenson, the employees at Bloomberg are surprised at how often they bump into their colleagues throughout the day and this increased interaction prompts individuals to gain a better sense of everything taking place at the company.

Additionally, as Bloomberg invests in and works with the founders of many startups, they have found success in adapting the open plan to a larger scale thanks to the ways in which it allows people to collaborate across disciplines and easily check in with colleagues about upcoming deadlines.

Other workplace design strategies include bringing places and activities present in many people’s daily lives into the office itself, possibly to encourage people to work in the office rather than at home in an age of online meetings and mobile connectivity. Google offers areas for yoga classes and other recreational activities within their offices, whereas Square’s new San Francisco offices are designed to work like a city, complete with “avenues” and a “town square.” Their wide hallways feature large tables and restaurant style booths for collaborative work or informal meetings, and a coffee bar in the middle functions to draw people from the entire office together for casual meetings.

Taking the metaphor of a city a step further, Square has even been experimenting with bringing pop-up stores and artisan merchants into their offices, a feature which references the kinds of businesses that employ the company’s mobile payment system. Additionally, their office design varies across cities, with an office in Japan incorporating tatami rooms for meeting places and giving each office a unique sense of “place” - and thus further adapted to fit a specific workplace culture. [3] 26

Instead of working to perpetuate mundane offices that copy each other with row after row of desks, designers should promote greater flexibility within open plan environments and adapt workplace design to a company’s individual culture. Gensler’s 2013 Workplace Survey reveals “Across industries, we found that balanced workplaces—those prioritizing both focus and collaboration—score higher on measures of satisfaction, innovation, effectiveness, and performance.” This could explain the emerging trend of “hybrid” workspaces which often utilize movable furniture systems and couches that offer comfortable environments for workers to meet in small groups or individuals to retreat for focused work. This is one step towards designing offices that offer a greater variety of spaces, but in too many cases these hybrid designs are simply a formulaic application of three or four different types of work area, which still don’t take into account the specific needs of each office.

True hybrid offices should be informed holistically by a company’s workplace goals and go beyond the implementation of simple furniture systems. In the case of Pixar and Bloomberg for example, their desire to increase spontaneous employee interaction was addressed through architectural decisions such as defining unique circulation patterns and designating gathering spaces to bring everyone in the office together at various times throughout the day. These offices in particular do not attempt to implement the open plan as the only way of encouraging communication and transparency, and rather, these ideals are visible throughout the space and speak to corporate identity and unique ways of working.

For too long office designs have adopted a singular model, and if modern work environments are to truly be successful they must adapt to a multitude of working styles present in an increasingly digital age. Office designs such as Google’s become synonymous with a specific corporate culture unique to Google, while Square’s offices seek to create a dynamic workplace inspired by the urban culture in which their products thrive.

These designs distinguish themselves through purpose-driven strategies that create engaging environments with varying spaces, thus ameliorating many of the issues stemming from uniform and faceless open plans.

Most importantly, the new workplace ideal should not rely on a collection of buzzwords to foster innovation, because ultimately, design with intent is the only way to save the modern workplace from becoming a place of dread.

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CASE STUDY # 4 Common Rooms

M E N T I O N cubicles and what comes to mind are terms like ‘battery hens’ and ‘corporate zombies’ – certainly nothing remotely related to ‘stimulation’. But reading about the original intentions behind Action Office,a system that Herman Miller launched in 1968, you find that enclosed workstations – the original cubicles – were seen as a revelation when presented as the world’s first solution for open-plan offices. As president of the Herman Miller Research Corporation, Robert Propst analyzed the way people worked in order to design flexible structures that could be combined in all sorts of ways. Clearly he wasn’t thinking the kind of static arrangement his cubicles ended up being known for, but it’s this identity that has triggered more casual approach to workspace design. Just imagine: around 2,800 employees will share a room at the new Frank Gehry-designed Facebook campus in California, which has the largest open- door plan in world.Although The open-plan office is winning terrain (again),the concept is also the victim of increasing.

Propst’s assumption that employees occasionally need privacy has made its way into the 21st century, a move that doesn’t imply the adoption of an anonymous office culture. ‘We can design offices that tap into a simple fact of human nature: people tend to share information more freely with those they know with those they know personally than with those who are simply colleagues. Easy interaction enables more than just knowledge exchange; it creates a humane environment that attracts people and makes them feel valued. It provides the warmth and normality that is often missing from the functional workplaces that we’ve had for years,’ says Steve Gale of M Moser Associates. You can have a reintroduction of partitions and still maintain an air of transparency. Meetings behind closed doors are passé, while open communication is promoted. Designed by LLLab, the Shanghai office of digital agency Leo is notable for its glasspartitioned offices and meeting spaces. Apart from being very functional – daylight penetrates to the very heart of the space – glazing was intended ‘to challenge the controversial term “transparency” as applied to the stereotypic Chinese working hierarchy’. Ohlab dismantles the classic order as well. A 14-m-long table is at the center of the office that the studio designed for jewellery retailer Relojería Alemana in Palma de Mallorca, Spain. Both staff and executives use the table as a desk. Nothing but a glass wall separates the boardroom from the main workspace. Another Tendency within today’s work sphere sees CEOs from the likes of Indiegogo and Meetup exchanging the coveted corner office for, well, no office at all. They want to demonstrate their accessibility and improve communication within their organizations. Developments such as this signal a shift towards a more democratic office with a less dominant pecking order. — FK 28

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CASE STUDY # 5 Detail in Contemporary Office Design JVM, HAMBURG STEPHEN WILLIAMS ASSOCIATES

The agency’s logo Occasionally the job of giving personality to a company’s interior is made easier when a familiar visual identity can be convincingly reinterpreted in the materials and technologies of building .In this project the client, a leading German based advertising agency, was expanding into the two floors they did not already occupy in a former nineteenth century factory building. The accounts department would relocate to the first floor and senior management, their support and the staff cafe to the fourth. The designers enthusiastically seized upon the agency’s logo, an elegantly simplified but heroically poised image of a Trojan Horse, as the inspiration for defining set pieces on each floor. For the accounts department a long linear piece of what the designers call ‘furniture sculpture’, incorporating a number of mundane components like copying and printing machines, practical elements like meeting places and whimsical details like dog kennels,occupies a wide central corridor. The diagrammatic simplicity of the logo influences the chunky angled massing of individual sections within the whole.

The clearly expressed cladding boards obviously refer to the construction of the horse and the rounded edges to short flights of steps suggest its wooden wheels. The motif is reinterpreted again on the fourth floor in the staff cafe where the body and neck of the horse are reconstructed and adjusted to become the cross section of a table and banquette seating that is extruded to make along booth, with the head serving as a high shelf. The floor, walls and ceiling of the area are clad in dark stained timber to suggest 30 horse’s hollow core . the

The principal space on the fourth floor is shared by senior management who sit around a single enormous table in the middle of a large but otherwise sparsely furnished room, an arrangement that responded to the agency’s unique culture. When necessary,individuals may find privacy in one of two small ‘cabins’ on the external wall. The room is separated from the corridor by a steel and glass screen that comfortably matches the inflated scale of the table and these monumental elements , along with the status of those who use the room, have caused it to be quickly dubbed the ‘elephant house’.

Management assistants are paired in offices across the corridor. These and other offices are finished with a collage of col-ours, soft and textured materials unlike those normally associated with partitioning systems.

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Plan 1. Lift 2. Stairs 3. Entrance area 4. Waiting/meeting room 5. Shared management room

6. Shared private management room 7. Management support 8. Kitchen 9. Communal area 10. Office 11. Gymnasium

Chunky timber detailing characterizing places to work and relax are set along the spine

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Management support staff are accommodated in double rooms. Timber inserts in the partitioning system and a loosely folded fabric document storage unit create an appropriately relaxed environment

The enormous table, shared by the management team, sits heavily in the center of the room. It and its ancillary elements share a scale and construction that justifies the room’s ‘Elephant House’ epithet.

Shelves and white storage bins, one for each member of the management team, are serviced by support staff.

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CASE STUDY # 6

Detail in Contemporary Office Design STUDIO IN THE WOODS, MADRID SELGAS CANO ARCHITECTS

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Interiors, and not just those for offices, are normally about making good the shortcomings of an existing shell, whether in response to a change of use or to improve users’ experience. It might be argued that this project for the designers’ own studio is more about the exterior than the interior, but the relationship of the two, and their connection to their context, is so interlinked that it offers an example of how thinking about the experience of being inside shapes decisions about the exterior and demonstrates how a shared detailing language evolves.

The creation of the building was prompted by the designers’ desire to ‘work under the trees’. They half buried the single story so that the external ground level broadly coincided with internal eye levels, sitting or standing. The designers wanted maximum transparency but realized that, even amongst trees, clear glazing had to be confined to the north side, to reduce heat gain and to prevent sunlight shining directly on work surfaces. So the north elevation and half the roof is fabricated from continuous sheets of 20mm (¾ in) clear acrylic sheet, with a curved transition from vertical to horizontal and milled at the edges to enable silicon sealant to be injected into joints. The southern section of roof and wall, with the same curved profile, is a 110mm (4¾ in) sandwich of translucent insulation between sheets of natural colored fiberglass and polyester, which allows some light penetration. Its internal face bears shadowy traces of the steel frame and is dappled by the sunlight that penetrates the trees above it. The unique nature of the construction demanded unique materials and components. One, a curved roof section, was produced in Denmark exclusively for the German railway and it was necessary to wait for them to place an order before the production line could viably restart .

The imprint of the shuttering boards’ wood grain marks the surface of internal concrete retaining walls and, when painted green relates very directly to surrounding trees. Wooden floorboards are finished with an epoxy-based paint and the line of color change, between work places and the circulation zone, corresponds exactly to the junction of translucent and transparent roofs. The thin bent tubular brackets and the clear acrylic shelves they support are miniaturized variations of the glazing components.

Apart from its semi-subterranean element the project uses few, if any, traditional building materials and calls on few, if any, traditional building skills. Innovative detailing became contagious and led to the ingeniously complex door between studio and office and the ventilation system operated by pulleys and counterweights.

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Plan 1. Exterior steps 2. Entrance 3. Dividing wall and door 4 Large office

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5. Small office 6. Steps to lower level 7. Lavatory 8. Store

1. Translucent fiber-glass panels 2. 2mm (½ in) clear acrylic sheet 3. Stainless steel structural rib 4. Concrete retaining wall

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CASE STUDY # 7

Workplace Design: The Good, the Bad, and the Productive Michael Housman Dylan Minor

The effects of performance spill over in the workplace both positive and negative on several dimensions, and find that it is pervasive and decreasing in the physical distance between workers. We also find that workers have different strengths, and that while spillover is minimal for a worker when it occurs in an area of strength, the same worker can be greatly affected if the spillover occurs in her area of weakness. We find this feature allows for a symbiotic pairing of workers in physical space that can improve performance by some 15%. Overall, workplace space appears to be a resource that firms can use to design more effective organizations.

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Productivity Across Space

Summary Statistics

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INTRODUCTORY ESSAY

There are millions of people worldwide working in the office. For some, the office is a study attached

to a private residence and for others, it is part of huge corporation. However, in spite of all of the hours spent behind the desk, moving papers, typing and telephoning, it is the place, wheres-pared the most time in a day. The workplace has been designed in modern open plans recently. Some founders think an open view environmental space how would make workers feel more comfortable in the office, which would also attract people to value this space more. Transparency blends space to let natural light fill the whole interior. Without the solid wall to limit each area, flexible space and freedom is associate of with increased conversation for among colleagues. In addition, transparency could save cost of the construction because there is no complex design compartments, ceiling management or flooring.

However, open workspaces might decrease employee’s productivity and employee satisfaction. De-

sign is not only about making all the employees smile. It is also helping employees make the most of their time at work. Therefore, the we should acknowledge what different design approaches are needed.

In one study, organizational psychologist Matthew Davis found that “though open offices often

fostered a symbolic sense of organizational mission, making employees feel like part of a more laid-back, innovative enterprise, they were damaging to the workers’ attention spans, productivity, creative thinking, and satisfaction.” Another study found even more extreme repercussions of the typology, revealing that as the number of employees working in a single room increased productivity decreased by sixty-two percent.

Nevertheless, the Google Chelsea office is a good example of open space administration. This145,000 square feet interior revamped by was Interior Architects, whose the goal was to play against the open space type by celebrating the low-tech and the local culture at Chelsea. This is evident in the diverse approaches each function space, which smartly define Google Chelsea in an implicative way. Workers can now take pleasure in this circumstance and permanently increase productivity.

Increased productivity and satisfied workers are a critical point, but how can we improve both of

there? Michael Bill suggests a solution to“office design to increase productivity”.He advice to the design into divide four groups: the workspace, the ambient condition, the psychophysical constructs and the facilities design and management. The workplace refers to the shape and size of the physical barriers that separate the employee’s workspace from other areas in the office. Degree of enclosure vary widely within and across the organization and is related to the both job type and status of the workers. There are three types of enclosure: least, moderate and most which relate to the job performance.

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And most users are attracted to the moderate-enclosure, because users benefit from both personal privacy and self-performance.

Enclosures are connected to ethics, privacy, communication and floor area. Many architects or

interior designers prefer the least amount of enclosures as possible because more enclosures limit their design in terms of natural light or material uses. The more enclosures, the more privacy but that is afforded depends on the range of the enclosure. The most enclosures give full privacy,which allows the employee to give more attention to their tasks. On the other hand, open spaces would cause variable noise and effects psychological nervousness. In general, people assume that high enclosures will block communication with colleagues but this is not true. The high enclosure has the advantage of preventing someone to go through and see some sensitive information on the screen and reduces interruptions when someone is doing work. The floor area defines how all workers are on the same level, but the volume is not high.

In contrast, lacking enclosures allows managers, employees clearly, which create more intense pressure in the workplace. To see Michael Housman and Dylan Minor, “the effects of performance spillover in the workplace both positive and negative on several dimensions, and that it is pervasive and decreasing in the physical distance between workers. Also those workers have different strengths and that while spillover is minimal for a worker when it occurs in an area of strength, the same worker can be greatly affected if the spillover occurs in her area of weakness.” Office design has changed over the last few years and is most innovative in the interior. Previously only the public spaces were design, but increasingly the worker areas are seen as key reflections of the company brand as well.

Ambient conditions include the temperature, air quality, lighting and noise of a space. Clearly,

workers are uncomfortable with too hot or too cool temperature and the environment smells unpleasant.

Lighting efficiency, intensity and color temperature also affects workers. Shadows, reflections and glares appear the whole day. Not only reduces productivity but also impacts physiological problems. Noise is a common annoyance.”Least bothersome are background music, noise from outside, typewriters and other office equipment. Half the workers are often bothered by least one of these noises both before and after a move.”(48)

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Privacy and communications relate to in psychophysical concepts. Interruptions and visual dis-

tractions affect privacy. According to the Journal of Architectural and Planning Research, sharing facilities and workspaces with others can lead to a psychological state known as crowding, which affects behavior.

Risks in the open office including interactions, noise, unwanted observation and printers in the common workspace undermine privacy and comfort. As a result, these factors can cause office workers to “have difficulty concentrating, react negatively to interactions and become dissatisfied with their job.”\\

Clerical workers participate in the planning and design process of their workplace, they can get feel

positive, satisfied, and productive because workers will feel that they are an important part of the company. Michael Brill wrote that “For the workers, the most important issues for participation are furniture selection and workplace location, with workplace size and color scheme somewhat important”(67)

Detail in Contemporary Office Design by Drew, Plunkett introduces various contemporary types

of office design. For instance, Stephen Williams designed an office for JVM, an advertising company in Hamburg. All of the offices use high enclosures to give workers focus on their tasks. The public areas like kitchen, communal area and gymnasium are open spaces. The website Office Snapshot describes the office design in the following quote “There is only one huge table which all directors share, which sits heavily in the middle of an otherwise sparsely furnished room dominated by strong and dark materials. In the staff Cafe on the same floor, one feels like being on the inside of the Trojan horse, the agency’s famous logo. It is an entirely wood-clad, comfortable space for informal conversations over a tea or coffee, which so often creates the spark for big ideas”.

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JVM successfully separated the work and rest areas. The offices are arranged on the perimeter of

the space, using high enclosures to give workers enough privacy without interruption and visual distraction. Even though the space is a linear shape, the designer was intelligent in planning the public area at the center of the space where workers are able to walk through the hallway without interruption.

Private workplace

The management assistants sit across the hallway – they share offices in twos and keep an eye on the individuals in their care through a hefty steel and glass enclosure.

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The staff Cafe on the same floor, one feels like be-

Chunky timber detailing characterizing place to

ing on the inside of the Trojan horse, the agency’s

work and relax are set along the spine

famous logo.

A parade of heavy fins frames the glazed wall to the communal accommodation for the agency management.

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In another example, the STUDIO IN THE WOODS in Madrid designed by Selgascano Architects

planed the studio in a transparent form to connect with the natural, linear of shape by the building regular office desks. The space arrangement looks unpleasant because the distance between each office table is so close that the workers lack privacy. Moreover, the storage area was placed at the end of the space and workers have to walk a long way to get their stuff. Conversely, it is an architectural office, so the designer proposed an open plan that allows colleague to communicate easily. The concept of office focuses on the connection between the exterior and interior.

No matter what type of design, the most significant issue not only increases productivity but also be concerned parapsychology, many companies crave for designing their offices by showing their brand spirit but sometimes neglect employees are essential to companies. Using the best way treat the best people, the best people create a brilliant team to the companies. We should think deeply which design could not only increase productivity but also complete to show the brand spirit of company. There is not just one method to appropriate each workplace. The high enclosures arrangement might not a good idea put in any function spaces. For instance, the reception usually be placed at the open area because when someone is first time to get into this workplace, people can get information in an easily way and the open arrangement is immediately showing the brand of its company. Therefore, we have to concern about the design but also get attention what kind of function space is prosper in user’s satisfaction.

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CODES & GUIDELINES 2014 NYC Building Code

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48

49

50

51

52

53

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WBDG Whole Building Design Guide 2017/11/21

Office | WBDG Whole Building Design Guide

OFFICE

by WBDG Staff Updated: 05-09-2016

OVERVIEW The Office space type refers to a variety of spaces including: meeting spaces integrated into the office environment, reception, office support spaces such as work rooms, storage rooms, file rooms, mail rooms, copier areas, service units/coffee bar, and coat storage integrated into the office environment, and telephone and communications equipment rooms located in tenant suites containing tenant equipment.

WITHIN THIS PAGE Overview Space Attributes Relevant Codes and Standards Major Resources

Spaces and features that may be classified as a separate space type or covered as a special feature include: Millwork other than service unit/coffee bar and coat storage Meeting spaces and conference rooms that include special lighting systems, acoustical treatment, moveable partitions, millwork, or A/V systems Secure storage, strong rooms, vaults, and hardened partitions located within the office suite Large filing, library, or storage areas with concentrated floor loads Enclosed spaces requiring acoustical separation higher than 40 STC, partitions to structure with acoustical insulation, and ductwork sound baffling Specialized window treatments (blackout shades, plantation shutters, motorized fabric draperies, etc.), interior windows, glass block partitions, and glazed doors Humidity, pathogenic, or hypoallergenic air treatment systems Upgrade or changes to standard items such as plaster or vaulted ceilings, specialty lighting, or upgraded ceiling tiles Private toilets, elevators, or staircases Office space plans can be arranged in several scenarios, including: 100% closed office (fully closed), 80%-20% (open), 20%-80% (closed), and 100% open office (fully open). See also WBDG Office Building.

SPACE ATTRIBUTES Over 50 percent of workers in the U.S. spend the workday in office buildings and spaces, and employers today are increasingly bearing the responsibility of providing a quality workspace. Thus the Office space type is typically a flexibleenvironment that integrates technology, comfort and safety, and energy efficiency to provide a productive, cost-effective, and aesthetically pleasingworking environment. Typical features of office space types include the list of applicable design objectives elements as outlined below. For a complete list and definitions of the design objectives within the context of whole building design, click on the titles below.

FUNCTIONAL / OPERATIONAL Integrated Technology: Begin the design process with a thorough understanding of the technological requirements of the space, including anticipated future needs. https://www.wbdg.org/space-types/office

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Occupancy: Office space types fall into the B2 occupancy classification, with sprinklered construction.

The GSA acoustical class is C1 for enclosed offices and Class C2 for open offices.

PRODUCTIVE Flexibility: The office space type is durable and adaptable, and will typically include features such as a raised floor system for the distribution of critical services (power, voice, data, and HVAC) and mobile workstations to accommodate changes in employee, equipment, and storage needs over time.

SECURE / SAFE Comfort and Safety: The health, safety, and comfort of employees is of paramount concern to employers. For this reason, the office space type should be designed with increased fresh air ventilation, the specification of non-toxic and low-polluting materials and indoor air quality monitoring.

Non-quantifiable benefits such as access to windows and view, and opportunities for interaction should also be taken into account.

SUSTAINABLE Energy Efficiency: As energy costs increase with higher reliance on technology, strategies such as the specification of high-efficiency lighting and lighting controls; the application of daylighting; the use of occupancy sensors; and the installation of high-efficiency HVAC equipment should be considered. For more information, see Optimize Energy Use.

EXAMPLE PROGRAMS Two sample building programs and plans are provided, for 'fully closed' and 'fully open' offices. They include minor file and library reference areas, conference space, break space with service unit/coffee bar, and reception area.

"FULLY" CLOSED OFFICE DESCRIPTION TENANT OCCUPIABLE AREAS Office Spaces

QTY.

SF EACH

SPACE REQ'D.

SUM ACTUAL SF 12,170

TENANT USABLE FACTOR

TENANT USF

Enclosed Executive Offices

2

225

450

Enclosed Large Offices

52

150

7,800

Enclosed Small Offices

26

120

3,120

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Open Large Office

0

140

0

Open Small Office

0

100

0

Open Workstations

9

80

720

Reception Desk

1

80

80

Support Spaces

3,134

Reception Seating

1

200

200

"Unimproved" Conference Large

1

600

600

Conference Small

3

150

450

Informal Breakout Centers

0

80

0

Printer/Copier/Fax Center

3

60

180

Break Room Service Unit

1

340

340

Information Reference Centers

2

150

300

Supply Room

4

40

160

Work Room

1

200

200

File Area

2

144

288

Documents Room

1

240

240

Server Room

1

176

176

Tenant Suite

15,304

15,304

1.35

20,592

TENANT

TENANT

"FULLY" OPEN OFFICE DESCRIPTION https://www.wbdg.org/space-types/office

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QTY.

SF

SPACE

SUM

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Office | WBDG Whole Building Design Guide

TENANT OCCUPIABLE AREAS Office Spaces

EACH

REQ'D.

ACTUAL SF 10,600

USABLE FACTOR

USF

Enclosed Executive Offices

0

180

0

Enclosed Large Offices

0

150

0

Enclosed Small Offices

0

120

0

Open Large Office

4

180

720

Open Small Office

15

120

1,800

Open Workstations

100

80

8,000

Reception Desk

1

80

80

Support Spaces

30%

4,614

Reception Seating

1

120

120

"Unimproved" Conference Large

1

600

600

Conference Small

5

150

750

Informal Breakout Centers

12

80

960

Printer/Copier/Fax Center

3

80

240

Break Room Service Unit

1

340

340

Information Reference Centers

3

180

540

Supply Center

4

40

160

Work Center

1

200

200

4

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File Area

2

144

288

Documents Room

1

240

240

Server Room

1

176

176

Tenant Suite

15,214

15,214

1.35

20,572

EXAMPLE PLANS The following are representative of typical tenant plans 2017/11/21 for enclosed and open offices.

Office | WBDG Whole Buil

EXAMPLE CONSTRUCTION CRITERIA

For GSA, the unit costs for office space types are based on the the following table . This information is based on GSA's bench other owners. https://www.wbdg.org/space-types/office

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CONFERENCE / CLASSROOM

by WBDG Staff Updated: 05-09-2016

OVERVIEW The Conference/Classroom space types are areas used for formal meeting, training, and teleconference activities. This WITHIN THIS PAGE space type does not include spaces requiring ceilings in Overview excess of 12'-0"; (h); architectural features to accommodate Space Attributes projection systems using ribbon type cellulose acetate or Relevant Codes and Standards other safety film used in conjunction with electric arc, xenon, Major Resources or other light source projection equipment that develops hazardous gases, dust or radiation, or where cellulose nitrate film is utilized; food service preparation areas; special equipment such as rear projection screens; special electronics control and ADP spaces for audiovisual recording broadcasting, and computer-assisted meetings (classified as ADP space type); or special acoustical design including non-rectilinear spaces dictated by acoustical properties.

SPACE ATTRIBUTES The Conference/Classroom space type requires flexibility, durable finishes to anticipate maximum use, and integrated utility lines such as voice, data, and power to accommodate a variety of multimedia presentations and tele- and videoconferences. Typical features of Conference/Classroom space types include the list of applicable design objectives elements as outlined below. For a complete list and definitions of the design objectives within the context of whole building design, click on the titles below.

FUNCTIONAL / OPERATIONAL Flexibility: The Conference/Classroom needs to be adaptable as occupant needs will change daily.

These spaces generally will contain modular furniture that is light and easily rearranged. These spaces are generally located in areas with standard column grids and single story levels with flat floors.

Movable partitions typically help to further subdivide the space as well as provide added projection surfaces.

Special HVAC and Utility Requirements: A conference center will typically have a separate AHU, which requires a 15% increase in cooling capacity. HVAC, electrical, and security systems are generally designed to operate after hours on a regular basis. Toilet requirements are often exceeded to accommodate additional occupancy loads comfortably.

Occupancy: Occupancy Group Classification is Business or Assembly A3, with sprinklered protected construction, and GSA Acoustical Class B1 space where meetings are held on a regular basis. See also WBDG Secure / Safe—Fire Protection.

PRODUCTIVE Finishes and Built-In Conferencing Tools: These space types are generally finished with durable materials and surfaces that provide added conferencing and meeting functionality such as marker boards and projection screens. Ambient lighting with dimmable controls and special accent lighting is typically used to allow user control for presentation purposes. Consider energy-efficient lighting fixtures. https://www.wbdg.org/space-types/conference-classroom

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Integrated Technology: The Conference/Classroom is typically designed to accommodate a variety of audiovisual equipment, with special attention to acoustical separation from surrounding spaces.

EXAMPLE PROGRAM The following building program is representative of Conference/Classroom space types.

CONFERENCE / CLASSROOM DESCRIPTION TENANT OCCUPIABLE AREAS Attendee Facilities

QTY.

SF EACH

SPACE REQ'D.

1,190

TENANT USABLE FACTOR

TENANT USF

Conference Reception

1

400

400

Coat Check

1

60

60

Attendee Toilets (Male)

1

120

120

Attendee Toilets (Female)

1

160

160

Break Lounge/Prefunction (capacity 15)

2

225

450

General Meeting

6,380

Large Lecture (seating 120)

2

1,200

2,400

Multiple Purpose Meeting (seating 30)

5

760

3,800

Meeting Room Storage

3

60

180

Specialized Meeting Rooms Computer

2

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SUM ACTUAL SF

675

1,350 1,350

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Training Lab (15 stations)

Tenant Suite

Tenant Usable Areas

8,920

1.20

10,661

10,661

EXAMPLE PLANS The following is representative of typical tenant plans.

EXAMPLE CONSTRUCTION CRITERIA For GSA, the unit costs for firing range space types are based on the construction quality and design features in the following table . This information is based on GSA's benchmark interpretation and could be different for other owners.

RELEVANT CODES AND STANDARDS The following agencies and organizations have developed codes and standards affecting the design of Conference/Classroom spaces. Note that the codes and standards are minimum requirements. Architects, engineers, and consultants should consider exceeding the applicable requirements whenever possible.

GSA PBS-P100 Facilities Standards for the Public Buildings Service https://www.wbdg.org/space-types/conference-classroom

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Automated Data Processing: PC System | WBDG Whole Building Design Guide

AUTOMATED DATA PROCESSING: PC SYSTEM

by WBDG Staff Updated: 05-09-2016

OVERVIEW Automated Data Processing Center for PC System (ADP PC) space types is a facility for "horizontal" data processing systems including floor- and counter-mounted units with noncritical uptime requirements. ADP PC space types include facilities for RISC and Pentium-based servers contained in individual equipment towers.

WITHIN THIS PAGE Overview Space Attributes Relevant Codes and Standards Major Resources

SPACE ATTRIBUTES Because of the computer and electronic equipment housed within the ADP PC, the spaces require regulated temperature and humidity (usually accomplish by zoned systems), and reliable power 24 hours per day.

Typical features of ADP PC space types include the list of applicable design objectives elements as outlined below. For a complete list and definitions of the design objectives within the context of whole building design, click on the titles below.

FUNCTIONAL / OPERATIONAL Occupancy: Occupancy Classification for ADP PC is Business Occupancy B2, with sprinkler protected construction and GSA Acoustical Class B2 for spaces with concentrations of noisy equipment.

Raised floors: Raised floors are the preferred system for distribution of critical services (power, voice, data, and HVAC) in ADP PC space types. Raised floors for ADP PC may have low-pressure high induction diffusers and be constructed of concrete filled metal pans at 24"; modules with pedestal and stringer support, with intermediate support.

Dual path service lines for power: Dual path service lines ensure a constant power supply, which is critical to the operations of ADP PC with concentrations of noisy equipment.

Redundant cooling unit: ADP PC space types are usually equipped with redundant cooling capacity to maintain the low temperature required by the computer equipment. This could consist of a split aircooled, air-conditioning unit with 24-hour operation and setback thermostats. Acoustical transfer ducts should be installed at all acoustically rated partitions for noise control. For more information, see WBDG High-Performance HVAC.

PRODUCTIVE Acoustic control: Sound baffles are provided at all acoustically rated partitions for the air supply system to control noise.

Uninterruptible Power Supply (UPS): Emergency power and uninterruptible power supply (UPS) are provided to meet all electrical requirements of the entire ADP PC (server) facility for at least 30 minutes.

For more information, see WBDG Productive—Assure Reliable Systems and Spaces. https://www.wbdg.org/space-types/automated-data-processing-pc-system

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SECURE / SAFE

Security protection: Implementation of an effective access control system is important in preventing unauthorized personnel from entering-and possibly sabotaging-the ADP PC. For more information, see WBDG Secure / Safe—Security for Building Occupants and Assets.

EXAMPLE PROGRAM The following is a representative building program.

ADP PC DESCRIPTION TENANT OCCUPIABLE AREAS Facilities

QTY.

SF EACH

SPACE REQ'D.

SUM ACTUAL SF 936

TENANT USABLE FACTOR

TENANT USF

Supervisor Office

1

100

100

Support Technician Workstation

2

80

160

Reference Library

4

12

48

Magnetic Media Storage

4

12

48

Server Racks/Towers

24

8

192

Multiplexor/Controller Racks

2

22

44

Printer

2

22

44

HVAC Unit

1

60

60

Supplies and Parts Storage

1

120

120

LAN Switches/ Telephone Switches

1

60

60

Electrical Room

1

60

60

Tenant Suite

https://www.wbdg.org/space-types/automated-data-processing-pc-system

936

936

1.31

1,227 2/4

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Tenant Usable Areas

1,227

EXAMPLE PLANS The following is representative of typical tenant plans.

EXAMPLE CONSTRUCTION CRITERIA For GSA, the unit costs for ADP PC space types are based on the construction quality and design features in the following table . This information is based on GSA's benchmark interpretation and could be different for other owners.

RELEVANT CODES AND STANDARDS The following agencies and organizations have developed codes and standards affecting the design of ADP PC spaces. Note that the codes and standards are minimum requirements. Architects, engineers, and consultants should consider exceeding the applicable requirements whenever possible: GSA PBS-P100 Facilities Standards for the Public Buildings Service International Building Code

MAJOR RESOURCES WBDG BUILDING TYPES Educational Facilities, Federal Courthouse, Health Care Facilities, Land Port of Entry, Libraries, Office Building, Research Facilities, Warehouse

DESIGN OBJECTIVE Functional/Operational—Ensure Appropriate Products/Systems Integration, Productive—Assure Reliable Systems and Spaces, Secure / Safe—Security for Building Occupants and Assets https://www.wbdg.org/space-types/automated-data-processing-pc-system

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Mail Center | WBDG Whole Building Design Guide

MAIL CENTER

by Sophia Greenbaum, WBDG Staff Updated: 05-09-2016

OVERVIEW In medium to large commercial and federal facilities, the Mail Center space type is used to efficiently and WITHIN THIS PAGE centrally process incoming and outgoing domestic, Overview international, overnight, and priority mail to meet the Space Attributes needs of building occupants. The Mail Center also Relevant Codes and Standards collects and redistributes interoffice mail and Major Resources coordinates the pick-up of "burn bag" materials. In general, outgoing expedited, domestic, and international, Certified and Registered, and Pouch Mail Services are also provided. Finally, many Mail Centers can be equipped to handle deliveries from couriers and to provide a level of service and guidance to building occupants. Loading docksare more appropriate for larger deliveries. This space type does not include specialized mail centers in facilities that must deal with an exceptional level of security, although security issues are addressed here.

SPACE ATTRIBUTES Numerous manual operations, including the sorting, metering, and inspection of letters and packages, take place in Mail Centers. Since terrorists contaminated the U.S. mail stream in October of 2001, safety and security have become central issues in the performance center operations. Today, Mail Centers should be designed not only to promote the efficiency of mail processing but to ensure the safety of center occupants. Typical features of Mail Center space types include the list of applicable design objectives elements as outlined below. For a complete list and definitions of the design objectives within the context of whole building design, click on the titles below.

A variety of products are available for furnishing mail centers.

(Courtesy of Mid-America Business Systems)

ACCESSIBLE Work surfaces: The primary built-in fixtures in mail rooms include base cabinets, work surfaces, and shelving units. Ensure that accessible fixtures are provided for users. In particular, provide work surfaces at different heights to accommodate a variety of tasks performed by both standing and sitting users.

COST-EFFECTIVE Risk Assessment: Security needs will vary among organizations in relation to their function, size, volume of mail, and profile. A threat/vulnerability assessment and cost/benefit analysis should be performed before capital investments are made in security measures. The estimated capital cost of implementing recommended countermeasures and the estimated installation and operating https://www.wbdg.org/space-types/mail-center

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costs for them are usually part of a complete threat/vulnerability assessment report. See also WBDG Threat/Vulnerability Assessments & Risk Analysis.

FUNCTIONAL / OPERATIONAL Adjacencies: The Mail Center should be located away from the facilities' main entrances, areas containing critical services, utilities, distribution systems, and important assets. In addition, the Mail Center should be located at the perimeter of the building with an outside wall or window designed for pressure relief. An area near the loading dock may be a preferred location since this will allow the mail to travel directly to the center from outside and minimize the impact that any potentially contaminated mail will have on the rest of the building.

Planning space: Although many individuals may visit the Mail Center on occasion, even large corporate Mail Centers may only have one to a few employees directly responsible for Mail Center operations. The space type should be designed for utility and efficiency, keeping in mind that only a small number of users may be in the space at a given time. See also WBDG Functional/Operational—Account for Functional Needs.

Noise Reduction: Speech privacy is not a significant consideration in Mail Centers. However, if centers are adjacent to open plan areas, a minimum of 80% of ceiling surfaces should be treated with sound-absorptive materials. Wherever possible, these same corridors should be carpeted.

Provide lockers: Provide lockers or personal space for employees' belongings outside of the Mail Center. This will encourage users not to bring their personal belongings into the main mail processing space where the items could become obtrusive or contaminated by hazardous materials or could represent a potential safety threat.

Integrated Technology: Begin the design process with a thorough understanding of the technological requirements of the space, including anticipated future needs. See also WBDG Functional/Operational—Ensure Appropriate Product/Systems Integration.

Occupancy: Mail Center space types fall into the B2 occupancy classification, with sprinklered construction. The GSA acoustical class is D1 for mailrooms.

PRODUCTIVE Flexibility: The Mail Center space type is durable and adaptable, and will typically include features such as a raised floor system for the distribution of critical services (power, voice, data, and HVAC) and mobile workstations to accommodate changes in employee, equipment, and storage needs over time. See also WBDG Productive—Design for the Changing Workplace.

SECURE / SAFE Biological Threats and Irradiation: In October 2001, terrorists contaminated the U.S. mail stream with anthrax. This resulted in the illness and death of federal employees and created fear for the American public. According to the U.S. General Services Administration (GSA), the threat of a similar attack occurring continues to exist today. See the GSA web page, Mail Center Security, for detailed information on threat reduction and mitigation.

Provide signage: Provide signage that details emergency operations procedures and evacuation routes. This is the most effective and important step towards preparing to deal with emergencies and suspicious packages and letters.

Restrict access: To prevent theft and or contamination of mail, control and limit access of employees, known visitors, and escorted visitors to the Mail Center with sign-in sheets, badges, and/or card readers (for large mail operations restricted areas also include plants and workroom floors). If possible, make the Mail Center an enclosed room with defined points of entry. If the Mail https://www.wbdg.org/space-types/mail-center

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Center can not be in its own room, set aside a defined space that is only used for processing mail. See also WBDG Secure/Safe—Security for Building Occupants and Assets.

Prevent access by unauthorized persons: Provide locking mechanisms on all Mail Center doors so that doors can be kept locked whenever possible, especially when no one is on duty. Subject to emergency exit safety requirements, keep all outside doors locked and provide means from preventing doors from being propped open. In addition, provide a restricted, defined area for all deliveries and pick-ups. Restrict drivers to an area that is separate from the production/Mail Center facilities.

Monitor entry to the facility: Provide video cameras inside and outside the facility and its docks and/or position a center supervisor's office within view of primary entrances and exits in order to monitor entry into the facility. Ensure that supervisors and team leaders will be clearly visible from the work floor.

Prevent theft: Mail is sometimes lost or stolen from company Mail Centers, or while en route to or from the Post Office. Much of this mail is quite valuable. Incorporate preventative measures into the design of the space. For example, provide a processing center for Registered Mail™ separate from other mail. Provide locking cabinets to secure fund related equipment like postage meters that are not in use.

Encourage hand washing: To limit exposure to potentially hazardous materials, provide a sink in the mail room to encourage employees to wash hands frequently, especially prior to eating.

Blast resistance: Mail Centers where packages are received and opened for inspection should be designed to mitigate the effects of a blast on primary vertical or lateral bracing members.

Where these rooms are located in occupied areas or adjacent to critical utilities, walls, ceilings, and floors, they should be blast and fragment resistant. In the event of a blast, the areas adjacent to the mailroom should not experience severe damage or collapse. See also WBDG Designing Buildings to Resist Explosive Threats.

Ventilation: Where the risk assessment, the volume of mail, and a cost-benefit analysis make it appropriate, the Mail Center should have its own air handling and ventilation system. Consider establishing negative air pressure for the area where processing incoming mail will occur or for the entire Mail Center. If a separate processing area is used, it should not be part of the central ventilation system. Shut-off points of processing area's ventilation system should be mapped and should be part of an emergency procedures handout. See also WBDG Air Decontamination.

HEPA filters: Down-draft high efficiency particulate air (HEPA) filters are a good way to limit employee exposure to routine dust as well as possible airborne hazards.

Biochemical hood: For high profile organizations that see or may see suspicious packages on a regular basis, provide a biochemical hood, which has negative pressure, for the inspection of packages.

Material disposal: Provide adequate space in the Mail Center for explosive disposal containers and covered containers for paper waste including envelopes, packages and boxes. Paper waste should be transported to the loading dock for removal.

SUSTAINABLE Energy Efficiency: As energy costs increase with higher reliance on technology, strategies such as the specification of high-efficiency lighting and lighting controls; the application of daylighting; the use of occupancy sensors; and the installation of high-efficiency HVAC equipment should be considered. For more information, see WBDG Sustainable—Optimize Energy Use.

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Library | WBDG Whole Building Design Guide

LIBRARY

by WBDG Staff Updated: 05-09-2016

OVERVIEW The Library space types are areas where bound paper documents, film, or magnetic media are stored. A Library space type may include both open and closed storage systems and moveable shelving systems, and be applicable to file rooms and other dense storage of material in conditioned office environments. Libraries are assumed to be general purpose, and may include display spaces and reading, meeting, and electronic workstations, as defined by the desired level of access to materials being stored.

WITHIN THIS PAGE Overview Space Attributes Relevant Codes and Standards Major Resources

See also WBDG Libraries.

SPACE ATTRIBUTES Internet access, electronic media, computer technology, and other forms of modern-day advancements have had a profound effect on the function and design of libraries. As a result, Library space type design must be flexible enough to take into account these types of integrated technologies as well as to properly store, handle, and circulate printed and other media types. No special type of humidity control is assumed in the Library space type since storage of archival materials is not typical.

There are seven broad types of library space: 1. Collection space 2. Public electronic workstation space 3. User seating space 4. Staff work space 5. Meeting space 6. Special use space 7. Non-assignable space (including mechanical space) Typical features of library space types include the list of applicable design objectives elements as outlined below. For a complete list and definitions of the design objectives within the context of whole building design, click on the titles below.

FUNCTIONAL / OPERATIONAL Integrated Technology: Begin the design process with a thorough understanding of the technological requirements of the space, including anticipated future needs.

Shelving systems: Depending on the particular needs of a library space, shelving systems can be integrated into the design of the room or installed as modular and adaptable units.

Heavy floor loads: Library stacks and records storage are typically designed for a 150 LB/SF live load. https://www.wbdg.org/space-types/library

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Acoustic and Visual Privacy: Library space types will typically include reading and private work/study areas that require acoustic and visual separation from general circulation and work areas. Program these spaces in relation to public access to shelving for self-service.

Special Lighting: Establishing lighting zones at the beginning of the design process. Differentiate between the lighting needs for shelving, circulation, reading and workrooms. Consider energy efficient lighting.

Occupancy: Occupancy Group Classification for the Library space type is Assembly Occupancy for libraries of 5,000 SF or greater, and Business Occupancy B2 with sprinklered protected construction, and GSA Acoustical Class C1 for spaces smaller that 5,000 SF and for enclosed offices.

PRODUCTIVE Flexibility: The Library space type is durable and adaptable, and will typically include features such as a raised floor system for the distribution of critical services (power, voice, data, and HVAC) and mobile workstations and storage.

EXAMPLE PROGRAM The following is a representative building program for the Library space type.

LIBRARY DESCRIPTION TENANT OCCUPIABLE AREAS Library Facilities

QTY.

SF EACH

SPACE REQ'D.

SUM ACTUAL SF 4,496

TENANT USABLE FACTOR

TENANT USF

Entry Vestibule

1

80

80

Exhibits

1

100

100

Check Out

2

80

160

Reference Desk

1

80

80

Reference Computer Terminals

4

20

80

Card Catalog

3

12

36

Lounge

10

20

200

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Seating Table Seating

20

16

320

Carrels

10

30

300

Research Computer Terminals

8

20

160

Microfiche Cabinets

6

12

72

Microfiche Readers

2

20

40

Periodicals

4

12

48

Reference Stacks

10

12

120

Collections Stacks

100

12

1,200

AV Work Room

1

200

200

Audio Lab

1

200

200

Audio Visual Media Collection

6

12

72

Duplication Center

1

80

80

ADP

1

88

88

Librarian's Office

1

120

120

Librarian's Assistant

2

80

160

Work Room

1

200

200

Store Room

1

300

300

Housekeeping

1

80

80

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Tenant Suite

Tenant Usable Areas

4,496

4,496

1.24

5,565

5,565

EXAMPLE PLANS The following diagram is representative of typical tenant plans.

EXAMPLE CONSTRUCTION CRITERIA For GSA, the unit costs for library space types are based on the construction quality and design features in the following table . This information is based on GSA's benchmark interpretation and could be different for other owners. Court-related libraries and/or libraries with extensive hardwood finishes are not included in the unit costs and must be treated as a special requirement or Chamber space type.

RELEVANT CODES AND STANDARDS The following agencies and organizations have developed codes and standards affecting the design of library spaces. Note that the codes and standards are minimum requirements. Architects, engineers, and consultants should consider exceeding the applicable requirements whenever possible: GSA PBS-P100 Facilities Standards for the Public Buildings Service International Building Code

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Private Toilet | WBDG Whole Building Design Guide

PRIVATE TOILET

by WBDG Staff Updated: 05-09-2016

OVERVIEW The Private Toilet space type refers to toilets that are constructed for the exclusive use of a department, agency, or agency official. Toilets located in the following spaces are not considered Private Toilet space types: Child Care Centers, Health Clinics, Fitness Centers, Judicial Chambers, Enhanced Office (Jury Facilities), Firing Ranges, Detention, and additional toilets related to occupancy requirements in Conference Centers, Auditoriums, and Food Service Dining Areas/Cafeterias.

WITHIN THIS PAGE Overview Space Attributes Relevant Codes and Standards Major Resources

SPACE ATTRIBUTES As with other toilet/bathroom spaces, ventilation and access are the two most important issues to consider in the design of Private Toilets. In addition, careful selection of water-conserving equipment and fixtures will help reduce water consumption within the facility. Typical features of private toilet space types include the list of applicable design objectives elements as outlined below. For a complete list and definitions of the design objectives within the context of whole building design, click on the titles below.

ACCESSIBLE While Private Toilets are permitted to be adaptable, compliance with the applicable accessibility regulation is recommended. This may include no level change thresholds, installing grab bars, and providing appropriate wheelchair turning space.

FUNCTIONAL / OPERATIONAL Floor: Typically poured-in-place, reinforced concrete slab. For Private Toilets located within raised floor tenant office suites, a composite steel/concrete pedestal raised slab area is provided.

Ventilation: Typically a 100% direct exhaust system operated by a timer or the building automation system in order to eliminate odors and facilitate quality indoor air.

Lighting: Typically energy efficient lighting fixtures, such as recessed fluorescent light fixtures located in the soffit above the lavatory and the toilet, combined with occupancy sensors to minimize energy consumption.

Access: Private Toilets are typically located in the proximity of the department, agency, or agency official for ease of access.

SUSTAINABLE Water Conserving Equipment: Water-saving fixtures such as low-flow toilets, urinals, and lavatory faucets. See WBDG Water Conservation for more information.

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EXAMPLE PLANS

Private Toilet | WBDG Whole Building Design Guide

The following diagram is representative of typical plans.

EXAMPLE CONSTRUCTION CRITERIA For GSA, the unit costs for private toilet space types are based on the construction quality and design features in the following table . This information is based on GSA's benchmark interpretation and could be different for other owners.

RELEVANT CODES AND STANDARDS The following agencies and organizations have developed codes and standards affecting the design of private toilets. Note that the codes and standards are minimum requirements. Architects, engineers, and consultants should consider exceeding the applicable requirements whenever possible: Americans with Disabilities Act (ADA) Americans with Disabilities Act Accessibility Guidelines for Buildings and Facilities (ADAAG) GSA PBS-P100 Facilities Standards for the Public Buildings Service International Building Code

MAJOR RESOURCES WBDG BUILDING TYPES Educational Facilities, Health Care Facilities, Libraries, Office Building, Research Facilities

DESIGN OBJECTIVES Accessible, Sustainable—Protect and Conserve Water

PUBLICATIONS Architectural Graphic Standards, 12th Edition by American Institute of Architects, Dennis J. Hall. New York, NY: John Wiley & Sons, Inc., 2016.

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General Storage | WBDG Whole Building Design Guide

GENERAL STORAGE

by WBDG Staff Updated: 05-09-2016

OVERVIEW The General Storage space type includes subgrade, attic, or other spaces with minimal finishes that are designated for storage of merchandise, materials, or equipment that is not hazardous in nature nor requires special HVAC, security, machine access, or utility needs. Supply areas, storerooms, and file rooms not finished to typical office finish level, but with only perimeter partitions and doors are included in this space type.

WITHIN THIS PAGE Overview Space Attributes Relevant Codes and Standards Major Resources

SPACE ATTRIBUTES Important design considerations for the General Storage space type are efficient use of space, energy cost savings, and minimal HVAC requirements. Typical features of general storage space types include the list of applicable design objectives elements as outlined below. For a complete list and definitions of the design objectives within the content of whole building design, click on the titles below.

FUNCTIONAL / OPERATIONAL Occupancy Group: General Storage space types fall into Storage Group S Incidental Use in Group A, B, E, I, M, or R Occupancy Classifications, assuming sprinklered construction and one-hour partition separation from other occupancies.

Efficient Use of Space: Open space is maximized while providing adequate circulation paths for personnel and merchandise handling equipment such as hand trucks.

SUSTAINABLE Energy Cost Savings: Distinguish between areas for storage and circulation in the lighting plan to reduce unnecessary fixtures. Consider using Energy Efficient Lighting.

Minimal HVAC: Exposed HVAC ductwork with suite thermostat control and ducted air return is sufficient in the General Storage space type, however separate zones can be designated for larger storage areas.

EXAMPLE PLANS The following diagram is representative of typical tenant plans.

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EXAMPLE CONSTRUCTION CRITERIA For GSA, the unit costs for general storage space types are based on the construction quality and design features in the following table . This information is based on GSA's benchmark interpretation and could be different for other owners.

RELEVANT CODES AND STANDARDS The following agencies and organizations have developed codes and standards affecting the design of general storage spaces. Note that the codes and standards are minimum requirements. Architects, engineers, and consultants should consider exceeding the applicable requirements whenever possible: GSA PBS-P100 Facilities Standards for the Public Buildings Service International Building Code UFC 4-440-01 Warehouses and Storage Facilities

MAJOR RESOURCES https://www.wbdg.org/space-types/general-storage

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Atrium | WBDG Whole Building Design Guide

ATRIUM

by Cecily Channell, WBDG Staff Updated: 05-09-2016

OVERVIEW In ancient Roman times, the atrium was the central open area of a house, but today the term atrium is typically WITHIN THIS PAGE associated with commercial or public buildings. The atrium Overview space type includes glazed courtyard spaces and Space Attributes multistoried spaces. Atria are typically used as key Relevant Codes and Standards architectural features in main entries, public circulation areas Major Resources or as special destinations within a building. Atrium design often involves skylights and generous glazing areas that provide an infusion of natural light which make them a prominent building areas well suited to serve ceremonial and social functions.

SPACE ATTRIBUTES The atrium space type requires flexibility, durable finishes, attention to regular maintenance, and special HVAC systems and lighting. Typical features of atrium space types include the list of applicable design objectives elements as outlined below. For a complete list and definitions of the design objectives within the context of whole building design, click on the titles below.

ACCESSIBLE Include accessible elevators and ramps in addition to stairways.

AESTHETICS Highlight or soften the verticality of the space by delineating horizontal bands (such as at floor or ceiling levels) with windows, lighting, wall coverings, and signage.

Specify appropriate finishes for open stairways, pedestrian bridges, and other transitional spaces that match finishes in adjacent spaces.

Include glazing system materials or detailing that emits natural light, but prevents glare and light reflection.

FUNCTIONAL / OPERATIONAL Design appropriate spaces for the unique requirements of plant species, including attention to lighting, temperature, and air flow. Specify plants with comfort levels similar to occupant comfort levels.

Accommodate flexibility and storage of furniture and equipment for ceremonial events and exhibits.

Design for maintainability of hard to reach areas, such as re-lamping of high light fixtures and periodic cleaning of dust gathering surfaces. Consider use of portable lifts over scaffolding.

Design as an informal meeting space where intellectual/social exchange can take place.

Specify durable finishes to accommodate maximum pedestrian traffic. https://www.wbdg.org/space-types/atrium

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PRODUCTIVE Specify HVAC equipment that will ensure a comfortable and reliable temperature. For more information see WBDG High-Performance HVAC. If the atrium will be used for performances or ceremonies, study its acoustic properties and include sound absorptive materials as needed.

SECURE / SAFE Provide for smoke control/Fire protection engineering requirements.

In high-risk buildings, such as government or public assembly areas, incorporate blast-resistive design in atria structural system and glazing.

Design for safety in balconies overlooking atria: Glass railings can become dangerous as breaking/falling objects in terrorism or seismic event Design to prevent/discourage falls and suicide attempts

SUSTAINABLE Atria can be used as light courts. Utilize daylighting to reduce energy use through skylights and window walls.

Create a vertical "chimney" effect with low intakes and high outlets to facilitate natural ventilation.

RELEVANT CODES AND STANDARDS The following agencies and organizations have developed codes and standards affecting the design of atria.

Note that the codes and standards are minimum requirements. Architects, engineers, and consultants should consider exceeding the applicable requirements whenever possible: Department of Veteran Affairs: FM-187C-DA-18 Atrium Skylights Maintenance Provisions GSA PBS-P100 Facilities Standards for the Public Buildings Service GSA Public Buildings Service Pricing Desk Guide, Edition No. 2 International Building Code NFPA 92B: Standard for Smoke Management Systems in Malls, Atria, and Large Spaces

MAJOR RESOURCES WBDG BUILDING TYPES Federal Courthouse, Government Laboratory, Land Port of Entry, Office Building https://www.wbdg.org/space-types/atrium

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Physical Fitness (Exercise Room) | WBDG Whole Building Design Guide

PHYSICAL FITNESS (EXERCISE ROOM)

by WBDG Staff Updated: 05-09-2016

OVERVIEW The Physical Fitness (Exercise Room) space type is a space specifically designated for exercise, fitness training, and physical wellness activities. Also included are toilets, office, and general storagenormally found in a Physical Fitness (Exercise Room) space to meet codes and regulations.

Fitness space types do not include: high bay court games (basketball, racquetball), saunas, hot tubs, steam rooms, swimming pools, food preparation, and service or sporting goods retail.

WITHIN THIS PAGE Overview Space Attributes Relevant Codes and Standards Major Resources

SPACE ATTRIBUTES The Physical Fitness (Exercise Room) space types provide a comprehensive, varied program of physical activities to meet the individual training regimens of its occupants. Indoor fitness programs can typically be divided into four categories of exercise: warm-up/cool down, free weight, circuit training, and cardiovascular.

Each area that houses a particular exercise category should be designed around the requirements of the necessary equipment, including spatial, utility, and HVAC requirements, as well as circulation and control.

Also important to the design of this space type is the durability of finishes, flexibility of space, and acoustical control. Typical features of physical fitness space types include the list of applicable design objectives elements as outlined below. For a complete list and definitions of the design objectives within the context of whole building design, click on the titles below.

FUNCTIONAL / OPERATIONAL Spatial Requirements of Equipment and Exercise Activities: A minimum 12' ceiling height is generally required in this space type to accommodate the clearances needed for daily equipment usage. Special surfaces are also required for many athletic activities such as cushioned training surfaces, mirror walls, or impact-resistant walls. Anticipate circulation, in particular controlled circulation, using a flow diagram at the beginning of the design process.

Durability of Structure and Finishes: Increased structural steel is typically provided to reduce vibration transmission. Exercise and weight rooms, including equipment storage rooms, should be designed for a 150 LB/SF live load. Finishes should be durable and easy to maintain in anticipation of maximum use. See also WBDG—Wall Systems.

Acoustical Control: Reduce noise impact generated by physical activity, by including sound baffles at all acoustically rated partitions, in particular exercise and weight rooms and tenant demising partitions.

Occupancy: Occupancy Group Classification is Business Occupancy B, with sprinklered protected construction and GSA Acoustical Class X space where noisy operations are located.

SUSTAINABLE Special HVAC: Employ measures to reduce moisture and odor migration to other spaces—assume this space type requires a 20% increase in cooling capacity above the overall building shell and core.

Provide a separate AHU for exercise areas. Fitness centers will typically have negative air pressure relative to other areas of the building.

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EXAMPLE PROGRAM The following building program is representative of the Physical Fitness space type.

PHYSICAL FITNESS DESCRIPTION TENANT OCCUPIABLE AREAS Front Lobby

QTY.

SF EACH

TOTAL SF

Entry Lobby Lockers

1

80

SUM ACTUAL SF 80

80

1,400

TENANT USABLE FACTOR

TENANT USF

Male Lockers (70 lockers)

1

490

490

Male Toilets (3 stalls)

1

180

180

Male Showers (4 showers)

1

100

100

Female Lockers (50 lockers)

1

350

350

Female Toilets (3 stalls)

1

180

180

Female Showers (4 showers)

1

100

100

Exercise Facilities

4,320

Free Weight Room

1

960

960

Exercise Station Room

1

960

960

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Aerobics Machine Room

1

1,200

1,200

Fitness Instruction

1

1,200

1,200

Support Spaces

320

Equipment Repair/Storage

1

200

200

Housekeeping

1

120

120

Tenant Suite

Tenant Usable Areas

6,120

6,120

1.16

7,076

7,076

EXAMPLE PLANS The following diagram is representative of typical tenant plans.

EXAMPLE CONSTRUCTION CRITERIA https://www.wbdg.org/space-types/physical-fitness-exercise-room

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Physical Fitness (Exercise Room) | WBDG Whole Building Design Guide

For GSA, the unit costs for physical fitness space types are based on the construction quality and design features in the following table . This information is based on GSA's benchmark interpretation and could be different for other owners.

RELEVANT CODES AND STANDARDS The following agencies and organizations have developed codes and standards affecting the design of physical fitness spaces types. Note that the codes and standards are minimum requirements. Architects, engineers, and consultants should consider exceeding the applicable requirements whenever possible: GSA PBS-P100 Facilities Standards for the Public Buildings Service Fitness Center Design Guide, Air Force International Building Code UFC 4-740-02f Air Force Fitness Centers

MAJOR RESOURCES WBDG BUILDING TYPES Health Care Facilities, Office Building, Research Facilities

DESIGN OBJECTIVES Accessible—Beyond Accessibility to Universal Design, Functional / Operational—Account for Functional Needs, Productive—Promote Health and Well-Being, Safe / Secure—Occupant Safety and Health, Sustainable—Enhance Indoor Environmental Quality (IEQ)

PUBLICATIONS Architectural Graphic Standards, 12th Edition by American Institute of Architects, Dennis J. Hall. New York, NY: John Wiley & Sons, Inc., 2016.

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Food Service | WBDG Whole Building Design Guide

Plaza (/space-types/plaza) Private Toilet (/space-types/private-toilet) Warehouse (/space-types/warehouse)

FOOD SERVICE

by WBDG (HTTPS://WWW.ADDTOANY.COM/SHARE#URL=HTTPS%3A%2F%2FWWW.WBDG.ORG%2FSPACE-TYPES%2FFOOD-SERVICE&TITLE=FOOD%20SERVICE) Staff Updated: 05-09-2016

OVERVIEW The Food Service space type includes cafeterias, sandwich shops, coffee shops, fast food retail, and other food services that involve the preparation and handling of food items for the consumer. Food Service space types are distinguished from other spaces where food may be vended (such as employee lounges) by the health and sanitation requirements related to the handling of unpackaged food products and/or processing of non-disposable dishware.

SPACE ATTRIBUTES

WITHIN THIS PAGE Overview Space Attributes Relevant Codes and Standards Major Resources

Unique to the Food Service space type is a �oor plan that must accommodate several distinct areas, each with specialized equipment and HVAC requirements. These areas include: food production, service, and dining; receiving and storage; and space for general circulation and other support areas. The integration of these systems should also facilitate proper cleaning and sanitation of all spaces where food is handled.

Typical features of Food Service space types include the list of applicable design objectives elements as outlined below. For a complete list and de�nitions of the design objectives within the context of whole building design, click on the titles below.

AESTHETICS (/DESIGN-OBJECTIVES/AESTHETICS) Dining Areas: These areas typically can include entry, waiting, seating, and condiment support. These areas will typically be designed for consumer comfort and will include aesthetic (/design-objectives/aesthetics) features such as ambient lighting and durable �nishes. A clear circulation plan within and around the dining areas will allow for simultaneous circulation of patrons and staff.

FUNCTIONAL / OPERATIONAL (/DESIGN-OBJECTIVES/FUNCTIONAL-OPERATIONAL) Service Areas: Service areas typically include the tray service lines, counters, packaged goods display, beverage dispensing, check out, and service ware dispensing.

Receiving and Storage Areas: These areas typically include dedicated food service docks, general dry goods storage, ventilated storage, and refrigerator and freezer storage (pre-manufactured modular units with integrated shelving). Design for a live load of 150 LB/SF in these areas.

General Support Areas: Support areas can include but are not limited to areas where little food production is taking place such as administration and staff areas for the dietician and manager of�ces, procurement and budget of�ces, staff lockers and toilets, staff lounge, and staff dining areas.

Sanitation and HVAC Requirements: The sanitation system for the Food Service space type generally will include the following areas of specialized equipment: dish wash, pot wash, garbage disposal, and janitor service. To ensure heat and odors associated with food preparation and handling do not permeate throughout the building, this space type requires a 20% increase in cooling capacity above building shell and core provisions, and a separate air return. Kitchen areas will have their own air handler units and dry chemical system hoods. In food production areas, provide ducted exhaust (welded black steel construction) to all cooking equipment hood vents with �lter systems at discharge to reduce cooking odors.

Occupancy Group: Occupancy classi�cation for the Food Service space type is Assembly Occupancy A2, with sprinklered protected construction and 2 hr. separation from other occupancies and GSA Acoustical Class X space where noisy operations are located. See also WBDG Secure / Safe—Fire Protection (/design-objectives/secure-safe/�re-protection).

PRODUCTIVE (/DESIGN-OBJECTIVES/PRODUCTIVE) Food Production Areas: Food production areas generally refer to preparation, cooking, pantry, and bakery areas. Equipment typically found in food production areas includes: modular refrigerator/freezer unit, a cooking section with eight burner range, broiler, salamander, deep-fat-fryer, roasting oven, steam kettles, steam cookers, mixer, pot rack, slicer, can opener, scale, knife rack, cook's table, spice bin, utensil shelves, hot food tables, mobile dish storage and a baker section with baker's bench, mobile bins, worktables, scale, mixer, bowl doll, tilting steam kettle, lighted oven, batch warmer, can opener, dough divider, dough roller, humidi�ed proof box, power sifter, utility carts, dish carts, pastry stove, and bread slicer.

EXAMPLE PROGRAM The following is a representative building program for the Food Service space type.

FOOD SERVICE / CAFETERIA https://www.wbdg.org/space-types/food-service

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Food Service | WBDG Whole Building Design Guide QTY.

SF EACH

SPACE REQ'D.

SUM ACTUAL SF

3,717

TENANT USABLE FACTOR

TENANT USF

Dining Area (200 seats)

1

2080

2080

Condiment Areas

4

50

200

Service Line (2-35ft lines)

1

1197

1197

Public Toilets (Male)

1

120

120

Public Toilets (Female)

1

120

120

Kitchen

1,026

Meat Preparation

1

200

200

Bakeshop

1

200

200

Cold Foods

1

106

106

Vegetable Preparation

1

120

120

Range/Grill

1

400

400

Storage Area

456

Receiving

1

56

56

Common-Dry

1

240

240

Refrigerated

1

160

160

Cleaning Areas

399

Dish and Truck Wash

1

230

230

Pot Washing

1

60

60

Trash

1

109

109

Employee Areas

440

Manager

1

120

120

Lockers

2

40

80

Toilets

2

60

120

Employee Dining

1

120

120

Of�ce

1

114

114

Tenant Suite

Tenant Usable Areas

114

6,152

6,152

1.18

7,282 7,282

EXAMPLE PLANS The following diagram is representative of typical tenant plans.

https://www.wbdg.org/space-types/food-service

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EXAMPLE CONSTRUCTION CRITERIA For GSA, the unit costs for Food Service space types are based on the construction quality and design features in the following table (/FFC/GSA/gsa_constr_criteria_foodservice.pdf) . This information is based on GSA's benchmark interpretation and could be different for other owners.

RELEVANT CODES AND STANDARDS The following agencies and organizations have developed codes and standards affecting the design of Food Service space types. Note that the codes and standards are minimum requirements. Architects, engineers, and consultants should consider exceeding the applicable requirements whenever possible.

GSA PBS-P100 Facilities Standards for the Public Buildings Service (/ffc/gsa/criteria/pbs-p100) International Building Code (http://www.iccsafe.org/codes-tech-support/codes/2015-i-codes/ibc/) UFC 3-190-07N Food Service Equipment Operation and Maintenance (/ffc/dod/uni�ed-facilities-criteria-ufc/ufc-3-190-07n)

MAJOR RESOURCES WBDG BUILDING TYPES Educational Facilities (/building-types/educational-facilities), Federal Courthouse (/building-types/federal-courthouse-1), Health Care Facilities (/buildingtypes/health-care-facilities), Of�ce Building (/building-types/of�ce-building), Research Facilities (/building-types/research-facilities/government-laboratory)

DESIGN OBJECTIVES Functional / Operational—Account for Functional Needs (/design-objectives/functional-operational/account-functional-needs), Functional / Operational—Ensure Appropriate Products/Systems Integration (/design-objectives/functional-operational/ensure-appropriate-productsystems-integration), Secure / Safe—Fire Protection (/design-objectives/secure-safe/�re-protection), Secure / Safe—Occupant Safety and Health (/design-objectives/secure-safe/occupant-safety-health)

ORGANIZATION AND ASSOCIATIONS National Clearing House for Educational Facilities, Resource Lists: Food Service Facilities (http://www.ncef.org/resource-lists/food-service-facilities)

PUBLICATIONS Architectural Graphic Standards, 12th Edition (http://www.wiley.com/WileyCDA/WileyTitle/productCd-111890950X.html) by American Institute of Architects, Dennis J. Hall. New York, NY: John Wiley & Sons, Inc., 2016.

Design and Layout of Foodservice Facilities, 3rd Edition (http://www.wiley.com/WileyCDA/WileyTitle/productCd-EHEP000607.html), by John Birch�eld. New York, NY: John Wiley & Sons, Inc., 2008.

OTHERS Building Research Information Knowledgebase (http://www.brikbase.org/research-type/food-sales-and-service-facilities) (BRIK)—an interactive portal offering online access to peer-reviewed research projects and case studies in all facets of building, from predesign, design, and construction through occupancy and reuse.

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GUIDELINES-OFFICE / RESTROOM / ADA

87

88

89

90

91

92

93

POTENTIAL SITES Squarespace

225 VARICK STREET, MANHATTAN 10014 Commercial / Office Building Owner: REMAINDERMAN 225 VARI Block: 581 Lot: 63 Property Characteristics: Lot Area: 25,000 sq ft (200’ x 125’) # of Buildings: 1 Year built:1926 Building frontage: 200’ (Building frontage along the street measured in feet.) # of floors: 12 Building Area: 299,592 sq ft Total Units: 33 Residential Units: 0 Primary zoning: M1-5 Commercial Overlay: None Floor Area Ratio: 11.98 Max. Allowable Residential FAR: 0 Max. Allowable Commercial FAR: 5 Max. Allowable Facility FAR:6.5

And it’s equipped with several couches, so the company’s designers and engineers don’t feel chained to 94 their desks.

office has lounges to promote open collaboration.

The office was designed to encourage workers gathering together, and it includes a lobby that doubles as an event space.

Large windows let light stream

Like many technology offices, it has an open floor

into the office

plan.

95

DUMBO-HIGHT 77 SANDS ST 137 PEARL STREET, BROOKLYN 11201 COMMERCIAL / OFFICE BUILDING OWNER: 77 SANDS OWNER LLC BLOCK: 77 LOT: 1 PROPERTY CHARACTERISTICS: •LOT AREA: 14,800 SQ FT (100.08’ X 172’) •# OF BUILDINGS: 1 YEAR BUILT: 1962 •BUILDING FRONTAGE: 100’ (BUILDING FRONTAGE ALONG THE STREET MEASURED IN FEET.) MAX. ALLOWABLE FACILITY FAR: 10 THE MAXIMUM ALLOWABLE FLOOR AREA RATIOS ARE EXCLUSIVE OF BONUSES FOR PLAZAS, PLAZA-CONNECTED OPEN AREAS, ARCADES OR OTHER AMENITIES. FAR MAY DEPEND ON STREET WIDTHS OR OTHER CHARACTERISTICS. CONTACT CITY PLANNING DEPT. FOR LATEST INFORMATION. Commercial FAR: 5 Max. Allowable Facility FAR:6.5

NUMBER OF FLOORS : 12 TYPICAL FLOOR SIZE : 18,800 RSF CEILING HEIGHT : 10’0” – 15’6” 96

97

PROGRAM PROJECTS 11 FLOOR BLOCK DIAGRAM Design Development

Design Development

Design Development

OFFICE

OFFICE

OFFICE

Design Development OFFICE

For 2 person

For 2 person

For 2 person

For 2 person

Open seating area Open space

Open space

workstation

workstation

Multiple Office

Conference Room

Open seating

Reception

Reception

Open seating

Lecture Room CAFE’& Lunch break

Study Room

Book Shelves

area Book Shelves

area

Multiple Office

area

Education Room

Storage

Enclosed Offices

Restroom

Education Room

Open Offices

Education Room

Support Spaces

16% 16% 57% 11%

98

Education Room

Public Spaces

BUBBLE DIAGRAM

Design Development offiece

Open Worksation

Office space Storage

Support space Multiple Office

Public Elevator

Conference room

Entrance

Reception

CAFEí & Lunch Break room

Book Shelves

Public space Study room

Lecture Room

Restroom Education class

99

STATISTICAL PROGRAM

DESCRIPTION TENANT OCCUPIABLE AREAS

QTY.

SF EACH

SPACE REQ'D. SUM ACTUAL SF

Office Spaces

COMMENT

5732

Enclosed Offices Design Development Offices

4

573

2292

Mutiple Offices

3

840

2520

2

460

920

Open Offices Working station

Support Spaces

1369

Reception Desk

2

174

348

Conference Room

1

576

576

Storage

1

445

445

Public Spaces Book shelves

2

240

480

Education Room

4

768

3072

Lecture Room

1

1189

1189

Study Room

1

531

531

Restroom Room

1

715

715

Seating Area-1

2

309

618

Seating Area-2

1

150

150

CAFÉ' / Lunch / Break Area

1

531

531

Corridor

1

2887

2887

Tenant Suite

100

10173

17274

Whole space 20%

17274

12 FLOOR BLOCK DIAGRAM President

Vice President Office

Manager Office

Conference Room

Conference Room

Office

workstation

Customer Accountants Service Reps

Assistance Assistance Office

Open space

Office

Open seating area

Engineer Office

Engineer Office Engineer Engineer

Office

Mail Room

File Room

Reception

Open seating

Engineer

area

Office

Engineer

Office Engineer Office

CAFE’

Lunch break

Library

Area

Engineer

Office

Atrium

Open space

Office

workstation

Engineer

Open seating

Office Open space Engineer

workstation

Open space Restroom

workstation

area Conference Room

Office

Engineer Office

Storage

Enclosed Offices

Open Offices

Support Spaces

Public Spaces

27%

32%

26%

15%

101

BUBBLE DIAGRAM Assistance Office

Manager Office President Office

Conference room

Engineer Office President Office

Customer Service Reps

Accountants

Office space Support space

File Room

Open Worksation

Public Elevator

Entrance

Mail Room

Reception

CAFEí Atrium Lunch Break room

Public space Open seating area

Library

Restroom

Storage

102

STATISTICAL PROGRAM DESCRIPTION TENANT OCCUPIABLE AREAS

QTY.

SF EACH

SPACE REQ'D. SUM ACTUAL SF

Office Spaces

COMMENT

7044

Enclosed Offices President Offices

1

565

565

Vice President Offices

1

327

327

Manaegr Offices

1

247

247

Engineer Offices

13

222

2886

IT Maintenance

1

474

474

Small Working station

1

805

805

Medium Working station

2

870

1740

Open Offices

Support Spaces

4286

Reception Desk

1

293

293

Assistantce Offices

2

228

456

Customer Service Reps Offices

1

190

190

Accountants Offices

1

190

190

Mail Room

1

146

146

File Room

1

209

209

Large Conference Room

1

870

870

Medium Conference Room

1

697

697

Small Conference Room

1

565

565

Storage

1

670

670

Public Spaces

5198

Restroom Room

1

750

750

Seating Area-1

1

257

257

Seating Area-2

1

222

222

Seating Area-3

1

171

171

Lunch / Break Area

1

215

215

CAFÉ' Area

1

150

150

Atrium

1

678

678

Corridor

1

2755

2755

Tenant Suite

16528

Whole space 20%

16528

103

ROOF BLOCK DIAGRAM Support Spaces

Male Lockers

Female Lockers

Free Weight Room

Entry

Male Shower

Male

Room

Toilet

Female

Female Shower

Toilet

Room Exercise Station Room

Interior Corridor

Area

Open Kitchen

Condiment Area

Garden Seating

Condiment Area

Dining Area

Atrium Aerobics Machine Room

Storage Fitness Instruction

Exercise Room

Food Service / Café teria

41%

45% 14%

104

Public Spaces

BUBBLE DIAGRAM

Free Weight Room

Support Spaces

Male Lockers

Male Shower Room

Male Toilet

Female Lockers

Locker Entry

Female Shower Room

Female Toilet

Exercise Station Room

Interior Corridor

Public Elevator Garden Seating Area

Atrium Aerobics Machine Room

Entrance

Condiment Areas

Public space Fitness Instruction

Open Kitchen

Storage

Dining Area

105

STATISTICAL PROGRAM DESCRIPTION TENANT OCCUPIABLE AREAS

QTY.

SF EACH

SPACE REQ'D. SUM ACTUAL SF

Exercise Room

7603

Front Lockers Entry Lockers

1

84

84

Male Lockers

1

703

703

Male Toilets

1

218

218

Male Showers

1

237

237

Female Lockers

1

703

703

Female Toilets

1

218

218

Female Showers

1

264

264

Free Weight Room

1

785

785

Exercise Station Room

1

917

917

Aerobics Machine Room

1

1462

1462

Fitness Instruction

1

1552

1552

Equipment Repair/Storage

1

300

300

Housekeeping

1

160

160

Lockers

Exercise Facilities

Support Spaces

Food Service / Café teria

2673

Dining Area

1

1934

1934

Open Kitchen

1

283

283

Condiment Areas

2

96

192

Storage

1

264

264

Public Spaces Interior Corridor

1

1228

1228

Garden Seating Area

1

6615

6615

Atrium

1

681

681

Tenant Suite

106

8524

18800

18800

COMMENT

STACKING DIAGRAM Sup

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Spa

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Loc

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Male

Sho wer Roo m

Fem

ale

Entr

y

Male Toil et

Loc

kers Fre

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Gard

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Inte

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Din

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Fem

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Are

a

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ing

Fem ale Toil et

Corr

Exe

tA

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tA nd

im

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Sto

O Kitcpen hen

Co

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e

Atriu

m

Aero Fitn

ess

ROO

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Instr

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on

F Vice

Pre side nt Offi ce

fere

Ass

ista

inee

Offi ce Eng

Eng inee r Offi ce

r

Eng

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nce

Roo

m Ope n sp ace work stati on

Cu to sServmer Rep ice s

Roo

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Eng

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12 F

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Myerson, Jeremy, et al. New Demographics New Workspace : Office Design for the Changing Workforce .

Routledge, 2010. EBSCOhost, search.ebscohost.com/login.aspx?direct=true&db=nlebk&AN=389719&site=ehost-live.

Harrison, Andrew, et al. The Distributed Workplace : Sustainable Work Environments . Routledge, 2004.

EBSCOhost, search.ebscohost.com/login.aspx?direct=true&db=nlebk&AN=94389&site=ehost-live.

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Brill, Michael.Using office design to increase productivity / Michael Brill ; with Stephen T. Margulis, Ellen Konar and BOSTI.Buffalo, N.Y. : Workplace Design and Productivity, c1984.

Office Tour: Jung von Matt’s Elegant and Wooden Hamburg Office https://officesnapshots.com/2012/07/19/jung-von-matts-elegant-and-wooden-hamburg-office/ The Open Office Layout Trend and Employee Productivity Posted July 30, 2015 by Brian Neese https://online.rivier.edu/open-office-layout-and-employee-productivity/

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