Escolar Documentos
Profissional Documentos
Cultura Documentos
COMMERCIAL
OFFICE INTERIORS
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CONTENTS
xxiii PREFACE
xxvi ACKNOWLEDGMENTS
xxviii ABBREVIATIONS
xxxi EPIGRAPH
17
29
3 DISCOVERY PROCESS
39
4 CONTRACT FURNITURE
75
85
103
131
8 CONFERENCE ROOMS
145
163
185
205
12 PROGRAM REPORT
227
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257
14 SPACE PLANNING
293
15 PRESENTATION OF PLANS
309
APPENDIX
A: CLIENT PROFILES
313
APPENDIX
B: BUILDING LOCATION
319
APPENDIX
C: PROGRAM QUESTIONNAIRE
331
APPENDIX
D: RAW SPACE
334
APPENDIX
vi | CONTENTS
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EXTENDED CONTENTS
xxiii PREFACE
xxvi ACKNOWLEDGMENTS
xxviii ABBREVIATIONS
xxxi EPIGRAPH
Space Analysis
Space Plans
The Building
Building Location
Building History
Programming Requirements
Desired Ambience
Client Baggage
The Space
The Client
vii
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Circulation
10
Construction
10
10
10
Infrastructure
10
11
11
Universal Design
11
Going Green
12
Space Planners
12
Planning Strategies
13
13
13
Hand Sketching
14
14
Peer Review
15
Projects
Technical Requirements
17
18
18
Single-Location Clients
18
18
18
Lease Review
18
Preliminary Budget
18
19
19
19
Legal Classifications
20
Program Requirements
20
20
Clientele Served
20
Philosophy
21
21
21
Code Variances
22
22
22
Displaced Personnel
22
22
Construction Costs
23
Operating Costs
23
Life-Cycle Costs
23
Tax Write-Off
23
23
24
Philosophy
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24
24
24
25
25
25
25
26
27
Projects
29
3 DISCOVERY PROCESS
29
Discovery Process
30
Kickoff Meeting
30
Meeting Minutes
30
Project Directory
30
Day-to-Day Contacts
30
Chain of Command
31
Programming
31
31
Questionnaires
32
Distribution
32
33
33
34
34
Optional Layouts
34
34
Mirrored Rooms
34
34
Visual Presentations
34
34
35
Interviews
35
35
Interview Summaries
35
Walk-Through
36
Compilation of Information
37
Projects
39
Typical Layouts
4 CONTRACT FURNITURE
39
Contract Furniture
39
40
Standard Product
40
Casegoods
40
Finishes
40
Style
41
41
Size
42
Pedestals
42
Executive Desks
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42
42
Credenzas
Size
42
Storage
42
Upper Storage
42
43
44
U-Shaped Desks
44
Bookcases
44
Storage Units
45
45
Paper Size
46
Finishes
46
Optional Features
46
46
Size
46
Height
46
Number of Drawers
47
Filing Inches
47
Method of Filing
47
47
Size
48
Height
48
Method of Filing
49
Other Storage
49
Pedestals
49
Width
49
Depth
50
Height
50
Suspended Pedestals
50
Freestanding Pedestals
50
Mobile Pedestals
50
Drawer Options
50
50
Panel Systems
50
50
Thickness (Depth)
51
Width
51
Height
51
Connectors
53
53
53
Electrical Capabilities
53
54
Panel Joints
54
56
Cantilever Brackets
56
Side Brackets
56
56
End-Panel Supports
Returns
Size
Lateral Files
Vertical Files
Storage Cabinets
Panels
x | EXTENDED CONTENTS
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56
57
Worksurfaces
Width
57
Depth
57
Thickness
57
Corner Units
58
Finishes
58
58
Size
58
Finishes
58
Door Options
59
Under-Worksurface Storage
59
Keyboard Tray
59
Accessories
59
Tables
59
59
Round
61
Rectangular
61
Square
61
Ganged Tables
61
Training Tables
61
61
Conference Tables
61
Racetrack
61
Boat-Shaped
61
62
62
Seating
62
62
Size
62
Templates
63
64
64
Arms or No Arms
64
64
64
Casters
66
5-Star Base
66
Executive Seating
66
Conference Seating
66
66
67
Size
67
Sofas
68
Lounge Chairs
68
Finishes
68
Size
68
Multiple Seating
68
Lunchroom Seating
68
68
Overhead Storage
Table Shapes
Task Seating
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68
Shelving
69
69
69
69
69
Height
69
69
Back-to-Back Units
69
Shelving Restrictions
69
69
71
End Panels
71
71
Custom Furniture
71
Accessories
72
Office Supplies
72
Plants
72
Artwork
72
Equipment
72
Other
73
Existing Furniture
73
Furniture Libraries
73
Projects
Finishes
Shelves
Size
Posts or Supports
Finishes
75
75
75
Building Codes
76
77
Types of Circulation
77
Assigning Circulation
77
Walking Space
77
78
78
79
79
79
Standing Space
79
Sitting Space
80
82
82
82
83
83
Projects
Double-Loaded Aisles
85
85
Building Architecture
86
86
86
87
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88
88
89
89
Back Wall
90
Side Walls
90
90
90
90
91
Front Wall
92
Doors
93
Door Location
93
94
Sliding Doors
94
Drafting Doors
94
Partition Construction
94
94
Wood Studs
94
Metal Studs
95
95
Drafting Partitions
96
Room Dimensions
96
Centerline
96
On Center
97
Clear Dimensions
97
97
Minimum Dimensions
97
Verify in Field
98
Hold Dimensions
98
98
Office Sizes
98
99
Office Depth
99
100
Door Position
101
Projects
101
Format
101
Visual Impact
101
Negative Impact
101
Positive Impact
Partition Cross-Sections
103
103
104
104
106
106
106
106
Layout Variations
108
Non-typical Workstations
108
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108
108
Workstation Dimensions
110
Worksurface Layouts
110
Basic Layouts
110
110
110
Corner Worksurfaces
112
Office-Style Workstations
112
Overhead Units
113
115
Accessories
115
Panel Surrounds
115
115
Panel Installation
116
Drawing Symbol
116
116
116
Sharing Panels
118
Panel Creep
118
118
120
120
121
Panels to Power
121
122
122
123
Electrical Updates
124
125
126
Current Trends
126
126
127
127
128
129
Projects
Worksurfaces
131
131
8 CONFERENCE ROOMS
Items in a Conference Room
132
132
Table Size
134
Circulation
134
134
Equipment
136
Wall Units
136
Unit Size
136
Built-in Units
137
138
138
Boardrooms
138
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139
139
Videoconferencing Rooms
139
Training Rooms
139
139
140
Room Width
140
Room Depth
141
Blackout Provisions
141
Interior Location
141
141
Finishes
141
143
Window Location
Projects
145
145
146
Reception Desks
146
147
Desk Size
147
Desk Height
147
Desk Profile
147
148
148
Panel Systems
148
Custom Desks
149
149
149
Seating
149
Seating Selections
151
Multiple-Seating Layouts
151
Desk Styles
Reception Counters
152
153
153
Client Approval
154
154
Coat Closets
154
Closet Depth
154
Closet Width
154
Closet Doors
155
155
155
156
156
Interior Locations
156
Window Locations
157
Room Size
157
Room Shape
158
Balance
158
Symmetrical
158
Asymmetrical
158
Room Location
Entry Door(s)
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158
158
159
159
160
160
Magazine Photos
160
Field Trips
Projects
161
Security Options
163
163
Kitchens
163
163
Building Location
164
Size of an Organization
164
164
164
164
Size
165
Finish Materials
165
Edge Detail
165
167
Framed Construction
167
Frameless Construction
167
Specifications
168
Finish Materials
168
Upper Cabinets
168
Sinks
169
Size
170
170
Finishes
170
Dishwashers
170
Coffee Brewers
170
Size
170
Finishes
170
Planning Guidelines
170
171
No Food Rooms
Countertops
Base Cabinets
Microwaves
172
Planning Guidelines
172
Color
172
Power Selections
172
172
Undercounter Refrigerators
172
Upright Refrigerators
172
Compact Refrigerators
172
Sizes
174
Finishes
174
Filtered Water
174
Garbage Containers
175
Recycle Bins
175
Vending Machines
175
Refrigerators
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175
Other Items
175
Electrical Requirements
176
176
177
Size
177
Finishes
177
177
Room Layout
177
177
Pantry
178
181
181
Employee Lounge
181
182
Cafeterias
182
182
183
Projects
Coffee Room
185
185
185
186
186
Basic Functions
186
186
187
187
187
Workroom
189
Room Layouts
189
189
190
190
Other Provisions
190
190
Room Requirements
191
Room Layout
191
191
Copier or Workroom
Supply Room
Shelf Storage
192
192
File Rooms
Circulation Square Footage
192
192
Storage Rooms
193
Technology Room
194
195
Shared Equipment
195
Optional Functions
195
195
Room Layout
195
Room Size
195
Accessories
Training Rooms
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196
196
Lighting
197
Storage
197
Other Items
197
197
War Rooms
198
Libraries
198
Other Provisions
198
Planning Guides
198
Sick Room
198
Game Room
199
199
Unique Functions
199
200
200
200
201
Creep
202
202
202
203
Projects
Room Sizes
Specific Locations
205
12 PROGRAM REPORT
205
206
Preliminary Matter
Cover Sheet and Title Page
206
Cover Letter
206
Table of Contents
206
Executive Summary
207
Organization Chart
207
Adjacency Diagrams
208
Relationship Requirements
209
Diagram Styles
210
210
211
Size of Circles
211
211
211
Detailed Information
214
Data Entry
214
218
Information Summaries
218
Square Footage
219
219
219
222
Corporate Philosophy
222
223
223
Typical Layouts
223
Additional Materials
Circulation
Clarifying Circulation Factors
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223
Report Booklets
223
224
224
224
Report Sign-Off
224
225
Projects
Report Format
227
228
Site Location
228
Site Tour
228
Site Analysis
228
Building Selection
229
Project Information
229
Building Address
229
Local Jurisdiction
229
229
230
Concrete Construction
230
230
230
230
231
231
Occupant Load
232
Egress Doors
234
Egress Corridors
234
Travel Distance
234
238
238
239
Floor Selection
239
241
Building Core
241
241
243
244
244
Existing Corridors
244
New Corridors
245
Z-Corridors
245
245
Dead-End Corridors
246
246
Degree of Separation
247
247
Clearance
250
250
251
Multi-Tenant Floors
Exit Stairwells
Internal Staircases
Public Corridors
Corridor Doors
Tenant Occupancy
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252
252
253
253
253
Test Fits
253
253
254
254
255
Projects
257
14 SPACE PLANNING
257
258
258
260
Space Planning
261
Hand Sketching
263
264
265
Peer Review
265
265
266
Overall Dimensions
267
Internal Circulation
267
268
Localized Creativity
268
Visual Creativity
269
Impact Creativity
269
272
Angled Layouts
272
272
Program Variances
273
274
Planning Procedure
275
275
276
276
279
Corridor Widths
279
280
280
282
Budgetary Objective
282
283
283
Corridors
286
Exit Doors
288
288
Intervening Rooms
288
Ceiling Heights
290
Code Compliance
Workstation Dominant
Creative Layouts
Void Spaces
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291
291
Projects
293
15 PRESENTATION OF PLANS
293
293
294
294
Presentation Plans
296
296
297
Construction Documents
297
Furniture Plan
297
297
297
Presentation Plans
298
298
298
298
Computer Application
298
Colored Film
299
Colored Pencils
299
Markers
299
299
299
299
Alternatives to a Plan
299
Alternate Layouts
299
300
Renderings
300
300
Models
301
Presentation of Plans
301
301
302
302
302
302
Test Fits
302
Space Plans
302
Construction Documents
302
Rolled Drawings
303
Folded Drawings
303
303
303
304
304
Presentation Content
304
304
305
Presentation Boards
Color Media
Electronic Transfer
Informal Presentations
Formal Presentations
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305
305
Audience Participation
305
Oral Presentation
306
Plan Orientation
306
Body Language
306
Eye Contact
306
306
Dress Attire
306
307
Speech Preparation
308
Closing
308
308
308
Projects
309
APPENDIX
A: CLIENT PROFILES
313
APPENDIX
B: BUILDING LOCATIONS
319
APPENDIX
C: PROGRAM QUESTIONNAIRE
331
APPENDIX
D: RAW SPACE
334
APPENDIX
Approval Signature
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PREFACE
xxiii
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xxiv | PREFACE
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ACKNOWLEDGMENTS
xxvi
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When I updated the section on videoconferencing, I had the opportunity to visit two
international design firms, to see and experience
their two very different videoconferencing setups. I greatly appreciated those occasions.
I want to give special thanks to Dom
Ruggerio, Ruggerio & Associates, and James
Landa, past chairperson at International
Academy of Design & TechnologyChicago,
for reading many chapters of the of the book
early on. Their comments and insight were very
helpful.
Several case and feasibility studies that I
conducted for some clients earlier in my career,
and the resulting written reports, were beneficial
preparation for learning to clearly articulate
and communicate information in this book. In
particular, for a booklet we worked on together,
I would like to thank Stuart Skubel, Heery
International, and his list of adverbsgenerally,
usually, typically, normally, customarilyand
on the list went. He is correct: in the design
industry, there are almost never any absolutes:
for every condition, for every solution or design
option offered, another designer may suggest an
equally compelling alternative.
David Keck, a past client and now a friend,
has given me much verbal encouragement over
the years. In addition to reviewing this book, he
pushed me to get my architectural license and
LEED accreditation. A very big thanks.
Another past client and friend, Al Keller, provided unique projects where I first gained insight into alternative work styles, the importance
of costs per SF per employee, and the metric
system. Thank you.
It was prudent to validate numerous points
throughout the book. I truly value the various
people and designers who responded via the
telephone and emails to my diverse number of
questions.
ACKNOWLEDGMENTS | xxvii
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ABBREVIATIONS
CODES
ADA
BOCA
IBC
IRC
NBC
SBC
UBC
EQ
FLR HGT
GFCI
GFI
GSF
GYP BD
H or h
HVAC
Equal
Floor Height
Ground-Fault Circuit-Interrupter
Ground-Fault Interrupter
Gross Square Feet
Gypsum Board [Sheetrock]
Height
Heating, Ventilation and Air
Conditioning
Length
Maximum
Mechanical, Electrical and
Plumbing Engineers
Minimum
CONSTRUCTION DOCUMENTS
A/C
AFF
@
CAD
CADD
CF
CH
CL
CDs
CMU
D or d
EXTG
Air Conditioning
Above Finished Floor
At
Computer-Aided Design
Computer-Aided Design and Drafting
Cubic Feet
Ceiling Height
Center Line
Construction Documents
[unofficially, CDs will occasionally
also mean construction drawings]
Concrete Masonry Unit
Deep or Depth
Existing
L or l
MAX
MEP
MIN
xxviii
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CONSTRUCTION DOCUMENTS
NSF
OA
OC
OPP
PL or
PLAM
psf
QTY
RFI
RSF
SF
SIM
TYP
UNO
UON
USF
VAV
VCT
VOCs
W or w
RFP
R/U
TL
TW
3-D
WS
ORGANIZATIONS
AIA
ASID
BOMA
CREW
IDEC
IFMA
IIDA
LEED
Example
Just-in-Time
PR
OTHER
EX
JIT
Public Relations
ABBREVIATIONS | xxix
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TECHNOLOGY
ATM
A/V
CRT
EDP
IT
LAN
PC
VDT
WAN
HR
VP
Human Resources
Vice President
TITLES
CEO
CFO
xxx | ABBREVIATIONS
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No matter what he does, every person on earth plays a central role in the
history of the world. And normally he doesnt know it.
Coelho, Paulo. The Alchemist,
(HarperSanFrancisco, 1988), p.164.
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14
SPACE PLANNING
Offices
Workstations
Furniture
Reception areas
Support rooms
Spontaneous areas
Creative ideas
Conference rooms
Internal circulation
Entry doors
Means of egress
Adjacencies
More conference rooms
Pantry and coffee rooms
Client vision
Code requirements
| 257
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Coat closets
Green building requirements
Public corridors
Egress doors
Paths of travel
Philosophical outlook
Traditional, contemporary, modern, and
igh-tech styles
h
Exposed building materials
The building itself
Once there is a plan on paper, whether the
plan is good or just so-so, it is much easier to
move rooms and areas around to meet the final
objectives (both tangible and intangible), code
requirements, and desired design aesthetics.
First, however, the space planner must start the
planning process, then make adjustments as
desired or needed. As a simple example, consider
a single office (Fig. 14.1a). When co-designers or
clients see the plan, it is easy for them to quickly
suggest:
Oh, why dont you move the door to the other
side of the wall? (Fig. 14.1b), or
What about moving the furniture to the other
side of the wall? (Fig. 14.1c), or
Why not rotate the furniture? (Fig. 14.1d), and
What happens if the door is moved to the
middle of the wall? (Fig. 14.1e).
There are any number of ways to conceptualize a space plan. Later, modifications can, and
should be made to the plan. However, these
changes should not be made needlessly nor continue unabated. Some clients may really like the
plan with the door opposite the desk. Although,
at first glance, it may seem that the door is impeding on the guest chairs, the occupant of this
office may reason:
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14Bakker_1p.indd 259
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1.
2.
3.
4.
5.
6.
1.
2.
3.
4.
5.
6.
Client vision
Clients business type
Building location
Building history
Function
Designers creativity
Space Planning
To actually start a space plan, it is often easiest to begin by blocking out offices or other
large rooms. Regardless of whether clients
request that some or all of their offices be placed
along window walls or in interior locations,
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Hand Sketching
Although there are few drafting boards around
anymore, designers can still draft or sketch
initial space plans by hand. The designer lays
or tapes a hard-copy computer-generated building floor plate (see Chapter 13), printed at in.
(inch) scale, on a primary worksurface and
then lays tissue (bum wad) over the floor plate.
Designers rarely sketch directly on hard-copy
plans for initial planning and sketching. By
using tissue, the designer can draw ideas, throw
them away, and then draw more ideas on new
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before reaching a final space plan; drawing, tracing, switching tissues around to draw from an
earlier version, tracing again and then starting
with other fresh ideas.
Depending on each designers preference,
either fat or thin markers can be used to draw
freehand lines at approximately the correct dimensions required for each office, room, or area.
New designers will initially want to scale out the
correct dimensions. With practice, however, experienced designers are able to draw or sketch fairly
accurately to any dimensions required, in.,
in., half size, and other scales as appropriate.
Once the offices are blocked out and moved
around as necessary, internal circulation is incorporated; a reception area is sketched in and then
the balance of the program requirements are
added per adjacency requests (Fig. 14.2c). When
the client is the first tenant on an open floor,
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a. Start computer-generated space plan by importing an X-ref base plan and then draft on a new layer
(Figure continues on p. 266)
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Peer Review
During the process of creating a final (initial)
space plan, whether it is hand sketched or created on the computer, designers should always
consult with co-designers. Such collaboration
brings out a suggestion here, points out a code
violation there, or offers another thought on
how to arrange rooms and areas. Obviously,
with hand drafting, the designer and peers will
be viewing a hard-copy of the space plan. New
tissue can be overlaid on the plan under review
and marked up as the designers conceive of
new ideas. With computer drafting, peer review
can be done by viewing the drawing on the
computer screen, with changes made directly in
the file, or a hard-copy can be printed and then
marked up as the designers are jamming.
The designer may choose to accept and
apply the suggestions and thoughts offered by a
co-designer or may not. However, before rejecting comments made by peers, designers should
carefully consider their comments. After all, the
designer has been concentrating and focusing
so much on making sure that everything fits into
the plan, sometimes it is easy to miss the big
picture.
Before sharing the plan with co-designers,
and definitely before showing the plan to the
client, the designer should always print out the
computer plan to review in hard-copy form. It is
much easier to see missing lines, double lines,
or other goofy computer errors on a hard-copy
than it is on the computer screen. Finally, always,
always run a spell-check over the entire plan before printing a copy to give to the client.
Workstation Dominant
Although many designers start by laying out offices and other hard-walled rooms, occasionally
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between two clusters of stations, sufficient clearance or additional floor space must be added
to the minimum aisle widths to accommodate
any drawers, doors, or chairs that might open or
move into the aisle space (see Chapter 5). For
instance, approximately 34"36" of floor space
is required for someone to open a lateral file
drawer (see Appendix Tables E.911). When
added to the minimum aisle width, the overall
aisle width is 70" or 5'-10". In high-traffic areas, it
may be wise to provide even more floor space for
a person to stand at an open file drawer, for an
overall aisle width of 72"84".
Overall Dimensions
In the example shown, the overall length or
width of floor space required to lay out four
clusters of workstations and a bank of files at
each end is 91'-6" 18'-9". In addition, some
amount of space is required between the
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Internal Circulation
Once the workstations are laid out, internal
circulation is blocked out along the front of the
stations in the same manner as with offices and
other rooms. Hard-walled rooms and offices can
then be planned around and within the remaining areas on the floor plan. In this building and
in this layout, coincidently, the remaining space
in front of the workstations is 15'-0", the exact
depth requested for offices listed in the Program
Report (Fig. 14.3c). When the remaining space
is less or greater than the desired dimensions,
room and office sizes can generally be slightly
shortened or elongated and still house the furniture and a layout as needed.
Creative Layouts
Many, maybe even the majority, of space plans
will be straight, 90-degree rectangular layouts.
Clients are used to such layouts. Straight lines
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Localized Creativity
Creativity can be achieved in numerous ways.
Not all space plans will lend themselves to
angled, curved, rotated, or skewed walls. Plans
Visual Creativity
Sometimes plans can achieve visual excitement
by creating focal points of interest rather than by
FIGURE 14.4 Localized creativity using angled walls for reception area and rooms on either side of reception
area: Law Firm Layout II
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Impact Creativity
What a feeling it is when the designer sees,
recognizes, creates, or is offered the opportunity
to plan something truly different: curved walls,
round walls, canted walls, angled walls, oddly
shaped rooms and spaces, even curved and
canted furniture. Perhaps it is the nature of the
business, or the building, or the clients themselves that inspire the concept of a truly unconventional space plan.
There are various ways to start a plan with
curved or angled walls. Using program requirements from the advertising firm client
Mundelein Advertising (Appendix A-3), the designer may select a form, such as a circle, and roll
it around (Fig. 14.6a). Forms can be enlarged to
FIGURE 14.5 Visual creativity using focal point, such as view outward from upper floor windows:
Law Firm Layout III
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FIGURE 14.6 Impact creativity using geometric forms: Advertising Firm Layout I
b. Extend forms beyond space or building, split forms, pull forms apart
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c. Break forms up, move them around, enlarge them, make them suggestive of continuing the form
as floor or ceiling material changes
d. Final space plan labeled with room names and square footages
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Angled Layouts
Placing workstations on an angle can add
another very interesting facet to floor plans
(Fig. 14.8). Informal meeting areas can be
incorporated at the end of a run of work
stations. Greater privacy is often achieved between c ubicle occupants due to the offset
of cubicle entrances when stations are on an
angle. At the same time, visual variation can
be accomplished due to the visual break up
of panels and worksurfaces along the aisles of
a cluster of cubicles as opposed to straight
panels along the front run of straight clusters
of workstations.
Void Spaces
When planning angled or curved layouts, an
important feature to address is the non-square
wall angles that naturally evolve on these plans.
Obtuse angles create areas that are more desirable because they can be used for tables and
chairs, plants, and other items, whereas acute-angle wall areas generally become unusable space.
In many instances, it is best to fill in acute angles,
thus forming void spaces. Sometimes void spaces
will be just that, void spaces. At other times, these
spaces can be used for vertical plumbing lines,
ductwork, or heavy bundles of wiring and cabling.
Even though void spaces can be disguised,
it is best to keep them to a minimum. After all,
the client is paying rent for all of the floor space
and would like to be able to use as much space
as possible.
Program Variances
Whenever rooms, particularly offices and workstations, are adjusted in size or dimension to
better fit within the space plan, it is a good idea
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FIGURE 14.8 Workstations and some partitions on angled layout: Accounting Firm Layout II
changed. An office or workstation must be provided in the space plan for every person listed
within the report. Granted, at times it may be
necessary to reduce the size of the work area,
but the area must be on the plan. Of course, if
the plan allows, there can always be extra offices,
workstations, files, or other items over and above
the requested quantities as listed in the Program
Report; however, there cannot be fewer items
than requested.
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FIGURE 14.9 Finalize floor plans: Add details, sidelights, doors, room names, clean up wall intersections, etc.
PLANNING PROCEDURE
Each designer will develop his or her own
method for space planning, use their own creativity, or follow a proven path. There are, however, some basic procedures that all designers
should follow or take into account.
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5.
6.
7.
8.
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then be hung on the wall behind the table to detract from any items on the table (Fig. 14.10d).
It is important for the designer to see the
built environment long before it is actually
constructed. Once constructed, it is much more
costly to make changes. And, even though this is
still the space planning phase, design development can and should be floating around in the
designers mind as creative imagery in order to
achieve the best layouts.
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FIGURE 14.10 Exciting or ungainly interior points of view: Law Firm Layout II
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Corridor Widths
Although designers regularly plan corridors
to be 5 ft wide, it may be desirable, prudent,
or sometimes necessary to reduce that width
in order to accommodate all program requirements or to gain additional floor space in certain
rooms. However, when reducing corridor widths,
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FIGURE 14.12 Corridors based on minimum widths: Accounting Firm Layout III
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a. Alternate space plan with two corner offices, but perhaps displaying a more mundane
or less exciting layout: Accounting Firm Layout III
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Budgetary Objective
Has the plan been considered from a budgetary
point of view? No matter the clients reference
pointa low, medium, or high budget objective
there is always a budget, and there are always
more items to add to that budget. When money
is saved in one area, it can often be reallocated
and spent in another area.
One way to reduce costs during space planning is to eliminate doors on certain rooms, such
as a copy room or lunchroom (Figs. 14.6, 14.8).
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up to three credits can be achieved by providing natural daylight and exterior views for
75 to 90 percent of the built space (Box 14.2).
Additionally, the designer may want to consider
open relief areas within the overall plan that provide spontaneous gathering areas where people
can gather to talk with coworkers.
Advertising Firm Layout I (Fig. 14.14a) provides several open relief areas, but no natural
daylight for the receptionist and one assistant.
Layout II (Fig. 14.14b) provides views and natural
daylight for all employees, plus the conference
room. All plans should be checked to ensure
they provide daylight to employees and then be
adjusted or revised accordingly.
Intervening rooms
Ceiling heights
Corridors
Assuming that the public corridors are laid out
per landlord directions, there should be few code
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a. Open relief areas and natural daylight for some areas of space plan: Advertising Firm Layout I, revised
b. Natural daylight for all areas of space plan: Advertising Firm Layout II
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FIGURE 14.15 Dead-end corridor and separated exit doors: Law Firm Layout II
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Exit Doors
Most floor plans require two exit doors unless
the square footage is really large or the building
is non-sprinkled, in which case additional
doors will be required, or if the square footage
is quite small, in which case only one exit door
may be required. Even though the layouts are
less than 5,000 SF, a size that could allow for
only one exit door, they have been planned for
two or three doors in each space plan. Even
when only one exit door is allowable, it is still
good planning to provide at least two exit doors
when possible. It is better to over-design in some
situations; no one wants to be caught at the
wrong end of the floor space with limited egress
during a fire. Additionally, all doors in the plans
swing out in the direction of egress travel
(see Box 13.10.)
Finally, when two exit doors are required,
based on minimum exit door separation
requirements of one-third distance of the longest
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a. Exit door separation meets code requirements of one-third the longest diagonal distance: Advertising Firm Layout I
b. Exit door separation does not meet the one-third of the longest diagonal length separation requirement:
Law Firm Layout I
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Ceiling Heights
Although it may seem a bit early to consider
ceiling heights at the time of space planning,
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1.
Egress from a room or space shall not pass through adjoining or intervening rooms or areas, except where such adjoining rooms or areas and the area served are accessory to one or the other,
2.
3.
4.
are not a Group H occupancy and provide a discernible path of egress travel to an exit.
An exit access shall not pass through a room that can be locked to prevent egress.
Means of egress from dwelling units or sleeping areas shall not lead through other sleeping areas,
toilet rooms or bathrooms.
Egress shall not pass through kitchens, storage rooms, closets or space used for similar purposes.
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Code Compliance
In addition to these code requirements, there are
other equally important requirements that need
to be addressed, especially as the floor plates
and space plans increase in size or square footage and the project moves into the next phases.
With experience, many code requirements
become second nature during space planning
and design development, but designers should
not become complacent because codes and requirements change and are updated every three
years. Generally speaking, when there are major
changes to a particular code requirement, various organizations, such as American Institute
of Architects (AIA) or the International Interior
Design Association (IIDA), produce advertisements and hold seminars to help keep designers
abreast of the changes. Changes or no changes,
it is the designers responsibility to apply all appropriate code requirements to each and every
space plan.
Occasionally, it is prudent to request a meeting with a code reviewer in the permit office to
discuss certain areas of a space plan. Depending
on the design of the building floor plate, the
location of the space plan on the floor plate, the
amount of square footage involved, the use group
classification, the nature of the client business, or
any number of parameters, it is sometimes difficult to fully comply with one or more particular
code requirements (see Chapter 2). By scheduling
a meeting with a code reviewer, these areas can
be discussed. Perhaps the reviewer interprets the
code a little differently than does the designer so
that, in fact, the layout will be acceptable. Maybe
the reviewer will offer an option not known to the
designer, an option that will also be acceptable.
Sometimes the reviewer will grant a variance or
exception to a code requirement to allow the designer to proceed with the plan as shown.
Depending on the design firm and the permitting office, these reviews are handled in
several different ways. Some firms have one
designated employee who handles only code
review meetings. Other firms allow any of their
designers to schedule and attend review meetings. Some permit offices allow walk-in meetings
at any time, whereas other offices require the
designers to schedule such meetings.
When review meetings are held, it is important to fully document all information obtained
during the meeting, including the date and
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PROJECTS
Using the program requirements of the selected
client, draft a space plan either by hand or on the
computer. Visual presentation of a floor plan is
half the battle when gaining the clients interest
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