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Company Space Distribution Analysis

After the completion of the space program and the site analysis, the programmer will have
adequate information on the over all size of the company and the availability of the net
square footage in the building. The next phase will be to analysis how the company will
be distributed in the building. This information can be organized in a distribution table.

The importance of the distribution table:

• to illustrate the locations of the organizational units within the building and
their sizes
• to illustrate the adjacencies between different organizational units
• to illustrate the both the horizontal and vertical distribution of space
• to illustrate location of expansion spaces and how they will be consumed
over time
• to illustrate the mobility of the organizational units over time

Factors to consider

• to maximize the use of space on each floor and to reduce waste square
• identify the organizational units that have special needs and avoid
unnecessary mobility
o areas with special constructions such as millwork
o technical areas such as cabling and wiring
o areas with environmental control or lighting
o areas with plumbing requirements
• to reduce overhead by grouping expansion spaces together for sublease or
block off until consumption


The illustration below shows the distribution of a company on 3 floors with the third floor
as the street level floor. The company has 4 divisions that are color coded. The common
used areas are located in the building core and are not included in this distribution.

The strategies used:

• to meet the adjacency requirements of the units

• to hold the division and its subunits together as much as possible
• to maximize the use of each floor before using another floor
• to group expansion space together and reduce overhead by enclosing these
areas until they can be utilize
• to reduce unnecessary mobility and keep all units with special constructions
in the same locations
Program Data Analyses

Inorder to illustrate the space program data, it is helpful to use the charting tools from
Excel to illustrate the program summary and the space statistics. It would be easier to
visualize the results in a graphic form and identify any discrepancies that might occurs on
the data generated. The space statistics will help the programmer to later on make
meaningful recommendations on planning directions.

Based on the complexity of the company, the types and number of charts may vary.
Shown below are some of the commonly used charts.

• Total company personnel projections

• Comparative departmental personnel projections
• Total company square footage projection
• Comparative departmental square footage projection
• Comparative analysis between types of spaces - Private, Semi-private and
• Comparative analysis between usage of spaces - Personnel and group
square footage
• Expansion space analysis
• Building distribution analysis

Total Company Personnel Projection

This chart illustrates the number of employees required in the company at move-in and
future. Usually, the historical data will be used to forecast future growth.

Departmental Personnel Projections

This chart combines the personnel projections of all the organizational units and compare
which units will grow faster than the others and which ones will remain stable
Total Company Square Footage Projection
This chart illustrates the total square footage requirements for move in and future.

Departmental Square Footage Projections

This chart combines the square footage projections of all the organizational units and
illustrate which unit consume larger space than the other units, which unit will grow the
fastest and which ones will remain stable.
Comparative Analysis Between Types of Spaces - Private, Semi-private and Open
This chart illustrates the ratios between private, semi-private and open spaces through
out the company. It enable the programmer to later on make planning recommendations
on whether is feasible to use traditional office planning or open office planning.

(image under construction)

Comparative Analysis Between Usage of Spaces - Personnel or Group

This chart illustrates the ratios between personnel and group spaces. It is useful to
identify whether the company has a large quantity of technical or spaces that requires
special constructions. This allow the programmer to predict how flexible the space will be.

(image under construction)

Building Efficiency Analysis

This is a pie chart that illustrate how space are utitlized in the building, the percentiles
used for the core and technical facilities, external circulations, common use areas, and
how much space are net usable that can be assigned to the company. If we are to
compare different sites for the new company, this will be useful in identifying cost savings
by selecting buildings that are more efficient.

Building Utilization Analysis

This chart illustrates how the building is utilized and the amount of space is left for
expansion and whether the building is adequate to meet 10 year's expansion need. It is
obvious from the example below that the building provides adequate space for 5 years
but will be deficient by 10 years.
Building Feasibility Analysis


Inorder to determine whether the building under consideration is appropriate to meet the
client's operational requirements, the programmer will need to analyze the building based
on the given facilities, the physical layout of the space, the building systems, the structural
and technical constrains, where it is situated, its neighbourhood, the parking facilities, the
lease terms, the demolition and improvement costs necessary to update building to meet
the current building and ADA codes as well as the client's budget constrain. If more than
one building is considered, then the comparative analysis between the different sites
become necessary.

Factors to consider

• Site analysis
• Existing building conditions and constrains
• Building Codes compliance
• ADA Codes compliance

Building Analysis Table

Use the following table to identify the existing building conditions, the codes requirements
and define what needs to be done in order to bring the building up-to-date and meet its
intended use. Consider adding additional columns if more than one building is under
consideration to turn it into a comparative table for multiple sites.
Check list building space analysis

Site Analysis, Exisiting Building Conditions and Recommended Revisions and

Code Compliance Requirements Improvements to Building
Site Analysis
Site Location

• building orientation
• adjacency to major highway
• neighbourhood analysis
• major and secodnary streets
• ease of turning into property

Parking Facilities

• outdoor or covered facility

• ability to accommodate future growth
• cost per month per employee
• secondary parking facilities around the
neighbourhood and costs

Surrounding Facilities

• restaurants within walking distance

• banking facilities
• convenient facilities

Building Conditions
Building Systems

• building construction type

• occupancy type
• mechanical systems
• telephone and electrical systems

Spatial Analysis
• gross building square footage on typical floor
• leasable building square footage on typical floor
• net building square footage on typical floor
• building and window modules
• number of floors
• building efficiency factor
• ability to accomodate future growth

Existing Building Facilities

• cabling and wiring entries

• data and communication cability and future
growth potential
• stairs - total sets of stairs
• elevators - locations and numbers and types
• freight elevators - location, size and numbers
• restroom facilities
• rescue assistance
• other common building facilities
• building janitorial and storage

Building Codes Compliance

Egress Requirements

• occupancy load on typical floor

• number of exits on each typical floor
• arrangement of exits: 50% rule compliance
• travel distance: 200 ft maximum from any
interior location in a sprinkler space and
minimum number of exits necessary along
exterior corridor to meet the requirement
• minimum corridor or aisle width 44"
• level exit width requirement:0.2 width variable
base on occupancy load

Stairs and Ramps Requirements

• stairs exit width requirement:0.37 width variable

x occupancy load
• stairs landing requirements: landing if rise is
more than 12 feet, door location ( not to reduce
landing by more than 7")
• landing length 5' minimum or as wide as stairs
or ramps
• stairs handrails at both sides of stairs and
extends 12" at the bottom and last riser
• ramps requirements: ratio 1:12
• doors cannot reduce any required landings by
more than 7 inches
• treads 11" deep and risers not to exceed 7"

Plumbing Requirements

• number of waterclosets for each sex on each

typical floor
• number of lavatories for each sex on each
typical floor
• clearances between stalls
• 2 drinking fountains on each floor under 200
occupants and not to protrude into clear
corridor space
• screening at entrances of all restrooms

Fire and Smoke Protection

• smoke isolation for elevators and shafts

• sprinkler system
• tenant separation walls: 1 hour
• stair enclosures: 2 hours
• corridor enclosures: 0 hour with sprinkler
• hazardous rooms: 1 to 2 hours
• stand pipe and hose requirement at each
landing of the exit stairs

ADA Codes Compliance

Access Route

• at least one access route connect all exits and

accessible spaces
• minimum corridor width:3'
• 5' clearance requirement at T and L
• minimum clearance at any point 32"
• if access route is less than 5' wide then
requires minimum 5' turn around every 200 feet
• protruding objects not to extend more than 4"
inches corridors or aisles

Rescue Assistance

• provide area for two 30" x 48" wheel chair

parking on each floor at stairway landing, or 1
hour rate corridor, or1 hour rate room near to
the stairs
• or one 30" x 48" space for every 200 persons
• display signs identifying "Area of Rescue

Building facilities

• rest room standard stalls size: 48" x 66"

forward approach, 48" x 56" left hand
approach, 60" x 56" right hand approach
including clear floor space infront of stalls, door
swing do not overlap into clear floor space
• multiple stalls with at least one accessible stall.
For 6 or more stalls, at least add an additional
36" x 66" minimum wall mount with outward
swinging door
• urinals require 18" between centerline of bowl
and adjacent wall, 36" clear from side to side,
30" x 48" clear floor space
• lavatories require clear floor space 30 x 48" in
front of lavatory
• grab bars require at the back and side of stalls:
side grab bar requires 42" minimum and not to
exceed 12" from rear corner, rear grab bar
requires 36" long, centered, and not to exceed
6" from adjacent corner
• restroom turn around clearance: 5'
• accesible water fountain on each floor, hi-low
type with water spouts is required if there is
only one on the floor. If more than one
available, 50% accessible
• elevators minimum size: 80" x 54" center
opening, 68" x 51" side opening

Doors Maneuvering Clearances

• front approach and swing in direction of travel

12" minimum on the side, for forward swing 18"
• pull side approach and swing in direction of
travel 18", for forward swing 36" minimum if
clearance is 60 and 42" minimum if clearance is
• latch side approach 24" minimum

Lease Agreements
cost per square foot

space efficiency, net verses leasable

tenant work letter and building standard work

length of lease and options to extend

costs on demolition and special work