IDFX III. Programming 16%

Adjacency

refers to the need for people, objects, or activities to be in close physical proximity

circulation multiplier

estimated and applied to the total net area of the programmed spaces to determine the circulation area.

circulation area

account for a significant portion of a building’s usable space, typically 25% to 40%, with greater amounts for open plans

Primary Circulation

refers to the main routes that form the backbone of the building’s layout, including public corridors, elevator lobbies, exit stairwells, and restrooms.

secondary circulation

refers to private pathways that branch off from the primary circulation routes. connect the primary circulation spaces to individual rooms and supporting facilities

circulation multiplier

the net area (programmed floor space) is divided by the circulation area (you will have to calculate from the plan). it almost always is a number one (1) with decimals.

circulation route

people find it to remember circulation systems that are generally symmetrical and have a clear, coherent form.

trace path for occupants, visitors and building services like maintenance.

analyze movement patterns between distinct functional zones (work, lounge, reception, and public and back-of-house spaces) to examine how different users navigate between them.

BOMA

building owner manager association, primary used in the leasing industry

square footage standards

• gross area: total floor area of construction within the building exterior

• the usable areas are those that tenants can occupy

• the building owner determines the load factor used to calculate the rentable area.

net area (NSF)

space required for a function within a space or program area.

circulation area equation

circulation area = NSF x (Circulation Multiplier - 1)

usable area = net area + circulation area

usable area = net area x circulation multiplier

rentable area is the product (x) of the tenant’s occupant area multiplied by a load factor to account for the building’s shared portions

RSF = USF + prorated share of building common area

gross area

gross area = rentable area + vertical penetrations and building exterior walls

boundary area

the peripheral extent of each floor

efficiency factor

calculate the gross area, including circualtion and non-useable area

efficiency factor for leased space (BOMA)

is ratio of net area to the total occupant area

Incidental space

the project area not occupied by the client (ex: closet, structural columns, and walls) that is needed to create the client’s overall space plan.

building service area

provides necessary building utility services and circulation to support normal operation

floor service area

provides services or circulation required for the normal operation of the building

building amenity area

shared among tenants and includes shared conference rooms, food service facilities, health or fitness centers and daycare facility. Non-permanent portion of the building that can be converted to a tenant area