Workplace Guidelines, Space Standards, Metrics and Test Fit Plans - April 2021 Space Standards developed by In conjunction with DCAMM and the ...
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Workplace Guidelines, Space Standards, Metrics and Test Fit Plans April 2021 Space Standards developed by In conjunction with DCAMM and the Future of Work Initiative
Table of Contents
Assumptions Space Space Test Fit
& Components Metrics Plans
Planning
Principles
Individual McCormack
Minimum Core Space Metrics
Test Fit Plan
Planning Priorities Typical Floor
Collaboration
100 Cambridge
Support Test Fit plan
Test Fit Metrics
Comparisons
Space Standards
Division of Capital Asset Management & Maintenance | DCAMM April 2021 2
Assumptions
• Most employees will work remotely in some Related Workstreams:
capacity. • Technology
o Every employee will have a laptop as their single
• Most of the Workpoints (offices and computer device.
workstations) will be unassigned. o Every employee will have access to a cell phone and/or a
soft phone client on their laptop.
• Conference / collaboration rooms will be o There will be an on-line reservation system for space
equipped with AV / video conferencing management.
technology. o Enterprise print and mail consolidation will be in place.
• Workpoints (offices and workstations) will be • Human Resources
equipped with a sit-stand desk. o Overall remote work policy setting and management
guidelines.
• Unassigned
o New (reduced or eliminated) paper file retention & wet
signature policy
Space Standards
Division of Capital Asset Management & Maintenance | DCAMM April 2021 3
Planning Principles
• Develop design solutions that embrace • Provide visibility and connectivity among personnel
sustainability, wellness, safety and security. with an open floor plan, clean sight lines and use of
glazing.
• Provide access to natural light for all. Locate
enclosed rooms on the interior to the greatest • Create workpoint neighborhoods instead of large
extent possible. Leave a circulation path along the open workstation areas.
windows where feasible.
• Locate support spaces in close proximity to each
• Provide a variety of spaces for open and enclosed neighborhood.
collaboration.
• Integrate agency branding and colors.
• Collaboration spaces will be flexible and allow
different ways of configuration with the use of
furniture.
These principles have been developed for the
• Provide flexibility using a simplified kit of parts for majority of the office centric personnel. It is
office and workstations to support an agile understood that there are specialized agencies that
workforce. The kit of parts and rooms to be flexible all the principles may not apply to and modifications
so they can be applied to complete and partial will be required for these special cases.
renovations.
Space Standards
Division of Capital Asset Management & Maintenance | DCAMM April 2021 4
Planning Principles Diagram
Exterior windows
Workstation neighborhoods with direct access to
Work Work natural daylight along the exterior.
Neighborhoods Neighborhoods
Ample Collaboration spaces of varying types and sizes
to ensure availability, flexibility and choice. Enclosed
Exterior windows
Exterior windows
spaces used to create neighborhoods and allow easy
access between neighborhoods.
Private offices located on the interior and distributed
throughout. Furnish to easily double as a huddle
room.
Community/ Support spaces such as
Kitchen/Community, copy print rooms used an anchor
Work Work to support neighborhoods and create central
Neighborhoods Neighborhoods community areas.
Exterior windows Main Circulation Path
Space Standards
Division of Capital Asset Management & Maintenance | DCAMM April 2021 5
Space Components Click on the icons to navigate.
Click on the home icon and arrows to go back and forth
Individual Collaboration Support
“Kit of Parts”
Each space component
supports a specific function Workstation Phone Room (2-3 seats) Open Collaboration Copy/Print Room Wellness Room
and provides flexibility for
future change and allows a
variety of choices and
work styles.
Office Huddle Room Medium Conference Room Lockers and Filing Storage
(4 seats) (6-9 seats)
Large Conference Room (10-20 seats) Kitchen/Community Space
Space Standards
Division of Capital Asset Management & Maintenance | DCAMM April 2021 6
Individual: Workstation
Workstation Layout
6’x6’ (36 SF)
E
D Furniture Components:
• Workstations support
individual focus work. A 72”W X 30”D Sit to Stand Desk
A B Ergonomic Task Chair
• Workstations are
C
C 42”W X 18”D Return Worksurface
assignable to employees. B
with Storage
D Tackable Workstation Panel
• When not in use they can
also be used as hoteling E Optional glass insert for additional
Workstation panels to be max. 48”H privacy at main circulation
stations for visitors.
At Glass insert max. 56”H
Technology:
• High traffic zones and loud Layout Options • Single/ Dual Monitors
public areas to be located • EOTSS Standard Docking station
away from workstation • EOTSS standard voice offering
neighborhoods to • (2) Power Outlets
minimize noise and • (1) Ethernet Port
distractions. • USB ports at desk (Optional)
Individual Focus Team Pods
Space Standards
Division of Capital Asset Management & Maintenance | DCAMM April 2021 7Individual: Office
Typical Office Layout
10’x12’ (100-120 SF)
Furniture Components: Technology:
• Offices support individual
work and small group A 72”W X 30”D Sit to Stand Desk • Single/ Dual Monitors on
D adjustable monitor arm
collaboration. B Ergonomic Task Chair
• EOTTSS standard
B A C (2) Visitor’s chairs docking station
• Some offices may be D White Board Wall • EOTTSS standard voice
assigned to employees.
C offering
• Power and Data
• When not in use they can
Connections
also be used as huddle
rooms/ meeting space. Alternative Assigned Office Layout
Furniture Components: Technology:
• Offices are to be located
A 72”W X 30”D Sit to Stand Desk • Single/ Dual Monitors on
on the interior to the
adjustable monitor arm
greatest extent possible B Ergonomic Task Chair
D • EOTTSS standard
with glazing to allow for C (2) Visitor’s chairs
E docking station
visual connections and
B D White Board Wall • EOTTSS standard voice
daylight. A
E 42”W X 18”D Return offering
Worksurface with Storage • Power and Data
C Connections
Space Standards
Division of Capital Asset Management & Maintenance | DCAMM April 2021 8Collaboration: Phone Room
Layout Option 1
7’-8’x 9’ (63-72 SF)
2-3 seats
Furniture Components: Technology:
• Phone Rooms support A 36”W X 36”D Meeting Table • Polycom
collaboration for 2-3 C • Power and Data
B Ergonomic Chairs
people and impromptu or A Connections
scheduled phone calls. C White Board Wall
B
Alternate layouts support
collaboration for 2 people
with ability to display.
• Phone Rooms are shared Layout Option 2
and not reservable.
• Consider acoustical panels Furniture Components: Technology:
for enhanced acoustic A Laptop Table • Polycom
privacy. C • Power and Data
B Lounge Chairs
A Connections
C White Board Wall • Wall Mounted TV
B
Space Standards
Division of Capital Asset Management & Maintenance | DCAMM April 2021 9Collaboration: Huddle Room
Typical Layout 4 seats
10’x12’ (120 SF)
4 seats
• Huddle Rooms support Furniture Components:
small collaboration.
• Huddle Rooms are shared A 72”W X 30”D Sit to Stand Desk
and reservable. B Ergonomic Chairs
• Consider acoustical panels C C White Board Wall
for enhanced acoustic
privacy. A Technology:
• Huddle rooms can be • Polycom
configured using different B • Power and Data
furniture layouts to create Connections
formal and informal • Wall Mounted TV
collaboration.
• Huddle rooms are
interchangable with
private offices for
flexibility
Space Standards
Division of Capital Asset Management & Maintenance | DCAMM April 2021 10Collaboration: Medium Conference Room
Layout Option- 6-7 Seats
Furniture Components:
12’-14’ x 14’-17’
A 72”W X 36”D Conference Table
(170-250 SF)
B Ergonomic Conference Chairs
6-9 seats
C C White Board Wall
• Medium Conference B Technology:
rooms support enclosed A
• Polycom
collaboration with robust • Power and Data Floor Core/Wire
technology support for Management
collaboration and work • Wall Mounted TV
sessions.
• Medium Conference Layout Option- 8-9 Seats
Rooms are shared and
reservable. Furniture Components:
• Consider acoustical panels A 108”W X 48”D Conference Table
for enhanced acoustic C B Ergonomic Conference Chairs
privacy.
C White Board Wall
• Medium conference B
rooms can be configured A Technology:
using modular tables for • Polycom
maximum flexibility. • Power and Data Floor Core/Wire
Management
• Wall Mounted TV
Space Standards
Division of Capital Asset Management & Maintenance | DCAMM April 2021 11Collaboration: Large Conference Room
Layout Option- 10+ Seats Furniture Components:
15’-18’ x 20’-30’ A 60”W X 30”D Mobile Conference Table
(300-550 SF) B Ergonomic Conference Chairs
10-20 seats C White Board Wall
C
Technology:
• Large Conference rooms
A • Polycom
support enclosed
• Power and Data Floor Core /Wire
collaboration with robust B
Management
technology support for
• Wall Mounted TV
video conferencing.
• Large Conference Rooms
are shared and reservable. Layout Option- Training 10 Seats
• Consider acoustical panels Furniture Components:
for enhanced acoustic A 60”W X 30”D Mobile Conference Table
privacy.
C B Ergonomic Conference Chairs
• Large conference rooms
can be configured using C Integrated Display and White Board Wall
modular tables/ furniture Technology:
for maximum flexibility. A
• Polycom
• Consider Divider walls • Power and Data Floor Core/Wire
when appropriate for B
Management
additional flexibility. • Wall Mounted TV
Space Standards
Division of Capital Asset Management & Maintenance | DCAMM April 2021 12Collaboration: Open Collaboration
Multiple Layout and Furniture Options
Dimensions Vary
Multiple Seats C
B
• Open Collaboration spaces
support collaboration D
within the open floor plan.
• These are areas located off
the beaten path or nooks A
and semi-private niches.
• Open Collaboration areas E
are shared and not
reservable. They can be
used for impromptu
meetings and quick
discussions.
• Consider mobile white Furniture Components: Technology:
boards and technology to
enhance the experience. A Large Open Collaboration w/ Lounge seating • Power
• Variety of mobile furniture B Mobile White Board Connections
provides multiple choices, • Wireless Access
C Standing height table with stools
• Wall Mounted TV
and postures to work and
D Lounge Chairs with Coffee table where possible
collaborate.
E Meeting chair with mobile stools
Space Standards
Division of Capital Asset Management & Maintenance | DCAMM April 2021 13Support: Copy/Print Room
8’ x 10’ (80 SF)
Layout
• Copy Print Rooms are shared
office support spaces that
Components:
house printers, scanners,
copiers, shredders and any A Storage with Counter top
other large format C B Copiers/Printers
equipment.
C Adjustable Shelving
• These rooms may vary in size
based on the equipment. A D Trash and Recycle
• They also house the standard E Shredder
B
office supplies, paper and
D Technology:
toner/ink etc. required for E
equipment. • Power and Data
• A file cabinet for mail drop
off may be included within
these rooms.
• Storage should be a furniture
solution and not millwork
Space Standards
Division of Capital Asset Management & Maintenance | DCAMM April 2021 14Support: Wellness Room
8’ x 10’ (80 SF) Layout
• Wellness / Mother’s Rooms
are private lockable rooms Components:
to be used for nursing
A Storage with Counter top
moms and other health
needs that require privacy. B Sink
• Wellness rooms are D C Undercounter Refrigerator
reservable and may be used A D Microwave
impromptu for wellness C
F E Round Side Table
breaks if available. B E F Lounge chair
• These rooms should be
located in discreet/private Technology:
locations and be accessible • Power and Data
to all.
• Provide first aid kits and
comply with local
requirements for sick beds
etc.
Space Standards
Division of Capital Asset Management & Maintenance | DCAMM April 2021 15Support: Lockers and Filing Storage
Locker Options
8’ x 10’ (80 SF) - Varies
• Lockers and filing cabinets Components:
are intended to support
individual and group A Flex Locker Units
storage requirements. A B Day Locker Units
• These are free standing and C Coat Rod and Shelf
B
located in Locker and
Storage rooms. C
• Lockers and filing cabinets
can be assigned to remote
workers or specific
departments or visitors.
• Lockers and filing cabinets Filing/Storage Options Filing Components:
within the open office area E A Mobile Pedestal Storage
to be maximum 42” High. D B Integrated Multipurpose Storage
Those in closed rooms can C
be full height.
B C Low Lateral File
A
D 3 High Lateral File
E 4 High Lateral File
Space Standards
Division of Capital Asset Management & Maintenance | DCAMM April 2021 16Support: Kitchen/Community
Layout
C
200 – 500 SF Varies
A
• Kitchen/Community spaces are B E
intended to provide access to D
G
water, coffee/tea, refrigerators, F
microwaves and other
conveniences. H
• They are equipped with a variety
of seating for breaks and
impromptu conversations.
• Community spaces are for lunch
and coffee breaks and can be
Recommended Appliance Ratios: Kitchen/Furniture Components: Technology:
used for large all hands meetings
when available. Microwave 1:75 - 100 A Counter top with storage cabinets • Power
• Kitchens should be located in a B Sink with base cabinet Connections
central area to provide easy Refrigerator 1:75 - 100 • Wireless Access
access for all and separated from
C Stacked Microwaves in tall cabinet • Wall Mounted TV
Dishwasher 1:75 - 100
the workstation areas to avoid D Trash/Recycle/Compost where possible
noise distractions. Water Filter 1:100 - 150 E Coffee Machine
• Healthy options to be considered F Refrigerators
Coffee Machine 1:100 - 150
for vending machines. G Island with bar stools
Other appliances vary by location and function
(Toasters etc.) H Variety of Seating Types
Space Standards
Division of Capital Asset Management & Maintenance | DCAMM April 2021 17Space Metrics for a Typical Office Floor
Individual Collaboration Support
Overall Density 150 USF /Workpoint Open to Closed Collaboration Ratio 25:75
150 Open Seating quantity within Community
usf Collab.
Workpoint to Space will vary per location and
agency use. Community seats are
Collaboration Seat included in the Open Collaboration
Overall Density 180 USF/ workpoint to be Ratio 1:1 seat count.
considered for HQ locations with multiple floors Closed
and common amenities such as Cafeteria, training Collab.
conference center etc.
Collaboration Space Recommended Ratios Support Space Recommended Ratios
Phone Room (2 -3 seats) 1 : 25 seats Copy/Print Room 1 : 100 seats
Huddle Room (4 seats) 1 : 15 seats Wellness Room 1 : 150 seats
Medium Conf. Room (6-8 seats) 1 : 50 seats Lockers 25%-100% of seats
Large Conf. Room (10-20 seats) 1 : 75 seats Kitchen/ 1 : 150 seats
Community
Open Collaboration (# of seats 25% of Collab. Seats
vary per area) throughout floor
Space Standards
Division of Capital Asset Management & Maintenance | DCAMM April 2021 18Space Standards Applied
The following plans and metrics are examples of the application of the new Space Standards at two locations:
• McCormack Building – for DCAMM – with an option illustrating a full renovation approach and a minimal renovation
approach – options will be determined based on a variety of factors.
• This option illustrates the assignment of neighborhoods – creating flexible and shared spaces with identified
areas for functional groups to locate when they are in the office, but available to others to reserve as
appropriate.
• 100 Cambridge Street - for a generic single tenant or two tenant floor layout.
These examples illustrate the versatility of the design to adapt to changing needs for agencies.
Space Standards
Division of Capital Asset Management & Maintenance | DCAMM April 2021 19Minimum Core Planning Priorities
These are the minimum core Planning Priorities for a For Minimal Construction:
partially renovated floor:
• Provide new carpet and paint.
• Provide sufficient number and a variety of spaces
for open and enclosed collaboration that are • Provide storefront glazing at selective locations at
flexible, functional and equipped with technology. existing rooms located on the exterior to increase
transparency and bring in daylight.
• Provide New furniture. Using a simplified kit of
parts for office, workstations and collaboration
spaces. Sit stand desks of uniform size throughout
with free standing storage.
• Provide access to natural light for all. Locate
enclosed rooms on the interior to the greatest
extent possible.
Space Standards
Division of Capital Asset Management & Maintenance | DCAMM April 2021 20Space Metrics- McCormack
Existing Metrics
Usable Area Total Headcount Offices (30%) Workstations (70%) USF/Seat Collaboration
23, 769 185 41 144 128 Insufficient
Recommended Metrics
Usable Capacity per Offices Workstations Collaboration Seats Open Collaboration Closed Collaboration
Area Target of 150 USF/ 10% 90% (Target Ratio 1:1) 25%* 75%
Workpoint
23, 769 158 16 142 158 40 118
* Open Collab. areas may include multiple types of seating in the kitchen/community space + breakout areas.
Collaboration Space Recommended Qty of Total Seat Support Space Recommended Qty of
Ratios Rooms Count Ratios Rooms
Phone Room (2-3 seats) 1 : 25 seats 6 18 Copy/Print Room 1 : 100 seats 2
Huddle Room (4 seats) 1 : 15 seats 11 44 Wellness Room 1 : 150 seats 1
Medium Conf. Room (6-8 seats) 1 : 50 seats 3 24 Lockers 25%-100% of seats 40-158**
Large Conf. Room (10-20 seats) 1 : 75 seats 2 32 Kitchen/ 1 : 150 seats 1
Community
Total 22 118
** Qty of Lockers as determined by population on floor
Space Standards
Division of Capital Asset Management & Maintenance | DCAMM April 2021 21McCormack Test Fit Plan- All New Option (Full Renovation)
Space Metrics
Usable Area 23,769
Offices - 16 (10%)
Workstations - 145 (90%)
Total Workpoints 161
Total Work Locations= 186
Workstations (145)+Offices (16)+Closed collab.
Rooms (25)
148 usf/workpoint < 150 usf (Recommended)
Open Collaboration seats - 58
Closed Collaboration seats - 122
Total Collaboration seats 180
Task Seat to Collaboration seat Ratio 1:1.1
Support spaces include
wellness room, copy/print,
storage, library and files
Space Standards
Division of Capital Asset Management & Maintenance | DCAMM April 2021 22McCormack Test Fit Plan-Minimal Option (5-10% Renovation)
Space Metrics
Usable Area 23,769
Offices - 17 (11%)
Workstations - 138 (89%)
Total Workpoints 155
Total Work Locations= 178
Workstations (138)+Offices (17)+Closed collab.
Rooms (23)
153 usf/workpoint > 150 usf (Recommended)
Open Collaboration seats - 40
Closed Collaboration seats - 118
Total Collaboration seats 158
Task Seat to Collaboration seat Ratio 1:1
Space Standards
Support spaces include wellness room,
copy/print, storage, library and files
Division of Capital Asset Management & Maintenance | DCAMM April 2021 2315th Floor DCAMM – Neighborhood Plan
Dept. Head Office WS Total
count Demand Demand Seat
(a) (b) Demand
(a+b)
EXEC. 4 2 1 3
HR 6 2 4 6
ODC 64 3 29 32
OFA 95 4 43 47
OFMM 59 3 27 30
OP 22 1 10 11
OREM 31 2 13 15
TOTAL 281 17 127 144
CONFERENCE
SUPPORT
Agencies are encouraged to create
informal workpoint neighborhoods
aligned with functional groups
/departments and seating allocations.
Space Standards
Division of Capital Asset Management & Maintenance | DCAMM April 2021 24Test Fit Metrics Comparison McCormack (23,769 USF)
Metric/ Space Recommended All New Option Minimal Option
per Standards 100% Construction 5-10% Construction
USF/ Workpoint 150 148 153
Offices (10%) 16 16 17
Workstations (90%) 142 145 138
Total Workpoints (a) 158 161 155
Open Collaboration Seats (25%) 40 58 40
Closed Collaboration Seats (75%) 118 122 118
Total Collaboration Seats 158 180 158
Task Seat to Collaboration Seat Ratio 1:1 1 : 1.1 1:1
Phone Rooms (2-3P) 6 (1:25) 7 5
Huddle Rooms (4P) 11 (1:15) 13 13
Medium Conference Rooms (6-8P) 3 (1:50) 3 3
Large Conference Rooms (12-16P) 2 (1:75) 2 2
Total # of Closed Collab. Rooms (b) 22 25 23
Total Work Locations (a+b) 180 186 178
Space Standards
Division of Capital Asset Management & Maintenance | DCAMM April 2021 25100 Cambridge Test Fit Plan- Single Tenant (min construction)
Space Metrics
Usable Area 22, 685
Offices - 15 (10%)
Workstations - 135 (90%)
Total Workpoints 150
Total Work Locations= 175
Workstations (135)+Offices (15)+Closed collab.
Rooms (25)
151 usf/workpoint > 150 usf (Recommended)
Open Collaboration seats - 40
Closed Collaboration seats - 139
Total Collaboration seats 179
Task Seat to Collaboration seat Ratio 1:1.2
Space Standards
Support spaces include wellness room,
copy/print, storage, library and files
Division of Capital Asset Management & Maintenance | DCAMM April 2021 26100 Cambridge Test Fit Plan- 2 Tenant (minimal construction)
Space Metrics
Usable Area 22, 685
Offices - 15 (10%)
Workstations - 136 (90%)
Total Workpoints 151
Tenant 1 Total Work Locations= 170
Tenant 2 Workstations (136)+Offices (15)+Closed collab.
Rooms (19)
150 usf/workpoint = 150 usf (Recommended)
Open Collaboration seats - 44
Closed Collaboration seats - 109
Total Collaboration seats 153
Task Seat to Collaboration seat Ratio 1:1
Space Standards
Support spaces include wellness room,
copy/print, storage, library and files
Division of Capital Asset Management & Maintenance | DCAMM April 2021 27Test Fit Metrics Comparison 100 Cambridge (22,685 USF)
Metric/ Space Recommended 8th floor 6th floor
per Standards Single Tenant 2 Tenant
USF/ Workpoint 150 151 150
Offices 15 (10%) 15 15 (10%)
Workstations 136 (90%) 135 136 (90%)
Total Workpoints (d) 151 150 151
Open Collaboration Seats (25%) 38 40 (22%) 44 (29%)
Closed Collaboration Seats (75%) 113 139 (78%) 109 (71%)
Total Collaboration Seats 151 179 153
Task Seat to Collaboration Seat Ratio 1:1 1 : 1.2 1:1
Phone Rooms (2-3P) 6 (1:25) 4 3
Huddle Rooms (4P) 10 (1:15) 14 10
Medium Conference Rooms (6-8P) 3 (1:50) 4 4
Large Conference Rooms (12-16P) 2 (1:75) 3 2
Total # of Closed Collab. Rooms (e) 21 25 19
Total Work Locations (d+e) 180 175 170
Space Standards
Division of Capital Asset Management & Maintenance | DCAMM April 2021 28You can also read
