Attachment 2

Transcription

Attachment 2

ITB12SP-123 -Attachment 2
STANDARD METHOD OF SPACE MEASUREMENT
The purpose of this Standard is to permit communication and computation on a clear and
understandable basis, and to allow comparison of values on the basis of an agreed upon
unit and method of measurement.
It should also be noted that this standard can and should be used in measuring office
space in old as well as new buildings, leased office space as well as State-owned office
space. It is applicable to any architectural design or type of construction because it is
based on the premise that the area being measured is that which the agency may occupy
and use for its furnishings and its people.
This Standard method of measuring office space measures only space that can be
occupied, undistorted by variances in design from one building to another. It measures the
area of office building that actually has usable (rental) value and, therefore, as a standard,
can be used by all parties with confidence and with a clear understanding of what is being
measured. Area Measurement in office buildings is based in all cases upon the typical
floor plans, and barring structural changes, which affect materially the typical floor, such
measurements stand for the life of the building, regardless of readjustments incident to
agency layouts.
All usable (rentable) office space, private sector leased, State-owned, or other publicly
owned shall be computed by:
Measuring only space that can be occupied and actually has usable value and is
computed by measuring from the inside finish of permanent outer building walls to
the finish on the office side of enclosed corridors and/or other permanent partitions,
and to the center of partitions that separate the premises from adjoining usable areas.
This usable area shall EXCLUDE: bathrooms, stairs, public corridors, elevator shafts,
flues, furnaces, pipe shafts, vertical ducts, air conditioning rooms, fan rooms, janitor
closets, electrical closets, and such other equipment and building support rooms not
actually available to the tenant for his furnishing and personnel and their enclosing
walls. No deductions shall be made for columns and inward projections necessary to
the building.
An American National Standard
ANSI/BOMA Z65.1·1996
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PUIIUSDED BY:
SPECIAL 'I'IIANKS 1'0:
Building Owner and Managers ssociall n International
1201 ew York Avenue, N.W., Su ite 300
Washingt n. D.C. 20005
Phon!!: (202) 408-2662
www.boma .org
PIJIIUSDJID BY BO}IA
INTI~llNA'nONAL
DIUEC'I'ION
Ol~:
UNDER l'RE
Georg
. Julin. m. RPA , Pre. ident
W. . (Bill) Garland. Fir:,l Vice President
dmund J. Mazzei. Sr.• RP . ecretaryrrrea urer
ulive Vice Prel ident
Mark W. Hurwitz, Ph.D., CAE. E
PROD1JCED BY:
Hl!nry Chamberlain. CAE. PRo Senior Vice Prl!sidenl
Gerard L. Lederer, E 'q., Vice President. G vemment and
Industry Affairs
Li aM . Prat, Vice President, C mmuni ation and
Memher~hip
Mi hael Jawer. A. s· lant Vi c President, G vemment ad
Indusrry Affair:.
Tber~sa M. Kramer. Director f Marketing
Erin R. Hen . ley. Dir clor Graphics ervice
Bngel! L. Reilly. RPA. Reilly Asset Management. ho
provided invaluable leadership for thi ' proj ct b th· . Chair of
BOMAs tandard Method of Floor Ml!asur~ment C mmitlee
and the ANSI Z65.1 Can ass Gr up
Jean-Pierre Bertrand, RPA. The Montreal G neral H pital.
who provided immeasurable support both a Vice Chair f
BOMA's Stanuard Melh d of Floor Measuremen t Commi ttee
and the ANSI Z65. 1 Canvas' Group
Kent Gib on. CPM. Michael J. Maher, RPA. nd Robert
Parfel, wbo providetl long-term assi tance as members of
130MA'. Stantlanl Method f Floor Measurement C mmillee
as well as the teering Committee f the ANSI Z65.1
Canva~~ Group
Robert Finke. Phynyx Realty Service. who develop d and
revi 'ed the iLlu tration . that accompany the tel: and
Jocelyn Lafond, RPA Presid nt f BOM IQuebec , who had
the illu lrali ns refonnatted.
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te: the foll owing list
Inclividual
i~
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flV 'rDE
Al~SI
ZS5. I CANVASS GROIJl}
not meant to imply thal e ery member voted to appro 'e the revised StanJard)
Organization Repre ented Brigett L. Reilly, RPA (Chair) ... ................ ........................ ............................... ........................ Rei lly Asset Managem nt Jean-Pierre Bertran d, RPA (Vice Chair) ....................... .. ...............................................The Montreal Gen eral Ho pital raig
. Auberger ............... ......................................... ............ ..... ......... Am erican Association of Certified Appraisers Richard D. Baier ................................ .. .. .. .................................................................. .............. Ko U Real Estate Services J. Fernan do Barrueta .. ............................. .... .. .. .. .. .. .................. .. .. .................. ..... .. .. ....... ......... .. ....Barrueta
& A 'sociate Henry T. Dechert .... ........ .. ........ .. ....... .. .. .... .................................................. .. ... ...... ..... ............... Plan Data Corporation Robert Finke ........ .. .......................................... ................ .. ................................................Phynyx Realty Services, Inc. John Frain ........................................................ ......... ................. ........... ........ ... .................... Peregrin Property Services Kent C. Gibson, CPM ........ ... ....... ..................... ........................................................................... Zions Securities Corp. Barbara S. Harris ................. .. ............................................................... ...... ... ...... .. ......... ...... ..City Centre Development Wi lliam H. Heerdt ............. .. .. .. .... .. ......... .. ........ ... .......... .... .... ..................... .. .. .......... .. ... .lTI Hartford Insurance Group James '. Herbert, Jr............................. .. ....................U.S. General Services Admini tration - Public Buildings Service Carl H. Jordan, PE.... .. ........................................................... ... .................. ................ Consu lting Mechanical Enginee r R. Scott Kuklish .......................................... .................................................................................... KCS Propertie , Inc. Michael J. Maher, RPA ......................................................... ............. ........ ........ ............................ .......... ...... GE Capital Ronald E. Ma lm fe ldt, M J ................. ............. .. ......................................... .. ... .. .. .. ............ .. 5outhwest Realty Advisors Janice MarquiS ........... .. .. .... .. ..... ................. ....... .... ... ... .. .............. .. ...... .. ...... ... ........... .. .. Russel l Development Co. , [nco Bruce Megowan, CPA ........................... .. ........................................................... .................. The Yarmouth ,fOUp, Inc. R bert ·. Messe r, AJA ........ ............................. ..... ................. .. .... ................................................... Con u lting Architect Gerald A. Miller ....................................................................... ...State of Wisconsin· Department of Admini tration W. Lee Mi nnerly .................................................. ............ .. ........... ... .......................................... Th e Appra isal Institute Suzann Mintz ....... ....... ....... .................................................. .. ........... .... .. ..... ...... ..... ..Greenwell Goetz Architects, PC John F. Olson, CFM ...... ... ...................... ..... .. .......... ...... ........... ........... ..... ...............................John Olson & A OClate Robert Parfet ........................................................... .. ................................................... .............................. Planimetron Terry Resnick ................. .... ..................................................................................................... Pace Compumetri c , Inc. Michael Schley, AlA ................... ..................................................................................... ........... ................. PM: ystems W. David Sn ok ... ......................... .. ......... ....... ......... ............................................................. The Appraisa l Fou ndation Pete r L. Steven son ... ............. ...... .. .. .. .... ........ ...... .. ..... .......... .. ...... ............ .. ... .... .......... ..... .... .....Stevenson Systems, Inc. John A. Van Deusen ........... .... .... .. .. .. ............ .. ...... .. .................................................John A. Van Deusen & Associates Everett Whi te ide .................................................. .................... State of California - Office of Bui ldings and Ground ITB12SP-123 -Attachment 2
DIS'fORY
In ] 915. the Building Owners and Managers Association (BOMA) International developed the Standard
Method of Floor Mea urement for Office Buildings. This flrst Standard wa readily accepted as a national
industry standard and stood for over 35 years without amendment. With the advent of ' block type'
building design, a revised Standard was adopted by BOMA International in 1952. This was further revised
in 1955 to become the American National Standard, of which BOMA International was a cospon or.
In 1971 . the Standard was revised to reflect leasing concepts and practice in effect at that time. BOMA
International revi ed the Standard in 1980 to further clarify the point to which mea urements are taken
relative to the exterior wall of a building, and to e tablish the basic methods for mea uring the office
area of a given floor. The 1989 review re ulted in a French translation and the addition (not officially
part of the Standard) of a Question and Answer section with the most frequently asked questions about
the Standard.
Thi Standard Method for Measuring Floor Area in Office Buddings is the result of joint action by par
ticipating organizations under the auspice of the American National Standard Institute. It was originally
adopted September 15, 19] 5. Rei . ued (without change) December L 1925. Revised and reis. ued
December 8, 1952. Revised and readopted December 6, 1955, and reissued January 10, 1956. Reprinted
April 1963; April L966; April, 1970. Revised and readopted June, 197 1 and reprinted April, ] 972;
February, 1973; August, 1976. Revi ed and readopted June, 1980 and reissued Augu t, 1980. ReaffIrmed
Ju ne 21, 1989, and reprinted August 1990. Revised and readopted June 7, 1996.
An American National Standard implies a consensus of tho. e substantially concerned with its scope and
provisions. An American National Standard is intended a a guide to aid the manufacturer, the con umer,
and the general public. The exi tence of an American National Standard does not preclude anyone,
whether he/she has approved the tandard or not, from manufacturing, marketing, purchasing. or using
products processes, or procedures not conforming to the standard . American National Standards are
ubject to periodic review and user. are cautioned to obtain the latest edition.
The American National Standards In titute does not develop tandards and will in no circum tances give an
interpretation of any American National Standard. Moreover, no person shall have the right or authority to
i sue an interpretation of an American National Standard in the name of the American National Standards
In. titute.
CAUTION NOTICE: Thi ' American National Standard may be revised or withdrawn at any time. The
procedures of the American National Standards Institute require that action be taken to reaffirm, revise or
withdraw the tandard no later than five years from the date of publication. Purchasers of American
National Standards may receive the most current information on all standards by contacting the American
National Standard Institute at (212 -642-4900.
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Thi revi ed Standard i a building-wide method of measurement allowing spaces that benefit all
the building occupants to be measured and allocated on a pro-rata basis. This represents a major
change from the previou (1981) edition, which measured office space on a floor-by-floor ba<;is.
The need for u b a changed approach was flr t identified within BOMA International in 1992.
While surveys howed that the Standard was the most commonly used method of mea urement
for office buildings, they also documented that it wa not being univers ally applied on a floor-by
floor basi . Building constructed during the 1980s tended to incorporate design element
intended to benefit building occupant generally. rather than on a floor-by-floor basis (for
example. spaciou entrance lobbie. with concierge desks . health clubs, daycare facilities,
conferen e centers, etc. ). In view of this trend, BOMA marketplace infonnation indicated a
wide pread need to fairly account for the e building-wide amenities.
Additionally. re ision of the Standard meets a need for greater clarity in the presentation of
concepts and definition . The previous edition generated too many questions on too many issues
to be onsidered adequate for continued use. The e concern have been thoroughly discussed,
and are addressed in a definitive manner here.
In order to produce a revised Standard that achieves the aims in a clear and practicable way.
various new definitions have been introduced, explaining concepts such as Floor Usable Area,
Floor Rentable Area, Floor Common Area, and Building Common Area With each new term,
illustrations were developed to convey the n w approach vi ually.
While additional questions will no doubt arise and further guidance material may need to be
d v loped those respon ible for the revised Standard believe it i a sound document that will
meet the needs of architects, -pace planners, interior designer , engineers, building owner' and
managers, facility owners and managers, lea ing professionals, a et managers, appraisers, and
others concerned with the mea urement of office pace.
T he document i designed to be easier to use though the inclusion of two new features: the
"Overview of Method" section on page 4, and the 'Global Summary of Areas" section on pages
26-27. In addition to familiarizing themselves with the definitions used in the Standard (all of
which are capitalized for quick recognition), users are encouraged to reference these two
sections. The "Overview of Method" outlines the steps needed to measure areas within an office
building, while the "Global Summary" enables users to step back and chart the interrelation hip
of concepts and terms described in the Standard.
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History .................................................... ........... .............. .............................. .. ... lV American National Standard ............ ................................................................. .iv Introduction ................................................. ........... .............................................. v Foreword .......................... .................................................................................... 1 Preface .................................................................................................................. 1 Definitions .................................. ........................................................ .................. 2 Overview of Method ............................................................................................4 Ratios and Equations ................................................................................ ..... ....... 4 Illustrations DOMINANT PORTION ..................... ................................. .......... 5 Measuring GROSS BUILDING AREA ................................................... ... ...... ] 0 Measuring FLOOR RENTABLE AREA ...................... .. .................................... 12 Measuring FLOOR USABLE AREA ..................................................... ......... .. 14 Mea uring USABLE AREA ............................................................................. . 16 Illu trations, USABLE AREA ... ... .............................................................. ..... ... 17 ll1ustrations, FLOOR COMMON AREA .......................................................... 18 Calculating STORE AREA ......... .. .... .............. .................... ............ .... ............... 20 Calculating BASIC RENTABLE AREA ............................................................21 Measuring BUILDING COMMON AREA ........................................................22 TIlustration , BUILDING COMMON AREA ....................................................24 Calculating RENTABLE AREA .... .. ................................................................25 Global Summary of Areas ..................................................................................26 To avoid misinterpretation, this page should not be used without the complete document.
Building Owners and Managers Association International © 1996
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A standard's purpose is to permit communication and computation on a clear and
understandable basi. Another important purpose is to allow compari on of value
on the basis of a generally agreed upon method of mea urement.
For more than 7S year, BOMA International hac; spon ored the Standard Method
for Measuring Floor Area in Office Buildings. The BOMA Standard has been the
one accepted and approved by the American National Standards Institute (ANSI).
The result i.' a method of mea 'urement u ed by building owners, manager ,
facilities managers, tenants, appraisers, architects, lea ing professionals, lending
institutions and others to compute the floor area of an office building.
This Standard nlay be used to mea ure space in both existing and new office building. BOMA International urges all it members and others in the office building industry to use the Standard to measure office pace. Facilities profe ionals are also encouraged to use the Standard in allocating building expenses to various co t centers or for comparing occupancy. ( Thi~
Foreword is
nOl
officiall y a part of Lbe Standard Meth od fo r Mea:mring FlrJUr A r~a
ill
Offi e BlIilding . ANSI/BONIA Z65.1-1 996.
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It j not uncommon for an area calculated from the building plans to differ from the
area measured on site. It is also not uncommon for a site measurement and
calculation by one party to differ from the same measurement and calculation by
another party. The calculation for an area, resulting from site measurement by the
building owner or manager, is deemed accurate if a re-measurement gives result with
variance of two percent (2%) or less. If the variance is greater than two percent (2%),
BOMA International recommends that an unbia ed professional third party be sought
to a sist in resolving the matter.
To avoid misinterpretation, this page should not be used without the complete document. Building Owners and Managers Association International © 1996 DEFINJ'I'IONS ITB12SP-123 -Attachment 2
FINISHED SURFACE shall mean a wall, ceiling or floor surface, including glass. as prepared for tenant u e,
excluding the thkkness of any . pecial swfacing materials such as panelling, furring strips and/or carpet.
DOMINANT PORTION shall mean the portion of the inside FINISHED SURFACE of the permanent outer
building wall which i. 50% or more of the vertical floor-to-ceiling dimen ion, at the given point being
mea ured as one move horizontally along the wall. DOMINANT PORTION itself i a vertkal measurement
between FTNISHED SURFACE (or a erie ' of vertical measurements), with the number of mea urements
needed based upon the conditions found along the wall. il, for in tance a window ystem is 4' -6" (1.3 72
meters) high and the floor to ceiling dimension is 9' -0" (2.7 43 meters), the DOMINANT PORTION i the
inside surface of the glass for the full width of the window system. If, however, the window sy tem is 4 ' -5"
( 1.346 meters), the DOMINANT PORTION i the inside surface of the wall . In designs of alternating window
systems and wall sections, the DOMINANT PORTION will move in and out a often as conditions dictate.
il no FINISHED SURFACE of the pennanent ollter building wall is 50% or more of the vertical floor-to
ceiling dimension, or if the pern1anent outer building wall is not vertical the DOMINANT PORTION, hall be
the inside finished surface of the wall where it intersects the finished floor. In the case of STORE AREA with
treet level frontage, the DOMINANT PORTION shall be the building line.
GROSS BUIWING AREA shaU mean the total constructed area of a building. It is generally not used for
leasing purpo es.
GROSS MEASURED AREA hall mean the total area of a building enclosed by the DOMINANT PORTION,
excluding parking areas and loading dock (or portions of same) outside the building line . It is generally not
used for leasing purpo e and i calculated on a floor by fl r ba i .
MAJOR VERTICAL PENETRATIONs shall mean stairs, elevator shafts, flues, pipe shafts, vertical ducts, and
the like, and their enclosing walls. Atria, lightwells and imilar penetrations above the finished floor are
included in this defmition. Not included, however, are vertical penelrations built for the private use of a tenant
occupying OFFlCE AREAs on more than one floor. Structural columns , openings for vertical elecLric cable or
telephone di tribution, and openings for plumbing lines are not considered to be MAJOR VERTICAL
PENETRATIONs.
FLOOR RENTABLE AREA hall mean the result f ubtracting from Lhe GROSS MEASURED AREA of a floor
the MAJOR VERTICAL PENETRATIONs on that same floor. It is generally fixed for the life of the building
and is rarely affected by changes in corridor size or configuration.
USABLE AREA shall mean the measured area of an OFFICE AREA, STORE AREA, or BUIWING COMMON
AREA on a floor. The total of all tbe USABLE AREAs for a floor shall equal FLOOR USABLE AREA of that
arne floor.
OFFICE AREA shall mean the area where a tenant normally houses personnel andlor furniture, for which a
measurement is to be computed.
STORE AREA shall mean the area of an office building suitable for retail occupancy. STORE AREA · are
included in FLOOR RENTABLE AREA and RENTABLE AREA.
To avoid misinterpretation, this page should not be used without the complete document. Building Owners and Managers Association International © 1996 OVEIlVIEW
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The following step must be followed to obtain the RENTABLE AREA of an OFFICE AREA or STORE AREA.
Please nOle that an OFFICE AREA located in a STORE AREA is measured as a STORE AREA.
l. Detemline, for record keeping, the verall GROSS BUIWING AREA.
2. Ascertai n the GROSS MEASURED AREA of each floor of the building, applying the concepts of
FfNISHED SURFACE and DOMINANT PORTION.
3. E tablish the FLOOR RENTABLE AREA for each floor by deducting from each floor GROSS MEASURED
AREA the area of its MAJOR VERTICAL PENETRATIONs.
it. Measure the
USABLE AREA of OFFICE AREA, STORE AREAs and BUILDING COMMON AREA on
each floor to detennine each FLOOR USABLE AREA.
5. Determine the FLOOR COMMON AREA of every floor by. ubtracling [Tom each FLOOR RENTABLE
AREA its FLOOR USABLE AREA.
6. The FLOOR COMMON AREA is allocated to ea h USABLE AREA on that floor by applying that FLOOR
RlU RATIO. The result is the BASIC RENTABLE AREA.
7. The BUIWING COMMON AREA is aHo ated to each BASIC RENTABLE AREA by applying the
BUILDING RIU RATIO. The result is the RENTABLE AREA .
Note that the RENTABLE AREA can be calculated by applying to the USABLE AREA of OFFICE AREA and
STORE AREA the RlU RATIO (BUILDING RlU RATIO X FLOOR RIU RATIO). See chart on pages 26-27 for
a summary of the interrelationship of area.
llA'nOS
Al~D
EQUA'I'IONS
FLOOR RIU RATfO
= FLOOR RENTABLE AREA
BASIC RENTABLE AREA
BUILDING RlU RATIO
= USABLE AREA
-;. FLOOR USABLE AREA x FLOOR RIU RATIO = BUILDING RENTABLE AREA
-;. (BUILDING RENTABLE AREA - BASIC RENTABLE AREA of BUILDING COMMON AREA)
RENTABLE AREA
RlU RATIO
= BASIC RENTABLE AREA
x BUILDING RlU RATIO = FLOOR RlU RATIO x BUILDING RlU RATIO RENTABLE AREA
= USABLE AREA
x RIU RATIO To avoid misinterpretation, this page should not be used without the complete document. Building Owners and Managers Association International © 1996 ITB12SP-123 -Attachment 2
IUUS'I'I\A'f)ONS, DO)IINANT l'OU1'ION
®
Finished Cei ling
FINISHED SURFACE
DOMINANT PORTION
Corridor
Illu trat s a vertical pemument outer building wall where the window system comprises 50% or more of
the vertical floor-to-ceiling dimen ion and, therefore, is the DOMINANT PORTION. Point of
mea urement are shown by the connected arrows.
®
~
Finished Ceiling
I
FINISHED SURFACE
Corridor
illustrates a vertical pemlanent outer bu ilding wall where non-gla s material comprises 50% or more of
the vertic I floor-to -ceiling dimen ion and. therefore. i the DOMINANT PORTION. Points of
measurement are shown by the connected arrows.
To avoid misinterpretation, this page should not be used without the complete document.
I1J.ltJS'f1lA'I'IONS, )) 0)11 Nl\N'I' PORTION
FINISHED SURFACE
DOMINANT PORTION
Corridor
illustrates a partially non-vertical permanent outer building wall. Point of measurement are
bown by the connected arrows.
, ........................
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-
- - --
-
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-
-
- - / { - - - - - - - - - - -- - -
/ 1---- - -.,.,- - -- -- ,..,--
~-.......................- ........c;;r--...--I""""======;--
Finished Ceilin g
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FINISHED SURFACE
DOMINANT PORTION
Finished Floor
Co rridor
lllustrates a non-vertical permanent outer building walL Points of measurement are hown by the
connected arrow .
ILLUS'I1tA'nONS, DOIIINAN'r PORTION
TYP1CAL GROUND LEVEL FLOOR Illustrates a S TORE AREA conditi on with a street
frontage , where the DOMINANT PORTION is the
building line.
Illustrates a condition where the window system comprises
50% or more of the vertical floor-to-ceiling dimension and ,
therefore, is the DOMINA N T PORTION.
Illustrates a STORE AREA condition with a street frontage,
where a bay window extends outside th e building line.
Therefore, the DOMINANT PORTION is the building line.
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Illustrates a STORE AREA condition with a street
frontage, where the DOMINANT PORTION is the buil ding line. Illustrates a condition where non-glass material comprises
50% or more of the vertical floor-to-ceiling dim ension and,
therefore , is the DOMINANT PORTION.
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To avoid misinterpretation, this page should not be used without the complete document. Building Owners and Managers Association International © 1996 ITB12SP-123 -Attachment 2
IU.. lJS'f1l.Ll'110NS, DO)IINilN'I' POIl'fION
TYPICAL UPPER LEVEL FLOOR
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Illustrates a condition where the window system compri ses
50% or more of the vertical floo r-to-ceiling dimension and,
therefore, is the DOMINANT PORTION.
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/
/
Illustrates a condition where non-glass material comprises
50% or more of the vertical floor-Io-cei ling dimension and,
therefore , is the DOMINANT PORTION.
I1.LUS1'IlA'.'IONS,
nO~IINAN1'
l'On't'ION
OUTSIDE CORRIDOR & TERRACES
(These Styles of Building Entrances Are Common in Warmer Ciimates)
DOMINANT PORTION
- OFFICE AREA
OFFICE AREA
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Illustrates a condition where
non-glass material comprises
50% or more of the vertical
floor-to-ceiling dimension and,
therefore , is the DOMINANT
PORTION.
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Access Balconies and Outside Corridors Are Not Included in
FLOOR RENTABLE AREAs
~ R ai ling
OFFICE AREA
Railing
OFFICE AREA
Access Balconies and Outside
Corridors Are Not Included in
FLOOR RENTABLE AREAs
I
Walkway
I
DOMINANT PORTION
I,
/ 1f
I
'.
OFFICE AREA
l~
To avoid misinterpretation, this page should not be used without the complete document. Building Owners and Managers Association International © 1996 I
'IEASUIUNG GROSS BUILDING AUEA
GROSS BUIWlNG AREA is not to be used for lea ing purposes except where an entire building i
lea ed to a single tenant. This area i computed by measuring to the outside fini hed surface of perma
nent outer building wails, without any deducti ns. All end ed floors of the building, including
basements. garage. mechanical equipment floors. penthouses, and the like. are calculated. GROSS
BUILDING AREA is sometime referred to as "con truction area" in the industry.
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ILL USTRATION OF GROSS BUILDING AREA FOR A TYPICAL GROUND LEVEL FLOOR
WHERE THE BUILT AREA BOWS OUT OF AN OTHERWISE STRAIGHT BUILDING LINE
(Note 1) AND A BAY WINDOW EXTENDS OUTSIDE THE BUILDING LINE (Note 2)
1 Lobby
2 Elevator
3 Electricity
4 Janitor
5 Fire Command
6 Building Maintenance
7 Fan Room
8 Ventilation Shaft
14 Exercise Club
9 Tra h Dump ter
10 Loading Dock
15 Exit Corridor
11 Electrical Room
12 Fire Pump
13 Vending Machines
16 Retail Service Corridor
17 Store Area
I g Security
19 Restaurant
To avoid misinterpretation, this page should not be used without the complete document. Building Owners and Managers Association International © 1996 ITB12SP-123 -Attachment 2
JIEASURING GROSS BUILDING AIlEA
GROSS BUIWING AREA i not [Q he u ed for leasing purposes except where an entire building i
lea. ed to a ingle tenant. This area is computed by measuring to the outside fini hed surface of penna
nent outer building wall, with ut any deductions. AI1 encio ed floors of the building, including
ba emen . garages, me hanical equipment floors, penthouses. and the I ike, are calculated. GROSS
BU/WING AREA is sometimes referred to as "construction area" in the industry.
1
ILLUSTRATION OF GROSS BUILDING AREA FOR A TYPICAL UPPER LEVEL FLOOR 1 Lobby
2 Elevator
3 Electricity
4 Janitor
5 Fire Command
7 Fan Room
8 Ventilation Shaft
9 Trash Dumpster
10 Lading Dock
11 Electrical Room
12 Fire Pump
13 Vending Machines
14 Exercise Club
15 Exit Corridor
16 Retai l Service Corridor
17 Store Area
18 Security
19 Restaurant
JIEASUIUNG FI..oon
nENTi'\BI~
AREA
FLOOR RENTABLE AREA shall mean the re ult of ubtracting from the GROSS MEASURED AREA of
a floor the area of the MAJOR VERTICAL PENETRATIONs on that same fl or. No deduction shall be
made for columns and projections necessary lo Lhe building. Space,> outside the exterior walls, such a
balconies, terraces, or corridors, are excluded. BUIWING RENTABLE AREA shall equal the sum of all
FLOOR RENTABLE AREAs.
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19.
ILLUSTRATION OF FLOOR RENTABLE AREA FOR A TYPICAL GROUND FLOOR LEVEL FLOOR WHERE THE BUILT AREA BOWS OUT OF AN 0 HERWISE STRAIGHT BUILDING LINE (Note I) AND A BAY WINDOW EXTENDS OUTSIDE THE B 'ILDING LINE (Note 2) 1 Lobby
2 Elevator
3 Electricity
4 Janitor
5 Fire Command
7 Fan Room
8 Ventilation Shafl
9 Trash Dumpster
10 Loading Dock
1 I Electrical Room
12 Fire Pump
13 Vending Mach ine.
14 Exercise
lub
15 Exit Corridor
16 Retai I Service
orridor
17 Store Area
18 Security
) 9 Restaurant
)1I~l\SURING
FI..oOR
REN'l'ABI..I~
ABEll
FLOOR RENTABLE AREA hal/mean the re ult of ubtracting from the GROSS MEASURED AREA of
a floor th area of tbe MAJOR VERTICAL PENETRATION: on that arne floor. No deduction hall be
made for column and projections necessary to the building. Spaces utside the exterior walls, uch as
balconies terrace, or corridors, are excluded. BUILDING RENTABLE AREA shall equal the sum of all
FLOOR RENTABLE AREAs .
o
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,I
0
0
ILLUSTRATION OF FLOOR RENTABLE AREA FOR A TYPICAL UPPER LEVEL FLOOR
1 Lobby
2 Elevator
3 Electricity
4 Janitor
5 Fire Command
7 Fan Room
8 VenLiJation Shaft
9 Tra h Dwnp 'ter
10 Loading Doc k
11 Electrical Room
12 Fire Pump
13 Vending Machine
14 Exercise Club
15 Exit Corridor
16 Retail Ser ice Corridor
17 Store Area
18 ecurily
19 Restaurant
ImASUIUNG
I~IA)OR
(]SABLE AUEA
FLOOR USABLE AREA . haH be computed by measuring the area enclosed between the FINISHED
SURFACE of the OFFICE AREA side of corridor and the DOMINANT PORTION and/or MAJOR
VERTICAL PENETRATIONs. BUIWING COMMON AREA are considered to be part of FLOOR
USABLE AREA . No deduction hall be made for columns and projections neces ary Lo the building.
Where alcoves, recessed entrance or irnilar deviation from the corridor line are pre ent, FLOOR
USABLE AREA shall be computed as if the deviation were not pre enl.
14
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19
ILLUSTRATION OF FLOOR USABLE AREA FOR A TYPICAL GROUND FLOOR LEVEL WHERE THE BUILT AREA BOWS OUT OF AN OTHERWISE STRAIGHT BUILDING LINE (Note 1) AND A BAY WINDOW EXTENDS OUTSIDE THE BUILDING LINE (Note 2) 1 Lobby
2 Elevator
3 Elecbicity
4 Janitor
5 Fire Command
7 Fan Room
8 Ventilation Shaft
9 Trash Dumpster
10 Loading Dock
11 Electrical Room
12 Fire Pump
13 Vending Machines
14 Exercise Club
15 Exit Corridor
17 Store Area
18 Security
19 Restaurant
)1I~l'SUIUNG 111J)OU USABIJ~
ltllEA ITB12SP-123 -Attachment 2
FLOOR USABLE AREA hall be computed by measuring the area enclo ed between the FINISHED
SURFACE of the OFFICE AREA side of corridors and the DOMINANT PORTION andlor MAJOR
VERTICAL PENETRATION'. BUIWING COMMON AREAs are considered to be part of FLOOR
USABLE AREA. No deduction shall be made for columns and projections necesl>ary to the building.
Where alcove.. reces ed entrance or imilar deviation from the corridor line are pre ent. FLOOR
USABLE AREA shall be computed as if the deviation were n l present.
o
c
o
l
Cl
ILLUSTRATION OF FLOOR USABLE AREA FOR A TYPICAL UPPER LEVEL FLOOR 1 Lobby
2 Elevator
3 Electricity
4 Janitor
5 Fir Command
7 Fan Room
8 Ventilation Shaft
9 Trash Dumpster
10 Loading Dock
11 Electrical Room
12 Fire Pump
13 Vending Machines
14 Exercise Club
15 Exit Corridor
17 Store Area
18 Security
19 Reslaurant
To avoid misinterpretation, this page should not be used without the complete document. Building Owners and Managers Association International © 1996 ----------------------

Attachment 2

Transcription

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