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CIRCULATION:DEFINING ANDPLANNINGMay 11, 2012INTRODUCTION. 1DEFINING. 2PLANNING. 4NET AREA, CIRCULATION, & USABLE AREACALCULATION METHODOLOGYCIRCULATION MULTIPLIER CONSIDERATIONSCASE STUDIES. 8OVERVIEWCASE STUDIES 1-4KEY TAKEAWAYS.13

INTRODUCTIONIf the amount of area dedicated to circulation isunderestimated, the programmed Usable Areamay not reflect the amount of space needed toaccommodate the envisioned workplace.Determining an organization’s space needstypically begins by itemizing the various spacetypes, their area, and quantity. The subtotal ofthis calculation, also known as Net Area, is thenadjusted to take into account pathways leadingto and in-between the different types of spaces.This is accomplished by applying a CirculationMultiplier, which takes the form of 1.## (e.g., 1.50),to the Net Area. The resulting subtotal becomesthe total Usable Area for the organization andforms the starting point in the design andplanning for a new workplace.Despite this seemingly straight forwardapproach, Circulation Area is often underestimated. For decades, facility planners,designers, architects, and real estateprofessionals have adjusted the CirculationMultiplier in order to achieve a targetUsable Area, rather than reducing the spacerequirements for individual and support spaces.However, circulation is a necessary componentof a space program. If the amount of areadedicated to circulation is underestimated, theprogrammed Usable Area may not reflect theamount needed to adequately accommodatethe new workplace.May 11, 2012Circulation: Defining and Planning is an attemptto bring clarity to this topic. It exploresterminology, the difference between CirculationMultipliers and Circulation Factors, and arecommended method to estimate and plan forcirculation.This document also explains, through the useof case study examples, how to evaluate abuilding’s efficiency by calculating the actualcirculation. It’s worth noting that the casestudies and examples shown in this documentare illustrated on full floor tenants, rather thanmulti-floor tenancy, for ease of explaining theconcepts. They also use ANSI / BOMAZ65.1-1996, “Standard Method for MeasuringFloor Area in Office Buildings”, as the basis forterminology definitions.Circulation: Defining and Planning consists offour sections:DEFININGAdopting a common language about circulationPLANNINGDetermining how to use the right CirculationMultiplier for a projectCASE STUDIESDemonstrating the impact of circulation incompleted projectsKEY TAKEAWAYSFactors that should always be considered whencalculating the Circulation AreaCirculation: Defining and Planning1

DEFININGA common language about office space.FD.FD.NET AREA (NET SQUARE FEET - NSF)CIRCULATION AREA (PRIMARY & SECONDARY)The area of each identified program space. For example,the Net Area of an 8’ x 8’ workstation is 64 NSF. It includesindividual workspaces, dedicated and shared support spaces,and special mission-critical spaces.Primary circulation is the main circulation route connecting tothe building core and common spaces, such as elevators andexit stairs. Secondary circulation includes the aisles betweenindividual spaces, such as offices and cubicles, and support spaces.FD.FD.FD.USABLE AREA (USABLE SQUARE FEET - USF)*RENTABLE AREA (RENTABLE SQUARE FEET - RSF)*GROSS AREA (GROSS SQUARE FEET - GSF)*Area of a floor occupiable by a tenant where personnel orfurniture are normally housed.Total Usable Area plus a prorated allocation of the floor andbuilding common areas within a building.Total area of a building enclosed by the exterior face of theperimeter walls, calculated on a floor-by-floor basis.* Definitions per ANSI/BOMA Z65.1 - 1996, “Standard Method for Measuring Floor Area in Office Buildings”May 11, 2012Circulation: Defining and Planning2

DEFININGA common language about office space.NET AREA (NSF)FD.What it IncludesHow it is MeasuredWhen is it UsedIncludes workspaces (office and workstations),dedicated support (conference rooms, supplyrooms, etc.), shared support (shared copier rooms,break rooms, etc), and special mission-criticalsupport spaces (evidence rooms, laboratories,courtrooms, etc.)Measure to the centerline of interior partitionsof a space. Total Net Area is calculated by addingtogether all programmed areas. Space Programming Space Standards/Guidelines Tenant ImprovementsCirculation Area can be broken into two types:primary and secondary. Primary circulation isthe main route connecting the building core andcommon spaces, such as elevator lobbies, exitstairs, and core toilets. Secondary circulation is theaisles between individual and support spaces.Based on the ratio of enclosed spaces to openspaces, a Circulation Multiplier is estimated andapplied to the total Net Area to determine theCirculation Area. Space Programming Space Standards/Guidelines Tenant ImprovementsIncludes Net Area and Circulation Area, butexcludes building core and common spaces suchas elevators, exit stairs, mechanical rooms, and coretoilets. For multi-tenant floors, common buildingcorridors are excluded from Usable Area andinstead, are included in the Rental Area.See ANSI/BOMA standard* for detailed calculationmethod. Generally speaking, measure thearea enclosed between the finished surfaceof the office area side of corridors and thedominant portion of the exterior walls or verticalpenetrations.CIRCULATION AREAFD.Planning Formula: Circulation Area NSF x (CirculationMultiplier - 1)USABLE AREA (USF)*FD.Planning Formula: USF NSF Circulation AreaRENTABLE AREA (RSF)*FD. Space Programming Space Standards/Guidelines Tenant ImprovementsUsable Area and building common spaces, such asthe building lobbies, egress corridors, service spaces(mechanical/electrical, toilet, janitorial, etc), andloading docks. Excludes major vertical penetrations,such as stairwells, elevators, and major shaft spaces.See ANSI/BOMA standard* for detailed calculationmethod. Generally speaking, add the usable areato building common spaces while excluding majorvertical penetrations.Includes exterior wall thickness, and all verticalpenetrations (mechanical/electrical, plumbing,elevator shafts, stairwells, etc.), as well asbasements, garages, and penthouses. Excludesparking lots and loading docks outside thebuilding line.See ANSI/BOMA standard* for detailed calculationmethod. Generally speaking, measure to theoutside finished surface of permanent outerbuilding walls. Commercial Leases Rent CalculationPlanning Formula: RSF USF prorated share of Building CommonAreaGROSS AREA (GSF)*FD. Construction Real Estate PortfolioPlanning Formula: GSF RSF Vertical Penetrations and BuildingExterior Walls* For additional details on these definitions and space calculation methods, please refer to ANSI/BOMA Z65.1-1996, “Standard Method for Measuring Floor Area in Office Buildings”.May 11, 2012Circulation: Defining and Planning3

PLANNING: NET AREA, CIRCULATION, & USABLE AREAA Circulation Multiplier is applied to the Net Area to estimate the amount of Circulation Area that should beincluded in the Usable Area.INDIVIDUAL WORKSPACE UNITSPrivate OfficesWorkstationsTouchdown StationsSUPPORT SPACE UNITSGENERALPrint/CopyStorage/SupplyBreak RoomQTY OFEACH UNITXNSF/UNITTOTALNET AREA(NSF)CIRCULATIONMULTIPLIER(CM)TOTALUSABLE AREA(USF)COLLABORATIONConference RoomsOpen Meeting AreasMISSION SPECIFICLabs, Courtrooms, Secure Evidence Storage, etc.May 11, 2012Circulation: Defining and Planning4

PLANNING: CALCULATION METHODOLOGYThe proportion of open to enclosed spaces is the best gauge for determining a Circulation Multiplier.CALCULATION METHODOLOGYCirculation Area is a function of the open and enclosed spaces that exist in the workplace. Whena floor plan is comprised of mostly open workstations, the Circulation Area will typically be agreater portion of the total Usable Area than a plan made up of primarily enclosed office spaces.A unique Circulation Multiplier should be chosen for each project after considering theanticipated proportion of open to enclosed spaces to be provided. Planners should avoidthe practice of using the same Circulation Multiplier on all workplace projects (see CommonMisconception at right). Care should also be taken to not confuse the Circulation Multiplierwith the Circulation Factor. The Circulation Multiplier is applied to Net Area. The CirculationFactor is the percentage of Usable Area that makes up the Circulation Area. This distinction isdemonstrated below:COMMON MISCONCEPTIONHistorically, a Circulation Multiplier of 1.35 applied to the NetArea was assumed to provide adequate space for circulation,regardless of the configuration of the building or the typeand ratio of open and enclosed spaces. However, when thismethod is used, the resultant Circulation Area is just 26% ofthe total Usable Area.The following calculation illustrates this distinction usinga total Net Area of 28,000 square feet and a CirculationMultiplier (CM) of 1.35:CIRCULATION AREA 17,000 NSFLegendPERSONNEL SUPPORT 28,000 NSFLegendEXAMPLE REQUIREMENT: 45,000 USFNSF CIRCULATION AREA USF28,000 17,000 45,000NSF CIRCULATION AREA CIRCULATION MULTIPLER (CM)28,000 17,000 1.65CIRCULATION USF CIRCULATION FACTOR (CF)17,000 45,000 37.8%1.65MULTIPLIERMay 11, 201237.8%FACTORNSF CM USF28,000 x 1.35 37,800USF - NSF CIRCULATION AREA37,800 - 28,000 9,800CIRCULATION AREA USF CF9,800 37,800 25.9%1.35 25.9%MULTIPLIERFACTORAs subsequent case studies will illustrate, this CirculationMultiplier can be appropriate when the total Net Area isprimarily composed of enclosed spaces, such as privateoffices. In open workplace settings however, a CirculationMultiplier of 1.35 will often be insufficient.Circulation: Defining and Planning5

PLANNING: CIRCULATION MULTIPLIER CONSIDERATIONSThere are many factors that can affect circulation, such as: Large Enclosed Support and Special Spaces,Open to Enclosed Workspace Ratios, and Building Design and Efficiency.LARGE ENCLOSED SUPPORT AND SPECIAL SPACESLarge EnclosedSupport SpacesIf an organization’s program includes largesupport spaces (e.g., training rooms, storage) orspecial mission-critical spaces (e.g., courtrooms,law libraries), the requirement for CirculationArea may be reduced. Large enclosed roomsgenerally incorporate internal secondarycirculation within the program area and requireless additional circulation than a comparabletotal area of smaller clustered workstations.BBFBBBBBBFBBBBFFFBBBBFBBBFFFBBBFBFFBB BF1.37MULTIPLIER27%FACTORLegendOPEN TO ENCLOSED WORKSPACE RATIOSThe amount of circulation that is needed for afuture workplace is strongly correlated to theratio of open workstations to enclosed privateoffices. The quantity and unit footprint areaof open plan workstations impacts circulationsince they require proportionally greatercirculation than larger, enclosed spaces. Also,as workstations are constructed of fixed, usuallyrectilinear elements, the need to plan aroundcolumns or building irregularities can hinderefficient layouts.May 11, 2012100% OPEN1.62MULTIPLIER38%FACTOR100% ENCLOSED1.39MULTIPLIER28%FACTORCirculation: Defining and Planning6