Shared Workplace Center Development Part 2

Posted bymyofficeusaPosted inUncategorized

Shared Workplace Center Development Part 1, originally published in April 2021 on AoPlan’s blog, provided a general description of the shared workplace facility and business, an overview of the development team’s makeup, and the importance of market knowledge. It also stressed the importance of efficient space planning and functional, memorable interior and architectural design.

Part 2 focuses on Project Programming. This is the important first step in shared workplace facility development. Programming is the process of gathering and analyzing information about a project before beginning the design phase. The program contains the guiding principles that will be used throughout the project’s development.

There are five basic steps to programming:

  1. Initial project definition and goals: What does the owner/client want to achieve?
  2. Facts: Learning about the client/owner and their knowledge of the shared workplace center business
  3. Concepts: Client/owner design ideas. The aesthetic and psychological impacts of the design. Level of quality. Spacial flexibility over the life of the facility. A review of preferred building shapes and available interior space requirements. Discussion of spaces and services the center will offer. Spacial relationships and circulation flow.
  4. Needs: Location and market studies. Discussion of budget requirements and opinion of potential project costs. Time constraints.
  5. General Project Discussion: Significant conditions affecting the project. General directions about the final design. Space planning and efficiency standards. Office technology requirements.

Program Research: Site visits and surveys of prospective locations.

  1. Review of existing building conditions and services, common areas, bathrooms
  2. Obtain current CAD files of the existing or new building. Develop CAD files if documents are unavailable.
  3. On-site visits to confirm supplied plans and conditions. Provide photographic records of proposed sites.
  4. Research building codes, zoning laws or restrictions pertinent to the location. Confirm compliance with ADA guidelines.
  5. Survey type and heights of existing ceiling and slab to slab distance. Survey column spacing and exterior window spacing, sill and head heights.
  6. Survey electrical, mechanical, and plumbing services.
  7. Confirm space orientation (true north)
  8. Locate potential sources of disruptive noise and visual obstructions.
  9. Survey and note special architectural features
  10. Note environmental and welfare attributes.

Written Program Document Includes the Following Items:

  1. A review of information discussed in the five basic programming steps.
  2. Special client/owner requests and requirements not covered in the initial five step process.
  3. List , types, and quantity of spaces and services
  4. A graphic “bubble diagram” showing relative spacial relationships
  5. Budget and project cost estimate opinion
  6. Scheduling requirements and project constraints
  7. Review of physical surveys of potential locations

The written program document contains items one thru seven. It is reviewed and revised as necessary by the client/owner and designer/programmer. All participants involved in the programming procedure sign the document as an indication of mutual understanding of the project’s direction.

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