workplace guidelines, space standards, metrics and test

Workplace Guidelines,Space Standards, Metrics andTest Fit Plans

April 2021

Space Standards developed byIn conjunction with DCAMM and the Future of Work Initiative

Space StandardsDivision of Capital Asset Management & Maintenance | DCAMM April 2021 2

Table of Contents

Space Components

Assumptions&

Planning Principles

Test Fit Plans

Space Metrics

Individual

Collaboration

Support

Space Metrics Typical Floor

McCormack Test Fit Plan

Test Fit Metrics Comparisons

Minimum Core Planning Priorities

100 CambridgeTest Fit plan


Assumptions• Most employees will work remotely in some

capacity.

• Most of the Workpoints (offices and workstations) will be unassigned.

• Conference / collaboration rooms will be equipped with AV / video conferencing technology.

• Workpoints (offices and workstations) will be equipped with a sit-stand desk.

Related Workstreams:• Technology

o Every employee will have a laptop as their single computer device.

o Every employee will have access to a cell phone and/or a soft phone client on their laptop.

o There will be an on-line reservation system for space management.

o Enterprise print and mail consolidation will be in place.

• Human Resourceso Overall remote work policy setting and management

guidelines.

• Unassignedo New (reduced or eliminated) paper file retention & wet

signature policy


• Develop design solutions that embrace sustainability, wellness, safety and security.

• Provide access to natural light for all. Locate enclosed rooms on the interior to the greatest extent possible. Leave a circulation path along the windows where feasible.

• Provide a variety of spaces for open and enclosed collaboration.

• Collaboration spaces will be flexible and allow different ways of configuration with the use of furniture.

• Provide flexibility using a simplified kit of parts for office and workstations to support an agile workforce. The kit of parts and rooms to be flexible so they can be applied to complete and partial renovations.

Planning Principles• Provide visibility and connectivity among personnel

with an open floor plan, clean sight lines and use of glazing.

• Create workpoint neighborhoods instead of large open workstation areas.

• Locate support spaces in close proximity to each neighborhood.

• Integrate agency branding and colors.

These principles have been developed for the majority of the office centric personnel. It is

understood that there are specialized agencies that all the principles may not apply to and modifications

will be required for these special cases.


Planning Principles Diagram

Exterior windows

Exte

rior w

indo

ws

Work Neighborhoods

Work Neighborhoods

Exte

rior w

indo

ws

Exterior windows

Work Neighborhoods

Work Neighborhoods

Workstation neighborhoods with direct access to natural daylight along the exterior.

Ample Collaboration spaces of varying types and sizes to ensure availability, flexibility and choice. Enclosed spaces used to create neighborhoods and allow easy access between neighborhoods.

Community/ Support spaces such as Kitchen/Community, copy print rooms used an anchor to support neighborhoods and create central community areas.

Private offices located on the interior and distributed throughout. Furnish to easily double as a huddle room.

Main Circulation Path


Space ComponentsIndividual Collaboration Support

Workstation

Office Huddle Room (4 seats)

Medium Conference Room (6-9 seats)

Phone Room (2-3 seats)

Large Conference Room (10-20 seats)

“Kit of Parts”

Each space component supports a specific function and provides flexibility for future change and allows a

variety of choices and work styles.

Open Collaboration Copy/Print Room Wellness Room

Lockers and Filing Storage

Kitchen/Community Space

Click on the icons to navigate. Click on the home icon and arrows to go back and forth


Individual: Workstation

6’x6’ (36 SF)

• Workstations support individual focus work.

• Workstations are assignable to employees.

• When not in use they can also be used as hoteling stations for visitors.

• High traffic zones and loud public areas to be located away from workstation neighborhoods to minimize noise and distractions.

Workstation Layout

A

BC

DE

Layout Options

Individual Focus Team Pods

A 72”W X 30”D Sit to Stand DeskB Ergonomic Task ChairC

DE

42”W X 18”D Return Worksurfacewith StorageTackable Workstation Panel Optional glass insert for additional privacy at main circulation

Furniture Components:

• Single/ Dual Monitors• EOTSS Standard Docking station• EOTSS standard voice offering• (2) Power Outlets• (1) Ethernet Port• USB ports at desk (Optional)

Technology:

Workstation panels to be max. 48”H At Glass insert max. 56”H


Individual: Office

10’x12’ (100-120 SF)

• Offices support individual work and small group collaboration.

• Some offices may be assigned to employees.

• When not in use they can also be used as huddle rooms/ meeting space.

• Offices are to be located on the interior to the greatest extent possible with glazing to allow for visual connections and daylight.

Typical Office Layout

Alternative Assigned Office Layout

AB

C

DA 72”W X 30”D Sit to Stand Desk

B Ergonomic Task Chair

CD

(2) Visitor’s chairs White Board Wall


• Single/ Dual Monitors on adjustable monitor arm

• EOTTSS standard docking station

• EOTTSS standard voice offering

• Power and Data Connections

Technology:

E

E

AB

C

D

A 72”W X 30”D Sit to Stand Desk

B Ergonomic Task Chair

CD

(2) Visitor’s chairs White Board Wall

Furniture Components: Technology:

42”W X 18”D Return Worksurface with Storage

• Single/ Dual Monitors on adjustable monitor arm

• EOTTSS standard docking station

• EOTTSS standard voice offering

• Power and Data Connections


Collaboration: Phone Room

7’-8’x 9’ (63-72 SF)2-3 seats

• Phone Rooms support collaboration for 2-3 people and impromptu or scheduled phone calls. Alternate layouts support collaboration for 2 people with ability to display.

• Phone Rooms are shared and not reservable.

• Consider acoustical panels for enhanced acoustic privacy.

Layout Option 1

Layout Option 2

A 36”W X 36”D Meeting Table

B Ergonomic Chairs

C White Board Wall


• Polycom• Power and Data

Connections

Technology:

A Laptop TableB Lounge ChairsC White Board Wall



Connections• Wall Mounted TV

Technology:

AB

C

A

B

C


Collaboration: Huddle Room

10’x12’ (120 SF)4 seats

• Huddle Rooms support small collaboration.

• Huddle Rooms are shared and reservable.


• Huddle rooms can be configured using different furniture layouts to create formal and informal collaboration.

• Huddle rooms are interchangable with private offices for flexibility

Typical Layout 4 seats

A

B

C

A 72”W X 30”D Sit to Stand Desk

B Ergonomic Chairs

C White Board Wall



Connections• Wall Mounted TV

Technology:


Collaboration: Medium Conference Room

12’-14’ x 14’-17’(170-250 SF)

6-9 seats

• Medium Conference rooms support enclosed collaboration with robust technology support for collaboration and work sessions.

• Medium Conference Rooms are shared and reservable.


• Medium conference rooms can be configured using modular tables for maximum flexibility.

Layout Option- 6-7 Seats

Layout Option- 8-9 Seats

AB

C

AB

C

A 72”W X 36”D Conference Table

B Ergonomic Conference Chairs

C White Board Wall


• Polycom• Power and Data Floor Core/Wire

Management• Wall Mounted TV

Technology:

A 108”W X 48”D Conference TableB Ergonomic Conference ChairsC White Board Wall




Technology:


Collaboration: Large Conference Room

15’-18’ x 20’-30’(300-550 SF)10-20 seats

• Large Conference rooms support enclosed collaboration with robust technology support for video conferencing.

• Large Conference Rooms are shared and reservable.


• Large conference rooms can be configured using modular tables/ furniture for maximum flexibility.

• Consider Divider walls when appropriate for additional flexibility.

Layout Option- 10+ Seats

Layout Option- Training 10 Seats

AB

C

A 60”W X 30”D Mobile Conference Table


C White Board Wall


• Polycom• Power and Data Floor Core /Wire


Technology:

A

B

CA 60”W X 30”D Mobile Conference Table


C Integrated Display and White Board Wall




Technology:


Collaboration: Open Collaboration

Dimensions VaryMultiple Seats

• Open Collaboration spaces support collaboration within the open floor plan.

• These are areas located off the beaten path or nooks and semi-private niches.

• Open Collaboration areas are shared and not reservable. They can be used for impromptu meetings and quick discussions.

• Consider mobile white boards and technology to enhance the experience.

• Variety of mobile furniture provides multiple choices, and postures to work and collaborate.

A

BC

D

E

• Power Connections

• Wireless Access• Wall Mounted TV

where possible

Technology:

A Large Open Collaboration w/ Lounge seatingB Mobile White BoardCD

Standing height table with stoolsLounge Chairs with Coffee table


E Meeting chair with mobile stools

Multiple Layout and Furniture Options


Support: Copy/Print Room

8’ x 10’ (80 SF)

• Copy Print Rooms are shared office support spaces that house printers, scanners, copiers, shredders and any other large format equipment.

• These rooms may vary in size based on the equipment.

• They also house the standard office supplies, paper and toner/ink etc. required for equipment.

• A file cabinet for mail drop off may be included within these rooms.

• Storage should be a furniture solution and not millwork

Layout

A Storage with Counter top

B Copiers/Printers

C Adjustable Shelving

Components:

• Power and Data Technology:

Trash and RecycleDShredderE

AB

C

DE


Support: Wellness Room

8’ x 10’ (80 SF)

• Wellness / Mother’s Rooms are private lockable rooms to be used for nursing moms and other health needs that require privacy.

• Wellness rooms are reservable and may be used impromptu for wellness breaks if available.

• These rooms should be located in discreet/private locations and be accessible to all.

• Provide first aid kits and comply with local requirements for sick beds etc.

Layout

A

BC

D

EF

A Storage with Counter top

B SinkC Undercounter Refrigerator

Components:

• Power and Data Technology:

MicrowaveDRound Side TableE

F Lounge chair


Support: Lockers and Filing Storage

8’ x 10’ (80 SF) - Varies

• Lockers and filing cabinets are intended to support individual and group storage requirements.

• These are free standing and located in Locker and Storage rooms.

• Lockers and filing cabinets can be assigned to remote workers or specific departments or visitors.

• Lockers and filing cabinets within the open office area to be maximum 42” High. Those in closed rooms can be full height.

Locker Options

A

B

C

A Flex Locker Units

B Day Locker UnitsC Coat Rod and Shelf

Components:

AB C

DE A Mobile Pedestal Storage

B Integrated Multipurpose StorageC Low Lateral File

Filing Components:

3 High Lateral FileD4 High Lateral FileE

Filing/Storage Options


Support: Kitchen/Community

200 – 500 SF Varies

• Kitchen/Community spaces are intended to provide access to water, coffee/tea, refrigerators, microwaves and other conveniences.

• They are equipped with a variety of seating for breaks and impromptu conversations.

• Community spaces are for lunch and coffee breaks and can be used for large all hands meetings when available.

• Kitchens should be located in a central area to provide easy access for all and separated from the workstation areas to avoid noise distractions.

• Healthy options to be considered for vending machines.

Layout

AB

C

DE

F

H

G

• Power Connections

• Wireless Access• Wall Mounted TV

where possible

Technology:

A Counter top with storage cabinetsB Sink with base cabinetCD

Stacked Microwaves in tall cabinetTrash/Recycle/Compost

Kitchen/Furniture Components:

E Coffee MachineF RefrigeratorsG Island with bar stoolsH Variety of Seating Types

Recommended Appliance Ratios:

Microwave 1:75 - 100

Refrigerator 1:75 - 100

Dishwasher 1:75 - 100

Water Filter 1:100 - 150

Coffee Machine 1:100 - 150Other appliances vary by location and function (Toasters etc.)


Space Metrics for a Typical Office FloorIndividual Collaboration Support

150 usf

Overall Density 150 USF /Workpoint Open to Closed Collaboration Ratio 25:75

Open Collab.

Closed Collab.

Collaboration Space Recommended Ratios

Phone Room (2 -3 seats) 1 : 25 seats

Huddle Room (4 seats) 1 : 15 seats

Medium Conf. Room (6-8 seats) 1 : 50 seats

Large Conf. Room (10-20 seats) 1 : 75 seats

Open Collaboration (# of seats vary per area)

25% of Collab. Seats throughout floor

Workpoint to Collaboration Seat

Ratio 1:1

Support Space Recommended Ratios

Copy/Print Room 1 : 100 seats

Wellness Room 1 : 150 seats

Lockers 25%-100% of seats

Kitchen/Community

1 : 150 seats

Seating quantity within Community Space will vary per location and agency use. Community seats are included in the Open Collaboration seat count.Overall Density 180 USF/ workpoint to be

considered for HQ locations with multiple floors and common amenities such as Cafeteria, training conference center etc.


Space 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.


These are the minimum core Planning Priorities for a partially renovated floor:

• Provide sufficient number and a variety of spaces for open and enclosed collaboration that are flexible, functional and equipped with technology.

• 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.

Minimum Core Planning Priorities

For Minimal Construction:

• Provide new carpet and paint.

• Provide storefront glazing at selective locations at existing rooms located on the exterior to increase transparency and bring in daylight.


Space Metrics- McCormack

Collaboration Space RecommendedRatios

Qty of Rooms

Total Seat Count

Phone Room (2-3 seats) 1 : 25 seats 6 18

Huddle Room (4 seats) 1 : 15 seats 11 44

Medium Conf. Room (6-8 seats) 1 : 50 seats 3 24

Large Conf. Room (10-20 seats) 1 : 75 seats 2 32

Total 22 118

Support Space RecommendedRatios

Qty of Rooms

Copy/Print Room 1 : 100 seats 2

Wellness Room 1 : 150 seats 1

Lockers 25%-100% of seats 40-158**

Kitchen/Community

1 : 150 seats 1

Recommended Metrics

Usable Area

Capacity perTarget of 150 USF/

Workpoint

Offices10%

Workstations 90%

Collaboration Seats(Target Ratio 1:1)

Open Collaboration 25%*

Closed Collaboration75%

23, 769 158 16 142 158 40 118

* Open Collab. areas may include multiple types of seating in the kitchen/community space + breakout areas.

** Qty of Lockers as determined by population on floor

Existing Metrics

Usable Area Total Headcount Offices (30%) Workstations (70%) USF/Seat Collaboration

23, 769 185 41 144 128 Insufficient


McCormack Test Fit Plan- All New Option (Full Renovation)

Offices - 16 (10%)Workstations - 145 (90%)

Total Workpoints 161

Total Work Locations= 186Workstations (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 MetricsUsable Area 23,769


McCormack Test Fit Plan-Minimal Option (5-10% Renovation)




Rooms (23)

153 usf/workpoint > 150 usf (Recommended)



Task Seat to Collaboration seat Ratio 1:1


Space MetricsUsable Area 23,769


15th Floor DCAMM – Neighborhood PlanDept. Head

countOffice

Demand (a)

WS Demand

(b)

Total Seat

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.


Test Fit Metrics Comparison McCormack (23,769 USF)

Metric/ Space Recommended per Standards

All New Option 100% Construction

Minimal Option 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


100 Cambridge Test Fit Plan- Single Tenant (min construction)





Rooms (25)

151 usf/workpoint > 150 usf (Recommended)



Task Seat to Collaboration seat Ratio 1:1.2

Space MetricsUsable Area 22, 685


100 Cambridge Test Fit Plan- 2 Tenant (minimal construction)





Rooms (19)

150 usf/workpoint = 150 usf (Recommended)



Task Seat to Collaboration seat Ratio 1:1

Tenant 1 Tenant 2

Space MetricsUsable Area 22, 685


Test Fit Metrics Comparison 100 Cambridge (22,685 USF)

Metric/ Space Recommended per Standards

8th floorSingle Tenant

6th floor2 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

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