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Office Space Planning Standards: Accommodation Services Division
Office Space Planning Standards: Accommodation Services Division
ection 1:
S ection 3:
S ection 4:
S
Introduction Standards Sample Plans and Renderings
• Take advantage of spatial efficiencies afforded by open office planning, which • Emphasize that the square footages described within these Standards are
translates into ongoing accommodation cost savings. intended as maximums. Exploring the potential to meet department’s
requirements in less space is encouraged.
• Increase the ease of communication and collaboration among staff.
• Prioritize the standardization of space allocations among all government
• Incorporate practices of environmental sustainability based on the principles
departments by assigning support spaces based on the population of each floor.
in the provincial Green Building Policy.
This allows spaces to change tenants with a minimum of modification.
• Provide a consistent look and feel for all provincial accommodations.
• Encourage departments to seek partnerships and co-locations with other
departments to realize eff iciencies through shared facilities, equipment,
furniture and resources.
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1.2 Application
The Office Space Planning Standards apply to:
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2.0
Funding Accountabilities
• Timelines will be provided for each stage of the project, with due dates given Minor adjustments to drawings that do not have a substantial
for client input. If client input is not received by the due date, it will be assumed impact on other areas, such as relocating a door or reorienting a
that no revisions are required and the project will proceed. workstation, are not considered a “revision” relative to the “two
• Costs related to delays in reviewing and approving project documents (drawings, revision rule.” Similarly, work that is deemed by the Project Manager
specifications) are billable to the client. to be contractually incomplete or non-compliant with the standards
is not considered a client responsibility.
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3.0
Standards
Standards
The following Standards demonstrate the allocation of square footages
for typical office space functions. They do not establish or imply
minimum space entitlements and are intended as maximums.
Exploring the potential to meet department’s requirements in less
space is encouraged.
Offices are expected to comply with the following square footage per
occupant allocations.
6–10 220
11–20 215
21–40 200
40+ 194
Approved special purpose spaces will be over and above the target
square feet per occupant.
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3.1 Space Types
There are two basic types of space: Support spaces may be further classified as either dedicated or shared:
• Staff Spaces are occupied by individual members of a group. These spaces may • Shared support spaces are functions common to multiple branches, divisions
be private offices, open workstations or screened workstations. or departments. These typically include general reception areas, large meeting
• Support Spaces provide a required function to the staff but are not part of or training rooms, central photocopy rooms, etc. Shared support spaces should
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Office Space Planning Standards
12
shall be shared. This may include part time, itinerant or field staff. Acoustical privacy is provided by the installation of a soundmasking
system throughout the workstation areas.
The provision of a single workstation size is intended to encourage
greater flexibility and allow for a higher number of “suitcase” moves,
where the furniture stays in place and only desk contents are reassigned.
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Sec 4.2.1: Standards / Staff Spaces / Screened Area Workstations
Office Space Planning Standards
3.2.1
Screened area workstations are appropriate when functions require L-shaped workstations are recommended for positions requiring
seated visual privacy from surrounding areas. Soundmasking is additional storage space, as one lateral file can be accommodated
installed to provide acoustical privacy throughout all workstation within the screened area. U-shaped workstations provide more desk/
areas. Workstations are available in either L or U shaped configurations. layout space, but is limited in accommodating additional filing.
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Sec 4.2.1: Standards / Staff Spaces / Screened Area Workstations
9'–0" 9'–0"
64"H wardrobe
unit
8'–0"
50"H panels (all)
50"H panels (all)
Space for optional
lateral file
Mobile pedestal w/
Mobile pedestal w/
upholstered top for
upholstered top for
guest seating
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3.2.2
Private Office
Private offices are provided to directors and above. Offices are to be Position Maximum Area
located along the interior of the building unless conditions do not Directors 10' x 15' (150 sq. ft.)
allow. Requests to locate offices along the perimeter windows would
Assistant Deputy Ministers 10' x 20' (200 sq. ft.)
be considered non-compliant.
Approved Non-Compliant Request TBD (based on functional requirements)
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Secure 8'–0"
8'–6"
70"L x 29"D height
adjustable worksurface
adjustable worksurface
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Accessible 8'–0"
8'–0"
8'–6"
below.
8'–0"
Open binder storage w/
Meeting Rooms
amenity to all provincial occupants of a building. All provincial Number of Small Medium Large Total
Occupants 150 sq ft 300 sq ft 600 sq ft (sq ft)
occupants of the building are able to book this asset. Wherever per Floor Seats 6 Seats 12 Seats 20
should be given to locating the room adjacent to common corridors/ 40–100 2 1 1 1200
lobbies to allow for easy future conversion. Furniture layouts must 100+ 2 2 1 1500
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3'–0" min
3'–0" min
as required.
Space for credenza,
Interview rooms are enclosed rooms for meeting with the public
and should be located in close proximity to the reception area. They
are considered a shared amenity to all occupants within a dedicated
tenant space.
14'–6"
Built in meeting surface
Special Purpose Spaces. optional lexan barrier
if required
Break-out Rooms
Break-out rooms are enclosed spaces intended for use by personnel One break-out room is provided for every 20 staff accommodated in
who occupy workstations. They are considered a shared amenity to a workstation.
all occupants within a dedicated tenant space. These rooms provide It is considered non-compliant to fit out a breakout room for a different
a quiet area to support work requiring a high level of concentration function. The Non-Compliance process must be followed to grant
and private telephone conversations. approval for this type of request.
7'–6"
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3.3.4
Collaborative spaces are open or screened areas located throughout Collaborative spaces are designed to occupy the same footprint as the
the workstation area and provide a place to go for quick informal workstations to maximize modularity and flexibility. When larger
or team meetings, without having to book a boardroom. They also collaborative spaces are required, two or more 72 sq ft units may be
provide additional layout space to spread out work which may be too grouped together as required.
large for a staff workstation. The quantity of collaborative spaces provided is based on the functional
requirements of the program and must fall within the square footage
per occupant allocation.
• 10 sq. ft. (1 m² ) per file or storage unit located within an open area to audits by ASD to ensure that space is being used efficiently. The
yearly accommodation cost to store a single lateral file or storage unit
• 15 sq. ft (1.4m2) per file or storage unit located within an enclosed area
is approximately $250–$300.
• 20 sq. ft. (1.9m² ) per plan storage cabinet
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Sec 4.3.6: Standards / Support Spaces / Reception Area
Office Space Planning Standards
3.3.6
Reception Area
Typical: 90 sq. ft.
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9'–0" 9'–0"
Raised transaction
Raised transaction
surface
surface
11'–0"
w/ 1 adjustable shelf
above worksurface & filing unit below.
filing unit below.
11'–0"
Wheelchair
accessible
Wheelchair surface
accessible
surface
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3.3.8
Copy Rooms
Typical: 150 sq ft
Access to the copy room should be off of a common corridor, elevator 1–50 1
lobby, etc. and not located within a client’s dedicated space if possible.
50+ 2
If a client is the only provincial occupant on a floor, access may be
provided through the tenant space, however consideration should be Note: all equipment to be purchased and maintained by client group.
given to locating the room adjacent to common corridors/lobbies to
allow for easy future conversion.
Mail Area
Typical: 25 sq ft
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3.3.10
Coffee Stations
Note: all appliances to be purchased and maintained by client group. Under counter
fridge must be ADA compliant to fit underneath accessible height counter.
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3'–0" to 5’–0” 7'–6"
Space for
coffee system
Space for
microwave
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Sec 4.3.11: Standards / Support Spaces / Staff Rooms
3.3.11
Staff Rooms
Staff rooms are enclosed spaces which are considered a shared Staff Rooms may be provided when the occupant counts exceed ten to
amenity to all provincial occupants of a floor. Access to the staff fifteen (10–15) staff, depending on program requirements.
room should be off of a common corridor, elevator lobby, etc. and not The following fit up is standard:
located within a client’s dedicated space if possible. If a client is the
• 7.5 linear feet of millwork
only provincial occupant on a floor, access may be provided through
• enclosed upper and lower cabinets with one sink and faucet
the tenant space, however, consideration should be given to locating
Staff room size to be based on 1/3 the occupant count of the floor.
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Office Space Planning Standards
43
Space for
coffee system
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Sec 4.3.12: Standards / Support Spaces / Printer Stations
3.3.12
Printer Stations
Printer stations are open areas which are considered a shared amenity
to all occupants within a dedicated tenant space. Built in millwork is
not provided in these areas.
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Sec 4.3.13: Standards / Support Spaces / Printer Stations
3.3.13
The LAN room is a secure, enclosed area. If the staff load of a location
is sufficiently small, a wall mounted MDC in a lockable cabinet may
be provided instead of a dedicated LAN room.
Recycling Stations
Typical: 25 sq. ft.
Washrooms
Typical: 85 sq. ft. (barrier free)
Janitor’s Closet
Typical: 50 sq ft
Vestibule
The landlord is required to provide a barrier free vestibule in a client
space with street access.
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Office Space Planning Standards
56
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Sec 4.4.3: Standards / Furniture / Typical Electrical
Each workstation is provided with one duplex power outlet, one voice/
3.4.3
data outlet and one power bar. The power bar provides for an additional
Typical
six Electrical
(6) power receptacles. This accommodates the typical workstation
requirements
Each workstationfor telephone,
is providedcomputer,
with one computer monitor,
duplex power outlet,cell
onephone
charger and task light.
voice/data outlet and one power bar. The power bar provides for an
The power six
additional module mounted
(6) power on theThis
receptacles. workstation is rated
accommodates thefor 15 amps
typical
and can only provide power to a calculator, adding machine, desk
workstation requirements for telephone, computer, computer
lamp, phone charger, etc. Heaters and other appliances which draw
monitor, cell phone charger and task light.
more power cannot be plugged in to the module as they will damage
the unit andelectric
Individual pose a safety risk.heating units are not included as part
fans and
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Sec 4.4.4: Standards / Furniture / Screens
Office Space Planning Standards
3.4.4
Screens
Screens are used in open office environments to provide visual Screens to a maximum of 64” high are available to provide additional
privacy. The standard height of screens used to define a workstation visual privacy for workstations immediately adjacent to print areas,
area is 50". This provides visual privacy while seated and allows for washrooms, coffee stations and staff rooms.
maximum daylight transfer. Soundmasking is installed to provide There is no significant increase in acoustic value from 50"H to 64"H
acoustical privacy throughout all workstation areas. screens.
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4.0
Sample Plans and Renderings
56 Occupants
Printer &
Recycling
4-person
workstation pod 194 Sq Ft Per Person
w/ collaborative
space
Workstations Printer &
Recycling
Breakout
Printer &
Recycling
Room
Private office
Private office
2 person
Collaborative
Space
Breakout
Room
Storage, Printer & Recycling
Collaborative
Space
LAN
Room
Washroom
Private office
Women’s
Staff Room
Stairs Men’s
Washroom
Accessible
Elevator Lobby Stairs Washroom
Janitor’s
Closet
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Workstations
Printer &
Recycling
Breakout
Combonation Room
Copy Area
& Enclosed
Mailboxes
Storage &
Storage
Reception
Room
Area
Private office
Waiting
Shared Small Meeting
Shared Small
Meeting Room
Shared Medium
Meeting Room
Breakout
Room
LAN
Room
Area
Storage &
Mailboxes
Waiting
Workstations
Private office
Shared Satff Room
Reception
Combonation Copy Area
& Enclosed Storage
Recycling
Printer &
space
i
Pod w/ collaborative
4-person workstation
Recycling
Printer &
27 Occupants
8 Occupants
Workstations
Copy Area
Workstations
Private office
Reception
Storage &
Mailboxes
LAN Coffee
Room
Room Station
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6.0
Approvals and Governance
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Sec 6.2: Approvals and Governance / Process for Non-compliance Approval
6.2
Process for Non-Compliance Approval
The following flowchart describes the process for managing requests
for exemptions to the Office Space Planning Standards. Anticipated
timelines are noted for ASD responses. Exact timelines may vary
depending on the complexity of the request and project requirements.
The client is the lead in preparing and submitting documentation
and accepts accountability for project delays.
DENIES
ABBREVIATIONS: LEGEND:
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Sec 6.3: Approvals and Governance / Criteria for Evaluatiing Non-compliance Requests
6.3
Criteria for Evaluating
Non-Compliance Requests
The following criteria will be used to evaluate all non-compliance
requests:
• Will the approval of the non-compliance item set a negative precedent for the
delivery of future projects?
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APPENDIX A
Accommodations
Request for Non-Compliant