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SEP 2 4 1991 ' BOOK. F'�1GE ' 'Justice Planning • Associates, Inc. Post Office Box 2843 - Columbia. South Carolina 29202 • (803) 779-4474 September 6, 1991 H.T. "Sonny" Dean -Director of General Services Indian River County 1840 25th Street Vero Beach, Florida 32960 Dear Sonny, You have asked me to clarify the differences in total space requirements between the 1988 ADG report and the space program presented in August of 1991 by Justice Planning Associates, Inc. and Pierce, Goodwin, Alexander, and Linville. There are two major differences. One of them works in the County's favor, and one does not. First, several of the'individual component space assignments were overstated in the 1988 report. Based on analytical forecasts of long-term personnel growth, and the use of uniform space standards for all of the components of the judicial system, we have developed a list of individual space needs which is smaller than that reported in 1988. Those individual spaces may be characterized as net areas. Offsetting the.overstatement of individual space needs, however, is a considerable understatement of total building needs. This understatement of the building support elements and grossing factors required to convert a .collection of individual spaces (rooms) into an efficiently functioning building, is the second major difference between the two reports, and one which works to the County's disadvantage in terms of minimum space needs. Without going into a very detailed explanation of courthouse grossing factors, I will try to provide a concise explanation. ( I am attaching a paper of definitions of net spaces and grossing factors which may help.) Netspaces, unobstructed interior spaces, are typically separated by interior walls or partitions and connected by interior or "departmental" corridors. Thus the State Attorney's Office may consist of ten individual offices plus some open work areas, file rooms, and so on, all connected with internal circulation. Although the estimate of departmental area required to connect those net finition of terms and methodology, both the spaces may vary slightly depending on de 1988 report and the 1991 report use the same factor —1.35 times the individual net areas. Unfortunately, the 1988 report stops at that point, and much more is required to enable that departmental space to function in a building. Large mechanical spaces have to be identified for heating and air conditioning equipment. The earlier report estimated about 5 percent of the departmental building area (departmental area = all nets x 1.35) which is about right. However, a number of additional areas are required which are not accounted for in any way by the 1988 report. • Those areas include a public lobby, a small snack bar, building storage areas, public and staff toilets, elevators and elevator lobbies, fire stairs, private judicial/juror corridors, main public corridors connecting department on a flodr, and a factor for the exterior skin of the building. (As a note, a 12 inch thick masonry wall, standard for a building of this type, accounts for between 2 and 4 percent of the total building area.) We typically identify the individual spaces that can be programmed, such as audio recording or security rooms, entrance lobby, and snack bar, and capture the areas which can only be identified through the design process with an additional grossing factor called the building grossing factor. In this case, we have estimated the building grossing factor as 1.2 x the total of departmental areas. Without this final grossing factor 48 _ M M