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Roof Top Mechanical 6000+sf with Wall Mounted Louvers and Open to Above

Wendy Head
Burgess Interior Architecture
July 20, 2016

We have a proposed 200,000+ s.f. building with 8 floors. The top level is divided into two areas. The first area is a 5,000+ s.f. fully enclosed, temperature controlled fitness area (building amenity). The adjacent area is a 6,000+ s.f. main mechanical room for the building (building service area). The mechanical area will be surrounded by louvered walls on three sides and adjacent to the amenity area on the 4th side, and it will be open to above (no roof). Per the 2010 Office Standards, Building Service areas include "fully enclosed mechanical rooms". Also, the definition of IGA excludes unenclosed areas on the roof. However, the definition of exterior enclosure states that "if the occupancy is mechanical (as on mechanical floors) then wall mounted louvers constitute exterior enclosure." Does this mean that exterior enclosure includes mechanical areas with wall-mounted louvers and no roof? If the building owner adds a roof to fully enclose the mechanical area, then it will likely count toward the City's Floor-Area-Ratio and limit the proposed overall building area size. Therefore, the owner would prefer to keep it open to above; However, they don't want to lose the potential rentable area either. In sum, please let us know if a building's main mechanical area is located on the roof with louvered walls and open-to-above would be recognized as Building Service Area under the 2010 Office Standards in this instance. Thank you!

David Fingret
Extreme Measures Inc.
July 21, 2016

Hi Wendy,

In order to be considered Building Service Area, the mechanical room will need to have a roof.


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