tenants of stores cater to the cheaper trades, or where the majority of the people on the street in the immediate vicinity of the office building are of an objectionable character. Saloons, pawnshops, penny arcades, cheap clothing, shoes, second-hand and fake jewelry stores, and others of similar character, destroy rental and land values, and only by the owners making a combined effort with some temporary loss can depreciation be checked.
The plan of the building should have the best possible column spacing for both offices and stores. In a building ten or more stories in height the spacing for offices should take preference over that for stores, as the combined square foot net rental of the office floors is generally greater than the net rental per square foot of the stores. The best width and depth of offices should be determined. Numerous studies of the typical upper floor plans should be made to obtain the maximum rental of perfectly and permanently lighted space, with the minimum of building area of the typical floor. These studies should be analyzed by percentages to compare results. In making such studies, consideration should be given to the effect of climate, prevailing winds, sun, air, light, width of street, expanse of parks, water or other natural conditions affecting light in offices, and also to the requirements of the possible occupants.
It has been found that offices facing the lake on Michigan Boulevard in Chicago can be well lighted to a depth of over 30 ft. by the reflected light from the water, this light being nearly horizontal; and advantage has been taken of this condition in the planning of certain buildings.
Before determining on the plan, consideration must be given the location of elevators, stairs and public utilities and the extent of public corridors. The plans should permit the entire floor to be thrown into one unbroken space for tenants requiring such space. The ability to cut off large, unbroken areas for single tenants is desirable, as it saves corridors, increasing the renting areas and reducing initial cost, and also reduces the operating expense. The location of the court, or courts, is of vital importance; generally one large court is better than two or more smaller ones. The building should have such ample courts that the light would still be very good should buildings of equal or greater height be erected adjoining the site. The custom of depending on the light from an alley which is 16 ft. or 18 ft. wide is objectionable, for ample light in such a case is impossible if the building opposite is high, or if such building should be built in the future. A good plan will combine the alley and court, thus increasing the light and ail.
Interior columns should be placed near the corridor lines to facilitate subdivisions into larger than unit spaces. The window arrangement should be such that every square foot of rentable space will be perfectly lighted, and the windows should be divided by mullions and piers so arranged that the greatest flexibility in subdivisions may be possible.
Having secured the best office and store plan, the building manager and architect should make very conservative estimates of the cost, returns and expenditures of the building to determine its possible return on the investment, after making due allowance for carrying charges during construction, probable taxes, insurance, vacancies and depreciation, etc., thus to inform the owner as to its desirability as an investment. One building which proves a failure financially does much harm to the building industry and offsets the effect of a number of successful buildings, for the public does not, or is not able to, recognize the causes of failure. Careless, incompetent or deliberate underestimates of costs and operation or overestimates of returns should be discouraged.
The exterior treatment of an office building presents difficult problems to an artistic designer. Commercial requirements necessitate a repetition of almost standardized openings for windows with uniform floor levels, and notwithstanding these conditions the really successful exterior must have individuality, together with a certain charm and grace—all without undue expense. It should harmonize with its surroundings. There should be but one entrance to the ordinary office building, and this in the case of a building on a corner lot should be on the street best suited for office purposes. The street where lower store rentals are obtained generally is best adapted for the entrance, thus reserving the space on the other street, if a building is on a corner lot, for income. The entrance should lead directly to the elevators without change of direction. The entrance feature should be accentuated, but if possible without too great sacrifice in the rentable space of the first and second stories. When the second story is used for banking purposes, the first story should be not more than 12 or 13 ft. high and the stairs should be so located that they will lead naturally from the entrance to the banking floor.
Excessively expensive exteriors should be avoided, as they may seriously affect the success of the building by their effect on the net returns through increased investment, taxes and depreciation charges, which must be borne by the rentals. This should not be interpreted to mean that the exterior should be severe and cheap, but individuality should be obtained by economical treatment.
The plan of the building should have the best possible column spacing for both offices and stores. In a building ten or more stories in height the spacing for offices should take preference over that for stores, as the combined square foot net rental of the office floors is generally greater than the net rental per square foot of the stores. The best width and depth of offices should be determined. Numerous studies of the typical upper floor plans should be made to obtain the maximum rental of perfectly and permanently lighted space, with the minimum of building area of the typical floor. These studies should be analyzed by percentages to compare results. In making such studies, consideration should be given to the effect of climate, prevailing winds, sun, air, light, width of street, expanse of parks, water or other natural conditions affecting light in offices, and also to the requirements of the possible occupants.
It has been found that offices facing the lake on Michigan Boulevard in Chicago can be well lighted to a depth of over 30 ft. by the reflected light from the water, this light being nearly horizontal; and advantage has been taken of this condition in the planning of certain buildings.
Before determining on the plan, consideration must be given the location of elevators, stairs and public utilities and the extent of public corridors. The plans should permit the entire floor to be thrown into one unbroken space for tenants requiring such space. The ability to cut off large, unbroken areas for single tenants is desirable, as it saves corridors, increasing the renting areas and reducing initial cost, and also reduces the operating expense. The location of the court, or courts, is of vital importance; generally one large court is better than two or more smaller ones. The building should have such ample courts that the light would still be very good should buildings of equal or greater height be erected adjoining the site. The custom of depending on the light from an alley which is 16 ft. or 18 ft. wide is objectionable, for ample light in such a case is impossible if the building opposite is high, or if such building should be built in the future. A good plan will combine the alley and court, thus increasing the light and ail.
Interior columns should be placed near the corridor lines to facilitate subdivisions into larger than unit spaces. The window arrangement should be such that every square foot of rentable space will be perfectly lighted, and the windows should be divided by mullions and piers so arranged that the greatest flexibility in subdivisions may be possible.
Having secured the best office and store plan, the building manager and architect should make very conservative estimates of the cost, returns and expenditures of the building to determine its possible return on the investment, after making due allowance for carrying charges during construction, probable taxes, insurance, vacancies and depreciation, etc., thus to inform the owner as to its desirability as an investment. One building which proves a failure financially does much harm to the building industry and offsets the effect of a number of successful buildings, for the public does not, or is not able to, recognize the causes of failure. Careless, incompetent or deliberate underestimates of costs and operation or overestimates of returns should be discouraged.
The exterior treatment of an office building presents difficult problems to an artistic designer. Commercial requirements necessitate a repetition of almost standardized openings for windows with uniform floor levels, and notwithstanding these conditions the really successful exterior must have individuality, together with a certain charm and grace—all without undue expense. It should harmonize with its surroundings. There should be but one entrance to the ordinary office building, and this in the case of a building on a corner lot should be on the street best suited for office purposes. The street where lower store rentals are obtained generally is best adapted for the entrance, thus reserving the space on the other street, if a building is on a corner lot, for income. The entrance should lead directly to the elevators without change of direction. The entrance feature should be accentuated, but if possible without too great sacrifice in the rentable space of the first and second stories. When the second story is used for banking purposes, the first story should be not more than 12 or 13 ft. high and the stairs should be so located that they will lead naturally from the entrance to the banking floor.
Excessively expensive exteriors should be avoided, as they may seriously affect the success of the building by their effect on the net returns through increased investment, taxes and depreciation charges, which must be borne by the rentals. This should not be interpreted to mean that the exterior should be severe and cheap, but individuality should be obtained by economical treatment.