Provisional LPOE Assignment Policy_V2.5 part2.pdf

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09/26/2011

R9 Provisional LPOE Assignment Policy_V2.5 part2.docx Used by Regions 1, 5, 7, 9 & 10 1 of 8

1) Pedestrian Bridges

2) Tunnels

3) Structured Parking at LPOEs (and elsewhere)

4) Inspection Catwalks

5) Cisterns

1.) Pedestrian Bridges

Basically there are 3 types of Pedestrian Bridges that occur at LPOEs. These can sometimes be referred to as “overhead walkways” and are usually provided as a means to cross lanes of traffic.

1. Pedestrian Bridges used by the public with no restrictions.

2. Staff Bridges used by LPOE staff (restricted access).

3. Secure Bridges used by appropriate agencies to delivery violators from inspection areas to holding facilities (very restricted access)

The issue, from the SDM point of view, is when to include these bridges in the GROSS. Basically unenclosed bridges are not included in the GROSS; however there are situations were an unenclosed bridge may be included in the GROSS

(such as an extensive build-out of space requiring typical building maintenance and support services. The term “fully enclosed” in reference to bridges means there is a floor surface, roof and walls, including doors at both ends, or joining in to another enclosed space (such as a building). When the bridge is open at either end the level of build-out is a deciding factor in these types of partially enclosed spaces.

When a fully enclosed pedestrian bridge (be it Building Common or tenant exclusive) goes from one building to another building it is included in the GROSS. The square footage is divided equally between the two buildings.

Examples of Pedestrian Bridges

Unenclosed pedestrian bridge used by the public with no restrictions should not be included in GROSS.

Unenclosed pedestrian bridge with spiral ramp used by the public with no restrictions should not be included in GROSS, even though there is a slab below and above in some locations.

R9 Provisional LPOE Assignment Policy_V2.5 part2.docx Used by Regions 1, 5, 7, 9 & 10 2 of 8

Examples of Pedestrian Bridges

Fully enclosed staff bridge used by LPOE staff (restricted access) that requires typical building maintenance and support services should be included in GROSS.

Fully enclosed pedestrian bridge used by the public with no restrictions that requires typical building maintenance and support services should be included in GROSS.

Partially enclosed (open at one end) staff bridge used by LPOE staff (restricted access) that does not require typical building maintenance and support services should not be included in

GROSS.

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R9 Provisional LPOE Assignment Policy_V2.5 part2.docx Used by Regions 1, 5, 7, 9 & 10 3 of 8

2.) Tunnels

Basically there are 4 types of tunnels that occur at LPOEs.

1. Pedestrian Tunnels used by the public with no restrictions.

2. Pedestrian Tunnels used by LPOE staff (restricted access).

3. Secure Tunnels used by appropriate agencies to delivery violators from inspection areas to holding facilities (secure access)

4. Mechanical Tunnels that are used only by maintenance personnel and contain mechanical features such as pipes.

The issue, from the SDM point of view, is when to include these tunnels in the GROSS. Basically tunnels are included in the GROSS; however unenclosed tunnels (open at one end or the other) are usually not included. There are situations were an unenclosed tunnel may be included in the GROSS (such as an extensive build-out of space requiring typical building maintenance and support services). The term “fully enclosed” in reference to tunnels means there is a floor surface, roof and walls, including doors at both ends, or joining into another enclosed space (such as a building). When the tunnel is open at either end the level of build-out is a deciding factor in these types of partially enclosed spaces.

Vehicular tunnels are rarely, if ever, included in the GROSS. One example of including a vehicular tunnel in GROSS would be a vehicular tunnel that actually occupies floor space within a building.

Examples of Tunnels

This is an unenclosed tunnel under a roadway. It should not be included in GROSS.

Mechanical tunnel used only by maintenance personnel should be included in GROSS as Building Common MCH Space Type.

Split square footage between the two buildings it connects.

R9 Provisional LPOE Assignment Policy_V2.5 part2.docx Used by Regions 1, 5, 7, 9 & 10 4 of 8

Examples of Tunnels

This is a fully enclosed tunnel from one building to another building. It should be included in GROSS. Split square footage between the two buildings it connects.

This is an unenclosed tunnel open at both ends. It should be included in GROSS because of its extensive build-out. Associate the square footage to a nearby building or give it a separate Building Number.

3.) Structured Parking at LPOEs (and elsewhere)

This section clarifies when to assign parking as Surface Parking and when it should be assigned as Structured

Parking. That assignment determines if the square footage is included in the Gross or not included in the Gross.

Structured Parking is assigned the same way at a LPOE as it is at a federal building or facility with one exception; at

LPOE's; parking spaces may be assigned but there is no charge for parking spaces at LPOE's.

Structured Parking at LPOEs within a building line, such as within the Head House or Administration Building, is covered in the National Business Space Assignment Policy (NBSAP). Excerpts from the NBSAP follow;

Structured Parking

Structured Parking is a partially or fully enclosed parking area that resides within a building or as a standalone parking structure.

Reader Note: Parking is assigned and charged based on the number of parking spaces a tenant uses and not by square footage.

R9 Provisional LPOE Assignment Policy_V2.5 part2.docx Used by Regions 1, 5, 7, 9 & 10 5 of 8

Structured Parking (STP)

Partially or fully enclosed parking area that may reside within a building or as a standalone structure.

Types of Structured Parking include:

• Garage levels within the building (can be any level, basement through penthouse)

• Standalone parking structure

Square footage of a parking area within the building line is included in the Gross of a building, and assigned as

Unmarketable.

The following partially enclosed areas are included in Gross:

• Parking structures”

“Reader Note: For inclusion in the Gross calculation, partially enclosed areas must have a slab or roof above and a slab or foundation below and be within the building line.”

“Stand Alone” Structured Parking at an LPOE, or anywhere for that matter, can be a problematic space assignment.

Basically a Stand Alone Parking Structure is a building dedicated to providing parking, though any number of services and rooms can exist within this building. Sometimes there will nothing but “parking”, but it is very likely to find Building Common space and vertical penetrations, as well as a few tenant spaces (like storage rooms). Physical characteristics that parking must have to be called Structured Parking and be included in Gross;

must have a slab or roof above must have a slab or foundation below can be “partially enclosed” i.e. no walls

The difference between Surface Parking and Structured Parking Definitions Slab - “A concrete slab is a common structural element of modern buildings. Horizontal slabs of steel reinforced concrete, typically between 10 and 50 centimeters thick, are most often used to construct floors and ceilings, while thinner slabs are also used for exterior paving.” - http://www.answers.com

Covering - Any roof, canopy, sunshade, concrete slab, trellis, solar panel array, lattice, partially porous membrane, cover, shade or sheltering framework used to provide shade from sun and or weather. A “covering” can be made of any material.

Incidental shade provided by trees is not considered “covering”. For GSA purposes a covering need not be completely “rain proof”, however if the “covering” is more than 50 percent open or porous it is not considered a “covering”, see examples.

Parking with no covering above, except an incidental tree, with no paved or concrete surface below;

Not included in Gross Parking stalls many be counted and or assigned Surface Parking

Parking with no covering above, except an incidental tree, with paved asphalt (not a concrete slab) below;

Parking with no covering above, except an incidental tree, with a concrete surface or slab below;

R9 Provisional LPOE Assignment Policy_V2.5 part2.docx Used by Regions 1, 5, 7, 9 & 10 6 of 8

This can occur in “roof top” parking situations

Parking with covering above and paved surface below;

Parking with covering and a concrete slab below;

Included in Gross (the space assignment will be Structured Parking, therefore it will not be included in the RSF)

Parking with a slab above and a slab or foundation below;

Included in Gross (the space assignment will be Structured Parking, therefore it will not be included in the RSF) Parking stalls are usually counted and or assigned

Examples of Surface and Structured Parking

Example of Surface Parking

This parking lot has a concrete slab but the lattice covering is more than 50 percent open thus GSA considers it to not be a “covering”, and no square footage is included in the Gross.

Example of Structured Parking

This parking lot has a concrete slab but the segmented covering is less than 50 percent open thus GSA considers it to be a “covering”, and the square footage is included in the

Gross.

R9 Provisional LPOE Assignment Policy_V2.5 part2.docx Used by Regions 1, 5, 7, 9 & 10 7 of 8

Examples of Surface and Structured Parking

Example of “Stand Alone” Parking Structure

The first, second and third floor levels are counted in Gross

(Structured Parking Space Type). The rooftop or fourth floor level is not counted in Gross because it has no covering.

Example of Structured Parking

The ramp is used to move vehicular traffic (no parking spaces) from one level to another level, so it is assigned as

Circulation Vertical, Frequently Asked Questions about Surface Parking and Structured Parking

Q1.) I noticed Sally Ports within structured parking are charged to the tenant on a square footage basis. I though parking was assigned and charged based on the number of parking spaces a tenant uses and not by square footage?

A1.) Sally Ports provide a different function than parking and are assigned by square footage. Care must be taken to not double charge the tenant. In a Sally Port the tenant does not pay for the parking spaces, but by square footage.

Q2.) Are the sloped ramp surfaces in structured parking areas assigned as Structured Parking or Circulation Vertical?

A2.) Quite often structured parking areas are comprised of nothing but sloped ramp surfaces used for parking and vehicular circulation, both on that level and to move from one level to another level. In that case the area should be assigned as Structured Parking. If the ramp is used only to move vehicular traffic (no parking spaces) from one level to another level, than it is assigned as Circulation Vertical, (please note a vehicular ramp is a Vertical Penetration only when it goes one full story height, from one level to another level. When a vehicular ramp only goes a partial story height (basically staying on that same level) it is assigned as Structured Parking).

Q3.) There is a canopy above the Employee Parking at one of our LPOEs and it is included in the Gross yet no inspection related function takes place under this canopy. It’s just employees parking their cars there; what’s going on?

A3.) Great question! In this case it is included in the Gross because there is a covering above (a canopy) and a concrete slab below. The guidance about “inspection related function” does not apply in this case; it is how the parking area is built out that is important.

R9 Provisional LPOE Assignment Policy_V2.5 part2.docx Used by Regions 1, 5, 7, 9 & 10 8 of 8

4.) Inspection Catwalks

Inspection Catwalks are used for inspecting of the tops of vehicles. Inspection Catwalks are located above the inspection lanes and below the Canopy. The Inspection Catwalks, and stairways leading to them, should have solid treads and walkways that dogs can walk on.

Inspection Catwalks are not broken out as separate spaces. In other words there is no square footage assignment for

Inspection Catwalks and the stairways leading to them.

Please note the Canopy is above the Inspection Catwalk. The Canopy space is the square footage counted as tenant space towards the GROSS. The booth and Catwalk are not broken out as separate spaces, but included in Canopy square footage.

5.) Cisterns

A cistern is a large receptacle for catching and storing water; essentially a tank, usually underground, in which rain water, or grey water, is collected for later use. A cistern could be mistakenly be considered an enclosed space because it has a floor slab, walls and a slab above; but a cistern is not considered a space to include in the GROSS. The cost of a cistern is included in the site amenities.