Baker Group’s on-staff architect, Brian Schwartz, says, “From a space utilization perspective, a ‘smart building’ is one that is laid out based on how spaces are actually used. It creates adjacencies with needed functions, so people are closer to areas they access most. The result is that people are more efficient and productive, and companies are more profitable.”

Daryld Karloff, Executive Vice President-Building Services for Baker Group, says, “On average, salaries and benefits make up 90 percent of a company’s costs, yet designing facilities that optimize employees’ performance isn’t something that most facilities managers spend much time thinking about. We want to be sure our clients consider the enormous impact their facility has on employee productivity and their bottom line.”

How to measure space utilization
“Space utilization is all about studying how work areas, collaboration zones, conference rooms, common areas, and IT hotspots are being used, and then leveraging that information,” Karloff says.

Collecting this data can be done in several ways. Often, data can be harvested from existing building automation, lighting control and security technologies. For example, CO2 sensors, which adjust room ventilation based on occupancy, capture information about how many people are in a space at any given time. Light sensors respond to motion and record times lights are on. Door sensors count people as they enter or exit a space.

Using data to drive design
Occupancy data should influence major facility decisions, such as whether to remodel/retrofit spaces, expand or abandon spaces, or embark on a new construction project. This information should also influence how areas are zoned with building automation systems (BAS), HVAC, lighting and more. Each of these decisions impacts organizational productivity, efficiency and cost savings.

Baker Group recently helped a financial institution harvest conference room usage data from CO2 sensors. After analysis, this critical data helped to inform a large-scale remodel project. “This data enabled our client to see which four-, six- or eight-person conference rooms were used most, whether rooms with certain technologies were used more than others, and so on,” Karloff explains. “Their goal was to replicate spaces that are most used, and make sure they are located closest to the people using them.”

Schwartz says, “You can even use occupancy data to implement strategies such as changing the tone of lighting throughout the day to work with individuals’ natural circadian rhythms. This improves how people feel, and ultimately, their productivity. It doesn’t just have to be lights on, lights off.”

Schwartz adds that using space efficiently requires good data, and being very thoughtful about design. “It has to be a collaborative effort with the owner, contractor and design team all focused on how the building is used, and letting that dictate design. It’s absolutely worth the time it takes. Clients get a space they’re proud of and one that enhances the way their business model works. They will have a very successful building that contributes to their business’ success,” he says.

To learn more about ‘Smart Buildings’ and how Baker Group can help, please read “Why Smart Buildings Should Be About More Than Technology” and subsequent articles on increasing productivity through the use of Ventilation & Lighting,Air Quality & Thermal Health, Moisture & Water Quality and Noise, Safety & Security.