Re: [Coworking] Space density - people per square feet

[Alex Hillman]

Ken,

Theres a few threads on this that should come up if you search the google group.

Generally, 50-60/person is going to be really cramped. Creative layouts and smart usage of common areas can get you down below 100 (we've never been below 80 at our most packed, and that was pretty packed AND had strong common area usage.

-Alex

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/ah

indyhall.org

coworking in philadelphia

On Tuesday, August 21, 2012 at 3:32 AM, Ken C wrote:

HI.  I'm new to the group and it has been a long time since I have worked in a large office. Maybe I can start with 3 questions (and hope I can start contributing soon!):

1. What is the maximum "net" density people/sqft in the open desk area before members feel it is too cramped?
   
2. What are some ideas to make the space feel less cramped? (e.g. semi-opaque dividers between quiet/energy zones)
   
3. What percent of total space should be non desk area (reception, conf, meeting, lounge, etc.)?  My membership is quite diverse by ethnicity, industry, and function.  I think most are "just looking for a desk," but will obviously appreciate some common areas and meeting rooms.
   

Background...

Gross rents are extremely high in this part of the world.  I can find decent A to A- space, 10,000 per floor, in a desirable business district for $8/ft/mo (that's per month!).  I can find $4/ft out in the hinterland, but my research suggests that would be a much less desirable location and the buildings are a bit run down.  It's unlikely I can oversell the space since this would be a primary office for most members and they prefer dedicated desks.  Members are willing to pay upwards of $900/mo (several data points of people renting desks in small offices for $600+).  When I run $8/ft/mo rent and $900/member, along with other expenses, my densities need to be around 50-60 square feet per person (net-gross).  It would appear that even the coziest of offices (e.g. facebook before the move) is running 80-100 ft/person.  How tight is 50-60 ft/person?

I think we usually use the "gross" density number in conversation, but the "net" density number is the number I want to get a feel for in this "too cramped?" discussion (or please correct my terms if there exists others in normal usage):

Gross density = total space / total number of members and employees (ie includes reception, conference, meeting rooms, kitchen, lounge, walkways, etc.)

Net density = the actual open bull space with desks / number of members

Thanks!

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[Craig Baute - Creative Density Coworking]

Ken,

My research confirms what Alex said. Most coworking spaces run between 80 to 100 sqf for a desk, including shared space. For example, a 5000 sqf. space can have 50 to 63 desks.

Craig