Common Areas Design

Overview

Common areas comprise approximately 20% of gross facility space (~600-700 sq ft of a 3,000-3,500 sq ft facility). These shared spaces directly impact tenant satisfaction, operational efficiency, and brand perception. Well-designed common areas justify premium rents and support the "Quality-Value Leader" positioning.

Key Constraints from Prior Phases:

• Total common area target: 600-700 sq ft (~20% of gross)
• Required amenities: Reception, break room, laundry, restrooms
• ADA compliance: Required throughout
• Premium positioning: Common areas must match suite build quality

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Space Allocation Summary

Budget Allocation:

Total Building: 3,500 sq ft (example)
├── Suite Space: 2,330 sq ft (66%)
│   └── 8 Standard + 5 Plus + 3 Large + 2 Executive
├── Common Areas: 700 sq ft (20%)
│   └── Reception + Break + Laundry + Restrooms
├── Corridors: 350 sq ft (10%)
│   └── 5-6 ft width, ADA compliant
└── Mechanical/Storage: 120 sq ft (4%)
    └── HVAC, electrical, storage

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1. Reception/Waiting Area (150-200 sq ft)

Purpose

The reception area serves as the first impression for all visitors, provides client staging before appointments, and reinforces the professional brand image of the facility.

Layout

+---------------------------------------+
|                                       |
|  [SEATING AREA]                       |
|  Sofa + 2-4 chairs                    |
|  (seating for 4-6)                    |
|                                       |
|  [Side Table]        [Side Table]     |
|  Magazines           Water/Coffee     |
|                                       |
|  [WELCOME DESK/      [DIRECTORY]      |
|   PODIUM]            Tenant listing   |
|   Optional           Suite map        |
|                                       |
|  [Business Cards]    [COAT HOOKS]     |
|  Display             Wall-mounted     |
|                                       |
|     MAIN ENTRANCE                     |
+---------------------------------------+

Location: Immediately inside main entrance
Visibility: View of parking lot preferred
Flow: Clear path to corridor/suites

Specifications

Furnishings

Displays & Signage

Technology

ADA Compliance Checklist

• 36" minimum clear path to seating
• 32" minimum clear floor space at wheelchair position
• Seating accessible without steps or barriers
• Signage at readable height (48-60" AFF for standing, 15-48" for seated)
• Lighting adequate for reading (30+ fc)
• No protruding objects in path of travel

---

2. Break Room (100-150 sq ft)

Purpose

The break room provides tenants with a comfortable space for meals, rest breaks, and informal networking. It's a key amenity that supports tenant satisfaction and community building.

Layout

+----------------------------------+
|                                  |
|  [TABLE]         [COUNTER]       |
|  Seating for 4   Microwave       |
|  Round or square Keurig/Coffee   |
|                                  |
|  [CHAIRS]        [SINK]          |
|  4 minimum       Utility sink    |
|                                  |
|  [REFRIGERATOR]  [STORAGE]       |
|  Full-size       Cabinets above  |
|                                  |
|  [CUBBIES]       [ENTRY]         |
|  Optional        From corridor   |
+----------------------------------+

Location: Central, accessible to all suites
Separation: NOT adjacent to laundry (cleanliness)
Ventilation: Adequate for cooking odors

Specifications

Appliances

Furnishings

Electrical

Plumbing

Policies (Operational)

ADA Compliance Checklist

• 36" minimum clear path throughout
• 60" turning radius for wheelchair
• Counter section at 34" AFF or lower (accessible prep)
• Knee clearance under accessible counter (27" H minimum)
• Appliances within reach range (15-48" AFF)
• No protruding objects in path

---

3. Laundry Room (80-100 sq ft)

Purpose

The laundry room provides essential towel and cape washing facilities. This is a required amenity for salon suites as tenants need convenient on-site laundry access.

Layout

+----------------------------+
|                            |
|  [WASHER]    [DRYER]       |
|  Commercial  Commercial    |
|  Front-load  Front-load    |
|              or stacked    |
|                            |
|  [COUNTER/   [SHELVING]    |
|   FOLDING]   Supplies      |
|   Surface    Detergent     |
|                            |
|  [UTILITY    [ENTRY]       |
|   SINK]      From corridor |
|   Optional                 |
+----------------------------+

Location: Near back of facility (noise)
Ventilation: Exhaust to exterior required
Separation: NOT adjacent to break room

Specifications

Appliances

Equipment Options:

Recommendation: Free use included in rent (tracks with premium positioning). Consider card system for usage data if cost-justified.

Utilities

Furnishings

Supplies (Operational Decision)

Policies (Operational)

ADA Compliance Checklist

• 36" clear path to appliances
• 60" turning radius in room
• Front-load machines (accessible controls)
• Controls within reach range (15-48" AFF)
• No barriers to appliance doors

---

4. Restrooms (120-160 sq ft total, 2 minimum)

Purpose

Restrooms serve tenants and their clients. ADA compliance is mandatory. Two restrooms are required minimum; at least one must be fully wheelchair accessible.

Layout Options

Option A: Two Single-Occupant Restrooms (Recommended)

+------------------+    +------------------+
|                  |    |                  |
| [ADA TOILET]     |    | [TOILET]         |
| 18" from wall    |    | Standard         |
|                  |    |                  |
| [GRAB BARS]      |    | [SINK]           |
| Per ADA          |    | Standard height  |
|                  |    |                  |
| [SINK]           |    | [MIRROR]         |
| ADA height       |    | Standard         |
|                  |    |                  |
| [36" DOOR]       |    | [32" DOOR]       |
| Out-swing        |    | In or Out        |
+------------------+    +------------------+
   Accessible             Standard
   80 sq ft              60 sq ft

Total: 140 sq ft

Option B: Multi-Stall (if code requires)

+----------------------------------+
|                                  |
|  [ADA STALL]    [STANDARD STALL] |
|  60" wide       36" wide         |
|                                  |
|  [SINK 1]       [SINK 2]         |
|  ADA height     Standard         |
|                                  |
|  [ENTRY]                         |
+----------------------------------+

Total: 150-180 sq ft
Note: Gender-neutral recommended for small facilities

ADA Requirements (Critical)

Specifications

Fixtures

Accessories

Electrical & Plumbing

ADA Compliance Checklist (Per Restroom)

Accessible Restroom:

• 60" turning radius clear floor space
• 32" minimum clear door opening
• Door swings out or is sliding
• Toilet 17-19" AFF seat height
• Toilet centerline 18" from side wall
• Grab bars installed: rear (36") + side (42")
• Sink rim at 34" AFF or lower
• Knee clearance under sink (27"H x 30"W x 19"D)
• Mirror bottom edge at 40" AFF or lower
• All accessories within 15-48" AFF reach range
• Lever handles or sensor faucet
• 80 lb door opening force maximum

Standard Restroom:

• 32" minimum clear door opening
• Accessible path to fixtures
• No barriers or steps

---

5. Corridors (150-200 sq ft)

Purpose

Corridors provide circulation between all areas of the facility. They must meet ADA requirements for width and be designed for safe, efficient traffic flow.

Layout Principles

+---------------------------------------------+
|                                             |
|  RECEPTION                                  |
|     |                                       |
|     v                                       |
|  ===== MAIN CORRIDOR (5-6 ft wide) =========|
|     |                    |                  |
|  [Suite 1]            [Suite 10]            |
|  [Suite 2]            [Suite 11]            |
|  [Suite 3]  BREAK     [Suite 12]            |
|  [Suite 4]  ROOM      [Suite 13]            |
|  [Suite 5]            [Suite 14]            |
|     |       LAUNDRY      |                  |
|  [Suite 6]            [Suite 15]            |
|  [Suite 7]  RESTROOMS [Suite 16]            |
|  [Suite 8]            [Suite 17]            |
|  [Suite 9]            [Suite 18]            |
|     |                    |                  |
|  ===== EMERGENCY EXIT ===================---|
|                                             |
+---------------------------------------------+

Width: 5-6 ft (60-72")
ADA Minimum: 36" (44" preferred)
Two-person passing: 60" recommended

Specifications

ADA Requirements

Signage

Signage ADA Requirements:

• Tactile (raised lettering + Braille) for room identification
• 48-60" AFF mounting height
• Non-glare finish
• High contrast (light on dark or dark on light)

Lighting

Fire & Safety

ADA Compliance Checklist

• 36" minimum clear width throughout
• 60" x 60" passing spaces where needed
• No protruding objects in path (4" max 27-80" AFF)
• Floor transitions flush or minimal (1/4" max)
• Tactile/Braille signage at room doors
• Exit signs visible from corridor
• Emergency lighting operational
• Fire extinguishers mounted within reach

---

6. Color Processing Room (100 sq ft) - OPTIONAL

Purpose

A shared processing room provides space for hooded dryers, color processors, and steamers that would otherwise take up suite space. This is an optional amenity that adds value for hair service tenants.

When to Include

Layout

+----------------------------------+
|                                  |
|  [HOODED DRYER] [HOODED DRYER]   |
|  With chairs   With chairs       |
|                                  |
|  [PROCESSING   [COLOR SINK]      |
|   TIMER]       Optional          |
|                                  |
|  [STEAMER]     [MAGAZINE/        |
|  Optional      READING]          |
|                                  |
|  [ENTRY FROM CORRIDOR]           |
+----------------------------------+

Location: Near suite cluster
Access: Open during building hours
Scheduling: First-come or sign-up sheet

Specifications

Equipment

Electrical

Cost Consideration

Operational Policies

ADA Compliance Checklist

• 36" clear path throughout
• 60" turning radius
• Accessible seating position available
• Equipment controls within reach range

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Common Area Budget Summary

Construction Costs (Estimate)

FF&E Costs (Estimate)

Annual Operating Costs (Estimate)

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Master ADA Compliance Checklist

Facility-Wide Requirements

Accessible Route:

• Accessible path from parking to entrance
• Accessible path from entrance to all common areas
• Accessible path to at least one restroom
• 36" minimum width on all routes
• No steps or barriers without ramps

Parking:

• Accessible parking spaces per code (typically 1 per 25)
• Access aisle adjacent to accessible spaces
• Signage at accessible spaces
• Accessible route from parking to entrance

Doors:

• 32" minimum clear opening
• 80 lb maximum opening force (exterior)
• 5 lb maximum opening force (interior)
• Lever hardware or ADA-compliant pulls
• Maneuvering clearance per door type

Signage:

• Tactile/Braille at room identification signs
• 48-60" AFF mounting height
• High contrast, non-glare
• International Symbol of Accessibility where required

Emergency:

• Accessible egress routes
• Audible and visual alarms
• Emergency signage accessible

By Area

Reception:

• Accessible seating position
• Clear path throughout
• Accessible information display

Break Room:

• 60" turning radius
• Accessible counter section
• Appliances within reach range

Laundry:

• 60" turning radius
• Front-load accessible machines
• Controls within reach range

Restrooms:

• At least one fully accessible
• All ADA fixture requirements met
• Signage with International Symbol

Corridors:

• 36" minimum width
• No protruding objects
• Accessible signage
• Emergency egress marked

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Common Area Specifications Complete - Ready for Phase 9 Contractor Reference Phase 4: Experience & Design Standards - Plan 02 Task 2 Complete