Section 5000.310  Area Measurement

a)         Area measurement for the purpose of calculating rentable area will be based on the following standards where the State is the exclusive tenant. (Also refer to subsection (d) below.) [Derived from "Standard Method for Measuring Floor Area in Office Buildings", Building Owners and Managers Association International, 1201 New York Avenue, N.W., #300, Washington, D.C. 20005, Copyright 1983, no subsequent dates or editions, Building Owners and Managers Association (BOMA) International. Reproduced with permission of BOMA International. To order, call 1-800-426-6292.]

1)         Where the State is the exclusive tenant on a single floor of a multi-story building, the rentable area shall include the entire area within the exterior walls measured to the inside finished surface of the dominant portion of the permanent outer building walls excluding any major vertical penetrations of the floor and walls enclosing those penetrations (e.g., elevators, shafts, duct chases, pipe chases and stairways).  Public corridors, restrooms, janitor closets, utility closets and machine rooms serving the single floor exclusively shall be included as rentable area.

2)         Where the State is the exclusive tenant in a one story building those areas excluded in (a)(1) above, will be included in the rentable area.

3)         Where the State is the only tenant in a multi-story building, those areas excluded in (a)(1) will be included in the rentable area.

b)         Area measurements for the purpose of calculating rentable area will be based on the following standards where the State is not an exclusive tenant. (Also refer to subsection (d) below.) [Derived from "Standard Method for Measuring Floor Area in Office Buildings", Copyright 1983, Building Owners and Managers Association (BOMA) International.  Reproduced with permission of BOMA International. To order, call 1-800-426-6292.]

1)         Where there are multiple tenants on the same floor in a multiple-story building, or on the same floor in a one-story building, the rentable area shall be calculated by measuring from the inside finished surface of the dominant portion of the permanent outer building walls to the office side of any corridor wall or other permanent wall and to the center of demising walls separating rentable areas.

2)         Where there are multiple tenants on the same floor in a multiple-story building, or on the same floor in a one-story building, the rentable area shall include the percentage of floor common area equal to the percentage of usable area on that floor occupied by the State tenant.  Floor common area includes public corridors, restrooms, janitor closets, utility closets and machine rooms used in common with other tenants.  Floor common area does not include elevator shafts, duct chases, pipe chases and stairways.

3)         Where the State is one of multiple tenants in a multi-story building, the rentable area may not include public areas of the main lobby floor and areas such as atriums, health clubs, conference centers, tenant lounges, vending areas or other common building amenities for the beneficial use of all building tenants.

c)         Area measurements for the purpose of calculating rentable area will be based on the following standards where the State leases space in a ground floor Store Area.  (Also refer to subsection (d) below.) [Derived from "Standard Method for Measuring Floor Area in Office Buildings", Copyright 1983, Building Owners and Managers Association (BOMA) International.  Reproduced with permission of BOMA International. To order, call 1-800-426-6292.]

1)         Where the State is the exclusive tenant, subsection (a) above is applicable, except for street frontages where measurements shall be taken from the building line instead of the inside finished surface of the dominant portion of the permanent outer building walls.

2)         Where the State is not an exclusive tenant, subsection (b) above is applicable, except for street frontages where measurements shall be taken from the building line instead of the inside finished surface of the dominant portion of the permanent outer building walls.

3)         No deductions shall be made for vestibules inside the building line or for columns or projections necessary to the building.

4)         No additions shall be made for bay windows extending outside the building line.

d)         Area measurements for the purpose of calculating rentable area will be based on the following standards where the State is the exclusive tenant and where the State is not an exclusive tenant. [Derived from "Standard Method for Measuring Floor Area in Office Buildings", Copyright 1983, Building Owners and Managers Association (BOMA) International.  Reproduced with permission of BOMA International. To order, call 1-800-426-6292.]

1)         The inside finished surface of the dominant portion of the permanent outer building wall may be a glass surface, interior wall or other surface.

2)         No deductions shall be made to the rentable area for elements necessary to maintain the building's structural integrity (e.g., columns, bracing, etc.).

3)         Central boiler rooms and mechanical, electrical or communications equipment rooms serving more than one floor and more than one tenant shall be excluded from rentable areas.  Mechanical penthouses, mechanical, electrical or communications equipment rooms located on floors containing no tenant space are excluded from rentable area.

4)         Exterior area such as balconies, terraces, open courtyards, open air walkways, exitways or corridors and enclosed skywalk systems are not included as rentable areas.

5)         Parking spaces are not included in rentable area.

6)         Basement storage areas are not included in rentable area, unless the basement also includes occupiable tenant space.

e)         Area measurement for the purpose of calculating construction area will be based on the following standards. [Derived from "Standard Method for Measuring Floor Area in Office Buildings", Copyright 1983, Building Owners and Managers Association (BOMA) International.  Reproduced with permission of BOMA International.  To order, call 1-800-426-6292.]

1)         Where the State occupies a building not constructed for the exclusive use  of the State, the construction area shall equal the rentable area for initial tenant build-out work and all tenant improvement work.

2)         Where buildings are constructed for the exclusive use of the State, the construction area shall include the entire area within the exterior walls measured to the outside finished surface of permanent outer building walls. The construction area of the building shall be the sum of the construction areas of all enclosed floors including basements, mechanical equipment floors and penthouses.

f)         The standards for area measurement are based upon the American National Standard ANSI Z65.1 - 1980, "Standard Method for Measuring Floor Area in Office Buildings", Copyright 1983, Building Owners and Managers Association (BOMA) International.  Reproduced with permission of BOMA International.  To order, call 1-800-426-6292.  The State shall have the exclusive right to interpret the standards herein.

g)         Changes to area measurement standards herein will not result in increased monthly rental payments prior to the expiration of the current term of the lease following  the adoption of these rules.

(Source:  Amended at 19 Ill. Reg. 585, effective January 9, 1995)