When the PDF uploaded is a set and not individual sheets, it is helpful to rename the sheets prior to copying them to other team members. It would be preferred to split and name sheets prior to uploading so that we have them as individual PDFs as well.
It is recommended that you start with the GSF, double-check takeoff, and leave this layer on while the remaining takeoffs are done: ACSF, LSF, Parking Garage, etc. Add individual areas and check against the GSF; double-check to ensure all areas of the building are counted in the takeoffs.
Elevators, stairs, etc. that are on the garage levels are to be part of the garage takeoff in lieu of stairs/lobby/etc. to ensure the garage efficiency is calculated correctly. Ask yourself, would the space be there if the garage level was not (stairs typically no, storage areas yes since they serve another purpose)?
Garage takeoff should be done by starting at the top level and working your way to the first level. The break line on the plan is not an actual break line in the ramp. Try to use a gridline or other reference points to line up one level with another. Try to include any part of the ramp above the floor level as part of the next level.
Be sure to utilize the different "Quantity" functions for takeoffs; i.e., use flooring area for "Qty. 1" and perimeter for "Qty. 2" to figure the amount of base. Perimeter can be used with GSF to calculate safety railings. You can also use "area counts" to estimate the number of openings/windows.
The "Copy & Paste" function can be a timesaver for takeoffs; it can be used to copy entire floors to the next or previous level to identify where the building exterior moves in and out (also see overlay below). For similar floors, minor adjustments can be made instead of taking off all the items from scratch. Making sure to check all areas also identifies where areas (units, standard, BOH) may change from floor to floor to help understand the building layout and unit matrix.
Sheets can be adjusted in the "cover sheet" to "repeat." Enter the number of times the sheet occurs in the "repeats" column, and OST will do the math for you. Add a note on that sheet when it occurs multiple times.
Sheets can be duplicated, when necessary, in the "cover sheet." This is helpful when you have a sheet with two different scales or different amounts of "repeats" so that you can do takeoffs for only one part of the sheet on each "duplicate." There is a "duplicate pages" icon at the bottom of the cover sheet to automate this process. Make sure to rename the original and the duplicate so that you are aware of which one is which and so that the counts and scale are being used correctly (i.e., unit plans changes to UNIT A, UNIT B, etc.).
Overlay can be done through image -> overlay or right-click on image overlay.
Areas per Q&A. Below is the general description from Q&A for calculating gross vs. AC vs leasable/sellable/rentable. Adjust as needed to match your takeoffs.
Gross Project Area: Total structural surface calculated from outside of slab to the outside of slab, including elevated balconies, recreational decks, public usable roof areas, landscaped areas formed by the primary structural system, and contiguous related equipment rooms. Typical roof areas, grade-level terraces, walkways, colonnades, and breezeways are excluded unless covered by the building structure.
Gross AC Area: Enclosed structural area, calculated from the outside face of full-height exterior walls, from the lowest AC occupied level to the highest AC occupied level (excluding balconies). The area calculated includes corridors, stairs, elevators, electrical rooms, trash rooms, mechanical rooms, shafts, and other common areas.
Net Rentable Area: Residential units calculated from the outside face of exterior walls to the outside face of corridor walls and from the centerline to the centerline of demising partitions. Balconies and porches are excluded.
Areas per estimate. Below is the breakdown of the regions from the estimate template. These combine with the totals above. Make sure that they all add up to the above totals by not leaving out any spaces within the building unless they are supposed to be left out, like roof spaces.\
LEASEABLE SF
LSF-Units (transfers to LSF at the top of the estimate)
LSF-
If needed, add a description. Quantity does not transfer to LSF. If mixed-use, add another row in the estimate for the second area, like office LSF or hotel LSF.
ACSF THAT IS NOT LEASABLE (total transfers to ACSF at the top of estimate)
ACSF-Amenities
Use for amenity areas when trying to distinguish higher-end finishes (club room) from the lower end (manager's office).
ACSF-BOH Rooms
Spaces like electrical/mechanical rooms would not have finishes but are within the AC envelope.
ACSF-Corridors
ACSF-Stairs/Shafts
Shafts may include trash/line chutes, MEP riser shafts, etc. Do not include small shafts (<12" deep) running within walls.
Do not include stairs/shafts in the garage. Keep that in the garage so as not to change the garage's efficiency. Think of it this way: if the garage were not there, would this space still be required? Yes, it serves the residential units, but if they deleted one level of garage, this space would go away, and residential units would still have stairs and elevators, just not on this level.
ACSF- (add other areas as needed; copy and paste this row)
GSF THAT IS NOT ACSF
GSF-Retail (transfers to retail at the top of the spreadsheet).
Use for unfinished spaces. It can also be used for other spaces, like an office, restaurants, etc. Just change the description.
GSF-Balconies
Do not include areas that are connected to the rec deck since that should be carried in the recreation deck. If this applies to your project, know that your "average SF per balcony" will be skewed, and the deck will be higher. You should update project data to note that.
GSF-Breezeways
The second level covers ground-level exterior space. This area is counted because it typically has a finished ceiling and lights. Do not use breezeways for areas open to vehicles. If there are walkways adjacent to the drivelines, keep them all in the garage.
GSF-BOH Rooms
Spaces like the generator room, FPL vault, storage rooms, etc. will not have finishes and are outside the AC envelope, like the garage. Include rooms in the garage that would be required even if the garage were not present.
GSF-Garage
Check the ramps. Always confirm parking spaces and that there is no overlap or gap in the garage due to ramps.
Include in the garage any areas required due to the garage's existence on that level, such as stairs, elevator shafts, elevator lobby (unless conditioned, finished space), etc.
Rooms required for the project, even if the garage doesn't exist, like generator and pump rooms, are to be BOH.
The above two items help compare projects on garage efficiency; if not followed, they throw off the garage SF required to support the associated parking.
GSF-Recreation Deck
Include roof decks where a typical person (not an HVAC mechanic) would have access. Include any planters and pools. Planters have waterproofing, and the pool has a bottom. Please do not include the pool bottom on another level unless it is an interstitial floor significantly more significant than the pool itself.
GSF- (add other areas as needed, copy and paste this row)
TOTAL GSF (Transfers to GSF at top of estimate)
NON-GSF ELEVATED SLABS
It is excluded from GSF but helpful to calculate overall elevated decks. This could include roofs, eyebrows and rooftop/carport structures that have to be built but would not be calculated in the GSF. Details tab concrete includes this quantity added to the GSF for reference.
