Space Programming Architecture

United States Environmental Protection Agency

Office of Administration and ResourcesManagement(2304) ResourcesManagement(2304 )

July 2004

EPAFACILITIESMANUAL,VOLUME1

SpaceAcquisitionand PlanningGuidelines

Printed on Recycled Paper

Space Acquisition and Planning Guidelines

July 2004

Foreword

Foreword The EPA EPA Facilities Manual iscomprisedoffourdistinct,yetcomplementaryresourcesforplanningand iscomprisedoffourdistinct,yetcomplementaryresourcesforplanningand managingEnvironmentalProtectionAgency(EPA)facilities.Thesefourvolumesaremeanttobeused simultaneouslytodeterminedesignintent,requirements,andtheongoingevaluationofallEPAfacilities. Theuseofonevolumewithoutreferencetotheotherthreewouldresultinanincompleteunderstanding oftherequirementsforEPAfacilities. Volume1:

TheSpace The Space Acquisition and Planning Guidelines containinformationonspaceplanning, spaceestimation,environment,materials,furniture,process,andmaintenance.EPA’s OfficeofAdministrationandResourcesManagementdevelopedthisdocumenttohelpEPA facilitiesmanagers,spacemanagers,andlinepersonnelplanandusetheirspace.

Volume2:

The Architecture Architecture and Engineering Guidelines (referredtoasthe A&E A&E Guidelines)provide Guidelines)provide guidanceforfacilitiesmanagement,engineering,planning,andarchitectureprofessionalsin thedesignandconstructionofnewEPAfacilitiesandtheevaluationofexistingfacilities.

Volume3:

TheSafety, TheSafety, Health, and Environmental Management Manual: Manual: Safety and Health RequirementsoutlinessafetyandhealthconsiderationsforownedorleasedEPAfacilities. RequirementsoutlinessafetyandhealthconsiderationsforownedorleasedEPAfacilities. TheManual’sgoalistomaintainasafeandhealthfulworkplacethatprotectsagainstinjury, illness,andlossoflife.

Volume4:

The Safety, The Safety, Health, and Environmental Management Management Manual : Manual : Environmental Environmental Management Guidelines,establishesenvironmentalspecificationstobeaddressedbydesignersand Guidelines,establishesenvironmentalspecificationstobeaddressedbydesignersand managersofEPAfacilitiesandrelatedbuildingsystems.

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SpaceAcquisitionandPlanningGuidelines

July2004

TableofContents

SpaceAcquisitionandPlanningGuidelines CONTENTS 1. 1.1 1.2 1.3

Introduction S t a t e m e n t o f P u r p o se se . . . . . . . . . . . . . . . . .  1 Ba Bac k g r o u n d  . . . . . . . . . . . . . . . . . . . . . . . . .  1 Organizationof OrganizationofttheEPAFaci heEPAFacilit litiesM iesManual anual 1

2. 2.1 2.2 2.2 2.3

HowSpaceisAcquired E P A ’ s R o l e . . . . . . . . . . . . . . . . . . . . . . . . .  2 GSA’sRo GSA’sRolle:th e:theS eSFO FOand and the thePOR POR.. . . . . . . 4 B u d g e t in g . . . . . . . . . . . . . . . . . . . . . . . . . .  5 2 .3 . 1 G e n e r a l . . . . . . . . . . . . . . . . . . . . . .  5 2 .3 .3 .2 .2 T en en an an t t Im Im pr pr ov ov em em e nt nt s s (T (T I) I)  . . . . . . . 5

3. 3.1

DeterminingSpaceNeeds Programming:ProvidingforGrowthand C h a n g e . . . . . . . . . . . . . . . . . . . . . . . . . . .  11 11 Developing Developingthe theProgr Programof amofRequire Requirements ments 12 3 .2 . 1 Ge Ge n e r a l . . . . . . . . . . . . . . . . . . . . .  12 12 3 .2 . 2 S ec u r i t y . . . . . . . . . . . . . . . . . . . . .  12 12 3 .2 . 3 S i te S e le c t io n  . . . . . . . . . . . . . . . . .  1 2 3.2.4 3.2.4 Officeand OfficeandOffi OfficeSu ceSupportSpa pportSpace. ce. . 14 3 .2 . 5 L a b o r a t o r ie s . . . . . . . . . . . . . . . . . .  2 0 3.2. 3.2.6 6 Labor Laborat atory oryS Supp upport ortS Spa pace ces s . . . . . . 23 3 .2 . 7 S p e c i a l S p a c e s  . . . . . . . . . . . . . . . .  2 3

3.2

4. 4.1 4 .2 .2 

4.3

5. 5.1 5 .2 .2

5.3 5.4

5.5 5.6

T e ch ch n ic ic a l l As Asp e ct cts o o f f Sp Sp a ce ce P la la n ni nin g  G e n e r a l  . . . . . . . . . . . . . . . . . . . . . . . . . . .  27 27 O ve ve rv rv ie ie w o f f Te Te ch ch ni ni ca ca l l Co Co ns ns id id er er at at io io ns ns  . . . 2 7 4 .2 . 1 C o d e C o m p l i a n c e . . . . . . . . . . . . .  2 7 4.2. 4.2.2 2 Handi Handicap capped pedA Acce ccess ssibi ibili lity ty . . . . . . 28 4.2.3 4.2.3 GSAFacili GSAFacilities tiesSt Standa andards rds P B S - P 1 0 0 . . . . . . . . . . . . . . . . . . .  2 8 4 .2 . 4 B u il ild in ing S S ys ys te te ms ms . . . . . . . . . . . . . . .  2 8 OverviewofEnvironmentalConsiderations29 PrinciplesofSpacePlanning ProfessionalDesignandPlanning A s s i st a n c e  . . . . . . . . . . . . . . . . . . . . . . . . .  31 31 Ar Ar ea ea M M ea ea su su re re me me nt nt ; E ff ff ic ic ie ie nc nc y . . . . . . . . . 3 2 5 .2 . 1 Ge Ge n e r a l . . . . . . . . . . . . . . . . . . . . .  32 32 5 .2 . 2 A r e a D e f i n i t i o n s . . . . . . . . . . . . . .  3 2 P l a n O r ga n i za t io n . . . . . . . . . . . . . . . . . . .  3 3 Bl B lo c k i n g a n d S ta c k in g . . . . . . . . . . . . . . .  3 8 5 .4 . 1 B l o c k D es es i g n a t io n s . . . . . . . . . . . .  3 8 5 .4 . 2 S t a c k i n g . . . . . . . . . . . . . . . . . . . . .  38 38 C i r c u l a t i o n a n d E E g r e s s . . . . . . . . . . . . . . .  40 40 C i r c ul a ti o n F ac t o r  . . . . . . . . . . . . . . . . . . .  4 0

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5.7

SummaryofP SummaryofProgramS rogramSpace paceRequire Requirements ments 41

6. 6.1 6 .2 .2  6 .3 6 .4 .4 

FurnitureandEquipment SystemsFur SystemsFurnit niturea ureandLo ndLooseF oseFurnitu urniture re L ab ab o ra ra to to r y y Ca Ca se se wo wo rk rk a a nd nd F F um um e e Ho Ho od od s T e le co m m u n ic a ti o n s  . . . . . . . . . . . . . . . S pe pe ci ci al al a a nd nd M M is is ce ce ll lla ne ne ou ou s s Eq Eq ui ui pm pm en en t .

. . 45 . . 48 . .  49 49 . . 50


July2004

Chapter1-Introduction

Chapter1-Introduction 1.1

StatementofPurpose The EPA Facilities Manual, infourvolumes,isintendedtosetforthandcodifytheagency’s variousrecommendedstandardsforitsnation-wideofficeandlaboratoryfacilities.Sinceits inceptionin1970,theEPAhasacquiredofficespaceandlaboratoriesofvariouskindsinsupport ofitsmissiontomonitorandtoadvancethenation’senvironmentalwell-being.Astheagency’s missionhasgrown,sohasitsstaffandtherequirementforofficespace,andasscientific knowledgehasexpanded,theneedforimprovedlaboratoryfacilitieshasincreased.Tokeeppace withgrowthandchange,implementthroughouttheagencythelessonslearnedthroughexperience andpractice,promoteanequitableallocationofspaceforallemployees,andensurecontinuing safeandhealthyoperationsofitsfacilities,theagencyhasdevelopedthisfour-partmanualforuse byEPAadministrators,laboratorydirectors,facilitiesmanagers,designprofessionals,andanyone involvedwiththeacquisition,design,operations,andmaintenanceofEPAfacilities.

1.2

Background Overthecourseofitsover30yearsofoperation,theEPAhasdevelopedstandardsandguidelines fortheacquisition,design,andoperationsofitsofficespaceanditslaboratoryfacilities.These standardshadbeenpreviouslypublishedbytheagencyasthreeseparatemanuals: Space Guidelines (Volumes1&2),directedprimarilyattheacquisitionandplanningofofficespace; Architecture, Engineering and Planning Guidelines; andthe Facility Safety, Health, and Environmental Management Manual . Therevised,integrated EPA Facilities Manual updatesand reorganizesthesedocumentsasexplainedbelow.

1.3

OrganizationoftheEPAFacilitiesManual Theupdated EPA Facilities Manual hasbeendividedintofourvolumes,eachvolumedirectedata specificaudience: •

Volume1,Space Acquisition and Planning Guidelines, isintendedfortheoffice director/administratorandthefacilitiesmanagerwhosejobitistoacquirespace.Ithelps suchpersonstoestimatehowmuchspacewillbeneeded,howthespacecouldbeplannedin anefficientandcost-effectiveway,andwhatconstraintsmustbeconsidered:budget,code requirements,environmentalaspects,andsimilarfactorsthatwillaffecttheworkplace. Onlyanoverviewofthetechnicalconsiderationsisprovidedhere:thevolumethatfollows describessuchtechnicalfactorsingreaterdetail.

•

Volume2, Architecture and Engineering Guidelines ismeantforthosewhowillhave responsibilityforthedesignandconstructionofthespace,whethernewlyacquiredor scheduledforalteration. Thisvolumeaddressesbuildingsystems(HVAC,lighting,power andtelecommunications,plumbing),buildingcodes,firesafety,security,andbuilding materialsandfinishes.Thisvolumealsodiscussesgreenbuildingconsiderationsfor buildingdesign.BecauseofEPA’smission,itisespeciallyimportantthattheagencytake theleadindemonstratingthemostcurrentthinkingwithrespecttoenvironmentally 1

July2004

SpaceAcquisitionandPlanningGuidelines Chapter1-Introduction

effectivedesignandoperationinitsfacilities,and,wheneverpossible,provideanexample tothepublicandprivatesectors. •

Volume3,Safety, Health,and Environmental Manual: Safety and Health Requirements sets forthEPA’sstandardsandrecommendationsfortheoperationsofitsfacilities,bothowned andleased. Thesestandardsrelateprimarilytothesafetyandhealthofbuildingoccupants, andaddressconcernssuchasfireandlifesafety,indoorairquality,andthesafehandlingof chemicalsandhazardousmaterialinthelaboratoryenvironment.

•

Volume4,Safety, Health,and Environmental Manual : Environmental Management Guidelines,providesadetailedprogramoftheenvironmentalfactorstobeconsideredinthe operationsandmaintenanceofEPAspace.Thisvolumealsoconsiderssomeenvironmental factorsastheyaffectbuildingdesignand,therefore,manyitemsarecross-referencedin Volumes2and3.

Althougheachvolumeofthemanualisfocusedonaspecificaspectoffacilitiesplanning,facilities management,orboth,somematerialhasapplicabilitytoallaspects,andcross-referencesfromone volumetoanotherareincludedwhereappropriate.Forexample,thediscussionofegressis relevanttoboththespaceplanningofthefacilityandthetechnicalcoderequirementsaddressedin Volumes2and3.Similarly,theselectionofenvironmentallyappropriatematerialsisatopic germanetobothVolumes2and4.Whereappropriate,andtoavoidunnecessaryduplicationof material,cross-referenceshavebeenprovidedbetweenvolumes.

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July 2004

Chapter2-HowSpaceisAcquired

Chapter2-HowSpaceisAcquired 2.1 EPA’sRole InitiatingtheProcess:Thereareanumberofreasonsthatwouldleadtoaperceivedneedfornew space.Examplesofsuchreasonsmightincludetheexpirationofalease,theneedtoconsolidate andupgradeexistingfragmentedspaces,thecreationofnewmissionassignmentsnecessitating neworexpandedofficeandlaboratoryfacilities,ortheneedtoreplaceoutdatedordeteriorated space. Inthegreatmajorityofinstances,thespacetobeacquiredwillbeleasedspace,andthe processdescribedhereinisappropriatetosuchacquisition.InthefewcaseswhereEPAistoown thespace,asomewhatdifferentprocessisfollowed. Whateverthereasonfortheneedtoacquirespace,thefirsttaskwillbetodeterminetheamount andtypeofspacetobesought.Thecreationofaplanningteamthatcandevelopapreliminary programforthespacetoberequestedisanappropriatewaytostart.TheE PAplanningteamwill berequiredtocoordinateitsworkwithEPAHeadquarters,withtheGeneralServices Administration(GSA),withtheendusersofthespace,andwithspecialists(bothin-houseand consultants)whocanbringexpertiseindisciplinessuchaslaboratorydesign,telecommunications, computernetworking,furnitureprocurement,security,andfoodservice,asmayberequired.The planningteamistypicallydrawnfromtheEPAgroupneedingthenewspace(Regionalofficeor Headquarterscomponent),isaugmentedwithoutsideconsultantswhennecessaryandappropriate, andismonitoredandadvisedbytheEPAFacilitiesManagementServicesDivision.Formost largeprojects,theretentionofanoutsidearchitectural/planningfirmthathasexperiencewith EPA’srequirementsiswarranted. Theplanningteam,onceselected,canproceedwiththeworknecessarytodeterminethespace needs. Typically,thisprocesswouldconsistofinterviewswithkeypersonneltoestablishpresent andprojectedstaffing,inventoryingofequipmenttobelocatedinthenewspace,andananalysis ofwhatspecialspacesmightbeincludedinthenewfacility.Theremaybeaneedtoprovide servicessuchasachildren’sdaycarecenter,aconference/trainingfacility,afitnessfacility,and extensiveprovisionforstorage/warehousing. Indevelopingitsprogramofrequirements,theplanningteammustmakeappropriateallowances forsupportspace,suchasconferenceandmeetingrooms,receptionareas,filingspace,and circulation. Thisvolumeofthe EPA Facilities Manual providessomeguidelinestoassistthe planningteaminarrivingatreasonableallowancesforsuchsupportareas,inadditiontoareas neededforofficesandworkstations.Itisimportanttonotethattherentchargedtotheagencywill bebasedonrentablearea,andthatspaceexceedingGSA’sstandardsmaynotbeallowed. Whentheplanningteamhascompleteditsworkandreachedanin-houseconsensusonitsspace program,thenextstepistosubmititsrequesttotheGSA.Typically,thesummaryofspace requirementsissubmittedinamemorequest,theformatforwhichismutuallyagreeabletoGSA andtheagency.Informationintherequestshouldincludelocation,squarefootagerequired, constructionrequirements,anddurationofthespaceneed.

3

July2004

SpaceAcquisitionandPlanningGuidelines Chapter2-HowSpaceisAcquired

Insomecircumstances,suchasalaboratoryprocurement,theEPAisgrantedtheauthorityto conductitsownprocurementprocess.

2.2

GSA’sRole:TheSFOandthePOR GSAhasthemissionassignmenttolocateappropriatespaceforthevariousagenciesofthefederal government,anduponreceiptoftherequestforspace,itwillinvestigatewaysinwhichtherequest canbefilled;lookingfirsttofindvacantspaceinanexistingfederalbuilding.Ifsuchspaceisnot available,GSAwillthensolicitoffersfromtheprivatesectortoleasespaceinanexistingstructure orinanew“build-to-suit”facility.Therequestforspace,ifmorethan10,000usablesquarefeet, ispublishedbyGSAinaSolicitationforOffers(SFO),whichdescribesthetermsofthelease,the typeandamountofspacerequired,anddetailsofitsoperationandmaintenance. Tosupplement theSFO,aProgramofRequirements(POR)isattached,adocumentthatprovidesthespecific detailsofthespaceandservesasaguideforthepreparationoftenantfit-outdrawingsand specifications. TheSFOispreparedbyGSAwithinputfromtheagency.Itprovidestechnicalandperformance characteristicsthatshouldresultinfirst-classspace.Itgenerallyfollowsthesameformatforeach project,andcoversthefollowingpoints: • • • • • • • • • •

Amountandtypeofspace Areaofconsideration(locationofspace) Leaseterms(lengthoflease;renewaloptions) Proposalsubmissionguidelines Evaluationcriteriaforoffersandawardoflease Projectschedule Basebuildingrequirements(e.g.,appearance,quality,codecompliance,buildingsystems) Tenantfit-outrequirements(e.g.,partitions,doors,finishes) Buildingservices,utilities,maintenance Miscellaneousprovisions(e.g.,parking,landscaping,security).

ThePORaccompaniestheSFOandisintendedtodescribetheagency’sspecificneedsandto providethebasisforthedevelopmentoftenantspacelayouts.ThePORtailorsthegenericspace describedbytheSFOtomakethespacemoresuitedtotheagency’sspecificneeds. Itspreparation typicallyrequirestheassistanceofoutsideprofessionalservices.Chapter3discussespreparation ofthePORingreaterdetail.TopicsaddressedinthePORinclude: • • •

• •

Enumerationoftheamountandtypeofspacerequiredtohousetheagency:offices, workstations,laboratories,andsupportspaces Listingoftherequiredspecialspaces:conference/trainingspace,hazardousmaterials storage,foodservice,andfitnesscenter Descriptionsofbuildingsystemsastheyrelatetotheinteriorfit-out:lighting,powerand telecommunicationsrequirements,heating,ventilationandair-conditioning(HVAC) requirements,andacoustics Forspecialspacessuchaslaboratories,allofthetechnicalrequirementsforthefacility includingdetailedroomdatasheetsforeachlaboratoryroom Requirementsforfacilitysecuritysystems 4


July2004


• •

2.3

Interiorfinishesanddetails,including“abovestandard”finishes Proposedfurniture:systemsfurniture,loosefurniture,andlaboratorycasework.

Budgeting

2.3.1 GENERAL

ThecostofspaceisclearlyaprimeconsiderationinthedevelopmentoftheSFOandthePOR. TheGSAPBShasdocumenteditspoliciesforcomputingrentsandfordeterminingtenant improvementcostsinits Pricing Desk Guide. TheGuideexplainsindetailthePBSpolicieswith respecttotypesofspace,keypricingelements,forcedmoves,customeragencyrightsandoptions, andsimilarfactorsthatdeterminetherentsandfeesthatwillbechargedtotheagency. Inadditiontotherent,theagencymustalsoconsideritemssuchascostsofswingspace,move costs,furnitureandequipmentcosts,securitycosts,andtelecommunicationscosts. Intheinitialstagesofprojectplanning,costestimatingisnecessarilysomewhatrough,andfirst estimatesare“order-of-magnitude”basedonexperiencewithsimilartypesofspace.Itishelpful toseekoutsideassistanceinarrivingatbudgetnumbersforconstructioncosts. Suchhelpcanbe providedbyalocalarchitectureandengineering(A-E)firmwithexperienceinthetypeofproject contemplated,orbyacontractorwhohasrecentlyworkedonprojectssimilarinsizeandscopeto theproposedfacility.Also,estimatingaidssuchastheR.H.Means Building Construction Cost Data,whichisupdatedannually,canofferusefulinformation.Somefactorstoconsiderinthe earlyplanningstages: •

Beforedetaileddrawingsandspecificationshavebeenprepared,estimatesaretypically developedonasquarefootbasis.Astheprojectproceedsandmoreinformationbecomes available,estimatingcanalsobecomemoredetailedandaccurate.

•

Becauseoftheextentandcomplexityofmechanicalandelectricalservicesrequiredin laboratories,aswellasthecostsofcaseworkandfumehoods,thesquarefootcostsofsuch laboratorieswillbesubstantiallyhigherthanthatofstandardofficespace.

•

Iftheprojectisarenovationofanexistingstructure,costsaregreaterthanfornew construction.Ifthebuildingisconsideredtobeofhistoricinterest,andsubjectto requirementsthathistoricelementsaretobepreservedand/orrestored,costsare significantlyhigher,andtheconstructionscheduleisconsiderablylengthened.

•

Iftheprojectincludesaneedtoremediatehazardousmaterials,suchasexistingasbestoscontainingmaterialsorcontaminatedearthatthesite,thecostforsuchremediation,aswell asitsimpactonthetimeschedule,mustbeconsidered.

•

Indevelopingtheprojectestimate,anescalationfactortoaccountforinflationshouldbe included. Atentativeconstructionscheduleshouldbeprepared,andcostsescalatedtothe mid-pointoftheconstructionperiod.

5

July2004

SpaceAcquisitionandPlanningGuidelines Chapter2-HowSpaceisAcquired

•

Constructioncostscanvaryconsiderablyfromonecitytoanother.Comparativecost indexesareavailablethatprovidefactorstoadjustconstructioncostsforvariousurban locations.

•

Budgetestimatesneedtoincludefeesforprofessionalservices:A-Edesignfees,project supervision,andspecializedconsultants(ifany).

•

Iftheprogramrequiresthattheorganizationrelocatetemporarilytoswingspacewhilethe permanentquartersareundergoingrenovation,itmaybenecessarytoconsultlocalreal estatebrokerstodeterminetheavailabilityandcostofthetemporaryspace.Itmayalsobe possibletoundertaketherenovationprojectinstagessuchthatpartofthebuildingcanserve asswingspaceasconstructionproceedsintheunoccupiedportion.Theuseofswingspace cangreatlyincreasetheoverallcostoftheprogramandcannotbeoverlookedbecausesuch costs,whenaddedtotheothercostsofconstruction,furnitureandequipment,maymakethe entireprojecteconomicallyunfeasible.Thecostofswingspacemayinclude,inadditionto leasecostsofthespace(atshort-termrates),twomovesofpersonnel,possibleminimal rehabilitationoftheswingspace,andthepossibleneedtoleaseormakeotherprovisionfor furnitureintheswingspace.

•

Totheotherbudgetcostsnotedabove(e.g.,construction,professionalfees,escalationfor inflation)mustbeaddedcostsforfurniture,equipment,movecosts,securitysystemsand monitoring,andtelecommunications.Theseareusuallyestimatedonaperpersonorper workstationbasis.Dependingonthefundsavailable,itmaybedecidedthatleasingofthe furnituremaybepreferabletooutrightpurchase.

•

Thepre-constructioncostestimateisonlyanapproximation,untilsuchtimeascontractors submitfirmbidsforthebuild-outoftheleasedspace.Itisthereforecustomarytoincludea contingencyfactortocovertheunanticipatedcoststhatmaypotentiallyappearduring construction. Thisfactormayrangefrom10%to20%,dependingonthelevelof informationonwhichthepreliminarycostestimateisbased.Whereconstructionistobe renovationofanexistingstructure,asopposedtonewconstruction,ahighercontingency factorshouldbeapplied,asconditionsrequiringadditionalexpensemaynotappearuntil demolitionofexistingfinishestakesplace.

2.3.2 TENANT IMPROVEMENTS (TI)

GSAprovidesguidancetoclientagenciesinits Pricing Desk Guide. Thisdocumentsetsforth GSA’spoliciesfordeterminingwhatconstructionitemsaretobeconsideredas“basebuilding” (andthereforetheresponsibilityofthelandlord)andwhatportionsofthebuild-outofbuilding interiorsaretobeincludedinthetenantimprovement(TI)allowance.Thefollowingsummarizes GSA’s“KeyPricingElements”fromthe Pricing Desk Guide. WhenanagencyprocuresspacethroughGSA,itisprovidedwithanallowancetofinancethe build-outoftheinteriors.Whilethisallowanceisproratedintotherent,theprocessmakesfunds availableupfronttofacilitateoccupancy.Theallowancehastwocomponents:thegeneral componentandthecustomizationcomponent.

6


July 2004


Thegeneralcomponentisadollaramountpersquarefoottocoverthecostofpartitions,doors, carpeting,andsuchstandardwork-letteritems.Theallowanceisintendedtotakethespacefroma “buildingshell”toa“vanilla”officespace.Thisallowanceissetnationally,adjustedannually, andindexedtolocalconstructioncosts. Thecustomizationcomponentisalsoadollaramountpersquarefootbutistailoredtoindividual agenciesandbureaus.Thiscomponentisintendedtocoverspecialitemsandfinishesthatarenot typicaltoallofficespacebutarenecessarytocustomizethespaceforaparticularagency. Examplesincludemillwork,laboratorycountertopsandfumehoods,privaterestrooms,raised accessflooring,slab-to-slabwalls,andbuilt-inequipment.Customizationtiers,eachequaltoa tenthofthevalueofthegeneralallowance,havebeencreated.Basedonhistoricaldata,each agencyorbureauhasbeenassignedatier.Atpresent(2003),EPAhasbeenplacedinTier3, meaningthata30%customizationallowanceisprovidedforbuild-outinadditiontothegeneral componentdollars. Collectively,thegeneralandcustomizationcomponentsconstitutetheTIallowance.Inany instance,shouldbuild-outcostsexceedtheTIallowance,thetenantagency(EPA)isresponsible fortheexcessamount. GSAhasalsoclearlyidentifiedtheinteriorelementsthataretobecoveredbytheTIallowance. Fundsforthebasebuilding(evenwhenresidualfundsexist)arenottransferableforTIuse. BudgetsforthebasebuildingandTIareseparateandarenottobecommingled.Theonly exceptionwouldbetheuseofTIfundsforbase-buildinginaprospectuslevelprojectwhereacost overrunhasoccurredinthepurchaseofthesiteoronconstructionoftheshell,andthenonlywith thetenantagency’sconsent. Inthetablesthatfollow,Table2.3.3identifiestheitemsforbase-buildingandtenantareasthat constitutethebuildingshell,andTable2.3.4liststheelementsthattypicallyconstitutetheTI.

7

July 2004

Space Acquisition and Planning Guidelines Chapter2-HowSpaceisAcquired

Table2.3.3. BaseBuildingandTe nantAreaItemsIncludedintheBuildingShell

Base Building

Tenant Areas

Basestructureandbuildingenclosurecomponents (windowswithexteriorfinishes)arecomplete.

Broomcleanconcretefloorslab,withlevelfloornot varyingmorethan1/4inch(6mm) overten(10)foot (3,048mm)horizontalruninaccordancewith AmericanConcreteInstitute(ACI)Standards.

Basebuildingelectricalandmechanicalsystems(e.g., centralfirealarm,chillerplant,coolingtower)are com plete and functional.

Gypsumwallboard,spackledandprimepainted,on exteriorperimeterwallsandinteriorcorewallsare installed.

Allcommonareas,suchaslobbies,elevators,fire egresscorridorsandstairwells,garages,andservice areasarecomplete.Circulationcorridorsareprovided aspartofthebasebuildingonlyonmulti-tenanted floorswherethecorridoriscommontomorethanone tenant. Onsingletenantfloors,onlythefireegress corridornecessarytomeetcodeisprovidedaspartof theshell.

Fullyinstalled2X2foot(610x610mm)suspended acousticalceilingwith2X2parabolicfluorescent(or otherbuildingstandardsuchas2'.0"X4'.0"(610x 1,220mm)fixtures)installedintheceilinggridforan openofficeplanattherateofonefixtureper80 BOMAusablesquarefeet(7.43sm)or100rentable squarefeet(9.29sm).

B ui ld in g co mm on r es tr oo ms a re c om p le te a nd  operationa l.

C om mo n c or ri do r st ud wa lls , w ith ou t gy psu m bo ar d on  demised tenants' premise side and without suite entry door,areinstalled.

Buildingcoresoneachfloorwithleaseablespace contain the following:

Centralheating,ventilationandairconditioning systems are installed and operational, including, as appropriate,mainandbranchlines,VAVboxes, dampers,flexductsanddiffusers,foropenoffice layout.Conditionedairthroughmediumpressure d uctw ork at a rate of 0 .75cfm/sq uare fo ot o f BOMA usableareaisprovided.

Tappabledomesticwaterriser,servicesanitarydrain, sanitaryvent,readyforextensiontotenantdemised area(s). Electricalpowerdistributionpanelsandcircuit bre aker sav aila ble in an elec trical clo set,wi thca pac ity at277/480voltand120/208volt,3phases,4wiring pr ov id ing7wa tts pe rB OM Au sabl e(5 wa ttspe r rentable)squarefoot.

Sprinklermainsanddistributionpipinginaprotection layout(openplan)withheadsturneddown,concealed withanescutcheonortrimplate,areinstalled.

Designatedconnectionpointtothecentralfirealarm systemforextensiontotenantdemisedarea(s). Distributionbackboardwithinawireclosetfor connectiontotenant'stelephonelines.Verticalconduit (emptysleeve)throughbuildingcore,availablefor tenantwiring/cabling.

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July 2004

Chapter2-HowSpaceisAcquired Table2.3.4 TypicalTenantImprovements

Electricalandtelephoneoutletsandwiringfromthetenantdemisedpremisestothebuildingcore Carpetingorotherfloorcovering;raisedaccessflooring Plumbingfixtureswithinthedemisedpremisesandconnectiontothebuildingcore Partitioningandwallfinishes Doors(includingsuiteentry),sidelightsandframes,andhardware Millwork Firealarmwiringfrombuildingcoretotenantspaceandwithintenantspace;pullstations;strobes; annunciators;andexitsignagewithinthedemisedpremises Thermostats Windowtreatments Supplementalpower,coolingorheating(abovetheopenofficeplanlayoutcapacitiesprovidedinbase building)higherratesofairexchanges(ifitentailsadditionalorupgradedairhandlingequipment); pathogencontrolsystems;andallotherspecialHVACcomponentsrequiredbyspecifictenantneeds Adjustmentorrepositioningofsprinklerheadssoasnottoconflictwithtenant'sparticularoffice partitionlayout;additionalsprinklersrequiredbylocalcodetomeettenant'slayout,orceilinggrid adjustmentsandconsequentrepositioningofsprinklerheadstothecenterofceilingtiles Tenantsignageinthecommoncorridorandwithinthetenant'sdemisedarea.(Anoveralltenant directoryinthebuildinglobbyispartofbuildingshell. ) Changes(moves)oradditionstotheopenplanlightingpattern,ortotheopenplanHVACdistribution network(e.g.,additionalductworkandceilingdiffuserstoaccommodateindividualofficelayout) Upgradesorchangestobuildingstandarditems,suchasplasterorvaultedceilings,specialtylighting, andupgradedceilingtile Structuralenhancementstobasebuildingtosupportnon-conventionalfloorloads,suchasalibrary. (Thecostforstructurallychangedspaceisnolongerbornebythetenantthroughacontinuing premiumrentcharge.) Privatebathrooms,privateelevators,orstaircaseswithintenantspace Laboratorycasework Securitysystemsandfeatureswithintenantspacearepartoftenantimprovements;specialtysecurity systemsandfeaturesfortheentirebuildingrequestedbytenants(usuallythroughthebuildingsecurity committee)areneitherbuildingshellnortenantimprovements.Theyareaseparatecapitalinvestment inthepropertyandchargedtoagenciesaspartofthebuildingspecificsecuritycharge.

9


July 2004

Chapter3-DeterminingSpaceNeeds

Chapter3-DeterminingSpaceNeeds 3.1 Programming:ProvidingforGrowthandChange Todeterminehowmuchspacewillberequired,theagencymustfirstestablishthenumberof personsitintendstohouseinthatspace,aswellasanyspecialspacesitexpectstoinclude. Most EPAfacilitiesconsistofofficeandofficesupportspace,laboratoriesandlaboratorysupportspace, oracombinationofthesetwotypes.LargerEPAinstallationsmayalsoincludespecialspaces suchasfitnesscenters,childcare,orfoodservice. Ananalysisoftheexistingorganization,includingitsstructure,operations,currentstaffing,and currentuseofspace,willprovidemuchinformationtoguidedevelopmentoftheprogram. Interviewswithkeypersonswithintheorganizationwillhelptodeterminethewayitfunctions, howimprovementscanbemade,andwhatcurrentshortcomingsshouldbeaddressedinthenew space.Besidescurrentstaffing,includingvacancies,on-sitecontractorpersonnel,interns,“stayin-schools,”andseniorenvironmentalemployees(SEEs),theprogrammermustallowfor anticipatedgrowthandmakereasonableprojectionsofwhattheorganizationcouldlooklikefive yearsinthefuture.(Theword“reasonable”isemphasized;unrealisticprojectionsoffuture growthmayberejected.) Havingdevelopedanunderstandingoftheorganizationandthewayitworks,theprogrammercan directhiseffortstotheofficesandworkstationsneeded.Totheextentthatthenumberofdifferent officeandworkstationsizescanbeminimized,thebettertheprogramwillbeintermsofflexibility andadaptabilitytoorganizationalchange.TheEPAhasestablishedguidelines(showninTable 3.2.3.2)fortherecommendedsizeofofficeandworkstationaccordingtotheoccupant’sgradeand positionintheorganization.Theuseofasingle“universal”sizeofworkstation,suitedtothe majorityofemployees,resultsinanefficientandequitableuseofspace,andreadily accommodateschangesinorganization.Inthesameway,minimizingthenumberofsizesof enclosedofficesprovidesformaximumflexibility.Anotherwayinwhichthedesiredflexibility maybeenhancedistosizesmallmeetingor“teaming”roomssimilarto,andinterchangeablewith, smallofficestypicallyprovidedformid-levelsupervisorypersonnel. GSAclassifiesspaceasGeneralUse,Warehouse,Parking,andUnique.TheGeneralUsespace classificationincludesallsupportspaces,e.g.meetingrooms,conferenceandtrainingfacilities, automateddataprocessing,laboratories,libraries,high-densityfiling,aswellaslaboratories.A flatrentrateisassessedfortheentirerentablespace.Themethodologyofseparatecategorization ofsupportandspecialspacesforpurposesofdeterminingdifferentialrentisnotappliedanymore. Furtherinformationcanbefoundinthe Pricing Desk Guidepreviouslymentioned. Becausemanyfactorscanaffecttheefficientuseofspace,suchasfloorplateswithunusual configurationsthatleadtoawkwardandunusablecorners,orsmallcolumnbaysthatdictateless thanoptimallayoutsofworkstations,EPAhaslearnedfromexperiencethatanallowanceofabout 225usablesquarefeet(20.9sm)perperson,whichprovidesforsomeconferenceandfilingspace aswellastheofficespace,isausefulguideforinitialplanningpurposes.

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July2004

SpaceAcquisitionandPlanningGuidelines Chapter3-DeterminingSpaceNeeds

3.2

DevelopingtheProgramofRequirements

3.2.1 GENERAL DefiningtheGoals:Inordertodevelopacomprehensiveandworkableprogram,itishelpfulto firstdefinewhatisintendedtobeaccomplishedbytheproposednewfacility.Dependingonthe specificpurposesoftheproject,someobjectivesmightinclude:

• • • • • •

Toconsolidateexistingfragmentedorganizationalcomponents Torespondtoincreasedornewlyassignedmissionresponsibilities,ortoprovidefor increasedstaff Toimproveoperationalefficienciesandtoreduceoperationandmaintenancecosts Tocorrectortomitigateexistingcodeand/oraccessibilitydeficiencies Toenhanceemployees’safetyandenvironmentalconditions Toreplaceexistingfacilitiesthatareoutdatedordeteriorated,orthatarenolongeravailable totheagencybecauseofleaseexpirationorsimilarcause

Aclearlydefinedstatementofobjectives,andthecriteriatobeobservedinachievingthem,isthe firststepincreatingawell-organizedprogramofrequirements. 3.2.2 SECURITY

Securityofoccupantsingovernmentoccupiedfacilities,bothownedandleased,isofgreat concerninlightofterroristeventsandthreatsinrecentyears.Someguidelinesformakingfederal facilitiesmoresecurehavebeendevelopedwhileothersareintheprocess.Thesedocuments addresstheplacementofnewbuildingsonasite,accesscontrol,designandconstruction,and monitoring.Keyreferencedocumentsinclude: US Department of Justice, Recommended Minimum Standards and Applications to Security Level of Federal Facilities. General ServicesAdministration, PBS P-100 Facilities Standards for the Public Buildings Service, Chapter 8 - Security. DepartmentofHealthandHumanServices,Guidance for Protecting Building Environments from Airborne Chemical, Biological, or Radiological Attacks Thelatesteditionofthesedocumentsshouldbeconsulted.Otherguidancedocumentsmayalsobe availableinthefuture. 3.2.3 SITE SELECTION

ThegenerallocationoftheproposednewfacilitywillbedefinedintheSFO,whichtypically establishesanarea(perhapswithinagivenradiusfromsomerelevantpoint,suchasanexisting relatedEPAfacility)withinwhichthefacilityisexpectedtobebuilt.Insomeinstances,thesite locationmaybepredetermined,aswhentheproposedprojectistheconstructionofanadditionto anexistingfacility,orwhenanexistingbuildingistoberenovatedandalteredtoaccommodatethe programrequirements.Or,GSAmayhavespaceavailableinanexistingbuildingthatissuitably locatedandofasizethatwillaccommodatetheagency’sprogram.

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July2004


Intheeventtheagency’splanningteamhasaparticipatoryroleinsiteselection,selectioncriteria willincludesomeofthefollowingpoints.Itwillbeimportanttohaveprofessionalassistance, particularlywithrespecttoengineeringaspectsoftheproject. • • •

• • • • •

• •

Minimumrequiredsitearea,basedonthesizeofbuilding,alongwithassociatedsite supportrequirementssuchasparking. Sitezoningappropriatetotheintendeduseanddensity. Communityacceptanceoftheproposedfacility.Insomeinstances,itmaybedesirableto invitecommunityparticipationinthesiteselectionprocess.Itmayalsobenecessaryto demonstratetothecommunitythattherewillbenonegativeenvironmentaleffectsonthe neighborhood,suchasincreasedtrafficorthepossibilityofobjectionablenoiseor undesirableemissions. Historicorarchaeologicalaspectsofthesitethatmayimposeconstraintsonnew construction. Siteareasufficienttosupportfutureexpansionofthefacility,ifsuchexpansionis anticipated. Presenceofadverseenvironmentalconditionsthatmayaffecttheuseofsite,suchassite contaminantsrequiringremediation;also,presenceofwetlands,potentialforflooding. Alocationthatprovidesdesiredamenities;forexample,conveniencetopublic transportationandtoneighborhoodretailshopsandeatingplaces. Sitecapabilitytoincludeancillarysupportstructuresifrequired,suchasaseparatestorage buildingforhazardouswaste,orachildcarefacilityseparatefr omtheofficesand/or laboratories. Aseparatehazardouswastebuildingmayrequiresetbacksfromnearby buildingsandpropertylines(refertoVolume2). Technicalcharacteristicsofthesite:foundationconditions,possibleseismicactivity, availableutilities,accessibilityforservicevehiclesandautomobiles. Requirementsforopenspacetoprovidesetbacksforsecurity(ifrequired)ortoallow landscapingthatwillenhancethefacility’sappearanceandimage.

ItisEPA’spolicy,andalsoarequirementoflawandexecutiveorders,tolenditssupportto communityeffortstomaintainandrestorebuildingsofhistoricworth,andtopromoteurban redevelopmentwhereappropriate.Intheselectionofasiteorofanexistingbuildingfora proposedfacility,theagency’splanningteamshouldconsiderthefeasibilityofadaptingan existinghistoricstructuretotheproposeduses.Wherenoexistingbuildingisavailablesuitableto theproposeduse,considerationshouldbegiventodevelopingabuildingthatwillfitintothe fabricofanurbanredevelopmentarea.Factorstobeaddressedinclude: •

Ifanexistinghistoricstructureistobealteredandrehabilitated,GSAtypicallyprovides guidanceintheformofa Building Preservation Plan,whichidentifiesareasofarchitectural significanceanddefinesthestandardstobeemployedintheconstruction.Forsome buildings,a Historic Structures Report maybeavailable.

•

TheSecretaryoftheInterior’sStandards for Rehabilitation and Guidelines for Rehabilitating Historic Buildingsoffersadditionalguidanceforpreservationprojects.

•

Thedesignofanalterationandrehabilitationprojectwillrequirereviewandapprovalby historicpreservationauthorities;typicallyaStateHistoricPreservationOffice(SHPO)as

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July2004


wellasGSApreservationspecialists.Thedesignapproachwilldependonthespecific buildingbeingrestoredandonthedesiredprogramtobeachieved,sothateachprojectwill bedifferent.Wherealterationsand/oradditionsareextensive,itisoftenmoredesirableto separatevisuallythenewconstructionfromtheexistingwork,ratherthantryingtoreplicate theoriginalconstruction. •

Becauseolderstructureswilltypicallyincludeantiquatedmechanical,electrical,and plumbingsystems,thealterationandrehabilitationwillrequirecare andingenuityonthe partoftheA-Etointegratemodernbuildingsystemsintothestructureinamanner sympathetictothehistoricspacesandfinishes.

•

Similarly,olderstructureswillalsoincludemanyconditionsthatviolatecurrentcodesand accessibilitystandards,andbringingthemintocompliancewithcurrentcodesmay necessitateinsomeinstancesdesignsolutionsthatprovideperformancemeetingtheintent ofthecodesratherthanliteralandcompletecompliance.

•

Aspreviouslynoted,rehabilitationofanhistoricstructureisanexpensiveundertakingand onewhichrequiresanextendedtimeframeforbothdesignandconstruction.

Theprogrammaticneedsfortheproposedfacilitywillincludeoneormoreofseveraltypesof space:officespace(alongwithsupport),laboratoryspace(andlabsupport),specialspacessuchas foodservice,childcare,dataprocessing,conference/training,fitness/wellness,andstorage.A discussionofthesetypesofspacefollows. 3.2.4 OFFICE AND OFFICE SUPPORT SPACE 3.2.4.1

OFFICES AND WORKSTATIONS Havingdeterminedthenumberofpersonstobeaccommodatedinthespace,theirjob functions,andtheirorganizationalhierarchy,thenextstepistoestablishhowmuchspace willberequiredtohousethem.Thegoalistocreateofficesandworkstationsthatprovidea pleasantandefficientworkingenvironmentfortheiroccupants,butwithoutwasteofspace. Basedonpastexperienceandpractice,theEPAhasdevelopedplanningguidelinesthat suggestappropriaterangesofsizeforvariouscategoriesofagencypersonnel.Athoughtful applicationoftheseguidelines,whicharelistedinTable3.2.3willresultinanequitable facility,consistentwithsimilarfacilitiesintheagency,andonethatfallswithinGSA’s generalspacelimits.

IndevelopingthePOR,theplanningteammustbeawareoftheneedforflexibilitysince organizationalneedswillinevitablychange,andaprogramthatprovidesadaptabilityto changewillagewell.Theuseofoneortwouniversally-sizedworkstations(ratherthan rigidadherencetoahierarchyofworkstationsizes),suitedtomostemployeesexceptfor seniormanagement,willpermitfuturechangeswithlittleneedforreconfigurationof workstations.The“universal”workstation(mentionedabovein3.1),whichistypically from75to80netsquarefeet(6.97to7.43sm),isfoundtobeworkableforthemajorityof professionalsandseniorclericalstaffandp ermitthefuturereassignmentofpersonnelwith minimaldisruptiontotheexistinglayout.Exhibits1Aand1B,whichfollow,illustrate

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typicalofficeandworkstationlayoutsthatcanbeadaptedtosuitthespecificrequirements oftheparticularfacility. Careshouldbetakentolimittheheightofworkstationpanelstotypicallynomorethan65" tomaximizepenetrationofnaturallighttotheinteriorzones.Selectiveuseoftranslucent glasspanelswillfurtherhelpwithdistributionoflightandcreateabrightandpleasing ambiance.

Table3.2.4.2:OfficeandWorkstationAreaGuidelines TYPE DESIGNATION A

B

C

D

E

F

TITLEOR ASSIGNMENT Regional Ad m in istr ator

KEYSPACE SIZE ATTRIBUTES (Approx.) EnclosedOfficewith 350to375Sq.Ft. severalvisitorchairs& (32.5to34.8sq.m.) conferencetable(6-8) Furniture:standardor systemstype DeputyRegional Enclosedoffice,with 275to300 Ad m in istr ator severalvisitorchairs& (25.5to27.9) conferencetable(4-6) Furniture:standardor systemstype As soc .Re g. Enclosedoffice,with 225to250 Ad m in istr ator eitherconf.table(4)or (20.9to23.2) DivisionDirector informalseating,plus GeneralCounsel pull-upchairs Furniture:standardor systemstype DeputyDivision Enclosedoffice,with 170to180 Director smalltableorpull-up (15.8to16.7) BranchChief chairsforconference (3to4) Furniture:standardor systemstype SectionChief Enclosedofficeor 100to120 SeniorLegal semi-enclosedwork (9.3to11.1) station.2visitorchairs Furniture:systems type UniversalWorkstation Semi-enclosedwork 75to80 stationwith0-2visitor (7.0to7.4) chairs.Variationsin equipmentand storageneeds. Furniture:systems type

15

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Space Acquisition and Planning Guidelines Chapter3-DeterminingSpaceNeeds

16


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17

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3.2.4.2

OFFICE SUPPORT SPACE Officesupportspaceincludesthoseancillaryfunctionstypicallyassociatedwithofficeuse, forexample,meetingrooms,filingspace,copying,printingandfaxing,andstorageofoffice supplies. Formostorganizationalunits,suchasSectionsorBranches,therewillalsobea needforareceptionareawithguestseating,aswellasasmallemployeecoffee/beverage station.Inorderfortheplanningteamtoallowadequatefloorareaforsuchsupport functions,theagency,basedonexperience,hasdevelopedsupportspaceguidelinestobe appliedonaperemployeebasis.Theserules-of-thumbareasareusefulforestimatingand maybemodifiedasneededwheretheorganizationhasanunusualandatypicalmissionspecificrequirement,forexample,whenfilingneedsaregreaterthanusual,orwherethere isaprovenrequirementforadditionalspaceforgroupmeetings.Guidelinesforestimating officesupportspaceareasaregiveninTable3.2.3.3: Office Support Space Area Guidelines.

Table3.2.4.3:OfficeSupportSpaceAreaGuidelines SUPPORT SPACES ReceptionArea Main

Departmental

Public Information

DESCRIPTION

APPROXIMATE SIZE net square feet

FREQUENCY GUIDE

Centralreception&securitypointfor visitors Desk/counterarea;display;seatingfor 6 Ad jac en ttoentr ylobby;n ea rP ub lic InformationandDockets

300sfminimum (27,87 sm)

1perfacility

100sfforD.D. (9,29 sm)


Varies

1 pe r fac ility

Varies

1 pe r fac ility

150 sf to 400 sf (13,93-37,16 sm)

Varies

200sf (18,58 sm) maximum;see SpecialSpace: Library

Varies

Reception/waitingforsenior administrators,e.g.,R.A.,D.D. Seatingfor2-4 Publiceducationcenter Information/displayarea Library Smallvideotheater Worksta tions&su pport

PublicDockets

Reference & research area Work area s Storageofdockets

MeetingRoom

Standard room for meetings of 6-20 people(alsoseeSpecialSpaces: ConferenceRoom)

Library/ Reference

Referenceareaforemployees, typicallyforaspecificDivision Shelvingandseats

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Chapter3-DeterminingSpaceNeeds SUPPORT SPACES

CentralEvidence

DESCRIPTION

APPROXIMATE SIZE net square feet 100-200 sf per facility (9,29 - 18,58 sm)

(O.I.GorC.I.D. only)

40 sf (3,71 sm)

Oneper12-20 employees

9sfpercabinet (0.84 sm) 14sfinfilerm. (1,3 sm)

Varies

20 sf (1,86 sm)

As needed

0.5 sf (0,05 sm) peremployee

Distributed

30 -3 5s f (2,79-3,25 sm)

1p er+50 employees

Coordinatewith building'smethod

Minimumof1 satellitecenter per floor

Career, retirement, personal counseling Discreetaccess

120 sf per room (11.15 sm)

1 room per 500 +employees

Office space devoted to these employeeamenities

120 sf per office (11,15 sm)

Secure evidence storage room Maycontainsecurityfiles,safe Ifincreasedfloorloadingisrequired, thisisSpecialSpace

FREQUENCY GUIDE

CopyCenter Main/Satellite

SeeSpecialSpacetableforMainand Satellitecopyareas

Convenience

Distributednetworkedcopy/printerfor aclusterofworkstationsandoffices. Canbelocatedinanopeneasily accessiblespace

Filling-General

Equipment Station

Closets

CoffeeStation

Recycling

Employee Counseling RecreationA. CreditUnion Office

Fillingcabinetsdistributedinopenplan officearea

Shared station for com pute r, microfichereader,typewriter,orother equipment Spaceforworksurfaceandchair Closets or hanging pace for employees'andvisitors'coats Am en itywithino fficeare a Co un ter withsinka ndstorag e(proximateto wetstack) Coordinatedsystemofcollectionfor recyclablematerials.Planfor7 m aterials (wh ite paper, ne wsprint, otherpaper,glass,aluminum,plastic, trash) Usualmethodhasconveniencebins distributedlocally,satellitecollection roomeachfloor,andcentralbuilding collection/storage

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SUPPORT SPACES

DESCRIPTION

APPROXIMATE SIZE net square feet OtherdesirableareasthatfallunderGSA"Office"spacelimits

FREQUENCY GUIDE

ChildCareCenter Theseareasaredesirablebutconsideredoffice-typespacebytheGSA. BecauseitisdifficultforaRegiontoincludethemandstillmaintain152.5 sf/person(Office),thebestoptionistosharethem withotheragenciesif FitnessCenter possible.

3.2.5

LABORATORIES Thedesignoflaboratoriesisaspecialareaofexpertisethatrequirestheextensiveinputofthe scientistsandtechniciansthatwillusethem,aswellastheassistanceofqualifieddesign professionalsexperiencedinthisfield.Thisvolumeisnotintendedtoreplacesuchdesign expertise,butinsteadtoprovideanoverviewofthegeneralrequirementsthatwillleadtoa reasonablyaccurateestimateoftheamountofspacethatwillbeneeded.Volume2discussesin greaterdetailmanyoftheaspectsoflaboratorydesign,whileVolume3, Safety, Health, and Environmental Management Manual: Safety and Health Requirements addressesthehealthand safetyaspectsoflaboratoryoperations.Becauseofthespecializednatureoflaboratory operations,andbecauseoftheirtypicallyheavydemandsonafacility’smechanicalandelectrical systems,laboratoriesaremostoftenconstructedtomeetrequirementsuniquetothatoperation, anditwouldbeunusualtofindabuildingthatisreadilyadaptabletothespecializedprogram.

Withrespecttospaceacquisitionandspaceplanning,thefollowingpointsshouldbenoted: •

TheEPArecommendsthatlaboratoriesbeconstructedtoastandardizedmodulethatcan berepeatedandwhichbecauseofitsmodularitycanbeadaptedtochangingmission assignments.EPAprefersamodulethatisatleast11'(3,353mm)wide(centertocenter ofdemisingpartitions),andfrom26'to33'(7,925to10,058mm)deep,andfindsthata moduleofthatsizeaccommodatesthelaboratorycaseworkonbothsides,leavingaisle spacebetweenthecountertopsofatleast5'(1,524mm).Dependingonthenumberof peoplethatareexpectedtoworkinthatlaboratory,andtheextentofequipmentand caseworkthattheyrequire,theroommaybedesignedtooccupytwoorthreelab modules,ratherthanasinglemodule.Itisimportantthatthemodularschemebe maintained,asthiswillallowtheflexibilitytoconvertlabsoftwoormoremodulesto singlelabs,ortocombinesingle-modulelabsintolargerlabsasprogramneedschange. Insomeinstances,wheretheflowofworkissuchthattwolaboratoriesneedtobe locatedside-by-side(forexample,wherematerialstobetestedrequirelaboratory preparationworkpriortoanalysisinasecondlaboratory)thetwolabscanbeconnected byaswingingorslidingdoortoavoidtheneedtomovethesamplesorchemicals throughtheprimarycorridor.

•

Eachlabmodulemusthavedirectaccesstosharedutilitiessuchasgasesandcompressed air. Thespacecontainingthefacilitiesmustbeeasilyandfullyaccessibletoservice personnelwithoutdisturbingpersonsworkinginthelabs.Thisseparationoftrafficcan beachievedbyprovidingautilitycorridorbehindthelabmodules,oraninterstitial spaceabovethemodules.Allvalvesanddampersinservicelinesshouldbelocatedover eithertheserviceoraccesscorridortoallowaccessbyservicepersonnel. 20


July2004


•

Laboratoriesareusuallydesignedforaspecificpurposethatisdefinedbytheprogram. However,mostlaboratoriesfallintooneortheotheroftwocategories:wet,thatis, utilizingchemicalsandprocessesthatrequireplumbingandpiping,aswellasfume hoods;anddry,whicharetypicallyelectronic.

•

Laboratoriesmayalsobecategorizedasresearchlaboratoriesortestinglaboratories:the formerintendedtoinvestigatenewprocessesandmaterials,andthelatterdesignedto testsamplesbroughtfromthefieldtodeterminecomposition,toxicityandother properties.Researchlaboratoriesarespecificto thetargetedinvestigationandcouldtake manyformsdependingontheequipmentemployed,whiletestlaboratoriesarelikelyto besomewhatmorestandardizedinlayoutsincetestingprocedures(inmostinstances)are likelytoberepetitionsofpreviouslyestablishedroutines.

•

Specializedlaboratoryspacemayberequiredforcertaintypesoftestingandresearch. Suchspecializedspacesmayrequireotherthanstandardizedmodularspaces.Examples includelaboratoriesthatworkwithanimals,orwithfish,orwithflora.Insuchcases,the scientistsandtechnicianswilldeterminethedetailsofthelabspacesappropriatetotheir specializedneeds.

•

Thespaceplanningteamwillneedtodeterminetheflowofworkthroughthelaboratory facility. Anexampleofsuchaworkflow(notnecessarilythesameforalllabfacilities) mightbe:collectionofsamplesinthefield,deliveryofsamplestothelabbuilding, holdingofsamples(perhapsinarefrigeratedholdingroom)priortotesting,preliminary preparationofthesamplesinapreparationlaboratory,cartingofpreparedsa mplesto finaltestinglaboratory(orlaboratories),andfinallyremovaloftestedmaterialtoa hazardouswastestoragefacilityforfinaldisposal.

•

Circulationthroughoutthelaboratoryfacilitymustbecarefullyconsidered.Becauseof thehazardousnatureofmostlaboratorychemicalsandgases,accesstothelaboratory areasshouldbelimitedtoauthorizedpersons,andcode-mandatedfireseparationsmust bestrictlyobserved.Personnelcorridorsservingtheentrancestothelabmodulesshould beaminimumof6'(1829mm)wide,andtheplannersshouldbeawareofthefactthat thesecorridorsareusedforcartingofsamplesandchemicals.Thedeliveryofpiped gasesandchemicalstotheindividuallaboratoriesisbestaccomplishedthroughtheuse ofaservicepassageway,accesstowhichisrestrictedtotechnicalemployees,orthrough anoverhead(interstitial)servicespace.BecausetheEPAprefersthatitslaboratory facilitiesbeplacedinone-storystructures,verticalcirculation(stairsandelevators) shouldnot,inmostcases,benecessary.Exhibit2providesadiagramoftypical laboratory-typemodules.Note,however,thatsomeveryspecializedlaboratoriesmay varybecauseofthenatureofthemissionandtheequipmentrequired,andthelaboratory installationmustbetailoredtothespecificagencyneeds.

Becauseofthespecializednatureoflaboratories,thePORshouldincludeextensiveinformation abouttherequirementsofeachlaboratory,includingtheengineeringdetails.Theinformationis conveyedthroughtheuseofRoomDataSheets,whicharetobeprovidedforeachlaboratory. TheRoomDataSheetshouldindicatelocation,size,andtypeoffumehoods,laboratory

21

July 2004


caseworkandcountertops,roomfinishes,plumbingrequirements(e.g.,sinks,emergency showers,eyewashstations),powerandsignalconnections,locationsofrequiredlaboratorygas connections,andsimilardetails.AppendixCofVolume2showsexamplesofRoomDataSheets forlaboratoriesofvariousmodularsizes. Exhibit2Generic Laboratory Layouts, whichfollows,illustrateslaboratoriesofone,two,and threemodules.

22


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23

July 2004


3.2.6

LABORATORY SUPPORT SPACES Laboratorysupportspaceincludesthoseroomsandspacesrequiredtosupportthelaboratories themselves,andwillvaryaccordingtothespecificmissionofthefacility.Typically,such supportspacesmightinclude:

• • • • •

Technical library Storage for chemicals Storage for hazardous waste Glass washing facilities Supportspacesforspecializedlabs,suchasforanimalorfishresearch.

RoomDataSheets,similartothoseprovidedforthelaboratoriesthemselves,shouldalsobe includedinthePORtodelineatethesupportspacerequirements. 3.2.7

SPECIAL SPACES Specialspacesaredefinedasthosethatrequiremodificationstothebasebuildingarchitectural and/ormechanicalsystemsinordertoaccommodatethespaceusesproposed.Examplesinclude spacesrequiringreinforcedfloorloadingcapacity(libraries,highdensityfilerooms),augmented HVACsystems(largemeeting/trainingroomswithhighoccupancyrates),spaceswithspecial electricalservicerequirements(computerrooms),andspaceswithadditionalplumbingsystems suchasfoodservicefacilities.

Table3.2.8:Special Space Area Guidelines, whichfollows,describestheapproximatesizeand frequencyofSpecialSpacesthataretypicallyfoundinEPAfacilities.

TABLE3.2.8:TableofSpecialSpaceAreaGuidelines SPE CIAL SPACES

DESCRIPTION

APPROXIMATE SIZE net square feet

FREQUENCY GUIDE

CommonSpecialSpaces ConferenceRoom

CopyCenter Main

Meeting room with audio-visual capabilities Specializedlighting,power,HVAC

Sharedfacilityforlargevolume copying,collating&binding Servicecounter,reproduction equipment,tables,storage,recycling bins SpecializedHVAC,power,acoustics

24

Varies 400 to 800 sf (37,16 - 74,32 sm )

750sf (69,68 sm)

Minimum 1 per fac ility, preferably 1 perflooror1 per150 employees 1perfacility


July 2004

Chapter3-DeterminingSpaceNeeds SPE CIAL SPACES Satellite

DESCRIPTION

Centralizedroomforroutineoffice copying 1-2copiers,table,storage,recycling bins SpecializedHVAC,power,acoustics

APPROXIMATE SIZE net square feet 225sf (20,90 sm)

FREQUENCY GUIDE

70 sf for 1-3 printer (6,5 sm)

W alking distance maximum75'

1perflooror 1per150 employees

CommonSpecialSpaces Public Information

ComputerRoom

LANRoom/ TelecomRoom

SupportSpaces Library

Enclosed space for laser printers servingPCs,LANs Counter,paperstorage ForIAQ,recommendedove rproviding printersinopenworkareas;special exhaust Specializedroomformainframeor LANequipmentandrelated workstations SpecializedHVAC,power, teleco mmuni cations Equipmentsupportfornetworked computerservices

Varieswith equipment

Specialized roo m for voice an d da ta communicationsequipment.Includes racks,table/counterformonitorand file servers Locatecentrally;stackfloors RequiresHVACanduninterruptible powersupply. Primarytelecommunicationswiringto runfromproviderpointofentrytothis spacefordistributiontothefloor. Locatesuchthatcableruntothe furthestPConthefloordoesnot exceed295feet. Provideforaverticalbankofconduits (orsleevesthrufloors),including sparesforfutureuse,toconnecteach verticallystackedroomwiththe primaryservice. Buildingdesignshouldalsoconsider theuseofraisedfloorthroughoutthe occupiedspacetofacilitatecable and/orairdistribution.

Varies with equipment (minsize:80-100 sf) (7,43-9,29 sm)

Minimum 1perfloor

ReferenceareaforEPAemployees andpublic Re ading are a, stack s, ca talogu ing, storage Specialized floor loading, hum idity control,lighting

Variesw/sizeof region+ specialization


25

May be separate law library

July 2004

Space Acquisition and Planning Guidelines Chapter3-DeterminingSpaceNeeds SPE CIAL SPACES

DESCRIPTION

Filing:Secure

Enclosedareaorspecialfilecabinets forconfidentialmaterial Specializedfloorloading,fireproofing

HighDensity

Compactstorageforfilesorother media,usingmechanizedequipment Specializedfloorloading

Mail&Stock Room

Receiving,storageanddispensingof officesupplies;distributionofmail Workareaand storage Locatewitheasyaccesstoservice elevator Specializedfloorloading

Employee Lounge

SupportSpaces Record Management

Strategically located break room Tables&chairs,peakocc.15 Pantrywithsink,refrigerator,storage, m icrowave SpecializedHVAC,plumbing On-site storage for records Shelving,min.interiorfinishes Specializedfloorloading,climate control

APPROXIMATE SIZE net square feet Varies

FREQUENCY GUIDE

80sfper Lectriever (7,43 sm)

1H.D.unit perfloorif needed& structure allows

Varies

1 per facility

As needed

Satelliteif splitlocation 250 sf (maybesmaller iffewer employees) (23,22 sm)

1per+200 employeesor 1 per floor

500-600 sf (46,45-55,74 sm)

1 per facility

M in im um  75 0 s f for1room (24personat tables or 4 0 in rows) (69,68 sm)

1 pe r fac ility (mayshare withanother Ag en cy)

600sf (20x30) (55,74 sm)


Desirableareasifbudgetpermits Training/ Conference Center

Vi de o Conferencing

S op hi sti ca te d, fl ex ib le m ul ti pu rp os e facility,A.V.capability Moveablepartitions,storagefor materials and equipment, tables, chairs SpecializedHVAC,acoustics,lighting, audio-visualinstallation Facilitytoallowmulti-partymeetingat 2ormorelocations,usingvisual,voice anddatacommunications Specificdesignofequipment& furnitureavailable SpecializedHVAC,power, teleco mmuni cations ,lighting, acoustics

26


July2004

Chapter4-TechnicalAspectsofSpacePlanning

Chapter4-TechnicalAspectsofSpacePlanning 4.1

General Volume2ofthe EPA Facilities Manual ( Architecture and Engineering Guidelines )addressesthe manytechnicalconsiderationsthatmustbetakenintoaccountwhendevelopingspacelayouts thatwill,eventually,evolveintoconstructiondocumentsforthebuilding.Althoughthese technicalconsiderationsareproperlytheconcernoftheprofessionalteamofarchitects, engineers,andinteriordesignersassociatedwiththeproject,theagency’sspaceplanningteam shouldhaveageneralunderstandingofthem.Theyinclude: • • • •

4.2 4.2.1

Codecompliancewithrespecttofireandlifesafety Egressrequirements(asub-setoffireandlifesafety) Accessibilityforthehandicapped(UFASandADAcompliance) Environmentalpoliciesandpractices(aspromulgatedbyGSAandEPA).

OverviewofTechnicalConsiderations CODE COMPLIANCE Thefederalgovernment,asasovereignentity,istheoreticallyexemptfromtheneedtomeetthe requirementsoflocalcodesandordinancesinitsownedfacilities.Nevertheless,itspolicyand practice,forbothownedandleasedspace, istocomplywithsuchcodesbecausetheyprovide reasonableandappropriateprotectionforthesafetyandhealthofoccupantsandvisitorsaswell asprotectionofthepremisesagainstdamageorloss.

Volume2providesacomprehensivelistingofcodesandstandardsthatmaybeapplicabletoa givenproject,dependingonitslocation.Somecodesarenationalinscope,whileothersmaybe specifictoaparticularjurisdiction. Inmostcases,astateormunicipalitywilladoptoneor anothermodelcode,sometimeswithsmallmodificationstoaddressconditionspeculiartothat locality. Codesmostlikelytobeusedbythespaceplanningteamanditsdesignersinclude: • • • •

Localbuildingcode:mostoften,anationalmodelcodeadoptedbythestate,orthelocal jurisdiction,suchastheBOCACodeortheSouthernBuildingCode. LifeSafetyCodeoftheNationalFireProtectionAssociation(NFPA101) NationalElectricalCode NationalPlumbingCode.

Foremostamongtheconcernsaddressedbythecodesarethelifesafetyprovisions.These includemeasuresintendedtopreventthespreadoffireandtomakecertainthat,shouldfire breakout,occupantscanexitthebuildingquicklyandsafely. EgressRequirements:Theneedtoprovidesimpleanddirectmeans,ofsufficientcapacityto handlealloccupantstoexitspaceintheeventoffireorothercalamityisacriterionthatis 27

July 2004

Space Acquisition and Planning Guidelines Chapter4-TechnicalAspectsofSpacePlanning

paramountinthedevelopmentofspacelayouts.Theapplicablecodesgivedesignguidancewith respecttobuildingpopulation,traveldistancetoexits,exitcapacities,firestaircriteria,and “deadend”conditions.Typically,codesrequirethatformostpopulations,thereshouldbetwo meansofegress(enclosedfirestairsand/orpassagesthatleadtotheoutside).Also,occupied spaces,suchasoffices,workstations,laboratoriesandmeetingroomscannotbelocatedinadead endarea,thatis,anareamorethanagivendistance(20'[6,100mm]inmostcodes)beyondan exitcorridor. Othercodeprovisionsthatwillaffectthespacelayoutsincludetheneedtoprovidesystemsto alertoccupantsandtosuppressfire:afirealarmsystem,sprinklersystem,firestandpipesand hosecabinets,andfireextinguishers. 4.2.2

HANDICAPPED ACCESSIBILITY Volume2discussesingreaterdetailtherequirementsformeetingtheaccessibilityrequirements mandatedbytheUniformFederalAccessibilityStandards(UFAS),andtheAmericanswith DisabilitiesActAccessibilityGuidelines(ADAAG). Thesetwodocumentsareequivalentin mostrespectsbutinthoseareaswheretheydifferthemorestringentrequirementsshouldbe applied. Indevelopingthespacelayouts,thedesignersneedtoprovideaislewidthsand maneuveringspaceadequateforpersonsinwheelchairs,andtoallowproperclearancesatdoor openingssothatsuchopeningscanbeeasilynegotiatedbythehandicapped.Changesinfloor levelwillrequirerampstopermitthewheelchair-boundtomovefreelyfromoneleveltoanother, unlessthedifferenceinlevelissufficienttojustifyawheelchairlift.

ThoseareasofanEPAfacilitythatareopentothepublicmustbedesignedtobefullyaccessible. Thoseareasnotnormallyopentothepublic,suchaslaboratories,mustbeaccessibleormustbe easilyadaptabletoaccommodateanyemployeewhoisormaybecomehandicapped. RefertoVolume2foradditionalrequirementsforthehandicapped. 4.2.3

GSA FACILITIES STANDARDS PBS-P100 GSA,asthelandlordformostgovernmentalorganizations,hassetforthitsrequirementsand recommendationsforfederalfacilitiesinacomprehensivedocumenttitled Facilities Standards for the Public Buildings Service.Thisdocumentisintendedtoestablishgeneraldesignstandards andcriteriafornewconstructionandforalterations(includingalterationstohistoricstructures) andisapplicabletoleasedspaceaswellastofacilitiesownedbythegovernment.

PBS-P100coversmanyofthesameconcernsthatareaddressedinthisfour-volumeEPA FacilitiesManualandshouldbeusedinconjunctionwiththeManual.TheStandardsaregeneral criteriaonlyandmustbetailoredtosuitthedetailedrequirementsofaspecificproject. PBS P100isnotmeanttosubstitutefortheservicesofaqualifieddesignorconstructionprofessional. 4.2.4

BUILDING SYSTEMS Thedesignofthevariousbuildingsystems,includingHVACsystems,electricalsystems(power andlighting),securitysystems,telecommunicationssystems(telephoneanddata),andfirealarm systems,isproperlytheresponsibilityoftheA-Edesignteambecauseofthetechnicalexpertise involved. Recommendedstandardsandpracticesforthedesignofsuchsystemsaregiveninthe Architecture and Engineering Guidelines (Volume2)andintheGSA Facilities Standards for the

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Public Buildings Service PBS-P100(November2000).Thesedocumentsprovidegeneraldesign criteriathataretobeappliedbycompetentdesignandconstructionprofessionals.TheEPA spaceplanningteam,inthedevelopmentofestimatesofspacerequired,mustallowforspace adequatetosupportthenecessarymechanical,electricalandtelecommunicationsequipmentthat willservetheoccupiablespace. OfparticularconcerninthedesignofHVACsystemsistheairqualityofthespacestobe occupiedbyEPAemployeesandcontractemployees,andtheneedtominimizeenergyuse.

4.3

OverviewofEnvironmentalConsiderations InviewofEPA’sspecialmissionandresponsibilities,itisofparamountimportancethatits facilitiesexemplifysoundenvironmentalpractices,including: • • • •

Conservationofenergy Conservationofresources Satisfactoryindoorairquality Pollutionprevention.

Thesegoalscanbeachievedthroughthoughtfuldesignandselectionofbuildingmaterialsand buildingsystems.RefertoVolumes2and4ofthe EPA Facilities Manual foramoredetailed discussion. Inordertopromotesoundenvironmentaldesignpractices,andtomeasureeffectivelythedegree ofsuccessinattainingsatisfactoryenvironmentalperformance,theU.S.GreenBuildingCouncil hasdevelopedaratingsystemcalled Leadership in Energy and Environmental Design (LEED) Green Building Rating System . Moredetailedinformationonthegreenbuildingcertification programmaybefoundathttp://www.usgbc.org/programs/leed.htm.AllEPAbuildingsshouldbe designedtoachievethehighestlevelofLEEDcertificationattainable. TheEPAspaceplanningteam,asitdevelopsitsprogramfortheproposedfacility(whethera newbuildingortherenovationandalterationofanexistingstructure),shouldemphasizethe environmentalaspectsoftheproject.Forexample,theteamcan: •

• • • • •

Seekasitethatminimizesadverseenvironmentalconditions,suchasproximityofheavy trafficordischargeofpollutantsfromneighboringoccupancies.Thesiteshouldalsobe chosensoastominimizetheimpactthatthenewEPAfacilitywillhaveonthe environment. Requireuseofbuildingmaterialsandfurnishingsthatarelowinvolatileorganic compounds(VOCs) Encouragetheuseofbuildingmaterialsandproductsmadefromrecycledmaterialsand post-consumerwaste,wheresuchuseiseconomicallyfeasible Shuntheuseoftoxicorhazardousmaterials,aswellasthosethatdepletetheozonelayer Avoidtheuseofmaterialsandproductsfromnon-renewablesources Selectenergy-efficientbuildingsystemsandrequiretheuseofautomatedcontrol systemsthatsupportenergyconservation 29

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• •

Utilizeenergy-efficientlightingsystems,andprovideswitchingcontrolledbyoccupancy sensorsand/ordaylightsensors Encouragespaceplanninglayoutsthatmaximizeuseofnaturallight,asanenergy conservationmeasureaswellasameanstocontributetothewell-beingofthe employees.

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Chapter5-PrinciplesofSpacePlanning 5.1

ProfessionalDesignandPlanningAssistance Theassistanceofqualifiedprofessionalservicesearlyintheplanninganddesignprocessis importanttoasuccessfullymanagedproject.Thescopeandsizeofthejobwillsuggestthe extentofservicesrequired.Forlargerprojects,theworkmayrequireateamcomprisedof architectsandengineers,interiordesigners,andperhapsspecialtyconsultantssuchasacoustical engineers,foodserviceconsultants,telecommunicationsengineers,audio-visualengineers,and landscapearchitects. Thereareseveralwaysinwhichsuchservicescanbeprovided: •

Theagencymayhaveavailablein-house,ormayhaveavailabletheresourcestoacquire, part-timeorfull-timetechnicalstafftomanagetheprojectwithminimaloutsidehelp. A projectoflimitedscopeandcomplexityisassumedifitistobeundertakenbyin-house personnel.

•

TheprofessionalservicesmaybeprovidedthroughtheauspicesofGSA,which sometimeshasavailablepre-selectedA-Efirmsunderatermcontract,againstwhich specificdesignprojectsmaybedevelopedandpaidfor.Suchanarrangementis particularlyusefulinsituationswhereatighttimeschedulemakesimpracticalthe conventionalmeansofprocuringoutsidedesignservices,asforexample,whena projectedleaseexpirationrequirestheagencytovacateexistingpremisesandmoveinto newlyacquiredspace.

•

Typically,whereleasedspaceistobeacquiredinaprivatelyownedfacility,thelessor willprovideprofessionaldesignservicesthroughhisorherownA-Efirm.Depending onthetermsofthelease,thedevelopmentofdesignintentdrawings(DIDs),which describetheagency’sdetailedspaceprogramandrequirements,maybethe responsibilityofthelessor’sA-Efirm;ortheagencymay,withtheconsentofGSA, engageitsownA-EfirmtopreparetheDIDs.Uponacceptancebytheagencyofthe DIDs,thelessor’sA-Ethenpreparesconstructiondocuments(CDs)whichareusedfor bidding,permitting,andconstruction.Thecostofthelessor-provideddesignservicesis includedintheagency’srentpayments.

•

Theagencymayprocureprofessionalservicesitselftodeveloptheprogramandto preparetheDIDs. Thereareadvantagestothisprocedure:whenEPAhiresitsown consultantsitisassuredthatitsownbestinterests(asopposedtothoseofthelessor)are represented,andiftheconsultantsarefamiliarwithEPA’sorganization,policiesand practicesfrompriorexperience,th eagencycanexpectservicesthatarewell-suitedtoits needs.

IntheeventthatEPAacquiresitsownA-Eservices,itisneverthelesslikelythatthelessor’sA-E teamwoulddeveloptheconstructiondocumentsfromtheDIDsprovidedbyEPA’sconsultants, 31

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becausethelessor’sA-Ehasadetailedknowledgeofthebuilding,localcoderequirements,and similaraspectsoftheprojectnotnecessarilyavailabletotheagency’steam.

5.2

AreaMeasurement;Efficiency

5.2.1

GENERAL Thediscussionofspaceacquisitionandspaceplanningemploysavocabularyofarea measurementtermsthatareusedintherealestateindustry.Thesearedefinedbelow,sothatall partiescanagreeonwhatismeantbytermssuchas“usablearea,”“ rentablearea,”and“building commonarea.”SinceGSAusesthesedefinitionswhenitdeterminestherentalrateforthespace occupiedbythetenantagency,itisimportantforthespaceplanningteamtoknowand understandthemethodologyusedforthecalculationofrent.

5.2.2

AREA DEFINITIONS GSAfollowsthestandardsthathavebeendevelopedbytheBuildingOwnersandManagers Association(BOMA),approvedbytheAmericanNationalStandardsInstitute(ANSI),and publishedastheStandard Method for Measuring Floor Area in Office Buildings, ANSI/BOMA Z65.1(currentedition).ThefullstandardmaybeobtainedfromBOMAInternational,and GSA’s Facilities Standards PBS-P100setsforthinsubstantialdetailGSA’sapplicationofZ65.1 inthecalculationofrentforfederalagencies.Also,theGSA Pricing Desk Guideprovides examplesofrentcalculationsbasedontheareastandardsasde fined. The Standard Method is applicabletobothmulti-tenantandsingletenantbuildingsandallowsforprorataallocationof buildingcommonareastothevarioustenants,aswillbeseeninthedefinitionsthatfollow.In brief,theStandard Method includesthesedefinitionsofareameasurement:

•

GrossMeasuredArea:Thetotalhorizontalareawithinthebuilding,lessthethicknessof theexteriorwall

•

UsableArea:Theareaavailabletothetenantforhisuse.Itismeasuredfromthe dominantportionoftheexteriorwall(insidefaceofglasswheretheexteriorwindow areamakesupmorethanone-halfoftheexteriorwall)totheoutsidefaceofmajor verticalpenetrations(e.g.,stairs,elevatorshafts)andincludescolumnsandvertical penetrationsthatarebuiltfortheprivateuseofthe specifictenant.

•

CommonArea:Usableareathatprovidesservicestobuildingtenants,butwhichisnot includedwithinthetenantspace.Therearetwocategories:BuildingCommonArea, whichincludesspaceavailableforuse(orwhichserves)alltenants,suchasentry lobbies,daycarefacilities,centralmechanicalorequipmentrooms,andfoodservice facilities;andFloorCommonArea,whichconsistsoftoiletrooms,elevatorlobbies, publiccorridors,andsimilarspacesthatservetheseveraltenantsonafloor.Where a tenantoccupiesanentirefloor,thattenantischargedforallofthatfloorincludingthe commonarea;wherethereareseveraltenantsonthefloorthefloorcommonareais apportionedtoeachaccordingtoitsproportionateshareofthatfloor’susablearea. Similarly,thebuildingcommonareaisdistributedamongallofthebuildingtenantsona proratabasis.

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•

RentableArea:ThisistheareathatconsistsofthesumoftheGrossMeasuredAreasof eachfloorlesstheverticalpenetrationssuchasstairs,elevatorshafts,andmechanical shafts,andistheareaforwhichthebuildingownerexpectstoreceiverent.Itisalso equaltothesumoftheUsableAreaplustheCommonArea.Inabuildingwithmultiple tenants,thedistributedportionsofCommonAreaallottedtoeachtenantplustheirusable areasshouldequalthetotalrentablearea.

Giventheabovedefinitions,itcanbeseenthatbecausethetenantisexpectedtopayrenton spacethathecannotphysicallyoccupy(hisdistributedshareofthecommonarea),itistohis advantagetoleasespacewheretheratioofusableareatorentableareaismaximized.Thisisa measureoftheefficiencyofthebuildingandiscalledtheR/Uratio:RentableAreadividedby UsableArea. Inatypicalmulti-storyofficebuilding,acalculationoftheFloorR/URatio,that is,theFloorRentableAreadividedbytheFloorUsableArea,aratiothatapproaches1.0 indicatesafloorplatethathasbeendesignedtoachievemaximumefficiency:floorR/Uratios typicallyrangefrom1.25(lessefficient)to1.1(moreefficient).Asimilarcalculationforthe BuildingR/URatio,whichincorporatesthebuildingcommonarea(ratherthanonlythefloor commonarea),willgeneratearationecessarilyhigherthanthatforthetypicalofficefloor.

5.3

PlanOrganization Thedevelopmentofawell-organizedplandesignisthekeyfirststepinachievingasuccessful spaceplan. Itassumesthatthespaceplannerisworkingfromaprogramthatliststherequired numberandapproximatesizesofofficesandworkstations,aswellasthesupportspaces associatedwiththem.Theprogramwillalsoincludespecialspacesspecifictotheproject,such aslaboratories(ifrequired),conferenceandtrainingfacilities,foodservice,childcarecenters, andfitnessandhealthfacilities.Ifthebuildingtobeoccupiedisknown,theplannerwilldevelop thespacelayoutsaccordingtothebuilding’scharacteristics.Thesewillinclude: •

Sizeoffloorplate.Foroccupanciesrequiringmultiplefloors,afloorofatleast20,000 usablesquarefeet(1858usablesm)minimumispreferredbyEPA,althoughbuildings offeringsmallerfloorareashavebeenusedinsomeinstances.

•

Asimpleplanofcirculationthatrepeatsoneachfloorprovidesforanefficientuseofthe spaceandmakesoccupantorientationeasier.Italsohelpsifgroupsofworkstationsare providedwitha“servicecenter”containingelementsusedbyall,suchasprinter,fax, paperstorage,andbeveragestation.Suchservicecenterscanbeusedtobreakuplarge clustersofworkstations,whileprovidingnecessarysupportfunctionssharedbyagroup ofemployees.

•

Floorshape. Irregularfloorconfigurationstendtogeneratelessefficientspaceplans becausetheyoftenleadtoawkwardcirculationpatternsandtocornersthataredifficult touse;forthisreason,asimplefloorplanispreferable

. •

Baysize.Thespacingofcolumnsproducesthetypicalbaysize(suchas20'by20'or30' x30'[6,096x6,096mmor9,144x9,144mm])andinfluencesthespacingof workstationsandcirculationaisles.Alargerbaysizewillleadtoamoreefficientspace 33

July2004


layoutbecauseitwillallowgreaterflexibilityinthelocationofworkstations.However, manyolderofficebuildingscanbefoundwhere20'x20'(6,096x6,096mm)baysizes wereused. •

Coretowindowdepth.Abuilding’scoreisthecentralgroupingofserviceelements,and includeselevators,firestairs,toiletrooms,andutilityclosets.Becausenaturallightis desiredbythebuildingoccupants,acore-to-windowdepthoffrom40'to50'(12,192to 15,240mm)isrecommended.Thiswillpermitlocatingtheprimarycirculationatthe core,andwhateverenclosedroomsarerequiredbytheprogramattheinteriorspace;in thisway,maximumdaylightisavailabletotheflooroccupants.

•

Floorliveloadcapacity.Theallowableloadonafloorthatthestructurepermitsis calledtheliveloadcapacity.Suchloadsincludetheweightoffurniture,partitions,and people. Mostcodesrequirethatofficefloorsbeca pableofcarrying100lbs/sq.ft.or 1,600kg/sm(allowingfor80psf(1,280kg/sm)forpeopleandfurniture,plus20psf(320 kg/sm)fortheweightofpartitions.Thiscapacityisnotsufficienttoaccommodate unusuallyheavyloads,suchashigh-densityfilesorlibrarybookstacks.Wheresuch loadsareanticipated,aliveloadcapacityof150to175psf(2,400to2,800kg/sm) shouldbeprovided,preferablynearthecore,asspacesrequiringadditionalcapacitydo notordinarilyrequireaccesstonaturallight.EPAtypicallyasksthat10to15%ofthe occupiablefloorspacebereinforcedtocarryadditionalloads.Althoughtheinitial programmaynotenvisionfulluseoftherequestedreinforcedfloorarea,theflexibility tobeabletomeetpossiblefutureneedsjustifiesprovidinganadequateareaforincreased liveload.

Akeyconsiderationinthedevelopmentofagoodspacelayoutistobuildintheflexibilitythat willallowthelayouttoremainworkableseveralyearsintothefuturewithaminimalneedfor change. Tothisend,aspreviouslymentioned,theuseofalimitednumberofofficeand workstationsizesisstronglyencouraged.Anotherwayinwhichthespacelayoutcanprovidethe desiredflexibilityistocreateservice“nodes”thatprovidesmallareasofservicespace(for example,print-fax-copymachines,perhapscombinedwithabeveragestationandpaper/supplies storage). Suchnodescanbeplacedtobreakuplongexpansesofaisleandcanalsoserveasa landmarktoidentifyanorganizationalunit. Asnotedbefore,smallteammeetingroomsofappropriatesizethatcanbeinterchangeablewith typicalofficeswilladdtothedesiredflexibility.Suchteamrooms,ifprovided,shouldanticipate thepossibilityofchangeduseinthefutureandshould,therefore,allowforsuchchangeby providingblockinginthewallsasneededtocarryfuturefurnitureworkstationsorwall-mounted equipment. Exhibit3showsatypicalofficefloorofanEPAfacilityillustratingthecirculation,useofservice nodes,andreinforcedareastoreceiveincreasedliveloads. Theplanningteamwillneedtotakeintoconsiderationthefunctionalrelationshipsoradjacencies thatshouldexistbetweenorganizationalcomponents.Inmanycases,theworkflowdoesnot requireacirculationconnectionfromoneorganizationalgrouptoanother,andwhateverneedfor communicationbetweengroupscanbeefficientlyhandledbyin-housenetworks. Inother

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situations,theoptimalworkpatternwillsuggesttheneedforonegrouptobelocatedcloseto another(orperhapsclosetoseveralothergroups).Suchadjacenciesarebestdeterminedby thosepersonsinseniormanagementwhoaremostfamiliarwithorganization’soperationsand procedures,andthesefunctionalrelationshipsshouldbedescribedinthePOR.A“bubble diagram”showingthedesiredrelationshipsisausefulwaytocommunicategraphicallythe appropriateadjacencies. AnexampleofsuchabubblediagramisgiveninExhibit4.

35

July 2004

Space Acquisition and Planning Guidelines Chapter5-PrinciplesofSpacePlanning

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37

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5.4

BlockingandStacking Whenabuilding(orgroupofbuildings)hasbeenselectedinresponsetotheagency’sspace requestandthePOR,thefirststepindevelopingawell-organizedplanistocreateablockingand stackingdiagram.Thepurposeofthisdiagramistoidentifytheblocksofspacetobeassignedto eachorganizationalgroup.Thiswillrequiredeterminingtheapproximateareatobeassignedto eachgroup,basedonthePORareaneedforthatgroup,aswellasitsappropriatelocation accordingtotherecommendedadjacencies.

5.4.1

BLOCK DESIGNATIONS Foritsfacilitieshousingbothlaboratoriesandadministrativefunctions,theEPAhasadopteda conventionofassigningblockdesignationsforthemajorcomponentsofthefacility.This practiceprovidesareadilyidentifiablewaytoorganizethevariousfunctionsandmoreeasilysee thefunctionalrelationshipsamongthedifferentspaceuses.Blockdesignationsforsuch facilitiesinclude:

• • • • •

Block A:GeneralOfficeSpace Block B:AdministrativeSupportSpace Block C :LaboratorySpace Block D:LaboratorySupportSpace Block E :GeneralSupportSpace

Becauseofthedifferentusesofthespace,theneedtoprovideseparateandusuallymore complexmechanicalsystemstoservethelaboratories,andthepossibilityofadditionalhazards presentinthelaboratoryareas,it isoftennecessary(i.e.,requiredbycode)oratleastdesirableto separatethelaboratoryandlabsupportblocksfromtheotherblockswithfire-ratedconstruction. Wheretheproposedfacilityconsistsonlyofofficeandofficesupportspace,theuseofblock designationsislessusefulandisthereforeomitted. 5.4.2

STACKING Forfacilitiesofmorethanonestory,thestackingaspectofthediagramreferstotheplacementof organizationsbyfloor.Forexample,ifthefacilityunderconsiderationhasspacesandfunctions thatservethepublic,suchaslibrariesandtrainingrooms,theblockingandstackingdiagram would,inalllikelihood,locatesuchspacesonthegroundfloor,whilespacesseldomvisitedby manyemployeesorbythepublicmightbestbeplacedonupperfloors.Thedispositionofthe verticalcirculationelements—passengerelevatorsandlobbies,serviceelevators,stairsand escalators—becomesanimportantpartofthestackingdiagram.

Itisreadilyapparentthat,dependingonthesizeoftheorganizationtobehoused,ablockingand stackingdiagramcanbecomerathercomplexbecausemanyvaryingfactorsmustbeconsidered: buildingsize,numberoffloors,baysizes,organizationsizes,functionalrelationships,locations ofentrypointsandservicedeliverypoints.Aprogramofsuchcomplexitywouldclearlybenefit fromtheservicesofanexperiencedprofessionalspaceplanner. Exhibit5isastackingdiagramofpartofEPA’sHeadquartersfacility,illustratingtheplacement ofvariousorganizationalcomponentswithintheofficebuildingstructures. 38


EXHIBIT 5

July 2004

July 2004


5.5

CirculationandEgress Indevelopingthespaceplan,thefirstconsiderationistocreateasimplepatternofcirculationto enableoccupantsandvisitorstoeasilyidentifythepathtothedesiredlocation,whetheritbea specificworkstationormeetingroom,oraserviceelementsuchaselevatorlobby,firestair,or toiletroom.Circulationisusuallyidentifiedas“primary,”meaningthemaincorridors(evenif notenclosed)thatleadtolobbies,fireegressstairs,andotherfixedplanelements;and “secondary”circulation,whichreferstotheaislesthatbranchofffromtheprimarycorridorsand provideaccesstotheindividualoffices,workstations,andotherplancomponents. Egressreferstothecirculationschemeemployedtomakecertainthatoccupantscanreadilyfind apathwayoutofthebuildingintheeventoffireorothercalamity.Adetaileddiscussionof code-mandatedfireegressiscontainedinVolume3ofthisManualandwillnotberepeatedhere. Intypicalofficebuildings,thecodewillrequireatleasttwowidelyseparatedfirestairs,enclosed infire-ratedwallsorpartitions,thatleadtotheoutsideofthebuilding.Inmostinstances,the spaceplanningteamwillbeworkingwithabuildinginwhichthepatternofegresswillhave alreadybeendetermined,andthejoboftheplanningteamwillbetomakecertainthattheir layoutconformstoegressrequirementsbymaintainingaclearpathtothepointsofegress. Often,thespacelayoutwillcontaindead-endaislesorcorridors(adead-endisaspacethathas onlyoneexitpath,ratherthantwo),whichareprohibitedbymostcodes(althoughtheallowable lengthofthedead-endcanvaryaccordingtothejurisdiction). Thewidthsofcirculationcorridorsandaislescanvary,dependingonlocation.Inatypicaloffice buildingwithoccupiablespacesurroundingafixedcentralcorecontainingserviceelements (stairs,toiletrooms,elevators),thereisoftenafixedprimarycorridoraroundthecore.This corridorshouldbeatleast5'(1524mm)wide,althoughamoregenerouswidthprovidesamore graciousfeelingandallowseasierpassageofgroupsofpeople,carts,andpeopleinwheelchairs. Similarly,secondarycirculationaislesbetweenworkstationsshouldbeatleast3'-8"(1115mm), butifagreaterwidthcanbeattained, thespacewillbemorecomfortableandtherewillbeless damagetotheworkstations. Inthelaboratoryenvironment,aspreviouslymentioned,aservicecorridorbehindthelabstorun piping(oraninterstitialspaceabovethelabs)shouldbeatleast8'(2438mm)wideby8'(2438 mm)high.Thecorridorattheentrancetothelabsisusuallythelocationforservicecarts deliveringchemicals,gases,andsupplies,andmustbe6'(1830mm)orgreaterinwidth.

5.6

CirculationFactor Inarrivingatareasonableestimateoftheamountofspacerequiredtohousetheofficesand laboratories(ifany)intheprogram,anallowanceforcirculationspacemustbeincluded. Becausetheamountofcirculationspacenecessaryvaries,dependingonthefloorplateofthe buildingunderconsideration,aswellastheproposedmixofofficesandworkstations,noone factorissuitableforallconditions.Forpreliminaryplanningpurposes,acirculationfactor(for secondarycirculation)of40%canbeappliedtothenetareaofofficespacetobeincludedin BlockA,andtheadministrativesupportspace,BlockB.Forlargespecialspacessuchas conference/trainingcenters,cafeterias,andwarehouses,asmallerallowanceforcirculationcan 40


July 2004


beassumed. Nofactorissuggestedhere;thespaceplanningteamshouldexaminethenetareaof thelargespecialspaceanddeveloparoughhypotheticalarrangementtoarriveatareasonable circulationpatternandanestimateofspacerequiredforcirculation. Similarly,theLaboratory,LabSupport,andGeneralStorageblocksarecomprisedoflarge elementsthatcanbeconnectedbyprimarycorridorstheareasofwhichcanusuallybeestimated ifthesizeoftheproposedfloorplatecanbedetermined,soasmallerfactor(10%to15%)canbe assumedattheoutsetoftheplanningprocess.Notethatitwillalsobenecessarytoincludean allowanceforservicepassagewaystoservethelaboratories,asdiscussedabove.

5.7

SummaryofProgramSpaceRequirements Whenthespaceplanningteamhasdeterminedwhatitsspacerequirementsare,including personnelnumbers,typesandsizesoflaboratoriesrequired(ifany),specialspaces( foodservice, childcare,fitnesscenter),andappliedappropriatefactorstoprovideforcirculation,itwillbe helpfultosummarizetheserequirementsintabularformattoassistthedesignersindeveloping workablespaceplans.Anexampleofsuchatable,createdforahypotheticalEPAcomponent requiringofficespaceaswellaslaboratories,isprovidedinTable5.8:ExampleofTypical SummaryofProgramSpaceRequirements.Asummarytablesuchasthisshouldbeincludedin thePOR.

Table5.8:ExampleofTypicalSumm aryofProgramSpac eRequirements KeytoBlockDesignations GeneralOffice(andWorkstation)Space(withCirculation@40%) A B AdministrativeSupportSpace(withCirculation@40%) C LaboratorySpace(withCirculation@10%) LaboratorySupportSpace(withCirculation@10%) D

E

GeneralWarehouseandStorageSpace(noallowanceforCirculation)

UnnamedEPAOffice/LaboratoryOrganization Immediate Office Director's Office Deputy Director's Office Assoc. Director's Office Sr. Professional Offices Clerical Workstations Files Copier Equipment Station Beverage Station Director's Conf. Room Totals:

*

PersNo. ons Items C 1 D 1

Area

Circ.

A

BlockDesignations B C D

E

Totals

250 180

100 72

350 252

350 252

D

1

170

68

238

238

F

9

720

288

1008

1,008

G

3

192

77

269

269

90 30 20 20 240

77 12 8 8 96

167 42 28 28 336

167 42 28 28 336

1912

806

2718

2,718

------

10 1 1 1 1 15

41

July 2004

Space Acquisition and Planning Guidelines Chapter5-PrinciplesofSpacePlanning *

Branch I Branch Chief Office Sr. Professional Offices Professional Offices Clerical Workstations Meeting Room Files Copier Equipment Station Beverage Station Totals: BranchII BranchChiefOffice Sr.Professional Offices ProfessionalOffices Clerical Workstations MeetingRoom Files Copier EquipmentStation BeverageStation Totals: BranchIII BranchChiefOffice Sr.Professional Offices ProfessionalOffices Clerical Workstations MeetingRoom Files Copier EquipmentStation BeverageStation Totals:

D F

PersNo. ons Items 1 6

Area

Circ.

A

B

C

D

E

Totals

180 720

72 288

252 1008

252 1,008

1600 192

640 77

2240 269

2,240 269

30

300 180 30 20 20 3242

120 72 12 8 8 1297

420 252 42 28 28 4539

420 252 42 28 28 4,539

D F

1 4

180 480

72 192

252 672

252 672

F G

24 5

1920 320

768 2688 128 448

2,688 448

300 120 420 135 54 189 30 12 42 20 8 28 20 8 28 3405 1362 4767

420 189 42 28 28 4,767

F G

20 3

------

1 20 1 1 1

------

2 15 1 1 1 34

G F F G

1 -10 5

------

1 12 1 1 1 16

180 --

--

252 --

252 --

800 320

320 1120 128 448

1,120 448

150 108 30 20 20 1628

60 210 43 151 12 42 8 28 8 28 651 2279

210 151 42 28 28 2,279

42

72


July 2004


Laboratory Branch Branch Chief Office Sr. Professional Offices Professional Offices Clerical Workstations Meeting Room Files Copier Equipment Station Beverage Station Laboratories: Organic Preparation Gas Chromatograph Hazardous Waste Prep. Inorg. Prep. Trace Level Inorg, Prep. High Conc. Inorg. Instr. Met. Analysis Inorg. Instr Non-Met. Anal. Inorg. Instr. Radiation Asbestos Testing Dishwashing LaboratorySupport Hazardous Receiving Environmental Receiving Solvent Storage Inorg. Standards Stor. Organic Standards Stor.  GasStorage Technical Library Terminal/Meeting Room Totals:

* D F F G

PersNo. ons Items 1 4 32 4

Area

Circ.

180 480

A

B

C

D

E

Totals

72 192

252 672

252 672

2560 1024 256 102

3584 358

3,584 358

280 189 42 28 28

280 189 42 28 28

------

1 15 1 1 1

200 135 30 20 20

80 54 12 8 8

----

1 1 2

792 264 792

79 26 79

871 290 871

871 290 871

--

1

264

26

290

290

--

1

528

53

581

581

--

2

528

53

581

581

--

1

528

53

581

581

--

1

264

26

290

290

---

1 1

264 792

26 79

290 871

290 871

--

1

1056

106

1162

1,162

--

1

792

79

871

871

---

1 1

264 264

26 26

290 290

290 290

--

1

264

26

290

290

(tobelocatedoutsideofbuilding; enclosedbyfence) -1 528 53 -1 528 53

--

--

581 581

581 581

15,014

15,014

41

12,593 2421

43

July2004


Administrative Support Main Reception Area Mail Room Video Conference Room General Training Room Break Room Central Files (high density)

*

Persons

----

No. Items 1 1 1

---

TOTALS:

Perso ns 136

Circ.

A

B

C

D

E

Totals

850 180 350

340 72 140

1190 252 490

1,190 252 490

1

280

112

392

392

1 1

180 180

72 72

252 252

252 252

2,020

808

2,020

2,020

1

1,200

--

1,200

1,200

1

2,800 4,000

---

2,800 4,000

2,800 4,000

Totals: GeneralWarehousing Shipping& Receiving CentralStorage Totals:

Area

Circ. Block Block Block Block Block TOTAL A C D E B 7,345 19,736 2,020 5,516 15,014 4,000 46,286

Ba sed on above summar y,af acility witha pp rox imat ely 46,5 00usablesq.ft.( 4320sq.m.) is required.

Notes: Allarea sare in squ are f eet. Laboratoryareasbasedonassu medmoduleof11'x24'=264sq.ft. Noallowancehasbeenincludedfortoiletroomsorformechanicalequipmentrooms, telephone/dataclosetsandelectricalclosets(includingUPSrooms). Inadditiontoareassummarizedabove,mostlaboratoryinstallationswillrequireahazardous materialsstoragefacility(HMSF,designa tedBlockF)whichshouldbelocatedinabuilding sep aratedfro mthemainstructu re. SizeoftheH MSF:fro m1,20 0to1,800 sq.ft.(111to 167sq.m.)

44


July2004

Chapter6-FurnitureandEquipment

Chapter6-FurnitureandEquipment 6.1

SystemsFurnitureandLooseFurniture Thedevelopmentofaspaceplanthatprovidesanefficient,flexible,andpleasantworkplace requirescarefulattentiontotheselectionoffurnishings.Insomeinstances,itmaybecosteffectivetoretainexistingfurnitureandtorefurbishandrelocateittothenewlyacquiredspace, althoughtherecanbesubstantialexpenseinvolved.Inmostcases,however,itwillbenecessary toprocurenewfurniture,eitherthroughoutrightpurchaseorthroughaleasingarrangementwith thefurniturevendors.Thechoiceofpurchaseorleasewillmostlikelydependontheproject’s budget. Theuseofsystemsfurniture(cubicles)formostworkstationspermitsanenvironmentthat minimizestheextentofpermanentpartitionsrequiredandprovidesforanefficientandflexible useoftheavailablefloorspace.Forthisreason,theagencyhaspromotedtheuseofopen-plan spaceplanninginitsoffices.Loosefurniture,suchasdesks,conferencetables,andcredenzas,is employedonlyintheenclosedofficesforseniormanagementpositions.Ofcourse,special spaces,suchasfoodservicefacilities,libraries,conference/trainingcenters,andsimilarrooms willrequireloosefurnitureappropriatetothespacefunction. Systemsfurnitureprovidesforflexibilityinspaceplanningandalsopermitsflexibilityin function;thatis,individualworkstationscanbeconfiguredtosuittheparticularfunctionalneeds oftheoccupant. Forexample,oneemployeemayrequireaworkstationsuitableformeetingoneon-onewithotheremployeesorvisitors,whileanotheremployeemayneedanarrangementthat supportsasecondcomputermonitor,andathirdemployeemayhavejobresponsibilitiesthat requirespacetolayoutandreviewlargeformatdrawingsandblueprints. Havingarrivedataspacelayoutthatincorporatesopen-planworkstationsandalimitednumber ofenclosedmanagerialoffices,thespaceplanningteamisthenfacedwiththetaskofselecting theproperfurniture.Thechoicesavailableamongsystemsfurnituremanufacturersaremany.In additiontocost,otherconsiderationsinmakinganappropriateselectioninclude: •

WireManagement.Systemsfurnitureisdesignedtoprovideconcealedracewaysto organizeandhidepowerandtelecommunicationscabling.Themeansemployedto managewiresandcablesvaryfromonemanufacturertoanother,andtheplanningteam shouldmakecertainthatthesystemchosenisdesignedtobringtheconnectionstothe desiredlocationsandtohavesufficientcapacitytohandleanticipatedfutureneedsas wellascurrentrequirements.Convenientaccessibilitytothewiringracewaytoallow futuremodificationsisalsoaconsideration

•

Appearance.Thefurnituremust“lookgood.”Mostmanufacturersofferanextensive choiceoffinishmaterials,suchaswoods,fabrics,metals,andglassvisionpanels.The teamwillwanttochoosefurniturethatmatchesorcomplementsotherfinishesthatwill beusedinthespacesuchascarpetandpaintcolors,aswella schairsandotherloose furniture.

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SpaceAcquisitionandPlanningGuidelines Chapter6-FurnitureandEquipment

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Acoustics.Theuseofsound-absorbingmaterialsforsystemsfurniturepanelswill contributetoareductioninambientnoiselevelswithinthespace.Theplanningteam shouldmakecertainthatthesystemchosenisacousticallyacceptableandshould comparesound-absorbingperformancedataamongthevarioussuppliers.

•

Lighting. Mostmanufacturersofferlightingunitsthatmounttotheundersideof overheadcabinets.Suchlightingreducestheneedforconvenienceoutletsatthedesk topformovabletasklights.

•

EnvironmentalAdequacy.Becausethefurniture’smaterialsandfabricscouldaffectthe indoorairquality,theplanningteamshouldverifythatenvironmentalcriteriaaremet. SeeChapter5oftheSafety and Health Manual (Volume3ofthe EPA Facilities Manual )fordiscussionofindoorairqualityconsiderations.

•

EnvironmentalControl.Inrecentyears,designersandengineershavedeveloped integratedsystemsthatpermittheoccupantofasystems-typeworkstationtocontrolat hisdeskthedeliveryoftemperedairtohisspaceandtheleveloflighting.Such integratedsystemstypicallyrequirearaised-accessflooraspartoftheair-delivery scheme. Theplanningteammaywanttoconsidertheuseofsuchasystem,asitprovides thestateoftheartinenvironmentalcontroloftheworkstation.

•

DeliveryandInstallation.Theprojectscheduleestablishesdatesforoccupancyofthe facility,andthefurnituresupplierwillhavetobereadytoshipandtoinstallhisproduct inthetimeperiodspecified.

Thechoiceofaparticularfurnituresystemisalsodependentonfederalprocurementregulations, whichrequirethattheprocurementprocessbeopenandcompetitivesuchthatallcompetent manufacturershavetheopportunitytosubmitanoffer.Forthisreason,itisimportantforthe agency(anditsdesignconsultants)topreparedetailedspecificationsprovidingtheperformance criteriaforthefurniture,including(whereappropriate)therequirementtotestarepresentative workstationinanenvironmentalchambertoverifythattheproductwillnotoff-gasan unacceptablelevelofVOCs. Thefurnitureindustryalsocontinuestoevolveinresponsetotechnologicalchange. Depending uponthesizeofprocurement,itbehoovestheprojectmanagerstoundertakecomparative evaluationofavailablesystems,components,andcasegoods,toidentifyproductsthatbestmeet theirneedsforflexibility,systemsintegration,ergonomics,anddurability.Theagencyshould alsobeawarethatmostfurniturevendorsprovidesubstantialdiscountsfrom“book”pricesfor largevolumepurchasesbyfederalagencies,andacomparisonoffinal,discountedpricesshould bemadepriortomakingafinalcommitmenttoaparticularvendor. Awidevarietyofsystemsfurnitureisavailabletoday.Thereisalsomuchvariationin construction,ergonomics,durability,flexibility,andadaptabilityamongthemodelsoffered.The sustainableenvironmentcharacteristicsofthesesystems,ofconcerntoEPA’smission,also variessignificantly.Intheprocessofinteriorbuild-outandfurnishing,carefulattentionshould begiventotheabovecharacteristics.Sincefurnitureisa largeup-frontcostandwillbeinuse forseveralyears,athoroughanalysisoftheavailablesystemsshouldbeundertakentoensure thattheselectedmodel(orcombinations)bestservethespecificuser-grouprequirements. 46


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Availablefurnituresystemsmaybecategorizedintothreeprimarytypes: •

Freestandingandnon-panelsystems:Theformerutilizeslegsorotherbasesupportforwork surfacesandstanchionsforoverheadstorageunits,andthelattermayusewall-mounted tracksforsupportingworksurfacesandoverheadstorage.Thesesystemsdonotrequire additionalreinforcementinthewall.

•

Panelbasedsystems:Consistofstackingpanelsortilesinavarietyoffinishesincluding glazedtiles.Theyareoptionallyavailableaspoweredornon-poweredsystems.Work surfacesandoverheadstorageareattachedtothepanels.

•

Spineorservicewallbasedsystems:Amodifiedpanelsystemthatisself-supporting, stackable,integrateswithothersystems,allowsoff-modularity,andhassubstantialhandling capabilityfordataandpowercables.

Programmaticrequirementsoftheuser-groupswillbeinstrumentalinidentifyingcriteriafor comparativeanalysisofavailablesystems.Theselectionteammay,inaddition,visitexisting installationsofthesystemsbeingconsideredandobtainfeed-backfrommanagersofthose facilities. Amongothers,criteriamayinclude: •

•

•

•

•

•

Panels: Stackingcapability Thickness Widthoptions Acousticratings(NRCandSTC) Desk-MountedScreens: Stackingcapability Thickness Acousticratings(NRCandSTC) Off-Modularity: - ofpanelconnection - ofoverheadstorageunitlocation Interchangeability: - ofworksurfacesbetweenvarioussystemswithchangeofbrackets - ofoverheadstorageunitsbetweenvarioussystems Power/Data: Provisionofoutletsatdeskheight Accesstowalloutletsinprivateoffices Concealedwiremanagementandadequatecablecarryingcapacity Adequateseparationbetweenpoweranddatacables Numberofcircuitsaccommodated Lengthofbasefeed Fiber-opticcapability FurnitureComponents: One-touchcounterbalancedoverheadstorageunit User-adjustableworksurfaceheight Stackablelateralfileunits Adequatevarietyofworksurfaceshapesandsizes 47

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•

Varietyandqualityofworksurfacefinishes Miscellaneous: Slidingpanelsforprivacyorsecuringtheworkstation

Fromanoperationsperspective,itisbeneficialtoselectsystemsfurniturewithcomponentsthat areinterchangeableforoptionalconfigurationsorbetweenvariousapplications(forexample, enclosedofficesandworkstations).Thisallowsforoptimalinventorysizeandrelativeeaseof modificationfordifferentusertypes.

6.2

LaboratoryCaseworkandFumeHoods Thedesignandselectionofcaseworkforlaboratoriesisataskforthescientistsandtechnicians whowillbeusingthelabsandtheA-Eprofessionals.Typically,eachlaboratorywillrequirea designspecificallytailoredtothetaskstobeaccomplishedinthatroom,sothatnoonelayoutis appropriateforall,orevenmost,laboratories.ThesampleRoomDataSheetsthataccompany Volume2illustraterepresentativelaboratoriesandshowthetypeandextentofinformation typicallyincludedinaPORattachmenttoanSFO.AlthoughdevelopmentofaPORfora proposedlaboratorywillrequirethepreparationofaRoomDataSheetforeach laboratory,many labinstallationswillbefoundtoincludethefollowingcomponents,organizedtofacilitatethe workflow: •

Baseandwallcabinetsalongbothwalls,withislandbasecabinetsinlaboratoriesmorethan onemoduleinwidth.Countertopsareofaimperviousmaterial,oftenalberenestone, stainlesssteel,oracompositesyntheticmaterialresistanttothecorrosiveacidsand chemicalsused.

•

Oneormorefumehoods.Theserepresentasignificantportionofthecostofoutfittingthe laboratories. Theyaremanufacturedinvarioussizesandhavedifferentfeaturessotheymust beselectedaccordingtothespecifictasksanticipated.Moreover, theymustbeengineered withtheHVACsystem,astheydrawaconsiderablevolumeofairfromtheroom.The hoodsarealsoconnectedtocertainutilities,typicallywaterandgases.Volume2discusses fumehoodsinsubstantialdetail.

•

Oneormoresinks,forcleaninglaboratoryglassware,andsimilarhousekeepingfunctions.

•

Storagecabinetsforchemicals.

•

Adeskandcomputer(locatedoutsideofthelaboratoryitself)wherethestaffcanhandledata entryandpaperworkassociatedwiththelaboratory.Mostlaboratoryfacilitieswillhavean internalnetwork(LaboratoryInformationManagementSystem,orLIMS)thatmaintainsdata pertinenttothatfacility.

•

Emergencysafetyequipment,includingemergencyshowersandeyewashdevices.Referto Volume2forthecriteriafortheseitems,includingtheirpreferredlocation.

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6.3

Telecommunications TheplanningofofficeandlaboratoryspacefortheEPArequiresthatcloseattentionbegivento provisionsfortelecommunicationsandfornetworkingofcomputersystems.Suchprovisions shouldincludeadequateoutletstoservethevoiceanddataneedsforeachofficeandworkstation. TheseconsiderationsarediscussedinsubstantialtechnicaldetailinSection16ofVolume2 Architecture and Engineering Guidelines andwillnotberepeatedhere.Thespaceplanning teamneedstoaddressthefollowingpointsasitdevelopstheprogramfortheproposedfacility: •

Whatprovisionmustbemadetobringtelephoneservicetothebuilding,andwhatspacewill berequiretohousetheserviceentrancee quipment.Wheresecurityisaprimeconsideration, andtheneedtomaintainoperationsintheeventofadisasterisveryimportant,provisionfor redundantservicemaybeconsideredasarequirement.

•

Verticaldistributionoftelephoneanddatacablingistypicallyaccomplishedthroughvertical conduitservingstackedclosetsoneachfloor.Emptysleevesforfutureconduitallowsfor futureexpansion. WhereEPAsharesspaceinamulti-tenantbuilding,careshouldbetaken toisolateEPA’sdistributionsystemfromthatoftheothertenantsforsecurityreasons.

•

Howwilltelephoneservicebedistributedtothevariousofficesandworkstations? Typically,closetsateachfloorofthebuildingareprovided,fromwhichhorizontalcables willdistributeservicetoeachoutlet.Thesizeofsuchclosetsisdeterminedbystandards establishedbytheElectronicsIndustriesAssociation(EIA)andbytherequirementsofthe EPA Structured Wiring/Telecommunications Guidelines. Closetsshallalsobesizedtoallow foranincreaseofcapacityofupto25%.

•

Horizontaldistributionateachfloorcanbeaccomplishedinseveralways.Theuseofraised accessflooringforbothpowerandelectricalcablingprovidesthegreatestflexibility,asit permitsthereadyrelocationofoutlets.RaisedaccessflooringisrecommendedbyGSAfor newstructures. Inexistingstructureswithoutsuchflooring,orwhereitsuseisprecluded becauseofcost,horizontaldistributionbymeansofcabletrayslocatedaboveasuspended ceilingorbyconduitbeneaththefloorslabfeeding“poke-through”floorfittingsis suggested. EPArecommendsthattheuseofpowerpolesbeavoided,astheyareconsidered unsightly.

•

Thespaceplanningteammustalsoconsideritsrequirementsforcomputernetworking.In largerfacilities,oneormorecentralcomputerroomsmayberequired,servingLANclosets adjacentto,orsharingspacewith,thetelecommunicationsclosets. Distributionofcabling fromtheLANclosetsutilizesthesamesystemasthetelephonesystem:raisedflooring,cable tray,orpoke-throughs.

•

Considerationmustalsobegivenbytheplanningteamtootherpossiblecommunications needs. WilltheEPAfacilityneedrooftopantennaeforsatellitereception? Willvideoteleconferencingbepartoftheprogram?Whataboutclosed-circuittelevisionforsecurity monitoring?Shouldtherebeoutletsforbroadcastand/orcableTV?

49

July2004


6.4

•

NotethatEPAtypicallydesignsandprovidesitsowntelecommunicationssystem,andthat thebuildinglandlordisexpectedtofurnishonlytheinfrastructurereadytoreceivethecable distributionsystemthatwillbeinstalledbyEPAanditscontractor.However,itisimportant thatthespaceplanningteamanditsprofessionaldesignersmakecompleteprovisionforthis work.

•

Thenumberoftelephoneoutletsandcomputeroutletstobeprovidedinoffices,workstations andlaboratoriesisgiveninSection16.12ofVolume2, Communication Systems,onaper unitbasis. Quantitiesthusdeterminedareusefulforpreliminaryplanningpurposes,andcan berefinedwhendesigndrawingsaredeveloped.

SpecialandMiscellaneousEquipment Theprogramfortheproposednewfacilityislikelytorequirespacesinadditiontotheofficeand labspaces(andtheirsupportspaces).Specialspacessuchaschildcarecenters,foodservice facilities,conference/trainingcenters,andfitnesscenters,willnotbeaddressedinthisvolume,as thesearespacetypesnotencounteredineveryEPAfacility,andtheneedforandcapacityof suchspaceswillbespecifictotheparticularfacility.However,mostagencyfacilitieswill requireadditionalsupportareasbeyondthosediscussedunderofficesupportandlaboratory support. Theseinclude: • • • • •

Highdensityfilingspace Libraries High-speedcopycenters Recyclingspace Emergencypoweranduninterruptedpowersupply(UPS).

NotethatmanyEPAfacilitiesrequirethesupportofemergencypower,beyondthatprovidedfor basebuildinglifesafetysystems(e.g.,emergencylighting,firepumps):forexample,computer systemswhere“mission-critical,”andlaboratoryequipmentthatmustremainfunctionalinthe eventofapoweroutage.AUPSsystemthatprovidescontinuityofserviceuntilstand-bypower kicksinwillservetopreventlossofimportantcomputerdata.Thedesignofsuchelectrical systemsistheprovinceofthebuilding’sA-Edesignteam,buttheagency’splanningteamwillbe responsibleforprovidingthedesigncriteria(thatis,whichitemsofequipmentrequireback-up powerand/orUPSsupport)totheA-Eteam.

50


July 2004

Index

Index Aisle Space . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 40

LEED Bu ilding Rating Sy stem . . . . . . . . . . . . . . . .  29

Acoustics . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 46

Library . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .  18

Base Building . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7

Lighting . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 46

Blocking . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 38

Live Load Cap acity . . . . . . . . . . . . . . . . . . . . . . . . .  34

Bubble Diagrams . . . . . . . . . . . . . . . . . . . . . . . . . . . . 35

Loose Furniture . . . . . . . . . . . . . . . . . . . . . . . . . . . . 45

Budgeting . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5, 6

Meeting Rooms . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18

Building Codes . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 27

Metric Design Guide . . . . . . . . . . . . . . . . . . . . . . . .  32

Building Shell . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6, 7

Office Support Space . . . . . . . . . . . . . . . . . . . . .  18, 19

Building Systems . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28

Pan els . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .  47

Central Evidence Spaces . . . . . . . . . . . . . . . . . . . . . . 18

Pollution Prevention . . . . . . . . . . . . . . . . . . . . . . . .  29

Child Care Spaces . . . . . . . . . . . . . . . . . . . . . . . . . . . 20

Pricing Desk Guide . . . . . . . . . . . . . . . . . . . . . . . . . .  6

Circulation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 40

Pr og ram o f Req uir emen ts (P OR) . . . . . . . . . . . . . . . .  4

Common Area . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3 2

Pub lic Do ckets . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18

Co nstructio n Do cum ents . . . . . . . . . . . . . . . . . . . . . . 31

Public Information Spaces . . . . . . . . . . . . . . . . . . . .  18

Cubicles . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 45

Reception Area . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18

Customization Allowance . . . . . . . . . . . . . . . . . . . . 6, 7

Rentable Area . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 33

Design Intent D rawings (D IDs) . . . . . . . . . . . . . . . . . 3 1

Req uest for P rop osals . . . . . . . . . . . . . . . . . . . . . . .  31

Dry Laboratories . . . . . . . . . . . . . . . . . . . . . . . . . . . . 21

Research Laboratories . . . . . . . . . . . . . . . . . . . . . . .  21

Egress . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 27, 40

Resource Conservation . . . . . . . . . . . . . . . . . . . . . .  29

Energy Conservation . . . . . . . . . . . . . . . . . . . . . . . . . 29

Room D ata Sh eets . . . . . . . . . . . . . . . . . . . . . . .  22, 48

Environmental Consider ation s . . . . . . . . . . . . . . . 1 3, 2 9

R/U Ratio . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 33

Fume Hoods . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 48

Security . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12

Furniture . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4 5

Site Selection . . . . . . . . . . . . . . . . . . . . . . . . . . . 12, 13

General Allowance . . . . . . . . . . . . . . . . . . . . . . . . . 6, 7

S oli ci ta ti on fo r O ff er s ( SF O) . . . . . . . . . . . . . . . . . . .  4

General Use Classification . . . . . . . . . . . . . . . . . . . . 11

Space Acquisition . . . . . . . . . . . . . . . . . . . . . . . . . . . 3

Gross Measured Area . . . . . . . . . . . . . . . . . . . . . . . . 32

Space Allocation . . . . . . . . . . . . . . . . . . . . . . . . . . .  11

G SA F ac ili ti es S ta nd ar ds P BS -P 10 0 . . . . . . . . . . . . . 2 8

Special Spaces . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24

Ha ndica ppe d Ac cessib ility . . . . . . . . . . . . . . . . . . . . 28

Stacking . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .  38

Historic Structures . . . . . . . . . . . . . . . . . . . . . . . . 13, 14

Systems Furniture . . . . . . . . . . . . . . . . . . . . . . . . . .  45

Laboratories . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10

Telecomm unications . . . . . . . . . . . . . . . . . . . . . . . .  48

Laboratory Casework . . . . . . . . . . . . . . . . . . . . . . . . 48

Tenant Areas . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7

Laboratory Modules . . . . . . . . . . . . . . . . . . . . . . . . . 23

Te nant Im pro vem ents . . . . . . . . . . . . . . . . . . . .  6, 7, 9

Laboratory Support Spaces . . . . . . . . . . . . . . . . . . . . 24

Testing Laboratories . . . . . . . . . . . . . . . . . . . . . . . .  21 51

Space Programming Architecture

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