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8/13/2019 Space Programming Architecture
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UnitedStates Officeof July2004EnvironmentalProtection Administrationand
Agency ResourcesManagement(2304)
EPAFACILITIESMANUAL,VOLUME1
SpaceAcquisitionandPlanningGuidelines
Printed on Recycled Paper
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SpaceAcquisitionandPlanningGuidelines July2004
Foreword
Foreword
TheEPA Facilities Manualiscomprisedoffourdistinct,yetcomplementaryresourcesforplanningand
managingEnvironmentalProtectionAgency(EPA)facilities.Thesefourvolumesaremeanttobeused
simultaneouslytodeterminedesignintent,requirements,andtheongoingevaluationofallEPAfacilities.
Theuseofonevolumewithoutreferencetotheotherthreewouldresultinanincompleteunderstanding
oftherequirementsforEPAfacilities.
Volume1: TheSpace Acquisition and Planning Guidelinescontaininformationonspaceplanning,
spaceestimation,environment,materials,furniture,process,andmaintenance.EPAs
OfficeofAdministrationandResourcesManagementdevelopedthisdocumenttohelpEPA
facilitiesmanagers,spacemanagers,andlinepersonnelplanandusetheirspace.
Volume2: TheArchitecture and Engineering Guidelines (referredtoastheA&E Guidelines)provideguidanceforfacilitiesmanagement,engineering,planning,andarchitectureprofessionalsin
thedesignandconstructionofnewEPAfacilitiesandtheevaluationofexistingfacilities.
Volume3: TheSafety, Health, and Environmental Management Manual: Safety and Health
RequirementsoutlinessafetyandhealthconsiderationsforownedorleasedEPAfacilities.
TheManualsgoalistomaintainasafeandhealthfulworkplacethatprotectsagainstinjury,
illness,andlossoflife.
Volume4: TheSafety, Health, and Environmental Management Manual:Environmental Management
Guidelines,establishesenvironmentalspecificationstobeaddressedbydesignersand
managersofEPAfacilitiesandrelatedbuildingsystems.
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SpaceAcquisitionandPlanningGuidelines July2004
TableofContents
SpaceAcquisitionandPlanningGuidelines
CONTENTS
1. Introduction
1.1 Statemento fPurpo se . . . . . . . . . . . . . . . . . 1
1.2 Background . . . . . . . . . . . . . . . . . . . . . . . . . 1 6. FurnitureandEquipment
1.3 OrganizationoftheEPAFacilitiesManual 1 6.1 SystemsFurnitureandLooseFurniture . . 45
2. HowSpaceisAcquired 6.3 Telecommunications . . . . . . . . . . . . . . . . . 49
2.1 EPAsRole . . . . . . . . . . . . . . . . . . . . . . . . . 2 6.4 Special andMisce llaneousEquipment . . . 50
2.2 GSAsRole: theSFOandthePOR. . . . . . . 4
2.3 Budgeting . . . . . . . . . . . . . . . . . . . . . . . . . . 5
2.3.1 General . . . . . . . . . . . . . . . . . . . . . . 5
2.3.2 Tenant Improvements (TI) . . . . . . . 5
3. DeterminingSpaceNeeds
3.1 Programming:ProvidingforGrowthand
Change . . . . . . . . . . . . . . . . . . . . . . . . . . . 11
3.2 DevelopingtheProgramofRequirements 12
5.7 SummaryofProgramSpaceRequirements 41
6.2 Labora toryCaseworkandFumeHoods . . 48
3.2.1 General . . . . . . . . . . . . . . . . . . . . . 12
3.2.2 Security . . . . . . . . . . . . . . . . . . . . . 12
3.2.3 SiteSelection . . . . . . . . . . . . . . . . . 1 2
3.2.4 OfficeandOfficeSupportSpace. . 14
3.2.5 Laboratories. . . . . . . . . . . . . . . . . . 2 0
3.2.6 LaboratorySupportSpaces . . . . . . 23
3.2.7 SpecialSpaces . . . . . . . . . . . . . . . . 2 3
4. TechnicalAspectsofSpacePlanning
4.1 General . . . . . . . . . . . . . . . . . . . . . . . . . . . 27
4.2 OverviewofTechnica lConsiderat ions . . . 27
4.2.1 CodeCompliance . . . . . . . . . . . . . 2 7
4.2.2 HandicappedAccessibil ity . . . . . . 28
4.2.4 Bu ild ing S ys te ms . . . . . . . . . . . . . . 2 8
4.2.3 GSAFacilitiesStandards
PBS-P100 . . . . . . . . . . . . . . . . . . . 28
4.3 OverviewofEnvironmentalConsiderations29
5. PrinciplesofSpacePlanning
5.1 ProfessionalDesignandPlanning
Assistance . . . . . . . . . . . . . . . . . . . . . . . . . 31
5.2 Area Measurement ;Eff ic iency . . . . . . . . . 32
5.2.1 General . . . . . . . . . . . . . . . . . . . . . 32
5.2.2 AreaDefinitions . . . . . . . . . . . . . . 3 2
5.3 PlanOrganization . . . . . . . . . . . . . . . . . . . 3 3
5.4 BlockingandStacking . . . . . . . . . . . . . . . 3 8
5.4.1 BlockD esignations . . . . . . . . . . . . 3 8
5.4.2 Stacking . . . . . . . . . . . . . . . . . . . . . 38
5.5 Circulationand Egress . . . . . . . . . . . . . . . 40
5.6 CirculationFactor . . . . . . . . . . . . . . . . . . . 40
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SpaceAcquisitionandPlanningGuidelines July2004
Chapter1-Introduction
Chapter1-Introduction
1.1 StatementofPurpose
TheEPA Facilities Manual, infourvolumes,isintendedtosetforthandcodifytheagencys
variousrecommendedstandardsforitsnation-wideofficeandlaboratoryfacilities.Sinceits
inceptionin1970,theEPAhasacquiredofficespaceandlaboratoriesofvariouskindsinsupport
ofitsmissiontomonitorandtoadvancethenationsenvironmentalwell-being.Astheagencys
missionhasgrown,sohasitsstaffandtherequirementforofficespace,andasscientific
knowledgehasexpanded,theneedforimprovedlaboratoryfacilitieshasincreased.Tokeeppace
withgrowthandchange,implementthroughouttheagencythelessonslearnedthroughexperience
andpractice,promoteanequitableallocationofspaceforallemployees,andensurecontinuing
safeandhealthyoperationsofitsfacilities,theagencyhasdevelopedthisfour-partmanualforuse
byEPAadministrators,laboratorydirectors,facilitiesmanagers,designprofessionals,andanyone
involvedwiththeacquisition,design,operations,andmaintenanceofEPAfacilities.
1.2 Background
Overthecourseofitsover30yearsofoperation,theEPAhasdevelopedstandardsandguidelines
fortheacquisition,design,andoperationsofitsofficespaceanditslaboratoryfacilities.These
standardshadbeenpreviouslypublishedbytheagencyasthreeseparatemanuals:Space
Guidelines (Volumes1&2),directedprimarilyattheacquisitionandplanningofofficespace;
Architecture, Engineering and Planning Guidelines; andthe Facility Safety, Health, and
Environmental Management Manual. Therevised,integratedEPA Facilities Manual updatesand
reorganizesthesedocumentsasexplainedbelow.
1.3 OrganizationoftheEPAFacilitiesManual
TheupdatedEPA Facilities Manual hasbeendividedintofourvolumes,eachvolumedirectedata
specificaudience:
Volume1,Space Acquisition and Planning Guidelines,isintendedfortheoffice
director/administratorandthefacilitiesmanagerwhosejobitistoacquirespace.Ithelps
suchpersonstoestimatehowmuchspacewillbeneeded,howthespacecouldbeplannedin
anefficientandcost-effectiveway,andwhatconstraintsmustbeconsidered:budget,code
requirements,environmentalaspects,andsimilarfactorsthatwillaffecttheworkplace.
Onlyanoverviewofthetechnicalconsiderationsisprovidedhere:thevolumethatfollows
describessuchtechnicalfactorsingreaterdetail.
Volume2,Architecture and Engineering Guidelines ismeantforthosewhowillhave
responsibilityforthedesignandconstructionofthespace,whethernewlyacquiredor
scheduledforalteration. Thisvolumeaddressesbuildingsystems(HVAC,lighting,power
andtelecommunications,plumbing),buildingcodes,firesafety,security,andbuilding
materialsandfinishes.Thisvolumealsodiscussesgreenbuildingconsiderationsfor
buildingdesign.BecauseofEPAsmission,itisespeciallyimportantthattheagencytake
theleadindemonstratingthemostcurrentthinkingwithrespecttoenvironmentally
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Chapter1-Introduction
effectivedesignandoperationinitsfacilities,and,wheneverpossible,provideanexample
tothepublicandprivatesectors.
Volume3,Safety, Health,and Environmental Manual: Safety and Health Requirementssets
forthEPAsstandardsandrecommendationsfortheoperationsofitsfacilities,bothownedandleased. Thesestandardsrelateprimarilytothesafetyandhealthofbuildingoccupants,
andaddressconcernssuchasfireandlifesafety,indoorairquality,andthesafehandlingof
chemicalsandhazardousmaterialinthelaboratoryenvironment.
Volume4,Safety, Health,and Environmental Manual:Environmental Management
Guidelines,providesadetailedprogramoftheenvironmentalfactorstobeconsideredinthe
operationsandmaintenanceofEPAspace.Thisvolumealsoconsiderssomeenvironmental
factorsastheyaffectbuildingdesignand,therefore,manyitemsarecross-referencedin
Volumes2and3.
Althougheachvolumeofthemanualisfocusedonaspecificaspectoffacilitiesplanning,facilities
management,orboth,somematerialhasapplicabilitytoallaspects,andcross-referencesfromonevolumetoanotherareincludedwhereappropriate.Forexample,thediscussionofegressis
relevanttoboththespaceplanningofthefacilityandthetechnicalcoderequirementsaddressedin
Volumes2and3.Similarly,theselectionofenvironmentallyappropriatematerialsisatopic
germanetobothVolumes2and4.Whereappropriate,andtoavoidunnecessaryduplicationof
material,cross-referenceshavebeenprovidedbetweenvolumes.
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Chapter2-HowSpaceisAcquired
Chapter2-HowSpaceisAcquired
2.1 EPAsRole
InitiatingtheProcess:Thereareanumberofreasonsthatwouldleadtoaperceivedneedfornew
space.Examplesofsuchreasonsmightincludetheexpirationofalease,theneedtoconsolidate
andupgradeexistingfragmentedspaces,thecreationofnewmissionassignmentsnecessitating
neworexpandedofficeandlaboratoryfacilities,ortheneedtoreplaceoutdatedordeteriorated
space. Inthegreatmajorityofinstances,thespacetobeacquiredwillbeleasedspace,andthe
processdescribedhereinisappropriatetosuchacquisition.InthefewcaseswhereEPAistoown
thespace,asomewhatdifferentprocessisfollowed.
Whateverthereasonfortheneedtoacquirespace,thefirsttaskwillbetodeterminetheamount
andtypeofspacetobesought.Thecreationofaplanningteamthatcandevelopapreliminary
programforthespacetoberequestedisanappropriatewaytostart.TheEPAplanningteamwillberequiredtocoordinateitsworkwithEPAHeadquarters,withtheGeneralServices
Administration(GSA),withtheendusersofthespace,andwithspecialists(bothin-houseand
consultants)whocanbringexpertiseindisciplinessuchaslaboratorydesign,telecommunications,
computernetworking,furnitureprocurement,security,andfoodservice,asmayberequired.The
planningteamistypicallydrawnfromtheEPAgroupneedingthenewspace(Regionalofficeor
Headquarterscomponent),isaugmentedwithoutsideconsultantswhennecessaryandappropriate,
andismonitoredandadvisedbytheEPAFacilitiesManagementServicesDivision.Formost
largeprojects,theretentionofanoutsidearchitectural/planningfirmthathasexperiencewith
EPAsrequirementsiswarranted.
Theplanningteam,onceselected,canproceedwiththeworknecessarytodeterminethespace
needs. Typically,thisprocesswouldconsistofinterviewswithkeypersonneltoestablishpresentandprojectedstaffing,inventoryingofequipmenttobelocatedinthenewspace,andananalysis
ofwhatspecialspacesmightbeincludedinthenewfacility.Theremaybeaneedtoprovide
servicessuchasachildrensdaycarecenter,aconference/trainingfacility,afitnessfacility,and
extensiveprovisionforstorage/warehousing.
Indevelopingitsprogramofrequirements,theplanningteammustmakeappropriateallowances
forsupportspace,suchasconferenceandmeetingrooms,receptionareas,filingspace,and
circulation. ThisvolumeoftheEPA Facilities Manualprovidessomeguidelinestoassistthe
planningteaminarrivingatreasonableallowancesforsuchsupportareas,inadditiontoareas
neededforofficesandworkstations.Itisimportanttonotethattherentchargedtotheagencywill
bebasedonrentablearea,andthatspaceexceedingGSAsstandardsmaynotbeallowed.
Whentheplanningteamhascompleteditsworkandreachedanin-houseconsensusonitsspace
program,thenextstepistosubmititsrequesttotheGSA.Typically,thesummaryofspace
requirementsissubmittedinamemorequest,theformatforwhichismutuallyagreeabletoGSA
andtheagency.Informationintherequestshouldincludelocation,squarefootagerequired,
constructionrequirements,anddurationofthespaceneed.
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Insomecircumstances,suchasalaboratoryprocurement,theEPAisgrantedtheauthorityto
conductitsownprocurementprocess.
2.2 GSAsRole:TheSFOandthePOR
GSAhasthemissionassignmenttolocateappropriatespaceforthevariousagenciesofthefederal
government,anduponreceiptoftherequestforspace,itwillinvestigatewaysinwhichtherequest
canbefilled;lookingfirsttofindvacantspaceinanexistingfederalbuilding.Ifsuchspaceisnot
available,GSAwillthensolicitoffersfromtheprivatesectortoleasespaceinanexistingstructure
orinanewbuild-to-suitfacility.Therequestforspace,ifmorethan10,000usablesquarefeet,
ispublishedbyGSAinaSolicitationforOffers(SFO),whichdescribesthetermsofthelease,the
typeandamountofspacerequired,anddetailsofitsoperationandmaintenance. Tosupplement
theSFO,aProgramofRequirements(POR)isattached,adocumentthatprovidesthespecific
detailsofthespaceandservesasaguideforthepreparationoftenantfit-outdrawingsand
specifications.
TheSFOispreparedbyGSAwithinputfromtheagency.Itprovidestechnicalandperformance
characteristicsthatshouldresultinfirst-classspace.Itgenerallyfollowsthesameformatforeach
project,andcoversthefollowingpoints:
Amountandtypeofspace
Areaofconsideration(locationofspace)
Leaseterms(lengthoflease;renewaloptions)
Proposalsubmissionguidelines
Evaluationcriteriaforoffersandawardoflease
Projectschedule
Basebuildingrequirements(e.g.,appearance,quality,codecompliance,buildingsystems)
Tenantfit-outrequirements(e.g.,partitions,doors,finishes)
Buildingservices,utilities,maintenance
Miscellaneousprovisions(e.g.,parking,landscaping,security).
ThePORaccompaniestheSFOandisintendedtodescribetheagencysspecificneedsandto
providethebasisforthedevelopmentoftenantspacelayouts.ThePORtailorsthegenericspace
describedbytheSFOtomakethespacemoresuitedtotheagencysspecificneeds. Itspreparation
typicallyrequirestheassistanceofoutsideprofessionalservices.Chapter3discussespreparation
ofthePORingreaterdetail.TopicsaddressedinthePORinclude:
Enumerationoftheamountandtypeofspacerequiredtohousetheagency:offices,
workstations,laboratories,andsupportspaces
Listingoftherequiredspecialspaces:conference/trainingspace,hazardousmaterialsstorage,foodservice,andfitnesscenter
Descriptionsofbuildingsystemsastheyrelatetotheinteriorfit-out:lighting,powerand
telecommunicationsrequirements,heating,ventilationandair-conditioning(HVAC)
requirements,andacoustics
Forspecialspacessuchaslaboratories,allofthetechnicalrequirementsforthefacility
includingdetailedroomdatasheetsforeachlaboratoryroom
Requirementsforfacilitysecuritysystems
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Chapter2-HowSpaceisAcquired
Interiorfinishesanddetails,includingabovestandardfinishes
Proposedfurniture:systemsfurniture,loosefurniture,andlaboratorycasework.
2.3 Budgeting
2.3.1 GENERAL
ThecostofspaceisclearlyaprimeconsiderationinthedevelopmentoftheSFOandthePOR.
TheGSAPBShasdocumenteditspoliciesforcomputingrentsandfordeterminingtenant
improvementcostsinitsPricing Desk Guide. TheGuideexplainsindetailthePBSpolicieswith
respecttotypesofspace,keypricingelements,forcedmoves,customeragencyrightsandoptions,
andsimilarfactorsthatdeterminetherentsandfeesthatwillbechargedtotheagency.
Inadditiontotherent,theagencymustalsoconsideritemssuchascostsofswingspace,move
costs,furnitureandequipmentcosts,securitycosts,andtelecommunicationscosts.
Intheinitialstagesofprojectplanning,costestimatingisnecessarilysomewhatrough,andfirst
estimatesareorder-of-magnitudebasedonexperiencewithsimilartypesofspace.Itishelpful
toseekoutsideassistanceinarrivingatbudgetnumbersforconstructioncosts. Suchhelpcanbe
providedbyalocalarchitectureandengineering(A-E)firmwithexperienceinthetypeofproject
contemplated,orbyacontractorwhohasrecentlyworkedonprojectssimilarinsizeandscopeto
theproposedfacility.Also,estimatingaidssuchastheR.H.MeansBuilding Construction Cost
Data,whichisupdatedannually,canofferusefulinformation.Somefactorstoconsiderinthe
earlyplanningstages:
Beforedetaileddrawingsandspecificationshavebeenprepared,estimatesaretypically
developedonasquarefootbasis.Astheprojectproceedsandmoreinformationbecomes
available,estimatingcanalsobecomemoredetailedandaccurate.
Becauseoftheextentandcomplexityofmechanicalandelectricalservicesrequiredin
laboratories,aswellasthecostsofcaseworkandfumehoods,thesquarefootcostsofsuch
laboratorieswillbesubstantiallyhigherthanthatofstandardofficespace.
Iftheprojectisarenovationofanexistingstructure,costsaregreaterthanfornew
construction.Ifthebuildingisconsideredtobeofhistoricinterest,andsubjectto
requirementsthathistoricelementsaretobepreservedand/orrestored,costsare
significantlyhigher,andtheconstructionscheduleisconsiderablylengthened.
Iftheprojectincludesaneedtoremediatehazardousmaterials,suchasexistingasbestos-containingmaterialsorcontaminatedearthatthesite,thecostforsuchremediation,aswell
asitsimpactonthetimeschedule,mustbeconsidered.
Indevelopingtheprojectestimate,anescalationfactortoaccountforinflationshouldbe
included. Atentativeconstructionscheduleshouldbeprepared,andcostsescalatedtothe
mid-pointoftheconstructionperiod.
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Chapter2-HowSpaceisAcquired
Constructioncostscanvaryconsiderablyfromonecitytoanother.Comparativecost
indexesareavailablethatprovidefactorstoadjustconstructioncostsforvariousurban
locations.
Budgetestimatesneedtoincludefeesforprofessionalservices:A-Edesignfees,projectsupervision,andspecializedconsultants(ifany).
Iftheprogramrequiresthattheorganizationrelocatetemporarilytoswingspacewhilethe
permanentquartersareundergoingrenovation,itmaybenecessarytoconsultlocalreal
estatebrokerstodeterminetheavailabilityandcostofthetemporaryspace.Itmayalsobe
possibletoundertaketherenovationprojectinstagessuchthatpartofthebuildingcanserve
asswingspaceasconstructionproceedsintheunoccupiedportion.Theuseofswingspace
cangreatlyincreasetheoverallcostoftheprogramandcannotbeoverlookedbecausesuch
costs,whenaddedtotheothercostsofconstruction,furnitureandequipment,maymakethe
entireprojecteconomicallyunfeasible.Thecostofswingspacemayinclude,inadditionto
leasecostsofthespace(atshort-termrates),twomovesofpersonnel,possibleminimal
rehabilitationoftheswingspace,andthepossibleneedtoleaseormakeotherprovisionforfurnitureintheswingspace.
Totheotherbudgetcostsnotedabove(e.g.,construction,professionalfees,escalationfor
inflation)mustbeaddedcostsforfurniture,equipment,movecosts,securitysystemsand
monitoring,andtelecommunications.Theseareusuallyestimatedonaperpersonorper
workstationbasis.Dependingonthefundsavailable,itmaybedecidedthatleasingofthe
furnituremaybepreferabletooutrightpurchase.
Thepre-constructioncostestimateisonlyanapproximation,untilsuchtimeascontractors
submitfirmbidsforthebuild-outoftheleasedspace.Itisthereforecustomarytoincludea
contingencyfactortocovertheunanticipatedcoststhatmaypotentiallyappearduring
construction. Thisfactormayrangefrom10%to20%,dependingonthelevelof
informationonwhichthepreliminarycostestimateisbased.Whereconstructionistobe
renovationofanexistingstructure,asopposedtonewconstruction,ahighercontingency
factorshouldbeapplied,asconditionsrequiringadditionalexpensemaynotappearuntil
demolitionofexistingfinishestakesplace.
2.3.2 TENANT IMPROVEMENTS (TI)
GSAprovidesguidancetoclientagenciesinitsPricing Desk Guide. Thisdocumentsetsforth
GSAspoliciesfordeterminingwhatconstructionitemsaretobeconsideredasbasebuilding
(andthereforetheresponsibilityofthelandlord)andwhatportionsofthebuild-outofbuilding
interiorsaretobeincludedinthetenantimprovement(TI)allowance.ThefollowingsummarizesGSAsKeyPricingElementsfromthePricing Desk Guide.
WhenanagencyprocuresspacethroughGSA,itisprovidedwithanallowancetofinancethe
build-outoftheinteriors.Whilethisallowanceisproratedintotherent,theprocessmakesfunds
availableupfronttofacilitateoccupancy.Theallowancehastwocomponents:thegeneral
componentandthecustomizationcomponent.
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Chapter2-HowSpaceisAcquired
Thegeneralcomponentisadollaramountpersquarefoottocoverthecostofpartitions,doors,
carpeting,andsuchstandardwork-letteritems.Theallowanceisintendedtotakethespacefroma
buildingshelltoavanillaofficespace.Thisallowanceissetnationally,adjustedannually,
andindexedtolocalconstructioncosts.
Thecustomizationcomponentisalsoadollaramountpersquarefootbutistailoredtoindividual
agenciesandbureaus.Thiscomponentisintendedtocoverspecialitemsandfinishesthatarenot
typicaltoallofficespacebutarenecessarytocustomizethespaceforaparticularagency.
Examplesincludemillwork,laboratorycountertopsandfumehoods,privaterestrooms,raised
accessflooring,slab-to-slabwalls,andbuilt-inequipment.Customizationtiers,eachequaltoa
tenthofthevalueofthegeneralallowance,havebeencreated.Basedonhistoricaldata,each
agencyorbureauhasbeenassignedatier.Atpresent(2003),EPAhasbeenplacedinTier3,
meaningthata30%customizationallowanceisprovidedforbuild-outinadditiontothegeneral
componentdollars.
Collectively,thegeneralandcustomizationcomponentsconstitutetheTIallowance.Inany
instance,shouldbuild-outcostsexceedtheTIallowance,thetenantagency(EPA)isresponsiblefortheexcessamount.
GSAhasalsoclearlyidentifiedtheinteriorelementsthataretobecoveredbytheTIallowance.
Fundsforthebasebuilding(evenwhenresidualfundsexist)arenottransferableforTIuse.
BudgetsforthebasebuildingandTIareseparateandarenottobecommingled.Theonly
exceptionwouldbetheuseofTIfundsforbase-buildinginaprospectuslevelprojectwhereacost
overrunhasoccurredinthepurchaseofthesiteoronconstructionoftheshell,andthenonlywith
thetenantagencysconsent.
Inthetablesthatfollow,Table2.3.3identifiestheitemsforbase-buildingandtenantareasthat
constitutethebuildingshell,andTable2.3.4liststheelementsthattypicallyconstitutetheTI.
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Table2.3.3. BaseBuildingandTenantAreaItemsIncludedintheBuildingShell
Base Building Tenant Areas
Basestructureandbuildingenclosurecomponents Broomcleanconcretefloorslab,withlevelfloornot(windowswithexteriorfinishes)arecomplete. varyingmore than1/4inch(6mm)overten(10)foot
(3,048mm)horizontalruninaccordancewith
AmericanConcreteInstitute(ACI)Standards.
Basebuildingelectricalandmechanicalsystems(e.g., Gypsumwallboard,spackledandprimepainted,on
centralfirealarm,chillerplant,coolingtower)are exteriorperimeterwallsandinteriorcorewallsare
completeandfunctional. installed.
Allcommonareas,suchaslobbies,elevators,fire Fullyinstalled2X2foot(610x610mm)suspended
egresscorridorsandstairwells,garages,andservice acousticalceilingwith2X2parabolicfluorescent(or
areasarecomplete.Circulationcorridorsareprovided otherbuildingstandardsuchas2'.0"X4'.0"(610x
aspartofthebasebuildingonlyonmulti-tenanted 1,220mm)fixtures)installedintheceilinggridforan
floorswherethecorridoriscommontomorethanone openofficeplanattherateofonefixtureper80
tenant. Onsingletenantfloors,onlythefireegress BOMAusablesquarefeet(7.43sm)or100rentable
corridornecessarytomeetcodeisprovidedaspartof squarefeet(9.29sm).
theshell.
Bui ldingcommonres troomsare comple te and Commoncorridor studwalls ,withoutgypsumboardon
operational. demisedtenants'premisesideandwithoutsuiteentry
door,areinstalled.
Buildingcoresoneachfloorwithleaseablespace Centralheating,ventilationandairconditioning
containthefollowing: systemsareinstalledandoperational,including,as
appropriate,mainandbranchlines,VAVboxes,
Tappabledomesticwaterriser,servicesanitarydrain, dampers,flexductsanddiffusers,foropenoffice
sanitaryvent,readyforextensiontotenantdemised layout.Conditionedairthroughmediumpressure
area(s). ductworkata rateof0.75cfm/squarefootofBOMAusableareaisprovided.
Electricalpowerdistributionpanelsandcircuit
breakersav ailable inanelec tricalclo set ,wi thcapac ity
at277/480voltand120/208volt,3phases,4wiring
providing7wa ttsperB OM Au sable(5 wa ttspe r
rentable)squarefoot.
Designatedconnectionpointtothecentralfirealarm
systemforextensiontotenantdemisedarea(s).
Distributionbackboardwithinawireclosetfor
connectiontotenant'stelephonelines.Verticalconduit
(emptysleeve)throughbuildingcore,availablefortenantwiring/cabling.
Sprinklermainsanddistributionpipinginaprotection
layout(openplan)withheadsturneddown,concealed
withanescutcheonortrimplate,areinstalled.
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Chapter2-HowSpaceisAcquired
Table2.3.4 TypicalTenantImprovements
Millwork
)
Electricalandtelephoneoutletsandwiringfromthetenantdemisedpremisestothebuildingcore
Carpetingorotherfloorcovering;raisedaccessflooring
Plumbingfixtureswithinthedemisedpremisesandconnectiontothebuildingcore
Partitioningandwallfinishes
Doors(includingsuiteentry),sidelightsandframes,andhardware
Firealarmwiringfrombuildingcoretotenantspaceandwithintenantspace;pullstations;strobes;
annunciators;andexitsignagewithinthedemisedpremises
Thermostats
Windowtreatments
Supplementalpower,coolingorheating(abovetheopenofficeplanlayoutcapacitiesprovidedinbase
building)higherratesofairexchanges(ifitentailsadditionalorupgradedairhandlingequipment);
pathogencontrolsystems;andallotherspecialHVACcomponentsrequiredbyspecifictenantneeds
Adjustmentorrepositioningofsprinklerheadssoasnottoconflictwithtenant'sparticularoffice
partitionlayout;additionalsprinklersrequiredbylocalcodetomeettenant'slayout,orceilinggrid
adjustmentsandconsequentrepositioningofsprinklerheadstothecenterofceilingtiles
Tenantsignageinthecommoncorridorandwithinthetenant'sdemisedarea.(Anoveralltenant
directoryinthebuildinglobbyispartofbuildingshell.
Changes(moves)oradditionstotheopenplanlightingpattern,ortotheopenplanHVACdistribution
network(e.g.,additionalductworkandceilingdiffuserstoaccommodateindividualofficelayout)
Upgradesorchangestobuildingstandarditems,suchasplasterorvaultedceilings,specialtylighting,
andupgradedceilingtile
Structuralenhancementstobasebuildingtosupportnon-conventionalfloorloads,suchasalibrary.
(Thecostforstructurallychangedspaceisnolongerbornebythetenantthroughacontinuing
premiumrentcharge.)
Privatebathrooms,privateelevators,orstaircaseswithintenantspace
Laboratorycasework
Securitysystemsandfeatureswithintenantspacearepartoftenantimprovements;specialtysecurity
systemsandfeaturesfortheentirebuildingrequestedbytenants(usuallythroughthebuildingsecurity
committee)areneitherbuildingshellnortenantimprovements.Theyareaseparatecapitalinvestment
inthepropertyandchargedtoagenciesaspartofthebuildingspecificsecuritycharge.
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3.1 Programming:ProvidingforGrowthandChange
Todeterminehowmuchspacewillberequired,theagencymustfirstestablishthenumberof
personsitintendstohouseinthatspace,aswellasanyspecialspacesitexpectstoinclude. Most
EPAfacilitiesconsistofofficeandofficesupportspace,laboratoriesandlaboratorysupportspace,
oracombinationofthesetwotypes.LargerEPAinstallationsmayalsoincludespecialspaces
suchasfitnesscenters,childcare,orfoodservice.
Ananalysisoftheexistingorganization,includingitsstructure,operations,currentstaffing,and
currentuseofspace,willprovidemuchinformationtoguidedevelopmentoftheprogram.
Interviewswithkeypersonswithintheorganizationwillhelptodeterminethewayitfunctions,
howimprovementscanbemade,andwhatcurrentshortcomingsshouldbeaddressedinthenewspace.Besidescurrentstaffing,includingvacancies,on-sitecontractorpersonnel,interns,stay-
in-schools,andseniorenvironmentalemployees(SEEs),theprogrammermustallowfor
anticipatedgrowthandmakereasonableprojectionsofwhattheorganizationcouldlooklikefive
yearsinthefuture.(Thewordreasonableisemphasized;unrealisticprojectionsoffuture
growthmayberejected.)
Havingdevelopedanunderstandingoftheorganizationandthewayitworks,theprogrammercan
directhiseffortstotheofficesandworkstationsneeded.Totheextentthatthenumberofdifferent
officeandworkstationsizescanbeminimized,thebettertheprogramwillbeintermsofflexibility
andadaptabilitytoorganizationalchange.TheEPAhasestablishedguidelines(showninTable
3.2.3.2)fortherecommendedsizeofofficeandworkstationaccordingtotheoccupantsgradeand
positionintheorganization.Theuseofasingleuniversalsizeofworkstation,suitedtothemajorityofemployees,resultsinanefficientandequitableuseofspace,andreadily
accommodateschangesinorganization.Inthesameway,minimizingthenumberofsizesof
enclosedofficesprovidesformaximumflexibility.Anotherwayinwhichthedesiredflexibility
maybeenhancedistosizesmallmeetingorteamingroomssimilarto,andinterchangeablewith,
smallofficestypicallyprovidedformid-levelsupervisorypersonnel.
GSAclassifiesspaceasGeneralUse,Warehouse,Parking,andUnique.TheGeneralUsespace
classificationincludesallsupportspaces,e.g.meetingrooms,conferenceandtrainingfacilities,
automateddataprocessing,laboratories,libraries,high-densityfiling,aswellaslaboratories.A
flatrentrateisassessedfortheentirerentablespace.Themethodologyofseparatecategorization
ofsupportandspecialspacesforpurposesofdeterminingdifferentialrentisnotappliedanymore.
FurtherinformationcanbefoundinthePricing Desk Guidepreviouslymentioned.
Becausemanyfactorscanaffecttheefficientuseofspace,suchasfloorplateswithunusual
configurationsthatleadtoawkwardandunusablecorners,orsmallcolumnbaysthatdictateless
thanoptimallayoutsofworkstations,EPAhaslearnedfromexperiencethatanallowanceofabout
225usablesquarefeet(20.9sm)perperson,whichprovidesforsomeconferenceandfilingspace
aswellastheofficespace,isausefulguideforinitialplanningpurposes.
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3.2 DevelopingtheProgramofRequirements
3.2.1 GENERAL
DefiningtheGoals:Inordertodevelopacomprehensiveandworkableprogram,itishelpfulto
firstdefinewhatisintendedtobeaccomplishedbytheproposednewfacility.Dependingonthespecificpurposesoftheproject,someobjectivesmightinclude:
Toconsolidateexistingfragmentedorganizationalcomponents
Torespondtoincreasedornewlyassignedmissionresponsibilities,ortoprovidefor
increasedstaff
Toimproveoperationalefficienciesandtoreduceoperationandmaintenancecosts
Tocorrectortomitigateexistingcodeand/oraccessibilitydeficiencies
Toenhanceemployeessafetyandenvironmentalconditions
Toreplaceexistingfacilitiesthatareoutdatedordeteriorated,orthatarenolongeravailable
totheagencybecauseofleaseexpirationorsimilarcause
Aclearlydefinedstatementofobjectives,andthecriteriatobeobservedinachievingthem,isthe
firststepincreatingawell-organizedprogramofrequirements.
3.2.2 SECURITY
Securityofoccupantsingovernmentoccupiedfacilities,bothownedandleased,isofgreat
concerninlightofterroristeventsandthreatsinrecentyears.Someguidelinesformakingfederal
facilitiesmoresecurehavebeendevelopedwhileothersareintheprocess.Thesedocuments
addresstheplacementofnewbuildingsonasite,accesscontrol,designandconstruction,and
monitoring.Keyreferencedocumentsinclude:
- USDepartmentofJustice,Recommended Minimum Standards and Applications to Security
Level of Federal Facilities.
- GeneralServicesAdministration,PBS P-100 Facilities Standards for the Public Buildings
Service, Chapter 8 - Security.
- DepartmentofHealthandHumanServices,Guidance for Protecting Building Environments
from Airborne Chemical, Biological, or Radiological Attacks
Thelatesteditionofthesedocumentsshouldbeconsulted.Otherguidancedocumentsmayalsobe
availableinthefuture.
3.2.3 SITE SELECTION
ThegenerallocationoftheproposednewfacilitywillbedefinedintheSFO,whichtypically
establishesanarea(perhapswithinagivenradiusfromsomerelevantpoint,suchasanexisting
relatedEPAfacility)withinwhichthefacilityisexpectedtobebuilt.Insomeinstances,thesitelocationmaybepredetermined,aswhentheproposedprojectistheconstructionofanadditionto
anexistingfacility,orwhenanexistingbuildingistoberenovatedandalteredtoaccommodatethe
programrequirements.Or,GSAmayhavespaceavailableinanexistingbuildingthatissuitably
locatedandofasizethatwillaccommodatetheagencysprogram.
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Intheeventtheagencysplanningteamhasaparticipatoryroleinsiteselection,selectioncriteria
willincludesomeofthefollowingpoints.Itwillbeimportanttohaveprofessionalassistance,
particularlywithrespecttoengineeringaspectsoftheproject.
Minimumrequiredsitearea,basedonthesizeofbuilding,alongwithassociatedsitesupportrequirementssuchasparking.
Sitezoningappropriatetotheintendeduseanddensity.
Communityacceptanceoftheproposedfacility.Insomeinstances,itmaybedesirableto
invitecommunityparticipationinthesiteselectionprocess.Itmayalsobenecessaryto
demonstratetothecommunitythattherewillbenonegativeenvironmentaleffectsonthe
neighborhood,suchasincreasedtrafficorthepossibilityofobjectionablenoiseor
undesirableemissions.
Historicorarchaeologicalaspectsofthesitethatmayimposeconstraintsonnew
construction.
Siteareasufficienttosupportfutureexpansionofthefacility,ifsuchexpansionis
anticipated.
Presenceofadverseenvironmentalconditionsthatmayaffecttheuseofsite,suchassitecontaminantsrequiringremediation;also,presenceofwetlands,potentialforflooding.
Alocationthatprovidesdesiredamenities;forexample,conveniencetopublic
transportationandtoneighborhoodretailshopsandeatingplaces.
Sitecapabilitytoincludeancillarysupportstructuresifrequired,suchasaseparatestorage
buildingforhazardouswaste,orachildcarefacilityseparatefromtheofficesand/or
laboratories. Aseparatehazardouswastebuildingmayrequiresetbacksfromnearby
buildingsandpropertylines(refertoVolume2).
Technicalcharacteristicsofthesite:foundationconditions,possibleseismicactivity,
availableutilities,accessibilityforservicevehiclesandautomobiles.
Requirementsforopenspacetoprovidesetbacksforsecurity(ifrequired)ortoallow
landscapingthatwillenhancethefacilitysappearanceandimage.
ItisEPAspolicy,andalsoarequirementoflawandexecutiveorders,tolenditssupportto
communityeffortstomaintainandrestorebuildingsofhistoricworth,andtopromoteurban
redevelopmentwhereappropriate.Intheselectionofasiteorofanexistingbuildingfora
proposedfacility,theagencysplanningteamshouldconsiderthefeasibilityofadaptingan
existinghistoricstructuretotheproposeduses.Wherenoexistingbuildingisavailablesuitableto
theproposeduse,considerationshouldbegiventodevelopingabuildingthatwillfitintothe
fabricofanurbanredevelopmentarea.Factorstobeaddressedinclude:
Ifanexistinghistoricstructureistobealteredandrehabilitated,GSAtypicallyprovides
guidanceintheformofaBuilding Preservation Plan,whichidentifiesareasofarchitectural
significanceanddefinesthestandardstobeemployedintheconstruction.Forsomebuildings,aHistoric Structures Report maybeavailable.
TheSecretaryoftheInteriorsStandards for Rehabilitation and Guidelines for
Rehabilitating Historic Buildingsoffersadditionalguidanceforpreservationprojects.
Thedesignofanalterationandrehabilitationprojectwillrequirereviewandapprovalby
historicpreservationauthorities;typicallyaStateHistoricPreservationOffice(SHPO)as
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wellasGSApreservationspecialists.Thedesignapproachwilldependonthespecific
buildingbeingrestoredandonthedesiredprogramtobeachieved,sothateachprojectwill
bedifferent.Wherealterationsand/oradditionsareextensive,itisoftenmoredesirableto
separatevisuallythenewconstructionfromtheexistingwork,ratherthantryingtoreplicate
theoriginalconstruction.
Becauseolderstructureswilltypicallyincludeantiquatedmechanical,electrical,and
plumbingsystems,thealterationandrehabilitationwillrequirecareandingenuityonthe
partoftheA-Etointegratemodernbuildingsystemsintothestructureinamanner
sympathetictothehistoricspacesandfinishes.
Similarly,olderstructureswillalsoincludemanyconditionsthatviolatecurrentcodesand
accessibilitystandards,andbringingthemintocompliancewithcurrentcodesmay
necessitateinsomeinstancesdesignsolutionsthatprovideperformancemeetingtheintent
ofthecodesratherthanliteralandcompletecompliance.
Aspreviouslynoted,rehabilitationofanhistoricstructureisanexpensiveundertakingandonewhichrequiresanextendedtimeframeforbothdesignandconstruction.
Theprogrammaticneedsfortheproposedfacilitywillincludeoneormoreofseveraltypesof
space:officespace(alongwithsupport),laboratoryspace(andlabsupport),specialspacessuchas
foodservice,childcare,dataprocessing,conference/training,fitness/wellness,andstorage.A
discussionofthesetypesofspacefollows.
3.2.4 OFFICE AND OFFICE SUPPORT SPACE
3.2.4.1 OFFICES AND WORKSTATIONS
Havingdeterminedthenumberofpersonstobeaccommodatedinthespace,theirjob
functions,andtheirorganizationalhierarchy,thenextstepistoestablishhowmuchspace
willberequiredtohousethem.Thegoalistocreateofficesandworkstationsthatprovidea
pleasantandefficientworkingenvironmentfortheiroccupants,butwithoutwasteofspace.
Basedonpastexperienceandpractice,theEPAhasdevelopedplanningguidelinesthat
suggestappropriaterangesofsizeforvariouscategoriesofagencypersonnel.Athoughtful
applicationoftheseguidelines,whicharelistedinTable3.2.3willresultinanequitable
facility,consistentwithsimilarfacilitiesintheagency,andonethatfallswithinGSAs
generalspacelimits.
IndevelopingthePOR,theplanningteammustbeawareoftheneedforflexibilitysince
organizationalneedswillinevitablychange,andaprogramthatprovidesadaptabilityto
changewillagewell.Theuseofoneortwouniversally-sizedworkstations(ratherthanrigidadherencetoahierarchyofworkstationsizes),suitedtomostemployeesexceptfor
seniormanagement,willpermitfuturechangeswithlittleneedforreconfigurationof
workstations.Theuniversalworkstation(mentionedabovein3.1),whichistypically
from75to80netsquarefeet(6.97to7.43sm),isfoundtobeworkableforthemajorityof
professionalsandseniorclericalstaffandpermitthefuturereassignmentofpersonnelwith
minimaldisruptiontotheexistinglayout.Exhibits1Aand1B,whichfollow,illustrate
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typicalofficeandworkstationlayoutsthatcanbeadaptedtosuitthespecificrequirements
oftheparticularfacility.
Careshouldbetakentolimittheheightofworkstationpanelstotypicallynomorethan65"
tomaximizepenetrationofnaturallighttotheinteriorzones.Selectiveuseoftranslucentglasspanelswillfurtherhelpwithdistributionoflightandcreateabrightandpleasing
ambiance.
Table3.2.4.2:OfficeandWorkstationAreaGuidelines
TYPE
DESIGNATION
TITLEOR
ASSIGNMENT
KEYSPACE
ATTRIBUTES
SIZE
(Approx.)
A Regional
Admin istrator
EnclosedOfficewith
severalvisitorchairs&
conferencetable(6-8)
Furniture:standardorsystemstype
350to375Sq.Ft.
(32.5to34.8sq.m.)
B DeputyRegional
Admin istrator
Enclosedoffice,with
severalvisitorchairs&
conferencetable(4-6)
Furniture:standardor
systemstype
275to300
(25.5to27.9)
C Assoc .Re g.
Admin istrator
DivisionDirector
GeneralCounsel
Enclosedoffice,with
eitherconf.table(4)or
informalseating,plus
pull-upchairs
Furniture:standardor
systemstype
225to250
(20.9to23.2)
D DeputyDivision
Director
BranchChief
Enclosedoffice,with
smalltableorpull-up
chairsforconference
(3to4)
Furniture:standardor
systemstype
170to180
(15.8to16.7)
E SectionChief
SeniorLegal
Enclosedofficeor
semi-enclosedwork
station.2visitorchairs
Furniture:systems
type
100to120
(9.3to11.1)
F UniversalWorkstation Semi-enclosedwork
stationwith0-2visitorchairs.Variationsin
equipmentand
storageneeds.
Furniture:systems
type
75to80
(7.0to7.4)
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3.2.4.2 OFFICE SUPPORT SPACE
Officesupportspaceincludesthoseancillaryfunctionstypicallyassociatedwithofficeuse,
forexample,meetingrooms,filingspace,copying,printingandfaxing,andstorageofoffice
supplies. Formostorganizationalunits,suchasSectionsorBranches,therewillalsobeaneedforareceptionareawithguestseating,aswellasasmallemployeecoffee/beverage
station.Inorderfortheplanningteamtoallowadequatefloorareaforsuchsupport
functions,theagency,basedonexperience,hasdevelopedsupportspaceguidelinestobe
appliedonaperemployeebasis.Theserules-of-thumbareasareusefulforestimatingand
maybemodifiedasneededwheretheorganizationhasanunusualandatypicalmission-
specificrequirement,forexample,whenfilingneedsaregreaterthanusual,orwherethere
isaprovenrequirementforadditionalspaceforgroupmeetings.Guidelinesforestimating
officesupportspaceareasaregiveninTable3.2.3.3:Office Support Space Area Guidelines.
Table3.2.4.3:OfficeSupportSpaceAreaGuidelines
SUPPORT DESCRIPTION APPROXIMATE FREQUENCYSPACES SIZE GUIDE
net square feet
ReceptionArea
Main Centralreception&securitypointfor
visitors
Desk/counterarea;display;seatingfor
6
300sfminimum
(27,87 sm)
1perfacility
Ad jacenttoentrylobby;n earPublic
InformationandDockets
Departmental Reception/waitingforsenior
administrators,e.g.,R.A.,D.D.
Seatingfor2-4
100sfforD.D.
(9,29 sm)
1perfacility
Public Publiceducationcenter
Information Information/displayarea
Library
Smallvideotheater
Varies 1perfacility
Worksta tions&su pport
PublicDockets Reference&researcharea Varies 1perfacility
Work areas
Storageofdockets
MeetingRoom Standardroomformeetingsof6-20 150sfto400sf Varies
people(alsoseeSpecialSpaces: (13,93-37,16 sm)
ConferenceRoom)
Library/
Reference
Referenceareaforemployees,
typicallyforaspecificDivision
200sf
(18,58 sm)
Varies
Shelvingandseats maximum;see
SpecialSpace:
Library
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SUPPORT DESCRIPTION APPROXIMATE FREQUENCY
SPACES SIZE GUIDE
net square feet
Secureevidencestorageroom 100-200sfper
CentralEvidenceMaycontainsecurityfiles,safe
Ifincreasedfloorloadingisrequired,
facility
(9,29 - 18,58 sm)
(O.I.GorC.I.D.
only)
thisisSpecialSpace
CopyCenter
Main/Satellite SeeSpecialSpacetableforMainand
Satellitecopyareas
Convenience Distributednetworkedcopy/printerfor
aclusterofworkstationsandoffices.
Canbelocatedinanopeneasily
accessiblespace
40 sf
(3,71 sm)
Oneper12-20
employees
Filling-General Fillingcabinetsdistributedinopenplan
officearea
9sfpercabinet
(0.84 sm)
Varies
14sfinfilerm.
(1,3 sm)
Equipment Sharedstationforcomputer, 20sf Asneeded
Station microfichereader,typewriter,orother (1,86 sm)
equipment
Spaceforworksurfaceandchair
Closets Closetsorhangingpacefor 0.5sf(0,05 sm) Distributed
employees'andvisitors'coats peremployee
CoffeeStation Am enitywithino ff iceareaCounter 30-35s f 1per+50
withsinka ndstorag e(proximateto (2,79-3,25 sm) employees
wetstack)
Recycling Coordinatedsystemofcollectionfor
recyclablematerials.Planfor7
Coordinatewith
building'smethod
Minimumof1
satellitecenter
materials(whitepaper,newsprint, perfloor
otherpaper,glass,aluminum,plastic,
trash)
Usualmethodhasconveniencebins
distributedlocally,satellitecollection
roomeachfloor,andcentralbuilding
collection/storage
Employee Career,retirement,personal 120sfperroom 1roomper500
Counseling counseling
Discreetaccess
(11.15 sm) +employees
RecreationA. Officespacedevotedtothese 120sfperoffice
CreditUnion employeeamenities (11,15 sm)
Office
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SUPPORT
SPACES
DESCRIPTION APPROXIMATE
SIZE
net square feet
FREQUENCY
GUIDE
OtherdesirableareasthatfallunderGSA"Office"spacelimits
ChildCareCenter
FitnessCenter
Theseareasaredesirablebutconsideredoffice-typespacebytheGSA.BecauseitisdifficultforaRegiontoincludethemandstillmaintain152.5
sf/person(Office),thebestoptionistosharethemwithotheragenciesif
possible.
3.2.5 LABORATORIES
Thedesignoflaboratoriesisaspecialareaofexpertisethatrequirestheextensiveinputofthe
scientistsandtechniciansthatwillusethem,aswellastheassistanceofqualifieddesign
professionalsexperiencedinthisfield.Thisvolumeisnotintendedtoreplacesuchdesign
expertise,butinsteadtoprovideanoverviewofthegeneralrequirementsthatwillleadtoa
reasonablyaccurateestimateoftheamountofspacethatwillbeneeded.Volume2discussesin
greaterdetailmanyoftheaspectsoflaboratorydesign,whileVolume3,Safety, Health, andEnvironmental Management Manual: Safety and Health Requirementsaddressesthehealthand
safetyaspectsoflaboratoryoperations.Becauseofthespecializednatureoflaboratory
operations,andbecauseoftheirtypicallyheavydemandsonafacilitysmechanicalandelectrical
systems,laboratoriesaremostoftenconstructedtomeetrequirementsuniquetothatoperation,
anditwouldbeunusualtofindabuildingthatisreadilyadaptabletothespecializedprogram.
Withrespecttospaceacquisitionandspaceplanning,thefollowingpointsshouldbenoted:
TheEPArecommendsthatlaboratoriesbeconstructedtoastandardizedmodulethatcan
berepeatedandwhichbecauseofitsmodularitycanbeadaptedtochangingmission
assignments.EPAprefersamodulethatisatleast11'(3,353mm)wide(centertocenter
ofdemisingpartitions),andfrom26'to33'(7,925to10,058mm)deep,andfindsthatamoduleofthatsizeaccommodatesthelaboratorycaseworkonbothsides,leavingaisle
spacebetweenthecountertopsofatleast5'(1,524mm).Dependingonthenumberof
peoplethatareexpectedtoworkinthatlaboratory,andtheextentofequipmentand
caseworkthattheyrequire,theroommaybedesignedtooccupytwoorthreelab
modules,ratherthanasinglemodule.Itisimportantthatthemodularschemebe
maintained,asthiswillallowtheflexibilitytoconvertlabsoftwoormoremodulesto
singlelabs,ortocombinesingle-modulelabsintolargerlabsasprogramneedschange.
Insomeinstances,wheretheflowofworkissuchthattwolaboratoriesneedtobe
locatedside-by-side(forexample,wherematerialstobetestedrequirelaboratory
preparationworkpriortoanalysisinasecondlaboratory)thetwolabscanbeconnected
byaswingingorslidingdoortoavoidtheneedtomovethesamplesorchemicals
throughtheprimarycorridor.
Eachlabmodulemusthavedirectaccesstosharedutilitiessuchasgasesandcompressed
air. Thespacecontainingthefacilitiesmustbeeasilyandfullyaccessibletoservice
personnelwithoutdisturbingpersonsworkinginthelabs.Thisseparationoftrafficcan
beachievedbyprovidingautilitycorridorbehindthelabmodules,oraninterstitial
spaceabovethemodules.Allvalvesanddampersinservicelinesshouldbelocatedover
eithertheserviceoraccesscorridortoallowaccessbyservicepersonnel.
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Laboratoriesareusuallydesignedforaspecificpurposethatisdefinedbytheprogram.
However,mostlaboratoriesfallintooneortheotheroftwocategories:wet,thatis,
utilizingchemicalsandprocessesthatrequireplumbingandpiping,aswellasfume
hoods;anddry,whicharetypicallyelectronic.
Laboratoriesmayalsobecategorizedasresearchlaboratoriesortestinglaboratories:the
formerintendedtoinvestigatenewprocessesandmaterials,andthelatterdesignedto
testsamplesbroughtfromthefieldtodeterminecomposition,toxicityandother
properties.Researchlaboratoriesarespecifictothetargetedinvestigationandcouldtake
manyformsdependingontheequipmentemployed,whiletestlaboratoriesarelikelyto
besomewhatmorestandardizedinlayoutsincetestingprocedures(inmostinstances)are
likelytoberepetitionsofpreviouslyestablishedroutines.
Specializedlaboratoryspacemayberequiredforcertaintypesoftestingandresearch.
Suchspecializedspacesmayrequireotherthanstandardizedmodularspaces.Examples
includelaboratoriesthatworkwithanimals,orwithfish,orwithflora.Insuchcases,thescientistsandtechnicianswilldeterminethedetailsofthelabspacesappropriatetotheir
specializedneeds.
Thespaceplanningteamwillneedtodeterminetheflowofworkthroughthelaboratory
facility. Anexampleofsuchaworkflow(notnecessarilythesameforalllabfacilities)
mightbe:collectionofsamplesinthefield,deliveryofsamplestothelabbuilding,
holdingofsamples(perhapsinarefrigeratedholdingroom)priortotesting,preliminary
preparationofthesamplesinapreparationlaboratory,cartingofpreparedsamplesto
finaltestinglaboratory(orlaboratories),andfinallyremovaloftestedmaterialtoa
hazardouswastestoragefacilityforfinaldisposal.
Circulationthroughoutthelaboratoryfacilitymustbecarefullyconsidered.Becauseof
thehazardousnatureofmostlaboratorychemicalsandgases,accesstothelaboratory
areasshouldbelimitedtoauthorizedpersons,andcode-mandatedfireseparationsmust
bestrictlyobserved.Personnelcorridorsservingtheentrancestothelabmodulesshould
beaminimumof6'(1829mm)wide,andtheplannersshouldbeawareofthefactthat
thesecorridorsareusedforcartingofsamplesandchemicals.Thedeliveryofpiped
gasesandchemicalstotheindividuallaboratoriesisbestaccomplishedthroughtheuse
ofaservicepassageway,accesstowhichisrestrictedtotechnicalemployees,orthrough
anoverhead(interstitial)servicespace.BecausetheEPAprefersthatitslaboratory
facilitiesbeplacedinone-storystructures,verticalcirculation(stairsandelevators)
shouldnot,inmostcases,benecessary.Exhibit2providesadiagramoftypical
laboratory-typemodules.Note,however,thatsomeveryspecializedlaboratoriesmayvarybecauseofthenatureofthemissionandtheequipmentrequired,andthelaboratory
installationmustbetailoredtothespecificagencyneeds.
Becauseofthespecializednatureoflaboratories,thePORshouldincludeextensiveinformation
abouttherequirementsofeachlaboratory,includingtheengineeringdetails.Theinformationis
conveyedthroughtheuseofRoomDataSheets,whicharetobeprovidedforeachlaboratory.
TheRoomDataSheetshouldindicatelocation,size,andtypeoffumehoods,laboratory
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caseworkandcountertops,roomfinishes,plumbingrequirements(e.g.,sinks,emergency
showers,eyewashstations),powerandsignalconnections,locationsofrequiredlaboratorygas
connections,andsimilardetails.AppendixCofVolume2showsexamplesofRoomDataSheets
forlaboratoriesofvariousmodularsizes.
Exhibit2Generic Laboratory Layouts, whichfollows,illustrateslaboratoriesofone,two,and
threemodules.
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3.2.6 LABORATORY SUPPORT SPACES
Laboratorysupportspaceincludesthoseroomsandspacesrequiredtosupportthelaboratories
themselves,andwillvaryaccordingtothespecificmissionofthefacility.Typically,such
supportspacesmightinclude:
Technicallibrary
Storageforchemicals
Storageforhazardouswaste
Glasswashingfacilities
Supportspacesforspecializedlabs,suchasforanimalorfishresearch.
RoomDataSheets,similartothoseprovidedforthelaboratoriesthemselves,shouldalsobe
includedinthePORtodelineatethesupportspacerequirements.
3.2.7 SPECIAL SPACES
Specialspacesaredefinedasthosethatrequiremodificationstothebasebuildingarchitecturaland/ormechanicalsystemsinordertoaccommodatethespaceusesproposed.Examplesinclude
spacesrequiringreinforcedfloorloadingcapacity(libraries,highdensityfilerooms),augmented
HVACsystems(largemeeting/trainingroomswithhighoccupancyrates),spaceswithspecial
electricalservicerequirements(computerrooms),andspaceswithadditionalplumbingsystems
suchasfoodservicefacilities.
Table3.2.8:Special Space Area Guidelines,whichfollows,describestheapproximatesizeand
frequencyofSpecialSpacesthataretypicallyfoundinEPAfacilities.
TABLE3.2.8:TableofSpecialSpaceAreaGuidelines
SPECIAL DESCRIPTION APPROXIMATE FREQUENCY
SPACES SIZE GUIDE
net square feet
CommonSpecialSpaces
Minimum
ConferenceRoom Meetingroomwithaudio-visual Varies 1perfacility,
capabilities 400to800sf preferably1
Specializedlighting,power,HVAC (37,16 - 74,32 perflooror1
sm ) per150
employees
CopyCenter
Main Sharedfacilityforlargevolume
copying,collating&binding
Servicecounter,reproduction
equipment,tables,storage,recycling
bins
750sf
(69,68 sm)
1perfacility
SpecializedHVAC,power,acoustics
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SPECIAL DESCRIPTION APPROXIMATE FREQUENCY
SPACES SIZE GUIDE
net square feet
Satellite Centralizedroomforroutineoffice
copying
1-2copiers,table,storage,recycling
bins
225sf
(20,90 sm)
1perflooror
1per150
employees
SpecializedHVAC,power,acoustics
CommonSpecialSpaces
Public Enclosedspaceforlaserprinters 70sffor1-3 Walking
Information servingPCs,LANs
Counter,paperstorage
printer
(6,5 sm)
distance
maximum75'
ForIAQ,recommendedove rproviding
printersinopenworkareas;special
exhaust
Specializedroomformainframeor
ComputerRoom LANequipmentandrelated
workstations
Varieswith
equipment
SpecializedHVAC,power,
telecommunications
Equipmentsupportfornetworked
computerservices
Specializedroomforvoicean ddata Varieswith Minimum
LANRoom/
TelecomRoom
communicationsequipment.Includes
racks,table/counterformonitorand
equipment
(minsize:80-100
1perfloor
fileservers sf)
Locatecentrally;stackfloors (7,43-9,29 sm)
RequiresHVACanduninterruptible
powersupply.
Primarytelecommunicationswiringto
runfromproviderpointofentrytothis
spacefordistributiontothefloor.
Locatesuchthatcableruntothe
furthestPConthefloordoesnot
exceed295feet.
Provideforaverticalbankofconduits
(orsleevesthrufloors),including
sparesforfutureuse,toconnecteach
verticallystackedroomwiththe
primaryservice.
Buildingdesignshouldalsoconsider
theuseofraisedfloorthroughoutthe
occupiedspacetofacilitatecable
and/orairdistribution.
SupportSpaces
Library ReferenceareaforEPAemployees
andpublic
Variesw/sizeof
region+
1perfacility
Re adingare a,stack s,ca talogu ing, specialization Maybe
storage separatelaw
Specializedfloorloading,humidity library
control,lighting
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SPECIAL DESCRIPTION APPROXIMATE FREQUENCY
SPACES SIZE GUIDE
net square feet
Filing:Secure Enclosedareaorspecialfilecabinets
forconfidentialmaterial
Varies Asneeded
Specializedfloorloading,fireproofing
HighDensity Compactstorageforfilesorother
media,usingmechanizedequipment
Specializedfloorloading
80sfper
Lectriever
(7,43 sm)
1H.D.unit
perfloorif
needed&
structure
allows
Mail&Stock
Room
Receiving,storageanddispensingof
officesupplies;distributionofmail
Workareaand storage
Locatewitheasyaccesstoservice
elevator
Specializedfloorloading
Varies 1perfacility
Satelliteif
splitlocation
Employee Strategicallylocatedbreakroom 250sfLounge Tables&chairs,peakocc.15
Pantrywithsink,refrigerator,storage,
(maybesmaller
iffewer
1per+200
employeesor
microwave employees) 1perfloor
SpecializedHVAC,plumbing (23,22 sm)
SupportSpaces
Record On-sitestorageforrecords 500-600sf 1perfacility
Management Shelving,min.interiorfinishes (46,45-55,74 sm)
Specializedfloorloading,climate
control
Desirableareasifbudgetpermits
Sophisti ca ted, flex ib le mul tipurpose Min imum750s f 1perfac ility
Training/Conference
facility,A.V.capabilityMoveablepartitions,storagefor for1room(24personat (maysharewithanother
Center materialsandequipment,tables, tablesor40in Agency)
chairs rows)
SpecializedHVAC,acoustics,lighting, (69,68 sm)
audio-visualinstallation
Video
Conferencing
Facilitytoallowmulti-partymeetingat
2ormorelocations,usingvisual,voice
anddatacommunications
Specificdesignofequipment&
furnitureavailable
600sf
(20x30)
(55,74 sm)
1perfacility
SpecializedHVAC,power,
telecommunications ,lighting,
acoustics
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Chapter4-TechnicalAspectsofSpacePlanning
4.1 General
Volume2oftheEPA Facilities Manual (Architecture and Engineering Guidelines)addressesthe
manytechnicalconsiderationsthatmustbetakenintoaccountwhendevelopingspacelayouts
thatwill,eventually,evolveintoconstructiondocumentsforthebuilding.Althoughthese
technicalconsiderationsareproperlytheconcernoftheprofessionalteamofarchitects,
engineers,andinteriordesignersassociatedwiththeproject,theagencysspaceplanningteam
shouldhaveageneralunderstandingofthem.Theyinclude:
Codecompliancewithrespecttofireandlifesafety
Egressrequirements(asub-setoffireandlifesafety) Accessibilityforthehandicapped(UFASandADAcompliance)
Environmentalpoliciesandpractices(aspromulgatedbyGSAandEPA).
4.2 OverviewofTechnicalConsiderations
4.2.1 CODE COMPLIANCE
Thefederalgovernment,asasovereignentity,istheoreticallyexemptfromtheneedtomeetthe
requirementsoflocalcodesandordinancesinitsownedfacilities.Nevertheless,itspolicyand
practice,forbothownedandleasedspace,istocomplywithsuchcodesbecausetheyprovide
reasonableandappropriateprotectionforthesafetyandhealthofoccupantsandvisitorsaswell
asprotectionofthepremisesagainstdamageorloss.
Volume2providesacomprehensivelistingofcodesandstandardsthatmaybeapplicabletoa
givenproject,dependingonitslocation.Somecodesarenationalinscope,whileothersmaybe
specifictoaparticularjurisdiction. Inmostcases,astateormunicipalitywilladoptoneor
anothermodelcode,sometimeswithsmallmodificationstoaddressconditionspeculiartothat
locality. Codesmostlikelytobeusedbythespaceplanningteamanditsdesignersinclude:
Localbuildingcode:mostoften,anationalmodelcodeadoptedbythestate,orthelocal
jurisdiction,suchastheBOCACodeortheSouthernBuildingCode.
LifeSafetyCodeoftheNationalFireProtectionAssociation(NFPA101)
NationalElectricalCode
NationalPlumbingCode.
Foremostamongtheconcernsaddressedbythecodesarethelifesafetyprovisions.These
includemeasuresintendedtopreventthespreadoffireandtomakecertainthat,shouldfire
breakout,occupantscanexitthebuildingquicklyandsafely.
EgressRequirements:Theneedtoprovidesimpleanddirectmeans,ofsufficientcapacityto
handlealloccupantstoexitspaceintheeventoffireorothercalamityisacriterionthatis
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paramountinthedevelopmentofspacelayouts.Theapplicablecodesgivedesignguidancewith
respecttobuildingpopulation,traveldistancetoexits,exitcapacities,firestaircriteria,and
deadendconditions.Typically,codesrequirethatformostpopulations,thereshouldbetwo
meansofegress(enclosedfirestairsand/orpassagesthatleadtotheoutside).Also,occupied
spaces,suchasoffices,workstations,laboratoriesandmeetingroomscannotbelocatedinadeadendarea,thatis,anareamorethanagivendistance(20'[6,100mm]inmostcodes)beyondan
exitcorridor.
Othercodeprovisionsthatwillaffectthespacelayoutsincludetheneedtoprovidesystemsto
alertoccupantsandtosuppressfire:afirealarmsystem,sprinklersystem,firestandpipesand
hosecabinets,andfireextinguishers.
4.2.2 HANDICAPPED ACCESSIBILITY
Volume2discussesingreaterdetailtherequirementsformeetingtheaccessibilityrequirements
mandatedbytheUniformFederalAccessibilityStandards(UFAS),andtheAmericanswith
DisabilitiesActAccessibilityGuidelines(ADAAG). Thesetwodocumentsareequivalentin
mostrespectsbutinthoseareaswheretheydifferthemorestringentrequirementsshouldbeapplied. Indevelopingthespacelayouts,thedesignersneedtoprovideaislewidthsand
maneuveringspaceadequateforpersonsinwheelchairs,andtoallowproperclearancesatdoor
openingssothatsuchopeningscanbeeasilynegotiatedbythehandicapped.Changesinfloor
levelwillrequirerampstopermitthewheelchair-boundtomovefreelyfromoneleveltoanother,
unlessthedifferenceinlevelissufficienttojustifyawheelchairlift.
ThoseareasofanEPAfacilitythatareopentothepublicmustbedesignedtobefullyaccessible.
Thoseareasnotnormallyopentothepublic,suchaslaboratories,mustbeaccessibleormustbe
easilyadaptabletoaccommodateanyemployeewhoisormaybecomehandicapped.
RefertoVolume2foradditionalrequirementsforthehandicapped.
4.2.3 GSA FACILITIES STANDARDS PBS-P100
GSA,asthelandlordformostgovernmentalorganizations,hassetforthitsrequirementsand
recommendationsforfederalfacilitiesinacomprehensivedocumenttitledFacilities Standards
for the Public Buildings Service.Thisdocumentisintendedtoestablishgeneraldesignstandards
andcriteriafornewconstructionandforalterations(includingalterationstohistoricstructures)
andisapplicabletoleasedspaceaswellastofacilitiesownedbythegovernment.
PBS-P100coversmanyofthesameconcernsthatareaddressedinthisfour-volumeEPA
FacilitiesManualandshouldbeusedinconjunctionwiththeManual.TheStandardsaregeneral
criteriaonlyandmustbetailoredtosuitthedetailedrequirementsofaspecificproject.PBS
P100isnotmeanttosubstitutefortheservicesofaqualifieddesignorconstructionprofessional.
4.2.4 BUILDING SYSTEMS
Thedesignofthevariousbuildingsystems,includingHVACsystems,electricalsystems(power
andlighting),securitysystems,telecommunicationssystems(telephoneanddata),andfirealarm
systems,isproperlytheresponsibilityoftheA-Edesignteambecauseofthetechnicalexpertise
involved. Recommendedstandardsandpracticesforthedesignofsuchsystemsaregiveninthe
Architecture and Engineering Guidelines(Volume2)andintheGSA Facilities Standards for the
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Public Buildings Service PBS-P100(November2000).Thesedocumentsprovidegeneraldesign
criteriathataretobeappliedbycompetentdesignandconstructionprofessionals.TheEPA
spaceplanningteam,inthedevelopmentofestimatesofspacerequired,mustallowforspace
adequatetosupportthenecessarymechanical,electricalandtelecommunicationsequipmentthat
willservetheoccupiablespace.
OfparticularconcerninthedesignofHVACsystemsistheairqualityofthespacestobe
occupiedbyEPAemployeesandcontractemployees,andtheneedtominimizeenergyuse.
4.3 OverviewofEnvironmentalConsiderations
InviewofEPAsspecialmissionandresponsibilities,itisofparamountimportancethatits
facilitiesexemplifysoundenvironmentalpractices,including:
Conservationofenergy
Conservationofresources
Satisfactoryindoorairquality
Pollutionprevention.
Thesegoalscanbeachievedthroughthoughtfuldesignandselectionofbuildingmaterialsand
buildingsystems.RefertoVolumes2and4oftheEPA Facilities Manual foramoredetailed
discussion.
Inordertopromotesoundenvironmentaldesignpractices,andtomeasureeffectivelythedegree
ofsuccessinattainingsatisfactoryenvironmentalperformance,theU.S.GreenBuildingCouncil
hasdevelopedaratingsystemcalledLeadership in Energy and Environmental Design (LEED)
Green Building Rating System. Moredetailedinformationonthegreenbuildingcertification
programmaybefoundathttp://www.usgbc.org/programs/leed.htm.AllEPAbuildingsshouldbe
designedtoachievethehighestlevelofLEEDcertificationattainable.
TheEPAspaceplanningteam,asitdevelopsitsprogramfortheproposedfacility(whethera
newbuildingortherenovationandalterationofanexistingstructure),shouldemphasizethe
environmentalaspectsoftheproject.Forexample,theteamcan:
Seekasitethatminimizesadverseenvironmentalconditions,suchasproximityofheavy
trafficordischargeofpollutantsfromneighboringoccupancies.Thesiteshouldalsobe
chosensoastominimizetheimpactthatthenewEPAfacilitywillhaveonthe
environment.
Requireuseofbuildingmaterialsandfurnishingsthatarelowinvolatileorganiccompounds(VOCs)
Encouragetheuseofbuildingmaterialsandproductsmadefromrecycledmaterialsand
post-consumerwaste,wheresuchuseiseconomicallyfeasible
Shuntheuseoftoxicorhazardousmaterials,aswellasthosethatdepletetheozonelayer
Avoidtheuseofmaterialsandproductsfromnon-renewablesources
Selectenergy-efficientbuildingsystemsandrequiretheuseofautomatedcontrol
systemsthatsupportenergyconservation
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Utilizeenergy-efficientlightingsystems,andprovideswitchingcontrolledbyoccupancy
sensorsand/ordaylightsensors
Encouragespaceplanninglayoutsthatmaximizeuseofnaturallight,asanenergy
conservationmeasureaswellasameanstocontributetothewell-beingofthe
employees.
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Chapter5-PrinciplesofSpacePlanning
5.1 ProfessionalDesignandPlanningAssistance
Theassistanceofqualifiedprofessionalservicesearlyintheplanninganddesignprocessis
importanttoasuccessfullymanagedproject.Thescopeandsizeofthejobwillsuggestthe
extentofservicesrequired.Forlargerprojects,theworkmayrequireateamcomprisedof
architectsandengineers,interiordesigners,andperhapsspecialtyconsultantssuchasacoustical
engineers,foodserviceconsultants,telecommunicationsengineers,audio-visualengineers,and
landscapearchitects.
Thereareseveralwaysinwhichsuchservicescanbeprovided:
Theagencymayhaveavailablein-house,ormayhaveavailabletheresourcestoacquire,part-timeorfull-timetechnicalstafftomanagetheprojectwithminimaloutsidehelp. A
projectoflimitedscopeandcomplexityisassumedifitistobeundertakenbyin-house
personnel.
TheprofessionalservicesmaybeprovidedthroughtheauspicesofGSA,which
sometimeshasavailablepre-selectedA-Efirmsunderatermcontract,againstwhich
specificdesignprojectsmaybedevelopedandpaidfor.Suchanarrangementis
particularlyusefulinsituationswhereatighttimeschedulemakesimpracticalthe
conventionalmeansofprocuringoutsidedesignservices,asforexample,whena
projectedleaseexpirationrequirestheagencytovacateexistingpremisesandmoveinto
newlyacquiredspace.
Typically,whereleasedspaceistobeacquiredinaprivatelyownedfacility,thelessor
willprovideprofessionaldesignservicesthroughhisorherownA-Efirm.Depending
onthetermsofthelease,thedevelopmentofdesignintentdrawings(DIDs),which
describetheagencysdetailedspaceprogramandrequirements,maybethe
responsibilityofthelessorsA-Efirm;ortheagencymay,withtheconsentofGSA,
engageitsownA-EfirmtopreparetheDIDs.Uponacceptancebytheagencyofthe
DIDs,thelessorsA-Ethenpreparesconstructiondocuments(CDs)whichareusedfor
bidding,permitting,andconstruction.Thecostofthelessor-provideddesignservicesis
includedintheagencysrentpayments.
Theagencymayprocureprofessionalservicesitselftodeveloptheprogramandto
preparetheDIDs. Thereareadvantagestothisprocedure:whenEPAhiresitsownconsultantsitisassuredthatitsownbestinterests(asopposedtothoseofthelessor)are
represented,andiftheconsultantsarefamiliarwithEPAsorganization,policiesand
practicesfrompriorexperience,theagencycanexpectservicesthatarewell-suitedtoits
needs.
IntheeventthatEPAacquiresitsownA-Eservices,itisneverthelesslikelythatthelessorsA-E
teamwoulddeveloptheconstructiondocumentsfromtheDIDsprovidedbyEPAsconsultants,
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becausethelessorsA-Ehasadetailedknowledgeofthebuilding,localcoderequirements,and
similaraspectsoftheprojectnotnecessarilyavailabletotheagencysteam.
5.2 AreaMeasurement;Efficiency
5.2.1 GENERAL
Thediscussionofspaceacquisitionandspaceplanningemploysavocabularyofarea
measurementtermsthatareusedintherealestateindustry.Thesearedefinedbelow,sothatall
partiescanagreeonwhatismeantbytermssuchasusablearea,rentablearea,andbuilding
commonarea.SinceGSAusesthesedefinitionswhenitdeterminestherentalrateforthespace
occupiedbythetenantagency,itisimportantforthespaceplanningteamtoknowand
understandthemethodologyusedforthecalculationofrent.
5.2.2 AREA DEFINITIONS
GSAfollowsthestandardsthathavebeendevelopedbytheBuildingOwnersandManagers
Association(BOMA),approvedbytheAmericanNationalStandardsInstitute(ANSI),and
publishedastheStandard Method for Measuring Floor Area in Office Buildings, ANSI/BOMA
Z65.1(currentedition).ThefullstandardmaybeobtainedfromBOMAInternational,and
GSAsFacilities Standards PBS-P100setsforthinsubstantialdetailGSAsapplicationofZ65.1
inthecalculationofrentforfederalagencies.Also,theGSAPricing Desk Guideprovides
examplesofrentcalculationsbasedontheareastandardsasdefined. TheStandard Methodis
applicabletobothmulti-tenantandsingletenantbuildingsandallowsforprorataallocationof
buildingcommonareastothevarioustenants,aswillbeseeninthedefinitionsthatfollow.In
brief,theStandard Methodincludesthesedefinitionsofareameasurement:
GrossMeasuredArea:Thetotalhorizontalareawithinthebuilding,lessthethicknessof
theexteriorwall
UsableArea:Theareaavailabletothetenantforhisuse.Itismeasuredfromthe
dominantportionoftheexteriorwall(insidefaceofglasswheretheexteriorwindow
areamakesupmorethanone-halfoftheexteriorwall)totheoutsidefaceofmajor
verticalpenetrations(e.g.,stairs,elevatorshafts)andincludescolumnsandvertical
penetrationsthatarebuiltfortheprivateuseofthespecifictenant.
CommonArea:Usableareathatprovidesservicestobuildingtenants,butwhichisnot
includedwithinthetenantspace.Therearetwocategories:BuildingCommonArea,
whichincludesspaceavailableforuse(orwhichserves)alltenants,suchasentry
lobbies,daycarefacilities,centralmechanicalorequipmentrooms,andfoodservice
facilities;andFloorCommonArea,whichconsistsoftoiletrooms,elevatorlobbies,publiccorridors,andsimilarspacesthatservetheseveraltenantsonafloor.Wherea
tenantoccupiesanentirefloor,thattenantischargedforallofthatfloorincludingthe
commonarea;wherethereareseveraltenantsonthefloorthefloorcommonareais
apportionedtoeachaccordingtoitsproportionateshareofthatfloorsusablearea.
Similarly,thebuildingcommonareaisdistributedamongallofthebuildingtenantsona
proratabasis.
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RentableArea:ThisistheareathatconsistsofthesumoftheGrossMeasuredAreasof
eachfloorlesstheverticalpenetrationssuchasstairs,elevatorshafts,andmechanical
shafts,andistheareaforwhichthebuildingownerexpectstoreceiverent.Itisalso
equaltothesumoftheUsableAreaplustheCommonArea.Inabuildingwithmultiple
tenants,thedistributedportionsofCommonAreaallottedtoeachtenantplustheirusableareasshouldequalthetotalrentablearea.
Giventheabovedefinitions,itcanbeseenthatbecausethetenantisexpectedtopayrenton
spacethathecannotphysicallyoccupy(hisdistributedshareofthecommonarea),itistohis
advantagetoleasespacewheretheratioofusableareatorentableareaismaximized.Thisisa
measureoftheefficiencyofthebuildingandiscalledtheR/Uratio:RentableAreadividedby
UsableArea. Inatypicalmulti-storyofficebuilding,acalculationoftheFloorR/URatio,that
is,theFloorRentableAreadividedbytheFloorUsableArea,aratiothatapproaches1.0
indicatesafloorplatethathasbeendesignedtoachievemaximumefficiency:floorR/Uratios
typicallyrangefrom1.25(lessefficient)to1.1(moreefficient).Asimilarcalculationforthe
BuildingR/URatio,whichincorporatesthebuildingcommonarea(ratherthanonlythefloor
commonarea),willgeneratearationecessarilyhigherthanthatforthetypicalofficefloor.
5.3 PlanOrganization
Thedevelopmentofawell-organizedplandesignisthekeyfirststepinachievingasuccessful
spaceplan. Itassumesthatthespaceplannerisworkingfromaprogramthatliststherequired
numberandapproximatesizesofofficesandworkstations,aswellasthesupportspaces
associatedwiththem.Theprogramwillalsoincludespecialspacesspecifictotheproject,such
aslaboratories(ifrequired),conferenceandtrainingfacilities,foodservice,childcarecenters,
andfitnessandhealthfacilities.Ifthebuildingtobeoccupiedisknown,theplannerwilldevelop
thespacelayoutsaccordingtothebuildingscharacteristics.Thesewillinclude:
Sizeoffloorplate.Foroccupanciesrequiringmultiplefloors,afloorofatleast20,000
usablesquarefeet(1858usablesm)minimumispreferredbyEPA,althoughbuildings
offeringsmallerfloorareashavebeenusedinsomeinstances.
Asimpleplanofcirculationthatrepeatsoneachfloorprovidesforanefficientuseofthe
spaceandmakesoccupantorientationeasier.Italsohelpsifgroupsofworkstationsare
providedwithaservicecentercontainingelementsusedbyall,suchasprinter,fax,
paperstorage,andbeveragestation.Suchservicecenterscanbeusedtobreakuplarge
clustersofworkstations,whileprovidingnecessarysupportfunctionssharedbyagroup
ofemployees.
Floorshape. Irregularfloorconfigurationstendtogeneratelessefficientspaceplans
becausetheyoftenleadtoawkwardcirculationpatternsandtocornersthataredifficult
touse;forthisreason,asimplefloorplanispreferable
.
Baysize.Thespacingofcolumnsproducesthetypicalbaysize(suchas20'by20'or30'
x30'[6,096x6,096mmor9,144x9,144mm])andinfluencesthespacingof
workstationsandcirculationaisles.Alargerbaysizewillleadtoamoreefficientspace
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layoutbecauseitwillallowgreaterflexibilityinthelocationofworkstations.However,
manyolderofficebuildingscanbefoundwhere20'x20'(6,096x6,096mm)baysizes
wereused.
Coretowindowdepth.Abuildingscoreisthecentralgroupingofserviceelements,andincludeselevators,firestairs,toiletrooms,andutilityclosets.Becausenaturallightis
desiredbythebuildingoccupants,acore-to-windowdepthoffrom40'to50'(12,192to
15,240mm)isrecommended.Thiswillpermitlocatingtheprimarycirculationatthe
core,andwhateverenclosedroomsarerequiredbytheprogramattheinteriorspace;in
thisway,maximumdaylightisavailabletotheflooroccupants.
Floorliveloadcapacity.Theallowableloadonafloorthatthestructurepermitsis
calledtheliveloadcapacity.Suchloadsincludetheweightoffurniture,partitions,and
people. Mostcodesrequirethatofficefloorsbecapableofcarrying100lbs/sq.ft.or
1,600kg/sm(allowingfor80psf(1,280kg/sm)forpeopleandfurniture,plus20psf(320
kg/sm)fortheweightofpartitions.Thiscapacityisnotsufficienttoaccommodate
unusuallyheavyloads,suchashigh-densityfilesorlibrarybookstacks.Wheresuchloadsareanticipated,aliveloadcapacityof150to175psf(2,400to2,800kg/sm)
shouldbeprovided,preferablynearthecore,asspacesrequiringadditionalcapacitydo
notordinarilyrequireaccesstonaturallight.EPAtypicallyasksthat10to15%ofthe
occupiablefloorspacebereinforcedtocarryadditionalloads.Althoughtheinitial
programmaynotenvisionfulluseoftherequestedreinforcedfloorarea,theflexibility
tobeabletomeetpossiblefutureneedsjustifiesprovidinganadequateareaforincreased
liveload.
Akeyconsiderationinthedevelopmentofagoodspacelayoutistobuildintheflexibilitythat
willallowthelayouttoremainworkableseveralyearsintothefuturewithaminimalneedfor
change. Tothisend,aspreviouslymentioned,theuseofalimitednumberofofficeand
workstationsizesisstronglyencouraged.Anotherwayinwhichthespacelayoutcanprovidethe
desiredflexibilityistocreateservicenodesthatprovidesmallareasofservicespace(for
example,print-fax-copymachines,perhapscombinedwithabeveragestationandpaper/supplies
storage). Suchnodescanbeplacedtobreakuplongexpansesofaisleandcanalsoserveasa
landmarktoidentifyanorganizationalunit.
Asnotedbefore,smallteammeetingroomsofappropriatesizethatcanbeinterchangeablewith
typicalofficeswilladdtothedesiredflexibility.Suchteamrooms,ifprovided,shouldanticipate
thepossibilityofchangeduseinthefutureandshould,therefore,allowforsuchchangeby
providingblockinginthewallsasneededtocarryfuturefurnitureworkstationsorwall-mounted
equipment.
Exhibit3showsatypicalofficefloorofanEPAfacilityillustratingthecirculation,useofservice
nodes,andreinforcedareastoreceiveincreasedliveloads.
Theplanningteamwillneedtotakeintoconsiderationthefunctionalrelationshipsoradjacencies
thatshouldexistbetweenorganizationalcomponents.Inmanycases,theworkflowdoesnot
requireacirculationconnectionfromoneorganizationalgrouptoanother,andwhateverneedfor
communicationbetweengroupscanbeefficientlyhandledbyin-housenetworks. Inother
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situations,theoptimalworkpatternwillsuggesttheneedforonegrouptobelocatedcloseto
another(orperhapsclosetoseveralothergroups).Suchadjacenciesarebestdeterminedby
thosepersonsinseniormanagementwhoaremostfamiliarwithorganizationsoperationsand
procedures,andthesefunctionalrelationshipsshouldbedescribedinthePOR.Abubble
diagramshowingthedesiredrelationshipsisausefulwaytocommunicategraphicallytheappropriateadjacencies. AnexampleofsuchabubblediagramisgiveninExhibit4.
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5.4 BlockingandStacking
Whenabuilding(orgroupofbuildings)hasbeenselectedinresponsetotheagencysspace
requestandthePOR,thefirststepindevelopingawell-organizedplanistocreateablockingand
stackingdiagram.Thepurposeofthisdiagramistoidentifytheblocksofspacetobeassignedtoeachorganizationalgroup.Thiswillrequiredeterminingtheapproximateareatobeassignedto
eachgroup,basedonthePORareaneedforthatgroup,aswellasitsappropriatelocation
accordingtotherecommendedadjacencies.
5.4.1 BLOCK DESIGNATIONS
Foritsfacilitieshousingbothlaboratoriesandadministrativefunctions,theEPAhasadopteda
conventionofassigningblockdesignationsforthemajorcomponentsofthefacility.This
practiceprovidesareadilyidentifiablewaytoorganizethevariousfunctionsandmoreeasilysee
thefunctionalrelationshipsamongthedifferentspaceuses.Blockdesignationsforsuch
facilitiesinclude:
Block A:GeneralOfficeSpace
Block B:AdministrativeSupportSpace
Block C:LaboratorySpace
Block D:LaboratorySupportSpace
Block E:GeneralSupportSpace
Becauseofthedifferentusesofthespace,theneedtoprovideseparateandusuallymore
complexmechanicalsystemstoservethelaboratories,andthepossibilityofadditionalhazards
presentinthelaboratoryareas,itisoftennecessary(i.e.,requiredbycode)oratleastdesirableto
separatethelaboratoryandlabsupportblocksfromtheotherblockswithfire-ratedconstruction.
Wheretheproposedfacilityconsistsonlyofofficeandofficesupportspace,theuseofblock
designationsislessusefulandisthereforeomitted.
5.4.2 STACKING
Forfacilitiesofmorethanonestory,thestackingaspectofthediagramreferstotheplacementof
organizationsbyfloor.Forexample,ifthefacilityunderconsiderationhasspacesandfunctions
thatservethepublic,suchaslibrariesandtrainingrooms,theblockingandstackingdiagram
would,inalllikelihood,locatesuchspacesonthegroundfloor,whilespacesseldomvisitedby
manyemployeesorbythepublicmightbestbeplacedonupperfloors.Thedispositionofthe
verticalcirculationelementspassengerelevatorsandlobbies,serviceelevators,stairsand
escalatorsbecomesanimportantpartofthestackingdiagram.
Itisreadilyapparentthat,dependingonthesizeoftheorganizationtobehoused,ablockingandstackingdiagramcanbecomerathercomplexbecausemanyvaryingfactorsmustbeconsidered:
buildingsize,numberoffloors,baysizes,organizationsizes,functionalrelationships,locations
ofentrypointsandservicedeliverypoints.Aprogramofsuchcomplexitywouldclearlybenefit
fromtheservicesofanexperiencedprofessionalspaceplanner.
Exhibit5isastackingdiagramofpartofEPAsHeadquartersfacility,illustratingtheplacement
ofvariousorganizationalcomponentswithintheofficebuildingstructures.
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Chapter5-PrinciplesofSpacePlanning
5.5 CirculationandEgress
Indevelopingthespaceplan,thefirstconsiderationistocreateasimplepatternofcirculationto
enableoccupantsandvisitorstoeasilyidentifythepathtothedesiredlocation,whetheritbea
specificworkstationormeetingroom,oraserviceelementsuchaselevatorlobby,firestair,ortoiletroom.Circulationisusuallyidentifiedasprimary,meaningthemaincorridors(evenif
notenclosed)thatleadtolobbies,fireegressstairs,andotherfixedplanelements;and
secondarycirculation,whichreferstotheaislesthatbranchofffromtheprimarycorridorsand
provideaccesstotheindividualoffices,workstations,andotherplancomponents.
Egressreferstothecirculationschemeemployedtomakecertainthatoccupantscanreadilyfind
apathwayoutofthebuildingintheeventoffireorothercalamity.Adetaileddiscussionof
code-mandatedfireegressiscontainedinVolume3ofthisManualandwillnotberepeatedhere.
Intypicalofficebuildings,thecodewillrequireatleasttwowidelyseparatedfirestairs,enclosed
infire-ratedwallsorpartitions,thatleadtotheoutsideofthebuilding.Inmostinstances,the
spaceplanningteamwillbeworkingwithabuildinginwhichthepatternofegresswillhave
alreadybeendetermined,andthejoboftheplanningteamwillbetomakecertainthattheir
layoutconformstoegressrequirementsbymaintainingaclearpathtothepointsofegress.
Often,thespacelayoutwillcontaindead-endaislesorcorridors(adead-endisaspacethathas
onlyoneexitpath,ratherthantwo),whichareprohibitedbymostcodes(althoughtheallowable
lengthofthedead-endcanvaryaccordingtothejurisdiction).
Thewidthsofcirculationcorridorsandaislescanvary,dependingonlocation.Inatypicaloffice
buildingwithoccupiablespacesurroundingafixedcentralcorecontainingserviceelements
(stairs,toiletrooms,elevators),thereisoftenafixedprimarycorridoraroundthecore.This
corridorshouldbeatleast5'(1524mm)wide,althoughamoregenerouswidthprovidesamore
graciousfeelingandallowseasierpassageofgroupsofpeople,carts,andpeopleinwheelchairs.
Similarly,secondarycirculationaislesbetweenworkstationsshouldbeatleast3'-8"(1115mm),