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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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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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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July2004 SpaceAcquisitionandPlanningGuidelines


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


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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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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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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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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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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Chapter3-DeterminingSpaceNeeds


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


systemstype

225to250

(20.9to23.2)

D DeputyDivision

Director

BranchChief

Enclosedoffice,with

smalltableorpull-up

chairsforconference

(3to4)


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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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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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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36


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37


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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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EXHIBIT 5


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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),

Documents

Space Programming Architecture