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1 introduction
2 Creating a Good Plan
Overall Organization •
Circulation
Design Elements of the Plan
The Americans with Disabilities Act
Power and Signal Services.
Diagram - Better Plan
? How Much Space9
Offices and Workstations
Office Support Sp?Ce?
Special Spaces r
Guidelines for Specific Spaces
Office Types
Office or Workstation E . ...
Workstation F
Workstation G
Workstation H . , - -. . .
Meeting/Conference Rooms — — -
Tftl0cnnfar0ndnn
Projection Screens
Trainino Center ^ , ,
1
3
5
7
9
11
13
17
21
23
25
27
29
31
33
35
37
39
41
43
44
45
47
Computer Printer Room --- —
Local Area Network Room -------- '• - : ----------- ~~
High Density File Storage ------------------------------------------ JU
Employee Lounge --------------------------------------------------- ?]j
_ _ ___ __ O^
" ™..- ..— L L . II ..... - ......... r . • -..____.._... . I ..~..~ ---- ........
. _ ww
Public Information Center
if EPA Mission and EPA Space ____________ , ______________ 61
Indoor Air Quality. ________ '. ________________________________ 63
Energy Conservation ______________ __ ________ •. _______ :_ 65
Recycling .......... ____ „ ___________________ 67
Pollution Prevention _______________________ 68
S Selecting Materials & Furniture ___________ : ____________ 69
Floor Finishes - Carpet ---------------- 71
Floor Rnishes - "Tile" --- -------------- 73
Walls and Wall Rnishes ------------------------ 75
Ceilings and Millwork - ------- 77
Selecting a Furniture System -------- 79
Plants for a Healthier Environment --- 5 ---- 81
6 Getting it Done _________ 83
EPA Initiates the Process --- — - 84
GSA Solicits Appropriate Space- ----- ---- fj
EPA Procures Professional Services -- = ------- 86
GSA Reviews & Selects Space ----- - 87
Interior Design Process ---------- 91.
Furniture Selection & Procurement ----- 96
Construction, Installation & Occupancy --- 97
1 Concerning Maintenance— __ : __ 99
? Definitions ____________________________________________________________________ - ___________ '. ______ 101*
Metric Equivalents _____ 105
B>A SPACE GUIDELINES VOLUME 1
PAGE i
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v^*
* A \ UNITED STATES ENVIRONMENTAL PROTECTION AGENCY
* -*—'- WASHINGTON. D.C. 20460
OFFICE OF
ADMINISTRATION
AND RESOURCES
MANAGEMENT
I am pleased to present the first edition of the EPA Space Guidelines. For many years there has
been a need for a single source of information to help EPA facilities managers, space managers
and line personnel better design and utilize their office, storage and special space.
We all spend a great deal of time in our offices. It is important then, that .care and thpught be
given when planning and laying out that space. Office design is a dynamic industry with new
technologies constantly emerging. We have tried to cover and encapsulate those rne&ogs
which will best serve the needs of the average EPA office environment. At the same time we
need to be sensitive to issues of indoor air quality, the environment ergonomics and a hosfbf
complex and often competing priorities. ^ ;.
My hope is that we have provided a framework which organizes these concepts and puts them
into a manageable, and more importantly, a useful packag|. I'm sure there are items in these
books we could have covered better, more in-depth or perhaps not as extensively. We tried to
put in what would be helpful and keep out that which is cumbersome.r-You, however, ^are;the
best judge. The binder design allows us to update the Guidelines as needed. Your comments
are appreciated and anticipated. We want to hear from you.
I am proud of the work my staff has done on this project - the real credit goes to them. JPIease let
them know that you appreciate their efforts as well. We have taken-a great leap forward yyitte
this publication. Thanks for your support. " - J
Rich Lemley, Director
Facilities Management and Services Division
Prtmd on f«p«rth«t cantatas
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EPA REGIONS
Since its inception in the early 1970's, The United States Environmental Protection
Agency has experienced remarkable growth in its Programs and workforce -
resulting in a parallel growth in its facility inventory. In 1992, Headquarters, Regions
and Laboratories occupied approximately 7.75 million square feet of assignable and
parking space. Personnel growth has averaged 3.5% annually over the last 20
years, with virtually every Region, as well as Headquarters, adding new space or
moving to a new building.
Rapid growth and organizational change have tested the EPA's ingenuity and ability
to develop facilities in a consistent manner. These guidelines are meant to capture
the Agency's most successful office expansion experience and share it nationwide,
by creating a handbook of practical standards, design hints and technical
considerations.
Organization of the Handbook
These guidelines are meant to be used by EPA facility and space managers as a
reference document that addresses space issues from many perspectives. It is
aimed at helping with both significant moves or expansion and the everyday minor
renovation or carpet replacement Information is organized into specific topic areas,
such as Circulation, Special Space, Indoor Air Quality, Walls. Although interrelated,
each is described separately to highlight specific recommendations, with illustrations,
tips and references. The range of topics includes space distribution, environmental
considerations, suggestions for planning and design, space acquisition procedures
and selection of materials and furniture. A full Table of Contents will help you find
the appropriate information.
There are two volumes. Volume One describes the basic issues, planning principles
and key findings of each topic. It should be the first reference source. Volume Two
has more detailed or technical information on some of the space topics. For
example, Volume One has a two-page discussion of Indoor Air Quality Issues;
Volume Two describes the causes, criteria for mechanical systems and
recommendations concerning carpets, particle board, adhesives, paints etc. Volume
Two also incorporates relevant documents by EPA or others, such as GSA's FPMR.
Space and Design Principles
The recommendations here reflect needs specific to the EPA's organization and
mission. Underlying principles of this document are:
Quality Office Space. The EPA's goal of consistent quality office space for
everyone is practical and achievable, even with the constraints imposed by
governing GSA space regulations. Expansion has resulted in an uneven mix of
space, some compromised by crowding, makeshift facilities or split operations. Also,
there may be a perception that because it is a large government agency, the EPA
will have second-rate office space. However, the EPA is committed to providing a
good office environment, recognizing it as a basic requirement for satisfied,
productive employees.
Space Consistent with the EPA's Mission. As the Nation's protector of the
environment, the EPA has a responsibility to encourage conservation measures
through example. These guidelines have incorporated environmental considerations
for EPA office buildings and specific rooms, including the topics of indoor air quality,
energy efficiency, resource conservation and pollution prevention. The discussion
EPA SPACE GUIDELINES
VOLUME 1
PAGE1
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is aimed at awareness and practical application for today's installations.
Technology, practice and product availability are always improving and tomorrow's
EPA can be even more responsive. Resources and knowledge are available within
the EPA, and specific references are included in this document where useful.
A Balance with GSA Regulations. Most of the EPA's office space is controlled by
the GSA and subject to the limits of the Federal Property Management Regulations
(FPMR). Meeting these regulations requires a balanced approach to the room mix
and the sizes of workstations and shared support Recent successful EPA office
development experience has formed the basis for design and space
recommendations in these guidelines.
Change as a Positive Force. The strength of a good plan lies in its ability to
accommodate changing circumstances. These guidelines accept, and anticipate,
that the Agency will change with the evolution of EPA Programs and specific
regional needs. Rexible facilities can be accomplished if they are planned for in
advance.
Change is also anticipated in these guidelines. These documents capture a
snapshot of today's EPA experience and recommendations. New experience,
changing regulations and additional technical information can be incorporated easily
into the handbook format.
EPA SPACE GUDELNES
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REGIONS
DENVER. CO
12,000 SF
REGION 1
BOSTON. MASS
90,000 SF
OFFICE/WORK STATION 0 100 SF
CORE AREA
Good design not only suits the users; it also suits the building. To create the best
office environment requires balancing the program guidelines with the specific
physical features of the building you will occupy. These guidelines describe soft
building blocks that can be arranged in various ways.
Building characteristics differ. Different sizes, shapes and design details affect the
location and configuration of all office elements. Good office space does not
happen by luck but can be achieved if the buildings' features and potential are
understood and used. When EPA acquires and designs new space, the following
features are considered.
Building Characteristics
Floor Size. Although EPA strives for a minimum floor of 20,000 occupiable square
feet, a wide range of floor sizes is currently used. Thus your request for 50,000 sf
could be on four floors or on one. This would affect the location of Branches and
Support Spaces, the duplication of services, and the total square footage devoted
to circulation.
Floor Shape. The shape of a building affects the efficiency of its layout - generally
a simple floor shape has more flexibility. Careful planning of room locations and
circulation will maximize the potential of an awkward floor. For example, an oddly
shaped corner wastes less space in a library than it would in an office space.
Core-to-Window Depth. The distance from the windows to the core (elevators,
stairs, toilets etc.) determines the overall layout of the circulation system, clustering
of workstations and the location of enclosed rooms. A deep floor needs a more
open layout to distribute natural light and more circulation space for fire safety than
a shallow floor. EPA recommends a maximum core-to-window depth of 40-50 feet.
Windows. Few buildings will have "perfect" windows. What you want, however, are
enough windows to distribute natural light, spacing that coordinates with workstation
sizes and layouts, windows without awkward HVAC units, window design that
responds efficiently to sun orientation and heat gain, built-in solar shading.
Bay Size. The spacing between columns is known as the "bay size", and its
dimensions influence the efficiency of the floor layout and the selection of a furniture
system. Speculative office buildings often use a 20' x 20' bay size, which is
economical to build and suitable for tenants with small working groups. The EPA,
however, recommends a larger bay size for layout efficiency. On floors over 20,000
sf in size, an increased efficiency of 5% - 8% has been demonstrated with a 30' x
30' bay.
Floor Loading. The structural system of any building is designed to accommodate
a certain "live load", which is the expected weight of furnishings, interior partitions,
and people. A low live load capacity (e.g. 50 pounds per square foot) would require
a spread out design for libraries, filing, storage etc., while a high capacity (e.g. 150 -
200 Ib/sf) would allow high - density filing. Common in recent office building is a live
load capacity of 80-100 Ib/sf. Some buildings are reinforced in certain areas of
each floor for high live loads and this is where filing or computer rooms would be
located. For a flexible layout, 5 -10% of each floor's occupiable space should have
a live load capacity of 150 - 175 Ib/sf.
B>A SPACE GUIDELINES
VOLUME 1
PAGE 3
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The EPA has a full range of building types, some used well and some not
Illustrated on these two pages are some specific examples of the diversity of EPA
office buildings; plans are at the same scale for comparison.
Creating a good plan in any building is a joint responsibility between you and your
architect For review and discussions, EPA needs to consider not only specific
spaces but also the cohesion and quality of the entire design. To assist with that,
the following design issues will be considered on the following pages:
• Overall Organization
Circulation
• Design Features
Integration of Power and Signal Services
• Americans with Disabilities Act
Environmental Issues of the Plan
HEADQUARTERS
ARLINGTON, VA
24.000 SF
HEADQUARTERS
WASHINGTON. DC
190.000 SF
REGION 9
SAN FRANCISCO. CA
20.000 SF
VOLUME 1
RAGE 4
EPA SPACE GUIDELINES
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VERTICAL ORGANIZATION
% . PUBLIC CENTBl
M 'CORE
• SHARED ROOR SUPPORT
The careful physical organization of your facility - strategic locations for important
components and an organized approach to assigning space — is the first step in
developing good office space. Ineffective design often results from not considering
the whole, but responding to each situation as it arises. One compelling reason for
a forward looking "master plan" of your building(s) is created by the dynamic nature
of the EPA organization, - its constant program growth, shrinkage and
reorganization.
Keeping in mind that the office groupings will change, treat all office space equally
in the initial concept Concentrate instead on the non-office elements of your space.
These areas become fixed with the initial design/construction and are difficult and
costly to change later. These include (a) Circulation plan, especially the primary
circulation on each floor; and (b) Special Spaces, such as computer rooms, libraries,
conference/training rooms, copy centers etc.
Moving your Regional offices into new space is obviously the best time for an overall
organization plan. But, any change to existing facilities is also an opportunity for
improvement. You can evaluate your current offices for the following and make
gradual improvements:
Evenly distributed services;
A consistent approach to the assignment, size and use of workstations and
offices; and
The ease of circulation and finding desired rooms.
KEY CONSIDERATIONS
Flexibility. Organization is an attitude. Future flexibility means planning for five
years from now, as well as planning for today.
Develop a regular pattern - a rhythm of services, offices and work areas that
are adaptable to changing programs.
Group Special Spaces and other fixed elements on the floor in a way that
leaves large blocks of space for workstations.
Anticipate changes and upgrading, i.e. plan a conference room today that can
become a teleconferencing room later, when the budget allows.
Circulation. Both vertical and horizontal circulation are central to the efficiency and
coherence of your plan. Circulation is discussed in the following section.
Vertical Organization. All EPA offices, Regional and Headquarters, are on more
than one floor, with some in more than one building. There is no universal rule
about the vertical stacking of uses - buildings and organizations vary. Some
considerations for assigning floors are the amount of traffic (staff and visitors) to the
space, technical limits (e.g. distances for hardwired equipment) and service/delivery
requirements. Also, save some time for arguing about who gets the prime view.
Special Access Functions. Certain areas share similar requirements for controlled
access. Grouping them together makes supervision easier and more effective.
EPA SPACE GUIDELINES
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Examples are:
Public use areas, including public dockets, libraries, training centers and public
information center, should be easy to find and easy to monitor. Ideally they all
would be located on the ground floor with direct lobby access. But, if they are
not on one floor because of internal EPA use or available space, their
entrances should have direct access from the main elevator bank.
High delivery/service uses, such as the mail and stock room, main copy center,
recycling centers, are best located adjacent to the building's service elevators.
Office Support Certain shared support areas are suggested for every office floor -
Copier Room, Meeting Room(s), Satellite Recycling and Computer Printer Rooms.
To make it easier for all employees, a standardized location on each floor is
recommended.
Large Floor Size. Large floor sizes (e.g. over 40-50,000 square feet) should be
organized into smaller units, each with its own shared service area (meeting
room(s), computer printer room, satellite copy center). Certain support areas could
serve the entire floor, such as an employee lounge and the recycling collection area.
>
Multiple Locations. Several EPA Regions, as well as Headquarters, are located in
more than one building, making efficient space use difficult. Satellite duplication of
certain functions is inevitable - mail/stock room and the main reception at a
minimum. Public access functions should be located in one building/location. To
best use a separate location, assign the space to one Program rather than several
unrelated groups.
Floor Loading. When planning the location of office components, its important to
know the live load capacity of the floors - there may be only one location for the
library, regardless of where you might want it to go. The structure of a building is
designed to take the weight of a certain "live load" of furnishings, equipment
partitions and people. In new buildings it is common to have a live load capacity of
80 - 100 pounds/square foot, while in some older buildings it may be as low as 50
Ib/sq. ft Storage areas, such as libraries, high-density filing, security files, and stock
rooms, require a higher floor loading capacity, (eg. minimum 175 Ib/sq. ft for high
density file units). Consult a structural engineer if you need to use any of the above
elements or other heavy equipment and your building has an average live load
capacity. Roor areas can be structurally reinforced for the new use, or the storage
can be spread out over a larger floor area. Some new buildings have specific areas
on each floor that have been structurally reinforced for heavier loads.
Special Features. All suggestions aside, dont fail to take advantage of any special
qualities the building has, which may make a more pleasant or exciting space for
your employees. A top floor with a great view might be the best place for the
Regional library; a distinctive corner might make a good shared meeting room on
every floor. Enjoy your building.
LARGE FLOOR PLATES
SC. SEFMCECENTER
M CORE
© SHARED FLOOR SUPPORT
MINIMUM UNIFORM LIVE LOADS
OFFICES SOLB/SQ.FT.
LOBBIES 100
ASSEMBLY
FIXED 60
MOVABLE 100
LIBRARY
STACKS 150+
HI-DENSITY
FILES 175+
SOURCE- AMERICAN SOCIETY OF CIVIL
ENGINEERS, "MINIMUM DESIGN LOADS FOR
BUILDINGS AND OTHER STRUCTURES', 12/88
VOLUME 1
PAGE 6
EPA SPACE GUEaiNES
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EXAMPLE OF CIRCULATION
PRIMARY CIRCULATION
SECONDARY CIRCULATION
EXAMPLE OF CIRCULATION
PARTIAL FLOOR
ma PRIMARY CIRCULATION
%$ SECONDARY QRCULXnON
WS- WORKSTATION
T. TOILET
EPA SPACE GUIDBJNES
While the vertical circulation in your building is set at construction, the horizontal
circulation on each floor is usually subject to your control. There is a hierarchy of
primary and secondary circulation, in which the primary is the main corridor on each
floor, linking the elevators, exits and major components. In older buildings the
primary circulation usually was established by the owner who constructed a walled
corridor around the core areas. In modem buildings sprinklers improve fire safety
and most local building codes dont require enclosed corridors. Following are some
suggestions for both primary and secondary circulation.
PRIMARY CIRCULATION
The goals for a good primary circulation system are two-fold:
To maintain an efficient traffic flow while disturbing the fewest number of
people; and
To create a simple pattern that helps people orient themselves.
Key considerations for establishing a primary circulation corridor on your office floors
are as follows:
Building Codes. For safety, local .codes regulate building construction and
occupancy, including the amount, width and configuration of circulation and fire
egress. Each locale has different applicable codes, which are the first consideration
when developing a circulation system.
Width. Generally the minimum width for the primary corridor is five feet, established
by GSA and/or local building codes. A wider corridor of six feet is more pleasant
and tends to stay in better repair (fewer cart scrapes), but requires more of the
available square footage.
Simple Pattern. Main circulation connects the key shared spaces and the safety
components on the floor - firestairs, toilets, elevators, reception areas, major
conference rooms etc. A straightforward pattern is the safest for egress and the
simplest to understand. If the building shape allows it use straight corridors in a
loop pattern; avoid jogs if possible. You also should consider enlarging the corridor
at major comers or intersections. This aids in traffic flow and orientation, as well as
protecting the walls.
Public Street. Primary circulation is most attractive when it is treated like a.public
street It serves as the main path, but is neither quiet nor private. Certain functions
should have direct access from a main street - conference rooms, reception,
libraries - but not the private workstations or offices of the employees. Service
functions such as recycling centers, toilets, copy centers, should be easy to find, but
they would detract from the primary circulation if their entrances were directly on the
corridor.
Stacking. Each floor should have the same primary circulation pattern to the extent
possible. This is for safety as well as way-finding; the path to the fire exits would
always be the same.
Orientation. Primary circulation is the way used by visitors as well as EPA
employees. To minimize confusion and maximize security, it should be visually
evident and dominate the other pathways. A consistent and different appearance
will assist in distinguishing your otherwise straight, simple and wider path. Windows
VOLUME 1
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that open onto the primary circulation are excellent aids in orientation, as well as
making the space more pleasant.
Signage. Signs only assist and punctuate, and should not replace a well thought
out circulation system, especially for safe egress. They should however, be an
integral part of the design.
SECONDARY CIRCULATION
Secondary circulation provides access to workstations, offices and support spaces
from the primary circulation system. The term is meant to include all secondary
corridors as well as the passageways between workstations. Key considerations
include:
Width. The appearance of your space will be improved if you keep a regular
corridor width between workstations instead of jogging in and out For workstations
of differing sizes, either adopt a standard panel depth or introduce files/support
space to keep a consistent aisle width. Consult GSA, local codes and the
Americans with Disabilities Act (ADA) for the minimum permitted widths (36" - 44"
typical for most secondary circulation).
>
Simple Pattern. Like primary circulation, a simple pattern here is best leading
directly back to the main corridor.
Dead-end Corridor. A dead-end corridor is one that does not lead to a safe fire
egress in two directions. This usually refers to the last portion of a passageway,
and its maximum length is regulated by the local building code. In Washington DC,
for example, the permitted dead-end corridor is only 20 feet, which allows
approximately 2-3 workstations. These rules mean that if there is a significant
distance between your main corridor and the windows, you will need a secondary
corridor, connecting these potentially dead-end situations. One good way to do this
is to create a corridor along the window wall.
CORRIDOR TREATMENTS
It is possible to meet the recommendations of regular patterns and standard
locations without creating a boring sameness. With an open plan layout, corridors
are seldom created by using floor-to-ceiling walls with doors. Instead they are
usually defined by a combination of walls, systems furniture panels and support
elements (files, cabinets etc.), Use variety to give the floors interest and use the
regular pattern to keep it from becoming chaotic. Natural light coming into both the
primary and secondary circulation will give it life.
DEAD END CORRIDOR EXAMPLE
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RAGE 8
EPA SPACE GUIDELINES
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OFFICES
GROUPING WORKSTATIONS
The design of the floor layout is unique to each situation and depends on the
building, the user needs and the design concept envisioned by the architect
However, one underlying assumption is the use of an open plan layout, which is
necessary to meet EPA's mission and GSA's regulations. With open plan and
systems furniture, workstations are created for the majority of personnel with
enclosed offices being limited to supervising personnel — Section Chiefs to
Administrator. The amount of shared support is more generous than traditional
layouts. (See the section "How Much Space?" for more information).
Below are suggestions about floor layouts. They are meant to outline the issues
and help you review plans.
KEY CONSIDERATIONS
Bay Size. The pattern and spacing of columns defines the bay size and creates a
module that helps set the pattern for a floor layout Speculative office buildings
often have 20' x 20' bays, although for a flexible layout a larger bay size is better.
Planning Module. Workstation dimensions need to be coordinated with the bay and
column sizes. Typically a planning module (e.g. 5' x 5') is adopted to coordinate the
size and positioning of workstations, 'partitions, the ceiling grid, and underfloor
systems (if any)- A modular approach makes later changes easier - it causes less
physical disruption.
Columns. As a suggestion to prevent surprises, have your architect field check the
actual sizes of the columns. Individual columns are often enlarged in the field to
cover pipes or other services without modifying the drawings.
Grouping Workstations. When planning for the layout of workstations, look ahead
and build in flexibility to meet EPA's changing needs. A classic mistake is to assign
blocks of space to various Sections or Branches, and then design each one to meet
their needs. It's better to develop, for an entire floor, the circulation system and
basic layout for workstations, offices and support based on typical section needs.
Later it can be modified slightly for each group, while retaining the underlying
flexible plan.
Grouping Offices. Walled offices should be grouped in several clusters on an office
floor, rather than sprinkled among the workstations. Clustering walled offices
together not only leaves more open space, but also allows Section or Branch sizes
to fluctuate with little or no impact on the layout. Groups of offices, and other
enclosed spaces, can be strategically located to give visual variety to the plan and
also be convenient to the appropriate workstations. Clustering creates efficient and
economical construction as well as good HVAC distribution.
Use of the Windows. Windows and their spacing are a great organizing force in the
office. For example:
The spacing of the windows will determine if and how workstations and/or
offices can be practically located along the window wall.
Offices located along the windows will restrict the penetration of natural light
into the interior of the floor, affecting energy conservation as well as the
atmosphere of the interior work areas. The majority of walled offices should
0>A SPACE GUIDELINES
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be located on the interior; the use of glazed panels will bring natural light into
the offices.
The configuration of the interior window wall system will determine if
workstations can abut the window. The wall may have irregular projections;
clearances may be needed for maintenance; panels may restrict heat
distribution.
To distribute natural light throughout the office area, higher or larger panels
should be placed away from the perimeter wall. High panels, if required for
overhead storage, should be placed perpendicular to the windows.
Orientation and solar heat gain are an issue. Window treatments should aid
in reducing glare, especially in buildings without tinted or reflective glazing.
Support and Special Spaces. Support and Special Spaces have characteristics that
affect their location on the floors (and/or require special treatment of the space).
Examples include:
Spaces that generate noise and need to be removed from workstation areas
or be treated for sound transmission -- copy center, mail/stock room,
conference/training, employee lounge.
Spaces that require separate and modified HVAC (heating, ventilating , and air
conditioning), which suggests their location near the building's core - copy
center, computer room, computer printer room, telecommunications and LA.N.
rooms, conference and training rooms.
Spaces that generate a high live load and need to be clustered in an area of
reinforced floor support — library, high density files or security files, stock room,
heavy equipment
Use of Irregular Floor Space. If your floor plate or building core creates irregular
comers, their use should be planned early in the design process. Generally,
support space is more adaptable to unusual shapes than workstations, e.g. copy
rooms, meeting rooms, lounges.
Demountable Walls. While planning your layout and choosing the systems furniture,
if s also the time to consider the use of demountable, or movable, wall systems for
the offices (instead of more permanent construction). They typically mount above
the finished floor and below the finished ceiling. They are very flexible, easy to
move and don't disturb the floor or ceiling (power can feed from below the floor).
Their disadvantages include a higher initial cost.
Renovation. Changes to existing office space need a systematic approach -
looking at more than the layout, to consider also the impact on engineering and
lighting systems. In renovated space, employee complaints of stuffiness or
discomfort are often the result of adding or changing partitions without changing the
distribution pattern (balancing) of the HVAC systems. In general, creating more or
different, rooms is more disruptive than opening up the floors.
VOLUME 1
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60- WIN.
MINIMUM PASSING
Implementation of the Americans with Disabilities Act effectively started January 26,
1992.
The Americans with Disabilities Act , commonly known as the ADA, intends to
provide disabled persons with accommodations and access equal to, or similar to,
that available to the general public. The ADA is a national Civil Rights Law, and
it will be enforced as a Civil Rights Law, and not as a building code. Therefore an
•aggrieved party* can bring forth a legal action. A party does not have to allege
discrimination 'after the fact," rather an action based on "reasonable grounds" can
be brought forth if a person believes discrimination is about to occur with regard to
new construction or alterations. State or local building inspectors will not be
enforcing the ADA since it is a Federal Civil Rights Law and supersedes state and
local laws, unless a State or local jurisdiction adopts the ADA requirements or
unless the U.S. Justice Department certifies the state or local code.
The Americans with Disabilities Act is divided into four titles: I Employment; II Public
Services and Transportation; III Public Accommodations; and IV
Telecommunications. Title III Public Accommodations is the portion of the Act that
addresses accessibility in buildings. New installations and physical alterations (after
January 26, 1992) will need to comply with ADA regulations. In existing office
spaces, architectural barriers need to be removed, where such removal is "readily
achievable". This is determined on a case-by-case basis, and there has been little
history on its interpretation.
/ .
Many ADA regulations apply to the base building, e.g. building access, parking,
stairs, elevators, public toilets and telephones, fire safety issues etc.; they therefore
are the responsibility of the landlord. Within an office space, however, certain ADA
regulations apply. There are different more stringent, regulations for areas of
"public accommodation" then for office space, which may apply to certain areas in
your space (e.g. Public Information, fitness center, library).
KEY CONSIDERATIONS
To help you understand when detailed review is necessary, and key topics of
concern for office interior design are listed below. This list just identifies common
issues and is by no means complete; you should refer directly to the Americans with
Disabilities Act.
Base Building. Accessibility of the overall office building - its parking areas,
entrances, public circulation and core areas - are subject to ADA regulations. This
is typically the responsibility of the landlord.
Accessible Routes - Interior. At least one circulation route will connect the entrance
to all accessible rooms or areas within your space. Provisions of ADA cover the
width, changes in level, headroom, floor surface, protruding objects, means of
emergency egress and areas of rescue. Common issues:
• Minimum clear width of a corridor is 36° except as allowed at doors. (Minimum
only - local codes or GSA regulations may require wider path.)
• Passing space is required at least every 200' if the route is less than 5' wide.
This could be a 5' x 5' space, or a T-intersection of two corridors.
ff>A SPACE GUIDELINES
VOLUME 1
PAGE 11
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• Protruding objects cannot reduce the clear width of 36". This would include
drinking fountains, telephone booths, display cases etc. Even when they don't
intrude upon the minimum width there are regulations about allowed projection
at various heights.
• Review ADA for regulations concerning emergency egress and areas of rescue
assistance.
Doors. Doorways along an accessible route need to comply with regulations
concerning width (typically 32" clear), maneuvering clearance, thresholds, hardware
and opening force. One of the common areas of non-compliance in existing
buildings is the clearance for maneuvering. A disabled person needs clear space
(18") on the latch side of the doorway and a level area to pull the door open.
Toilet Rooms. Common use toilet rooms and fixtures need to comply with ADA.
In addition, other toilet rooms provided for the specific use of occupants of specific
spaces (e.g. the RA's toilet room) must be adaptable. The room will need to be
capable of complying with these regulations if a future occupant is disabled.
Assembly Areas. For places of assembly with fixed seating, the ADA has specific
requirements for the amount and placement of wheelchair seating and the
requirements for Assistive Listening devices. >
Storage. Fixed or built-in storage facilities such as cabinets, shelves, closets and
drawers, in accessible spaces (private offices, workstations not included) are
covered by ADA. At least one of each type provided must comply with provisions
on height, approach clearance and hardware.
Libraries. Public areas of a library have specific requirements.
Alarms. Emergency warning systems will include both visual and audible alarms,
and must be located in all areas of common usage (e.g. meeting rooms, hallways,
lobbies, places of assembly). Specific visual alarm features are described.
Signage. Permanent signs, whether indicating direction or information, or
designating rooms, are covered by ADA requirements of size, location and
characteristics.
In addition to the considerations above, other ADA issues common to office interior
design are:
A
• Ground and floor surfaces (e.g. carpets, floor tiles etc.).
• Ramps (e.g. when floor elevation differences occur, such as between a raised
and unraised floor).
• Doors (e.g. position of hardware, clearances with door swings etc.).
• Drinking fountains and water coolers
• Sinks (e.g. a sink in a staff lounge pantry).
• Reach regulations for controls and operating mechanisms (e.g. a microwave
oven, coffee maker or refrigerator in a staff lounge pantry, or other office
equipment).
• Telephones (e.g. public telephones in the office space).
• Fixed or built-in seating and tables (e.g. in a library).
• Dressing and fitting room (e.g. a locker room in a fitness area).
4" MAX.
MAXIMUM PROJECTIONS
VOLUME 1
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EPA SPACE GUBSJNES
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Bectric power and signal distribution is one of the most complicated aspects of
moving or expanding, especially considering the power requirements of equipment,
linking computer components, establishing telephone communications for voice and
data. The methods of distributing these services are discussed here, while the
technical aspects are left to engineering/communication professionals. With an open
plan, there are fewer walls to conceal wiring, nor is in-wall wiring conducive to the
constant changes of the modem office.
No right or wrong method of distributing services exists - solutions vary. The
complexity of the office, the construction of the building, the technologies available,
the design intent, the budget and the time available for the job all affect the range
of possible choices.
Deciding on a method or combination of methods to power and signal an office
should be done in conjunction with professionals, and should consider the specific
issues unique to each building as well as the applicable standards and codes. Very
important to future flexibility is good record-keeping of the installation. Following is
a description of common methods of power and signal delivery and their
implications:
Ways Power And Signals Can Reach The'Workarea
Poke-Through Method, the most widely used approach in existing high-rise
buildings, requires drilling through the floor assembly to bring the horizontally
distributed lines from the underside of the floor to the desired access point in the
workarea. Initial installation provides widereaching design freedom. Access to the
ceiling plenum below the floor, however, may not be available (e.g. another tenant
may rent that space and deny access to the ceiling) and a less-than-cleariy defined
organization of the wire layout in the ceiling may cause wire-management and
redesign difficulty with future workarea changes.
Attributes: Locations very flexible at initial installation. Low initial costs.
Limitations: Capacity limited. Structural damage may result from repeated
changes. Relocation is disruptive to occupants, and high in cost. Limited
security.
Flat Cable Conductors, also known as "flat wiring", are 3" wide, thin strips of power
and signal transmission wires encased in protective metal. They are laid under
carpet tile, which provides necessary access for office layout flexibility. Rat cable
is best used for remodelling in buildings which have poured concert flooring
systems, and have no other wiring system in place.
Attributes: Easy for remodeling. Rexible. Accommodates both power and
signal. Aesthetically acceptable. Acceptable for most future electronics. Roor
integrity preserved. Installation on move-in.
Limitations: Advance planning and wire management imperative. Installation
is a specialized service. Overlapping cables may cause signal transmissions
interference. Cable durability a concern in high traffic areas. Limited security
and electronic capacity. Labor/code acceptance. Because of its vulnerability,
EPA discourages its use.
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Underfloor Duct Systems are placed in the structural floor system and incorporate
deep channels; this allows horizontal wire distribution to reach essentially any point
in the workarea. Several types of receptacles have been developed to access the
distribution channels and are usually located in a grid pattern about 6 feet on center.
This approach provides a good appearance in the workarea, but much flexibility is
lost after the system is set Underfloor Duct System wire capacity may be limited,
especially in older buildings, thus requiring an additional method of wire distribution.
Attributes: A construction industry standard. Low fire hazard. Available in
concrete or metal deck systems. Satisfies all code requirements. Low cost for
new construction. Accommodates power, signal and special cable needs.
Limitations: Grid set at the time of construction may not match desired layout
Wire management and capacity limited by system as installed, making
expansion or future electronics difficult to accommodate. Cannot be installed
during remodeling.
Raised Floors, originally known as "computer floor systems," are composed of
pedestal legs resting on a structural floor system with removable floor surface
panels 18 to 30 inches square. The height above the structural floor varies from 6
to 18 inches to allow the horizontal distribution of a wide array of services. T/hey are
known for their ease of access, though it is important to select a raised floor with a
module that works with the planning module.
Attributes: Optimum flexibility. Relocation costs and labor minimal. Low life
cycle costs. Accommodates all future electronics, other equipment and
distribution lines. Communication interference is minimum. No clean-up or
damage on removal.
Limitations: Extra floor-to-floor height required. High initial cost Limited
security, acoustical performance, floor loads, durability and floor finish options.
Level installation required.
Surface-mounted Raceways are generally applied to walls, columns or ceilings, and
carry the wiring to a point at or near its use. The traditional surface-mounted
raceway is an applied channel on the wall, common in light industrial applications
and old building conversions. However, they can be attractively designed at the
time of construction, e.g. hidden behind a molding strip.
Attributes: Low initial cost. Flexible at installation and for future wiring
changes. Minimum cable lengths. Future electronics easily accommodated.
Limitations: Visually intrusive unless custom designed. May be difficult to
access. Wiring from the wall to point of need can create safety, security,
aesthetic problems.
Power Poles stand floor-to-ceiling with wire connections for horizontal distribution
at either end. Power poles usually provide a quick connection, but are controversial
with regard to both safety and aesthetics; and their layout organization may also
conflict with the planning bay module.
Attributes: Easy to move and connect to distribution lines in the ceiling
plenums. Low cost Accommodates both power and signal. Additional outlets.
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Limitations: Visually intrusive. Not durable - subject to bumping. Code
restrictions in some locales. Requires special ceiling penetrations. Not suited
for future electronics. Possible electromagnetic interference.
Cable Trays don't provide complete distribution, but they are devices to carry wiring
through the ceiling plenum or floor to be distributed by one of the other methods,
e.g. Poke-Through, Power Pole or Surface Raceways.
All these methods, together with in-wall wiring, bring power and telecommunication
signals to all areas of the office, especially to the open plan workstations. With
older panel systems, each station had to be served, but newer systems furniture can
have its own internal wiring. This not only conveniently serves the user but also
allows distribution to continue through an entire run of workstations.
Systems Furniture Wiring offers both vertical and horizontal wire distribution in
workstation panels. The distribution channel is usually located within the base of
the panel. Some manufacturers offer systems that now provide distribution at
unlimited locations. Access to the power and signal source typically occurs via one
of the other methods described here - from a column, cellular floor, poke-through
or power pole. Rexibility, excellent wire management and good aesthetics are
achieved by using systems furniture it) the workarea; its wire capacity, however,
must satisfy program power and signal needs.
Attributes: Power and signal accommodation good. Rexible for changes and
accommodating future electronics. Connects to one of the other methods.
Limitations: Panels must interconnect, which may hinder movement Wire
capacity determined by the furniture system. Installation by trade may be
required.
•TO FLOOR ABOVE
SUSPENDED
CEIUNG
SURFACE MOUNTED
RACEWAY
RAISED FLOOR
UNDERFLOOR POKE THRU UNDERFLOOR FLAT CABLE
SYSTEM SYSTEM SYSTEM UNDER CARPET
ALTERNATIVE METHODS FOR BRINGING POWER AND
SIGNALS TO THE WORKSTATIONS
EPA SPACE GUIOaiNES
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VOID ME 1
RAGE 16 EPA SPACE GUIDELINES
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The following are two floor plans utilizing the same building and space requirements.
The Original Plan is an actual design for a government agency, altered only slightly to
illustrate the EPA's requirements.
The Modified Plan is a reworking of the first design to illustrate some of the guidelines
discussed.
EPA SPACE GUIDELINES VOLUME 1
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Program Shown:
Private offices 21
Workstations 107
Shared Stations 2
Meeting Rooms
Copy Rooms
Library
High Density Files
Lounge
Reception
2
2
Legend
Building Core
Primary Circulation
Enclosed Offices
Enclosed Support
EXECUTIVE OFFICES:
• 2 ARE REMOTE FROM
RECEPTION AND
DIFFICULT TO FIND
•ONE HAS DOOR THAT
OPENS DIRECTLY TO
RECEPTION LOBBY
B
PRIMARY
CIRCULATION JOGS,
CREATING CONFUSING
INTERSECTIONS
c
CONFUSING
RELATIONSHIP OF
WORKSTATIONS
AND MAZE-LIKE
CIRCULATION
RANDOM LOCATION
OF FIXED WALLS
LIMITS FUTURE
CHANGE
LIBRARY DOES HAVE
A WINDOW LOCATION,
BUT ACCESS IS INDIRECT
AND DISTURBING TO
NEIGHBORS. CHANGING
THE SHAPE COULD GIVE
IT A WINDOW AND LOCATE
THE ENTRANCE AT THE
CORRIDOR.
DIFFICULT LOCATION
TO REINFORCE FLOOR
LOADING CAPACITY
G
WORKSTATIONS
OPEN DIRECTLY
ON TO MAIN
CORRIDOR (ACROSS
FROM TOLET TOO)
H
CONFERENCE ROOMS
(BOTH) ARE NOT NEAR
FLOOR RECEPTION, NOR
ARE THEY EASY TO FIND
FROM RECEPTION AREA.
M
WORKSTATION SIZES
AND SHAPES VARY
CONSIDERABLY
MAZE-LIKE
CIRCULATION
RECEPTION AREA
CRAMPED AND
UNDISTINGUISHED-
DIFFICULT TO
RECOGNIZE FROM
THE ELEVATOR LOBBY
K
LOCATION AND
CONFIGURATION OF
FIXED PARTITIONS
AND OFFICES (TYPICAL)
CHOPS UP FLOOR INTO
RIGID COMPARTMENTS
OF IRREGULAR SHAPE-
RESTRICTS FLEXIBILITY
LENGTH OF THIS
DEAD-END CORRIDOR
(+/- 301) MAY BE TOO
FAR UNDER SOME
BUILDING CODES
ADJUST THESE
TWO OFFICES
TO ALIGN WITH
MAJOR COLUMNS
f
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EPA SPACE GUDELINES
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B
PRIMARY CIRCULATION
IS EASY TO UNDERSTAND
SECONDARY CORRIDOR
MINIMIZES DEAD-END
SITUATIONS
H
CONFERENCE ROOMS
ADJACENT TO RECEPTION
AND/OR ELEVATOR LOBBY
(CONFERENCE ROOM
LOCATION AND
WORKSTATIONS COULD
BE SWITCHED FOR
WINDOWED MEETING AREA)
RECEPTION AREA GRACIOUS
AND VISIBLE FROM THE
ELEVATOR LOBBY. NATURAL
LIGHT INTO RECEPTION
EXECUTIVE OFFICES
ARE NEAR RECEPTION
YET DONT HAVE ENTRANCES
ON TO PRIMARY CIRCULATION
M
OPEN AREAS FOR
WORKSTATIONS
ALLOW A REGULAR
PATTERN OF SIZES
AND SHAPES.
OPEN ZONES FOR FLEXIBLE
LAYOUT OF WORKSTATIONS.
SECTION SIZES/ASSIGNMENTS
CAN FLUCTUATE AND STILL
RELATE TO THE SUPERVISORY
OFFICES. GROUPED OFFICES
(AND SUPPORT) ORGANIZE
THE FIXED PARTITIONS
HIGH DENSfTY FILES
AND LIBRARY LOCATED
IN SAME ZONE - EASIER
TO REINFORCE FLOOR
LOADING CAPACITY
WALL OF LIBRARY
COULD BE WINDOWED
TO BRING IN NATURAL
LIGHT
NO WORKSTATIONS
OPEN DIRECTLY ON
MAIN CIRCULATION
PLAN WOULD BE IMPROVED
IF CORRIDOR WERE OPEN
TO NATURAL LIGHT (LKE
SECONDARY CORRIDOR
JUST ABOVE)
Program Shown:
Private offices 21
Workstations 115
Shared Stations 2
Meeting Rooms 2
Copy Rooms 2
Library
High Density Files
Lounge
Reception
With the modified plan, there was an increase of 8
professional size workstations, and a lower percentage
of small stations. (However, there are somewhat fewer
file cabinets shown).
Legend
Building Core
Primary Circulation
Enclosed Offices
Enclosed Support
EPA SPACE GUOELNES
VOLUME 1
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GROSS SQUARE FOOTAGE
NET USABLE SQUARE FOOTAGE
You need enough space to create a pleasant office environment that meets EPA's
mission, enough space that all employees work well and enough so the Region can
serve its public functions. However, the exact answer to 'How much?" is
complicated, and in the federal government is tied to regulations and budgets.
Specific guidelines for the types of space common to the Regions, their sizes and
frequency are presented in this chapter. These are based on research and
experience with recent Regional and Headquarters space installations and are
meant to reflect several goals:
1. To create a quality workplace. People often think of guidelines as "standards"
that limit But at EPA, these space planning guidelines could improve the office
quality for many employees by providing a more pleasant, efficient work place
and improved indoor air quality.
2. To suggest a pattern of use that ages well. EPA changes often, thus a
systematic approach to workstation variations and common support elements
increases the longevity of any office plan. Fewer physical modifications are
required as activities and people change.
3. To improve consistency, not only flegion-to-Region, but also within Regions.
The gradual application of space guidelines promotes and simplifies the
resolution of uneven space distribution.
4. To meet the space limits set by GSA. GSA sets limits on the amount and
distribution of space for Agency offices and enforces them through allocation of
space and rent for facilities.
5. To provide technical data and assist EPA managers in defining performance
guidelines for commonly used spaces at EPA.
GSA Regulations
GSA regulations play an integral part in determining space allocated to any given
federal agency. The General Services Administration publishes a document called
the Federal Property Management Regulations (FPMR), which describes its policies
on the acquisition, assignment and alterations of space within GSA controlled
buildings. .Of first importance when planning for space are the FPMR's categories
of Occupiable Office Space and the maximum square footage assigned to each.
Occupiable space is divided into three main categories:
Office Space
Storage Space Special Space
Office Space includes the workstations and offices for personnel, the common
support areas (filing, meeting rooms etc.) and the internal circulation that connects
them. Most ordinary office areas fit into this category. Historically, GSA has
regulated the amount of office space permitted, to control capital/operating costs and
to consistently distribute government space. Currently (summer 1993) the maximum
permittable square footage for Office Space is 125 square feet per person for
offices, workstations and circulation, plus an estimated 22% additional space for
shared support This FPMR allocation effectively works out to 152.5 Occupiable
square feet per person. This is an average utilization rate; not every person gets
152.5 sf of personnel work area. The total allocation must accommodate reception,
meeting rooms, corridors, reference areas, coffee stations etc.
EPA SPACE GUIDELINES
VOLUME 1
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Storage Space is designated for bulk storage, with unfinished interiors, minimal
lighting and heating. Most storage areas in office buildings are not included, but are
classified instead as Office Space.
Special Space accommodates specific equipment or uses by modifications to the
building's architectural or engineering systems, such as augmented ventilation/air
conditioning, reinforced floor loading or increased electrical power. Typical
examples in EPA buildings are copy centers, high-density filing, conference rooms
with A.V. capability, computer rooms, and pantries. These spaces are individually
planned, based on specific need. An observation based on the most recent EPA
Regional installation, the average amount of Special Space ranges from 25-30
square feet per person. No maximum square footage is prescribed, but all special
spaces must be reviewed and approved by GSA and EPA. Higher rent and
alteration costs are charged for them.
How To Meet Guidelines
We have reviewed recent EPA office installations and offer these suggestions.
Architects or interior designers should be retained for all but the most minor
changes and should be encouraged to:
>
1. Keep circulation simple and efficient. Circuitous or ill-defined corridors decrease
the space available for other uses. - '
2. Develop a regular pattern of shared support and equipment that discourages the
proliferation of reception areas, meeting rooms, printers, etc.
3. Choose modest sizes for offices and workstations and balance this with
generous shared support.
4. Select a furniture system that is flexible in its components and range of sizes.
Space Measurement
Office space is commonly defined and measured in several ways:
Net Useable square footage
Occupiable square footage
Gross square footage
Rentable square footage
The space in this document is expressed in Net Usable square footage, unless
otherwise indicated. GSA definitions of space terms are included in this volume
(Definitions). So many variations occur that, when discussion your space
requirements, it is very important to establish a mutual understanding of what is
included.
Metric equivalents are shown on the following charts, and a conversion table is
included in the Definitions section of this document
RULES OF THUMB FOR EPA
SPACE NEEDS
OFFICE, SUPPORT, SPECIAL SPACE TOTAL.
ESTIMATED FOR SEVERAL EXAMPLES:
1. ADDING IS-20PEOPLE
tl40 OSF/PERSON FOR OFFICE
& SUPPORT;
2. ADDING UP TO 100 PEOPLE/SAME
LOCATION
t16S OSF/PERSON FOR OFFICE,
SUPPORT, AND SPECIAL
3. MOVING ENTIRE REGIONAL OFFICES
±180 OSF/PERSON
SUITABLE FOR FIRST DISCUSSION ONLY;
SPACE PROGRAMMING MUST FOLLOW
BECAUSE EACH GROUP HAS DIFFERENT
REQUIREMENTS.
NET USABLE SPACE
Z3 TYPICAL OFHCE SPACE
§§i SPECIAL SRAC6
H INTERNAL CIRCULATION
R?l
IcJ BUILDING SUPPORT SPACE
WS« WORK STATION
VOLUME 1
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EPA SPACE GUIDELINES
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At EPA today, the amount of space devoted to offices and work stations varies
widely as a percentage of total occupiable square footage. Our experience in both
the Regional Offices and Headquarters indicate that offices and workstations should
represent approximately half of the total occupiable space. (This means 82-85 sq.
ft. per person, averaged from RA to SIS). With this distribution, high quality office
space can be achieved within GSA regulations, while providing adequate office
support and Special Space.
Space Guidelines
The purpose of space guidelines is to give order and long term flexibility to the
interior design. They help establish a regular pattern that organizes your office
floors both visually and operationally. The categories and space allocations here
are based on research into EPA's typical mix of personnel and its most recent office
installations. An underlying assumption is the use of systems furniture for ail
workstations, laid out in a modular, open plan. Enclosed offices are assigned to
supervising personnel - Section Chiefs to Regional Administrator.
Each office and workstation size is given as a range, recognizing that situations are
different -- created by different floor shapes, structural bay sizes, furniture systems.
In addition, a limited number of workstation types are presented. Fewer varieties
simplify the assignment, layout and future flexibility of the workstations. EPA
Regions have implemented two approaches in recent buildouts:
A. The majority of workstations are the same size, using the middle station, Type
G at 60-65 square feet. Assigned to all professionals and senior clerical staff,
the single workstation size readily accommodates change and reassignment
B. Workstations are distributed in three configurations based on a profile of the
Branch to be accommodated. The range of sizes more closely matches the
functions for the various positions, but reassignment is. more complex because
it requires matching or changing workstation sizes for the new users.
Either way, some standardization will ensure the long-term usefulness of your floor
layout A plan based on the typical size and profile of your Sections can be more
useful than one tailored to specific individuals. These "custom" plans are often out-
of-date before the carpet is down. A good open-plan design can build in enough
flexibility for normal variations.
Sometime you might reuse an already configured office floor without renovating for
the new users. The existing offices and partitions probably will not match these
space guidelines. One suggestion is to concentrate on satisfying your support
space needs first, before trying to assign offices. Then share offices to approximate
the guidelines. Otherwise, you may find that everyone has a little more office space
than they need, but there is no meeting room and the "library" is scattered into
several offices.
Note that these recommendations don't reflect the current practice at EPA. With
gradual implementation, some people will get larger work areas, some smaller. But
the overall plans will meet EPA goals for quality and efficient office space.
EPA SPACE GUIDELINES
VOLUME 1
PAGE 23
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TYPE
ASSIGNMENT
KEY SPACE ATTRIBUTES
APPROX
SIZE
net square feet
(square motets)
*A
*B
*C
*D
*E
*F
*G
*H
Regional
Administrator
Deputy Regional
Administrator
Assoc. Regional
Administrator
Division Director
General Counsel
Deputy Division
Director
Branch Chief
Section Chief
Senior Legal
Senior
Professional
Senior
Professional
Professional
Senior Clerical
Contractor
Clerical
Contractor
AARP. SIS
• Enclosed office, with several visitor
chairs and conference table (6-8)
• Window location
• Furniture: Standard or Systems
• Enclosed office, with visitor chairs
and conference table (4-6)
• Window location
• Furniture: Standard or Systems
• Enclosed office, with either
a. Conference table
(4) or
b. Informal seating plus pull-up
chairs
• Window location
• Furniture: Standard or Systems
• Enclosed office with small table or
pull-up chairs for conference (3-4)
• D.D.D. - Window location
• B.C. - Interior location
• Furniture: Standard or Systems
• Enclosed office or semi enclosed
workstation
• Interior office location
• 2 visitor chairs
• Furniture: Systems
• Semi-enclosed workstation, with 0-2
visitor chairs
• Variations in equipment and storage
needs
- Furniture: Systems
• Semi-enclosed workstation
• Variations in equipment and storage
needs
• Furniture: Systems
• Semi-enclosed workstation
• Variations in equipment and storage
needs
• Furniture: Systems, low panels
350-375 sf
(32-35 sm)
275-300 sf
(25-28 sm)
225-250 sf
(20-23 sm)
\
s
150-180 Sf
(14-1 7 sm)
100-1 20 Sf
(9-11 sm)
75-80 sf
(7-7.5 sm)
60-65 sf
(5.5,6 sm)
40-50 Sf
(4-4. 5 sm)
* Indicates that a diagram of this space follows.
VOLUME 1
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EPA SPACE GUEELWES
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Office support spaces are those usual shared rooms, equipment areas and filing/storage that
augment the workstations and offices. This group includes functions that can occupy regular
office space with no engineering modification — either as a separate room or as a shared area
interspersed with the workstations. By GSA definition, these are part of Office Space and
subject to the utilization limit of 152.5 occupiable square feet per person.
Some support can be classified as Office Space in one case and as Special Space in another,
for example a library. A small reference library with three rows of bookshelves and a reading
area could be accommodated in regular office space. A large Regional Library would be
Special Space because of the structural live load requirement of the book stacks (non-stack
areas may be considered office). Another example is the conference/meeting room. When
a meeting room requires changes to the engineering systems for augmented ventilation or the
installation of audio-visual equipment, it is classified as Special Space. Therefore some of the
following support areas are listed again under Special Space.
SUPPORT
SPACES
DESCRIPTION
APPROXIMATE
SIZE
FREQUENCY
GUIDE
net square feet
\ (square meters)
Reception Area
*Main
*Departmental
* Public
Information
Public Dockets
Meeting Room
Library/
Reference
• Central reception & security
point for visitors
• Desk/counter area; display;
seating for 6
• Adjacent to entry lobby; near
Public Information and Dockets
• Reception/waiting for senior
administrators, eg. R.A., D.D.
• Seating for 2-4
• Adjacent to secretary (not in sf)
• Public education center
• Information/display area
• Library
• Small video theater
• Workstations & support
• Reference & research area
• Work areas
• Storage of dockets
• Standard room for meetings of
6-20 people
(also see Special Spaces:
Conference Room)
• Reference area for employees,
typically for a specific Division
• Shelving and seats
300 sf minimum
(28 sm)
lOOsfforD.D.
(9sm)
Varies
Varies
15Osfto400sf
(14-38sm)
300 Sf
maximum; see
Special Space:
Library
1 per facility
1 per Division
1 per facility
Varies
Co-locate if
possible
Varies
Varies
Indicates that a diagram of this space follows.
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Central Evidence
Copy Center
Main/Satellite
jt
Convenience
Ring - General
Equipment
Station
Closets
Coffee Station
* Recycling
Employee
Counseling
Recreation A.
Credit Union
Union Office
• Secure evidence storage room
• May contain security files, safe
• If increased floor loading is
required, this is Special Space
See Special Space
• Small copier located in office
area
• Use is discouraged because
copier exhaust affects indoor air
quality
• Filing cabinets distributed in
open plan office area
• Shared station for computer,
microfiche reader, typewriter, or
other equipment
• Space for worksurface and chair
• Closets or hanging space for
employees' and visitors' coats
• Amenity within office area
• Counter with sink and storage
(proximate to wet stack)
• Coordinated system of collection
for recyclable materials. Plan
for 7 materials (white paper,
newsprint, other paper, glass,
aluminum, plastic, trash)
• Usual method has convenience
bins distributed locally, satellite
collection rooms each floor, and
central building
collection/storage
• Career, retirement personal
counseling
• Discreet access
• Office space devoted to these
employee amenities
1 00-200 sf
(9-18 sm)
40 sf
(3.5 sm)
9 sf per cabinet
(14sf in file
rm.)
20 sf
(2sm)
0.5 sf per
employee
30-35 sf
(3sm)
Coordinate with
building's
method
120 sf per room
(11 sm)
200-500 sf each
1 per facility
(O.I.G only)
Discouraged
Varies
As needed
>
Distributed
1 periSO
employees
Minimum of 1
satellite center
per floor
Varies
Varies
Other desirable areas that fall under GSA "Office" space limits
Child Care
Center
Fitness Center
Health Unit
These areas are desirable, but currently considered office-type space by
GSA and subject to the utilization limit Policy changes; check with GSA
and FPMR for specific situation.
Indicates that a diagram of this space follows.
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EPA SPACE GUIDELINES
-------
Special spaces are those that require modification to the building's architectural or engineering
systems for their use. These changes might be to augment the HVAC system, reinforce the
structure for high live loads, increase the electrical power to a specific room or introduce
plumbing. Following are common EPA Special Space (see also Office Support).
SPECIAL
SPACES
DESCRIPTION
APPROXIMATE
SIZE
FREQUENCY
GUIDE
Common Special Spaces
Conference
Room
YOUR RENT TO GSA FOR SPECIAL SPACE
VARIES BY TYPE. AS A RATIO OF BASE
OFFICE RENT (X):
CONFERENCE/TRAINING 1.19X
AOP 1-58X
STRUCTURALLY CHANGED 1.80X
Copy Center
*Main
Satellite
*" Computer Printer
Room
Computer Room
LAN. Room
Telecom-
munications
Room
Meeting room with audio-visual
capabilities
Specialized lighting, power,
HVAC
Shared facility for large volume
copying, collating & binding
Service counter, reproduction
equipment, tables, storage,
recycling bins
Specialized HVAC, power,
acoustics >
Centralized room for routine
office copying
1-2 copiers, table, storage,
recycling bins
Specialized HVAC, power,
acoustics
Enclosed space for laser printers
serving PC's, LAN's
Counter, paper storage
For IAQ, recommended over
providing printers in open work
areas; special exhaust
Specialized room for mainframe
or LAN equipment and related
workstations
Specialized HVAC, power,
telecommunications
Equipment support for networked
computer services
Cable racks, table/counter for
monitor and file servers
Locate centrally; stack floors
Specialized HVAC, power,
telecommunications
Storage of equipment for voice &
data communications
Locate centrally; stack floors
Specialized HVAC, power,
telecommunications
net square feet
(square meteis)
Varies
See Volume 2
750 sf
(70 sm)
225 sf
(20 sm)
70 sf for
1 -3 printers
(6.5 sm)
Varies with
equipment
Varies w/equip.
(e.g. 80-100 sf per
100 employees
served
Varies
(e.g. 150sffor250
people) Sometimes
built into bldg. core
minimum 1
per facility
1 per facility
1 per floor or
1 per 150
employees
Walking
distance
maximum 75"
1 per floor
1 per floor
' indicates that a diagram of this space follows.
EPA SPACE GUmaiNES
VOLUME I
PAGE 27
-------
*LJbrary
Ring: Secure
*High Density
Mail & Stock
Room
Employee
Lounge
Record
Management
• Reference area for EPA
employees and public
• Reading area, stacks,
cataloguing, storage
• Specialized floor loading,
humidity control, lighting
• Enclosed area or special file
cabinets for confidential material
• Specialized floor loading,
fireproofing
• Compact storage for files or other
media, using mechanized
equipment
• Specialized floor loading
• Receiving, storage and
dispensing of office supplies;
distribution of mail
• Work area and storage
• Locate with easy access to
service elevator
• Specialized floor loading
• Strategically located break room
• Tables & chairs, peak occ. 15
• Pantry with sink, refrigerator,
storage, microwave
• Specialized HVAC, plumbing
• On-site storage for records
• Shelving, min. interior finishes
• Specialized floor loading, climate
control
Varies with size of
region +
specialization
Varies
80 sf per
Lecktriever *
18sf perTimes-2*
H.O. systems vary
Varies
\
>
250 Sf
May be smaller if
fewer employees
(23 sm)
500-600 sf
(46-56 sm)
1 per facility;
Maybe
separate law
library
As needed
1 H.O. unit per
floor if needed
& structure
allows
1 per facility
Satellite if split
location
1 peri 200
employees
or 1 per floor
1 per facility
Desirable areas if budget permits
Training/
Conference
Center
Sophisticated, flexible multi-
purpose facility, A.V. capability
Moveable partitions, storage for
materials and equipment, tables,
chairs
Specialized HVAC, acoustics,
lighting, audio-visual installation
minimum 750 sf for
1 room
(24 persons at
tables or 40 in
rows)
1 per facility
May share
with another
Agency
"" Video
Conferencing
Facility to allow multi-party
meetings at 2 or more locations,
using visual, voice and data
communications
Specific design of equipment &
furniture available
Specialized HVAC, power,
telecommunications, lighting,
acoustics
600 sf
201 x 301
(56 sm)
1 per facility
Indicates that a diagram of this space follows.
VOLUME 1
PAGE 28
EPA SPACE GUDEUNES
-------
Diagrams and technical guidelines for common EPA spaces have been prepared,
including individual descriptions of offices, workstations, shared support and Special
Spaces. They are intended to be a reference when planning new spaces, by
illustrating the basic requirements, important considerations and possible variations.
These diagrams are only guides and examples — circumstances such as planning
module, furniture system, equipment and occupant needs will determine final size
and features.
The following are included:
Personnel Spaces
Office Types - Examples of A,B,C,D
Office or Workstation E
Workstation F
Workstation G
Workstation H
Support and Special Space
Meeting/Conference Rooms
Teleconferencing
Projection Screens
Training Center
Copy Centers
Computer Printer Room
Location Area Network Room
High Density File Storage
Employee Lounge
Reception
Recycling Areas
Library
Public Information Center
EPA SPACE GUIDELINES VOLUME 1
RAGE 29
-------
VOLUME 1
PAGE 30 EPA SPACE GUIDELINES
-------
TypeD:
150-180 Square Feet
(14-17 Square Meters)
Assignment:
Deputy Division Director
Branch Chief
G
G
OVERHEAD STORAGE UNITS
TASK LIGHTS BELOW OVERHEAD STORAGE
•—' OPTION FOR COMPUTER
^ -BULLET- SHAPED WORKSURFACE
PAPER RECYCLING BIN
UNDERCOUNTER PEDESTAL CABINET
Type C:
225-250 Square Feet
(20-23 Square Meters)
Assignment:
Associate Regional
Administrator
Division Director
General Counsel
OPTION FOR COMPUTER
BASIC FEATURES OF TYPE D
PLUS:
CONFERENCE TABLE FOR 4
Type B:
275-300 Square Feet
(25-28 Square Meters)
Assignment:
Deputy Regional
Administrator
'OPTION FOR COMPUTER
BASIC FEATURES OF TYPE D
PLUS:
CONFERENCE TABLE FOR 4-6
VISITOR CHAIRS
OPTIONAL SHELVING
Type A:
350-375 Square Feet
(32-35 Square Meters)
Assignment:
Regional Adminstrator
a
,a
DISPLA'
SYSTEN
,u
t
\
\
D
D
^
\ \ !
\ \j
a
(
DC
~)
«.
. — -
Co
\
<
-OPTION FOR COMPUTER
~ BASIC FEATURES OF TYPE D
r PLUS:
CONFERENCE TABLE FOR 6-8
VISITOR CHAIRS
OPTIONAL SHELVING
DISPLAY SYSTEM
EPA SPACE GUIDELINES
-------
BASIC OFFICE GUIDELINES
Worksurface:
Approximately 15 linear feet (24"-30" deep is typical)
Storage:
Shelving at 12-20 linear feet
Undercounter pedestal cabinets and/or lateral files - minimum of 2 with options for
drawer configuration and mobility.
Lighting:
Task lights and/or general lighting consistent with Green Lights Program.
Combination of task and ambient lighting.
Equipment:
Up to 3 elements.
OPTIONAL OFFICE FEATURES
-Additional storage - Shelves or undercounter pedestal.
-Additional worksurface and/or equipment; may reduce conference capacity.
-Drafting surface \
-Glazed wall and/or door sections.
-Straight slide or articulated undercounter keyboard.
-Panel hung work organizers.
-Coat hooks
-Display system, electronic keyboard, or projection screen.
Note: Printers require slotted worksurface to accommodate paper feed.
Note: If loose furniture replaces systems furniture, the layout efficiency of the office may be reduced.
TECHNICAL GUIDELINES
Power:
Minimum of 3 duplex convenience electrical outlets (2 in Office Type D).
One isolated, grounded outlet for computer.
Power for task lighting as required.
Additional power requirements may be determined by program.
Lighting:
Task lighting to provide 50 footcandles at desk.
Overhead lighting at conference table.
Lights dimmable in Office Types A, B for audio-visual use.
Ambient lighting to provide 30 footcandles.
Data/Telecommunication:
Line quantity and need determined by program.
Acoustics:
The desired result is a sound transmission class rating of 24 and noise reduction
coefficient of .80.
Worksurface for computers should be located 261/2" above finished floor. Offices
with windows need daylight control method.
<
!ME1 EPA SPACE GUIDELINES
32
-------
12' MINIMUM IF 2 VISITORS CHAIRS
100-120 Square Feet
(9-11 Square Meters)
Assignment:
Section Chief
Senior Legal
OVERHEAD STORAGE UNITS
TASK LIGHTS BELOW
OVERHEAD STORAGE
BULLET RETURN
WORKSURFACE
UNDERCOUNTER
KEYBOARD SLIDE OR
ARTICULATED KEYBOARD
PAPER RECYCLING RACK
AND CPU UNDERCOUNTER
UNDERCOUNTER LATERAL
RLE AND PEDESTAL CABINET
ADDITIONAL OVERHEAD
STORAGE POSSIBLE
BASIC GUIDELINE
Worksurface:
Approximately 15 linear feet (24"-30" deep is typical) with a bullet return worksurface.
Storage: >
Shelving at a minimum of 6 linear feet.
Undercounter pedestal cabinets and/or lateral files - minimum of 2 with multiple
options for drawer configuration and for mobility.
Lighting:
Task lights consistent with Green Lights Program
Seating:
1 adjustable ergonomic chair and 2 visitor chairs
Equipment:
Up to 3 elements.
OPTIONAL FEATURES
Additional Storage: Shelves and/or pedestal cabinet
Additional filing and/or equipment (eliminate worksurface)
Drafting surface
Glazed panels
Straight slide or articulated undercounter keyboard
Panel hung organizers, coat hook, marker board
Adjustable task lamp or ambient light fixture
POSSIBLE WINDOW LOCATION v
WORKSTATION:
Some Regions have provided Workstations for
Section Chiefs intead of enclosed offices. Usually
another amenity is included, such as a window, or
prime location. Features remain the same.
EPA SPACE GUIDELINES
VOLUME 1
PAGE 33
-------
VARIATIONS:
LOW OR
HIGH FILES
OPTIONAL
WORKSURFACE
OVER LOW FILES
LOW OR
HIGH FILES
OPTIONAL
WORKSURFACE
OVER LOW FILES
OFFICE WITH EXTRA
FILING AND/OR WORKSURFACE
WORKSTATION WITH EXTRA
FILING ANO/OR WORKSURFACE
TECHNICAL GUIDELINES
Power:
Minimum of 2 duplex convenience electrical outlets. One isolated, grounded outlet
for computer. Power for tasklighting as required. Additional power requirements may
be determined by program.
Lighting:
Task lighting to provide 50 footcandles at desk, 30 footcandles ambient.
Data/Telecommunication:
Line quantity and need determined by program. \
Worksurface for Computers:
Should accommodate the keyboard at a height of approximately 27" above finished
floor.
HINTS FOR GOOD DESIGN
-Some furniture systems have floor-to-ceiling moveable walls with doors.
-Use the advantages of open plan layout, and reduce visual chaos, by grouping
walled office together. Locate them on the interior, not along the windows.
-Dimensions will vary with the furniture system and the building module - Bay size,
building depth, window modules.
-If panels are used, coordinate their height with height and size of shelving/cabinets,
when a computer is to be placed beneath.
PANEL HEIGHT & COMPUTERS:
TOP OF PANEL
OVERHEAD
STORAGE
LIGHT !
CRITICAL
DIMENSION
FOR COMPUTER
a
KEYBOARD
FINISHED FLOOR
15-16-
TYPICAL
MONITORS VARY
12-16-TYPICAL
30" TYPICAL
Minimum panel height is 60-64* if you want to place
a computer monitor under the overhead storage unit
EPA SPACE GUIDaiNES
-------
Size:
75-80 Square Feet
(7-7.5 Square Meters)
Assignment:
Senior Professional
OVERHEAD STORAGE
UNIT OR SHELF
TASK LIGHT BELOW
PANEL
UNOERCOUNTER
PEDESTAL CABINET
BASIC WORKSTATION GUIDELINES
Worksurface:
Approximately 14 linear feet (24"-30" deep is typical)
Storage:
Shelving at a minimum of 6 jinear feet
Undercounter pedestal cabinets and/or lateral files - minimum of 2, with multiple
options for drawer configuration and for mobility.
Lighting:
Task lights consistent with Green Lights Program
Seating:
1 adjustable ergonomic chair and 1 visitor chair
Equipment:
Up to 3 elements
OPTIONAL WORKSTATION FEATURES
Additional storage - Shelves and/or pedestal cabinet.
Additional filing and/or equipment (eliminate worksurface)
Drafting surface
Glazedpanels
Straight slide or articulated undercounter keyboard
Panel-hung work organizers, coat hook
Marker board
Adjustable task lamp
Note: Printers require slotted worksurlace to accommodate paper feed, placed beneath.
OVERHEAD STORAGE UNITS OR SHELVES
TASK LIGHTS BELOW OVERHEAD STORAGE
LATERAL RLE
UNDERCOUNTER KEYBOARD
SLIDE OR ARTICULATED KEYBOARD
WORKSURFACE
PAPER RECYCLING RACK
WITH CPU UNDERCOUNTER
UNDERCOUNTER
PEDESTAL CABINET
EPA SPACE GUIDELINES
VOLUME 1
PAGE 35
-------
VARIATIONS:
WORKSTATION
FOR INTERVIEWING
TECHNICAL GUIDELINES
WORKSTATION
FOR DRAFTING
WORKSTATION FOR
HIGH TECHNOLOGY USE
Power:
Minimum of 2 duplex convenience electrical outlets. One isolated, grounded outlet
for computer. Power for task lighting as required. Additional power requirements may
be determined by program.
Lighting:
Task lighting to provide 50 footcandles at desk, 30 footcandles ambient.
Data/Telecommunication:
Line quantity and need determined by program.
Acoustics:
Panels' acoustical features determined as part of an office-wide acoustical strategy.
The desired result is a sound transmission class rating of 24 and noise reduction
coefficient of .80.
Worksurface for Computers:
Should accommodate the keyboard at a height of approximately 27 inches above the
finished floor.
HINTS FOR GOOD DESIGN
-Panel heights will vary with design, for visual variety, function, natural light.
-Reduce visual chaos by considering grouped workstations as a whole; especially
coordinate components/shelving that occur above the worksurface.
-Dimensions will vary with the furniture system and the building module - Bay size,
building depth, window modules.
-Coordinate panel height with height and size of shelving/cabinet, if computer is to be
placed beneath.
PANEL HEIGHTS COMPUTERS:
15-16"
TYPICAL
2"
MONITORS VARY
12-16-TYPICAL
CRITIQAL
DIMENSION
FOR OMPUTER
KEYBOARD
FINISHED FLOOR
30- TYPICAL
Minimum panel height is 60-64' if you want to place
a computer monitor under the overhead storage unit
VOLUME 1
PAGE 38
EPA SPACE GUIDELINES
-------
Size:
60-65 Square Feet
(5.5-6 Square Meters)
Assignment:
Senior Professional
Professional
Senior Clerical
Contractor
PANEL
OVERHEAD STORAGE UNIT OR SHELF
TASK LIGHT BELOW
UNDERCOUNTER PEDESTAL CABINET
BASIC WORKSTATION GUIDELINES
Worksurface:
Approximately 11 linear feet (24"-30" deep is typical)
Storage:
Shelving at a minimum of 5 linear feet. .
Undercounter pedestal cabinets and/or lateral files - minimum of 2, with multiple
options for drawer configuration and for mobility.
Lighting:
Task lights consistent with Green Lights Program.
Seating:
1 adjustable ergonomic chair
Equipment:
Up to 2 elements
OPTIONAL WORKSTATION FEATURES
Additional storage - Shelves and/or pedestal cabinet.
Additional filing and/or visitor chair (eliminate worksurface)
Drafting surface
Glazeo pane Is
Straight slide or articulated undercounter keyboard
Panel-hung work organizers, coat hook
Marker board
Adjustable task lamp
Note: Printers require slotted worksurface to ac
todate paper feed placed beneath.
PAPER RECYCLING RACK
WITH CPU UNDERCOUNTER
UNDERCOUNTER KEYBOARD
SLIDE OR ARTICULATED KEYBOARD
WORKSURFACE
OVERHEAD STORAGE UNITS OR SHELVES
TASK LIGHTS BELOW OVERHEAD STORAGE
UNDERCOUNTER
PEDESTAL CABINET
LATERAL FILE
FPA SPACE GUIDELINES
VOLUME 1
PAGE 37
-------
VARIATIONS:
WORKSTATION WITH
ENCLOSURE/FILES
TECHNICAL GUIDELINES
WORKSTATION WITH WRAP-
AROUND WORKSURFACE
WORKSTATION FOR
HIGH TECHNOLOGY USES
Power:
Minimum of 2 duplex convenience electrical outlets. One isolated, grounded outlet
for computer. Power for tasklighting as required. Additional power requirements may
be determined by program.
Lighting:
Task lighting to provide 50 footcandles at desk, 30 footcandles ambient.
Data/Telecommunication:
Line quantity and need determined by program.
Acoustics:
Panels' acoustical features determined as part of an office-wide acoustical strategy.
The desired result is a sound transmission class rating of 24 and noise reduction
coefficient of .80.
Worksurface for Computers:
Should accommdate the keyboard at a height of approximately 27" above finsihed
floor.
HINTS FOR GOOD DESIGN
-Panel heights will vary with design, for visual variety, function, natural light.
-Reduce visual chaos by considering grouped workstations as a whole; especially
coordinate components/shelving that occur above the worksurface.
-Dimensions will vary with the furniture system and the building module - Bay size,
building depth, window modules.
-Coordinate panel height with height and size of shelving/cabinet, if computer is to be
placed beneath.(See below).
PANEL HEIGHT & COMPUTERS:
15-16-
TYPICAL
CRITIQAL
DIMENSION
FOR COMPUTER
KEYBOARD
FINISHED FLOOR
MONITORS VARY
12-16'TYPICAL
30- TYPICAL
Minimum panel height is 60-64* if you want to place •
a computer monitor under the overhead storage unit
or shelf. Otherwise, eliminate storage
VOLUME 1
PAGE 38
EPA SPACE GUIDELINES
-------
Size:
40-50 Square Feet
(4-4.5 Square Meters)
Assignment:
Clerical
Contractor
AARP, SIS
PANEL HEIGHT ON ONE OR TWO
SIDES MIGHT BE HIGHER
PANEL
UNDERCOUNTER PEDESTAL CABINET
BASIC GUIDELINE
Worksurface:
Approximately 9 linear feet (24"-30" deep is typical).
Storage:
Shelving is optional (panel height may be low). Undercounter pedestal cabinets -
minimum of 1 with multiple options for drawer configuration and for mobility.
Lighting:
Task lights consistent with Green Lights Program.
Seating:
1 adjustable ergonomic chair.
Equipment:
Up to 2 elements.
OPTIONAL WORKSTATION FEATURES
Additional Storage: Shelves and/or pedestal cabinet;
Additional filing and/or worksurface
Glazed panels
Straight slide or articulated undercounter keyboard
Panel hung organizers, coat hook
Marker board
Adjustable task lamp or ambient light fixture
Note: Printers require slotted worksurface to accommodate paper feed placed beneath.
PAPER RECYCLING BIN
AND CPU UNDERCOUNTER
UNDERCOUNTER KEYBOARD SLIDE
OR ARTICULATED KEYBOARD
WORKSURFACE
UNDERCOUNTER PEDESTAL CABINET
B>A SPACE GUIDaiNES
VOLUME 1
PAGE 39
-------
VARIATION:
WORKSTATION
FOR FILING/SORTING
TECHNICAL GUIDELINES
Power:
Minimum of 2 duplex convenience electrical outlets. One isolated, grounded outlet
for computer. Power for task lighting as required. Additional power requirements may
be determined by program.
Lighting:
Task Lighting to provide 50 footcandles at desk, 30 footcandles ambient.
Data/Telecommunication:
Line quantity and need determined by program.
Acoustics:
Panels' acoustical features determined as part of an office-wide acoustical strategy.
The desired result is a sound transmission class rating of 24 and noise reduction
coefficient of .80.
Worksurface for Computers:
Should accommodate the keyboard at a height of approximately 27 inches above the
finished floor.
HINTS FOR GOOD DESIGN
-Panel heights will vary with design, for visual variety, function, natural light.
-Reduce visual chaos by considering grouped workstation as a whole especially
coordinate components/shelving that occur above the work surface.
-Dimensions will vary with the furniture system and the building module - Bay size,
building depth, window modules.
-Coordinate panel height with height & size of shelving/cabinet, if computer is to be
placed beneath.
PANEL HEIGHT & COMPUTERS:
-v
TOP OF PANEL
OVERHEAD
STORAGE
LIGHT
CRITICAL
DIMENSION
FOR COMPUTER
KEYBOARD
FINISHED FLOOR
15-16-
TYPICAL
MONITORS VARY
12-16" TYPICAL
30- TYPICAL
Minimum panel height is 60-64* if you want to place
a computer monitor under the overhead storage unit
or shelf. Otherwise, eliminate storage
VOLUME 1
PAGE 40
EPA SPACE GUIDaiNES
-------
VARIES (See Chart)
CO
SSCREEN
REDENZA
PEDESTALS
INIMIZE
SEATING
OBSTRUCTIONS
CONSIDER WHEN PLANNING
Meeting Rooms, in this context, are standard rooms for meetings of 6-20 people.
Consider the number of users and plan for pinup surface on one wall minimum. A
pull-down slide screen is an option.
Conference rooms are Special Spaces, requiring specialized HVAC, power, and/or
lighting. Plan for audio-visual capability and pinup surface, and consider the need for
spectator seats, storage, coat closets nearby, or night time access. These rooms are
generally for 16+ people.
MINIMUM MEETING ROOM SIZES
Number
of Users
6
8
10
12
16
30
Rectangul
Room Size
120-140nsf
150 -170 nsf
160-180nsf
200 - 225 nsf
240 - 275 nsf
Spe
ar Table
Table Size
2'-6"x5'-6"
3'-0" x 7-0"
3'-6" x 8'-0"
4'-0"x11'-0"
4'-6"x14'-0"
cial
Round
Room Size
130 -150 nsf
170 -200 nsf
200 - 225 nsf
225 -260 nsf
Table
Table Size
54"
72"
84"
96"
Not Recommended
For Credenza
Add 20 nsf
Add 20 nsf
Add 25 nsf
Add 25 nsf
Add 30 nsf
EPA SPACE GUIDELINES
VOLUME 1
PAGE 41
-------
VARIES (See Chart)
TECHNICAL GUIDELINES
Power:
One general purpose duplex receptacle for every 25 linear feet of perimeter wall.
Additional power requirements may be determined by program.
Lighting:
General illumination by fluorescent fixtures that utilize High Color Rendition (parabolic
lens fixtures recommended). Supplemental illumination: fluorescent directional
fixtures (e.g. track lighting or wall washers) along one wall used for display
(minimum). Conference rooms with audio-visual capabilities to have recessed
incandescent light fixtures, controlled by dimmer switches (100 watt PAR type lamps
recommended).
Telecommunication:
Need determined by program.
Acoustic:
Sound transmission properties of the enclosure should have an acceptable (STC)
rating. The room enclosure elements should have an acceptable sound absorption
(NRC) rating. •
HVAC:
Minimum of 8 air changes per hour for odor-free air and good-ventilation. Sound
attenuation for diffusers.
Audio-Visual: Meeting Rooms
On one wall provide tackable wall surface or tack board, and chart rail. Projection
screens, when present, to be recessed in ceiling or otherwise concealed when not in
use (See separate page on projection screens).
Audio-Visual: Conference Rooms
Specifically designed to program needs. May have special electrical requirements,
video outlet, sound system or other capabilities.
Recommended Finishes:
Carpeted floors, vinyl wall covering or acoustical wall panels, chair rail, acoustical
ceiling.
VOLUME 1
PAGE 42
EPA SPACE GUIDELINES
-------
Size:
600 Square Feet
(56 Square Meters)
SOUND SOAK
WALLCOVERING
FULL LENGTH
DRAPE
CORRIDOR OR
VESTIBULE ENTRY
-'
CONTROL
CONSOLE
CONFERENCE MASTER
GRAPHICS
MONITOR
OVERHEAD
GRAPHIC
CAMERA
DRY-ERASE GRAPHICS
BOARD fSTAND
ROOM
THERMOSTAT
GRAPHICS
.M.QNLTQR
30' MINIMUM
TECHNICAL NOTES
Given the sophisticated level of this room's communications technology and
equipment, it is advisable for the designer to collaborate with qualified engineering,
code and communication consultants who are experienced in video teleconferencing
design and construction.
Acoustical and lighting designs are the most critical elements for a successful video
teleconferencing facility.
Ceiling recommended 8'-0" above finished floor.
Using this room for non-video meetings may not be practical because of room
security and schedule considerations. Sharing a teleconferencing facility with other
government agencies may be possible.
SOURCE
More information and established guidelines are available in the EPA document:
FTS-2000 Switched Digital Video
General Guidelines for EPA Video Teleconferencing Facilities
This document, as well as assistance and technical support, is available from the
Architectural Planning and Management Branch, National Data Processing Division,
EPA Research Triangle Park.
EPA SPACE GUIDELINES
[E1
43
-------
TECHNICAL REFERENCE:
MANUAL OR ELECTRICAL,
RECESSED SCREEN
V= Vertical Height of Screen
OPTIMUM RANGE OF VIEWING
The size of the Projection Screen depends on the height of the wall to which it is
attached. The chart below provides a rough guideline to the relationship between
screen size, room size & configuration, and the seating capacity of the room.
SCREEN SIZE REQUIRED BY ROOM SIZE:
Room Ratio:
Length:Width
Minimum Vertical
Screen Size (Inches)
40"
50"
60"
70"
ROOM SIZE SEATING
(Feet) CAPACITY
20 X 20 21
24 X 24 33
30 X 30 57
36 X 36 82
ROOM SIZE SEATING
(Feet) CAPACITY
20X15 16
24X18 26
30 X 22 47
35 X 26 69
ROOM SIZE SEATING
(Feet) CAPACITY
20X13 10
24X16 23
30 X 20 41
35X23 48
SCREEN SIZE REQUIRED BY PROJECTION EQUIPMENT:
To determine screen size required by different types of projection equipment, use the
following formula (All dimensions are in inches).
Screen Width= Aperture width X Projection distance
Lens focal I
Aperture
Width (Inches)
8MM Movie
Super 8MM Movie
16MM Movie
35MM Slide
Filmstrip
0.172
0.210
0.380
1.35
0.885
ength
Lens Focal
Lenoth (Inches)
1
1
2
4-5
3
VOLUME 1
PAGE 44
EPA SPACE GUIOaiNES
-------
TYPICAL SMALL TRAINING ROOM
Size:
Example shown is
750 Square Feet
(70 Square Meters)
< PROJECTION SCREEN
-DRY MARKER BOARD WITH
CHART RAIL AND TACKBOARD
COAT
CLOSET
MOVEABLE
PARTITION
COAT
CLOSET
CONFIGURATION OPTIONS
D
_/
D
C
C
QQQ
D
D
D
_CL
C
C
D a
D a
a
D c
D C
D
D
nnn nnn nnn .
1
uuuuuuuou
p
CONSIDER WHEN PLANNING
Training rooms should be designed to be flexible. The configuration of the spaces will
depend on the specific program requirements. The use of a sound insulated move-
able wall partition will allow for added flexibility of the space. Storage spaces for
coats, equipment and furniture (i.e. chairs and tables) should be provided.
EPA SPACE GUIDaiNES
-------
EXAMPLE OF TRAINING/CONFERENCE FACILITY:
FURNITURE/
(EQUIPMENT STORAGE
TRAINING/
CONFERENCE
ROOM(S)
BREAK
ROOM
RECEPTION
SEMINAR ROOM(S)
TRAINING MATERIALS
& RECORD STORAGE
CPU ROOM
COMPUTER
TRAINING
ROOM(S)
TECHNICAL GUIDELINES
Power:
Provide general purpose duplex receptacles, one every 25 linear feet on the
perimeter wall. Provide 2 semi-dedicated outlets for every 100 square feet of gross
area. Connect the semi-dedicated outlets to emergency power supply needs for
computer or technical training rooms determined by program.
Lighting:
Standard fluorescent fixtures utilizing high color rendition lamps. Compact florescent
task lighting should be used to increase foot candle levels where necessary.
Dimmable down lights and/or wall fixtures. Install occupancy sensors.
Telecommunication:
To be determined by program requirement.
Acoustic:
Sound transmission properties of the enclosure-walls, ceilings and floors should
have acceptable (STC) rating. The room enclosure elements shall have acceptable
sound absorption (NRC) rating, in order to control sound reflection/reverberation.
Operable walls to be sound insulated and sound sealed.
HVAC:
Minimum of 8 air changes per hour for odor free air and good ventilation. Separate
control for each training room recommended. Sound attenuation for diffusers.
Audio-Visual:.
To be determined by program requirement
VOLUME 1
PAGE 46
EPA SPACE GUIDELINES
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Size:
Varies. Example shown is
750 Square Feet
(70 Square Meters)
MAIN COPY CENTER EXAMPLE:
HIGH
SPEED-
COPIER
VARIED
n
£90^
—
o
VARIES
PAPER STORAGE- OPEN METAL SHELVING
ROP OFF/PICK UP
COUNTER WINDOW
•RECYCLING BIN
TRASH
FINISHED JOB
STORAGE BINS
^SORTING COUNTER
WITH STORAGE
ABOVE & BELOW
•SUPPLY STORAGE
•HAND TRUCK
CONSIDER WHEN PLANNING
The specific size of either Center would depend on the equipment chosen and the
number of copiers. The Main Center example is based on three high speed copiers.
Typical maintenance and ventilation clearances are shown.
The locations of either should consider the noise generated.
The Main Copy Center would receive shipments of paper and would send out boxed
printed material-locate with easy access to building's service elevators.
The Satellite Centers would be located on office floors - locate convenient to users
and near the core where it would be easy to accommodate HVAC requirements.
SATELLITE CENTER EXAMPLE:
Size:
200-225 Square Feet
(19-20 Square Meters)
-STORAGE
RECYCLING
BINS
TABLE
MAINTENANCE
CLEARANCE (APPROXIMATE)
S>A SPACE GUIDELINES
VOLUME 1
PAGE 47
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TECHNICAL GUIDELINES
Power.
One general purpose duplex receptacle for every 25 linear feet of perimeter wall.
One dedicated electrical outlet for every high speed copier. Additional power or
telecommunication requirements may be determined by program.
Lighting:
General illumination by fluorescent fixtures that utilize high color rendition lamps
(approximately 50 footcandles). Where necessary, task lighting should be used to
increase foot candle levels, at Main Center work areas. Install occupancy sensors.
Acoustic:
Sound transmission properties of the enclosure (walls, ceiling, and floor) should have
acceptable STC rating. Enclosure elements should have acceptable sound
absorption (NRC) rating in order to control sound reflection/reverberation.
HVAC:
Special HVAC design for ventilation and temperature control. Copiers using ammonia
or wet toners exhausted directly to the outside.
CONVENIENCE COPIERS
>
The use of small convenience copiers located in the open work areas is discouraged.
Although handy, the copier's exhaust affects indoor air quality, and the machine is
better located in a ventilated room. A small copier might be located in a room that
also contains computer printers.
CLEARANCE
PORTRAY
REMOVAL
Convenience Copier
Size:
Approximately 40 Square Feet
(3.5 Square Meters)
VOLUME 1
PAGE 48
EPA SPACE GUIDELINES
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70 Square Feet
(6.5 Square Meters)
For up to 3 printers.
EXAMPLE:
RECYCLING
BINS BELOW
COUNTER
COUNTER
PRINTER
PRINTER TABLE UNIT
(30- X 36') WITH —
PAPER STORAGE
CONSIDER WHEN PLANNING
Actual size of the printer room is dependent upon the quantity and sizes of the
printers. For planning purposes the minimum size of a room should be 70 square
feet for 3 printer units, with 24-30 square feet for each additional 2 units.
Proximity:
The number of computer printer rooms per floor should be determined by the
convenience to all the users, rather than by square footage. Therefore, a maximum
walking distance for the user is recommended to be 75 feet.
Noise Generation:
Locate away from areas requiring bw noise level.
If a small convenience copier is required by a nearby Section, it could be located in a
room with computer printers (size adjusted).
TECHNICAL GUIDELINES
Power and Telecommunications:
Requirements to be determined by program.
Acoustic:
Sound transmission properties of the enclosure (walls, ceiling and floor) shall have
an acceptable STC rating.
HVAC:
Special ventilation and exhaust for Indoor Air Quality (IAQ).
EPASPACE GUIDELINES
VOLUME 1
PAGE 49
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(LAN)
COUNTER WITH
SHELVING ABOVE
CABLE RACKS
MINIMUM CLEARANCE
FOR SERVICE ACCESS
(APPROXIMATE)
Size:
Varies with equipment.
MONITOR
FILE SERVERS
CONSIDER WHEN PLANNING
Actual size of LAN room is dependent on the number of computers that the network
serves and the actual equipment required. For planning purposes 80-100 square feet
serves 100 computers. n
Secured Access is important.
Rooms should be stacked floor-to-floor and centrally located. It should be in dose
proximity to the telecommunications room to minimize cable distribution runs.
TECHNICAL GUIDELINES
Power:
2 duplex outlets per circuit distributed at one (1) per 20 square feet of closet space,
mounted 18" above finished floor, typical. Actual requirements depend upon the
equipment served.
Lighting:
Fluorescent fixtures, for an illumination level of 80 footcandles.
HVAC:
For rooms with heat sensitive equipment only: temperature range 65-85 F, relative
humidity 20-60%. Air Conditioning unit which functions 24 hours per day, 7 days per
week to handle BTU's generated by equipment. Air circulation via air transfer grills
and/or vented door.
VOLUME 1
PAGE 50
EPA SPACE GUIDELINES
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The need to secure and consolidate files in order to use them more efficiently and
save expensive floor space drives the decision to select "high density filing systems
for office areas. High density mobile file systems, usually comprised of 7 or 8 tier
units, are standard selections for maximizing space efficiencies. High density (HD)
systems have racks of files that move along rails, taking advantage of vertical space
and eliminating aisles. As an example, a 4-drawer 36" lateral file has 144" of filing
space; a 7 tier 36" high density file of equal depth has 252" of filing space. Depending
on the configuration, height and specific features, an HO system can store 2 to 3
SEVEN TIER
HIGH UNIT
MOBILE RUNG
UNIT CARRIAGE
CARRIAGE TRACKS
STATIONARY
RUNG UNITS-
CONSIDER WHEN PLANNING
Floor loading. The most important design consideration regarding high density files is
the greatly increased live loads these systems place on floor slabs. The accepted
engineering floor slab live load standard for a library is 150 pounds per square foot,
whereas a 7 high density file tier system creates a live load range between 175 and
200 Ibs. per square foot. To reinforce for a high density storage system in new
construction adds little to the cost of the system or the project. The need however, to
reinforce an existing building's floor slab to meet high density file loading
requirements adds to the file system's cost. There are two options for reinforcement:
1. Below the floor slab (more expensive).
2. Above the floor (raises the floor; necessary to consider access for disabled and
overall height).
Program storage needs versus the space available - and the system and installation
cost balanced against the rent change (less space, but higher rent per square foot).
Configuration and capacity. Rles come 6, 7, or 8 tiers high in a variety of
arrangements, with storage options for files, books, computer tapes or other records.
Use of a system with manual or mechanically assisted handwheel or electric drive
(larger/deeper installations require electric).
Possibility for future expansion.
EPA SPACE GUIDELINES
VOLUME 1
PAGE 51
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Selection of a specific system should consider: the structural rails (profile, number,
lengths); the file carriage (load rating, profile and dimensions); systems controls and
guidance; safety features; delivery time, ease of installation and service.
Security - systems can have their own security or be located in a tacked room.
TECHNICAL GUIDELINES
Power:
If using an electrical system, plan for one dedicated 120 volt, 10 amp power junction
to be located above stationary unit for each electrified run of storage units. If using an
electric or mechanical system within its own room, provide one general purpose
duplex receptacle for every 25 linear feet of accessible perimeter wall.
Lighting:
General illumination by fluorescent fixtures that use high color rendition lamps
(parabolic lens recommended). Install occupancy sensors.
Safety:
Safety floor, to prevent the carriage from moving while someone is in the aisle;
Anti-tip protection; determine seismic requirements; other requirements as
determined for system chosen.
HINTS FOR GOOD DESIGN
-Side tabs save space over files with top tabs and are easier to retrieve. AruHD filing
system with top-tabbed files requires a 12" O.C. shelving space, whereas
side-tabbed file shelves require only 10 1/2" O.C. Thus an extra 10 1/2" side-tabbed
file shelf can be obtained in a standard 7-tier, 12" O.C. file. (7 x 12"=84"; 8 x 10
1/2"=84"). A file with side-tabbed folders on a top shelf at 6'-5" above the finished
floor is easily accessible to a 5'-5" tall person (six 12" O.C. shelves with a 5" carriage
base equals 6'-5").
-Floor level - when a mobile HD file system is installed, a 5/8" fire resistant plywood
subfloor is generally laid by the file manufacturer so the client's finish flooring
material can level put at the top of the carriage track, which leaves +/- 3/8" between
the bottom of the file carriage and the top of the finished floor.
-Standard units of measure for comparing storage capacity is "filing inches".
-For safety reasons, do not top load the filing racks; make sure employees do not
leave loose material on top of the system.
MECHANIZED VERTICAL FILES (e.g. LEKTRIEVER®).
Another high density file option is the automated vertical file - a self contained cabinet
with vertical rotating shelves of files and a work counter.
Example is the LEKTRIEVER ® brand. Standard unit requires approximately 80
square feet for unit and seating.
0
Capacity of units varies with the model and the media stored.
Floor loading capacity must be determined.
Dedicated power circuit required.
VOLUME 1 EPA SPACE GUIDELINES
PAGE 52
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LOUNGE WITH PANTRY & RECYCLING
Size:
250 Square Feet
(23 Square Meters)
\ \ 'DISHWASHER (OPTION)
STORAGE^ \
r.ARIMPTS ARDVP X|
MICROWAVE
RECYCUNG
WET COLUMN CABINETS ABOVE ^REFRIGERATOR
CONSIDER WHEN PLANNING
Should be strategically located for access by employees.
Requires specialized HVAC and plumbing.
Recycling Area
Vending Area (Optional) Add 60-80 square feet.
Review and meet ADA requirements
TECHNICAL GUIDELINES
Power:
Pantry area should be equipped with one dedicated outlet for each appliance, i.e.
Refrigerator, Microwave, Coffee Maker, etc.
Lighting:
Standard fluorescent fixtures utilizing high color rendition.
EPA SPACE GUIDELINES
VOLUME 1
PACE 53
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BUILDING RECEPTION EXAMPLE:
O
to
*-SPV
SEATING
/DISPLAY-
RECEPTION
^
)ISPLAY
Size:
Example shown is
300 Square Feet.
(28 Square Meters)
TO PUBLIC
FUNCTIONS
AUTHORIZED
ACCESS
BUILDING
LOBBY
CONSIDER WHEN PLANNING
Main Reception:
Security measures for Agency visitors.
Location adjacent to building lobby, with easy access for visitors to Public Dockets
and Public Information Center (if present).
Actual size and design will depend on the configuration of the building lobby. Include
desk, seating and display.
Division Reception:
Location with easy access and a visual connection to the elevator lobby.
Include seating for 2 - 4 persons and coat closet.
Adjacent to secretarial workstation.
DIVISION RECEPTION EXAMPLE:
RECEPTION
WAITING
O
o
ADJACENT
• SECRETARIAL
WORKSTATION
Size:
Example shown is
100 Square Feet
Plus workstation
(9 Square Meters)
ME1
54
EPA SPACE GUIDELINES
-------
The recycling system that you adopt depends on the system that your building has in
place or is capable of accommodating, as well as policies adopted by the Agency
regarding the types of materials to be recycled.
However, in order to provide for multi-material recycling (all office paper, newspaper,
glass, metal and plastic) areas must be identified for the collection, separation,
transportation, storage and shipment of recyclable materials. Space should be
designed for the following functions:
Local Areas:
Collection bins located on the office floor convenient to users, e.g. paper bins in
workstations and copy rooms, glass and metal bins in lounges, etc.
Satellite Areas:
Separated waste, such as recyclable paper, glass, aluminum and other trash from
individual workstations and recycling containers, would be deposited (by employees
or custodial staff) into collection bins stored on each floor in areas contiguous to
freight elevators for consolidation into larger containers; and then transported to
Central Recycling Area.
Central Recycling Area:
Further consolidation of materials into large storage/shipping containers and/or
crushing, compaction in a central storage and shipping area. In a large building
containers would be kept on skids or pallets for easy moveability by fork lifts or
pallets jacks. Additional sorting (e.g. glass by colors) prior to loading into shipping
containers may be necessary. The large containers are stored in a holding area close
to the'dock area awaiting scheduled pick-ups for crushing, compacting or bailing
depending on the building's system.
CONSIDER WHEN PLANNING
Key to any recycling program is having sufficient space both on the floors and in the
shipping/storage area in which to separate, sort and store recyclables prior to
shipment. As new recyclables such as plastic and cardboard are added to the
system, additional equipment may be needed. The storage area must be flexible
enough to meet changing requirements.
EXAMPLE OF MULTI-MATERIAL SATELLITE STATION:
Size:
70-90 Square Feet
(6.5-8.5 Square Meters)
20 GALLON
PLASTIC
20 GALLON
ALUMINUM CANS
20 GALLON
NEWSPRINT 32 GALLON
20 GALLON
GLASS 32 GALLON
COLORED PAPER
WHITE PAPER TRASH
EPA SPACF GUIDELINES-
-------
To assist in understanding or planning space needs for recycling, following is a list of
the components and their sizes:
EQUIPMENT AREA REQUIREMENTS
Equipment/Area Use
Location
Bins
3 - 20 gallon:
Up to 2 square feet.
Sorting at source, workstations.
Primary office space,
some collection
centers.
Containers
32 -100 gallon:
2 to 3 square feet
1.5 - 4 cubic yards:
12 to 30 square feet.
Collection from bins and other
containers.
Lobbies, satellite and
main collection
rooms.
Storage/Shipping
Containers
4-5 cubic yards:
25 to 30 square feet.
Collection from containers,
sorting, storage till pick-up or
crushing or compaction.
Shipping, sorting,
storage areas.
Fork Lifts
Variable.
35 to 50 square feet.
Hauling and lifting large
containers to compactors,
crushers and in and out of
shipping/storage area.
Loading docks,
shipping/storage
areas.
Pallet Jacks
15 square feet.
Compactor
Area varies.
Crusher
64 square feet.
Baler
60 square feet.
Dumpster
30-45 cubic yards.
23' x 8' x 6':
250 square feet.
Can Dumper
Moving or transporting of heavy
containers.
Volume reduction of materials,
especially refuse.
Volume reduction for glass, metal
and plastic.
Compresses compacted materials
into bundles or packages for
shipping (e.g. cardboard, cans).
Large container permanently
stationed at the docks, or rolled
off into pickup truck. Sometimes
compactor attached.
Main trash rooms per
floor, freight elevators,
shipping, storage
area, loading docks.
Loading dock
Loading dock,
shipping/ storage area
Loading dock,
shipping/storage
areas.
Loading dock.
Mechanically lifts and empties 100 Shipping/storage and
gallon carts and 1/2-1 cubic yard loading dock.
containers into bulk shipping
containers or dumpsters.
Shredder
Up to 500 square feet.
Shreds classified material (paper, Large capacity at
microfilm) into strips or flakes. storage or loading
dock, or smaller units
at specific programs.
m1
EPA SPACE GUIDBJNES
-------
EXAMPLE:
Size:
Varies by Region.
Example shown is
approximately
3,000 Square Feet
(280 Square Meters)
STACKS
READING
ACCESS
TERMINALS
STACKS
RESEARCH
ROOM
AUDIO-VISUAL
ROOM
STACKS
PUBLIC
DISPLAY/
INFORMATION
RECEPTION/
ENTRY
STAFF
This example illustrates a Reference/Research Library accommodating
approximately 2,000 linear feet of shelving, or 24,000 volumes of reference materials,
using 7' high stacks.
EPA SPACE GUIDELINES
-------
CONSIDER WHEN PLANNING
Library space allocation is dependent on the size and the type of collection, number
of reader stations, facilities for library staff and the public, and provisions for possible
future growth.
The following guidelines identify several basic required function areas of a typical
library facility.
Stack Space:
Shelf space for books and any other reference material.
Space allocation for stacks at 7'-6" high including aisles:
General - 0.2 sq.ft/volume
Legal- 0.4sq.ft/volume
Reading Study Area:
This may be in the form of table seating, carrels for periodicals, etc.
Space allocation: 25 sq.ft/person
Equipment Area:
This may contain equipment such as microfiche readers/printers, as well as
computers with on-line technical services.
Space allocation: 20 sq.ft/equipment station
Office Space:
The administrative and technical assistance required to operate library and space
for cataloging circulation, research, mailing, copying, etc. \
Space allocation: Should follow the guidelines for other EPA office space.
Catalog and Central Support Area:
Area to issue/receive circulation material, card catalog and for general control and
supervision.
Space allocation: Usually 5 to 10% of total library area.
Other Specialized Functions may be:
TECHNICAL GUIDELINES
Power:
Provide one general purpose duplex outlet for every 25 linear feet of wall space.
Additional power required for equipment. Reading tables may require power for
lamps.
Lighting:
25-35 footcandles for general illumination. Task lighting to provide 50-60 footcandles
in work or reading areas.
Note: Lighting and stack configuration to be coordinated to provide proper lighting tor spine of shelved
books.
Telecommunication:
Requirements dependent on program.
Structural:
Floor loading for stacks to be 150 minimum: otherwise, stacks will need to be
distributed further apart.
Acoustic:
Acoustical partitions to achieve an STC rating not less than 50.
HVAC:
Humidity control.
Audio-visual:
PAGEMM1 EPA SPACE GUIDaiNES
-------
»*Xe* Ct+k* (PIC).
Size:
Example shown
is approximately
2,500 Square Feet
(233 Square Meters)
COPY AND COFFEE
RECYCLE _ STATION
VIDEO
EQUIPMENT^
\COMPUTER
STATIONS
DISPLAY
SPACE
MATERIAL AND
LITERATURE
PROJECTORS
LIBRARY AND
HANDICAPPED
SEATING
DISPLAY
SPACE
RECEPTION/
INFORMATION
CONSIDER WHEN PLANNING
As this facility serves an inherently important public relations function, it should
ideally:
-Be located in a high traffic and visibility zone to maximize public access.
-Have glazed walls between the display spaces and the outside to attract public
attention and interest.
A ceiling height of minimum 10'0 is desirable in the display and theatre areas as it
lends flexibility to display, lighting, equipment and theatre seating design.
Specific requirements include number of personnel and their workstation sizes;
quantity of library/storage space; number of computer stations and reading tables
(will vary, and would depend on the needs of the actual client).
It is advisable to have specialist consultants for the following tasks:
Audio-visual equipment selection and installation design.
As the electronic media grows in importance in comparison to other more
conventional modes of display and information dissemination, it may be assumed
that any PIC would utilize a substantial amount of state-of-the-art computer and
audio-visual equipment.
Graphics display and audio-visual presentation.
A media agency that combines exhibit design abilities with graphics and slide/video
production capabilities would be best equipped to provide a cohesive and
B>A SPACE GUIDELINES
-------
Lighting:
A critical part of any exhibit design, the importance of good lighting cannot be
overemphasized.
The mini-theatre could be conceived as a multipurpose space, capable of being used
either for the screening of videotapes (large format) or as a lecture room (with slide
presentation capability).
As school children are one of the most important segments of anticipated visitors, the
theatre should be designed to accommodate one classroom (approximately 30
people).
EXAMPLE:
DISPLAY
OFFICE
TECHNICAL GUIDELINES
Power:
Provide to accommodate additional/special audio-visual and computer requirements.
Lighting:
Low level of general lighting in display space with accent/spot lighting over displays.
Theatre lights to have dimming control. Office/library space to have 25-35
footcandles of general lighting. Task lighting where necessary.
Acoustic:
Display and theatre space to have high absorbency materials on all finished
surfaces. Low level white noise in display space is desirable.
Audio-visual:
Provide in accordance with program and audio-visual consultant recommendations.
Recommended finishes:
Acoustic tile with NRC minimum rating of 1.0.
Walls in theatre to be covered in wall carpeting or other sound absorbing material.
Carpet to be heavy duty, capable of withstanding constant heavy traffic.
Neutral tones recommended for finishes so as not to clash with or overpower
graphics and colors of display.
VOLUME 1
PAGE £0
EPA SPACE GUIDELINES
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i** **X EPA
EPA Mission. In 1970, the U.S. Environmental Protection Agency (EPA) was
established to control and abate environmental pollution and conserve the Nation's
vast resources for future generations. Since then, the EPA has undertaken research
and set environmental standards, which it has regulated and enforced. The Agency
interacts with and supports numerous state and local government environmental
projects and enters into agreements with universities, industrial laboratories and private
institutions to conduct research. Authorized by legislation, the Agency controls
programs such as Clean Water Act, Clean Air Act, Superfund, Resource Conservation,
and Recovery Act, etc. to implement its policies on Resource Conservation, Energy
Conservation, and Pollution Prevention. The Agency has also been on the forefront
in the areas of Indoor Air Pollution. Clearly, the exercise of the Agency's mission
includes the application of sound environmental policies, where feasible, over its own
facilities.
EPA Space. To effectively carry out the national mandate, the Agency occupies
millions of square feet of office and laboratory space across the United States, housing
approximately 25,000 federal and other employees in hundreds of facilities. A large
proportion of EPA space is leased and managed by the General Services
Administration (GSA) under the Federal Property Management Regulations (FPMR).
The FPMR establishes a well defined r£al estate acquisition process to ensure a fair
competition and best value for the Government. However, as part of the acquisition
process, client agencies such as EPA are encouraged to define special Agency and
mission related requirements.
Therefore, the application of environmental practices in GSA-controlled space is
contingent upon a multitude of factors related to procurement, lease agreement,
maintenance and operations. For example, a new acquisition for Regional Offices may
allow the EPA substantial latitude in requesting GSA to include mission-related
elements in both the base building and its interiors, while in a short-term lease
situation, building modifications may be limited. Recent acquisitions in Chicago and
New York indicate that the GSA has been extremely sensitive to EPA mission needs,
and space solicitations have succeeded in including EPA requirements. To ensure
that special base building requirements are met, they need to be identified early and
included in GSA's Solicitation for Offers.
A small percentage of EPA inventory is controlled by the EPA itself. This includes
specialized buildings such as EPA laboratories. The opportunity to build exemplary
facilities can be fully exercised in such situations.
Design, Construction and Environment
The field of design and construction, as it relates to environmental concerns, is rapidly
evolving. New materials and products are coming to the market which avoid or limit
the extent of Volatile organic chemicals (VOCs) that contaminate the air. New ways
are being found to use materials that were formerty_destined for the incinerator or
landfill. Methods to make more efficient use of energy are being discovered or
developed. Because of this evolution, the suggestions and ideas contained herein
should be considered as a guide only; every effort should be made to take advantage
of the many advances that continue to be made.
EPA SPACE GUIDELINES VOLUME 1
PAGE 61
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This section of the Guidelines point out environmental considerations to address in the
selection, planning, and frtout of EPA facilities. The considerations listed here may be
fully or partially applicable depending on the acquisition and lease status of individual
facilities. These mission-related concerns are Indoor Air Quality (IAQ), Energy
Conservation, Recycling and Resource Conservation, and Pollution Prevention. Each
describes actions in two steps: a). Understanding the base building planning issues,
over which the EPA may or may not have control; and b). Interior design issues that
the EPA can control through the design process. See Volume Two for a more detailed
discussion.
This document is not meant to be a comprehensive discussion of building-related
environmental practice, but an introduction to the breadth of the issues. The topics are
complex in themselves, and they also are interdependent and constantly changing.
Thus a lighting fixture might be energy efficient in use, but exact a high environmental
cost in its manufacture. More information and policies are available within EPA;
references are indicated throughout this document. In addition, the American Institute
of Architects publishes a document, with quarterly updates, that reports on
environmental aspects of architecture and building materials. (Environmental
Resource Guide Subscription; American Institute of Architects, Washington, D.C.,
1992).
VOLUME 1 EPA SPACE GUIDELINES
PAGE 62 ' •-•
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c*
We address IAQ first because this aspect of pollution prevention is the one of most
immediate personal concern to EPA employees. Poor air quality — sometimes called
"sick building syndrome" — is a characteristic of the workplace that can directly affect
the productivity, well-being, and even the health of each person, ft can be caused by
pollutants introduced into the building from the outside, from the building's mechanical
systems, or from materials used within the building interiors including finish materials.
When occupied, the space can be affected by human activity; the odors and
contaminants from printing inks, artists' materials, copy machines, cooking, smoking,
cleaning supplies etc. will affect IAQ. It is therefore important that each of these
elements be examined carefully, both prior to space acquisition, and during the
selection and specification of interior materials.
INTERIOR DESIGN
Assuming your new building meets the conditions described below, good IAQ will
depend upon exercise of careful choice and control of interior materials. The materials
that require attention include carpet and carpet backing, wood finishes and
preservatives, adhesives, plywood and particleboard, and sealants. Because it is not
possible to eliminate entirely the gases that emanate from these materials, there are
several strategies to minimize their effect on IAQ. Remember, the selection of
materials is a GSA function and needs to be done with their approval.
Carpet should be carefully selected, to assure that the least amount of VOCs are
discharged. The EPA has studied this question, and developed specifications to
guide in this selection. GSA has supported and agreed with EPA specifications.
Prior to installation, carpet should be rolled out and aired for several days, ideally
in a separate location. Once installed, the carpet should be allowed to "cure"
before occupancy, which includes venting at 100% capacity of outside air.
Low VOC emitting adhesives, caulks, and sealants should be specified. For
some purposes, more benign water-based adhesives are available.
Plywood and particleboard, which emit formaldehyde, should be sealed to prevent
the continuous escape of gas.
During the tenant fitout period, operable windows (if any) should remain open to
permit gases to escape. Upon completion, the space can be "flushed out," using
a high rate of ventilation to drive out most of the gases that remain.
Maintenance. Maintaining a high level of Indoor Air Quality requires that building
managers observe certain common sense precautions during occupancy. Cleaning
compounds, waxes, and polishes should be chosen with a view towards their possible
effect on IAQ. Ducts should be cleaned and filters replaced periodically to prevent the
buildup of dust, bacteria, pollen, and fungi.
Finally, plants can be used to "landscape" the workplace; they can absorb some
carbondioxide, formaldehyde, and other gases that may be present. However, they
must be selected and maintained property.
B>A SPACE GUIDELINES . VOLUME 1
PAGE 63
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UNDERSTANDING BASE BUILDING
Every step of the acquisition and build-out process requires careful planning to prevent
poor air quality in EPA space. The base building design and its environs play an
important part. As we have stated several times, EPA does not directly participate in
acquisition of GSA controlled space but exercises leverage in defining its space needs
and therefore is able to influence the acquisition of an environmentally acceptable
building. The opportunity for EPA to define the general facility location, the
performance and technical requirements and important criteria for space selection will
generally ensure acquisition of buildings with sound IAQ.
The following building characteristics must be pre-defined in the solicitation, thus
putting offerers on notice as to the importance of these items in selection.
1. The general location is in a commercial zone and away from large industrial
plants, to avoid any possibility of noxious fumes entering the building.
2. The building is required to be away from local sources that contribute to pollution,
e.g. a heavy traffic truck route.
3. If EPA is required to occupy a building that might entrain pollutants >from the
atmosphere, an analysis of micro-climatic conditions using available Government
data and EPA's own in-house expertise may suggest a method to control or
mitigate the problem.
To achieve a facility with good IAQ, a careful evaluation of the existing (or proposed)
mechanical system is made. Points include the following:
Intakes for outside air are located away from sources of pollutants, and well
above grade (above vehicle exhausts) and protected from intrusion by insects,
birds, and rodents.
Air intakes for fresh air are adequately separated from the exhausts from
kitchens, garages, truck docks, and toilet rooms, to avoid "short-circuiting" of
contaminated air.
The mechanical system utilizes an efficient method to filter the air, and, in some
cases, to absorb gases and odors. Filters should be easily cleaned or replaced.
The air distribution system is designed to prevent the introduction of
particles and fibers from insulation and sound lining into the indoor atmosphere.
The ductwork is readily cleaned with non-toxic cleaners, to prevent buildup of
dust, fungi, bacteria.
Ventilation is adequate. This is probably the single most important requirement
to achieve satisfactory air quality. For typical office occupancies, the mechanical
system should provide outside air based on a standard of 20 cfm/person (based
on 150 sq.ftVperson of occupiable space for office use)>
Exhausts from kitchens, parking areas, large copy machines, and toilet rooms
should be directly exhausted to the outside.
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EPA's mission to promulgate efficient use of our energy resources is of prime
importance in the selection and design of EPA's own facilities. Energy efficiency must
be a foremost consideration in the space acquisition process, and some of the things
that should be looked at are noted below. In the office workplace, the largest
consumers of energy are the mechanical and the lighting systems. Office machines
and incidental appliances also use energy and should be chosen judiciously, but these
are a less significant factor in total energy use.
INTERIOR DESIGN
Once space has been acquired by the Agency, the planning and specifying of the
interior space should include the following energy-saving considerations:
Maximum use of open-space planning to maximize daylight. If possible, avoid
enclosed offices at the window perimeter; where unavoidable, provide borrowed
light glazing to extend daylight to the interior of the space.
EPA's "Green Lights" program used as guidance in the design of the lighting
system. This means using high-efficiency fluorescent fixtures with electronic
ballasts. The current recommendation by EPA for overhead fixtures is to use
2'x2' (or 2'x4') large cell parabolic reflectors with T-8 lamps. Also used is indirect
fluorescent lighting combined with task lighting. It is advisable to consult with the
Green Lights program on this aspect of the lighting design.
In conjunction with the recommended fluorescent fixtures, daylight sensing
controls used to dim fixtures near windows, thereby taking advantage of natural
light. Use occupancy sensors to control lighting in rooms and offices so that
unoccupied spaces do not needlessly waste lighting energy. Advice on such
controls is also available from the Green Lights program.
Where feasible, compact fluorescent lamps replace incandescent lamps.
The proliferation of individual fans, space heaters, coffee pots, and microwave
ovens should be avoided. A property designed mechanical system should obviate
any need for individual fans or heating units. A space layout that provides for
convenient lounge/pantry areas that can accommodate a microwave cooking
station will help avoid them at the workstations and thereby reduce the energy
drain, and, at the same time, help to keep cooking odors out of the work areas.
Appliances (if any) should be selected on the basis of their energy efficiency.
The use of task lighting to reduce levels of ambient lighting.
These strategies, combined with the technical design measures that can be
implemented by qualified mechanical and electrical design engineers, will result in a
high degree of energy efficiency.
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UNDERSTANDING BASE BUILDING
Prior to acquisition of space for EPA use, the following energy efficiency aspects for
new space are considered and weighed by GSA and EPA:
The building is considered in terms of passive design techniques to minimize
heating and cooling loads - that is, whether the building has been sited and
designed to take advantage of local climatic conditions, local vegetation, and solar
path.
Because building mechanical systems, as well as building codes, have evolved
in recent years in response to shortages of fossil fuels, newer buildings with
newer HVAC systems will almost inevitably be more energy efficient. Wasteful
systems should be avoided, such as those that require extensive use of electric
resistance reheat.
The Offerer provides information on the proposed building to demonstrate
whether the insulation in the walls and roof meet (or exceed) current code
standards. A qualified engineer or the local utility determines whether a retrofit
( e.g. modifications to the existing mechanical system or the addition of more
insulation and weatherstripping) could result in significant energy savings.
Existing windows should be dual glazed (or triple glazed) and windows thermally
broken; that is, the metal frame should contain a synthetic rubber spacer to
reduce the conduction of heat through the frame from interior to exterior.
The HVAC control system should be up-to-date to minimize energy use; replacing
an older control system may be considered.
Existing glazing should take maximum advantage of potential for daylighting,
thereby reducing need for artificial lighting. At the same time, glazing should not
allow excessive solar heat gain, thus burdening the air conditioning system;
shading or sun control of some type may be required.
If space under consideration includes tenant lighting, fixtures and lighting controls
should have been planned with energy efficiency in mind, or replacement of the
existing system should be studied for feasibility and cost-effectiveness.
The local utility serving the facility may have incentive programs that will conserve
energy and also generate cost savings.
The use of buildings with convenient inter-floor stairs may be favored, to reduce
the use of elevators.
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Conservation of the planet's limited resources is another aspect of the Agency's
mission that can, and should, be exercised in the selection and design of Agency
facilities.
INTERIOR DESIGN
After space for EPA has been acquired, a program to implement the recycling policy
must be developed. Depending on the policy, the program could include:
Design of recycling centers in the space plans, located in convenient relationship
to employee workstations.
Recycling centers to contain bins of appropriate size for the various categories of
recyclables.
Provision for central storage near the truck dock for collected recyclables, plus
compactors, balers, and/or glass crushers as may be required by the program.
Conservation of resources refers to any material that is the product of a limited, non-
renewable resource. As applied to space design for an Agency facility, examples
would include:
Utilization of hardwoods for cabinetwork and furniture that are the product of a
managed, sustainable forest, rather than hardwoods from unmanaged tropical
forests. See Volume 2 for examples.
Use of linoleum tile, which is based on linseed oil, instead of Vinyl composition
tile (VCT), which is petroleum based.
UNDERSTANDING THE BASE BUILDING
When investigating space to be acquired, EPA and GSA look into these quesiicns:
What recycling policies will be followed in the new facility? What materials will be
recycled: paper (what categories?), plastics (what kinds?), glass (clear and
colored?), aluminum, other metals? Will separation be at the source, or post-
collection? Are these the policies of the local governmental jurisdiction, the solid
waste management contractor, or the landlord/building manager? Or, is EPA free
to develop a program of its own?
What facilities for solid waste management exist at the building, e.g. truck docks,
trash chutes, storage areas for recyclables, compactors?
Water is also a resource to be conserved. The building proposed for EPA use should
be checked to see if low-flow water-conserving plumbing fixtures are used, or, if not,
whether it would be feasible and cost-effective to substitute such fixtures. The use of
flow-metering faucets are also considered.
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In the design of its space, and the selection of materials, the EPA should take every
effort to minimize the potential to pollute the atmosphere, the ground, and water runoff
to streams and rivers. Similarly, design choices need to be made that will minimize
the impact on landfills. Basic strategies include the selection of materials and products
that utilize a high content of recycled or recovered materials, avoidance of products
that generate excessive pollutants in their acquisition and manufacture, selection of
materials that may be recycled or easily disposed of, and selection of quality products
and materials that are durable and long-lasting, thus diminishing the disposal problem.
The following are several examples of ways to minimize pollution:
Avoid the use of refrigerants and fire extinguishing equipment (e.g. Halon) that
utilize CFC's, an ozone-depleting gas. Avoid products, such as some insulation
materials, that are manufactured using CFC's.
Specify products that contain a high proportion of recycled material. As
technology advances, many more such products are being added to the
construction industry's inventory. Current examples are: drywall, ceramic tile,
acoustical ceiling tile, toilet partitions, and many other products (See Volume 2).
Recycled materials should be evaluated to ensure that they do not impact
adversely the Indoor Air Quality by off-gassing VOCs.
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C3 H OH
The selection of the materials comprising your office space is never a simple, or
individual, effort Instead it is an accumulation of decisions over time, primarily by
professionals such as architects, engineers, contractors and building owners. The
material that go into the base building - windows, insulation, masonry etc. - are
usually in place before the EPA chooses a building. However, you can influence the
choice of interior materials, by working with the professionals and GSA as new
space or renovation is planned. The range of components selected as part of an
interior fit-out include partitions, acoustic treatment floor and wall coverings, ceilings,
window coverings, lighting, architectural details and furniture.
While there are "standard" selections, your understanding of the range and variety
within each category can help create a quality office environment Consideration
needs to go beyond availability, cost and color to reflect longer range objectives.
Products are available that meet a wide list of goals. Linoleum is an example.
Eclipsed in popularity by vinyl composition tile (VCT), linoleum is similar in
performance to VCT yet is made of natural materials, emits no VOC's and is
biodegradable.
Furniture also must be viewed in a broader light Today's open plan layouts
demand that furniture both define space and deliver services. Furniture and panel
systems enhance office acoustics, deliver power and electronic signals, augment or
provide lighting, as well create visually separated work areas. Selecting the
appropriate furniture system and using it well establishes a functional office and
helps create a pleasant place to work.
Specific discussion of materials and furniture follow in this chapter, with more
detailed environmental information provided in Volume 2. Selection of materials or
products is not a straightforward process but rather a balancing of many factors,
including:
Impact on IAQ. The primary indoor air quality consideration when choosing
materials is possible contamination from Volatile Organic Compounds (VOC's).
These are chemical substances emitted into the air from carpet adhesives, paints
and other finishes, sealants, plywood etc. The level of VOC's emitted by interior
materials varies by product and manufacturer and decreases with time.
Resource Conservation. Many building materials are now incorporating recycled
materials - wall panels, ceilings, carpet ceramic tile, insulation etc. Consider the
useful life and disposal/recycling of a product when you choose it In addition,
substitutes should be sought for products made of limited or non-renewable
resources.
Hidden Materials. More of today's products are composites of several materials and
each part needs to be evaluated. For example, acoustical panels have a structural
material, insulation and fabric covering; an acceptable carpet fiber might have a
potentially hazardous backing. Also realize that chemicals may have been applied
to fabrics to create specific qualities, such as soil or fire resistance.
Safety. Safety considerations include flammability,~slipping and tripping hazards,
potential for furniture tipping, structural capacity of shelving and unexpected
projections.
Durability. Sturdiness and wearability are important factors ~ wearability for fabrics
and finishes, and sturdiness when choosing products made of separate components,
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such as systems furniture. Evaluate the connectors as well as the specific parts.
Life expectancy is tied to value, but also related to anticipated usage, e.g a
temporary installation doesn't need the most long-lasting carpet
Soiling Qualities. Ease of cleaning, coordinated with the intended use and
maintenance expectations, should be considered. Carpets, fabric panels and wall
coverings can be treated to improve resistance to soiling.
Special Features. An analysis of special material needs should be made early in
the design process, e.g. acoustical requirements, anti-static carpet, special lighting,
tackable surfaces.
Visual Qualities. Visual considerations go beyond aesthetics to include features that
make work easier and save energy - glare reduction and appropriate lighting,
especially for computer use, windows in partitions to share daylight etc.
Budget and Value. Always an important consideration.
Availability and Manufacturers Support Availability (delivery of all components when
you need them) and manufacturer's support (replacement parts and additional
components years later) contribute greatly to a products value. Lack, of these
characteristics in your furniture system will limit your ability to reconfigure and easily
expand.
Installation Characteristics. Products that need to be moved or replaced often
should be reviewed for their ease of installation. The ability to use in-house
maintenance staff can be an important advantage for long-term flexibility.
ADA Regulations. Proposed floor coverings, thresholds and changes in level must
be reviewed in light of the Americans with Disabilities Act (e.g. maximum carpet pile
thickness of 1/2 inch).
EPA Assistance. Assistance and information on materials is available within EPA.
Contact the Environmental Health and Safety Division for the latest policies and
guidelines on testing and safety.
Signage and Artwork
Signage, both for directions and identification, are an integral part of the visual
design - yet often forgotten until the last minute. The base building design includes
elevator and lobby signage, as well as signs to identify fire exits and the building's
mechanical/support rooms. The signs within EPA's space are a GSA/EPA
responsibility, including directional signs to the exits, room numbers, directories,
signs identifying Branches and special spaces. A signage package should be
developed during the design intent phase of the interior design process, in order to
coordinate it with the furniture and base building signage, budget for its production
and installation, and ensure that it arrives in time. ~
Artwork in the public areas will give the office a coordinated and professional look,
yet need not be expensive. Framed posters and prints are suggested, for reception
areas, conference rooms and lounges. (Inexpensive security hardware is available
to make sure they stay on the walls.) A budget for artwork should be set aside
when planning the project - one-half of one percent of the interior design budget
is commonly used. Provision for display and bulletin boards also should be
included.
BACKING]
TUFTED CARPET
REAL ESTATE SPACE MANAGEMENT
BRANCH CAN PROVIDE FURTHER
INFORMATION OR DIRECT YOU TO
ANOTHER EPA SOURCE
PHONE 203/260-2022
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Carpet is the most widely used and popular flooring material for office areas, because
it is comfortable underfoot, absorbs sound, installs quickly and easily, and requires low
maintenance. It is available in a great range of colors, textures, and patterns, in
natural or synthetic fibers, and in various weights. In most commercial applications,
it is usually glued directly to the concrete floor slab, although it can also be placed over
a pad for additional comfort. Carpet can also be obtained as carpet tiles, a form that
permits ready access to underfloor wiring, and also allows replacement of individual
tiles in areas of excessive wear.
The various carpet options available to the designer or specifier include:
Type of fiber. Natural (wool or cotton), or synthetic (nylon, polyester or acrylic,
polypropylene—called olefin, and terepthalate). Although wool is the most luxurious,
it is also expensive, and not as durable as nylon. Terepthalate made from recycled
plastic bottles, is a relatively new carpet material, similar to polyester. It is not as
durable as wool or nylon, and at present is available only with SB latex backing (see
below). Of the synthetic fibers, nylon is the most durable, and the most stain resistant.
It is the fiber of choice for most commercial uses.
Type of Backing. Backing can be natural (jute) or synthetic (polypropylene, fiberglass
or SB latex). SB (styrene butadiene) telex backing has a high VOC content, and
should be avoided.
Type of Construction. There are three types of carpet construction: woven, knitted,
and tufted. All are acceptable, but tufted construction has become prevalent in
commercial applications because it is most economical.
Texture. Two basic surface textures may be used: Loop construction (including level
loop, cut and loop, and ribbed loop); and Cut pile construction (plush, shag, multilevel).
Because it is more durable under heavy traffic conditions, level loop carpeting is used
most often in commercial applications.
Cushion. To provide a more comfortable feel underfoot or to improve acoustic or
insulating qualities of the floor, cushioning is sometimes provided. This can be bonded
to the carpet, or can be separate. Materials used include polyurethane foam, urethane
foam, sponge rubber, felt, rubberized jute, and synthetic fiber. Most are made from
waste materials, and are typically low in VOCs. Padding should be selected based
on the performance needs of the particular installation.
Installation. The majority of commercial installations are of the "direct glue-down" type,
which means that an adhesive is spread over the concrete floor and the carpet is then
applied. Sometimes an impervious barrier (e.g. linoleum) is introduced between the
concrete and carpet, to prevent any excess moisture from the concrete from being
absorbed into the carpet and promoting mold growth. Where a separate cushion is
involved, the installation uses adhesive at two levels, and is called "double glue-down."
The direct glue-down method is not applicable to all types of carpet. A second method
of installation is called " tackless strip " and consists "of stretching the carpet over a
broad area and then securing it at the perimeter with narrow plywood tackless strips.
This method is less successful than glue-down in areas that are quite large and
receive heavy traffic, because the carpet can shift and the seams can pull apart.
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Other Considerations. In addition to the concerns described above, the specifier will
need to look into factors such as flammabilrty, generation of static electricity
(particularly with respect to electronic equipment), and acoustical characteristics.
Carpet and backing weights, pile height, and yam density also need to be selected.
Environmental Concerns. The primary environmental consideration with any carpet
installation is the possible effect on indoor air quality. This is discussed in detail
elsewhere in these standards, but is mentioned here as a reminder that care should
be taken in the selection of carpet, backing, cushion (if any), and adhesive, to avoid
those with high VOC emissions. Where wool carpeting is used, particularly in areas
that are subject to moisture, the use of an anti-microbial additive in the carpet is
recommended.
CARPET
Where Used
Offices and office areas
Corridors (moderate traffic)
Conference Rooms
Libraries
Options
Type of Construction: woven; tufted;knitted
Type of Fiber: Natural (wool, cotton); Synthetic (nylon,
polyester, olefin, terephtalate)
Type of Backing: Jute; polypropylene; fiberglass; SB Latex
Texture: Loop construction; Cut pile construction
Cushion (if required or desired): Polyurethane foam;
rubberized jute; felt sponge rubber; urethane foam
Sizes
Carpet rolls typically 12' wide (Broadloom carpet)
Carpet Tiles typically 18"x18"
Installation
Methods
Tackless Strip installation
Glue-down or Double glue-down
Factory application (optional) of carpet tiles over access flooring
"Free-Lay" (adhesiveless) carpet and carpet tiles
Environmental
Concerns
VOC emissions from carpet, from backing ,and from adhesives. (Use
low-VOC adhesive)
Avoid double glue-down installation, because it doubles
quantity of adhesive
Avoid SB latex backing because of VOCs
Disposal of used carpet burdens landfills; select a durable product and
maintain it properly.
Avoid carpet cushions made with CFC blowing agent
Carpet acts as sink for contaminants generated elsewhere in the space;
keep carpet dean.
Recommendations
and Remarks
Use 28 oz. or 32 oz. (face weight) nylon carpet; tufted continuous loop
or cut pile construction; tackless strip or glue-down installation. Use
polypropylene backing.
Use a 4" high straight vinyl base at carpeted areas.
Allow carpet to air out before and after installation.
A carpet of good quality, if well maintained, should last for approximately
ten years.
An anti-microbial additive is recommended for wool carpeting.
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RESILIENT FLOORING
Resilient flooring is the material of choice in areas that receive heavy traffic, and where
the sound-absorbing qualities of carpet are not required. It is also more easily washed
than carpet, and can be used where spillage of food and drink could occur. It is an
appropriate flooring for lounges/pantries, copy rooms, recycling centers, and storage
and utility rooms.
Several different materials are classified as resilient flooring, and, as with carpet, are
made in a wide range of colors, grades, patterns, and weights. The most commonly
used products are:
Vinyl Composition Tile (VCT). This is the resilient flooring most often used, because
it is economical and durable, and suited to most interior applications where carpeting
is not called for. For commercial and institutional use, 12"x12" tiles, in 1/8" gauge, is
usually selected. The material is also available in sheet form, where the cleanliness
and appearance of a seamless installation is desired. VCT is a petroleum based
product, and is not biodegradable.
Vinyl Tile. This is similar to VCT, but is d solid, or homogeneous, vinyl material. It has
a more luxurious look and feel than VCT, and is more costly, so its use is limited to
spaces that require its special qualities. It is also available in sheet form.
Linoleum. This product is similar in appearance to VCT, but is made of natural
materials (primarily linseed oil), emits no toxic or irritating gases, and is biodegradable.
It is made in 12"x12" and 24"x24" tiles, 1/8" gauge for commercial use. It, too, is
made in sheet form. Linoleum is regaining popularity and is now available in a wide
variety of colors and patterns.
Other Resilient Flooring. In addition to the above products, cork tile, rubber tile, and
sheet rubber flooring can be utilized in specialized conditions, but are not likely to find
application in typical EPA offices. Asphalt tile and vinyl asbestos tile are no longer
made, but many floors covered with these materials still exist.
Environmental Concerns. Resilient flooring is installed using adhesives. Care should
be taken to specify adhesives that emit low levels of VOCs, and to ventilate the space
thoroughly prior to occupancy. If renovating an older space, any tile to be removed
should be checked for asbestos content.
CERAMIC TILE
Where durability, resistance to wear, and ease of maintenance are paramount, ceramic
tile is usually chosen. It is a material that is usually a part of the base building, and
not often used as part of the tenant fitout. Ceramic tile is often selected for toilet
rooms, shower and locker rooms, and food service facilities, where its hard impervious
surface can be washed down. It resists staining, abrasion, and water penetration.
Ceramic tile comes in many shapes, colors, and sizes, and offers unlimited design
possibilities. It is made from natural materials, and emits no VOCs. Installation is with
Portland cement mortar, or with thin-set adhesive.
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Environmental Concerns. Ceramic tile with content of recycled material has recently
come onto the market, and should be considered for use. Some adhesives and
sealers contain VOCs.
RESILIENT TILE
CERAMIC TILE
Where Used
Stairs
Corridors (heavy traffic)
Copy rooms
Mail rooms
Storage rooms
Vending areas
Pantries
Toilet rooms
Shower & Locker rooms
Kitchens & Food Service
areas
Options
Vinyl Composition Tile
Linoleum tile
Solid vinyl tile
Sheet vinyl
Sheet linoleum
Rubber tile & cork tile
(for special situations)
Unglazed floor tile
Ceramic Mosaic tile
Quarry tile (often used for floors
in commercial kitchens) \
Sizes Available
Tile: 12"x12" x 1/8" gauge,
also 9"x9"
Sheets: 6'x90' (typical)
Various sizes; 1"x1" and
2"x2" usually used;
hexagons & larger sizes
also available
Quarry tile: 4"x4";6'x6"&
8"x8"(1/2" thick)
Environmental
Concerns
VOC emissions from adhesives
and from VCT; little or none
from linoleum
VCT: non-biodegradable
Linoleum: biodegradable
Possible VOC emissions from
.adhesives, sealants and
grouts. (Low emitting adhesives
are available).
Recycling: Ceramic tile made
from recycled material is
available.
Recommendations
VCT or Linoleum Tile in
12"x12"(1/8"ga.) recommended;
linoleum/s preferred.
Use low VOC emitting adhesive
Use 4" high coved vinyl base at
resilient tile areas.
Use unglazed ceramic
mosaics; 1 "x1" or 2"x2" in
Portland cement mortar. Use
4" high glazed cove base.
If budget allows, use tile
made from recycled materials.
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Gypsum Wallboard. This material, usually called "drywall" is the wall material most
often encountered in office space. Drywall is a sheet of gypsum, typically 1/2" thick,
with a paper surface prepared to received paint or adhesive for wallcovering. Drywall
comes in 4'x8' sheets, which are attached to wood or metal studs to form partitions.
Construction is fast and inexpensive. Various metal stud and drywall assemblies can
be constructed, providing different characteristics of fire and/or acoustical separation
as required to meet code or privacy needs. Selection and specification of such
assemblies should be made by someone familiar with code requirements and the
various drywall assemblies.
Paint. The simplest and most economical way to finish a drywall partition or masonry
wall is to paint it. Paint provides a uniform appearance, and can be easily cleaned or
repainted if necessary. The paint used almost universally for interior walls is flat latex
(water-based) wall paint. Latex paint dries quickly, cleans up easily, and is relatively
free of VOCs. For new drywall, a latex primer followed by two finish coats, is
recommended. Where cleanability and a more soil resistant surface is required, such
as in toilet rooms or food surface areas, alkyd-based enamels (available in flat, semi-
gloss, or gloss finish) may be used. Most present-day interior paints (including water-
based paints) emit VOCs, primarily during application, which can be irritating to some
people. Alternative ("natural") paints are available which may be used where there
could be particular sensitivity to such irritants; "natural" paints are rare in commercial
installations.
Vinyl Wallcovering. A surface that is tougher and more durable than paint is vinyl
wallcovering. It is recommended for use in areas of high traffic, such as corridors, or
where the walls are subject to more than usual abuse. A great variety of color,
texture, pattern, and weight can be obtained. Three classifications of this material are
made: Type 1, Light Duty; Type II, Medium Duty; and Type III, Heavy Duty. Type II
is appropriate for most office space. Vinyl wallcovering is further classified based on
its backing material: Type II backing provides the strength suited to most commercial
applications. Vinyl wallcovering, which is furnished in 54: wide rolls, is installed on the
substrate with an adhesive. A non-toxic adhesive should be specified. The
wallcovering material itself is made from plasticized Polyvinyl Chloride (PVC), which
is a toxic substance, however, offgassing from wallcovering has not been identified as
a problem in most installations.
Fabric Wallcovering. Besides vinyl, various other materials may be applied to a
backing and hung on the substrate with an adhesive to achieve decorative or other
effects, such as acoustic softening. Such materials include paper, fabric, and wood
veneer. Of these, fabric is most often used in office applications, where its acoustic
properties and decorative qualities may be preferred to those of vinyl wallcovering.
Fabric should be selected that is economical, durable, and easily maintained (it can
be treated to resist soil), as well as aesthetically appealing. Besides an overall wall
treatment with fabric wallcovering, discrete fabric wall panels can be installed, often as
an acoustical treatment in meeting rooms or other spaces where noise is a problem.
They can be used for decorative effect, or, when covered with fabric both sides, used
as room dividers. Panel cores typically are molded fiberglass, and attachment is with
clips, adhesive, or velcro fasteners.
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GYPSUM WALLBOARD
PAINT
VINYL OR FABRIC
WALLCOVERING
Where Used
Typical for great majority
of interior walls: applied
to metal studs, wood
studs or furring on
masonry.
Lowest cost finish for dry-
wall, masonry, wood, and
metal. Can be cleaned.
Painting is economical
way to change colors
and to refurbish soiled
walls.
Vinyl wallcovering can be
used in corridors, offices,
reception/ wailing areas
where durability and ease
of maintenance are reo/d.
Use fabric in conference
rooms or audrtoria for special
decorative effect
Options
• Various sizes and gauges
of metal studs to meet
specific needs.
• Sound insulation for conf.
rooms, offices as required
• Special drywall assemblies to
meet fireresistance
requirements.
• Water resistant drywall for
toilet/shower rooms.
Latex based flat wall paint
is standard for most walls.
Semi-gloss alkyd paints
can be used for doors, trim,
and walls subject to fre-
quent cleaning.
Alternative (natural) paints
available for especially
sensitive areas.
Various colors, weights,
patterns and textures.
Backing: Type II (moderate
duty) suitable for most
locations.
If fabric, select for durability
and treat for soil resistance.
Sizes Available
Typical sheet size: 4*x8'
1/2" thickness usually used,
3/8" and 5/8" also available.
Two thicknesses of dry-
wall sometimes used for
increased sound reduction,
fire rating, or structural
rigidity.
Not Applicable
Vinyl wallcovering comes
in rolls 54* wide by 30 yards
long.
Fabric usually 36" to 54"
wide (sold by the yard).
Environmental
Concerns
No known environmental
problems associated wih
gypsum wallboard.
Wallboard made from re-
cycled material is made,
and is recommended.
All paints, including water-
based paints, emit VOCs,
mostly during application.
Provide good ventilation.
Use alternative paints if
circumstances warrant
Installation of wallcoverings
uses adhesives, some of
which emit VOCs. Select
tow VOC-emrtting adhesive;
provide good ventilation.
Recommendations
and Remarks
Select drywall assemblies
to meet Code req'ments
for fire ratings, and provide
desired STC (acoustic) rating.
Use WR type drywall in
toilet rooms and similar
moist locations.
• Prime new drywall or mas-
onry with primer sealer,
then paint with two coats
flat latex paint, or two coats
semi-gloss alkyd in copy
rooms, mail & store rooms.
• Allow ample drying time
(72 hrs) before occupancy
Use 13 oz/sq yd vinyl wall-
covering for most locations;
use 22 oz. (min.) material for
elevator lobbies, lounge/
kitchen/ vending areas, and
areas subject to heavy use.
Building Code may require
fabric with low flame-spread
rating. Class 1 flame spread is
recommended but may be an
above standard charge.
VOLUME 1
PAGE 76
EPA SPACE GUIDELINES
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CEILINGS
Ceilings in office areas are typically suspended from the floor slab above to create a
space in which ductwork, piping, and wiring can be concealed and fluorescent troffers
may be recessed. The suspended ceilings are usually made of a sound absorbing
material with a textured pattern of perforations or other deformations.
Several choices are available to the designer. The metal suspension grid, hung with
wires from the structure above, can be concealed or exposed. With either method, it
is possible to access the utilities above the ceiling. If exposed, the grid can have a
factory applied enamel finish (most often, white) or, it can be white metal (aluminum)
in color. The grid is most often a 2'x4' or a 2"x2' module, matching the size of
recessed fluorescent fixtures.
Ceiling tiles are made of fiberglass or mineral fiber, in many patterns and
configurations. Usually, they are white or off-white (factory applied latex paint), and
may be repainted if the ceiling becomes discolored, although this would affect the
acoustical rating. From the functional standpoint, a key design consideration is the
Noise Reduction Coefficient (NRC), a measure of the tile's acoustical performance,
that is, its ability to absorb rather than reflect sound. For most office applications, an
NRC of .60 or better is desirable; higher ratings are available for special areas.
In some spaces, acoustical considerations may be less important than the need for
washability and moisture resistance, for example, in locker rooms and shower rooms,
or in food preparation areas. In such locations, a suspended drywall ceiling, painted
with a alkyd semi-gloss enamel provides an acceptable ceiling surface. The drywall
is the same as that used for partitions (sheets 4'x8'x1/2"), but it should be specified
as water resistant drywall for moist locations.
MILLWORK
Millwork (cabinetwork) and furniture are also an important part of the working
environment. Furniture is discussed elsewhere in these guidelines. Millwork -
sometimes called "custom casework" - consists of those items of fixed-in-place
furnishings, traditionally made of wood, such as paneling, shelving, and cabinets. In
years past, such things were made of solid wood, or of wood veneers bonded to a
lumber core. Now, it is probable that the lumber core is replaced by particleboard (or,
possibly, plywood), and the rich-looking hardwood veneers replaced by high-pressure
plastic laminates. The advantages of the newer methods of millwork and furniture
construction are several: lesser cost, a wider selection of colors and finishes,
improved dimensional stability, and greater resistance to fire and abrasion.
Besides the fundamental concerns of function, cost and appearance, the design and
specification of millwork should address the environmental issues of VOC and
formaldehyde emissions. Particleboard and/or plywood with tow formaldehyde content
should be used, and adhesives low in VOC emissions should be called for. All sides
of particleboard should be sealed, to encapsulate the potential escape of gases. To
evaluate VOC emissions, it is best to have potential suppliers submit "chamber test"
data on their products. Finally, if real wood veneers are to be used, wood that is the
product of a managed, sustainable forest should be used.
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CEILINGS
MILLWORK
Where Used
Acoustical tile ceilings used wherever
sound absorption is needed: offices,
corridors, conference rooms
Suspended drywall often used in toilet/
locker rooms, where moisture resistance is
desired.
Paneling, shelving,
cabinetwork
Custom furniture.
Options
Acoustic tile material typically mineral fiber,
but fiber board, metal, fabric, or film faced
also available.
Various colors, patterns, and textures.
Various NRC ratings available.
Ceiling suspension grid can be concealed or
exposed.
Choices of materials and
details limited only by
budget and designer's
imagination.
Sizes
Ceiling tiles typically 2'x2' or 2'x4'; 3/4" or
5/8" thick. Sometimes tiles are scored
to look like 1'x1'.
Suspended gypsum wall-board: 4'x8'x1/2"
sheets
Not Applicable (custom)
Environmental
Concerns
Few environmental concerns with use of
acoustical tile, although material can
shed glass fibers into the air
Some tile is made using recycled
material.
Offgassing from Urea Forrr
aldehyde in plywood and
partideboard.
VOCs in glues, adhesives,
and wood finishes.
Depletion of tropJcaThard-
woods.
Recommendations
and Remarks
Recommended acoustic tile: 2'x2'x3/4"
mineral fiber with tegular edge; exposed
grid system.
Use NRC of '.90-1.0 for open plan offices,
copy rooms, libraries; use tile w/ NRC
of .50-.60 (or better) elsewhere.
Paint suspended drywall with semi-gloss alkyd
enamel.
• Seal all faces of plywood
and partideboard. Use
low VOC adhesives and
wood finishes.
• Specify wood veneers
from managed forests.
• Millwork details are spec-
ific to each individual
application.
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EPA SPACE GUIDELINES
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SYSTEM COMPONENTS
Why is 'Systems Furniture" used in offices? It is designed primarily for use in an
open office plan that calls for few fixed floor-to-ceiling partitions. Open office
planning derives its purpose from its ability to respond easily to requirements for
increased flexibility and for lower long term expenses. The major requirements that
systems furniture responds to are:
Rexibility of Planning:
Rexibility of Function:
Rexibility of Plan
Modification:
EPA SPACE GUIDELINES
Systems furniture in an open plan configuration efficiently
maximizes the net usable space.
Systems furniture allows individual workstation modification,
so that workstation design can reflect the functional
requirements of the task performed. Changes in function,
therefore, can be accommodated without total furniture
replacement
Systems Furniture in an open office allows easier response
to organizational changes in size, structure and function.
Open planning helps your Divisions respond to change by
lowering costs related to partition relocation, HVAC
modification, lighting relocation, construction and moving
time.
Finally the new, rapid developments in telecommunication and electronic technology
in the office environment require adaptable and responsive systems furniture
products. The following list of issues focuses on the key considerations in the
selection of a furniture system.
KEY CONSIDERATIONS
GSA Regulations. In selecting furniture, EPA must follow the process and products
of the GSA Federal Supply Schedule in effect at the time of acquisition.
Integrity and Simplicity of Components. Engineering design is at the heart of a
Furniture System's integrity and sturdiness. Simple engineering design responds
successfully to structural, assembly and operational requirements. Therefore,
installation is easier and faster, as are future furniture rearrangements. If installation
goes quickly, delivery schedules are more realistically achievable. Simplicity also
means fewer parts which translates into better inventory control. All this creates
substantial initial and life-cycle cost savings.
Sturdiness. Another aspect of the engineering design is the ruggedness built into
the system. Are the panels and hanging shelves designed to support a full load of
computer manuals? Can the panel connectors withstand a moderate amount of
bumping?
Wire Management. One of the chief concerns in open offices is wire management
The systems furniture's capacity to accommodate an increasing number of power
and signal wires and to distribute them appropriately within the system configuration
may determine the selection of one system over another. Does the system have
the ability to bring wiring directly to the work surface? How easy is it to access the
wire management channels?
Electrical Capacity. In addition to wire management when selecting systems
furniture one must also consider its electrical capacity: How much electrical power
VOLUME 1
PAGE 79
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can each workstation carry? Can it carry enough clean power for ADP usage?
What is the arrangement for convenience outlets?
Size and Modularity. A broad range of sizes for systems furniture provides more
flexibility to accommodate varying workstation configurations as well as planning
modules. Are the sizes of components set at standard dimensional increments for
both width and height; does enough variety of sizes in both dimensions exist? Does
the system offer floor-to-ceiiing panels? Do those panels accommodate doors; does
the system have freestanding panels that can take doors? Does the system set its
dimensioning point on the centerline of its workstation module (to do so keeps the
"layout creep" factor to a minimum)?
Budget and Value. Since a very wide array of systems furniture exists, a cost that
matches a specific budget can usually be found. An important part of that cost,
however, pertains to the systems furniture's finish. Some manufacturers offer only
a limited range of finishes, whereas others offer a broad selection menu. The
quality of the finish strongly affects the aesthetics and functional longevity of the
fumiture-the better the quality of finish, the better it will look and wear. Thus the
capacity of a finish to resist the effects of wearing significantly determines the
furniture's useful life-cycle.
Lighting Applications. Does the system offer overhead lighting units in increments
longer than the system's standard panel widths? This feature saves on the cost of
convenience outlets or on the number of outlets dedicated to lighting; this also
provides greater system furniture rearrangement flexibility. Local electrical codes
need to be checked to determine whether lighting units can be connected in series;
if they can, this too will save on the use of convenience outlets.
Acoustic Rating. Check and compare different systems sound transmission ratings.
Aesthetics. What does the system look like and what are the options for variety and
change overtime? Visual consideration is especially important when choosing new
furniture and integrating it with existing furniture. What is the "shelf life" of the
system and the manufacturer's commitment to keeping finishes and fabrics?
Matching Furniture. Does the system offer loose furniture, either as independent
pieces or as pieces constructed with systems parts?
Some new trends in systems furniture design, such as the following, should also be
considered.
• Does the system provide any integrated air handling mechanism to circulate and
filter air within or between the workstations?
• Does the furniture manufacturer offer, as part of an inventory control process,
computer software designed to coordinate and track loose furniture and system
components?
• What environmentally safe materials does the manufacturer use in the furniture?
Does the manufacturer offer a selection of environmentally benign finishes; does
a cost premium exist for using them?
VOLUME 1
PAGE 80 EPA SPACE GUIDELINES
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WEEPING RG
Beyond beautifying our interior and exterior environments, plants make our world a
healthier place to live. In the closed environments of today's modem offices air
quality can be a health concern. Chemicals emitted from building materials,
cleaning products, furniture, finishes, office equipment and the like are all potential
pollutants. Gasses released from inks, plasters, rubber, tobacco smoke, as well as
from simple human breathing all add to the problem. Properly selected and
maintained indoor plants, however, can provide an inexpensive and refreshingly
natural aid to the removal of pollutants from office air.
Research into the ability of interior plants to improve indoor air quality is relatively
recent, although the role of plants and the earth's atmosphere has been studied for
decades. Following is a summary of research on interior plants provided by the
non-profit organization Plants for Clean Air Council, in Reston, Virginia. The
information below was taken from a study by Wolverton Environmental Services, Inc.
(see following page) and PCAC's synopsis of results from a study by NASA and the
Associated Landscape Contractors of America. They found, through testing specific
pollutants, that tropical plants normally used indoors as well as many well-known
flowering plants are effective cleaners of indoor air. Specific pollutants, some of
their sources and plants that clean the air of them are listed here, in descending
order of tested removal rate.
POLLUTANT
Formaldehyde
Benzene
SOURCES
foam insulation
plywood
particle board
clothes
carpeting
furniture
paper goods
household cleaners
water repellents
tobacco smoke
synthetic fibers
plastics
inks
oils
detergents
rubber
gasoline
paints
varnishes
lacquers
adhesives
dry cleaning
inks
* Indicates indoor plants commonly available.
Trichloroethylene
BENEFICIAL PLANTS
Boston fern*
Chrysanthemum
Gerber daisy
Dwarf date palm
Bamboo palm*
Janet Craig
Kimberley queen fem
English ivy*
Weeping fig
Peace lily
Areca palm*
Com plant
Gerber daisy
Chrysanthemum
Peace lily
Wameckei
Bamboo palm*
Marginata*
Sansevieria
Janet Craig
Gerber daisy
Marginata*
Peace lily
Janet Craig
Bamboo palm*
Wameckei
EPA SPACE GUIDELINES
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POLLUTANT
Xylene
Ammonia
SOURCES
adhesives
jointing compound
wallpaper
caulking compounds
floor covering
floor lacquer
grease cleaners
tobacco smoke
varnish
office cleaners
copy inks
BENERCIAL PLANTS
Areca palm*
Dwarf date palm
Dumb cane*
Dragon tree
King of hearts
Kimberiy queen fern
Wameckei
Lady Jane
Com plant
Weeping fig
Lady palm
King of hearts
Ulyturf
Lady Jane
Chrysanthemum
Peacock plant
BOSTON FERN
* Indicates indoor plants commonly available
Sources: Wolverton, B.C. and Wolverton, John.
Interior Plants and Their Role in Indoor Air Quality: an Overview.
Wolverton Environmental Services, Inc., Picayune, Miss, 1992
Plants for Clean Air Council
Plant Tips for Commercial and Residential Environments
P.C.A.C., Reston Virginia.
VOLUME 1
RAGE 82
EPA SPACE GUDaWES
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FTPS
1-7.622
1972 1992
WORK YEAR GROWTH
The Environmental Protection Agency is a dynamic organization, in a continual state
of flux. Programs are regularly initiated, reorganized and contracted in response to
changing environmental priorities. This condition requires facility managers in the
Agency to regularly assess changing space needs and respond with appropriate
action. Each EPA component therefore needs to develop logical solutions that
respond to individual space problems, defining needs and generating workable
solutions. The process is called Office Planning.
Good Office Planning is not an accident. It requires informed decision making through
careful examination of the existing situation, an understanding of the characteristics
of the occupied space, working knowledge of the procurement process, and a fair idea
of detailed user requirements e.g. space, functional relationships, technical
requirements, etc.
In 1983, the General Services Administration (GSA), through its Public Buildings
Service (PBS), began focusing on development of an Advanced Technology Buildings
Program for its federal clients. This action was bom out of the recognition that, over
a 30 year life-cycle, the comparative costs of building construction and maintenance
were only about 10% of the total expenses, while salaries amounted to approximately
90% of the costs. Which means that>good office planning and design, while not
costing much proportionately, can significantly improve performance and efficiency of
employees and contribute towards productivity, and today GSA encourages an
interactive design process.
GSA controls and manages the space acquisition process, and any addition of space,
whether for 20 people or 2,000, follows a similar process:
1. EPA initiates the process by developing preliminary space needs and requesting
space from GSA.
2. GSA seeks the appropriate space in a Federal Office Building, or if not available,
solicits offers.
3. EPA procures professional services to assist them.
4. GSA, with input from EPA, reviews the offers and adequacy of the buildings, and
selects/procures the additional space.
5. The interior design process begins, as a cooperative effort between GSA and
EPA.
6. Parallel with the interior space design is the furniture selection and procurement
(by EPA under GSA Federal Supply Schedule).
7. Construction, Installation and Move.
EPA SPACE GUIDELINES
VOLUME 1
PAGE 83
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XUU* Ite.
The expiration of an existing lease, move from a building because of environmental
upgrades, proposed consolidation of fragmented offices and program growth or
contraction are reasons that require project initiation.
The first step for EPA is to form an interdisciplinary planning team. The purpose of
the team is to make certain that the requirements and activities of the EPA users,
GSA, EPA Headquarters and consultants are coordinated. The make-up of the
planning team is contingent upon the size of the EPA organization involved and the
project scope. For example, the team size and composition will be very different when
you are adding 20,000 sq.ft. to an existing facility from when you are acquiring a new
building for an entire regional office. Therefore, the formation of this team should be
flexible and responsive to specific EPA project needs. The team should be
responsible for all planning tasks, holding meetings with EPA users, hiring outside
consultants, selection of furniture, coordinating with GSA and EPA headquarters. This
method of planning has been successfully deployed in several regions, headquarters,
and NEIC to the satisfaction of EPA employees. The team is usually drawn from in-
house personnel and is augmented with specialists as needed.
The second step is to develop a preliminary program of space requirements and
request the space from GSA. In order for GSA to begin the Solicitation Process,
EPA's project needs must be defined in sufficient detail to enable GSA to approach
Offerers and obtain lease proposals that can be easily compared. This is
accomplished by the EPA Initiating Office through completion of Form 81, which
defines overall space requirements for office, special and storage needs. Additionally,
GSA above-standard requirements are also articulated so that Offerers are aware of
cost implications as they relate to 24-hour HVAC, structural reinforcement, electrical
power needs, Uninterruptable Power Supply, etc. Depending upon the size of the
project, this effort can be done in-house, by using 'Space Standard Guidelines,' or by
hiring consultants.
Landlord
Development
EPA PLANNING TEAM
ronmontst I
IAQ,
Pollution Prevention
Conservation
Division/Prograrn/Un
Representatives
Telecommunications
Furniture,
VOLUME 1
PAGE 84
EPA SPACE GUIDELINES
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ffARegfanalor
Component
Develop
Space
Requirements
ERAHeadquam
FMSO
Checks space need,
utilization, budget
implications and
approves with or
without change.
V
Corresponding
GSA Office
Reviews space request
Begins acquisition
process.
>
f
GSA checks availability
in Federal Building
YES NO
E^o of Spscc
Acquisition
Advertises intent to
lease. Provides
interested lessors
with SFO document
The Federal Property Management Regulations (FPMR) are very specific as to the
process to be followed when requesting space. The majority of new leases, or
additional space requests are GSA controlled. Based upon Form 81, GSA first
attempts to provide the Agency with space in a Federal Office Building (FOB). If
unavailable, GSA solicits proposals from interested parties to lease space within a
neighborhood (Area of Consideration) mutually agreed upon by GSA and EPA.
The responses from Offerers are based upon information contained in the Solicitation
for Offers (SFO), which among other items, specifies the technical and performance
specifications for the base building, the quantitative and qualitative requirements for
EPA space, life safety requirements, the services, utilities and maintenance
procedures, and the procurement, award and lease process.
The SFO contains specifications that ascertain acquisition of first class office space.
However, the information contained is generic for all federal acquisitions and GSA
encourages client Agencies such as EPA to provide specific requirements and criteria
to meet its mission needs. This includes all special space requirements, technical
requirements like Indoor Air, Energy Efficiency and Recycling, and
maintenance/operational requirements, that can be easily accommodated in the
acquisition process without hampering competition. It is important that you work
closely with FMSO to identify these special needs before the SFO is issued.
You must note that GSA negotiates rent for space obtained for a client agency based
upon a standard list of interior construction items (called "Workletter" in private industry
jargon) for useful occupancy. The quantities of these items are provided based on
occupiable square footage. These include the following: a basic HVAC system;
drywall, electrical and telephone outlets; doors, frames and standard hardware; ceiling
and floor covering; lighting fixtures and fire protection sprinklers; and window
coverings.
The GSA allows upgrades in quality and quantity, where necessary, on payment of
extra costs to the landlord. Before embarking upon requesting any additional items,
please ascertain that estimated costs are budgeted and available. (Refer to GSA
Facilities Standards - PBS/PQ100).
In cases where the Agency has been granted "Delegation of Authority" for special
areas such as its laboratories, EPA controls the entire process and prepares a detailed
"Program of Requirements" that includes space requirements as well as technical
requirements for the Base Building itself.
EPA SPACE GUIDELINES
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Early selection of professional services will enable EPA to participate in GSA's
selection of appropriate space, as well as easily coordinate the later design work.
The procurement of Planning and Design Services is dependent upon the size and
complexity of the project. Several Regions and Headquarters have in-house staff of
architects/planners for routine facility management tasks. Expansion, contraction and
moves of fifty to hundred persons have been successfully handled by in-house
technical staff in several regions. However, when a large project such as an entire
regional office move is planned, it usually becomes necessary to augment existing staff
with outside consultants. The role of the in-house technical staff then reverts to
coordinating, directing and monitoring consultants, to enable EPA to meet schedule
and budget goals.
Besides the services of Architects, Planners and Interior Designers, a project needs
specialized consultants like mechanical and electrical engineers. Other consultants
such as structural engineer, lighting consultant, tele-communication consultant, audio-
visual consultant, environmental consultant etc. may also be required
The services of the technical experts can be obtained in a number of ways, provided
both money and time are adequately budgeted. The following mechanisms have been
employed by various EPA organizations; some projects have used a combination of
contract opportunities.
In-house Support. The availability of workyears can allow part-time or full-time hires
on EPA staff. As stated earlier such assistance is extremely valuable in maintaining
basic facility management activities. Usually, such in-house technical staff keeps the
space situation in control, updates drawings, produces designs for expansion, keeps
up-to-date furniture inventory etc.
Design Services through GSA. In several regions, the General Services Administration
(GSA) pre-selects local architectural and planning firms and signs term contracts of
one to five years with them to provide design services to federal agencies. Such
mechanisms are useful when a design needs to be completed to meet a lease-
imposed deadline and EPA is unable to procure services within the required timef rame.
Lessor provides Design Services. In the absence of design assistance from GSA the
lessor may agree to provide design services. The cost of such services is built into
lease payments. However, design teams hired by the lessor may not be in a position
to develop an objective design and fully represent EPA interests. In our experience,
schematic and design development should be developed by EPA consultants with the
lessor design team producing construction documents and obtaining necessary local
municipal permits.
EPA procures design services. GSA must issue a waiver before EPA is allowed to
hire its own consultants. Once such a waiver is obtained, EPA Contracts Division
procures design services under the Federal Acquisition Regulations, which can take
anywhere from 6 to 12 months. The process requires advertising in Commerce
Business Daily (CBD), development of a 'Request for Proposals' outlining scope of
services, receiving proposals and selection of a design firm.
VOLUME 1. EPA SPACE GUDEUNES
PAGE 66
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CORE
GSA reviews offers and selects a building based on the Federal Property Management
Regulations process and the Solicitation for Offers (SFO) they have prepared. In order
to get suitable space for EPA, GSA examines the base building design for technical
excellence. We have listed items which, if applied during space selection, will ensure
acquisition of an adequate building. Relevant parts of the listing may be included in
the SFO as requirements or as evaluation criteria. Regardless, the application of the
following adequacy listing will be useful when GSA and EPA review buildings.
BASE BUILDING ADEQUACY
The quality of interior space is related to the quality of the Base Building itself. You
must ensure that the capacity of structural, mechanical, and electrical systems
provided in the building is adequate to support the present and future EPA office
automation requirements. When obtaining expansion or new space, the following
aspects of the base building should be carefully examined by relevant professionals:
Core
Core is a term utilized to define the assemblage of vertical circulation and services in
mutti-storeyed buildings. It consists of "passenger elevators, freight elevators, toilet
rooms, janitor closets, maintenance rooms, primary mechanical and electrical
distribution, ducts/shafts, electrical/data closets, fire protection equipment areas, and
structural elements for building structural functions. The arrangement of these
elements and the overall design of the core impacts the efficiency of space under
consideration.
See Volume 2 -
Technical
Considerations for
more details
Office
SHELL
Core Support. Adequate equipment closet space to meet current and future demands
of EPA's occupancy must be built within the existing core. In buildings where electrical
and telephone closets fall short of need and no area is provided for data closets, the
Agency ends up converting occupiable area for these functions. The inclusion of
space for mail management and recycling in core design is an added plus.
Elevator Lobbies. The passenger elevator lobby must be a minimum of 10'-0" wide
in double loaded elevator situations. The waiting time during peak period should be
no more than 18 seconds. A service vestibule isolating freight activities should be
provided.
Building Shell
This term defines the external skin of a building and includes the glass, aluminum,
steel, concrete and masonry skin of the building and the window sill condition including
heating, ventilation and air distribution system. The shell may include structural
columns located within or outside of the glass line at the window wall.
Perimeter Conditions. When assessing space suitability for EPA occupancy, the
perimeter conditions (the configuration and protrusions~along the inside surface of the
building's outside walls) become important to investigate, since they have a major
impact on space planning and workstation layout and in turn planning efficiency. For
example, large number of protrusions from the wall, e.g. columns, convectors etc., may
ffASPACE GUIDELINES
VOLUME 1
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require a perimeter corridor instead of engaging stations with external wall, thus losing
occupiable space.
Height of Window Sill. The height of the window sill varies with the perimeter air
conditioning systems. In modem buildings, especially in Washington, D.C. and south
of Washington D.C., perimeter conditioning is provided through forced air distributed
through ceilings instead of under the sill convectors. This allows the window sill to be
tower than the furniture height of 30", which is a difficult planning condition. In some
buildings the sill is totally eliminated, causing problems with the accommodation of
data, telecommunication and electrical wiring.
Building Structure. Programs within EPA require substantial secure space for filing,
functionally adjacent to the office space. Typical offices spaces do not provide unusual
floor loadings to accept central filing, libraries, dockets, etc. Similarly, in large
acquisitions for entire regional offices, the Agency may need column-free areas and
extra height for spaces such as auditorium, cafeteria, training center, etc. Therefore
when assessing a base building, attention must be given to the capacity of floor
loading, available floor-to-ceiling heights, bay sizes, regularity of structural elements
and availability of area (mostly on ground floor) to accommodate columnless and extra
height spaces. >
FUNCTIONAL ADEQUACY
It is clear from observing several existing EPA facilities that the availability of requisite
occupiable area does not always translate to space suitable for intended occupancy.
This is particularly true for older structures with irregular layouts that were constructed
when life-safety codes were not as stringent. The following aspects of space must be
kept in mind.
Building Shape. The occupiable area needed may be apparently available in the
building under consideration, but may be so poorly configured that intended EPA office
functions cannot be accommodated. Several EPA buildings around the country,
especially those located in older buildings or non-office structures, lose efficiency
because of narrow or angled floors, poorly proportioned areas, irregular column
spacing, inadequate core design, etc. It is a good idea to prepare a conceptual layout
of a typical floor in order to assess the efficiency of space for EPA's use.
Below Grade and Interior Space. A portion of EPA spaces do not usually require
daylight. Uses such as storage rooms, stock rooms, mail area, computer rooms,
copying, and even conference rooms can be satisfactorily located in below grade
space or interior space. (Below grade workstations are not acceptable). However, this
represents only 10 to 15% of programmed net area. Therefore buildings offering a
larger percentage of below grade space may be unsuitable.
As discussed previously, the core-to-wall depth (called lease depth) and the window-
to-wall area determine the extent of daylight available on a typical floor. Both these
variables alter somewhat based upon the climatic conditions of the area where the
building is located. Our experience indicates that a lease depth of 40' to 50' and a
VOLUME 1 EPA SPACE GUIDELINES
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minimum window-to-wall area ratio of 40% usually satisfies most performance
requirements.
MECHANICAL SYSTEMS ADEQUACY
The mechanical system in each building can be engineered in a variety of ways to
achieve requisite performance requirements for heating, cooling and ventilation.
Although the mechanical system design has to meet minimum local code criteria, it is
a good idea to further assess the systems in areas critical to EPA occupancy. Our
experience indicates that, if engineering drawings and specifications are available, the
analysis can be easily conducted within a few days by EPA consultants at minimal
initial costs. We recommend that the following items related to the mechanical
systems should be investigated:
Outside Air Capacity. The system must meet the minimum ASHRAE standard 62-
1989 for 'Ventilation for Acceptable Indoor Air Quality.' This means that at least 20
cubic feet per minute (cfm) of fresh air per person at a density of 150 sq.ftVperson
must be available. In other words, a 15,000 sq.ft. floor accommodating 100 EPA
employees should be capable of providing a minimum of 2,000 cfm of outside air.
Zoning. Office buildings have two discrete zones of temperature control. The first is
called the perimeter, the second the interior. The perimeter is commonly described
as a band approximately fifteen feet deep adjoining the windows. The interior is the
balance of the floor plate, the entire remainder beyond the perimeter band.
The perimeter is affected by seasonal variations in the outdoor air temperature and the
diurnal effects of solar radiation. The perimeter has contrasting demands for both
heating arid cooling, even within the frame of a single day. The interior requires
cooling all year long because the heat released by lighting, office machines and
human metabolism are nearly constant all year.
Both the interior and exterior zones are further subdivided into sub-zones and
controlled by thermostats. Each thermostat regulates the amount and temperature of
air delivered to maintain desired temperatures.
The proposed mechanical systems must be investigated to determine the method of
heating/cooling adopted to control perimeter temperature on each side of the building;
the size of sub-zones controlled by thermostats (Range between 1,000-1,500 sq.ft.);
and the capacity of air supply boxes on the perimeter and interior zones.
Ducts. A well balanced Heating, Ventilation and Air Conditioning system, among other
things, is dependent upon unimpeded flow of air from central mechanical rooms. A
proper duct layout will ensure that it follows straight horizontal and vertical rows and
minimizes sharp bends or jogs caused by structural and other plenum elements. A
large presence of such obstructions may cause constriction of air flow and cause air
turbulence that leads to noisy air diffusion and loss of efficiency in air distribution.
Space with such problems should be avoided. Further, the air distribution systems
must permit space planning flexibility and allow EPA space to be re-designed without
impacting performance or efficiency.
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Auxiliary Ventilation. Several EPA programs maintain graphic, printing, copying,
blueprinting and kitchen uses that require special ventilation requirements, such as
direct exhaust to outside. At times the base building's existing exhaust ductwork
serving toilet rooms and other core requirement is insufficient to accommodate
additional direct exhaust needs. The availability of tenant ventilation duct shafts
becomes important to EPA occupancy when noxious fumes from aforementioned uses
need to be filtered and exhausted to the outside.
Off-hour operation for computers and personnel. EPA's office operations are
supported by computer rooms and other equipment rooms that require 24-hour air-
conditioning. Additionally, after normal-office-hours access is usually required by EPA
staff in the late evenings and on the weekends. When assessing mechanical systems
in a base building, it becomes important to establish if the systems have been
designed to support small loads during off-hours. A building incapable of supporting
24-hour operation from the base building mechanical systems may require EPA to
install its own auxiliary air conditioning system for computer rooms, necessitating
independent ducted air supply from window wall or ducts from roof-top. These sources
of air are very expensive to add.
Noise. The base building is equipped with elevator machinery, mechanical equipment,
fans, and ducts that carry high velocity air that can subject the occupants to disturbing
noise levels in the absence of proper acoustic isolation.
Sound ratings of air terminals and equipment should be based on Noise Criteria (NC)
curves as defined in ASHRAE Guide System and Applications 1987. They should be
as follows:
- General Office Space NC35-NC40
- Private Offices NC30-NC35
Conference Room and
Executive Offices NC 25 - NC 30
Computer Equipment Rooms NC 40 - NC 45
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The exact organization of the interior design process and the working relationship
between GSA and EPA will vary with the specific project. However, all will need the
following steps:
DEVELOP SPACE REQUIREMENTS
Review Existing Situation: To develop a program of requirements, it is important to
review the existing situation. A lot is learned through observing how a specific EPA
organization operates, the station sizes used, relationships of central functions to
various divisions, etc. Further, analysis of documents such as layout plans, furniture
inventory, staffing list, environmental and adjacency problems are all important in the
development of a Program of Requirements.
Detailed Programming. The detailed requirements for additional or new space are
developed through a process called Programming. The end result of Programming is
usually a document called the 'Space Program' that contains information about the
Organization, its departments, the number of employees, sizes of workstations for
various employees, special spaces, workflow requirements, operational needs, security
needs, growth projections, organizational goals, etc. This is accomplished through
observation, study of existing documentation and interviews. The basic purpose of the
document is to provide a design team adequate information to enable them design
EPA space. See the chapter "How much space?" for general guidelines and
standards.
PREPARE PROJECT SCHEDULE
The interaction between project participants and the complex procurement process
requires development of a project schedule. A schedule establishes events, activities
and responsibilities. It creates a framework that enables project managers to monitor
the EPA, GSA, landlord and consultant activities, project start and end, when
consultants are needed, client review periods, budget planning, move and occupancy.
The schedule depends upon several project variables that need to be established up
front. For example: a) Is the space requested available in a Federal building or
requires to be leased?; b) Are the design services being provided by the landlord, GSA
or obtained by EPA?; c) Does EPA already have a contract for furniture supply or does
it need to go out on street, and whether EPA will lease furniture or buy it?
The development of a project schedule is critical in project implementation. In itself,
the schedule does not guarantee timely or successful completion but, if properly
monitored, it acts like a barometer for tracking planned progress with actual progress
and makes an effective decision-making tool.
For the EPA project manager, this tool provides a useful basis for encouraging EPA
users to make timely decisions and also helps establish and justify design fees for
various kinds of consultants.
We have provided an example of a schedule for a 50,000 sq.ft. development on the
next page.
EPA SPACE GUIDBJNES VOLUME 1
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EPA Activities
Develop Requirements - - - -1
Assemble personnel/support data
Set design policies
Record final space allocation -
Consultant Activities
Stack A Block --------
Municipal Approvals
Quantity take offs
Punch List
QSA Activities
Finalize space classification • *
1
Landlord Activities
Municipal Approvals
Pro-Schedule
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3 This time Is not required II EPA elects to go to an available Federal Facility.
-------
ESTABLISH PROJECT BUDGET
Every EPA project initiated and completed costs money. At the outset, the Agency
should ensure that estimates for renting space, design and consulting services, above
standard-cost, furniture and installation, equipment, telecommunications and
move/occupancy are established and budgeted for appropriate fiscal years. The
following macro-budget items are of importance when planning a new project:
1. Rent. This cost is established by GSA based upon the extent of Office, Special,
Storage, and Parking space leased. It is usually in dollars per occupiable square foot
and is for standard construction. The EPA Headquarters commits itself for such
payments on EPA occupancy.
2. Above-standard costs. To meet several mission-related design requirements, such
as special construction for secure areas, card key entrances, direct exhausts for print
rooms, dean power, 24-hour operation for computer rooms, uninterrupted power
supply, energy-efficient lighting and use of interior materials that are environmentally
suitable. These costs can be accurately estimated after completion of Design Intent
drawings when quantities and specifications for interior materials, such as walls, wall
coverings, lighting, electrical outlets, etc. are established, when it is possible to identify
above-standard items. However, at the planning stage, a set-aside budget of $5.00
to $10.00 per square foot, is usually sufficient.
3. Design Fee. The budget for programming, schematic design, design development,
and construction documents usually depends upon the size of the project. A budget
of $3.50 to $4.50 per square foot that includes all the above mentioned phases, as
well as construction monitoring is a good rule-of-thumb for interior design projects.
Note that a project may require EPA to budget for all or part of design services only.
EPA responsibilities must be established at the start of the project.
4. Furniture Costs. The costs for furniture, furnishing, installation and furniture design
are usually established by inviting bids from various vendors. A budget of $3,500 to
$4,000 per station for systems furniture, inclusive of support furniture such as filing,
reception and design fees is adequate. If EPA desires to re-utilize existing furniture,
the design fees need to be increased due to the time and effort of conducting a
furniture inventory and designing on that basis.
5. Voice and Data Communications. The EPA National Data Processing Division
(NDPD) has established technical standards for voice and data communications to be
used in EPA office facilities. These standards recommend specifications related to
cables, jacks, distribution system, hardware equipment, etc. In NDPD's assessment,
approximately $1,000.00 per workstation is a reasonable budget to cover costs related
to general wiring, wiring closets, phone sets etc. Beware, that in some cases GSA
pays for all or portion of telecommunication costs. Check the FPMR.
6. Equipment Costs. These are based upon actual equipment that EPA proposes to
install in its new space. This can only be developed after assessing the extent of
additional equipment the EPA needs to obtain.
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7. Move and Occupancy Costs. The move and occupancy costs are related to the
transfer of equipment, filing and personal effects from the current to the proposed
location. These vary considerably depending upon the extent of equipment, furniture
and the distance between the existing and new location. Within Washington, D.C., the
Agency budgets an estimated cost of approximately $150/person for personal effects
and equipment, assuming no furniture is to be moved. The FPMR identifies conditions
under which GSA or EPA pick the move costs.
8. Expert Consultants. Depending upon the needs and complexity of a project, the
services of expert consultants are usually required. Since such services are
associated with specific areas, it is not possible to define these needs unless the
scope of the project is established. Given the environmental focus, projects may
require review and consulting from lighting experts, IAQ experts, specialized engineers,
graphic artists, etc. Costs for these services must be estimated at the beginning of the
project.
DESIGN DEVELOPMENT
Blocking and Stacking. On completion of the detailed program and selection of space,
the design can be initiated. As a first step, the EPA components need to be placed
on each floor, representing the extent of square footage needed for major functions.
Logical placements of division and central support should determine the Block Plan.
This means that due regard should be given to functions that could be on the interior,
equal access to windows, desired adjacencies between planning units and possible
sharing of support.
In situations where EPA occupies more than a single floor of the building, a vertical
section indicating distribution and relationship among various divisions is prepared.
This is called the Stack Plan. On approval of the Block and Stack Plan by EPA, the
design process can continue.
Schematic Design. With the Block and Stack Plan as a guide, the layouts for each
floor are prepared as concepts. These concepts are based upon the space program.
EPA operational requirements, environmental requirements, base building constraints,
the building module, window wall conditions, etc. Make sure that the architects/interior
designers have field measured the space, that the plans actually reflect the
dimensions, are drawn to a scale appropriate for the size of the project and show
circulation, location of partitions, doors, cabinets, furniture, etc.
Design Intent Documents. On approval of the schematic design, the plans are further
articulated to begin defining station layouts, ceiling conditions, lighting, materials etc.
The architects and interior designers define performance specifications of drywalls,
ceilings, wall coverings, carpets, to meet the technical and performance requirements
associated with each space. Elevations, isometrics and three dimension studies are
completed.
Power requirements, exhaust requirements, mechanical ventilation for each type of
space is noted. Use of sensors and type of lighting is also defined, recognizing the
energy efficient requirements.
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STACK PLAN
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EPA SPACE GUIDELINES
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The end result of this phase should be the definition of design to a level so that
construction documents and specifications can be prepared. In an ideal situation, the
furniture system and equipment should have been identified by now so that the design
intent documents are based on actual dimensions of panels, furniture, and equipment
under consideration.
Normally, this is the stage at which GSA hands over the design to the lessor for
preparation of construction documents.
Construction Documents. Since the interior build-out often is carried out by the lessor,
the Solicitation for Offers (SFO) usually specifies construction documents as a lessor
responsibility. This enables the architectural team already familiar with the base
building systems to develop, integrate and obtain municipal approvals for the interiors.
However, the GSA/EPA responsibility does not end at design intent levels. Rather,
EPA should stay involved to ensure that the intent of the design is completely carried
out in construction documents, and professionals need to carefully monitor the layout
and construction details and the shop drawings prepared by lessor team.
EPA should obtain the final set of documents, preferably on CADO systems, for their
records.
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The selection of furniture and its procurement needs to follow the process and
products delineated in the GSA Federal Supply Schedule. There are numerous
furniture systems that are on GSA schedule. However, before going out to procure
them, Federal Agencies are expected to utilize furniture produced by UNICOR. In
situations where UNICOR is unable to supply the extent of furniture or supply it within
the period in which it is required, the GSA issues a waiver to go out in the market for
procurement.
Regardless of the furniture chosen, it is critical for EPA to select a system by the time
design intent documents commence. This is important because various systems work
on different modules, and a layout that is based on one system will require substantial
revision if another is chosen. Minor dimensional variations, when factored over an
entire floor, may end up significantly altering clearances and passage widths and
reducing the number of stations.
EPA has successfully selected systems furniture by soliciting bids on the basis of four
to five generic workstation configurations and estimated quantities. Additionally, the
bids include other services such as furniture design, the preparation of documents and
furniture installation. Based on the size of the procurement, this process has allowed
the Agency to purchase furniture at extremely attractive prices, benefiting the
Government.
The quality and style of furniture systems made by various manufacturers varies
significantly. It is in EPA's interest that selection criteria be established when soliciting
proposals. Systems manufacturers will go to great lengths to provide technical data
to win contracts. Some of the usual criteria include, but are not limited to, quality,
flexibility, safety, wire management, availability etc. (See Selecting Furniture Systems,
in this Volume). Besides these factors it is important for EPA to analyze the
environmental implications of furniture systems offered. The Indoor Air Pollution
potential due to the use of glues, fabrics and woods must be examined by testing
various system products.
VOLUME 1 EPA SPACE GUIDELINES
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The construction of the interiors is a lessor's responsibility and is supervised by
construction managers. In GSA controlled leases EPA typically has a limited role
during this phase. However, you should discuss with GSA a greater EPA participation
at this stage - in which you or your consultant architect monitors the work to protect
EPA's interest.
The installation of furniture is carried out by manufacturers vendors. Several on-site
problems do surface that need consultation with designers. EPA should make sure
that these services are included in their contracts on an as needed basis.
The Agency is responsible for moving its employees to the new location. Usually this
is done through contracting with moving companies. Such events should be used to
purge unnecessary papers, equipment and furniture.
It is important that the employees are oriented to their new offices, furniture, security
systems and the neighborhood. Recently the EPA Region 5 and Headquarters
prepared a hand-out addressing these issues.
As-built documents should be obtained and filed by EPA facilities to enable future
alterations and revisions. As EPA has started using CAOO extensively, this may be
the right media for recording.
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EPA SPACE GUIDELINES
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The development of a successful maintenance program for your space is the way
of keeping a good "quality" office environment Beyond recognizing, selecting and
installing environmentally appropriate materials, office space must also be properly
maintained if it is to remain environmentally sound. Two primary areas of concern
are adequate maintenance of the Air Handling System(s) and the choice of cleaning
materials and their use. Both issues seriously affect the long term standards of an
office's Indoor Air Quality (IAQ).
One should keep in mind that the relationships among building owners,
management, staff and occupants are important factors in decisions that affect
indoor air quality. As occupants, your primary concern is that your space be a safe,
efficient and pleasant environment in which to work. On the other hand, the building
owner's and manager's concerns are more dollar driven. It is therefore a balancing
act to satisfy the occupants' needs for a good quality space within the parameters
set by operating and maintenance budgets.
However different the objectives of the players may be, the issue of providing a
healthy indoor environment is a common concern and should be addressed. The
time to plan for good maintenance is when a Solicitation for Offers (SFO) is
prepared to acquire new space.
>
With regard to maintaining a continued high level of IAQ, the entire HVAC system
should be designed with access panels so a person inspecting the system can get
into it at key points for regular inspections and cleaning. Moisture in the HVAC
system is the major catalyst in indoor air pollution. Water is the medium in which
dangerous bacteria, mold and fungi breed. Since A/C cycles cool air and extract
moisture, the system must be kept trouble-free by eliminating all the residual
moisture it creates. A preventive maintenance program for the HVAC system should
also include:
Routine inspection and cleaning of cooling coil drain pans.
Removal of loose dust and debris that may accumulate in air-handling,
induction, and fan coil units.
Inspection and calibration of automatic temperature and other control systems
(for example, for variable air-volume systems).
Routine inspection and servicing of humidification systems that may be present
Treatment of cooling tower water with biocide, and scale and corrosion
inhibitors.
It is important that renovation projects be given as much attention as a new building.
Adjacencies, zoning, finishes, furnishings and new equipment should be evaluated
to identify any possible cause of air quality problem, and to make the necessary
changes to the mechanical equipment to handle the problem.
Ultimately the long term quality of your office depends on its maintenance.
Sufficient budget should be allocated for proper maintenance and repair of HVAC
equipment cleaning programs and chemical storage. The consequences of not
doing so can lead to poor system operations or even obsolescence. Facilities staff
should be involved in all building modifications in order to ensure that the impact of
the resulting changes to the building mechanical systems are addressed.
EPA SPACE GUIDELINES VOLUME 1
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The following short list provides a broad guideline for maintaining an office's IAQ.
Air Quality Maintenance and Operation
Establishment of cleaning schedules and mechanical schedules
Selection of cleaning chemicals
Storage of cleaning chemicals
Maintenance of equipment; filters, humidifiers
Occupancy awareness about
smoking (CO)
aerosols (fluorocarbon, vinyl chloride)
cleaning products (organic pollutants)
automobile exhaust (CO and lead)
Sampling: particulates, gases, micro-organism airflow, and percent fresh air
Replacement program that considers IAQ when selecting paint, carpet,
adhesives etc.
VOLUME 1
100 EPA SPACE GUDaWES
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Ambient Lighting. Refers to the background level of general illumination. Generally
used within the context of task\ambient lighting where task lit areas are illuminated
to a high intensity and ambient levels maintained at a low intensity. Ambient lighting
levels are often achieved through use of indirect or reflected light sources.
ASHRAE - Abbreviation for American Society of Heating Refrigeration and Air
Conditioning Engineers.
Base Building. In a leased facility, it generally refers to the portions of a building for
which the landlord has responsibility including: public lobbies; elevator, stairs; toilets
and maintenance spaces; central building heating, air conditioning, and electrical
systems; the exterior walls, windows, doors, roof and building structure. The Base
Building includes all elements of a building not the responsibility of and/or supplied
by tenant
Building Shell. The exterior walls and roof of a structure exclusive of any interior
finishes applied by the occupant. Unfinished, interior floor slabs are sometimes
referred to as being part of the as building shell.
Construction Documents. Drawings and written specifications prepared by a
licensed architect or engineer which are sufficiently detailed to provide the basis for
obtaining bids from contractors and undertaking construction.
Core. The assembled vertical circulation elevator lobbies, mechanical equipment
(air conditioning, telephone and electrical), toilet and janitorial spaces that are
centralized elements in a typical multi-story building. Core elements are generally
part of the "base building'.
Design Intent Drawings. Drawings and written specifications prepared by an
architect planner, or interior designer which are sufficiently detailed to establish
office layouts, finishes, and engineering criteria These documents are completed
prior to the preparation of construction documents.
Electro-magnetic Field. Electrical radiation often attributable to certain types of
office equipment, wiring, or related electronic components.
FOB - Abbreviation for Federal Office Building.
FPMP - Abbreviation for Federal Property Management Regulations. Regulations
established by the United States Government controlling the acquisition, occupancy,
management of federally owned, leased, or controlled space.
GSA - Abbreviation for the United States General Services Administration.
Glazed Areas. Generally refer to the portions of a wall or roof which is constructed
of glass including windows, glass block, skylights, vision panels or any glass
materials.
Green Lights Program. An existing EPA program for achieving energy efficient
lighting in the work place. Conservation strategies include: maximum use of
daylight; use of energy efficient lamps and fixtures; control of lighting based upon
occupancy.
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Gross Square Footage (FPMR Definition). "Gross, square footage means all floor
area (including all openings in floor slabs) measured to the outer surfaces of exterior
or enclosing walls, and includes all floors, mezzanines, halls, vestibules, stairwells,
servjce and equipment rooms, penthouses, enclosed passages and walks, inside
parking, finished usable space with sloping ceilings (such as attic space) having 5
feet or more headroom, and appended covered shipping or receiving platforms at
truck or railroad car height Also included in gross floor area, but calculated on one-
half of actual floor area, are covered open process, passages and walks, with
appended uncovered receiving and shipping platforms at truck or railroad car
height"
High Density File Storage. The use of any of a variety of techniques to achieve
increased file storage capacity per unit of area. Techniques include use of movable
'compact storage unite .which eliminate aisles, - mechanical systems such as
Lektreivers©, and open shelf or file storage employing increased storage height
It is cautioned ttiat these techniques may require structural reinforcement to support
floor loads generated'by increased storage capacity. (See page 51).
IAQ - Abbreviation for Indoor Air Quality. Refers to a range of issues affecting the
healthfulness of the office environment as affected by mechanical systems, finishes
'and materials, .and processes employed within the work place. >
MSDS • Abbreviation^for Material Safety Data Sheet. This document which is
prepared by manufacturers listing the ingredients/chemical composition of products.
Net Usable Space (FPMR Definition). "Means the area to be leased for occupancy
by personnel and/or equipment It is.determined as follows:
1. if space is on a single tenancy floor, compute the inside gross area by
measuring between the inside finish of the permanent exterior building walls or
from the face of ;ithe converters (pipes or other wall-hung fixtures) if the
^'_'., conyectoE,pepupies at least 50 percent of the length of exterior walls.
£!." ft the space, iscQn a multiple tenancy floor, measure from the exterior building
walls, as in (i) above, to the room side finish of fixed corridor and shaft walls
and/or the center of tenant separating partitions.
3." In all, measurements, make no deductions for columns and projections
enclosing the structural elements of the building and deduct the following from
iyi. the grpss^area Including, their enclosing walls.
Toilets and lounges
Stairwells
,,,-..-. Beyators and escalator shafts -•::. -• •
rr>v- -'•"--Bufldinij:equiprnent and service areas
,,irii ,.- Entra^c^and elevator lobbies
"'"'" - Stacks and shafts
Corridors in place or required by local codes and ordinances."
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NRC - Noise Reduction Coefficient An ASTM measure of the sound absorptive
quality of an acoustic material
STC - Sound Transmission Class. An ASTM measure of the sound transmission
qualities of a.material.
VOLUME 1, EPA SPACE GUIDELINES
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Space Categories. j~The General Services Administration defines 3 space categories
which commonly occur withih:EPA facilities.
-•: -.--' ..[ ' ..'. •' -.' • • •' '
1. Office Space. Refers to all non-specialized (see Special Space definition
below) space which is suitable for occupancy and use "as an office setting.
These spaces are generally comprised of two componeHts:
Personal Space - refers to areas that are designed to be occupied on a
continuous basis; predominantly by staff, in the performance of their
work.
Support Space -^refers to areas that provide" for; ancillary functions
including reception* conference, incidental stofeg6, Tfil^ig,"; lounge or
common facilities in a non-specialized setJtHg."*''""'1'' s* r": '
•lK. „ - •: . "I-.SK,-; K>, ,i->. *<
2. Storage Space. General purpose area, typically firijjsheld tS ; frelow office
space levels of quality, which provide space for b^ilk'stofag^ Of fiiesTbuildihg
materials, furniture, equipment and supplies.
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3. Special Space. Space that necessitates the expenditure -of ' additional''* or
varying sums to construct, maintain, and/or operate as compareo1 with the
amount spent for office and storage space. Typically the provisions of items
such as increased floor loading, enhanced mechanical systems,' power
supply, unusual materials, etc. which are over and above typical! office space
capacity or quality are designated with the special space.
Power and Signal. Refers to electrical service and telecommunications.^ Power and
signal plans denote the location and characteristics of electrical outlets, telephone
connections and data connections. (See page 13). " ' ~ ' ! ~'~~" "
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Raised Floor System. A means of readily providing : electricaff1 computer, and
telephone cable access to equipment by creation of an efevale'd:pYatfomTsupported
by pedestals above and existing or proposed floor. The platform, is most frequently
constructed of removable concrete panels and provides aispace of between 'fe and
18 inches in depth for cable distribution. ' "-1CS& 'r- '" "* =i;SW
~ '
Schematic Design. The initial phase of a design project where office layouts,
approaches to ceiling design, and use of materials and firiisffe^ii^tutiied.
;,. ,-.-«•••.-.. ifcT.'trtnte 3fu ^\^.^-: ^
Systems Furniture Workstation. An individual office cbristructed of fncfdular furniture
components and often enclosed by free-standing furniture panels between 36' -72*
in height -/n.'c«b.'-
Task Lighting. A method of energy efficient lighting desigriiCwh6r^byihe greatest
illumination is directed at the work surface. Fixtures are gene'raliy:associated with
the workstation and furniture-mounted, thereby reducing1 the aWibtTfif of -ceiling light
. . ' ,,„.-, V- *ir -a-j- • r*-
required. • :: '•••*• ' • -
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UNICOR. Furniture produced through an industries program of the United States
Federal Bureau of Prisons. ro^bsR aA SPACE GuraawES
PAGE 103
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LINEAR CONVERSION - FEET TO METERS
FEET
1
2
3
4
5
6
7
8
9
10
11
12
13
14'
15
16
17
18
19
20
21
22
23
24
25
26
27
28
29
30
31
32
33
34
35
36
37
38
39
40
41
42
43
44
45
46
47
48
49
50
METERS
0.3048
0.6096
0.9144
1.2192
1.5240
1.8288
2.1336
2.4384
2.7432
3.0480
3.3528
3.6576
3.9624
4.2672
4.5720
4.8768
5.1816
5.4864
5.7912
6.0960
6.4008
6.7056
7.0104
7.3152
7.6200
7.9248
8.2296
8.5344
8.8392
9.1440
9.4488
9.7536
10.0584
10.3632
10.6680
10.9728
11.2776
11:5824
11.8872
12.1920
12.4968
12.8016
13.1064
13.4112
13.7160
14.0208
14.3256
14.6304
14.9352
15.2400
FEET
METERS
51
52
53
54
55
56
57
58
59
60
61
62
63
64
£5
66
67
68
69
70
71
72
73
74
75
76
77
78
79
80
81
82
83
84
85
86
87
88
89
90
91
92
93
94
95
96
97
98
99
100
=
=
=
=
=
s
=
=
=
=
=
=
=
• =
=
=
=
=
=
=
=
=
=
=
=
' =
=
=
=
=
=
=
=
=
=
=
=
=
=
=
=
=
=
=
=
=
=
=
=
=
15.5448
15.8496
16.1544
16.4592
16.7640
17.0688
17.3736
17.6784
17.9832
18.2880
18.5928
18.8976
19.2024
19.5072
19.8120
20.1168
20.4216
20.7264
21.0312
21.3360
21.6408
21.9456
22.2504
22.5552
22.8600
23.1648
23.4696
23.7744
24.0792
24.3840
24.6888
24.9936
25.2984
25.6032
25.9080
26.2128
26.5176
26.8224
27.1272
27.4320
27.7368
28.0416
28.3464
28.6512
28.9560
29.2608
29.5656
29.8704
30.1752
30.4800
EPA SPACE GUIDELINES
PA3E105
-------
AREA CONVERSION - SQUARE Fl
SO. FEET SQ. METERS
20
30
40
50
60
70
0
36.^22
3^.0902
39.0193
39.9483
46v8773
41.8064
,4^:7354
43.6844
-,44.^34
45.5225
530
540
550
sect
570
580
590
600
620
630
640
650-v
660
680
690
700
710
7^0
"740
7$0
760
770
780
790
800
810
840
850
860
890
900
920
vs9|D,
940s
970
980
990
1000
SQ. METERS
46.4515
47.3805
48.3096
49.2386
53-1676
51.0967
;52.0257
52.9547
53.8837
543128
55.7418
5*.6Vp8..
57.59S9:
58.5289
59,4579
60^3870
62,2450
64.1031
65.0321
65.9611
66.8902
67!8192
68.7482
69.6773
70.6063
72.4643
73.3934
74.3224
76.1805
77^095
7^0385
78.9676
£0.8256
82.6837
83.6127
"84-5J*17
85.4708
87.^286
88.2579
89.1869
-90.1T59
91.0449
•91.9740
92.9030
EPA SPACE GUIDELINES
------- |