SHELL & CORE: OFFICE BUILDING Definition GSA Unit Cost Study

SHELL & CORE: OFFICE BUILDING Definition GSA Unit Cost Study

From GSA Unit Cost Study

SHELL & CORE: OFFICE BUILDING

Definition

Office Building shell and core unit costs include the building structure, envelope, vertical circulation, public spaces, physical plant support spaces, and site improvement. Specifically, the building shell and core includes the following:

ƒ Site improvement allowance adequate to comply with life safety and other zoning set-backs, including: ground cover, planting, irrigation systems, storm water handling systems, vehicle roadways, sidewalks, lighting, signage, fences, screens, and buffer zones (except structures directly related to parking and Child Care Facilities);

ƒ Base structure, including: foundation, beams, columns, floor slabs, and roof structure, that includes standard structural bay spacing and floor to floor heights required to accommodate typical 9’- 0” ceiling height offices;

ƒ Building envelope, including: insulated exterior walls, exterior glazing, and roof;

ƒ Building standard finished ceiling and ambient lighting;

ƒ Gypsum wallboard (GWB) on exterior perimeter walls and interior core walls; Common corridor stud walls including GWB on public sides;

ƒ Common areas, including: entrance vestibule, main lobby, public elevator lobby, fire egress stairways and corridors, mechanical rooms, electrical switchgear, communication equipment rooms, public and service elevator shafts, and elevator equipment rooms;

ƒ Public toilets;

ƒ Electrical and mechanical systems, including: central heating, ventilation, and air conditioning systems, chiller plant, cooling tower, emergency generator, and Building Automation System

(BAS);

ƒ Combination fire standpipe/sprinkler system and central fire alarm system;

ƒ Raised floor with under-floor distribution for mechanical air supply, electrical power, and telephone and data communications systems;

ƒ Core areas for each floor, including: potable domestic water riser, separate sanitary and storm drain systems, sanitary vent, electrical power distribution panels and circuits breakers in an electrical closet, designated connection point to the central fire alarm system, and a distribution backboard within a wire closet; All services provide for connections to horizontal extensions within the tenant demised areas;

ƒ The security level for U.S. Office buildings is Level B, with costs added as a special item for security upgrades to the appropriate level determined for the specific project.

Shell & Core Office B-1

From GSA Unit Cost Study

References and Design Standards

The unit costs incorporate the following references and design standards:

ƒ Facilities Standards for the Public Buildings Service;

ƒ International Building Code;

ƒ GSA Public Buildings Service Pricing Desk Guide, Edition No. 2.

Building Classification and Fire Resistance

Business Occupancy B2. For the purposes of this study assume:

Low-rise:

ƒ Sprinklered Type IIIA construction;

ƒ Construction 1 hr structural frame, 2 hr exterior bearing walls, 1 hr interior bearing walls, 1 hr exterior non-bearing walls, 1 hr floor construction, 1 hr roof construction;

ƒ GSA Acoustical Class C1 for enclosed offices and Class C2 for open offices.

Mid-rise:

ƒ Sprinklered Type IB construction;

ƒ Construction 2 hr structural frame, 2 hr exterior bearing walls, 2 hr interior bearing walls, 1 hr exterior non-bearing walls, 2 hr floor construction, 1 hr roof construction;

ƒ GSA Acoustical Class C1 for enclosed offices and Class C2 for open offices.

High-rise:

ƒ Sprinklered Type IB construction;

ƒ Construction 2 hr structural frame, 2 hr exterior bearing walls, 2 hr interior bearing walls, 1 hr exterior non-bearing walls, 2 hr floor construction, 1 hr roof construction;

ƒ GSA Acoustical Class C1 for enclosed offices and Class C2 for open offices.

B-2 Office Shell & Core

From GSA Unit Cost Study

Example Program

Separate programs are provided for low-rise, mid-rise, and high-rise office buildings. The low-

rise office building shell and core unit costs are based on the following representative building program.

LOW-RISE OFFICE BUILDING SHELL & CORE

Tenant Spaces

General Office

General Storage

Joint Use Retail

USF

60,474

1,920

2,714

SUBTOTAL USABLE SF

Parking

TOTAL USF

65,108

19,152

84,260

Shell & Core Office B-3

From GSA Unit Cost Study

Conststruction Area Summary

The following tables provide construction area summaries for the low-rise office building designs upon which the unit costs are based and are representative of typical office building plans.

LOW-RISE OFFICE BUILDING

BUILDING AREA

USF USF

USF

USF

Office Parking SUB- TOTAL

TENANT

SPACE

Public

Space

USF

Common

Space

USF

Wall

Thickness

USF

SUB-

TOTAL

NON-

TENANT

SPACE

GSF GSF

TOTAL

NON -

PARKING

AREAS

Inside

Parking

TOTAL

BUILDING

GROSS

AREA

FLOOR

BASEMENT

1ST FLOOR

2ND FLOOR

3RD FLOOR

20,388

22,360

22,360

19,152

19,152

20,388

22,360

22,360

0 6,948

3,742 3,360

1,600 2,640

1,600 2,640

740 7,688

840 7,942

740 4,980

740 4,980

7,688 19,152 26,840

28,330 0

27,340 27,340

27,340 27,340

TOTAL 65,108 19,152

TOTAL ROUNDED 65,100 19,200

84,260

6,942 15,588 3,060

25,590

90,698 19,152 109,850

84,300

6,900 15,600 3,100 25,600 90,700 19,200 109,900

STRUCTURAL AREA SKIN AREA

FLOOR

BASEMENT

1ST FLOOR

2ND FLOOR

3RD FLOOR

ROOF

TOTAL

TOTAL ROUNDED

SLAB ON

GRADE

OFFICE /

CR SUP.

SLAB

ROOFING TERRACE TOTAL

STRUCT.

SKIN AREA HT

EXT

PERIM

EXT

TOTAL

26,840 26,840

11,840

1,490 26,840 28,330

1ST FLOOR 18.00

840 15,120

27,340 990 28,330

2ND FLOOR 13.50

740 9,990

27,340 27,340

3RD FLOOR 13.50

740 9,990

28,330

28,300

81,520

81,500

28,330 0 138,180

2.00

SUBTOTAL

FOUNDATION

TOTAL FINISHED SKIN

740 1,480

48,420

11,840

36,580

1.25 X

EXTERIOR

TOTAL*

14,800

18,900

12,490

12,490

1,850

60,530

14,800

45,730

* 1.25 Factor to account for the articulation of the exterior wall

B-4 Office Shell & Core

From GSA Unit Cost Study

Example Plans

The following diagrams illustrate the low-rise office building designs upon which the unit costs are based and are representative of typical office building plans.

Shell & Core Office B-5

From GSA Unit Cost Study

B-6 Office Shell & Core

From GSA Unit Cost Study

Example Program

Separate programs are provided for low-rise, mid-rise, and high-rise office buildings. The mid-rise office building shell and core unit costs are based on the following representative building program.

MID-RISE OFFICE BUILDING SHELL & CORE

Tenant Spaces

General Office

General Storage

Joint Use Retail

SUBTOTAL USABLE SF

Parking

TOTAL USABLE SF

USF

175,160

8,760

12,358

196,278

13,867

210,143

Shell & Core Office B-7

From GSA Unit Cost Study

Conststruction Area Summary

The following tables provide construction area summaries for the mid-rise office building designs upon which the unit costs are based and are representative of typical office building plans.

MID-RISE OFFICE BUILDING

BUILDING AREA

USF

Office

USF

Parking

USF

SUBTOTAL

TENANT

SPACE

USF

Public

Space

USF

Common

Space

USF

Wall

Thickness

USF

SUBTOTAL

NONTENANT

SPACE

GSF

TOTAL NON -

PARKING

AREAS

GSF

Inside

Parking

TOTAL

BUILDING

GROSS AREA

FLOOR

BASEMENT

1ST FLOOR

2ND FLOOR

3RD FLOOR

4TH FLOOR

5TH FLOOR

6TH FLOOR

7TH FLOOR

8TH FLOOR

9TH FLOOR

PENTHOUSE

19,316

22,120

22,120

22,120

22,120

22,120

22,120

22,120

22,120

0

13,867

13,867

19,316

22,120

22,120

22,120

22,120

22,120

22,120

22,120

22,120

0

0 12,233 740

4,054 3,600 840

1,600 2,880 740

1,600 2,880 740

1,600 2,880 740

1,600 2,880 740

1,600 2,880 740

1,600 2,880 740

1,600 2,880 740

1,600 2,880 740

0 5,387 284

12,973

8,494

5,220

5,220

5,220

5,220

5,220

5,220

5,220

5,220

5,671

12,973 13,867 26,840

27,810 0 27,810

27,340 27,340

27,340 27,340

27,340 27,340

27,340 27,340

27,340 27,340

27,340 27,340

27,340 27,340

27,340 27,340

5,671 5,671

TOTAL

TOTAL ROUNDED

196,276

196,300

13,867

13,900

210,143

210,100

16,854 44,260 7,784

16,900 44,300 7,800

68,898

68,900

265,174 13,867

265,200 13,900

279,041

279,000

STRUCTURAL AREA

FLOOR

BASEMENT

1ST FLOOR

2ND FLOOR

3RD FLOOR

4TH FLOOR

5TH FLOOR

6TH FLOOR

7TH FLOOR

8TH FLOOR

9TH FLOOR

PENTHOUSE

PH ROOF

ROOF

SLAB ON

GRADE

OFFICE / CR

SUP. SLAB ROOFING

TOTAL

STRUCT.

1.25 X

SKIN AREA HT

EXTERIOR EXTERIOR EXTERIOR

PERIM

26,840 26,840

TOTAL TOTAL*

970

SKIN AREA

26,840 27,810

BASEMENT 16.00

27,340 470 27,810

1ST FLOOR 18.00

27,340 27,340

2ND FLOOR 13.50

27,340 27,340

3RD FLOOR 13.50

27,340 27,340

4TH FLOOR 13.50

27,340 27,340

5TH FLOOR 13.50

27,340 27,340

6TH FLOOR 13.50

27,340 27,340

7TH FLOOR 13.50

27,340

13.50

5,671 5,671

13.50

5,671

27,340

5,671

8TH FLOOR

PARAPET 2.00

740

840

740

740

740

740

740

740

740

740

740

11,840

15,120

9,990

9,990

9,990

9,990

9,990

9,990

9,990

9,990

1,480

14,800

18,900

12,490

12,490

12,490

12,490

12,490

12,490

12,490

12,490

1,850

20.00

284 5,680 7,100

TOTAL 27,810 251,231 27,810 306,851

SUBTOTAL

TOTAL FINISHED SKIN

114,040

11,840

102,200

142,570

14,800

127,770

* 1.25 Factor to account for the articulation of the exterior wall

B-8 Office Shell & Core

From GSA Unit Cost Study

Example Plans

The following diagrams illustrate the mid-rise office building designs upon which the unit costs are based and are representative of typical office building plans.

Shell & Core Office B-9

From GSA Unit Cost Study

B-10 Office Shell & Core

From GSA Unit Cost Study

Example Program

Separate programs are provided for low-rise, mid-rise, and high-rise office buildings. The high-rise office building shell and core unit costs are based on the following representative building program.

HIGH-RISE OFFICE BUILDING SHELL & CORE

Tenant Spaces

General Office

General Storage

Joint Use Retail

SUBTOTAL USABLE SF

Parking

TOTAL USABLE SF

USF

409,502

4,080

18,798

432,380

25,460

457,840

Shell & Core Office B-11

From GSA Unit Cost Study

Construction Area Summary

The following tables provide construction area summaries for the high-rise office building designs upon which the unit costs are based and are representative of typical office building plans.

HIGH-RISE OFFICE BUILDING

BUILDING AREA

USF

Office

USF

Parking

USF

SUB-

TOTAL

TENANT

SPACE

USF

Public

Space

USF

Common

Space

USF

Wall

Thickness

USF

SUB-

TOTAL

NON-

TENANT

SPACE

GSF

TOTAL

NON -

PARKING

AREAS

GSF

Inside

Parking

TOTAL

BUILDING

GROSS

AREA

FLOOR

BASEMENT 2

BASEMENT 1

1ST FLOOR

2ND FLOOR

3RD FLOOR

4TH FLOOR

5TH FLOOR

6TH FLOOR

7TH FLOOR

8TH FLOOR

9TH FLOOR

10TH FLOOR

11TH FLOOR

12TH FLOOR

13TH FLOOR

14TH FLOOR

15TH FLOOR

16TH FLOOR

17TH FLOOR

18TH FLOOR

19TH FLOOR

20TH FLOOR

PENTHOUSE

TOTAL

TOTAL ROUNDED

4,080

17,796

20,020

21,400

21,400

21,400

21,400

21,400

21,400

21,400

21,400

21,400

21,400

21,640

22,120

22,120

22,120

22,120

22,120

22,120

22,120

0

432,376

432,400

25,460

25,460

25,400

25,460

4,080

17,796

20,020

21,400

21,400

21,400

21,400

21,400

21,400

21,400

21,400

21,400

21,400

21,640

22,120

22,120

22,120

22,120

22,120

22,120

22,120

0

0 640 740 1,380

1,680 20,340

5,954 4,540

1,940 3,360 840

6,140

1,940 3,360 740

6,040

1,940 3,360 740

6,040

1,940 3,600 740

6,040

1,940 3,600 740

6,040

1,940 3,600 740

6,040

1,940 3,600 740

6,040

1,940 3,600 740

6,040

1,940 3,600 740

6,040

1,940 3,600 740

6,040

1,940 3,600

1,700 2,880

1,700 2,880

1,700 2,880

1,700 2,880

1,700 2,880

1,700 2,880

1,700 2,880

1,700 2,880

0 14,355

740

840 11,334

740

740

740

740

740

740

740

740

740

472

22,760

6,040

5,800

5,320

5,320

5,320

5,320

5,320

5,320

5,320

14,827

1,380 25,460 26,840

26,840 26,840

26,160 26,160

27,440 27,440

27,440 27,440

27,440 27,440

27,440 27,440

27,440 27,440

27,440 27,440

27,440 27,440

27,440 27,440

27,440 27,440

27,440 27,440

27,440 27,440

27,440 27,440

27,440 27,440

27,440 27,440

27,440 27,440

27,440 27,440

27,440 27,440

27,440 27,440

14,827 14,827

457,836

42,574 100,355 16,952

159,881

592,257 25,460 617,717

457,800

42,600 100,400 17,000

159,900

592,300 25,500 617,700

B-12 Office Shell & Core

From GSA Unit Cost Study

STRUCTURAL AREA SKIN AREA

SLAB

ON

GRADE

OFFICE /

CR SUP.

SLAB

ROOFING TOTAL

STRUCT.

SKIN AREA HT

FLOOR

BASEMENT 2

BASEMENT 1

1ST FLOOR

2ND FLOOR

3RD FLOOR

4TH FLOOR

5TH FLOOR

6TH FLOOR

7TH FLOOR

8TH FLOOR

9TH FLOOR

10TH FLOOR

11TH FLOOR

12TH FLOOR

13TH FLOOR

14TH FLOOR

15TH FLOOR

16TH FLOOR

17TH FLOOR

18TH FLOOR

19TH FLOOR

20TH FLOOR

PENTHOUSE

PH ROOF

ROOF

TOTAL

TOTAL ROUNDED

26,840

2,290

29,130

29,100

26,840

26,840

26,160 ATRIUM

27,440 1,690

27,440

27,440

27,440

26,840

26,840

29,130

26,160

29,130

27,440

27,440

27,440

BASEMENT 2 12.00

BASEMENT 1 16.00

1ST FLOOR

2ND FLOOR

3RD FLOOR

4TH FLOOR

5TH FLOOR

6TH FLOOR

18.00

13.50

13.50

13.50

13.50

13.50

27,440

27,440

27,440

27,440

27,440

27,440

27,440

27,440

7TH FLOOR

8TH FLOOR

13.50

13.50

9TH FLOOR 13.50

10TH FLOOR 13.50

27,440

27,440

27,440

27,440

11TH FLOOR 13.50

12TH FLOOR 13.50

13TH FLOOR 13.50

27,440

27,440

27,440

27,440

14TH FLOOR 13.50

15TH FLOOR 13.50

27,440

27,440

27,440

27,440

16TH FLOOR 13.50

17TH FLOOR 13.50

27,440

27,440

27,440

27,440

18TH FLOOR 13.50

19TH FLOOR 13.50

20TH FLOOR 14.00

27,440 27,440

27,440 27,440

14,827 14,827

20.00

14,827 14,827

PARAPET 2.00

12,613 12,513

588,587

588,600

29,130

29,100

646,847

646,800

SUBTOTAL

FOUNDATION

TOTAL FINISHED SKIN

EXTERIOR EXTERIOR EXTERIOR

PERIM TOTAL TOTAL*

740

740

840

840

740

740

740

740

740

740

740

740

740

740

740

740

740

740

740

740

740

740

740

472

8,880

11,840

15,120

11,340

9,990

9,990

9,990

9,990

9,990

9,990

9,990

9,990

9,990

9,990

9,990

9,990

9,990

9,990

9,990

9,990

9,990

10,360

1,480

9,440

237,920

20,720

217,200

1.25 X

297,445

25,900

271,545

11,100

14,800

18,900

14,175

12,490

12,490

12,490

12,490

12,490

12,490

12,490

12,490

12,490

12,490

12,490

12,490

12,490

12,490

12,490

12,490

12,490

12,950

1,850

11,800

* 1.25 Factor to account for the articulation of the exterior wall

Shell & Core Office B-13

From GSA Unit Cost Study

Example Plans

The following diagrams illustrate the high-rise office building designs upon which the unit costs are based and are representative of typical office building plans.

B-14 Office Shell & Core

From GSA Unit Cost Study

Shell & Core Office B-15

From GSA Unit Cost Study

B-16 Office Shell & Core

From GSA Unit Cost Study

Construction Criteria

The unit costs for Office Buildings are based on the construction quality and design features outlined in the following table. This information has been generally arranged in Uniformat structure. Side by side comparison is provided per item for low-rise, mid-rise, and high-rise configurations when applicable. Text that crosses two or three categories indicates uniform criteria between low-rise, mid-rise, and high-rise facility models. Items marked with a

6

indicate features required by government mandate for which there is “no market comparable.”

Category Low-rise Mid-rise High-rise

Substructure

Foundation

Standard

Foundation

„

Allowable soil bearing pressure of 2 tons/SF was assumed for spread footings; With this bearing pressure there were no feasible spread footing designs for the mid-rise and highrise buildings; Deep foundations were considered for those buildings

„

„

Reinforced concrete spread footing

Grade beam below frost line at perimeter wall

„

A 14” diameter pipe pile filled with concrete with a capacity of 150 tons was assumed for deep foundations; for this study, base cost assumed 75’- 0” depth

„

Spread footings material allowance 70

PSF concrete and 2.0

PSF reinforcing

„

1 pile per 150 SF building area

„

1 pile per 75 SF building area

Substructure

Envelope

Basement

Excavation

„

16’- 0” excavated one subgrade floor level and elevator pits

Basement

Walls

Slab on Grade

„

3000 PSI 4” concrete slab with welded wire fabric (20-25% fly ash)

„

Moisture barrier

„

Gravel base on compacted fill

„

Sealant at joints and wall junctures

„

16’- 0” (d) by 1’- 0” (w) reinforced concrete wall resting on spread footings

„

Water resistant membrane with rigid insulation, with sealant sloped at footing

„

Gravel drainage course with filter mat over 4” drainage tile

Shell

Superstructure

Structural

Frame

„

Steel is A572 grade 50

„

Insulated wide flange steel column and beam structure

„

Steel cross bracing for lateral support

6

All steel tonnages were calculated per progressive collapse requirements

„

Sprayed on fire protection insulation

6

Beam to column connections around the perimeter of the building must be moment connections capable of developing the full bending capacity of the beam

„

Steel tonnage: 6.6 PSF floors; 6.3 PSF roof; 2.2

PSF columns

„

Steel tonnage: 6.8 PSF floors; 6.6 PSF roof; 3.1

PSF columns

„

Steel tonnage: 7.1 PSF floors; 6.8 PSF roof; 5.1 PSF columns

Shell & Core Office B-17

From GSA Unit Cost Study

Category Low-rise

6

Steel tonnage: 6.8 PSF floors; 6.6 PSF roof; 2.4

PSF columns

Mid-rise

6

Steel tonnage: 7.0 PSF floors; 7.0 PSF roof; 3.4

PSF columns

„

Composite concrete (20-25% fly ash) on 20 gauge steel deck

High-rise

6

Steel tonnage: 7.3 PSF floors; 7.2 PSF roof; 5.5 PSF columns

Floor

Construction

Roof

Construction

Fire Egress

Stairs

„

Composite concrete (20-25% fly ash) on 20 gauge steel deck

„

Roof terrace pavers with waterproofing and insulation

„

Concrete filled metal pan stair tread with landings at raised floor level

Shell Exterior

Closure

Exterior Wall

„

Floor 1: stone

„

Upper Floors: precast concrete panel

„

Stone detailing at main entrance, building outside corners, cornice, and window sill/heads

„

Floors 1-2: stone

„

Upper Floors: precast concrete panel

„

Stone detailing at main entrance, building outside corners and cornices at building parapet

„

Floors 1-3: stone

„

Upper Floors: precast concrete panel

„

Stone detailing at main entrance, building outside corners and cornices at building parapet

„

3” handset stone on 8” CMU backup grouted and reinforced; 1” board-type insulation;

5

/

8

” GWB interior face on metal furring

„

Precast panels to be factory cast with special colorant additive, sandblast finish, with chamfered corners sloped sills and quick mitered joints; metal stud backup with felt layer outside and ½” GWB interior side; batt insulation with vapor barrier in metal stud cavity

„

Floor and ceiling interface to stud wall caulked and sealed with low VOC material

„

2’- 0 parapet at building set-back and roof edges

Corner Stone

„

Stone with chiseled lettering

Exterior

Glazing

Fenestration

„

40% glazing/60% skin [for all]

Curtain Wall

System

„

Aluminum framing with 3-coat baked painted finish

„

Glass to be insulated double glazed units with annealed coated low-e glass; U-factor for glazing = 0.32; shading coefficient for glazing = 0.35

„

Rail at 38” above the floor

Window System

„

Aluminum framed punched window system

„

Glass to be insulated double glazed units with annealed coated low-e glass; U-factor for glazing = 0.32; shading coefficient for glazing = 0.35

„

Sill at 30” above the floor

Exterior Doors

Entrance

Vestibule

„

Double set of automatic sliding doors including track, operator, jamb and door panels

„

Overhead concealed electrical linear operator

„

7’- 0” (w) by 7’- 0” (h)

„

Sliding panel to be aluminum frame glass panel with intermediate rail; door panel to swing out 90º for emergency egress

B-18 Office Shell & Core

From GSA Unit Cost Study

Category Low-rise Mid-rise High-rise

„

Glass to be safety tempered coated low-e glass

„

Provide keyed lock with panic release and automatic access control via card reader system

Glazed Exterior

Doors

„

Aluminum frame glass panel with intermediate rail

„

Glass to be safety tempered coated low-e glass

„

Keyed lever lockset with panic release bar on inside and automatic access control via card reader system

„

Automatic closers

Non-Glazed

Emergency

Egress Doors

„

Hollow metal 1¾” insulated 3’- 0” (w) by 7’- 0” (h)

„

16 gauge steel frame with thermal break

„

Keyed lever lockset with panic release bar on inside and automatic access control via card reader system

„

Automatic closers

Fire Doors

„

Overhead coiling fire doors

„

Concealed overhead installation

„

20 gauge metal interlocking slats

„

Nylon smoke seals

„

Visual and audio enunciator to warn of operation

Coiling

Overhead Dock

Doors

„

Concealed overhead coiling door

„

26 gauge flat metal slats

„

Motor operation

„

Bottom lock

„

Weather seals at the bottom, guides and hood

Vents and

Areaways

„

Architectural drainable steel louvers with 6” deep adjustable blades with rain gutter

Penthouse

„

No penthouse

„

Box steel louver penthouse enclosure with 6” adjustable

Enclosure

louvers

Exterior Soffit

„

Plaster on metal lath, supported on metal stud framing system

Shell Enclosure

Roof

Roof Covering

„

EPDM single ply membrane roofing system

„

Gravel ballast

Insulation

Canopies

Roof Access

„

Two layers of 2” thick closed cell polystyrene rigid insulation

„

18 gauge steel canopy with cantilever cable support struts

„

Interior permanent stair extending up from emergency egress stairs with standard exterior metal door

Smoke Hatch

„

14 gauge painted steel hatch and curb unit

Skylights for

Atria

„

Structural rafter system: coated aluminum structural welded members; double glazed insulated units with ¼” tempered low-e coated outside glass with ¼” laminated glass inside pane for safety

Shell & Core Office B-19

From GSA Unit Cost Study

Category Low-rise Mid-rise High-rise

Interior

Construction

Partitions

Entrance

Vestibule,

Public Lobby and Exit

Corridors,

Exterior of

Tenant

Demising

Partitions,

Public Toilets,

Security Office,

Vending/Conce ssion Area,

Building

Maintenance,

Loading Dock,

Mail Room

Mechanical

Room,

Electrical

Switchgear

Room,

Emergency

Generator

Room

Fire Command,

Janitor Closets,

Electrical

Closets,

Telephone

Closets, Trash

Room, General

Storage

Ventilation,

Plumbing,

Vertical

Backbone

Shafts

Emergency

Egress Stairs,

Elevator Shafts

„

Structural slab-to-slab construction of

5

/

8

” GWB on metal studs at 24” OC

„

Acoustical insulation filling the GWB wall cavity

„

Structural slab-to-slab

„

1 hr fire rated

„

55 STC

„

GWB construction, with 2 layers ½” GWB both sides on metal studs 16” OC

„

Acoustical insulation filling the wall cavity

„

Structural slab-to-slab construction of

5

/

8

” GWB both sides on metal studs at 24” OC

„

2 hr 50 STC rated Type X GWB shaft wall system, with one layer 1” on channel and one layer ½” GWB outside face

„

6” CMU with one layer ½” GWB on metal furring

B-20 Office Shell & Core

From GSA Unit Cost Study

Category

Doors

Security

Office, Fire

Command,

Janitor

Closets,

Electrical

Closets,

Telephone

Closets

Vending/

Concession

Area, Public

Toilets

Counter

Shutters at

Security Office

Low-rise Mid-rise

„

Solid core 1¾” hardwood veneer doors 3’- 0” (w) by 7’- 0” (h)

„

Doorframes will be a minimum 14 gauge metal frame construction

„

Hardware to be push plate with automatic closer

High-rise

„

Fire rated solid core 1¾” hardwood veneer doors 3’- 0” (w) by 7’- 0” (h)

„

Doorframes will be a minimum 14 gauge metal frame construction

„

Hardware to be locksets with levers

„

Key locks

„

Coiling overhead metal slat door

„

Stainless steel slats

„

Manual operations

„

Deadbolt lock

„

1” ABS plastic clad wood core double service doors 6’- 0” (w) by 7’- 0” (h)

„

250º cam hinge system

„

Acrylic view window

„

Impact plates and cart bumpers

Building

Maintenance,

Loading Dock,

Mail Room,

Trash Room, and General

Storage

Mechanical

Room,

Electrical

Switchgear

Room,

Emergency

Generator

Room,

Emergency

Egress Stair

Doors

„

Fire rated double hollow metal 1¾” doors 6’- 0” (w) by 7’- 0” (h)

„

16 gauge welded painted metal frames

„

Hardware to be locksets with levers, astragal, and coordinator

„

Key locks

„

Fire rated solid core 1¾” hardwood veneer doors 3’- 0” (w) by 7’- 0” (h)

„

16 gauge welded metal frames

„

Hardware to be panic release with levers opposite side

„

Automatic closers

Specialties

Specialties –

Handrail

Emergency

Egress Stairs

„

Welded pipe handrail

Shell & Core Office B-21

From GSA Unit Cost Study

Category

Specialties –

Toilet

Accessories

Low-rise Mid-rise

„

Stainless steel ceiling hung partitions

„

Toilet paper holder

„

Seat cover dispenser

„

Feminine napkin disposal (female toilets only)

„

Feminine napkin dispenser (female toilets only)

„

Paper towel dispenser combination waste receptacle

„

Soap dispenser

„

Mirror with stainless steel edging

„

Toilet grab bars

„

Fold down changing table for infants

High-rise

Specialties –

Fire

Extinguisher

Cabinets

Signage

Building

Directory

Great Seal

Interior

United States

Flag

Dedication

Plaque

Floor

Identification

Emergency

Egress

„

Fire extinguisher cabinets in storage rooms and equipment rooms

„

Touch screen computer monitor programmed building directory; stone veneer pedestal case

„

Cast plaster 24” diameter

„

Cantilever pole aluminum mounted

„

Manual operated

„

Bronze 4 SF plaque with raised letters

„

Dimensional stainless steel letters mounted on wall with ADAAG compliant tactile Braille stainless steel signage

„

Etched on plastic laminate signage system panel with ADAAG compliant tactile Braille stainless steel signage

Room

Identification for Major

Public Spaces

Room

Identification

Telephone

Enclosure

„

Room identification signage to be vinyl letters on plastic laminate face mounted beside the door with ADAAG compliant tactile Braille signage

„

Signage system to be building standard modular vinyl lettering on plastic laminate signage frame system, with ADAAG compliant tactile Braille vinyl signage modules

„

Steel dividers with stainless steel shelf and perforated interior face with acoustical material

Access /

Platform

Floors

Raised Floor

6

All non-core areas and core electrical, telephone, and computer LAN closets

6

Exclude core areas of public lobby, public toilets, mechanical fan rooms, janitor closets, and storage rooms

B-22 Office Shell & Core

From GSA Unit Cost Study

Category Low-rise Mid-rise High-rise

6

18” high raised floor

6

1½” thick concrete filled metal pans at 24” modules

6

Pedestal and stringer support, with intermediate support

6

UL rated conduit

6

Provide leak detection below raised floor area, one sensor per 5,000 SF

Raised Floor

Without

Services

6

18” raised floor

6

4” CMU 2’- 0” OC

6

20 gauge composite metal

6

Include public lobby, public toilets, mechanical fan rooms, janitor closets, and storage rooms

Interior

Finishes

Walls

Main Lobby,

Main Elevator

Lobby

Office Floor

Elevator

Lobby

Main Floor,

Office Floor

Public

Corridors

Public Toilets

Vending/

Concession

Area

Security

Office, Egress

Corridors

Building

Maintenance,

Loading Dock,

Mail Room,

Trash Room,

General

Storage

„

Wall surface to have 5’- 0” height stone wainscot with Type II vinyl wall covering above

„

Wall surface to have hardwood base and trim with Type II vinyl wall covering

„

Wall surface Type II vinyl wall covering and hardwood base

„

3

/

8

” textured porcelain tile base and wainscot with paint above

„

Painted with vinyl cove base

„

Painted with vinyl cove base

„

Painted with vinyl cove base and vinyl chair rail guard and vinyl corner guards

Shell & Core Office B-23

From GSA Unit Cost Study

Category

Equipment

Room,

Mechanical

Room,

Electrical

Switchgear

Room,

Emergency

Generator

Room, Fire

Command,

Janitor

Closets,

Electrical

Closets,

Telephone

Closets

Floors

Entrance

Vestibule

Low-rise Mid-rise

„

Painted with vinyl cove base and steel corner guards

High-rise

„

Entrance to have 1” terrazzo floor tile 12” by 12” with mastic base

„

Drained entrance grid with structural aluminum rails, drain pan, and carpet tread inserts of monofilament solution died nylon fusion bonded to backing

Main Lobby,

Main Elevator

Lobby

Main Floor,

Office Floor

Elevator

Lobby

Office Floor

Public

Corridors

„

Terrazzo tile

„

Terrazzo tile

„

Broadloom carpet

„

32 oz face weight

„

Yarn dyed color

„

Fourth generation nylon yarn

„

Bonded construction with cushioned back

Public Toilets

„

3

/

8

” textured porcelain tile

„

Vinyl composition tile

Vending/

Concession

Area

Security

Office, Egress

Corridors

„

Carpet tile

„

32 oz face weight

„

Yarn dyed color

„

Fourth generation nylon yarn

„

Bonded construction with cushioned back

B-24 Office Shell & Core

Category

Building

Maintenance,

Mail Room,

Trash Room,

General

Storage,

Janitor

Closets, Fire

Command

Loading Dock,

Equipment

Room,

Mechanical

Room,

Electrical

Switchgear

Room,

Emergency

Generator

Room

Electrical

Closets,

Telephone

Closets

Ceiling

Entrance

Vestibule

Main Lobby,

Main Elevator

Lobby, Office

Floor

Elevator

Lobby

Low-rise

„

Vinyl composition tile

„

Sealed concrete

„

Plaster ceiling

„

Painted GWB

Mid-rise

„

Anti-static plastic laminate raised floor panel

Office Floor

Public

Corridors

„

Suspended 24” by 24” acoustical tile ceiling

Public Toilets

„

Suspended 24” by 24” acoustical tile ceiling

„

Soffit over counter areas

Vending/

Concession

Area, Copier

Area Security

Office

„

Suspended 24” by 24” acoustical tile ceiling

„

Painted GWB soffit above equipment and counter areas

From GSA Unit Cost Study

High-rise

Shell & Core Office B-25

From GSA Unit Cost Study

Category

Egress

Corridors

Building

Maintenance

Office, Mail

Room, Fire

Command

Building

Maintenance

Shop Area,

Trash Room,

General

Storage,

Loading Dock,

Mechanical

Room,

Electrical

Switchgear

Room,

Emergency

Generator

Room, Janitor

Closets,

Electrical

Closets,

Telephone

Closets

Elevators

Public

Elevators

Service

Elevators

Escalator

Low-rise Mid-rise

„

Suspended 24” by 24” acoustical tile ceiling

„

Suspended 24” by 24” acoustical tile ceiling

„

Exposed structure above

High-rise

„

Holed hydraulic elevator

„

Geared elevator

„

„

Elevator cab allowance: $31,500/per cab (Oct ’00 dollars):

Gearless traction

„

Holed hydraulic elevator

„

Geared elevator

„

Gearless elevator

„

Elevator cab allowance: $5,000/per cab (Oct ’00 dollars)

„

No escalator

„

32” (w) step with nominal 40”

(w) escalator system serving floors one and two

„

Clear span from top to bottom

„

Three step flat transition

„

Structural glass balustrade and skirt lighting

B-26 Office Shell & Core

From GSA Unit Cost Study

Category Low-rise Mid-rise High-rise

Plumbing

Utility

Service:

Domestic

Water Supply

„

One domestic water service connecting to local utility

6

Two domestic cold water services shall be provided connecting to the public utilities in the adjacent streets

„

Domestic cold water services shall be fully metered in accordance with local requirements

„

Domestic water services shall be equipped with reduced pressure type backflow preventors located on the first level above grade

Utility

Service: Storm

Drainage and

Sewerage

Systems

Utility

Service:

Natural Gas

„

Multiple sanitary and storm water (primary and secondary) house drains services shall be provided from the building and connect to public utilities in adjacent streets

„

Provide gas service for tenant only (restaurant)

6

A natural gas service shall be extended into the building and be fully metered in accordance with local requirements

„

Shut-off valve at gas service entry point

Domestic

Cold Water

System

„

Shall be pressurized by a factory prefabricated tri-plex constant pressure pumping system

„

Building shall be divided into multiple zones with pressure reducing valves as required to maintain a maximum pressure of 50-70 PSI to any fixture

„

All domestic water connections to non-potable applications shall be provided with suitable backflow preventors

„

Provide non-freeze hydrants around the base of the building; Hydrants shall be located on each side of main entrance and spaced approximately 100’- 0” OC around building

Domestic Hot

Water System

„

Provide one electric water heater per floor; Locate the heaters adjacent to the core bathrooms

6

A multi-zone central domestic hot water distribution system with supply and recirculation piping shall be provided to serve all fixtures and equipment requiring hot water;

Recirculation shall be provided to any fixture located greater than fifty-feet from a circulated main or riser

Sanitary

Drainage

Systems

Mechanical

Room, UPS

Battery Rooms

„

All areas below grade shall be provided with duplex sewage ejector stations; Each ejector pump shall be sized for 100% capacity and be provided with emergency power

Vending /

Concession

Area

Drinking

Fountains

„

Cold water supply with shutoff at connection

„

Wall mounted fountain with chiller

Public Toilets

„

Inset counter mounted porcelain sink

„

Cold and hot water supplied by central hot water system

„

Lever faucet

„

Porcelain floor mounted flush-valve water closet

„

Floor drain with primer

„

No UPS or central batteries

6

UPS or central batteries as required by program

„

Floor drain with primer

6

Emergency eye wash and deluge shower

Shell & Core Office B-27

From GSA Unit Cost Study

Category Low-rise Mid-rise High-rise

HVAC

General

„

For unit cost purposes, the HVAC costs (cooling capacity) associated with various Office spaces (as detailed in the other space type TI sections) are carried in shell and core costs; for other space types differential HVAC costs are included in TI

„

All HVAC systems and equipment shall at minimum comply with the energy performance criteria within the “Facilities Standards for the Public Buildings Service” supporting an assigned energy performance goal

„

System and equipment selections indicated below are for the purposes of this cost study only; Alternate system and equipment options should be investigated on a specific building project for improved efficiency of operation, and enhanced life cycle economic performance

Design

Conditions and Loads

Energy Supply

„

All electric

6

Dual fuel gas/oil

6

A complete fuel oil pumping system shall be provided for the emergency generators and boilers and shall include fuel oil storage tanks, piping, valves, duplex fuel oil pump and day tank

6

Tanks to be buried underground double-walled fiberglass tanks with leak detection system

6

See Plumbing -Utility Service: Natural Gas for criteria

Heat

Generating

Systems

„

Outdoor design conditions shall be as per GSA Standards

„

Offices and related areas: Summer 74-76

o

F db/45-55% RH; Winter 70-74

o

F db/25-35%

RH, 55

o

F db (unoccupied hours)

„

Ventilation rates shall meet or exceed all required codes and standards, including ASHRAE-

62, but in no case be less than 20 CFM of outside air per occupant

„

Space-heating boilers have been sized assuming a design load of 20 Btu/h per GSF of building

„

Central cooling equipment for offices has been sized on the basis of 1 ton of refrigeration per

435 GSF of conditioned floor area for unit cost purposes; However, designers shall minimize cooling capacity to the degree possible while also satisfying all design criteria

„

Perimeter fan-powered boxes with electric heat

6

Heating system shall be hot water type generated by dual fuel boilers (natural gas and #2 fuel oil); Provide oil storage tank

6

Hot water shall be distributed to perimeter fan coil units and perimeter fan powered VAV boxes with heating coil

6

Heating water shall be distributed by two hot water pumps through two pipe reverse return system; Hot water to glycol heat exchanger with two pumps (one standby) shall be provided

6

For unit cost purposes, two space-heating boilers are assumed with each rated at approximately 67 percent of peak heating load; Boiler capacities used in this study are as follows; Capacities shown are in BHP (boiler horsepower where 1 BHP = 33,475 Btu/h)

Cooling

Generating

Systems

6

Low-rise: 2 at 35

BHP

6

Mid-rise: 2 at 115 BHP

6

High-rise: 2 at 250 BHP

6 Pumps to be horizontal split case; Provide mechanical seals for all water pumps

„

Refrigeration machines shall be electrically driven chillers

„

For unit cost purposes, and operational efficiency and flexibility, three chillers are to be provided, sized for 50%, 50%, and 20% of the peak cooling load; Chiller capacities used in this unit cost study are as follows:

„

Low-rise: 2 at 120 tons

„

Mid-rise: 2 at 240 tons

„

High-rise: 3 at 540 tons

6

Low-rise: 2 at 90 tons; 1 at 40 tons

6

Mid-rise: 2 at 330 tons;

1 at 135 tons

6

High-rise: 2 at 675 tons; 1 at

270 tons

B-28 Office Shell & Core

From GSA Unit Cost Study

Category

Pumping

Air

Distribution

System

Low-rise Mid-rise

„

Plate-and-frame heat exchanger provided for free-cooling application

„

Cooling towers shall be forced draft type steel frame, fireproof fill

High-rise

„

Only chilled water piping

6

Distribution piping shall utilize two-pipe reverse return arrangements

„

Low-rise: primary only chilled water piping and pumping arrangement

„

Mid-rise and High-rise: primary and secondary chilled water piping and pumping arrangement

„

Pumps to be horizontal split case; Provide mechanical seals for all water pumps

„

All air distributed above ceiling via ducted system; Return air ceiling plenum

Discharge

Locations

Units

Perimeter

Devices

Misc.

Materials

„

Adjustable slot diffusers on perimeter and perforated diffusers on interior

6

Raised floor areas, including office space, non-core areas–pressurized raised floor plenum air supply, with ceiling return air plenum

„

Core areas (public lobby, elevator lobby, public toilets, and utilitarian areas located on sub grade levels)—ducted ceiling air supply with adjustable slot diffusers and ceiling return air plenum

„

Provide separate AHUs for each floor

„

Maximum capacity of AHUs to be 25,000 CFM

„

The air handling system(s) will consist of variable air volume air conditioning units providing conditioned air on each floor for space cooling and ventilation; Each unit will consist of a supply air fan, filters, chilled water coil, sound attenuation and controls; Fan motors shall be driven by Variable Frequency Drives (VFD) for efficient electrical operation

„

Minimum outside air for each fan room will be supplied from a central outside air fan system which includes filters, cooling coil, heating coil, and humidifier

„

Fan-powered terminals with electric heat

6

Perimeter heating system shall be above-floor hydronic fin-tube radiation

6

Air supply terminals in perimeter zones of underfloor air supply systems shall be fanpowered (activated by manual wall switches) to provide increased air flow and better response to cooling load

6

Provide separate AHUs for each floor

„

Zones will be no more than 2,000 SF or a maximum of three enclosed offices

„

Perimeter zones will not exceed 15’- 0” from exterior wall

„

Separate zones for each elevator lobby and public lobby

„

Positively pressurized entrance vestibule

„

Ventilated mechanical rooms, elevator equipment rooms; emergency generator room ventilation

„

Air curtains at the dock entrance

„

Sheet metal work: gauges and bracing shall conform to ASHRAE and SMACNA standards

„

Pipe: chilled water, condenser water, steam and hot water piping Schedule 40 standard with steel ASTM A53 lap welded or seamless black steel

„

Valves: furnish and install all the valves necessary for the control and easy maintenance of all piping and equipment

„

Expansion loops: shall be provided for all piping systems

„

Grilles, registers, and diffusers: provide all required; raised floor areas to have low pressure high induction diffusers

Shell & Core Office B-29

From GSA Unit Cost Study

Category

Dedicated

Ventilation

System

Controls

Low-rise Mid-rise High-rise

„

Dampers: provide all dampers required for proper balancing of systems and all fire and fire/smoke dampers required by code

„

Fans: centrifugal fans shall be air foil type; Adjustable sheaves below 50 HP

„

Air filters: 25-30% efficiency prefilters and 80-85% final filters shall be provided in each air handling unit

„

Insulation for sheet metal: All medium pressure supply air ductwork from fan discharge to pressure reducing device (including flexible connections) and low-pressure ductwork shall be insulated; All supply, return, spill, outside air intake and exhaust plenums shall be insulated

„

Toilets and vending/concession areas: provide direct 100% exhaust operated by time clock or Building Automation System

„

Emergency generator vertical exhaust

„

UPS battery room to have 100% direct exhaust

6 The dedicated ventilation system shall consist of a 4,000 cfm air handling unit on each floor of the three building types (i.e., low-rise, mid-rise, and high-rise); The unit shall be in the same mechanical room as the main air handling unit, which means the mechanical room will have to be enlarged slightly

6

The unit shall include hot water preheat coil, cooling coil, and hot water reheat coil; It shall also include all DDC controls; Include ductwork to connect to under floor system; Also include ductwork to connect outside air shaft

„

Building Automation Systems: all building systems shall be monitored or controlled or interfaced through the Building Automation System (BAS); The BAS consists of an Energy

Management System (EMS), Security System, and Fire Protection System; System selection shall be expandable and allow communication with other automation systems

„

The EMS will have Central Processing Unit (CPU), monitor, local permanently mounted alphanumeric keyboard, printer, control, and feedback functions; Software programs will be used for control; All systems will be provided with redundant CPU backup

„

The EMS shall utilize Direct Digital Controls (DDC) for system control; Monitoring the systems will be accomplished with a central terminal in the BAS office

„

Alarm: the BAS system shall notify the operator of equipment failures and high/low operating conditions in all systems

„

Provide override controls for all thermostats

Fire

Protection

Service

Fire

Suppression

„

Two services connecting to public utilities in adjacent streets

„

Fully metered in accordance with local requirements

„

Equipped with reduced pressure type backflow preventors located on the first level above grade

„

Combination fire standpipe/sprinkler system throughout the building pressurized by automatic electric fire pump and jockey pump

„

Fire pump shall be supplied with normal and emergency power and an automatic transfer switch

„

Automatic wet pipe sprinkler system throughout, except areas subject to freezing where a dry pipe system shall be used

„

Recessed automatic glass bulb quick response type sprinkler heads; provide one sprinkler head for every 100 SF of finished space

„

See Specialties–Raised Floor for leak detection requirements

„

Elevator machine room, elevator shafts and electrical switchgear rooms with sprinkler systems; cooling towers with deluge type sprinkler system

B-30 Office Shell & Core

Category

Fire Alarm

System

Smoke

Evacuation

Electrical

Electrical

Service

Service and

Distribution

Equipment

Shell & Core

From GSA Unit Cost Study

Low-rise Mid-rise High-rise

„

Fire department hose valves at stairways shall consist of a hose valve within the stair and an additional valve on the corridor side of the stairwell

„

Siamese connections per code

„

Tamper switches on all fire protection control valves

„

Each sprinkler floor system connection to standpipe riser and main provided with OS&Y gate valve with tamper switch, check valve, water flow alarm, inspectors test and drain, drain with sight glass

„

Multipurpose ABC dry chemical fire extinguisher in recessed cabinets in storage rooms and equipment rooms

„

Addressable type, electronic fully supervised multiplexing type employing high frequency carrier applied to dedicated wires for the distribution of its multiplex coded signals

„

Fire safety system command center in room on lobby level with direct access for fire fighters; Room to receive local alarms; Remote annunciator panels located in security office and engineer’s control room

„

Fire protection alarm system devices shall be located in accordance with the following: manual fire alarm pull station adjacent to exit door on each floor; space smoke detectors

(analog type) in all elevator lobbies, electrical switchgear, transformer vaults, and telephone exchanges; intercom (Fire Warden) stations on each floor and in each mechanical room; duct smoke detectors (analog type) in air handling systems in excess of 2,000 CFM; water flow detectors in sprinkler piping; tamper switches on valves in sprinkler piping; automatic control (stopping) of air handling systems in response to signal from the fire protective alarm system and automatic starting of smoke exhaust and pressurization fan systems; manual control of fans from the fire command center; combination voice evacuation speaker and visual devices throughout the floors, visual signaling device (strobe) in each toilet; and elevator recall to ground floor

„

Ceiling hatches in stairwells

„

Automatic opening ventilation louvers at stairwell bases

„

System actuated ventilation fans

„

Stairwell pressurization and elevator hoistway smoke exhaust

„

Suitable for receiving secondary power at the

480

/

277

volt level from facilities provided by the utility company

„

Single supply connection main switchboards

„

All required subsidiary panelboards (power, distribution, lighting and appliance)

„

Automatic power factor correction equipment for each switchboard to maintain a 90% power factor

„

Incorporate copper busses and copper wiring throughout

„

480 volts, three phase for all motors ½ horsepower and larger

„

277 volts single phase to all fluorescent (and other discharge type lamp) lighting fixtures

„

Power conditioning and transient suppression (PCTS) devices for each main switchboard, main emergency distribution panelboard and each

120

/

208

appliance panelboard

„

Three phase dry type 115º C transformers (480-

120

/

208

) for all normal power requirements

„

Three phase dry type K-13 rated transformers (480-

120

/

208

) for all panelboards serving office automation equipment and work stations

„

120

/

208

volt appliance panelboards serving office automation (electronic) equipment shall be suitable for “harmonic rich” line to neutral loads

„

Provide driven-rod grounding system

„

Provide master labeled UL96 lightning protection system

„

Plug-in bus duct risers will be utilized for distributing normal power to each of the floors

Office B-31

From GSA Unit Cost Study

Category

Emergency

Power

Low-rise Mid-rise High-rise

Generator

Unit

„

Diesel-driven emergency generator unit with paralleling switchgears for multiple generators;

Capacities for different cores and shells as follows:

„

250 KW unit

„

400 KW unit

„

600 KW unit

„

Automatic transfer switches (by-pass isolation type) arranged to maintain the emergency power distribution system energized from the normal utility company source or the generating set

„

Remote emergency alarm panel for each generator located at the building control center

Uninterruptible Power

Systems

„

Provide separate uninterruptible power systems complete with U.P.S. modules, 30-minute battery backup, maintenance bypass switchgear and interconnecting circuitry for the following: BAS computer/data and communications; life safety (egress lighting); security systems

Electrical

Outlets

and

„

Lobby Spaces

„

Wall mounted duplex outlets every 50’- 0” OC

Provide a dedicated line duplex electrical outlet at the public lobby for metal detector and x-ray security screening equipment

„

Provide recessed duplex wall receptacle for clock in each lobby and corridor

Concession

Area

„

One quadplex counter splash mounted electrical outlet

„

One duplex wall outlet for each vending machine

„

Dedicated circuit for any appliance rated above 10 amps

Communication Closets

„

Two dedicated duplex outlets on emergency power, plus additional outlets for every 5’- 0” of wall space

„

Provide a separate 120-volt panel with master switch, and four to five 20-amp circuits should be included for each telephone and LAN system for each separate agency

Maintenance

Shop, Mail

Room

„

Provide counter plug mold strips with outlets at every 18” OC

„

Ground fault electrical duplex outlet

Lighting

Entry

Vestibule

„

Recessed down lamps with compact fluorescent lamps, one per every 10 SF

„

Metal halide uplighting

Main Elevator

Lobby, Office

Floor

Elevator

Lobby

B-32 Office Shell & Core

From GSA Unit Cost Study

Category

Tenant

Assignable

Areas, Office

Floor Public

Corridors,

Egress

Corridors

Public

„

Recessed fluorescent perimeter cove light fixture with lamp located in the soffit above the lavatory and the toilet

Concession

Area, Security

Office

„

Parabolic fluorescent 24” (w) by 48” (l) recessed ceiling fixtures with two T-8 lamps and electronic ballasts located every 80 SF (or T-5 equivalent)

„

Recessed fluorescent light fixture with lamp located in the soffit above the counter

„

Parabolic fluorescent 24” (w) by 48” (l) recessed ceiling fixtures with two T-8 lamps and electronic ballasts located every 80 SF (or T-5 equivalent)

Building

Maintenance

Office, Mail

Room, Fire

Command

„

Suspended fluorescent 24” (w) by 48” (l) ceiling fixtures with two T-8 lamps and electronic ballasts located every 80 SF (or T-5 equivalent)

Building

Maintenance

Shop Area,

Trash Room,

General

Storage,

Loading Dock,

Mechanical

Room,

Electrical

Switchgear

Room,

Emergency

Generator

Room, Janitor

Closets,

Electrical

Closets,

Telephone

Closets

Low-rise Mid-rise High-rise

„

Parabolic fluorescent 24” (w) by 48” (l) recessed ceiling fixtures with two T-8 lamps and electronic ballasts located every 80 SF (or T-5 equivalent)

Telephone and

Communication Outlets

„

Telephone connections for security screening post

„

Public pay telephone connections

„

One data connection for electronic building directory

Shell & Core Office B-33

From GSA Unit Cost Study

Category

Security

Office,

Building

Maintenance

Office, Mail

Room

Telephone

Room

Low-rise

„

Conduit for one telephone line

„

Conduit for one LAN connection

Mid-rise High-rise

Mechanical

Room

„

Four 4” conduits between floors

„

Conduit for one telephone line

„

Mounting board for telephone and LAN switch connections

„

Conduit for one telephone line

„

Conduit for one LAN connection for BAS computer

Security

Devices

General

Entry

Vestibule,

Entry Door from

Restricted

Parking, Dock

Man Door and

Cargo

Overhead

Door

„

GSA to provide exterior intrusion detection system, including CCTV cameras, door position detectors, and lock keeper detectors on all exterior doors, glass break sensors on all exterior glazing, and volumetric motion sensors outside each door; For interior security, GSA to provide as part of the building shell conduit power and mounting support for interior security devices including X-ray baggage and metal walkthrough detection systems

„

Card reader access control system

„

Intrusion detection system with door position detector, lock keeper detector, and glass break sensors

„

Intercom and duress alarm

„

Closed circuit television monitor

„

Volumetric motion sensor

Emergency

Egress Doors

Building

Perimeter

„

Intrusion detection system with door position detector and lock keeper detector

„

Glass break sensors

„

Closed circuit television monitor

„

Glass break sensor

„

Closed circuit television monitor

„

Closed circuit television monitor

„

Glass break sensor

„

Metal detector

„

X-ray baggage inspection equipment

Security

„

Monitors for intrusion detection systems, duress alarms, intercoms, closed circuit television cameras, fire alarms, and card access controls

„

X-ray package inspection system

„

Door position detector and lock keeper detectors

B-34 Office Shell & Core

From GSA Unit Cost Study

Category

Equipment

Room,

Mechanical

Room,

Electrical

Switchgear

Room,

Emergency

Generator

Room, Fire

Command

Elevator

Low-rise Mid-rise

„

Door position detector and lock keeper detector

High-rise

„

Remote floor recall override

Commercial

Equipment

Window

Washing

Equipment

„

Davit allowance $15,000 (Oct ’00 dollars)

„

Davit allowance $25,000 (Oct ’00 dollars)

„

Dock leveler, electro-hydraulic operation

Equipment

Furnishings

Casework

General

„

All millwork to be AWI custom grade plastic laminate veneer panels with solid hardwood dimensional lumber

Public

„

Cantilevered plastic laminate counter with splash

„

AWI premium grade hardwood veneer construction with transaction surface of 1¾” polished stone and worksurface of plastic laminate

Security /

Information

Desk

„

AWI custom grade hardwood veneer base and upper

„

Plastic laminate counter with splash

Concession

Area, Security

Office

„

Painted metal cabinet with plastic laminate counter

Building

Maintenance,

Mail Room

Building Site

Work

General

„

Site work allowance carried in estimate to cover such items as: roadways, walkways and plazas, vegetation, site lighting, and site utilities

„

Site allowance is based on a site area to GSF ratio of:

„

75%

„

25%

„

10%

Shell & Core Office B-35

From GSA Unit Cost Study

Category Low-rise Mid-rise High-rise

„

30’- 0” (h) aluminum pole with internal halyard and spread footing base for U.S. flag

„

Outside parking (structured and surface) is not included in site work allowances and is treated as a separate space type

B-36 Office Shell & Core

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