TheGreenBook (Office Performance Specification)
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Descripción: TheGreenBook (Office Performance Specification)...
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Emergency, Security Security and Supply DESS Division of Emergency, Management and Logistics Service Service SMLS Supply Management IMU Infrastructure Management Unit
Performance Specification for UNHCR Office Premises
UNHCR/AI/2015/3 - Annex C April 2015
COVER BACKSIDE
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IMU Performance Specification for UNHCR Office Premises Premises – – April 2015
UNHCR/AI/2015/3 – UNHCR/AI/2015/3 – Annex C
Foreword This Performance Specification is to be used by designers, as it provides a general guidance of the required performance of office premises. It is also intended to support UNHCR offices in the preparation of project specific requirements for which complete design services, including all major and minor disciplines, shall be required from specialized Architect/Engineering consultants (A/E) for the acquisition of facilities for office accommodation. It is applicable to all UNHCR office accommodation worldwide, including: a.
Leased facilities
b.
Owned facilities
c.
Facilities granted in Right of Use of Use (RoU) by other entities (e.g, local governments etc.)
And in the case of: a.
New constructions
b.
Refurbishment, and/or alteration, and/or expansion of existing of existing facilities
This document must be used in conjunction with the Design Guide for Office Premises/ The Blue Book in order to obtain standardized design packages and allow an easier review and quality control process. In the process of the acquisition of existing facilities (leases or RoU), this Performance Specification must be used as a technical Terms of Reference for the building performance, to be assessed and technically cleared by specialized A/E consultants prior to signing any agreement (leases and/or RoU). The Specification describes “performance required” as the end product or results to achieve, rather than the method to be used in achieving those results. Performance Specifications give the contractors a great deal of flexibility in selecting the most suitable “means and methods” to achieve the result. Performance Requirements generally provide for a signifi‐ cant amount of competition of competition and innovation. It shall at all times remain the A/E’s responsibility to fully investigate the needs of UNHCR of UNHCR for each specific project, the particular application and to produce designs and documentation entirely fit for purpose and in accordance with the requirements described in the Consultant’s Scope of Work of Work (SoW).
UNHCR/AI/2015/3 – UNHCR/AI/2015/3 – Annex C
IMU Performance Specification for UNHCR Office Premises Premises – – April 2015
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IMU Performance Specification for UNHCR Office Premises Premises – – April 2015
UNHCR/AI/2015/3 – UNHCR/AI/2015/3 – Annex C
Index Foreword Index 01. General Requirements 01.01 General principles and objectives 01.02 Environmental and Functional Needs 01.03 Safety 01.04 Economy 01.05 Sustainability 02. Site Requirements 02.01 Site Access 02.02 Drainage System 02.03 Sewerage System 02.04 Water Supply, Distribution and Storage System 02.05 Site Power Supply/Distribution and Lighting Systems 03. Landscaping Requirements 04. Building Requirements 05. Heating, Ventilation & Air Conditioning (HVAC) Requirements 06. Plumbing Requirements 07. Electrical Requirements 08. Security Systems Requirements 08.01 Risk Assessment 08.02 Approaches to Blast Assessment 08.03 Vehicle Access 08.04 Pedestrian Access 08.05 Site fencing 08.06 Shatter Resistant Film (SRF) 09. Special Systems Requirements 10. Fire Protection Requirements 11. LAN Requirements Attachments A List of Acronyms of Acronyms and Abbreviations B Standard Form IMU‐009 (Space Requirement Estimate – Estimate – 1 page)* C Standard Form IMU‐010 (Cost Analysis – Analysis – 4 pages)*
2 5 7 7 7 7 8 8 9 9 9 9 10 10 13 15 19 21 23 25 25 25 26 26 26 41 43 45
35 37 39
*: These attachments are available on the attached CD‐ROM.
UNHCR/AI/2015/3 – UNHCR/AI/2015/3 – Annex C
IMU Performance Specification for UNHCR Office Premises Premises – – April 2015
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IMU Performance Specification for UNHCR Office Premises Premises – – April 2015
UNHCR/AI/2015/3 – UNHCR/AI/2015/3 – Annex C
01. General Requirements. 08.01
General principles and objectives UNHCR buildings and facilities shall be designed and constructed to best meet the functional, safety, security and environmental needs of the of the programs they house.
08.02
Environmental and Functional Needs UNHCR facilities shall provide an environment in which occupants can do their work with maximum efficiency at the optimum level of comfort, taking the following factors into consideration: a.
Arrangement of Space: space relationships within buildings shall be planned to optimize the functions being performed by the occupant.
b.
Reasonable accommodation for persons with disabilities: buildings shall meet the needs of persons with disabilities including access, sufficient space and sanitary facilities. c. Lighting: Natural and artificial lighting shall be sufficient to meet requirements of the tasks performed by the occupants. d. Hygrothermal Comfort: the hygrothermal environment shall provide safe and healthy working conditions for the occupants and proper climatic conditions for the work being performed. e. Provision of flexibility and suitable control is necessary. Individual control shall be considered where appropriate. f. Acoustical Environment: new buildings and alterations shall be planned and designed to minimize noise that disturbs occupants unduly or interferes with their ability to do their work. g. An adequate level of privacy shall be provided so that occupants can perform their tasks effectively with minimum outside disturbance. h. Maintenance and Operation: designs shall be based on user needs and maintenance capabilities and shall satisfy the functional requirements for efficient operation of the of the facility. i. Materials and projects shall be durable, easily maintained, and appropriate for the intended use. j. Harmony with local environment.
08.03
Safety UNHCR facilities shall provide an environment that is safe for occupants, and that offers maximum protection during emergencies or disasters. Prior to signing any agreement for the acquisition of premises, a certificate of compliance to all minimum safety standards complying with the local safety laws, norms and standards must be obtained. In its absence, an equivalent statement shall be required from the landlord, signed by a professional A/E consultant, or obtained by UNHCR consultant A/E, with regard to: a. Hygienic Adequacy: facilities must be certified for compliance to any applicable local norms, codes and regulations (or, in their absence, to international standards).
UNHCR/AI/2015/3 – UNHCR/AI/2015/3 – Annex C
IMU Performance Specification for UNHCR Office Premises Premises – – April 2015
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b.
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c.
d.
e.
08.04
Economy a.
b. c.
08.05
Structural Adequacy: structures shall be adequate for the functions to be performed and the loads imposed by building equipment, occupants, their activities and weather conditions. Soil and other geotechnical conditions shall be carefully analyzed and resolved during the design process. Structural certifications must be required for both new constructions and alterations to existing ones. When leasing new premises, a structural certification must be required from the landlord or an engineering consultancy contract must be awarded in order to obtain it. Both existing and new facilities must be designed/assessed for the risk of earthquakes by engineering specialists. Fire Prevention: facilities must be certified for compliance to any applicable local norms, codes and regulations (or, in their absence, to international standards), and to the UN Security Management System Fire safety policy and guidelines. Natural Disasters: appropriate design criteria shall be determined for each project, based on a facility‐specific risk assessment (SRA) and an analysis of all available information on security considerations, constraints, and tenant needs. Occupational health and safety design: Design shall be the result of safety analyses and shall address unsafe conditions that cause injury, illness, or property damage.
UNHCR facilities shall be designed at the most reasonable cost in terms of combined initial and long‐term expenditures, based on best life cycle costs, without compromising other project requirements, considering the following factors: Energy Conservation. Maintenance, Operation, Repair, and Replacement Costs. Foster Maximum Competition in Bidding.
Sustainability UNHCR is committed to actively support the reduction of carbon emissions and a sustainable future. The following objectives relate to buildings: a. Reduction in energy consumption and Green‐House Gas (GHG) emissions. b. Reduction in water consumption. c. Reduction in waste production. d. Monitoring and reporting energy and electricity consumption, and related greenhouse gas emissions, for all UNHCR owned and leased facilities. e. Improved indoor environmental quality for occupants. f. Achieve LEED® minimum Gold certification at the best value. Without limiting design flexibility, the recommended approach to achieving GHG neutral construction (on new construction projects) requires optimization of the building’s energy performance. To eliminate GHG emissions from direct combustion, it is recommended that all building systems be optimized to minimize demand. Once energy consumption is minimized, a GHG neutral project may be achieved by considering low GHG emission energy sources, including low GHG emission electricity and on‐site renewable energy.
IMU Performance Specification for UNHCR Office Premises Premises – – April 2015
UNHCR/AI/2015/3 – UNHCR/AI/2015/3 – Annex C
02. Site Requirements. 02.01
Site Access A minimum of two accesses to the site are required, on two different sides, leading to two different roads, where possible. For specific requirements, refer to the local MOSS requirements and Facility assessment report which would be available from DSS. .
02.02
Drainage System The site shall include a subsurface storm drainage system, to be connected to the local public network (where available). The design for storm drainage shall be determined according to a 100‐year storm frequency. The system shall be properly coordinated with surrounding properties to insure that runoff does runoff does not cause damage or increase erosion to other properties. All runoff from adjacent properties onto the site shall be included in the storm drainage calculations. The system shall provide for the safety of occupants of occupants as well as protection of buildings, and usable lot areas from water damage, flooding and erosion. Finished floors and ceilings of all interior space shall be above flood levels resulting from a 100‐year return frequency storm. Drywells are not desired and will be permitted only on an exceptional basis, if allowed by local codes and a specific waiver must be requested from the Chief IMU. Chief IMU. Design shall avoid pounding anywhere on the site. Surface collection from roads and from unpaved areas should not be channeled in open drainage swales or ditches. Drainage swales shall not carry runoff across walks in quantities which make them undesirable to use. Walks shall not be used as drainage ways. Underground rain water drains or pipes must have concrete surroundings in dimensions and quality to support the load of traffic on site. The design and dimension of the rainwater drain must fit the local climate. The outfall of drains and sewers must start at by appropriate size of inspection of inspection chamber inside the compound to be connected to the public system. The inspection chambers must have removable lids for surveillance and inspections.
02.03
Sewerage System Where available, the sanitary sewerage system shall be connected to the public sewer. It shall be capable of collecting and removing all sewerage from the site area without creating any harmful conditions. The building’s interior sewer lines may be placed under the building, in an accessible crawl space.
UNHCR/AI/2015/3 – UNHCR/AI/2015/3 – Annex C
IMU Performance Specification for UNHCR Office Premises Premises – – April 2015
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02.04
Water Supply, Distribution and Storage System The provision of water (potable or not) shall be by connection to an existing public system in the area, if available. At the point of connection with the public network a back‐flow preventer and a meter shall be installed. Minimum requirement for water supply per day shall be sized by appropriate calculations.
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A water reservoir shall be provided if there is the risk of water shortage. The reservoir shall be capable of providing of providing a minimum 36‐hour water supply to the entire compound. Should the water tank also be used as a supply for fire water, its storage capacity shall allow, in the case of a fire and water shortage, hydrant flow duration of no less than four hours. However, a separated water distribution system for fire protection is preferred.
02.05
Site Power Supply/Distribution and Lighting Systems The building shall include an adequately sized electrical distribution system (primary and secondary) and connect to available power near or on site. The entire medium and low voltage electrical distribution system for the premises shall be connected to one single medium voltage power delivery point. An underground, radial distribution is preferred, with protection / disconnects on each major feeder system. Primary feeder cables shall be copper or aluminum and shall have all conductors insulated as indicated by the local power supply company’s standards. Service conductors shall be underground as well. Above‐ground system distribution and connection cables are not allowed. An individual main overload and ground fault protection circuit breakers and panel boards are required for all building circuits. The voltage will be determined according to local regulations. Transformers, if required, if required, shall be highly efficient, and suitable for their location. The transformer primary for current protection shall be sized in accordance with the applicable standards. The design shall insure that the estimated peak demand on each transformer does not exceed its rated capacity. A grounding system is required and shall be designed in compliance with applicable codes and standard. An exterior road and area lighting system shall be provided. Minimum lighting level for public roads and common areas shall be 22 lux (2 foot‐candles) measured at ground level. High sodium vapor lamps that are photocell activated shall be installed at all locations. Fiberglass lighting poles are required along the perimeter fence to provide lighting along the entire compound perimeter and towards the inside. Lighting shall not interfere with airport operations (refer to local airport regulations).
IMU Performance Specification for UNHCR Office Premises Premises – – April 2015
UNHCR/AI/2015/3 – UNHCR/AI/2015/3 – Annex C
The design shall include complete single line diagrams with calculations of available short circuit currents at transformers and circuit breakers, connected loads on all transformers and feeders, length and voltage drop on primary lines and secondary service laterals. An emergency backup generator, sized for the electric load for the office building and warehouse (where existent), is required, with underground connections to the building.
UNHCR/AI/2015/3 – UNHCR/AI/2015/3 – Annex C
IMU Performance Specification for UNHCR Office Premises Premises – – April 2015
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IMU Performance Specification for UNHCR Office Premises Premises – – April 2015
UNHCR/AI/2015/3 – UNHCR/AI/2015/3 – Annex C
03. Landscaping Requirements.
The landscaping design should be based on functional aspects and aesthetic considerations. It shall reflect the local landscape, with easily maintainable plants, trees, grass and landscaping materials. A sight‐screened trash collection area (minimum size to be determined on the basis of building occupancy and size) shall be provided for the installation of trash containers. An adequate number of hose of hose bibs shall be provided for cleaning purposes. A drainage connected to the public sewer shall be provided to collect cleaning water. An oil separator for pre‐ treatment of garbage of garbage cleaning water shall be provided, if required if required by local regulations. All outdoor areas shall be paved. Paving material is to be determined on the basis of the envisioned use. Based on the design and layout of the premises, where parking for staff members is available, it should be preferably located inside the compound/ fenced area, or at a minimum distance from the office building, as required by the security assessment; visitors’ parking shall be located outside the compound.
UNHCR/AI/2015/3 – UNHCR/AI/2015/3 – Annex C
IMU Performance Specification for UNHCR Office Premises Premises – – April 2015
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IMU Performance Specification for UNHCR Office Premises Premises – – April 2015
UNHCR/AI/2015/3 – UNHCR/AI/2015/3 – Annex C
04. Building Requirements. Buildings shall be designed and constructed to a good, modern standard and reflect an image of sobriety of sobriety end efficiency.. The overall exterior appearance of the facility shall match the surrounding architecture. Variations in textures and use of reveals, offsets, colors, and accents which harmonize with the surrounding environment are suggested. A minimum of two access doors are required, on two different sides of the building. In the case of a larger building, the number and size of egress ways shall be determined by A/E consultants on the basis of the of the building’s expected occupancy and fire regulations No asbestos or lead‐based materials of any of any kind shall be used in the construction. Solutions to prevent moisture condensation (insulation, ventilation, etc.) must be illustrated. The design shall take maximum advantage of natural lighting, which is required at all workstations during daytime, even though it is not required that all workstations be placed by windows. The building’s structural frame(s) should preferably be constructed from reinforced concrete or steel. Permanent foundations shall be provided. Footings and foundation walls shall be concrete. Habitable space (offices and similar) at ground floor must be on a real floor, with a naturally ventilated crawl space underneath, which shall be accessible and waterproof. Proper drainage must be provided to avoid rainwater pounding into the crawl space. The roof surface shall minimize the thermal load, and shall comply with the applicable building codes. Roof water shall be diverted away from entrances and foundations by means of gutters and downspouts. All downspouts shall be external or located in accessible shafts. They shall also be connected to the main storm drainage system, and equipped with an inspection pit. Flashings shall be non‐ferrous metals. The use of prefabricated panels for external walls is encouraged, on the understanding that they shall comply with functional requirements, with special regards to energy conservation. Glazing shall be clear, to maximize daylight, and be generally shielded from direct sunlight. For exterior finish materials, emphasis should be placed on the use of low maintenance and durable materials. A minimum 90 cm high exterior wainscoting is required as reinforcement against damages to the walls, subsequent to the intense traffic of heavy of heavy vehicles. Use of feature materials such as brick, stone, etc., for architectural variety is encouraged, if compatible with local architecture. Cement asbestos shingles or siding is not permitted. Total wall section, including framing, waterproof barrier, and exterior finish, shall satisfy design requirements for fire protection, seismic and wind resistance, as stipulated in applicable building codes.
UNHCR/AI/2015/3 – UNHCR/AI/2015/3 – Annex C
IMU Performance Specification for UNHCR Office Premises Premises – – April 2015
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A color/material schedule shall be provided, including all colors and materials proposed for the building. All paints and stains, including color pigments, shall be lead free. Suggested materials for flooring and skirting are: Page | 16
a. b. c.
Office areas: resilient vinyl tiles. Toilets & pantries: non‐slip ceramic tiling. Service areas and entrances: ceramic tiling.
Skirting in general shall be no less than 10 cm high. Partition walls can be masonry, gypsum board on metal frame or modular furniture. Material should require a minimum of maintenance and be capable of withstanding moderate physical impact for its common accepted use. Walls and partitions shall comply with the applicable fire protection regulations. Modular acoustic drop ceilings shall be provided in all areas (with the exception of warehouses), with high reflectivity of light of light and recessed grid. Walls shall provide for a sound attenuation with a minimum Sound Transmission class (STC) rating of 50dB. of 50dB. The false ceilings shall be coordinated with the services to achieve a 280 cm minimum height from the finished floor level. The office building floor shall be designed to provide the following sound transmission ratings: Airborne sound:STC – sound:STC – 52
‐
Impact or tapping:STC tapping:STC ‐ 52
Exposed walls in pantries, utility rooms, restrooms etc. shall be finished in ceramic tiles, 20 x 20 cm, up to 1.80 m minimum height. Remaining wall surfaces shall be painted with semi‐ gloss enamel paint. Internal doors and window heads shall be at least 220 cm high. Internal doors and frames shall be made of solid of solid wood and veneered plywood, obtained where possible from a certified sustainable source, with aluminum frame. Internal doors may have a vertical strip of glass, max 20cm wide. External doors shall be fitted with locks. The entire office shall be on a master key system. All locks shall have a stainless steel body with a stainless steel bolt. Door fittings will be stainless steel or aluminum. Room, pantry, toilet and fire‐doors shall have high‐quality door‐closers. Fire‐doors shall be solid core and conform to the applicable standards. Each room shall have open‐able and lockable windows. Where local market condition allows it, windows shall be made of aluminum, with thermal insulation barrier and include security grilles and locks. Glazing beads shall be external, for security in case of blast. of blast. External glazing shall be clear and double pane. Internal shall be clear or frosted, depending on functional requirements. All external glazing will be fitted with wrapped 6 mm Shatter‐Resistant Film (SRF). Internal glazing will all be fitted with wrapped 4 mm SRF. The film will be supplied by the UNHCR. It
IMU Performance Specification for UNHCR Office Premises Premises – – April 2015
UNHCR/AI/2015/3 – UNHCR/AI/2015/3 – Annex C
may be installed during construction at the builder’s care and expense, or included in a separate contract, depending on the availability of specialized of specialized installers in the local market Sun‐screens and blinds shall be installed if required by local climate conditions and will be supplied by the UN and installed during construction at the builder’s care and expense. Emergency exit signs shall be provided, combined with emergency lights where possible, to direct staff and staff and visitors safely out of the of the building in the event of a of a fire. Other, general signage will be provided and fixed by the UN. Toilets shall be easy to maintain and hygienic. WC partitions shall be best quality, prefabricated, laminate‐faced partitions. Heavy‐duty soap dispensers, shelves, electric hand‐ dryers, wall‐mounted paper towel holders and mirrors shall be provided in all toilets. Walls shall be tiled up to the level of the of the top of door of door frames. Floors shall be tiled. A fully equipped kitchen/lounge is required for facilities with an occupancy higher than 15 persons on a permanent basis. The kitchen should be equipped with furniture, shelves, stainless steel dish basins, stove, refrigerator(s) and freezer(s). The number and capacity of kitchen appliances is to be determined by designers, according to the foreseen building occupancy and with the requesting office.
UNHCR/AI/2015/3 – UNHCR/AI/2015/3 – Annex C
IMU Performance Specification for UNHCR Office Premises Premises – – April 2015
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IMU Performance Specification for UNHCR Office Premises Premises – – April 2015
UNHCR/AI/2015/3 – UNHCR/AI/2015/3 – Annex C
05. Heating, Ventilation & Air Conditioning (HVAC) Requirements. The design should utilize current theories of sustainable construction to the greatest extent possible in order to maximize natural ventilation and minimize energy required to condition spaces. Of particular Of particular importance in relation to the HVAC requirements are the location of the of the building and the specifications regarding the building envelope. The building envelope design must be integrated with the mechanical design in order to assure proper sizing of HVAC systems. For sustainable construction and design guidelines, reference should be made to methodologies under the United States Green Building Council Leadership in Energy and Environment (LEED) or the United Kingdom’s Building Research Establishment Environmental Assessment Method (BREEM). The designer shall take into account the quality and reliability of maintenance services available at the site. HVAC systems shall be controlled by an automated building control system, with thermostats and sensors for each zone. The target indoor air parameters for the office spaces are:
Relative Humidity
Temperatures (C°)
30%
23.3 – 23.3 – 26.7
40%
23.1 – 23.1 – 26.4
50%
22.8 – 22.8 – 26.1
60%
22.5 – 22.5 – 25.6
When these parameters may not be obtainable, the cooling system shall be capable of lowering the temperature by approximately 10‐22° Celsius with respect to the external air temperatures. 3
The ventilation systems shall provide a minimum outdoor air ventilation of 0.57 m /minute per person. All air intake points must be located in areas that provide the best available air quality and care must be taken to locate them away from pollutant sources or building exhausts. Windows in the working spaces shall be in any case operable for natural ventilation. The equipment should be evaluated for total life cycle cost, inclusive of maintenance, with reference to all requirements. Services are to be integrated with the ceiling and floor layouts, and will address crucial environmental conditions such as physical safety and security, air quality and acoustic quality. The HVAC system shall provide and maintain the desired conditions of temperature, humidity, indoor air quality and noise level, proper ventilation of toilets, while plant and equipment rooms shall achieve maximum efficiency for plant operation and conserve energy.
UNHCR/AI/2015/3 – UNHCR/AI/2015/3 – Annex C
IMU Performance Specification for UNHCR Office Premises Premises – – April 2015
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The system will also be complete with all necessary fire safety measures to make the building safe and hazard free. Toilets, pantries, stores, archives, janitor’s room etc. shall be provided with a mechanical exhaust system.
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The system shall comply with applicable ASHRAE norms. It shall be designed, installed and adjusted to distribute HVAC to all the rooms in the building, as well as to restrooms, lockers, storage, and showers, in proportion to the calculated heat losses of those of those spaces. Complete installation must be safe, energy‐saving efficient, and economical in operation; it shall provide an adequate quantity and a uniform distribution of HVAC of HVAC through the building. Technical description of energy saving systems must be provided, and supported by a thorough cost/benefit analysis. Restrooms, showers and lockers shall be provided with mechanical ventilation ducted to the building exterior. Venting into vented joist vented joist space or attic space is not permitted. Fans shall: a. b. c. d. e. f.
be electric powered; include infiltration seals; be wall or ceiling mounted; be of the of the centrifugal type; be sized to provide not less than 10 air changes per hour in the space to be ventilated; have a removable front grille and discharge gravity back draft damper.
Fan grilles shall be removable or hinged to allow access to fans and motors for replacement and repairs. Exhaust fans shall be complete with appropriate wall caps.
IMU Performance Specification for UNHCR Office Premises Premises – – April 2015
UNHCR/AI/2015/3 – UNHCR/AI/2015/3 – Annex C
06. Plumbing Requirements.
Plumbing shall consist of complete systems of hot and cold water supply, sanitary fixtures, vents, traps, drains, back‐venting of plumbing fixtures and connection to the sewerage system. Each water closet, urinal, sink, and shower shall have separate cut‐off valves. off valves. The plumbing system shall conform to all applicable codes and standards governing back‐ venting of plumbing of plumbing fixtures, sizing of waste, of waste, vents, drains, and water systems. The amount of supply of supply piping located under concrete slabs shall be kept at a minimum. Shock absorber units to control the water hammer shall be provided on all supply lines. Air chambers are not acceptable. Each fixture or piece of equipment requiring connections to the drainage system shall be equipped with a trap, and all fixtures shall be vented. Wet vents shall not be allowed. Surface or wall clean‐outs shall be provided for each drain. All plumbing fixtures shall be standard catalogued products of manufacturers regularly engaged in production of such of such materials or equipment, and shall be the manufacturer’s latest standard design. All piping in finished areas shall be concealed. Stops shall be provided on all water supply lines to each plumbing fixture, including showers. Fixtures and fixture trims shall be provided complete with fittings, and trim shall be chromium‐plated brass, with a polished bright. All faucets shall be single control type, with one handle regulating volume and hot/cold water mixing. Faucets shall be of the of the same design in all bathrooms. All toilets shall be with two‐flush buttons for water savings. All fixtures shall be vitreous china, cast iron or cross‐link acrylic counter type with integral oval bowl and shall have pop‐up drains. Lavatories shall be counter top rectangular minimum 20x45 cm size or oval, minimum 48x40 cm size. Shower pans shall be minimum 75x75x10 (height) cm, with 60 cm drain pipe. Shower stalls shall be of ceramic tile set in Portland cement mortar, preferably on three sides, with swinging, safety glass doors on the third side. Shower stalls shall be provided with a combination valve and a flow control device, with flow/pressure limiting devices. Minimum required hot and cold water pressure is 6 Pa. Hot water shall be supplied by a centralized hot water heater, capable of producing of producing sufficient hot water.
UNHCR/AI/2015/3 – UNHCR/AI/2015/3 – Annex C
IMU Performance Specification for UNHCR Office Premises Premises – – April 2015
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IMU Performance Specification for UNHCR Office Premises Premises – – April 2015
UNHCR/AI/2015/3 – UNHCR/AI/2015/3 – Annex C
07. Electrical requirements. Buildings shall be fitted with an effective and efficient electrical system and meet international standards, with 100% diesel generator back‐up and UPS sized for the required business continuity use. All materials shall be comparable to the best that is freely available, easy to maintain and replaceable. The electrical system shall provide and maintain desired lighting levels inside the building and outside areas, stabilized power supply to all the lighting fixtures, HVAC and plumbing equipment, raw and UPS power to all the workstations, and a safe working environment. The system shall also be complete with all necessary safety measures to make the building safe and hazard free. Lighting shall be provided in all the offices with fluorescent fixtures and PL lamp fixtures to achieve required lighting levels. No tungsten lamp fixtures shall be used. Fixtures shall be recessed non‐glare suitable for office use Lighting conditions shall be sensitively designed and efforts shall be made to admit light into the open work areas, to conserve energy and minimize the electrical load on artificial lighting. The lighting system shall provide a glare‐free environment and shall be engineered to provide some individual control at the work surfaces and offices. Luminaries shall use compact ‘warm white’ fluorescent lamps to conserve energy and reduce maintenance unless specifically requested otherwise. Emergency lighting with battery powered‐supplies shall be provided, to illuminate corridors, staircases and areas outside the buildings, as required for safe evacuation of the of the building. Dimmable/non‐dimmable lighting controls shall be provided in the training center. In addition to this, motion sensors shall be provided in offices, stores, and toilets so that if no if no person is there for a specific period of time, of time, the lights in that room turn off automatically. off automatically. Power sockets shall be provided to suit an ‘electronic office’ environment. Power shall be distributed to various load centers; separate panels shall be provided for lighting load, power outlets load and UPS outlets and be connected to floor distribution boards. The interior distribution shall be in external conduits with modular outlets. Each workstation shall be equipped with the following: a. Electrical outlets: b. Electrical outlets (UPS connected): c. Data/Communication:
2 1 2
Every 3 workstation there shall be a spare box, including: a. Electrical outlets: b. Electrical outlets (UPS connected): c. Data/Communication:
2 2 2
Electrical outlets connected to the UPS system shall be of different color, in order to be clearly identifiable.
UNHCR/AI/2015/3 – UNHCR/AI/2015/3 – Annex C
IMU Performance Specification for UNHCR Office Premises Premises – – April 2015
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The wiring for lighting fixtures and outlets shall be PVC insulated copper conductor wires in conduit. Exterior lighting shall be provided at all building entrances, switched from the security control room.
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Wall switch operated ceiling light fixtures of good office quality, and equipped with compact fluorescent lamps, rated at 2700°K shall be provided in all rooms, including corridors, sanitary (restrooms, lavatories, showers), open plan offices and common areas. Minimum lighting levels are: a. Office rooms, kitchens, computer server rooms, working group rooms, training 2 rooms and internet cafes: 500 Lux per m b. Waiting rooms, guard rooms, dressing rooms, toilets, cleaning rooms, personal rest‐ 2 and living rooms: 400 Lux per m c.
2
Warehouses and Service rooms (e.g. electrical, mechanical): 250 Lux per m
Restrooms, lavatories and shower electrical systems shall be independent from the rest of the floor and in compliance with the applicable regulations. Exit/directional signs with built‐in battery backup shall be provided at appropriate locations along escape routes. A grounding system shall be provided in accordance with ISO 3043‐1987 with latest amendments and other statutory regulations. Every power outlet, switch, lighting fixture shall be provided with insulated copper conductor of required of required size for grounding. The raceways shall not be used as a grounding conductor. Lightning protection shall be installed and will consist of copper air terminators, down conductors, copper clad steel or solid copper rods in earth pits, as applicable standards. In order to minimize energy consumption, the following is preferred:
High efficiency transformers. Power factor improvement system. Conductors with voltage drop not greater than 3%. Energy efficient motors. Electrical loads well balanced. Timers and control systems. Twilight sensors. Electronic ballasts. Occupancy sensors. Light colors for walls, floors and ceilings to increase utilization of light. of light. Daylight in transition zones. High‐pressure sodium light sources for exterior floodlighting. When incandescent lights are necessary, reflector halogen lamps. Compact fluorescent lamps. Highest cost‐effective system to provide heat, air conditioning and hot domestic water. The system shall be designed in accordance with the ASHRAE 62‐99 regulation and shall prevent condensation. Highest cost‐effective pipe insulation. Highest cost‐effective thermal insulation in compliance with ASHRAE 62‐99. Prevention of condensation. of condensation.
IMU Performance Specification for UNHCR Office Premises Premises – – April 2015
UNHCR/AI/2015/3 – UNHCR/AI/2015/3 – Annex C
08. Security Requirements. Overall security design needs to properly balance our efforts while ensuring the office and staff against staff against a a variety of variety of threats. threats. Unfortunately, the nature of constructions of constructions in most areas most areas does not allow not allow counting counting on National Building Codes. The “Blast Assessment Guidelines” Assessment Guidelines” are are intended to intended to provide provide guidelines for guidelines for the the UN agency focal focal points on the implementation of the “ Security of United Nations Premises Policy ()”. It is therefore important that the personnel implementingare comfortable with the Security Risk Assessment (SRA) methodology, is prepared to implement the Minimum Operating Security Standard (MOSS). Standard (MOSS).
Facility security survey which will be undertaken by Security Advisors or UNDSS at the outset, but it is equally important where there is a threat of explosive of explosive devices that a proper blast assessment be undertaken as additional specific measures for that property will be required which goes beyond the MOSS 08.01 Risk Assessment All disciplines related to the blast resistance design of buildings shall be closely coordinated with UNHCR Field Safety Section (FSS) at headquarters such as: a. Threat Assessment; which evaluates the likelihood of the of the threat. b. Vulnerability Assessment; which examines the vulnerability of a structure and also quantifies the threat in terms of loss. of loss. c.
Risk Analysis; which combines these two components to determine the overall consequences/impact.
The main objective of a blast strengthening project is to minimize the loss of life by reducing local structural failures, controlling flying debris, and preventing progressive collapse until the building can be evacuated. Consider the conflicts between the structural performance preferred for seismic events and that preferred for explosions (except a few similarities). The primary focus is on building shape, placement, exterior ornamentation, and the functional layout of the interior.
08.02 Approaches to Blast Assessment A harmonized approach within the UN system is required to ensure that all staff accommodated in premises in a high risk environment are protected to the same minimum accepted level in relation to the threat facing the UN. This must be applied to UN houses, multi‐agency compounds and single agency offices (in most UNHCR cases). In order to achieve a unified approach, a follow up of what the United States (UFC 4‐ 010‐10, Minimum Anti‐terrorist Standards of Buildings) and European Union (ABVERC, Analysis of Building Vulnerability in relation to terrorist attacks with Explosives and Related Countermeasures) has been conducted.
UNHCR/AI/2015/3 – UNHCR/AI/2015/3 – Annex C
IMU Performance Specification for UNHCR Office Premises Premises – – April 2015
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The primary objective is to ensure that each assessed premise meets the criteria of the of the No Tolerance for progressive building collapse and a “Medium Level of Protection” (Property preservation; temporary evacuation is likely; minor injuries but fatalities are unlikely). It is not difficult to determine the blast load data with the appropriate software (SBEDS, BlastX, WINGARD, etc.) but the resistance function of the structural members of the of the building is very difficult without a proper analysis.
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Many blast‐resistant designs require very sophisticated approaches for the analysis of building response to explosions. There are techniques for accurate assessment of blast of blast pressures and impulses in complicated environments, modeling the influence of those blast loadings on the surfaces, and structural response to those loads. However, much blast‐resistant design is performed following simplified procedures (US‐DoD 2008) that approximate actual conditions. This often is appropriate because of, and at least in part follows from, inevitable uncertainties that mask the structure’s response.
08.03 Vehicle Access Two remotely controlled, electric sliding gates are required for the vehicle exit and access lanes. Gates should preferably be operated from the guard post. Traffic bars shall be installed at each lane, and operated by proximity card readers and manually (locally and from the guard post). Lanes should preferably allow for simultaneous access and egress of two of two heavy long vehicles.
08.04 Pedestrian Access All pedestrian entrances shall be controlled by UN Security and shall provide for: a. Bullet proof ID proof ID check windows with no access from the exterior of the of the compound. b. Minimum 1 double entry turnstiles on entrance/exit of the building and 1 single exit turnstiles on exit footpaths. 1 c. Metal detector. d. X‐Ray luggage checking machine.
08.05 Site Fencing The minimum requirement for perimeter fencing is a steel net, zinc‐coated on steel zinc‐coated poles, 2 meters high, with 6 layers of open low voltage electric wires wire on top, on a reinforced concrete foundation. Specific requirements shall be issued by the local Security Officer.
08.06 Shatter Resistant Film (SRF) All external glazing will be fitted with wrapped 6 mm. Shatter‐Resistant Film (SRF). Internal glazing will all be fitted with wrapped 4 mm SRF. The film will be supplied by the UNHCR. It may be installed during construction at the builder’s care and expense, or included in a separate contract, depending on the availability of specialized of specialized installers in the local market. 1
This requirement shall be confirmed by the local Security Officer. Is this DSS or UNHCR?
IMU Performance Specification for UNHCR Office Premises Premises – – April 2015
UNHCR/AI/2015/3 – UNHCR/AI/2015/3 – Annex C
SRF is always described in terms of “mil”, which is a measurement of thickness of thickness as one‐ thousandth of an of an inch. One mil equals 25.4 microns. SRF ranges in thickness from 4‐mil (usually considered the minimum thickness) to upward of 15 of 15‐mil, and thicker. Typical film installation covers the visible portion of the interior surface of the glass all the way to the edge of the frame, but does not extend to the glass edge within the frame. The installation of SRF of SRF must be coordinated with DESS/FSS.
UNHCR/AI/2015/3 – UNHCR/AI/2015/3 – Annex C
IMU Performance Specification for UNHCR Office Premises Premises – – April 2015
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IMU Performance Specification for UNHCR Office Premises Premises – – April 2015
UNHCR/AI/2015/3 – UNHCR/AI/2015/3 – Annex C
09. Communications Requirements.
The requirements in this paragraph do not replace those to be prepared by UNHCR Communications staff. They only provide only provide for minimum operational requirements. In the case of a conflict between this Performance Specification and Communications requirements, the latter shall latter shall govern. govern.
A broadband telecommunication system is required. A centralized satellite TV antenna is required, to serve a minimum of three of three (3) television (TV) and radio sets in the building (locations to be indicated in the agreement). TV fixtures should be provided by UNHCR. Detailed specifications and dimensions of server of server rooms, communication rooms and any other specific rooms must be provided to the designers by the DIST Officer.
UNHCR/AI/2015/3 – UNHCR/AI/2015/3 – Annex C
IMU Performance Specification for UNHCR Office Premises Premises – – April 2015
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IMU Performance Specification for UNHCR Office Premises Premises – – April 2015
UNHCR/AI/2015/3 – UNHCR/AI/2015/3 – Annex C
10. Fire Protection Requirements. All UNHCR facilities must comply with the Host Nation’s regulations, norms and laws for fire for fire protection. This performance specification only provides only provides for minimum operational requirements. In the case of a of a conflict between conflict between this Performance Specification and the and the Host Nation’s Host Nation’s requirements, the latter shall latter shall govern. govern.
Intelligent fire detection and alarm systems with addressable smoke/heat detectors, bell push, hooters, fault isolating module, intelligent fire alarm panel, shall be provided. In case of fire, of fire, the detectors shall sense the fire and give an indication in the panel where the fire has taken place and at the same time an alarm shall be given in the entire building, or zone wise. Fire extinguishers shall be provided on each floor, per the selected applicable regulation, installed in wall encased cabinets. Preferably, buildings should be 100% covered by sprinklers. A water reservoir for fire protection purposes would therefore be required, sized to meet the demand for the building. The reservoir (if any) (if any) shall be located underground. The size of mechanical of mechanical equipment for fire suppression shall be determined by designers. The minimum water quantity required for fire protection shall be available at all times. For fire protection and irrigation purposes, the use of non of non‐potable water is possible. In this case, the two distribution systems shall be totally independent. Exterior faucets and fire hydrants shall be located through the site at a distance not longer than m 25.00 from each other (faucets) and m 50.00 (hydrants). Fire hydrants shall be in compliance with local standards for connection to fire protection vehicles.
UNHCR/AI/2015/3 – UNHCR/AI/2015/3 – Annex C
IMU Performance Specification for UNHCR Office Premises Premises – – April 2015
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IMU Performance Specification for UNHCR Office Premises Premises – – April 2015
UNHCR/AI/2015/3 – UNHCR/AI/2015/3 – Annex C
11. LAN Requirements
LAN connections are required as follows: a. Offices: 10 workstations each. b. Training center and internet café: 20 workstations each. Required outlet redundancy is described in paragraph 7.
UNHCR/AI/2015/3 – UNHCR/AI/2015/3 – Annex C
IMU Performance Specification for UNHCR Office Premises Premises – – April 2015
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IMU Performance Specification for UNHCR Office Premises Premises – – April 2015
UNHCR/AI/2015/3 – UNHCR/AI/2015/3 – Annex C
Attachment A
List of of acronyms acronyms & Abbreviations
A/E
ASHRAE BREEM
FSS
Architect/Engineering consultant (generally a company including all basic design disciplines). American Society of Heating, of Heating, Refrigerating and Air Conditioning Engineers. United Kingdom’s Building Research Establishment Environmental Assessment Method. UNHCR Field Safety Section.
GHG
Green‐House Gas.
IMU
UNHCR Infrastructure Management Unit.
ISO K° LAN LEED®
Lux MOSS
International Organization for Standardization. Unit of measurement of measurement for temperature. Local Area Network. Leadership in Energy and Environmental Design (consists of a of a suite of rating of rating systems for the design, construction and operation of high of high performance green buildings, homes and neighborhoods). Unit of measurement of measurement for lighting. Minimum Operating Security Standards.
Pa
Pascal.
PL
Type Compact Fluorescent light bulbs.
RoU
Right of Use of Use (used for facilities granted free of charge of charge to UNHCR by other entities, e.g. local governments).
SRF
Shatter‐Resistant Film.
SMLS SoW
Supply Management Logistics Services. Scope of Work. of Work.
SRA
Specific Risk Assessment.
STC
Sound Transmission Class.
UN
United Nations.
UNHCR UPS TV
United Nations High Commissioner for Refugees. Uninterrupted Power System. Television
UNHCR/AI/2015/3 – UNHCR/AI/2015/3 – Annex C
IMU Performance Specification for UNHCR Office Premises Premises – – April 2015
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IMU Performance Specification for UNHCR Office Premises Premises – – April 2015
UNHCR/AI/2015/3 – UNHCR/AI/2015/3 – Annex C
Attachment B Standard Form IMU‐009
Space Requirement Estimate Form
UNHCR/AI/2015/3 – UNHCR/AI/2015/3 – Annex C
IMU Performance Specification for UNHCR Office Premises Premises – – April 2015
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IMU Performance Specification for UNHCR Office Premises Premises – – April 2015
UNHCR/AI/2015/3 – UNHCR/AI/2015/3 – Annex C
Office Space Requirement Estimate Your Office's Name: Type here your office name
Space requirement estimate * Prepared by: Type here your name
Min. Req. per staff staff member member
No. of of staff staff members
Staff per Staff per grade *
On: DD/MM/YYYY
Max. Req. per staff staff member member
Sub‐totals 2
(m )
2
(m )
Sub‐totals 2
(m )
2
(m )
USG / ASG
1
23.20
23.20
39.00
39.00
D2
1
23.20
23.20
39.00
39.00
D1
1
18.20
18.20
23.20
23.20
P5
1
13.40
13.40
19.50
19.50
P4
1
9.40
9.40
11.60
11.60
P3
1
9.40
9.40
11.60
11.60
P2
1
9.40
9.40
11.60
11.60
P1
1
9.40
9.40
11.60
11.60
NOA
1
9.40
9.40
11.60
11.60
NOB
1
9.40
9.40
11.60
11.60
NOC
1
9.40
9.40
11.60
11.60
G7
1
6.50
6.50
9.40
9.40
G6
1
6.50
6.50
9.40
9.40
G5
1
6.50
6.50
9.40
9.40
G4
1
6.50
6.50
9.40
9.40
G3 (drivers)***
1
6.50
6.50
9.40
9.40
G2 (drivers)***
1
6.50
6.50
9.40
9.40
G1
1
6.50
6.50
9.40
9.40
TOTALS
17
189.30
267.70
% of Office of Office Space
Sub‐totals (Min. Req.)
Sub‐totals (Max. Req.)
Circulation
20.00%
37.86
53.54
Ancillary (meeting & oth.)
30.00%
56.79
80.31
Gross (perimetre walls****)
20.00%
37.86
53.54
321.81
455.09
Non‐Office Space **
TOTALS
AVERAGE
388.45
Notes * Space requirements calculation is based based on on the UNHCR Space Guidelines by by staff staff grade, grade, according to UN rules. ** Non‐office space space percentages percentages is calculated calculated in in accordance with the the final final report report from from the the Annual Annual Conference Conference on Property Property Management Management and Space Utilization at and Space at UN UN Secretariat Secretariat Properties Properties (INFM), held held at at UNHQ UNHQ on 9‐11 May May 2012. 2012. *** The calculation of of space space requirements requirements for for drivers drivers is based based on on employees'standard employees'standard requirements requirements as a basis to calculate both drivers and guards requirement for lockers, and guards for lockers, showers and and kitchenette, kitchenette, plus plus video surveillance control control room. room. **** Only for old for old buildingswith buildingswith bearing‐wall wall structure. structure.
SF IMU‐009
Attachment C Standard Form IMU‐010
Cost Analysis Form
UNHCR/AI/2015/3 – UNHCR/AI/2015/3 – Annex C
IMU Performance Specification for UNHCR Office Premises Premises – – April 2015
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IMU Performance Specification for UNHCR Office Premises Premises – – April 2015
UNHCR/AI/2015/3 – UNHCR/AI/2015/3 – Annex C
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