Farnsworth Group
Tarter Construction
American Buildings Company
Proposed Office Building Addition
July 31, 2012
FGI Project P0120871.00
American Buildings Office Addition
Design Narrative
Page | 1
7/17/2012
American Buildings Company
Proposed Office Building Addition
Design Narrative
Executive Summary
Introduction
Proposed Building Design
Exterior Enclosure
Interior Construction
Accessories
Architectural Cabinetry and Millwork
Elevator
Structural Considerations
Building Code Analysis
Plumbing Considerations
Fire Protection Considerations
Mechanical Considerations
Electrical Considerations
Schedule
Cost Opinion
American Buildings Office Addition
Design Narrative
Page | 2
7/17/2012
Executive Summary
This presentation documents preliminary conceptual design associated with development of a new 2story office addition to the existing American Building Company plant in El Paso, Illinois. This Proposal
was prepared by a collaborative team of Tarter Construction Company and Farnsworth Group, Inc. The
following are key items of note and consideration:
The proposed building addition is the size and shape of the preliminary design prepared by
American Buildings which was included with their RFP.
The building addition will be designed to current building code requirements as required by the
State of Illinois. A fire rated separation will be provided to separate the existing Factory building
so that issues associated with that building can remain separate.
The proposed building design provides an enhanced entry image to accommodate clear
wayfinding and provide an image appropriate for the building’s use as a regional center.
Proposed Building Design
The proposed building addition is two-story of 12,000 gross square feet per floor for a total of 24,000 SF.
The floor plan layout provided is a refinement of the preliminary layout provided by American Buildings.
Circulation aisles have been provided to allow convenient access to centralized toilet facilities and to
avoid excessive dead end circulation paths.
The exterior building expression has been developed to incorporate materials and systems that are part
of American Building’s typical line. The façade of the addition is treated with horizontal articulation via a
cornice (top), main body and base. The typical closed fascia design is used to create a visual cap for the
building and to screen the sloping roof structure and rooftop mounted HVAC equipment beyond.
Exterior Enclosure
Roof System
American Building’s low slope metal roof system, either installed over 1 ½” metal deck or structurally
spanning between roof purlins.
Roof insulation will be Simple Saver system, faced R13 fiberglass insulation batts draped over purlins
plus R13 unfaced fiberglass batts installed parallel to the purlins with minimum R3.5 thermal spacer
blocks placed above the roof deck and secured to purlins.
Vestibule roof system shall be single ply EPDM over rigid insulation and metal deck substrate. Provide
aluminum fascia to match curtainwall system finish.
Exterior Wall System
American Buildings Office Addition
Design Narrative
Page | 3
7/17/2012
Typical exterior wall assembly will consist of:
1.
2.
3.
4.
5.
American Building metal panel system
R5.6 continuous rigid insulation
5/8”Densglass exterior gypsum sheathing
6” metal stud framing at 16” OC
R-13 faced fiberglass batt insulation installed perpendicular and compressed between metal
wall panels and the steel framing.
6. 6 mil vapor retarder
7. 5/8” gypsum board.
Simple Savor System wall insulation system, designed to meet IEC continuous insulation requirements.
Exterior wall insulation for Metal Framed buildings in this project’s site location is required by the
International Energy Conservation Code to be: R13 + R3.8ci (R13 + continuous insulation value of R3.8
on exterior face of studs) U=0.077 + U=0.26ci.
1. This can be achieved by having R-13 batt in between the studs and 1” of polyisocyanurate insulation
on the exterior of the studs or alternative system achieving same performance.
2. 2” rigid insulation will be provided on the exterior side of foundation walls for a depth of 3’ from
floor level.
Wall panels are American Buildings Architectural “V” Rib, two colors used. The fascia panel is proposed
to be American Buildings “Stucco Choice” metal panel.
Glazing
Exterior Glazing at building entry shall be curtainwall framing, basis of design is YKK AP system, YCW
700, 2 ¼” x 7” depth, thermal clip system.
1) Glazing shall be low-E, tinted insulating units (heat strengthened) Virocon Solar Screen 2000
VE-2M.
2) Spandrel glazing shall be 1” spandrel glass, color to compliment vision glass.
3) Aluminum finish shall be clear anodized.
4) Safety glazing shall be provided at all code-required locations such as doorways, sidelights,
adjacent to walkway areas, etc.
Exterior Glazing for typical windows and employee entrance shall be storefront framing, basis of design
is YKK AP system YES 45 TU, 2” x 4 ½” depth, thermally broken system.
1) Glazing shall be low-E, tinted insulating units (heat strengthened) Virocon Solar Screen 2000 VE2M.
2) Aluminum finish shall be clear anodized.
3) Safety glazing shall be provided at all code-required locations such as doorways, sidelights,
adjacent to walkway areas, etc.
American Buildings Office Addition
Design Narrative
Page | 4
7/17/2012
Exterior Doors:
Double 3’ x 7’ wide-stile clear anodized aluminum storefront door with sidelights and transoms shall be
provided for the exterior entrance and interior vestibule doors. A wheelchair assist door operator will
be provided. Doors shall be coordinated with Curtainwall glazing system.
Staff entry door shall be aluminum and glass storefront system. A single 3’ x 7’ wide-stile clear anodized
aluminum storefront door with sidelights and transoms shall be provided for the exterior entrance. A
wheelchair assist door operator will be provided.
Typical exterior service doors shall be 3’x7’ flush, insulated steel, including appropriate exit panic device
hard ware, latch guards and non-removable pins.
Overhead door at second floor storage shall be 10’-0” wide x 8’-0” high insulated, industrial grade
overhead coiling door with motor operation and manual override. Provide vinyl strip seals.
Interior Construction
Interior partitions shall consist of 3 5/8”, 20 gage metal stud framing at 16” on center with one layer of
5/8” fire code gypsum board on each side; taped, sanded and primed.
1) Partitions shall extend full height from slab to deck at corridors, toilet rooms, mechanical rooms
and fire rated conditions.
2) Fire rated walls at incidental hazardous areas shall be 1-hour fire rated gypsum board per UL
U465.
3) Partitions shall extend one foot above ceiling height at typical conditions not listed above.
4) All interior partitions shall be filled with fiberglass sound batt insulation. Partitions that do not
extend to structure above shall have batt insulation draped over the top of the partition and
extend approximately 2’ above adjacent ceiling for sound control.
5) Occupancy separation wall between Office addition and Factory shall be 2-hour fire rated
shaftwall system per UL 415.
6) Shaft walls at Elevator hoistway and enclosed Stair shall be 6” CMU per UL U906, note that only
1-hour fire rating is required even though this system is good for up to 2 hours..
7) A metal stud and gypsum board bulkhead and acoustical enclosure shall be provided at the head
condition of the movable partition system in the conference room.
Interior Glazing:
1) Safety glazing shall be provided at all code-required locations such as doorways, sidelights,
adjacent to walkway areas, etc.
2) Fire rated glazing will be provided at vision panels and sidelights in rated installations.
Interior Finishes
Floors:
American Buildings Office Addition
Design Narrative
Page | 5
7/17/2012
Typical Floor Finish: 24”x24” carpet tile with allowance of $35 per square yard material cost. Lobbies,
Conference Rooms and Training Room to have floor patterning. Carpeting shall be installed as indicated
by interior designer.
Entrances: 24”x24” walk-off carpet tile, with allowance of $45 per square yard material cost.
Bathrooms: Vinyl Composition Tile with 6 inch rubber base, minimal patterning.
Breakroom/ Storage: Vinyl Composition Tile with rubber base.
Utility/ MEP spaces: Sealed Concrete floor finish with rubber base.
Stairs:
Enclosed: Rubber stair treads, risers and landings. 24”x24” walk-off carpet tile, with allowance of $45
per square yard material cost at first floor entrance to stairs.
Atrium Stairs: Broadloom carpet that coordinates with the carpet tile. Rubber tactile warning strip at
the top landing.
Walls:
Gypsum board partitions shall be painted and typically receive 3 coats – primer and two finish coats. All
paint shall be low VOC.
Typical: Provide acrylic latex paint, eggshell finish
Wet areas, areas with plumbing, and to receive semi-gloss finish
Gypsum board partitions shall typically receive 3 coats – primer and two
finish coats.
Conference Rooms shall receive accent paint color, as selected by interior designer.
Offices shall receive accent paint color, as selected by interior designer.
Lobbies / Breakroom shall receive VWC accent wall, allowance of $12 per linear yard, as selected by
interior designer.
Ceilings:
Typical ceiling shall be 2’ x 2’ suspended acoustical ceiling, installed at a typical height of 9’-0”.
Acoustical ceiling material shall be mineral fiber acoustical tile with a white stippled finish and minimum
¼” tegular edge.
Basis of design is by Armstrong, Tegular 2 x 2. Ceiling shall have minimum CAC rating of 40.
American Buildings Office Addition
Design Narrative
Page | 6
7/17/2012
Suspension system for acoustical ceiling shall be 15”/16” wide standard grid, white finish, complying
with applicable CISCA seismic support criteria.
Second floor open office area ceiling will be exposed roof steel and supersaver insulation which shall be
provided with dark color painted finish. Provide “cloud” acoustical tile ceiling areas over cubical areas.
Provide 2 ½” aluminum Axiom trim at edges of cloud assemblies.
Gypsum board bulkheads with painted finish will be provided at the edge conditions of the 2-story lobby
space. Ceilings within Toilet rooms shall be painted gypsum board on metal suspension system.
Interior Doors:
Typical interior doors shall be 1 ¾” thick 3’x7’ prefinished solid core birch veneer doors with knock down
steel frames and appropriate ADA compliant hardware. Typical hardware set shall include heavy duty
cylindrical office function lock set, lever trim, satin stainless steel finish. Provide UL listed components at
fire rated doors.
1) Locksets to be Schlage L-Series
2) Knurled finish is to be provided on levers for doors leading into hazardous areas.
3) Frames shall be painted in semi-gloss finish
Interior doors at high use fire rated conditions or conditions otherwise opening into the factory shall be
hollow metal.
Provide an 18” x 18” stainless steel access wall panel at plumbing walls in each Toilet room.
Provide an 18” x 18” steel access panel with painted finish at each room with a gypsum board ceiling
finish.
Accessories
Toilet Partitions shall be painted steel, floor mounted and overhead braced. Wall mounted urinal
screens shall be provided. A coat hook is required within each toilet compartment.
Toilet Accessories as listed below shall be provided for each Toilet Room:
1) ADA compliant grab bars. Note that new requirement for a 24” vertical grab bar at accessible
toilets is applicable per ADA/ABA requirements.
2) Mirror – 24”W x 36” H wheelchair mirror at each sink.
3) Mirror – 18” x 60” H full height mirror at Women’s Public Toilet rooms.
4) Toilet paper dispensers, double roll
5) Paper towel dispenser, surface mounted.
6) Soap dispenser, liquid, wall mounted.
7) Waste receptacles
Janitor Closets shall have a stainless steel combination shelf/mop holder and paper towel dispenser.
American Buildings Office Addition
Design Narrative
Page | 7
7/17/2012
Code required room identification such as Mens and Womens toilet rooms and egress signage will be
provided.
Coat hooks shall be provided on doors at offices and toilet rooms.
Room Divider Partition
Provide a room dividing sound partition as per Modernfold, single panel operable partition, series
931 for the big training room. Support beam shall be provided by American Buildings and will frame into
building support columns. Contractor is to provide and install threaded rod supports and header track
for panel system header and coordinate dimensional locations for predrilled holes by American
Buildings.
Architectural Cabinetry and Millwork:
Casework:
Casework: Typical casework is to be plastic laminate faced cabinets and countertops with solid
particle board core. Cabinets are to be full overlay style with concealed European-type hinges on
doors, HPL interior surfaces. Drawers to have side mounted drawer slides with steel ball bearings, plastic
covered wire pulls on drawers and doors. Base and wall cabinets to have adjustable shelf standards.
Countertops shall have backsplash. Cabinetry to be as by Case Systems "General Casework Series" or
equal.
Countertops: Typical countertops will be 1 1/2'' thick postformed plastic laminate countertops with
solid particle board core. Integral Backsplashes will be provided at wet areas. Transaction counters will
be solid surface material.
Countertops at toilet rooms: 1 1/2'' thick postformed plastic laminate countertops with solid marinegrade plywood core. Integral Backsplashes will be provided at wet areas.
All countertop and backsplash edges will be sealed with silicone caulk.
Elevator:
KONE Ecospace, front opening, 3500 pound, machine-room-less elevator; 2 - stop.
1.
2.
3.
4.
5.
Five foot depth elevator pit required.
7’ entrance height.
8’ cab height, LF-1 translucent ceiling panels with T5 lamps.
1 ½” round stainless steel handrails with satin finish.
Plastic laminate interior wall panel finish, satin finish stainless steel at controls.
American Buildings Office Addition
Design Narrative
Page | 8
7/17/2012
Structural Considerations
The Office Building addition will consist of a pre-engineered steel frame structure, to be designed by
American Buildings. The system will include a combination of moment resisting and braced frames
supporting joists, purlins and girts. The structure will be designed to withstand the following criteria:
Structural loads on the building shall conform with ASCE 7-05
Live loads shall be:
- Corridors above first floor: 80 PSF
- Offices: 50 PSF
- Partitions: 15 PSF
- Assembly areas: 100 PSF
- Light Storage areas: 125 PSF
- Heavy Storage areas: 250 PSF
- Stairs/Exit: 100 PSF
- Ground Snow Load: 30 PSF
- Wind: 90 mph basic wind speed, Exposure Category C, Occupancy Category III
- Seismic: Occupancy Category III, Seismic Design category B
Building Foundations
Footings will be formally designed by the Engineer using loads supplied by American Buildings and soils
design data provided by a soils engineer. For pricing purposes, assume a foundation system of standard
interior spread footings with grade beams, and frost walls at the exterior perimeter. There will be no
pad footings on the exterior. Vertical loads from the columns will be taken by a continuous 24” wide
reinforced grade beam centered on the frame bearings. Interior loads will be taken by standard shallow
spread footings. (This assumes warm weather construction where there will be no concerns with frost
during construction.) All footings will be 18” thick with #5 bars @ 12” both ways with a 24”X24”
pedestal. The first floor will consist of a 6” reinforced concrete slab on grade.
Below is a foundation schedule for interior columns
Column
B-2
C-2
D-2
E-2
F-2
G-2
G.5-2
H-2
Size
8'-6X8'-6
7'-6X7'-6
8'-0X8'-0
8'-0X8'-0
7'-0X7'-0
6'-0X6'-0
7'-0X7'-0
8'-0X8'-0
American Buildings Office Addition
Design Narrative
Page | 9
7/17/2012
Second Floor Framing
The second floor framing will be designed and provided by American Buildings. This system will consist
of concrete cast on form deck, supported by steel joists and girders. The girders will be bolted to the
main frame columns and to additional intermediate columns.
Stair
Stairs will be concrete filled metal pan type with steel channel stringers designed by the engineer and
provided by a steel fabricator. Railings will be designed in accordance with IBC and ASCE requirements
for openings and loading conditions.
Railings will be painted steel, balusters shall be perforated metal panels. Round hole, staggered hole
pattern by McNichols.
Product Line :
Perforated
Product Type :
Round Hole
Weight :
2.1 #/SF
Class :
Round Hole
Trade Name :
McNICHOLS®
Major Material :
Plain Steel
Minor Material :
HRPO
Gauge (Thickness) :
11
Hole Size :
1.0000
Hole Centers :
1.2500
Hole Pattern :
Staggered
Surface Finish :
Mill
Percent Open Area :
58
Width :
48.0000
Length (Span for Grating) :
120.0000
SKU Type :
Sheet
Margins Parallel to Length :
Min Safe Both Sides
Margins Parallel to Width :
Min Safe Both Ends
Straight Rows Parallel To :
Length
End Pattern :
Unfinished
Miscellaneous Steel
See Room Divider Partition section for notations about structural supports.
Provide and install steel framing for side jamb and vestibule header support of entry atrium curtainwall,
included cantilevered steel canopy framing for vestibule roof structure.
Building Code Analysis
American Buildings Office Addition
Design Narrative
Page | 10
7/17/2012
The Village of El Paso does not have adopted building codes. They do, however, default to codes
required by the State of Illinois. The proposed addition was analyzed for code compliance with the 2006
IBC and the 2009 International Energy Code, which is required for all commercial projects in Illinois.
Occupancy for Office Addition: B – Business (IBC 304)
Occupancy for existing factory: F-2 Factory Industrial Low Hazard (IBC 306.3)
Construction Type: IIB
Automatic Sprinkler System in new addition
Allowable area: 23,000 SF per floor per Table 503.
Proposed area: 11,000 SF per floor x 2 floors = 22,000 SF.
Occupancy Separation: 2-hour between B and F-2 occupanies (IBC Table 508.3.3)
Occupants:
Business 20,000 SF / 100 = 200 people.
Accessory Business (A3) = 2,000 SF/15 = 134 people
Shaft Enclosures: 1-hour (IBC 707.4)
Stair Enclosures: 1-hour (IBC 1020.1) but up to 50% can be open (IBC exception 8)
Energy Code
The new addition is required to meet the 2009 International Energy Conservation Code.
Energy Conservation Code for pre-engineered structures. For this climate zone (5A) a minimum of
double layer of insulation is required for the roof (R13 + R13). Walls are required to have a minimum of
R13 with an R-5.6 continuous insulation.
Accessibility
The new addition is required to meet the Illinois Accessibility Code, ANSI A117.1 and the 2010 ADA. All
doors shall be 36” wide, minimum. Door approach clearances, turning clearances and lever handle
operating hardware will be required.
American Buildings Office Addition
Design Narrative
Page | 11
7/17/2012
Plumbing Considerations:
A 2-1/2” domestic water service is anticipated to serve this addition. The plumbing subcontractor will
be responsible for determining connection point at existing service within the factory and providing the
connection. The number of plumbing fixtures to be provided in the proposed addition is determined by
the Illinois Plumbing Code.
Sanitary Waste System
The proposed addition’s sanitary waste shall be connected to a municipal sewer system. Plumbing
subcontractor will be responsible for determining the connection point and making the connection to
the existing service. The primary sanitary waste line exiting the building addition is estimated to be 4”.
PVC waste and vent piping.
Storm System
Rain water shall surface discharge via gutter and downspouts to 12” PVC subsurface drain pipe routed to
ditch at north end of property (approximately 50 feet).
Water Heaters
Domestic water heating equipment shall consist of direct vent, natural gas water heaters with glass lined
storage tank. Storage capacity is to be 50 gallons. Water will be stored at 140 degrees. Exhaust and
inlet air piping to be CPVC, sized per manufacturers’ written specifications.
Plumbing Piping Materials
Domestic water pipe inside building to be Type “L” copper with soldered fittings..
Sanitary Waste and vent below ground, within the building, to be service weight, coated and
labeled cast iron hub and spigot.
Sanitary waste and vent above ground in plenum spaces, within the building, to be service
weight, coated and labeled cast iron hub and spigot.
Sanitary waste and vent above ground, not in plenum spaces within the building, to be ASTM D2665 Schedule 40 PVC-DWV.
Gas service and vent above ground 2” and smaller to be Schedule 40 black steel.
All domestic water piping to be insulated with 1” fiberglass insulation and with PVC jacket
where piping is exposed.
All PVC piping through fire rated walls, and floors shall have intumescent collars.
Domestic hot water recirculation piping system and pump will be provided for the water heater.
Thermostatic mixing valves will be provided at the water heaters to provide tempered water
supply to fixtures.
140-degree temperature hot water will be piped to each service/mop sink location.
American Buildings Office Addition
Design Narrative
Page | 12
7/17/2012
Natural Gas
Gas will be provided to a mechanical room for the domestic water heater and heating water
boilers. Gas shall be an extension of the existing building service.
Exterior above ground gas piping shall be painted.
Fire Water Service
A 4” fire sprinkler water service is anticipated to serve this office addition. The incoming line
shall be equipped with an RPZ reduced pressure backflow preventer, with two independent
check valves, intermediate relief valve, shut-off valves, ball type test cocks and wye strainer.
Contractor shall verify existing service size and provide new service if existing is not of sufficient
capacity to serve new addition.
Sprinkler system shall be per NFPA 13. A fire pump is not anticipated but cannot be determined
prior to review of a recent flow test in the immediate area. Contractor to verify water flow and
pressures with Village of El Paso.
Mechanical Considerations
Rooftop mounted packaged outdoor air handling units comprised of a supply blower, DX
refrigerant cooling coil, modulating hot gas reheat, scroll refrigerant compressors, vertical inlet
and discharge, 100% economizer and return/relief air blower. Both supply and return air
blowers shall be equipped with variable speed drives.
Two such rooftop units will be provided.
RTU serving first floor shall have a cooling capacity of 25 tons at approximately 10,000 CFM and
RTU serving second floor shall have a cooling capacity of 35 tons at approximately 14,000 CFM.
A minimum quantity of fresh outdoor air equal to 15% of the total supply air shall be introduced
to the building inhabitants when the system is in occupied mode of operation.
RTU’s shall be supplied with sound attenuating/isolation type roof curbs.
VAV AIR TERMINALS
Variable volume air terminals equipped with hydronic heat/reheat coils and sound attenuation
shall be employed to create numerous thermostatic zones throughout the facility. VAV
terminals shall be equivalent to Titus DESV.
Approximately 9 VAV terminals shall be associated with each air handling unit. Estimated
combined heating capacity of 720 MBH at 72.0 GPM of hot water.
HOT WATER DISTRIBUTION PUMPS
American Buildings Office Addition
Design Narrative
Page | 13
7/17/2012
Two base-mounted centrifugal pumps equipped with variable speed drives located in the
mechanical room. One pump shall be stand-by. Approximate capacity 80 GPM. Pumps shall be
equivalent to Bell & Gossett series 1510.
HOT WATER BOILERS
Two high-efficiency condensing boilers located in the mechanical room. Units shall be equipped
with fully modulating burner and be capable of direct venting to the atmosphere. Boilers shall
be equivalent to Aerco Modulex MLX-454, 454 MBH condensing boilers.
EXHAUST FANS
Power roof ventilators shall be interlocked with their associated air-handling unit to ventilate
such spaces as toilet rooms, janitor closets, etc. These fans shall be belt-driven, and include
motorized dampers and roof curbs. Approximately 6% of the total supply airflow from each airhandling unit shall be directly exhausted to the atmosphere.
AIR DISTRIBUTION SYSTEM
Supply, return, and exhaust air shall be fully ducted using rigid sheet metal ductwork. Flexible
ductwork may be used for branch connections to supply diffusers in accessible ceilings.
Maximum length of flexible ductwork shall be 3’-0”. Supply and return air ductwork shall be
insulated with 1.5” glass fiber ductwrap where concealed above ceilings and in chases.
HEATING HOT WATER DISTRIBUTION SYSTEM
Heating hot water system shall be composed of variable speed distribution pumps as described
previously, inline air separator, bladder type expansion tank, and chemical treatment shot
feeder. Piping shall be either steel or copper with soldered, or threaded fittings. Insulation shall
be 1.5” glass fiber preformed pipe insulation with all service jacket. Combination of 3-way and
2-way valves shall be employed at the VAV terminal reheat coils.
CONTROL SYSTEM
Direct Digital Control (DDC) system shall be installed. The preferred control system shall be of
same manufacture as the packaged rooftop units.
ELECTRICAL CONSIDERATIONS
POWER
The electrical service shall be provided from the existing facility. The service to the two story,
24,000 S.F. building will be 800 Amps, 277/480 volt, 3 phase, 4 wire with a main electronic
circuit breaker.
American Buildings Office Addition
Design Narrative
Page | 14
7/17/2012
Distribution will be from circuit breakers at 277/480 volt located at main service entrance to
feed panels in remote locations. Remote electrical rooms shall be provided with 277/480 volt
panels and 120/208 volt panels. The 120/208 volt panels shall be fed via local step down
transformers.
EMERGENCY POWER TO REQUIRED SYSTEMS
Emergency egress lighting and the fire alarm system shall utilize battery source back-up to be
compliant with NFPA 72 and 101 codes.
BRANCH CIRCUITING
The branch circuiting will be installed in EMT conduit with all steel compression connectors,
setscrew connectors will not be allowed. Minimum power wiring will be number 12 THHN. All
power conduit runs will have a separate green ground conductor. MC cable will be allowed for
final connections 6’-0” or less, and in hollow walls. Power feeders above 2 inch shall be in EMT
with steel compression connectors. The receptacles will be specification grade devices or
approved equals. GFI receptacles will be push to test type. All Exterior Weatherproof
receptacles will be GFI type with "IN USE" hinged covers. All GFI type receptacles shall comply
with UL943.
Open office space desks shall utilize furniture partitions being fed via wall (where available) or
steel power/data poles out in the open.
EXTERIOR LIGHTING
Exterior building mounted lighting will be provided to illuminate entrances and walkways.
Lighting design will be designed to comply with 2009 International Energy Conservation Code
(IECC) and Illumination Engineering Society of North America recommendations (IESNA).
Design will be based upon wall pack fixtures with sharp cut-off angles and dark sky
capabilities.
INTERIOR LIGHTING
Lighting design will be per IESNA Handbook and 2009 International Energy Conservation Code
(IECC). Private office areas and conference rooms shall be provided with lay-in 2’-0” x 4’-0” or
2’-0” x 2’-0” direct volumetric fluorescent light fixtures, utilizing T5 fluorescent lamps. Open
office areas shall be provided with lay-in 2’-0” x 4’-0” or 2’-0” x 2’-0” direct volumetric
fluorescent light fixtures, utilizing T5 fluorescent lamps. Utility spaces shall be lighted with T5
fluorescent strip lights. Exit lights will be polycarbonate white in utilitarian areas and Edge-Lit
style in public areas, both with Red LED letters. Designated lights will be battery backed-up to
provide emergency egress lighting.
LIGHTING CONTROLS
American Buildings Office Addition
Design Narrative
Page | 15
7/17/2012
Private office, conference and utility space lighting shall be controlled by occupancy sensors in
areas required by IECC. Sensors shall be dual-technology (infrared and ultrasonic) suitable for
the configuration and type of space. No more than 1,000 square feet of open office space area
shall be controlled by a single occupancy sensor. All sensors shall be capable of being overridden
by manual switches. Low voltage lighting control panels will be provided for open office areas,
corridor lights, lobby areas and areas not controlled by occupancy sensors. All interior lighting
shall be automatically controlled to turn off during non-business hours. Manual overrides will
be provided for after-hours use. Exterior lighting shall be controlled by both photoelectric
sensor(s) as well as time clock(s).
VOICE AND DATA SYSTEM
A main communication room shall be served with raceways to the service provider’s point of
service. The main communication room (MCR) shall have a fully functional telephone service
backboard. All wiring shall be routed back to the MCR.
The voice and data structured cabling system shall be Category 6 cable and Category 6
termination hardware. Three Category 6 cables will be provided in each room receiving
communications wiring. Minimum of three drops installed per desk location with Cat 6 cables
terminated into patch panels.
All wire and cabling shall be installed in drop ceiling using cable hangers and a wire basket cable
tray. One 1” conduit will be installed to the cable tray for wall outlets. In hard ceiling areas, a
raceway system, which may consist of a mixture of conduits and enclosed cable trays, is
required.
FIRE ALARM SYSTEM
A fire alarm and detection system will be provided and installed as required by NFPA 101, with
installation, maintenance, operation, testing, and equipment conforming to NFPA 72 and any
applicable local building codes and ordinances. Written certification of testing and maintenance will
be provided. Both audible and visual alarms will be provided as required by ADAAG. Audible and
visual alarms will be synchronized. The fire alarm system wiring and equipment will be electrically
supervised and automatically notify the local fire department or approved central station per NFPA 72.
Emergency power will be provided for the fire alarm system in accordance with NFPA 70 and NFPA 72.
The fire alarm control panel will be located in the main electrical room with a remote annunciator
located in the main vestibule.
END OF NARRATIVE
American Buildings Office Addition
Design Narrative
Page | 16
7/17/2012
American Buildings Office Addition
Design Narrative
Page | 17
7/17/2012