Attachment F - Project Narrative .pdf

General Services Administration (GSA)

Health and Human Services (HHS) San Francisco Regional Office Consolidation

Speaker Nancy Pelosi Federal Building (SNPFB)

Project Narrative Final Construction Documents – November 3rd 2023

TABLE OF CONTENTS

Design Narrative Page

1. BASIS OF DESIGN 2

2. CONCEPT STATEMENT 8

3. WORKPLACE STRATEGIES TO FACILITATE COLLABORATION 9

4. COLOR AND MATERIAL PALETTE 10

Department Abbreviation Key:

ACF: Administration for Children and Families ACL: Administration for Community Living ASPR: Office of the Assistant Secretary for Preparedness and Response CAS: Cost Allocation Services CMS: Centers for Medicare & Medicaid Services HHS: Health and Human Services HRSA: Health Resources and Services Administration ITIO: Information Technology Infrastructure and Operations Office OASH: Office of the Assistant Secretary for Health ORD: Office of the Regional Director PSC: Program Support Center SAMHSA: Substance Abuse and Mental Health Services Administration

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BASIS OF DESIGN

The goals of HHS (Health and Human Services) for this project are to reorganize the assigned spaces in the most effective way and to create more efficient and conducive work environments, utilizing the HHS Design Guide & guidance outlined in the HHS Re-Imagine Initiative. The major focus is to optimize workplace effectiveness in support of individual HHS division’s missions and achieve agency-wide space efficiencies. Space types and configurations will support diverse individual and collaborative work activities in varying real estate circumstances for overall optimal work environment.

Responsive

1. Create an open environment when possible that supports collaboration and creativity.

2. Reduce hierarchy throughout the workspace.

3. Provide workplace options for varying work styles and patterns.

Reflective

● Engage employees in the look and feel of their future workplace.

● Create an environment that promotes work/life balance.

● Maintain specific brand and image of HHS divisions throughout the workspace.

● Use of Biophilic design to increase occupant connectivity to the natural environment to help reduce stress.

Responsible

● Create environmentally friendly space that provides natural daylight and views for majority of occupants. ● Invest in technology to improve communication and collaboration between HQ, regional offices, and other field offices in order to reduce travel.

● Workspaces and technology are inclusive and accessible, following the precepts of universal design.

Resource Smarter

● Achieve agency-wide space initiatives by reducing SFPP (Square footage per person) and create strategies that support a more efficient workspace.

● Be conscious of the American taxpayer and public funds that will fund potential renovations.

Basis of design for space types:

1. All private offices, unless otherwise noted:

● Option 1 Glass fronts with solid wood swing doors

● Option 2 Wood swing door and 24” wide glass sidelight, w/ 1.5” brushed aluminum frames.

● Carpet tile – 24”x36” plank loop carpet and 2.5”h rubber base Some spaces are reusing existing carpeting that is in good condition. Existing carpeting is to be protected during construction.

● 2’X2’ ACT w/ 2’x2’ LED indirect /direct lighting.

● All walls painted

2. All conference, huddle and focus rooms, unless otherwise noted:

● Option 1 Glass fronts w/ 1.5” brushed aluminum frames and glass swing doors

● Option 2 Wood swing door and glass fronts w/ 1.5” brushed aluminum frames.

● Carpet tile – 24”x36” plank loop carpet and 2.5”h rubber base. Some spaces are reusing existing carpeting that is in good condition. Existing carpeting is to be protected during construction.

● 2’X2’ ACT w/ 2’x2’ LED indirect /direct lighting.

● All walls painted, unless otherwise noted. One wall to be painted an accent color, vinyl wall covering with biophilic design, a graphic logo or an acoustic accent wall. Acoustical treatment as required.

3. Support spaces: Print /Copy/ File/ Storage rooms

● Wood swing door and glass fronts w/ 1.5” brushed aluminum frames.

● Vinyl-free Linoleum tile and 2.5”h rubber base

● 2’X2’ ACT w/ 2’x2’ LED indirect /direct lighting.

● All walls painted, unless otherwise noted.

4. Reception Lobby and Open Workspaces

● Carpet tile – 24”x36” plank loop carpet and 2.5”h rubber base

● Open space existing concrete ceiling to remain, protected in place. New LED light fixtures to match existing.

● In areas with existing acoustical or wire ceiling tile, replace with new acoustical ceiling tile

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● In areas with existing can or direct/ indirect light fixtures, replace with new LED fixtures to match existing appearance

● All walls painted, unless otherwise noted.

Basis of design for HHS Building Core & Shell and Interior Envelope:

1. Design Principles

a. 3.2.3 Module The main planning module is expressed in perimeter 22' and 25' zones for open offices that enhance and optimize natural lighting and natural ventilation. Only the central 20' core is available for enclosed "cabins" used for private offices and tenant conferencing spaces. This planning module is repeated on the occupied floors of the tower.

b. 3.2.3 Module Response:While this was the original design intent of the tower upper floors, the as-built condition included no restrictions on module in the lower floors. In floors 6 and above, the natural ventilation system requires that the windows remain unblocked by offices. The actual as-built condition is limited to approximately 30' width (not 20') of 'cabin' spaces aligned with the concrete core spaces. The HHS SFFB (San Francisco Federal Building) renovations stay within the bounds of the existing as-built conditions.

c. 4.2 Alterations:Where alterations are required, every effort should be made to make interior alterations to the building, focusing on re-planning interior spaces when possible. Alterations of non-historic, service and mechanical spaces should be considered for renovation before an exterior addition is made. Any alterations or additions to the building should minimize any exterior impact to the building that may affect the identity of the building. Original design intent and philosophy should be consulted with when establishing any alterations or additions. Refer to Sections 2.0 and 3.0 for established design principles and intent. All additions and alterations should confirm to current building codes and LEED (Leadership in Energy and Environmental Design) protocols. Refer to Section 1.0 for applicable codes and building guidelines

d. 4.3 Interior Planning Even with buildings that are not deemed historic, care should be taken to avoid the blocking or interruption of fenestration by the construction of interior floors, stairs, or partitions. Interior alterations should conform to current building codes and LEED design concerns. Refer to Section 1.0 for applicable codes and building guidelines.

e. Universal Design: Renovation design shall incorporate accessibility and usability by all people to the greatest extent possible. Consideration shall be given to people of different physical and intellectual capabilities, sizes, and needs.

● Circulation paths are direct, continuous, legible, and unrestricted. To the greatest extent possible all circulation paths are no less than 60” clear.

● Floor surfaces are smooth, with low rolling resistance.

● Lighting is adequate and high contrast is avoided

● Daylight and fresh air are invited into the space.

● Accessibility code is followed in new work, including but not limited to:

1. Access to workstations

2. Accessible space in areas with loose furniture

3. Access to shared elements such as conference rooms, breakrooms, and libraries

4. Light-on-dark contrasting signage

5. Operable parts of the building

● Existing accessible elements must not be impinged by the work.

● Updated signage and wayfinding shall include universal icons where appropriate

2. Design – Codes

a. This project is designed to Federal standards. Per GSA/ HHS direction the Federal accessibility requirements take precedence over local codes for this project.

b. Concept level code analysis confirmed:

● Existing accessible path of travel

● Existing exit capacity

● Existing rated walls

● Existing plumbing fixture count in suites

● Paths of travel within areas of alteration

● Proposed occupant loads

3. Design – Cabin

a. In keeping with the existing design, the 'cabin' walls will not extend up to the ceiling above.

b. There will be no alterations to the existing exposed concrete 'wave' ceiling.

c. The existing exposed concrete walls and ceilings will not be painted.

d. The expanded 'cabin' areas will match existing, with gypsum board walls, acoustical ceilings, storefront glazing and sliding or swing doors. The glazing will have frit pattern to match existing.

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e. Tenant interior doors will be glazed sliding doors or maple wood doors to match existing

f. Tenant interior walls will meet or exceed the STC ratings called out in the building standard: ●

STC 47 at Corridor

● STC 47 between Tenants

g. The design and construction of new freestanding enclosed workspaces will be performed by a structural engineer. The cabin maximum height is 2724 mm at face, floor to top of gypsum board. Semi-rigid insulation boards, nominal 50 mm thick by Owens Corning, #703 to be applied to top of cabins to match existing. Design and detailing of the cabin passage elevations should match existing.

4. Design – Ceiling

a. 3.4.1.3.5 Soffit On tenant floors in the tower, a natural soffit condition exists between the edge of the exposed floor slab and the adjacent curtain wall. Other areas with suspended ceiling have framed soffits as a transition.

● The HHS SFFB Renovation does not alter the original soffit conditions.

b. Where the work changes the ceilings, the ceiling components will be replaced with new components to match existing, or modernized versions of the existing components. All ceiling components to be laid in the grid will be specified in metric units to match existing. Existing ceiling grid is 600mm x 600mm. ● Acoustical Ceiling

● Sprinkler Heads

● Air Diffusers & Return Grilles in ceilings and floors

● Sound Masking equipment

c. Soffit profiles:Match existing

5. Design – Circulation

a. 4.3.5.1 Lobbies and Corridors New corridors which run east - west which would block the natural cross ventilation flow from north to south will be avoided. Therefore, it follows that the typical tenant floor will consist of two single tenant areas or co-located tenants that can share a single continuous open office workplace, one east of the core and one west of the core.

● The HHS SFFB Renovation generally follows this principle. On lower floors which use mechanical ventilation, some floors are split into multiple tenants.

b. 4.3.5.1 Lobbies and Corridors. In the Annex the single double-loaded corridor with tenant spaces on either side should be preserved due to the existing elevators and egress requirement

● The HHS SFFB Renovation follows this principle

c. As noted above, the typical tenant floor will consist of two tenant spaces, east and west of the central core.

This configuration provides each tenant space access to toilet rooms within the space, access to two exit stairways, and access to the elevator lobby core. Travel distances to exits will be verified with the layout for each tenant build out.

● The HHS SFFB Renovation follows this principle

d. 4.4.4.2 Alterations, interior, principles: In the annex, unless occupied by a single tenant, due to the location of vertical transportation elements, elevators, exit stairs, and vertical shafts, and building common areas such as toilet rooms, the corridor locations in the annex should be maintained. Maintaining this centralized circulation layout will ensure efficient layout of individual tenant spaces with efficient access to exits and enabling efficient layout of utilities.

● The renovation does not alter the central circulation corridor within the annex.

e. Likewise, corridors in the tower on floors 1 through 4 which connect to the annex should be maintained. On the ground or first floor, the main entrance and lobby should be maintained. Skip-stop elevator lobbies with communicating stairs in the tower need to be maintained as they comprise one of the central planning features of the original building. Since the building is primarily a tenant building, and given the access to communicating stairs between floors, sectional alterations should not be necessary and should be discouraged.

● The renovation does not alter these features.

6. Design – Perimeter

a. Match existing unless unavailable: Shading Devices, Column Enclosures 600 mm square exposed concrete

7. Design – Restrooms

a. Existing restrooms will not be modified in the project.

8. Design – Service

a. Utility Spaces/ Service Spaces: Match existing

9. Design – Signage

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a. Electronic Room Signage: A display device is located near the door, outside each conference room and auditorium in the basement. There is also a display device located at the building core conference rooms throughout the main tower. The display devices display what meeting is going on in the room via graphics and text.

b. Interior Signage- Match existing. Code, universal accessibility, and technology upgrades where required. c.

Signage will match existing. Changes will be made where necessary to meet accessibility and fire codes.

10. Electrical – Lighting

a. Original Zumbotel lighting fixtures in the open office area are no longer available. A fixture which matches the appearance and light output of the original fixture, and is upgraded for LED efficiency, will be specified. b.

Other original light fixtures will be replaced with modern LED versions of the same fixture.

c. Match existing unless unavailable

11. FF&E

a. 4.3.4 Utilitarian Elements: In the individual tenant areas, space could be allotted for trash and recycling receptacles in both the kitchen areas and copier areas.

● Trash and recycling will be included in the design

b. The project will match existing or specify compatible new furniture in a smaller footprint. Must follow ventilation, task lighting, and max height requirements:

● Open Office Only:

1. Panel Heights: Panels parallel to the exterior window wall to be no more than 48” high or lower.

Panels perpendicular to the exterior window wall to be no more than 66” high or lower. This is to allow the required natural ventilation to function properly, as well as letting the maximum amount of daylight into the core of the floorplate. Additionally, panels directly adjacent and parallel to the windows should not exceed the height of the horizontal mullions so that the operable windows are not blocked and remain accessible to users.

2. Required Airflow beneath Workstations: To maintain the flow of natural ventilation across the floor-plate, a minimum of 8” clear space is required between the finished floor and the bottom of the panels. This requirement is critical at the panels that are parallel to the exterior window wall. It is desirable that the Panels perpendicular to the exterior window wall provide same clear space, but they may go to the finished floor with a perforated panel at the floor of minimum of 8” or higher.

Area of open perforation pattern to be determined by the building mechanical design.

3. Storage Locations: All storage component locations to be perpendicular to the exterior window wall, along the workstation panel ‘spine’. This will allow the natural ventilation to function properly.

No to-the-floor storage components to be located along the panel parallel to the window wall.

4. Task Lighting: In addition to the natural daylight and overhead ambient light fixtures, individual task lights are to be included in each workstation. 40 to 50 foot candles at the work surface required. 5.

Power & Data: The panels that make-up the ‘spine’ of the workstation cluster is to have full power and data capabilities, located at work-surface or ‘beltway’ height to provide the most flexibility for the end user. Additional floor convenience outlets can be provided due to the raised floor capabilities. Again, no power distribution at the floor because of the 8” clearance requirement for air circulation.

6.Workstation Dimensions: The project architecture is in hard metric. The current planning module and space plans are in hard metric. If product can be manufactured and provided using hard metric that is desirable, but the product may be bid in ‘soft metric’ / imperial dimensions, per GSA guidelines. All workstation ‘footprints’ have been developed/approved by Agency standards.

Typical workstation sizes: A: 2400 X 2400 (Mock-up) B. 2400 X 3600 (Mock-up) C: 2400 X 480. This renovation project uses American/Imperial units.

7. Environmentally Sustainable (Green): Due to the obtainable LEED rating of ‘Silver’ for the SFFB, all new furniture should comply with the USGBC’s standards for this type of building. These parameters include:

a) Use of highly recycled material content of all materials in furniture systems and their ability to be recycled again. E.g. Certified wood veneers, Sustainable textiles on panels and seating, Recycled content in steel and Recycled content in Plastics.

b) Environmentally Friendly Furniture Manufacturing facility.

c) Transportation: Where is product manufactured and how far away the furniture is being shipped from point of manufacture. All Manufacturers must provide their Corporate Statement of their sustainable manufacturing capabilities at the initial presentation. The selected manufacturer(s) will be required to provide all required data as required to obtain the desired LEED rating.

d) This renovation project is not pursuing separate LEED certification. The renovation specifies furniture meeting BIFMA (Business + Institutional Furniture Manufacturers Association) requirements.

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12. Finishes

a. DO use stainless steel, maple veneer, and fiber reinforced panels. DON’T use finishes which do not belong.

b. Wall Base: Match existing unless unavailable

c. Ceiling: Black mesh ceilings in lower floor tenant suite make the room dark and will be replaced with building standard ceiling panels.

d. Flooring: The existing raised access flooring will remain.

13. Finishes – Principles

a. The Building Design Standards – Finishes section is intended to establish a cohesive standard for material finishes, lighting, and other building elements to promote design continuity throughout the building. This section should be used in conjunction with the Building Design Standards – Design Principles to create a unified design vision for the entire building. If deemed architecturally significant, original and existing materials should be used as the building standard when possible. If original or existing materials are no longer available, or restoring these materials is highly impractical, similar, or complimentary selections should be made.

14. Finishes – Public Spaces

a. Within the public spaces, the most prominent materials create identity and establish continuity of the design intent as it is expressed inside and out. Floors consist of polished concrete which has a near terrazzo like appearance. the fiber cement panels are repeated in the interior while perforated maple panels become the ceiling material. Stainless steel and brushed aluminum are also a recurring material and is found as accents at elevators, trim and base. In particular, the maple and fiber cement panels are used to continue the folded plate theme.

● The HHS SFFB Renovation does not alter the public spaces of the building.

15. Finishes – Sustainability

a. Efforts towards a sustainable and energy efficient design should be made. Where original or existing materials do not meet LEED criteria, similar materials that do meet the criteria should be used. The new materials should match as closely as possible the texture, appearance, and size of the originals. It is imperative that LEED criteria be addressed as GSA strives for all of its buildings and interiors to be LEED certified. All manufacturers and model numbers noted in this document are examples only. Approved equivalents are accepted. Examples are meant to provide clarification to design intent only.

● While this project is not pursuing LEED certification, the specified materials meet the LEED requirements for off-gassing. Furniture is BIFMA Certified.

16. Finishes – Tenant Colors

a. Within the tenant spaces, it was noted that there were originally 4 approved color schemes. The color schemes are selectively used for painting accents and for furniture fabric selections. It should be noted that exposed concrete walls within the tenant space should not be painted and generally should be left intact as the exposed concrete walls contribute to the radiative effects of the building's thermal mass. The interior materials in the annex resembled more traditional office build outs with painted gypsum board walls, carpet, and suspended ceiling.

● The original materials are being repeated, with replacement materials for discontinued materials.

b. The approved color schemes will need to be evaluated periodically by the GSA, but it is recommended that the number of approved color schemes remains limited. It is also recommended that accent colors be used sparingly by tenants.

● The HHS SFFB Renovation introduces two new color palettes that build on the original colors. The new color palettes respond to and extend the existing colors and original materials with a refreshed, modernized palette.

17. Mechanical

a. 2.4.8 Mechanical Systems

The HHS SFFB project renovations work within the original mechanical design.

The main tower utilizes several different mechanical systems:

b. The first floor utilizes a ductwork distributed VAV system with reheat. Localized rooms with high loads are provided with chilled water fan coils.

● There is no work on the first floor.

c. The Northeast wing of level two is a server room with chilled water computer room air conditioning units (CRAC units). The server room utilizes underfloor supply air distribution with the air from the server room returning at the top of each CRAC unit.

● The server room division will work with the layout of the CRAC units. Underfloor distribution will not be modified.

d. The Southwest wing of level two utilizes underfloor distribution. The underfloor system is served by a vertical unit in a mechanical closet located on the same level with return air being transported through the ceiling plenum.

● There is no work in this portion of Level 2.

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e. Levels three through five utilize a similar underfloor air distribution with plenum return.

● In the areas of renovation on Levels 3, 4, and 5 the overall floor mechanical loads will remain within the capacity of the existing units. Where hard walls and open spaces are relocated, ducts and diffuser locations will be modified to suit the new locations.

f. Levels six through eighteen utilize natural ventilation at the perimeter by means of operable windows.

Strategically placed automatic window opening devices control a few select windows, while the lower windows are manually operable for further occupant comfort. The perimeter zones also utilize radiant heating at the baseboard of exterior walls. The interior enclosed zones utilize underfloor distribution from water source heat pump units. The return air from the interior enclosed zones is routed through ductwork and terminates back at the heat pump serving the associated zone.

● In the areas of renovation on Level 6 the overall floor mechanical loads will remain within the capacity of the system. Where hard walls within the core/ cabin areas are relocated, ducts and diffuser locations will be modified to suit the new locations. Where air is supplied underfloor,

g. The four-level annex utilizes a traditional variable air volume (VAV) system with zone reheat. The heating and cooling are provided by heating hot water and chilled water, respectively. The system is distributed through the ceiling utilizing supply air ductwork and VAV terminal units with hot water reheat coils. Return air is collected using the ceiling plenum. The conditioned air is supplied to the space by ceiling mounted diffusers.

Return air is permitted into the ceiling plenum through ceiling mounted return air grilles.

● In the areas of renovation in the Annex, the overall floor mechanical loads will remain within the capacity of the existing units. Where hard walls and open spaces are relocated, ducts and diffuser locations will be modified to suit the new locations.

18. Plumbing

a. Bottle Fillers: In wall accessible filtered and cooled bottle fillers will be added to suites where requested.

b. Kitchen: In keeping with the building standards, the proposed design does not add plumbing fixtures to the building. Dishwashers, ice makers, disposals, or water for coffee makers are not in the project.

19. Security Electronics

a. Security Planning: The security program is relatively simple and consists of the following primary components:

1. Guards and security screening area at the main building and secondary entrances.

2. Guards and gate requiring card access to the loading dock and lower-level parking.

3. Card access in elevators.

4. Secured tenant entrances. Again, due to the tenant nature of the building there are few programmatic adjacencies within the building other than the relationship of the circulation elements that serve each of the tenant spaces. Any new restricted access requirements and/or security zones requirements should be integrated into the perimeter of the tenant space. In this way there would be no impact to the overall building design.

● This security program is not altered by the HHS SFFB renovation

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CONCEPT STATEMENT

The future is now. Many organizations confirm that the disruption of the recent pandemic is simply accelerating decisions and evolutions they had been considering for years in the workplace. For many, the very real crisis of COVID-19 is also an opportunity for progress. Less “ME” spaces and more “WE” shared spaces.

Each suite will embody four emerging themes in progressive workplaces: “WE” places, resilience, health and wellbeing, and flexibility to ebb and flow.

These themes will provide a canvas upon which any organization can fully express their culture and identity. We will analyze our findings and discoveries based on existing conditions as well as review test fit plans, department adjacencies, collaboration zones and additional recommendations for efficiencies and building re-use.

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WORKPLACE STRATEGIES TO FACILITATE COLLABORATION

Optimize workplace effectiveness in support of STAFFDV (Staff Division) and OPDIV (Operating Divisions) missions by providing key elements in planning each department.

Designing for visibility and transparency will enable awareness within or across the division by providing open collaboration meeting areas (indicated on planes in an orange ellipse) adjacent to open workstations for quick ad-hoc and spontaneous meetings. We are recommending all workstation partitions to be 42”h for more daylight and views as well as more openness and awareness of colleagues in the environment. All meeting rooms will have glass partition and translucent frit for visibility and transparency.

By providing a common HHS shared area with multi-purpose meeting rooms with flexible movable walls for one larger room in lieu of two rooms as well as two smaller huddle rooms and a shared break room and pantry will provide a place for socialization and spontaneous serendipitous interaction with colleagues across HHS divisions.

For each division a variety of conference rooms are provided by including Huddle and focus rooms for non-reservable spaces on an as-needed basis or first come, first serve. Some unassigned desks are added to some divisions to create mobility and a place for visitors to touch down or hotel in a specific area of choice and interaction across business lines.

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COLOR AND MATERIAL PALETTE

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