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Home > Design Guidance > Design Objectives > Productive > Assure Reliable Systems and Spaces

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CO MMENT O N T HIS PAGE BO O KMARK AND SHARE

Assure Reliable Systems and Spaces

RELAT ED RESO URCE PAGES

by the WBDG Productive Committee Last updated: 06-02-2010

OVERVIEW

LO G IN

Aesthetic Challenges Aesthetic Opportunities Within This Page Overview

Reliability is a great co ncern fo r building o ccupants and o rganizatio ns. Absence o f reliability directly affects perso nal security and well-being, as well as missio n critical wo rk. As wo rkplaces evo lve in respo nse to changes in o rganizatio nal structure and wo rk practices, reliability needs to take into co nsideratio n the multiplicity o f spaces that suppo rt individual and gro up wo rk. This applies to all facilities whether public o r private, institutio nal o r co mmercial, large o r small, regardless o f lo catio n, circumstance, and/o r purpo se. Organizatio ns and their wo rkers places that enable them to remain pro ductive and in-to uch at all times.

Recommendations Emerging Issues Relevant Codes and Standards Major Resources

Air Barrier Systems in Buildings Air Decontamination Assessment Tools for Accessibility VIEW ALL RELAT ED (4 5)

are entitled to wo rk

VIEW RESO URCE PAG E INDEX

Peo ple increasingly expect wo rk settings to fully suppo rt pursuit o f individual, team, and o rganizatio nal o bjectives witho ut o peratio nal uncertainty. Building and info rmatio n systems that disrupt wo rkflo w will no t be to lerated. The wo rkfo rce o f the future will demand wo rkspace and to o ls that amplify their abilities and help them co mpete effectively fo r the best wo rk. This calls fo r systems that perfo rm reliably with go o d maintenance suppo rt.

Building users must be able to rely o n facility hardware and so ftware fo r health, life, safety, po wer, data, and vo ice delivery systems (and related equipment and to o ls). These systems need to functio n co nsistently and be pro perly maintained. When the wo rkplace is suppo rted by highperfo rmance systems that require minimal maintenance o r do wntime and have back-up capabilities to ensure negligible lo ss o f service, wo rker pro ductivity can be impro ved o r maintained.

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RECOMMENDAT IONS Pro vide freestanding (lo cal) system alternatives fo r individual user access and co ntro l.

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Maximize intero perability o f different manufacturers' systems and pro ducts (including parts interchangeability).

Pro vide adequate training and reso urces to use and/o r maintain systems.

Select systems based o n o ptimum perfo rmance, intero perability, and intuitive o peratio n and maintenance.

Co nsider dual-fuel back up fo r critical building systems, including fire/emergency, HVAC, lighting, po wer, data, vo ice, etc.

Pro vide ease o f access fo r maintenance and repair o f systems.

See also WBDG Functio nal/Operatio nal Branch.

HVAC Maximize co nditio ning thro ugh natural means/metho ds (e.g. o perable windo ws, natural ventilatio n, building mass, etc.).

Co nsider displacement air supply system that are zo ned appro priately fo r ventilatio n purpo ses (e.g., thro ugh raised flo o r system).

Pro vide systems that minimize reliance o n building management/maintenance perso nnel.

Pro vide netwo rked co mputerized building systems senso rs to mo nito r and manage co ntro l o f the fo llo wing systems: HVAC, energy reco very, lighting, building access, security, fire suppressio n, and smo ke alarm.

Pro vide building auto matio n systems that are remo tely accessible by facilities managers to determine pro blem lo catio ns and mo nito r enviro nmental co nditio ns witho ut disturbing wo rkers.

Light ing Maximize use o f daylighting and related lighting co ntro l devices (shades, light shelves, etc.).

Utilize lo ng-life lamps and quality fixtures.

Zo ne po wer circuits to separate ambient and task lighting.

Utilize o ccupancy and light level sensing/co ntro l devices to extend lamp life.

Co nsider emergency back-up lighting systems (generato r, battery, etc.) fo r critical functio n areas.

Co nsider emerging lighting techno lo gies such as lo w vo ltage lighting systems, fiber o ptics, and light emitting dio des (LEDs) that pro vide quality lighting with greater reliability.

Power Supply

Workers at the Philip Merrill Environmental Center in Annapolis, Maryland, enjoy access to daylight and views from all areas of the building.

Pro vide building surge pro tectio n to safeguard data systems and critical electro nic equipment.

Co nsider Uninterrupted Po wer Supply (UPS) o r o ther back-up systems (e.g. so lar po wer systems).

Co nsider distributed po wer systems fo r o n-site po wer generatio n (e.g. fuel cell, so lar, wind, PDFmyURL.com

micro turbines, etc.).

Telecommunicat ion Syst ems/Equipment (voice/dat a) Suppo rt distributed co mputing (see also WBDG Pro ductive—Integrate Techno lo gical To o ls).

Update co mputer hardware and so ftware perio dically.

Pro vide interchangeable vo ice/data cabling (catego ry 5+ o r higher, plenum rated).

Co nsider teleco mmunicatio n equipment back-up systems (battery po wer, etc.).

Co nsider wireless systems, where feasible, to pro mo te internal mo bility and access to emergency services.

See also WBDG Pro ductive—Integrate Techno lo gical To o ls.

See also WBDG Design Disciplines—Info rmatio n Techno lo gy Engineering.

Securit y/Saf et y Pro vide identificatio n/verificatio n systems (such as card key, fingerprints, eye scans, etc.) to access and/o r co ntro l IT, data, space, and pro perty.

Pro vide hardwired smo ke alarms with back-up battery po wer.

Pro vide lo w po wer usage emergency egress lights and LED illuminato rs with rechargeable battery (back-up gel cell).

Pro vide security systems with back-up capability fo r emergency signals and co mmunicatio n.

See also WBDG Secure/Safe Branch.

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EMERGING ISSUES Increasing demands fo r renewable, energy-efficient, and enviro nmentally respo nsible back-up po wer so urces have lead to advancements in fuel cell techno lo gy, so lar, wind, hydro , and bio mass po wer systems.

Enterprise Reso urce Planning (ERP)—the integratio n o f all departments and functio ns acro ss an agency/co mpany o nto a single co mputer system that can serve all tho se different departments' particular needs.

Fuel cell power plant installation at South County Hospital—Wakefield, RI (Courtesy of UTC Fuel Cells)

Reliability-Centered Maintenance (RCM)—the co ncept o f develo ping a maintenance scheme based o n the reliability o f the vario us co mpo nents o f the system o r pro duct in questio n. Implementing a preventative maintenance pro gram using RCM can greatly reduce the co st o f o wnership o f a pro duct o r system.

Fo r mo st building o wners and o perato rs, reliability ranks almo st as high as co st as a to p "quality indicato r" when selecting building systems and equipment. "Pro blem pro ne equipment," o ften selected due to lo wer first co sts, reduces system reliability and is clearly a chief mo tivato r fo r PDFmyURL.com

purchasing quality equipment.

Co ntinuo us Co mmissio ning—an o ngo ing pro cess to reso lve o perating pro blems, impro ve co mfo rt, o ptimize energy use, and identify retro fits fo r existing buildings and central plant facilities. Co ntinuo us co mmissio ning ensures that the building and systems o perate o ptimally to meet the current requirements, which suppo rts wo rker effectiveness.

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RELEVANT CODES AND STANDARDS ASTM St andard Classif icat ions and Pract ices E 1334 Rating the Serviceability of a Building or Building-Related Facility E 1660 Serviceability of an Office Facility for Support for Office Work E 1662 Serviceability of an Office Facility for Sound and Visual Environment E 1665 Serviceability of an Office Facility for Facility Protection E 1666 Serviceability of an Office Facility for Work Outside Normal Hours or Conditions E 1669 Serviceability of an Office Facility for Location, Access, and Wayfinding E 1670 Serviceability of an Office Facility for Management of Operations and Maintenance E 1679 Setting the Requirements for the Serviceability of a Building or Building-Related Facility E 1693 Serviceability of an Office Facility for Protection of Occupant Assets E 1700 Serviceability of an Office Facility for Structure and Building Envelope E 1701 Serviceability of an Office Facility for Manageability BACK TO TO P

MAJOR RESOURCES WBDG Building / Space Types Applicable to all building types and space types, especially tho se regularly o ccupied o r visited.

Project Management Building Co mmissio ning Tools Building Life-Cycle Co st (BLCC ), LEED® Versio n 2.1 Credit / WBDG Reso urce Page Matrix , LEED® -Do D Antiterro rism Standards To o l

Publicat ions The Integrated Wo rkplace: A Co mprehensive Appro ach to Develo ping Wo rkspace by Office PDFmyURL.com

The Integrated Wo rkplace: A Co mprehensive Appro ach to Develo ping Wo rkspace by Office o f Real Pro perty in the Office o f Go vernmentwide Po licy o f the U.S. General Services Administratio n. May 19 9 9 .

NASA Reliability Centered Maintenance Guide for Facilities and Collateral Equipment Nature's Power on Demand: Renewable Energy Systems as Emergency Power Sources Ro berta F. Stauffer. The Natio nal Center fo r Appro priate Techno lo gy, Octo ber 19 9 5.

by

Reliability-Centered Maintenance, 2nd Edition by Jo hn Mo ubray. Industrial Press, 20 0 1.

ISBN: 0 8 3113146 2.

Ot hers Center fo r the Built Enviro nment , University o f Califo rnia at Berkeley, The Contribution of Building Design and Operation to Productivity Center fo r Building Perfo rmance and Diagno stics, The Intelligent Wo rkplace , Carnegie Mello n University Enterprise Reso urce Planning (ERP) and Supply Chain Management (SCM) I.T. Wo rks' Reference Site BACK TO TO P

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