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Doku - Pub Design Standards Hotel March2006
Doku - Pub Design Standards Hotel March2006
NOTE: THE STANDARDS MUST BE READ IN CONJUNCTION WITH THE PROJECT SPECIFIC DESIGN
BRIEF. SHOULD THERE BE ANY DISCREPANCIES BETWEEN THE TWO DOCUMENTS, THEN THE
PROJECT SPECIFIC DESIGN BRIEF WILL TAKE PRECEDENCE.
B. PUBLIC AREAS.........................................................................................................................53
1. LOBBY AND CIRCULATION .............................................................................................................................53
1.1. Main Entrance and Lobby .........................................................................................................53
1.2. Registration and Check-out .......................................................................................................54
1.3. Concierge ..................................................................................................................................55
D. BACK-OF-HOUSE ...................................................................................................................138
1. OFFICE AREAS .............................................................................................................................................138
1.1. Front Desk Support .................................................................................................................138
1.2. Executive Office, Administration, Accounting and Security ..................................................138
1.3. Human Resources....................................................................................................................139
1.4. Outline of Finishes and Materials ...........................................................................................141
1.5. General Requirements .............................................................................................................144
1.6. Standard Lighting Fixtures.......................................................................................................148
1.7. Other Offices...........................................................................................................................148
1.8. Minimum Finished Ceiling Heights: .......................................................................................151
1.9. Garbage Compact Room .........................................................................................................151
1.10. Maintenance Areas..................................................................................................................152
1.11. Paint Shop ...............................................................................................................................154
1.12. Carpentry Shop........................................................................................................................154
2. EMPLOYEE FACILITIES .................................................................................................................................155
2.1. Employee Entrance .................................................................................................................155
2.2. Security Office ........................................................................................................................155
2.3. Primary Service Corridor ........................................................................................................156
2.4. Men’s and Women’s Locker Rooms.......................................................................................156
2.5. Employee Cafeteria .................................................................................................................157
2.6. Employee Washrooms.............................................................................................................157
2.7. First Aid Station ......................................................................................................................157
2.8. Training Room, Staff Meeting Room......................................................................................157
F. APPENDICES ...........................................................................................................................243
1. HARDWARE .................................................................................................................................................243
1.1. General Requirements .............................................................................................................243
1.2. Submittals to Fairmont Hotels & Resorts (FHR) ....................................................................244
1.3. Quality Assurance ...................................................................................................................245
1.4. Approved Manufacturers.........................................................................................................245
1.5 Hardware Designation.............................................................................................................247
1.6. Materials and Fabrication........................................................................................................248
1.7. Hinges, Butts, and Pivots ........................................................................................................248
1.8. Lock Cylinder and Keying ......................................................................................................249
1.9. Key Control System ................................................................................................................250
1.10 Locks, Latches, and Bolts........................................................................................................250
1.11 Door Trim Units ......................................................................................................................251
1.12. Hardware for Sliding Doors ....................................................................................................251
1.13 Weatherstripping and Seals .....................................................................................................251
1.14 Thresholds ...............................................................................................................................251
1.15 Hardware finishes....................................................................................................................251
1.16 Installation...............................................................................................................................252
1.17 Adjusting, Cleaning, and Demonstrating ................................................................................252
1.18 Hardware Schedule .................................................................................................................253
1.19 TimeLox Locking System Requirements ................................................................................253
2. TYPICAL HARDWARE SPECIFICATIONS (PER DOOR) BY LOCATION ...............................................................257
2.1. Guestroom Entry Door:...........................................................................................................257
2.2. Guestroom Sliding Balcony Door: ..........................................................................................257
2.3 Guestroom Balcony French Door (Pair): ................................................................................257
2.4 Guestroom Bathroom Door:....................................................................................................258
2.5. Guestroom Water Closet Door:...............................................................................................258
2.6. Guestroom Connecting Door: .................................................................................................258
2.7. Guestroom Closet Door (Single):............................................................................................259
2.8. Guestroom Closet Doors (Pair): ..............................................................................................259
2.9. Gold Wing Guestroom Corridor Entry Doors (Pair): ..............................................................259
2.10 Gold Lounge Entry Doors (Pair): ............................................................................................259
2.11 Maids’ Closet, Pantry, Computer Room and Secured Storage Room Doors: .........................260
2.12 Janitors’ Closet Doors: ............................................................................................................260
2.13 Guestrooms’ Ice Machine Room Door: ..................................................................................260
2.14 Hotel Main Entry Doors (Pair):...............................................................................................260
2.15 Guest Safety Deposit Box Door: .............................................................................................261
2.16 Public Washroom Entry Door: ................................................................................................261
2.17 Public Washroom Stall Door:..................................................................................................261
2.18 Ballroom and Meeting Room Entry Doors – (Pair with standard exiting devices): ................262
2.20 Ballroom and Meeting Room Service Doors (Pair): ...............................................................262
2.21 Security Office (Dutch) Door:.................................................................................................263
2.22 Head Cashier’s Office Door:...................................................................................................263
2.23 Back-of-House Office Doors: .................................................................................................263
2.24 Housekeeping Office (Dutch) Door: .......................................................................................264
2.25 Staff Main Entry Door: ...........................................................................................................264
2.26 Staff Change Room Entry Door: .............................................................................................264
2.27 Kitchen Entry (off Service corridor) Doors:............................................................................265
Note:
All metric conversions are approximate.
A. CONSTRUCTION REQUIREMENTS
1. CONSTRUCTION REQUIREMENTS
In addition, the contractor shall finish out complete with furniture the first available
standard guestroom and double-double in the hotel. These rooms will be finished as
soon as possible including temporary waterproofing, etc.
1.2. Guarantees
The contractor shall guarantee the building free from defects for a period of not less
than one year with the exception of the items included in these Design Standards for
which a longer guarantee period is specified.
2.1. General
The construction company is required to provide the following services:
a) Fairmont Hotels & Resorts will be permitted to occupy the building in
stages as it is completed for the purpose of installing the FF&E
The contractor will be responsible for providing Fairmont Hotels &
Resorts with the following services at no cost during the FF&E
installation program:
i) Heating, cooling and humidity control as required to protect the
FF&E
ii) Temporary Lighting
iii) Completely clean all areas of the building prior to hand over to
Fairmont Hotels & Resorts including interior and exterior glass,
all finishes, vacuuming all floors, polishing all mirrors, chrome,
plumbing fixtures, etc.
iv) Removing from a central point on each floor all packing cases,
boxes, wrapping, off-cuts, etc. brought into the building by
Fairmont Hotels & Resorts.
v) Exclusive use of at least two elevators during normal working
hours and exclusive use of at least three elevators outside these
hours including providing all necessary elevator operators.
b) All areas must be fully operational and completely free of deficiencies
when turned over to Fairmont Hotels & Resorts.
c) Where an area includes equipment, including specialty equipment
supplied and installed under an FF&E contract, all equipment must be
connected, tested, and fully operational when turned over to Fairmont
Hotels & Resorts, including:
i) Food and beverage equipment
ii) Laundry and valet equipment
iii) Computer equipment
iv) Telephone equipment
v) Garbage compaction equipment
The construction contractor is responsible for coordinating with the
specialty equipment contractors, and Fairmont Hotels & Resorts, to
ensure these requirements are met.
d) Entire guestroom floors must be turned over at one time, including all
guestrooms, corridors, suites, and service areas
e) A fully detailed turnover program detailing individual areas will be
prepared and coordinated with the construction company, nine months
prior to opening and will include FF&E staging areas, FF&E access
routes, security etc.
f) It is the Owner’s and construction contractor’s responsibility to obtain
all necessary temporary or partial occupancy certificates.
3.1. Summary
The purpose of this document is to provide direction to the opening team in expediting
and simplifying the acceptance and turnover process of guestrooms and guest floors
from the contractor to the owner for the installation of FF&E. By working with the
owner in this acceptance process, we can expect to reduce the time required to punch
list or “snag” the rooms and give the contractor the information required to bring the
guestrooms and floors up to a standard to which Fairmont Hotels & Resorts can accept.
By establishing these standards and criteria with the owner and contractor well in
advance of turnover, it is likely that most deficiencies can be corrected during the
initial “snag”, thus allowing the owner to accept rooms that will require minimal
additional work to achieve Fairmont Hotels & Resorts Standards.
The typical acceptance process has the owner, architects and various consultants
inspecting the guestrooms and guest floors and identifying deficiencies or variances to
the project specifications. A “punch list” is developed and issued to the contractor for
his action. This punch list becomes a road map for the contractor and once complete
allows the owner to accept the owner to accept the room for the installation of FF&E.
Upon completion of the FF&E installation, the owner offers the room to Fairmont
Hotels & Resorts for final acceptance. The Fairmont Hotels & Resorts operations team
then re-inspects the room and issues a second punch list of deficiencies which the
owner must have corrected.
The difficulty usually lies in that additional architectural deficiencies are identified at
this stage by Fairmont Hotels & Resorts, which could have and should have been
identified in the initial inspection. Typically, the contractor is reluctant to perform
additional work after the owner has accepted the room. This does not include damage
to the room as a result of this FF&E installation. Repair to rooms that have been
damaged by the installation of FF&E is handled as a separate repair program by the
owner and would be a billable repair by the contractor.
Therefore, the goal of this program and its procedures is to minimize the number of
architectural deficiencies identified in the second “snag”.
3.2. Model Rooms
The Model Rooms once completed and approved for their architecture, finishes, MEP
and FF&E, shall serve as the standard that the contractor must meet in all guestrooms.
The snagging process shall focus on variances in the guestrooms being turned over
from the approved model room. Where the guestroom conforms substantially to the
model rooms architecturally, the snagging process should be limited to finishes, FF&E
and MEP items.
3.3. Procedures
The Hotel’s Director of Engineering, the Fairmont Design and Construction Manager,
and the FF&E Coordinator will all participate in the initial snagging of a representative
sample of guestrooms along with the owner’s representatives, the architect, consultants
and the general contractor. The purpose of this joint effort is to establish a standard for
both the contractor and the owner’s representatives who will perform the majority of
the snagging.
It is the intention of this program that Fairmont Hotels & Resorts participate in the
initial snagging of about 5% of the guestrooms.
1. Architecturally
HVAC
Plumbing fittings and fixtures
Lighting and power
All punch list items are to be detailed in written format according to the above
categories. Each item is to be numbered and the deficiency clearly identified using
reference to the model room manual as necessary.
Electric
Plumbing
HVAC
• Architectural layout
• Furniture plan and specifications
• Millwork detail shop drawings
• Electric schematic and rough in locations
• Electric equipment cut-sheets
• Data/Com schematics and rough in-locations
• Hardware schedules and cut-sheets
• Plumbing schedules and cut-sheets
• Door and window cut-sheets
• Finish schedule; paint carpet, marble, etc.
• Fan coil schedule and cut-sheets
• Lighting fixture schedules and cut-sheets
• Fire protection schematic and cut-sheets
• FF & E schedule and cut-sheets, mini bar, room safe, etc.
ROOM # _____________________
ENTRANCE VESTIBULE
COMMENTS: ____________________________________________________________________________
____________________________________________________________________________
____________________________________________________________________________
____________________________________________________________________________
____________________________________________________________________________
NAME: _______________________________
CLOSET
COMMENTS: ____________________________________________________________________________
____________________________________________________________________________
____________________________________________________________________________
____________________________________________________________________________
____________________________________________________________________________
NAME: _______________________
BATHROOM
COMMENTS: ____________________________________________________________________________
____________________________________________________________________________
____________________________________________________________________________
____________________________________________________________________________
____________________________________________________________________________
NAME: _______________________
BATHROOM ACCESSORIES
COMMENTS: ____________________________________________________________________________
____________________________________________________________________________
____________________________________________________________________________
____________________________________________________________________________
____________________________________________________________________________
NAME: _______________________
GUESTROOM
COMMENTS: ____________________________________________________________________________
____________________________________________________________________________
____________________________________________________________________________
____________________________________________________________________________
____________________________________________________________________________
NAME: _______________________
ROOM # _____________________
COMMENTS: ____________________________________________________________________________
____________________________________________________________________________
____________________________________________________________________________
____________________________________________________________________________
____________________________________________________________________________
NAME: _______________________________
PLUMBING
COMMENTS: ____________________________________________________________________________
____________________________________________________________________________
____________________________________________________________________________
____________________________________________________________________________
____________________________________________________________________________
NAME: _______________________________
COMMENTS: ____________________________________________________________________________
____________________________________________________________________________
____________________________________________________________________________
____________________________________________________________________________
____________________________________________________________________________
NAME: _______________________________
ELECTRICAL
COMMENTS: ______________________________________________________________________________________
_____________________________________________________________________________________
_____________________________________________________________________________________
_____________________________________________________________________________________
_____________________________________________________________________________________
NAME: _______________________________
Date: 12/1/01
Doors
Windows
Millwork
Finishes
Electric
Plumbing
HVAC
4. OUTLINE OF RESPONSIBILITIES
Key:
A/E Architect/Engineer
DCC Direct Construction Cost
FC FF&E Contractor
FFE FF&E Cost
PA Purchasing Agent
GC General Contractor
IDC Interior Design Consultant
FHR Fairmont Hotels & Resorts
KDC Kitchen Design Consultant
OSE OS&E Cost
NOTE: Where two or more “key initials” are grouped together, then the first key initial becomes the ultimate responsibility for that item.
Please refer to “Classification or Responsibilities” for a more comprehensive document for the entire project team.
1. GUESTROOMS
A. Furnishings, including moveable IDC/FHR IDC IDC PA FC FFE
furniture, beds and frames, loose
lamps and mirrors, wastebasket, etc.
B. Artwork and Pictures IDC IDC IDC PA FC FFE
- blocking and backing A/E A/E A/E GC GC DCC
C. Floor Coverings
- carpet and pad IDC IDC IDC PA GC FFE
- installation of carpet and pad --- --- --- --- GC DCC
- hard surfaces IDC IDC IDC GC GC DCC
D. Loose Rugs and Pad IDC IDC IDC PA FC FFE
F. Wall Coverings
- paint IDC A/E A/E / IDC GC GC DCC
- vinyl and fabric IDC IDC A/E / IDC PA GC FFE
- millwork & marble IDC IDC A/E GC GC DCC
G. Fixed Lighting
- chandeliers IDC IDC IDC PA --- FFE
- chandelier assembly A/E A/E A/E GC GC DCC
- blocking and backing A/E A/E A/E GC GC DCC
- wall sconces and hanging fixtures IDC IDC IDC PA GC FFE
- lamping (bulbs) FHR/IDC --- --- GC GC DCC
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FAIRMONT HOTELS & RESORTS · DESIGN STANDARDS OUTLINE OF RESPONSIBILITIES
I. Bar
- mini fridge/bar IDC/FHR IDC IDC PA FC/GC* FFE
- sink/faucet IDC A/E A/E GC GC DCC
- counter top, shelves and refrigerator IDC A/E A/E GC GC DCC
surround
- conduit (rough-in) A/E A/E A/E GC GC DCC
- millwork/glass/fixed mirror, blocking and
IDC IDC / A/E A/E GC GC DCC
backing
J. Telephone System
- location FHR A/E A/E --- --- ---
- equipment, including instruments, FHR A/E A/E GC GC DCC
consoles, message unit, register, etc.
- rough-in, wiring, backboards, etc. A/E A/E A/E GC GC DCC
K. TV/VCR/DVD Systems
- sets FHR --- --- PA FC FFE
- conduit, wiring and rough-in A/E A/E A/E GC GC DCC
- antenna cable or dish system A/E A/E A/E GC GC DCC
M. Live Plants
- planters IDC / A/E A/E A/E GC GC DCC
- containers (portable) IDC --- --- PA FC FFE
- plant material IDC IDC IDC FHR FC LEASE
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FAIRMONT HOTELS & RESORTS · DESIGN STANDARDS OUTLINE OF RESPONSIBILITIES
N. Door Chimes
- wiring A/E A/E A/E GC GC DCC
- annunciator and button IDC/FHR A/E A/E GC GC DCC
O. Valance
- backing board A/E A/E A/E GC GC DCC
- fabric and finishing IDC/FHR IDC IDC PA FC FFE
2. GUEST BATHROOMS
A. Floor Coverings
- hard surfaces IDC IDC / A/E IDC /A/E GC GC DCC
B. Wall Coverings
- paint IDC A/E A/E GC GC DCC
- millwork &marble IDC IDC IDC GC GC DCC
- vinyl IDC IDC IDC PA GC FFE
F. T.V. As Guestrooms
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FAIRMONT HOTELS & RESORTS · DESIGN STANDARDS OUTLINE OF RESPONSIBILITIES
I. Plumbing Fixtures and Accessories IDC IDC /A/E IDC /A/E GC GC DCC
E. Wall Coverings
- paint IDC A/E A/E GC GC DCC
- vinyl and fabric IDC IDC IDC PA GC FFE
- millwork and marble IDC IDC A/E GC GC DCC
F. Window Treatments (incl. Hardware) IDC IDC IDC PA FC FFE
- blocking and backing A/E A/E A/E GC GC DCC
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FAIRMONT HOTELS & RESORTS · DESIGN STANDARDS OUTLINE OF RESPONSIBILITIES
5. PUBLIC AREAS
A. Moveable Furnishings IDC/FHR IDC IDC PA FC FFE
Fixed Counters and Shelving IDC/FHR IDC IDC GC GC DCC
Fixed Seating (framing only) IDC/FHR A/E A/E GC GC DCC
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E. Wall Coverings
- paint IDC A/E A/E / IDC GC GC DCC
- vinyl and fabric IDC IDC A/E / IDC PA GC FFE
- millwork & marble IDC IDC A/E GC GC DCC
F. Live Plants
- planters IDC / A/E A/E A/E GC GC DCC
- containers (portable) IDC --- --- PA FC FFE
- plant material IDC IDC IDC FHR FC LEASE
G. Special Ceilings
- surface features IDC IDC IDC GC GC DCC
- blocking and backing A/E A/E A/E GC GC DCC
H. Floor Coverings
- selection IDC IDC IDC PA --- FFE
- installation --- --- --- --- GC DCC
- hard surface IDC IDC / A/E IDC / A/E GC GC DCC
K. Fixed Lighting
- chandeliers IDC IDC IDC PA --- FFE
- chandelier assembly A/E A/E A/E GC GC DCC
- blocking and backing A/E A/E A/E GC GC DCC
- wall sconces and hanging fixtures IDC IDC IDC PA GC FFE
- lamping (bulbs) FHR/IDC --- --- GC GC DCC
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R. Vitrines
- built-in IDC IDC IDC GC GC DCC
- blocking and backing A/E A/E A/E GC GC DCC
- electrical rough-in connection A/E A/E A/E GC GC DCC
6. PUBLIC WASHROOMS
A. Fixed Counters IDC/FHR IDC IDC GC GC DCC
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F. Special Ceilings
- surface features IDC IDC IDC GC GC DCC
- blocking and backing A/E A/E A/E GC GC DCC
G. Floor Coverings
- carpet and pad IDC IDC IDC PA GC FFE
- installation of carpet and pad --- --- --- --- GC DCC
- hard surfaces IDC IDC IDC GC GC DCC
H. Loose Rugs & Pads IDC IDC IDC PA FC FFE
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FAIRMONT HOTELS & RESORTS · DESIGN STANDARDS OUTLINE OF RESPONSIBILITIES
M. Plumbing Fixtures and Accessories IDC IDC /A/E IDC /A/E GC GC DCC
7. ELEVATOR CABS
A. Passenger
- cabs (interior finishes) IDC IDC IDC GC GC DCC
- doors & frames IDC IDC IDC GC GC DCC
- carpet & pad IDC IDC IDC PA GC FFE
B. Service
- cab interior finishes doors & frames A/E A/E A/E GC GC DCC
8. BACK OF HOUSE
A. Kitchen Equipment
- stainless steel counters, worktables KDC KDC KDC GC GC DCC
- rough-in and hook-up KDC A/E A/E GC GC DCC
- hand sinks, curbs, bases, millwork KDC A/E A/E GC GC DCC
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FAIRMONT HOTELS & RESORTS · DESIGN STANDARDS OUTLINE OF RESPONSIBILITIES
C. Office furnishings
- office equipment FHR FHR FHR GC GC DCC
- office counters & fixed casework FHR A/E A/E GC GC DCC
D. Storeroom Shelving
- fixed wood, metal A/E A/E A/E GC GC DCC
E. Floor Coverings
- carpet and pad IDC IDC IDC PA GC FFE
- installation of carpet and pad --- --- --- --- GC DCC
- hard surfaces IDC IDC IDC GC GC DCC
F. Wall Coverings
- paint A/E / FHR A/E A/E GC GC DCC
- vinyl, fabric A/E / FHR A/E A/E GC GC DCC
- ceramic tile A/E / FHR A/E A/E GC GC DCC
I. Laundry
- equipment LC LC LC GC GC DCC
- millwork LC A/E A/E GC GC DCC
- rough-in & hook-up (incl. lint filters) LC A/E A/E GC GC DCC
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9. MISCELLANEOUS EQUIPMENT
A. Telephone System
- location FHR A/E A/E/FHR --- --- ---
- equipment, incl. instruments, consoles, FHR A/E A/E GC GC DCC
message unit
- conduit, cable, backboards, etc.
- circuiting, installation & termination of
A/E A/E A/E GC GC DCC
cable A/E A/E A/E GC GC DCC
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E. A/V Systems
- equipment A/E / FHR A/E A/E GC GC DCC
- circuiting, conduit, & rough-in A/E A/E A/E GC GC DCC
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L. T.V. System
- antenna, cable services/satellite dish A/E A/E A/E GC GC DCC
- in-room movie system connected to house FHR A/E A/E PA GC LEASE
cable
- circuiting, conduit, & rough-in A/E A/E A/E GC GC DCC
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FAIRMONT HOTELS & RESORTS · DESIGN STANDARDS CLASSIFICATION OF RESPONSIBILITIES
5. CLASSIFICATION OF RESPONSIBILITIES
BUDGET DESIGN CONTRACT PURCH. INSTALL
DOCS
GUESTROOMS
1 LIFE SAFETY COMMUNICATION SYSTEM
A EMPTY CONDUIT GC ME ME GC GC
B EQUIPMENT GC ME ME GC GC
2 FURNITURE
A MOVABLE I I I PA PA
B FIXED GC I I GC GC
3 ARTWORK I I I PA PA
A BLOCKING GC I A GC GC
4 FLOORS
A CARPETING I I I PA GC
B OTHER (when defined) GC I A/I*** GC GC
C BASE GC I A/I***
5 CEILINGS
A DRYWALL GC I/A A GC GC
B PLASTER GC I/A A GC GC
C OTHER GC I A GC GC
6 WALL COVERINGS
A VINYL GC I I PA GC
B PAINT GC I I GC GC
C OTHER GC I I GC GC
7 CONNECTING DOOR AND SILENCER GC I***/A A GC GC
8 LIGHTING
A DECORATIVE
a Plug-In I I I PA PA
b Direct Connection PA I ME PA GC**
B FLUORESCENT GC I/A/ME ME GC GC
C INCANDESCENT GC I/A/ME ME GC GC
9 DOORS
A FINISHERS GC I/A A GC GC
B HARDWARE GC I/A A GC GC
10 DRAPERY I I I PA PA
A BLOCKING GC A/I A GC GC
B WOOD SHUTTERS GC I I GC GC
11 ELECTRICAL GC ME ME C GC
12 LINENS O O/I O PA O
13 MECHANICAL GC ME ME GC GC
14 RADIO AND/OR TV
A EMPTY CONDUIT GC ME ME GC GC
B EQIPMENT O O O PA PA
C WIRE O O O O O
15 SLIDING DOOR ASSEMBLY GC I/A I/A GC GC
16 SPRINKLER SYSTEM OR/ GC ME/A ME/A GC GC
LIFE SAFETY SYSTEM
17 TELEPHONES
A EMPTY CONDUIT GC ME/I ME/I GC GC
B EQUIPMENT & WIRE O ME/I/O ME/I/O O O
18 SMOKE DETECTOR GC ME/I ME/I GC GC
19 GRAPHICS-ROOM COLLATERAL PIECE O G/O G/O O O
20 BALCONY FLOORING GC A A GC GC
21 CLOSET-SHELVING RODS / HOOKS GC ID/A ID/A GC GC
22 BAR
A CABINET AND TOP GC ID ID/A GC GC
B REFRIGERATOR PA FHR ID/A PA GC
23 CEILING FAN GC ID ID/ME GC GC
24 ROOM SAFE PA ID ID PA PA
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19 LIGHTING
A DECORATIVE I I I PA PA
a Plug-In PA I ME/A PA GC**
b Direct Connection GC I/ME ME GC GC
B FLUORESCENT GC I/ME ME GC GC
C INCANDESCENT GC I/L L/ME GC GC
D DIMMING SYSTEM
20 COMMUNICATION SYSTEM
A EMPTY CONDUIT GC ME ME GC GC
B EQUIPMENT & WIRE GC ME ME GC GC
21 WALL COVERING
A VINYL GC I I PA GC
B PAINT GC I I GC GC
C OTHER GC I I*** GC GC
22 PICTURES, ARTIFACTS, ETC. I I I PA PA
A BLOCKING GC I/A A GC GC
23 PLANTERS
A FIXED GC I/LS/A I/A GC GC
B MOVABLE I I/LS I PA PA
24 PLANT MATERIAL LS I/LS LS GC GC
25 TOP OF TABLE ITEMS O O/I O O O
26 WALL SCONCES I I/ME ME PA GC
27 WAITER STATIONS GC I/K I/K/ME GC GC
RETAIL AREAS
1 BUILT-IN CABINETRY GC A/O/I A GC GC
2 FLOORS
A CARPETING GC I I PA GC
B OTHER I I A/I*** PA GC
3 CEILINGS
A LAY-IN GC I A/I GC GC
B SPRAY-ON GC I A/I GC GC
C OTHER GC I A/I GC GC
4 LIGHTING
A DECORATIVE
a Plug-In I I I PA PA
b Direct Connection PA I ME/A PA GC**
B FLUORESCENT GC I/ME ME GC GC
C INCANDESCENT GC I/ME ME GC GC
5 ELECTRICAL GC ME ME GC GC
6 MECHANICAL GC ME ME GC GC
SPA
1 BUILT-IN CABINETRY GC A/O/I A GC GC
2 FLOORS
A CARPETING GC I I PA GC
B OTHER I I A/I*** PA GC
3 CEILINGS
A LAY-IN GC I A/I GC GC
B SPRAY-ON GC I A/I GC GC
C OTHER GC I A/I GC GC
4 LIGHTING
A DECORATIVE
a Plug-In I I I PA PA
b Direct Connection PA I ME/A PA GC**
B FLUORESCENT GC I/ME ME GC GC
C INCANDESCENT GC I/ME ME GC GC
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FAIRMONT HOTELS & RESORTS · DESIGN STANDARDS CLASSIFICATION OF RESPONSIBILITIES
EXTERIOR
1 BUILDING SIGNAGE & DIRECTIONALS GC G/A G GC GC
2 FLAGPOLS GC A A GC GC
LEGEND
A Architect L Lighting Consultant SPA Spa Consultant
AV Audio/Visual Consultant LS Landscape Consultant * Rough-In
G Graphics Consultant ME Mechanical/Electrical Engineer ** Rough-In and Final Connection
GC General Consultant O Owner/Operator *** Finish Schedule Only
I Interior Design Consultant PA Purchasing Agent **** Consultant Only
K Kitchen and Laundry Consultant SEC Security Consultant
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FAIRMONT HOTELS & RESORTS · DESIGN STANDARDS PUBLIC AREAS
B. PUBLIC AREAS
1. LOBBY AND CIRCULATION
Weatherproof duplex electric outlets are required for maintenance of the area. A screw
down, recessed 3/4" (2 cm) cold water hose bib for washing down. 110V x 20 amp
weatherproof outlet (separate circuit) for high-pressure hose unit.
Landscape planters must have sufficient drains, duplex outlets and hose points are to
ensure proper plant lighting and maintenance.
Three anodised aluminium finish of a colour selected with internal halyards flagpoles
shall be provided at the porte cochere. If freestanding, they shall be not more than 40'
0" (12.2 m) high and less than 15’0” (4.6 m) high.
In cold and windy climates, a revolving door shall be provided at the main entrance
with a pair of swing doors on either side. A vestibule shall be provided at the swing
doors. Revolving doors shall be not less than 7' 0" (2.1 m) inside diameter and 9' 0"
(2.7 m) high. If the above entrance detail cannot be provided, two sets of doors shall be
provided. Comprising two single 3' 0" (91 cm) doors and one pair of doors 6' 0" (1.8
m) wide. Each door to be 9’0” (2.7 m) high. All doors shall be provided with high
quality balanced hardware. The exterior doors should open out. All doors shall be
framed in metal finish of a colour to be selected, and shall incorporate a weatherstrip
and special decorative pulls and pushes. Doors shall be of the “narrow frame” design
and a special decorative gold leaf or etched design shall be provided on the glass.
Four stainless steel 3/8" (0.7 cm) diameter rods with 4" (10 cm) projection shall be
installed, 16” (41 cm) apart and 7’0” (2.1 m) above the finished floor, on the two
columns or walls closest to the main entrance doors for garment bags.
Swift valet access to/from the porte cochere to valet parking area, both with and
without cars, is essential.
Direct access to service corridor leading to service elevators and luggage store is
essential, to prevent crossing public areas. All to serve as access to valet parking
manager’s office, bellman’s store, etc.
In resorts provide remote area, concealed from public view, for buses waiting for
groups.
The double volume main lobby establishes the image of the hotel and serves as the
main circulation space and functions as a control point. Provide seating, meeting and
greeting environment as well as reception/cashiers’ desk, concierge desk, guest safety
deposit box room, concierge storage and house and pay telephones.
The main lobby is adjacent to the main entrance, with visual access to the front desk
and elevator core. Concealed, pin hole CCTV cameras to cover front desks and main
entrance doors.
access to the building. Staff are to have easy access to the guest from behind the
counter, however the reverse is not to be encouraged.
The front desk should preferably be located in a separate foyer off the main lobby and
should not be the principal greeting element for arriving guests. Its location must
facilitate the view to the lobby entrance, guest elevators and concierge desk and provide
easy and direct access from the main lobby. The hotel’s front offices must be located
with direct access to the front desk.
Registration desk to have a minimum of four stations for an average 400 room Hotel.
One station to be added per 100 rooms. Each station is approximately 6’0” (1.8 m)
long.
Barrier-free house and pay telephones are to be adjacent to the front desk.
1.3. Concierge
Provide counter or desk area for guest service and information assistance with one
station per 200 guestrooms. A minimum of two stations is to be provided. Each station
is approximately 6’0” (1.8 m) long.
A concierge work and storage area (approximately 250 ft2) (23 m2) with direct access to
the concierge desk is imperative.
A typical concierge storage room is to have both open and lockable shelving (floor to
ceiling height) as well as duplex electrical outlets and telephone outlets (airline ticket
verification), fax machine and copier.
1.4. Guest Safety Deposit Box
Guest safety deposit box room adjacent to front desk. Guest entry door into safety
deposit retrieval room to be in direct sight of front desk. This door to have an electric
strike, activated from the front desk.
An assistance buzzer with retrieval room connected to the front desk.
Shall be elegantly finished to the same standard as the other public areas of the hotel
and shall contain the following functional items:
Safety deposit boxes for a typical 400-room hotel as follows:
a) 1 Bank of 60 boxes each 2 ½" high x 5" wide x 24" deep (6 x 13 x 61 cm),
b) 1 Bank of 24 boxes each 5" high x 5" wide x 24" deep (13 x 13 x 61 cm), and
c) 1 Bank of 24 boxes each 5" high x 10" wide x 24" deep (13 x 25 x 61 cm).
The boxes shall be built-in and concealed behind veneered hardwood doors. The floor
shall be designed to support the weight of these boxes.
Box “collection” counter approximately 18" (46 cm) wide and 42" (107 cm) AFFL.
Women’s washrooms should have an area separate from the wet areas, with dry
vanities, stools etc. for make-up.
Lighting must be excellent with downlights above each urinals, decorative ceiling
fixtures in WC rooms and general areas and wall sconces and downlights above each
lavatory basin.
A decorative mirror above each vanity. Plain sheets of mirror will not be acceptable.
A janitor’s storage closet with floor sink and mop rack adjacent to each group of
washrooms is to be provided. Provide wall mounted telephone.
Each washroom is to have a full-length mirror not less than 2' 0" x 6' 6” (0.6 x 2.0 m)
high.
Provide at least one floor drain per washroom area and a recessed hose bibb with
screwdriver stop and one waterproof duplex electrical outlet mounted 18" (46 cm) on
center AFFL immediately below the vanity.
Public
Washrooms
Telephones
Front Desk
LOBBY
Concierge
Luggage
Provide facilities for live entertainment including two 110V x 15 amp electric al outlets.
This facility shall be located and designed in such a way as to provide an effective
acoustic separation from guestrooms. It should preferably be accessed directly from the
main lobby.
110 V x 15 amp duplex electrical outlets on 40’0” (12.2 m) centers for housekeeping
purposes.
Lobby Bar
Three Meal
Restaurant
Lobby
Main LOBBY Lounge
Kitchen
Specialty
Restaurant
3. RECREATIONAL AREAS
e) Excellent lighting
f) Changing cubicles and benches
g) Half size and full size wooden lockers
h) House telephones
i) TV’s with DVD’s in relaxation areas
j) Plumbing fixtures and vanity areas to be design using the same
criteria as the guestrooms and public areas
k) Ensue adequate air changes in wet areas (negative pressure to
prevent moist air transferring to dry areas).
The interior walls and floor of the wet treatment rooms (approximately 150 ft2 – 14 m2)
should be finished with stone. Concealed cove lighting with independent dimmer switch
and temperature thermostat. All walls are to be soundproofed to achieve a rating of STC
54. The room is also to have a 2’0” wide x 4’0” (0.6 x 1.2m) long counter with sink and
storage cabinets above and below. Duplex electrical outlets and telephone outlet. Robe
hooks and towel bars.
In addition the rooms are to have the following features:
Where the switch may not be located near the whirlpool due to local code requirements,
it shall be located outside the pool attendant’s office in a clearly visible position.
Underwater lights to be provided at least equal to local code requirements and not less
than two fixtures in the swimming pool and one in each plunge pool. No underwater
light is required in the bottom of the whirlpool. Dry niche underwater lights are
preferred.
The plunge pool (approximately 130 ft2 – 12 m2) should have the water temperature to
be regulated to a maximum of 80F (27C)
Swimming pool, whirlpool and plunge pool to be finished with non-slip ceramic tiles.
Depth markings indicating 3’0” , 4’0” and 4’6” (0.9m, 1.2 m and 1.4 m) are to be
located on the pool deck and pool sides adjacent to pool edge on both long sides of
pool.
Lane and turn markings shall be in tile and in accordance with international standards.
Minimum depth of water in swimming lanes is 3’ 6” (1.1 m).
All built-in accessories to be stainless steel. Access ladder required at each end of
swimming pool and plunge pool and handrails to whirlpool. Provide removable
handicapped lift to pool.
Vacuum cleaning system accessories connected to pool water circulation system and a
water testing kit.
Life grab hook with pole, life rings and wall mounting supports are to be provided in
accordance with the current NFPA codes.
All indoor pools shall be heated and air conditioned as required by local climate to
maintain an air temperature of 80F (27C). All pools shall be de-humidified to minimize
damage from condensation.
Wall mounted emergency telephone and wall mounted house phone.
The wall surrounding the swimming pool area in indoor pools must be carried up to the
structure and sealed to prevent migration of chlorine odors and moisture to adjacent
areas.
The pool deck area design and paving finish are very important in resorts. Adequate
space must be provided for chaise lounges and these areas must be arranged in a way
that creates a sense of privacy for groups of chaises. Landscaping and changes in level
are an excellent way of achieving this result. Locate some chaise lounges on grassed
areas. 50% of pool deck area should be shaded – cabanas, trellis, umbrellas, landscaping
Specific design requirements are as follows:
a) Needs approximately one chaise for each guestroom plus 50%
more for peak season
Some resorts may have half court size volleyball/basketball court. These are to have
similar amenities as for tennis courts i.e. lighting, washrooms, etc.
Resort beach activities should have access at one central point. The beach services
pavilion and showers should be located at this point. The access route should be clearly
separate from the pool area and pool bar, so that beach traffic does not compromise
these areas. Service access to the beach for maintenance equipment, supplies, etc.
should be completely separate from the guest access.
A beach pavilion adjacent to the main access route from the hotel to the beach with a
good view of the entire beach area
The pavilion should have storage space for water sport activities, lockable drawers and
cupboards for beach related items (suntan lotion, glasses, etc) as well as telephone
outlets and duplex electrical outlets (some UPS), computer systems outlets,
undercounter refrigerators (FF & E) for cold water and facial towels and clean towel
storage (allow 12 ft2 – 1.1 m2 per 100 beach chairs) and used towel carts
(approximately 3’0” x 3’0” – 0.9 x 0.9 m)
Storage (approximately 200 ft2 – 18.6 m2) area adjacent the pavilion for beach chairs
and beach sport related equipment
Service cabanas, one per 1,000 ft (305 m) of beach).
4. RETAIL
A changing area (approximately 15 ft2 – 1.4 m2) is required in each clothing store.
Brightly light, full-length mirror, small bench, two robe hooks and small hook for
shoehorn.
Storage drawers should be on full extension, heavy duty glides with proper pull
hardware commensurate with weight and size of drawer.
Typically glass shelving is better than solid shelving as it has a brighter look and gives a
more open display. Solid, sloping shelving however, is fine for newspapers and
magazines.
All shelving should be adjustable with continuous, recessed support track for full height
of display units.
Provide storeroom and manager’s work area (approximately 150 ft2 – 13.9 m2 or 15%
of store areas) whichever is the larger. Storage will need to be higher in remote
locations to a maximum of 20%. Storeroom should have direct access from service
corridor as well as direct access to retail shop. Provide adjustable shelving throughout -
storage provided at the bottom of display units should be in drawers on full extension
guides, not on shelves behind doors.
Store Manager’s work area requires the following features:
A (temporary) service bar at one end with direct access to the service corridor.
Exterior views from the pre-function space are desirable in urban hotels and essential in
resorts.
Provide windows where possible, yet room must be capable of complete black out.
Minimum clear height of 18' 0" ( 5.5 m)under chandeliers and lowest ceiling level.
All walls, including movable partition walls to have a sound rating of not less than 54
dB (FSTC 54).
Clear automobile access route must be provided to the ballroom together with an 8' 0"
(2.4 m) wide pair of entry doors or removable panel.
Ceiling design must incorporate anchor/suspension points for scenery etc. and power
outlets/suspension bars for special lighting. Align pot lights with structural beams or
special support beams - with the removal of the light can, the beam can be used to
support a lighting truss, scenery anchors etc.
A motorised projection screen is required at each end of the ballroom. The screen
(approximately 14' 0" wide x 14' 0" high – 4.3 x 4.3 m)and the retaining box shall be
mounted above the ceiling so that the screen is completely concealed when not in use.
The switch operating the screen will be mounted on the wall in the adjacent control
niche. The screen shall be without borders and with matt white reflective surface.
Main ballroom to be sub-divisible into halves (double layer of partitioning) and thirds
(single layer of partitioning).
Each ballroom subdivision must be able to function independently i.e. there must be
provision for each to locally control:
a) Background music volume and on/off
b) Sound reproduction through background music speakers in lieu of
background music
c) Head table and runway lighting
d) General lighting dimming
e) Remote control of lighting should also be available to enable light
levels to be controlled by an audio-visual operator running a slide
show.
Each ballroom subdivision must incorporate:
a) Supply air system with local control thermostat
b) Exhaust air system
c) Baseboard electrical requirements as shown on Fairmont Hotels
and Resorts Standard Details.
d) One light fixture circuit, three way switched from the main
entrance door and the service door
e) Two pairs of entrance and two pairs of service doors (6' 6" – 2 m
wide overall). One pair of service doors to open into ballroom.
Ballrooms of approximately 7,000 ft2 – (650 m2) and larger will include two 200-amp x
208V 3-phase breaker panels in the service corridor behind each ballroom subdivision,
i.e., a total of 6 outlets. Acoustically rated conduit for connection between inside of
ballroom and service corridor below each panel is to be provided.
Marker boards are to be provided by and built in by the general contractor. The marker
boards are to be white porcelain surfaced steel for use with magnets and markers,
complete with full length and anodized aluminum pen marker ledge. Include two
complete sets of magnets for each board.
Cork boards, where specified for bulletin boards, orientation units etc., are to be
supplied and installed by the general contractor. They are to be 1/4" (0.6 cm) thick in
widths as wide as possible with colours selected by the interior designer.
Projection screens are to be provided and installed by the general contractor. The size is
to be specified by the Interior Designer together with the Audiovisual Consultant. The
matt white screens are to have patented automatic tensionizer, be electrically operated
with self-storing housing in a recess within the ceiling.
5.8. Boardrooms
Boardrooms (approximately 300 ft2 – 27.9 m2) shall provide function spaces for
executive meetings. They shall have upgraded interior finishes.
The functional relationship is similar to meeting rooms and Fairmont Hotels and
Resorts Design Standards apply equally.
Provide windows where possible.
All walls to have a sound rating of not less than 54 dB (FSTC 54).
Conference Banquet
Centre Storage Kitchen
Public Circulation
Meeting
Coordination
Office Public
Washrooms
Public
Phones
Business
Conference Centre
Centre Coat Check
Lobby
Room
Conference
Centre
Entrance
Lobby
C. GUESTROOM AREAS
1. CORRIDORS AND CIRCULATION
Provide ceiling coves and chandeliers together with marble trim around elevator
entrances and painted or etched design on elevator doors.
Duplex electrical outlet and telephone outlet at furniture arrangement mounted 22” (56
cm) AFFL.
Storage space for maids’ housekeeping appliances. Allow approx. 5 ft2 (0.5 m2) per
thirteen bedrooms and 5 ft2 (0.5m2) of storage space for spare chairs etc. Hanging rod
2’ 0” long (0.6 m) at 5' 6" (1.7 m) AFFL to hang spare bathrobes as well as three 6" (60
cm) long straight “hooks” to hang spare coat hangers
A 24" (76 cm) square lockable access door to 30" diameter linen chute
A 2' 0" wide x 1' 6" deep x high 6' 0" (0.6 x 0.5 x 1.8 m) lockable storage cabinet with
six adjustable shelves for personal bar supplies
All shelving to be plastic laminate faced
Two timber rubbing rails, one at the base and one 2’0” (0.6 m) on centerline AFFL and
corner guard treatment to all walls in service elevator foyer
Where service elevator foyers have exterior windows, lighting shall be incandescent and
the windows shall have fixed drapery panels to blend with the adjacent guestroom
windows
Service sink with ceramic tile surround to 4' 0" (1.2 m) AFFL. Tiles to project one
course beyond sides of sink. Mop rack mounted at 5’0” (1.5 m) AFFL over sink
Exhaust air grille in both service elevator foyer and maids’ room. Supply air grilles or
ceiling transfer duct from corridor as required by climate
Duplex outlets for housekeeping
A wall mounted house telephone
Electrical panels, dimmer equipment, switchgear etc. located in a service area must
have locked access panels to controls. This equipment must not be located in the
maids’ room.
1.4. Location
All guestroom support areas are to be visually and acoustically remote from the
guestroom corridors. Ice dispensing, vending machines and guests laundry spaces to be
located near the elevator core in a separate room adjacent to the guestroom corridor.
The housekeeping storage should be part of the service elevator core. Provide access to
mechanical, electrical and communications service rooms located on each floor.
2. STANDARD GUESTROOMS
c) Stone threshold
d) Undercut door ¼” (0.6 cm) above threshold.
2.9. Closets
a) A minimum length of 5’0” (1.5 m) of hanging rod (Resort hotels
8’0” – 2.4 m), mounted at 5’9” (1.8 m) AFFL as well as a full
height shelf unit including a built-in safe mounted 4’0” (1.2 m)
AFFL)
b) A clear interior depth of 2’0” (0.6 m)
c) Shelf 15” (38 cm) wide open wood slatted shelf, mounted at 6’2”
(1.9 m) AFFL
d) A pair (two pairs in Resort hotels) of 1 3/8” (1.1 m) solid core
doors with applied mouldings on one side
e) Two single hooks for shoe horn and clothes brush mounted 3’6”
AFFL on side wall
f) Each closet must incorporate an interior light operated by a
pressure switch in the frame of each door. Where there are three or
more doors pressure switches must be provided to at least two.
g) Hanger for iron and ironing board.
2.10. Windows
a) An operable section is required in all guest bedroom windows.
The type of opening section e.g. pivot, side hung sash or sliding,
depends upon the architect’s proposed fenestration details with
maximum opening set at 4” (10.1 cm)
b) Cylinder locks must be provided to all sliding doors on ground
floor terraces. Provide thumb turn on inside
c) Sliding balcony doors should be not less than 8’0” wide and 8’0”
(2.4 x 2.4 m) high
d) Insect screens should be provided to all opening sections where
they would be a problem for the guest
e) A removable plywood drapery valance and wood blocking together
with drapery tracks are required
f) Sound penetration through windows must be addressed where
guestrooms face onto busy streets, etc
Windows (continued)
g) Where a built-in personal bar unit has not been allowed for, the
refrigerator will be housed in the armoire.
Guest bedrooms are to have the following different features from a standard guestroom:
a) Entry door second peephole at 3’9” (1.1 m) on centre line AFFL
b) Closet with main shelf at 4’9” (1.4 m) AFFL and hanging rail at
4’6” (1. 3 m) AFFL
c) Special strobe emergency light for hearing impaired, combined
with smoke detector
d) Special telephones
e) Emergency bell connected to security office (with automatic
replay to telephone operator’s if not answered within 30 seconds)
f) Fire alarm outlet for vibrating pillow.
Fairmont Gold, a hotel within a hotel, dedicated to a consistent high quality of service,
is designed to meet all the needs and expectations of the discriminating business
executive and leisure traveller. Within a private atmosphere of quiet residential
surroundings, the specially trained staff provides friendly, personalized and efficient
service.
The added amenities and luxurious surroundings are simply an extension of the caring,
comforting attitude of the hosts. Fairmont Gold is a consistent attitude of dedication to
the well being of the Fairmont Hotels & Resorts guests.
Typically, an upper floor(s) or a wing of a floor will be dedicated to Fairmont Gold.
Minimum recommended is 50 rooms with a maximum of 85 rooms, depending upon
lounge capacity. A minimum of 70% of the rooms is to be designated non-smoking. All
rooms should preferably be on the same floor. If floor size is too small to accommodate
the number of guestrooms required then the floor immediately below and/or above the
Lounge could be used. A separate internal open stair should then be provided between
the floors.
3.2. Guestrooms
Functional Requirements of Fairmont Gold guestrooms are similar to standard
guestrooms, however, the Fairmont Gold have upgraded finishes, FF & E and
amenities.
It is Fairmont Hotels and Resorts policy to offer to store Fairmont Gold floor guests’
luggage away from their guestrooms, and a storeroom (approximately 150 ft2 – 14 m2)
is therefore required. This room should have a wall hung house phone as well as heavy
duty plywood adjustable shelving, ¾” thick x 30” (1.9 x 76 cm) wide, with a total
length of 30’0” (9.1 m), as well as 5’0” (1.5 m) of hanging rod 5’ 9” (1.8 m) AFFL.
A separate lounge comprising 70% table seating and 30% soft casual seating. Allow for
two individual desks with chairs. Total number of seats should be related to the number
of Fairmont Gold guestrooms (50% for city hotels, 100% for destination/resort hotels)
The lounge will include an honor bar and buffet facilities which must be in close
proximity and preferably visible from the reception desk. Provide electrical outlets for
hot food table, TV’s etc. Washrooms adjacent to the lounge. The storage area may also
double as a place for guests' belongings after check out if they are not leaving the hotel
until late in the day. Recessed ceiling speakers connected to audio located in lobby
storage room.
Resorts to have variable speed ceiling fans.
4. SUITES
Legend
AT-CG 1' 0" x 1' 0" (0.3 x 0.3 m) textured ceiling tiles with concealed grid
AT-EG 4' 0" x 2' 0" (1.2 x 0.6 m) lay in textured ceiling tiles with exposed grid.
Tiles and grid finished white
AT-M An acoustic tile ceiling that will resist heat, steam, water etc. and is
easily cleaned e.g. metal tile with acoustic pad
CP Carpet
CT Ceramic tile, thin set. Joint between CT and bathtubs and WC’ be
caulked with white, silicone caulking specially designed for this purpose
D. BACK-OF-HOUSE
1. OFFICE AREAS
• Library
• Interview room
• Copy and beverage station
• Files and storage
Legend
AT-CG 12” x 12" (30 x 30 cm) textured ceiling tiles with concealed grid
AT-EG 4' 0" x 2' 0" (1.2 x 0.6 m) lay in textured ceiling tiles with exposed grid.
Tiles and grid finished white
AT-M An acoustic tile ceiling that will resist heat, steam, water etc. and is
easily cleaned e.g. metal tile with acoustic pad
CP Carpet
CT Ceramic tile, thin set. Joint between CT and bathtubs and WC’s shall be
caulked with white, silicone caulking specially designed for this purpose
G Granite laid to special pattern
ES Exposed structure including all exposed services
LH Smooth trowelled concrete with liquid hardener and dustproofer
M Marble laid to special pattern
MONO Monolithic floor finish e.g. Duron Resolast
QT Slip resistant quarry tile
RB 2 ½" (6.4 cm) flat rubber or vinyl covered (use cheaper)
RCB 2 ½" (6.4 cm) rubber or vinyl-coved base (use cheaper)
SGP Three coats semi-gloss enamel paint
SP Smooth plaster with two coats flat latex paint
VT 12" x 12" (30 x 30 cm) vinyl tile
VWC Vinyl wall covering
WD Stained or painted hardwood
CPT Carpet tiles
Doors to the following rooms shall be hollow metal for security reasons and shall
incorporate a card access with keypad lockset:
a) Food stores
b) China and silver dead storage areas
c) Beverage stores.
Glazed interior screens, typically of hollow metal with clear glass are essential in the
following offices:
a) Executive housekeeper’s office and general housekeeping
b) Chief and assistant engineer’s offices
c) Secretary’s and general maintenance offices
d) Laundry manager and laundry area
e) Chef’s office and kitchen
f) Baker’s office
g) Bake shop and kitchen
h) Dishwashing steward’s office and dishwashing area
i) Receiver’s office
j) Security office
k) Human resources reception area
l) Assistant controller’s office and accounting offices
m) Head cashier and staff cash-out room
n) Garde manger and kitchen
o) Rooms division manager, reservations and clerk’s office
p) Purchasing office
q) Computer manager’s office and computer room
r) Telephone operator’s room and reservations
s) Room service cashier’s office with opening for pass
through
t) Valet parking cashier’s office with opening for pass
through.
Employee lockers should be located on the same level as the entrance and adjacent to
uniform store and issuing.
Employee dining should be located adjacent to banquet kitchen in order to eliminate a
separate dishwash area.
Food and beverage stores, as well as engineering maintenance areas should be located
on the same level as the truck dock and receiving area.
Back-of-house lighting in areas with exposed ceiling and/or T-bar ceilings shall be energy
efficient recessed fluorescent fixtures complete with hinged acrylic lens. Fixture sizes shall be
standardized to lamp sizes with a preference for 1’0” x 4’ 0” (0.3 x 1.2m) or 2’0” x 4’0’
(0.6 x 1.2m) light fixtures. Fixtures in kitchens, laundry or other damp locations shall be
gasketted. Fixtures in service and storage rooms may be strip lights complete with wire guards.
2. EMPLOYEE FACILITIES
Employee
Entrance
Human Housekeeping
Resources Laundry
and
Receiving Security Uniform Issue
Dock Office
Training Training
Room Manager
Men’s
and
Women’s
Main Employee Locker
Kitchen Cafeteria Room
Toilets
One hour pressing of guests’ clothes will be offered generally between the hours of 7
am and 8 p.m. seven days a week as well as overnight pressing.
The valet area shall incorporate the following features:
a) Duplex electrical outlet and telephone at valet’s desk location
b) Duplex electrical outlet at sewing machine location
c) Duplex electrical outlet and telephone at shoe shine location
d) Special exhaust duct system over dry cleaning unit
e) Blocking in ceiling for support of slick rails for valet equipment
f) Allow 20 ft2 (1.9 m2) for perc drum storage
g) Guest check-in table/bins unit
h) All compressor air lines to have quick disconnects and automatic
moisture traps with a water leg and drain valve
i) Direct exhaust outlet to vacuum unit.
The laundry will be designed to process all the hotel’s textiles and also to provide same
day full guest laundry, seven days a week.
Fairmont Hotels and Resorts’ laundries are designed based upon the following criteria:
a) Average load produced per room in (a) City Hotels is 25 lbs
(11.4 kg) and in (b) Resorts is 38 lbs (17.2 kg, in (c) Hotels with
Willow Stream Spa’s is 35 lbs (20.4 kg) and in (d) Resorts with
Willow Stream Spa’s is 48 lbs (21.7 kg)
b) Equipment to be designed to suit 100% occupancy based upon 1.2
loads per washer and dryer per hour
c) Laundry will operate 6 days per week and will be staffed 48 hours
per week, although washmen’s shifts will be staggered to allow
equipment to start early.
The formula for calculating the area of the laundry production space and soil sort area is:
a) City Hotel: Quantity of Guestrooms x 25 x 7 x 3.5 divided by 48,
(b) Resort Hotel: Quantity of Guestrooms x 38 x 7 x 3.5 divided by
48, (c) Hotels with Willow Stream Spa’s: Quantity of guestrooms
x 35 x 7 x 3.5 divided by 48 and (d) Resorts with Willow Stream
Spa’s: quantity of guest rooms x 48 x 7 x 35 divided by 48.
b) The 3.5 ft2 (0.32 m2)/lb./hour is calculated from 28 ft2
(0.26 m2)/lb./hour for laundry including laundry manager’s office
and 0.7 ft2 (0.07 m2)/lb./hour for linen chute discharge and soil sort
a) Linen storage
b) Glassware storage (glasswashing)
c) Cleaning materials storage
d) Hotel bulk storage
e) Hotel dead storage
f) Hotel stationary/paper storage
g) Lost and Found storage
h) Uniform storage
i) Valet equipment area.
Formula for calculating storage areas for typical city and resort hotel (where properties
are offshore or remote with less predictable delivery periods increase allowance by
50%):
c) Stationery and Paper storage: 100 ft2 (9.3 m2) per 200 guestrooms
Service
Housekeeping Housekeeping Uniform
Elevators Employee
Supplies Storage Distribution
Facilities
Distribution Area
Housekeeping
Manager
4.2. Storage
Provide separate storage areas for dry, refrigerated and frozen goods (approximately
40% of net kitchen area).
Provide modular walk-in freezers and refrigerator.
All main storage areas to be close to the production Kitchen and located between the
Receiving Dock and the Kitchen receiving space.
m) CCTV cameras
n) Horizontal 2” thick x 12” high (5 x 30 cm) wood or plastic
robrails, mounted 3’6” (1.1 m) to center line AFFL on all exposed
walls
o) Wall mounted telephone adjacent to intercom at truck gate and at
truck dock receiver’s office.
5.2. Offices
Provide space for purchasing functions and for loading dock control office
(approximately 250 ft2 – 23 m2).
The purchasing offices should be located near the loading dock with the control office
adjacent to the loading dock and linked to other back-of-house activities by the main
service corridor.
m) Cooling load for health clubs and spa exercise rooms are to be calculated
on a basis of a the room being fully occupied, with guests doing a
vigorous workout
n) Chilled water piping systems are to be designed with balancing capability
o) In tropical and salty environments, cooling towers are to be constructed
of corrosion resistant fiberglass reinforced polyester and all other
components, including nuts and bolts are to be “rust resistant quality”
stainless steel
p) Guest toilet exhaust fans are to be designed to maintain negative pressure
with respect to adjacent rooms and positive pressure with respect to
outside air
q) Make up air for toilet rooms and other exhaust systems should be
designed to be continuously conditioned air and not filtrating outside air,
nor natural ventilation.
The steam service equipment is to be designed to meet the following criteria:
a) Laundry and valet equipment, unless otherwise specified by the
equipment manufacturer is to be supplied with a pressure of 125 psi
(8.8 kqf/cm2)
b) Kitchen and dishwashing equipment, unless otherwise specified by the
equipment manufacturer is to be supplied with a minimum pressure of
12 psi (0.8 kqf/cm2) and a maximum of 30 psi (2.1 kqf/cm2)
Boiler plant equipment is to be designed to meet the specific load requirements and
consideration must be made for the following criteria:
a) Types of fuel available and their associated costs
b) Hot water heaters, reheat for humidity control, direct heating and air
tempering is to be supplied with a pressure of 5 to 10 psi (0.35 kqf/cm2 to
0.7 kqf/cm2)
c) Dependability of the local fuel supply
d) Daily and seasonal variations of load
e) Availability and quality of the local supplier’s organization
f) Whether or not licensed operators are required (unlicensed operators are
preferred)
g) The need for winter heating and the possible utilization of steam during
cooling season and air conditioning refrigeration plant
h) The boilers are not to be sized to merely meet the anticipated peak load
condition, but must be selected to provide sufficient excess capacity to
permit one unit to be removed from service for repairs and maintenance
without seriously affecting the operations of the hotel. The minimum
boiler selection must be two units each sized to provide approximately
two thirds of the peak load
i) If boilers are to be oil fired then the capacity of the fuel storage facilities
must be designed to accommodate a two-week supply.
All air conditioning installations are to be of the central plant type, supplying chilled
water to the various air-handling units.
As the equipment is to be designed to operate on a 24 hours, 365 day per year basis it
must be selected in multiple units with sufficient spare capacity to maintain comfort of
the guests during periods of average weather conditions and occupancy during times
when one unit may be taken out of service.
The selection of the refrigeration plant equipment, excluding the kitchen refrigeration
equipment, which will be supplied under the kitchen equipment contract, must take into
consideration the following criteria:
a) Climatic conditions and degree of discomfort expected if breakdown
occurs
b) Availability and reliability of supply
c) Cost of water
d) Chemical and physical properties of available water
e) Availability, quality and cost of electrical energy supply
f) Availability and cost of hotel produced steam
g) Availability of skilled maintenance labor
h) Type of equipment with which local maintenance labor is familiar
i) Availability of manufacturer’s local service organization and their skill
levels
j) Availability of replacement parts
k) Chiller quantity and capacity calculations are to be based upon the same
criteria as for boilers
l) All condensers are to be water cooled and piped to a complete cooling
tower water system
m) If the cooling towers for the air conditioning plant do not operate year
round, then a separate cooling tower is to be installed for the refrigeration
plant and ice makers
c) Where disposable or replaceable type filters are used, one set of spare
filters is to be provided in addition to the new filter being installed.
Guestroom air conditioning is to be designed and specified to meet the following
criteria:
a) Air conditioning units are to be of the fan coil type and where
heating/cooling is required, the unit is to be a double coil four row type
suitable for a Four Pipe System
b) The unit is to be located over the entry vestibule and is to have a
combined removable return air grill and access door located in the
ceiling, with a supply grill in the face of the guestroom and to have piped
drain connections in addition to secondary water connections
c) The unit is to be provided with on/off and three-speed room thermostat
control and selected for cooling at low fan speed. The unit having a rating
of NC 30 night/day at low speed and NC 35 at medium speed with the fan
running continuously at the selected speed and the thermostat provided
with a deadband setting of a maximum of 75 F (24 C) and a minimum of
68 F (20 C)
d) The unit are to be generally controlled by the thermostat and pneumatic
or electric modulating throttling valve
e) Drain pans are to be provided and designed so that all valves and controls
are directly over the pans.
Radiators and convectors are to be designed and specified to meet the following criteria:
a) In areas that experience severe winters, radiators and convectors must be
provided below all glass areas not protected by air conditioning units.
b) Heating units in unconditioned spaces are to be designed to handle the
entire heating load, while in conditioned spaces, they are to be sized to
operate in conjunction with the air conditioning system
c) Hot water is preferable as a source of heat
d) Temperature and humidity test readings are to be taken during periods of
full occupancy of each area.
Unit heaters are to be used in the following areas:
a) Centrifugal blower type heaters are to be used at entrances
b) Propeller type heaters are to be used at loading docks and equipment
rooms.
Control samples of the following materials are to be submitted to Fairmont Hotels and
Resorts for approval, prior to ordering:
a) Supply grills
b) Return grills
c) Thermostats
d) Guest bathroom exhaust grills.
Electric motors are to be designed and specified to meet the following criteria:
a) Motors and controls driving heating, ventilating and air conditioning
equipment are to be supplied and installed by the Mechanical Contractor.
The wiring for this equipment is to be supplied and installed by the
Electrical Contractor
b) All motors are to be of the quiet operating type and preferably should be
from one manufacturer
c) All motors and accessories are to comply in all aspects with NEMA
standards, are to include a service factor and to be energy efficient
d) Exhaust fans for guestroom dishwashers are to be wired so that the fan
only works when the dishwasher is in operation.
Ducts are to be designed and specified to meet the following criteria:
a) Kitchen range hood exhaust ducts are to be manufactured from 16 gauge
black iron and are to be provided with clean-outs are each bend, every 10
(3 m) feet horizontally and every 20 feet (6 m) vertically
b) Dishwashers and laundry flat ironers are to be manufactured from
stainless steel for a minimum distance of 25 feet (7.6 m) from the
equipment.
c) Horizontal ducts from dishwashers are to pitch toward the equipment at
one inch per ten feet
d) Swimming pool supply air ducts are to be manufactured from aluminum,
while exhaust ducts are to be manufactured from stainless steel
e) Laundry dryer exhaust ducts are to be manufactured from galvanized
steel with water tight joints and the interiors are to be smooth and free
from any intrusions
f) Fire dampers are to be installed in all ducts piercing shaft walls and shall
have suitable eyes and standard fusible links as well an exterior device,
which will visibly show the position of the damper.
Grilles, registers and diffusers are to be designed and specified to meet the following
criteria:
a) All side wall supply registers are to be the double deflection type with
opposed blade dampers
b) All return and exhaust registers are to be the single deflection type with
opposed blade dampers
c) Ceiling diffusers in public areas are to be linear
d) The inside of supply and return ducts and plenums in public areas are to
painted matt black for any portion visible through the grill
e) Registers and diffusers are to be factory prime coated.
Sound levels due to air conditioning and ventilation equipment, pipes, ducts, etc are to
be designed to not exceed the following criteria:
a) Guestrooms and suites - NC 30 with FCU on low speed
b) Ballrooms, conference rooms, executive offices and massage rooms - NC
30
c) Public spaces, general offices, lobby lounge, main dining and general
office - NC 35
d) Staff cafeteria, swimming pool and health club – NC 40
e) Kitchen and laundry – NC 50.
Neoprene or vinyl coated fiberglass of 1 ½ pounds density acoustic duct lining of at
least 1” thickness is to provided and installed to the following areas:
a) Discharge and intake ducts of every low pressure handling unit for a
minimum distance of 15’0” (4.6 m)
Insulating materials shall be provided and installed to all piping,
mechanical equipment, ductwork, etc.
2. PLUMBING
Under counter lavatories for guestrooms are to be Kohler “Claxton” model K-2211
complete with overflow and Broadway* Collection “Old Dominion Suite” 12” (30 cm)
spreadset faucet with lever handles.
Bidet for guestrooms are to be Kohler “San Tropez” model K-4854 complete with
integral overflow, flushing rim and spray and Broadway Collection “Old Dominion”
bidet model 6DM10.
Separate shower stall for guestrooms are to be fitted with a Kohler “Triton Rite-Temp”
model K-T6910-4A/K-304-K or Symmons “Allura” model 76-1XLR pressure
balancing valve with K-7351 CP City Club showerhead or Sloan Actomatic model
#AC-10 showerhead or Speaman model S-2252-AF showerhead
Water closets for public washrooms are to be wall mounted Kohler “Kingston” model
K-4330 with a seat less and Sloan “Royal” flush valve.
*Acceptable alternative suppliers are: Hansgrohe, Harden and Ginger.
3. ELECTRICAL
a) Public restrooms
b) Each ballroom and pre-function section
c) Meeting rooms
d) Spa/Fitness Center
f) Flood, sump and sewage pumps
g) Automatic transfer equipment to bring all elevators to main lobby level,
each one at a time, while at the same time keeping the fireman’s elevator
continually operational
h) Telephone systems
i) Freezers, refrigerators and circulation pumps for refrigeration cooling
j) All computer equipment and computer room HVAC equipment
k) Fire protection and life safety
l) HVAC equipment used for smoke control, stairwell and elevator shaft
pressurization
m) Uninterrupted power supply
n) Oil heaters for chillers
o) All paging systems
p) Security systems including CCTV
q) Automatic door.
The main distribution system using at least two transformers, secondary and/or primary
tie or transfer switches, standby cable or equivalent, is to be designed and specified to
prevent total loss of power in the event of maintenance or a failure of any single piece
of equipment, bus or cable in the primary and main secondary distribution.
An automatic load limiting system is to be designed and specified to shut down the
following loads when the loads exceeds the predetermined limit:
a) Toilet exhaust fans
b) Miscellaneous general ventilation systems
c) Public space air-conditioning systems (provide over-ride)
d) Chillers (only as a last resort)
e) Electric water heating.
Panel boards are to be designed and specified to meet the following general criteria:
Administration & BOH office areas (at desk level) 60 (645 lm/m2)
Ballrooms, Front Desk, Kitchens, Housekeeping and Laundry 50 (538 lm/m2)
Call Accounting
Provides costing of all calls made by telephones on the property, interfaces to the
telephone switch and property management system (to post guest charges to accounts).
The standard is XETA.
b) At the desk a Teledex Opal Series 2011S (2 line) or 1010S (single line).
Features full faceplate, speakerphone, speed dial buttons, hold, and
volume control. See http://www.teledex.com/telephones/opal/index.html
Jacks, comprising one RJ-11C and one RJ–45 terminations (one for a two
line telephone, one for data) is to be installed at the desk Wiring to be 1 x
4 pair enhanced category 5 serving the onejack and 1 x 4 pair category 5
data grade servicing the other jack
c) In the bathroom a Teledex Trimline I or II, small mountable phone with
buttons on the handset only. See
http://www.teledex.com/telephones/trimline/index.html
Simplex wall mounted telephone jack with RJ-11C termination in the WC
(telephone is not to be mounted directly on wall)
One, Two, and Three Bedroom Suites are to have the following features:
a) Living room phone has same extensions as master bedroom.
b) All bathrooms have bridged first extension off related bedroom.
c) Pantry phone and maid’s closet phones have separate extensions from
suite main number.
Boardrooms
Provide multi-line digital speaker telephone,the Northern Telecom 2616. Provide
fourplex outlet in boardroom with one voice RJ-11C (digital), one fax/modem (analog)
RJ-11C and two data RJ-45 jacks.
Back-of-the-House Areas
Within the Administration and Accounting areas of the hotel, data grade cable should
run from the localized intermediate distribution frame from each position, either to a
concentrator/hub located at the intermediate distribution frame or home directly back to
the computer room without intermediate splices or cross-connects.
Back of house offices and secretarial and front desk positions to be provided with the
following:
a) A quad jack, comprising RJ-11C and two RJ-45 terminations
b) Wiring to be 1 x 4 pair category 5 serving the upper jacks and 2 x 4 pair
category 5 data grade servicing the lower jacks.
Multi-button, digital display phones are to be provided to the following locations.
Positions identified with an asterisk shall be hands-free speaker phones, all guest
contact positions (i.e. housekeeping, accounting, room service) shall have guest name
recognition capability:
Provide direct outside lines (i.e. by-passing the main switch) in the main switch room,
telephone operator’s room and security.
There will be a minimum of 10 phones designated on the telephone switch as power
fail telephones, which may be activated and provide external telephone service in the
event of a failure of the telephone switch. The locations will be determined at the time
the switch is installed.
Public Areas
Provide phones which ring direct to operator in the following locations in the Main
Lobby (2 or more), near the Front Desk (2 or more), in Ballroom Foyer (2) and near
Meeting Rooms or group of Mtg Rms (2 per floor or group). Standard will be the
Teledex Opal 1001, see http://www.teledex.com/telephones/opal/opal1001.html
located in the same location as house phones of which one in each area shall be
mounted for handicapped use. All phones to be fully recessed.
Provide outdoor phones in weatherproof boxes for exterior games areas such as tennis
courts, waiting and service areas and swimming pool locations.
Provide cordless phones for pool area and restaurants (2 for each area).
All telephone operator consoles to have guest name display capability.
The following areas are to be provided with active at all times, single line telephones
with direct access to the outside without passing through the telephone switch:
a) Telephone Operator’s room
b) Security
c) Telephone Switch room.
The following areas are to be provided with two house telephones with dial pads (must
ring down to the operator):
a) Each ballroom foyer
b) Near each meeting room
c) Near the front desk
d) Main hotel lobby.
Note: House telephones are to be installed adjacent the pay telephones.
Pay per view television, where available, will be located in a room (allow
approximately 150 ft2 – 14 m2) adjacent to the telephone equipment room. This
equipment shall be supplied and installed by an independent supplier.
The general contractor will be responsible for supplying the whole system, excluding
the television sets. Televisions complete with remote controls will be supplied and
installed by FF and E.
A television signal outlet together with its attendant duplex electrical outlet is to be
provided at the following locations:
a) All guest bedrooms and living rooms
b) All presidential and special suite bathrooms
c) All public bars and lounges
d) Secured storage rooms in maintenance areas
e) At television repair workbench in maintenance area
f) Employee dining room and employee lounge
g) Ballroom, ballroom pre-function areas and meeting rooms
h) Staff training room
i) Health club relaxation areas and exercise rooms.
Provide different designated equipment rooms for the hotel and meeting facilities
operation.
a) One audio and one video to meeting rooms less than 1,000 ft2 (93 m2).
b) Two audio and two video to each subdivision of meeting rooms over.,
1,000 ft2 (93 m2) ballrooms and ballroom pre-functions.
c) Four audio and five videos to up-link location for satellite truck adjacent
to truck dock.
Each restaurant and lounge to have its own unique music source originating within the
area itself or from the media center.
Each restaurant and lounge is also to have a feed from the background music source
serving the circulation areas.
Bars and live entertainment areas are to be equipped with the additional two line level
and four microphone level input receptacles with on/off and volume control at the stage
areas.
The pool areas are to be equipped with weather resistant loudspeakers.
A separate unique music source is to be provided at the children’s pool area.
Outdoor circulation areas are to have loudspeakers positioned so they provide an even
coverage in areas served, particularly in outdoor function areas, however, deliberately
omit music provisions from areas directly adjacent to guestrooms and at least half of all
circulation pathways and outdoor seating areas. Loudspeakers in outdoor function areas
are to be able to be switched to transfer circuit from background music amplifier to
local loudspeaker level input receptacle served by a portable sound rack with integral
amplifier.
The Fairmont Gold lounge is to be provided with a residential style stereo system.
Location of speakers and controls are to be coordinated with the Interior Designer. All
wiring and cabling is to be housed in concealed conduits.
Presidential and special suites are to be provided with residential style stereo system as
well as DVD players. All devices are to be of the same manufacturer and to be
compatible with the television receiver and controlled by a single remote control device.
Loudspeakers are to be provided in an outdoor patio area. These loudspeakers are to
have a dedicated amplifier connected to the suite’s audio system.
Staff training rooms and staff meeting rooms are to be provided with permanent,
remotely controlled motorized projection screen.
Boardrooms are to be provided with a permanent, remotely controlled motorized
projection screen with remote tie line from projector to front of room and background
music.
Each subdivision of all meeting rooms, ballrooms and pre-function areas are to be
provided with four sources of background music as well as local input. A recessed
mount control panel housed within a control niche adjacent to an entrance doors is to
house the on/off and volume controls. These rooms are to be equipped with empty
conduit provisions and audio-video distribution systems. All systems are to operate in
conjunction with the lighting and drapery controls as well as the adjacent subdivisions
of each room.
The audio signals are to have a combining system that will provide a graphic visual
representation of the room status as well as automatic equalization switching upon
change of status for meeting rooms and ballroom subdivisions. These rooms must also
be capable of selecting a local source or background music from within the room itself.
When the rooms are in a combined mode, the controls within each room sub-division
will also be combined such that the manipulation of one control will affect the source
throughout the combined area and provide an indication of the relative level as well as
the source selection at each control location.
4. ELEVATORS
d) Security desk.
Three handheld communications units (for engineering, security and one spare)
a) Necessary network switches/hubs to be placed as required to
service all above locations.
System to include the following features:
a) Must be able to upgrade from magstripe card to smartcart without
changing lockset hardware
b) Shall have a minimum of eight failsafe cards per room (in the
event of power failure, property will continue to be able to check
guests in)
c) Shall have a minimum of thirty user types (or levels) and a
minimum of two hundred and fifty six user groups (employee
access areas) and should be able to issue up to ten thousand user
cards
d) A custom built configuration according to the property wants the
electronic system to be configured
e) Have the ability to interface or integrate with the property
management system
f) Shall have a system access to the system operations with a
password and operator card protection, and user defined by
g) property with regards to what functions can be done with what
security level
h) Keycard information encoded on track 3 of a standard American
banking card
i) Keycard encoding information must be in an encrypted form
j) Guest cards must have a start time, end time and issue time
encoded at the time the card is encoded
k) Guest cards must be able to be encoded in advance to start at a
specific date and time in the future
l) Must be able to issue unlimited number of master keycards
m) Shall have a device for elevator control, whereby certain hotel
floors can be access by both date and time.
n) TimeLox to supply appropriate number of bland keycards,
customized with specific Hotel artwork to cover the first twelve
months of operation.
Page
Overview
a) The scope of this project includes the complete supply and installation of a Cabling
System for Voice, Data, Video and Control applications.
b) This cabling system shall be based on a physical star cabling topology that is
designed with a single manufactures end-to-end solution, as specified herein.
c) The proposed cabling system must be applications-independent and network
technology-neutral.
To ensure all performance requirements are met, a single manufacturer for each copper and
optical fiber cabling shall be defined, designed, installed, tested, and warranted as an end-to-
end system. All components of the offered system shall be from the manufacturers product
portfolio. If a single manufacturer’s components are not used, then the cabling contractor must
be certified to install the various components. A structured cabling system is to be made up of a
number of interdependent subsystems, including amongst others:
Work Area
HC
Horizontal
Cabling
HC
Telecommunications
HC Closet
Backbone Cabling
MC Equipment room
Entrance Access
Facilities lines or
to other
buildings
All cable shall be 4-pair enhanced category 5, unshielded twisted pair cable. All cabling shall
be in a metal or PVC conduit.
The Computer room should have CAT5e cables run to other critical rooms as follows:
- 2 CAT5e cables to the PBX room
- 2 CAT5e cables to the Head End room for Pay TV Systems
All cable shall be 4-pair enhanced category 5, unshielded twisted pair cable. All cabling shall
be in a metal or PVC conduit. Where conduit is not provided in existing hotels, cable shall be
plenum rated where regulation require.
a) Voice
Each telephone line will be run with Cat 5 e cable (see section 3.1, distance
applies to Data only), as well all jacks must terminated on RJ-11 jacks and
installed onto a dual jack faceplate. Voice RJ-11 jacks must be terminated with a
BLACK Connector/Jack.
NOTE: For Voice only, a single cable can be run into one of the locations (Desk
area preferably) and the other phone connections can be daisy chained from that
location.
b) Data
Each data line will be run with Cat 5 e cable (see section 7.1), terminated on an 8
wire, 8-position jack. Each RJ-45 Data connection will be terminated with a
BLUE Data jack.
Administration Specifications
All cable shall be 4-pair enhanced category 5, unshielded twisted pair cable. All cabling shall
be in a metal or PVC conduit. Where conduit is not provided in existing hotels, cable shall be
plenum rated where regulation require.
a) Voice
Each telephone line will be run with Cat 5 e cable (see section 7.1, distance
applies to Data only), as well all jacks must terminated on RJ-11 jacks and
installed onto a quad jack faceplate. Voice RJ-11 jacks must be terminated with a
BLACK Connector/Jack.
b) Data
Each data line will be run with Cat 5 e cable (see section 7.1), terminated on an 8
wire, 8-position jack. Each RJ-45 Data connection will be terminated with a
BLUE Data jack.
All cable shall be 4-pair enhanced category 5, unshielded twisted pair cable. All cabling shall
be in a metal or PVC conduit. Where conduit is not provided in existing hotels, cable shall be
plenum rated where regulation require.
Each meeting room and divisible section of meeting rooms or ballrooms shall have at least, one
quad jack faceplate with two RJ-11C terminations and two RJ-45 terminations for data. Each
voice and data line will be run with Cat 5 e cable (see section 7.1, distance applies to Data
only). This jack shall be mounted in an appropriate A/V niche to provide maximum service to
the space, usually at the front or side of the room. Voice RJ-11 jacks must be terminated with a
BLACK Connector/Jack.
Each divisible section of a large meeting rooms and all sections of ballrooms shall have one 6-
plex jack with each jack terminated as RJ-11 C for voice. In addition it shall also have at least,
one quad jack faceplate with two RJ-45 terminations for data. Each voice and data line will be
run with Cat 5 e cable (see section 7.1, distance applies to Data only). These jacks shall be
mounted in an appropriate A/V niche to provide maximum service to the space, usually at the
front or side of the room.
Each meeting room and divisible section of meeting rooms or ballrooms shall have. Sufficient
additional voice jacks in A/V niches to provide the required level of service.
The pre-function space to large meeting rooms and ballrooms and main meeting room corridors
of function space shall have sufficient voice and data cables to provide computer, registration
and telephone service at the entrances to these rooms for groups using these facilities. Each
voice and data line will be run with Cat 5 e cable (see section 7.1, distance applies to Data
only).
Meeting room and Ballroom convention facilities will run all voice and data lines to a specified
IDF. These lines will be terminated on separate patch panel blocks, one for voice and one for
data. The voice patch panel will allow connections between the end or room point of the voice
connection to the patch block in the cross connect closet, both end with RJ-11 connectors. In a
similar set-up there will be a block in the cross connect closet that will connect to a block in the
PBX room also using RJ-11 connector panel blocks. The Data Connection will be terminated
and mounted on an appropriate rack system that will allow for network equipment to be
mounted as well.
In open areas, gathering areas of convention space, CAT5E should be placed outside the actual
meeting rooms themselves. Power should also be made available near the CAT5E connection.
This will allow Technology Services to add Wireless Access points to allow wireless laptops
and devices to be used for the convention.
All cable shall be 4-pair enhanced category 5, unshielded twisted pair cable. All cabling shall
be in a metal or PVC conduit, all conduits to be sized 20% larger than minimum recommended
size for number of cable runs. Where conduit is not provided, cable shall be plenum rated
where regulation require.
a) Voice:
All voice cables in meeting rooms, pre-function rooms and main Meeting room
corridors shall terminate on a patch panel close to the meeting space or located in
an A/V control room near the meeting space. This will permit the hotel to patch a
variety of services to any meeting room.
All guest room voice (telephone, fax, modem) wiring will terminate as practical
on intermediate distribution frames supporting the voice cabling for the building.
Guest room voice and modem/fax lines will run live to the telephone switch. All
guest room modem wiring will terminate on a patch panel (unless otherwise
specified) to be located in the PBX/PABX switch room to permit switching of
ISDN to guest rooms. See later section describing the patch panel requirements.
Administration and back of house voice (telephone, fax, modem) wiring will
terminate as practical on intermediate distribution frames arranged to support the
cabling on a given administration floor or area. It may be more practical to route
such cabling direction to the telephone switch room; however, the intent is to
design a cabling structure that minimizes the total amount of cable and conduit
required to keep costs down while adhering to the operating requirements of the
hotel.
Voice riser cable or backbone cable (cable that links the intermediate distribution
frames to the main distribution frame in the switch room) shall be run from each
intermediate distribution frames to the main distribution frame in the telephone
switch room utilizing 25,50, 100 or 200 pair bundles of category enhanced
category 5 cable. If circumstances require (e.g. a large spread out resort with
multiple buildings), this backbone cabling may be more efficiently run using
Fiber optics (see section 7.1).
b) Data
Guest room data wiring will terminate on an enhanced category 5 patch panel in
each floor’s intermediate distribution frames (or the intermediate distribution
frames serving that floor). There must be sufficient space and electricity to power
data concentrators/hubs in each location. (See section 7.2 & 7.3)
Administration data wiring will be routed wherever possible to the hotel computer
room and terminated on an enhanced category 5 patch panel located there. If it is
more practical, or the 90 m distance limitation from wall jack to hub in computer
room will be exceeded, the cabling may be routed to an mF serving those
administration locations. There must be sufficient space and electricity to power
data concentrators/hubs in each location where the patch panels are located. (See
section 7.2 & 7.3)
Data intermediate distribution frames will be linked to the hotel computer room
using either Fiber optic cables. (See section 7.1 & 7.5).
UPS power “15 amps, 110 V/60/1 “ must also provided (North American Specification;
equivalent for local power in other countries) to each IDC that houses network
connectivity.
All Isolated ground and UPS receptacles should be identified using a different colour, e.g.
orange or red.
Purchaser
The General Contractor shall be referred to as the Purchaser.
Manufacturer
Manufacturer refers to the company that is responsible for the manufacturing of the copper and
optical fiber cabling.
Manufacturer (continued)
All cabling, termination hardware, and cordage shall be sourced from a single manufacturer to
ensure the product quality necessary for end-to-end system performance and to obtain the
product warranty and lifetime application performance assurance for the manufacturers cabling
system.
Vendor
The bidder, including any subcontractor, shall show proven expertise in the implementation of
cabling projects. This expertise can be illustrated through the inclusion of details of at least
three projects involving the design and installation of enhanced Category 5 unshielded twisted-
pair (hereafter referred to as UTP) and optical fiber cabling systems within the past two year
period. Names, addresses and telephone numbers of references for the three projects shall be
included.
The Vendor shall accept complete responsibility for the design, installation, acceptance testing
and certification of the manufactures copper optical fiber cabling system.
The Vendor shall provide proof of current manufacturer certification status, and shall deliver
certification of the installed manufactures cabling system to the Purchaser.
Installer
Either employees of the Vendor or subcontractors shall perform the installation of the
manufactures copper and optical fiber cabling system. Organizations assigned as subcontractors
shall be required to provide proof of manufactures authorization to install copper and optical
fiber cabling.
All work shall be performed and supervised by technicians and managers qualified to install
and test the manufactures optical fiber cabling system in accordance with the manufacturers
requirements.
In the event that subcontractors are used for any portion of the installation or acceptance
testing, the Vendor shall be responsible for any subsequent corrective action required on that
portion.
a. ANSI/TIA/EIA-568
b. ANSI/TIA/EIA-569
c. ANSI/TIA/EIA-606
d. ANSI/TIA/EIA-607
e. TIA/EIA TSB67
TIA/EIA TSB72
f. TIA/EIA TSB75
g. ISO/IEC 11801
h. IEC 603-7
i. CENELEC EN50173
j. ANSI/ICEA S-90-661
k. ANSI/ICEA S-80-576
l. ANSI/ICEA S-83-596
m. ANSI/ICEA S-83-640
ANSI/EIA/TIA-492AAAA
n. ANSI/TIA/EIA-472CAAA
o. ANSI/TIA/EIA-472DAAA
p. ANSI/TIA/EIA-598
q. ANSI/TIA/EIA-455
r. ANSI/TIA/EIA-604
6.10. Warranties
Qualification of System
a) A certification program provided by the manufacturer and the vendor will cover the installed
copper and optical fiber cabling system.
b) Telecommunications spaces and pathways in new buildings or in those buildings
having undergone major renovations in the preceding three years should conform to
the requirements per TIA/EIA-569. In cases of installations in restrictive spaces
and pathways, where it is impossible to implement the aforementioned
requirements, the cabling runs shall not exceed the maximum distances specified in
ANSI/TIA/EIA-568 and shall not in any manner diminish the performance of the
manufactures copper and optical fiber cabling system.
c) The installed manufactures copper and optical fiber cabling system shall conform
to all applicable local building and electrical codes.
Certification
a) To qualify for system certification, a manufactures copper and optical fiber cabling
system shall be designed, engineered, installed and tested by a manufacturer
certified vendor.
b) To qualify for system certification, the installed cabling system shall fully comply
with all relevant manufacturer design guidelines, including acceptable deviations as
specified in the latest release of the manufacturers certification guide.
c) To qualify for system certification, only a single manufactures approved products
shall be used to ensure end-to-end system performance. The full manufactures
product warranty and lifetime performance assurance can only be provided to
systems built using products supplied by the chosen manufacturer.
a) The manufacturers certification shall provide the assurance that all present and
future applications engineered for the performance level of the cabling system used
will work for the lifetime of the certified copper and optical fiber cabling system.
b) Should the certified copper and optical fiber cabling system fail to support the
application(s) designed to operate over it—whether at the time of cutover to the
new cabling system, during subsequent use, or after upgrading to a newer
supported application (for example, to a Fast Ethernet or an ATM network from a
lower-speed network environment) the manufacturer and the vendor shall take
prompt corrective action.
Product Warranty
The manufacturers certification shall provide a twenty-five year product warranty for all
passive components used in the installed copper and optical fiber cabling system.
Defective and/or improperly installed products shall be replaced and/or correctly installed at no
cost Fairmont Hotels & Resorts.
The Vendor shall provide Fairmont Hotels & Resorts with the following:
a) A hard copy of all test results for approval and system acceptance.
b) Manufacturers users manual, at the completion of the project.
c) Manufacturers application guidelines (where available) for network technologies,
which will operate over the manufacturers copper and optical fiber cabling system
at the completion of the project.
a) There are two primary field test parameters for an UTP-based end-to-end cabling
system. These are continuity/wire mapping and a visual inspection, both to be
performed by the vendor.
b) Continuity/wire mapping is used to verify consistency pair-to-pin terminations at
each end of a given cable. It also checks for faulty connections in the run. For each
of the eight conductors in the cable, continuity/wire mapping indicates:
Continuity of the channel to the remote end.
Shorts between any two or more conductors.
Crossed pairs.
Reversed pairs.
Split pairs.
Any other mis-wiring.
a) There is one primary field test parameter for an optical fiber-based end-to-end
system. This is attenuation testing, to be performed by the Vendor.
b) Since optical signal attenuation at one wavelength is independent of the attenuation
at a second wavelength, the attenuation of the channel should be measured at both
standard wavelengths (850 nm and 1300 nm) for backbone links. Either wavelength
can be used for the testing of horizontal links.
c) Optical fiber field-test light sources must operate within 820-880 nm and/or 1280-
1320 nm wavelength range(s) for multimode system testing.
All the parameters per TIA/EIA TSB67 must be verified using a Level II accuracy field tester.
TIA/EIA TSB67 defines two post-installation test configurations for UTP telecommunications
cabling systems designed in accordance with ANSI/TIA/EIA-568 requirements—a channel test
configuration and a basic link test configuration. The required test configuration for this end-to-
end structured cabling system is the channel configuration as all the components and all
possible sources of installation error are included in the testing.
a) The UTP-based cabling system shall have a 160 MHz channel bandwidth over a
maximum distance of 100m (328 ft) and a channel power sum attenuation-to-
crosstalk ratio (PSACR) of 9.6 dB @ 100 MHz using an interconnect or BIX cross
connect configuration.
b) The UTP-based cabling system shall use matched components from a single
manufacturer, certified to deliver system performance over the lifetime of the
applications that the cabling system was originally designed to support.
c) All components used in the UTP-based cabling system shall be warranted for a
period of 25 years from date of installation against defects in materials and
workmanship.
d) The UTP-based cabling system shall comply with the following standards:
Enhanced Category 5 - TIA/EIA Addendum
Category 5 - ANSI/TIA/EIA-568, TIA/EIA TSB67
Class D - CENELEC EN50173
Class D - ISO/IEC 11801
a) The optical fiber-based cabling system shall provide a 160 MHz-km bandwidth @
850 nm and 500 MHz-km bandwidth @ 1300 nm using 50/125 micron 6 strand
multimode optical fiber.
b) The optical fiber-based cabling system shall use matched components from a single
manufacturer, certified to deliver system performance over the lifetime of the
applications that the cabling system was originally designed to support.
c) All components used in the optical fiber-based cabling system shall be warranted
for a period of 25 years from date of installation against defects in materials and
workmanship.
d) The optical fiber-based cabling system shall comply with the following standards:
ANSI/TIA/EIA-568
CENELEC EN50173
ISO/IEC 11801
e) The optical fiber-based cabling system shall be capable of supporting the following
native fiber-based applications as well as environments where native copper-based
electrical signals are converted to an optical stream:
Gigabit Ethernet (1000BASE-SX and LX)
Fast Ethernet (100BASE-FX)
Horizontal
HC Cabling
a) The intended use is to provide a 100 ohm UTP signalling path between the Horizontal
Cross-connect in the Telecommunications Closet and the Telecommunications
Outlet/Connector serving the Work Area(s).
b) The horizontal UTP cable shall meet or exceed the enhanced Category 5 transmission
characteristics per the latest issue of ANSI/TIA/EIA-568.
c) The plenum version of the horizontal UTP cable shall be ETL or UL Listed and CSA
Certified as Type CMP, in accordance with the Bi-national Standard for Communications
Cable, UL 444/C22.2 No. 214-94.
d) The non-plenum version of the horizontal UTP cable shall be ETL or UL Listed and CSA
Certified as Type CMR or CM, in accordance with the Bi-national Standard for
Communications Cable, UL 444/C22.2 No. 214-94.
e) The horizontal UTP cable shall comply with Class A limits of FCC Part 15, Subpart J for
computing devices for electromagnetic radiation when tested with appropriate
networking protocols.
Communications
HC Closet
Equipment
MC Room
a) The intended use is to provide a centralized, rack mounted termination, identification and
service assignment point for UTP horizontal, backbone and equipment cabling at the
horizontal or main cross connect, using modular cord assemblies.
b) The connection module used in the rack mount UTP cross-connect/interconnect system
shall be Power Sum rated, with a Power Sum NEXT performance equal to or better than
ANSI/TIA/EIA-568 Category 5 pair-to-pair NEXT performance specifications.
c) The connection module used in the rack mount UTP cross-connect/interconnect system
shall be available in both the T568A-ISDN and T568B-ALT wiring configurations.
Telecommunications
Outlet/Connector
Cord Assemblies
UTP Outlets
a) The outlet UTP connection module and its optional cover shall be available in the
following colors: grey, almond, white, black, orange, red, yellow, green, blue, purple, and
brown.
b) The outlet UTP connection module shall be Power Sum rated, with a Power Sum NEXT
performance equal to or better than ANSI/TIA/EIA-568 Category 5 pair-to-pair NEXT
performance specifications, and shall have a PS5 marking to indicate compliance.
c) The eight-position outlet UTP connection module shall accommodate six-position
modular plug modular cords without damage to either the cord or the module.
d) It shall be possible to inspect and/or re-terminate the UTP cable at the outlet through
front access at the faceplate.
e) The faceplate housing the outlet UTP connection modules shall have aperture plugs to
cover any unused openings in the faceplate.
f) It shall be possible to install the outlet UTP connection modules in wall mounted single
and dual-gang electrical boxes, utility poles and modular furniture (cubicle) access points
using manufacturer-supplied faceplates and/or adapters, equipped with front, side or
angled-entry options for modular cords.
g) The faceplate housing the outlet UTP connection modules shall be available in the
following colors: grey, almond, white, and black.
UTP Cables
a) The modular cord assembly shall meet or exceed the short link NEXT requirements of 38
dB when tested with enhanced Category 5 connecting hardware.
b) The modular cord cable shall be 4-pair, with 24 AWG solid or stranded copper
conductors.
c) The modular cord assemblies shall be 10 feet in the guest rooms, and 4 feet for patching
in the wiring closets.
d) Modular cross over cables will be four feet in length with a yellow cable jacket.
e) The modular cord assembly shall meet the requirements per the latest issue of
ANSI/TIA/EIA-568.
f) The modular cord assembly shall meet the requirements per the latest issue of ISO/IEC
11801.
HC
Backbone
Cabling
MC
Backbone Cabling
a) The intended use is to provide a multimode 50/125-micron optical fiber signalling path
between the Main/Intermediate Cross-connect and the Horizontal Cross-connect.
b) The in-building backbone optical fiber cable shall be available with a minimum of six
strand fibers placed in a color-coded subunit bundle with armoured strength elements.
c) The in-building backbone optical fiber cable shall be available with multimode 50/125-
micron construction, with either Riser (OFNR) or Plenum (OFNP) fire rating.
a) The optical fiber field-installable connector shall be an SC format, for installation onto
multimode 50/125-micron fiber.
b) The optical fiber connectors shall have a typical Insertion Loss of 0.3 dB.
c) The optical fiber connectors shall have a typical Reflectance of -30 dB.
a) Fiber pigtails will be 50/125 um, multimode with SC terminations at both ends.
b) The fiber pigtails will be 0.9 meters in length.
c) The equipment room should be located as close as possible to main cable risers and
computer room.
b) This room may be included with Fairmont Hotel’s Royal Service which combines
other telephone-dependant guest services (room service, concierge, etc...). To be
determined by FHR in final design brief.
Computer Room
a) A main central computer shall be provided in the accounting offices area to house
all network servers. The Systems Manager’s office should be located next to the
computer room with glazed partition between.
b) The floor finish should be anti-static VAT, ceiling w/suspended acoustic tiles.
d) The room should be air conditioned with an independent unit hooked up to the
emergency power supply to maintain the room at 20°C (± 3°C) and 50% RH.
j) Electrical supply to on dedicated circuits from the hotel’s main distribution panel.
l) UPS (Uninterruptible Power Supply) must be provided (10 KVA, 3 phase, 208/120
VAC with non-evaporative type battery back-up).
n) The computer equipment shall be mounted on a shelving system; this system will
allow equipment to be plugged in.
F. APPENDICES
1. HARDWARE
a) Hinges
b) Pivots
c) Spring hinges
d) Key control systems
e) Lock cylinders and keys
f) Lock and latch sets
g) Bolts
h) Exit devices
i) Push/pull units
j) Closers
k) Overhead holders
l) Miscellaneous door control devices
m) Door trim units
n) Protection plates
o) Sliding door equipment
p) Weatherstripping for exterior doors
q) Sound stripping for doors
r) Automatic drop seals (door bottoms)
s) Astragals or meeting seals on pairs of doors
t) Thresholds
a) Cabinet hardware
b) Roll-up door hardware
B. The Contractor shall also submit a final hardware schedule coordinated with
doors, frames, and related work to ensure proper size, thickness, hand, function,
and finish of door hardware.
2. An initial draft of the final schedule along with essential product data in
order to facilitate the fabrication of other work that is critical to the
construction schedule shall also be submitted by the Contractor. A final
schedule shall also be submitted, but only after samples, product data,
coordinated with shop drawings of other work, delivery schedules, and
similar information has been completed and accepted.
C. The Contractor shall submit samples of each type of exposed hardware unit in
finish indicated and tagged with full description for coordination with schedule.
Submit samples prior to submission of final hardware schedule.
D. The Contractor shall furnish a complete set of specialized tools and maintenance
instructions as needed for FHR’s continued adjustment, maintenance and
removal and replacement of door hardware.
A. Obtain each type of hardware (latch and lock sets, hinges, closers, etc.) from a
single manufacturer.
2. Pivots:
a) Rixson-Firemark, Div. Yale Security Inc.
b) H.B. Ives, Div. Ingersoll-Rand Door Hardware Group
5. Bolts
a) Builders Brass Works Corp.
b) Rockwood Manufacturing
c) H.B. Ives, Div. Ingersoll-Rand Door Hardware Group
6. Exit/Panic Devices
a) Corbin & Russwin Architectural Hardware
b) Precision Hardware, Inc.
c) Sargent Manufacturing Company
d) Von Duprin, Div. Ingersoll-Rand Door Hardware Group
7. Push/Pull Units:
a) Baldwin Hardware Corp.
b) Rockwood Manufacturing
c) Don-Jo
d) H.B. Ives, Div. Ingersoll-Rand Door Hardware Group
e) Triangle Brass Manufacturing Company (Trimco)
f) Custom push/pull to be as selected by Owner
8. Overhead Closers:
a) Corbin & Russwin Architectural Hardware
b) LCN, Div. Ingersoll-Rand Door Hardware Group
c) Norton Door Controls, Div. Yale Security Inc.
d) Sargent Manufacturing Company
9. Smoke-Activated Closers:
a) Corbin & Russwin Architectural Hardware
b) Norton Door Controls, Div. Yale Security Inc.
c) Rixson-Firemark, Div. Yale Security Inc.
d) LCN, Div. Ingersoll-Rand Door Hardware Group
e) Don-Jo
f) Rockwood Manufacturing
15. Thresholds:
a) National Guard Products, Inc.
b) Pemko Manufacturing Co., Inc.
c) Reese Enterprises Inc.
d) Zero International, Inc.
17. Astragals:
a) National Guard Products, Inc.
b) Pemko Manufacturing Co. Inc.
c) Reese Enterprises Inc.
d) Zero International, Inc.
B. Produce hardware units of basic metal and forming method indicated using
manufacturer’s standard metal alloy, composition, temper, and hardness, but in
no case of lesser (commercially recognized) quality than specified for applicable
hardware units for finish designations indicated.
C. Do not provide hardware that has been prepared for self-tapping sheet metal
screws, except as specifically indicated.
D. Finish exposed (exposed under any condition) screws to match hardware finish
or, if exposed in surfaces of other work, to match finish of this other work as
closely as possible “prepared for paint” surfaces to receive painted finish.
1. The metal doors and frames install machine screws into drilled and
tapped holes.
2. The wood doors and frames install wood screws.
3. For fire-rated wood doors install #12 x 1-1/4”, threaded-to-the-head steel
wood screws.
4. Finish screw heads to match surface of hinges or pivots.
1. The metal doors and frames install machine screws into drilled and
tapped holes.
2. The wood doors and frames install wood screws.
3. For fire-rated wood doors install #12 x 1-1/4”, threaded-to-the-head steel
wood screws.
4. Finish screw heads to match surface of hinges or pivots.
D. Number of Hinges: Provide number of hinges indicated but not less than 1 1/2
pair per door leaf for doors 90 inches or less in height and one additional hinge
for each 30 inches of additional height.
1. Fire-Rated Doors: Not less than 3 hinges per door leaf for doors 86
inches of less in height with same rule for additional hinges.
A. The Contractor shall provide a new grandmaster key system for the Project and
equip all locks with manufacturer’s special 6-pin tumbler cylinder with
construction master key feature that permits voiding of construction keys
without cylinder removal.
C. The Contractor shall provide keys of nickel silver only and furnish 3 change
keys for each lock, 5 master keys for each master system, and 5 grandmaster
keys for each grandmaster system.
E. Except on fire-rated doors where closers are provided on doors equipped with
exit devices, equip the units with keyed dogging device to keep the latch bolt
retracted when engaged.
F. Where rabbeted door stiles are indicated, provide special rabbeted front on lock
and latch units and bolts.
A. The Contractor shall provide manufacturer’s standard exposed fasteners for door
trim units consisting of either machine screws or self-tapping screws and
fabricate edge trim of stainless steel to fit door thickness in standard lengths or
to match height of protection plates. All protection plates not more than 2” less
than door width on hinge side and not more than 1” less than door width on pull
side by height indicated (Stainless steel, brass or bronze 0.050” – US 18 gauge).
1.14 Thresholds
A. Except as otherwise indicated, the Contractor shall provide standard metal
threshold unit of type, size, and profile as shown or scheduled.
For iron and steel base metal required for exterior work and in areas shown as
“High Humidity” areas (and also when designed with the suffix-RR), provide
0.2-mil-thick copper coating on base metal before applying brass, bronze,
nickel, or chromium-plated finishes.
1.16 Installation
A. Hardware shall be units mounted at heights directed by the Architect.
Each hardware item shall be installed in strict compliance with the
manufacturer’s instructions and recommendations level, plumb, and true to line
and location.
One (1) TimeLox Modem Package for on line diagnostic and support
One (1) TimeLox 2300 Windows software package and user license
One (1) Handheld Communications Unit, used to program and interrogate
TimeLox locks. Should also include TimeLox external power up contact card.
2. Hardware Requirements
One (1) Timelox server for system to be located in the computer room
Contractor to provide cabling from all terminal and encoders to server computer
using CAT5e cable
Computer requires one (1) dedicated 110V 15 amp AC power duplex outlet
All equipment to be connected to the uninterrupted power supply (UPS)
Computer to have the following requirements:
Flat colour monitor
• CD ROM
• Latest Pentium CPU
• 100 Base T nic
• One (1) current standard internal hard drive with a minimum of 3.2 gb
• Two (2) serial ports and one (1) parallel port
• One (1) encoder for each check-in position at the front desk and vacation
ownership
• One (1) encoder for concierge
• One (1) encoder for remote check-in
• One (1) encoder for security
• One (1) encoder for spare
• One (1) encoder for MIS
• One (1) encoder for engineering
• One (1) encoder for club reception floor
Encoders should use ethernet cabling between front desk terminals and must be
one-line to the server.
One (1) management terminal for each of the following: administration near
hotel front desk, administration near vacation ownership front desk and security
office.
Three (3) Handheld Communications Units (one for engineering, security and
for spare).
3. System Features
System to have the ability to upgrade from magstripe card to smartcard without
Changing lock hardware.
System should have a minimum of eight (8) failsafe cards per room (in the event
of power failure, property will continue to be able to check guests in).
System should have a minimum of thirty (30) user types (or levels) and a
minimum of two hundred and fifty-sic (256) User Groups (employee access
areas) and should be able to issue up to ten thousand (10,000) user cards.
System should have a custom built configuration according to the way the
property wants the electronic key system to be configured.
System access to the system operations must be by password and operator card
protected, and user defined by the property with regards to what functions can
be done with what security level.
System must have a minimum of eight (8) time zones, for employee and guest
access.
Guest cards must have a start time, end time and issue time encoded at the time
the card is encoded. Issue time is for pre-registered cards. Cards can be made in
advance to start at a specific date and time in the future.
System should have a device for elevator control, whereby hotel floor access can
be limited by time of day of week.
4. Supplies
5. Warranty
TimeLox to supply twelve (12) month warranty covering all equipment from
date of installation.
6. Training
On-site training in use of system to all necessary staff as well as Chief Engineer
and Systems manager.
The following doors shall be connected to the back of house side of the
system:
• Maids’ closets
• Pantries
• Presidents Club Lounge
One (1) standard mortise TimeLox 9050 with standard handle with
matching cap.
b) Elevators
Provide one (1) flush mounted cardreader in each guest elevator cab,
mounted in the cab control panel, with finish specified by the interior
designer.
c) Back-of-House Doors
The following high security area doors will be connected to the TimeLox
system using TimeLox 2300 mortise with standard handle and keypad.
2.11 Maids’ Closet, Pantry, Computer Room and Secured Storage Room Doors:
a) Hinges (HA) 1 ½ pr AB 800 4 ½ “ x 4 ½” US10B
b) Card reader lockset TimeLox Complete US10B
with selected handles
c) Closer (NO) 7500 BF 689
d) Kickplate (KP) .050 8” x 34” 630
e) Wall bumper 409 US32D
f) Door silencer (RO) 608
2.18 Ballroom and Meeting Room Entry Doors – (Pair with standard exiting devices):
a) Floor closers (DM) BTS 80 EMB/F 613E
b) Pivots (DM) 75233 613
c) Power transfer (VO) EPT2 SP313
d) Exit devices (SA) 12 56 WD 8610 F113 less pull US10B
e) Mortise cylinder as required
f) Decorative pulls Interior designer to select
g) Sound seal (DH) Cush n’ seal White
h) Power supply (SA) 3530
i) Key switch (SA) 4374
* Doors normally closed and secured. Access by key at all times. Egress free at
all times. When power is turned on by key switch, doors may be held in open
position by floor closer. Power on by second key switch holds exit device
latches retracted, allowing doors to be “push/pull”. Fire alarm condition cuts
power allowing doors to close and latch.
* Door normally closed and secured. Access by key at all times. Egress free at all
times. When power is turned on by key switch, doors may be held in open
position by floor closer. Power on by second key snitch holds exit device
latches retracted, allowing doors to by “push/pull”. Fire alarm condition cuts
power allowing doors to close and latch.
3. MECHANICAL QUESTIONNAIRE
YES NO
DESIGN CRITERIA
Does the design criteria meet FHR’s Standards, ASHRAE 62-1989 and
ASHRAE 55-1992?
Do the outdoor design dry bulb and wet bulb temperatures meet or exceed
the greater of the ASHRAE fundamentals handbook or local climactic
data?
Have all public spaces been based on ASHRAE 62-1989 and ASHRAE
55-1992 occupancy rates for load calculation purposes? (The furniture
layout shall not be used to establish occupancy as it may change).
Have all areas except mechanical plant rooms been air-conditioned?
Are the lighting and equipment loads consistent with the interior
designer/lighting consultant drawings?
Does the suite occupancy rate for the living/dining areas reflect those listed
in FHR Standards, i.e. Special suite living/dining, two-bedroom suite
living/dining, and one bedroom suite living/dining?
Does the noise criteria meet FHR Standards?
Have meeting rooms greater than 650 ft2 been treated as a place of
assembly (as indicated in ASHRAE 62-1989 and summarized in Appendix
“A”) in lieu of standard meeting rooms?
MAIN SYSTEMS
Air Handling Systems/Air Conditioning Systems
General
Are air handling units located relatively close to the areas they serve?
Is the air handing unit casing construction not less than No. 18 gauge hot
rolled sheet steel?
Have return fans been provided to allow for free cooling and appropriate
pressurization?
Are the air-handling units equipped with economizers, so that free cooling
may be utilized? (Providing the local climate warrants).
Have silencers been provided for supply and return ductwork to all air
handling units?
When the ceiling is used as a return air plenum, have the return ductwork
been extended to within 150 ft of the furthest return air grille?
Have stack effect issues in high-rise projects been addressed appropriately?
Have mechanical devices such as VAV boxes, drainage cleanouts and
isolation valves been provided with access, which have been carefully
coordinated with the interior designer?
Has adequate maintenance access been provided for air handling unit
servicing?
YES NO
In humid climates, has dehumidification been provided?
Have the cooling load calculations been performed for each room? Are
adequate and reasonable air quantities provided?
Does each air-handling unit have high efficiency filters and prefilters?
Public Space
Do the ballroom, prefunction and banquet rooms each have independent
systems? Has zoning to suit moveable partitions been provided?
Do the ballroom, prefunction or banquet room areas have dedicated zones?
Does each restaurant have a dedicated constant volume system?
Are there any private dining areas within the restaurant?
If yes, have measures been provided for independent temperature control?
Does the lobby have a dedicated VAV system?
In cold climates, has the main entrance vestibule been provided with
heating?
Does the bar have its own zone controls?
Are administration offices provided with a VAV system?
Has a VAV system been provided for each meeting room?
Does the health club and spa have a dedicated VAV system?
Has special attention been given to health club and exercise equipment
loads and carefully reviewed with the interior designer? (see Appendix C,
for preliminary lighting and power load estimates)
Has individual temperature control been provided for areas, which may
have a varying usage profile or exposure?
Does the location of thermostats suit the interior designer and furniture
layouts?
Have all the public washrooms been provided with air conditioning in
addition to exhaust?
Has an exhaust grille been provided for each full-height toilet stall in the
public washrooms?
Has the indoor swimming pool been provided with a dedicated system
complete with dehumidification?
Is the indoor swimming pool ductwork constructed of aluminum?
Has a cut sheet of the thermostat and/or sensor cover been reviewed by
FHR and the interior designer? And approved by them? Has the Interior
Designer signed off on thermostat locations for public spaces?
Have linear diffusers in public space areas been coordinated with the
interior designer?
Back-of-House
Have individual temperature controls been provided for areas which may
have varying usage profiles or exposures?
Does the banquet kitchen have a dedicated make-up air system?
Do the kitchen exhaust hoods have dedicated make-up air system?
Do the back-of-house areas have dedicated VAV systems?
YES NO
Has spot cooling been provided for hot spot areas i.e. laundry area, chef’s
office and valet?
Does the computer room have an independent air conditioning unit?
Is the computer room unit on emergency power?
Has a dedicated/independent air conditioning unit on emergency power
been provided for the PABX room?
Is the garbage room refrigerated?
Is the bakery chocolate room refrigerated?
Has the grease room been provided with a separate exhaust system?
Is a paint booth required?
Hot Water Plant
What is the redundancy factor for the hot water boilers?
When sizing the boilers, has only a partial credit been taken for all air-to-
air heat reclaim systems (if applicable)?
Have the internal gains from lighting, power and people used to reduce the
size of the boiler plant? (They should not be).
Is there one hot water pump for each boiler?
Is primary/secondary pumping being utilized?
Have energy-conserving features such as variable speed pumping been
utilized?
Refrigeration Plant
What are the chiller redundancy factors?
Does each chiller have a condenser water pump?
Is the location of the source of condenser water, i.e. cooling tower, dry
coolers etc. located so that the noise generated by this equipment will not
be objectionable to the occupants of the hotel?
Is the refrigerant environmentally friendly, i.e. is R-134a or R-123 being
used?
Has hydronic winter free cooling, utilizing a winterized cooling tower,
been provided to avoid operating the chiller during the winter months?
(Note that this applies to climates with cooler winters).
Have refrigerant leak detectors and a leak evacuation/exhaust system been
provided for in the chiller room?
Have dedicated pumping systems been provided for all hotel suite fan coil
units, air handling units, or any equipment which requires year-round
cooling?
Is chilled water available for year-round cooling?
Has the capacity of the plant been confirmed, i.e. have block load
calculations been performed and reviewed?
Have energy-conserving features such as variable speed pumping been
utilized?
Has chilled or condenser water been provided for the ice machines on the
guest floor?
YES NO
Plumbing
Does the domestic hot water load for the suites reflect the following:
10 gal. - storage per bedroom
15 gal. - recovery rate per bedroom
Has additional domestic hot water tanks been provided for the Laundry,
Kitchen, Suites and Public space areas respectively?
Do the temperatures for domestic hot water correspond to the following:
120 F - for bedrooms, public areas
140 F - for kitchens
160 F - for laundry
Has cold water storage been provided where the water source is unreliable
or required by local authorities?
Has adequate water softening been provided?
Has adequate water treatment been provided as required by world health
organization standards?
Has the domestic hot water system been provided with a recirculation
system to maintain temperature throughout the system during low usage
periods?
Have dedicated isolation valves for DHW and DCW been provided within
each hotel suite for the respective suite?
Do the types of plumbing fixtures conform to the FHR Standards?
Have lavatories and water closets been provided as indicated in FHR’s
Standards?
Have steeping bathtubs been provided in each of the guestrooms?
Have showerheads been provided with a minimum flow rate of 5 USGPM?
Have pressure balancing mixing valves been provided for showers?
Is the water pressure provided in each hotel suite as required by the
showerhead manufacturer?
Have DCW and drainage piping been provided for ice machines?
Has the can wash equipment been specified?
Is the drainage piping for the hotel guestrooms cast iron?
Has at least one drain been provided for each public or back-of-house
washroom area?
Has the maintenance work shop and the paint shop areas each been
provided with a sink?
Has the loading dock and porte cochere been provided with a hose bibb to
serve a power spray wash?
Hotel Guestrooms
Are the fan coil units serving the guest suites capable of three-speed
operation and temperature control as per FHR’s Standards?
Are the fan coil unit sizes for guest suites based on medium speed, with
NC levels of 35 for daytime operation, and low speed, with NC levels of
30 for nighttime operation? (High speed must be provided for quick cool
down)
YES NO
Is the sizing of the hotel suite fan coil units in accordance with FHR’s
Standards?
Has a return air grille complete with filter been provided for each hotel fan
coil unit?
Has acoustic lining been provided on the discharge ductwork of all hotel
fan coil units?
Has a reverse return piping arrangement for the hotel suite fan coil units
for chilled and hot water distribution been provided? (This will reduce
noise at automatic control valves particularly in high-rise buildings).
Have access doors been provided for all fan coil units located within the
hotel guestrooms and coordinated with the interior designer?
Do the fan coil units for the hotel guestrooms meet FHR’s Standards, in
terms of control and construction?
Have the access doors for isolation valves been carefully coordinated with
the interior designer to ensure the access is not visible, i.e. behind wall
picture or under counter?
Have dedicated isolation valves for heating water supply and return and
chilled water supply and return been provided within each suite for each
respective FCU?
Are the hotel guestroom floors maintained under positive pressure relative
to the suites?
Are the guestrooms maintained under a positive pressure relative to the
outdoors?
Is the quantity of exhaust air in the guestroom bedroom equal to or larger
than 70 CFM?
Do each of the guestrooms have a minimum of two (2) exhaust grilles (one
exhaust grille for the shower and one for the water closet)?
Have all pantries been provided with sinks and kitchen appliances with
appropriate exhaust?
Is the make-up air supplying both the hotel guestroom and the corridor?
If yes, are reheat coils and smoke dampers provided on the main branch
ductwork so that the appropriate temperature and humidity can be
maintained?
Is the make-up air supplying the guestrooms and corridors dehumidified?
Has the make-up air to the hotel guestrooms been provided to the ceiling
space vestibule?
Is the air quantity serving the corridor capable of handling the loads in the
corridor?
In cold climate conditions, have washrooms located on exterior walls or
windows been provided with heating?
Is the location of the double adjustable supply air diffuser within the hotel
guestrooms been located such that the supply air stream is away from the
bed?
YES NO
Fire Protection
Are the sprinkler heads for public spaces the concealed type?
Have hose bibs been provided in all washrooms (typically located beneath
the counter out of sight)?
Have sprinklers been installed throughout the building?
Has the building been provided with a stand pipe system?
For fire protection, are FHR standards and National Fire Protection
Agency North American code being followed?
Has fire protection water storage, which is non-depletable from the DCW
system, been provided if the region has an unreliable water source or is
required by the local authorities?
Laundry Area
Are steam boilers being provided to serve the laundry area?
Are the steam boilers serving the laundry sized for 100% stand-by?
Do the steam pressures suit the pressures given for the laundry equipment
(multiple pressures are required for different equipment)?
Are barometric dampers utilized for laundry exhaust? If not, how is partial
load operation being handled?
Has a dedicated make-up air system been provided for the laundry area?
Is the laundry make-up air system complete with cooling in order to
maintain design conditions?
Have the dryers been provided with lint filters prior to connecting to the
laundry exhaust system? (Lint filters should be located as close to the
source of lint as possible).
Has compressed air been provided for the laundry equipment?
Does the laundry exhaust terminate upblast at high levels, away from the
air intakes?
Has the laundry been provided with a trench drain complete with a lint
screen?
Has the type of ductwork provided for the laundry in accordance with
FHR’s Standards?
Kitchen
Are all kitchen areas maintained under a negative pressure (to ensure there
is no odor migration to other areas)?
Does the kitchen have an independent, water-cooled refrigeration system
for all refrigerators, freezers and cold rooms?
Has a separate exhaust system been provided for the dishwasher?
Has the type of ductwork provided for the kitchen in accordance with
FHR’s Standards?
Does kitchen exhaust terminate at high level away from intakes in lieu of
ecology units? (Requires ductwork extending up through the building).
Are grease traps provided for kitchens as required with floor access in an
appropriate location for ease of maintenance?
YES NO
Is the kitchen make-up air system complete with cooling in order to
maintain design conditions?
Miscellaneous
Has electric tracing been provided on pipe work in areas where there is no
heating and has the potential of freezing?
Have the steam rooms within the fitness center been provided with
dedicated stand-alone steam generators?
Do the pipes and ducts have insulation?
Has a building management system utilizing DDC complete with computer
graphic workstation been provided? (Workstations to be located in the
assistant chief engineer’s office).
Has an outlet, connected to the building management system, been
provided within the maintenance workshop for access to the service and
maintenance computer program?
Has a modem for offsite connection been provided to DDC?
Are spare parts adequately specified?
If a parking area exists below grade, has mechanical ventilation been
provided?
If a parking area exists, are the exhaust fans controlled by CO/Nox
detectors?
Has mechanical ventilation been provided to the golf club parking areas (if
covered)?
Note:
A) The following occupancy rates should be followed for the areas listed below:
• Presidential Suites living/dining area: 15 - 20 ft2 per person
• Two bedroom suite living/dining area: 15 - 20 ft2 per person
• One bedroom suite living/dining area: 4 persons
The preliminary lighting and power load estimate used in corridor areas typically range between
35 – 45 w/10 ft2.
B) The lighting and power loads in office areas typically range between 30-55
w/10 ft2 for lighting with electronic ballasts and 55-75 w/10 ft2 for lighting with standard
ballasts.
C) The cooling load for Fitness Center exercise rooms should be calculated based on a fully
occupied room with guests doing a vigorous workout. The Spa and Fitness Center lighting and
power loads should range between 30-55 w/10 ft2. However, for the exercise rooms located
within the Fitness Center, lighting and power loads typically range between 100-160 w/10 ft2.
This is primarily due to the heat generated from the number of exercise machines located in
these rooms.
D) The activity level for each person is a function of the usage for the specific area served. A
substantially greater quantity of heat is dissipated in activities like dancing or exercising as
opposed to sedentary type of activities. ASHRAE Standard 55-1992 should be followed.
4. ELECTRICAL QUESTIONNAIRE
YES NO
YES NO
Have audio inputs and microphone jacks been provided in baseboard “AV”
units in meeting rooms, ballrooms and prefunction areas?
Are there residential sound systems for the Two-Bedroom and Presidential
Suites?
Confirm that residential built-in individual stereos are to be provided in
FF&E.
Is there an interconnection to the sound systems to override the music if a
fire alarm signal is initiated?
Fire Alarm System
Has a two-stage fire alarm system with emergency voice communication
provisions been provided?
Is the fire alarm system sequence of operation based on the “floor
above/alarm floor/floor below” evacuation with an alert signal elsewhere?
Confirm that the system automatically goes into evacuation mode if not
responded to within a predetermined period of time?
Confirm that fire alarm system smoke detectors have been provided
throughout the hotel (i.e. everywhere except where false alarms are possible
such as laundry, kitchen, etc.).
Is the fire alarm system based on analog addressable devices or hardwired
type? (Analog addressable is preferred).
Confirm that guestroom smoke detectors have local audible alarm only with
central annunciation. Smoke detector to be identified at central panel.
Is there remote fire alarm annunciation in the telephone operator’s room and
main security office? Where is location of main annunciator?
If background music speakers are used for life safety, then ensure that
cabling is suitable for a fire alarm system.
In a high rise building, have the following smoke control provisions been
provided:
• Individual fan control switches at main fire alarm control
location?
• Automatic start of pressurization fans and smoke exhaust fans?
• Smoke control and smoke venting fans fed from emergency
power?
Have fire fighter’s handsets been provided or are they not recognized or
used by the local Fire Department?
Are special requirements necessary for the physically challenged?
Structured Cabling System for Voice and Data Communication
Systems
Has a structured cabling system been provided based on Category 5E
cabling for voice and data?
Confirm that the basic distribution is a “star” originating from the computer
room for data and telephone equipment room for voice.
YES NO
Have “Intermediate Distribution Frames” (IDF’s) been provided in the
following location:
• Administration
• Ballroom/Meeting Rooms
• Typical guestroom floor (not required on each floor)
Has the maximum distance requirement of 295 ft from each LAN room to
outlet been maintained?
If the building is very large or a high rise, does the distance between LAN
Rooms and main computer room and telephone room exceed 295 ft, such
that a fiber optic backbone is required?
Confirm that the quad faceplate outlets for administration have 1 x 4 pair
Category 5E (voice) with two pair punched down on each RJ11C and 2 x 5
pair Category 5E (date) cables.
Confirm that the two double outlet faceplates for the guestrooms have
1 x 4 pair Category 5E (voice) with two pair punched down on each RJ11C
and 2 x 4 pair Category 5E (data) cables.
Confirm that a fax patch panel has been provided in the telephone operators
room.
Have P.O. S. power and data outlet locations been coordinated with the
Food Service consultant and Interior Designer?
Telephone Systems
Verify that the telephone switch and handsets are provided in the general
contract based on FHR Specifications.
Card Access and Door Alarm Security System
The preferred method for card access control is to integrate door alarm
points and hardwired card reader locations into the “Time Lox” or
equivalent electronic door locking system.
Card readers controlling electric strikes along with door alarm contacts to
monitor forced entry are required at the following locations:
• Staff entry (with remote release from security office, door alarm
contacts may be deleted).
• Access doors from parking garage into back-of-house corridors
for frequent use by employees.
Access doors from the loading dock into back-of-house service corridor.
• Access door into valet cashier’s room (if direct access from
exterior).
• Any other secure location which has access from an unsecured
area and where employees require frequent access (i.e., silver
storage, liquor storage, etc.).
Have magnetic door alarm contacts been provided at unsupervised exterior
perimeter doors?
YES NO
Have Category 5E data cable rough-in provisions for electronic card key
encoding equipment been provided at the following locations?
• Front desk
• Security office
• Concierge desk
Pushbutton Alarm and Assistance Systems
Have the following systems been provided?
• VIP arrival system consisting of pushbutton at front desk (1) and
each doorman’s stand with a buzzer annunciation in general
manager’s office. (Number of pushbuttons varies depending on
length of desk and number of workstations).
• Help/Assistance request buttons at each front desk registration
location and at the front desk cashier location (if separate) with a
blue flashing light in the front office manager’s office.
• Doorman’s Help/Assistance request buttons at each doorman’s
stand with a buzzer annunciation at the concierge desk.
• Concierge Help/Assistance system with button at concierge desk
and a buzzer in the concierge work room.
• Alarm pushbuttons at:
- front desk cashier’s locations
- main cashier’s office
- staff safety deposit box room
- valet or parking cashier’s room
with separate flashing red lights in the telephone operator’s
room.
• Guest Safety Deposit Security System consisting of:
- pushbutton inside guest safety deposit box viewing room
with a buzzer to front registration desk
- electric strike controlled from front registration desk for
guest access.
• Cashier’s VCR Activation System consisting of a pushbutton in
the cashier’s office to start the VCR connected to the CCTV
camera automatically for one (1) hour
• Sauna Emergency System consisting of pushbuttons inside or
outside steam and sauna rooms with buzzers in Health Club
Reception Desk. (The pushbutton systems shall be
interconnected to the buzzer via a latching panel which sends a
signal to a flashing light in the telephone operator’s room if the
alarm is not responded to within 30 seconds).
YES NO
Closed Circuit TV and Audio Monitoring System
Since there are numerous cameras providing output signals to TV monitors
in a variety of locations, a matrix switching arrangement provides the
optimum solution. Has a microprocessor based matrix switcher been
provided for the CCTV system?
Have the following minimum quantity of cameras been provided?
• Swimming pool (with two-way loudspeaker)
• Staff entrance (with intercom)
• Main lobby (pinhole type, no loudspeaker)
• Front desk (pinhole type, no loudspeaker)
• Cashier’s office (pinhole type, no loudspeaker)
• Guest safety deposit box room – staff side (no loudspeaker)
• Loading dock (outdoor type, with two-way loudspeaker)
• Health Club exercise room (with two-way loudspeaker)
• Underground parking areas (as applicable)
Have the following color TV monitors been provided?
• Approximately 4-5 monitors in both the security office and
telephone operator’s room in sequential switching mode for
entire system (i.e. one monitor for 4 cameras).
• One (1) holding monitor in security office to view any one
selected camera on full-time basis.
• Duplicate monitor and switcher for Health Club exercise room
and pool in health club desk.
Have time lapse VCR’s (both recording and playback) been provided in the
security office along with a separate VCR for the cashier’s office?
Has an audio monitoring system complete with microphone control at the
security desk been provided?
Has a remote microphone and speaker been provided in the Health Club and
Spa Reception desk for the pool area CCTV camera?
Intercom System
Has a “room service intercom’ system between the room service office and
set-up area been provided (additional intercom to kitchen hot line if line not
visible)?
Has a “loading dock intercom” system between the receiving office and
loading dock entrance door been provided?
Has a “staff entrance intercom” system between the security office and staff
entrance been provided?
Television System
Either an underground cable television system or satellite/terrestrial antenna
system may be used to provided television signals for the hotel
Channel selection shall include the minimum of:
YES NO
• Local channels
•
• English speaking channel (NBC)
• CNN
• Movie channel
• In-house safety movie
Have TV outlets been located in the following locations:
• All guest bedrooms and living rooms
• All public area bars and entertainment rooms
• Staff dining
• Ballrooms and meeting rooms in the “AV” baseboard provision
• Health Club exercise room adjacent to each piece of equipment
• Staff boardroom and training room
• In TV storage room and TV repair area
Miscellaneous Communication Systems
Have the following communication systems been provided under the
general contract?
• Portable handheld radios including repeater station, microphone
control console and transmission line. (Approximate quantity of
11 for city hotels and 20 for resorts).
• Portable pagers including transmitter, base station and
transmission line. (Approximate quantity of 20 keynote and 10
Bravo for city hotels; 32 keynote and 15 Bravo for resorts).
• Wireless remote sound system for the hearing impaired in the
large ballroom as per Local Code requirements.
Power Distribution System and Electric Service
The power distribution system design shall comply with the applicable
Local Code, however, the following minimum requirements should be
provided:
• Two (2) main power transformers with secondary switchboard
interconnections with a tie breaker. Ideal design is each
transformer loaded 50% with full redundancy, however, 66%
loading with generator in the event of transformer failure is
acceptable. 100% loading of transformers is acceptable only if
transformers are utility-owned with rapid replacement in the
event of failure.
• Power factor correction capacitors for main switchboard.
• Distribution panels and motor control centers located adjacent to
large loads such as kitchens, laundry, function rooms,
mechanical plant, etc.
• Separate automatic transfer switch for fire pumps as per North
American Standards.
YES NO
• Separate automatic transfer switch for firefighter’s elevator in
high-rise buildings.
• One-hour fire rated conductors (MICC) for life-safety equipment
in high-rise buildings.
• Reduced voltage starters shall be provided for motors 20 HP and
larger unless local codes are more stringent.
• Total voltage drop from electric service to final branch outlet
device shall be 5% or 4% to suit local code.
Is there redundancy in the number of high voltage services serving the main
substation (i.e. more than one)? Two services in a looped configuration is
recommended.
Emergency Power
Is the emergency power generator serving essential equipment?
For high-rise hotels, is the emergency generator suitably sized with capacity
to service the smoke-control and smoke-venting fans?
In resort areas or areas where power outages are frequent or longer than
four (4) hours, has emergency power been extended into guestrooms and
other important areas?
In third world countries or other locations where power is very unreliable,
have provisions been made for 100% emergency power?
Does the emergency generator room layout and design include acoustic
plenums and silencers on the intake and exhaust to limit noise to adjacent
properties?
Lighting Systems
Depending on the project, lighting system equipment is generally divided
into the following responsibilities:
• Back-of-house utility lighting specified by the electrical
engineer, supplied and installed by the electrical contractor.
• Front-of-house lighting (such as downlights) specified by the
electrical engineer, supplied and installed by the electrical
contractor.
• Decorative and architectural grade front-of-house lighting
specified by the interior lighting designer; supplied and installed
by the electrical contractor.
• Exterior decorative lighting specified by the exterior lighting
designer; supplied and installed by the electrical contractor.
• Custom decorative chandeliers, wall sconces and guestroom
lighting specified and/or selected by the interior lighting
designer after tender; supplied by FF&E or in general contract,
assembled and installed by the electrical contractor.
Has the split in responsibility been agreed with all members of the design
team and construction team?
YES NO
Special Audio/Visual Equipment
Is all equipment such as projectors included in FF&E or in general contract?
CONSULTANT CHECK-LIST
Back-of-House Areas
Loading Dock & Garbage Area:
• Rodent sentry and fly eliminator
• Ecolo-matic
• Miscellaneous power for compactor and dumper
• Overhead door(s) with control in receiving office
• Special mounting heights of devices
• Power for refrigeration unit for garbage room
• Power for pressure washer
• Payphone and house phone
• Intercom to receiving office
• CCTV
• Card access for security
• Cart wash “jet” washer connection
• Baler and crusher connection in recycling
• Cold temperature ballasts for lighting (if applicable)
• Power for dock leveler (if applicable)
Staff Entrance:
• Intercom to security office
• CCTV camera
• Card reader access to electric latch with additional remote
release pushbutton in security office
Security Office:
• CCTV monitors integrated into millwork along with CCTV
controls and VCR’s
• Audio monitoring console and microphone (for CCTV)
• Door alarm and card access system printer (from electronic card
locking system)
• Remote fire alarm printer
• Intercom to staff entrance
Staff Lockers and Washroom:
• Hand and hair dryers
• Outlet for shoe shine
• Shaver outlets in men’s washrooms and outlets
• Payphone and house phone
• Miscellaneous receptacles for cleaning equipment
• Waterproof lighting in showers
YES NO
Staff Training Room:
• Motorized projection screen
• Power and signal for TV/Video center
• Quadplex voice/data
• Multi-level switching of fluorescent lighting
• Wall phone
Staff Dining:
• Background music system for circulation space source with local
volume control
• Power and signal for TV
• Power for vending machine
• Two payphones and house phones
• Power outlets for housekeeping
• Kitchen equipment connections
• Incandescent lighting in lounge area
Back-of-House Offices:
• Quadplex power adjacent P.C. plus additional duplex
• Quad voice/Data
• Individual switch for control of lighting
• Fluorescent lighting (except where visible from exterior).
• UPS power where described in FHR’s Standards
Interior Parking Areas:
• Lighting levels for security purposes
• Telephone at every stairwell
• CCTV at foyer (as applicable)
• Card access for security
• Upgraded lighting and power at car washing area
• Miscellaneous power throughout the parking area
• Power and signal connection for payment and parking control
system
Maintenance and Engineering Area:
• Power and signal outlets for TV in TV storage room and TV
work bench
• 15 amp, 30 amp and 50 amp power required in general work
area as per FHR’s Standards
• Connection to separate exhaust system in paint shop
• Connection to radial arm saw, compressor, moveable table saw,
bandsaw, drill press in carpentry shop
Computer Room:
• Contains hubs and network servers in shelf or rack mounted
configuration (minimum 16 duplex outlets in UPS)
YES NO
• Room contains floor mounted UPS and separate air conditioning
unit, all on emergency power
• Interconnection to PBX equipment room and telephone
operator’s room
• Termination point of all fiber or copper backbone cabling from
hubs
Telephone Operator’s Room:
• Lighting and emergency power
• Each workstation with normal and UPS power, Quad data/voice
outlet, 25 pair telephone cable outlet and paging telephone outlet
• CCTV monitors and audio monitoring controls
• VCR’s
• Red alarm lights for front desk cashier, main cashier office, staff
safety deposit box, valet/parking cashier and sauna
• Remote fire alarm printer or annunciator
• Master pocket paging station
• Walk-in cooler/freezer alarm annunciation
• UPS power and data outlet for POS printer
• Power bar for battery chargers for portable radios and pagers
Luggage Storage:
• CCTV camera
• House phone
• One power outlet
Valet/Parking Cashier
• UPS power
• Quadplex voice/data
• Alarm pushbutton (to telephone operator’s room)
• Card access entry (to be reviewed on each project)
Prefunction Area
“AV-1”, “AV-2”, “AV-3” GR and 200 amp power panels in ballroom,
meeting rooms and prefunction areas.
“AV-2”, “AV-3” and “AV-4” panels in meeting rooms depending on size.
Control niches for telephone, lighting, volume and screen controls in each
room and associated prefunction area.
Independent sound systems with capability for “combining” into one room.
Door hold-open devices.
Power for food warming carts in service corridor.
“Do Not Disturb” light in service corridor of function room.
Lighting bar and ceiling power in ballroom with dimmer in control niche.
Separate electrical room and sound system equipment room.
YES NO
Spa/Fitness Center
Reception Desk:
• Workstations with power and computer outlets (usual quantity of
2)
• Power and computer outlet for printer
• Telephone outlets for guest and staff use
• Miscellaneous power supply
• Power for battery chargers
• CCTV monitor and switches for pool and exercise room
• Microphone for two-way audio monitoring of pool (indoor pool
only)
• Volume control for background music system for circulation
space
• Buzzers for sauna emergency alarm
Exercise Area:
• Separate circuit for each piece of equipment
• Power and TV outlet at base of each piece of equipment
• Local music volume control
• CCTV camera
• Emergency telephone
• Two wall-mounted TV signal and power outlets
• Portable sound system
Sauna and Steam:
• Emergency pushbutton to alarm at reception desk
• Sauna temperature control outside of sauna room
Pool Area:
• CCTV camera and speaker
• Minimum two underwater lights in pool and minimum one light
in whirlpool
• Underwater speakers in pool (Resort only)
• Emergency telephone
• Separate times switch for whirlpool
Massage Rooms:
• Dimmer control for lighting
• Local volume control to ceiling speaker for background music
• Power above shelf for portable cassette/CD player
• Wall telephone
• Three duplex power outlets at low level and one above counter
Locker/Showers:
• Built-in swimsuit dryer
YES NO
• House and payphone
• Power for hair dryer
• Cleaning receptacle
Front-of-House Areas
Front Desk:
• VIP pushbutton(s) (to General Manager)
• Help/Assistance pushbutton (to front office manager)
• Alarm pushbutton (to telephone operator’s room)
• Guest safety deposit box room electric door release pushbutton
• Buzzer from guest safety deposit box room
• Normal (IG) and UPS power
• Telephone outlets
• Credit card verification outlet (telephone line)
• Data outlets
• Data cable rough-in for electronic card key encoder
• CCTV camera
Concierge Desk:
• Buzzer annunciation from doorman’s stand for Help/Assistance
• Help/Assistance pushbutton (to concierge work room)
• Normal (IG) and UPS power outlets
• Telephone
• Data
• Credit card verification outlet (telephone)
• CCTV camera
Concierge Work Room:
• Buzzer annunciation from concierge desk
• Facsimile
• Data/telephone for airline tickets
• Normal (IG) power outlets
• Quadplex voice/data
• Location of volume controls for circulation spaces (optional)
• Photocopier power
• Dimmer control location for lobby (optional)
Porte Cochère
• CCTV camera (as required)
• Power for pressure washer
• Miscellaneous power
• Doorman’s stand(s) with power, voice/data, VIP pushbutton and
Help/Assistance pushbutton
• Snowmelting and radiant heating (as applicable)
YES NO
Lobby:
• Two (2) telephone outlets for guests
• CCTV camera
• Power for table lamps as per interior designer
• Background music speakers
• Illuminated display cabinets (as applicable)
• Reception desk and concierge desk
Guest Safety Deposit Box Viewing Room
• Electric strike released from front desk and GSDB (staff side)
• Chandelier and wall sconce lighting
• Pushbutton above counter to operate buzzer at front desk
• CCTV camera (staff side)
• Duplex power receptacle
Main Dining Room and Café:
• Dimmer controls and background music controls adjacent to
service stand
• Independent sound system with interconnection to main
background music rack
• Service stand with local lighting, UPS and normal (IG) power,
data (POS), telephone and credit card verification outlets
• Maitre D’ position with quadplex voice/data, power and local
lighting
• Power for cleaning outlets, table lamps, etc. as per interior
designer
Typical Guestroom Floor
Corridor:
• Cleaning receptacles on 40 ft centres
• Power for table lamps and picture lights as per interior designer
• House telephone at elevator lobby
• Life-safety and fire alarm devices in unobtrusive location.
Includes smoke detectors, EVC speakers, pull station and fire
fighter’s handsets
• Decorative lighting as per interior designer
• Are cable trays located in corridor ceiling? If so, what access
provisions have been made?
Maid’s Rooms:
• House phone
• Separate lighting switch
Ice Machine Room:
• Incandescent lighting with separate switch
• Two separate circuits for ice machine
YES NO
Electrical and LAN Closet:
• Separate room for LAN equipment
Typical Guestroom Provisions:
• Power, telephone, lighting and TV outlets as per interior
designer
• Confirm if 120 volt (US) outlet is required at desk
• Handicapped provisions such as strobes, vibrating pillow, etc. as
per local code
Special Guestrooms Sound System:
• Residential stereo conduit rough-in for Two-Bedroom and
Presidential Suites. Includes two systems with two speakers in
master bedroom and four speakers in living room and dining
room. Homerun location is armoire unit in each room.
SPECIFICATIONS
Power Distribution
Have copper conductors and bus been specified?
Has electrical equipment been suitably dearated for temperature in areas
where ambient temperatures are in the range of 105 F ?
Have concealed conduit and devices been specified in all front-of-house
areas and back-of-house areas except storage and service rooms?
Have lamacoid nameplates been specified for all equipment?
Is the interrupting capacity of all distribution panels and switchgear been
specified to ensure that the equipment can safely withstand the available
fault current?
Have one or all of the following wiring methods been described?
• Enclosed bus duct for main transformers
• Multi-core armored cables or cables in conduit for large feeders
to distribution pads, motor control centers and branch
panelboards
• Small branch circuit wiring in conduit or unarmored double
insulated cable in tray for devices in ceiling space or in hollow
cavity walls
Emergency Power
Does the generator specification include a statement for “the generator to
handle a 100% load step”?
Does the transfer switch specification include bypass provisions in order to
avoid shutting down the load or maintenance?
YES NO
In certain locations, local codes require a central battery or inverter to
supply power to designated emergency luminaires for the 10 second outage
during which the generator starts. Is this specified?
Lighting
Lighting fixture selection shall be based on FHR’s Standards and on input
from the interior lighting designer, however, the following minimum
requirements should be met:
• Fluorescent luminaires shall be energy efficient type with T-8
lamps and electronic ballasts. Ballasts shall be HPF type with
low harmonic content.
• Fluorescent back-of-house luminaire selection shall be based on
the lowest cost for the local region, hower, 1’ x 4’ and 2 x 4’ are
recommended.
• Line voltage, architectural grade, open reflector downlights shall
have standard lamps.
• Low voltage luminaires shall be specified with integral
transformers.
Does the electrical specification include the dimming specification and
lighting “cuts” from the interior lighting designer?
Fire Alarm System
Have smoke detectors in guestrooms been specified with their own local
audible alarm?
For high-rise buildings, has a fire rated riser cable been specified?
Lighting Protection System
Two systems are available – North American based with independent
copper down conductors in conduit, or European based, where the structural
steel may be used as down conductors. Which is specified?
If upright air terminals are specified at the top of the building, are they
visible? The alternative is a flat copper tape.