DR&MS Sept 2017

Design Recommendation &
Minimum Requirement for International

Five Star Hotels & Resorts
General Introduction
This document, Design Recommendations & Minimum Standards, along with
Engineering Recommendations and Minimum Standards, provide the
recommendations and minimum standards for the various areas and the materials,
systems and components to be used during the design development and construction of
all newly constructed hotels.
The DR&MS is further supported by additional documents, developed and

issued for each specific project. These documents include:
- Preliminary Area Program
- Back of House Plans
- Millwork Design Guidelines
- And other technical service documents as required
This document is not deemed to supersede or override any comments, approvals or

compliance with prevailing codes and legal requirements issued by authorities having
jurisdiction over the project provided that such codes are demonstrably higher than the
minimum standards contained herein.
Code Compliance Statement

Damac regards the total compliance with all prevailing codes and legal requirements
issued by authorities having jurisdiction over the project to be a minimum standard for
newly constructed hotels.
Damac also acknowledges and understands the variable nature of such

codes and requirements, in particular, where such legislation is in a formative or
emerging state.
The obligation of the Design Team Consultants shall be to design and develop a hotel,
which encompasses not only code compliant standards, but also those, which provide
the best available practices and protection available at the time of construction.
In locations where there is an absence of relevant code or that they are in any way
lesser than the following standards, the latter shall form the required minimum standards
for newly constructed hotels.
i
Life Safety and Security Minimum Standards
It is a minimum standard that all newly constructed Hotels are
designed and constructed to be in full compliance with NFPA 101 or its subsequent
revision.
All life safety and security systems must also comply with Engineering
Recommendations and Minimum Standards or the prevailing codes and legal
requirements issued by authorities having jurisdiction over the project, whichever is
demonstrably higher.
These requirements include but are not limited to:

- A fully zoned addressable, digital, self-diagnostic fire detection and alarm system
covering all internal and external covered areas.
- A fully automated emergency evacuation and paging system, covering all internal
and external areas system to be multi-lingual and have the ability to perform
manual paging.
- A fully zoned automatic sprinkler system covering all internal areas.
- A localized standpipe fire hose reel system together with portable multi category
fire extinguishers located throughout all internal and covered external areas.
- A fully zoned addressable, digital, self-diagnostic hazardous gas detection and
alarm system covering all internal areas.
- A fully developed threat, vulnerability and hazard analysis with a subsequent
cause and effect/hazard and consequence matrix.
- Perimeter, localized and specific hazard pro-active and re-active components
and installations.
Environmental Minimum Standards

It is a minimum standard that all newly constructed hotels are
designed, developed and constructed with adherence to the following environmental
standards or, the prevailing codes and legal requirements issued by authorities having
jurisdiction over the project, whichever is demonstrably higher.
- All activities are to be harmless to the population and have minimal

environmental burden.
- All activities promote the protection of the welfare, health and safety of the
population.
- All activities seek to utilize energy efficient designs, the use of recycled and
recyclable products and minimize the use of non-sustainable resources.
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Table of Contents
General Introduction …………………….i
Scope of Work of Consultants …………………….1
Area Program …………………..22
Guestrooms, Suites, & Corridors …………………..23
Mock-Up Room …………………..34
Mock-Up Room Review & Inspection Checklist …………………...37
Prototype Room …………………..38
Public Areas …………………..41
Food & Beverage Outlets, Banqueting & Meeting Facilities …………………...48
Kitchens, Bars, and Pantries …………………..56
Recreation and Leisure Facilities …………...……...81
Back of House Facilities …………...……...96
Hotel Laundry & Valet …………...…….113
Definition of FF&E …………...…….123
FF&E Purchasing …………...…….136
Sustainable Design …………...….…149
Security Systems …………....……152
Acoustical Performance …………....……157
Hardware …………....……159
Back of House Finishes …………....……178
Operable Partitions …………....……187
Project Completion …………....……190
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Scope of work of MEP consultants
Attachment to this chapter:

- Engineering Recommendations & Minimum
Standards, “Scope of Work of MEP Consultants”
Introduction
This chapter outlines the minimum Scope of Work that each key Project Consultant shall
perform in accordance with their Letter of Appointment issued by the Owner/Developer.
The appointment of each consultant to the project shall require prior approval from
Technical Service. The list of project consultants required for a specific Technical Service
project is also discussed at the Project Kick-Off Meeting.
In the consultant Scope of Work sections below, note that some project phase services
may be “optional” or “not required”, where other consultants are required to provide full
Scope of Work services throughout the project (6 phases). The Scope of Work sections
from each consultant’s Agreement or Contract with the Owner/Developer shall be
submitted to Technical Service for endorsement and file purposes.
In addition to the Owner/Developer’s Project Consultants, note that Technical Service services are
defined in the Technical Services Agreement with the Owner/Developer, covering all six
Project Phases. Project management by the Owner/Developer should be provided for
all six Project Phases by a professional Owner’s Project Manager.
Prior to commencing each Scope of Work project phase, all consultants shall secure
formal approvals of their submitted Work from both the Owner/Developer and Technical Service
Design, Engineering, Operations, and Project Administration:

Owner’s Project Manager (OPM)
Technical Services (T.S.)
Consultants typically used for an international Hotel:
Design Architect / Local Architect Structural Engineer
Interior Designer Mechanical, Electrical, Plumbing (MEP) Consultant
Resort Master Planning Consultant Lighting (Interior / Exterior) Designer
Landscape Designer Audio Visual Consultant
Food Service / Kitchen Consultant Security Consultant
Laundry Consultant Communications Technology Consultant
Graphics Consultant / Signage Consultant Acoustic Consultant
Uniform Designer Vertical Transportation Consultant
FF&E Purchasing Agent Sustainable Design Consultant
Specialist Consultants: Fire and Life Safety Consultant
- Curtain Wall / Façade Consultant Testing and Commissioning Consultant
- Artwork Consultant
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Design Architect / Local Architect
The scope of the Design Architect's basic services include those described in the
following paragraphs and shall also where required include coordination with Owner
provided Architect of Record and all Owner appointed Project Consultants and members
of the Project Design Team.
The Architect's services shall be performed as expeditiously as is consistent with the

professional skill and care ordinarily exercised by Architects and the orderly progress of
the project.
Phase One – Preliminary Concept

- Site analysis including review of certified land boundaries, topography, rights of way
and compliance with all prevalent codes.
- Familiarization with T.S. Design Recommendations and Minimum Standards.
- Preparation of alternate project programs including square meterage requirements,
volume, space schematics and study of approach, external and internal flow and
outline operational functionality.
- Attend the Project Kick-Off Meeting.
- Preparation of drawings, sketches, renderings, electronic visualizations that serve to
record and illustrate the approved preliminary concept.
- Preparation of preliminary project delivery timetable.
- Preparation of probable cost in conformance with budget established with
Owner/Developer for review and approval or modification, as required.
Phase Two – Schematic Design

- Attendance at operational briefing for familiarization of T.S. Hotel Operating
Concepts, Food and Beverage Concepts, and Preliminary Staffing Guide.
- Coordination with T.S. Preliminary Area Program, internal space planning and
operational relationships to provide a confirmation of the project requirements.
- Preliminary configuration of building, selection of systems, materials, equipment,
construction methods and project delivery.
- Preparation of definitive site plan, building plans, sections, preliminary elevations,
and outline material specifications.
- Preparation of design development timetable in coordination with project delivery.
- Coordination of Owner/Developer's appointed Consultants’ documentation.
- Consultation with all authorities having jurisdiction over the project for the purpose of
meeting and securing code compliance and project permits.
- Presentation of all schematic phase documentation to Owner/Developer and
T.S. for review and approval or modification, as required.
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Phase Three – Design Development
- Development of approved schematic phase documents to establish the final scope,
relationships, form, size, and appearance of the project by plans, sections,
elevations and details.
- Detailed specification of systems, materials and equipment.
- Coordination of documents with Owner/Developer's appointed Consultants and
T.S., in accordance with the design development timetable and preliminary
estimate of probable construction cost.
- Advisory of any adjustments to the project delivery timetable or cost resulting from
changes in program, scope or design requirements.
- Interaction, as required, with all authorities having jurisdiction over the project to
ensure ongoing code compliance.
- Presentation of developed documentation to Owner/Developer and T.S. for
review and approval or modification as required.
Phase Four – Construction Documents

- Preparation of construction documents including drawings and specifications
detailing the full construction requirements of the project.
- Preparation in accordance with Owner/Developer's directives of tender information
forms and instructions to allow the competitive bidding of the project.
- Assistance with Owner/Developer’s preparation of Contract Agreements.
- Advisory to Owner/Developer of any adjustments to previous preliminary estimates
of cost including those due to changes in program or project scope and design
intents.
- Assistance in preparation and filing of all documents required by authorities having
jurisdiction over the project in order to secure all permits, certificates and licenses
- Preparation of construction documentation required for the completion of a mock-up
guestroom in accordance with the Architectural, Interior and MEP design packages
- Participation in the pre-qualification of bidders.
Phase Five – Tender & Negotiation

- Render assistance to qualified bidders in the interpretation and clarification of
drawings and specifications.
- Issue tender packages as directed by Owner/Developer.
- Analysis of received bids to ensure compliance or otherwise, of bids with approved
construction documents.
- Analysis of proposed alternatives and recommendations for acceptance/rejection.
- Coordination, as necessary, with Owner/Developer to ensure competitively tendered
Items remain in compliance with budget, and required revisions to design documents.
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Phase Six – Construction
- Administration of the project including construction contract(s).
- Review and appropriate action on Contractors’ shop drawings, product data and
samples for compliance with the contract documents.
- Provide interpretations of the contract documents consistent with the intent and
reasonably inferable.
- Secure Contractors’ certification of components and/or systems where required by
contract or prevailing code.
- Distribution of Contractors’ submittals to Owner/Developer and T.S. for receipt of
comments prior to issuing approval.
- Site visits to become familiar with the works, monitor and report on quality,
adherence to contract documents, and progress of the works in accordance with the
project delivery timetable.
- Evaluation and certification of Contractors’ applications for payments, maintenance
of records detailing, payments, changes, and retention in accordance with contract
conditions and progress of the works.
- Provide inspection reports detailing rejection of works, which do not conform to the
contract documents. Conduct additional inspection or arrange testing of the rejected
works where necessary to ensure compliance with the intent of the contract
documents.
- Project completion services including final evaluation of all completed works in
accordance with the contract documents together with certification of substantial
completion and listing of all items to be completed.
Interior Designer

- Attendance at briefing for familiarization with site conditions, local codes and
customs, project programs, preliminary project delivery timetable and interior design budget
- Consultation with Owner/Developer and T.S. to establish all interior design intent
and confirmation of the project scope in coordination with T.S. Preliminary Area
Program, internal space planning and operational relationships.
- Attend the Project Kick-Off Meeting.
- Prepare and submit to T.S. concept options for Guestroom layouts and schemes
- Preparation of probable cost of interior design package.
- Preparation of interior design development timetable in coordination with project
delivery timetable.
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- Preparation and presentation to Owner/Developer and T.S. of documents
illustrating interior space planning, guestroom configuration, design character and
appearance for review and approval or modification, as required.

- Preparation of preliminary plans, elevations sections, and FF&E layouts.
- Preparation of preliminary interior finishes, material references and samples, FF&E
outline specifications, line drawings, catalogue cut sheets, photographic imagery,
millwork sketches.
- Preliminary estimate of interior construction and FF&E cost in conformance with the
interior design budget.
- Establish interior design schedule in accordance with the project delivery and design
development timetables.
- Presentation to Owner/Developer and T.S. of all schematic phase documentation for review and
approval or modification, as required.

- Preparation and submittal of Mock-up Room construction package including
drawings and FF&E specifications.

- Development of the approved schematic phase documents to establish the final
scope, relationships, form, size and appearance of the interior construction and
FF&E fit-out by plans, sections, elevations, details, material references/samples and
detailed FF&E specifications.
- Coordinate the development of interior design documents with the Design Team
Consultants in accordance with the design development timetable and interior
design budget.
- Advisory to Owner/Developer of any changes/modifications arising from non-
compliance of estimated cost with interior design budget. Revisions to documents
as required to maintain budget.
- Attendance at Mock-up Room presentation, inspection and reporting including any
modifications required to interior design documents to achieve compliance with
Owner/Developer and T.S. approval.
- Consultation with Architect to ensure compliance of interior design systems and
components with prevailing codes and permits.
review and approval or modification, as required.
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- Submittal of final design documents including FF&E specifications in a form suitable
for competitive tendering, line by line cost estimate in compliance with budget, and
coordinated scaled drawings.
- Briefing/liaison with Purchasing Agent on recommended sources, Manufacturers,
and rendering assistance in the interpretation and clarification of drawings and
specifications.
- Coordination with Owner/Developer and T.S. to identify items, which require
prototype approval prior to manufacture.

- Rendering assistance to qualified bidders in the interpretation and clarification of
drawings and specifications
- Participation in the review of bids, to ensure compliance with approved interior
design documents.
- Coordination with Owner/Developer, T.S. and Purchasing Agent to ensure that
competitively tendered items remain in compliance with budget, and necessary
revisions to design documents.

- Periodic site visits and reports to confirm execution of works are in accordance with
contract documents.
- Review and appropriate action on shop drawings, product data and samples for
compliance with the contract documents.
- Inspection and report to confirm prototype items are in accordance with contract
documents.
- Provide on-site supervision with the final placement of FF&E items, and decorative
accessorization.
- Coordinate final set up with interior lighting, signage and artwork Consultants.
- Provide inspection report detailing rejection of works, which do not conform to the
documents.
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Resort Master Planning Consultant
- Site evaluation including review of property surveys, certified land boundaries,
topographic base maps, aerial photographs, environment character, vegetation
delineation maps, easements and rights of way, structure placement, engineering
information, local planning reports, compliance with all prevalent codes, etc.
- Attendance at a design team briefing with the Owner/Developer, T.S., and
Consultant team to understand the development objectives and development
program.
- Review any other planned development in the vicinity that may have an impact on
the project’s future development potential.
- Preparation of feasibility report, including review of marketing, economic data, and
other studies prepared by others.
- Preparation of a Resort Master Plan Concept Report with summary of significant
data, overall project program, including site analysis maps and drawings, square
meterage requirements, area schematics and study of pedestrian and vehicular
approach, parking, circulation, incorporation of utilities and outline operational
functionality.
- Preparation of conceptual drawings, sketches, renderings, electronic visualizations
that serve to record and illustrate the approved preliminary concept.
- Coordination with project delivery timetable.
Phase Two – Schematic Design / Preliminary Resort Master Plan

- Coordination with T.S. Preliminary Area Program requirements, master plan and
resort requirements, external area planning, and functional relationships.
- Preparation of schematic master plan detailing all planning areas, circulation and
access, grading, drainage/irrigation, architectural, structural and civil engineering
requirements, and key landscape features.
- Preliminary estimate of master planning and site preparation cost in accordance
with approved probable cost.
- Preparation of master plan design development timetable in coordination with
- Consultation with Architect and other necessary consultants to ensure compliance
with prevailing codes and permits.
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Phase Three – Design Development / Final Resort Master Plan
- Development of approved Resort Master Plan and related documents to establish
the final scope, relationships, and master plan implementation requirements by
plans, sections, and details.
- Coordination of documents with Owner/Developer's appointed Consultants in
accordance with the design development timetable and preliminary estimate of
landscaping cost.
- Advisory of any adjustments to the project delivery timetable or estimated cost
resulting from changes in program, scope or design requirements.

- Not required.

- Not required.

- Not required.
Landscape Designer
- Site evaluation including review of certified land boundaries, environment character,
topography, rights of way, structure placement and compliance with all prevalent
codes.
- Preparation of landscape program including square meterage requirements, area
schematics and study of pedestrian and vehicular approach, parking, circulation,
incorporation of utilities and outline operational functionality.
- Preparation of conceptual drawings, sketches, renderings, electronic visualizations
that serve to record and illustrate the approved preliminary concept.
- Coordination with project delivery timetable.
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- Coordination with T.S. Preliminary Area Program requirements, external area
planning and functional relationships.
- Preparation of schematic site plan detailing, grading, drainage/irrigation, hardscape,
softscape outline specifications, wet features, architectural, structural and civil
engineering requirements, landscaping features, and lighting concept (in
collaboration with the Lighting Consultant).
- Preliminary estimate of landscaping cost in accordance with approved probable
cost.
- Preparation of landscape design development timetable in coordination with project
delivery timetable.
- Consultation with Architect to ensure compliance with prevailing codes and permits.

relationships, form, size, and appearance of the landscaping by plans, sections,
elevations, details, specification of hardscape and softscape systems, materials,
and components.
- Coordination of documents with Owner/Developer's appointed Consultants in
accordance with the design development timetable and preliminary estimate of
landscaping cost.
- Advisory of any adjustments to the project delivery timetable or estimated cost
resulting from changes in program, scope or design requirements.
- Preparation of timetable and logistical study for the establishment of an on-site/off-
site plant and materials nursery.

- Preparation of construction documents including drawings, specifications, details,
and plant schedules for the full landscaping requirements of the project.
- Preparation, in accordance with Owner/Developer's directives, of tender information
jurisdiction over the project in order to secure all permits, certificates and licenses.
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- Assistance in the establishment and management directives of an on-site/off-site
nursery (if applicable).
- Analysis of received bids to ensure compliance, or otherwise, of bids with approved
construction documents.
- Coordination as necessary with Owner/Developer to ensure competitively tendered
items remain in compliance with budget, required revisions to design documents.

- Periodic site visits to become familiar with the works monitor and report on quality,
adherence to contract documents, and progress of the works in accordance with the
- Timely on site direction/supervision with the grading, setting out of areas, ground
preparation and planting of softscape materials.
works, where necessary, to ensure compliance with the intent of the contract
documents.
- Project completion services including, final evaluation of all completed works in
accordance with the contract documents, together with certification of substantial
completion and listing of all items to be completed or remedied.
Food Service / Kitchen Consultant

- Not required.

- Attendance at design team briefing for familiarization of architectural and interior
design intents, T.S. Preliminary Area Program requirements, architectural,
structural and MEP services planning, project delivery timetable and kitchen budget.
- Attendance at operational briefing for familiarization of Hotel Operating Concepts,
Food and Beverage Concepts and T.S. Design Recommendations and Minimum
Standards.
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- Consultation with Architects and MEP Consultants and all authorities having
jurisdiction over the project for the purpose of ensuring developed designs, systems,
components and equipment specifications comply with all prevailing codes and
project permits.
- Preliminary area-by-area schedule of service connections and loads of all MEP
Services for both BOH and public area show kitchens.
- Preparation of schematic space utilization plans for both BOH and public area show
kitchens illustrating functionality, resource traffic patterns and operational delivery
together with architectural and Interior Design requirements.
- Preliminary estimate of probable kitchen equipment costs.
- Preparation of kitchen design development timetable in coordination with project
delivery timetable.

and extent of both BOH and public area show kitchens, systems, components, and
equipment by scaled plans, sections, elevations and details.
- Detailed specifications and cut sheets for of all manufactured and custom made
systems, materials, and equipment in a form suitable for competitive tendering.
- Preparation of final service connections and loads for all MEP services together with
drawings detailing the dimensioned locations of such connections, extraction hoods
and if required, separate exhaust system for gas, electrical, and organically fueled
equipment, shut off valves located at each system, component and equipment
location.
- Coordination with MEP Consultant for the detailed specification and documentation
of an integrated fire detection/fire fighting system for electrical and organically fueled
equipment.
- Coordination of design development documents with Owner/Developer's appointed
Consultants in accordance with the design development timetable and preliminary
estimate of construction cost.
- Revised estimate of costs in accordance with the developed design and initial
budget.
- Interaction as required with all authorities having jurisdiction over the project to
ensure on-going code compliance.
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- Briefing/liaison with Purchasing Agent on recommended sources, Manufacturers
specifications.
- Preparation of installation, testing, commissioning and handover timetable in
accordance with the project delivery timetable.
- Preparation in accordance with Owner/Developer's directives on tender information
- Participation in the pre-qualification of bidders, review of tender packages.
intents.
jurisdiction over the project in order to secure all related permits, certificates and
licenses.

construction documents, preparation of comparative study of bids against budget
availability together with recommendations to proceed or re-bid.
- Coordination, as necessary, with Owner/Developer and T.S. to ensure that
competitively tendered items remain in compliance with budget, and required

- Periodic site visits and reporting to become familiar with the works monitor and
report on quality, adherence to contract documents, and progress of the works in
- Provide interpretation of the contract documents consistent with the intent and
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documents.
- Project completion services including testing and commissioning of all completed
works in accordance with the contract documents, together with certification of
substantial completion and listing of all items to be completed or remedied.
Laundry Consultant
- Not required.

design intents, T.S. Preliminary Area Program requirements, architectural,
structural and MEP services planning, project delivery timetable and laundry budget.
- Attendance at operational briefing for familiarization of Hotel Operating Concepts
and T.S. Design Recommendations and Minimum Standards.
- Consultation with Architects and MEP Consultants and all authorities having
jurisdiction over the project for the purpose of ensuring developed designs, systems,
components and equipment specifications comply with all prevailing codes and
project permits.
- Preliminary area-by-area schedule of service connections and loads of all MEP
Services.
- Preparation of schematic space utilization plans illustrating functionality, resource
traffic patterns an operational delivery.
- Preliminary estimate of probable laundry equipment costs.
- Preparation of laundry design development timetable in coordination with project
delivery timetable.

and extent of laundry systems, components, and equipment by scaled plans,
sections, elevations and details.
- Detailed specifications and cut sheets for all manufactured and custom made
systems, materials, and equipment in a form suitable for competitive tendering.
- Preparation of final service connections and loads for all MEP services, with
drawings detailing the dimensioned locations of such connections.
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- Coordination of design development documents with Owner/Developer's appointed
Consultants in accordance with the design development timetable and preliminary
estimate of construction cost.
- Revised estimate of costs in accordance with the developed design and initial
budget.
- Interaction as required with all authorities having jurisdiction over the project to
ensure on-going code compliance.

- Briefing/liaison with Purchasing Agent on recommended sources, Manufacturers
specifications.
- Preparation of installation, testing, commissioning and handover timetable in
- Preparation in accordance with Owner/Developer's directives on tender information
- Participation in the pre-qualification of bidders, review of tender packages.
intents.
jurisdiction over the project in order to secure all related permits, certificates and
licenses.

construction documents, preparation of comparative study of bids against budget
availability together with recommendations to proceed or re-bid.
- Coordination, as necessary, with Owner/Developer and T.S. to ensure that
competitively tendered items remain in compliance with budget, and required
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- Periodic site visits and reporting to become familiar with the works monitor and
report on quality, adherence to contract documents, and progress of the works in
- Provide interpretation of the contract documents consistent with the intent and
documents.
- Project completion services including testing and commissioning of all completed
works in accordance with the contract documents, together with certification of
substantial completion and listing of all items to be completed or remedied.
Graphics Consultant / Signage Consultant

- Not required.

- Optional.

design intents, material references, interior finishes and color schemes, statutory
emergency signage/graphics planning, project delivery timetable and
signage/graphics budget.
- Preparation and submittal of signage/graphics design timetable.
- Attendance at operational briefing for familiarization of hotel operating concepts,
food and beverage concepts, T.S. Design Recommendations and Minimum
Standards, Graphics and Signage Manual.
- Preparation and submittal of soft line sketches demonstrating design intent of each
signage/graphics category together with coordinated material references, scaled
plan drawings/elevations showing preliminary signage/graphics locations and copy
content schedule.
- Preparation and submittal of a Guideline Graphic Standards package, including
design sample types, for Back of House signage.
- Coordinate the development of documents with the Design Team Consultants in
accordance with the design development timetable and signage/graphics budget.
- Coordinate the manufacturing of typical guestroom entry and corridor directional
signage/graphics for installation at mock-up room.
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- Presentation of developed design documentation to Owner/Developer and T.S.
for review and approval or modification, as required.

- Submittal of design documents including signage/graphics locations plan, copy
content schedule, typography, symbols, material selections/samples, working
drawings for signage/graphics manufacturing /specifications in a form suitable for
competitive tendering.
- Provide preliminary cost estimates for signage/graphics fabrication and installation
in accordance with the budget.
- Coordinate with the Lighting Designer for all requirements of direct or indirect
illumination of all signage types.
- Consultation with Project Architect for the purpose of ensuring signage/graphics
compliance with prevailing codes.
specifications.
prototype approval prior to manufacture.

design documents.
competitively tendered items remain in compliance with budget, necessary revisions
to design documents.

- Inspection and report or presentations of finished prototype samples to confirm
items are in accordance with contract documents.
- Review and appropriate action on Contractors’ shop drawings, material
specifications and samples for compliance with the contract documents.
- Provide liaison services to T.S. and Contractors for final copy content schedule.
- Supervision of Contractors installation of signage/graphics at site.
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- Provide inspection report detailing completion of manufacturing, delivery and
installation in accordance with contract documents.
Uniform Designer
- Not required.

- Not required.

design intents, material references, interior finishes and color schemes,
architectural, structural and MEP services planning, project delivery timetable and
uniform supply budget.
- Attendance at operational briefing for familiarization of hotel operating concepts,
food and beverage concepts, preliminary staffing guide, T.S. Design
Recommendations and Minimum Standards, and extent of uniform categories.
- Liaison with related Consultant on in house laundry/valet equipment and capacities
and/ or analysis of local laundering capabilities.
- Preparation and submittal of soft line sketches for each uniform category together
with coordinated fabric swatches.
- Presentation of developed design documentation to Owner/Developer and T.S.
for review and approval or modification, as required.

- Submittal of design documents including uniform specifications in a form suitable for
competitive tendering, line by line cost estimate in compliance with uniform supply
budget,
specifications.
prototype approval prior to manufacturing.
17
design documents.
competitively tendered items remain in compliance with budget, necessary revisions
to design documents.
Phase Six – Construction / Manufacturing

- Inspection and report or presentations of finished samples to confirm prototype
items are in accordance with contract documents.
- Review and appropriate action on Suppliers’ tailoring patterns, fabric specifications
and samples for compliance with the contract documents.
- Provide liaison services to T.S. and Supplier(s) for final breakdown of sizes,
male/female ratios.
- Coordinate Suppliers fitting of delivered uniforms at site with hotel employees.
- Provide inspection report detailing completion of manufacturing, delivery and fitting
in accordance with contract documents.
FF&E Purchasing Agent

- Not required.

- Not required.

- Optional.
- Attendance at briefing for familiarization of interior design, Preliminary Operating
Concepts and review of project delivery timetable.
- Consultations with Owner/Developer, Contractor and T.S. to establish scope and
extent of procurement program and receive budget information.
- Preparation of preliminary procurement, delivery and installation timetable.
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- Preparation in accordance with Owner/Developer’s directives of tender information
forms and instructions for open competitive bidding of the project.
- Assistance with the Owner/Developer’s preparation of Contract Agreement.
- Review of original sources of FF&E specifications with related Consultants, pre
qualification of bidders in coordination with Owner/Developer and T.S.,
International supply market research for possible alternative sources and
recommendations to Owner/Developer and T.S.
- Preparation of timetable scheduling contract, tendering, bid review and award
periods.
- Preparation of preliminary cash flow in accordance with budget.
- Attendance at T.S. tabletop presentation.
- Review of Mock-up Room inspection Report.

- Render assistance to qualified bidders in the interpretation and clarification of terms
and conditions of bid package.
- Analysis of received bids, preparation and submittal of comparative study sheets
detailing costs, alternatives, missing items, incorrect quantities and initial
recommendation for negotiation.
- Coordination with related design team Consultant to ensure that competitively
tendered items remain in compliance with the budget.
- Re-issue of revised bid packages to achieve budget compliance.
- Preparation of comparative study of all FF&E items bid against budget availability
together with recommendations to proceed or re-bid.
- Selective visits and evaluation of probable major Suppliers' manufacturing facilities.
- Assistance with Owner/Developer's’ issuance of contracts
- Preparation of cash flow requirements and establishment of records of payments.
- Coordination with respective Consultants to identify items which require prototype
approval by Owner/Developer and T.S. prior to manufacture.

- Coordinate the distribution of Suppliers shop drawings, product data and samples to
the respective Consultants.
- Administration of purchase contracts.
- Selected visits to major Suppliers' manufacturing facilities, prototype approval,
quality examination, production capacity and timing.
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- Evaluation and certification of Suppliers' application for payments/invoice in
accordance with the terms and conditions of supply.
- Preparation and submittal to Owner/Developer and T.S. of delivery and
installation schedules in coordination with the construction and handover timetables.
- Monitor deliveries and reconcile with purchase contracts, circulate receiving advisory
to Owner/Developer and T.S.
- Coordinate installation and final placement with respective Consultant
Owner/Developer and T.S., circulate installation report to Owner/Developer and
T.S.
- Prepare final inventory of all FF&E items together with financial reconciliation.
- Provide data entry of all purchased items into proprietary database:

- Item description
- Quantity
- Vendor
- Unit price and total contract value
Specialist Consultants
Specialist Consultants include those that are required due to the specific nature or
configuration of a particular project. Requirements for appointing each of these, along
with their Scope of Work, should be discussed and agreed upon between the
Owner/Developer and T.S. This topic is also discussed at the Project Kick-Off
Meeting.
These Specialist Consultants include, but are not limited to the following:
- Curtain Wall / Façade Consultant
- Artwork Consultant
- Golf Course Designer
- Water Features Consultant
- Lagoons Consultant
- Marina Consultant
- Other Specialist Consultants, as required
Structural Engineer
The Structural Engineer’s Scope of Work is not included in this chapter. This
consultant’s deliverables are not required to be submitted to T.S. However, T.S.
may request certain drawings and documents for reference and file purposes.
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Additional Consultants
The following consultant Scope of Work minimum requirements are included in T.S.
Engineering Recommendations and Minimum Standards (E.R.M.S.) chapter, “Scope of
Work of Consultants”, copy attached for reference.
- Mechanical, Electrical, Plumbing (MEP) Consultant
- Lighting (Interior / Exterior) Designer
- Audio Visual Consultant
- Security Consultant
- Communications Technology Consultant
- Acoustic Consultant
- Vertical Transportation Consultant
- Sustainable Design Consultant
- Fire and Life Safety Consultant
- Testing and Commissioning Consultant
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Attachment
Scope of Work of MEP Consultants
Introduction
The following document outlines the minimum scope of work that the related key
Consultant each of whose appointment shall require prior approval from T.S. shall
perform in accordance with the letter of appointment issued by the Owner/Developer.
chanical, Electrical, Plumbing (MEP) Consultant
Mechanical, Electrical, Plumbing (MEP) Consultant
Phase One – Conceptual Design

- Develop preliminary concepts for mechanical, electrical and plumbing systems
required for the project in accordance with Engineering Recommendations
and Minimum Standards.
- Prepare the comparison table between local fire services code and T.S,
and adapt the more stringent one.
- Become familiar with The
Operator’s Sustainable Design Criteria and present sustainability
initiative in coordination with the sustainability consultants.
- Prepare MEP systems concepts with related energy savings and cost analysis
comparisons (outline the overall energy approach i.e., energy in and out, renewable
energy, recycle, etc.).
- Attend periodic coordination meetings.
- Document all MEP requirements, in narrative and schematic form.
- Evaluate alternates and prepare written report on the state of the building with
respect to differences and suggestions including cost and schedule impact.
- Establish general considerations related to statutory regulations, code, standards
and public utility supplies to the site.
- Obtain the water quality laboratory testing report of the city water from owner and
determine the level of water level.

- Establish design criteria for a complete fit - out project.
- Develop outline designs and establish space planning requirements associated with
the mechanical, electrical, and plumbing systems, including locations and
approximate sizes of plant rooms, major items of plant, major ducts, and service routes
- Perform functional and system performance and life cycle analysis.
- Carry on the energy modeling and simulation program compare with
benchmark hotels to obtain the most efficient and most effective system.
- Provide types and quality concepts for materials, equipment, and systems. Identify
necessary modifications to building systems.
- Coordination with sustainability consultant and incorporate sustainability
requirements in drawings and other documents.
- Attend periodic coordination meetings with other consultants and Owner.
- Provide a preliminary cost estimate of all mechanical, electrical, plumbing, and
estimated design schedule.

- Provide more detailed plans (in progress review of Architects' design development
drawings reflecting any changes from schematics).
- Coordinate with acoustic consultant on noise and vibration requirement.
- Prepare all outline specifications and drawings for the mechanical, electrical,
plumbing systems showing all systems to be provided.
- Prepare all tendering and construction documentation for the project.
- Provide all equipment schedules, calculations and other information as required to
owners, T.S. and T & C Team.
- Prior to initiation of production information/tendering documents, coordination
meetings shall take place to confirm and ensure design intent is understood and pre-
contract approved.
- Provide the final MEP vendor list to T.S. for review prior to tender issue.
- Mechanical, electrical, and plumbing engineers shall finalize all equipment space,
clearance requirements, load calculations (HVAC, electrical, power/lighting, cold/hot
water capacities, etc.).
- Final determination of all vertical/horizontal shaft openings required for mechanical,
electrical and plumbing equipment, in coordination with the relevant Building
Consultants (Architects, Interior Designers, Landscape Consultants, Lighting
Consultants, etc.). Identify potential conflicts.
- If detail design has deviation from approved preliminary design, comparison table
with reason of change should be submitted to T.S. for review.
- Provide updated budget and identify long lead items.
- Prepare the made-up MEP drawings
Phase Four – Construction Documentation

- The mechanical, electrical, and plumbing engineers shall prepare complete design
calculations and fully detailed working drawings necessary to describe the MEP work
for tender.
- Coordinate with the T & C Team all the required performance clauses, testing
provisions, commissioning list, warranties and guaranties that need to be prepared
prior to acceptance of the systems.
- Prepare and deliver to the Architect for filing, all required building and descriptive
documents, including reproducible drawings, CAD CD’s.
- Assist in the analysis of bids received, submit recommendations and aid in the
preparation and reviewing of all MEP contracts.
5
- Evaluate the tenders, and assist with the tender interviews and appointment of
Contractor(s).
Phase Six – Construction Administration

- Coordinate drawings/specifications, attend meetings or advise on construction
installations, deficiencies, and defective operations on systems.
- Arrange for the review of all Contractors' shop drawings with appropriate comments.
- Research, review, and check equipment samples or non-recommended equipment.
- Monitor Contractor’s progress on site; inspect progress work.
- Assist and monitor Testing and Commissioning work and ensure that MEP
equipment is installed and performs as per designed intent.
- Provide final inspections and reports including statements or results of operating
tests as required by the specifications.
- Review the operations manual prepared by the Contractor.
- Work with the owner and the project team to obtain all necessary licenses,
certificates and the local authority approval for hotel opening.
- Attend the inspection during the time of pre-opening.
Lighting Designer
Lighting Designer
Phase One & Two – Conceptual/Schematic Design

- Obtain a detailed design brief from the Architect/Interior Designer
and other members of the design team.
- Obtain Sustainable Design Criteria from T.S.
- Establish the quality and cost expectations of the project.
- Undertake an initial design concept, together with conceptual sketches and
preliminary cost.
- Become familiar with Lighting Design requirements outlined in the
Engineering Recommendations and Minimum Standards.
- Prepare a conceptual lighting study, connected load evaluation, circuiting, zoning
and advise on new lighting product trends.
- Presentation of all schematic documentation and initial design concept to
- Present sustainability initiatives to Owner/Developer and coordinate with sustainability
consultants.

Following the approval of the initial design concept and preliminary cost:
- Review the initial design concepts, connected load summary, mood lighting, etc.
- Undertake a detailed design evaluation of the fixtures, fittings, and dimming systems
and fabrication of custom lighting.
- Execute preliminary drawings, specifications and a detailed cost analysis.
- Provide equipment sourcing data, as well as specific information of the equipment,
systems, etc.
- Present the proposed design and budget to the client.
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- Coordinate design details and intent with Architect, Interior Designer, Art Consultant,
Signage Consultant, Audio Visual, MEP Consultants. Prepare diagrams for
integration with the Interior design, Sustainability MEP design.
- Make final amendments to the designs and budgets.
Phase Four – Contract Documentation

- Prepare the tender information comprising equipment specifications, cut-sheets,
drawings, and appropriate clauses and conditions regarding the performance and
contractual restraints on the Contractor, to be incorporated into a tender package by
others.
- Prepare a list of suitable Contractors and Suppliers who are technically and
commercially capable of undertaking the works.
- Review the final contract documents as prepared by the Contractor. Allow inclusions
of works into the architectural, structural, interiors, MEP, and any other Consultants
affected by the Lighting Consultant’s work.
Phase Five – Contract Negotiation

- Evaluate the tenders and assist with the tender interviews and appointment of the
contractor
Phase Six – Construction Administration

- Establish meetings with the Contractor to define the scope of work and ensure they
fully understand the requirements of the client, the site conditions and project pre-
contract programs.
- Review and provide appropriate action on Contractors' shop drawings, product data
and samples for compliance with the contract documents.
Liaise with custom equipment Manufacturers, as necessary.
- Monitor Contractor’s progress on site; and inspect all custom made equipment at the
Contractor’s premises prior to dispatch to site.
- Coordinate with Contractor on site for final testing, commissioning and training.
- Perform lighting system programming, fixture focusing and general optimization of
lighting system with Interior Architecture, Art and Signage programs.
- Review the operations manual prepared by Contractor.
- Prepare final equipment schedule for the hotel maintenance team.
- Perform field inspections and coordinate Contractor handover of the contract works.
Consultant
Audio Visual Consultant
Phase One & Two – Conceptual/SchematicDesign

- Obtain a detailed design brief from the Architect/Interior Designer and other members of
the design team.
- Become familiar with Engineering Recommendations and Minimum
Standards’ Audio Visual Systems chapter.
- Establish the quality and cost expectations of the project.
- Undertake an initial design concept, together with conceptual sketches, and
preliminary pricing.
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- Prepare a conceptual audio visual study, connected load evaluation, acoustical
zoning and application of new technical trends.
- Give a full presentation, and review the initial design concept.
- Presentation to Owner/Developer of all schematic phase documents for review and approval
or modification,as required.

After the initial design concept has been agreed, signed off and a budget approved:
- Revise the initial design concepts.
- Present the proposed design and budget to the client.
- Undertake a detailed design evaluation of the equipment and systems. Execute
drawings, specifications and a detailed cost analysis. Provide equipment sourcing
data, as well as specific information of the equipment, systems, etc.
- Prepare details and supervise installations of audio/visual equipment in mock- up
rooms, and to assist with the review process.
- Coordinate design details/intent with Architect, Interior Designer, Lighting, Structural,
and MEP Consultants. Prepare diagrams for integration with the Lighting Consultant
and Electrical Engineers.
- Make final amendments to the designs and budgets.
- Presentation of developed documentation to Owner/Developer for review
and approval or modification as required.
Phase Four – Contract Documentation

- Prepare the tender information comprising of equipment specifications, cut-sheets,
drawings, and appropriate clauses and conditions regarding the performance and
contractual restraints on the Contractor, to be incorporated into a tender package by
others.
- Prepare a list of suitable Contractors and Suppliers who are technically and
- Review the final contract documents as prepared by the Contractor. Allow inclusion
of works into the architectural, structural, interiors, MEP, Fire Protection, and any
other Consultants’ scope affected by the Audio Visual Consultant’s work.
Phase Five – Contract Negotiation

- Evaluate the tenders and assist with the interviews and appointment of the
Contractor.
Phase Six – Construction and Contract Administration

 Establish meetings with the Contractor to define the scope of work and ensure they
fully understand the requirements of the client, the site conditions and pre-contract
project programs.
- Review of all Contractor’s shop drawings and mark each as “approved for
construction”, if appropriate.
Liaise with custom equipment Manufacturers as necessary.
- Monitor Contractor’s progress on site, and inspect all custom made equipment at the
Contractor’s premises prior to dispatch to site.
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- Coordinate with Contractor on site for final testing, commissioning and training.
- Review the operations manual prepared by the Contractor.
- Prepare final equipment schedule for the hotel maintenance team.
- Perform field inspections and coordinate Contractor handover of the contract works.
Security Consultant Consultant

- Analysis of local, regional and international security situation.
- Analysis of site for threat, vulnerability and hazards. Specialist subcontractors for
blast, mitigation, emergency planning, etc., may be employed as needed.
- Familiarization with codes and requirements issued by authorities having jurisdiction
over the project and subsequent hotel operation, together with local customs and
best practices.
- Preparation of cause and effect/hazard and consequence matrix.
- Familiarization with Engineering Design Recommendations and Minimum
Standards, and Emergency Response Plan guidelines.
- Preparation and presentation to Owner/Developer of preliminary concepts
report for review and approval or modification as required. Preliminary report to
include written opinion of the overall risk level at the site.
Phase Two – Schematics

- Review of proposed architectural documents including model(s) and planning
information available.
- Attendance at operational briefings and architectural presentations.
- Preparation of physical security schematic plan to include:
- Site location and perimeter
- Pedestrian and vehicular approaches
- All points of authorized entry and exit
- All points of vulnerable forced entry and exit
- Internal space planning relationships
- Internal circulation of people and materials
- Preparation of technical security schematic plan to include:
- External and internal detection, assessment and notification systems.
- Coordination of schematic security requirements with all relevant consultants.
- The physical and technical security plans shall, together with any additional specific
requirements, be combined into an integrated and fully comprehensive property and
operational security master plan.
- Preparation and presentation to Owner/Developer of probable budget and
Timetable for review and approval or modification, as required.

- Development of approved schematic phase documents to establish the final
requirements for both physical and technical security systems in accordance with
agreed upon risk profile.
- Review and coordination with relevant consultants to ensure integration of security
requirements.
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- Interaction, as required, to obtain all permits and approvals related to security
requirements issued by authorities having jurisdiction over the project and
subsequent hotel operation and implementation of requirements.
- Provision of detailed specifications for systems, materials, equipment and services.
Specifications will be generic, performance related and suitable for competitive
bidding.
- Coordinate the integration of security requirements with all related consultants in
accordance with the design development timetable. Review of documents for
completeness.
- Advisory to Owner/Developer of changes/modifications arising from non-compliance
to Security requirements.
- Preparation and presentation to Owner/Developer and of property and
operational security master plan for review and approval or modification, as required.

- Submittal of all documents required for competitive tendering of all 'buy out' security
systems.
- Review and monitoring of all security system components being provided as part of
the landscaping, architectural, MEP and other design consultants' scope of work.

- Provide assistance, where required, to bidders in the interpretation and clarification
of documents and specifications.
- Analysis of received bids to ensure compliance or otherwise of bids with approved
construction phase documents.

- Periodic site visits as required to review and monitor site progress and installation of
systems to ensure integrity of approved intent.
- Provide inspection reports detailing recommended rejection of work.
- Advise of manpower requirements to support the security master plan and specified
training that may be required.
- Participate in final testing and commissioning of systems to ensure compliance with
approved design documents.
Communictions Technology Consultant Technology Consultant
Phase One, Two - Conceptual/Schematic Design

- Consultant must familiarize themselves with the Communications chapters of The
Operator’s
Engineering Recommendations and Minimum Standards document.
- Consultant must familiarize themselves with the local environment, conditions,
codes, and necessary infrastructure/service available.
- Consultant must prepare a conceptual report and preliminary schematic design for all
active and passive components as it relates to cabling, voice systems, data
10
networks, and the convergence/ integration between these systems and other
systems, as established during the familiarization process. This report must be
submitted to the Owners for reviews.
Phase Three - Design Development

- Obtain detailed briefings of the building designs from the Architect and Interior
Designer.
- Obtain Back Of House drawings, Public Area drawings from the Architect and Interior
designer along with design drawings from any specialty design consultant that may
be employed for the projects such as kitchen consultants, spa consultants,
restaurant consultants, etc.
- Obtain a copy of the Engineering Minimum Requirements Drawings and Preliminary
Telephone Computer Schedule from The Operator International Engineering Department.
- Prepare Mock-up room data and voice star cabling configuration
- Meet and coordinate with other consultants/vendors requiring integration onto the
network as well for identifying locations for all data and voice points.
- Prepare detailed design drawings and integration specifications and submit to The
Operator
and Owners for review and comment. These should include at minimum:
- Marked up drawing indicating all data, voice and electrical (as related to data
voice) requirements for all public, back of house, and front of house locations.
- Marked up drawings indicating all data, voice and electrical (as related to data
voice) requirements for guestrooms and suites.
- Provide detailed horizontal and vertical riser diagrams.
- Provide detailed specifications on all active and passive equipment as it related
to cabling, data, and voice systems.
- Prepare detailed design specifications for all active and passive equipment
associated with the cabling, voice and data networks. These should include at
minimum but not limited to:
- Active Ethernet switches and related peripheral equipment such as management
tools, routers, gateways, firewalls, etc.
- PABX system and all related peripheral equipments such as handsets, modems,
conference phones, management systems, etc.
- Cabling systems and sub systems such as fiber and copper riser, copper
horizontal, fiber and copper termination points, punch blocks, patch panels, cable
management systems, cable labeling systems, etc.
- UPS requirements, specifications and vendors.
- Attend coordination meetings with all relevant design consultants such as MEP
Consultants, Electrical Consultants, Interior Designers, etc to ensure design does not
impact other designs as well that other designs does not impact Communication
design.
- Make final amendment to the design based on Owners comments.
- Establish a testing and commissioning requirements document and schedule.
Phase Four - Contract Documentation and Negotiations

- Prepare Tender information comprising equipment, cables and installation
specifications including cut sheets, drawings, appropriate clauses and conditions
regarding performance and contractual restraints on the contractor.
- Prepare a list of suitable contractors and suppliers who are technically and
11
- Review final contract documents, and product certificates (i.e., cables, connectors,
terminal equipment, etc.) prepared by contractor.
- Evaluate tenders and assist in tender reviews and interviews.
Phase Five - Construction Administration

- Establish meetings with the contractor to define the scope of work and ensure they
fully understand the requirement of the client, the site conditions and project pre-
contract programs.
- Review and provide appropriate action on contractor’s shop drawings and product
data for compliance with the contract documents.
- Monitor contractor’s progress on site and make site inspections as required by
contract.
Phase Six – Testing and Commissioning/Training/Handover

- Coordinate with contractor for final testing and commissioning and training.
- Review all operations manuals and drawings issued by the contractor.
- Review final equipment schedule for the hotel maintenance team.
- Perform field inspections and coordinate contractor handover to the hotel.
Acustic consultantcoustic Consultant
Phase One, Two - Conceptual/Schematic Design

- Become familiarized with and analyze site surroundings for external noise for
establishing the design parameters of the building envelop.
- Obtain MEP acoustic brief of the ERMS.
- Prepare conceptual report, acoustic noise and vibration criteria for internal and
external areas including standard practices and sample drawings for submittal and
presentation to The Operator and Owners.
- Obtain design brief from the Architect and MEP consultants and provide Equipment
and auxiliary systems installation procedures, structural treatment and architectural
wall treatment.

- Provide particular specifications to sound/noise/vibration control equipment such as
silencers, spring isolators, inertia blocks, fan enclosure, AHU’s, FCU’s, generator
treatment, pipe and duct penetration seal-up, acoustic enclosures, water tank
isolation, wall and ceiling lining, etc.
- Recommend specifications of building perimeter enclosures and coordinate with the
Architect.
- Advise and coordinate with the MEP consultant on all MEP related acoustical issues.
- Attend coordination meetings as necessary and required by the contract.
Phase Four - Construction Administration & Tender Documentation

- Provide to the owners a list of acceptable acoustic contractors and suppliers.
- Review and interpret drawings and specifications to owners for completeness prior to
tender.
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- Participate in the review of bids, to ensure compliance with the design intent.
- Analyze proposed alternatives and recommendations for acceptance/ rejection.
- Provide standards for testing and commissioning to be followed by a qualified
acoustician.
- Review testing results provided by the acoustician for comment or approval.
- Attend the Testing and Commissioning.
Vertical Transportation Consultantnsultant
Phase One, Two - Conceptual/ Schematic Design

- Obtain the Elevator Section of the ERMS.
- Obtain detailed design brief from the Architect and Interior Designer.
- Obtain Population and traffic patterns, arrival rate, and ingress/egress.
- Conduct Traffic Analysis and Dynamic simulation.
- Provide feasibility study in determining the short and long term viability of the
elevator system and what is required to ensure peak performance.
Phase Three - Design

- Participate in entire design process, assisting architects, structural and electrical
Engineers.
- Prepare elevator specifications unique to the facility and scope of work
specifications.
- Evaluate elevator systems including hoist way, pit, machine room, all operating
equipment.
- Obtain variance from local code authority when necessary.
- Review design drawings to ensure conformance to specifications and prevailing
codes.
Phase Four - Construction Administration & Tender Documentation

- Participate in the review of bids, be involved in bid invitation, preparation of required
documents, field monitoring and financial acceptance.
- Provide owners a list of qualified contractors specializing in installations of vertical
transportation.
- Review warranty, insurance program and extended maintenance contracts.
- Site supervision as necessary.
- Provide standards for testing and commissioning and monitoring.
Phase Five - Commissioning and Handover

- Perform contractual compliance inspection.
- Coordinate with contractor on site for final testing, commissioning and training.
- Help negotiate disputes between contractor and owner.
- Review Operations manuals and drawings prepared by contractor.
- Perform field inspections and coordinate contractor handover of the contract work.
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Sustainable Design Consultant
Phase One - Conceptual Design and Schematic

- Review owner’s project Design Criteria, and Basis of Design.
- Obtain and familiarize self with Sustainable Design Criteria.
- Obtain and review detailed Design Briefs from the Architect and Interior Designer.
- Obtain and review Conceptual Design brief from the MEP consultant.
- Provide presentation of potential sustainable/green building concepts and advise
consultants of design synergies and opportunities to implement sustainable features
and green features.
Phase Two – Design Development

- Coordinate development of commissioning plan with MEP consultant and Testing
and Commissioning team.
- Provide review of MEP design for adherence to project design criteria prior to mid-
point of development.
- Review, comment and provide sustainable ideas/solutions on MEP Conceptual
Design Brief, Architectural features, and other areas of design.
- Attend meetings to coordinate identify those sustainable/green initiatives to be
documented by the Testing and Commissioning team.
- Review design documents to ensure that all the design meet the owner’s project
design criteria and Basis of Design.
- Prepare guidelines and schedule of green building credits/points.
Phase Three – Construction Administration

- Communicate with the Testing and Commissioning consultant team and other
members of the project to ensure that implementation of sustainable/green initiatives
are properly documented, and advise of any changes as construction requires.
- Review T & C results to ensure that the facility meets all the requirement and
performance as required by the owner’s objectives, and Basis of Design.
Fire and Life Safety Consultant
Phase One, Two- Conceptual/ Schematic Design

- Obtain design brief from the Architect, Security and MEP consultants to ensure clear
understanding of the building and the fire and life safety requirements in compliance
with the existing codes and regulations.
- Obtain and review ERMS Fire and Life Safety design standards
- Obtain and review local code requirements from the local authorities.
- Prepare conceptual report and develop proper protection criteria for submittal and
presentation to Owners.
- Attend coordination meetings and advise all consultants involved.
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- Provide schematics, drawings, equipment product specifications and preliminary
costing.
- Coordinate and advise Fire and Life safety issues with the Architect, Kitchen, and
MEP consultants to ensure compliance with Owner and local authority
requirements.
- Provide fire modeling of different areas of the building for inclusion to design
document and presentation to Owner and The Operator.
- Coordinate services requirements with the MEP consultant.
- Coordinate the integration of Fire and Life Safety systems with a system integrator.
- Coordinate schedule and Testing and Commissioning (T&C) specifications with the
T & C consultant.
- Attend coordination meetings as necessary and required by the contract.
Phase Four- Construction Administration & Tender Documentation

- Provide to the owners a list of acceptable equipment vendors and contractors.
- Review and interpret drawings and specifications to owners for completeness prior to
tender.
- Participate in the review of bids, to ensure compliance with the design intent.
- Analysis of proposed alternatives and recommendations for acceptance/ rejection.
- If required, provide Fire and Life Safety plans in accordance with the building.
- Provide standards for testing and commissioning and coordinate with the T & C
consultant.
- Attend coordination meetings as required.
- Provide on-site inspections, prepare reports and forward reports to owners
Phase Five- Testing and Commissioning and Documentation

- Monitor and review T & C result and respond to site issues and problems.
- Help Owners secure fire and life safety systems permits and secure building
readiness.
- Review final documentations to ensure compliance with current codes and
regulations.
- Carry out training for staff to Owner’s satisfaction.
Testing and Commissioning Consultant
Phase One - Conceptual Phase

- Document owner’s project design criteria and Basis of Design. Ensure Owner’s
Project Requirements are documented and updated by Owner.
- Obtain Sustainability Criteria from the Sustainability Consultant.
- Define environmental system performance requirements.
- Develop environmental systems functional test procedures.
- Ensure that Basis of Design for each discipline is developed by their respective
consultant.
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Phase Two - Design Development
- Develop and suggest solutions that lead to minimum maintenance and energy use.
- Attend design review and coordination meetings.
- Coordinate sustainable/green building initiatives with the Sustainability Consultant.
- Provide review of design at 50% CD stage for adherence to Owner’s project design
criteria prior to mid-point of development.
- Make sure the design is commissionable.
- Prepare commissioning plan and detailed specifications.
- Ensure that commissioning requirements are included in construction documents.
- Prepare draft verification test procedures and coordinate T & C schedule with the
overall project schedule.
- Participate in the review of bidding.
- Ensure that all the components necessary for meaningful verification testing (e.g.
temperature and pressure gauges, flow meters, control system interfaces, etc.) are
included in the design.
- Conduct/witness and document verification tests.
- Draft project Handover Certifications to ensure that job is completed in a sequential
manner stage by stage, with all site verifications performed on time, and issues a
copy to T.S.
Phase Three- Construction

- Prepare Schedule of Commissioning in coordination with the contractors and project
management.
- Prepare Commissioning Logic/Sequence and Acceptance Check list.
- Review and approve commissioning plans of contractors.
- Review shop drawings in parallel with design team to ensure required commissioning
aspects and compliance with Basis of Design and Owner’s Project requirements.
- Prepare final verification and test procedures.
- Coordinate individual commissioning activities.
- Prepare system “readiness” checklist to be completed before verification testing.
- Review material submittals and check for compliance with Owner’s Project
requirements and Basis of Design.
- Verify the installation, start-up and performance systems.
- Verify test results and commissioning reports of mechanical, electrical, controls, etc.
with contractors and vendors.
- Report results and finding, and create a follow-up plan for deficiencies, corrective
action and re-testing
- Oversee and document training that communicates the design intent, theory of
system operation, and intersystem functional operation.
- Develop systems manual for the operating staff.
- Verify and check draft extended maintenance agreements.
- Prepare systems manual in an organized manner which includes the design intent,
balancing reports, system schematics, control strategies, and as-built drawings.
- Verify that sustainable /green goals contained in the owner’s project requirements
and Basis Design and criteria are met.
Phase Four - Acceptance Phase

- Supervise overall activities of the equipment commissioning process.
- Prepare corrective action reports.
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- Verification of all performance parameters of the plant as a system.
- Supervise Integrated Operation Process.
- Ensure provisions and review extended maintenance agreement.
- Calculate overall system efficiency.
- Report results and finding to Owner and T.S.
- Issue a summary together with the report.
Phase Five - Warranty Phase

- Collect and assemble all warranty documents into an organized filing system.
- Prepare a formal reporting procedure for recording and responding to problems.
- Document expiration dates of system warranties.
- Review the building operations and performance of systems within 10 months after
the substantial completion.
- Issue a report with finding and an action plan to Owner.
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T.S. Area Programs are developed and issued at various project stages. The first
“Version No. 1” Preliminary Area Program (PAP) is developed following T.S. initial
project evaluation and is an agenda item discussed at the Project Kick-Off Meeting. The
T.S. Area Programs are issued to the Owner/Developer for distribution to and use by
the Design Consulting Team as required.
The Preliminary Area Program will be updated by T.S. through a process of revised
“Preliminary”, “Intermediate”, and ultimately “Final” Area Programs to reflect project
requirements of the Owner/Developer.
The Preliminary Area Program lists the minimum Operational Net Area requirements
for the various operated facilities. Note that these Operational Net Area
requirements will require that estimated net-to-grossing ratios be applied to estimate the
total Hotel Gross Area. However, as this net-to-gross ratio will be dependent on the
actual architectural configuration of the building. The Preliminary Area Program
estimated Hotel Gross Area shown is only provided to assist with preliminary and
conceptual planning.
The T.S. Area Program is the first of several documents which make up the
design guidelines, goals and objectives used by the Design Team. At later phases and
as the project progresses, other guide documents will be developed for the project,
including Food & Beverage Design Briefs, Recreational & Leisure Facility Concepts, etc.
22
Introduction
The term ‘typical guestroom’ applies to a single bay room irrespective of its bed
configuration (king, queen, twin, single, etc.). Club guestrooms have no differing
architectural or design characteristics from a ‘typical guestroom’.
Differences are only found in the service package and amenities provided. The term
‘suite’ applies to a guestroom configured from multiple bays i.e. two bay suite, three bay
suite, etc. The term ‘accessible guestrooms’ applies to guestrooms, which are ‘typical
guestrooms’ that incorporate features to allow handicapped occupants safe enjoyment of
the room and which comply with prevailing codes, and which minimally meet ADA or
internationally recognized accessible design guidelines.
Collectively, ‘Typical Guestrooms’, ‘Club Guestrooms’, ‘Suites’ and 'Accessible

Guestrooms’ are referred to within this document as ‘Guestrooms’.
The term ‘corridor’ applies to the corridor leading to and from the ‘guestrooms’ and the
circulation area around the ‘guest elevators’.
Exiting Concepts
All Guestrooms, Suites & Corridor areas must be designed and constructed to be in full
compliance with NFPA 101 or its subsequent revision.
These requirements include but are not limited to the following examples:
- Each area and level within that area must be provided with a primary means of
egress that provides a continuous, unobstructed and protected path to the
outside of the building.
- Alternative/secondary means of exit shall be provided at each building level or

where the maximum allowable travel distance from the occupied area has been
reached or exceeded.
- Each means of egress provides a flow/direction of travel leading from the

occupied area to the outside of the building.
- The exit discharge shall be at grade.
23
Space Design Requirements
All guestroom and suite materials, components, assemblies and construction methods
must achieve a minimum fire resistant rating of thirty (30) minutes.
All emergency exit route materials, components, assemblies and construction methods
must achieve a minimum fire resistant rating of ninety (90) minutes.
Minimally provide life safety systems, emergency lighting and signage in accordance
with T.S. Engineering Recommendations and Minimum Standards.
All doors positioned on emergency exit routes must be minimally equipped with
electromagnetic or solenoid hydraulic hold open devices interfaced and controlled by
central life safety system or localized dual-ionization and optical detection devices.
All doors leading to exits must open in the direction of travel. Doors leading into
staircases must open into the staircase well housing a closed tread and riser staircase
with a continuous running handrail. Single exit door width must be a minimum of 1000
mm with a minimum closed stair tread width of 1200 mm. Double width exit doors must
be a minimum of 1800 mm with a minimum closed stair tread width of 2200 mm. All door
landings must be positioned perpendicular to the stair treads. Opening of the exit doors
must not impede the stairway or landing area. All doors must be equipped with self
closing devices and non-lockable hardware except where exiting directly to building
exterior. At these locations, exiting route must be unlockable and equipped with a panic
device; entry from exterior must be lockable.
Minimum height to upper surface of top rail for all balconies, parapets, guardrails etc.,
must be between 1005 - 1015 mm AFFL with handrails located between 850 - 960 mm
AFFL.
Guestrooms are typically located either vertically floor by floor, or in the case of a resort,
horizontally, individually or in small multiple unit clusters. Multiple Bay Suites should be
located at building corners where appropriate bay configurations and external views can
be achieved.
It is recommended to minimize the varying room types, i.e. rooms, which do not share
common dimensions and elements and that common room types and room
configurations are vertically stacked. Suites should be distributed evenly throughout the
guestroom floors or clusters and not concentrated on one level or within certain clusters.
It is also recommended that the service shaft is positioned in order that it may serve two
adjacent guestrooms and one common, corridor side, access door. T.S. Engineering
Recommendations and Minimum Standards for service shaft requirements.
Club rooms and their associated Lounge must minimally be located

on the same or adjacent floors. It is recommended that an internal staircase connecting
the floors is provided where required.
Guestrooms which minimally meet internationally recognized accessible design

guidelines should be provided close to guest elevators and at lower floor levels. In the
absence of prevailing local codes, It is recommended that 1% of the total room count be
incorporated as accessible rooms.
24
The specific room quantity and configurations will be confirmed in the Preliminary Area
Program issued by T.S.
A typical guestroom will include:

- Entrance area
- Living/sleeping/entertainment
- Work area
- Bathroom wet area
- Bathroom dry/wardrobe/dressing area
- (External balcony at resort locations)
The composition and square meterage dedicated to these areas will vary according to
the overall bay size and geometry.
A suite would minimally have the above four components and dependant on overall size,
also incorporate:
- Guest’s powder room
- Separate dining area
- Separate kitchen/pantry area
- Separate living area
- Separate study area
Dependant on architecture and minimally in all resorts each room and suite would also
have:
- Exterior balcony
Typical Guestroom
Entrance Area
- Guestroom entry door minimally equipped with:
- Rebated door frame and door panel equipped with door frame acoustic seal
and door panel acoustic seal.
- Door chime interfaced with Do Not Disturb indicator and integrated with room
number plaque on adjacent wall.
- Lighting control switch/dimmer for all guestroom areas
- Emergency escape route instructions.
- Recommended location for:

- Fan coil unit with ceiling access panel.
- Connecting room doors, minimally doors in one frame.
- Access to bathroom/wardrobe area.
- Entry console.
25
- Key card master switch/energizer control, DND control and lighting control
switch/ dimmer for all guestroom areas.
- Minimum finish ceiling height 2400 mm.
Living/Sleeping/Study Area
- Minimum ceiling height 2800 mm.
- Lighting control switches/dimmers at both sides of the bed area for all guestroom
areas.
- Temperature and fan speed control.
- Lighting control switches/dimmers at desk area for adjacent fixtures.
- Duplex power outlets at each side of the bed area, including additional easily
accessible duplex outlet for mobile phone/laptop charging.
- Duplex power outlets above and below the desk in the study area. The outlet
above the desk to have universal configuration.
- Additional duplex power outlets in accordance with T.S. ER&MS
requirements.
- Exterior glazing must minimally incorporate an operable section provided with
limiter and F.C.U. cut out micro switch.
Bathroom Wet Area

Minimally provided with anti-fracture waterproof membrane on all wet area floors and
walls and to be equipped with separate fixtures for:
- Bathtub:
- Cast iron or cold pressed steel, baked porcelain finish with non-slip base and
sound suppressant insulation.
- Minimum interior dimensions are 1600 x 650 x 420 mm.
- Pop up drain with integrated strainer.
- Covered overflow located below bathtub rim level or optional overflow into
adjacent deck drain or floor drain.
- Faucet set with anti-scald feature, hot and cold water indicators and
integrated flow diverter to hand held shower with wall bracket or retracting
mechanism into tub base.
- Minimum one towel bar within reach of the bathtub.
- Wall mounted grab bar.
- Shower cubicle:
- Minimum internal dimensions for four fixture bathrooms, 1100 x 1000 mm and
for three fixture bathrooms, 1500 x 1100 mm with non-slip recessed floor.
- All glazing elements must minimally be frameless tempered and laminated
glass.
26
- Minimally equipped with rotary style thermostatically controlled or optional
digital thermostat faucet set with anti-scald feature, hot and cold water
indicators supplying one ceiling or wall mounted, adjustable stream (spray,
pulse, full action) showerhead or one rainwater/deluge showerhead.
Recommended additional hand held shower located on wall mounted sliding
rail. All controls, temperature, volume and divertors must be reachable
without having to enter the area of the water flow.
- Recommended wall mounted mirror, self draining amenity shelf and separate
grab rail.
- Minimum one towel bar within reach of the area of the shower.
- Flush, non-abrasive stainless steel covered floor drain located at perimeter or
rear corner of cubicle. Floor to be positively cambered to fall to drain.
Recommended to avoid threshold at entry to cubicle. If required, threshold
must be smooth profiled with 40 mm radius.
WC Area:
- Minimally located in separate room, minimum interior dimensions 1100 x
1600 mm, with full height door, equipped with privacy lock with external
override feature.
- Minimally provide vitrified porcelain WC, rear discharge connection with
concealed cistern. Integrated seat and cover. Provide toilet roll holder with
integrated cover plate.
- Where required by local code or custom: vitrified porcelain bidet, rear
discharge, integrated faucets and direction nozzle.
- Minimally provide wall mounted telephone in accordance with T.S.
Telephone Equipment Schedule.
- Wash hand basin and vanity counter:

- Under counter mounted or free standing vitrified porcelain, tempered glass or
metal washbasin, minimum internal dimension or radius of 450 mm with pop
up drain and integrated strainer. Overflow located below basin rim level.
Under counter mounted basins must be sealed to underside of countertop.
- Faucet set with anti-scald feature, hot and cold water indicators.
- Minimally natural stone vanity counters, minimum 600 mm deep, 1400 mm
width, equipped with co-coordinated full width, wall mounted backsplash 100
mm height.
- Vanity counter to be minimally equipped with deep apron to hide
supply/drainage connections and anti-drip undercut. Alternatively finish any
exposed plumbing and mounting connections according to interior design
details.
- Minimum 240 x 240 cm wall mounted and heated mirror.
- Wall mounted, illuminated magnifying mirror.
- Minimum three towel bars or shelves, minimum two robe hooks.
Provide lighting control switches/dimmers at bathroom entry for all lighting fixtures.
27
Bathroom Dry/Wardrobe/Dressing Area
- Clothes wardrobe with dimensions 1500-1800 width mm x 800 mm depth,
accessible from living and bathroom area. Interior of wardrobe minimally fitted
with built-in drawers, hanging rod and top shelf, tie rack, shoe rack, wall mounted
ironing board, and iron. Top of drawer unit and adjacent walls fitted with stainless
steel protection rails.
- Minimum full length tempered glass mirror.
Suites
Provide the following additional elements in suites:
Guest’s Powder Room

- Minimally equipped with vitrified porcelain WC, flush mounted on wall with
concealed cistern. Integrated seat and cover, toilet roll holder with integrated
cover plate.
- Minimally provide under counter mounted or free standing vitrified porcelain,
tempered glass or metal washbasin, minimum internal dimension or radius of
400 mm with pop up drain and integrated strainer, faucet set with anti scald
feature, hot and cold water. Overflow located below basin rim level.
- Natural stone vanity counters, minimum 600 mm deep, 900 mm width.
- Two towel bars.
- Mirror above vanity.
- Coat hook.
- Locally dimmable wall or ceiling lighting.
Separate Dining/Living Areas

- Central pre set and manually adjustable dimmable lighting control.
- FF&E or millwork item to accommodate additional television and hi-fi system.
- Dining table and chairs for minimum six persons.
- Seating group.
Separate Study Area

- Central dimmable lighting control.
28
Exterior Balcony
- Minimally 2500 mm deep width equal to span of guestroom bay. Provide
architectural element acting as side screens.
- Minimally provide balustrade with a minimum height of 1100 mm with integral
uprights and horizontals at a maximum of 100 mm centres.
- Provide overhead or wall mounted lighting fixtures.
- Equip exterior door with F.C.U. cut out micro switch.
- Floor drain.
- Seating/ chaise lounge group.
Outline Requirements for Accessible Guestrooms

- Accessible Guestrooms to be minimally provided as one each King bedded
guestroom, Twin bedded guestroom, and Junior Suite.
- Minimally ensure adequate clearance, turning radius, forward and side reach
dimensions, flush/level transitions for wheelchair and other accessible users
throughout entry and all room areas.
- Provide readily accessible and adequately sized grab bars, swing arms,
plumbing fixtures, accessory controls and switches throughout entry and all room
areas.
- Equip telephone with hearing and sight impaired capabilities.
- Provide life safety announciating devices with hearing and sight impaired
capabilities.
Guestroom Corridors
- All materials, components, assemblies and construction methods must achieve a
minimum fire resistant rating of ninety (90) minutes.
- Minimally provide life safety systems, emergency lighting and signage in
accordance with T.S. Engineering Recommendations and Minimum
Standards
- All doors positioned in the corridor route must be minimally equipped with
electromagnetic or solenoid hydraulic hold open devices interfaced and
controlled by central life safety system or localized dual-ionization and optical
detection devices.
- Minimum widths must be 1600 mm for single loaded, 1800 mm for double
loaded.
- Provide centrally dimmable or system controllable lighting control for independent
circuits supplying ceiling and wall mounted lighting fixtures.
- Provide an architectural detail and protective finish material selection throughout
corridor area.
29
- Fire fighting devices, hose reels, extinguishers should be contained in recessed
cabinets.
- BOH, maids' pantries, storerooms and other rooms leading off the corridor must
present an integrated design solution with a typical guestroom entry.
- Locate guest accessible ice dispenser in separate room adjacent to corridor.
Provide hard flooring surface with floor drain.
Guest Elevators
- All guest elevators are to be in accordance with T.S. Engineering
Recommendations and Minimum Standards.
Material Usage for Guestroom Corridor Areas

The following table details materials that are suitable for Guestroom Corridor areas.
Those materials, which are indicated as 'minimum' must be utilized, others which are
either indicated as 'recommended' may be utilized appropriately with prior consultation
and approval from T.S.
Material Usage – Guestroom Corridors

Guestroom
Guestroom Corridor
Guest Accessible Guest Elevators
Corridors Exit Stairs &
Ice Dispenser
Routes
Floors
Natural Stone R R R M
Terrazzo N/A R M N/A

Painted/Sealed N/A M N/A N/A
Concrete
Hardwood with Area R N/A N/A M
Rug
Carpeting M N/A N/A N/A
Walls
Natural Stone N/A N/A R R
Wood Paneling R N/A R M
Fabric Paneling R N/A N/A N/A
Wallpaper M N/A R N/A

Painted Gypsum N/A M M N/A
Mirror Panels N/A N/A N/A R
Ceilings
Painted Gypsum M M M M
Wood Paneling R N/A N/A N/A
Suspended System N/A R N/A N/A
R = Recommended. M = Minimum. N/A = Not applicable

30
Design Coordination
The following minimum standards require coordination with the related Consultant.
Lighting
- Minimally provide master or card reading energizer switch control of fixtures with
separate circuitry and local three way or programmable system control for walls
and ceiling fixtures in entry, living, sleeping and bathroom areas.
- Locate master switches at bedside and main entry areas.
- Sleeping area must minimally be provided with separate circuitry/switching for left
and right hand sides.
- Minimally provide waterproof fixtures in bathroom wet area.
- Provide low wattage night light fixture to gently illuminate entry/bathroom areas.
- Minimally provide a balance of ceiling, wall and free standing fixtures.
- Use only incandescent or low voltage halogen/led bulbs.
- Coordinate with Lighting Consultant.
Telephone
- Minimally provide jacks at: Bathroom x 1, Sleeping area x 2, Desk x 2.
- Locate desk telephone jack below desk with cable management system
integrated into desk design and separate readily accessible data jack for high
speed Internet access above and adjacent to desktop.
- Minimally provide handsets in accordance with T.S. Engineering
- Coordinate with MEP Consultant and T.S. Engineering Recommendations
Electrical
- Minimally provide 15 amp grounded power outlets throughout all areas.
- Minimally provide earth leakage protected universal power shaver outlet adjacent
to bathroom vanity counter.
- In addition to local power outlets provide a minimum of two universal power
outlets at desk and bedside areas. Ensure adequate spacing between duplexed
outlets to allow concurrent use of power transformers and equipment
accessories.
31
Door Lock, Do Not Disturb, Energy Management System
- Minimally provide contact Smart Card or contact less transponder type lock
system with integrated lock set and card reader.
- Minimally coordinate Do Not Disturb system with exterior room number sign and
door chime. Minimally provide individual guestroom energy management system.
Miscellaneous FF&E
- Coordinate millwork and free standing FF&E items to minimally accommodate:
– Refrigerated mini-bar cabinet or drawer.
– Mini-safe.
– Hot water kettle/coffee/espresso maker.
– Wall or stand mounted LCD Television. Screen dimensions to be coordinated
with viewing distance.
– Coordinate all items with T.S. Product Specifications.
HVAC
- Minimally equip each guestroom bay with heating and cooling fan coil unit.
Multiple units for suites must be equipped with parallel controls in open locations
and individual controls in individual rooms.
- Minimally provide one lockable access panel, integrally designed with adjacent
elements.
- Minimally provide one horizontally and vertically adjustable supply air grill,
integrally designed with adjacent elements.
- Provide return air path via entrance area ceiling plenum duct/linear slot diffuser.
- Provide control panel for fan speed and temperature with digital readout of
temperature set level and current room temperature.
- Provide exhaust air path via bathroom area ceiling plenum duct/ linear slot
diffuser.
32
Material Usage for Guestroom Areas
The following table details materials that are suitable for Guestroom areas. Those
materials, which are indicated as 'minimum' must be utilized, others which are either
indicated as 'recommended' may be utilized appropriately with prior consultation and
approval from T.S.
Material Usage – Guestrooms & Suites

Living/ Separate Bathroom Bathroom Sauna/
Entrance Sleeping/ Living/ Steam Wardrobe Pantry Balcony
Wet Area Dry Area
Study Sleeping Room
Floors
Natural Stone/
Polished R R R R R N/A R N/A N/A
Surface
Natural Stone/
Anti-Slip R R R R R R R R R
Surface
Ceramic Tile/
Anti-Slip R R R M M M N/A M M
Surface
Hardwood R R R N/A N/A N/A R N/A N/A
Hardwood w/ R R R N/A N/A N/A N/A N/A N/A
Area Rug
Carpet M M M N/A N/A N/A M N/A N/A
Walls
Natural Stone N/A N/A N/A R R N/A N/A R R
Mirror Panels N/A N/A N/A M R N/A R N/A N/A

Ceramic Tiles N/A N/A N/A M R M N/A M R
Wood Paneling R N/A R N/A N/A M R N/A R
Fabric Paneling R R R N/A N/A N/A N/A N/A N/A
Wallpaper R R M N/A M N/A N/A N/A N/A
Painted M M M N/A N/A N/A M N/A M
Gypsum
Painted N/A N/A N/A N/A N/A N/A N/A N/A M
Concrete
Ceilings
Gypsum M M M N/A N/A N/A M N/A N/A
Gypsum N/A N/A N/A M M M N/A M R
Impermeable
Wood Paneling R R R N/A N/A N/A R N/A R
Painted N/A N/A N/A N/A N/A N/A N/A N/A M
Concrete
R = Recommended. M = Minimum. N/A = Not applicable

33
- Mock-Up & Prototype Room
Procedures
Introduction
The Mock-Up Room is an important milestone in the design process of the Typical
Guestroom. The completed Mock-Up Room is a true constructed representation of how
the actual room will appear to a guest checking in.
The Mock-Up Room is guided by the Interior Design Consultant to illustrate the design
intent; whereas, the Prototype Room discussed in the Prototype Room chapter
represents the first actual constructed room for approvals.
The purpose of the Mock-Up Room is to construct a physical representation of the

designed guestroom. This provides many benefits which include the opportunity to
evaluate an actual constructed design, experience the design intent, and assess
operational functionality. The Mock-Up Room process is concluded with a detailed
inspection report prepared by The Operator. The objective is to reach approval of the design for
incorporation into the next phase, Design Development.
This process allows The Operator and the Owner/Developer to see and approve an actual
design early in the process and before the actual building is constructed. In addition, the
Owner/Developer will have received an anticipated construction and FF&E cost report
prepared by the General Contractor or Fit-Out Contractor and FF&E Purchasing Agent.
The appropriate value engineering steps can then be identified and incorporated during
the Design Development phase, thus allowing the final Guestroom to remain within
budget.
The Owner/Developer and the Design Consultants are responsible for constructing and
finishing the room.
34
Process
The Mock-Up Room shall be constructed either on-site or off-site and composed of a
King Guestroom with connecting door to Twin Guestroom and Corridor section.
The Mock-Up Room is constructed following the completion and approval of the Interior
Design Phase II documentation and all related architectural and MEP documents and
contains all:
- Architectural work
- Interior Fit-Out, Millwork and FF&E
- All MEP and life safety installations
- Miscellaneous operating equipment
At this stage the Owner/Developer will typically have appointed a General Contractor or
Fit-Out Contractor whose responsibility would be to complete the Mock-Up Room in
accordance with the above documents. The Mock-Up Room must be constructed at or
near the site, and oriented similarly to actual construction. The construction should
include the proposed exterior glazing system, and mechanical, electrical and plumbing
connections.
Whilst on-site locations may not be possible, off-site locations must ensure that the
completed Mock-Up Room is secured and weatherproofed and available for continued
reference until such time that the Prototype Room is completed.
A major component of the two Guestrooms and Corridor include all the FF&E items
specified by the Interior Designer. The Owner/Developer, General Contractor or Fit-Out
Contractor may use this opportunity to commission specialist FF&E
Manufacturers/Suppliers to manufacture, deliver and install FF&E items as part of the
bid selection process that is required to identify a successful vendor.
The Operator will assist the Owner/Developer in sourcing other items of FF&E, which are not
included as part of the Interior Designer’s package. A sample Review & Inspection
Checklist is included later in this section.
Review
The Mock-up Room Review represents a major milestone in the project timetable and
the following key activities must be completed:
- Consultants’ coordination, preparation, review and approval of documents

- Architectural and Interior Material Sourcing and Construction
- MEP Material Sourcing and Construction
- Millwork and FF&E Sourcing and Installation
This progress should be reported and the review date confirmed to all relevant parties.
35
Approximately one week prior to the review the Interior Designer should be present to
assist with the assembly and positioning of the room components and to fine-tune and
accessorize the room. The Interior Designer shall then review the room to ensure the
original approved design intent has been achieved and that the components are indeed
ready for review.
This two step review is structured over two full days including time required for Operator to
conduct a detailed photographic survey, which will support their written inspection.
- Day One: Interior Designer’s Presentation to Owner/Developer and Operator
- Day Two: Review of Architectural, Interior Fit-Out, and MEP. This review is
generally attended by The Operator, Architect, General Contractor or Fit-Out Contractor,
Interior Designer, MEP Consultant. Conduct photographic record of Mock-Up
Room.
In addition to operators Review & Inspection Checklist, each Consultant shall prepare their
own report, which shall incorporate all the agreed comments together with their own
action notes required to trace the revisions of their design documentation.
The observations and comments from these reviews will be mutually agreed upon by the
Owner/Developer and Operator. Depending on the extent and nature of these comments
the Owner/Developer and The Operator may:
- Approve the Mock-Up Room subject to incorporation of comments
or
- If extensive modifications are required the existing Mock-Up Room shall be
physically modified and re-inspected at a later date.
Sales & Promotional Activities

The Mock-Up Room will also typically be utilized for promotional photographic activities
that support the pre-opening sales and marketing activities of the Hotel.
36
Attachment
Mock-Up Room
- Mock-Up & Prototype Room Procedures
Mock-Up & Prototype Room Procedures
- Interior Designer
Design Documentation - Architect
- MEP
- Lighting Designer
- Source
Material Specifications - Construct
- Install
- King
Mock-Up Review - Twin
- Corridor
Report Circulation Modify
- King
Mock-Up Room Approval Mock-Up Re-inspect - Twin
- Corridor
Design/Construction
Documentation
Contracts Awarded
- Source
- Install
Prototype Review - Typical Room
Contract Correction
Report Circulation
Modify
Prototype Room Approval Prototype Re-inspect - Typical Room
Remaining Guestroom Fit-Out

Attachments to this chapter:
- FF&E Requirements for Mock-Up
Rooms
- Corridor Checklist
- Entrance Area Checklist
- Wardrobe Checklist
- Bedroom Checklist
- Bathroom Checklist
FF&E Requirements for Mock-Up Rooms

The attached Schedule details the operational FF&E items that are required in addition
to the completion of all architectural, MEP, and interior finishing works together with all
FF&E items as specified by the Interior Designer. The schedule indicates the
specification source, coordination required and the party responsible for sourcing or
installing. All items must be installed prior to inspection. See attachment.
Mock-Up Room Review

The following checklists are pro-forma samples only and should be modified to reflect
the content and design components of the actual room to be reviewed. Separate
checklist sets are required for the King and Twin Guestrooms:
- Bedroom Checklist
37
Attachment
Mock-Up Room Review & Inspection
Checklists
- FF&E Requirements for Mock-Up Rooms
- Bedroom Checklist
FF&E Requirements for Mock-Up Room Schedule
Item Qty. Qty.
Area Group Action Description King Twin Coordinate
Entry HESB OC/DV Amenity tray 1 1 Interior Designer/Operations
Entry HESB OC/DV Vase and flowers 1 1 Interior Designer
Entry Inventory H Doorknob breakfast menu 1 1 Operations/Graphics
Entry Inventory H Make up room/DND hook 1 1 Operations/Graphics
Wardrobe HESB OC/DV Coat hangers (suit) 6 6 Operations
Wardrobe HESB OC/DV Coat hangers (combi) 4 4 Operations
Wardrobe HESB OC/DV Coat hangers (satin) 4 4 Operations
Wardrobe HESB OC/DV Clothes brush 1 1 Operations
Wardrobe HESB OC/DV Shoe horn 1 1 Operations
Wardrobe HESB OC/DV Luggage rack 1 1 Operations
Wardrobe Inventory H Laundry bag/printed list 2 2 Operations/Graphics
Wardrobe HESB OC/DV Rechargeable flashlight 1 1 Operations/Local Code/MEP
Wardrobe HESB H Room rate/liability notice 1 1 Operations/Local Code
Wardrobe/ HESB OC/DV Hairdryer 1 1 Operations/MEP

Bathroom
Wardrobe Inventory H Lint mitt 1 1 Operations/Graphics
Wardrobe Inventory H Mending kit 1 1 Operations/Graphics
Wardrobe Inventory H Shoeshine cloth or mitt 1 1 Operations/Graphics
Wardrobe Inventory H Terry slippers 2 2 Operations/Graphics
Wardrobe Inventory H Umbrella 1 1 Operations/Graphics
WC Inventory H Toilet paper 2 2 Operations
WC Inventory H Sanitary bag 1 1 Operations
WC HESB OC/DV Sanitary bin 1 1 Operations
WC MEP OC/DV Telephone 1 1 MEP/H

Item Qty. Qty.
Bathroom HESB OC/DV Wastebasket with lid 1 1 Interior Designer/Operations
Bathroom HESB OC/DV Bath towel 3 3 Operations
Bathroom HESB OC/DV Hand towel 2 2 Operations
Bathroom HESB OC/DV Face cloth 2 2 Operations
Bathroom HESB OC/DV Bath mat 1 1 Interior Designer/Operations
Bathroom HESB OC/DV Bath robe 2 2 Operations
Bathroom Inventory H Hand soap 1 or 2 1 or 2 Operations/Graphics
Bathroom Inventory H Bath soap 1 1 Operations/Graphics
Bathroom Inventory H Shampoo/conditioner bottle 1 1 Operations/Graphics
Bathroom Inventory H Bath/shower gel 1 1 Operations/Graphics
Bathroom Inventory H Moisturizer 1 1 Operations/Graphics
Bathroom Inventory H Tissue dispenser 1 1 Interior Designer
Bathroom HESB H Amenity set 1 1 Operations/Graphics
Bathroom HESB OC/DV Bathroom tumbler 2 2 Operations
Bathroom HESB OC/DV Stainless steel coaster 2 2 Interior Designer/Operations
Bathroom HESB OC/DV Floor scale 1 1 Interior Designer/Operations
Bathroom HESB OC/DV Magnifying mirror, illuminated 1 1 Interior Designer/Operations/MEP
Bathroom HESB H TV 1 1 Operations
Bedroom HESB OC/DV Bed 1 2 Operations
Bedroom HESB OC/DV Mattress protector 1 2 Operations
Bedroom HESB OC/DV Duvet 1 2 Operations
Bedroom HESB OC/DV Duvet cover 1 2 Operations
Bedroom HESB OC/DV Pillow 4 4 Operations
Bedroom HESB OC/DV Pillowcases 4 4 Operations
Bedroom MEP OC/DV Telephone 2 2 MEP/H
Bedroom HESB H MP3 dock station 1 1 Operations
Bedroom Inventory H Bible/Quran 1 1 Operations/Local Region
Bedroom Inventory H Scratch pad and pencil 1 1 Operations/Graphics
Bedroom HESB OC/DV TV and remote control 1 1 MEP/H

Item Qty. Qty.
Bedroom/ Inventory H Minibar stock Set Set Operations
Vestibule
Bedroom/ HESB OC/DV Minibar 1 1 Operations/Manual/Auto/MEP
Vestibule
Bedroom/ HESB OC/DV Minisafe with interior tray 1 1 Operations/MEP
Vestibule
Bedroom/ HESB OC/DV Ice bucket/tray/tongs 1 1 Operations
Vestibule
Bedroom/ HESB OC/DV Stem glass 2 2 Operations
Vestibule
Bedroom/ HESB OC/DV Highball 2 2 Operations
Vestibule
Bedroom/ HESB OC/DV Tumbler glass 2 2 Operations
Vestibule
Bedroom/ Inventory H Corkscrew/opener 1 1 Operations/Graphics
Vestibule
Bedroom/ Inventory H Minibar consumption 1 1 Interior Designer
Vestibule
Bedroom/ Inventory H Napkins and stirrers Set Set Operations/Graphics
Vestibule
Bedroom/ Inventory H TV guide 1 1 Operations/Graphics
Vestibule
Bedroom/ Inventory H Guestroom compendium 1 1 Operations/Graphics
Vestibule
Bedroom/ Inventory H Wastepaper basket 1 1 Operations
Vestibule
Desk HESB OC/DV Telephone 1 1 MEP/H
Desk Inventory H Scratch pad and pen 1 1 Operations
Desk Inventory H Newspaper and magazine Set Set Operations
Abbreviations: H Operator
Operations Regional Office/Specialist
OC/DV Owning Company/Developer
MEP MEP Consultant/Contractor
HESB Hotel Equipment Specification Book
Inventory Hotel consumable item inventory (non-FF&E budget)
Project Name
Mock-Up Room Review & Inspection Checklist
Corridor Checklist
Qualifications: OK = Acceptable X = Not Acceptable M = Missing NR = Not Reviewed
NA = Not Applicable
Abbreviations: GC = General Contractor ID = Interior Designer Arch = Architect OC = Owning Company
T.S. = Technical Services
Project: Date Inspected: By:

Ref. No. Subject Q Comments Action By Photo No.
C 1.0 Overall Comments
C 1.1 Room Door (corridor side)

– frame and door tolerance
– security/anti-spread/stud quantity
– fire rating
– acoustic rating
– drop seal
C 1.2 Door Frame (corridor side)

C 1.3 Electronic Door Lock (corridor side)

– freely rotating knob/lever
C 1.4 Room Number

– legibility/graphic presentation
– lighting
C 1.5 Door Viewer (corridor side)

– finish
– height
– alignment with finish/detail
– tamper resistant
C 1.6 Door Chime Button

– location
– lighting
C 1.7 Ceiling Lighting
– alignment
– intensity/focus
– reflector color
– circuitry
C 1.8 Ceiling Access Panels

– frame detail
– flush
– hinged/retainer
– removable/weight
– location and size
– accessibility
– wireless access points
C 1.9 Ceiling Speakers

– alignment
C 1.10 Sprinklers
– ceiling or wall type
– recessed
– cap finish
– alignment
C 1.11 Smoke Detectors

– alignment
– color
C 1.12 Walls
– painting
– wall coverings
C 1.13 Integrated Trolley Rail/Corner Guard

– finish
– height
– material
C 1.14 Baseboard
– profile
– dust accumulation
– hardwood edges
C 1.15 Wall Access Panel

– shaft access
– lock
– shaft layout and serviceability
C 1.16 Decorative Mirrors

– secure mounting detail
– frame finish
C 1.17 Artwork
– secure mounting detail
– anti-theft
– frame finish
C 1.18 Wall Lighting
– circuitry
– dimming/set back
C 1.19 Electrical Outlets

– location/quantity
– height
– finish
C 1.20 Supply/Exhaust Vents

– location/alignment
– damper
– finish
C 1.21 Flooring
– specification compliance
– installation
C 1.22 Display Cabinet
C 1.23 Cabinet Lamp(s)
C 1.24 Plant/Planter
– location
C 1.25 Hose Reel Installation

– nozzles
– cabinet details
– cabinet finish
– cabinet signage/instructions
C 1.26 Fire Extinguisher Installation

– type
– signage/instructions
– cabinet details/finish
C 1.27 Emergency Exit Signage

– illuminated
– location/visibility
C 1.28 Directional Signage

– location
C 1.29 Emergency/Service Door

– finish to match
– material/fire rating
C 1.30 Emergency/Service Door Frame
– finish to match
C 1.31 Emergency/Service Door Hardware

– type
– lock
– finish to match
C 1.32 Emergency Lighting

– intensity/coverage
C 1.33
C 1.34
C 1.35
END
Project Name
King Entrance Area Checklist
NA = Not Applicable

E 2.0 Overall Comments
E 2.1 Room Door (room side)

– rebate profile
– drop down acoustic seal
E 2.2 Door Frame (room side)

– rebate profile
– acoustic frame seal, color
E 2.3 Door Hinges

– type
– quantity
– finish
E 2.4 Door Closer

– back check
– closing speeds – adjustable
– positive latch
E 2.5 Door Lock/Electronic Lock

– anti-thrust bolt
– auto dead bolt
– thumb turn activates DND feature
– panic exit feature
– finish
– lever only
E 2.6 Night Latch

– height
– single hand action
E 2.7 Door Viewer (room side)

– 190° vision
– finish
– height
– alignment with finish/detail
– tamper resistant / lens cover
E 2.8 Threshold
– level/flush
– material
E 2.9 Fire Escape Plan

– located on door
E 2.10 Door Micro-Switch

– courtesy light
E 2.11 Door Stop

– wall mounted
– finish and rubber
E 2.12 FCU Access Panel

– frame detail
– flush
– hinged/retainer
– removable/weight
E 2.13 Return Air

– location
– shadow gap, grille
– blackout
E 2.14 Smoke Detector

– alignment
– color
E 2.15 Sprinklers
– recessed
– cap finish
– alignment
E 2.16 Chime Box

– audible throughout room
E 2.17 Electrical Outlets

– height
– finish
E 2.18 Light Switches/Master

– control, circuit, and fixture
– height
– finish
– graphic identification for control &
functions
E 2.19 Key Card Energizer

– location/protected circuits
– height
E 2.20 Courtesy Lamp
– duration
– alignment/focus
– reflector color
E 2.21 Flooring (carpet)

– installation
E 2.22 Flooring (marble/wood/other)

– installation
E 2.23 Walls
– paint
– wallcovering
E 2.24 Baseboard
– profile
– hardwood edges
E 2.25 Ceiling
E 2.26 Wall Lights

– intensity
E 2.27 Ceiling Lights

– alignment
– intensity
– reflector color
E 2.28 Other Lighting (emergency/picture, etc.)
E 2.29 Decorative Mirrors

– scale
– secure/anti-theft mounting detail
– frame finish
E 2.30 Artwork
– scale
– frame finish
E 2.31
E 2.32
E 2.33
END
Project Name
King Wardrobe Checklist
NA = Not Applicable

W 3.0 Overall Comments
W 3.1 Wardrobe Doors

– finish
– clearance
W 3.2 Wardrobe Door Frame

– door silencers
W 3.3 Wardrobe Door Hardware

– catch
– limiter
W 3.4 Interior Floor

– finish
– material
W 3.5 Interior Ceiling

– finish
– material
– sprinkler
W 3.6 Interior Walls
W 3.7 Baseboard
W 3.8 Rod
– height
– hanger clearance (front and rear)
– material
– finish
– stability
W 3.9 Tie Rack

W 3.10 Wall Hooks
W 3.11 Top Shelf

– height
– depth
– finish
W 3.12 Luggage Rack

– height
– depth
– width
W 3.13 Luggage Protection Rails

– deck
– side
– back
W 3.14 Drawers
– cut out (view contents)
– glides
W 3.15 Laundry/Valet Bag Location
W 3.16 Lighting
– heat
– location
– intensity
– focus
– type
W 3.17 Door Activated Light Switch
W 3.18 Hanging Depth

– hanger clearance
– front to rear
W 3.19 Coat Hanger, Suit

– quantity
W 3.20 Coat Hanger, Combi

– quantity
W 3.21 Coat Hanger, Velour

– quantity
W 3.22 Electronic Mini Safe

– door swing
– secure mounting
– interior finish
END
Project Name
King Bedroom Checklist
NA = Not Applicable

B 4.0 Overall Comments
B 4.1 Flooring
B 4.2 Walls
– paint
– wallcovering
B 4.3 HVAC Grille / Diffuser

– blackout
– horizontal adjustment
– vertical adjustment
– finish
– air flow comfort
B 4.4 Ceiling
– fixture alignment
B 4.5 Cornice
B 4.6 Drapery Pocket

– depth and width
– pelmet
– materials
– track mounting
B 4.7 Baseboard
– profile
– hardwood edges
B 4.8 Drapery Hardware

B 4.9 Window & Frame
– glazing specification/acoustic rating
– frame transom and mullion finish
– opening mechanism/limiter
– sill materials/details
– cleaning system coordination
B 4.10 Sheers
– manual/motorized
– fire retardant
– height AFFL
B 4.11 Drapery
– manual/motorized
– fire retardant
– blackout attached/removable
– overlap runners
– height AFFL
B 4.12 Digital Thermostat – temperature &

control
– location/access/air flow
– accuracy of temperature reading
– digital display clarity
– controls/functionality
– finish
functions
B 4.13 Temperature Sensor

– location/access/air flow
– accuracy of temperature reading
B 4.14 Data and Electrical Outlets

Desk:
– location & height above & below
– clearance for adaptor or transformer
– duplex universal power
– telephone
– data
– multimedia jack-pack
– finish
Bedside:
– location & height above & below
– clearance for adaptor or transformer
– duplex universal power
– telephone
– finish
General Purpose Outlets (GPO):

– cleaning radius
– height
– finish
B 4.15 Light Switches
– each location
– each control, circuit, and fixture
– height
– finish
functions
B 4.16 Ceiling Lights

– alignment
– location & function
– intensity/focus
– orientation
– reflector color
– circuitry
– reflections off glass tops
B 4.17 Desk and Credenza

– height/ergonomics
– scale/proportion
– functionality/drawers
– access to power, data and telephone
outlets
– cable management
– finish/durability
B 4.18 Desk Chair

B 4.19 Second Chair

– height/ergonomics/adjustable
B 4.20 Desk Lamp

– switch, in-line dimmer location
– light intensity/focus
– heat accumulation / hot to touch
– stability
– shade
– connection to outlet & cable finish
B 4.21 Lounge Chair

– fabric content & treatment
B 4.22 Ottoman
– fabric content & treatment
B 4.23 Cocktail Table
– top material/durability
B 4.24 Floor Lamp

– light intensity/focus/reflector
– heat accumulation
– stability
– shade
B 4.25 Wastepaper Basket

– finish
– fire resistant or insert
B 4.26 Bedside Table

– height proportional to bed
– scale
– functionality
– tray
– top material
B 4.27 Bedside Lamp

– light intensity/focus/reflector
– heat accumulation
– stability
– shade
– base
B 4.28 Light Master Switch

– entry & bedside location
– illuminated
– circuit/fixture control
– finish
B 4.29 Clock/Alarm
– scale/legibility/illuminated
– functionality
B 4.30 iPod Docking Station

– scale/legibility/illuminated
– functionality
B 4.31 Headboard
– ergonomics/scale
– functionality/comfort
– finish material/durability
B 4.32 Mattress & Box Spring
– height & alignment of bedside table
– frame, glides/casters
– to conform with T.S. Product
Specification
B 4.33 Mattress & Platform

– height & alignment of bedside table
– finish
– toe, shin, & knee clearance
– mattress to platform detail
– frame support to mattress
Specification
B 4.34 Duvet
Specification
B 4.35 Decorative Pillows
B 4.36 Artwork
– scale
– frame finish
B 4.37 Decorative Mirror

– scale
– frame finish
B 4.38 Planter & Plant
B 4.39 Smoke Detector

– alignment/color
– functionality
– finish
B 4.40 Emergency Annunciator / Strobe

– alignment/color
– functionality
– finish
B 4.41 Sprinklers
– recessed
– cap finish
– alignment
B 4.42 Telephone (desk)
– functionality and features
– scale/appearance/color
– power outlet
B 4.43 Telephone (bedside)

– functionality and features
– scale/appearance/color
– power outlet
B 4.44 Telephone Outlets

– phone access/cable management
– coordinated with power outlets
– finish
B 4.45 TV Furniture or Wall Location

– scale
– functionality
– power, data, phone, co-axial outlets
– drawers/tray
B 4.46 TV
– size, brand appropriate, & room
viewing ratio & angle
– built-in DVD player
– multiple HDMI/USB/Bluetooth
connectivity
– remote control field
– ITV control box location
– wall bracket, pan & tilt
– wall bracket, ITV control box
B 4.47 Newspaper/Magazine Rack
B 4.48 TV Program Holder
B 4.49 Minibar Refrigerator

– manual or automatic
– ventilation, supply and exhaust
– cabinet door attachment
– power and data outlet
B 4.50 Minibar Ambient Display

– flexibility/quantity of products
– ventilation/temperature
– manual or automatic connectivity
B 4.51 Coffee Machine/Tea Maker
– electrical outlet
– functionality
B 4.52 Glass Storage Shelf

– functionality/flexibility for glass size
B 4.53 Beverage Amenities

– location/accessibility
– hot water kettle/power outlet
– presentation/functionality/flexibility
– cups & saucers
– ice bucket & tongs
B 4.54 Balcony Door Threshold

– weather proof
– eased edges
B 4.55 Balcony Door Hardware

– finger clearance
– secure lock and deadbolt
– track and runners
– acoustic seals
– finish
B 4.56 Balcony Door Micro Switch

– HVAC cut-out
B 4.57 Balcony Walls
B 4.58 Balcony Light Switch

– interior or exterior
– control, circuit, and fixture
– height
– finish
functions
B 4.59 Balcony Floor

– slope to drain
B 4.60 Balcony Floor Drain
B 4.61 Balcony Light

– weatherproof
B 4.62 Balcony GPO

– weatherproof
B 4.63 Balcony Table

B 4.64 Balcony Chaise Lounge
– fabric/content & treatment
B 4.65 Balcony Chairs

– fabric/content & treatment
B 4.66 Balcony Planter/Plant
B 4.67 Balcony Rail
B 4.68 Balcony Ceiling
B 4.69 Paired Connecting Door and Frame

– fire rating
– acoustic rating
– drop down acoustic seal
– frame seal/color
B 4.70 Connecting Door Stop

– wall mounted
– finish/rubber cap
B 4.71 Connecting Door Hinges

– 180° degree opening
– quantity
– finish
B 4.72 Connecting Door Hardware

– thumb turn/deadbolt throw
– blank trim plate
– strike plate
– finish
B 4.73 Connecting Door Threshold

– profile/material
– connection to drop down seal
B 4.74
B 4.75
B 4.76
END
Project Name
King Bathroom Checklist
NA = Not Applicable

BA 5.0 Overall Comments
BA 5.1 Door, Swing/Pocket

– material
BA 5.2 Door Stop

– wall mounted
– finish and rubber
BA 5.3 Door Frame

– acoustic frame seal – color
– tolerance
BA 5.4 Door Hinges/Track

– type
– quantity
– finish
BA 5.5 Door Hardware

– lever/knob
– latch only, no lock
– finish
BA 5.6 Threshold
– profile
– material
BA 5.7 Bathtub (anti-slip floor finish)

– material
– overflow
– waste/drain
– color match
– tub material
BA 5.8 Bath Mixer

– temperature indicator
– flow adjuster
– fill rate
– finish
BA 5.9 Bathtub Hand Shower/Shower Head
– length/reach of hose
– finish
– location
– weight of shower head/damage to
tiles
BA 5.10 Bathtub Grab Bar

– finish
– location
BA 5.11 Bathtub Soap Dish

– finish
– location
BA 5.12 Shower Enclosure/Panels/Door

– tempered/laminated glass
– safety graphic/edge profile/finish
– tiile-tile tolerance/variance
– grouting detail
– waterproof membrane
– dual direction hinges
– mirror
– bench or ledge
BA 5.13 Shower Door Hardware

– finish
BA 5.14 Shower Mixer

– type
– location-reach in access
– anti-scald feature/indent
– rotary type only
– finish
– water diverter
BA 5.15 Overhead Shower

– spread pattern
– self cleaning / draining
– finish
BA 5.16 Wall or Rod-Mounted Shower

– spread pattern
– self cleaning/draining
– finish
BA 5.17 Shower Grab Bar

– location
– finish
BA 5.18 Shower Drain

– sized to flow rates
– location
– flush
– material
– filter
– slope toward floor drain
BA 5.19 Shower Soap Dish
– coordinate with grab bar
– drainage
BA 5.20 Shower Light

– alignment
– waterproof
– intensity
– reflector color
BA 5.21 Vanity Anti-Fog Mirror

– location
– dimensions
BA 5.22 WC
– color match
– water saving device
BA 5.23 WC Cover / Hardware

– color match
– material
BA 5.24 WC Door
– finish
– latch/levers, hinges and stopper
– hardware finish
BA 5.25 Toilet Roll Holder

– location
– cover
– finish
BA 5.26 WC Light
– alignment
– intensity
– reflector color
BA 5.27 WC Telephone
– alignment
– height
BA 5.28 Vanity Top/Front

– material porosity/sealing
– drip detail
– finish
– towel rail
BA 5.29 Sink
– color match
– material
BA 5.30 Sink Drain
– overflow drain/drain stopper
BA 5.31 Sink Faucet/Mixer
– location/access
– finish
BA 5.32 Vanity Mirror

– lighting intensity/shadow
– anti-fog
BA 5.33 Full Height Wall Mirror

– location
– viewing angle/clarity
BA 5.34 Vanity Drawers/Shelves

– scale/quantity
BA 5.35 Make-up Mirror

– location/placement
– viewing angle/clarity
– illuminated/power
BA 5.36 Overall Ceiling

– access panels
BA 5.37 Overall Wall Tiling

– tile-tile tolerance/variance
– grouting detail
BA 5.38 Overall Floor Tiling

– tile-tile tolerance/variance
– grouting detail
– anti-slip surface
– sealer
BA 5.39 Overall Lighting

– WC, intensity/balance/control
– shower, intensity/balance/control
– waterproof
– vanity intensity/balance/control
– general intensity/balance/control
– emergency light
BA 5.40 Exhaust
– location, WC/shower
– grill/diffuser/shadow gap
– blackout
– noise level
BA 5.41 Light Switches

– circuitry
– switches/dimming
– material/finish
BA 5.42 Volume Control
– location
– material/finish/graphics
BA 5.43 Speaker
– location
– clarity
BA 5.44 Shaver Outlet

– location
– finish/graphics
– universal/dual power
BA 5.45 Electrical Outlets

– GFCI protected
– location
– finish/graphics
– universal/dual power
BA 5.46 Hair Dryer

– location
– cable length/mirror location
BA 5.47 Towel Rack/Shelf

– location/ease of access/reachable
– capacity
– finish
BA 5.48 Towel Bars

– location/ease of access/reachable
– capacity
– finish
BA 5.49 Bath Towels

– hand: quantity
– face: quantity
– bath: quantity
BA 5.50 Wastepaper Basket

– pedal operated
– scale/location
– finish/materials
BA 5.51 Laundry Hamper/Basket

– location
BA 5.52 Caulking (vanity)
BA 5.53 Caulking (bathtub)

BA 5.54 Vanity Top Amenities
– location
BA 5.55 Amenity Shelves

– location
BA 5.56 Bathrobe Hook x 2

– secure mounting
– clearance for full length robes
BA 5.57 Bathrobes
– quantity
BA 5.58 Soap Dish (vanity)

– location/access
– drip pattern
– finish
BA 5.59 Tissue Dispenser

– location
BA 5.60 Hide-A-Line
– location
BA 5.61 Bathroom Scale

– location
BA 5.62 Floor Drain

– location/floor fall
– flush to surrounding tiles
– finish
BA 5.63 Access Panels

– frame detail
– flush
– hinges – removable
– weight
BA 5.64 Vanity Stool

– rust proof finish
– scale
BA 5.65 Artwork
– scale
– secure mounting/anti theft
– frame finish
BA 5.66 Floor Rug

BA 5.67 TV
BA 5.68
BA 5.69
BA 5.70
END
- Mock-Up & Prototype Room
Procedures
Introduction
The purpose of the Prototype Room, which follows the approval of the Mock-up Room
and precedes the mass fit-out of the guestrooms on site, is to ensure continuity of the
approved design and to establish and record the agreed quality of workmanship and
materials. Prototype Rooms must be completed on site, and generally within the actual
building structure.
The term “Prototype Room” is used to describe the constructed minimum provision on
site of a Typical Guestroom, in full compliance with the Design Recommendation and
Minimum Standards and following the approved Mock-up Room presentation.
A typically representative room, as the most common type and configuration, is required
to include:
- All architectural and finishing materials
- All MEP and life safety systems, installed and functional
- All FF&E items
- All artwork, artifacts, & accessories
- All lighting
The Prototype Room must minimally be completed, inspected and approved by T.S.
and the Owner/Developer prior to constructing any other guestrooms. This procedure
will minimize the repetition of incorrect/non-approved design, construction errors and/or
poor quality of workmanship, all of which will require remedying prior to handover to the
Hotel Operator and final completion.
The primary objectives of the Prototype Room are to ensure that the design intent
approved at the Mock-up Room and in subsequently approved documentation is
implemented for final construction. The room also serves to establish and record that the
quality of workmanship and materials remains in compliance with
Design Recommendations and Minimum Standards.
38
Once the Prototype Room is completed and approved, it must be maintained in a secure
and tamperproof condition to be used as a benchmark reference and quality control for
all constructed guestrooms.
Prototype Room Inspection

The Prototype Room inspection represents a major milestone in the project timetable,
signaling that the construction and fit-out of the guestrooms can be commenced.
Monitoring and co-ordination of associated and preceding activities include:
- Finalization of design development
- Preparation, review and approval of construction drawings
- Tendering bidding and award procedures
- On site construction management
An inspection involving the participation of the Owner/Developer and The Operator International
provides for confirmation of approved intent and the acceptance of quality of
workmanship and materials or for mutually agreed issues to be recorded for remedy.
A more detailed inspection will be conducted by Operator using a similar pre-set point by
point checklist that was utilized for the Mock-Up Room inspection.
Participants in this detailed inspection would typically include:

- Owner/Developer
- Operator
- Architect
- General Contractor
- Interior Designer
- Light Consultant
- MEP Engineer
The room will also be photographically recorded and the reports circulated to the
attending parties.
Prototype Room Report Co-ordination

Following the circulation of the report the Owner/Owner’s Project
Manager/Architect/General Contractor shall issue instructions to the relevant
parties/Sub-Contractors regarding modifications that are minimally required in order to
achieve compliance with design intent, quality of workmanship and materials.
39
Prototype Room Approval
Dependant on the extent and nature of the comments from the initial and detailed
inspections, the Owner/Developer and The operator may approve the room or
require that the room be physically modified according to the comments as soon as
possible.
40
Attachment
Prototype Room
- Mock-Up & Prototype Room Procedures
Mock-Up & Prototype Room Procedures
- Interior Designer
Design Documentation - Architect
- MEP
- Lighting Designer
- Source
- Install
- King
Mock-Up Review - Twin
- Corridor
Report Circulation Modify
- King
Mock-Up Room Approval Mock-Up Re-inspect - Twin
- Corridor
Design/Construction
Documentation
Contracts Awarded
- Source
- Install
Prototype Review - Typical Room
Contract Correction
Report Circulation
Modify
Prototype Room Approval Prototype Re-inspect - Typical Room
Remaining Guestroom Fit-Out

Introduction
The Public Areas of a hotel incorporate:
- Porte-Cochere and Entry
- Lobby
- Front Desk, Concierge Desk
- Guest Service Center and Business Center
- Public Toilets
- Cloak Rooms
- Telephone
- Circulation Corridors
- Lobby Retail Shops
- Public Parking Facilities
The architecture of the building together with the interior design concepts and the scale
of the property will identify the configuration of the Public Areas. Specific requirements
for the referenced project will be confirmed in the Preliminary Area Program issued by
T.S.
All public area materials, components, assemblies and construction methods must
achieve a minimum fire resistant rating of thirty (30) minutes.
Minimally provide life safety systems, emergency lighting and signage, and security
systems in accordance with T.S. Engineering Recommendations and Minimum
Standards.
All doors leading to exits and along exit ways must open in the direction of travel,
including exit doors entering stairwells and to the building exterior. Exit stairs are to
41
include a closed tread and riser stair detail and a continuous handrail. Single exit door
width must be a minimum of 1000 mm with a minimum closed stair tread width of 1200
mm. Double width exit doors must be a minimum of 1800 mm with a minimum closed
stair tread width of 2200 mm. All door landings must be positioned perpendicular to the
stair treads. Opening of the exit doors must not impede the stairway or landing area. All
doors must be equipped with self closing devices and non-lockable hardware except
where exiting directly to building exterior. At these locations, exiting route must be un-
lockable and equipped with a panic device; entry from exterior must be lockable.
Minimum height to upper surface of top rail for all balconies, parapets guardrails etc.,
must be between 1005 - 1015 mm AFFL with handrails located between 850- 960 mm
AFFL.
Provide a digital music server based background music system in accordance with
T.S. Engineering Recommendations and Minimum Standards.
The use of fluorescent and or PL type lamps in lighting fixtures is not acceptable.
All Public Area show kitchen, bar, pantry, public toilets and other ''wet'' areas are to be
minimally provided with anti-fracture waterproof membranes at all walls and floors.
Entry and circulation throughout public areas by disabled guests and visitors is minimally
required. All facilities should comply with prevailing local codes or minimally meet
international accessible guidelines.
It is essential that the Public Areas present a cohesive practicality and operational
effectiveness whilst still retaining a unique design element.
Exiting Concepts
All Public areas must be designed and constructed to be in full compliance with NFPA
101 or its subsequent revision.
42
Porte-Cochere and Entry
- Minimum ceiling height of 2800 mm.
- Minimally provide a porte-cochere for vehicular and pedestrian arrivals. The extent of
coverage will be largely dependent on the building’s scale, location and external
traffic flow.
- Minimum ceiling/vertical clearance 5000 mm.
- Minimally provide illuminated external signage at entry level, on building facade and
at rooftop level. Scale of signage and material usage will be in harmony with building
exterior and in full compliance with The Operator Brand Manager guidelines on signage.
- Minimally provide two vehicle lanes: one for passenger loading and unloading and
one for traffic flow through. In larger hotels a third lane may be required for
passenger loading.
- Minimally provide traffic flow, warning, clearance and safety signage as required.
- Provide a parking and valet car delivery waiting area.
- Taxi waiting should not be allowed in the Porte Cochere. Provide a remote waiting
area with a call signal system.
- Ensure separation of pedestrian and vehicular traffic by use of differing grade levels,
materials and barriers, as appropriate to the arrival area.
- In properties where required, provide a minimum of 3 and a maximum of 5 flag poles
with lockable internal halyard systems.
- If required by T.S. Preliminary Area Program, provide awaiting and loading areas
for buses and coaches. Provide a drivers waiting lounge.
- Where appropriate with climatic conditions, provide external spot heating at porte-
cochere canopy.
- Provide entry doors and vestibules sized suitably for arrivals, luggage handling, and
security screening. Vestibules are to be HVAC and temperature controlled, as
required. Hinged, balance, or sliding doors are preferred, with revolving doors
discouraged.
- Provide a separate entry from the Guest doors for luggage handling carts.
- Entry doors should provide direct access to the Lobby.
- Luggage entry should provide direct access to luggage security screening, secured
storeroom, and service elevator. See also T.S. requirements for Security
screening and luggage handling.
- Minimally provide recessed walk-off dirt catcher mats at all entry areas. Coordinate
material selection and finish with interior design.
- All entry doors must be fully compliant with prevailing codes and minimally meet
international accessible guidelines.
43
Lobby
- The Hotel is to have a separate arrival area and lobby from all other uses in mixed
use developments.
- Provide separate arrival lobbies for Hotel, Banqueting Facilities and Serviced
Apartments (other areas may require separate lobby such as at hotel, with MICE
business, airline crew, etc.).
- Minimum ceiling height 5000 mm, subject to the volume of the space, and as
appropriate for specific projects.
- Provide adequate circulation space through the entry sequence and Lobby areas,
and Front Desk.
- Minimally provide seating groups throughout Lobby Areas, occasional tables for
house phone locations, and human scale lighting.
- Minimally provide adequate directional, location and advisory signage in both local
and English languages throughout all areas.
Front Desk, Concierge Desk

- Direct access from the Front Desk must be provided to the Front Office areas. Sight
lines from the public areas to the Front Office should be screened.
- Front Desk and Concierge Desk must be fully coordinated and integrated in
accordance with T.S. Millwork Design Guidelines.
- All data, telephone, key issue and countertop equipment must be fully coordinated
and integrated in accordance with T.S. Millwork Design Guidelines. Include
provisions for auxiliary system controls, elevator call, panic alarms, safe deposit
room access, etc.
- Provide concierge desk with adjacent storage for stationery, small deposit items, etc.
- Locate guest safety deposit box room adjacent and with direct vision from Front
Desk.
- Safety deposit box room to be minimally detailed as two rooms separated by half
height bullet-proof glass with pass through window and ledge. Locate deposit boxes
configured in accordance with site dimensions on staff side. Provide guest’s side with
table and chair and entry door electronically controlled from Front Desk. Exiting to be
coordinated from within room. Provide panic alarm system integrated per T.S.
Engineering Recommendations and Minimum Standards requirements.
- Provide additional areas as required by local regulations, such as currency
exchange, etc.
Guest Service Center & Business Center

- Locate the Guest Service Center and Business Center adjacent to Front Desk and
with direct access from Lobby.
- Alternately and depending on the specific project requirements, the Business Center
may be located adjacent to a Banqueting and Meetings concierge or support area.
44
- Locate Guest Service Center clerks’ station behind but with clear vision to the
Reception Area. Equip stations with chairs and desks suitably coordinated with
PABX, data and auxiliary equipment requirements in accordance with T.S.
Telephone and Computer Equipment Schedules. Provide acoustic partitions.
- Locate rental offices and boardroom within Business Center and equip with desks,
boardroom table, chairs, and credenza. Provide data, voice and audio/visual
requirements as detailed in T.S. Engineering Recommendations and Minimum
Standards.
Public Toilets
- Provide a minimum of one Male and one Female Public Toilet for all public areas.
- All toilet areas are to be accessible by disabled guests. Provide a minimum of one
accessible water closet and one lavatory at each location, one set each for male and
female.
- The required water closets and hand wash basins shall be distributed between the
sexes based on the percentage of each sex anticipated in the occupant load. The
occupant load shall be composed of 50 percent of each sex, unless statistical data
provided by the Owner / Developer indicates a different distribution of the sexes.
- Minimum quantities must comply with the criteria in the following chart or in
accordance with local codes, whichever is the greater.
Minimum Quantities of Fixtures in Public Toilets
Area Restaurant Per Banqueting Per Public

Per Seat Unit Occupants Net Area (m²)
Each, Male & Female Each, Male & Female
50 50-150 Over 150 100 100-300 Over 300 500m² 500- Over
2000m² 2000m²
Male WC 1 2 1 per 35 2 4 1 per 65 2 4 1 per 250
Male Urinal 1 3 1 per 25 2 5 1 per 65 2 6 1 per 165
Male Hand 2 3 1 per 35 3 6 1 per 33 3 6 1 per 140

Wash Basin
Female WC 2 3 1 per 25 3 6 1 per 20 3 6 1 per 165
Female Hand 2 3 1 per 25 3 6 1 per 20 3 6 1 per 140

Wash Basin
Female 0 1 1 per 25 1 2 1 per 60 1 2 1 per 280
Vanity
Counter
45
- Minimum space zoning configuration per Public Toilet Room:
- Entry vestibule, HVAC air lock area
- Hand wash basin, vanity mirror, hand dryer, towel area
- Seated dry vanity/make-up mirror area (female only)
- Urinals area (male only)
- WCs compartment area
- Provide signage at vestibule area.
- Hand wash basin to be minimally equipped with natural stone vanity counter and
back splash, under mounted wash hand basins, electronically activated hot and cold
faucets, integrated soap dispenser, full width mirror mounted over counter.
- Provide paper towel dispensers and waste receptacles.
- Provide electrically heated and sanitized hand dryers, wall mounted.
- Minimally pitch natural stone floor, slope to floor drain located under vanity counter.
- Seated dry vanity area to be minimally equipped with natural stone vanity counter,
full width mirror mounted over counter, wall and ceiling light fixture, upholstered
vanity stools.
- Provide full-length mirror on adjacent wall.
- Provide wall mounted artwork.
- Provide wall mounted individual urinals with:
- Privacy wings
- Electronic flush mechanism
- Minimally pitch natural stone floor, slope to floor drains located under urinals
- Detail wall above urinals to provide ledge/shelf at +1600 mm AFFL
- Minimally provide WC compartments with:
- Doors and partitions, full height
- Minimum compartment dimension 850 x 1500 mm
- WCs to be equipped with hidden cistern tank and electronic flush valve
- Detail wall behind WC to have ledge / shelf at +900 mm AFFL
- Minimally provide coat hook, privacy lock, hold open cam with hinges, double
toilet roll dispenser, and disposable seat cover dispenser.
- Minimally finished with natural stone floor pitched to fall to concealed floor drain
- Provide Janitors Closet with lockable storage cabinet.
Cloak Rooms
- Minimally provide one cloakroom per Public Area level.
46
- Serviced Cloakroom must be provided with an issue counter at 1050 mm AFFL
equipped with interior lockable sliding or hinged panels above to be fully coordinated
and integrated in accordance with T.S. Millwork Design Guidelines.
- Provide access via lockable entry door.
- Provide screen walls behind Issue Counter to prevent vision into Cloakroom interior.
- Interior of Cloakroom must be provided with hanging rails suspended 1700mm AFFL,
wall mounted over shelves, lockable cabinets and drawers.
- Coordinate lighting of Cloakroom interior.
Public House Telephones

- Minimally provide private or semi private booths as identify by T.S. Preliminary
Area Program. Provide one group of public telephones per Public Area level.
- Private telephone booths to be minimally equipped with floor to ceiling walls and
unlockable glass panel entry door. Coordinate HVAC and lighting requirements.
- Desktop telephone in accordance with T.S. Telephone Equipment Schedule.
- Provide wall mounted stone counter at 750 mm AFFL with directory shelf below.
- Provide upholstered stool/seat.
- Semi private rooms are to be equipped with wall mounted privacy wing walls. Utilize
sound absorbent finishes where possible. Wall mounted telephone in accordance
with T.S. Telephone Equipment Schedule. Provide shallow natural stone wall
mounted ledge.
47
Introduction
Food and Beverage outlets and banqueting facilities are to be located adjacent to and
directly accessible from the Public Areas. Depending on the extent of the project, some
food and beverage outlets may minimally require or be provided with a separate direct
street access. All banqueting facilities with a capacity greater than 300 persons must
minimally be provided with separate street access, lobby and if necessary
elevator/escalator service.
Entry and circulation throughout all food & beverage outlets and banqueting facilities by
disabled guests and visitors is minimally required. All facilities should comply with
prevailing local codes or minimally meet internationally recognized disabled design
guidelines.
All materials, components, assemblies and construction methods must achieve a

minimum fire resistant rating of thirty (30) minutes.
Minimally provide life safety systems, emergency lighting and signage in accordance
with T.S. Engineering Recommendations and Minimum Standards.
All doors leading to exits must open in the direction of travel. Doors leading into
staircases must open into the staircase well housing a closed tread and riser staircase
with a continuous running handrail. Single exit door width must be a minimum of 1000
mm with a minimum closed stair tread width of 1200 mm. Double width exit doors must
be a minimum of 1800 mm with a minimum closed stair tread width of 2200 mm. All door
landings must be positioned perpendicular to the stair treads. Opening of the exit doors
must not impede the stairway or landing area. All doors must be equipped with self
closing devices and non-lockable hardware except where exiting directly to building
exterior. At these locations, exiting route must be unlockable and equipped with a panic
device, entry from exterior must be lockable.
48
Minimum height to upper surface of top rail for all balconies, parapets, guardrails etc.,
must be between 1005 - 1015 mm AFFL with handrails located between 850 - 960 mm
AFFL.
To ensure ease of circulation adequate directional signage in both local and English
languages to all food and beverage outlets, banqueting and public facilities including
toilets, reception, lobby, cloakroom, etc. must be provided. Location signage must
minimally be provided to uniquely identify each outlet, banqueting and meeting room.
Banquet and Meeting Room directories at main circulation areas must be provided to
allow change of information and messages to be displayed. Location signage at each
banqueting and meeting room must also minimally be detailed to allow change of
information and indication of room-in-use.
The Preliminary Area Program issued by T.S. will provide the detailed requirements
including square meterage, seat count, internal zoning. Additional conceptual
requirements will be detailed in the Food & Beverage Design Brief issued by T.S.
Coordinate all data, cashiering system equipment, telephone equipment in accordance

with T.S. Telephone and Computer Equipment Schedules.
All kitchen, bar, pantry, public toilets and other ''wet'' areas are to be minimally provided
with anti-fracture waterproof membranes at all walls and floors.
Provide a digital music server based background music system to all areas in
accordance with T.S. Engineering Recommendations and Minimum Standards.
The use of fluorescent and or PL type lamps in lighting fixtures is not acceptable.
Exiting Concepts
All Food & Beverage areas must be designed and constructed to be in full compliance
with NFPA 101 or its subsequent revision.
49
Space Design Requirements – Food & Beverage Outlets
The scale and diversity of the Food and Beverage Outlets will be unique to the
referenced project. A detailed requirement will be contained within the Preliminary Area
Program issued by T.S.
Food and Beverage outlets can be further defined as restaurants and bars. Restaurants
can be categorized as:
- All Day Dining Restaurant
- Specialty Restaurant
- Lobby Lounge
- Pool Restaurant
Bars can be categorized as:

- Hotel Bar
- Lobby Bar
- Restaurant Holding Bar
- Pool Bar
While the interior design concepts of each restaurant will be a unique reflection of the
Food & Beverage Design Brief, restaurants are generally zoned according to the
following criteria:
- Reception, Hostess/Cashier, Waiting
- Locate at point of entry/exit.
- Minimally all restaurants to be architecturally detailed to allow secure closure
of the area.
- Locate Hostess/Cashier Station.
- Provide reach-in cloak/bag closet.
- Minimally provide adjacent seating group.
- Provide millwork item, furniture piece to locate menus, stationery, cashiering
system equipment, audio-visual and lighting system controls as required.
- Holding Bar
- Locate adjacent and with visual connection to entry reception.
- Provide mixture of bar seating, group seating.
- Coordinate bar requirements with “Bar space design requirements.”
- Dining Area
- Provide differing floor levels, low height partitions, seating groups, banquette
seating. Provide table sizes and configurations in accordance with Food &
Beverage Design Brief.
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- Provide integrated service stations to be fully co-ordinated with Interior
Designer and Kitchen Consultants. Locate tea/coffee making facilities,
counter top sink, undercounter refrigerator, warming cabinet, cashiering
system equipment and provide storage for operating equipment.
- Provide direct access to external dining areas as required.
- Provide private dining rooms as required by T.S. Preliminary Area
Program.
- Minimally equip each private dining room with reach-in coat closet and lounge
style-seating group at entry area.
- Table configuration to allow for grouping tables together to provide large
capacity dining table.
- Provide service station as required.
- Show Kitchen
- Coordinate fully with Interior Designer, Lighting Consultant and Kitchen
Consultant for architectural finishes, kitchen equipment finishes, exhaust
hood detailing, display cabinets, lighting concept, controls and fixture
selection.
- Detail Show Kitchen front counter to allow dining, waiting staff pick up and
display as required.
Bars are also generally zoned according to the following criteria:

- Back Bar Counter
- Locate under-counter refrigeration storage; all to be coordinated with Kitchen
Consultant. Countertop to be minimally natural stone and to provide storage,
display, location of cashiering system equipment, telephone, audio-visual
controls. Coordinate with Interior Designer and Kitchen Consultant.
- Front Counter
- May be detailed as stand-up/bar stool counter or service counter. Locate
refrigeration, ice storage, and glass washing, with minimum natural stone
counter top. Coordinate with Interior Designer and Kitchen Consultant.
- Standing Area
- Depending on the Food & Beverage Design Brief, the bar may incorporate a
standing area. Minimally provide drink rails/ledges at 1100 mm AFFL or
stand up tables. Coordinate with Interior Designer.
- Seating Area
- Seating area may be mixture of club chairs and tables with lounge style sofas
and low height tables.
- Wine Room
- Depending on the Food & Beverage Design Brief, the bar area may also
incorporate refrigerated walk in wine rooms. These must be fully coordinated
with the Interior Designer, Kitchen Consultant and Manufacturer/Installer.
Uniquely conceptualized facilities such as Entertainment Centers, Food Markets, and

Night Clubs must be developed with the assistance of a Specialist Designer/Consultant.
51
Space Design Requirements – Banqueting & Meeting
Facilities
The scale, extent and diversity of these areas will vary from hotel to hotel. A detailed
requirement for the project will be contained within the Preliminary Area Program issued
by T.S.
Smaller scale facilities may be located adjacent to the Public Areas of the Hotel and may
minimally share toilet, telephone, and cloakroom facilities. Minimally each hotel will
require a dedicated Pre-function Area.
Larger facilities may be located in a dedicated wing of the hotel building with its own
street access, receiving lobby, elevator/escalators, multiple pre-function areas, toilets,
cloakrooms and telephone areas.
Minimally provide audio visual systems and components in accordance with T.S.
Engineering Recommendations and Minimum Standards and the AV Equipment
Schedule for the referenced project.
- Banqueting Arrival Lobby

- Minimum fully coffered ceiling height 5000 mm.
- Minimally provide with direct street access, Porte-Cochere entry.
- Minimally provide seating groups, main cloakroom, Concierge/Information
Desk, Directory, Event, and directional signage.
- Pre-Function Areas
- Provide decorative ceiling and wall mounted lighting fixtures in addition to
down lights and ceiling track lighting.
- Provide direct access into associated Banquet Meeting Rooms, circulation
access to elevator/escalator/staircase, cloakrooms, telephones and toilets.
- Minimally provide locations for directional and event signage.
- Minimally provide direct 2000 mm width free access route to BOH areas and
banquet equipment storage.
- Minimally provide a dedicated Pre-function area for each separate banquet,
meeting room greater than 300 m². Rooms less than a total of 300 m² ma
share a common Pre-function area. Minimally provide one Pre-function area
per banquet floor level.
- Provide natural daylight source with electronically controlled window
treatment.
52
- Ballrooms
- Minimum ceiling height - fully coffered ceilings.
Area < 300 m² 300-600 m² > 600 m²
Minimum Ceiling 3000 mm 4000 mm 5000 mm

Height
- Minimally provide decorative ceiling and wall mounted lighting fixtures in addition to
downlightsand thetrical and ceiling track lighting.
- Minimally provide movable partition system in accordance with T.S.
Preliminary Area Program.
- Minimally provide 1200 mm clear entry, double, full height entry doors to all
divisible areas.
- Minimally provide column free space throughout ballroom area.
- Minimally provide audio visual systems and components in accordance with
T.S. Engineering Recommendations and Minimum Standards and the AV
Equipment Schedule for the referenced project.
- Provide back stage areas, artists’ dressing room, etc. in larger Ballrooms in
accordance with T.S. Preliminary Area Program and Engineering
- Provide audio visual control room with unobstructed vision into each divisible
area in accordance with T.S. Preliminary Area Program and Engineering
Recommendations and Minimum Standards. Vision panels must be
coordinated with Interior Designer/AV Consultant.
- Minimally provide direct 2400 mm width free access route to dedicated
banquet equipment storage, service and freight elevator (if applicable).
- Minimally provide screenwall service vestibule, with open access into each
divisible ballroom area Access to BOH area via two 900 mm wide full swing
self closing service doors, equipped with clear glass vision panels. Provide
adjacent wall mounted door viewer to allow vision into each ballroom section
from BOH service vestibule. Coordinate vestibule lighting with Lighting
Consultant.
- Minimally provide recessed dirt/grease catching flooring surface within
service vestibules.
- Minimally provide chair rail protectors and wainscot protection at all areas.
- Provide natural daylight source with electronically controlled blackout
drapery.
53
- Meeting Rooms
- Minimum ceiling height.
Area < 80m² > 80m²
Minimum Ceiling 2800mm 3000mm

Height
- Minimally provide decorative ceiling and wall mounted lighting fixtures in

addition to down lights, theatrical and ceiling track lighting.
- Minimally provide movable partition system in accordance with T.S.
- Minimally provide 1000 mm clear opening entry single door for room capacity
< 80 m², 1200 mm clear opening double entry doors for all rooms >80 m²
capacity. Technical Services Inc. DRMS
- Minimally provide column free space throughout meeting room area.
Equipment Schedule for the referenced project
- Minimally provide direct 2200 mm width free access route to dedicated
banquet equipment storage and service elevator.
- Minimally provide perimeter niches at each divisible area to locate reach in
cloak and bag closets, built in storage cupboards with natural stone counter
tops for tea/coffee making equipment.
- Minimally provide screen wall service vestibule with open access into each
divisible meeting room area. Access to BOH area via 900 mm wide full swing
self closing service door equipped with clear glass vision panel. Provide
adjacent wall mounted door viewer to allow vision into each meeting room
from BOH service vestibule. Coordinate vestibule lighting with Lighting
Consultant.
service vestibules.
- Minimally provide chair rail protectors throughout all areas with additional
wainscot protection at service vestibules.
- Provide natural daylight source with electronically controlled blackout
drapery.
- Boardroom

- Minimally provide natural daylight source with electronically controlled
blackout drapery.
Equipment Schedule for the referenced project.
- Minimally provide built in perimeter millwork to accommodate reach-in coat,
bag closet, cupboards with natural stone countertop for tea/coffee making
equipment.
- Minimally provide permanently set-up boardroom style table, chairs together
with adjacent lounge style seating, low tables and loose lighting fixtures.
- Provide built-in magnetic whiteboard, projection screen together with tackable
upholstered wall panels and chair rail height presentation/pencil ledges.
- Provide separate screen wall vestibule access to BOH area with recessed
dirt/grease catching flooring surface and adjacent wall mounted door viewer
to allow vision into each boardroom from BOH service vestibule.
- Library, Drawing Room

- Minimum coffered ceiling height 2800 mm.
- Minimally provide architectural featured fireplace, library shelving, bar counter
or approved alternative.
- Minimally provide natural daylight with electronically controlled blackout
drapery.
Equipment Schedule for the referenced project
- Provide built-in millwork to accommodate reach-in cloak closet, cupboards
with natural stone countertop for tea/coffee making equipment.
- Minimally provide lounge style seating group at entry area with permanently
set up dining tables and chairs configured to allow for grouping of tables
together providing large capacity dining table.
- Provide screen wall service vestibule to BOH area via 900 mm wide full swing
self closing service door equipped with clear glass vision panel and adjacent
wall mounted door viewer to allow vision into each library, drawing room from
BOH service vestibule. Coordinate lighting with Consultant.
service vestibules.
- Minimally provide chair rail protectors throughout all areas with additional
wainscot protection at service vestibules.
- Coffee Bar
- Back counter with fully automatic coffee machine, under-counter refrigerated
drawers, sink, hot water tap with under-counter boiler, shelving for operating
equipment storage.
- Front counter (900 mm height) to be used as bar counter or for food display.
55
Introduction
The following Design Recommendations and Minimum Standards together with the
referenced project's Preliminary Area Program, Operating Concepts and outline space
planning are provided to guide and assist Designers and Consultants with the design
development, equipment layouts and specifications. Close co-ordination with the
project's interior design and back of house layouts are required to ensure an integrated
and viable proposal.
In addition a comprehensive study of local code requirements, customs and practices,

the supply marketplace and delivery logistics must be carried out by the Consultant to
ensure that storage and production space are adequately sized and equipped.

All hotels are to be minimally planned with separate operational areas for the receiving,
storage, preparation and service of food and beverage products. The following sections
detail the minimum requirements and recommendations for these areas. All areas and
layout of equipment must comply with current OHSA, ISO 97.040 and HACCP
requirements. All kitchen, bar and pantry areas are to be minimally provided with anti-
fracture waterproof membranes at all walls and floors.
Food & Beverage Storage and Food Production

This area will accommodate refrigerated, frozen, dry goods and beverage storage, in
addition to preparation areas for meat, poultry, seafood/fish, fruit and vegetable, bakery
and pastry. All goods will be brought directly from the Receiving Dock to this area.
Following processing, they will be issued via an internal issuing office and distributed to
the various satellite kitchens of the Food and Beverage outlets.
T.S. Preliminary Area Program will detail the specific areas and square meterage
required for the referenced project.
Smaller properties may have consolidation of these areas, as detailed in the referenced
56
Receiving Area
- Vegetable rough cleaning/de-boxing area:
- Spinner with floor drainage
- Double sink with floor drainage
- Charcoal/wood storage
- Recessed floor scale with drainage
Waste Handling Area

- Wet waste chiller
- Cart wash area
- Used oil storage
- Compactor
- Glass crusher
- Work table with sink
- Recycling area
- Containers for:
- Empty bottles
- Paper
- Plastic
- Batteries
- Light bulbs
Walk In Cold Rooms and Freezers

All walk-in cold rooms are to be pre-fabricated modular units or custom made in full
accordance with T.S. Design Recommendations and Minimum Standards for walk-in
refrigerators and freezers.
- Dairy chiller
- General chiller
- Long term freezer
Dry Store
Dry goods arrive pre-packaged and do not require refrigerated storage.
Minimum requirements:
- Enclosed, lockable and humidity controlled storage area
- High-density stainless steel or other NSF approved materials for shelving and
dunnage racks
57
Beverage Store
The Beverage store is the location for the stock of liquor, wine, beer and soft drinks of
the entire hotel. Each outlet will receive their stock from here on a daily basis to follow
local codes.
- Enclosed and lockable storage area
- Walk-in chiller
- Stainless steel dunnage racking made of NSF approved materials
- Designated areas for chilled keg storage and ambient post mix cabinet
- Stainless steel wine shelving
Fruit & Vegetable Preparation

This section will handle primary cleaning and preparation of fruits and vegetables.
Finishing of the products is completed in the designated satellite kitchens. There should
be a separate chiller for fruits and vegetables.
- 40 (ltr) rotary blender
- Table top multi-purpose vegetable cutter
- Potato peeler located adjacent to a sink unit
- Bench scale
- Juice extractor (centrifugal type)
- Citrus juicer
- Preparation counter with double sink
- Work counter with recessed cutting boards
- Scale
- Walk-in chiller
- Floor drains throughout
- Handwash sink with soap dispenser, integrated towel holder and garbage bin
- Knife Sterilizer
- In some countries, juice making rooms are separated due to hygiene codes.
- Vacuum packing machine
58
Meat, Poultry & Fish/Seafood Preparation
Meat, poultry, & seafood are all separated areas with chiller. Meat cutting is limited to
breaking down of primal cuts, grinding and cleaning/trimming. The seafood preparation
section should be located in an area separated from the butchery to avoid the cross over
of goods. These areas should have electrolytic ozone water system for cleaning
purposes.
- Meat
- Bone saw (not to be located in direct traffic areas)
- Bowl cutter with lid
- Knife sterilizer
- Thawing cabinet
- Scale with label
- Scale without label
- Butcher bins
- Meat mincer
- Meat slicer
- Preparation table with double sink
- Walk-in freezer
- Walk-in chiller
- Fish/Seafood
- Fish preparation table with hand shower and recessed cutting board
- Fish file cabinet (drawer type)
- Knife sterilizer
- Smoker
- Vacuum machine
- Thawing cabinet
- Scale with label
- Separate sashimi room in certain countries
- Poultry
- Preparation table with sink
- Walk-in chiller
- Walk-in freezer
- Thawing cabinet
- Scale with label
- Egg store – country specific
- Root store – country specific
59
Bakery & Pastry Production
The bakery area is used for dough preparation and baking of goods whilst in the
adjacent pastry area pastries and desserts are prepared and cakes decorated. Both
areas are supported by a shared walk-in cold room and freezer. Additionally, as detailed
in the Preliminary Area Program issued by T.S., a separate area with a dedicated
air conditioning unit is required for the production of chocolate and ice creams.
- Bakery
- Flour racks/ingredient bins
- Work counter with double sink unit
- Hanging bakers scale
- Mechanical scale
- Dough kneader
- Dough sheeter
- Dough divider
- Planetary mixer
- Spiral mixer
- Stirring machine
- Bread slicer
- Rotating oven
- Four burner range without oven
- Deck baking oven (baking sheets to be compatible in size with trays & trolleys
with proofer)
- Proofer (roll-in) (baking sheets to be compatible in size with baking ovens)
- Bakers table with wooden top
- Pastry
- Floor model mixers (x 2)
- Table top model mixer
- Table top whip
- Cream dispenser
- Mechanical scale
- Blast chiller/freezer
- Counter with marble tops
- Walk-in chiller – pastry/balcony
- Walk-in freezer – pastry/balcony
- Issuing chiller (large hotels)
- Work counter with sink & refrigerated base
- Work counter with freezer base
- Central pot wash area
- Double sinks
- Storage for pots/pans
- Pot wash machine
- Floor trough
60
- Water chiller/meter
- Pot wash area with floor trough (in large bakery/pastry only)
- Ice Cream Room

- Batch freezer (water cooled)
- Pasteurizer (water cooled)
- Ice cream freezer
- Heavy duty blender
- Storage for container
- Working counter with sink
- Handwash sink with soap dispenser
- Integrated towel holder and garbage bin
- Chocolate Room
- + 16 C to 18 C
- Working counter with sink
- Chocolate grater
- Praline cutter
- Chocolate tempering unit (x2)
- Blixer (robot coupe)
- Chocolate enrobing machine
- Microwave oven
- Scale
- Refrigerator
- Marble top working counter
- Handwash sink with soap dispenser
- Integrated towel holder and garbage bin
Issuing Office
- Issuing office equipped with clerk’s desk, chairs, lockable filing cabinet, and clear
glass vision panels to assembly area.
- Provide adequate space for cart storage and assembly of orders.
- Locate at exit of the Food & Beverage Storage and Food Production Area.
Chef Office
- Desk/chair/lockable filing cabinets with glass vision panels
- Smaller hotels can be shared with issuing office
61
Laboratory
- In many countries, a dedicated laboratory is required.
- Three compartments:
1. Chemical analysis/incubation
- Incubator
- Microscope
- Weighing scale
- Water bath
- Magnetic stirrer
2. Washing/centrifuge/autoclaving
- Autoclave
- Work counter with sink
3. Microbiological
- Hot air oven
- Laminar air flow
- Combination upright chiller/freezer
- Office with desk/chair/lockable cabinets with glass vision panels
Ice Production & Trolley Parking Area

This area will accommodate ice machines and provide adequate space for material and
ice transport trolleys. Provide floor drain; sink with faucet set or sterile holder for ice
scoop. Ice dispensing system with tote and transport carts recommended to prevent
contamination and less handling.
Flower Work Room

This area is used for sorting, cleaning, cutting, and storing (refrigerating) flowers.
- Humidity controlled walk-in chiller or reach-in refrigerators
- Work counter with open shelving below
- Flower preparation table with hand shower and sink
- Adequate shelving and storage facilities for the various decorative materials
Employee Restaurant
The employee restaurant provides meals throughout the day. Hot and cold foods, as well
as beverages are provided from a display counter. A dedicated kitchen is required for
this restaurant.
Food Display Counters

To be designed as a restaurant – coordinated with Interior Designer/local Architect and
T.S..
62
- Handwash sinks with soap dispenser, integrated towel holder and garbage bin
located at entrance/exit to restaurant.
- Tray and cutlery trolley
- Full length sneeze guard
- Heated and ambient plate dispensers
- Cold pans with refrigerated space beneath
- Hot food well with heated storage beneath
- Condiment station
- Plate lowerator for cold and hot section (heated/non-heated)
Beverage Station
Depending on the possible configuration, the beverage station should be separated from
the food display counters.
- Cup and glass rack lowerator
- Water boiler (consider instant hot water tap with undercounter boiler)
- Bulk brewer for coffee/tea
- Soda fountain (if applicable)
- Juice dispenser (if applicable)
- Vending machine – located in employee lounge or outside corridor
Dishwash Area
Located at the exit of the Employee Restaurant and separated from the preparation and
food display areas.
- Dishlanding table with soaking bin and garbage below
- Pre-rinse unit
- Pass through, single tank dish washer – water & energy efficient machine to be
specified
- Dry run
- Storage shelving
63
Restaurant Kitchen – All Day Dining
This facility will provide breakfast, lunch, dinner and 24-hour room service. The kitchen is
configured into the following sections: a hot section, a cold section, a general
preparation area and a dishwashing area. Supporting areas will include a dispense bar,
service stations equipped with tea and coffee making equipment and an ice dispensing
area.
Cold Section
- Work counter with undercounter refrigerated drawers
- Work counter with single sink unit
- Ice cream freezer with dipper well
- Shelving for china and glassware
- Meat slicer
- Table top food processor
- Electronic scale
- Convection oven (if applicable)
- Cutting boards and knife sterilizer
- Integrated waste chutes
- Printer
Hot Section
- Griddle with oven below
- Chargrill, organic fuel fired
- Combination oven
- Electronic scale
- Double tank, single basket deep fryer
- Open burner range with oven below
- Salamander with height adjustable heat source (if applicable)
- Work counter with single sink unit
- Undercounter refrigerated drawers and doors for mis en place storage
- Heated storage with sliding doors for chinaware
- Preparation counter with cutting board and knife sterilizer
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- Integrated waste chutes
- Printer
Optional Equipment (added based on F&B Concept)

- Rotisserie with individual controllable zones
- Wood-burning/gas assisted brick oven with wood storage below
- Tandoor oven
- Wok station with water bath and faucet
- Steamer unit (bamboo basket) recessed into the counter
Pot Wash
- Double sink pot wash unit and pot wash machine with floor trough in front and
adjacent pot shelving.
Dishwashing Area
This section will include a dishwashing area with an adjacent operating equipment
storage area.
- Dishlanding table with drain and over shelf for glass racks, with open space
below to locate dirty linen, cutlery soaking and garbage bins.
- A pre-rinse unit, including hand shower.
- Waste disposal units included depending on local codes.
- Double tank, rack type dishwashing machine, sized appropriately to restaurant
capacity. Consider heat recovery. Waters energy efficient machines to be
specified.
- Dry run with overhead shelf to store empty and clean dish/glass racks.
- Storage shelving for clean operating equipment.
- Silver burnishing section equipped with a heated soak sink and a silver
burnishing machine (if applicable/according to brand standards).
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Recommendation:
- Dishlanding table to be “lined” with a rubber protection to decrease breakage of
china and glassware.
Dispense Bar
- Reach-in refrigerator with glass doors (only for BOH bars)
- Refrigerated undercounter bottle storage
- Wine bottle storage (refrigerated/non-refrigerated)
- Ice chest
- Blender station with sink unit
- Storage for glassware
- Undercounter liquor freezer
- Refrigerated bottle drawers
- Bulkhead storage for liquors
- Undercounter water cooled ice machine
- Undercounter freezer
- Ice crusher
- Handwash sink with soap dispenser, integrated towel holder and garbage bin.
Recommendations:
- Post mix gun with storage cabinet (high volume areas only).
- Draft beer unit with refrigerated storage.
- Mug froster (high beer consumption only).
Wet Service Station (BOH/FOH)

- Counter with single sink unit
- Undercounter (FOH), reach-in (BOH) refrigerator
- Fully automatic coffee machine with integrated milk foamer and grinder
- Heated cabinet for coffee/tea cups
- Dirty linen sorting bin
- Cutlery drawers
- Storage cabinets
- Instant water faucet with undercounter boiler (hot/cold water)
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- Shelving for condiments/accessories
Ice Station
- Floor trough drainage
- Parking space for ice transport trolleys
- Ice dispensing machines (water cooled) with tote and transport cart (less handling
and contamination)
Room Service
Room service order taker is situated at the room service preparation area. This requires
an enclosed area for the order taker.
For both options the Room Service area should be located adjacent to the all day dining
restaurant and with direct access to the service lift. Provision for the following
items/areas should be made.
Room Service Order Taker Area

- Enclosed office equipped with clerk desk, chair, filing cabinet, magnetic white
board and lockable cabinet
- Require POS and telephone equipment in accordance with T.S.
- Telephone and Computer Equipment Schedule
Room Service Pantry

- Reach-in refrigerator
- Fully automatic coffee machine with integrated milk foamer and grinder
- Heated cabinet for coffee/tea cups
- Toaster with G slots
- Water faucet with undercounter boiler
- Storage cabinets with sliding doors for china and glassware
- Work counter with sink
- Ice machine with floor trough drainage (shared with all day dining restaurant)
- Lockable storage cabinet
- Open shelving to store pre-set room service trays
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Room Service Trolley Set-up Area
- Allow adequate floor and circulation space for the storage of Room Service trolleys
and hot boxes.
- Minimum trolley storage space for 10% of the total room count.
- Provide location and power supplies for Room Service hot box racking.
- Provide open shelving and cabinets for operating equipment storage.
Show Kitchen
Show Kitchen design and equipment specifications are to be co-ordinated between
Kitchen Consultant, Interior Designer, Lighting Consultant and MEP Consultant, and are
based on the following minimum standards and recommendations in addition to the
typical kitchen requirements.
- Cooking suites:
- High-end brands to be considered only and coordinated with Interior Designer
- All equipment to be mounted on plinths for hygiene reasons
- Working counter heights not to exceed 900 mm
Wine Display
- Technical requirements of compressors, condensing units, must be specified and
coordinated with kitchen consultants.
- Shop drawings must be coordinated & reviewed with Kitchen Consultants.
Refrigerated Display Cases (if applicable)

- Halogen cobalt blue lighting only – non heat generating.
- Display case equipped with pull out drawers.
- Curved clear glass swing opening panels hydraulically assisted at front elevation.
- Clear glass sliding panels at rear elevation.
Lighting
- No fluorescent or PL type lighting fixtures.
- Theatrical lighting fixtures recommended in order to highlight specific points of
action.
- Lighting system to be included in central dimming system in accordance with T.S.
Engineering Recommendations and Minimum Standards.
- Hood lighting to be coordinated with Lighting Consultants – no fluorescent types.
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Exhaust Hoods
- All hoods must be in full compliance with T.S. Engineering Recommendations
- Special attention is to be given to HVAC requirements to prevent the drawing of
kitchen odors into the restaurant areas.
General
- All hand wash sinks to have a soap dispenser, recessed towel dispenser, and a tilt-
out waste bin selected with Interior Designer. To be hands free (infrared or knee
operated).
Banquet Kitchen
The Banquet Kitchen should be located adjacent to and with direct access to the
Ballroom and Meeting Room facilities.
This kitchen must be divided into a cold section, a hot section, chillers, dishwashing
section, operating equipment store, dispense bar and ice production.
Cold
- Work counters with open shelving below
- Meat slicer
- Work counters (fixed and mobile)
- Reach-in and undercounter refrigeration
- Table top food processor unit
- Freezer
- Walk-in coldroom
- Knife sterilizer
- Handwash sink with soap dispenser, integrated towel holder and garbage bin (in
vestibule in certain countries)
- Meat slicer
- Multi-purpose vegetable cutter
Hot
- Mechanical tilting kettles with integrated water supply and co-ordinated floor
trough drain
- Tilting pans with integrated water supply and co-ordinated floor trough drain
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- Roll-in combination oven with space for trolley parking and co-ordinated floor
trough drain
- Chargrill
- Solid top range with electrical oven below
- Open burner range with electric oven below
- Double tank deep fat fryer
- Griddle
- Electronic scale
- Knife sterilizer
- Mobile dish out counter with heated cabinets and heating device above the
counter
- Mobile tables for cold dish-out
- Walk-in cold rooms / freezer
- Issue chiller
- Blast chiller (dish-out counters)
Dishwashing
- Dishlanding table with drain and over shelf for glass racks and open space below
for dirty linen, cutlery soaking and garbage bins.
- Pre-rinse sink as part of the dishwasher feed, including a hand shower.
- Dishwashing machine (size is depending on the capacity of the operation),
energy & water efficient. Consider heat recovery.
- Adequate floor space for mobile dish/glass racks.
- Silver burnishing section with soak sink and burnishing machine (if applicable,
brand specific).
- Floor trough drainage throughout.
- Dishlanding table to be cushioned with a rubber protection panel.
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Dishwashing & Stewarding
A dishwashing section and equipment storage area will support each Food and
Beverage area.
Dishwashing Area
- Dishlanding table with integrated drain and over shelf for glass racks and cutlery
soaking and garbage bins.
- Pre-rinse sink as part of the dishwasher feed, including a hand shower.
- Dishwashing machine (size is depending on the capacity of the operation),
energy & water efficient machines to be specified. Heat recovery to be
considered.
- Adequate space for garbage bins and linen baskets adjacent to dishlanding
table.
- Adequate space to store mobile glass and china racks with clean dishes.
- Floor drains and troughs throughout.
- Silver burnishing section equipped with heated soak sink and burnishing
machine.
- Dishlanding table to be cushioned with a rubber protection panel.
- A separate glass washing machine for banquet kitchen required.
Bars
Bar equipment and components are to be adjusted according to the individual bar
concept.
- Refrigerated undercounter storage
- Wine bottle storage (refrigerated/non-refrigerated)
- Speed rail
- Ice chest
- Blender station with sink unit
- Storage for glassware
- Undercounter liquor freezer
- Large cube ice-machine (if required)
- Refrigerated bottle drawers
- Bulkhead storage for liquors
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- Ice crusher
- Draft beer unit with refrigerated beer barrel storage (if required – project specific)
- Coffee machine with undercounter heated cabinet (if required)
- Mug froster (high beer consumption drawer only)
- Undercounter glass washer
- Undercounter ice machine
Pool Snack Bar/Pantry

A small kitchen/pantry located adjacent to the Pool Bar for preparation and service of
drinks and snacks. In addition to basic bar equipment there must be provision for
preparation of fruit cocktails and freshly squeezed juices.
Lobby Bar
Located within the Lobby Lounge equipped with a basic bar set up, and an automatic
coffee machine/water faucet with undercounter boiler.
Entertainment Center Bar

This bar should be equipped for a high turn over; each station should include a draft
beer system in addition to the typical layout. Extensive undercounter
refrigeration is required to accommodate bottle storage and beer glass frosters where
required.
Fitness Center/Juice Bar

This bar will provide freshly squeezed juices and special spa beverages infused waters
& teas.
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Kitchen Equipment - Minimum Standards
This section provides design recommendations and minimum standards for kitchen
equipment. However, these design guidelines do not make reference to any MEP
system leading up to connection points, which must minimally be in accordance with
T.S. Engineering Recommendations and Minimum Standards.
Buy-Out Equipment
Standard manufactured equipment referred to in the trade as “buy-outs” includes items
such as ranges, shelving and dunnage, fryers, preparation machines, dishwashers,
baking ovens, dough preparation/processing equipment, glasswashers, ice cube makers
(in all F&B areas and ice pantries on the guestroom floors) and standard manufactured
refrigerators and freezers.
- Minimally equip all gas burning equipment with integrated flame failure device
operating with thermocouple sensor activating relay to solenoid equipped control
valve. Ignition of gas burner to be achieved by mechanical starter button and
Piezzo crystal or electronic pulse spark.
- All equipment to be designed to prevent injury of personnel.
- All equipment has to be minimally supplied with stainless steel height adjustable
legs and self leveling feet with removable stainless steel skirting/toe plates
providing a sealed closure to the finished floor on all sides.
- All cooking equipment has to be full size units, minimum 850 mm depth.
- Controls and gauges to be in local and English language with temperatures
reading in Celsius and capacities reading in metric.
- All equipment to be gastronome (G/N) compatible.
- Exteriors to be in stainless steel throughout.
- All equipment to be provided with manufacturer's recommended spare parts kit,
one-year warranty and full set of as-built drawings and user manuals.
Sheet Metal & Custom Built Equipment

This category includes worktables, pot washing sinks, wall shelves, and dishwashing
tables.
Custom-built items within Show Kitchens require co-ordination with the Interior Designer
and Lighting Designer for decorative finishes and lighting requirements.
All fabricated items shall be manufactured from all new materials and in accordance with
the following minimum specifications.
All equipment has to be minimally supplied with stainless steel height adjustable legs
and self leveling feet with removable stainless steel skirting/toe plates providing a sealed
closure to the finished floor on all sides.
The tops of all tables, drainboards, shelves, exterior panels, fixtures and doors of
cabinets shall each be constructed of a single sheet of metal.
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Sheet and finished product shall be in alignment, flat, free from any waves, buckles and
surface imperfections. Sheets and finished products shall meet the following gauge
thickness within the tolerances set out by the AISI after polishing. Finished sheets and
products not conforming to these tolerances shall be rejected. Where size of finished
equipment requires the use of more than one sheet of metal, the sheets shall be butt
jointed by continuous weld for the full length. Joints are to be designed to provide a
water, grease and bacteria proof surface and should not be closer than 450 mm from the
edge of any item.
SWG THICKNESS MM SWG THICKNESS MM
12 2.64 18 1.22
14 2.03 20 0.91
16 1.63
- No material lighter than 20 gauge to be used.

- Material to be sourced from AISI Grade 302 or 304 stock.
Except where required to be removable, all flat surfaces shall be secured to sub-frame
by welding to eliminate all buckling, warping, rattling, and wobbling.
Conduits shall be provided within fabricated equipment as required, to accommodate

service and utility lines, and shall be neatly finished to eliminate cutting of any lines.
Cabinet bases shall be provided with an inner panel duct at the ends or rear of the
cabinet allowing adequate space to conceal vertical piping.
The polished grain on all surfaces of equipment shall run parallel to the longest
dimensions of the equipment except in the case where sections terminate in mitred
sections. Adjoining items and sections of equipment shall have the grain running in the
same directions. Exposed surfaces shall be finished to No. 220 grit and unexposed
surfaces to No. 90 grit. Rivets shall not be permitted in any location.
Welding means that metal joints shall be continuously welded on the exposed surface,
the exposed parts ground smooth and polished to match adjoining surfaces. All welds
shall be strong and ductile, sound, free of pits and cracks. Parts welded are to be made
homogenous and finished smooth and polished to adjoining sheet. Unexposed welds
shall be pacified to prevent attrition.
Spot welding shall be at a maximum of spacing of 75 mm, and shall be dressed smooth
on visible surfaces.
Tack welding shall have at least 12 mm length of welding material at a maximum

spacing of 100 mm.
Fixtures shall be shop fabricated of one piece and shipped to the job completely
assembled wherever possible. Equipment too large to transport or enter the building, as
one piece shall be constructed so that the field joints can be welded and finished on site
in accordance with the minimum standards contained herein.
Overlapping of materials shall not be permitted.
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Bolts, screws, nuts, and washers shall be of stainless steel. The spacing and extent of
the bolts and screws shall be such as to ensure secure fastening and prevent buckling of
the metals fastened.
Rolled Edges & Rounded Corners

Rolled edges shall be a minimum of 38 mm and a maximum of 50 mm. It is our
preference that all horizontal and vertical corners shall be rounded. Sinks, drain boards,
dish table, drawers, etc., shall have a minimum radius of 19 mm and a maximum radius
and a 38 mm.
Tops - Table & Counter

No. 14 gauge/2.03 mm stainless steel all welded one-piece construction.
Edges and Backsplash

Equipped with turned-down edge on partitions and columns, they shall be turned up a
minimum of 150 mm and off 50 mm with ends filled. Corner at turn-up to be rounded to
19 mm internal radius.
Dish Tables
- No. 14 gauge/2.03 mm stainless steel all welded one-piece construction.
- Reinforcement for dish tables and table tops: Framing of 127 mm by 25 mm x 25 mm
using 14 gauge/2.03 mm stainless steel channels.
- Edges - dish tables: Edges adjacent to walls or abutting units shall be turned up 250
mm and back 65 mm at 45 degrees. All other edges to have 75 mm high curb with
rolled rims.
- Pitch: Tables shall pitch to drain and pitch shall be in the main body of the top, at a
rate not less than 1%.
Base Cabinets
Base cabinets of semi-closed (open fronts) or completely closed type shall have bodies
constructed of 18 gauge/1.22 mm stainless steel with all exposed joints welded and
finished to previous specifications.
Base cabinets are to be secured to stainless steel counter tops. No exposed fasteners
will be acceptable. Bodies shall be reinforced for maximum strength and rigidity with 38
mm x 38 mm by 3.17 mm stainless steel channels. Bottoms shall be firmly closed.
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Sliding Doors
Double panel construction with exterior panel of 16 gauge/1.63 mm stainless steel and
interior panel of 20 gauge/0.91 mm stainless steel, with 12.7 mm void between. Door
pulls should be recessed on exterior face.
Legs
Legs shall be round or square sections of 16 gauge/1.59 mm stainless steel with
internally threaded sleeves to accommodate self leveling foot with not less than 50 mm
adjustment.
Where undershelves are not required, legs shall be tied together by 25 mm x 25 mm

sections using 14 gauge/2.03 mm stainless steel cross braced on all sides except as
detailed in the itemized specification. Bracing shall be all welded, and finished as
previously specified.
Skirting-Toe Plates
Skirtings and toe plates shall be 14 gauge/2.03 mm stainless steel furnished with snap
on clips firmly attached to equipment legs and providing a sealed juncture with the
finished floor. Set back dimension shall be minimally 100 mm height x 80 mm depth.
Sinks
All sinks to be constructed of 14 gauge/2.03 mm stainless steel and creased to drain. All
sinks to be one-piece pressings with 15 mm internal radiuses. Sinks fitted with 42 mm
stainless steel strainer type drain with hand operated valve. All sinks to have skirt of 400
mm on front/service and visible sides.
Drain Boards
Corners of drain boards shall be rounded to 15 mm internal radius. All drain boards to be
pitched not less than 1% fall to sink. Drain boards to be welded to sink/counter frame.
Shelving
All shelves shall be constructed of 16 gauge/1.63 mm stainless steel with minimum of 50
mm front face turndown and 10 mm return.
Shelves shall be supported to tabletops by 25 mm x 25 mm 16 gauge/1.63 mm stainless

steel channel bracing unless otherwise called for in the itemized specifications.
Wall mounted shelving shall be mounted 25 mm off finished wall surface with 12
gauge/2.64 mm brackets flanged for 50 mm at 90 degrees. Anchor bolts/screws shall be
stainless steel.
Cabinet Shelves
Constructed of 16 gauge/1.63 mm stainless steel, with minimum of 50 mm front face
turndown and 10 mm return. All cabinet shelves are to be minimally adjustable with
runners welded to cabinet frame or interior faces.
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Drawers
Drawers to measure 500 mm x 500 mm x 140 mm deep and shall be constructed of 18
gauge/1.22 mm stainless steel having all corners rounded, equipped with stainless steel
slides/ ball bearing nylon rollers with end stops. Front of drawer to be constructed of 18
gauge/1.22 mm stainless steel with recessed handle and provision for cylinder/lock.
Heights
All tables and counters shall be 90-92 cm high unless otherwise specified.
Sound Deadening
Undersides of all stainless steel tops on tables and counters shall be covered with a
sound deadening self adhesive sheeting. Samples and material specifications for
deadening material must minimally be approved by T.S. before application to any
units.
Exhaust Hoods
Exhaust hoods are to be integrally equipped with lighting, grease filtering system,
automatic fire suppression system interfaced with the main centralized life safety
systems and automatic wash down/cleaning system in accordance with T.S.
Engineering Recommendations and Minimum Standards. Coordinate show kitchen
exhaust hoods with the Interior Designer and Lighting Consultant.
Walk-in Refrigerators & Freezers (Cold Rooms)

It is our preference that all walk-in refrigerators and freezers shall be pre-fabricated
modular designed units for assembly on site. In certain areas cold room panels are
custom made.
The completed floor, wall, ceiling, and door panel construction shall achieve a thermal
conductivity (K factor) of not more than 0.12 BTU/hr/ft² per degrees Fahrenheit/inch.
Heat transfer (U factor) shall be not greater than 0.03. “R” factor shall be a minimum of
33.
The cold room flooring should be seamless monolithic flooring.
All insulating materials must be CFC free and must be polyurethane that has to be
injected foamed in place using a blowing agent that is free of VOC (volatile organic
compound), has low GWP (Global Warming Potential), and has an ODP (Ozone
Depleting Potential) value 0. All insulating materials must be in compliance with
prevailing fire codes.
Wall and ceiling panels shall have interior faces minimally finished with 304 stainless
steel 18 gauge/1.22 mm panels.
Internal floor area shall be on the same plane, flush with the adjacent exterior area and
shall be finished with the same material.
All panel gaskets shall be impervious to acid, alkali and oils and vapor proof.
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All internal corners must be minimally radiused at 25 mm.
Entrance door minimum clear opening dimension of 900 mm, outward swinging with self
closing 180° full action cam lift hinges. Door to be minimally equipped with insulated
clear glass vision panel, 600 mm x full width stainless steel 16 mm kick plates, a panic
exit device and provision to accommodate cylinder/ padlock. Door seals are to be
removable/replaceable and provide a hermetic seal.
Door jambs and threshold at freezers are to be electrically heated by a low

voltage/wattage trace to maintain constant minimum temp of +1°C.
Coordinate floor trough drain at all exterior thresholds.
Provide internal lighting fixtures to minimally achieve average level of 150 lux.
Provide air pressure equalization vent, heated vent required for freezers.
Provide digital thermometer reading °C/°F at entry door. Shared (internal freezer) units
to be equipped with separate externally located thermometer. Provide a temperature
monitoring system for each compartment to provide both local and centralized
audio/visual alarm. Centralized alarm must be interfaced with building automation
system, in accordance with T.S. Engineering Recommendations and Minimum
Standards.
Refrigeration Systems
T.S. requires that all refrigerants and associated systems are minimally in full
compliance with all prevailing codes and internationally accepted guidelines. All
refrigeration systems shall operate on CFC free refrigerants. Refrigerants shall be free
of VOC (volatile organic compound), has low GWP (Global Warming Potential), and has
an ODP (Ozone Depleting Potential) value 0.
- All refrigeration systems must be fully hermetic with factory assembled condenser,
evaporator and receiving tank.
- Condensers may be air or water cooled as detailed in the itemized specification.
- Evaporators must be forced air type mounted parallel with the entry door and
equipped with an integrated control system.
- Auto freezer shut off with open door signal.
- Auto freezer shut off with open door signal
- Freezer evaporators must be equipped with a run time and temperature controlled
defrost cycle. Condensation tray and drain line must be equipped with electric heat
trace and insulation to maintain +1°C constant.
- Refrigerator units are to be equipped with condensation tray.
- Fridge and freezer condensation tray and drain lines must be continuously pitched to
fall to external trap drain.
- System must minimally perform pump down cycle with prevention of refrigerant flow.
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- Evaporators must be securely mounted to prevent vibration and associated noise.
- All pipe runs must be executed in copper, adequately protected, suspended and fully
insulated to maintain system performances measured at 27°C, 65% RH.
- Refrigerator unit, adjustable from -7° to +4°C
- Freezer unit, minimum of -18°C to -21°C
- Fish cold room -1°C to +1°C
Mechanical, Electrical & Plumbing

Electrical Requirements
- All electrical requirements must be in full compliance with T.S. Engineering
- Minimally equip with local and English language or internationally accepted icons for
on/off switches, operational indicator lights and other controls as necessary for safe
and controllable operation.
- Minimally equip with vapor proof plugs sockets or vapor proof permanent connection.
- Minimally equip with permanent Manufacturer’s/Installer’s identification plate showing
item serial number, voltage characteristics and load information. Equipment with an
internal switching or distribution network should contain switching or circuitry details.
- Minimally provide all components rated for continuous duty cycle, adequately
protected from splashes, heat transmission/absorption and for operation in
temperature range -25°C to +40°C.
Plumbing Requirements
All plumbing requirements must be in full compliance with T.S. Engineering.
Recommendations and Minimum Standards:

valve. Ignition of gas burner to be achieved by mechanical starter button and
field crystal “piezzo” or electronic pulse spark.
- Minimally locate all water supply inlets above the positive water level. Where
operation of the equipment requires a submerged inlet the supply must minimally
be provided with a reverse flow check valve and separate vacuum breaker on the
supply line.
- Minimally ensure that all drain lines, internal and external, are continuously
pitched to fall to final drain connection.
- Internal drain lines must be directly connected to final drain connection.
Equipment requiring indirect drainage must be fully coordinated with adequately
dimensioned floor trough drains.
- Exposed horizontal supply lines must minimally be mounted at 200 mm AFFL
and not laid over or on floor or impeding the operation of adjacent equipment.
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- In addition to centralized water treatment as specified in T.S. Engineering
Recommendations and Minimum Standards, provide local in-line water filters.
- Minimally provide one solenoid controlled central gas supply shut-off valve at
each kitchen location. Minimally interface gas supply shut-off valves with exhaust
hood fire suppression system and centralized building life safety systems.
- Minimally provide individual local supply shut-off valves for gas, steam and water.
Shut-off valves should be located adjacent to each item of equipment and
supplied for each individual item of equipment.
Architectural Requirements
- Minimally provide non-slip ceramic floor tiles and grouting, however monolithic,
seamless flooring is preferred (epoxy resin painted concrete). Entire floor area to be
vapor, acid, alkali, oil and chemical resistant. Perimeter of floor to be provided with
radiused and coved tiles. Color and finish in accordance with T.S. Back of House
Color Schedules.
- Minimally provide ceramic wall tiles and grouting. Wall area to be vapor, acid, alkali,
oil, and chemical resistant. Color and finish in accordance with T.S. Back of
House Color Schedules.
- Minimum ceiling height in all kitchen areas to be 2800 mm. Minimally provide open
access suspended ceiling system. Ceiling tiles to be vapor resistant material or non-
corrosive metal.
- Provide wall blocking/reinforcement as necessary.
- Floor surface area of each kitchen must be continuously pitched to recessed floor
trough drains. Minimum pitch not less than 3% with a maximum pitch of 4%.
Dishwashing and ice making area may have pitch increased to maximum of 6%.
- Provide adequately dimensioned floor trough drains at:
- Walk-in cold room
- Dishwashing area
- Kitchen entry doors
- Indirectly drained equipment
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- Recommended Pool Depth Markers
Diagram
The following are T.S. guidelines for the design of Recreational and Leisure
Facilities, which include: Fitness Centers, Spas, and Camp Hyatt.
FITNESS CENTERS & SPAS

The size and diversity of Fitness Centers and Spas will vary for each hotel, each having
its own unique design and configuration. The following is a list of primary areas for each
of the component facilities, to be included as required.
Fitness Center: Spa:

- Entry and Reception Area - Entry and Reception Area
- Locker Rooms - Salon Areas
- Locker Room Wet Areas - Treatment Rooms
- Pool Areas - Relaxation Areas
- Gymnasium and Exercise Area - Administrative and BOH Areas
- Relaxation Areas
- Administrative and BOH Areas
The detailed list of facilities, together with the specific minimum area requirements for
each project, will be listed by T.S. in the Preliminary Area Program.
Additionally, specific requirements will vary depending on location and market. For
example, resort versus urban locations, and requirements for in-house and/or outside
membership.
It is essential that the space planning of all spas and fitness centers provides for access
routes and circulation to and from the locker rooms without entering the operational
areas and avoid the crossover of wet and dry areas. Transitional zones must be
incorporated where conflicts arise due to building geometries.
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Exiting Concepts
All Fitness Center & Spa areas must be designed and constructed to be in full
compliance with NFPA 101 or its subsequent revision.
- Each area and level within that area must be provided with a primary
means of egress that provides a continuous, unobstructed and protected
path to the outside of the building.
- Alternative/secondary means of exit shall be provided at each building
level or where the maximum allowable travel distance from the occupied
area has been reached or exceeded.

Spas and Fitness Centers must minimally be located with direct access from Guestroom
areas via stairways or guest lifts. Additional access from the hotel public area and direct
street access for members and outside patrons is also generally required.
Entry and circulation throughout the facility by disabled guests and members is minimally
required. Facilities should comply with prevailing local codes or minimally meet
internationally recognized accessible design guidelines.
As a minimum requirement, duress (panic) alarms, medical alert alarms, and/or

emergency telephones must be provided at all exercise, lap pool, whirlpool, plunge pool,
recreational pools, sauna, steam and solarium areas. The location of the alarm station
must be clearly indicated and easily accessible from the area it serves. Signage in both
English and the local language must give clear instructions for use. When alarm is
activated, the associated equipment shall shut off automatically. Refer to the ERMS for
additional requirements.
A comprehensive directional and location signage program throughout all areas

including equipment instruction and safety regulations in both local and English
language must be provided.
All pool, deck, sauna, steam, locker room showers, WCs and other ''wet'' areas are to be
provided with anti-fracture waterproof membranes at all walls and floors.
Provide a digital music server-based background music system as required by the

operational concepts.
The lighting shall be developed by the Lighting Design Consultant and coordinated with
the overall interior design.
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Specific requirements for each of the primary areas of the Fitness Center and Spa
Facilities are:
Entry and Reception Area

- Where 24 hour access by guests is required, provide electronic entry door locks
compatible with other guest access areas. All exit doors leading from internal areas
should be lockable and equipped with self closing devices. As required, building
security monitoring of all exit and entry points may be needed, such as door alarms
and/or CCTV camera coverage.
- Minimally provide reception counter to discreetly accommodate:
- Telephone, computer, printers, monitors and keyboards
- Lockable storage for membership records
- Miscellaneous printed and stationery materials
- Locker keys
- Minimally provide lockable millwork to accommodate:
- Display of merchandise
- Display of membership notices
- Minimally provide circulation and/or waiting area at entrance:
- seating arrangement
- Minimally provide direct access to adjacent Administrative and BOH Areas.
Locker Rooms
- Provide separate facilities for males and females.
- Locate adjacent to, and with direct access from, Entry and Reception Area.
- Provide change in flooring finish and, where customarily appropriate, a change in
floor level and adjacent shoe lockers and slipper racks.
- Provide appropriate lighting for make up at dry vanity and grooming areas.
- Use of natural daylight recommended, if possible.
- Guest lockers
- Locker number on door.
- Minimum interior dimensions of 560 mm (d), 300 mm (w), 1800 mm (h).
- Digital locks with a master key system.
- Interior features to include door mounted mirror, tie rack, key/jewelry tray,
hanging rod (to accommodate three wooden coat hangers), top shelf, & double
hook.
- Door to be equipped with concealed spring hinges, top and bottom vents.
- Lockers to be installed with finished plinth base, and dropped fascia at the top.
- Coordinate with the Locker Room Interior Design.
- Provide free standing water resistant benches.
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- Provide individual dressing rooms with lockable swing door, full length mirror, double
robe hooks, shelf, and bench.
- Miscellaneous FF&E items, provide millwork as required:
- Towel issue and towel return
- Hot and cold towel dispensers
- Safety deposit lockers, individually lockable
- Water coolers and stations
- Swimsuit dryers
- Sterilizing units for combs and hair brushes
- Floor scales
Locker Room Wet Areas

- Provide separate facilities for males and females.
Toilets
- WCs and Compartments:
- Minimum dimension 1100 x 1400 mm.
- Privacy partitions.
- Privacy lock.
- Coat hook.
- WCs wall mounted with concealed cisterns, electronic self-flushing, with seat and
lid.
- Double roll toilet tissue dispenser.
- Sanitary napkin disposal container with cover in Ladies’ toilets.
- Men’s urinals, wall mounted with privacy screens, electronic self-flushing system.
Shower Areas
- Individual shower and drying compartments:
- Minimum dimensions for drying area 1000 x 900 mm.
- Door with privacy lock.
- Privacy partitions.
- Bench
- Robe hooks and towel bar
- Minimum dimensions for shower area 1000 x 1000 mm.
- Anti-scald faucet set.
- Adjustable wall or ceiling mounted showerhead(s).
- Individual floor drain.
- Shelf for personal items.
- Dispensers for body wash, shampoo, & conditioner.
- Grab rails
- Foot rest.
- Waterproof finish materials and construction methods throughout.
- Floor finishes to be non-slip and slope to drains, with radiused coves at walls.
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- Other amenities may be required, such as athletic high pressure all body showers,
overhead waterfall nozzles, low pressure misters, aromatherapy rainwater showers,
etc.
Wet Vanity Areas

- Counter with hand wash basins:
- Hand wash basin.
- Faucets with separate temperature controls.
- Drain stopper.
- Liquid soap dispensers.
- Amenity tray.
- Countertop mirror.
- GFCI shaver outlet.
- Stools for sit down counters
- Paper towel dispensers.
- Waste baskets.
- Numbered towel & robe hooks.
Dry Vanity / Grooming Areas

- Dry vanity and grooming counters:
- GFCI shaver and general purpose outlets.
- Hand held hair dryers located within vanity drawers or placed neatly on vanity
counter
- Amenity tray.
- Countertop mirror.
- Stools for sit down counters
- Waste baskets
Sauna
- Provide separate or shared facilities for males and females, dependent on local
culture.
- Minimum ceiling height 2400 mm. Ceiling to be sloped to control condensation
dripping.
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- Walls and ceiling minimally constructed from 25 mm thick, solid tongue and grove
timber panels. Approved timbers include spruce, red cedar, hemlock. All timber to be
stabilized and prepared for high temperature exposure, smooth sanded finishes. The
wall construction system must minimally integrate ventilation gap, vapor barrier and
insulation layer.
- Two tier bench seating to accommodate a minimum of six users and minimally
constructed from solid timber planking, species to match walls and ceiling.
Dimensions and capacities will be dependent on facility size.
- Flooring to minimally be non-slip ceramic tiling, provided with removable timber slat
flooring. Provide floor drain.
- Integrated vapor proof lighting to be provided.
- Solid timber framed self-closing door with solid timber or fully insulated door handle,
double paneled tempered glass panel on outward opening hinges.
- Electric sauna heater thermostatically controllable between a minimum of 82° C and
a maximum of 100° C, room air temperature. Provide positive pressure outside
airflow to sauna heater.
- Minimally locate all sauna controls at BOH area/Reception area.
- Minimally provide multiple individual timing devices, temperature reader/thermometer
within the sauna and
- Provide provisions for integrated television, if necessary.
- Numbered towel & robe hooks and shelf for personal items
- Provide emergency call button inside Sauna.
- Wall-mounted clock.
- Other amenities may be required, such as low temperature aromatherapy Sauna
or Sanarium.
Steam Rooms & Hamams

culture.
- Minimum ceiling height 2400 mm. Ceiling to be sloped or dome shaped to control
condensation dripping.
- Walls and ceiling to be minimally finished with ceramic or natural stone tiles fixed to a
unitary surface.
- Bench seating to be constructed from same materials as walls and ceiling.
- Floor finish to be non-slip ceramic or natural stone tiles fixed to a unitary surface.
Slope to floor drains located at perimeter. Provide radiused coves at walls. Slope
floor away from entry door.
- Slope finished surfaces to control condensation.
- Integrated water/vapor proof lighting to be provided.
- Self-closing entry door to be of tempered glass or tempered glass vision panel and to
be equipped with fully insulated door handle and outward opening hinges. Provide
vapor proof seals.
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- Numbered towel & robe hooks and shelves for personal items (eyeglasses, etc.)
conveniently located outside entry door.
- Provide hose bib station with hot and cold water supply.
- For Hamams, provide hand held shower fixture with cold water supply. Provide
insulated piping as required.
- Locate steam outlet away from seating area. To be thermostatically controlled to
maintain a constant room temperature between 40° C and 48° C. Equip with diffuser
and escutcheon well for the introduction of essential oils.
- Minimally locate all Steam Room controls at BOH area/Reception area.
- Provide emergency call button inside Steam Room.
- Other amenities may be required, such as a Laconium, Caldarium, or Tepidarium.
Plunge Pool
culture.
- Minimum depth of 1.20 m to a maximum depth of 1.50 m.
- All pool depths must comply with The Operator and local regulations. Submit details and
dimensions to T.S. for review and approval.
- Safety, hygiene and code of conduct signage and regulations in both local and
English language must be incorporated into the pool area in accordance with local
codes.
- Permanent signage indicating "No Diving", "No Running", "No Glass Containers" in
both local and English language with pictogram must minimally be provided at both
sides and both ends of the pool.
- The depth of the plunge pool must be shown adjacent by permanent markers with a
minimum height of 10 centimeters and in contrasting color to the surrounding
materials. The markers must clearly indicate the minimum and maximum depths of
the plunge pool. Depth shall be provided in both metric and imperial measurements.
The indicated depths as posted on the signage and as physically present in the
plunge pool must be absolute.
- Provide contrasting finish material colors at all edges (i.e., steps).
- Plunge pool bottom should be constant slope and not exceed a 1:12 ratio (8%).
- Provide a continuous hand hold around the perimeter of the plunge pool consisting
of a slip resistant coping ledge.
- Surrounding deck floor finish to be non-slip ceramic or natural stone tiles with
radiused coves at walls and fixed to a unitary surface.
- Walls and floor minimally constructed from ceramic or natural stone tiles fixed to a
unitary surface. Floor surface to be non-slip and with radiused coves at walls.
- Provide perimeter deck mounted skimmer system.
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- All floor drains, circulation pump and jet pump nozzles must be fitted with an anti-
vortex cover or other means to prevent entrapment. The entire circulating system
design should conform to applicable codes and avoid entrapment hazards in the
pool.
- Maintain water temperature at 23° C.
- Provide underwater lighting system.
- Provide stainless steel access/exit steps and handrail.
- Provide emergency call button inside Plunge Pool.
- Provide numbered towel & robe hooks, and shelves for personal items.
Whirlpool
culture.
- Pool wall, bench, and floor minimally constructed from ceramic or natural stone tiles
fixed to a unitary surface. Surfaces to be non-slip and with radiused coves at walls.
- Pre-manufactured units may be proposed as alternate to in-situ construction.
- All pool depths must comply with Operator and local regulations. Submit details and
codes.
- The depth of the whirlpool must be shown adjacent by permanent markers with a
materials. The markers must clearly indicate the minimum and maximum depths of
the whirlpool. Depth shall be provided in both metric and imperial measurements.
The indicated depths as posted on the signage and as physically present in the
whirlpool must be absolute.
- Provide contrasting finish material colors at all edges (i.e., steps).
- Provide a continuous hand hold around the perimeter of the whirlpool consisting of a
slip resistant coping ledge.
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pool.
- Minimally locate all Whirlpool controls at BOH area/Reception area.
- Maintain water temperature at 40° C.
- Provide underwater lighting system.
- Provide stainless steel access/exit steps and handrail.
- Provide emergency call button inside Whirlpool.
Pool Areas
Lap Pool (Indoor and Outdoor)
- Entrance doors and gates to all pools should be equipped with self-closing, positive
self-latching mechanism. Levers should be located at a minimum of 115 centimeters
A.F.F.L. and provided with electronically time controlled locking hardware.
- Minimum dimensions for lap pools: 20 meters (25 meters preferred) x 9.2 meters
with a minimum depth of 1.20 meters to a maximum depth of 1.50 meters.
- All pool depths must comply with The Operator and local regulations. Submit details and
codes.
- Provide permanent signage at all entrance doors detailing operating hours,
prohibiting children using the pool without adult supervision, and advising that a life
guard is not on duty. Repeat advisory signage "Life Guard Not On Duty", "Use By
Children Prohibited Without Adult Supervision" at pool deck area. Signage to comply
with local regulations.
- The depths of the pool must be shown adjacent by permanent markers on both sides
and end decks and all internal faces of the pool. The depth markers must be a
materials. The markers must clearly indicate the minimum and maximum depths at
all areas and at all points of slope change. Depth shall be provided in both metric
and imperial measurements. The indicated depths as posted on the signage and as
physically present in the pool must be absolute.
- Recommended Pool Depth Markers – See attached diagram.
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- Pool bottom slopes should be constant in each area and should not exceed a 1:12
ratio (8%), except transitional depth zones where the ratio should not exceed 1:3
(33%).
- Provide counter sunk stainless steel anchors to allow a rope and float line to be
positioned to demarcate lanes in lap pools and in recreational pools to be positioned
between 30 - 60 cm from the change in slope line and placed on the shallow side of
the change.
- Provide a continuous hand hold around the perimeter of the pool consisting of a slip
resistant coping ledge.
- Pools must be finished with a proven proprietary swimming pool ceramic tile or
natural stone system. This must include appropriately contrasting colors for
integrated profiles, edges, lane, and all safety markers. Floor surface to be non-slip.
Water line tiles are to be high gloss finish.
pool.
- Maintain water temperature at 28° C. Outdoor pool water temperature may vary
dependant on local climate, air temperature and humidity to maintain bathers'
comfort.
- Provide underwater lighting system to all pool areas.
- Provide a minimum of two entry and exit points located so as to serve both ends of
the pool and at intervals not to exceed 22 meters. Entry/exit steps and handrails
must not encroach into the lap swimming area. Provide stainless steel access/exit
steps and handrail.
- Provide pre-showers, foot baths, and eye wash stations.
- Provide life guard chair and equipment as required by local regulations.
Recreational Pool Area (Indoor and Outdoor)

- Entrance doors and gates to all pools should be equipped with self-closing, positive
self-latching mechanism. Levers should be located at a minimum of 115 centimeters
A.F.F.L. and provided with electronically time controlled locking hardware.
- Zero depth pool entries should lead to a minimum depth of 1.20 meters and a
maximum depth of 1.50 meters.
- All pool depths must comply with operator and local regulations. Submit details and
codes.
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- Provide permanent signage at all entrance doors detailing operating hours,
prohibiting children using the pool without adult supervision, and advising that a life
guard is not on duty. Repeat advisory signage "Life Guard Not On Duty", "Use By
Children Prohibited Without Adult Supervision" at pool deck area. Signage to comply
with local regulations.
- The depths of the pool must be shown adjacent by permanent markers on both sides
and end decks and all internal faces of the pool. The depth markers must be a
materials. The markers must clearly indicate the minimum and maximum depths at
all areas and at all points of slope change. Depth shall be provided in both metric
and imperial measurements. The indicated depths as posted on the signage and as
physically present in the pool must be absolute.
- Recommended Pool Depth Markers – See attached diagram.
- Pool bottom slopes should be constant in each area and should not exceed a 1:12
ratio (8%), except transitional depth zones where the ratio should not exceed 1:3
(33%).
- Provide counter sunk stainless steel anchors to allow a rope and float line to be
positioned to demarcate lap lanes in lap pools and to be positioned between 30 - 60
cm from the change in slope line and placed on the shallow side of the change.
- Provide a continuous hand hold around the perimeter of the pool consisting of a slip
resistant coping ledge.
- Pools must be finished with a proven proprietary swimming pool ceramic tile or
natural stone system. This must include appropriately contrasting colors for
integrated profiles, edges, lane, and all safety markers. Floor surface to be non-slip.
Water line tiles are to be high gloss finish.
pool.
- Maintain water temperature between 26° C and 32° C. Outdoor pool water
temperature may vary dependant on local climate, air temperature and humidity to
maintain bathers' comfort.
- Provide underwater lighting system to all pool areas.
- Provide a minimum of two entry and exit points located so as to serve both ends of
the pool and at intervals not to exceed 22 meters. Provide stainless steel access/exit
steps and handrail.
- Provide pre-showers, foot baths, and eye wash stations.
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- Provide life guard chair and equipment as required by local regulations.
Gymnasiums and Exercise Area

- Minimum ceiling height 2800 mm, higher preferred where proportionally correct.
- Space should be column free and preferably with natural daylight.
- Gymnasium should be divided into cardio, strength, and stretching areas, each with
appropriate finishes.
- Impact resilient flooring as minimally appropriate for each area use. Quality finishes
are preferred, such as hardwoods and other natural materials. Resilient mats should
be provided where needed, such as in free weight areas.
- Minimally provide full height, tempered glass mirrors and exercise bar/rail as required
in Exercise Studios.
- Provide for connection of equipment to power and data systems, including AV and
MATV, coordinated with the actual exercise equipment layouts.
- Allow for wall mounted flat panel TVs in stretching and studio areas.
- Provide millwork for various equipment and amenities, as required. Items including:
- towel pick-up and return
- exercise/stretching mats
- cold towel dispenser/refrigerator
- water stations and/or refrigerators
- magazine racks
- audio headphones and other AV equipment
- Provide adjacent lockable store rooms with adjustable shelving and cabinets.
Treatment Rooms
culture.
- Treatment Room dimensions to provide for either single or double occupancy.
- Provide signage indicating occupancy status and equip with a self closing entry door
with a self latching lever.
- Each Treatment Room to meet acoustic sound isolation standards with a minimum
STC rating of 50 dB.
- Sight lines into Treatment Rooms to maintain privacy from common areas.
- Provide each Treatment Room with specific zones – entry, changing area, shower
and WC separate and screenable from treatment area.
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- Provide appropriate FF&E and millwork, including:
- Lounge chair and side table.
- Clothes closet.
- Cabinets and countertop with hand wash basin and undercounter refrigeration.
- Storage and preparation for lotions.
- Dry grooming station.
- Retail product display.
- Product and equipment trolley.
- Lockable cabinets.
- Provide non-slip floor finish materials.
- Utilize waterproof materials and construction methods throughout.
- Coordinate floor and wall GFCI power outlets with equipment placement.
- Locally controlled/dimmable lighting.
- Provide background or individual stand alone music system.
- HVAC system and controls to be independent for each Treatment Room. Locate
HVAC diffuser away from the treatment table.
- Provide voice & data outlets.
Relaxation Areas
Relaxation areas are required at the Spa and the Fitness Center areas. In the Spa,
provide a quiet relaxation lounge adjacent to the Treatment Rooms. In the Fitness
Center, a social relaxation area should be provided adjacent to the Locker Rooms.
Each Relaxation Area may be composed of the following as required:

- Lounge style seating
- Refreshment counter
- Pantry and storage
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Salon Areas
Salon Areas may include a Hair Salon and Nail Bar, and may provide various beauty
treatments such as manicures and pedicures. The Salon Areas should be located with
easy access from the Entry and Reception Area.
culture.
- Areas to include:
- Reception and Retail
- Single hair styling stations for washing, cutting, and drying
- Single pedicure stations
- Single or communal manicure stations
- Toilets
- BOH Pantry and Storage
- Seamless flooring with radiused baseboards
- Coordinate floor and wall GFCI power outlets with equipment placement.
- Locally controlled/dimmable lighting.
- Background music system
- Millwork including retail vitrines, lockable cabinets, and work stations.
- Provide voice & data outlets.
Administrative and BOH Areas

- Administrative Office equipped with desk, chair, visitor’s chairs, credenza/shelving,
lockable filing cabinets, multi-function print/scan/fax machine etc.
- Store Room equipped with adjustable shelving, lockable cabinets and free floor
space for linen trolleys.
- Where no central in-house laundry is provided, a mini laundry equipped with small
capacity washer/extractor, tumble dryers storage shelving and folding counter area.
- Spa dispensary with lockable cupboards, adjustable shelving and work counter to be
equipped with: drop-in stainless steel sink, undercounter refrigeration and power
outlets for blending equipment. Provide floor drainage.
- Staff waiting room, equipped with lounge style seating, individual lockers, shower,
microwave, refrigerator, and tea and coffee making facilities.
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Other Areas
Dependent upon a project’s specific requirements, other areas may include the
following:
- Kids Club
- Beachfront Facilities
- Ball and Court Games
- Dive Center

The design requirements for these facilities shall be developed by T.S. in conjunction
with the finalized Area Program.
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Attachment
Recreational & Leisure Facilities
- Recommended Pool Depth Markers Diagram
Recommended Pool Depth Markers Diagram
- Back Of House Flow Diagram
- Front Office Functional Diagram
- Administrative Offices Functional
Diagram
- Human Resources / Training
Functional Diagram
- Engineering Areas Functional Diagram
- Housekeeping Functional Diagram
- Service Core – Maid’s Pantry
Functional Diagram
- Security Functional Diagram
- Employee Restaurant Functional
Diagram
- Employee Lockers Functional Diagram
Introduction
The term Back of House applies to:
- Operational and Administration Offices, (excluding Executive offices) and
circulation corridors.
- Receiving Dock
- Kitchens and Pantries
- Laundry
- Storage Areas
- MEP Plant Rooms
- Employee Facilities including Employee Entrance, Locker Rooms, and Employee
Restaurant.
Back of house areas, while not normally accessible to the hotel guests, serve an
essential function in the operation of the hotel and the safe and healthy welfare of all
hotel employees. The majority of back of house areas are in continuous use 24 hours
per day and are subject to rigorous movement of materials and employee traffic. The
primary objective of T.S. back of house planning services is to achieve a correctly
designed and specified back of house to ensure the efficient, safe and profitable
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operation of the hotel. All areas and layout of equipment must comply with current
OSHA, ISO and HACCP requirements.
See attachment “Back of House Flow Diagram”.
Exiting Concepts
All areas must be designed and constructed to be in full compliance with NFPA
101 or its subsequent revision.
- Each area and level within that area must be provided with a primary
means of egress that provides a continuous, unobstructed and protected
path to the outside of the building.
- Alternative/secondary means of exit shall be provided at each building
level or where the maximum allowable travel distance from the occupied
area has been reached or exceeded.

Minimum height to upper surface of top rail for all balconies, parapets, guardrails, etc.,
must be between 1005-1015 mm AFFL with handrails located between 850-960 mm
AFFL.
The provision of natural daylight throughout all back of house areas is recommended by
T.S. wherever possible and shall be deemed to be a minimum standard where
required by local codes.
Back of house areas must be minimally sized, located and architectural finishes
specified in order to service the operation and provide a balanced flow pattern of
employees and materials. The project specific configuration and square meterage
required will be confirmed in the Preliminary Area Program issued by T.S. who will
subsequently prepare back of house planning and specification documents for co-
ordination and implementation by the owner/developer's consultants and contractors.
All BOH kitchens, bars, pantries, locker room showers, WCs and other ''wet'' areas are
to be minimally provided with anti-fracture waterproof membranes at all walls and floors.
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Entry and circulation to all back of house areas, as required by local code, by disabled
employees is minimally required. All facilities should comply with prevailing local
employment and disability access codes or meet ADA or internationally recognized
disabled design guidelines.
Operational & Administrative Offices

Introduction
Operational and Administrative offices provide a location for the management functions
of the various hotel divisions including:
- Accounting, Property Management/Housekeeping, Front Office, Sales and
Marketing, Business Development, Food and Beverage, Purchasing, Receiving
and Human Resources.
These offices are occupied by administrative and operational staff who return to them to
carry out administrative duties.

T.S. generally requires all office areas to be of an open plan nature, with low to
medium height partitions. Individual offices are reserved for senior managers or where
required for security or confidentiality and must incorporate clear glazing elements to
ensure visual interaction between the adjoining areas. Integrated or surface mounted
privacy blinds should be provided at glazed partitions.
Wherever possible, office areas should be provided with natural daylight. In addition to
providing BOH planning documentation, T.S. also provides color material
presentation boards setting out contemporary materials and color schemes, which must
be adhered to throughout all BOH areas.
Front Office
- Provide private office with demising walls including a glazed partition rising from 100
cm AFFL to ceiling level equipped with privacy blinds for all directors' offices. Equip
office with manager desk, manager chair, credenza, lockable filing cabinets, and
visitors’ chairs.
- Locate immediately adjacent to and with direct (visually concealed) access to
Reception, and Concierge areas.
- Coordinate closely with T.S. Preliminary Area Program and Operational Concepts
for location of Guest Service Center and/or Business Center.
- Ensure flow pattern of employees' entering/leaving Front Office does not disrupt
Guest Service Center and adjacent workstations.
- Provide location for millwork item for the storage within Front Office area, preferably
with dual access to Front Desk.
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- Locate Office Pantry adjacent to Front Office or Business Center and provide with
storage cabinets and adequate space for floor standing document center (multi-
function copy/scan/facsimile machine) with counter space for coffee/tea making
facilities.
- Provide location for drop safe in open sight of office occupants.
- See attachment “Front Office Functional Diagram”.
Accounting Offices
cm AFFL to ceiling level equipped with privacy blinds for Director of Finance and
General Cashier. These offices must have individual out of hotel system lock sets at
the entry doors.
- Equip Director’s office with manager desk, credenza, manager chair, lockable filing
cabinets and fireproof filing cabinet.
- Layout of General Cashier’s office to incorporate separate vestibule with electronic
access control. Vestibule equipped with clerk's desk and chair. Cashier’s office
equipped with electronic access control for vestibule entry, pass through window
lockable from Cashier's side, clerk's desk, chair, filing cabinet and fireproof cash
safe. Allow appropriate floor space for coin/note counting machine.
- Information Systems Manager’s office/workstation to be located adjacent to
Computer Room. Network systems equipment room provided with standard
manufactured racks for server, monitor and keyboard, and fireproof data safe,
sufficiently sized to accommodate equipment noted in T.S. Computer Equipment
Schedule.
- All other workstations to be equipped with clerk desk, clerk chair, filing cabinets.
- Provide half height, sound absorbent, mobile partitions as required.
- Provide Office Pantry (depending on location, to be shared with Sales & Marketing
and Food & Beverage) for placement of floor standing document center (multi-
function copy/scan/facsimile machine) with counter space for coffee/tea maker and
other miscellaneous office equipment.
- Provide adequate closet storage for outdoor clothing, umbrellas, briefcases, etc.
- Provide file storage at each workstation and central lockable file and stationery
storage. Coordinate format of file storage with local administrative customs and
practices.
- See attachment “Administrative Offices Functional Diagram”.
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Sales & Marketing Offices
- Minimally provide private office with demising walls including a glazed partition rising
from 100 cm AFFL to ceiling level equipped with privacy blinds for all directors'
offices. Equip office with manager desk, manager chair, credenza, lockable filing
cabinets, and visitors’ chairs.
- Provide Office Pantry (depending on location, to be shared with Accounting and
Food & Beverage) for placement of floor standing document center (multi-function
copy/scan/facsimile machine) with counter space for coffee/tea maker and other
miscellaneous office equipment.
- Provide appropriate clerk workstations with clerk desks or countertop, chairs and
centralized filing, stationery and miscellaneous cupboards/storage.
- Minimally provide adequate closet storage for outdoor clothing, umbrellas,
briefcases, etc.
- Minimally provide half height, sound absorbent and mobile partitions as required.
- Rooms Reservations department to be located together with Sales & Marketing.
- Event Sales to be located together with Convention Services.
Food & Beverage Offices

- Minimally provide private office with demising walls including a glazed partition rising
from 100 cm AFFL to ceiling level equipped with privacy blinds for all directors'
offices. Equip office with manager desk, manager chair, credenza, lockable filing
cabinets, and visitors’ chairs.
- Provide Office Pantry (depending on location, to be shared with Accounting and
Sales & Marketing) for placement of floor standing document center (multi-function
copy/scan/facsimile machine) with counter space for coffee/tea maker and other
miscellaneous office equipment.
- Provide appropriate clerk workstations with clerk desks or countertop, chairs and
centralized filing, stationery and miscellaneous cupboards/storage.
- Minimally provide adequate closet storage for outdoor clothing, umbrellas,
briefcases, etc.
- Minimally provide half height, sound absorbent and mobile partitions as required.
- Banquet Service Manager Office to be located close to Banquet Facilities. Equip
office with manager desk, manager chair, credenza, lockable filing cabinets, and
visitors’ chairs.
- Stewarding Manager Office to be located in Back of House areas close to Operating
Equipment Storeroom or Banqueting Kitchen.
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Human Resources Office
The term Human Resources is used to describe the area and function of personnel
administration offices and training facilities. Human Resources should be minimally
located within the vicinity of the employee entrance and minimally be provided with
natural daylight throughout.

- Provide private office with demising walls including a glazed partition rising from
100 cm AFFL to ceiling level equipped with privacy blinds for Director of Human
Resources. Equip office with manager desk, manager chair, credenza, lockable
filing cabinets, and visitors’ chairs.
- Provide private office for Personnel and Training Manager. Equip office with
manager desk, manager chair and lockable filing cabinets. Provide small
conference table and chairs.
- Provide small interview room with desk and chairs.
- Provide all clerk stations with clerk desk, clerk chair and filing cabinets.
- Provide adequate space for lockable filing room containing filing cabinets,
storage cabinets, document center (multi-function copy/scan/facsimile machine)
and stationery storage, together with coffee/tea making facilities.
- Provide adequate closet storage for outdoor clothing, umbrellas, briefcases, etc.
- Minimally provide separate training room and, if required by T.S. Preliminary
Area Program, additional breakout rooms. Training room to be minimally
equipped with multi-function conference/training table and chairs, electrically
operated recessed ceiling projection screen, miscellaneous audio/visual
equipment, computer network connections, equipment storage closets, locally
dimmable lighting and blackout drapery.
- Provide E-Learning Center with computers, chairs, and partitioned booths. If e-
learning facilities are located far from the locker areas, then provide toilet room.
- Provide waiting area at entrance to office area. Equip with visitors or
application/classroom style chairs.
- See attachment “Human Resources / Training Functional Diagram”.
Computer Room (Information Systems Equipment, PABX, MATV/Interactive

TV Equipment)
- Preferably located adjacent to Accounting areas.
- Provide full height and sealed walls, ceilings and floors for clean agent fire protection
system to work properly.
- Incorporate all these systems' equipment in the same room. Do not route any wet
services through this room.
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- Ensure sound attenuation is in full compliance with T.S. Acoustical
- Ensure that all air conditioning, electrical, data/voice/co-ax cable routing and
termination panels are all in full compliance with T.S. Engineering
- Provide appropriate space to accommodate hardware equipment racks for all
equipment, servers, monitors and keyboards. Racks must be suitably sized in
accordance with the relevant equipment schedules provided for the project.
Additional space must also be provided for a minimum of one workstation, desk,
chair, filing cabinets, etc.
- Provide raised platform access floor with anti-static characteristics.
- Avoid trailing, looped or otherwise exposed cable runs.
Property Management/Engineering Offices

cm AFFL to ceiling level equipped with privacy blinds for Property Manager/Director
of Engineering. Equip office with manager desk, credenza, manager chair, lockable
filing cabinets, two visitors’ chairs.
- Provide Assistant Engineer's and Clerk's workstation.
- Provide all workstations with clerk desk, clerk chair and filing cabinets. Provide
adequate space for central filing, document center (multi-function
copy/scan/facsimile machine) and stationery storage.
- Locate Engineering Storeroom in adjacent areas, allowing access and visual control
from Assistant Engineer’s workstation and also from circulation corridor.
- Locate Property Manager/Director of Engineering office adjacent to Building.
- Management System’s control room or provide appropriate space for B.M.S.
workstation within office.
- If required by local code or customs and practices, or if remotely located, provide
showering, toilet and locker room facilities.
- Where identified by T.S. Preliminary Area Program, minimally provide workshops
for the following trades:
- Electrical
- Carpentry/upholstery
- Plumbing
- Paint shop
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- Provide double width, minimum 2200 mm entry doors and allow placement of
workbenches, equipment tool racks, and spare part storage. Specific minimum
requirements include:
- Electrical: secure storage of spare equipment. Single and three phase power
outlets.
- Plumbing: adequate storage for pipe lengths and valves, floor drainage.
- Paint: provide for a minimum of two hour fire protection of room and exhaust
system. Include heavy duty sinks.
- See attachment “Engineering Areas Functional Diagram”.
Housekeeping Office
cm AFFL to ceiling level equipped with privacy blinds for Executive Housekeeper /
Housekeeping Manager. Equip office with manager desk, credenza, manager chair,
lockable filing cabinets and two visitors’ chairs.
- Provide Assistant Housekeeper/Clerk’s workstation.
- Provide all workstations with clerk desk, clerk chair and filing cabinets. Secretarial
station must be equipped with secretarial desk and chair. Provide adequate space
for lockable lost and found room/cabinet, central filing, document center (multi-
function copy/scan/facsimile machine), and stationery storage. Provide half height,
sound absorbent, and mobile partitions as required.
- Locate Housekeeping and linen store in adjacent areas allowing access and visual
control from Assistant Housekeeper’s workstation and also from circulation corridor.
- Provide cleaning materials store and issue. Provide Janitor’s sink, floor drain and
storage shelving.
- Provide handyman tool lockers and an eyewash station.
- Where identified by T.S. Preliminary Area Program, minimally provide adjacent
access to Employee Uniform Issue and Guest/Hotel Valet & Laundry.
- See attachment “Housekeeping Functional Diagram”.
Circulating Corridors
Circulating corridors throughout all BOH areas must be planned to allow the safe and
free flowing movement of employees and goods to and from all areas.
- Minimum primary corridor clear width 2400 mm.
- Minimum secondary corridor clear width 2200 mm.
- Minimum pedestrian only corridor clear width 1600 mm.
- Minimum corridor height 2800 mm.
- Provide all corridor areas with corner guards.
- Provide primary and secondary corridors with trolley guard rails.
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- Provide all corridor exit/entry doors with self closing/hold open devices.
- Provide electronically assisted opening devices at all corridor entries leading into
Banqueting, Commissary and Central Production Kitchens.
- Floor level changes occurring in BOH areas and corridors must minimally be
accomplished by ramping with a ratio no greater than 1:12 or 8%.
Materials Management, Purchasing, Receiving Offices, Receiving Dock

- Minimum vehicle clearance at receiving dock 3200 mm.
- Minimum ceiling height at office areas 2400 mm.
- Minimum dimensions of receiving dock 4000 mm x 4000 mm.
- Receiving bays recommended to be of raised dock type to be coordinated with local
requirements. Flush level docks to be minimally equipped with side and rear guard
curbs. All docks to be equipped with minimum of one floor recessed weighing scale
with digital read out, 650 kg capacity, 50 g increments.
- Minimum structural capacity to accept 7500 kg truck.
- Purchasing and Receiving offices must minimally be located adjacent to and with
unobstructed vision over the receiving dock.
- Provide electrically operated roll down shutters or folding gate mechanism, with
optical and pressure trip safety cut outs in case of obstructions, to close and secure
receiving dock when required.
- Provide space for x-ray machine in high security risk locations.
- Provide semi-enclosed area for vegetable pre-wash and decanting.
- Provide separate garbage unloading stall which is located adjacent to the garbage
areas.
- Provide clear plastic strip screens at exterior entry to dock area and at circulation
corridor doors leading into hotel area.
- Minimally provide floor drainage throughout receiving dock to allow for wet vehicle
run off and washing down of dock area.
- Minimally provide adequate protection to all surfaces to avoid damage, undue wear
and tear from vehicular and trolley traffic.
- Provide for all MEP systems including: vehicle exhaust, air curtains and security
systems as outlined in T.S. Engineering Recommendations and Minimum
Standards.
- Provide unisex toilet for drivers adjacent to dock area.
- Provide half height double-glazed demising wall between Receiving dock area and
Purchasing, Receiving offices. Provide sliding pass through window to enable receipt
and distribution of documents etc. without requiring entry into the office area.
- Provide semi-private office for Materials/Purchasing Manager. Equip office with
manager desk, chair and lockable filing cabinets and visitor chairs.
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- Provide all clerk stations with clerk desk, chair and filing cabinets.
- Provide adequate space for central filing, storage cabinets, system printer, facsimile,
copying machine and tea/coffee making facilities.
Kitchen/Bar & Laundry

Outline design requirements for these areas can be found in the Kitchens, Bars &
Pantries and Hotel Laundry & Valet chapters.
Storage Areas
The term Storage Areas applies to all storerooms that are not contained within a kitchen
or laundry area.
Introduction
T.S. Preliminary Area Program will confirm the total square meterage and
approximate locations of the various storage areas throughout the hotel. Storerooms
may have general or specific use as outlined below.
General Storeroom
- Minimally equipped with high-density fixed track mobile shelving, minimum load 140
kg/m.
Operating Equipment Storeroom

kg/m.
- Provide double width entry doors with clear opening of 1800 mm.
Ballroom Furniture Storeroom

- Locate adjacent to and with clear access route, minimum width 2200 mm, into all
Banqueting areas.
Meeting Furniture Storeroom

- Locate adjacent to and with clear access route, minimum width 2200 mm, into all
Banqueting areas.
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Engineering Storeroom
kg/m.
- Provide Dutch door.
- Locate adjacent to Engineering office.
Furniture Storeroom
- Space to be left free to house attic stock and damaged furniture.
Upholstery Storeroom
- Provide adjustable shelving with minimum load capacity of 50 kg/m.
Linen Storeroom
- Provide double width entry doors.
Amenity Storeroom
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Cleaning Equipment Storeroom
- Space to be left free to house vacuums, scrubbers, polishers, etc.
Luggage Storeroom
- Locate adjacent to and with direct access to ground floor service lift, Lobby and
street access.
- Reinforced walls, ceilings, and floors if room will house x-ray machine (applicable to
high security risk properties).
- Coordinate interior finishes, colors and lighting if directly accessible from public
areas.
- Provide adjustable shelving with carpeted surfaces with hanging rod for storage of
garment bags. Minimum load capacity of 150 kg/m.
- Provide additional lockable cabinets with adjustable shelving.
- Equip entry doors with overhead closer with hold open function, minimum clear
opening dimensions of 1000 mm.
- Provide space for luggage carts.
Service Core Area

Each guestroom level should be minimally equipped with a service core area. Typically
this is located immediately adjacent to and with clear access into the main service lift
lobby. In properties with a high guestroom count per level, it may also be necessary to
provide additional separate areas.
T.S. endorses the customary code requirement that prohibits the placing of any
impediment within any fireman’s lift lobby or emergency escape route. Correct planning
is therefore required to accommodate the following requirements within the service core
(see attachment “Service Core – Maid’s Pantry Functional Diagram”) or suitably located
on each guestroom floor:
- Service Elevator Lobby

- Employee toilet
- Linen chute access
- Maid’s pantry
- Mini Bar store
- Butler’s pantry (if applicable)
- Laboratory (if required per local regulations)
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Employee Toilet
- Locate within service core area with direct access from service lift lobby.
- Minimally provide electronic self flushing WC cubicle with separate hand washbasin
area.
- Demising wall must minimally be full height partition, internal partition between hand
wash and WC areas may be three quarter height pre-fabricated partition system.
- Provide privacy lock at WC area, stainless steel toilet tissue dispenser, paper towel
dispenser, wall mounted liquid soap dispenser and wall mounted mirror.
Linen Chute Access

- Locate within core service area.
- Access door shall minimally be equipped with an electro-magnetic safety device to
prevent the simultaneous opening of more than one door, provide indicator lamp for:
Fault, Ready, In Use.
- Minimum clear access dimensions 400 mm x 400 mm, positioned at 700 mm above
finished floor.
Maid’s Pantry
- Minimum clear door opening 900 mm equipped with overhead door closer with hold
open function
- When pantry is directly accessible from guestroom corridor, exterior of door must be
coordinated with corridor finishes to match guestroom entry doors.
- Provide counter with adjustable shelves for crates, undercounter dishwasher, and
sterilizer (country specific).
- Provide ice machine in enclosed niche.
- Provide separate storeroom with lockable cabinets (for amenities) and floor to ceiling
adjustable shelving to support 75 kg/m.
- Provide appropriate floor space for storage of: maids' trolleys, rollaway bed, baby
cots and bed boards.
- Provide janitors sink and floor drain in an isolated area.
- Provide wall mounted magnetic white board, bulletin board, and house telephone.
- Provide lockable cabinet for amenities.
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Mini Bar Store
- Minimum clear door opening 900 mm.
- Provide floor to ceiling adjustable shelving to support 150 kg/m.
- Provide appropriate floor space for storage of: mini bar trolley, dunnage platforms.
Butlers Pantry (if applicable)

- Provide with direct access to guestroom corridor. Exterior of door must be
coordinated with corridor finishes.
- Equip with refrigerator, tea and coffee making, stove top heating, convection
microwave, dishwasher and operating equipment storage.
- Provide overhead cupboards with integrated task lighting, work counters equipped
with general purpose electrical outlets.
- Provide telephone/data connections.
MEP Plant Rooms

MEP Plant Rooms must be adequately sized to accommodate and allow complete
circulation, servicing and replacement of all the plant and associated systems contained
therein. Restricted access or inadequate circulation cannot be approved or accepted by
T.S.
All plant rooms must minimally be in full compliance with all local health and safety
regulations and in compliance with the following:
- Provide all necessary life safety systems in accordance with T.S. Engineering
- Ensure compliance with T.S. Acoustical Recommendations and Minimum
Standards.
- Minimally equip all plant rooms with first aid equipment.
Employee Facilities
Employee Entrance – Security Office
- Locate with direct street access.
- Employee Entry Vestibule to be equipped with half-height barrier turnstiles for hotels
with large staffing count.
- Corridor width to be of adequate width for security screening systems at high risk
hotels.
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- Security Office to be divided into three areas:
- Control Room (including FAS, elevator panels, PA, security equipment)
- Surveillance Room (including panel racks)
- Security Manager
- Refer to the Security chapter in both the T.S. Design Recommendations and
Minimum Standards and the Engineering Recommendations and Minimum
Standards for detailed security requirements based on region.
- Locate adjacent security office equipped with:
- Clerk desk, chair, filing and storage cabinet
- Half height glazed partition wall incorporating a sliding pass through section
- Equip entry door with programmable electronic key card lock system and self closing
device to allow free entry during normal business hours and card only entry during
non-office hours
- Locate electronic time keeping system at employee entrance, employee locker
rooms and throughout other areas of the building in accordance with T.S.
Engineering Recommendations and Minimum Standards
- See attachment “Security Functional Diagram”.
Employee Restaurant
- Design intent, material selection, lighting, window treatment, etc. to create restaurant
ambience.
- Provide natural daylight where possible and outside terrace for smoking.
- Provide variety of seating styles and table sizes.
- Provide partial self service and serviced pick up line. Provide location for dirty dishes,
tray drop off, coordinated with the Kitchen Consultant.
- Provide location and power outlets for vending machines, outlets and telephone sets
(in-house and public payphone), outlets for data and MATV network access in
accordance with T.S. Telephone and Computer Equipment Schedules.
- Provide location for wall mounted, lockable display cabinets, notice boards and menu
boards.
- See attachment “Employee Restaurant Functional Diagram”.
Employee Locker Room

- Electronic key access.
- Minimum locker count of 100% of Staffing Guide count.
110
- Minimum locker dimensions for full height lockers 1700 x 300 x 450 mm, rustproof
constructed with sloping top and provision for master keyed, individual cylinder or
padlocks.
- Provide freestanding wooden benches or alternate integrated bench and locker units.
- Provide individual changing cubicles if required by local code or custom.
- Provide dry vanity counter minimally constructed from post-formed plastic laminate
solid core. Provide tempered glass mirror at back wall running full width of counter.
Equip with electrical outlets and under counter trash receptacle.
- Provide full-length mirror at entry/exit vestibule, together with electrical outlets for
shoe polishing machines.
- See attachment “Employee Lockers Functional Diagram”.
Employee Showers & Toilets

- Provide within locker room area as a separate zone.
- Provide WC cubicles with minimum dimension of 90 x 150 cm and minimum partition
height of 1800 mm. Accessories to include stainless steel lockable multi roll toilet
tissue dispenser, toilet seat cover dispenser and door mounted coat hook.
- Provide individual shower cubicles with integral drying/changing area separated by
door or curtain. Minimum overall dimension of 90 x 150 cm with minimum partition
height of 1800 mm. Equip with privacy lock, coat/towel hooks and stainless steel
soap/shampoo dispenser. Provide fixed showerhead with thermostatic mixer control,
equipped with anti-scald device. Provide grab bars as required.
- Provide wet vanity counter with individual hand washbasins, equipped with hot and
cold water faucets and pop up drains. Vanity counter to be minimally constructed
from post formed plastic laminate solid core counter with 200 mm high side and back
splash panels. Provide tempered glass mirror at back wall running full width of
counter. Equip with under counter mounted liquid soap dispenser. Provide
removable stainless steel under counter trash receptacle.
- Locate electric hand dryers or paper towel dispensers at adjacent wall.
Other Employee Areas

- Provide: concierge, kiosk, shop, standard lounge, etc.
- Other facilities such as dormitory, prayer room, recreation room, etc. may be
included in country and culturally specific areas.
- Provide facilities in accordance with local customs and practices and in coordination
with T.S. review.
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Material Usage for Back of House Areas
The following table details materials that are suitable for Back of House areas. Those
materials, which are indicated as 'minimum' must be utilized, others, which are either
indicated as 'recommended' or have no indication may be utilized appropriately with prior
consultation and approval from T.S. The following link to the outline material
specification provides performance related characteristics for each material.
Accompanying the submittal of BOH layouts, T.S. will also submit of a Back of
House Color Schedule for each project.
R=Recommended. M=Minimum. N/A=Not applicable.

ReceivingDock,GarbageAreas
EmployeeRestaurant&Locker
BOHKitchens&EmployeeCafé
Food&BeverageStorerooms
PABX/MATV/InfoSystems
EmployeeShowers&Toilets
AdministrationOffices
CirculationCorridors
OperationalOffices
Stairwells&FireExits
EquipmentRoom
ExecutiveOffices
MEPPlantRooms
ShowKitchens
Laundry&Valet
StorageAreas
ServiceCore
Kitchen
Rooms
Floors
Sealed, oil/acid/alkali M
resistant concrete
Epoxy resin painted M M R
concrete
Hot welded sheet vinyl M R M M
& profiles
Heavy duty non-slip R M M M M M
ceramic tiles & profiles
Vinyl tiles R R M R
Carpeting/carpet tiles M
Interior Designer’s M M
specification
Raised platform M
access, anti-static
Non-combustible finish M
Walls
Sealed, oil/acid/alkali M M
resistant concrete
Corner guards M M M M M M M M M M
Trolley guard rails M M M M M M M
Lead free washable M M M M M M M
paint
Modular wall
systems/office M M M M
partitions
Heavy duty ceramic M M
tiles & profiles
Wallcovering M
specification
Non-combustible paint M
finish
Ceilings
Sealed concrete M M M
Suspended metal tray, M M M
open access
Suspended acoustic M M M M M M M M
panel, open access
Suspended gypsum R R R M
access panels
Epoxy resin painted R
concrete
specification
Attachment
Back of House Facilities
- Back Of House Flow Diagram
- Front Office Functional Diagram
- Administrative Offices Functional Diagram
- Human Resources / Training Functional Diagram
- Engineering Areas Functional Diagram
- Housekeeping Functional Diagram
- Service Core – Maid’s Pantry Functional Diagram
- Security Functional Diagram
- Employee Restaurant Functional Diagram
- Employee Lockers Functional Diagram
- Linen Chute Specifications
- Laundry Flow Diagram
Introduction
Laundry Design Recommendations and Minimum Standards
required for the project will depend on a number of determining factors including the
capacity of the hotel (Guestrooms, Food and Beverage, Fitness Center) and the
availability, service scheduling and commercial viability of locally available commercial
laundries. All areas and layout of equipment must comply with current OHSA and ISO
requirements. All Laundry and Valet areas must minimally be provided with an anti-
fracture waterproof membrane at all wet area floors and walls.
Laundry is divided into two sections:

1. Full laundry for bed linen, toweling, and food and beverage.
2. Guest/uniform laundry and dry-cleaning area.
Full Laundry
A laundry will typically consist of the following areas:
Sorting & Weighing

- Mobile tables
- Mobile linen trolleys
- Weighing scale
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Washing
- Washer/Extractor – large commercial
- Detergent dosing unit
- Bushel trolleys
- Double Sink
Drying
- Commercial dryers
- Lint collection
- Bushel trolleys
Flatwork Ironer
- Minimum two rollers with feeder
- Folder/Crossfolder and stacker
- Towel folder
- Trolleys
Guest/Uniform Laundry
Dry Cleaner
- Dry cleaning machine
- Spotting board
- Utility press
Shirt Station
- Bosom and body press
- Collar and cuff press
- Sleever
- Damp box
- Shirt folding
Finishing Section
- Form finisher
- Topper/legger
- Utility press
- Ironing board with steam iron
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Washing
- Small commercial washer
- Domestic washer
- Double soaking sink
Drying
- Small commercial dryers
- Domestic dryer
Marking & Packaging

- Marking Machine
- Counter for packaging
- Pigeon holes/shelves for baskets or boxes
Uniform Storage
- Sewing station
- Changing cubicle
- Shelving
- Automated distribution system
Chemical Store
- Shelving (high density)
Compressor Room
- Air compressor
- Steam boiler
Laundry Manager Office

- Desk with chairs and lockable cabinet with clear glass vision panels
Laundry Equipment - Minimum Standards

Electrical Requirements
- All electrical requirements must be in full compliance with T.S. Engineering
- Minimally equip with local and English language or internationally accepted icons
for on/off switches, operational indicator lights and other controls as necessary
for safe and controllable operation.
- Minimally equip with vapor proof plugs sockets or vapor proof permanent
connection.
115
- Minimally equip with permanent Manufacturer’s/Installer’s identification plate
showing item serial number, voltage characteristics and load information.
Equipment with an internal switching or distribution network should contain
switching or circuitry details.
- Minimally provide all components rated for continuous duty cycle, adequately
protected from splashes, heat transmission/absorption and for operation in
temperature range -25°C- +40°C.
Plumbing Requirements
- All plumbing requirements must be in full compliance with T.S. Engineering
valve. Ignition of gas burner to be achieved by mechanical starter button and field
crystal or electronic pulse spark.
- Minimally locate all water supply inlets above the positive water level. Where
operation of the equipment requires a submerged inlet the supply must minimally
be provided with a reverse flow check valve and separate vacuum breaker on the
supply line.
- Minimally ensure that all drain lines, internal and external, are continuously
pitched to fall to final drain connection.
- Internal drain lines must be directly connected to final drain connection.
Equipment requiring indirect drainage must be fully coordinated with adequately
dimensioned floor trough drains.
- Exposed horizontal supply lines must minimally be mounted at 200 mm AFFL
and not routed over or on floors or impeding the operation of adjacent equipment.
- In addition to centralized water treatment as specified in T.S. Engineering
Recommendations and Minimum Standards, provide local in-line water filters.
- Minimally provide one solenoid controlled central gas supply shut-off valve at
each relevant equipment location. Minimally interface gas supply shut-off valves
with centralized building life safety systems.
- Minimally provide individual local supply shut-off valves for gas, steam and water.
Shut-off valves should be located adjacent to each item of equipment supplied to
each individual item of equipment.
Linen Chute
- Minimum width shall be 700 mm.
- Materials, components, assemblies and construction methods must achieve a
minimum fire resistant rating of sixty (60) minutes.
- Stainless steel throughout.
- Access at each guest floor via a self closing, tilting door with electromagnetic
locking mechanism and key access. An integral access control system with
status indicator will prevent the concurrent opening of more than one door.
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- Access door shall be 700 mm AFFL.
- One recessed sprinkler (fire extinguishing) inside the chute/per floor or
determined sector.
- Top and bottom of the chute shall have an automatic fire damper.
- Linen chute shall have roof top vent.
- Linen chute to finish at a height of 1600 mm AFFL in the linen sorting area /
room. Linen chute shall terminate with an elbow radius of 60 degrees. The elbow
shall extend a minimum of 1 m from the vertical centre line of the shaft. The
termination details must be closely coordinated with the sorting area / room
layout.
Floor Scale
- Minimum scale indicating capacity of 500 kg in 0.1 kg increments.
- Scale should be recessed and platform should accommodate the linen trolley.
- Indicator with tare button to automatically subtract weight of laundry cart from
total weight.
- Wall mounted stainless steel indicator panel with waterproof enclosure, capable
of programming minimum of 4 different cart weights with data output to printer.
Washer/Extractor
- Washer/extractor shall be an end or front loading, open pocket machine.
- Washing capacity shall be indicated at 1:10 loading ratio.
- Drum volume shall be indicated as part of specifications.
- Outer casing of the washer shall be stainless steel material.
- Drums should be constructed of stainless steel.
- Programmable microprocessor type wash formula controls with LED readout and
key switch to limit programming access.
- Programmable formula controls must be able to cycle method, inc. times,
temperatures, water levels, RPM, chemical supply injection and weight alarms.
- Feature to use the water extracted from the second and third rinse to be re-used
for the first wash.
- Washer shall be equipped with double drain valve for water recycle function.
- Automatic permanent press, cool down and cotton fabric setting.
- Anti-siphon, vacuum break protections at all fill valves.
- Variable speed single motor drive with electrical/thermal overload protection.
- Vibration safety shut-off.
- Door safety interlock.
- Automatic liquid chemical dispensing unit.
- Manual feed supply injection with five compartments and waters flushing device.
- Extraction re-balance feature.
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- Bolt down sprung chassis.
Dryer
- Coordinate lint ducting to building exterior according to local codes and
regulations.
- Gas or steam heated with condensation return to maximize energy usage.
- Clear glass door.
- Computer controls including: reverse or non-reverse control, self diagnostic
function, programmable temperature controls, push to start control,
programmable drying and permanent press cool down timer control, automatic
shut down control based on load, contents and humidity.
- Computer memory battery back-up.
- Electrical thermal overload protection.
- Stainless steel drum with smooth rolled edge perforations.
- Double wall constructed (insulated) on side, back, front and burner compartment.
- Safety controls including exhaust air failure switch and overheat protection
temperature thermostat.
- Automatic back draft damper.
- Built-in, self cleaning lint screen.
- Built-in, wrinkle feature
- Aluminized steel burner.
- Adjustable leveling bolts.
Lint Collector
- Wet type lint collector.
- Leak proof access door to main chamber.
- Lint collector shall be floor mounted with floor mounting pedestal included.
- Provided with an inlet transition duct assembly to allow for separate ducting of all
dryers.
- Capable of effectively removing a minimum of 95% of lint and particulate matter
entering main chamber.
- Spray nozzles to be located at roof and sides of main chamber for properly
wetting lint or particulate matter entering chamber.
- Internal baffles strategically located in chamber to ensure proper washing of
incoming air.
- Collector shall be completely watertight and sealed at all joints to prevent leaks.
- Main chamber, outlet transition, hopper, internal baffles shall be constructed of
heavy gauge stainless steel.
118
- Reservoir tank and re-circulating pump assembly constructed of heavy gauge
stainless steel and shall have a filter to prevent large foreign matter from entering
the pump.
- Fan and pump motors shall be provided with motor starters and electrical/thermal
overload protection.
- Lint collector shall be adequately sized to properly collect lint from all dryers
connected.
Flatwork Ironer
- Working width shall be indicated in specifications.
- Drive and exhaust motor with electrical and thermal overload protection.
- Steel boilerplate chest in fixed position.
- Automatic raising of rolls when rolls have stopped to prevent linen damage.
- Automatic roll pressure relief when rolls start up and when flatwork is not in
contact with roll to reduce pad wear and to reduce electrical current surges.
- When rolls are in raised position it shall remain in raised position in case of
compressed air or power failure.
- Heat resistant padding to withstand operating temperature.
- Built-in vacuum system with fan at feed inlet table for feeding small pieces of
linen.
- PLC Controls including: start/stop, forward, reverse, roll compression control, fan
control, ammeter, microprocessor controlled roll speed with speed indicator and
infinite speed control (20 to 100 fpm), emergency stop, steam inlet and outlet
pressure gauges.
- Control panel to be touch-screen operable with color graphics.
- Four safety stop buttons, one located at each corner of the ironer, to activate
mechanism stopping all movement of roll immediately with no overrun if
emergency stop or finger guards are actuated.
- Ironer shall come with power plug and quick release connector for compressed
air supply ready for connection to sheet folder.
- Lockable drive access panels and finger safety guards on front and rear of ironer
and any additional safety features to prevent any personnel from touching drive
or roll or prevent any injury while operating or standing near the ironer.
- Equipped with canopy to contain heat and lint.
Sheet Folder
- 150 fpm minimum operating speed.
- PLC controls including programmable folding adjustments/settings, trouble
shooting function, infinite speed control and indicator and solid state circuitry.
- Control panel should be touch screen operable with color graphics.
119
- Folder speed shall be automatically synchronized to the speed of the ironer by
means of network cables.
- Automatic flatwork size compensation.
- Infrared photoelectric measuring sensors.
- Totaling counter (each lane).
- Adjustable height conveyor to receive flatwork from ironer.
- Side discharge to the stacker.
- Equipped with all fold bypass and two primary folds in each lane and up to three
crossfolds during one lane operation.
- Static eliminator bar.
- Caster mounted with brakes.
- Pressure regulator(s), gauges and air filter.
Sheet Stacker
- Equipped to stack and receive large folded flatwork and sheets from the folder.
- Stacker to be controlled by folder PLC.
- Adjustable stack height.
Towel Folder
- Capable of sorting, folding, stacking three set sizes of terrycloth and smaller table
linen without resetting controls.
- Piece counter for each take-away conveyor.
- Stack height adjustment for each take-away conveyor.
- Take-away conveyors to discharge to the side.
- Capable of French halves or bypass at primary folds. Crossfolds in halves,
French of quarters.
- Primary folds shall be done by blade movement over automatic adjustable
templates.
- Crossfolds shall be done by air blast via sandwiched conveyors.
- Automatic compensation of thickness at crossfold section by spring action for
flexibility.
- Minimum size of linen to fold is 400mm x 400mm.
- Digital display and control for face width, stacker eject setting, running count in
each stack, total number of pieces.
- Jam shut-off mechanism.
Marking Machine
- Temporary labels, thermally attached to garments.
- Provide with set up quantity of appropriate marking ribbons.
120
Dry Cleaner
- Prior to specifying this type of machine, the Laundry Consultant shall liaise with
the local authorities to ensure that this type of machine and its location meets all
local codes and regulations.
- Integrated cooling system with heat recovery.
- Two solvent tanks with illuminated sight glasses.
- Maximum of 2 g/m3 or fewer residues in dry cleaned fabrics.
- Two bath procedure.
- Eco carbon filtering.
- Continuous distillation.
- Inline solvent cooling.
- Automatic drying timer controller with adjustable drying sensor with indicator to
prevent under drying and over drying.
- Standard factory programming formula including: key and password switch to
limit program access, manual override, solvent level control, evaporator
temperature indicator, still solvent temperature indicator and heater control,
refrigeration indicator and control, formula to automatically control wash, extract
and drying functions.
- Safety shutdown when cooling tower water flow is sufficient to allow overfilling of
still.
- Door with glass viewing port and safety door interlock.
- Button and lint trap.
- Still and still solvent condenser.
- Fully automatic dosing.
- Reversing stainless steel corrosion resistant basket.
- Thermal and electrical overload protection.
- Provide with secondary vapor absorber and detector or other options as required
per local codes and regulation.
- Bolt down sprung chassis.
Uniform Finishing Tunnel (applicable for large hotels)

- Designed to operate at conveyor speed
- “Left hand” option.
- Equipped with exhaust canopy.
- Insulated stainless steel interior cabinet.
- Stainless steel centering guide.
- Corrosion resistant exterior finishes.
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- Computer controls to include: digital garment counter with reset function,
conveyor speed control and indicator, thermostatic temperature control with read
out function, on/off button, conveyor start control, steam timer, individual on/off
steam yoke control.
- Automatic garment unload and holding control.
- Reversible conveyor direction.
- Fiber optic hanger sensor, steam activation and garment counting.
- Removable lint screens.
- Air damper.
- Steam coil access door.
- Fan cooled electric/control box.
General Pressing Equipment

- Steam operated equipment shall be supplied by either one central steam boiler,
located as close as possible to the respective valet section or each of the pieces
of equipment will be supplied by a steam generator.
- Overhead water spray gun with suspension spring, water valve, hose and
condenser.
- Two hand operation for safety.
Architectural Requirements - Laundry

- Minimally provide non-slip ceramic floor tiles and grouting; however, monolithic
seamless flooring is preferred (epoxy resin painted concrete). Entire floor area to
be vapor, acid, alkali, oil and chemical resistant. Perimeter of floor to be provided
with radiuses and coved tiles. Color and finish in accordance with T.S. Back
of House Color Schedules.
- Minimally provide ceramic wall tiles and grouting. Wall area to be vapor, acid,
alkali, oil, and chemical resistant. Color and finish in accordance with T.S.
Back of House Color Schedules.
- Minimum ceiling height in all laundry areas to be 3500 mm.
- Provide wall blocking/reinforcement as necessary.
- Floor surface area of the laundry area must be continuously pitched to recessed
floor trough drains. Minimum pitch not less than 3% with a maximum pitch of 4%.
- Provide raised plinth for location of washer/extractors together with adequately
sized floor trough drainage.
- Laundry and Guest/Uniform Laundry to be separated by wall partition and on
separate lighting circuits. Both areas can act independently.
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Attachment
Hotel Laundry & Valet
- Laundry Flow Diagram
- Linen Chute Specifications
LaundryFlowDiagram
Guest&UniformLaundry HotelLaundry
LinenChute
Sorting& Sorting&
Marking Weighing
DryCleaning Washing Washing
Flatwork
Pressing& Drying
Ironing&Folding
FormFinishing
Folding
Packaging Uniform
(Guest) Storage
Uniform Storage
Delivery
Issue
Linen Chute Specification
Roof
Vent
Flexible Aluminum Collar
MaintenanceAccess
Sprinkler Access Door
Connecting Ring 700mm
Sprinkler DIAM 600
700mm
Automatic Fire Damper
LinenSortingRoom
1600 mm
Introduction
The abbreviation FF&E represents Furniture, Fixtures and Equipment and is specified
from various Consultants in accordance with the following section description.
Sections Description Specification Source

A. Furniture, Fixtures Interior Designer’s Furniture & Fixtures Specifications
• Guestrooms, Suites and Corridors Interior Designer’s Furniture & Fixtures Specifications
• Public Areas Art Consultant's Specifications
• Art Program Signage Consultant's Specifications
• Interior Signage
B. Major Equipment Kitchen Consultant's Specifications

• Kitchens and Bars Laundry Consultant's Specifications
• Laundry
C. Communications Equipment A/V Consultant’s Schedule and Specifications
• Audio Visual Equipment Operators Computer Schedule and Specifications
• Computer Equipment Operators Telephone Schedule and Specifications
• Telephone Equipment
D. Operating Equipment Operators Hotel Equipment Specification Book
• Chinaware
• Glassware
• Silverware
• Linen
• Uniforms
E. Special Hotel Equipment Operators Hotel Equipment Specification Book
• Office Furniture and Equipment
• Material Handling Trucks
• Cleaning Equipment
• F&B Special Equipment
• Shelving & Lockers
• Vehicles
• Banquet Equipment
• Recreational Equipment
• Minor Electrical Equipment
F. Auxiliary Equipment Operators Hotel Equipment Specification Book
• Kitchen & Stewarding Utensils
• Dining Room Accessories
• Engineering & Landscaping Tools
• Guestroom & Housekeeping Accessories
S
123
These sections will be utilized within Operators preliminary FF&E budget, which will be
provided following approval of, and taking into consideration, the preliminary project
description, design statement, Preliminary Area Program and Operational Design Briefs.
The cost factors for the compilation of the budget are representative of Operators best
judgment and of Consultants budget estimates and are based on historical results of
competitive tendering in the international market. These factors are applied to the project
conditions outlined above and the resulting budget includes:
- Item cost
- Limited quantities of spare items, parts, and components
- Insurance and freight cost
- Delivery, placement, installation, training, and commissioning
- One-year warranty
- Complete set of user manuals
- Reproducible set of as-built drawings
The varying costs of labor, material, overheads, mark ups and market conditions
preclude Operator from warranting that bids or negotiated prices will not vary from the
budget.
Lateral movement of sums contained within the overall budget may occur during the
development of the referenced project.
Any other costs that may be associated with the purchase management and
administration, Contractor’s mark-up, financing, import duties, taxes, are due to their
variable nature specifically excluded from the budget.
Section Specific Definition

To assist further with the above definition, the following section definitions indicate,
which items are specifically included and which are excluded from the Operators
preliminary FF&E budget.
Site Works All items excluded.
Building structure All items excluded.
Building envelope and facade All items excluded.
Lifts and Escalators All items excluded.
External and Internal Landscaping All items excluded.
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Building external signage and illumination All items excluded.
Design and consultants' fees All items excluded.
Contractors' mark up, overhead and profit All items excluded.
Specialty systems: All building maintenance systems, linen

chute, garbage collection and compaction
systems, sauna, and steam rooms, internal
and external water features and fireplaces
are excluded.
Mechanical. (HVAC): All items are excluded with the following

exceptions: supply and installation of:
1. Kitchen and laundry exhaust hoods.
2. Kitchen equipment refrigeration racks
and fan systems.
3. Testing and commissioning of kitchen
and laundry equipment.
Plumbing: All items are excluded with the following

exceptions: supply and installation of:
1. In-line cartridge type water filters.
2. Self contained water calorifiers or
3. booster heaters or steam generators
installed on kitchen and laundry
equipment.
Electrical: All items are excluded with the following

exceptions: the supply and installation,
interface, testing and commissioning of:
1. PABX and telephony equipment,
2. Audio Visual equipment,
3. Computer equipment.
4. Initial supply and spare inventory of all
light bulbs required for all interior
lighting fixtures. However, specifically
excluded from these items are all
preparatory architectural and finishing
works, all associated MEP
requirements, all infrastructure and
signal transmission cabling, cable
supports and trays and all works
leading to and including the
termination outlets.
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Interior architecture and finishes
Floor Finishes: All excluded with the exception of the

supply and installation of carpet, rugs and
padding and associated fitting materials.
Wall Finishes: Excludes the supply and installation of

fabrics, wall coverings, and decorative
and/or applied finishes.
Ceiling Finishes: Excludes the supply installation of fabrics,

ceiling coverings and decorative and/or
applied finishes.
Millwork: Excludes the supply and installation of,

reception, concierge and host desks and
stations, restaurant and bar service
stations, bar counters and foot rails, show
kitchen decorative canopies, counters and
exhaust hood claddings, treatments,
casings and cabinetry, elevator car
interiors and exterior finishing, guestroom
closets, vanity counters and cabinets, wall
and ceiling wood or upholstered panels,
trims and mouldings, shelving and wall
partition systems.
Glass & Glazing: Excludes the supply and installation of,

shower, bath and decorative screens, wall
and ceiling glass or mirrored panels, show
kitchen canopy covers, trims or accents.
Doors & Hardware: Excludes the supply and installation of, all
doors and frames, all architectural and
decorative hardware, all ironmongery
including bathroom accessories, all
handrails and balustrades, all operable
walls and tracks, all access panels.
Lighting: The supply and installation of all other

fixtures, including ceiling, wall, floor,
emergency fixtures, lighting elements
installed in millwork elements, and all
external lighting fixtures are excluded.
Loose lamp fixtures, which are powered
via plug and socket connections are
included within the FF&E Budget.
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A.1 Guestrooms, Suites and Corridors Furniture and Fixtures
The budget includes all furniture and fixtures that are typically included in the Interior
Designer's approved specifications. These include:
- Case goods such as tables, cabinets, credenzas and framed mirrors.

- Upholstered furniture such as chairs, sofas, ottomans, built in seating, and all
their associated fabrics and loose cushions.
- Loose lighting fixtures with plug connection.
- Carpet, pad and installation, rugs.
- Draperies and fabrics and other custom designed window treatments.
- Bed bases, frames and mattresses.
- The installation of these items.
A.2 Public Areas Furniture and Fixtures

The budget includes all furniture and fixtures that are typically included in the Interior
Designer's approved specifications. These include:
- Case goods such as tables, cabinets, credenzas and framed mirrors.
- Upholstered furniture such as chairs, sofas, ottomans, and all their
associated fabrics and loose cushions including the fabric required for built in
seating.
- Loose lighting fixtures with plug connection.
- Carpet, pad and installation, rugs.
- Draperies and fabrics and other custom designed window treatments.
- The installation of these items.
A.3 Art Program

The budget includes all interior and exterior artworks that are typically included in an Art
Consultant’s approved specifications. These include:
- Original paintings, sketches, tints.
- Prints, Lithographs
- Sculptures, objects, accessories
- Framing, mounting, pedestals
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To assist further with the above definition, the following are indicative, but not wholly
representative of associated items that are specifically excluded.
- All preparatory and finishing works to floors, walls and ceilings and
associated blocking.
- Exhibit licenses; artists', agents', gallery commissions, and expenses.
A.4. Interior Signage

The budget includes all interior signage that is typically included in a Signage
- All interior free standing or mounted directional or identification signs.
- All guestroom and suite entry signs.
To assist further with the above definition the following are indicative, but not wholly
representative, of associated items that are specifically excluded.
- All exterior signage.
- All back of house Signage.
- All emergency, evacuation and code compliance signage.
- All electrical systems and components leading to and including termination
outlet.
B. Major Equipment
B.1. Kitchens and Bars
The budget includes all kitchen and bar equipment that is typically included in a Kitchen
- Manufactured items, such as stoves, ovens, ranges, fryers, steamers,
dishwashers, mixers, coffee/tea makers, icemakers, beverage dispensers.
- Canopies and hoods including built in lighting, fire extinguishing and self
cleaning equipment, but excluding all interface components and programs to
centralized life safety systems.
- Refrigerators and freezers including free standing, under counter and pre-
fabricated cold rooms.
- Custom fabricated sheet metal items such as tables, sinks and dishwashing
arrangements.
- Shelving, including ready made and custom made.
- Mobile trolleys & carts.
- Provision of introductory training to hotel personnel, two full sets of user’s
manuals for each manufactured item, two full sets of as-built drawings
including electrical and refrigerant circuitry.
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- Limited spare parts and components.
To assist further within the above definition the following are indicative, but not wholly
- All mechanical, electrical, gas and plumbing systems and components
leading to and including termination outlets/isolation valves, switches.
- Fire detection and prevention systems and components including integrated
mechanical, electrical and gas shut-off system.
B.2. Laundry
The budget includes all Laundry Equipment that is typically included in a Laundry
Consultant’s approved specifications. This includes:
- Manufactured items such as washer extractors tumble dryers, ironers,
pressers, dry cleaning machine, steam generator, vacuum pump, air
compressor, marking machine.
- Custom made items such as overhead track rail, sorting tables.
- Computer controlled uniform issue system.
- Shelving including ready made and custom made.
- Mobile trolleys & carts.
manuals for each manufactured item, two full sets of as-built drawings
including electrical and compressed/ vacuum air circuitry.
- Limited spare parts and components.
- All mechanical, electrical, gas and plumbing systems and components
leading to and including termination outlets/isolation valves, switches.
- Fire detection and prevention systems and components including integrated
mechanical, electrical and gas shut off system.
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C. Communications Equipment
C.1. Audio Visual Equipment
The budget includes all audio-visual equipment for all areas of the Hotel and as detailed
within the specific project audio-visual equipment schedule and specifications and in
accordance with HYATT’S Engineering Recommendations and Minimum Standards.
These include:
- AV Controlling system equipment.
- Controlling system software and programming.
- Interface equipment and programming between control system and Lighting.
- Emergency Evacuation and other associated systems.
- Mobile and built in AV equipment.
- Carts and Racks.
- All infrastructure hardware and software.
- Face plates, switches and graphic preparations of same.
manuals for each item, two full sets of as-built drawings detailing controlling
and transmission network.
representative, of items that are specifically excluded:
- All preparatory works to floors, walls and ceilings and associated blocking.
- All associated MEP supply systems and components.
- All infrastructure cabling, cable supports and trays together with termination
outlets.
C.2. Computer Equipment

The budget includes all computer equipment that is detailed within the specific project
computer equipment schedule and specifications and in accordance with Hyatt’s
Engineering Recommendations and Minimum Standards. These include:
- All user software and associated licenses and training for use
- All user hardware including CPU’s, screens, keyboards and printers
- All interface equipment and programming
- All dedicated UPS equipment
- All infrastructure hardware and software
- Limited spare items and components
130
- All preparatory and finishing works to floors, walls and ceilings including
outlets.
C.3. Telephone Equipment

The budget includes all telephone equipment that is detailed within the specific project
Telephone Equipment Schedule and Specifications and in accordance with Hyatt’s
Engineering Recommendations and Minimum Standards. These include:
- All user hardware including main switchboard and supporting equipment,
operators' consoles, handsets, telefaxes, payphones, mobile sets and
antenna required for wireless transmission.
- All user software and associated licenses and training for use.
- All interface equipment and programming.
- All non central emergency battery back-up and/ or UPS equipment.
- All infrastructure hardware and software.
- Limited spare items and components.
- All licenses for telecommunications/ wireless communications.
- All supply of incoming lines.
- All preparatory works and finishing works to floors, walls and ceilings
including associated blocking.
outlets.
131
D, E &F Hotel Equipment Specification Book
The section budget is prepared in consideration of the generic items and quantities that
will be contained within Hyatt’s preliminary Hotel Equipment Specification Book (HESB)
prepared for the referenced project. These specifications and quantities will be subject
to further refinement following a tabletop equipment selection, finalization of operating
concepts and procurement analysis. These processes will produce a final listing of
items, quantities, manufacturers, styles and patterns, which whilst adhering to the overall
budget, may produce variances within the categories or sections. Sections D, E, and F
include the following items.
D. Operating Equipment
D.1. Chinaware
- All Chinaware items used throughout all areas of the hotel operation.
D.2. Glassware
- All Glassware items used throughout all areas of the hotel operation.
D.3. Silverware
- All silver plated or stainless steel hollow ware and flatware items used
throughout all areas of the hotel operation.
D.4. Linen
- All Linen items used throughout all areas of the hotel operation.
D.5. Uniforms
- All Uniforms and associated items used throughout all areas of the hotel
operation including, any design fees associated with the normal custom
production of uniforms together with the cost of the prototype examples.
E. Special Hotel Equipment

E.1. Office Furniture and Equipment
- All office furniture used throughout all areas of the hotel operation with the
exception of the executive offices and business centers, which are specified
by the interior designer and allocated to the section A.2 Public Area FF&E
budget.
- Equipment items includes: filing cabinets, safes and safety deposit boxes
multi function printing station, postal franking machines, desktop calculators
and under counter refrigerators.
- Specifically excluded are small table top items such as staplers, tray
organizers and all filing materials, which all form part of the hotel operating
consumable budget.
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E.2. Material Handling Trucks
- All hand operated equipment used to transport materials throughout all
internal and external hotel areas including hydraulic pallet trucks, platform
trucks, maids trolleys, laundry carts, engineering, and luggage carts.
E.3. Cleaning Equipment

- All cleaning equipment used throughout all internal and external hotel areas
including wet and dry vacuum cleaners, high pressure cleaners and
steamers, engine powered external sweepers and vacuums, floor polishers,
and a variety of hand held mops, brushes, squeegees etc. Specifically
excluded are all chemical stocks and dispensing devices, replacement
cartridges or collection bags, which all form part of the hotel operating
consumable budget.
E.4. F & B Special Equipment

- All specialized equipment for the use in the Food and Beverage Operation
such as, Room service trolleys, heated and/or chilled boxes and rack system,
insulated ice carts, insulated food and liquor distribution and service carts,
custom designed portable bars and service. Also included is mobile cooking
and service systems for outside catering events, and stations.
E.5. Shelving and Lockers

- All free standing shelving including: racks, lockers high-density roller type
shelving, employee lockers, and benches.
E.6. Vehicles
- All vehicles used for the operation of the hotel including VIP/Guest
limousines, materials pick up trucks or mini vans, staff shuttle mini buses.
Resort properties also include all vehicles associated with the transport of
guests, staff, and materials both on and off property including those required
for the maintenance of the landscaped facilities.
E.7. Banquet Equipment

All equipment associated with the operation of the hotel banquet department
including:
- folding tables, stackable and free standing chairs, portable stages, steps and
guardrails, portable dance floor, table and stage skirting’s and/or supply and
make up of interior designers selected fabrics, lecterns, and all hand
operated trucks for the transportation of the above equipment.
133
E.8. Recreational Equipment
All equipment associated with the operation of the following areas:
- Exercise areas: Cardiovascular equipment, strength and toning equipment.
- Spa areas: Treatment room furniture and equipment including facial
steamers, electrolysis machines, and other specialist items.
- Pool and Locker room areas: Swimming pool equipment, sauna and steam
room accessories. Specifically excluded are all built in pools, saunas, steam
rooms and all consumable materials, chemicals and their associated
dispensing systems all of which form part of the hotel operating consumable
budget.
- Resort areas: All items and equipment associated with the guests' use of the
resort and recreational facilities.
E.9. Minor Electrical Equipment

All minor electrical equipment used throughout all the hotel areas including:
- Guestroom: Televisions, DVD player, MP3 docking station, electronic mini
safes, coffee/tea maker, mini bars, hairdryers, free standing or wall mounted
illuminated make up mirrors. Where required for suites and/or apartments
with pantry facilities residential style refrigerators, under counter dishwashers,
stoves and cook tops, washing machines and tumble dryers.
- Back of House areas: LCD projectors, video, and digital cameras.
F. Auxiliary Equipment
F.1 Kitchen & Stewarding Utensils
All utensils used for the operation of all hotel kitchens and associated areas including:
- Pots, pans, inserts, lids, cutting boards, kitchen knives, tabletop digital scales,
baking sheets and moulds, food containers, garbage containers and dollies,
glass and dish washing racks.
- Also included are items required for any in house hygiene lab and personal
protective equipment such as, butchers gloves, freezer jackets, and
protective eye wear that do not form part of the uniform budget D.4.
F.2 Dining Room Accessories

All accessories used throughout the hotel food and beverage areas including:
- cocktail shakers and strainers, wine and spirit dispensing systems, condiment
holders, service trays, ice buckets, table top and floor standing presentation
accessories, service employees and/or guest paging systems.
- Specifically excluded are beer and soda dispensing systems.
134
F.3 Engineering & Landscaping Tools
All tools required for the repair, maintenance, and servicing of all MEP plant equipment
and systems. Including:
- Personal protective equipment, testing and monitoring kits, work benches,
spare part racking systems, mobile scaffolding components, vertical access
platforms, ladders, hand tools, corded/cordless/pneumatic power tools with
rechargeable batteries, and mobile compressors.
- Landscaping tools include all hoses, sprayers, hand held tools,

corded/cordless/pneumatic power tools, engine powered mobile equipment
such as, lawnmowers, blowers, scarifies and tractors.
F.4 Guestroom & Housekeeping Accessories

All accessories used through out the hotel including:
- Clothes hangers, wastebaskets, portable hanging rails, guestroom ice
buckets, amenity trays, soap dishes, irons and ironing boards, bathroom floor
scales, rechargeable torches and smoke evacuation hoods, roll away beds
and all baby/child care equipment.
The following are indicative, but not wholly representative, of associated items that are
specifically excluded in all sections.
- Food & Beverage and hotel operating consumables.
- Printed Materials.
- Cleaning Supplies.
- All preparatory and finishing works to floors, walls and ceilings.
All lighting systems, control, and fixed components.
135
Introduction
The purchasing of all items of Furniture, Fixtures and Equipment is pivotal to the
successful completion of a hotel project. In addition to the commercial activities
associated with adherence to budgets, cash flow projections and contract awards, other
activities include compliance with design intents and timetables, co-ordination of
associated components and systems, delivery, circulation and recording of items.
Whilst the overall responsibility of FF&E purchasing rests with the Owner/Developer
and/or his appointed Contractor, the execution of a successful procurement program
normally requires the appointment of an FF&E Purchasing Agent who will work in
conjunction with Operators FF&E Project Manager. The extent of services provided would
be based on all of, or partially from the following:
- Section A: Furniture Fixtures – Interior Designer’s FF&E Specifications, Art

Consultant Specifications, Interior Signage Specifications.
- Section B: Major Equipment – Food Services and Laundry Consultants
Specifications.
- Section C: Communications Equipment – T.S. Telephone and Computer
Equipment Schedules and Specifications together with the Audio Visual
Consultant’s Drawings and Specifications.
- Sections D, E & F: HESB – T.S. Hotel Equipment Specification Book.
The services provided by the Purchasing Agent shall be in accordance with the details
contained in the “Scope of Work of Consultants” Chapter including the following
activities:
- Review of preliminary budget
- Review of specifications
- Supplier pre-qualification
- Tender documentation
- Bid analysis
- Bid completion/Contract award
- Contract administration
136
- Coordinated circulation of Shop Drawings, Product Data, and material samples
for appropriate Consultants review and subsequent instructions to Suppliers.
- Coordination of Prototypes for appropriate Consultants review and approval.
- Coordination of FF&E deliveries and reconciliation with purchase contracts.
- Preparation of final FF&E inventory and Budget Reconciliation.
Preliminary Budgeting
T.S. will submit a preliminary FF&E budget following the approval of and taking into
consideration the project evaluation, the preliminary project description, design
statement, Preliminary Area Program and Staffing Guide. The cost factors for the
compilation of the budget are representative of T.S. best judgment and of key
Consultants budget estimates and are based on competitive tendering in the
international market. These factors are applied to the project conditions outlined above
and the resulting budget includes:
- Item cost
- Limited quantities of spare items, parts and components
- Insurance and freight cost
- Delivery, placement, installation, training and commissioning
- One-year warranty
- Complete set of user manuals
- Reproducible set of as-built drawings for custom installations such as kitchen
equipment
The varying costs of labor, material, overheads, mark ups and market conditions
preclude T.S. from warranting that bids or negotiated prices will not vary from the
budget.
Lateral movement of sums contained within the overall budget may occur during the
development of the referenced project.
Any other costs that may be associated with the purchase management and
administration, Contractor’s mark-up, financing, import duties, taxes, are due to their
variable nature specifically excluded from the budget.
Following approval of this estimated budget, the Owner/Developer shall brief the
respective Consultants on a maximum cost that their specifications must not exceed. It is
strongly recommended that this maximum cost is exclusive of any contingency figures
that the Owner/Developer would set-aside. The specifications produced thereafter by the
Consultants shall be accompanied by the Consultant’s cost analysis/estimate to ensure
adherence to the approved maximum cost.
137
Production Timetable
FF&E Specifications are produced, following the completion and approval of preliminary
planning and schematic design work and during the course of the design development
phase. Customarily the order of issue would be:
Interior Design
- Mock-up guestroom*
- Typical guestroom*
- Guestroom Corridor
- Suites
- Public Areas including Restaurant and Bar
*The approval of the mock-up guestroom precedes the issue of the typical
guestroom.
Kitchen Consultant
- Kitchen Equipment
- Bar Equipment
- Laundry Equipment
T.S.
- Engineering Recommendations and Minimum Standards
- Audio Visual Equipment Schedule and Specifications
- Computer Equipment Schedule and Specifications
- Telephone Equipment Schedule and Specifications
T.S.
- Hotel Equipment Specification Book
Art Consultant
- Art Program
Signage Consultant
- Interior Signage
138
Specification Content
The format of the FF&E Specifications must minimally comply with the following
requirements. The design intent and operational suitability of these will initially be
reviewed by T.S. and the ongoing compliance monitored by Operators FF&E Project
Manager.
Interior Designer's Furniture and Fixtures

Supporting Documents
- Pre-amble setting out manufacturing standards, item performance,
installation and applicable code compliance
- Scaled drawings showing each item’s location
- Material reference book containing physical sample of all materials used
within designer’s scope of work
- Item by item quantity matrix
- Item by item anticipated cost
Item Specifications
- Project Name
- Issue date (revision date)
- Grouping number by area i.e. guestroom, suite, corridor, hotel lobby,
hotel restaurant number 1, hotel restaurant number 2, fitness centre, hotel
bar, etc.
- Item identification number by sequential integer within a group
- Quantity
- Item description including original Manufacturer's model name, model
number, and or serial number or “custom item”, details including metric
dimensions, finishes and assembly/construction method, applicable code
compliance
- Installation co-ordination as required
- Source details including original Manufacturer, Manufacturer’s Agent,
postal, telephone, fax and e-mail contact or “custom item”
- Manufacturer’s photographic cut sheet and/or metric dimension line
drawing, or “custom item” metric dimension detailed line drawings of
components, assembly, designs and pattern repeats
139
Artwork Consultants
- Pre-amble setting out framing and installation methods and standards
- Scaled drawings showing each items location
- Material samples of frames and finishes
Item Specifications
- Project name
- Grouping number by area, i.e. guestroom, suites, corridors, public area
- Quantity
- Item description including medium, artist's and piece name, unframed
dimensions
- Frame description including manufacturer's name, model number, finish,
metric dimensions
- Source details for both art and frame including postal, telephone, fax, and
e-mail contacts
- “Commissioned items” details including written narrative or medium,
subject, finished dimensions
- Copyright, intellectual property rights indication
Signage Consultants
- Pre-amble setting out manufacturing standards and item performance,
installation methods and applicable code compliance
- Scaled drawings showing item location
- Samples of materials used within Designers' scope of work
140
Item Specifications
- Project name
- Grouping number by area i.e. guestrooms, suite, corridors, public areas
- Quantity
- Item description including: medium material content, typeface, point size,
finishes and assembly/construction method including integrated lighting
as required
- Detailed metric scales line drawing of components, assembly and designs
Auxiliary Specifications
- Item by item copy content
- Item by item typesetting
Kitchen, Bar, Laundry Consultant

- Pre-amble setting out manufacturing standards, item performance,
installation methods and applicable code compliance
- Scaled drawings showing each item’s location and elevations
- “Custom Item” typical performance and form details
Item Specifications
- Project name
- Grouping restaurant kitchen, banquet kitchen, etc.
- Quantity
- Item description including original Manufacturer’s model name and or
serial number or “custom item”, metric dimensions, MEP requirements,
attachment, appliance code compliance
- Manufacturer's photographic cut sheet and or metric dimension line
drawings and technical cut sheet
- Manufacturer's and/or Consultant's installation requirements or
recommendations
141
Communications Equipment
T.S. will provide recommendations and minimum standards/ outline specification for
the following communications systems and equipment:
- Audio Visual
- Computer Equipment
- Telephone and Data
This information is detailed within T.S. Engineering Recommendations and Minimum

Standards. Commensurate with the progress of this specific project T.S. will develop
the above to provide:
- Item specifications
- Pre qualified Suppliers
- Schedule of Quantities and Locations
- Drawings outlining equipment locations
The scope of the items that are contained within the FF&E definition is strictly limited to:
equipment, hardware, software and programmable interfaces. Specifically excluded are
all associated architectural floor, wall, and ceiling works and finishes, associated
preparatory works, transmission power distribution systems and components leading to
and including termination outlets.
Hotel Equipment Specification Book

The HESB will be prepared by T.S. and will contain:
- Schedule of Recommended Suppliers' postal, telephone, fax and e-mail
details
- Product Specifications
Item Specification
- Project name
- Grouping by item section, i.e. Chinaware, Glassware, Material Handling
Trucks
- Preliminary quantities
- Item generic description
Auxiliary Specifications
- Tabletop equipment selection including Manufacturers' name, model
name and/or serial number, finishes
- Final quantities
142
- Final item description including Manufacturers' name, model name and/or
serial number, finishes
Specification Review
FF&E specifications are released for review and approval to Owner/Developer, T.S.
and other Consultants as required. T.S. will review the specifications to ensure
compliance with approved design intent, operational effectiveness and compliance with
minimum standards. Additionally, T.S. will review any attached Consultants cost
estimate for adherence to the approved maximum cost budget.
The Owner/Developer’s Purchasing Agent shall typically study the specifications in detail
to ensure that both the Consultants’ cost analysis/estimate and prevailing market costs
are within the maximum cost. A report detailing the Purchasing Agent’s findings shall be
submitted to the Owner/Developer and T.S.
T.S. will prepare a review of FF&E specifications and submit this to the
Owner/Developer and respective key Consultants. Any items requiring re-selection or
correction of detail must be re-submitted for T.S. further review and approval.
T.S. reserves the right to withhold approval on any FF&E items that:
- Exceed the approved FF&E Budget
- Are operationally incorrect or unsuitable
- Do not meet T.S. Product Specifications or Design Recommendations and
Minimum Standards
- Vary from the approved design intent
Supplier Pre-qualification
T.S. will only endorse/approve the use of pre-qualified vendors for the supply of any
FF&E item. T.S. will make available a schedule of recommended suppliers at the
time of the procurement program. This schedule represents manufacturers or suppliers
who have successfully fulfilled all contractual obligations on previous projects or supplied
operational hotels with items, which comply with approved design and performance
specifications and within the approved cost. Additional or alternative sources may, at any
time, be submitted to T.S. for pre-qualification approval. Pre-qualification conditions
will address:
- Structure, stability & trading results of company
- Manufacturing quality and capacity of company
- Previous contract history of company
- Compliance with terms and conditions of sale from purchaser
- Structuring of future re-supply agreement as applicable
143
Tender Documentation
The Purchasing Agent shall assemble tender documentation packages in compliance
with normal competitive tender practices following the Owner/Developers instructions
and in accordance with any local legal requirements. The package shall include:
- Copies of the approved specifications
- Quantities required
- Contractual terms and conditions including: timetable, payment, etc.
- Bidding instructions
Operators FF&E Project Manager will be available to review completed packages to ensure
compliance with approved specifications, and Supplier pre-qualification.
The Purchasing Agent shall record the circulation of packages to pre-qualified or

recommended Suppliers and register their returns.
Bid Analysis
On receipt of the bids, the Purchasing Agent shall review to ensure that the items on bid
are in accordance with the approved specifications and that the bid meets the terms and
conditions required. Any deviations or alternates from the approved specification or
terms and conditions shall be clearly noted.
Impacts on cash flow projections and financial administration shall be summarized.
A comparison spreadsheet for each package would then be assembled detailing each
item cost, sub-section costs and total package costs.
The Purchasing Agent shall prepare a written summary and recommendation, which
together with copies of the comparison spreadsheets shall be circulated to the
Owner/Developer, T.S. and the respective Consultant for review and comment.
The Purchasing Agent may then be briefed to commence commercial negotiations with
the favored bidders(s) or to prepare, with the relevant Consultant, reviews of the
possible alternates required to achieve budget compliance.
Bid Completion
T.S. minimally requires that bid analysis for all major items specified within a section
is both complete and in evident compliance with the FF&E budget prior to the award of
any purchase contract within that section.
Contract Award
Following Owner/Developer and T.S. joint approval of a bid, the Purchasing Agent
shall prepare and issue purchase contract documentation in accordance with
Owner/Developers instructions and complying with local legal requirements.
144
Spare Items, Parts & Components
The contract awarded must include the required quantities of spare items, parts and
components. These quantities will be identified by T.S. taking into consideration the
locality of the project, Supplier's location, custom fabrications, manufacturing lead time,
maintenance history and after sales services and the anticipated lifetime of the item.
Contract Administration
Typical contract administration duties should minimally include:
- Cash flow and payment recording, reporting of budgetary status
- Item tracking log showing status of contracted item vis-à-vis Shop drawing,
sample, prototype item approval, production, shipping, delivery, install, etc.
- Circulation of purchase contracts
- Co-ordination of delivery and installation timetables and supervision of on site
- activities
- Reconciliation of payments, deliveries and installations
- Preparation of Suppliers schedule showing item description, unit cost, quantity,
Suppliers contact details
Shop Drawings and Prototype Approval

Shop drawings, material and finish samples and, where identified as necessary,
prototypes for the following items are required to be submitted to Operators FF&E Project
Manager for review and approval prior to their manufacture:
- Custom designed or manufactured FF&E items
- Non-standard or modified production FF&E items
- Installed FF&E items including Kitchens, Bars and Laundries.
145
FF&E PURCHASING SCHEDULE – Interior Design, Artwork, Signage
Category Description Initial Pre- Issue Bid Bid Issue Installation Opening
Review Qualify Tender Review Selection Contract
A1
Guest- Casegoods +62 +56 +52 +48 +44 +38 +10 Wk 0
rooms
Upholstered +62 +56 +52 +48 +44 +38 +10 Wk 0
Items
Drapery +42 +38 +34 +30 +26 +22 +10 Wk 0
Soft Goods +46 +40 +36 +32 +28 +24 +10 Wk 0
Associated +54 +48 +42 +36 +30 +26 +18 Wk 0
Fabrics
Loose Lighting +54 +50 +46 +42 +38 +34 +10 Wk 0
Carpeting +50 +46 +42 +36 +32 +28 +12 Wk 0
A2 Wk 0
Public Casegoods +52 +48 +44 +40 +36 +32 +8 Wk 0
Areas
Upholstered +52 +48 +44 +40 +36 +32 +8 Wk 0
Items
Soft Goods +38 +34 +30 +26 +24 +20 +8 Wk 0
Associated +44 +40 +36 +32 +28 +24 +16 Wk 0
Fabrics
Loose Lighting +48 +44 +40 +36 +32 +28 +6 Wk 0
Carpeting +50 +46 +42 +36 +32 +28 +10 Wk 0
A3
Artwork Commissioned +34 +32 +30 +26 +24 +22 +2 Wk 0
Reproductions +46 +42 +38 +34 +30 +24 +8 Wk 0
Framing +44 +42 +40 +36 +32 +28 +8 Wk 0
Sculptures +34 +32 +32 +30 +28 +26 +6 Wk 0
A4
Internal Wall Mounted +30 +26 +24 +20 +18 +16 +4 Wk 0
Signage
Loose +30 +26 +24 +20 +18 +16 +1 Wk 0
Illuminated +30 +26 +24 +20 +18 +16 +4 Wk 0
Copy Content +20 N/A N/A N/A N/A +16 N/A Wk 0
146
FF&E PURCHASING SCHEDULE – Kitchens & Laundry
B1
Kitchens Standard +50 +46 +42 +36 +32 +28 +12 Wk 0
Manufactured
Standard +50 +46 +42 +36 +32 +28 +12 Wk 0
Sheet Metal
Custom +50 +46 +42 +36 +32 +28 +12 Wk 0
Manufactured
Custom +50 +46 +42 +36 +32 +28 +12 Wk 0
Sheet Metal
Cold Rooms +50 +46 +42 +36 +32 +28 +12 Wk 0
Centralized +50 +46 +42 +36 +32 +28 +12 Wk 0
Compressor
B2
Laundry Flatwork +36 +34 +30 +26 +24 +20 +Note 1 Wk 0
Ironer
Washer +36 +34 +30 +26 +20 +16 +Note 1 Wk 0
Extractions
Tumble Dryer +36 +34 +30 +26 +20 +16 +Note 1 Wk 0
Pressing +36 +34 +30 +26 +20 +16 +12 Wk 0
Valet Dry Cleaner +36 +34 +30 +26 +20 +16 +Note 1 Wk 0
Pressing +36 +34 +30 +26 +20 +16 +12 Wk 0
Note:
Due to oversize dimensions of Laundry Equipment, entry to area of placement may be
required prior to area and structural completion. Time schedule indicated for preceding
activities is from date of placement.
FF&E PURCHASING SCHEDULE – COMMUNICATIONS EQUIPMENT
C1 Computer +30 +28 +26 +24 +20 +18 +8 Wk 0
Equipment
C2 Telephone +44 +42 +40 +38 +32 +28 +12 Wk 0
and Data
Equipment
C3 Audio +30 +28 +26 +24 +20 +18 +8 Wk 0
Visual
Equipment
147
FF&E PURCHASING SCHEDULE – HESB
Category Description Initial Pre- Issue Bid Bid Issue Delivery Opening
D1 Chinaware +36 +32 +30 +22 +18 +16 +6 Wk 0
D2 Glassware +36 +32 +28 +22 +18 +16 +6 Wk 0
D3 Silverware +36 +32 +30 +22 +18 +16 +6 Wk 0
D4 Linen +36 +32 +30 +26 +22 +20 +8 Wk 0
D5 Uniforms +34 +30 +28 +24 +20 +18 +4 Wk 0
E1 Office +34 +27 +25 +19 +17 +16 +8 Wk 0
Furniture &
Equipment
E2 Print Shop +28 +24 +22 +20 +18 +20 +6 Wk 0
Equipment
E3 Material +30 +26 +24 +18 +15 +14 +8 Wk 0
Handling
Trucks
E4 Cleaning +20 +17 +15 +11 +9 +8 +4 Wk 0
Equipment
E5 F&B Special +26 +22 +20 +16 +14 +12 +4 Wk 0
Equipment
E6 Shelving & +25 +21 +19 +15 +13 +12 +6 Wk 0
Lockers
E7 Vehicles +16 +15 +14 +12 +10 +8 +4 Wk 0
E8 Banquet +30 +26 +24 +18 +14 +12 +4 Wk 0
Equipment
E9 Recreational +34 +30 +28 +22 +20 +18 +6 Wk 0
Equipment
E10 Minor +34 +32 +30 +24 +20 +18 +8 Wk 0
Electrical
Equipment
F1 Kitchen & +30 +26 +24 +18 +16 +14 +6 Wk 0
Stewarding
Utensils
F2 Dining Room +30 +26 +23 +17 +15 +14 +6 Wk 0
Accessories
F3 Engineering & +17 +15 +14 +10 +9 +8 +2 Wk 0
Landscaping
Tools
F4 Guestroom & +32 +28 +28 +20 +17 +14 +6 Wk 0
Housekeeping
Accessories
148
- Engineering Recommendations and
Minimum Standards chapter,
“Sustainable Design Criteria”
Introduction
Hotel construction and operation have considerable environmental impact. Hotels, like
many other buildings, use resources and raw materials and also generate waste and
potentially harmful emissions. Design consultants are required to take into consideration
the accessibility, security, health and productivity aspects of the development while
minimizing its impact on the environment. An integrated and coordinated approach by
the various stakeholders is key to the success of the sustainable design.
Sustainable design supports the protection of the environment and conservation, and
seeks optimization of cost and benefits to the environment, society and humans without
compromising the functionality of the building.
Although there are various versions of the definition of sustainability and sustainable
design, the main objectives can be classified, as follows:
- Land use and Accessibility
- Environmental Quality - Indoor and Outdoor
- Use of Environmentally Preferable Products and Materials
- Waste Management and Reduction
- Ecology and Biodiversity
- Water Protection and Conservation
- Energy Use Optimization
- Atmospheric Impact and Local Air Quality
- Operational and Maintenance Practices
149
Land Use and Accessibility
The location, orientation and landscaping of a building affect the local ecosystems,
transportation methods and energy use. Safety and physical security have also become
a critical component of site design. Roads, parking, vehicle barriers and perimeter
lighting need to be addressed during the design phase of a project.
Optimization of land use, provisions for open spaces for the benefit of the people and
biodiversity are also required. Connectivity and the movement of people and
accessibility need to be carefully planned.
Protection and enhancement of cultural heritage and distinctiveness shall also be one of
the design objectives.
Environmental Quality - Indoor and Outdoor

Environmental quality has a big impact on people's health, comfort and productivity. A
sustainable building should maximize daylight and ensure indoor air quality by way of
having proper ventilation, temperature and moisture control and avoiding the use of
materials with high VOC emissions.
Acoustic performance within and outside buildings is very significant for noise control
and well-being of occupants. The visual quality should also be maintained with good
architecture and interior design that blends in the traditional architectural style.
Use of Environmentally Preferable Products & Materials

The products and materials that have reduced life-cycle impact on human health and the
environment shall be preferred for use in the building. The use of materials with low
embodied energy, recycled materials, and those that are sourced locally should be
encouraged. The use of non-renewable materials should be avoided.
Waste Management and Reduction

The designers are challenged to design systems that avoid and reduce the production of
waste during the construction and operation of the hotel. The design should facilitate to
reuse or recycle equipment, components and materials. Opportunities for segregation of
waste for recycling should be sought.
Ecology and Biodiversity

The designers are encouraged to use appropriate landscaping to enhance the site and
recreate biodiverse habitats for key species of flora and fauna. The use of indigenous
plants suited to local soils, climate and water will help self sustainability of landscapes.
Contamination of land should be prevented and remediation using sustainable methods
should be encouraged.
150
Water Protection and Conservation
Fresh water is a scarce resource in many parts of the world. A sustainable building
should reduce, control or treat site run-off, use water efficiently and reuse or recycle
water for on-site use when feasible. The quality of ground, fluvial and seawater shall not
be adversely affected by building's construction and operation. Adverse impacts of water
should be avoided such as flooding from rivers or storm water run-off.
Energy Use Optimization

It is essential to use methods and systems that reduce load, maximize efficiency and
utilize renewable energy resources. Wherever appropriate, the design should pursue
zero-carbon emission opportunities.
Atmospheric Impact and Local Air Quality

The designers shall consider the reduction of air pollution and greenhouse gas
emissions (CO2, methane, ozone, etc.) contributing to global warming. Ozone depleting
substances such as CFCs should not be used. The boiler and vehicle emissions should
be minimized.
Operational and Maintenance Practices

Incorporating operating and maintenance considerations into the design will contribute to
improve working environments, higher productivity and reduced energy and resource
costs. Designers are encouraged to specify materials and systems that are cost
effective and that reduce life-cycle costs, simplify and minimize maintenance
requirements, use less water, energy and toxic chemicals and cleaners to maintain.
151
Attachment
Sustainable Design
- “Sustainable Design Criteria”
(Excerpted from ERMS Version 3.0)
SUSTAINABLE DESIGN CRITERIA
Sustainable Design Criteria

Design Philosophy
SUSTAINABLE DESIGN
1. Narrative:
We believes it is our shared responsibility to combine astute asset management with a

passionate commitment to genuine and strategic stewardship of the environment.
We are committed to designing, building and managing innovative hotels that provide our guests
with authentic and comfortable accommodations that respect the natural environment and the
local communities in which we operate.
We engage and motivate our colleagues around the world to be our ambassadors in achieving
these goals, we work with suppliers to develop and provide innovative products and solutions, and
we strive to offer our guests unparalleled service in surroundings that reduce our impact on the
environment and positively contribute to the community.
2. Design Philosophy:
As a caring hospitality company and a citizen of the communities in which we operate, We view
the incorporation of sustainable practices into our design standards as both a business imperative
and as a responsibility. We strive to operate hotels that conserve natural resources, use materials
and resources wisely, and continue to adopt appropriate environmental standards throughout the
entire life cycle of a property. In emphasizing a design approach that guides our properties to
blend harmoniously & responsibly into their local context, reduce energy & water consumption,
minimize waste & harmful emissions, and make use of sustainable materials in their construction,
We stress sustainable design as an integral component of its overall strategy.
We have adopted this Sustainable Design Criteria to be implemented in all our projects. However,
for certain projects and/or regions, some aspects of the criterion may not be advisable or readily
achievable. Therefore, the sustainable criteria items are categorized as “Minimum Standard” and
“Recommended.” The following are definitions for these terms:

Key Features
Sustainable Criteria Definitions
MINIMUM STANDARD: A criterion that is essential to a project design and shall

be incorporated into all projects no matter the size, program, or location.
RECOMMENDED: A criterion that shall be evaluated and considered by a
licensed, experienced professional. The professional shall provide The Operator a
detailed list of benefits and challenges along with an executive summary that
presents the professional’s recommendation for this item.
In selecting items that are appropriate for a project, at no time shall these sustainable approaches
negatively impact our guest’s experience or the required brand standards and design
criteria. The goal is to incorporate responsible, sustainable methods and materials into a property
while enhancing the guest’s stay at the property.
3. Key Features:
The following criteria are to be utilized in the construction of new properties and renovations of
existing hotels:
o All building activities shall promote the protection of the welfare, health, and safety of
the population.
o All building activities shall have minimal ecological impact on the local environment.
o All design activities shall seek to maximize energy efficiency, use recycled &
recyclable products, and minimize the production of waste, harmful emissions and
the use of non-sustainable resources.

Design & Technical Criteria
Design & Technical Criteria
The intent of this document is not to establish unique design concepts credited to our
company but to provide the project owners and designers with those sustainable
approaches that shall be integrated in a 5 star hotel. In the development of these Sustainable
Design criteria, many sources were evaluated as they related to the hospitality industry and
their appropriateness to hotel brands.
Some specific minimum standards and recommendations have been modified to reflect our
Needs while other references are more directly stated by referencing
internationally recognized
organizations that provide design and/or construction guidelines. These published guidelines
shall be reviewed for the complete explanation and compliance requirements. Renewable
sources are defined by Center for Resource Solutions (CRS) Green-e products certification
requirements. Refer to www.green-e.org for additional details on Green-e program. The
American Society of Heating, Refrigerating and Air-Conditioning Engineers (ASHRAE)
publish three standards that pertain to The
Operator projects: ASHRAE 62.1-2004 is written for high-
rise construction, ASHRAE 62.2-2004 is written for low-rise construction, and ASHRAE 55-
2004 addresses thermal comfort. The following is a complete list of reference sources:
o United States Green Building Council's (USGBC) LEED
o World Travel & Tourism Council's (WTTC) Green Globe Programme
o American Society of Heating, Refrigerating and Air Conditioning Engineers
(ASHRAE)
o Environmental Protection Act (EPA)
o City of Austin, Texas, Austin Energy Green Building Program
o Illuminating Engineering Society of North America (IESNA)
o National Emissions Standards for Hazardous Air Pollutants (NESHAP)
o South Coast Rule #1168VOC
o Forest Stewardship Council’s Principles and Criteria
o National Energy Policy Act
o International Performance Measurement & Verification Protocol (IPMVP) Volume III:
Concepts and Options for Determining Energy Saving in New Construction
o Montreal Protocol
o Center for Resource Solutions (CRS) Green-e products certification

Project Approach
Project Approach:
 Design Process: MINIMUM STANDARD – The implementation of sustainable concepts

begins with the design process. At the project inception, the project design team shall follow
guiding principles starting with the facilities area program to siting & orienting the structure(s)
to selection of all the systems, components, and materials. These guiding principles shall
draw from published materials and standards developed by recognized authorities including
but not limited to:
o International Tourism Partnership – International Business Leaders Forum
o The US Green Building Council – Leadership in Energy and Environmental Design
(LEED) [United States of America and Canada]
o Building Research Establishment Environmental Assessment Method (BREEAM) –
[United Kingdom]
o Green Globes – [United States of America and Canada]
o Green Star – [Australia]
o Japan Sustainable Building Consortium – Comprehensive Assessment System for
Building Environmental Efficiency (CASBEE) – [Japan and China]
o International Initiative for a Sustainable Built Environment (iiSBE) - SBTool –
[International]
o Energy Star – [United States of America]
o The Natural Step – [International]
Building Systems: MINIMUM STANDARD – All the building systems including the
Structure, Heating, Ventilation, & Air Conditioning (HVAC), Electrical, and Plumbing shall
consider the latest innovations and practices available for the region in which the project is
located.
Sustainability Consultant: RECOMMENDED – A certified / registered Sustainability

Consultant shall be engaged as part of the design team. This consultant should be
independent from the architectural, interior design,and engineering consulting services in
order to provide the owner/developer and operator with objective and independent
recommendations and interpretations. This consultant’s scope of services shall include
becoming familiar with the Design Criteria, comparing these Criteria with the local
regulatory requirements, and determining the availability, appropriateness,& best practices
for potential sustainable concepts.

Building Sites and Site Components
Building Sites and Site Components:

Site Characteristic Studies: MINIMUM STANDARD – Document all existing site
characteristics (solar, natural topography, prevailing winds, surface water, vegetation, and
other natural features). Plan to maintain, improve, or restore existing natural site features.
Locate the building structure(s) to minimize their impact while capitalizing on the natural site
characteristics.
Alternate Transportation: MINIMUM STANDARD - Provide a secured bicycle storage area
along with employee changing, locker, and shower facilities to encourage employees to ride
bikes to work instead of driving motor vehicles. Provide bike storage spaces for 5% of the
full-time employee count.
Outdoors Seating: MINIMUM STANDARD – Provide one (1) shaded exterior site seat for
every ten (10)-guestroom keys. The seating shall be distributed for use by hotel guests and
employees. Some appropriate areas for guest seating include the porte cochere, outdoor
dining, and pool/terrace. Employee areas shall be located adjacent to the primary employee
entry and recommended that efforts should be made to screen those from public and guest
view.
Electric, Low-emitting and Fuel-efficient Vehicles: MINIMUM STANDARD – (One of the
following is required. It is RECOMMENDED that as many as possible of these criteria be
integrated into the project).
1. Provide one reserved preferred parking stall in close proximity to the entry for every
150 room keys for guests driving electric, hybrid or flex-fuel vehicles. This parking
stall shall include an electrical power receptacle for electric vehicles.
2. Provide hotel shuttle service to public transportation terminals including bus, rail, and
airports.
3. Utilize electric powered, hybrid or flex- fuel vehicles for hotel shuttle and service use.
Light Pollution Reduction: MINIMUM STANDARD - (One of the following is required as a
MINIMUM STANDARD. It is RECOMMENDED that as many as possible of these criteria be
1. Ensure exterior lighting meets Illuminating Engineering Society of North America

(IESNA) RP-33 light trespass.
2. Eliminate up lighting of hotel flags and site landscaping elements.
3. Eliminate the building-up lighting.
4. Utilize low cut-off type light fixtures for all exterior lighting including the site and
building. Position these lights so that the perimeter lighting fixture doesn’t trespass
light beyond the property lines.

Building Sites and Site Components
Non-roof Heat Island Effect: MINIMUM STANDARD – (One of the following is required as
a MINIMUM STANDARD. It is RECOMMENDED that as many as possible of these criteria
be integrated into the project)
5. Utilize a vegetative open paving grid (at least 50% pervious) for at least 10%
(minimum) of the total combined site hardscape
6. Use a paving material with a minimum Solar Reflectance Index (SRI) of 29.
7. Based on the overall site non-roof impervious surface area, provide native and
adaptive vegetative shade planting (five year grow-in) for 40% of site area.
8. Locate 50% of parking underground.
9. In a parking structure, the top floor/roof level shall have a minimum SRI 29 exposed
surface.
Drinking Water Protection: RECOMMENDED - Locate a project on a site that is NOT in a
“Drinking Water Protected Zone” or other groundwater recharge area.
Protect Open Areas: RECOMMENDED – Limit the site disturbance to 40’ (12 m) beyond
building perimeter; 10’ (3 m) beyond walkways, patios, and surface parking; 15’ (5 m) beyond
roadways and utility trenches; 25’ (8 m) beyond any pervious areas that require additional
staging.
Brownfield Sites – existing site cleanup: RECOMMENDED – Locate a project on a

previously developed site instead of a Greenfield Site where no previous disturbance or
development has taken place. When redeveloping the site, take measures to help create a
safe and healthy environment for our guests and employees.
Development Density: RECOMMENDED - Construct the hotel in close proximity to existing
community services (i.e. banks, places of worship, convenience groceries, day care, beauty
salon, laundry services, medical/dental, fitness centers, theaters, retail, & community
centers) and municipal infrastructure (i.e. sanitary sewer, domestic water, electrical, &
roadways.) (Reference source United States Green Building Council's (USGBC) LEED)
Public Transportation Access: RECOMMENDED - Locate a project when possible within

walking distance (1/4 mile (400 m)) to public transportation including buses, rail, and airports.
Maximize Vegetated Open Areas: RECOMMENDED – Provide vegetated open area equal
to 20% of the project site area. The area calculation may include vegetated roof areas if the
roof planting meets the definition of native/adaptive planting.
Rainwater Harvesting Design (Quantity): RECOMMENDED – Collect at least 20% of all
roof and/or parking area runoff and store the water to be used for site irrigation or other
approved uses.

Facility Planning and Exterior Design
Facility Planning and Exterior Design:
Building Envelope, Orientation, and Massing: MINIMUM STANDARD – A building shall

be oriented to reduce solar gain through windows & building mass while capturing prevailing
winds in the most acceptable manner. A northern hemisphere example to achieve this
requirement is as follows:
When appropriate orient the majority of guest windows to the north and south in order to
minimize air conditioning load and optimize passive heating in winter. Evaluate exterior
vertical shading for west exposure considering vertical fins, honeycombs, saw tooth
projections or trellises to shade west and possibly east glass. Eyebrows and overhangs
should be considered for southern exposures.
Building Entries: MINIMUM STANDARD – All primary entries shall use revolving doors or
double automatic sliders on a vestibule for high traffic pedestrian areas. Provide vestibules
for luggage and other entry/exit portals. Locate doors to encourage use of revolving doors
and discourage use of swinging doors. Provide windbreaks and/or construct the rest of the
building to minimize stack effect and wind gusts into the public areas of the hotel. Install
walk-off mats or grate systems to capture any contaminants brought into the building from
the visitor’s shoes and clothing.
Exterior Glazing: MINIMUM STANDARD – Insulated double pane (standard and low
emissivity) glass shall be installed into thermally broken frames. Do not use clear glass. Use
lightly tinted glass to reduce solar load yet maintain adequate vision qualities. Where external
noise is a potential problem, use ¼" (6mm) exterior glass, a 2" (50mm) air space with
absorbent sides, laminated glass inside, and 20-year life acoustic caulk at all joints or cracks.
Roof Heat Island Reduction: MINIMUM STANDARD - (One of the following is required as a
MINIMUM STANDARD. It is RECOMMENDED that as many as possible of these criteria be
1. High albedo surfaces have both a light color (high solar reflectance) and a high
emmittance to reject heat back to the environment. Approved high albedo roof
surfaces (typically white in color and smooth in texture) shall have a minimum total
solar reflectance of no less than 0.70 (ASTM E-903.)
2. Vegetative roof for 50% of roof area
3. Combination high albedo/vegetative for 75% of roof area.

Storage and Collection of Recyclables – Facilitate in the reduction of waste generated by

building occupants that is hauled to, and disposed of in landfills.
o Hotel Recycling Center: MINIMUM STANDARD - Each property shall provide a readily
accessible recycling area that serves the entire facility and is dedicated to the collection,
separation, and holding of recyclable materials including (at minimum) paper, corrugated
cardboard, glass, plastics, and metals.
Recyclable materials storage areas shall be located adjacent to refuse collection /

storage areas and the receiving dock in order to provide convenient recyclable materials
drop-off, holding, and collection. Trash and recycling areas must be enclosed such that
they are screened from public view. The enclosure shall be constructed of durable
materials, such as masonry, and shall be compatible with the structure to which it is
associated. Gates shall not be utilized to provide the screening enclosure. Enclosure
areas shall be constructed on a concrete pad, for longevity and safety of handlers.
Gravel, packed dirt and rutted asphalt will not be allowed.
The design assumption is that the recyclable materials will be collected at least twice a
week. Three scenarios to be considered when designing these facilities include:
1. In locations where the waste management service collects recyclables

separately, the programmed spaces shall be designed to accommodate the
recyclable materials along with all necessary equipment to minimize the required
storage volume. The recycled glass, plastic (crushed), and aluminum cans
(crushed) shall be held in 80-gallon plastic containers.
2. In locations where the waste management service collects mixed recyclables, a 3
yard3 (2.5 m3) dumpster shall be provided dedicated to the holding of recyclable
materials. However, this dumpster is in addition to the required below aggregate
required areas.
3. In locations where recycling services are limited or not available, the required
recycling spaces shall still be provided. In the future, recycling services may
become available and the property must be able to adequately handle collection
of recyclable materials at that time.

Preliminary Facility Program Areas

Number of Hotel Keys=R
R  130 130 < R  200 200 < R  300 300 < R  500 R > 500
2 2 2 2
Glass Recyclables 20 ft 50 ft 75 ft 90 ft
See note
area 2 2 2 2 below
(2 m ) (4.5 m ) (7 m ) (8 m )
2 2 2 2
Plastic Recyclables 25 ft 50 ft 75 ft 90 ft
See note
area 2 2 2 2 below
(2.5 m ) (4.5 m ) (7 m ) (8 m )
2 2 2 2 See note
Cardboard and 60 ft 90 ft 120 ft 150 ft
Paper Recyclables 2 2 2 2
below
area including (5.5 m ) (8 m ) (12 m ) (14 m )
bundler
2 2 2 2 See note
Aluminum Can 20 ft 40 ft 60 ft 75 ft
Recyclables area below
2 2 2 2
with crusher (2 m ) (4 m ) (6 m ) (7 m )
2 2 2 2
Miscellaneous 25 ft 50 ft 75 ft 90 ft
See note
Holding area for 2 2 2 2 below
FFE, Construction, (2.5 m ) (4.5 m ) (7 m ) (8 m )
and Universal
Recyclables
Hotels greater than 500 keys – For hotels greater than 500 keys, Operator shall provide
the design team with a preliminary area program that defines the requirements. These
spaces will be based on the location and the type of hotel being planned.
Additional Storage and Collection of Recyclables: RECOMMENDED – Combine

recycling facilities with surrounding or neighboring properties to reduce the amount of
scheduled pick-ups. As an example, in a mixed-use development, the hotel can combine
its recycling facilities with other development uses. When using this option, the recycling
facilities shall be sized for all the properties that utilize this combined facility. The Operator shall
provide the design team with a preliminary area program that defines the requirements.
These spaces will be based on the location and the type of hotel being planned.

Construction Materials, Process, and Methods
Construction Materials, Process, and Methods:

Construction Activity Pollution Prevention: MINIMUM STANDARD – Review the erosion
and sedimentation control guidelines established by the local regulatory authorities and the
United States of America Environmental Protection Agency (EPA). The more stringent
standards shall be adopted for the project. Develop an Erosion and Sedimentation Control
(ESC) plan that follows these standards and strictly adhere to the plan during the full extent
of a construction project. The plan shall reduce pollution from construction activities by
controlling rainwater runoff, and soil erosion caused by both wind (airborne dust generation)
and water (waterway sedimentation.)
Asbestos Removal: MINIMUM STANDARD - Survey all existing buildings prior to the
commencement of any work by a qualified certified specialist and identify any potential
sources of Asbestos. If asbestos is discovered, follow all the National Emissions Standards
for Hazardous Air Pollutants (NESHAP) standards to encapsulate or remove the identified
hazards. Survey procedures shall follow proper regulatory procedures governed by the
location of the project.
Construction Waste Management Standard Material Use: MINIMUM STANDARD –
Utilize standard or custom ordered materials to reduce the amount of scrap and waste
associated with non-standard material sizes. Industry standards should be used to design
without cut and waste. (Example: Ceiling heights should be based on standard stud and
gypsum board sizes. If higher ceilings are desired, a solution shall be developed to prevent
excessive waste of materials.)
Low-Emitting Materials - Specify and provide all products and materials complying with the
following. Any deviations from this standard must be pre-accepted by Operator in writing prior to
use and only for performance issues.
o Adhesives & Sealants: MINIMUM STANDARD – Comply with the “South Coast Rule
#1168VOC” which limits the Volatile Organic Compounds (VOC) of a sealant or
adhesive.
o Paints & Coatings: MINIMUM STANDARD - Comply with Green Seal Standard GS11.
The General Contractor shall maintain the documentation that includes manifests and
Material Safety Data Sheets (MSDS) sheets.
o Carpet Systems: MINIMUM STANDARD - Meet the testing and product requirements
of the Carpet and Rug Institute’s Green Label Plus program. All carpet adhesives shall
meet the VOC limit of 50g/L. The General Contractor and Purchasing Agent shall
maintain the documentation that includes manifests and Material Safety Data Sheets
(MSDS).
o Composite Wood & Agrifiber Products: MINIMUM STANDARD - Specify wood,
agrifiber products, and on-site laminate adhesives that contain no added urea-
formaldehyde resins. The General Contractor shall maintain the documentation that
includes manifests and Material Safety Data Sheets (MSDS).
o Insulation: MINIMUM STANDARD – Specify and install all insulation (excluding piping)
that contains no added urea-formaldehyde.

• Regional Materials - Specify building materials and products that are extracted,
manufactured or assembled into building product components from within 500 miles
(800 Km) of the project site, thereby supporting the regional economy and reducing the
environmental impacts resulting from overseas transportation. Additionally, make efforts to
hire a local labor force that resides within 500 miles (800 Km) of the project site. Percentage
shall be calculated by dividing the cost of the regionally obtained materials, plus the labor
costs for those that reside regionally, by the value of all building materials and products
associated with Construction.
o Use Materials totaling 30%: MINIMUM STANDARD – 30% of the installed building
materials and products are extracted and manufactured, as well as the labor that
resides within 500 miles (800 Km).
o Use Materials totaling 50%: RECOMMENDED –50% of the installed building materials
and products are extracted and manufactured, as well as the labor that resides within
500 miles (800 Km).
 Construction Waste Management: Divert construction demolition and land clearing debris
from landfill disposal. Recycle land clearing debris, cardboard, metal, brick, concrete, plastic,
wood, glass, gypsum board, carpet and insulation. Designate a specific area on the
construction site for recycling and track recycling efforts throughout the construction process
(video tape and/or photographic records along with written logs).
o Divert 50% from Landfills: MINIMUM STANDARD – Recycle 50%.

o Divert 75% from Landfills: RECOMMENDED – Recycle an additional 25%, in excess
of the required 50%.
 Recycled FF&E Content - Use materials with recycled content such that the sum of the
post-consumer recycled content plus one-half of the pre-consumer content constitutes either
of the stated percentages of the total value of the materials in the project. Post-consumer
materials are generated by the facility user in their role as an end-user of the product that
can no longer be used for its intended use. The Pre-consumer waste is material that can be
diverted from the waste stream during the manufacturing process. Mechanical and electrical
components shall not be calculated. The following is how this is calculated: Total recycled
content value ($) = (% of post-consumer recycle content x material cost) + .5 X (% of pre-
consumer recycle content x material cost).
o 5% (post-consumer + ½ pre-consumer): MINIMUM STANDARD – Use materials with

recycled content of at least 5% of the total value of the materials in the project.
o 10% (post-consumer + ½ pre-consumer): RECOMMENDED – Use materials with
recycled content of at least 10% of the total value of the materials in the project.

• Building Reuse: Extend the life cycle of existing building stock, conserve resources, retain
cultural resources, reduce waste, and reduce environmental impacts of new buildings as they
relate to the materials’ manufacturing and transportation. This criterion excludes windows
assemblies and nonstructural roofing materials.
o Resource Reuse 5%: MINIMUM STANDARD for Renovation Only – Use salvaged,
refurbished, or reused materials, products and furnishings for at least 5% of the value of
building materials. Consider salvage materials such as beams, posts, flooring, paneling,
doors, frames, cabinetry, furniture, brick, etc
o Maintain 75% of existing Walls, Floors and Roof: RECOMMENDED – Integrate 75%
of the existing walls, floors, and roof into the design and execution of the project.
o Maintain 100% of existing Walls, Floors and Roof: RECOMMENDED – Integrate
100% of the existing walls, floors, and roof into the design and execution of the project.
o Maintain 100% of Shell/Structure and 50% of Non-Shell/Non-Structure:
RECOMMENDED – Extend the life cycle of existing building stock, conserve resources,
retain cultural resources, reduce waste and reduce environmental impacts of new
buildings as they relate to the materials’ manufacturing and transportation. This criterion
excludes windows assemblies and nonstructural roofing materials and should include
reuse of 50% of the interior walls, doors, plumbing lines, HVAC ducts, ceilings and
lighting.
• Construction Waste Management Donation and/or Reuse: RECOMMENDED – Recycle
construction related materials by donating these materials to a charitable organization¸
(example: Habitat for Humanity) or recycle the material by remanufacturing the material into
product specific items that are reused in a new or renovated construction.
• Construction Material Selection: RECOMMENDED – Use non-wood construction methods

to create more durable buildings that do not deplete the environment of natural resources.
Reduce the impact to wood resources/environments resulting from extraction and processing
of new virgin material.
• Rapidly Renewable Materials 5%: RECOMMENDED – Reduce the depletion of finite raw
materials and long-cycle renewable materials by replacing them with rapidly renewable
materials. Use rapidly renewable building materials and products (made from plants that are
typically harvested within a ten-year cycle or shorter) for 5% of the total value of all building
materials and products used in the project. Some examples of such materials include
bamboo, wool, straw board, cotton insulation, poplar Oriented Strand Board, Sunflower seed
board, wheat board cabinets and others.
• Certified Wood: RECOMMENDED – Reduce the use of non-environmentally responsible

forest management by utilizing 100% of all wood based materials and products, certified in
accordance with the Forest Stewardship Council’s Principles and Criteria. Provide the
vendor’s or manufacturer’s Forest Stewardship Council chain of custody certificate number.

Indoor Environmental Systems
Indoor Environmental Systems:
• Minimum Indoor Air Quality (IAQ) Performance: MINIMUM STANDARD - All Hotels
are to be smoke-free environments. If not advisable due to location or cultural expectations,
provisions must be made to mechanically satisfy the required air quality by separating and
exhausting smoking areas (holding them at a negative air pressure to surrounding areas) or
providing an alternative to indoor smoking accommodations for guests and staff.
• Polychlorinated Biphenyls (PCB) Removal: MINIMUM STANDARD - Survey all existing

buildings prior to the commencement of any work and identify any potential sources of PCB’s
and remove these contaminants. Survey procedures shall follow approved proper regulatory
procedures governed by the location of the project.
• Environmental Tobacco Smoke (ETS) Control: MINIMUM STANDARD – For properties

that are not tobacco smoke free, provide a Building Automation System that shall alarm when
differential pressure conditions between smoking and non-smoking areas are less than the
established parameters.
• Construction Indoor Air Quality (IAQ) Management Plan, During Construction:

MINIMUM STANDARD - Create and adhere to an IAQ management plan that shall be
created by the General Contractor (GC). The owner/developer shall have the GC provide
their plan to operator for acceptance prior to commencing work. The plan should have the
following components: Strategies, HVAC Protection, Source Control, Housekeeping and
Scheduling. In renovation projects, an indoor environmental professional may need to be
consulted to develop a process to mitigate airborne fungi or asbestos that can result from
demolition.
As part of this plan, the GC shall utilize filters with a minimum efficiency of MERV 8 on all
return air grills to maintain the integrity of the permanent HVAC system. Upon completion of
the project, the condition of the mechanical system shall be verified and cleaned if/as
necessary. During the actual construction process, portable HVAC units with MERV 8 filters
may be utilized instead of the permanent HVAC system.
• Indoor Chemical & Pollutant Source Control: MINIMUM STANDARD – Evaluate the
property’s exhausted areas and HVAC systems filtration media to identify chemical and
pollutant sources.
Recognize exhaust requirements for all areas during the space planning design phase.
Areas of note shall include chemical rooms, maintenance / engineering shops, copier rooms,
recycling / trash rooms, mechanical rooms, and kitchen areas.
Provide HVAC filtration that ensures outside air is filtered to the minimum standards. In other
specific project regions, consideration shall be given to other appropriate methods such as
mist stops in sub-tropical areas, Ultraviolet (UV) light to kill fungi, and high efficiency filters
(MERV 13) on permanent HVAC units.

• Controllability of Systems, Lighting: MINIMUM STANDARD – Design and install lighting

systems that the property users shall control their lighting levels to meet individual
preferences and task needs. The following are the requirements for each user group:
o Hotel Guestrooms Users: Provide individual lighting controls in all guestrooms. These
controls shall allow the guest to adjust the quantity of fixtures illuminated and (as
designed) their intensity. There shall be a master disconnect device at the entry. In
addition to the general lighting, task lighting with individual controls shall be provided in
the work, relaxation, and sleeping zones of the guestroom. In properties that implement
a lighting control system integrated into the energy management system, the lighting
shall have dual occupancy sensors to prevent false readings.
o Meeting Space Users: Provide individual lighting controls in each meeting space
including ballrooms, meeting rooms, banquet rooms, conference rooms, business
centers, boardrooms, and Residences. Each subdivision is to be zoned separately with
local control and master controls. For those meeting spaces that have sound and light
booths, these controls shall be remotely controlled from these booth areas. These
controls shall allow meeting facility users to adjust the quantity of fixtures and light
levels, such as dimming of lamps. These controls shall consist of preset dimmers
providing at least four scenes. In properties that integrate the lighting control system into
the energy management system, the lighting shall have dual occupancy sensors to
prevent false readings.
o Food and Beverage Users: In all Food and Beverage areas including restaurants, bar,
and coffee shops, preset dimmers with at least four scenes and lockout shall be
provided. In the general dining area, these dimmers shall not be readily accessible to the
general public but shall be for control by the venue’s management. In special individual
dining rooms, the user control shall follow the requirements of meeting space users.
o BOH Users: In the back of house, the lighting control systems shall be zoned into work
areas and shall have a control sequence based on usage.
 Lighting that serves general use 24-hour activity areas shall be controlled
centrally.
Areas that have fixed operational schedules such as engineering shops and
kitchens shall be controlled at the primary use zone using a time clock system
and motion detectors.
Areas that are accessed infrequently such as storage and housekeeping rooms,
the lighting in this room shall be controlled with motion detecting sensors.
Areas where there are numerous users performing individual tasks such as open
cubicles in administration areas or front desk clerks, task lighting shall be
provided with individual controls and dimming to provide users with personalized
lighting controls.

• Controllability of Systems, Thermal Comfort: MINIMUM STANDARD – Design and install

the HVAC systems in a manner that users shall have control of their thermal comfort to meet
their individual preferences and task needs as defined in ASHRAE 55-2004. In all occupied
spaces, the ability of a user to open a window should also be considered. Other design
considerations may involve the individual space registers, radiant controls, sensors, etc. The
following are the requirements for each user group:
o Hotel Guestrooms Users: Guestrooms shall be designed with individual temperature
controls and Fan Coil Units (FCUs). Provide individual digital programmable thermostats
that are interfaced with the master lighting disconnect device at the entry that directs the
system to revert to preset conditions. When Building Automation Systems are included,
the thermostat shall also interface to the Property Management System. The individual
guestroom users shall have complete (100%) control of their thermal comfort so as to
meet individual preferences and task needs as defined in ASHRAE 55-2004. In
properties that implement an integrated energy management system, the system shall
have dual occupancy sensors to prevent false readings.
o Meeting Space Users: Provide individual digital programmable thermostats in the actual
meeting spaces including ballrooms, meeting rooms, banquet rooms, conference rooms,
business center, boardrooms, and Residences. Each subdivision is to be zoned
separately. These thermostats shall allow the meeting facility users to control their
thermal comfort to meet individual preferences and task needs as defined in ASHRAE
55-2004. The thermostats shall be located adjacent to the lighting control panels for
each subdivision room; locate temperature sensors as required for accurate reading of
room conditions. In properties that implement an integrated energy management
system, the system shall have dual occupancy sensors to prevent false readings.
o Food and Beverage Users: In all Food and Beverage areas including restaurants, bar,
and coffee shops individual digital programmable thermostats in the actual space shall
be provided. In the general dining area, these thermostats shall not be readily accessible
by the general public but are for control by the venue’s management. In special
individual dining rooms, the user control shall follow the requirements of meeting space
users allowing users to control their thermal comfort to meet individual preferences and
task needs as defined in ASHRAE 55-2004. The thermostats shall be located adjacent
to the lighting control panels for each subdivision room; locate temperature sensors as
required for accurate reading of room conditions.
o BOH Users: In the back of house, the thermal comfort control systems shall be zoned
into work areas and have a control sequence based on usage. In general use areas
where there is 24-hour activity, these spaces shall be controlled remotely by the Building
Management System to reduce nuisance temperature swings created by a few
occupants. In areas that have an operational fixed schedule such as engineering shops
and kitchens, these spaces shall be equipped with individual digital programmable
thermostats in the actual spaces. For office and shared space, Variable Air Volume
(VAV) boxes shall be provided to serve single office spaces with a localized temperature
control.
• Controllability of Guestroom Environment, Thermal Comfort: MINIMUM STANDARD –

When operable windows are provided in guestrooms, they shall be equipped with
4” restrictors and localized micro-switches that disconnect the HVAC unit(s) serving that
room when the window is opened. Sliding and hinged doors opening to the exterior shall

also be equipped with a micro-switch that disconnects the HVAC unit(s) when they are open.
• Thermal Comfort, Design: MINIMUM STANDARD – Design and install HVAC to the
ASHRAE Standard 55-2004 Thermal Comfort Conditions for Human Occupancy standards.
This criterion is an interpretation of environmental conditions such as air temperature, radiant
temperature, humidity and air speed. It factors in personal items such as metabolic rates and
clothing levels.
• Thermal Comfort, Verification: MINIMUM STANDARD – Survey the building occupants 6
to 11 months after substantial completion. Ownership shall ensure this survey is performed
that obtains feedback from all user groups including room guests, meeting facility users, and
The Operator associates. AHSRAE Standard 55-2004 Thermal Comfort Conditions for Human
Occupancy supplies criteria to validate the survey. If less than 80% of the occupants respond
favorably to the anonymous survey, corrective action must be taken. The timing for this
survey shall coincide with the General Contractor’s warranty period so that all corrective
actions can be addressed as part of the GC’s contractual obligations.
• Acoustical Quality: MINIMUM STANDARD – Design and verify that the background sound
levels, reverberation decay times, speech intelligibility, and sound isolation meet the
established industry standards for each occupied space. HVAC, vibration isolation, surface
finishes, floor and ceiling finishes and intermittent noise sources shall be identified to mitigate
noise sources.
• Daylight & Views - Utilize design and planning techniques that include building orientation,
increased building perimeter, specialized glazing and advanced controls to provide the
maximum amount of natural light into the regularly occupied spaces.
o Daylight 75% of Spaces: MINIMUM STANDARD - Provide a minimum 25-foot candles
of natural light into at least 75% of all regularly occupied spaces.
o Daylight 90% of Spaces: RECOMMENDED - Provide a minimum 25-foot candles of
natural light into at least 90% of all regularly occupied spaces.
• Construction Indoor Air Quality (IAQ) Management Plan, Before Occupancy:
RECOMMENDED - Collect air samples upon the completion of a project in the spaces to be
occupied. Utilize a certified laboratory, IAQ specialist, or Industrial Hygienist to collect and
test these samples. Upon verification that these tested air samples comply with the
stipulated thresholds, the spaces can be occupied.
If the air quality readings are not acceptable for the building square foot area (or square
meter area), the space shall be mechanically “flushed out” with a minimum air volume of
14,000 cu. ft/sq. ft. (or 4,267 cu. m/sq. m) This can be achieved with the existing HVAC
system, but the use of portable blowers and fans placed in strategic areas of the building

Water Efficiency
may be utilized to assist in achieving these results. Once this criterion has been satisfied,
the building can be occupied.
• Outdoor Air Delivery (OAD) Monitoring: MINIMUM STANDARD – Install permanent
monitoring systems to provide feedback on ventilation system performance to ensure that
design minimum ventilation requirements are maintained. Provide appropriate controls for
both densely occupied and non-densely occupied spaces. The Building Automation System
shall generate an alarm when conditions are not per established parameters.
• Increased Ventilation: RECOMMENDED Increase the OAD by 30% to all occupied spaces.
Develop and implement an acceptable approach that shall benefit the mental and physical
health of the occupants, guests, and associates.
Water Efficiency:
• Wastewater Reduction: MINIMUM STANDARD – Reduce the potable water used in the
building for sewage conveyance by 50%. There are several methods to achieve this
standard. Some examples include:
o Use low-flow toilets and urinals, showerhead with restrictors, and sinks with low-flow
faucets.
o Use of non-potable water shall be evaluated and implemented where possible.
Examples of these methods include use of captured rainwater, recycled grey water, and
on-site or municipally treated wastewater to meet the required 50% reduction.
o Treatment of 50% blackwater on-site to tertiary standards. This treated water must be
infiltrated or used on the site.
• Domestic Water Efficiency: Provide approaches to reduce non-irrigation water

consumption.
o Water Use Reduction – 20%: MINIMUM STANDARD – Reduce the water use,
excluding irrigation, of a property by 20% from baseline established by the 1995 National
Energy Policy Act. The calculations are based on estimated occupant (all user groups)
usage and shall include only the following fixtures: water closets, urinals, lavatory
faucets, showers and kitchen sinks. This requirement is achieved by implementing the
use of low-flow fixtures. The baseline standard shall use the following for all areas of a
hotel including Public Areas, Back of House, and Guestrooms/Suites:
Toilets 1.6 gallons / flush (6.0 l / f)

Urinals .5 gallons / flush (2.0 l / f)
Wash Basins –non-food service areas 2.0 gallons / min. (7.5 l/m)
Wash Basins –food service areas 2.2 gallons / min. (8.3 l/m)
Showers 2.5 gallons / min. (9.5 l/m)

Water Efficiency
Public Area faucets and flush valves equipped with automatic sensors can further be
utilized to help with this process. Consideration shall be given to storm water and grey
water for non-potable applications, such as toilet and urinal flushing and custodial uses.
o Water Use Reduction – 30%: RECOMMENDED -– Reduce the water, excluding

irrigation, use of a property by 30% from baseline established by the 1995 National
Energy Policy Act. The calculations are based on estimated occupant (all users) usage
and shall include only the following fixtures: water closets, urinals, lavatory faucets,
showers and kitchen sinks. This criterion requires a more aggressive approach in
product use and design. It is achieved by implementing the use of low-flow fixtures. The
base approach is to use the following for all areas of a hotel including Public Areas, Back
of House, and Guestrooms/Suites:
Toilets 1.28 gallons/ flush (5.0 l / f) or dual flush toilets

Urinals 1/8 gallon (1 pint) / flush (0.5 l / f)
Wash Basins –non-food service areas 1.5 gallons / min. (5.0 l/m)
Wash Basins –food service areas 2.2 gallons / min. (8.3 l/m)
Showers 1.75 gallons / min. (6.5 l/m)
Public area faucets and flush valves equipped with automatic sensors can further be
utilized to help with this process. Consideration should be given to storm water and grey
water for non-potable applications, such as toilet and urinal flushing and custodial uses.
 Landscaping Water Efficiency- Develop and provide a landscaping design that allows the
reduction or elimination of irrigation water for the vegetative areas on the hotel property.
o Reduce Irrigated Areas by 50%: MINIMUM STANDARD – Utilize native and/or

adaptive plant species in the landscape design such that the plantings require minimal
water and creative design to maximize rain coverage. Irrigation efficiencies such as drip
irrigation shall be utilized to apply water directly to the plants root system along with
smart controllers that sense ground moisture and exterior conditions.
o Irrigation Concepts: MINIMUM STANDARD – Irrigation concepts shall include
harvesting rainwater & run-off into cisterns / retention ponds, recycling wastewater such
as from condensate recovery, cooling towers blow-down, & laundries rinse cycle, and
use of non-potable water where allowed by regulatory authorities. This non-potable
water may be recovered at the site, or purchased from municipalities.
o No Irrigation: RECOMMENDED – Develop and provide a landscaping design that
requires no irrigation after the first year of growth at the site. Plants that are indigenous
or adaptive to the climate and microsystems should be utilized.
o No Potable Water Use: RECOMMENDED – Develop and provide an irrigation design
using captured rainwater, run-off, recycled waste water, recycled grey water, or water
treated and conveyed by a public agency specifically for non-potable irrigation.

Energy & Atmosphere
Energy & Atmosphere
Commissioning
• Commissioning of the Building Energy Systems: MINIMUM STANDARD – Verify that all
the energy related systems are installed, calibrated, and perform based on the project
requirements, design, and construction documents. The commissioning process shall
ensure reduced energy use, lower operating costs, and improved occupant comfort. Initiate
the commissioning process during the beginning of the design process and following the
scope below:
• Retain a Commissioning Authority that has documented experience in commissioning at

least two hotel building projects to lead, review and oversee the completion of the
commissioning process. The credentials of this consultant shall be provided and
approved by Operator prior to contracting these services.
• This Commissioning Authority shall be independent of the project’s design and
construction management and he/she reports directly to the Owner. Operator shall receive
copies of interim, draft, and final reports.
• The Commissioning Authority’s scope shall include: incorporation of commissioning
requirements into the construction documents, development and implementation of a
commissioning plan, verification of the installation and performance of the systems to be
commissioned, and completion of a summary commissioning report.
• Systems that must be commissioned include: both passive and active HVAC&R systems
and their controls, lighting and daylighting controls, domestic hot water systems, and
renewable energy systems.
• Conduct commissioning design reviews prior to mid-construction documents phase.
• Review the applicable contractor submittals of components and systems being
commissioned for compliance with project requirements and basis of design.
• Develop a systems manual for the commissioned systems
• Verify that the requirements for training are completed
• Review the building operations within 10 months after the substantial completion

Energy & Atmosphere
Energy Performance
 Minimum Energy Performance: MINIMUM STANDARD – Establish a minimum level of
energy efficiency for the building and systems. The design must comply with the mandatory
provisions of ASHRAE/IESNA Standard 90.1 – 2004 in Section 5.4, 6.4, 7.4, 8.4, 9.4 and
10.4 and the prescriptive requirements in Sections 5.5, 6.5, 7.5 and 9.5. Alternatively to the
prescriptive requirements, the performance requirements of the same Standard addressed in
Section 11 may be met.
Scope of requirements addressed by ASHRAE 90.1 – 2004: Energy Standard for Buildings
Except Low-Rise Residential is as follows:
Section 5: Building Envelope.
Section 6: Heating, Ventilation and Air-conditioning (including parking garage ventilation,
freeze protection, exhaust air energy recovery and condenser heat recovery for
service water heating).
Section 7: Service water heating (including swimming pools).
Section 8: Power (including all building power distribution systems.
Section 9: Lighting (including lighting for exit signs, building exterior, grounds and parking
garage).
Section 10: Other equipment (including all permanently wired electrical motors).
 Energy Performance Optimization: MINIMUM STANDARD – Ensure that the building’s
energy performance will exceed the established baseline by a minimum of 15%. Provide a
whole building Energy Simulation using the Building Performance Rating Method included in
Appendix G of ASHRAE/IESNA Standard 90.1 – 2004, which includes the comparison of the
building design against a baseline building that complies with Appendix G. Some of the
fundamental strategies that can improve energy performance are reducing demand,
harvesting free energy, increasing efficiency and recovering waste energy.
 Measurement & Verification: MINIMUM STANDARD – Develop a Measurement and
Verification plan that evaluates the building’s energy systems performance, for a minimum of
the first year of building’s operation after the completion of its construction. International
Performance Measurement & Verification Protocol (IPMVP) Volume III: Concepts and
Options for Determining Energy Saving in New Construction, April 2003, to be used for this
purpose. The plan shall be consistent with Option D of IPMVP (Whole Building Calibrated
Simulation, Savings Estimation). Compare the actual energy use of the building and its
systems with the performance predicted by a calibrated computer model. Calibrate by
adjusting the as-built simulation to reflect the actual operating conditions and parameters.
Install the necessary metering devices to measure energy use, track the performance of
estimated compared to actual performance by component or system to evaluate the energy
efficiency. (Reference source United States Green Building Council's (USGBC) LEED)

Energy & Atmosphere
Refrigerant Management
• Refrigerant Management: MINIMUM STANDARD – Specify that no Chlorofluorocarbons
(CFC) based refrigerants shall be used in the heating, ventilating, air-conditioning and
refrigerating systems of a building to help reduce ozone depletion. If existing HVAC systems
contain CFC and these systems are reused, develop a replacement schedule for these
systems.
Specify that refrigerants shall comply with the Montreal Protocol, don’t contribute to ozone
depletion, and minimize direct contributions to global warming.
Establish a threshold for the combined contributions to ozone depletion and global warming
potential. The formula providing the upper limit for these combined contributions is as follows:
LCGWP + LCODP x 105 ” 100
Where LCGWP is the Lifecycle Direct Global Warming Potential in pounds of carbon dioxide
per ton-year and LCODP is the Lifecycle Ozone Depletion Potential in pounds of CFC11 per
ton-year. In both cases, ton refers to the unit of cooling capacity of refrigeration systems.
For detailed calculations of this threshold for the combined contributions to ozone depletion
and global warming potential, please refer to LEED for New Construction and Major
Renovation Reference Manual Version 2.2.
Use of Renewable Energy

• On Site Renewable Energy: MINIMUM STANDARD – Explore the feasibility of using on-
site renewable energy, rather than nonrenewable energy, in order to reduce environmental
and economic impacts of fossil fuel energy use. Target 5-15% of building energy cost to be
offset by the use of on-site renewable energy.
Some of the applicable on-site renewable energy systems include: photovoltaic systems,
solar thermal system, bio-fuel based electrical system, geothermal heating systems,
geothermal electric systems, low-impact hydro electric power systems, wave and tidal power
systems. Calculations for energy cost supplied by the renewable energy systems to be as
per the proposed building performance determined in accordance with Appendix G of
ASHRAE/IESNA Standard 90.1 – 2004.
• Green Power: RECOMMENDED – Use grid-source, renewable energy technologies on a
net zero pollution basis. Provide when applicable a minimum of 35% of the building’s electric
power from renewable sources under a contract for two or more years. According to LEED,
green power is derived from solar, wind, geothermal, biomass or low impact hydro sources.
Renewable sources are defined by Center for Resource Solutions (CRS) Green-e products
certification requirements. Refer to www.green-e.org for additional details on Green-e
program.
Green power may be purchased from a Green-e certified power marketer, from a Green-e
accredited utility program, through Green-e Tradable Renewable Certificates, or from supply
that meets Green-e renewable power definition. This definition may vary.
- Engineering Recommendations and
Minimum Standards chapter, “Security
Systems”
Introduction
The hotel safety and security systems shall provide an integrated solution comprising
pro-active planning and re-active components and installations together with operational
procedures. The objective shall be to provide full security coverage for the building and
it's occupants in alignment with the security consultant's analysis of threat, vulnerability
and hazards. Note that this chapter should be read in conjunction with its corresponding
Engineering Recommendations and Minimum Standards chapter, “Security Systems”.
Design Requirements
The following table illustrates examples of the various pro-active and re-active measures
that are required as minimum standards. However the cause and effect, hazard and
consequence matrices developed by the Security Consultant may indicate that specific
and additional requirements shall be necessarily included as minimum standards.
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AREA PRO-ACTIVE PLANNING RE-ACTIVE
COMPONENTS
Perimeter Wall, Fence. Infrared/Radio/Microwave
Embankment. Beam.
Interactive CCTV
Gateways.
Coverage.
Lighting.
Security Round Control
Watchtower. Points.
Intercom and
Loudspeaker.
Approachways Barriers. Interactive CCTV
Traffic Devices. Coverage.
Radio Frequency
Guard Stations.
Transponders.
Guard Station Equipment.
Intercom and
Loudspeaker.
Access Points: Vehicular-guests, goods, Radio Frequency/Smart
Authorized and Forced visitors. Card Readers and Lock
Entry Pedestrian-guests, goods, Systems.
visitors. Interactive CCTV
MEP air intake/exhaust, Coverage.
rooftop, utility routes. Door/Facade Sensors.
Architectural-material X-ray/Bomb/Metal
selection. Detectors.
Interior areas Space Planning. Interactive CCTV
Specific Area Coverage.
Requirements. Loss Prevention
Equipment.
Security Equipment.
Pro-Active Site and Building Planning
Perimeter Protection
The nature and extent of the perimeter protection required shall be specific to the
property and the Security Consultant's analysis. Pro-active planning shall involve the
Security Consultant and architect. Minimum requirements shall include:
- Walls; the design form must coordinate with the building architectural materials
and details while the functionality must provide full security coverage.
- Fences; may be used at low profile areas where aesthetic concerns are reduced
and security requirements allow.
- Embankments; shall be coordinated with Landscaping Consultant.
- Gateways; shall be provided at locations determined by the Security Consultant

and in coordination with the adjacent landscaping.
- Lighting; shall be provided in an apparent manner, or where security

requirements allow, it may alternatively be more closely integrated with the
perimeter conditions and landscaping. All lighting must provide a level of intensity
that is higher than the surrounding conditions when required and shall be
activated permanently or switched via manual or system interfaces. Lighting must
not be utilized during daylight hours.
- Watchtowers; shall be constructed from materials, which coordinate with the

adjacent building architectural materials or adjacent landscaping. They may be
obtrusive/apparent, or concealed, dependant on the security requirements.
Watchtowers should be provided with full MEP connections. Watchtowers should
provide clear lines of sight to all perimeter areas.
Approachways
Approachways shall be planned to provide a natural control of pedestrian and vehicular
traffic. Routes shall be configured to provide the necessary "choke points" for barrier
protection, traffic devices and locating guard stations.
All barriers shall be constructed in a manner and from materials that are consistent with
the required level of security.
- Barriers; may be permanently located, built into, or recessed below the

roadways. Barriers shall be electrically or hydraulically activated and operated.
Mobile barriers may alternatively be provided where permissible by the Security
Consultant's analysis. All barriers shall be constructed in a manner and from
materials that are consistent with the required level of security.
- Traffic Devices; these may include manually deployed or permanently installed

tire deflation devices, energy disbursement cells and directional barriers.
154
- Guard Stations; these shall be provided at appropriate locations such as manual
or automatic gateways and/or check points. They shall be constructed from
suitably selected materials that coordinate with adjacent buildings and provide
the level of protection for the occupants and the installed systems.
Access Points - Authorized and Forced Entry

Pro-active site and building planning shall identify all known and potential access points
that are to be utilized for authorized entry and potentially forced entry. The security
consultant shall coordinate with the architect and MEP Consultant in the planning of the
following:
- Vehicular and Pedestrian Access; the planning shall address the varying level of
security and visibility of security required for guests, goods and visitors.
- MEP and Utility Routes; the planning shall address sub-terraning, surface and air
connections and provide specific deterrents for air intakes/exhausts, rooftop
access and critical exposed MEP plant installations.
- Building Facade Materials: The selection of facade materials shall be in

accordance with the security consultant's analysis and shall be coordinated by
the security consultant and architect.
Interior Areas
The Security Consultant shall liaise with the Architect and Interior Designer in the space
planning, material selection and specific area requirements. Certain interior areas may
be classified as high risk areas and require additional planning and co-ordination:
- Main entry, employee entry, receiving dock, cashier's offices, front desk, and
elevator lobbies.
- Computer Room/PABX not next to the loading dock.
- Basement parking areas.
Re-Active Components and Installations

See T.S. Engineering Recommendations and Minimum Standards chapter, “Security
Systems”, attached for reference.
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Operational Procedures Concept
- The main security center shall be the location for installing and operating all
security systems. In addition duplicate/remote panels and operations shall be
made available at the Hotel Communication Center and/or front desk area.
- The Main Security Center shall also be the location for all other Life Safety
Systems such as fire detection, alarm and notification, evacuation, gas detection
and all other systems as specifically required at the property and shall provide
continuous 24 hour coverage of the property. Duplicate and/or remote panels are
required for specific operational requirements.
- The Main Security Center shall be suitably sized to provide the required area for
all systems to be installed, their operation and maintenance together with the day
to day administration of all security personnel.
- As such its location shall be coordinated by the Architect and Security Consultant
and shall be reviewed and approved by the authorities having jurisdiction over
the project.
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Attachment
Security Systems
- “Security Systems”
(Excerpted from ERMS Version 3.0)
Operational Concept
Hotel security is a growing concern among travelers throughout the world. One only has
to look at the negative impact on hotel bookings, following a highly publicized tourist
attack, to see how important the perception of security is to the traveler.
When there is a choice, travelers will seek out a hotel property that has superior security
features and services, particularly if the destination is considered to be a potentially high-
risk environment for crime or terrorism. It is therefore compelling in today’s business
environment that security considerations are fully integrated into the design and
development attributes of a property.
Security Environment Rating

To determine the Security Environment of a property, open-source (i.e. non-classified
and publicly accessible) intelligence information will be obtained and reviewed by Operator
for every location where a property exists or is planned.
In addition to open-source intelligence information provided by commercial and
government databases, the security environment of a property will also incorporate local
intelligence information gathered by The Operator and security consultants
working on the company’s behalf.
Upon obtaining intelligence information from each of the above-named sources for each
country (and where possible, the specific city), a numeric value will be assigned to the
information from 1 through 4 corresponding to Low, Moderate, High and Extreme risk
ratings.
The numeric value system used will be as follows:
International properties that receive a score of 2.5 or below will be considered by
Corporate Security to be located in a “Normalized Security Environment.”
International properties that receive a score of 2.6 or greater will be considered by
Corporate Security to be located in an “Elevated Security Environment.”
Domestic U.S. properties (assessed via the CAP Index program) that received a
score of 400 or greater will be considered by Corporate Security to be located
in an “Elevated Security Environment.”
- For all properties, the security environment will be used as a guide in determining
the level of physical, technical and operational security instituted at a Hotel
property.
SECURITY SYSTEMS
- Security design considerations will identify enhancements required for those

properties where an “Elevated Security Environment” has been determined.
As Security Environment is dynamic in that it is constantly changing and evolving, Hyatt
Corporate Security will be regularly updating the security environment scores given to
each property around the world.
It must also be recognized that the security environment of any property can change as
a result of a temporary condition, potentially requiring the property to move from a
Steady State to a Heightened State of the security posture at the property. Steady State
Security are operational security measures used to mitigate the defined risks of the
property’s security environment whereas a Heightened Security State are the
operational security measures used to mitigate increased temporary risks identified in
that same environment.
It is critical for the security design team to plan proactively and anticipate future needs
for these Heightened Conditions.
Use of a Security Consultant

To assist Hotel owners with appropriately determining ahotel’s overall security environment
and assistance in mitigating identified risks, it isrecommended by
Technical Services that independent security
consulting services be obtained by the Owner when the following conditions are present:
a. The location of the site is generally considered to be at an elevated risk experiencing
either a terrorist act or major criminal act, OR
b. The site is located adjacent to or within close proximity of a critical infrastructure
(airport, utility company, etc.) or a potential terrorist target (embassy, government
building, national landmark, etc.), OR
c. The size or complexity of the development may create unique security challenges for
maintaining a safe and secure environment for our guests, employees and visitors,
OR
d. The property is anticipated to host foreign government officials and / or large events
that are likely to alter the risk to the hotel.
Security Consulting Services
Security consultant will provide a written opinion as to the risk faced at the specific
site as a fundamental element. of one or more of the following services to the project
team (expanded information can be found in DRMS and ERMS Scope of Works
section dealing with “Specialist Consultants”):
Security Basis of Design or Concepts report will be based on the determined risk
profile of the site; this report shall articulate general security concepts to be
integrated by the Architect into their schematic design of the site. Generally, reports
include:
- The methodology used.
- Physical, Technical and Operational Security Concepts
- Outstanding architectural issues or vulnerabilities that cannot be effectively
mitigated based on the site plan or property limitations.
- An overview of security requirements and provisions that have been conveyed in
design criteria documents provided by Hyatt.
- Assistance provided to the Architect during schematic design of the site.
SECURITY SYSTEMS
- Assistance provided to the Architect during the Design Development (DD)
process.
- Construction Documentation (CD) preparation assistance.
- Tender and Negotiation assistance.
- Construction Management / Oversight.
- Testing / Commissioning.
Security Consultant Selection Criteria
The following list will describe the information that will be requested and used by
T.S. in the vetting process and the selection of approved Security Consultants:
- Applicable Licensing and / or Certification of Project Director / Lead Consultant.
Acceptable licenses / certifications include:
 Professional Engineer (PE) OR
 Certified Protection Professional (CPP) OR
 Physical Security Professional (PSP) OR
 Applicable certification / experience gained through direct employment and
formal training from a military service or government agency specifically
relating to physical / facility security.
- Independence Attestation: No affiliation with security equipment suppliers,
manufacturers or distributors.
- Qualifications and Relevant Hotel Experience: Project size, location in the world,
complexity and overall security environment.
- Client References: Three references from recent project work. One client MUST
be from a Hotel / Hospitality organization.
- Defined Methodology: Identification of the exact industry-accepted methodology
used during assessment and design work.
- Resume and Profiles: of the Project Director / Lead Consultant and Relevant
Staff
Instruction to Security Equipment Vendors

All products shall be first-line quality.
The system shall be in current production and shall be guaranteed to remain in
production for a minimum period of three (3) years from the date of installation.
Vendors shall record date of installation and shall remain responsible to inform Hyatt
of any plans to discontinue production of the system or critical parts at least three (3)
years in advance of discontinuation.
Vendors shall be able to provide parts and full service support for ten (10) years from
the date of last production of the system.
Physical Security Requirements and Standards
Terrorism Mitigation Design

For locations, where the risk of terrorism is a concern the use of physical barriers and
controls to create a “standoff distance” at the property is viewed as critical in an effort to
mitigate the risk of terrorism and / or reduce the affect of a terrorist incident’s impact to
The Operator guests, employees and property.
SECURITY SYSTEMS
For properties considered to be in Elevated Security Environments, the overall design of

the property must incorporate the following requirements and standards:
Terrorism Mitigation Design Requirements
Consideration shall be given to mitigating the affects of the following types of terrorist
incidents:
- Moving Vehicle Bombs (Vehicle Borne Improvised Explosive Device or VBIED)
- Stationary Vehicle Bombs
- Improvised Explosive Device (IED)
- Suicide Bomber
- Exterior Attack by multiple aggressors using a variety of weapons including
firearms, explosive devices and hand grenades
Design strategies surrounding the application of physical barriers and controls shall
include, but is not limited to the following:
- Maintain as much distance as possible between a location where an unscreened
vehicle is positioned and the hotel.
- Minimize accessible vehicle entrances and establish security screening
processes to safeguard against planted IEDs or Suicide Bombers.
- Harden the hotel, as much as practical, to minimize the resulting damage
associated with an explosion.
Terrorism Mitigation Design Standard
 Establishment of a Defined Perimeter to include:
- Natural or Structural perimeter protective barriers positioned throughout the
perimeter of the property that defines a hotel’s boundaries and deters penetration
by a vehicle.
 Natural barriers can include topographical features such as rivers, cliffs,
canyons, dense growth, trees, ditches, berms, etc.
 Structural barriers can include fencing with reinforced cable, installation of
high curbs, cement barricades, pipe bollards, concrete planters, etc.
- Through a defined and hardened perimeter, the “Standoff Distance” will have
been created which is the practical distance between the hotel structure and an
“unscreened” vehicle or parcel.
 The established Zone shall be clearly identified in the local security
documentation.
 The Safe Stand-Off Zone shall not extend to property that is outside of the
security control of the hotel owner, and the line delineating the Zone may be
at various distances from the target building at different points on its
perimeter as a result.
 Where it is practical, a distance of 45 meters should be used as the Zone for
vehicles and 15 meters for persons and small packages. Where these
distances are not reasonably possible, the maximum practical distance
available under the conditions and circumstances should be used.
- Permanent Guard Post Positions
 Depending on the layout and topography of the property, applicable locations
may need the ability to screen pedestrians and baggage at the perimeter of
the property which may include:
- Human Surveillance of all pedestrian entries / exits to and from the
property
- Identity Verification
SECURITY SYSTEMS
- Hand-held and Walk-Through Metal Detectors

- Manual or Technical screening of baggage
- Installation of Speed Control Mechanisms to slow approaching vehicles where
obstacles are placed in a serpentine pattern in hotel driveways including
decorative ornaments, natural vegetation or other aesthetically pleasing items
- Installation of dynamic crash-rated vehicle barriers at all Vehicle Entrances such
as retractable bollards, drum-type barriers and reinforced sliding gate barriers to
allow Comprehensive Vehicle Screening Process prior to their admittance to the
grounds.
- Reinforcement of Building Exterior: Walls and Roofs use reinforced masonry,
reinforced concrete or constructing a second outer wall on the exterior of the
building to provide greater resistance to explosions
- Windows and Window Frames
 Installation of fragment-retention film or laminated glass.
 Use of a blast curtain or heavy drapes behind windows.
 Replacement of windows and window frames with blast resistant glazing
products or window laminates which all retain the appearance and aesthetics
of the window.
- Doors and Foyers
 Blast resistant doors and frames.
 Multiple sets of doors in a foyer.
 The ability to remotely and electronically lock and monitor all perimeter doors
from a central location.
- Restricted Parking
 Where possible, parking at hotels located in an elevated security
environments should be prohibited in the following locations:
- Underground.
- Adjacent to the Hotel.
- Controlled Access to the Hotel
 Limit all Primary and Secondary Entrances.
 Appropriate signage shall be used to direct visitors and guests to the proper
entrance location to the hotel.
 Main hotel doors shall be controlled and monitored, both in person and
remotely, at all times.
 Reduce employee entrances locations to one entry / exit.
 Reduce / Eliminate hotel access from retail or other connected
establishments.
 Ensure Emergency Exits are not accessible from the exterior and install
appropriate alarm and surveillance, so remote monitoring can be
accomplished.
 Maintain Security at Loading Docks.
 Provide handheld explosive detection equipment and x-ray screening, where
applicable.
 Provide security screening equipment at all approved pedestrian access
points.
- Interior Control Mechanisms.
- Restricted access to back-of-house from front-of-house.
- Restricted access to critical rooms within the back-of-house including the
computer / IT room, PABX, MEP and Security areas.
- Installation of keycard locks mechanisms on all Function Rooms.
- Restricted access to guestroom floors via elevator and stairwell controls.
SECURITY SYSTEMS
- Application of all Pedestrian Access and Interior Security controls.
Static Barriers
The hotel’s perimeter should be clearly marked for both business and legal purposes so
that the line between public and private property is delineated. Walls, fences and natural
barriers are common structures for marking territory, controlling access to a facility and
to effectively deter or delay an intrusion attempt. The nature of a perimeter wall, fence or
natural barrier is to:
• Provide a legal boundary.
• Control & allow screening of authorized entries.
• Allow early detection of an intruder.
• Deter casual intruders.
• Cause an intruder to take an overt action that demonstrates intent.
• Establish a physical & psychological deterrent.
• Allow for effective use of officer & security monitoring forces.
• Make unauthorized entry difficult.
• Delay entry time, providing more chance for detection.
Static Barrier Requirements
• Must extend throughout the perimeter of the property and in accordance with needs
outlined in available security assessment / basis of design reports. Barriers can be
natural (e.g. a river) or manmade. Manmade can be as follows:
- Walls
 Walls must be at least 3 meters high.
 For locations where increased risk of crime is known, walls may include a top
guard of 3 or 4 strands of barbed wire set at a 45 degree angle away from the
interior of the compound. This application must be coordinated with T.S.,
where required.
 Openings such as culverts, tunnels, or manholes that extend under the wall
must be secured when larger than 620 sq cm.
 Maintain clear zones of at least 90-150 cm on both sides of the fence.
- Bollards
 88 cm high, 32 cm width, 154 cm foundation.
 Ornamental steel trim or cast sleeves.
 Galvanized for corrosion.
 Spaced no greater than 1.5 meters apart.
- Fences
 Fences must meet functional, environmental, local legal requirements and the
aesthetic needs of the business and community settings. If a chain link fence
surrounds the perimeter, it must consist of nine-gauge wire with a 50 mm
mesh. The height of the fence will depend on the projected risk to the area,
but 2.4 meters is the minimum.
 For locations where increased risk of crime is known, three-strand barbwire
(top guard) placed on a forty-five degree angle away from the interior is also
required. This application, where required, must be coordinated with T.S.
- Fixed/Portable Barriers
 Concrete.
 Cable.
 Mechanical (hydraulic, electrical).
SECURITY SYSTEMS
 Active or passive.
These can be used in layers across entry roads, thereby slowing down vehicles,
and to allow for reaction time from security personnel at entry points.
- Gates
 Gates are breaks in perimeter barrier and therefore must provide the same
level of protection as the rest of the barrier. Where used, they must be
securable and able to withstand penetration by a vehicle.
 Use as few gates as possible. Establish a balance between traffic flow
requirements and security considerations.
 Gate construction material must be consistent with that of the surrounding
fence material.
 Leaf hinged gates are prohibited.
 Appropriate restricted access and traffic control signs must be posted to
indicate that vehicles should proceed only upon instructions from the gate
attendant.
- Gate Standards
 Secured either electronically or with heavy-duty padlocks and case hardened
chains.
 Drop-arm type gates with enough arm overhang to prevent it from slipping
easily off its hooked position. Sufficiently rigid to deter unauthorized entry by
bypassing, pushing through or scaling.
 Arms extending at least 60 cm beyond the bollards placed at both ends and
opening mechanism must be chain-driven.
 Automatic gates function manually as “fail safe”. Single locking, manual
locking device does not require the use of a chain.
Properties determined to have an Elevated Security Environment
- Must incorporate static perimeter barriers that adequately prevent unscreened
vehicles / persons from entering the standoff zone.
- Barriers must provide a uniform level of protection throughout the perimeter.
- Resort properties with unsecured beachfront will use a combination of
manpower, natural terrain and barrier walls in such a way that provides the
maximum level of protection along the beach perimeter that does not diminish
the aesthetic quality of the property.
Vehicle Barriers
Vehicle barriers’ purpose is to first prevent unauthorized vehicle access into a
predetermined standoff zone without being authenticated or physically screened and
searched by security personnel. Vehicle Barriers range from conventional traffic control
barriers used in parking garages and surface lots to crash-rated vehicle barriers
deployed at locations where a heightened security risk is present.
Vehicle Barrier Requirements
• Conventional traffic control barriers are acceptable for locations where control of
vehicle access to surface parking, garage parking or loading dock locations is
warranted as a result a crime risk.
• Crash-rated dynamic (operable) vehicle barriers should be employed at all vehicle
entrances for locations where control of vehicle access to surface parking, garage
parking or loading dock locations is warranted as a result of a terrorism risk.
SECURITY SYSTEMS
• Traffic controllers enforcing one-way traffic flow at all exit locations may be installed
at dedicated exit points upon approval by T.S. at certain locations where the
reduction of vehicle access points is not possible and determined to be impractical to
install crash-rated vehicle barriers at all access points.
• For high volume areas, a series of barriers can also be employed.
• Vehicle barriers must be designed considering vehicle throughput.
• Suitable Traffic Control Barriers include:
- Parking Control Arms.
- Parking Control Sliding Gates.
• Suitable One-Way Traffic Controllers include:
- Tiger Tooth and related tire shredding devices
• Suitable Crash-rated Vehicle Barriers include:
- Raising Bollards.
- Surface Mount Plate Barriers.
- Cable & Chain Beam Barriers.
- Drum Barriers.
- Gate Barriers.
Drum, Plate and Bollard Barriers are generally the fastest acting, however Beam
barriers may be the least obtrusive.
Dynamic (active) crash-rated vehicle barriers can be hydraulic, electric or pneumatic
operated. The preferred method of operation is electric but hydraulic barriers are
acceptable; pneumatic should be avoided wherever possible.
Vehicle Barrier Standard
• All vehicle barriers deployed as a result of the risk of terrorism must have passed a
government-sponsored crash test including, but not limited to:
- United States of America (USA) Department of State (DS) Crash Test
Certification where the barrier achieved a rating of K4 / L1 or greater.
 Dynamic barrier with a rating greater than K4 / L1 may be required for loading
docks or vehicle paths where a speed greater than 48 kph is possible.
- United Kingdom / British Standards Institute (BSI) specification PAS 68:2007
where the barrier successfully prevented a penetration of a 6,800 kg vehicle
traveling at 48 kph.
- Applicable foreign government standard that attests to a successful barrier crash
test where the barrier successfully prevented a penetration of a 6,800 kg vehicle
traveling at 48 kph.
- Drum and Plate barriers should be able to be erected in a maximum of 3 seconds
in an emergency and in 3 to 15 seconds during normal operations.
- Beam barriers should close within 15-20 seconds.
- Depending on the barrier operation, excavation and suitable drainage will be
required with typically a 1.3 m depth for hydraulic operated barriers that require
regular maintenance.
- Dynamic barriers must be used in conjunction with static barriers installed
throughout the perimeter of the property that create the setback and / or standoff
distance.
SECURITY SYSTEMS
Vehicle Access Points

Vehicle Access Requirement
• For security control purposes, arriving vehicles must be classified and routed as one
of the following:
- Guest (including visitors).
- Employee.
- Delivery.
- Emergency.
• The front drive must be controlled and surveillance (visual or other) must be in place
from the hotel lobby.
• Vehicular access must be designed to allow for installation of security measures that
will prevent a vehicle from penetrating the main entrance to the hotel (barriers,
bollards or anti-ram devices).
• Wherever possible, vehicle accessibility to a property will be limited.
• Hotels with an Elevated Security Environment
- A maximum of one vehicle access point for guest / visitor related vehicles and
one vehicle access point for hotel service vehicles is permitted.
Landscaping
Landscaping at a property is an integral part of the overall site security plan and must be
incorporated into the site design at on the onset.
Landscaping Requirement
• Six areas of the site must be reviewed by the Landscape Architect including:
- Street.
- Parking Lanes.
- Sidewalks.
- Grounds.
- Building Exterior.
- Building Interior.
• Landscaping should not create a fortress-like effect but should be developed to
reinforce perimeter site security.
• Landscaping should not create areas where people or equipment can be easily
concealed.
• Landscaping should be designed with consideration given to reducing long-term
maintenance requirements.
• Landscaping should be minimized at main entry points to limit the potential for
Improvised Explosive Devices (IED) concealment.
• Natural terrain and Crime Prevention Through Environmental Design (CPTED)
principals shall be used as described below.
Landscaping Standard
• Site grading should limit and direct pedestrian access.
• Perimeters along beachfronts should incorporate both hardscape and softscape
landscape features to define the hotel’s perimeter.
• Ponds, lakes and streams will be considered as adequate perimeter control to
prevent vehicle access, where applicable.
SECURITY SYSTEMS
• Shrubs along driveways, walkways and doors and gates should be no more than 60
cm high.
• Small gravel extending two feet from the building façade may be appropriate. Large
rocks and stones are prohibited.
• Tree limbs should be at least 2.15 m off the ground.
• Shrubs near a building should be no greater than 90 cm high.
• Landscaping should ensure a clear line of sight from public roadways.
• Thick borders of shrubs or a hedge should be used along beachfront perimeters to
reinforce the property line and monitor individual movement to and from the beach,
where appropriate and applicable.
Lighting
Lighting helps to decrease crime and provides a strong deterrent to intruders, prowlers
and vandals. Good lighting promotes a more secure environment because it illuminates
those who threaten your property and its occupants. In addition, security lights help to
prevent accidents due to inadequate lighting.
- For locations, Security Lighting must be supplied at entryways for both people and
vehicles. Parking lots and garages and Loading docks.
- Lighting at Hotels determined to be in an Elevated Security Environment shall be
equipped with additional lighting in the following locations:
 Grounds.
 Beach.
 Vehicle Screening Locations.
 Pedestrian Screening Locations.
 Perimeter.
Please refer to the Lighting Systems chapter of the ERMS.
Parking
Parking Requirements
• Exterior building perimeter areas must be illuminated to a minimum maintained level
of 10 lux (one foot-candle) at ground level.
• Open parking lots must have a central control point for access and have the ability to
be monitored via human or technical surveillance where appropriate.
• Physical access measures shall be in place to control parking and limit the facility’s
use to the identified group (hotel guests, visitors, employees, etc.) where necessary
based on the risk of crime, terrorism or related vulnerabilities.
Parking Standard
• Surface Parking
- Surface parking shall be clearly defined with posted signs indicating the area is:
 Private property.
 Reserved for registered guests of the hotel and their visitors.
 Limitation of the hotel’s liability to guest vehicles and belongings.
• Valet & VIP Vehicles
- There must be designated parking for these vehicles and they must be under
constant control and/or surveillance at all times.
SECURITY SYSTEMS
• Underground and Garage Parking

- Must have access control systems and CCTV at all entrance(s) and exit(s).
- Must be designed to deter vandalism and theft that can arise from unauthorized
access.
- Must have emergency call boxes positioned in reasonable distances throughout
the parking decks.
- Should include roll-down gates to secure the parking areas during late night or
early morning hours to prevent pedestrians from wandering into the parking
decks.
Parking at Locations in an Elevated Security Environment
• Parking spaces directly adjacent to the hotel building should be avoided wherever
possible.
• Use of underground parking facilities should be prevented.
• Depending on the location, the inspection of vehicles by security personnel must be
designed into the entrance / exit areas of the parking facility to include appropriate
queuing space for vehicles prior to entry.
• Vehicle access into and out of the parking facility may be protected via the use of US
/ UK government approved crash-rated vehicle barriers.
• CCTV shall be employed throughout the parking facilities.
Pedestrian Access and Internal Security

Pedestrian Door Requirements
• For security control purposes, pedestrian door designs shall consider the following
personnel classifications and provide security measures and systems based on the
classification of personnel who will be accessing the door:
- Guests.
- Visitors.
- Tenants.
- Employees.
- Contract Workers.
- Deliveries (courier, mail etc.).
• Wherever possible, perimeter access points should be limited.
• All Exterior/Perimeter Doors shall be identified as follows:
- Guest Entry Doors.
- Tenant Entry (where applicable).
- Employee / Contract Worker Entrance.
- Emergency Exits.
- Loading Dock Doors.
• Applicable to local law, signage shall be posted near the front door that notifies
arrivals that this is private property and some people may be asked to leave. The
notification should include that bags and people are subject to inspection, as
permissible by local law. The wording in the signage must be coordinated with
T.S.
• A sign shall be posted at the employee entrance providing notification to employees
that personal bags are subject to search coming in or going out.
• All perimeter and areas with increased security risks shall be monitored through
applicable technology.
SECURITY SYSTEMS
• Doors shall be designed so that the lock cannot be reached by breaking out a
vulnerable panel, such as glass.
Exterior / Perimeter Door Standard
• Door hinges shall be designed so that the pins cannot be pulled from the outside.
• Door frames shall be constructed or reinforced to resist spreading or other
tampering.
• Latch bolts shall be designed to (or reinforced to) prevent being sprung by a thin
instrument from the outside. Exterior doors shall be equipped with a metal “pry plate”
to avoid being sprung.
• Any doors controlled by an on-line access control system shall contain
electromechanical locks or electric strikes. These doors should be programmed to be
“fail-safe” and interface with the hotel’s fire alarm system as appropriate.
• Exterior doors shall be equipped with emergency release mechanisms in accordance
with health and safety requirements and concerns.
• Panic hardware shall be installed on locked entrance/exit doors allowing exit in an
emergency, i.e. "push bar.”
• Alarm shall sound at the SCC and locally when doors are opened unauthorized.
• Guest Entry Doors
- The primary doors or “Main Entrance” should be in close proximity to the Guest
Check-in Desk.
- Shall include CCTV.
- Shall include security screening stations for properties considered to be in areas
with an Elevated Security Environment.
- Shall be controlled via electronic security method. Where possible, guest entry
doors shall be controlled via guest keycard lock devices.
- Should be limited in number wherever possible.
• Tenant Entry Doors (where applicable)
- Should be limited in number wherever possible.
• Employee / Contract Worker Entrance
- Shall be secured and controlled at all times via either an off-line guest keycard
reader or an on-line access control reader.
- Should be limited to one Employee / Contract Worker Entrance.
• Emergency Exits:
- May be maintained in the latched/closed position by electrical power. Loss of
power shall automatically unlock secured doors.
- Shall be equipped with panic devices that do not require prior or special
knowledge or effort by building occupants to exit. Pushing of the panic device
shall automatically unlock secured doors.
- All centrally lockable doors shall be fully addressable to allow full control of
locking and unlocking from the main security center and all duplicate/remote
locations.
SECURITY SYSTEMS
- Fire stairwell doors and emergency egressways shall be identified with signage
and shall be in accordance with prevailing federal, state and local laws (i.e. 6-A
North, 6-B South marked on the doors).
- Fire stairwells shall be kept free of obstructions and combustibles.
• Loading Dock Doors:
- Provide roll down overhead doors, which are lockable from the inside.
- Loading docks and overhead dock doors shall be monitored at all times.
- The overhead dock doors shall effectively restrict access into the hotel during
times when the loading dock doors are left open.
- Should incorporate CCTV.
Interior Doors / Areas
• Guestrooms:
- Guestroom doors shall be solid core. Door frames must be reinforced.
- See more requirements in the DRMS standards. In addition, Connecting Doors
shall be equipped with a passage lever door handle set (one handle only) and a
deadbolt lock with a thumb-turn unit and a 25mm throw bolt. As an option, the
thumb-turn can be replaced with a keyed 6 pin cylinder.
• Executive/Presidential/Chairman Suites:
- Corridor surveillance cameras with a local monitor in the suite.
- Ballistic film on windows.
- Self-contained HVAC and Telecommunications
- Analog Telephone line or a line that bypasses the Hotel PABX
- Connecting room.
- Adjacent standard guestrooms for security personnel and aides.
- Reinforced walls, ceiling and floor.
• Guestroom Floor Corridors:
- Floor reentry from emergency stairwells shall be minimized wherever possible,
except during evacuation and selected operational use.
- Any restriction on floor reentry shall be consistent with NFPA 101 where the use
of hi-tower electro-mechanical locking devices on stairwell doors be installed and
interfaced with the hotel’s fire alarm system to unlock when required.
• Function Rooms:
- All doors leading into a Function Room should be secured through the use of
electronic locks associated with the hotel’s off-line guestroom keycard system.
• Restricted Areas in BOH:
- Where on-line access control systems are not present, all corridors leading into
critical BOH areas shall be secured through the use of electronic locks
associated with the hotel’s off-line guestroom key system.
- Where on-line access control systems are present, all corridors leading into
critical BOH areas shall be secured through the use of a card reader and electro-
mechanical lock that is actively monitored.
- Critical areas within BOH that require locking mechanisms include:
 IT / MDF / IDF Rooms.
 MEP areas.
 Liquor storage.
 Executive and Management offices.
 High Value Storage.
 Locker rooms.
SECURITY SYSTEMS
• Safe Deposit Box (SDB) Room:

- The door shall have a peephole.
- The door shall have a manual deadbolt with a thumb latch.
- The room shall include CCTV.
• Cashier’s Office:
- Same locking requirement as the Restricted Areas in BOH
• Baggage Room / Bell Closet:
- Same locking requirement as the Restricted Areas in BOH.
 The bell closet shall be fully-enclosed (no windows).
 Shall be fitted with a lockable, secure storage area within the room for
securing high-value items.
 Shall have a space designated for long-term storage that has a separate lock
(i.e. a locked cage within the bell closet).
- Door to the room shall have door closure that is set properly.
• Spa, Fitness Center and Pool Areas:
- All Spas, Fitness Centers and Pools shall be contained within a secure and
controlled environment (i.e. wall, fence, etc.).
- Access to the Spa, Fitness Center or Pool shall be restricted and controlled to
include a self closing door that latches and controlled via one of the following
three mechanisms at all times:
 The guestroom keycard lock system.
 A special electronic key access.
 Spa Attendant .
- For locations where no Spa Attendant is present on a 24 hour basis, access to
these locations shall be remotely monitored via door position switches on the
door that alarm to the Security Command Center (where present) or an 24 hour-
staffed location identifying after-hours access.
 Where present, the remote monitoring of this access point shall be an
extension of the Hotel’s on-line access control system.
- The access point to the Spa, Fitness Center or Pool should be remotely
monitored via fixed surveillance cameras interfaced with the door position switch.
- Any pool area not accessible on a 24-hour basis should be protected through the
use of a subsurface disturbance sensor placed at the furthest point to the water
entry location. Subsurface pool alarms should be manually placed in the pool at
the end of pool hours and remotely monitored by security / alternate personnel.
 The use of surveillance cameras to monitor the pool is prohibited.
Pedestrian Access Points at Properties determined to be in an Elevated
Security Environment
• Access points will be reduced to the bare minimum and tightly controlled.
• Depending on the security risk, the following designated access control points may
be fitted with adequate electrical wiring that will allow for the possible use of metal
detectors and bomb detectors at these locations (for current or future use as
detection sites):
- All guest and visitor entry points.
- Employee entry.
- Goods and delivery entry point.
SECURITY SYSTEMS
• All entry/exit doors accessible from ground level shall have access control and be
covered by CCTV cameras from the exterior.
• Each door located at the building(s) perimeter shall be equipped with sensors to
monitor and report the status of the door position. These shall be monitored to
ensure they return to a closed and locked position after opening.
• A limited number of perimeter doors may be fitted with card readers for access
control, including entrance to the hotel via overhead walkways, underground parking,
employee entrances or adjacent / interconnected businesses.
Windows
Window Requirements
• Windows at all Hotels must include the following:
- Windows in ground floor lobby areas and other public areas with exterior
windows such as restaurants, waiting areas, etc. must include laminated glass.
- Where windows at upper levels are operable, the maximum width of the opening
can be no more than 10 cm.
- Exterior, ground level windows shall be equipped with emergency release
mechanisms in accordance with health and safety requirements and concerns.
- The locks on exterior ground-level windows shall be made inaccessible to
someone intent on breaking the window. By use of decorative metal grills or
heavy gauge wire mesh to augment security of window on entry.
• In an Elevated Security Environment may be equipped with one or more of following
additional security enhancements windows:
- Blast-resistant window film on exterior windows in:
 Lobby areas.
 Public areas with exterior windows (restaurants, waiting areas, etc.).
 VIP or Presidential suites to reduce ballistic attack impact.
- Blast-resistant window blinds or treatments that one used as a way to deflect the
impact of an explosive as an alternate under certain conditions.
- Blast-resistant laminated glass.
- Ground-level windows shall be monitored by detection devices (alarms).
• Where windows are enhanced to mitigate the affects of an explosive or bomb blast,
the following standards will apply:
- All blast mitigation applied to exterior windows must conform to the United States
General Service Administration (GSA) blast protection condition 3b, equivalent
conditions set forth in the Interagency Security Committee (ISC) Security Design
Criteria or greater.
- All window laminate must include GSA certified mechanical, wet glaze anchoring
systems or other similar structural adhesive systems on all film to increase its
effectiveness and ensure laminate is anchored to the frame.
• Where windows are enhanced to mitigate the affects of a ballistic, the following
standard will apply:
- Windows must conform to Protection Level 4 using Underwriter’s Laboratory (UL)
standard UL 752.
- The total system of anchor, frame, door material and glazing material must
absorb the energy from the projectile.
- The framing system must also be capable of stopping the potential threat and
retain the glazing system during attack.
SECURITY SYSTEMS
- Installing bullet resistant glazing in a non-certified frame will not ensure the
desired level of protection.
- Any ballistic glazing certified to meet a ballistic standard, must be retained in a
certified framing system.
Locks & Keys

Locks and Key Requirements
A lock system is minimally required for all guestrooms, suites, perimeter doors and other
specific areas within front-of-house and back-of-house. The lock system may either be
an electronic lock system consisting of battery powered local door terminals, low voltage
wall terminals controlling multiple electric access control devices or a mechanical lock
system.
• Mechanical Locks and Keys
- Solid brass cylinder and plugs.
- Stainless steel latchbolts.
- Stainless steel mortise deadbolts with minimum of a 25 mm throw.
- ANSI or EN current issue.
- Pin restricted keyway interchangeable core.
• Electronic Locks
- Stand-alone, off line or optional on-line operation.
- Fully interfaced with property management and point of sale systems, where
applicable and as an option
- Utilize triple data encryption data system (3 DES) smart card technology or
passive RFID with encrypted signal transponder card technology.
Locks and Key Standard
• Mechanical
- Lock systems must be based on Great Grand Master Keying operating concept
(GGMK). Refer to DRMS for more details.
- Latch bolts shall be designed to (or reinforced to) prevent being sprung by a thin
instrument from the outside.
- Must be suitable for installation with rebated door and rebated door frame.
- Available in DIN Euroset standard, optional ANSI standard mortise locks with
prior written approval from T.S.
- Must be suitable for fitting with third party specified lever or knob.
- Must achieve a minimum fire rating of 90 minutes for DIN Euroset, or 30 minutes
for optional ANSI standard.
- Removable cylinder
- Equipped with lever or knob on corridor side and code compliant lever on room
side.
- Anti-friction latchbolt, anti-thrust device and automatic dead bolt.
- Anti friction latchbolt and anti thrust device must have a minimum throw of 20 mm
and be extended when door is open and when closed and aligned correctly with
strike plate.
• Electronic
- Lock systems must be based on Great Grand Master Keying operating concept
(GGMK). Refer to DRMS for more details.
SECURITY SYSTEMS
- Transponder Card:
 Contactless RFID transponder card.
 Complies with ISO 7810 for transponder technology.
 Contains secure manufacturer's unique code in secure, read only memory.
 Writeable, re-codable memory.
 Compatibility with COM multi-application requirements.
- Smart Card:
 Contact chip, upgradeable, transponder chip upgradeable.
 Complies to ISO 7816-1 or as revised.
 Contains secure manufacturer's unique code in secure, read only memory.
 Writeable, re-codable memory.
 Compatibility with COM multi-application requirements.
- Key Issuing Computer and Encoder:
 PIN security protected for each individual user and selected security levels.
 Audit trail of date, time and log-in ID of issuer for creation of each guest and
staff key.
 Mains powered and/or battery power for mobile units.
 Direct interface with property management and point of sale systems via RS
232 or TLP/IP.
 Minimum programmable 16 coded log-in users for front desk units and mobile
units.
 Manual key encoding override in event of property management system
failure.
 Built in reader, as applicable, for either smart or transponder card.
- Portable Interrogator:
 Lock systems using radio frequency transponders must be able to work on all
areas of the property.
• Guest Room Door Locks
- Available in DIN Euroset standard, optional ANSI standard mortise locks with
prior written approval from T.S.
- All electronic circuitry and components must achieve a minimum rating of IP 54
for transponder locks and IP 31 for smart locks.
- Minimum audit trail of preceding 500 entries with timing and or algorithmic
protection for unauthorized and sequentially repeated events.
- Latch bolts shall be designed to (or reinforced to) prevent being sprung by a thin
instrument from the outside.
- All locks shall be maintained in good working condition and mounted so that they
cannot be pried off.
- Audit trail to chronologically record all lock activities including: card use, card ID,
chronological sequence and time of activity, duration between events, lock and/or
door status, door opening and closing sequence, mechanical key override.
- Audit trail memory to be secured with interior room side battery location or with
hidden and high security back up battery location.
- Colored LED indication on corridor side for all unauthorized and out of sequence
activities.
- Colored LED indication on corridor side for low battery.
SECURITY SYSTEMS
- Colored LED indication for dead lock confirmation signal to be displayed only
when authorized keys are presented.
- Colored LED indication on corridor side for authorized card acceptance and lock
operation
- AA type battery.
- Hidden high security mechanical override for emergency access.
- Removable cylinder with re-codable three-level hierarchy facility using sequential
master key.
- Lock set must be minimally equipped with lever or knob on corridor side and
code compliant lever on room side.
- Lock set must have the following minimum functions: anti-friction latchbolt, anti-
thrust device and automatic dead bolt.
- Anti friction latchbolt and anti thrust device must have a minimum throw of 20 mm
and be extended when door is open and when closed and aligned correctly with
strike plate.
- Automatic deadbolt must have a minimum throw of 20 mm for DIN Euroset
standard, or 25 mm for optional ANSI standard, and is thrown when the door is
closed properly and the latch and anti thrust device are aligned with strike plate.
- Outside lever or knob retracts latchbolt and deadbolt only when an authorized
key card is used. Programmable timing feature to ensure only a single opening is
allowed by each authorized card reading.
- Inside lever is equipped with a panic device and will always retract latchbolt and
deadbolt when used.
- Tactile or audible feedback to confirm the automatic dead lock function is
activated by a thumb turn device located on the room side.
- Confirmation of automatic dead lock indication is given on the interior of the room
by either a mechanical indicator or by a LED which is permanently lit.
- When automatic dead lock confirmation is activated, an incorrect or service key
card will illuminate exterior colored LED indications indicating that the key was
read but access is denied due to confirmed dead lock activation. The guest
should not be disturbed by this event.
- Confirmed dead lock function can be overridden by authorized or emergency key
card or by mechanical key.
- Finish as specified by Interior Designer or Architect to match all other hardware
on same door.
- Weather proof to a minimum IP rating of 31 for outdoor and damp areas.
- Guest rooms approved for balconies must have balcony doors with a decal and
interior lock that is unable to be bypassed. The lock must be childproof.
- Room doors shall have an automatic closure that is in working condition.
- Two separate locking devices shall be installed on sliding doors with instructions
posted on the door regarding lock operation and safety reminders.
- Connecting Doors should be equipped with a passage lever door handle set (one
handle only) and a deadbolt lock with a thumb-turn unit and a 25mm throw bolt.
As an option, the thumb-turn can be replaced with a keyed 5 pin cylinder.
• Back of House Door Locks:
- All features are same as guestroom units with the following options:
 Remotely mounted card reader unit with on and or off line connectivity.
 Programmable access delay.
- Portable Interrogator:
 Individually PIN or system key protected and requires additional PIN or
system staff key authorization for service or emergency openings.
SECURITY SYSTEMS
 Able to update lock codes and timetable.

 Able to download audit trails of 500 preceding openings.
 Checks technical function of locks.
 Allows uninterrupted front desk operation at any time.
 Memory storage compatible with total quantity of lock sets installed.
 Portable interrogator use at lock to be part of audit trail.
Elevator Security
Elevator Security Requirement and Standard
• Elevators designed for guest use shall be designed in such a way that one set of
elevators service underground or attached parking garage (where applicable) with
accessibility only to common areas of the hotel and a second set of elevators serve
the guestroom floors. Unrestricted access to a guestroom floor from a parking deck
shall not be provided.
• Where possible, transfer from elevators servicing parking facilities to elevators
servicing guestroom floors shall occur at the lobby level and require individuals to
proceed past the front desk.
• Consideration shall be given to restricting floor access to guestroom floors whereby
the use of a valid hotel credential is required.
Elevators in properties considered to be in an Elevated Security
Environment
• Guest Elevators
- All guest elevators must be fitted with an access control system that is
compatible with the guest card system of the hotel.
- All guest elevator vestibules must be under constant video surveillance.
- Where the determined security risk is as a result of crime, individual elevator
cabs may be equipped with video surveillance.
• Service Elevators
- Same requirements as the guest elevators except cabs to be equipped with
video surveillance.
Technical Requirements & Standards
Critical Infrastructure
This section pertains to requirements for the following:
• Power
- Incoming Main switch gear.
- Transformer.
- UPS (Uninterruptible Power Supply).
- Emergency Generator and auxiliary equipment room.
• Water Supply and Storage.
• Air Handling Units.
• PBX (telephone private branch exchange).
• Heating and cooling Plant (boilers, etc.).
• Fuel Oil Supply and Storage.
SECURITY SYSTEMS
• Gas Supply and Storage.

Critical Infrastructure Requirements and Standard
• In accordance with local law, utilities must arrive to the hotel under controlled access.
These must be secured. This includes such items as mechanical, electrical,
plumbing, air intake, rooftop and utility routes, all of which are subject to possible
compromise from bio-threats and must be secured to prevent unauthorized access.
• Rooftop break-through locks at stair doors must be in place with an alarm that goes
to the SCC.
• Air intake is recommended to be located on high level. However, if located at lower
levels, must be fitted with a system that allows immediate shut off from the BAS
station at the SCC. These must be louvered in a way that protects the system from
tampering or being compromised.
• All equipment must have power and/or signal cables shielded in vandal and
corrosion resistant conduit.
• Fuel storage (gas or Diesel) must be physically secured with fencing and monitored
by CCTV coverage to deter sabotage and attack.
• The Hotel’s water supply and treatment plant must be restricted for access by
authorized engineering staff only.
• All security systems must be provided with emergency generator power and a
minimum 4-hour battery backup that is independent of the hotel’s generator system.
It must be located in an area that is access controlled and be tested quarterly.
• PBX System must be equipped with a Caller ID system to enable the identification of
all incoming calls.
• PBX System must be equipped to be capable of recording calls, such as bomb
threats.
Critical Infrastructure in Properties located in an Elevated Security
Environment
• All critical infrastructure rooms should be monitored remotely via the Hotel’s on-line
access control system.
• Rooms that are used regularly should be equipped with an access control card
reader. However, it is sufficient to secure infrequently used rooms with a mechanical
key with limited key distribution.
• The location of entry to the hotel of critical infrastructure shall be given appropriate
consideration during the design phase of the hotel. Electrical and Gas supply lines
or distribution boxes shall not be in close proximity to vehicle access points to the
property. Air intake and related ventilation systems shall be positioned in a location
not susceptible to malicious tampering, and be designed to prevent the entry of
foreign substances and provide a mechanism to close outside louvers in emergency
situations.
Closed Circuit Television (CCTV)

The Operator sends the video feeds from the cameras to a local video
recorder and monitor(s). Where applicable, the video feeds can also be accessed by
Corporate Security over Hyatt’s proprietary network.
SECURITY SYSTEMS
CCTV Requirement
• Video surveillance cameras shall be monitored at all times by dedicated on-site
security force manning a Security Control Center.
• Digital Video Recorders (DVR) and Network Video Recorders (NVR) are the only
approved recording devices.
• Video shall be captured by high-resolution color cameras that are capable of
adjusting to the changes of day to night lighting so as to capture clear images and
true representations of skin tone and colors.
• Surveillance systems and cameras must be hard-wired, wherever possible. IP
based cameras and wireless cameras are acceptable, depending on the situation.
• The use of surveillance cameras to monitor the pool area is prohibited.
• Dummy or “Fake” cameras or camera housings that give the appearance of a
camera are prohibited at all times.
• No cameras may be placed in areas where there is a reasonable expectation of
privacy.
• Appropriate signage must be installed as required by local law / ordinance.
CCTV Standard
• Digital Video Recorder (DVR) / Network Video Recorder (NVR)
- DVR storage drives must be sized and programmed to maintain at least 30-day
history of images.
- Recording rates must adhere to the following minimum frame rate:
 Minimum / normal mode – 5 frames per second (FPS) .
 Alarm mode – 15 FPS.
- Resolution must be 4CIF (or D1 in the Sony format) or better for each camera.
See summary table below:
Format Video Resolution (NTSC) Format Video Resolution (PAL)

QCIF = 176 × 120 QCIF = 176 × 144
CIF = 352 × 240 CIF = 352 × 288
2CIF = 704 x 240 2CIF = 704 x 288
DCIF = 528 x 320 DCIF = 528 x 384
4CIF = 704 × 480 4CIF = 704 × 576
16CIF = 1408 × 960 16CIF = 1408 × 1152
- DVRs must be installed in a designated rack with tamper resistant hardware in a

limited access room or secured in the security office and password protected.
- All cameras must be labeled on the DVR by a unique alpha / numeric title.
- Storage drives must be 500gb or larger.
- DVRs must have a minimum of eight (8) channels.
- Video inputs must be equivalent or greater than the number of cameras being
used at the facility.
- DVR shall have a CD-RW or DVD-RW.
- DVR functionality must include video multiplexing, alarm / event detection, video
recording, live video display, playback, and archiving without interruption of
recording. The unit shall provide a smart search feature for allowing replay of
SECURITY SYSTEMS
specific recorded events. The DVR must be compatible for upgrading and be
expandable with off-the-shelf, third party external storage devices.
- DVRs must be connected to the Hotel’s LAN network and have it is own static IP,
gateway and subnet addresses.
- All DVRs must incorporate remote-view software with open architecture (i.e.:
non-proprietary).
- Motion detection fields to initiate recording or change recording speed must not
identify activity outside of windows or doors in close proximity.
- A keyboard to control cameras must be installed for all camera systems with
greater than 16 cameras.
• Monitors
- CCTV monitors must be configured to provide individual view and / or a matrix
view of all cameras associated with the surveillance system; the monitor
associated with the DVR should not be used for active monitoring; separate
monitors shall be provided.
- A VGA monitor shall be connected to the CCTV system.
- Monitors shall be a minimum of 15-inch wide screen and rack, wall or desk
mountable.
- Where no 24-hour on-site uniformed security services are provided and cameras
are installed beyond the lobby or employee-only areas at least one monitor shall
be installed at the front desk of a property OR web-enabled access to the DVR
from the Point-of-Sale station.
- Where uniformed security services are provided and a 24-hour Security
Command Center (SCC) has been designated, security monitors shall be located
in this office exclusively. Depending of the size of the surveillance system, it is
ideal to have a minimum of four 42 inches flat panel monitors displaying all
critical cameras and an additional two to three smaller “call up” monitor in
console to display cameras triggered as a result of an alarm condition.
- The CCTV system head end shall be kept in the security office or IT room, if
applicable and only approved personnel shall have access.
• Cabling and Power
- All wiring for new CCTV systems, IP cameras or NVR solutions must use
Category 6 (Cat 6) cabling which is 23 AWG, 4 twisted pair UTP, PCV multi-color
jacket.
- All power wiring for cameras and low voltage transformers must use plenum, 18
gauge – 2 conductor (18 AWG, 2c) non-shielded CMP rated cabling.
- All coaxial wiring for legacy analog CCTV devices must use plenum RG 6 18
GAUGE (20AWG) solid bare copper, 95% bare copper braid CLP2/CMP rated
cabling.
- Low voltage cabling may be installed in runs with other low voltage cabling,
properly routed with cable ties, and indelibly identified with proper labeling.
Conduit may be required in many locations.
- Plug-in transformers must be enclosed in a 4-screw cover box containing 120
VAC receptacles. Exposed plug-in transformers may not be used.
- A UPS device must be installed to electrically segregate the DVR from its power
source to protect against power fluctuations.
• Cameras
- Cameras must be high resolution, fixed or variable focus lens with a minimum of
f=2.8-5.8mm, f1.4 auto iris or better.
- Effective picture of 380,000 pixels, 768 (H) x 494 (V) or better
- Horizontal resolution of 500 TV Lines or better.
SECURITY SYSTEMS
- Signal to Noise ratio (S/N Ratio) must be at least 48 DB

- Minimum illumination 0.2 Lux.
- ATW color range of 2200 K to 10000 K or better
- Input voltage of DC12V and AC24V
- Operating temperature between -20 to 50 degrees Celsius
- Relative operating humidity 20 – 80 percent
 CCTV installer shall conduct a nighttime light meter reading and make
lighting recommendations.
- Cameras have to be able to be fitted with “zoned alarm monitoring” for motion
detection and other alarm activation incidents.
- Cameras must be interfaced to allow programmable control for constant
monitoring, manual selection by area or commanded by a third party system
such as a perimeter beam, door sensor, motion detector.
- Selected camera locations shall integrate with one way voice announcing
speakers to allow SCC staff to give warning or announcement to intruders.
- Interior cameras must be:
 Appropriate to the aesthetics of the application (generally within a surface
mount dome casing). They must provide clear visual images under all normal
lighting conditions and must be specified according to the nature of coverage
required. Minimum specifications must include digital color operation with
variable iris and pan/tilt/zoom capability. They should be housed in external
casings or surface mounted domes.
 Installed in the drop ceiling panel or on the ceiling grid. If ceiling mounting is
not possible, then the cameras must be installed on a wall at a height of three
(3) meters above the finished floor (AFF) or within 30 cm of the ceiling.
- Outdoor cameras must be:
 Color and Day/Night
 Installed on the top corners of hotels that are less than three (3) stories.
 On poles in parking lots, at a height of 5.0 m.
 On all vehicle entrance, exit and parking decks not less than 3.0 m high
wherever possible.
 Enclosed in housings that accommodate environmental conditions.
 External cameras must provide image capture under all lighting and weather
conditions and must be digital with pan, tilt, zoom, variable iris, lens cleaner
and wiper. Each camera shall be housed in a vandal and corrosion-proof
case with heater blowers and/or solar shielding adapted for functioning in
adverse weather and lighting conditions.
 Parking lot and roof-mounted cameras must use fiber optic wiring for data
control and video signal. When fiber optic wiring is used, the transmitter must
be installed in a weatherproof electrical j-box within 30 inches of the camera
housing.
• Recommended Locations Under Surveillance:
- Port Cochere / Main Guest Drop Off.
- Main Lobby Doors viewing pedestrian entry (multiple cameras may be needed).
- Alternate guest entrances to the property (mounted on the interior viewing the
door).
- Employee Entrances (internal and external cameras).
- Loading Dock Bays (mounted on the interior viewing the bay doors).
- Guest Elevator Vestibules on every floor OR Guest Cabs.
- Spa / Fitness Center Entry.
- Service Elevator Cabs.
SECURITY SYSTEMS
- Front Desk Counter which covers all POS stations.

- Guest Kiosk Areas.
- Safe Deposit Box room.
- Cashier’s Room / Night Drop Safe.
- Emergency exit doors (mounted on the interior viewing the door) or exterior pan-
tilt-zoom cameras interfaced with an emergency exit’s door position switch.
- Roof areas where helicopter landing pads are present or adjacent building roofs
that present risks.
- General surveillance for attached surface parking lots.
- PABX/Computer room entry.
Properties located in Elevated Security Environments
• One or more of the following additional locations should also have surveillance
cameras and be actively monitored by security personnel:
- Vehicle and Pedestrian access points to the property.
- Vehicle and Pedestrian security screening locations.
- Main drive and entrance.
- Parking garage entrances and exits.
- Parking garage payment area.
- All Elevator Cabs or vestibules.
- Extensive coverage of all indoors parking floors.
- Individual Guestroom Floors.
- ATM – automated bank teller machine (in addition to any surveillance provided
by the ATM co.).
- All Common Areas within the property and Pre-Function areas.
- Designated club lounges (i.e. Regency Club Lounge, Grand Club Lounge).
- Executive and Presidential Suite Entry.
- Back-of-House Corridors.
- Employee locker room entries.
- Goods entry.
- High value goods storage.
- Entry into Human Resources.
- Entry into Management offices.
- Garage/recycling areas.
- Critical MEP Areas, Fuel storage.
Access Control and Alarm Monitoring (ACAM) Systems

ACAM Requirements
• ACAM systems will generally be installed in a Hotel as a result of its size, complexity,
determined risk and / or the number of employees that make the use of mechanical
keys impractical.
• The applicable security integrator shall provide an enterprise ACAM system that is
complete and fully functional with all components and accessories as show on the
contract drawings.
• Programming of device names, access levels, door set ups, identification badges,
alarm zones, camera tours / presets, etc. shall be coordinated either through the
local Security Director or T.S.
SECURITY SYSTEMS
• Where ACAM systems are installed, they shall be the primary means of access and
used for all entry purposes on all exterior doors, with the exception of main guest
entry doors that are staffed at all times.
• Mechanical (i.e. hard) keys to card reader controlled door shall be limited and used
for emergency purposes only.
• Where a full time security force is present, all ACAM workstations should be installed
in the Security Command Center and monitored / maintained by the Hotel Security
Department.
• Shall be supported by a minimum four (4) hour battery back up in addition to a site
emergency generator, where present.
• Shall be programmed to historically document the access activities of all cardholders
and stored for a minimum of 60 days.
• Access to all critical infrastructures on site shall be monitored and controlled access.
• An interface between the property’s on-line ACAM system and the off-line
Guestroom Keycard system shall be done, wherever possible.
ACAM Standard
• ACAM systems shall consist of the following at a minimum:
- Monitoring workstation that displays ACAM Events and ACAM Alarms in real
time.
- Video Imaging / Video Badging workstation
- Field Panels / Data Gathering Panels
- Field Devices including card readers, door contacts, motion sensors, glass break
detectors, duress alarms and related components.
- Locking Mechanisms
• Monitoring Workstation
- All card reader controlled doors shall report valid / invalid entry / exit events in
real time on the associated workstation.
- All card reader controlled doors shall report door held open / door open too long /
door forced open alarms in real time on the associated workstation.
- Alarm / Event Monitor will be integrated with the Video Badging workstation.
- Installed in the console provided in the Security Command Center.
• Field Panels
- Shall communicate either via TCP / IP over a dedicated LAN or the guest
network LAN, separate from the Hotel LAN network.
- Shall provide alarm input / output control, multiple card reader interface
configurations and local battery backup, and alarm as appropriate.
- Include tamper alarms that report to the ACAM workstation.
- Shall be mounted in lockable and secure locations on site (typically an IT / MDF
closet).
• Card Readers
- All card readers should utilize RFID proximity technology with a read range of at
least 5 cm or greater.
- Card readers deployed at the Hotel may vary by property but may include:
 Wall mounted card readers
 Mullion mounted card readers
 Long range card readers
- Card readers and associated door access devices shall be installed on the lock
side of the door (or the hinged side of the active double door) at approximately
1000 mm above the floor.
SECURITY SYSTEMS
- All card reader controlled doors, equipped with a mechanical locking system shall
include a request-to-exit (REX) device in the form of a PIR motion sensor.
 Note that two-way card readers or push-button REX devices are prohibited,
unless in extreme cases and approved by T.S.
- REX devices shall be programmed only to shunt the door contact / alarm and not
“unlock” the door. The device shall identify valid egress of personnel who are
between 1000 mm to 2000 mm away from the door.
- REX devices shall be installed at the center of the doorframe wherever possible
and not blocked by emergency exit signs.
- All card reader doors should have alarm contacts that are flush mounted,
wherever possible (surface mounted if necessary on the protected side of the
door).
- One door into every space secured by the ACAM system shall have a
mechanical key override capability.
• Locking Devices
- All card reader controlled doors shall be locked using:
 Electro-mechanical locks wherever possible.
 Electric lock strikes may be used as needed but shall include latch-guards.
Where electric lock strikes are used, Classroom-style Locksets will be used.
- Magnetic locks will be avoided wherever possible. Where magnetic locks are
used, the REX PIR Motion Sensor will also be programmed to temporarily
disengage power to the magnetic lock.
 In addition to the REX PIR, a manual push-button REX mounted on the
secure side of the door will also be provided that is connected directly to the
power supply of the magnetic lock.
 Magnetic locks used to secure doors in critical locations should also have a
keyed bypass lock installed on the unsecured side of the door, keyed to a
restricted mechanical keyway that is also connected to the power supply of
the magnetic lock to be used for emergency purposes only.
- Door hardware and related devices are to be powered by a power supply
different than the field panel.
- All electro-mechanical and electrified strikes shall be set to “fail-safe” or unlock
upon the loss of power.
- All electric locks for occupied areas in the “path of exit” shall be interfaced with
the Hotel’s fire alarm system, in accordance with NFPA or prevailing fire code.
• Stairwell Doors
- For stairwell doors that will be monitored and prohibit reentry to a floor, an
electrified lock set similar to the Hi Tower Locks shall be used in all cases.
- In order to allow re-entry during emergency passage, locksets shall be installed
on stairwell doors.
• Cabling
- Low voltage cabling may be installed in runs with other low voltage cabling,
properly routed with cable ties, and indelibly identified with proper labeling.
Conduit may be required in many facilities but shall conform to prevailing
electrical codes in all cases.
- All power wiring between panels and door locks shall use plenum, 18 gauge – 2
conductor (18 AWG, 2c) non-shielded, CMP rated cabling.
- All wiring between panels for data communications shall use plenum, 18 gauge –
4 conductor (18AWG, 4c) overall shielded, CMP rated cabling.
- All wiring between panels and alarm / signaling devices should use plenum, 20
gauges – 4 conductors (20AWG, 4c) overall shielded, CMP rated cabling.
SECURITY SYSTEMS
- All wiring between panels and card readers shall use plenum, 20 gauge – 6
conductor (20 AWG, 6c) overall stranded CMP rated cabling.
• Access Credentials
- An access credential is required for every hotel employee.
- Due to the nature of their jobs and the distribution of employee name tags as part
of a uniform, the access credential may come in multiple forms:
 Imageable Proximity Access Card.
 Proximity Transponder Tag.
 Proximity Key Fob.
 Long Range Proximity Tag (for vehicles).
- A minimum of 500 access credentials is required upon the commissioning of the
system.
- A picture of all hotel workers permanently assigned to the hotel shall be taken
and maintained on the access control system.
ACAM Systems for properties located in an Elevated Security Environment
• Controlled access shall be provided into:
- All vehicle entrance / exits barriers
- All rooms containing critical infrastructure including Power, AHU,
Telecommunications and Water.
- Primary IT Room.
- Cashier’s Office.
- Human Resources.
- Security Office.
- Employee Entrance.
- Management offices.
- Service Elevators.
- Baggage / Luggage Storage Room.
- Limited Use / Restricted Areas.
• Remote Monitoring from the Security Control Room shall be provided at:
- All card reader controlled doors.
- All stairwell access doors.
- All exterior access points including pedestrian doors, overhead doors, roof
hatches or similar.
- All Point-of-Sale (POS) locations in the form of Duress Alarms.
st
- Exterior 1 ground floor windows in the form of Glassbreak detectors.
- Field panels in the form of tamper alarms.
Intrusion Detection System (IDS)

Intrusion Detection Systems (also known as “burglar” systems) are considered to be an
integral security component to hotels where full time, uniformed security service is not
provided.
IDS Requirements
• Provide to all hotels that do not have a full time 24/7 uniformed security.
• Where present, all IDS systems will be monitored by a UL-Listed Central Alarm
Station at all times and the response is documented and understood by the Hotel.
SECURITY SYSTEMS
• The applicable security integrator must provide an IDS that is complete and fully
functional with all components, accessories and training as depicted on contract
drawings.
• The purpose of the IDS is to:
- Provide a mechanism for hotel personnel to remotely and electronically monitor
perimeter access points and activity through a keypad installed near the front
desk.
- Provide the ability for hotel personnel to summon emergency assistance via
duress alarms monitored by a UL listed Central Station.
- Provide a mechanism to have a historical record of activity at the hotel.
• Programming of device names, door set ups, alarm zones and response must be
coordinated either through the local Security Director, General Manager or T.S.
• Where appropriate, such as in the pool area, the intrusion detection can be used for
detecting access outside of normal operating hours.
• Intrusion detection sensors must trigger a local and centralized alarm that goes to
both a keypad installed in close proximity to the Front Desk as well as the UL Listed
Central Station.
• IDS systems and applicable Central Stations must be able to provide reports of all
alarm activity at the Hotel.
corrosion resistant conduit. Alternatively, alarm system signals may be transmitted
by encrypted wireless operation. Alarm systems must be able to function during
power loss.
• Infrared/radio/microwave beams must provide full coverage at pre-determined
heights and sensitivities for all designated areas and must be interfaced to all alarm
systems. They must provide both passive and active detection modes and must be
fully digital, providing addressable locations and self-diagnostic operations.
IDS Standard
• IDS will be comprised of the following equipment, at a minimum:
- Control Panel
- Wireless / Wired Receiver
- Keypad
- Door Position Switch (DPS) on all perimeter access points
- One (1) DPS on the cashier’s safe / drop safe, where present.
- Wired Duress Alarm at all POS stations at the guest check-in counter.
- Wired Duress Alarm in Cashier’s Office, where present.
- Wired Duress Alarm in Safe Deposit Box (SDB) room where present.
- One (1) wireless Duress Alarm.
- Cellular back-up unit
• Installation
- Where possible, field panels connected to IDS must be located in a secured,
limited access room (MDF / IDF rooms as example) and installed on wall board.
- Installation of IDS field panels should be on a 1200mm x 2400mm to 12mm to 19
mm fire rated plywood backboard.
• Cabling and Power
- Power is required and power supplies should be installed per local code. All
wiring between panels for data communications must use plenum, 18 gauge – 4
conductor (18 AWG, 4c) overall shielded (OAS), CMP rated cabling.
SECURITY SYSTEMS
- All wiring between panels and alarm / signaling devices must use plenum, 20
gauges – 4 conductor (20AWG, 4c) overall shielded (OAS), CMP rated cabling.
- IDS panels must be equipped with tamper switch contacts.
- IDS systems and associated panels must be supported by battery back-up with a
minimum of four (4) hour support capacity. Where available, the IDS should also
be connected to the site’s UPS system and emergency generator.
- A dedicated telephone line must be provided for the security alarm panel to
transmit alarm signals. No other devices may be connected that line.
- The wiring connecting the wireless back-up panel and the alarm panel must be
placed in conduit.
- The antenna cabling for the wireless back-up must be installed in 20mm conduit
extending above the ceiling or to a minimum height of 3 meters above the floor.
• Device Mounting
- IDS system must monitor every perimeter access point to the site.
- Contact points must be mounted in the top edge of a door, 50 mm from the strike
side of the door. The contacts must be recessed unless the door frames are
filled.
- If the door frames are filled, a surface mounted door position switch (DPS) may
be used. The DPS may be mounted on the door frame and the magnet on the
top edge of the door at the same location.
- Duress (panic) alarms must be provided in at least two locations at the front
guest check-in desk. Devices should be mounted underneath the POS stations
in a discreet location. Similarly, duress alarms are required at the
Regency/Grand Club reception desks, as well.
- One additional wireless Duress Alarm should be provided for staff use.
For Properties located in an Elevated Security Environment
• One or more of the following additional devices may be installed in locations
determined to be at increased risk:
- Glass break detectors
 Installed on ground accessible windows in areas of the hotel not commonly
used during off-hours.
 Location shall be on the ceiling grid within 1500 mm of the glass, covering a
maximum of 400 mm on either side of the detector.
 Must be dual technology and be capable of identifying both audio (decibel
level) and shock sensing technology.
- Motion Sensors
 Dual Technology (microwave / passive infrared).
 Installed at a height of 2700 mm above the floor or within 300 mm of the
ceiling.
Duress Alarms
Duress Alarm Requirements
• There are two types of duress alarms that may be installed on a property; a security
duress alarm and a medical alert alarm. While the two may be similar in operability
and the technology used, they differ as to the circumstances surrounding their use
and the response they may generate.
• Security Duress (panic) Alarms are required for the following areas:
- Cashier’s room.
SECURITY SYSTEMS
- Front desk stations and Regency/Grand Club reception (one per station).
- Safety Deposit Box (SDB) Room.
- Point-of-Sale Stations where large cash transactions are anticipated.
- VIP / Presidential Suites (in applicable areas).
- Human Resources.
Duress Alarm Standard
• All Duress (panic) Alarms must be routed to annunciate in either the Security
Command Center or at an external monitoring service. Duress alarms cannot go
directly to the police.
• Monitoring of Duress (panic) Alarms must be located at the Security Command
Center (where available) and duplicate/remote panels. These alarms must be
constructed so that if there is no proprietary response within 1 minute it rolls directly
to a contracted, external, monitoring service.
• Duress (panic) alarms shall not produce an audible alarm at the point of initiation.
• Duress (panic) alarms must be operable by quiet foot or touch switch.
corrosion resistant conduit. Alternatively, signals may be transmitted by encrypted
wireless operation.
Medical Alert Alarms in the Spa and Fitness Center

Medical Alert Alarms Requirements
• Accessible at the following location:
- Accessible at the Sauna.
- Accessible at the Cold Plunge pool.
- Accessible near Whirlpools (Hot tub).
- Accessible near Steam rooms .
• Consistent with the StayFit Implementation Guide, a Fitness Center and a Pool shall
both be equipped with a least one emergency phone with the contact number and
location of the phone prominently displayed.
- A no-dial emergency telephone shall be prominently located in each area of a
Spa (including the pool and primary workout areas), visible and accessible to a
wheelchair-bound guest.
• In addition to an Emergency Telephone, Medical Alert Buttons are required in all
Spa, Fitness Center or Pool areas.
- Due to the uniqueness of each property, specific quantities of Medical Alert
Buttons may vary however it is anticipated that at least two device stations,
mounted at opposite ends of each area, will be needed to provide adequate
emergency communications.
- When alert buttons are activated the associated equipment shall shut off
automatically.
• The Emergency Telephone and Medical Alert Buttons shall ring and be monitored by
the following functional areas:
- The Spa Attendant as the primary monitoring entity, wherever present.
- The Security Command Center as a redundant monitoring entity in all cases or
the Primary entity if a Spa Attendant is not present.
- The Communication Center if any.
SECURITY SYSTEMS
Medical Alert Alarms Standard

• Where provided, Medical Alert alarms shall first annunciate at a continuously
monitored spa attendant location, with a repeater annunciation to hotel security and
communication center.
• Must be operated by foot or touch switch
Automated Key Control Systems

To adequately secure, control and distribute hard mechanical keys and electronic
keycards, the use of automated key systems is recommended. The following will
describe type of automated key systems available for use within the hotel environment
along with security conditions:
Automated Key Control System Requirements
• Key boxes should be of sufficient size to accommodate all keys regularly distributed
to hotel personnel.
• Location of key boxes should preferably be in a back-of-house area, in close
proximity to the employee time clock and uniform issuance room, within view of the
Security Control room wherever possible.
Automated Key Control System Standard
• Biometric capable.
• Accommodates tamper-proof key rings.
• Vandal resistant, see-through polycarbonate panel.
• Capable of providing individual assignment and rights to key rings.
• Remote monitoring capabilities with the ability to push alerts of overdue to keys to a
registered e-mail account.
• Capable of being recessed into a wall.
• Expandable through the use of added modules or key boxes.
• Alarmed cabinet.
• Minimum 4 hours battery back-up.
• Emergency Release function for all keys.
• TCP / IP Network connection capable.
Security Command Center

Depending on the size of the property, the existence of a uniformed security force or the
determined level of risk at the property, a Security Command Center (SCC) may be
necessary in order to effectively maintain adequate site security at the Hotel. Where
applicable, the following provisions relating to the design, location and function of an
SCC will be used.
When the fire fighting/alarms, evacuation announcement, and other life safety monitoring
equipment are located in the same space coordination with other consultants in
necessary to ensure equipment and traffic management is properly planned.
Security Command Center Requirements
• The SCC will be established to monitor security related equipment and technology
including CCTV, emergency notifications and other security systems. In these
SECURITY SYSTEMS
instances, the SCC shall be self-contained and adjacent to the employee entrance
wherever possible.
• Physical Requirements
- Ideally, the SCC should be split into three distinct areas for large properties (and
scaled back as need for smaller properties); an area dedicated for administrative
duties, equipment or technical room and an area dedicated to surveillance,
security dispatching and building alarm monitoring.
- A private Security Director’s office shall be planned within the hotel, which ideally
should be located in the same area as other executive offices, but may be
located in close proximity to the primary security office as necessary.
- Installation of all equipment must be ergonomically correct for monitoring function
and the room must meet OSHA or similar health and work environment
standards. This includes having adequate ventilation and heating for the
occupants as well as the equipment.
- The space must be appropriate to the size and amount of equipment and staff,
with expansion room available for future needs.
- All security systems must utilize modular components and dual redundancy
where possible to allow for hot swapping of any component while maintaining full
system integrity. Adequate backup must be in place to enable operations to
continue when primary system is repaired or down.
• Technical Requirements
- All security systems must be fully addressable and controllable from the main
security center and all duplicate/remote panel locations.
- All security systems must be provided with encrypted password and individual
pin number allocations allowing programmable and selectable levels of user
access.
- The SCC must be surge protected, be on an UPS system, and have backup
generator power.
- All security systems must be modular in design for future expansion. They must
be built with proactive planning for better, future technology as much as possible.
- All equipment must have power and/or signal cables shielded in vandal and
corrosion resistant conduit. Alternatively, signals may be transmitted by
encrypted wireless operation.
- Duplicate, remote security panels (preferably PC-based) and operations must be
made available at the Hotel Communication Center and/or as designated by
T.S.
- The Security Consultant must coordinate with the architect and MEP consultant
to ensure that space planning and MEP connections are available to allow the
suitable location and operation of electrically-powered security equipment.
Designation of power requirements must be included, as well as outlets to be
dedicated to security systems. Those systems to be supported by emergency
power must be specified and must include all emergency lighting. Systems must
be protected from electro magnetic interference and should be away from power
distribution equipment.
- All systems associated with telephone and computer equipment, including such
things as security panels, elevators, fire alarms and emergency evacuation must
be coordinated by the responsible consultant for interfacing and integration of
these systems into a cohesive solution.
SECURITY SYSTEMS
Security Command Center Standard

• Physical Standards
- Rooms designated for monitoring and / or control of security equipment and
systems must:
 Hardened to withstand armed attacks.
 Have restricted access.
 Have an area dedicated for alarm monitoring.
 Have no exterior windows that permit viewing of the interior of the room.
 Have ergonomic consoles, furniture and chairs.
 Designed for serviceability with space and an access door behind the
equipment and console racks and have a raised floor.
- Location of SCC:
 Near the employee entrance.
 On an exterior wall on ground floor.
 Close to exterior access.
 Separated from break rooms or supervisor offices.
 Near a toilet.
• Technical Standards
- Remain at a constant temperature of:
 22– 24ºC degrees for personnel.
 22ºC degrees for equipment, if located in a separated space.
- Be equipped with hands-free telephones.
- Audible alarm signals in the room must be at least 10dB over the background
noise of the Security Command Center.
- Designed for future expansion.
- Have interior light that is adjustable and indirect.
- Have a noise level that does not exceed 50 dB.
- Have deck-to-deck walls and floor coverings that avoid build-up of static charges.
Hotels considered in an Elevated Security Environment
- Must have a Security Command Center that is operational and staffed 24/7.
- Location next to the Loading Dock of the Hotel is discouraged.
Explosive Trace Detection (ETD) Systems

ETD System Requirements
• Explosive Trace Detection will be done via Vapor & Particle detection systems only.
• Only devices that utilize Ion Mobility Spectrometry (IMS) technology or Canine are
approved for use.
• All equipment must be dual mode and have the ability to sample in either a Vapor or
Particulate mode.
• Equipment may be used to detect narcotics but the ability to do so is not a
purchasing requirement.
• Complete analysis time of a sample must be 20 seconds or less.
• Portable or desktop units may be used.
• For portable ETD equipment, a minimum of two batteries and a carry strap must be
procured.
• Equipment must have a USB port for data download.
SECURITY SYSTEMS
Hotels considered in an Elevated Security Environment

• Must utilize ETD at the point of entry for all vehicle, goods and baggage.
• ETD screening must be in place at all times and include detailed security post orders
for its use and alarm resolution.
Metal Detectors
Metal Detector Requirements
• Where needed, both walk-through and hand-held metal detection systems must be
used.
• Where required, a custom unit that would be designed without an overhead bridge is
acceptable. This design would only be required for the main guest entrances.
• For other Front-of-House access points, elliptic style walk-through metal detectors
should be used whenever possible.
Metal Detector Standard
• Walk-through Metal Detectors:
- The unit must:
 Detect both ferrous and non-ferrous metallic objects.
 Provide for multi-zone detection.
 Visibly indicate the general location of a detected object.
 Be able to detect all concealed metal weapons with sufficient standard
programs and adjustable sensitivity levels.
 Be capable of bi-directional screening.
 Produce both audible and visual annunciation upon target detection. Audible
annunciation must be both volume level and tone programmable.
 Provide continuous detection maintaining a through put rate of not fewer than
fifty detections per minute.
 Have an interior opening of 700 mm or greater.
- The functionality of the walk-through metal detector must not be impacted when
applied to multi-unit installations.
- The unit’s controls shall be contained in a touch pad panel with LCD or LED
display screens for system status information. This panel, along with all wiring,
connections and electronics should be integrated into a single overhead
compartment.
- The system shall be designed with programming to eliminate the detection
signals from two or more targets from canceling each other.
- The system shall be self-diagnostics, always maintaining system readiness and
annunciating any problems by way of the display panel.
- The unit shall have self-charging batteries for maintaining system operation of no
less than forty-five minutes during extended power interruptions.
- The unit is to be constructed of a scratch and mar resistant material with resilient
end caps. The control panel and cross member shall be constructed of
aluminum or stainless steel.
- Electrical power for the unit shall be fully automatic with a breaker and meet UL
code.
- The unit shall posses a magnetic field strength that will not affect magnetic
recording media including magnetic tapes, diskettes and cards.
SECURITY SYSTEMS
- The unit must have been tested in accordance to and meet or exceed the
requirements of:
 The Institute of Electrical and Electronic Engineers: Standards for Safety
Levels with Respect to Human Exposure to Radio Frequency
Electromagnetic Fields”.
 OSHA: Radiation Protection Guide, CFR 1910.97 section (2) I.
 National Institute of Law Enforcement and Criminal Justice: Standards for
Walk-Through Metal Detectors for Use in Weapons Detection, NILECJ-STD-
0601.00 section 4.11.
 U.S. Federal Aviation Administration airport application specifications of the
Undetectable Firearm Act of 1991.
• Hand-held Metal Detectors:

- Designed for hand-held non-contact body scanning to detect small metallic
objects.
- Detect both ferrous and non-ferrous metals equally from any direction.
- Contain an On/Off switch and integral Momentary-On function or other battery
conservation feature.
- Equipped with both audio and LED visual alarm annunciation. The audio
annunciation must have a preset minimum level to assure operator awareness of
detection whenever the unit is on.
- Shall have an adjustable sensitivity level based on the size of the object to be
detected.
- Must provide for rapid scanning over large surfaces allowing the operator to work
further away from subjects and must be free of any protruding components,
which could catch on clothing.
- Must be operational with Nickel Cadmium (Ni CD) or Nickel Metal Hydride (Ni
MH) rechargeable batteries and be provided with a recharging kit and extra
batteries. Must also be capable of operation using a standard nine-volt battery.
- Must be lightweight, well balanced and have a casing constructed of high impact
resistant plastics.
- Must not affect cardiac pacemakers.
- Minimum Specifications:
 Weight: No more than 0.5 kg.
 Low battery indicator: Audio or visual indicator.
 Auxiliary output jack for Audio headphone use.
 Battery life: 100 hours of operation with alkaline batteries and 24 hours with
Ni CD batteries.
Hotels located in an Elevated Security Environments
• Must have a metal detector at all active entrances to the Hotel.
• Metal detectors may be temporarily installed at locations where large functions are
being accommodated.
X-Ray Machines
To search bags and large luggage at hotel properties in a non-intrusive manner, X-ray
machines may be deployed. Software provides the ability for the machine and its
operator to differentiate inorganic substances from organic substances. County/State
regulations govern their use and safe application.
SECURITY SYSTEMS
X-Ray Machine Requirements

• Must detect explosives, weapons currency and other contraband and used in both
the front-of-house and back-of-house areas.
• The type and size of X-Ray screening equipment may include:
- Desktop sized x-ray inspection systems designed to inspect and accommodate
small bags, briefcases, purses, etc.
- Parcel sized x-ray inspection systems designed to inspect and accommodate
bags up to the size of checked luggage (air travel standards).
- Cargo sized x-ray inspection systems designed to inspect and accommodate
bulk items or packages and other oversized articles.
- Pallet sized x-ray inspection systems designed to inspect and accommodate
shipping containers passing through the hotel loading docks.
• X-ray screening equipment must include the following general characteristics:
- Constructed of a heavy-duty steel cabinet and frame.
- Capable of annunciating an automatic density threat alert, which provides a
visual alarm on the system monitor when an area or item has not been
penetrated.
- Include individual control buttons on the system keyboard to provide the following
standard functions:
 4X zoom function or greater.
 Conveyor direction.
 High/low density select.
 Edge enhancement.
 High penetration mode.
 High resolution mode.
 (Pseudo) Color On/Off.
- Capable of supporting remote operations.
- Contain self-diagnostics that shall annunciate any applicable system errors such
as X-ray generator or controller failure warning or high and low current protection
warning.
- Monitor(s) must be able to analyze and project imagery for dense objects and
distinguish between organic and inorganic material.
- Capable of image stripping, which would allow for the image removal of either the
organic or inorganic items, without stopping the conveyor belt, to improve the
overall image clarity and highlight the potential threat areas.
- The conveyor belt must be constructed without the use of clamps or staples. The
conveyor belt shall also be partitioned from the electrical components to preclude
water or debris from entering these system sensitive areas.
- Capable of bi-directional scanning and able to produce an image in either
direction.
- Capable of annunciating an automatic density threat alert, which shall provide a
visual alarm on the system monitor when an area or item has not been
penetrated.
- The unit shall be installed in accordance with the most current version of and with
all applicable revisions pertaining to all applicable codes and standards.
X - Ray Machine Standard
• Capable of supporting conveyor extensions to assist in the loading and unloading of
items onto the screening unit.
SECURITY SYSTEMS
• Must have an X-ray sensor of 1152 photo diodes in an “L” shaped array which
provides the ability to penetrate 25 mm of steel and display a .38 caliber 50mm
barreled pistol through that minimum.
• X-Ray equipment designed to check guest luggage must have a tunnel opening of
635mm wide by 430mm high or greater.
• For machines anticipated to be placed in Front-of-House (FOH) areas, x-ray
equipment should be “bottom up” shooters, meaning that the conveyor belt is above
the x-ray providing a better image.
• Must have a conveyor speed of not less than 12 meters per minute.
• Must be able to hold a parcel 10 kg or greater.
• Must have a video display that includes 17” color high-resolution flicker free
monitors.
• Must have a lockable Keyboard to prevent unauthorized use.
Hotels located in an Elevated Security Environment
• Provide x-ray machines that accommodate the screening of both guest baggage as
well as parcel size deliveries to the hotel, employees and bulk goods arriving at the
hotel via the loading dock.
Intercom (IC) System

To provide for remote communication capabilities at vehicular and pedestrian entry
points as well as within applicable parking facilities, the use of an intercom system may
be appropriate. The following will provide guidance in selecting, installing and operating
an intercom system with the hotel.
Intercom System Requirement
• Locations identified to include an intercom station must be defined during schematic
design of the hotel.
• Exterior locations for intercom substations should be limited to primary guest and
employee entry doors, parking facilities and remote buildings or areas (in resort
properties where applicable).
• If a full-time security force is provided, master intercom stations should be installed in
the SCC.
• Only one intercom system should be used within the hotel although more than one
master station may be installed to incorporate operational considerations with
regards to parking management and building security.
• Where possible, it is recommended that the intercom system be interfaced with
CCTV and access control systems.
• Where possible, voice communication over the intercom system should be recorded
via a voice recording system.
Intercom System Standard
• Shall consist of a central exchange unit(s) to include desktop master control stations,
substations and security assistance stations and provide for the following:
- Two-way signaling and voice communication between master stations and
substations.
- Telephone quality communication at substations and master stations for both
handset and speakerphone conversation.
SECURITY SYSTEMS
- Individual sound level adjustment for each substation and master station shall be
achieved by programming the appropriate subscriber board in the exchange.
- Master to master communication including all masters simultaneously designated
as “all call” or “conference call” features.
- Queuing of incoming calls at the master stations.
- The capability of programming each substation call button to call one or multiple
master stations. All substation call buttons shall activate an audible and visual
signal (LCD display) at the master station.
- An RS-232 / 422 interface with the SMS and CCTV Systems as required.
- Manual and automatic transfer of control of certain substations between master
stations.
• Substations shall consist of a tamper resistant call button and speaker mounted on a
finished flush mount wall / junction box mounting plate.
• Emergency call / assistance stations shall incorporate an exterior intercom
substation and lights in a vandal resistant housing with a constant blue station light
for location identification illuminated at all times.
Portable Radio System (Walkie-Talkies)

Portable Radio System
Portable radios equipment shall be provided for the exclusive communications use of the
staff. Due to various geographic conditions of the worldwide property sites, different
models of equipment may be used to accommodate the various frequencies in the
specific areas. The exact equipment model, frequency requirements and power
requirements to best meet requirements for each project site shall be considered.
Portable Radio System Requirements
• Must be the latest model with features available from the manufacturer at time of
substantial completion of the project.
• Quantity of hand held portable radio shall be determined by T.S., with belt clips,
leather holders, chargers and related accessories.
• Alternate, equivalent products may be used subject to approval by T.S.
• Regulations and Standards: System components, part and installation are to comply
with the corresponding recommendations of the Electronic Industries Association
(EIA), and the International Electro-technical Commission (IEC).
Portable System Standard
• Shall be hand held two way mobile radios either very high frequency (VHF) with 5
watts power output or ultra high frequency (UHF) with a 4 watts power output. The
radios shall be minimum ten channel types and channels shall be dedicated to
departments as approved by T.S.
• Shall be equivalent to Motorola model No. HT1250-LS+ or better, with following
features:
- 16 channel capacity.
- 12.5/25 KHz switchable channel spacing.
- NiMH rechargeable batteries to provide up to 8 hours of operating time.
- Battery gauge.
- Emergency button.
- Switchable power levels.
SECURITY SYSTEMS
• Accessories for the portable radios shall include:

- Chargers (a mix of single and multi-unit chargers permitting charging of all radios
at one time) with one spare of each type.
- Leather carrying cases with belt clip for each unit with five percent (5%) spares
- Remote speaker microphones for each unit with five percent (5%) spares and,
- Fifteen percent (15%) spare batteries.
• The base station for communications with the portable radios shall be minimally
equivalent to the Motorola model No. GR1225 base station/repeater unit or better,
with features as follows;
- 12.5/25 KHz frequency selection.
- VHF/UHF.
- Programmable power outputs.
- Omni directional antenna.
- Tone interface/adapter.
• For applications where transmission of greater than 300m is required, the design
should consider the use of a repeater unit and remote controller with desk top
microphone or tone type telephone set used at desk top. Antenna shall be provided
to best suit site conditions for the respective equipment.
Wiring Method
• Install wiring in raceway except within consoles, desks, and counters. Conceal cable
and raceway except in unfinished spaces.
Raceways
• Cables may run with other communication cables in dedicated raceways, which are
properly divided so as to assign a separate for each single system. Communication-
cable raceways must be totally segregated from power-cable raceways.
Grounding
• Ground cable shields and equipment to eliminate shock hazard and to minimize
ground loops, common-mode returns, noise pickup, cross talk, and other
impairments.
Introduction
Technical Services (T.S.) recognizes that the acoustical
performance of a building and its components is dependant on many variable factors
including:
- Building design
- Construction components and materials
- Installation workmanship and methodology
- Interior finishes material
Acoustical Consultant
In order to achieve the required minimum acoustical performance, it is recommended
that a fully qualified and experienced Acoustical Consultant is engaged to provide the
following services throughout all project phases.
General
- Familiarization with T.S. acoustical performance requirements.
- Coordination with all Design Consultants.
- Review of all construction material and system bids.
- Review of all related shop drawings and material cut sheets.
- Attendance as required at coordination meetings.
Site Noise Evaluation

Study and measure existing noise sources such as vehicular, rail and aircraft traffic and
advice on building design, layout and construction method to ensure compliance with
minimum acoustical performance.
Sound Isolation Construction

Analyze construction specifications, details and methodology to ensure compliance with
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MEP Noise & Vibration Control
Analyze MEP systems design including, components' location and distribution network,
and provide recommendations and specifications to ensure compliance with the required
Acoustic Performance - All areas

Analyze all Architectural, Interior, and MEP systems, and components. Provide
recommendations to ensure compliance with minimum acoustical performance.
Minimum Construction Materials & Methodology

T.S. recommends that all construction materials are sourced from manufacturers
who are able to provide validated certification of product compliance with the minimum
STC ratings. Installation must ensure compliance with the minimum acoustical
performance.
Minimum Acoustical Performance Matrix

Sound Sound Sound
Performance Sound Transmission Transmission Transmission HVAC Noise
Standard Absorption Loss Loss Loss Open Office Open Office Criteria
Noise Sound Outdoor- Noise
Class Indoor Articulation Articulation Noise
Reduction Transmission Isolation
Transmission Class (AC) Index (AI) Criteria(dBA)
Class (NRC) Class (STC) Class (NIC)
Class (OITC)
ASTM ASTM
Test Criteria ASTM ASTM ASTM ASTM E1111 E1111 (F) ASTM
C423 E90 E90 E336 E1376 E1376 (F) E1686-03
E1375 E1375 (F) E1686-96
Area (min) (max) (max) (max) (max)
Guestroom,
Suites, & .70 ± .10 55dB ± 2dB 60dB 50dB ± 2dB N/A N/A 35dB
Corridors
Public Areas & 180dB ±
Lobby .40 ± .10 40dB ± 2dB 40dB 35dB ± 2dB N/A 40dB
10dB
Circulation
Restaurant & .60 ± .10 40dB ± 2dB 40dB 35dB ± 2dB N/A .10 40dB
Bar
Entertainment
Center & Night .80 ± .10 60dB ± 2dB 50dB 55dB ± 2dB N/A N/A 45dB
Clubs
Ballroom &
Meeting .60 ± .10 55dB ± 2dB 50dB 50dB ± 2dB N/A N/A 30-35dB
Rooms
Treatment .70 ± .10 55dB ± 2dB 60dB 50dB ± 2dB N/A N/A 35dB
Rooms
Fitness .50 ± .10 40dB ± 2dB 40dB 35dB ± 2dB N/A N/A 35dB
Center/Gym
Offices .60 ± .10 40dB ± 2dB 40dB 35dB ± 2dB 180dB ± .10 35dB
10dB
Support Areas
(Back of .50 ± .10 40dB ± 2dB 40dB 35dB ± 2dB N/A N/A 40-45dB
House)
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Introduction
All lock systems and hardware must be manufactured and installed to meet prevailing
codes and requirements issued by authorities having jurisdiction over the hotel or project
and to be minimally in accordance with the following specifications.
All lock systems must be based on Great Grand Master Keying (GGMK). As built lock
schedules for all areas and comprehensive system manuals must be provided.
An electronic lock system, consisting of battery powered door terminals or low voltage
wall terminals controlling electronic access control devices, is minimally required for all
guestrooms, suites and specific public areas. Back of house areas may utilize an
electronic or mechanical lock system, depending on specific room requirements.
All lock systems must be operated during the construction period with a temporary key
system. This temporary key system will be replaced at the time of area by area handover
in accordance with the following procedures:
- Each individual hotel and all nominated users must be password and PIN
identified by recorded correspondence between original manufacturer and the
hotel operator. Handover of programming authority and training must be
documented and signed by manufacturer's personnel and designated hotel
operator. This requirement cannot be delegated to an agent or contractor.
- Entire system and all components must be shipped in the original manufacturer's
sealed carton/package.
- All electronic card encoders and service devices must be provided with project
specific PIN. In order to activate the changeover from temporary construction
system an agreed sequence of recorded activities must be followed at the time of
hand-over to the hotel operation.
- The system must have the capacity to operate concurrent phases, which are
operating under full hotel operation as well as construction operation.
- All mechanical master keys, either pre-cut or blank, must be shipped with
recording of dispatch and receipt in the original manufacturers sealed
carton/package directly to the predetermined and authorized hotel personnel.
This requirement cannot be delegated to an agent or contractor.
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- Joint authentication of password and PIN identity from hotel and original
manufacturer must be recorded and signed by manufacturer and authorized hotel
personnel prior to the provision of any service codes, security codes and spare
parts. This requirement cannot be delegated to an agent or contractor.
Electronic Lock Systems

Requirements
All electronic lock systems must minimally comply with the following requirements:
- Stand-alone, off line or optional on-line operation.
- Fully interfaced with property management and point of sale systems.
- Utilize triple data encryption data system (3 DES) smart card technology or
passive RFID with encrypted signal transponder card technology.
Main Components
The main components of the system must include:
Transponder Card
- Contact less RFID transponder card.
- Complies to ISO 7810 for transponder technology.
- Contains secure manufacturer's unique code in secure, read only memory.
- Encoded information must be limited to: room number, check in- check out date
and time duration, reference number, i.e. key generation number/folio
identification. Under no circumstances should personal information such as
guest's name and or credit card information is placed on the card.
- Writeable, re-codable memory.
- Compatibility with COM multi-application requirements.
Smart Card
- Upgradeable contact chip or transponder chip.
- Complies to ISO 7816-1 or current ISO equivalent.
- Contains secure manufacturer's unique code in secure, read only memory.
- Encoded information must be limited to: Room Number, Check in- Check out
date and time duration, reference number, i.e. key generation number/folio
identification. Under no circumstances should personal information such as
guest's name and or credit card information be placed on the card.
- Writeable, re-codable memory.
- Compatibility with COM multi-application requirements.
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Key Issuing Computer and Encoder
- PIN security protected for each individual user and selected security levels.
- Audit trail of date, time and log-in ID of issuer for creation of each guest and staff
key.
- Mains powered and/or battery power for mobile units.
- Direct interface with property management and point of sale systems via RS 232
or TCIP.
- Minimum programmable 16 coded log-in users for front desk units and mobile
units.
- Manual key encoding override in event of property management system failure.
- Built in reader, as applicable, for either smart or transponder card.
- Adaptable to any language.
Door Lock - Guestrooms

- Available in DIN Euroset standard, optional ANSI standard mortise locks for use
in existing doors with prior written approval from T.S.
- All electronic circuitry and components must achieve a minimum rating of IP 54
for transponder locks and IP 31 for smart locks.
- Minimum audit trail of preceding 500 entries with timing and/or algorithmic
protection for unauthorized and sequentially repeated events.
- Audit trail to chronologically record all lock activities including: card use, card
ID, chronological sequence and time of activity, duration between events, lock
and/or door status, door opening and closing sequence, mechanical key override.
- Audit trail memory to be secured with interior room side battery location or with
hidden and high security back up battery location.
- Colored LED indication on corridor side for all unauthorized and out of sequence
activities.
- Colored LED indication on corridor side for low battery.
- Colored LED indication for dead lock confirmation signal to be displayed only
when unauthorized keys are presented.
- Colored LED indication on corridor side for authorized card acceptance and lock
- operation.
- AA type battery.
- Hidden high security mechanical override for emergency access.
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- Removable cylinder with recodeable three level hierarchy facilities using
sequential master key.
- Lock set must be minimally equipped with lever or knob on corridor side and
code compliant lever on room side.
- Lock set must have the following minimum functions: anti-friction latch bolt, anti-
thrust device and automatic dead bolt.
- Anti-friction latch bolt and anti-thrust device must have a minimum throw of 16
mm and be extended when door is open and when closed and aligned correctly
with strike plate.
- Automatic deadbolt must have a minimum throw of 20 mm for DIN Euroset
standard, or 25 mm for optional ANSI standard, and is thrown when the door is
closed properly and the latch and anti-thrust device are aligned with strike plate.
- Outside lever or knob retracts latch bolt and deadbolt only when an authorized
key card is used. Programmable timing feature to ensure only a single opening is
allowed by each authorized card reading.
- Inside lever is equipped with a panic device and will always retract latch bolt and
deadbolt when used.
- Tactile or audible feedback to confirm the automatic dead lock function is
activated by a thumb turn device located on the room side.
- Confirmation of automatic dead lock indication is given on the interior of the room
by either a mechanical indicator or by a LED, which is permanently lit.
- When automatic dead lock confirmation is activated, an incorrect or service key
card will illuminate exterior colored LED indications indicating that the key was
read but access is denied due to confirmed dead lock activation. The guest
should not be disturbed by this event.
- Confirmed dead lock function can be overridden by authorized or emergency key
card or by mechanical key.
on same door.
- Weather proof to a minimum IP rating of 31 for outdoor and damp areas.
Door Lock - Public Areas/Back of House

All features as per guestroom unit with the following options:
- Remotely mounted card reader unit with on- and off-line connectivity.
- Programmable access delay.
Portable Interrogator
- Individually PIN or system key protected and requires additional PIN or system
staff key authorization for service or emergency openings.
- Able to update lock codes and timetable.
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- Able to download audit trails of 500 preceding openings.
- Checks technical function of locks.
- Allows uninterrupted front desk operation at any time.
- Memory storage compatible with total quantity of lock sets installed.
- Portable interrogator use at lock to be part of audit trail.
Mechanical Lock Sets

Requirements
All mechanical lock sets must minimally comply with the following requirements:
- Solid brass cylinder and plugs.
- Stainless steel latch bolts.
- Stainless steel mortise deadbolts with minimum 25 mm throw.
- ANSI or EN current issue.
- 6 pin restricted keyway interchangeable core.
on same door.
Lock Set Types

Either levers or knobs are always free turning. No keys
Passage Lock
required. Furnished with spring latch.
Either levers or knobs are free turning except when the
pushbutton locks the outside. Pushbutton is released by
Privacy Lock turning the inside lever or knob or closing the door. Can
also be opened from outside with a small screwdriver or
similar tool. No keys required. Furnished with spring latch.
Inside lever or knob is always free turning. Outside lever or
Storeroom Lock knob is always locked. Unlocks by key only. Furnished with
an automatic deadlocking latch.

Classroom Lock knob is free turning except when locked by key. Furnished
with an automatic deadlocking latch.
Either levers or knobs are always free turning unless locked

Utility Lock / Double Cylinder Lock from either side. Furnished with spring latch and with
double cylinder deadbolt function if required.
Each pair of doors with knob or lever is locked or unlocked

Connecting Door Lock by thumb turn located at each room side panel face. Blank
plate is located at each interior panel face.
Equipped with 6-pin keying to coordinate with master keying

Padlock
system.
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Out of System Lock Unique and non-replicated mortise lockset.
Equipped with 6-pin keying to coordinate with master keying

Cabinet Lock
system.
Budget Lock Special profile tool operated cam lock.
Single Cylinder Deadbolt Deadbolt thrown or retracted by key from outside or by

inside thumb turn.
Double Cylinder Deadbolt Deadbolt thrown or retracted by key from either side by key.
Surface mounted sliding bolt and strike box. External color

WC Cubicle Lock coded indicator and emergency override from outside by
screwdriver or similar tool.

Digital Access Control Lock knob is always locked. Unlocks by digital keypad entry.
Keypad equipped with 3 master levels each with 15 user
codes. Furnished with a deadlocking latch.
Single Dummy Trim Lever or knob fixed one side.

Pair Dummy Trim Lever of knob fixed two sides.
The lock set types should comply with the hardware groups.
Spare Lock Sets
In addition to the installed quantities, the following must minimally be provided as
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emergency replacements:
Electronic Guestroom Door Lock Minimum 5 or 2 per 100 locks installed.
Electronic Public Area/ BOH Door Lock Minimum 5.
Passage Lock Minimum 5 or 2 per 100 locks installed.
Privacy Lock Minimum 5 or 1 per 100 locks installed.
Storeroom Lock Minimum 5 or 1 per 100 locks installed.
Classroom Lock Minimum 5 or 1 per 100 locks installed.
Utility Lock Minimum 5 or 1 per 100 locks installed.
Connecting Door Lock 5 or 1 per 100 locks installed.
Padlock Minimum 3.
Out of System Lock Not applicable.
Cabinet Lock Minimum 2 per 50 locks installed.
Budget Lock Minimum 2 per 100 installed.

Single Cylinder Deadbolt Minimum 3 per key group.
WC Cubicle Lock Not applicable.
Digital Access Control Lock Not applicable.
Single Dummy Trim 2 per 50 installed.
Pair Dummy Trim 2 per 50 installed.
Keying Concepts
All mechanical keys provided for mechanical systems and as emergency keys for
electronic systems must have a numeric code engraved that cross-references with a
printed door and lock set schedule.
Electronic Lock System
Electronic lock systems for guestrooms should be independently programmed from
those provided for back of house and public areas. The master key levels must be in
accordance with:
Guestrooms
Electronic Key Levels Mechanical Key Levels
Emergency Master Key Emergency Master Key
Floor Master Key
Section Master Key
Guestroom Key
Back of House/Public Areas

Electronic Key Levels Mechanical Key Levels
Emergency Master Key Great Grand Master Key integrated with mechanical
BOH/public area system.
Department Master Key
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Mechanical Lock System
The master key levels of the mechanical lock system must be in accordance with:
Great Grand Master Key Operates all BOH and Public Area locks including the
mechanical override for electronic BOH/Public area doors.
Grand Master Key Operates all locks of one group as designated.
Master Key Operates all locks of one sub-group as designated.
Key alike Operated the locks of associated doors.
Key to differ Operates the lock of one single door.
Out of System Key Operates the lock of one single door. Not controlled by
Master Key System.
Budget Key Operates all budget locks throughout the property. Not
controlled by Master Key System.
Grand Master Key groups allow access into and through the following areas:
All
-
Housekeeping areas.
-
Laundry and valet areas.
GMK Housekeeping -
Employee facilities.
-
Administration offices.
-
Public Areas excluding F&B outlets.
-
Banqueting facilities excluding kitchens and pantries.
GMK Banqueting All banqueting facilities excluding kitchens.
GMK Fitness All recreational facilities.
All
GMK F&B - F&B outlets, Kitchens, Pantries and F&B store rooms.
- F&B offices.
All
- Engineering areas.
GMK Engineering
- Plant rooms.
- Other areas in which an Engineering plant room, facility
or service shaft is located.
All
GMK Administration - Administration facilities.
- Administration store rooms.
The office of the General Manager, Controller, Cashier, and other offices as may be
determined by T.S. Project Manager, will be operated with out of system keys and are
not included in the above schedule.
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Quantity of Keys
• Chip card 120 cards per installed lock
• Emergency Master Key guestrooms 5
• Great Grand Master Key 3
• Grand Master Key 3 per group
• Master Key 5 per sub-group
• Key alike 3 per cylinder group
• Key to differ 3 per cylinder
• Out of System Key 3 per cylinder
• Budget Key 5% of installed locks
Spare Cylinders
• Grand Master group 3 per group
• Master group 5 per group
Hinges & Closers

Hinges
All guestroom and public area door hinges shall minimally be three or five knuckle ball
bearing or anti-friction, template type, architectural grade full mortise hinges, complying
with ANSI or EN standards. Back of house door hinges shall be door, jamb or surface
mount, minimally five-knuckle ball bearing or anti-friction, architectural grade template
type, complying with prevailing ANSI or EN standards.
Base metal should be bronze or stainless steel with finishes to be as specified by Interior
Designer or Architect to match all other hardware on same door.
Hinge specification and quantities shall be dependant on door panel dimensions, weight,
function and usage.
Quantities should minimally be:

• up to 75 kg, 1500 mm 2
• up to 75 kg, 2100 mm 3
• up to 120 kg, 2600 mm 4
• greater than 120 kg, 3000 mm 5
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Dimensions should minimally comply with:
• door weight up to 45 kg 125 mm x 115 mm x 4 mm
Types should comply with hardware groups.
Pivots
All pivots will be of architectural grade, ball bearing or anti-friction type and comply with
prevailing ANSI or EN standards.
Base metal shall be of bronze or stainless steel with finish to be specified by Interior
Designer or Architect and to match all other hardware on same door.
Door Opening & Closing Devices

All door closers must minimally be sealed 3 cycle (latch, main and backcheck speeds)
rack and pinion hydraulic, non-handed, type in compliance with prevailing ANSI or EN
standards. Finish to be specified by Interior Designer or Architect and to match all other
hardware on door.
Door closers specification shall be dependant on door panel dimensions, weight,

handling and usage.
Door closer specifications may also be dictated by life safety (fire/smoke) authority
codes and requirements. All doors that perform life safety (fire/smoke) functions should
where permissible be minimally equipped with electromagnetic or solenoid hydraulic
hold open devices interfaced and controlled by central or localized dual-ionization and
optical detection devices.
Doorways that provide access routes for disabled persons should comply with prevailing
codes and requirements or minimally allow unrestricted and unaided access and egress
by motorized assistance.
Overhead Concealed In Door or Frame Closer

- Fully concealed arm, track and closer body. Quiet low friction track and roller
combination, adjustment screws for latching speed, closing speed, and hydraulic
back check.
- As above with added ‘hold open’ function.
Overhead Exposed Surface Closer

- Closer shall be non-handed, non-sized, able to mount hinge face, over door, or
parallel arm style, without modification, adjustment screws for latching speed,
closing speed, and hydraulic back check.
- As above: with ‘hold open’ function.
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Recessed Floor Mounted Closer
- Closer shall have adjustable power, adjustable closing speed, proportional back
check, leveling device and centering adjustment.
- As above: with 'hold open' function.
Closing Selectors
- Where required to ensure correct closing sequence. Specification and finish by
Architect or Interior Designer to match all other hardware on same door.
Door Limiter/Restrainer
- Where required to set a maximum door opening. Specification and finish by
Architect or Interior Designer to match all other hardware on same door.
- As above: with ‘hold open’ function.
Automatic Door Closer

- All doors that perform life safety (fire/smoke) functions should where permissible
be minimally equipped with electromagnetic or solenoid hydraulic hold open
devices interfaced and controlled by central or localized dual-ionization and
optical detection devices.
Automatic Door Opener and Closer

- Opener shall be controlled by remote switch(es), non-handed, able to mount
hinge face, over door, or parallel arm style, without modification, programmable
for opening and closing speeds and hold-open-duration. Equipped with optical
and pressure obstruction sensor to prevent closure when doorway is not free.
Manual operation override by switch with cut-out for emergency closure.
- As above: with infrared receiver(s). Fully programmable for range and field of
view.
- All other door closers are to be in accordance with the hardware groups.
Sliding Door Devices

All tracks must be extruded aluminum, mounted within pocket-door frame and equipped
with silencer/end stop. Brushes shall be used to minimize open appearance of track
mounting area.
Hangers must minimally be extruded aluminum, non-de-railing and polymer bearing

nylon-wheeled with full vertical adjustment.
Door panel must be equipped with one flush pull on each side and one edge pull.
Finishing shall be specified by Architect or Interior Designer.
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Push, Kick & Armor Plates
Push, kick and armor plates are to be of stainless steel or acrylic/vinyl sheet with finish
as specified by Interior Designer or Architect and to match hardware on same door.
Push plates are mounted at mid level of door panels as noted in hardware groups.
Minimum height of plate must be 300 mm and extend across the full width of the panel
with the exception of finger plates, which are 300 mm x 100 mm and mounted at the
leading edge of the door panel.
Kick plates are mounted at bottom of door panels as noted in hardware groups.
Minimum height of plate must be 450 mm and extend across the full width of panel.
Armor plates are mounted at bottom of door panels as noted in hardware groups.
Minimum height of plate must be 900 mm and extend across the full width of panel.
All plates must be fixed by a non-visible method. Exposed screws or fixings are not
permitted.
Panic Exit Devices, Fire Exiting Routes, Staircases and Exterior Exiting
Doors
All doors within fire exiting routes leading to external areas are to be minimally equipped
with panic exit devices. Such devices should be of a mechanical nature and react
positively to minimal pressure on a horizontal touch bar or cross bar. Alternatively all
doors within fire exiting routes leading to external area may be equipped with electronic
locking devices, which must release the door lock when signaled from the fire detection
and alarm system or whenever the control power source is inoperative. Such doors must
be equipped with levers, which can be operated with minimal pressure and without
rotation of the user’s wrist.
All doors leading to external areas must also be equipped with an independent
centralized alarm system and activates recording of the related CCTV camera in the
event of the door being opened.
Revolving Doors
Revolving doors shall minimally be of a single modular prefabrication consisting of
curved side walls, ceiling, and canopy, access hatch, ceiling lights, door wings, locks,
glass, motor drive system, emergency collapsing mechanism and safety system as
required for installation.
Doors shall be of three or four wing configuration with removable weather-stripping on all
sides. Locks shall be surface-mounted deadbolt locks with removable keyed cylinders
that lock into the ceiling or floor on two interior door wings.
Glass shall be clear tempered safety glass.
Ceiling shall be co-coordinated with Interior Designer and include recessed

incandescent lighting fixture as specified by Lighting Consultant.
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Finishing shall be specified by Architect or Interior Designer.
Revolving doors shall be minimally equipped with:

- Drive assembly attached to the internal structure framing with adjustable torque
to allow the door to be stopped by hand.
- Motor utilizing a frequency controller for constant regulation.
- Positive braking and stopping by electromagnetic brake assembly incorporated
with the drive unit.
- Microprocessor-based electronic controls, utilizing programmable logic control
with RAM and ROM memory, lithium battery backup, self diagnostics and visual
detection of problem source.
- Passive infrared motion detectors for activation mounted on the canopy and
adjusted to allow door to start or continue rotation, as traffic requires.
- Two-position key switch mounted on the bottom side of the handicap switch for
On/Off.
- Floor mounted pivot bearings under the centre shaft to provide smooth rotation.
Revolving doors shall have an emergency system minimally consisting of:

- Active infrared sensors mounted on the top rail of each wing that will stop door
upon actuation by a person or object. Each sensor must be adjustable for
stopping time and stopping distance as by safety requirements.
- Bottom rail pressure sensitive safety switch inside a rubber profile that is
mounted to the bottom of each wing and will stop door if contacted.
- End wall safety switch, multidirectional, closed contact pressure sensitive within a
rubber profile mounted on the edge of each side wall that will immediately stop
the door if contacted.
- Emergency stop buttons mounted on both of the sidewalls that will immediately
stop the door until depressed again.
- Handicap “slow down” button mounted 900 mm AFFL on both of the side walls
that will immediately slow the door’s rotation to approximately ½ of the normal
rotation speed for one revolution.
- Torque limiting built within the drive system that allows the rotational force of the
rotating assembly to be minimized and therefore allowing the door to be stopped
manually by applying pressure against its rotation.
- Emergency escape doors capable of folding forward and backward in the
direction of egress and allowing for unobstructed egress.
- Door out-of-position switch that will stop the door’s rotation if a door wing is
collapsed out of centre. Door will remain stopped until it is re-centered.
Installation shall comply with all prevailing codes and regulations.
171
Accessories
Night Latch
Two piece case hardened steel or stainless steel construction. Anchor plate with
receptacle for chain length affixed to doorframe. Sliding gate for chain cam affixed to
door panel. Finish matching all other hardware on same door.
Alternative, two piece looped hasp and staple. Loop/Hasp to be fully covered with
leather or rubberized material and hinged on anchor plate mounted on door frame.
Staple is mounted on door panel. Finish matching all other hardware on same door.
Night Latch style selected must be mounted in a conspicuous location to allow ready
identification and must present a simple and prompt release mechanism
Door Viewer
Solid brass or stainless steel, minimum 190 degree angle of view. Non-reversible optics
and shaft with interior side rotating privacy flap. Sized to suit door thickness, finish to
match all other hardware on door.
Acoustic Seals
Door frame style: integrated rubberized or neoprene silencer strips embedded within
frame edges, colored to match doorframe or as specified by Architect or Interior
Designer.
Door panel style: integrated within lower edge of door panel and activated by mechanical
plunger striking plate on door frame causing a rubberized or fibrous seal to drop down
and form acoustic seal at floor level.
Door Chime
Electrically powered push button integrated with “Do not disturb” indicator circuitry. Two
tone chime audible throughout guestroom.
Door Stop
Wall or floor mounted stops to be matched by Architect or Interior Designer with wall or
floor material and other hardware on door. Stops to be made from non-marking, non-
corrosive material with counter-sunk anchors.
Robe/Coat Hook
Wall or door mounted hooks to be specified by Interior Designer or Architect to match all
other hardware on same door.
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Hardware Groups
The following groups give the minimum requirements for sample door types.
All Guestroom and Suite Entrance Doors

3 - Hinges
1 - Door frame acoustic seal
1 - Door panel acoustic seal
1 - Guestroom electronic door lock
1 - Overhead concealed in door or frame closer
1- Stop
1 - Night Latch
1 - Door viewer
1 - Automatic Door Bottom (drop seal)
Guestroom Interior Door

3 - Hinges
1 - Passage lock
1 - Stop
Guestroom Sliding Door

1 - Sliding door track
2 - Flush pulls
1 - Edge pull
2 – Flush bolts, vertical deadbolt, or other appropriate deadlock
Guestroom WC Door
3 - Hinges
1 - Privacy lock
1 - Stop
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Guestroom Connecting Door
Paired door panels in shared frame:
6 - 180º opening hinges at each door panel
2 - Door frame acoustic seals
2 - Door panel acoustic seals
2 - Connecting door locks
2 – Single cylinder deadbolt (key or turn on room side, blank plate inside)
1 - Floor stop for each panel located at the connecting wall
Public Areas and BOH Corridor Smoke Doors

3 - Hinges
1 - Automatic door closer
1 - Push
1 - Pull
Public Area Rooms

3 - Hinges
1 - Recessed floor mounted closer with hold open function or
1 - Automatic door opener / closer or
1 - Overhead concealed in door or frame closer with hold open function
1 - Classroom lock or
1 - Public area electronic lock
1 - Stop
Guest Lifts
Public area electronic locks to call and use lift with guestroom key card, location to be
specified.
All other hardware will be specified by Lift Company.
Public Area Toilet Vestibule Door

3 - Hinges
1 - Overhead concealed in door or frame closer
1 - Classroom lock
1 - Stop
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Public Area Toilet Stall
3 - Hinges, self closing
1 - WC cubicle lock
1 - Wall stop
1 - Coat hook
Public Area to BOH

3 - Swing door hinges
1 - Overhead concealed in door or frame closer with hold open function on public area
side or
1 - Overhead exposed surface closer with hold open function on BOH side or
1 - Automatic door opener
1 - Push, kick or armour plates mounted on each BOH panel and face
1 - Utility lock (excluding fire exit routes with required exiting hardware)
1 - Stop
Kitchen Service Entrance

Minimally double door, one side in, one side out, each panel equipped with
3 - Swing door hinges
side or
1 - Overhead exposed surface closer with hold open function on BOH side or
1 - Automatic door opener
4 - Push, kick or armor plates mounted at each door panel and face
1 - Classroom lock
Kitchen Service Vestibule

3 - Hinges
1 - Door limiter/restrainer with hold open function
2 - Push or kick plates mounted at each door panel and face
1 - Classroom lock
175
Maid's Pantry-Service Core-Mini Bar Store
3 - Hinges
side or
1 - Overhead exposed surface closer with hold open function on BOH side
1 - Push, kick or armor plates mounted on each BOH panel and face
1 – Guestroom Electronic lock
Storerooms
3 - Hinges
1 - Storeroom lock set
2 - Armor plates
1 -Stop
1- Overhead exposed surface closer with hold open function
Entry to Office
Security offices require metal panel door & frame.
3 - Hinges
1 - Classroom lock
1 - Stop
Back of House Toilet Vestibule Door

3 - Hinges
1 - Overhead exposed surface closer
1 - Privacy lock
1 - Stop
Back of House Toilet Stall

3 - Hinges, self closing
1 - WC cubicle lock
1 - Wall stop
1 - Coat hook
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Employee Entrance and Locker Rooms
3 - Hinges
1 - BOH electronic lock
1 - Stop
Computer or PABX Room

3 - Hinges
1 - Electronic access control lock
1 – Stop
MEP Shafts
3 x 180º hinges
1 x Single cylinder deadbolt
177
Introduction
T.S. recommends that the supply and installation of all building systems, components
and materials is carried out only by parties having a minimum of 5 (five) years
documented experience in the manufacturing or installation of work similar to that
required.
All materials, components and installations must comply with current OHSA, ISO and
HACCP requirements.
Floor Finishes
Sealed, Oil/Acid/Alkali Resistant Concrete
- Either pigmented or non-pigmented water based non-volatile organic compound
acrylic penetrating sealer selected to suit project requirements. Slip resistance
minimally 0.7 ASTM (wet) – EN R9.
Epoxy Resin Painted Concrete

- Single or two-part application of a base resin that is solvent free, or VOC compliant,
or water based, pigmented, aggregate or clear reactive acrylic or epoxy mixed with
catalytic hardener. Slip resistance minimally 0.7 ASTM (wet) – EN R9. Slip
resistance rating should be applied to both wet & dry conditions. Antibacterial and
antifungal properties.
Anti-Fracture Waterproof Membrane

- Single or two-part application suitable for thin set or thick set to various substrates as
required by area of installation. Must meet all applicable ANSI A118.10 and/or ISO
13007 requirements.
178
Hot Welded Sheet Vinyl & Profiles
- High color stable flexible glass fiber backed chemical resistant vinyl with blended
additives including, ± bacteriostat, aluminum oxide, quartz and silicon carbide. Sheet
lengths are to be suitably adhered to substrate with vinyl heat welding threads and
sealing compounds to be utilized at joints and penetrations. Provide matched coves,
cappings and finishing strips. Slip resistance minimally 0.6 ASTM (wet) – EN R8.
Slip resistance rating should be applied to both wet & dry conditions.
Vinyl Tiles
- Flexible chemical resistant vinyl composition floor tiles with high color stability. Slip
resistance minimally 0.7 ASTM (wet) – EN R9. Slip resistance rating should be
applied to both wet & dry conditions. Can Linoleum be added as a materiel for BOH
floor in corridors, storerooms, etc?
Sheet Linoleum & Profiles

- High color stability , antibacterial, antifungal. Sheets to be suitably adhered to
substrate. Provide matched coves, cappings, and finishing strips. Slip resistance
minimally 0.6 ASTM (wet) – EN R8. Slip resistance rating should be applied to both
wet & dry conditions.
Heavy Duty Non-Slip Ceramic Tiles & Profiles

- Impervious vitrified porcelain tile minimum dimension 150x150 mm. Minimum slip
resistance 0.76 ASTM (wet) – EN R11. Provide raised ribbed or textured surface in
all wet areas to achieve minimum slip resistance 0.95 ASTM (wet) – EN R13.
- Break strength 1025 kg.
- Water absorption ASTM 0.1 % maximum.
- Lead and Cadmium free.
- Facial dimension range ASTM 0.5 % maximum.
- Scratch hardness minimally 7 MOHS.
- Install on -fracture load bearing, bondable waterproof membrane. Set and grout with
epoxy or modified epoxy emulsion mortar and grout to achieve chemical resistance
and water cleanable finish, color to match tile color.
- Provide radiused internal, external bases, corners and other shapes as required by
installation.
- Installation tolerance maximum 0.2 mm tile to tile, 0.5 % throughout installation.
Carpeting/Carpet Tiles
- Carpet dimensions 3600-4000 mm width, installed wall to wall.
- Tile dimensions 300-500 mm², installed wall to wall.
- Fiber 100% woven polypropylene or 100% spun nylon, pigmented yarns.
- Flammability minimally DIN 102 B1 or BS 476 level 7.
- Stitch rate minimally 41.4/10 cm, achieving density 130,000/m².
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- Pile height 7 mm, cut or loop pile.
- Backings: Carpet; jute/polypropylene. Tiles; latex rubber.
- Static discharge – exceeding EN1815.
- Install carpet tiles with double glue down method over synthetic fibre 600g/m², 6 mm
thickness carpet pad.
Raised Platform or Open Access

- Re-configurable modular components including thresholds, treads, relaying, socket
and terminal units, constructed from ABS or baked enamel steel base. Reinforced
polypropylene panels finished with static carpet/vinyl sheet.
- Height 40-500 mm as required by site conditions.
- Fire retardant minimally ASTM 648 class 1 or BS 476 (2) class 2.
- Loading minimally 900 kg/m² with less than 2 mm deviation.
Non-Combustible Finish
- In accordance with prevailing local codes.
Wall Finishes
Sealed, Oil/Acid/Alkali Resistant Concrete
- Either pigmented or non-pigmented water based or VOC compliant compound acrylic
penetrating sealer selected to suit project requirements. Alternatively a two part
epoxy resin water based coating. Either coating utilized shall provide water, anti-
fungal and micro organism resistance.
Corner Guards
- AISI grade 302 or 304 stock stainless steel.
- Minimum gauge 3 mm/SWG 11.
- Mounting height from finished floor level/radius cove top edge through to minimally
1800 mm AFFL.
- Width minimally 150 mm each side of corner centerline.
- Fixing with countersunk stainless steel screws or anchor bolts flush with walls.
Alternatively as above, except material source:

- High impact vinyl/acrylic extrusion mounted on aluminum cleat carrier.
180
Trolley Guard Rails
- AISI grade 302 or 304 stock stainless steel, minimum gauge 3 mm/SWG 11.
- Fiberglass trolley guard rails may be considered.
- Mounting height centerline at 1100 mm AFFL.
- Height minimally 300 mm.
- Mounted on finished wall.
- Guard rails to wrap corners, finishing details as required.
- Fixing on continuously running box extrusion with countersunk steel screws or
anchor bolts.
Alternatively as above, except material source:

- Hardwood solid timber, clear polyurethane varnish finish mounted on MDF sub
frame.
- High impact vinyl/acrylic extrusion mounted on aluminum cleat carrier.
Lead Free Washable Paint

Preamble:
Due to the variety of substrates to be painted and the varying characteristics required
from the paint finish the following are the minimum standards required.
- All paints and associated preparations and thinners must be in full compliance
with local codes and prevailing regulations.
- Specification of resins and solvents must be in accordance with the performance
required.
- Utilize low levels of volatile organic compounds. Where possible use water based
paints.
- Utilize high solids, pigments and resin based paints.
- Pigments must be non-lead or non-harmful metal/compound.
- Fungicidal additive paint must be utilized in all food preparation areas.
- Application must minimally be one coat primer/sealer with two finishing coats
applied with airless spray or roller. Brush painting is only acceptable for cutting in
or confined areas.
- Coordinate paint finishes (matte, satin, or gloss) with T.S. Back of House
Color Schedule for each specific project area.
- Color schemes should utilize two tones in certain areas, such as darker paint at
wainscot height in corridors or for accent walls.
Modular Wall System/Office Partitioning

- Modular, re-configurable floor supported panel system, including doors and
hardware.
181
- Coordinate face finishes with T.S. Back of House Color Schedule for the specific
project, with consideration for finish material, color, acoustic properties, glazing, etc.
- Computer, Telephone, MATV Equipment Room panels must minimally comply with:
- Thermal 1.08 w/m² K U rating.
- Non-shedding pure PVC finish.
– Double glazed glass modules, 4 mm glass hermetic/vacuum sealed.
– Silicone seals at panels and door frames.
- Coordinate panel heights 1050-2400 mm with T.S. Back of House Color
Schedule for the specific project.
- All panels to accommodate internal cable ways for power, voice and data.
- All panels capable of supporting 250 kg/linear meter
- Assembled panel system to minimally achieve:
– STC rating ± 44 ASTM (in accordance with ASTM testing and methodology)
– NRC rating 0.70 ± .10 ASTM (in accordance with ASTM testing and
methodology)
- Individual panels to minimally achieve:
– NRC rating 0.70 ± .10 ASTM (in accordance with ASTM testing and
methodology)
- All panel components must be free from CFC materials, low toxicity formaldehyde
MDF and VOC compliant.
- All glazing elements must utilize tempered or safety laminated glass.
Heavy Duty Ceramic Tiles & Profiles

- Impervious vitrified porcelain tile minimum dimension 150 x 200 mm.
- Lead and Cadmium free.
- Break strength 1025 kg.
- Water absorption 0.1% ASTM (in accordance with ASTM testing and methodology).
- Facial dimension range 1.5% ASTM (in accordance with ASTM testing and
methodology).
- Scratch hardness minimally 7 MOHS.
- Install on -fracture load bearing, bondable waterproof membrane. Set and grout with
epoxy or modified epoxy emulsion mortar and grout to achieve chemical resistance
and water cleanable finish, color to match tile color.
- Provide radiuses internal, external bases, corners and other shapes as required by
installation.
- Installation tolerance maximum 0.2 mm tile to tile, 0.5% installed.
Wallcovering
- Calandered, mildew resistant vinyl fused directly to backing medium.
- Total weight minimally 440 g/m².
- Coating weight minimally 235 g/m².
182
- Minimum breaking strength: 225 x 245N. ASTM (in accordance with ASTM testing
and methodology).
- Minimum tear strength: 111 x 111N. ASTM (in accordance with ASTM testing and
methodology).
- Minimum adhesion coating to backing: 53N/100 mm ASTM (in accordance with
ASTM testing and methodology).
- Minimum abrasion resistance: 500+ double reverse rubs.
- Minimum fire hazard classification: Class A ASTM (in accordance with ASTM testing
and methodology).
- All wall covering must contain bactericides and mildew inhibitors.
Alternatively:
- Woven glass textile wall covering suitable for on-site paint coating.
- Inert natural materials inherently resistive to bacteria and mildew growth.
- Minimum warp tensile strength 1800 KpA.
- Minimum weft tensile strength 1500 KpA.
- Maximum permeability 62 perm 3360 ng/PA.S/m².
- Inherently fire resistant.
- Post painted fire resistance to exceed Class A ASTM (in accordance with ASTM
testing and methodology).
- Coordinate paint in accordance with above paint pre-amble.
Non-Combustible Paint Finish

- In accordance with prevailing local codes.
Ceiling Finishes
Sealed Concrete
- Either pigmented or non-pigmented water based non-volatile organic compound
acrylic penetrating sealer selected to suit project requirements.
Suspended Metal Tray – Open Access

- Inherently flame resistant to exceed Class A rating ASTM.
- Closed cell ceiling system consisting of non-corrosive metal elements including
panels, main and cross runners, clips, hanging rods and clips, profiles, trim pieces
and connectors.
- Panels and exposed supporting elements finished with abraded, brushed, polished
anodized metal surfaces or factory applied polyester baked enamel paint.
- Minimum tile dimensions 600 x 600 mm.
183
Alternatively:
- Suspended fiberglass ceiling, closed cell.
- Rigid high strength pultruded FRP system consisting of non-corrosive, moisture,

mold and mildew resistant elements including panels, main and cross runners,
profiles and trim pieces.
- Clips, hanging rods and connectors to be stainless steel 304 material.
- Minimum flexural strength 103,000 KpA.
- Minimum tensile strength 44,000 KpA.
- Minimum hardness 55 barcol.
- Panel and exposed supporting elements finished with paint in accordance with
above paint pre-amble.
Suspended Acoustical Panel – Open Access

- Flame spread to minimally equal Class A rating ASTM.
- Panel substrates must minimally contain 40% recycled materials. Remaining
materials must be sourced from sustainable resources.
- High humidity areas should utilize sealed, bonded panels incorporating ceramic or
similar fibers in the substrate to achieve high levels of humidity resistance. Finished
surface should be micro-porous.
- Computer, telephone, MATV equipment rooms must utilize panel rated for ‘clean
room’ performance.
- All panels must minimally achieve NRC rating of 0.75 ASTM.
- System components and installation to meet current ISO requirements.
- Minimum panel size 600 x 600 mm.
- All panels must minimally achieve light reflectance rating of 0.80 ASTM.
- Clips, hanging rods and connectors to be hot dipped, galvanized steel.
- All panels must be treated with mould and mildew inhibitors.
Suspended Gypsum/Access Panels

- Grades of gypsum panels and backers must be selected to minimally ensure optimal
performance.
- Structural requirements.
- Fire protection.
- Humidity.
- Crack resistant, non-warping.
- Panel set-up from single, double or multi-layer must be specified in accordance with
the performance required.
184
- Panels must be set up using screws, perimeter and joint taping, joint compounds and
coating in accordance with the performance required.
- Access panels should be flush mounted, full 180° swing opening with safety catch,
locking system and finished to match adjacent area.
Epoxy Resin Painted Concrete

- Two-part application of transparent solvent free VOC compliant pigmented,
aggregate or clear reactive acrylic resin with catalytic hardener.
Doors
The following are general, minimum standards for all doors:
- The specification of doors must be coordinated with various requirements
including fire rating, structural requirements and construction methodology.
- Single width clear opening, minimum between 800 and 1200 mm, as required for
each door.
- Double width (paired) minimum clear opening - 1800 mm.
- Office entrance minimum clear opening - 900 mm.
- Coordinate door push, kick and armor plates with T.S. Hardware
- Coordinate finishes and colors with T.S. BOH Color Schedule for specific
requirements.
Stainless Steel Door and Frame

- Door faces and frames to be minimally constructed from stainless steel 302 stock,
face gauge minimally 1.63 mm, frame gauge minimally 1.22 mm ASTM.
- Panel thickness minimally 29 mm – coordinate with fire and acoustic requirements.
- Face sheets to be high pressure adhesive laminated to honeycomb, insulated or fire
resistive cores. Minimum crush strength of non-fire rated cores to be 360 kg/m²
ASTM.
- Install vertical steel stiffeners with doors higher than 2400 mm.
- Panel edges to be closed flush with 1.63 mm stainless steel welded in place.
- Face finish to be selected from 180 to 220 grit satin finish ASTM.
- Frame jamb depth and profile to be selected to match installation requirements.
- Install frames with countersunk stainless steel screws or anchor bolts.
- Coordinate with T.S. Hardware Recommendations and Minimum Standards.
- Coordinate finishes and colors with T.S. BOH Color Schedule for specific
requirements.
185
Metal Door and Frame
Same as above, except the following:
- Door faces and frames to be minimally constructed from hot dipped or electro
galvanized steel.
- Panel edges to be closed flush with 1.63 mm sheet steel welded in place.
- Door and frame to be factory finished with applied polyester baked enamel or
site applied metal primer and two roller coats of acrylic based paint.
Metal Hollow Core Door

- Hollow core
Wood Door And Frame

- Panels, components and frames are to be selected hardwood, kiln dried and
treated with water repellent and preservatives.
Alternatively:
- MDF or softwood components and frames, kiln dried and treated with water
repellent and preservatives.
- Panel faces to be selected from
- Timber veneer, sealed catalytic polyurethane 2 coat finish.
- High pressure plastic laminate thermally adhered to substrate.
- Softwood painted finish in accordance with the above paint pre-amble.
- Panel thickness minimally 38 mm – coordinate with fire and acoustic
requirements.
- Panel edges to be closed flush with timber/MDF strips adhered and nailed in
place.
- Frame jamb depth and profile to be selected to match installation
requirements.
- Install frames with countersunk screws or anchor bolts.
- Coordinate with T.S. Hardware Recommendations and Minimum
Standards.
186
Introduction
All operable partition systems must be factory manufactured with fully coordinated
panels and tracks. The system must be field measured and installed in accordance with
the following minimum requirements:
- Top mounted track acoustically anchored to level structure.
- Plumb side walls.
- Level floor.
- Construction tolerance in accordance with ISO 3443.
- Sealed, acoustically insulated, ceiling plenum barrier.
- Indirect HVAC ducts.
- Absence of acoustic flanking paths.
The entire finished system and all associated construction works must be manufactured
and installed to meet the prevailing local codes and requirements or in accordance with
the following specifications.
Acoustical Performance
The manufacture and installation of all operable partition systems must be closely
coordinated with the associated works.
Sound transmission class (laboratory) testing of manufactured and finished panels, pass
and pocket doors must minimally achieve:
- All areas 50 STC
Manufacturer must submit an independently certified laboratory report carried out in
conformity with prevailing ASTM or ISO designations.
Installed systems must be independently tested in conformity with prevailing ASTM or

ISO designations for noise isolation coefficient (in field). Entire system must minimally
achieve:
- All areas 40-42 NIC
Manufacturer/Installer must conduct testing of installed system and remedy substantial
defects or deficiencies prior to area handover.
187
Panel Construction
All panels must be of individual omni-directional type and minimally comply with the
following requirements:
- Accommodate variable width openings.
- Top supported, side stacking.
- Mechanical operation of full width retractable spring loaded seals via removable
lever located at 1000 mm height on side of panel. Horizontal top and bottom
seals exerting minimum 45 kg pressure with a nominal clearance of 40 mm.
- Tongue and groove vertical seals with minimum 20 mm interlock.
- Both vertical faces suitable for original or third party factory or field installation of
Interior Designer’s specified finish of fabric, wood veneer, or other approved
material. Perimeter metal protective edge and kick plate coordinated by Interior
Designer.
Panel heights, and finished weights and dimensions are to be calculated by

Manufacturer/Installer from drawings and field dimensions and approved interior design
specifications. Manufacturer/Installer to coordinate fully with track and suspension
requirements.
Track And Suspension

The track must be coordinated by Manufacturer/Installer to provide an integrated
system.
Minimum requirements include:

- Anodized extruded aluminum or painted steel. Color to be coordinated by Interior
Designer.
- Fully aligned track joints with maximum 2 mm clear opening.
- Reinforced or welded intersections.
- In multiple use configurations, transfer tracks must be installed to allow the setup
or breakdown of the panels to be conducted while the rooms are in use.
The suspension components shall also be coordinated by Manufacturer/Installer to
provide an integrated system. Minimum requirements include:
- Counter rotating polymer or steel wheels.
- Aluminum or cold steel suspension carriers.
- Precision ground ball bearings.
- Minimum two (2) carriers per panel.
- Mechanically programmable for self directing and sorting.
188
Pocket Doors/Pass Doors
Both pocket and pass doors shall be fully coordinated by Manufacturer/Installer to
minimally comply with:
- Finish to match Interior Designer’s panel specification.
- STC and NIC ratings to match panel ratings. Submittal of independent test
results.
- Three full mortice type hinges or top and bottom pivot hinges per door panel.
- Hardware to be recessed mounted, finish to match panel material. Spring loaded
latches with locking facility as specifically required by T.S. Pocket doors latch
to be free from inside face.
Minimum clear openings dimensions of pass doors:

- Single panel 900 x 2100 mm
- Double panel 1850 x 2100 mm
Minimum quantities of pass doors:

- One (1) single pass door per 10 panels.
- One (1) double pass door per 15 panels.
- Or as specified by T.S.
Jambs
All final closing panels are to be located at a structure with a similar or higher STC rating
to the panel system and minimally equipped with:
- Lever closure device providing minimum constant pressure of 100 kg acting on
twin acoustical compression seals.
- Wall mounted receiving jamb with opening dimensions to match closing panel.
- Pressure relay switch providing signal to third party audio/visual, lighting and
HVAC controlling devices.
Training & Guarantee

Manufacturer/Installer must provide two sets of operating manuals:
- One (1) removable operating handle per ten (10) panels.
- On-site training and maintenance program.
- One-year guarantee on defective material, parts, labor and installation.
189
- Project Completion Sequence
Introduction
The Owner/Developer will confirm to Operator, in writing, within a period not less than
twelve (12) months prior to the formal opening date in order to allow Operator to adequately
plan and conduct its pre-opening activities. Progress towards achieving this date will be
monitored and any change will require the written mutual consent of both
Owner/Developer and Operator
To achieve a satisfactory handover of the Hotel to The Operator a sequential style of area by
area completion, as illustrated in the attached pro-forma handover schedule, is required.
It is recommended that the Owner/Developer closely monitors and manages the on-site
activity against an effective coordinated project timetable to achieve compliance with the
confirmed formal opening date.
Project Specific Handover Schedule

Prior to any opening Operator will require adequate time to conduct on site employee
training and operational commissioning of the hotel.
The time required by Operator to conduct on site employee training and operational
commissioning will vary from hotel to hotel and will be dependent on factors such as:
- Construction timetable
- Local conditions of staff recruitment and training
- Operational commissioning logistics
- Pre-opening budget
During the course of the construction process, and in consideration with these factors,
The Operator will prepare an area by area handover schedule that is specific to the project. This
schedule will be submitted to the Owner/Developer for review, approval and subsequent
coordination with the project timetable. Any changes to an approved handover schedule
will require prior mutual consent of both the Owner/Developer and Operator.
190
Preparation for Handover
Areas that are scheduled for handover to The Operator shall be substantially completed of all:
- Architectural and interior finishing work

- Life safety and security systems
- MEP systems and components
- Placement and connection of FF&E (excluding Operating Equipment)
- Substantially free of defects
- In a clean and securable condition
- Authority inspection and issue of approval/certification of usage and occupancy.
The Operator will not be able to inspect or prepare to take over any area in which these
minimum standards have not been completed.
MEP Testing and Commissioning

All MEP Systems and components have to be completed, tested and commissioned in
preparation for Hyatt’s inspection and take-over. A timetable detailing the dates and
duration of each system's and components' testing and commissioning period shall be
submitted to The Operator to allow the attendance and witnessing of all testing and
commissioning procedures by the relevant Consultants and Hyatt.
The Operator will not be able to inspect or prepare to take over any MEP system or component
that has not fully been tested and commissioned with adequate recorded results.
MEP Handover & Training

The Operator will carry out a recorded inspection of all systems and components, together with
the areas housing these, to identify compliance with approved minimum standards or
subsequently approved contract specifications following successful commissioning
results and receipt of Consultants’ inspection reports. The Operator will issue this report to the
Owner/Developer and any third parties as instructed.
The Operator will minimally require adequate professional training for operational usage,
together with all documentation relating to commissioning, servicing, maintenance, and
warranty conditions prior to handover of any system or component. The submittal of as-
built information must follow in a timely manner and minimally prior to the formal opening
of the Hotel.
The operator will not be able to take-over any system or component for which the above have
not been completed.
Any take over will not imply Hyatt’s final acceptance of systems or components, which
will be subject to full load testing under operating environment and conditions, and the
remedy of all recorded, hidden and latent defects.
191
Pre-Handover Inspection Report
Areas shall be inspected by the Owner/Developer, together with the relevant
Consultants, Contractors, and Project Management upon reaching completion. A
coordinated report will be prepared by either the relevant Consultant or Project
Management detailing:
- Variances from approved contract specifications

- Defective architectural, MEP or interior works
- Defective, missing or incomplete FF&E
The coordinated report will be circulated to The Operator and any third parties as necessary.
Inspection by Operator
Following receipt of the Pre-Handover Inspection Report and subject to a satisfactory
level of completion achieved, The Operator shall conduct their own inspection and detail:
- Variances from approved minimum standards or subsequently approved contract

specifications
- Defective architectural, MEP or interior works
- Defective, missing or incomplete FF&E
The Operator will issue this report to the Owner/Developer and any third parties as instructed.
The Operator will not be able to take-over any areas for which a report detailing their comments
has not been prepared and circulated or any areas, which have not been substantially
completed and installed with FF&E.
Take Over & Acceptance by The Operator

The Operator will take over provisional occupancy of the relevant area and the operation of any
supporting MEP system and components following the preparation and submission to
the Owner/Developer of Hyatt's inspection reports and the remedy of any substantial
defects contained herein. Any take over will not imply The Operator final acceptance of the
area, system or component, which will be subject to full load testing under operating
environment and conditions and the remedy of all recorded, hidden and latent defects.
The Operator will not be able to take over any areas in which non-hotel personnel have access.
Such areas may be mutually utilized by all parties until they can be secured, completed,
inspected and prepared for Handover to The Operator.
All areas, which have been provisionally taken over by The Operator will be under their full
control including all keying systems and issuance of keys and, therefore, The Operator will be
responsible for any damage that is not a recorded, hidden or latent defect for which the
Owner/Developer or General Contractor shall remain responsible to remedy .
192
All costs associated with The Operator provisional area occupation, such as energy
consumption, including that used for the testing and commissioning of the MEP systems
and components, and security attendance at the project site prior to the formal opening,
shall be appropriated according to the terms and conditions of the Management
Agreement.
Remedy of Notified, Hidden or Latent Defects

Access into areas provisionally handed over to The Operator will minimally remain at all times
under the control of The Operator In order to avoid interruption to training and operational
commission activities, advance notification for remedial work access must be given for
Hyatt’s review and approval.
Upon completion of notified defects, the work will be re-inspected and accepted or
detailed as requiring further remedy.
In the event of a hidden or latent defect becoming apparent, The Operator will notify the
Owner/Developer in writing of the defect and it shall be removed accordingly.
Should any notified defect remain un-remedied and cause interruption to the hotel
operation or discomfort or jeopardize the safety of the building occupants, The Operator may
elect to resolve the defect according to the terms and conditions of the Management
Agreement.
193
Formal Opening of Hotel/Pro-Forma Handover Schedule
The formal opening of the Hotel shall occur in accordance with the terms and conditions
set forth in the Management Agreement. Construction progress shall be monitored.
The Operator and the Owner/Developer shall mutually agree upon a handover schedule together
a diagram showing the sequence of the area-by-area handover.
The following pro-forma example table must be tailored for each specific project and the
progress sequence and methodology being followed.
Pro-Forma Handover Schedule
Ten Weeks Eight Six Weeks Four Weeks Three Two Weeks One Week
Prior to Weeks Prior to Prior to Weeks Prior to Prior to
Opening Prior to Opening Opening Prior to Opening Opening
Opening Opening
Purchasing/ All Retail Indoor & Reception/ 50% Remaining Outdoor

Materials Areas for outdoor pools Concierge, remaining Restaurants Facilities,
Management Tenant Fit-Out & spa Front Desk, Restaurants and Bars Parking Lot, &
Offices Business and Bars Landscaping
Center
Human 15% of 30% of 50% of 80% of Remaining

Resources/ Guestroom Guestroom Guestroom Guestroom Guestrooms,
Training Count, Count, Count, Count, Corridors, &
Offices Corridors Corridors Corridors Corridors & BOH Areas
Executive & BOH Areas & BOH Areas & BOH Areas BOH Areas
Offices (completed (completed (completed
floors only) floors only) floors only)
PABX All remaining Employee Café Fitness Hotel Entry

Equipment Hotel Offices Lockers Restaurant Center
Room & in BOH & Employee Receiving
Operators FOH Areas Dining Room Areas
Area
All Ballrooms and Laundry & Remaining Hotel Lobby

Storerooms Meeting Valet Area Meeting and
and Rooms Rooms remaining
Workshops Support Areas Public Areas
Employee Computer Banquet Uniform Issue Indoor & Regency Club

residence Equipment Kitchen Area Outdoor Lounge &
Room Pools & Spa Pantry
Service F&B Stores & Service Remaining Guestroom Remaining

Elevators Preparation Elevators Kitchens Elevators Elevators
Areas
Hotel Operations & Contractors Shared Facilities
Ten Weeks Eight Six Weeks Four Weeks Three Two Weeks One Week
Prior to Weeks Prior to Prior to Weeks Prior to Prior to
Opening Prior to Opening Opening Prior to Opening Opening
Opening Opening
Receiving BOH MEP Systems

Area Corridors &
Security/ Components
Timekeeper
Employee 1X Service 1X Service

entrance, Elevator Elevator
security room
Trash &
Garbage
Handling
Areas
195
Attachment
Project Completion
- “Project Completion Sequence”
Project Completion Sequence
Pro-Forma Handover Schedule
Construction Progress Monitored
Opening Date Confirmation
Project Specific Handover Schedule
Area by Area Completion
Consultants/Project Management
MEP Commissioning or Inspection
Inspection Reports Issued
The Operator Inspection Report
Remedy of Defects
The Operator Take-Over
Hotel Opening
Remedy of Remaining, Hidden/Latent Defects

DR&amp;MS Sept 2017

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Design Recommendation &

Minimum Requirement for International

The DR&MS is further supported by additional documents, developed and

This document is not deemed to supersede or override any comments, approvals or

Code Compliance Statement

Damac also acknowledges and understands the variable nature of such

These requirements include but are not limited to:

Environmental Minimum Standards

- All activities are to be harmless to the population and have minimal

Attachment to this chapter:

Design, Engineering, Operations, and Project Administration:

The Architect's services shall be performed as expeditiously as is consistent with the

Phase One – Preliminary Concept

Phase Two – Schematic Design

Phase Four – Construction Documents

Phase Five – Tender & Negotiation

Phase One – Preliminary Concept

Phase Two – Schematic Design

approval or modification, as required.

Phase Three – Design Development

Phase Five – Tender & Negotiation

Phase Six – Construction

Phase Two – Schematic Design / Preliminary Resort Master Plan

Phase Four – Construction Documents

Phase Five – Tender & Negotiation

Phase Six – Construction

Phase Three – Design Development

Phase Four – Construction Documents

Phase Six – Construction

Food Service / Kitchen Consultant

Phase Two – Schematic Design

Phase Three – Design Development

Phase Five – Tender & Negotiation

Phase Six – Construction

Phase Two – Schematic Design

Phase Three – Design Development

Phase Four – Construction Documents

Phase Five – Tender & Negotiation

Graphics Consultant / Signage Consultant

Phase Two – Schematic Design

Phase Three – Design Development

Phase Four – Construction Documents

Phase Five – Tender & Negotiation

Phase Six – Construction

Phase Two – Schematic Design

Phase Three – Design Development

Phase Four – Construction Documents

Phase Six – Construction / Manufacturing

FF&E Purchasing Agent

Phase Two – Schematic Design

Phase Three – Design Development

Phase Five – Tender & Negotiation

Phase Six – Construction

- Provide data entry of all purchased items into proprietary database:

Phase One – Conceptual Design

Phase Two – Schematic Design

Phase Three – Design Development

Phase Four – Construction Documentation

Phase Six – Construction Administration

Phase One & Two – Conceptual/Schematic Design

Phase Three – Design Development

Phase Four – Contract Documentation

Phase Five – Contract Negotiation

Phase Six – Construction Administration

DR&MS Sept 2017

DR&MS Sept 2017