PROS AND CONS SUPPORTING THE RATIONALE FOR ERECTION OF EITHER A SPECIAL PURPOSE USE OR PEOPLE USE BUILDING IN A PROPOSED NEW BUILDING PROGRAM, HEADQUARTERS COMPOUND.

• Document Type: CREST
• Collection: General CIA Records
• Document Number (FOIA) /ESDN (CREST): CIA-RDP86-01019R000200100003-0
• Release Decision: RIPPUB
• Original Classification: K
• Document Page Count: 46
• Document Creation Date: November 17, 2016
• Document Release Date: June 20, 2000
• Sequence Number: 3
• Publication Date: January 13, 1975
• Content Type: BRIEF

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PROS AND CONS SUPPORTING THE
RATIONALE FOR ERECTION OF
EITHER A SPECIAL PURPOSE USE
OR A PEOPLE USE BUILDING IN
A PROPOSED NEW BUILDING
PROGRAM, HEADQUARTERS COMPOUND.
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BRIEFING PAPER
PROS AND CONS SUPPORTING THE
RATIONALE FOR ERECTION OF
EITHER A SPECIAL PURPOSE USE
OR A PEOPLE USE BUILDING IN
A PROPOSED NEW BUILDING
PROGRAM, HEADQUARTERS COMPOUND
Real Estate and Construction Division
Office of Logistics
15 January 1975
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TABLE OF CONTENTS
GENERAL
INTERIM HEADQUARTERS CONSOLIDATIONS
INTERIM HEADQUARTERS PLANNING EFFORTS
LONG-RANGE HEADQUARTERS PLANNING EFFORTS
PRELIMINARY MASTER PLAN
Preliminary Master Plan Parameters
Preliminary Master Plan Concept
Functional and Organizational Confirguration
LONG-RANGE EXTERNAL FACILITIES POSTURE
Leased Buildings
Government-Owned Buildings
PROS AND CONS SUPPORTING THE RATIONALE FOR ERECTION OF
EITHER A SPECIAL PURPOSE USE OR A PEOPLE USE BUILDING
IN A PROPOSED NEW BUILDING PROGRAM, HEADQUARTERS COMPOUND
General
Assumptions
Parameters
Variable Impacting Parameters
Parameters of Approach
Pros and Cons of a New Prople Use Building
Pros and Cons of a New Special Purpose Use Building
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Conclusions
ATTACHMENTS
Preliminary Master Plan Sketch
Organizational Fact Sheet
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GENERAL
Throughout the years, the Agency has strived to consolidate
its Headquarters functions and holdings at one central location.
Due to the approval of less than required appropriations from
the Congress, only a portion of the Agency was provided for in
the new Headquarters Building at Langley in early 1960. The
remainder of Agency functions were eventually relocated from
temporary buildings to permanent building satellite complexes
in Washington, D.C., Rosslyn,
and Fairfax. The operational inefficiencies of such separation
of functions has led to continuing support to consolidate as
much of the Agency as possible in whole or in part on the Langley
Headquarters compound. Other impacting factors influencing and
supporting consolidation have been the increasing demands for
personnel operating efficiency; the efficiency of maintenance,
use, and operation of facilities as created by reductions in
personnel; the realities of energy conservation; and environmental
considerations. The following background will provide a setting
and a basis for discussion to address and set forth an outlook
toward Agency long-range facilities planning as it may relate to
the following examination of the pros and cons of whether the
first phase of a new building program could be a"special purpose
use" or a "people use" building complex.
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INTERIM HEADQUARTERS CONSOLIDATIONS
The theme of consolidation in increments to achieve total
consolidation has been quite effective. Several years after the
occupancy of Headquarters Building, the Printing Services Building
was constructed on the Headquarters site. In 1974, the new Head-
quarters Motorpool Garage was completed and occupied. A new
Building will be con-
structed on the site within the next year.
INTERIM HEADQUARTERS PLANNING EFFORTS
In 1966 an ad hoc study group analyzed Agency space posture
and recommended the need for further and serious consideration
for the design and construction of a "Special Purpose Technical
Building" in which all existing and proposed technical functions
could be consolidated at the Headquarters site.
LONG-RANGE HEADQUARTERS PLANNING EFFORTS
A Building Planning Staff was established in 1969. Its
major contributions consisted of an interim partial consolidation
plan involving expansion of the Printing; Services Building and
the implementation of a Preliminary Master Plan conceptualizing
the consolidation of Metropolitan Washington area (MWA) Agency
functions other than the National Photographic Interpretation
Center (NPIC) and the Central Depot on an expanded Headquarters
site. The Preliminary Master Plan was approved by the National
Capital Planning Commission (NCPC), and through coordination with
the Environmental Protection Agency (EPA), a determination was
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made that the Preliminary Master Plan concept would not have
adverse effects upon the environment.
PRELIMINARY MASTER PLAN
Preliminary Master Plan Parameters
A sketch of the Preliminary Master Plan is presented in the
Attachment. Its parameters include personnel levels and space
utilized in 1972 and assumes total personnel levels and total
quantity of space occupied would essentially remain the same for
the future. It also assumes that additional land to the south
of the Headquarters compound would be acquired to supplement the
Headquarters site for a portion of our proposed new facilities.
The Preliminary Master Plan is a conceptual scheme involving no
specific engineering analysis and exhibiting a configuration of
buildings, space, people, parking, and organizations whose com-
ponent locations and organizational relationships were assumed
to be logical and acceptable.
Preliminary Master Plan Concept
The Preliminary Master Plan conceives three major building
complexes, a service and maintenance complex, a visitor center
complex, and a series of parking structures on the expanded Head-
quarters site. As shown on the sketch in the Attachment, the
existing Headquarters Building is one complex, a second complex
including the Printing Services Building is located on newly
acquired Agency land north of the West Parking Lot, a third com-
plex displaces a major portion of the South Parking Lot, and the
visitor center complex is located on adjacent property next to
Route 123. The Maintenance-Services complex would consist of
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STATINTL the powerhouse, garage, mairLtenance shops, and
storage facilities.
Functional and Organizational Configuration
A study of the Preliminary Master Plan sketch and the
organizational fact sheet in the Attachment provides a cross
reference of proposed functional and organizational configuration
in the two new proposed major complexes as follows:
Northwest Complex
Buildings "D" were intended to essentially include all
Headquarters Building and external building DDSET office
and special purpose space and all other component special
purpose space presently located in external buildings and
Headquarters Building. It was assumed that the communica-
tions center and related personnel space would remain in the
Headquarters Building.
Buildings "E" and a two-story vertical addition to the
PSD Building (Expansion B) were intended to provide for major
storage and files requirements, and. two stories of standard
office space for unidentified occupants in order to relieve
the excessively high density occupancy conditions of com-
ponents in Headquarters Building.
South Complex
Buildings "H" were intended to house OTR and all DDA
components except DDA. special purpose functions and Direc-
torate front offices and staffs.
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Headquarters Building Complex
It was intended to consolidate all DDO and DDI components
from external buildings into space evacuated in Headquarters
Building (Building A). All Directorate front offices and
staffs were planned to remain in Headquarters Building.
Remaining open areas would be occupied by the Map Library
Collection, other bulk file and storage functions, unique
multi-purpose conference and exhibit facilities, and small
maintenance and services areas for GSA staging needs in
Headquarters Building.
Maintenance and Service Complex:
Buildings "F" were proposed to house primary GSA shops,
bulk construction materials storage, and storage of building
maintenance and operations supplies and equipment. Other
buildings included in this complex are the Garage (Building
STATINTL G), (Building J), and the Powerhouse (Building Q.
Visitor Center Complex
Building "I" would be located on the far south end of
adjacent property near Route 123 and would serve as a non-
secure visitor reception center.
Parking Structures
Buildings P1 and P2 contain several levels of structured
parking.
Tunnels
Multi-use utilities and pedestrian tunnels would be pro-
vided between the various major building complexes and Head-
quarters Building.
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LONG-RANGE EXTERNAL FACILITIES POSTURE
Leased Buildings
Forthcoming negotiations of leases on all commercially leased
buildings will occur within the next year. Lease arrangements
are intended to provide the flexibility necessary to be compatible
with a seven- to ten-year time frame anticipated for implementa-
tion of Agency consolidation at Headquarters. As soon as Magazine
Building is replaced, it is felt that all Agency commercially
leased space will be of excellent quality and will be maintained
and operated under sound, proven, and reliable management.
Government-owned Buildings
External federally owned buildings occupied by the Agency
appear to pose no major long-range problems. Ongoing construction
STATINTL in newly acquired space on the sixth floor should
provide NPIC with sufficient long-term expansion space if no
extraordinary taskings are imposed upon its present mission.
Continued Agency occupancy of the 2430 E Street Complex appears
certain and unlimited. A major factor requiring its long-term
tenure is the existence of a satellite telephone frame in Central
Building through which all telephone switching for "Downtown Agency
components" is accomplished from Headquarters Building. The only
potential threat to continued occupancy could be the contiguous
location of this complex to State Department Headquarters. It is
understood that the State Department has expressed interest in
these facilities in the past.
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PROS AND CONS SUPPORTING THE RATIONALE FOR ERECTION OF EITHER A
SPECIAL PURPOSE USE OR PEOPLE USE BUILDING IN A PROPOSED NEW
BUILDING PROGRAM, HEADQUARTERS COMPOUND
General
In order to properly address the above subject, a statement
of relevant assumptions and parameters which may influence or
have a bearing upon the following rationale is presented as follows:
Assumptions
1. Headquarters Building is overcrowded and using undesirable
space for office functions.
2. Consolidation of external functions is desirable and
efficient.
3. Headquarters special purpose space is located in a mar-
ginal and restrictive environment.
4. Relative adherence to the approved Preliminary Master
Plan is advisable at this time.
5. Development of the Northwest Complex as the first stage
of Preliminary Master Plan implementation is most feasible.
6. Implementation of the Northwest Complex can be accom-
plished in total or in phases.
7. Expansion of the Printing Services Building can be an
implementation phase of the Northwest Complex.
8. The Northwest Complex could be a cluster of buildings
or one building containing underground parking.
9. The Northwest Complex cluster c:clhcept could be implemented
in phased construction and phased occupancy.
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10. Implementation of South, Maintenance and Services, and
Visitor Complexes have not been considered for the first phase of
the building program due to unavailability of required property
for the immediate future.
Parameters
Variable Impacting Parameters
1. Timing.
2. Flexibility of external leases.
3. Changing personnel numbers.
4. Reductions or expansion of functions.
5. Compatibility of organizational grouping.
6. Acceptability of functional separation.
7. 'Necessity of functional unity.
8. Requirement of operational continuity.
9. Energy conservation.
10. Environmental impact.
11. Impact of technological advances of Agency operational
systems upon utilities support systems.
Parameters of Approach
1. Consider immediate Headquarters Building requirements and
problems only.
2. Consider external buildings requirements and problems only.
3. Consider a combination of all or part of Headquarters and
external facilities requirements and problems.
4. Consider implementation of the total Preliminary Master
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5. Consider implementation of one of the two new major com-
plexes of the Preliminary Master Plan.
6. Consider implementation of a portion of either of the
two major new complexes of the Preliminary Master Plan.
7. Consider phased implementation of one or both major new
complexes of the Preliminary Master Plan.
8. Consider divergence from the Preliminary Master Plan
concept.
Pros and Cons of a New People Use Building
The concept of erecting a new people use building on the
Headquarters site would surmise that pure office space functions
would be relocated from existing external and Headquarters
facilities and the lower two floors of Headquarters Building would
house all special purpose functions in the future.
A new office building would relieve the tight overcrowded
office space conditions in Headquarters Building, remove office
use functions from less than desirable space on the lower two
floors, and provide expansion and relocation space for special
purpose functions in space more suitable for such use.
The separation of pure office space from special purpose
space is not possible in all instances due to necessary organi-
zational and functional relationships. Therefore, such organiza-
tional factors limit the number of pure office components that
can be considered for a new pure office building.
In view of continuing Agency concern for energy conservation,
systems efficiency, and the appropriate use of resources, the
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application of advances in the state of the art of building
utilities systems and space design relative to energy conservation
and building layout concepts in a new office building could be
most beneficial to the Agency in addressing and solving more of
its perplexing space, personnel comfort, and environmental con-
trol problems.
Consolidation of special purpose areas in the Headquarters
Building appears logical in view of the =investment in large sunk
costs for previous facilities modifications and upgraded utilities
support systems. Such consolidation would also appear to enhance
more efficient use of existing utilities support systems, and
reduce total energy use relative to decentralized systems.
The Headquarters Building and its utility systems were
designed and scaled for standard office use and for minimal
special purpose functions. The continuing increases in special
purpose use functions and the policy of utilities support systems
redundancy has resulted in the installation of extensive and inde-
pendent backup support systems. Past and current special purpose
area increases have incurred two major phases of utilities system
expansions. Known immediate future Headquarters requirements
and trends to 1980 project three more major utilities systems
expansions. Consolidation of all external building special pur-
pose functions in Headquarters Building will undoubtedly require
additional major phases of utilities systems expansion and further
complicate an already difficult situation.
Expansion of utilities support systems has surpassed the
equipment and space capacities of utilities rooms and is requiring
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the use of operational space in Headquarters Building. Further
projected increases will require more operational space in less
than desired locations. The rising congestion and fragmentation
of these systems is being achieved at the expense of systems
reliability and a potential increased threat of systems malfunction
or failure.
Potential Headquarters Building constraints in the areas of
ventilation and plumbing systems may limit or even preclude instal-
lation of laboratories and. large-scale photographic processing
dark rooms relocated from external facilities. The sophisticated
ventilation and plumbing systems required are not compatible with
existing standard building utility systems and, due to the nature
of their required distribution, it may not be possible to install
such systems.
The design and operational mode of the Headquarters Building
standard power system allows for systems redundancy and the use
of only one half of the total standard power capacity available.
If standard systems redundancy was not required, total power
capacity would be available but total power outages would occur
due to partial equipment malfunction or failure. Under these
conditions much of our expanded power requirements for new special
purpose areas could be provided from existing power resources and
avoid the major power expansions to suit redundancy criteria.
Recent studies concluded that environmentally sensitive
equipment (ESE) areas in the Headquarters Building are operating
under marginal environmental conditions and recommended relocation
and state of the art modifications to first floor space to ensure
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continued and uninterrupted operation of these functions. If
all special purpose areas are to be consolidated in Headquarters
Building, new relocation facilities for presently marginal ESE
areas should be implemented as recommended.
The questionable suitability and practicality of continuing
adaptation of Headquarters Building for special purpose functions,
as compared to the potential benefits of providing new updated
facilities for all ESE functions in a new special purpose building,
raises serious question as to the feasibility of constructing a
new pure office-type building on the Headquarters site.
Pros and Cons of a New Special Purpose Use Building
The concept of erecting a new special purpose use building
on the Headquarters site would surmise that all special purpose
space functions would be relocated from existing external and
Headquarters facilities and that Headquarters Building would
house all pure office functions and office support functions in
the future.
Special purpose space in Headquarters Building and external
facilities has always been adapted within an inadequate office
space designed environment. A new special purpose use building
would provide the ideal physical, technical, and state of the art
operational environment required for adequate support and reliable
performance of these functions. The design and erection of a
special purpose facility with a central predesigned expandable
utilities systems potential would also provide an organized and
built-in vehicle for growth and change.
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The expansion potential of special purpose areas and related
utilities support areas in Headquarters Building is restricted by
permanent physical barriers. Desired functional expansions occur
in dispersed locations and utilities support systems expansions
are usurping increased quantities of operational space in decen-
tralized locations. A new special purpose building would provide
maximum space expansion potential in all directions through a
planned design strategy of placing functional but easily movable
buffer zones around the periphery of such functions.
The large Agency investment in sunk costs for previous
expanded special utilities support systems serving special pur-
pose areas would not be lost. Such systems could be made to serve
standard office functions in Headquarters Building and other sys-
tems could serve the proposed new special purpose building. For
.example, the following effective use of such systems could be
achieved:
1. The existing and proposed second 2,500 kW critical gen-
erators could be made to serve the new special purpose building.
2. The existing and proposed Uninterruptable Power Systems
could be easily dismantled, and relocated to serve the new special
purpose building.
3. The existing and ongoing power vault expansions could
serve increasing office use needs and special purpose functions
which must remain in Headquarters Building, and also provide
higher capacity standard power systems redundancy.
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4. Major independent air conditioning systems in Headquarters
Building could provide for the standard building winter season
cooling load and eliminate the-winter operation of powerhouse air
conditioning systems.
5. If a critical generator is retained for Headquarters
Building use, it could serve the critical needs of minimal special
purpose areas, sensitive office functions, and standard building
ventilation systems during commercial power outages.
In general, space on the ground and. first floors of Head-
quarters Building is not considered highly desirable people use
space. Although it may appear undesirable in a classical office
use sense, it would be most ideal for wide open office use appli-
cations of the relatively new landscape planning concept which is
becoming widely and successfully used in Government and private
industry. Other people-office related functions requiring deep
wide open space such as map library collections, major storage
requirements, centralized conference centers, briefing rooms, file
rooms, situation rooms, and multi-purpose general personnel use
areas could also be ideally adapted to this ground and first
floor space.
The erection of a special purpose building with its pre-
designed flexibility of use and utilities support expansions would
appear to be most beneficial to the Agency since it is creating
a facility to be used in the present and the future for the pur-
poses it was designed. This concept could eliminate the recurring
cause and reaction approach to our cyclic special use needs in
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Headquarters Building and avoid the unending perpetuation of
less than ideal solutions to our pressing needs in a marginal
Headquarters Building environment. In the event of future
national emergencies or conditions of operational necessity where,
for some justifiable reason, new special purpose accommodations
must be accomplished in Headquarters Building, existing special
utilities systems and wide open space will be available to serve
them as a fallback position.
Conclusions
The above discussion presents many logical reasons which sup-
port the conclusion that the erection of a people use or a special
use building would provide most beneficial advantages in varying
degrees. However, under each of these concepts, adequate but less
than ideal options appear to be available in restrictive conditions
and space to be vacated in Headquarters Building. Such concepts
and relative options appear to suggest that the selection of a
building type on an "either-or" basis may not solve the totality
of our people and special use facilities problems. These outlooks
may maximize the solution of one part of the problem at the ex-
pense of a lesser solution to the other. The ideal approach to
our problem would. be to maximize the solution to both people and
special use problems in one positive effort.
The maximized solution to this two-pronged problem would
suggest the erection of a facility adequately designed to suit
both people use and special purpose use functions. The state of
the art of design that is supportive of ideal solutions to
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independent people use or special purpose use buildingscould be
equally and effectively incorporated as separate systems in a
combined people/special purpose use building. The realities of
organizational relationships and the requirements of functional
unity between people use and special use space could be most
ideally solved in a dual use building. This approach could pro-
vide adequate new facilities for an infinite number of options
which would allow flexible rearrangements of people use and
special purpose use functions between Headquarters Building,
external buildings, and a new dual-purpose building in response
to continually changing organizational and operational needs.
One must not view present Headquarters Building problems as
a measure of multi-purpose building shortcomings. It was designed
essentially as a standard office building. Its inherent and con-
tinuing problems derive from modifications imposed upon it to
house critical large-scale special purpose functions and sophis-
ticated needs beyond the scale of its original design. Adequately
designed and adaptable dual purpose buildings have been and can
be designed in the future to provide for any and all of the
Agency's present or future needs.
The objectives and goals of the Building Planning Staff will
be to examine the basic issues, definition of problem, and potential
planning options in detail in order to influence planning
decisions and to ensure the most beneficial direction for our
proposed new building program.
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Preliminary Master Plan 'Sketch
Organizational Fact Sheet
(s.
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ORGANIZATIONAL FACT SHEET
PRELIMINARY MASTER PLAN
Square Footage - Proposed
DDS&T
TSD
Bldg. "D"
PSD Addition
Bldg. ?E"
GSA Shops
Bldg. "F"
Garage
Bldg. "G"
DDA
OTR
Bldg.
EOD/Reception
Bldg. "I"
Total square footage
proposed
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PROS AND CONS SUPPORTING THE
RATIONALE FOR ERECTION OF
EITHER A SPECIAL PURPOSE USE
OR A PEOPLE USE BUILDING IN
A PROPOSED NEW BUILDING
PROGRAM, HEADQUARTERS COMPOUND.
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BRIEFING PAPER
PROS AND CONS SUPPORTING THE
RATIONALE FOR ERECTION OF
EITHER A SPECIAL PURPOSE USE
OR A PEOPLE USE BUILDING IN
A PROPOSED NEW BUILDING
PROGRAM, HEADQUARTERS COMPOUND
Real Estate and Construction Division
Office of Logistics
15 January 1975
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GENERAL
INTERIM HEADQUARTERS CONSOLIDATIONS
INTERIM HEADQUARTERS PLANNING EFFORTS
LONG-RANGE HEADQUARTERS PLANNING EFFORTS
LONG-RANGE EXTERNAL FACILITIES POSTURE
Leased Buildings
Government-Owned Buildings
PROS AND CONS SUPPORTING THE RATIONALE FOR ERECTION OF
EITHER A SPECIAL PURPOSE USE OR A PEOPLE USE BUILDING
IN A PROPOSED NEW BUILDING PROGRAM, HEADQUARTERS COMPOUND
General
Assumptions
Parameters
Variable Impacting Parameters
Parameters of Approach
Pros and Cons of a New Special Purpose Use Building
Conclusions
ATTACHMENT
Preliminary Master Plan
Preliminary Master :Plan Sketch
Preliminary Master :Plan Parameters
Preliminary Master Plan Concept
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Functional and Organizational Configuration
Organizational Fact Sheet
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GENERAL
Throughout the years, the Agency has strived to consolidate
its Headquarters functions and holdings at one central location.
Due to the approval of less than required appropriations from
the Congress, only a portion of the Agency was provided for in
the new Headquarters Building at Langley in early 1960. The
remainder of Agency functions were eventually relocated from
temporary buildings to permanent building satellite complexes
in Washington, D. C., Rosslyn,
and Fairfax. The operational inefficiencies of such separation
of functions has led to continuing support to consolidate as
much of the Agency as possible in whole or in part on the Langley
Headquarters compound. Other impacting factors influencing and
supporting consolidation have been the increasing demands for
personnel operating efficiency; the efficiency of maintenance,
use, and operation of facilities as created by reductions in
personnel; the realities of energy conservation; and environmental
considerations. The following background will provide a setting
and a basis for discussion to address and set forth an outlook
toward Agency long-range facilities planning as it may relate to
the following examination of the pros and cons of whether the
first phase of a new building program could be a "special purpose
use" or a "people use" building complex.
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INTERIM HEADQUARTERS CONSOLIDATIONS
The theme of consolidation in increments to achieve total
consolidation has been quite effective. Several years after the
occupancy of Headquarters Building, the Printing Services Building
was constructed on the Headquarters site. In 1974, the new Head-
quarters Motorpool Garage was completed and occupied. A new
Building will be con-
structed on the site within the next year.
INTERIM HEADQUARTERS PLANNING EFFORTS
In 1966 an ad hoc study group analyzed Agency space posture
and recommended the need for further and serious consideration
for the design and construction of a "Special Purpose Technical
Building" in which all existing and proposed technical functions
could be consolidated at the Headquarters site.
LONG-RANGE HEADQUARTERS PLANNING EFFORTS
A Building Planning Staff was established in 1969. Its
major contributions consisted of an interim partial consolidation
plan involving expansion of the Printing Services Building and
the implementation of a Preliminary Master Plan conceptualizing
the consolidation of Metropolitan Washington area (MWA) Agency
functions other than the National Photographic Interpretation
Center (NPIC) and the Central Depot on an expanded Headquarters
site. The Preliminary Master Plan was approved by the National
Capital Planning Commission (NCPC), and through coordination with
the Environmental Protection Agency (EPA), a determination was
made that the Preliminary Master Plan concept would not have
adverse effects upon the environment.
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LONG-RANGE EXTERNAL FACILITIES POSTURE
Leased Buildings
Forthcoming negotiations of leases on all commercially
leased buildings will occur within the next year. Lease arrange-
ments are intended to provide the flexibility necessary to be
compatible with a seven- to ten-year time frame anticipated
for implementation of Agency consolidation at Headquarters. As
soon as Magazine Building is replaced, it is felt that all Agency
commercially leased space will be of excellent quality and will
be maintained and operated under sound, proven, and reliable
management.
Government-owned Buildings
External federally owned buildings occupied by the Agency
appear to pose no major long-range problems. Ongoing construction
in newly acquired space on the sixth floor should
provide NPIC with sufficient long-term expansion space if no
extraordinary taskings are imposed upon its present mission. Con-
tinued Agency occupancy of the 2430 E Street Complex appears cer-
tain and unlimited. A major factor requiring its long-term tenure
is the existence of a satellite telephone frame in Central Building
through which all telephone switching for "Downtown Agency com-
ponents" is accomplished from Headquarters Building. The only
potential threat to continued occupancy could be the contiguous
location of this complex to State Department Headquarters. It is
understood that the State Department has expressed interest in
these facilities in the past.
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PROS AND CONS SUPPORTING THE RATIONALE FOR ERECTION OF EITHER A
SPECIAL PURPOSE USE OR PEOPLE USE BUILDING IN A PROPOSED NEW
BUILDING PROGRAM, HEADQUARTERS COMPOUND
General
In order to properly address the above subject, a statement
of relevant assumptions and parameters which may influence or
have a bearing upon the following rationale is presented as follows:
Assumptions
1. Headquarters Building is overcrowded and using undesirable
space for office functions.
2. Consolidation of external functions is desirable and
efficient.
3. Headquarters special purpose space is located in a mar-
ginal and restrictive environment.
4. Relative adherence to the approved Preliminary Master
Plan is advisable at this time.
5. Development of the Northwest Complex as the first stage
of Preliminary Master Plan implementation is most feasible.
6. Implementation of the Northwest Complex can be accom-
plished in total or in phases.
7. Expansion of the Printing Services Building can be an
implementation phase of the Northwest Complex.
8. The Northwest Complex could be a cluster of buildings
or one building containing underground parking.
9. The Northwest Complex cluster concept could be imple-
mented in phased construction and phased occupancy.
10. Implementation of South, Maintenance and Services, and
Visitor Complexes have not been considered for the first phase of
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the building program due to unavailability of required property
for the immediate future.
Parameters
Variable Impacting Parameters
1. Timing.
2. Flexibility of external leases?
3. Changing personnel numbers.
4. Reductions or expansion of functions.
5. Compatibility of organizational grouping.
6. Acceptability of functional separation.
7. Necessity of functional unity.
8. Requirement of operational continuity.
9. Energy conservation.
10. Environmental impact.
11. Impact of technological advances of Agency operational
systems upon utilities support systems.
Parameters of Approach
1. Consider immediate Headquarters Building requirements
and problems only.
2. Consider external buildings requirements and problems only.
3. Consider a combination of all or part of Headquarters and
external facilities requirements and problems.
4. Consider implementation of the total Preliminary Master
5. Consider implementation of one of the two new major
complexes of the Preliminary Master Plan.
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6. Consider implementation of a portion of either of the
two major new complexes of the Preliminary Master Plan.
7. Consider phased implementation of one or both major
new complexes of the Preliminary Master Plan.
8. Consider divergence from the Preliminary Master Plan
concept.
Pros and Cons of a New People Use Building
The concept of erecting a new people use building on the
Headquarters site would surmise that pure office space functions
would be relocated from existing external and Headquarters
facilities and the lower two floors of Headquarters Building
would house all special purpose functions in the future.
A new office building would relieve the tight overcrowded
office space conditions in Headquarters Building, remove office
use functions from less than desirable space on the lower two
floors, and provide expansion and relocation space for special
purpose functions in space more suitable for such use.
The separation of pure office space from special purpose
space is not possible in all instances due to necessary organiza-
tional and functional relationships. Therefore, such organiza-
tional factors limit the number of pure office components that
can be considered for a new pure office building.
In view of continuing Agency concern for energy conservation,
systems efficiency, and the appropriate use of resources, the
application of advances in the state of the art of building
utilities systems and space design relative to energy conservation
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and building layout concepts in a new office building could be
most beneficial to the Agency in addressing and solving more of
its perplexing space, personnel comfort, and environmental con-
trol problems.
Consolidation of special purpose areas in the Headquarters
Building appears logical in view of the investment in large sunk
costs for previous facilities modifications and upgraded utilities
support systems. Such consolidations would also appear to enhance
more efficient use of existing utilities support systems, and
reduce total energy use relative to decentralized systems.
The Headquarters Building and its utility systems were
designed and scaled for standard office use and for minimal
special purpose functions. The continuing increases in special
purpose use functions and the policy of utilities support systems
redundancy has resulted in the installation of extensive and
independent backup support systems. Past and current special pur-
pose area increases have incurred two major phases of utilities
system expansions. Known immediate future Headquarters require-
ments and trends to 1980 project three more major utilities sys-
tems expansions. Consolidation of all external building special
purpose functions in Headquarters Building will undoubtedly
require additional major phases of utilities systems expansion
and further complicate an already difficult situation.
Expansion of utilities support systems has surpassed the
equipment and space capacities of utilities rooms and is requiring
the use of operational space in Headquarters Building. Further
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projected increases will require more operational space in less
than desired locations. The rising congestion and fragmentation
of these systems is being achieved at the expense of systems
reliability and a potential increased threat of systems malfunction
or failure.
Potential Headquarters Building constraints in the areas
of ventilation and plumbing systems may limit or even preclude
installation of laboratories and large-scale photographic pro-
cessing dark rooms relocated from external facilities. The
sophisticated ventilation and plumbing systems required are not
compatible with existing standard building utility systems and,
due to the nature of their required distribution, it may not be
possible to install such systems.
The design and operational mode of the Headquarters Building
standard power system allows for systems redundancy and the use
of only one half of the total standard power capacity available.
If standard systems redundancy was not required, total power
capacity would be available but total power outages would occur
due to partial equipment malfunction or failure. Under these con-
ditions much of our expanded power requirements for new special
purpose areas could be provided from existing power resources and
avoid the major power expansions to suit redundancy criteria.
Recent studies concluded that environmentally sensitive
equipment (ESE) areas in the Headquarters Building are operating
under marginal environmental conditions and recommended relocation
and state of the art modifications to first floor space to ensure
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continued and uninterrupted operation of these functions. If
all special purpose areas are to be consolidated in Headquarters
Building, new relocation facilities for presently marginal ESE
areas should be implemented as recommended.
The questionable suitability and practicality of continuing
adaptation of Headquarters Building for special purpose functions,
as compared to the potential benefits of providing new updated
facilities for all ESE functions in a new special purpose building,
raises serious question as to the feasibility of constructing a
new pure office-type building on the Headquarters site.
Pros and Cons of a New Special Purpose Use Building
The concept of erecting a new special purpose use building
on the Headquarters site would surmise that all special purpose
space functions would be relocated from existing external and
Headquarters facilities and that Headquarters Building would
house all pure office functions and office support functions in
the future.
Special purpose space in Headquarters Building and external
facilities has always been adapted within an inadequate office
space designed environment. A new special purpose use building
would provide the ideal physical, technical, and state of the art
operational environment required for adequate support and reliable
performance of these functions. The design and erection of a
special purpose facility with a central predesigned expandable
utilities systems potential would also provide an organized and
built-in vehicle for growth and change.
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The expansion potential of special purpose areas and related
utilities support areas in Headquarters Building is restricted by
permanent physical barriers. Desired functional expansions occur
in dispersed locations and utilities support systems expansions
are usurping increased quantities of operational space in decen-
tralized locations. A new special purpose building would provide
maximum space expansion potential in all directions through a
planned design strategy of placing functional but easily movable
buffer zones around the periphery of such functions.
The large Agency investment in sunk costs for previous ex-
panded special utilities support systems serving special purpose
areas would not be lost. Such systems could be made to serve
standard office functions in Headquarters Building and other
systems could serve the proposed new special purpose building.
For example, the following effective use of such systems could
be achieved:
1. The existing and proposed second 2,500 kW critical
generators could be made to serve the new special purpose building.
2. The existing and proposed Uninterruptable Power Systems
could be easily dismantled and relocated to serve the new special
purpose building.
3. The existing and ongoing power vault expansions could
serve increasing office use needs and special purpose functions
which must remain in Headquarters Building, and also provide
higher capacity standard power systems redundancy.
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4. Major independent air conditioning systems in Head-
quarters Building could provide for the standard building winter
season cooling load and eliminate the winter operation of power-
house air conditioning systems.
5. If a critical generator is retained for Headquarters
Building use, it could serve the critical needs of minimal special
purpose areas, sensitive office functions, and standard building
ventilation systems during commercial power outages.
In general, space on the ground and first floors of Head-
quarters Building is not considered highly desirable people use
space. Although it may appear undesirable in a classical office
use sense, it would be most ideal for wide open office use appli-
cations of the relatively new landscape planning concept which is
becoming widely and successfully used in Government and private
industry. Other people-office related functions requiring deep
wide open space such as map library collections, major storage
requirements, centralized conference centers, briefing rooms,
file rooms, situation rooms, and multi-purpose general personnel
use areas could also be ideally adapted to this ground and first
floor space.
The erection of a special purpose building with its pre-
designed flexibility of use and utilities support expansions would
appear to be most beneficial to the Agency since it is creating
a facility to be used in the present and the future for the pur-
poses it was designed. This concept could eliminate the recurring
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cause and reaction approach to our cyclic special use needs in
Headquarters Building and avoid the unending perpetuation of
less than ideal solutions to our pressing needs in a marginal
Headquarters Building environment. In the event of future
national emergencies or conditions of operational necessity
where, for some justifiable reason, new special purpose accom-
modations must be accomplished in Headquarters Building, existing
special utilities systems and wide open space will be available
to serve them as a fallback position.
Conclusions
The above discussion presents many logical reasons which
support the conclusion that the erection of a people use or a
special use building would provide most beneficial advantages in
varying degrees. However, under each of these concepts, adequate
but less than ideal options appear to be available in restrictive
conditions and space to be vacated in Headquarters Building.
Such concepts and relative options appear to suggest that the
selection of a building type on an "either-or" basis may not solve
the totality of our people and special use facilities problems.
These outlooks may maximize the solution of one part of the prob-
lem at the expense of a lesser solution to the other. The ideal
approach to our problem would be to maximize the solution to both
people and special use problems in one positive effort.
The maximized solution to this two-pronged problem would
suggest the erection of a facility adequately designed to suit
both people use and special purpose use functions. The state of
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the art design that is supportive of ideal solutions to inde-
pendent people use or special purpose use buildings could be
equally and effectively incorporated as separate systems in a
combined people/special purpose use building. The realities of
organizational relationships and the requirements of functional
unity between people use and special use space could be most
ideally solved in a dual use building. This approach could pro-
vide adequate new facilities for an infinite number of options
which would allow flexible rearrangements of people use and special
purpose use functions between Headquarters Building, external
buildings, and a new dual-purpose building in response to con-
tinually changing organizational and operational needs.
One must not view present Headquarters Building problems as
a measure of multi-purpose building shortcomings. It was designed
essentially as a standard office building. Its inherent and con-
tinuing problems derive from modifications imposed upon it to
house critical large-scale special purpose functions and sophis-
ticated needs beyond the scale of its original design. Adequately
designed and adaptable dual purpose buildings have been and can
be designed in the future to provide for any and all of the Agency's
present or future needs.
The objectives and goals of the Building Planning Staff will
be to examine the basic issues, definition of problem, and
potential planning options in detail in order to influence planning
decisions and to ensure the most beneficial direction for our pro-
posed new building program.
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ATTACHMEN
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PRELIMINARY MASTER PLAN
Preliminary Master Plan Sketch
Preliminary Master Plan Parameters
Preliminary Master Plan Concept
Functional and Organizational
Configuration
Organizational Fact Sheet
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Preliminary Master Plan Parameters
Basic parameters include personnel levels and space utilized
in 1972 and assumes total personnel levels and total quantity of
space occupied would essentially remain the same for the future.
It also assumes that additional land to the south of the Head-
quarters compound would be acquired to supplement the Headquarters
site for a portion of our proposed new facilities. The Preliminary
Master Plan is a conceptual scheme involving no specific engi-
neering analysis and exhibiting a configuration of buildings,
space, people, parking, and organizations whose component locations
and organizational relationships were assumed to be logical and
acceptable.
Preliminary Master Plan Concept
The Preliminary Master Plan conceives three major building
complexes, a service and maintenance complex, a visitor center
complex, and a series of parking structures on the expanded Head-
quarters site. As shown on the sketch in the Attachment, the
existing Headquarters Building is one complex, a second complex
including the Printing Services Building is located on newly
acquired Agency land north of the West Parking Lot, a third complex
displaces a major portion of the South Parking Lot, and the
visitor center complex is located on adjacent property next to
Route 123. The Maintenance-Services complex would consist of the
STATINTL powerhouse, garage,
maintenance shops, and storage
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Functional and Organizational Configuration
A study of the Preliminary Master Plan Sketch and the
Organization Fact Sheet provides a cross reference of proposed
functional and organizational configuration in the two new pro-
posed major complexes as follows:
Northwest Complex
Buildings "D" were intended to essentially include all
Headquarters Building and external building DDSTT office
and special purpose space and all other component special
purpose space presently located in external buildings and
Headquarters Building. It was assumed that the communica-
tions center and related personnel space would remain in the
Headquarters Building.
Buildings "E" and a two-story vertical addition to the
PSD Building (Expansion B) were intended to provide for
major storage and files requirements, and two stories of
standard office space for unidentified occupants in order
to relieve the excessively high density occupancy conditions
of components in Headquarters Building.
South Complex
Buildings "H" were intended to house OTR and all DDA
components except DDA special purpose functions and Directo-
rate front offices and staffs.
Headquarters Building Complex
It was intended to consolidate all DDO and DDI components
from external buildings into space evacuated in Headquarters
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Building (Building A). All Directorate front offices and
staffs were planned to remain in Headquarters Building.
Remaining open areas would be occupied by the Map Library
Collection, other bulk file and storage functions, unique
multi-purpose conference and exhibit facilities, and small
maintenance and services areas for GSA staging needs in
Headquarters Building.
Maintenance and Service Complex
Buildings "F" were proposed to house primary GSA shops,
bulk construction materials storage, and storage of building
maintenance and operations supplies and equipment. Other
buildings included in this complex are the Garage (Building
G), and the Powerhouse (Building Q.
Visitor Center Complex
Building "I" would be located on the far south end of
adjacent property near Route 123 and would serve as a non-
secure visitor reception center.
Parking Structures
Buildings Pl and P2 contain several levels of structured
parking.
Tunnels
Multi-use utilities and pedestrian tunnels would be pro-
vided between the various major building complexes and Head-
quarters Building.
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ORGANIZATIONAL FACT SHEET
PRELIMINARY MASTER PLAN
Square Footage - Proposed
DDS&T
TSD
Bldg. "D"
PSD Addition
Bldg. "E"
GSA Shops
Bldg. "F"
Garage
Bldg. "G"
DDA
OTR
Bldg.
EOD/Reception
Bldg. "I"
Total square footage
proposed
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