1、1 . PRE-OPENING OFFICE筹建办公室a) Introduction简介Depending upon type of hotel and location, hotel staffing commences as early as ten months prior to opening, in order to facilitate the start-up of hotel operations. Off-site offices will be required in order to house the pre-opening team consisting princi
2、pally of Sales, Marketing, Human Resources and Executive Administration. These offices are required until the hotel is ready for occupancy (normally six months before soft opening). Although temporary, the offices are to be fitted-out and to function so as to fully support, without compromise, all o
3、ffice requirements. Included in this section is a generic pre-opening office schedule, which will be customized for the specific hotel project.为推动酒店顺利启用，酒店可提前开展人员配置工作；根据酒店的类型与所处位置的不同，最早在开业前 10 个月即可开始。在酒店可以进驻办公（大约在试营业前 6 个月）前，需要一些场外办公室来安置主要由销售、营销、人力资源管理和行政管理人员组成的筹建工作组。虽然这些场外办公室只是临时性的，但应装备齐备、运作良好，完全满足
4、（不打折扣）各种办公要求。本节是通用的筹建办公室方案，可根据酒店项目的具体情况加以修改。b) Site地点Pre-opening offices shall be located adjacent, or as close as possible, to the hotel site. Proximity to the model room, for ease of access by Sales and Marketing personnel, is also beneficial.筹建办公室应毗邻酒店所在地，或尽可能地与之接近。样板房靠近筹建办公室，便于销售和营销人员使用，也是有利的。c)
5、 Area办公面积A typical pre-opening office requires approximately 295 m2 (3,215 ft2) based on a 300-room hotel. Add approximately 20% for circulation.一般而言，有 300 个房间的酒店大致需要 295 平方米（3,215 平方英尺）的筹建办公室。外加大约 20%的走动空间。d) Parking停车设施Provide an equal number of parking spaces to adequately accommodate pre-opening
6、 staff. Provide no less than twenty staff parking spaces, with five additional spaces for visitors. Parking area shall be well illuminated for maximum security, consistent with illumination levels described in the Design Standards.要提供足够筹建人员使用的车位数量。提供不少于 25 个职员用车位，另加 5 个访客用车位。停车区域的照明要充足，能提供最高的安全保障，并与
7、本设计标准中要求的照明水平一致。e) Washrooms洗手间Provide a minimum of one female and one male washroom, designed in accordance with local code requirements. Include a separate janitors closet with sink.提供至少一个男洗手间和一个女洗手间，要按照当地法规的要求设计。f) Lighting and Finishes照明与装饰All floors shall be carpeted, with the exception of the
8、washrooms, pantry, fax/copy and storage areas, which are to be finished in vinyl composite tile. Walls to be painted drywall. Ceilings to be acoustic tiles. Provide satisfactory general lighting. Additional task lighting required at each workstation. Office areas to be separately switched.除洗手间、茶水间、传
9、真/复印室和储物区的地板铺乙烯基复合地砖外，所有地板都要铺地毯。墙壁是上漆的干砌墙。天花板使用吸声瓦。提供令人满意的普通照明。每个工作区另加工作照明。办公区的电源单独设置开关。g) Reception前台接待Small reception and waiting area to be provided near the entrance. Reception area layout to be visually separate from the balance of office space. Provide comfortable lounge furniture in the waiti
10、ng area, with a telephone.在办公室入口附近安排一个小的接待和等候区域。接待区域与办公室的其它部分不能相互望见。在等候区安排舒适的长沙发，并配电话。h) Beverage/Pantry Area饮料与茶水室A small pantry area of approximately 5 m2 (55 ft2) is to be provided complete with full size refrigerator, sink with counter and cabinets above and below.安排一个小茶水间，面积约在5平方米（55平方英尺） ，内放全尺
11、寸的冰箱；带洗手台，台上台下有壁柜。i) Stationery/Copying文具/复印A separate room requiring approximately 10 m2 (110 ft2) is to be provided to accommodate mail, copying, shipping and receiving functions. Copy area should include a counter with upper and lower cabinets (50% lockable). Equipment to include full size copy m
12、achine, fax machine, postage machine and a wall-mounted telephone. 安排一间独立的大约 10 平方米（110 平方英尺）的房间作收发邮件及物品、复印之间。复印区包括一张案台，台上台下要有厨柜（一半上锁） 。室内的装备有全尺寸复印机、传真机、邮资机和挂壁式电话。j) Temporary Telephone Switch临时电话总机Provide small PBX (PABX), or hybrid key system (e.g. Nortel Option 11, or Norstar 2), with thirty exte
13、nsions and thirty central office lines with voicemail. In addition, provide separate lines for fax and modem. Central office service may be provided by a digital connection (T1 or E1) plus eight analog circuits. Optionally, a thirty-two analog circuit configuration is acceptable. Coordinate switch s
14、election with local service provider and Four Seasons. 提供小型的专用分组交换机（专用自动交换分机）或数字电话交换系统（比如 Nortel Option 11，或Norstar 2）,要有 30 条分机线、30 条中继线，并带语音邮件功能。另外，为传真与调制解调器单独配置线路。中继服务可由一个数字电路（T1 或 E1）加 8 个模拟电路完成。另外也可选用配置 32 个模拟电路的方案。应与当地服务提供商和四季酒店协调选择总机事宜。k) Internet互联网Provide two ISDN or two DSL internet connec
15、tions from local internet service provider. Connection is to be terminated at a switch and routed to each individual workstation as per hotel configuration requirements, to be reviewed with Four Seasons prior to installation.从当地网络服务提供商处获取 2 条 ISDN 或 2 条 DSL 网络接入线路。按照酒店配置要求，网络连接接入总机，然后经路由器分至各个独立的工作区；
16、接线前四季酒店要先进行检查。l) Power and Cabling电源与配线Provide the equivalent of three simplex power outlets and one voice data outlet at each workstation. Each workstation will require one voice and one data outlet. Each administrative assistant workstation and reception to be provided with two voice and two data
17、points. All cabling to be terminated in a wiring closet located within the secured Four Seasons area. Wiring closet to be large enough to mount telephone switch, computer switches and two servers. Provide six duplex power outlets for this equipment. Incoming telephone and internet service should ter
18、minate in this room. 为每个工作区提供三个单工电源插座及一条声音/数据线。每个工作区要配 1 条声音线、1 条数据线。 每一个行政助理的工作区和接待区要配 2 条声音线、2 条数据线。所有配线接入位于四季酒店安全区域内的配线柜。配线柜的要足够大，能容纳电话总机、计算机电源开关和两台服务器。为此设备配置6 个双工电源插座。 打入的电话的网络服务以此房间为终端。m) Typical Pre-Opening Office Area Requirements筹建办公室的一般面积要求Months Required Before Opening开业前需要使用的时间（月）Area-m2面
19、积（平方米）Area-ft2面积（平方英尺）Sales Office营业部Director of Marketing (office)营销总监（办公室）10 12 130Director of Catering宴会销售总监6 9 100Director of Sales (office)销售总监（办公室）10 11 120Sales Assistants (2)销售助理（2）7 9 100Group Sales Manager集团销售经理6 5 55Corporate Sales Manager公司销售经理6 5 55Corporate Sales Manager公司销售经理5 5 55Sal
20、es/Meeting Room销售/会议室10 19 205Utility Room (Copy, fax, coffee etc.)设备房（复印、传真、咖啡等）10 10 110Delphi Systems OperatorDelphi系统操作员9 8 85Washroom洗手间10 7 75Executive Offices行政办公室Reception接待室5 9 100General Manager (Office)总经理（办公室）12 12 130Hotel Manager酒店经理10 9 100Administrative Assistant行政助理10 7 75Director o
21、f Human Resources (Office)人力资源总监（办公室）6 12 130Training Manager培训经理6 7 75Boardroom会议室10 19 205Utility Room (Copy, fax and beverage station)设备房（复印、传真、咖啡等）10 10 110Washroom洗手间10 7 75Food and Beverage餐饮部F architectural fixed dcor and mechanical, electrical and plumbing systems.对房间的检查从两个方面进行：建筑中的固定装饰，以及机械
22、、电气和水暖系统。All deficiencies are to be detailed in written format according to the above categories. Each item is to be numbered and the deficiency clearly identified referring to the construction drawings and specifications as necessary.所有缺陷要按照以上分类作书面记录。每一缺陷都要编号，利用结构图和规格说明明确指出每一缺陷的所在。6 . CONSTRUCTION
23、COMPLETION建筑完成Construction completion permits the soft opening of the hotel. A Four Seasons Hotel soft opening will require all areas of the hotel, support facilities such as staff housing, pools, landscaping, etc. to be complete, including deficiency correction, FF&E installation and training finis
24、hed, with the possible exception of some guest rooms. Hence, soft opening can be defined as the point in time when all pre-opening activities are concluded. From a construction point of view, the pre-opening period consists of three milestone events for each area of the hotel:建筑完工后酒店才可进行试营业。四季酒店的试营业
25、需要使用整个酒店；酒店的配套设施，如员工宿舍、泳池、景观美化等必须完工，缺陷得到修补，FF&E安装完成，培训结束；但某些客房可作例外处理。因此，试营业开始的时间就是所有筹建工作完成的时候。从建筑工程的角度来看，酒店里每一部分的筹建期均包含三个阶段：a) Construction建筑The first is that construction is completed, deficiencies rectified and the area in question is turned over for FF&E installation.第一， 建筑工作完成，缺陷已改正，所涉区域已移交作FF&E
26、安装用。b) FF&E InstallationFF&E安装The second is that FF&E installation is complete and the area in question is turned over for training.第二，FF&E 安装完成，所涉区域已移交作培训用。c) Training培训The third and last is that training is complete for all areas during the pre-opening and hotel is ready to beoperated in a “soft o
27、pening” mode.第三个也是最后一个是，筹建期间各区域的培训结束，酒店可进入试营业。The Four Seasons philosophy is that guests must receive a level of service equivalent to a hotel that has been in operation for years. The soft opening mode, which is likely about two months long, is that operating period of time when Four Seasons contro
28、ls the number of hotel guests and restaurant patrons and, hence, effectively controls their experience. As an example, initial operation of the restaurants limits the number of covers to 25% of capacity. The number of covers is increased gradually as the staff demonstrates the ability to provide app
29、ropriate service. The same approach applies to the guestrooms. When management determines that staff is adequately trained to operate the hotel at 100%, then the soft opening period has concluded and a “hard opening” is achieved, which coincides with the “Grand Opening” party.四季酒店的理想是酒店顾客享受到的服务水平应与运
30、营多年的酒店的服务水平相当。试营业期间（大约2个月），四季酒店将控制住客和使用酒店餐厅的人数，以保证他们在酒店里的体验。比如，在开始的时候，餐厅将用餐人数控制在总容量的25%左右。随着员工表现出他们的技能足以提供适当的服务，这个比例将逐渐提高。同样的策略也将应用于客房方面。如管理层认为员工已得到足够的培训，能运作整个酒店时，试营业结束，迎来正式开业，并举行开业庆典。While the soft opening may also appear as a training period, it is not to be confused with the specified training ti
31、me during the pre-opening. The soft opening period is where staff refine the skills learned during training and develop their confidence to operate at full capacity.虽然试营业似乎也是一种培训，但这不应与度营业期间进行的专门培训相混淆。试营业期里，员工将完完善他们在培训中学到的技能，并树立起运营整个酒店的信心。7. TESTING, ADJUSTING, BALANCING AND COMMISSIONING测试、调整、协调和试运行
32、a) General概要Contractor is required to provide the following services:承包人应提供以下服务：i) All Heating, Ventilation and Air Conditioning (HVAC), electrical and voice and data systemsare required to be adjusted, balanced and commissioned by a licensed and independentCommissioning Consultant. Commissioning wo
33、rk shall not commence until all systems andinter-related systems are substantially complete.所有供暖, 通风与空调（HVAC）系统、电气系统、声音/数据系统都需经独立的试运行顾问进行调整、协配和试运作。试运作应在所有这些系统和相关系统实际完工后进行。ii) Contractor is to engage and pay for the services of an independent HVAC testing agency toperform the work as specified in par
34、t II of these Standards (Mechanical, Electrical and PlumbingStandard). The testing agency is to be a firm regularly engaged in the testing, balancing, adjustingand commissioning of heating, ventilation and air conditioning (HVAC) installations. The testingagency shall be subject to the approval of F
35、our Seasons but will report directly to Owner or hisrepresentative. The approved testing agency shall have industry standard qualifications andshould provide a copy of current license and certificates.承包人负责联系独立暖通测试机构进行本标准第二部分（机械、电气及水暖标准）中所列各项工作，并对其服务支付报酬。此检测机构应是经常从事供暖, 通风与空调（(HVAC)系纺的测试、协配、调整、试运作的机构
36、。测试机构的选择必经四季酒店批准，但其直接向业主或业主代表负责。经批准的测试机构应具有行业从业资格，并要提供有效的许可证和证书的副本。8 . SUBSTANTIAL COMPLETION AND CLOSE OUT DOCUMENTATION实际完工与项目完工文件a) Substantial Completion Documentation实际完工文件Three months prior to substantial completion, Four Seasons shall be provided with the following:在实际完工前3个月，应向四季酒店提供以下材料i) Tw
37、o sets of operating and maintenance manuals for all mechanical and electrical equipment.The manuals shall include shop drawings, descriptive and technical data, maintenance andoperating procedures, wiring diagrams, spare parts list, local suppliers for spare parts, and localservice representative co
38、ntact information. Manual shall be assembled in 2” black loose-leafbinders clearly identified as to their contents. Electronic copy of all above documentation to beprovided as well.各机械及电气装备的操作和维修手册各两份。手册内应包含施工图、说明性的和技术性资料、维修与操作程序、电路图、零件清单、当地零件供货商及维修机构的联系信息。手册将用2英寸厚的黑色活页文件夹装订，文件夹上写明文件名称。另还须提供以上文件的电子版
39、本。ii) Two sets of manufacturers recommended maintenance procedures for all architectural andinterior design materials. Each set of maintenance procedures shall be bound and indexed in aloose-leaf folder. Electronic copy of maintenance procedures to be provided as well.制造商推荐的建筑及室内设计原料的维护程序两套。每一套程序均用活
40、页文件夹装订，并做索引。另还须提供维护程序的电子版本。b) Completion/Close Out Documentation工程完工文件Upon substantial completion, Four Seasons shall be provided by Owner/Contractor with the followingmaintenance information:在工程完工时，业主/承包人须向四季酒店提供以下关于维护的信息：i) Two sets of architectural, mechanical, electrical and interior design as b
41、uilt drawings. Drawingsshall be on mylar and shall be individually bound and clipped in sets. Electronic copy of alldrawings to be provided as well.建筑、机械、电气和室内设计的竣工图纸各两份。图纸印在麦拉片（mylar）上，分门别类，单独装订。另还须提供以上图纸的电子版本。ii) Two bound summaries of all sub contracts awarded on the project, detailing type of su
42、b-contractand indicating the name, address and telephone number of each sub-contractor. Electroniccopy of above contact information to be provided as well.两册装订好的分包商概要，记载所有参与工程的分包商的类别、名称、地址、电话号码。另还须提供以上联系信息的电子版本。iii) Two bound copies of all architectural and interior design material specifications us
43、ed in the property, including small samples. This document is intended to allow patch and repair work by Four Seasons maintenance to conform to the original specifications for best blending effect.所有工程建筑和室内设计中使用过的原材料（包括小样）的说明文件的复印件，装订成两册。这些文件将便于四季酒店在进行维护修补时选用与原规格说明一致的材料，取得最佳的修补效果。iv) Two framed valv
44、e charts listing each valve by number, system and function.两份框裱阀门图，列明有阀门的编号、所属系统和功能。9 . GUARANTEES AND WARRANTIES质保a) General概要Contractor shall guarantee the building free from defects for a period of not less than one year with theexception of the items included in these Standards for which a longe
45、r guarantee period is specified.承包人应保证建筑在不短于1年的时间内不出现故障；对于要求更长质保期的部分，本标将准确定质保时间的期限。b) Standard Warranties标准质保期All systems and equipment are to have a one-year warranty except as noted below. Warranties are tocommence on the date of soft opening and to continue for a period of one year. Contractor is
46、 to makeallowance for systems and equipment being put into service for the purpose of beneficial use prior to softopening. In no case is the warranty period to begin prior to the hotel opening. Warranties shall include allreplacement parts and labour. Emergency service shall be provided at no cost d
47、uring normal working hours for the duration of the warranty period. After hours service is to be available with the premium portion being a billable item at prevailing local rates.除下文提到的部分，所有系统和设备的质保期为一年。质保期为从试营业开始后的边续一年。在试营业前因需要而投入使用的设备与系统，承包人要为它们预留质保时间。但无论无何，质保期的起计时间不得早于酒店开业的时间。质保应包括零部件和劳务在内。在质保期内
48、，正常工作时间里的紧急抢修服务应无偿提供。下班后的维修服务，其超出部分按当地通行的标准支付。c) Extended Warranties延长的质保期Extended warranties must be co-signed by Contractor and Sub-Contractor/Supplier. Commercialrefrigeration and air conditioning compressors are to have an additional four-year warranty period, whichcovers the cost of any replace
49、ment compressor. Labour shall be billable at prevailing local rates.延长的质保期由承包人和分包人/供应商共同承担。商业冰箱和空调的压缩机的质保期须额外延长四年，质保内容覆盖更换压缩机的成本。劳务费按当地通行标准支付。 Internal waterproofing systems are to have an additional two-year warranty period, whichcovers all costs to repair or replace any failed system.建筑物内部防水系统的质保期须额外延长两年，质保内容覆盖对故障系统进行维修和更换的所有成本。 Roofing systems are to have an additional nine-year warranty period, which covers allcosts to repair or replace any failed system.屋面系统的质保期须额外延长九年，质保内容覆盖对故障系统进行维修和更换的所有成本。 Windows and curtain wall (exterior cladding system) are to have an additional four-
