HomeMy WebLinkAbout20180720 - OPR_UpdatedDraft Owners Project Requirements OPR Public Works Facility- Phase I
Iowa City Public Works – Phase 1
Owner’s Project Requirements
DRAFT 5.25.2018
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Table of Contents
1 Introduction ................................................................................................................................................... 3
2 Owner’s Project Requirements ...................................................................................................................... 3
2.1 HVAC Systems ........................................................................................................................................ 4
2.2 Lighting Systems ..................................................................................................................................... 4
2.3 Building Enclosure .................................................................................................................................. 4
2.4 Commissioning ....................................................................................................................................... 5
2.5 Project Documentation .......................................................................................................................... 7
3 User Requirements ........................................................................................................................................ 8
3.1 Occupancy Requirements ...................................................................................................................... 8
3.2 Temperature Set Point Requirements ................................................................................................... 8
3.3 Lighting User Requirements ................................................................................................................... 8
4 Environmental and Sustainability Goals ........................................................................................................ 9
4.1 HVACR Sustainability .............................................................................................................................. 9
4.2 Sustainability Goals and Requirements ................................................................................................. 9
5 Energy Efficiency Goals ................................................................................................................................ 10
6 Indoor Environmental Quality ..................................................................................................................... 10
6.1 Indoor Air Quality ................................................................................................................................. 10
7 Equipment and System Expectations .......................................................................................................... 11
7.1 Special HVAC Equipment Requirements .............................................................................................. 11
7.2 Special Building Automation System (BAS) Requirements .................................................................. 11
7.3 Special Lighting Equipment Requirements .......................................................................................... 11
7.4 Electrical System Requirements ........................................................................................................... 12
7.5 Fire Alarm System Requirements......................................................................................................... 12
8 Operation and Maintenance Staff Requirements ....................................................................................... 12
8.1 Training Requirements ......................................................................................................................... 12
8.2 Documentation Requirements ............................................................................................................. 12
8.3 Acceptance Phase/Warranty Requirements ........................................................................................ 13
Owner’s Project Requirements 3
1 Introduction
The City of Iowa City Public Works Phase 1 facility is a 64,500 square feet building with a containing vehicle storage and shops,
with an additional 10,000 square feet of mezzanine storage space, and plans for a 14,000 sf office addition in the future.
Iowa City Public Works
The City of Iowa City's Public Works (ICPW) consists of seven functional groups or departments. Each of these groups has a
specific purpose or mission related to the on-going maintenance of the City's infrastructure, removal and disposal of waste,
and/or maintenance of the City's fleet of vehicles and equipment. There is a great deal of interdepartmental coordination and
sharing of resources and capabilities.
The City worked with Neumann Monson Architects to develop a Master Plan for ICPW in 2015. The Master Plan is to consolidate
operations by moving most departments to a single site located at 3800 Napoleon Lane. This will be accomplished in 4 or more
phases. Refer to the 2015 Master Plan for additional details regarding programming and other city goals for the complex. The
Master Plan is the basis for the Programming document for Phase 1.
Phase 1 will provide support spaces for:
· Water
· Streets/Traffic
· Shared Vehicle Washbay
· Some police and Fire functions
The site is located in the Iowa City South District, between city softball playing fields, a riverside bike trail and Terry Trueblood
Recreation Area. Because the building is located between recreation areas and across from a future residential area, the owner
would like the public facades to appear less institutional. The “working” side of the site will be buffered by buildings. The site
has existing utilitarian structures to remain and others to be demolished. In Phase 1, the existing office building will remain.
Pertinent goals of the South District include:
· Accentuate South Iowa City's connection to the environment and outdoor recreation.
· Provide distinctive landscaping, including low-maintenance native plantings...
· Promote energy and water conservation features of new development. Identify buildings or sites that could benefit
from solar arrays, reflective rooftops, and other energy/conservation upgrades….
BUILDING DESIGN CHARACTERISTICS
The building is seeking LEED Certification under the NC v.4 rating system. It will incorporate the following strategies in its design:
· Natural Light
· Energy efficient building envelope and MEP systems
· Efficient use of durable materials
· Low emitting materials
· Water efficient plumbing fixtures and faucets
2 Owner’s Project Requirements
Several key owner’s project requirements (OPR) have been identified that are critical to the success of this project. These OPR
are general in nature and essentially encompass the performance criteria we, the building owners and occupants, desire. We
Owner’s Project Requirements 4
have specified the directives contained in this document for the design team. Reinforcing behaviors that reduce energy and
water usage, as well as providing information and resources to do so, will be critical to obtaining a high-performance building.
· Project documentation requirements – in order to properly install, start-up, operate, troubleshoot, and maintain the
HVACR systems for the life of the facility, accurate and accessible documentation is required. The owner requires all
documentation to be electronic and tailored to the specific components installed.
· Appropriate heating and cooling - The HVACR system must provide consistent temperature and airflow during all
occupied periods. Must be capable of temperature setbacks based on schedules and occupancy sensors.
· Efficient and adequate work space - The spaces must be designed to provide ample work and support areas to facilitate
the operations of the building rather than hamper them.
· Sustainability - The design and construction of the building must take into account all long term and life cycle issues. The
building systems must be easily maintainable by contracted maintenance personnel, with easy and non-disruptive access
to components and systems for routine maintenance.
2.1 HVAC Systems
All systems will utilize a central Facility Management System (FMS); this is related to the maintainability OPR, whereby using a
common control system will simplify the operation of the facility.
· Appropriate heating and cooling:
Regularly occupied spaces: the HVACR system must provide consistent temperature and airflow during all occupied
periods.
Vehicle Storage and Mezzanine: the HVACR system must maintain the system above freezing at all times, mitigate
summer temperatures, provide code compliant air flow and provide safe indoor air conditions through management of
potentially hazardous gas concentrations.
2.2 Lighting Systems
All lighting in the building will be LED.
Lighting systems will be designed with photocell control in areas with daylight access.
Lighting connected to lighting control panels and/or on-off photocells shall have the ability to be controlled by the building
Facility Management System (FMS)
Lighting controls will be provided to balance user control (dimming, on/off) with energy efficiency goals, zoning and code
requirements.
High bay fixture shall be selected and located to provide adequate light levels and uniformity in the vehicle storage area as
specified by the IES.
Exterior lighting will be controlled with time clock scheduling and photocell override. To preserve dark skies and limit light
trespass at the property line, all exterior fixtures shall be low glare type as specified by LEED.
2.3 Building Enclosure
Durability should be a primary consideration in material selection. The building will be subject to stresses from interior
exposure to vehicles, oil, water, salt, dirt and diesel fumes.
The life expectancy of the overall enclosure is 100 years, 30 - 50 years for windows and doors. 20 years for overhead doors.
Owner’s Project Requirements 5
A high performance envelope that exceeds code minimums: IBC 2015 and IECC 2012. Source materials with regional and
recycled content.
Materials on the interior of the weather barrier shall meet the General Emissions Requirement. Wet applied materials shall
also meet the VOC restrictions described in LEED-NC v4 EQ Low Emitting Materials credit.
The Master Plan calls for a future addition on the North and at the southern portion of the west facade. Select enclosure
which will accommodate these future additions.
Thermal and air barrier to be reviewed for continuity as part of the Construction Document review process.
Balance goals for an energy efficient enclosure and access to daylight with a target of 20-25% window to wall area ratio.
Roof durability goals: cover board to increase durability, walking pads, extended warranty.
2.4 Commissioning
The City of Iowa City will directly contract a third party Commissioning Authority (CxA) The CxA will provide a quality-
oriented process for achieving, verifying, and documenting that the performance of the facility, systems, and assemblies
meet the defined objectives for achieving the criteria as defined in this document.
Commissioning (Cx) a building is essential to ensure that building performance requirements are identified early in the
design process, and that the designed systems have been installed in compliance with those requirements. The CxA will
collaborate with the design and construction teams to provide the following:
2.4.1 Fundamental and Enhanced Commissioning Scope of Work
Specifically, the CxA will take the following actions:
· Review the OPR and Basis of Design (BOD) for clarity and completeness.
· Conduct and document a commissioning review of the design documents at mid design (~50% CD) as required by LEED.
o Reference alignment with the OPR and BOD documents.
o Review the proposed mechanical and envelope systems design for function and completeness.
o Confirm system manual and training requirements are included.
o Document and provide concerns, issues and suggestions to the design team and owner.
· Conduct a follow up back-check review of the subsequent design submission.
· Work with the team to prepare and provide commissioning requirements to be incorporated into the project delivery
method.
· Include Systems Manual and training requirements in contract documents.
· Develop a Commissioning Plan.
· Develop Pre-Functional “Construction Checklist” forms. These forms will be submitted to the GC/CM, completed by the
appropriate installing contractor and reviewed by the CxA.
· Lead and document a Commissioning Kickoff Meeting with the contractors.
· Develop Functional Performance Testing Check Off Forms - the CxA will generate test procedures as required to verify
functional performance and correct sequence of operation of the commissioned systems.
Owner’s Project Requirements 6
· The CxA will visit the site a minimum of three times during construction prior to function testing to review the mechanical
systems installation.
· Step through the controls programming to verify sequences of operation for the HVAC systems to be commissioned.
Summaries and/or random sampling will be utilized for like-equipment.
· Review system installation compared with plans and approved drawings
· Issue Log - Generate and utilize an Issue Log to track deficiencies and verify corrections are accomplished.
· Final Commissioning Report Generation. One electronic copy to the owner.
· Current Facility Requirements (CFR) - the CxA will develop a CFR document and Operations and Maintenance (O&M) Plan
that contains the information necessary to operate the building more efficiently. The plan will include the following:
o Sequences of operation for the building
o Building occupancy schedule
o Equipment run-time schedules
o Setpoints for all HVAC equipment
o Lighting levels throughout the building
o Minimum outside air requirements
o Changes in schedules / setpoints for different seasons, days of the week or times of day
o Systems narrative describing mechanical and electrical systems and equipment
o Preventative maintenance plan for equipment described in the systems narrative
o Develop and include an ongoing Cx plan that includes periodic and ongoing Cx tasks.
· Training – Confirm that the training program requirements have been provided and documented.
· Final Documents Delivery / Confirmation / Review Meeting with Owner.
· Participate in seasonal testing as required.
· Review contractor submittals.
· Verify inclusion of systems manual requirements in construction documents.
· Verify inclusion of operator and occupant training requirements in construction documents.
· Verify systems manual updates and delivery.
· Verify operator and occupant training delivery and effectiveness.
· Verify seasonal testing.
· Review building operations 10 months after substantial completion.
· Develop an on-going commissioning plan.
· Complete required LEED documentation.
2.5 Systems to be Commissioned:
HVAC Systems
· Rooftop Units
· Energy Recovery Units
· Exhaust Fans
· VRF Terminal Units
Owner’s Project Requirements 7
· Electric Unit Heaters
Hydronic Systems
· Hot Water Reheat
· Pumps
· Boilers
Other Systems
· Electrical Service, Distribution, Lighting, Daylighting
· Plumbing, Domestic Hot Water
· Building Pressure Control – Verification that all of the HVAC systems work together as a whole to provide the correct
building pressure as designed.
· Verification of FMS Control System Features (Graphics, Trending, Alarming, Operations, etc.)
2.6 Project Documentation
In order to properly install start-up, operate, troubleshoot, and maintain the HVACR and Electrical systems for the life of the
facility, accurate and accessible documentation is required. All documentation must be in “as-built” hard copy and electronic
format.
The key project milestones are shown in Table 1:
Table 1: Project Milestones
Milestones Estimated Date of Completion
OPR Completed May 1, 2018
Schematic Design April 6, 2018
Design Development / BOD May 11, 2018
CD Cx Design Review June 4, 2018
Final Construction Documents June 28, 2018
Pre-Construction Meeting August 31, 2018
All Submittals Approved xxx 2018
Major HVACR Equipment Installation xxx 2019
Equipment Start-up xxx 2019
Function Testing / Commissioning xxx 2019
Substantial Completion October 2019
Warranty Start Date November 2019
10 Month Warranty Review Meeting September 2020
Owner’s Project Requirements 8
3 User Requirements
User requirements – The user’s primary requirements are:
· Temperature, airflow and humidity in office/workshop areas within comfort range for anticipated clothing and activities
during occupancy hours.
· Adequate overhead and task lighting suitable for the office environment, workshops and work on vehicles in vehicle
storage.
· Temperature conditions in vehicle storage conducive to quick vehicle start-up in winter. Airflow to provide safe conditions
and temper summer conditions.
3.1 Occupancy Requirements
Standard hours of operation will be 6 am – 4 pm Monday through Friday, unoccupied on weekends.
Emergency hours of operation will be 24/7 during emergency events for duration of event with the majority of emergency events
anticipated to occur in the winter. An average of 7 emergency events occur annually. The actual number of annual emergency
events will vary.
· Spaces will be occupied by scheduling through the Facility Management System (FMS).
· Full-time equivalent occupants: 9
· Transient occupants, present less than one hour a day on average: 31.
3.2 Temperature Set Point Requirements
· Office Spaces:
o Heating and cooling setpoint will be set at 72°F.
· Workshops:
o Heating setpoint will be set at 60°F.
o No cooling.
· Vehicle Storage and Mezzanine:
o Heating setpoint will be set at 50°F.
o Cooling setpoint will be set at 72°F.
· Mechanical – Electrical – IT Rooms:
o Heating and cooling setpoint will be set at 75°F.
· Summer Max Relative Humidity: 55%
· Dead band will be 2°.
· Controls contractor initially provides a +/-1°F set point adjustment, with ability to allow for more individual control.
3.3 Lighting User Requirements
· Lighting levels will be optimized for user utility and energy efficiency. Provide task lighting to assist with reducing lighting
power density while maintaining good lighting conditions for work tasks.
· Customize the location of occupancy, vacancy, and daylight sensors to respond to the anticipated use of space and
daylight design.
Owner’s Project Requirements 9
· Building wide lighting power density goal, 30% lower than ASHRAE 90.1-2010.
· Color Rendering Index of at least 80 in all fixtures.
· Automatic shut-off times of exterior lighting to be confirmed with the Owner
4 Environmental and Sustainability Goals
LEED-NC v4 Silver certification is desired for this project. The credit list will be refined as the project progresses.
4.1 HVACR Sustainability
We define sustainability for HVACR systems as:
· High efficiency HVAC pumps, motors, and fans; all with variable speed drives.
· No use of CFC’s or HCFC’s.
· Highly durable systems (long lifetime).
· Systems that inherently maintain good indoor air quality.
· Minimal maintenance.
· Non-disruptive maintenance, adequate service space.
4.2 Sustainability Goals and Requirements
We have defined the following goals for site and building sustainability:
Owner’s Project Requirements 10
· 30% energy use reduction minimum from the ASHRAE Standard 90.1-2007 requirements (without addenda) based on the
calculation method of Appendix G.
· 40% water use reduction from standard construction, based on 2006 International Plumbing Code and LEED fixture
budgets.
· No potable water for irrigation.
· 75% Construction Waste Diversion, with on-site recycling stations
· Selection of materials with a preference for recycled and regional content and products which have completed a product
specific Environmental Product Declaration.
· Use of low emitting materials for walls, ceilings, floors, paints, sealants and adhesives.
· Lighting controls for all individual and multi-occupant spaces as well as lighting selections for optimum intensity and which
limit glare.
·
5 Energy Efficiency Goals
The target for this building is that it performs 40%+ better than the requirements in ASHRAE Standard 90.1 version 2012.
Building operation performance will be compared against other similar buildings, corrected for location, utilizing the Energy
Star™ rating system. The Owner’s assessment of HVAC systems will not be based solely on lifecycle cost. Equipment with a
higher first-cost will be considered if the annual energy usage is lower than other systems.
We have identified the following elements as key to meeting our energy efficiency goals:
· HVAC equipment shall be high efficiency and offer cost effective energy savings
· A low EUI (BTU/ft2/year)
· LED lighting fixtures and/or controls shall be selected to provide adequate ambient and task lighting with a high level of
individual and group control while managing the overall energy use of the building.
· Glazing area will be balanced for daylight contribution and heat loss/heat gain.
6 Indoor Environmental Quality
We have identified the following points as key to the comfort of our building occupants:
· Temperature – consistent temperature within regularly occupied spaces. Vehicle storage, mezzanine and washbay spaces
will not have air conditioning and temperature may fluctuate.
· Humidity – consistent humidity levels in the space that avoids a “sticky” feeling. Meet ASHRAE 55 criteria for comfort in
regularly occupied spaces. Consider air flow, clothing, air flow, temperature and humidity.
· Noise – avoid distraction of noise from adjacent areas/cubicles and from equipment in or above/below the space.
· Air Quality – no odors – air in regularly occupied spaces shall have a “fresh” feeling. Air in non-regularly occupied spaces
will be monitored for safety.
· Smoking will not be permitted within the building.
· Air flow: consistent airflow throughout the space with no “drafts” or “dead spots” in regularly occupied spaces.
6.1 Indoor Air Quality
The team will implement the following measures.
Owner’s Project Requirements 11
· Specify low emitting materials for walls, ceilings, floors, paints, sealants, adhesives and composite wood products.
· The contractor will monitor compliance with the specification requirements for low emitting materials.
· The contractor will implement an Indoor Air Quality Management Plan During Construction in accordance with the
SMACNA Guidelines for Buildings under Construction.
7 Equipment and System Expectations
7.1 Special HVAC Equipment Requirements
· Equipment must be reliable, with low ongoing operating and maintenance costs
· Equipment must have the ability to independently maintain comfort levels in multiple zones
· All equipment, piping and control devices must be clearly labeled.
· Job site inspections required periodically throughout the duration of the project.
· More attention given to schedule. Complete on time and by when we commit. Don’t make commitments we cannot
keep.
· Conduit not filled more than 50%.
7.2 Special Facility Management System (FMS) Requirements
7.2.1 DDC Systems
· Rooftop units, VRF terminal boxes, and heating water shall be fully controlled by the DDC system.
· FMS Graphic Floor Plans need to display layout with exact VRF terminal box locations.
· Thermostat Height to be at 48” AFF unless otherwise noted.
· All control wiring shall be in conduit. Standard thermostat height is 48”
· Commissioning sheets used for project’s controls check outs. Submit these sheets to the Owner when completed.
7.2.2 Sequence of Operation
· Schedule with Morning warm-up.
· The unoccupied override timer is 2 hours (adj). When the button is pushed on the thermostat.
7.3 Special Lighting Equipment Requirements
· Lighting fixtures should be standardized for serviceability and to reduce inventory on-hand.
· Lighting level set points, dimming, time-clock scheduling, and focusing to be adjusted and set prior to final commissioning.
· Minimum Color Rendering Index of 80.
· LED lamps for all lighting.
· For 90% of the floor area, meet the following thresholds for area-weighted average surface reflectance: 85% for ceilings,
and 60% for walls. Floors will be concrete.
· System feedback information from lighting control system for owner use to be coordinated by the electrical contractor
with the facility’s agent.
· Refer to construction documents and controls narrative for lighting control system functionality for various space types.
· Commissioning agent to use controls narrative as a reference document which can be updated based on field changes.
Owner’s Project Requirements 12
· Coordination between AV contractor and lighting commissioning agent.
7.4 Electrical System Requirements
· All panels and circuits should be identified by number and location on the plan and on site.
· In order to categorize the hazard of each piece of equipment, an arc flash study shall be performed by equipment installer,
witnessed and verified by the design engineer.
· Emergency generator power shall…
7.5 Fire Alarm System Requirements
· Smoke detector low profile head types.
· Addressable systems will always be used.
· All trouble contacts to be normally closed.
· Use of Notifier FW-100 system.
· Annunciator is located in the main entry vestibule as required by Fire Marshall.
· Always use 4 wire electronic horn/strobes.
8 Operation and Maintenance Staff Requirements
This facility will be maintained by City facility staff that will need to be fully trained on the Operation and Maintenance of all of
the building systems. City staff will then provide training to the building occupants on the use of the thermostats and scheduling
requirements within the building.
8.1 Training Requirements
The training needs to contain a variety of sessions that operations and maintenance personnel will attend. Building maintenance
personnel will require training in the area of settings, maintenance, and repair for the following:
· HVAC Systems
· FMS Control System Features
· Electrical Systems
· Lighting Systems
· Domestic Hot Water
8.2 Documentation Requirements
The system documentation must be accurate and consistent with actual installed components and operation. Building
maintenance personnel will require the following O&M documentation at the completion of this project: (Hard Copy and
Electronic Copy)
· Operation and Maintenance manuals
· As-Built Control Drawings & Sequences of Operation for FMS System.
· CD or Flash Drive backup of final control system database.
· As-built documentation of all Mechanical and Electrical Systems (including fire/security)
· Final Test and Balance Report (approved by engineer of record).
Owner’s Project Requirements 13
The requirements for the system documentation include:
· Accurate As-Built Drawings (include TAB) – the record documentation has been verified to be accurate and is provided in
a usable format.
· Detailed as-built sequence of operation for low voltage system with software logic diagrams.
· Technical support– easily located technical support phone numbers and contact information.
· Maintenance requirements
· Record and store in a secure location all documents held on Submittal Exchange
8.3 Acceptance Phase/Warranty Requirements
All HVACR warranties are to begin at substantial completion, regardless of when the component is delivered, installed, or
started-up. The warranty shall be for one year. It is recommended that the owner have a maintenance agreement in place with
a qualified contractor.
The general contractor will appoint an individual to manage warranty items throughout the warranty period. This person will
be a single point of contact that will be notified of a problem, make contact with product provider, schedule repairs, and provide
a tracking solution similar to what is done during the original build.