Owner Project Requirements

Transcription

1 Owner Project Requirements How to get what you need From an Owner s Perspective Learning Objectives What is an OPR Case Study (CHC) Looking to the Future Closing Arguments Crafton Hills College 1

2 What is an OPR? Origin, definition and purpose Definition The Owner s Project Requirements (OPR) is a written document that details the functional requirements of a project and the expectations of how it will be used and operated. Guideline Standard

3 Purpose The OPR provides the basis from which all design, construction, acceptance, and operational decisions are made. An effective Cx Process depends upon a clear, concise, and comprehensive OPR document, which includes information to help the project team properly plan, design, construct, operate, and maintain systems and assemblies. Commissioning The OPR are considered the heart and soul of the Commissioning Process Design Programming OPR Construction Turnover 3

4 Without an OPR When the OPR is not developed, the owner, designer, contractors, and operation and maintenance (O&M) personnel each interpret the project requirements, including their individual responsibilities, from the standpoint of their own specific needs Without an OPR 4

5 Issues Discussed in the OPR Purpose of the Project (Functional Uses) Comfort. Occupancy. Sustainability & Energy Goals. Security. Durability. Operation and Maintenance. Criteria for Success. Case Study Crafton Hills College 5

6 Crafton Hills College Bond Program 6 Major New Construction & Modernization Projects Crafton Center Central Complex Public Safety/Allied Health PE Complex Clock Tower Building Canyon Hall Different Architects Same MEP Engineer Same Controls Contractor Same Commissioning Authority Challenges Same MEP Design Firm = Same Design? Same Control Contractor = Same Installation? Think again 6

7 What was common The Owner Project Requirements & Campus Standards College Facilities Personnel The Commissioning Authority What we achieved Standardized the Building Automation System Standardized the Air Handlers Quality and Configuration Standardized Connections to the central plant Standardized VAV terminal box installation details 7

8 Building Automation System Operates the HVAC systems Responsible for Occupants Comfort Manages Energy use How we did it We specified Same Controllers Same Valves Same Sensors Same Actuators Selected only quality devices Used fastest and most capable DC controllers Used same sequences to operate similar systems 8

9 Same Look and Feel Custom Screens 9

10 Benefits Quality Control Less vendors to deal with Familiarity of the M&O personnel with the systems Less Training Required Ease of use Looking to the Future What will the next version of the OPR include 10

11 HVAC Require a maximum of 12 for flexible pipe connections or none. Use specific HVAC equipment identification scheme Specify piping flushing and cleaning procedures specially when connecting to a campus loop. Use Chilled Water and Hot Water supply water temperature at point if use as basis of design. Specify chemical treatment type and quantities to be provided for new building Standalone controls of HVAC equipment is prohibited. Everything connected to BAS. TAB contractor to be contracted to the District and overseen by the CxA Electrical Electrical meters installed at the Factory by switchgear manufacturer Connect all the meters to the BAS. Use of single use quick wire connections are prohibited Water proof for underground connectors Connect vending machine power to BAS for switching OFF Use LED lighting throughout Design and submittals must include manufacturer seismic bracing details and requirements Standardize electrical systems identification. 11

12 Plumbing Do not provide hot water for lavatories. Do not specify refrigeration units for drinking water faucets or fill stations. Provided bottle fill stations at all drinking fountains. Require that all paper and soap dispensers to be compatible with campus vendor products. Specify point of use water heaters as required. Exterior plumbing access doors to be non-keyed. Connect water heaters and recirculating hot water pumps to the BAS for control and monitoring Lighting Controls Specify the System you want (Standards) Make sure the system is accessible through internet. Specify schedules and zone identification scheme to be used by system programmer. Include in construction contract additional programing and training at 60 days and 11 month mark after initial training. Include 3-5 years service contract with construction funding. 12

13 Envelope Use PVC dual ply roofing system on all new roofs. Require 25 year warranty minimum on roof system. Do not use asphalt roofing materials when possible. Use only Low VOC cold application asphalt materials and systems. Incorporate fall protection anchor points into building design. Incorporate windows cleaning equipment access in civil design. Landscaping Use same arborist for all filed reports Require the use of native plants only Specify irrigation system and specific system requirements. Connect irrigation system for remote access and monitoring. Define restoration of areas impacted by construction. Establish and require the use of campus identification scheme 13

14 Elevators Avoid if possible Do not let the Architect design a glass elevator. Standardize manufacturer Specify traction elevators only. Require remote scheduling capabilities for exterior elevators Exclude proprietary controls or parts. Include one year of monthly services in contract. Include re-permitting/testing at the one year mark in contract. Closing Arguments Lessons Learned, Project Management & Recommendations 14

15 Lessons Learned 1. Engage a Commissioning Authority at the inception of the project(s) 2. Include the OPR in the solicitation for Bids from Design Teams. 3. Use your Cx Authority to verify compliance. 4. Stay engaged. Support the Cx process 5. Customize OPR for each project. 6. Require the CM be involved in the Cx process and tie their success to successful functional completion. 7. Secure Board approval for Campus Standards Board Approval 1. Secure Board approval for all Campus Standard Systems as required by public contract code. Building Automation System Fire Alarm System Irrigation System Card readers Door locks 15

16 Closing Thoughts The OPR is the opportunity for the Owner to set a quality assurance process, standards and expectation for the project. The OPR is used to convey these expectations to the Design and Construction teams. The OPR serves as the basis for evaluating whether the Design and Construction has been completed to the Owner s satisfaction. You get what you spec Owner Project Requirements Questions? 16

17 Owner Project Requirements Rick Lasser, QCxP, CEM, CMVP, LEED AP Commissioning Authority, ARUP W. Jefferson. Building D, Los Angeles, CA Rick.Lasser@arup.com Larry Cook Director, Facilities Maintenance & Operation, Sand Canyon Rd, Yucaipa, CA lcook@craftonhills.edu Hussain Agah, MSCE, PMP, CCM, LEED AP BD+C, Director, Facilities Planning & Construction 114 S. Del Rosa Drive, San Bernardino, CA / Cell hagah@sbccd.cc.ca.us 17