Embed Size (px)
Citation preview
10/27/2017
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
10/27/2017
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 0 - 2013Standard 202 - 2013
10/27/2017
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
OPR
Design
Construction
Turnover
Programming
10/27/2017
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…
10/27/2017
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 StudyCrafton Hills College
10/27/2017
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…
10/27/2017
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
10/27/2017
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
10/27/2017
9
Same Look and Feel
Custom Screens
10/27/2017
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 FutureWhat will the next version of the OPR include
10/27/2017
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.
10/27/2017
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.
10/27/2017
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
10/27/2017
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 ArgumentsLessons Learned, Project Management & Recommendations
10/27/2017
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
10/27/2017
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?
10/27/2017
17
Owner Project Requirements
Rick Lasser, QCxP, CEM, CMVP, LEED AP Commissioning Authority, ARUP 12777 W. Jefferson. Building D, Los Angeles, CA 900661 310 578 [email protected]
Larry CookDirector, Facilities Maintenance & Operation, 11711 Sand Canyon Rd, Yucaipa, CA 92399 1 [email protected]
Hussain Agah, MSCE, PMP, CCM, LEED AP BD+C, Director, Facilities Planning & Construction114 S. Del Rosa Drive, San Bernardino, CA 92408909.382.4094 / Cell [email protected]
