Owner's Project Requirements (OPR) - UF-Facilities Planning ...

Owner’s Project Requirements (OPR)
17.1 Introduction
17.2 Owner Requirements Covered Elsewhere
17.3 Project-Specific Design Goals
17.4 Occupancy & Use
17.5 Sustainability and Energy Efficiency
17.6 Building Site
17.7 Transportation & Parking
17.8 Building Envelope
17.9 Indoor Environmental Quality
17.10 Emergency or Backup Power
17.11 Telecommunications and A/V Systems
17.12 Security
17.13 Hazardous Materials
17.14 Furnishings & Equipment
17.15 Commissioning, Inspection, and Q.A.
17.16 Construction Completion & Turnover
17.17 Operation & Maintenance
17.18 Owner Training
17.19 Post-Occupancy and Warranty
17.1 INTRODUCTION
Along with the other sections of this Facilities Program, this Owner’s Project Requirements (OPR)
document outlines functional requirements of the project and expectations of how the facility and its
systems will be used and operated. The OPR is required for LEED certification of the project, but also
serves three broader vital purposes:
1. Provides the design team with information necessary to develop the Basis of Design (BOD) during
program verification and/or schematic design, which serves as a “road map” for development of the
design and construction documents.
2. Provides the commissioning (Cx) team with tangible benchmarks to measure success & quality and
confirm that the building and systems constructed align with the University’s expectations and
requirements.
3. Serves, along with the BOD and contractor deliverables such as “as-built” documents, as the
foundation for the Systems Manual outlined below.
The Owner will develop and update the OPR until the Cx consultant is selected. The Cx consultant will
then assume responsibility for refining and augmenting the OPR throughout design, construction, and the
post-occupancy period of one year following Substantial Completion of construction. As decisions are
made during the life of the project, this document shall be updated to reflect the current requirements of
the University.
The Owner is the University of Florida Board of Trustees (UF). Primary users and stakeholders include
the Office of the Vice President for Student Affairs, J. Wayne Reitz Union, Center for Leadership &
Service, Counseling & Wellness Center, Multicultural & Diversity Affairs, Student Activities &
Involvement, Student Government, students, staff, alumni and visitors. The entity responsible for project
management and delivery is UF Facilities Planning and Construction (FPC). The organization
responsible for operation and maintenance of the facility is JWRU Operations with support from Physical
Plant Division (PPD).
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17.2 OWNER REQUIREMENTS COVERED ELSEWHERE
Many components of, or related to, the OPR are covered elsewhere in the Facilities Program, including:
Detailed project history, background, and justification – Section IV
General planning and design objectives – Section IV
Relationship to Campus Master Plan – Section VII
Existing site conditions & constraints – Section VIII
Project space types, sizes, and adjacencies – Section IX
Finishes, M/E/P, telecomm and A/V, and acoustic requirements by space or space type – Section IX
Distributed and site underground utilities – Section X
Applicable codes – Section XII
Project schedule and budget – Sections XIII and XV
Additional requirements, expectations, and standards for UF projects are detailed in the following:
UF Design & Construction Standards – www.facilities.ufl.edu
UF Telecommunications Standards – http://net-services.ufl.edu/infrastructure/
Design Services Guide – www.facilities.ufl.edu
UF Energy Policies, Rates, Provisions – www.ppd.ufl.edu/pdf/UFUtilityPolicy.pdf
UF Environmental Health & Safety – www.ehs.ufl.edu
17.3 PROJECT-SPECIFIC DESIGN GOALS (from Program IV)
1. Flexibility and Future Expansion
The Student Union is an ever changing building and interior spaces shall be designed to facilitate
reconfiguration as needed to meet changing needs with minimal renovation work, including
mechanical, electrical and telecommunications infrastructure.
The Student Union is envisioned to be state of the art with IT technology and to have a design
which will allow for easy adaptation to newer technologies.
2. Quality and Context
The site is at the heart of the University and is one of the few buildings which every student,
parent and alumni will at some point enter.
There are many different architectural aesthetics in the area and the building needs to stand on its’
own, while complementing the surrounding buildings.
The building is envisioned to be a transparent building which is welcoming and allows students to
see what is happening inside and gives them an opportunity to become involved.
The building will become the University “living room” and as such should convey a feeling of
welcome, warmth and a place to meet friends. We do not want a building which photographs
well, but is a cold aesthetic with the result that the student do not want to hang out at the Union.
The existing Union has no “there” there. When asked to meet at the Union – we want to provide
a location which is the obvious front door.
Interior spaces must provide a superior indoor environment to facilitate occupants’ comfort and
productivity with high indoor air quality, proper acoustics and no moisture intrusion.
The building shall emphasize University of Florida traditions and its’ Florida heritage and be
designed such that this building could only be located at the University of Florida.
3. Expect part of this new building to be designed and used as an Emergency Shelter.
4. The University of Florida prides itself on our sustainability and the students expect sustainability to
be at the forefront of design. This is the Student Union and shall be exemplary in the implementation
of sustainable design.
5. This building shall be LEED Platinum
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6. This building is being considered for the Living Building Challenge and as a Net Zero Energy
Building
7. We are assuming that this building will contain an atrium and as such, shall comply with all code
requirements.
8. All design, construction and closeout process shall fully employ Building Information Modeling
(BIM) technology and strategies to reduce construction conflicts, improve efficiencies, and allow for
production of accurate and fully data-loaded (“smart”) record model(s) of the new facility.
17.4 OCCUPANCY & USE
The hour of operation for the Union varies depending on the time of year. Typically it is open from 7:00
AM – 3:00 AM with longer hours during finals week.
Describe the occupants - number, type, transient vs. permanent, etc.
Elaborate on any other special occupancy or usage goals, requirements ...
17.5 SUSTAINABILITY and ENERGY EFFICIENCY
As part of an overall commitment to sustainability and a goal of achieving “carbon neutrality” by the year
2025, the University of Florida builds its facilities to last and promotes environmental quality and
resource conservation through sustainable design and construction. See www.sustainable.ufl.edu.
As part of that commitment and to demonstrate that the facility was designed and constructed to be
energy-efficient and environmentally sustainable, University projects must be certified by the U.S. Green
Building Council (USGBC) through its Leadership in Energy and Environmental Design (LEED) process.
See www.usgbc.org and www.facilities.ufl.edu/sustain.
This project shall achieve LEED-BD&C certification at no lower than Platinum level. Specific, highpriority
goals for this project include:
Maximization of the HVAC credits under the Energy and Atmosphere section of the LEED rating
system as a first priority. The facility shall operate at a minimum of 40% higher efficiency than
ASHRAE Standard 90.1-2007.
Incorporation of strategies, measures, and systems to conserve energy, such as heat/enthalpy wheels,
energy recovery units, “setback” modes, etc.
Utilization of the Building Automation System and other controls to efficiently maintain and track
performance of key building systems, particularly HVAC and lighting. See UF Design &
Construction Standard 15950.
Optimization of air conditioning systems for maximum building efficiency
Use of low-VOC, regionally-available, and high recycled content materials.
Adoption of “daylight harvesting” to minimize electric lighting usage where functionally practical.
Incorporation of solar energy techniques, strategies and products.
Utilization of FSC-certified wood
Utilization of Florida products
Use of LED exterior lights
Florida friendly landscape
A comprehensive Measurement & Verification Plan that allows for capturing, calculating and
reporting relevant energy use data and performance verification of energy conservation measures.
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An interactive public “dashboard” capable of displaying predicted and actual energy usage, costs and
other performance metrics.
The team will help determine if the new facility will be on the UF Chilled Water loop, or if UF will
attain a higher energy efficiency through VRF, chilled beams, geo-thermal or another technology.
The Basis of Design (BOD) shall establish specific plans and strategies for achieving these goals, and the
construction documents shall include requirements for LEED submittals and sustainable construction
practices and techniques, including:
Segregated collection and recycling of construction waste
Proper erosion and sedimentation control techniques
Procurement and use of low-VOC, regionally-available, and high recycled content materials
The BOD shall also address the USGBC document entitled “Required Treatment of District Thermal
Energy in LEED-NC” (5/22/08) and its applicability to LEED certification of this project.
The enclosed LEED matrix provides the University’s pre-design estimate of the probability of securing
each credit – high, medium, or low. During program verification and/or conceptual schematic design, the
project team will review and update this spreadsheet in order to firmly establish sustainability goals for
the project. The matrix will be continuously maintained by the University throughout design and
construction as a guideline for achieving LEED certification and tracking progress and action items.
Progress Energy – the University’s primary electric and steam provider – has established a rebate
program for certain components of new construction that meet energy efficiency requirements, including:
lighting
compressed air system
motors
high efficient chillers
energy recovery ventilation
occupancy sensors
solar, green, or cool roofs
thermal energy storage
demand control ventilation
To verify compliance and confirm which rebates apply to this project, Progress Energy will review the
100% Construction Documents and final energy model and will inspect the building at completion.
Specific portions of the final MEP drawings/schedules, energy model, and other information will be used
by Progress Energy to perform calculations necessary to determine the rebate for each project. The
University expects all components of this project/building to be the most efficient and highest quality
systems in order to qualify for these rebates.
17.6 BUILDING SITE
See section VIII of the Facilities Program.
The site location will be challenging from a design and construction standpoint as there is no easy access
or laydown area. Student, staff and visitor safety shall be a priority.
The existing building shall remain open throughout the entire construction duration. Both the design and
construction phasing shall take this into consideration.
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17.7 TRANSPORTATION & PARKING
The existing transportation & Parking infrastructure will not change with this building. Currently, there is
a parking garage for visitors attached to the existing building, a surface lot across the street, a major bus
hub next to the Union, a major bike parking area and many pedestrians.
The existing bike lot will need to be relocated and expanded.
Refer to the Master Plan regarding pedestrian and bike corridors around the site.
17.8 BUILDING ENVELOPE
The exterior shall be designed to endure for at least 75 years. Selection of materials and detailing of
envelope systems shall be consistent with the Florida Building Code and UF Design & Construction
Standards; performance-based to allow the building to withstand weather conditions typical of North
Central Florida; and esthetically consistent with the area of campus where the facility will be constructed.
We will be replacing many of the windows in the existing building to help with energy conservation and
water intrusion. Prevention of moisture intrusion is a high-priority goal applicable to all project team
disciplines.
Solar transmission shall be controlled and designed in accordance with ASHRAE Standard 90.1-2004
through high-performance, low-e glazing, overhangs, reflective “cool roof” materials and external
shading, and other techniques to minimize solar heat gain and maximize light transmittance for
daylighting where functionally practical. Spaces in this building where daylighting is not functionally
practical include:
Rion Ballroom
Roofs shall have a minimum reflectivity of 0.30 to reduce solar heat gain.
17.9 INDOOR ENVIRONMENTAL QUALITY
1. Indoor Lighting and Lighting Controls
Although lighting controls are encouraged, a physical light switch is needed in each space.
Lighting controls shall be simple and easy to maintain, but possibly integrated with the Building
Automation System at least for M&V reporting.
All common spaces shall have heat and/or motion sensor lighting controls
Analyze the viability of daylight harvesting in large, open public spaces
Where appropriate, T-5 fluorescent lamps shall be used
2. Thermal Comfort
From the UF Energy Policy re: heating and cooling set points:
In order to optimize energy consumption through the different seasons, there shall be a
temperature set-point of 70˚ F when outside air temperature is 65˚ F or below, and 76˚ F
when outside air temperature is above 65˚ F. If the air conditioning system incorporates
a de-humidification sequence of operation, to avoid excess re-heating, the temperature
set point may be decreased to 74˚ instead of 76˚. These set-points will have an
acceptable tolerance of +/- 2˚ F. Temperatures will be set either through the building
automation system or at the thermostat.
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Thermostat dead-bands identified in the ASHRAE 55.1 will be utilized. Buildings will be
positively pressurized with relative humidity levels of 60% or below.
Exemptions to this policy include maintaining laboratory plants or animal life, operation
of data processing or other equipment which is temperature sensitive, storage of food or
other perishables for research purposes, and preservation of archives, books, art works
or specimen. Written requests for exemptions should be sent by the Department
Administrator to the EMT, and signed by the VP for Business Affairs.
Provide HVAC to all A/V control rooms and closets
Provide user/occupant controls in all normally occupied spaces that offer a +/- 2 degree range of
control.
3. Ventilation and Filtration
As required by FL Building Code, UF Design & Construction Standards, LEED, and other
governing standards.
As required for all cooking applications.
4. Acoustics
Confirm STC and NC ratings for ALL space types during program verification and incorporate
systems, products, and strategies as needed to meet or exceed these standards, including floor-todeck
interior partitions for reduced sound transmission between acoustically-sensitive spaces,
STC-rated doors, and HVAC sound attenuation strategies.
Acoustically separate all restrooms from adjacent spaces and do not place restrooms adjacent to
classrooms or study spaces.
5. Other Owner Requirements
Daylighting and views
Vibration criteria
Pre and post occupancy IAQ tests will be performed by UF Environmental Health & Safety
(EH&S).
17.10 EMERGENCY, BACKUP, or ‘CLEAN’ POWER
Emergency Power will need to be provided. The amount and locations will be coordinated with
the building occupants, EH&S and the State Emergency Shelter team.
17.11 TELECOMMUNICATIONS and AUDIO/VISUAL SYSTEMS
Telecommunications
Provide wireless access throughout the building
Provide ample I/T and A/V pathways throughout to allow for growth, flexibility, and greater
technological demands
Provide network drops for Owner-furnished mass emergency notification (IP) speakers
Also provide network drops for Owner-furnished web-based security cameras
Owner-furnished VOIP telephone handsets will be used throughout the facility
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In order to ensure sufficient time for Commissioning, the Division 17 specifications for voice/data
systems and work shall stipulate that all network infrastructure, structured cabling, and other
telecommunications work be completed at least 45 days prior to Substantial Completion
One standard (240 SF) telecomm room (TR) is programmed, but additional satellite TRs shall be
provided as needed
See Section IX of the Facilities Program for specific room-by-room requirements
Confirm during Program Verification or Schematic Design whether or not the TR(s) will be outfitted
by others under the direction of UF OIT
Refer to the March 2011 UF Telecommunications Standards and Sections X and XI of the Facilities
Program for more information on voice/data cabling and infrastructure, TRs, wireless access, and
other components and requirements
Audio/Visual
Provide flat-screen (LED/LCD) monitors with network connection to playback gear or digital signage
software and/or CATV throughout the facility … in office reception areas, collaboration spaces,
student study lounges, lobby/entry areas, etc.
Link all A/V control rooms and closets together with conduit & cabling so A/V signals can be sent
from any source to any destination (monitor, speakers, or other playback device)
Ensure coordination of lighting and A/V design and installation/integration
See Section IX of the Facilities Program for specific room-by-room requirements
Also see section XI of this facilities program.
17.12 SECURITY
Access controls systems - including card or proximity readers – shall restrict access into certain
rooms and otherwise record traffic in same; system shall be Lenel brand and shall be designed in
accordance with the UF Design & Construction Standards
Provide additional wall-mounted or ceiling-mounted network drops for IP-based security cameras as
needed.
17.13 HAZARDOUS MATERIALS
Existing
A survey of the existing building will be completed by UF.
17.14 FURNISHINGS & EQUIPMENT
Owner-Furnished, Owner-Installed F&E
Network electronics (telecomm room)
Permanent door cylinders & keys
IP speakers for emergency notification
Computers & office machines
Kitchen appliances
Certain fixtures/equipment in food service
Contractor-Furnished, Contractor-Installed F&E
Casework & millwork
Access control equipment
Telephone handsets
Moveable furniture
Signage
Security cameras
Certain toilet accessories
Audio/visual equipment
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See Section IX of the Facilities Program for detailed, space-by-space information.
17.15 COMMISSIONING, INSPECTION, and QUALITY ASSURANCE
The Commissioning (Cx) consultant will be independent of the design and construction teams, will be
selected by the ASD phase, and will be responsible for maintenance of this OPR; peer review of the
design and construction documents; development of the project-specific Cx specification using the
University’s template “non-technical” spec; development of the project-specific Cx Plan; construction
and acceptance phase commissioning and documentation; development of the facility’s Systems Manual;
and post-occupancy commissioning, testing, and documentation.
It is anticipated that the following building systems will be commissioned:
Mechanical and HVAC systems
Electrical and lighting systems
Domestic hot water systems
Building envelope systems
Renewable energy systems
The following items of particular interest to the University shall be addressed and verified by the Cx
consultant throughout the term of service:
1. Meeting or exceeding “Delta-T” minimums across cooling coils for campus chilled water, if used
2. Accuracy of utilities metering and integration of same with the Building Automation System (BAS)
3. Measurement & Verification of energy usage, performance, and efficiency
Onsite inspection of life safety, code compliance, and ADA-related items will be conducted by the
University’s Division of Environmental Health & Safety (EH&S) and the State Fire Marshal. See
www.ehs.ufl.edu for more information.
Onsite inspection of systems and components governed by the UF Design & Construction Standards and
the UF Telecommunications Standards. The detailed scope of Cx services shall complement these
inspections to eliminate gaps or “double coverage” in field oversight.
The facility is anticipated to be a “threshold” building as defined by the FL Building Code. The
University will hire a qualified “special inspector” directly or as an additional design service to perform
the onsite inspection and oversight services required for such “threshold” facilities.
The distributed utilities system employed on the main UF campus may necessitate partial commissioning
of the energy plant(s) serving the renovated facility and/or collection of energy efficiency data from PPD.
See the USGBC document entitled “Required Treatment of District Thermal Energy in LEED-NC,” dated
5/22/08.
17.16 CONSTRUCTION COMPLETION and TURNOVER
Inspection, testing, and commissioning culminate in a declaration of Substantial Completion by UF.
This date establishes both the beginning of the warranty period and commencement of operation and
maintenance by UF. Move-in of occupants and their personal belongings will not take place until all
Substantial Completion “punch list” items are completed.
The A/E shall develop a project-specific “closeout deliverables matrix” (using the UF template) to
document exactly what is to be required in the specifications for O&M documents, Owner training,
attic stock, warranties, and other deliverables at the end of construction.
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UF wishes to capture as much relevant and usable information on building products, equipment,
systems, and materials in the “as-built” Building Information Model (BIM) as possible. See projectspecific
BIM Execution Plan and Level Of Detail table, but the A/E shall ensure its specifications
require the submission of Revit-compatible “drop-ins” for installed products, equipment, systems, and
materials as available.
Details on the closeout of major projects can be found on the FPC website.
It is envisioned that the new building will be constructed first, obtain Substantial Completion and
Final Completion and then occupants will move out of the existing building. At this point, the
renovations to those spaces will commence. Therefore, there will be more than one SC and FC for
this project.
17.17 OPERATION & MAINTENANCE
The entity responsible for maintenance and operation of the building and its systems, beginning on the
date of Substantial Completion, is JWRU Operations and PPD.
In addition to the Cx Plan, field reports, and test reports, the Cx consultant’s primary deliverable is a
Systems Manual as required for LEED E/A Credit 3 (Enhanced Commissioning). This manual provides
the University with a single source of information and instructions for proper operation and maintenance
of primary building systems. As opposed to equipment-oriented “O&M manuals,” the Systems Manual is
to be systems-oriented to provide operators with easy access to both narrative and technically detailed
reference material, descriptions, diagrams, schedules, and other information on stand-alone and,
particularly, integrated systems.
Like the OPR and BOD, the Systems Manual should be a living document. Unlike the OPR and BOD,
though, the Systems Manual should evolve throughout the life of the building – complied by the Cx from
documentation developed by the owner, design team, contractors, and the Cx process itself, then turned
over for perpetual use and upkeep by building operators and future consultants and contractors throughout
the building's life.
17.18 OWNER TRAINING
Onsite training for the Owner – whether operators/maintainers or users/occupants – shall include a
description and overview of systems, not just the components and equipment that comprise each system.
Training – which is ideally held in conjunction with commissioning – should include general orientation
and reviews of the written O&M instructions, relevant health and safety issues or concerns, operation in
all possible modes, preventive maintenance, and common troubleshooting problems & solutions.
Building systems that the maintenance entity and occupants/users shall be trained on include:
HVAC systems
BAS/controls
Electrical systems
Lighting controls
Security systems
Fire Alarm systems
Audio / Visual systems
Most training shall be completed prior to Substantial Completion, and all sessions shall be videotaped and
converted to DVD format for the Owner’s use.
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17.19 POST-OCCUPANCY and WARRANTY
The Cx consultant, CM/GC, and all subcontractors whose systems were commissioned shall meet with
the Owner’s O&M staff quarterly during the first year after Substantial Completion to offseason test,
optimize, and otherwise troubleshoot all commissioned systems.
Also, an onsite meeting will be conducted 10-11 months after Substantial Completion to review
performance and quality of the facility with all effected parties – UF occupants & users, O&M staff, the
design team, and the contractor and its subcontractors.
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