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AABC Commissioning GroupAIA Provider Number 50111116

Owner Project Requirement (OPR) WorkshopAIA Course Number CXENERGY1529

Jorge Torres Coto, PE, LEED AP BD+C, CxAEmpirical EngineeringApril 29, 2015

Credit(s) earned on completion of this course will be reported to AIA CES for AIA members. Certificates of Completion for both AIA members and non‐AIA members are available upon request.

This course is registered with AIA

CES for continuing professional education. As such, it does not include content that may be deemed or construed to be an approval or endorsement by the AIA of any material of construction or any method or manner ofhandling, using, distributing, or dealing in any material or product._______________________________________Questions related to specific materials, methods, and services will be addressed at the conclusion of this presentation.

In this two-part session, attendees will engage in an Owners Project Requirement Workshop of a "fictitious" project, taking active participation as key stakeholders and experts. The workshop will guide the participants through the creation of an OPR for a specific project with all the team members: Owner, CxA, Contractors, O&M Personnel and others. The workshop will cover evaluation of requirements for documenting OPR for codes and rating systems, explore the importance and benefits of starting the commissioning process during the conceptual phase, and address the key aspects of any OPR as they relate to project goals.

CourseDescription

LearningObjectives

1. Attendees will evaluate the current requirements for documenting the OPR both for mandatory and voluntary methods (code vs. rating systems).

2. Attendees will identify the importance of starting the Cx Process, thus the OPR, during the conceptual phase.

3. Attendees will participate in an actual OPR workshops.

4. Attendees will be able to identify the key aspects of any OPR and how the definition helps or interferes with meeting the projects goals.

At the end of the this course, participants will be able to:

A Little history• Product of the Energy Crisis of 1973

• First draft in 1974

• Standard 90‐1975 issued on January 14, 1975

• In 2004 the Standard would also apply to:• Envelope• Mechanical Systems• Lighting Systems• Additions to Existing Buildings

• Excluded:• Low‐Rise Residential• Industrial• Manufacturing

• In 2007 the Standard would also apply to:• Envelope• HVAC• Domestic Hot Water• Lighting

A Little history• Has been adopted into Code

• Is “Code” by reference in Certification schemes (worldwide)

• Requires Commissioning as part of the Completion Requirements in section 6.7.2.4

A Little history• ASHRAE Guideline 1 pubished in 1989

• NIBS / ASHRAE Guideline 0 published in 2005

GUIDELINE = Best Practices

STANDARD = Min. Requirements

Guidelines CANNOT be utilized in Standards (per ASHRAE)

ASHRAE 202ASHRAE Standard 202

The Commissioning Process for Buildings and Systems

DEFINITIONS

•A quality focused process for enhancing the delivery of a Project.

•The process focuses upon verifying and documenting that the facility and all of its systems and assemblies are planned, designed, installed, tested, operated, and maintained to meet the OWNER’S PROJECT REQUIREMENTS.

ASHRAE’s definition of Commissioning Process per Guideline 0 and Standard 202

DEFINITIONS

•The advancement of an installation from the stage of static completion to full working order to specified requirements

• It includes the setting to work of an installation, the regulation (TAB) of the system and the fine tuning of the system.

CIBSE’s definition of Commissioning per Commissioning Code M ‐Management

RESPONSIBILITIES

•The building owner has statutory duty to ensure compliance with the requirements of Part L.

• It is therefore essential that they ensure that the construction programmeincorporates a sufficient time element to enable commissioning to be competed prior to handover.

CIBSE’s importance of the Commissioning Process

RESPONSIBILITIES

•All works approved under Part L are required to be commissioned in accordance with the design intent.

CIBSE’s importance of the Commissioning Process

DEFINITIONS

•The Commissioning Process assumes that the Owner, Programmers, Designers, Contractors, and Operations and Maintenance entities are fully accountable for the quality of their work.

ASHRAE’s importance of the Commissioning Process

DEFINITIONS

•The Commissioning Process is adopted by the Owner and begins at the project inception and continues for the life of the facility.


RESPONSIBILITIES

•At initiation of the Commissioning Process, the Owner is responsible for determining the scope of the Cx Plan (what systems and assemblies are to be included), selection of the CxTeam Leader, selection of the Cx Team, assigning Cx Team roles & responsibilities, establish the Cx budget, and providing direction of the CxTeam throughout the project.


Owner’s Project Requirements (OPR) 101

•Have you ever been given an Owner’s Project Requirement at the beginning of your Project?

•Have you ever written an Owner’s Project Requirements document prior to the Design Phase?

•Did you receive it or write it prior to Design Phase?


• If you answered NO to any of the questions, Did you encounter more problems than you expected?

•Do these problems reflect lack of proper definition from the Owner?


•THINK LIKE AN OWNER•WHAT DO YOU WANT•HOW WILL IT WORK•EXPECTATIONS

RULES OF THE GAME


•HOTEL / RESIDENTIAL / RETAIL PROJECT

• LOCATED IN GUADALAJARA, MEXICO

•33 STORY TOWER•COMMUNICATED TO EXISTING PARKING

•COMMUNICATED TO EXISTING SHOPPING CENTER

Think like an Owner, not an Engineer


•OPR should:• Be prepared by the owner• Detail the functional requirements• Expectations of how it will be used and operated



•OPR:• Should include:

• Project goals• Performance criteria• Cost considerations• Benchmarks• Success criteria• Supporting information


You have 10 min to write it down

DEFINITIONS

•A written document that details the functional requirements of a project and the expectations of how it will be used and operated.

•These include: project goals, measurable performance criteria, cost considerations, benchmarks, success criteria, and supporting information.

ASHRAE’s definition of Owner’s Project Requirements per Guideline 0 and Standard 202

(aka Project Intent)

RESPONSIBILITIES

•The Owner shall ensure development of the OPR as described in Chapter 6 of this Standard (202) prior to the development of the architectural program.

•The Owner shall provide the final updated and approved OPR at substantial completion.

ASHRAE’s importance of the Commissioning Process per Standard 202

MANDATORY vs

VOLUNTARY

•ASHRAE 90.1• IECC Energy Code•CA Energy Code (Title 24)

What is the common denominator?

MANDATORY vs

VOLUNTARYWhat is the common denominator?

MANDATORY vs

VOLUNTARYHow do you check it?

COMMISSIONING PROCESS PHASES

•PRE‐DESIGN or PROJECT INITIATION

•DESIGN•CONSTRUCTION•OCCUPANCY & OPERATIONS

Per Standard 202 & Guideline 0

COMMISSIONING PROCESS FLOWCHARTPer Standard 202 & Guideline 0

PRE‐DESIGN orPROJECT INITIATION

DESIGN

CONSTRUCTION

OCCUPANCY AND OPERATIONS

OWNER’S PROJECT REQUIREMENTS

•The team members are:• Owner (or representative)• Commissioning Authority• Programming professionals• Design professionals• Project manager• Construction manager• Contractors• O&M personnel• Tenants

Developing the document


• It is the basis from which all design, construction, acceptance and operational decisions are made.

• It should be a clear, concise and comprehensive document

•Should have information to help the project team properly plan, design, construct, operate and maintain systems and assemblies.



•CxA facilitates the development

• Input is gathered from all team members

•Each and all items on the OPR shall have defined performance and acceptance criteria

• If a benchmark is applicable to an item it shall be defined in specific terms and means of measurement



•Project schedule•Project budget•Cx process scope•Cx process budget•Project documentation requirements:

• Submittal format• Training material• Reports• Systems manual

The Document shall include


•Owner directive• Restrictions and limitations•User requirements•Occupancy requirements and schedules

• Training requirements•Warranty requirements• Benchmarking requirements•Operation and maintenance criteria that reflect the Owner’s expectations and capabilities and the realities of the facility type



•Equipment and system maintainability expectations, including limitations of O&M personnel

•Quality requirements for materials & construction

•Allowable tolerance in facility system operation

•Energy efficiency goals•Environmental and sustainability goals

•Community requirements



•Adaptability for future facility changes an expansion

• System integration requirements, especially across disciplines

•Health, hygiene, and indoor environment requirements

•Acoustical requirements•Vibration requirements• Seismic requirements•Accessibility requirements• Security requirements



•Aesthetic requirements•Constructability requirements

•Communication requirements

•Applicable codes and standards



• Input required from all key facility users and operators

•Nominal Group Technique workshops, interviews and surveys

Method for obtaining information and criteria

NOMINAL GROUP TECHNIQUE

•Grab paper & pen individually•Use your flipchart• Bring out the subject to discuss• Clarify until everyone understands the subject

• Each team member writes down as many ideas as possible in a set period of time (5 to 10 minutes)

• Facilitator writes down what each member reads aloud

• Works to quiet out the more vocal team members

• Works to louden the quiet team members

• Creates more participation from ALL members

• Helps create more ideas

• Helps integrate new members more easily

• Helps with controversial or heated conflicts


•NO DISCUSSION IS ALLOWED• Ideas do not have to be what was written down (after a while they usually will not be)

•Member may pass their turn, and add ideas on a subsequent turn

•Now you can discuss each idea in turn

•Agreement is required from the originator of idea to change wording

• Discussion should be equally balanced among all ideas

• Facilitator should not allow discussion to turn into argument

• The primary purpose of the discussion is clarification.

• The discussion is not intended to resolve differences of opinion


• Ideas may be removed by unanimous agreement.

•Discussions will clarify meaning, explain logic or analysis.

• Discussion should be equally balanced among all ideas

• Facilitator should not allow discussion to turn into argument

• The primary purpose of the discussion is clarification.

• The discussion is not intended to resolve differences of opinion


•Prioritize the ideas using multivoting or list reduction

And now the most important part


1. Project schedule2. Project budget3. Cx process scope4. Cx process budget5. Project documentation

requirements:



•Each member of the team shall perform a Role:• Owner• Operations & Maintenance Personnel• Design Team (Arch, Eng)• Construction Team (Contractors)• External Consultants (Specialists)


•Utilize the NOMINAL GROUP TECHNIQUE


•Define:• General Project Description• Key Owner Project Requirements• Project objectives• Functional uses• Occupancy requirements• Budget considerations and/or limitations


•Define Performance Criteria:• General • Economic • User requirements• Construction process• Operations• Systems • Assemblies


•General Project Description•Key Project Requirements

List what is important to the Owner (i.e. Certifications, Commissioning process, Energy, Water, etc.)

•Project ObjectivesAccessibility, maintainability, tolerances, miscellaneous goals, etc.


•Functional Uses• Piggy back from the Architectural Programming Documents• Types of rooms• Area requirements• Lighting requirements• Acoustics• Thermal control, etc.


•Occupancy Requirements• Full Time Employees• Visitors• Special Events• Schedules• Comfort• Health & hygiene


•Budget considerations and limitations• In general• Different systems• For different specialties (Cx, consultants)• Operational• Maintenance• Utilities


•Performance Criteria• General

• Quality requirements of systems and equipment• Community requirements• Acoustical requirements• Seismic requirements• Security• Aesthetics• Sustainability, etc.


•Performance Criteria• Economic

• Establish benchmarks for:• Operating costs• Life cycle costs• Energy use intensity (cooling, heating, pumps, lighting, etc.)• Water use• Office equipment


•Performance Criteria• Construction Process

• Training requirements (who, what, how much, etc.)• Warranties (how much and for what)• Maintainability of equipment• Adaptability of systems


•Performance Criteria• Operations

• Experience requirements (of the personnel hired)• Establish benchmarks for:

• Warranties• Occupant complaints• Temperature variations• Availability of spare parts• Response time of warranty and service calls


•Performance Criteria• Systems

• Integrity• Efficiency


•Performance Criteria• Assemblies

• Envelope• Etc.

This concludes The American Institute of Architects Continuing Education Systems Course

Jorge Torres Coto, PE, CxA

[email protected]