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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.
ASHRAE’s importance of the Commissioning Process
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.
ASHRAE’s importance of the Commissioning Process
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?
Owner’s Project Requirements (OPR) 101
• 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?
Owner’s Project Requirements (OPR) 101
•THINK LIKE AN OWNER•WHAT DO YOU WANT•HOW WILL IT WORK•EXPECTATIONS
RULES OF THE GAME
Owner’s Project Requirements (OPR) 101
•THINK LIKE AN OWNER•WHAT DO YOU WANT•HOW WILL IT WORK•EXPECTATIONS
RULES OF THE GAME
Owner’s Project Requirements (OPR) 101
•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
Owner’s Project Requirements (OPR) 101
•OPR should:• Be prepared by the owner• Detail the functional requirements• Expectations of how it will be used and operated
Think like an Owner, not an Engineer
Owner’s Project Requirements (OPR) 101
•OPR:• Should include:
• Project goals• Performance criteria• Cost considerations• Benchmarks• Success criteria• Supporting information
Think like an Owner, not an Engineer
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
VOLUNTARYWhat is the common denominator?
MANDATORY vs
VOLUNTARYHow do you check it?
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
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
OWNER’S PROJECT REQUIREMENTS
• 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.
Developing the document
OWNER’S PROJECT REQUIREMENTS
•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
Developing the document
OWNER’S PROJECT REQUIREMENTS
•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’S PROJECT REQUIREMENTS
•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
The Document shall include
OWNER’S PROJECT REQUIREMENTS
•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
The Document shall include
OWNER’S PROJECT 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
The Document shall include
OWNER’S PROJECT REQUIREMENTS
•Aesthetic requirements•Constructability requirements
•Communication requirements
•Applicable codes and standards
The Document shall include
OWNER’S PROJECT REQUIREMENTS
• 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
NOMINAL GROUP TECHNIQUE
•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
NOMINAL GROUP TECHNIQUE
• 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
NOMINAL GROUP TECHNIQUE
•Prioritize the ideas using multivoting or list reduction
And now the most important part
OWNER’S PROJECT REQUIREMENTS
1. Project schedule2. Project budget3. Cx process scope4. Cx process budget5. Project documentation
requirements:
The Document shall include
Owner’s Project Requirements (OPR) 201
•Each member of the team shall perform a Role:• Owner• Operations & Maintenance Personnel• Design Team (Arch, Eng)• Construction Team (Contractors)• External Consultants (Specialists)
Owner’s Project Requirements (OPR) 201
•Utilize the NOMINAL GROUP TECHNIQUE
Owner’s Project Requirements (OPR) 201
•Define:• General Project Description• Key Owner Project Requirements• Project objectives• Functional uses• Occupancy requirements• Budget considerations and/or limitations
Owner’s Project Requirements (OPR) 201
•Define Performance Criteria:• General • Economic • User requirements• Construction process• Operations• Systems • Assemblies
Owner’s Project Requirements (OPR) 201
•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.
Owner’s Project Requirements (OPR) 201
•Functional Uses• Piggy back from the Architectural Programming Documents• Types of rooms• Area requirements• Lighting requirements• Acoustics• Thermal control, etc.
Owner’s Project Requirements (OPR) 201
•Occupancy Requirements• Full Time Employees• Visitors• Special Events• Schedules• Comfort• Health & hygiene
Owner’s Project Requirements (OPR) 201
•Budget considerations and limitations• In general• Different systems• For different specialties (Cx, consultants)• Operational• Maintenance• Utilities
Owner’s Project Requirements (OPR) 201
•Performance Criteria• General
• Quality requirements of systems and equipment• Community requirements• Acoustical requirements• Seismic requirements• Security• Aesthetics• Sustainability, etc.
Owner’s Project Requirements (OPR) 201
•Performance Criteria• Economic
• Establish benchmarks for:• Operating costs• Life cycle costs• Energy use intensity (cooling, heating, pumps, lighting, etc.)• Water use• Office equipment
Owner’s Project Requirements (OPR) 201
•Performance Criteria• Construction Process
• Training requirements (who, what, how much, etc.)• Warranties (how much and for what)• Maintainability of equipment• Adaptability of systems
Owner’s Project Requirements (OPR) 201
•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
Owner’s Project Requirements (OPR) 201
•Performance Criteria• Systems
• Integrity• Efficiency
Owner’s Project Requirements (OPR) 201
•Performance Criteria• Assemblies
• Envelope• Etc.
This concludes The American Institute of Architects Continuing Education Systems Course
Jorge Torres Coto, PE, CxA