Embed Size (px)
Citation preview
H. Jay EnckCEOCommissioning & Green Building Solutions Inc.
The Owner’s Project Requirements Where it Fits In the Design Process
Learning Objectives
1. Differences between Owner’s Project Requirements (OPR) and Architectural Programming (AP)
2. How OPR information is collected3. Interaction between OPR and AP4. When OPR should be developed and why
AIA Quality Assurance
Architectural Program vs. Owner’s Project Requirements
Architectural programming began when architecture began. Structures have always been based on programs:
decisions were made; something was designed, built, and occupied”
Edith Cherry, FAIA, ASLA and John Petronis, AIA, AICP.
Many believe that the architectural program is the Owner’s Project
Requirements which is why there is confusion in the building industry.
AP vs. OPR
Both AP and OPR use similar terms with different connotations•
Establish goals, collect and analyze facts, determine needs, etc.
However…•
Owner’s Project Requirements (End Goals)○Establishes high level goals
•
Architectural Program (Defines the Design Problem)○Determining the details on achieving the goals
AP vs. OPR
AP process is defined:•
A heuristic process and not an algorithm○Heuristics are "rules
of thumb", educated guesses, intuitive judgments or simply common sense
based on designer skill and perspective
Arthur M. Blank Family OfficeGoals of OPR•
Last 200 years
•
Look like old existing building
•
Did not want to hear or see HVAC system
•
Feeling of home•
Minimize environmental impact while achieving aesthetic requirements
•
Provide example to developers
Arthur M. Blank Family Office •
High occupant comfort satisfaction
•
35% more efficient than ASHRAE 90.1-1999
•
Landscape irrigation 100% from rainwater
•
26% reduction in potable water usage
•
74.6% of construction waste recycled
•
Excellent IAQ•
Daylight & Views
Arthur M. Blank Family OfficeEnergy Savings
•
42% reduction in energy consumption saving $84,000/yr○
853 metric tons of CO2 emissions○
1,984 barrels of oil○
194 acres of pine/fir forestWater Savings
•
$6,500/yr water savings 2.6 yr ROI
Reduced Risk•
PricelessCost for LEED certification and
Holistic Commissioning $118,000•
Whole building commissioning○
Building envelope, HVAC, plumbing, lighting, electrical infrastructure
•
LEED Documentation & Certification
Arthur M. Blank Family OfficeSustainable Operation•
85% of waste recycled reducing waste removal costs
•
7.3% lower energy usage than 1st
year
○45,971 Btu’s/SF to 42,806 Btu’s/SF
•
18.5% increase in operating costs due to increased utility rates
○$0.0707/kWh to $0.0917 kWh (29% increase in utilities)
AP vs. OPRCommissioning OPR:
•
Documents owner defined goals and objectives in architectural and engineering terms.
•
Does not define solutions, assumptions, or details for achieving the goals.
•
Is the bases used to evaluate design, construction, and operation of the facility
ASHRAE Headquarters
Objectives in OPR•
Meet staffs need to deliver mission
•
Easily maintainable and secure
•
Excellent IEQ that facilitate occupants’
productivity•
Minimize environmental impacts
ASHRAE Headquarters
Goals in OPR•
Society education
•
Monitoring & documentation of performance
○1250 point- Segregated loads- PV energy generation- System operation
•
Research tool
ASHRAE Headquarters
•
Benchmarking○
Energy use by system- Computer room- Lighting- Plug- Ground source HP- Variable Refrigerant Flow
System- DOAS- Outside lighting
○
Water○
Operation and maintenance costs
○
Surveys of occupant comfort
AP vs. OPRArchitectural Program typically
does not address:•
Building operation
•
Operational limits/requirements•
Delivery of mission
Owner’s Project Requirements typically addresses:•
What is needed to deliver mission
•
Operations/Maintenance•
O&M staff skill level
•
Training•
Expected building performance
Balzer Theater at Herren’s
Goals of OPR•
Preserve historic landmark
•
Low operating costs•
Simple to operate & maintain
•
Minimize storm water volume
•
Excellent IEQ•
Excellent acoustics
•
Minimize environmental impact and achieve LEED certification
Balzer Theater at Herren’s•
Reduced energy consumption by +27% over ASHRAE 90.1-
1999•
Reduced potable water consumption by 80%
•
Reduced storm water discharge by 97%
•
Practices green housekeeping & site management
•
1st
freestanding theatrical
theater to receive LEED certification (Silver)
Balzer Theater at Herren’s Toilet & Urinal Flushing
•
20,000 Sq. Ft. Theater○11 Toilets○2 Urinals
•
Original Design○Estimated 303,000 gallons/year○$3,691/year
•
As Constructed○No Additional Cost○Waterless Urinals & 1.0 GPF Toilets○Estimated 98,800 gallons/Year (No Rain)○$1,196/Year ○Saving $2,495/Year (No Rain)
•
Actual $36/month 2006
AP vs. OPR
Owner Project Requirements Concept•
Developing criteria and high level owner and users requirements to evaluate: ○Each architectural programming submittal○Each design submittal○Various construction activities○Achieving requirements during occupancy
•
Documentation of needs:○Systems integration requirements, especially
across disciplines○Benchmarking requirements
AP vs. OPR
Information collection techniques:•
Architectural Programming (typically) ○ Interviews of groups to gather facts
- Inhibits participation by subordinates- Focuses on sq. ft. needs, adjacencies, circulation,
personal forecasts, user characteristics, organizational structure, etc.
•
Owner’s Project Requirement (typically) ○ “Nominal group technique”
to gather information
- Equal participation by all- Identification and prioritization of high level goals & needs- Erases dilemmas associated with defining sq. ft.
requirements
Interaction Between Architectural Program and Owner’s Project Requirements
Owner’s Project Requirements:•
Documents how the facility is expected to be used
•
Defines requirements user’s need to successfully deliver their mission
•
Defines documentation, training, and monitoring required to meet operational efficiency for life of facility
•
Sets benchmarks to measure success
Interaction Between Architectural Program and Owner’s Project Requirements
Some OPR may have little or no relationship to the AP or design•
For example an OPR “Desire re-training after 5-months of occupancy on the Jit-Jit conveyor systems”
Interaction Between Architectural Program and Owner’s Project Requirements
Commissioning Team uses the OPR to verify: •
Defined goals are met○Design○Construction○Warranty○Operation
•
Assess if team met documented requirements
Owner’s Project Requirements Over Time
Post Occupancy:•
Building program and use changes throughout life of building
•
Changes are not documented by Architectural Program
•
OPR and CxPlan evolve as occupant needs change
Timing of Owner’s Project Requirements and Architectural Program
Benefits of OPR•
Knowing what the occupants need to successfully deliver their mission before programming saves time, effort, and reduces cost○Changes typical points/credits chasing○Provides approach that blends operational/user
needs and sustainable principles○Can continuously evaluate project to optimize
performance ○Optimal results in performance and user satisfaction○The real test of sustainability
Timing of Owner’s Project Requirements and Architectural Program
•
Developing OPR before design team begins pre-design activities such as Architectural Programming saves time and money.
•
The value of developing the OPR first ○End goals are defined at beginning of the project ○Places the owner and team on a strong foundation
for success. •
Shorter process○Gives high level goals to AP○First level of information on project goals to assist
with developing the AP •
Provides information needed to evaluate achievement of goals
AIA Quality Assurance
Portland Energy Conservation, Inc is a registered provider with The American Institute of Architects Continuing Education Systems. Credit earned on completion of this program will be reported to CES Records for AIA members. Certificates of Completion for non-AIA members are available on request.
This program is registered with the 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 of handling, 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.
