00.50_EXSUM_StateInitials_BT_City_DraftorFinal_PPDC.doc
CHAPTER 5 - PROGRAM GOALS
LEVEL OF QUALITY
The GSA constructs permanent buildings which are likely to be used for many years, with only occasional remodeling or refurbishing, and this is its expectation for facilities obtained through this Design-Build Contract. The Design Build Contractor (D-BC) will use materials, systems, details and finishes of a quality and durability that is consistent with this objective.
The Government desires a High Level of Quality for its building and its operating equipment. The facility is seen as a “50-Year Building,” and appropriate materials, systems and equipment shall be selected with these criteria in mind.
The reference for Level of Quality shall be an Accredited Continuing Care Retirement Community. Refer to the “Level of Quality” description in the “Space Requirements” section of this report.
Individual resident living units will be finished to a level of quality similar to that found in above-average hotel and condominium projects in the Gulfport area.
WORKPLACE PERFORMANCE
Although the new facility is primarily residential, a significant portion is dedicated to workplace environments. The D-BC shall consult the Whole Building Design Guide’s website, , to understand the relationships between building features and workplace performance prior to developing concepts.
Many building systems that support client operations require reliability (redundant capacity for HVAC systems, emergency power, etc.) and flexibility (future change). Individual control of space environments in the residential living units is required.
The D-BC shall provide the complete design of the facility’s FF&E (including facility, medical and fitness equipment) and generate a schedule of information suitable for bidding by outside parties for the Government’s use. The Government may contract with the D-BC for FF&E purchase and installation, or may use a third party or other GSA-provided contractors to purchase and install FF&E for the project.
A Building Automation System (BAS) is included in the project. Refer to the “Building Automation” section of this report for more information about its impact on building system designs.
RESIDENTIAL LIVING UNITS
Independent Living (IL) residential units shall be spatially equivalent in layout and amenity accommodations. Each unit shall contain standard bedroom/sitting room furniture, a full-size accessible bathroom with shower, a small kitchenette, and storage. Rooms shall be configured to allow flexibility in furniture location within the room, and to allow sufficient circulation space for Battery Powered Vehicles (BPV) and their charging stations. All units will be wired for telephone, internet and cable television, and provisions for future changes in these systems should be considered during the design process.
Assisted Living (AL) units shall be similar to the Independent Living units, including a full-size accessible bathroom, kitchenette, and storage. However, less furniture and more adaptive, mobility and breathing equipment will be placed in the room. The typical floor plan shall be arranged to optimize access and personal care assistance. The AL units could easily be converted to Independent Living units, or vice versa, as a future situation may demand.
Memory Support (MS) units shall be spatially equivalent in layout and amenity accommodations. Each unit shall contain standard bedroom furniture, a full-size accessible bathroom with shower, and storage. Rooms shall be configured to allow flexibility in furniture location within the room, and to allow sufficient circulation space for Battery Powered Vehicles (BPV) and their charging stations. All units will be wired for telephone, internet and cable television, and provisions for future changes in these systems should be considered during the design process.
The Memory Support (MS) Facility consists of 24 MS units and a secure and complete set of program, support and care facilities including: dining, service kitchen, stimulation/exercise and quiet space. Indoor and outside features to support freedom and safe movement for those who wander shall be provided, with off-set entrances and electronically controlled exits. The MS Facility will be designed to cue and evoke safe use, and be configured to optimize staff surveillance of social areas. All staff support features are within the secure bounds of the facility. A secure outside area, similarly safe, readily visually supervised and engaging, shall be included.
Long-Term Care (L-TC) units shall be similar to the Memory Support units, including a full-size accessible bathroom and storage. However, less furniture and more adaptive, mobility and breathing equipment will be placed in the room. The typical floor plan shall be arranged to optimize access and personal care assistance. The L-TC units could easily be converted to MS units, or vice versa, as a future situation may demand.
The Long-Term Care (L-TC) Facility consists of 24 L-TC units, and is similar to the MS Facility described above.
SPACE FLEXIBILITY
Some spaces require moveable partitions to accommodate changing uses. The Multi-Purpose Activity Room and the Dining Room should be capable of becoming one space for major events. The Exercise Classroom should each be capable of being subdivided for flexibility of use. All moveable partitions shall provide acoustical control and be easily moved with low maintenance.
The Information Technology Server Room requires raised flooring for installation and maintenance of its computer and telephone (PBX) systems.
Refer to the Room Data Sheets in Appendix A for more information on space requirements.
ACOUSTIC QUALITY
The project includes residential living units that are supported by areas of assembly and entertainment that must be acoustically controlled for the resident’s benefit. At a minimum, noise control criteria in the International Building Code shall be used to establish acoustical separation between rooms and use.
Areas of extreme noise that will require special acoustic treatment include the following:
24 Resident Shops, Fitness Center, and Physical Therapy Activity Room
25 Indoor Shuffle Board Court and Bowling Alley
26 Main Street Activities
27 Kitchen and Loading Dock
28 Dining Room and MS Dining Room
29 CFM Contractor Shop and Maintenance Work Areas
30 Mechanical/Electrical Rooms, Emergency Generators and Cooling Towers
In addition, there are spaces that require acoustic control for privacy, including the following:
32 Resident Living Units
33 Hall of Honor and Reception Room
34 Conference/Meeting Rooms in office areas
35 Multi-Purpose Activity Room, Game Room, and Listening/Multi-Function Room
36 Wellness Center
Due to presbycusis and other common hearing conditions, HVAC equipment should be selected to minimize background noise, including vibration.
The memory support unit and assisted living unit residents are particularly vulnerable to background noise and should be located away from highway traffic or other notable mechanical noise generating sources.
Selective audio broadcasting systems shall be on emergency power system.
Refer to the Room Data Sheets in Appendix A for more information on space requirements.
INDOOR AIR QUALITY
• Maintaining proper Indoor Air Quality throughout the life of the facility is of paramount importance to the Government. The D-BC shall include building features and systems which can achieve this goal.
• All bedrooms in living units shall be provided with individual room temperature control (maintaining “body core temperature” becomes more difficult as we age, and comfort zones between individuals may vary by more than 8 degrees). Room temperature should be controlled by staff in the MS units.
• Windows in living units shall be operable. In the MS and L-TC units, openings shall be limited to preclude unauthorized egress while accommodating fresh air.
• Building mechanical systems must include at a minimum the design features described in the “HVAC” section of this report. Features that address indoor air quality include, but are not limited to the following:
o Design HVAC System to supply and maintain minimum Outdoor Air Ventilation Rates in accordance with ASHRAE Standard 62.1–2004.
o Maintain building pressurization through DDC control of Dedicated Outdoor Air System, Central VAV Air Handling Systems, and Exhaust Systems.
o Provide MERV 5 Pre-Filters and MERV 13 Final Filters on all Central Air Handling Units.
o Provide MERV 5 Filters on all Fan Coil Units.
o Provide a passive CO2 Monitoring and Control System. System shall control HVAC systems to increase outdoor air introduction into the facility when CO2 levels inside the building are 530 PPM above that of ambient outdoor air.
o Provide space and access to equipment to facilitate maintenance operations.
o Implement a computer-based Operations and Maintenance system to schedule and drive preventive maintenance activities.
• Building architectural systems must include at a minimum the design features detailed in the Architectural Basis of Design. Features that address indoor air quality include, but are not limited to the following:
o Provide an Air Barrier in the design and construction of the facility.
o Provide materials that have minimum VOC content.
• Selected HVAC systems shall minimize drafts on individuals in seated and sleeping positions in rooms and public areas.
• Soiled Linen and paper trash not managed in trash chutes shall be ventilated, including soiled linen provisions in the Spa/Bathing Rooms and Wellness Center.
SUSTAINABLE DESIGN
The five categories of the Leadership in Energy and Environmental Design (LEED) Rating System should be considered in their application to this scope of work.
• Site: Consider the building footprint with respect to previously undisturbed areas. Low Impact development (LID) techniques: Consider the use of low impact development methods for restoring or mimicking the predevelopment site hydrology. Include a bicycle path and a connecting path to the Bike Storage Room in the program.
• Water: Water plays a large role at this site. Consider all options for flow, treatment, storm surge and efficiency.
• Energy: Using Integrated Design principles, incorporate whole building solutions for energy reduction beyond the ASHRAE baseline.
• Materials: Take advantage of opportunities to use high reflectance (“white” roofing) materials and/or green roofs for integrated benefits in the areas of energy efficiency, increased usable space and on site water pre treatment or collection.
• Indoor Environment: Research and incorporate Green Seal Standard approved materials to limit the introduction of controllable toxins.
The target of certification level for this project is LEED Silver. There are many design strategies through which the sustainable design goals set forth by the GSA can be accomplished. The integrated design team approach facilitates the achievement of sustainable design goals. For your reference the Whole Building Design Guide defines Integrated Design at its website: wbdg_approach.php.
ENERGY EFFICIENCY
The D-BC shall perform an Energy Simulation verifying the facility exceeds by 30% the minimum energy efficiency performance levels set forth in ASHRAE Standard 90.1-2004 in accordance with the Energy Policy Act of 2005.
Energy efficient features of mechanical systems shall include:
• High efficiency electric motors.
• Air-side economizer utilizing enthalpy control on central VAV air handling systems.
• Exhaust air energy recovery.
• Air-Side Economizer with Enthalpy Control on all Central VAV Air Handling Systems.
• Sensible Energy Recovery from exhaust systems to pre-condition Outside Air.
• Primary mechanical equipment shall have the following minimum efficiencies:
o Centrifugal Chillers w/Capacity >= 300 Tons: 6.40 IPLV.
o Centrifugal Chillers w/Capacity >= 150 Tons and < 300 Tons: 5.90 IPLV.
o Screw Chillers w/Capacity >= 150 Tons and < 300 Tons: 5.60 IPLV.
o Hot Water Boilers: 80% Annual Fuel Utilization Efficiency (AFUE) throughout entire operating range.
Meet or exceed the design target energy goal set by the GSA. Current goal is approximately 42,000 Yr.
WATER CONSERVATION
The D-BC shall provide water-conserving, low-flow plumbing fixtures for this Project.
• Use of waterless urinals shall be considered for the project. Due to the nature of the project as a domicile type facility which predominantly involves “unisex” type private bathrooms, use of waterless urinals will be somewhat limited.
• Site landscaping shall be designed and installed to minimize the need for irrigation. Irrigation through a well system shall be considered due to the high water table levels at the Site. Use of indigenous vegetations in proposed landscape areas shall be considered.
• The D-BC shall investigate the use of a Chemical Free Water Treatment System for use with the Condenser Water System. Chemical Free Water Treatment System shall employ an electrical pulse, time varying, induced field to alter mineral precipitation in the water, encapsulating bacteria which can be removed through filtering and blow down. Water savings results from the reduction in the number of water blow down cycles and increased equipment efficiency. Use of the system shall serve as the basis for a LEED NC 2.2 Credit as an Innovative Technology.
• The Condenser Water System Cooling Towers shall be provided with a backup source of make-up water through a Well System in the event City Water is disrupted. The Well System shall be investigated for use in normal operations provided the water can be properly filtered and treated such that it does not have an adverse effect on Operations and Maintenance of the Condenser Water System.
THERMAL ENVELOPE INTEGRITY
The D-BC shall provide a building thermal envelope consistent with the building Code and the requirements of ASHRAE Standard 90.1-2004, whichever is more stringent. Thermal envelope requirements shall be updated as part of the Energy Simulation to optimize facility efficiency, and exceed by 30% the minimum efficiency requirements set forth in the Energy Policy Act of 2005.
S.A.F.E.
This facility has been designated by the Government as a Low-to-Medium Threat Level facility.
The D-BC shall refer to the S.A.F.E. branch of the Whole Building Design Guide, , to fully understand the scope of concerns and design information.
SEISMIC AND HURRICANE SAFETY
The D-BC shall provide a narrative indicating how the facility would resist the effects of a Category 5 Hurricane and maintain independent operations for a minimum of seven (7) days.
Refer to the “Structural” section of this report for seismic and hurricane safety requirements, including:
• Codes, standards and guidelines to achieve survivability against a Category 5 Hurricane.
• Seismic/hurricane requirements for structures other than buildings (mechanical and electrical equipment, utility systems distribution and other non-structural building elements)
Wind tunnel testing or modeling is recommended to study options and verify solutions.
A special consultant and/or geological hazard report is not required for this project. Earthquake damage does not pose a significant risk to either life or property at this location.
EMERGENCY SYSTEMS AND RELIABILITY
The D-BC shall design the facility systems for reliability and capability to operate during an emergency.
▪ Provide an Emergency Generator System with the capacity to power the entire HVAC System and supply power to all spaces identified in “Appendix A – Room Data Sheets” during a power outage or natural disaster.
▪ Provide Primary Cooling and Heating HVAC systems with sufficient redundancy and a parallel configuration such that the loss of any component in the system will not reduce system capacity below 67%.
• Provide a Water Well System powered by the Emergency Generator System to supply water to the HVAC Condenser Water System in the event City Water is lost. The system shall include a filtration system to remove particulates greater than 5 microns in size.
• Provide a geothermal heating and cooling system to serve the main Dining Area. This system would provide HVAC service to the Dining Room and the Multi-Purpose Activity Room in the event of a failure of the Primary Cooling and/or Primary Heating Systems.
• Provide Hot Water Boilers which are equipped with dual fuel burners.
PHYSICAL SECURITY
From interviews with AFRH and GSA staff, general program requirements have been identified that are necessary to minimize security risk to persons and property. The site will be secured by a perimeter fence, drive entries will include retractable bollards, and a manned Gate House will control site access for residents, staff, visitors and service/emergency vehicles. Another manned security station will be located inside the new building near the main entrance, with monitors connected to CCTV cameras placed at strategic locations outside and within the new facility. Interior doors will be controlled with card-key locks, except for keyed locks at mechanical/electrical rooms and building equipment rooms. The D-BC shall coordinate with AFRH and GSA on a final layout and selection of security equipment.
Special physical security needs that are required to support client operations include the following features:
• Site Perimeter fence
• Security Gate House at main entrance drive with retractable bollards
• Remote-controlled service entrance gate
• CCTV at locations identified on the Room Data Sheets, including, but not limited to, site entrances, parking areas, building entrances, Bank & PX, MS & L-TC Facilities, loading docks & trash areas, elevators, stairwells, roof, and swimming pool area
• Interior card-key access to all rooms and residential living units
• Keyed locks at mechanical rooms and equipment rooms
BLAST PROTECTION
From interviews with AFRH and GSA, this facility has been identified as requiring a Low-to-Medium level of security for involved building/site areas.
Although the facility does not require Glazing Mitigation for blast protection, special glazing will be required to resist hurricanes.
GSA requires that the facility be designed for protection against progressive collapse. The D-BC will follow GSA’s criteria for progressive collapse (Refer to “Section C – Structural” and “Section N – Building Codes and Standards”) and identify companion concerns to ensure effective fire safety protection of structural members.
FIRE AND LIFE SAFETY
Sprinklers and smoke control features are required. Refer to “Section H - Fire Protection” and “Section N – Building Codes and Standards” for codes and standards necessary to achieve fire/life safety, and for building hazard classifications as to contents and occupancies.
Smoke control systems for lobbies, stairwells, trash chutes, shafts, and other areas required by Code must be effectively integrated with the building’s ventilation and air handling systems. Refer to “Section J -Commissioning” for commissioning requirements.
A stand-alone whole building fire alarm system is required, with distributed linkage to the new Building Automation System.
• Finishes and furnishings provided for the facility will meet or exceed code standards for flammability.
• Coordinate access control system with resident monitoring system to ensure emergency egress for Memory Support units.
HEALTH AND ENVIRONMENTAL SAFETY
Refer to criteria within the GSA document “Safety and Environmental Management Program,” available through the Regional Real Property Management and Safety Office.
Building operations generate and store medical waste, generally including “Sharps” bags from resident units and the Wellness Center. These items include diabetes testing devices, along with other medically-related refuse. Medical waste will be collected by the Housekeeping Contractor’s staff from the Independent Living areas and the public toilet rooms, and stored in a Medical Waste Holding Room near the loading docks. In addition, there are Medical Waste Storage Rooms in the Assisted Living, Memory Support and Long Term Care units.
The D-BC shall provide recessed Automatic External Defibrillators (AED's) and Recessed Emergency Medical Cabinets (REMC’s) where indicated on the Room Data Sheets.
The D-BC shall provide a Resident Monitoring System and a Nurse Call System as described in “Section I - Telecommunications.”
• The D-BC shall provide chemical hand sanitization devices in the Dining Room, near each elevator and in each pubic toilet room.
The D-BC will comply with Government requirements for pandemic control.
EFFICIENT OPERATIONS AND MAINTENANCE
The D-BC shall design and construct a facility which meets the Program Goals in a safe and efficient manner. Further, these goals must be achieved throughout the life of the facility. To meet these goals, the building must be readily and easily operated and maintained. Features of the Operations and Maintenance program shall include, but not be limited to, the following:
• Digitally scan approved copy of Operations and Maintenance Manual. Provide copy to Government for off-site storage.
• Digitally scan approved copy of Record Drawings. Provide copy to Government for off-site storage.
• All Operations and Maintenance Manuals in or adjacent to the Building Engineer’s Office.
• Neatly and securely store all Record Drawings in or adjacent to the Building Engineer’s Office.
• Include complete interior design materials and equipment manuals, including product identification, replacement, bar code and manufacturer contact information (for matching and replacement).
• Neatly and securely store all Training Documentation, to include video presentations.
• Establish and manage a computer software-based Operations and Maintenance Program for a period of one year after the facility has been accepted by the Government.
Two (2) copies of this material shall be furnished to AFRH for its engineering offices in both Gulfport, MS and Washington, DC.
BUILDING AUTOMATION
The Building Automation System (BAS) shall be a Direct Digital Control (DDC) type system utilizing an open communication protocol such as BACnet or LONWORKS. The BAS shall be provided with full backup power via the emergency generator system. The system shall have a graphical user interface and be capable of trending, scheduling, and downloading software to field devices, real-time graphic programs, setpoint adjustments, alarm/event information, operator login security, and execution of global commands.
Lighting systems shall not be controlled by the BAS. Lighting systems shall have independent control panels and networks. The BAS system shall monitor the status of the lighting system only.
Fire alarm systems, security systems, and elevator systems shall not be controlled by the BAS. The BAS shall monitor the status of these systems only.
• Stand-alone pre-programmed single or multiple loop microprocessor based Proportional, Integral, Derivative (PID) controllers shall be used to control all HVAC and Plumbing Systems.
• All chillers, boilers, terminal units, and air handling units shall have self-contained controllers capable of communicating with the BAS.
• Provide instrumentation, data logging, and software programming required to implement the Measurement and Verification plan required by the LEED NC 2.2 rating system.
Establish and manage appropriate computer software programs for all low voltage systems including telephone, wireless communication, motion detection, door security and paging.
MATERIALS HANDLING
It is important to maintain proper clearances, ramping and staging areas for loading platforms, trash rooms, storage space, entrances and crafts/maintenance shops.
The D-BC will include the following special materials handling requirements in the FF&E Plan:
64 Storage equipment for the Kitchen and Lounge areas
65 Storage equipment for the Supply rooms
66 A wire-cage storage system that provides for individual Resident Bulk Storage, E-tank storage and back-up medical records in the Supply Room
The CFM Contractors will provide shelving and equipment for the FM Contractor Shop and Maintenance Work Areas.
DURABILITY AND MAINTAINABILITY
Building equipment systems shall be specifically selected, located, and installed for durability and long-term maintainability.
• Building systems shall first and foremost be protected from naturally occurring flooding, hurricane and tropical storms. These measures shall include but not be limited to the following:
o Locate all building equipment systems at an elevation of at least 35 feet above sea level (approximately one story above Katrina’s high-water mark).
o Physically protect building equipment systems from tropical and hurricane force winds and wind blown debris. Measures will include structurally reinforced equipment rooms, storm-rated louvers, and protected outdoor equipment enclosures.
• Primary building systems shall be designed and constructed utilizing proven technology which is configured for ease of operations and maintenance. The following is recommended:
o The central chilled water plant shall include centrifugal chillers, centrifugal pumps, and induced draft cooling towers. Equipment shall be arranged in parallel and utilize a primary/secondary variable volume pumping system for chilled water distribution.
o The central heating hot water plant shall include fire tube boilers with dual fuel burners, and centrifugal pumps for hot water distribution. Fuel shall include natural gas as the primary fuel source and fuel oil as a backup. The boiler shall also supply hot water to a heat exchange tube bundle located inside the domestic hot water heater. The bundle will assist with better utilization out of the fire tube boilers, reduce maintenance on the domestic hot water heaters, and provide a domestic hot water heat source in the event natural gas is lost to the site.
ACCESSIBILITY
The new facility shall be designed in accordance with the Americans with Disabilities Act (ADA) and the Uniform Federal Accessibility Standards (UFAS), whichever is more stringent. Turning radii and reach ranges for wheelchairs shall be increased to accommodate BPV’s currently in use by many of the residents. BPV turning radii range from 33” to 45”. In addition, the VA Design Guide for Long-Term Care, 2006, increases wheelchair turning radii (manual) to 5'-6" from 5'-0” to accommodate elbow room and actual turning requirements. Refer to “Appendix C-Additional Information” for dimensions of BPV’s and other clearance requirements for the Project.
Mechanical rooms and storage areas are not required to be fully accessible.
The proposed program requires that the main floor of the facility be located above existing grade. The D-BC shall address accessibility to all raised floor levels from existing grade.
The D-BC shall provide areas of refuge within the stairwells on the resident living unit levels which will accommodate up to 6 BPV’s or other mobility assist devices.
A specialty consultant for accessibility and design for aging is required for the design phase of this project. Significant knowledge and experience with similar facilities shall be required.
HISTORIC PRESERVATION
The new facility should be compatible with adjacent historic elements (Chapel, Graduation Oak, and the grave site of Colonel Thomas J. Oswald).
The site is not known to have and will not likely have archeological concerns in excavation.
The existing Chapel will be restored as part of another contract.
There are no anticipated costs for Historic American Building Survey (HABS) documentation, re-use feasibility studies, or archaeology as part of this contract.
INNOVATIVE TECHNOLOGIES
Proven advanced technologies are sought for all building features and systems. Building systems and features which should be targeted to apply innovative technologies include the following:
Overall Building Organization (living units designed for aging population)
Memory Support Units (incorporate latest thinking on patient behavior)
Mechanical and HVAC System (energy efficiency and performance)
Exterior Wall/Window System (hurricane resistance, natural daylight and ventilation potential, etc.)
Continuity of Operations during an Emergency (emergency power, 7 day independent operation, emergency supply storage and strategies, etc.)
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