Armed Forces Retirement Home Design Build Services Request for Proposal
Gulfport, Mississippi 21 May 2007
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, www.wbdg.org, 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:
o Resident Shops, Fitness Center, and Physical Therapy Activity Room
o Indoor Shuffle Board Court and Bowling Alley
o Main Street Activities
o Kitchen and Loading Dock
o Dining Room and MS Dining Room
o CFM Contractor Shop and Maintenance Work Areas
o Mechanical/Electrical Rooms, Emergency Generators and Cooling Towers
· In addition, there are spaces that require acoustic control for privacy, including the following:
o Resident Living Units
o Hall of Honor and Reception Room
o Conference/Meeting Rooms in office areas
o Multi-Purpose Activity Room, Game Room, and Listening/Multi-Function Room
o 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: www.wbdg.org/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, www.wbdg.org, 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.