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Basis of Design Document

Halff Office Building

McAllen, Texas

Halff Associates, Inc. - McAllen, TX Office
AVO 22067

August, 2004

The design intent has provided the explanation of the ideas, concepts and criteria that are considered to
be very important to the Owner, coming out of the programming and conceptual design phases. The
basis of design, developed from the design intent, is the documentation of the primary thought processes
and assumptions behind design decisions that were made to meet the design intent. The design intent
evolves from more general descriptors during the conceptual design, to more specific descriptors during
actual design, to in-depth and specific descriptors during the specifying stage, which are finalized during
the as-built phase.
Under each area or building system is an outline of the building construction and operation requirements
to meet the needs of the Owner and the building occupants.
The basis of design document is the compilation of the specific criteria, codes, standards, guidelines and
specific project data and calculations that are the basic information that meets the owners requirements.
This information is used to develop the design and construction documents.
The following pages included the listing of items from the design intent document followed by the basis of
design to meet those requirements.

Halff Associates, Inc. - McAllen, TX Office
AVO 22067

August, 2004

The following systems and issues are included in this document in this order:
1. General building design and function
Sustainable construction and environmental compatibility
Indoor environmental qualitythermal, air distribution, acoustics, air quality, visual
2. HVAC systemsGeneral
Design conditions and load assumptions

Air Handler Systems, including all components

Split air conditioner, heat pump, or package units

VAV terminal units (cooling only)

VAV terminal units (reheat)

Building automation system

3. Electrical Systems General

Design conditions and load assumptions

Daylighting controls

4. Commissioning
5. Training
6. Documentation

Halff Associates, Inc. - McAllen, TX Office
AVO 22067

August, 2004


1. Building Design and Function:

The building(s) developed with this design intent are intended to be used as an office facility.
Description of proposed building: One story
structure of Type 1 construction to accommodate library, office and recreational occupancy.
Functions and areas in the building: See Architectural Space Program.


The building design, construction and operation will meet the requirements for the Certified
Award level under the United States Green Building Council Leadership in Energy and
Environmental Design (LEED) Green Building Rating System.
Listing of LEED Criteria to be Used: LEED Green Building Rating System Version 2.1 dated
May 2003


Construction materials, systems and methods will include conventionally used systems that
produce high energy efficiency, facilitate the maintenance function, and reduce ozone
Material Selection Criteria: Durable Architectural Wood and Stone, R19 Wall and Roof
Assemblies. Glazing with high u-values, low shading coefficients and high visible light
transmission. R30 roofing. Utilize CFC free refrigerants and no HCFC or Halon fire


The interior office systems will be designed to facilitate the interaction of the resident personnel,
and the relocation of office locations.
General principals used for design and layout: Open environment that is relatively free of
structural columns to maximize flexibility. Extra wide stairs to facilitate and promote
circulation. Office environment is within security perimeter.


A parking lot will be provided for employee/occupant, and visitor vehicles.

See architectural site plan.
Sustainable Construction and Environmental Compatibility:


The buildings presence on site should be quiet and professional while projecting a leading edge
image. The buildings should not be too expensive or ostentatious and should complement the
site in an environmentally responsive manner.
Description of Selection and use Criteria: Stone,Wood and Glazing selections are to be
quarried or manufactured within a 500 mile radius of the site.

1.10 The site should be protected with the least disturbance practical. Control erosion. Reduce
pollution and impacts from the automobile. Conserve natural areas. Restore damaged areas to
provide habitat and promote biodiversity. Reduce waste and promote recycling.

Halff Associates, Inc. - McAllen, TX Office
AVO 22067

August, 2004

Utilization of best management practices in EPAs Storm Water Management for

Construction Activities, EPA document No. EPA 833-R-92-001,EPA 840-B-92-002 1/93, and
local codes. Items included are prevention of soil loss and prevention of sedimentation in
storm sewers.
Provide for bicycle parking.
Reduce the building and pavement footprints.
Use Illuminating Engineering Society of North America (IESNA) Recommended Practices
Manual for interior and exterior lighting to eliminate direct beam illumination from the site.
Develop and implement a waste management plan and provide facilities for recycling by the
building occupants.

The LEED program should be used as guidance in the selection of materials and methods on
sustainable construction.
Description of Criteria for Materials and Methods: The project is to utilize both regional
materials and materials with recycled content to achieve LEED credits. Certified wood based
materials will be used where possible.


Maximize water efficiency within the buildings.

Description of Criteria: Low flow water fixtures and water less urinals will be utilized. Fixtures
will meet the Energy Policy Act of 1992.
Indoor Environmental Quality:


The facility shall provide a healthy and comfortable environment for the



With the thermal loads commonly expected in an educational and office environment with
multiple computers in some workstations, the temperature and humidity conditions should
meet the current requirements in ASHRAE Standard 55-1992. Individual control of
temperatures by the occupants is not required.
Specific outdoor and indoor temperatures and humidities to be used include those listed
in the ASHRAE Handbook of Fundamentals at the 1% level.


The air quality in the facility should utilize controlled outside air
ventilation as required in ASHRAE Standard 62-1999.
Specific airflow criteria to be used are listed in ASHRAE Standard62-1999.
Methods of Control include outside air taken in at the rooftop air handlers away from any
ground level contaminants.
A Carbon Dioxide sensor and control system will be utilized to reduce the volume of
outside air needed to supply the required ventilation based on occupancy.
Smoking will not be permitted within the building.
Materials will be protected from moisture damage.
An air quality plan will be developed for construction and operation of the building.

Halff Associates, Inc. - McAllen, TX Office
AVO 22067

August, 2004

Low emission and low VOC materials will be used.


Air distribution will be from the ceiling with multi-directional diffusers

for good air mixing and velocity control.
Airflow and diffuser size criteria will be utilized from ASHRAE handbook criteria and
suppliers technical data.
Exhaust will be provided for rest rooms, copy, janitor and storage rooms.
Exhaust design criteria will be based on ASHRAE Handbook data and building codes for
the restrooms, janitor closets, food service areas and other areas needing exhausts.


Acoustical quality shall be designed to meet the requirements of

ASHRAE Applications Handbook, Chapter 46.
Specific criteria to be used for building areas include those described in the subject
handbook chapter.


Visual quality shall conform to the latest issue of the Illumination Engineering Society Lighting
Handbook. Daylighting is to be optimized in all office areas.
Specific criteria to be used for building areas include those listed in the Lighting
General methodologies for lighting control include photo cells and electronic control

1.19 The landscape design shall include the maximum use of native and local vegetation requiring
the minimum of irrigation. Storm water is to be retained on site in retention ponds and used for
irrigation. Limit disruption of natural water flows. Reduce heat islands.
Specific criteria proposed for design and materials selection will be based on site
requirements and civil engineering drainage criteria. Provide shade as quickly as
possible. Use light colored materials. Use Energy Star compliant roofing.
Use high efficiency irrigation and captured rain for irrigation.

Halff Associates, Inc. - McAllen, TX Office
AVO 22067

August, 2004


2. HVAC Systems:
2.1 Air distribution for general building areas will be provided by roof mounted air handlers and
zoned distribution boxes in the occupant spaces.
Design Conditions:
2.2 The HVAC systems shall use the ASHRAE Handbook of Fundamentals 1997 at the 1%
Listing of conditions to be used: as listed in the ASHRAE Handbook and ASHRAE
Standard 90.1-1999
2.3 Ventilation, temperature and humidity shall meet the ASHRAE Standard 55-1992
Listing of conditions to be used: as listed in theASHRAE Standard 55-1992. Ventilation
effectiveness is planned at equal to or greater than .9 as determined by ASHRAE 1291997.
2.4 Outside air requirements shall meet ASHRAE Standard 62-1999 along with Carbon Dioxide
monitoring for load reduction.
Listing of conditions to be used: Maximum average of 730 parts per million of carbon
dioxide above the outdoor level.
Methodologies for CO2 control:CO2 sensors will monitor the CO2 average level and
control the volume of outside air into the rooftop air handlers through the DDC control
2.5 The refrigerant system shall meet current environmental regulations and the requirements of the
LEED Program.
Description of proposed refrigerant :CFC 22

AIR Handler Systems:

2.6 The air handlers for the general building areas shall be roof mounted packaged units sized and
located for the most efficient utilization. The systems shall include supply and return fans, outside
air capacity and control, and filtration meeting the recommendations of ASHRAE 52.2.
Description of types and sizes of equipment proposed: Packaged systems controlled the
central DDC control system.
Description of filtration systems includes in each air handler a 30% (ASHRAE Dust Spot)
pleated and a 85% -MERV 13 final filter.
Split System and Other units if required:
Halff Associates, Inc. - McAllen, TX Office
AVO 22067

August, 2004

2.7 Split systems, through wall units, and packaged units shall be utilized on isolated loads, and
where 24 hour or back up cooling loads require separate systems.
Split systems and packaged systems will be utilized for smaller isolated loads that require
24 hour cooling or supplemental cooling. The sizing will be based on calculated load
requirements according to ASHRAE standards.
VAV Terminal Units:

The interior office zones shall be provided with cooling only pressure
boxes controlled with a central direct digital control system.

independent zone

The types and sizes of equipment for interior zone cooling terminal boxes will be
determined by the zone loads and configurations applied in accordance with
manufacturer recommendations. The zone sizes and locations will be determined by use
and function of the area and the DDC control strategy.
VAV Exterior Zone Units:

The exterior office zones shall be provide with cooling pressure

independent zone boxes
along with parallel or series fans and electric resistance heating all controlled by a central DDC
The types and sizes of equipment for exterior zone cooling terminal boxes will be
determined by the zone cooling and heating loads and configuration applied in
accordance with manufacturer recommendations. The zone sizes and locations will be
determined by use and function of the area, the nominal box sizes, and the DDC control

Building Automation System:

2.10 All mechanical systems shall be controlled by a central direct digital control system utilizing
distributed controllers and the current design technology.
The Direct Digital Control system will be designed in accordance with ASHRAE Guideline
13 as applied to the selected systems and required sequence of operations.

Halff Associates, Inc. - McAllen, TX Office
AVO 22067

August, 2004

SECTION 3 - Electrical Systems

3. Electrical Systems:
3.1 The project electrical system shall include a utility substation. The incoming power will be
transformed to 480/277 volt three phase power for distribution to the buildings.
The electrical system will be developed based on the requirements of NFPA 70, The
National Electric Code and the requirements of local ordinances to meet the needs of the
equipment and functions installed.
3.2 Each building and each floor shall have 480 volt and 208 volt three phase panels in a central core
electrical room for local distribution.
Each area will be provided with 480 and 208-volt panels based on the load requirements
and the nominal capacities of panel equipment.
Design Conditions:
3.3 The LEED program and ASHRAE Standard 90 shall be utilized for guidance on allowable loads.
The national Electric code and all required local electric codes shall be met.
Stated standards will be applied.
3.4 A lightning protection system shall be provided for each building as required by code.
Lightning protection codes will be applied.
3.5 Grounding systems shall be provided for computer and telecommunications systems as required
by the installed equipment.
National Electrical Code and installed equipment requirements will be applied.

Halff Associates, Inc. - McAllen, TX Office
AVO 22067

August, 2004

4. Commissioning:

A complete commissioning process shall be included in the project in accordance with LEED
requirements. This process shall include:
a. Assistance in the development of Design Intent and Basis of Design documents,
b. Assistance in development of commissioning specifications,
c. Development of initial Commissioning Plan,
d. Review of mechanical and electrical design documents,
e. Review of selected MEP submittals,
f. Verify MEP construction and installation,
g. Verify start up of MEP systems,
h. Verify and report on smoke exhaust systems,
i. Assist with O&M MEP manuals,
j. Test and balance the HVAC System,
k. Assist in and verify training in MEP systems,
l. Provide a commissioning report,
m. Provide an IAQ plan,
n. Provide a post occupancy review.

Appropriate specification sections will be included in the construction documents.

Halff Associates, Inc. - McAllen, TX Office
AVO 22067

August, 2004
- 10

5. Training:
5.1 Training will be provided to the operating and maintenance personnel for the facility based on the
systems installed and the skills of the personnel. A written training program will be developed and
approved for each building MEP system based on the project submittals, and operation and
maintenance documentation.
The following is proposed for a training Plan:
Owner training and orientation on equipment and systems provided by the Contractor is
accomplished in three general steps using three forms.
1. Overall Plan. After reviewing the specifications, and after interviewing facility staff, if
necessary, the Owner and Commissioning Agent (CA) fill out a table listing all the
equipment for which training or orientation will be provided. This table lists, among
other things, the type and number of trainees, rigor of training desired by the Owner,
the primary responsible subcontractor, the trainers company and columns for
tracking training agendas. The Commissioning agent provides this form to the
Contractor for reference.
2. Specific Training Agendas. The CA develops a plan for including in the training
session contractors / trainers from different disciplines, when appropriate, by listing
their company names. In particular, the controls contractor will provide brief training
on controls in the same session with the mechanical training for equipment controlled
by the building automation system.
The Contractor performing the training fills out the training form, describing the
subjects to be covered, duration of each subject and the methods that will be used in
the training, along with the name and qualifications of the trainer(s). The Contractor
returns this form to the CM, who submits it to the Owner and CA. The Owner and CA
review the agenda; make comments; approve the form subject to the comments; and
submit back to the Contractor. The Contractor provides the approved agenda to the
trainer to use during the training. The trainer provides a copy of the agenda to each
3. Training Record. For each piece of equipment, prior to training, the Contractor
provides each trainer with a form, to document each training session (duration and
general subjects covered). The trainer signs for the session and obtains the
signature of each trainee. The CA may witness any of the training sessions.

Halff Associates, Inc. - McAllen, TX Office
AVO 22067

August, 2004
- 11

6. Documentation:
6.1 Project documentation and systems manuals will be provided based on the requirements of
ASHRAE Guideline 1 1996 and Guideline 4.
The content and scope of the systems manuals is defined as the following:
1. Executive Summary - Description of systems, including capabilities and limitations.
2. Design Intent Documents.
3. As-built documents and Specifications
4. Approved Submittals.
5. Operating procedures for all normal, abnormal, and emergency modes of operation.
6. Sequence of operations as actually implemented, with control system data including all set points,
calibration data, etc. Seasonal start-up and shutdown procedures
7. Control Systems
System Description
Control schematics and computer graphics
Location of all control sensors and test ports.
Complete terminal interface procedures and capabilities for DDC systems.
8. A list of recommended operational record keeping procedures including sample forms, trend logs, or
others, and a rationale for each.
9. Maintenance Procedures, Schedules and Recommendations.
10. Operations and maintenance manuals.

Halff Associates, Inc. - McAllen, TX Office
AVO 22067

August, 2004
- 12

The content and scope of the O&M Manual is proposed as the following:

Description of system


Procedures and control sequences for starting, operation, and shutdown including all required
emergency instructions and safety precautions


Installation instructions.


Wiring and control diagrams, with data to explain detailed operation and control.


Maintenance and overhaul instructions and schedules.


Lubricating schedule including type, grade, temperature, and frequency range.


Other pertinent data applicable to the operation and maintenance and/or other data specified in
technical sections of the specification.


Corrected shop drawings.


Test procedures


Approved certifications and laboratory test reports.


Parts list, including source of supply and recommended spare parts.


Copies of warranties.


Name, address, and 24-hour telephone number of each subcontractor who installed equipment and
systems and local representative.
The format of the commissioning report is proposed as follows:

Halff Associates, Inc. - McAllen, TX Office
AVO 22067

August, 2004
- 13

1. Design Intent and Basis of Design Document.
2. Final Commissioning Plan.
3. Records of commissioning meetings and coordination
4. Pre-start/start-up manufacturer/contractor checklists..
5. Commissioning Authority checklists.
6. Electrical Checklists
7. Duct Testing
8. Verified testing and balancing report.
9. Mechanical Equipment Log
10. List of deficiencies of the HVAC system that impact HVAC system performance.
11. Training

Halff Associates, Inc. - McAllen, TX Office
AVO 22067

August, 2004
- 14