Scope of Work for Architectural Services

4318 Gallatin Street: the Arcade

Introduction and Overview
The City of Hyattsville requests Farrell McGlynn to provide a cost estimate and project proposal
for the all professional Architectural / Engineering (A/E) services necessary to prepare:

three (3) schematic design options for the proposed program for 4318 Gallatin Street,
the Arcade, as outlined elsewhere attached to this scope of work; one of the three
schematic design options will examine a reversal of the previously planned location of
the stage area from the eastern end of the assembly area to the western end;
Written review-to-date and development of Basis of Design documentation for
inclusion in the construct document package;
A formal feasibility assessment to determine the viability of LEED certification for the
Arcade build-out, as an option;
A water infiltration abatement plan to be devised for the lower level;
Design development drawings (50%) for the selected schematic design;
A construction cost estimate based upon the design development drawings (said
estimate to be updated midway during the design for the progress on board meeting);
An updated code analysis-based upon the revised proposed use or use options and
selected schematic design: and the Architects further space planning to determine any
and all fire protection requirements, exiting requirements, and additional load
requirements for the building;
95% construction documents ready for final review by City of Hyattsville and it agents
and the necessary communications and documentation to complete desired and
required revisions
Dimensioned, final 100% construction documents, construction schedules, and
specifications necessary for the completed build-out of the Arcade at 4318 Gallatin
Street;
A construction cost estimate based upon the final construction documents, construction
schedules, specifications necessary for the completed build-out of the Arcade at 4318
Gallatin Street;
Upon completed build-out, updated construction drawings reflecting field changes and
change orders to serve as the future facility As-Built drawings and supporting CADD files
in a mutually agreed upon format to fit the City of Hyattsvilles access needs

The completeness of the plans and specifications will support and enable:

A Progress on Board meeting at the Architects office midway between completed

design development and completion of the construction documents with the Citys
Construction Manager and other City representatives, with presentation of a mid-design
revision of the construction cost estimate

Scope of Work for Architectural Services

4318 Gallatin Street: the Arcade

Periodic informed decision-making by the City of Hyattsville and its agents regarding
overall project budget to shape the degree of build-out, material quality and component
selection based upon the provided cost estimates

The development (by others) of Bid Documents to be issued for the completed
construction of the Arcade consistent with the approved usage program for the facility

Storm water and construction permit review and approval by Prince Georges County
DER and DPW&T

Accurate zoning compliance and use & occupancy review by Maryland National Capital
Park & Planning Commission, upon submission of the construction documents

If feasible, LEED certification of the project by an independent Commissioning Agent

(CxA), and if not feasible, the participation of a Commissioning Agent throughout the
design, construction, and start-up of the Arcades operations

General requirements
The A/E shall be responsible for the professional quality, technical accuracy, and the
coordination of the engineering and design work; construction documents shall be signed and
sealed by the responsible registered professional architect(s) and engineer(s)
The A/E shall coordinate with the appropriate public utility companies and commissions to
prepare connection designs according to the applicable guidelines. Submissions shall be
prepared (and revised and resubmitted, if necessary) for securing approvals, class of service,
permits, and service hook-ups
The work shall comply with all applicable City of Hyattsville, Prince Georges County, State of
Maryland, federal codes and regulations; and applicable utility provider, construction industry
and ASHRAE standards, requirements, and guidelines.
The work shall conform with the to be established project budget and scope, once finalized,
throughout planning, design, and construction.
The A/E shall make site visits, attend meetings, produce meeting minutes, make presentations,
utilize the services of consultants, and submit required deliverables as necessary to execute
specific parts of the work described herein and in the Contract and the Scope of Work for the
project. The A/E will be available to perform optional construction phase services at the agreed
upon rate, if so requested by the City of Hyattsville.

Scope of Work for Architectural Services

4318 Gallatin Street: the Arcade
The design team will provide for a Progress on Board meeting at the Architects office midway
between completed design development and completion of the construction documents with
the Citys Construction Manager and other City representatives
Specific Project Issues
The following design options for the performance space should be prepared for estimate as
part of this design package:
Performance Stage
o Use of fixed performance stage as the means of providing a platform for
performances
o Use of breakdown performance staging to provide for a range of performance
options and incorporating the necessary storage for sufficient staging materials
(the three (3) schematic design alternatives can be cued off of these basic
alternative set ups)
Acoustics

Acoustical engineering and implementation costs to plan for three ranked

degrees of attaining optimized sound conditions for musical and stage
performances on the assembly level while minimizing vibration transfer and
sound transmission from mechanical systems and other parts of the facility

Cable TV Studio

Comprehensive cable/video broadcast design and integration services

Sound, Lighting Systems

Theater design consulting to provide guidance for provisioning the sound and
lighting systems and their control mechanisms for the Arcades performance
functions

Addressing Owners Goals and Directives

The City of Hyattsvilles Owners Program Requirements (OPR) document provides for a
systematic approach to articulating the project goals for the Arcades restoration and
rehabilitation. It describes an approach to developing a high efficiency/low energy building
solution for the future facility. Building programming information is assembled and described,
but specific design issues relating to the previous design development phase are also to be
addressed within this scope of work by reference to specific design elements the City of
Hyattsville wishes addressed in all three (3) schematic approaches.

Scope of Work for Architectural Services

4318 Gallatin Street: the Arcade

The architect should address the Citys desire to load all the proposed assembly
level lobby-accessed functions depicted in the design development drawings
dated 5.16.08, such as the janitors closet and trash room to the west side of the
building at this level; distribute storage closet 113s storage capacity to
elsewhere in the building; and shift the north side entry and new stair tower
(stair 2) to enable a wider lobby space than currently depicted.

Increase the lower level womens bathroom seating capacity

Determine the need for communication demarks

Design a solution to address the owners concern regarding thermal bridging at

all extant through wall steel lintels

Code requirements allowing, eliminate the need for a rear areaway; stand alone
door and stairwell; and retaining wall re-construction. Resolve the north sides
lower level natural light access and extant window conditions through an
alternate window well design solution

Initial Information
This Agreement is based on the following information and assumptions.
A. For project continuity, Owners Agent and liaison with the Architect for purposes of the
projects administration is to be the Hyattsville Community Development Corporation
B. A commissioning agent will be working on behalf of the City of Hyattsville in conjunction
with the architects design team.
C. The Citys adopted Sustainability Policy will provide guidance and inform the design
teams basis of design
D. A mechanism for timely municipal decision-making will be established as part of the
contract agreement
Project Parameters
The objective of this project is reference the Citys OPR
The physical parameters for the project are the existing site conditions of the Arcade
at 4318 Gallatin Street
The Owners program is reference the Citys OPR
The financial parameters are as follows
Amount of the Owner's overall budget for the Project, including the Architect's
compensation, is: TBD

Scope of Work for Architectural Services

4318 Gallatin Street: the Arcade
Amount of the Owner's overall budget for the Project, excluding the Architect's
compensation, is: TBD
The time parameters of the project are specifics TBD, a facility opening date in early
2013 is desirable
The proposed procurement and project delivery method is negotiated procurement
for continuing architectural services. The project will be conducted as a design/bid/build
project with a design team working with an at-agency construction manager driving the
project, a general contractor delivering construction, and an independent
commissioning agent providing systems design verification / validation, and
documentation; installation verification / validation and review; and systems operations
benchmarking and training.
Other project parameters are construction of the Arcade is predicated on the future
availability and budgeting of municipal and grant derived funds
Basis of Design
Provide written review to date and development of basis of design documentation as part of
the construction document package
Schematic Design Documents
The Architect shall prepare schematic design documents to illustrate the general scope of the
design alternative and the relationship between project components. Drawings shall be
schematic in character, based on the programmatic and conceptual requirements developed in
the OPR and as directed by the Construction Manager. The documents shall include outline
specifications for the main systems. The Schematic Design submission shall consist of drawings
and sketches, a narrative report that addresses major site and building systems, gross and net
area calculations.
Construction Documents
The Architect shall provide remaining Construction Documents based on the selected
Schematic Drawing, approved Design Development Documents, revised programming, and
updated budget for the Cost of the Work. The Construction Documents shall set forth in detail
the requirements for construction of the Project. The Construction Documents shall include
Drawings and Specifications that establish in detail the quality levels of materials and systems
required for the Project
Estimating
When the project requirements have been sufficiently identified, the Architect shall prepare an
updated estimate of the Cost of the Work. This estimate may be based on current area, volume
or similar conceptual estimating techniques. As the design process progresses to the midway
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Scope of Work for Architectural Services

4318 Gallatin Street: the Arcade
point the Architect shall update and refine the preliminary estimate of the Cost of the Work for
the progress on board meeting. As the design process progresses through to the end of the
preparation of the Construction Documents, The Architect shall advise the Owner of any
adjustments to previous estimates of the Cost of the Work indicated by changes in Project
requirements or general market conditions. If at any time the Architects estimate of the Cost of
the Work exceeds the Owners budget, the Architect shall make appropriate recommendations
to the Owner to adjust the Projects size, quality or budget, and the Owner shall cooperate with
the Architect in making such judgments
Furniture, Furnishings, and Equipment (FF&E)
The Architect shall provide design of various furniture, furnishings, and special equipment
items, which may include but is not limited to:

Preparation of plans and specifications, "color" boards indicating finish materials, fabrics
and colors, cost estimates, collection of vendors;
Design of custom, or special furniture, furnishings, and equipment for lobby,
conference, retail, gallery, and other areas; selection of furniture finishes, colors, and
fabrics. Examples include, but are not limited to: information desks, performance space
seating;
Selection of furniture systems, furniture items, and other products;
Selection of specialized equipment for the cable television facility, performance space,
storage, and audio-visual needs
Design of project signage, interior and/or exterior, for room identification, building
identification and directory, directional signage, special plaques, accessible signage, and
others

Requests for Information

The Architect shall review properly prepared, timely requests by the Contractor for additional
information about the Contract Documents. A properly prepared request for additional
information about the Contract Documents shall be in a form prepared or approved by the
Architect and shall include a detailed written statement that indicates the specific Drawings or
Specifications in need of clarification and the nature of the clarification requested
Supplemental Drawings
If deemed appropriate by the Architect, the Architect shall on the Owner's behalf prepare,
Reproduce, and distribute supplemental Drawings and Specifications in response to requests
for information by the Contractor
Site Visits and Assessment
The Architect, as a representative of the Owner, shall visit the site at intervals appropriate to
the stage of the Contractors operations, or as otherwise agreed by the Owner and the
Architect to become generally familiar with and to keep the Owner informed about the
progress and quality of the portion of the Work completed, (2) to endeavor to guard the Owner
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Scope of Work for Architectural Services

4318 Gallatin Street: the Arcade
against defects and deficiencies in the Work, and (3) to determine in general if the Work is
being performed in a manner indicating that the Work, when fully completed, will be in
accordance with the Construction Documents

The Arcade: 4318 Gallatin Street, City of Hyattsville

Owners Project Requirements (OPR)
Overview

This document is designed to systematically and clearly communicate the

expectations of the City of Hyattsville to our design team, contractors, and our
commissioning agent, (regardless of whether LEED certification is feasible for this
project or not), to help them understand what they are tasked with achieving
with the development of 4318 Gallatin Street, the Arcade. Additionally, the OPR
provides a mechanism by which designers can respond to, and describe how they
are meeting the Citys requirements (The Basis of Design), or refining them. The
document includes initial requirements and as the design progresses and refines,
additional information will be added to the OPR as needed until the
establishment of the projects price ceiling, and beyond if necessary. Hyattsville
CDC will maintain the OPR for the owner in coordination with the commissioning
agent and modify and disseminate it as directed by the City.

Owners Project and Performance Requirements: General

Objectives and Functional Requirements
Objectives

City of Hyattsvilles objective is to provide a quality community-serving building

that:
1) Activates the street front
2) Houses dedicated public meeting and staff training spaces;
3) Combines a flexible-use public assembly area with performance hosting
capacity (both to be supported by, presentation, recording and control
mechanisms);
4) Enables cable television and internet livestreaming:
The City wishes to achieve these objectives by applying sustainable development
principles in a practical, well planned and cost effective manner that will meet:
The City of Hyattsvilles need to fulfill its overall mission
The Arcades operational and maintenance needs, featuring an easily
maintainable and secure facility that has low utility and maintenance costs
Excellent indoor environmental quality requirements that facilitate all
users and occupants productivity by providing a comfortable environment

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Owners Project Requirements (OPR)
while avoiding design attributes connected to poor HVAC system
performance, poor space utilization, poor acoustical qualities, inconsistent
interior architectural style, and low durability of finishes.
The City of Hyattsvilles desire to minimize environmental impacts;
comply with its adopted Sustainability Policy ; and to establish the
feasibility including estimated cost of achieving a LEED Certification for the
building; as the development of the project goes forward from this date.
The City of Hyattsville wants a building that will truly be sustainable with features
including water efficient plumbing and rain gardens, energy efficient HVAC and
lighting systems, the addition of a green or reflective roof envelope as becomes
feasible, as well as the ability to harness on- site energy production and move
towards becoming a net zero building.
The project involves the further renovation of a 13,000 square foot, 2-story
composite commercial building currently owned, and partially rehabbed to stable
shell status, but not occupied or in use yet by the City of Hyattsville. The project,
only partially programmed to date, has been previously estimated, dependent
upon fit out, to cost between $ 1.5 2.5 million to complete. The remaining
design work is anticipated to take six months; final construction permitting is
anticipated to be an additional four six months, concurrent with bid
development and the RFP process; the renovation portion will take approximately
9 12 months to complete, with a projected move-in date anticipated for two
months subsequent to completion, approximately late summer 2013, if design
services are secured around July 1, 2011. The project will be conducted as a
design/bid/build project with an A/E design team, City Project Manager (PM), AV
TV Consultant selected by the City, an at-agency construction manager (CM), a
general contractor, and an independent commissioning agent providing systems
design review and documentation at design phase, construction phase, and
operation phase;
The facility will feature many different resources that expand the Citys event
hosting, destination-making, and functional capacity. On the ground floor at the
Gallatin Street entrance the building will feature at-grade, accessible, storefront
tenancy space intended to serve as a non-profit organizations offices (ATHA Inc.)
and from which ATHA Inc. will operate a regional Heritage Tourism Visitors

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Owners Project Requirements (OPR)
Center that also houses Hyattsville historical interpretive displays (all to be
developed independently of the construction of this facility).
Further into the interior, the ground floor will feature community meeting space
and a dedicated staff training/mini-conference facility designed with built-in
presentation and projection capacity. The municipal and public meeting functions
on this level will be served by a small support room where the preparatory,
clerical and print media needs of the programmed activities can be met. Storage
space for stage materials, chairs and tables for the upper levels performance and
assembly functions will also be provided for on this level. It is anticipated that the
dedicated staff training space and the community meeting space will each be on
the order of 800-1000 square feet in area and include its own storage within the
spaces.
Access to the City of Hyattsvilles meeting and training spaces on the ground floor
will be achieved by means of the buildings main lobby entrance at the southwest
corner of the building. Building users will be oriented to the buildings functions
through the design elements and features of the main entrance lobby. Further
collection and gathering/receiving space off the lobby stairway and elevator at
ground level will enable arriving users of this level to comfortably navigate their
way to their final destination.
On the main level, the low-roofed Gallatin Street-facing space will remain an
open, flexible use area with the built-in capacity to serve as:
1) A passageway from the lobby into the main space
2) A coat-check and ticket collection area
3) An intermission /refreshment lobby when the main space is used for
performances
4) A service area for catered events
5) A sub-gathering area when the main space is used as a public assembly, lecture
or conference space
6) An extension of the conference, training or meeting room functions into the
main level of the building
7) A support space for performance staging, as necessary.

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Owners Project Requirements (OPR)
The main levels main space will serve as an assembly area for public meetings
such as lectures, debates, presentations, City Council Meetings, and would have
the capacity to host other gatherings. Through the use of quality breakdown
staging and modular sprung flooring, the City will be able to host a 200 plus
seated audience for musical, dance, film, theater, and other artistic performances
and readings. The interior design, building hardware, and appurtenances will
enable the safe, convenient setup of seating, tables, staging, and other support
materials throughout the building from the lower-level storage to the main
assembly area.
The facility will feature the infrastructure for a theater grade lighting grid and light
board; audio recording controls; theater grade sound board; acoustic-quality
enhancing design elements, and sound dampening HVAC features that optimize
the assembly spaces capability to stage performances with minimal acoustic
interference and distortion. The facility will also feature video recording,
broadcast and livestreaming capacity for cable television of performances,
meetings, and events staged in the main space.
The mezzanine level will serve as the location of the facilitys cable broadcast and
livestreaming studio and its primary lighting, sound, and video recording control
boards. The mezzanine level will be designed to incorporate a handson
teaching/learning operating environment for the effective mentoring and training
of future cable television operators and theater tech support as well as the
effective delivery of broadcast, livestreaming, and performance support. Public
access to the mezzanine level will be minimized and achieved only through the
use of the buildings elevator or its north side stairway (fire code permitting).
Design, operating systems, and construction materials selected for the project
should be based on long term serviceability and aimed to minimize maintenance
requirements. Indigenous and adapted plant species shall be selected to minimize
watering, fertilization, and pest management requirements wherever landscaping
is required.
The overall facility shall be served by an electrical infrastructure
(telecommunication, electricity, intercom, CCTV, etc.) that is capable of meeting
the current and future wiring and power requirements for the main assembly and
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Owners Project Requirements (OPR)
performance space, cable TV facility, presentation technology, common areas,
training and meeting rooms. For example, training and meeting rooms used for
A/V presentations shall include the ability to dim/turn off the lighting around a
projector screen for presentations; and a lighting mode to satisfy general
occupancy requirements. The electrical and mechanical systems shall be designed
to permit the easy rearrangement of meeting space without adding or tearing
down existing systems to accommodate the occupants needs.
The City seeks for the design team to determine the practicality and need for
separate server rooms on each level; and similarly, the feasibility and advantages
of providing a duct bank back to 4310 Gallatin Street should be addressed by the
design team; as should demark planning for telecommunication cable routing,
which should ensure avoidance of electro-magnetic fields generated by other
operating systems in the facility.
The design of the electrical system for the building shall divide into separate
panels lighting, plug, HVAC, and process to provide for sub-metering of utilities
serving mechanical equipment, plug loads and the lighting system by functional
area, HVAC system type, and floor (i.e. performance area, AV Cable TV area, 1st
floor meeting rooms, and the ATHA/Visitors Center).Monitoring shall also be
compatible with the selected or planned for building automation system (BAS) to
allow remote monitoring of all systems and environments. This integration will be
cohesive enough to allow use of a web monitoring service to monitor key building
systems, energy usage, preventative maintenance, schedule 24/7, and distribute
necessary aspects of this information to staff, outside service providers, via web &
automatic prompt e-mails.

Project Schedule and Budget

The buildings design/bid/build allowable budget is $ TBD million; the renovation

portion of the project has a current project budget of $ TBD million, with an
additional $ TBD for owner contingency, design fees, FF&E and swing space costs.
The cost estimate will be reviewed and updated by the PM/CM in consultation
with the Architect at each milestone in the design process to confirm adherence
to the project scope and budget. The project schedule (Table 1), outlines the
current schedule and is expected to be adhered to throughout the project. The

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Owners Project Requirements (OPR)
projects construction is scheduled for completion in 9-12 months from notice to
proceed and the facility will be occupied on a date TBD,
All potential delays or lags shall be coordinated with the City of Hyattsville or its
agents.
Table 1: Schedule
Date

Description

7/1/2011 or Notice to Proceed (NTP)

(A/E) Schematic Design Phase Begin

7/14/2011 or 2 wks from NTP

(A/E) Feasibility Assessment of LEED Certification Begin

TBD (A/E)

(A/E) Schematic Design Phase Complete

TBD (A/E)

(A/E) Feasibility of LEED Certification Complete

TBD (CM) 2 wks from LEED determination

(CM) Commence/Omit Commissioning Authority (CA) Input

TBD (CA)

(CA) Design checklists developed and distributed

TBD (A/E)

(A/E) Design Development Phase Complete

TBD (A/E)

(CM,OO, A/E) Progress on Board Review

TBD (A/E)

(A/E) Construction Documents (CDs) Complete

TBD (CM) 2 wks from CDs completion

(CM) Permit Review Begin

TBD (CM) 2 wks from CDs completion

(CM) Bid Documents Complete

TBD (CM) 10 wks from CDs completion

(CM) Bid & Negotiate Construction Contract

TBD (CM) 11 wks from CDs completion

(CM) Pre-construction meeting

TBD (CM) 14-18 wks from CDs completion

(CM) Permit Review Complete

TBD (CM) 15-19 wks from CDs completion

(CM) TPIP App. Complete, Notice to Proceed granted to GC

TBD (CM) 16-20 wks from CDs completion

(GC) Construction Work Commencement

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Owners Project Requirements (OPR)
TBD (CM) 16-20 wks from CDs completion

(CM) Begin construction site visits/inspections

TBD (CA) 16-20 wks from CDs completion

(CA) Construction checklists developed and distributed

TBD (GC) 9-12 months from NTP

(CM) Construction punch-list Complete

TBD (GC) 9-12 months from NTP

(GC) Construction Work Complete

TBD

(CA, OO) Start-up and initial checkout plans

TBD

(CA, OO) Start-up and initial checkout executed

TBD

(CA, OO) Testing and Balancing (TAB)

TBD

(CA) Function performance tests

TBD

(A/E, CA) O&M documentation review and verification

TBD

(CA, OO) Training and training verification

TBD

(CA) Final Commissioning Report

All scheduling is subject to adjustment as new information and funding affect or

change the specific deliverables and project outcomes. Consultation amongst
the Design Team Commissioning Agent, Project Manager, Owner or Owners
Agent will be conducted at bi-weekly intervals.

Commissioning Process Scope and Budget

To be determined based upon the feasibility assessment for LEED certification.

The Commissioning Agent (Cx) will assist the City of Hyattsville and the
Construction Manager on a limited basis with refining the Owners Project
Requirements by helping clarify certain functional requirements, expectations of
how the building will be used and operated, sustainability/LEED goals, measurable
performance criteria, budgets, schedules, success criteria, and supporting
information. The OPR forms the basis from which all design, construction,
acceptance, and operational performance evaluations are made
Design phase commissioning will review the mechanical system, electrical system,
fire alarm and sprinklers, security system, and sound system design for
compliance with the OPR. The commissioning authority will provide:
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Owners Project Requirements (OPR)
Design phase commissioning report
Commissioning plan
Commissioning specifications to the designers incorporating commissioning and
operator training requirements into the project
Specific design and construction checklists to be used by the construction
manager and the design team during the delivery of the project
Specific functional testing procedures for testing commissioned systems to
verify system performance and functionality in accordance with contract
documents.
Mechanical Design Phase Commissioning
The review of the mechanical drawings and specifications will concentrate on
design, efficiency, humidity and odor control, safety, and the ability to provide
occupant comfort. The commissioning agent will assess the ability of the HVAC
system to control airflow (and thus pollutants) throughout the building.
Evaluations shall be made on equipment sizing and selection, placement of fresh
air inlets, filtration, adequacy of the make-up air system to pressurize the building
envelopes and their interstitial spaces, balance between make-up air and building
exhaustboth internally and externally, environmental and energy management
controls, equipment layout, and start-up procedures.
Electrical Design Phase Commissioning
The review of electrical drawings and specifications will concentrate on adequacy
and distribution of electrical power, lighting efficiency, illumination levels, and
compliance with life safety requirements. The commissioning agent will review
panel schedules and single-line drawings, interior and exterior lighting layouts,
and electrical life safety drawings.
Plumbing Design Phase Commissioning
The review of plumbing system drawings and specifications will concentrate on
the design of potable water systems. The commissioning agent will review fixture
selection, pumps and boiler/heater sizing.
Construction Phase Commissioning

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The Arcade: 4318 Gallatin Street, City of Hyattsville

Owners Project Requirements (OPR)
The commissioning authority will develop construction checklists and
performance testing procedures to be used by the contractors to determine
acceptance of the contractors work. The following systems will be commissioned:
Electrical

HVAC

1. Exterior lighting control

1. Air Conditioning systems

2. Interior lighting control

2. Heating systems

3. Path of egress lighting

3. Air distribution systems

4. Occupancy sensors for lighting control

4. General exhaust systems

5. Multi-level switching

5. Building automation system, associated

hardware, and interfaces

6. Electrical fixtures/devices/installation in
hazardous locations

6. Make-up air systems variable frequency drives

7. GFCI type receptacles

7. Air handlers

8. Photo Voltaic array (potential)

8. DOASl (if employed)

9. Security/CCTV

9. Fire and smoke dampers

10. Intercom (if employed)

10. Testing, adjusting, and balancing work

11. Others TBD

11. Indoor air quality

12. Others TBD

Plumbing

Performance / Cable TV Systems

1. Fixtures

TBD

2. Service water heating

3. Fire Sprinkler & alarm
4. Others TBD

The commissioning agent will also facilitate the following tasks:

Review final operation & maintenance (O&M) manuals prior to turn-over to
owner for completeness and as required for system training.

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Owners Project Requirements (OPR)
Facilitate training sessions by coordinating a schedule with the construction team
for conducting training in accordance with the training requirements.
Prepare an Executive Summary of the results of the commissioning program and
training session, as well as written documentation verifying that equipment testing
is complete and equipment is operating as intended.

Project documentation requirements, including the Systems Manual

The Arcade projects documentation will be the repository of information on all

aspects of this projects development. It shall be comprised of all legislative
records, zoning and construction documents, all Change Orders, notes and
photographic documentation of deviations from the construction design, the A/E
design teams Basis of Design, this OPR, all equipment owners or operating
manuals, all Material Data Sheets and any other materials employed in or related
to the construction, design, operation or maintenance of the facility and any
furniture fixtures or equipment to be housed and used within the Arcade, that will
be gathered during the Design and Construction phases of the project.
The Systems Manual will be the repository of information on updates and
corrections to systems and assemblies as they occur during the Occupancy and
Operations phases. The Systems Manual expands the scope of the traditional
operating and maintenance documentation to include the additional information
gathered during the Commissioning Process and to provide a systems-based
organization of information

Owner Directives

The incorporation of technical input from video, audio, acoustic, and broadcast
designers/consultants early on in the design phase and prior to the development
of the full mechanical systems can lead to more economically designed and
executed systems and avoid costly change orders and major system
reconfiguration. A team approach leads to effective outcomes.
Establishing appropriate Noise Criteria (NC) limits for the HVAC systems aligning
with the major functions of the building is critical to this endeavor. Industry
recommendations regarding assembly or concert halls, and broadcasting and
recording facilities aim towards an NC rating of 25; with conference and training
rooms aiming towards an NC rating of 30. The visitors center on the lower level
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Owners Project Requirements (OPR)
should function like a museum or library in terms of noise criteria, and aim for an
NC rating at 35. These criteria will be assessed and verified or amended during the
design phase.
A rain garden along the entire length of the buildings flank at Church Street is
contemplated as both a community amenity and a sustainability measure to
improve stormwater management at the side of the building.
Given the level and profusion of potential water infiltration sources at the lower
level, prior to completion of the schematic designs, a water infiltration abatement
plan will be devised for the lower level to abate all external ground level water
infiltration sources, and is to be conducted in coordination with and in advance of
the completion of lower level floor slab/s.

Restrictions and limitations

None to date

User requirements
None to date

Occupancy requirements and schedules

To be determined

Training requirements for Owners personnel

To be determined

Warranty requirements
To be determined

Benchmarking requirements
To be determined

Statistical (assumed probabilistic distribution of measured values) and

quality tools that are to be used
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The Arcade: 4318 Gallatin Street, City of Hyattsville

Owners Project Requirements (OPR)
To be determined

Operation and maintenance criteria for the facility that reflect the
Owners expectations and capabilities and the realities of the facility
type
To be determined

Equipment and system maintainability expectations, including

limitations of operating and maintenance personnel
To be determined

Quality requirements of materials and construction

As per the Citys Sustainability Policy: Use environmentally preferable products,

such as those that are repaired, restored, recycled, reusable, recyclable, nontoxic, of low-embodied energy content, and/or renewable. And, design
facilities for operational and maintenance efficiency, using materials noted for
their longevity, robustness, and low toxicity. Further, For all engineering,
design, construction, deconstruction, maintenance, and operation of City of
Hyattsville facilities, use the criteria laid out for LEED certification whenever
possible. Integrate life-cycle and full-cost accounting in investment decisions
regarding products, services, design, and construction projects affecting building
systems, long-term energy, water, and other utility operating costs, equipment,
landscaping, operations, and maintenance.
In addition, given the desire for quality presentation capability throughout the
facility, and the desire for - cable livestreaming and recording capacity for the
assembly and performing arts hosting functions: the design, material, and
equipment choices for the facility must be made with an awareness of the
acoustical performance of those elements and the acoustical impact of the
operations and interactions of the selected equipment.

Allowable tolerance in facility system operations

(Yet to be defined)

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The Arcade: 4318 Gallatin Street, City of Hyattsville

Owners Project Requirements (OPR)
Energy efficiency and environmental sustainability goals

As per the Citys Sustainability Policy:

The essential principles of sustainable operation for the City of Hyattsville will
address the following factors:
SITE Minimize adverse environmental and transportation impacts when
choosing locations for projects and when determining siting, footprint, and
orientation of infrastructure within a plot.
ENERGY Reduce energy use, increase efficiency of energy use, and minimize the
City of Hyattsvilles consumption of non-renewable sources of energy.
MATERIALS Reduce consumption and waste by purchasing available, durable,
reusable products and materials. Use environmentally preferable products, such
as those that are repaired, restored, recycled, reusable, recyclable, non-toxic, of
low-embodied energy content, and/or renewable.
WATER Protect and conserve water supplies, minimize pollution that may
degrade the water quality of local waterways, and improve stormwater
management.
AIR Minimize emissions of harmful air pollution, including greenhouse gas
emissions.
OPERATIONS AND MAINTENANCE Design facilities for operational and
maintenance efficiency, using materials noted for their longevity, robustness, and
low toxicity.
EDUCATION Provide educational messages to City residents, businesses and
employees on applicable sustainable practices to lower energy use
Use environmentally preferable products, such as those that are repaired,
restored, recycled, reusable, recyclable, non-toxic, of low-embodied energy
content, and/or renewable. And, design facilities for operational and
maintenance efficiency, using materials noted for their longevity, robustness, and
low toxicity. Further, For all engineering, design, construction, deconstruction,
maintenance, and operation of City of Hyattsville facilities, use the criteria laid out
for LEED certification whenever possible. Integrate life-cycle and full-cost
accounting in investment decisions regarding products, services, design, and
construction projects affecting building systems, long-term energy, water, and
other utility operating costs, equipment, landscaping, operations, and
maintenance.

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The Arcade: 4318 Gallatin Street, City of Hyattsville

Owners Project Requirements (OPR)
Community requirements

Accessibility throughout the facility as regards to handicapped or disabled

individuals
Programmable meeting space for City Committees, Task Forces, and
affiliated civic organizations and resident groups
Comfortable seating for events and public meetings or other gatherings

Adaptability for future facility changes and expansion

Expansion of the building footprint is not anticipated. Additional enclosed areas

could conceivably be added upon the low roof sections of the Gallatin and Church
Street sides but is neither contemplated nor ruled out at the present time.
Consideration should be given for the suitability of the facility to act as an
emergency shelter in the event of power failures in the community.

Systems integration requirements, especially across disciplines

To be determined in conjunction with commissioning agent

Health, hygiene, and indoor environment requirements

Creation of good indoor environmental quality requires the coordination of many

design parameters and construction activities, including acoustical quality,
ventilation rates, materials used to construct the facility, installation sequence,
location of makeup air intakes, external and internal pollutant generation,
humidity, temperature, and other parameters that may affect occupant comfort.
The following are the known activities that generate pollutants in/near the facility
that impact the health, hygiene, and indoor environments of occupants:
Specifically:
Whenever possible, non-toxic caulks, paints, adhesives, sealants and cleaning
products shall be used. Paint surfaces that have frequent contacts must be
durable and may require paints with higher VOC content. Materials with low or no
VOC emissions are preferred for areas of less contact.
Smoking or the use of smokeless tobacco will be prohibited during construction
activities. Smoking will only be allowed outside of the building.
Procedures during construction shall be implemented by the contractors to
minimize construction-related contaminants in the building. These procedures
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The Arcade: 4318 Gallatin Street, City of Hyattsville

Owners Project Requirements (OPR)
include activities such as control of moisture, regular space-cleaning activities,
and protection of delivered equipment and materials before and after
material/equipment installation, start-up of HVAC systems.
Building materials should be stored in a weather-tight, clean area prior to
unpacking for installation.
Accumulation of water during construction should be avoided and any porous
construction materials such as insulation should be protected from moisture.
Dust in the construction area shall be suppressed with wetting agents or
sweeping compounds. Dust shall be cleaned regularly using a damp rag, wet mop,
or vacuum equipped with a high efficiency filter or wet scrubber
Finishes that emit volatile organic compounds and other pollutants during
curing shall be scheduled to minimize absorption by absorbent materials include
ceiling tiles, carpets, insulation, gypsum products, and fabric-covered furnishings.
The facility shall be positively pressurized. Outside air intakes shall not be
accessible from grade.
Outside Air Intakes shall be located at great enough distances so that
recirculation of pollutants emitted from toilet exhausts, kitchen hoods, flue gas,
and any other harmful or noxious emission are not mixed with outside air
entering the HVAC system.

Acoustical requirements

It is expected that these requirements will be further refined in conjunction with

the consulting sound engineer. The ensuing requirements are a starting point for
further consideration and refinement. The design should consider steps to reduce
road noise from building spaces facing Gallatin Street or exposed to US Route
One. Noise levels could be mitigated by a variety of strategies, including the
placement of exterior noise barriers. Acoustical treatment should be
implemented in the design and construction of the performance space to
enhance sound quality for performances, while minimizing echoes. Soundproofing
strategies should be employed to prevent sound transmission to and from
adjacent corridors, lobbies, and other spaces.
Sound transmission between conference and meeting rooms and exhibit space on
the lower level with the door closed to adjacent spaces or corridors shall not
exceed 30dB. Sound transmission from air terminal devices shall not exceed
(Noise Criteria) NC 25 for the performance space; NC 30 for the training and
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The Arcade: 4318 Gallatin Street, City of Hyattsville

Owners Project Requirements (OPR)
conference/meeting rooms; and NC 35 for the Visitors Center. Sound
transmission for offices and conference rooms shall not exceed (Room Criteria) RC
25; sound transmission for the Visitors Center and exhibit area shall not exceed
RC 30. Sound level for corridors and lobbies shall not exceed RC 40.
A suitable acoustic environment that allows ease of communication, limited
intrusive noise (and resultant distraction) is required for the training and
conference/meeting rooms and the Visitors Center and exhibit area. Ambient
sound levels within all conference rooms shall range from 25-35 NC or less, and
RT (Reverberation Time) falls between 0.8 and 1.2 seconds at mid-frequencies.
Amplified sound is available for the training and conference rooms.

Vibration requirements

Prevent occupants adjacent to HVAC equipment and corridors from sensing

vibrations from structural deflection as a result of occupant traffic, and
equipment operation

Seismic Requirements

Comply with local code requirements

Accessibility requirements

Comply with local code requirements and meet ADA requirements while
demonstrating foresight and consideration in design for the special needs of the
handicapped community. Systems requiring routine maintenance, such as HVAC
and lighting grids shall be designed to provide adequate access and clearance for
all maintenance tasks (ie filter access, sufficient space to remove/replace system
components such as coils, fans, valves, etc). The high ceiling for the performance/
assembly area may make the use of a scissor lift the most expedient maintenance
method. Accommodation for the enclosed exterior storage of such a device would
optimize interior space utilization.

Security requirements

The Construction Manager is to facilitate a consultation between the design team

and the HPD for further specifications well in advance of Design Development

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The Arcade: 4318 Gallatin Street, City of Hyattsville

Owners Project Requirements (OPR)
completion The facility will require CCTV tied into the City of Hyattsville Police
Department (HPD)s camera monitoring system.

Aesthetics requirements

The facility should reflect a context-sensitive and eclectic style consistent with
Hyattsvilles Route One commercial architecture and evocative of its history: one
that conveys a welcoming air and Hyattsvilles participatory community values
while enabling the architects vision for an attractively streamline, easily
maintained interior. Any original architectural features, or structural elements, of
the building that can be retained in situ, without compromising the energy
efficiency and long term performance of the building is desirable.

Constructability requirements
To be determined

Communication requirements

The City of Hyattsvilles building automation system, training, conference, and

presentation needs require robust internet access and wi-fi capability. The
Arcades computer facilities should be networked to the Citys main servers at
4310 Gallatin Street in the most efficient, cost effective, secure manner available.
ATHA Incs office needs reliable internet access as well: and separate router
access for these users should be maintained. Wireless networks shall be
maintained to allow secure network access separate from public internet access.
The Citys Cable television network design should be integrated into the overall
design from the earliest stages. Capacity for livestreaming of scheduled events
and meetings, municipal broadcast production, and recording will be provided.
Municipal digital media storage needs will be assessed and The Construction
Manager is to facilitate a consultation between the design team and the
Communications Manager for further specifications and camera locations well in
advance of Design Development completion.
At appropriate intervals, cell phone signal strength within the facility should be
reviewed for adequacy, and if compromised by any structures or interference,
corrective action should be devised. An intercom or Clear-com communication

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The Arcade: 4318 Gallatin Street, City of Hyattsville

Owners Project Requirements (OPR)
system will enable direct, 2-way communication between the cable television and
performance space control area and key or mobile locations.

Applicable codes and standards

Applicable Local, State, and National Building Codes

Others to be determined in conjunction with the commissioning agent upon the
feasibility assessment for LEED certification

Prepared for the City of Hyattsville by the Hyattsville Community Development Corporation

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