SAMPLE OWNERS PROJECT REQUIREMENTS

DOCUMENT
Healthtown Project #83

Collegeville, New England

March 2004

By: Cx Engineering Associates

Boston, MA
 OPR

Introduction

These Owners’s Project Requirements (OPR) are meant to capture the most

important goals and objectives presented herein of this project from the Owner’s

perspective. This document has been issued at the start of the design development and

will be updated to reflect all significant changes at the 50% and 95% construction

document design submissions. The goals and objectives are specific to this site and

project, but draw upon many lessons learned from previous projects, and reflect not only

corporate objectives but also the goals the community in which the project is being

developed. The OPR cites specific performance and achievement criteria whenever this

criteria is known to reflect best current practice and minimum acceptable standards,

although many of specific baseline benchmarks are not cited herein in anticipation of

their development by the design team. In cases where specific criteria are not cited, the

goals or objectives are meant to be overarching directives to the project team.

This OPR is for a 12, 500 ft.2 pharmacy/convenience store to be built on the site

of a former residential property in Collegeville, New England. The site is to be

developed and the store is to be built and leased back to Healthtown Corporation by the

developer. The lease shall be five years with first right of refusal renewals to Healthtown

in 5 year increments.

This OPR addresses the following areas:

• Background
• Contracts, budget, schedule
• Overarching goals
• Functional uses and program requirements

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 • Construction material, methods and quality
• Communications
• Sustainability issues
• Commissioning
• Operational and maintenance

Background

In March of 2003, Healthtown Corporation entered into an agreement with the

developer QualPro Corporation to develop the site and build/leaseback a

pharmacy/convenience store at the intersection of Life and Death Streets, Collegeville,

New England. This project is store #83 of 135 to be built in 2003.

Contracts, budget and schedule

The agreement between Healthtown and QualPro sets the upper limit of the costs

of site development and project construction costs, as well as the leaseback costs. The

leaseback costs have a range with actual costs to be set after the final cost of construction

is known.

In order to create common goals where conflicting objectives might have

otherwise existed, Healthtown and QualPro have structured a creative contract which

allows them to both benefit from lower up front construction costs as well as from

savings in longer term O&M costs.

The agreement will reflect cost savings below the maximum rate by reducing the

leaseback. The cost saving share ratio is 35% to Healthtown and 65% to QualPro. This

allows the contractor to retain 65% share of any cost savings and the owner to see 35% of

the savings via a reduced lease over two five years terms. The developer is paid a

quarterly fee to maintain the site and building and incurs all energy and maintenance

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costs within that allowance. The developer shares any cost difference below the O&M

allowance at a 65% share rate. This allows the contractor to retain 35% of the difference

between the O&M allowance and the actual O&M costs. There is a detailed scope of

work for the O&M contract. The developer must retain ownership of the building for a

minimum of ten years unless Healthtown breaks the lease.

QualPro was selected as the developer due to the ability to secure the site, local

community relations, and the willingness to accept Healthtown’s project contract terms.

The contracts between Healthtown and QualPro are for site development, shell

and core, and O&M. Healthtown has negotiated national agreements with a specified list

of equipment suppliers for specific materials. There are building protypical drawings and

on-line construction bulletins capturing lessons learned from previous projects. The

design is by firms contracted directly with Healthtown.

The project schedule per the contract is:

• Kickoff March 5, 2003

• Permit Drawings/Foundation Plan March 30, 2003
• Permit June 1, 2003
• Project Substantial Completion Nov. 1, 2003
• Pre-Occupancy Training Nov. 15, 2003
• Occupancy/Store Opening Dec. 1, 2003
• Post-Occupancy Training Dec. 15, 2003

Overarching Goals

1. The project schedule must be met in order to capture the Christmas/New

Year’s consumers.

2. The budget upper limit will not be exceeded.

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 3. The project and business integration shall be a positive experience for the
community. Minimizing the impact of construction on the community and
job site safety is considered to be critically important.

4. The project shall reflect the community needs of a “college town” such as
safe traffic/pedestrian patterns, considerations beyond ADA minimum
provisions, and sustainable design.

5. QualPro O&M staff and Healthtown staff must be jointly trained with
regard to O&M and the contractual relationship of the two parties.

6. Project Quality shall result in a building shell and core with a thirty year
life cycle.

Functional Uses and Program Requirements

• The store shall be 12,500 net square feet.

• The site shall be accessible through two parking lot entrances on diagonally
opposite ends of the lot. There shall be one pedestrian safe passage entrance
to the site from the street. There shall be on storefront entrance and three
emergency exits. The store entrance shall be on the opposite end of the store
from the pharmacy in order to increase retail sales from pharmacy customers.
The pharmacy shall have a drive-up window.

Programming Requirements
Ft.2

• Pharmacy 1500

• Photo Shop 500

• Check-Out 1500
• Refrigerated food 250
• Dry Food 500
• Household 750
• Flex Space – seasonal 1500
• Stationary 350
• Candy/Books 250
• Medical/Toiletries 2500
• Fast Food 250
• Self Health Check 250
• Back Office/Storage 1800
• Mens and Ladies 600
12500

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 • Lighting internal, energy efficient merchandising quality, lighting external, safety
design
• Parking – 1 space/250 sf
• Building occupancy shall be 7 am – 11 pm seven days/wk
• Safety and security are key considerations

Construction Materials Methods and Quality

Healthtown and QualPro have a mutual interest in reducing first cost and

operating costs as driven by savings sharing clauses in their contracts. Additionally

Healthtown is concerned with integration into the community as well as with safety and

aesthetics. Both have perceived costs. QualPro has the additional concern of longevity

for the building and its infrastructure because they will own this project. This is

different than most projects which QualPro constructs for others, but does not own.

However, increased first cost associated with higher quality products and systems works

against the construction costs sharing clauses in the contracts.

After much research and discussion, Healthtown and QualPro agree on the following

construction materials, methods, and quality criteria.

• During construction all vehicles leaving the site will be safety inspected and

washed if necessary in order to avoid impact on the local community due to

overloading and/or dust/dirt/mud.

• During construction there shall be community impact and safety meetings twice

monthly as a minimum allowing residents and officials to provide feedback to the

project team.

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 • From the hours of 7 am – 9 am and 2 pm – 5 pm there shall be a police officer on

duty while the adjacent school is in session.

• The building envelope shall be designed for fifty years life, requiring CMU versus

“dry-vit” type exterior.

• The envelope shall be designed and build with extra care with regard to water

intrusion and snow/ice damage

• Exterior finish metals shall be chosen for minimal maintenance and maximum

longevity.

• All flashing design details shall receive a peer review. Healthtown is concerned

about prior experience where water intrusion was a problem.

• The HVAC system serving the grocery/refrigerated case area will be selected

based upon a 50% relative humidity set point and shall be equipped with a

humidistat and reheat in order to ensure low humidity levels around refrigerated

display cases.

• All rooftop equipment shall be mid to high quality with an expected life of twenty

years.

• The local gas and electric utility shall be consulted relative to the availability of

high efficiency rebates. The guideline for deciding to participate shall be a 5 year

simple payback ROI based upon net costs after rebates and must include all

maintenance cost impacts.

• The lighting systems internal to the store are predesigned by Healthtown.

However, Healthtown will consider the use of alternative energy efficient fixtures

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 if they met the ROI criteria and a demonstration project in a retail store can be

visited to review the lighting quality of the alternative. Exterior lighting shall be

designed with the following priorities:

1. Safety and security

2. Community impact
3. Energy efficiency

• All equipment in the store shall be Energy Star rated if such a rating is available.

• The landscape design shall minimize lateral views of the store. Existing oak and

maple trees at the rear of the property shall be retained and protected during

construction.

• Designers shall specify low flow plumbing fixtures and shall design a roof drain

water reclamation holding tank for irrigation system use.

• ADA compliance shall be exceeded by a minimum of 15% on all clearance

dimensions and additional parking.

• Rooftop equipment shall not be visible from the street level of adjacent property

lines.

• Lighting and HVAC systems shall be microprocessor based controlled.

• All codes shall be met

• A commissioning agent shall be hired and these costs will be split by Healthtown

and QualPro. This agent will be hired early in construction and will provide

services in accordance with ASHRAE Guideline 1, (1996).

• The designers, Healthtown, and QualPro will meet with the sustainability

committee of the college to review the project for additional project concepts.

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 • Prior to final project sign-off by Healthtown, building and equipment

maintenance contracts shall be reviewed and approved or amended.

• Rooftop air conditioning equipment shall only be operated during construction if

filters are installed. Replace construction filters just prior to occupancy.

• HVAC zoning shall be as follows:

o Refrigerated food, dry food, fast food Z1

o Check-out Z2
o Pharmacy/bank office Z3
o Balance of store Z4

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