PROJECT GUIDE
For Designers, Contractors and Users
SFU Burnaby Campus
2011
Project Guide v. 2.0 12/1/2011
Facilities Services Technical Standards Committee
FACILITIES SERVICES
PROJECT GUIDE |
3
Contents
ABOUT THIS GUIDE
8
WELCOME8
AUDIENCE8
ACKNOWLEDGMENTS9
PART A : GETTING A PROJECT STARTED
11
SETTING THE CAMPUS CONTEXT 11
REGULATORY BODIES (DEVELOPMENT AND BUILDING PERMITS)
13
PROJECT DEVELOPMENT AND MANAGEMENT
15
GETTING BASE DRAWINGS AND INFORMATION 18
PART B: DOING CONSTRUCTION WORK ON CAMPUS
21
SCHEDULING OF WORK
21
SITE OFFICE AND ADMINISTRATION
22
TRAFFIC AND LOADING ACCESS
23
ENVIRONMENTAL REQUIREMENTS
24
JOB SITE SAFETY
25
SECURITY OF THE JOB SITE
25
WORK OUTSIDE OF THE CONSTRUCTION SITE
26
PROTECTING EXISTING 26
OTHER RULES AND REGULATIONS
28
PART C: DESIGNING FOR BURNABY CAMPUS SUSTAINABILITY AND GREEN BUILDING STANDARDS
29
29
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NAMING SYSTEMS ON CAMPUS
30
DESIGNING FOR UNIVERSAL ACCESS
31
DESIGNING PUBLIC AREAS & SPECIFIC FUNCTIONAL SPACES
32
SPECIFYING ARCHITECTURAL SYSTEMS
34
SPECIFYING HEATING AND VENTILATION SYSTEMS
39
DESIGNING WATER, SANITARY AND STORM SYSTEMS 41
SPECIFYING FIRE PROTECTION SYSTEMS
42
SPECIFYING ELECTRICAL SYSTEMS (FIRE ALARM, POWER AND LIGHTING)
42
SPECIFYING DATA AND TELECOMMUNICATION SYSTEMS
46
PART D: PROJECT DOCUMENTATION AND EXECUTION 47
OWNER’S (SFU) ROLE AND CONSULTANT TEAM
47
SOURCES OF INFORMATION
47
DESIGN INTERFACE WITH BASE BUILDING (for Renovation Projects) 48
PUBLIC REGULATORY REQUIREMENTS
48
COMMENCEMENT OF RENOVATION WORK
48
DOCUMENTING THE PROJECT: DRAWING AND SPECIFICATIONS 49
DOCUMENTING MECHANICAL PLANS AND CONTROLS
51
OPERATIONS & MAINTENANCE MANUALS
51
SYSTEM CONFIGURATION DOCUMENT
53
PREPARING CONTRACT DOCUMENTATION 54
COMMISSIONING55
SUBMITTING FINAL RECORD DOCUMENTATION
58
APPENDICES59
PROJECT GUIDE |
5
A-1. Burnaby Campus Map
59
A-2. Building List, Names, Official Acronyms and Building Numbers
59
A-3. SFU Legal Map (2011)
61
A-4. Consultant Disbursements Form
62
A-5. Project Initiating Form
66
A-6. Minor Project Checklist
67
A-7. Major Project Checklist 69
B-1. Contractor Integral Work under General Requirements
70
B-2. SFU Burnaby Campus Construction Map
72
B-3. Storm Water Management Standards
77
B-4a. EH&S Safety Procedures-Construction Safety Handout
79
B-4b. EH&S Safety Procedures-Contractor Asbestos Information
81
B-4c. EH&S Safety Procedures-Prime Contractor Handout
82
C-1. Burnaby Campus Climate Data (2011)
84
C-2. BC Building Code Seismic Slope Regulation & Technical Guidance
85
C-3. Energy Standards
87
C-4. Reference Levels by Building Floors
88
C-5. SFU Space Guidelines
90
C-6. SFU Room ID Standards
95
C-7. Door Numbering and Labeling Requirements
99
C-8. Green Standard - Common Area
100
C-9. Green Standard - Offices
103
C-10. Green Standard - Wet Labs
104
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C-11. Green Standard - Washrooms
110
C-12. Burnaby Recycling Bin Location Map
113
C-13. SFU Mechanical Systems Design Checklist
114
C-14. 2011 Energy Efficiency Act 117
C-15. SFU Standard Pipe and Duct Labeling Requirements
119
C-16. Burnaby Campus Mechanical Standards
133
C-17. Interior & Exterior Lighting Fixture Standard Products
151
D-1a. SFU Labeling and Identification System - Equipment Types List
152
D-1b. SFU Labeling and Identification System - Electrical Equipment ID Forms
202
D-1c. SFU Labeling and Identification System - Mechanical Equipment ID Forms
206
D-2. Printing Request Form 220
D-3. Record Submittal Checklist
221
PROJECT GUIDE |
Revisions & Updates
Date
Description
06/30/2010
Final Draft released to Committee for final comments
08/09/2010 Project Guide v.1.0
12/01/2011 Project Guide v.2.0
11/21/2014 Minor Revision
Revision (Page
and Section #)
0
Part A
Disclaimer
Simon Fraser University Facilities Services provides these standards and guidelines
which are to be applied as required in your project but in no way is intended to override
or remove responsibility of the Consultant or the Contractor to provide best practice
and advise on the proper system design or application for a specific project.
Notwithstanding the requirements of these Standards, the Contract and the specific
requirements of the contractual Agreement takes precedence over these standards.
Refer also to www.sfu.ca/fs for most up-to-date standards.
7
8
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ABOUT THIS GUIDE
WELCOME
Burnaby Campus is the main campus for Simon Fraser University (SFU) situated on top
of Burnaby Mountain, The campus enjoys unique environmental advantages such as
cooler temperatures, and natural forested areas surrounding the campus. Sharing the
mountaintop is a thriving residential community called UniverCity development, which
is managed by SFU Community Trust (SFUCT). SFU works in cooperation with SFUCT on
many issues particularly related to site work and planning.
The design principles for American campus urbanism are well articulated in an article
by Stefanos Polyzoides of Moule & Polyzoides, Architects and Urbanists, in an article
titled On Campus-Making in America *(Polyzoides, S. (n.d.)).
We hope that this Guide will help guide you when initiating and carrying out a
construction project on Burnaby campus.
AUDIENCE
This Guide outlines basic information and general requirements for Consultants and
Contractors providing Design and/or Construction Services at SFU Burnaby Campus.
The document is to be read in conjunction with other detailed requirements and
specifications provided by Facilities from time to time, and will be linked to these
documents as much as possible.
Guidelines are not intended to override Construction Specifications or Construction
Contract terms but are meant to inform Designers and Contractors that are unfamiliar
with:
•
SFU’s Design and Construction practices and standard forms of Contract
•
Design and Construction approval processes
•
Building Standards unique to the Burnaby Campus
The Guidelines will aid Departments/Users to avoid unnecessary delays, confusion and
unplanned expenses, while protecting adjacent occupants from unnecessary noise,
disruptions and inconvenience.
The Guidelines should be read in conjunction with other standards and project
specific information provided by Facilities Services (FS). In the event of any conflict
between the Guidelines and more detailed specification section information relevant to
individual Divisions, the conflicts should be raised with SFU’s Project Representative for
clarification.
* On Campus-Making in America.
Retrieved from http://www.mparchitects.com/articles/campusmaking
PROJECT GUIDE |
9
ACKNOWLEDGMENTS
This Project Guide has been compiled by the Facilities Services Technical Standards
Committee with representatives from Development, Operations and with input from
Facilities Administration:
Facilities Development: Larry Waddell, KC Jones, Phil McCloy, Elizabeth Starr, Bill Nelson,
Wendy Lee (Committee Chair)
Facilities Operations: Bohdan Kosteckyj, Ron Sue, Keith Horne, Dana Sundmark, Frank
De Vita, John Briggs, Lawrence Reason
Facilities Administration: Mark Beese, Gerry Lopez
The Project Guide has been endorsed by Larry Waddell, Director of Development and by
Sam Dahabieh, Director of Operations.
Notwithstanding this, the Committee members each assumes the responsibility
for ensuring accuracy of the requirements included in this Guide, and the Chair has
the responsibility for the wording and compilation of the text. Despite the best of
intentions, errors and misunderstandings may arise. The user is encouraged to notify
the Committee through the Chair (e-mail: wmlee@sfu.ca). It is the intention of the
Committee that this Guide will continue to be updated and improved annually and
errors and omissions will be corrected. Special thanks to Sook Suh (e-mail: ssuh@sfu.
ca) who was invaluable in web enabling the Guide, preparing graphics, layout and
assistance with research .
The most current Guide will be uploaded to the departmental web site at www.sfu.ca/fs.
Sam Dahabieh
Larry Waddell
Director, Facilities Operations
Director, Facilities Development
10 | PROJECT GUIDE
PART A | PROJECT GUIDE | 11
PART A : GETTING A PROJECT STARTED
SETTING THE CAMPUS CONTEXT
Description
Burnaby Campus opened in 1965 with 6 buildings (Academic Quadrangle, Convocation
Mall, WAC Bennett Library, Shrum Science Chemistry, University Theatre, Chancellor’s
Gymnasium). Currently, about 40 % of the buildings are over 30 years old.
The campus is laid out based on a master plan design by architects Arthur Erickson
and Geoff Massey. The original buildings were organized on an east- west axis and
constructed of exposed cast in place concrete and glass. More recent building exteriors
have also included wood accents and metal cladding, but exposed concrete continues
to be the dominant architectural vocabulary, forming a harmonious architectural
aesthetic across campus.
There are currently over 60 buildings on Burnaby campus and approximately 346,000
SM (2014 space report). The campus site area within the Ring Road is 174 hectares (430
acres) (see Appendix A-1: Burnaby Campus Map or printable map at www.sfu.ca/fs/
Campus-Facility-Profiles/Campus-Maps.html ).
Building List (2014)
The complete building list, official building names (and acronyms) and building
numbers are attached in Appendix A -2.
Street Address
The whole Burnaby campus has one street address:
8888 University Drive
Burnaby, B.C. V5A 1S6
Canada Post Mail is centrally delivered to Central Stores in Facilities Services Building
and re-directed by internal campus mail to the various departments on campus.
Legal Description for SFU Burnaby Campus
PID: 028-300-131
Note:
Confirm Legal description with Project
Representative for
the specific property.
Lot 1 District Lots 31, 101, 102, 141, 144, 147, 209, 210 and 211 Group 1
New Westminster Land District Plan BCP 45523
(See Appendix A-3 : SFU Legal Map 2011)
Revised November 25, 2014
12 | PROJECT GUIDE | PART A
Climate Data & Geotechnical Site information
The Burnaby Mountain campus is in a distinctly more severe climate than the
surrounding areas of Burnaby and the Lower Mainland. Greater amounts of snowfall and
increased freeze/thaw cycles over the winter season can be expected.
The following information is from the data published in the BC Building Code (2012) but
any later version can be adapted and the more stringent requirements should be used.
Location:
Elevation:
Snowfall:
Hourly Wind
Pressures:
Seismic data:
Burnaby Mountain, Longitude: 122°55’04.960” W, Latitude:
49°16’42.200” N
330 m (Average)
January 2.5% design temp.
-7 degrees
January 1% design temp.
-9 degrees C
July 2.5% design dry temp.
25 degrees C
July 2.5% design wet temp.
17
Degree Days
3100 (Below 18 degrees C)
15 Min. Rain, mm
10 mm
One day Rain, 1/50, mm
150 mm
1850 mm
Annual Rain
1.93
Moisture Index (MI)
Annual Total Precipitation
1950 mm
Drving Rain Wind Pressures,
160 Pa
1/5
Ground Snow Load
Ss = 2.9 kPa
Sr = 0.7 kPa
Probability 1/10
0.36 kPa
Probability 1/50
Sa (0.2)
Sa (0.5)
Sa (1.0)
Sa (2.0)
0.47 kPa
0.93
0.63
0.32
0.17
Peak Ground Acceleration
(PGA)
0.46
(See Appendix C-1 : Burnaby SFU Climate Data from Environment Canada, Appendix
C-2A: BC Building Code Seismic Slope Regulation & Technical Guidance, and Appendix
C-2B: Determining ASHRAE 90.1-2010 Climate Zones)
Geotechnical Site Information:
The soils and bedrock conditions, encountered within the boundaries of the Burnaby
Mountain campus of Simon Fraser University can be described in general terms as
relatively thin surficial granular materials, over Sandstone or Conglomerate bedrock.
Revised November 25, 2014
PART A | PROJECT GUIDE | 13
The granular material is generally composed of loose to dense sands, to sand and
gravel, to a silty sand and gravel containing coarser cobble and boulder sizes. The
thickness of the surficial granular material may range from less than 1 meter, up to
and greater than 2 to 3 meters. The silty sand and gravel is generally of glacial origin
(hardpan), but may also be the result of weathering of the local bedrock.
In totally undeveloped areas, an organic cover of forest litter or debris, and topsoil may
be encountered to depths of 300 to 500 mm. Frequently, however, within developed
areas, organic or mineral fills may be encountered to depths of 3 meters and greater.
The surficial granular material is underlain by Sandstone and/or Conglomerate bedrock.
The bedrock surface may be moderately to highly weathered to depths of up to 2 to 3
meters, with the Sandstone generally showing greater depths of weathering than the
Conglomerate. Depending on the specific location, ground water may be encountered
within a given excavation. However, seepage is generally encountered at the soil rock
interface and can usually be controlled by conventional pumping.
Excavation of the highly to moderately weathered rock can usually be achieved with
the use of conventional, large capacity, track mounted excavators. Deeper excavations
within the less weathered or fresh rock would required less conventional rock breaking
equipment or blasting. Both the Surficial silty sand and gravel and the weathered
zones of bedrock are highly susceptible to disturbance if exposed to water ponding and
construction traffic.
Same Geotechnical reports are available at Facilities Services that maybe helpful in
design, cross-referencing and preliminary scope development.
REGULATORY BODIES (DEVELOPMENT AND BUILDING
PERMITS)
The University Act and the Government of British Columbia
SFU Is constituted under the Universities Act as an independent agency of the crown
and operates under the authority of its own Board of Governors. Operating budgets
and capital funds are provided by the Province of British Columbia. The Ministries
responsible for the University are the Ministry of Advanced Education and Labour
Development and the Ministry of Finance.
The City of Burnaby
Planning of Burnaby Campus follows the City of Burnaby’s Official Community Plan
(OCP) and the City of Burnaby’s Preliminary Planning Approval (PPA) process (in a
simplified version) is followed, including public meeting(s) held on the campus for the
campus community on planning changes.
The BC Building Code (latest edition) and Fire Code is applied on projects, including
the requirements for Schedules from Registered Professionals as part of the permitting
Revised November 25, 2014
14 | PROJECT GUIDE | PART A
process.. Building Permits and all Trade Permits are required from the City of Burnaby.
Contractors are responsible for obtaining all permits and approvals prior to the
commencement of the work. The Contractor(s) shall provide a copy of the permit to the
Facilities Services Representative prior to commencement of the work. Such permits
include, but are not limited to:
•
City of Burnaby Building Permit (all work other than purely cosmetic or nonstructural/ non code-related work)
•
Health Department (where applicable)
•
Sprinkler permit (where applicable)
•
Plumbing permit
•
Electrical permit
Evidence of applicable permits and approvals must be posted at the site, prior to the
commencement of the work.
Refer also to requirements in City of Burnaby Building Department web site for latest
bulletins.
The City of Burnaby and SFU enjoy a cooperative working relationship. Nevertheless it is
difficult, over time, to ensure continuity of message and intent as regulations, practices
and policies on both sides change.
For continuity of message, clarity of intent and ensuring implementation of the long
term vision, Facilities Services MUST accompany ALL consultants presenting documents
or clarifying requirements with the City of Burnaby. Depending on the Project, it is
typically preferred if all communication with Burnaby goes through Facilities.
All meetings with Burnaby must be documented and minutes distributed to all parties
in attendance. Previous commitments or undertakings (on SFU’s part) should be first
reviewed with SFU’s Project representative.
The City of Burnaby Building Inspector conducts field reviews for New Buildings and
Major Improvements in existing buildings.
SFU Departments
Facilities Services Development Manager / Project representative has the responsibility
for determining and retaining the Registered Professional(s) (i.e., architect, structural/
mechanical/ electrical engineer, commissioning authority, and/or other professionals)
required for the design and execution of the Project.
Apart from Facilities Services, a number of University Departments are often consulted
for detailed requirements and approvals during the Design Development and
Construction process, including: Information Technology Services (which includes
data and communications and CaRS), Campus Security, and Environmental Health
and Safety. Other agencies such as the Registrar’s Office and Student Services, and the
Disability Resource Centre, etc. may also be consulted as project applicable.
Revised November 25, 2014
PART A | PROJECT GUIDE | 15
SFU Policies
SFU Policies that relate to projects are listed below. Refer to SFU web site for details and
for latest updates. www.sfu.ca/policies.html
•
AD1-3 Traffic and Parking Regulations
•
AD1-4 Control of Keys and Access Cards
•
AD 1-9 Furniture
•
AD-13-1 Annual Capital Allowance Projects
•
AD13-2 Minor Capital Project Requests (total cost over $1500)
•
AD13-3 Work Orders (total cost under $1500)
•
GP 16 Non-Smoking Policy
•
GP 18 Human Rights Policy
•
GP 22 Fire Safety
•
GP 32 Environmental Management Policy
•
GP38 Sustainability Policy
PROJECT DEVELOPMENT AND MANAGEMENT
Development and Project Management
All capital construction projects on Burnaby Campus are planned, budgeted and
managed through Facilities Services, Development. Maintenance and energy projects
are generally managed through the operations group.
See Appendix A-4. Consultant Disbursements Form.
Consultants
CAPITAL PROJECTS
Capital Projects were traditionally differentiated as major capital, Reweal and
Renovation projects based on project budget (typically $1.5 M). However, requirements
for Renewal & Renovation and/or major projects may apply to either/or both.
RENEWAL AND RENOVATION PROJECTS
Renewal and Renovation Projects Contracts typically (but not necessarily) have a
Revised November 25, 2014
16 | PROJECT GUIDE | PART A
Construction Value of up to $1.5 M and are funded by a variety of sources, such as
through departmental funding, through annual capital budget allowances or provincial
funded smaller projects.
Department funded projects (Renovation & Minor porjects) : To expedite Project
delivery, minimize Consultant costs (that are charged back to the Client Department)
and to ensure institutional standards are maintained, the Departmental Renovations
and Minor Projects Services section may design, tender, award and oversee projects and
construction contracts with its internal staff of Architects, designers and engineers.
See Appendix A-5 : Project Initiating Form.
See Appendix A-6: Departmental Renovations and Minor Project Checklist.
Departmental Renovation and Minor Projects typically use a Short Form Consultants
Contract as well as a Short Form Construction Contract, SFU’s insurance and
disbursement requirements.
MAJOR CAPITAL PROJECTS
Major Capital Projects generally have a value of greater than $1.5M and are directly
funded by the province or through federal programs or through private donors or
partnerships.
Typically a Programmer is hired 6 months before a major capital Project commences to
assist the User Group document their Requirements and to describe these requirements
in a Building Program, defining functional needs and size. This Program then allows
a Quantity Surveyor (Cost Consultant) hired independently from the Design Team, to
establish the Project Budget for the planned new Facility.
Major Projects (major renovations and new buildings)will typically have a full
complement of consultants to design, tender and oversee the construction. Generally,
the consultants are led by a prime consultant architect but may also include overseeing
and coordination of other Consultants retained by the Owner.
See Appendix A-7 : Major Project Checklist .
Major capital projects funded by the Provincial Government are required to be certified
LEED Gold (or equivalent rating system). To achieve this, the project team must integrate
LEED rating criteria as early as possible in the design process to prepare a target
scorecard, and to monitor the design to ensure these goals are met.
PROCURING CONSULTANT SERVICES FOR MAJOR PROJECTS
SFU follows AIT and TILMA requirements for open public tendering. For Consultant work
over $50,000, SFU posts an RFP for Consulting Services on BC Bid.
Revised November 25, 2014
PART A | PROJECT GUIDE | 17
CONSULTANT AGREEMENTS
Typically, the Prime Consultant Agreement is executed under RAIC Document Six (2006)
or most current version, with SFU Supplementary Conditions (refer to Appendix E-1).
The SFU Short Form Consultant Contract may also be used in smaller projects.
Although the project team is generally retained by the Prime Consultant/Architect,
SFU may retain geotechnical consultants, Owner’s commissioning authority and other
specialty consultants such as signage and furniture.
Contractors
Major Projects uses a variety of Construction Contracts and Project Delivery
mechanisms. Most commonly, an Expression of Interest (EOI) or a Request for Proposal
(RFP) is issued on BC Bid for Stipulated Sum or for Construction Management at Risk
(CM at Risk) services. In CM at Risk contracts, the bid terms fix the Contractors overhead
and profit and Division 1 costs. SFU may choose to convert this to a Stipulated Sum
Contract after the sub-trades are tendered and awarded.
SFU typically requires a 10% Bid Bond as well as a 50% Labour and Materials Bond and a
50% Performance Bond on the General Contractor.
The standard form of contract is CCDC2 (2008) with SFU Supplemental General
Conditions for CCDC2 2008. These Supplemental General Conditions outline SFU’s
specific conditions including insurance, liability and dispute resolution.
Pre-approved Contractors
Facilities Services and Procurement Services are working to develop a list of preapproved contractors. Once in place, the intention is that the list will be reviewed and
updated on an annual basis. Contact Facilities Services for more information.
Considerations for Contractors interested in applying for Pre-qualification:
•
For Renewal and Renovation work, the Contractor must demonstrate its capacity and
experience work in Institutional Projects / Occupied Buildings of similar size.
•
Due to its negotiated Non Affiliation Clause with the trade Unions forming the Poly
Party, Minor Capital Projects under $120,000 will only use fully certified, qualified,
union contractors and subcontractors. This requirement applies to all trades that are
reasonably available from union shops.
•
Contractors must be able to qualify for Bonding if required by the contract.
•
All contractors must comply with all SFU Policies and SFU Construction rules and
regulations and fully cooperate with Facilities Services, Campus Security and
Environmental Health and Safety regulations.
Revised November 25, 2014
18 | PROJECT GUIDE | PART A
GETTING BASE DRAWINGS AND INFORMATION
The following information is managed by Facilities Records and is available on request
to Consultants working on projects. To request hard copy drawings or electronic files,
please complete a Printing Request Form and contact Records Services.
See Appendix D-2: Printing Request Form.
[Note : All CAD files provided by SFU are provided for information and reference only,
based on the best available data available at the time of transfer. Field verify the
information as required prior to commencement of any work.]
Available Drawing
Information
Details/Description
Examples Information
Listings
Campus Maps and Site
Plans
Provide all campus information for
the locations of buildings, department and infrastructure services. PDF,
Illustrator & AutoCAD formats are
available
Campus Map/Directory
Signage Map / Emergency
Phone Map/ Wheelchair
Access & Elevator Map/Construction Map/ Recycling Bin
Location Map/ Open Space
Map
SFU Legal Map
Provide the legal description of SFU
SFU Burnaby Legal Map
Burnaby lot. PDF and AutoCAD formats
are available.
Floor Plans / Key Plans
Architectural key plans are available
All buildings
for each building. Key plans are related to a space inventory database in
Archibus and include room numbers,
building numbers and floor level.
Each floor plan & key plans are available in AutoCAD and PDF format
As- built/ Consultant Record drawings
Provide as Built and construction
drawings of major & minor building projects and renovations. All
hardcopy & electronic drawings are
organized by building number and
division code. Available in PDF or TIF
and AutoCAD format.
Revised November 25, 2014
All buildings
PART A | PROJECT GUIDE | 19
Other Record drawings
Provide as-built and construction
drawings of renovations. Hard copies
are kept in flat files in Records area,
digital files may be available in CAD
and PDF. Minor project records are
retained based on File Plan Retention
Schedules
In-house Technologists and
consultants drawings for
renovations of buildings
post-construction
Supplementary Campus
Site Drawings
Provide supplementary drawings &
images based on the site map. PDF &
AutoCAD are available
Building map / Landscape /
Land Survey / Topographic
maps / Aerial photos
Provide all campus underground
services base on the site map. The
utility maps are available in PDF &
CAD format
Central Heating/Compressed Air /Gas / Electrical
/ Fire hydrant / Sanitary
Sewer / Storm Drain / Water
Distribution.
Utilities Maps
Utility data is currently being
converted to a GIS database
and some GIS data may be
available
Reports
Provide specialized information on
physical assets: geotechnical information, facilities conditions, etc. Reports
are stored in the central document
management system (Docushare) as
PDFs
Project Specifications
Provide building specs info provided Building specs and schedby consultants. Available in PDF on
ules
Docushare for some older buildings
(scanned) and for all newer buildings.
Hard copies may be available
Geotechnical reports/ Condition assessment reports/
specialized remediation
reports, etc.
RECORDS MANAGEMENT SERVICES:
A searchable Access database of SFU drawings by building name/number is available
and can be accessed at the self-serve station in the Records area.
Copying & plotting services of documents & drawings are free to SFU members and
consultants. However, for large volume printing, the printing costs incurred by external
printers will be charged back to the requester.
For further request & information services from Records Department, please contact
Irinel Filip at Irinel_Filip@sfu.ca or Sook Suh at ssuh@sfu.ca .
Revised November 25, 2014
20 | PROJECT GUIDE
PART B | PROJECT GUIDE | 21
PART B: DOING CONSTRUCTION WORK ON
CAMPUS
SCHEDULING OF WORK
Hours of operation
SFU’s normal hours of operation are from 8:00 a.m. until 4:30 p.m., Monday through
Friday. Work requiring Facilities Services trade assistance should be scheduled between
8:30 a.m. to 4:00 p.m., bur are subject to negotiations from the Owner’s representative.
Noisy work must be coordinated with SFU, and scheduled typically before 8:00 a.m. or
after 6:00 p.m.
Minimize impact on university events and activities
The university operates year round and critical activities and events must not be
disrupted. Facilities Services may require disruptive construction activities or noise
be shut down on specified days such as Convocations (two times per year, typically
beginning of October and the second week of June. Confirm with project coordinator),
exams (for 2 weeks/ three times per year) and other public events that may occur from
time to time.
Research and experiments (often involving live organisms) run 24/7, 365 days a year and
are NEVER shut down. Consideration must be given and planned for well in advance to
ensure the environmental conditions required for this research is maintained during the
project.
Further details on scheduling of construction activities are provided below.
Revised November 24, 2014
22 | PROJECT GUIDE | PART B
Utility Shutdowns and Service interruptions
Disruptions to existing services (electrical, data, heating, water) must be minimized and
planned at least 2 weeks (10 working days) in advance. Any downtime must be kept
to an absolute minimum. The request must include the specific date requested for the
shut down, the likely duration and the Facilities back up required to ensure smooth shut
down and start up.
All major shutdowns must be shown clearly on the construction schedule. The
number, duration and approximate timing of all shutdowns must be indicated on the
construction schedule. These shutdowns must be coordinated through SFU’s Project
Representative. SFU personnel will be on hand at the shutdowns as required.
Facilities Services must be notified in advance of any work on the structural electrical,
fire alarm, HVAC or plumbing systems. Campus Security must also be notified of any
disruptions to the fire alarm system or areas the contractor is working in that require
devices to be bagged.
SITE OFFICE AND ADMINISTRATION
General Conditions cover basic Contractor mobilization costs, including GC site office
and servicing of the site during the work. An itemized list is attached in
Appendix B-1: Contractor Integral Work under General Requirements.
Contractual Liability coverage
The User’s contractor(s) must show, prior to commencement of work, evidence that they
are adequately and properly covered by insurance, according to the following terms:
That the contractor carries a general liability policy containing a limit of at least.
•
$5,000,000 inclusive of bodily injury and property damage, with property damage
written on an “occurrence basis”
That the User’s General Liability Policy also contains:
•
Cross Liability Clause
•
Severability of Interest Clause
•
30 days Notice of Cancellation to each Additional Named Insured
Permits and Notices
•
Building permits must be posted on site
•
A list of sub-contractors, complete with company names, addresses, and telephone
Revised November 24, 2014
PART B | PROJECT GUIDE | 23
numbers, must be provided to Facilities Services at commencement of work and a
copy available on site
•
For Projects under $120,000 union sub-trades are required. Proof of Standing may be
requested.
Contractor(s) must comply with the requirements of the applicable Provincial Health
Safety Act as well as SFU Environmental Health and Safety (EH&S) office.
Site Office Drawings
The Contractor must maintain a neat set of Issued for Construction drawings on site for
mark up of changes and as-built information. A neat set of as-built mark up drawings,
verified and initialled by the Contractor, must be provided at the end of the project,
together with CAD Record drawings (see Appendix D-3: Requirements for Record
Submittals).
Contractor Parking
Any vehicle owner who requires parking outside of the construction site must make
arrangements with SFU Parking Services to obtain the correct parking permit, and the
vehicles must then be parked in the appropriately designated areas.
Deliveries
All deliveries of materials and equipment must be sent directly to the construction site.
SFU will not receive any items at their Central Stores operation.
Washrooms
Major projects shall provide their own washroom facilities.
In minor projects, Contractor’s employees may use only existing building washrooms
prearranged with the Project representative.
TRAFFIC AND LOADING ACCESS
Construction vehicle Access
SFU Parking Services is responsible for monitoring traffic flow and parking on campus.
Please note there is a 3.7 M. height restriction for access through the Rotunda/
Transportation Centre tunnel . Construction vehicles are NOT allowed to go through the
Rotunda .
See Appendix B-2 : Burnaby Campus Construction Map .
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24 | PROJECT GUIDE | PART B
Loading Area
There are several Loading bay areas on Campus. Review with Facilities the allocated
Contractors drop off areas. The time limit of 30 minutes is strictly enforced unless
previously authorized by Campus Security.
Use of existing building elevators
Should a particular item be of such size or configuration that it is physically impossible
to use the designated route or freight elevators, alternate arrangements must be
reviewed with operations staff.
Staging and Storage
Contractor(s) are restricted to the enclosed construction premises for all work and
storage of all construction materials, tools and equipment.
ENVIRONMENTAL REQUIREMENTS
Maintaining a clean site
All trades MUST clean up after themselves and remove all excess materials from the job
site.
Construction Waste
All contractors are expected to sort and recycle construction waste to meet Metro
Vancouver Build smart standards. Drywall, metals, wood waste, cardboard, etc. must
be recycled. As much as possible, construction waste is to be diverted from landfill.
Packaging must be removed by the Supplier/Contractor and recycled.
In major renewal and new buildings, contractors will be required to comply with LEED
requirements for construction waste diversion including submitting a full Construction
Waste Management Plan prior to starting work on site and making regular reporting to
LEED compliance consultant.
Absolutely no dumping at Facilities Services works yard is permitted without prior
permission.
Managing Site runoff and storm water
For major projects, the Contractor should submit a storm water management plan for
approval, including measures to divert soil erosion and storm water detention and
retention strategies. Burnaby campus is a watershed for adjoining communities and
every effort should be made to avoid polluting the creeks and waterways, including No
Dumping (refer to Appendix B-3 : SFU Storm Water Management ).
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PART B | PROJECT GUIDE | 25
For projects with earthworks, the Contractor must provide wheel-washing requirements
within the Construction zone to avoid salt runoff into the waterways.
JOB SITE SAFETY
SFU Environmental Health and Safety and Work Safe BC
Comply with all requirements of Work Safe BC and safety instructions from SFU
Environmental Health and Safety (EH&S).
During the construction period, the contractor(s) must keep operable fire extinguishers
on the premises, as required by codes and by-laws, and shall be insured for any loss,
whatsoever, of any of their materials. Contractor(s) must also keep adequate first aid
facilities. Safety shoes must be worn at all times. A First Aid Kit must be made available
to all workers on site (refer to Appendix B-4a-4c : EH &S Safety Procedures).
SFU Health Services
SFU has its own Health Services department which is staffed by registered doctors
and nurses. This facility is available in the case of emergencies only. The contractor is
responsible for meeting all of the Work Safe BC requirements with respect to first aid
attendance, etc.
Medical Emergencies
A “Medical Emergencies Procedure” will be provided by the Development Manager/
Project Representative at the initiation of site work.
SECURITY OF THE JOB SITE
Construction site security
Contractor(s) shall be fully responsible for securing the Construction Premises and
protection of the User’s contents throughout the construction period. SFU Security is
responsible for monitoring security throughout the existing buildings. The security
for the construction site is the responsibility of the contractor, but SFU’s Security
department must be kept informed of any unusual situations such as working at night
or off hours.
No security will be provided or compensation paid by SFU for materials or work stolen,
lost, damaged or destroyed.
Construction site access
All access points to the construction site must be double-locked. This means that a lock
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26 | PROJECT GUIDE | PART B
supplied by the contractor and a lock supplied by SFU will be connected together so
that both parties can have access to the area.
WORK OUTSIDE OF THE CONSTRUCTION SITE
Any work which is to be carried out outside of the Construction Site is to be approved
by SFU’s Development /Project Representative prior to the work being carried out.
This approval is to be requested in writing a minimum of 48 hours in advance (unless
it relates to shutdowns of any of SFU’s utility systems, see above). The written request
is to clearly indicate the extent of the area that the work will take place in, a schedule
outlining the sequence of the work and a clear description of the extent of the work (see
Appendix B-1: Contractor Integral Work under General Requirements).
This relates to the parking of any delivery vehicles that will be in place for more than 10
minutes. Proper safety precautions must be in place prior to any work starting. As well,
all routes for pedestrians and vehicles must be maintained or appropriately re-routed.
Where required, the contractor must supply personnel to direct traffic.
Any work which takes place in occupied areas must be clearly shown on the
construction schedule as well as adequate notice given to SFU’s Project Representative.
If this involves working outside of the normal SFU working hours, clearance from
Parking and Security must also be obtained.
PROTECTING EXISTING
Protecting existing HVAC systems
No work shall commence until arrangements have been made with the Facilities
Services for protection of all base building mechanical equipment. If there is any dirt in
the filters, or the heating system, it will be the Contractors responsibility to return them
to their original state in accordance with the Facilities Service’s specifications.
Maintaining access for equipment servicing
Contractors must maintain access panels in drywall walls, ceiling and floor construction
as necessary for SFU personnel access to services or equipment where it is required. The
access panel should be sized to enable easy servicing of the equipment.
Common areas
Any damage caused to common areas of the building (elevators, hallways, floors,
loading bay, entrances/exits, lobbies, etc.) will be repaired at the Contractor’s expense.
Sticky mats will be placed inside and outside the work area.
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PART B | PROJECT GUIDE | 27
Ceiling tiles
If ceiling tiles must be moved to do the Work, they must be removed, piled and covered
neatly to protect them from damage. Facilities Services is not responsible for supplying
or replacing any ceiling tile or damage to T-bar. The General Contractor must inspect
ceiling tile with the project representative before the start of the construction work.
The General Contractor is responsible for the replacement of all ceiling tiles damaged
during construction. Ceiling tile damaged during Construction must be repaired and, if
necessary, replace with tile purchased from the Facilities Services’s stock.
Blinds and window coverings
Damage to roller shades will result in the replacement of the complete blind, at the
Contractors expense.
Poly must be used to seal off working areas to prevent dust migration. Poly must be used
to seal off elevator doors to prevent dust from entering the elevator shaft.
Surplus Light Fixtures
Surplus fixtures must be delivered to Facilities Services in the location within the Building
designated for storage of surplus items.
Doing X-Ray for construction work on Campus
X-rays of existing concrete slabs or walls may occasionally be required to determine if the
area where a hole is planned to be cored for new piping or conduits is clear of electrical
conduit and rebar buried in the concrete.
X-rays must be performed by an agency certified by the Canadian Nuclear Safety
Commission. By law they are required to secure an area for a radius of 50 feet from the
center of the shot. No one is allowed in this area during the time the x-ray shot is made.
The technicians must mark the 50 foot safety zone with signs and caution tape then
check the area for people before making the shot. Anyone found in the area is required to
move outside the 50 foot safety zone before the shot can be made. Personal are on hand
while the shot is being made to ensure no one enters the area during the procedure.
The actual X-ray takes on average 10 to 15 minutes depending on the thickness of the
concrete.
Adjacent departments should be notified. Anyone having materials sensitive to radiation
exposure in their office or lab is required to have them removed from the 50 foot safety
zone prior to the date and times scheduled for the x-ray procedure or have them safely
stored in some protective manner.
Work must be scheduled for early morning or evening to avoid as much disruption as
possible.
All concerns or questions should be directed to the SFU project representative.
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28 | PROJECT GUIDE | PART B
Call before you dig on Burnaby Campus
SFU owns and maintains its own utilities infrastructure on campus. The utilities include
water, sanitary sewer, storm sewer, electrical duct banks, street lighting, gas, hot water
heating distribution mains, and fiber optic cables. Some roads are also designed as
ground water recharge systems. Depending on the location, infrastructure may be
owned by SFU, SFU Community Trust (SFUCT), City of Burnaby and private utility
companies in the public and private road/trails/right of ways.
It is critical to check with SFU Records in Facilities Services for utilities drawings and
engineering information on SFU utilities http://www.sfu.ca/fs/Campus-Facility-Profiles/
Other Contacts:
SFUCT utilities contact Jesse Galicz at galicz@univercity.ca and Dale Mikkelsen at
mikkelsen@univercity.ca
City of Burnaby utilities is online at BC One Call at http://www.bconecall.bc.ca/
OTHER RULES AND REGULATIONS
No smoking on campus
SFU campus is a no smoking zone and no smoking is permitted in any building, within
10 metres of any entrance or air intakes or in loading bays. Smoking is only allowed in
the designated covered exterior smoking areas.
Other Rules
Contractor employees shall abide by all rules and regulations for SFU including the
construction guidelines and any changes thereto that Facilities Services may make from
time to time.
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PART C | PROJECT GUIDE | 29
PART C: DESIGNING FOR BURNABY CAMPUS
SUSTAINABILITY AND GREEN BUILDING STANDARDS
figure C-1: Blusson Hall Courtyard
In addition to LEED certification requirements for major capital projects, Facilities
Services upholds these green building principles to be applied in designing projects:
•
Design and construct green building projects that meet the highest environmental
standards as project budget allows
•
Select environmentally preferable products wherever feasible
•
Design to minimize waste (water, material and energy waste), using integrated
design of systems to reduce life cycle costs
•
Optimize and manage water use
The design team is encouraged to integrate these principles into the design processes
from the beginning to maximize benefits of integrated design.
See Appendix C-3: SFU Energy Standards.
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30 | PROJECT GUIDE | PART C
NAMING SYSTEMS ON CAMPUS
Assigning Building Names
The University Architect/Chief Facilities Officer, in consultation with the Board of
Governors, President and Vice-Presidents can provide and approve official building
names.
At the same time, each building name is assigned a commonly used acronym and 3-digit
building number. Obtain these from Records staff.
Campus Reference Levels
Every level of every building on campus is placed relative to a campus reference level
that ranges from Level 00 (approximately 305 m) to Level 17 (about 370 m), representing
the almost 70 m rise in elevation in the site. Consult with the Project Representative to
designate the reference floor levels.
See Appendix C-4 : SFU Building Floor Reference Level.
Space Standards
See Appendix C-5 : SFU Space Guidelines.
Room Numbering
Tip:
Have room numbers assigned as soon as plans
are fixed so that floor
plans and drawings,
door and equipment
schedules and signage
packages can all be
referenced to the one
set of room numbers
from Send the request
to ssuh@sfu.ca
Building room numbering and floor level standards are critical to provide a consistent
way finding identification system across campus. The same methodology is applied to
both stand alone buildings and to interconnected buildings. To ensure standards are
consistent, Records staff is responsible for assigning all room numbers. The following is
provided for general guidance on basic principles applied:
•
The main building ground entry level is always designated as 1000 level, ascending
by 1,000’s i.e. 1000 level, 2000 level, etc.
•
In a terraced building where grade access might occur at more than one level, the
lowest grade access level is designated as the 1000 level
•
The first level below ground is 100 level and floors below this descending by 100’s i.e.
100 level, 00 level, 0 level.
Exceptions: In service or maintenance buildings, parkades and open air or slab on grade
structures, etc., the ground entry level is designated as 100 level, floor levels ascending
by 100’s, i.e. 100 level, 200 level etc.
•
Each building floor level is also referenced back to a campus wide Reference level,
so that every building on the campus has a reference level relative to the floors of
adjacent buildings. This is a useful mechanism due to the terraced buildings on
Burnaby Mountain.
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PART C | PROJECT GUIDE | 31
•
Consultants are not allowed to assign construction numbers to room floor plans. All
construction drawings must incorporate the final, approved room numbers.
In assigning the room numbers, Records staff will also automatically “reserve” the room
numbers in Archibus, the university space inventory records. Do not assign (temporary)
Project room numbers. See Appendix C-6: SFU Room ID Standards.
Door Numbering
Following Guidelines Appendix C-7 : Door Numbering and Labeling Requirements.
DESIGNING FOR UNIVERSAL ACCESS
This requirement applies to the design and construction of new buildings and
renovation work on existing buildings on campus to make buildings fully accessible and
usable by all the public, including, disabled persons.
SFU’s long term strategic plan is to provide and maintain a primary east west circulation
corridor at the 3000 level as a wheel chair accessible corridor across the campus. Design
attention must be given to circulations paths from parking areas to building entrances,
circulation routes between buildings, as well as circulation corridors within buildings.
The many terraced levels on Burnaby campus can also pose unique circulation
challenges for wheelchair users and special attention must be paid to the proximity of
elevators and appropriate coordination of door hardware with security access controls
along the travel path of wheelchair users.
All Consultants must ensure that all design work (in both new and existing building
projects) provides handicap accessible design as required by current codes, including
but not limited to British Columbia Building Code and Master Municipal Construction
Documents (MMCD). In addition, comply with any additional requirements over and
above code, where directed by SFU project representative.
It is also the responsibility of the primary consultant to incorporate design specifications
that include way finding signage directing persons with disabilities to the accessible
areas and features. All sign work is to comply with SFU Sign Standards as outlined
elsewhere in this document.
During the design phase, the Consultant should arrange with the Project representative
to review access design specifications with SFU Director, Centre for Students with
Disabilities.
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32 | PROJECT GUIDE | PART C
DESIGNING PUBLIC AREAS & SPECIFIC FUNCTIONAL SPACES
Public Circulation and Study Areas
Facilities Services manages all public spaces such as public corridors, atrium, lobbies,
lounges and study spaces. Since campus buildings are often open 24/7, these public
spaces are heavily used, and attention should be paid to designing durable, functional
spaces that are well lit and designed appropriately.
See Appendix C-8 : SFU Green standard - Common Area.
figure C-2: Blusson Hall Corridor
Offices
See Appendix C-9: Green Standard - Offices
Wet -Labs
See Appendix C-10: Green Standard - Wet- Labs
Link to Green Fume Hood web-site .
Washrooms
See Appendix C-11 Green Standard - Washrooms
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PART C | PROJECT GUIDE | 33
Recycling
Within interior spaces, waste receptacles and recycling containers are provided by
Facilities Operations. Convenient Recycling Centers should be created for separating
recyclables including mixed paper, returnable bottles and pop cans, and for other
recyclables such as plastic containers, tin cans, etc.
See Appendix C-12: Burnaby Campus Recycling Bin location Map_2010).
The building loading dock is also the collection point for recyclables. Provision
should be made for the containers for recycling materials which include cardboard,
Styrofoam, etc. Consult with Facilities Waste Management for space arrangement and
figure C-3: Central Stores Loading Bay
requirements.
Custodial Rooms
Custodial rooms are required for every building, equipped with:
•
Slop sink: 3’-0” large on the floor, concrete or a durable fiberglass material with one
temperature control tap, a faucet, and a hose connection.
•
Walls: Locate the slop sink in the corner with ceramic tile (or other completely water
repellent material) on both walls out at least a foot past the edges of the slop sink.
The backer board behind the ceramic tile is Hardy plank.
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34 | PROJECT GUIDE | PART C
•
Flooring: Non slip vinyl with an abrasive strip embedded to prevent slipping.
•
Shelving: A minimum of five wall mounted shelves for storage of janitorial material
and enough space on the floor to store both a janitors mop pail, a cleaners cart with
cleaning supplies and a large garbage can.
•
Lighting: The lighting should be energy efficient and is auto on/off....controlled off
door position indicator switch.
•
Electrical: Duplex outlets, no more than 6 m apart, are required in the corridors and
the classrooms for vacuuming/floor washing machines. Do NOT put janitorial outlets
on any circuits that are used for classrooms, a/v or data.
SPECIFYING ARCHITECTURAL SYSTEMS
Exterior Glazing Systems
Aluminum frames on campus buildings are typically PPG Canada K61213ZX D600 EZX
Dark Moss Green. The alternate is anodized aluminum.
Ceilings (T-bar and drywall systems):
The original campus buildings built in the 1960’s and 70 were imperial. The buildings
after 1990 are metric. Specify matching system grids, and do not use soft conversions for
dimensions.
Ceilings in typical areas are a suspended T-bar system on a 610 x 1220 mm grid for
ceiling tile and light fixtures (except for older buildings which are on an imperial 2’ x 4’
grid)
Limit the use of inaccessible (drywall) ceilings because of the following:
•
There is difficulty in accessing sprinkler and electrical components above drywall
ceiling for maintenance and future renovations.
•
It limits the flexibility of the occupancy of the space on the floor above regarding
changes (i.e. HVAC and electrical).
Access panels (600 x 600 mm. minimum) must be provided as required for access to
electrical, mechanical and sprinkler. Plans must specify, where necessary, access panels
to all valves, fire and balancing damper, VAV boxes (including isolation valves), sprinkler
mains, clean-outs, telephone conduit, etc., in all G.W.B. ceilings and walls. This includes
stubbed-out drainage, vent, and cold water pipes.
Specifying Interior Doors
Matching existing standards within a building is imperative to maintain the consistent
aesthetic across the campus, and should be followed unless impractical, out of
production or non-code complying.
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PART C | PROJECT GUIDE | 35
Tip:
As an alternative to
the standard single
door application
and depending on
the application and
location, the Project
Representative may
approve the installation of a combination
wood and glazed
sidelight in wood
frames, glass entry
door, glass entry
door and sidelight or
double glass entry
doors.
Note that any of
these alternatives will
increase project cost
to the department.
Non-building standard doors may be used only if approved by Facilities Services. Glass
entry door hardware must be ADA compliant and conform to the BC Building Code
2004 and SFU’s Hardware standards.
Due to security failures use of aluminum frames is generally discouraged and should
only be used in places approved by Facilities. When they are used, aluminum frames
must be reinforced with a cross bar or steel, to prevent break-ins.
All interior doors are solid core, and alternatives must be approved by both the
department and the Project Representative.
Door Hardware and Secure Access
Campus Security is the authority to guide the determination of an appropriate security
plan for the building and the appropriate level and type of security measures to apply.
Campus Security must be consulted regarding all access control devices.
The following general guidelines are provided:
•
Wherever possible, all exterior building entrance and exit doors must have a
proximity card reader and be wired back to Campus Security for electronic lockdown.
•
Campus Security provides the Project (as a Project cost) with permanent Abloy cores
and specifies the key schedule. The Contractor as part of the Project cost installs the
permanent cores. All lock sets must be keyed to the building master system.
•
Locking hardware on required egress doors from a suite are required to comply
with BCBC Article 3.3.1.12 and shall be operable with one hand and one releasing
operation. If / where threat of break in is a concern, request to exit devices should be
installed to send an alarm back to Campus Security.
Keys & Cylinders
Facilities Services through Campus Security will provide building standard cylinders and
two keys for each building standard demising door which must be keyed to the Building
master system. Construction cores are provided by the GC in Major Projects. Lockable
interior door(s) must have the lock(s) key-coded to the Building master-key system, for
maintenance and emergency access. Any ‘exception’ requiring special or high security
locking must have the approval of Facilities Operations to ensure janitorial and/or
emergency access are provided as required.
Standard specification is for Permanent Schlage lock sets (installed by General
Contractor) with Abloy keyways (installed by the university).
Door numbering is done early in the project and alphanumeric door tags related to
the room numbers are assigned at that time. Door tags are installed by the project and
coordinated with Campus security.
All requests for keys should go through Campus Security, who will require written
authorization and a deposit from the User. All doors are required to be on the building
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36 | PROJECT GUIDE | PART C
standard key system.
User Individual Access Control / Security Systems
Campus Security must be notified if any ‘individual security system’ is being
contemplated by a Departmental office. In general, the Burnaby Campus has an open
door 24/7 policy and corridors are treated as streets, allowing access through to a
variety of Departments. Access control on corridors is not generally encouraged and will
only be granted on an exceptional basis.
If requested, the Campus standard security card access system can be extended to the
Departmental User entry door at the User’s expense. The installation must include tying
into the Building fire alarm system so the lock will release upon a fire alarm signal. Refer
to Sentence 3.4.6.15(4) of the BC Building Code 1998 regarding releasing requirements
for the electromagnetic locking devices on exit doors.
Campus Security and Facilities Services must ensure verification that the installation has
been tested and operates correctly. Note that electromagnetic locking devices on exit
doors may have been provided on the buildings on an equivalency basis.
Interior Finish on Exterior Walls
The interior finish on exterior walls 5/8” or more shall be drywall with a paint finish.
Contractors shall not fix to or puncture the exterior drywall membrane for the
installation of partitions, furniture, electrical outlets, etc.
Demising Partitions (between Departments and as designated)
As a standard, demising partitions to delineate between Departmental areas must
be full height and typically 64 mm steel studs, with 64 mm batt insulation fill (where
required) and 16 mm drywall each side; taped, up to the slab above, as a minimum on
one side. Apply acoustic sealant along the perimeter.
Inter office security is paramount in faculty offices and the demising walls should
continue to underside of the slab, not stop at the suspended ceiling.
Corridors and/ or any paint in common areas is generally required to be SFU white.
Deviations may be allowed in paint colour finishes on the interior side of the demising
partitions, subject to Facilities Services’ approval. Costs are estimated not only to paint
initially, but to repaint, should the room occupant and/or department is moved.
Confirm if fire fighting provisions pertaining to distances for access by a fire hose might
impact the requirement for fire separations. Contractor should confirm dimensions on
site when abutting existing walls. Gypsum board surfaces are generally NOT to receive
vinyl, fabric, or other wall covering.
Partition walls should be aligned with window mullions, but should not be attached
to the mullion. Care should be taken in the connection design to permit removal of
interior partitions without damaging the mullions.
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PART C | PROJECT GUIDE | 37
Sound Transmission
The following methods are acceptable to reduce sound transmission between offices:
•
Additional layers of G.W.B. applied to partitions above and below ceiling.
•
Acoustic wall covering applied on Departmental side of area.
•
Studs increased to 89 mm with 89 mm acoustic batt insulation.
•
Lead sheath laminated between G.W.B. and extended above ceiling.
Flooring
Typically resilient flooring is either sheet vinyl with heat welded seams, linoleum
heat welded sheet goods or tiles such as rubber. Bases are typically 4” black rubber.
Resilient flooring (including seams) should be sealed. Flooring with raised profiles are
discouraged at this time.
Tip:
Furniture and case
goods are provided as
part of major capital
projects. Minor capital
projects do not fund
furniture ; these must be
paid for by the department. To assist users in
maintaining and keeping up the furniture on
campus, Facilities Services maintains a Furniture Access database of
furnishings acquired in
major projects.
Generally, purchasing
agreements negotiated during tender
will include buying
agreements for some of
the specified products
for fixed periods of time
following completion of
the project.
Departments can
take advantage of this
preferred pricing for
procurement of small
quantities not originally supplied with the
project. Contact the
Project Representative
or Procurement Buyer
for details.
Polished concrete floors are a good option for corridors and public circulation areas for
maintenance as well as a environmentally preferred choice. Polished concrete floors
must have a 2” topping, poured separately from the structural slab.
Carpet is generally discouraged and will be provided only if funded by the Department.
This is due to higher cost to replace, maintain and clean carpets and the higher
custodial costs which may be charged back to the Department. Where carpet is
requested, only modular carpet tile should be specified.
Where carpet tiles are to be installed, use a premium grade, low VOC (solvent free)
acrylic waterproof release type adhesive as recommended by carpet tile manufacturers.
The User shall tape all raised floor joints with painters tape prior to carpet installation.
Finished flooring in office and classroom areas should be installed before the walls
are installed, allowing for ease of removal and adjustment back to the original
configuration.
Furniture and Case Goods
Systems furniture is generally discouraged because of their high initial capital cost, the
increased maintenance costs to stock parts and replace broken components and the
costs to reorganize new layouts.
Many of the case goods for classrooms and offices are supplied by Calstone which has
a reliable track record for institutional quality furnishings. Consultants and users are
encouraged to consider specifying these products as Calstone has a take back policy
that returns goods rendered surplus due to reconfiguration of space. The products are
returned to the plant for refurnishing and reassembly into new product.
Millwork
For major projects such as new buildings and major renovations, new millwork should
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38 | PROJECT GUIDE | PART C
be specified as Custom or Premium Grade, as outlined in the AWMAC (Architectural
Woodwork Manufacturers Association of Canada) Standards Manual, complete with
a two year AWMAC Guarantee on all millwork and wood doors and frames. In minor
projects and small renovations, often involving existing millwork to be modified, this
requirement does not apply.
Blinds and Sun Control
Tip:
Blinds can help keep
heat in (in winter) and
help to save energy. Departments and individual Users are requested
to close the blinds at the
end of the day
Standard window coverings on the campus are roller shade blinds which should be
provided on all exterior windows. The roller shade blinds typically are not to be removed
or altered by Contractors or its sub contractor(s).
Departmental generated projects must protect the blinds with plastic bags, as part of
their projects expense, during renovations. If existing blinds need to be taken down to
install partition walls, the cost is borne by the project.
Departmental and Room Signage
SIGNAGE PROVIDED BY THE PROJECT:
•
Standard elevator lobby directional signage
•
Departmental entrance door
SIGNAGE PROVIDED BY THE DEPARTMENT/USER (COORDINATED BY FACILITIES):
•
Departmental/ User ID signage on the main floor lobby directory.
Irrespective of who funds the signage, all Departmental signage must be approved
by Facilities Services before installation. Departmental signage requests can be made
online by completing a sign request form to Facilities Operations. For departmental
funded signage, it is recommended that the Department provides drawings of the
proposed signage to the Facilities Services representative before fabrication begins.
SFU Burnaby signage standards are currently being updated with the new SFU logo.
Departments are strongly discouraged from using scotch tape etc to tape paper signs
to the walls and doors as they destroy the wall surface and ultimately, detract from the
overall appearance.
Refer to Appendix C-18: SFU Interior Signage Guidelines
Room and Door Numbering/Labeling
For rooms within a larger room and which are only accessible through the larger room,
the interior rooms have a decimal designation off the main room number (e.g. 103.1).
Room doors should have the same number as the room (e.g. 103A door for 103 room).
For rooms with more than one entry door, add a unique alpha reference (e.g. 103A,
103B, etc.) for each door.
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PART C | PROJECT GUIDE | 39
Every Project must provide and install lamacoid labels designating the door number on
every door supplied on the project. The label is to be applied on the upper hinge side of
the door. Consult with the Project Representative on labelling standards and supplier .
See Appendix C-7 : Door Numbering & Labeling Requirements.
Specifying Elevator and Loading Dock Equipment
ELEVATOR SPECIFICATIONS
There are about 65 elevators of various types and manufacturers on campus. The range
of elevators include hydraulic and traction type, accessible and freight elevators. The
majority of these units are maintained by Kone under the current maintenance contract.
There are 7 elevators in the Residence buildings that are currently maintained by
Otis. There are projects budgeted each year to upgrade elevators, as well as aesthetic
improvements.
There are loading docks and receiving areas at most of the academic buildings on
campus. The main receiving point on campus for deliveries is Central Stores in the
Facilities Services Building.
SPECIFYING HEATING AND VENTILATION SYSTEMS
Specifying systems to be compatible and consistent with existing mechanical systems is
essential. Systems must integrate high efficiency performance standards to save energy
for the University wherever possible. Components must be of industrial quality and
designed and installed to facilitate access for maintenance.
Refer to Appendix C-13: SFU Mechanical systems Design Checklist
See Appendix C-14: 2011 Energy Efficiency Act for standard regulation.
Central Heating and Ventilation system
The majority of the campus is heated from 5 gas fired boilers in the Heating Plant
centrally located in the basement of the Library building. There are 4 main campus
heating zones. The heating mains are typically not buried underground but run through
the interconnected buildings, parking garages and service tunnels. Recent progress has
been made to provide sub-meters at each building entry point to better understand the
energy consumption on campus and contain rising energy costs.
Individual buildings are serviced by Air Handling Units (AHU’s) to distribute conditioned
air throughout the space. Air Handling Systems generally control the temperature of
the spaces and the amount of fresh air make up required. These functions are generally
controlled through the Building Automation Systems or DDC system.
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40 | PROJECT GUIDE | PART C
Piping
All heating, chilling and domestic water lines must be insulated regardless of the length
of run and must be labelled to SFU standard pipe and duct labelling requirements
See Appendix C-15: SFU Standard Pipe and Duct Labeling Requirements.
Cooling
No cooling is generally required or provided for general use spaces; cooling is restricted
to spaces with specific user requirements e.g. for controlled environmental needs to
support research and equipment. This no-cooling policy reduces energy consumption
and energy costs of the university by taking advantage of the cooler temperatures of the
mountaintop campus to maintain temperatures at a comfortable level.
DDC Temperature Control
The temperature control or Direct Digital Control (DDC) system is part of the Building
Management Control System across campus. The DDC system has been installed to
gain more efficient control of heating, ventilation and air-conditioning (HVAC) systems.
Wall mounted temperature sensors have been located on each floor and all sensors,
controllers and actuators are electronic and tie directly into the control system for quick
response and reporting. The control system is monitored at Facilities Services during
normal hours and at Campus Security offices during off hours.
figure C-4: DDC Control System
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PART C | PROJECT GUIDE | 41
GENERAL
All DDC based controls shall be interfaced with the existing DDC Andover and/or Delta
control systems. Andover system shall be installed and/or installations supervised
by Houle Electric Ltd. Delta system shall be installed and/or installations supervised
by ESC Controls Ltd. The company present service contracts guaranty the system
operation.
All installed control equipment shall be of the same manufacturers with the latest
technology updates and backward comparable capabilities.
All control software shall have existing/comparable control algorithms and logic that
can be easily custom built or adjusted by users.
All modifications of the existing DDC controls and new controls shall be updated with
the latest available technologies and revise existing graphics to include changes.
All new control points shall be connected to the closest existing or new Infinity
Andover or Delta control panels if spare points are available. When existing panels
are full, then new Infinity Andover or Delta control panels with minimum 8 input/
output points shall be installed. New panels shall be capable of interfacing with existing
systems.
Any new panels shall be located in the mechanical rooms.
All required up-grade of existing controls graphical displays and all related cost shall be
included in the project scope of work.
COMMISSIONING
Commissioning shall meet ASHRAE Commissioning standards. For new buildings or
major renovations, commissioning shall comply to LEED requirements.
The Controls Contractor shall assist Electrical Contractor during the variable frequency
drive start-ups and testing.
Controls Contractor shall assist Balancing Contractor during the balancing, start-ups
and testing of mechanical systems.
See Appendix C-16 : Burnaby Campus Mechanical Standards.
DESIGNING WATER, SANITARY AND STORM SYSTEMS
Water Tower
The City of Burnaby supplies the Water Tower which acts as the reservoir to provide
domestic water as well as water provisions for fire fighting for campus buildings. From
the Water Tower, water is distributed to campus buildings and is limited to a constant
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42 | PROJECT GUIDE | PART C
pressure of about 80 m(68-110 psi).
Water, Sanitary and storm systems
Domestic water, sanitary and storm systems are connected to the City of Burnaby
services. Back flow protection is provided on the domestic water service.
Facilities Services is a certified Water Purveyor for the campus and does regular water
quality testing of the potable water supplied on campus.
Refer to Appendix C- 16 : Burnaby Campus Mechanical Standards.
Specifying Plumbing Systems
Connection points for water, ventilation and sanitary stacks are to be centralized in
building core service areas. Departmental renovations affecting plumbing should
always be coordinated through Facilities Services to ensure that system compatibility is
maintained.
Water supply lines to User facilities shall be tied into existing valves located in the
Building core service areas. Separate isolation valves are to be provided for each
User premises. Hot and cold water lines must be insulated with preformed fiberglass
insulation.
Plumbing fixtures for washrooms and shower stalls must be low flow type to conserve
water.
SPECIFYING FIRE PROTECTION SYSTEMS
The buildings pre 1990 are generally not-sprinkled. Facilities Services is working to
increase the number of sprinkled buildings on campus.
SPECIFYING ELECTRICAL SYSTEMS (FIRE ALARM, POWER AND
LIGHTING)
Fire Alarm Systems
SFU is equipped with Simplex and Honeywell Fire Alarm Systems.
Each building has a standalone single stage addressable fire detection and alarm
system. The fire system panels are generally either Honeywell CLS 3000, FS 20, FS 90 and
Simplex 4100 models. The annunciator panel is situated at each building entrance. All
Honeywell panels are networked together to the ebi front end monitored by security.
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The Simplex panels are similarly monitored by a separate head end at Campus Security.
Some buildings are sprinkled, most are not.
Gas detection systems exist in some labs, the boiler plant and in cafeteria kitchens.
Honeywell currently holds the contract to perform annual testing services on the
Honeywell and Simplex fire systems. Facilities electricians perform the monthly tests
and the end device testing for the annual verification. Honeywell reviews this testing
and signs off, noting any deficiencies. Any emergency maintenance or repair on either
system requires a call out to Honeywell or Simplex.
Power Distribution System - High Voltage
The main incoming electrical service is dual 64 kV fed overhead up the east side of
Burnaby Mountain to a main substation. Two 20 mVA transformers step this down to
12 kV. Three sets of dual 12 kV underground feeders run from the substation to three
receiving substations (Transportation Centre, Saywell Hall and TASC1). From there the
12 kV main and transfer feeder daisy chain from building to building using junction
boxes to tap off.
Each building has a 12 kV substation fed from the main and transfer feeder through load
breaks and 12 kV main breakers. Most building substations use EPE supplied equipment
so the architecture and equipment is standardized across the campus. Over time, most
of the original 12 kV oil breakers have been upgraded to more reliable vacuum breakers.
The step down transformers are cast coil, a longer lifetime variation of the dry type
units. Transformers mostly step down to 480 Volts which is the standard building
distribution level. There is virtually no 347/ 600 V distribution at SFU Burnaby. Some
transformers step down to 120/ 208 V directly.
There is a capital plan to pro-actively replace substation transformers in the 6 or 7 oldest
buildings with new units due to the fact that they exceed their rated lifetime.
Power Distribution System- Low Voltage
From 480 V, buildings use smaller distribution transformers ranging from 30 kVA to 225
kVA to convert to 208 V. These are gradually being replaced with more energy efficient
harmonics mitigating units as they reach end of life. There is a capital plan to replace the
bus and breakers in large 480 V and 208 V panel boards in the oldest buildings, as these
components have reached end of life.
The 480 V panels have recently been scanned with infrared to find overheating points.
The report listed deficiencies which are being rectified by electrical staff. The 208 V
panels have not been infrared scanned, but will soon have PM routines applied to them.
Due to the architecture of many of the buildings there is a significant amount of surface
mounted lighting and electrical components on concrete. There is very little raised floor
area except for data centre floors.
All power wiring must be in conduit with the exception of drops to luminaires. The
length of BX cable in the ceiling space per drop is not to exceed 10 feet. Where
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44 | PROJECT GUIDE | PART C
aesthetics of running surface mounted power is important, Wire mold (not panduit)
shall be installed rather than conduit. Where there are visible junction boxes recessed in
concrete, they should have a decorative cover, not a galvanized metal cover.
Emergency Power
Most buildings have a dedicated standby emergency generator that serves the life
safety and other power requirements of the facility. The generator may be either 480 V
or 208 V and range from 25 kW to 1000 kW. They feed the emergency load through one
or more transfer switches. Generators are tested monthly on load, and annually using a
dummy load. There is about 7000 kW of diesel generator capacity over 19 units. Average
loading levels on these units is about 50 %. Some generators only serve life safety (fire
system, emergency lighting) and others serve elevators, lab equipment etc as well. A few
generators serve more than one building. Three Residence buildings have no generator
backup, McTaggart Cowan, Hamilton Hall and the Townhouses.
Generators are designed to start automatically and power the load within a minute of a
power outage.
Lighting- Interior
(Refer to Appendix C-17: Interior Light
Fixture Standard Products)
The following is a minimum standard base
building lighting standard. The User’s
lighting layout shall be reviewed and
approved by the Facilities Services’ electrical
consultant.
Building standard office/ classroom floor
light fixture is a recessed fluorescent 2X2
fixture with one electronic 120/ 277 V
ballast per fixture. Preferred fixture for this
application is the Ledalite Pure FX line. Basic
design lighting level will be an average
minimum of 50 foot candles at desk level on
an open floor basis.
figure C-5: Interior Lighting in TASC 1
All recessed or suspended fluorescent light fixtures must be seismically restrained. Most
base building fixtures are connected to a low voltage lighting control system. Some of
the older buildings use GE relay panels, others use Douglas panels. A few buildings have
no low voltage control. One renewed building is using a new “Encilium” lighting control
system that does not use relays, but networked control devices on each fixture.
Existing building 4 foot fluorescent fixtures are lamped with 2 x 28 Watt - T8, 3500 K,
85-87 CRI lamps. Most buildings use T8 fixtures, but several newer buildings have T5
fluorescent lamp systems.
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PART C | PROJECT GUIDE | 45
There are a large number of compact fluorescent recessed and surface mount fixtures,
particularly in public areas. Most mercury vapour fixtures have been replaced with
newer type lamp sources. There is minimal incandescent used on campus with the
notable exception of lecture theatres. The perceived requirement to use dimmable
lamps has hindered the replacement of these incandescent with a more efficient
alternative. There is much research underway to find a more efficient dimmable light
source for lecture theatres, art galleries and display areas.
Lighting – Exterior
(Refer to Appendix C- 17 : Exterior Light Fixture Standard Products) Until recently, most
street, parking lot and walkway lighting used pole mounted high pressure sodium
and metal halide fixtures. Much of the system is fed from 277 and 480 V circuits,
controlled by time clocks in various electrical rooms. This plant is at an age where
there is significant maintenance to keep fixtures operational. Some fixtures are in poor
condition, and many did not meet the “Dark Sky” requirements.
Over the last few years there has been an initiative to gradually replace the oldest
poles/ fixtures and lighting bollards with new technology LED fixtures. Some streets
and walkways have been converted to LED with great success, improving aesthetics
as well as safety and security at night. Some parkade fixtures have been converted to
LED fixtures, and there are plans to complete the conversion in future. Parking lots have
not yet been upgraded to LED, but several areas are being tested with new fixtures on
existing poles. Some street sections that were not previously illuminated have had new
poles and fixtures installed.
Wall mounted high pressure sodium fixtures on building perimeters are gradually being
replaced with compact fluorescent wall pack fixtures.
figure C-6. RUUD / BETA Exterior Lighting Fixture
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46 | PROJECT GUIDE | PART C
Lighting – Controls
Most buildings with GE or Douglas systems were standalone, with no remote
monitoring or control. The policy now is to interface these lighting control systems to
the building DDC system. This allows remote monitoring and control of lighting zones
from one point. Sweep off schedules for evenings and weekends are applied to these
buildings. As well, touch screen light control points are being trialed as an alternative to
central switches.
Buildings without central low voltage lighting control, such as the Academic Quad
require a different solution. Concourse 3000 level lights have had no control except at
the circuit breaker. These breakers are being replaced with motorized type that can be
controlled remotely through connection to the DDC system.
There have been recent projects to greatly increase the number of occupancy sensors
controlling lighting in offices, classrooms, washrooms and other spaces. There will be
more application of occupancy sensors in the near future. Photocell sensors have not
been widely used to control lighting in areas that have a large daylight component.
Gradually these lighting zones will be upgraded to day lighting control.
Outdoor lighting is controlled by individual time clocks in various electrical rooms, with
the inevitable problems in adjusting schedules. A wireless clock system is proposed
to replace wired clocks on campus with wireless equivalents. The radio transmitter
that would sync the clocks could also control wireless relays, which could replace the
individual time clocks. Central control of outdoor lighting circuits would be possible for
the first time.
Plenums
All exposed wiring located in a supply or return air plenum is required to have a FT-4
rating or enclosed in a noncombustible raceway (conduit). Other requirements for
plenum spaces must comply with Article 3.6.4.3 of the BC Building Code 1998.
Heating, ventilation and air-conditioning (HVAC) and plumbing specifications
SPECIFYING DATA AND TELECOMMUNICATION SYSTEMS
Consult with Information Technology (IT) Services on specific requirements.
Network Cables and Wires
Any cables and wires should be installed and secured in an orderly, logical manner.
Neither exposed wires nor exposed BX are allowed. All exposed wiring must be run
in conduit, perpendicular and parallel to walls and ceilings. Routes of any exposed
conduit, particularity in public corridors, must be reviewed and approved by the
Owner’s Representative prior to proceeding with the installation. All possible measures
should be taken to avoid ever exposing conduit in a public area.
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PART C | PROJECT GUIDE | 47
Telephone/Communications
Departments/ Users are required to make arrangements directly with Information
Technology (IT) Services for supply and installation of their voice and data systems.
Plenum approved cable must be used when a conduit system is not installed.
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48 | PROJECT GUIDE | PART D
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PART D | PROJECT GUIDE | 49
PART D: PROJECT DOCUMENTATION AND
EXECUTION
OWNER’S (SFU) ROLE AND CONSULTANT TEAM
Facilities Development will only engage qualified Designers and Engineers for
structural, architectural, mechanical (heating ventilation air-conditioning), fire
protection and electrical designs for work on the Burnaby Campus. The Consultant’s
services includes inspection of construction and consultation on problems arising
during construction. Changes to the Contract must be approved by the various
Consultants before submitting the proposed Change Order to SFU’s Owner’s
Representative/Project Representative.
Only SFU can approve an equivalent or alternate product or approve a Change Order.
On Projects where an Architect is the Prime Consultant, they are required to be the
Payment Certifier. The Consultants and Contractors may not make changes without the
above approvals.
Designers and Consultants shall prepare drawings for acceptance and written approval
and sign-off by the Facilities Services Project Representative. Design Consultants
shall familiarize themselves with all relevant regulations applicable to the design,
construction, use of material, and operations of the Premises, including the B.C.
Building Code, the amended National Building Code and Occupational Environmental
Regulations. The design of the improvements must comply with these and other
relevant regulations.
SOURCES OF INFORMATION
Further information can be obtained from Facilities Services’ Project Representative,
Facilities Services’ Record Services and web site (www.sfu.ca/fs), Information
Technology (IT) Services, Campus Security and Environmental Health and Safety.
It is the responsibility of the Consultants to verify site conditions and to obtain the
relevant building code information required.
DESIGN INTERFACE WITH BASE BUILDING (for Renovation
Projects)
Advise Facilities Services as soon as possible, and in writing, of any changes
contemplated changes affecting the base building systems. These changes may impact
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50 | PROJECT GUIDE | PART D
air distribution and balancing, lighting controls, exiting, etc. of the building systems.
Drilling of holes in the aluminum window frames is not permitted.
Maintain safety clearances to comply with building codes and city regulations, with
respect to access to Fire Department valve cabinets.
PUBLIC REGULATORY REQUIREMENTS
Drawings and specifications must comply with applicable building codes, City of
Burnaby by-laws, and statutes.
COMMENCEMENT OF RENOVATION WORK
All drawings for renovation work on campus must be reviewed and approved by
Facilities Services.
Facilities Services Owner’s Representatives will provide guidance or advice to Designers,
Contractors and Users. Approval to proceed with construction will not be given until all
information and engineering drawings and necessary permits are obtained. The steps
to be followed prior to construction start include:
•
Site visit and verification of design information
•
Concept Plan Approval to confirm Building Code compliance
•
The User’s final working drawings shall have been approved by the Facilities Services.
•
The Consultants shall have obtained all necessary approvals and permits from all
regulatory bodies having jurisdiction over Improvement work and evidence of all
such approval and permits shall be provided to the Facilities Services.
•
Contractor and sub-contractors working on Projects under $120,000 shall be fully
qualified and union members in good standing.
•
The Contractor shall furnish proof of insurance as required by Facilities Services in the
format approved by Facilities Services and SFU’ Risk Manager.
DOCUMENTING THE PROJECT: DRAWING AND
SPECIFICATIONS
Architects/Designers
As/if required, Facilities will engage a Registered Professional to prepare drawings which
are necessary for the construction of the Improvements.
Consultants shall inform themselves regarding By-law and code requirements before
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PART D | PROJECT GUIDE | 51
preparing drawings.
By giving approval to such plans, Facilities Services does not waive the Consultants
responsibility to ensure that any and all Improvements meet building standards with
respect to design and/or construction.
Preparing documents to meet Departmental standards
The detailed requirements below are primarily listed for minor projects such as
departmental renovations. Major projects have extensive documentation requirements
that will be reviewed with the Owner’s Representative.
Standard Drawing Requirements
•
Standard sheet size: ARCH D 24” x 36” (in major projects, drawing size as reqd.)
•
Standard Title Block Information
•
Building Name, floor and room numbers as applicable
•
Project Name and Number
•
Sheet Number
•
Drawing File Number
•
Revision History – revision number and date
•
Drawing Phase (IFT, IFC, Records, etc.)
•
Consultant Information
Drawings and specifications are required to be sufficient in scope and detail to
fully depict the proposed Improvements and their relationship to the Base Building
construction.
Drawing Information
Drawings shall consist of at least the following (as a minimum):
•
Floor Plan (1:100 scale minimum)
•
Show the Premises in relation to the corridors, stairs, fire extinguisher cabinets,
partition, doors, etc. as well as all built-in furniture and fixtures.
•
Reflected Ceiling Plan (1:100 scale minimum)
•
Show partition layout, lights, sprinklers, etc., including modifications proposed to the
Base Building systems.
•
Sections at 1:50 to 1:20, indicate partition details, doors, etc.
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52 | PROJECT GUIDE | PART D
•
Room Finish, Door and Hardware Schedule, indicate all elements including keying
which must be to building standard.
•
Mechanical Plans
•
Electrical Plans
•
Telephone, Data and Power Outlet Plan at 1:100 scale (minimum), indicate with
dimensions, location of all telephone, data and power outlets.
Specifications
Detailed specifications are required, naming the manufacturers, colours, dimensions,
construction methods, schedules, etc.
Specifications should follow Master Format 2004.
Specification volumes double sided spiral bound.
Room Finish, Door and Hardware Schedules
COMPLETE DETAILS
SFU Locksmith will specify key locksets with reference to building’s master system. SFU
will provide the room numbers for all the rooms on a set of drawings. This typically
occurs during Design Development as soon as the wall locations are confirmed. No
construction numbers are allowed on any drawings. SFU has very specific hardware
standards (Attached in Appendix E-2A, E-2B ). No deviation from these standards is
allowed without permission in writing from both FS and Campus Security.
Telephone, Communications and Security devices Plan
(1:100 scale minimum) SFU requires the low voltage consultant to be a firm that
specializes in data, voice and security. Ideally this firm is independent from the electrical
consultant firm.
The electrical consultant provides the infrastructure (conduit and cabling) for all
the low voltage wiring. The IT drawings indicate all the locations of all telephone,
communications and security devises with dimensions and special computer and
communications equipment noted.
DOCUMENTING MECHANICAL PLANS AND CONTROLS
For renovations, Indicate changes to the Base Building systems and include appropriate
specifications.
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Final Control Diagrams
Provide before acceptance in both hard and soft copy. Show:
•
Changes to contract documents as well as addenda and contract extras
•
Changes to interface wiring
•
Major routing of conduit
•
Signal levels, set-points, reset curves, schedules
•
Where possible, bind with specified Operating and Maintenance Manuals
•
Provide listing of alarm messages.
•
Provide soft copy of updated drawings on system and soft copy back up.
•
Provide 1 non fading “as built” copy showing control and/or adjustment procedures.
Seal in plastic laminate in rigid metal bound loose leaf.
OPERATIONS & MAINTENANCE MANUALS
General
O&M Manuals (both hard and soft copy) to be custom designed and contain material
pertinent to project only, and to provide full and complete coverage of subjects referred
to in controls section.
•
Provide 2 soft copies and 2 hard copies in hard back, 3-post hard covered binders.
•
Binders to be 2/3 maximum full
•
Provide index to full volume in each binder.
•
Identify contents of each manual on cover and spine.
•
Include names, addresses, telephone numbers of each sub contractor having
installed equipment, local representative for each item of equipment, each system.
•
Provide Table of Contents in each manual. Assemble each manual to conform to
Table of Contents with tab sheets placed before instructions covering subject.
•
Furnish 1 complete set of hard and soft copies prior to system or equipment tests.
Furnish remainder upon acceptance.
•
Include complete coverage in concise language readily understood by operating
personnel using common terminology of functional and operational requirements
of system. Do not presume knowledge of computers, electronics or in depth control
theory include copies of all approved shop drawings.
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54 | PROJECT GUIDE | PART D
Functional description to include:
•
Functional description of theory of operation
•
Design philosophy
•
Specific functions of design philosophy and system
•
Full details of data communications, including data types and formats, data
processing and disposition data link components, interfaces and operator tests or
self test of data link integrity
•
Explicit description of hardware and software functions, interfaces, requirements for
components in functions and operating modes
•
Description of person machine interactions required to supplement system
description, known or established constraints on system operation, operating
procedures currently implemented or planned for implementation in automatic
mode.
Systems Operation:
•
Complete step by step procedures for operation of system including required actions
at each OWS.
•
Operation of computer peripherals, input and output formats.
•
Emergency, alarm and failure recovery
•
Step by step instructions for start-up, back up equipment operation, execution of all
systems functions and operating modes, including key strokes for each command so
that operator need only refer to these pages for keystroke entries required to call up
display or to input command.
SOFTWARE TO INCLUDE:
•
Documentation of theory, design, interface requirements, functions, including test
and verification procedures.
•
Detailed descriptions of program requirements and capabilities
•
Data necessary to permit modification, relocation, reprogramming and to permit
new and existing software modules to respond to changing system functional
requirements without disrupting normal operation.
•
Software modules, fully annotated source code listings, error free object code files
ready for loading via peripheral device
•
Complete program cross reference plus any linking requirements, data exchange
requirements, necessary subroutine lists, data file requirements, other information
necessary for proper loading, integration, interfacing, program execution.
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PART D | PROJECT GUIDE | 55
•
Software for each new controller and single section referencing all Controller
common parameters and functions
MAINTENANCE:
Document maintenance procedures including inspection, periodic preventive
maintenance, fault diagnosis, repair or replacement of defective components, including
calibration, maintenance, repair of sensors, transmitters, transducers, Controller
interface firmware’s, plus diagnostics and repair/replacement of system hardware.
Test procedures and reports: record implementation, description of test procedures.
Provide for measurement or observation of results.
SYSTEM CONFIGURATION DOCUMENT
Basic system design and configuration
Provisions and procedures for planning, implementing, recording hardware and
software modifications required during installation, test and operating lifetime of
system.
Information to ensure co- ordination of hardware and software changes, data link
or message format/content changes, sensor or control changes in event that system
modifications are required.
Full documentation of new system configurations.
Identifications
•
Submit for approval samples of nameplates, identification tags and list of proposed
wording.
•
Follow SFU labeling and identification system (attached in Appendices D-1a-1c ).
Electrical Plans
•
In renovations, indicate changes to the Base Building systems and include
appropriate specifications.
•
Project Construction Schedule (preliminary and final)
The Consultant, in consultation with the Project representative from Facilities Services,
will outline expected dates for the start and completion of drawing development,
tendering and construction along with completion and occupancy dates. This schedule
should be submitted at the commencement of Schematic Design and any Changes
must receive the approval of the Owner’s Representative.
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PREPARING CONTRACT DOCUMENTATION
Submitting Working Drawings for Approval
Throughout the duration of the project, the Consultant and /or Contractor will be
required to submit the following required documents:
The Consultant shall submit drawings for review and approval by Facilities Services and
the User Group at approximately 30%, 60% complete and issued for tender sets. Outline
specifications should be provided at 30%. At 60% complete, draft specs sections for all
sub-consultants should be provided for coordination.
Some key areas for review are:
•
Universal Access: the Burnaby Campus’ interconnected floor plates built on a
mountain often provides unique challenges for persons with disabilities. Preliminary
drawings will be checked from the standpoint of physical compatibility and any
problems encountered shall be returned to the Consultant and/or his agent for
solution.
•
Fire exiting: Special consideration must be paid to occupancy load calculations and
path to exits. The interconnected buildings require special consideration to ensure
safe existing is provided from suites.
•
Impact on existing systems.
•
Long term maintenance and operations.
Obtain approval from Facilities Services Owner’s Representative upon receipt of advice
of corrections to any problems.
Prior to Construction
Provide Facilities Services Project representative with:
•
Building Permit Number and a copy of the Permit.
•
Proof of Contractor’s Liability Insurance Policy.
•
Copy of Contractor’s Worker’s Compensation Board, Letter of Certification.
Prior to Substantial completion
•
Fire Alarm Verification.
•
The Contractor is also responsible for obtaining all the required inspections and signoffs (i.e., building, electrical, plumbing, sprinkler, fire department, health, etc).
As-Built drawings & Maintenance Manuals
•
HVAC Balancing Report
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PART D | PROJECT GUIDE | 57
•
Final Building Inspection Permit
•
Final Electrical Inspection Permit
•
Final Plumbing Inspection Permit
COMMISSIONING
Commissioning Team
Commissioning to be carried out under general direction of the Commissioning
Engineer (Contractor’s staff ) and where applicable, the Owner’s Commissioning
Authority, and in presence of the Consultant, Consultant team and the Owner as
requested.
Approvals
Obtain approval to start commissioning from the Consultant at least 7 days prior to
start.
Information to include:
•
Systems to be commissioned
•
Procedures, anticipated results
•
Names of commissioning personnel
•
Purpose
•
Assurance that systems meet design criteria, design intents and requirements of
specifications
•
Design Requirements
•
Commissioning Engineer to confirm with the Consultant that Design Criteria and
Design Intents are still applicable
•
Commissioning personnel to be fully aware of and qualified to interpret Design
Criteria and Design Intents
Coordination
Coordinate commissioning procedures with other Divisions.
Commissioning Plan
Information to include:
•
Systems to be commissioned
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Note:
Facilities Services,
at its discretion, will
hold back funds until
the Record Drawings are received
in acceptable form.
Refer to
Appendix D-2: Printing Request Form &
Appendix D-3:
Records Submittal
checklist
•
Procedures, anticipated results
•
Names of commissioning personnel
•
Purpose
•
Assurance that systems meet design criteria, design intents and requirements of
specifications
•
Design Requirements
•
Commissioning Engineer to confirm with the Consultant that Design Criteria and
Design Intents are still applicable
•
Commissioning personnel to be fully aware of and qualified to interpret Design
Criteria and
•
Design Intents
Timing
•
Commissioning to commence only after satisfactory completion of start up,
verification of performance and specified test period
•
Commissioning of occupancy , weather , and seasonal sensitive systems to take place
during four (4) consecutive seasons, after facility has been accepted, taken over and
fully occupied.
•
Commission systems considered as life safety systems before affected parts of facility
are occupied.
Instrumentation
•
Provide sufficient permanent and temporary instrumentation. Verify locations,
access, illumination for readings.
•
Instrumentation accuracy tolerances: higher order of magnitude than equipment, or
system, being tested.
•
Locations to be approved, readily accessible and readable.
•
Application: to conform to normal industry standards.
Operations of Systems
•
Operate systems as long as necessary to commission entire project
•
Supervision and Monitoring
•
Commissioning to be supervised by qualified supervisory personnel
•
Monitor progress
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PROJECT GUIDE | 59
•
Keep detailed records of activities and results.
Documentation
Documentation, O&M Manuals and training of O&M personnel to be complete to
satisfaction of the Consultant before starting commissioning.
Verification of Results
Commissioning Engineer shall verify 30 % of reported results.
Demonstration
Demonstrate to the Consultant and the Owner operation of systems including
sequence of operations in regular and emergency modes, under normal and
emergency conditions, start up, shut down, interlocks, lock outs.
Final Settings
Upon completion of commissioning to satisfaction of the Consultant, set and lock
devices in final position, permanently mark settings.
Final Report
•
Submit report to Consultant.
•
Report to include: Measurements, final settings, certified test results.
•
Bear signature of commissioning technician and supervisor.
Use of O&M Personnel
O&M personnel to assist in commissioning procedures as part of training.
Equipment Demonstrations
At the completion of the project, the General Contractor shall provide equipment
demonstrations of all newly installed mechanical and/or electrical equipment to the
Facilities Services staff as requested.
SUBMITTING FINAL RECORD DOCUMENTATION
Drawings
Prior to the application for substantial completion the Contractor should review the
red-line site mark up set and stamp and sign to certify completeness and accuracy. The
60 | PROJECT GUIDE
Prime Consultant shall obtain these site mark ups/ as built drawings from the Contractor
and review them for their completeness. Once approved, the respective Disciplines
will in turn convert these as built drawings into “Record Drawings”. The Designer and
Mechanical and Electrical Consultants will submit to Facilities a complete set of Record
drawings in print form as well as CAD files, with all deviations neatly indicated.
See Appendix D-3 : Record Submittal Requirements.
Specifications
Update Specification sets with approved change orders inserted in the front . Provide a
soft copy of the specifications with Records submittals.
Operation and Maintenance Manuals
At completion of project, two maintenance manuals must be submitted in 3-post hard
covered binders as well as in soft copy in a labelled CD. Each manual must include (as
a minimum) the following information:
•
Description of operation
•
Shop drawings of all equipment
•
Extended warranties
•
Maintenance and operating instructions
•
List of manufacturer and trade names
•
List of supply sources for maintenance
•
Paint formulas
•
Hardware products supplied and installed
•
Balance report
•
Name of company, contact person and phone number and e-mail address of ALL sub
trades that supplied and installed products to the site
•
All Permits, licenses and final inspections
•
Copy of Substantial Completion Certificate
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