Appendix_A_-_Grand_Avenue_Fleet_Garage-_PROGRAM_REQUIREMENTS.pdf

PROGRAM

REQUIREMENTS

ORANGE COUNTY FLEET SERVICES NEW BUILDING

1300 SOUTH GRAND AVENUE, SANTA ANA, CA

March 2025

DESIGN-BUILD REQUEST FOR QUALIFICATIONS (RFQ)

TABLE OF CONTENTS

1. INTRODUCTION

2. PROGRAM REQUIREMENT SUMMARY

3. CONCEPT DIAGRAMS & PLANS – CONCEPTUAL SITE PLAN

4. GENERAL BASIS OF DESIGN

5. PERFORMANCE STANDARDS

1.0 INTRODUCTION

1.1 Orange County Fleet Services New Building – Santa Ana Facility

ORANGE COUNTY FLEET SERVICES delivers vehicle management services to over 3,000 County-owned vehicles and equipment in County agencies and departments. This includes general maintenance, repair services and managing enforcement of vehicle rules and regulations.

The OC Fleet Services offices are currently located at 445 Civic Center West and 1102 E. Fruit Street in

Santa Ana. The proposed project will relocate and consolidate existing facilities at 445 Civic Center West and 1102 E. Fruit Street to Orange County owned land located at 1300 South Grand Avenue, Santa Ana, CA. The new building will be adjacent to and located on the same site of existing 1300 South Grand Avenue office buildings housing various county staff, and data centers. It is envisioned that the proposed Fleet

Services New Building project will be developed as a new stand-alone facility capable of providing essential services to Fleet Services maintenance, operations and associated staff.

The proposed program is a step towards integrating the administration, maintenance, and operations into one facility creating a campus like atmosphere. An estimated construction budget of approximately

$25 million is allocated to this development.

There are multiple user groups that will be involved in this project. Although the Land is owned by the

County, engagement with the City of Santa Ana, the County of Orange Fire Authority, and Orange

County Planning & Development Services among others will be needed.

Fleet Core Services:

• Maintenance and Repair Services – Provides repair services to over 3,000 County-owned vehicles and equipment.

o Manages and account for all County fleet costs.

o Implementation of vehicle emission reduction measures outlined in the South Coast Air Quality

Management District mandates.

o Manages and supports the operation of the County Compressed Natural Gas Fueling.

• Air Quality Regulations – Manages the emissions compliance programs to ensure that all rules and regulations are adhered to and reported on as required by the South Coast Air Quality

Management District.

• Vehicle Operations – Enforces vehicle rules and regulations to ensure that County vehicles are operated safely and efficiently.

Figure 1.1. Aerial Google Map – Project Site

P a g e 4 | 24

2. OC FLEET SERVICES

OC FLEET SERVICES is a division of Orange County Public Works Department. The County owns approximately 3,000 light, medium, and heavy-duty vehicles with a replacement value more than $100 million. OC Fleet Services mission is to deliver high quality fleet management services to the employees and elected officials serving the County of Orange. OC Fleet Services strive toward the highest levels of safety and reliability in a cost effective and efficient manner that supports clean air rules and regulations and the County's objectives for reducing emissions. Ensure County owned vehicles operate safely and efficiently in compliance with South Coast Air Quality Management District's (SCAQMD) emissions standards and the County's clean air objectives.

The Fleet modernization efforts have reduced the average age of the fleet from 7.4 years to 6.5 years through the replacement of older vehicles in the fleet. The Orange County Fleet Services earned the

Automotive Service Excellence (ASE) Blue Seal Award. The certification is given to maintenance garages that meet stringent criteria which includes technician’s skill level, training, safety and tooling.

OC Fleet Services reduced the number of County vehicle makes and models from 100 to 13 by developing and implementing vehicle specification standards. These vehicles are required to undergo manufacturer recommended preventative maintenance schedules, enforced by Fleet Services, to ensure all County-owned vehicles operate at the highest levels of efficiency.

END OF SECTION

2.0 PROGRAM REQUIREMENT SUMMARY

2.1 PROGRAM REQUIREMENT SUMMARY

A. The Project Site is in the City of Santa Ana on the same land of the County’s various offices at

1300 South Grand Avenue. The entire site consists of one parcel of land area. The OC Fleet

Services New Building will be located on this same parcel of land area (Figure 1.1). The layout of the Site shall take into consideration the following:

• Existing county buildings on the same site that house office staff in Buildings A, B, C, and a separate building that houses the Data Center.

• The proposed project site is an open site with portions of the area being used as laydown, paved parking lot for county staff, visitor vehicles, and grass field.

• Active railroad along west side of the site property line.

• The site is almost level and there are no significant changes in elevation throughout.

• The facility shall have a strong visual presence to convey its intended use. The facility should be easily identifiable as a fleet services building through a combination of building massing, architectural treatment, building signage and monument signs.

• Vehicular Access from both Grand Avenue and Mc Fadden Street should be considered to accommodate busses, light trucks, and other vehicular circulation for staff and for maintenance and operations.

• Planning for an adjacent future building will likely impact site of the Fleet Services New

Building (Figure 1.1).

Existing Site Photos:

Fig. 2.1-1 Site Partial View

Figure 2.1-2 Site Partial View

B. One L-Shaped stand-alone single-story building is proposed; Consists of yard requirements for buses and vehicles maintenance bays, and various fabrication workshops at 37,810 SF, common spaces and offices at 7,946 SF, site development, access roads, canopy space for intake vehicles, and vehicles disposal lot at 250,000 SF.

• Yard Requirements – 37,810 SF

1. Shall accommodate 36 vehicle maintenance bays, and 2 busses maintenance bays. Eighteen (18) of the vehicle bays shall be bays with vehicle lifts.

2. Workplace for maintenance staff to include metal fabrication shop, body shop room, parts room, storage tools room, and police vehicles room.

3. The two (2) bus bays shall be located at the end of the maintenance section of the building to allow for easy access and circulation in and out of the subject bays.

4. One (1) alignment bay in the immediate proximity to the metal fabrication and body shops, and parts room for coordination purposes.

• Staff Offices and Common Spaces– 7,946 SF

1. Shall accommodate one supervisor’s office, one writer’s office, police vehicles space, parts room attendant, indoor/outdoor lunchroom/area, lobby, janitor’ closet, utilities room, men’s and women’s restrooms and showers with lockers.

2. A flexibility to open to the outside is desirable.

• Site – 200,000 SF

1. Open disposal lot to accommodate 20 vehicles – 5,000 S.F.

2. Site Development – 195,000 S.F.

• Off-Site – 50,000 S.F.

o Access Roads – 50,000 S.F.

3.

• Future Canopy Space (N.I.C.) – 10,000 SF

1. Future canopy space will be later constructed on site by others. Refer to Figure 3.1-1 for approximate location.

Refer to Section 3.0 for detailed area breakdown.

C. While a LEED certification is not sought, The County envisions the OC Fleet Services new building to be designed with utmost regards for sustainable design and construction practices including the following: use of recycled materials, highly insulated building envelopes, high efficiency heating and cooling systems, high efficiency lighting and controls, abundant use of natural light and daylight harvesting, water conserving plumbing fixtures, drought tolerant native landscaping, construction waste reduction and recycling, minimize solar heat gain, indoor air quality, acoustical design

D. Furniture, Fixtures and Equipment (FFE) as needed for operations, not included in the BOD. DB-E to review inventory of existing equipment designated by OCPW for relocation to the new OC

Fleet Services Building and identify new equipment required for building operations.

E. DB-E to layout workspace area and related MEP in accordance with OCPW guidelines.

F. DB-E to coordinate FFE related issues with OCPW, their designated construction manager and respective vendors.

2.2 PROGRAM REQUIREMENTS – GENERAL

A. Section III Program Requirements sets forth the programmatic and technical requirements for the project and shall serve as the basis of design for the new OC Fleet Services New Building.

1. Program Space Report: The project shall provide a fully functioning facility that meets or exceeds the space and area requirements of the Program Space Report included herein.

Any Core Factor saving shall be put back into functional OC Fleet Services New Building as to maintain the total allotted square footage.

2. Individual Area & Room Requirements: The project shall provide a fully functioning facility that meets or exceeds the descriptive requirements contained in this section.

i. This Section is intended to provide information about the general nature of the spaces contained within the program. It is not exhaustive in scope; where specific finishes, materials, or other items are noted, designers are encouraged to offer alternatives. Spaces required for utilities, data and circulation are not included in this section.

3. The Design Build Entity shall provide a fully functioning facility that meets or exceeds the performative provisions of this Program Requirements.

4. Geotechnical Letter: A Geotechnical Report is being prepared by the County for the new

OC Fleet Services Building and is pending as of the date of issuance of this RFP.

5. California Environmental Quality Act (CEQA): An Environmental Impact Report (EIR) is being prepared by the County for the new OC Fleet Services Building and is pending as of the issue date of this RFP.

B. Sustainable Design

1. The Contractor shall integrate sustainable design principles into the design, development and construction of the project. Sustainable design strategies shall be implemented to reduce the total cost of ownership of the facility using a whole building, life-cycle cost approach.

2. Provide a narrative describing the integrated sustainable design strategies and features to minimize the energy consumption of the facilities; conserve resources; minimize adverse effects to the environment; and improve occupant productivity, health, and comfort.

C. Site Design – (see Part 3.0 Concept Diagrams and Plans- Conceptual Site Plan)

1. The site layout of all improvements shall give special consideration to the functionality of the vehicular and pedestrian site circulation. Plans shall clearly show and identify the following:

SITE ENTRY

• Buses Circulation Depicting Entry into and Exit from Bus Maintenance Bays

• Vehicles Circulation Depicting Entry into and Exit from Vehicles Maintenance Bays

• Staff Parking

• Truck / Deliveries

2. BUILDING ENTRY - STAFF

• A main Staff and Administrative Offices Entrance

3. SITE DESIGN - GENERAL

• Access to public and non-public area

• An accessible route shall connect the site to the public way and shall connect all buildings on the site

• Security Fences and Controlled Access Gates & security cameras

• Landscape design

4. UNDERGROUND UTILITIES - COUNTY FUTURE BUILDING

• Allocate $250,000 for underground utilities for county future building adjacent to the OC Fleet Services New Building. Figure 3.1-1

3.0 CONCEPT DIAGRAMS AND PLANS- CONCEPTUAL SITE PLAN

3.1 MAINTENANCE BAYS AND SHOPS

3.1.1 Maintenance Bays and Shops Requirements

1. Maintenance Bays

i. Vehicles maintenance bays consist of thirty-six (36) 18-foot-wide bays with eighteen

(18) bays that have vehicle lifts.

ii. Bus maintenance bays consist of two (2) 24-foot-wide bays sited such that locations allows unobstructed circulation in and out of the bays.

iii. One (1) Alignment bay

2. Fabrication Shops, Prep Shops, and Storage

i. One (1) Body Shop

ii. One (1) Prep Shop

iii. One (1) Code 3 (Police Vehicles) Room

iv. One (1) Metal fabrication Shop

v. One (1) Parts Room

vi. Room for Storage and Tools

vii. Room for Used Oil Storage

3. Common Spaces

i. Common spaces will consist of:

a. Men’s and Women’s Restrooms w/ Locker & Shower for each

b. Lunchroom / Breakroom

c. Lobby Area

d. Janitor’s Closet

e. Electrical / IDF / Utilities

f. Parts Room Attendant

g. One (1) Supervisor’s Office

h. One (1) Service Writer Office

i. Circulation areas / corridors

j. Provide sufficient indirect lighting throughout the office space

k. Sound attenuation in the open office area is required.

l. Proximity within the following space is desirable:

• Restrooms, showers and Lockers

• Breakroom

4. Site and Site Amenities

i. Access Road from Grand Avenue and McFadden Street

ii. Disposal lot (Open space) - 20 Vehicles

iii. Secure Site Access and electronic monitoring:

iv. Security Fencing & Control Gates & Bollards.

v. Site Lighting

vi. Signage & wayfinding.

vii. Landscaping – drought tolerant

viii. Hardscaping

ix. Surface Parking for: staff, visitor & press vehicles, Delivery Truck Staging, Emergency Vehicle Staging, and Supply Receiving/Loading.

Note: The Design Build Entity shall provide all circulation spaces, utilities spaces, common spaces required for the programming not limited to the room areas listed below.

4.0 GENERAL BASIS OF DESIGN GUIDELINES

A. General Design Requirements

1. The following narrative describes general needs, including design characteristics, spatial requirements, materials, equipment, and systems etc. for the new OC Fleet Services New

Building.

a. Acoustical Control – General:

i. Staff areas and administrative offices shall adhere to standard best practices for acoustical design in accordance with ANSI/ASA guidelines.

ii. Interior surface materials with a high sound absorption coefficient, acoustical ceiling and wall panels, baffles, and other acoustical control measures shall be considered.

iii. Other areas which may require additional acoustical design measures shall include offices.

b. Materials and finishes must be low-maintenance, durable, easily cleaned.

c. Indoor/outdoor spaces throughout the facility are highly desirable and give the staff healthier workplace.

d. Hose bibs and floor drains shall be provided in outdoor yard. Floors should slope to drains at the maximum percentage allowable so that water does not pond, and floors dry quickly without the need to broom water into the drain.

e. Parking for staff and visitors

2. The design should incorporate safety and security requirements but also be open and inviting. Landscaping shall be used to “green” the parking areas to the maximum extent feasible (and as otherwise required by code).

3. Pleasant outdoor spaces shall be provided. Shaded outdoor areas as well as built-in benches or other types of outdoor seating are required.

B. Interior Design Considerations

1. Offices and other administrative workspaces shall be designed in accordance with the

County’s Workplace Design Guidelines (See County of Orange Architect-Engineer (A-E)

Guide, Version April 20, 2015, Revision October 2024, Exhibit-A)

2. Fixtures, furnishings, and equipment are Not in Contract (NIC) unless otherwise noted.

3. Durability, ease of maintenance, clean-ability, and chemical and stain resistance (where applicable) are of critical concern for the County. Materials and finishes, inside and out, must be attractive yet durable. For all proposed materials and finishes, the D-BE must be able to demonstrate that: the product has been used successfully in previous projects of a similar nature and scope; the product has been shown to withstand similar levels of wear and abuse as are anticipated in the proposed facility; and that the application of the product is appropriate based on the manufacturer’s intended use of the product. All material and finish products will be reviewed and approved by OCPW staff. Physical samples will be required for all proposed materials and finishes. Full size on-site mock-ups will be required for material and finish assemblies.

4. Typical interior finishes shall include the following. Other specific requirements for specified areas are noted herein. Designers are encouraged to consider alternatives that provide an equivalent level of comfort, aesthetics and durability.

a. Flooring

i. Appropriate flooring materials are vital to maintaining a clean facility.

Poured floors with a minimum of seams are best. Floor and wall surfaces shall be smooth, durable and impervious. Flooring that is coved up the wall 8-16 inches eliminates corners at the floor-wall transition which can trap moisture, dirt, and bacteria and which are hard to clean.

ii. Lobby and public areas: Porcelain tile, resilient flooring, terrazzo, sealed or stained concrete, resinous flooring

iii. Rest Rooms: Ceramic tile over full mortar bed, with coved base.

iv. Offices: resilient flooring, commercial carpet tile.

b. Walls

i. Corridors: Provide high impact abuse resistant gypsum board up to 4’-

0” high, or equivalent.

ii. Lobby and Public Areas: Provide high impact abuse resistant gypsum board up to 4’-0” high, or equivalent. Consider other special wall materials and finishes in the lobby to create a sense of arrival and of welcoming.

iii. Restrooms: Ceramic wall tile over full mortar setting bed thin set up to

4’-0” high min.; Gypsum board shall moisture and mold resistant.

iv. Offices: Gypsum wall board with 4” rubber base

v. Corner guards: In all corridors, and in other high abuse areas, subject to the use of rolling cages or carts, wall corners shall be fitted with 3" x 3" x 72" brushed stainless steel corner guards with tapered edges.

vi. Crash rails: Provide continuous crash rails on all corridor walls, and in other high abuse areas subject to the use of rolling cages or carts. PVC-free PETG or equivalent.

vii. Gypsum board finish: Where gypsum drywall with taped joints is used as a finish material, it shall be covered with a light texture surface

(orange peel) except in equipment and storage rooms.

c. Ceilings

i. Corridors: Gypsum board; Fiberglass acoustical ceiling tile.

ii. Restrooms and wet areas: Gypsum board shall be moisture and mold resistant.

iii. Offices: Suspended acoustical ceiling tile

iv. Food prep areas: Ceiling shall be durable, moisture and chemical resistant, washable, mold and mildew resistant, and sag resistant.

Fiberglass acoustical ceiling tile, or equivalent.

5. Built-in casework is part of this scope where indicated or appropriate. Cabinets must meet ADA requirements for height and reach. Where no ADA requirement exists provide a minimum of 36” in height and 24” depth for base cabinets and nominal 30” in height and 12” in depth for wall cabinets. Cabinet doors must have locks where noted. Shelving for both base and wall units must be adjustable. Drawers may be required in some locations.

6. Way finding is especially important to the successful functioning of the OC Fleet Services

New Building. Signage shall be highly visible and should clearly direct staff and visitors to their destinations. The design of way finding elements shall incorporate OC Fleet

Services branded signage and graphics. Provide ADA-compliant plaque-type signage as required including restrooms, accessible exterior entry and path of travel, assistive listening system provisions and any other code-required signage. Provide a highly visible exterior monument or marquee building identification sign (or signs, as dictated by the design) including the building address.

7. Roller shades or other type of window treatment shall be considered an FF-E item and are required at all windows in staff areas and public spaces to control glare. D-BE shall provide conduit for motorized shapes.

C. Mechanical, Plumbing and Electrical Systems shall be designed in accordance with Exhibit

“DESIGN CRITERIA 14 – HEATING, VENTILLATING, AND AIR CONDITIONING A-E Guide UPDATE

2023 DATED OCOTBER 2024”

1. Access to mechanical and electrical equipment must be convenient to maintenance personnel but not to the public.

2. Generally lighting must be easily accessed with ladders and without the use of special equipment (such as a scissor lift).

3. Air-conditioning is required in all habitable public and staff spaces, including restrooms. It is not required for storage rooms, janitorial closets and utility rooms unless noted otherwise for specific areas or typically necessary for the proper functioning of equipment (such as computer servers). Automatic natural ventilation linked to the

Building Automation System BAS may be proposed for some spaces as a supplemental environmental strategy.

4. Sinks and lavatories must provide both hot and cold water. Restroom lavatory faucets shall be metered.

5. Electrical wall receptacles shall be 18 inches minimum above finish floor.

6. A Building Automation System (BAS) shall be provided in accordance with the Exhibit

“DESIGN CRITERIA 22 – BUILDING AUTOMATION SYSTEMS A-E GUIDE UPADTE 2023

DATED OCTOBER 2024”

D. E. Voice Communication systems shall be designed in accordance with the Exhibit “DESIGN

CRITERIA 18– TELEPHONE LINES AND EQUIPMENT, A-E GUIDE UPDATE 2023 DATED OCTOBER

2024”

The phone system shall be provided by the county.

E. Data Communications systems shall be designed in accordance with the Exhibit “DESIGN

CRITERIA 19 –TELECOMMUNICATIONS/INFRASTRUCTURE, A-E GUIDE UPDATE 2023 DATED

OCTOBER 2024”

F. Access control systems shall be designed in accordance with the Exhibit “DESIGN CRITERIA 23–

ACCESS CONTROL SYSTEM SPECIFICATIONS A/E GUIDE UPDATE 2023 DATED OCTOBER 2024”

G. Security: Security systems shall be designed in accordance with the Exhibit “DESIGN CRITERIA

4 – SECURITY A-E GUIDE UPDATE 2023 DATED OCTOBER 2024”. The facility shall have the

County of Orange’s standard card access system on all exterior entry doors. Card access shall be installed on all interior doors to controlled staff areas.

5.0 PERFORMANCE STANDARDS

A. The adequate performance of the completed improvements is of paramount importance. The completed project shall meet or exceed all performance requirements of a pre-engineered and custom designed fabricated metal building identified in this RFQ such as Butler, ECCO Steel, Viking Steel Structures or equal. The following are considered general minimum standards:

a. Code Compliance - Project must achieve:

1. The most current version of the California Building Code (CBC) as amended by Orange County Ordinance #19-006

2. The enforcement agency will be the Orange County Public Works Building and Safety Department.

3. Other standards include the current versions of the following:

i. Current California Building Code, including all its attachments.

ii. Current California Fire Code, including all its attachments.

4. Current California Energy Code Title 24 minimum energy efficiency compliance.

5. The completed project shall comply with, or exceed, all local, State and federal codes and regulations.

b. Accessibility: the completed facility including all site amenities and walkways shall comply with the requirements of the Americans with Disabilities Act and the State

Title 24 access requirements.

B. Ease of operation, maintenance and replacement of equipment is a key essential design element.

For the purposes of this project, the following are considered general minimum maintenance standards:

1. Personnel with a reasonable level of training shall be able to easily operate the facility, equipment and systems.

2. The various systems and equipment shall be selected with as few variations as possible to standardize the products.

3. Train County’s personnel in operation of equipment and systems.

4. Minimize the amount of maintenance required.

5. Make provisions for replacement of elements, such as convenient access, not required to have the expected service life span equal to that required for the project(s) as a whole, without undue disruption of building operation.

C. Functional service life expectancy and durability of all work is vital. For the purposes of this project, the following are considered general minimum durability standards:

1. Life expectancy: the structural and general life expectancy of all work shall be 50 years, with the following exceptions: paved surfaces (25-year service life under normal usage), roof membranes (20-year service life, fully functional), and doors

(20 year service life under normal usage). With the appropriate preventative maintenance.

2. Roofs: all components of roofing (not just roof covering) shall be easily accessible by maintenance personnel on foot without the use of portable ladders. Rooftop fixtures, if any, shall be serviceable by simple replacement of parts, minimizing the time required on the roof. Surfaces need withstand maintenance foot traffic only.