Attachment_2_-_SOW_Orovada_Crew_Quarters_2025-03-11.pdf

Date: 11 March, 2025

Design Build Services Orovada Wildland Fire Complex

Crew Quarters Construction

Statement of Work

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Table of Contents

1) Overview

2) Background

3) Codes, Regulations and other Requirements

3.1) Project Licensing Requirements:

4) Crew Quarter Building Performance Requirements – Overview

4.1) Crew Quarters Building Performance Requirements – Substructure

4.2) Crew Quarters Building Performance Requirements – Shell

4.3) Crew Quarters Building Performance Requirements – Interiors

4.4) Crew Quarters Building Performance Requirements – Services

4.5) Crew Quarters Building Performance Requirements – Equipment and Furnishings .. 7

4.6) Core Room Requirements

1) Overview

This document outlines the core performance requirements for the Bureau of Land Management (BLM) Crew Quarters Building (CQB). These requirements are based on the BLM prototypical crew quarters design. This building is one part of a larger project known as the Orovada Wildland Fire Complex.

This document covers core requirements for the contract specific to the Crew Quarters Building. Terms from the Orovada Wildland Fire Complex General and Site Statement of Work document shall apply to this document as well. The provided conceptual reference drawings are for a Factory-Built Building (FBB). The previously designed Crew Quarters Building was developed using a stick-built method. The Design Build Contractor (DBC) has the option of providing a Factory Built Building or a stick-built building. The Government does not have a preference between a FBB or a stick-built building. This document contains the requirements and salient features for the Crew Quarters Building to be provided in the final project to be turned over to the Government.

Adjustments may be necessary after evaluating site conditions, geotechnical data, site views, and building code review. If a FBB is to be used, it is understood that slight adjustments to the floor plan may occur on a per-factory basis, along with variations in construction methodology and factory-specific features.

These adjustments must be reviewed and approved by the Government before significant work on shop drawing documentation is performed.

If a FBB is to be procured, the FBB factory and DBC shall comply with the local AHJ requirements during the creation of shop drawings and the construction of the crew quarters, specifically regarding the involvement of required registered design professionals and required state inspections. If a FBB is selected it shall include certification of compliance for the manufacturing standards set forth by the State of Nevada for the destination. As this structure is to be placed on Federal property, adherence to BLM adopted building codes is required. Refer to section 3) Codes, Regulations and other Requirements below.

2) Background

This project is for a single story, 10 room, 3,465 square foot CQB. Building placement on the site is to be per the provided Schematic Site Plan drawings. The BLM’s prototypical CQB prioritizes the well-being of the crew members, recognizing the importance of mental health in high-stress environments. By incorporating windows and thoughtful orientation, the CQB will capture natural views of the surrounding landscape, creating a calming atmosphere that can help reduce stress.

Additionally, the placement on the site will ensure a clear separation between living and working areas.

This distinction is crucial for allowing crew members to unwind and recharge after long hours of work, fostering a healthy work-life balance. Furthermore, there is to be no communication or radio devices that connect the CQB with the Fire Station Building. Refer to the provided Schematic Site Plan drawings for building layout and orientation on the site as well as plans for future structures on the site.

By creating dedicated spaces for rest and recreation, the Crew Quarters Building aims to enhance the overall quality of life for the crew, supporting their mental and emotional well-being while they serve in demanding roles.

3) Codes, Regulations and other Requirements

Items constructed or purchased as a result of this statement of work shall follow BLM-adopted building codes and regulations. Refer to the attachment BLM Building Codes and Standards for current applicable laws, standards policies, etc. In addition to, the project shall also comply with local AHJ regulations, codes, and laws, with the stricter requirements taking priority, as needed to tie into various utilities.

To prioritize the mental health and well-being of the fire crew, materials should be selected that are environmentally friendly, responsibly sourced, and minimize the emission of volatile organic compounds (VOCs). If a FBB is to be procured, the FBB shall be provided with sustainable materials as outlined within 48 CFR 52.223-23 SUSTAINABLE PRODUCTS AND SERVICES (May 2024).

3.1) Project Licensing Requirements:

Refer to the Orovada Wildland Fire Complex General and Site Statement of Work document for Design Professional requirements.

4) Crew Quarter Building Performance Requirements – Overview

This section defines the core performance requirements for the Crew Quarters Building. The core performance requirements outlined are the minimum requirements and are not intended to limit the means and methods of construction. These requirements are to be provided to the DBC’s design team and/or, in the case of a FBB, the selected factory’s team to create the design and shop drawings.

In the case of a FBB procurement, it is understood that each factory has its own means and methods of construction, as well as preferred methods of modularizing a building. As such, minor adjustments and preferred construction methods are anticipated. These adjustments need to be coordinated and approved by the COR on the project.

All final color selections for finishes and materials require approval from the Government.

4.1) Crew Quarters Building Performance Requirements – Substructure A10 Foundation

• A concrete foundation shall be provided that creates a minimum 4-foot clear crawlspace with a minimum of two means of access and egress shall be provided for each crawlspace area. The foundation shall be designed by a Professional Engineer. The crawlspace shall have a minimum 3” concrete housekeeping pad placed over a gravel base to provide a clean finished surface and facilitate the radon mitigation system.

4.2) Crew Quarters Building Performance Requirements – Shell B10 Superstructure

Floor:

• The subfloor shall be flat to within of 3⁄16 inch over a 10-foot span.

Roof Construction:

• The roof construction may be site-built, factory-built, or a combination.

• Provide covered patios which shall be constructed in both the front and back of the CQB.

Attic Space:

• Provide access to the attic space through the ceiling in the janitorial room.

B20 Exterior Enclosure Windows:

• Provide Energy Star rated, multi-pane, low-e casement type windows provided with a tan color frame. They shall be easy to operate, open fully and, when located in the Bedrooms, comply with emergency egress requirements.

Doors:

• Provide metal insulated exterior doors with 1/4 vision lites throughout, except in the mechanical/electrical and communication rooms, which shall be solid metal insulated without any vision lites.

• Provide metal door frames.

• Provide mortise-type grade-1 locksets that have interchangeable cores.

• Provide automatic closers and weather gasketing on all exterior doors.

Fit and Finish:

• The fit and finish of the building exterior shall match the elevation views provided in the prototypical CQB drawings. The exterior finishes should be of light, natural tone colors.

Exterior Finish Materials:

• Provide fiber cement trim, fascia soffit, and exterior siding.

• Provide 6-to-8-inch horizontal fiber cement lap siding.

B30 Roofing Roofing:

• Provide a vented, architectural asphalt shingle roof with a minimum 30-year warranty. If cost-effective a standing seam metal roof may be installed.

4.3) Crew Quarters Building Performance Requirements – Interiors C10 Interior Construction

Interior Walls

• Interior walls shall meet the minimum standards for Sound Transmission Class (STC)

• Provide Impact Isolation Class (IIC) per multi-family R-3 residential IBC requirements.

• Provide insulation at the communication, electrical, and mechanical rooms per “Prototypical

Drawings” for thermal and acoustical performance.

Gypsum Board:

• Provide a minimum of 5/8-inch type-X non-vinyl faced gypsum board throughout the building.

Interior Doors:

• Provide cylindrical grade-1 locksets that have interchangeable cores.

• Provide door panels with solid core and have a natural wood tone finish.

• Provide door sweeps and seals on all bedroom doors.

• Provide metal commercial grade door frames.

C20 Interior Finishes:

Wall Finishes:

• Provide a Sun Valley, knockdown, or similar treatment.

• Provide four-inch minimum vinyl cove base, dark in color, throughout the CQB.

• Provide finishes throughout the building that feature light, natural tone colors to create a welcoming and calming environment.

Flooring:

• Provide waterproof plank vinyl flooring with a minimum of 22-mil wear layer and 7-mm thick throughout the building, excluding bedrooms, and utility rooms.

• Bedrooms: Provide a minimum of 26 ounces per square yard carpet tile.

• Utility Rooms (Communication, electrical, and mechanical): Provide an epoxy slip-resistant floor coating or an approved equal material or method.

Ceiling Finishes:

• Provide a minimum 8’-0” clear ceiling height throughout unless noted otherwise.

• Provide a minimum 8’-6” clear ceiling height in the living and dining area.

• Provide a knockdown or skip trowel ceiling finish.

Window Treatments:

• Provide 2-inch operable horizontal faux wood louver blinds on all exterior windows.

4.4) Crew Quarters Building Performance Requirements – Services Provide separate utility consumption meters as applicable for water and electricity to monitor building usage.

D20 Crew Quarters Building Performance Requirements – Plumbing:

• All fixtures provided shall be EPA WaterSense labeled.

• Provide an electric hybrid heat pump water heater or equivalent capable of 75-gallons of hot water first hour.

• Provide a water valve with a timer on the main domestic riser to activate in the event of a broken line.

• Provide valve on domestic riser in mechanical room with air fitting to facilitate blowouts.

• Provide two-way cleanouts at a point of connection of building sewer to sanitary services 5 feet beyond face of building.

• Insulate all hot water piping.

• Provide ASSE rated point-of-use thermostatic mixing valves on all lavatories and sinks.

• Provide appropriate protection devices around under sink items at accessible fixtures.

D30 Crew Quarters Building Performance Requirements – HVAC

• Design systems based upon the Climatic Conditions for Winnemucca, NV as listed in the ASHRAE Handbook – Fundamentals:

• Winter Conditions: Outside Design Temperature 99%

• Summer Conditions: Outside Design Dry Bulb and coincident Wet Bulb 2%

• Heat to 70F

• Cool to 75F

• Provide two air handling units equipped with a minimum 4” thick MERV-8 return air filter.

• Provide Two pad mounted split electric heat pump systems for heating and cooling shall be provided with a 7.8 HSPF2/ ≥15.2 SEER2/ ≥11.7 EER2, with matching cased evaporator coils mounted on indoor units.

• All fresh air intakes shall be positioned at least 8 feet above ground level to prevent contamination and ensure proper airflow.

• Provide distinct exhaust with timers in both bathroom and laundry rooms.

• All HVAC ducting to be routed in ceiling cavity. Main trunk lines should be located within corridors and hallways. All ducting to be located within tempered, insulated spaces to prevent energy loss.

HVAC Controls:

• Provide a basic locally operated TEC type 7-day programmable networked thermostat/controller.

• Option Item 2 – HVAC Controls: Connect to the BLM’s central Metasys Server located in

Denver, CO. Program it to email the Nevada Facility manager.

HVAC Zoning:

• Provide separate zoning for bathrooms, bedrooms, and the open living space.

Radon:

• Provide a passive radon ventilation system. The passive system should be convertible to an active system by the owner following construction. Provide an electrical circuit and service to the location where a fan would be placed if an active system is later required.

D40 Crew Quarters Building Performance Requirements – Fire Protection

• Provide a Fire Alarm, capable of monitoring over the telephone system or internet fiber connection, coordinate with the Government.

• Provide a complete NFPA 13D fire-sprinkler system, approved by the Government, and in accordance with National Fire Protection Association (NFPA) standards.

• The provided system shall include a riser located within the mechanical room and include, at a minimum, test and drain valves at both the riser and at both far ends of the system.

• Provide the fire sprinkler system such that it drains back to an accessible location(s). If located within the crawlspace it must be within 2 feet of the crawlspace entrance.

• Individual sprinkler heads shall utilize sidewalls with the design of the system not using pendant heads or having sections of the system which might trap water. The intent of the design to allow for isolation from the domestic water supply and a complete drain-down of the water within.

• Provide fire extinguishers and cabinets necessary to meet code requirements. In addition, fire extinguishers are to be provided in the Dining Room area as well as at each end of the Bedroom corridor.

D50 Crew Quarters Building Performance Requirements – Electrical Electrical General:

• One grade-mounted heavy electrical vault to support two multi-pole 40 amp connections, with provisions for future pedestal-mounted electric vehicle charging stations must be designed.

Position the vaults to ensure that future charging cables do not intersect with pedestrian walkways. Each vault must contain one 1-inch empty conduit for IT and one 2-inch empty conduit for future power, terminating within the Fire Station Building.

• A single site entrance for IT delivery, with a site junction vault that provides separate IT and Plain Old Telephone Service (POTS) (verify applicability with site conditions).

• Provide two 2-inch empty electrical conduits stubbed out to 60” out from the building foundation in the direction of the future Admin Building site to support future electrical and IT infrastructure needs.

Electrical Panels:

• Provide electrical panels that are sufficient for the building's capacity and for the future installation of two electric vehicle charging stations.

• Provide capacity for (2) future two multi-pole 40-amp connections including (2) spare conduits from distribution panel out beyond the foundation by five feet to exterior handholes.

Receptacles:

• Provide an electrical receptacle for installation of a refrigerator in the Mudroom.

• Provide at least 16 electrical receptacles on multiple circuits throughout the kitchen for numerous small appliances, such as crock-pots, coffee makers, and other kitchen equipment.

• Provide receptacles at the island.

Lighting Fixtures:

• All lighting fixtures shall be LED, with a color temperature of approximately 3500K with an 80+

CRI. The LED fixtures should be capable of dimmable in all rooms, except for the mechanical / electrical, communication, pantry and janitorial areas.

• All fixtures shall be operated by walls switches.

• Kitchen, Dining, and Living Area shall each be on separate switching zones.

• Provide exterior lighting that is activated by motion sensors and with a digital astronomical clock with automatic daylight savings adjustment. Additionally, DarkSky compliant lighting should be placed above each entrance and exit doors.

D5030 Crew Quarters Building Performance Requirements – Communications and Security

• Provide communication lines as appropriate from exterior service to the CQB. Coordinate with the Government.

• Provide 3/4-inch fire rated plywood backing board, large enough to accommodate wall-mounted cabinet as well as a future PACS control panel and a future Video Surveillance System (VSS) camera panel. Coordinate location with the Government.

• Provide a 12U lockable wall-mounted cabinet with the capacity for fans or future fan installation, featuring ventilation mesh.

• All Cat-6e lines terminate in the 12U lockable cabinet with a 5’ whip.

• Provide Cat-6e drops in ceiling junction boxes with Cat-6e cable running from the communication room to facilitate future Government installation of a WIFI system:

• Ceiling:

• Two in the Bedroom wing corridor

• Dining/Living Area

• Wall:

• Living room near wall mounted telephone

• Living room near both wall mounted television locations

• Communication room near future wall mounted PACS control panel

• Communication room near future wall mounted VSS camera panel

• Mechanical room near Building Automation System panel

Door Security:

• Provide rough-ins and appropriate passageways to accommodate a future PACS at all exterior doors and door frames. This requirement does not include an electrified mortise or card reader.

Refer to “Access Control Detail” attachment.

• Provide rough-ins and appropriate passageways to accommodate a future PACS at all interior bedroom doors and door frames. Refer to “Access Control Detail” attachment.

Security Camera Mount:

• Provide two exterior-rated junction box with a base mount plate for future government-installed

VSS cameras. Coordinate locations with COR.

Signage:

• Provide signage to identify the CQB as a federal facility. Following BLM sign standards.

4.5) Crew Quarters Building Performance Requirements – Equipment and Furnishings E10 Equipment

Appliances:

• All appliances shall be Energy Star certified.

• Kitchen shall be furnished with the following equipment:

• (3) 36” wide refrigerator feature ice and water dispensers in the door.

• (2) 30” wide electric ranges

• (2) Countertop microwave ovens, minimum 1200 watts, minimum 1.5 CF

• Mudroom shall have one 36-inch-wide refrigerator feature ice and water dispensers in the door.

Coordinate with Government on final location.

E20 Furnishing Furniture:

• The furniture depicted in the prototypical drawings will be provided by the government after substantial completion.

4.6) Core Room Requirements Kitchen Requirements:

• The kitchen is designed to support the needs of 10 firefighters, ensuring it can handle heavy daily use.

• Provide solid surface countertops with bullnoses and splashguards a minimum of 4” tall, a large island and upper and lower cabinets.

• Cabinets shall be built following the most current North American Woodwork Standards.

• Provide two dual-basin kitchen sinks as shown on the provided prototypical crew quarters drawings. Each sink shall have a garbage disposal unit.

• Provide compliant ABA counter-top heights and clearances as well as ABA appliances.

Pantry Area Requirements:

• Provide 24 inches deep floor to ceiling shelving with 5-6 shelves installed on all three walls.

Spaced at increments to provide clearances for a variety of heights of food and small appliances.

• Provide vertical means to divide the pantry into 10 sections, ensuring that each crew member has their own designated area for personal storage.

Living Area Requirements:

• Provide wood backing, electrical receptacles, and ethernet ports at two locations for a future wall-mounted flat-screen television, refer to the provided prototypical crew quarters drawings for locations.

• Provide wood backing, electrical receptacles, ethernet port and telephone jack for a wall-mounted telephone.

Laundry Room Requirements:

• Provide upper and lower cabinets, topped with a solid surface countertop and a matching backsplash.

• Provide one very large basin sink to facilitate various laundry tasks.

Mud Room Requirements:

• Provide a minimum of 10 coat hooks mounted on a plywood backer board.

• Provide backing for two-tier wall-mounted metal lockers for 10 individuals.

• Provide a floor mop sink.

• Provide fiberglass reinforced backing (FRP) or approved equal surrounding the mop sink per code. Epoxy paint is not an acceptable alternative.

Janitorial Closet Requirements:

• Provide sufficient shelving and space to accommodate mops, brooms, vacuums, and various cleaning supplies, ensuring organization and ease of accessibility.

• The shelves should be constructed from durable, non-porous materials that are easy to clean.

• Provide wall mounted mop and broom holder above the mop sink.

Single Occupancy Bathing Room Requirements:

• Bathing rooms shall be in accordance with the Architectural Barriers Act (ABA).

• Provide built-in durable and water-resistant shelving near the shower.

• Provide sufficient hooks and towel holders so that each bathing room can support at least three towels.

• Provide lavatory with an elongated bowl and tank.

• Provide a sink with a durable, nonporous countertop, toilet, ABA compliant transfer shower with folding bench, and additional accessories such as a mirror, towel holder, shelf at the lavatory, toilet paper dispensers and sanitary disposal bin.

Single Occupancy Bedroom Requirements:

• Ensure that door sweeps and seals are installed on all bedroom doors.

• Carbon monoxide in each bedroom.

• Egress windows.

• Window blinds.

End of Document