Exhibit_9_905_BPA_Owners_Project_Requirements_19_MAR_2015.docx

OWNER’S PROJECT REQUIREMENTS

Portland Bonneville Power Administration Elevator Renovations and Air Intake Modifications Portland, OR

OR0058PE

Date of this Version: 03 March, 2015 This version approved by: Shawn Duffee and the BPA Property Management Team

BPA building street view from NE Lloyd Blvd and 11th Ave NE Portland BPA Owners Project Requirements Page 14 Owner’s Project Requirements Portland BPA Elevator Renovations and Air Intake Modifications Portland, OR Overview The Owner’s Project Requirements (OPR) provides an explanation of the ideas, concepts and criteria that the owner (GSA), considers to be vital to the design, performance and operation of the building. These critical items come out of the programming and conceptual design phases and which are desired to be tracked throughout design and construction. For an existing building, the OPR needs to track all the items that the Owner considers critical for modernization and upgrade.

The OPR is developed by the owner, not the design team or design build contractor. The OPR provides the direction for the design team. The OPR document sets the functional goals that the design is judged against and establishes the basis of the criteria used during construction to verify actual performance. The OPR is generally not a description of what specifically will be included in the project design, but is the more general feature and performance categorical criteria to be met by the design.

The OPR will be followed by the Basis of Design (BOD) document or design narrative written by the design team and included with design package submissions. The Basis of Design documents the primary thought processes and assumptions behind the design decisions and describes the design elements being incorporated to meet the OPR.

This document covers the primary design areas of the Portland BPA Headquarters. Under each area or building system is a list of pertinent questions to elicit the Owners response. This document includes most of the relevant disciplines, but focuses on the mechanical and energy systems of the building and on the sustainability requirements of the project.

Text in italics indicates the answers to the questions and specific information about the project requirements for this project. A single period indicates where input is needed.

Sidewalk view on NE Lloyd Blvd Table of Contents

1. General Requirements

1.1 Project Perspective

The Portland BPA Headquarters Building is a 7-story bldg in the Lloyd District of Portland. This building was constructed in 1987, designed by Zimmer Gunsul Frasca (ZGF).

The elevators serving the BPA building are original, from 1987, and are quickly approaching the end of their useful life. Replacement parts are becoming increasingly scarce and operational incidents are occurring more frequently. Maintenance costs for upkeep of the elevators have increased and are expected to increase yearly as systems and parts continue to wear out and become obsolete.

The fresh air intake locations, established in 1987, have been deemed by the Army Corps of Engineers in 2001/02, whose findings have been supported by subsequent analyses, as perilously placed to prevent the contamination of the building’s fresh air supply by an intentional or inadvertent introduction of harmful chemicals and contaminates. Currently the intakes are integrated into the façade panels at ground level and on the western side of the building’s kitchen area, also at street level.

The only tenant of the building is the Bonneville Power Administration. The BPA building does share an adjoining lobby & screening section and a cafeteria with the adjacent GSA Federal Building of 911 NE 11th Ave. The 911 building is not part of this scope, but it does provide necessary delivery- and laydown areas, if needed. The GSA property managers (owners) will be working in unison with the tenants (BPA) property managers throughout the projects.

The BPA Headquarters is constructed of concrete and steel, and consists of ~702,000 square feet, including three levels of underground parking. The southern façade of the building gently curves along NE Lloyd Blvd to create generous setbacks and to visually connect NE 9th and NE 11th Ave.’s. The northern portion of the building is rectilinear and works with the 1950’s 911 Federal Building to create a public plaza.

Although the BPA building is not a registered landmark, the GSA and its tenant do not condone the alteration of the existing façade for the purpose of re-positioning the fresh air intakes. Likewise, the elevator lobby doors and the cabin interiors are not to be altered from the original condition and must be protected throughout the project.

1.2 Mandatory Standards and Guidelines

The following documents contain standards and guidelines that shall be incorporated in the design and construction. Any deviations planned by the DB Team must be explicitly stated in their basis of design and proposal and approved by the contracting authority.

1. GSA Minimum Performance Criteria for Recovery Projects, Existing Buildings: Partial Modernizations & Limited Scope

2. PBS-P100, Facilities Standards for the Public Buildings Service

3. Energy Efficiency Standards for the Design and Construction of New Federal Commercial and Multi-Family High-Rise Residential Buildings (Chapter II of Title 10 of the Code of Federal Regulations, Part 433)

4. Energy Policy Act (EPAC) 2005

5. Energy Independence and Security Act (EISA) 2007

6. Contractor Security Process (HSPD-12)

7. PBS PQ-251, Value Engineering Program Guide for Design and Construction, Volume 2, Contracting Officers and Professional Services Contractors Note that as this project is a federal facility, state and local codes and ordinances generally apply to the project and all efforts shall be made to ensure that the facility is in compliance with the intent of the latest state and local codes and ordinances.

1.3 Reference Materials

The following reference materials are to be considered and utilized, as appropriate, in the design and construction of this project. Recommendations in these materials are not required unless specifically indicated elsewhere in the Owner’s Project Requirements or other contract documents.

1. As-built drawings of facility (all drawings are provided for informational purposes only. All information contained therein must be verified for accuracy by design-build contractor)

2. Lerch-Bates Elevator Modernization Survey 2010

3. Lerch-Bates Elevator Report 2013

4. ASHRAE Standard 62.1, latest version

5. ASHRAE Guideline 0, latest version

6. BPA Glumac Study 2002

7. URS BPA HQ HVAC Intake 2-23-13 Combined

1.4 What are the general overall objectives of this project?

1. Upgrade and modernize the nine (9) existing elevator components.

2. Provide continual operational continuity for the building’s tenants throughout the project.

3. Maintain a quiet working environment for tenants during working hours.

4. Increase the efficiency and decrease the energy usage of the elevators.

5. Provide the tenant agency and the GSA facility management teams with reliable elevators for the foreseeable future.

6. Ensure the safety of all occupants by mitigating possible air intake contaminants, whether intentional or accidental.

1.5 What type of activities/functions will occur in this facility? Provide a general overview.

The tenant description, work hours and related restrictions can be found in the Div 1 documents.

1.6 What is the proposed life expectancy of the elevators after the modernization?

30-years.

1.7 How long does BPA intend to occupy this building?

Indefinitely.

1.8 Who maintains the building and elevators? In-house staff? Contracted out?

GSA, together with BPA’s own facility management staff maintain and operate the building with their In-House Engineering and Management staff. Elevators are maintained by professional contractors.

1.9 Several options were investigated for the relocation of the fresh air intake. Is the currently “preferred option” the only option? If our team has a better idea, may we propose it?

Yes – the GSA welcomes any proposals that will meet its goals while reducing costs, increasing efficiency and decreasing tenant discomfort.

2.0 Can the new fresh air intakes be installed on the exterior of the building?

No. It was decided long ago by the owner, GSA, and its tenant agency, BPA, to not allow the integrity of the façade to be compromised by external ducting.

2. Building Envelope Not used

3. Indoor Environmental Quality and Sustainability

3.1 General Indoor Environmental Quality Goals.

Air distribution and ventilation systems and operation must meet all applicable codes and standards in place at time of design. Energy Star or FEMP-designated Energy Efficient Products shall be used where possible.

3.1.1 Air Quality and Ventilation

See HVAC. Meet ASHRAE 62.1 latest version.

3.2 Visual Quality

3.2.1 What is the general level and description of the visual quality desired in the facility in each occupancy or area type? (standard, above standard, exceptional)? Explain.

Standard

3.2.2 Describe the level of aesthetic and artistic license for the lighting design for each of the occupancy types.

Not applicable to current project.

3.3 Acoustics

3.3.1 What is the desired level of general acoustical performance and control (background noise levels) of each of the occupancy types (standard, above standard, exceptional)? Give NC targets for each and any special requirements.

A base acoustical level of NC-35 is the target for all offices spaces. Additional targets are:

3.4.1 LEED EB Certification Level Not applicable to current project

4. Heating, Ventilating and Air Conditioning

4.1 Recent Efficiency and Equipment Recommendations. Identifies the elements of the following two reports that were used to determine scope of project. Can be used by design-build contract team while designing systems.

· URS BPA HQ HVAC intake 2-23-13 Combined

· Glumac BPA HQ intake study 1.2002

4.2 Additional Energy Efficiency Strategies

Newly installed energy consuming equipment shall strive to be energy efficient. All concepts and strategies, including aggressive ones when proven and appropriate shall be evaluated for cost effectiveness and then implemented for overall energy savings.

4.3 Air Quality and Ventilation

4.3.1 What are the goals and requirements for indoor air quality (standard, above average, exceptional. List any special requirements.)?

Project shall achieve above standard levels of indoor air quality. Must meet or exceed ASHRAE 62.1. Employ demand based ventilation where applicable to minimize ventilation requirements based on occupancy.

4.3.2 What are some of the methods considered valid for meeting these goals? (ASHRAE and codes, higher than code required minimum levels of natural ventilation (with associated higher energy costs), additional filtration (with associated higher fan energy and O&M costs), minimizing outdoor air ventilation rates with demand controlled (CO2) ventilation (to minimize energy use), reducing indoor contaminants).

High efficiency filtration (ASHRAE MERV-13) will be targeted for all air handlers providing ventilation air to occupied spaces.

4.3.3 Where, if any, will smoking be permitted in the building? No. Facility is a fully non-smoking building.

4.4 HVAC Systems

4.4.1 What system types and brands are not desired or are not acceptable?

Any system which would require floor space in any hallway or interior office space is not preferable. Any encroachment into currently occupied space or common areas will need prior approval by GSA.

4.4.2 What system types or brands are mandatory?

None

4.4.3 Design Tools

4.4.3.1 What design tools are desired to be used for this project (standard 2-D computer-aided design, 3-D modeling of the exterior building shape, 3-D modeling of the mechanical, electrical and plumbing, 3-D modeling of the interior spaces and lighting levels, 3-D visualization of light levels)?

The GSA tasking identified a number of modeling options which could be used. For graphical presentation of the HVAC systems, energy modeling: 3-D CADDBIM for systems design and construction documents, DOE 2.2 or eQuest energy performance modeling, Trace 700 for load calculations, and 3–D modeling of the equipment performance.

4.4.3.2 What methods are desired for informing the design relative to energy efficiency, ventilation and comfort (standard written guides and practices, bin analyses, hourly simulation tools, computational fluid dynamic tools for special situations)?

At a minimum energy efficiency studies should be conducted with computerized hourly simulation software programs recognized by the USGBC. Design practices and standards shall be in accordance with applicable ASHRAE standards.

4.4.4 HVAC Budget Issues – Budget Limited to approved prospectus

4.4.5 Energy Efficiency

4.4.5.1 What level of equipment energy efficiency are desired (standard, above standard, exceptional)? Explain.

Exceptional.

The impact of this project is minimal, if not insignificant, to the overall energy footprint of the building. Nonetheless, the Contractor shall endeavor to choose equipment that will not add to the overall energy consumption of the building

4.4.6 Space Flexibility

4.4.6.1 What are the requirements for flexibility in the HVAC systems to accommodate changing floor layouts and occupancy needs (normal, above average flexibility, High flexibility. List the areas that apply or any special needs)?

As the occupancy of the building is not expected to change in the near future this is not a concern of the project. .

4.4.7 Maintainability

4.4.7.1 What are the maintainability objectives for the HVAC equipment (standard level, above standard, exceptionally easy to maintain)? Explain.

High maintainability is desired for the HVAC systems. Due to the inconvenience to tenants when a shutdown is required, it is important that the HVAC systems have a high level of maintainability to minimize downtime and facilitate preventive maintenance.

4.4.7.2 Is it expected that there will be normal, above normal or exceptional accommodation for replacement of chillers, cooling towers, boilers and air handlers?

There is below normal level of accommodation in the building for replacement of major equipment. It is critical that this upgrade include a majority of the planned replacement work to minimize future work.

4.4.8 Reliability and Durability

4.4.8.1 What are the reliability and durability objectives for the HVAC equipment (standard level, above standard, exceptionally easy to maintain)? Would this include smaller components like dampers, actuators, valves, sensors, etc. and not just the larger equipment?

HVAC equipment shall be exceptionally easy to maintain. 4.4.9 New Concepts and Systems

4.4.9.1 Would incorporating new or relatively untried systems and equipment be seriously considered (no, possibly, likely)?

No.

4.4.9.2 Would incorporating new or relatively untried design concepts be seriously considered (no, possibly, likely)?

Possibly. A number of concepts have been proposed and one proposal has gained favorable consideration by the GSA and the contractors who prepared the documents attached above. If the Contractor wishes to propose an equally valid proposal not considered before, it will be evaluated.

4.4.10 Operations and Maintenance Documentation 4.4.10.1 Are electronic O&M manuals desired? Required?

Electronic Operations & Maintenance manuals are required as well as hard copies. Number of copies and delivery shall be identified in the project specifications.

4.4.10.2 What level of Systems Manual is desired? The Systems Manual describes the operational (in contrast to maintenance) procedures for the systems and equipment and building as a whole—set points, strategies for seasonal control optimization, shutdown procedures, emergency procedures, energy optimization and tracking recommendations, retesting and calibration methods and frequencies, etc.

Although the SOW is minimal, a detailed systems manual will be required that describes the installed system and its Test and Balancing procedures and criteria.

4.4.11 Power Outage Response

4.4.11.1 After a power outage when going to emergency generator or when returning to street power, which equipment is allowed to require a manual reset locally or at the building automation system terminal in order to come back on line?

As currently configured, although this should not be an issue for this project.

4.4.12 Scheduling Flexibility and Zoning

4.4.12.1 What zoning is desired in the HVAC equipment and controls to allow different office and other tenants on different floors to occupy at different hours of the day without having to run HVAC equipment in unoccupied spaces?

As currently configured. No changes anticipated.

4.4.12.2 What are the requirements or desires for including systems that accommodate the cooling loads of small data centers or other loads to be met without having to energize the larger central pumps and chillers?

Not applicable.

4.4.12.3 What desires are there for occupants in the office floors to be able to override the HVAC system to obtain temperature control during “off” hours?

Tenant control during building off hours is not a desired feature. 4.4.13 Building Control System

4.4.13.1 How much of the existing control system will be retained?

No change to the existing configuration.

4.4.13.2 What sophistication is desired in the control system (standard, above standard, exceptional)?

An exceptional level of sophistication is required from the BMS system to accurately and automatically control installed equipment.

4.4.13.3 What control systems are not acceptable?

All non-open source/proprietary controls systems.

4.4.13.4 What control systems are mandatory or highly desirable?

JCI-BACnet based open protocol systems are desirable; however, the N2-Protocol will likely be abandoned this year. TBD.

4.4.13.5 Is a web-based accessible system desired?

Yes integration of BAS with GSA WAN KC server is required.

4.4.13.6 How much is desired to be included in one integrated work station monitor (HVAC, lighting, fire, security), vs. separate monitors and work stations?

HVAC/R equipment is to be controlled by BAS. Any BAS installed shall be latest version of software available at project substantial completion.

4.4.13.7 Will the control system need to tie into another existing control system? No.

4.4.13.8 How many system monitoring points are desired, above that required to execute the sequences of control (none, some, many)? Additional monitoring points aid in operations, energy optimization and troubleshooting.

It is anticipated that many monitoring and control points will be required to aid in proper control and operation of the building.

4.4.13.9 Is linking the sequences of operation and/or the O&M manual data to an icon in the graphic screen of each piece of equipment desired?

Yes.

4.4.14 HVAC Acoustics: See Acoustics in Section 4.4.15 Thermal Comfort

4.4.15.1 What level of thermal comfort is desired in each of the occupancy use types (standard, above standard, exceptional)?

Above standard

4.4.15.2 What are the acceptable temperature and relative humidity ranges acceptable in each of the occupancy types, for summer and winter?

Relative humidity of 50% +/- as applicable for systems installed to prevent condensation.

4.4.16 Occupant HVAC Control

4.4.16.1 What level of control is desired for the occupants to have over the temperature and ventilation in their space—list for each occupancy type (temperature adjustable by occupants at a zone thermostat, ventilation control adjustable by occupants for their specific area, temperature control adjustable only by facility staff, ventilation control adjustable only by facility staff)?

No change to the current configuration.

5. Commissioning

5.1 What systems are desired to come under the commissioning umbrella ?

Current commissioning scope includes the installed ductwork and any equipment (fans) added to the overall intake/exhaust system.

5.2 What level of rigor is desired for the commissioning process (typical, above average, very rigorous)? Discuss the rigor of design review, commissioning specifications, field observation and functional testing.

Current commissioning scope is for above average rigor.

During design this is characterized by a thorough independent design review of the commissioned systems and assemblies by qualified engineers focusing on commissioning, performance and O&M issues. Commissioning specifications will be very thorough and fully describe all requirements of the Contractor, including specific testing requirements for each type of equipment. Roles of all parties and the sequence of the commissioning process will be clearly and completely described.

During early and mid-construction the level of rigor is characterized by field observation by the Commissioning Authority or team, as necessary, to observe component and system installations for general progress and issues affecting performance and testing. Contractors are responsible for the installation, set up and startup of their equipment and filling out Commissioning Authority provided and all manufacturer provided checklists.

Performance verification shall be accomplished through balance testing of the newly installed system and equipment against previously established setpoint sand performance. Testing will be conducted from detailed, step-by-step, repeatable test scripts specifically applicable to this project approved by the Commissioning Authority.

Tests for a given system or assembly shall not be conducted until they are fully operational under normal and reliable control with construction checklists, control calibrations, programming and control system graphics complete.

5.3 What level of objectivity and independence are desired for the commissioning process (typical, above average, significant)? Describe the independence of the Commissioning Authority, the reporting path of issues, how much testing the Contractor may do on their own, etc.

Current commissioning scope is for a typical level of objectivity.

This is characterized by the commissioning authority having direct access to independently discuss issues with any party of the project team and by all issues identified by the commissioning team from initial identification being concurrently distributed directly to the Owner, CMa and Contractor. Issues are legitimate for identification and distribution when, 1) Any requirements as delineated in the contract documents are not being met, or 2) When significant elements of the Owner’s Project Requirements are not being met (‘significant’ will be interpreted by the Owner). Issues shall be reported regardless of potential cost impacts to any party or potential impacts to the project schedule. All documented testing for complex equipment shall be directed and overseen by the Commissioning Authority or by another independent party, such as the fire marshal or a certified independent testing company (e.g., electrical equipment testing). Documented testing for less complex equipment and repetitive equipment (of large quantities, e.g., air terminal units) may be directed by the Contractor alone, as approved by the Commissioning Authority, with spot retests and test report review by the Commissioning Authority. Commissioning agent will be contracted by the CMa.

6. Plumbing Systems Not used.

7. Electrical Systems Not used.

Data and Communications Not used.

8. Fire, Life Safety

9.1 FLS Requirements

Except as otherwise indicated in referenced programming documents, Fire Protection and Life Safety design requirements must comply with PBS-P100, Chapter 7. As provided in P-100 Chapter 7, NFPA 101 is the primary applicable standard. In cases where NFPA is silent on an issue, and IBC addresses the issue, the IBC requirement will apply. The DB Contractor registered fire protection engineer is required to be a full participant in the Project Delivery Team throughout the Design, Construction, and Tenant Occupancy Stages of the project.

9. Accessibility not used.

10. Conveyance Systems not used.

11. Security and Access

13.1 What are the securities concerns for this facility?

As a Federal Building security is a significant concern for the facility.

13.2 What access control must this facility accommodate?

The facility has access control points at the main entry lobbies. These areas are the only access points to the building.

13.3 What areas of the facility will require controlled access?

All areas require basic access control. Additional access requirements shall be defined by GSA or the Tenant (BPA).

13.4 Describe the desired security system features: Not applicable to current project

14. Structural not used.

15. Landscaping not used.

16. Historic Preservation not used.

17. Hazardous Materials Management

17.1 Asbestos contamination is not an issue for this building.

18. Interior Space Planning and Utilization not used.

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