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©ASHRAE www.ashrae.org. Used with permission from ASHRAE Journal, October 2013 at www.atkinsglobal.com. This article may not be
copied nor distributed in either paper or digital form without ASHRAE’s permission. For more information about ASHRAE, visit www.ashrae.org.
The basis of design (BOD) document provides building designers and engi-
neers with an effective tool they can use to clearly present—to the owner,
commissioning agent (CxA), contractors, suppliers, and any other third
parties—the decision, assumptions, and specifications that are being used to
develop the construction documents for a project.
The BOD transforms the raw data from the owner’s project requirements
(OPR) document (the “what”) into a detailed, technical, actionable plan (the
“how”) that will meet the owner’s objectives—which will also help avoid the
“scope creep” that can derail the project schedule and lead to budget overruns.
Understanding the Basis of Design vision into practical design criteria—and improving
ASHRAE defines the BOD as “a document that records the communication process between all parties during
the major thought processes and assumptions behind the design phase. As noted in the previous article, the
design decisions made to meet the owner’s project USGBC has made the OPR and BOD documents manda-
requirements (OPR).” The design team uses the BOD tory for all LEED-NC certified projects (LEED 2009).
document to show how their assumptions and specifi- Unfortunately, the BOD document is too often forgot-
cations will enable the completed project to satisfy the ten until after the design process. Then something is
requirements listed in the OPR document. The previous thrown together—which ends up of no use to anyone.
article in this series (ASHRAE Journal, August 2013) noted Without a BOD document, the CxA cannot fully under-
that the owner can use a well-crafted OPR document as a stand and act upon the design team’s actual intentions.
checklist or “scorecard” to verify project success.
The BOD document needs to be created early on: after Some Practical Considerations
the schematic design is completed, but before creat- To help ensure easy understandability by the most read-
ing the actual design development documents. That’s ers, write your BOD document in layman’s terms (when-
because the BOD must explain the decision processes ever possible). Use lots of charts, tables, detailed lists, and
behind the design, essentially “translating” the owner’s graphs. If photos best explain what you want to convey,
include them, along with clear and detailed captions.
*This is the third in a series of articles that explain the technical commissioning process for new Every member of the design team should be a part of
buildings. The series (and the first article) is titled “Technical Commissioning: The Commissioning
Process that Works.” Some of these articles’ content is based on ASHRAE Guideline 0-2005, The preparing the BOD document and then maintaining it
Commissioning Process (published 2005) and the National Environmental Balancing Bureau (NEBB) throughout the design process. It’s not a job for a junior-
Whole Building Systems Technical Commissioning Procedural Standards Manual (revised April
2013). In addition, some of the information in this article has been taken from an unpublished NEBB level designer or intern. You’ll also need to involve the
standard titled NEBB Standard Owner’s Project Requirements (OPR) Guideline (June 20, 2011). This architectural team, as well as the mechanical, plumb-
article also draws upon an unpublished “sample” OPR document created by NEBB for the fictional ing, and electrical engineers. And don’t forget specialty
“ABC Headquarters Office Building” (Jan. 2, 2011).
ABOUT THE AUTHORS Vince Briones, P.E., is senior program manager at Atkins in Austin, Texas, and Dave McFarlane is a principal project director at Atkins in Fort Myers, Fla.
76 A S H R A E J O U R N A L a s h r a e . o r g O CT O B E R 2 0 1 3
TECHNICAL FEATURE
TABLE 2
Sample indoor design criteria.
PRESSURE CO 2 ABOVE LIGHT
SUMMER TEMP HUMIDITY WINTER TEMP SOUND LEVEL VIBRATION LEVEL
SPACE TYPE RELATIONSHIP AMBIENT LEVEL
(°F DRY BULB) (SUMMER/WINTER) (°F DRY BULB) (NC) (IN./SEC)
(PSI) (PPM) (FC)
and the more frustrated the owner ••Controls. The entire facility shall be on a timed lighting control system with photocells.
Lighting shall also be controlled manually by local switches that have motion-controlled
becomes. occupancy sensors.
••Lighting fixtures in offices, cubicles, conference rooms, break rooms, utility rooms, the
Building the Document lunchroom, and the data center shall be recessed, high-efficiency linear fluorescents with
energy-saving, low-mercury lamps. Lobby lighting shall use metal-halide lamps, LED (light-
To ensure the BOD meets all of Interior emitting diode) downlights, and LED accent lights. Restrooms shall have LED downlights.
the owner’s needs and desires, it Lighting ••Exit signage and emergency lighting shall be equipped with a 90-minute emergency
battery pack. Exit signs shall use LED illumination.
should address in detail the design ••Light levels setpoints (in foot-candles) shall be 40 fc; except in the data center and
elements identified in both the RFP mechanical, electrical, and storage rooms, which shall be 30 fc.
••Lighting heat gain. The heat gain from lighting fixtures shall be obtained from the lighting
and the OPR. Hopefully, the OPR power density factors defined in the latest version of ANSI/ASHRAE/IES Standard 90.1, and
captured all of the owner require- shall be based on the actual lighting installed in the building.
ments in the RFP, but it’s a good idea ••Lighting elements/power density. All exterior lighting shall employ LED lamps, and shall
to review the OPR against the RFP. be designed to use less than at least 25% of the allowable lighting-power density based upon
the latest version of ANSI/ASHRAE/IES Standard 90.1.
Project description. As noted in Exterior ••Zones of illumination. All site lighting shall have minimal trespass over the property line. All
the previous article, the OPR must Lighting exterior lighting shall comply with LZ3 zone requirements as defined by the latest version of
IESNA RP-33L.
serve as the source document for ••Fixtures shall be either pole- or wall-mounted, with angled shade to reduce light pollution.
the BOD. So the first major section Total lumens above 90 degrees from nadir shall be less than 5%.
of the BOD should be a restatement ••Design codes. The electrical design shall comply with the Minnesota Building Code, all
of the OPR’s project description—an applicable local codes, and the requirements of the latest version of NFPA 70.
Electrical ••Building utilization voltage shall be 277/480 volt, 3-phase, 4-wire. The calculated service
overview of the building’s purpose Requirements size shall be 1,250 amperes.
and essential functions. Be sure to ••Grounding shall be in accordance with the latest version of NFPA 70, article 250. Raceway
systems shall be concealed, except in mechanical and utility areas.
include the data from the key charts
and tables in the OPR that will drive
the design team’s efforts, such as the space utilization purposeful intent to preserve the owner’s requirements
table, the outdoor design criteria table, the indoor in its design efforts.
design considerations table, and the complete, updated Codes, standards, and specifications. Like the OPR,
list of all authorized vendors, suppliers, and contractors. the BOD states that the building must comply with all
You’ll also need to include an updated project sched- applicable federal, state, regional, county, city, and local
ule in the BOD, and this section of the document is a codes, standards, and specifications.
good place to display it. By capturing the overall project But unlike the more general statements in the OPR doc-
description and key related information from the OPR ument, the BOD must include specific details for all of the
document, the design team demonstrates not only its applicable codes and specifications that must be satisfied
clear understanding of the project’s purpose—but its by every project discipline—that way both the design and
78 A S H R A E J O U R N A L a s h r a e . o r g O CT O B E R 2 0 1 3
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TECHNICAL FEATURE
must actively support the owner’s efforts toward LEED Commissioning requirements. If the building isn’t
certification. LEED certification is definitely a chain that properly commissioned, you probably won’t end up with
is only as strong as its weakest link. a truly satisfied owner. So capture and update all of the
Maintenance staff training. The requirements for the commissioning requirements, and build the CxA’s build-
owner’s staff training that are defined in the OPR must ing-specific requirements into the BOD. The commission-
be included in the BOD. Be sure to include details that ing scope of work table and the commissioning phases
show the amount of time that will be spent on training and responsibilities table should be key parts of the BOD.
and the types and methods of training that are planned. To ensure the building’s ongoing optimal performance,
Project delivery, budget, and milestones. It’s impor- consider adding to the project plan a comprehensive
tant to describe the project delivery method the owner annual “commissioning check-up.”
intends. This could be a bid plan and specification,
design-build, gross maximum pricing, or other method. Conclusion
Also include descriptions of the budget, all known Like the OPR, the BOD is an interactive tool that must
required meetings, and project milestones—all of which be revised as the owner and design team make decisions.
should be obtainable from the OPR document. Especially as the project evolves, and budget and time
Additional design concerns. Many other design constraints enter the picture, you’ll need to adjust the OPR
concerns must be captured in the BOD. Space doesn’t and the BOD documents. Remember, the owner’s require-
permit us to mention them all, but be sure to describe ments drive the basis of design; not the other way around!
any BIM requirements, all specialized software (such as So don’t view the BOD as a burden. View it as a key ele-
simulation tools for energy modeling), coordination of ment in an effective communication process—the kind
work between the various engineering disciplines, any of process that will help ensure that the owner’s voice is
desired measurement and verification programs, and heard accurately—which is how the owner will end up
any QC or QA processes the owner wants. with a building that meets expectations.
O CT O B E R 2 0 1 3 a s h r a e . o r g A S H R A E J O U R N A L 81