20240415Application (REDACTED).pdf

1407 W. North Temple, Suite 330 Salt Lake City, UT 84116
April 9, 2024
VIA ELECTRONIC DELIVERY
Commission Secretary
Idaho Public Utilities Commission
11331 W. Chinden Blvd
Building 8 Suite 201A
Boise, ID 83714
RE: CASE NO. PAC-E-24-06
IN THE MATTER OF THE APPLICATION OF ROCKY MOUNTAIN POWER FOR
APPROVAL OF THE TRANSFER OF PORTIONS OF THE NORTH TEMPLE
PROPERTY AND ACCOUNTING ORDER
Attention: Commission Secretary
Pursuant to Idaho Code § 61-328, Rocky Mountain Power, a division of PacifiCorp, submits its
application to the Idaho Public Utilities Commission (“Commission”) requesting approval of a
property transfer agreement.
Additionally, in accordance with Idaho Code § 61-524, Rocky Mountain Power submits its
application to the Commission for a deferred accounting order authorizing the Company to record
a regulatory liability associated with the net proceeds associated with a property transfer
agreement.
Informal inquiries may be directed to Mark Alder, Idaho Regulatory Manager at [phone].
Very truly yours,
Joelle Steward
Senior Vice President, Regulation and Customer & Community Solutions
Enclosures
CC: Terri Carlock
RECEIVED
Monday, April 15, 2024 11:49 AM
IDAHO PUBLIC
UTILITIES COMMISSION

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Joe Dallas (ISB# 10330)
PacifiCorp, Senior Attorney
825 NE Multnomah Street, Suite 2000
Portland, OR 97232
Email: [e-mail]

Attorney for Rocky Mountain Power

BEFORE THE IDAHO PUBLIC UTILITIES COMMISSION

IN THE MATTER OF THE APPLICATION OF
ROCKY MOUNTAIN POWER FOR
APPROVAL OF THE TRANSFER OF
PORTIONS OF THE NORTH TEMPLE
PROPERTY AND ACCOUNTING ORDER

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CASE NO. PAC -E-24-06

APPLICATION

Comes now PacifiCorp, d/b/a Rocky Mountain Power (“Rocky Mountain Power” or
“Company”) pursuant to Idaho Code (I.C.) § 61-328 and IDAPA 31.01.01.052 hereby submits this
application to the Idaho Public Utilities Commission (“Commission”). Rocky Mountain Power
respectfully requests an order approving the Property Transfer Agreement (“Transfer Agreement”)
between the Company and LHM DEV E, LLC (“LHM DEV E”) and determining that the property
disposition is in the public interest. The Transfer Agreement provides for the terms of conveyance
of portions of real property located in Salt Lake City, Utah, from the Company to LHM DEV E,
which is referred to in this application as the “North Temple Property” or “NTP.”
Additionally, in accordance with I.C. § 61-524 and IDAPA 31.01.01.052, Rocky Mountain
Power hereby requests an accounting order that would authorize the recording of a regulatory
liability for any net proceeds arising from the Transfer Agreement for the benefit of customers.
This account would then offset future costs that may arise in a subsequent rate proceeding as
described in this Application. Rocky Mountain Power requests approval of this application by

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October 1, 2024.
The approval of the Transfer Agreement is in the public interest as it presents a unique
opportunity to facilitate the sale of real property that is either underutilized or unnecessary for
future utility operations. Moreover, approval of the Application will not lead to an increase in rates.
The construction of new facilities detailed in this Application will be subject to a prudence review,
and any potential rate impacts will be assessed in a subsequent regulatory proceeding. Moreover,
the approval of the Accounting Order will allow the Company to place any net proceeds from the
Transfer Agreement into a balancing account for the benefit of customers, to be addressed in a
future rate proceeding.
In support of this Application, Rocky Mountain Power states as follows:
I. NAME AND ADDRESS OF THE APPLICANT
1. Rocky Mountain Power, a division of PacifiCorp, an Oregon Corporation, whose
address is 1407 West North Temple, Suite 320 Salt Lake City, Utah 84116, is authorized to do and
is doing business in the state of Idaho. The Company provides retail electric service to
approximately 88,780 customers in the state and is subject to the jurisdiction of the Commission.
The Company’s retail certificated service territory encompasses portions of Fremont, Madison,
Teton, Clark, Jefferson, Lemhi, Oneida, Bannock, Franklin, Caribou, Butte, Bingham, Bear Lake,
and Bonneville counties. Rocky Mountain Power is a public utility in the state pursuant to I.C. §
61-129.
2. Formal correspondence and requests for additional information regarding this
matter should be addressed to:
By email (preferred): [e-mail]

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By regular mail:

Data Request Response Center
PacifiCorp
825 NE Multnomah, Suite 2000
Portland, Oregon 97232

With copies to:

Mark Alder
Idaho Regulatory Affairs Manager
1407 W. North Temple, Suite 330
Salt Lake City, Utah 84116
Telephone: [phone]
Email: [e-mail]

Joe Dallas
Attorney
Rocky Mountain Power
825 NE Multnomah, Suite 2000
Email: [e-mail]

Informal inquiries related to this Application should be directed to Mark Alder, Idaho
Regulatory Affairs Manager, at [phone].
II. BACKGROUND
3. The NTP consists of an estimated 100-acres of real property in Salt Lake City,
Utah. The property is flanked to the east by the Jordan River, North Temple bounds it to the
north, Interstate 80 and a railroad define its southern edge, and Redwood Road lies to the west.
Figure 1 offers a reference map of the NTP property:

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Figure 1 – NTP General Reference Map

4. PacifiCorp acquired the NTP in the 1940s. Before that time, significant portions of
the NTP were utilized for various purposes including industrial activities and landfill to store
residential, commercial, and industrial waste for Salt Lake City and surrounding areas.
PacifiCorp’s corporate headquarters (“North Temple Office” or “NTO”) has been located at the
NTP since approximately 1955, when it relocated from its prior downtown headquarters in the
Kearns Building in Salt Lake City. Since then, PacifiCorp has made various improvements to the
property beyond typical repairs and maintenance. The property has remained in the same or
substantially similar condition since 1990.
5. Currently, the NTP includes approximately 264,000 square foot multi-purposed
office building that houses employee workspaces, conference rooms, and training spaces (164,000
square feet); warehouse operations (31,000 square feet); IT Data Center (45,000 square feet);
electric grid operations (20,000 square feet); and the Security Center (4,000 square feet). The NTP

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also includes the Salt Lake Metro Service Center (SLCSC), inventory laydown yards, space for
parking, storage, and other operations.
6. The NTO currently provides system-wide support across PacifiCorp’s six-state
service area. For example:
• The NTO includes personnel in engineering, grid operations, thermal generation,
regulation, legal, finance, facilities and property management, customer and
community solutions, environmental management, fuels procurement and mining,
wind and solar resource development, health and safety, IT, human resources, and
security divisions. All of these departments manage assets and operations that
support system-wide generation and electric operations across PacifiCorp’s six-
state service area;
• The IT Data Center located in the NTO supports PacifiCorp’s corporate and
operations technology needs;
• The Grid Operations Center located in the NTO manages the power system in
PacifiCorp’s Utah, Idaho and Wyoming service territories on a 24/7 basis, responds
to disturbances on the power system, investigates outages on distribution and
transmission assets, dispatches field resources, schedules and performs switching
on distribution and transmission systems as well and as the backup for the Pacific
Power grid operations located in Portland, Oregon, which manages the power
systems in California, Oregon and Washington.
• The Security Center located in the NTO monitors and provides critical
infrastructure security to PacifiCorp’s physical and cyber assets throughout the
Company’s six-state service area.

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7. At present, the NTP facilities are beyond their useful life for operations and disaster
recovery requirements. These facilities require a major renovation or reconstruction to address
significant concerns with the facility to ensure continuous essential services. In particular, these
facilities grapple with a range of issues, including structural, electrical, mechanical, plumbing, fire
protection, as well as physical and cyber-security vulnerabilities, and architectural shortcomings.
All of these issues demand attention for the facilities to be suitable for sustained occupancy in the
future. A third-party evaluation conducted by CRSA, an architectural and planning firm, coupled
with PacifiCorp’s own internal expertise and insights, support this assessment. The CRSA
evaluation is included with this application and can be found in Exhibit No. 1 to this Application.
8. Confronted with the NTO’s inadequate condition for ongoing use and operation, the
Company evaluated the choice between renovating the current premises or constructing entirely
new facilities. It became evident that the essential renovations and improvements needed for the
existing facilities would not be cost effective. In particular, CRSA’s assessment revealed that
revamping the current infrastructure would incur costs exceeding those of new construction by
over ten percent, not to mention the additional financial strains from renting temporary spaces
during the renovation, moving materials and equipment, and the disruption to regular business
activities. Moreover, renovation would not meet key project objectives identified by the
Company.1 Furthermore, the building’s outdated structure and motel-like design would still pose
physical security threats to the Company’s assets, and the current inefficient layout would remain
unchanged. Upgrading the facilities would also fail to meet critical resilience goals necessary to

1 These objectives include: (1) Enhance resilience of grid operation and data center assets; (2) Bolster physical and
cyber security to ensure life safety and asset protection; (3) Build upon community relations; (4) Execute the
Company’s environmental compliance strategy at the NTP; (5) Enhance the Company’s ability to attract and retain
employees by providing an optimal work environment that fosters increased collaboration and employee
engagement; and (6) Provide customer benefits and rate mitigation revenue from development or disposition of
sections of the NTP.

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ensure the Grid Operations Center, Security Center and IT Data Center remain functional in major
events; and the dispersed layout of assets across the NTO would limit the potential benefits to
customers that could come from the property’s strategic disposition.
9. The initial phase of development on the NTP site will include critical PacifiCorp
construction initiatives: a new headquarters (referred to as the “New NTO”), and potentially the
new Energy Services Building (“referred to as the “New ESB”) for electric grid operations and
dispatch control. PacifiCorp plans to develop between 4 acres and 10 acres, depending on the final
location of its New ESB. Additionally, PacifiCorp will retain approximately 35 acres for the
Gadsby power plant and substation operations.
10. The New NTO will be designed to accommodate roughly 700 PacifiCorp employees across
approximately 215,000 gross square feet to continue performing system-wide support across the
Company’s six-state service area. It will be constructed to Leadership in Energy and
Environmental Design (“LEED”) silver certification standards.
11. The New ESB is set to accommodate roughly 60 PacifiCorp employees and will encompass
about 80,000 gross square feet. It, too, will be constructed to meet LEED silver certification
standards. Moreover, the New ESB will adhere to the resilience risk Category IV standards
applicable to critical infrastructure. The building will be equipped with a base isolation system for
seismic protection, allowing it to separate the foundation from the superstructure. This feature
ensures that the building remains operational during and after natural calamities, extreme
environmental incidents, and potential terrorist attacks. The New ESB will be designed to
withstand earthquakes of up to 7.5 magnitude, wind speeds of 110 miles per hour, heavy snow
loads, remain habitable during poor air quality events, and includes Electromagnetic Pulse
shielding. Furthermore, it will incorporate multiple layers of physical and electronic security to

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deter unauthorized entry and protect against terrorist or riotous assaults.
12. In this proceeding, PacifiCorp is not seeking a prudence determination, or any rate change
associated with the construction of the New NTO or the New ESB. The Company has provided an
overview of its intended projects at the NTP to give context to this Application. Instead, this
Application requests authorization for the approval of the Transfer Agreement to enable the sale
of real property that is either underdeveloped or surplus to utility operations. Additionally, it seeks
to establish a balancing account to track the net proceeds associated with the Transfer Agreement
for the benefit of customers, that will be addressed in a future rate proceeding.
III. DESCRIPTION OF TRANSFER AGREEMENT
13. Attached to this Application as Confidential Exhibit No. 2 is the Transfer Agreement
between LHM DEV E and PacifiCorp. The Transfer Agreement presents a unique opportunity
to receive proceeds for certain parcels of the NTP that are either underdeveloped or not required
for utility operations. The Agreement categorizes the NTO into separate blocks (Block 1-A, 1-B,
2, 3, and 4):

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Figure 2 – NTP Reference Map

14. Portions of Blocks 1-B and 2 will be retained by PacifiCorp for the construction
of the New NTO and potentially the New ESB facilities and are not available for purchase by
LHM DEV E.
15. The Transfer Agreement outlines the conditions under which LHM DEV E may
exercise its option to purchase portions of the aforementioned Blocks depicted above for the
NTP and includes provisions for the assessment of land value and environmental liability. In
particular, the agreement enables LHM DEV E to purchase acreage at an agreed upon value,
plus escalation adjustments. LHM DEV E is not required to exercise its entire option at once;
therefore, the option may be exercised through a series of transactions over time. Section 2(b) of
the Transfer Agreement provides a timeline duration for property purchase from March 1, 2024,
through December 31, 2039. Mandatory purchases by LHM DEV E begin January 1, 2028, as
per Section 14(a) of the Transfer Agreement.

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IV. REQUEST FOR APPROVAL OF TRANSFER AGREEMENT
16. I.C. § 61-328(1) requires the Company to obtain Commission approval before
transferring property used in the generation of electric power to the public. As relevant here, in
order to approve a property transfer, I.C. § 61-328(3) requires that the Commission determine:
“(a) That the transaction is consistent with the public interest; [and] (b) That the cost of and
rates for supplying service will not be increased by reason of such transaction[.]”2
17. The approval of the Transfer Agreement aligns with the public interest by offering
a unique opportunity to facilitate the sale of real property that has been identified as either
underutilized or not required for forthcoming NTP facility construction. The approval of this
transfer will not impact current rates. The Company’s present Application seeks authorization
for the transfer of specific portions of the NTP and does not request a prudence determination or
approval for any prospective construction of facilities. Therefore, the transfer proposed in this
proceeding will not affect current rates, and the prudence and potential rate impact of any future
construction will be evaluated in a subsequent rate proceeding. Additionally, as detailed in the
following section, the Company proposes to account and record any proceeds, less the net book
value of any property sold and costs associated with the disposition(s), from the Transfer
Agreement for the benefit of customers.
V. REQUEST FOR APPROVAL OF ACCOUNTING ORDER
18. Rocky Mountain Power also requests approval of an accounting order that would
authorize the recording of a regulatory liability for any net proceeds arising from the Transfer
Agreement. Additionally, the Company proposes deferring to this regulatory liability amounts in

2 I.C. § 61-328(3)(c) also requires a finding, “That the applicant for such acquisition or transfer has the bona fide
intent and financial ability to operate and maintain said property in the public service.” As represented by the
Agreement, LHRME is a bona fide purchase and PacifiCorp represents that LHRME is a developer with the
financial ability to operate and maintain the property for public benefit.

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rates at the time of the transaction associated with any property sold. The Company further
requests that this balancing account be amortized, along with applicable interest, in a subsequent
rate proceeding. Considering the Transfer Agreement grants LHM DEV E the option(s) to
purchase the real property, the timing, and proceeds from such a transaction cannot currently be
determined at this time and are currently not known and measurable for purposes of rate setting.
As a result, it is in the public interest to approve the requested accounting order. This will ensure
that any net proceeds from any transactions are appropriately preserved and returned to
customers in a future proceeding.
19. As stated above, given the Transfer Agreement’s provision allowing LHM DEV E
the option to purchase a maximum amount of acreage, combined with the annually escalating basis
for the transaction and unknown final costs related to preparing the real property for sale, the
Company is unable to specify an exact figure to be recorded in the deferred account at this time.
However, should LHM DEV E exercise its option in full, the Company estimates that the amount
recorded will be approximately the amount specified in Appendix H of the Transfer Agreement
less the environmental deduction specified in the Transfer Agreement, the net book value of any
property sold, and costs associated with the disposition(s). The Company will submit informational
filings to this docket once any option is exercised by LHM DEV E.
20. If this application is approved, the Company will record deferred amounts by
crediting Federal Energy Regulatory Commission (FERC) Account 254-Other Regulatory
Liabilities and debiting FERC Account 421.1-Gain on disposition of property. Amounts in
customer rates associated with any property sold will be deferred by debiting the appropriate
revenue accounts and crediting FERC Account 254. If this application is denied, the net proceeds
will remain in FERC Account 421.1.

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21. The Company acknowledges that the Commission’s approval of deferred
accounting treatment does not constitute a prudence determination for the construction of any
facilities described in this Application. Recovery of any costs would be subject to a prudence
review and a final decision on rate recovery in a future regulatory filing.
VI. REQUEST FOR MODIFIED PROCEDURE
22. Rocky Mountain Power believes that a hearing is not necessary to consider the
issues presented herein and respectfully requests that this Application be processed under
Modified Procedure, i.e., by written submissions rather than by hearing, in accordance with
Idaho Public Utilities Commission Rules of Procedure 201 – 204.
VII. CONFIDENTIAL INFORMATION
23. This filing, specifically the Transfer Agreement, labeled as Confidential Exhibit
No. 2, includes trade secrets and confidential information exempt from public review under
Idaho Code §§ 74-104–109 and Idaho Public Utilities Commission’s Rule of Procedure 67.
VIII. CONCLUSION
24. WHEREFORE, Rocky Mountain Power respectfully requests an order approving
the Transfer Agreement pursuant to I.C. § 61-328 and an accounting order authorizing it to record
to record a regulatory liability to FERC Account 254 (Other Regulatory Liabilities) to account
for any net proceeds associated with the Transfer Agreement to be amortized in a subsequent rate
proceeding.

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Respectfully submitted this 9th day of April 2024.

____________________________________
Joe Dallas (ISB# 10330)
PacifiCorp, Senior Attorney
825 NE Multnomah Street, Suite 2000
Portland, OR 97232
Email: [e-mail]
Attorney for Rocky Mountain Power

Attorney for Rocky Mountain Power

EXHIBIT 1

CRSA Evaluation

APRIL 23, 2021

LIFE-CYCLE COST ANALYSIS
ROCKY MOUNTAIN POWER HEADQUARTERS
1407 W. NORTH TEMPLE
SALT LAKE CITY, UT 84116

PREPARED BY:
CRSA
175 S. MAIN STREET
SALT LAKE CITY, UT 84111

Table of Contents
Executive Summary………………………………….5
Architectural Report………………………………….9
Structural Report…………………………………….17
Electrical Report……………………………………..25
Mechanical, Plumbing, Fire Protection Report…...67
Construction Cost Estimate ………………………..75

Executive Summary
This report is a Life Cycle Cost Analysis (LCCA) for Rocky Mountain Power (RMP), specifically
comparing the long-term financial implications of renovating its existing headquarters versus constructing
a new facility on their site located at 1407 W. North Temple in Salt Lake City.
The current headquarters (including the warehouse), designed by Ashton, Evans and Brazier, was
constructed starting in the late 1940s. As RMP predecessor Utah Power and Light grew through the
second half of the twentieth century, along with vast population growth throughout the Salt Lake Valley
and Utah generally, the headquarters was expanded in a piecemeal fashion. A large three-story addition
was constructed west of the original core in 1958. A three-story south wing was added in 1977.
The current facility has experienced regular additions and modifications since 1977 to meet the ever-
changing operational needs of RMP. However, it is falling behind modern energy efficiency standards,
and the need for a significant renovations, seismic upgrade and/or construction of a new facility to better
support staff, workflow and productivity has become apparent to RMP.
CRSA was approached by Giv Development in March 2021 to assist RMP leadership in the decision to
build new or renovate the headquarters by evaluating the existing facilities and vetting the RMP standards
for a new development. Giv is currently assisting RMP in selecting a master developer for the site, and
the fate of the existing RMP building is central to the larger vision of the site and the financial viability of
its development.
CRSA evaluated the architectural components of the existing facility and collaborated with the following
sub-consultants in compiling this report:
• Calder Richards Consulting Engineers: Structural Engineering
• Spectrum Engineers: Electrical Engineering
• B&D Engineering: Mechanical, Plumbing, and Fire Protection Engineering
• Parametrix: Cost Modelling
Architecture
With any building over fifty years of age, its historical significance should be evaluated and accounted for
in demolition vs. renovation decisions. However, the historical integrity of the RMP headquarters has
largely been lost through years of renovations, additions, and maintenance-oriented changes. The building
was not built with current standards for workplace environment in mind, and it is therefore lacking in
quality daylighting, thermal comfort, and high-quality indoor air. Under the Utah-adopted 2018 I-Suite of
codes, including the International Existing Building Code (IEBC) and International Energy Conservation
Code (IECC), we would address the following deficiencies in addition to standard architectural services
and interior design in the case of a renovation to the existing headquarters:
• Additional fire separations to meet maximum fire areas for Type II-B construction (unprotected
non-combustible).
• Class B finishes in interior exit stairways/ramps and exit passageways.
• Upgrading accessibility in restrooms and other common areas.
• Upgrading building envelope to meet the IEBC requirements, including adding additional thermal
insulation in exterior walls, replacing exterior doors/windows, and upgrading the roof. While we
may be able to minimize required insulation under code, a full building upgrade would be ideal to
ease the mechanical system burden, meet RMP standards for workplace conditions, and to meet
LEED requirements.
Structural/Seismic Systems
The building withstood the March 2020 Magna Earthquake relatively unscathed, with minor cracking to
the unreinforced masonry warehouse walls. However, a major renovation would require seismic upgrades
under the current 2018 I-Codes. Because different areas of the building were built at different times under
varying contemporary codes, the seismic retrofit items would vary accordingly, including:
• Shear walls and upgraded roof-wall connections in original Warehouse.
• Bracing connection and wall connection upgrades in the 1950 and 1958 portions, which were
seismically upgraded in the 1990s.
• Concrete shear walls and upgraded masonry wall connections anticipated in 1970 and mid-1970s
additions.
• Further study of 1977 addition (the current system was designed for a six-story building, so it
may be sufficient).
• Lateral system upgrades to 1990 Energy Management Building Addition, constructed under 1988
Uniform Building Code.
Electrical Systems
Due to deficiencies at every level, complete demolition and replacement of the electrical system is
recommended if the current headquarters is renovated. This assessment is based on observed deficiencies
in the medium voltage distribution, lack of a centralized utility yard for electrical service, inefficient panel
locations and layouts, and a handful of code violations. Significant electrical system upgrade
recommendations include:
• Branch circuits loaded to no more than 80% NFPA 70 standard.
• Copper conductors throughout, sized to prevent voltage drop exceeding 3% at the farthest load.
• Providing min. 20A outlets in code-mandated locations.
• Upgrade the grounding system.
• Lightning protection system is recommended.
• Increased EV charging stations.
• Replacing uninterruptible power system (UPS) and emergency/standby generator system.
• Wholesale replacement of the lighting systems to meet current codes and health department
requirements; utilized all LED fixtures and a centralized system to help meet LEED and energy
standards.
• New telecom system with special attention to Data Center upgrades.
• Wholesale replacement of security, A/V, and fire alarm systems to meet current codes and RMP
requirements.
Mechanical, Plumbing, and Fire Protection Systems
According to the ASHRAE Equipment Life Expectancy Chart and given the most recent system upgrade
was completed in 1990, not a single mechanical system in the existing headquarters building has any
service life remaining. Therefore, a substantial replacement plan should be developed as a part of any
renovation of the current building. With the age of piping running throughout the building and
observations of its material characteristics, wholesale replacement of the plumbing and fire protection
systems is also recommended. Some factors which would be considered in replacing the mechanical
systems include:
• Working around existing structural systems and other features complicates the mechanical design
in any existing building.
• As it stands now, the mechanical design would be calculated based off under-insulated envelope
conditions (architect recommends upgrading envelope thermal properties).
• Current energy code requires a fully integrated controls system which allows for trending.
• Current maintenance staff knowledge may limit the options for a new system.
• High cost of seismic restraints under current codes.
Cost Modelling
Existing Building Summary
Almost every aspect of the existing RMP Headquarters Building is deficient to modern office standards.
In addition, the demands for seismically stable, environmentally controlled, and physically hardened
operations environments will be both difficult and costly to develop within the existing structure. The cost
of renovation to meet the demands of RMPs business and operational goals will far exceed the cost of
new construction. Work will require building seismic retrofit, wholesale replacement of electrical
systems, nearly wholesale replacement of mechanical systems, abatement of any existing hazardous
materials (lead paint, asbestos wrapped pipes, etc.), and the retrofit of the structures to better position
RMP to support is administrative and operational mandates. Renovation work is expected to cost more
than $300/sf or approximately $77.885 million for the 233,860 sf of primarily office/operations
space.
RMP Proposed Headquarters
While the pro forma for new headquarters facilities include both standard office space as well as 50,000+
sf of operations areas requiring high levels of seismically performance, environmentally controlled,
physically hardened and independently operated environments. The need for approximately 150,000
square feet of contemporary office environments is anticipated to cost an average of $466/sf, for an
average total replacement cost of $69.843 million.
Conclusion
While the current headquarters has served RMP well for over seventy years, its renovation would provide
less value to RMP and its ratepayers that a new headquarters. Rapid developments in building codes,
especially seismic and energy efficiency standards, along with standards for interior work environments,
have largely led to obsolescence in the current headquarters. Bringing that facility up to current standards
would not represent a cost savings to the point of financial feasibility compared to a new building.
Additionally, the existing headquarters has very little inherent value, in the form of historical or aesthetic
value, and a new building would allow RMP to convey its values through architecture, green construction,
and branding.

Rocky Mountain Power Headquarters
Existing Building Architectural Narrative

General
The current Rocky Mountain Power headquarters, located at 1407 W. North Temple, was
constructed in multiple phases starting in 1950, with major additions in 1958, 1978, 1980, 1985,
and 1990. As a result of this piecemeal development of the facility, it is not organized efficiently
and fails to provide the quality of work environment expected in a modern office setting.
Furthermore, some sections of the current headquarters do not meet current building codes,
accessibility requirements, or environmental regulations.
To mitigate these shortcomings and provide facilities that meet RMP’s needs, a substantial
renovation of the existing facility would be required. If the project were undertaken currently, the
2018 International Existing Building Code (IEBC) would govern these alterations. However,
given the recent pattern of the release of a new model code every three years, with adoption by
Salt Lake City the following July 1, we would expect this project to fall under the upcoming 2021
IEBC. Because the 2021 IEBC is only available in outline format at this time (to be released in
full December 2021), our code review looks at the potential project through the lens of the 2018
IEBC.
By virtue of its age, the historic nature of the building should be considered in any plans for its
renovation, redevelopment, or demolition. The historic core of the headquarters was designed
by notable Salt Lake architecture firm Ashton, Evans & Brazier in the International Style. The
exterior of the historic section largely maintains its architectural integrity along the North Temple
frontage, although additions to the south and west have negatively impacted the integrity on
those sides of the building. As a result, the overall architectural integrity of the building has been
diminished, and National Register listing under Criterion C (“Properties significant as
representatives of the manmade expression of culture or technology”) would be difficult.
National Register listing under Criterion A (“Properties significant for their association or linkage
to events important in the past”) may be feasible given the building’s association with the
corporate growth of Utah Power and Light Co., but such listing is entirely voluntary, and would
be recommend only if RMP or a new owner wishes to pursuit historic preservation tax credits or
other such incentives. The building is not listed as a Salt Lake City local landmark or as
contributing to a local historic district, so the City has no jurisdiction regarding historic
preservation.

Building Code Considerations
As stated above, the renovation of this building would presumably fall under the 2021 IEBC;
however, this model code will not be released until late 2021 and adopted by SLC in July 2022.
Therefore, this preliminary code evaluation is through the 2018 IEBC, a code that “covers repair,
alteration, addition and change of occupancy for existing buildings and historic buildings, while
achieving appropriate levels of safety without requiring full compliance with the new construction
requirements contained in the other I-Codes.” The 2018 IEBC was adopted by Utah on July 1,
2019.
The IEBC lays out three options for designers to meet code requirements: Prescriptive
Compliance Method, Work Area Compliance Method, and Performance Compliance Method.
We recommend the Prescriptive Compliance Method in this case, as the building is not
undergoing a change of occupancy, it is relatively straightforward, and we anticipate a full
“gutting” the building to install new mechanical and electrical systems. At its most basic level,
the Prescriptive Compliance Method requires alterations, additions, and changes of occupancy
to meet the requirements of the International Building Code (IBC), the Utah-adopted model code
for new construction of commercial buildings. The following considerations would be addressed
during the design process under the 2018 IBC:
• Occupancy Classification and Use (Cpt. 3): currently Business (Group B) occupancy, no
change of use anticipated.
• Special Detailed Requirements (Cpt. 4): the atrium space at the main entry is the only
special requirement contained in the building. It connects three stories, so a fire barrier is
not required, provided the smoke control system accounts for the full height of the
space. Atrium interior finishes must meet a minimum of Class B. The atrium triggers
installation of an approved automatic sprinkler system throughout the building. The
current wet-pipe sprinkler system is anticipated to remain.
• General Building Heights and Areas (Cpt. 5):
o Allowable number of stories above grade plan: existing three stories is under the
maximum for sprinklered Type I or II construction.
o Allowable building height: existing 57’ height (approx.) is under the maximum for
sprinklered Type I or II construction.
o Allowable area: the allowable area (calculated by equation 5-2 (506.2.3)) is
86,250 square feet per floor for Type II-B construction, which makes up most of
the current building. The overall footprint is approximately 135,000 square feet,
so some fire separation will be required. The interface between the 1958 building
and the 1977 addition already meets the fire separation requirement (as shown
on C/A-16 on the 1977 plans). Furthermore, the 1950 building and 1958 addition
appear to be isolated based off the 1958 plans. Further analysis is required, but
existing fire separations appear to be sufficient based off current information.

• Types of Construction (Cpt. 6): the renovations of the building any additions to it should
be constructed of minimum Type II-B construction, as it meets the allowable stories,
height, and areas. Type II-B is common in commercial buildings and is defined as a
building constructed of non-combustible materials but where materials have no fire
resistance.
• Interior Finishes (Cpt. 8): Group B sprinklered buildings shall use Class B finishes for
interior exit stairways and ramps and exit passageways. Class C finishes are acceptable
for corridors and rooms.
• Means of egress (Cpt. 10): The building has approximately 900 occupants according to
Table 1004.5. This number should be fine-tuned as future programs are determined and
assembly areas (i.e. conference/training rooms) are laid out. There appears to be
sufficient egress currently, though it is difficult to verify that the required egress
requirements are met until renovation plans are developed.
• Accessibility (Cpt. 11): The facility is required to be accessible as outlined under IBC
Chapter 11 and in ANSI A117.1. While the IEBC contains some exceptions to IBC
accessibility requirements, none of these apply to the RMP project.
o The existing building appears to have an accessible route from accessible
parking stalls to accessible entrances.
o Within the building, the existing building appears to be fully accessible, with
accessible routes connecting all spaces and with stories connected by elevators.
o Restrooms appear to be mostly accessible, along with other plumbing facilities
and other employee use areas (break rooms, etc). If a wholesale renovation were
undertaken, new restrooms and breakrooms would be designed to meet
accessibility codes.

Building Envelope
One key component in the decision to retrofit or to build new is environmental sustainability,
achieved largely through efficient mechanical systems and a tight, well-insulated building
envelope. The current RMP building was constructed prior to adoption of energy codes,
evidenced by drafty facades.
Energy consumption was hardly a consideration in the 1950s. The Ashton, Evans & Brazier
plans only call for 1” of rigid insulation sandwiched between the exterior brick veneer and an
interior course of brick. While this small amount of insulation provides some thermal separation,
there are many thermal bridges in the design. The steel windows are thermally unbroken,
allowing the cold air to easily transfer from exterior surfaces to interior ones. Roof insulation in

the 1950s portions was also inadequate, although it is unclear if the roof insulation has been
upgraded since the original construction as it is covered by gravel ballast and membranes.
By the time of the 1977 addition, building codes were starting to incorporate energy efficiency,
but the addition is still considered under-insulated by today’s standards. The primary envelope
insulation is composed of 6” batts between metal studs, opening the door to prolific thermal
bridging at each stud. Rigid roof insulation in the 1977 section is much closer to what would be
designed today, although we cannot confirm the condition of this insulation.
Windows in the 1950s and 1977 portion of the building are also inadequate in their thermal
properties, with high U-Factors and Solar Heat Gain Coefficients (SHGC). While most of the
glazing is insulated, it represents early technology and is showing signs of wear in most cases.
Under the 2018 International Energy Conservation Code (IECC), “Alterations shall be such that
the existing building or structure is not less conforming to the provisions of this code than the
existing building or structure was prior to the alteration. Alterations to an existing building,
building system or portion thereof shall conform to the provisions of this code as those
provisions relate to new construction without requiring the unaltered portions of the existing
building or building system to comply with this code.”
Since the existing building would be entirely altered, the IECC requirements would apply
wholesale. For Climate Zone 5, those requirements include:
• Insulation entirely above roof deck: R-30ci. This polyiso insulation would be installed
along with a new single-ply roof membrane (TPO or PVC). 2 layers of 2.6” polyiso would
yield this R-value, thickness will not be counted as an average R-Value.
• Walls: R-13+R-3.8ci. Fir in existing walls, with a spray-foam layer to provide continuous
insulation. Min. 3” closed cell spray foam, which also provides vapor retarder.
• Fixed fenestration: U-0.38 min., see table C402.4: varies from 0.38 to 0.61, depending
on orientation and projection factor.
For elements of the building not altered during the renovation, these upgrades would be
voluntary. However, these updates would be strongly recommended if LEED certification and a
high-performing building are desired.
RM
P
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 (G
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0
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5
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20
'
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'
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a
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0
0

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'
 x 40
'
,
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'

w x 12
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0

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'
 x 10
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c
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0
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 x 10
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c
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 2
50

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5
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 x 10
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t
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y
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r
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5'
 x 10
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r
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t
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 po
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t
 to
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 (U
P
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)
‐

1,
5
0
0

X
em
p
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2
5
,
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0

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,
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0
0

oX
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n
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r
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r
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p
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 Ce
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mi
n
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'
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r
‐to
‐fl
o
o
r

6 3 4 S o u t h 4 0 0 W e s t , S u i t e 1 0 0 , S a l t L a k e C i t y , U t a h 8 4 1 0 1 T 8 0 1 - 4 6 6 - 1 6 9 9 F 8 0 1 - 4 6 7 - 2 4 9 5

Sent Via Email

April 2, 2021

Laura Smith, AIA
CRSA
175 S Main Street, Suite 300
Salt Lake City, UT 84111

Reference: Rocky Mountain Power Facility Structural Survey
Structural Investigation

Ms. Smith,

Pursuant to your request, our office has been asked to help provide a Life-Use
Analysis on the existing Rocky Mountain Power office facility, formerly known as
Utah Power and Light. The facility is located at 1407 W. North Temple, Salt Lake
City, Utah. Our part within the Life-Use Analysis is to provide a narrative describing
the existing structural systems, their integrity, and any foreseen seismic upgrades
that may be required. Ballpark square footage costs for structural upgrades are
also to be included.

Our narrative is based on structural observations performed on site along with
existing drawings that were available for review. Structural items that can easily be
identified on site and or within the provided structural drawings will only be
addressed in the narrative. Localized demolition and testing have not been
performed.

I have performed a couple of site observations and have reviewed the received
documents relating to the above referenced building.

Rocky Mountain Power Facility Structural Survey
Structural Investigation
Page 2

RECEIVED DOCUMENTS

I have devoted substantive attention to the following documents.

1. Architectural and Structural Drawings for the 1950 Original Office Building
prepared by Ashton, Evans and Brazier Architects and Engineers.
2. Partial 1992 Structural Drawings for the seismic upgrade to the 1950 Original
Office Building prepared by MHT Architects and ARW Engineers.
3. Architectural and Structural Drawings for the 1958 General Office Addition
prepared by Ashton, Evans and Brazier Architects and Engineers.
4. 1991 Structural Drawings for the seismic upgrade to the 1958 General Office
Addition prepared by ARW Engineers.
5. Architectural and Structural Drawings for the 1970 General Office Building
Remodel and Additions prepared by Brazier Montmorency Hayes and Talbot
Architects.
6. Architectural and Structural Drawings for the 1978 Office Addition prepared
by Montmorency, Hayes and Talbot Architects.
7. Architectural and Structural Drawings for the Vertical Office Addition
prepared by Montmorency, Hayes and Talbot Architects.
8. Architectural and Structural Drawings for the 1990 Energy Management
Building Systems Addition prepared by Richardson Associates Architects
and E. W. Allen Associates Engineers.

BUILDING DESCRIPTIONS

The existing office building is a conglomerate of several buildings. The original
building had several additions added on over the years of use with each building
appearing to be separated by expansion joints. The following is a brief description
and current condition of the original building along with each major addition.

The first and original facility consisted of a warehouse type structure on the
southeast portion of the site. The date of construction is not precisely known at this
time but is presumed to have been built in the mid to late 1940s. Structural
drawings were not available for this original structure. However, the structural
system is clearly visible since it’s an open warehouse. The warehouse is mostly a
single-story structure with a barrel framed roof comprised of wood joists and
decking along with steel trusses. The trusses and framing are then supported on
reinforced concrete pilasters and upper bond beams with infilled unreinforced
concrete masonry unit (cmu) walls between them. The structure is then supported

Rocky Mountain Power Facility Structural Survey
Structural Investigation
Page 3

on concrete foundations. The lateral system for the warehouse building utilizes the
exterior masonry walls. A few wall cracks, perhaps due to some differential
settlement, were observed at the south end of the structure. The warehouse
structure appeared to be in satisfactory condition and appears to have performed
well over its years of use.

The office building was built after the warehouse structure around the year, 1950.
This original facility occurs on the eastern side of the site just north of the
warehouse. Structural drawings for the office building along with the 1992 seismic
upgrade were available for review. Per the available drawings along with a recent
field observation, the following structural systems were observed. The office
building is a two-story structure with a basement below. It has steel and concrete
framed roof and floors with open web steel joists and wide flange beams. The roof
and floors are then supported on double wythe masonry walls with reinforced
cavities and interior steel columns. The structural framing is then supported on
reinforced concrete foundations with fairly wide, spread footings. During the early
1990s, steel brace frames were added as a seismic upgrade to the original exterior
masonry shear wall lateral system. The original office structure appeared to be in
good condition and has perform well over its years of use.

The 1958 general office building addition occurs on the west side of the original
office building. Structural drawings were available for this addition. The building is
predominantly three stories in height with a basement below along with a single
story occurring on the west end of the addition. Its roof framing has a concrete deck
supported on open web steel joists and wide flange beams. The floors have
concrete decks supported on wide flange beams. The roof and floors are then
supported by interior steel columns and perimeter double wythe masonry walls with
reinforced concrete cavities. The foundations are comprised of reinforced concrete
walls, grade beams and pile caps supported on reinforced concrete drilled piers.
The original lateral system utilized the exterior reinforced masonry walls and semi
rigid steel beam to column connections. During the early 1990s steel brace frames
were added as a seismic upgrade to the original exterior masonry shear wall lateral
system. The 1958 General Office Addition also appears to be in good shape and
has performed well over its years of use.

Rocky Mountain Power Facility Structural Survey
Structural Investigation
Page 4

The 1970 General Office Building Addition occurs just south of the 1958 building
addition. Structural drawings were available for this addition. This addition has two
stories above grade with a basement below. The structural framing systems for this
addition consists of a steel framed roof with open web joists and wide flange beams.
The floor is framed with concrete and metal deck supported on wide flange beams.
The roof and floors are then supported on interior steel columns with exterior
reinforced cmu walls. The foundation system is comprised with reinforced concrete
walls, pile caps and drilled piers. The lateral system for this addition utilizes the
reinforced cmu perimeter walls. This addition appears to be in good shape and has
performed well over its years of use.

Architectural and structural drawings for the addition south of the 1958 General
Office Building and east of the 1970 Addition and Remodel were not available. The
site plan within the 1970 Building Addition and Remodel drawings does not show
this addition. However, the site plan within the 1978 Office Addition does.
Therefore, it’s presumed that this addition was built around the mid 1970s. Per a
recent site visit, the addition has two stories above grade with a basement below.
The structural framing system appears to have a steel framed roof with steel and
concrete framed floors. The foundations are most likely reinforced concrete with
pile caps supported on drilled piers. Since drawings were not available for this
addition along with limited visual access, the lateral system for this building is
unknown at this time. However, it maybe similar to that of the previous 1970
addition with exterior reinforced masonry walls. This addition appears to be in good
shape and has performed well over its years of use.

The 1978 office building addition occurs on the west side of the 1958 addition.
Structural drawings were available for this addition. The addition is predominantly
three stories tall. The eastern portion of this addition was built on top of the single-
story office addition built in 1958. Structural drawings were also provided allowing
for an additional three stories to be built on top of the western three story, however,
only the original three stories were built. The easter roof framing is comprised of a
metal deck with open web steel joists and wide flange beams. The western roof
and all floors are framed with concrete and metal decks supported on wide flange
beams. The foundations have reinforced concrete walls, grade beams and pile
caps all supported on reinforced concrete drilled piers. The lateral system for this
addition utilizes steel braced frames. This addition has also performed well over its
years of use and appears to be in good shape.

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Structural Investigation
Page 5

The 1990 Energy Management Systems Addition occurs south of the mid 1970s
building addition. Structural drawings for this addition were available for review.
The addition is two stories tall with a small basement corridor adjacent to the mid
1970s addition. The roof is steel framed with a metal deck and open web joists
along with perimeter wide flange beams. The floor is framed with a concrete and
metal deck supported on wide flange beams. The roof and floors are supported
with steel columns and then supported on reinforced concrete foundations including
walls, grade beams and pile caps all supported on drilled piers. The lateral system
is comprised of steel moment frames. This addition has performed well and is in
good condition.

OBSERVATIONS & FINDINGS

Salt Lake Valley experienced a moderate size earthquake in March of 2020. The
epic center of the earthquake was less than 10 miles from this facility. It was
mentioned by a Rocky Mountain Power representative that the earthquake was felt
by several employees and the buildings were evacuated for a short period
afterwards for safety measures. The structural systems for each building remained
in good shape and except for the original warehouse building, only a few non-
structural cracks were observed. At the south end of the warehouse, a few diagonal
wall cracks were observed. It’s likely that those cracks were originally caused by
differential settlement and probably were there prior to the earthquake. But it is
possible that they may have opened a bit further during the earthquake and
aftershocks. As for the non-structural cracks, some wall cracks were observed in
the sheetrock near the east side elevator within the original 1950 office building.
There were also some brick veneer cracks on the west side of the 1978 addition.
Those cracks developed during the earthquake due to the building(s) rocking side to
side.

It should be noted that the office facility is located in an area of Salt Lake City that
has potentially liquefiable soils. During a significant seismic event, these soils may
experience some settlement. For this reason, deep foundation systems were
utilized in the structural systems for the newer additions. As mentioned earlier, wide
spread footings were used in the original 1950 Office Building. The wide footings
are effective to help minimized differential settlement in poor soils, however, they
are not as effective as deep foundations. Since the warehouse structure was built
prior to the original office building, it’s presumed that it also has conventional spread
footings but they may be relatively less in width. Hence, the differential settlement,
wall cracks observed at the south end.

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Structural Investigation
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While on site, it was observed that most of the building additions have expansion
joints between them. However, it’s unclear if an expansion joint occurs between the
original warehouse and office buildings. The 1950 Office Building drawings also do
not show an expansion joint. These incorporated expansion joints are a good
design and with them, they helped mitigate any structural damage at and between
the existing buildings.

The original facility along with its additions were designed and built using different
and updated building codes. For example, the seismic upgrades to the 1950
Original Office Building and 1958 General Office Building Addition were designed
using the 1991 Uniform Building Code and the 1988 Uniform Building Code
respectively. The 1978 Office Building Addition was designed probably using the
1976 Uniform Building Code. At the time of this narrative, the current building code
in use is the 2018 International Building Code. The seismic design requirements
and design force levels have change throughout the building code updates. With
the latest International Building Codes, the ductility requirements have increased
greatly and depending on the lateral system, the seismic force levels have also
increased in the Salt Lake Valley area. Some very brief calculations were
performed in order to compare the relative design force levels under the current
code requirements versus that of the 1988 Uniform Building Code for an ordinary
brace frame system. The current force level requirement is about double of the
older code. If the older brace frame systems qualify as special rather than ordinary,
the force level still increases by 16%. In short, it’s likely that the majority, if not all,
of the buildings have lateral systems that do not meet current code seismic design
levels and ductile detailing.

In reviewing the structural drawings provided the following seismic upgrades should
be anticipated for each building.

The Original Warehouse Building may be seismically upgraded with the addition of
some concrete shear walls strategically placed around the perimeter. The roof
framing anchorage to the perimeter walls will also need to be updated.

The 1950 Original Office Building along with the 1958 General Office Building
Addition were both upgraded in the early 1990s with the addition of steel braced
frames. More study and calculations will need to be performed to determine the
extent of any additional upgrade to the brace frames. However, it’s very likely that
the bracing connections along with the masonry wall connections will need to be
upgraded.

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Structural Investigation
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The 1970 and Mid 1970s Office Additions could be upgraded if needed with new
concrete shear walls. Additional calculations will need to be performed in order to
determine the extents of the shear wall upgrades. However, just like the earlier
masonry wall structures, the masonry wall connections will most likely need
upgrading.

The 1977 Office Building Addition brace frame lateral system may or may not need
upgrading since the addition was originally designed as a six story structure but only
three stories were built. With that said, the existing connections will need further
study in order to determine if they need upgrading or not.

The 1990 Energy Management Building Addition is the latest of additions and was
designed using special steel moment frames. However, current code force levels
are approximately 29% higher than the 1988 Uniform Building Code force level
used in its original design. Also, the original building design utilized wide flange
columns in their weaker axis of bending. Current code does not have prequalified
moment frame connections using the columns in their weaker axis of bending.
Therefore, the lateral system will need to be upgraded.

The information provided above is based on a typical office building with a standard
occupancy. In reviewing the drawings and the information provided within them,
most of the buildings were designed for a typical occupancy. In one case, the 1958
General Office Building Addition was upgraded using 75% of the lateral design load
at that time. This is typically allowed when upgrading an existing building with no
change in occupancy type and load. It was mentioned on site that the owner may
be interested in an enhanced design to higher level of importance in order for
immediate occupancy after a significant event. This level of design could be
achieved but is most likely cost prohibitive.

It was mentioned that the owner wanted some ballpark costs to upgrade the
buildings seismically if needed. Below are some rough structural square footage
costs. These costs have been taken from the Federal Emergency Management
Agency (FEMA) 156, Second Edition, Typical Costs for Seismic Rehabilitation of
Existing Buildings. The FEMA 156 accounts for a data base of relative seismic
upgrade costs from similar building types and construction. Some of the costs
taken from the FEMA 156 have been adjusted down a bit for the newer 1990
Addition along with the previously upgraded 1950 and 1958 additions.

Rocky Mountain Power Facility Structural Survey
Structural Investigation
Page 8

Original Warehouse Building $45 per square foot
1950 Original Office Building $40 per square foot
1958 General Office Addition $40 per square foot
1970 Office Building Addition $55 per square foot
Mid 1970s Office Addition $55 per square foot
1977 Office Building Addition $20 per square foot
1990 Energy Management Building Addition $30 per square foot

When taking into account all of the different buildings and their areas, an average
structural upgrade cost of around $40 per square foot can be anticipated.

CONCLUSION

The buildings, at their original time of construction and later seismic upgrades, all
appeared to have been designed well with adequate load paths for gravity and
lateral. They all appeared to have performed well over their years of use. However,
they do not meet current seismic ductility requirements. They definitely do not meet
the requirements for immediate occupancy after a significant seismic event. It’s
possible to upgrade the buildings further to meet current code seismic loading and
to a certain extent, the ductility requirements for a typical office building risk
category. Rough ballpark costs are shown above. However, upgrading to
immediate occupancy will most likely be cost prohibitive.

In conclusion, it should be noted that the above findings are based on a review of
the drawings provided and observation of exposed areas on site. Selective
demolition was not performed. The findings noted above are based on my
experience with structural design and construction for over 27 years. Furthermore,
the above findings and recommendations do not express nor imply any warranty of
the structure but only addresses conditions noted above.

I appreciate this opportunity to provide you with this report and trust that it meets
with your needs. Please call if you have any questions or require further
clarification.

Respectfully,

Shaun Packer P.E., S.E.
Managing Partner
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ELECTRICAL SYSTEMS

CODES, STANDARDS, AND REFERENCE MATERIALS
Codes which are directly applicable to design of the electrical systems are listed below:
ADA, Americans with Disabilities Act
IECC, International Energy Conservation Code
ASHRAE 90.1, Standard for Energy Conservation in New Building Design
EIA/TIA, Electronics Industries Association/Telecommunications Industry Association
BICSI, Building Industry Consulting Services International
International Building Code (IBC)
IESNA, Illuminating Engineering Society of North America
NFPA, National Fire Protection Association (applicable sections including but not limited to):
NFPA 70, National Electrical Code 2017
NFPA 72, National Fire Alarm Code
NFPA 101, Life Safety Code
UL, Underwriter’s Laboratories
State of Utah Fire Marshal Laws, Rules and Regulations

DEFINITIONS AND ABBREVIATIONS
A = Amps or Amperage
IT = Information Technology
kW = Kilowatts
kVA = Kilovolt-Amps
MV = Medium Voltage
NEC = National Electrical Code
NIC = Not in Contract
RMP = Rocky Mountain Power
T1S = Tier 1 Security
T2S = Tier 2 Security
T3S = Tier 3 Security
V = Volts

Electrical Systems Responsibility Summary
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REV 0, 04/01/21 Designed By Furnished By Installed By Notes
Power & Lighting
Outdoor Medium Voltage Switch(es) Design Team Contractor Contractor Utility
Indoor Medium Voltage Switches / Junctions Design Team Contractor Contractor Solid Dielectric G&W/ Cooper
Medium Voltage Cabling Design Team Contractor Contractor
Medium Voltage Transformer(s) NIC NIC NIC Utility
RMP Utility Raceways Design Team Contractor Contractor
Emergency/Standby Generator Design Team Contractor Contractor
Centralized UPS System Design Team Contractor Contractor Confirm with group
Electrical Sub-Metering Design Team Contractor Contractor Confirm with group
Photovaltaic (PV) Generation System NIC NIC NIC
Battery Energy Storage System TBD TBD TBD
Electric Vehicle Charging Stations Design Team Contractor Contractor
Lightning Protection System Design Team Contractor Contractor
Interior Lighting Design Team Contractor Contractor
Interior Task Lighting Owner Owner Owner
Exterior Lighting Design Team Contractor Contractor
Telecomm
Raceways, Conduit/Cable Tray/J-Hooks Design Team Contractor Contractor
Fiber Micro Duct Design Team Contractor Contractor
Site Backbone Airblown Fiber Design Team Contractor Contractor
Site Backbone Fiber and Copper Cabling Design Team Contractor Contractor
Site Backbone Copper Cabling Design Team Contractor Contractor
Fiber Termination Shelves (FPP1, FPP2) Design Team Contractor Contractor
Copper Building Backbone Cabling Design Team Contractor Contractor
Riser Patch Panels (RPP1) Design Team Contractor Contractor
Fuse Protection for Backbone Cabling Design Team Contractor Contractor
Cat 6 Horizontal Cable Design Team Contractor Contractor
Cat 6A Horizontal Cable Design Team Contractor Contractor
Patch Panels/Inserts SPP, WPP Design Team Contractor Contractor
Horizontal Wire Manager (1RU, 2RU) Design Team Contractor Contractor
Vertical Wire Manager Design Team Contractor Contractor
Data ports, Faceplates, Boxes Design Team Contractor Contractor
Cat 6 and Cat 6A Patch Cords Owner Owner Owner
Building MDF/IDF Racks Design Team Contractor Contractor
Building MDF/IDF Ladder Rack Design Team Contractor Contractor
Active Network Electronics Owner Owner Owner
Rack PDUs Design Team Contractor Contractor
Elevator 2 way comm Design Team Contractor Contractor
Emergency Responder DAS Testing Design Team Contractor Contractor
Emergency Responder DAS System TBD Contractor Contractor Confirm with group
Cellular DAS Testing TBD Contractor Contractor
Cell Phone Booster System and/or DAS TBD Contractor Contractor Confirm with group
Radio Communication System Owner Owner Owner
Microwave Communication System Owner Owner Owner Confirm with group
Antenna Systems TBD TBD TBD Confirm with group
Security, Fire & Misc.
Raceways Design Team Contractor Contractor
Fire Alarm Design Team Contractor Contractor
CCTV Security Cameras Design Team Contractor Contractor
CCTV Headend, Programming, Licensing TBD TBD TBD Confirm with group
Access Controls Design Team Contractor Contractor
Intrusion Detection Design Team Contractor Contractor Confirm with group
Emergency Lockdown System TBD Contractor Contractor
Fire Alarm System Design Team Contractor Contractor
Mass Notification System NIC NIC NIC
Wireless Clock System NIC NIC NIC
A/V
Raceways Design Team Contractor Contractor
Audio Systems Design Team Contractor Contractor
Video Systems Design Team Contractor Contractor
IVC Systems Design Team Contractor Contractor
Digital Signage Design Team Contractor Contractor
Projector Mounts Design Team Contractor Contractor
Projector Screens Design Team Contractor Contractor
TV Distribution System Design Team Contractor Contractor
Intercom/Paging System Design Team Contractor Contractor Confirm with Users
Monitors / Projectors Design Team Contractor Contractor
Ops Center AV System Design Team Contractor Contractor
Demolition
Medium Voltage Design Team Contractor Contractor
Power Design Team Contractor Contractor
Lighting Design Team Contractor Contractor
Exterior Lighting Design Team Contractor Contractor
Data/Telecom/AV Design Team Contractor Contractor
Security & Misc. Design Team Contractor Contractor
Fire Alarm Design Team Contractor Contractor
System Responsibility Matrix

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MEDIUM VOLTAGE and SITE ELECTRICAL
Rocky Mountain Power (RMP) owns the medium voltage (MV) distribution system that runs throughout
the site and building. The project is served by the RMP medium voltage distribution system and is fed
from multiple nearby MV switches located next to building transformers. The existing MV system will most
likely need an extensive overhaul throughout the building. There are multiple MV systems running
throughout the building. These systems appear to be at or nearing end of useful life on the medium
Voltage equipment. There are MV switches (VACpac 4-way Vacuum Switchgear for instance), fused
disconnects, junctions, and cable systems that should be replaced and either brought to an outside MV
pad mount switch or upgraded in the vault with new switch and equipment to replace the system. The
building will also require a new MV switch for one of the building service transformers. See Exhibit A for
photos.

There appears to be multiple services coming into the building from the many additions throughout the life
of the building. There appears to be both 480/277V services and 208/120V services in the building. There
is a 480/277V service is located on Level 1 in the Southwest corner of the building. There are separate
services to each generator system which are fed from 2 – 750kVA transformers at 480/277V. These are
located on the South-central portion of the building, on the exterior, feeding into the UPS/Emergency
electrical rooms. There is a 280/120V service located in the basement near the transformer vault that
appears to be at least partially in service still. The service transformers are located in multiple locations
throughout the exterior of the building. The project should coordinate to provide a new electrical utility
yard for the service equipment, centrally located on the exterior of the building to support the building and
distribution. A new site electrical utility yard would help with security and maintenance purposes for the
building. These utility areas should be provided with all new equipment. There is other large distribution
equipment located throughout the building, mostly in the basement that are no longer in service. The
existing metering system will need to be verified with the Owner on any potential upgrades and
consolidation for the building, but most likely will be provided with new pad-mounted NEMA 3R metering
switchboards located in the new utility yard for the building and shall be sized at 480/277V 2,500 Amps
and 208/120V 2,500 Amps. The building load is currently estimated to be between 3,000-3,500 kVA. This
will depend greatly on the final programming, layout and loads of the building and will need to be
confirmed during design. The project will most likely have two services set up to help with the load of the
building. The operating Voltage will be 12,470V, 3-phase on the primary and 480/277V on the secondary
of one service and 12,470V, 3-phase on the primary and 208/120V on the secondary of the other service.

This will require all new primary and secondary service conduits and raceways throughout the site and
into the existing building.

Telecommunications Utilities

Telecommunication services will be provided through the RMP building. Connectivity will most likely be
served through new air blown single mode fiber. Building will have SM fiber to the building demarc then
pulled back to the nearest utility network node. The site fiber will be routed in raceways and shall have a
minimum of four (4) 4” raceways to the nearest telecom vault. The fiber for the final site
telecommunications design shall be coordinated with the Owner during design.
BUILDING SERVICE AND DISTRIBUTION
Main Service
There appears to be three main electrical rooms providing the building with both 480/277V, 3-phase, 4-
wire and 208/120V, 3-phase, 4-wire main distribution switchboards. These rooms are located on level 1,
480V main and 480V EM electrical rooms, and in the basement, 208V main. There are also multiple
transformer vaults located throughout the building in the basement and level 1, including 3 single phase
tub style transformers feeding the penthouse electrical room servicing large HVAC systems. The majority
of the electrical service equipment witnessed is more than 40 years old and beyond its end of useful life
as called out by manufacturer standards. This equipment should be replaced, combined and consolidated
in the center of the building for separate emergency and main distribution electrical rooms for the
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remodel. These rooms will be large, minimum of 15’ x 25’ and have two forms of egress on opposite ends
with panic hardware.

The main 480/277V distribution switchboard is anticipated to have a rating of approximately 2,000-2,500
Amps, this shall be verified and adjusted as necessary during design. The main 208/120V distribution
switchboard is anticipated to have a rating of approximately 2,000-2,500 Amps as well and shall be
verified and adjusted as necessary during design. These shall have a main circuit breaker and shall be
free-standing and equipped with Owner metering. Additional sub-metering will be required throughout the
building and should be discussed during design. The switchboards shall be utilized to provide power to
power/lighting panelboards, motors, elevators and large mechanical equipment such as air handlers,
pumps, chillers, fans, etc. for 480/277V and 208Y/120V shall be used for distribution that will serve power
panelboards, computers, plug loads and other small equipment.
Panelboards
The current electrical layout for the building is very inefficient for maintenance purposes and utilizes a lot
of real estate throughout the building. The majority of the electrical distribution equipment witnessed is
more than 40 years old and beyond its end of useful life as called out by manufacturer standards. This
equipment should be replaced and combined in new distribution and branch electrical rooms for each
level of the building. There is currently more than a dozen, possibly 20-30, distribution and branch
electrical rooms and locations located throughout the existing building as well as panels located in
hallways in some cases. These rooms should be consolidated during the remodel and more centrally
located to minimize the number of electrical rooms and equipment per floor. Possibly one branch
electrical room on each end of each level, this would allow for the majority of equipment and devices to
be fed from 2 locations per level rather than 4 or 5 different locations. These rooms should be vertically
stacked to help with ease of running large feeders from level to level. This would greatly increase
productivity and downtime of maintenance for the building.

Distribution panelboards shall be provided in the main electrical room and branch electrical rooms on
each level and centrally located on each end of each level as much as possible, while taking into account
other building and architectural considerations, so that the conductor distance from any panelboard to the
most remote outlet is not greater than 150 feet. Each branch electrical room should handle the distribution
panelboards for each level. Panelboards should be surface mounted, ease and accessibility of running
new and future conduits out of each room is an important consideration in defining the location of the
rooms. If inaccessible ceilings surround the room, (5) spare 3/4” conduits from each panelboard shall be
stubbed to accessible ceiling areas and tagged as spare. These rooms shall be dedicated to electrical
distribution and shall not be used for storage or any other purposes. The main branch electrical rooms for
each level shall be sized at 12’ x 10’ and branch electrical rooms at 8’ x 10’ at a minimum but may be
larger due to the size of each level. Dedicate an area of each room for current and future riser conduits so
that wall-mounted equipment will not impede vertical distribution. Electrical rooms shall have a minimum
of 25% additional space for future growth.

All 208/120V power and appliance branch circuit panelboards shall have 100% neutral busses with no
isolated ground busses, unless required for the specific application. Computer and electronic loaded
panelboards may be equipped with 200% neutral bus panelboards.

Main distribution switchboard, power distribution panels, and branch panelboards shall have copper
bussing, 25% excess capacity and 25% spaces/spares for future growth and flexibility.

Distribution equipment such as distribution panels and panelboards shall be located as near as
practicable to the loads served. For labs or shop type spaces the electrical distribution equipment may be
located within or adjacent to the primary space served.
Metering
Currently there are analog power meters located throughout the building that are manually read that will
need to be removed as part of the demolition for the project. Owner main building digital power metering
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will be included along with select sub-metering as coordinated with the Owner. Metering for the building
may include enhanced sub-metering or load demand response controls meeting LEED requirements and
shall be coordinated during design. A building wide metering data collection system may also be
integrated and should be coordinated during design.
Electrical Code Violations
There are multiple code violations noted throughout the existing electrical system and code updates that
should be addressed from the time the building was built. Some of the code violations noted throughout
the building are transformers installed below panelboards in the dedicated electrical space for the
panelboard, egress pathways from electrical equipment and clearance requirements. Some of the
electrical rooms and spaces were noted to be used for storage. Proper storage rooms should be provided
in the new building remodel to ensure no electrical room is used for storage purposes.
Some of the code requirements for newer buildings that should be upgraded are ground fault protection
on breakers over 1000 Amps, arc flash reduction on systems 277V to ground and more and 1200 Amps
and more, Arc Flash labels on all equipment for personnel protection.
Demolition
It is recommended that the entire electrical system for the building be demolished and replace in its
entirety. The demolition of the current electrical system should include the entire system, including,
switchboards, panelboards, MCCs, transformers, disconnects, feeders, cabling, conduit, outlets, building
entrance/service, etc. Demolition and/or salvaging of Emergency Systems and Lighting will be covered in
their respective locations.
Motor Control
All 3-phase motors will be provided with phase-loss protection. Disconnect switches will be provided
within sight of all motors. Provide variable frequency drives (VFD’s) where required for mechanical
equipment in compliance with RMP requirements, and sized at least 10% over the connected motor load.
Minimum total harmonic current distortion when measured at the input terminals of the VFD will be not
greater than 15%. The design electrical engineer may evaluate the variety of harmonic filtering and
mitigation techniques and choose the best method to achieve this performance. A VFD scheme shall be
provided with at least a 50% level of redundancy for the HVAC cooling system. This can be done with
multiple drives, redundant drives, or bypass on the VFD as determined most economical and practical for
the selected mechanical system.
Branch Circuits
Branch circuits will be loaded to no more than 80% of what is allowed by NFPA 70. Where outlets are
intended for a specific piece of equipment, the load of the outlet will be based on the equipment
nameplate. Allow no more than 6 convenience outlets per circuit in instructional lab spaces and for
computer workstations, and 8 convenience outlets per circuit for general purpose use. Sufficient capacity
for plug-in task lights and other peripherals typical of desk items will be provided. Outlets with dedicated
branch circuits (one outlet on a circuit) are provided for vending machines, copy machines, break room
counters, refrigerators, dishwashers, A/V cabinets and other locations likely to have equipment requiring
dedicated circuits. Each branch circuit homerun will have no more than 3 circuits per raceway. Dedicated
neutrals for each phase conductor will be provided.
Conductors
All conductors will be copper. Conductors for branch circuits will be sized to prevent voltage drop
exceeding 3% at the farthest load. The total voltage drop on both feeders and branch circuits will not
exceed 5%. For measurement purposes, a load of 180 VA (1.5A) per outlet, with a 50% diversify factor
per NEC should be assumed.
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Raceways
All wiring will be in raceways, minimum ¾” conduit for power and 1” minimum for telecom. Type MC cable
should be reviewed where can be used for the project if allowed by Owner. New cable tray shall be
provided throughout the corridors for distribution of low voltage network cabling such that raceways do
not extend more than 50’ (approx.) to the cable tray. Conduits for telecommunications shall stub to cable
tray located in accessible ceiling space. Structured IT cabling will then be run in cable tray to the telecom
rooms. Include pull strings in all empty conduits. Include raceway for all security, audio/visual and
technology systems as defined in the project building requirements whether furnished as part of the
construction contract or furnished by the Owner.
Equipment and Furniture
Refer to the program equipment summary and space plan sheets for equipment requiring electrical
rough-in and connections and coordinate during design. All equipment and furniture identified in the
program documents, whether it is furnished in this contract or a separate contract, shall be provided with
power and raceway rough-in for complete operation.
Fault Current, Coordination, and Arc Flash Study
A fault current, coordination and arc flash study shall be performed by a licensed electrical engineer to
indicate available fault current and arc flash at all points in the building distribution systems. New
equipment shall be adequately rated for the amount of available fault current. System coordination shall
be studied, and fuses or breakers selected to ensure minimum system outage due to overloads or fault
currents. Per the 2017 NEC, emergency systems will be selectively coordinated to the extent possible.
Breakers with adjustable long time, short time, instantaneous and / or ground fault settings shall be set at
levels for optimum system coordination. In addition, an arc flash study shall be provided; electrical
equipment shall be provided with labeling per all NEC/NFPA requirements.
Surge Protective Devices
To provide protection against damage to sensitive electronic equipment, due to surges, provide a new
surge protective device (SPD) at the main distribution switchboards and at branch circuit panelboards
serving sensitive electronic equipment. SPD units will be integral to the panelboard or switchboard.

Provide surge protection for all emergency distribution panelboards as required by NEC.
Outlets
Outlets will be 20A, minimum. The program and space data sheets will be used as a guideline, but user
input should be welcomed during the design. Unless noted otherwise, the following will be used as a
general guideline where more specific requirements are not elsewhere identified. Each outlet location will
be coordinated with the design team and end user during design. Where the term “outlet” is used, this
refers to a 20A duplex receptacle outlet (unless otherwise noted).
Offices/Small Rooms: For each workstation, provide one quad outlet dedicated to computer terminals
and one additional outlet for every 10’ of wall space or one on each wall.
Open Office Areas: For each workstation, provide one quad outlet dedicated to computer terminals
where located on walls. Provided systems furniture and/or floorboxes for workstations located in the
center of rooms away from walls.
Global Security Operations Center (GSOC): For each workstation, provide a minimum of one quad outlet
dedicated to computer terminals, but possibly 2 or 3 quads for multiple monitors, terminal and general
purpose. Provide an outlet for each monitor or projector on walls or ceilings and AV equipment rack
locations. Provide outlets above counters, including power and A/V for staff tables and at the podium.
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Provide floorboxes or poke-thrus throughout to allow for power and data in the multipurpose layout.
Provide emergency power outlets as required.
Utah Power Credit Union (UPCU): Provide power and data for offices, reception/teller desk and other
areas. Provide a minimum of 2 general convenience outlets per wall. Provide an outlet for each monitor or
projector on walls or ceilings and AV equipment rack locations. Provide floorboxes or poke-thrus for
power, data, and A/V in the conference rooms. Additional outlets shall be provided for specific equipment.
Customer Care Center (CCC): Outlets sufficient for programmed equipment, plus outlets along work
benches or tables – no greater than 2’ on center (unless otherwise identified in the space plan sheets).
Ensure that there is at least one outlet for each 10’ of wall space. Provide floor outlets for stations or
equipment for specific operations. Where tables are fixed in place, coordinate power outlets mounted
directly into the millwork. Provide furniture feeds for power furniture or desks as required. Provide
emergency power outlets as required.
IT Data Center (ITDC): Provide a minimum of 2 general convenience quad outlets per wall on emergency
power. Provide quads and 208V power at data cabinets as required. Provide starline busway (or equal)
system for racks and cabinets as required. Additional outlets shall be provided for specific equipment.
Electric Grid Operations (EGO): Provide a minimum of 2 general convenience outlets per wall. Provide
an outlet for each monitor or projector on walls or ceilings and AV equipment rack locations. Provide
floorboxes or poke-thrus throughout to allow for power, data, and A/V in the multipurpose layout.
Additional outlets shall be provided for specific equipment. Provide emergency power outlets as required.
Multi-Purpose Rooms: Provide a minimum of 2 general convenience outlets per wall. Provide an outlet
for each monitor or projector on walls or ceilings and AV equipment rack locations. Provide floorboxes or
poke-thrus throughout to allow for power, data, and A/V in the multipurpose layout and banquet layouts.
Additional outlets shall be provided for specific equipment.
Conference and Meeting Rooms: Provide outlets on walls as required by NEC. Provide combination
power/communication/AV floor outlets underneath conference room tables for each 215SF of space.
Where tables are fixed in place, coordinate power outlets mounted directly into the millwork.
Lounges / Breakrooms / Kitchenettes: GFI Outlets on dedicated circuits every 4’ on counter top plus
dedicated outlets for refrigerator, microwave, and disposal (switched at counter top), plus one outlet for
every 10’ of other wall space in room.
Telephone / Data Closets: Provide one 208 Volt outlet near each telecommunications rack on emergency
power for a UPS – coordinate amperage requirements with Owner. Provide one 120 Volt quad outlet on
emergency power at each rack, plus one quad outlet on emergency power on each wall.
Copy/Mail Rooms: One outlet on every wall plus additional dedicated outlets for printers. Provide above
counter outlets.
Mechanical/Electrical Rooms: At least one outlet on emergency power.

Restrooms / Shower Rooms: One GFI outlet near each lavatory counter top.

Corridors, Lobbies: Provide at least one outlet every 25’, on alternating sides of the corridor or lobby.
Where seating areas are provided, provide at least two outlets per seating area.

Stairs: One outlet at the landing of each level.

Storage Rooms (small), Janitors Closets: One outlet.

Building Exterior: One WP/GFI receptacle near each building entrance/exit.
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Other Areas: Refer to individual space plan data sheets, and where not defined coordinate requirements
with user during design.
Grounding
The existing grounding system does not appear to provide adequate grounding to all locations such as
the building grounding, main electrical room, Data/IT rooms, cable trays, etc. This system should be
demolished and replaced along with the electrical system. Provide a grounding riser system throughout
the electrical and telecommunication rooms consisting of a ground bus mounted on the wall in each room
near the switchboards and telecommunications racks and two grounding conductors (one extending to
the main ground bus in the main electrical room and the other extended to building steel). Grounding
conductors shall be installed with all feeder and branch circuits.

Specialty grounding systems may exist for Owner provided building systems such as antennas, radio
systems, etc. These grounding systems shall be performed as part of the building design.

Lightning Protection
A lightning protection system is recommended by NFPA 780 for the remodeled building and should be
verified during design. Provide a lightning protection system for the building with UL master label.
Electric Vehicle (EV) Charging Stations:
The project will include EV charging stations for no less than 50 spaces for Level 2 fast chargers and 100
spaces for Level 1 charging. In addition, another 100 spaces shall be roughed-in for future Level 2
charging stations. These will be part of the LEED points and shall meet LEED requirements. The charger
type, quantities, and locations should be coordinated by the design team with the Owner needs.

Uninterruptible Power System (UPS)
A central UPS system is existing for the building. The building at one point had two 500 kVA UPS lineups.
It was discussed with the Owner that one of the lineups is no longer in use. The other is 30+ years old.
This system shall be verified during design, however is anticipated to be completely demolished and
replaced with new along with the electrical system for the building. If the building electrical system were to
be replaced, it is our opinion that leaving a 30+ year old UPS system in place for another 5+ years would
not be the most efficient due to the extreme remodel of the building and ensuring room for the future UPS
system. The UPS system is anticipated to be sized to run all Data Center, PDU’s, Telecom Rooms and
Critical Operation Center loads. More clarification on the UPS system needs to be made during design,
however is anticipated to be at least 1,000 kVA+.
Emergency & Standby Generator System and Distribution:
The current building has a separate Emergency Electrical Room housing two 480/277V 620kW
generators from 1990. The current building has a third generator that is 480/277V 700 kW and is located
in an ancillary building adjacent to the main building. The generators are located indoors and are fed from
an underground day tank system. Similar to the UPS, it is our opinion that leaving 30+ year old
generators in service for the new remodeled building would not be the most efficient for the building’s
future. The generators should be demolished and centralized in an emergency generator room for the
future. New generators will most likely be required for the project to house the emergency and standby
electrical equipment. This room shall be sized at 40’ x 30’ at a minimum, but needs to be verified with the
actual sizes of the new generator(s) and could be much larger. The generators are estimated to be
around 500-1000kW each, actual size shall be determined during design once the exact generator loads
have been determined. The current plan is to have two generators for the building with at least 1,500-
2,000kW total, to feed two UPS systems, similar to the existing setup. This will need to be verified by the
design team. The generator(s) will be indoors and will require fume exhausting. The existing underground
day tank system will need to be verified if it can be reused for the future generator installation. If not, the
removal of the underground tanks may be required for the project and new in ground tanks and piping
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installed for the new generator(s). Fuel supply is anticipated to be minimum 72 hours at full load but
should be determined during design. Provide at least two transfer switches and possibly three: one for
data center, one for emergency/life safety and possibly one for non-emergency (standby) loads.
Annunciate alarms adjacent to fire alarm panel. The following shall be provided with each transfer switch
with possible changes or additions during design:
Emergency
Emergency egress and exit lighting
Fire Alarm
Standby
Electrical room - outlets
Communications rooms - outlets and air conditioning
Critical equipment
Building loads (if legally required standby is not required)
Security Systems
Data Center

LIGHTING
General
The basis for design shall be the IES and its Recommended Practices for offices, operation centers,
multi-purpose rooms, conference rooms, and other applicable spaces and Utah State Health Department
Requirements or Codes where applicable, i.e., restrooms. The existing building lighting consists of around
~10% LED Lighting. The majority of the lighting and lighting controls, ~90%, shall be completely
demolished and replaced. The existing ~10% LED lighting may be salvaged and reused in the office
spaces as required. The exterior lighting does not appear to be LED and should be completely
demolished and replaced as part of the project.

For exterior lighting and critical interior spaces, a point-by-point plot of illuminance establishing
conformance with the Recommended Practices shall be furnished. Utilize LED fixtures to meet the
illumination requirements while maintaining high efficiency and requiring minimal maintenance. Provide
task lighting where practical to reduce the overall energy consumption.

IECC requirements shall be met and exceeded to meet the overall project requirement with goals for
lighting power density to be minimum 10-20% less than required. Energy savings design techniques such
as daylighting control, occupancy sensors, centralized and de-centralized control systems, energy
efficient lamps/ballasts shall be used where practical to maximize energy efficiency.

Fixtures should be 4000K color temperature with a minimum CRI of 80. The existing LED lighting in the
building appears to be 3500-4000K and should be verified to match the new lighting. If it does not match
the new LED lighting preferred by the Owner, the existing LED lighting will need to be replaced. In areas
where color rendition is important, fixtures with CRI of 90 or above and color temperature of 5000K shall
be utilized. Dimming drivers shall be included with all LED fixtures and shall be compatible with
daylighting and dimming controls.

Interior Lighting and Controls

Lighting intensity and uniformity should provide shadow-free and glare-free illumination of work surfaces.
Lighting intensity control using dimmers or multi-level switching should be incorporated where computer
or other electronic equipment monitors are used.

Pendant indirect or direct / indirect fixtures are ideally suited for the environments that will be encountered
and should be used where ceiling heights will allow for suspension of 12-60 inches or more below the
finished ceiling or where budget allows. If pendant fixtures are used in rooms with ceiling projectors,
carefully coordinate the pendant fixtures with the projected image to eliminate any conflicts such as the
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Operation Centers or the Multi-Purpose Rooms. In areas with projectors or flat panel displays, provide a
separate zone of lighting control near the projector input location for ease of controlling lighting during
presentations.

For spaces where glare control is not required, LED lay-in fixtures may be used. Recessed LED
downlights and/or decorative LED fixtures shall be used in areas where aesthetics call for an upgraded
appearance, such as in the new building lobby, multi-purpose, and operations centers.

For spaces where wall or floor displays will be shown, accent or wall wash lighting shall be designed
where practical like the main lobby.

All interior lighting shall be controlled by some automatic means. This shall include vacancy sensors for
regularly occupied spaces and smaller enclosed areas to shut down lighting when areas are not
occupied. Lighting in common areas such as corridors and lobbies should be controlled by a
programmable networked lighting relay control system with the capability of timed control, sensor inputs
and building automation system integration and provided with local wall override switches. Large areas
should be designed for multiple zones and light level control with occupancy sensors to allow energy
reduction when the maximum light output is not needed. Uniformity must be maintained when in reduced
lighting modes.

Provide automatic day light harvesting controls in areas where natural illumination is available as defined
by daylight zones within the energy code. Photoelectric sensors should be used to shut down or dim the
artificial lighting when it is not needed. In offices where day lighting control is used, utilize continuous
dimming to negate the noticeable effects of the on / off cycles of the artificial illumination. Certain areas
with security requirements may be exempt from code required dimming, such as the Operation Centers.

As required by the room use, provide variable lighting levels by continuous dimming. In rooms with audio /
visual (AV) equipment, provide variable and zoned lighting control, from front to back, to allow for
flexibility in lighting scenes for the various room functions. Where central AV control systems are used,
provide lighting control / dimming systems with an RS232 AV interface to allow the lights to be controlled
from and integrated into the AV system. All offices and instructional spaces shall be provided with manual
dimming controls.

Exit and emergency lighting shall comply with the IBC. Emergency lighting for means of egress to 1 fc
average, 0.3 fc minimum, shall be provided. Emergency lighting shall also be included in restrooms,
electrical rooms, and communication rooms.

The state of Utah has adopted IECC for the state energy code, but IECC has a compliance path allowing
the use of ASHRA 90.1, so either energy is acceptable to the state. The lighting load for the facility should
target a lighting power density of 0.65-0.70 Watts/SF, this would result in a lighting design between ~10-
20% better than baseline. It is anticipated that the increased building energy performance option will be
for reduced lighting power densities. The lighting power density baseline values are shown below.
· IECC 2018: 0.79 W/SF (Office)
· IECC 2018, reduced based on table 406.3: 0.71 W/SF (Office)

Task Illuminance

Lighting levels shall be in accordance with the Recommended Illuminance Categories and Illuminance
Values for Lighting Design, IES Lighting Handbook. Total lighting load for the facility should not exceed
the calculated lighting power budget, minus 10%, as determined by IECC. The lighting levels listed below
in footcandles should be used for design purposes. The values listed are average maintained illuminance
levels using a maintenance factor of 75%. The numbers listed are target values and should be adjusted to
meet the special requirements of individual areas.
The following table summarizes lighting levels and control methods for important spaces (some of the
regularly occupied spaces may be changed during design depending on LEED requirements. For
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instance, all offices and open offices may be changed to a t-grid mounted indirect fixture rather than a lay-
in fixture to help with the Interior Lighting credit).

Function / Space Fixture Type Controls Type
Electric Grid Operations (20ft ceiling) Linear pendants with mostly indirect Dimming, vacancy,
lighting multi-zone, multi-scene
Global Security Operations Center Recessed or pendant linear w/ direct/ Dimming, vacancy,
(20ft ceiling) indirect lighting multi-zone, multi-scene
North Temple Service Center Recessed Linear or 2x4 lay-in type Dimming, vacancy,
multi-zone, multi-scene
Offices / Small rooms Lay-in grid/troffer fixtures Dimming, vacancy
Open Office Spaces Lay-in grid/troffer fixtures Dimming, vacancy,
multi-zone
Conference / Meeting Spaces Pendant with Recessed Downlight Dimming, vacancy,
Perimeter multi-zone, multi-scene
Multi-Purpose Spaces Varies – lay-in type, upgraded linear Dimming, vacancy,
recessed or pendants, downlights multi-zone, multi-scene
Salt Lake City Service Center Recessed Linear or 2x4 lay-in type Dimming, vacancy
Utah Power Credit Union Recessed Linear or 2x4 lay-in type w/ Dimming, vacancy
Upgraded lobby lighting
IT Data Center Strip lighting or Lay-in fixtures On/Off Toggle
Corridors Troffer Lighting Time Control, Override
Lobby/Reception Linear recessed or pendants w/ Time Control, Override
downlights, upgraded look
Lounges / Breakrooms Troffer or Recessed Downlights On/Off, vacancy
General Storage Strip lighting On/Off, vacancy
Mechanical / Electrical Rooms Strip lighting On/Off Toggle
IT Rooms Strip lighting On/Off Toggle
Restrooms Recessed linear and downlight Occupancy

Function / Space Illuminance (Avg. Footcandles)
Customer Care Centers 30-50 (ambient) 50-75 (task)
Operation Centers 40-50 (ambient) 50-75 (task)
Multi-Purpose Room 30-50
Offices / Small rooms 30 (ambient) 50 (task)
Open Office Spaces 30 (ambient) 50 (task)
Conference / Meeting Spaces 30-50
Corridors / stairwells 15-20
Lobby/Reception 20
Lounges / Breakrooms 20-30
General Storage 15-30
Mechanical / Electrical Rooms 30
IT Rooms 30
Restrooms 30

EXTERIOR LIGHTING

Design Criteria

The existing parking lot lighting appears to be missing lighting in some areas. The lighting appears to be a
mixture of older HPS type lighting and newer LED lighting. These fixtures will need to be verified during
design, but it is anticipated that ~25-50% new lighting in the existing parking lots will be provided and
refeeding existing LED lighting that may remain from the new electrical system.

The exterior lighting fixtures shall be selected to harmonize with the architectural style of the building. In
general, all outdoor lighting shall have full cut-off optics as defined by the IESNA. Dark sky compliance
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should be verified with the Owner per IDA. Wall mounted decorative fixtures may be used to draw
attention to main entry or circulation areas, but for the most part should be kept to a minimum for energy
purposes. Wall mounted fixtures at other locations should be non-decorative with cutoff optics that are
designed for the intended use. Fixtures for parking surface areas should consider pole lighting while
walkways could be a bollard or pole style light. LED sources should be selected for use in all exterior
fixtures to minimize the maintenance. All exterior light fixtures should be robust and suitable for the harsh
exterior environment. Preference should be given to fixtures that have design features such as hinging
reflectors and removable ballast trays that reduce the cost of lamp replacement and fixture repairs.

Illuminance

Lighting levels should be in accordance with the Recommended Illuminance Categories and Illuminance
Values for Lighting Design, IES Lighting Handbook. Total lighting load for the facility should not exceed
the calculated lighting power budget as determined by IECC. The lighting levels listed below in
footcandles should be used for design purposes. The values listed are average maintained illuminance
levels using a maintenance factor of 75%.

Function Illuminance (Avg. Footcandles)
Parking 0.5-2
Walkways 1
Building Perimeter – Egress/entrance 5

Emergency Illuminance

Select standard building lighting as may be required to achieve the illuminance criteria set forth in the
NFPA Life Safety Code, IBC, and local codes. Designate these fixtures as egress lighting fixtures. Where
lamp sources of building lighting are not instant on, provide arc keeper devices or battery/inverter units to
prevent lamp source from extinguishing until emergency power can be supplied. Provide dedicated
branch circuiting from the emergency power branch. Emergency lighting shall be provided on all paths of
egress including but not necessarily limited to corridors, large open office or instructional spaces,
operation centers, restrooms, mechanical rooms, electrical rooms, and communication rooms. Egress
pathways shall be provided with minimum lighting levels of 1 footcandle. Depending on building generator
option chosen, the entire building may be provided on emergency backup.

Provide illuminated exit signs in locations as required by the NFPA Life Safety Code, IBC, and local
codes. Exit sign shall be cast aluminum LED type. Provide dedicated branch circuiting from the
emergency power branch.

LEED

Every effort shall be made where economically feasible to incorporate sustainable design into the
electrical systems. The LEED design shall be based on LEED version 4.1. With regard to LEED, below is
a summary of electrical related credits and which are currently being pursued:
· LT Green Vehicles - This credit is currently being pursued. Conduit shall be installed for electric
vehicle charging stations. This credit requires electric vehicle charging stations for 2% of the
parking spaces in addition to meeting the other requirements for this credit.
· SS Light Pollution Reduction - This credit may be pursued if possible depending on property
boundaries.
· EA Minimum Energy Performance – The lighting design will target 20% reduction in lighting
energy use to aid in this credit.
· EA Building Level Energy Metering – This prerequisite will be met.
· EA Advanced Energy Metering - This credit will not be pursued.
· EA Demand Response – This credit is not planning on being pursued, however needs to be
confirmed with the Owner.
· EA Renewable Energy Production – This credit will not be pursued.
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· EA Green Power – This credit may be purchased at the discretion of the Owner
· IEQ Interior Lighting – The interior lighting will include lighting controls meeting option 1 and
option 2 of this credit will be dependent on indirect lighting in spaces and/or Architectural choices.
· IEQ Daylight – This credit may be pursued depending on building layout

FIRE ALARM SYSTEM
Fire Alarm and Life Safety
The existing fire alarm system appears to be ~40+ years old. With the building additions over the years,
this most likely is not fully synchronized across building locations as required by code. The entire system
is at or near it’s end of useful life and should be demolished and replaced with a new system for the
building.

Fire alarm system shall be designed to comply with State of Utah Fire Marshal's “Rules and Regulations".

Based on current intended building use and defined spaces, the building is expected to be a B
Occupancy Type with Assembly spaces. This would require the following minimum system features:
· Addressable fire alarm system with control panel and remote supervision
· Remote annunciator(s)
· Pull stations
· Monitoring of the fire sprinkler system
· Building notification via horn and strobe lights.
· Duct detection and fan shutdown
· Elevator initiation, monitoring, and control
· Automatic smoke detection throughout all corridors and spaces open to corridors
· Smoke detection at fire alarm panels
· Exterior water flow horn/strobe

Design strobes visible from all locations except private offices. Provide duct detectors and fan shutdown
where required by NFPA and the IMC, including detection of smoke at all return air shafts servicing
multiple floors. Provide smoke detectors in elevator lobbies, shafts, and in machine rooms. Provide heat
detectors in machine rooms. Coordinate location of the building fire alarm control panel and annunciator
panel with the fire marshal. Provide automatic smoke detectors throughout all corridors and spaces open
to corridors as required by Owner.

The approved manufacturer shall be coordinated during design and the system shall be furnished and
installed by a UL-listed, factory-approved distributor and installer. Data cabling shall be provided at the
panel for connection to building network for informational reporting to selected computer terminals.

TELECOMMUNICATION
General

The voice and data system shall consist of four main categories: 1) Data Center 2) Pathways and Spaces
to support the voice and data system, 3) The structured cabling system, and 4) Communications Tower.

The existing Data Center will need to be coordinated during design on if the current location will work with
the remodel or if it will need to be relocated. The existing Equipment Rooms and Telecommunication
Rooms need to also be looked at. These rooms should be separated from the electrical rooms. In many
cases these appear to be the same in multiple rooms on many levels. These rooms will most likely need
to be relocated in the remodel and an all new telecommunication system including racks, cable trays,
pathways, cabling and outlets should be provided.

DATA CENTER
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The data center needs have not been identified but should include 20-50 server cabinets and 2 post racks
at 4 – 7 kW per cabinet. These cabinets should be considered to have some existing and some new. Not
all may be needed at once, so a modular approach to design should be considered. The level of
redundancy should meet Tier 4 standards which requires a fault tolerant design. A fault tolerant data
center has redundant, isolated systems that provide enough capacity in power and cooling to operate the
environment after any data center infrastructure failure and all IT equipment provided dual power. Below
are specific recommendations for the electrical systems serving the data center:
Redundant UPS systems: This will consist of two systems in “A+B” redundant configuration, together
with all associated upstream and downstream feeders. Upstream, would connect to generators,
switchboards and panel gear. Downstream would be all new up to and including the branch panelboards
in the data center.
New data center electrical distribution: Initial 150 kVA PDU’s with branch circuit wiring to 20-50 racks:
two 30A feeders to each rack, one from “A” system, and one from “B” system.
Possibly a starline busway system.
Power for new air conditioning.
New LED lighting.
New fire alarm system and possibly consisting of an air sampling “VESDA” system.
New security system.
Raceways and cable trays for IT cabling.
New IT cabling for racks.

PATHWAYS AND SPACES

There may be one or two main communication rooms, Equipment Room “ER” or MDF. This room shall
house the main computer and phone equipment that serves the building. The room shall be located as
close to the center of the building as possible. The MDF should be sized to serve the entire building, and
will interconnect with all IDF’s in the building. The MDF should be sized to hold four racks (15’ x 10’ at a
minimum). A minimum of three walls in the ER/MDF will be covered with ¾” x 4’ x 8’ sheets of BCX fire
rated plywood. All plywood should be painted with a fire-retardant coating that is white.

The building is anticipated to have at least two Telecommunication Rooms “TR” or IDFs on each level to
serve the building, to support the horizontal cable length to a telecommunications outlet to ensure no
cable exceeds 295 ft. This is the total length of cable from patch panel in the TR to the work area outlet at
the work station. The TR/IDF should be sized to hold two racks (10’ x 12’). All walls of the TR/IDF will be
covered with plywood. ¾” x 4’ x 8’ sheets of BCX, fire rated plywood. All plywood should be painted with a
fire-retardant coating that is white.

A standard network rack should have a planned space of 3’ x 3’ for proper spacing in the front and rear of
the rack. The racks shall have 3’ clearance in front and back of each rack as well.

Power should be provided in each MDF/IDF room. Each wall should have one 120V 20A quad outlet
mounted at 84” in elevation. Each rack should have one 208V 30A circuits, and one 120V 20A circuit.
One circuit should be on utility house power, and one circuit should be on either generator or UPS power,
or both. Power outlets dedicated to feeding the racks should be mounted to the rear of the ladder rack
raceway mounted above the racks.

A minimum of two (2) 2" conduits shall be run from the communication room on the top level to the roof of
the building for roof mounted external wireless communications. All communication rooms shall be
located in a stacked configuration and shall be interconnected with at least (4) 4” sleeves. There shall be
no water (for example but not limited to restrooms, drinking fountains or janitor sinks) adjacent to or
above any of the communications rooms. All communications rooms shall have access directly from a
hallway without needing to go through a classroom or office to enter the room.

The cable tray in communication rooms shall be a minimum of 18" wide with a 4" loading depth.

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Each telephone/data outlet shall utilize a 4" square by minimum 2-1/8" deep junction box with a single-
gang plaster–ring. One 1” conduit with nylon pull rope shall be run from each junction box to the cable
tray located in the accessible ceiling space.

In offices where it is anticipated that there could be two (2) workstations or varying locations for a single
workstation, provide at least two (2) telephone/data outlets and more as may be required.

STRUCTURED CABLING SYSTEM

General

Backbone fiber and copper cabling shall be extended from new building network to the new building
ER/MDF. Backbone will include both fiber and copper backbone cabling. The structured cabling system
shall be designed to support high-speed voice/data/video and future high bandwidth applications
including VOIP systems. The system should be a Category 6A solution.

The building network service entrance cable and backbone cable shall be fiber-optic. Horizontal cabling to
each telephone/data outlet shall be unshielded twisted pair. All backbone cables shall be terminated in a
wall-mounted fiber break out enclosure. All horizontal cabling shall be terminated in patch panels located
in a 7’-0” high, 19” floor-standing rack. Each communication room shall be provided with floor-standing
racks.

Each telephone/data outlet shall have at least two (2) Category 6A RJ-45 4-pair ports with a dedicated
horizontal cable ran from the respective communication room on that particular level to each port.

Provide telephone outlets for elevator panels, building automation system, video surveillance cameras,
wall phone and other required uses. Each telephone outlet shall have one Category 6A RJ-45 4-pair port
with a dedicated horizontal Category 6A cable ran from the respective communication room on that
particular level to each port.

Wireless

The user desires that the building and all immediate adjacent outdoor areas be provided with reliable
wireless local area network coverage. Provide data outlets at owner designated location for wireless
points to cover all interior areas, as well as to spill out into all immediate adjacent outdoor areas. Design
wireless access point data outlet with two category 6A, RJ-45 data jack mounted in a 4" square by
minimum 2-1/8" deep junction box with a cover plate. The wireless AP coverage and locations shall be
determined by the Owner and provided to the design team for documentation and bidding purposes.
COMMUNICATIONS TOWER

Microwave communications equipment must be mounted 120 ft to 195 ft above ground level with clear
line-of-sight to Traverse Ridge and Ensign Peak with no path obstructions. The microwave equipment can
be mounted on a self-supporting ground mounted communications tower or on a communications tower
built on the top of a building, provided the building is specifically designed to accommodate the load of the
tower and microwave equipment.
SECURITY
Security Systems - General
During the site walk of the building it was not readily known where all security panels are located. The
system should be demolished and locate all security panels in electrical or IT rooms as well as tying into
the new security rooms throughout the building. The CCTV system appears to be aging and should be
upgraded throughout the building.
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All security systems will comply with any established standards and capable of being integrated into a
new standard for security systems. Systems will annunciate alarm conditions to security rooms and be
completely monitored.

The security system may include panic alarm/lock down function or other similar features for the operation
centers and front desk area. The details for the operation of this system will be coordinated with the
Owner during design.

Security System devices, cabling, control panels, monitors, terminations, etc. shall be furnished, installed,
and connected by Contractor.

The project will include multiple security levels throughout the building, Tier 1, Tier 2, and Tier 3. Tier 1
Security (T1S) level is for facilities that require visitors to check in at the security desk and receive
temporary badges to gain access. Tier 2 Security (T2S) level is for facilities that require a RMP employee
badge to gain access. Tier 3 Security (T3S) level is for facilities that require an RMP employee badge with
special designations to gain access.

Card Access

A complete access control system shall be provided and be compatible with the existing system to
salvage any of the existing system that makes sense during design. This will be coordinated with the
Owner as design proceeds. The new access control system needs to utilize the existing cards and
integrate into the existing system as needed.

The access control system includes control entry to all perimeter entry / exit points and interior spaces to
the T2S and T3S spaces, operation centers and other defined spaces as discussed further by the design
team. Card readers will be the proximity type, and will comply with any established standards. Card
readers will report to a central door controller. Coordinate door hardware to minimize the aesthetic impact
to the appearance of the building. Request-to-exit motion detectors will be installed on the secure side of
each access-controlled door. Magnetic locks and/or electric strikes will be utilized to secure access-
controlled door.
Intrusion Detection
An Intrusion Detection system is currently anticipated for the project. The Intrusion Detection system shall
be designed in compliance with RMP security standards. Door position indication shall be provided for all
exterior doors, regardless of function (entry/ exit/ exit only/ utility/ etc.) and any interior doors that require
separate arm/disarm control as well as Tier 2 and Tier 3 spaces. Motion Detection may also be required
in the higher tier spaces and should be coordinated during design.

CCTV Security Systems

A complete video surveillance system shall be provided and be compatible with the existing IP based
CCTV system. New cameras shall be provided for all locations.

The CCTV system includes control for visual monitoring of building perimeter, all building entry / exit
points, at select main building thoroughfares, elevator lobbies, and at select sensitive interior areas.
Additionally, in the T2S and T3S, there will be surveillance located in select locations. These systems
may also include intercom and audio recording systems tied to the CCTV system. High megapixel
cameras will monitor exterior areas including the building perimeter. Fixed megapixel and/or multi-sensor
cameras will monitor designated locations inside the building. Cameras will be installed in appropriately
rated enclosures. Signals from cameras will be connected to a central switching / multiplexing system with
minimum 21” video monitors for viewing. All camera images will be digitally recorded by NVR’s that are
local area network accessible. Additionally, cameras will be capable of being monitored and controlled at
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a remote location via the LAN. Provide NVR with 50% spare channels, cameras shall be fixed 1080p HD
IP cameras, but shall be finalized with Owner during design. Locations shall be coordinated with Owner
and finalized during design as well.

Raceways for Other Low-Voltage Systems
Provide empty raceways for all other low-voltage systems in the building, which will include audio/visual,
security, and MATV/CATV. Coordinate with the Owner and/or systems designers.

AUDIO AND VIDEO SYSTEMS

General

Audio and video systems will be specified for installation as part of the building construction work, to be
completed with all building trades. Audio and video systems will be specified for full compliance with the
industry standards. All video system displays will be planned for low energy consumption utilizing LED
and other emerging technologies. Displays will be RoHS compliant, will have built-in eco-power
consumption modes, and will be created with no consumables.

All audio and video systems shall be coordinated with the Owner during design for final instruction and
systems. All A/V systems are assumed to be new for the remodel. All existing A/V systems will be
demolished as part of the demolition for the building.

Operation Centers

The operation centers will be equipped with an audio system for voice reinforcement where required and
media source reinforcement. Speaker systems will be designed to provide even sound pressure level
throughout the entire seating area with + 2 dB at 2 KHz, and a frequency response of at least150 Hz to 15
KHz + 2 dB, and a maximum of 12% articulation loss of consonants.

The operation centers will be provided with a technology enabled lectern where required. Several media
source devices will be provided and housed at the lectern. These devices will include, but not be limited
to inputs for portable computers. Audio originating from these source devices will be selected, processed,
and amplified to the speaker system. Video input connections will also be provided at each staff location,
in the councils with inputs as required per council.

A video system will be provided for large screen or multi display of presentations. A single large screen
front projection system or a multiple display wall will be specified. The projection screen will be sized
using industry standard formulas appropriate for the nearest and furthest viewer, and located in close
coordination with seating layouts to assure appropriate viewing sight lines.

The projection systems and display systems will be specified in a 16:9 format, with a minimum native
resolution of 1080p. As with image sizing, industry standard formulas will be used to calculate the
required light output for each projector to assure that images will not be “washed out” by ambient room
lighting. Projection systems will be supplemented with multiple smaller flat panel monitors for off center
viewing. Basic source devices including a digital television tuner will also be provided as needed.

The operation centers will be equipped with an integrated control panel for control of all audio and video
system components, lighting systems, and motorized window coverings (if applicable). To meet this need,
a touch screen control panel will be provided. The touch screen control panel will be programmed in full
compliance with the end user’s desired button layout, configuration, and labeling. In addition, macros
(multiple events) will occur when a button on the touch panel is engaged. Touch screens will be provided
at locations coordinated with the Owner.

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Multi-Purpose Room

For multi-purpose use, two electric roll-up, tensioned cabled, 16:9 video projection screens will be
provided for the display of media content. The projection screens will be sized using AV industry-wide
accepted standards for the nearest and furthest viewers. Carefully coordinate the projection screen
location with seating layouts to assure appropriate viewing sight lines. Specify a projector with a minimum
native resolution of 1920 X 1080 in a 16:9 format. As with screen sizing, apply AV industry-wide accepted
standards in calculating the required light output for each projector to assure that images will not be
“washed out” by ambient room lighting.

For smaller multi-purpose rooms, a single large or multiple smaller TV monitor displays may take the
place of the projector where it makes the most sense and coordinated with the Owner.

An audio system will be provided for reinforcement of media source devices. Speaker systems will be
designed to provide even sound pressure level throughout the entire seating area. A multi-channel
infrared transmission system will also be provided for private listening to selected media sources.

Control of the video routing system, video control processor, and audio system will be achieved using an
integrated control system. User interface will occur using PC based control screens accessible from
networked computers, resident touch panels and personal wireless devices

Video conferencing will also be provided in select multi-purpose rooms as required by the Owner.

Conference Rooms

Conference rooms will be equipped with an audio system for media audio reproduction only. Capability
for voice reinforcement will not be provided. Speaker systems will be designed to provide even sound
pressure level throughout the entire seating area with + 2 dB at 2 KHz, and a frequency response of at
least150 Hz to 15 KHz + 2 dB, and a maximum of 12% articulation loss of consonants.

A video system will be provided for large screen display of presentations. A single large flat panel monitor
will be specified for each room, with the size of each monitor depending upon room size. Monitors will be
sized using industry standard formulas appropriate for the nearest and furthest viewers.

Display systems will be specified in a 16:9 format, with a minimum native resolution of 1080p. Conference
room tables will be equipped with HDMI video inputs, along with their associated audio signals. This
connectivity will be provided in “hidden” connection panels with integrated patch cords. Flat panel
displays will include digital television tuners as needed.

Conference rooms will be equipped with an integrated control panel for control of all audio and video
system components, lighting systems, and motorized window coverings (if applicable). To meet this need,
a touch screen control panel will be provided. The touch screen control panel will be programmed in full
compliance with the end user’s desired button layout, configuration, and labeling. In addition, macros
(multiple events) will occur when a button on the touch panel is engaged.

Video conferencing will also be provided in select conference rooms as required by the Owner.

Offices

Select offices will be equipped with an audio system for media audio reproduction only. Capability for
voice reinforcement will not be provided. Speaker systems will consist of speakers mounted on the wall
below the large flat panel display.

A video system will be provided for large screen display of presentations. A single large flat panel monitor
will be specified for each room, with the size of each monitor depending upon room size. Monitors will be
sized using industry standard formulas appropriate for the nearest and furthest viewers.
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Display systems will be specified in a 16:9 format, with a minimum native resolution of 1080p. Offices will
be equipped with HDMI video inputs at outlet height in owner-specified locations. Flat panel displays will
include digital television tuners as needed.

Open office areas and customer service areas will be provided with sound masking to minimize cross talk.

Other AV Spaces

Coordinate other AV spaces during design with the Owner such as digital signage, white noise, fitness
center, etc.

TV Distribution System

Confirm with the Owner for an RF TV distribution system may be provided by the owner for distribution of
audio and video signals throughout the building.

EXHIBIT 1: Existing Photos
Existing Building Service Transformers

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Existing Main 480/277V 3,000 A Existing age of Panelboards in Existing 208/120V Main
Switchboard Building Switchboard located in basement

Existing TR Rooms
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Existing Lighting to be Demolished Existing Ground Bus in Electrical
Room

Existing LED Lighting to possibly
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Be reused in Open Office

Existing Fire Alarm Control Panels and Battery Panels

Existing MCCs and VFDs

Existing MV Equipment
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Existing Diesel Generators
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Existing UPS System

Existing exterior lighting and CCTV
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ELECTRICAL SYSTEMS

CODES, STANDARDS, AND REFERENCE MATERIALS
Codes which are directly applicable to design of the electrical systems are listed below:
ADA, Americans with Disabilities Act
IECC, International Energy Conservation Code
ASHRAE 90.1, Standard for Energy Conservation in New Building Design
EIA/TIA, Electronics Industries Association/Telecommunications Industry Association
BICSI, Building Industry Consulting Services International
International Building Code (IBC)
IESNA, Illuminating Engineering Society of North America
NFPA, National Fire Protection Association (applicable sections including but not limited to):
NFPA 70, National Electrical Code 2017
NFPA 72, National Fire Alarm Code
NFPA 101, Life Safety Code
UL, Underwriter’s Laboratories
State of Utah Fire Marshal Laws, Rules and Regulations

DEFINITIONS AND ABBREVIATIONS
A = Amps or Amperage
IT = Information Technology
kW = Kilowatts
kVA = Kilovolt-Amps
MV = Medium Voltage
NEC = National Electrical Code
NIC = Not in Contract
RMP = Rocky Mountain Power
T1S = Tier 1 Security
T2S = Tier 2 Security
T3S = Tier 3 Security
V = Volts

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Electrical Systems Responsibility Summary
Designed By Furnished By Installed By Notes
Power & Lighting
Medium Voltage Transformer(s) Owner Owner Owner
Medium Voltage Raceways & Cabling Owner Owner Owner Raceways by Contractor
Emergency/Standby Generator Owner Owner Owner
Emergency Generator Equipment Design Team Contractor Contractor ATS, Cabling, Conduit, Etc.
Centralized UPS System Design Team Contractor Contractor
Electrical Sub-Metering Design Team Contractor Contractor
Photovaltaic (PV) Power Generation System NIC NIC NIC
Battery Energy Storage System NIC NIC NIC
Electric Vehicle Charging Stations Design Team Contractor Contractor
Lightning Protection System Design Team Contractor Contractor
Interior Lighting Design Team Contractor Contractor
Exterior Lighting Design Team Contractor Contractor
Telecomm
Raceways, Conduit/Cable Tray Design Team Contractor Contractor Boxes, Raceways, Cabletray, Site, ect.
Site Carrier Fiber/Copper Design Team Contractor Contractor
Fiber Termination Shelves (FPP1, FPP2)Design Team Contractor Contractor
Copper Building Backbone Cabling Design Team Contractor Contractor
Riser Patch Panels (RPP1)Design Team Contractor Contractor
Cat 6A Horizontal Cable Design Team Contractor Contractor
Patch Panels/Inserts SPP, WPP Design Team Contractor Contractor
Horizontal Wire Manager (1RU, 2RU)Design Team Contractor Contractor
Vertical Wire Manager Design Team Contractor Contractor
Data ports, Faceplates, Boxes Design Team Contractor Contractor
Cat 6A Patch Cords Design Team Contractor Contractor
Building MDF/IDF Racks Design Team Contractor Contractor
Building MDF/IDF Ladder Rack Design Team Contractor Contractor
Active Network Electronics Owner Owner Owner
Rack PDUs Design Team Contractor Contractor
Elevator 2 way comm Design Team Contractor Contractor
Emergency Responder DAS Testing Design Team Contractor Contractor Performance Spec
Emergency Responder DAS System NIC Contractor Contractor Confirm with Owner Group
Cell Phone Booster System and/or DAS NIC Contractor Contractor Confirm with Owner Group
Antenna Systems TBD Contractor Contractor Confirm with Owner Group
Microwave/Radio Communication System TBD Contractor Contractor Confirm with Owner Group
Security, Fire & Misc.
Raceways Design Team Contractor Contractor
Fire Alarm Design Team Contractor Contractor
CCTV Security Cameras Design Team Contractor Contractor
CCTV Headend, Programming, Licensing TBD TBD TBD Confirm with Owner Group
Access Controls & Intrusion Detection Design Team Contractor Contractor
Emergency Lockdown System TBD Contractor Contractor
Mass Notification System NIC NIC NIC
Wireless Clock System NIC NIC NIC
A/V
Raceways Design Team Contractor Contractor
Audio Systems Design Team Contractor Contractor
Video Systems Design Team Contractor Contractor
Digital Signage Design Team Contractor Contractor
Flat Panel Monitors / Projectors Design Team Contractor Contractor
Flat Panel Monitor Mounts Design Team Contractor Contractor
Projector Mounts Design Team Contractor Contractor
Projector Screens Design Team Contractor Contractor
TV Distribution System Design Team Contractor Contractor
Intercom / Paging System Design Team Contractor Contractor
Ops Center AV System Design Team Contractor Contractor
System Responsibility Matrix

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SITE ELECTRICAL
Rocky Mountain Power (RMP) owns the medium voltage (MV) distribution system that runs throughout
the site. The project will be served by the RMP medium voltage distribution system. The contractor shall
provide the required precast concrete transformer pad/vault, all required primary and secondary conduit,
along with the CT/Metering section and main service disconnect. Rocky Mountain Power will provide the
transformer, meter, primary cabling and secondary cabling. Due to the anticipated larger power demand
and equipment for the building a 480Y/277 Volt service will be provided. There will be project costs from
RMP for their portion of the work that will need to be included and covered by the project outside of the
electrical Contractor’s costs.

The project should coordinate to provide a new electrical utility yard for the service equipment, centrally
located on the exterior of the building to support the building and distribution. The building load is
currently estimated to be between 3,000-3,500 kVA. This will depend greatly on the final programming,
layout and loads of the building and will need to be confirmed during design. The project could use dual
services set up to help with the load of the building. The operating Voltage will be 12,470V, 3-phase on
the primary and 480/277V on the secondary of one service and 12,470V, 3-phase on the primary and
208/120V on the secondary of the other service.

Telecommunications Utilities

Telecommunication services will be provided through the RMP building. Connectivity will most likely be
served through new air blown single mode fiber. Building will have SM fiber to the building demarc then
pulled back to the nearest utility network node. The site fiber will be routed in raceways and shall have a
minimum of four (4) 4” raceways to the nearest telecom vault. The fiber for the final site
telecommunications design shall be coordinated with the Owner during design.
BUILDING SERVICE AND DISTRIBUTION
Main Service
The main electrical room shall be constructed to house the 480/277V, 3-phase, 4-wire main distribution
switchboard. This room will be a minimum of 10’ x 15’ and have two forms of egress with panic hardware.
This room should be located as close as possible to the pad-mounted medium voltage transformers to
reduce the length of feeder conduit and conductors. Service voltage will be 480Y/277V, 3-phase, 4-wire
serving primarily mechanical, motor, and building lighting loads with 208Y/120V stepdown transformers
used for 208Y/120V, 3-phase, 4-wire distribution that will serve server, computer, equipment, plug loads
and other small equipment.

The main 480/277V distribution switchboard is anticipated to have a rating of approximately 4,000 Amps,
this shall be verified and adjusted as necessary during design (this could be reduced with dual services if
desired). It shall have a main circuit breaker and shall be free-standing and equipped with both utility and
Owner metering.
Panelboards
Distribution panelboards shall be provided in the main electrical room and branch electrical rooms on
each level and centrally located on each end of each level as much as possible, while taking into account
other building and architectural considerations, so that the conductor distance from any panelboard to the
most remote outlet is not greater than 150 feet. Each branch electrical room should handle the distribution
panelboards for each level. Panelboards should be surface mounted, ease and accessibility of running
new and future conduits out of each room is an important consideration in defining the location of the
rooms. If inaccessible ceilings surround the room, (5) spare 3/4” conduits from each panelboard shall be
stubbed to accessible ceiling areas and tagged as spare. These rooms shall be dedicated to electrical
distribution and shall not be used for storage or any other purposes. The main branch electrical rooms for
each level shall be sized at 12’ x 10’ and branch electrical rooms at 8’ x 10’ at a minimum but may be
larger due to the size of each level. Dedicate an area of each room for current and future riser conduits so
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that wall-mounted equipment will not impede vertical distribution. Electrical rooms shall have a minimum
of 25% additional space for future growth.

All 208/120V power and appliance branch circuit panelboards shall have 100% neutral busses with no
isolated ground busses, unless required for the specific application. Computer and electronic loaded
panelboards may be equipped with 200% neutral bus panelboards.

Main distribution switchboard, power distribution panels, and branch panelboards shall have copper
bussing, 25% excess capacity and 25% spaces/spares for future growth and flexibility.

Distribution equipment such as distribution panels and panelboards shall be located as near as
practicable to the loads served. For labs or shop type spaces the electrical distribution equipment may be
located within or adjacent to the primary space served.

Metering
Owner main building digital power metering will be included along with select sub-metering as
coordinated with the Owner. Metering for the building may include enhanced sub-metering or load
demand response controls meeting LEED requirements and shall be coordinated during design. A
building wide metering data collection system may also be integrated and should be coordinated during
design.
Motor Control
Provide variable frequency drives with harmonic filtering where required for mechanical equipment in
compliance with DFCM requirements and sized at least 10% over the connected motor load. VFD’s shall
be specified with a 5-year warranty. Minimum total harmonic current distortion when measured at the
input terminals of the VFD will be not greater than 15%. The design electrical engineer may evaluate the
variety of harmonic filtering and mitigation techniques and choose the best method to achieve this
performance. A VFD scheme shall be provided with at least a 50% level of redundancy for the HVAC
cooling system. This can be done with multiple drives, redundant drives, or bypass on the VFD as
determined most economical and practical for the selected mechanical system.
Branch Circuits
Branch circuits will be loaded to no more than 80% of what is allowed by NFPA 70. Where outlets are
intended for a specific piece of equipment, the load of the outlet will be based on the equipment
nameplate. Allow no more than 6 convenience outlets per circuit in instructional lab spaces and for
computer workstations, and 8 convenience outlets per circuit for general purpose use. Sufficient capacity
for plug-in task lights and other peripherals typical of desk items will be provided. Outlets with dedicated
branch circuits (one outlet on a circuit) are provided for vending machines, copy machines, break room
counters, refrigerators, dishwashers, A/V cabinets and other locations likely to have equipment requiring
dedicated circuits. Each branch circuit homerun will have no more than 3 circuits per raceway. Dedicated
neutrals for each phase conductor will be provided.
Conductors
All conductors will be copper. Conductors for branch circuits will be sized to prevent voltage drop
exceeding 3% at the farthest load. The total voltage drop on both feeders and branch circuits will not
exceed 5%. For measurement purposes, a load of 180 VA (1.5A) per outlet, with a 50% diversify factor
per NEC should be assumed.

Raceways
All wiring will be in raceways, minimum ¾” conduit for power and 1” minimum for telecom. Type MC cable
should be reviewed where can be used for the project if allowed by Owner. New cable tray shall be
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provided throughout the corridors for distribution of low voltage network cabling such that raceways do
not extend more than 50’ (approx.) to the cable tray. Conduits for telecommunications shall stub to cable
tray located in accessible ceiling space. Structured IT cabling will then be run in cable tray to the telecom
rooms. Include pull strings in all empty conduits. Include raceway for all security, audio/visual and
technology systems as defined in the project building requirements whether furnished as part of the
construction contract or furnished by the Owner.
Equipment and Furniture
Refer to the program equipment summary and space plan sheets for equipment requiring electrical
rough-in and connections and coordinate during design. All equipment and furniture identified in the
program documents, whether it is furnished in this contract or a separate contract, shall be provided with
power and raceway rough-in for complete operation.
Fault Current, Coordination, and Arc Flash Study
A fault current, coordination and arc flash study shall be performed by a licensed electrical engineer to
indicate available fault current and arc flash at all points in the building distribution systems. New
equipment shall be adequately rated for the amount of available fault current. System coordination shall
be studied, and fuses or breakers selected to ensure minimum system outage due to overloads or fault
currents. Per the 2017 NEC, emergency systems will be selectively coordinated to the extent possible.
Breakers with adjustable long time, short time, instantaneous and / or ground fault settings shall be set at
levels for optimum system coordination. In addition, an arc flash study shall be provided; electrical
equipment shall be provided with labeling per all NEC/NFPA requirements.
Surge Protective Devices
To provide protection against damage to sensitive electronic equipment, due to surges, provide a new
surge protective device (SPD) at the main distribution switchboards and at branch circuit panelboards
serving sensitive electronic equipment. SPD units will be integral to the panelboard or switchboard.

Provide surge protection for all emergency distribution panelboards as required by NEC.
Outlets
Outlets will be 20A, minimum. The program and space data sheets will be used as a guideline, but user
input should be welcomed during the design. Unless noted otherwise, the following will be used as a
general guideline where more specific requirements are not elsewhere identified. Each outlet location will
be coordinated with the design team and end user during design. Where the term “outlet” is used, this
refers to a 20A duplex receptacle outlet (unless otherwise noted).
Offices/Small Rooms: For each workstation, provide one quad outlet dedicated to computer terminals
and one additional outlet for every 10’ of wall space or one on each wall.
Open Office Areas: For each workstation, provide one quad outlet dedicated to computer terminals
where located on walls. Provided systems furniture and/or floorboxes for workstations located in the
center of rooms away from walls.
Global Security Operations Center (GSOC): For each workstation, provide a minimum of one quad outlet
dedicated to computer terminals, but possibly 2 or 3 quads for multiple monitors, terminal and general
purpose. Provide an outlet for each monitor or projector on walls or ceilings and AV equipment rack
locations. Provide outlets above counters, including power and A/V for staff tables and at the podium.
Provide floorboxes or poke-thrus throughout to allow for power and data in the multipurpose layout.
Provide emergency power outlets as required.
Utah Power Credit Union (UPCU): Provide power and data for offices, reception/teller desk and other
areas. Provide a minimum of 2 general convenience outlets per wall. Provide an outlet for each monitor or
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projector on walls or ceilings and AV equipment rack locations. Provide floorboxes or poke-thrus for
power, data, and A/V in the conference rooms. Additional outlets shall be provided for specific equipment.
Customer Care Center (CCC): Outlets sufficient for programmed equipment, plus outlets along work
benches or tables – no greater than 2’ on center (unless otherwise identified in the space plan sheets).
Ensure that there is at least one outlet for each 10’ of wall space. Provide floor outlets for stations or
equipment for specific operations. Where tables are fixed in place, coordinate power outlets mounted
directly into the millwork. Provide furniture feeds for power furniture or desks as required. Provide
emergency power outlets as required.
IT Data Center (ITDC): Provide a minimum of 2 general convenience quad outlets per wall on emergency
power. Provide quads and 208V power at data cabinets as required. Provide starline busway (or equal)
system for racks and cabinets as required. Additional outlets shall be provided for specific equipment.
Electric Grid Operations (EGO): Provide a minimum of 2 general convenience outlets per wall. Provide
an outlet for each monitor or projector on walls or ceilings and AV equipment rack locations. Provide
floorboxes or poke-thrus throughout to allow for power, data, and A/V in the multipurpose layout.
Additional outlets shall be provided for specific equipment. Provide emergency power outlets as required.
Multi-Purpose Rooms: Provide a minimum of 2 general convenience outlets per wall. Provide an outlet
for each monitor or projector on walls or ceilings and AV equipment rack locations. Provide floorboxes or
poke-thrus throughout to allow for power, data, and A/V in the multipurpose layout and banquet layouts.
Additional outlets shall be provided for specific equipment.
Conference and Meeting Rooms: Provide outlets on walls as required by NEC. Provide combination
power/communication/AV floor outlets underneath conference room tables for each 215SF of space.
Where tables are fixed in place, coordinate power outlets mounted directly into the millwork.
Lounges / Breakrooms / Kitchenettes: GFI Outlets on dedicated circuits every 4’ on counter top plus
dedicated outlets for refrigerator, microwave, and disposal (switched at counter top), plus one outlet for
every 10’ of other wall space in room.
Fitness Center: Outlets sufficient for programmed equipment. Ensure that there is at least one outlet for
each 6’ of wall space.
Telephone / Data Closets: Provide one 208 Volt outlet near each telecommunications rack on emergency
power for a UPS – coordinate amperage requirements with Owner. Provide one 120 Volt quad outlet on
emergency power at each rack, plus one quad outlet on emergency power on each wall.
Copy/Mail Rooms: One outlet on every wall plus additional dedicated outlets for printers. Provide above
counter outlets.
Mechanical/Electrical Rooms: At least one outlet on emergency power.

Restrooms / Shower Rooms: One GFI outlet near each lavatory counter top.

Corridors, Lobbies: Provide at least one outlet every 25’, on alternating sides of the corridor or lobby.
Where seating areas are provided, provide at least two outlets per seating area.

Stairs: One outlet at the landing of each level.

Storage Rooms (small), Janitors Closets: One outlet.

Building Exterior: One WP/GFI receptacle near each building entrance/exit.
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Other Areas: Refer to individual space plan data sheets, and where not defined coordinate requirements
with user during design.
Grounding
Provide a grounding riser system throughout the electrical and telecommunication rooms consisting of a
grounding bus mounted on the wall in each room near the switchboards and telecommunications racks
and two grounding conductors (one extending to the main ground bus in the main electrical room and the
other extended to building steel). Grounding conductors shall be installed with all feeder and branch
circuits.

Specialty grounding systems may exist for Owner provided building systems such as antennas, radio
systems, etc. These grounding systems shall be performed as part of the building contract by the
contractor

Lightning Protection
A lightning protection system is recommended by NFPA 780 for the remodeled building and should be
verified during design. Provide a lightning protection system for the building with UL master label.
Electric Vehicle (EV) Charging Stations:
The project will include EV charging stations for no less than 50 spaces for Level 2 fast chargers and 100
spaces for Level 1 charging. In addition, another 100 spaces shall be roughed-in for future Level 2
charging stations. These will be part of the LEED points and shall meet LEED requirements. The charger
type, quantities, and locations should be coordinated by the design team with the Owner needs.

Uninterruptible Power System (UPS)
A centralized UPS system will be included with the new building. The UPS system is anticipated to be
sized to run all Data Center, PDU’s, Telecom Rooms and Critical Operation Center loads. More
clarification on the UPS system needs to be made during design, however is anticipated to be at least
1000 kVA+.
Emergency & Standby Generator System and Distribution:
New generators will be required for the project to house the emergency and standby electrical equipment.
This room shall be sized at 50’ x 40’ at a minimum, but needs to be verified with the actual sizes of the
new generators and could be much larger. The generators are estimated to be around 800kW each,
actual size shall be determined during design once the exact generator loads have been determined. The
current plan is to have four (4) generators for the building, to feed 2-4 UPS systems, similar to RMP
existing building setup. RMP will provide and install the generators. The contractor will be responsible for
all support equipment and cabling. This will need to be verified by the design team. The generators will be
indoors and will require fume exhausting. An underground day tank system will need to be provided for
the system. If not, the removal of the underground tanks may be required for the project and new in
ground tanks and piping installed for the new generators. Fuel supply is anticipated to be minimum 72
hours at full load but should be determined during design. Provide at least two transfer switches and
possibly three: one for data center, one for emergency/life safety and possibly one for non-emergency
(standby) loads. Annunciate alarms adjacent to fire alarm panel. The following shall be provided with
each transfer switch with possible changes or additions during design:
Emergency
Emergency egress and exit lighting
Fire Alarm
Standby
Electrical room - outlets
Communications rooms - outlets and air conditioning
Critical equipment
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Building loads (if legally required standby is not required)
Security Systems
Data Center

LIGHTING
General
The basis for design shall be the IES and its Recommended Practices for offices, operation centers,
multi-purpose rooms, conference rooms, and other applicable spaces, Utah State Health Department
Requirements or Codes where applicable, i.e., restrooms. For exterior lighting and critical interior spaces,
a point-by-point plot of illuminance establishing conformance with the Recommended Practices shall be
furnished. Utilize LED fixtures to meet the illumination requirements while maintaining high efficiency and
requiring minimal maintenance. Provide task lighting where practical to reduce the overall energy
consumption to support net-zero application.

IECC requirements shall be met and exceeded to meet the overall project requirement with goals for
lighting power density to be minimum 10-20% less than required. Energy savings design techniques such
as daylighting control, occupancy sensors, centralized and de-centralized control systems, energy
efficient lamps/ballasts shall be used where practical to maximize energy efficiency.

Fixtures should be 4000K color temperature with a minimum CRI of 80. In areas where color rendition is
important, fixtures with CRI of 90 or above and color temperature of 5000K shall be utilized. Dimming
drivers shall be included with all LED fixtures and shall be compatible with daylighting and dimming
controls.

Interior Lighting and Controls

Lighting intensity and uniformity should provide shadow-free and glare-free illumination of work surfaces.
Lighting intensity control using dimmers or multi-level switching should be incorporated where computer
or other electronic equipment monitors are used.

Pendant indirect or direct / indirect fixtures are ideally suited for the environments that will be encountered
and should be used where ceiling heights will allow for suspension of 12-60 inches or more below the
finished ceiling or where budget allows. If pendant fixtures are used in rooms with ceiling projectors,
carefully coordinate the pendant fixtures with the projected image to eliminate any conflicts such as the
Operation Centers or the Multi-Purpose Rooms. In areas with projectors or flat panel displays, provide a
separate zone of lighting control near the projector input location for ease of controlling lighting during
presentations.

For spaces where glare control is not required, LED lay-in fixtures may be used. Recessed LED
downlights and/or decorative LED fixtures shall be used in areas where aesthetics call for an upgraded
appearance, such as in the new building lobby, multi-purpose, and operations centers.

For spaces where wall or floor displays will be shown, accent or wall wash lighting shall be designed
where practical like the main lobby.

All interior lighting shall be controlled by some automatic means. This shall include vacancy sensors for
regularly occupied spaces and smaller enclosed areas to shut down lighting when areas are not
occupied. Lighting in common areas such as corridors and lobbies should be controlled by a
programmable networked lighting relay control system with the capability of timed control, sensor inputs
and building automation system integration and provided with local wall override switches. Large areas
should be designed for multiple zones and light level control with occupancy sensors to allow energy
reduction when the maximum light output is not needed. Uniformity must be maintained when in reduced
lighting modes.
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Provide automatic day light harvesting controls in areas where natural illumination is available as defined
by daylight zones within the energy code. Photoelectric sensors should be used to shut down or dim the
artificial lighting when it is not needed. In offices where day lighting control is used, utilize continuous
dimming to negate the noticeable effects of the on / off cycles of the artificial illumination. Certain areas
with security requirements may be exempt from code required dimming, such as the Operation Centers.

As required by the room use, provide variable lighting levels by continuous dimming. In rooms with audio /
visual (AV) equipment, provide variable and zoned lighting control, from front to back, to allow for
flexibility in lighting scenes for the various room functions. Where central AV control systems are used,
provide lighting control / dimming systems with an RS232 AV interface to allow the lights to be controlled
from and integrated into the AV system. All offices and instructional spaces shall be provided with manual
dimming controls.

Exit and emergency lighting shall comply with the IBC. Emergency lighting for means of egress to 1 fc
average, 0.3 fc minimum, shall be provided. Emergency lighting shall also be included in restrooms,
electrical rooms, and communication rooms.

The state of Utah has adopted IECC for the state energy code, but IECC has a compliance path allowing
the use of ASHRA 90.1, so either energy is acceptable to the state. The lighting load for the facility should
target a lighting power density of 0.65-0.70 Watts/SF, this would result in a lighting design between ~10-
20% better than baseline. It is anticipated that the increased building energy performance option will be
for reduced lighting power densities. The lighting power density baseline values are shown below.
· IECC 2018: 0.79 W/SF (Office)
· IECC 2018, reduced based on table 406.3: 0.71 W/SF (Office)

Task Illuminance

Lighting levels shall be in accordance with the Recommended Illuminance Categories and Illuminance
Values for Lighting Design, IES Lighting Handbook. Total lighting load for the facility should not exceed
the calculated lighting power budget, minus 10%, as determined by IECC. The lighting levels listed below
in footcandles should be used for design purposes. The values listed are average maintained illuminance
levels using a maintenance factor of 75%. The numbers listed are target values and should be adjusted to
meet the special requirements of individual areas.
The following table summarizes lighting levels and control methods for important spaces (some of the
regularly occupied spaces may be changed during design depending on LEED requirements. For
instance, all offices and open offices may be changed to a t-grid mounted indirect fixture rather than a lay-
in fixture to help with the Interior Lighting credit).

Function / Space Fixture Type Controls Type
Electric Grid Operations (20ft ceiling) Linear pendants with mostly indirect Dimming, vacancy,
lighting multi-zone, multi-scene
Global Security Operations Center Recessed or pendant linear w/ direct/ Dimming, vacancy,
(20ft ceiling) indirect lighting multi-zone, multi-scene
North Temple Service Center Recessed Linear or 2x4 lay-in type Dimming, vacancy,
multi-zone, multi-scene
Offices / Small rooms Lay-in grid/troffer fixtures Dimming, vacancy
Open Office Spaces Lay-in grid/troffer fixtures Dimming, vacancy,
multi-zone
Conference / Meeting Spaces Pendant with Recessed Downlight Dimming, vacancy,
Perimeter multi-zone, multi-scene
Multi-Purpose Spaces Varies – lay-in type, upgraded linear Dimming, vacancy,
recessed or pendants, downlights multi-zone, multi-scene
Salt Lake City Service Center Recessed Linear or 2x4 lay-in type Dimming, vacancy
Utah Power Credit Union Recessed Linear or 2x4 lay-in type w/ Dimming, vacancy
Upgraded lobby lighting
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IT Data Center Strip lighting or Lay-in fixtures On/Off Toggle
Corridors Troffer Lighting Time Control, Override
Lobby/Reception Linear recessed or pendants w/ Time Control, Override
downlights, upgraded look
Lounges / Breakrooms Troffer or Recessed Downlights On/Off, vacancy
Fitness Center Troffer Lighting Dimming, vacancy
General Storage Strip lighting On/Off, vacancy
Mechanical / Electrical Rooms Strip lighting On/Off Toggle
IT Rooms Strip lighting On/Off Toggle
Restrooms Recessed linear and downlight Occupancy

Function / Space Illuminance (Avg. Footcandles)
Customer Care Centers 30-50 (ambient) 50-75 (task)
Operation Centers 40-50 (ambient) 50-75 (task)
Multi-Purpose Room 30-50
Offices / Small rooms 30 (ambient) 50 (task)
Open Office Spaces 30 (ambient) 50 (task)
Conference / Meeting Spaces 30-50
Corridors / stairwells 15-20
Lobby/Reception 20
Lounges / Breakrooms 20-30
General Storage 15-30
Mechanical / Electrical Rooms 30
IT Rooms 30
Restrooms 30

EXTERIOR LIGHTING

Design Criteria

The exterior lighting fixtures shall be selected to harmonize with the architectural style of the building. In
general, all outdoor lighting shall have full cut-off optics as defined by the IESNA. Dark sky compliance
should be verified with the Owner per IDA. Wall mounted decorative fixtures may be used to draw
attention to main entry or circulation areas, but for the most part should be kept to a minimum for energy
purposes. Wall mounted fixtures at other locations should be non-decorative with cutoff optics that are
designed for the intended use. Fixtures for parking surface areas should consider pole lighting while
walkways could be a bollard or pole style light. LED sources should be selected for use in all exterior
fixtures to minimize the maintenance. All exterior light fixtures should be robust and suitable for the harsh
exterior environment. Preference should be given to fixtures that have design features such as hinging
reflectors and removable ballast trays that reduce the cost of lamp replacement and fixture repairs.

Illuminance

Lighting levels should be in accordance with the Recommended Illuminance Categories and Illuminance
Values for Lighting Design, IES Lighting Handbook. Total lighting load for the facility should not exceed
the calculated lighting power budget as determined by IECC. The lighting levels listed below in
footcandles should be used for design purposes. The values listed are average maintained illuminance
levels using a maintenance factor of 75%.

Function Illuminance (Avg. Footcandles)
Parking 0.5-2
Walkways 1
Building Perimeter – Egress/entrance 5

Emergency Illuminance

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Select standard building lighting as may be required to achieve the illuminance criteria set forth in the
NFPA Life Safety Code, IBC, and local codes. Designate these fixtures as egress lighting fixtures. Where
lamp sources of building lighting are not instant on, provide arc keeper devices or battery/inverter units to
prevent lamp source from extinguishing until emergency power can be supplied. Provide dedicated
branch circuiting from the emergency power branch. Emergency lighting shall be provided on all paths of
egress including but not necessarily limited to corridors, large open office or instructional spaces,
operation centers, restrooms, mechanical rooms, electrical rooms, and communication rooms. Egress
pathways shall be provided with minimum lighting levels of 1 footcandle. Depending on building generator
option chosen, the entire building may be provided on emergency backup.

Provide illuminated exit signs in locations as required by the NFPA Life Safety Code, IBC, and local
codes. Exit sign shall be cast aluminum LED type. Provide dedicated branch circuiting from the
emergency power branch.

LEED
Every effort shall be made where economically feasible to incorporate sustainable design into the
electrical systems. The LEED design shall be based on LEED version 4.1. With regard to LEED, below is
a summary of electrical related credits and which are currently being pursued:
· LT Green Vehicles - This credit is currently being pursued. Conduit shall be installed for electric
vehicle charging stations. This credit requires electric vehicle charging stations for 2% of the
parking spaces in addition to meeting the other requirements for this credit.
· SS Light Pollution Reduction - This credit may be pursued if possible depending on property
boundaries.
· EA Minimum Energy Performance – The lighting design will target 20% reduction in lighting
energy use to aid in this credit.
· EA Building Level Energy Metering – This prerequisite will be met.
· EA Advanced Energy Metering - This credit will not be pursued.
· EA Demand Response – This credit is not planning on being pursued, however needs to be
confirmed with the Owner.
· EA Renewable Energy Production – This credit will not be pursued.
· EA Green Power – This credit may be purchased at the discretion of the Owner.
· IEQ Interior Lighting – The interior lighting will include lighting controls meeting option 1 and
option 2 of this credit will be dependent on indirect lighting in spaces and/or Architectural choices.
· IEQ Daylight – This credit may be pursued depending on building layout.

FIRE ALARM SYSTEM
Fire Alarm and Life Safety
Fire alarm system shall be designed to comply with State of Utah Fire Marshal's “Rules and Regulations".

Based on current intended building use and defined spaces, the building is expected to be a B
Occupancy Type with Assembly spaces. This would require the following minimum system features:
· Addressable fire alarm system with control panel and remote supervision
· Remote annunciator(s)
· Pull stations
· Monitoring of the fire sprinkler system
· Building notification via horn and strobe lights.
· Duct detection and fan shutdown
· Elevator initiation, monitoring, and control
· Automatic smoke detection throughout all corridors and spaces open to corridors
· Smoke detection at fire alarm panels
· Exterior water flow horn/strobe

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Design strobes visible from all locations except private offices. Provide duct detectors and fan shutdown
where required by NFPA and the IMC, including detection of smoke at all return air shafts servicing
multiple floors. Provide smoke detectors in elevator lobbies, shafts, and in machine rooms. Provide heat
detectors in machine rooms. Coordinate location of the building fire alarm control panel and annunciator
panel with the fire marshal. Provide automatic smoke detectors throughout all corridors and spaces open
to corridors as required by Owner.

The approved manufacturer shall be coordinated during design and the system shall be furnished and
installed by a UL-listed, factory-approved distributor and installer. Data cabling shall be provided at the
panel for connection to building network for informational reporting to selected computer terminals.

TELECOMMUNICATION
General

The voice and data system shall consist of four main categories: 1) Data Center 2) Pathways and Spaces
to support the voice and data system, 3) The structured cabling system, and 4) Communications Tower.

DATA CENTER

The data center needs have not been identified but should include 20-50 server cabinets and 2-post
racks at 4 – 7 kW per cabinet. Not all may be needed at once, so a modular approach to design should
be considered. The level of redundancy should meet Tier 4 standards which requires a fault tolerant
design. A fault tolerant data center has redundant, isolated systems that provide enough capacity in
power and cooling to operate the environment after any data center infrastructure failure and all IT
equipment provided dual power. Below are specific recommendations for the electrical systems serving
the data center:
Redundant UPS systems: This will consist of two systems in “A+B” redundant configuration, together
with all associated upstream and downstream feeders. Upstream, would connect to generators,
switchboards and panel gear. Downstream would be all new up to and including the branch panelboards
in the data center.
New data center electrical distribution: Initial 150 kVA PDU’s with branch circuit wiring to 20-50 cabinets
and racks:
two 30A feeders to each rack, one from “A” system, and one from “B” system.
Possibly a starline busway system.
Power for new air conditioning.
New LED lighting.
New fire alarm system and possibly consisting of an air sampling “VESDA” system.
New security system.
Raceways and cable trays for IT cabling.
New IT cabling for racks.

PATHWAYS AND SPACES

There may be one or two main communication rooms, Equipment Room “ER” or MDF. This room shall
house the main computer and phone equipment that serves the building. The room shall be located as
close to the center of the building as possible. The MDF should be sized to serve the entire building, and
will interconnect with all IDF’s in the building. The MDF should be sized to hold four racks (15’ x 10’ at a
minimum). A minimum of three walls in the ER/MDF will be covered with ¾” x 4’ x 8’ sheets of BCX fire
rated plywood. All plywood should be painted with a fire-retardant coating that is white.

The building is anticipated to have at least two Telecommunication Rooms “TR” or IDFs on each level to
serve the building, to support the horizontal cable length to a telecommunications outlet to ensure no
cable exceeds 295 ft. This is the total length of cable from patch panel in the TR to the work area outlet at
the work station. The TR/IDF should be sized to hold two racks (10’ x 12’). All walls of the TR/IDF will be
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covered with plywood. ¾” x 4’ x 8’ sheets of BCX, fire rated plywood. All plywood should be painted with a
fire-retardant coating that is white.

A standard network rack should have a planned space of 3’ x 3’ for proper spacing in the front and rear of
the rack. The racks shall have 3’ clearance in front and back of each rack as well.

Power should be provided in each MDF/IDF room. Each wall should have one 120V 20A quad outlet
mounted at 84” in elevation. Each rack should have one 208V 30A circuits, and one 120V 20A circuit.
One circuit should be on utility house power, and one circuit should be on either generator or UPS power,
or both. Power outlets dedicated to feeding the racks should be mounted to the rear of the ladder rack
raceway mounted above the racks.

A minimum of two (2) 2" conduits shall be run from the communication room on the top level to the roof of
the building for roof mounted external wireless communications. All communication rooms shall be
located in a stacked configuration and shall be interconnected with at least (4) 4” sleeves. There shall be
no water (for example but not limited to restrooms, drinking fountains or janitor sinks) adjacent to or
above any of the communications rooms. All communications rooms shall have access directly from a
hallway without needing to go through a classroom or office to enter the room.

The cable tray in communication rooms shall be a minimum of 18" wide with a 4" loading depth.

Each telephone/data outlet shall utilize a 4" square by minimum 2-1/8" deep junction box with a single-
gang plaster–ring. One 1” conduit with nylon pull rope shall be run from each junction box to the cable
tray located in the accessible ceiling space.

In offices where it is anticipated that there could be two (2) workstations or varying locations for a single
workstation, provide at least two (2) telephone/data outlets and more as may be required.

STRUCTURED CABLING SYSTEM

General

Backbone fiber and copper cabling shall be extended from new building network to the new building
ER/MDF. Backbone will include both fiber and copper backbone cabling. The structured cabling system
shall be designed to support high-speed voice/data/video and future high bandwidth applications
including VOIP systems. The system should be a Category 6A solution.

The building network service entrance cable and backbone cable shall be fiber-optic. Horizontal cabling to
each telephone/data outlet shall be unshielded twisted pair. All backbone cables shall be terminated in a
wall-mounted fiber break out enclosure. All horizontal cabling shall be terminated in patch panels located
in a 7’-0” high, 19” floor-standing rack. Each communication room shall be provided with floor-standing
racks.

Each telephone/data outlet shall have at least two (2) Category 6A RJ-45 4-pair ports with a dedicated
horizontal cable ran from the respective communication room on that particular level to each port.

Provide telephone outlets for elevator panels, building automation system, video surveillance cameras,
wall phone and other required uses. Each telephone outlet shall have one Category 6A RJ-45 4-pair port
with a dedicated horizontal Category 6A cable ran from the respective communication room on that
particular level to each port.

Wireless

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The user desires that the building and all immediate adjacent outdoor areas be provided with reliable
wireless local area network coverage. Provide data outlets at owner designated location for wireless
points to cover all interior areas, as well as to spill out into all immediate adjacent outdoor areas. Design
wireless access point data outlet with two category 6A, RJ-45 data jack mounted in a 4" square by
minimum 2-1/8" deep junction box with a cover plate. The wireless AP coverage and locations shall be
determined by the Owner and provided to the design team for documentation and bidding purposes.
COMMUNICATIONS TOWER

Microwave communications equipment must be mounted 120 ft to 195 ft above ground level with clear
line-of-sight to Traverse Ridge and Ensign Peak with no path obstructions. The microwave equipment can
be mounted on a self-supporting ground mounted communications tower or on a communications tower
built on the top of a building, provided the building is specifically designed to accommodate the load of the
tower and microwave equipment.
SECURITY
Security Systems - General
All security systems will comply with any established standards and capable of being integrated into a
new standard for security systems. Systems will annunciate alarm conditions to security rooms and be
completely monitored.

The security system may include panic alarm/lock down function or other similar features for the operation
centers and front desk area. The details for the operation of this system will be coordinated with the
Owner during design.

Security System devices, cabling, control panels, monitors, terminations, etc. shall be furnished, installed,
and connected by Contractor.

The project will include multiple security levels throughout the building, Tier 1, Tier 2, and Tier 3. Tier 1
Security (T1S) level is for facilities that require visitors to check in at the security desk and receive
temporary badges to gain access. Tier 2 Security (T2S) level is for facilities that require a RMP employee
badge to gain access. Tier 3 Security (T3S) level is for facilities that require an RMP employee badge with
special designations to gain access.

Card Access

A complete access control system shall be provided and be compatible with the existing RMP system.
This will be coordinated with the Owner as design proceeds. The new access control system needs to
utilize the existing cards and integrate into the existing system as needed.

The access control system includes control entry to all perimeter entry / exit points and interior spaces to
the T2S and T3S spaces, operation centers and other defined spaces as discussed further by the design
team. Card readers will be the proximity type, and will comply with any established standards. Card
readers will report to a central door controller. Coordinate door hardware to minimize the aesthetic impact
to the appearance of the building. Request-to-exit motion detectors will be installed on the secure side of
each access-controlled door. Magnetic locks and/or electric strikes will be utilized to secure access-
controlled door.
Intrusion Detection
An Intrusion Detection system is currently anticipated for the project. The Intrusion Detection system shall
be designed in compliance with RMP security standards. Door position indication shall be provided for all
exterior doors, regardless of function (entry/ exit/ exit only/ utility/ etc.) and any interior doors that require
separate arm/disarm control as well as Tier 2 and Tier 3 spaces. Motion Detection may also be required
in the higher tier spaces and should be coordinated during design.
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CCTV Security Systems

A complete video surveillance system shall be provided and be compatible with the existing IP based
CCTV system. New cameras shall be provided for all locations.

The CCTV system includes control for visual monitoring of building perimeter, all building entry / exit
points, at select main building thoroughfares, elevator lobbies, and at select sensitive interior areas.
Additionally, in the T2S and T3S, there will be surveillance located in select locations. These systems
may also include intercom and audio recording systems tied to the CCTV system. High megapixel
cameras will monitor exterior areas including the building perimeter. Fixed megapixel and/or multi-sensor
cameras will monitor designated locations inside the building. Cameras will be installed in appropriately
rated enclosures. Signals from cameras will be connected to a central switching / multiplexing system with
minimum 21” video monitors for viewing. All camera images will be digitally recorded by NVR’s that are
local area network accessible. Additionally, cameras will be capable of being monitored and controlled at
a remote location via the LAN. Provide NVR with 50% spare channels, cameras shall be fixed 1080p HD
IP cameras, but shall be finalized with Owner during design. Locations shall be coordinated with Owner
and finalized during design as well.

Raceways for Other Low-Voltage Systems
Provide empty raceways for all other low-voltage systems in the building, which will include audio/visual,
security, and MATV/CATV. Coordinate with the Owner and/or systems designers.

AUDIO AND VIDEO SYSTEMS

General

Audio and video systems will be specified for installation as part of the building construction work, to be
completed with all building trades. Audio and video systems will be specified for full compliance with the
industry standards. All video system displays will be planned for low energy consumption utilizing LED
and other emerging technologies. Displays will be RoHS compliant, will have built-in eco-power
consumption modes, and will be created with no consumables.

All audio and video systems shall be coordinated with the Owner during design for final instruction and
systems.

Operation Centers

The operation centers will be equipped with an audio system for voice reinforcement where required and
media source reinforcement. Speaker systems will be designed to provide even sound pressure level
throughout the entire seating area with + 2 dB at 2 KHz, and a frequency response of at least150 Hz to 15
KHz + 2 dB, and a maximum of 12% articulation loss of consonants.

The operation centers will be provided with a technology enabled lectern where required. Several media
source devices will be provided and housed at the lectern. These devices will include, but not be limited
to inputs for portable computers. Audio originating from these source devices will be selected, processed,
and amplified to the speaker system. Video input connections will also be provided at each staff location,
in the councils with inputs as required per council.

A video system will be provided for large screen or multi display of presentations. A single large screen
front projection system or a multiple display wall will be specified. The projection screen will be sized
using industry standard formulas appropriate for the nearest and furthest viewer, and located in close
coordination with seating layouts to assure appropriate viewing sight lines.
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The projection systems and display systems will be specified in a 16:9 format, with a minimum native
resolution of 1080p. As with image sizing, industry standard formulas will be used to calculate the
required light output for each projector to assure that images will not be “washed out” by ambient room
lighting. Projection systems will be supplemented with multiple smaller flat panel monitors for off center
viewing. Basic source devices including a digital television tuner will also be provided as needed.

The operation centers will be equipped with an integrated control panel for control of all audio and video
system components, lighting systems, and motorized window coverings (if applicable). To meet this need,
a touch screen control panel will be provided. The touch screen control panel will be programmed in full
compliance with the end user’s desired button layout, configuration, and labeling. In addition, macros
(multiple events) will occur when a button on the touch panel is engaged. Touch screens will be provided
at locations coordinated with the Owner.

Multi-Purpose Room

For multi-purpose use, two electric roll-up, tensioned cabled, 16:9 video projection screens will be
provided for the display of media content. The projection screens will be sized using AV industry-wide
accepted standards for the nearest and furthest viewers. Carefully coordinate the projection screen
location with seating layouts to assure appropriate viewing sight lines. Specify a projector with a minimum
native resolution of 1920 X 1080 in a 16:9 format. As with screen sizing, apply AV industry-wide accepted
standards in calculating the required light output for each projector to assure that images will not be
“washed out” by ambient room lighting.

For smaller multi-purpose rooms, a single large or multiple smaller TV monitor displays may take the
place of the projector where it makes the most sense and coordinated with the Owner.

An audio system will be provided for reinforcement of media source devices. Speaker systems will be
designed to provide even sound pressure level throughout the entire seating area. A multi-channel
infrared transmission system will also be provided for private listening to selected media sources.

Control of the video routing system, video control processor, and audio system will be achieved using an
integrated control system. User interface will occur using PC based control screens accessible from
networked computers, resident touch panels and personal wireless devices

Video conferencing will also be provided in select multi-purpose rooms as required by the Owner.

Conference Rooms

Conference rooms will be equipped with an audio system for media audio reproduction only. Capability
for voice reinforcement will not be provided. Speaker systems will be designed to provide even sound
pressure level throughout the entire seating area with + 2 dB at 2 KHz, and a frequency response of at
least150 Hz to 15 KHz + 2 dB, and a maximum of 12% articulation loss of consonants.

A video system will be provided for large screen display of presentations. A single large flat panel monitor
will be specified for each room, with the size of each monitor depending upon room size. Monitors will be
sized using industry standard formulas appropriate for the nearest and furthest viewers.

Display systems will be specified in a 16:9 format, with a minimum native resolution of 1080p. Conference
room tables will be equipped with HDMI video inputs, along with their associated audio signals. This
connectivity will be provided in “hidden” connection panels with integrated patch cords. Flat panel
displays will include digital television tuners as needed.

Conference rooms will be equipped with an integrated control panel for control of all audio and video
system components, lighting systems, and motorized window coverings (if applicable). To meet this need,
a touch screen control panel will be provided. The touch screen control panel will be programmed in full
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compliance with the end user’s desired button layout, configuration, and labeling. In addition, macros
(multiple events) will occur when a button on the touch panel is engaged.

Video conferencing will also be provided in select conference rooms as required by the Owner.

Offices

Select offices will be equipped with an audio system for media audio reproduction only. Capability for
voice reinforcement will not be provided. Speaker systems will consist of speakers mounted on the wall
below the large flat panel display.

A video system will be provided for large screen display of presentations. A single large flat panel monitor
will be specified for each room, with the size of each monitor depending upon room size. Monitors will be
sized using industry standard formulas appropriate for the nearest and furthest viewers.

Display systems will be specified in a 16:9 format, with a minimum native resolution of 1080p. Offices will
be equipped with HDMI video inputs at outlet height in owner-specified locations. Flat panel displays will
include digital television tuners as needed.

Open office areas and customer service areas will be provided with sound masking to minimize cross talk.

Other AV Spaces

Coordinate other AV spaces during design with the Owner such as digital signage, white noise, fitness
center, etc.

TV Distribution System

Confirm with the Owner for an RF TV distribution system may be provided by the owner for distribution of
audio and video signals throughout the building.

B&D ENGINEERING Brunner and Dallon
MECHANICAL │ ELECTRICAL │ PLUMBING │ CONTROLS
1225 Fort Union Blvd., Suite 320 Cottonwood Heights, Utah 84047 801.685.8081 www.bd-eng.com
Page | 1 
Date: April 15, 2021 
To: Rocky Mountain Power Company 
From: B&D Engineering 

Re: Mechanical and Plumbing Observations and Recommendations at the Rocky Mountain Power 
Complex 

Executive Summary

This report identifies current mechanical and plumbing systems present at the Rocky Mountain Power 
main campus at 1407 W North Temple, SLC, UT. The mechanical and plumbing items reviewed within 
this report are divided by discipline. The intent of the report is to provide the viewing party with 
general/broad overview of the types, condition, and ultimate life expectancy of the existing mechanical 
and plumbing systems. A brief synopsis of the related mechanical and plumbing system renovation cost 
associated with keeping the building shall be provided at the end of this report.  

General Building Information

The total RMP complex is comprised of six (6) separate buildings phase together starting from 1949 to 
1990 – see image below. The approx. total building(s) square footage of the main level is 84,000 – this 
square footage will be used later in the report for general revision costs.  The building structure type has 
evolved over time, but reinforced concrete appears to be predominated building methodology.  

B&D ENGINEERING Brunner and Dallon
MECHANICAL │ ELECTRICAL │ PLUMBING │ CONTROLS
1225 Fort Union Blvd., Suite 320 Cottonwood Heights, Utah 84047 801.685.8081 www.bd-eng.com
Page | 2 
General Existing Mechanical Systems Overview

The following types of existing mechanical equipment/systems are currently installed throughout the 
complex: 

 Chilled Water Systems: Water Base Chillers and Cooling Towers (Condenser Water) 
 Chilled Water Systems: Air‐Cooled Chillers – No wet side condenser water system. 
 Heating water system: Natural Gas Fired Boilers.  
 Indoor Air Handlers (AHU’s) – served by the chilled and heating water systems. 
 Direct Expansion (DX) rooftop mounted HVAC units (RTU’s) ‐Refrigerant Based Packaged Air 
Handling Systems. 
 CRAC Units – Computer Room Air Conditioners 
 Heating Water Fintube Baseboard Radiant Heaters – Primarily in the older buildings (1949, 1955, 
etc.) 
 Ductwork Systems (Served by the AHU’s): 
o Variable Air Volume (VAV) Zoned Systems ‐ with and without reheat. 
o Multi‐duct system (central duct distribution point) 
o Constant Volume – No Zoning – Served by the RTU’s) 
 HVAC Control Systems: 
o There is no central BMS control system to integrate all the HVAC systems across the 
campus. From observation, and review of available documentation the following control 
systems are present: individual zone controllers; pneumatic (air) controls, individual 
DDC system controls.  

The condition and age of each of the above referenced systems ranges greatly – i.e., there are heating 
water systems that have been in place and operational since 1949. However, to understand what can 
honestly be expected regarding service life of the installed systems we need to create a 
control/reference point to evaluate the system under. To do so will use the ‘ASHRAE Equipment Life 
Expectancy Chart’ shown below: ***NOTE: evaluation of service life will be based solely on date of 
construction. B&D has not been provided with information for equipment that has been replaced. ***  

B&D ENGINEERING Brunner and Dallon
MECHANICAL │ ELECTRICAL │ PLUMBING │ CONTROLS
1225 Fort Union Blvd., Suite 320 Cottonwood Heights, Utah 84047 801.685.8081 www.bd-eng.com
Page | 3 

Based upon the fact the last phase of construction occurred in 1990, there is not a single mechanical 
system present on the RMP campus that has any service life remaining based upon industry standard 
calculations. As stated above, this does not include any equipment replaced where the replacement 
date is unknown.  Using the baseline of building construction dates and understanding the existing 
mechanical systems present are outside the expected service life, Rocky Mountain Power should expect 
that major mechanical systems failures will begin to occur, and a replacement plan should be developed 
and implemented as soon as possible if the buildings/campus are to be maintained/renovated. 

B&D ENGINEERING Brunner and Dallon
MECHANICAL │ ELECTRICAL │ PLUMBING │ CONTROLS
1225 Fort Union Blvd., Suite 320 Cottonwood Heights, Utah 84047 801.685.8081 www.bd-eng.com
Page | 4 
General Overview and Cost of Replacing Existing Mechanical Systems

In general, the replacement of complete mechanical systems within an existing building comes at a 
premium. This premium is not just associated to cost of labor and equipment, but many other factors 
which are usually gone unnoticed. Some of these factors are as follow: 

 What is the renovation history of the building(s). Has there been good record 
keeping/preservation of drawings. 
o Lack of renovation drawings for contractors to use as a reference will add cost to the 
project. The contractor will have to add time to their budget to verify system layout and 
approach prior to new work beginning.  
o Lack of renovation drawings also will increase the engineering cost for similar reasons. 
The engineering team will have to identify each system capacities against calculated 
loads prior to design. This can open unknown issues of system performance that were 
not budgeted.  
 Workforce downtime: Critical nature of the space served and the disruption to workflow 
expected and/or to be tolerated.  
 Changes in workspace conditioning comfort level during construction, and the adverse effects 
on workforce productivity. 
 Long‐term energy costs of conditioning a building with a poor envelope. 
o The new mechanical system designed to replace the existing will have to meet the load 
of the aged building. Without substantial changes to the windows, and overall building 
R‐value, the energy consumption of the mechanical system will be fair greater in the 
existing building than in a new one. 
 Based upon the size/value of the renovation, the ‘Building Code’ will require the entire building 
to be brought up to current code. 
o This item alone can have a massive impact on the renovation budget that was not 
accounted for in the beginning. A tremendous amount of work will need to occur to 
bring a 1949 building up to current mechanical code requirements. 
 Unknown hazards uncovered during the renovation. 
o Given the age of the buildings there is a high likelihood that the discovery of banned 
building materials will be found. This will add additional cost to the project via schedule 
and resolution costs. 
 Piping within the buildings will have issues.  
o Given the age of installation and the known properties of piping materials, corrosion 
and weakening of the piping systems has occurred regardless of the system type the 
piping serves. The risk associated with cutting into, and/or modifying the existing piping 
systems given the average age of the complex of buildings is very high.  
o There is also the fact that since the erection of these buildings laws have been passed 
that outlaws the use of lead‐based materials in any potable water systems. If these 
components are present in an existing system, they will be required to be replaced.  
 HVAC systems control upgrades and integration will be expensive. 
o To meet current energy code mandates the complex of buildings will be require a new 
fully integrated controls systems which allows for trending. This trending of data points 
is compiled to provide the end user a real time energy model.  
o The labor rate involved in wiring and programming the entire complex for a new DDC 
control system may be as much as 3 – 4 times the cost of providing the same service for 
a new building of the same size.  
 Maintenance staff knowledge my limit the mechanical options for the building. 

B&D ENGINEERING Brunner and Dallon
MECHANICAL │ ELECTRICAL │ PLUMBING │ CONTROLS
1225 Fort Union Blvd., Suite 320 Cottonwood Heights, Utah 84047 801.685.8081 www.bd-eng.com
Page | 5 
o The cost of retraining the maintenance staff to operate the new systems/software is 
real consideration that must be quantified. 
 The cost of providing seismic restraint on all the mechanical systems present in the building to 
meet current code will be high, and there is no true return on investment. 

Again, the above list of considerations is condensed. A large‐scale investigation into the viability of 
building renovations would be necessary to understand the true financial, energy, as well as the other 
ramifications. 

For the purposes of this report, we will act as though the building renovations are the chosen route. 
Therefore, what would some of the expected costs be to renovate the mechanical systems for one level 
of the entire complex.  

Expected Mechanical Systems Renovation Costs

For this example, we will use the 84,000‐sf alluded to earlier in the report, as well as the known systems 
present to come up with a $/sf cost for each system type. To come up with costs we will use the 
following assumptions: 

 Labor will be multiplied by 1.54 factor to account for renovation of existing buildings 
o This information was collected from 2020 RS Means.  
o This considers off‐peak work hours and overtime.  
 Cooling Systems will be based on $3,500/installed ton of cooling – equipment only. 
o Does not include materials and labor associated with piping installation. 
o Does not include required controls materials and labor 
o Estimated tonnage = 294 (One Level Only) 
 Heating Systems will be based on $6.85/cfm of installed heating – equipment only. 
o Does not include materials and labor associated with piping installation. 
o Does not include required controls materials and labor 
o Estimated BTUH = 2,520,000 (One Level Only) 
 Fans/Ducting/Coils/Dampers/Filters will be based on $15.65/cfm all systems. 
o Does not include materials and labor associated with piping installation. 
o Does not include required controls materials and labor 
 Chilled/Condenser/Heating Water Piping will be based upon and average of $130/ft  
o Chilled water supply/return piping length 1,700 ft (1.5) = 2,550 ft 
o Condenser water supply/return piping length 900 ft (1.5) = 1,350 ft 
o Heating water supply/return piping length 2,800 ft (1.5) = 4,200 ft 
 Controls will be based upon $1,650/point 
o Includes the device, labor, and programming 
o Approx. 15 – 20 points per chiller 
o Approx. 10 – 14 points per boiler 
o Approx. 10 – 14 points cooling tower 
o Approx. 15 – 20 points per AHU 
o Approx. 4 – 6 points per VAV Box/Fan Coil 
 Control’s wiring will be based upon $10.35/ft installed.  
 Computer Room HVAC  
o Typical Server Rack Energy Consumption 7kW (~24,000 BTUH) 
o 2‐tons of cooling per server rack 

B&D ENGINEERING Brunner and Dallon
MECHANICAL │ ELECTRICAL │ PLUMBING │ CONTROLS
1225 Fort Union Blvd., Suite 320 Cottonwood Heights, Utah 84047 801.685.8081 www.bd-eng.com
Page | 6 
Expected Mechanical Systems Renovation Costs $ / SF: 

SYSTEM TYPE  $ / SF or $ / ton 
Chilled/Condenser Water (Equip, piping, labor)  24.75 $ / SF 
Heating Water (Equip, piping, labor)  18.30 $ / SF 
RTU Replacement (Equip and labor)  17.70 $ / SF 
Fans/Ducting/Coils/Dampers/Filters  20.85 $ / SF 
Controls (Equip, wiring, programming)  29.95 $ / SF 
Computer Room HVAC (Includes ductwork)  2,750 $ / ton 

The above cost per square foot is estimated costs based upon normal market activity. Actual renovation 
costs may be as much as 20 – 30% higher based upon market materials and labor fluctuation. The above 
cost estimates also do not consider high demand labor markets or the premium incurred. 

With that noted, it is realistic to expect the total cost to complete a single level mechanical systems 
renovation in the current market to value somewhere near $4,765,400.00 – Mechanical Systems Only.  

The above number does not include Data Room Renovation. For the purposes of this report, it is 
assumed that the minimum tonnage of the existing Data Room is 60 tons. Therefore, the associated cost 
of replacement would be $165,000.00 – Data Room Only. 

NOTE: The cost per level cannot obtained by simply multiplying the building sf by the $/sf. A multitude 
of factors must be considered to determine the Mechanical System usable square footage. Also, the 
previously mentioned cost does not include any package RTU replacement as it was assumed only AHU’s 
would be used during the renovation – and those cost are included.  

The above cost also does not include any plumbing or fire suppression related renovation costs, which 
were not a part of this report.  

Wet fire suppression systems typical have a 50‐year life expectancy, or 25 drains and fills. Plumbing 
systems have a similar life expectancy. Industry standard ranges from 35 ‐45 years. Basically, the Fire 
suppression and plumbing systems also need to be replaced.  

Expected Plumbing Systems Renovation Costs $ / SF: 
With current labor and materials costs considered, and general $ / SF Plumbing Renovation Cost that 
can be applied would be 17.70 $ / SF.  

17.70 $ / SF x 84,000 SF = $1,486,800.00 – Expected Single Level Renovation Cost 

Expected Fire Suppression Systems Renovation Costs $ / SF: 
With current labor and materials costs considered, and general $ / SF Fire Suppression Renovation Cost 
that can be applied would be 11.00 $ / SF.  

11.00 $ / SF x 84,000 SF = $924,000.00 – Expected Single Level Renovation Cost 

B&D ENGINEERING Brunner and Dallon
MECHANICAL │ ELECTRICAL │ PLUMBING │ CONTROLS
1225 Fort Union Blvd., Suite 320 Cottonwood Heights, Utah 84047 801.685.8081 www.bd-eng.com
Page | 7 
Conclusion

Total Expected Mechanical + Plumbing Systems Renovation Costs: 
$4,765,400.00 + $165,000.00 + $1,486,800.00 = $6,417,200.00 Per Level (@84,000 SF) 

Total Expected Fire Suppression System Renovation Costs (Wet System Only): 
$924,000.00 Per Level (@84,000 SF) 

This report was formulated under the assumption that all the existing mechanical, plumbing, and fire 
suppression systems in the RMP complex are antiquated and need replacement based upon industry 
recommendation. The reality is somewhere in the middle. If the Rocky Mountain complex of buildings 
are to be retained and renovated, there are many opportunities to execute the replacement of 
equipment/systems in a financially conservative manner. However, the fact remains the same – all the 
building’s systems, including the Fire Suppression System, are past their life expectancy and will need 
replacement sooner than later.  

Some Additional Thoughts New Construction vs. Renovation: 

In preparing the renovation cost estimates for this report it was clear to see that the driving factor for 
the high cost of renovation were the labor costs. Material costs have also risen substantially over the 
past few years, but cost of materials will be relevant to new construction as well. The labor market 
shortage and the subsequent elevated labor costs multiplied by the premium on renovation labor costs 
have a much greater contribution to the overall renovation costs. Therefore, the argument that money 
could be saved by erecting a new building is valid. B&D’s assessment is constructing a new building cut 
labor costs 40%+ over a renovation of the existing buildings.  

Finally, there is the energy consumption aspect of renovation vs. new. With the advances in 
construction materials and methods over the last 50+ years, combined with current energy code 
requirements, it is easy to understand a new buildings energy consumption would be far less than the 
existing. Better building envelopes equals less load, which equals less and/or smaller capacity 
equipment, which equals less first cost, and most importantly equals less operating costs over the life of 
the systems. 

Page 1SALT LAKE CITY, UTAH
ROCKY MOUNTAIN POWER
RMP HEADQUARTERS BUILDING
EXISTING BUILDING RENOVATION
Feasibility Study Construction Cost Estimate
April 22, 2021
SECTION UNIT UNIT COST COST
SITE IMPROVEMENTS
Site Improvements Not Included
HEADQUARTERS (HQ)
Building Entrance 3,500 SF 485.00 $1,698,000
Visitor Rooms & Training Facilities (VRTF)6,000 SF 365.00 $2,190,000
Corporate Office Space (COS)127,570 SF 285.00 $36,357,000
Customer Care Center (CCC)22,000 SF 335.00 $7,370,000
Global Security Operations Center (GSOC)4,000 SF 625.00 $2,500,000
Information Technology Data Center (ITDC)25,000 SF 675.00 $16,875,000
Electric Grid Operations (EGO)15,000 SF 675.00 $10,125,000
Warehouse 30,790 SF 25.00 $770,000
13,694 233,860 SF 333.00 $77,885,000
TOTAL (Construction)233,860 SF 333.00 $77,885,000
NOTES:Costs are for Construction Only.
Contractor Mark-ups are Included in Unit Costs.
Costs are Based on a Traditional Open Competitive Bid Basis.
Costs are Current and do Not Include Inflation.
For Inflation, Add 4.0% Per Year Compounded.
Parametrix, Inc. [phone]
Page 2SALT LAKE CITY, UTAH
ROCKY MOUNTAIN POWER
RMP HEADQUARTERS BUILDING
NEW BUILDING
Feasibility Study Construction Cost Estimate
April 22, 2021
SECTION UNIT UNIT COST COST
SITE IMPROVEMENTS
Site Improvements Not Included
HEADQUARTERS (HQ)
Building Entrance 2,000 SF 500.00 $1,000,000
Visitor Rooms & Training Facilities (VRTF)10,000 SF 375.00 $3,750,000
Corporate Office Space (COS)69,848 SF 315.00 $22,002,000
Customer Care Center (CCC)15,152 SF 350.00 $5,303,000
Global Security Operations Center (GSOC)2,500 SF 650.00 $1,625,000
Utah Power Credit Union (UPCU)1,500 SF 425.00 $638,000
Information Technology Data Center (ITDC)25,000 SF 725.00 $18,125,000
Electric Grid Operations (EGO)24,000 SF 725.00 $17,400,000
13,694 150,000 SF 466.00 $69,843,000
TOTAL (Construction)150,000 SF 466.00 $69,843,000
NOTES:Costs are for Construction Only.
Contractor Mark-ups are Included in Unit Costs.
Costs are Based on a Traditional Open Competitive Bid Basis.
Costs are Current and do Not Include Inflation.
For Inflation, Add 4.0% Per Year Compounded.
Parametrix, Inc. [phone]

CONFIDENTIAL
EXHIBIT 2

Transfer Agreement
THIS EXHIBIT IS CONFIDENTIAL IN ITS
ENTIRETY AND IS PROVIDED UNDER SEPARATE
COVER