Attachment11_USFS Kamiah Elkhorn Cx Plan 3-3-20.pdf

Commissioning Plan

Kamiah Supervisor’s Office

United States Forest Service

Kamiah, ID

Elkhorn Commissioning Group PO Box 11826

Bozeman, MT 59719

March 3, 2020

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Table of Contents

1. Overview

1.1 Abbreviations and Definitions

1.2 Introduction

1.3 Purpose of the Commissioning Plan

1.4 Commissioning Objective

1.5 Commissioning Scope

1.6 Commissioning Procedures

2. Project Team Data

3. Roles and Responsibilities

3.1 Team Members

3.2 General Management Plan

3.3 General Descriptions of Roles

4. Commissioning Process

4.1 Pre-Construction Meeting

4.2 Contractor’s Construction Schedule

4.3 Commissioning Scoping Meeting

4.4 Miscellaneous Management Protocols

4.5 Progress Reporting and Logs

4.6 Initial Submittals and Documentation

4.6.1 Standard Submittals

4.6.2 Special Submittals, Notifications and Clarifications

4.7 Certificates of Readiness

4.7.1 Start-up Plan

4.7.2 Execution of Checklists and Startup

4.7.3 Deficiencies and Non-Conformance

4.7.5 Controls Checkout Plan

4.8 Development of Functional Test and Verification Procedures

4.8.1 Overview

4.8.2 Scope of Testing

4.8.3 Development Process

4.9 Execution of Functional Testing Procedures

4.9.1 Overview and Process

4.9.2 Deficiencies and Retesting

4.10 O&M Manuals and Warranties

4.10.1 Standard O&M Manuals

4.11 Training and Orientation of Owner Personnel

5. Summary Commissioning Report

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6. Schedule

6.1 Project Schedule

Commissioning Plan 1 USFS, Supervisor’s Office – Kamiah, ID

1. Overview

1.1 Abbreviations and Definitions

The following are common abbreviations used in this document. Definitions may be found in applicable sections of the project Specifications (e.g. Divisions 01, 19, 22, 23, 26).

A/E- Architect and Design Engineers F[P]T- Functional [Performance] Test CA- Commissioning Authority GC- General or Prime Contractor

TC-

CM-

Temp Controls Contractor Construction Manager

MC-

PC-

Mechanical Contractor Pre-functional Checklist

Cx- Commissioning PM- Project Manager Cx Plan- Commissioning Plan Document TAB- Testing, Adjusting & Balancing

EC-

Electrical Contractor

1.2 Introduction

Elkhorn Commissioning Group (ECxG) has been contracted by the architect and owner to provide commissioning services for the new United States Forest Service (USFS) Supervisor’s Office facility in Kamiah, ID. This document outlines the commissioning process including the commissioning scope, responsibilities, lines of communication, schedule, and documentation requirements.

The commissioning related specifications for the project are included in the overall project specifications:

• 019113 – General Commissioning Requirements

• 220000-3, 1.06 – Commissioning of Systems (applies to HVAC divisions 22 and 23, and should also extend to division 26 Electrical)

• Look for references to 019113 in divisions 14, 22, 23, 26 and 27 specifications

Please note: wording in 22 00 00 – 3, 1.06, A should not be mis-interpreted: “The mechanical contractor shall be responsible for all cost associated with commissioning.” The intent of this statement is not that any contractor should be responsible to pay the CA’s fees for the CA’s time spent fulfilling their responsibilities. The intent, which should apply to all contractors completing work under divisions 14, 22, 23, 26 and 27 is that those contractors must cover all costs for their own time fulfilling their responsibilities to the Cx process as defined in the project specifications and this Cx Plan.

The commissioning scope on this project does include systems, tasks and responsibilities as defined under divisions 14, 22, 23, 26 and 27 in the specifications as well as the descriptions within this Cx Plan.

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1.3 Purpose of the Commissioning Plan

The purpose of the commissioning plan is to provide direction for the commissioning process including:

description of commissioning scope, scheduling, expected participation of various parties on this particular project, lines of communication and reporting, processes for approvals, coordination, etc.

This plan does not provide a detailed explanation of required testing procedures. The minimum testing requirements and procedures are found in the project Specifications, but may be expanded during test development and defined by the Functional Performance Test forms that will be created by the CA and completed by the installing contractors with oversight and assistance by the CA. Additionally, this plan does not provide extensive narrative on all commissioning concepts, as may be provided in other commissioning guides.

Please note that the Commissioning Plan is a living document that may evolve as the commissioning process progresses. The Cx Plan is often written, as in this case, when there are some aspects of the design, construction process, schedule, contracts, or other aspects of the project that are not 100% determined. This document may at times include typical template documents as examples in lieu of final project-specific documents that will be added at a later time, as in the case of Functional Performance Test procedures provided with an early version of the Cx Plan.

1.4 Commissioning Objective

Commissioning is a systematic process of ensuring that all building systems perform interactively according to the design intent and the owner’s operational needs. This is achieved by beginning in the design phase, documenting the design intent and continuing through construction, acceptance and the warranty period with actual verification of performance.

Commissioning during the construction of this project is intended to achieve the following objectives:

• Ensure that applicable equipment and systems are installed properly and receive adequate operational checkout by installing contractors.

• Verify and document proper performance of equipment and systems.

• Ensure that the Owner’s operating personnel are adequately trained.

1.5 Commissioning Scope

Annex buildings #1022 and #1023, and the M/E/P systems associated with them, that are to be re-located within this project are not included in the commissioning scope.

This project is pursuing certification under the Green Globes rating system for environmental sustainability and performance. Installing contractors should be aware that this requires participation from the entire project team including but not limited to building commissioning related tasks and responsibilities.

The commissioning scope does not include the following:

• Building Envelope

• Structural Systems

• Fire Protection Systems

• Access Controls

Commissioning Plan 3

The commissioning scope does include the following:

• HVAC systems and their associated Temperature Controls / Building Automation System

• Plumbing Systems limited to the DHW heater, re-circ pump, and verification of flows at a sample of outlet fixtures

• Electrical Systems: limited commissioning review of distribution systems to verify they are installed and operating according to design intent

• Automated Lighting Controls

• Elevating and Conveying Systems: oversight and verification by CA, test procedures to be developed, executed and documented by the installing contractor with the CA present as witness

• Communications Systems: oversight and verification by CA, test procedures to be developed, executed and documented by the installing contractor with the CA present as witness for a sample of the test execution

The following systems will be commissioned (considered in-scope), though the Commissioning Procedures provided for each may vary somewhat as described in this plan:

USFS Kamiah Supervisor's Office

Division System Tag Qty Description Service

14) Elevator Elevator 1 Elevator

23) Mechanical and AHC-1, -2, -3 3 Air Handler Cabinet with Economizer and

HP-1, -2, -3 3 Air-cooled Heat Pump Outdoor Units ERV-1 1 Energy Recovery Ventilator (Main Bldg) EDH-1 1 Elec. Duct Heater (for ERV-1) ERV-2 1 Energy Recovery Ventilator (Sm. Mtg. Rm.)

FC-X 25 VRF Fan Coils HP-4 1 Air-cooled VRF Outdoor Heat Pump Unit

Electric Wall Heaters EWH-X 8 Electric Wall Heater Various Destratification Fans DSF-X 4 Ceiling Fans for Destratification Main Floor East

Open Office DWH-1 1 Electric Water Heater RCP-1 1 Dom. HW Re-circ Pump

Fixtures DCW/DHW outlet fixtures (sample of) Auto. Lighting Controls Automated Lighting Controls Building Lighting Distribution System Electrical Distribution Panels Building Elec.

27) Communications Comm. Network Voice/Data Communications Network Building Comm.

26) Electrical

22) Plumbing Dom. Hot Water

Main Floor East Open Office

Air Handler Cabinets & Heat Pump Systems

Building DHW

Main Floor West, and Lower Floor Zones

VRF System with Energy Recovery Ventilators

Commissioning Plan 4

1.6 Commissioning Procedures

We will provide commissioning services in accordance with industry standards as set by Building Commissioning Association (BCA), the American Society of Hearing Refrigeration and Air-conditioning Engineers (ASHRAE), and the International Code Council (ICC) International Energy Conservation Code (IECC) 2012, and Green Globes. Commissioning on this project will meet the requirements of Green Globes.

Design Phase Cx:

Design review, development of the Owner’s Project Requirements, and the development of the Basis of Design were completed prior to the CA being contracted on this project. These design phase tasks were completed through a cooperative effort by the Design Team and the Owner. The CA reviewed these documents prior to the bid date. The CA did assist with final revisions to project specifications, and the development of this Cx Plan during the bidding period (development of design addenda).

Construction and Acceptance Phase Cx:

The following is a description of the commissioning procedures and activities to be completed:

• General Cx o Design review o Commissioning Specification Development o Review of the Sequences of Operation and Controls Submittals for in-scope systems o Development and delivery of a Commissioning Plan o Periodic on-site construction reviews o Verification of equipment readiness for start-up and functional testing o Witnessing and Verification of Equipment Start-up Procedures for in-scope systems:

Review start-up requirements and proposed procedures Witnessing of at least a representative sample or of specific critical startups Verification of start-up procedure reporting o Functional Performance Testing of in-scope systems:

Development of Functional Performance Test procedures, and delivery to installing contractors (except in specific cases where noted wherein the installing contractor will provide the test procedures)

The specific details of testing procedures will be provided in the Functional Performance Test procedure documents, which will be developed after the design Sequences of Operation and Temperature Controls Submittals have been reviewed

Witnessing and Direction of Functional Performance Tests by responsible contractors Verification of Pass/Fail status of all tests, and direction of issues resolution and re-testing M/E/P Systems Functional Performance Test Procedures General Description

• Functional Performance Test Procedures will:

o be developed after the design Sequences of Operation and

Temperature Controls Submittals have been reviewed and accepted.

o verify points necessary to operate and maintain equipment are in place and functional.

o verify sensor calibration o verify actual sequences of operation meet design intent

Commissioning Plan 5 o include measurable performance criteria where applicable, and specific pass/fail criteria for each test.

o be conducted to meet the requirements of IECC 2012 o be conducted to include or adequately simulate operation under conditions of winter, summer and full outside air conditions; where adequate simulation of the opposite season cannot be achieved, individual point/set-point overrides will be used where possible, or actual opposite season testing will be planned o Issue Field Reports from site inspections o Issue Deficiency Reports (Cx Issues Log) for system corrections o Develop a Final Commissioning Report at completion of Commissioning o Assist the Project Team with development of a Systems Manual o Witness Owner Training o Post-occupancy / Warranty-period / Opposite-season Commissioning Review

• Elevator Systems o The installing contractor will provide verification and demonstration of the elevator systems per the project specifications, and will coordinate with the GC and the CA such that this verification and demonstration will be completed at a time when the CA is already on-site for other commissioning activities. The cost of a separate dedicated trip to the site by the CA for the purpose of witnessing elevator system verification and demonstration will be covered by the GC/Sub and not by the Owner.

o The installing contractor will provide the relevant test procedures or verification criteria, execute and document said procedures/criteria in the presence of the CA as witness. The CA will document the event and whether it was successful. Rescheduling or retesting implications are described in the project commissioning specifications.

• Mechanical (HVAC) Systems and Associated Controls o General Cx procedures as listed above o Functional performance testing: the specific details of testing procedures will be provided in the Functional Performance Test procedure documents, which will be developed after the design Sequences of Operation and Temperature Controls Submittals have been reviewed

• Electrical Systems o General Cx procedures as listed above o Lighting Controls:

The CA will review a representative sample of non-centralized lighting controls (e.g.

occupancy sensors) for proper installation and functionality

The CA will review centralized lighting controls for proper set-up and function.

• Plumbing Systems o General Cx procedures as listed above o Functional testing is limited to the DHW system and other active equipment: the specific details of testing procedures will be provided in the Functional Performance Test procedure documents, which will be developed after the design Sequences of Operation and Temperature Controls Submittals have been reviewed.

o The CA will conduct a sample verification of flow rates from DCW/DHW outlet fixtures

• Communications Systems o The installing contractor will provide verification and testing of the communications systems per the project specifications, and will coordinate with the GC and the CA such that the CA can witness testing of a sample of the network cabling and terminations during a time when the CA is already on-site for other commissioning activities. The cost of a separate dedicated

Commissioning Plan 6 trip to the site by the CA for the purpose of witnessing testing will be covered by the GC/Sub and not by the Owner.

o The installing contractor will execute and document test procedures per the project specifications, and will provide test results documentation both to the GC and to the CA. The CA will document the event of witnessing testing of a representative sample of the system, and whether it was successful. Rescheduling or retesting implications are described in the project commissioning specifications.

Commissioning Plan 7

2. Project Team Data Team Member Company & Contact Names Phone, E-mail Owner United States Forest Service

POD TBD Phone:

E-mail:

Architect Mosaic Architects Helena, MT

Jeff Downhour, AIA Architect

Phone: 406-449-2013 E-mail: jeff@mosaicarch.com

Nick Diggins, AIA Architect

Phone: 406-449-2013 E-mail: nick@mosaicarch.com

Design Engineer

Morrison Maierle Inc. (MMI) Missoula, MT

Eric Webber, PE Mechanical Engineer

Phone: 406-542-4834 E-mail: ewebber@m-m.net

Garth Stevens, PE Electrical Engineer

Phone: 406-542-8880 E-mail: gstevens@m-m.net

Commissioning Authority

Elkhorn Commissioning Group Missoula, MT

Lagan Todd, PE Phone: 406-210-0655 E-mail: lagan@elkhorncx.com

Scott Anderson Phone: 406-209-0021 E-mail: scott@elkhorncx.com

Commissioning Plan 8

Team Member Company & Contact Names Phone, E-mail General Contractor

TBD

Phone:

E-mail:

Phone:

E-mail:

Phone:

E-mail:

Mechanical & Plumbing Contractor

TBD

Phone:

E-mail:

Phone:

E-mail:

Electrical Contractor

TBD Phone:

E-mail:

Phone:

E-mail:

Temperature Controls Contractor

TBD Phone:

E-mail:

TAB Contractor TBD Phone:

E-mail:

3. Roles and Responsibilities

3.1 Team Members

The members of the commissioning team consist of the CA, Design Team, General Contractor, mechanical contractor, electrical contractor, TAB contractor, controls contractor, and any other installing subcontractors or suppliers of equipment that is within the Cx scope.

3.2 General Management Plan

The CA was retained by the owner to perform commissioning for this project. In general, the CA coordinates the commissioning activities and reports to the owner’s representative. The CA’s responsibilities, along with all other contractors’ commissioning responsibilities are detailed in this plan and in the specifications. All members work together to fulfill their contracted responsibilities and meet the objectives of the Contract Documents. Refer to the management protocols section in this commissioning plan.

3.3 General Descriptions of Roles

General descriptions of the commissioning roles are as follows:

CA : Coordinates the Cx process, writes tests, oversees and documents performance tests.

CM : Facilitates and supports the Commissioning process and gives final approval of the Commissioning work. Facilitates scheduling and communications.

Commissioning Plan 9

GC : Facilitates the Cx process, ensures that Subs perform their responsibilities and integrates Cx into the construction process and schedule.

Subs : Equipment startups (whether self-performed or coordinated to be completed by manufacturer/vendor rep), correct issues and deficiencies identified by CA, demonstrate proper system performance, perform system functional tests, provide O&M documents, deliver Owner Training

Design Team: Perform construction observation, approve O&M manuals and assist in resolving problems.

Mfr. : The equipment manufacturers and vendors provide documentation to facilitate the commissioning work and perform and document contracted startup.

4. Commissioning Process

4.1 Pre-Construction Meeting

In attendance are the respective representatives of the Owner, CA, design team, general contractor, and the TAB subcontractors. At the meeting, commissioning parties are introduced and the commissioning process reviewed; management and reporting lines determined. The flow of documents, how much submittal data the CA will receive, etc. will also be discussed. The Cx Plan is reviewed, questions are addressed, and lines of reporting and communications determined. Also covered are the general list of each party’s responsibilities, who is responsible to develop the startup plan for each piece of equipment and the proposed commissioning schedule. The outcome of the meeting is increased understanding by all parties of the commissioning process and their respective responsibilities. The meeting provides the CA additional information needed to finalize the Cx Plan, including the commissioning schedule.

4.2 Contractor’s Construction Schedule

A commissioning schedule, generated by the CA will be incorporated into the general construction schedule. It is the responsibility of the General Contractor to incorporate this information as milestones.

If it is possible, the contractor responsible for the construction scheduling should meet with the CA for the inclusion of the commissioning milestones.

4.3 Commissioning Scoping Meeting

The CA will finalize the commissioning plan using the information gathered from the pre-construction meeting. The final commissioning plan will be reviewed along with the associated commissioning forms that will be used throughout the commissioning process. The commissioning schedule will be reviewed during the meeting, and the timeline will be fine-tuned as construction progresses. Lines of communication will be established by this time.

4.4 Miscellaneous Management Protocols

The following protocols will be used on this project.

Issue Protocol

For requests for information (RFI) or formal documentation requests:

The CA goes to design team and copies PM and CM.

For minor or verbal information and clarifications:

The CA goes direct to the informed party.

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For notifying contractors of deficiencies: The CA documents deficiencies to associated contractor. Copies are sent to design team, PM, and CM.

For scheduling functional tests or training:

The CA may provide input for and do some coordination of training and testing, but does not do any scheduling.

For scheduling commissioning meetings: The CA will try to schedule with construction meetings, or will notify attendees directly.

For making a request for significant changes:

The CA has no authority to issue change orders.

For making small changes in specified sequences of operations:

The CA does not correct any deficiencies or make any design engineering changes. The CA may recommend sequences of operation changes to improve efficiency or control, but shall recommend the changes of specified sequences to the design team, PM, and CM.

Subcontractors disagreeing with requests or interpretations by the CA shall:

Try and resolve with the CA first. Then work through CM who will work with CA directly to resolve the situation.

4.5 Progress Reporting and Logs

Once installation inspections begin, the CA provides the CM with commissioning progress reports generated from site visits. Progress reports will be documented using a Field Report format. When functional testing of equipment begins, weekly progress reports are required until functional testing and all non-conformance issues are resolved. The progress reports contain: an update of the schedule with list of requested schedule changes and new items added to the schedule, a list of new and outstanding deficiencies, a description of commissioning progress corresponding to the plan, etc. The CA regularly communicates with all members of the commissioning team, keeping them apprised of commissioning progress and scheduling issues through memos, progress reports, etc.

4.6 Initial Submittals and Documentation

4.6.1 Standard Submittals

Submittals of equipment data shall include, at minimum, the installation and start-up procedures, performance data, and control drawings. The CA reviews submissions relative to commissioning issues expressed in the contract documents, not for general contract compliance (which is the design team’s responsibility). CA shall direct any recommendations to the design team.

4.6.2 Special Submittals, Notifications and Clarifications

The subs, general contractor and design team shall notify the CA of any new design intent or operating parameter changes, added control strategies and sequences of operation, or other change orders that may affect commissioned systems. Also, the CA will be copied any signed and approved construction change directives. The controls contractor provides the CA a full points list with details requested by the CA (see Specs). As the phases of the TAB are completed, the draft TAB report is provided to the CA with full explanations of approach, methods, results, data table legends, etc. The final TAB report is provided to the CA upon completion.

These submittals to the CA do not constitute compliance for submittals for the O&M manuals.

Documentation requirements for the O&M manuals are discussed in Section 4.10, herein.

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4.7 Certificates of Readiness

Certificates of Readiness or other means of providing verification (which may be completed and signed copies of the Pre-Functional Checklists or other written correspondence including e-mail) are important to ensure that the equipment and systems are hooked up and operational and that functional performance testing may proceed without unnecessary delays. Each piece of equipment receives start-up by the Contractor/Manufacturer. No sampling strategies are used. In general, each given system, must be successfully started prior to formal functional performance testing of equipment or subsystems of the given system.

Contractors are to perform equipment, systems, subsystems and controls pre-start checks and provide the CA with a Certificate if Readiness (or other accepted verification) when checks are completed. This project requires that the procedures be documented in writing by the installing technician. The CA may or may not witness pre-functional check activities. Complete start-up documentation, including manufacturers’ start-up procedures, must be delivered to the CA prior to functional testing.

4.7.1 Start-up Plan

The CA may assist the commissioning team members responsible for startup in developing detailed start-up plans for all equipment. The CA can reject start up documents that do not conform to the manufacturer’s documentation. The parties responsible for each part of startup and initial checkout are identified in the specifications.

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A. The following procedures will be used for this project:

1. The Sub designated to develop a start-up plan obtains manufacturer installation, startup and checkout data, including actual field checkout sheets used by the field technicians.

2. The Sub copies all pages with important instructional data and procedures from the startup and checkout manuals not covered in manufacturer field checkout sheets and adds a signature line in the column by each procedure.

3. The Sub transmits the information to the CA for review.

4. The copied pages from the manufacturer field checkout sheets become the “Startup and

Checkout Plan.”

5. For systems that may not have adequate manufacturer startup and checkout procedures, particularly for components being integrated with other equipment, the Sub should provide the added necessary detail and documenting format to the CA for approval, prior to execution.

4.7.2 Execution of Checklists and Startup

The startup and initial checkout are directed and executed by the Sub or vendor. The CA will not observe the procedures for each piece of primary equipment, unless there are multiple units, when a sampling strategy is used.

To document the process of startup and checkout, the site technician performing the line item task initials and dates each paragraph of procedures in the “Startup Plan” and checks off items on readiness form or manufacturer field checkout sheets, as they are completed. Only individuals having direct knowledge of a line item being completed shall check or initial the forms.

The Subs execute the checklists and tests and submit a signed copy of the completed start-up and checklists to the CA. Further details are found in the project specifications.

4.7.3 Deficiencies and Non-Conformance

The Subs clearly list any outstanding items of the initial start-up and pre-functional procedures that were not completed successfully at the bottom of the procedures form or on an attached sheet. The procedures form and deficiencies are provided to the CA within two days of test completion. The CA works with the Subs and vendors to correct and retest deficiencies or uncompleted items. The installing Subs or vendors correct all areas that are deficient or incomplete according to the checklists and tests.

4.7.4 TAB

The TAB contractor submits the outline of the TAB plan and approach to the CA and the controls contractor eight weeks prior to starting the TAB. Included in the approach, is an explanation of the intended use of the building control system. The CA reviews the plan and approach for understanding and coordination issues and may comment, but does not “approve.” The controls contractor reviews the feasibility of using the building control system for assistance in the TAB work.

TAB work will not begin until the control system pre-functional testing has been completed.

4.7.5 Controls Checkout Plan

The controls contractor develops and submits a written step-by-step plan to the CA, which describes the process they intend to follow in checking out the control system and the forms on which they will document the process. The controls contractor will also meet with the TAB contractor prior to the start of TAB and review the TAB plan to determine the capabilities of the control system for use in TAB.

Commissioning Plan 13

All CA-required controls pre-functional checklists, calibrations, start-up and selected functional tests of the system shall be completed and approved by the CA prior to TAB. The controls contractor shall execute the tests and trend logs assigned to them and remain on site for assistance for mechanical system functional tests as specified.

4.8 Development of Functional Test and Verification Procedures

4.8.1 Overview

Functional testing is the dynamic testing of systems (rather than just components) under full operation.

Systems are tested under various modes, such as during low cooling or heating loads, high loads, component failures, unoccupied, varying outside air temperatures, fire alarm, power failure, etc. The systems are run through all of the control system’s sequences of operation and components are verified to be responding as the sequences state. The commissioning authority develops the functional test procedures in a sequential written form, coordinates, oversees and documents the actual testing, which is usually performed by the temperature control contractor.

4.8.2 Scope of Testing

A detailed description of the functional testing procedures and process is found in the Specifications.

Specific testing requirements will be developed for each piece of commissioned equipment.

4.8.3 Development Process

Before test procedures are written, the CA obtains all requested documentation and a current list of change orders affecting equipment or systems, including an updated points list, control sequences and setpoints. The CA develops specific test procedures to verify proper operation of each piece of equipment and system, using the testing requirements in the project specifications. The CA obtains clarification, as needed, from contractors and the design team regarding sequences and operation to develop these tests. In some cases, the CA will not develop the test procedures, but rather they will be provided by the installing contractor, equipment vendor or manufacturer (e.g. elevator systems).

Functional testing and verification may be achieved by manual testing (persons manipulate the equipment and observe performance) or by monitoring the performance and analyzing the results using the control system’s trend log capabilities. The CA follows the specifications when given and uses judgment where needed to determine which method is most appropriate. According to the specifications, not all pieces of identical equipment receive in-depth testing. The CA reviews factory or required owner acceptance tests and determines what further testing may be required to comply with the Specifications. Redundancy is minimized.

4.9 Execution of Functional Testing Procedures

4.9.1 Overview and Process

The CA coordinates functional tests with the GC and affected Subs. For any given system, prior to performing functional testing, the CA waits until the certificate of readiness has been submitted with the necessary signatures, confirming that the system is ready for functional testing. The CA oversees, witnesses and documents the functional testing of a sampling of equipment and systems according to the Specifications and the Cx Plan. The Subs execute the tests. The control system is tested before it is used to verify performance of other components or systems. The air and water balancing is completed before functional testing of air-related or water-related systems. Testing proceeds from components to subsystems to systems and finally to interlocks and connections between systems.

Commissioning Plan 14

4.9.2 Deficiencies and Retesting

The CA documents the results of the test. Corrections of minor deficiencies identified are made during the tests at the discretion of the CA. The CA records the results of the test on the procedure or test form.

Deficiencies or non-conformance issues are noted for correction and given to the responsible Sub. Subs correct the deficiencies and notify the CA. Decisions regarding deficiencies and corrections are made at as low a level as possible, preferably between CA and the Sub. The GC is responsible for deficiency correction. For areas in dispute, final authority, resides with the design team.

4.10 O&M Manuals and Warranties

4.10.1 Standard O&M Manuals

Preliminary O&M manuals are required and should be available during owner training:

4.11 Training and Orientation of Owner Personnel

Owner training and orientation on equipment and systems provided by the Contractor is accomplished in three general steps using three forms.

1. Overall Plan. After reviewing the specifications, the contractor develops a project training plan with a general scope and responsible parties. This plan includes: the intended audience, the rigor of training desired by the Owner, and the primary responsible subcontractor. The Commissioning authority reviews and approves the training plan.

2. Specific Training Agendas. For each piece of equipment or system for which training is provided, the contractor is responsible for developing a training agenda that will meet the requirements of the training plan. The contractor will submit the agenda to the owner and CA for final approval.

3. Training Record. For each piece of equipment, the trainer documents each training session (duration and general subjects covered). The trainer signs for the session and obtains the signature of each trainee. When the training is complete, the Contractor provides a copy of the training documents to the CA. The CA may witness any of the training sessions. Refer to Specifications 230800 for further details.

5. Summary Commissioning Report A commissioning report by the CA will be provided to the Owner. The report shall include an executive summary, list of participants and roles, brief building description, overview of commissioning and testing scope and a general description of testing and verification methods. All outstanding non-compliance items shall be specifically listed in an issues log. Recommendations for improvement to equipment or operations, future actions, commissioning process changes, etc. shall also be listed. Each non-compliance issue shall be referenced to the specific functional test, inspection, trend log, etc. where the deficiency is documented.

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6. Schedule

6.1 Project Schedule

The initial commissioning schedule is summarized in Table 6-1.

Table 6-1. Initial Commissioning Schedule Summary

Activity / Phase Start Date End Date Cx Task

Design & Planning Phase Design Review

Construction Phase

Submittal Reviews Submittal Reviews

Mech / Elec / Plumb / Controls Rough-in Periodic On-Site Construction Reviews

M/E/P Pre-functional Checklists Checklist Approvals

M/E/P Equipment Startups Equipment Startups

HVAC Testing Adjusting & Balancing TAB Review

M/E/P Functional Testing Functional Testing

Closeout Issues Resolutions

Turnover / Owner Move-in As-Built Document and IOM Reviews

Occupancy Phase Ongoing

Owner Training

Seasonal / Post-Occupancy Cx Review

4.11 Training and Orientation of Owner Personnel