15 CxA Plan.pdf

Project No: FDZF2503

Fort Fairfield, ME

United States General Services Administration

United States General Services Administration

Commissioning Services ssioning Services

Draft Commissioning

Plan

MAY 2025

Fort Fairfield, Maine:

Land Port of Entry (LPOE)

GSA Land Port of Entry Fort Fairfield, ME Page 2 of 61 Commissioning Plan

Table of Contents

PART 1 - INTRODUCTION

1.1 5

1.2 5

1.3 5

PART 2 - COMMISSIONED SYSTEMS

2.1 8

PART 3 - ABBREVIATIONS AND DEFINITIONS

3.1 9

3.2 10

PART 4 - CONCEPTUAL DESIGN PHASE ACTIVITIES

4.1 12

4.2 12

4.2.1 12

4.2.2 12

PART 5 - DESIGN STAGE COMMISSIONING

5.1 13

5.2 13

5.2.1 13

5.2.2 14

5.2.3 14

5.2.4 14

5.2.5 15

5.2.6 15

5.2.7 15

5.3 15

5.4 16

PART 6 - CONSTRUCTION STAGE COMMISSIONING

6.1 17

6.2 17

6.2.1 17

6.2.2 17

6.2.3 17

6.2.4 17

6.2.5 17

6.2.6 18

6.2.7 18

6.2.8 19

6.2.9 19

6.2.10 19

6.2.11 21

6.2.12 21

6.2.13 21

6.2.14 21

6.2.15 21

6.3 22

6.4 22

PART 7 - ACCEPTANCE STAGE COMMISSIONING

Fort Fairfield, ME Page 3 of 61 Commissioning Plan

7.1 23

7.2 23

7.2.1 23

7.2.2 24

7.2.3 24

7.2.4 25

7.3 25

7.4 25

PART 8 - POST CONSTRUCTION STAGE COMMISSIONING

8.1 27

8.2 27

8.2.1 27

8.2.2 27

8.2.3 27

8.3 28

8.4 28

PART 9 - MEASUREMENT & VERIFICATION COMMISSIONING STAGE

9.1 29

PART 10 - COMMISSIONING TEAM

10.1 30

10.2 34

10.2.1 34

10.2.1.1. 34

10.2.1.2. 34

10.2.1.3. 35

10.2.2 36

10.2.2.1. 36

10.2.2.2. 36

10.2.2.3. 37

10.2.3 38

10.2.3.1. 38

10.2.3.2. 39

10.2.3.3. 40

10.2.4 40

10.2.4.1. 41

10.2.4.2. 42

10.2.5 42

10.2.5.1. 42

10.2.5.2. 44

PART 11 - REVISION HISTORY

PART 12 - APPENDICES

APPENDIX A: COMMISSIONING ROLES AND RESPONSIBILITY MATRIX

APPENDIX B: OWNER’S PROJECT REQUIREMENTS

APPENDIX C: BASIS OF DESIGN (BOD)

APPENDIX D: COMMISSIONING SPECIFICATIONS

APPENDIX E: DESIGN REVIEW

APPENDIX F: SUBMITTAL REVIEW

APPENDIX G: ISSUES LOG

APPENDIX H: CONSTRUCTION CHECKLISTS

APPENDIX I: SITE VISITS AND COMMISSIONING MEETING MINUTES

APPENDIX J: O&M MANUAL REVIEW

Fort Fairfield, ME Page 4 of 61 Commissioning Plan

APPENDIX K: TRAINING

APPENDIX L: FUNCTIONAL PERFORMANCE TESTS AND SEASONAL TESTING

APPENDIX M: WARRANTY REVIEW

END OF TABLE OF CONTENTS

Fort Fairfield, ME Page 5 of 61 Commissioning Plan

PART 1 - Introduction

1.1 General Project Information

The United States General Services Administration (GSA) intends to design and update the exterior and building systems at the Fort Fairfield Land Port of Entry (LPOE). The project site is located on the northeastern border of the state of Maine, in Aroostock County on Boundary Line Road. The Fort Fairfield LPOE consists of a one-and-a-half-story central building with flanking one-story wings and a basement, as well as a porte cochere coving a small inspection booth. A separate inspection booth as also built adjacent to the main building in the middle of the porte cochere. The Fort Fairfield LPOE is a 24-hour, 7-day, 365-days-per-year mission-critical facility, processing commercial and non-commercial vehicles entering and exiting the United States from New Brunswick, Canada.

GSA and Owner refer to the same entity.

1.2 Purpose of Commissioning Plan

The Commissioning Provider (CxP) will provide an unbiased, objective view of the system’s installation, operation, and performance. This process does not alleviate or reduce the responsibility of the Design Professionals or installing Contractors to provide a finished product. Commissioning is intended to enhance the quality of a system start-up and aid in the orderly transfer of systems to be of beneficial use by the Owner. The Commissioning Provider is a member of the Commissioning Team and is responsible for coordinating all commissioning activities with the Owner, Design Professionals, Construction Manager as Constructor (CMc), Contractors, Subcontractors, Manufacturers and Equipment Suppliers.

The Commissioning Plan is to be used as a guide by all Project Team Members throughout the duration of this project. This plan is written to provide detailed information about the many activities that make up the Commissioning Process. Further, The Commissioning Plan is designed and written using the General Services Administration Public Building Services Commissioning (September 2020).

Developments of the GSA Guidelines were established using industry standards and best practices by such leading organizations as:

● American Society of Heating Refrigeration and Air Conditioning Engineers (ASHRAE)

● ASTM International

● National Institute of Building Sciences (NIBS)

● United States Department of Energy (DOE)

● ASTM International

1.3 Commissioning Scope

GSA is working with its tenant agencies as the port – U.S. Customs and Border Protection (CPB), Food and Drug Administration (FDA), and the U.S. Department of Agriculture’s Animal and Plant Health Inspection Service (APHIS) – to repair and modernize the existing facility envelope and systems, which need upgrades and repairs. The existing facility was constructed in 1933.

Fort Fairfield, ME Page 6 of 61 Commissioning Plan

The scope of work includes design directives for repair and alteration to the building envelopes, MEP systems, among other elements. The LPOE will need to remain in operation while the facility is being renovated.

The primary objective of this project is to modernize the Fort Fairfield LPOE for CBP to meet current and forecasted operational mission needs and in accordance with the CBP 2023 Design Standard with design clarifications and 2025 PBS Core Building Standards

(CBS).

The general goals of the overall LPOE project are listed below:

a) Provide buildings with infrastructure that incorporates durable construction materials, sustainable design elements, and are climate resilient.

b) Provide an upgraded port that is functional for each customer agency and their operations and interactions with the public.

c) Perform design and construction operations efficiently and effectively using current technology tools for design, reviews, inspections, and project management processes.

d) Adopt an integrated design approach that engages all team members and extends through all phases of the project.

e) Meet Specific sustainability goals, including:

i. A Net Zero Ready Facility

ii. An 80% Fossil Fuel reduction

iii. The use of GSA’s Green Proving Ground technology

iv. The use of key sustainable products

v. Achievement of LEED Gold if feasible based on limited repair and alteration scopes

vi. Adherence to Guiding Principles for Sustainable Federal Buildings

vii. Whole-building embodied carbon reduction

f) Provide best value to GSA’s customer agencies, the community, and the American taxpayer.

The Commissioning Process includes all the parties directly involved in the design and construction process, as well as Owner’s Representatives and the CxP. Commissioning takes place continuously during the project from programming through the first year of operation and touches all parties involved in design, construction, start-up, testing, operation, and maintenance.

The scope of Commissioning varies from project to project depending on the Owner’s needs and budget. After reviewing the project, and through discussions with the Owner, a list of systems to be commissioned is developed to meet the Owner’s Project Requirements and LEED Fundamental and Enhanced Commissioning requirements.

The final acceptance tests of all fire protection and life safety systems shall be witnessed by the GSA Fire Protection Engineer or their designated representative.

Some smaller equipment may be tested and documented by the CMc with only spot witnessing and report review by the Commissioning Provider. As the project design is

Fort Fairfield, ME Page 7 of 61 Commissioning Plan further developed, this equipment will be identified with guidance from the Owner's Project Requirements.

Electrical equipment testing, and regulated testing may be directed and documented by the CMc with only spot witnessing and report review by the Commissioning Provider.

Fort Fairfield, ME Page 8 of 61 Commissioning Plan

PART 2 - COMMISSIONED SYSTEMS

2.1 Systems to be Commissioned

● Fire Protection and Life Safety Systems

● Building Enclosure Systems

● Mechanical, Electrical, and Plumbing Systems

The 2025 PBS CBS establishes the minimum requirements for commissioning fire protection and life safety systems. The commissioning of fire protection and life safety systems must meet the procedures, methods, and documentation for the commissioning of active and passive fire protection and life safety systems and their interconnections with the other building systems in accordance with NFPA 3, Standard for Commissioning of Fire Protection and Life Safety Systems.

The CxP will commission all MEP and recommission any equipment that remains and is tied into new systems. All MEP commissioning will comply with the 2020 Commissioning Guide, P100 and the 2021 P100 Performance Matrix.

The CxP will commission building envelope systems in accordance with the 2025 PBS CBS, ASTM, and IgCC requirements. Building Envelope commissioning will include inspection and verification of air, vapor, and thermal continuity during construction and any air and moisture penetration testing as specified by ASTM and AMMA.

The CxP will produce a list of site-related systems to be evaluated early in the project development process for potential inclusion in commissioning-related activities to verify and measure performance.

More detail of the commissioning scope, activities, and requirements are detailed in the commissioning specifications.

Core Building Standards (CBS)

Fort Fairfield, ME Page 9 of 61 Commissioning Plan

PART 3 - ABBREVIATIONS AND DEFINITIONS

3.1 Abbreviations

The following are common abbreviations used throughout the Commissioning Process:

A/E Architect / Engineer

BAS Building Automation System

BECx Building Enclosure Commissioning

BIM Building Information Modeling

BOD Basis of Design

CBP U.S. Customs & Border Protection

CIR Corrective Issues Report

CMa Construction Manager as Advisor

CMc Construction Manager as Constructor

COR GSA Contracting Officer Representative

CSX Common Data Exchange

Cx Commissioning

CxP Commissioning Provider

EC Electrical Contractor

FPT Functional Performance Test

LEED Leadership in Energy and Environmental Design

MC Mechanical Contractor

O&M Operations & Maintenance

OPR Owner’s Project Requirements

P100 Facilities Standards for the Public Buildings Service

PFC Pre-Functional Checklist

PM Project Manager

RFP Request for Proposal

SME Subject Matter Expert

TAB Test and Balance Contractor

Core Building Standards (CBS)

Fort Fairfield, ME Page 10 of 61 Commissioning Plan

3.2 Definitions

● Basis of Design Document: A document that records the concepts, calculations, decisions, and product selections used to meet the Owner’s Project Requirements and to satisfy applicable regulatory requirements, standards, and guidelines. The document includes both narrative descriptions and lists of individual items that support the design process.

● Commissioning Provider (CxP): An entity identified by the Owner who plans, schedules, and coordinates the Commissioning Team to implement the Commissioning Process. This is often abbreviated as CxP.

● Commissioning Plan: A document prepared and updated by the Commissioning Provider that outlines the organization, schedule, allocation of resources, and documentation requirements of the Commissioning Process.

● Commissioning Process: A quality-focused process for enhancing the delivery of a project. The Process focuses on verifying and documenting that the facility and all of its systems and assemblies are planned, designed, installed, tested, operated, and maintained to meet the Owner’s Project Requirements.

● Commissioning Team: The individuals who through coordinated actions are responsible for implementing the Commissioning Process. Team includes identified representatives of GSA, CMc, CxP, Contractors and Facility user and Operations staff.

● Pre-Functional Checklist: Documents prepared by the Commissioning Provider and issued to the CMc early in the Construction Stage. The purpose of the Checklists is to verify that appropriate components are on-site, correctly installed, and started, operational and ready for Functional Performance Testing.

● Contractor QA/QC Test Reports: Reports generated by the Contractors in accordance with the Project Specifications and provided to the CxP as a part of the Pre-Functional Checklists. Example tests include but not limited to; Duct pressure tests, piping hydrostatic tests, cable insulation tests.

● Corrective Issue Report: A report generated by the Commissioning Provider during Functional Performance Testing documenting issues found during the testing procedures that require follow-up corrective action.

● Functional Performance Testing: The process by which specific testing of:

components, equipment, assemblies, systems, and interfaces among systems are confirmed to comply with the criteria described in the Owner’s Project Requirements.

● Owner's Project Requirements: A written document that details the functional requirements of the project and the expectations of how the facility will be used and operated. This includes project and design goals, measurable performance criteria, budgets, schedules, success criteria, and supporting information.

● Systems Manual: The Systems Manual includes information related to the systems, assemblies, and the Commissioning Process, incorporated into a usable information resource, with indices and cross references. Information included in the Systems Manuals: Owner’s Project Requirements, Basis of Design, Commissioning Plan, Commissioning Process Progress Reports, manufacturer Installation Manuals, manufacturer Operation and Maintenance Manuals, Test Reports and Record Drawings.

Fort Fairfield, ME Page 11 of 61 Commissioning Plan

● Final Commissioning Report: The Final Commissioning Report includes information from the entire Commissioning Process as defined throughout the Commissioning Plan and will include Training documentation and completed Functional Performance Test documentation and the resolved Corrective Issues Report. This report will be provided to the Owner at the completion of the project.

Fort Fairfield, ME Page 12 of 61 Commissioning Plan

PART 4 - Conceptual Design Phase Activities

4.1 Conceptual Design Phase Activities Overview

Prior to completion of design, the Commissioning Provider (CxP) shall perform the following to be included in the final Commissioning Plan:

● Submit the Preliminary Commissioning Plan to GSA for approval within thirty (30) calendar days of the issuance of the NTP and update the plan per comment prior to the 100% Conceptual Design Submittal.

● Assist with coordinating the inclusion of the Preliminary Commissioning Plan into the OPR.

● Attend Conceptual Design meetings as needed to coordinate the Preliminary Commissioning Plan.

● Assist in review of the Conceptual Design submittals for clarity and resolution of conflicts between the design documents (i.e. OPR, the P100 and CBP Design Guide) and provide written review comments with respect to commissioning.

● Perform constructability reviews.

● Refine and update the OPR and Preliminary Commissioning Plan based on decisions made during the Conceptual Design Phase

4.2 Conceptual Design Phase Activities

4.2.1 Preliminary Commissioning Plan

a) Jacobs develops an initial Commissioning Plan which identifies processes and procedures necessary for a successfully commissioned project. The Commissioning Plan addresses the project’s requirements and reflects the defined scope for the Commissioning Process. Also included in the Commissioning Plan will be the team structure along with a description of each Team Member’s roles and responsibilities. The Commissioning Plan will be updated throughout the entirety of the commissioning process to reflect any revisions to the project that would impact successful compliance with the LPOE’s requirements, which is a significant objective of the commissioning program. Sample draft Pre-Functional Checklists and Functional Performance Tests are provided as a supplement to the Cx Plan. These supplements demonstrate the level of rigor anticipated by the installing contractors.

4.2.2 Detailed Design Review

a) We review the Design Documents at various milestones to ensure that the project requirements are clearly captured in the design approach. The commissioning reviews focus on systems integration and long-term facilities operational elements. This level of effort complements any constructability reviews that are currently being performed by others. It is during this phase when the value of the commissioning process can be maximized as issues are identified on paper, long before they are installed, and can be quickly addressed. We focus our attention on maintainability, and interoperability best

CBS

Fort Fairfield, ME Page 13 of 61 Commissioning Plan practices. Comments developed during this phase will be captured in an issues log that is tracked utilizing our platform JCx Powered by Facility Grid. Jacobs attends design phase virtual meetings at each milestone to provide unique feedback to the team based upon our past experiences and expertise.

PART 5 - DESIGN STAGE COMMISSIONING

5.1 Design Stage Overview

During the Design Stage of the project delivery process, the Owner’s Project Requirements are translated into construction documents. The CxP will refine and update the OPR and Commissioning Plan based on design-stage decisions.

The Commissioning Provider provides focused reviews of all design submittals the Contract Documents at the various stages of completion to ensure the Commissioning Process requirements and GSA’s commissioning requirements are incorporated into the Contract Documents.

The Commissioning Provider reviews the Basis of Design Document prepared by the Designers as it is submitted for review and approval by the Owner and CxP. The intent of the Basis of Design is to clearly convey the assumptions made in developing a design solution that fulfills the intent and criteria in the Owner’s Project Requirements. Narrative descriptions (developed by the A/E) of the facility systems and assemblies are developed and included.

The CxP will review the commissioning specifications including testing protocols for all commissioned equipment and systems and make recommendations with regards to tests and training. The CxP will also coordinate and participate in Commissioning meetings as required.

The Commissioning Plan is expanded to include the details of the Conceptual Design, Design, Construction, Acceptance and Measurement and Verification Stage activities.

5.2 Design Stage Commissioning Activities

5.2.1 Owner’s Project Requirements

The Owner’s Project Requirements form the basis from which all design, construction, acceptance, and operational decisions are made. An effective Commissioning Process depends on a clear, concise, and comprehensive Owner’s Project Requirements document.

The Owner’s Project Requirements is a written document that details the functional requirements of the facility and the expectations of how it will be used and operated. This document includes project and design goals, measurable performance criteria, budgets, Owner directives, schedules, and supporting information. It also includes information necessary for all disciplines to properly plan, design, construct, operate and maintain systems and assemblies.

The Commissioning Provider reviews the Owner’s Project Requirements. A source of information that contributes to the Owner’s Project Requirements is the Preliminary Project Description developed by the Architect and Engineers during this Stage of the project. The Owner and Architect will work closely with the User

Fort Fairfield, ME Page 14 of 61 Commissioning Plan and related parties to incorporate information from Preliminary Project Description into the Owner’s Project Requirements.

The Owner’s Project Requirements is a document that evolves through each project Stage. As decisions are made during the Design, Construction, and Operations / Occupancy Stages, this document will be updated to reflect the current project requirements of the Owner. It is the primary tool for benchmarking success and quality at all Stages of the project delivery and throughout the life of the facility. The Owner’s Project Requirements represents what is referred to by the GSA as the Program of Requirements, and the Program of Requirements will function as the Owner’s Project Requirements wherever it is referenced.

5.2.2 Commissioning Specifications

The CxP will develop a project specific Commissioning Specification Section to be included in the Project Specifications. In concert with industry customs, this Spec Section is numbered 019113. Being included in Division 01, this Spec Section outlines the administrative requirements of the Commissioning Process and the Commissioning Provider involvement with the Contractor.

The Commissioning Process integrates with many other administrative procedures. The Commissioning Provider will review the complete set of Specifications to ensure proper cross references are made to all related Sections.

These review comments will be issued to the Designers for review and consideration for inclusion into the Contract Documents. The Commissioning Provider issues the comments to the Designers, and it is the Designer’s responsibility to perform any editing to the Specifications.

5.2.3 Commissioning Specifications

The Commissioning Plan identifies processes and procedures necessary for a successful Commissioning Process. The Commissioning Plan addresses the Owner’s Project Requirements and reflects the defined scope for the Commissioning Process. The Commissioning Team structure along with a description of each Team Member’s roles and responsibilities are included in the Commissioning Plan.

The Commissioning Plan will have updates during the following Stages to include the Commissioning Process procedures for the duration of the project. This plan can then be used by all Project Team Members as a Reference Guide or Handbook for the Commissioning Process.

5.2.4 Basis of Design (BOD)

The Basis of Design is authored by the Design Team and submitted for review and approval by the Owner and CxP. This document details all assumptions made during the design Stage. By documenting the basis of design in a consistent format, the information is captured and stays with the facility for its life. This simplifies future troubleshooting and modification of the facility and its systems.

Fort Fairfield, ME Page 15 of 61 Commissioning Plan

5.2.5 Perform focused Review of Contract Documents

When the Contract Documents are issued for review to the Project Team, the CxP will also perform a focused review of the issued documents.

The general quality of the documents is evaluated by checking for consistent layout and legibility of the Contract Documents. Compliance with the Owner’s Project Requirements along with ease of use and clarity are the major issues reviewed.

Any previous issues or items of concern identified during previous reviews will be examined to ensure these issues have been properly included.

Sample areas of the facility are reviewed in detail to evaluate the coordination accomplished within and among disciplines. This includes reviewing for constructability and interfaces among disciplines. The intent of this review is to determine if there are systematic errors, not to fully check the design accuracy of the Design Team.

5.2.6 Identify Training Requirements

During the Design Stage the training requirements of the operation and maintenance personnel and occupants are identified relative to the systems and assemblies to be installed in the facility. It is critical that the operations and maintenance personnel have the knowledge and skills required to operate the facility and maintain the operations in an energy-efficient and cost effective manner.

The goal of the Commissioning Process is to identify in the Specifications the time requirements for each type of system and assembly that requires demonstration and training. Also include the expected experience and knowledge of the trainer, the number of unique training sessions, repeating of training for multiple shifts, and Commissioning procedures for the Training Plan submittal, handouts, record of training, and follow-up evaluation feedback from the attendees.

One additional step the CxP performs is the follow-up evaluation from each of the Training Session Attendees. When the training has been completed, the CxP will issue an Evaluation Form to each of the Attendees. The feedback will be reviewed with the Owner, Architect and Contractor to ensure the objectives of the training session have been met.

5.2.7 Design Stage Commissioning Meetings

During the Design Stage Meetings, the CxP will present an overview of the Commissioning Process and identify specific areas in the Construction Documents that require unique performance from the Construction Manager. Questions and information on Commissioning will also be addressed.

5.3 Design Stage Commissioning Documents

When the Contract Documents are completed for Construction, the CxP will compile the Design Stage Commissioning documents as records of the elements of the project.

The updated Basis of Design document will be included with the documents.

The Commissioning Plan will be updated to include all information for the Project in starting of the Construction and Operation / Occupancy Stages and issued to the Project Team for information.

Fort Fairfield, ME Page 16 of 61 Commissioning Plan

5.4 Design Stage Documentation

Documentation at the conclusion of the Design Stage includes:

● Design Review Comments

● Owner’s Project Requirements and Commissioning Plan

● Updated Basis of Design

● Commissioning Specifications Recommendations

● Preliminary Commissioning Plan

Fort Fairfield, ME Page 17 of 61 Commissioning Plan

PART 6 - CONSTRUCTION STAGE COMMISSIONING

6.1 Construction Stage Overview

The Construction Stage begins with the Notice to Proceed and concludes on the date of Substantial Completion. During the Construction Stage of the project delivery process, systems and assemblies are installed, inspected, tested, and placed into service to meet the Owner’s Project Requirements.

6.2 Construction Stage Commissioning Activities

6.2.1 Commissioning Kick-Off Meeting

Shortly after the Notice to Proceed to the contractors for the Construction Stage, the CxP will conduct a Commissioning Kick-off Meeting to introduce the CMc and Subcontractors to the Commissioning Process requirements for the project. The Owner’s Project Requirements, Basis of Design, Commissioning Plan, and unique Contract Document requirements are reviewed. In addition, the specific roles, and responsibilities of each Contractor relative to the Commissioning Process are reviewed.

6.2.2 Owner's Project Requirements

The Owner’s Project Requirements is a document that evolves through each project Stage. As decisions are made during the Design, Construction, Testing/Training, and Occupancy Stages, this document will be updated to reflect the current project requirements of the Owner. It is the primary tool for benchmarking success and quality at all Stages of the project delivery and throughout the life of the facility.

6.2.3 Commissioning Plan

The Commissioning Plan identifies processes and procedures necessary for a successful Commissioning Process. The Commissioning Plan addresses the Owner’s Project Requirements and reflects the defined scope and budget for the Commissioning Process. The Commissioning Team structure along with a description of each Team Member’s roles and responsibilities are included in the Commissioning Plan.

The Commissioning Plan will be updated further during the construction stage to include the Commissioning Process procedures for the duration of the project. This Plan can then be used by all Project Team Members as a reference guide or handbook for the Commissioning Process.

6.2.4 Basis of Design

The Basis of Design is also a document that evolves through each project Stage.

As decisions are made during the Design, Construction, Testing/Training, and Occupancy Stages, this document will be updated (as approved by the owner) to reflect the current design changes or additions to the base BOD. It is another tool for assuring success and quality at all Stages of the project delivery and throughout the life of the facility.

6.2.5 Progress Meetings

Fort Fairfield, ME Page 18 of 61 Commissioning Plan

The CxP will periodically attend the Project Progress Meetings. The Contractor will be given advance notice prior to a meeting date if the CxP wishes to have an agenda item for that particular meeting.

In addition to the regularly scheduled Project Progress Meetings, the CxP will conduct separate Commissioning Progress Meetings with an agenda focused solely on Commissioning-related issues. The frequency of these meetings is dependent on the progress of the project and the quality of documentation being provided by the Commissioning Team Members. If the project is progressing on schedule and the documentation is current and complete to the state of the project, there will be fewer Commissioning Progress Meetings required. The CxP will notify all expected attendees well in advance of scheduling a Commissioning Progress Meeting. These meetings will usually be held in conjunction with regularly-scheduled construction or OAC meetings.

6.2.6 Project Schedule

Shortly after the Notice to Proceed to the contractors is issued, the CxP will begin to assist the Contractor in developing a detailed schedule of Commissioning activities to be performed on the project. The CMc is required to incorporate these Commissioning activities into the Master Project Schedule. The CxP will be available to assist the CMc’s scheduling person in this effort. As the schedule is updated throughout the Construction Stage, the CxP will provide input information for Commissioning activities and review the overall project progress. The CMc should update the CxP of any schedule changes at least monthly.

A vital activity in the Commissioning Process is the Functional Performance Testing of the systems being commissioned. It is imperative that adequate time be allotted for this testing in the schedule.

6.2.7 Submittal / Shop Drawing Reviews

For submittals relating to the systems to be commissioned, the CMc will forward one complete copy of the submittal package directly to the Commissioning Authority at the same time as forwarding to the Design Team. The CxP will review the submittal package concurrently with the Design Team performing their review.

Any comments generated by the CxP will be issued directly to the Design Team for incorporation with their comments.

The CxP will review product submittals and shop drawings for Commissioning Process-related information and conformance to the Owner’s Project Requirements and the Basis of Design. Any deviations of the submittal from requirements will be compared to the Owner’s Project Requirements and the Basis of Design document for any positive or negative impacts.

Fort Fairfield, ME Page 19 of 61 Commissioning Plan

Figure 4-2-4: Commissioning Related Submittal Process Flowchart

6.2.8 RFIs and Change Orders

The CxP will review each RFI relating to the systems to be commissioned for Commissioning related information and issue comments directly to the Design Team. For RFIs, ASIs and Change Orders relating to the systems to be commissioned the Design Team shall include the CxP in the distribution of answers and the updates on additions to this construction document.

6.2.9 Operation & Maintenance Data

One of the requirements of the Commissioning Process is to compile all Operation & Maintenance Data PRIOR to performing Functional Performance Testing or Owner Training Sessions. This requires the CMc to submit the Operations & Maintenance Data to the Design Team and the CxP immediately after completion of the approved submittal package. This should occur by approximately 50% construction completion.

The receipt of this information is required for the development of the Functional Performance Test Procedures and the Systems Manual. It is also a component of the successful completion of the Pre-Functional Checklists.

6.2.10 Pre-Functional Checklists:

Pre-Functional Checklists are important to ensure that the equipment and systems are installed and operational in accordance with the Contract Documents and Commissioning Process, and that Functional Performance Testing may proceed without unnecessary delays. The CxP will develop a Pre-Functional Checklist for each system or major piece of equipment included in the systems being commissioned as identified in Section 2 of this Plan. The Checklists are to be completed by the Contractor using a web based tracking software system

COMMISSIONING

AUTHORITY

CMc

ARCHITECT

ENGINEERING

DICIPLINES

CMa returns 1 stamped copy of

Submittal to Commissioning

Provider (CxP)

All Submittals to go through

CxP - Jacobs

Upon receipt of the Approved

Submittal, the Contractor forwards all

Operation & Maintenance information to the Cx Authority

Cx Authority forwards comments directly to the CMa

Architect distributes to CMa

CxP - Jacobs

Architect returns Stamped copies to CMc

Fort Fairfield, ME Page 20 of 61 Commissioning Plan established by Jacobs. The CMc will be provided directions and needed access to the web system for completion of the Checklists. Monitoring of the status of completion of the Checklists will be possible to all parties who are provided access to the Tracking and report system.

Pre-Functional Checklists are primarily static inspections and procedures to prepare the equipment or system for initial operation (e.g., oil levels, fan belt tension, labels affixed, gauges in place, sensor calibration, etc.). Some Checklist items entail simple testing of the function of a component, piece of equipment or system (e.g., measuring voltages and current values, checking rotations, etc.).

Pre-Functional Checklists are combined with the manufacturer’s start-up procedures. The CxP does not witness the Checklist activities, except for QA/QC testing of larger or more critical pieces of equipment and systems, as appropriate.

This equipment generally may include chillers, large air handling units and diesel generators for example. The exact list of systems will be developed once design has progressed further.

Pre-Functional Checklists should be completed in an ongoing manner during the Construction and available for review for comparison between the completion level of the Checklists and the status of the work during site observation visits by the CxP.

The Checklist is to be completed by the Contractor in five steps as follows:

a. When the equipment is delivered to the site, Section 1 of the Checklist is to be completed. The intent of this Section is to make physical checks for shipping damage and also to verify the model & serial information, capacities, and options included as specified.

Numerous problems and delays can be avoided at this time by the identification of possible wrong shipments, incorrect capacities, and missing components.

b. When the equipment is actually installed, Section 2 of the Checklist is to be completed by the CMc. The intent of this Section is to assure the equipment is installed per the Contract Documents and the Owner’s Project Requirements.

c. At the time of equipment start-up, Section 3 will be completed by the CMc. For larger or critical equipment, the CxP will witness the start-up procedures. The CMc is to forward copies of all manufacturer’s start-up forms and reports to the CxP along with the Pre-Functional Checklist upon completion of the Checklist. The start-up documentation shall be included with the Checklists in the binder in the Construction Manager’s project site office.

d. During the BAS configuration and integration process for the system, Section 4 shall be completed by the CMc. The purpose of this section is to document the full control and monitoring capabilities of the BAS system including alarms, trends, and full range of the sequence of operations.

e. When Sections 1-4 have been completed, the CMc will be able to review and forward the completed Checklist and supporting documentation as applicable to notify the CxP that the equipment

Fort Fairfield, ME Page 21 of 61 Commissioning Plan or system has been properly installed and started and is ready for Functional Performance Testing.

6.2.11 Site Observations

Periodically, during the Construction Stage, the CxP will perform site observation visits. The purpose of these visits is to review the installation progress of the systems being commissioned and to compare the actual job progress with the progress indicated on the Pre-Functional Checklists to monitor and prepare for the following testing steps of the project. The CxP will submit a detailed report of each visit to the members of the Commissioning Team. These site visits will typically correspond with project meeting dates and project progress milestones.

6.2.12 CMc QA / QC Testing

The CMc is responsible to provide all Quality Assurance and Quality Control testing and administrative procedures as indicated in the Contract Documents.

The CxP will be notified in advance of all testing performed on the project.

Depending on the complexity of the test, the CxP will determine the necessity of witnessing the test procedure. The CMc is responsible to record all procedures used and results of the testing as required by the Contract Documents. The CMc is also responsible to forward a copy of ALL test reports to the CxP for review and inclusion in the Final Commissioning Report.

6.2.13 Controls / System Integration

The CxP will facilitate Controls / System Integration meetings. The CxP will notify all expected attendees well in advance of scheduling a meeting. This meeting will have an agenda focused solely on Controls / System Integration related issues.

The Controls / System Integration Meeting provides an excellent opportunity to discuss the unique requirements of the System Integration Process to all parties involved and to ensure that all parties understand the intent and details of the sequence of operations for the system. These meetings will usually be held in conjunction with regularly-scheduled construction or OAC meetings.

6.2.14 Startup and Test Reports

The CxP will coordinate with the contractors to develop an enhanced startup and system check-out plan on selected equipment. This plan will augment and is intended to be combined with the Pre-Functional Checklist, Functional Performance Testing, and the manufacturer’s startup procedures to ensure all critical items are verified.

6.2.15 Test and Balance

The CxP will review and advise Owner on the approval of the air and water balancing performed by the Test and Balance contractor by observation and sampling strategy of a randomized selection of 10% of readings. This sample can be expanded depending on the performance of the initial sample. The CxP will provide comments based on the functionality and completeness of the Test and Balance Report. The intent of this activity is to verify the Owner receives a

Fort Fairfield, ME Page 22 of 61 Commissioning Plan complete Test and Balance Report that reflects the actual conditions on the project.

6.3 Construction Stage Commissioning Documents

Commissioning Documents of the Construction Stage of the Commissioning Process include Commissioning Plan, reviews of the QA / QC Test Reports; review comments of the submittal / shop drawing submittals; reviews and site observation reports; and development of Testing documents.

6.4 Construction Stage Documentation

Documentation developed and completed at the conclusion of the Construction Stage includes:

6.4.1 Completed Pre-Functional Checklists

6.4.2 Completed QA / QC Test Reports

6.4.3 Updated Commissioning Plan

6.4.4 Monthly CxP Progress Reports

6.4.5 Submittal Reviews and Comments

6.4.6 Site Reports and Master Issues Log

6.4.7 TAB Report Review Memo

6.4.8 Functional Performance Tests

6.4.9 Operations and Maintenance Personnel Training Record

6.4.10 Commissioning Report

Fort Fairfield, ME Page 23 of 61 Commissioning Plan

PART 7 - ACCEPTANCE STAGE COMMISSIONING

7.1 Acceptance Stage Overview

The Acceptance Stage begins with the completion of the Pre-Functional Checklists and notification by the Construction Manager that the systems to be commissioned are ready for Functional Performance Testing and concludes on the completion of the Functional Performance Testing and the training of the Facility O&M Personnel. During the Acceptance Stage of the project delivery process, systems and assemblies are inspected, tested, and placed into service to meet the Owner’s Project Requirements.

7.2 Acceptance Stage Commissioning Activities

7.2.1 Functional Performance Testing

Functional Performance Testing is the dynamic testing of systems under full operation. Systems are tested under various modes, such as during low cooling or heating loads, high loads, component failures, unoccupied operations, varying outdoor environmental conditions, fire alarm interactions, 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 and Contract Documents state.

Figure 7-2-1: Functional Test Procedures

Fort Fairfield, ME Page 24 of 61 Commissioning Plan

Referring to Figure 7-2-1, it must be noted that the CMc is responsible for performing all actions required to carry out the Functional Performance Test Procedures, including providing all required meters, test equipment, laptops, software, radio communication, etc. The requirement of the CMc to perform the Tests is due to the fact that these Tests are completed BEFORE the equipment or systems are accepted by the Owner which means the equipment and systems remain the responsibility of the CMc.

The CxP will develop the Test Procedures and issue them to the Commissioning Team for review and comment. Once the Test Procedures are finalized, a meeting will be held to plan the sequencing and scheduling of the Functional Performance Testing.

The CxP will be in attendance to oversee ALL testing and be responsible for documenting the actions, results and issues encountered. The CxP will analyze the trend logs from the BAS and monitor data to verify performance on all testing procedures.

7.2.2 Corrective Issue Report

The Corrective Issue Report will be generated by the CxP when issues or problems arise during the Functional Performance Testing Procedures. The report will describe the problem condition along with any related reference information and will be available in the online Cx document tracking system. When the necessary corrections have been completed, the Contractor will document the actions taken thru the online system which can be monitored by all parties. Depending on the nature of the issue or problem, the CxP along with the Owner, will determine if re-testing of the equipment or system is necessary.

7.2.3 Training Sessions:

Training is one of the most important aspects of turning the project over to the Owner and the Facility O&M Personnel. The Commissioning Process requires all training sessions follow pre-approved agendas, all attendees sign the attendance sheet during the sessions, and a follow-up evaluation is performed to verify that the trainees were provided with the pertinent information to properly operate and maintain the facility.

The CxP will provide a template of a Commissioning Training Form. The Contractor will then develop and submit for approval a form and outline for each Training Session required by the Contract Documents including owner-required specific training topics and information for each system to be commissioned.

These forms are to be available thirty (30) days prior to the scheduled dates for Training instruction.

The scheduling and conducting of Training Sessions is a four (4) step process as follows:

The CMc shall complete and submit a separate Training Form for each training session required by the Contract Documents to the CxP. This form shall be submitted a minimum of thirty (30) calendar days in advance of the proposed training session.

7.2.3.1. The CMc shall complete the first section of the form including the proposed training session date, name of instructor(s), and proposed

Fort Fairfield, ME Page 25 of 61 Commissioning Plan length (time) of the session(s). An agenda will be attached indicating the format of the training session and listing any handouts that will be provided.

7.2.3.2. The CxP will review the proposed training information with the Owner. If the submitted information is complete and the proposed dates meet the schedule of the Owner’s Facility O&M Personnel, the CxP will respond to the CMc to proceed with scheduling the subject training session.

7.2.3.3. During the training session, the CMc shall have all in attendance sign in as record for the Training. Handouts and other materials will attach additional pages if necessary. The CMc shall forward the completed Training Form to the CxP after the training session.

7.2.3.4. Upon receipt of the Training Form, the CxP will request that each attendee complete an Evaluation Form to gain feedback on the value of the session. If the session meets the objectives and intent of the Contract Documents, the CxP will approve the training form and provide a copy to the CMc for Project Records. If negative feedback is received, the Evaluation Forms will be reviewed with the Commissioning Team and determine if re-scheduling of the training will be required.

7.2.4 Develop Systems Manuals

One of the benefits for the Facility O&M Personnel from the Commissioning Process is the Systems Manual prepared by the CxP. Developing the Systems Manual encompasses gathering all of the information related to the systems, assemblies, and the Commissioning Process, and incorporating it into a usable information resource, with indices and cross references. This shall include information from the final Basis of Design document, manufacturer installation manuals, manufacturer operation and maintenance manuals, and Building Automation System schematics. This information is updated, edited, and organized to focus on the systems being commissioned. The Systems Manuals will prove to be an invaluable reference source throughout the life of the facility and shall also include:

● Training procedures and manuals for operating, including training videos.

● Operation and Maintenance (O&M) Manuals.

● Warranties, guaranties, and certificates.

● Record documents of control systems (drawing and specifications).

7.3 Acceptance Stage Commissioning Documents

Conclusion of the Acceptance Stage of the Commissioning Process includes those records of completed Tests, completed Corrective Issues Report with limited or no open issues remaining and completed training reports and evaluations, and close out records have been compiled and reviewed.

Fort Fairfield, ME Page 26 of 61 Commissioning Plan

7.4 Acceptance Stage Documentation

Documentation developed and completed at the conclusion of the Acceptance Stage includes:

7.4.1 Completed Functional Test Procedures

7.4.2 Corrective Issue Report

7.4.3 System Manuals

7.4.4 Completed Training Records

Fort Fairfield, ME Page 27 of 61 Commissioning Plan

PART 8 - POST CONSTRUCTION STAGE COMMISSIONING

8.1 Post Construction Stage Overview

The Post Construction Stage Process activities underway at this point continue through the end of the contractual warranty/correction period. During the Post Construction Stage, the on-going operation, maintenance, and modification of the facility systems and assemblies, and their associated documentation, are verified against the updated Owner’s Project Requirements.

8.2 Post Construction Stage Commissioning Activities

8.2.1 Seasonal/Deferred Testing

Verification of the performance of all systems and assemblies being commissioned should be completed during the Acceptance Stage. However, certain weather conditions, load conditions, or occupant interactions are required to complete some verification activities. Such deferred functional performance testing will be conducted at an appropriate time, and under appropriate conditions, as early as possible after occupancy.

8.2.2 Final Commissioning Report

The Final Commissioning Report compiled by the CxP will be issued to the Owner for record of the Commissioning Process. This Report is a compilation of all the Commissioning-related documents, forms, logs, and miscellaneous correspondences that was generated during the project.

Dynamic systems and equipment, as well as static systems, assemblies, and components, will tend to migrate from their as-installed conditions (as documented in the Final Commissioning Report). In addition, the needs and demands of facility users and processes typically change as a facility is used. To attain optimal performance of facility systems, periodic verification of system, assembly and component condition and operation is essential. The various Commissioning Documents generated during the design and construction of the facility provides the tools and documented benchmarks for evaluation of ongoing performance.

Such periodic verification is often best done in the context of a Re-Commissioning Process.

8.2.3 10th Month Warranty Meeting

Ten months into the typical twelve-month warranty period, the CxP will reconvene the Commissioning Team to meet with the Owner and Facility O&M Personnel.

This meeting is intended to:

● Solicit user comments, suggestions, and areas of concern regarding the systems and their first year of operation.

● Review operating conditions of all major equipment and systems.

● Interview O&M staff to identify problems and concerns regarding operational issues.

● Provide suggestions for improvements.

Fort Fairfield, ME Page 28 of 61 Commissioning Plan

● Record changes to the O&M manual.

● Identify areas that fall under warranty or under original construction contract.

● Assist facility staff in developing reports, documents, and requests for service to remedy outstanding problems.

● Review and resolve any outstanding commissioning issues recorded in the corrective issue log.

8.3 Post Construction Stage Commissioning…