CxA GCH MEP DB SOW_2009.07.07.pdf

CxA Contract Statement of Work

Sam M. Gibbons Courthouse - General MEP Upgrade, Repair and Alterations

Solicitation Number GS-04P-07-EX-D-0065 July 7, 2007 i

Statement of Work for

Commissioning Agent (CxA) Task Order

(July 7, 2009)

PROJECT IDENTIFICATION

Project Name: General MEP Upgrade, Repair and Alterations

Project Number: IFL01233

Region: 4 – GSA Southeast Sunbelt Region

Building Name: Sam M. Gibbons U.S. Courthouse

Building Address: 801 N. Florida Ave. Tampa, FL 33802

Solicitation Number GS-04P-07-EX-D-0065 July 7, 2007 ii

TABLE OF CONTENTS

1 PROJECT DESCRIPTION

1.1 Project Type

1.2 Project Goals and Objectives

1.3 Project Delivery Approach

1.4 Reference Materials

2 GENERAL REQUIREMENTS

2.1 Contract Parties and Contract Work

2.2 Professional Ethics and Standards of Practice

2.3 Project Delivery Team Roles and Responsibilities

2.4 Owner’s Project Requirements (OPR)

2.5 Budget

2.6 Schedule

2.7 CxA Team

2.8 Performance Objectives

2.8.1 Standards and Criteria Documents

2.8.2 Energy Performance

2.8.3 Sustainable Design/LEED

2.9 Project Management Responsibilities

2.9.1 Communications Plan

2.9.2 Detailed Project Schedule Development and Maintenance

2.9.3 Project Progress Meetings/Presentations

2.9.4 Meeting Agendas, Attendance, Minutes and Correspondence

2.9.5 Design Quality Assurance

2.10 Electronic/Print Media

2.10.1 Computer Aided Design (CAD) Standards

2.10.2 Other Electronic Documents

2.11 Document Security

2.11.1 Documents

2.11.2 Identification and Labeling/Marking

2.11.3 Copying from Labeled/Marked Documents

2.11.4 Redacting

2.11.5 Safeguarding and Storage

2.11.6 Dissemination

Solicitation Number GS-04P-07-EX-D-0065 July 7, 2007 iii

2.11.7 Destruction

2.11.8 Reporting

2.11.9 Subcontracts

3 SCOPE OF SERVICES

3.1 Pre-Design Stage

3.2 Design Stage

3.2.1 Design Stage Commissioning

3.2.2 Design Concept Phase

3.2.3 Construction Documents (CD) Phase

3.3 Construction Stage

3.3.1 Construction Delivery Phase

3.4 Closeout Stage

3.4.1 Project Awards/Certifications

3.4.2 Final Record Documents

3.4.3 Closeout Stage Commissioning Activities

3.4.4 DB Contract Closeout

3.5 Tenant Occupancy Stage

3.5.1 Occupancy Agreements and Rent Phase

3.5.2 Operations/Service Phase

4 ADMINISTRATION

4.1 Activity, Review and CxA Fee Table

4.2 Travel

4.3 Reproduction and Delivery

5 APPENDIX A - Owner’s Project Requirements

Solicitation Number GS-04P-07-EX-D-0065 July 7, 2007

1 PROJECT DESCRIPTION

The U.S. General Services Administration will undergo MEP upgrade, repair, and alteration in the Sam M. Gibbons U.S. Courthouse Tampa, Florida. The MEP portion of work is part of a large repair and alterations project currently in progress. Work includes HVAC control system upgrade, Cooling Tower replacement, new base load chiller, new water conservation opportunities, recommissioning of emergency power system, new day lighting monitoring and energy controls, Transient Voltage Surge Suppression (TVSS) provision on both primary and secondary panel boards, supplemental lightning protection in specific areas, and new door for electric transformer vault room as intended in the attached Statement of Work.

As part of the American Recovery & Reinvestment Act ARRA Spending Plan the scope includes specific design and reporting requirements to make this project development transparent to the general public

1.1 Project Type

This is a prospectus repair and alterations project funded through the American Recovery & Reinvestment Act, as further defined in the Facility Standards for the Public Buildings Service, Appendix A. (See the Standards and Criteria Documents section under General Requirements below.)

1.2 Project Goals and Objectives

GOALS:

The overall strategic project goal is to provide for successful design and construction services for the completion of work as indicated on the Design Build Contractor’s Statement of Work for the Sam M. Gibbons U.S. Courthouse, Tampa, Florida.

Effective execution of the start of construction to meet goal of the ARRA, creating jobs.

Transparent design and construction processes to meet goal of the ARRA, inform and validate project to the general public.

A whole building performance target of 38,000 btu/gsf/year or less.

Reduce potable indoor water consumption by 20% compared to measured indoor use.

Reduce potable irrigation water by 50% compared to measured irrigation use.

OBJECTIVES:

Execution of project objectives developed during Project Planning and Programming Phase, Project Procurement, Design and Construction, satisfying overall strategic project goal, not to mention the successful execution of the following objectives:

Project Design and Construction Phase -Quick turn around execution of project design and construction as intended through this Design-Build project delivery process.

-Successful completion for both design and construction phase for this project.

Solicitation Number GS-04P-07-EX-D-0065 July 7, 2007

-Quality Assurance maintained throughout design, provision of construction materials and trade application methods ensuring project constructability.

GSA tenant occupancy and operation -Maintain uninterrupted operation of tenant occupancy while construction is being performed professionally until final completion, close out, and final acceptance stages of construction by

GSA.

1.3 Project Delivery Approach

The responsibilities below are included in the Design-Build Contractor’s workscope and shall be reviewed, verified and coordinated by the CxA.

Project Delivery Method: Design-Build project delivery method is by utilizing Design-Build Contractors with their professional registered Architect-Engineer teams to complete design and construction services based on the enclosed requirements.

Design-Build Services include, but is not limited to the following:

Project Environmental Phase

Pre-Alteration Survey and Report: Environmental Services to include the preparation of the Pre-alteration Survey and Report to determined the presence of Presumed Asbestos Containing Materials and Lead Based Paint in all areas directly affected by this combined Upgrade, Repair and Alteration Project. Perform services by a State of Florida Certified/Licensed Asbestos Consultant.

Project Design Phase

Design Services Design services to be performed by the Design-Build Contractor’s State of Florida Licensed Architect-Engineering Firm.

Project Construction Phase

Construction Administration Services: Services to be performed by the Design-Build Contractor’s State of Florida Licensed Architect-Engineering Firm.

Construction Management Services: Services to be performed by the Design-Build Contractor’s State of Florida Licensed A/E or CM Firm to perform Construction Management Services.

1.4 Reference Materials

(Section not used)

Solicitation Number GS-04P-07-EX-D-0065 July 7, 2007

2 GENERAL REQUIREMENTS

This Statement of Work is organized according to the following breakdown of the project into major stages and phases:

Design Stage o Design Concept Phase o Design Development Phase o Construction Documents Phase

Construction Stage o Construction Delivery Phase

Closeout Stage Tenant Occupancy Stage

The requirements set forth in this section apply to all stages and phases of the project as described in the Scope of Services section below.

Some of the requirements of this section may be subject to exercise of contract option(s).

2.1 Contract Parties and Contract Work

The parties to this contract are the Contractor, hereinafter referred to as the Commissioning Agent (CxA), and the United States Government. For purposes of this contract, the office representing the Government is the General Services Administration (GSA), Southeast Sunbelt Region, Public Buildings Service, Atlanta, GA, hereinafter referred to as the GSA.

The individual authorized to act on the behalf of the GSA in the administration of this contract is the GSA Contracting Officer. The GSA Contracting Officer may delegate certain of his or her authorit ies to others, and if so, will notify the CxA in writing of the specific authorit ies delegated to, and limitations placed upon, named authorized representatives. The CxA shall not take any direction, or act upon any information, from individuals other than those having the requisite authority as confirmed by the GSA Contracting Officer’s written notif ication.

Building commissioning is a process used by the GSA on major new construction, modernization and alteration projects to achieve, validate and document that the performance of the building and its major systems meets the design intent and requirements of the GSA.

The Commissioning Agent (CxA) is responsible to develop commissioning requirements to be incorporated in the DB contract performance specification, and to provide documented confirmation that the completed facility fulfills the functional and performance requirements of the GSA, the facility occupants, and the facility operators. The CxA shall perform work as necessary to verify and document compliance with the GSA performance objectives throughout design, construction, start-up, and the initial period of operation. The specific activit ies, tasks, and deliverables required of the CxA are further delineated in this Statement of Work.

2.2 Professional Ethics and Standards of Practice

In the conduct of all activities required for or otherwise related to the performance of the contract work, the CxA shall conform to and uphold all established ethical principles and professional standards of practice governing the CxA segment of the construction industry, including the Building Commissioning Association (BCA) Essential Attributes of Building Commissioning.

Solicitation Number GS-04P-07-EX-D-0065 July 7, 2007

2.3 Project Delivery Team Roles and Responsibilities

In the performance of the requirements of this contract, the CxA shall work in concert with other parties on the Project Delivery Team. The Project Delivery Team will include other contractors, the GSA personnel, customer agency representatives, and other stakeholders.

The GSA will develop, periodically update, and maintain throughout the course of the project, a listing of the Project Delivery Team membership and respective roles and responsibilities.

The other GSA-contracted major parties involved or to be involved in the Project Delivery Team, and their respective overall roles and responsibilities, are as follows:

The CMa will assist the GSA in ensuring that the GSA requirements with regard to scope, schedule, budget, quality and other aspects of the project are met. The CMa will serve as a facilitator and coordinator of the activities of all parties to ensure that the project execution proceeds according to plan. During the Design Stage and the Construction Documents Phase, the CMa will perform services relating to design review and coordination and budget control. The CMa will serve as the value engineering (VE) consultant. The CMa will participate in the commissioning process, and coordinate with the GSA and the CxA to identify appropriate commissioning program goals and to develop supporting inspection and testing practices to meet the objectives of the project commissioning plan. The CMa will also perform Construction Delivery Phase, Closeout Stage to ensure that the design intent is refined and clarif ied as necessary in the construction documents, realized in the completed facility, and conveyed successfully into facility management, operation and maintenance. The specific activit ies, tasks, and deliverables required of the CMa are further delineated in the CMa contract.

The Design-Build (DB) Contractor is required to perform two components of work: Design Stage services and Construction Stage work. Design Stage services include providing Design Concept and Design Development Phase services. Construction Stage work includes preparation of construction documents and performance of construction. The DB Contractor will proceed with the Design Stage services upon receipt of the GSA notice to proceed with that portion of the work. The GSA will issue a notice to proceed with the Construction Stage work upon completion of the Design Stage services and the GSA approval of the DB Contractor final design development submission.

The DB Contractor will be the Architect of Record for the project and will bear all responsibilities and liabilities attendant thereto.

The specific activities, tasks, and deliverables required of the DB Contractor are further delineated in the DB contract.

The GSA may engage other parties to perform specialized duties and requirements as appropriate for the project.

2.4 Owner’s Project Requirements (OPR)

The Design Stage services under this Statement of Work must comply with the GSA owner’s project requirements (OPR) documentation provided in Appendix A. The OPR are provided as a general description of the project to begin initial design and include the preliminary space program for the tenant agency space.

2.5 Budget

The estimated range for construction costs is $2,500,000 - $5,000,000.

2.6 Schedule

D-B Contractor Notice To Proceed (NTP): 7/31/09

Solicitation Number GS-04P-07-EX-D-0065 July 7, 2007

Design Start: 8/5/09 Design Complete: 1/26/10 Construction Start: 1/27/10 Substantial Completion: 10/26/10 Final Completion: 11/23/10

2.7 CxA Team

The CxA shall provide sufficient staff of managers, inspection and testing engineers, field inspection and testing technicians, clerical and administrative personnel, etc. to perform the required work.

At a minimum, the estimated CxA key team members shall consist of the following:

Commissioning process manager Licensed professional engineers - all disciplines Field Inspection and testing technicians

The CxA shall utilize the personnel named in its offer to perform the services required under this contract. In the event that any of the personnel named in the CxA accepted proposal (incorporated into this contract by reference) become unavailable, the CxA shall promptly submit a complete written resume for a proposed substitution, any other information necessary for the GSA to approve or disapprove, and a detailed explanation of the circumstances necessitating the proposed substitution.

In addition to the key team members identified above, the CxA shall provide administrative, clerical, and technical personnel as necessary to perform the services required under this contract.

During the performance of the services required under this contract, the CxA shall obtain the GSA written consent before making any substitution for subcontractors and outside associates or consultants specifically identified and agreed to during negotiations.

2.8 Performance Objectives

The CxA shall ensure that the following performance objectives are addressed in the performance specification and the project commissioning plan.

2.8.1 Standards and Criteria Documents

2.8.1.1 Applicability

All Design Stage services and related reviews must be conducted in accordance with the documents listed below. The applicable version of each document shall be the version current at the time of award of this contract. In the event of a conflict between the requirements stated in these documents and requirements provided elsewhere in this Statement of Work, the requirements in the Statement of Work will prevail.

2.8.1.2 Document List

GSA PBS Building Commissioning Guide

PBS-P100, Facilities Standards for the Public Buildings Service, including all applicable standards, criteria and guides listed therein.

PBS PQ-251, Value Engineering Program Guide for Design and Construction, Volume 2, Contracting Officers and Professional Services Contractors

Solicitation Number GS-04P-07-EX-D-0065 July 7, 2007

Architectural Barriers Act Accessibility Standard (ABAAS)

Energy Efficiency Standards for the Design and Construction of New Federal Commercial and Multi-Family High-Rise Residential Buildings (Chapter II of Title 10 of the Code of Federal Regulations, Part 433) [Include for new construction projects only.]

GSA PBS LEED

Applications Guide

Any conflicts or ambiguities within or among the referenced standards and criteria documents, or any deviations from requirements contained in the standards and criteria documents, must be reported to the GSA in writing, for determination as to applicability.

2.8.2 Energy Performance

The target maximum annual energy consumption level for this project is 38,000 BTUs/GSF.

Reduce the potable indoor water consumption by 20% compared to measured indoor use.

Reduce the potable irrigation water by 50% compared to measured irrigation use. At the Design Concept, Design Development, Construction Documents and Post Implementation Phases, the DB Contractor will demonstrate and certify that the proposed facility as designed can perform at or below these target levels.

2.8.3 Sustainable Design/LEED®

The GSA is committed to incorporating principles of sustainable design and energy efficiency into all of its building projects.

The DB is responsible for incorporating the following sustainable design objectives in design and construction of this project. Designs shall meet the requirement of P100. The A-E shall provide a narrative at each design submission explaining how the design has incorporated sustainability.1. Optimize Energy Use

2. Protect and Conserve Water

3. Use Environmentally Preferable Products

4. Enhance Indoor Environmental Quality (IEQ)

5. Optimize Operational and Maintenance Practices

The CxA shall identify opportunities to incorporate sustainable development principles into the project.

Aside from the LEED credits for use of recycled materials, the GSA is required to buy recovered materials as designated by the U.S. Environmental Protection Agency (EPA) through the comprehensive procurement guidelines (CPG). Information can be obtained about EPA’s list of designated products and accompanying recycled–content recommendations on the Internet at www.epa.gov/cpg.

2.9 Project Management Responsibilities

2.9.1 Communications Plan

The CxA, in consultation with the stakeholders of the project, shall assist the GSA in developing and complying with a project communications plan. This plan will be used and maintained throughout the project and modified as necessary to suit each project phase.

Solicitation Number GS-04P-07-EX-D-0065 July 7, 2007

The CxA contractual responsibility is to the GSA only and not to other contractors, tenant agencies or local community interests where the project is located. The CxA shall direct all questions and requests from tenant agencies and local community interests, and inquiries from potential offerors, to the GSA. Prior to contacting any parties other than the GSA regional personnel, the CxA shall confirm all meetings and/or communications with the GSA.

The CxA shall not release any oral, written or graphic information regarding this project to outside sources without obtaining prior consent from the GSA. All requests for information concerning the project must be referred to the GSA for response.

All presentations to non-GSA entities must be first approved by the GSA.

2.9.2 Detailed Project Schedule Development and Maintenance

The GSA overall project schedule is provided above in the Schedule section of these General Requirements.

The CMa will develop and maintain, in Microsoft Project , an integrated master project schedule throughout the course of the project. The master project schedule shall include the 15 nationally agreed-to milestones. The CxA shall assist the CMa in the development and maintenance of the master project schedule. The master project schedule will conform to the milestones and durations provided in the GSA overall schedule. The CMa will coordinate and integrate the schedules, services and activit ies of the CMa, the GSA, the DB Contractor, the CxA and all other involved parties into the master project schedule.

The CxA shall develop and provide a detailed schedule for all required Design Stage and Construction Stage commissioning activit ies. The CxA schedule must conform to the milestones and durations provided in the GSA overall schedule. After approval by the GSA, the CxA schedule will be incorporated into the master project schedule kept by the CMa. The CxA shall maintain and update the commissioning activit ies schedule throughout the course of the project.

After the construction is completed, the CMa will continue to provide monthly updates of the master project schedule to the GSA. The CxA shall develop and provide a detailed schedule for all required Tenant Occupancy Stage commissioning activities. The CxA shall maintain and update this schedule throughout the Tenant Occupancy Stage.

2.9.3 Project Progress Meetings/Presentations

The CxA shall host commissioning planning and coordination meetings as required during the course of the project, including meetings specified in the Scope of Services sections below, and shall host special commissioning meetings as needed involving Project Delivery Team technical disciplines.

During the Design Stage and the Construction Documents Phase, the CxA shall attend project progress meetings, special meetings, and/or presentations when required to address commissioning issues.

During the Construction Delivery Phase the CxA shall attend project progress meetings, special meetings, and/or presentations when required to address commissioning issues.

The CxA shall also attend construction oversight meetings with representatives from the GSA and the Project Delivery Team on a monthly basis.

2.9.4 Meeting Agendas, Attendance, Minutes and Correspondence

The CxA shall prepare and distribute an agenda for each CxA hosted project meeting, in advance of the meeting date.

Solicitation Number GS-04P-07-EX-D-0065 July 7, 2007

CxA representation at all meetings shall include those individuals having knowledge of the agenda topics and authority to make decisions and commit resources.

The CxA shall provide minutes of all CxA hosted project meetings and presentations to all attendees identifying new and unresolved old action items and associated responsible parties. Minutes must be provided within seven calendar days after each meeting.

The CxA shall reply to correspondence from the GSA, outside agencies, GSA contractors and construction subcontractors within 7 calendar days.

2.9.5 Design Quality Assurance

The GSA requires that the DB Contractor design submissions and construction documents submissions undergo two general types of design review: owner’s review and codes and standards review. The GSA staff and GSA customer agencies will conduct reviews of all DB design submissions and construction documents submissions. The GSA Office of the Chief Architect (OCA) may also conduct independent quality assurance/quality control reviews of some design submissions. These GSA reviews will focus primarily on owner’s review, but may also address codes and standards issues. In addition to the GSA reviews, the following design quality assurance services will be performed repeatedly during the Design Stage as further indicated under the Scope of Services below.

2.9.5.1 Owner’s Review

The CMa will perform owner’s reviews and provide thorough and detailed written review comments. The purpose is to ensure that established functional, aesthetic and spatial requirements of the project are satisfied.

The CMa will conduct owner’s reviews to assure that:

The design is responsive to the GSA program goals, objectives and priorit ies.

The completed facility can be efficiently operated and maintained.

The design adequately and efficiently accommodates the space program.

Interests of local community groups and other external stakeholders are considered and accommodated to the extent possible.

In addition to the CMa owner’s reviews, the CxA shall perform focused commissioning design reviews. The scope of each commissioning design review shall be as provided in the GSA PBS Building Commissioning Guide. Commissioning design reviews shall be conducted as provided in the Scope of Services section below.

2.9.5.2 Codes and Standards Review

The CMa will perform codes and standards reviews and provide thorough and detailed written review comments. The purpose is to ensure that the proposed design complies with applicable regulations, codes, and standards referenced in the standards and criteria documents listed above under performance objectives.

2.9.5.3 Constructability

Constructability of the project as designed is the sole responsibility of the DB Contractor.

Solicitation Number GS-04P-07-EX-D-0065 July 7, 2007

2.9.5.4 Design Review Procedures

The CMa will coordinate all design reviews, conduct owner’s and codes and standards reviews of all submissions, and prepare design review reports. For the DB Contractor final design concept submission and each subsequent submission from the DB Contractor, the CMa will coordinate with the reviewing parties as necessary to reconcile any conflicting comments and consolidate all reconciled design review comments into a single design review report including the CMa, CxA and the GSA review comments.

The CMa will assist in ensuring that all comments are resolved to the GSA satisfaction.

For each submission after the DB Contractor final design concept submission, the CMa will check the submission to ensure that all comments on the prior submission have been incorporated or otherwise addressed, and will include a summary of any unresolved comments in the design review report.

Prior to the first scheduled design review, the CMa will prepare and submit to the GSA for approval a procedure for conducting all design reviews required under this contract. The procedure will include a list of participants, the responsibilities of participants, the physical location of design reviews, and a detailed schedule of review activit ies consistent with the review and response times specified below:

All reviewing parties are required to return comments no later than 7 calendar days prior to the end of the designated review period.

The CMa will prepare and submit the design review report within 7 calendar days after comment due date.

The DB Contractor is required to respond in writing to the design review comments within 14 calendar days after receipt of the design review report.

2.10 Electronic/Print Media

2.10.1 Computer Aided Design (CAD) Standards

No CxA services required.

2.10.2 Other Electronic Documents

In addition to any hardcopy submission requirements, all required CxA submissions must also be submitted in an electronic format. All electronic media must be in a form readable by standard office automation applications.

2.11 Document Security

Sensitive but unclassified (SBU) building information will be generated and/or must be disseminated to and stored by various part ies in the course of executing this project. SBU building information is information that, if misused, poses a potential security risk to a building, its occupants and visitors, and/or its contents. The CxA shall comply with the following requirements regarding SBU building information.

2.11.1 Documents

As used in this section, the term “documents” means any media or devices used to capture, store, and transmit information, including printed images and electronically or optically stored forms of graphic and written information, as well as physical or virtual models.

Solicitation Number GS-04P-07-EX-D-0065 July 7, 2007

2.11.2 Identification and Labeling/Marking

Original CxA generated documents that contain building information must be reviewed with the GSA to identify any SBU content, before the original or any copies are disseminated to any other parties. If SBU content is identif ied, the CxA shall affix SBU document labels/markings to the original documents and all extant copies, as instructed by the GSA, prior to any dissemination.

2.11.3 Copying from Labeled/Marked Documents

Any documents containing SBU content copied from SBU labeled/marked documents must have the same SBU labels/markings affixed, unless the copies are redacted and reviewed as provided below.

2.11.4 Redacting

The CxA may redact complete or partial copies of SBU labeled/marked documents to remove or completely and unalterably obscure the SBU content. The CxA shall review the redacted copies with the GSA to ensure that all SBU content has been removed or obscured. Copies so redacted and reviewed are no longer subject to these requirements regarding SBU building information.

2.11.5 Safeguarding and Storage

The CxA shall properly safeguard any documents bearing SBU labels/markings at all times while those documents are in CxA possession. Access to such documents when in use by the CxA must be limited to individuals having a need to know the content in order to perform work required under this contract. When not in use, SBU labeled/marked documents in CxA possession must be securely stored such that they can be retrieved only by those individuals having a need to know the content.

2.11.6 Dissemination

Other than within the Project Delivery Team, the CxA shall disseminate SBU labeled/marked documents only to parties assigned or authorized to perform a role in the execution of the project and having a resultant need to know the document content.

Documents may be disseminated in face-to-face meetings, by courier or secure shipment with evidence of delivery, or by electronic transmission. Electronic transmission of SBU information shall be encrypted as provided in current National Institute of Standards and Technology (NIST) data encryption standards and cryptographic module security requirements for processing SBU information.

2.11.7 Destruction

SBU content that is no longer needed shall be purged from all SBU labeled/marked documents and destroyed, or the complete document shall be destroyed, such that the SBU content is rendered unreadable and incapable of being restored. Data storage devices containing SBU information that is no longer needed shall be destroyed or the SBU content shall be erased using a permanent erase utility or comparable method.

2.11.8 Reporting

The CxA immediately shall report to the GSA any known or suspected instances of improper dissemination of SBU information, or other circumstances in which the security of SBU information may be compromised.

2.11.9 Subcontracts

The CxA shall incorporate provisions in all applicable subcontracts as necessary to ensure compliance with all requirements provided in this Document Security section.

Solicitation Number GS-04P-07-EX-D-0065 July 7, 2007

3 SCOPE OF SERVICES

The CxA shall perform all services described in this Scope of Services (including services required under exercised options, if any) in accordance with applicable requirements and provisions set forth in the General Requirements above.

3.1 Pre-Design Stage

No CxA services required.

3.2 Design Stage

3.2.1 Design Stage Commissioning

3.2.1.1 Commissioning Record Outline

Prepare and submit an outline for development of the commissioning record to be assembled over the course of design and construction. The commissioning record outline shall include sections for the following:

Commissioning plan, including testing and inspection plan Commissioning schedule Owner’s project requirements (OPR) Design narratives (BoD) Design review reports Commissioning meeting minutes Commissioning specifications Commissioning issues log Coordination drawings Testing and inspection procedures System start-up plans Construction checklists Inspection reports Test reports Commissioning test certifications Training plans Training documentation Deferred testing documentation Post-construction review/reinspection report

3.2.1.2 Design Stage Commissioning Plan Updates

Update and refine the commissioning plan (based on the GSA preliminary commissioning plan) during the Design Stage as described in the GSA PBS Building Commissioning Guide. At each phase within the Design Stage, prepare and submit an updated commissioning plan based on the corresponding level of design development.

3.2.1.3 Design Stage Commissioning Coordination Meetings

Conduct Design Stage commissioning coordination meetings with the Project Delivery Team.

3.2.1.4 Owner's Project Requirements (OPR)

At each phase within the Design Stage, review and update the OPR documentation for additional detail and clarity.

Solicitation Number GS-04P-07-EX-D-0065 July 7, 2007

Assist the DB Contractor in incorporating the results of the OPR review in the design narratives accompanying each design submission. The design narratives will serve as the basis of design (BoD) as referenced in the GSA PBS Building Commissioning Guide.

3.2.1.5 Design Stage Commissioning Issues Log

Maintain a master log of Design Stage commissioning issues. Report all issues through the CMa as they occur. Provide written progress reports with recommended actions.

Assist the GSA in assuring resolution of issues in the commissioning issues log.

Document in the issues log the resolution of all Design Stage commissioning issues.

3.2.2 Design Concept Phase

3.2.2.1 Design Concept Coordination

3.2.2.1.1 Partnering Session

Attend a partnering session with principal Project Delivery Team members prior to the start of work on the preliminary design concepts.

3.2.2.1.2 Program Review Meeting(s)

Participate in program review meetings prior to the start of work on the preliminary design concepts.

3.2.2.2 Preliminary Design Concept Submission

No CxA services required.

3.2.2.3 Design Concept VE Workshop

No CxA services required.

3.2.2.4 Final Design Concept Submission

Assist the DB Contractor in preparing the design narrative for inclusion in the final design concept submission.

3.2.2.5 Baseline Construction Budget Cost Breakdowns

No CxA services required.

3.2.2.6 Final Design Concept Commissioning Activities

Conduct a focused commissioning design review of the final design concept submission.

Prepare and submit the updated OPR documentation for additional detail and clarity.

Prepare and submit the updated commissioning plan.

3.2.2.7 Final Design Concept Presentations

No CxA services required.

3.2.2.8 HVAC Quality Assurance Review

Participate in a HVAC quality assurance review meeting. Design Development (DD) Phase

Solicitation Number GS-04P-07-EX-D-0065 July 7, 2007

3.2.2.9 DD Coordination

3.2.2.9.1 DD Program Review Workshop

Participate in the DB Contractor program review workshop prior to the start of DD.

3.2.2.9.2 DD Systems Selections Analysis Meetings

Participate in meetings with stakeholders, as required, to further define alternatives and required analysis for major/critical building systems and components.

3.2.2.9.3 DD Analyses and Calculations

Review and comment on the DB Contractor analyses and supporting documentation for systems selections/optimizations.

3.2.2.9.4 DD Interdisciplinary Coordination Review Meeting

Prior to the DD submission, participate in the DB Contractor interdisciplinary Project Delivery Team review meeting.

3.2.2.9.5 DD BIM Requirements

No CxA services required.

3.2.2.10 Construction Work Sequence Planning

No CxA services required.

3.2.2.11 Construction Market Survey

No CxA services required.

3.2.2.12 HVAC Quality Assurance Review

Participate in a HVAC quality assurance review meeting with the OCA HVAC program advocate.

3.2.2.13 DD Mockups and Tests

Assist in identifying and defining requirements for physical and virtual mockups as necessary to facilitate design stage systems testing.

3.2.2.14 Design Stage Systems Testing

Witness performance of the tests and review and comment on the resulting test reports:

3.2.2.14.1 Computational Fluid Dynamics (CFD) Modeling

CFD airflow model(s) of facility spaces with innovative or critical HVAC systems designs

3.2.2.14.2 Water Penetration Test

Water penetration test of designated building assemblies

3.2.2.14.3 Other Design Stage Systems Tests

No CxA services required.

3.2.2.15 DD (35% Design) Submission

Assist the DB Contractor in preparation of draft construction specifications for DB self-performed work and subcontracts, including Division 1 General Requirements and other sections emphasizing DB Contractor testing/commissioning requirements.

Solicitation Number GS-04P-07-EX-D-0065 July 7, 2007

Assist the DB Contractor in updating the design narrative for inclusion in the DD submission.

3.2.2.16 DD Commissioning Activities

Conduct a focused commissioning design review of the DD submission.

Prepare and submit the updated OPR documentation for additional detail and clarity.

Prepare and submit the updated commissioning plan.

3.2.2.17 DD VE Workshop

Participate in DD VE workshop as required under PBS PQ251.

3.2.2.18 Design Stage Commissioning Record

After all Design Stage work is complete, prepare and submit a Design Stage commissioning record. Include the design stage commissioning issues log documenting resolution of all commissioning issues identified.

3.2.3 Construction Documents (CD) Phase

3.2.3.1 CD Phase Commissioning

3.2.3.1.1 Commissioning Specifications

Develop commissioning specifications for all commissioned equipment, and coordinate with DB Contractor in integrating the commissioning specifications into the construction specifications for DB Contractor self-performed work and subcontracts.

Review project specifications for contractor qualifications, submittal requirements, testing, adjusting and balancing specifications, training requirements and O&M and systems manual requirements.

3.2.3.1.2 Systems Manual Outline

Prepare and submit an outline for development of the systems manual to be assembled over the course of construction and provided as a comprehensive guide for operation, maintenance, management, and periodic re-commissioning of the completed facility. The systems manual outline shall include, at a minimum, sections for the following:

Training procedures and manuals for operating personnel, including training videos Operation and maintenance (O&M) manuals

Warranties Record documents (drawings and specifications) Building preservation plan/guidelines Computerized maintenance management system (CMMS) administration and user guides Re-commissioning manual

3.2.3.1.3 Testing and Inspection Plan

Develop a testing and inspection plan, defining all special testing requirements and procedures, to be coordinated with and reflected in the construction specifications and Construction Delivery Phase commissioning services contract.

Include sample percentages for testing of high-count multiple equipment items not to be 100 percent tested. Incorporate the plan as an appendix update to the commissioning plan.

Solicitation Number GS-04P-07-EX-D-0065 July 7, 2007

Assist the GSA in the development of the Construction Delivery Phase commissioning services scope of work.

3.2.3.1.4 Owner's Project Requirements (OPR) - CD Update

Update and refine the OPR for additional detail and clarity based on CD Phase decisions.

Assist the DB Contractor in incorporating the results of the OPR review in the design narratives accompanying the CD submissions.

3.2.3.2 Baseline Construction Budget Cost Breakdowns

No CxA services required.

3.2.3.3 CD Coordination

3.2.3.3.1 CD Program Review Workshop

Participate in a program review workshop prior to the start of CD.

3.2.3.3.2 CD Program Review Meetings

Prior to the start of CDs, participate in program review meetings.

3.2.3.3.3 CD Coordination (Special Tasks)

Participate in a CD Phase coordination meeting to address envelope integrity in detailing plans and developing specifications to ensure envelope thermal and moisture integrity.

Assist the DB Contractor in identifying all manufacturer recommended operating, maintenance and cleaning practices for major features, systems and equipment, and coordinating with the GSA/tenant agency property management officials to define specification requirements for service agreements, warranties, and turnover-related training.

Ensure that the DB Contractor addresses integration of safety/security/building automation systems and controls, both internal and external (remote) to the building.

Assist the DB Contractor in defining project related telecommunications infrastructure work within the construction specification, and coordinating with the GSA and impacted tenant agencies.

3.2.3.3.4 In-Progress CD Interdisciplinary Coordination Review Meeting

Prior to the first in-progress CD submission, participate in an interdisciplinary Project Delivery Team review.

3.2.3.4 In-Progress CD (65% Design) Submissions

Assist the DB Contractor in preparation of in-progress construction specifications for DB self-performed work and subcontracts, including Division 1 General Requirements and other sections emphasizing DB Contractor testing/commissioning requirements.

Assist the DB Contractor in updating the design narrative for inclusion in the in-progress CD submissions.

Solicitation Number GS-04P-07-EX-D-0065 July 7, 2007

3.2.3.5 In-Progress CD Commissioning Activities

Conduct focused commissioning design reviews of the in-progress CD submissions.

Prepare and submit the updated OPR documentation for additional detail and clarity.

Prepare and submit the updated commissioning plan.

3.2.3.6 Pre-Final CD Coordination

Prior to the first pre-final CD submission, participate in an interdisciplinary Project Delivery Team review meeting.

Conduct a controls integration meeting where all involved disciplines and stakeholders ensure that integration issues and responsibilit ies are clearly described in the specifications.

3.2.3.7 Pre-Final CD (90% Design) Submissions

Assist the DB Contractor in preparation of pre-final construction specifications for DB self-performed work and subcontracts, including Division 1 General Requirements and other sections emphasizing DB Contractor testing/commissioning requirements.

Assist the DB Contractor in updating the design narrative for inclusion in the pre-final CD submissions.

3.2.3.8 Pre-Final CD Commissioning Activities

Conduct a focused commissioning design review of the pre-final CD submissions.

Prepare and submit the updated OPR documentation for additional detail and clarity.

Prepare and submit the updated commissioning plan.

3.2.3.8.1 Construction Specifications

Review and comment on the construction specifications, including subcontractor qualifications, submittal requirements, testing, adjusting and balancing specifications, training requirements and O&M and systems manual requirements.

3.2.3.9 Final CD (100% Design) Submissions

Assist the DB Contractor in preparation of final construction specifications for DB self-performed work and subcontracts, including Division 1 General Requirements and other sections emphasizing DB Contractor testing/commissioning requirements.

Assist the DB Contractor in updating the design narrative for inclusion in the final CD submissions.

3.2.3.10 Final CD Commissioning Activities

Make any needed adjustments to the OPR and commissioning plan for additional detail and clarity based on the final CD submissions.

Solicitation Number GS-04P-07-EX-D-0065 July 7, 2007

3.3 Construction Stage

3.3.1 Construction Delivery Phase

3.3.1.1 Construction Start Coordination

3.3.1.1.1 Pre-Construction Conference

Participate in a pre-construction conference.

3.3.1.2 Construction Administration

3.3.1.2.1 Construction Schedules

Review the DB Contractor construction schedule to ensure proper integration of commissioning activit ies.

3.3.1.2.2 Submittal Processing

Review and comment on the DB Contractor submittal schedule.

Coordinate with the DB Contractor and the CMa to receive all required shop drawings and product/equipment submittals affecting commissioned systems, equipment, and other commissioned building features.

Review and comment on all project submittals received.

3.3.1.2.3 Inspections and Testing

Throughout the Construction Delivery Phase the CMa will assist the GSA in coordinating and monitoring the inspections and tests performed by the DB Contractor and the CxA.

The CMa will coordinate CxA independent testing and inspection of commissioned building systems and equipment with the CxA.

3.3.1.2.4 Clarifications/Requests for Information

Receive and review DB Contractor requests for clarification/RFI’s as requested by the CMa and/or the GSA. Within 7 calendar days after receipt, return written responses including any additional documentation needed to clarify requirements or provide further information.

3.3.1.2.5 DB Contractor As-Built Drawings and Specifications

Assist the DB Contractor in updating CAD construction drawings (as-built drawings) and electronic specifications (as-built specifications) to document changes that occur, or unforeseen conditions impacting delivered work during construction.

3.3.1.3 Construction Delivery Phase Commissioning

During the Construction Delivery Phase, the DB Contractor will be required to coordinate its testing, inspection and quality assurance activities with the CxA independent testing, inspection and verification. Elements of the DB Contractor quality control plan for all systems, assemblies and equipment may overlap elements of the commissioning requirements which shall be independently verif ied by the CxA.

3.3.1.3.1 Construction Delivery Phase Commissioning Plan Updates

Solicitation Number GS-04P-07-EX-D-0065 July 7, 2007

Update and refine the commissioning plan, defining all Construction Delivery Phase commissioning roles and responsibilities specific to testing and inspection of commissioned systems and building features and performance of special testing. Maintain and update the commissioning plan, including revisions required to keep the commissioning plan current throughout the Construction Delivery Phase. Submit monthly updates of the commissioning plan throughout the Construction Delivery Phase.

3.3.1.3.2 Commissioning Schedule

Maintain and update a commissioning schedule, coordinating the commissioning work with the Project Delivery Team to ensure that commissioning activit ies are being incorporated.

3.3.1.3.3 Construction Delivery Phase Commissioning Coordination

Schedule and conduct regular commissioning coordination meetings with the Project Delivery Team.

3.3.1.3.4 Systems Coordination Plans

Review and comment on the CC systems coordination plans.

3.3.1.3.5 Commissioning Testing and Inspection Procedures

Request and review additional information required to perform commissioning tasks, including O&M materials and contractor start-up and checkout procedures.

Before systems start-up, coordinate with contractors and design engineers to obtain information and clarity on control sequences and interlocks as necessary to develop detailed testing procedures and an enhanced systems start-up and initial systems checkout plan.

Prepare and submit step-by-step commissioning test procedures for commissioned systems, including pre-functional test (PFT) procedures, functional performance test (FPT) procedures, and documentation forms and construction checklists for all commissioned equipment and assemblies. Test procedures shall include manual functional testing and energy management control system trending and may include stand-alone data-logger monitoring.

Prepare and submit an enhanced start-up and init ial systems checkout plan with contractors for commissioned equipment.

3.3.1.3.6 Construction Checklists

Verify DB Contractor completion of construction checklists as the work is accomplished.

3.3.1.3.7 Commissioning Testing and Inspection

Perform/witness independent commissioning testing and inspection, including the following tests:

Sequence testing of HVAC central plant, condenser water system, and air distribution

Emergency generator load test Building pressurization test Refrigeration/heating/air handling load tests HVAC system controls Thermographic scan Tracer gas test

Solicitation Number GS-04P-07-EX-D-0065 July 7, 2007

UFAD plenum leakage tests Uninterrupted power supply (UPS) load test Lightning protection Lighting controls tests Potable water pressure tests Testing Adjusting and Balancing tests

Perform/witness retesting and reinspection as required if initial testing and inspection indicates performance deficiencies.

Coordinate the scheduling of off-site testing (such as blast), and mockups.

Prepare and submit special testing reports, as appropriate, for building diagnostics tests of critical components and systems.

Verify proper installation of commissioned components and systems.

Incorporate subcontractor functional testing records for commissioned systems and assemblies, provided by the DB Contractor, in the commissioning record.

3.3.1.3.8 Commissioning Inspection Reports

Perform site visits, as necessary, to observe commissioned component and system installations and inspection checklist completion. Attend job-site meetings to obtain information on construction progress relative to commissioned systems.

Review construction meeting minutes for revisions/substitutions relating to the commissioning process and assist in resolving any discrepancies.

Witness demonstrations of commissioned systems operations and prepare commissioning inspection reports.

Approve air and water systems balancing by spot testing, by reviewing completed reports, and by selected site observation.

Coordinate functional testing for all commissioned systems and assemblies.

Witness and document manual functional performance tests performed by the DB Contractor for all commissioned systems and assemblies.

3.3.1.3.9 Commissioning Test Certifications

Assemble and review all commissioning test certifications as described in the testing and inspection procedures, for incorporation in the commissioning record.

3.3.1.3.10 Commissioning Issues Log

Maintain a master issues log and a separate record of functional testing. Report all issues through the CMa as they occur. Provide written progress reports and test results with recommended actions.

Assist the GSA in assuring resolution of failures reported in the commissioning issues log.

Document in the issues log the resolution of all issues identified.

Solicitation Number GS-04P-07-EX-D-0065 July 7, 2007

3.3.1.4 Turnover Process

3.3.1.4.1 Punch-List

Review the punch-list documenting remaining work.

Participate with the GSA in conducting follow-up inspections to administer resolution of punch-list items, involving the CMa, the DB Contractor, tenant agencies and other stakeholders as appropriate.

3.3.1.4.2 Operation and Maintenance (O&M) Manuals

[Edit below for regional preference of hardcopy vs. CD or electronic document submission requirement.] The DB…