ATT_3_-_Commissioning_Plan_-__Cx_Plan-final_20150330.pdf

USDA Forest Service Bridger Teton Supervisor and Jackson Ranger District Office

Commissioning Plan

Prepared for:

USDA Forest Service

Ogden, Utah

Prepared by:

3/30/2015

AG-02NV-S-15-0024 Bridger-Teton SO/District Ranger Building Construction Project Attachment 3

Table of Contents Page

1. INTRODUCTION

A. Definition of Commissioning

B. Commissioning Goal

C. Purpose of the Commissioning Plan

D. Reference Documents

2. DEFINING THE COMMISSIONING TEAM

A. Team Member Responsibilities

B. Team Representatives

3. THE COMMISSIONING PROCESS

A. Meetings

B. Communication

C. Submittal Review

D. Site Investigations

E. System Start-Up

F. Point-to-Point

G. Test and Balancing

H. Functional Performance Testing

I. Commissioning Reporting and Deficiency Tracking

J. Training

K. O&M Documentation

L. The Final Commissioning Report

4. IMPLEMENTATION FLOW CHART

A. Implementation Flow Chart

4. SYSTEMS TO BE COMMISSIONED

A. HVAC

B. ELECTRICAL

5. APPENDICES

A. Project Communication Form

B. Project Communication Log

A. Schedule

B. Pre-Functional Test Checklists and Report Log

C. Sample Functional Test Procedure

D. Expanded Contact List

Bridger Teton National Forest Supervisor and Jackson District Ranger Office

Commissioning Plan 1

Introduction

A. DEFINITION OF COMMISSIONING

Commissioning is a process for achieving, verifying, and documenting that the performance of a building and its various systems meets the design intent and the owner's operational needs. Commissioning tests the operation of the equipment and buildings systems to ensure that they operate as designed and can satisfactorily meet the needs of the building throughout the entire range of operating conditions.

B. COMMISSIONING GOAL

The goal of the commissioning process is to verify for the owner that the mechanical, electrical, plumbing, fire protection, and controls systems function interactively in compliance with the project intent, and to facilitate the orderly and efficient transfer of the systems to the Client’s Operations and Maintenance personnel.

Commissioning also documents system performance parameters for fine-tuning control sequences and operational procedures, and to facilitate future troubleshooting.

Commissioning is not intended to be a testing or inspection function that is redundant with respect to the contractor’s obligations for testing and proof of performance.

C. PURPOSE OF THE COMMISSIONING PLAN

The Commissioning Plan is based on the understanding that it is the desire, as well as the obligation, of the Construction Manager and the subcontractors to provide systems that function in accordance with the intent of the project documents. The project goal is to provide building systems that are interactively functional with respect to one another. It is the Commissioning Agent's (CxA) role to develop and manage the commissioning process as a means of verifying that this goal is accomplished, within the limits of the contract, for the systems that are included in the Commissioning Plan.

The purpose of the Commissioning Plan is to outline the scope and format of the commissioning process for this project. As commissioning is a dynamic process, the contents of this plan may evolve as the project proceeds.

D. REFERENCE DOCUMENTS

ASHRAE Guideline 0 – 2005: The Commissioning Process ASHRAE Applications Handbook – 2011 Chapter 42 – HVAC Commissioning Green Globes For New Construction Forest Service Guiding Principles

Commissioning Plan 2

Defining the Commissioning Team

A. TEAM MEMBER RESPONSIBILITIES

A successful commissioning effort results in a successful project. Therefore, the participation and cooperation of the Owner and all divisions of the construction and design teams is recognized as a critical component of the commissioning process. The members of the Commissioning Team play the following roles in the commissioning process.

1. Owner (USDA Forest Service)

The commissioning team relies on the Owner’s representative for owner input regarding the commissioning process. Key input includes:

a. Contracting Officer's Representative (COR)

The Contracting Officer’s Representative reviews the

Commissioning Plan, Schedule, and the Functional Test Procedures at their option. This review is part of training for the O&M personnel who will operate the building.

Provide input required to develop final plans and procedures that all team members accept as a fair means of compliance with the commissioning goal and the project contract.

As schedules permit, witness start-up of major equipment and the Point-to-Point testing by the controls contractor.

As schedules permit, witness demonstration of compliance with Functional Test Procedures.

Provide input for the fine tuning or trouble-shooting of system performance if either of these measures become necessary.

Assist the CxA in coordinating with the Design Team.

Attend Commissioning meetings.

The commissioning process is greatly enhanced by the participation of the design team. Areas of input include:

b. Design Team (DT)

Incorporate the commissioning specification sections into the contract documents.

Commissioning Plan 3

Review the functional test procedures provided by the CxA for compliance with the design intent.

Witness start-up of major equipment.

Witness demonstration of compliance with Functional Test Procedures.

Address any design related issues in an expeditious manner.

Attend Commissioning meetings, as necessary.

c. Commissioning Agent (CxA)

Key input includes:

Review control system point-to-point procedures and enhance them if required. Review all filled out check sheets and spot check a random selection of devices. This includes the calibration of all sensors, the action of all dampers and valves, and the reporting of it by the controls system.

Provide pre-functional test checklists for use by the contractors.

Review and approve the contractor’s start-up plan including all manufacturers’ checklists.

Periodic site investigations of installation.

Assist the Construction Manager in incorporating commissioning into the construction schedule.

Write functional test procedures and associated forms, for equipment and systems listed in section 4.

Coordinate and witness functional performance testing that will be performed by the contractors. Report findings and track all deficiencies.

Organize and attend commissioning meetings.

Organize and assimilate training documentation.

Review the O&M Manuals.

Commissioning Plan 4

Produce a commissioning final report.

Provide preventative maintenance recommendations.

2. Contracting Team

Key duties are as follows:

a. Construction Manager (CM)

Informing the CxA of significant changes to the contract documents.

Integrating the commissioning schedule into the construction schedule and updating that schedule as

Review submittals for compliance with the commissioning process.

Direct the participation by the contractors and their subcontractors.

Address any construction related issues in an expeditious manner.

Attend Commissioning meetings as required.

Address warranty issues.

b. Mechanical Contractor (MC)

Key areas of participation are:

Coordinate the participation by the Controls Contractor

(CC).

Expeditiously notify CxA of any system performance issues that arise or are identified during construction, that may modify or affect final system performance, configuration, or sequence of operation.

Start-up and testing of mechanical equipment.

Provide qualified personnel for participation in testing.

Commissioning Plan 5

Provide equipment, materials, and labor necessary to test and to correct deficiencies found during the testing process, which fulfill contract and warranty requirements.

Operate equipment and systems as required by the specifications for testing.

Participate in fine-tuning or trouble-shooting of system performance if either of these measures becomes

Provide O&M information and as-built drawings to the Construction Manager for verification, organization and distribution.

Provide training for the systems specified in Division 23.

c. Test and Balance Contractor (TAB)

The test and balance subcontractor is indirectly involved in the commissioning process. It is important for the TAB contractor to communicate the readiness of systems for functional testing.

issues that arise or are identified during balancing.

Submit a balancing agenda for review to the Commissioning Agent. Demonstrate a random selection of readings to the Commissioning Agent.

d. Electrical Contractor (EC)

Coordinate the participation by the Lighting Control Contractor and Fire Alarm Contractor.

Expeditiously notify Commissioning Agent of any system performance issues that arise or are identified during construction, that may modify or affect final system performance, configuration, or sequence of operation.

Commissioning Plan 6

Start-up and testing of electrical equipment.

Provide qualified personnel for participation in testing.

Provide equipment, materials, and labor necessary to test and to correct deficiencies found during the testing process, which fulfill contract and warranty requirements.

Operate equipment and systems as required by the specifications for testing.

Provide training for the systems specified in Division 26.

e. Controls Contractor (CC)

The participation of the Controls Contractor is extremely important to the success of the commissioning process. Critical responsibilities for Commissioning Team interaction include:

Provide CxA with controls diagrams, sequences of operations, and documentation software printouts, in time for use in preparing the Functional Test Procedures.

Review the Commissioning Plan, Schedule, and the Functional Test Procedures. Provide input required to develop final plans and procedures that all team members accept as a fair means of compliance with the commissioning goal and the project contract.

issues that arise or are identified during construction.

Participate in start-up and testing.

Provide personnel to assist the TAB subcontractor during balancing. Provide TAB subcontractor any proprietary equipment/software that is necessary for them to complete balancing.

Commissioning Plan 7

Develop point-to-point test procedures and associated forms for review by the CxA. Demonstrate point-to-point testing to the COR, at his option. Demonstrate random selection of devices to CxA.

Operate the controls system at the direction of the CxA as required during the functional testing.

Provide training for the Building Automation System.

Attend all Commissioning meetings.

B. TEAM REPRESENTATIVES **

Contracting Officer’s Rep. (COR) Architect (A) Name Name Shelley Hill-Worthen Company USDA Forest Service Company USDA Forest Service Address Address 324 25th Street

Ogden, Utah 84401 Phone Phone 801-625-5243 Fax Fax 801-625-5221 Email Email shillworthen@fs.fed.us

Electrical Engineer (EE) Mechanical Engineer (ME) Name Shane Brown Name Mike Morgan, PE Company USDA Forest Service Company Case, Lowe & Hart, Inc.

Address 324 25th Street

Ogden, Utah 84401 Address 2484 Washington Blvd. – Ste. 510

Ogden, Utah 84401 Phone 801-625-5455 Phone 801-399-5821 Fax Fax 801-399-0728 Email sabrown@fs.fed.us Email mikem@clhae.com

Commissioning Agent (CxA) Name Steve Peterson, AIA Company SystematiCx, Inc.

Address 2484 Washington Blvd, Ste. 510

Ogden, Utah 84401

Phone 801-399-5821 Fax Email stevep@systematicx.com

Commissioning Plan 8

General Contractor (GC) Electrical Contractor (EC) Name Name Company Company Address Address

Phone Phone Fax Fax Email Email

Mechanical Contractor (MC) Sheet Metal Contractor (SMC) Name Name Company Company Address Address

Phone Phone Fax Fax Email Email

Controls Contractor (CC) Test and Balance Contractor (TAB) Name Name Company Company Address Address

Phone Phone Fax Fax Email Email

Commissioning Plan 9

The Commissioning Process

The goal of commissioning, as stated on page 1, will be realized through the following process. The process is sequential, although some activities may occur simultaneously. For example, there may be duct pressure testing going on in one area and point-to-point in another, even though pressure testing should be done before point-to-point in the same area. Likewise, the point-to-point in an area needs to be complete before balancing of that area; however the balancer can be balancing in one area while point-to-point is going on in another area.

A. MEETINGS

Periodic commissioning meetings will be held. These meetings will cover commissioning and test and balance issues only. General construction issues are to be addressed in the regular construction meetings. Until startup those meetings will coincide with CxA site investigation visits. The meetings will cover items found during the site visits, will monitor progress of functional test writing and other pretest activities. During pre-commissioning checking and startup those meetings will be every other week. During testing the meetings will be weekly or as deemed appropriate.

These meetings will be the primary venue for discussing issues relating to commissioning. It is important that the appropriate individuals attend.

B. COMMUNICATION

Between meetings, it is appropriate to communicate via mail, e-mail, phone, or face-to face. All pertinent non-written communications will be documented with a memo. The commissioning agent will direct all of their communications through the owner with copies to the appropriate contractors and designers.

C. SUBMITTAL REVIEW

The Commissioning Agent will review all mechanical and electrical submittals that pertain to the systems to be commissioned as outlined in section 4. This review will allow the CxA to gather information pertinent to the production of the Pre- Functional Test checklists and the Functional Performance Tests. This review does NOT supplant the review required of the design professionals.

D. SITE INVESTIGATIONS

The inspection of the quality of construction is the Design Team's responsibility. The Design Team shall provide for the routine inspection of the construction site to ensure that the installation meets the standards of the design specifications, plans and good construction practices.

Commissioning Plan 10

The CxA shall make periodic inspections of the job during the construction phase.

The CxA’s inspection shall concentrate on those systems to be commissioned with emphasis on equipment accessibility, control sensor locations, ability to be properly balanced and ability to be commissioned. The CxA’s site inspection will also review how well the construction lends itself to the operation and maintenance by the Owner’s personnel. During these inspections, any problems identified shall be brought to the Owner’s attention. The Owner shall then review the problem with the Design Team and Contractors and a solution will be developed. The Contractor is responsible for correction of contract deficiencies identified during site investigations. The Design Team is responsible for correction of design deficiencies found during site investigations.

E. SYSTEM START-UP

As described above under team member responsibilities and in the specifications, it is each subcontractor’s responsibility to start-up the equipment in their portion of the specifications. As part of start-up, the appropriate subcontractor will fill out their respective Pre-Functional Test checklists and submit them to the CxA. A sample of a Pre-Functional Test checklist for each contractor is in the appendix of this plan. Because the checklists are equipment and system specific, production of these documents will take place after the equipment submittals are in. This task will be tracked by the CxA and Construction Manager.

F. POINT-TO-POINT

It is suggested that the controls contractor perform point-to-point testing of all control components, regardless of whether they are functionally tested. The procedures and methods for this testing will be submitted for approval. The tests will be witnessed by the Owner, at their option. The CxA will verify that all sensors have been calibrated and all actuators (damper and valve) have been adjusted for full open and full closed. All pilot positioners will be checked for proper setup. All airflow stations that are used for control will be verified.

G. TESTING AND BALANCING

As the contractors complete systems, the TAB contractor will start balancing those systems. All systems do not have to be complete before the balancer starts. It is very useful, and therefore desirable for the commissioning agent to have the balance data while performing the functional testing. Copies of balancing data taken each day will be made available to the commissioning agent.

H. FUNCTIONAL PERFORMANCE TESTING

Effective functional testing cannot begin until the contractors have completed all portions of their work and the systems are fully operational. This includes testing, start up, controls, and test and balance.

The actual Functional Test Procedure will be performed in compliance with the project specifications by the appropriate contractor(s) under the direction of the CxA. A sample of a Functional Test Procedure for an Air Handling Unit is in the

Commissioning Plan 11 appendix of this plan. Because the procedures are equipment and system specific, production of these documents will take place after the equipment submittals are in.

The flow chart on page 13 depicts the implementation procedure for functional testing.

I. COMMISSIONING REPORTING AND DEFICIENCY TRACKING

Throughout the process, items requiring attention will be reported on a project communication form and tracked via resolution log. Examples of these forms can be found in the Appendix. These items will be treated like any other punch list, with room on the report for answers. The reports and the log will become part of the final Commissioning O&M manual.

J. TRAINING

As described in the specifications, each contractor is responsible for training of equipment and systems in their respective sections. Each contractor will submit a training plan to the CxA for review. This plan will include the design intent of the equipment or system, use of the O&M manuals, review of controls, interaction with other systems, adjustments and optimizing methods for energy conservation, relevant health and safety issues, special maintenance and replacement sources, and tenant interaction issues. The Construction Manager is responsible for scheduling the training and video recording the training for the Owners future use.

The CM will submit a schedule to the CxA for review.

K. O&M DOCUMENTATION

As described in the specifications, each contractor is responsible for submitting operation and maintenance information for each piece of equipment and/or system in their respective sections. The O&M data shall include: instructions for installation, maintenance, replacement, start-up, special maintenance and replacement sources, parts list, list of special tools, performance data (including fan and pump curves), and warranty information.

The controls O&M data shall include: as-built documentation package that includes a narrative for normal operation, shutdown, unoccupied operation, seasonal changeover, manual operation, controls setup and programming, troubleshooting, alarms, control drawings, and schematics and final sequences of operation.

This information is expected to be project specific.

L. THE FINAL COMMISSIONING REPORT

The CxA will produce the final commissioning report. This manual will contain, at a minimum, the following documentation:

1. Executive Summary

2. The Commissioning Plan

3. Executed Start-up Reports/Pre-Functional Checklists

Commissioning Plan 12

4. Executed Point-to-point Check Sheets

5. Executed Functional Test Procedures/Record Sheets

6. Site Observation Reports

7. O&M Manual Review

8. Training Review

9. Project Communication Forms/Log

10.Pertinent correspondence/meeting minutes

Commissioning Plan 13

Commissioning Plan 14

Systems to be Commissioned The following is a list of equipment that will be functionally tested, what features will be tested, and those who will participate. Participation by the owner is at their discretion; participation by the design engineers is always welcome.

HVAC

Water Source Heat Recovery Unit (HR-1, HR-2) Features to be tested: Start/stop, staging/modulation of compressors, alarms.

Participants: CxA, CC, MC (operate unit only)

Geothermal Loop and Pumps (P-1, P-2, P-3) Features to be tested: Start/stop of pumps, switching from lead to lag pump, loop temperatures, status, alarms.

Participants: CxA, CC, MC (operate unit only)

Exhaust Fan (EF-1, EF-2) Features to be tested: Start/stop by time schedule and override, status, alarms.

Participants: CxA, CC, MC (operate unit only)

Branch Selector Boxes (BSB-1, BSB-2) Features to be tested: Proper heating or cooling mode and switchover.

Participants: CxA, CC, MC (operate unit only)

Fan Coil Units (FCs – 25%) Features to be tested: Start/stop fans via schedule and override, airflow, temperature control, and alarms.

Participants: CxA, CC, MC (operate unit only)

Outdoor Air Unit (OAU-1) Features to be tested: Occupied/unoccupied modes, airflow, temperature control (heating and cooling).

Participants: CxA, CC, MC (operate unit only)

Duct-Free Split (DX-1, DX-2) Features to be tested: Temperature control and compressor modulation.

Participants: CxA, CC, MC (operate unit only)

Building Automation System (BAS) Features to be tested: Communication with all mechanical equipment, trending capabilities, graphics (layout, real-time reporting, ease of navigation), set points, feedback, and miscellaneous alarms.

Participants: CxA, CC

Commissioning Plan 15

ELECTRICAL

Lighting Control (LC) Features to be tested: Daylighting controls, motion sensors, photo sensors, and occupied/unoccupied modes of operation.

Participants: CxA, EC

Electric Wall Heaters (EWH-1, EWH-2, EWH-3) Features to be tested: Temperature control, on/off.

Participants: CxA, EC

Electrical Distribution Features to be checked/tested: Switchgear, MCC’s, power panel boards, transformers, raceway/boxes, conductors/cables, and grounding system.

Participants: CxA, EC

Telecommunications Features to be checked/tested: Function of telecommunications contact points.

Participants: CxA, EC

Commissioning Plan 16

Commissioning Plan Appendices

Appendices

A. Project Communication Form

B. Project Communication Log

C. Schedule (to be developed in conjunction with the Construction schedule)

D. Pre-Functional Test Checklists Report Log and

E. Sample Functional Test Procedure

Appendix A

Project Communication Form

Project Communication

Issue Date: Report No.:

Design Construction Warranty Transmittal Request for Information Observation Test Report Other Document Examination Meeting Minutes Daily Report

To:

Project:

Project No.: Activity Date(s):

Item:

Reference Document/Dwg/Specification:

Description:

Recommendations:

By:

Signature

Date

Required Response Date:

Response Action(s) Taken:

By: Of:

Signature Company Date

Appendix B

Project Communication Log

Appendix C

Schedule (Not Being Issued At This Time)

Appendix D

Pre-Functional Test Checklists and Report Log

Appendix E

Sample Functional Test Procedure

FUNCTIONAL CHECKLIST

PROJECT:

PROJECT #:

REPORT ID:

1. Submittals and Approvals

Signature Signature

Printed Name Printed Name

Company Company

Date Date

Signature Signature

Printed Name Printed Name

Company Company

Date Date

Signature

Printed Name

Company

Date

Signature Signature

Printed Name Printed Name

Company Company

Date Date

General Contractor

Electrical Contractor

Temperature Controls Contractor

EQUIPMENT ID:

Approvals: This filled-out checklist has been reviewed. Its completion is approved with the exceptions noted.

Owner's Representative

EF-1

Commissioning Authority

DATE:

TAB Contractor

FC - EF Exhaust Fan

Mechanical Contractor

LOCATION:

Project Title :

Job#: 1 of 3 Equipment ID: F‐1

2. General Notes:

3. Required associated documentation

Yes NO

Yes NO

Yes NO

Yes NO

4. Operating Parameters

CFM CFM

6. Test Procedure

No. Pass/Fail Notes

Simulate fan failure.

Release fan failure

1. Alarm at Building Alarm System

2. Email or text sent to designated recipient

1. OML Classroom Exhaust fan shall be operated by switch, when deemed necessary by occupants

2. In the event of the failure of any piece of equipment, an alarm shall be indicated at the BMS screen. additionally, an alarm email or text message be sent to designated devices. as input by user / owner / Controller.

Prior to performing the following functional test all prefunctional forms should be completed and returned to SystematiCx Inc. It is recommended the contractors perform pre-testing with building managements consent. General contractor shall provide all necessary MOP's to building management to perform the following test.

Command EF On & Off utilizing occupied / unoccupied mode

1. Fan commanded "On" with status change to occupied.

2. Fan commanded "Off" with status change to unoccupied.

Verify system has been operating at stable, normal conditions.

1. Unit is operating properly

1. Test and Balance report.

2. Control (BMS) drawings.

Expected Value Observed Value

Maximum Airflow:

Test Expected Result

1. System returns to normal operation.

3. Completed pre-functional forms

4. O & M manual

5. Sequence of Operation

Project Title :

Job#: 2 of 3 Equipment ID: F‐1

7. Notes

Note

END OF CHECKLIST

Description

Project Title :

Job#: 3 of 3 Equipment ID: F‐1