Appendix B-Project Manual_08292025REV09102025.pdf

ADAMS 12 FIVE STAR SCHOOL DISTRICT

BUILDING AUTOMATION UPGRADE

PROJECT:

BUILDING CONTROLS RETROFIT

– PROJECT MANUAL –

100% CD Issue for Construction

August 29, 2025

1905 Sherman St., Suite 1040

Denver, CO 80203 303.942.1713

Appendix B

Adams 12 Five Star Schools Phase 6: Building Controls Retrofit

Table of Contents

Project Team

Division 01

011100 Summary of Work 012600 Modification Procedures 012900 Payment Procedures 013113 Mechanical and Electrical Coordination 013119 Project Meetings 013300 Submittals 014200 Reference Standards 015000 Construction Facilities and Temporary Controls 016000 Product Requirements 017500 Facility Startup and Commissioning 017700 Contract Closeout 019300 Maintenance

Division 23

230593 Testing, Adjusting, and Balancing for HVAC 230800 Commissioning for HVAC 230913 Instrumentation and Control Devices for HVAC 230923 Direct Digital Control Systems 230933 Electric and Electronic Control System for HVAC

230993.1 Meridian Sequence of Operations for HVAC Controls

230993.2 Coronado Hills Sequence of Operations for HVAC Controls

230993.3 Coyote Ridge Sequence of Operations for HVAC Controls

Division 26 260000 Electrical General Criteria 260050 Common Work Results for Electrical

260800 Commissioning of Electrical Systems 260900 Instrumentation and Control for Electrical Systems 262416 Panel Boards

Adams 12 Five Star Schools Phase 6: Building Controls Retrofit

Project Team

Project Addresses:

Coyote Ridge Elementary School 13770 Broadlands Dr, Broomfield, CO 80023

Coronado Hills Elementary School 8300 Downing Dr, Denver, CO 80229

Meridian Elementary School 14256 McKay Park Cir, Broomfield, CO 80023

Owner:

Adams 12 Five Star Schools Thornton, CO

Gordon Rowley Construction Project Manager 720-972-4233 Gordon.K.Rowley@adams12.org

Ed Jolly Energy Engineer 303-324-2447 Edward.L.Jolly@adams12.org

Design Engineer:

Iconergy, LTD

Erik Jeannette Director of Engineering 5277 Manhattan Circle, Suite 160 Boulder, CO 80303 720-949-5943 ejeannette@iconergy.com

Aidan Manzanares Project Engineer 720-778-6158 amanzanares@iconergy.com

SECTION 011100

ADAMS 12 FIVE STAR SCHOOLS (“District”) TECHNICAL GUIDELINES

April 2025

SECTION 011100 - SUMMARY OF WORK

PART 1 GENERAL

1.01 Introduction

A. Section 01 requirements have an immense leverage on direct and indirect project costs and District obligation. Specifiers are cautioned to refrain from over-specifying Section 01.

1.01 Summary

A. Work Covered by Contract Documents:

1. Name school(s) and address(es).

2. One paragraph outline of work.

B. Contracts:

1. Single lump sum general contract preferred. For specific projects where scope of work is ill-defined or fast-tracking is required, the Construction Manager / General Contractor (CMGC) is preferred.

2. The District uses a modified AIA contract document. Multiple prime contracts not permitted unless authorized by District

C. Work Under Other Contracts:

1. This is a common occurrence in District facilities; coordination is critical.

2. Typical separate contracts:

a. Comcast, Century Link, and Xcel provide most cable, telephone, natural gas, electrical and utility extensions.

b. Building automation, CCTV, security, access control, radio and other special systems as determined by the District.

c. Commissioning.

d. Materials testing and construction observation.

D. Work Sequence:

1. Complex schedules, phased construction are common.

2. Coordinate with District personnel.

E. Contractor Use of Premises - General:

1. Limit access to locations and schedules arranged in advance with District personnel.

ADAMS 12 FIVE STAR SCHOOLS (“District”) TECHNICAL GUIDELINES

2. Define Contractor areas for work, access, staging, storage, etc.

3. Provide for safety, fire exiting, and separation of students from all construction areas.

4. Tobacco and marijuana anywhere on the premises is prohibited by state statute.

Tobacco and marijuana users must be off school grounds. This includes using tobacco and marijuana in automobiles, on roofs, or any other place.

5. Contractors must park only in pre-arranged locations. Sensitivity to neighborhood concerns must be maintained for all impacting construction activities.

F. Contractor Use of Premises - Existing Buildings:

1. Contractor personnel prohibited from contact with students or accessing undesignated areas. This specifically excludes use of cafeteria or restroom facilities.

2. One set of toilet facilities will be defined at preconstruction conference for contractor personnel use - for sanitary purposes only.

3. Room/area may be designated for use as Field Office.

a. Must be vacated by date of substantial completion, regardless of authorized adjustments to construction schedule.

4. Limit/contain smoke, dust, dirt, noise - including radios to immediate work area.

5. Broom-clean work area daily.

G. Occupancy Requirements - Existing Buildings:

1. Allow for continued occupancy, access, and egress.

H. Pre-purchased Systems/Components:

1. With prior approval of District.

2. Architect shall prepare a schedule identifying long lead items or other components requiring pre-purchase in the DD Submittal.

3. Generally such items are procured by District, and then assigned to the general contract for construction.

I. District-Furnished Contractor-Installed Products:

1. Refer to attached FF&E Responsibility Matrix.

J. District-Furnished District-Installed Products

1. Refer to attached FF&E Responsibility Matrix.

ADAMS 12 FIVE STAR SCHOOLS (“District”) TECHNICAL GUIDELINES

PART 2 REFERENCE DOCUMENTS

2.01 District Documents

A. Energy and Utility Conservation Executive Summary

B. Planning and Design Guidelines

C. Educational Specifications

D. These Technical Guidelines

E. AIA Contracts modified to District standards

2.02 Project Control Documents

A. Bonds, Liability Insurance or Other Project Specific Requirements

B. Builder’s Risk Insurance

C. Permits

D. Licensing Requirements

E. International Building Codes

F. Occupational Safety and Health Administration (OSHA)

G. Local Fire Department Requirements

H. Colorado Department of Labor Regulations

I. Colorado Department of Health Regulations

END

SECTION 012600

ADAMS 12 FIVE STAR SCHOOLS (“District”) TECHNICAL GUIDELINES

SECTION 012600 - MODIFICATION PROCEDURES

1.01 Summary

A. Change Orders: AIA standard form submitted through Architect and effective only after written approval and signature by District. As-builts must reflect all changes.

B. Contractor Substitutions: only accepted at the time of Contract and effective only after written approval of the Architect and signature by District. As-builts must reflect all changes.

C. Architectural Supplemental Instructions: written on AIA standard form or form provided by the Architect (approved by District) and effective only after written approval and signature by District. As-builts must reflect all changes.

D. Field Orders: written on AIA standard form or form provided by the Architect (approved by District) and signed by Architect. Field Orders shall only be employed when cost impacts are minor, neutral or result in a decrease in project costs, and must be supported by a subsequent Change Order.

E. Change Directives: written on AIA standard form or form provided by the Architect

(approved by District) submitted through Architect and effective only after written approval and signature by District. As-builts must reflect all changes.

F. Request for Information (RFI). RFIs are generated from the field and submitted to the

Architect for further information or clarification. The District requires that all RFIs and their responses be logged and maintained on-site by the Contractor. RFIs impacting the project costs or schedule must be supported by a subsequent Change Order.

G. Quotation Requests (QRs) or Proposal Requests (PRs) are often issued in response to a previous RFI, and seek specific pricing or scheduling impacts from vendors or contractors on the project for consideration by the Architect and District. To be written on AIA standard form or form provided by Architect (approved by District) QRs (PRs) must be supported by a subsequent Change Order in order to be accepted and incorporated into the work.

SECTION 012900

SECTION 012900 - PAYMENT PROCEDURES

1.01 SUMMARY

A. See General Conditions.

B. Schedule of Values: submit according to General Conditions.

C. Applications for Payment: submit on AIA G702 form or in other pre-approved format no more frequently than monthly intervals.

1. Payments will generally be submitted to the Architect, who will review Applications for Payment and recommend approval to the District.

a. Schedules for invoice delivery are according to General Conditions and timeframes for timely processing after receipt by District.

2. For final payment, submit two separate applications as follows:

a. 100% completion, less retainage.

b. Retainage only.

D. Unit Prices:

1. Reserve for items of variable/indeterminate scope.

2. Precise definitions of unit and included costs are required.

a. Unit prices are inclusive of direct and indirect costs such as labor, material, equipment, overhead, profit.

b. Employ only with the consent of the District.

c. Establish, define, and enforce mechanisms for measurement and verification.

d. Designate unit quantities on Schedule of Values for each Application for

Payment.

SECTION 013113

SECTION 013113 – MECHANICAL AND ELECTRICAL COORDINATION

PART 1- GENERAL

1.01 SUMMARY

A. Mechanical and Electrical Coordination:

1. All wiring required in Divisions 21, 22 and 23 shall be installed according to the guidelines and requirements of Division 26. All wiring greater than 50 volts shall be installed by licensed journeymen electricians.

2. Designate and define responsibilities for:

a. Switches - line, disconnect.

b. Panels - control, fuse, access.

c. Architectural items - cutouts, penetrations, fire stopping, grilles.

d. Structural items - supports.

e. Miscellaneous - fittings, valves, traps, flues, vents.

f. Data, telephone, video.

g. Security, radio, fire alarm.

h. Specifications must include a summary by CSI section or division designating responsibilities to Provide/Rough-In/Install/Connect specified Mechanical/ Electrical/Controls components.

3. Confirm clearances, and reconfigure conflicts.

1.02 COMMISSIONING

A. Projects will have selected building systems commissioned. The equipment and systems to be commissioned are specified in Division 22, 23, and 26. The commissioning process is described in Division 1. The commissioning process will be directed by a Commissioning Agent whose services will be provided by the District.

SECTION 013119

SECTION 013119 - PROJECT MEETINGS

PART 1 – GENERAL

1.01 SUMMARY

A. Preconstruction Conferences:

1. Use standard format for agenda.

B. Progress Meetings:

1. Weekly Owner, Architect, Contractor (OAC) meetings.

2. During equipment start-up and functional testing OAC meetings shall include commissioning coordination in addition to the standard meeting format.

3. Contractor responsible for producing meeting minutes.

SECTION 013300

SECTION 013300 - SUBMITTALS

PART 1 – GENERAL

1.01 SUMMARY

A. All submittals shall to be distributed electronically in a .pdf format (other formats per Architect’s and District’s acceptance) directly to Architect, and the Engineer or Consultant, and District, and in addition, the Commissioning Agent shall receive a copy of the submittals for equipment to be commissioned.

1. Commissioning Agent submits redlined comments to District and Mechanical or Electrical Engineer.

2. District sends comments to Architect, and the Engineer or Consultant as appropriate.

3. Architect, and the Engineer or Consultant consolidate comments with reference to the District or Commissioning Agent for clarification if necessary before sending final consolidated redlined comments to the Architect.

B. Architect returns redlined submittal to the Contractor, District, and Commissioning Agent.

C. Contractor receives the stamped electronic submittals and distributes to the subcontractor.

D. Resubmittals shall follow the same procedure until an approved submittal has been distributed.

E. The Contractor will receive a written request from the Commissioning Agent requesting specific information needed about each piece of commissioned equipment or system.

SECTION 014200

SECTION 014200 - REFERENCES

PART 1 – GENERAL

1.01 SUMMARY

A. Reference Standards: Copies of referenced standards included in specification shall be made available to the District upon request.

B. Abbreviations.

C. Symbols.

D. Definition.

E. Contractor required to have copies of all reference standards in job site office.

SECTION 015000

SECTION 015000-CONSTRUCTION FACILITIES AND TEMPORARY CONTROLS

PART 1 – GENERAL

1.01 SUMMARY

A. Refer to General Conditions.

B. Mobilization.

C. Temporary Utilities:

1. For general construction work in existing buildings, District usually provides the following utilities without charge to the Contractor:

a. Gas.

b. Water.

c. Electricity.

d. Phone and Internet

e. Heat / normal ventilation (but not air conditioning). Contractor shall limit system use during activities (e.g., drywall sanding) that will contaminate duct systems.

f. Facility restrooms shall not be used. Portable toilets must be provided.

2. For new construction work, Contractor shall provide and pay for the following utilities during construction:

a. Gas

b. Water

c. Electricity

d. Phone and Internet

e. Heat / normal ventilation. New mechanical systems shall not be used prior to commissioned start-up of systems. Contractor shall limit system use during activities that will contaminate duct system.

f. Facility restrooms shall not be used. Portable toilets must be provided.

3. Use of sanitary sewer is permitted for normal wastewater only; not construction debris, plaster, paints, etc.

a. Contractor will be responsible for cleanout and correction of related damage due to blockages.

SECTION 015000

D. Temporary Construction.

E. Construction Aids.

F. Barriers and Enclosures.

G. Security:

1. Site and building access: limit per extent needed for construction and show on drawings.

2. Contractor is responsible for safeguarding site from theft and vandalism.

a. Graffiti shall be removed within 24 hours.

b. Security guard may be used by Contractor at Contractor's expense.

H. Access roads and parking areas:

1. Designate areas that can be used.

2. Contractor's activities and equipment shall not block school's access to parking, bus loop, drop-off areas, and service areas.

I. Temporary Controls.

J. Traffic Regulation.

K. Project Identification and Signs: project sign provided by Contractor. See Section 015800 – Project Sign.

L. Field Office and Sheds: Coordinate locations with District Project Manager.

M. Site Rules on District Property:

1. No alcohol, firearms, drugs.

2. No crude or offensive language, harassment.

3. No smoking, tobacco, or marijuana.

SECTION 016000

SECTION 016000 - PRODUCT REQUIREMENTS

PART 1 – GENERAL

1.01 SUMMARY

A. Refer to General Conditions.

B. Installation standards:

1. Generally accepted industry standards for each trade supplement these Technical Guidelines.

C. Product Options and Substitutions:

1. Special caution is critical for substitutions and "equals" of mechanical and electrical equipment.

2. In addition to performance criteria, evaluate:

a. Physical size, configuration

b. Maintenance access

c. Replacement of components or entire equipment item.

d. Ramifications for other components of the finished construction.

e. Compatibility with District maintenance programs.

f. Operating efficiencies.

g. Equipment life.

h. Maintenance costs.

D. Ownership of salvageable material / equipment is to be determined by the District's Project Manager. Typical Owner-salvaged items include:

1. Mechanical units, equipment, motors, and fans. Contractor shall lower this equipment to ground level for access by the District. Determine final disposition with the District before lowering the equipment.

2. Fire alarm control panels.

3. Electrical wiring.

4. Clocks / intercom system components and consoles.

5. Door hardware.

SECTION 017500

SECTION 017500 - FACILITY STARTUP/COMMISSIONING

1.01 Description

A. Commissioning. Commissioning is a systematic process of ensuring that all building systems perform interactively according to the design intent and the District’s operational needs.

B. The commissioning process does not take away from or reduce the responsibility of the system designers or installing contractors to provide a finished and fully functioning product.

1.02 Coordination

A. Scheduling. The Commissioning Agent (CxA) will work with the District to schedule the commissioning activities. The CxA will provide sufficient notice to the Architect, Engineer, Contractor, and District for scheduling commissioning activities. The Contractor will integrate all commissioning activities into the master schedule. All parties will address scheduling problems and make necessary notifications in a timely manner in order to expedite the commissioning process.

1.03 Related Work

A. Specific commissioning requirements are given in the following sections of these specifications. All of the following sections apply to the Work of this section.

013113 Mechanical and Electrical Coordination: Introduces commissioning and refers to other Divisions.

013119 Project Meetings: Alerts all parties that additional agenda items may be required in project meetings.

013300 Submittals: Alerts all parties that additional detail in submittals may be required and directs to Division 01.

017500 Facility Start-Up/ Commissioning: Defines commissioning objectives and refers to Division

01.

017700 Contract Close-out: Defines commissioning related milestones, relative to phases of project closeout and completion. Operations and Maintenance manual review by commissioning agent.

230800 Commissioning of HVAC: Alerts all parties of commissioning related responsibilities.

230900 Instrumentation and

Control for HVAC: .

230593 Testing and Balancing Materials and Methods:

260800 Commissioning of Electrical Systems: Identifies scope of commissioning work on electrical distribution system.

263200 Packaged Generator Assemblies:

280800 Commissioning of Electrical Safety and Security:

283100 Fire Detection and Alarm:

281600 Intrusion Detection:

260126 Maintenance Testing of Electrical Systems: Coordination of this section.

PART 2 PRODUCTS

2.01 Test Equipment

A. All standard testing equipment required to perform startup and initial checkout and required functional performance testing shall be provided by the Division contractor for the equipment being tested. For example, the mechanical contractor of Division 23 shall ultimately be responsible for all standard testing equipment for the HVAC system and controls system in Division 23, except for equipment specific to and used by Testing and Balancing Contractor in their commissioning responsibilities.

B. Data logging equipment and software required to test equipment will be provided by the CxA, but shall not become the property of the District.

C. All testing equipment shall be of sufficient quality and accuracy to test and/or measure system performance with the tolerances specified in the Specifications.

PART 3 EXECUTION

3.01 Meetings

A. Scoping Meeting. Within 30 to 60 days of commencement of construction, the CxA will schedule, plan and conduct a commissioning scoping meeting with the entire commissioning team in attendance. Meeting minutes will be distributed to all parties by the CxA. Information gathered from this meeting will allow the CxA to revise the Commissioning Plan.

B. Miscellaneous Meetings. Other meetings will be planned and conducted by the CxA as construction progresses. These meetings will cover coordination, deficiency resolution and planning issues with particular sub-contractors. The CxA will plan these meetings and will minimize unnecessary time being spent by sub-contractors.

3.02 Reporting

A. The CxA will provide regular reports to the District with increasing frequency as construction and commissioning progresses.

B. The CxA will regularly communicate with all members of the commissioning team, keeping them apprised of commissioning progress and scheduling changes through memos, progress reports, etc.

C. A final Commissioning Report is compiled which summarizes the procedures, findings, conclusions, and recommendations of the commissioning process.

3.03 Submittals

A. The CxA will provide the Contractor and their appropriate subcontractors with a specific request for the type of submittal documentation the CxA requires to facilitate the commissioning work.

B. The CxA will review submittals related to the commissioned equipment for conformance to the

Contract Documents as it relates to the commissioning process, to the functional performance of the equipment and adequacy for developing test procedures. This review is intended primarily to aid in the development of functional testing procedures.

C. The CxA may request additional design and operations narrative from the Architect and

Controls Contractor.

3.04 Start-Up, Pre-functional Checklists and Initial Checkout

A. General. Pre-functional Checklists are developed and completed for all major equipment and systems being commissioned. The checklist captures equipment nameplate and characteristics data, confirming the as-built status of the equipment or system. These checklists also ensure that the systems are complete and operational, so that the functional performance testing can be scheduled.

3.05 Functional Performance Testing

A. Objectives and Scope. The objective of functional performance testing is to demonstrate that each system is operating according to the documented design intent and Contract Documents. In general, each system should be operated through all modes of operation (seasonal, occupied, unoccupied, warm-up, cool-down, part- and full-load) where there is a specified system response. Verifying each sequence in the sequences of operation is required. Proper responses to such modes and conditions as power failure, freeze condition, low oil pressure, no flow, equipment failure, etc. shall also be tested.

B. Development of Test Procedures. Before test procedures are written, the CxA shall obtain all requested documentation and a current list of change orders affecting equipment or systems, including an updated points list, program code, control sequences and parameters. The CxA shall develop specific test procedures and forms to verify and document proper operation of each piece of equipment and system. Prior to execution, the CxA shall provide a copy of the test procedures to the sub-contractor(s) who shall review the tests for feasibility, safety, equipment and warranty protection. The CxA may submit the tests to the Architect and Engineer for review. The CxA shall review District-contracted or factory testing which the CxA is not responsible to oversee and shall determine what further testing may be required to comply with the Specifications.

Redundancy of testing shall be minimized.

C. Coordination and Scheduling. The sub-contractor shall provide sufficient notice to the CxA regarding their completion schedule for the pre-functional checklists and startup of all equipment and systems. The CxA will schedule functional tests through the Contractor.

The CxA shall direct, witness and document the functional testing of all equipment and systems. The sub-contractors shall execute the tests.

D. Problem Solving. The CxA will recommend solutions to problems found, however the burden of responsibility to solve, correct and retest problems is with the Contractor and Architect.

3.06 Documentation, Non-Conformance and Approval of Tests

A. Documentation. The CxA shall witness and document the results of all functional performance tests using forms developed for that purpose. Prior to testing, these forms are provided to the PM for review and approval.

B. Approval. The CxA notes each satisfactorily demonstrated function on the test form. Formal approval of the functional test is made later after review by the CxA. The CxA recommends acceptance of each test to the District. The District gives final approval on each test, providing a signed copy to the CxA and the Contractor.

3.07 Operating and Maintenance Manuals

A. Standard O&M Manuals.

1. The specific content and format requirements for the standard O&M manuals are detailed in Section 017700.

2. CxA Review and Approval. Prior to substantial completion, the CxA shall review the O&M manuals, documentation and redline as-builts for systems that were commissioned to verify compliance with the Specifications. The CxA will communicate deficiencies in the manuals to the District and Contractor. This work does not supersede the Architect’s review of the O&M manuals according to the Architect’s contract.

B. Commissioning Record in O&M Manuals.

1. The CxA is responsible to compile, organize and index all commissioning data by equipment into labeled, indexed and tabbed, three-ring binders and deliver it to the District. Three copies of the manuals will be provided. The manuals shall include the Commissioning Plan, Final Commissioning Report, System Type, Design Intent narrative, Startup and Pre-functional checklists, Functional performance tests, trending and analysis, approvals and corrections, training plan, records, and approvals.

3.08 Training of District Personnel

A. The Contractor shall be responsible for training coordination and scheduling and for ensuring that training is completed.

B. The CxA shall be responsible for overseeing and approving the content and adequacy of the training of District personnel for commissioned equipment.

C. The specific training requirements of District personnel specified in Divisions 22, 23, 26, and

28.

SECTION 017700

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SECTION 017700- CONTRACT CLOSEOUT

PART 1 – GENERAL

1.01 REQUIREMENTS INCLUDED

A. Closeout Procedures

B. Project Record Documents

C. Operation and Maintenance Manual

D. Warranties and Bonds

E. Spare Parts and Maintenance Materials

F. Environmental Documentation

1.02 PROJECT AS-BUILT DOCUMENTS

A. General

1. Maintain at the job site one record copy of Contract Drawings, Specifications, Addenda, approved Shop Drawings, Change Orders, other modification to the Contract, field test records and other approved documents.

2. Accurately mark these documents with all changes made during construction.

3. Mark notes on record documents with pencil or ink of a contrasting color. For electronic record documents, mark notes in contrasting color text.

4. Project record documents shall be stored apart from documents used for construction. Do not use record documents for construction. Maintain documents in a clean legible condition.

5. Label each document "PROJECT RECORD COPY" in large, bold printed letters.

Keep record documents current. Do not permanently conceal any work until required information has been recorded.

6. Make the project record documents available at all times for the District's, Architect's, or Engineer's inspection.

B. AS-BUILT DOCUMENTS

1. At project closeout, submit as-built documents to Architect. Architect will submit final record documents to owner per Consultant Guidelines, Section 08.

2. As-Built Construction Drawings:

a. Contract Documents annotated / revised to clearly indicate "as-built" conditions including but not limited to:

i. Addenda

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ii. Bid Alternates accepted / not accepted

iii. Change Orders, Field Orders, Proposal Requests, etc.

iv. Differing / uncovered conditions

v. Size / position / dimensional differences exceeding 4 inches

vi. Other items not originally indicated in the scope of work.

b. Supplemental Drawings:

i. Annotate to cross reference bid drawings to supplements.

3. Post Construction as-built site survey:

a. Required unless otherwise determined by District.

b. Survey and document entire site incorporated within preconstruction survey.

4. As-Built Specifications:

a. Identify or edit the following for each section:

i. Manufacturer, trade name, catalog number and supplier of each product and item or equipment actually installed if different than that which is given in the specifications.

ii. Color, texture, pattern.

iii. Specification changes made by Addendum, Change Order, Alternate, Field Order, or other document.

iv. Sub-contractor that performed the work.

5. Shop Drawings:

a. Submit ALL project shop drawings.

i. Shop drawings are required to be provided in a PDF format, indexed and hyperlinked.

6.

a. As-built “record” shop drawings are required for systems that are designed by a subcontractor.

b. At a minimum, the following “record” shop drawings are required:

i. Fire Alarm

ii. Fire Sprinkler

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iii. Irrigation Systems

iv. AV Systems

v. Specialty Equipment

c. As-built “record” shop drawings are required to be labeled as “Records”.

The drawings should show an accurate representation of what was constructed.

d. As-built “record” shop drawings format:

i. Shop drawings are required to be provided in a PDF format, indexed and hyperlinked.

ii.

iii. Submit all CAD files associated with the “record” Shop drawings in a .dwg format. Use the “BIND” command to bind all external references (X-REFS) to the file so that the AutoCAD file shows a true representation of its associated drawing(s).

1.03 OPERATION AND MAINTENANCE MANUAL

A. Scope

1. The work of this Section includes operating and maintenance instructions and manuals assembled by the Contractor and submitted to the District by the Architect for equipment and material installed on the project.

2. Submit to the District, Architect, and Commissioning Agent for review prior to submittal to the District.

3. Instruct District's personnel in maintenance and operation of equipment and systems.

4. Related Work Specified Elsewhere (as applicable):

a. Submittals: Section 013300

b. Facility Startup and Commissioning: Section 017500

B. Format

1. Submit one (1) digital copy in PDF format to District in final corrected form. PDF must be fully bookmarked, indexed, and hyperlinked.

2. Provide all documentation through the District provided Google Drive Link. No DVD, CD, USB, or email transmission will be accepted.

C. Content

1. A cover page indicating the title of the project and date of completion.

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2. A table of contents, arranged in order of specification division then presented alphabetically within each division. Table of contents must be hyperlinked to quickly navigate to divisions.

3. A project directory that lists the name of district personnel, architect, contractor, and sub-contractors associated with the project. List the name of that firm’s responsible executive officer, business address, email, and telephone number.

4. Include original plus photocopy of the warranty letter within the applicable specification division. Warranties shall be clear as to the start date, duration, and responsible party.

5. List for each product the name, address and telephone number of:

a. Installing subcontractor.

b. Maintenance contractor, if appropriate.

c. Identify area of responsibility of each.

d. Local source of supply for parts and replacement.

6. Identify each product by product name and other identifying symbols as set forth in the Contract Documents.

7. General catalog data sheets: Must include all sheets pertinent to the installed product. Annotate each sheet to clearly identify the installed product and data applicable to installation. Delete or overwrite inapplicable information.

8. Supplement product data with drawings as necessary to clearly illustrate:

a. Relationship of component parts of equipment and systems.

b. Control and flow diagrams of devices installed.

9. Coordinate drawings with data to ensure correct illustration of completed installation. Do not use Project Record Documents as maintenance drawings.

10. Add written text as required to supplement product data and organize into a consistent format under separate headings for different procedures. Provide logical sequence of instructions for each procedure.

11. List proper procedures in event of failure.

12. List instances which might affect validity of warranties or bonds.

13. Diagrams and Charts:

a. Each subcontractor's coordination drawings, if any, and as-installed color coded diagrams.

b. Charts of equipment with location and function of each.

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c. List of manufacturer's recommended spare parts, their current prices and recommended quantities to be maintained in storage.

14. List of tagged valves.

D. Manufacturers' Manuals for Equipment and Systems:

1. Submit the complete manuals (1 digital copy, .pdf format). Submit as a single document. File to be digitally bookmarked, indexed, and hyperlinked.) including the following as applicable:

a. Description of unit and component parts:

i. Function, normal operating characteristics and limiting conditions.

ii. Performance curves, engineering data and tests for pumps larger than 3/4 HP and fans greater than 1,000 cfm. Curves shall include flow rate, pressure, HP, RPM and efficiency.

iii. Complete nomenclature and commercial part number of replaceable parts.

b. Recommended procedures:

i. Start-up, break-in, routine lubrication and operating instructions and cautions.

ii. Regulation, control, start/stop, shut-down and emergency instructions.

iii. Special summer and winter operating cautions.

c. Maintenance:

i. Routine care.

ii. Guide to trouble shooting.

iii. Disassembly, repair and reassembly.

iv. Alignment, adjusting and checking.

v. Water treatment.

vi. List of required lubricants and schedule.

vii. Filter cleaning or replacement schedule.

viii. Parts list, illustrations, assembly drawings and diagrams required for maintenance.

ix. Predicted life of parts subject to wear.

2. Itemized list of kitchen equipment, including value of each item for asset inventory purposes.

E. Training of District's Personnel:

1. Prior to final acceptance inspection, fully train District's designated operating and maintenance personnel in operation, adjustment and maintenance of installed equipment and integrated systems.

2. Seven days’ notice required when scheduling training.

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3. The Operation and Maintenance Manual shall constitute the textbook for instruction.

4. Review contents of manual in detail to explain all aspects of operations and maintenance.

1.04 WARRANTIES AND BONDS

A. Provide original plus photocopy. Execute Contractor's submittals and assemble documents executed by subcontractors, suppliers, and manufacturers. Provide table of contents and assemble in binder with durable plastic cover.

B. Warranties shall be clear as to the warranty start date, duration, and responsible party.

C. Submit material prior to final application for payment.

1.05 SPARE PARTS AND MAINTENANCE MATERIALS

A. Provide products, spare parts and maintenance materials in quantities specified in each Section, in addition to that used for construction of work.

B. Label with project, material, date, contractor, identification.

C. For items of work delayed materially beyond date of Substantial Completion, provide updated submittal within ten (10) days after acceptance, listing date of acceptance as start of warranty period.

1.06 ENVIRONMENTAL DOCUMENTATION

A. Signed statements from the Architect and Contractor that, to the best of their knowledge, no asbestos-containing materials were specified as a building material in any construction document and no asbestos-containing materials were used as a building material for the project. See 013543 – Hazardous Material Abatement.

B. Inactivation Notice for General Permit for Stormwater Discharges Associated with Construction Activities. See 312500 – Erosion Control.

SECTION 019300

SECTION 019300 - MAINTENANCE

PART 1 – GENERAL

1.01 SUMMARY

A. Within five calendar days of Substantial Completion:

1. Service all operating equipment including but not limited to lubrication and filter change.

2. Final clean entire facility including washing of all windows (inside and out), mop and buff floors, vacuum carpets, clean casework, etc.

3. Clean all lighting fixtures and replace all non-functioning lamps.

SECTION 230593

SECTION 230593 – TESTING, ADJUSTING AND BALANCING FOR HVAC

PART 1 GENERAL

General Commissioning, Section 230800 are made a part of this section as fully as if repeated herein.

1.01 Work Included

A. Testing and balancing of air distribution systems, hydronic distribution systems, equipment and apparatus connected thereto. Testing and balancing shall be responsibility of one firm. Minimum standards: ASHRAE HVAC Applications Handbook as well as applicable NEBB or AABC standards.

B. The following systems or components are included in the Test and Balance (TAB) scope:

1. Supply Air Systems.

2. Return Air Systems.

3. General Exhaust Air Systems.

4. Hydronic Piping Systems.

5. HVAC equipment quantitative-performance settings.

6. Kitchen hood airflow balancing.

7. Sound level measuring.

8. Verifying that automatic mechanical control devices are functioning properly.

9. Reporting results of activities and procedures specified in this Section.

1.02 Qualifications of Contractor

A. Independent testing and balancing agency specializing in testing, adjusting, balancing of environmental systems and, as a minimum, certified by NEBB or AABC or SMACNA’s TAB certification. Testing and balancing work shall be directly supervised and results attested to by a qualified individual who shall represent testing and balancing firm in progress meetings as requested, and shall be available for interpreting material in balance report. The TAB service provider’s individual’s qualification(s), company’s certification(s) and supporting documentation shall be submitted to District and/or Commissioning Agent and approval in writing by District and/or Commissioning Agent shall be obtained before a TAB services contract is agreed upon.

PART 2 PRODUCTS (Not Applicable)

PART 3 EXECUTION

3.01 Status of Systems

A. Do not begin testing and balancing work until system has been completed and is in full working order. Near the completion of mechanical work, and prior to testing, adjusting, and balancing, inspect the work onsite and prepare a readiness checklist underlining reasons system is not yet ready for TAB work to begin.

B. Put systems and equipment into full operation and continue operation of same during each working day of testing and balancing. Ascertain preliminary TAB requirements prior to commencement of work through review of available drawings and specifications.

Make visual observations at site during construction to determine location and suitability of required balancing devices.

C. Before air balance work is started, check system for duct leakage, clean filters installed, correct fan rotation, equipment vibration, proper operation of automatic dampers, volume control dampers and air devices open.

D. Balance air systems stations with inlet or outlet volume control dampers in wide open position, VFD set at 100%, and] path presenting greatest resistance to the flow, fully open and unobstructed. Make all necessary sheave replacements to achieve above. Do not use balancing devices in lieu of sheave replacement to achieve design air flow.

E. Before hydronic balance work is started, check system for plugged strainers, proper pump rotation, proper control valve installation and operation, air locks, proper system fill pressure, proper flow meter and check valve installation, throttling devices and control valves open. Report any deficiencies to the District and/or Commissioning Agent immediately.

F. Adjust all air devices for optimum, draft-free air distribution pattern. Adjust linear ceiling diffusers for horizontal discharge along the ceiling and/or vertical discharge at an outside wall.

3.02 Temperature Controls

A. Inspect temperature control system for proper sequence of operation and approximate calibration. Report any deficiencies to Mechanical Subcontractor and District immediately.

B. Coordinate with controls contractor as necessary (obtain software and data connection devices, etc.) to determine calibration of equipment, and manipulate modes of operation to facilitate testing, adjusting, and balancing of HVAC equipment.

3.03 Requirements of Work

A. Balance all air and water flows within 10% of design. Measure and record following data:

1. Air Balance

a. Air quantities for each air device; air handling units including supply, return, mixed, outside air temperatures and fan data including CFM, static pressure, RPM, motor running and full load amperage before and after final balance. Set air diffusion patterns to minimize objectionable drafts and noise.

b. Air flow measurement shall be by direct measuring techniques with a NIST traceable calibrated pitot device, velocity grid, airfoil, or hot wire anemometer where appropriate. Temperature balance based approaches for measuring outside air fraction will not be acceptable.

Provide a list of outside air fractions and corresponding mixed air damper positions to the Commissioning Agent. Coordinate with the controls contractor to determine the mixed air minimum damper positions, and verify they are properly installed into the DDC software.

c. Supply, return, exhaust fan static pressure shall be set by TAB firm and control contractor if systems have fan volume control dampers. Confirm duct static through instrumentation installed on job and by TAB firm.

Test system in all operating modes (full return air, full outside air, modulated damper position, full cooling with design diversity, and full cooling with no diversity). Record system static pressure, fan motor amperages in all modes. Determine fan speed resulting in satisfactory system performance at full design delivery. Inlet or outlet fan volume control dampers shall be in wide open position and path presenting greatest resistance to flow shall be fully open and unobstructed.

d. Final adjustments shall include but not be limited to the following:

1. Belt Drive Fan

(a) RPM - Include sheave and belt exchange to deliver air flow within limits of installed motor horsepower and mechanical stress limits of fan. Determine limiting fan tip speed before increasing RPM. Final fan speed setting shall allow for predicted filter loading and shall establish proper duct pressures for operation of zone CFM regulators. Provide a duct traverse reading for each belt drive fan.

2. Direct Drive Fan

(a) RPM (with speed taps) - Set fan speed on tap which most closely approaches design CFM. Report tap setting on equipment data sheet.

(b) RPM (with speed control rheostat) - Set output of fan at design CFM by adjusting SCR. After adjustment, check fan's ability to restart after powering down; increase setting if required.

(c) CFM (with variable pitch blades) - Adjust variable fixed pitch, variable in motion pitch fan blades by manufacturer at pitch required to provide design output.

Pitch angle adjustment shall not exceed recommended maximum to prevent "stall."

3. Terminal Boxes

(a) VAV and Constant Volume. Set regulators to provide design maximum and minimum CFM.

(b) VAV or Constant Volume Reheat. Set regulators to provide design maximum and minimum CFM. Check control sequence of operation to assure proper sequencing. Reset PE switches as required when furnished with terminal box.

(c) Fan Powered Box with Reheat. Set CFM regulators and control sequence as for VAV reheat. Set fans as for direct drive with speed tap or SCR.

(d) Induction Boxes. Set primary CFM regulator and check operation of induction air damper.

4. Motor Starter Thermal Heaters

(a) Mechanical Contractor Furnished Starters - Furnish and exchange thermals as required for proper motor protection.

(b) Electrical Contractor Furnished Starters - Check for correct sizing. Notify Electrical Contractor of discrepancies.

2. Hydronic Balance

a. Heat exchanger inlet and leaving water temperatures.

b. Inlet and outlet water temperatures (or steam pressure) and corresponding media flow of coils, unit heaters, convectors, fintube radiation, other heat release equipment.

c. Circulating pump flow rates, pressures, running and full load amperage at design flow and shut-off conditions.

d. Proportionally balance hydronic system with path to one terminal fully open. Adjust system flow at pump with discharge balancing valve using the following procedure: Set pump flows up to 20% higher than design pump gpm by throttling discharge valve with all other valves in the system open. Then set flows by throttling back the coils or areas with highest flow and leaving some valves where the resistance is highest wide open. When the system is balanced, determine whether or not the impeller size could be trimmed by one inch of diameter or more, and the discharge valve opened, to maintain the same flow. Report impeller findings to Engineer for approval before changing impeller size. If impeller changes, reset pump flow and verify that other readings have remained the same.

3.04 Report of Work

A. Within a minimum of two weeks prior to testing, adjusting, and balancing of air and hydronic systems, submit to District two unbound copies of a preliminary report listing all equipment to be measured and measurements to be made. Include readiness checklist and initial deficiencies. This report shall include a drawing that coordinates with other TAB report documents to clearly define measurement locations (including each air diffuser and pitot traverse reading). Fan and pump curves shall be included in this report.

Circuit setter technical information (describing how to set flow rates) shall be included in this report. Include a list of equipment to be used and dates of calibration.

B. Submit to District one (1) electronic version of final testing and balancing report within a minimum of two weeks prior to functional performance testing and Contractor's request for final inspection, signed by supervising engineer and affixed with his certification seal.

Record data on applicable reporting forms. Include operating data as listed above, list of equipment (with calibration dates) used in testing and balancing work.

C. Upon request, make temperature and/or humidity recordings, read any report quantities in presence of Engineer and/or Commissioning Agent for verification purposes.

D. When air balancing is done and dampers are set, plug test holes, mark dampers with a permanent marker in balanced position. Lock dampers in place.

E. Hydronic systems with meters: Record flow meter size and brand, required flow rate and pressure drop, valve settings on meters with a readable scale, final balanced flow rate in both full coil flow and full bypass modes.

Participate in meetings regarding the start-up and functional testing of the building as required.

F. Hydronic systems without meters: Record design entering and leaving water temperature/pressure drop, final balanced entering and leaving water temperature/pressure drop.

G. When hydronic balancing is done, mark valves in balanced position with a permanent marker, set locking rings.

H. Final Report shall contain following information:

1. RPM, drive sheave information (as installed and as changed), fan nameplate information, motor nameplate information, motor amperage, motor voltage, power factor in all operating modes.

2. Fan and pump curves with final operating point noted.

3. Circuit setter information describing how flow rates were determined.

4. Static pressure profile showing high and low side pressure for all components of the system, with schematics drawn to aid in understanding of locations of test points.

5. Required and final balanced CFM at terminal units. Include terminal size, reading orifice size, velocities read to attain CFM.

6. Required and final balanced CFM at each air diffuser.

7. Pump and motor nameplate information, amperage and voltage to motors, pressure drop across system, pressure differential across pump in psi and feet of head.

8. Record thermal protection, power factor for motors; starter brand, model, enclosure type, rating of installed thermal heaters.

9. Report method of balance, project altitude, and correction factors used in calculations.

10. Include reduced set of drawings in report with balanced equipment and devices clearly marked and designated.

SECTION 230800

SECTION 230800 – COMMISSIONING FOR HVAC

PART 1 GENERAL

1.01 Commissioning is a systematic process of ensuring that all building systems perform interactively according to the design intent and the District’s operational needs. Commissioning during the construction phase is intended to achieve the following specific objectives according to the Contract Documents:

A. Verify and document that equipment is installed and started per manufacturer’s recommendations and to industry accepted minimum standards.

B. Verify and document that equipment and systems receive complete operational checkout by installing contractors.

C. Verify and document equipment and system performance.

D. Verify the completeness of operations and maintenance materials.

E. Ensure that the District’s operating personnel are adequately trained on the operation and maintenance of building equipment.

1.02 The commissioning process does not take away from or reduce the responsibility of the system designers or installing contractors to provide a finished and fully functioning product.

1.03 This commissioning specification provides a framework and specific language for including commissioning in construction specifications. This section should be formatted to fit into the projects specification number sequence, noting that the District’s preference is for this section to be included as Division 230800. This commissioning specification language can be used to describe the commissioning process for design-bid-build projects that use a third party commissioning provider; some sections will require the Architect to customize the language to fit the District’s project specific requirements. The commissioning specifications should be carefully reviewed for integration into the overall intent of the design documents.

1.04 In most construction projects incorporating new engineered building systems, the District will engage an independent commissioning agent (CxA) to work directly for the District. The Architect and Engineer are to anticipate the need to coordinate design comments from both the District and the CxA at each stage of project design development. The Contractor is to anticipate the need to include commissioning activities in the sequencing of the construction schedule.