Attachment 2 - Commissioning SOW.pdf

Statement of Work Project Name:

Osceola Ranger District Administrative Site Replacement Commissioning Contract

Line Officer & Forest Project Manager/POC:

Thomas Scott thomas.scott@usda.gov

(386) 752-2577 x4527

Regional Project Manager/POC:

James Thompson james.h.thompson@usda.gov

(540) 553-6359

Contracting Officer:

James Hunt James.Hunt2@usda.gov 404-347-1761

Contracting Officers Representative:

Sean G. Baldwin sean.baldwin@usda.gov

(423) 244-4889

1.0 GENERAL

1.1 PROJECT BACKGROUND

The existing Osceola Ranger District office is on the site of the previous Southern Research Station Naval Stores Laboratory, near Lake City, FL in Baker County. The district staff moved there in the 1980s. This administrative site includes both the ranger district office and the work center. Many building elements of the ranger district office are deemed substandard in today’s market and the building was not designed for the current use. As a result, the Osceola Ranger District needs new facilities to house the administrative staff.

The Forest leadership has indicated its interest in utilizing the location of the former Osceola Work Center site for the proposed new administrative site. A Preliminary Project Analysis (PPA), dated August 2021, documents the analysis and recommendation to replace the current Osceola Ranger District Office. The Forest recommended constructing a new Osceola Ranger District Administrative Site at the former Osceola work center on Gum Swamp Road as its preferred recommendation, as per the above noted PPA. Additional work to review the suitability of the proposed site (former work center) was accomplished through a Site Feasibility Analysis.

1.2 DESCRIPTION OF WORK

This contract will involve the commissioning of building design, construction support, and operation evaluations of the mechanical, electrical, plumbing, and renewable energy systems and assemblies for the new Osceola Ranger District Administrative Site. The objective of this commissioning support and design direction is to ensure a facility that meets the needs of the Forest Service, reduces operation and maintenance costs, eliminates deferred maintenance, and is resilient to climate change and extreme weather.

1.3 SUMMARY

A. Commissioning is intended to verify that the work is designed and constructed in accordance with the Government’s Project Definition Documents and the Signed and Sealed Construction Documents. In addition, this project will be pursuing the Enhanced Commissiong distinguishment as defined by the US Green Building Council’s LEED V4 standard, Silver Certification (at a minimum).

B. The work in this contract will involve commissioning support during the design, construction, and post-occupancy phases of the project. The construction phase of commissioning, including Functional Tests, Operation and Maintenance (O&M) documentation review, and training, shall occur after startup and initial checkout and be completed before Substantial Completion.1

C. The Commissioning Authority will be required to coordinate and direct all the commissioning activities in a logical, sequential, and efficient manner using consistent protocols and forms, centralized documentation, clear and regular communications and consultations with all necessary parties, frequently updated timelines and schedules and technical expertise.

1 Substantial Completion.1 as defined by The American Institute of Architects as, “the stage in the progress of the Work when the Work or designated portion thereof is sufficiently complete in accordance with the Contract Documents so that the Owner can occupy or utilize the Work for its intended use.”

D. The Commissioning Authority will direct and coordinate all commissioning activities and provide reports directly to the Forest Service Team and to the A&E firm on the project.

1.4 SCOPE OF COMMISSIONING SERVICES

A. The following are to be commissioned:

1. Building envelope for thermal and moisture integrity and air tightness.

2. Fire Protection Systems.

3. Plumbing Systems.

4. HVAC Systems.

5. Special Ventilation Systems, including fume hoods and specialty fans.

6. Integrated Automation Systems; including building automation systems (BAS) and equipment, meters, and controls.

7. Electrical Systems, including power quality, emergency power systems, uninterruptible power systems, lighting controls other than manual switches, and onsite renewable energy generation.

8. Electronic Safety and Security Systems to include:

a. Access Control Systems, inclusive of doors and hardware.

b. Intrusion Detection Systems

c. Closed Circuit Television Systems.

d. Fire and Smoke Alarms.

9. Communication Systems Including: Voice and Data Systems in addition to the Public / Address / Paging Network.

Detailed Commissioning services to be provided by the Commissioning Provider (CxP) shall meet standards set by the Building Commissioning Association. (See the standards outlined under the 1.3.3 Cx New Construction RFP and RFQ, and Related Resources)

1.5 TIMELINE

A. The Forest Service expects to move to construction procurement directly after completion of construction documents.

The Performance Timeline shall begin at a minimum starting at the 30% Design milestone indicated on the Proposed A&E's Schedule and as required for LEED Enhanced Commissioning credit. Communication between all members of the Design Team, including the Government and Commissioning Agent (CxA), is expected.

PROJECT INFORMATION

1.6 ADMINISTRATIVE INFORMATION

Forest: National Forests in Florida District: Osceola Ranger District Unit ID Code: 080504 Proposed Project Location: New Osceola Ranger District Office/ Work Center

2340 NE Gum Swamp Rd Lake City, FL 32055 County: Columbia

1.7 PROJECT DELIVERY METHOD

This project will use a traditional Design-Bid-Build delivery method. The Forest Service expects to conduct a negotiated procurement for construction instead of sealed bid.

Evaluation factors will include constructor’s phasing plan and overall schedule.

1.8 GOVERNMENT’S ESITMATED COST OF CONSTRUCTION AT AWARD / AVAILIBLE

FUNDING

The Government’s Estimated Cost of Construction is $11,000,000.

1.9 REFERENCE STANDARDS

A. ASHRAE Guideline 0 - The Commissioning Process 2013.

B. ASHRAE Guideline 1.1 - The HVAC&R Technical Requirements for the

Commissioning Process 2007, with Errata (2012).

C. ASHRAE Std 202 - Commissioning Process for Buildings and Systems 2018.

D. ASTM E779 - Standard Test Method for Determining Air Leakage Rate by Fan

Pressurization E. NECA 90 - Standard for Commissioning Building Electrical Systems 2015.

F. NFPA 3 - Recommended Practice on Commissioning and Integrated Testing of Fire

Protection G. NIBS Guideline 3 – Building Enclosure Commissioning Process BECx 2012.

H. ICC - International Green Construction Code (IGCC) 2021

1.10 SPECIAL DESIGN REQUIREMENTS

A. LEED V.4 Enhanced Commissioning – Silver Certification (Minimum) B. Mass Timber Construction

1.11 GOVERNMENT FURNISHED INFORMATION

A. Program Document for administrative direction, “Osceola RDO Program.docx” B. A Site Feasibility Analysis of the proposed site, “Osceola Site Feasibility Analysis”.

C. Design and Construction Standards, “Design and Construction Standards for

Southern Region Facilities_10Dec21.docx” D. Design reference for sustainability certification, “08. Guiding Principles Scorecard-

Osceola RDO” E. The Architecture/ Engineering Design Firm Statement of Work Document for the

Osceola RDO. Disclaimer: The A/E Design Contract is still in negotiation. This document outlines the expectations and general milestones of the design process.

Schedule dates will be determined during negotiated award and will be provided once established.

F. Facility Security Level II Design Requirements, “FSL 2 Design Requirements.”

G. Design reference for Electric Vehicle Charging Stations, “Design Recommendations for Accessible Electric Vehicle Charging Stations - Last Updated: 7/17/2023.”

H. Sign guidance, “EM 7100-15 FOREST SERVICE SIGN STANDARDS” I. Topographic Site Survey (centered on 25+ acres surrounding old work center site), CAD files.

J. 1.3.3 Cx New Construction RFP and RFQ.

1.12 TRAVEL REQUIREMENTS

Travel by the CxA is required as part of this task order. Travel requirements shall be detailed by the CxP for each task description in the CxP’s proposal.

1.13 PERIOD OF PERFORMANCE

The CxP shall present a work schedule for the period of performance submitted with the Proposal. Refer to project milestones in “A/E SOW.”. CxP is expected to start work (at a minimum) at the 30% Design Milestone and continue through Project Completion.

1.14 SUBMITTAL REQUIREMENTS

A. Commissioning Plan:

1. Submit preliminary draft for review by the Government within 30 days after commencement of Commissioning Authority contract.

2. Submit revised draft to be included in the construction Contract Documents, not less than 4 weeks prior to bid date.

3. Submit final plan not more than 90 days after commencement of construction, for issuance to all parties.

B. General Commissioning Specifications

1. Submit preliminary draft for review by the Government at start of construction documents phase.

2. Submit final specifications for review by the Government with the Construction Documents submittal.

C. List of Pre-functional Checklists to be Developed:

1. Submit preliminary list at start of construction documents phase.

2. Submit revised list with the Construction Documents submittal.

3. Submit final list not more than 60 days after start of construction.

D. Pre-functional Checklist

1. Submit preliminary draft at start of construction documents phase.

2. Submit revised draft for review by the Government with the Construction

Documents submittal.

3. Submit final draft to Building Contractor (BC) not less than 4 weeks prior to startup of items to be commissioned.

E. List of Functional Test Procedures to be Developed:

1. Submit preliminary list at start of construction documents phase.

2. Submit revised list with the Construction Documents submittal; this is intended to be a list of titles, not full description of the tests.

3. Submit final list not more than 60 days after start of construction.

F. Functional Test Procedures:

1. Submit preliminary draft at start of construction documents phase.

2. Submit revised draft for review with the Construction Documents submittal.

3. Submit final procedures to the Government and Building Contractor not less than 4 weeks prior to startup of items to be commissioned.

G. A Training Plan

1. Commissioning Agent is to provide The Forest Service with an Owner Training Plan as per the guidelines of the Building Commissioning Association.

H. Final Commissioning Report: Submit to the Government and Building Contractor.

Include the following:

1. A statement that systems have been completed in accordance with Contract Documents, and that the systems are performing in accordance with the final Government’s project requirements document.

2. Identification and discussion of any substitutions, compromises, or variances between the final design intent, Construction Documents, and as-built conditions.

3. Description of components and systems that exceed the Government’s project requirements and those which do not meet the requirements and why.

4. Summary of issues, both resolved and unresolved, and any recommendations for resolution of remaining items.

5. A list of post-construction activities and results including deferred & seasonal testing results, test data reports and additional training documentation.

6. A narrative of lessons learned for future commissioning project efforts.

7. Recommissioning Manual for future recommissioning to maintain proper operation.

I. Sustainable Design Documentation: Submit Final Commissioning Report and Recommissioning Manual.

1.15 COMMISSIONING PLAN REQUIREMENTS

A. Prepare a plan that provides direction for commissioning tasks during construction phase of the project. Include, at a minimum, the following content at the level of detail appropriate to project scope and complexity:

1. General project information.

2. List of team members.

3. Team members' roles and responsibilities

4. Description of the goals of the plan.

5. Abbreviations and definitions used in the document.

6. Scope of commissioning activities.

7. Proposed overall schedule, tied to project construction schedule.

8. General management plan.

9. Description of the commissioning process, including documents to be used for facilitating:

a. Design phase commissioning activities.

b. Pre-functional checking and readiness verification.

c. Start-up plan and procedures.

d. Functional test plan and verification procedures.

e. Retesting procedures.

f. Management protocols for address deficiencies due to defective products or noncomplying work.

g. Management protocols for addressing other project-specific issues.

10. Phased commissioning activities, planned and unplanned.

11. Warranty period seasonal and deferred testing.

12. Progress reporting and log for tracking issues.

13. Training and orientation of Government’s personnel.

14. Commissioning record table of contents.

2.1 LEVEL OF SERVICE

A. Provide commissioning complying with the requirements of Section 1001.3.2 Building Project Commissioning (Cx) Process of the 2021 International Green Construction Code and LEED 4.0 Energy and Atmosphere Enhanced Commissioning Credit for both Options 1 and 2. The Cx process shall be included in the design and construction of the building project.

2.2 COMMISSIONING PLAN

A. Prepare an Owner’s Project Requirements (OPR).

B. Prepare and implement the Commissioning Plan, covering commissioning schedule, Pre-functional Checklist and Functional Test procedures, coordination requirements, and forms to be used, for all parties in the commissioning process.

1. Call and chair meetings of the Commissioning team when appropriate.

2. Give Building Contractor sufficient notice for scheduling commissioning activities.

3. Develop a comprehensive start-up and initial systems checkout plan with cooperation of Building Contractor and subcontractors.

4. ASHRAE Guideline 1.1 may be used as a guide for the Commissioning Plan.

5. Avoid replication of information included in the construction Contract Documents to the greatest extent possible.

C. Basis of Design Documentation

1. Prepared By: A&E Designer of Record.

2. Copy of any Basis of Design Documentation produced will be furnished to Commissioning Authority for use in preparation of the commissioning plan.

D. Review the Construction Contract Documents and all intermediate design submittals for Building Contractor submittals of draft checklists, draft test procedures, manufacturer startup procedures, and other information intended for the use of the Commissioning Authority in preparing the Commissioning Plan.

E. Commissioning Schedule:

1. Coordinate with Building Contractor’s anticipated dates of startup of each item of equipment and system.

2. Building Contractor 's scheduling responsibilities are specified in the Construction Contract Documents.

3. Revise and re-issue schedule monthly.

4. Pre-functional Checklists and Functional Tests are to be performed in sequence from components, to subsystems, to systems.

5. Deliver relevant Pre-functional Checklists and Functional Test Procedures to Building Contractor (BC) in time to avoid delay.

F. Commissioning Team: Project manager, Contracting Officer’s Representative (COR) and / or other designated person(s) of the:

1. Government’s building or plant operation staff.

2. Commissioning Authority.

3. Design professional's design team.

4. General Contractor.

5. Fire Protection subcontractor.

6. Plumbing subcontractor.

7. HVAC subcontractor.

8. HVAC control system subcontractor.

9. HVAC testing, adjusting, and balancing (TAB) subcontractor.

10. Electrical subcontractor.

11. Communications subcontractor.

12. Other subcontractors who will be required to perform commissioning activities.

2.3 CONSTRUCTION DOCUMENTS

A. General Commissioning Specifications: Prepare general commissioning specifications coordinated with and integrated into Contract Documents prepared by A&E Designer of Record.

1. Include general procedures applicable to all types of items to be commissioned and specific procedures for each type of work.

2. Identify Building Contractor submittals needed for purposes of commissioning, that are not otherwise required to be submitted.

3. Utilize the Guidelines created by the Portland Energy Conservation Incorporated (PECI) found under the Tools and Resources for the Energy Star website - https://www.energystar.gov/buildings/tools-and-resources

B. Pre-functional Checklists: Develop detailed Checklists for each item to be commissioned.

1. List of Checklists to be Developed: Prepare and maintain a detailed list of titles, not full text.

2. The Checklist forms are intended to be part of the Building Contractor's Contract Documents.

C. Functional Testing: Develop detailed procedures for each item to be commissioned;

submit for review by U.S. Forest Service, A&E Designer of Record.

1. List of Test Procedures to be Developed: Prepare and maintain a detailed list of titles, not full text.

2. The forms the Commissioning Authority will use to report Functional Test results are not intended to be part of BC's Contract Documents, but the Functional Test Procedures that must be executed by the BC must be made part of the Contract Documents, by modification if necessary.

D. Develop any other reporting forms Building Contractor will be required to use; if they are likely to require a substantially different amount of work than the BC can reasonably anticipate, they must be included in the construction Contract Documents.

E. If any part of the documents described above have not been developed by the bid date, coordinate with COR the issuance of modifications to the Construction Contract Documents.

2.4 DESIGN PHASE COMMISSIONING SERVICES

A. Prepare a Design Phase Commissioning Plan that outlines the commissioning process, commissioning team members and responsibilities, lines of communication, and documentation requirements for the design phase of the project. Identify the commissioning standards chosen for the project.

2.5 OWNER’S PROJECT REQUIREMENTS

A. The Commissioning Authority shall create the draft Owner' Project Requirements (OPR) document prior to the Conceptual Design Verification Meeting based on the Contract and the Government's Project Definition Documents.

2.6 DESIGN REVIEW

A. The Commissioning Authority shall review the building construction contract, the Basis of Design, and the Owner's Project Requirements Document prior to submission of the Design Development Submittal.

B. The Commissioning Authority shall review the Basis of Design for conformance to the Contract and the approved OPR and verify that the Design is prepared in accordance with the Basis of Design, the construction contract, and the Owner's Project Requirements. The Commissioning Authority shall identify deficiencies that would prevent the Work from operating or performing effectively. The Commissioning Authority must review prior design comments related to the commissioning and all subsequent design documentation submissions to ensure that all commissioning related comments have been addressed.

C. The Commissioning Authority shall provide a Design Review Report for each submittal identifying discrepancies between the reviewed documents or deficiencies that would prevent the building systems from operating or performing effectively in accordance with the Building Construction Contract and Owner's Project Requirements. Individually list each deficiency and the corresponding proposed corrective action necessary for proper system performance in the Design Review Report. Submit the report with the final design submission to the Government.

D. The Designer of Record will be responsible for responding to and resolving design comments; CxP shall remain involved to ensure successful negotiation and resolution of concerns.

2.7 CONSTRUCTION PHASE

A. Prepare the Construction Phase Commissioning Plan identifying the commissioning and testing standards to be used and outlining the overall commissioning process, the commissioning schedule, the commissioning team members and responsibilities, lines of communication, and the documentation requirements for the construction phase of the project. Include the template building envelope inspection checklists, pre-functional checklists, demand response test plan, monitoring based commissioning plan, ongoing commissioning plan, and Functional Performance Test checklists. Include the monitoring and control points, sample frequency, and duration of trends for the trend log reviews.

2.8 CLOSEOUT

A. Commissioning Record: Use the same format and organization as used for the O&M manuals, once determined.

1. Include the Final Commissioning Plan and Final Report.

2. For each product or system and equipment item, include the following organized as indicated, with separator tabs:

a. Design intent documentation, furnished by A/E Designer of record or others.

b. Detailed operational sequences.

c. Startup plan and approved startup reports.

d. Filled out Pre-functional Checklists.

e. Filled out Functional Test reports; trend logs and monitoring reports and analysis; other verification documentation.

f. Training plan and training records.

g. Recommissioning recommendations, including time schedule and procedures; include blank copies of all Pre-functional Checklists and Functional Test report forms.

B. Commissioning Report: Include:

1. Executive summary.

2. List of participants and roles.

3. Brief facility description.

4. Overview of commissioning scope and general description of testing and verification methods.

5. For each item commissioned, an evaluation of adequacy of:

a. The product itself, i.e. compliance with Contract Documents.

b. The quality / workmanship of the Installation as determined by Industry Best Practices.

c. Functional performance: include a brief description of the verification method used and observations and conclusions from the testing.

d. O&M documentation, including design intent.

e. Operator training.

6. List of all outstanding non-compliance items, referenced to the specific functional test, inspection, trend log, etc., where the deficiency is documented.

7. List of unresolved issues, seasonal or deferred testing, and other concerns that could affect facility operation.

8. Recommendations for improvement to equipment or operations, future actions, commissioning process changes, etc. (about four to six pages).

9. Attach appendices containing all commissioning documentation, including logs, minutes, reports, deficiency lists, communications, findings, etc., except that specified to be part of the Commissioning Record.

10. Executive summary.

11. List of participants and roles.

12. Brief facility description.

13. Overview of commissioning scope and general description of testing and verification methods.

14. For each item commissioned, an evaluation of adequacy of:

15. The product itself, i.e. compliance with Contract Documents.

16. The quality / workmanship of the Installation as determined by Industry Best Practices.

17. Functional performance: include a brief description of the verification method used and observations and conclusions from the testing.

18. O&M documentation, including design intent.

19. Operator training.

20. List of all outstanding non-compliance items, referenced to the specific functional test, inspection, trend log, etc., where the deficiency is documented.

21. List of unresolved issues, seasonal or deferred testing, and other concerns that could affect facility operation.

22. Recommendations for improvement to equipment or operations, future actions, commissioning process changes, etc. (about four to six pages).

23. Attach appendices containing all commissioning documentation, including logs, minutes, reports, deficiency lists, communications, findings, etc., except that specified to be part of the Commissioning Record.

C. Recommissioning Manual: Revise the Commissioning Plan documents, checklists, and Functional Test forms as necessary based on accepted recommendations of the final Commissioning Report. Provide step-by-step instructions for recommissioning, blank forms, and cross-references to O&M data needed during recommissioning.

2.9 POST OCCUPACY PHASE

A. Coordinate deferred and seasonal Functional Tests; verify correction of deficiencies.

B. On-Site Review: Eight months after Substantial Completion conduct on-site review with Government’s staff.

1. Review the current facility operation and condition of outstanding issues related to the original and seasonal commissioning.

2. Interview staff to identify problems or concerns they have operating the facility as originally intended.

3. Make suggestions for improvements and for recording these changes in the O&M manuals.

4. Identify areas of concern that are still under warranty or are the responsibility of the original construction contractor.

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