Attachment J04 Commissioning Plan.pdf

INDIAN HEALTH SERVICES

PUEBLO PINTADO HEALTH CENTER

100% CD PHASE COMMISSIONING PLAN, v5.1

August 29, 2022

PREPARED BY:

HP ENGINEERING, INC

5504 W. Pinnacle Pointe Drive, Suite 200

ROGERS, ARKANSAS 72758

(479) 899-6370 mconard Text Box

APPENDIX A5

nharris Text Box December 14, 2023

Table of Contents

I. INTRODUCTION

A. Purpose of the Commissioning Process

Fig 1-1 Commissioning Process Flow

B. Commissioning Scope

C. Commissioning Plan Summary

D. Commissioning Team Members

E. Commissioning Milestone Schedule

II. TERMS, DEFINITIONS, AND ABBREVIATIONS

A. Abbreviations

B. Definitions

III. COMMISSIONED SYSTEMS

1. Life Safety

2. Security and Communication

3. Building Automation

4. Air Handling Unit System

5. Major Mechanical Systems

6. Major Electrical Systems

7. Other Systems

IV. COMMISSIONING TEAM

A. CxTeam Structure

B. Communication

Figure 4-1: Commissioning Communication Flow

C. Roles and Responsibilities

V. DESIGN PHASE COMMISSIONING

A. Overview

B. Design Phase Commissioning Activities

VI. CONSTRUCTION PHASE COMMISSIONING

A. Construction Phase Overview

B. Construction Phase Commissioning Activities

Figure 6-1: Functional Test Procedures

C. Construction Phase Acceptance Requirements

D. Construction Phase Documentation

VII. OCCUPANCY/OPERATIONS PHASE COMMISSIONING

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APPENDIX A5

A. Occupancy / Operations Phase Overview

B. Occupancy / Operations Phase Commissioning Activities

C. Occupancy / Operations Phase Acceptance Requirements

VIII. SAMPLE COMMISSIONING FORMS

A. Pre-functional Checklist

B. Functional Performance Test

C. SAMPLE COMMISSIONING ISSUES LOG

D. Training Plan

E. Training Agenda

F. Sign-in Sheet

G. Training Evaluation mconard

I. INTRODUCTION

A. Purpose of the Commissioning Process Navaho Nation and Indian Health Services (IHS) is committed to implementation the LEED for Healthcare Enhanced commissioning process for the Pueblo Pintado Health Center. The Commissioning process also meets ASHRAE Guideline 0 and Indian Health Services (IHS) Architectural/Engineering Design Guide requirements.

The purpose of the commissioning process is to ensure all systems are designed, installed, and functions in accordance with the Owner’s Project Requirements and the Basis of Design. Further, the commissioning process helps to ensure building performance is sustainable through an appropriate level of training for maintenance staff and by verifying necessary documentation has been provided to the Owner to maintain the facility in the future. Commissioning (Cx) is a systematic process of ensuring all building systems perform interactively according to the design intent and the Owner’s operational needs. This is achieved beginning with documenting the Owner’s Project Requirements and Basis of Design (BOD). The process continues through Construction and Acceptance Phases with actual verification of performance.

The Commissioning Agent (CxA) provides an unbiased, objective view of system design, installation, operation, and performance. This process works in concert with the responsibility of the Design Team and Construction Team to provide a quality finished product.

The commissioning process enhances the quality of building system start-up and aids in orderly transfer of systems to beneficial use. The Commissioning Agent is the lead member of the Commissioning Team, responsible for coordinating all commissioning activities with the Owner’s Group, Design Team, General Contractor (GC), sub-contractors, equipment manufacturers, and equipment vendors.

The Commissioning Plan is to be used as a guide by Cx Team members throughout the duration of the project. Detailed testing requirements and procedures are defined by commissioning specifications and/or test forms that are issued by the Commissioning Agent. The Cx Plan is written to provide information about the many activities that make up the commissioning process and serves as a living document recording the project’s history.

Figure 1-1 Commissioning Process Flow provides an overview of the progression of the process.

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Fig 1-1 Commissioning Process Flow

B. Commissioning Scope

The commissioning process involves members of the Design Team and Construction Team, as well as representatives from the Owner’s Group and the Commissioning Agent. Commissioning begins with development of a document called the Owner’s Project Requirements (OPR). Cx continues through design, construction, and warranty phases of the project. A summary, in table format, of commissioning activities and responsible parties is included in Section 1, C and intended to be used by team members as a quick reference guide. Important Commissioning Milestones are listed in Section 1, E.

The commissioning process includes members from all parties involved in design, construction, start-up, testing, operation, and maintenance. Each team member is responsible for specific commissioning activities. Team members and responsibilities are listed in Section 1, D Commissioning Team Members. Systems and equipment being commissioned are identified in Section 3 Commissioned Systems.

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C. Commissioning Plan Summary Item Description Responsible Party

/Deliverable Tasks Phase

Original Owner’s

Project Requirements

Owner’s Project

Requirements define the benchmark by which success of the project is judged.

Arch / original

OPR

Architect and Owner document requirements along with environmental and sustainability goals, energy efficiency goals, IAQ requirements, equipment, and system expectations, and building occupant expectations.

Refer to IHS Guide 4.2, A5 and LEED EA Fundamental, Step 1.

Pre-design

Commissioning Plan and Updates

Detailed plan for implementation and execution of the commissioning process.

CxA / Cx Plan

CxA develops the Commissioning Plan that assigns responsibilities and identifies Commissioning Team activities, members, and responsibilities.

Pre-liminary Cx Plan incorporates appropriate items from the original OPR and is updated as design progresses.

The list of systems and affiliated assemblies to be commissioned, at a minimum, is presented IHS Guide A6.1.

Refer to IHS Guide, 4.9.1, A6.2,4, A6.1, and LEED EA Fundamental, Steps 4 and 7.

Pre-design and Design

Commissioning Specifications

Detailed specifications for commissioning and training.

Engr, Arch, CxA / Training and Cx Specifications

Architect, engineers and the CxA develop specification sections related to the commissioning process and Owner training that become part of the construction documents.

The list of systems and affiliated assemblies to be commissioned, at a minimum, is presented IHS Guide A6.1.

Refer to IHS Guide 4.9.3.1, 4.9.6, A6.1, and LEED, EA Enhanced Cx, Option 1, Path 1, Step 2.

Construction Documents

OPR Update and Review

OPR is updated and reviewed at SD, DD and CD Phases.

Arch, CxA / Updated OPR, Cx Review

Comments

Architect updates the OPR at each of the Schematic Design, Design Development and Construction Document Phases and distributes to the Design Team for incorporation into the design and BOD documents.

Architect also distributes each updated OPR to the CxA.

CxA reviews updated OPR to confirm requirements are incorporated into the BOD and provides recommendations to the Owner and designers for any suggested changes. Cx Plan is updated with new OPR information.

Refer to IHS Guide 4.2, 4.9.2 and LEED EA Fundamental, Steps 5 and 7.

Pre-design and Design mconard

/Deliverable

Tasks Phase

Basis of Design Development and Updates

BOD provides fundamental design premises and decision-making processes, which form the essential design choices made to meet the OPR.

Engr, CxA / BOD and updates, Cx Review

Comments

BOD is compiled by designers and updated at each of the Schematic Design, Design Development and Construction Document Phases to incorporate all relevant design decisions and objectives.

Refer to IHS Guide 4.2 and Appendix 5.

The architect distributes each updated BOD to the CxA.

The CxA reviews updated BOD to confirm OPR requirements are incorporated and provides recommendations to the Owner and designers for any suggested changes.

Refer to IHS Guide 4.2.3, 4.9 and LEED EA Fundamental, Steps 5 and 7.

Pre-design and

Facility User Manual

Facility User Manual explains how the facility is intended to be operated, highlights major considerations in planning, layout, and design.

Significant design features, cultural aspects, major equipment, and flexibility/future expansion are described.

Arch, CxA / Facility User Manual

Architect prepares a manual including an overview of facility design and operational concepts, MEP, fire, and security systems OPR, BOD, drawings, specifications, training etc.

Facility User Manual is also referred to as the Systems Manual.

CxA assists with development of the manual and evaluates for completeness.

Refer to IHS Guide 3.6, 4.9.3.2, A6.2.15, A6.3 and LEED EA Enhanced, Option 1, Path 1, Step 1.

Development thru Occupancy

Cx Design Review of mid-CD Phase

Cx review of mid contract phase documents including drawings and specifications.

CxA Issues Log and backcheck

CxA reviews contract documents to ensure systems and components are appropriate for the applications and consistent with the Owner’s

Project Requirements. Review also includes confirmation that commissioning requirements are included in specification sections as applicable, and that Facility User Manual and Owner training requirements are included in the specifications.

Issues and concerns are recorded on the Cx Issues Log.

CxA follows up on and verifies Issues Log items are addressed.

Refer to IHS Guide 4.9.3.1, 4.9.3.2 and LEED EA Fundamental, Step 5.

Documents

Cx Meetings

Pre-bid Conference

Commissioning focused meetings with Cx Team.

Cx Team / Pre-bid Conference

Cx Team, CxA /

Meeting

Architect organizes and Cx Team participates in a Pre-bid Conference to allow bidders to be alerted to commissioning requirements.

Pre-construction Cx Kick-off Meeting - CxA meets with Owner, Design Team, GC, mechanical, electrical, controls, and TAB sub-contractors.

CD thru Warranty mconard

Tasks Phase

Minutes

Agenda includes commissioning goals, team, responsibilities, schedule, and Issues Log.

Refer to IHS Guide 4.9.2, A6.2 and LEED EA Fundamental, Step 8.

Periodic Cx Meetings – Agenda includes commissioning process progress, Issues Log items and schedule.

Refer to IHS Guide A6.2, 10 and LEED EA Fundamental, Step 8.

Submittal Reviews

Cx Submittal Reviews concurrent with Design Team Reviews.

Arch, CxA / provide submittals, Issues Log and backcheck

Concurrent with the Design Team and Owner, CxA conducts a review of shop drawings and submittal data for compliance with OPR and the BOD and to help insure submitted equipment and systems can be commissioned.

A sample of HVACR equipment is reviewed by the CxA.

The TAB Report is reviewed by the CxA.

Issues and concerns are recorded on the Cx Issues Log.

Cx follows up on and verifies Issues Log items are addressed.

Refer to IHS Guide 4.9.3, A6.2, 6 and LEED EA Enhanced, Option 1, Path 1, Step 4.

Pre-Functional Checklist

Pre-functional Checklists provide confirmation systems are installed, started-up, programmed, test-and-balanced and are ready for functional testing.

Statistical sampling is used for verification of PFCs.

CxA, Contractors / PFCs, Issues Log

Updated Issues Log

CxA prepares Pre-functional Checklist forms.

Contractors record information requested on PFC forms.

CxA performs Pre-functional Inspections for commissioned systems and components. Activities that can be considered pre-functional inspections include site visits, field observations, and review of start-up forms, construction checklists, and complete test-and-balance reports.

Issues and concerns are recorded on the Cx Issues Log.

Cx follows up on and verifies Issues Log items are addressed.

Refer to IHG Guide A6.2, 11 and LEED EA Fundamental, Steps 9 and 10.

Functional Performance Test

Functional Performance Tests verify components, equipment, assemblies, systems, and interfaces comply with the contract documents and the criteria

CxA / FPTs

Contractors / Testing

CxA, Contractors /

CxA develops Functional Performance Test forms.

Contractors conduct Functional Performance Tests of commissioned systems and components.

CxA witnesses all testing, records results on FPT forms.

Tasks Phase described in the Owner’s

Project Requirements and Basis of Design.

FPT, Issues Log Issues and concerns are recorded on the Cx Issues Log.

Cx follows up on and verifies Issues Log items are addressed.

Refer to IHS Guide 4.9.2, A6.2, 8 and LEED EA, Fundamental, Steps 11 and 12.

Owner Training

Training ensures operating staff is fully knowledgeable about operating equipment and systems.

Arch / Training Specifications

GC / Training

Materials

GC / Training Log

GC / Training DVD

Architect includes details of training requirements specification sections. CxA reviews training requirements.

Contractor develops training materials per contract documents and provides to the CxA.

CxA reviews training materials (prior to training) and evaluations (post training) and verifies training is completed per the OPR.

General and sub-contractors, and manufacturers provide training to building operators on systems listed in the OPR.

Contractor video records training.

Issues and concerns are recorded on the Cx Issues Log.

Cx follows up on and verifies Issues Log items are addressed.

Refer to IHS Guide 4.9.3.2, 4.9.7, A6.2.13 and LEED EA Enhanced, Path 1, Steps 2 and 5.

Development thru Construction

Facility Requirements and Operations and Maintenance Plan

Facility Requirements and Operations and Maintenance Plan contains information necessary to operate the building efficiently.

CxA / FR and O&M Plan

CxA develops the Facility Requirements and Operations and Maintenance Plan that must include:

1. sequences of operations

2. building occupancy schedule

3. equipment run-time schedules

4. setpoints of all HVAC equipment

5. lighting levels throughout the building

6. minimum outside air requirements

7. changes is schedules or setpoints for different seasons, days of the week, and times of day

8. systems narrative describing mechanical and electrical systems and equipment

9. preventative maintenance plan for equipment included in the systems narrative

10. Cx program that includes periodic Cx requirements, on-going Cx tasks, and continuous tasks for critical facilities

Refer to LEED Fundamental, Steps 9 and 15.

Tasks Phase

Postconstruction Documents

Necessary operating documents and reports that help ensure a smooth transition from construction to operation.

Arch, General, CxA / postconstruction documents

Architect’s Facility User Manual, General’s Operations and Maintenance Manual and Training Program, CxA’s Functional Performance Tests, Facility Requirements and Operations and Maintenance Plan, Issues Log and Cx Plan are delivered to the Owner before building occupancy. These documents help ensure a smooth transition from construction to operation.

Refer to LEED EA Enhanced, Option 1, Step 6.

Construction

Differed Testing

Functional testing differed due to seasonal considerations or due to original testing that failed.

CxA, Contractors / Addendum to Cx Report, Issues Log

Contractor conducts differed testing as needed.

CxA must verify seasonal testing.

Issues and concerns are recorded on the Cx Issues Log.

Cx follows up on and verifies Issues Log items are addressed.

CxA submits the results of seasonal testing and any ensuing issues to the Owner as an addendum to the Cx Report.

Refer to IHS Guide 4.9.8, A6.34, LEED EA Enhanced, Option 1, Path 1, Step 7.

Occupancy

Cx Report

Cx Report is a compilation of Cx related documents, forms, logs, and miscellaneous correspondences that are generated during the project.

CxA/Cx Report

CxA develops Cx Report that includes:

1. Executive Summary

2. Outstanding Issues

3. Pre-functional Checklists

4. Functional Performance Tests

5. Ongoing Commissioning Plan

6. Updated Cx Plan with seasonal testing, 10-month review and open issues recommendations is submitted to the Owner as an amendment.

Refer to IHS Guide 4.9.3, A6.3, LEED EA Fundamental, Step 14 and LEED EA Fundamental, Option 1, Path 1, Step 9.

Occupancy

10 Month Building Operations Review

Review building operations to ensure it is being operated according to the

Owner’s requirements.

Cx Team / Addendum to Cx Report, Issues

Log

Operations review may include staff/maintenance personnel interviews, comparison with the Operations and Maintenance Plan, follow-up testing, and trend/meter data evaluation.

The review is conducted at the 10-month anniversary such that any issues covered by warranty can be reported.

CxA submits the results of the operations review and any ensuing issues to the Owner as an addendum to the Cx Report.

Warranty

Tasks Phase

Refer to IHS Guide 2.8, 4.9.3.2, 4.9.9, LEED EA Enhanced, Option 1, Path 1, Step 8.

Commissioned Systems

List of systems and affiliated assemblies to be commissioned.

Cx Team

This list serves as a staging point for developing a specific list of systems and assemblies to be commissioned. Refer to IHS Guide Appendix A6.

1. LIFE SAFETY

a. Fire alarm control panel and annunciator panel

b. Flow switches

c. Tamper switches

d. Fire suppression system

e. Doors w/ frames fire rating

f. Emergency egress signage

g. Exit lights

h. Emergency lights

i. Smoke detectors and sensors

j. Fire and smoke dampers

k. Horn/strobe lights

l. Manual pull stations

2. SECURITY AND COMMUNICATION

a. Nurse call

b. Infant protection

c. Security

d. Public address

3. BUILDING AUTOMATION

a. DDC or BAS

b. Energy Management

c. Electrical or pneumatic

4. Air Handling Unit System

a. AHUs including SA and RA fans

b. EA fans

c. VAVs

d. Diffusers and grilles

e. SA, RA and EA duct

f. CHW pumping system

g. HW pumping system

5. MAJOR MECHANICAL SYSTEMS

a. CHW system with chillers, towers, and pumps

b. HW system with boilers, fuel system and pumps

c. Process systems (steam, humidifiers)

6. MAJOR ELECTRICAL SYSTEMS

a. Main switchgear and all panel boards

b. Emergency power generators and ATS

c. Arc flash warning signs on electric panels

Tasks Phase

d. Coordination and short circuit study information

e. Lightning protection with grounding

f. Transient voltage surge suppression

g. Advanced metering

h. Lighting control

i. Regular and K-type transformers

7. OTHER SYSTEMS

a. Backflow preventors for DW, fire sprinkler, chiller, tower, boiler

b. Medical Gas and dental vacuum systems

c. Generator fuel gas

d. Medical equipment power supplies (CT-scanner, x-ray, MRI, UPS requirements to protect equipment

e. Telecommunication and television cable system

f. Security

g. Medical waste disposal

D. Commissioning Team Members

Firm & Role Contact Name & Title Team Member Cx Responsibilities Contact Information

Owner’s Representative Assist in development of OPR.

Approve OPR, BOD and Cx Plan.

Attend Cx Meetings.

Provide direction and decisions on Cx Issues.

Assign Operations and Maintenance Department personnel and schedule them to participate in meetings, training and observations/inspections.

Architect Matt Conard, Project Manager Develop and update the OPR. mattc@hfgarchitecture.com

Health Facilities Group (HFG) Prepare/incorporate Cx specifications. 316.644.9255

2380 McGee Street, Su 310 Toni Chandler, Project Architect Attend Cx Meetings. tonic@hfgarchitecture.com

Kansas City, MO 64108

Facilitate participation of General and sub-contractors in Cx process, Pre-functional Checklist completion functional performance testing 316.305.6411

816.249.1550 Megan Vaeth, Interior Designer

and training. Facilitate addressing of Cx Issues Log items by Engineers, GC and sub-contractors.

Facility User Manual development. meganv@hfgarchitecture.com

Postconstruction Document delivery. 816.249.1550

LEED Consultant Rick Wilson, Sustainability Mngr rickw@hfgarchitecture.com

Health Facilities Group (HFG)

316.262.2500, x112

2380 McGee Street, Su 310

Kansas City, MO 64108

816.249.1550

Commissioning Authority Nancy Williams, Technical Advisor Organize and lead the Cx Team and Cx meetings.

Develop Cx Plan, Pre-functional Checklists and nwilliams@hpengineeringinc.com mailto:mattc@hfgarchitecture.com mailto:tonic@hfgarchitecture.com mailto:meganv@hfgarchitecture.com mailto:rickw@hfgarchitecture.com mailto:nwilliams@hpengineeringinc.com mconard

Functional Performance Tests.

HP Engineering Review OPR/BOD and provide comments.

Assist in Cx specification development. 479.595.1012

5214 West Village Parkway, Su 120 Steve Williams, COO Review design drawings and specifications and provide comments. swilliams@hpengineeringinc.com

Rogers, AR 72758 Verify Cx activities are incorporated into GC’s Construction Schedule. 501.326.0448

479.250.9224

Facilitate/verify Pre-functional Checklist completion by GC. Facilitate, witness and document functional testing by sub-contractors.

Develop/update Cx Issues Log.

Facilitate Cx Issues Log items being addressed by GC and sub-contractors.

Review training agenda, materials, schedule, student evaluations and provide comments.

Facilitate seasonal functional performance testing.

Conduct 10-month Building Operations.

Prepare Final Cx Report.

Engineering Ben Schmitt, Project Manager Develop BOD.

bschmitt@farris-usa.com

Farris Engineering Prepare/incorporate Cx specifications. 402.707.7682

818 ‘P’ Street Ericka Nienhueser, Electrical Engineer Attend Cx Meetings. enienhueser@farris-usa.com

Lincoln, NE 68508 Provide direction and decisions on Cx Issues. 308.249.0502

402.477.6163 Dave Benscoter, Plumbing Designer Incorporate Cx Review Comments into design. dbenscoter@farris-usa.com

Participate in training. 402.952.4360

Lisa Bebout, HVAC Designer/BIM Mgr. lbebout@farris-usa.com

402.952.4359

Donna Kohlan, Fire Protection Engineer dkohlan@farris-usa.com

402-541-3475

Danny VanDoren, Energy Modeler dvandoren@farris-usa.com

573-202-9766

General Contractor

Educate staff and sub-contractors on Cx process and individual Cx responsibilities.

mailto:swilliams@hpengineeringinc.com mailto:bschmitt@farris-usa.com mailto:enienhueser@farris-usa.com mailto:dbenscoter@farris-usa.com mailto:lbebout@farris-usa.com mailto:dkohlan@farris-usa.com mailto:dvandoren@farris-usa.com mconard

Attend Cx Meetings.

Incorporate Cx activities into Construction Schedule.

Facilitate completion of Pre-functional Checklists.

Facilitate addressing of Cx Issues Log items by sub-contractors.

Facilitate completion of functional testing by sub-contractors.

Facilitate and video record training.

Electrical Contractor

Educate staff on Cx process and individual Cx responsibilities.

Attend Cx Meetings.

Complete Pre-functional Checklist documentation.

Address Cx Issues Log items.

Participate in functional testing.

Participate in training.

Participate in seasonal testing.

Mechanical Contractor

Educate staff on Cx process and individual Cx responsibilities.

Complete Pre-functional Checklist documentation.

Address Cx Issues Log items.

Participate in functional testing.

Participate in training.

Participate in seasonal testing.

Plumbing Contractor

Controls Contractor

Fire Sprinkler Contractor

Fire Alarm Contractor

Complete Pre-functional Checklists documentation.

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E. Commissioning Milestone Schedule

Action Item

Responsible Party

Start Estimated Completion Complete (Y/N)

Schematic Design Phase

SD Phase OPR/BOD update A/E August 27, 2021 November 30, 2021 Y

SD Phase Commissioning Plan CxA August 27, 2021 October 22, 2021 Y

SD Phase Commissioning Milestone Schedule CxA August 27, 2021 October 22, 2021 Y

Design Development Phase

DD Phase OPR/BOD update A/E December 1, 2021 March 10, 2022 Y

DD Phase Cx Plan update CxA December 1, 2021 March 10, 2022 Y

DD Phase Draft Commissioning and Training Specifications A/E December 1, 2021 March 10, 2022 Y

Construction Documents Phase

Facility User Manual A/E April 1, 2022 November 2, 2022

65% CD Phase OPR/BOD update A/E April 1, 2022 May 30, 2022 Y

65% CD Phase Cx OPR/BOD Review CxA April 1, 2022 May 13, 2022 Y

65 % CD Phase Cx Plan update CxA April 1, 2022 May 23, 2022 Y

65% CD Phase Preliminary Commissioning and Training Specifications A/E April 1, 2022 May 30, 2022 Y

Commissioning Review of Mid-design Construction Documents including Cx and Training Specifications CxA August 29, 2022 September 2, 2022

Design Team incorporates Commissioning Mid-design Review Comments into construction documents A/E September 5, 2022 September 19, 2022

95% CD Phase OPR/BOD update by designers A/E July 13, 2022 August 29, 2022

95% CD Phase Cx OPR/BOD Review CxA August 29, 2022 September 2, 2022

95% CD Phase Cx Plan update CxA August 15, 2022 August 18, 2022

Final OPR/BOD update to incorporate Cx Review Comments A/EC September 5, 2022 September 19, 2022 mconard

Final Commissioning and Training Specifications Update by designers and review by Cx. A/E and Cx September 5, 2022 September 19, 2022

Construction Phase

Cx Pre- construction Meeting CxA

Facility User Manual update A/E

Commissioning Kick-off Meeting Cx Team

Equipment Submittals to CxA GC

HVACR Submittal review by CxA CxA

Pre-Functional Checklist development CxA

Pre-Functional Checklist execution GC

Pre-functional Checklist verification CxA

Functional Performance Test development CxA

Functional Performance Tests witnessed by CxA GC

Owner Training Materials to CxA GC

Owner Training Cx Review CxA

Facility Requirements, Operations and Maintenance Plan to Owner CxA

Post-construction Documents to Owner A/E

Commissioning Closeout and Warranty

Provide Commissioning Report CxA mconard

Conduct seasonal commissioning as needed. Provide results as addendum to Cx Report.

GC/

CxA

10 month Building Operation Review. Provide results as addendum to Cx Report.

CxA

II. TERMS, DEFINITIONS, AND ABBREVIATIONS

A. Abbreviations

The following are common abbreviations used throughout the commissioning process and this document:

A/E Architect / Engineer – Design Team Arch Architect ATC Automatic Temperature Control Contractor CM Construction Manager CA Contract Administrator CxA Commissioning Agent Cx Commissioning EC Electrical Contractor FPT Functional Performance Test GC General Contractor LEED Leadership in Energy and Environmental Design MC Mechanical Contactor PFC Pre-Functional Checklist PM Project Manager SC Subcontractor TAB Test, Adjust and Balance

B. Definitions

Basis of Design Document (BOD)

A document that records concepts, calculations, decisions, and product selections used to meet the Owner’s Project Requirements and to satisfy applicable regulatory requirements, standards, and guidelines. The document includes both narrative descriptions and lists of individual items that support the design process and is developed and maintained by the Project A/E team.

Commissioning Agent (CxA)

An entity identified by the Owner who plans, schedules, coordinates, and leads Commissioning Team activities to implement the Commissioning Process.

Commissioning Plan

The plan is a commissioning management plan; it provides the basis for the commissioning process and includes responsibilities, Team members and lines of communication of the Commissioning Team.

Commissioning Process (Cx)

The process of planning, documenting, scheduling, testing, adjusting, verifying, and training to provide a facility, which operates as a fully functional system per the Owner’s Project Requirements.

Commissioning Team

Individual members who through coordinated actions are responsible for implementing the Commissioning Process for the project.

Pre-Functional Checklist (PFC)

Forms used by contractors to verify and document appropriate components are on-mconard site, correctly installed, functional, and ready for Functional Performance Testing.

Commissioning Issues Log

A report generated by the Commissioning Agent during documenting issues found during the commissioning process that require follow-up and corrective action.

Functional Performance Testing (FPT)

Tests that verify components, equipment, assemblies, systems comply with the contract documents and criteria described in the Owner’s Project Requirements and Basis of Design.

Operational Performance Tests (OPT)

Documented and witnessed start-up of equipment and systems per contract documents.

Owner’s Project Requirements (OPR)

A document detailing the Owner's functional requirements expectations of how the building will be used and operated. The OPR includes project and design goals, measurable performance criteria, budgets, schedules, success criteria, and supporting information. It is developed by the Owner and the Architect.

Modifications to the OPR, approved by the Owner, are tracked throughout the project by the Commissioning Agent and included in the Final Commissioning Report.

Facility User Manual / Systems Manual

The Facility User Manual is also referred to as the Systems Manual. It explains how the facility is intended to be operated and is intended for all staff members working in the facility. Major considerations in planning, layout and design are highlighted. Significant design features, cultural aspects, major pieces of equipment, and potential for flexibility and expansion are made clear.

III. COMMISSIONED SYSTEMS

This list serves as a staging point for developing a specific list of systems and assemblies to be commissioned.

1. Life Safety

1. Fire alarm control panel and annunciator panel

2. Tamper switches

3. Flow switches

4. Fire suppression system

5. Doors w/ frames fire rating

6. Exit lights

7. Emergency egress signage

8. Emergency lights

9. Smoke detectors and sensors

10. Fire and smoke dampers

11. Horn/strobe lights

12. Manual pull stations

2. Security and Communication

1. Nurse call

2. Infant protection

3. Security

4. Public address

3. Building Automation

1. DDC or BAS

2. Energy Management

3. Electrical or pneumatic

4. Air Handling Unit System

1. AHUs including SA and RA fans

2. EA fans

3. VAVs

4. Diffusers and grilles

5. SA, RA and EA duct

6. CHW pumping system

7. HW pumping system

5. Major Mechanical Systems

1. CHW system with chillers, towers, and pumps

2. HW system with boilers, fuel system and pumps

3. Process systems (steam, humidifiers)

6. Major Electrical Systems

1. Main switchgear and all panel boards

2. Emergency power generators and ATS

3. Arc flash warning signs on electric panels

4. Coordination and short circuit study information

5. Lightning protection with grounding

6. Transient voltage surge suppression

7. Advanced metering

8. Lighting control

9. Regular and K-type transformers mconard

7. Other Systems

1. Backflow preventors for DW, fire sprinkler, chiller, tower, boiler

2. Medical Gas and dental vacuum systems

3. Generator fuel gas

4. Medical equipment power supplies (CT-scanner, x-ray, MRI, UPS requirements to protect equipment

5. Telecommunication and television cable system

6. Security

7. Medical waste disposal mconard

IV. COMMISSIONING TEAM

A. CxTeam Structure

Representatives of listed firms make up the Commissioning Team. Section 1, D lists specific firms and team members and is updated from the Architect’s project directory as members are added or changed.

1. Facilities Management and users

2. Design Team

3. General Contractor

4. Sub-contractors

5. Manufacturers

6. Vendors

7. Commissioning Agent

Based on requirements of the Indian Health Design Guide and LEED each team member becomes involved in the project at different times throughout design and construction phases. The level of involvement for each individual team member varies at different stages of the phases.

B. Communication

Figure 4-1 describes, generally, how the CxA interacts and communicates with team members relative to the commissioning process.

The Owner is responsible for directing team members regarding commissioning issues. All commissioning comments, issues, concerns, and recommendations are submitted to the Owner, through the Architect, for review, approval/direction.

The CxA’s communication with the Architect includes formal as well as informal interaction.

The CxA may call the Architect with questions or to request clarification and direction (informal) or submit reviews and Issues Logs (formal).

The CxA also communicates with the General, sub-contractors, manufactures and vendors.

The Commissioning Agent may directly request information or ask questions of contractors but does not give direction.

It is important to note that commissioning is third party and does not represent design or construction firms. The commissioning firm is contracted with the Architectural firm and, by definition, works in the best interest of the Owner.

Figure 4-1: Commissioning Communication Flow

C. Roles and Responsibilities

1. Owner

Owner’s representatives, play important roles in the commissioning process. Owners facilitate and support the CxA and provide final acceptance of the commissioning process.

Summary of responsibilities for the Owner’s representatives:

a. Develop the Owner’s Project Requirements document.

b. Attend design and construction phase meetings and provide input to discussions.

c. Review and approve any changes made to the Basis of Design document.

d. Assign operations and maintenance personnel to the Cx Team and schedule them to participate in various progress meetings, training sessions, observations and inspections.

e. Attend Commissioning Team meetings scheduled by the CxA.

f. Provide firm direction and decisions based on recommendations made by the CxA and other parties.

2. Design Team

Various disciplines of the Design Team collaborate closely with the CxA to ensure the design is clear and meets Owner’s Project Requirements.

Summary of responsibilities for the Design Team:

a. Architect facilitates OPR development with Owners and updates it in Design Development, Schematic Design and Construction Document Phases.

b. Engineer develops the Basis of Design document based on the OPR for review by the Owner and CxA.

c. Prepare contract documents that integrate Cx process requirements and activities.

d. Attend design and construction phase meetings.

e. Attend Cx meetings.

f. Incorporate Cx Review Comments based on direction by the Owner.

g. Participate in operation and maintenance personnel and occupant training.

h. Specify and verify adequate training requirements are provided in contract documents.

i. Regularly review Commissioning Issues Log and incorporate items into construction administration activities.

j. Architect prepares the Facility User Manual that includes an overview of facility design and operational concepts, MEP, fire, and security systems OPR, BOD, drawings, specifications, training etc. Facility User Manual is also referred to as the Systems Manual. CxA assists with development of the manual and evaluates for completeness.

k. Architect’s Facility User Manual, General’s Operations and Maintenance and Training Program, CxA’s FPTs, Issues Log and Cx Plan are delivered to the Owner before building occupancy. These documents help ensure a smooth transition from construction to operation.

3. General Contractor

General Contractor is responsible to integrate the Cx process into operations. Primarily this includes educating staff and sub-contractors on the commissioning process, OPR, Basis of Design, and the responsibility of each for a quality job.

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Pre-Functional Checklist (PFC) forms provided by the CxA are completed by individual workers and sub-contractors at the direction the GC. The GC is responsible to have PFCs completed in a timely manner relative to construction progress.

The General is also responsible to build functional performance testing activities into the Construction Schedule and to ensure personnel are assigned to perform tests. Functional test procedures are provided by the CxA as forms called Functional Performance Tests. The CxA facilitates completion of test procedures by assigned personnel, witnesses all tests and documents results on the FPT forms.

Summary of GC responsibilities:

a. Include costs for Cx activities in the contract price and as a line item on Pay Applications.

b. Include Cx requirements and activities in each purchase order or subcontract.

c. Notify CxA of all project meetings.

d. Copy CxA on all meeting notes, schedules, RFIs, and change orders.

e. Attend Cx Team Meetings.

f. Include Cx activities and milestones in the Construction Schedule. For example: Pre-functional Checklist completion, functional performance testing activities, and Owner training.

g. Provide submittals to Owner, Design Team, and CxA for review.

h. Complete Pre-Functional Checklists as work is accomplished and provide completed forms to CxA.

i. Provide Start-up Schedule to CxA.

j. Provide FPT schedule to CxA.

k. Direct functional testing activities. CxA to witness all FPT.

l. Implement Training Program as detailed in contract documents.

m. Complete seasonal and differed testing.

4. Sub-contractors

Sub-contractors are responsible to integrate the Cx Process into operations. Primarily this includes educating staff and sub-contractors on the commissioning process, OPR, Basis of Design, and the responsibility of each for a quality job.

Pre-Functional Checklist (PFC) forms provided by the CxA are completed by sub-contractors at the direction the GC. The GC is responsible to have PFCs completed in a timely manner relative to construction progress.

Summary of typical Sub-contractor responsibilities:

a. Include costs for Cx activities in the contract price and as a line item on Pay Applications.

b. Continuously maintain Record Drawings and submit as detailed in contract documents.

c. Attend Cx Team Meetings.

d. Provide Start-up Schedule to CxA.

e. Demonstrate performance of assemblies and/or operation of systems to CxA.

f. Complete Pre-functional Checklist forms as work is accomplished at GC’s direction.

Provide completed Checklists to the CxA.

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g. Perform functional testing of assemblies and/or operation of systems and provide completed and signed FPT documents to CxA. CxA to witness all functional testing.

5. Manufacturers and Vendors

Manufacturers and vendors are responsible to integrate the Cx Process into operations.

Primarily this includes educating staff on the commissioning process, OPR, Basis of Design, and the responsibility of each for a quality job.

Summary of manufacturer and vendor responsibilities:

a. Include costs for Cx Process activities in contract price.

b. Provide all information required for operation and maintenance of system and assemblies as part of initial submittal.

c. Provide requirements to maintain the warranty as part of initial submittal.

d. Provide completed equipment start-up documentation to CxA for inclusion into Cx Report.

e. Provide training as detailed in contract documents.

f. Demonstrate operation and performance of systems and assemblies as detailed in contract documents.

g. Perform and/or support functional testing of assemblies and/or operation of systems at direction of the GC. Provide completed and signed FPT documents to CxA. CxA to witness all functional testing.

6. Commissioning Agent

CxA organizes and leads the Commissioning Team including the following tasks:

a. Develop the Commissioning Issues Log to be used throughout the duration of the project.

Issues and concerns are recorded on the Cx Issues Log. Cx follows up on and verifies Issues Log items are addressed.

b. Review original OPR developed by the Owner and Architect in the Pre-design Phase.

c. Review the BOD in relation to the Architect’s OPR updates in Schematic Design, Design Document and Construction Document Phases.

d. Verify Cx process activities are clearly identified in the Project Specification Manual.

e. Assist GC’s integration of Cx activities into Construction Schedule.

f. Prepare a Cx Plan that describes the extent of the Cx process to accomplish the Owner’s Project Requirements. Update Cx Plan during each phase of the project to incorporate changes and additional information.

g. Review mid-design documents to ensure systems and components are appropriate for the applications and consistent with Owner’s Project Requirements. Review also includes confirmation that commissioning requirements are included in specification sections and that Facility User Manual and Owner training requirements are included in the specifications.

h. Attend Pre-bid Conference to detail Cx process requirements to GC and sub-contractors.

i. Lead Pre-construction Cx Kick-off Meeting that includes Owner, Design Team, GC, mechanical, electrical, controls, and Test and Balance (TAB) sub-contractors. Agenda includes commissioning goals, Team, responsibilities, schedule, and Issues Log.

j. Concurrent with the Design Team and Owner, CxA conducts a review of shop drawings and submittal data for compliance with OPR and the BOD and to help insure submitted equipment and systems can be commissioned. A sample of HVACR equipment and the mconard

TAB Report is reviewed by the CxA.

k. Conduct pre-functional inspections. Activities considered pre-functional inspections include site visits, field observations, and review of start-up forms, construction checklists, and complete TAB reports.

l. Lead periodic Commissioning Meetings. Agenda includes commissioning progress, Issues Log items and commissioning activities schedule.

m. Witness system and assembly functional performance testing.

n. Review training agenda, schedule and materials for compliance with OPR and specification requirements. The CxA also verifies training is completed.

o. Develop Facility Requirements and O&M Plan that includes:

• sequences of operations

• building occupancy schedule

• equipment run-time schedules

• setpoints of all HVAC equipment

• lighting levels throughout the building

• minimum outside air requirements

• changes in schedules or setpoints for different seasons, days of the week, and times of day

• systems narrative describing mechanical and electrical systems and equipment

• preventative maintenance plan for equipment included in the systems narrative

• Cx program that includes periodic Cx requirements, on-going Cx tasks, and continuous tasks for critical facilities

p. Prepare Cx Report that includes commissioning related documents.

q. Verify differed seasonal testing is completed at the direction of the GC.

r. Conduct pre-warranty expiration inspection and document findings.

V. DESIGN PHASE COMMISSIONING

A. Overview

In the Pre-design Phase, the commissioning process uses the original Owner’s Project Requirements to begin to develop the Cx Plan. The OPR is developed by the Owner with the assistance of the Architect. For this project, the Owner documented many requirements in the Indian Health Services Design Guide. Additional Owner requirements are determined as the Architect’s OPR Worksheet is completed. The document produced using the IHS Guide and OPR Worksheet is the original Owner’s Project Requirements. The document details expectations and performance levels to be delivered by the construction project.

A Preliminary Cx Plan is developed by the Cx Agent and issued to the project team for review. This gives team members a feel for structure and procedures of the Cx process throughout the project duration.

The Cx Agent develops and maintains a Cx Issues Log. The log tracks the status of Cx related issues, actions taken, and final resolutions.

The Design Phase of the project translates the Owner’s Project Requirements into construction documents for use in construction of the facility.

During design, the CxA provides focused reviews of contract documents at various stages of completion to ensure systems are commissionable, maintainable, functional, mconard and follow best practices for the industry.

The CxA reviews contract documents to ensure commissioning requirements are incorporated and assists in providing additional specifications to support the Cx process.

The Cx Agent reviews the Basis of Design document as published by the Design Team.

The intent of the Basis of Design is to clearly convey assumptions made in developing design solutions that fulfill intent and criteria in the OPR.

B. Design Phase Commissioning Activities

1. Develop Owner’s Project Requirements

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

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

The Architect facilitates development of the original Owner’s Project Requirements by providing an OPR Worksheet that will assist the Owner and operations staff with documentation.

The OPR document contains sections defined by the IHS Guide and include:

• Owner and User Requirements - Primary purpose and use of the project including future expansion plans, quality of materials, construction and operational cost.

• Environmental and sustainability goals – Specific environmental and sustainability goals (e.g., LEED certification).

• Energy efficiency goals – Goals and requirements for building orientation, landscaping, façade, fenestration, envelop and roof features that impact energy use.

• Indoor environmental quality requirements – Requirements for items such as lighting, space temperature, and acoustical along with items such as anticipated occupancy schedules, desired user ability to adjust systems controls, and accommodations for after-hours use.

• Equipment and systems expectations – Desired level of quality, type, technologies, redundancy and maintenance requirements for each of the systems to be commissioned.

• Building occupant and O&M personnel requirements – Describes how the facility will be operated and by whom. Also, the desired level of training and orientation required for building occupants to understand and use building systems.

A valuable source of information that contributes to the development of the Owner’s Project Requirements is the IHS Design Guide developed by the Owner for this project.

Commissioning Team members work closely with the Architect to incorporate information from the Design Guide into the OPR. Since there is such a large amount of information contained in the design guide document, only references and the primary concepts most important to the Owner are be included in the OPR. Information extraneous to the actual design, such as justification for the facility, permitting details, history or policy issues, etc., are not part of the Owner’s Project Requirements.

Owner’s Project Requirements is a document that evolves through each project phase.

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As decisions are made during the Design, Construction, and Operations / Occupancy Phases, the OPR is updated to reflect current project requirements of the Owner. It is the primary tool for benchmarking success and quality at all phases of project delivery and throughout the life of the facility.

2. Commissioning Plan

The Commissioning Plan identifies steps and procedures necessary for successful execution of the commissioning effort. The original Plan is created during pre-design using appropriate items in the original Owner’s Project Requirements. The plan is updated throughout the life of the project to incorporate changes in the OPR, design changes, value engineering modifications, new team members and changes in operating conditions. It also defines responsibilities and expectations of team members throughout design and construction.

The Commissioning Plan Outline, included in Section 1.C, is a table that can be used as a quick reference guide by Commissioning Team members to better understand roles and responsibilities of each team member.

3. Commissioning Specifications

Commissioning specifications must be reviewed and understood by each member of the Commissioning Team. They explicitly state Owner, Design Team, CxA, General and sub-contractor responsibilities and activities related to the commissioning process and are an important component of the contractual documents. Cx specifications detail obligations such as requirements of General to incorporate Cx activities into the Construction Schedule and have PFCs completed in a timely manner. Also listed are sub-contractor obligations for close-out documentation and training.

The Design Team develops project specific commissioning specification sections and is assisted by the CxA. Responsibilities of the General and sub-contractors are specified in Divisions 01, 23 26 and all other applicable divisions.

4. Basis of Design Documentation

The BOD details assumptions made during design including codes, standards, occupant load, noise criteria, etc. that are utilized in design. Documentation of the Basis of Design by the Design Team captures information for future reference in troubleshooting and modification of the facility and its systems.

The Basis of Design is reviewed against the OPR at each of the Schematic Design, Design Development and Construction Documents Phases by the CxA.

5. Commissioning Issues Log

The Commissioning Issues Log is generated by the Cx Agent at all phases of the project. The Issue Log describes the problem condition along with any related reference information or pictures. The Issues Log is then distributed the Cx Team to for input. The solution approved by the Owner is submitted designers or the GC for corrective action.

When necessary, corrections have been completed, designers or the GC document actions taken and returns the Log to the Cx Agent. The Cx Agent verifies corrective actions. A sample Commissioning Issue Log is included in Section 8.

6. Facility User Manual

The Architect prepares the Facility User Manual for use by staff working in the hospital.

It explains how the facility is intended to be operated, highlights major considerations in planning, layout, and design. Significant design features cultural aspects, major equipment, and flexibility/future expansion are described. The manual presents an overview of facility design and operational concepts, MEP, fire, and security systems mconard

OPR, BOD, drawings, specifications, training. The Facility User Manual is also referred to as a Systems Manual.

Facility User Manuals prove to be invaluable reference sources throughout the life of the facility. Information focuses on building systems versus individual Specification Sections.

7. Commissioning Review of Contract Documents

When contract documents are issued by the Design Team, the CxA…