B01 Attachment J03 - Final Commissioning Plan.pdf

PINE RIDGE HOSPITAL PHARMACY RENOVATION

PINE RIDGE, SOUTH DAKOTA

COMMISSIONING PLAN, v3.0

(CD Phase, 95%)

February 3, 2022

PREPARED BY:

HP ENGINEERING, INC

5214 WEST VILLAGE PARKWAY

ROGERS, ARKANSAS 72758

(479) 250-9224

(Final Construction Documents)

May 26, 2022

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

F. Abbreviations

G. Definitions

III. COMMISSIONED 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

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

I. INTRODUCTION

A. Purpose of the Commissioning Process Pine Ridge Hospital and Indian Health Services (IHS) is committed to implementation of the fundamental commissioning process as defined in the IHS Design Guide section

4.9.3.1 and Statement of A&E Services for the Pharmacy Renovation project.

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.

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.

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.

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.

Pre-design thru Construction

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.

Documents

OPR Update and Review

OPR is updated and reviewed at the DD Phase.

Arch, CxA / Updated OPR, Cx Review

Comments

Architect updates the OPR at the Design Development and distributes to the Design Team for incorporation into the design and BOD documents.

Architect also distributes 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, 9.2 and Attachment B, Statement of A&E Services, C-2.5.

Design Development

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 the Design Development Phase to incorporate all relevant design decisions and objectives.

Refer to IHS Guide 4.2 and Appendix 5.

The architect distributes 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, 9.2 and Attachment B, Statement of A&E Services, C-2.5.

Cx Design Review of

65% CD

Cx review of 65% contract 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 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 4.9.3.2, 4.9.6.

Documents

Cx Meetings

Pre-bid Conference

Commissioning focused meetings with Cx Team.

Cx Team / Pre-bid Conference

Cx Team, CxA /

Meeting Minutes

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.

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

Refer to IHS Guide 4.9.2, A6.2.

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

Refer to IHS Guide A6.2, 10.

CD thru Warranty

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.

Functional Performance Test

Functional Performance Tests verify components, equipment, assemblies, systems, and interfaces comply with the contract documents and the criteria described in the Owner’s

Project Requirements and Basis of Design.

CxA / FPTs

Contractors / Testing

CxA, Contractors / FPT, Issues Log

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.

Issues and concerns are recorded on the Cx Issues Log.

Refer to IHS Guide 4.9.2, A6.2, 8.

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.

Refer to IHS Guide 4.9.3.2, 4.9.7, A6.2.13.

thru

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.

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.

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.

7.

Refer to IHS Guide 4.9.3, A6.3.

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.

Refer to IHS Guide 2.8, 4.9.3.2, 4.9.9.

Warranty

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 sprinklers

b. Exit lights

c. Emergency lights

d. Smoke detectors and sensors

e. Fire and smoke dampers

f. Horn/strobe lights

g. Manual pull stations

2. SECURITY AND COMMUNICATION

a. Nurse call

b. Security

c. Public address

3. BUILDING AUTOMATION

a. DDC or BAS

b. Energy Management

4. Air Handling Unit System

a. EA fans

b. VAVs

c. Diffusers and grilles

d. SA, RA and EA duct

5. MAJOR ELECTRICAL SYSTEMS

a. panel boards

b. Emergency power generators and ATS

c. Arc flash warning signs on electric panels

d. Coordination and short circuit study information

e. Lighting control

f. Regular and K-type transformers

6. OTHER SYSTEMS

a. UPS requirements to protect equipment

b. Telecommunication and television cable system

c. Security

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 Wayne Bongartz, Senior Design Professional Develop and update the OPR. wayneB@hfgarchitecture.com

Prepare/incorporate Cx specifications. 316.262.2500, ex 129

Health Facilities Group Architecture Attend Cx Meetings.

330 N. Mead St, Su 100

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

Wichita, Kansas, 67202 and training. Facilitate addressing of Cx Issues Log items by Engineers, GC and sub-contractors

Commissioning Authority Nancy Williams, Technical Advisor

Organize and lead the Cx Team and Cx meetings.

Develop Cx Plan, Pre-functional Checklists and Functional Performance Tests. nwilliams@hpengineeringinc.com

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.

mailto:nwilliams@hpengineeringinc.com mailto:swilliams@hpengineeringinc.com

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 Jamison Miranda, Project Manager Develop BOD. jmiranda@hpengineeringinc.com

HP Engineering Prepare/incorporate Cx specifications. 479.621.3940

16 South Lewis Avenue Kevin Hayes, Project Manager Attend Cx Meetings. khayes@hpengineeringinc.com

Tulsa, Oklahoma 74104 Provide direction and decisions on Cx Issues. 981.895.6510

981.895.6510 Incorporate Cx Review Comments into design.

Participate in training.

General Contractor

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

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.

Complete Pre-functional Checklist documentation.

Address Cx Issues Log items.

Participate in functional testing.

Participate in seasonal testing.

Mechanical Contractor responsibilities.

Plumbing Contractor

Controls Contractor

Fire Sprinkler Contractor

Fire Alarm Contractor

Complete Pre-functional Checklists documentation.

E. Commissioning Milestone Schedule

Action Item

Responsible Party

Start Estimated Completion

Complete (Y/N)

Schematic Design Phase

OPR/BOD update.

A/E

2021-09-01 Y

Commissioning Plan & Cx Milestone Schedule.

CxA

2021-06-06 2021-11-03 Y

Commissioning specification development.

A/E, CxA 2021-12-14 2022-02-23

Design Development Phase

OPR/BOD update. A/E

Cx Plan update. CxA 2021-11-04 2021-12-15 Y

Construction Documents Phase

Commissioning review of 65% CDs. CxA 2021-12-16 Y

Design Team response to Commissioning Review Comments. A/E 2021-12-17 2022-02-23

Cx Plan update. CxA 2021-12-15 2022-02-03 Y

Construction Phase

Commissioning Kick-off Meeting.

Cx Team

Equipment submittals to CxA.

GC

HVACR submittals reviewed by CxA.

CxA

Pre-Functional Checklist development. CxA

Pre-Functional Checklist completion. GC

Pre-functional Checklist verification. CxA

Functional Performance Test form development.

Functional Performance Tests execution witnessed by CxA. GC

Owner training materials submitted to CxA.

GC

Owner training Cx Review.

CxA

Commissioning Closeout and Warranty

Provide Commissioning Report

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

GC/

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

II. TERMS, DEFINITIONS, AND ABBREVIATIONS

F. 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

G. 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-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.

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 sprinklers

b. Exit lights

c. Emergency lights

d. Smoke detectors and sensors

e. Fire and smoke dampers

f. Horn/strobe lights

g. Manual pull stations

2. SECURITY AND COMMUNICATION

a. Nurse call

b. Security

c. Public address

3. BUILDING AUTOMATION

a. DDC or BAS

b. Energy Management

4. Air Handling Unit System

a. EA fans

b. VAVs

c. Diffusers and grilles

d. SA, RA and EA duct

5. MAJOR ELECTRICAL SYSTEMS

a. panel boards

b. Emergency power generators and ATS

c. Arc flash warning signs on electric panels

d. Coordination and short circuit study information

e. Lighting control

f. Regular and K-type transformers

6. OTHER SYSTEMS

a. UPS requirements to protect equipment

b. Telecommunication and television cable system

c. Security

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.

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.

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.

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 65% 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 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.

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, 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. 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. Commissioning Review of Contract Documents

When contract documents are issued by the Design Team, the CxA reviews the documents as follows:

a. Contract documents are reviewed for commissionability, functionality, and maintainability of systems, and for best practices.

b. The general quality of the documents is evaluated by checking for consistent layout and legibility.

c. Compliance with the Owner’s Project Requirements along with ease of use and clarity are the major issues reviewed.

d. Any previous issues or items of concern identified during previous reviews will be examined to ensure items have been properly addressed.

e. Sample areas of the facility are reviewed in detail to evaluate coordination accomplished within and among disciplines. This includes reviewing for constructability and interfaces among disciplines.

f. The intent of contract document reviews is to determine if there are systematic errors, not to fully check the design accuracy of the design.

7. Training Requirements

During design, training requirements for operation and maintenance personnel as well as occupants are identified relative to systems and assemblies being installed. It is critical that personnel have knowledge and skills required to operate the facility in an energy efficient and cost-effective manner.

The goal of the Cx Process concerning training is verification specifications contain:

a. Submittal requirements for a Training Plan.

b. Training requirements for each type of system and assembly that requires demonstration and training.

c. The expected experience and knowledge of the trainer.

d. Quantity and length of the training sessions.

e. Requirements for training multiple shifts.

f. Training handout requirements.

g. Provisions for delivery of training records.

h. Requirement of video and audio recording of all training sessions.

i. Evaluation feedback from the attendees for each session.

When all training has been completed, the trainer issues an Evaluation Form to each of the attendees. Feedback is reviewed with the Owner, Architect and GC to ensure objectives of the session are met.

8. Design Phase Documentation

Documentation completed by the conclusion of the Design Phase includes:

a. Updated Owner’s Project Requirements

b. Commissioning Review Comments

c. Commissioning Specifications

d. Updated Commissioning Plan

e. Updated Basis of Design

f. Updated Commissioning Issues Log

VI. CONSTRUCTION PHASE COMMISSIONING

A. Construction Phase Overview

The Construction Phase begins with the Notice to Proceed and concludes on the date of Substantial Completion. During the Construction Phase systems and assemblies are installed, inspected, tested, and placed into service to meet the Owner’s Project Requirements.

B. Construction Phase Commissioning Activities

1. Commissioning Kick-off Off Meeting

a. The CxA conducts an initial coordination meeting to introduce the GC and sub-contractors to Cx process requirements for the project.

b. Owner’s Project Requirements, Basis of Design, Cx Plan, and unique contract document requirements are reviewed.

c. Specific roles and responsibilities relative to the Cx Process are reviewed.

2. Construction Meetings

a. CxA attends progress meetings on a periodic basis. CxA provides GC with advance notice of specific agenda items that require inclusion in the meeting.

b. CxA conducts separate Cx Progress Meetings with agendas focused solely on Cx related issues. The frequency of these meetings is dependent on the progress of work and the quality of documentation being provided by contractors and Cx Team members. If work is progressing on schedule and documentation is complete and up to date, there are fewer Cx Progress Meetings required. Expected attendees are notified well in advance of meetings.

3. Updates to the Construction Schedule

Specifications provide GC with a detailed list of commissioning activities to be performed. The General is required to incorporate Cx activities into the Master Construction Schedule. The CxA may assist the contractor’s scheduling person in the effort. Also, as the schedule is updated throughout the Construction Phase, the CxA will provide input information for Cx activities and review the overall project progress.

A vital activity in the Cx process is the functional performance testing of systems being commissioned. It is imperative that adequate time be scheduled for testing.

4. Submittal Reviews

Formal commissioning reviews of a sample of HVACR equipment submittals are provided by the CxA. Deviations from specification requirements are compared to the Basis of Design document and Owner’s Project Requirements for positive or negative impacts.

The GC provides submittals to the A/E. The A/E is responsible for disseminating them to project team members including the Cx Agent. The A/E sends submittals directly to the Cx Agent in electronic format. The commissioning review is completed concurrently with A/E reviews and Commissioning Review Comments are submitted to the Architect.

The Architect is responsible to ensure Cx Review Comments are addressed by designers, contractors, vendors and manufacturers.

5. Pre-Functional Checklists

Pre-Functional Checklists ensure equipment and systems are installed will operate as per design requirements and are produced by the CxA. PFCs are completed by the GC and/or sub-contractors at the direction of the GC. PFCs must be completed and submitted to the CxA prior to functional testing.

Pre-functional Checklists are primarily static inspections and procedures that document equipment and systems are ready to operate. Oil levels, fan belt tension, labels affixed, gauges in place and sensor calibration are typical items documented by the PFC. Some items entail simple testing of the function of a component, piece of equipment or system such as measuring voltages, currents and checking rotations. PFCs augment and compliment manufacturer’s start-up checklists. Contractors typically already perform many items listed on checklists however, few contractors document the execution of these items. This project requires the procedures be documented by the installing personnel. The CxA oversees PFC activities and witnesses testing of larger or more critical pieces of equipment.

Sample Pre-Functional Checklist forms are available in Section 8 to give contractors an idea of their use and content.

PFCs are completed as follows:

a. Equipment Verification: The purpose of this section of the checklist is to verify equipment installed matches what was approved for installation and meets all the requirements of the project specifications.

b. Checklist Items: This section contains basic checks to verify equipment is installed per contract documents and manufacturer’s installation instructions. Checklist items are divided into sections that apply to each trade such as Mechanical, Electrical and ATC. Each sub-contractor is responsible to complete their section of the Pre-functional Checklist.

c. Equipment Start-up: This section contains basic checks completed during equipment start-up. It does not replace the manufacturer’ Start-up Report and aids in documenting proper start-up and checkout.

The General Contractor maintains Pre-Functional Checklists and Start-up Reports on site for review by the CxA. On completion of start-up, the GC forwards completed and signed Pre-Functional Checklists and Start-up Reports to the CxA for review prior to functional testing.

6. Site Observations

During the Construction Phase, the CxA performs site observation visits. The purpose of these visits is to oversee installation progress of systems being commissioned, and to compare the actual job progress with progress indicated on the PFCs.

7. Contractor Testing Requirements

The GC is responsible to provide all quality assurance and quality control testing and administrative procedures as indicated in the contract documents.

The CxA is notified in advance of all testing performed on the project. Depending on the complexity of the test, the CxA determines the necessity of witnessing the test procedure. In either case, if the CxA witnesses the test or not, the GC is responsible to record all procedures used and results of testing as required by contract documents.

The GC is also responsible to forward a copy of all test reports to the CxA.

8. Pre-Installation Conference

Pre-Installation conferences are held by the GC as required by contract documents. The CxA is involved only with the conferences related to the systems being commissioned.

TAB and Automatic Temperature Control conferences are major events in the Cx Process and the CxA is actively involved in these conferences.

9. Functional Test Performance Procedures

Functional performance testing is dynamic testing of systems under full operation.

Systems are tested under various modes, such as during low cooling or heating loads, high loads, component failures, unoccupied and occupied operation modes, varying outdoor air temperatures, fire alarm, power failure, etc. During functional testing, systems are run through all control systems sequences of operations and components are verified to be responding as the sequences state.

The General Contractor is responsible for scheduling and completion of functional testing. FPT activities are, most commonly, assigned to sub-contractors by the GC.

Refer to Figure 6-1 and note trades perform activities required to carry out FPTs, including providing required meters, test equipment, laptops, software, radio communication, etc.

The requirement of sub-contractors to perform FPTs is due to testing being completed before equipment or systems are accepted by the Owner which means equipment and systems still belong to the contractor.

The CxA develops FPT forms and issues to the Cx Team for review and comment.

Once the FPT forms are finalized, a meeting is held to plan sequencing and scheduling of testing.

The CxA witnesses testing and is responsible for documenting the actions, results and issues encountered.

Figure 6-1: Functional Test Procedures

10. Owner Training

Training is one of the most important aspects of turning a project over to operations and maintenance personnel. The Cx process requires all training sessions follow pre-approved agendas, all attendees sign attendance sheets during sessions, and follow-up evaluation is performed to verify trainees are provided with pertinent information to properly operate…