Commissioning Plan.pdf

23 Mechanic Street Springville, NY 14141

2745 Broadway Buffalo, NY 14227 encorus.com 716.592.3980

COMMISSIONING PLAN

For:

Building 17 Sprinklers

Contract Documents

Prepared For:

Department of Veterans Affairs

VA Hudson Valley Healthcare System

Franklin Delano Roosevelt Campus

2094 Albany Post Road

Montrose, NY 10548

August 25, 2020

VA CONTRACT NO. 36C24219C0209

BUILDING 17 SPRINKLERS CONTRACT DOCUMENTS

VA HUDSON VALLEY HEALTHCARE SYSTEM | MONTROSE, NY 08/25/20

TABLE OF CONTENTS

Table of Contents Commissioning Plan I. Introduction II. Commissioning Goals III. Project Description IV. Commissioning Scope V. Systems to Be Commissioned VI. Commissioning Team VII. Commissioning Communications and Document Distribution VIII. Pre-Design Phase Commissioning: Not used IX. Design Phase Commissioning X. Construction and Acceptance Phase Commissioning XI. Warranty Phase Commissioning: Not used XII. Team Member Roles and Responsibilities XIII. Commissioning Schedule XIV. Appendix A – Preliminary Log of Required Documentation

Table 1 - Commissioning Scope Table 2 - Systems to Be Commissioned Table 3 - Commissioning Team Table 4 - Communication Distribution Matrix Table 5 - Commissioning Team Roles and Responsibilities Table 6 - Commissioning Schedule Table 7 - Functional Testing Activities Table 8 - Preliminary Summary of all the Pre Functional Checklists

COMMISSIONING PLAN

I. Introduction

The Department of Veterans Affairs (VA) is committed to commissioning new facilities and systems required for the reliable, safe, and secure operation of the Building 17 Sprinkler System replacement at the Hudson Valley Healthcare System in Montrose, NY. This process will verify that systems are complete and functioning properly upon project completion and that the facilities maintenance staff has appropriate system documentation and training.

Commissioning consists of systematically documenting that specified components and systems have been installed and started up properly and then functionally tested to verify that systems are complete and functioning properly upon project completion and that the VAMC Facilities

Management (FMD) staff has the appropriate system documentation and training.

This document is intended to be a roadmap for the parties involved in the Commissioning process. The document will explain the systems to be commissioned, the process activities, the procedures to follow throughout the commissioning process, and the roles and responsibilities for each party involved. The commissioning activities will begin during the design phase of the project and proceed through the warranty period.

The team members for this project are committed to commissioning this system required for the reliable, safe, and secure operation. This process is intended to verify that the system is properly installed, configured and operating in accordance with the requirements of the project and that operating personnel are adequately prepared to successfully operate the facility at project turnover.

For this project, the Department of Veterans Affairs establishes AE Design contracts for Design

Phase and Construction Period Services. This was awarded under Contract No.

36C24219C0209 to Encorus Group of Springville New York. Due to the small scope of the project the CO and COR have concurred that Encorus Group will provide Commissioning

Services for this project.

The Department also establishes a construction contract with a Prime Contractor (TBD) to provide construction services. Both contracts are administered by a VA Contracting Officer and his/her designated representative. During both the Design and Construction Phases, these representatives are referred to as the CO or COR. On every project, the authority to modify any contract is strictly limited to the Contracting Officer.

In this structure, all communications on contractual issues are strictly limited to communications between the VA and these two prime contractors (AE Team and Prime Contractor). It is the practice of the VA to require that communication between other parties to the contracts (AE

Sub-consultants, Subcontractors and Vendors) be routed through these two prime contractors and the VA.

This Commissioning Plan has been developed to recognize that, in the execution of the

Commissioning Process, the Commissioning Agent must develop effective methods to communicate with every member of the construction team involved in delivering commissioned systems while simultaneously respecting the exclusive contract authority of the Contracting

Officer. Thus, all procedures outlined in this manual must be executed within the following limitations:

1. The Commissioning Agent may maintain a continuous open communication with the AE team, including sub-consultants, the Contractor and subcontractors and the Owner’s team to facilitate a collaborative commissioning process subject to the specific limitations outlined below.

2. All communications shall be copied to the VA COR.

3. All Communications shall include specific reference to these contract limitations (e.g., “All issues identified in this Commissioning Issues Log are subject to Paragraph 2.5: Contractual

Relationships in the VA Commissioning Process Manual.”

4. All information from the Commissioning Agent to any party to the project must be transmitted with the following clear limitations:

a. No communications (verbal or written) will be deemed to constitute direction that modifies the terms of any contract between the Department of Veterans Affairs and any party to the construction project.

b. Commissioning Issues communicated in writing to the Contractor or AE Team and copied to the COR are provided to all parties to the contract to expedite communication. All issues must be understood as the professional opinion of the Commissioning Agent and suggestions for issue resolution only until expressly approved as direction by the COR.

c. In the event that any Commissioning Issues and suggested resolutions are deemed to require either an official interpretation of the construction documents or are determined to require a modification of the contract documents, Contracting Officer or designated COR will issue an official directive to this effect.

d. All parties to the Commissioning Process shall be individually responsible for alerting the COR of any issues that they deem to constitute a potential contract change prior to acting on these issues.

e. Authority for design and construction issues resolution rests solely with the Contracting Officer and his/her designated representative with appropriate technical guidance from the AE Team and/or Commissioning Agent.

Abbreviations

List of Acronyms Acronym Meaning A/E Architect / Engineer Design Team AHJ Authority Having Jurisdiction CAR Corrective Action Notice CD Construction Documents CO Contracting Officer CONTR Installation Contractors COR Contracting Officers Representative CPM Construction Project Manager CxA Commissioning Agent DD Design Documents FMD VMAC Facilities Management Staff FPT Functional Performance Test O&M Operations and Maintenance PFC Pre-functional Checklist PFT Pre-functional Test QC Quality Control RFI Request for Information TBD To Be Determined VA Veterans Administration VACO VA Central Office VAPM VA Project Manager VAMC VA Medical Center

II. Commissioning Goals

The Commissioning Authority has developed specific Commissioning Goals to emphasize the role commissioning will play in the design and construction processes:

● Meet or exceed VAMC Project Requirements

● Optimize Systems Operations

● System operation and performance verification o Site Inspections o Pre-Functional checklists o Performance Test results o Equipment startup

● Integrate Testing Schedules into Construction Schedule

● Coordination of trades

● Early identification and resolution of issues

● Clear and open communications

III. Project Description

A. The primary goal of this project is to replace the existing sprinklers in Building 17 at the Hudson

Valley Healthcare System in Montrose, NY. Encorus Group will provide the necessary design for the replacement of the sprinkler system within the building. The project includes:

1. Installation of a new water supply for the sprinkler system. Flushing of water main to clear debris.

2. New wet pipe sprinkler system riser with isolation valve, alarm check valve and appropriate alarm trim.

3. Installation of floor control valves and floor test/drains for each floor.

4. Installation of cross and branch mains, sprinkler heads as shown on the design shop drawings.

5. Installation of new flow alarms and valve tamper switches at each floor control and tamper switch on the main riser isolation valve.

6. Installation of a manual Class 1 Standpipe riser in each stair tower.

7. Installation of Fire Alarm System interface modules for flow and tamper switches.

8. Pre-function and testing and inspection of the sprinkler systems.

9. Acceptance testing and inspection of the sprinkler system.

10. Re-acceptance testing of the fire alarm system.

IV. Commissioning Scope

A. Mr. John T. Allan, Sr. Fire Protection Engineer, will provide commissioning services to support the Building 17 Sprinkler System project.

B. Design Phase Commissioning Services will be provided by Encorus Group Engineering, P.C.

C. Construction Phase Commissioning Services will be provided at the Construction Site in

Montrose, NY.

D. The scope of Commissioning Services described above will be based off the 2018 edition of

NFPA 3, Recommended Practice for the Commissioning of Fire Protection and Life Safety

Systems.

E. Commissioning activities will include the tasks and deliverables outlined in Table 1 below.

Table 1 - Commissioning Scope

Commissioning Scope

Project Phase Task Description Deliverable

Design Commissioning Specifications

Prepare Commissioning Specification “Section 01 91 13 – General Commissioning Requirements” to be included in project manual.

Commissioning Specification

Prepare Commissioning Specification for Division 21 – Fire Protection, to provide detailed commissioning, operations & maintenance and training requirements for individual technical specification sections.

Commissioning Specifications

Design Preliminary Commissioning Plan

Prepare Preliminary Commissioning Plan that describes the Commissioning Process, Commissioning Team with specific Roles and Responsibilities. The Commissioning Plan will include description of systems to be commissioned.

Preliminary Commissioning Plan

Construction Final Commissioning Plan

Based on the final construction documents, update the Preliminary Commissioning Plan to identify specific systems to be commissioned. The Final Commissioning Plan will also include specific individual roles and responsibilities and Preliminary Pre-Functional Checklists and Functional Test Plans for systems to be commissioned.

Final Commissioning Plan.

Commissioning Scope

Project Phase Task Description Deliverable

Construction Duration Schedule for Commissioning Activities

Based on Final Commissioning Plan, prepare a duration schedule to show the duration, predecessors and successors for commissioning activities. This duration schedule will be provided to the Construction Manager to include commissioning activities in the project construction schedule. This will allow commissioning activities to be smoothly integrated into the overall construction process.

Duration schedule with commissioning activities, predecessors, successors and key milestones.

Construction Pre-Functional Checklists (PFT)

Prepare PFT Checklists for systems, components and/or equipment to be commissioned. These PFT Checklists will be used to document completion of system, component and/or equipment installation and to determine system readiness for functional testing.

PFT Checklists should be completed by the installing contractors to document the installation process. Completed PFT Checklists are to be submitted to the CxA a minimum of seven days prior to testing.

Completed Systems Readiness Checklists will be spot checked by the CxA to verify systems are ready for testing.

Final Pre- Functional Checklists for use by contractors and CxA.

Construction Prepare Functional Performance Test (FPT) Plans

Based on final construction documents (including applicable changes), and approved submittals, prepare FPT Plans for systems to be commissioned. Draft FPT Plans will be issued for review by owner and installing contractors.

Final Functional Test Plans will be prepared incorporating review comments received from owner and contractors.

Draft FPT Plans for review by owner, installing contractors, CxA and DDC vendor.

Final FPT Plans for use in systems testing.

Phase Task Description Deliverable

Construction Warranty Review Review contractor’s and manufacturer’s warranties for general conformance with specifications and owner’s requirements.

CxA Review Log

Construction Systems Functional Testing

Direct FPT for systems to be commissioned. Testing will be conducted as detailed on the specific FPT Plan for each system to be commissioned.

Functional testing will require support from the owner, fire alarm contractor, sprinkler contractor and specialty-systems installing contractors. Installing contractors must be available to respond to issues and problems identified during testing.

Executed FPT Plans.

Document in CxA Issues Log

Construction Final Commissioning Report

Compile a comprehensive commissioning report documenting all commissioning activities, including but not limited to:

● Commissioning scope

● Test methods and results

● Outstanding commissioning issues

● Issues log

● Commissioning plan

● PFT Checklists

Scope includes one submission of a preliminary report for owner review. Scope includes one submission of the Final Commissioning Report that incorporates owners review comments.

Preliminary Commissioning Report – 1 hardcopy for owner review.

Final

Report – 1 hardcopy plus 2 electronic submissions on

CD/DVD.

Construction Master Issues Log Maintain a Commissioning Issues Log to document commissioning issues identified during construction and functional testing.

The Commissioning Issues Log will include recommended responsible party and recommendations for resolution of the issue. The Commissioning Issues Log will also be used to document progress toward resolution and the final resolution

Issues Log

Phase Task Description Deliverable

Warranty Post-Occupancy Warranty Checkup

Return to the project approximately 10 months into the 12 month warranty period to review the building operation with the facility staff and discuss outstanding issues related to commissioning and outstanding warranty issues. Provide suggestions for improvements. Assist facility staff in developing reports, documents and requests for service to remedy outstanding problems. We have assumed this will be performed during a (TBD)-day site visit approximately 10 months after substantial completion

Field Observation Report

Warranty Final Commissioning Report Amendment

Amend Final Commissioning Report to document the Warranty Phase commissioning activities.

Amendment to Final

Report.

V. Systems to Be Commissioned

The systems and equipment to be commissioned are outlined in the table below. A more detailed list of specific systems and equipment is provided in Appendix A.

Table 2 - Systems to Be Commissioned

Systems To Be Commissioned

System Pre-

Functional Checklists

Equipment Startup

Functional Testing

Sample Size

Remarks

Div 21 - Fire Protection

Fire Protection Systems Yes Yes Yes All Per NFPA 13

Div 28 – Electronic Safety and Security

Fire Detection and Alarm Systems

Yes No Yes All Per NFPA 72

VI. Commissioning Team

The Commissioning Team shall consist of representatives from the following parties involved in the design and construction of this facility. The time at which individual members join the team and the level of their participation during the different phases of the project will vary from member to member.

Roles and Responsibilities for the Commissioning Team members are described elsewhere in this Commissioning Plan.

Commissioning Team Contact information is provided in Table 3.

Table 3 - Commissioning Team

Commissioning Team

Item Team Member Description Contact Information

COR VAMC-

Contracting Officer’s Representative

Program Management Representative responsible for contractual and technical aspects of the project.

Name

Organization

Address

City, State Zip

Phone:

Email:

FMD VAMC-Facilities Management Department

Representative of the Facilities Management Department

Name

Organization

Address

City, State Zip

Phone:

Email:

QA VAMC-Quality Assurance Coordinator

FMD Quality Assurance coordinator for Commissioning activities

Name

Organization

Address

City, State Zip

Phone:

Email:

CxA Commissioning Agent

Project Manager for Commissioning Agent

Name: John T. Allan

Organization: Encorus Group

Address: 23 Mechanic St.

City, State Zip Springville, NY 14141

Phone: 716-244-2657

Email: jallan@encorus.com

CPM Construction Project Manager

(CPM)

Contractor’s Project Manager responsible for construction and coordination of sub-contractors

Name

Organization

Address

City, State Zip

Phone:

Email:

Commissioning Team

Item Team Member Description Contact Information

FP Fire Protection

Sprinkler Contractor

Commissioning Representative for the Sub-contractor responsible for installation of fire protection systems

Name

Organization

Address

City, State Zip

Phone:

Email:

EC Electrical Contractor or Fire Alarm Contractor

Commissioning Representative for the Sub-contractor responsible for installation of MV and LV electrical systems

Name

Organization

Address

City, State Zip

Phone:

Email:

VII. Commissioning Communications and Document Distribution

Table 4 outlines the submittal and distribution requirements for various documents used in the commissioning process.

Table 4 - Communication Distribution Matrix

Communication Distribution Matrix

Document Prepared by: Submitted to: Copies to: Comments

Schematic Design Documents A/E COR

● QA

● CxA

● CPM

A/Eteam submits direct to VAMC. COR distributes.

Design Development Documents

A/E COR

● QA

● CxA

● CPM

A/Esubmits direct to VAMC Building Department as separate submission

General Commissioning Requirements Specification Section (01 91 00)

CxA COR

● QA

● A/E

A/E submits direct to VAMC.

COR distributes.

Communication Distribution Matrix

Document Prepared by: Submitted to: Copies to: Comments

Progress CD Drawings and Specs A/E COR

● QA

● CxA

Final Construction Documents A/E COR

● QA

● CxA

● CPM

A/E submits direct to VAMC as separate submission.

Final Commissioning Plan

CxA COR

● QA

● A/E

● CPM

● TAB

Design team submits direct to VAMC. COR distributes.

Duration Schedule for Commissioning Activities CxA COR

● QA

● CPM

Initial submission included in Final Commissioning Plan

Updates provided as necessary

Submittals and Shop Drawings

CPM COR

● A/E

● CxA

● QA

Submittals and Shop Drawings are submitted to the A/E as separate submission

Final Pre-Functional Checklists CxA COR

● CPM

Executed Pre- Functional Checklists

CPM COR

Contractor Startup Reports CPM COR

● CxA

● A/E

Final Functional Test Procedures CxA COR

O&M Manuals

CPM COR

● QA

● FMD

Warranty and other Closeout Documents

CPM COR

● QA

Communication Distribution Matrix

Document Prepared by: Submitted to: Copies to: Comments

Warranty and Closeout Comment Log

CxA COR

● QA

System Functional Testing Field Reports

CxA COR

Construction Observations Field Reports

CxA COR

Final

Report

CxA COR

● COR

● TAB

Construction O/A/C Meeting minutes CPM COR

● QA

Master Issues Log CxA COR

Change Orders, ASI, RFI A/E

CPM

COR

● QA

● CxA

Master Issues Log CxA COR

Report Amendment

CxA COR ● CPM

VIII. Pre-Design Phase Commissioning: Not used.

IX. Design Phase Commissioning

Schematic Design Phase: The goals of the commissioning tasks in the Schematic Design

Phase of the project include the following:

1. The CxA, COR, and CPM representatives will review and provide written comments on the

Schematic Design documents submitted by the A/E. The focus of the CxA review will be on adherence to the Design Narrative. The review comments will be geared towards aligning the design and design narrative with the Design Document and/or updating the Design

Narrative with decisions approved by VA during the Schematic Design Phase.

Design Development Phase: The goals of the commissioning tasks in the Design Development

Phase of the project include the following:

1. The CxA will prepare the Preliminary Commissioning Plan to provide an initial framework for commissioning activities that will follow. This Preliminary Commissioning Plan will be aligned with the project scope and schedule. It will be reviewed by the COR, CPM and other interested parties.

2. The CxA will also prepare preliminary commissioning specifications to be included in the project manual. The preliminary specifications will include Section 01 91 00 – GENERAL

COMMISSIONING REQUIREMENTS as well as language to be included in other, Division

21, and Division 22, specification sections. The A/E will review the preliminary commissioning specifications and provide written comments to the CxA. The CxA will revise the Preliminary Commissioning Specification and re-submit to the A/E.

Construction Document Phase: The goals of the commissioning tasks in the Construction

Document Phase of the project include the following:

1. The A/E will prepare final construction documents that will be used to construct the project.

A progress set of drawings and specifications will be issued for review at approximately the

65% CD stage. The CxA, COR, and CPM will review the progress set to verify that the design is proceeding in accordance with the Design Narrative.

2. The CxA will prepare a final, detailed list of systems and equipment to be commissioned.

3. The CxA will prepare preliminary Pre-Functional Checklists and Systems Functional

Performance Test procedures for each type of system to be commissioned. These will be published in the Preliminary Commissioning Plan to be included as an informational appendix to Specification Section 01 91 00 – GENERAL COMMISSIONING

REQUIREMENTS that will be issued for bid.

4. A review conference will be conducted to coordinate review comments and provide direction for adjustments in the design prior to issuing the final construction documents.

5. The A/E will issue to the COR the final Construction Documents, including drawings, narrative and specifications. These will be reviewed by the CxA, COR, VAMC User, and

FMD. The CPM will also review the final construction documents and prepare the final estimates of construction costs.

X. Construction and Acceptance Phase Commissioning

The CxA will prepare the Construction Commissioning Plan that incorporates any changes due to the Final Construction Documents, Design Narrative. This Commissioning Plan outlines the commissioning activities during the Construction and Acceptance Phase of the project.

A Commissioning Kickoff Meeting will be held at the start of construction to describe the commissioning process for the Construction Team which includes the CPM, installing sub-contractors (Mechanical, Electrical, Plumbing, and others). Preliminary Pre-Functional

Checklists and Functional Test Plans will be included to describe the level of involvement required of all parties.

The CxA will provide preliminary Commissioning Milestones, predecessors, successors, and durations to the CPM. The CPM will be able to use these data to integrate commissioning activities into the project construction schedule. The CxA will align commissioning activities with the construction schedule for each construction phase.

The Commissioning Agent will witness selected equipment startups for relevant system components. The purpose will be to observe any issues that may arise that would affect equipment or system operations.

The installing contractors and the CPM will prepare equipment training plans intended to provide basic equipment operating and maintenance procedures. The installing contractors and the CPM will prepare training plans that will outline the training to be provided and the intended outcome of the training. The CxA will review the training plans to determine that the training will meet the requirements of the specifications and the FMD staff.

The Commissioning Agent will prepare Pre-Functional Checklists that the installing sub-contractors will complete to document equipment and systems are complete and ready for testing.

The Commissioning Agent will also prepare detailed System Functional Performance Test plans that will provide detailed step-by-step procedures that will be used to verify system operations under all operating conditions.

The installing sub-contractors are encouraged to use the System Functional Test Plans as a tool for pre-testing the equipment and systems prior to the “official” functional testing. This will allow early detection and resolution of problems.

It is the expectation that System Functional Testing will demonstrate that the systems perform in accordance with design criteria, construction documents and VA requirements. Functional testing pre-requisites are that the system components and equipment are completely installed, all required power connections are complete, all required control connections and control functions are operational, and that required air and hydronic testing and balancing has been completed.

Functional testing of each system to be commissioned will be conducted by the CxA.

Upon completion of all commissioning activities, including resolution of all issues on the

Commissioning Master Issues Log, the CxA will prepare and issue the Final Commissioning

Report. This report will include the final version of the Commissioning Plan, copies of all

Commissioning Meeting Minutes, Commissioning Field Observation Reports, Pre-Functional

Checklists, Functional Performance Test results, and the Commissioning Master Issues Log.

The report will also include blank copies of the Functional Test Plans for use by FMD for future re-commissioning activities.

XI. Warranty Phase Commissioning: Not used.

XII. Team Member Roles and Responsibilities

The following is an outline of team member responsibilities in the Design, Construction and

Acceptance, and Warranty phases of the commissioning process. These responsibilities are meant to be limited to those tasks related to the commissioning process and are not intended to be representative of each team member’s contractual responsibilities for other aspects of this project.

In the table that follows, the tasks identified for the “CxA” include the Commissioning Project

Manager, Commissioning Technical Lead, or other Commissioning Specialists and sub-consultants as directed by the CxA.

In the table that follows, the tasks identified for the “A/E” includes the MEP Engineers.

In the table that follows, the tasks identified for “Contractor” include the Construction Project

Manager, as well as the commissioning representatives for the installing sub-contractors, as directed by the Construction Project Manager.

Table 5 - Commissioning Team Roles and Responsibilities

Commissioning Team Roles and Responsibilities

Project Phase Cx Task Description

Team Member Responsibility

Design Review Owner’s Project Requirements (Contract SOW)

Review VAMC Design Criteria and Owner’s Project Requirement document prior to submission to LEED Facilitator.

COR Prepare and issue Owner’s Project Requirements based on specific requirements, Ed Specs and District Design Criteria.

CxA Review and comment on Owner’s Project Requirements.

Submit comments to the COR and QA.

A/E Review for understanding project requirements.

CPM None.

Design Review Design Narrative

Review the Design Narrative Document

VA COR Receive and distribute Basis of Design documents to CPM, CxA, and other VAMC agencies as necessary.

CxA Review Design Narrative document.

Provide comment log to COR and A/E.

A/E Prepare Phase 1 (Schematic Design) and Design Narrative to describe design approach.

CPM None.

Design Review Schematic design

Review Schematic Design for familiarization, general conformance with Owner’s Project Requirements, Basis

COR Receive and distribute Schematic Design package to Peer Reviewer, CxA, and other VAMC agencies as necessary.

CxA Review Schematic Design Provide comment log to COR and QA.

Phase Cx Task Description

Team Member Responsibility of Design and VAMC Design Criteria.

A/E Prepare Schematic Design.

Provide responses to CxA review comments.

Incorporate changes into design as directed by COR.

CPM None

Design Design Development design

Review Design Development design for familiarization, general conformance with Owner’s Project Requirements, Design Narrative, and VA Design Criteria.

COR Receive and distribute Design Development package to Peer Reviewer, CxA, DDC and other VAMC agencies as necessary.

CxA Review Design Development drawings and specs.

Update Design Narrative Provide comment log to COR and QA.

A/E Prepare Design Development drawings and specs.

Provide responses to CxA review comments.

Incorporate changes into design as directed by COR.

CPM None

Design Commissioning Specifications

Prepare Commissioning Specification “Section 01 91 00 – General Commissioning Requirements” to be included in project manual.

Prepare

COR Review, comment and approve Cx specifications as part of project manual review.

CxA Prepare Cx Specification Section 01 91 13.

Prepare systems commissioning specifications.

A/E Incorporate commissioning specifications into Project Manual.

Phase Cx Task Description

Team Member Responsibility

Specification for Division 21 – Fire Protection, Division 22

– Plumbing, to provide detailed commissioning, operations & maintenance and training requirements for individual technical specification sections.

CPM None.

Design Preliminary Commissioning Plan

Prepare Preliminary Commissioning Plan that describes the Commissioning Process, The Commissioning Plan will include description of systems to be commissioned.

COR Review Cx Plan Provide comments to CxA.

CxA Prepare Cx Plan Submit to COR and QA

A/E Review Cx Plan relative to A/E roles and responsibilities.

CPM None.

Design Focused Construction Document Review (Progress Set)

Perform a focused review of a Construction Document progress submission (recommend review prior to the 50% CD stage).

VAMC

COR

Receive and distribute Progress Set drawings and specs to QA, CxA, DDC and other VAMC agencies as necessary.

CxA Review Progress Set drawings and specs.

Update Design Narrative Provide comment log to COR and QA.

A/E Prepare Progress Set drawings and specs.

Provide responses to CxA review comments.

Incorporate changes into design as directed by COR.

CPM None

Phase Cx Task Description

Team Member Responsibility

Design Focused Construction Document Review

Perform a focused review of the final Construction Document submission. This review will include a back check of commissioning comments provided during previous reviews.

COR Receive and distribute Construction Documents package to QA, CxA, DDC and other VAMC agencies as necessary.

CxA Review Construction Document drawings and specs.

Update Design Narrative Provide comment log to COR and QA.

A/E Prepare Construction Documents drawings and specs.

Provide responses to CxA review comments.

CPM None.

Design Design Phase Meetings

Participate Design Phase meetings.

COR Schedule, facilitate and attend meetings

CxA Attend approximately selected meetings to discuss Commissioning Issues.

A/E Conduct meetings

Provide meeting minutes to COR, CxA and others as directed by COR.

CPM None

Design Focused Design Review Meetings

Attend Design Review meetings with to review the design and specific commissioning design review comments.

COR Schedule, facilitate and attend meetings.

CxA Attend meetings to discuss commissioning review comments.

A/E Attend meetings to discuss design and to respond to commissioning and DDC comments.

CPM None.

Phase Cx Task Description

Team Member Responsibility

Construction Final Commissioning Plan

Based on the final construction documents, update the Preliminary Commissioning Plan to identify specific systems to be commissioned. The Final Commissioning Plan will also include specific individual roles and responsibilities and preliminary Pre- Functional Checklists and Functional Test Plans for systems to be commissioned.

COR Review and approve Commissioning Plan.

Provide comments to CxA and

QA.

CxA Prepare Final Commissioning Plan.

Prepare preliminary Pre- Functional Checklists Prepare Preliminary Systems Functional Performance Test procedures.

Issue to COR and QA.

Incorporate comments into Cx Plan revisions as necessary.

A/E Review Cx Plan relative to A/E roles and responsibilities.

Provide comments to COR and CxA.

CPM Review Cx Plan relative to CPM and installing sub-contractor’s roles and responsibilities.

Provide comments to COR and CxA.

Construction Construction Commissioning Kick Off meeting

Conduct an initial commissioning meeting with all contractors and commissioning team members. The purpose of the meeting will be to establish the purpose and proposed process for commissioning this facility in the construction, acceptance and warranties phases of the project.

COR Schedule, facilitate and attend meeting.

CxA Conduct meeting.

Prepare, present and discuss commissioning tasks, roles and responsibilities.

Prepare meeting agenda and minutes.

A/E Not Required to Attend

CPM Attend meeting.

Phase Cx Task Description

Team Member Responsibility

Construction Duration Schedule for Commissioning Activities

Based on Final Commissioning Plan, prepare a duration schedule to show the duration, predecessors and successors for commissioning activities. This duration schedule will be provided to the CPM to include commissioning activities in the project construction schedule.

This will allow commissioning activities to be smoothly integrated into the overall construction process.

COR Review commissioning schedule data.

Coordinate with CPM to incorporate commissioning activities into project schedule.

CxA Prepare and issue commissioning activities schedule, including durations and predecessors.

Review project schedule prepared by CPM.

A/E None.

CPM Incorporate commissioning activities into Master Construction Schedule.

Construction Submittal and Shop Drawing Review List

Based on final construction documents, prepare a list of selected submittals and shop drawings for review by the Commissioning Authority.

COR None.

CxA Prepare list of submittals and shop drawings to be provided to the CxA.

A/E None.

CPM None.

Construction Submittal and Shop Drawing Review

Review selected submittals and shop drawings to support the commissioning process. Review will be for the purpose of developing appropriate Pre- Functional Checklists and Functional Test

COR Receive and distribute submittals and shop drawings.

Distribute selected submittals and shop drawings to CxA.

Review and approve submittals

CxA Review selected submittals and shop drawings.

Prepare issue comment log.

Phase Cx Task Description

Team Member Responsibility

Plans. Reviews will focus on the ability to commission the systems, maintainability and general conformance to owner’s requirements.

Commissioning review of submittals and shop drawings does not replace the A/E responsibility for approval.

A/E Review submittals and shop drawings.

Provide comments and recommendations to COR.

CPM Prepare and issue submittals and shop drawings.

Incorporate COR comments into revised submittals and shop drawings.

Construction Pre-Functional Checklists

Prepare Pre- Functional Checklists for systems, components and/or equipment to be commissioned. These Pre-Functional Checklists will be used to document completion of system, component and/or equipment installation and to determine

COR Review checklists Provide comments to CxA

CxA Prepare preliminary checklists.

Issue to COR and CPM for review

Incorporate changes into final checklists as necessary.

A/E None.

Phase Cx Task Description

Team Member Responsibility system readiness for functional testing.

Pre-Functional Checklists should be completed by the installing contractors to document the installation process.

Completed Pre- Functional Checklists are to be submitted to the commissioning authority a minimum of seven days prior to testing.

Completed Pre- Functional Checklists will be spot checked by the commissioning authority to verify systems are ready for testing.

CPM Provide copies of sub-contractor QC installation checklists to CxA for review.

Review checklists prepared by CxA

Provide comments to CxA

Construction Review Contractor Equipment Startup Reports

Commissioning authority will review selected equipment startup reports prepared by installing contractor.

Commissioning Agent will witness selected equipment startup procedures. Seven days prior notice is required to schedule

COR Receive and distribute Contractor Startup Reports

CxA Witness selected contractor equipment startups.

Review selected Contractor Startup Reports.

Provide comment log to COR and QA.

A/E Review Contractor Startup Reports.

Phase Cx Task Description

Team Member Responsibility commission authority witnessing the startup.

CPM Complete Contractor Startup Reports

Issue to COR and CxA.

Construction Prepare Functional Test Procedures

Based on final construction documents (including applicable changes), and approved submittals, prepare Functional Test Procedures for systems to be commissioned. Draft Functional Test Procedures will be issued for review by owner, installing contractors and DDC Vendor.

Final Functional Test Procedures will be prepared incorporating review comments received from owner, contractors or DDC Vendor.

COR Review preliminary Functional Test Procedures.

Provide comments to CxA

CxA Prepare preliminary Functional Test Procedures.

Issue to COR , CPM

Incorporate comments into final Functional Test Procedures as necessary.

A/E None.

CPM Distribute preliminary Functional Test Procedures to COR, CxA and other installing sub-contractors.

Review preliminary Functional Test Procedures

Provide comments to CxA

Construction Review O & M Manuals

Review Operations and Maintenance Manuals submitted by contractors. Manuals will be reviewed for clarity, organization, usability and general conformance with specifications and owner’s requirements.

COR Distribute O&M Manuals to CxA and A/E.

Review and approve O&M Manuals.

CxA Review O&M Manuals.

Provide comment log to COR and QA.

A/E Review O&M Manuals.

CPM Prepare and issue O&M Manuals to COR.

Phase Cx Task Description

Team Member Responsibility

Construction Prepare Systems Manuals for commissioned systems

Prepare detailed systems manuals for commissioned systems. The manuals will provide operating staff the information needed to understand and optimally operate the commissioned systems. The manuals will describe system design, components, capacity and sequences of operations. Manuals will include descriptions of interactions with other systems and common systems failure modes and responses.

COR Review and approve Systems Manuals.

Distribute Systems Manuals to

FMD.

CxA Using O&M Manuals, Basis of Design, and Construction Documents, prepare Systems Manual.

A/E None.

CPM None>

Construction Review Training Plans

Review contractor and manufacturer training plans and agendas for general conformance with specifications and owner’s requirements.

Observe selected training for quality of training and for general conformance with the training plan and agenda.

COR Schedule and facilitate training sessions.

FMD staff attends training sessions.

CxA Review Training Plans.

Provide comment log Witness selected training sessions.

A/E None.

CPM In conjunction with installing sub-contractors and/or manufacturers’ representatives, conduct training sessions.

Phase Cx Task Description

Team Member Responsibility

Construction Warranty Review

Review contractor’s and manufacturer’s warranties for general conformance with specifications and owner’s requirements.

COR Distribute warranty documents to FMD and CxA

Review and approve warranty documents

CxA Review warranty documents.

Provide comment log

A/E Review warranty documents and provide comments.

CPM Prepare and issue warranty documents

Incorporate comments into final warranty documents.

Construction Systems Functional Testing

Witness and document functional testing for systems to be commissioned.

Testing will be conducted as detailed on the specific Functional Test Plan for each system to be commissioned.

Functional testing will require support from the CPM and COR. .

COR Schedule, facilitate and witness systems functional testing.

FMD staff should assist in functional testing as additional systems training opportunity.

CxA Witness systems functional testing using previously prepared Functional Test Procedures.

Document systems testing on Functional Test Procedures.

Issue Field Reports to document deficiencies.

Update Master Commissioning Issues Log to document and track deficiencies.

A/E Review test documentation

Phase Cx Task Description

Team Member Responsibility

CPM CPM to conduct functional testing by operating systems in accordance with functional test procedures.

Make corrections, repairs or adjustments to systems during testing as directed by the COR.

Correct outstanding deficiencies after testing as directed by the

COR.

Report corrective actions to COR and CxA upon completion.

Construction Systems Functional Retesting

Retest systems with deficiencies as recommended by the CxA and directed by the COR

(Note: Retesting is not included in the scope of commissioning services and is provided as an additional service.

The costs associated with retesting may be recovered from the Construction Manager in accordance with appropriate contract provisions.)

COR Approve retesting as recommended by CxA.

Schedule and coordinate retesting.

CxA Make recommendations for necessary retesting.

Coordinate with COR to schedule retesting after deficiencies are corrected.

A/E None

CPM Make necessary system repairs, adjustments and/or corrections prior to retesting.

Coordinate retesting as directed and approved by the COR.

Conduct systems retesting by operating systems as directed by COR and functional test procedures.

Construction COR None.

Phase Cx Task Description

Team Member Responsibility

Construction Observation

Conduct visits to the construction site to observe construction activities. Specific attention will be given to installation of fire water main tie-in, sprinkler system piping installtion and alarm system interface to the sprinkler system tamper and flow switches for general conformance with specifications and manufacturer’s installation requirements.

Specific attention will also be given to installation of site utilities, site improvements and building envelope construction for general conformance with plans, specifications and manufacturer’s installation requirements.

CxA Conduct Construction Observation visits to observe construction progress, systems/equipment installation and general quality of construction.

Prepare Field Report to document general and specific observations and issues.

Update Master Issues Log to document and track specific issues reported on Field Report.

Monitor and verify corrective actions.

Update Master Issues Log to document corrective action progress and completion.

A/E Review Master Issues Log

CPM Review Field Reports

Review Master Issues Log

Provide corrective actions as directed by the COR to resolve outstanding issues.

Construction Final Commissioning Report

Compile a comprehensive commissioning report documenting all commissioning

COR Review preliminary Commissioning Report.

Provide comments to CxA.

Review and approve Final Commissioning Report

Phase Cx Task Description

Team Member Responsibility activities, including but not limited to:

Commissioning scope

Test methods and results

Outstanding commissioning issues

Issues log

Commissioning plan

Status reports

Submittal and O&M manual reviews

Training record

Pre-Functional Checklists

Design Review Comments

CxA Prepare preliminary Commissioning Report.

Incorporate VA comments into final report.

Issue Final Commissioning Report.

A/E Review Final Commissioning Report

CPM Review Final Commissioning report

Report on progress and completion of corrective actions.

Construction Owner Architect and Construction Manager Meetings (Construction Phase)

Attend selected Owner/Architect/Contr actor Meetings to discuss commissioning issues, review the Commissioning Issues Log, and to maintain awareness of general construction schedule and issues.

COR Schedule, facilitate and attend meetings.

CxA Attend selected meetings to review commissioning issues.

A/E Attend meetings.

CPM Conduct meetings.

Prepare and issue Meeting Minutes.

Construction Master Issues Log

Maintain a Commissioning Issues Log to document

COR Review Master Issues Log Coordinate and direct corrective actions to resolve commissioning issues.

Phase Cx Task Description

Team Member Responsibility commissioning issues identified during construction and functional testing. The Commissioning Issues Log will include recommended responsible party and recommendations for resolution of the issue.

The Commissioning Issues Log will also be used to document progress toward resolution and the final resolution

CxA Provide monthly updates to Master Commissioning Log.

Provide updated Master Commissioning.

Log after each Construction Visit to document specific issues observed during the visit.

Update Master Issues Log to document progress on corrective actions.

Update Master Issues Log to document completion of corrective actions.

A/E None.

CPM Review Master Issues Log.

Provide status of corrective actions.

Provide notification of corrective action completion.

XIII. Commissioning Schedule

The following is a general outline of the Commissioning Schedule for the commissioning tasks that will be performed on the project site or at the Commissioning Agent Offices:

Table 6 - Commissioning Schedule

Commissioning Schedule

Project Phase

Task Duration Schedule Predecessors

Design Review Design Narrative

3 weeks Comments submitted concurrent with design review comments

Receive Design Narrative

Design Commissioning Specifications

3 weeks Specifications issued concurrent with Phase 2 comment log

Receive Phase 2 drawings and specifications

Design Preliminary Commissioning Plan

3 weeks Preliminary Cx Plan issued concurrent with DD-1 comment log

Receive DD-1 drawings and specifications

Design Focused Final Construction Document Review

3 weeks Comment log issued 3 weeks after receipt of final CDs

Receive Final Construction Document drawings and specifications

Construction Preliminary Commissioning Plan

3 weeks Concurrent with Final CD Design review

Receive Final CD drawings and specifications.

Construction Duration Schedule for Commissioning Activities

None Issued as part of Final Commissioning Plan

Preliminary construction schedule

Construction Pre-Functional Checklists

TBD Preliminary checklists issued approximately 4 months prior to substantial completion

Final checklists issued approximately 3 months prior to substantial completion

Receive equipment submittals

Receive installing contractor’s QC checklists

Commissioning Schedule

Phase

Task Duration Schedule Predecessors

Construction Prepare Functional Test Procedures

TBD Preliminary Functional Test Procedures issues approximately 4 months prior to substantial completion.

Final Functional Test Procedures issues approximately 3 months prior to substantial completion

Receive all requested equipment submittals and shop drawings.

Receive DDC submittal and final sequences of operations.

Construction Systems Functional Testing

TBD Functional testing to begin coordinated with construction schedule and systems completion

See separate table.

Construction Final Commissioning Report

6 weeks Preliminary Commissioning Report issued approximately 6 weeks after completing Functional Testing

Functional Testing completed.

Construction Master Issues Log 1 day Master Issues Log will be updated and issued following each progress meeting and/or Construction Observation visit

Construction Observation visit and/or progress meeting.

Warranty Post-Occupancy Warranty Checkup

TBD Scheduled approximately 10 months after substantial completion

Initial Functional Testing is complete.

Seasonal/deferred testing is complete.

Receive FMD work order log for HVAC equipment.

The following is a general outline of the Commissioning Schedule for the Functional Testing activities that will be performed at the construction site. This information is provided to assist the General Contractor in incorporating the commissioning activities into the overall construction schedule:

Table 7 - Functional Testing Activities

Functional Testing Activities

System Test

Duration Schedule Predecessors Notes

Fire Protection Systems

Facility Water Supply

B-17 Water Supply tie-in to existing fire main

1 day 1 week prior notice by CPM

Piping complete, connection to water source.

Trench open and joints exposed where possible.

Burry pipe between joints to secure.

● Verify calibrated test gauges

● Witness selected pipe pressure testing

● Inspect installation

● Verify installation of proper mechanical restraints

● Documentation per

NFPA 13

Sprinkler System

B-17 new sprinkler system.

2 days 1 week prior notice by CPM

Piping complete

● Verify calibrated test gauges.

● Inspect all piping

● Inspect all hangers

● Inspect sprinkler riser and trim

● Inspect sprinkler heads for temperature rating and orientation.

● Verify no sprinkler head obstructions.

● Witness selected pipe pressure testing

● Document per NFPA 13.

Fire Alarm System 1 day 1 week prior notice by CPM

Fire Alarm devices wired in and fire alarm panel programming completed.

● Witness Re-Acceptance testing per NFPA 72

● Document per NFPA 72.

XIV. Appendix A – Preliminary Log of Required Documentation

The following log provides a preliminary summary of all the Pre Functional Checklists, Functional

Performance Tests and Integrated Systems tests that will be required to complete the

Commissioning process.

The log is preliminary and will be updated based on the components and systems installed by the contractor on the project. It will also be updated to reflect any clarifications or changes in the construction documents that may be reflected by ASIs, ESI, Addendum or other amendments to the construction documents.

Table 8 - Preliminary Summary of all the Pre Functional Checklists

Systems to be Commissioned

Equip Tag

System Pre-

Functional Checklist

Functional Test

Protocol

Sample Size

Notes

Fire & Life Safety Systems

Underground Fire Main Lead-in

‐ Underground Supply Piping Flushing of

Main

Fire Sprinkler…