GIT J-348- CxA RFQ-RFP

Georgia Institute of Technology, Project No. J-348, Expansion of Tech Square, Phase IIIA, CxA RFQ/RFP 1

Board of Regents of the University

System of Georgia

Request for Qualifications (Step I) and

Request for Proposals

(Step II)

To Provide

Commissioning Authority Services

For Project No.: J-348

“Expansion of Tech Square, Phase IIIA”

Georgia Institute of Technology Atlanta, GA

Solicitation Issue Date: March 14, 2022 Qualifications Packages Due: April 4, 2022

Georgia Institute of Technology, Project No. J-348, Expansion of Tech Square, Phase IIIA, CxA RFQ/RFP 2

TABLE OF CONTENTS

STEP I – REQUEST FOR QUALIFICATIONS (RFQ)

1. GENERAL PROJECT INFORMATION

2. COMMISSIONING AUTHORITY SERVICES REQUIREMENTS

3. SCOPE OF BASIC SERVICES

4. SCHEDULE OF EVENTS (STEP I)

5. SELECTION PROCESS

6. SUBMITTAL OF QUESTIONS AND REQUESTS FOR QUALIFICATIONS

7. INSTRUCTIONS FOR PREPARING STATEMENTS OF QUALIFICATIONS

8. SUBMITTAL OF STATEMENTS OF QUALIFICATIONS

9. FINALIST NOTIFICATION

STEP II – REQUEST FOR PROPOSALS (RFP) from Qualified Finalists

1. CONTRACT INFORMATION

2. BUILDING PROGRAM

3. SCHEDULE OF EVENTS (STEP II)

4. PRE-PROPOSAL SITE VISIT

5. SELECTION PROCESS

6. SUBMITTAL OF QUESTIONS AND REQUESTS FOR CLARIFICATION

7. INSTRUCTIONS FOR PREPARING TEAM PROPOSALS

8. SUBMITTAL OF TEAM PROPOSALS

9. PRESENTATION/ INTERVIEW INFORMATION

10. SUBMITTAL OF FEE PROPOSALS

11. ADDITIONAL TERMS AND CONDITIONS

EXHIBITS

a. Exhibit A - Certification Form

b. Exhibit B – Contractor Affidavit

c. Exhibit C – Disclosure Statement

d. Exhibit D – Not Used (Future Form of Agreement)

e. Exhibit E – Fee Proposal

f. Exhibit F – Schedule Overview

g. Exhibit G – CX Overview

Georgia Institute of Technology, Project No. J-348, Expansion of Tech Square, Phase IIIA, CxA RFQ/RFP 3

h. Exhibit H – GT OPR Template

STEP I

REQUEST FOR QUALIFICATIONS

Commissioning Authority (CxA) Services Project No. J-348

“Expansion of Tech Square, Phase IIIA” Georgia Institute of Technology

Atlanta, GA

The Board of Regents of the University System of Georgia (“BOR”) on behalf of the Georgia Institute of Technology (“GIT”), is soliciting statements of qualifications from firms interested in providing professional services for Commissioning of Project No. J-348 “Expansion of Tech Square, Phase IIIA is being developed for use by the Georgia Institute of Technology (“Using Agency”), a unit of the University System of Georgia (“Owner’). This Request for Qualifications (“RFQ”) seeks to identify potential providers of the above-mentioned services. Some firms that respond to this RFQ, and who are determined by the Owner to be especially qualified, may be deemed eligible, and may be invited to interview and offer proposals for these services. All respondents to this RFQ are subject to instructions communicated in this document and are cautioned to completely review the entire RFQ and follow instructions carefully. The Owner reserves the right to reject any or all statements of qualifications or proposals, and to waive technicalities and informalities at the discretion of the Owner. IMPORTANT: The issuance of this RFQ invokes an important Restriction of Communication on potential respondents, which, if violated, may result in proposal rejection. (See Section 8 for details.)

1. GENERAL PROJECT INFORMATION

Project Background Opened in 2003, Georgia Tech’s exciting Technology Square innovation district encompasses education, research, hotel, office, residential and retail uses and serves as an urban 'main street' for the campus and the Midtown Atlanta community. Analysis of the economic impact of Technology Square shows approximately $1.85 billion in private investment capital to the initial development costs of $175 million for the first phase of Technology Square delivered in 2004. In addition, approximately 16,000 full time jobs (not including construction) have been added to the district since the project was delivered.

Georgia Tech's exciting Technology Square innovation district encompasses education, research, hotel, office, residential and retail uses and serves as an urban 'main street' for the campus and Midtown Atlanta community. Recent additions include NCR's recently completed new world headquarters, Norfolk Southern, Anthem Healthcare and Coda, a signature mixed-use office, computing center and retail complex. With this new growth, Tech Square will total 3 million SF of space and $1 billion invested. The district has become a unique sector of campus, offering an urban experience to students and faculty, in contrast to the more traditional campus setting just next door.

Georgia Institute of Technology, Project No. J-348, Expansion of Tech Square, Phase IIIA, CxA RFQ/RFP 4

Project Description Georgia Tech proposes Phase 3A of development at Technology Square, an approximately 400,000 GSF, $200 million project housing an expansion to the Scheller College of Business, Stewart School of Industrial and Systems Engineering, various economic and business development programs, classrooms, retail, and parking. The project site is bordered by Spring St., 5th St., Biltmore Pl., and W. Peachtree St.; adjacent to Phase 1 and slightly north of Phase 2.

Tech Square Phase 3 will be more prominent than the initial Tech Square buildings, but still in keeping with the scale of the neighborhood. The full development of the block is envisioned to be a phased approach.

In 2019, Georgia Tech embarked on a Planning, Programming and Conceptual Design study that produced a district scale historical narrative, 10-year strategic plan, detailed programming & proforma and a concept visioning document for the project. The strategic plan addresses how Georgia Tech can further strengthen the district by influencing specific development patterns. The programming envelopes the needs of the users with those of the district by including spaces for collaboration with the public and industry elements already within the Midtown area. The concept visioning incorporates all preceding documents by creating building massing that address stacking, adjacencies, and relates to the future of the district.

Deliverables of Planning, Programming and Conceptual Design Study will be made available to the interested firms as part of Step II of this RFQ/P.

Building Information Modeling (BIM), Design & Construction Standards During the Construction Phase of the work, the Construction team will work concurrently with the design team. A BIM execution plan (BEP) will be created by the Using Agency to define various team roles. The Design Team is expected to continuously maintain and update the design intent model(s) with changes made from official Construction Change Directives and as-built mark-ups maintained on site by the Contractor(s) during construction. At an interval that is decided within the BIM Execution Plan or at a minimum once a month during construction the updated design intent model will be published in (.NWD) format and posted to the project site. It is envisioned that the Design Professional will be creating an active RVT model at the start of construction and the contractor shall use that model in support of the objectives for this phase.

Georgia Institute of Technology, Project No. J-348, Expansion of Tech Square, Phase IIIA, CxA RFQ/RFP 5

Program and Concept Design

Sustainable Approach The project will incorporate the requirements of the Energy Efficiency & Sustainable Construction Act of 2008 (O.C.G.A. 50-8-18) and GT Yellow Book Standards as a minimum and it is the desire of the Owner to incorporate for this building to support campus sustainability measures and strategies through its design and construction. The UN’s Sustainable Development Goals influenced guiding principles for this project, which is intended to be a model of sustainability in the district. More specific goals will be outlined in the planning narrative delivered to the shortlisted design teams. However, focuses will include:

• reducing the amount of energy used to construct the facility,

• reducing operating energy with an energy use intensive (EUI) target of 20-25.

• reducing storm water runoff and maximizing water capture and reuse, material diversion from landfill,

• Prioritization of specifying materials with sustainable criteria,

• Prioritizing healthy material selections that target reduction of embodied carbon, Georgia Institute of Technology, Project No. J-348, Expansion of Tech Square, Phase IIIA, CxA RFQ/RFP 6

• maximizing greenspace on the site and designing greenspace in a way that increases, biodiversity,

• If feasible, design for future solar. This includes performing a shade analysis to determine whether surrounding buildings casts a shadow on the building site and determine whether solar is feasible on other parts of the site

• Compliance with AIS established targets referenced in the Programming and Concept Design report, which follow the 2030 Challenge.

• Compliance with the 2018 International Green Construction Code, which incorporates

ASHRAE 189.1.

Further, Georgia Peach certification may be required with commissioning. Living Building Certification will not be required. The building should also be LEED Certifiable, LEED Platinum, without a full submission. The Commissioning Agent’s scope will include building envelope and enhanced systems commission. The commissioning agent should be considered part of the Design team throughout the design and construction process and through the warrantee/measurement and verification period. The CxA will be expected to participate in design meetings associated with the green integrated design effort. The commissioning agent will be responsible for the development and maintenance of the Owner's Project Requirement document (OPR) and will work with the Design team to align with their Basis of Design document (BOD).

Project Delivery Method The delivery method for this Project will be Construction Manager at Risk (CM), and, as a minimum, will employ the services of a Design Professional and a Construction Manager in addition to the services of a Commissioning Agent.

The procurement process for the Design Professional and Construction Manager is underway.

The CxA will be an important member of this team and will be involved during the design, construction, and occupancy phases of the project.

It is anticipated that the BOR will hold the contract for all Commissioning Services. This RFQP is soliciting CX services for the core & shell development and the interior fit out of the PPV portions of the building.

Project Budget The preliminary stated cost limitation (SCL) or construction cost of the Project, including site development, is estimated at $116,500,000. The final SCL may differ due to actual program requirements, funding, and other circumstances.

Commissioning Agent Fee The Commissioning Agent Fee is approximately $1,150,000 which includes services during design and construction. Anticipated CX Professional service requirements include the services listed in the RFP as “Scope of Services”. Any concerns about fee should be included in the qualification packages. The shortlisted firms are required to submit a fee proposal that also includes anticipated fees and all expenses such as printing and travel.

Project Schedule The design of the Core and Shell and PPV fit-out will commence in March 2022. The project will be finishing Schematic Design concurrent with the time that the CxA selection process is complete.

Construction documents are anticipated for completion in Fall 2023, with possible early release packages. Construction is scheduled to commence in November 2023, with move-in and start up

Georgia Institute of Technology, Project No. J-348, Expansion of Tech Square, Phase IIIA, CxA RFQ/RFP 7 for the PPV portions to be complete by no later than December 2025. (Note: All of the dates indicated in this section are estimates and as such are subject to change.)

The duration of the CxA’s involvement is to be approximately summer 2022 to the end of 2026.

The CxA will be engaged in the design review process, construction review process and complete and commission the project for full occupancy. The CxA will also perform post-completion commissioning during the warranty period. See Exhibit F for full schedule.

Contractual Relationships and Form of Agreement The Scope of Work, as described herein, will be provided under a professional services agreement between the CxA and the Board of Regents on behalf of Georgia Institute of Technology. The CxA will report to the Georgia Institute of Technology, Department of Design & Construction directly for performance of the Work. The form of agreement is included as Exhibit D, subject to mutual agreement among the parties.

In performing the commissioning scope of work, the CxA will work as an integral member of the Project Team, but will maintain an independent reporting relationship directly to Georgia Tech and the BOR.

2. COMMISSIONING AUTHORITY SERVICES REQUIREMENTS

The Owner desires commissioning for the project to ensure that all systems are complete and will function properly when installed or constructed and that facility staff has adequate system documentation and training.

Specific requirements of the Commissioning process and responsibilities, duties, and obligations of the Commissioning Authority (CxA) team are described in Section 3, Scope of Services. To accomplish these tasks, the CxA shall be required to coordinate his or her activities with other entities. The Commissioning process does not take away from or reduce the responsibility of the Design Professional to provide a finished and fully functioning product.

It is noted that the services of the Design Professional or Construction Professional and various subcontractors are NOT provided for under this Scope of Work and the CxA is not responsible for providing their services.

The CxA will not be responsible for design concept, design criteria, compliance with codes, design, or general construction scheduling, cost estimating, construction management, or construction supervision. The CxA may assist the Design Professional with design issues or problem solving, but ultimate responsibility for meeting the project objectives and requirements resides with the Design Professional.

General The Owner desires commissioning for the project to ensure that all systems are complete and will function properly when installed or constructed and that facility staff has adequate system documentation and training. The Commissioning Authority will serve as GIT’s agent to commission all components of the Project. The Commissioning Authority shall oversee and coordinate the traditionally separate functions of equipment startup, system performance testing and balancing, control system calibration, construction and system documentation, and training.

Specific requirements of the Commissioning process and responsibilities, duties, and obligations of the Commissioning Authority (CxA) team are described in Section 2.1, Commissioning Tasks. To accomplish these tasks, the CxA shall be required to coordinate his or her activities with other entities. The Commissioning process does not take away from or reduce the responsibility of the Design Professional to provide a finished and fully

Georgia Institute of Technology, Project No. J-348, Expansion of Tech Square, Phase IIIA, CxA RFQ/RFP 8 functioning product. It is noted that the services of the Design Professional or Construction Professional and various subcontractors are NOT provided for under this Scope of Work and the CxA is not responsible for providing their services.

The CXA shall be charged with developing and enforcing the Owner’s Project Requirements. The CXA shall not be responsible for system design or code compliance issues. While every effort will be made by the entire team to resolve functional issues in a timely manner, it is understood that due to the complexity of the building systems that this may be an iterative process. The CXA shall serve as a key member of the team working in concert with the engineer of record, CM and sub-contractors in tracking, trouble shooting, and resolving such issues.

The commissioning team shall be led by a qualified, professional engineer who shall serve as the point of contact for the duration of the project and be actively involved in review & oversight of all aspects of the commissioning process. This person shall evaluate trends both at startup and long term (post occupancy) to ensure the systems are properly functioning and the OPR is met. The commissioning team shall make suggestions as to operating parameters (post occupancy) to provide for optimum operation.

The CXA shall have or establish an office in the Atlanta Metro Atlanta area appropriate to accomplish the scope of work.

The CxA shall provide services in accordance with the requirements of the GIT Office of Facilities Design and Construction "Architecture and Engineering Design Standards for Building Technology" ("GT Yellow Book" section 230800 Commissioning). For access to the Yellow Book: (http://www.facilities.gatech.edu/files/DC/GTSpec.pdf).

3. SCOPE OF BASIC SERVICES

General Commissioning tasks shall be separated into two phases. The first phase shall consist of the development of the Owner’s Project Requirements document by the CxA and Review of the DP’s Basis of Design document to ensure consistency with the OPR. The second phase services shall consist of all tasks identified beyond the OPR and BOD documents. The Owner expects to contract with the CxA for the first phase and then at the Owner’s sole discretion, will negotiate for phase two services and if agreeable, amend the CxA contract to include those additional services.

A. Phase One Tasks

1. Develop Owner’s Project Requirements (OPR)

2. Review Owner’s Project Requirements for completeness and clarity

3. Review the DP’s Basis of Design (BOD) document and ensure consistency with OPR

Phase One Tasks shall be completed by submission of the Schematic Design documents to the BOR.

The Owner’s Project Requirements (OPR) should contain the following items: general project information (size, Peach status, if applicable, and schedule), training operations and maintenance requirements, building space and occupancies summary, and building performance criteria (energy, materials and resources, and indoor air quality).

http://www.facilities.gatech.edu/files/DC/GTSpec.pdf

Georgia Institute of Technology, Project No. J-348, Expansion of Tech Square, Phase IIIA, CxA RFQ/RFP 9

The Basis of Design (BOD) is a narrative that satisfies the OPR. The BOD includes an overview of building systems, summer, and winter design conditions (interior and exterior), HVAC system selection, utilities, lighting, code and life safety requirements, budget, and special systems (pure water, air, etc.)

B. Phase Two Tasks The following tasks will be accomplished by the CxA to provide Commissioning during the following phases of the project: (All tasks listed are Georgia Peach Required)

1. Design Phase

The CxA shall assist in documenting the project’s requirements, the Using Agency’s design intent, and the design team’s basis of design and rationale for accomplishing these requirements. The CxA shall complete the following tasks during the design phase:

• Prepare and develop the OPR (Owner’s Project Requirement).

• Develop the M&V plan and ensure that it is achievable.

• Coordinate and supervise the Commissioning work during design.

• Prepare and distribute the design phase Commissioning Plan.

• Attend initial meetings with and Design Team to discuss role of CxA and coordination of design.

• Obtain the university “Design Intent” information and the “Basis of Design” information from the university and Design Team.

• Review the DP’s Basis of Design (BOD) document and ensure consistency with the

OPR.

• Provide Design Team members with Commissioning items to be considered during design.

• Perform a focused design review / peer review at the end of design development, 50%, 95%, and construction document design stages, which shall include the following:

o (a) input regarding making the building easier to commission;

o (b) how building O&M can be made easier [accessibility and system control, etc.];

and o (c) how utility usage and Indoor Environmental Quality can be improved.

• Review of design of proposed exterior envelope systems.

• Review of energy modeling.

• Prepare Commissioning specifications for the construction bid documents for all systems and equipment that are to be commissioned.

• Ensure the Commissioning specifications are approved by the design team and included in the construction specifications.

• Prepare pre-functional checklists (PFCs) to document installation.

• Prepare draft functional tests for equipment and systems to include in specifications.

• Submit test procedures to Design Team for review and comments.

• Attend four Design Team review meetings to discuss comments on plans and coordinate specifications.

• Review bids and contractor pricing regarding Commissioning activities and submit evaluations to Georgia Tech and the BOR.

It is assumed that the design professional will provide adequate written Design Intent, Basis of Design, and full sequences of operations, complete with points lists and control schematics for all equipment and systems for inclusion in the O&M manuals and for the CxA to use in writing functional tests.

• Review Owner’s Project Requirements (OPR) for completeness and clarity

Georgia Institute of Technology, Project No. J-348, Expansion of Tech Square, Phase IIIA, CxA RFQ/RFP 10

• Review the DP’s Basis of Design (BOD) document and ensure consistency with OPR

• Develop preliminary Commissioning Plan, provide DP with draft. This should include a list of laboratory systems and components that should be included for functional testing. See Section “C” below for functional testing requirements.

• Incorporate commissioning CxA requirements into the construction documents

• Conduct commissioning design reviews of drawings and specs at phases determined by Owner

• Create commissioning deficiencies / issues log to be updated throughout commissioning

• Complete checklist verifying that CxA has received latest version of design documents

• Generate a facility-specific Testing, Certification and Performance Verification protocol to ensure compliance with standards and guidelines set out by the USDA, NIH, OSHA, and the CDC.

2. Construction Phase

Commissioning during the construction phase is intended to assure the Using Agency that the project requirements, as defined by the contract documents, are met and to achieve the following specific objectives. The CxA shall complete the following tasks during the construction phase:

• Conduct a partnering meeting with the Constructor Team to discuss Commissioning scope, plan, and schedule.

• Coordinate the Commissioning work with the construction manager (CM), to ensure that Commissioning activities are being scheduled into the master schedule.

• Continue to update schedule and coordination throughout construction with CM and subcontractors.

• Submit final Commissioning Plan for construction with coordination and activities for review by the project team, and update commissioning plan as necessary

• Review and approve normal contractor submittals applicable to systems being commissioned for compliance with Commissioning needs, concurrent with the A/E reviews.

• Ensure that O&M material is submitted to the CxA team as the contractor receives it.

This material will be needed to assist in finalizing start-up and testing procedures.

• Prepare final pre-functional and final functional test procedures for the equipment and systems, to include documentation formats for all commissioned equipment and systems.

• Review completed copies of factory or contractor provided pre-start up and start up test forms

• Submit test procedures to contractor for comments on appropriate startup, operations, and systems safety.

• Direct the execution of the functional performance tests (FPTs). The CM is responsible for conducting the tests, but the Owner expects the commissioning authority to be present for and to document all functional performance tests.

• Review and approve TAB execution plan.

• Perform bi-weekly site inspection during rough-in of systems and equipment.

• Maintain a deficiency log of any items found to be a problem, poorly installed, or discrepancies and keep updated throughout Cx activities. Coordinate and supervise Cx deficiency corrections.

• Attend up to 24 on-site meetings for review of progress, coordination, and issues resolution. More than 24 on-site meetings will be considered work outside the normal scope of work.

Georgia Institute of Technology, Project No. J-348, Expansion of Tech Square, Phase IIIA, CxA RFQ/RFP 11

• Hold construction phase Cx meeting in conjunction with construction progress meetings (OAC meetings)

• Witness a sample of pipe test and flushing procedure, sufficient to be confident that proper procedures were followed.

• Witness a sample of any ductwork testing and cleaning procedures, sufficient to be confident that proper procedures were followed.

• Witness a sample of checkout, TAB, end-to-end testing, and calibration of controls.

• Witness a sample of data network installation, plus end-to-end checkout and testing.

• Observe first pre-functional test of each type of system, including mechanical, controls, electrical, and specialty systems.

• The CM / GC will provide thermal imaging during construction and the CxA shall oversee the process and provide a written assessment.

• CxA will provide twenty-four 24 site visits for building envelope, overseeing envelope installation issuing field reports with photos

• Review Requests for Information (RFI’s) and changes for impacts on Cx

• Witness the Test and Balance (TAB) testing for completeness and accuracy

• Review TAB report

• Review Operation & Maintenance (O&M) manuals, as-built documentation, and training documentation

• Perform installation verification and walk-thru and prepare observation reports

• Review equipment warranties

• Review and participate in contractor provided training program for agency maintenance personnel

• Verify that requirements for staff training are complete

• Develop a system manual for commissioned systems

• Update commissioning plan as necessary

• Review contractor submittals of applicable to systems being commissioned

• Develop Construction checklists for equipment and systems to be commissioned

• Develop functional test procedures and documentation formats for all commissioned equipment and systems

• Develop and maintain site observation report

• Prepare commissioning progress reports

• Hold construction phase commissioning meeting in conjunction with construction progress meetings (OAC meetings)

• Maintain commissioning deficiencies / issues log

• Coordinate and supervise commissioning deficiency corrections

• Review Requests for Information (RFI’s) and changes for impacts on commissioning

• Review HVAC control-programming code to make certain it conforms to the design intent. The CxA shall review the programming code before implementation and perform virtual simulations both before and after implementation to ensure proper performance.

• Review completed copies of factory or contractor provided pre-start up and start up test forms

• Perform on-site validation of successful completion of Functional Performance Test

(FPT)

• Maintain record of functional testing

• Witness the Test and Balance (TAB) testing for completeness and accuracy

• Review TAB report

• Review Operation & Maintenance (O&M) manuals, as-built documentation, and training documentation

• Perform installation verification and walk-thru and prepare observation reports

Georgia Institute of Technology, Project No. J-348, Expansion of Tech Square, Phase IIIA, CxA RFQ/RFP 12

• Review equipment warranties

• Review and participate in contractor provided training program for agency maintenance personnel

• Verify that requirements for staff training are complete

• Develop a system manual for commissioned systems

• Testing and Performance Verification of the HVAC and HEPA filter systems

3. Acceptance Phase

Commissioning during the acceptance phase is intended to demonstrate the performance of the equipment and systems installed during the construction phase meet the requirements of the Contract Documents. The CxA shall complete the following tasks during the acceptance phase:

• Continue to update schedule and coordination throughout construction with GC and subcontractors.

• Obtain pre-functional reports from Constructor with sign-offs that the systems have been checked out.

• Oversee TAB, including 25% check of diffusers, grilles, hoods, terminal devices, and equipment testing, and document findings.

• Witness performance testing of smoke control systems.

• Witness functional testing of each major piece of equipment to demonstrate that each item of equipment and system is operating according to the Design Intent and contract documents. Functional testing shall include operating the system and components through each of the written sequences of operation. Test on respective HVAC equipment shall be executed during both heating and cooling seasons.

• Provide troubleshooting to assist in resolving control problems, as they are uncovered. Functional testing shall be performed on all control points.

• Check the system graphics to assure all graphics are developed. Check a 10% sample of points mapped graphics to assure they are correct.

• Test 10% of all copper installed and 100% of all fiber installed.

• Keep a detailed log of testing for each piece of equipment.

• Maintain a deficiency log of any items found to be a problem, poorly installed, or discrepancies. Provide the log and test results to the owner, CM, and GC with recommended actions.

• Verification of meter and data logger installation and communication.

• Coordinate retesting as necessary. One retest will be provided as part of normal checkout. More than one retest will be considered work outside the normal scope of work.

• Notify the owner and GC of the unacceptable findings if 10% of identical pieces of equipment fail to perform to the requirements of the contract documents because of manufacturing defects which do not allow it to meet the submitted performance spec, request an explanation of the problem and proposed solution from the GC; and then review the proposed solutions.

• Attend weekly meetings while on-site for functional testing.

• Attend up to 5 additional on-site meetings for review of progress, coordination, and issues resolution. More than 5 on-site meetings will be considered work outside the normal scope of work.

• Review O & M documentation for completeness. This review shall be in parallel with the A/E team’s review of the O & M documentation for conformance to the project specification.

• Provide the user staff with a one-day systems training on “how the building is supposed to operate.”

Georgia Institute of Technology, Project No. J-348, Expansion of Tech Square, Phase IIIA, CxA RFQ/RFP 13

• Review, pre-approve, and coordinate training of the university operating personnel by the contractor.

• Perform seasonal testing checkout of equipment – in September for cooling systems and in January for heating systems.

• Prepare three copies of the Commissioning management report (Commissioning Final Report) in hard copy and in PDF format on a CD. The report shall include an executive summary, list of participants and roles, brief building description, and the following sections:

a. Design Intent

b. Basis of design

c. Pre-functional checklists complete

d. Functional checklists complete

e. TAB reports

f. System schematics

g. Control strategies and set points

h. Deficiency Log

i. Guidelines for energy accounting

4. Occupancy and Warranty Phase

Commissioning during the occupancy and warranty period is intended to assist the Using Agency and facility operating staff in identifying any defects in the installed equipment or system operation. The CxA shall complete the following tasks during the warranty phase:

• Implement measurement and verification plan.

• Return to the site quarterly and review with facility staff the current building operation and the condition of outstanding issues related to the original and seasonal Commissioning.

• Interview facility staff and identify problems or concerns they have with operating the building as originally intended.

• The owner will develop a comprehensive post occupancy survey; The CxA shall be responsible for following up on identified deficiencies.

• Identify deficiencies that may come under warranty or under the original construction contract.

• Prepare a detailed evaluation after ten months on the status of warranty issues for GIT. Verify the installation and performance of all commissioned systems no later than 10 months after material completion of the project (Complete and submit checklist form, click link below for sample form) http://web01.spo.ga.gov/construction/CommissioningGuidelines/ChecklistForm.pdf

• Provide one day of additional training for users and staff in building system operations.

• Attend up to two on-site meetings—in addition to the quarterly site reviews—to discuss warranty issues.

M&V (Measurement & Verification)

• Review the design documents and provide measurement requirements and trending requirements for all the necessary data to produce the M&V reports.

• Lead a 12-month measurement and verification of energy performance

• Coordinate or witness deferred and seasonal testing and balancing

• Prepare a detailed evaluation after 1 year of the energy used in the building and compare to the submitted energy predictions.

• Complete final commissioning issues log that includes resolved and unresolved issues

• Address concerns with operating facility and staff http://web01.spo.ga.gov/construction/CommissioningGuidelines/ChecklistForm.pdf

Georgia Institute of Technology, Project No. J-348, Expansion of Tech Square, Phase IIIA, CxA RFQ/RFP 14

• Verify the installation and performance of all commissioned systems no later than 10 months after material completion of the project

• Complete final Commissioning Report

• (Final Commissioning Report to contain all relevant information, correspondence, tests, data, findings, and summary for the entire project. Typical reports include an executive summary, commissioning plan, commissioning specifications, issues log and other logs, updates, design reviews, submittal reviews, site observations, TAB reports, history of training, and reports for each commissioned system.)

• Coordinate or witness deferred and seasonal testing and balancing

C. Systems to Commission Specific systems that shall be commissioned include the following. The specific systems that shall be commissioned will be determined at the conclusion of the schematic design phase.

Building Envelope

• Roofing system (new and/or modified)

• Exterior skin

• Walls, including vapor barriers, insulation, joints, sealants, masonry ties, etc.

• Slab on grade

• Doors and windows

• Building pressure testing

• Water tests, mockups, wind loads, thermal infiltration

• Special design features – cornice, canopy, skylights, etc.

• Potential special roof conditions - green roof

HVAC Systems and Controls

• Thermometers & gauges

• Vibration isolation

• Water heating systems

• Dedicated split system air conditioners and heat pumps

• Chemical water treatment systems

• Air terminal unit systems, VAV, AHU, chilled beams, radiant systems, etc.

• Duct silencers

• Dampers

• Variable frequency drives & motors

• Air distribution systems

• Exhaust air systems, other specialty fans, and building pressurization controls

• Test and balance verification

• Chilled water system, pumps, piping, and associated equipment

• Metering

• Fire and smoke dampers

• Fire protection systems

• Component FPT and calibration

• Control air supply

• Air terminal units (non-lab)

• Sequence controls to include:

• AHU, 100% OSA

• EAHU, HVAC equipment

• AHU, H&V

Georgia Institute of Technology, Project No. J-348, Expansion of Tech Square, Phase IIIA, CxA RFQ/RFP 15

• Exhaust air fans

• Air terminal units, CV

• Air terminal units, VAV / CV

• Air terminal units, VAV

• Heat exchanger

• Variable speed pumps

• Cabinet unit heaters, unit heaters, unit ventilators

• Humidifiers

• Heating coils / radiant panels

• Operation of equipment during switchover from normal to emergency power and vice versa.

• Equipment failure modes and recovery

• Energy recovery units

• Graphic display

• Trend logs (CxA to define and review required trend logs over extended period)

• Status review screens, checks and alarming

• Network communication

• Dashboard

• Metering (to include verification of communication to Ion database)

• Life Safety Systems

• Fire-resistive ratings

• Smoke barriers

• Smoke rating partitions

• Stair pressurization systems

• Fire alarm system

• Fire command center

Laboratory and Prep Room Systems

• Fume hoods

• exhaust air valves

• compressed air

• deionized/purified water

• vacuum system

• natural gas

Building Automation Systems

• Workstation or BAS server

• system graphics and dashboards

• BAS networks

• controllers

• sensors and meters

Plumbing Systems

• Cleaning / flushing water systems

• Water filtration (general use)

• Domestic hot water systems

• Tempered water systems

• Domestic cold water system meter

• backflow preventers

• booster pumps, and water softeners

Georgia Institute of Technology, Project No. J-348, Expansion of Tech Square, Phase IIIA, CxA RFQ/RFP 16

• water heaters, re-circulation systems,

• sump pumps

Electrical Systems

• Service switchgear

• Emergency power system including generators, ATS’s, distribution equipment, and branch circuits

• Lighting controls (scheduled activators and occupancy sensors)

• Daylight dimming controls

• Switchboards

• Power distribution system

• Power monitoring and metering

• Surge suppression devices

• Variable frequency and speed drives

• Grounding and ground fault systems

• Over-current protective devices

• Fire alarm system

• Smoke control systems, interfaces, and egress pressurization

• Emergency lighting

• Electrical primary voltage system

• Security systems

• Access control

• Building automation systems, including linkages to remote monitoring and control sites

• Meter

• primary transformers

• main switchgear

• panel boards

• isolated power systems

• power conditioners

• lighting controls

• step-down transformers

• automatic transfer switches

• lighting protection systems

• grounding systems

Fire Alarm

• Sensing devices

• Pull stations

• Elevator recall system

• Sprinkler system devices

• Visual and audial alarm devices

• Control panels

• Firefighter phones

• Fire command center

Technology

• Security systems

• Intercom systems

• access control systems

• video surveillance systems

Georgia Institute of Technology, Project No. J-348, Expansion of Tech Square, Phase IIIA, CxA RFQ/RFP 17

Fire Protection Systems

• Fire pump and jockey pump

• backflow preventers

• tamper switches

• flow switches

• isolation valves

• post indicator valves

• fire department connections

• standpipes

• sprinkler heads

Interior and Exterior Lighting

• Occupancy sensors

• Controls

• Illumination levels

• Photo sensors

Renewable Energy Systems (where applicable)

• Heat recovery systems

• Controls and thermostats

• Condensate and rainwater collection systems

Commissioning Tasks The Commissioning Provider will accomplish the following tasks to provide commissioning during the pre-design, design, construction, acceptance, and warranty phases of the project.

i. Design Conferences The CxA shall organize and attend a design conference during the design development phase, and at the beginning of the construction document phase. The owner’s representative, architect, and engineers shall attend the conference. The conference establishes the commissioning process for the project and the specific roles and responsibilities of each individual and firm involved.

The meeting should establish project goals, scope, team members, and delivery processes and track progress of developing the commissioning plan.

ii. Set Project Energy Efficiency Goals The CxA shall work with design professional, construction manager, and owner’s representative to establish an aggressive yet attainable and fiscally responsible energy efficiency goal. This goal should be set using the Georgia Sustainable Construction act and coincide with the project’s Georgia Peach Green Building Certification goals.

iii. Owner’s Project Requirements (OPR) After the project team established, CxA should document the owner’s expectations and requirements for the commissioned equipment and systems in writing as Owner’s Project Requirements (OPR).

iv. The Basis of Design (BOD) for systems to be commissioned After the OPR is complete, the means and methods to be used to incorporate the OPR for the systems to be commissioned into the facility design should be documented in

Georgia Institute of Technology, Project No. J-348, Expansion of Tech Square, Phase IIIA, CxA RFQ/RFP 18 writing. This document is referred as the Basis of Design (BOD). The design professional should develop the BOD.

v. Review the OPR and BOD The CxA should review the OPR and BOD and verifies that they are comprehensive, specific to the project, and clearly understandable. The CxA also verifies that the OPR identifies all appropriate goals and objectives and that the designs, equipment, and systems identified in the BOD are responsive to the goals and objectives established by the OPR.

vi. Review Schematic Design Documents The CxA should review the documents produced by the design professional with a focus on commission-ability, completeness, cost-effectiveness, coordination of trades, and energy efficiency.

The CxA design reviews should accomplish the following tasks:

• Verify that the design documents are complete and contain the information required for construction, maintenance and operations.

• Suggest alternative designs that might yield a lower project cost without adversely affecting performance.

• Suggest alternative designs that might reduce energy costs, maintenance costs, durable and low maintenance products, and life cycle costs without unduly increasing the construction cost.

The CxA verifies that the documents are consistent with the OPR and BOD and that the proposed design conforms to best practice.

vii. Develop the Commissioning Plan The CxA shall develop the facility-commissioning plan for the commissioning team to follow. The plan should be comprehensive document that describes the commissioning process and how it will be executed. It includes project –specific pre-functional checklists and functional performance test procedures. The commissioning plan includes the following components:

• A brief overview of the commissioning process that address the design, construction, acceptance, occupancy, operational, and warranty phases of commissioning.

• List of equipment and systems. Each piece of equipment on the list is associated with a system, including the part of the building served and related systems that interface with it are indicated for each system and piece of equipment. The information on the list should be used to schedule completion of systems and to track completion of the commissioning process.

• A description of the roles of the commissioning team members, (The owner’s representative, design professionals, contractors, and the CXA)

• A description of the management, communication and reporting of the commissioning process.

• Deliverables – Expected work products of the commissioning process;

• Commissioning milestones - Key milestones of the commissioning process;

• Start-up – A matrix defining all start-up requirements of the construction documents.

• Installation checklists – Pre-functional checklists (PFC) for each piece of equipment and system in the scope of communication work;

Georgia Institute of Technology, Project No. J-348, Expansion of Tech Square, Phase IIIA, CxA RFQ/RFP 19

• Functional testing – Functional performance test (FPT) procedures for each piece of equipment and system that is to be commissioned;

• Training – A list of the training required in the contract scope. Where detailed training plans, scheduling, and coordination with the owner’s needs and staff schedules are required;

• Operation and maintenance manuals - A list of the O&M documentation required per the contract scope. When required, this list shall include the detailed format for these documents, specific submission requirements, availability for owner training and so on.

• Opposed season testing and warranty reviews – A list of the opposed season and warranty items that are required, with a definition of the process for monitoring execution of this activities.

viii. Prepare the Commissioning Specifications The CxA shall prepare the commissioning specifications, which define the specific scope of work, roles and responsibilities, and requirements for each member of the commissioning team. The design team inserts the commissioning specifications into the project manual, as the construction team needs to see them to accurately price the cost of the work. At the minimum, the commissioning specifications shall include the following:

• Commissioning team involvement

• Contractor’s responsibilities

• Submittals and submittal review procedures for CxA process/ systems

• Operation and maintenance documentation/ systems manual requirements

• Number of project meetings related to commissioning and which commissioning team members are obligated to participate

• Construction verification procedures

• Start-up plan development and implementation

• Functional performance test procedures

• Training requirements, including development of a training plan and requirements of the audio-visual documentations

• Warranty review site visit;

ix. Review the Design Development Documents The CxA shall review the design development documents prepared by the design team.

The objectives for this review includes:

• Verify consistency with the BOD and OPR

• Verify the CxA and owner comments from the schematic design review have been addressed

• Assess whether the space allocation, equipment layouts, maintainability, coordination of systems, and general equipment sizing / capacities in the documents are adequate to meet the owner’s needs

• Confirm that redundancy and future capacity issues have been addressed on the drawings

• Verify that the design includes the features needed to execute the CxA’s plan

• The CxA also reviews the design development documents with the owner’s representatives and documents their comments and concerns. The CxA shall prepare a written list of comments and forwards the list to the owner and the design team. The CxA should follow-up with the design team to ensure that written responses to the review comments are provided.

Georgia Institute of Technology, Project No. J-348, Expansion of Tech Square, Phase IIIA, CxA RFQ/RFP 20

x. Review the HVAC Control System Sequences To ensure that building energy efficiency targets are met, the design engineer must prepare detailed sequences of operation that address all aspects of intended performance, including adjustable set points, non- adjustable set points, weekly schedules, alarm parameters, warnings, trends, tuning, and energy-efficient processes.

The CxA shall carefully review these sequences, make certain they contain adequate detail, and incorporate energy –efficient process. The CxA reviews the sequences with the owner’s representative, who is assigned to manage the campus BAS systems.

Provide suggestions to the design team to address the optimized sequence of operations.

xi. Review Construction Documents The CxA shall review construction documents prepared by the design team. Also, reviews with owner’s representatives and document s their comments and concerns. The CxA shall prepare a written list of comments and forwards the list to owner and design team.

The CxA follows up with the design team to ensure written responses to the review comments as provided.

Objectives:

• Verify consistency with the BOD and OPR

• Verify that the comments from the CxA and owner submitted after the design development review have been addressed.

• Review major equipment capacity information provided against general experience for similar facilities

• Review sequences of operation for clarity, completeness, and energy efficiency.

• Assess accessibility to valves, gauges, thermometers, dampers, control components, etc.

• Spot-check above-ceiling clearances to ensure adequate space is provided for access/ maintenance of all above-ceiling MEP equipment (valve, air terminal units, duct heaters, dampers, etc.).

• Assess adequacy for operations and maintenance of quality and location of sensors, flow-measuring stations, and so on.

• Spot-check comparison of the design development review comments and the construction documents to ensure the comments have been picked up and that adequate space allocation, equipment layouts, maintainability, and coordination of systems are provided

• Check for sufficient isolation valves, dampers, interlocks, and piping so that conditions can be simulated for overrides, failures, etc.

• Check the documents for coordination between disciplines for requirements for system integration

xii. Update Commissioning Plan and Commissioning Specifications As the construction documents near completion, the CxA shall update the commissioning plan and commissioning specifications. The updated documents should be detailed and project specific. The CxA shall develop the final pre-functional checklists and functional performance test procedures and attaches them to the commissioning plan. The updated documents should be issued with the final construction documents.

Georgia Institute of Technology, Project No. J-348, Expansion of Tech Square, Phase IIIA, CxA RFQ/RFP 21

xiii. Construction Phase The CxA shall include the following tasks during construction phase:

• Conduct the commissioning conference

• Develop and maintain the issues log

• Review submittal data and shop drawings

• Review operations and maintenance manuals

• Conduct commissioning meetings

• Attend selected project meetings that needed to resolve issues and concerns and coordinate the commissioning…