Exhibit_5B_BPA_905_CxA_Plan_16_MAR_2015.docx

Bonneville Power Administration Headquarters

COMMISSIONING PLAN – DESIGN & CONSTRUCTION PHASES

GENERAL BUILDING INFORMATION

The Bonneville Power Administration Headquarters Building is a 702,000 gross sq ft seven story building owned by the GSA and co-operated by the BPA. The current project is to relocate the fresh air intakes of the building in order to minimize the risk to the tenants of contaminants, intentional or accidental. Currently fresh air intake vents are located at street level, either integrated into the window units or in ground-level intake shafts. There is physical or security separation between the public and the air intakes.

COMMISSIONING PROCESS AND GOALS

Building commissioning is a process that is performed as a team effort involving the owner, designers, contractors and the Commissioning Agent (CxA). The process is used to document the owner’s project requirements, and verify and document that they are implemented throughout design and construction. Before the owner accepts the project, functional performance testing is performed to document that the equipment and systems within the commissioning scope of work comply with the specified systems’ acceptance criteria and the owner’s documented requirements for performance and maintainability.

The scope of the mechanical revisions to the BPA Headquarters, per the recommendations of the URS report from 2013: Concept B-Convert Exhaust Shaft to Intake Shaft and provide fan powered outside air: The Glumac analysis found that the existing outside air intakes for these air handlers are the most exposed of the grade level intakes. They occur along the entire south curving face of the building and are accessible from the public right-of-way. Glumac and URS found no straightforward way to redirect these intakes without obscuring the building’s existing face or fenestration or creating obtrusive freestanding intake shafts. After review of the three options presented in the preliminary report, GSA preferred that these air intakes be capped and that the AHU air intakes be connected to the existing shaft that extends to the level 3 terrace. This concept requires redirecting the garage exhaust that presently discharges through this shaft. Four outside air supply fans and connecting ducts are required to supply full economizer airflow to the existing air handling unit intakes. Ducts and fans are located in the garage and existing planters to minimize impact on the occupants. The recommended concept B will require approximately 50 HP of new fan energy running during occupied hours to provide outside air to the existing Air Handlers.

The scope of mechanical work is limited; therefore the commissioning for this project is limited as well, but nonetheless important for a successful outcome. The goal of the commissioning plan is to provide documented confirmation that the systems within the commissioning scope of work fulfill the long-term performance and maintenance requirements of the building owner, occupants, and operators.

PURPOSE OF THE COMMISSIONING PLAN

This Commissioning Plan describes the commissioning process for the Bonneville Power Administration Headquarters, Portland, OR. It includes the commissioning management plan and summarizes the responsibilities, authority and lines of communication of the Commissioning Team. The Commissioning Team consists of all project team members involved in commissioning, including the owner, tenant, the CM and the CxA. The commissioning process is applied to all phases of the project, including design, construction, and the project warranty period. The construction phase commissioning process is specified in the project specifications. The Commissioning Plan includes the construction phase of the project; however, it does not convey contractual obligations beyond the project documents.

COMMISSIONING SCOPE

Building commissioning focuses on the mechanical system functions, namely the fresh air intake and exhaust. The scope of commissioning on this project includes the following equipment & systems and tasks:

· Input into the early design phase

· Verification of the elected system, components and routing during the design phase

· Inspecting and commissioning the fresh air handling ductwork and components with periodic observation and inspection during construction.

· Inspecting and commissioning the exhaust air handling ductwork and components

· Inspecting and commissioning the exhaust fans

· Attending periodic OAC- or coordination meetings, depending on necessity.

· Final testing of air distribution components

Additional services include the following:

· Review and organize O&M manual materials

· Review and compile all related testing reports to become permanent part of CX record for future facility operations

· Set up operator training and reviews curriculum, where applicable.

COMMISSIONING TEAM

Effective building commissioning requires a team effort. For this project the following commissioning team members are required by contract to participate fully in the commissioning process. The cooperative contribution of their expertise is critical to the success of the project.

shawn.duffee@gsa.gov

mehrdad.novini@gsa.gov

cmclaughlin@bpa.gov

Elevator Contractor

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ROLES AND RESPONSIBILITIES

In general, everyone who is involved in the design, construction and operation of the facility is involved in the commissioning process. Although the roles and responsibility of the participants vary, and in some cases overlap, the goal of the team is to provide a building that is complete, is in compliance with the plans and specifications and operationally and functionally is ready to be taken over by Owner. The following general descriptions do not relieve the team members from their normal project obligations.

Owner’s Project Manager (OPM) The OPM is the owner’s primary commissioning representative. As the common point of contact for the other members of the Commissioning Team, the OPM facilitates coordination between the Commissioning Authority, Commissioning Coordinator and AE. Responsibilities include:

Serves as the Commissioning Team communication link. All commissioning communication is routed through the OPM as described in the communication section of this document.

5. Has authority to recommend changes to the construction contract for negotiation by the contracting officer, and make final commissioning decisions such as the acceptance of equipment, systems and functional performance test results.

Owners O&M Staff (OMS) Though the OPM is the Owner’s primary point of contact, the Owner’s Operating & Maintenance Staff also participates in developing the Systems Acceptance Criteria and Functional Test Procedures, and evaluates the Contractor-provided training. They may also participate in functional performance testing. The building operators participate in the commissioning process at the direction of the OPM. For this project the OPM may not be available until the functional testing period. Responsibilities include:

1. Provides the perspective and preferences of the facility’s operating staff for resolving commissioning issues.

before final acceptance.

tests (FPTs) and other forms generated by CxA before final acceptance.

6. Witnesses and /or performs functional performance tests (FPTs) in conjunction with the CxA.

7. Incorporates the commissioned building systems into the facility’s maintenance program.

Construction Management (CMa)Team The term CMa refers to the team of owner representatives who oversee the design process and the construction to ensure it is carried out according to the construction documents. The CMa is the owner’s primary representative and construction consultant, and participates in all phases of the commissioning process as the authority on design document intent.

Construction Management Responsibilities include:

1. Manages the participation of the commissioning representatives in the commissioning process.

2. Reviews the contractors’ commissioning submittals, in parallel with the CxA, for conformance with the design intent.

3. Reviews the functional performance tests (FPTs) to verify that the basis of the tests and the procedures test for performance is in accordance with the owner’s intent.

4. Attends periodic commissioning meetings for which the agenda includes issues related to the commissioning scope of work.

5. Participates in resolving commissioning issues by providing input regarding the owner’s intent.

Mechanical Engineer (ME) Responsibilities include:

1. Reviews the contractors’ commissioning submittals, in parallel with the CxA, for conformance with the design intent.

HVAC systems that are within the commissioning scope of work.

Attends all commissioning meetings during periods scheduled for functional testing of these systems.

4. Participates in resolving commissioning issues by providing input regarding the owner’s intent.

Owner’s Witness This role is shared by the Commissioning Authority and Owner’s Maintenance Staff. The CxA has the prime responsibility for witnessing functional performance tests (FPT’s); however, the CxA and the Owner’s PM may designate other Owner witnesses for some tests. The Owner’s commissioning witnesses or Owner’s Maintenance Staff (OMS) should have a journey-level or engineering understanding of the equipment or system under test. Responsibilities include:

1. Observes the contractors’ demonstration of the commissioning FPT’s, verifying that results reported match results observed, and signing and dating each test data form.

2. Makes recommendations to the Owner regarding the acceptability of the FPT results. When tests have been witnessed by owner’s commissioning witnesses, without the CA’s presence, the CA will review the test data forms signed by owner’s witnesses in order to make acceptance recommendations. Only the Owner’s PM has the authority to accept or reject FPT results.

3. If deficiencies are obvious to the witness during testing, the witness records the deficiency on deficiency report forms with as much information as possible about the observed system response, and the cause and solution if they are apparent.

4. Continuity of the Owner’s test witness benefits the efficiency of the functional testing process, and the development of base line knowledge regarding the performance characteristics of the systems being tested. Whenever possible, a single individual will witness a series of tests on a particular system or type of systems and equipment.

Commissioning Authority (CxA) The CA is the Owner’s commissioning consultant and the leader of the Commissioning Team. The CA advises the Owner on issues involving the commissioning process, emphasizing the long-term performance and maintainability of the systems included in the commissioning scope of work. The CA is required to advise the Owner of deficiencies involving the design, construction, testing, adjusting and balancing, or other deficiencies that would compromise the ability of the facility to meet the needs of the Owner. The CA is authorized to recommend to the Owner the acceptance, modification, or rejection of all materials, procedures, schedules, tests, reports, or other required commissioning submittals. The CA is not authorized to change existing Contract Documents, schedules, costs, or scope of work for any of the parties involved (Architect or Contractor). The CA is responsible for the following Construction Phase activities:

forms).

Commissioning Team for review. Incorporates the commissioning team review comments into the working drafts of the FPTs.

7. Consultant to the contractors as they perform the initial FPTs. Provides input and facilitation for resolving issues discovered during this part of the process.

8. Reviews the results (record sheets) for the FPTs performed by the contractors. After the record sheets indicate that the contractor has obtained satisfactory results, witnesses (with the assistance of Owner witnesses) the Contractors’ demonstration of commissioning tests with acceptable results. Reports and tracks resolution of issues discovered during commissioning.

results and acceptance of the contractor’s commissioning work.

11. Writes the final commissioning report and shall distribute to OPM and OMS with parallel copy to General Contractor's Commissioning Coordinator.

General Contractor’s Commissioning Coordinator (CxC) The General Contractor’s Commissioning Coordinator is responsible for managing the performance of the contractors in the specified commissioning work. The following tasks are some of the critical items included in the CC’s scope of work:

specifications.

3. Provides copies of all factory start-up forms to CxA for use during Cx process to avoid redundancy.

4. Manages training plan in accordance with the commissioning specifications. Collects Training Verification forms.

comments regarding issues pertaining to safety, equipment protection and warranty, and jobsite limitations in accordance with the project specifications. Provide written comments, even if no exception is taken, for every FPT.

7. Manages the development, submittal, and performance of specified flushing and cleaning and start-up procedures, and static, component, system and intersystem tests, using approved procedures and data forms. Provide test reports and progress reports in accordance with the commissioning specifications.

8. Manages the contractors’ participation in the FPT process as specified in the commissioning specifications.

9. Manages and witnesses preliminary FPTs to verify readiness for final FPT demonstrations. Reports and tracks resolution of issues discovered during the contractors’ initial functional testing.

testing (FPTs) and the Owner/CxA FPT demonstrations, and file the original record sheets for the Final Commissioning Report.

and the Request for Certificate of Commissioning Completion for approval prior to closeout.

Contractors (GC and Subs) The term Contractors refers to the team of contractors responsible for building the project. The Contractors provide completed systems that are constructed and operate in accordance with the construction documents. They also assist with the development of the functional performance test (FPT) procedures and are responsible for performing the FPTs. The General Contractor has the ultimate commissioning responsibility; however, each subcontractor that participates in the construction of systems within the commissioning scope shall provide a representative to participate on the Commissioning Team.

process.

specifications.

Equipment Suppliers:

DESIGN PHASE COMMISSIONING ACTIVITIES

These activities include development of Owner’s Project Requirements, review of design intent and basis of design documentation and incorporation of commissioning requirements into the construction documents.

CONSTRUCTION PHASE COMMISSIONING ACTIVITIES

Development of this commissioning plan will be implemented during the construction phase.

The contractor’s construction phase commissioning process work is specified in the Division 1 specifications and Division 23. The Commissioning Plan summarizes portions of the specified process: however, this document does not convey contractual obligations or authority beyond the contract documents. The CxA reviews the commissioning process and makes recommendations to the owner regarding acceptance of the process and its results. The Contractor manages schedules, coordinates, executes and documents the commissioning tasks specified in the construction contract.

Commissioning Schedule The General Contractor is responsible for creating an overall schedule and a schedule of commissioning activities in consultation with subcontractors and suppliers whose equipment and systems are to be commissioned. The schedule must allow time for correction of problems discovered during testing. Training must be included in the schedule to ensure the owner’s staff is prepared for their role in commissioning. The Contractor integrates the commissioning schedule into the master construction CPM schedule. The commissioning schedule is updated each time the master construction CPM schedule is updated. A two-week look-ahead commissioning schedule shall be created and updated during acceptance activities.

Division 23 Commissioning Submittals The Contractor’s Commissioning Coordinator is responsible for preparing the commissioning submittals as specified in Division 1, and submits them to the CMa team for review by the CxA. The CxA will review the submittals, incorporate review comments from the CMa team, and forward a single set of review comments to the CMa. Commissioning review comments will be issued to the Contractor via the CMa team.

Product Submittals The Design-Build team will forward one copy of all Division 23 submittals to the CxA via the CMa for reference. The CxA will provide the Design-Build team with commissioning review comments for the following submittals, which the Design-Build team will integrate with their comments. The Design-Build team will issue a single set of integrated CxA – Design-Build team review comments to the CMa.

Commissioning Meetings Commissioning meetings provide an opportunity for direct coordination and prompt resolution of commissioning issues. The Contractor’s Commissioning Coordinator chairs and provides notes for these meetings. Minutes shall be distributed within 2 working days after the meeting, in accordance with the Division 1 specifications. Participants include the CxA, Owner, CMa team, the contractors, and key subcontractors and equipment suppliers as needed. Commissioning meetings shall be held in accordance with the following requirements:

Commissioning meetings shall be held as necessary until startup and / or functional testing of major equipment begins. These meetings shall be attended by the CxC, Owner, CxA, and all subcontractors listed as members of the Commissioning Team. The attendance of other commissioning team members may be required if necessary to efficiently address the meeting’s agenda.

From the time of startup of the major mechanical systems, and during periods scheduled for functional testing through acceptance, commissioning meetings shall be held as necessary. These meetings shall be attended by the CxC, CxA, Owner, and the Design-Build team members and subcontractors responsible for designing & installing the system(s). The attendance of other commissioning team members may be required if necessary to efficiently address the meeting’s agenda.

Owner Training The Contractor organizes and leads training sessions to ensure that subcontractors’ and suppliers’ expertise is presented clearly and effectively to the Owner’s staff. Subcontractors and suppliers participate as required to convey specialized knowledge of their equipment and systems. Design-Build team members also present information about the design intent for the benefit of the contractors and the Owner. Training Agenda is reviewed by the CxA and should include review of O & M Material. The OMS is to review and comment on training curriculum.

Installation Verification Audit (Checklist) The Contractor verifies and documents that equipment is installed per manufacturer’s requirements and contract documents, is accessible for maintenance, operation, and testing, that all necessary instrumentation and flow control devices are available, and that sensors are properly located. The Contractor coordinates the trades’ work. Subcontractors correct deficient conditions.

Acceptance Procedures and Data Forms Acceptance procedures are written, detailed instructions required to execute start-up, balancing, and functional performance tests (FPTs), as described below. The Contractor creates and submits to the CA, including flushing and cleaning procedures, equipment start-up procedures, and balancing procedures. The CA creates and submits to the Contractor for review FPT procedures and data forms. FPT procedures reflect the specific characteristics of the equipment make and model approved for installation.

Startup The Contractor and specified equipment manufacturers’ technicians perform startup of systems and equipment in accordance with the Acceptance Procedures, and manufacturers’ recommendations. The applicable Acceptance Procedures Data Forms are submitted to the CC for CA review.

Testing, Adjusting and Balancing (TAB) TAB will be provided by the Contractor in accordance with Division 23 as a part of the base contract that will follow successful completion of component FPTs and calibration, and precedes system and intersystem FPTs. The TAB contractor also supports commissioning functional testing as specified in Division 23. This requirement includes the FPT for the Commissioning TAB Review, in which the Balancing Agency demonstrates specified results to the Owner’s representative after completion of final TAB.

Functional Performance Testing (FPT) FPT procedures are detailed instructions, which allow experienced system technicians to perform the FPTs with repeatable results. The repeatability of the procedures and results validate the tests when the results are challenged. FPT procedures identify specific instrumentation to be used. FPT procedures identify what data is to be recorded, at what frequency, and from what source.

FPT data forms reflect the preceding decisions about data to be recorded, and provide adequate space to record it. A separate data sheet must be used for each procedure and for each individual piece of equipment or system, unless multiple similar tests are to be performed, in which case a spreadsheet format may be used. Original, hand-written data sheets are to be included with the final report. It is the responsibility of the contractor to legibly record the data during initial functional testing, as well as during the FPT demonstrations. The contractor also has the responsibility of preserving the originals of these record sheets for the final report.

The Contractor’s Commissioning Coordinator schedules, coordinates and executes functional performance tests in accordance with the commissioning specifications. Some of the main points of this process may be summarized as follows:

The contractors and suppliers review the draft functional performance test procedures as required in the FPT participation table in Division 23. The contractors and suppliers listed for each FPT must provide review comments that address the following: 1) safety of test participants; 2) protection of the equipment and its warranties; and 3) suggestions as to how the FPT can be improved, made more efficient, or be changed to more easily be integrated into the contractors’ quality control procedures.

Subcontractors and suppliers provide the personnel, expertise and test equipment to operate and maintain the systems during testing.

The contractor performs the FPTs until the acceptable results documented in the FPT procedure have been obtained and recorded. If necessary to obtain acceptable results, Contractor consults with the CxA and CMa to acquire clarification and resolve issues.

After acceptable FPT results have been documented by the Contractor, the record sheets are reviewed by the CxA.

After the Contractor’s recorded results have been accepted by the CxA, the FPTs are demonstrated to the CxA or designated Owner’s witness. The Contractor records the results of the FPT demonstrations as they occur. If acceptable results are not demonstrated for an FPT, the Contractor shall resolve the issue(s) and the demonstration shall be repeated in accordance with the commissioning specifications.

The Contractor records test data, obtains Owner witness signatures, reports and tracks deficiencies, and schedules retests. The Owner’s Agent will coordinate scheduling of the Owner’s witness. The CA and the Owner’s Witness will share witnessing duties. Witnesses will sign test forms to verify that they observed the results as reported.

Component FPTs and calibration lay the groundwork for successful start-up, balancing and system functional performance tests. Component FPTs verify, for example, that every actuator functions properly (full and partial stroke), in response to the appropriate command from the control system, and that every sensor is properly wired to give appropriate input to the corresponding control point. Calibration adjusts sensor output to match an instrument of known accuracy, over the full range of anticipated operation.

Equipment start-up follows traditional procedures outlined by manufacturers and are documented before completion of component FPTs and calibration. Balancing then adjusts and optimizes flows and pressures.

After completion of component FPTs and calibration, start-up and balancing for each system, system FPTs begin for that system. FPTs exercise systems in all anticipated modes of operation to verify operation consistent with contract documents and with design intent. When all systems have passed FPTs, intersystem FPTs test the various systems’ performance in concert with one another to produce a facility which performs per contract and design intent.

Issue Resolution A Cx issues log is to be generated as a separate document which will be included in the final Cx report to the GSA. It will also be integrated into GC’s quality control issues log with all Cx identified issues to be annotated as such.

The intent is that the issues log will be generated and maintained by the CxA and resolution of items will be in an open forum with all team members. The Contractor retains primary responsibility for resolving problems encountered during construction and commissioning. Members of the Commissioning Team, which includes the GSA OMS, will participate in problem or issue resolution as needed, with both the CxA and CxC providing a consensus third party opinion, and suggesting additional diagnostic measures where necessary to resolve the issue. The sequence of acceptance testing is designed to minimize the number of problems that will be difficult to resolve. Problems discovered at the component testing level tend to be easier to diagnose than those discovered at the system level.

Commissioning Reports The CxA, through GSA, OPM and OMS, submits all commissioning reports in accordance with Divisions 1 and 23. The CxA is to route a parallel copy to CxC. These include start-up and test procedures and data forms, and deficiency reports. The CxA and CxC also provides written commissioning progress and activity reports to the Owner. Reports include activity summaries and copies of test data. They are a narrative of the progress of acceptance, of the problems discovered and their resolutions. A detailed log of the process helps document the value of commissioning to the Owner. The final commissioning report incorporates all prior reports and summarizes the functional status of the facility at the completion of acceptance activities. It establishes which, if any, systems failed to pass functional performance tests, the consequences of the failures, and recommendations for correction. Finally, the report should recommend acceptance or the conditions of acceptance for systems failures that the Owner has agreed to accept.

Certificate of Commissioning Completion Commissioning completion is the point at which all commissioning requirements have been satisfactorily completed and recommended for acceptance by the CxA. The OPM and/or OMS shall request a Certificate of Commissioning Completion before the date of substantial completion. Commissioning completion is a prerequisite of substantial completion. Achieving commissioning completion is the Contractor’s responsibility.

ADMINISTRATIVE ISSUES

Commissioning Communication Well-managed communication is the key to effective teamwork. Commissioning communication follows lines of communication established in the Construction Contract, along the following guidelines:

All commissioning decisions are made by the Owner with the CxA’s input. All commissioning directions must come from the Owner’s Project Manager or Agent. Formal communication shall occur as specified in the project specifications. Communication from the Contractor to the CxA shall be sent to the Contractors Commissioning Coordinator with instructions for further routing to the CxA and other appropriate parties.

Day to day (informal) communication that is required for members of the commissioning team to work together defines the term working communication. Working communication occurring directly between commissioning team members is a necessary part of effective project communication; however, all resulting conclusions and agreements that affect the commissioning process must be formally documented. When such informal, direct communications involve proposed changes to existing Contract Documents, schedule, costs, or scope of work for any of the parties involved (Owners Project Manager, Contractor or CxA), they shall be confirmed in writing via the formal channels of communication specified in the Contract Documents. Communications outside formal channels shall not authorize changes.

Documentation.

All commissioning activities and findings will be documented in commissioning reports as they occur. While all members of the Commissioning Team have a responsibility to participate in commissioning documentation, the documentation is developed into commissioning reports and distributed by the CA, Owner’s Project Manager or Agent and the General Contractor’s Commissioning Coordinator. The reports are distributed simultaneously among these points of contact as they are generated, and are included in the final report. It will be the responsibility of the CA, Owner’s Project Manager or Agent and General Contractor’s Commissioning Coordinator to expeditiously distribute commissioning reports and correspondence to their staff, sub-consultants and subcontractors.

COMMISSIONING SCHEDULE

This schedule is a brief overview of the commissioning process milestones and the general order and time frame in which they will occur. All commissioning activities for the project will be inserted into the overall construction schedule.

See attached schedule.

OWNER CONTRACTED TESTS

The following are tests that are “owned” under the contractor documents and in some cases include equipment and systems that are to be part of the formal commissioning process. A “Yes” in the Additional Testing column below indicates that the equipment or system will also be commissioned in this project.

OWNER CONTRACTED TRAINING

The following represents specific training that is “owned” under the contract documents. In some cases the duration of the training is specified and in other cases it is not. See specification sections noted.

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