IV.C. - CxA SOW.pdf

CxA Statement of Work Edward T. Gignoux Federal Courthouse Gignoux HVAC & Fire Alarm (VME0005)

Contract Number [xxx] Page 1 of 29

Statement of Work for

Commissioning Authority (CxA) Contract

PROJECT IDENTIFICATION

Project Name: Gignoux HVAC & Fire Alarm

Project Number: VME00005

Region: New England – Region 01

Building Name: Edward T. Gignoux Federal Courthouse

Building Address: 156 Federal Street, Portland, ME 04101

Revision Date: June 02, 2021

Contract Number [xxx] Page 2 of 29

TABLE OF CONTENTS

I PROJECT DESCRIPTION

II GENERAL REQUIREMENTS

A Program of Requirements (POR) and Basis of Design (BOD)

B Project Milestone Schedule

C Reference Materials

1 Applicability

2 Standards and Criteria Documents

D Communications Plan

E Electronic Project Management System (ePM)

F Building Information Modeling (BIM)

G Computerized Maintenance Management System (CMMS)

H Energy and Sustainability

I Partnering

III SCOPE OF SERVICES

A Design Stage

1 General

a. Systems and Assemblies to be Commissioned b Program Review Meetings c Project Master Schedule d Commissioning Plan e Project Meetings f Commissioning Coordination Meetings and Correspondence g Commissioning Issues Log h Value Management i Quality Assurance Reviews j Design Submissions and Reviews

2 Design Concept Phase a Preferred Design Concept Commissioning Activities b LEED® | SITES™ Charrette

Contract Number [xxx] Page 3 of 29

3 Design Development (DD) Phase a Systems Selections Analysis Meetings b Mock-ups and System Testing

4 Request for Proposal (RFP) Development for Design-Build-Bridging Procurement with Bridging Contract Documents

5. Construction Documents (CD) Phase a Commissioning Specifications b Testing and Inspection Plan c Construction Document Coordination

B Construction Procurement Phase

C Construction Stage

1 Construction Start Coordination

2 Commissioning

3 Construction Excellence Peer Reviews & Lessons Learned Session

4 Submittals, Requests for Information, and Change Orders

D Turnover Process

1 Pre-Turnover Process Meeting

2 Turnover Activities

3 Turnover Commissioning Record

4 Systems Manual

5 Punch-List

6 Operations and Maintenance (O&M) Manuals

7 Warranties, Guarantees, and Certificates

8 Training

9 Re-Commissioning Manual

E Closeout Stage

1 Operations/Service Phase Commissioning

2 1-Year Property Management Retraining

3 Final Commissioning Report

Contract Number [xxx] Page 4 of 29

IV APPENDIX – Reference documents

A The Owner’s Program of Requirements - POR

B [Reserved]

C [Reserved]

D [Reserved]

E [Reserved]

F [Reserved]

G Program Development Studies

H [Reserved]

I [Reserved]

J [Reserved]

K [Reserved]

L [Reserved]

M [Reserved]

N [Reserved]

O [Reserved]

P [Reserved]

Q [Reserved]

R [Reserved]

S [Reserved]

T Environmental Hazards Report

U [Reserved]

V Building Preservation Plan (BPP)

W Historic Structure Report (HSR)

X [Reserved]

Y [Reserved]

Z [Reserved]

AA [Reserved]

BB [Reserved]

CC [Reserved]

DD [Reserved]

EE [Reserved]

FF [Reserved]

Contract Number [xxx] Page 5 of 29

GG Building Technology Service Policy and Guides

HH Exterior Building Envelope Improvement Documents

II. Fresco Fine Art Inspection Report (2016)

JJ. Design Guide for Operational Excellence

KK. Occupant & Emergency Evacuation Plan

LL. GSA Energy Use Targets Explained

MM. FCIA Specification

NN. GSA Commissioning Guide (2020)

OO. HVAC Guidance for Ongoing Design and Construction Projects

Contract Number [xxx] Page 6 of 29

I. PROJECT DESCRIPTION

This Statement of Work (SOW) is for a Commissioning Agency (CxA or Contractor) to provide commissioning services as the government’s consultant. The General Services Administration (GSA) intends to design and modernize the Heating, Ventilating, and Air Conditioning (HVAC) system and Fire Alarm System at an existing U.S. Courthouse. The project site is 0.5 Acres and is located at 156 Federal Street, Portland, Maine. The 93,537 gross square foot historical building includes spaces for the U.S. District Courts, U.S. Marshals, and U.S. Attorneys. All tenants are stable for the long term, The Edward T. Gignoux U.S. Courthouse is a 3-story (plus basement) granite block structure that was designed in the Second Renaissance Revival style and was completed in 1911. It is individually listed on the National Register of Historic Places and is considered a GSA Legacy property. In 1932, an extension to the east side of the building was completed for occupancy by the U.S. Postal Service. Since 1970, the U.S. District Court and court-related agencies have been the principal tenants of the building. The historic features of the Gignoux Courthouse were restored as part of a modernization and expansion project completed in 1996.

The Gignoux Courthouse was completely modernized in 1996 at a total cost of $12,500,000. In addition to the construction of a new district courtroom, magistrate courtroom, and grand jury facility, the building’s HVAC & electrical systems were fully modernized. Between 2012 and 2013 the entire exterior building envelope was restored – exterior masonry, roof systems, window glazing, minor interior repairs, sprinkler system, and below grade waterproofing work was performed.

This project will upgrade the building’s HVAC system in order to improve occupant comfort, reduce building energy consumption, reduce overall system maintenance, comply with current codes and GSA standards, simplify building operations, and to extend the life of the system.

Project Scope includes:

1. Relocate Basement Outside-Air Intakes (Work Item 1)

2. Upgrade Air Handling Units and Distribution (Work Item 2A)

3. Building Automation System Replacement (Work Item 3)

4. Relocate Remote Radiator for Emergency Generator (Work Item 4)

5. Rooftop Fall Protection Upgrades (Work Item 5)

6. Smoke Control System Upgrades (Work Item 6)

7. Heating Plant Upgrades (Work Item 7A)

8. Remove Rooftop Condensing Units (Work Item 8)

9. Remove Abandoned Domestic Water Entrance (Work Item 9)

10. Replace Variable Air Volume Boxes (Work Item 10)

11. Install Return Air Ductwork for HVAC-1 (Work Item 11)

12. Replace Fan Coil Units (Work Item 12)

13. Heating and Cooling System Modifications (Work Item 13)

14. Improve MAU-1 Ductwork (Work Item 14)

15. Replace Fire Sprinkler Piping (Incidental)

16. Replace Existing Supply and Return Ductwork

17. Replace Existing Fire Alarm System

Contract Number [xxx] Page 7 of 29

Refer to the Program Development Study (PDS) report dated January 29, 2016 and a follow-on PDS report dated April 12, 2018 for work items on this project in details.

The Gignoux Courthouse is a fully occupied facility. The contractor shall, during the design phase, review and confirm on the proposed construction approach, such as construction phasing, to minimize the impact to the tenant agencies in fulfilling their critical missions. Indoor Air Quality (IAQ) at occupied space should be monitored and maintained in compliance with the Operational Guidance on Indoor Air Quality (IAQ) Management throughout the entire construction phase.

The planned project delivery is Construction Manager as Constructor (CMc). The ECCA for the project is $15.95 million.

This asset is not LEED certified. This project does NOT require LEED Certification.

Contract Number [xxx] Page 8 of 29

II. GENERAL REQUIREMENTS

Requirements in this section apply to all project stages described in the Scope of Services section. Some of the requirements noted in this section may be subject to exercise of contract option(s).

The term “Contractor” refers to the Commissioning Agent (CxA). The term “Project Delivery Team” refers to the entire group of first tier contractors and consultants hired to execute the project.

In the best interest of the project, GSA expects the Contractor to work in collaboration with the entire Project Delivery Team. The Contractor shall provide GSA with sound management advice regarding all services to be performed on this project under the SOW. The project goal shall be to achieve the best quality and value while controlling schedule and budget. The Contractor shall take the initiative in helping to resolve problems and minimize claims, taking all reasonable measures to anticipate problems and delays and to minimize or eliminate their adverse impact to the project schedule, budget, and approved design. The Contractor shall exercise due diligence to ensure that the project meets applicable requirements, codes, regulations, standards, and the project construction documents.

The Contractor shall establish and maintain communication and professional relationships with GSA, tenant agency representatives, and all Project Delivery Team members throughout all project stages. Members of the Project Delivery Team include the entire group of first tier designers, contractors, and consultants hired to execute the project. Where differences of opinion exist between the Contractor and GSA, the Contractor shall not discuss them in the presence of third parties.

A. Program of Requirements (POR) and Basis of Design (BOD)

The POR, in Appendix A, identifies the P-100 tier requirement and other site specific requirements. Throughout all services performed under this contract, the Contractor shall ensure that the project is in compliance with the POR. The Contractor shall verify the POR with the BOD for completeness and clarity and shall notify the contracting officer of any non-compliant items.

B. Project Milestones Schedule

Refer to the image below for the approximate milestone schedule and project durations for the CxA services.

Contract Number [xxx] Page 9 of 29

C. Reference Materials

There are two types of reference materials. The first are project-specific pre-planning documents, studies, and information found in Section IV, Appendix. The second group are standards and criteria documents, which are specifically set forth below in this section.

1. Applicability

All reference materials shall be used to measure compliance of the design and construction completion with contractual requirements. All services shall be conducted in accordance with the version of the reference document current at the time of Design contract award. Any conflicts or ambiguities within or among the referenced standards and criteria documents, or any deviations from requirements contained in the standards and criteria documents, shall be reported to the GSA Contracting Officer in writing, for clarification and reconciliation.

2. Standards and Criteria Documents

The Standards and Criteria Documents consist mainly of GSA-issued or tenant agency-issued policies, guidelines, or requirements. The following represents the list of Standards and Criteria Documents that apply to this project:

Public Buildings Service (P-100), 2018 http://www.gsa.gov/p100

GSA Building Commissioning Guide https://www.wbdg.org/ccb/browse_doc.php?d=5434 http://www.gsa.gov/p100 https://www.wbdg.org/ccb/browse_doc.php?d=5434

Contract Number [xxx] Page 10 of 29 www.gsa.gov/commissioning

U.S. Courts Design Guide, 2007 with updated chapters 1, 2, 15 and 16 and new chapter 18 (2016) U.S. Attorneys’ Facilities Standards U.S.Marshal Service, Publication 64 Vol. 1-3 U.S Marshal Service / ADT Security Coordination, March 2009]

GSA Pricing Desk Guide, 4th Edition https://www.gsa.gov/graphics/pbs/Pricing_Desk_Guide_4th_Edition.pdf ePM Requirements http://www.gsa.gov/epm

PBS P-120, Cost and Schedule Management Policy http://www.gsa.gov/portal/directive/d0/content/527777

GSA Building Information Modeling Guide 02 - Spatial Program Validation https://gsa.gov/portal/content/102281

GSA Building Information Modeling Guide 07 - Building Elements https://gsa.gov/portal/content/102828

GSA Building Information Modeling Guide 08 - Facility Management V1 https://gsa.gov/portal/content/122555

PBS CAD standards https://www.gsa.gov/cad

GSA IT Building Technology Technical Reference Guide (BTTRG) https://insite.gsa.gov/portal/content/651562

140416 Telecommunications Distribution Design Guide https://insite.gsa.gov/portal/content/653942

Smart Building Implementation Guide requirements https://drive.google.com/drive/folders/0B_WZPn7zMjWyWDFHZFhEaW43cmc

Security and Privacy Controls for Federal Information Systems and Organizations, NIST 800-53 Rev 4 http://nvlpubs.nist.gov/nistpubs/SpecialPublications/NIST.SP.800-53r4.pdf

Guide to Industrial Control Systems (ICS) Security, NIST 800-82 rev 2 http://nvlpubs.nist.gov/nistpubs/SpecialPublications/NIST.SP.800-82r2.pdf

Building Monitoring & Control (BMC) Device Security Assessment Process https://insite.gsa.gov/portal/getMediaData?mediaId=529125 http://www.gsa.gov/commissioning https://www.gsa.gov/graphics/pbs/Pricing_Desk_Guide_4th_Edition.pdf http://www.gsa.gov/epm http://www.gsa.gov/portal/directive/d0/content/527777 https://www.gsa.gov/portal/getMediaData?mediaId=227487 https://gsa.gov/portal/content/102281 https://www.gsa.gov/portal/getMediaData?mediaId=227487 https://gsa.gov/portal/content/102828 https://www.gsa.gov/largedocs/BIM_Guide_Series_Facility_Management.pdf https://gsa.gov/portal/content/122555 https://www.gsa.gov/cad https://insite.gsa.gov/portal/content/651562 https://insite.gsa.gov/portal/content/651562 https://insite.gsa.gov/portal/content/653942 https://drive.google.com/drive/folders/0B_WZPn7zMjWyWDFHZFhEaW43cmc http://nvlpubs.nist.gov/nistpubs/SpecialPublications/NIST.SP.800-53r4.pdf http://nvlpubs.nist.gov/nistpubs/SpecialPublications/NIST.SP.800-82r2.pdf https://insite.gsa.gov/portal/getMediaData?mediaId=529125

Contract Number [xxx] Page 11 of 29

GSA order 2100.1J GSA Information Technology (IT) Security Policy https://gsa.gov/portal/mediaId/129634/fileName/CIO_21001J_CHGE_1_GSA_Informatio n_Technology_(IT)_Security_Policy_(Posted_Version_4-28-2016).action

IT Security Procedural Guide: Key Management CIO-IT Security-09- 43 rev3 https://insite.gsa.gov/portal/getMediaData?mediaId=515341

2100.2B CIO P GSA Wireless Local Area Network (LAN) Security guide.

https://insite.gsa.gov/portal/mediaId/636954/fileName/CIO_P_21002B_GSA_Wireless_L ocal_Area_Network_(LAN)_Security_(Signed_5-8-2014)_(with_live_links).action

GSA IT Security Procedural Guide: SSL TLS Implementation Guide - CIO-IT Security 14-69 https://insite.gsa.gov/portal/getMediaData?mediaId=536145

HPSD-12 security requirements https://insite.gsa.gov/portal/content/566310

PBS Division 01 Specifications https://insite.gsa.gov/portal/content/659170

Secretary of the Interior's Standards and Guidelines http://www.nps.gov/history/local-law/arch_stnds_9.htm

Executive Order 13690, Federal Flood Risk Management Standard (FFRMS) https://www.whitehouse.gov/the-press-office/2015/01/30/executive-order-establishing-federal-flood-risk-management-standard-and-

Project Readiness Checklist https://insite.gsa.gov/portal/content/582110

PBS Floodplain Management Policy and Desk Guide (PBS 1095.7). Issued by FM https://gsa.gov/portal/mediaId/153834/fileName/PBS_10957_Floodplain_Management_ Desk_Guide_(Final__12222016_-_#CC034600).action

GSA Specifications and Technical Guides https://www.gsa.gov/real-estate/environmental-programs/fire-protection-engineering-and-life-safety

GSA Smart Building Program Guide https://insite.gsa.gov/cdnstatic/GSA%20Smart%20Buildings%20Program%20Guide_v11 .pdf

GSA Data Normalization for Building Automation Systems v2.5 https://insite.gsa.gov/cdnstatic/GSA%20Data%20Normalization%20for%20Building%20 Automation%20Systems_v25.pdf https://gsa.gov/portal/mediaId/129634/fileName/CIO_21001J_CHGE_1_GSA_Information_Technology_(IT)_Security_Policy_(Posted_Version_4-28-2016).action https://gsa.gov/portal/mediaId/129634/fileName/CIO_21001J_CHGE_1_GSA_Information_Technology_(IT)_Security_Policy_(Posted_Version_4-28-2016).action https://insite.gsa.gov/portal/getMediaData?mediaId=515341 https://insite.gsa.gov/portal/getMediaData?mediaId=515341 https://insite.gsa.gov/portal/mediaId/636954/fileName/CIO_P_21002B_GSA_Wireless_Local_Area_Network_(LAN)_Security_(Signed_5-8-2014)_(with_live_links).action https://insite.gsa.gov/portal/mediaId/636954/fileName/CIO_P_21002B_GSA_Wireless_Local_Area_Network_(LAN)_Security_(Signed_5-8-2014)_(with_live_links).action https://insite.gsa.gov/portal/getMediaData?mediaId=536145 https://insite.gsa.gov/portal/content/566310 https://insite.gsa.gov/portal/content/659170 http://www.nps.gov/history/local-law/arch_stnds_9.htm https://www.whitehouse.gov/the-press-office/2015/01/30/executive-order-establishing-federal-flood-risk-management-standard-and-https://www.whitehouse.gov/the-press-office/2015/01/30/executive-order-establishing-federal-flood-risk-management-standard-and-https://insite.gsa.gov/portal/content/582110 https://gsa.gov/portal/mediaId/153834/fileName/PBS_10957_Floodplain_Management_Desk_Guide_(Final__12222016_-_#CC034600).action https://gsa.gov/portal/mediaId/153834/fileName/PBS_10957_Floodplain_Management_Desk_Guide_(Final__12222016_-_#CC034600).action https://www.gsa.gov/real-estate/environmental-programs/fire-protection-engineering-and-life-safety https://www.gsa.gov/real-estate/environmental-programs/fire-protection-engineering-and-life-safety

Contract Number [xxx] Page 12 of 29

D. Communications Plan

The Contractor shall comply with GSA’s Project Communication Plan throughout all project stages, as may be reasonably modified by GSA as necessary. Refer all requests and responses concerning the project to the Contracting Officer. The Contractor shall not release any oral, written, or graphic project information, or make any agreements with other sources, without obtaining prior consent from GSA. Unless otherwise other noted in this contract or requested by the Contracting Officer, the Contractor shall respond to GSA correspondence within seven calendar days.

E. Electronic Project Management System (ePM)

The Contractor shall use GSA’s web-based electronic Project Management (ePM) system, which is a fully configured version of Meridian Systems’ Proliance Construction Management

Software. ePM is a web-based project management tool which provides GSA with an automated workflow, collaboration, document management and project management solution to assist GSA in the management of design and construction projects.

GSA uses ePM throughout the design and construction phases as a repository for project information and as a tool to manage and monitor progress and modifications. Unless as otherwise provided, the Contractor shall rely exclusively on ePM to post, review, access, comment on, collaborate, or otherwise submit all project information.

GSA will not furnish any equipment related to accessing ePM. ePM is web-accessible, and can therefore be accessed via any computer with an Internet connection.

GSA will provide no-cost training to familiarize team members with the ePM system.

However, GSA will not reimburse the Contractor for any travel related to any ePM training.

GSA will provide ePM system administration and end-user support for the duration of the project. The ePM minimum requirements (including IT equipment) can be found at:

http://www.gsa.gov/epm.

An HSPD-12 security clearance is required to access ePM. Project team members without an HSPD-12 clearance will need to work with the GSA Project Manager to initiate the clearance process and request a temporary waiver for ePM access until clearance can be confirmed. A waiver means that once the individual’s HSPD-12 clearance is confirmed, an ePM username and password will be provided. The Contractor may not assume that a waiver will be granted. Further information on HSPD-12 may be found at the following http://www.gsa.gov/epm http://www.gsa.gov/epm http://www.gsa.gov/epm

Contract Number [xxx] Page 13 of 29 website: www.gsa.gov/hspd12. The time to process and obtain clearances may vary in length.

F. Building Information Modeling (BIM)

BIM Guide 08 shall be strictly adhered to.

G. Computerized Maintenance Management System (CMMS)

The Contractor shall assist the AE, CMc, or other party responsible for the CMMS, which includes COBie, with coordinating and integrating project deliverables into its development.

The Contractor shall incorporate CMMS administration and user guides into the systems manual.

H. Energy and Sustainability

This project does not require LEED Certification and SITES Certification.

This project requires incorporation of at least one technology from the Green Proving Ground (GPG) published findings. Review and comment on the AE’s design and LCCAs.

(https://www.gsa.gov/governmentwide-initiatives/sustainability/emerging-building-technologies/about-gsas-proving-ground-gpg)

The Contractor shall assist the AE, CMc, and other responsible parties to coordinate proposed mechanical system designs and associated equipment with the applicable local utilities for their review and recommendations regarding “demand side management” (DSM) and explore the potential for the obtaining energy conservation incentive / rebate program.

I. Partnering

Projects with an estimated construction cost (ECC) over $10 million are required to hold Partnering Meetings. Partnering requirements are identified in Section IV APPENDIX D, Division 01 Specifications, SECTION 013100, Project Management and Coordination, subsection C, Partnering Meetings. The Contractor is a critical member of the project and will be required to attend all the partnering sessions.

The initial Design Partnering Session shall be duration of one day minimum (8 hours plus an additional 30 minute lunch break). It will take place prior to the Concept Design start. The follow-on Partnering Session(s) generally lasts a half day or less. They will be scheduled prior to the Design Development start and prior to the Construction Development start.

The initial Construction Partnering Session shall be duration of one day minimum (8 hours plus an additional 30 minute lunch break). It may take place concurrently with the Pre- Construction Meeting. The follow-on Partnering Session(s) generally lasts a half day or less. They will be scheduled at 30% and 60% construction phase.

All Partnering Sessions will be conducted at the Gignoux Courthouse.

http://www.gsa.gov/hspd12 http://www.gsa.gov/hspd12 https://www.gsa.gov/governmentwide-initiatives/sustainability/emerging-building-technologies/about-gsas-proving-ground-gpg https://www.gsa.gov/governmentwide-initiatives/sustainability/emerging-building-technologies/about-gsas-proving-ground-gpg

Contract Number [xxx] Page 14 of 29

III. SCOPE OF SERVICES

The Contractor shall perform all services described in this Scope of Services (including services required under the exercised options, if any), in accordance with applicable requirements and provisions set forth in the General Requirements.

A. Design Stage

The Design Stage consists of the following three major phases: Design Concept, Design Development, and Construction Documents. The Contractor shall provide the following services throughout the Design Stage:

1. General

a. Systems and Assemblies to be Commissioned

Prepare and provide a comprehensive list of project systems and assemblies for review and acceptance by GSA. Update the list throughout the Design Stage and confirm that the A/E incorporated the list into the Design Stage submission documents. The list may include, but is not limited to, the following systems and assemblies:

● Central building automation system

● All equipment of the heating, ventilating, and air conditioning systems

● Fire Protection & Life Safety systems (egress systems, fire alarm systems, fire detection systems, fire suppression systems, smoke management systems, smoke removal systems, security/egress locking interface systems)

● Electrical (distribution panel boards, transformers, variable speed drives)

● Sustainability features

b. Program Review Meetings

Review meeting minutes from the program review meeting(s) which will be held prior to the start of each of the major Design Stage phases. Bring to the GSA Project Manager’s attention if there is any concerns or comments.

c. Project Master Schedule

Review and provide input to the Contracting Officer on the project’s master project schedule regarding commissioning activities and milestones. The Contractor shall notify the Contracting Officer in writing of any activities, durations, or other sequences depicted on the schedule that may, in the Contractor’s reasonable determination, cause a cost or schedule impact to the commissioning activities.

Contract Number [xxx] Page 15 of 29

d. Commissioning Plan

Develop a commissioning plan and maintain and refine it throughout the entire Design Stage. Submit an updated commissioning plan after each Design Stage submission review in preparation for the Construction Stage.

e. Project Meetings

During the Design Stage, review the meeting minutes from the project progress meetings and presentations.

f. Commissioning Coordination Meetings and Correspondence

Schedule and conduct commissioning coordination meetings with the Project Delivery Team throughout the Design Stage. Commissioning coordination meetings may be part of the agenda items of the selected project progress meetings.

Meetings may be conducted/attended virtually via teleconference. Prepare and distribute agendas for commissioning coordination meetings in advance of the meeting date.

Representation at all meetings shall include those individuals having knowledge of the agenda topics and authority to make decisions and commit resources.

Prepare minutes and presentations of commissioning coordination meetings and distribute to all attendees, the Project Delivery Team, and GSA within seven calendar days after each meeting. Identify new and unresolved old action items and associated responsible parties.

g. Commissioning Issues Log

Develop the initial issues log format for the entire commissioning process. On a monthly basis, document and provide progress reports with recommended actions, status, and resolution of outstanding commissioning issues.

Work with the project delivery team to develop a resolution to all identified issues.

When closing an issue, make sure to provide a detailed description of the resolution or path forward.

h. Value Management (VM)

Review meeting minutes and reports from the Value Management (VM) Workshops.

Review, recommend, and reconcile proposals related to commissioning and operations and maintenance (O&M).

Contract Number [xxx] Page 16 of 29

Review and submit design document questions during the Pre-Study evaluation period prior to the VM Workshop. Confirm that all GSA-approved VM recommendations related to commissioning are incorporated into the design documents.

i. Quality Assurance Reviews

Review and comment on the Design quality assurance review recommendations that involve and/or impact commissioning and operations and maintenance (O&M).

Coordinate GSA’s approved recommendations with the commissioning plan and verify recommendations are incorporated into the design submissions and design documents.

j. Design Submissions and Reviews

The Design Concept Phase will have two submissions, the Design Development Phase will have one submission (30%), and the Construction Documents Phase will have three submissions (75%, 90%, and 100%). For the initial Concept, 75%, and 90% submissions, review systems and assemblies to be commissioned for compliance with the contract, P-100, POR, project budget and schedule, and other project requirements. Review submissions for addressing coordination, materials compatibility, tolerances, consistence, constructability, program, codes, and means and methods. Prepare and submit a design submission report to GSA. Participate in design review meetings at each design submission phase. Verify that prior GSA approved design submission review comments and value management proposals relating to commissioning are incorporated into subsequent design submissions.

2. Design Concept Phase

The Contractor shall perform the following additional services during the Design Concept Phase.

a. Preferred Design Concept Commissioning Activities

Prepare and submit preliminary commissioning performance specifications based on the selected preferred design concept.

b. LEED® | SITES™ Charrette

Not Used.

3. Design Development (DD) Phase

The Contractor shall perform the following additional services during the Design Development Phase.

Contract Number [xxx] Page 17 of 29

a. Systems Selections Analysis Meetings

Participate in systems selections analysis meetings. Review and recommend alternatives to proposed building systems and components. Review analyses, calculations, supporting documentation, systems selections, and optimizations.

b. Building Enclosure System Mock-ups and Testing

4. Request for Proposal (RFP) Development for Design-Build-Bridging Procurement with Bridging Contract Documents

5. Construction Documents (CD) Phase

The Contractor shall perform the following additional services during the Construction Documents Phase.

a. Commissioning Specifications

Develop full commissioning specifications for all equipment and systems to be commissioned in accordance with The GSA Commissioning Guide 2020 (Appendix NN) and P100. Coordinate this with the Project Delivery Team, and integrate the commissioning specifications into the overall project specification package. In addition to reference documents listed in PBS P-100, the following document can be used as a guide for content, rigor, and format:

• The HVAC Commissioning Process, ASHRAE Guideline 1-1996. The ASHRAE document can be obtained by contacting ASHRAE at 404-636- 8400.

The commissioning specifications shall include general commissioning requirements common to all systems and assemblies, and a detailed description of the roles and responsibilities of all parties; details of the commissioning process; reporting and documentation requirements, including formats; alerts to coordination issues;

deficiency resolution; construction checklist and start-up requirements; the functional testing process; and specific functional test requirements, including testing conditions and acceptance criteria for each piece of equipment being commissioned.

The commissioning specifications shall clearly indicate who is witnessing and documenting the startup of each commissioned piece of equipment and/or system.

The commissioning specifications shall identify who is writing, directing, conducting, and documenting functional tests and regulatory-required tests. This may vary between systems.

Contract Number [xxx] Page 18 of 29

Review the project specifications and provide comments, as needed, for the qualifications; submittal requirements; training requirements; and O&M and system manual requirements. Provide additional language that enhances the current project specifications to ensure comprehensive controls submittals; Construction Contractor accountability for documented point-to-point checkout and commissioning participation; comprehensive testing, adjusting & balancing; full Construction Contractor documentation of start-up and supervisor training; and O&M manual documentation.

Develop step-by-step commissioning test procedures and documentation formats, including pre-functional test (PFT) procedures, functional performance test (FPT) procedures, and documentation forms and construction checklists for all commissioned equipment and assemblies. Test procedures shall include manual functional testing and energy management control system trending, and may include standalone data-logger monitoring. Define process for tests that fail and for re-testing procedures. Make it clear that functional performance tests will not be administered until all pre-testing information is provided and is correct.

Define the number or frequency of Construction Stage commissioning progress meetings and site visits.

b. Testing and Inspection Plan

Develop a testing and inspection plan, defining all special testing requirements and procedures, to be coordinated with and reflected in construction documents and the Construction Delivery stage commissioning services contract. Include sample percentages for testing of high-count multiple equipment items or assemblies not to be 100 percent tested. Include the frequency of CxA construction stage visits and photographs required to document the quality of in-progress work, including work to be concealed by completed construction. Incorporate the testing and inspection plan as an appendix update to the commissioning plan. Include failure protocols established in the design phase. Confirm plan is incorporated into the construction contract.

c. Construction Document Coordination

Participate in design review meetings (refer to Section III-A-1-J) to ensure the developed design meets performance requirements and to address any deficiencies identified during design stage mock-up testing, if any. Meet with the Project Delivery Team to coordinate and integrate building automation systems and controls.

Discuss coordination and responsibilities with disciplines to ensure that equipment and systems are clearly described in the construction documents. Identify all manufacturer-recommended operating, maintenance, and cleaning practices for major features, systems, and equipment. Coordinate and define construction

Contract Number [xxx] Page 19 of 29 documents requirements for service agreements, warranties, and turnover-related training.

B. Construction Procurement Stage

C. Construction Stage

The Contractor shall provide the following services during the Construction Stage:

1. Construction Start Coordination

a. Pre-Construction Conference

Attend and participate in a pre-construction conference.

b. Partnering Session

Partnering Sessions will take place at the project site.

Prior to the start of the Construction, the Contractor shall attend and participate in a 1–day partnering session. It may take place concurrently with the Pre-Construction Meeting. The follow-on Partnering Session(s) generally lasts a half a day or less.

They will be scheduled at 30% and 60% construction phase.

2. Commissioning

Coordinate and direct the commissioning activities in a logical, sequential, and efficient manner using consistent protocols and forms, centralized documentation, and clear and regular communications and consultations with the Project Delivery Team. Provide written recommendations to the Contracting Officer to ensure that commissioning activities are incorporated into the master construction schedule and timelines are frequently updated. Test and verify that installed systems and assemblies operate and function in a manner that meets performance objectives of the Program of Requirements, Basis of Design, and contract documents.

a. Commissioning Plan Updates

Maintain and refine the commissioning plan throughout the entire Construction Stage. On a monthly basis, submit the commissioning plan with updates, if any.

b. Commissioning Schedule

Contract Number [xxx] Page 20 of 29

Coordinate with the Project Delivery Team to ensure that commissioning activities are being executed and completed. Notify the GSA Project Manager and the CMa of any schedule changes.

c. Commissioning Progress Meetings, Site Visits, and Project Meetings

Plan and conduct commissioning progress meetings and distribute meeting minutes.

While commissioning activities and testing are going on, commissioning meetings should be more frequent. Regular update meetings should be conducted at a minimum on a monthly basis. Prepare and distribute monthly commissioning progress reports. Meetings may be conducted/attended virtually via teleconference.

Perform site visits to observe equipment and system installations. Coordinate with construction contractor to make sure site visits are at appropriate times. Participate in selected construction, planning, progress, and job-site meetings to obtain information on construction status. Review construction meeting minutes for revisions, substitutions, and/or issues relating to the commissioning process, and assist in reconciliation.

d. Commissioning Testing and Inspection

i. General a.

Provide independent commissioning, testing, and inspection in accordance with the approved Testing and Inspection Plan.

Provide retesting and reinspection as required if initial testing and inspection indicates performance deficiencies.

Verify proper installation of commissioned components and systems.

Incorporate functional testing records for commissioned systems and assemblies in the commissioning report.

Witness HVAC piping pressure test and flushing, sufficient to be confident that proper procedures were followed. Include testing documentation in the Commissioning Record.

Witness any ductwork (leak) testing sufficient to be confident that proper procedures were followed. Include documentation in the Commissioning Record.

In accordance with the approved Testing and Inspection Plan, provide CxA construction stage site visits and photographs required to document the quality of in-progress work, including work to be concealed by completed construction.

Contract Number [xxx] Page 21 of 29

Document systems start-up by reviewing start-up reports and by selected site observation.

Coordinate functional performance testing for all commissioned systems and assemblies and compile test data records. Witness and document manual function performance tests performed by the Construction Contractor for all commissioned systems and assemblies, except:

• Some smaller equipment may be tested and documented by the Construction Contractor at the Commissioning Authority’s discretion;

• Electrical equipment testing and regulated testing may be directed and documented by the Construction Contractor with only spot witnessing and report review by the CxA.

The functional performance testing includes operating the system and components through each of the written sequences of operation, and other significant modes and sequences, including startup, shutdown, unoccupied mode, manual mode, staging, miscellaneous alarms, power failure, security alarm when impacted, and interlocks with other systems or equipment. Sensors and actuators shall be calibrated during construction check listing by the Construction Contractor and spot-checked by the commissioning provider during functional testing. Analyze functional performance trend logs and monitoring data to verify performance. Coordinate retesting as necessary until satisfactory performance is achieved.

Tests on respective HVAC equipment shall be executed during both the heating and cooling seasons, if possible. However, some overwriting of control values to simulate seasonal conditions shall be allowed to simulate conditions during shoulder seasons where heating and cooling mode fluctuate during a 24-hour period, however this does not alleviate testing that is required to be done in off season time. Each season will need to have testing done. Functional testing shall be done using conventional manual methods, control system trend logs, and readouts or standalone data-loggers, to provide a high level of confidence in proper system function, as deemed appropriate by GSA.

Test to make sure the building automation programing is correct and that systems are tracking in accordance with the sequence of operation. Analyze trends to make sure the BAS is working correctly. Develop test with GSA to ensure that O&M operation will be smooth with a logical user interface and correct graphics and building map locations.

After manual testing and initial troubleshooting are complete, monitor system operation and performance for selected data points for up to two weeks by requesting trend logs from the Construction Contractor from the building automation system. For needed system points not able to be trended by the

Contract Number [xxx] Page 22 of 29 building automation system, furnish and install temporary portable data-loggers that will monitor up to 20 points. Analyze monitored data to verify operation and performance, and issue a written report. This time-frame and the monitoring points may be modified by the Contractor to commission the building accurately.

Optimize BAS system by reviewing trends and picking up on anomalies and programing errors.

ii. Procedures

Request and review additional information required to perform commissioning tasks, including O&M materials and project start-up and checkout procedures.

Before start-up, gather and review the current control sequences and interlocks, and work with the Project Delivery Team until sufficient clarity has been obtained in writing for documentation of detailed testing procedures.

Review, maintain and revise as necessary, the step-by-step commissioning test procedures for commissioned systems developed during the design stage.

Prepare and submit an enhanced start-up and initial systems checkout plan for commissioned equipment for further energy saving purposes, if applicable.

iii. Building Enclosure System Mock-ups and Testing

e. Construction Checklists

Write and distribute construction checklists for commissioned equipment and systems, and coordinate with the Project Delivery Team. Review documents and perform selected site observations to verify and document completion of construction checklists.

f. Commissioning Inspection Reports

Witness and document manual functional performance tests performed by the Construction Contractor for all commissioned systems and assemblies as per approved Testing and Inspection Plan and Contract Specifications

g. Commissioning Test Certifications

Assemble and review all commissioning test certifications described in the testing and inspection procedures, for incorporation in the commissioning record.

h. Commissioning Issues Log

Contract Number [xxx] Page 23 of 29

Maintain a master issues log and a separate record of functional testing. Report all issues as they occur. Provide written progress reports and test results with recommended actions. Document all resolutions to include sign-off acceptance by GSA and the Designer. Provide the Contracting Officer with a written list of any issues reported in the commissioning issues log that are open or unable to be resolved

3. Construction Excellence Peer Reviews and Lessons Learned Session

Participate in Construction Excellence peer reviews that are typically conducted at approximately 15% & 60% construction completion and a lessons learned session typically conducted near substantial completion milestone.

4. Submittals, Requests for Information, and Change Orders

Review submittals, requests for information, and change orders that apply to equipment and systems being commissioned for compliance with construction documents, the Program of Requirements (POR) and the Basis of Design (BOD). Ensure construction coordination as related to commissioning. Review coordination drawings to ensure that construction trades are making a reasonable effort to coordinate.

D. Turnover Process

1. Pre-Turnover Process Meeting

The purpose of the meeting is to review the requirements and activities of the Turnover process; review and establish final submittal dates for all deliverables, including those that will be turned over after construction completion; and identify, track, and remedy any unresolved items identified in the Field Observations Notes and various testing and commissioning reports. Meetings may be conducted/attended virtually via teleconference.

The Contractor shall set up a Pre-Turnover Process meeting at least 60 days prior to the completion of the construction project. The meeting shall be one day and shall include a representative from all firms that have had their installation visually inspected, tested and commissioned by the Contractor. The Contractor shall develop an agenda and submit to the GSA for comment and approval.

2. Turnover Activities

● The Contractor shall prepare a list that identifies actionable commissioning related items that will need to be completed or adequately justified as to why they cannot be completed prior to considering them closed out.

● The Contractor shall reject control drawings with outdated background. If the design control sequences were modified, for each change, the Contractor shall: (1)

Contract Number [xxx] Page 24 of 29 document the root cause as to why the change needed to occur; (2) document the change and associated agreement between the A/E and GSA; and, (3) provide an impact statement to indicate the effect(s) of the change, if any, on the operation or efficiency in the building. The final drawings shall not include any statements which provide that the device shall be field located; actual locations shall be identified on the final drawings.

● Regarding Testing and Air Balancing (TAB), the Contractor shall summarize all notes that were reviewed and signed off within the TAB report and made part of the final TAB report. The Contractor shall review all notes within the body of the TAB report to ascertain whether temporary techniques were used to perform the testing and, if so, determine: (1) whether the necessity of the temporary techniques were adequately described; (2) whether the method was acceptable to the Contractor and the A/E; and (3) whether GSA understood and approved of the temporary techniques?

3. Turnover Commissioning Record

Prepare and submit four (4) hardbound copies and an electronic copy of a Turnover Commissioning Record. At a minimum, the record shall include, but not be limited to, the following:

● Commissioning plan

● Program of Requirements (POR)

● Record documents including commission specification

● Design reviews

● Submittal reviews

● Test procedures

● Issues log

● Construction checklists

● Contractor’s site visits and commissioning meeting minutes

● O&M reviews and manuals

● Training procedures and manuals for operating personnel, including training videos

● Computerized Maintenance Management System (CMMS) administration and user guides

● Warranties and warranty reviews

● Test data reports

● Summary report

● Recommissioning management manual

● Brief project summary that includes the following:

○ List of the Project Delivery Team members and their roles and responsibilities

○ Building description

○ Overview of commissioning and testing scope

○ General description of testing and verification methods

● Descriptions of approved deviations from the construction documents.

Contract Number [xxx] Page 25 of 29

● Contractor’s disposition regarding adequacy of each of the commissioned equipment and their documentation and training meeting the contract documents, in the following areas:

○ Equipment meeting the specifications

○ Equipment installation

○ Functional performance and efficiency

○ Equipment documentation

○ Operator training

4. Systems Manual

Prepare and submit the Commissioning components for incorporation into the system manual to provide information to understand and optimally operate commissioned systems for facility operating staff. Review and comment on the overall system manual.

The manual shall include, but is not limited to, the following:

● Basis of Design (BOD)

● Systems single-line diagrams

● As-built operation sequence, set points, etc.

● System operating instructions

● Maintenance schedule

● Retesting schedule

● Inspection schedule for wear items

The manual may also include the following additional items:

● Program of Requirements (POR)

● Recordkeeping procedures

● Optimization guidance

● Training materials

● Commissioning process report

5. Punch-List

Review and comment on the punch-list documenting remaining work related to commissioning. Conduct follow-up inspections to confirm resolution of commissioning punch-list items. Identify punch list items that have not been corrected to the GSA in a timely manner.

6. Operations and Maintenance (O&M) Manuals

Review and ensure O&M manuals clearly explain operation of commissioned systems and equipment, calibration requirements, and maintenance procedures. O&M manuals need to be reviewed as part of the system’s acceptance. Provide written signoff that O&M manuals are complete and accurate

Contract Number [xxx] Page 26 of 29

7. Warranties, Guarantees, and Certificates

Review equipment warranties, guarantees, and certificates to ensure that they are in compliance with the contract and responsibilities are clearly defined.

8. Training

The Contractor shall attend and participate in key training sessions as identified in the construction documents. Prior to the training sessions, the Contractor shall review agendas and session materials for quality, completeness, and accuracy, including the O&M manuals for commissioned equipment. Review and comment on video recordings documenting the training sessions.

9. Re-Commissioning Manual

Provide a Recommissioning Management Manual with guidance and timelines for recommissioning of the building systems and components. The manual format shall parallel the Commissioning Plan for the facility.

E. Closeout Stage

1. Operations/Service Phase Commissioning

a. The Contractor shall observe opposite season and/or deferred testing and deficiency corrections and provide the testing documentation for the final commissioning record. The Contractor shall prepare a post-construction review/re-inspection report documenting the Operations/Service Phase commissioning activities.

b. No later than two months prior to the substantial completion date depicted on the general contractor’s project schedule, the Contractor shall provide the Contracting Officer with a detailed list of the data that will required to be tracked or collected by GSA for the Contractor to perform the monthly analysis of ongoing operations. For a 10 month period after substantial completion (as established by the Contracting Officer), the Contractor shall perform the following services:

Contract Number [xxx] Page 27 of 29

i. No later than ten (10) days prior to the end of each month, the Contractor shall provide a list of trend points to the Contracting Officer that the Contractor will use to verify the HVAC systems operations for the upcoming month. The Contractor shall review this trending information each month along with the advanced metering data and the building energy model to determine how the building is performing as compared to the energy model. If an as-built energy model is unavailable, the Contractor shall use the latest version provided as part of the design submittal.