S02 - ATT 30 - 581-22-700 - 100 Commissioning Plan.pdf

581-22-700 Huntington VAMC EHRM Upgrades

Department of Veterans Affairs Hershel “Woody” Williams VAMC Huntington, WV

August 27, 2025

Prepared by:

DAV Energy Solutions, Inc.

2207 Garnet Ave, Suite I San Diego, CA 92109

(619) 770-8552

DRAFT Commissioning Plan

HunƟngton VAMC EHRM Upgrades Hershel “Woody” Williams VAMC DAV Project Number: 61109 Page 1 of 28 August 27, 2025

TABLE OF CONTENTS

Contents

TABLE OF CONTENTS

1. Overview

1.A. Purpose 1.B. DefiniƟon 1.C. ObjecƟves 1.D. AbbreviaƟons/Acronyms

2. Commissioning Team Data

3. Systems to be Commissioned

3.A. Project DescripƟon 3.B. Systems

4. Roles and ResponsibiliƟes

5. Commissioning Process

5.A. Commissioning OPR / BOD Review - Design Phase 5.B. Commissioning Design Reviews - Design Phase 5.C. Commissioning Kick-Off MeeƟng - ConstrucƟon Phase 5.D. Final Commissioning Plan - ConstrucƟon Phase 5.E. Site ObservaƟon - ConstrucƟon Phase 5.F. Miscellaneous MeeƟngs - ConstrucƟon Phase 5.G. Miscellaneous Management Protocols/Lines of CommunicaƟon - ConstrucƟon Phase 5.H. Field ReporƟng and Logs - ConstrucƟon Phase 5.I. SubmiƩals, NoƟficaƟons, ClarificaƟons - ConstrucƟon Phase 5.J. Start-up Plan - ConstrucƟon Phase 5.K. Pre-FuncƟonal Checklists (PFCs) - ConstrucƟon Phase 5.L. ExecuƟon of Start-up Plan and Pre-FuncƟonal Checklists - ConstrucƟon Phase 5.M. Deficiencies and Non-Conformance - ConstrucƟon Phase 5.N. Development of FuncƟonal Performance Test Procedures - ConstrucƟon Phase 5.O. Systems Manual - Acceptance Phase 5.P. ExecuƟon of FuncƟonal Performance TesƟng - Acceptance Phase 5.Q. Training and OrientaƟon of Owner Personnel - Acceptance Phase 5.R. Final Commissioning Report - Acceptance Phase 5.S. Warranty Phase Commissioning

6. Schedule 6.A. General Issues 6.B. Project Schedule

7. ConstrucƟon Phase Commissioning Plan Revision History 7.A. Revision History

Appendices:

Appendix A: Sample PFC and FPT Forms

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1. Overview

1.A. Purpose

1. The purpose of the Commissioning (Cx) Plan is to provide guidance for the commissioning process and documentaƟon during construcƟon, parƟcularly with respect to parƟcipaƟon, reporƟng, approvals, coordinaƟon, and actual lines of communicaƟon by various team members as it relates to submiƩal reviews, development, and performance of Pre-FuncƟonal Checklists (PFCs) and FuncƟonal Performance Tests (FPTs), and scheduling of Cx acƟviƟes. (Note: Commissioning Authority (CxA) does not provide official direcƟon to other members of the Cx Team, rather, only assistance and management of the commissioning process. In addiƟon, the Cx process is not intended to change the resoluƟon process that is idenƟfied in the respecƟve contracts of Cx Team members.)

a. Provide samples of the forms to be used during the commissioning process (and referenced in this plan). These forms are listed in Appendix A of this document.

b. This plan provides sample Pre-FuncƟonal Checklists (PFCs) and FuncƟonal Performance Test (FPTs) procedures that are not specific to this project, rather, that will be modified into draŌ forms based on the final design package and approved submiƩals. The draŌ forms shall then be submiƩed to the Cx team for review and acceptance. Final versions of the PFCs and FPTs shall incorporate Cx Team comments as well as addiƟonal details provided in the approved equipment submiƩals and control shop drawings.

c. The Cx Plan has been wriƩen in concert with the Statement of Work, however, if conflicts with other contract requirements are idenƟfied, the more stringent criteria shall apply. Conflicts shall be brought to the aƩenƟon of the CxA. All members of the Cx Team shall work together to fulfill their contracted responsibiliƟes and meet the objecƟves of the Contract Documents.

1.B. Deϐinition

1. Commissioning (Cx) - A systemaƟc process of assuring by verificaƟon and documentaƟon, from the design phase to a minimum of one year aŌer construcƟon, that all building facility systems perform interacƟvely in accordance with the design documentaƟon and intent and in accordance with the Owner’s operaƟonal needs, including training of the Owner operaƟons and maintenance personnel.

2. Pre-FuncƟonal Checklists (PFCs) – VerificaƟon checklists developed by the CxA, with input from equipment vendors, to verify that contract design requirements are met, and that the system is ready for FPT. This includes checklists for general readiness, pre-funcƟonal tesƟng, training, and other specific requirements.

3. Cx Authority (CxA) – The enƟty idenƟfied by the Owner who draŌs the Cx Plan, witnesses, and records the FuncƟonal Performance TesƟng, submits reports on the Cx progress and prepares the Final Cx Report.

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4. Cx Plan – The document that idenƟfies acƟviƟes to be included in the project baseline schedule, PFCs and FuncƟonal Performance Test (FPT) requirements for commissioning. The Cx Plan is submiƩed as a DraŌ Plan during the Design Phase, ConstrucƟon Cx Plan during Project ExecuƟon and updated aŌer approval of equipment submiƩals.

5. Cx Team – Members of the project Cx team shall consist of (but not be limited to) the CxA, the PM/COR, Owner Technical Specialists, CM, the ExecuƟng Contractor (GC) and their Subcontractors, Equipment Vendors, and Title II (A/E).

6. Factory Acceptance Test (FAT) – The parƟal commissioning and qualificaƟon of equipment and/or systems prior to their shipment from the fabricator’s site.

7. Final Cx Report – The report prepared and submiƩed by the CxA aƩesƟng that all equipment, systems, the O&M manual, and Owner training meet contract requirements.

8. FuncƟonal Performance Test (FPT) – DemonstraƟon that each system is operaƟng according to the documented design and contract requirements. Performance tesƟng facilitates bringing the systems from a state of individual substanƟal compleƟon to full dynamic operaƟon.

9. Issues Log – A formal record of equipment and system non-conformance (to contract requirements) idenƟfied by the Cx Team, along with the proposed and final resoluƟons.

10. Owner Project Requirements (OPR) – The project funcƟonal requirements and the measurable performance criteria of how it shall be used and operated.

11. Pre-FuncƟonal TesƟng – Documented tesƟng performed by the execuƟng contractor or equipment vendor during or aŌer start-up. This tesƟng shall be completed prior to scheduling the

FPT.

12. Start-Up – The iniƟal starƟng or acƟvaƟng of dynamic equipment, including compleƟng and submiƫng Pre-FuncƟonal Checklists (PFCs).

13. Test Procedures – A wriƩen protocol that defines methods, personnel, and expectaƟons for tests conducted on components, equipment, assemblies, systems, and interfaces among systems.

TesƟng procedures are included in the contract specificaƟons, approved submiƩals, and the ConstrucƟon Cx Plan. The FPT includes the dynamic funcƟons and operaƟons of equipment and systems using manual or monitoring methods under full system operaƟons. Systems shall be tested under various modes, such as during low cooling loads, high loads, component failures, unoccupied, varying outside air temperatures, fire alarm, power failure, etc. Systems shall be run through the Control System’s (EMCS, SCADA) sequences of operaƟon. Components’ responses shall be verified per the sequence of operaƟon requirements.

14. VerificaƟon – The process by which specific documents, components, equipment, assemblies, systems, and interfaces among systems are documented and are in compliance with the criteria in the contract requirements.

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1.C. Objectives

1. Commissioning during the construcƟon phase of this project is intended to achieve the following specific objecƟves of the Contract Documents:

a. Ensure applicable equipment and systems are installed properly and receive adequate operaƟonal checkout by installing contractors.

b. Verify and document proper funcƟonal performance of equipment and systems.

c. Ensure Contractor has provided O&M documentaƟon as specified by the Owner.

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1.D. Abbreviations/Acronyms

The following abbreviaƟons are used in this Commissioning Plan:

A/E Architect / Engineer of Record HVAC Heating, Ventilating and Air Conditioning

AHJ Authority Having Jurisdiction IFC Issued For Construction

AHU Air Handling Unit IV&V Independent Validation and Verification Team

AKA Also known as IST Integrated Systems Test

BOD Basis of Design OWNER Milwaukee Veterans Affairs Medical Center (aka Owner, and/or Client)

BAS Building Automation System MC Mechanical Contractor

Cx Commissioning NETA National Electrical Testing Association

CxA Commissioning Authority NFPA National Fire Protection Association

Cx Plan

Commissioning Plan NTP Notice to Proceed

CxT Commissioning Team O&M Operations and Maintenance Instructions

CC Construction Checklist (aka PFC) OGC Other Owner Contractor

CM Construction Manager OPR Owner’s Project Requirements

CO Contracting Officer PES Project Execution Schedule

COR Contracting Officer Representative PFC Pre-Functional Checklist (aka CC)

DCR Daily Commissioning Reports PM Project Manager, Owner

DOM Delivery Order Manager PTN Project Tracking Number

Doc ID Document Identifier QA Quality Assurance

EC Electrical Contractor QC Quality Control

EPO Emergency Power Off RE Resident Engineer

EMCS Energy Management and Control System

RFI Request For Information

FAT Factory Acceptance Test RFP Request For Proposal

FPT Functional Performance Test SUP Start-up Plan

GC General Contractor (aka Contractor) TAB Test, Adjust and Balance subcontractor

OFCI Owner Furnished Contractor Installed

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2. Commissioning Team Data List of Commissioning Team Members and Contact Information

Description Role Contact Name Phone/Email

Owner (Clement J Zablocki

VAMC)

Project Manager (COR) Scott Ladwig 414-384-2000 ext 41089 Scott.ladwig@va.gov

VA Contracting Officer Stacy Hover Stacey.hover2@v.gov

VA Contracting Specialist Rosalyn Howard

Rosalyn.howard@va.gov

Description Role Contact Name Phone/Email

Design

Apogee

Project Manager Architect Mechanical Electrical Plumbing Low Voltage Fire Alarm

Description Role Contact Name Phone/Email

Construction (Company

Name)

Project Manager Superintendent Quality Assurance Project Engineer

Description Role (Company) Contact Name Phone/Email

Sub- Contractors

Infrastructure (Company) Mechanical (Company) Electrical (Company) Plumbing (Company) Controls (Company) Fire Alarm & Control (Company) Security (Company) Test and Balance (Company)

Description Role (Company) Contact Name Phone/Email

Commissioning

(VA)

Davenergy Solutions Inc.

Project Manager (CxA) Andrew Gaffield

(315) 663-5550 Andrew.Gaffield@davenergy.com

Sr. Cx Engineer Alexander Boucher

(240) 499-5981 alexander.boucher@davenergy.com

Field Cx Engineer Tim Buskell

(724) 648-7207 Ɵm.buskell@davenergy.com

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3. Systems to be Commissioned

3.A. Project Description Commissioning services shall be provided per the OCFM Whole Building Commissioning Process Manual with services limited to the systems specified in secƟon 3.B. The consultant shall parƟcipate in design reviews, owner’s requirements updates, design phase commissioning planning, commissioning specificaƟon reviews, construcƟon project meeƟngs, construcƟon observaƟon visits, equipment startup and tesƟng, TAB verificaƟon, and project commissioning.

AddiƟonally, the consultant shall develop the commissioning plan, pre-funcƟonal checklists, funcƟonal performance test checklists, integrated system test checklists, and edited master specificaƟon templates. OpƟonally, the consultant may respond to construcƟon contractor Requests for InformaƟon during the solicitaƟon and construcƟon phases, aƩend pre-bid, post-award, and commissioning kick off construcƟon project conferences, review construcƟon material submiƩals and shop drawings, visit the construcƟon site during the construcƟon period to ensure compliance with the design drawings and specificaƟons, prepare site visit reports, coordinate with project commissioning requirements, review any construcƟon project modificaƟons for cost and technical acceptability, aƩend the final acceptance inspecƟon, and prepare the punch list and record drawings of the completed construcƟon project based on the construcƟon contractor’s as built drawings. These opƟonal items shall not be exercised at the Ɵme of award.

3.B. Systems The following systems shall be commissioned as part of this project. All general references to equipment in this document refer only to the equipment that is specified to be commissioned.

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Systems to be Commissioned

Building System System Component Equipment Quantity Test

Sample

Mechanical and HVAC Systems

HVAC Air Distribution

Dehumidifier 2 100%

TR Rooms with Associated Sensors 3 20%

Energy Recovery Ventilator 1 100%

VRV 34 20%

In Rack Cooling Unit 4 100%

Fan Coil Units 18 20%

Electric Duct Heater 1 100%

Exhaust Fans 4 100%

Humidifier 1 100%

Ductless Split System 5 100%

Data Center CRAC Systems 2 100%

Building Automation System

(BAS)

Graphical User Interface Included (1)

Building Controllers and Programming Included (1)

Sequence of Operation Included 100%

Misc. Systems Fiber Feeds Fiber Feeds and IT Layouts Included 100%

Rack Sensor Verification of Rack Sensors for Environmental Verification

All (1)

Electrical System Integrated Systems

UPS Monitoring Included 100%

Panelboards Included 100%

Lighting Controls Included 100%

Low Voltage System Testing (telecom) Included 100%

Emergency Power Verification Included (2)

Table / Scope Notes

Note (1) The programming operation of the controllers, sensors, and actuators are all verified during testing of the respective equipment

Note (2) Testing is limited to systems added/modified as part of the project

Note (3) TAB validation will be reviewed via provided TAB report and only investigated if functional testing issue

Note (4) Verification during Submittal Review and Site Observations

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4. Roles and Responsibilities

1. The Cx Team consists of Owner RepresentaƟves, Facility Staff, Design Engineer of Record, ConstrucƟon Manager, General Contractor, Subcontractors of the General Contractor, and the Cx Authority.

2. Listed below are general roles and responsibiliƟes for the ConstrucƟon and Acceptance Phase, refer to the project specificaƟons for addiƟonal responsibiliƟes and further clarificaƟons.

3. Unless otherwise agreed upon by the Commissioning Team (CxT) members, the standard review/comment and response periods for all documents shall be two (2) weeks. The CxA shall provide a Cx Comment Form to log and track comments and responses from all team members.

4. Owner

a. The Owner’s PM is responsible for approving, resolving, and providing direcƟon to Contractors throughout the course of this project. This shall include reviewing and approving transmiƩal of documents and comments among Cx Team members through the use of the approved document control applicaƟon.

b. Owner tasks include:

i. Facilitate the coordinaƟon of the commissioning work by the CxA.

ii. With the GC and CxA, ensure commissioning acƟviƟes are being included into the

Contractor’s master schedule with appropriate duraƟons and linking of predecessor and successor acƟviƟes.

iii. Provide the CxA with a copy of the OPR and BOD documentaƟon prepared by the A/E during the design phase.

iv. AƩend pre- and post- project Lessons Learned sessions.

v. Review and approve the Final Commissioning Plan.

vi. ParƟcipate in the Cx Kick-Off meeƟng and other Cx Team meeƟngs.

vii. Provide the CxA with copies of all construcƟon documents, addenda, change orders, approved submiƩals and shop drawings relaƟng to commissioned equipment.

viii. Review and approve Pre-FuncƟonal Checklists (PFCs) and FuncƟonal Performance Tests

(FPTs) submiƩed by the CxA, prior to tesƟng.

ix. Review commissioning progress and deficiency reports.

x. Arrange for facility operaƟng and maintenance personnel to parƟcipate in various commissioning team acƟviƟes (e.g., commissioning tesƟng and training sessions).

5. Commissioning Authority (CxA)

a. The CxA is not responsible for design concept, design criteria, compliance with codes, design or general construcƟon scheduling, cost esƟmaƟng, or construcƟon management. The CxA may assist with problem solving, non-conformance, or deficiencies, but ulƟmately that responsibility resides with the CM, GC, A/E, or PM.

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b. The primary role of the CxA during the construcƟon phase is to develop, coordinate, oversee and supervise the execuƟon (by contractors) of the commissioning process as described by the Commissioning Plan and required by the specificaƟons, observe and document systems are funcƟoning and performing in accordance with the Contract Documents, and assure proper project documentaƟon is provided to the Owner.

c. Commissioning Authority tasks include the following:

i. Provide all commissioning documentaƟon electronically to the Owner in source format (e.g., Word, Excel, or PDF).

ii. Work with the GC and the Owner to help integrate commissioning acƟviƟes into the master schedule.

iii. Revise the Cx Plan with input from the Cx Team, as necessary.

iv. Provide responses to comments received on CxA work products (e.g., Cx Plan, PFCs, FPTs, and

IST’s) by other Cx Team members.

v. Document, track, and update the status of all comments generated by the Cx Team, and as approved by the PM, in the Cx Issues Log (or other document-specific consolidated comment log, which would be maintained separately from the Cx Issues Log) for resoluƟon.

vi. Conduct and document periodic Cx CoordinaƟon MeeƟngs. Cx CoordinaƟon MeeƟngs are generally held more frequently prior to and during the tesƟng phase of the Cx process.

vii. Review and comment on all construcƟon documents, addenda, change orders, approved submiƩals and shop drawings relaƟng to systems being commissioned for compliance with commissioning requirements.

viii. Review and comment on ConstrucƟon MeeƟng Minutes relaƟng to the Cx process and assist in the resoluƟon of any issues.

ix. Review selected Contractor submiƩals applicable to systems being commissioned.

x. Develop system level Pre-FuncƟonal Checklists (PFCs) using informaƟon provided by the

Contractors (i.e. submiƩals and checkout procedures) and distribute for Contractor use.

xi. Develop FPTs using approved submiƩals (i.e. equipment submiƩals, control shop drawings) with input from the Cx Team (including Contractors).

xii. Conduct periodic site visits to observe component and system installaƟon. Provide Daily Cx Report to PM aŌer each site visit.

xiii. The CxA shall observe all tesƟng during pre-funcƟonal tesƟng to verify compliance with the Pre-

FuncƟonal Checklists (PFCs) that are completed by the Contractors.

xiv. Review and recommend approval (to the PM) of Contractor completed and submiƩed Pre-

FuncƟonal Checklists.

xv. Coordinate with the parƟcipants, witness, and document Contractor execuƟon of all FPTs.

xvi. IdenƟfy, enter, and update deficiencies in Commissioning Issues Log with input from the Cx Team.

xvii. Maintain a Commissioning Tracking Log with updated status of documentaƟon created during the commissioning process (i.e. PFCs and FPTs). Include any performance tesƟng documentaƟon that the CxA may not have developed or witnessed.

xviii. Provide all completed PFCs and FPTs to the PM for review and acceptance.

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xix. Review, comment, and recommend approval (to the PM) of Contractor provided warranƟes confirming that the Owner’s responsibiliƟes are clearly defined.

xx. Prepare Final Commissioning Report.

6. Architect/Engineer

a. A/E Tasks may include the following, as directed by Owner:

i. ParƟcipate in Commissioning Kick-Off meeƟng.

ii. Provide responses to comments received on A/E work products (e.g., Project Manual, drawings, specificaƟons) by other Cx Team members.

iii. Provide clarificaƟons to design intent as well as operaƟon and control of commissioned systems in areas where the specificaƟons, control drawings or equipment documentaƟon is not sufficient for wriƟng detailed tesƟng procedures.

iv. ParƟcipate in commissioning issue resoluƟons and coordinaƟon meeƟngs.

v. Review and comment on PFCs and FPTs developed by the CxA to ensure the designer’s intent for funcƟonality has been properly interpreted.

vi. AƩend pre- and post- project lessons learned sessions.

7. ConstrucƟon Manager/General Contractor (including Subcontractors, as applicable)

a. Contractor tasks include the following:

i. Assign responsibility of commissioning tasks to Subcontractors.

ii. Facilitate the coordinaƟon of the commissioning work; ensure acƟviƟes are being scheduled into the Contractor’s master schedule with appropriate duraƟons and linking of precursor and successor acƟviƟes.

iii. Provide responses to comments received on GC and Subs work products (e.g., installaƟon tests) by other Cx Team members.

iv. During the submiƩal process, encourage vendors/Subcontractors to comment on whether the specified products are the newest, most current equipment, and applicaƟon is suitable for the project(s).

v. Prepare and maintain an updated detailed commissioning tesƟng schedule.

vi. AƩend the Commissioning Kick-Off meeƟng and other selected commissioning meeƟngs, as necessary, as requested by other Cx Team members.

vii. Review and comment on PFCs and FPTs, to assure they are applicable to demonstrate funcƟonal performance, can actually be performed, will not damage equipment and will not void equipment warranty.

viii. Execute and document compleƟon of checkout plans and PFCs, per contract documents.

ix. Execute FPTs as coordinated by the CxA or PM.

x. Resolve commissioning issues in a Ɵmely manner and prior to Final CompleƟon. NoƟfy Cx

Team of correcƟve acƟons taken.

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xi. Sign-off final acceptance on individual checkout plans, PFCs and FPTs as completed and passed.

5. Commissioning Process This secƟon sequenƟally (as pracƟcal) details the commissioning process by commissioning task or acƟvity. The following descripƟons are intended to indicate the sequence in which the acƟviƟes generally take place, not to fully define the scope of the work. For full details on the commissioning processes and acƟviƟes please see the project commissioning specificaƟons.

5.A. Commissioning OPR / BOD Review - Design Phase

1. The CxA will begin the design phase by first reviewing the OPR to develop a detailed understanding of what the Owner wishes to achieve in the building, as well as how it will operate.

2. AŌer a firm understanding the OPR, the CxA will review the BOD or DID to understand how the design profession will provide a design that saƟsfies the OPR.

5.B. Commissioning Design Reviews - Design Phase

1. The A/E will develop the construcƟon documents which will be used to guide the construcƟon team in implemenƟng the design.

2. The CxA will parƟcipate in the 95% design submission formal review by the Owner. The CxA will base the review on conformance to the OPR, the ability to operate and maintain the equipment, and the ability to commission the equipment.

3. At the compleƟon of each formal review cycle the CxA will parƟcipate in a design review comment resoluƟon meeƟng.

a. The meeƟng will be facilitated by either the Owner or the A/E with the intent of resolving as many issues brought up during the design review processes as possible.

5.C. Commissioning Kick-Off Meeting - Construction Phase

1. A Cx Kick-Off meeƟng is planned and conducted by the CxA within forty-five (45) days of the beginning of construcƟon or the CxA’s noƟce to proceed, whichever is later.

2. In aƩendance are the respecƟve representaƟves of the CM, GC, CxA, PM, A/E and the mechanical, electrical, controls and TAB Subcontractors.

3. At the meeƟng:

a. Commissioning team members are introduced.

b. Commissioning process is reviewed.

c. Management and reporƟng lines are determined.

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d. The flow of documents and CxA required submiƩals are discussed. This includes design submiƩals, factory witness test reports, installaƟon test reports, detailed acƟvity schedules, tesƟng agency and controls contractor submiƩals.

e. The Commissioning Plan is reviewed, process quesƟons are addressed, lines of reporƟng and communicaƟons determined, and the work products list discussed.

f. Team member(s) general list of responsibiliƟes are defined.

4. The outcome of the meeƟng is an increased understanding by all team members of the commissioning process and their respecƟve responsibiliƟes. The meeƟng provides the CxA addiƟonal informaƟon needed to finalize the ConstrucƟon Phase Commissioning Plan.

5. Prior to this meeƟng the CxA is given, by the Owner, all drawings and specificaƟons and the construcƟon schedule by trade. The CxA keeps notes and acƟon lists from the meeƟng and distributes them to each team member through the approved document control applicaƟon.

5.D. Final Commissioning Plan - Construction Phase

1. The CxA finalizes the DraŌ ConstrucƟon Phase Commissioning Plan using the informaƟon gathered from the Kick-Off meeƟng.

2. The construcƟon schedule is reviewed, amended, and revised, as necessary, to incorporate commissioning acƟviƟes and their duraƟons. The Ɵmeline is fine-tuned as construcƟon progresses.

3. The Cx Plan is approved by the PM and acknowledged by all Cx Team members in the Cx Team Data secƟon of the Cx Plan.

5.E. Site Observation - Construction Phase

1. The CxA shall make periodic visits to the site, as necessary, to witness equipment and system installaƟon.

5.F. Miscellaneous Meetings - Construction Phase

1. The CxA aƩends selected planning and job-site meeƟngs in order to remain informed on construcƟon progress and to update team members involved in commissioning.

2. The CM and GC shall inform the CxA of submiƩed informaƟon regarding subsƟtuƟons, change orders, and any requests for informaƟon or Architect’s Supplemental InstrucƟons that may affect commissioning equipment, systems, or the commissioning acƟviƟes scheduled.

3. The CxA may review construcƟon meeƟng minutes, change orders, requests for informaƟon or ASIs for the same purpose.

4. During construcƟon, meeƟngs between various commissioning team members shall be scheduled by the CxA, through the CM, GC and PM, as required.

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5.G. Miscellaneous Management Protocols/Lines of Communication - Construction Phase

1. Informal lines of communicaƟon are permiƩed at all levels among all team members, when warranted. This shall be discussed at the Cx Kick-Off meeƟng.

2. Courtesy copies of communicaƟons are permiƩed at all levels, as needed.

3. Refer to Cx Team Data in secƟon 2 of Cx Plan for specific points of contact.

4. Table 1. Addresses common issues and the associated protocols for communicaƟng within the project team.

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Table 1. CommunicaƟon Protocols- ConstrucƟon Phase

ISSUE PROTOCOL

Requests for InformaƟon (RFI) or formal documentaƟon requests:

At the direcƟon of the PM, the CxA shall bring the issue to the weekly construcƟon progress meeƟng for veƫng prior to entering the issue into the approved document control applicaƟon.

Minor or verbal informaƟon and clarificaƟons:

The CxA issues a memo (or email) for documentaƟon to the CM, GC, PM and the A/E (or other applicable team members).

NoƟfying contractors of commissioning related deficiencies:

The CxA documents commissioning related deficiencies in the issues log. Commissioning related deficiency issuesmay be discussed with contractors prior to noƟfying the CM, GC and/or PM. The CxA has no authority to provide direcƟon.

Scheduling funcƟonal tests:

The CxA may provide input and perform some coordinaƟon of tesƟng, but does not schedule. The CM and GC are responsible for scheduling the tesƟng.

Scheduling commissioning meeƟngs:

The CxA coordinates with the PM (and the GC) to idenƟfy an acceptable date/Ɵme/locaƟon.

Request for significant changes:

The CxA has no authority to issue change orders. Significant issues shall be brought to the aƩenƟon of the CM, GC and the PM.

Minor changes in specified sequences of operaƟons:

The CxA shall not make changes to specified sequences without approval from the Owner PM. The CxA shall suggest recommendaƟons, however, the CxA has no authority to provide direcƟon.

Subcontractors disagreements with requests or interpretaƟons by the CxA:

Subcontractors shall discuss and aƩempt resoluƟon with the CxA first. When warranted, the GC (through the CM and PM) shall resolve the situaƟon. The PM shall provide the final resoluƟon.

5.H. Field Reporting and Logs - Construction Phase

1. The CxA shall issue reports with increasing frequency as the commissioning acƟvity increases. The

CxA may adjust the reporƟng frequency as needed and as approved by the PM.

2. The field reports shall contain (as it relates to funcƟonal tesƟng) an update of the schedule with a list of requested schedule changes and new items (PFCs, FPTs and/or ISTs) added to the schedule, a list of new and outstanding deficiencies, and a descripƟon of commissioning progress corresponding to the plan, etc.

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3. The CxA keeps a log of all commissioning-related issues requiring current or future aƩenƟon using a Commissioning Issues Log.

4. Commissioning Tracking Log provides a sample format for tracking the status of documentaƟon and tesƟng for each piece of equipment and system (e.g., installer, or team member responsible for approval dates for checklist and tesƟng forms as well as their compleƟon, etc.).

5. The CxA regularly communicates with all members of the commissioning team, keeping them appraised of commissioning progress and scheduling issues.

6. The CxA shall keep all commissioning materials in an organized format.

5.I. Submittals, Notiϐications, Clariϐications - Construction Phase

1. Standard SubmiƩals

a. SubmiƩal Log. The CxA shall make official requests for any items not listed on the iniƟal submiƩal log through the PM, who may in turn choose to forward request to the CM.

b. Cx focused submiƩal reviews are performed concurrently with the normal A/E submiƩal review.

c. The CxA shall review and comment on submissions relaƟve to commissioning issues expressed in the contract documents - not for general contract compliance (which is the A/E’s responsibility) unless specifically directed by the Owner to do so.

d. CxA recommendaƟons are provided to the PM through the approved document control applicaƟon.

2. Special SubmiƩals, NoƟficaƟons and ClarificaƟons

a. All Cx Team members (i.e., the PM, CM, GC, Subs, A/E) shall noƟfy the CxA of any new design intent or operaƟng parameter changes, added control strategies, and sequences of operaƟon, or other change orders that may affect commissioned systems and performance/acceptance criteria during tesƟng.

b. Thirty (30) days prior to performing Owner-contracted tests (i.e., installaƟon tests), GC Subcontractors shall provide complete details of the procedures.

3. The CxA may request addiƟonal design narraƟves from the A/E and from the controls contractor if bid documentaƟon and/or shop drawings are incomplete or insufficient.

4. All Cx RFIs shall be directed to the PM prior to entry into the approved document control applicaƟon. The PM shall assess the issue for discussion at one of the periodic progress meeƟngs.

If the issue cannot be resolved at the progress meeƟng, the PM shall advise the CxA to enter the issue into the approved document control applicaƟon. The PM shall be copied on any direct correspondence between the CxA and contractors.

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5.J. Start-up Plan - Construction Phase

1. The sequence of start-up tesƟng, within the overall construcƟon and acceptance process, is performed aŌer installaƟon and when all iniƟal Quality Control and inspecƟon tesƟng, concurrently with Pre-FuncƟonal Checklists, has been completed and before FuncƟonal Performance TesƟng.

2. The GC has ulƟmate responsibility for the development of detailed start-up plans for all equipment. The GC typically assigns this responsibility to an applicable subcontractor. The CxA shall develop Pre-FuncƟonal Checklists for the contractor’s use in documenƟng startup of associated equipment and systems as well as documenƟng readiness for funcƟonal performance tesƟng. The manufacturer’s start-up sequence for each piece of equipment shall be used as a starƟng point. The main difference between equipment specific manufacturer startup checks and the Pre-FuncƟonal Checklists (PFCs) is that the PFCs are performed on a system level and cross disciplines (i.e. mechanical, electrical and controls).

3. The Commissioning Tracking Log, maintained by the CxA, is uƟlized for tracking the team member(s) responsible of start-up and iniƟal checkout on each part. This informaƟon shall also be indicated on the appropriate Pre-FuncƟonal Checklist.

4. The following procedures shall be used for this project:

a. The subcontractor is responsible for the start-up plan development.

b. The designated subcontractor shall develop the Start-Up Plan and obtain manufacturer installaƟon, start-up, and checkout data, including actual field checkout sheets used by the field technicians.

c. Systems that may not have adequate manufacturer start-up and checkout procedures, parƟcularly for components being integrated with other equipment, shall be provided by the subcontractor with necessary detail and documenƟng format for approval, prior to execuƟon.

d. The subcontractor shall create copies of all pages with important instrucƟonal data and procedures (not covered in manufacturer field checkout sheets) from the start-up and checkout manuals. A signature line in the column by each procedure shall be added.

e. The full Start-up Plan shall be transmiƩed by the subcontractor for review and approval. This informaƟon shall be used by the CxA as the starƟng point for PFC development.

5.K. Pre-Functional Checklists (PFCs) - Construction Phase

1. The sequence of Pre-FuncƟonal Checklist compleƟon, within the overall construcƟon and acceptance process, starts with the arrival of cable, devices, and equipment on-site (e.g., ensure proper device or equipment features). This sequence shall conƟnue through iniƟal installaƟon tesƟng and before funcƟonal performance tesƟng.

2. PFCs ensure the equipment and systems are hooked up and operaƟonal to avoid unnecessary delays prior to funcƟonal tesƟng.

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3. PFCs are primarily staƟc inspecƟons and procedures to prepare the equipment for iniƟal operaƟon (e.g., oil levels OK, fan belt tension, labels affixed, gages in place, sensor calibraƟon, electrical connecƟons completed, controls connecƟons completed, etc.).

4. Some PFC items entail simple tesƟng of the funcƟon of a component or a piece of equipment, such as measuring the phase rotaƟon on three phase feeders to PDU’s.

5. Contractors typically perform some, if not many, of the CxA recommended PFC items. However, few contractors document in wriƟng the execuƟon of these checklist items.

a. This project requires all procedures be documented in wriƟng by the installing technician. The CxA may not witness the PFC compleƟon, except for tesƟng of larger or more criƟcal pieces of equipment and some spot-checking.

6. PFC requirements are idenƟfied in the commissioning specificaƟons.

7. The CxA shall develop the System Level and Cross Disciplined Pre-FuncƟonal Checklist for review and comment by the Cx Team (including the Subcontractors). The subcontractor’s full startup plan shall be used as a starƟng point for each piece of equipment.

8. During the review and comment of the PFC, the GC shall elect which trade or contractor is responsible for compleƟng each line item (mark in the “Contractor” column).

9. Upon approval of the PFC developed by the CxA, the GC shall assign the PFC to Subcontractors responsible for compleƟon, which shall occur prior to the start of funcƟonal tesƟng.

5.L. Execution of Start-up Plan and Pre-Functional Checklists - Construction Phase

1. Four (4) weeks prior to checkout, all subcontractors and vendors shall confirm the schedule for the iniƟal checkout with the GC. The GC noƟfies the Cx Team of the schedule.

2. The iniƟal checkout is directed, executed, and documented by the subcontractor or vendor.

3. The PFC shall be completed as the prerequisites (e.g., installaƟon checks) for funcƟonal performance tesƟng are being completed. When all items are complete, the PFC shall be routed for required signatures and then officially submiƩed and forwarded to the CxA for review prior to the start of funcƟonal tesƟng.

4. Each piece of equipment receives full construcƟon compleƟon checkout by the Contractor. No sampling strategies are permiƩed.

5. The CxA may observe the procedures for each piece of primary equipment, unless there are mulƟple units, when a sampling strategy is implemented.

6. For components of equipment, the CxA observes a sampling of the Pre-FuncƟonal Checklists.

7. The site technician shall document the checkout process. He shall iniƟal and date each line item task confirming compleƟon of each paragraph procedure(s). The items shall also be checked off on the Pre-FuncƟonal Checklist.

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8. Only individuals having direct knowledge of a line item being completed shall check or iniƟal the forms.

9. Subcontractors and vendors shall execute the Pre-FuncƟonal Checklists and submit a signed copy of the completed Pre-FuncƟonal Checklists, per submiƩal process requirements. The CxA may review Pre-FuncƟonal Checklists in progress, as necessary.

a. On smaller equipment or projects, forms of the Pre-FuncƟonal Checklists (which all contain more than one trade’s responsibility) may be provided to the subcontractors for compleƟon.

On larger projects, each subcontractor may need a full Pre-FuncƟonal Checklist form in order to perform their work concurrently. When warranted, the GC shall consolidate the various porƟons of the checklist into a single comprehensive PFC prior to submission.

5.M. Deϐiciencies and Non-Conformance - Construction Phase

1. Outstanding items from the Pre-FuncƟonal Checklist procedures that were not completed successfully shall be clearly listed by the applicable subcontractor in the provided space on the PFC or on an aƩached sheet.

2. The PFCs (including listed deficiencies with resoluƟon) shall be submiƩed within two (2) days of test compleƟon for CxA review.

3. When warranted, the CxA shall work with the subcontractors and vendors to correct and review any checklist deficiencies or incomplete items. The CxA shall involve the GC and/or other when necessary.

4. The installing subcontractors or vendors shall correct all deficient or incomplete areas according to the Pre-FuncƟonal Checklists.

5. The CxA recommends approval of the iniƟal checkout of each system to the PM using the required submiƩal review process in the approved document control applicaƟon.

5.N. Development of Functional Performance Test Procedures - Construction Phase

1. FuncƟonal Performance TesƟng is the dynamic tesƟng of systems (rather than just components) under full operaƟon (e.g., the chiller pump is tested interacƟvely with the chiller funcƟons to see if the pump ramps up and down to maintain the differenƟal pressure set point; the UPS system response to varying loads and redundant module failures is tested to verify that the power to load remains in tolerance).

2. Systems are tested under all modes of operaƟon (e.g., during low cooling or heaƟng loads, high loads, component failures, unoccupied, varied outside air temperatures, fire alarm, power failure, simulated NegaƟve Sequence and faults, etc.).

3. Systems are run through all of the control system’s sequences of operaƟon. Components are verified to be funcƟoning as the sequences state.

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4. The CxA shall develop the funcƟonal test procedures in a sequenƟal wriƩen form, coordinate, oversee and document the actual tesƟng. TesƟng is usually performed by the installing contractor or vendor. Refer to the “Equipment to Be Commissioned” table in the appendix of this plan.

a. Before FPTs are wriƩen, the CxA shall obtain all requested documentaƟon including, but not limited to, a current list of change orders affecƟng equipment or systems, an updated points list, control sequences, set points, and approved submiƩals.

b. FuncƟonal tesƟng and verificaƟon may be achieved by manual tesƟng (persons manipulate the equipment and observe performance) and/or by monitoring the performance and analyzing the results using the control system’s trend log capabiliƟes or by stand-alone data loggers.

c. The CxA shall use his or her own judgment to recommend which method is most appropriate.

The CxA shall obtain approval from the PM.

d. Level of rigor

i. On this project, all pieces of equipment receive in-depth tesƟng with a high level of rigor.

The CxA shall review the specificaƟons for Owner-contracted, factory or required acceptance tests and determine what further tesƟng may be required. Redundancy is minimized.

ii. Test procedures shall be developed for each piece of commissioned equipment. Sample PFCs and FPTs are provided in Appendix A to illustrate the expected level of rigor for these checklists and test procedures. These are not necessarily site and/or project specific FPTs;

they are provided as a sample of the level of rigor expected. Site/project specific PFCs and FPTs shall be developed and issued separately from this Cx Plan, using approved submiƩals.

e. DraŌ Procedures

i. The CxA shall develop draŌ FPTs verifying proper operaƟon of each piece of equipment and system using the performance requirements in the contract documents. The CxA shall obtain clarificaƟon, as needed, from the A/E regarding sequences and operaƟon to develop these tests.

ii. The CxA shall provide the draŌ FPTs to the Cx Team (to include the installing subcontractor) for review and comment on the tesƟng approach, level of rigor, ability to prove system intent, feasibility, safety, warranty, and equipment protecƟon.

iii. The CxA shall respond to and incorporate Cx Team comments (as applicable and as approved by the PM).

f. Final Procedures

i. Upon incorporaƟon of the Cx Team comments (as applicable and as approved by the PM), the CxA shall distribute the FPT as Final (aka Approved for Use).

g. Blank copies of the procedures shall be provided by the CxA to the PM with the Final Cx Report for future use by operaƟons staff.

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5.O. Systems Manual - Acceptance Phase

1. Standard OperaƟon & Maintenance (O&M) Manuals

a. The O&M Manual and warranty submissions shall consist of a draŌ and a final, per specificaƟon requirements. The draŌ shall consist of O&M Manuals and progress submissions of as-builts.

b. The CxA shall review the O&M Manuals and progress submissions of the as-builts for applicability of use during operator training.

c. In accordance with the Ɵmeline idenƟfied in the specificaƟons, the GC shall provide final documentaƟon and redlined as-builts for commissioned systems to verify compliance with the specificaƟons. This review process does not supersede or replace any reviews provided by the A/E.

d. The CxA shall recommend approval and acceptance of these submissions to the PM.

e. The CxA shall review each equipment warranty and verify all requirements are met to maintain the warranty. The CxA shall advise the PM of approval and acceptance recommendaƟons.

f. When possible, and at no addiƟonal expense to the Owner, the contractor shall provide the required documentaƟon in an electronic, MicrosoŌ Word searchable and fully text retrievable format.

2. As applicable to the scope of the project, the Contractor shall augment the O&M Manuals with systems level content, as required in the specificaƟons.

5.P. Execution of Functional Performance Testing - Acceptance Phase

1. TesƟng Plan/Schedule Overview

a. The sequence of FPTs within the overall construcƟon and acceptance process is performed aŌer installaƟon, and

i. aŌer all iniƟal Quality Control and inspecƟon tesƟng,

ii. aŌer construcƟon compleƟon,

iii. aŌer Pre-FuncƟonal Checklist compleƟon, and

iv. before final acceptance of the project by the PM.

b. TesƟng shall be performed starƟng with components to subsystems to systems and finally to interlocks and connecƟons between systems.

c. The Tracking Log shall be maintained by the CxA and provided to the Cx Team. The Tracking Log provides a current status of the prerequisites to FuncƟonal Performance TesƟng, as well as the status of FuncƟonal Performance TesƟng. The form assists the Cx Team in moving more efficiently to funcƟonal tesƟng.

d. The detailed FPT execuƟon schedule is updated and maintained by the GC and provided to the Cx Team.

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i. The form shall idenƟfy which contractors are needed for each test and the anƟcipated level of effort.

ii. The GC shall update and publish the FPT execuƟon schedule weekly, or more oŌen as warranted, during the tesƟng phase of the project.

iii. The GC shall coordinate all scheduled FPT execuƟon dates with the PM and the CxA up to two-weeks prior to the start of tesƟng for each FPT. This noƟce allows the Owner and the CxA to plan and schedule the appropriate resources to witness the tesƟng.

iv. The CM shall coordinate aƩendance of all required team members at funcƟonal tesƟng.

2. TesƟng Process

a. The GC shall schedule funcƟonal tests through the CM and PM with noƟficaƟon to the CxA.

The GC shall also coordinate parƟcipaƟon by the appropriate subcontractors.

b. For any given system, prior to performing funcƟonal tesƟng, the CxA shall wait unƟl the Pre- FuncƟonal Checklist has been submiƩed with the necessary signatures, confirming the system is ready for funcƟonal tesƟng.

c. The CxA shall coordinate the process, witness, and document the funcƟonal tesƟng of all equipment and systems according to this Commissioning Plan.

d. The GC shall execute the tests in coordinaƟon with the CxA. The GC shall assign the execuƟon work to the appropriate subcontractors.

e. The control system funcƟonal performance tesƟng shall be successfully completed before it is implemented to verify performance of other components or systems.

f. The air balancing and water balancing (TAB) shall be completed and debugged before funcƟonal performance tesƟng of air-related or water-related equipment or systems.

3. Deficiencies and Re-TesƟng

a. The CxA documents results of the test (including all encountered deficiencies, regardless of whether they are fixed during tesƟng).

b. Minor deficiencies idenƟfied during the tests shall be corrected during tesƟng if correcƟng them immediately will be less disrupƟve to the test schedule than correcƟng and re-tesƟng them at a later Ɵme.

c. Deficiencies not corrected during tesƟng shall be corrected at a later Ɵme and scheduled by the GC for re-tesƟng and in accordance with the FPT scheduling process (two-weeks noƟficaƟon required or as mutually agreed upon by the PM, CxA, and Contractor).

d. The CxA shall record the results of the tesƟng on the test form, summarize those results in a Daily Commissioning Report, and update the status on the Commissioning Tracking Log.

e. Deficiencies or non-conformance issues shall be noted and reported to the PM and GC on the Commissioning Issues Log.

f. Subcontractors shall correct deficiencies and noƟfy the GC of the resolved status. The GC shall noƟfy the CM and shall schedule re-tesƟng, as applicable.

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g. The GC shall be responsible for confirming all deficiencies have been corrected prior to scheduling of re-tesƟng.

h. The GC shall schedule retesƟng through the CM and PM with noƟficaƟon to the CxA. The GC shall also coordinate the parƟcipaƟon of the applicable subcontractor(s). Subcontractors shall correct items independently and separately from the scheduled retesƟng Ɵme.

Subcontractors shall make every aƩempt to correct the deficiency prior to CxA re-test witnessing. If the CxA returns to the site and determines that a reportedly corrected issue is not corrected, the Contractor shall be at risk of being back-charged by the PM for the CxA visit or a porƟon thereof, however, the CxA and PM will also be flexible with this determinaƟon.

i. Final authority resides with the PM in areas of dispute. Based on the results of the tesƟng, the CxA recommends acceptance of each completed test to the PM.

j. The PM gives final approval on each test.

k. The CxA shall categorize each completed FPT as one of the three following categories:

i. Accepted (A) – all funcƟonal performance test steps passed on the first Ɵme that they were aƩempted with no correcƟons or retesƟng required.

ii. Accepted with CorrecƟve Measures (AWCM) – a correcƟve measure was required to be taken during the iniƟal tesƟng in order for all funcƟonal performance test steps to pass.

iii. Accepted with Retest Required (AWRT) – funcƟonal performance test was not able to pass all steps during the iniƟal tesƟng and requires retesƟng at a later Ɵme/date.

4. Facility Staff ParƟcipaƟon

a. The Owner’s faciliƟes operaƟng staff are encouraged to aƩend and parƟcipate in the tesƟng process. OperaƟng staff shall be kept aware of the tesƟng acƟviƟes through the CM and by reviewing the most recent construcƟon schedule.

b. The Owner AHJ shall be present at acceptance tesƟng of Fire Alarm/Fire ProtecƟon and Life Safety systems. The contractor shall coordinate and noƟfy the AHJ a minimum of fourteen

(14) calendar days prior to tesƟng. TesƟng that has not been witnessed by the AHJ shall not be accepted.

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5. Phased TesƟng

a. Due to the nature of some projects, funcƟonal tesƟng may be executed in phases, as is pracƟcal without compromising the intent of the funcƟonal performance…