89024 - IHS Rosebud - Cx Plan - 20231114.pdf

IHS Rosebud Women's Health Clinic

Indian Health Service Division of Engineering Services 701 5th Ave, Suite 1650 Seattle, WA 98104

November 14, 2023

Prepared by:

DAV Energy Solutions, Inc.

2207 Garnet Ave, Suite I San Diego, CA 92109

(619) 770-8552

Commissioning Plan

IHS Rosebud Women's Health Clinic Indian Health Service DAV Project Number: 89024 Page 1 of 25 November 14, 2023

TABLE OF CONTENTS

Contents

TABLE OF CONTENTS

1. Overview

1.A. Purpose 1.B. Definition 1.C. Objectives 1.D. Abbreviations/Acronyms

2. Commissioning Team Data

3. Systems to be Commissioned

3.A. Project Description 3.B. Systems

4. Roles and Responsibilities

5. Commissioning Process

5.A. Commissioning Kick‐Off Meeting ‐ Design Phase 5.B. Commissioning OPR / BOD Review ‐ Design Phase 5.C. Commissioning Specification Drafting ‐ Design Phase 5.D. Commissioning Design Reviews ‐ Design Phase 5.E. Commissioning Controls Review Meeting ‐ Design Phase 5.F. Commissioning Kick‐Off Meeting ‐ Construction Phase 5.G. Final Commissioning Plan ‐ Construction Phase 5.H. Site Observation ‐ Construction Phase 5.I. Miscellaneous Meetings ‐ Construction Phase 5.J. Miscellaneous Management Protocols/Lines of Communication ‐ Construction Phase 5.K. Field Reporting and Logs ‐ Construction Phase 5.L. Submittals, Notifications, Clarifications ‐ Construction Phase 5.M. Start‐up Plan ‐ Construction Phase 5.N. Pre‐Functional Checklists (PFCs) ‐ Construction Phase 5.O. Execution of Start‐up Plan and Pre‐Functional Checklists ‐ Construction Phase 5.P. Deficiencies and Non‐Conformance ‐ Construction Phase 5.Q. Phased Commissioning ‐ Construction Phase 5.R. Controls Checkout Plan: EMCS ‐ Construction Phase 5.S. Development of Functional Performance Test Procedures ‐ Construction Phase 5.T. Systems Manual ‐ Acceptance Phase 5.U. Execution of Functional Performance Testing ‐ Acceptance Phase 5.V. Training and Orientation of Owner Personnel ‐ Acceptance Phase 5.W. Final Commissioning Report ‐ Acceptance Phase 5.X. Warranty Phase Commissioning

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

7. Construction 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 documentation during construction, particularly with respect to participation, reporting, approvals, coordination and actual lines of communication by various team members as it relates to submittal reviews, development and performance of Pre‐Functional checklists (PFCs) and Functional Performance Tests (FPTs), and scheduling of Cx activities. (Note: Commissioning Authority (CxA) does not provide official direction to other members of the Cx Team, rather, only assistance and management of the commissioning process. In addition, the Cx process is not intended to change the resolution process that is identified in the respective 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‐Functional Checklists (PFCs) and Functional Performance Test (FPTs) procedures that are not specific to this project, rather, that will be modified into draft forms based on the final design package and approved submittals. The draft forms shall then be submitted to the Cx team for review and acceptance. Final versions of the PFCs and FPTs shall incorporate Cx Team comments as well as additional details provided in the approved equipment submittals and control shop drawings.

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

1.B. Definition

1. Commissioning (Cx) ‐ A systematic process of assuring by verification and documentation, from the design phase to a minimum of one year after construction, that all building facility systems perform interactively in accordance with the design documentation and intent and in accordance with the Owner’s operational needs, including training of the Owner operations and maintenance personnel.

2. Pre‐Functional Checklists (PFCs) – Verification 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‐functional testing, training, and other specific requirements.

3. Cx Authority (CxA) – The entity identified by the Owner who drafts the Cx Plan, witnesses and records the Functional Performance Testing, submits reports on the Cx progress and prepares the Final Cx Report.

4. Cx Plan – The document that identifies activities to be included in the project baseline schedule, PFCs and Functional Performance Test (FPT) requirements for commissioning. The Cx Plan is submitted as a Draft Plan during the Design Phase, Construction Cx Plan during Project Execution and updated after approval of equipment submittals.

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 Executing Contractor (GC) and their Subcontractors, Equipment Vendors, and Title II (A/E).

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

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

8. Functional Performance Test (FPT) – Demonstration that each system is operating according to the documented design and contract requirements. Performance testing facilitates bringing the systems from a state of individual substantial completion to full dynamic operation.

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

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

11. Pre‐Functional Testing – Documented testing performed by the executing contractor or equipment vendor during or after start‐up. This testing shall be completed prior to scheduling the FPT.

12. Start‐Up – The initial starting or activating of dynamic equipment, including completing and submitting Pre‐Functional Checklists (PFCs).

13. Test Procedures – A written protocol that defines methods, personnel, and expectations for tests conducted on components, equipment, assemblies, systems and interfaces among systems. Testing procedures are included in the contract specifications, approved submittals, and the Construction Cx Plan.

The FPT includes the dynamic functions and operations of equipment and systems using manual or monitoring methods under full system operations. 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 operation. Components’ responses shall be verified per the sequence of operation requirements.

14. Verification – 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.

1.C. Objectives

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

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

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

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

d. Ensure the Owner’s operating personnel is adequately trained.

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1.D. Abbreviations/Acronyms The following abbreviations 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 Indian Health Services (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

DCR Daily Commissioning Reports PES Project Execution Schedule

DOM Delivery Order Manager PFC Pre‐Functional Checklist (aka CC)

Doc ID Document Identifier PM Project Manager, Owner

EC Electrical Contractor PTN Project Tracking Number

EPO Emergency Power Off QA Quality Assurance

EMCS Energy Management and Control System

QC Quality Control

FAT Factory Acceptance Test RFI Request For Information

FPT Functional Performance Test RFP Request For Proposal

GC General Contractor (aka Contractor)

SUP Start‐up Plan

OFCI Owner Furnished Contractor Installed

TAB Test, Adjust and Balance subcontractor

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2. Commissioning Team Data Owner

Team Member / Role Contact Name Phone Email

Project Manager Tom Plummer

Design Team

Project Manager David Martin (269) 207‐4634 dmartin@7genae.com

Architect Steve VandenBussche

Interior Designer Stephanie Sokoloski

Mechanical Engineer

(Steelhead Engineering)

Todd Wicker (269) 585‐2255

Structural Engineer

(Nehil‐Sivak)

(269) 383‐3111

Electrical Engineer

(Steelhead Engineering)

Eric Perry (269) 585‐2255

Civil Engineer

(WBK Engineering)

(630) 443‐7755

Fire Protection Engineer

Subcontractors

Mechanical

Electrical

Plumbing

Controls

Fire Alarm & Control

Test and Balance

Construction Manager –

Project Manager

Superintendent

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Quality Assurance

Project Engineer

Commissioning Firm – Davenergy Solutions, Inc.

Project Manager & CxA Nathan Cannon, PE (303) 476‐0307 Nathan.cannon@davenergy.com

Sr. Cx Engineer Alex Boucher, PE (919) 635‐8545 Alexander.boucher@davenergy.com

Field Cx Engineer Derek Cobbe (619) 770‐8552 Derek.cobbe@davenergy.com

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3. Systems to be Commissioned

3.A. Project Description This project consists of renovation of the existing Women’s Health section of the main hospital of the Indian Health Services center in Rosebud, South Dakota. New HVAC equipment will consist of one AHU, terminal boxes, one heat exchanger, one cooling coil, two exhaust fans, one unit heater, diffusers, registers, grilles, and ductwork. Currently, the site has two AHUs serving overlapping areas. Special considerations need to be made to ensure proper airflow to the spaces is achieved and controlled. New electrical work will replace the two existing 625kVA generators with new diesel generators sized for full building load. New panels and lighting control will be provided. New plumbing work will replace potable water fixtures, sanity drainage system, and medical gas systems as required.

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.

Com m issioned System s Building System

System Component

Equipment Quantity Test

Sample

Mechanical and HVAC Systems

HVAC Air Distribution

Air Handling Units 1 100% [1]

Variable Air Volume Terminal Units 29 50% [1]

Exhaust Fans 2 100% [1]

Heat Exchanger 1 100% [1]

Cooling Coil 1 100% [1]

Unit Heater 1 100% [1]

Building Automation System

(BAS)

Graphical User Interface Included [2]

Building Controllers and Programming Included [2]

Sequence of Operation Included 100%

Plumbing Systems

Domestic Hot Water

Domestic Hot Water Fixtures Per Room 50% [1]

Domestic Hot Water Heater 1 100% [1]

Medical Gas System

Medical Gas System Included 50% [1]

Electrical Systems

Lighting Lighting Controls Per Room 50% [1]

Table / Scope Notes

Note [1] Testing is limited to systems added/modified as part of the project

Note [2] The programming operation of the controllers, sensors and actuators are all verified during testing of the respective equipment

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4. Roles and Responsibilities

1. The Cx Team consists of Owner Representatives, Facility Staff, Design Engineer of Record, Construction

Manager, General Contractor, Subcontractors of the General Contractor, and the Cx Authority.

2. Listed below are general roles and responsibilities for the Construction and Acceptance Phase, refer to the project specifications for additional responsibilities and further clarifications.

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 direction to Contractors throughout the course of this project. This shall include reviewing and approving transmittal of documents and comments among Cx Team members through the use of the approved document control application.

b. Owner tasks include:

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

ii. With the GC and CxA, ensure commissioning activities are being included into the Contractor’s master schedule with appropriate durations and linking of predecessor and successor activities.

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

iv. Attend pre‐ and post‐ project Lessons Learned sessions.

v. Review and approve the Final Commissioning Plan.

vi. Participate in the Cx Kick‐Off meeting and other Cx Team meetings.

vii. Provide the CxA with copies of all construction documents, addenda, change orders, approved submittals and shop drawings relating to commissioned equipment.

viii. Review and approve Pre‐Functional Checklists (PFCs) and Functional Performance Tests (FPTs) submitted by the CxA, prior to testing.

ix. Review commissioning progress and deficiency reports.

x. Arrange for facility operating and maintenance personnel to participate in various commissioning team activities (e.g., commissioning testing and training sessions).

xi. Assist CxA in coordinating the training of Owner personnel by the Executing Contractor and EQUIPMENT Vendors.

5. Commissioning Authority (CxA)

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

b. The primary role of the CxA during the construction phase is to develop, coordinate, oversee and supervise the execution (by contractors) of the commissioning process as described by the Commissioning Plan and required by the specifications, observe and document systems are functioning and performing in accordance with the Contract Documents, assure proper project documentation is provided to the Owner and assure proper training of Owner’s operations personnel is provided.

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c. Commissioning Authority tasks include the following:

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

ii. Attend pre‐ and post‐ project lessons learned sessions.

iii. Work with the GC and the Owner to help integrate commissioning activities into the master schedule.

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

v. Provide responses to comments received on CxA work products (e.g., Cx Plan, PFCs, FPTs, and IST’s) by other Cx Team members.

vi. 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 resolution.

vii. Conduct a Cx Kick‐Off Meeting with the Cx Team.

viii. Conduct and document periodic Cx Coordination Meetings. Cx Coordination Meetings are generally held more frequently prior to and during the testing phase of the Cx process.

ix. Review and comment on all construction documents, addenda, change orders, approved submittals and shop drawings relating to systems being commissioned for compliance with commissioning requirements.

x. Review and comment on Construction Meeting Minutes relating to the Cx process and assist in the resolution of any issues.

xi. Review, comment and recommend approval (to the PM) of Contractor submittals applicable to systems being commissioned.

xii. Develop system level Pre‐Functional Checklists (PFCs) using information provided by the Contractors (i.e. submittals and checkout procedures) and distribute for Contractor use.

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

xiv. Conduct periodic site visits to observe component and system installation. Provide Daily Cx Report to PM after each site visit.

xv. The CxA shall observe all testing during pre‐functional testing to verify compliance with the Pre‐ Functional Checklists (PFCs) that are completed by the Contractors.

xvi. Review and recommend approval (to the PM) of Contractor completed and submitted Pre‐ Functional Checklists.

xvii. Coordinate with the participants, witness, and document Contractor execution of all FPTs.

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

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

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

xxi. Review, comment and recommend approval (to the PM) of Contractor provided warranties confirming that the Owner’s responsibilities are clearly defined.

xxii. Include Lessons Learned narrative in the Final Cx Report.

xxiii. Prepare Final Commissioning Report.

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6. Architect/Engineer

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

i. Participate in Commissioning Kick‐Off meeting.

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

iii. Provide clarifications to design intent as well as operation and control of commissioned systems in areas where the specifications, control drawings or equipment documentation is not sufficient for writing detailed testing procedures.

iv. Participate in commissioning issue resolutions and coordination meetings.

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

vi. Attend pre‐ and post‐ project lessons learned sessions.

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

a. Contractor tasks include the following:

i. Assign responsibility of commissioning tasks to Subcontractors.

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

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

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

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

vi. Attend the Commissioning Kick‐Off meeting and other selected commissioning meetings, as necessary, as requested by other Cx Team members.

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

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

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

x. Resolve commissioning issues in a timely manner and prior to Final Completion. Notify Cx Team of corrective actions taken.

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

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5. Commissioning Process This section sequentially (as practical) details the commissioning process by commissioning task or activity. The following descriptions are intended to indicate the sequence in which the activities generally take place, not to fully define the scope of the work. For full details on the commissioning processes and activities please see the project commissioning specifications.

5.A. Commissioning Kick‐Off Meeting ‐ Design Phase

1. A Cx Kick‐Off meeting is planned and conducted by the CxA within 10 (Ten) days of Notice to Proceed.

2. In attendance are the respective representatives of the CxA, O, and A/E.

3. At the meeting:

a. Design Phase Commissioning team members are introduced.

b. Commissioning process is reviewed as a whole.

c. Management and reporting lines are determined for the Design Phase.

d. The processes for completion of commissioning design reviews, comment resolution, and comment tracking are discussed and agreed upon.

e. The Draft Commissioning Plan is reviewed, process questions are addressed, lines of reporting and communications determined and the work products list discussed.

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

4. The outcome of the meeting is an increased understanding by all team members of the commissioning process and their respective responsibilities. The meeting provides the CxA additional information needed to finalize the Construction Phase Commissioning Plan.

5.B. 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. After a firm understanding the OPR, the CxA will review the BOD or DID to understand how the design profession will provide a design that satisfies the OPR.

5.C. Commissioning Specification Drafting ‐ Design Phase

1. The CxA will develop the commissioning specifications for use in the construction documents.

2. The commissioning specifications will be developed based on the OPR and the commissioning scope listed above. The specifications will be provided prior to formal design reviews so that all stakeholders have an opportunity to review and comment.

3. The commissioning specifications will be developed to match the project specifications and include Div 1, 21, 22, 23, 26, and other sections as needed to ensure commissioning requirements are properly accounted for in the project documents.

5.D. Commissioning Design Reviews ‐ Design Phase

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

2. The CxA will participate in the formal design 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 commissioning the equipment.

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3. At the completion of each formal review cycle the CxA will participate in a design review comment resolution meeting.

a. The meeting 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.E. Commissioning Controls Review Meeting ‐ Design Phase

1. A Controls Review meeting will be coordinated by the CxA and will include the A/E, and the Owner prior to the 95% design submission by the A/E.

a. The intent of the meeting is to facilitate an open dialog between the Owner and the A/E about the controls system, features, alarms and sequences.

b. At the completion of the meeting the A/E will revised any/all sequences of operation, alarm requirements, and controls features based on the Owner’s decisions.

5.F. Commissioning Kick‐Off Meeting ‐ Construction Phase

1. A Cx Kick‐Off meeting is planned and conducted by the CxA within forty‐five (45) days of the beginning of construction or the CxA’s notice to proceed, whichever is later.

2. In attendance are the respective representatives of the CM, GC, CxA, PM, A/E and the mechanical, electrical, controls and TAB Subcontractors.

3. At the meeting:

a. Commissioning team members are introduced.

b. Commissioning process is reviewed.

c. Management and reporting lines are determined.

d. The flow of documents and CxA required submittals are discussed. This include design submittals, factory witness test reports, installation test reports, detailed activity schedules, testing agency and controls contractor submittals.

e. The Commissioning Plan is reviewed, process questions are addressed, lines of reporting and communications determined and the work products list discussed.

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

4. The outcome of the meeting is an increased understanding by all team members of the commissioning process and their respective responsibilities. The meeting provides the CxA additional information needed to finalize the Construction Phase Commissioning Plan.

5. Prior to this meeting the CxA is given, by the Owner, all drawings and specifications and the construction schedule by trade. The CxA keeps notes and action lists from the meeting and distributes them to each team member through the approved document control application.

5.G. Final Commissioning Plan ‐ Construction Phase

1. The CxA finalizes the Draft Construction Phase Commissioning Plan using the information gathered from the Kick‐Off meeting.

2. The construction schedule is reviewed, amended and revised, as necessary, to incorporate commissioning activities and their durations. The timeline is fine‐tuned as construction progresses.

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

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5.H. Site Observation ‐ Construction Phase

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

5.I. Miscellaneous Meetings ‐ Construction Phase

1. The CxA attends selected planning and job‐site meetings in order to remain informed on construction progress and to update team members involved in commissioning.

2. The CM and GC shall inform the CxA of submitted information regarding substitutions, change orders and any requests for information or Architect’s Supplemental Instructions that may affect commissioning equipment, systems or the commissioning activities scheduled.

3. The CxA may review construction meeting minutes, change orders, requests for information or ASIs for the same purpose.

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

5.J. Miscellaneous Management Protocols/Lines of Communication ‐ Construction Phase

1. Informal lines of communication are permitted at all levels among all team members, when warranted.

This shall be discussed at the Cx Kick‐Off meeting.

2. Courtesy copies of communications are permitted at all levels, as needed.

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

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

Table 1. Communication Protocols‐ Construction Phase

ISSUE PROTOCOL

Requests for Information (RFI) or formal documentation requests:

At the direction of the PM, the CxA shall bring the issue to the weekly construction progress meeting for vetting prior to entering the issue into the approved document control application.

Minor or verbal information and clarifications:

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

Notifying 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 notifying the CM, GC and/or PM. The CxA has no authority to provide direction.

Scheduling functional tests:

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

Scheduling commissioning meetings:

The CxA coordinates with the PM (and the GC) to identify an acceptable date/time/location.

Request for significant changes:

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

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ISSUE PROTOCOL

Minor changes in specified sequences of operations:

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

Subcontractors disagreements with requests or interpretations by the CxA:

Subcontractors shall discuss and attempt resolution with the CxA first.

When warranted, the GC (through the CM and PM) shall resolve the situation. The PM shall provide the final resolution.

5.K. Field Reporting and Logs ‐ Construction Phase

1. The CxA shall issue reports with increasing frequency as the commissioning activity increases. The CxA may adjust the reporting frequency as needed and as approved by the PM.

2. The field reports shall contain (as it relates to functional testing) 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 description of commissioning progress corresponding to the plan, etc.

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

4. Commissioning Tracking Log provides a sample format for tracking the status of documentation and testing for each piece of equipment and system (e.g., installer, or team member responsible for approval dates for checklist and testing forms as well as their completion, 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.L. Submittals, Notifications, Clarifications ‐ Construction Phase

1. Standard Submittals

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

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

c. The CxA shall review and comment on submissions relative 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 recommendations are provided to the PM through the approved document control application.

2. Special Submittals, Notifications and Clarifications

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

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

3. The CxA may request additional design narratives from the A/E and from the controls contractor if bid documentation and/or shop drawings are incomplete or insufficient.

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4. All Cx RFIs shall be directed to the PM prior to entry into the approved document control application. The PM shall assess the issue for discussion at one of the periodic progress meetings. If the issue cannot be resolved at the progress meeting, the PM shall advise the CxA to enter the issue into the approved document control application. The PM shall be copied on any direct correspondence between the CxA and contractors.

5.M. Start‐up Plan ‐ Construction Phase

1. The sequence of start‐up testing, within the overall construction and acceptance process, is performed after installation and when all initial Quality Control and inspection testing, concurrently with Pre‐ Functional Checklists has been completed and before Functional Performance Testing.

2. The GC has ultimate 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‐ Functional Checklists for the contractor’s use in documenting startup of associated equipment and systems as well as documenting readiness for functional performance testing. The manufacturer’s start‐ up sequence for each piece of equipment shall be used as a starting point. The main difference between equipment specific manufacturer startup checks and the Pre‐Functional 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 utilized for tracking the team member(s) responsible of start‐up and initial checkout on each part. This information shall also be indicated on the appropriate Pre‐Functional 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 installation, 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, particularly for components being integrated with other equipment, shall be provided by the subcontractor with necessary detail and documenting format for approval, prior to execution.

d. The subcontractor shall create copies of all pages with important instructional 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 transmitted by the subcontractor for review and approval. This information shall be used by the CxA as the starting point for PFC development.

5.N. Pre‐Functional Checklists (PFCs) ‐ Construction Phase

1. The sequence of Pre‐Functional Checklist completion, within the overall construction 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 continue through initial installation testing and before functional performance testing.

2. PFCs ensure the equipment and systems are hooked up and operational to avoid unnecessary delays prior to functional testing.

3. PFCs are primarily static inspections and procedures to prepare the equipment for initial operation (e.g., oil levels OK, fan belt tension, labels affixed, gages in place, sensor calibration, electrical connections completed, controls connections completed, etc.).

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

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

a. This project requires all procedures be documented in writing by the installing technician. The CxA may not witness the PFC completion, except for testing of larger or more critical pieces of equipment and some spot‐checking.

6. PFC requirements are identified in the commissioning specifications.

7. The CxA shall develop the System Level and Cross Disciplined Pre‐Functional Checklist for review and comment by the Cx Team (including the Subcontractors). The subcontractor’s full startup plan shall be used as a starting 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 completing 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 completion, which shall occur prior to the start of functional testing.

5.O. 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 initial checkout with the GC. The GC notifies the Cx Team of the schedule.

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

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

4. Each piece of equipment receives full construction completion checkout by the Contractor. No sampling strategies are permitted.

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

6. For components of equipment, the CxA observes a sampling of the Pre‐Functional Checklists.

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

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

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

a. On smaller equipment or projects, forms of the Pre‐Functional Checklists (which all contain more than one trade’s responsibility) may be provided to the subcontractors for completion. On larger projects, each subcontractor may need a full Pre‐Functional Checklist form in order to perform their work concurrently. When warranted, the GC shall consolidate the various portions of the checklist into a single comprehensive PFC prior to submission.

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5.P. Deficiencies and Non‐Conformance ‐ Construction Phase

1. Outstanding items from the Pre‐Functional 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 attached sheet.

2. The PFCs (including listed deficiencies with resolution) shall be submitted within two (2) days of test completion 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‐Functional Checklists.

5. The CxA recommends approval of the initial checkout of each system to the PM using the required submittal review process in the approved document control application.

5.Q. Phased Commissioning ‐ Construction Phase

1. Due to project size or customer requirements, some projects will require initial checkout to be executed in phases. Refer to the most recent construction schedule for commissioning activities and durations projected for each phase.

2. Phased projects that necessitate performing commissioning activities out of sequence (i.e. PFC, FPT) shall be carefully reviewed by the Cx Team and approved by the PM.

5.R. Controls Checkout Plan: EMCS ‐ Construction Phase

3. The controls contractor shall develop and submit a written step‐by‐step plan. The plan shall describe the intended process in checking the control system and identify the necessary documentation forms to be utilized. In the event that this plan does not sufficiently document or verify proper installation, the CxA shall modify the applicable portions of the PFC for this purpose.

4. The controls contractor shall execute the tests assigned to them and provide a qualified technician on site for assistance in performing the controls portions of the functional performance testing.

5.S. Development of Functional Performance Test Procedures ‐ Construction Phase

1. Functional Performance Testing is the dynamic testing of systems (rather than just components) under full operation (e.g., the chiller pump is tested interactively with the chiller functions to see if the pump ramps up and down to maintain the differential 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 operation (e.g., during low cooling or heating loads, high loads, component failures, unoccupied, varied outside air temperatures, fire alarm, power failure, simulated Negative Sequence and faults, etc.).

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

4. The CxA shall develop the functional test procedures in a sequential written form, coordinate, oversee and document the actual testing. Testing 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 written, the CxA shall obtain all requested documentation including, but not limited to, a current list of change orders affecting equipment or systems, an updated points list, control sequences, set‐points and approved submittals.

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b. Functional testing and verification may be achieved by manual testing (persons manipulate the equipment and observe performance) and/or by monitoring the performance and analyzing the results using the control system’s trend log capabilities 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 testing with a high level of rigor. The CxA shall review the specifications for Owner‐contracted, factory or required acceptance tests and determine what further testing 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 submittals.

e. Draft Procedures

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

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

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

f. Final Procedures

i. Upon incorporation 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 operations staff.

5.T. Systems Manual ‐ Acceptance Phase

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

a. The O&M Manual and warranty submissions shall consist of a draft and a final, per specification requirements. The draft 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 timeline identified in the specifications, the GC shall provide final documentation and redlined as‐builts for commissioned systems to verify compliance with the specifications. 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 recommendations.

f. When possible, and at no additional expense to the Owner, the contractor shall provide the required documentation in an electronic, Microsoft 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 specifications.

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5.U. Execution of Functional Performance Testing ‐ Acceptance Phase

1. Testing Plan/Schedule Overview

a. The sequence of FPTs within the overall construction and acceptance process is performed after installation, and

i. after all initial Quality Control and inspection testing,

ii. after construction completion,

iii. after Pre‐Functional Checklist completion, and

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

b. Testing shall be performed starting with components to subsystems to systems and finally to interlocks and connections 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 Functional Performance Testing, as well as the status of Functional Performance Testing. The form assists the Cx Team in moving more efficiently to functional testing.

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

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

ii. The GC shall update and publish the FPT execution schedule weekly, or more often as warranted, during the testing phase of the project.

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

iv. The CM shall coordinate attendance of all required team members at functional testing.

2. Testing Process

a. The GC shall schedule functional tests through the CM and PM with notification to the CxA. The GC shall also coordinate participation by the appropriate subcontractors.

b. For any given system, prior to performing functional testing, the CxA shall wait until the Pre‐Functional Checklist has been submitted with the necessary signatures, confirming the system is ready for functional testing.

c. The CxA shall coordinate the process, witnesses and document the functional testing of all equipment and systems according to this Commissioning Plan.

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

e. The control system functional performance testing 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 functional performance testing of air‐related or water‐related equipment or systems.

3. Deficiencies and Re‐Testing

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

b. Minor deficiencies identified during the tests shall be corrected during testing if correcting them immediately will be less disruptive to the test schedule than correcting…