019113 general commissioning requirements.pdf

F5W61608 USPFO Warehouse Ohio Army National Guard Rev. 0 Defense Supply Center Columbus, Ohio 30 January 2009 Bid Final

GENERAL COMMISSIONING REQUIREMENTS 019113 – 1

SECTION 019113 – GENERAL COMMISSIONING REQUIREMENTS

PART 1 - GENERAL

1.1 DESCRIPTION

A. Commissioning: Commissioning is a systematic process of ensuring that all building systems perform interactively according to the design intent and the Government’s operational needs. This is achieved by beginning in the design phase and documenting design intent and continuing through construction, acceptance and the warranty period with actual verification of performance. The commissioning process shall encompass and coordinate the traditionally separate functions of system documentation, equipment startup, control system calibration, testing and balancing, performance testing and training.

B. Commissioning during the construction phase is intended to achieve the following specific objectives according to the Contract Documents:

1. Verify that applicable equipment and systems are installed according to the manufacturer’s recommendations and to industry accepted minimum standards and that they receive adequate operational checkout by installing contractors.

2. Verify and document proper performance of equipment and systems.

3. Verify that O&M documentation left on site is complete.

4. Verify that the Government’s operating personnel are adequately trained.

B. The commissioning process does not take away from or reduce the responsibility of the system designers or installing contractors to provide a finished and fully functioning product.

C. Abbreviations: The following are common abbreviations used in the Specifications and in the Commissioning Plan. Definitions are found in Section 1.6.

A/E- Architect and Design Engineers FT- Functional Performance Test CxA- Commissioning Authority MC- Mechanical Contractor CC Controls Contractor PC- Pre-functional Checklist CM- Construction Manager (as constructor) Subs Subcontractors to General

Cx- Commissioning TAB- Test and Balance Contractor Cx Plan- Commissioning Plan Document EC- Electrical Contractor

MPH Material Processing and Handling Contractor

Defense Supply Center Columbus, Ohio 30 January 2009 Bid Final

GENERAL COMMISSIONING REQUIREMENTS 019113 – 2

1.2 COORDINATION

A. Commissioning Team: The members of the commissioning team consist of the Commissioning authority (CxA), the Contracting Officer (CO), the designated representative of the Government’s Construction Management firm (CM), the architect and design engineers (particularly the mechanical engineer), the Mechanical Contractor (MC), the Electrical Contractor (EC), the TAB representative, the Controls Contractor (CC), any other installing subcontractors or suppliers of equipment. If known, the Government’s building or plant operator/engineer is also a member of the commissioning team.

B. Management: The CxA directs and coordinates the commissioning activities and reports to the CM. All members work together to fulfill their contracted responsibilities and meet the objectives of the Contract Documents. The CxA’s responsibilities are the same regardless of who hired the CxA.

C. Scheduling: The CxA will work with the CM according to established protocols to schedule the commissioning activities. The CxA will provide sufficient notice to the CM for scheduling commissioning activities. The CM will integrate all commissioning activities into the master schedule. All parties will address scheduling problems and make necessary notifications in a timely manner in order to expedite the commissioning process.

D. The CxA will provide the initial schedule of primary commissioning events at the commissioning scoping meeting. As construction progresses more detailed commissioning schedules are developed by the CM in collaboration with the CxA.

1.3 RELATED WORK

A. Specific commissioning requirements are given in the following sections of these specifications. All of the following sections apply to the Work of this section.

013100 Project Management: Describes coordinating construction operations on the Project and Coordination 013300 Submittals: Alerts all parties that additional detail in submittals may be required.

017700 Closeout Procedures: Defines Substantial Completion and Functional Completion milestones, relative to commissioning.

230500 Common Work Results: Alerts the mechanical contractor to Cx responsibilities in 230800.

230900 Temperature Control: Lists special requirements and alerts the controls contractor of the special requirements of the control contractor and control system in 230800.

230593 TAB: Alerts the TAB of Cx responsibilities in 230800.

230800 Commissioning of HVAC: Describes the Cx responsibilities of the mechanical, controls and TAB contractors and the pre-functional testing and startup responsibilities of each. Points to 230810 for functional testing requirements.

Defense Supply Center Columbus, Ohio 30 January 2009 Bid Final

GENERAL COMMISSIONING REQUIREMENTS 019113 – 3

230810 Mechanical Testing: Describes the specific functional testing requirements for Division 23 equipment in the project.

230811: Mechanical Pre-functional Provides pre-functional checklists examples for use on this checklists project.

230812 Mechanical Functional Test Examples: Provides example functional test procedures and formats for mechanical equipment.

260500 Electrical General: Alerts the electrical contractor of Cx responsibilities in 260800.

260800 Cx of Electrical System: Describes the Cx responsibilities of the electrical contractor.

260810 Electrical Testing: Describes the specific functional testing requirements for Division 26 equipment in the project.

260811 Electrical Pre-functional: Points to Section 260811Checklists 260812 Electrical Functional Test Examples: Provides example functional test procedures and formats for electrical equipment.

1.4 RESPONSIBILITIES

A. The responsibilities of various parties in the commissioning process are provided in this section and as follows:

1. The responsibilities of the Fire Protection Contractor are in Division 21.

2. The responsibilities of the plumbing contractor are in Division 22.

3. The responsibilities of the mechanical contractor, TAB and controls contractor are in Division 23.

4. The responsibilities of the electrical contractor in Division 26.

5. The responsibilities of the Material Processing and Handling Equipment contractor are in Division 41.

6. If no specific commissioning testing requirements for the systems in the aforementioned Divisions are referenced in the Construction Documents then Commissioning of those systems shall refer to the specific testing criteria listed in their respective Sections. The CxA shall verify that they have been installed per their respective sections and that they have been tested to meet the design criteria listed in the construction Documents.

7. It is noted that the services for the Contracting Officer, Construction Manager, Architect, HVAC mechanical and electrical designers/engineers, and Commissioning authority are not provided for in this contract. That is, the Contractor is not responsible for providing their services. Their responsibilities are listed here to clarify the commissioning process.

B. All Parties

1. Attend commissioning scoping meeting and additional meetings, as necessary.

C. Architect (of A/E)

1. Construction and Acceptance Phase

Defense Supply Center Columbus, Ohio 30 January 2009 Bid Final

GENERAL COMMISSIONING REQUIREMENTS 019113 – 4

a. Perform normal submittal review, construction observation, as-built drawing preparation, O&M manual preparation, etc., as contracted.

b. Coordinate resolution of system deficiencies identified during commissioning, according to the contract documents.

c. Review and approve the O&M manuals.

D. Mechanical and Electrical Designers/Engineers (of the A/E)

1. Construction and Acceptance Phase

a. Perform normal submittal review, construction observation, as-built drawing preparation, etc., as contracted. One site observation should be completed just prior to system startup.

b. Provide any design narrative and sequences documentation requested by the CxA. The designers shall assist (along with the contractors) in clarifying the operation and control of commissioned equipment in areas where the specifications, control drawings or equipment documentation is not sufficient for writing detailed testing procedures.

c. Attend commissioning scoping meetings and other selected commissioning team meetings.

d. Participate in the resolution of system deficiencies identified during commissioning, according to the contract documents.

E. Commissioning Authority (CxA)

1. 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 general contractor and the A/E. The primary role of the CxA is to develop and coordinate the execution of a testing plan, observe and document performance—which systems are functioning in accordance with the documented design intent and in accordance with the Contract Documents. The Contractors will provide all tools or the use of tools to start, check-out and functionally test equipment and systems, except for specified testing with portable data-loggers, which shall be supplied and installed by the CxA.

2. Construction and Acceptance Phase

a. Coordinates and directs the commissioning activities in a logical, sequential and efficient manner using consistent protocols and forms, centralized documentation, clear and regular communications and consultations with all necessary parties, frequently updated timelines and schedules and technical expertise.

b. Coordinate the commissioning work and, with the CM, ensure that commissioning activities are being scheduled into the master schedule.

c. Revise, as necessary, the, Commissioning Plan—Construction Phase.

d. Plan and conduct a commissioning scoping meeting and other commissioning meetings.

Defense Supply Center Columbus, Ohio 30 January 2009 Bid Final

GENERAL COMMISSIONING REQUIREMENTS 019113 – 5

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

f. Before startup, gather and review the current control sequences and interlocks and work with contractors and design engineers until sufficient clarity has been obtained, in writing, to be able to write detailed testing procedures.

g. Review and approve normal Contractor submittals applicable to systems being commissioned for compliance with commissioning needs, concurrent with the A/E reviews.

h. Write and distribute pre-functional tests and checklists.

i. Develop an enhanced start-up and initial systems checkout plan with

Subs.

j. Perform site visits, as necessary, to observe component and system installations. Attend selected planning and job-site meetings to obtain information on construction progress. Review construction meeting minutes for revisions/substitutions relating to the commissioning process.

Assist in resolving any discrepancies.

k. Witness all or part of the HVAC piping test and flushing procedure, sufficient to be confident that proper procedures were followed.

Document this testing and include the documentation in O&M manuals.

Notify the Contracting Officer of any deficiencies in results or procedures.

l. Witness all or part of any ductwork testing and cleaning procedures, sufficient to be confident that proper procedures were followed.

Document this testing and include the documentation in O&M manuals.

Notify the Contracting Officer of any deficiencies in results or procedures.

m. Approve pre-functional tests and checklist completion by reviewing pre-functional checklist reports and by selected site observation and spot checking.

n. Approve systems startup by reviewing start-up reports and by selected site observation.

o. Review TAB execution plan.

p. Oversee sufficient functional testing of the control system and approve it to be used for TAB, before TAB is executed.

q. Approve air and water systems balancing by spot testing, by reviewing completed reports and by selected site observation.

r. With necessary assistance and review from installing contractors, write the functional performance test procedures for equipment and systems.

This may include energy management control system trending, stand-alone datalogger monitoring or manual functional testing. Submit to CM for review, and for approval if required.

s. Coordinate, witness and approve manual functional performance tests performed by installing contractors. Coordinate retesting as necessary until satisfactory performance is achieved. Perform actual functional testing without contractors on equipment so specified in Sections 230810 and 260810.

t. Maintain a master deficiency and resolution log and a separate testing record.

Defense Supply Center Columbus, Ohio 30 January 2009 Bid Final

GENERAL COMMISSIONING REQUIREMENTS 019113 – 6

u. Review equipment warranties to ensure that the Government’s responsibilities are clearly defined.

v. Oversee and approve the training of the Government’s operating personnel.

w. Review and approve the preparation of the O&M manuals.

x. Provide a final commissioning report (as described in this section).

3. Warranty Period

a. Coordinate and supervise required seasonal or deferred testing and deficiency corrections.

b. Return to the site at 10 months into the 12 month warranty period and review with facility staff the current building operation and the condition of outstanding issues related to the original and seasonal commissioning.

Also interview facility staff and identify problems or concerns they have operating the building as originally intended.

F. Construction Manager (CM)

1. Construction and Acceptance Phase

a. Facilitate the coordination of the commissioning work by the CxA and ensure that commissioning activities are being scheduled into the master schedule.

b. Attend a commissioning scoping meeting and other commissioning team meetings.

c. Furnish a copy of all construction documents, addenda, change orders and approved submittals and shop drawings related to commissioned equipment to the CxA.

d. Review the functional performance test procedures submitted by the CxA, prior to testing.

e. Review commissioning progress and deficiency reports.

f. Coordinate the resolution of non-compliance and design deficiencies identified in all phases of commissioning.

g. Assist in coordinating the training of Government personnel.

2. Warranty Period

a. Assist the CxA as necessary in the seasonal or deferred testing and deficiency corrections required by the specifications.

G. Equipment Suppliers

1. Provide all requested submittal data, including detailed start-up procedures and specific responsibilities of the Government to keep warranties in force.

2. Assist in equipment testing per agreements with Subs.

3. Include all special tools and instruments (only available from vendor, specific to a piece of equipment) required for testing equipment according to these

Defense Supply Center Columbus, Ohio 30 January 2009 Bid Final

GENERAL COMMISSIONING REQUIREMENTS 019113 – 7

Contract Documents in the base bid price to the Contractor, except for stand-alone datalogging equipment that may be used by the CxA.

4. Through the contractors they supply products to, analyze specified products and verify that the designer has specified the newest most updated equipment reasonable for this project’s scope and budget.

5. Provide information requested by CxA regarding equipment sequence of operation and testing procedures.

6. Review test procedures for equipment installed by factory representatives.

1.5 DEFINITIONS

Acceptance Phase: Phase of construction after startup and initial checkout when functional performance tests, O&M documentation review and training occurs.

Approval: Acceptance that a piece of equipment or system has been properly installed and is functioning in the tested modes according to the Contract Documents.

Architect / Engineer (A/E): The prime consultant (architect) and sub-consultants who comprise the design team, generally the HVAC mechanical designer/engineer and the electrical designer/engineer.

Basis of Design: The basis of design is the documentation of the primary thought processes and assumptions behind design decisions that were made to meet the design intent. The basis of design describes the systems, components, conditions and methods chosen to meet the intent. Some reiterating of the design intent may be included.

Commissioning Authority (CxA): An independent agent, not otherwise associated with the A/E team members or the Contractor, though he/she may be hired as a subcontractor to them.

The CxA directs and coordinates the day-to-day commissioning activities. The CxA does not take an oversight role like the CM. The CxA is part of the Construction Manager (CM) team or shall report directly to the CM.

Commissioning Plan: An overall plan, developed before or after bidding, that provides the structure, schedule and coordination planning for the commissioning process.

Contract Documents: The documents binding on parties involved in the construction of this project (drawings, specifications, change orders, amendments, contracts, Cx Plan, etc.).

Contractor: The general contractor or authorized representative.

Contracting Officer (CO): The contracting and managing authority for the Government over the design and/or construction of the project.

Control System: The central building energy management control system.

Construction Manager (CM) as Constructor: The organization contracted by the Government to provide complete project construction services. In general, the construction manager (CM) is hired by the Government to manage the project delivery, excluding providing the A/E services. The CM manages the construction process including contracting, supervising and on-site managing authority over a project’s construction. The CM is the Government’s on-site representative.

Datalogging: Monitoring flows, currents, status, pressures, etc. of equipment using stand-alone dataloggers separate from the control system.

Defense Supply Center Columbus, Ohio 30 January 2009 Bid Final

GENERAL COMMISSIONING REQUIREMENTS 019113 – 8

Deferred Functional Tests: FTs that are performed later, after substantial completion, due to partial occupancy, equipment, seasonal requirements, design or other site conditions that dis-allow the test from being performed.

Deficiency: A condition in the installation or function of a component, piece of equipment or system that is not in compliance with the Contract Documents (that is, does not perform prop-erly or is not complying with the design intent).

Design Intent: A dynamic document that provides the explanation of the ideas, concepts and criteria that are considered to be very important to the Government. It is initially the outcome of the programming and conceptual design phases.

Design Narrative or Design Documentation: Sections of either the Design Intent or Basis of Design.

Factory Testing: Testing of equipment on-site or at the factory by factory personnel with an Government’s representative present.

Functional Performance Test (FT): Test of the dynamic function and operation of equipment and systems using manual (direct observation) or monitoring methods. Functional 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). Systems are tested under various modes, such as during low cooling or heating loads, high loads, component failures, unoccupied, varying outside air temperatures, fire alarm, power failure, etc. The systems are run through all the control system’s sequences of operation and components are verified to be responding as the sequences state. Traditional air or water test and balancing (TAB) is not functional testing, in the commissioning sense of the word. TAB’s primary work is setting up the system flows and pressures as specified, while functional testing is verifying that which has already been set up. The commissioning authority develops the functional test procedures in a sequential written form, coordinates, oversees and documents the actual testing, which is usually performed by the installing contractor or vendor. FTs are performed after pre-functional checklists and startups are complete.

Indirect Indicators: Indicators of a response or condition, such as a reading from a control sys-tem screen reporting a damper to be 100% closed.

Manual Test: Using hand-held instruments, immediate control system readouts or direct ob-servation to verify performance (contrasted to analyzing monitored data taken over time to make the “observation”).

Monitoring: recording of parameters (flow, current, status, pressure, etc.) of equipment opera-tion using dataloggers or the trending capabilities of control systems.

Non-Compliance: See Deficiency.

Non-Conformance: See Deficiency.

Defense Supply Center Columbus, Ohio 30 January 2009 Bid Final

GENERAL COMMISSIONING REQUIREMENTS 019113 – 9

Over-written Value: Writing over a sensor value in the control system to see the response of a system (e.g., changing the outside air temperature value from 50F to 75F to verify economizer operation). See also “Simulated Signal.”Government-Contracted Tests: Tests paid for by the Government outside the CM’s contract and for which the CxA does not oversee. These tests will not be repeated during functional tests if properly documented.

Phased Commissioning: Commissioning that is completed in phases (by floors, for example) due to the size of the structure or other scheduling issues, in order minimize the total construc-tion time.

Pre-functional Checklist (PC): A list of items to inspect and elementary component tests to conduct to verify proper installation of equipment, provided by the CxA to the Sub. Pre-functional checklists are primarily static inspections and procedures to prepare the equipment or system for initial operation (e.g., belt tension, oil levels OK, labels affixed, gages in place, sensors calibrated, etc.). However, some pre-functional checklist items entail simple testing of the function of a component, a piece of equipment or system (such as measuring the voltage imbalance on a three phase pump motor of a chiller system). The word pre-functional refers to before functional testing. Pre-functional checklists augment and are combined with the manufacturer’s start-up checklist. Even without a commissioning process, contractors typically perform some, if not many, of the pre-functional checklist items a commissioning authority will recommend. However, few contractors document in writing the execution of these checklist items. Therefore, for most equipment, the contractors execute the checklists on their own.

The commissioning authority only requires that the procedures be documented in writing, and does not witness much of the pre-functional checklisting, except for larger or more critical pieces of equipment.

Sampling: Functionally testing only a fraction of the total number of identical or near identical pieces of equipment. Refer to paragraph .6 Q, Part 5 of this section for details.

Seasonal Performance Tests: FT that are deferred until the system(s) will experience condi-tions closer to their design conditions.

Simulated Condition: Condition that is created for the purpose of testing the response of a system (e.g., applying a hair blower to a space sensor to see the response in a VAV box).

Simulated Signal: Disconnecting a sensor and using a signal generator to send an amperage, resistance or pressure to the transducer and DDC system to simulate a sensor value.

Specifications: The construction specifications of the Contract Documents.

Startup: The initial starting or activating of dynamic equipment, including executing pre-functional checklists.

Subs: The subcontractors to the CM who provide and install building components and sys-tems.

Test Procedures: The step-by-step process which must be executed to fulfill the test require-ments. The test procedures are developed by the CxA.

Defense Supply Center Columbus, Ohio 30 January 2009 Bid Final

GENERAL COMMISSIONING REQUIREMENTS 019113 – 10

Test Requirements: Requirements specifying what modes and functions, etc. shall be tested.

The test requirements are not the detailed test procedures. The test requirements are speci-fied in the Contract Documents (Sections 230810; 260810, etc.).

Trending: Monitoring using the building control system.

Vendor: Supplier of equipment.

Warranty Period: Warranty period for entire project, including equipment components. War-ranty begins at Substantial Completion and extends for at least one year, unless specifically noted otherwise in the Contract Documents and accepted submittals.

1.6 SYSTEMS TO BE COMMISSIONED

A. The following systems will be commissioned in this project.

Equipment and System

Functional Test Requirements Specified In

HVAC System Pumps 230800 Piping systems 230800 Ductwork 230800 Variable frequency drives 230800 Air handlers and Blower Coils 230800 Terminal units (air) 230800 Unit heaters 230800 Heat exchangers 230800 Building Automation System 230800 Boilers 230800 Split System Air Conditioners 230800

Material Process Handling Systems Battery Charging Systems 230800 Pallet Packaging Equipment 230800

Electrical System Lighting controls 260800 Life Safety Systems 260800 Clock Systems (as appropriate) 260800 Emergency Power System (Generators & ATS)

260800

Defense Supply Center Columbus, Ohio 30 January 2009 Bid Final

GENERAL COMMISSIONING REQUIREMENTS 019113 – 11

PART 2 - PRODUCTS

2.1 TEST EQUIPMENT

A. All standard testing equipment required to perform startup and initial checkout and required functional performance testing shall be provided by the Division contractor for the equipment being tested. For example, the mechanical contractor of Division 23 shall ultimately be responsible for all standard testing equipment for the HVAC system and controls system in Division 23, except for equipment specific to and used by TAB in their commissioning responsibilities.

B. Special equipment, tools and instruments (only available from vendor, specific to a piece of equipment) required for testing equipment, according to these Contract Documents shall be included in the base bid price to the Contractor and left on site, except for stand-alone datalogging equipment that may be used by the CxA.

C. All testing equipment shall be of sufficient quality and accuracy to test and/or measure system performance with the tolerances specified in the Specifications. If not otherwise noted, the following minimum requirements apply: Temperature sensors and digital thermometers shall have a certified calibration within the past year to an accuracy of 0.5 F and a resolution of + or - 0.1 F. Pressure sensors shall have an accuracy of + or - 2.0% of the value range being measured (not full range of meter) and have been calibrated within the last year. All equipment shall be calibrated according to the manufacturer’s recommended intervals and when dropped or damaged. Calibration tags shall be affixed or certificates readily available.

D. Refer to Part 3.1 Q for details regarding equipment that may be required to simulate required test conditions.

PART 3 - EXECUTION

3.1 Commissioning Process

A. Coordination of Commissioning

1. The commissioning authority will be the coordinator of the commissioning activities during construction. The coordinator will ensure that commissioning issues are part of construction team meeting agendas and will ensure that the Leads for each task understand their responsibilities and execute them. The coordinator develops the initial Commissioning Plan based on the initial scope of construction as established by the architect. The coordinator reports to the Construction Manager.

B. Commissioning Plan Draft Development

Defense Supply Center Columbus, Ohio 30 January 2009 Bid Final

GENERAL COMMISSIONING REQUIREMENTS 019113 – 12

1. The commissioning agent develops a Commissioning Plan for the project based on the construction documents and through the collaboration with the design team. LEED Strategy impacts are discussed and also used as the basis for defining the level of effort needed to satisfy the requirements for LEED credited targeted in the construction documents. The Plan is drafted and issued to the team members for review and comment.

C. Design Intent and Basis of Design Documentation

1. Specifically identifying and developing the design intent and basis of design provides each party involved, at each respective stage, an understanding of the building systems. This allows team members to perform their respective responsibilities regarding the design, construction or operation of the building.

Design Documentation Submitted:

2. By the Architect

a. General building function

b. Interior lighting

c. Environmental sustainable construction

3. By the HVAC Mechanical Designer/Contractor

a. HVAC systems (air and water)

b. Automatic controls/Building automation and control system

c. Fire/smoke protection systems

d. Thermal comfort

e. Air quality

f. Acoustical quality

g. Domestic water and piping/plumbing systems

4. By the Electrical Designer/Contractor:

a. Interior lighting

b. Automatic lighting controls (exterior and interior)

c. Communications system

d. Fire and smoke alarm system

Sequences of Operation Detailed written sequences of operation shall be developed with the following components clearly and completely described for each piece of dynamic equipment:

All interactions and interlocks with other systems.

Detailed delineation of control between any packaged controls and the building automation system, listing what points the BAS monitors only and what BAS points are control points and are adjustable.

Defense Supply Center Columbus, Ohio 30 January 2009 Bid Final

GENERAL COMMISSIONING REQUIREMENTS 019113 – 13

Written sequences of control for packaged controlled equipment. (Equipment manufacturers’ stock sequences may be included, but will generally require additional narrative.)

Startup sequences.

Warm-up mode sequences.

Normal operating mode sequences.

Unoccupied mode sequences.

Shutdown sequences.

Capacity control sequences and equipment staging.

Temperature and pressure control: setbacks, setups, resets, etc.

Detailed sequences for all control strategies, e.g., economizer control, optimum start/stop, staging, optimization, demand limiting, etc.

Effects of power or equipment failure with all standby component functions.

Sequences for all alarms and emergency shut downs.

Seasonal operational differences and recommendations.

Initial and recommended values for all adjustable settings, setpoints and parameters that are typically set or adjusted by operating staff; and any other control settings or fixed values, delays, etc. that will be useful during testing and operating the equipment.

Schedules, if known.

All sequences shall be written in small statements, each with a number for reference.

For a given system, numbers will not repeat for different sequence sections, unless the sections are numbered.

D. Commissioning Plan Updating

1. The plan contains a list of the systems and specific equipment and components to be commissioned and the general modes to be tested with the probable testing method. In addition, sections of standard language regarding process, responsibilities, O&M documentation, training and scheduling are included.

After all the Construction Documents are issued, the commissioning authority provides updates to the Commissioning Plan if necessary. The CM reviews the plan and the commissioning authority makes recommended changes.

Defense Supply Center Columbus, Ohio 30 January 2009 Bid Final

GENERAL COMMISSIONING REQUIREMENTS 019113 – 14

E. Commissioning Specification Development

1. Commissioning specifications for inclusion in the construction bid documents are developed by members of the design team as part of the commissioning process during design.

F. Purpose

1. The specifications provide detail so that those bidding on the project can clearly understand how the commissioning process works and specifically what role they have in the process. They provide the requirements and process for properly executing the commissioning work.

G. Specification Content

1. The commissioning specifications shall provide the bidders a clear description of the extent of the verification testing required, including what components and systems will be tested and the documentation, reporting and scheduling requirements. Details of the extent of testing and who is responsible for writing tests, executing tests, witnessing and signing-off on tests shall be included.

The relationship between and requirements for start-up, pre-functional checklists, manual functional performance tests, control system trend logs and stand-alone data logging shall also be given. Example tests shall also be provided. The specifications shall also detail the operator training and the O&M documentation and any O&M plan requirements. Any specific program of tasks focusing on indoor air quality should be included in the specifications.

H. Coordination, Reporting and Review

1. The commissioning authority coordinates the commissioning specification effort and provides assistance as needed to all team members. Each team member submits the full specification of any division that includes references to commissioning, in electronic format to the commissioning authority for review.

The commissioning authority reviews the specifications and provides written comments to each designer who edits the specifications according to the commissioning authority request and resubmits edited sections to the commissioning authority. Though the commissioning authority coordinates and reviews the commissioning specifications, the ultimate responsibility for their content and preparation lies with the A/E.

I. General Review of Drawings and Specifications

1. The commissioning authority, along with the traditional design team members, reviews the full set of Construction Documents and specifications. The A/E provides the necessary documents to the commissioning authority.

2. The commissioning authority compares the design with the interests and needs of the Government as identified in the programming report of the Programming and Conceptual Design Phases. The commissioning authority also compares

Defense Supply Center Columbus, Ohio 30 January 2009 Bid Final

GENERAL COMMISSIONING REQUIREMENTS 019113 – 15

the proposed design against the Government design requirements for the design areas checked in Table G-1. The commissioning authority also identifies any improvements that can be made in areas that do comply with, or are not specifically mentioned in the design guide in areas checked in Table G- 1.

3. Though the commissioning authority may review the areas checked below, they are not responsible for design concept, design criteria or compliance with codes. The commissioning authority does not verify the designers’ calculations or proof schematics or layouts in detail. The commissioning authority will use his or her expertise to provide input into the areas checked in Table G-1. For example, the commissioning authority does not verify appropriate pipe or duct sizing, but may provide comments on unusually tight or restrictive duct layouts and bends or a poor location of a static pressure sensor.

4. For the non-commissioning specifications and all the drawings, the commissioning authority provides written comment to the architect within 10 days from receiving the documents. The commissioning authority also provides a copy of the comments to the Contracting Officer. The architect provides a written response to the commissioning authority and Contracting Officer as to how the comments will be reflected in the final bid documents.

Table G-1: Commissioning Authority Drawing and Specification Review Design Area Review Description Commissioning facilitation

Input regarding making the building easier to commission

Component energy efficiency

Review for adequacy of the efficiency of HVAC systems and lighting systems.

Control system & control strategies

Review HVAC, lighting, fire control, security control system strategies and sequences of operation for adequacy and efficiency.

Operation and maintenance

Review for effects of specified systems and layout toward facilitating O&M (equipment accessibility, system control, etc.).

Indoor environmental quality1

Review to ensure that systems relating to thermal, visual, acoustical, air quality comfort, and air distribution are in accordance with the design intent.

Functionality for tenants

Review to ensure that the design meets the functionality needs of the tenants.

O&M documentation

Verify that building O&M plan and documentation requirements specified are adequate

Training Verify that operator training requirements specified are adequate.

Government’s design guide or standard

Verify that the design complies with the Government’s own design standard or guideline.

1 Commissioning indoor air quality entails performing tasks that minimize the potential for IAQ problems, but it does not eliminate their possibility

J. Commissioning Facilitation

Defense Supply Center Columbus, Ohio 30 January 2009 Bid Final

GENERAL COMMISSIONING REQUIREMENTS 019113 – 16

1. One of the primary tasks for the commissioning authority is reviewing the design documents to facilitate commissioning during construction. Many of the features that facilitate commissioning will also enhance ease of building operation. All items from the list below shall be considered for incorporation into the project.

Detailed and complete sequences of operation.

Access for reading gages, entering doors and panels, observing and replacing filters, coils, etc.

Required isolation valves, dampers, interlocks, piping, etc. to allow for manual overrides, simulating failures, seasons and other testing conditions.

Sufficient monitoring points in the building automation system (BAS), even beyond that necessary to control the systems, to facilitate performance verification and O&M.

Adequate trending and reporting features in the BAS.

Pressure and temperature (P/T) plugs close to controlling sensors for verifying their calibration.

Pressure gages, thermometers and flow meters in strategic areas for verifying system performance and ongoing O&M.

Pressure and temperature (P/T) plugs at less critical areas or on smaller equipment where gages and thermometers would be over-kill.

Specification of the location and criteria for the VAV duct static pressure sensor.

Adequate balancing devices and control stations and control system functions to facilitate and verify reliable test and balance.

Uniform inlet connection requirements to VAV terminal boxes.

Clear and complete commissioning specifications for the construction phase.

Complete O&M documentation requirements in the specifications.

Complete training requirements in the specifications.

Review entire document and building information management plan and turnover to ensure adequacy and compliance with the Government’s program.

K. Commissioning Scoping Meeting

Defense Supply Center Columbus, Ohio 30 January 2009 Bid Final

GENERAL COMMISSIONING REQUIREMENTS 019113 – 17

1. A commissioning scoping meeting is planned and conducted by the CxA before the start of the formal construction phase commissioning activities. In attendance are the respective representatives of the CM, CxA, A/E and the mechanical, electrical, controls, and TABsubs. At the meeting commissioning parties are introduced and the commissioning process reviewed, management and reporting lines determined. The flow of documents, how much submittal data the CxA will receive, etc. is also being discussed. The outcome of the meeting is increased understanding by all parties of the commissioning process and their respective responsibilities.

L. Final Commissioning Plan-Construction Phase

1. The CxA finalizes the draft Cx Plan using the information gathered from the scoping meeting. The initial commissioning schedule is also developed. The timeline is fine-tuned as construction progresses.

M. Site Observation

1. The CxA makes periodic visits to the site, as necessary, to witness equipment and system installations.

N. Miscellaneous Meetings

1. The CxA attends selected job-site meetings in order to remain informed on construction progress and to update parties involved in commissioning. The CM provides the CxA with information regarding substitutions, change orders and any Architect’s Supplemental Instructions (ASI) that may affect commissioning equipment, systems or the commissioning schedule. The CxA may review construction-meeting minutes, change orders or RFIs for the same purpose.

2. Later during construction, necessary meetings between various commissioning team parties will be scheduled by the CxA, through the CM, as required.

O. Miscellaneous Management Protocols

1. The following protocols will be used on this project.

Issue Protocol For requests for information (RFI) or formal documentation requests:

The CxA goes first through the CM.

For minor or verbal information and clarifications:

The CxA goes direct to the informed party.

For notifying contractors of deficiencies:

The CxA documents deficiencies through the CM, but may discuss deficiency issues with contractors prior to notifying the CM.

Defense Supply Center Columbus, Ohio 30 January 2009 Bid Final

GENERAL COMMISSIONING REQUIREMENTS 019113 – 18

Issue Protocol For scheduling functional tests or training:

The CxA may provide input for and do some coor-dination of training and testing, but does not do any scheduling. Scheduling of tests is done by the performing contractor.

For scheduling commissioning meetings:

The CxA selects the date and schedules through the CM.

For making a request for sig-nificant changes:

The CxA has no authority to issue change orders.

For making small changes in specified sequences of opera-tions:

The CxA may not make changes to specified se-quences without approval from the mechanical contractor or the mechanical engineer of record.

Subcontractors disagreeing with requests or interpretations by the CxA shall:

Try and resolve with the CxA first. Then work through CM who will work with CxA directly to re-solve the situation.

P. Initial Submittals and Documentation

1. Standard Submittals:

a. The CM provides the CxA with copies of all equipment shop-drawing submittals for the purposes of review by the CxA. At minimum, this equipment data includes installation and start-up procedures, O&M data, and performance data and control drawings. The CxA reviews submissions relative to commissioning issues, not for general contract compliance, unless specifically directed by the Contracting Officer to do

so. CxA recommendations are provided to the Contracting Officer or CM as directed.

2. Special Submittals, Notifications and Clarifications:

a. The CM notifies 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. The controls contractor provides the CxA a full points list with details. Thirty (30) days prior to performing Government-contracted tests, the Subs provide the CxA full details of the procedures. As the phases of the TAB are completed, the draft TAB report is provided to the CM & CxA with full explanations of approach, methods, results, data table legends, etc. The final TAB report is provided to the CxA upon completion.

Q. Pre-functional Checklists, Tests and Startup

Defense Supply Center Columbus, Ohio 30 January 2009 Bid Final

GENERAL COMMISSIONING REQUIREMENTS 019113 – 19

1. Pre-functional checklists (PC) are important to ensure that the equipment and systems are hooked up and operational and that functional performance testing may precede without unnecessary delays. Each piece of equipment receives full pre-functional checkout by the Contractor. No sampling strategies are used.

In general, the pre-functional testing for a given system must be successfully completed prior to formal functional performance testing of equipment or subsystems of the given system. Refer to 230811 for example of pre-functional checklist.

2. Pre-functional checklists are primarily static inspections and procedures to prepare the equipment or system for initial operation (e.g., oil levels OK, fan belt tension, labels affixed, gages in place, sensor calibration, etc.). However, some pre-functional checklist items entail simple testing of the function of a component, a piece of equipment or system (such as measuring the voltage imbalance on a three phase pump motor of a chiller system). The word pre-functional refers to before functional testing. Pre-functional checklists augment and are combined with the manufacturer’s start-up checklist.

3. Contractors typically already perform some, if not many, of the pre-functional checklist items the commissioning authority will recommend. However, few contractors document in writing the execution of these checklist items. This project requires that the procedures be documented in writing by the installing technician. The CxA does not witness much of the pre-functional checklisting, except for testing of larger or more critical pieces of equipment and some spot-checking.

a. Start-up Plan. The CxA assists the commissioning team members responsible for startup in developing detailed start-up plans for all equipment. The parties responsible for each part of startup and initial checkout are identified on the pre-functional checklists.

1) The following procedures will be used for this project: (the CxA is responsible for the plan development):

a) The CxA adapts and enhances, if necessary, the representative pre-functional checklists (PC) and procedures from the master lists and develops original lists, as necessary.

b) The CxA obtains manufacturer installation, startup and checkout data, including actual field checkout sheets used by the field technicians from the contractor.

c) The CxA transmits the Checklists to the CM who designates which trade or contractor is responsible to fill out each line item on the Pre-functional Checklist from the CxA.

4. Execution of Checklists and Startup

a. Two weeks (variable) prior to startup, the Subs and vendors schedule startup and initial checkout with the CM and CxA. The startup and initial checkout are directed and executed by the Sub or vendor.

Defense Supply Center Columbus, Ohio 30 January 2009 Bid Final

GENERAL COMMISSIONING REQUIREMENTS 019113 – 20

b. To document the process of startup and checkout, the site technician performing the line item task initials and dates each paragraph of procedures in the “Startup” and checks off items on the pre-functional and manufacturer field checkout sheets, as they are completed. Only individuals having direct knowledge of a line item being completed shall check or initial the forms.

c. The Subs and vendors execute the checklists and tests and submit a signed copy of the completed start-up and pre-functional tests and checklists to the CxA. The CxA may review pre-functional checklists in progress, as necessary. On smaller equipment or projects, the checklists (which all contain more than one trade’s responsibility), may be passed around to the Subs to fill out. For larger projects, each trade may need a full form and the CxA will consolidate them later.

5. Sampling Strategy for CxA Observation of Pre-functional Checkout and Startup

6. The following table provides a tentative list of the equipment and how much of the pre-functional checkout and startup work will be witnessed by the commissioning authority.

Equipment or System Fraction To Be Observed by CxA

AHU 100%

VFD’s 100% Terminal units 10% Building automation system Observe 4 hours of checkout and calibration TAB work Observe 4 hours of TAB Other misc. equipment As necessary

7. Deficiencies and Non-Conformance

a. The Subs clearly list any outstanding items of the initial start-up and pre-functional procedures that were not completed successfully at the bottom of the procedures form or on an attached sheet. The procedures form and deficiencies are provided to the CxA within two days of test completion. The CxA works with the Subs and vendors to correct and retest deficiencies or uncompleted items, involving the CM and others as necessary. The installing Subs or vendors correct all areas that are deficient or incomplete according to the checklists and tests. The CxA recommends approval of the startup and initial checkout of each system to the CM.

8. Phased Commissioning

Defense Supply Center Columbus, Ohio 30 January 2009 Bid Final

GENERAL COMMISSIONING REQUIREMENTS 019113 – 21

a. Tests on equipment that may experience changes in performance due to phased modifications to parts or portions of the system may require retesting at the point where substantial completion of systems’ installation is achieved. All potential impacts to building performance will need to be identified and remedied prior to conducting the tests.

9. TAB

a. The TAB contractor submits the outline of the TAB plan and approach to the CxA and the controls contractor four weeks prior to starting the TAB.

Included in the approach, is an explanation of the intended use of the building control system. The CxA reviews the plan and approach for understanding and coordination issues and may comment, but does not “approve.” The controls contractor reviews the feasibility of using the building control system for assistance in the TAB work. The TAB submits weekly written reports of discrepancies, contract interpretation requests and lists of completed tests to the CxA and CM. This facilitates quicker resolution of problems and will result in a more complete TAB before functional testing begins.