Commissioning Plan: Legacy Collections Center · 2014. 4. 16. · Record, operation manual,...

487 Po r t a g e St r e e t

Kalamazoo, MI 49007

Commissioning Plan:

Legacy Collections Center

SUBMITTED BY:

Byce & Associates, Inc.

1 of 38 Commissioning Plan

Commissioning Plan

WMU Legacy Collections Center – Project #12100284

1. Commissioning Plan Overview .................................................................................................... 3

2. Abbreviations and Definitions ..................................................................................................... 3

3. Commissioning Process Description .......................................................................................... 5

4. Design Phase .................................................................................... Error! Bookmark not defined.

5. Construction Phase ...................................................................................................................... 6

6. Occupancy and Operations Phase ............................................................................................ 12

7. Contact Information .................................................................................................................... 14

8. Schedule Requirements ............................................................................................................. 14

9. Index of Appendices ................................................................................................................... 17

Appendix A – Owner’s Project Requirements 18

Appendix B – Basis of Design 19

Appendix C – Project Specifications 20

Appendix D – Communication Structures 21

Appendix E - Roles and Responsibilities 22

Appendix F – Commissioned Systems 24

Appendix G - Commissioning Process Schedule 25

Appendix H - Pre-Bid Meeting 26

Appendix I - Pre-Construction Commissioning Meetings 27

Appendix J - Commissioning Submittal Review 28

Appendix K - Commissioning Process Issues 29

Appendix L - Commissioning Construction Checklists 30

Appendix M - Commissioning Test Procedures 31

Appendix N – Owner Training 32

Appendix O - Systems Manual 33

Appendix P – Commissioning Meeting Minutes 34



Appendix Q – Correspondence 35

Appendix R – Warranty Review 36

Appendix S – Lessons Learned 37

Appendix T – Commissioning Progress Reports 38



1. Commissioning Plan Overview The Project Commissioning Plan provides a general description of the commissioning process to be used for the Legacy Collections Center project. The goals, intent, requirements, and timing of the process are included in the plan to provide a guide on how the process is to be executed and documented. Additional detailed requirements and procedures are provided in the project specifications, particularly section 01 9113, “General Commissioning Requirements”, and in the appendices of this Commissioning Plan. Systems included in the commissioning process scope of work for this project include several mechanical and electrical systems (listed below). The Cx Plan describes this process in more detail and also provides the Construction Checklists, Test Procedures, forms, and other requirements necessary to guide the commissioning activities. The Project Commissioning Plan shall be supplemented and enhanced by the Commissioning Authority (CxA), Construction Manager (CM), and other contractors throughout the construction process to form the Project Commissioning Record at the end of the project. Throughout the commissioning process, the CxA shall revise the specific commissioning procedures and forms as necessary to suit project field conditions and actual approved manufacturer’s equipment, to incorporate test data and procedure results, and to provide detailed scheduling for all commissioning tasks. The completed Commissioning Plan shall become the owner’s Commissioning Record and shall provide a reference to system setup, test results, and operational data for the systems commissioned. Once complete and approved, the Project Commissioning Record is then re-organized and combined with other project closeout documentation to form the Systems Manual for the project.

2. Abbreviations and Definitions The following are common abbreviations and definitions used in this document and throughout the commissioning process documentation:

A/E Architect/Design Engineers TP Test Procedure

CxA Commissioning Authority GC General contractor

CC Controls contractor MC Mechanical contractor

Cx Commissioning CC Construction Checklist

PC Plumbing Contractor OR Owner’s representative

Cx Plan Commissioning Plan document Subs Subcontractors to GC

EC Electrical contractor TAB Test and balance contractor

FM Facility Manager MS Maintenance Staff

Acceptance: A contractually defined action that permits an activity to commence or continue.

Basis of Design: A document that records the concepts, calculations, decisions, and product selections used to meet the Owner’s Project Requirements and to satisfy applicable regulatory requirements, standards, and guidelines. The document includes both narrative descriptions and lists of individual items that support the design process.

Commissioning: See Commissioning Process.

Commissioning Activity: A component of the Commissioning Process.

Commissioning Authority: An entity identified by the owner who plans, schedules, and coordinates the commissioning team to implement the Commissioning Process.



Commissioning Field Report: A document that records the activities and results of the Commissioning Process.

Commissioning Plan: A document that outlines the organization, schedule, allocation of resources, and documentation requirements of the Commissioning Process.

Commissioning Process: A quality-focused process for enhancing the delivery of a project. The process focuses on verifying and documenting that the facility and all of its systems and assemblies are planned, designed, installed, tested, operated, and maintained to meet the Owner's Project Requirements.

Commissioning Process Progress & Approval Form: A document that indicates activities completed as part of the Commissioning Process, approval status of the activities, and significant findings from those activities; it is continuously updated during the course of a project.

Commissioning Team: The individuals, who through coordinated actions, are responsible for implementing the Commissioning Process.

Construction Checklist: A form used by the contractor to verify that appropriate components are on-site, ready for installation, correctly installed, and functional.

Construction Documents: This includes a wide range of documents, which will vary from project to project, owner’s needs, regulations, laws, and countries. Construction documents usually include the project manual (specifications), plans (drawings) and General terms of the contract, especially those required by subcontractors and vendors, suppliers and manufacturers of equipment, assemblies and systems.

Continuous Commissioning Process: A continuation of the Commissioning Process well into the Occupancy and Operations Phase to verify that a project continues to meet current and evolving Owner’s Project Requirements. The Continuous Commissioning Process activities are on-going for the life of the facility.

Contract Documents: This includes a wide range of documents, which will vary from project to project, owner’s needs, regulations, laws, and countries. It frequently includes price agreements, construction management process, subcontractor agreements or requirements, requirements and procedures for submittals, changes, and other construction requirements, timeline for completion, and the Construction Documents.

Coordination Drawings: Drawings showing the work of all trades to illustrate that equipment can be installed in the space allocated without compromising equipment function or access for maintenance and replacement. These drawings graphically illustrate and dimension manufacturers’ recommended maintenance clearances.

Issues Log: A formal and ongoing record of problems or concerns – and their resolution – that have been raised by members of the Commissioning Team during the course of the Commissioning Process.

Nominal Group Technique: A formal, structured brainstorming process used to obtain the maximum possible ranked input from a variety of viewpoints in a short period of time. The typical approach is a workshop session where a question is presented, the attendees record their responses individually on a piece of paper, the individual responses are recorded on a flip chart without discussion in a round-robin fashion, all of the responses are discussed, and then the individuals rank their top five responses.

Owner’s Project Requirements: A written document that details the functional requirements of a project and the expectations of how it will be used and operated. This includes project and design goals, measurable performance criteria, budgets, schedules, success criteria, and supporting information.

Probabilistic Tools: Tools and methods based upon an estimated, uniform or known probability/statistical distribution of outcome that can be predicted or an underlying outcome distribution that can be expected or estimated. The distribution of outcome should be within a



reasonably close range to the mean expected outcome or measured value, be it known or estimated.

Systems Manual: A system-focused composite document that includes the Commissioning Record, operation manual, maintenance manual, and additional information of use to the owner during the Occupancy and Operations Phase.

Test Procedure: A written protocol that defines methods, personnel, and expectations for tests conducted on components, equipment, assemblies, systems, and interfaces among systems.

Training Plan: A written document that details the expectations, schedule, budget, and deliverables of Commissioning Process activities related to training of project operating and maintenance personnel, users, and occupants.

Verification: The process by which specific documents, components, equipment, assemblies, systems, and interfaces among systems are confirmed to comply with the criteria described in the Owner’s Project Requirements.

3. Commissioning Process Description The Commissioning Plan is a document that outlines the organization, schedule, allocation of resources, and documentation requirements of the Commissioning Process. The BCA defines the basic purpose of commissioning as: "The basic purpose of building commissioning is to provide documented confirmation that building systems function in compliance with criteria set forth in the project contract documents to satisfy the owner's operational needs. Commissioning of existing systems may require the development of new functional criteria in order to address the owner's current systems performance requirements." This definition is based on the critical understanding that the owner must have some means of verifying that their functional needs are rigorously addressed during design, construction, and acceptance. The contractor verifies installation, provides scheduling and coordination of commissioning activities, performs training, starts up equipment, conducts test, corrects deficiencies, performs re-tests, and provides documentation of the process. The Commissioning Authority (CxA) provides the owner an unbiased, objective view of the systems installation, documentation, operation, and performance. Commissioning procedures and results are observed by the CxA. The contractor is expected to verify the functional readiness of systems to be tested prior to performing the tests in the presence of the witnesses. A high rate of test failure will indicate that the contractor has not adequately verified the readiness of the systems. This plan is the key means for the CxA to inform all parties as to how each system functions independently and with respect to other systems. This plan shall be updated regularly and redistributed to the commissioning team for review and comment. Commissioning activities in the Construction Phase shall proceed from lower to higher levels of complexity. For each discrete subsystem or system, testing at the lower level shall be completed prior to starting the next higher level of tests. In general, the order of testing from lowest to highest is as follows:

1. Static tests (such as duct leakage tests) 2. Completion of Construction Checklists 3. Start-up 4. Balancing 5. System Test Procedures 6. Intersystem Functional Performance Tests



4. Design Phase

Commissioning Plan The Commissioning Plan is a living document that outlines the organization, schedule, allocation of resources, and documentation requirements of the commissioning process. Ideally, the initial Commissioning Plan is created during the Pre-Design Phase. However, it may also be developed during the Design Phase, depending on when the Commissioning Team is officially formed. The Commissioning Plan serves as the road map for executing the process during the Construction and Occupancy and Operations Phases. The plan is continuously updated and added to until the end of the project, when it then becomes the Project Commissioning Record. Basis of Design The Basis of Design (BOD) is a document that records the concepts, calculations, decisions, and product selections used in the design to meet the Owner’s Project Requirements and to satisfy applicable regulatory requirements, standards, and guidelines. The document generally includes both narrative descriptions and lists of individual items that support the design process. The BOD is developed by the Architect/Engineer of Record and may be found in Appendix B of this document. Training Requirements Training requirements are established during the Design Phase and are incorporated into the project specifications for each system that requires training. Refer to Appendix N for more information. Systems Manual Requirements Content and format for the Systems Manual is determined in this phase. The requirements for the Systems Manual are incorporated into the project specifications. Refer to Appendix O for more information. General Review of Drawings and Specifications The commissioning authority, along with the traditional design team members, reviews the full set of Construction Documents and specifications when DD is complete and again at approximately 100% completion. The A/E provides the necessary documents to the commissioning authority. The commissioning authority compares the design with the interests and needs of the owner as identified in the OPR. The Commissioning Authority is 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 uses his or her knowledge to provide input into the areas checked. 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. The Commissioning Authority provides a copy of the review comments to the A/E and the owner. The A/E provides a written response to the commissioning authority and owner as to how the comments will be reflected in the final bid documents.



Commissioning Issues Log Also known as deficiency or non-conformance reports, Commissioning Issues provide a record of issues that are discovered through the commissioning process so that they may be tracked and appropriately resolved. The Commissioning Issues Log is a formal and ongoing record of problems or concerns – and their resolution – that have been raised by members of the Commissioning Team during the course of the commissioning process that synopsizes the issues recorded on the Commissioning Issues form. Design review comments are included in the Issues section to track issues raised during the design process separately from the Construction Phase issues. Commissioning Issues forms are completed during the Construction and Occupancy and Operations Phases to track concerns raised during the commissioning process. The Issues Log then synopsizes the issues and provides issue status at-a-glance. Refer to Appendix K for more information. Development of Commissioning Contract Documents Commissioning Specifications Commissioning contract documents are developed during the design process and include commissioning specifications and commissioning procedures. Project specifications for commissioning are contained in Section 01 9113 for general process requirements. References are also developed for the technical specification sections to integrate the commissioning process with the project technical requirements. The process is intended to be integrated with the normal construction process and check, test, and start-up activities. Refer to Appendix C for project specifications. Construction Checklists, Tests and Startup Construction Checklists are important to ensure that the equipment and systems are connected and operational and that performance testing may proceed without unnecessary delays. Each piece of equipment receives full checkout by the contractor. No sampling strategies are used. In general, the contractor will complete construction checklists for all equipment and systems prior to formal performance testing of equipment or subsystems of the given system. These checklists will be verified by the CxA. Construction Checklists will reside in Appendix L. The construction 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 Construction Checklist items entail testing of the function of a component, a piece of equipment or system which will be combined with the manufacturer’s start-up checklist or functional test procedure. Development of Test Procedures Overview Functional testing is the dynamic testing of systems (rather than just components) under full operation. 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 of the control system’s sequences of operation and components are verified to be responding as the sequences state. The CxA develops the Test Procedures in a sequential written form and tests and documents the actual performance.



Development Process Before Test Procedures are written, the CxA will require all requested documentation and a current list of change orders affecting equipment or systems, including an updated points list, control sequences and set-points. The CxA develops specific Test Procedures to verify proper operation of each piece of equipment and system, using the information required in the Specifications and the representative start-up procedures required by the manufacturer. The CxA will obtain information as needed and required by the specifications from the owner, as needed, regarding sequences and operation, manufacturers start up reports and test and balance reports to develop these tests.

Functional testing and verification may be achieved by manual testing (persons manipulate the equipment and observe performance) or by monitoring the performance and analyzing the results using the control system’s trend log capabilities or by stand-alone data loggers. The CxA will follow the specifications and use judgment where needed to determine which method is most appropriate. According to the specifications, not all pieces of identical equipment receive in-depth testing.

5. Construction Phase Commissioning Kick,off Meeting The scoping meeting brings together all members of the design, construction, and operations team that will be involved in the commissioning process. In attendance are the respective representatives of the GC, CM, CA, PM, A/E and the mechanical, electrical, controls, and TAB subs Each building system to be commissioned is addressed, including commissioning requirements, and completion and start-up schedules. During the kick-off meeting, all parties review the scope of work, tasks, schedules, deliverables, and responsibilities and lines of reporting and communication for implementation of the Commissioning Plan. A commissioning kick-off meeting is planned and conducted by the CxA at the beginning of construction. Prior to this meeting the CxA is given, by the GC, all drawings and specifications and the construction schedule by trade. The CxA keeps notes from the meeting and distributes them to each team member. Commissioning Plan The Commissioning Plan is a living document that outlines the organization, schedule, allocation of resources, and documentation requirements of the commissioning process. Ideally, the initial Commissioning Plan is created during a Pre-Design Phase. However, it must be developed as soon as possible, depending on when the Commissioning Team is officially formed. The Commissioning Plan serves as the road map for executing the process during the Construction and Occupancy and Operations Phases. The plan is continuously updated and added to until the end of the project, when it then become the Project Commissioning Record. The CxA finalizes the draft Commissioning Plan using the information gathered from the kick-off meeting. The initial commissioning schedule is also developed along with a detailed timeline. The timeline is fine-tuned as construction progresses.

Owners Project Requirements The OPR, relative to the building systems selected for commissioning, will be documented in order to establish a baseline of performance expectations to which the actual installed performance is



compared. The CxA, with the assistance of the FM, CM, OR and A/E, discusses the Basis of Design Summary that documents the OPR for those building systems selected for commissioning. The OPR Summary reflects the underlying assumptions and requirements that become represented in the construction documents. The OPR is developed by the owner and may be found in Appendix A of this document. Basis of Design The Basis of Design (BOD) is a document that records the concepts, calculations, decisions, and product selections used in the design to meet the Owner’s Project Requirements and to satisfy applicable regulatory requirements, standards, and guidelines. The document generally includes both narrative descriptions and lists of individual items that support the design process. The BOD is developed by the Architect/Engineer of Record and may be found in Appendix B of this document. Training Requirements Training requirements are established during the Design Phase and are incorporated into the project specifications for each system that requires training. Refer to Appendix N for more information. Commissioning Issues Log Also known as deficiency or non-conformance reports, Commissioning Issues provide a record of issues that are discovered through the commissioning process so that they may be tracked and appropriately resolved. The Commissioning Issues Log is a formal and ongoing record of problems or concerns – and their resolution – that have been raised by members of the Commissioning Team during the course of the commissioning process that synopsizes the issues recorded on the Commissioning Issues form. Design review comments are included in the Issues section to track issues raised during the design process separately from the Construction Phase issues. Commissioning Issues forms are completed during the Construction and Occupancy and Operations Phases to track concerns raised during the commissioning process. The Issues Log then synopsizes the issues and provides issue status at-a-glance. Refer to Appendix K for more information. Construction Checklists, Tests and Startup Construction Checklists (CC) are important to ensure that the equipment and systems are connected and operational and that performance testing may proceed without unnecessary delays. Each piece of equipment receives full checkout by the contractor. No sampling strategies are used. In general, the contractor will complete CCs for all equipment and systems prior to formal performance testing of equipment or subsystems of the given system. These checklists will be verified by the CxA. Additional CCs will be added as necessary. The CCs 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 Construction Checklist items entail simple testing of the function of a component, a piece of equipment or system which will be combined with the manufacturer’s start-up checklist. Functional testing and verification may be achieved by manual testing (persons manipulate the equipment and observe performance) or by monitoring the performance and analyzing the results using the control system’s trend log capabilities or by stand-alone data loggers. The CxA will follow the specifications and use judgment where needed to determine which method is most



appropriate. According to the specifications, not all pieces of identical equipment receive in-depth testing.

Execution of Functional Testing Procedures

Overview and Process For any given system, prior to performing functional testing, the CxA will either wait until the CC has been submitted with the necessary signatures, confirming that the system is ready for functional testing or complete the CC with owner’s personnel as required. The contractor performs the testing and the CxA oversees witnesses and documents the functional testing of all equipment and systems according to the Specifications and the OPR. The control system is tested before it is used to verify performance of other components or systems. The air balancing and water balancing is completed and debugged before functional testing of air-related or water-related equipment or systems. Testing proceeds from components to subsystems to systems and finally to interlocks and connections between systems. Additional Test Procedures will be added as necessary.

Pre,Requisites for Functional Performance Testing The following applicable prerequisite checklist items are required to be listed on each written test form and be completed and checked off by the Commissioning Authority (CxA) prior to functional testing.

1. All related equipment has been started up and start-up reports have been submitted and approved by the A/E and Construction Checklists have completed by contractor.

2. All control system functions for this and all interlocking systems are programmed and operable per contract documents, including final set-points and schedules with debugging, loop tuning and sensor calibrations completed.

3. Piping system flushing complete and required report approved. 4. Water treatment system complete and operational. 5. Test and balance (TAB) complete and approved for the hydronic and air system. 6. All A/E punchlist items for this equipment corrected. 7. Safeties and operating ranges reviewed by Operations. 8. Test requirements and sequences of operation attached. 9. Schedules and set-points attached.

10. Sufficient clearance around equipment for servicing. 11. Record of all values for pre-test set-points changed to accommodate testing has been

made and a check box provided to verify return to original values (control parameters, limits, delays, lockouts, schedules, etc.).

12. Other miscellaneous checks of the CC checklist and start-up reports completed successfully.

Site Observation The CxA makes periodic site visits to witness equipment and system installations, spot checking completed Construction Checklists submitted by the contractors. Each site visit will have a specific agenda and will be coordinated with the general contractor site supervisor. The CxA attends selected planning and job-site meetings in order to remain informed on construction progress and to update parties involved in commissioning. The GC provides the CxA with information regarding substitutions or change orders that may affect commissioned equipment or the commissioning schedule.



Start,Up Plan

A. At a time designated by the owner, all Work required to be commissioned shall be operated by the contractor to demonstrate to the owner compliance with the OPR and Contract Documents. The contractor shall provide all materials, test equipment, utilities, etc., and sufficient responsible and knowledgeable personnel from each related trade as required demonstrating proper systems' operation. 1. This start-up test shall be in addition to the requirements for contractor tests, Code

official’s inspection tests, Authority having jurisdiction requirements and operating instructions.

2. The contractor shall supervise, conduct, and document the start-up tests. The date for the start-up tests shall be prior to the anticipated date of substantial completion and in sufficient time to permit proper and full execution of the tests prior to that date. Any adjustments and/or alterations which the start-up tests indicate as necessary for the proper functioning of all equipment shall be completed prior to the date of substantial completion.

3. The contractor shall provide a detailed schedule of completion indicating when each system is to be completed and outlining when and how tests will be performed. Completion schedule and Test Procedures shall be submitted for review at least 60 days prior to the anticipated date of system start-up.

4. The scope of start-up tests shall include, as a minimum, a complete and fully automatic demonstration of the sequences of control specified in Section and as may be specified elsewhere in this Division. The demonstration shall simulate seasonal or climate-based initiation of sequences.

B. All work shall be operated properly with all systems balanced and all controls adjusted.

1. Work found not operating in accordance with the requirements specified in the Contract Documents shall be corrected and additional start-up tests made, all at no additional cost to the owner.

Verification during the Construction Phase Verification is a systematic process of ensuring that all building systems perform interactively according to the OPR and operational needs. This is achieved by beginning in the Construction Phase and continuing through the occupancy and operations period with actual verification of performance prior to occupancy. Verification during the construction of this project is intended to achieve the following specific objectives according to the Contract Documents:

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

• Verify and document proper performance of equipment and systems. • Ensure that O&M documentation is complete. • Verify and document that systems and assemblies perform according to the OPR. • Verify that adequate and accurate system and assembly documentation is provided to the

owner.

• Verify that operation and maintenance personnel and occupants are properly trained. • Utilize quality-based sampling techniques to detect systemic problems. • Verify proper coordination among systems and assemblies.



Commissioning Record The Project Commissioning Record is the original Project Commissioning Plan updated throughout the project and augmented with completed checklists, Test Procedures and data, and other attachments and reports collected through the commissioning process. The Commissioning Record is incorporated in the final project Systems Manual.

6. Occupancy and Operations Phase Commissioning Issues and Retesting The CxA record the results of the functional test on the procedure or test form. All deficiencies identified during the verification testing are documented on an issues list standard form and reported to the owner. The deficiency report includes all details of the components or systems found to be non-compliant with the parameters of the test plans. The report details the adjustments or alterations required to correct system operation, at which time owner will identify the responsible party. Corrections of minor deficiencies identified may be made during the tests at the discretion of the CxA with the concurrence of the owner. In such cases the deficiency and resolution will be documented on the procedure form. Every effort will be made to expedite the testing process and minimize unnecessary delays, while not compromising the integrity of the procedures. For identified deficiencies: If there is no dispute on the deficiency and the responsibility to correct it:

The CxA documents the deficiency and the adjustments or alterations required to correct it. The contractor corrects the deficiency and notifies the CxA that the equipment is ready to be retested. The CxA reschedules the test and the test is repeated.

If there is a dispute about a deficiency or who is responsible:

The deficiency is documented on the issues form and a copy given the CM/OR. Resolutions are made at the lowest management level possible. Final interpretive authority is with the CM/OR and the A/E. The CxA documents the resolution process.

Once the interpretation and resolution have been decided, the appropriate party corrects the deficiency and notifies the CxA that the equipment is ready to be retested. The CxA reschedules the test and the test is repeated until satisfactory performance is achieved. Deferred Testing

Unforeseen Deferred Tests: If any test cannot be completed due to the building structure, required occupancy condition, or other deficiency, the functional testing may be delayed upon approval of the owner. These tests are conducted in the same manner as the seasonal tests as soon as possible.

Seasonal Testing: Seasonal variation in operations or control strategies may require additional testing during the opposite season to verify performance of the HVAC system and controls. During the warranty period, seasonal testing and other deferred testing is completed as required to fully test all sequences of operation. Operation coordinates these



activities. Tests are executed and documented, with deficiencies corrected by the appropriate contractors. Any final adjustments to the O&M manuals and as-builts due to the testing are also completed. Facility Staff Participation: The facilities operating staff at the direction of the owner may participate in the testing process. Sampling: At the discretion of the CxA, multiple identical pieces of non-life-safety or otherwise non-critical equipment may be functionally tested using a sampling strategy.

Sequence of testing:

1. The verification of the Construction Checklists begins with equipment or assembly delivery and continues through start-up and testing.

2. Tests verifying system and inter-system performance according to the Owner’s Project Requirements cannot begin until the Construction Checklists have been verified and accepted by the Commissioning Team.

3. Other sequencing requirements, depending upon the specific system, may be required to ensure the proper conditions are present or can be created.

4. A specified test is run per construction documents or per manufacturer’s requirements. Standard O&M Manuals As part of the commissioning process, the CxA reviews the O&M manuals, documentation and redline as-builts for systems that were commissioned to verify compliance with the OPR and Specifications. The CxA will review each equipment warranty and verifies that all requirements to keep the warranty valid are clearly stated. Systems Manual The Systems Manual is intended to be a usable information resource containing all of the information related to the systems, assemblies, and commissioning process in one place with indexes and cross references. Refer to Appendix N for additional requirements. Final Commissioning Report After completion of all commissioning activities, the Commissioning Authority will write a final report documenting the overall results of the commissioning process and recommending acceptance of the commissioning process and related documentation to the owner. The final commissioning report will include an overview or summary of the commissioning process, major results of the process, the final commissioning issues log and resolutions, commissioning progress and field reports, a deferred testing log, an unresolved issues log, a lessons-learned evaluation, and concluding with a recommendation to accept the process as complete. Warranty Period During the warranty period, seasonal testing and other deferred testing required is completed according to the specifications. Tests are executed and deficiencies corrected by the appropriate subs, witnessed by the CxA. Any final adjustments to the O&M manuals and as-builts due to the testing are made. Approximately 10 months into the warranty period, a one day review session is



held on site to review systems operation with O&M staff prior to expiration of the warranty. Appendix R is designated to include the results of this session. Lessons Learned Review After completion of all commissioning activities and before the end of the warranty period, a lessons learned review is held on site with the entire Commissioning Team in attendance. The purpose of the review session is to obtain honest, objective, and constructive feedback on the effectiveness of the commissioning process used and changes that will improve the delivered project. The CxA documents the issues, benefits, and recommendations of this session for inclusion in the final commissioning report and in Appendix S, herein.

7. Contact Information The following table indicates individual contacts for each organization involved in the commissioning process:

8. Schedule Requirements The following sequential priorities are followed:

WMU Campus Housing Phase I ; CONTACT LIST

Name COMPANY Responsibility Office Phone Mobile Phone e;MAIL

Mickey Rutz Western Michigan Construction Admin

Adam Doubblestein, PE Byce & Associates, Inc Cx - Project Manager 269-381-6170 269-998-2050 [email protected]



1. Equipment is not “temporarily” started (for heating or cooling), until installation checklist items and all manufacturers’ pre-start procedures are completed and moisture, dust and other environmental and building integrity issues have been addressed.

2. System verification testing is not begun until Construction Checklists and start-up and TAB is completed, for a given system. System ready to balance checklist must be submitted to Operations.

3. The controls system and equipment it controls are not functionally tested until all points have been calibrated and Construction Checklists are completed.

4. TAB is not performed until the controls system has been started, sufficiently functionally tested, and approved by the A/E.

5. TAB is not performed until the envelope is completely enclosed and ceilings are complete, unless the return are is ducted.

Project Schedule The project commissioning schedule resides in Appendix G. The initial commissioning schedule is summarized in Table 9.1 as follows:

Table 8.1: Initial Commissioning Schedule Summary

Commissioning Activity Duration Estimated

Start Date

Estimated

Completion

Date

Commissioning Plan 1/5/13 7/15/13

Preliminary Commissioning Plan

Scoping Meeting

Final Commissioning Plan

Submittals and test writing 11/13/12 2/27/13

Review submittals

Write Startup and CC

DDC program review meeting

Write Test Procedures

Construction Observation 1/25/13 7/5/13

Site observations

CC completion and spot checking

Equipment startup

Startup documentation

Controls system checkout

Test and Balance 6/1/13 6/15/13

TAB air side

TAB water side

System verification testing 7/5/13 7/21/13

Capacity verification

Control component verification

Functional performance testing 8/1/13 8/28/13

O&M, training, reporting, warranty 7/30/13 8/22/13

O&M Manuals submitted



Review O&M manuals

Review as-built documentation

Seasonal and deferred testing

Assemble Systems Manual

Final commissioning report

Byce & Associates, Inc. 17 of 38

9. Index of Appendices

Appendix A - Owner’s Project Requirements Appendix B - Basis of Design Appendix C - Project Specifications Appendix D - Communication Structures Appendix E - Roles and Responsibilities Appendix F - Commissioned Systems Appendix G - Commissioning Process Schedule Appendix H - Pre-Bid Meeting Appendix I - Pre-Construction Commissioning Meetings Appendix J - Commissioning Submittal Review Appendix K - Commissioning Process Issues Appendix L - Commissioning Construction Checklists Appendix M - Commissioning Test Procedures Appendix N - Owner Training Appendix O - Systems Manual Appendix P - Commissioning Meeting Minutes Appendix Q - Correspondence Appendix R - Warranty Review Appendix S - Lessons Learned Appendix T - Commissioning Progress Reports


Appendix A – Owner’s Project Requirements


Appendix B – Basis of Design


Appendix C – Project Specifications Commissioning language in the specifications details the scope of commissioning for this project. The following table lists the sections of the specifications that may include commissioning related language required for this project. Additional requirements may be included in each sub section.

See Specification Book


Appendix D – Communication Structures General Management Plan and Protocols The following protocols will be used on this project:

Table D.1: General Management Protocols Issue Protocol

For requests for information (RFI) or formal documentation requests by the CxA:

The CxA goes first through the CM or OR

For minor or verbal information and clarifications by the CxA:

The CxA goes direct to the CM or OR

For notifying contractors of deficiencies:

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

For scheduling tests or training: The CxA provides input and coordination of testing and training. Scheduling is done through the CM or OR.

For scheduling commissioning meetings:

The CP selects the date and schedules through the CM or OR.

For making a request for significant changes:

The CxA has no authority to issue change orders.

For making minor changes in specified sequences of operations:

Any required changes in sequences of operations required to correct operational deficiencies must be approved and documented by the CM/OR and A/E team. The CxA may recommend changes in sequences of operation to improve efficiency or control.

Subcontractors disagreeing with requests or interpretations by the CxA shall:

Resolve issues at the lowest level possible. First with the CxA, who obtains approval from the CM or OR then with the GC. Some issues may require input from the A/E team.


Appendix E ; Roles and Responsibilities

A. Architect/Engineer Responsibilities: 1. Perform regular site observations of each system prior to system startup. 2. Furnish Basis of Design (BOD) to CxA. 3. Clarify operation and control of equipment when specification, control

drawings, or equipment questions arise. 4. Coordinate resolution of design issues affecting system performance

identified during functional testing. 5. Coordinate resolution of system deficiencies identified during functional

testing, according to Contract Documents.

B. Commissioning Authority (CxA) Responsibilities: 1. Basic Responsibilities:

a. Develop and coordinate execution of Cx plan for specified mechanical and electrical systems in Contract Documents.

b. Schedule Cx work with Contractor for inclusion in master project schedule.

c. Plan and conduct Cx meetings and site visits. d. Approve and distribute Cx pre-functional checks and functional

tests. e. Develop pre-functional check and startup plan in cooperation with

Contractor and equipment and system installers. f. Approve functional test procedures in cooperation with Contractor

and equipment and system installers. g. Review test and balance execution plan. h. Assist in resolution of potential conflicts with Cx activities. i. Review equipment and system installations. j. Document equipment and systems are installed and perform in

accordance with the BOD and Contract Documents. k. Notify Owner and A/E of issues initiated through the Cx process. l. Coordinate required seasonal or deferred testing and deficiency

corrections.

2. Detailed Responsibilities: a. Document mechanical and electrical system testing. b. Approve Cx tests and checklist completion by reviewing checklist

reports, site observation, and spot checking. c. Approve systems startup by reviewing startup reports and site

observation. d. Oversee performance testing of control system. e. Approve test and balancing by reviewing completed reports and

site observation. f. Approve performance tests performed by equipment and system

installers. 1) Coordinate retesting until satisfactory performance is

achieved.


g. Maintain deficiency and resolution log and separate testing record. Submit progress reports and test results with recommended actions to Owner.

h. Provide Cx report at project close-out.

C. Owner Responsibilities: 1. Provide Owner’s Project Requirement (OPR) document for inclusion in

Cx Manual. 2. Arrange for Owner's personnel to attend commissioning activities and

training sessions according to Cx plan. 3. Approve Commissioning work completion. 4. Ensure seasonal or deferred testing and deficiency issues are addressed.

D. Construction Manager / Contractor Responsibilities: 1. Facilitate coordination of Cx schedule. 2. Attend Cx meetings and site visits. 3. Cooperate with CxA, and provide access to systems. 4. Coordinate resolution of Cx issues affecting system performance

identified during Cx process. 5. Require equipment and system installers to execute testing. Review and

provide comments on performance test procedures. 6. Require manufacturers to review Cx test procedures for equipment

installed by manufacturer. 7. Furnish proprietary test equipment required by manufacturers to

complete equipment and system tests. 8. Furnish qualified personnel to assist in completing Cx. 9. Furnish manufacturer's qualified field representatives as required to

assist in completing Cx. 10. Ensure equipment and system installers execute Cx responsibilities

according to Contract Documents and schedule. 11. Coordinate Owner's personnel training. 12. Prepare operation and maintenance manuals specified. Update original

sequences of operation reflecting actual installation. 13. Ensure equipment and system installers execute seasonal and deferred

performance testing, and verify it is witnessed by Cx representative. 14. Ensure equipment and system installers correct deficiencies and make

necessary adjustments to operation and maintenance manuals and Record Documents for issues identified.


Appendix F – Commissioned Systems The following systems and equipment will be commissioned:

System Equipment Check

HVAC System Packaged AC units

Unit heaters

Exhaust fans

HVAC control system

Plumbing Domestic Water Heating

Electrical Systems Lighting controls

Lighting occupancy sensors

Distribution Panel Circuit Breakers


Appendix G ; Commissioning Process Schedule


Appendix H ; Pre;Bid Meeting


Appendix I ; Pre;Construction Commissioning Meetings


Appendix J ; Commissioning Submittal Review


Appendix K ; Commissioning Process Issues


Appendix L ; Commissioning Construction Checklists


Appendix M ; Commissioning Test Procedures


Appendix N – Owner Training


Appendix O ; Systems Manual


Appendix P – Commissioning Meeting Minutes


Appendix Q – Correspondence


Appendix R – Warranty Review


Appendix S – Lessons Learned


Appendix T – Commissioning Progress Reports

12100284 CoverPreliminary Cx Plan 2013.04.

Commissioning Plan: Legacy Collections Center · 2014. 4. 16. · Record, operation manual,...

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