PROPOSAL - State College Area School District...SEBESTA, INC. 1220 Valley Forge Road, #1...

PROPOSAL

State College Area School DistrictBuilding Commissioning ServicesHigh School Project

January 9, 2015

SEBESTA, INC.1220 Valley Forge Road, #1Phoenixville, PA 19460

877.706.6858 sebesta.com

January 9, 2015

State College Area School DistrictAttn: Ed Poprik131 West Nittany Ave.State College, PA 16801

Re: Proposal for Building Commissioning Services, State College Area School District High School Project

Sebesta, Inc. (Sebesta) is pleased to present our proposal to provide commissioning (Cx) services for the renovations and additions to the State College Area School District (SCASD) High School South and North Buildings located in State College, PA. We appreciate the opportunity to be considered to support the project team and help SCASD accomplish your construction goals. Our commissioning team has experience commissioning similar projects and we have local experts that will manage diligently oversee and execute the commissioning of these two buildings. Regular visits made by our readily available staff will allow a close watch on construction progress and installations and facilitate a collaborative approach with excellent communication.

In the attached proposal, we outline our detailed scope of services, deliverables, schedule, compensation, and clarifications. You’ll find Sebesta has the experience, qualifications, and values that exceed those needed for commissioning the project, including:

• Sebesta has provided commissioning services on a continuous basis for over twenty years, representing approximately sixty percent of our total yearly revenues.

• We utilize a web-based Commissioning Tool, Cx Alloy, to manage projects. This tool provides a unique process for managing the recording and reporting of “live” field reports, checklists, functional performance testing, and commissioning Issues tracking.

• Many Sebesta staff—and our proposed team—hold memberships in ASHE, ASHRAE, AEE, IEEE, and BCA. Sebesta is a charter member of and maintains a corporate sustaining membership with the Building Commissioning Association and has been a corporate sustaining member of the US Green Building Council for over six years. We are a NEBB-certified commissioning firm and several individuals hold NEBB Building Systems Commissioning or TAB Supervisor certification.

• Our commissioning team members have training and extensive field experience with Automated Logic, Siemens, Johnson Controls, and other direct digital control systems.

• Sebesta’s quality control process is designed to continuously improve our commissioning services and how we approach projects, including assignment of Cx Agents and Subject Matter Experts that specialize in systems included on each project. Our process also involves regular reporting to facilitate both project level and overall consultant/client communications on a monthly basis aimed to improve project performance and assure alignment with SCASD’s desired expectations.

We look forward to your review of our proposal and the opportunity to discuss it with you in more depth. If you have any questions, please feel free to contact Kevin Barnett at 717.433.3370, or [email protected].

Sincerely,

SEBESTA, INC.

Kevin Barnett, LEED AP, CxA Brad Bowman, LEED APProject Manager Principal-in-Charge

TABLE OF CONTENTS

Firm Overview and Project Team

Cover Letter.............................................................................................................................................................Letter

Firm Description.............................................................................................................................................................1

Proposed Commissioning Authority...............................................................................................................................2

Project Team...................................................................................................................................................................3

Building Commissioning Experience

Building Commissioning Experience..............................................................................................................................10

Project Approach

Project Approach..........................................................................................................................................................11

References and Work Samples

References....................................................................................................................................................................17

Work Samples...............................................................................................................................................Attachments

Fee Proposal and Agreement

Fee Proposal.................................................................................................................................................................19

Form of Agreement (Terms and Conditions, Insurance Coverage)...............................................................................38

FIRM OVERVIEW AND PROJECT TEAM

M A R K E T SEducationGovernmentCommercialHealthcarePower Delivery

Chicago, ILPhiladelphia, PAMadison, WI Boston, MANew York, NYRaleigh, NC

Firm DescriptionEstablished in 1994, Sebesta, Inc. is a nationally recognized provider of full-service commissioning, energy performance, and planning and design services. As a company, we promote collaborative and sustainable solutions that are designed to ensure occupant comfort, improve efficiency and reduce operational costs.

Our ability to connect across markets and disciplines allows us to approach our core services from different perspectives, and gives us an unmatched ability to create innovative solutions. Sebesta’s professional staff is linked across a nationwide network of offices.

As a premier service provider of consulting solutions, we deliver our integrated services as a unified team throughout our client-focused market segments. Approaching challenges from different perspectives — from master planning to detailed design, implementation and optimization strategies — we support our clients through every phase of a project with expert advice that optimizes the effectiveness of their facility budgets.

Sebesta has a depth of unique expertise and project specialization including: Commissioning; Retro-Commissioning; Plant and Process Engineering; Building Systems Analysis & Design; Power Delivery Systems; Energy Performance; Sustainability and Owner’s Representation.

Our professionals operate as an integrated workforce to create multi-disciplinary teams that provide a range of technical knowledge and services encompassing project management, process and value engineering, planning and studies, construction services, cost estimates and analysis.

In addition to the engineering backgrounds these personnel have hands-on experience as project management professionals, sustainability specialists, qualified commissioning professionals, test, adjust & balance technicians, LEED accredited professionals, certified energy managers, certified facility managers and facility O&M technicians.

Sebesta is a 100% ESOP Corporation.

S E R V I C E SCommissioningPlanning & DesignEnergy PerformanceSustainabilityClient Utility SolutionsOwner’s Rep

O F F I C E SArlington, VASt. Paul, MN Cedar Rapids, IADallas, TXHouston, TX Austin, TX

A S S O C I A T I O N SAmerican Society of Heating, Refrigerating and Air-Conditioning EngineersU.S. Green Building CouncilBuilding Commissioning AssociationAABC Commissioning GroupNational Environmental Balancing Bureau

ADDRESS AND PRIMARY CONTACTSebesta, Inc. Corporation /1994 / MN1450 Energy Park Drive, Suite 300St. Paul, MN 55108

Local Office:1220 Valley Forge Road, #1Phoenixville, PA 19460-2676Phone: 610.422.3025

Contact: Kevin Barnett, LEED AP, CxAProject ManagerPhone: 717.433.3370E-Mail: [email protected]

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Proposed Commissioning AuthorityKevin Barnett, LEED AP, CxA, will serve as Commissioning Authority and Project Manager for this project. Mr. Barnett has over 20 years of industry experience, with a strong background in automatic temperature controls and building automation systems. For more than 17 years, he has maintained a quality control emphasis while managing controls and commissioning projects that range in size and complexity from minor additions and upgrades in the K-12 and light commercial market to complete retrofits and new construction of facilities for government, military, pharmaceutical, healthcare and higher education clients. He has significant experience with USGBC’s LEED System. He is also highly skilled in troubleshooting building systems.

Our team’s second Commissioning Authority is Drew Kohler, CxA. He has over 21 years of experience in the delivery of facility projects, including new construction commissioning process implementation related to critical HVAC controls and MEP systems. Mr. Kohler’s tenure encompasses work in various sectors and project types, including higher education. Having served as project manager for several of these initiatives, Mr. Kohler is proficient in scheduling, invoicing, resource allocation, and client and team member coordination. The mutual capabilities of these gentlemen include the following:

• Leadership of Commissioning Team and Serving as Extension of Owner Staff

• Commissioning Plan Development

• Leadership of Design Phase Review and Team Meetings

• Development of Pre-Functional Checklists and Functional Performance Tests

• Training of Operations and Maintenance Staff to satisfy LEED Requirements

• Highly Organized and Able to Work with Management and Trade Contractors

• Excellent Verbal and Written Communication Skills

Additional information regarding Mr. Barnett’s and Mr. Kohler’s project experience is detailed in the team resumes included with this submission. Their compliance with the requirements for the CxA as stated in the solicitation for this project is shown in the table below.

CxA Requirements CxA Compliance

Acted as the principal CxA for at least three projects over 40,000 square feet during the past two years ✓

Significant experience with the requirements and applications of the USGBC’s LEED Green Building Rating System ✓

Extensive experience in the operation and troubleshooting of HVAC systems, energy management control systems, and lighting controls systems

✓

Over five years of extensive field experience ✓Knowledgeable in building operation and maintenance and O&M training ✓

Experienced in energy-efficient equipment design and control strategy optimization ✓

Direct experience in monitoring and analyzing system operation using energy management control system trending and stand-alone data logging equipment

✓

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Project TeamThe organizational chart shown below denotes the reporting responsibilities of our proposed team. A description of individual roles are found in the matrix shown on the next page.

State College Area School District

Principal-in-ChargeBrad Bowman, LEED AP

Project Manager / Commissioning Authority

Kevin Barnett, LEED AP, CxA

Drew Kohler, CxA

CommissioningAuthority

Lisa Allison, PE

Electrical Systems

George Houk, RA, LEED AP

Building Envelope

Eli Baumgardner, PE, LEED AP, CPMP

MechanicalSystems

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BRADLEY G. BOWMAN, LEED APPRINCIPAL-IN-CHARGE

PROFILEMr. Bowman has more than 20 years of diverse professional experience in procuring, managing, performing, and directing EHS, water resources engineering, environmental and geotechnical engineering, D/B, construction management and GIS project for the public sector and a wide range of industries, including the steel, oil and gas, shale gas, power generation and transmission and manufacturing industries. His experience has required the understanding and intimate knowledge of public and citizen involvement, code and ordinance development, master planning, zoning and land development regulations, infrastructure design, storm water management, LID/GI, watershed analysis, TMDL, transportation planning and design and environmental engineering. EDUCATIONMaster of Science Graduate Studies, Chemical EngineeringRensselaer Poly-Technical Institute

Bachelor of Science, ChemistryMiami University

ACCREDITATIONS, ASSOCIATIONS AND LICENSESLEED Accredited ProfessionalCertified Environmental Trainer (CET)National Environmental Training AssociationAmerican Water Works Association (AWWA)American Water Resource Association (AWRA)Virginia Lakes and Watersheds Association (VLWA)

SPECIALTY AREASCommissioningBrownfields and Redevelopment ProgramsFacility AssessmentsEnvironmental ManagementTraditional Testing and BalancingEnergy-Efficient Equipment & Control Strategy OptimizationBuilding Energy Modeling/ Performance SimulationLife Cycle CostingEnvironmental Sustainable Design and LEED ProjectsIndoor Air Quality TestingAir Quality Engineering

SkansaMontgomery County Public SchoolsMiddle and High School FacilitiesCommissioningRole: Principal-in-Charge

Penn State UniversitySouth Frears RenovationCommissioningRole: Principal-in-Charge

Penn State UniversitySouth Halls Renovation and New BuildingCommissioningRole: Principal-in-Charge

Penn State UniversityHHD Renovation and AdditionCommissioningRole: Principal-in-Charge

Pennsylvania Department of General ServicesLincoln University Azikiwe-Nkrumah HallCommissioningRole: Principal-in-Charge

Georgia Southern UniversityLandrum and Lakeside Dining FacilitiesCommissioningRole: Principal-in-Charge

* Indicates work performed at firms other than Sebesta

SELECT PROJECT EXPERIENCE

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KEVIN BARNETT, LEED AP, CxACOMMISSIONING AUTHORITY/ PROJECT MANAGER

PROFILEMr. Barnett has 20 years of industry experience, with a strong background in automatic temperature controls and building automation systems. For more than 17 years, he has maintained a quality control emphasis while managing controls and commissioning projects that range in size and complexity from minor additions and upgrades in the K-12 and light commercial market to complete retrofits and new construction of facilities for government, military, pharmaceutical, healthcare and higher education clients. He has significant experience with USGBC’s LEED System. He is also highly skilled in troubleshooting building systems.

Since 2005, Mr. Barnett has served as a manager of a commissioning department and overseeing or managing projects as the commissioning authority and project manager.

Mr. Barnett’s experience, training and certifications enable him to be a knowledgeable and effective leader for projects regardless of size, complexity or certification goals. EDUCATIONAssociates in Electrical Technology Pennsylvania College of Technology

Bachelor of Science, Electrical Engineering TechnologyPennsylvania State University, Capital College

ACCREDITATIONS, ASSOCIATIONS AND LICENSESLEED Accredited Professional

Certified Commissioning Authority, AABC Commissioning Group (ACG)

SPECIALTY AREASCommissioning and Retro-CommissioningProgrammable Logic DevicesBuilding Automation SystemsAutomatic Temperature ControlsTraditional Testing and BalancingBuilding Energy EnhancementEnergy-Efficient Equipment & Control Strategy OptimizationBuilding Energy Modeling/ Performance SimulationEnvironmental Sustainable Design and LEED ProjectsBuilding Envelope CommissioningIndoor Air Quality Planning & Testing

Exeter Township School DistrictNew Elementary School*CommissioningRole: Project Manager / CxA

North Schuylkill School DistrictNew Elementary School*CommissioningRole: Project Manager / CxA

Penn State UniversitySouth Frears RenovationCommissioningRole: Project Manager / CxA

Penn State UniversitySouth Halls Renovation and New BuildingCommissioningRole: Project Manager / CxA

Penn State UniversityHHD Renovation and AdditionCommissioningRole: Project Manager / CxA

Penn State UniversityRecreation Hall Main Gym Air ConditioningCommissioningRole: Project Manager / CxA



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DREW KOHLER, CxACOMMISSIONING AUTHORITY

PROFILEMr. Kohler has over 21 years of experience in the delivery of facility projects, including new construction commissioning process implementation related to critical HVAC controls and MEP systems. His experience also includes energy audits and retro-commissioning of facilities to implement energy conservation measures. Mr. Kohler’s tenure encompasses work in various sectors and project types, including higher education, hospital research, pharmaceutical production, and mass transit facilities. Having served as project manager for several of these initiatives, Mr. Kohler is proficient in scheduling, invoicing, resource allocation, and client and team member coordination. EDUCATIONUSAF Technical Training School, Chanute Air Force BaseAircraft Systems Technician

York Technical Institute, York, PAElectronics Technology Coursework

ACCREDITATIONS, ASSOCIATIONS AND LICENSESCxA (Certified Commissioning Authority)Universal Refrigerant License, Ferris State UniversityHEPA Filtration Systems Certification, Micro-Clean Technologies

SPECIALTY AREASCommissioning

Retro-Commissioning

Energy Audits

Mechanical Systems

Electrical Systems

HVAC Systems

Building Automation

Gannett FlemingClarke County High SchoolCommissioningRole: Commissioning Specialist

Cornell UniversityResident Housing Initiative Phase 4*CommissioningRole: Commissioning Specialist

Harrisburg University of Science and TechnologyHarrisburg UniversityCommissioningRole: Project Manager

University of PennsylvaniaVarious Facilities*Retro-CommissioningRole: Commissioning Specialist

University of PennsylvaniaCritical Research Vivarium*CommissioningRole: Commissioning Specialist

Pennsylvania Department of General ServicesLincoln University Student Commons Facility*CommissioningRole: Commissioning Specialist

Penn State UniversityVarious Facilities, Equipment/Controls Retro-Fits*CommissioningRole: Project Manager



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ELI BAUMGARDNER, PE, LEED AP, CPMPLEAD MECHANICAL ENGINEER

PROFILEMr. Baumgardner has over seven years of experience, including commissioning for education, healthcare, and government facilities. He has supervised controls system functional performance testing, identified both potential issues with controls systems and opportunities for optimized system performance. He has also developed project system manuals for HVAC, domestic hot water, and lighting controls. He has worked extensively with Automated Logic controls systems through his work with Duval County Public Schools and is very familiar with Siemens Apogee through his work with the Department of Management Services in the State of Florida.

Mr. Baumgardner is adept in the execution of commissioning projects from beginning to end, including kick-off meetings, integration of commissioning activities into overall project schedules, development of commissioning plans and pre-functional/ functional testing procedures, construction issue/ discrepancy reports, verification of construction document compliance with Owner Project Requirements and Basis of Design, review of mechanical system construction submittals, verification of both system performance and installation, and production of final commissioning reports. EDUCATIONBachelor of Science, Mechanical EngineeringFlorida Institute of Technology (Melbourne, FL)

ACCREDITATIONS, ASSOCIATIONS AND LICENSESRegistered Professional Engineer, Mechanical: FL (#73816)

Commissioning Process Management Professional – American Society

of Heating, Refrigeration, and Air Conditioning Engineers (ASHRAE)

LEED Accredited Professional – U.S. Green Building Council

SPECIALTY AREASMechanical EngineeringCommissioningTraditional Testing and BalancingBuilding Operations & Maintenance ManualsEnergy-Efficient Equipment & Control Strategy OptimizationEnvironmental Sustainable Design and LEED ProjectsBuilding Envelope Design, Forensics

SkansaMontgomery County Public SchoolsMiddle and High School FacilitiesCommissioningRole: Principal-in-Charge

Duval County Public SchoolsAtlantic Coast High School*Robert E. Lee High School*Eugene Butler Middle School*Waterleaf Elementary School*CommissioningRole: Mechanical Engineer

Pennsylvania Department of General ServicesLincoln University - Azikiwe-Nkrumah HallCommissioningRole: Mechanical Engineer

Penn State UniversityHealth & Human Development Building Renovation & AdditionCommissioningRole: Mechanical Engineer

Fairfax County, VirginiaWoodrow Wilson Library RenovationCommissioningRole: Mechanical Engineer



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LISA Y. ALLISON, PELEAD ELECTRICAL ENGINEER

PROFILEMs. Allison has been involved in numerous condition assessments, engineering design and commissioning projects over the past eight years. She has experience in electrical, fire alarm and life safety systems. She has worked on designs for many tenant improvement projects, mechanical installations and major equipment installations/ replacements, including generators, automatic transfer switches, switchboards, motor control centers and panelboards.

In addition to her design and investigation experience, Ms. Allison has provided commissioning services for commercial, government, educational, healthcare, residential and transportation facilities. Commissioning services focused primarily on electrical, fire alarm and life safety systems. She has performed all aspects of the commissioning process, including design review, plan development, development and facilitation of pre- and functional performance testing scripts, O&M Manual reviews and training. Ms. Allison is also proficient in project management, including resource allocation, client coordination, scheduling, budgeting, and invoicing. EDUCATIONBachelor of Science, Electrical EngineeringMarquette University

ACCREDITATIONS, ASSOCIATIONS AND LICENSESRegistered Professional Engineer, Electrical: MD

SPECIALTY AREASCommissioning & Retro-CommissioningPower Distribution DesignConstruction AdministrationProperty AssessmentsLighting Design and ControlsNew Building CommissioningO&M Operations and Support ServicesEnergy-Efficient Equipment & Control Strategy OptimizationBuilding Energy Modeling/ Performance SimulationEnvironmental Sustainable Design and LEED Projects

Manassas Park Public SchoolsCougar Upper Elementary SchoolCommissioningRole: Electrical Engineer

Maryland Department of General ServicesSchool for the DeafCommissioningRole: Electrical Engineer

School District of Palm Beach CountyMultiple SchoolsCommissioningRole: Electrical Engineer

Georgetown UniversityMcDonough School of BusinessCommissioningRole: Electrical Engineer

Towson UniversityWest Village CommonsCommissioningRole: Electrical Engineer

Penn State UniversitySouth Halls Renovation and New BuildingCommissioningRole: Electrical Engineer

Penn State UniversityHHD Renovation and AdditionCommissioningRole: Electrical Engineer


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GEORGE W. HOUK, RA, LEED APBUILDING ENVELOPE

PROFILEAs a registered architect with approximately 33 years of diverse experience in architecture, building inspections, and construction management, Mr. Houk has designed and/ or consulted on numerous new developments, on recently completed buildings that have experienced premature system failures, and on the restoration or adaptive re-use of buildings. These projects encompass a variety of use groups: residential developments, commercial/ office buildings, educational and government institutions, medical facilities and mixed-use developments. George’s background includes years of experience managing teams of architects and engineers in the completion of numerous projects. Through his diverse background in architecture and construction, he has developed significant expertise in the technical aspects of exterior envelope systems, design and construction and BIM implementation planning and consulting. EDUCATIONBachelor of ArchitectureBoston Architectural College

ACCREDITATIONS, ASSOCIATIONS AND LICENSESRegistered Professional Architect: DC, MDNCARB CertificationUSGBC LEED Accredited Professional

SPECIALTY AREASBuilding EnvelopeBuilding Information Modeling (BIM)ArchitectureForensic Investigation & AssessmentConstruction Administration

Massachusetts School Building AuthorityMonomoy Regional High SchoolCommissioningRole: Building Envelope

Anne Arundel County Public Schools*Anne Arundel High SchoolGambrills, MDBuilding Envelope CommissioningRole: Project Manager

Catholic Diocese of Arlington*Cherry Hill Catholic High SchoolBuilding Envelope CommissioningRole: Project Manager

Montgomery County Public Schools*Gaithersburg High SchoolBuilding Envelope CommissioningRole: Project Manager

Charles County Public Schools*St. Charles High SchoolBuilding Envelope CommissioningRole: Project Manager

Penn State UniversityHHD Renovation and AdditionCommissioningRole: Building Envelope

Penn State UniversityHUB Addition and RenovationCommissioningRole: Building Envelope



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BUILDING COMMISSIONING EXPERIENCE

Building Commissioning ExperienceEast Providence School Department District-Wide Repairs (East Providence, RI)

East Providence performed upgrades and repairs to multiple schools in the district to improve comfort and reduce energy costs. Sebesta provided commissioning services as part of this effort. Facilities included nine elementary schools, two middle

schools, and one high school.

Newport Public Schools Pell New PK-4 School (Newport, RI)

The school was designed for approximately 890 students and multi-instructional units including but not limited to Cafeteria, Kitchen, Media, Core Classrooms, Art, Music, Physical Education, Administration, Nurses Suite, Gifted and Support

space. Sebesta provided commissioning services for this facility.

School District of Palm Beach County, K-12 Multiple Projects (Palm Beach, FL)

The School District of Palm Beach County Florida selected Sebesta to provide commissioning services on over 31 schools. The individual task orders span elementary, middle and high schools, including new construction, additions, and school

modernizations. Sebesta was involved in all aspects of commissioning of school construction: classrooms, administration offices, library, auditorium, recreation, kitchens, dining areas, site, parking, school access and Enhanced Hurricane Protection Areas (EHPA). The School District elected to submit several schools for LEED certification.

Fairfax County Public School Renovations (Fairfax County, VA)

Sebesta provided commissioning services for the Great Falls Elementary School in Great Falls, VA. The project required installation of new HVAC equipment in conjunction with other renovation work performed in the school.

Another project involved the renovation of Sleepy Hollow Elementary School in Falls Church, VA.

Project AttributesTraditional Testing and BalancingBuilding O&M ExperienceEnergy-Efficient Equipment Design and Control Strategy OptimizationBuilding Energy Modeling or Performance SimulationLife Cycle CostingLEED CertificationBuilding Envelope ForensicsIndoor Air Quality TestingThird-Party CommissioningSpecification WritingDesign ReviewCommissioning Plan DevelopmentDevelop Pre- and Functional Performance Testing Scripts and ProceduresDevelopment of Integrated Testing ProceduresCoordinating and Overseeing Functional TestingO&M Manual Reviews and TrainingFinal Commissioning Reports10-Month Warranty Reviews

Sample Systems CommissionedBuilding Automation SystemsMechanical / HVAC SystemDuctwork SystemsElectricalEmergency Power / ATS-Transfer / UPS Grounding SystemsBuilding Envelope, Roof, GlazingFire / Life Safety SystemsLighting - Lighting Controls Domestic / Process Water SystemsWater TreatmentEquipment Vibration / Sound Control SystemsIT / Data Communication / AVPlumbing to support LEEDInstrumentation and ControlsCritical Building Pressure ControlVentilation & Exhaust SystemsPlease refer to the resumes shown in this package for listings of our proposed team’s project participation.

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PROJECT APPROACH

Technical Commissioning ProcessCommissioning is the systematic process of assuring by verification and documentation, from the design phase to a minimum of one year after construction that all commissioned systems perform interactively in accordance with the design documentation and intent, and in accordance with the Owner’s operational needs, including training. The overall goal of commissioning is to deliver facilities that work and to develop an operations team that can keep it working through documentation, training, and knowledge transfer.

We at Sebesta understand the Owner’s fundamental objective: to receive documented confirmation that the project meets established requirements for system operations and energy performance. This objective is accomplished by verifying that the systems design meets the overall objectives. Independent reviews of the design documents against the Owner’s project requirements and the Basis of Design allows the project team to ensure the systems design will meet the overall objectives.

Sebesta’s technical commissioning approach brings a holistic perspective to the construction process – to seamlessly integrate commissioning into the complex construction process and foster a teamwork environment to encourage collaboration and minimize conflict. Our team will work closely with project team to bring the best practices and sustainable values necessary to deliver fully functional renovated facilities. Sebesta understands the challenges associated with design, construction and commissioning of new and renovated facilities and our team will work closely with the entire project team to foster a teamwork environment – placing the project goals first.

We pride ourselves in our ability to minimize conflict between team members through our teamwork approach and we make it clear to the team early in the process that our brand of commissioning is not intended to point out failures but to help deliver the project. In the event of a disagreement, we work closely with the team to identify the best path forward to resolve the concern and work directly with the A/E team and Owner to help identify responsibility.

We utilize a web-based software commissioning tool, Cx Alloy, to facilitate excellent information sharing, issues tracking and reporting. The commissioning tool becomes a seamlessly integrated part of the commissioning process and ruly enhances the effect and effectiveness of the commissioning process.

We collaborate with your project team to optimize system performance as part of the design review process, submittal review process, installation verification, systems functional performance testing, as well as review O&M training to implement sustainable life cycle operations and maintenance programs for the project.

Sebesta brings a commitment to provide current best practices and value-added commissioning service solutions to your project. Through a collaborative approach for each project, we engage the entire commissioning team in every phase of the process so that the best-integrated solution is identified, implemented, documented, trained and achieved. We believe commissioning services are not a discreet event, but a process flowing from and through the construction, installation, start-up, check-out, functional testing, training, hand-off, and occupation by the operations/ maintenance staff, to optimize the overall life cycle sustainability of the building.

Utilizing the BAS during the Commissioning Process

We believe that BAS is a valuable tool that can be used during the entire commissioning process and especially during the functional performance testing (FPT), and in turn, the process provides a comprehensive testing procedure to verify that entire systems are verified during the commissioning process. We will utilize the BAS to collect data trends to be analysed prior to the FPT process. Our approach to executing functional performance testing, using BAS, is designed to reduce field execution labor for the commissioning team while providing reliable results that can easily be reproduced by the operating staff.

The first step in execution of functional performance testing is the comprehensive validation of the Building BAS/ DDC system. Through a disciplined process of point-to-point testing and individual loop performance testing, our process demonstrates that the data provided by the BAS system will be accurate and reproducible.

With a validated BAS system, the commissioning team can confidently proceed to execution of functional performance testing. The FPT process utilizes command, scheduling and automation functions of the BAS system to simulate test procedures and uses the trending and archiving capabilities to provide long term demonstration of system response and stability. Using a screen shot analysis, we ensure that the systems are ready for functional performance testing, and this provides a hard-copy record of the BAS baseline, and documents the status and illustrate system conditions.

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PROJECT APPROACHDuring the FPT phase, building systems are operated from the BAS in the same manner as the building O&M staff will operate them. Any functional deficiencies discovered are reported and corrected. When applicable, hard-coded variables, control logic and graphics programming are verified in the code and front end user interface.

For construction and retrofit projects where the control system installation has not yet been accepted, we generally believe that the control vendor should operate the control system during the testing process under the direction and supervision of the commissioning agent, so as to provide a collaborative approach to testing and to preserve the integrity of the acceptance and warranty.

Commissioning Approach - ObjectivesSebesta will provide commissioning services throughout the project, including the design, construction and warranty phases, through a collaborative team approach. By this we mean that our commissioning team provides recommendations to the entire project team for coordinating and implementing the commissioning activities in a logical, sequential and efficient manner, using consistent systematic protocols and centralized documentation.

A key element of our process is clear and regular communication and consultation with all necessary parties, along with frequently updated timelines and schedules. We apply our technical expertise to verify a fully functional project. In order to successfully meet or exceed the expectations set by the Owner, our approach is based on:

• Listening to the Owner, design team and the construction team to clearly understand the project requirements and expectations

• Creating a partnership with the project team

• Involving the Owner’s operations staff as an integral part of the team that will be involved throughout the commissioning process

• Providing flexibility and scalability to meet all requirements and expectations

For a Whole Building Commissioning approach:

• We develop and document the Commissioning Plan that outlines commissioning roles/ responsibilities.

• We integrate commissioning activities into the master construction schedule.

• We ensure the contractors provide the approved equipment/ system.

• We ensure that the equipment / system is installed correctly.

• We verify that the device / system functions correctly.

• We demonstrate that operable systems are fully integrated within the completed facility.

• We verify training of O&M personnel.

It’s our philosophy to lead the commissioning process by educating and assisting construction professionals in their roles within the commissioning process. We do not write a plan or specification, walk away, and expect everyone to do what we wrote–then criticize others for not doing it correctly or well enough. Instead, we work side-by-side each team member to clarify expectations and provide tools and guidance as they fulfill their contract requirements and deliver fully functional facilities.

Project Controls

We understand that cost and schedule control is a critical element of a successful project. Therefore, we invest a great deal of effort by the commissioning project manager and principal-in-charge to closely monitor the commissioning budget and schedule. The commissioning project manager has the primary responsibility of coordinating the project commissioning team to ensure timely delivery of all deliverables. This is a challenging endeavor given that the commissioning agent’s activities are tightly tied to the activities of the design and construction teams.

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PROJECT APPROACH

Design Phase CommissioningCommissioning Plan

The project manager and other Sebesta commissioning team members prepare the Commissioning Plan(s) to serve as a road map for the commissioning process, addressing the management protocols, schedules, and logistics of the process. It includes identification of the systems to be commissioned and it will identify the project commissioning team members, including those appointed by the Owner, the design team, and the contractors. The plan will outline the specific roles and responsibilities for each commissioning team member, including specific responsibilities for functional performance testing of systems. The plan will address the commissioning documents (functional performance tests, commissioning specifications, and turnover package), including who is responsible for preparing, reviewing, and approving each document. The plan will also include duration and predecessor scheduling data to enable the commissioning project manager and the construction project manager to work together to integrate the commissioning activities into the master project schedule.

Commissioning Design Reviews

On a typical project, Sebesta will review the construction design drawings and specifications concurrently for familiarity and understanding of the project. Our focus is to verify the facility can be effectively and efficiently operated and maintained. If during our review, we identify any significant issues that could adversely impact systems operations, maintenance, or energy efficiency; we will bring them to the attention of Owner and the design team.

Commissioning Schedule

Our project manager will maintain our own commissioning activities schedule, which is used to fully coordinate our internal activities with the project schedule. It is our goal to keep commissioning activities off the project’s critical path, and when they are on the critical path, to prevent them from causing a project delay. Through periodic construction meetings, we are confident we can coordinate our activities with those of the entire project team.

Construction Phase CommissioningSebesta begins the construction phase commissioning by conducting a design review followed by a commissioning kickoff meeting with the entire commissioning team. At this point in the project, the commissioning team has grown to include the Owner, the design team, commissioning agent, prime contractor, the mechanical subcontractor, electrical subcontractor, plumbing subcontractor, fire protection subcontractor, controls vendor and the TAB agency. Other subcontractors may be added to the commissioning team as needed by the scope of systems to be commissioned. This meeting is a forum to provide further details on the commissioning process, to establish lines of communication, to review commissioning documents, and to discuss any questions or concerns that any of the commissioning team may have.

Commissioning Plan

The project manager and other Sebesta commissioning team members continue to revise the Commissioning Plan based on final construction documents and construction team arrangements. The plan will be revised as necessary throughout the course of the project.

Project Tracking Logs

Our project manager also maintains several tracking tools and logs that allow him to track the progress of deliverables, the systems to be commissioned, progress towards developing various commissioning documents, and the myriad of other details necessary to ensure commissioning for the facility is delivered in an efficient and effective manner. These tools include the commissioning issues log, design review comment logs, systems tracking logs, submittal review logs, pre-functional checklist logs, and systems functional performance testing logs. On many projects we have established a project commissioning website where we post commissioning information, making it easily available for review by the Owner, the design team, the contractors, and others interested in the project.

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PROJECT APPROACHSubmittal Review

During construction, we begin our commissioning process by reviewing equipment submittals to ensure the equipment includes the necessary instrumentation, operating instructions, and other data we will need to prepare the system functional test procedures. Our submittal review is not intended to replace the reviews done by the design team; rather, we focus on operational and maintenance issues that will affect our ability to properly commission the system or the facility staff’s ability to operate and maintain the system. Typically, we conduct our submittal review concurrently with the design team and/or Owner’s review and we provide our comments to the design team. In this manner, the flow of information is maintained consistent with normal submittal channels, and our comments can be fully coordinated with the design team.

The controls submittal is a key submittal we carefully review for the sequences of operation, software, programming methods, and graphics. This information is absolutely vital to allow us to develop the systems functional test procedures that will verify system operations and performance. We strongly believe this submittal is so important that we highly recommend having a meeting with the Owner, design team, contractors, and the commissioning agent following review of the submittal. The meeting is a forum for all concerned parties to discuss the sequences of operations, system response times, and other issues, to ensure that the controls contractor fully understands how the systems will operate and we can understand how he will program the system to implement these sequences. We emphasize the need to carefully plan the system installation, programming, and implementation to prevent construction delays.

On-Site Activities

Members of the Sebesta commissioning team will visit the project site to review the progress of construction, verify systems and equipment installation, attend project meetings, and coordinate commissioning activities. During early construction, when construction activities primarily focus on general construction tasks, we anticipate periodic visits since our presence does not provide significant added value. As construction progresses to the point where equipment and components of the systems to be commissioned are installed, we will visit the site more often to observe equipment and systems installation to verify the installation conforms with construction documents and best industry practices. As work progresses to the point where systems are being started, final installation is being completed, and systems functional testing is being scheduled, we visit the site more often to coordinate the testing process.

During our site visits, we note any issues or observations and bring them to the attention of the contractor and the Owner’s construction administration team. Our focus is identifying issues as early as possible to enable rapid, efficient, and cost effective issue resolution while the construction crews are on site and can easily address the issue. Also, early identification allows the contractor and the subcontractors to prevent similar issues from arising in other equipment and systems. These site visits are also used to witness contractor testing (such as duct leakage testing, piping pressure testing), as well as to witness equipment startup.

As issues are identified during construction, Sebesta uses our technical expertise to help the contractor identify the root cause of the issue. We can then provide recommendations for the most effective and efficient methods for resolving the issue. If necessary, we will assist the contractor in gaining approval from the Owner and/or design team to implement changes to the system to resolve the issue. Finally, we will review the corrective actions to verify proper installation.

Pre-Functional Checklists and Equipment Startup

An integral part of our commissioning process is to develop pre-functional checklists that will be used by the installing contractor as part of their quality control program. These checklists are developed in sufficient detail to allow the installing contractor to document that the system/ equipment is completely installed and ready for functional testing. Also, as part of our process, we select a sample of the completed checklists and field-verify the information and readiness for testing. If we find that a significant number of sampled checklists are inaccurate, we select a larger sample. If we still find a significant number of inaccurate checklists, we will return all the checklists for correction. In any event, discrepancies between the checklist and the conditions observed during verification are noted and returned to the installing contractor for corrective action.

14

PROJECT APPROACHSystems Functional Performance Test Procedures

Testing is a process that starts with our understanding of the project design we gained during the design process, including an understanding of how the components, equipment, and sub-systems are intended to operate as a complete system, and how each of the various systems included in the facility interact with other systems to create a fully functional system.

As Sebesta develops the system functional performance test procedures, we start with verifying system and equipment installation has been performed in accordance with the construction documents and industry standards. Testing then progresses to verifying that systems and equipment start and stop in response to manual and automatic controls. We also verify that the system safety shut-downs are working properly to protect the system. Testing continues by verifying system operation under steady state conditions in all required operating modes and special conditions. We then subject the system to changes in operating parameters, such as low load, high load, changes in demand conditions, and other changes that will cause the system to respond, so we can verify it reacts in a stable manner.

We also test the system in emergency conditions, such as operating on emergency power, failure of redundant components, failure of other components, and other failure scenarios. We work closely with the project design team to identify these failure scenarios and determine the appropriate system response. We then develop the test procedure to verify the system responds as intended. The final step in systems testing is to verify interaction with other systems. For example, we test auxiliary equipment failures or modifications to verify proper reaction from the systems.

Equipment Startup

As the equipment and systems installation process nears completion, the equipment must be started. Proper startup is essential to system success because improper startup may damage the equipment or cause injury to construction personnel. It is imperative that the manufacturer’s instructions be followed and that an authorized manufacturer’s representative is present during initial startup. Often this requirement is part of the manufacturer’s warranty and improper startup will void the warranty. As part of our systems testing procedures, Sebesta commissioning engineers will review the startup plan prepared by the installing contractor. Sebesta will also witness startup of selected critical equipment and systems.

Control Systems Verification

The Building Automation System (BAS) is a key component of systems installation and testing. Sebesta will carefully review the controls submittal to ensure the vendor fully understands the control and operating sequences for the systems being controlled. Our review includes ensuring that the system programmer can effectively and efficiently implement the sequences in the programming and graphics.

We have encountered numerous instances where the control submittal simply repeats the sequences included in the construction documents and there is no indication the system programmer has begun to think of how they will be programmed and implemented. Often this means the system programmer applies a program for another project and then modifies it while on-site during startup. This scenario leads to wasted time and effort, and it usually means key parts of the sequences are not fully implemented. During control systems installation, Sebesta works with the installer and programmer to observe point-to-point verification, sensor calibration, programming and system graphics.

Testing, Adjusting and Balancing Coordination

Likewise, the TAB function is also critical to system performance. If a system is not properly balanced, it almost always will not perform as required, resulting in poor and inefficient performance. Sebesta will review the TAB plan prepared by the TAB agency to verify compliance with construction documents and AABC or NEBB guidelines. Our review of the TAB report provides us with the initial opportunity to identify issues requiring troubleshooting and to recommend solutions to the issues while it can be easily and effectively resolved.

Contractor Testing

Once the system is fully installed, the controls are connected and operating, and the TAB adjustments have been made, the final steps of testing can begin. At this point, any required contractor pre-testing can occur and the installing contractor can use the Systems Functional Performance Test procedures prepared by the commissioning agent as a system pre-test. The contractor can then identify and resolve any issues that could prevent successful systems testing when the commissioning agent or Owner is present.

15

PROJECT APPROACHSystems Functional Performance Testing

Formal Systems Functional Performance Testing is conducted under the direction of the commissioning agent while the installing contractors support the FPT process. Sebesta generally uses the BAS and other data recording equipment to observe and document the results of systems testing. We encourage the Owner’s facilities staff to participate in the system testing because it gives the operating personnel the opportunity to see, hear and feel how the system operates and reacts to various changes in operation.

As issues are identified during testing, Sebesta assists the contractor with troubleshooting the system. We use our technical expertise and experience to review the symptoms and identify the root cause of the issue. We can then provide recommendations for the most effective and efficient methods for resolving the issue. We then work with the contractors to either repair the problem or gain approval from the Owner and/or design team as necessary to implement changes to the system to resolve the issue. Finally, we will review the repairs or modifications and recommend re-testing of the systems.

Commissioning Report

The final deliverable in our commissioning process is to prepare a comprehensive commissioning report (per building) that documents the entire process. The commissioning report will include an executive summary, a narrative that outlines the results of the commissioning process, identification of significant issues including the resolution for the issue, significant outstanding issues that have not been resolved, along with recommendations for resolution and an analysis of system operating trends. The report will also include copies of all commissioning documentation, including field reports, issues log, and functional test procedures annotated with test data and results. We will also include blank copies of the functional test procedures the Owner’s facilities staff can use for future testing or diagnosis.

Contractor Training

We encourage facilities staff participation in our field observation visits so they can see parts of the system that are often covered by walls, ceilings, or other construction. It enables the facilities staff to ask questions in a one-on-one manner that facilitates transfer of knowledge and expands the technical skills and capabilities of the facilities staff. Sebesta will work with the installing contractor to assist in developing the contractor’s training that meets the specific needs of the Owner’s facilities staff. This includes reviewing training plans and instructor qualifications. We will work with the contractors and Owner to coordinate, schedule and document the training sessions, and attend Owner training provided by the BAS contractor.

Warranty Phase CommissioningSebesta remains committed to the project after construction is complete and the facility is in full operation. During this Post-Construction Phase, we continue to assist the Owner’s facilities staff by reviewing and providing the documentation and training necessary to effectively and efficiently operate the facility and the infrastructure systems that support building operations. One other key aspect of the commissioning process is to ensure the Owner’s facilities staff has the documentation and training necessary to effectively and efficiently operate the facility after construction is complete.

Deferred Testing

As part of our Post-Construction Phase commissioning tasks, if necessary, we return to the project approximately three to four months after occupancy work with the Owner’s facilities staff to perform deferred testing. This testing will be scheduled to coincide with environmental conditions that will provide sufficient load to enable meaningful testing of the heating or cooling system, whichever was not fully tested during initial acceptance. Results of this testing will be distributed to the Owner’s project manager and the contractor in the form of a field report and annotated test checklists. We include the test results as an addendum to the final commissioning report.

Post-Construction Commissioning Report Addendum

When seasonal/ deferred testing and any other post-construction activities have been completed, we will prepare an addendum to the final commissioning report to document the post-construction commissioning process and results. The addendum updates and expands many of the sections presented in the final commissioning report.

16

REFERENCES AND WORK SAMPLES

ReferencesSchool District of Palm Beach County, K-12 Multiple Projects, West Palm Beach, FL

Owner Contact Name: Orietta YanesAddress: 3300 Forest Hill Boulevard, West Palm Beach, FL 33406Phone: 561.722.1773E-Mail: [email protected]

Owner Facility Manager: Orietta YanesAddress: 3300 Forest Hill Boulevard, West Palm Beach, FL 33406Phone: 561.722.1773E-Mail: [email protected]

Approximate Construction Cost: $25M +

Month and Year of Construction Completion: Varied (Multiple Facilities)

Commissioning Services commenced in the Design Phase of the various projects. Please refer to the Building Commissioning Experience section of this submittal for more information regarding project scope.

Project Team Members and Roles:

Lisa Allison, PE, served as Electrical Engineer. Brad Bowman, LEED AP, will serve as Principal-in-Charge for upcoming projects.

Pennsylvania State University Hetzel Union Building (HUB) Addition and Renovation, University Park, PA

Owner Contact Name: Thomas Ertsgaard, PEAddress: 152E Office of Physical Plant, University Park, PA 16802Phone: 814.865.7870E-Mail: [email protected]

Owner Facility Manager: Thomas Ertsgaard, PEAddress: 152E Office of Physical Plant, University Park, PA 16802Phone: 814.865.7870E-Mail: [email protected]

Approximate Construction Cost: N/A

Month and Year of Construction Completion: Ongoing

Commissioning Services commenced in the Design Phase of this project, which consists of a 40,000-SF addition and 32,000-SF Renovation for a centrally located Student Union Building for the University Park Campus and once completed will relocate several existing retail areas, provide student administrative offices, additional seating areas, a multi-purpose performance space and meeting rooms for the student body.


Brad Bowman, LEED AP, is serving as Principal-in-Charge for this project.Kevin Barnett, LEED AP, CxA, is serving as Project Manager for this project.Eli Baumgardner, PE, LEED AP, CPMP, is serving as Mechanical Engineer for this project.Lisa Allison, PE, is serving as Electrical Engineer for this project.George Houk, RA, LEED AP, is serving as Building Envelope Lead for this project.

17

REFERENCES AND WORK SAMPLESPennsylvania State University Recreation Hall, University Park, PA

Owner Contact Name: Thomas Ertsgaard, PEAddress: 152E Office of Physical Plant, University Park, PA 16802Phone: 814.865.7870E-Mail: [email protected]

Owner Facility Manager: Thomas Ertsgaard, PEAddress: 152E Office of Physical Plant, University Park, PA 16802Phone: 814.865.7870E-Mail: [email protected]

Approximate Construction Cost: $572,000

Month and Year of Construction Completion: Ongoing

Commissioning services commenced in the Design Phase for the Recreation Hall. This project includes new, 23,000 sf of strength training facilities and new and renovated facilities in the existing 43,000 sf recreation center associated with the wrestling program. The expansion includes a new free-weight center, general exercise area, offices and storage areas. Sebesta has also provided Commissioning of the recent Rec Hall Air Conditioning of the Main Gym project which included AHUs, Chilled Water System, Steam Systems, and Ventilation and Blower Coil Units.


Brad Bowman, LEED AP, is serving as Principal-in-Charge for this project.Kevin Barnett, LEED AP, CxA, is serving as Project Manager for this project.Eli Baumgardner, PE, LEED AP, CPMP, is serving as Mechanical Engineer for this project.Lisa Allison, PE, is serving as Electrical Engineer for this project.George Houk, RA, LEED AP, is serving as Building Envelope Lead for this project.

Work SamplesSebesta has included samples of a commissioning plan and functional test procedures beginning on the next page of this submission. Please note that these samples reflect the legal name of Sebesta at the time of their production, which was then Sebesta Blomberg & Associates, Inc.

18

Loudoun County Transit Maintenance and Operations Facility

Leesburg, VA

Sebesta Project Number: 568201.00 Commissioning Plan

© 2012 Sebesta Blomberg & Associates, Inc. March 5, 2012

COMMISSIONING PLAN

I. Introduction

A. The project consists of the construction of two new buildings, an administration building and the main

maintenance facility. The administration building is approximately 7,000 ft2 and contains offices,

conference rooms, training rooms and storage spaces. The maintenance building is approximately

20,000 ft2 and contains the main vehicle bays, locker rooms and parts storage. The admin areas of the

buildings are heated and cooled by a ground source heat pump system while the vehicle areas are heated

by hot water radiant floor system.

B. The team members for this project are committed to commissioning this facility and systems required for

the reliable, safe, and secure operation of the facility. This process is intended to verify that all systems

are properly installed, configured and operating in accordance with the requirements of the project and

that all operating personnel are adequately prepared to successfully operate the facility at project turnover.

C. Commissioning consists of systematically documenting the specified components and associated systems

that have been installed and initially started properly. Functional testing is also provided to verify that the

systems are complete and functioning properly upon project completion. The process verifies that

appropriate system documentation and training is provided in accordance with the construction contract.

D. This document is intended to be a roadmap for the parties involved in the Commissioning process. The

document will explain the systems to be commissioned, the process activities, the procedures to follow

throughout the commissioning process, and the roles and responsibilities for each team member. The

commissioning activities will begin during the design phase of the project and proceed through

construction completion.

E. Abbreviations:

1. Operations & Maintenance (O&M)

2. Design Professionals (DP)

3. Construction Manager (CM)

4. Installation Contractors (CONTR)

5. Testing, Adjusting & Balancing Contractor (TAB)

6. Commissioning Authority (CA)

7. Request for Information (RFI)

8. Construction Documents (CD)

9. Distributed Digital Control System (DDC)

10. Commissioning (Cx)

11. Commissioning Authority/Agent (CxA)

12. Functional Performance Test (FPT)

13. System Readiness Checklist(SRC)

14. Corrective Action Notice/Report (CAR)

15. Quality Control (QC)


Leesburg, VA



III. Systems to Be Commissioned

A. The systems and equipment to be commissioned are outlined in the table below. A more detailed list of

specific systems and equipment is provided in Appendix A.

Commissioned Systems

System Equipment/Sub-Systems Comments

Mechanical Systems

Air Handling Units Energy Recovery Unit (3) 100%

Outdoor Air Heat Pump (2) 100%

Terminal Units Water Source Heat Pumps (14) 100%

Building control and

automation system

Operating sequences, software, graphics, communications,

energy metering

point verification

(25% sample

testing

Heating Hot Water

System

Gas Fired Boiler 1 Boiler

Heating Hot Water Pumps 2 Pumps

Associated Controls N/A

Decentralized HVAC

Systems

Split System 2 Units

Exhaust Fans 2 Fans

Garage Exhaust Fans 11 Fans

Ground Loop System Gas Fired Absorption Heat Pumps 4 Units

Gas Fired Absorption Heat Pump Circulation Pumps 4 Pumps

Ground Loop System Circulation Pumps 2 Pumps

Maintenance Building Circulation Pumps 2 Pumps

Admin Building Circulation Pumps 2 Pumps


Radiant Floor System Manifold System 5 Zones

Circulation Pumps 6 Pumps


Electrical Systems

Lighting & Controls Occupancy Sensor Systems 50%

Daylight Control Systems 50%

Plumbing Systems

Domestic Hot Water Domestic Hot Water Heaters 100%


Leesburg, VA



IV. Commissioning Team

A. The Commissioning Team shall consist of representatives from the following parties involved in the

design and construction of this facility. The time at which individual members join the team and the level

of their participation during the different phases of the project will vary from member to member.

Commissioning Team

Item Team Member Description Contact Information

A Architectural Design

Professional

CH2MHill

15010 Conference Center Drive

Suite 200

Chantilly, Virginia 20151

MEP Mechanical, Electrical

and Plumbing Design

Professional

CH2MHill

15010 Conference Center Drive

Suite 200

Chantilly, Virginia 20151

CxA Commissioning Authority Project Manager for

Commissioning Authority

Darren Bruce, PE

Sebesta Blomberg

2231 Crystal Drive, Suite 400

Arlington, VA 22202

703-516-2914

Email: [email protected]

PM Construction Project

Manager

Construction Manager’s

Project Manager responsible

for construction and

coordination of sub-

contractors

CM Construction Manager’s

Commissioning Manager

Individual responsible for

coordinating all

commissioning activities for

the Construction Manager

and oversight of the sub-

contractors’ commissioning

tasks.


Leesburg, VA



V. Design Phase Commissioning

A. The CxA will review the OPR and provide the owner with comments based upon the review. A review of

the BOD will be conducted for compliance with the OPR, clarity and completeness.

B. The CxA will prepare preliminary commissioning specifications to be included in the project manual.

These specifications sections will include General Commissioning Requirements, Commissioning of

HVAC systems, Commissioning of Plumbing systems and Commissioning of Electrical systems.

C. A Preliminary Commissioning Plan will be provided by the CxA. The Preliminary Commissioning Plan

will describe the commissioning process, members of the commissioning team, specific roles and

responsibilities, and descriptions of the systems to be commissioned.

D. The Design Team will prepare final construction documents that will be used to construct the facility. A

progress set of drawings and specifications will be issued for review at approximately the midpoint of the

CD stage. The CxA, O, CM, and FM will review the progress set to verify that the design is proceeding

in accordance with the Owner’s Requirements, LEED criteria, operating sequences, operability &

maintainability, and constructability.

E. A midpoint Construction Document review conference will convene to discuss any review comments.

F. The Design Team will prepare final construction documents that will be used to construct the facility. A

progress set of drawings and specifications will be issued for review at approximately the 95% CD stage.

The CxA, O, CM, and FM will review the progress set to verify that the design is proceeding in

accordance with the Owner’s Requirements, LEED criteria, operating sequences, operability &

maintainability, and constructability.

G. Based upon the review of the 95% drawings the CxA will update the Preliminary Commissioning

Specifications and provide a set of Final Commissioning Specifications to be included in the project

manual. Included in this submission will be draft Functional Test Procedures for commissioned systems.

The draft Functional Test Procedures will identify tolerances and set point limits to be measured and

recorded during system testing as well as required test equipment.

H. The Design Team will issue final Construction Documents, including drawings, specifications, Design

Narrative and the final Design Intent Document. These will be reviewed by the CxA, O, CO, and FM.

The CxA will focus their review on back checks of previous commissioning related comments.

I. A Final Construction Document review conference will convene to discuss any review comments.


Leesburg, VA



VI. Construction and Acceptance Phase Commissioning

A. A Commissioning Kickoff Meeting will be held early in the construction schedule to describe the

commissioning process for the Construction Team which includes the architect, PE, Design Team, CM,

installing sub-contractors (Mechanical, Electrical, Plumbing, Controls Electrical, DDC, TAB, and others).

Sample Pre-Functional Checklists and Functional Test Plans will be included to describe the level of

involvement required of all parties.

B. The CxA will provide preliminary Commissioning milestones, predecessors, successors, and durations to

the CM. The CM will be able to use these data to integrate commissioning activities into the project

construction schedule. The CxA will align commissioning activities with the construction schedule for

each construction phase.

C. The CxA will attend selected Construction Progress meetings to discuss commissioning activities, field

reports, issues log and responses to commissioning issues noted during construction.

D. Regular Commissioning Progress meetings will be held for each construction phase. These meetings are

a forum to review progress and to discuss issues affecting installation, coordination, startup, and testing of

the systems to be commissioned. Commissioning Progress Meetings will be held on-site in conjunction

with scheduled site visits. Meeting attendees should include the Commissioning Authority, Construction

Manager, mechanical, electrical, plumbing, controls and TAB subcontractors. Design team members,

especially the MEP designers are also encouraged to attend.

E. The Commissioning Authority will witness selected equipment startups for mechanical, electrical and

plumbing components. The purpose will be to observe any issues that may arise that would affect

equipment or system operations.

F. The Commissioning Authority will conduct periodic Field Observations to review construction progress,

overall quality of workmanship, and to review maintenance access to equipment. The CxA will issue a

Field Observation Report following each visit. The report will describe any specific observations that are

found. The specific observations will be tracked on the Commissioning Master Issues Log. The Field

Observations visits will be conducted in accordance with the Commissioning Schedule described

elsewhere in this document.

G. The architect, installing sub-contractors and the Design Team (as necessary) should review the Field

Reports to determine the most appropriate resolution for the issue. The CxA will assist in determining the

resolution as requested. The status of issue resolution will be a primary topic of discussion at the

Commissioning Progress meetings.

H. The CxA will review selected submittals and shop drawings relative to the systems to be commissioned.

The review will be to determine if sufficient information is provided to describe system installation,

operation and the information necessary to commission the equipment and systems.


Leesburg, VA



I. The Commissioning Authority will review Operations and Maintenance data prepared by the Contractor.

These reviews will supplement the reviews by the architect, PE and Design Team and will focus on

reviewing the technical aspects of the data relative to data required by the O & M staff for day-to-day

operations and maintenance of the systems and equipment.

J. The Commissioning Authority will review the Training Plans submitted by the Contractor. These

reviews will supplement the reviews by the architect, PE and the Design Team and will focus on the

technical aspects of the training relative to the training needs of the O & M staff.

K. The Commissioning Authority will prepare Pre-Functional Checklists that the installing sub-contractors

will complete to document equipment and systems are complete and ready for testing. The CxA will spot

check checklists.

L. The Commissioning Authority will prepare detailed Functional Performance Test plans that will provide

detailed step-by-step procedures and acceptance criteria that will be used to verify system operations

under operating conditions. These test procedures will be issued to the Owner, CM, installing

Contractors, DDC, and TAB for review and comment. The reviews should focus on the ability to

implement the steps, especially the control systems adjustments, necessary to perform the test. The

reviewers should also note any procedures that would damage the equipment or system.

M. The installing sub-contractors are encouraged to use the Functional Performance Tests as a tool for pre-

testing the equipment and systems prior to the “official” functional testing. This will allow early

detection and resolution of problems.

N. It is the expectation that Functional Testing will demonstrate that the systems perform in accordance with

design criteria, construction documents, and acceptance criteria. Functional testing pre-requisites are that

the system components and equipment are completely installed, all required power connections are

complete, all required control connections and control functions are operational, and that required air and

hydronic testing and balancing has been completed. When required by construction specifications, third-

party testing must also be complete and required test reports have been submitted to the CxA for review.

The general acceptance criteria will be that the system reacts to system operating parameters (i.e. load

changes and other variations within the operating limits) and to step-changes (i.e. changes in setpoint,

block load additions or deletions and/or component malfunctions) within established time limits such that

the system remains stable and under control.

O. Functional testing of each system to be commissioned will be conducted by the CxA. The CxA will

direct the testing; the installing sub-contractors, DDC contractor, and TAB contractor will assist the CxA

by operating the equipment, adjusting the control system and performing measurements in accordance

with the Functional Performance Test.


Leesburg, VA



P. Issues and/or failures detected during the Functional Performance Testing will be documented on the test

plan, on Field Observation reports and/or on the Master Issues Log. Installing sub-contractors, DDC

contractor, and/or TAB contractor will be responsible for correcting each issue and reporting the

corrective action to the CxA. The CxA will document the corrective action on the Master Issues Log.

The need for re-testing will be determined by the CxA.

Q. Any re-testing required as the result of system or equipment failure due to equipment malfunction, not

being prepared for testing, or other reasons outside the control of the CxA will be scheduled and

performed at the convenience of the CxA. It is likely that the costs of re-testing will be back-charged to

the Construction Manager, installing sub-contractor, DDC contractor and/or TAB contractor.

R. Upon completion of all commissioning activities, including resolution of all issues on the Commissioning

Master Issues Log, the CxA will prepare and issue the Final Commissioning Report. This report will

include the final version of the Commissioning Plan, copies of all Commissioning Meeting Minutes,

Commissioning Field Observation Reports, Pre-Functional Checklists, Functional Performance Test

results, and the Commissioning Master Issues Log. The report will also include blank copies of the

Functional Test Plans for use by Owner for future re-commissioning activities.

S. The CxA will prepare a Systems Manual that will contain systems design, operations and sequence

information as well as traditional O&M data supplied by the contractors/vendors.

VII. Warranty Phase Commissioning

A. The CxA will review operational data from the Building Automation System to monitor system

operations. Significant deviations from defined criteria will be noted and referred to the O & M Manager

for further investigation.

B. Deferred/Seasonal testing will be conducted Deferred/Seasonal testing includes testing that could not be

performed during the Acceptance Phase due to seasonal operational issues (i.e. lack of heating or cooling

load) or testing that was deferred due to other technical issues.

C. The Commissioning Authority will visit the site to interview O &M personnel relative to operational or

maintenance issues that may have been noted during the warranty period. These issues will be reviewed

and referred to appropriate individuals for resolution.

D. The Commissioning Authority will visit the site to conduct a Warranty Checkup. This checkup is an

opportunity to review the conditions of the systems that were commissioned for general conformance to

the Warranty requirements. The purpose of this review will be to identify issues that are covered by

warranties and to notify the CM and/or manufacturer of these issues prior to warranty expiration. These

issues will be included on the Commissioning Issues Log and will be tracked for resolution.


Leesburg, VA



E. The Warranty Checkup will be scheduled approximately 10 months after substantial completion to enable

timely notification of warranty issues.

F. The Commissioning Authority will prepare an Amendment to the Final Commissioning Report to

document the Warranty Phase commissioning activities.

VIII. Team Member Roles and Responsibilities

A. The following is an outline of team member responsibilities in the Construction and Acceptance phase of

the commissioning process. These responsibilities are meant to be limited to those tasks related to the

commissioning process and are not intended to be representative of each team member’s contractual

responsibilities for other aspects of this project.

B. In the table that follows, the task identified for “Contractor” include the Construction Manager, as well as

the commissioning representatives for the installing sub-contractors, DDC Vendor, and the TAB Vendor.

Commissioning Team Roles and Responsibilities

Design Phase

Task Description Team Member Responsibility

Review Owner’s

Project Requirements

Review the Owner’s Design

Criteria and Project

Requirements.

Owner • Prepare and issue Owner’s

Project Requirements based on

specific requirements.

Cx Agent • Review and comment on

Owner’s Project Requirements.

Design Team • Review for understanding

project requirements.

Contractor • Review for understanding

project requirements.

Review Basis of

Design Document

Review the Basis of Design

Document.

Owner • Receive and distribute Basis of

Design documents

Cx Agent • Review Basis of Design

documents against OPR and

provide comments

Design Team • Prepare DD Phase and BOD

document to describe design

approach

Contractor • None.

Cx Specifications Prepare Preliminary

Commissioning Specification

to be included in project

manual.

Owner • Review, comment and approve

Cx specifications as part of

project manual review.


Leesburg, VA




Design Phase


Cx Agent • Prepare Cx Specification

Section Design Team Master

Specifications.

Design Team • Incorporate Cx requirements

into technical sections.

Contractor None.

Preliminary Cx Plan Prepare Preliminary Cx Plan

that describes the Cx Process,

Cx Team with specific roles

& responsibilities. The Cx

Plan will include description

of systems to be

commissioned.

Owner • Review Cx Plan

• Provide comments to CxA.

Cx Agent • Prepare Cx Plan

• Submit to Owner & Design

Team

Design Team • Review Cx Plan relative to

Design Team roles and

responsibilities.


Focused Construction

Document Review

(50% Design)

Perform a focused review of a

Construction Document

progress submission.

Owner • Receive and distribute Progress

Set drawings and specs to CxA

Cx Agent • Review Progress Set drawings

and specs.

• Provide comment log to Owner

and Design Team

Design Team • Prepare Progress Set drawings

and specs.

• Provide responses to CxA

review comments.

• Incorporate changes into design

as directed by the Owner


Focused Construction

Document Review

(95% Design)

Perform a focused review of a

Construction Document

progress submission. This

review will include a back

check of commissioning

comments provided during

previous reviews.

Owner • Receive and distribute Progress

Set drawings and specs to CxA

Cx Agent • Review Progress Set drawings

and specs.

• Provide comment log to Owner

and Design Team


Leesburg, VA




Design Phase


Design Team • Prepare Progress Set drawings

and specs.

• Provide responses to CxA

review comments.

• Incorporate changes into design

as directed by the Owner


Final Cx

Specifications

Develop full commissioning

specifications for all

commissioned equipment,

and coordinate with A-E in

integrating the

commissioning specifications

into the construction

specification.

Owner • Review, comment and approve

Cx specifications as part of

project manual review.

Cx Agent • Prepare Cx Specification

Section Design Team Master

Specifications.

Design Team • Incorporate Cx requirements

into technical sections.


Draft Functional Test

Procedures

Prepare and submit draft

Functional Test Procedures

for commissioned systems

based on the 95% CDs.

These shall identify

tolerances and set point limits

to be measures and recorded

during systems testing.

Owner • Review and approve the draft

Test Procedures

Cx Agent • Prepare the draft Test

Procedures

Design Team • Review and provide comments

Contractor • Review and provide comments


Leesburg, VA




Construction and Acceptance Phase


Construction

Commissioning Kick

Off meeting

Conduct an initial

commissioning meeting with

all contractors and

commissioning team

members. The purpose of the

meeting will be to establish

the purpose and proposed

process for commissioning

this facility in the

construction, acceptance and

warranties phases of the

project. Review the

individual roles and

responsibilities of each

participating commissioning

team member as specified in

the Construction Documents.

Owner • Facilitate commissioning kick

off meeting

Cx Agent • Conduct initial commissioning

kick off meeting.

• Meeting Notes

• Updated Cx Plan

Design Team • Attend meeting to discuss issue

resolution procedures

Contractor • Identify Contacts and

Responsibilities for

Commissioning Team

Members

Submittal & Shop

Drawing Review

Review all pertinent approved

shop drawings to support the

Commissioning Process.

Review of the shop drawings

is for the purpose of

developing appropriate SCR’s

and FPT’s documents.

Submittals & Shop drawings

shall be reviewed for

commissionability &

maintainability.

Note any issues identified in

the Shop Drawing Review

that might compromise the

final commissioned system

on the ‘Commissioning

Review Log’ and submit

comment to the Design Team

for resolution.

Owner • Assist in resolution of project

issues if required.

Cx Agent • Review approved shop

drawings.

• Create Submittal Review Log

Design Team • Submittal Review Log

Responses

Contractor • Incorporate shop drawing and

submittal changes as directed

by the design team.

Controls Meeting After receipt of the Controls

Submittal, participate in or

conduct a meeting with the

Owner’s representatives,

Owner’s Control Vendor,

Owner • Attend meeting to discuss

owner’s issues related to TAB

and installing controls and

implementing sequences of

operations.


Leesburg, VA






Owner’s TAB contractor,

Mechanical/Electrical Design

team, mechanical sub-

contractor and electrical sub-

contractor to review the

Controls Submittal and

mechanical/electrical systems

to be installed.

Focus will be on how the

selected sequences of

operation interact with the

mechanical/electrical systems

and how well they meet the

OPR.

Cx Agent • Meeting notes

Design Team • Attend meeting to discuss

design-related issues relative to

controls, sequences of

operations and TAB.

Contractor • CM, Controls Contractor,

Mechanical Contractor,

Electrical Contractor, TAB

contractor should attend

meeting to discuss issues

related to TAB and installing

controls and implementing

sequences of operations

Initial SRC and FPT Utilizing the design

documents, equipment

submittals, and shop drawing;

develop initial SRC’s and

FPT’s for review by the

Designer, Owner, CM, and

Subcontractors

Owner • Review and provide comments.

Cx Agent • Provide initial SRC’s and

FPT’s for commissioned

systems.

Design Team • Review and provide comments

Contractor • Review and comment on SRC

and FPT.

Finalize Construction

Commissioning Plan

Based on the work completed

in the items above, finalize

the Commissioning Plan for

this project. The final

commissioning plan will

incorporate all changes

established by review with

your staff and the design team

members. The final

commissioning plan will also

include complete SRC and

FPT protocols for each

system.

Owner • Review Construction

Commissioning Plan

Cx Agent • Final commissioning plan

Design Team • Review Construction

Commissioning Plan

Contractor • Review Construction

Commissioning Plan

Construction

Observation Site

Visits

During the course of

construction, visit the site to

inspect the progress of

construction with respect to

Owner • Review submitted documents

• Provide Response to any

Owner Related Commissioning

Issue


Leesburg, VA






the systems being

commissioned. The purpose

of the inspections is to assist

in assessing whether the

construction complies with

the plans & specifications and

standard construction quality

practices.

Cx Agent • Field Observation Reports

• Commissioning Issues Log

Design Team • Review submitted Field

Observation Reports and

commissioning issue logs.

• Provide Response to any

Design Related issues.

Contractor • Review submitted Field

Observation Reports and issues

logs.

• Provide Response to any issues.

Commissioning Team

Meetings

Hold commissioning

meetings on a regular basis

with the commissioning team

to review progress of the

commissioning effort and

reinforce individual

responsibilities. Review

completed work and agree

upon the acceptability of the

delivered product.

Owner • Attend meetings

• Assist in resolution of project

issues if required.

Cx Agent • Hold cx meetings

• Keep commissioning issues log

current.

Design Team • Attend meetings

• Assist in resolution of design

issues if required.

Contractor • Attend meetings


issues

Operations &

Maintenance Manuals

Review the content and

organization of the

Operations & Maintenance

Manuals submitted by

contractors for this project.

Manuals will be reviewed for

clarity, organization and

usability.

Owner • Review and approve final

O&M manual submission

Cx Agent • Review and comment on O&M

manual submissions

Design Team • Review and comment on O&M

manual submissions

Contractor • Prepare and submit O&M

manuals.

Review Project

Training Activities

Review and comment on

training agendas, materials

and activities so that training

Owner • Facilitate training schedule,

make O&M staff available for

training.


Leesburg, VA






occurs in a coordinated and

coherent fashion. We

coordinate with the Owner’s

facility and lead engineer to

verify that training

requirements have been

adequately communicated.

We will review and comment

on the content and adequacy

of training programs.

Cx Agent • Review training plans

Design Team • None

Contractor • Prepare and submit training

plans and agenda.

O&M Systems

Information (OMSI)

Prepare and review O&M

Systems Information

Owner • Review and approve

information

Cx Agent • Review information and

comment

Design Team • Prepare OMSI

Contractor • None

Final SRC and FPT Incorporate owner, operator,

design team and contractor

comments on SRCs and FPTs

into final SRCs and FPTs.

Owner • Assist in resolution of project

issues if required.

Cx Agent • Provide blank SRC

Design Team • Assist in resolution of design

issues if required.

Contractor • Review and comment on SRC

and FPT

Complete all System

Readiness Checklists

(SRC)

The Contractor should, as

part of his quality control

program, complete the

System Readiness Checklists

prepared by the

Commissioning Provider.

The SRC will document both

static inspection efforts and

disciplined equipment start up

testing.

Owner • Review SRC

Cx Agent • Review SRC completed by

Contractors.

• Spot check SRC during field

observation visits



Leesburg, VA






The Commissioning Agent

will spot check selected SRC

to verify the Contractor’s

documentation.

Contractor • Complete all startup reports and

submit to Owner, CxA and

Design Team

• Complete SRC to document

installation of equipment and

systems and to document

preparation for testing.

• Resolve any installation issued

identified on the SRC or spot-

check by CxA.

Functional

Performance Tests

(FPT)

Observe and facilitate all FPT

testing. FPT’s shall be

directed by the Cx Agent and

performed by the contractors

under the direction of the Cx

Agent

Owner • Observe Functional

Performance Testing


issues if required.

Cx Agent • Direct execution of the FPT.

• Document issues identified

during testing.

• Recommend retesting as

necessary.

Design Team • Assist in resolution of design

issues if required.

Contractor • Operate equipment and systems

under direction of the CxA as

described in the FPT

documents.

• Resolve any issues identified

during testing.

Functional Retesting Retest systems with

deficiencies as necessary

Owner • Monitor system corrective

actions and retesting as

necessary

Cx Agent • Direct and document retesting

as necessary


Contractor • Correct system deficiencies as

necessary.

• Coordinate and perform

retesting as necessary.


Leesburg, VA






Prepare Final

Commissioning

Report

Based on the accumulated

commissioning work

completed as described

above, assemble all data into

a final commissioning report.

The final report will

incorporate the final record

documents for each system,

as appropriate. The report

will also include a summary

of commissioning that will

highlight the final condition

of each system

commissioned.

Owner • Review Draft Commissioning

Report, provide comments

• Review and Accept Final


Cx Agent • Prepare Draft Commissioning

Report.

• Identify open cx issues.

• Incorporate Owner’s comments

into Final Commissioning

Report

• Issue Final Commissioning

Report

Design Team • Review Final Commissioning

Report

Contractor • Provide resolution to any open

Commissioning issues.

Contractor • Provide independent third-party

test agency testing and reports

C. The following is an outline of team member responsibilities in the Warranty phase of the commissioning

process. These responsibilities are meant to be limited to those tasks related to the commissioning process

and are not intended to be representative of each team member’s contractual responsibilities for other

aspects of this project.


Warranty Phase Commissioning


Deferred or Seasonal

Testing

Conduct opposite season

testing that could not be

completed during initial

testing due to weather or

seasonal factors.

Conduct deferred testing that

could not be completed

during initial testing due to

technical factors.

Owner • Observe off season testing

• Review report addenda.

Cx Agent • Direct off season tests.


Contractor • Conduct off season FPTs

• Resolve any FPT check sheet

issues.


Leesburg, VA




Warranty Phase Commissioning


Ten Month Warranty

Visit

Cx will inspect the site and

interview building operating

personnel to identify any

outstanding warranty failures

and to identify any persistent

equipment failure issues that

should be handled within the

warranty period.

Owner • Coordinate Owner’s O&M

personnel availability during

site visit.

• Review final issues log.

Cx Agent • Conduct warranty visit.

• Follow up on any warranty

repair issues.


Contractor • Resolve any warranty issues.

Amend Final

Commissioning

Report

Based on the post-occupancy

commissioning work

completed as described

above, assemble all data into

an amendment to the final

commissioning report. The

amendment will incorporate

the documents for each

system, as appropriate. The

report will also include a

summary of commissioning

that will highlight the

condition of each system

commissioned following

operation during the initial

year of occupancy.

Owner • Review Draft Cx Report

Amendment, provide comments

• Review and Accept Final


Amendment

Cx Agent • Prepare Draft Cx Report

Amendment.

• Identify cx issues

• Incorporate Owner’s comments

into Final Commissioning

Report

• Issue Final Commissioning

Report

Design Team • Review Final Commissioning

Report

Contractor • Provide resolution to any open

Cx issues.


Leesburg, VA



IX. Commissioning Schedule

A. The following is a general outline of the Commissioning Schedule. The exact dates, tasks and description

for each specific task will be coordinated with contractors and the owner approximately 2 weeks prior to

each task

Construction Commissioning Activities

Tentative Dates Task Description

TBD Commissioning Kickoff Kick off Meeting to review Commissioning process,

plan and schedule

TBD Controls Review Meeting Meeting to review controls submittal comments and

discuss them with the Owner and Commissioning

Team

Throughout

construction and

functional

performance

testing

Construction Progress

Meeting

Conduct meeting to review construction progress,

coordination issues, and Commissioning issues.

Throughout

construction

Equipment Startup /

Testing & Site Visits

Observe contractor startup and system/pressure

testing while conducting site observation visits.

Provide detailed field report with all observations as

well as CAR log updates.

7 Days Prior to

Testing

System Readiness

Checklists

System Readiness Checklist completed by the

installing contractors.

TBD Functional Testing Direct and document systems Functional

Performance Testing

Loudoun County

Maintenance Facility

568201.00

Sebesta Project Number: 568201.00 Page 1 of 5 Energy Recovery Ventilator SRC

©2014 Sebesta, Inc. April 24, 2014 Issued for Review

Energy Recovery Ventilators System Readiness Checklist

Equipment ID

Building

Location

Statement of Readiness

The above equipment and/or systems integral to them are complete and ready for functional testing, except as noted in this document. None of the outstanding items preclude safe and reliable functional tests being performed. This checklist does not take the place of the manufacturer’s recommended checkout and startup procedures or report.

Responsible Contractors Signatures

CONTRACTOR PRINTED NAME / SIGNATURE INITIALS DATE

General Contractor (GC)

Mechanical Contractor (MC)

Electrical Contractor (EC)

TAB Contractor (TAB)

Controls Contractor (CC)

This statement of readiness has been received by the Commissioning Agent on ___________________ and will be incorporated as part of the final commissioning report.

Equipment Information Make

Serial Number Model Number Outside Air Fan HP

Exhaust Air Fan HP

Heating Capacity

Outside Air CFM Exhaust Air CFM Volts/Phase Notes:

Loudoun County


568201.00



System Readiness Checklist Yes = Checked and Completed

N/A = Not Applicable

General Installation Description Yes N/A Initials Date Comments

General appearance good, no apparent damage

Installation is per manufacturers instructions

Permanent labels affixed, including for fans

Vibration isolation equipment installed & released from shipping locks

Mounting is secure and unit is level

Sound attenuation installed clean & clear Thermal insulation properly installed and according to specification

Maintenance access doors/panels acceptable for unit and components

Clean up of equipment completed per specifications

Pipe pressure testing completed Flex connection between duct and unit tight and in good condition

Protective shrouds for belts in place and secure

Grease fittings for bearings are accessible

Fan and motor bearings properly lubricated

Air filter installed

Interior lights are functional

Smoke detectors installed Smoke detectors wired to the fire alarm system

Notes:

Ducts Description Yes N/A Initials Date Comments

Duct joint sealant properly installed per contract documents

No apparent duct restrictions Pressure leakage tests complete and reports submitted and approved

Ducts cleaned as per contract documents

Loudoun County


568201.00



Operational Checks Description Yes N/A Initials Date Comments

Notes:

TAB Description Yes N/A Initials Date Comments

Air balancing is complete, min & max flow values are set

Installation of system balancing devices is completed following NEBB or AABC procedures and contract documents

A Pencil Copy of the TAB report has been submitted and is attached to this document

Notes:

Additional Comments:

Loudoun County


568201.00

Sebesta Project Number: 568201.00 Page 1 of 4 Water Source Heat Pump SRC


Water Source Heat Pumps System Readiness Checklist

Equipment ID

Building

Location

Statement of Readiness The above equipment and/or systems integral to them are complete and ready for functional testing, except as noted in this document. None of the outstanding items preclude safe and reliable functional tests being performed. This checklist does not take the place of the manufacturer’s recommended checkout and startup procedures or report.

Responsible Contractors Signatures

CONTRACTOR PRINTED NAME / SIGNATURE INITIALS DATE

General Contractor (GC)

Mechanical Contractor (MC)

Electrical Contractor (EC)

TAB Contractor (TAB)

Controls Contractor (CC)

This statement of readiness has been received by the Commissioning Agent on ___________________ and will be incorporated as part of the final commissioning report.

Equipment Information Make

Serial Number Model Number Fan HP Cooling Capacity CFM Fan Volts/Phase Heating Capacity Coil GPM Notes:

Loudoun County


568201.00



System Readiness Checklist Yes = Checked and Complete

N/A = Not Applicable

General Installation Description Yes N/A Initials Date Comments

General appearance good, no apparent damage

Installation is per manufacturer’s instructions

Permanent labels affixed, including fans

Access doors close tightly - no leaks Casing condition good: no dents, leaks, door gaskets installed, free of dirt and debris

Connection between ducts (supply and return) and unit is tight and in good condition

Vibration isolation equipment installed & released from shipping locks

Thermal insulation properly installed and according to specifications

Maintenance access acceptable for unit and components; meets unit manufacturer’s minimum requirements

Instrumentation installed according to specs (thermometers, pressure gages, flow meters, etc.)

Filters installed and replacement type and efficiency permanently affixed to housing; construction filters removed and replaced

Mountings checked - unit is secure and mounted level horizontally and vertically

Record drawings updated to reflect actual installation

Notes:

Valves, Piping and Coils Description Yes N/A Initials Date Comments

Pipe fittings complete and pipes properly supported

Pipes properly labeled

Pipes properly insulated

Strainers in place and clean

Piping system properly flushed Piping correctly color-coded and flow directions labeled

Piping Control Valve(s) operator has been fully stroked

No leaking apparent around fittings or through coils when at normal operating temp and pressure

All coils are clean and fins in good condition

No leaking apparent around fittings

Drain pan has been piped to proper receptor

Loudoun County


568201.00



Sensors & Gauges Description Yes N/A Initials Date Comments

All temperature/ pressure reading points, status & alarming point software is installed

Room space temp sensor installed, calibrated & properly operates the unit

Room space temp sensor is installed as shown on construction documents

Notes:

Operational Checks Description Yes N/A Initials Date Comments

Safeties in place and operable Valves stroke fully and easily and spanning is calibrated

Valves verified to not be leaking through coils when closed at normal operating pressure

Control system interlocks hooked up and functional All control devices and wiring complete Control sequences programmed and tuned Trend logs available for verification testing Specified point-to-point checks have been completed and documentation record submitted

Compressors stage up and down smoothly and proportional to input signal and DDC readout

Notes:

TAB Description Yes N/A Initials Date Comments

Air balancing is complete, min & max flow values are set

Installation of system balancing devices is completed following NEBB or AABC procedures and contract documents

A Pencil Copy of the TAB report has been submitted and is attached to this document

Water balancing is complete Notes:

Additional Comments:

FEE PROPOSAL AND AGREEMENT

Lump Sum Fee Proposal1. Sebesta, Inc. proposes to provide Building Commissioning services to the State College Area School District for the High School construction project based on the Scope of Work described in part B of this Request for Proposal and the Form of Agreement and its terms and conditions attached to the Proposal, for a fixed fee of $147,800.

2. In addition to the above referenced services, an additional fee is proposed to complete the Building Envelope Commissioning services, also described in Part B of this Request for Proposal as follows: $58,800.

Project DescriptionSebesta will provide Design Phase, Construction Phase and Warranty Phase commissioning services for the approximately 480,000-sf additions and alterations to the High School South Building and 42,000 sf High School North Building for the State College Area School District, located in State College, PA.

The Base Scope of Work for the project includes commissioning responsibilities intended to satisfy the requirements of the RFP dated December 15, 2014, including LEED NC V3.0 EA Credits 1 & 3 (Fundamental & Enhanced Commissioning) and valuable commissioning tasks not identified in the RFP.

In addition to the Base Scope of Work, alternate pricing is provided for building envelope commissioning (Add Alternate 1 – Building Envelope Commissioning).

Project ScheduleSebesta understands that the project has multiple phases and the constriction will occur at different times in each phase with times of overlap. We understand that the primary phases will include work in the South Building and the final phase will include the North Building. The project is currently in the design phase and the anticipated project schedule is as follows:

• Design Complete: Early Summer 2015

• Start Construction: July 2015

• Final Occupancy: Anticipated 2018 - 2019

Commissioned SystemsOur base scope of work will include the tasks and deliverables outlined in this Scope of Work. We have based our understanding of the commissioned systems on the information provided by the PSU, our engineering judgment, and our experience in commissioning similar projects. We propose to commission the following systems in our commissioning scope of work:

High School SOUTH Building Commissioned SystemsSystem Equipment/Sub-Systems Quantity Test Sample

HVAC SystemsDirect Digital Control Systems

Direct-Digital Control Systems Operators’ Workstations

Included

Head-End Equipment IncludedNetworking Equipment IncludedOperating Sequences IncludedAlarms, Trending and Point Verification

Included

Software and Graphics IncludedDDC Control Panels Included See Note (1)

19



HVAC SystemsHot Water Systems Hot Water Pumps 4 100%

Boilers 4 100%Chemical Feeders 1 100%Associated Heat Recovery Coils

Included 100%

Associated Control Valves Included 100%Associated Variable Frequency Drives

Included 100%

Associated Controls IncludedChilled Water Systems Condenser Water Pumps 2 100%

HP Loop Water Pumps 4 100%Cooling Tower 1 100%Heat Exchanger 1 100%Associated Control Valves Included 100%Associated Variable Frequency Drives

Included 100%

Associated Controls IncludedHVAC Air Distribution Air Handling Units &

Associated Controls, VFDs9 100%

Heat Recovery Air Handling Unit and Associated EFs, VFDs, Controls and Heat Recovery Coils

5 100%

Kitchen Make-Up Air Units 2 100%Terminal Units Water Source Heat Pumps 192 30%

Split System Air Conditioning Units

4 100%

Chilled Water Beams 16 30%VRF System Up to 20

Cassettes30%

Unit / Cabinet Unit Heaters Up to 32 30%

Ventilation Systems General Exhaust/Relief Fans & Associated Controls

Up to 18 30%

Kitchen Exhaust Fan/Hoods 2 100%Electrical SystemsEmergency Power Dis-tribution Systems

Uninterruptable Power Supply (UPS)

1 100%

Emergency Generator 1 100%Automatic Transfer System 2 100%

Lighting Controls Occupancy Sensor Systems Included 20%Interior and Exterior Lighting (Including Daylight Monitoring Controls / Photo-sensor)

Included 20%

20



Fire Alarm, Fire Protection & Security SystemsFire Alarm System Witness Only – Interface

and operation of Fire Alarm System with the BAS

Included

Fire Protection System Witness Only – Interface and operation of Fire Protection System with the BAS

Included

Domestic Water Systems Domestic Water Heaters Domestic Water Heaters,

Pumps, and associated controls

2 100%

Automatic Sinks and Lavatory Valves

Automatic sinks and lavatory valves and controls

Up to 80 20%

Communication and Paging SystemsPaging System Communication/Paging

SystemIncluded

Table NotesNote (1) Building Automation System control panels, sensors, actua-

tors and other components will be tested in conjunction with the equipment controlled

High School NORTH Building Commissioned SystemsSystem Equipment/Sub-Systems Quantity Test Sample

HVAC SystemsDirect Digital Control Systems

Direct-Digital Control Systems Operators’ Workstations

Included

Head-End Equipment IncludedNetworking Equipment IncludedOperating Sequences IncludedAlarms, Trending and Point Verification

Included

Software and Graphics IncludedDDC Control Panels Included See Note (1)

Hot Water Systems Hot Water Pumps 4 100%Steam/HW Heat Exchangers 1 100%Chemical Feeders 1 100%Associated Heat Recovery Coils

Included 100%

Associated Control Valves Included 100%Associated Variable Frequency Drives

Included 100%

Associated Controls Included

21



HVAC SystemsChilled Water Systems Condenser Water Pumps 2 100%

HP Loop Water Pumps 4 100%Cooling Tower 1 100%Heat Exchanger 1 100%Associated Control Valves Included 100%Associated Variable Frequency Drives

Included 100%

Associated Controls IncludedHVAC Air Distribution Air Handling Units &

Associated Controls, VFDs6 100%

Heat Recovery Air Handling Unit and Associated EFs, VFDs, Controls and Heat Recovery Coils

3 100%

Kitchen Make-Up Air Units 2 100%Terminal Units Water Source Heat Pumps 32 30%

Split System Air Conditioning Units

2 100%

VRF System Up to 8 Cassettes

30%

Unit / Cabinet Unit Heaters Up to 12 30%

Ventilation Systems General Exhaust/Relief Fans & Associated Controls

Up to 10 30%

Kitchen Exhaust Fan/Hoods 2 100%Electrical SystemsEmergency Power Distribution Systems

Uninterruptable Power Supply (UPS)

1 100%

Emergency Generator 1 100%Automatic Transfer System 2 100%

Lighting Controls Occupancy Sensor Systems Included 20%Interior and Exterior Lighting (Including Daylight Monitoring Controls / Photo-sensor)

Included 20%

Fire Alarm, Fire Protection & Security SystemsFire Alarm System Witness Only – Interface

and operation of Fire Alarm System with the BAS

Included

Fire Protection System Witness Only – Interface and operation of Fire Protection System with the BAS

Included

22



Domestic Water Systems Domestic Water Heaters Domestic Water Heaters,

Pumps, and associated controls

1 100%

Automatic Sinks and Lavatory Valves

Automatic sinks and lavatory valves and controls

Up to 40 20%

Communication and Paging SystemsPaging System Communication/Paging

SystemIncluded

Table NotesNote (1) Building Automation System control panels, sensors,

actuators and other components will be tested in conjunction with the equipment controlled

Work Tasks & Deliverables - Base Scope of WorkThe base scope of commissioning services during each phase of the project, to be performed for each the North and South Buildings, is outlined in the following tables:

Design Phase CommissioningTask Description Deliverable

1. Kickoff/ Discovery Meeting

Meet with the project team to discuss the commissioning process, expectations for successful commissioning, systems to be commissioned and relationship between commissioning provider and other members of the team (owner staff, design team, construction manager). This meeting will occur in conjunction with the first Design Review Meeting.

Meeting Agenda

Meeting Minutes

2. Owner’s Project Requirements and Basis of Design Documents

Review Basis of Design (BOD) document for compliance with Owner’s Project Requirements (OPR) and for clarity and completeness.

Scope includes basic support to assist the design team in their development of the OPR and BOD documents.

Scope includes one review cycle of BOD document. Review to be completed concurrent with review of the OPR.

Commissioning Design Review Log

23



3. Commissioning Specifications

Prepare Commissioning Specification “Section 019113 – General Commissioning Requirements,” to be included in project manual.

Prepare Section 220800 – Commissioning of Plumbing

Prepare Section 230800 – Commissioning of HVAC

Prepare Section 250800 – Commissioning of Integrated Automation

Prepare Section 260800 – Commissioning of Electrical

* Section numbers will be coordinated with the project manual

Preliminary Commissioning Specification Sections

4. Focused Design Development Design Review

Perform focused review of the 100% Design Development documents to include the following items to the extent they are included in each submission:

• General review of HVAC, Plumbing, Electrical commissioned systems

• Commissioning Facilitation

• Major concerns that could potentially affect operations and maintenance of the systems, including control system and strategies

• Energy performance

• Conformance with standard engineering and construction practices

• Constructability issues


5. Preliminary Commissioning Plan

Prepare Preliminary Commissioning Plan that describes the commissioning process, commissioning team with specific roles and responsibilities. The Commissioning Plan will include descriptions of systems to be commissioned.

Scope includes one submission for review and comment plus one update to incorporate review comments.

Preliminary Commissioning Plan

24



6. Focused 50% Construction Document Design Review

Perform focused review of Construction Documents to include the following items to the extent they are included in each submission:

• General review of HVAC, Plumbing, Electrical commissioned systems

• Commissioning Facilitation

• Major concerns that could potentially affect operations and maintenance of the systems, including control system and strategies

• Energy performance

• Conformance with standard engineering and construction practices

• Constructability issues


LEED Scope item: EA Credit 3

7. Focused Construction Document Review (100% CD Set)

Perform a focused review of the final Construction Document submission. This review will include a back-check of commissioning comments provided during previous reviews.



8. Focused Design Review Meetings / Workshops

Attend up to 3, 1-Day, On-Site Design Review meetings/ Workshops for the Sough Building Design and up to 1 for the North Building with owner and design team to review the design and specific commissioning design review comments.

Meeting Notes (it is assumed the architect will provide official minutes)

9. Duration Schedule for Commissioning Activities

Prepare a duration schedule to show the duration, predecessors and successors for commissioning activities. This duration schedule will be provided to the construction manager to include commissioning activities in the project construction schedule. This will allow commissioning activities to be smoothly integrated into the overall construction process.

Duration Schedule with commissioning activities, predecessors, successors and key milestones

25


Construction Phase CommissioningTask Description Deliverable

1. Commissioning Plans Based on the final construction documents, provide a Commissioning Plan to identify specific systems to be commissioned. The Final Commissioning Plan will also include specific individual roles and responsibilities and sample System Readiness Checklists and Functional Test Plans for systems to be commissioned. A Commissioning Plan will be developed for each the South and North Buildings.

Final Commissioning Plans

2. Construction Commissioning Kickoff Meetings

Conduct an initial commissioning meeting with all contractors and commissioning team members. A kickoff meeting will be held for the South Building and another at the beginning of construction for the North Building. The purpose of the meetings will be to establish the purpose and proposed process for commissioning this facility in the construction, acceptance and warranties phases of the project. Review the individual roles and responsibilities of each participating commissioning team member as specified in the Construction Documents. Meeting will be scheduled in conjunction with a regular O/A/C meeting.

Meeting Agendas

Meeting Minutes

3. Submittal and Shop Drawing Review

Based on final construction documents, prepare a list of selected submittals and shop drawings for review by the commissioning authority.

Perform a Commissioning Review of selected submittals and shop drawings to support the commissioning process. Review will be for the purpose of developing appropriate System Readiness Checklists and Functional Test Plans. Reviews will focus on the ability to commission the systems, maintainability and general conformance to owner’s requirements. Commissioning review of submittals and shop drawings does not replace the design team responsibility for approval.

Submittal Request Checklist

Commissioning Submittal Review Log

26



4. Draft System Readiness Checklists (SRC) and Functional Performance Tests (FPT)

Based on final construction documents (including applicable changes), and approved submittals, prepare Draft Systems Readiness Checklists and Draft Functional Test Plans for systems to be commissioned.

The System Readiness Checklists will be used to document completion of system, component and/or equipment installation, and to determine system readiness for functional testing.

The Functional Performance Tests will be used to direct and document systems performance testing.

Draft SRC and FPT will be submitted to the owner, design team, and construction manager for review and comment.

Scope includes one submission of draft SRCs and FPTs for each commissioned system.

Draft System Readiness Checklists issued for review

Draft Functional Performance Tests issued for review

5. Final System Readiness Checklists and Functional Performance Tests

Incorporate owner, operator, design team, and construction team comments on the SRCs and FPTs into Final Systems Readiness Checklists and Functional Performance Tests.

FPTs are written to include testing of integration of the commissioned systems with the BAS.

Scope includes one submission of updated SRCs and FPTs for each commissioned system.

Final System Readiness Checklists to be completed by the construction teamFinal Functional Performance Tests for use by commissioning authority to direct and document systems performance testing

6. Construction Observation Visits

Upon the start of installation of commissioned systems, conduct up to 8 site observation visits for the South Building and up to 6 for the North Building to observe installations. When possible, site-observation visits will be conducted in conjunction with Commissioning Team Meetings.

Site Observation Reports

Commissioning Issues Log

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7. Commissioning Team Meetings

During the Installation and Functional Performance Testing periods of the project, conduct up to 10 On-Site Commissioning Team Meetings for the South Building and up to 8 for the North Building.. When possible, the commissioning team meetings will coincide with the FPTs or Construction Observation Visits.

Attendance at construction progress meetings is not included in this scope, we may attend select meetings to collaborate with the construction team and gather information on the project.

Meeting Minutes

8. Review Contractor Equipment Startup Checklists

Commissioning authority will review selected equipment startup reports prepared by installing contractor.

Review of Contractor Equipment Startup Checklists will be held in conjunction with Site Observation Visits or Construction Progress Meetings.

Contractor Equipment Startup Checklist (this checklist is part of the Submittal and Shop Drawing Review Checklist)Commissioning Issues Log

9. Review Completed Systems Readiness Checklists

The contractor should, as part of his quality control program, complete the System Readiness Checklists prepared by the commissioning provider. The SRC will document both static inspection efforts and disciplined equipment start-up testing.

The commissioning agent will spot check selected SRCs to verify the contractor’s documentation.

Review and spot checks of System Readiness Checklists will occur in conjunction with Site Observation Visits or Construction Progress Meetings.

Marked-up SRC Check Sheets and Supporting Start-Up Reports


10. BAS Checklist Provide, as part of the Systems Readiness Checks, a BAS checklist to verify that the BAS is ready for testing and balancing.

11. TAB Plan Review Sebesta will review the TAB vendor’s plan for testing and balancing to ensure it satisfies project requirements.

Review Comments

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12. Review TAB Report Review TAB Report prepared by TAB vendor following system air and water balancing. Review will be focused on TAB results that affect system performance and/or commissioning. Specific attention will be given to equipment installation and operational issues identified by the TAB vendor.

The commissioning agent will review selected daily field notes and/or preliminary reports prepared by the TAB agency during work in progress.

The commissioning agent will review the Final TAB Report concurrently with review by the design engineer.


13. Statistical Sampling of TAB Sebesta will spot check approximately 10% of the TAB recorded TAB values to verify completion and accuracy of the TAB report.


14. Trend Data Review Perform analysis of trend data collected from the BAS. Analysis will help to verify commissioned systems are operating properly.


15. Systems Functional Performance Testing

Direct, facilitate, and document all FPT testing. For the Base Scope of Work, the FPTs shall be directed by the commissioning agent and performed by the contractors.

FPTs are performed to verify integration of the commissioned systems with the BAS.

We will analyze trend logs of data acquired prior to or during testing.

Functional Performance Testing will be completed prior to, or shortly after, substantial completion of construction activities on each floor. All initial Functional Performance Testing will be completed within 1 month of substantial completion of the final construction phase. Deferred/ seasonal testing is not included in the initial testing.

FPT Check Sheets


Daily Field Reports

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16. Review Operations & Maintenance Manuals

Review Operations and Maintenance Manuals submitted by contractors for general conformance with specifications and owner’s requirements.

Commissioning Review Log


17. Prepare Systems Manual / Re-Commissioning Manual

Work with the design team, contractor and owner to develop Systems Operating and Maintenance Manuals. The manuals contain system design, operations and sequence information, as well as traditional operations and maintenance data supplied by the contractor/ vendor. Included in the manual will be preventative maintenance and scheduling information for systems to be commissioned.

Systems Operations and Maintenance Manuals

Electronic (CD) and hardcopy release

Scope includes one submission

18. Training Plan Review Review contractor and manufacturer training plans and agendas for general conformance with specifications and owner’s requirements.

This task does not include attending or conducting training.

Commissioning Review Log

19. Owner Training Coordinate and schedule owner training provided by contractors and document training sessions.

Included in this scope is the attendance of up to 8 hours of BAS training, which will be video recorded by Sebesta.

Training Log

Video Recording

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20. Summary Commissioning Report

Compile a comprehensive commissioning report to document all commissioning activities, including but not limited to:

• Commissioning scope

• Test methods and results

• Outstanding commissioning issues

• Issues log

• Commissioning Plan

• Status reports

• Submittal and O&M manual reviews

• Training record

• System Readiness Checklists

• Design Review comments


21. Master Issues Log Maintain a Commissioning Issues Log to document commissioning issues identified during construction and functional testing. The Commissioning Issues Log will include the recommended responsible party and recommendations for resolution of the issue. The Commissioning Issues Log will also be used to document progress toward immediate resolution and the final resolution.


Warranty Phase CommissioningTask Description Deliverable

1. Deferred Testing Deferred testing is direct testing that was deferred due to lack of system readiness or for seasonal requirements. Testing will be conducted in accordance with Functional Test Plans. Testing support will be required from the BAS/ EMCS vendor and the owner. We have assumed this testing will be performed before or during the Post-Occupancy Warranty Checkup, approximately 10 months after substantial completion.

Executed Functional Test Plans


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Warranty Phase CommissioningTask Description Deliverable

2. Opposite Season Functional Performance Testing

Scope includes opposite season testing which is intended to verify operation of the systems to be commissioned in both the heating and cooling seasons. Opposite Season Testing is a repeat of test procedures already performed as part of the construction phase FPTs. Typically the opposite season testing will occur within 6 months of the construction phase FPTs.

FPT Check Sheets


Daily Field Reports

3. Post-Occupancy Warranty Checkup and review of Significant Outstanding Issues

Return to the project approximately 10 months after substantial completion to review the building operation with the facility occupants and O&M staff, and discuss outstanding issues related to commissioning. Provide suggestions for improvements to systems operations.

Assist facility staff in developing warranty claims, documents and requests for service to remedy outstanding problems.

Meet with the client to review the results of the Post-Occupancy Warranty Checkup and to review significant outstanding issues. Work with the owner to develop a Corrective Action Plan to resolve these issues.

We have assumed this will be performed during a two-day site visit approximately 10 months after substantial completion.

Field Observation Report

ScheduleWe anticipate our commissioning effort will occur throughout the remainder of the design period, through the construction phase, as well as follow-up visits during the warranty period.

We anticipate design review, owner’s meetings, commissioning progress meetings, and construction observation site visits will begin in or around November 2014. We anticipate functional testing will occur during the final three to four weeks of construction.

We anticipate deferred testing will occur within ten months after substantial completion of the final construction phase, to correspond with the alternate heating or cooling season. The warranty checkup will occur approximately ten months following completion of the final construction phase.

The tables shown beginning on the next page outline the schedule for commissioning tasks:

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Design Phase Commissioning ScheduleTask Completion Date

Design Cx Kickoff Meeting 2-3 weeks from Contract AwardPreliminary Commissioning Plan 3 weeks from receipt of DD documentsReview Owner’s Project Requirements 3 weeks from receipt of Basis of Design and OPRBasis of Design Review 3 weeks from receipt of Basis of Design and OPRDesign Document Reviews 3 weeks from receipt of documentsCommissioning Specifications 3 weeks from receipt of DD documents

Construction Phase Commissioning ScheduleTask Completion Date

Construction Cx Kickoff Meeting Within 60 Days after construction contract award.Submittal & Shop Drawing Review Two weeks from receipt of submittals. Submittals will be reviewed

concurrently with the design engineer submittal review. Commissioning review comments will be provided to the design engineer for consolidated review and reporting.

Prepare Final Systems Readiness Checklists (SRC) and Functional Performance Tests (FPT)

All drafts complete within 60 days of receipt of all submittals.

Field Observation Site Visits As installation of commissioned systems progresses, site visits will occur approximately bi-weekly in preparation for systems functional testing. Site visits will be coordinated with the construction manager/ contractor and owner.

Final SRC and FTP 2 weeks from receipt of comments on draft documents.Construction Commissioning Plan Approximately 2 weeks after construction kickoff meeting.Review Operator Training 2 weeks from receipt of training documents.Functional Performance Tests (FPT) During last 3-4 weeks of construction phase; 1-2 weeks following

receipt of completed SRCs.Review O&M Manuals 2 weeks from receipt of manuals.TAB Report Review 2 weeks from receipt of report.Prepare Final Commissioning Report 4 weeks from completion of testing.Systems Manual 4 weeks from receipt of documents.LEED Documentation 4 weeks from completion of testing and receipt of all documents.

Warranty Phase Commissioning ScheduleTask Completion Date

Deferred/ Seasonal Testing Approximately10 months after substantial completion. Schedule to be determined by seasonal change in systems operations and availability of adequate system load to enable testing.

Post Occupancy Checkup Visit Approximately10 months after substantial completion.Commissioning Report Amendments 2 weeks after completion of warranty visit.

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Add Alternate - Building Envelope CommissioningThe energy required to heat, cool and maintain humidity control in buildings is increased significantly by uncontrolled air transfer through the enclosure. Investigations of building enclosure problems have confirmed that air leakage is the leading cause of moisture problems in buildings. Mold growth and reduced durability in exterior wall systems are the most common problems attributed to air leakage. Building envelope deficiencies can lead to excessive rain penetration into wall cavities, poor indoor temperature and humidity control, high heating and air conditioning costs, and compromised noise, fire and smoke control. In colder climates the problems of air leakage include ice formation on exterior surfaces, damage to facades due to freeze-thaw cycling when moisture is present, premature corrosion of metal parts in exterior walls, high wood moisture contents and rot, excessive rain penetration and indoor temperature and humidity control problems.

The licensed design professionals who comprise our building envelope commissioning team have developed expertise in systems integration and constructability through years of forensic analysis of existing building problems. We apply this expertise to the review of project designs, helping the Architect realize his vision and assure that the concealed construction details are complete and correct. We support and advise the project team through the pre-construction phases, to help assure that contractors’ proposals will furnish a complete and coordinated exterior building enclosure that provides the level of performance and service life required by the Owner.

The value of Building Envelope Commissioning (BECx) is dependent upon upon the collaboration of all project team members. The BECx process will require resources from the Construction Manager and trade contractors that may not be fully accounted in the project scheduling and staffing, if BECx is not a contract requirement. Building Envelope Commissioning is recommended as a proven method of assuring the proper design and integration of multiple exterior enclosure systems, to provide a continuous protective envelope. If accepted, the services offered under this Alternate will be performed by Sebesta’s full-time staff of licensed architects, certified test professionals and other experts, under the direction of the project manager for the systems commissioning services.

Systems to be Commissioned

The building envelope systems to be commissioned under this Alternate are based on a review of the documents provided, our engineering judgment, and our experience in commissioning similar projects. We propose to commission the following systems in our commissioning scope of work:

• Air barrier

• Moisture barrier / water management system

• Thermal insulation

• Diffusive vapor control

• Roofing systems

• Exterior wall claddings

• Windows & exterior doors

• Curtainwall and glazing systems

Design Phase TasksReview Owner’s Project Requirements

Review available documentation to evaluate the Owner’s Project Requirements (OPR). Provide comments to Owner for updating the OPR. At a minimum, the OPR should address: Occupancy and functions; interior environmental conditions; outdoor air design conditions; applicable codes, regulations and standards; exterior envelope performance criteria (structural, thermal, airtightness, vapor migration control, acoustical performance; sustainability requirements (energy efficiency and life cycle cost considerations).

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Design Development Document Review

Review Design Development Documents to generally verify compliance with OPR. This review will focus on document composition and technical content. At the Design Development stage, the document should include all typical wall sections and assembly details, large-scale details of major wall assemblies from roof to foundation, and typical window and exterior door details. The drawings will be reviewed to help verify that project-specific details necessary for contractors to prepare complete and accurate construction cost estimates will be included in the final documents. Technical specifications will be reviewed to verify performance requirements are consistent with the OPR, and to verify requirements for quality control and performance testing during the installation of the work. The review will address interfaces between dissimilar assemblies comprising the exterior envelope, and the coordination of envelope assemblies with structural elements, interior finishes, HVAC system design and other building systems that may affect, or be affected by, the performance of the envelope. Commissioning requirements to be specified in the Project Manual will be provided to the Architect of Record. A Building Envelope Design Review Log will be issued with findings and recommendations from the Design Development review.

95% Construction Document Review

Review IFC Construction Documents to compare the proposed exterior envelope system design with the OPR. This review will focus on the performance characteristics of the proposed materials and systems that comprise the exterior envelope of the building. The review is to evaluate compatibility among the selected materials and systems, identify design-specific system interfaces, and verify the scope of required quality assurance/quality control requirements. Issues found during the review will be listed in a Building Envelope Design Review Log that includes a brief description of the issue, document reference, and recommendations for follow-up action.

Construction Document Review Meetings

Participate in teleconferences or on-line meetings with the Owner, Architect of Record and Construction Manager to review and discuss the comments and recommendations tabulated in the Building Envelope Design Review Log. It is assumed that the document review meetings will be held held shortly after distribution of the Log following the Construction Document Review.

Building Envelope Commissioning / Construction Phase TasksBuilding Envelope Pre-Installation Conference

Hold a pre-installation conference prior to the construction of building envelope systems. All trade contractors responsible for work comprising the exterior envelope shall attend this meeting, which is held to review and discuss the requirements for envelope systems integration. Items discussed during the Pre-Installation Conference will include the scheduling and sequence of the work, performance testing and other quality control requirements, and critical details. Each trade contractor should be represented by the foreman and quality control officer assigned to the project.

Submittal and Shop Drawing Review

Review shop drawings and submittals for thermal and moisture protection, fenestration systems and roofing systems, including interfaces with air barriers and weather resistive barriers, water management systems, and thermal insulation. The intent of the submittal reviews is to verify compliance with the Construction Documents, review interfaces between dissimilar systems, and help assure material compatibility. Comments will be issued for review by the project team. Commissioning review of submittals and shop drawings does not replace the Design Team’s responsibility for approval.

Construction Observation Site Visits

Monitor the progress of construction of the exterior envelope by making on-site observations of the installation of building envelope components, to generally verify that the work is being completed in accordance with the Construction Documents. The site visits will be coordinated with the progress of the trade contractors installing the work. A report of each site visit will be prepared and issued to the project team not later than the second business day following the site visit. A total of eight (8) site visits is included in the base scope of services.

35


The site visits will include observation of performance testing performed under the contractor’s management by a certified third-party testing agency. On-site testing is expected to include the test methods required for fundamental commissioning in ASTM E 2813 “Standard Practice for Building Enclosure Commissioning”:

• ASTM E 783 “Test Method for Field Measurement of Air Leakage Through Installed Exterior Windows and Doors

• ASTM E 1105 “Test Method for Field Determination of Water Penetration of Installed Exterior Windows, Doors, Skylights and Curtain Walls by Uniform or Cyclic Static Air Pressure Difference”

• AAMA 501.2 “Quality Assurance and Diagnostic Water Leakage Field Check of Installed Storefronts, Curtain Walls, and Sloped Glazing Systems”

In the event the tested assembly fails the performance test, coordination and observation of further testing will be performed as additional services. It is expected that these Additional Services will be charged back to the Contractor.

Infrared Thermography

Perform testing of the building envelope to verify resistance to heat loss and air infiltration. The Building Envelope performance test shall consist of an infrared scan, performed in compliance with ASTM E 1186, “Standard Practices for Air Leakage Site Detection in Building Envelopes and Air Barrier Systems”. A report of the testing will be prepared, documenting the test methods and results. One site visit during night-time hours to perform testing is included in the base scope of services.

In the event the tested assembly fails the performance test, coordination and observation of further testing will be performed as additional services. It is expected that these Additional Services will be charged back to the Contractor.

If accepted by the Owner, this service will be included in the Final Building Envelope Commissioning Report

Final Building Envelope Commissioning Record

Compile a comprehensive commissioning report documenting all commissioning activities, including but not limited to the following information:

• Building Envelope Design Review Log

• Building Envelope Submittal Log

• Building Envelope Commissioning Observation Reports

• Building Envelope Performance Test Documentation

• Building Envelope Commissioning Issues Log

• Operation & Maintenance Manuals

• Building Envelope Preventive Maintenance Program

36


Clarifications1. In the event that the final design or installations and associated commissioning scope and/or schedule materially vary

from our assumptions identified above, we reserve the right to request an adjustment in fees.

2. We are assuming complete access to the BAS system, including front end, graphics, programming, trend data and point commands/overrides will be granted to us for execution of the commissioning.

3. The Base Scope does not include the unknown costs associated with re-testing the deficiencies found while the systems are being commissioned, such as failure of the contractor to support functional performance testing (FPT) or systems and/or equipment failures identified during FPTs that require additional testing visits. Sebesta feels that costs associated with additional testing visits, complete retests and associated costs incurred due to retesting are the responsibility of the installing contractor. Retesting that can be included in regularly scheduled testing visits without impacting the testing schedule and causing additional test visits shall not be considered additional.

4. Additional services requested by the client which are not included in the above scope of services will be invoiced on a time and material basis in accordance with our current standard Hourly Billing Rates Schedule. The Hourly Billing Rates Schedule is subject to annual adjustment.

5. We are assuming that all functional performance testing will be completed at the end of construction.

6. Sebesta does not assume ownership or responsibility for any systems or equipment associated with the project, including any issues, damages or proclaimed losses resulting from the commissioning process.

7. We assume Systems Functional Performance Testing will be conducted prior to substantial completion and while the building is unoccupied by the owner. In the event Systems Functional Performance Testing will be conducted while the building is occupied in a manner that restricts the testing process (i.e. working around occupants of the building) we assume testing will be conducted during the evening, night, and/or on weekends. In this event, we reserve the right to negotiate additional fees for premium time differential.

8. This proposal is valid for 90 days after the date of this proposal. This proposal may be extended by mutual written agreement.

Project CompensationWe propose to perform the Base Commissioning Services described above on a fixed-fee basis with not-to-exceed expenses as follows:

Alternate 1: Building Envelope CommissioningPhase Total Fee

Design Phase $17,200Construction Phase $34,600Infrared Thermography $7,000TOTAL $58,800

Fee Summary - Base ServicesScope Item Hours Total Fee

Design Phase 130 $16,800Construction Phase 1 - New 380 $43,200Construction Phase 2 - New / Renovation 300 $33,400Construction Phase 3 - North Construction 320 $37,800Warranty / Acceptance Phases 130 $16,600TOTAL $147,800

37


Invoices will be submitted monthly based on percent complete by phase.

For any additional commissioning services work not included in the Scope of Work, we would invoice you based on our normal hourly rates, plus reimbursable expenses. Invoices for additional services will be submitted monthly based on services performed during the period.

We will be happy to work with Pennsylvania State University to negotiate the Scope and subsequently the proposed fee to best meet the project requirements including the budget and your needs for this project.

ACCEPTANCE OF AGREEMENT TO PROVIDE BUILDING COMMISSIONING SERVICES

_____________________________________________________Date:___________________

Authorized Signature, State College Area School District

Attachments: Sebesta Terms and Conditions, Proof of Insurance Coverage

38

Terms and Conditions

Standard of Care: The Engineer shall perform its services in

accordance with generally accepted engineering practices.

Services are rendered without any other warranty, expressed or

implied and the Engineer shall be responsible solely for its’ own

negligence.

Construction Costs: The Client shall advise the Engineer in writing

before design commencement of budgetary limitations for the cost

of construction. The Engineer shall endeavor to work within such

limitations and will, if requested and included within the scope of

services, submit to the Client an opinion of probable construction

costs. This opinion represents the Engineer’s best judgment as a

design professional familiar with the construction industry. The

Client acknowledges that neither the Client nor the Engineer has

control over the cost of labor, materials, market or negotiating

conditions, or methods by which contractors determine prices for

construction. The Engineer does not warrant or represent that bids

or negotiated prices will not vary from its opinions of probable cost,

and the Client expressly releases any claim for damages to the

extent actual costs exceed the Engineer’s opinions of probable

cost.

Compensation: Compensation for services shall be in accordance

with the Proposal Letter. Invoices will be issued monthly for

services rendered and reimbursable expenses and are due and

payable within ten (10) days of receipt of the invoice. Interest of

2% per month will be charged on accounts not paid within thirty

(30) days from the date of invoice. Changes affecting the scope of

work initiated by the Client or due to unforeseen project conditions

will necessitate modification of the compensation charged.

Failure to Make Payment: If the Client fails to make payment when

due the Engineer for services and expenses, the Engineer may,

upon seven (7) days’ written notice to the Client, suspend

performance of services under this Agreement. Unless payment in

full is received by the

Engineer within seven days of the date of the notice, the suspension

shall take effect without further notice. In the event of a suspension

of services, the Engineer shall have no liability to the Client for

delay or damage caused the Client because of such suspension of

services.

Re-use of Documents: All documents, including Drawings and

Specifications, prepared by the Engineer pursuant to this project

are instruments of service. Engineer shall be deemed the author of

these instruments of service and retain all common law and

statutory rights, including Copyright. They are not intended or

represented to be suitable for re-use by the Client or others on

extensions of this project or any other project. Any re-use without

written verification or adaptation by the Engineer for the specific

purposes intended will be at the Client’s sole risk and without

liability to the Engineer, and the Client shall indemnify and hold

harmless the Engineer from all claims, damages, losses and

expenses, including attorney’s fees, arising out of or resulting

therefrom. Any such verifications or adaptation will entitle the

Engineer to further compensation at rates to be agreed upon by the

Client and the Engineer.

Mutual Indemnity: Client agrees that it will defend, indemnify and

hold harmless the Engineer, its officers, directors and employees,

from and against any and all claims, damages,

awards and costs of defense caused by the negligent or

otherwise wrongful acts or omission, including breach of a

specific contractual duty, of the Client or the Client’s

independent contractors, agents or employees.

Engineer agrees that it will defend, indemnify, and hold harmless the

Client, its officers, directors and employees, from and against any and

all claims, damages, awards and costs of defense caused by the

negligent or otherwise wrongful acts or omission, including breach of a

specific contractual duty of the Engineer, or the Engineer’s

independent contractors, agents or employees.

Hazardous Materials: The Engineer and Engineer’s consultants shall

have no responsibility for the discovery, presence, handling, removal

or disposal of or exposure of persons to hazardous materials in any

form at the Project site, including but not limited to asbestos,

asbestos products, polychlorinated biphenyl (PCB) or other toxic

substances. The Client agrees to indemnify and hold harmless the

Engineer and Engineer’s consultants from and against all claims,

liability or costs, including reasonable attorney’s fees and expenses,

arising out of or in any way connected with the presence, handling,

removal, abatement or disposal of hazardous materials in any form at

the project site. The Client further agrees to make no claim and

hereby waives any claims or causes of action of any type against the

Engineer and Engineer’s consultants, which may arise out of or relate

in any way to the presence of such hazardous materials.

Limitation of Legal Liability: To the maximum extent permitted by law,

the Client agrees to limit the Engineer’s liability to the Client, for

damages, and to all construction contractors or subcontractors on the

project claiming through the Client for damages, to the amount of

$50,000 or the Engineer’s total fee for services rendered on the

project, whichever is the lesser. It is intended that this limitation

apply to any and all liability or causes of action however arising,

regardless of the cause of action or legal theory asserted.

Termination: The obligation to provide further services under this

document may be terminated by either party upon seven (7) days’

written notice in the event of substantial failure by the other party to

perform in accordance with the terms hereof through no fault of the

terminating party. In the event of any termination, the Engineer shall

be paid for all services rendered to the date of termination, all

reimbursable expenses and termination expenses.

Successors and Assigns: Neither the Client nor the Engineer shall

assign, sublet or transfer any rights under or interest in (including, but

without limitation, moneys that are or may become due) this

document, or any claims that may arise from the performance of

services under this agreement, without the written consent of the

other, except to the extent that the effect of this limitation may be

restricted by law. Unless specifically stated to the contrary in any

written consent to an assignment, no assignment will release or

discharge the assignor from any duty or responsibility under this

document. Nothing contained in this paragraph shall prevent the

Engineer from employing such independent consultants, associates

and subcontractors, as it may deem appropriate to assist in the

performance of services hereunder. Nothing herein shall be construed

to give any rights or benefits hereunder to anyone other than the Client

and the Engineer. Nothing herein shall create a contractual

relationship with or cause of action in favor of a third party against

either the Client or Engineer.

All claims and causes of actions between the parties to this

agreement pertaining to acts or failures to act shall be deemed to

have accrued and the applicable statutes of limitations shall

commence to run not later than either the date of substantial

completion for acts or failures to act occurring prior to substantial

completion, or the date of the issuance of the final certificate for

payment for acts or failures to act occurring after substantial

completion.

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INS025 (201005).01

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Dennis J. Linder & AssociatesAn affiliate of American Agency, Inc.731 Bielenberg Drive, Suite 204Woodbury MN 55125-1701

Patti Bushnell651.621.8984 651.621.8989

[email protected]

Sebesta, Inc.1450 Energy Park Drive, Suite 300St. Paul, MN 55108

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CANCELLATION

DATE (MM/DD/YYYY)CERTIFICATE OF LIABILITY INSURANCE

LOCJECTPRO-

POLICY

GEN'L AGGREGATE LIMIT APPLIES PER:

OCCURCLAIMS-MADE

COMMERCIAL GENERAL LIABILITY

GENERAL LIABILITY

PREMISES (Ea occurrence) $DAMAGE TO RENTEDEACH OCCURRENCE $

MED EXP (Any one person) $

PERSONAL & ADV INJURY $

GENERAL AGGREGATE $

PRODUCTS - COMP/OP AGG $

$RETENTIONDED

CLAIMS-MADE

OCCUR

$

AGGREGATE $

EACH OCCURRENCE $UMBRELLA LIAB

EXCESS LIAB

DESCRIPTION OF OPERATIONS / LOCATIONS / VEHICLES (Attach ACORD 101, Additional Remarks Schedule, if more space is required)

INSRLTR TYPE OF INSURANCE POLICY NUMBER

POLICY EFF(MM/DD/YYYY)

POLICY EXP(MM/DD/YYYY) LIMITS

WC STATU-TORY LIMITS

OTH-ER

E.L. EACH ACCIDENT

E.L. DISEASE - EA EMPLOYEE

E.L. DISEASE - POLICY LIMIT

$

$

$

ANY PROPRIETOR/PARTNER/EXECUTIVE

If yes, describe underDESCRIPTION OF OPERATIONS below

(Mandatory in NH)OFFICER/MEMBER EXCLUDED?

WORKERS COMPENSATIONAND EMPLOYERS' LIABILITY Y / N

AUTOMOBILE LIABILITY

ANY AUTOALL OWNED SCHEDULED

HIRED AUTOSNON-OWNED

AUTOS AUTOS

AUTOS

COMBINED SINGLE LIMIT

BODILY INJURY (Per person)

BODILY INJURY (Per accident)PROPERTY DAMAGE $

$

$$

THIS IS TO CERTIFY THAT THE POLICIES OF INSURANCE LISTED BELOW HAVE BEEN ISSUED TO THE INSURED NAMED ABOVE FOR THE POLICY PERIODINDICATED. NOTWITHSTANDING ANY REQUIREMENT, TERM OR CONDITION OF ANY CONTRACT OR OTHER DOCUMENT WITH RESPECT TO WHICH THISCERTIFICATE MAY BE ISSUED OR MAY PERTAIN, THE INSURANCE AFFORDED BY THE POLICIES DESCRIBED HEREIN IS SUBJECT TO ALL THE TERMS,EXCLUSIONS AND CONDITIONS OF SUCH POLICIES. LIMITS SHOWN MAY HAVE BEEN REDUCED BY PAID CLAIMS.

INSRADDL

WVDSUBR

N / A

$

$

(Ea accident)

(Per accident)

THIS CERTIFICATE IS ISSUED AS A MATTER OF INFORMATION ONLY AND CONFERS NO RIGHTS UPON THE CERTIFICATE HOLDER. THISCERTIFICATE DOES NOT AFFIRMATIVELY OR NEGATIVELY AMEND, EXTEND OR ALTER THE COVERAGE AFFORDED BY THE POLICIESBELOW. THIS CERTIFICATE OF INSURANCE DOES NOT CONSTITUTE A CONTRACT BETWEEN THE ISSUING INSURER(S), AUTHORIZEDREPRESENTATIVE OR PRODUCER, AND THE CERTIFICATE HOLDER.IMPORTANT: If the certificate holder is an ADDITIONAL INSURED, the policy(ies) must be endorsed. If SUBROGATION IS WAIVED, subject tothe terms and conditions of the policy, certain policies may require an endorsement. A statement on this certificate does not confer rights to thecertificate holder in lieu of such endorsement(s).

The ACORD name and logo are registered marks of ACORD

COVERAGES CERTIFICATE NUMBER: REVISION NUMBER:

INSURED

PHONE(A/C, No, Ext):

PRODUCER

ADDRESS:E-MAIL

FAX(A/C, No):

CONTACTNAME:

NAIC #

INSURER A :

INSURER B :

INSURER C :

INSURER D :

INSURER E :

INSURER F :

INSURER(S) AFFORDING COVERAGE

SHOULD ANY OF THE ABOVE DESCRIBED POLICIES BE CANCELLED BEFORETHE EXPIRATION DATE THEREOF, NOTICE WILL BE DELIVERED INACCORDANCE WITH THE POLICY PROVISIONS.

INS025 (201005).01

8/6/2014

Dennis J. Linder & AssociatesAn affiliate of American Agency, Inc.731 Bielenberg Drive, Suite 204Woodbury MN 55125-1701

Patti Bushnell651.621.8984 651.621.8989

[email protected]

Sebesta, Inc.1450 Energy Park Drive, Suite 300St. Paul, MN 55108

Travelers Prop Cas Co of Amer 25674St Paul Fire & Marine 40967Charter Oak Fire Insurance Co 25615

AX

XX XCUX BROAD FORM PD

X X

630-867K9779 8/17/2014 8/17/2015INCLUDES:CONTRACTUAL LIABILITYOPERATIONS OF SUBS - CONTINGENT LIABILITY

2,000,000300,00010,000

2,000,0002,000,0002,000,000

A X810-867K9779 8/17/2014 8/17/2015

1,000,000

BX X

X 10,000 ZUP14S53341 8/17/2014 8/17/2015

10,000,00010,000,000

CN PVYBOUB867K977 8/17/2014 8/17/2015

X1,000,0001,000,0001,000,000

Sample Certificate

Dennis Linder/PSB

Sample Certificate

PROPOSAL - State College Area School District...SEBESTA, INC. 1220 Valley Forge Road, #1...

Documents

Transcript of PROPOSAL - State College Area School District...SEBESTA, INC. 1220 Valley Forge Road, #1...