Armed Forces Retirement HomeDesign Build Services Request for Proposal

Gulfport, Mississippi21 May 2007

MASTERSPEC text, Copyright 1994, AIA, The American Institute of Architects

Paragraph number formatting method, Copyright 1988, ARCOM, Architectural Computer Services, Inc.

MASTERSPEC text, Copyright 1994, AIA, The American Institute of Architects

Paragraph number formatting method, Copyright 1988, ARCOM, Architectural Computer Services, Inc.

SECTION 01810 – COMMISSIONING

THIS SECTION USES THE TERM ARCHITECT. CHANGE THIS TERM AS NECESSARY TO MATCH THE ACTUAL TERM USED TO IDENTIFY THE DESIGN PROFESSIONAL AS DEFINED IN THE GENERAL AND SUPPLEMENTARY CONDITIONS.

PART 1 - GENERAL

1.1SUMMARY

  1. This Section includes administrative activities for Commissioning. Commissioning is a team-oriented, systematic process of ensuring that all building systems perform individually and interactively according to the design intent and the Government’s operational needs and that these systems can be maintained to perform as intended throughout the building life cycle. The Commissioning Process facilitates and coordinates the traditionally separate functions of system documentation, equipment startup, control system calibration, testing and balancing, performance testing and training.
  1. The Government has appointed a Commissioning Authority (CxA) to direct and facilitate the Commissioning Process. The Design Build Contractor (Contractor) shall cooperate fully with the CxA and the CO (CO) to support the Commissioning Process.
  1. The CxA will be involved throughout the project from design development through the warranty phase. The primary role of the CxA during the overall design stage is to review the design to ensure it meets the Government’s objectives and develops detailed commissioning specifications with the Contractor for inclusion in the project plans and specifications. During construction, the CxA will coordinate the execution of the testing plan which includes observing and documenting all systems performance to ensure that the systems are functioning in accordance with the Contract Documents. The CxA is not responsible for design or general construction scheduling, cost estimating, or construction management, but may assist with problem solving or resolving nonconformance issues or deficiencies.

D.The following systems shall be commissioned under this project:

  1. Central building automation system,
  2. All equipment of the heating, ventilating and air conditioning systems,
  3. Scheduled or occupancy sensor lighting controls,
  4. Daylight dimming controls and interior dimming system controls,
  5. Refrigeration systems,
  6. Emergency power generators and automatic transfer switching; paralleling equipment,
  7. Uninterruptible power supply systems,
  8. Fire protection and life safety systems (egress system, fire alarm system, fire detection systems, fire suppression systems, smoke management systems, smoke removal systems, emergency lighting systems, security / egress locking interface systems, elevator emergency recall operation, elevator emergency in car operation),
  9. Electrical Systems (service switchgear, switchboards, distribution panel boards, transformers, motor control centers, power monitoring and metering, transient voltage surge suppressors, variable speed drives, grounding and ground fault systems, over current protective devices, low voltage bus way, thermographic survey, electronic calendaring or directory, white sound system),
  10. Domestic and process water pumping and mixing systems,
  11. Equipment sound control systems and testing,
  12. Data and communication system,
  13. Paging systems,
  14. Security system,
  15. Irrigation system,
  16. Plumbing system,
  17. Vertical transport systems,
  18. Building envelope including the different types of curtain wall assemblies (roofing, windows, doors, construction joints, etc.),
  19. Process instrumentation and controls,
  20. Sustainability features,
  21. Renewable energy systems (wind, solar, etc),
  22. Lighting and lighting control systems and clock systems.
  23. Kitchen and food service related equipment.

E.Commissioning Plan.

1.A Commissioning Plan is included with this solicitation and is part of the Program Requirements. The plan describes the commissioning process, systems and equipment to be commissioned and roles and responsibilities. The contractor shall complete prefunctional verification checklists provided by the CxA during equipment installation and start-up. The checklists will have a level of detail similar to that on sample checklists in ACG Commissioning Guide, 2005 edition. The plan will be updated by the CxA during design and construction as specific equipment information is obtained and construction progresses. The Commissioning Plan includes:

  1. Introduction.
  2. Participants inthe Commissioning Process.
  3. Roles and Responsibilities.
  4. Description of the Commissioning Process.
  5. List of Systems to be Commissioned
  6. Pre-Functional Verification Checklists (PFVC)
  7. Functional Performance Test checklists (FPT).
  8. Controls Tests.
  1. Commissioning and facility turnover requirements in this Section, Section 01782 – OPERATION AND MAINTENACE and Section 01820 – DEMONSTRATION AND TRAINING shall be coordinated with the CxA.

F.Commissioning shall achieve the following objectives:

  1. Verify that applicable equipment and systems are installed according to the contract requirements, manufacturer’s recommendations and to accepted industry standards. Ensure proper operational function by installing contractors.
  2. Verify and document proper operational performance of equipment and systems.
  3. Verify that O&M documentation is complete.
  4. Verify that the Facility's operations and maintenance personnel have been trained.

G.Commissioning Process. The Commissioning Process does not take away from or reduce the responsibility of the system designers or installing contractors to provide a finished and fully functioning product. Also, commissioning should not add to the overall work effort. Commissioning puts a focus on standard installation and startup procedures, documentation, and early problem resolution to permit a smooth turnover and acceptance at project completion.

1.2COORDINATION

PARAS BELOW ESTABLISH HIGH-QUALITY ASSURANCE PROVISIONS. FOR MANY PROJECTS, LESS STRINGENT REQUIREMENTS ARE ADVISABLE. MODIFY BELOW TO SUIT PROJECT.

  1. Commissioning Team. The members of the Commissioning Team shall include the following:Construction Manager (CM)
  2. Commissioning Authority (CxA),
  3. CO (CO),
  4. Design – Build Contractor (Contractor)
  5. Architect/Engineer (AE)
  6. Sub contractors and vendors
  7. Armed Forces Retirement Home Project Manager (AFRH)

B.The CxA directs and coordinates the Commissioning activities and reports to the CO. All members of the Commissioning Team shall work together to fulfill their contractual responsibilities to meet the objectives of the Contract Documents.

C.Scheduling. The CxA will work with the CO and Contractor to establish Commissioning activities within the NAS. The CxA will provide sufficient notice to the CO and Contractor for scheduling Commissioning activities. The Contractor shall integrate all Commissioning activities into the NAS. All parties shall address scheduling issues and notify the CO in a timely manner in order to expedite the Commissioning Process.

1.3REFERENCE STANDARDS

A.American Society of Heating, Refrigeration and Air-Conditioning Engineers, Inc. (ASHRAE)

  1. ASHRAE Guideline 0-2005, The Commissioning Process
  2. ASHRAE Guideline 1-1996 The HVAC Commissioning Process
  1. ACG Commissioning Guideline (2005) Commissioning Guideline
  1. GSA Public Buildings Service Publications (current version)
  2. PBS P-100 Facilities Standards for Public Buildings Service
  3. The Building Commissioning Guide
  4. Public Buildings Maintenance Guides and Time Standards

1.4COMMISSIONING PROCESS

A.Commissioning Plan. The CxA has developed a Commissioning Plan based on the RFP.

USUALLY RETAIN SUBPARA BELOW. IT GIVES THE ARCHITECT AN OPPORTUNITY TO REVIEW CONTENTS BEFORE SUBSTANTIAL COMPLETION. REVISE NUMBER OF COPIES REQUIRED TO SUIT PROJECT.

B.The Commissioning Plan will be updated periodically throughout design and construction phases as more information related to the design, building systems, and equipment is obtained from the Contractor and the work progresses.

  1. Commissioning checklists and the equipment list will be developed and updated as the design progresses and as specific manufacturers and models of equipment are submitted by the contractor and approved for installation.
  2. Specific checks and tests will be performed and documented on checklists for prefunctional verification checks (PFVC’s), functional performance tests (FPT’s), controls tests and integrated systems tests. The CxA will develop checklists for each building component and system to be commissioned. The Contractor and installing subcontractors shall document that PFVC and FPT checks are complete by initialing the specific checks on each individual PFVC and FPT. The CxA will check for compliance. The CxA will oversee the controls testing and integrated systems testing. The Contractor shall sign off on these tests.
  3. Checklists will be of similar complexity and detail as sample checklists found in the ACG Commissioning Guide referenced above. As the CxA develops the checklists, they will be included in the Commissioning Plan.
  4. The CxA will update the Commissioning Plan to incorporate changes in key personnel, construction modifications, schedule changes and other events that may affect the Commissioning Process.

PARA BELOW DESCRIBES TYPICAL REQUIREMENTS FOR BINDING COPIES OF OPERATION AND MAINTENANCE MANUALS. REVISE TO SUIT PROJECT.

C.Commissioning Process. The following are anticipated Commissioning tasks and the approximate order in which they will occur:

  1. A Commissioning Kick Off Meeting will be conducted by the CxA to review the Commissioning Process with the Commissioning Team Members. This will be within forty five (45) calendar days after Contractor’s Notice to Proceed for design.
  2. The CxA will perform design commissionability reviews during design development and again during contract document development.
  3. Meetings will be required throughout design and construction phases, scheduled by the CxA with necessary parties attending, to plan scope, coordinate, schedule future activities and resolve issues. The Contractor will provide the minutes of each meeting for review and approval of the attendees.
  4. Equipment documentation including detailed manufacturer’s installation and start up procedures shall be submitted by the Contractor during equipment submittal approval.
  5. The CxA will work with the CO and Contractor to develop startup plans and startup documentation formats, including providing prefunctional checklists to be completed, during the startup process.
  6. In general, the checkout and performance verification will proceed from simple to complex; from component level to equipment to systems and intersystem levels. Prefunctional checklists shall be completed before start-up and functional testing.
  7. The Contractor shall document equipment installations and start ups on the PVFC’s and FPT’s according to the plan. The CxA will witness installation and start-up of selected and critical equipment.
  8. The CxA will develop required specific equipment and system functional performance test procedures.
  9. The procedures shall be executed and documented by the Contractor with the CxA’s participation.
  10. Items of non-compliance shall be noted and documented. Corrective action by the appropriate party shall be noted and documented after completion of the corrective action.
  11. The CxA will review training plans and verify training performed by the Contractor.
  12. The CxA will confirm that the O&M documentation is in accordance with the Contactor developed Specifications and that the O&M documentation has been turned over to the CO.

D.Commissioning Tests and Checklists. Commissioning checklists will be developed for each individual equipment item to be installed. The CxA will develop checklists for three levels of testing. In addition, the CxA will develop a procedure to test controls and sequences of operation:

  1. Pre-Functional Verification Checks (PFVC). Pre-functional verification checks cover the activities that must be performed for the proper storage, handling and installation of building components and equipment. These are the activities that are performed and checked prior to start-up.
  2. Functional Performance Tests (FPT). Functional performance tests cover the activities associated with starting and running dynamic equipment and systems to insure set-up, alignment, and operation are in accordance with the design. For non-dynamic components, functional checks ensure proper function.
  3. Integrated System Tests (IST). Integrated testing involves ensuring proper operation where two or more separate systems interact with each other.

4.The CxA will develop the checklists and tests with the support of and input from the Commissioning Team. The Contractor shall provide manufacturer’s O&M data, protection, installation and start-up directions for incorporation into the checklists. The Contractor shall obtain these documents from the equipment manufacturer’s operations and maintenance manuals. See the Section 01782 –OPERATION AND MAINTENANCE for requirements. Checklists may incorporate manufacturer’s instructions directly or by reference.

5.The Contractor shall initiate, execute and sign-off on the checklists. Non-compliance issues shall be noted on a separate deficiency/non-conformance report to be developed and provided by the CxA.

E.Commissioning Sequence. Each commissioned equipment item and building system shall be commissioned in accordance with the contract documents and design documents.

1. General Sequence. The general sequence will include the following:

  1. Establish the Commissioning Team
  2. Commissioning kick off (design phase)
  3. Design reviews
  4. Commissioning Plan and specification updates
  5. Commissioning kick off (construction)
  6. Submittal Review
  7. Pre-functional Verifications
  8. Functional Performance Tests
  9. Test, Adjust and Balance
  10. O&M Documentation and/or Updates
  11. Training and/or Updates
  12. Phase Integrated Systems Tests
  13. Phase to Existing Building Systems Tests
  14. Change of Season Testing
  15. Post Occupancy Evaluation

2. Systems Testing, Integrated Systems Testing. Construction phase systems testing and integrated systems testing shall conform to the following general sequence:

  1. Commission individual systems (Envelope, Conveyance, HVAC, Power, Fire Alarm, etc)
  2. Perform integrated systems testing for system interaction.
  3. Change of season testing.
  4. If the construction is to be completed in phases, commissioning will be performed on each individual phase, then as the phases are completed, commissioning will be performed on integrated phases.

F.Various Divisions and Sections of the Specificationsprepared by the Contractor may include Commissioning requirements. These requirements will be included in the Commissioning tests and checklists, but shall not be interpreted to be the only Commissioning requirements. The Commissioning Plan, tests and checklists shall take precedence.

G. The Contractor shall turn in completed checklists and deficiency/nonconformance reports to the CxA immediately upon completion of each check or test.

1.5ROLES AND RESPONSIBILITIES

  1. The roles and responsibilities of the Commissioning Team members are described in the Commissioning Plan, which is part of the Contract Documents.
  1. Contractor responsibilities include:

1.Participate as a member of the Commissioning Team.

2.Cooperate with the CxA, and other Commissioning Team members, to facilitate the successful completion of the Commissioning Process.

3.Assign representatives to the Commissioning Team for design and construction; submit those person's names to the CO, within thirty (30) days of the Contractor’s Notice to Proceed for Design. The Contractor’s representatives shall have the authority to make decisions on behalf of the Contractor as they relate to the organization and scheduling of Commissioning events. The representatives shall ensure communications between the Contractor and suppliers and all other Commissioning Team members, and shall foster necessary cooperative action.

  1. Attend Commissioning Meetings and ensure action items arising from these meetings are accomplished as required to allow the Commissioning Process to proceed on schedule.
  2. Review the commissioning plan with the CxA and provide input regarding plan requirements and content.
  3. Participate in program review meetings at the beginning of each design phase before any design work is done.
  4. Assist in the review of and document any changes to the Program Requirements after each design review submission.
  5. Review the commissioning plan with the CxA in preparation for the construction phase of work.
  6. Include language to enhance the project specifications to ensure comprehensive controls submittals, full control sub-contractor accountability for documented point to point checkout and commissioning participation, comprehensive test, adjusting and balancing, full contractor documentation of start up and proper training and Operations & Maintenance manual documentation.
  7. Participate in a controls integration meeting including electrical engineers, fire protection engineers, mechanical engineers, GSA and the CxA to discuss integration issues between equipment systems and disciplines to ensure that the integration issues and responsibilities are clearly described in the specifications.
  8. Assist the CxA in writing step by step functional test procedures and documentation formats for all commissioned equipment and assemblies.
  9. Participate with the CxA in coordinating and monitoring / witnessing all commissioning activities.
  10. Ensure cooperation and participation of specialty sub-contractors such as security, high voltage, UPS, sheet metal, piping, refrigeration, water treatment, food service and TAB, etc.
  11. Ensure participation of major equipment manufacturers in appropriate start-up, testing and training activities.
  12. Notify the CxA a minimum of two weeks in advance of scheduled equipment and system start-ups and FPT’s so that the CxA may witness.
  13. Copy the CxA on all requests for information.
  14. Inspect, check and confirm the correct and complete installation of all equipment and systems included in the Commissioning Plan prior to start-up. Document the results of inspections and checks on the checklists and sign them. If deficient or incomplete work is discovered, ensure corrective action is taken and re-check until the results are satisfactory and the system is ready for safe start-up.
  15. Provide all tools/equipment and personnel required to perform all checks and tests. Conduct thermographic testing of high voltage electrical equipment and life safety related distribution panels and switches.
  16. Coordinate with the CxA to monitor functional testing for all commissioned systems and assemblies.
  17. Functional testing shall include operating the system and components through each of the written sequences of operation and other significant modes and sequences, including start up, shut down, unoccupied mode, manual mode, staging, miscellaneous alarms, power failure, security alarm when impacted and interlocks with other systems or equipment. Sensors and actuators shall be calibrated by the installing contractors during construction.
  18. Provide loggers and other required equipment to monitor system operation and performance for selected data points for up to two weeks. Provide trend logs to the CxA as requested. For needed system points not able to be trended by the building automation system, furnish and install temporary portable data loggers that will monitor up to 20 points. Provide results of monitoring and trending to the CxA.
  19. Provide Operations and Maintenance Documentation in accordance with the Construction Specifications. This includes completing the equipment inventory.
  20. Provide demonstration and training in accordance with the Construction Specifications.
  21. Provide personnel to assist the CxA during system verification and FPTs. Operate equipment and systems for FPTs in accordance with the Commissioning plan and as directed by the CxA. If improper functionality, incomplete work, or other deficiencies affecting system performance are discovered, the CxA will stop the FPTs. Those responsible for deficient or incomplete work shall ensure corrections necessary for full and complete system operation as specified are completed.
  22. Provide operation and maintenance documentation in accordance with Section 01782 – OPERATION AND MAINTENANCE DOCUMENTATION.
  23. Provide the services of a HVAC Controls technician, Power Systems Controls technician, TAB technician, trades and supervisory personnel to support change of season commissioning.

1.6 RETESTING AND RE-INSPECTION