ADDENDUM NO. 1 to the Contract Documents for Taylor Elementary School at Sea Lab New Bedford, Massachusetts

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1 ADDENDUM NO. 1 to the Contract Documents for Taylor Elementary School at Sea Lab Mount Vernon Group Inc. 200 Harvard Mill Square Wakefield, MA Addendum Date: TO ALL BIDDERS AND SUB-BIDDERS This Addendum modifies, amends, and supplements designated parts of the Contract Documents for Taylor elementary School at Sea Lab, set dated September 24, 2015 and is hereby made a part thereof by reference and shall be as binding as though inserted in its entirety in the locations designated hereunder. It shall be the responsibility of each General Bidder and all Filed Sub-Bidders to notify all sub-contractors and suppliers he/she proposes to use for the various parts of the works, of any changes or modifications contained in this Addendum. No claims for additional compensation because of the lack of knowledge of the contents of this Addendum will be considered. THE NUMBER OF THIS ADDENDUM MUST BE INSERTED IN PARAGRAPH B. OF THE FORM FOR SUB-BID AND IN PARAGRAPH B. OF THE FORM FOR GENERAL BID THIS ADDENDUM CONSISTS OF PAGES NUMBERED: AD1-1 through AD1-4 THIS ADDENDUM CONSISTS OF SKETCHES: SKA-1, SKA-2 & SKA-3 THIS ADDENDUM CONSISTS OF SPECIFICATIONS: Pages through MANUFACTURED CASWORK Pages through Taylor Elementary School at Sea Lab CHANGES TO THE PROJECT MANUAL ALL SECTIONS OF THE CONTRACT SPECIFICATIONS ITEM 01 Paragraph 1.01, change from Certified LEED Silver Rating (50-59 points) to LEED Certified Rating (40-49 points). SECTION ALTERNATES ITEM 01 Section , page , paragraph C. ALTERNATE NO. 2, Add to the end of the paragraph, If Alternate No. 2 is chosen, brick veneer masonry will replace the fiber cement siding and trim, which is part of the base bid, on the one story elevation of the addition and Alternate No. 1 storage area only. Gable end wall finish, Library tower, and Upper gymnasium wall area will remain fiber cement siding, as indicated. AD1-1

2 SECTION FINISH CARPENTRY ITEM 01 ITEM 02 ITEM 03 ITEM 04 ITEM 05 ITEM 06 Section , paragraph 2.03B. delete Northern red oak and replace with White maple Paragraph 2.04B. third line, delete Northern red oak and replace with White maple Paragraph 2.08B., second and fifth lines, delete Northern Red Oak and replace with White Maple Delete paragraph 1.02.A.7. in its entirety without replacement In paragraph a., delete mailboxes Delete paragraph 2.07 in its entirety without replacement SECTION WEATHER BARRIERS ITEM 01 Paragraph 1.03 A.2., delete waterproofing at elevator pit and wood chip vault SECTION JOINT SEALANTS ITEM 01 Paragraph 2.06 E, Delete existing paragraph in its entirety without replacement SECTION FLUSH WOOD DOORS ITEM 01 ITEM 02 Paragraph 2.03A.1, first line, delete northern red oak and replace with white maple Paragraph 2.03B.2, first line, delete northern red oak and replace with white maple SECTION NON-STRUCTURAL METAL FRAMING AND GYPSUM BOARD ITEM 01 Paragraph 3.02 G.1., Delete paragraph in its entirety without replacement SECTION TILING ITEM 01 In Paragraph 2.01C.1, after 4 x 4 x 5/16, insert or 4/1/4 x 4/1/4 x 5/16. ITEM 02 ITEM 03 ITEM 04 In Paragraph 2.01C.8, delete, corridors. In Paragraph 2.01C.10a., delete Dal Tile, Natural Hues and replace with Dal Tile, Matte, Semigloss and Color Trends. In Paragraph 2.01C.10b delete Royal Mosa, Global Collection and replace with Royal Mosa, Mosa Colors. ITEM 05 In Paragraph 2.01D.1, after 4 x 8 x 5/16, insert or 4/1/4 x 8/1/2 x 5/16. ITEM 06 ITEM 07 ITEM 08 In Paragraph 2.01D.10a, delete Dal Tile, Natural Hues and replace with Dal Tile, Matte, Semigloss and Color Trends. In Paragraph 2.01D.10b delete Royal Mosa, Global Collection and replace with Royal Mosa, Mosa Colors. In Paragraph 2.01F.7, after multi user toilets, insert lobby, corridors, administration and library AD1-2

3 ITEM 09 Add the following to paragraph G Mosaic Floor Tile, Type 5 1. Size: 2 in. x 2 in. x 1/4 in., 2. Grout Joint: 1/8 in. 3. Breaking Strength: Greater than 3000 lbs. per ASTM C Water Absorption: Less than 5% per ASTM C Coefficient of Friction: Greater than or equal to.6 (wet) and.7 (dry) per ASTM C MOH Scratch Hardness: Chemical Resistant: Yes 8. Locations: single user toilets and multiuser toilets 9. Colors: Provide tiles as selected by the Architect from the approved manufacturer s full range of standard and premium colors. For the purpose of creating patterns, one (1) field color and three (3) accent colors shall be selected. Provide a min. of 15 colors from which to select. 10. Manufacturers: a. American Olean, Unglazed Colorbody Porcelain Mosaics b. Dal tile, Keystones ITEM 10 Paragraph 2.06.B.3, Delete in its entirety without replacement SECTION ACOUSTICAL PANEL CEILINGS ITEM 01 ITEM 02 ITEM 03 ITEM 04 Delete paragraph 2.02F in its entirety without replacement. In Paragraph 2.02G.1, delete 8ft.-0in. x 8ft.-0in. and replace with x 24 with 45 degrees arc. In Paragraph 2.02G.9.a, delete No. SW R375R06RAL and replace with Serpentina Classic, hill, 445H916PT In Paragraph 2.02, add the following paragraph H. Type. 1.8b (Curved Clouds) same as type 1.8a, except Serpentina Classic, valley, 445V916PT SECTION DECORATIVE WALL PANELING ITEM 01 Section Decorative Wall Paneling. Delete without replacement. SECTION SOUND ABSORBING WALL UNITS ITEM 01 ITEM 02 ITEM 03 ITEM 04 ITEM 05 Delete paragraph 2.01A in its entirety without replacement. Delete paragraph 2.01B in its entirety without replacement. Delete paragraph 2.01C in its entirety without replacement. Delete paragraph 2.01D (type 3b) in its entirety without replacement. Delete paragraph 2.02 in its entirety without replacement. SECTION MANUFACTURED WOOD CASEWORK ITEM 01 DELETE Section Manufactured Wood Casework in its entirety, and insert new Section Manufactured Casework dated September 24, 2015 attached hereto. AD1-3

4 SECTION HVAC ITEM 01 ITEM 02 Section , page , paragraph 3.11, Add the following, Sleeves and smoke stop packing are not required in non-rated walls; seal/tape the drywall to the insulation for the seal. Section , page , paragraph 3.17, Add to cleaning scope Clean the ductwork as specified after building flush out. Taylor Elementary School at Sea Lab CHANGES TO THE DRAWINGS: DRAWING A01.01 ITEM 01 On sheet A1.01. In room C115 Storage, in the room finish tag, delete EX and replace with Q ITEM 02 On sheet A1.01, in room C115 Food Prep, in the rom finish tag, delete EX and replace with Q DRAWING A01.02 ITEM 01 DRAWING A01.03 ITEM 01 DRAWING A03.04 ITEM 01 In Existing Kitchen Food Prep area room C115, provide required demolition for floor drains, piping etc. see plumbing and food service drawings. Remove existing quarry tile floor finish and prepare surface for new quarry tile floor. Removal of existing quarry tile and preparation of surfaces for new quarry tile floor finish is required. On sheet A1.03, in room C111 Conference, in the room finish tag, delete -, and replace with A1 On sheet 3.04, on detail 1, delete LOW POINT: 8-4 and replace with LOW POINT; 8-8 and delete HIGH POINT: 9-2 and replace with HIGH POINT: 9-8 DRAWING A09.01 ITEM 01 On sheet A09.01, detail b.9, delete TYPE 3B and replace with TYPE 3A. DRAWING M01.04 ITEM 01 A piping diagram is shown on the floor plans for bidding and coordination purposes. Consult with the successful manufacturer for their proprietary piping layout and sizing. AD1-4

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8 SECTION Table of Contents SECTION PART 1 - GENERAL RESPONSIBLE PERSONNEL DESCRIPTION COORDINATION DEFINITIONS COMMISSIONING PROCESS RELATED WORK COMMISSIONING COMPLETION SYSTEMS TO BE COMMISSIONED RESPONSIBILITIES TESTING PREREQUISITES MONITORING PART 2 - PRODUCTS TEST EQUIPMENT PART 3 - EXECUTION MEETINGS REPORTING SUBMITTALS START-UP, PRE-FUNCTIONAL CHECKLISTS AND INITIAL CHECKOUT FUNCTIONAL PERFORMANCE TESTING DOCUMENTATION, NON-CONFORMANCE AND APPROVAL OF TESTS DEFERRED TESTING OPERATION AND MAINTENANCE MANUALS FINAL COMMISSIONING REPORT TRAINING OF OWNER PERSONNEL WRITTEN WORK PRODUCTS SAMPLE COMMISSIONING PLAN SAMPLE PRE-FUNCTIONAL CHECKLIST SAMPLE FUNCTIONAL TEST PROCEDURE Page 1 of 58

9 SECTION PART 1 - GENERAL 1.01 RESPONSIBLE PERSONNEL A. Commissioning Authority: WSP will act as the Commissioning Authority. The Commissioning Authority observes and documents the commissioning work. B. Responsibility of Disciplines: The parties listed below are part of the commissioning team and will be required to participate in the commissioning process. The responsibilities relative to commissioning for each of these parties is defined in this section DESCRIPTION 1. Architect - Mount Vernon Group 2. Owner - City of New Bedford 3. Client Massachusetts School Building Authority 4. MEP Engineer SAR Engineering, Inc. 5. Owner s Project Manager Architectural Consulting Group 6. Commissioning Authority - WSP 7. General Contractor TBD 8. Mechanical Contractor - TBD 9. Plumbing Contractor - TBD 10. Fire Protection Contractor - TBD 11. Electrical Contractor - TBD 12. Controls Contractor - TBD 13. Testing, Adjusting and Balancing Contractor TBD 14. Independent contractor(s) 15. All subcontractors and equipment suppliers/manufacturers that are associated with the above disciplines A. Commissioning: 1. Commissioning is a systematic process of ensuring that all building systems perform interactively according to the design intent and the owner s operational needs. This is achieved by beginning in the design phase and documenting design intent and continuing through construction, acceptance and the Post Construction Phase with actual verification of performance. The commissioning process shall encompass and coordinate the traditionally separate functions of system documentation, equipment startup, control system calibration, testing and balancing, performance testing and training. 2. Commissioning during the construction phase is intended to achieve the following specific objectives according to the Contract Documents: Page 2 of 58

10 a. Verify that applicable materials, equipment and systems are installed according to the manufacturer s recommendations and to industry accepted minimum standards and that they receive adequate operational checkout by installing contractors. b. Verify and document proper performance of equipment and systems. c. Verify that O&M documentation site is complete. d. Verify that Owner and operations staff is properly trained. 3. The commissioning process does not take away from or reduce the responsibility of the installing contractors to provide a finished and fully functioning product. B. Sustainable Design Intent: Comply with project requirements intended to achieve a Silver Rating measured and documented in accordance with LEED Rating System. C. This project will have selected building systems commissioned. The commissioning process will be directed by a Commissioning Authority (CA) whose services will be provided by the Owner. D. Abbreviations: 1. The following are common abbreviations used in the Specifications and in the commissioning process. A/E- Architect and design engineers FM- Facility Manager CA- Commissioning Authority FT- Functional performance test CC Controls Contractor GC- General Contractor CM- Construction Manager MC- Mechanical Contractor CO- Contracting Officer PC- Pre-functional checklist Cx- Commissioning Subs- Subcontractors EC- Electrical Contractor TAB- Test and Balance Contractor 1.03 COORDINATION A. Management: The CM will coordinate the efforts of the contractors and equipment suppliers so that the commissioning process is coordinated and completed in advance of substantial completion. B. Scheduling: The CM will develop and provide the commissioning schedule with input from the Owner, contractors and CA DEFINITIONS A. Acceptance Phase - phase of construction after startup and initial checkout when functional performance tests, O&M documentation review and training occur. B. Approval - acceptance that a piece of equipment or system has been properly installed and is functioning in the tested modes according to the Contract Documents. C. Basis of Design - The basis of design is the documentation of the primary thought processes and assumptions behind design decisions that were made to meet the design intent. The basis of design describes the systems, components, conditions and methods chosen to meet the intent Page 3 of 58

11 D. Control system - the building energy management control system. E. Data logging - monitoring flows, currents, status, pressures, etc. of equipment using stand-alone data loggers separate from the control system. F. Deferred Functional Tests - FTs that are performed later, after substantial completion, due to partial occupancy, equipment, seasonal requirements, design or other site conditions that disallow the test from being performed. G. Deficiency - a condition in the installation or function of a component, piece of equipment or system that is not in compliance with the Contract Documents (that is, does not perform properly or is not complying with the design intent). H. Design Intent - a dynamic document that provides the explanation of the ideas, concepts and criteria that are considered to be very important to the owner. It is initially the outcome of the programming and conceptual design phases. I. Design Narrative or Design Documentation - sections of either the Design Intent or Basis of Design. J. Factory Testing - testing of equipment on-site or at the factory by factory personnel with an Owner s representative present. K. Functional Performance Test (FT) - test of the dynamic function and operation of equipment and systems using manual (direct observation) or monitoring methods. Functional testing is the dynamic testing of systems (rather than just components) under full operation. Systems are tested under various modes, such as application of water and air pressure, during cooling or heating loads, component failures, unoccupied, varying outside air temperatures, fire alarm, power failure, etc. The systems are run through all the control system s sequences of operation and components are verified to be responding as the sequences state. The commissioning authority develops the functional test procedures in a sequential written form, coordinates, observes and documents the actual testing, which is performed by the installing contractor or vendor or independent testing laboratory. FTs are performed after prefunctional checklists and startup is complete. L. Indirect Indicators - indicators of a response or condition, such as a reading from a control system screen reporting a damper to be 100% closed. M. MSBA - means the Massachusetts School Building Authority and any of its subsidiaries, subdivisions or affiliates, and the successors or assigns thereof. N. Manual Test - using hand-held instruments, immediate control system readouts or direct observation to verify performance (contrasted to analyzing monitored data taken over time to make the observation ). O. Monitoring - the recording of parameters (flow, current, status, pressure, etc.) of equipment operation using data loggers or the trending capabilities of control systems. P. Non-Compliance - see Deficiency. Q. Non-Conformance - see Deficiency. R. Over-written Value - writing over a sensor value in the control system to see the response of a system (e.g., changing the outside air temperature value from 50F to 75F to verify economizer operation). See also Simulated Signal. S. Owner-Contracted Tests - tests paid for by the Owner outside the contractor s contract and for which the CxA does not observe. These tests will not be repeated during functional tests if properly documented Page 4 of 58

12 T. Phased Commissioning - commissioning that is completed in phases (by floors, for example) due to the size of the structure or other scheduling issues, in order minimize the total construction time. U. Prefunctional Checklist (PC) - a list of items to inspect and component tests to conduct to verify proper installation of equipment, by the contractor. Prefunctional checklists are primarily static inspections and procedures to prepare the equipment or system for initial operation (e.g., belt tension, oil levels OK, labels affixed, gages in place, sensors calibrated, sealants installed and curved, etc.). Some prefunctional checklist items may entail simple testing of the function of a component, a piece of equipment or system. The word prefunctional refers to before functional testing. Prefunctional checklists augment and are combined with the manufacturer s start-up checklist. The commissioning authority will provide required prefunctional checklists and requires that the procedures be documented in writing, and does not witness the prefunctional checklist completion. V. Sampling - functionally testing only a fraction of the total number of identical or near identical pieces of equipment. W. Seasonal Performance Tests - FT that is deferred until the system(s) will experience conditions closer to their design conditions. ( AC in Summer months; boiler / hot water systems in winter months) X. Simulated Condition - condition that is created for the purpose of testing the response of a system (e.g., applying a hair blower to a space sensor to see the response in a VAV box). Y. Simulated Signal - disconnecting a sensor and using a signal generator to send an amperage, resistance or pressure to the transducer and DDC system to simulate a sensor value. Z. Startup - the initial starting or activating of equipment, including executing prefunctional checklists. AA. BB. CC. Test Procedures - the step-by-step process, which must be executed to fulfill the test requirements. The test procedures are developed by the CxA. Test Requirements - requirements specifying what modes and functions, etc. shall be tested. The test requirements are not the detailed test procedures. Trending - monitoring using the building control system COMMISSIONING PROCESS A. Commissioning Process. The following narrative provides a brief overview of the typical commissioning tasks during construction and the general order in which they occur. 1. Commissioning during the design phase begins with the CxA performing three design reviews of the MEP/FP drawings provided at the following points within the design phase: a. 100% Design Development b. 60% Construction Documents c. 90% Construction Documents 2. Building envelope drawings are reviewed at the following points within the design phase: a. 100% Design Development Page 5 of 58

13 b. 60% Construction Documents 3. The CxA generates the design phase Cx plan and Cx specification and provides this document to the team for review and comment. 4. Project specifications are reviewed by the CxA and the envelope sub-contractor during the above mentioned points within the design phase 5. Commissioning during construction begins with a scoping meeting conducted by the CA wherein the commissioning process is reviewed with the commissioning team members. 6. Additional meetings scheduled by the CA will be required throughout construction, to plan, scope, coordinate, and schedule future activities and resolve problems. 7. Material and Equipment documentation is submitted to the CA during normal submittals, including detailed start-up procedures. The CA will review and comment on applicable items. 8. The Subcontractors develop startup plans and startup documentation formats and provide to the CA. The CA uses this information to supplement pre-functional checklists to be completed, during the startup process. 9. The Subcontractors execute and document the pre-functional checklists and perform startup and initial checkout. The CA documents that the checklists and startup were completed according to the approved plans. This may include the CA witnessing start-up and pre-functional tests of selected equipment. 10. The CA develops specific equipment and system functional performance test procedures. The Subcontractors or testing laboratory review the procedures. 11. The procedures are executed by the Subcontractors or testing laboratory, under the observation of, and documented by the CA. The Owner is invited to witness testing. 12. Items of non-compliance in material, installation or setup are corrected at the Sub s expense and the system retested. 13. The CA reviews the O&M documentation for completeness. 14. The CA approves training plan and audits training. 15. Commissioning is completed before Substantial Completion. 16. Deferred testing is conducted, as specified or required. B. This project will have selected building systems commissioned. The commissioning process will be directed by a Commissioning Authority (CA) whose services will be provided by the Owner. 1. The standard for the Taylor School will follow the Master Commissioning Services Agreement as described by MSBA. The contractor(s) shall provide the commissioning services and deliverables set forth below and as more fully described in MSBA document; Standard Scope of Commissioning Services, for the School Construction Projects Page 6 of 58

14 1.06 RELATED WORK A. All of the following sections apply to the Work of this section. 1. Section General Requirements 2. Section Cast in Concrete 3. Division 04 - Masonry 4. Section Steel Decking 5. Section Thermal Insulation 6. Section Weather Barriers 7. Section Fluid Applied Membrane Air Barriers 8. Section Asphalt Shingle Roofing 9. Section Fiber Cement Siding and Trim 10. Section Polyvinyl Chloride (PVC) Roofing 11. Section Sheet Metal Flashing & Trim 12. Section Roof Accessories 13. Section Aluminum Entrances & Storefronts 14. Section Aluminum Clad Wood Windows 15. Section Glazing 16. Division 21 - Fire Suppression 17. Division 22 - Plumbing 18. Division 23 - HVAC 19. Division 26 Electrical 20. Division 27 Communications 21. Division 28 Electronic Safety & Security 1.07 COMMISSIONING COMPLETION A. Prerequisites to functional completion 1. All TAB work and commissioning activities must be complete prior to Functional Completion, unless approved in writing by the Owner. Exceptions to this are the planned control system training performed after occupancy and any required seasonal or approved deferred testing. This includes for all systems, but is not limited to: a. Completed and signed start-up and pre-functional checklist documentation b. Requested trend log data c. Submission of final approved TAB report d. Completion of all functional testing e. Required training of Owner personnel completed and approved Page 7 of 58

15 f. Submission of the approved O&M manuals g. All identified deficiencies have been corrected or are approved by the Owner to be excepted from this milestone B. The CM will determine the date of Functional Completion after reviewing the Commissioning Authority s recommendation for Functional Completion. Commissioning activities are non-compensable and cannot be a cause for delay claims SYSTEMS TO BE COMMISSIONED A. The systems listed under this section will be commissioned. Functional performance test procedures will be developed by the CA and demonstrated by the responsible contractors. All contractors will be responsible for carrying out and documenting startup and Prefunctional test procedures for each piece of equipment in these systems. 1. Contractor shall conduct Full Building Commissioning on the following major building systems: a. Building Envelope b. Roofing Systems c. HVAC Systems d. Plumbing Systems e. Electrical Power Systems f. Voice, Data and Video Systems g. Life Safety Systems h. Building Automation and Control Systems 2. Systems shall be commissioned at the following sampling rates: Systems/Equipment to be Commissioned Sample % Comments Exterior walls- Façade Systems 100 Test by installing contractor WSP to witness and document Exterior windows 25 Test by installing contractor WSP to witness and document. Contractor to perform testing per ASTM E1105 standards (Window Water Penetration Testing) Exterior doors 25 Test by installing contractor WSP to witness and document. Contractor to perform testing per ASTM E1105 standards (Door Water Penetration Testing) Louvers and vents 25 Test by installing contractor WSP to witness and document Grilles and sunscreens 25 Test by installing contractor WSP to witness and document Infrared scan of envelope 100 Test Performed by WSP consultant Page 8 of 58

16 Roofing Systems Roof systems, including parapet 100 Roof openings, including skylights, pipe chases, ducts, etc. 100 Infrared scan of roof- Electric Leak Detection Scan of Roof 100 HVAC Systems Piping 25 Pumps and drives 50 Rooftop units 100 Heating and ventilating units 100 VRF System (Heat Pumps and Condensing Units 100 Cabinet unit heaters 25 Unit heaters 25 Finned tube radiation 25 Convectors 25 Exhaust fans 25 Split system AC 100 Test by installing contractor WSP to witness and document. Contractor to perform testing per ASTM E907 standards (Field Uplift Testing) Test by installing contractor WSP to witness and document Test Performed by WSP consultant Testing, adjusting and balancing spot check 10 Automated temperature controls and energy management systems 100 Plumbing Systems Natural gas systems 25 Backflow preventers 100 Pressure booster systems 100 Water heaters 100 Hot water storage 100 Recirculation pumps 100 Water closets and sinks 25 Mixing valves 100 Electrical Systems Electrical service and switchgear 100 Test by other WSP to witness and document Transformers 100 Test by other WSP to witness and document Motor control centers 100 Test by other WSP to witness and document Electrical distribution systems 25 Test by other WSP to witness and document Emergency and standby power Test by other WSP to witness and document 100 systems including ATS Lighting and lighting control systems 25 Low voltage systems 25 Test by other WSP to witness and document Grounding and bonding systems 25 Test by other WSP to witness and document Page 9 of 58

17 Interfaces to automated temperature/building automation 100 control systems Voice, Data & Video Systems Cabling 10 Test by other WSP to witness and document Switches 10 Test by other WSP to witness and document Servers 10 Test by other WSP to witness and document Routers 10 Test by other WSP to witness and document Interfaces 10 Test by other WSP to witness and document Terminals 10 Test by other WSP to witness and document Master clock system 100 Test by other WSP to witness and document Public address systems 100 Test by other WSP to witness and document Life Safety Systems Security systems 100 Test by other WSP to witness and document Fire alarm systems 100 Test by other WSP to witness and document Fire suppression systems 100 Test by other WSP to witness and document Fire pump systems 100 Test by other WSP to witness and document Egress lighting 100 Test by other WSP to witness and document Egress pressurization systems 100 Test by other WSP to witness and document Building Automation & Controls Interface of these systems with HVAC systems, fire alarm and security systems RESPONSIBILITIES A. The responsibilities of all parties in the commissioning process are specified below. B. All Parties 1. Attend commissioning meetings. C. Architect: 1. Construction Phase a. Attend the commissioning scoping meeting and selected commissioning team meetings. b. Perform normal submittal review, construction observation, as-built drawing review, O&M manual preparation, etc. c. Prepare a list of initial inspections of elements of the building enclosure to be inspected and approved prior to continuing with production work. d. Provide any design narrative documentation requested by the CA e. Coordinate resolution of system deficiencies identified during commissioning, according to the contract documents f. Prepare and submit final as-built design intent documentation for inclusion in the O&M manuals. Review and approve the O&M manuals. 2. Post Construction Phase Page 10 of 58

18 D. Design Engineer: a. Coordinate resolution of design non-conformance and design deficiencies identified during warranty-period commissioning. 1. Construction Phase a. Perform normal submittal review, construction observation, as-built drawing review, etc., as contracted. Site observations should be completed as required prior to system startup. b. Provide any design narrative and sequences documentation requested by the CA. The design engineers shall assist (along with the contractors) in clarifying the operation and control of commissioned equipment as required. c. Participate in the resolution of system deficiencies identified during commissioning, according to the contract documents. E. Commissioning Authority (CA): 1. The CA is not responsible for design concept, design criteria, design intent, compliance with codes, design or general construction scheduling, cost estimating, or construction management. The primary role of the CA is to observe and document performance that systems are functioning in accordance with the documented design intent and in accordance with the Contract Documents. The Contractors will provide all labor, instrumentation, tools or the use of tools to start-up, check-out and functionally test equipment and systems. 2. Construction Phase a. Coordinate the commissioning activities in a logical, sequential and efficient manner using consistent protocols and forms, centralized documentation, clear and regular communications and consultations with all necessary parties. b. Coordinate the commissioning work and, with the CM, verify that commissioning activities are being scheduled into the master schedule. c. Plan and conduct a commissioning scoping meeting and other commissioning meetings. d. Request and review additional information required to perform commissioning tasks, including O&M materials, contractor start-up and checkout procedures. e. Before startup, gather and review the current control sequences and interlocks and work with contractors and design engineers until sufficient clarity has been obtained, in writing, to be able to write detailed testing procedures. f. Review systems being commissioned for compliance with commissioning needs. g. Perform site visits, as necessary, to observe component and system installations. Attend selected planning and job-site meetings to obtain information on construction progress Page 11 of 58

19 h. Approve systems startup by reviewing start-up reports and by selected site observation. i. Review TAB execution plan. j. Approve air and water systems balancing by spot testing, by reviewing completed reports and by selected site observation. k. With necessary assistance and review from installing contractors, write the functional performance test procedures for equipment and systems. This may include energy management control system trending, standalone data logger monitoring or manual functional testing. l. Analyze any functional performance trend logs and monitoring data to verify performance. m. Coordinate witness and approve manual functional performance tests performed by installing contractors. Coordinate retesting as necessary until satisfactory performance is achieved. n. Maintain a master deficiency and resolution log and a separate testing record. Provide the CM with written progress reports and test results with recommended actions. o. Witness performance testing of all other owner contracted tests or tests by manufacturer s personnel over which the CA may not have direct control. Document these tests and include this documentation in Systems manuals. p. Compile and maintain a commissioning record. q. Provide a final commissioning report. 3. Post Construction Phase a. Coordinate and supervise required seasonal or deferred testing and deficiency corrections. F. Construction Manager (CM): 1. Construction Phase a. Coordinate the commissioning work and ensure that commissioning activities are scheduled. b. Attend a commissioning scoping meeting and other commissioning team meetings. c. Perform the normal review of Contractor submittals. d. When necessary, observe and witness pre-functional checklists, startup and functional testing of selected construction and equipment. Coordinate so finishes are not installed in a way that would obstruct testing and inspection. e. Review commissioning progress and deficiency reports. f. Coordinate the resolution of non-compliance and deficiencies identified in all phases of commissioning Page 12 of 58

20 g. Sign-off (final approval) on individual commissioning tests as completed and passing. 2. Post Construction Phase a. Assist the CA as necessary in the seasonal or deferred testing and deficiency corrections required by the specifications. G. Owner s Project Manager (PM) 1. Construction Phase a. Arrange for facility operating and maintenance personnel to attend various field commissioning activities and field training. b. Provide final approval for the completion of the commissioning work. 2. Post Construction Phase a. Ensure that any seasonal or deferred testing and any deficiency issues are addressed. H. Mechanical, Electrical, Plumbing, Fire Protection, Telecom, Controls and TAB Contractors: 1. The commissioning responsibilities applicable to each of the contractors are as follows (all references apply to commissioned equipment only): a. Construction Phases 1) Include and itemize the cost of commissioning in the contract price. 2) In each purchase order or subcontract written, include requirements for submittal data, commissioning documentation, O&M data and training. 3) Attend a commissioning scoping meeting and other meetings necessary to facilitate the Cx process. 4) Contractors shall provide the CA with normal cut sheets and shop drawing submittals of commissioned equipment. 5) Provide additional requested documentation, prior to normal O&M manual submittals, to the CA for development of start-up and functional testing procedures. a) Typically this will include detailed manufacturer installation and start-up, operating, troubleshooting and maintenance procedures, full details of any ownercontracted tests, fan and pump curves, full factory testing reports, if any, and full warranty information, including all responsibilities of the Owner to keep the warranty in force clearly identified. In addition, the installation, start-up and checkout materials that are actually shipped inside the equipment and the actual field checkout sheet forms to be used by the factory or field technicians shall be submitted to the CA Page 13 of 58

21 b) The Commissioning Authority may request further documentation necessary for the commissioning process. c) This data request may be made prior to normal submittals. 6) Contractors shall assist (along with the design engineers) in clarifying the operation and control of commissioned equipment as required. 7) Provide assistance to the CA in preparing the specific functional performance test procedures. Subs shall review test procedures to ensure feasibility, safety and equipment protection and provide necessary written alarm limits to be used during the tests. 8) Develop professional/start-up check lists and a full start-up and initial checkout plan using manufacturer s start-up procedures all commissioned equipment. Submit to CA for review prior to startup. 9) Perform and clearly document all completed startup and system pre-functional checklists, providing a copy to the CA. 10) Complete all required pre-functional checklists provided by the commissioning authority. All checklists to be provided to GC 11) Address current A/E punch list items before functional testing. Air and water TAB shall be completed with discrepancies and problems remedied before functional testing of the respective air- or water-related systems. 12) Provide skilled technicians, tools, instrumentation, equipment and materials necessary to execute starting of equipment and to execute the functional performance tests. Ensure that they are available and present during the agreed upon schedules and for sufficient duration to complete the necessary tests, adjustments and problem-solving. 13) Correct deficiencies (differences between specified and observed performance) as interpreted by the CA, CM and A/E and retest the equipment. 14) Prepare O&M manuals according to the Contract Documents, including clarifying and updating the original sequences of operation to as-built conditions. 15) During construction, maintain as-built red-line drawings for all drawings and provide final CAD record drawings. Update after completion of commissioning (excluding deferred testing). 16) Provide training of the Owner s operating staff using expert qualified personnel. 17) Coordinate with equipment manufacturers to determine specific requirements to maintain the validity of the warranty b. Post Construction Phase Page 14 of 58

22 1) Execute seasonal or deferred functional performance testing, witnessed by the CA. 2) Correct deficiencies and make necessary adjustments to O&M manuals and as-built drawings for applicable issues identified in any seasonal or deferred testing. I. Mechanical Contractor: 1. The responsibilities of the mechanical contractor, during Construction Phases in addition to those listed above are: J. Controls Contractor: a. Prepare a preliminary schedule for system testing, flushing and cleaning, equipment start-up and TAB start and completion for use by the CA. Update the schedule as appropriate. b. Notify the CM, who will notify the CA, when startup of each piece of equipment and TAB will occur. Be responsible to notify the CM, ahead of time, when commissioning activities not yet performed or not yet scheduled will delay construction. 1. The commissioning responsibilities of the controls contractor, during Construction Phases in addition to those listed above are: 2. Assist and cooperate with the CA in the following manner: a. Using a skilled technician who is familiar with this building, execute the functional testing of the controls system as specified for the controls contractor. Assist in the functional testing of all equipment specified. b. Execute all control system trend logs specified. 3. Provide a signed and dated certification to the CA and CM upon completion of the checkout of each controlled device, equipment and system prior to functional testing for each piece of equipment or system, that all system programming is complete as to all respects of the Contract Documents, except functional testing requirements. 4. Beyond the control points necessary to execute all documented control sequences, provide monitoring, control and virtual points as requested by the CA to demonstrate system operation. 5. List and clearly identify on the as-built duct and piping drawings the locations of all static and differential pressure sensors (air, water and building pressure). K. TAB Contractor: The commissioning responsibilities of the TAB contractor, in addition to those listed above are: 1. Submit the outline of the TAB plan and approach for each system and component to the CA, CM and the controls contractor six weeks prior to starting the TAB. This plan will be developed after the TAB has some familiarity with the control system Page 15 of 58

23 2. A running log of events and issues shall be kept by the TAB field technicians. Submit hand-written reports of discrepancies, deficient or uncompleted work by others, contract interpretation requests and lists of completed tests to the CA and CM at least weekly. 3. Communicate in writing to the controls contractor all setpoint and parameter changes made or problems and discrepancies identified during TAB which affect the control system setup and operation. 4. Provide a draft TAB report within two weeks of completion. A copy will be provided to the CA. The report will contain a full explanation of the methodology, assumptions and the results in a clear format with designations of all uncommon abbreviations and column headings. The report should follow the latest and most rigorous reporting recommendations by AABC, NEBB or ASHRAE Standard Provide the CA with any requested data, gathered, but not shown on the draft reports. 6. Provide a final TAB report for the CA with details, as in the draft TESTING PREREQUISITES A. Mechanical and Electrical Testing: The following applicable generic prerequisite checklist items are required to be completed and checked off by the contractor prior to functional testing. 1. All related equipment has been started up and start-up reports and pre-functional checklists submitted and approved ready for functional testing. The CA may spot check items on the pre-functional checklist before beginning functional testing. 2. All control system functions for this and all interlocking systems are programmed and operable per contract documents, including final setpoints and schedules with debugging, loop tuning and sensor calibrations completed. 3. Test and balance (TAB) complete and approved for the HVAC air and water systems. 4. All A/E punchlist items for this equipment corrected. 5. These functional test procedures reviewed and approved by installing contractor. 6. Safeties and operating ranges reviewed by the CA. 7. Test requirements and sequences of operation attached. 8. Schedules and setpoints attached. 9. False loading equipment, system and procedures ready. 10. Sufficient clearance around equipment for servicing. B. The testing requirements specified for commissioning are in addition to and do not replace any testing requirements specified elsewhere MONITORING A. Monitoring is a method of testing as a stand-alone method or to augment manual testing Page 16 of 58

24 B. All points listed in the required monitoring section of the test requirements which are control system monitored points shall be trended by the controls contractor. At the CA s request, the controls contractor shall trend up to 20% more points than listed herein at no extra charge. C. Provide data electronically (Microsoft Excel) in 15 minute intervals for all analog hardware and software points. PART 2 - PRODUCTS 2.01 TEST EQUIPMENT A. All testing equipment required to perform startup and initial checkout and required functional performance testing shall be provided by the Division contractor for the equipment being tested. Two-way radios shall be provided by the Division Contractor. B. Special equipment, tools and instruments (only available from vendor, specific to a piece of equipment) required for testing equipment, according to these Contract Documents shall be included in the base bid price and left on site. C. All testing equipment shall be of sufficient quality and accuracy to test and/or measure system performance with the tolerances specified in the Specifications. PART 3 - EXECUTION 3.01 MEETINGS A. Scoping Meeting 1. Within 30 days of commencement of construction, the CM will schedule, plan and conduct a commissioning scoping meeting with the entire commissioning team in attendance. Meeting minutes will be distributed to all parties by the CA. B. Miscellaneous Meetings: 3.02 REPORTING 1. Other meetings will be planned and conducted by the CM as construction progresses. These meetings will cover coordination, deficiency resolution and planning issues with particular Subs. A. The CA will provide regular reports to the CM, with increasing frequency as construction and commissioning progresses. B. The CA will regularly communicate with all members of the commissioning team, keeping them apprised of commissioning progress and scheduling changes through memos, progress reports, etc. C. Testing or review approvals and non-conformance and deficiency reports are made regularly with the review and testing as described in later sections SUBMITTALS A. The Commissioning authority will review submittals related to the commissioned equipment as it relates to the commissioning process, to the functional performance of the equipment and adequacy for developing test procedures. This review is intended primarily to aid in the development of functional testing procedures Page 17 of 58

25 B. The CA may request additional design narrative from the A/E and Contractor, depending on the completeness of the design intent documentation and sequences provided with the Specifications START-UP, PRE-FUNCTIONAL CHECKLISTS AND INITIAL CHECKOUT A. The following procedures apply to all equipment to be commissioned, B. General: 1. Pre-functional checklists verify that the equipment and systems are installed and operational. It ensures that functional performance testing may proceed without unnecessary delays. Each piece of equipment receives full pre-functional checkout. No sampling strategies are used. The pre-functional testing for a given system must be successfully completed prior to formal functional performance testing of equipment or subsystems of the given system. C. Start-up and Initial Checkout Plan: 1. The primary role of the CA in this process is to verify that there is written documentation that each of the manufacturer-recommended procedures have been completed. Parties responsible for pre-functional checklists and startup are identified in the commissioning scoping meeting and in the checklist forms. Parties responsible for executing functional performance tests are identified in the testing requirements for each system. 2. The subcontractor responsible for the purchase of the equipment develops the full start-up plan by combining the manufacturer s detailed start-up and checkout procedures from the O&M manual and the normally used field checkout sheets. The plan will include checklists and procedures with specific boxes or lines for recording and documenting the checking and inspections of each piece of equipment and a summary statement with a signature block at the end of the plan. 3. As a minimum, the start-up plan should consist of following: a. The manufacturer s standard written start-up procedures copied from the installation manuals with check boxes by each procedure and a signature block added at the end. b. The manufacturer s field checkout sheets. c. If Start-up checklists are not available from vendor CA will provide appropriate forms. 4. The subcontractor submits the full startup plan to the CA for review and approval. D. Sensor and Actuator Calibration: 1. All field-installed temperature, relative humidity, CO, CO2 and pressure sensors and gages, and all actuators (dampers and valves) on all equipment shall be calibrated. Sensors installed in the unit at the factory will be calibrated in the field. 2. All procedures used shall be fully documented on the pre-functional checklists or other suitable forms, clearly referencing the procedures followed and written documentation of initial, intermediate and final results. All sensors shall be calibrated to the tolerances for the specific product Page 18 of 58

26 E. Valve and Damper Stroke Setup and Check: 1. For all valve and damper actuator positions checked, verify the actual position against the BAS readout. F. Execution of Pre-functional Checklists and Startup: 1. The Subs and vendors shall execute startup and provide the CA with a signed and dated copy of the completed start-up form from the manufacturer and the prefunctional checklists provided by the commissioning agent. 2. Only individuals that have direct knowledge and witnessed that a line item task on the pre-functional checklist was actually performed shall initial or check that item off. It is not acceptable for witnessing supervisors to fill out these forms. G. Deficiencies, Non-Conformance and Approval in Checklists and Startup: 1. The Subs shall clearly list any outstanding items of the initial start-up and prefunctional procedures that were not completed successfully, at the bottom of the procedures form or on an attached sheet. The procedures form and any outstanding deficiencies shall be provided to the CA within two days of checklist completion. 2. The CA reviews the report and submits either a non-compliance report or an approval. When satisfactorily completed, the CA recommends approval of the execution of the checklists and startup of each system to the CM. 3. Items left incomplete, which later cause deficiencies or delays during functional testing may result in back charges to the responsible party FUNCTIONAL PERFORMANCE TESTING A. Refer to Section for General Requirements for general and detailed building envelope quality requirements. B. This sub-section applies to all commissioning functional testing for all divisions. C. The parties responsible to execute each test are listed with each test. D. Objectives and Scope: 1. The objective of functional performance testing is to demonstrate that each system is operating according to the design intent and Contract Documents. Functional testing facilitates bringing the systems from a state of substantial completion to full dynamic operation. Additionally, during the testing process, areas of deficient performance are identified and corrected. 2. In general, each system should be operated through all modes of operation (seasonal, occupied, unoccupied, warm-up, cool-down, part- and full-load) where there is a specified system response. Verifying each sequence in the sequences of operation is required. Proper responses to such modes and conditions as power failure, freeze condition, low oil pressure, no flow, equipment failure, etc. shall also be tested. E. Development of Test Procedures: 1. Before test procedures are written, the CA shall obtain all requested documentation and a current list of change orders affecting equipment or systems, including an updated points list, program code, control sequences and parameters Page 19 of 58

27 2. The CA shall develop specific test procedures and forms to verify and document proper operation of each piece of equipment and system. Each Sub or vendor responsible to execute a test shall provide assistance to the CA in developing the procedures (answering questions about equipment, operation, sequences, etc.). Prior to execution, the CA shall provide a copy of the test procedures to the Sub(s) who shall review the tests for feasibility, safety, equipment and warranty protection. 3. The CA shall review owner-contracted, factory testing or required owner acceptance tests which the CA is not responsible to observe, including documentation format, and shall determine what further testing or format changes may be required to aid in the commissioning effort. F. Coordination and Scheduling: 1. The Subs shall provide sufficient notice to the CM regarding their completion schedule for the pre-functional checklists and startup of all equipment and systems. The CM will schedule functional tests through the Subs. The CA shall witness and document the functional testing of all equipment and systems. The Subs shall execute the tests. 2. In general, functional testing is conducted after pre-functional testing and startup has been satisfactorily completed. G. Problem Solving: 1. The responsibility to solve, correct and retest problems is with the CM, Subs and A/E DOCUMENTATION, NON-CONFORMANCE AND APPROVAL OF TESTS A. Documentation: 1. The CA shall witness and document the results of all functional performance tests using the specific procedural forms developed for that purpose. Prior to testing, these forms are provided to the CM and subs for review. B. Non-Conformance: 1. The CA will record the results of the functional test on the procedure or test form. All deficiencies or non-conformance issues shall be noted and reported to the CM on a standard non-compliance form. 2. Corrections of minor deficiencies identified may be made during the tests at the discretion of the CA. In such cases the deficiency and resolution will be documented on the procedure form. 3. Every effort will be made to expedite the testing process and minimize unnecessary delays, while not compromising the integrity of the procedures. However, the CA will not be pressured into overlooking deficient work or loosening acceptance criteria to satisfy scheduling or cost issues. 4. Cost of Retesting: a. The cost for the Sub to retest a pre-functional or functional test, if they are responsible for the deficiency, shall be theirs. If they are not responsible, any cost recovery for retesting costs shall be negotiated with the CM Page 20 of 58

28 b. For a deficiency identified, not related to any pre-functional checklist or start-up fault, the following shall apply: The CA and CM will direct the retesting of the equipment once at no charge to the Subs for their time. However, the CA s and CM s time for a second retest will be charged to the Sub. c. The time for the CA and CM to direct any retesting required because a specific pre-functional checklist or start-up test item, reported to have been successfully completed, but determined during functional testing to be faulty, will be back-charged to the responsible contractor. 5. Any required retesting by any contractor shall not be considered a justified reason for a claim of delay or for a time extension. C. Approval: 3.07 DEFERRED TESTING 1. The CA notes each satisfactorily demonstrated function on the test form. Formal approval of the functional test is made later after review by the CA and by the CM, if necessary. The CA recommends acceptance of each test to the CM using a standard form. The CM gives final approval on each test using the same form, providing a signed copy to the CA and the Contractor. A. Unforeseen Deferred Tests: 1. If any check or test cannot be completed due to the building structure, required occupancy condition or other deficiency, execution of checklists and functional testing may be delayed upon approval of the PM. These tests will be conducted in the same manner as the seasonal tests as soon as possible. Services of necessary parties will be negotiated. B. Seasonal Testing: 1. During the Post Construction Phase, seasonal testing (tests delayed until weather conditions are closer to the system s design) shall be completed as part of this contract. The CA shall coordinate this activity. Tests will be executed, documented and deficiencies corrected by the appropriate Subs, with facilities staff and the CA witnessing. Any final adjustments to the O&M manuals and asbuilts due to the testing will be made. 2. Test procedures indicate cooling season, heating season or both. If there is no season indicated, there is no special season test required and the test can be executed during any season if conditions simulation is appropriate. Where design is indicated in the procedure, it means that the season is within 5 F of the ASHRAE 2-1/2% design criteria or 95% of the loading design OPERATION AND MAINTENANCE MANUALS A. Standard O&M Manuals: 1. The specific content and format requirements for the standard O&M manuals are detailed in each Section. 2. CA Review: a. Prior to substantial completion, the CA shall review the O&M manuals, documentation to verify compliance with the Specifications. The CA will communicate deficiencies in the manuals to the CM. Upon a Page 21 of 58

29 3.09 FINAL COMMISSIONING REPORT successful review of the corrections, the CA recommends approval and acceptance of these sections of the O&M manuals to the CM and A/E. A. The final commissioning report shall include an executive summary, list of participants and roles, brief building description, overview of commissioning and testing scope and a general description of testing and verification methods. For each piece of commissioned equipment, the report should contain the disposition of the commissioning authority regarding the adequacy of the equipment and documentation in the following areas: 1) Equipment meeting the equipment specifications, 2) Equipment installation, 3) Functional performance and efficiency, 4) Equipment documentation and design intent. All outstanding non-compliance items shall be specifically listed. Recommendations for improvement to equipment or operations, future actions, commissioning process changes, etc. shall also be listed. The functional performance and efficiency section for each piece of equipment shall include a brief description of the verification method used (manual testing, BAS trend logs, data loggers, etc.) and include observations and conclusions from the testing TRAINING OF OWNER PERSONNEL A. The CM shall be responsible for training coordination and scheduling and ultimately for ensuring that training is completed. B. The CA shall be responsible for reviewing the content and adequacy of the training of Owner personnel for commissioned equipment. 1. The specific training requirements of Owner personnel by Subs and vendors are specified in Division 23 and Each Sub and vendor responsible for training will submit a written training plan to the CA for review and approval prior to training. The plan will cover the following elements: a. Equipment (included in training) b. Intended audience c. Location of training d. Objectives e. Subjects covered (description, duration of discussion, special methods, etc.) f. Duration of training on each subject g. Instructor for each subject h. Methods (classroom lecture, video, site walk-through, actual operational demonstrations, written handouts, etc.) i. Instructor and qualifications 3. For the primary HVAC equipment, the Controls Contractor shall provide a short discussion of the control of the equipment during the mechanical or electrical training conducted by others Page 22 of 58

30 3.11 WRITTEN WORK PRODUCTS A. The commissioning process generates a number of written work products described in the Specifications. Below is a list of all the formal written work products and who is responsible to create them. In summary, the written products are: Product Developed By 1. Meeting minutes CA 2. Commissioning schedules CA/CM 3. Equipment documentation submittals Subs 4. Sequence clarifications Subs and A/E as needed 5. Pre-functional checklists Subs 6. Startup and initial checkout plan Subs 7. Final TAB report TAB 8. Corrective Action Tracking log (deficiencies) CA 9. Commissioning Progress Record CA 10. Inspection reports (building CA 11. Enclosure) 12. Deficiency reports CA 13. O&M manuals Subs 14. Final commissioning report CA 15. Functional tests Subs witnessed by CA Page 23 of 58

31 3.12 SAMPLE COMMISSIONING PLAN Taylor School at Sea Lab New Bedford, MA Commissioning Plan Prepared for: Massachusetts School Building Authority 40 Broad Street Suite 500 Boston, MA Prepared by: WSP 88 Black Falcon Avenue Suite 210 Boston, MA Rev Date: /5/15 Project No. B Page 24 of 58

32 Table of Contents 1. Overview Purpose of The Commissioning Plan Commissioning Scope Lines of Communication Systems To Be Commissioned... Error! Bookmark not defined. 2.1 Mechanical Electrical and Plumbing Abbreviations and Definitions Abbreviations Definitions Commissioning Team Info Member Chart Owner Owners Representative Design Professional Contractor Subcontractors Manufactures and Vendors Commissioning Authority Building Exterior Enclosure Commissioning Roles and Responsibilities Owner and Owner s Representatives Commissioning Authority Subcontractor Architect and Design Engineers of Record Building Exterior Enclosure Subcontractor Construction Manager and Contractors Design Phase Commissioning Design Phase Overview Design Phase Commissioning Activities Develop Commissioning Specifications Development of Basis of Design Document Perform Focused Review of Contract Documents Design Phase Commissioning Plan Perform Design Document Drawing Review Identify Training Requirements Design Phase Documentation Construction Phase Commissioning Construction Phase Overview Construction Phase Commissioning Activities Commissioning Kick Off Meeting/ Scoping Meeting Progress Meetings Project Schedule Progress Reporting Submittal / RFI Reviews Operation and Maintenance Data Site Observations Functional Testing Procedures Corrective Issue Reports Develop Systems Manual Coordinate Training Sessions Page 25 of 58

33 7.3 Construction Phase Acceptance Requirements Construction Phase Documentation Occupancy/Operations Phase Commissioning Occupancy/Operations Phase Overview Occupancy/Operations Phase Commissioning Activities Seasonal Testing Final Commissioning Report Ten Month Occupancy Period Occupancy/Operations Phase Acceptance Requirements Occupancy/Operations Phase Documentation Commissioning Process Milestones Page 26 of 58

34 1. Overview 1.1 Purpose of The Commissioning Plan The purpose of the construction phase commissioning plan is to: a. Describe the process to document the confirmation that the new Taylor School at Sea lab fulfills the functional and performance requirements established in the Programming Documents (PDs); and its requirements as expressed in the Owners Project Requirements (OPR). For services during Design, the plan shall: a. Describe the process to conduct the Review of the Design to ensure compliance with the OPR. b. Develop detailed Commissioning specifications for all the systems to be commissioned. For services during Construction, the plan shall: a. Describe the process to develop and coordinate the execution of a testing plan, including observing and documenting of all system s performance in accordance with the OPR. b. Assist with problem solving or resolving non-conformance issues or deficiencies. For services during the Warranty period, the plan shall: a. Describe the process to coordinate and supervise the required opposite season or deferred testing and deficiency corrections. b. Provide the final testing documentation for the Commissioning Record and O&M manuals. 1.2 Commissioning Scope a. Commissioning is a systematic process of verifying that all building systems perform interactively according to the design intent and the owner s operational needs. This is achieved by actual verification of performance. Commissioning starts in the design phase and extends through the warranty phase of the project. b. The objective of commissioning is to provide documented confirmation that the facility will fulfill the functional and performance requirements. c. The CxA is involved throughout the project from the pre-design through warranty phase. d. Commissioning process will include the completion of the Master Commissioning Services Agreement and the Standard Scope of Commissioning Services Page 27 of 58

35 1.3 Lines of Communication New Bedford Public Schools Architectural Consulting Group, LLC Formal Informal Mount Vernon Group Architects Commissioning Authority (CxA) WSP General Contractor Sub-Contractors Sub-Contractors 1.4 Mechanical Electrical and Plumbing Systems to be Commissioned 2. Systems/Equipment to be Commissioned Sample % Comments Exterior walls- Façade Systems 100 Test by installing contractor WSP to witness and document Exterior windows 25 Test by installing contractor WSP to witness and document. Contractor to perform testing per ASTM E1105 standards (Window Water Penetration Testing) Exterior doors 25 Test by installing contractor WSP to witness and document. Contractor to perform testing per ASTM E1105 standards (Door Water Penetration Testing) Louvers and vents 25 Test by installing contractor WSP to witness and document Grilles and sunscreens 25 Test by installing contractor WSP to witness and document Infrared scan of envelope 100 Test Performed by WSP consultant Roofing Systems Roof systems, including parapet 100 Test by installing contractor WSP to witness and Page 28 of 58

36 Roof openings, including skylights, pipe chases, ducts, etc. 100 Infrared scan of roof- Electric Leak Detection Scan of Roof 100 HVAC Systems Piping 25 Pumps and drives 50 Rooftop units 100 Heating and ventilating units 100 VRF System (Heat Pumps and Condensing Units 100 Cabinet unit heaters 25 Unit heaters 25 Finned tube radiation 25 Convectors 25 Exhaust fans 25 Split system AC Page 29 of 58 document. Contractor to perform testing per ASTM E907 standards (Field Uplift Testing) Test by installing contractor WSP to witness and document Test Performed by WSP consultant Testing, adjusting and balancing spot check 10 Automated temperature controls and energy management systems 100 Plumbing Systems Natural gas systems 25 Backflow preventers 100 Pressure booster systems 100 Water heaters 100 Hot water storage 100 Recirculation pumps 100 Water closets and sinks 25 Mixing valves 100 Electrical Systems Electrical service and switchgear 100 Test by other WSP to witness and document Transformers 100 Test by other WSP to witness and document Motor control centers 100 Test by other WSP to witness and document Electrical distribution systems 25 Test by other WSP to witness and document Emergency and standby power Test by other WSP to witness and document systems including ATS 100 Lighting and lighting control systems 25 Low voltage systems 25 Test by other WSP to witness and document Grounding and bonding systems 25 Test by other WSP to witness and document Interfaces to automated temperature/building automation control systems 100

37 Voice, Data & Video Systems Cabling 10 Test by other WSP to witness and document Switches 10 Test by other WSP to witness and document Servers 10 Test by other WSP to witness and document Routers 10 Test by other WSP to witness and document Interfaces 10 Test by other WSP to witness and document Terminals 10 Test by other WSP to witness and document Master clock system 100 Test by other WSP to witness and document Public address systems 100 Test by other WSP to witness and document Life Safety Systems Security systems 100 Test by other WSP to witness and document Fire alarm systems 100 Test by other WSP to witness and document Fire suppression systems 100 Test by other WSP to witness and document Fire pump systems 100 Test by other WSP to witness and document Egress lighting 100 Test by other WSP to witness and document Egress pressurization systems 100 Test by other WSP to witness and document Building Automation & Controls Interface of these systems with HVAC systems, fire alarm and security systems Abbreviations and Definitions 3.1 Abbreviations The following are common abbreviations used in this document. A/E- Architect & Design Engineers of Record FTP- Functional Testing Procedures BAS - Building Automation System MC- Mechanical contractor CxA- Commissioning Authority O - Owner CC- Controls contractor O&M - Operations and Maintenance CM- Construction Manager OPR - Owner s Project Requirements Cx- Commissioning PC- Pre-functional checklist Cx Plan- Commissioning Plan PM- Project Manager EC- Electrical contractor Subs- Subcontractors BEE- Building Exterior Enclosure TAB- Test and balance contractor Page 30 of 58

38 3.2 Definitions Basis of Design Document: A document that records the concepts, calculations, decisions, and product selections used to meet the Owners Project Requirements and to satisfy applicable regulatory requirements, standards, and guidelines. The document includes both narrative descriptions and lists of individual items that support the design process. Commissioning Authority: An entity identified by the Owner who plans, schedules and coordinates the Commissioning Team to implement the Commissioning Process. Commissioning Plan: A document that outlines the organization, allocation of resources and documentation requirements of the Commissioning Process Commissioning Process: A quality focused process for enhancing the delivery of a project. The process focuses on verifying and documenting that the facility and all of its systems and assemblies are planned, designed, install, tested, operated and maintained to meet the Owners Project Requirements. Commissioning Team: The individuals who through coordinated actions are responsible for implementing the commissioning process. Construction Checklist: A form used by the contractor to verify that appropriate components are on site, correctly installed, functional, and ready for Functional Performance Testing. Corrective Issue Report: A report generated by the CxA during Functional Performance Testing documenting issues found during the testing procedures that require follow up corrective action. Functional Performance Testing: The process by which specific documents, components, equipment, assemblies, systems, and interfaces among systems are confirmed to comply with the criteria described in the Owners Project Requirements. Owners Project Requirements: A written document that details the functional requirements of the project and the expectations of how the building will be used and operated. This includes the project and design goals, measurable performance criteria, budgets, schedules, success criteria and supporting information. Systems Manuals: The Systems Manuals include information related to the systems, assembled and the commissioning process, incorporated into a usable information resource, with indexes and cross references. Information included in the systems manuals: Owners Project Requirements, basis of design document, commissioning plan, commissioning process, progress reports, manufacturer installation manuals, manufacturer operation and maintenance manuals, test reports and record drawings. Exterior Enclosure: The exterior enclosure of a building includes all systems separating the interior environment from the exterior, including exterior walls, fenestration, roofing and roof openings, below grade perimeter walls and the slab-on-grade or crawlspace Page 31 of 58

39 4. Commissioning Team Info 4.1 Member Chart Team Member Company Contact Info. Massachusetts School Building Authority Massachusetts School Building Authority 40 Broad Street. Suite 500 Boston, MA Joe Buckley dings.org Owner New Bedford Public Schools Owners Project Manager Architectural Consulting Group Architect Mount Vernon Group Architects Commissioning Authority WSP 88 Black Falcon Ave Suite 210 Boston, MA T: (617) Scott Petit Project Manager Office: Cell: Kevin Spates Commissioning Agent Office: Cell: Construction Management Building Exterior Enclosure Cx MEP Engineer Russo Barr Associates 33 Center Street Burlington, MA T: (781) SAR Engineering, Inc. Andrew Barr BEECx Agent T: Page 32 of 58

40 Team Member Company Contact Info. Mechanical Contractor Electrical Contractor TAB Contractor Controls Contractor Page 33 of 58

41 Roles and Responsibilities (throughout the project) 4.2 Owner The owner Representatives of Scituate Intermediate School play important roles in the Commissioning Process throughout the duration of the project. The owner facilitates and supports the CxA and is the party who provides final acceptance of the Commissioning Process. Following is an outlined summary of responsibilities for the Representatives of Scituate Schools. Provide input and commitment to the owner s Project Requirements documented for the project Attend design phase meetings and provide input to design discussions Review and approve any changes made to the basis of design Assign operations and maintenance personnel and schedule them to participate in the various progress meetings, training sessions and observations and inspections. 4.3 Owners Representative The owner s representative works directly for the owner, but does not have the authority to approve submittals or make commitments. It is expected that the owner s representative will be in direct contact with the CxA as well as the rest of the project team throughout the course of the project. 4.4 Design Professional The various disciplines of the design team will collaborate closely with the CxA to insure the design is clear and when complete meets the project expectations. Following is an outlined summary of responsibilities for the design professionals. Participate and assist in the documentation of the Owners Project Requirements. Development of the basis of design document Prepare contract documents, including the integration for the commissioning process requirements and activities. Attend the pre-design and design phase coordination and review meetings Attend the construction phase pre-bid and pre-construction meetings Attend the commissioning team meeting s Review and incorporate, as appropriate, the CxA s comments from their submittal reviews. Participate in the initial operations and maintenance personnel and occupant training session by presenting the project basis of design. Specify and verify that adequate training requirements are provided in the contract documents Page 34 of 58

42 4.5 Contractor All contractors are responsible for integrating the commissioning process into their operations. Primarily, this includes educating their workers on what commissioning is, this project s basis of design, and the responsibility of each worker for a quality job. The individual workers as appropriate shall complete the forms provided by the CxA and the Functional Performance Tests completed per the oversight of the CxA. Following is an outlined summary of the Contractors responsibilities. Include costs for commissioning process activities in the contract price. Include commissioning process requirements and activities in each purchase order or subcontract written Attend the commissioning team meetings Include commissioning process activities and milestones in the project schedule Provide submittals to the owner, design professionals, and CxA Complete the construction checklists as the work is accomplished. Provide the completed checklists to the CxA. Demonstrate the performance of assemblies and or operation of systems to the CxA. Implement the training program as detailed in the contract documents Subcontractors Include costs for commissioning process activities in the contract price Continuously maintain the record drawings and submit as detailed in the contract documents Notify CxA when systems and assemblies are ready for testing. Demonstrate the performance of assemblies and or operation of systems to the CxA. Complete the construction checklists as the work is accomplished. Provide the completed checklists to the CxA Manufactures and Vendors Include costs for commissioning process activities in the contract price Provide all the information required for the operation and maintenance of the system of assembly as part of the initial submittal Provide the requirements to maintain the warranty as part of the initial submittal Coordinate and accomplish factory tests as detailed in the contract documents Provide training as detailed in the contract documents Demonstrate operation and performance of the system of assembly as detailed in the contract documents Page 35 of 58

43 4.6 Commissioning Authority The CxA will organize and lead the commissioning team Verify the commissioning process activities are clearly identified in the contract documents Integrate the commissioning process activities into the project schedule Prepare a commissioning plan that describes the extent of the commissioning process to accomplish the Owners Project Requirements. Update the Cx plan during each phase of the project to incorporate changes and additional information. Review the contract documents with respect to completeness in all areas relating to the commissioning process. This includes verifying that the Owners Project Requirements have been achieved, and that there are adequate devices included in the design to properly test the systems and assemblies and document proper performance. Attend the pre-bid meeting to detail the commissioning process requirements and answer question from bidders Attend the pre-construction meeting to detail the commissioning process requirements of the project to the contractor and subcontractors Develop the issues log to be used throughout the duration of the project Review submittals, shop drawings and RFI and offer comments related to Cx issues Review operation and maintenance manuals for completeness and accuracy Coordinate contractor training Attend a portion of the contractor training sessions to verify the objectives of the training are being met Witness system and assembly testing Analyze any verification tests trend logs and monitoring data to verify performance Periodically review record drawings for accuracy with respect to the installed systems Assemble the final documentation into the final commissioning report Review building operations with facility staff after the first ten months of occupancy and manage monitoring and data collection related to environmental and energy performance during this period Page 36 of 58

44 5. Building Exterior Enclosure Commissioning The purpose of the Building Exterior Enclosure Commissioning will be to provide a process of independent, third-party verification that the installed performance of the building exterior enclosure meets or exceeds the performance requirements set forth by the contract documents. 5.1 Roles and Responsibilities Owner and Owner s Representatives The Owner and/or the Owner s Designated Representative will be responsible for the following Building Exterior Enclosure activities and documentation: Provide insight to the Architect and Design Engineers of record to be included in basis of design. Review and Approve Owner s Project Requirements and Basis of Design. Review and Approve of Commissioning process documentation which shall include Commissioning plan and it s updates, Commissioning specification, site visit reports, milestone schedule, meeting records, issues log and report, training and training plans, acceptance and Commissioning process reports, as well as the on-going Commissioning plan. Approval of the systems manual outline and updates, all design reviews, testing procedures along with test reports, seasonal testing, and commissioning process briefing. Review of construction checklists, submittal review comments, and test verification record. Witness laboratory and field mock-up testing Commissioning Authority Subcontractor The Commissioning Authority Subcontractor shall provide, review or approve the following Building Exterior Enclosure activities and documentation: Cooperate with Architect and Contractor and provide qualified personnel when scheduled Review the Owner s Project Requirements and Basis of Design documentation as well as any updates made to them as the project progresses Promptly notify architect and contractor of irregularities or deficiencies in work that are observed during performance of services. Include and provide these in an issues log and report Approve Construction Checklists Provide acceptance and Commissioning process records and reports, a systems manual outline with updates, commissioning meeting records, commissioning milestone schedule, site visit reports, and training plans Review the Construction Specifications for Commissioning, design review and submittal review comments made by BEE Subcontractor CxA shall also review training, test procedure including components, systems and mock-ups as well as the associated test reports and seasonal testing record. Be present to observe a sample of all building exterior enclosure systems as defined in the contract documents. Commissioning Authority is NOT authorized to: Page 37 of 58

45 o o o o Develop building envelope testing requirements Release, revoke, alter or expand requirements of contract documents Approve or accept a portion of work Perform any duties of the contractor Architect and Design Engineers of Record The Architect and Design Engineers are responsible for providing the Owner s Project Requirements and the Basis of Design. The Architect is to work closely with the CxA and BEE Subcontractor to provide input to insure the design is clear and meets project specifications. The Architect will also review the following BEE documentation: Construction checklists Commissioning meeting record Site visit reports Test verification record Acceptance and commissioning process reports Training Seasonal testing Building Exterior Enclosure Subcontractor The Building Exterior Enclosure consultant will be involved and assist in all of the activities and documentation during the BEE Commissioning Process. Aside from providing input, the BEE consultant will be responsible for the following: Providing updates to the Owner s Project Requirements and Basis of Design Documentation. Provide Construction specifications for commissioning and the final commissioning specifications Review construction checklists, submittals and design documents for all phases. Submittals and Design document review comments shall be provided for review and approval by CxA and Owner. Provide testing procedures including components, systems and mock-ups. Review commissioning meeting records, site visit reports and test verification records Construction Manager and Contractors The Construction manager will cooperate with the CxA personnel and building exterior enclosure consultant, provide access to work, and provide adequate schedule for the work for commissioning tasks. In addition to this, the CM and Contractors will be responsible for the following: Providing the initial Owner s Project Requirements during the Pre-design phase of the project. Furnish copies of all shop drawings, manufacturer s literature, installation instructions, maintenance information, schedules, warranties or other requested information. Review construction and commissioning specifications along with the construction checklists and systems manual Page 38 of 58

46 Participate and ensure all subcontractors utilized for work on the contract participate in meetings and have a proper protocol in place to provide repair and remediation of ALL deficiencies. Provide copies of all test data reports and test verification records for review and approval by Architect, Owner and CxA. These are to be included in the Systems Manual and submitted as part of the project closeout documentation. Review commissioning meeting records and site visit reports provided by the CxA Have a representative present during laboratory and field mock-up testing. Participate in maintenance orientation and inspection; providing maintenance training with the building operation and maintenance staff and other participants identified by the owner and architect of record. 6. Design Phase Commissioning 6.1 Design Phase Overview During the Design phase of the project delivery process, the Owners Project Requirements are translated into construction documents. The CxA provides focused reviews of the Contract Documents at the various stages of completion to insure the Cx Process requirements are incorporated into the Contract Documents. The CxA facilitates the development of the Basis of Design Document template and issues to the project team. The intent of the basis of design is to clearly convey the assumptions made in developing a design solution that fulfills the intent and criteria in the Owners Project Requirements. Narrative descriptions of facility systems and assemblies are developed and included. The commissioning plan is expanded to include the details of the construction, occupancy and operations phase activities. 6.2 Design Phase Commissioning Activities Develop Commissioning Specifications The CxA will develop a project specific Commissioning Specification Section to be included in the Project Specifications. According to the master format, this spec section is numbered Being included in Division 01, this spec section outlines the administrative requirements of the Cx process and the CxA involvement with the contractor Development of Basis of Design Document The basis of design is developed by the design team and facilitated by the CxA. This document details all assumptions made during the design phase. These assumptions are typically recorded in the designer s files, but never transmitted to the owner. By documenting the basis of design in a consistent format, the information is captured and stays with the facility for its life. In this case, the basis of design will be updated at each review millstone and submitted to the owner along with drawings and specifications. This simplifies future troubleshooting and modification of the facility and its systems Page 39 of 58

47 6.2.3 Perform Focused Review of Contract Documents When the contract documents are issued for review to the project team at the various milestone levels, the CxA will also perform a focused review of the issued documents. The general quality of the documents is evaluated by checking for consistent layout and legibility of the contract documents. Compliance with the Owners Project Requirements along with ease of use and clarity are the major issues reviewed. Any previous issues or items of concern identified during previous reviews will be examined to insure these issues have been properly included. Sample areas of the facility are reviewed in detail to evaluate the coordination accomplished within and among disciplines. This includes reviewing for constructability and interfaces among disciplines. The intent of this review is to determine if there are systematic errors, not to fully check the design accuracy of the design team Design Phase Commissioning Plan The CxA Leader for the design phase makes any necessary clarifications and changes to the original Design Phase Commissioning Plan. This final plan guides the commissioning work during design. The Owner receives a copy of the plan from the CxA for distribution to all design team members Perform Design Document Drawing Review a. The CxA will conduct design reviews in the following manner to verify issues were addressed: MEP/FP (1) 100% Design: Design Documents (2) 60% Design: Construction Documents (3) 90% Design: Construction Documents Building Envelope (4) 100% Design: Design Documents (5) 60% Design: Construction Documents b. The CxA compares the design with the interests and needs of the owner as identified in the Owner s Project Requirements (OPR); and Design Intent and Basis of Design documents Page 40 of 58

48 6.2.6 Identify Training Requirements During the design phase, the training requirements for the operation and maintenance personnel and occupants are identified relative to the systems and assemblies to be installed in the facility. It is critical that the operations and maintenance personnel have the knowledge and skills required to operate the facility and maintain the operations in an energy efficient and cost effective manner. The goal of the Cx process is to identify in the specification the time requirements for each type of system and assembly that requires demonstration and training. Also, include the expected experience and knowledge of the trainer, the number of unique training sessions, repeating of training for multiple shifts, and commissioning procedures for submittal of training plan, handouts, record of training, and follow up evaluation feedback from the attendees. One additional step the CxA performs is the follow up evaluation from each of the training session attendees. When the training has been completed, the CxA will issue an evaluation form to each of the attendees. The feedback will be reviewed with the owner, architect and contractor to insure the objectives of the training session have been met. 6.3 Design Phase Documentation Documentation delivered at the conclusion of the design phase includes Design review comments Updated Owners Project Requirements Updated basis of design Commissioning specifications Updated commissioning plan Updated issues log 7. Construction Phase Commissioning 7.1 Construction Phase Overview The construction phase begins with the notice to proceed and concludes on the date of the substantial completion. During the construction phase of the project delivery process, systems and assemblies are installed, inspected, tested, and placed into service to meet the Owners Project Requirements. 7.2 Construction Phase Commissioning Activities Commissioning Kick Off Meeting/ Scoping Meeting The CxA will conduct a commissioning kick off meeting to introduce the contractor and subcontractors to the commissioning process requirements for the project. The Owners Project Requirements, basis of design, commissioning plan, and unique contract document requirements are reviewed. In addition, the specific roles and responsibilities of the contractor relative to the commissioning process are reviewed Progress Meetings The CxA will periodically attend the job progress meetings. The contractor will be given advance notice prior to a meeting date, if the CxA wishes to have an agenda item for that particular meeting. In addition to the regularly scheduled job progress meetings, the CxA will conduct separate commissioning progress meetings with an agenda focused solely on commissioning related issues. The frequency of these meetings is dependent on the progress of work and the quality of documentation being provided by the commissioning team members. If work is progressing on Page 41 of 58

49 schedule and the documentation is complete and up to date, there will be fewer commissioning progress meetings required. The CxA will notify all expected attendees well in advance of scheduling a commissioning progress meeting Project Schedule Shortly after the notice to proceed is issued, the CxA will provide to the contractor detailed schedule of commissioning activities to be performed on the project. This schedule will be in the Cx Matrix format identifying stand and end dates for each activity. The contractor is required to incorporate these commissioning activities into the master project schedule. The CxA will be available to assist the contractors scheduling person in this effort. Also, as the schedule is updated throughout the construction phase, the CxA will provide input information for Cx activities and review the overall project progress Progress Reporting In addition to regular meetings, the CxA shall be responsible for preparing monthly commissioning process reports during the construction phase. These reports shall include at a minimum: Progress and status report, along with look-ahead Identification of systems or assemblies that do not perform in accordance with OPR Results from the latest version of the Issues Log (importance, cost and measures for correction) Test procedure and data Deferred and seasonal tests (and reason for deferring) Suggestions for enhancements, which will improve the commissioning process and/or the delivered facility. Reports will be reviewed at scheduled commissioning team meetings Page 42 of 58

50 7.2.5 Submittal / RFI Reviews The CxA will review commissioning related submittals for quality. Any deviations from the submittal requirements will be compared to the basis of design document for any positive or negative impacts. When the contractor receives the approved submittal schedule from the A/E the CxA will indicate on the submittal schedule which submittals are considered to be commissioning related. For Commissioning related submittals, the contractor will forward one complete copy of the submittal package directly to the Cx at the same time as forwarding to the A/E. The CxA will review the submittal package concurrently with the A/E performing their review. Any comments generated by the CxA will be issued directly to the A/E. The A/E will then decide what comments will be indicated on the stamped submittal package returned to the contractor. AE distributes to respective DICIPLINES AE returns 1 stamped copy of submittal to CxA ENGINEERING DISCIPLINES Contractor sends 1 copy to the CxA at the same time the submittal is forwarded to the AE for review ARCHITECT AE returns stamped copies to contractor CxA forwards comments to AE COMMISSIONING AUTHORITY CONTRACTOR Upon receipt of the Approved Submittal, the Contractor forwards all O&M information to the CxA Page 43 of 58

51 7.2.6 Operation and Maintenance Data One of the requirements of the commissioning process is to compile all operation and maintenance data PRIOR to performing Functional Performance Testing or Owner Training sessions. This requires the contractor to submit the operations and maintenance data to the architect and the CxA immediately after receipt of the approved submittal package. This means the O and M data will be forwarded in increments as the submittals are approved Site Observations Periodically, during the construction phase, the CxA will perform site observation visits. The purpose of these visits is to oversee the installation progress of the systems being commissioned, and to compare the actual job progress with the progress indicated on the construction checklists returned from the contractor. The CxA will submit a detailed report of each visit to the members of the Cx team Functional Testing Procedures Functional Performance Testing is the dynamic testing of systems under full operation. Systems are tested under various modes, such as during low cooling or heating loads, high loads, component failures, unoccupied, varying outdoor air temperatures, fire alarm, power failure, etc. The systems are run through all of the control systems sequences of operation and components are verified to be responding as the sequences state Page 44 of 58