nickerson jerry cc rd
DESCRIPTION
crxTRANSCRIPT
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AUSTIN DALLAS DENVER HOUSTON KANSAS CITY MIAMI NASHVILLE PHOENIX RICHMOND WASHINGTON D.C.
THE COMMISSIONING PROCESS AND ITS APPLICATION FOR COMBINED HEAT & POWER PLANTS
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Commissioning Services
Experience
Site Focused Commissioning Process
Experienced Team Leadership
Cx Administrator with BMS Controls Specialization
Revit/BIM Specialist for Integration of Model into
Commissioning Documentation
LEED Sustainability Services
Energy Modeling and Analysis
Designed Over 20 Million SF of Space in last 5 Years
30 Years Energy Plant Performance Experience
Commissioned Over 5 Million SF of Space in Last 5 Years
175 Staff Members, across 10 offices
50 LEED Professionals
FIRM PROFILE
The University of Texas Medical Branch at Galveston
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COMMISSIONING IS NOT NEW
Commissioning has been around since the beginning of construction
Owner CHP Construction Team Commissioning Agent
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FIRST IMPRESSIONS CAN BE DECEIVING
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HISTORY OF COMMISSIONING
1977 - Public Works Canada begins to use Cx in its project delivery system
1984 - University of Wisconsin, Madison begins to offer Cx courses
- ASHRAE HVAC Commissioning Guideline Committee formed
1988 - ASHRAE publishes HVAC Commissioning Guideline
1989 - First edition of BPAs Building Commissioning Guidelines published
1996 - ASHRAE publishes Guideline 1-1996: The HVAC Commissioning Process
1998 - USGBC LEED criteria includes Cx
2002 - AABC publishes the AABC Commissioning Guideline
- AABC launches certification program
2004 - BCA launches certification program
2006 - NIBS Guideline 3-2006Building Envelope Commissioning
2005 - ASHRAE publishes Guideline 0-2005: The Commissioning Process
2008 - USGBC restructures LEED-EB as LEED for Existing Buildings: Operations & Maintenance, allowing up to 4-points for RCx and 2-points for on-going commissioning
2012 - NFPA-99 Healthcare requirements includes Cx
- IECC Includes Commissioning
- NFPA 3-2012 Recommended Practice for Commissioning FPLS Systems
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BP HELIOS PLAZA
LEED Platinum Certified
Drivers for Project
24/7 WW Trading Operations
Poor Power Quality
Desired N+1 Redundancy
Regional Weather Considerations
Ability to sell power back to grid
Plant Specs
4.3 MW gas fired turbine generator(Solar)
Heat Recovery Steam Generator (HRSG)
Hot-water driven absorption chiller
Thermal Energy Storage
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METHODIST HOSPITAL CHP
Drivers for Project
Emergency Power Security/Safety in Operations
Quality of Power
Patient Safety
Plant Specs
4.6 MW natural gas driven cogeneration turbine
A duct burner with a heat recovery steam generator
Supplementary Duct Burner
2800 ton Steam Driven chiller
Aqueous Ammonia SCR Scrubber
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DELL CHILDRENS MEDICAL CENTER CHP
LEED Platinum Certified
Drivers for Project
Financial Considerations District Energy Plant
Allowed for LEED Platinum
Margin for Safety
Energy Conservation
Plant Specs
4.3 Megawatt Turbine Generator
A HRSG and absorption chiller
Thermal Storage
Steam Boiler
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DELIVERY METHODS
BP CHP Industrial Owner - Design Build Approach with Program Manager
Methodist CHP Institutional Owner - CM @ Risk Project Delivery Method
Dell Childrens Medical Center CHP District Energy CHP Design Build Approach
Hospital CM @ Risk - Owner project managed & commissioned
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WHAT IS COMMISSIONING? ASHRAE GUIDELINE 0
Commissioning is a quality-oriented process for achieving, verifying, and documenting that the performance of facilities, systems, and assemblies meets defined objectives and criteria.
Source: ASHRAE Guideline 0, The Commissioning Process
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ASHRAE GUIDELINE 0
Phases of Commissioning
Pre-Design
Design Phase
Construction Phase
Occupancy/Operations Phase
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Owner
Verification of the Owners Project Requirements
Assure Design Stays Within Scope
Quality of Installation
Architect and Engineer
Peer Review Affirms Project Design Corresponds
with Owner Requirements
Second Set of Technical Eyes
Contractors
Proactive Scheduling of Cx Events
Installation Reviews
Facilities Staff It Works When its Done
Well Documented Systems Manual
Trained in Use
Facilitates Operational Efficiency
WHAT THIS MEANS TO THE TEAM
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CX PROCESS PRE-DESIGN PHASE
Pre-Design Phase
Form Commissioning
Team
Develop Owners Project
Requirements
Acceptance
Develop Initial Commissioning
Plan
Project Inception
Preparatory phase in which Owners project requirements are developed and defined
Cx Team is defined
Cx Authority is assigned responsibility for the process
Determine Scope and Budget
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CHP PROJECT DEVELOPMENT
Owners Expectations Project Drivers
Owner Goals
User Requirements
Purpose
Project Delivery Method Design - Bid Build
CM @ Risk
Design - Build
Commissioning Process How does it apply?
What changes?
Value of Process
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OPR DEVELOPMENT
Key Owners Project Requirements
General Project Description
Objectives
Functional Uses
Occupancy Requirements
Budget Considerations and Limitations
Performance Criteria
General
Economic
User Requirements
Construction Process
Operations
Systems
Assemblies
Owners Project Requirements Version History
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OPR DEVELOPMENT
OPR Workshop Questions
Question 1: What Areas are required for a Functional Facility?
Question 2: List Conditions Important to Your Comfort in an Ideal Building ?
Question 3: What activities generate pollutants in this building?
Question 4: How do we make this facility more sustainable?
Question 5: How do you define energy efficiency?
Question 6: How will you benchmark system operation?
Question 7: What documentation is required to properly operate and maintain facilities?
Question 8: What are your training requirements?
Question 9: What Problems with Previous Projects Should be avoided? Question 10: What Must Be Accomplished for a Successful Project?
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OPR DEVELOPMENT DETAIL
The Owners Project Requirements should include the following:
If these requirements change over time the OPR should be updated with these changes.
Project schedule and budget.
Commissioning Process scope and budget.
Project documentation requirements, including format for submittals, training materials, reports, and the Systems Manual. Consideration should be given to use of electronic format documents and records where appropriate.
Owner directives.
Restrictions and limitations.
User requirements.
Occupancy requirements and schedules.
Training requirements for Owners personnel
Warranty requirements.
Benchmarking requirements.
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OPR DEVELOPMENT DETAIL CONT.
Operation and maintenance criteria for the facility that reflect the Owners expectations and capabilities and realities of the facility type.
Equipment and system maintainability expectations, including limitations of operating and maintenance personnel.
Quality requirements for materials and construction.
Allowable tolerance in facility system operations.
Energy efficiency goals.
Environmental and sustainability goals
Community requirements.
Adaptability for future facility changes and expansion.
Systems integration requirements, especially across disciplines.
Health, hygiene and indoor environment requirements.
Acoustical requirements.
Vibration requirements.
Seismic requirements.
Accessibility requirements.
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OPR DEVELOPMENT DETAIL CONT.
Security requirements.
Aesthetics requirements
Constructability requirements
Communications requirements
Applicable codes and standards
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ROLE BEFORE CONTRACTOR SELECTION
Assist in Contractor Selection:
Develop Scoring Criteria for Contractor and Major Subs
Assist in Developing Scope for RFP on Selection of CM
Tracking Back to OPR and BOD on Criteria for Contractor Selection
Providing Constructability Input to the Design Team for Design Documents
Site Issues
Mobilization
Temporary Utility Service Input
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LESSONS LEARNED PRE-DESIGN
Choosing project delivery methods Meets not defeats project expectations
Cx process is applied differently to each delivery method
Bring Commissioning Authority on early in project development stage
Qualified, independent, 3rd party CxA Not Owner, Project Manager, Design Team, Contractor Team, TAB Team
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BENEFITS
Pro-active, early understanding of local permitting process and requirements
Understanding of potential effects to existing facility operations
Better match of project delivery method to the project requirements
Well documented OPR forms the basis for all future project decisions.
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CX PROCESS DESIGN PHASE
Determine Training Requirements and Manual Structure
Determine Construction
Checklist Requirements
Develop Cx Specifications for
Construction Documents
Verify OPR & BOD
Develop Cx Plan
Design Reviews
OPR & BOD Acceptance
Review Owners Project Requirements and Basis of Design
Review of LEED Credits Options
CD Design Reviews
Develop Commissioning Plan
LEED Reviews
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DESIGN PHASE PROCESS
ASHRAE Guidelines 0 and 1
Review and Facilitate BOD Provide Review with Design Teams
Review against OPR or Scope Verification and Management
Design Reviews at Scheduled Stages of Deliverables SD, DD, CD
Review Includes Scope Reviews, Constructability, Maintainability, Energy Efficiency, LEED Criteria, M+V
Provide Cx Specification General and Specific (Div 1 Tech Sections)
Cx Plan Development Scope and Inclusion into Specification
Coordinate Specific Systems Integration Meeting Controls, Systems Advocate for the Owner
Contractor Selection Participation
Pre-Bid Meetings
Collaborative, Focused, Verified & Documented
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BASIS OF DESIGN GUIDELINES
The Basis of Design Phase is required with each design submission and should include the following:
a. System and assembly options
b. System and assembly selection reasoning
c. Facility, system, and assembly performance assumptions
(i) Assumptions for calculations/sizing.
(ii) Analytical procedures and tools
(iii) Environmental conditions
(iv) Limiting conditions.
(v) Reference make and model
(vi) Operational assumptions
d. Narrative system and assembly descriptions.
e. Codes, standards, guidelines, regulations, and other references.
f. Owner guidelines and directives.
g. Specific descriptions of systems and assemblies
h. Consultant, engineering, and architectural guidelines for design developed by the design team or others.
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BASIS OF DESIGN GUIDELINES
The Basis of Design documents how each criterion in the Owners Project Requirements is implemented in the design. For any criterion that could not be met, documentation detailing what was done, its impact on the Owners Project Requirements, and how the Owners Project Requirements was modified shall be included.
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LEED REQUIREMENTS PROJECT SCORECARD
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LEED REQUIREMENTS PROJECT SCORECARD
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LEED FOR CHP
The treatment of CHP under the ASHRAE 90.1 2004 Performance Rating Method (PRM, Appendix G) comes under the purview of G2.4 Energy Rates.
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DESIGN REVIEWS
Provide Input and Collaborate on Incorporating Energy Efficiency and Sustainability Guidelines into OPR and BOD
Document Coordination with LEED Credits
Evaluate Designs and System Options with A/E Team to Attain Energy Efficiency Goals
Review A/E Energy Model to Assure it Meets Goals and Operational Guidelines and verify with first year utility costs.
Continue to Review Design for Opportunities for the Use of Alternative Energy Sources and Water Use/Reuse Options
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DESIGN REVIEWS
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CX SPECIFICATIONS
Cx Specifications are developed and incorporated into Contract documents at early stage of design documents
Cx Specifications evolve along with design documents through SD, DD, CD phases
Cx Process activities that address systems/assemblies include in DIV 01
Cx Process activities that address equipment and components include in: DIV 02 through 14 Architectural
DIV 21 through 28 MEP
DIV 40 through 48 Process Equipment
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CX SPECIFICATION EXAMPLE
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TRAINING
Identify the training requirements of the O+M personnel and occupants
Conduit training workshop Systems
Capabilities
Number of training sessions
Learning Objectives
Specifically Address Emergency Procedures
Operations Instructions
Adjustment Instructions
Trouble shooting procedures
Maintenance/Inspection procedures
Repair procedures
Up-keep of systems manuals logs
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TRAINING
Training Materials Copy of training plan
Systems manual
Manufacturers
Electronic Media etc. - Vendors training
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TRAINING EXAMPLES
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CX PLAN
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CX PLAN
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CX RESPONSIBILITY MATRIX
Activity Cx
Authority Contractor CM/GC and
Subs Owner & O&M Staff A/E
Cx Plan Writes and manages the Cx plan based on Cx specification.
Reviews and comments on plan for understanding and scope issues.
Reviews and Accepts Reviews and Comments
QuiCx
Provides Web-based Project Delivery System for Commissioning Data Storage. Provide initial training and support of the QuiCx PDS to the Cx team for response to design and submittal review comments, completion of PFCs and response to open issues.
The subcontractor will be required to complete the Cx records on-line by entering the installation, inspection, and documentation data for each Cx deliverable directly into the QuiCx PDS.
Utilizes QuiCx to verify Cx status and documentation meet owner requirements
Utilizes QuiCx to reply to construction document review questions, submittal or test requirement issues
Construction Submittals on Commissioned Equipment and
Assemblies
Reviews and comments on Cx and O&M issues.
Subs provide, General reviews for compliance with specifications and submits to O, A/E & CA for review.
Reviews CxA and A/E comments and review selected submittals.
Reviews CxA comments and responds with concerns. Incorporates approved CxA comments with their own and submits to CM.
Found in the Division 01 9100 Specifications
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CX RESPONSIBILITY MATRIX
Activity Commissioning Authority Contractor CM/GC and
Subcontractors Owner & O&M Staff A/E
Pre Functional Checklists
Develops or uses generic lists and forms. Spot Check selected items. Reviews completed checklists.
Review for Scope issues. Execute the Checklist.
May review with CxA. Spot check selected items. Reviews completed checklists.
None
Construction Use and PFT
Start Up Plan/Schedule
Reviews Develops with input from Subs
None None
Start Up and Vendor Provided Start Up Forms
Witness selected start ups. Reviews completed forms
Coordinates tasks and schedules with Subcontractors who perform start up & complete forms.
Observe selected start ups.
May witness selected start ups.
Construction Observation
Some observation of critical systems and issues
Observe to ensure Subcontractors are executing accepted installation and start up plans.
Periodic walk-through. Report findings to CxA
Normal per contract.
Found in the Division 01 9100 Specifications
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LESSONS LEARNED
CxA not brought in early enough to provide input on design at the early stages
CxA did not participate in incorporating Cx requirements into Construction Documents
Owner should include requirements in the contract with the design team to cooperate with the Commissioning Authority
Make sure the BOD is created and documents how criteria in OPR is implemented in the design
The Commissioning plan should be incorporated in the design documents
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BENEFITS
Early documentation of Cx requirements provides knowledge to all the team members of the Cx process
Incorporating these Cx requirements into the bid documents provides contractors the opportunity to incorporate them into their scope
Reduces added cost claims by contractors who want to say they did not understand requirements
Provides a basis for tracking design back to the OPR to eliminate scope creep and to manage expectations by users and operations personnel
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CX PROCESS CONSTRUCTION & ACCEPTANCE PHASE
Direct & Verify Tests
Verify Submittals
Develop Test Procedures
Document Pass/Fail Update Issues Log
Schedule Project Deliverables
Acceptance
Verify Systems Manual
Verify Construction Checklist
Completeness
Manage QuiCx Project Delivery
System
Resolve Issue
Training
Develop & Utilize Construction Checklists Oversee & Documents Pre-Functional Performance Testing
Oversee & Documents Functional Performance Testing
Hold Cx Team Meetings & Report Progress
Coordinate & Approve Owner Training
Turn Over QuiCx Commissioning Record for Owner Approval
System Performance Documented & Accepted
Complete Final Commissioning Report
Compile Data for Systems Manual
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ROLE AFTER CONTRACTOR SELECTION
Work with Contractor to Assure Understanding of All Commissioning Requirements for projects
Initiate Commissioning Kick Off Meeting for Contractor Team
Provide Web Based Cx Documentation Process and Training for All Team
Members
Develop Outline of Systems Manual Format
Indicate Requirements of Contractor on Training and Review and Review of O+M
Requirements
Provide Proactive Input to the Contractor for Scheduling Activities Logic and
Duration of Commissioning Activities
Provide Input to CM on Subcontractor Scope for Commissioning Requirements
Work with Contractors on Development of Construction Checklists
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CRITICAL CONTROL POINTS DURING CONSTRUCTION
Construction Cx Kickoff Meeting
Underground Utility Installation
Various System Testing Points
Wall and Ceiling Cover Up
System Installation and Start Up
Pre-functional Testing
Functional Performance Testing (Cx Ready)
Integrated Systems Test
Training
Substantial Completion
Owner Move In
Final Project Turnover
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CX SCHEDULING COORDINATION
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ROLE DURING SUBMITTAL PROCESS
Perform Submittal Reviews on Systems to be Commissioned Concurrent with A/E Reviews
Our Review Comments go to the A/E for their Review and Inclusion into their Review
Collaboration with the Owner and A/E on any Suggestions on Equipment Types and Manufacturers
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CONSTRUCTION COMMISSIONING PROCESS
Construction Coordinate
Commissioning Phasing, Submittal Review
Testing Administer Functional
Testing
Equipment Start Up Verification Factor
Start Up Procedures and Execution
Troubleshooting Problem Solving
Assistance Construction
Perform Jobsite Observations
Coordinate & Develop Training Plan O & M Manuals, Electronic Submittals,
Equipment/System Operation and Orientation.
Execute Training Plan Mechanical, Electrical,
Plumbing, BAS, Fire, Security
Training
Post Occupancy
Verification Energy Performance
First Year Occupancy & Operation Troubleshooting, Document Control,
Seasonal Testing
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INTERACTION WITH CONTROLS CONTRACTOR
Cx Team with Specific Controls Experience
Integration of different systems and different communication protocols
Owners Advocate for Controls Coordination
Provide Input and Systems Guidance to Controls Contractor
Lead all Controls Integration and Controls Meetings
Review contractor start up and verification of point to point
Collaborate with Controls Contractor on Use and Applicability of Types,
Location and Set Point Criteria on Control Points and Sensors
Sensor Placement and Installation
Review and Participate in Point to Point Verification
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SYSTEM TEST PROCEDURES
Owner & CxA to review and allow or disallow modifications
CxA and Owner Witness Approved Test Procedures
Contractor Review and Submit Modifications for Review
Contractor Incorporates Test Documentation in Closeout Manual
CxA Conducts Pre Test Meeting with Contractor
CxA Provides Templates for Testing and Verification to Contractor
Contractor Corrects Deficiencies and Records Corrective Actions on Deficiency Report
CxA Creates Deficiency Report and Submits to Contractor
Test Passed
Test Failed R
e-T
est
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OUR ROLE DURING FUNCTIONAL TESTING PHASE
Provide Leadership in the Functional Testing Process
Develop and Write Functional Tests - Will Perform Review Meetings with Project
Team Members for Comments and Product Final Version
Review Test & Balance Plan and Final TAB Report. Provide Comments to the Plan
and Final Report.
Document and Verify All Start Up Checklists and Pre-functional Tests Prior to FPT.
Review Controls Contractor Programming and Loop Tuning
Document and Verify All Sequences and Failure Scenarios are Performed and
Comply
Provide Input for Any Testing Failure and Suggest Solutions in Collaboration with
Contractor
Document Testing and Maintain Issues Logs and Monthly Status
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MONITORING THE PROCESS
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MONITORING THE PROCESS
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MONITORING THE PROCESS
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FINAL COMMISSIONING REPORT
Table of Contents
1. Executive Summary
2. Commissioning Overview, Approach, and Team Information
3. Commissioning Scope Information
4. Project Information- Overview and Systems
5. Results and Conclusions
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LESSONS LEARNED
More involvement and team collaboration on start-up and pre-functional testing
Allow proper time for commissioning before owner move in
Where project is tied to existing facility allow for testing and plan for mitigating effects on existing systems
Capacity and condition of utility services to CHP facility must be anticipated and designed to meet requirements of system at all loading conditions and SOPs
Better understanding of the environmental and permitting requirements and how they effect schedule, cost and testing sequences
More consistent and cooperative involvement by both design and construction teams with systems testing
Pay attention to the details and be proactive
Get rid of negative attitude about commissioning
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BENEFITS
Improved Success For Functional Tests due to more complete startup and pre-functional test.
More Cost effective and successful integrated testing without interruption of the Facility at Move In.
This will allow for more fully tested facility and an integration into the existing facility
Minimize permitting and regulatory issues and reduce time of design and construction
More integration testing with existing facility allows for a cohesive efficient operation.
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CX PROCESS OCCUPANCY & OPERATIONS PHASE
Direct & Verify Seasonal Tests
Document Pass/Fail Update Issues Log
Acceptance
Coordinate Warranty Review
Resolve Issue
Convene Lessons Learned Workshop
Substantial Completion
Perform Deferred & Seasonal Testing
Re-Inspect/Review Performance Before End of Warranty Period
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LESSONS LEARNED
Systems should be exercised during various seasonal conditions to verify efficient operation
Early review of Measurement and Verification measures to determine building usage trends and energy consumption.
Re-Commissioning of Systems should be planned on appropriate intervals
Handover and training meeting should be held to discuss any issues to be aware of and special considerations on operations
Systems Manual review with team should be performed and not just a handover of the documents.
Plan this handover process early, early and get it into the schedule
Consider FMS requirements and any contract company operators
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NEW METHODOLOGIES & TOOLS
BIM
Mock-Ups
Web Based
Codes and Standards
Issues with LEED
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3D BIM / Revit Modeling
Sectional Views
Fly-Thru Views
Clash Detection
Construction Team Input
BIM USE OF ELECTRONIC MODELING TECHNOLOGY
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PRE FAB OPPORTUNITIES FOR COMMISSIONING
Taking Advantage of BIM
Pre Fab Wall Sections Pre Install Fire Dampers
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PRE FAB OPPORTUNITIES FOR COMMISSIONING
Electrical Rooms
Corridor Duct & Piping Sections
VAV Box Bench Testing
Plumbing Chases
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WEB BASED REPORTING SYSTEMS
iPads & Tablets transforming the way we work
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CCRD PARTNERS QUIC CX PROJECT DELIVERY
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TYPICAL AIRSIDE 1749 PIECES OF EQUIPMENT
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TYPICAL AHU GENERAL INFORMATION
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AHU SPECIFIC INFORMATION
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ELECTRICAL ATS EQUIPMENT LIST QTY 42
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EQUIPMENT TREE SYSTEM RELATIONSHIP
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GUIDELINES & STANDARDS
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WHAT IS COMMISSIONING? NFPA 2012
9.3.3 Commissioning
9.3.3.1 Heating, cooling, ventilating, and process systems serving spaces or providing health care functions covered by this code shall be commissioned in accordance with ASHRAE 90.1 Energy Standard for Buildings Except Low-Rise Residential Buildings.
9.3.3.2 Commissioning shall follow ASHRAE Guideline 0, The Commissioning Process, and ASHRAE Guideline 1.1 HVAC&R Technical Requirements for the Commissioning Process, or any other publically reviewed document acceptable to the authority having jurisdiction.
Source: NFPA, Health Care Facilities Code Handbook 2012
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FUTURE OF COMMISSIONING
Paperless Commissioning
COBie Compliant data bases for FMS compatibility
Codified Requirements
2012 IBC IECC Section C408 Requires HVAC Cx on all systems greater than 40 tons
2012 NFPA 99 Healthcare
2012 NFPA 3 Fire Sprinkler System Commissioning Guidelines
Multiple City Energy Codes now require Commissioning on HVAC systems
3D Commissioning Retro Commissioning
Measurement and Verification Protocols in accordance with the EVO standards
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THE ISSUES WITH CX AND LEED
PROJECT PHASES THE COMMISSIONING PROCESS ASHRAE GUIDELINE 0
39 STEPS ASHE
45 STEPS
LEED FUNDAMENTAL
10 STEPS
LEED ENHANCED 10 STEPS
Cx Business Plan Introduce Cx to the C Suite
Develop Cx Business Plan
Develop Cx ROI
Pre-Design Establish Cx Scope and Budget
Selection of Cx Team
Selection of Cx Authority
Organize Pre-Design Conference
Set Cx Process and Procedures
Pre-Design/Design Develop Cx Plan (Draft)
Design Develop and Review BOD
Perform Design Reviews at Phases of Design
Update Cx Plan
Develop Cx Process Specs for Div 1 & Tech Sections
Develop Draft Construction Checklists
Develop Systems Manual
Develop Functional Performance Test Drafts
Review of Utilities Management Plan(UMP)
Develop Training Requirements
Perform Cx focused design reviews
Final acceptance of OPR and BOD
Attend the Pre-Bid Process
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THE ISSUES WITH CX AND LEED
PROJECT PHASES THE COMMISSIONING PROCESS ASHRAE GUIDELINE 0
39 STEPS ASHE
45 STEPS
LEED FUNDAMENTAL
10 STEPS
LEED ENHANCED 10 STEPS
Construction Conduct Cx Team Meetings
Update OPR and Cx Plans
Review and Verify Submittals with OPR
Schedule Cx Process Activities
Develop/Maintain Test and System Logs
Attend Periodic Site Visits
Review O&Ms
Witness Equipment and System Start- Ups
Develop Functional Test Procedures
Witness and Document Tests
Facilitate Pressure Testing Including Building Envelope
Construction/Operational Transition
Verify Training and O&M programs for Updates
Review TAB Report
Verify System Manual
Review Record Drawings
Develop and Provide Final Cx Report
Development/Review of Controls/Trending Dashboard
Facilitate Fire & Smoke Damper Inspections/Testing
Facilitate Development of Maintenance Budget
Facilitate Completion of Statement of Conditions (SOC)
Facilitate a CMMS Program for Asset Management
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THE ISSUES WITH CX AND LEED
PROJECT PHASES THE COMMISSIONING PROCESS ASHRAE GUIDELINE 0
39 STEPS ASHE
45 STEPS
LEED FUNDAMENTAL
10 STEPS
LEED ENHANCED 10 STEPS
Post Occupancy/Warranty Period Review Controls/Systems Trend Data
Measure and Verify Actual Energy Performance
Complete Seasonal Testing
Participate in End of Warranty Review (10 Months)
Benchmark Energy Performance
Update and Finalize Cx Report
Verify Continuing O&M/Training
Re-Commissioning Continuous Commissioning
Perform re-commissioning on regular basis to maintain energy efficiency and to incorporate facility changes into System manual
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THE ISSUE
The USGBC has taken the recognized Cx Process as established and published by the
BCA
AGC
ASHRAE
ASHE
GSA
and divided the process into what they deem Fundamental (only 10 steps of the usual 39) which are required then choose another 10 steps (for a total of 20 out of 39) as an option.
This is an established process that works best when it remains together
They are sending the message that the established whole multi-step process can be boiled down to just a few of the steps, and any remaining steps can be purchased as extra optional steps
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IN OTHER WORDS
LEED Fundamental does not equal industry recognized commissioning Without design and submittal reviews, Owners are only getting acceptance testing NOT
Commissioning
Even LEED Enhanced does not provide full service commissioning
By only requiring LEED Fundamental, Owners are not reaping the full benefits of commissioning No Design Review
No Submittal Review
No Services Past FPT
Forced to accept what the designers and installers give them (Isnt this where we came in?)
LEED is diluting the Commissioning Industry By contracting Acceptance Testing instead of Commissioning LEED is confusing the issue and
giving Owners a false sense of assurance
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THE IMPACT
Owners unfamiliar with industry standards who contract for fundamental only ARE NOT RECEIVING COMMISSIONING SERVICES! But they think they are.
By dividing the Cx process and relegating critical steps to Enhanced, Owners not familiar with Commissioning may think they can either do without, or these are extra steps when they are in fact an integral part of the process!
USGBC is misrepresenting the Cx Industry by splitting the Cx process, making part required and part additional. When in fact this is one multi-step process that has a logical order that builds on the previous step.
USGBC is trying to amend this issue with their revised latest version of LEED where they are adding requirements for energy performance measurement and measurement & verification plans that would no longer be optional
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REASONS FOR COMMISSIONING
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CX PAYBACK METRICS
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CX ACTIVITIES
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COMMISSIONING IMPACTS
Number of Deficiencies Identified
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THE NET COST OF COMMISSIONING
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COMMISSIONING CAN BE PREVENTION
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Question and
Answers