8117 sjsu cx general requirements

7/31/2019 8117 SJSU Cx General Requirements

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SECTION 01 91 13

PART 1 - GENERAL

0.1 RELATED DOCUMENTS

A. Construction Drawings and general provisions of the contract, including general and

supplementary conditions, and Division 01 specification sections, apply to this section.

B. Basis of Design/Design Intent documents

C. Related Sections

2. Division 01 General Conditions

3. Division 22 Plumbing

4. Division 23 Mechanical

5. Division 26 Electrical

0.2 SUMMARY

A. The project shall be constructed utilizing USGBC LEED NC version 2.2 Guidelines. As

part of the certification process the project shall be commissioned for both EA Pre-

requisite 1_ Fundamental Commissioning and EA Credit 3_ Enhanced Commissioning.

The purpose of commissioning is to verify that the buildings energy related systems are

installed, calibrated and perform according to the owners project requirements, basis ofdesign, and construction documents.

B. The Commissioning Authority (CxA) is TestMarcx and is contracted directly to theOwner. The CxA shall lead the commissioning team, review and oversee the

commissioning process. The process of commissioning as defined here-in for HVAC,

Plumbing and Electrical system installation, start-up, calibration and functional

performance both in detail of testing and in detail of documentation. The director of the

commissioning process is the Commissioning Authority.

C. The contractor shall be responsible to provide all aspects of the process of

commissioning not provided by the CxA under the direction of the CxA as described in

the specification under commissioning responsibilities.

D. Commissioning is a systematic process of ensuring that all building systems perform

interactively according to the design intent, basis of design, construction documents andOwners system operational needs. This is achieved by beginning in the design phase,

documenting design intent/basis of design and continuing through construction,

building acceptance and the warranty period with actual verification of performance.

The commissioning process shall coordinate what have traditionally been separate

COMMISIONING GENERAL REQUIREMENTS

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16. Minor Adjustment: To add, subtract, or change various parameters included in

the operation logic of a mechanical system or systems in order to improve or

optimize operational performance. This refers only to the specified performance

logic. Difficulties encountered in accomplishing a minor adjustment shall not be

used to define a minor versus a major adjustment.

17. Major Adjustment: To fully change the specified operation logic of a mechanicalsystem or systems. This refers only to the specified performance logic.

Difficulties encountered in accomplishing a minor adjustment shall not be used

to define a minor versus a major adjustment.

18. OPR: A written document, prepared by Owners Representative that details the

functional requirements of Project and expectations of how it will be used and

operated. This document includes Project and design goals, measurable

performance criteria, budgets, schedules, success criteria, and supporting

information.

19. Pre-functional checklists (PFC): Checklist performed by the contractor and

provided to the CxA for verification, this portion of the Commissioning Processinvolves primarily the test and balance and startup personnel to ensure thatindividual pieces of equipment are capable of performing in accordance with the

Specifications, Drawings, and manufacturers requirements. This is documented

with a pre-functional checklist provided and completed by the contractor. The

Commissioning Authority shall overview this testing.

20. Statistical Sampling. - Functionally testing a statistically representative quantity

(i.e. 15%) of identical or near identical pieces of equipment.

21. Subject to 3% failure threshold whereby if there are greater than 3% testing

failures within randomly chosen equipment, the testing shall be noted as failed.

The Contractor shall re-verify the startup and checkout of 100% of theequipment. An additional identical statistically representative quantity ofequipment shall again be tested which shall include a retest of 25% of the failed

equipment and 75% randomly chosen untested equipment. This shall be repeated

until the testing is noted as passing. Any proposed statistical sampling shall be

identified in the construction phase commissioning plan and approved by the

CxA.

22. System Component or System Element: A single piece of mechanical equipment

such as a pump, fan, chiller, boiler, coil, etc. that when combined together

through piping or ductwork will comprise a System.

23. System: A combination of system components that allow the manufacture ordistribution of conditioned air or water from one location to another.

24. Tuning: To adjust for maximum performance.


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0.4 COMMISSIONING TEAM A.

A. Coordination and management: The Commissioning Authority Firm (CxA) shall

provide overall coordination and management of the commissioning program asspecified herein.

B. The commissioning process will require cooperation of the Contractor, subcontractors,vendors, Architectural Engineering firm, Commissioning Authority and Owner.

C. The commissioning team shall be comprised of the following:

25. Contractor: Project manager and MEP coordinator.

26. Subcontractors: As required by the prime contractor.

27. Manufacturers factory engineers: As specified elsewhere.

28. Commissioning Authority

29. Construction Management Engineer

30. Owner Construction Observers

31. Architectural/Engineering Representatives

0.5 COMMISSIONING RESPONSIBILITIES

A. Commissioning Authority Firm (CxA): The CxA Responsibilities include, but are not

limited to:

32. General Tasks:

a. Coordinate, schedule and manage the commissioning activities.

b. Assist the Contractor to coordinate all Sub Contractor commissioning

activities.

c. Obtain, assemble and submit commissioning documentation.

d. Attend periodic on-site commissioning meetings and activities

e. Review contractors submittals, O&M manuals and training plan

f. Verify contractor training

g. Maintain Issues and Resolutions Logs

33. Commissioning Documentation Development Tasks:

a. Develop the commissioning plan and schedule.


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b. Develop detailed pre-functional check lists (see attachment sample)

c. Develop detailed functional performance test procedures (seeattachment

sample).

d. Coordinate locations of test ports required for Commissioning on

schematics, contractors shop drawings and during installation.

e. Conduct and coordinate the installation verification inspections and testing

with the Engineer, AE, CME and Owner Construction Observers.

f. Prepare and submit the Commissioning Reports.

34. Pre-Functional Testing Tasks:

a. Assist and witness selected start-up activities and pre-functional testing.

b. Monitor the performance of the Test, Adjust and Balance contractor.

35. Functional Performance Testing Tasks:

a. Direct the functional performance testing by contractor. Observe testing of

all systems to provide complete confidence in the systems. The tests will

include the interaction of commissioned systems between individual

components, sub-systems and complete building systems under both

normal and emergency power conditions.

b. Ensure that necessary test instrumentation is provided by the contractor

and is available during functional performance testing and instruments

meet quality and calibration requirements and are in good working order.

c. Enforce system compliance and suggest modifications to the system

design that will correct or enhance the system performance.

d. Coordinate witnessing of the tests by the owner.

e. Track commissioning deficiencies until correction and retesting are

successfully completed. Assist the Commissioning Team in determiningthe cause of failure.

f. Coordinate off season testing and warranty review phase prior to 10th

month of occupancy.

B. Owner:

36. Construction and Acceptance Phase:

a. Facilitate the coordination of the commissioning work by the CA, and,with the GC and Owner, ensure that commissioning activities are being

scheduled into the project master scheduling program and update as

required.


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b. Review and approve the final Commissioning PlanConstruction Phase.

c. Attend a commissioning scoping meeting and other commissioning team

meetings.

d. Perform the normal review of Contractor submittals.

e. Furnish a copy of all construction documents, addenda, change orders and

approved submittals and shop drawings related to commissioned

equipment to the CA.

f. When necessary, observe and witness pre-functional checklists, startup and

functional testing of selected equipment.

g. Review commissioning progress and deficiency reports.

h. Coordinate the resolution of non-compliance and design deficiencies

identified in all phases of commissioning.

i. Sign-off (final approval) on individual commissioning tests as completed

and passing. Recommend completion of the commissioning process to the

Project Manager.

j. Assist the GC in coordinating the training of owner personnel.

B. Architect Engineering Firm (A/E)

37. Design & Construction Period:

a. Attend the commissioning scope meeting and selected commissioning

team meetings.

b. Participate and coordinate resolution of system deficiencies (which are

related to possible design deficiencies) identified during commissioning,

according to the contract documents.

c. Provide any design narrative and sequences documentation requested by

the CxA. The designers shall assist (along with the contractors) inclarifying the operation and control of commissioned equipment in areas

where the specifications control drawings or equipment documentation is

not sufficient for writing detailed testing procedures.

d. Participate in the resolution of potential design concerns as discovered

during the commissioning process.

38. Warranty Period:Participate and coordinate the resolution of non-compliance,

non-conformance and design deficiencies identified during commissioning

during warranty-period commissioning.

A. Mechanical and Electrical Designers/Engineers (of the A/E)

39. Construction and Acceptance Phase


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a. Perform normal submittal review, construction observation, as-built

drawing preparation, etc., as contracted. One site observation should be

completed just prior to system startup.

b. Provide any design narrative and sequences documentation requested by

the CA. The designers shall assist (along with the contractors) in clarifying

the operation and control of commissioned equipment in areas where thespecifications, control drawings or equipment documentation is not

sufficient for writing detailed testing procedures.

c. Attend commissioning scoping meetings and other selected

commissioning team meetings.

d. Participate in the resolution of system deficiencies identified during

commissioning, according to the contract documents.

e. Review the pre-functional checklists for major pieces of equipment for

sufficiency prior to their use.

f. The Design Engineer shall be responsible for the observations and

checklists for the Installation Verification.

g. Additional calculation and investigation of design adjustments needs by

the Engineers as defined by the Commissioning Authority.

h. Review the functional test procedure forms for major pieces of equipment

for sufficiency prior to their use.

i. Witness testing of selected pieces of equipment and systems:

40. Warranty Period: Participate in the resolution of non-compliance, non-

conformance and design deficiencies identified during commissioning during

warranty-period commissioning.

A. Contractor (GC)

41. Design & Construction Period:

a. Facilitate the coordination of the commissioning work by the CxA, andensure that commissioning activities are being scheduled into the projects

master CPM schedule.

b. Include the cost of commissioning in the total contract price. Coordinate

with subcontractors to make sure cost of commissioning is included.

c. In each purchase order or subcontract written, include requirements for

submittal data, O&M data, commissioning tasks and training.

d. Ensure that all Subcontractors execute their commissioning responsibilities

including completion of the pre-functional checklist and test and balance,

prior to functional testing and correction of deficiencies according to the


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contract documents, commissioning plan and schedule, O&M manual,

training planning and execution.

e. Ensure that all Subcontractors have qualified personnel to assist the CxAby performing all of the commissioning functional test procedures and re-

testing as required until successful completion.

f. A representative shall attend a commissioning scope meeting scheduled by

the CxA and all other necessary meetings scheduled by the CxA to

facilitate the Cx process.

g. Coordinate the activities of all contractors, subcontractors and vendor

personnel, required to complete submittals of the O&M manual and

training plan and training of Owner personnel in accordance with the

requirements of the Specifications and the Training Agenda.

h. Prepare and submit to the commissioning authority the Commissioned

equipment submittals, O&M manuals, systems manual documents,

warranty information and training plan according to the ContractDocuments, including clarifying and updating the original sequences of

operation to as-built conditions. Provide an electronic copy of

commissioned systems submittals, O&M manuals, training materials and

warranty information.

i. Assist in coordination of off season testing and warranty review as

required to verify system performance under off season conditions.

42. Warranty Period

a. Ensure that Subs execute seasonal or deferred functional performance

testing, witnessed by the CA, according to the specifications prior to the10th month of occupancy.

b. Ensure that Subs correct deficiencies and make necessary adjustments to

O&M manuals, systems manual documents and as-built drawings for

applicable issues identified in any seasonal testing.

c. Attend a warranty review meeting with the CxA prior to the 10th month of

occupancy.

B. Contractors and Subcontractors

43. Construction Period:

a. Cooperate with the CxA to complete commissioning activities.

b. Include the cost of commissioning by the GC in the total subcontract price.

c. Prepare and submit the O&M manuals, and systems manual documents

according to the Contract Documents, including clarifying and updating

the original sequences of operation to as-built conditions. Provide a written


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narrative of sequences of operations for all equipment including controls

systems and any documentation requested by the CA.

d. The contractors shall assist in clarifying the operation and control ofcommissioned equipment in areas where the specifications, control

drawings or equipment documentation is not sufficient for writing detailed

testing procedures.

e. The Contractor shall be responsible for completing the signoff of the Pre-

functional Testing checklists, and start-up procedure performed prior to

balancing as defined in Part 2 of this specification.

f. The contractor shall complete the startup checklists and pre-functional test

forms, test and balance prior to functional testing.

g. The Contractor shall be responsible for providing any technical personnel

required for physical operation, testing, and simulation of control

sequences for each piece of controlled equipment as required by the

Commissioning Authority during the Functional Performance Testing.This shall include service personnel and vendors, the temperature control

engineering and technical startup crew, mechanical contracting service

personnel for miscellaneous mechanical equipment, and balancing

contractor personnel. To the extent possible, these personnel will be

scheduled.

h. Provide any testing equipment, tools or devices required to simulate actual

full load conditions.

i. Additional calibration and adjustment of the mechanical equipment

included in each mechanical system for proper operation under actual

operation as defined by the Commissioning Authority.

j. Additional testing, calibration, adjustment, tuning, and minor adjustments

to the temperature controls system sequences for proper operation under

actual operation as defined by the Commissioning Authority.

k. Additional testing, calibration and adjustment of the mechanical water and

air flows of each mechanical system for proper operation under actual

operation as defined contract documents and observed by the

Commissioning Authority.

l. Review final construction phase commissioning plan procedures forequipment installed, training and functional testing required under the

particular subcontract.

m. Assist in preparation of the training plan and provide training services as

specified under each section and provide a detailed training plan that shall

include contractors information, specification section, trainers

qualification, subject, training duration and preliminary schedule. Provide

a copy of the O&M manual and review as part of the training class for

each piece of equipment.


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44. Warranty Period

a. Provide seasonal or deferred functional performance testing if required,

witnessed by the CA prior to 10th month of occupancy, according to thespecifications.

b. Correct deficiencies and make necessary adjustments to O&M manualsand as-built drawings for applicable issues identified in any seasonal

testing.

B. Equipment Suppliers and Vendors

45. Provide all requested submittal data, including detailed narrative of system

operation, start-up procedures and specific responsibilities of the Owner to keep

warranties in force.

46. Assist in equipment testing as required to demonstrate the operation and

performance of the equipment provided.

47. Include all special tools and instruments (only available from vendor, specific to

a piece of equipment) required for testing equipment according to these Contract

Documents.

48. Through the contractors they supply products to, analyze specified products and

verify that the designer has specified the newest most updated equipment

reasonable for this projects scope and budget.

49. Provide information requested by CA regarding equipment sequence of operation

and testing procedures.

50. Provide detailed operating instructions; recommend a schedule of maintenance,

requirements and frequency if not already included.

51. Review test procedures for equipment installed by factory representatives.

0.6 SUBMITTALS

A. Commissioning Plan Construction Phase: Contractor shall review the commissioning

plan as submitted by the CxA.

B. Within 90 calendar days of issue of construction phase contract and receipt of

contractor submittals, the CxA shall submit a preliminary construction phase

commissioning plan to identify how commissioning activities will be integrated intogeneral construction and trade activities. The commissioning shall become part of the

contractors construction schedule. The plan is the key means for the CxA to inform all

parties as to how each system functions, independently and with respect to other

systems. The plan shall be updated regularly and redistributed to the commissioning

team for review and comment. The intent of this plan is to evoke questions, expose

issues, and resolve them with input from the entire commissioning team early in

construction. The commissioning plan shall identify how commissioning


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responsibilities are distributed. The CxAs commissioning plan shall include the

following sections:

52. Executive Summary: Provides a description of the Commissioning Goals andobjectives, general project information, systems to be commissioned, team,

protocol, meetings, management, and a description of the commissioning

activities.

53. Commissioning Team: Provides a listing of all commissioning team members

including the names, addresses, and office/fax/cell phones number or the owner,

commissioning authority, architect, mechanical engineer, electrical engineer,

general contractor, mechanical contractor, electrical contractor, controls

contractor, fire alarm system contractor and test & balance contractor.

54. System Overview: Provides a listing of design weather data, design parameters

and all mechanical and electrical systems equipment data.

55. Overview of Testing Program Procedures: Provides a detailed description of the

testing plan and procedures that will be implemented during the commissioningprocess.

56. Record Document - Sequences of Operation: Provides a detailed sequence of

operation that is utilized for testing purposes. The final commissioning report

shall describe any modifications to the engineer specified sequences of operation.

57. Pre-Functional Testing Checklists: Provides pre-functional testing checklist

forms to the contracting team for each individual piece of mechanical equipment.

The forms shall describe all events required to fully start-up a piece of

equipment.

58. Functional Testing Procedures & Data Forms: Provides complete and detailedfunctional performance testing procedures required to fully test the entire system

including the following:

a. Each procedure shall have a unique alphanumeric designator consisting of

the applicable functional performance test procedure designator followed

by a dash digit suffix to distinguish multiple repetitions of the same

procedure.

b. The same procedure may be applied to multiple identical pieces of

equipment or systems.

c. The testing for a System may be grouped into a single large test or

broken down into multiple individual tests that are designed to be executed

independently from each other as the construction phasing permits, but incombination will completely test all modes of operation and functionality.

d. Identify instrumentation required for each test and who will provide it.

e. State the Testing Objective: This shall include, for example, the design

criteria, design intent/basis of design, code requirements, specifics of the


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equipment to be provided, sequences of operation, specification section,

operating priorities, protocols, etc. Some of these items will be provided to

the CxA with the construction package and may be copied or referenced.

f. Identify the initial values for all set points and inputs, positions of

adjustable devices, valves, dampers, and switches.

g. For each Testing Objective, provide sufficient step-by-step testing events

with corresponding expected results such that a clear pass/fail result can

be documented. FPT procedures shall be written to allow a test to be

repeated under identical conditions with repeatable results.

h. Include space to record: Description of the procedure; whether the form is

for a retest of a failed procedure; identification and location of the

equipment being tested; identification of instrumentation used by serial

number; observed conditions at each step of the procedure; acceptableresults as specified elsewhere; date of the test; names of technicians

performing the procedure; name and signature of the CxA

59. Samples of commissioning forms including:

a. Deficiencies and Issues Log: Provide a sample functional performance test

deficiency report form. Include space to record: Associated functional

performance test data form number; date of test; name of person reporting

the deficiency; description of the observations associated with the failure

of the test; cause of the failure, if apparent at the time of the test; date and

description of corrective action taken; name and signature of person taking

corrective action; and schedule for retest.

b. Daily Log: Provide a blank log as an example.

c. Meeting Minutes: Provide a blank log as an example.

60. Commissioning schedule: Submit within 30 calendar days after the

Commissioning scoping meeting with the Contracting Team.

0.7 SCHEDULE

A. Commissioning schedule: Integrate functional performance testing and commissioningrequirements into the master construction schedule.

B. Commissioning scheduling is the responsibility of the Contractor.

61. Commissioning meetings as required, increasing in frequency as installation of

commissioned systems progresses starting with monthly site observation and

meetings once the contractors have begun to rough in the commissioned systems.

62. Eight weeks prior to the beginning of start-up bi weekly commissioning meetings

and planning of startup and functional performance testingactivities, update the

schedule of commissioning.


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63. Two weeks prior to the beginning of start-up testing activities, provide a detailed

two-week look-ahead schedule. Thereafter, update the two-week look-ahead

schedule weekly for the duration of commissioning for that construction phase.

The two-week look-ahead schedule shall identify the date, time, beginning

location, contractor personnel required, and anticipated duration for each startupor test activity.

64. Functional testing may progress over a period of 60 days and include all

commissioned systems.

A. Commissioning of the systems shall proceed per the criteria established in the specific

sections that follow, with activities to be performed on a timely basis.

B. Commissioning of systems may proceed prior to final completion of systems.

C. The CxA must be available to respond promptly to avoid delay to the CPM schedule.

D. Problems observed shall be addressed immediately, in terms of notification to

responsible parties and actions to correct deficiencies.

0.8 COMMISSIONING MEETINGS

E. Scoping Meeting: 60 to 120 days into the construction process, a commissioning

scoping meeting involving all members of the commissioning team shall be held at a

time and place designated by the Owner. The purpose of the meeting will be to

familiarize all parties with the requirements of the commissioning process, and to

ensure that the responsibilities of each party are clearly understood.

F. Progress Meetings:

65. During construction and prior to the beginning of start-up or functional

performance testing activities, the CxA will hold commissioning meetings at

least monthly. These meetings may be held concurrently with the general

construction meetings.

66. Beginning eight weeks prior to the commencement of start-up or functional

performance testing activities, whichever is earlier, the CxA will hold

commissioning meetings at least bi-weekly. Thereafter, and for the duration of

commissioning for that construction phase, commissioning meetings willcontinue to be held at least weekly.

67. These meetings may be held concurrently with the general construction meetings

or scheduled separately.

A. The CxA may require additional meetings if the commissioning process appears to be

behind schedule or if there are coordination problems.


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PART 2 - PRODUCTS

0.9 TEST EQUIPMENT

A. The Division contractor for the equipment tested provides all standard or proprietary

testing equipment required to perform startup and initial checkout and requiredfunctional performance testing. For example, the mechanical contractor is ultimately

responsible for all standard or proprietary testing equipment for the Facility Controls

System (FCS), except for equipment specific to and used by TAB in their

commissioning responsibilities. The Division contractor provides two-way radios.

B. Include special or proprietary equipment, tools, software and instruments (only

available from vendor, specific to a piece of equipment) required for testing equipment,

according to these Contract Documents in the base bid price to the Contractor and lefton site, except for stand-alone data logging equipment used by the CxA.

C. The CxA will provide any data logging equipment and software required to test

equipment outside of that available through the FCS.

D. Provide all testing equipment of sufficient quality and accuracy to test and/or measure

system performance with the tolerances specified in the Contract Documents. If not

otherwise noted, the following minimum requirements apply:

2. Temperature sensors and digital thermometers shall have a certified calibration

within the past year to an accuracy of 0.5F and a resolution of + or - 0.1F.

3. Pressure sensors shall have an accuracy of + or - 2.0% of the valuerange being

measured (not full range of meter) and have been calibrated within the last year.

A. Calibrate all equipment according to the manufacturers recommended intervals and

when dropped or damaged. Affix calibration tags or have certificates readily available.

0.10 COMMISSIONING REPORTS

B. Documentation - General:

4. The Commissioning Authority shall record and maintain detailed testing data.

The data record shall be comprehensive and concise.

5. All data must be recorded as soon as possible during the course of the testing.

6. All documentation shall have the date, time, and names of persons participatingin the inspection and testing.

7. All test instruments shall be documented for valid calibration.

8. The recording work sheets, signed inspection check lists, signed pre-functional

testing forms and performance testing plans must all be approved by the Engineer

and Commissioning Authority prior to the start of Functional Performance

Testing.


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A. Daily Commissioning Report Logs:

9. The Commissioning Authority shall provide daily report logs to be included in

the final report.

10. The daily logs shall record the commissioning Authority personnel and event

summaries of meetings, conversations, tests, failures, solutions, procedures andsuccesses.

A. Installation verification audit: Prior to start-up, the Engineer shall maintain a report of

installation verification audit activities. Identify equipment and components verified,

deficiencies noted, corrective action taken, and the dates and initials of the persons

making the entries.

B. Test, adjust and balance (TAB) progress reports: After TAB activities have begun; theTAB shall submit weekly TAB progress reports to the CxA with hand written data

collected from the system balancing. Identify:

11. Systems or subsystems for which preliminary balancing is complete.

12. Systems or subsystems for which final balancing is complete.

13. Systems data forms hand written.

14. Status of deficiencies and balancing problems encountered, including corrective

actions taken.

15. Updated schedule of remaining TAB activities.

16. Submission of TAB report for systems prior to functional testing.

A. Deficiencies and Issues Report: The report may be distributed at any time during

construction phase. At the end of each day, in which functional performance tests are

conducted, the CxA shall maintain a deficiencies and Issues (D&I) log for tests for

which acceptable results were not achieved during the day.

17. Identify tests for which acceptable results were not obtained by test number and

description, and equipment identification and location. Briefly describe

observations about the performance that was associated with failure to achieveacceptable results. Identify the cause of failure if such is apparent.

18. When corrections have been completed, the CxA shall update the functional

performance test deficiency report forms. Identify corrective action taken and the

dates and initials of the persons making the entries.

19. Identify the schedule for re-testing.

A. Final Commissioning Report: The CxA shall prepare and submit a final report with the

closeout package. The binding format shall be 8 x 11 bound documents with 11 x 17

fold out. This report shall contain:

20. The report shall verify performance of HVAC equipment and systems.


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21. Document any field modifications to the testing process and why these

modifications were made.

22. The organization of the final commissioning report shall be as follows:

a. Executive Summary of each mechanical system and problems encountered

and resolved.

b. System Overview summarizing the system designs.

c. Commissioning Plan

d. Summary of design review, submittal review and O&M document review.

e. Post Commissioned Controls Sequences and Points Lists.

f. Pre-functional Testing Checklists

g. Functional Testing Procedures and Results

h. Deficiencies and Issues Logs and a scheduled date for outstanding issues

and off season testing if required.

i. Daily report logs.

j. Appendix of letters, meeting minutes, memos and notes occurring duringthe commissioning process.

B. Hardcopy and Electronic Versions:

23. The Commissioning Plan provided prior to the on-site commissioning and the

Final Commissioning Report provided at the conclusion shall be provided in hardcopy (2 copies) and electronic on CD (6 copies).

24. The Commissioning Plan CD shall include files developed in the most current

MS Word format.

25. The Final Commissioning Report CD shall contain scanned copies of all

documentation developed and gathered during the Commissioning Process in

Acrobat PDF format.

26. Systems manual provided in electronic or hard copy depending on availability of

electronic versions of documents.

PART 3 - EXECUTION

0.11 COMMISSIONING PROCEDURE

A. Sequence of testing: The contractor is responsible to commission all systems listed. The

contractor may be required to provide a mockup of a 3 C. commissioned system to


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establish a level of quality. The CxA may or may not utilize sampling techniques on

multi-type non critical systems such as lighting and terminal units to verify the testing.

This does not relieve the contractor of his responsibility to functionally test 100% of the

commissioned systems.

B. Commissioning shall proceed from lower to higher levels of complexity. For each

discrete subsystem or system, testing at the lower level shall be completed prior tostarting the next higher level of tests. In general, the order of testing from lowest to

highest is:

2. Static tests (such as duct leakage and pipe pressure tests).

3. Component functional performance tests (of motors, actuators, sensors, etc.) and

start-up of major equipment.

4. Contractor Testing and Balancing.

5. System functional performance tests(see list of commissioned systems).

6. Intersystem functional performance tests, BAS graphics verification.

A. Re-testing: The Contractor shall repeat, at no additional cost to Owner, the complete

functional test procedure for each test for which acceptable results are not achieved.

Repeat tests until acceptable results are achieved. The CxA shall track commissioning

deficiencies until correction. Within each system, the CxA shall provide one re-

commissioning for any deficiencies. For systems with large quantities of identical

equipment, a statistical re-commissioning strategy shall be applied to retest 20% of the

deficiencies. The tested systems will not be witnessed by the Owner until acceptable

results are achieved, documented, reviewed and accepted. Additional testing beyond a

single failure may be subject to back-charges by the CxA.

B. Correction of deficiencies:

7. Correct functional performance test deficiencies promptly and schedule retest.

8. Corrections during functional performance tests are generally prohibited to avoid

consuming the time of personnel waiting for the test, but not involved in making

the correction. Exceptions will be allowed if the cause of the failure is obvious

and corrective action can be completed in less than five minutes. If corrections

are made under this exception, the failure shall be noted on the functional

performance test data form. A new functional performance test data form,marked retest, shall be initiated after the correction has been made. The entire

functional performance test procedure shall be repeated.

A. Delegated witnesses: Witnesses may be designated by the Owner or A/E to observe the

commissioning process. Witnesses shall provide no labor or materials in the

commissioning process. The only function of the witnesses shall be to observe and

comment on the progress and results of commissioning.


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0.12 SYSTEMS SHALL BE COMMISSIONED

B. Mechanical HVAC Systems:

9. Chilled water system, CW pumps, piping, primary chilled water connections,

valves and misc. controls.

10. Heating hot water system, HW pumps, piping, primary steam system

connections, valves and misc. controls.

11. Air handler systems

12. Duct distribution systems and diffusers

13. VAV boxes

14. Fan Coil Systems

15. Exhaust Fans

16. Smoke Control Dampers

17. HVAC Piping System.

18. HVAC Ductwork System.

A. Plumbing Systems:

19. Domestic Hot Water Heater, piping, connections, circ pump

A. Electrical Systems :

20. Lighting and day-lighting control system.

21. Emergency power and uninterruptible power supply systems

22. Power Metering Systems.

23. Paging Communications

A. Irrigation System:

24. Irrigation control system.

A. Building Automation System:

25. Temperature Sensors, pressure sensors and controllers 2.Graphical user interface.

26. Airflow Stations

27. Damper & Valve Actuators


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28. Network communications and interface with Campus BMS.

0.13 SUBMITTAL REVIEW (ENHANCED COMMISSIONING)

A. The contractor shall assist the CxA in obtaining and reviewing the submittals prepared

by other MEP divisions of the work related to commissioning for compliance with therequirements of Division 1.

29. Provide standard commissioned systems-specific documents: concise, to the

point, and above all, tailored specifically to this facility. Provide the approved

copies of the submittal in a bound document as they become available.

30. The contractor shall update the submittal with any related changes and providefor each above listed commissioned system.

31. CxA shall review and comment relative to the contract documents, clarity and

completeness. CxA is not responsible for accuracy of the content.

0.14 OPERATIONS AND MAINTENANCE (O&M) MANUALS (ENHANCED

COMMISSIONING)

A. The contractor shall assist the CxA in reviewing the O&M manuals prepared by other

divisions of the work related to commissioning for compliance with the requirements of

Division 1.

32. Incorporate the standard technical literature into a systems-specific document:

concise, to the point, and above all, tailored specifically to this facility.

33. Obtain the equipment manufacturers standard technical literature relevant to the

operation and maintenance of the provided equipment. The literature shall be

specifically oriented to the equipment provided, indicating all operation and

maintenance procedures, parts lists, assembly/disassembly diagrams, and related

information. Wiring diagrams must be complete and specific to the equipment

provided.

34. The contractor shall update and provide for each above listed commissioned

system a single line diagram. Each system diagram shall including sequence ofcontrol, and points list. Provide a complete narrative of system operations for

insertion into systems manual.

35. The contractor shall provide as-built sequence of operations, control drawings

and as built the finalized set points for controls systems.

36. Recommended schedule for maintenance of systems and controls.

A. Have all of these materials available for the training sessions.


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0.15 INSTALLATION VERIFICATION

B. During construction, the contractor shall assist the CxA and coordinate the AEs

observation of the work of the Contractor and subcontractors to ensure that allinstallations are being made in accordance with the intent of the contract documents.

C. Contractor shall notify the CxA of any and all commissioned system testing at least 48hours prior to allow time to schedule observation of the means and methods by the

contractor. Systems included are:

37. Pipe pressure testing

38. Pipe flushing

39. Duct pressure testing

40. Electrical Testing

41. Major equipment startup

A. Before system start-up begins, contractor shall coordinate and attend a final installation

verification audit with the AE or CxA. The audit shall include, but not be limited to, a

check of:

42. Piping specialties including balance, control, and isolation valves.

43. Ductwork specialty items including turning devices; balance, fire, smoke, andcontrol dampers; and access doors.

44. Control sensor types and locations.

45. Identification of piping, valves, starters, gauges, thermometers, etc.

46. Documentation of pre-start-up tests performed, including manufacturers factory

tests.

47. Accessibility to equipment in 1-3 above.

A. If any work is found to be incomplete, inaccessible, incorrect, or non-functional, make

note of deficiencies and correct the deficiencies before system start-up work proceeds.

0.16 SYSTEM START-UP

B. Contractor shall develop with assistance of the CxA a start-up plan and deficiency list.

Commence with system start-up after approval has been given to the start-up plan and

all pertinent pre-functional checklists have been signed off by the Contractor andsubcontractors. The CxA and/or delegated representative shall witness system start-up

as necessary and list all system and equipment deficiencies noted during start-up. The

Contractor shall take corrective action on all system deficiencies noted and demonstrate

suitable system operation to the CxA.


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C. Prepare start-up deficiency list forms to report deficiencies discovered in conjunction

with system start-up. Start-up deficiency forms shall indicate the system being started

up; the location and identification of the deficient equipment/material; date of

observation; initials of the observer; observed deficiency; date of correction; initials of

person making the correction; and corrective action taken.

D. Issue start-up deficiency report forms to the Contractor for corrective action. TheContractor shall advise the CxA when all start-up deficiency list items have been

corrected.

0.17 TEST, ADJUST, AND BALANCE (TAB)

E. Contractor shall develop with the assistance of the CxA in the coordination the air and

hydronic balancing observation. Advise the TAB firm when systems are complete andready for balancing. Start TAB as early as possible following systems start-ups and

component functional performance tests, in order to be essentially complete prior to

system functional performance tests. Coordinate TAB activities with other construction

schedule activities.

F. CxA shall verify the accuracy of the TAB work prior to commencing any FPT activities

that may be adversely affected by improper balancing.

G. CxA shall spot check a sample of the TAB measured flows for all air and water flows.

This may be accomplished by physically measuring those flows independently of the

TAB or witnessing the TAB contractors measurement of the required quantity.

H. TAB shall provide a draft T&B report for commissioned systems to the CxA for review

prior to functional testing of the systems. C. 3.8

0.18 FUNCTIONAL PERFORMANCE TEST PROCEDURES A.

I. The CxA shall develop as a part of the construction phase commissioning plan

submittal, the draft functional performance test (FPT) commissioning procedures and

documentation to be used to get familiar with the procedures. A final test documents

will be provided upon incorporation of the controls submittals documentation.

Personnel experienced in the technical aspects of each system to be commissioned shall

be engaged if necessary to augment the expertise of the CxA.

48. Include functional performance test procedures and functional performance test

data sheets for each system based upon actual system configuration. Emphasis

shall be placed on testing procedures that will conclusively determine actual

system performance and compliance with the design.

49. The test procedures shall fully describe system configuration and steps required

for each test, appropriately documented so that another party can repeat the tests

with virtually identical results.

A. The FPT procedures shall confirm the performance of systems to the extent of the

design intent/basis of design and applicable code under which the project was


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permitted. When a system is accepted, the Owner and A/E must be assured that the

system is complete, works as intended, is correctly documented, and that the designated

Owner staff is trained in the operation and maintenance of the system.

B. Contractor shall review and approve the functional testing procedures prior to

beginning any functional testing. Contractor shall functionally test all commissioned

systems listed. CxA shall observe the functional testing. Some multi type non criticalsystems such as lighting may be randomly sampled by the CxA. Failure of 10% of a

sample shall constitute total system test failure. Contractor shall re-commission all

equipment of the failed type and the CxA shall re test another random sample.

C. The majority of mechanical equipment requires integral safety devices to stop/prevent

equipment operation unless minimum safety standards or conditions are met. This could

include adequate oil pressure, proof-of-flow, non-freezing conditions, maximum head

pressure, etc. Functional performance test procedures shall demonstrate the actual

performance of safety shutoffs in real or closely simulated conditions of failure.

D. Systems may include safety devices and components that control a variety of equipment

operating as a system. Interlocks may be hard-wired or installed via software.Functional performance test procedures shall demonstrate these interlocks.

E. The CxA shall inform appropriate subcontractors and vendors before commissioning is

started as to what the test and expected results will be. Whereas some test results and

interpretations may not become evident until the actual tests are performed, all

participants should have a reasonable understanding of the requirements. The

commissioning plan must address the requirements and be distributed to all participants

involved with that particular system.

0.19 REVIEW SOFTWARE DOCUMENTATION

F. The CxA shall review vendor/contractor/Owner-provided detailed building

management system(BMS) software documentation. This includes obtaining BMS

program documentation, a review of the programming approach, interface with other

systems (such as lighting, fire alarm, security, clock, emergency generator monitoring,

sump pumps, and utility metering), and a review of the specific software routines as

applied to this project. Discrepancies in programming approaches shall be resolved to

provide Owner with the most appropriate, simple, and straightforward approach to

software routines.

0.20 TRAINING (ENHANCED COMMISSIONING)

G. The Contractor with the assistance of the equipment vendors shall prepare and submit a

training plan for approval by the CxA as part of the submittal process. Contractor shallrecord the attendance of the owners staff.

H. The training plan shall include for each training session:

50. Dates, start and finish times, and locations.


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51. Outline of the information to be presented.

52. Names and qualifications of presenters.

53. List of texts and other materials required to support training.

54. Copies of the O&M manual for the system to be presented.

A. The contractor shall obtain assistance from appropriate subcontractors and vendors to

provide training for the delegated Owner operations staff as specified for commissioned

systems. Record the name of those teaching the class, location, subject and owners

staff attending. Submit to the CxA.

B. Provide equipment vendors shall train owner on the specifics of each system andphilosophy, troubleshooting, maintenance recommendations and repair techniques as

specified in the relevant sections of this specification.

C. Installation subcontractors shall provide training to owner on peculiarities specific to

this project and job-specific experience as specified in the relevant sections of thisspecification.

0.21 SYSTEMS MANUAL (ENHANCED COMMISSIONING)

D. The Contractor shall provide to the CxA one electronic copy of the following for the

commissioned equipment only:

55. Mechanical and Electrical Lighting system narrative

56. Control systems sequence of operation narrative

57. All warranty documentation

58. Startup and maintenance procedures,

59. Operations and maintenance procedures,

60. Training plan,

61. Inspection reports and test reports.

0.22 WARRANTY PERIOD (ENHANCED COMMISSIONING)

A. If required ensure that Subs execute seasonal or deferred functional performance

testing, witnessed by the CA, according to the specifications prior to the 10 th month ofoccupancy.

B. Ensure that Subs correct deficiencies and make necessary adjustments to O&M

manuals, systems manual documents and as-built drawings for applicable issues

identified in any seasonal testing.


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ISSUES and RESOLUTIONS LOG

PROJECT:SJSU STUDENT UNION UPDATE:

Issue # Date System or Contractor Description of Issue Description of Resolution Resolution Date

COMMISIONING GENERAL REQUIREMENTS01 91 13-25


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PRE FUNCTIONAL SUBSTANTIAL COMPLETION - ACCEPTANCE CRITERIAMECHANICAL SYSTEM (SAMPLE)

PROJECT: SJSU STUDENT UNION

ACCEPTANCE CRITERIA COMMENTS DATE

All mechanical equipment is set and installed in

accordance with the contract documents

All required seismic bracing and attachments are

complete

All hydronic piping is complete at unit

All plumbing piping and fixtures are completeAll ductwork and accessories are complete

All ductwork insulation is complete

All flushing and chemical treatment are completeand

accepted

All life safety and operational safeties have been

installed, tested and accepted

All power connections are complete and tested

All TAB is complete and issues are resolved

All Commissioning Prefunctional Testingchecklists

have been completed and signed off

All Commissioning Functional PerformanceTesting

Procedures have been completed and signed offAll related items on the Issues & Resolution Logare

resolved

All Engineers progress punchlist items arecomplete

The Engineers final punchlist is developed

O&M manuals are complete and accepted

System demonstration is scheduled

Specific operational training is scheduled

System is substantially complete YES _______ NO________

Rescheduled date of substantial completion (due tonon-acceptance explained below)

Date:

REASONS FOR NON-ACCEPTANCE:

GENERAL CONTRACTOR REPRESENTATIVE DATE:

MECHANICAL CONTRACTOR REPRESENTATIVE DATE:

CONTROL CONTRACTOR REPRESENTATIVE DATE:

OWNERS REPRESENTATIVE DATE:

FACILITY REPRESENTATIVE DATE:

DESIGN TEAM REPRESENTATIVE DATE:

COMMISSIONING AUTHORITY DATE:


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PRE-FUNCTIONAL TESTING CHECKLIST AIR HANDLING SYSTEM (SAMPLE)CONSTANT VOLUME WITH HYDRONIC COOLING

PROJECT: SJSU STUDENT UNION EQUIPMENT TAG: XXxx

ITEM COMMENT SIGN OFF DATE

PRE-STARTUP INSPECTION

DUCTWORK

Plenums free from dirt and debris

Louvers and motorized dampers installed

Manual dampers adjusted and locked

Automatic dampers openAll duct fire or fire/smoke dampers open and

accessible

All duct system complete, clean and tested

Access doors closed

Permanent filters installed and clean

Terminal units open or under control

Registers and diffusers set

Provisions made for TAB measurements

Installed per plans and specs

PIPING

Condensate drain piping and pan complete

and clear

Cooling coil fins clean and in good condition

All coil piping connections complete and

correctAll piping insulation complete

All piping flushed, tested and filled

All coil valves installed correctly and wired

All coil hand valves open for testing

P&T taps installed

ELECTRICAL

Electrical connections complete

Disconnect switch installed and on

Overload heaters in place and correctly sized

Variable frequency drives started-up (if

applicable)

CONTROLS

Freeze, smoke and miscellaneous safety

circuits tested and operational

Automatic dampers operationalControl valves operational

Zone sensors properly located and coordinated

Supply sensor properly located and wired

Control panels wired, energized and

programmed

Air filter differential sensor located and wired

ARCHITECTURAL

Windows installed and closed

Doors installed and closed as required

Ceiling plenums installed and sealed

Walls and roof complete

Air shaft openings as required

START-UP INSPECTION

Start-up by manufacturer representative

Mechanical, electrical, and controlscontractors present

Fan rotation correct (bumped)

Belt guard in place

Correct number of belts and belt tension

Bearings and motor lubricated

Electrical interlocks verified

Motor amps Rated: Actual:

Motor volts Rated: Actual:

Local air leakage acceptable

Vibration and noise level acceptable


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PRE-FUNCTIONAL TESTING CHECKLIST AIR HANDLING SYSTEM (SAMPLE)CONSTANT VOLUME WITH HYDRONIC COOLING

PROJECT: SJSU STUDENT UNION EQUIPMENT TAG: XXxx

ITEM COMMENT SIGN OFF DATE

COMMENTS:

MC PM ACCEPTANCE: DATE:

GC PM ACCEPTANCE: DATE:

ME PM ACCEPTANCE: DATE:


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MECHANICALFUNCTIONAL TESTING PROCEDURE (Sample)

System: Chiller - Primary Chilled Water

Test No.: 114c

Title: Staging of Multiple Chillers - Automatic Control (4 or more chillers w/ pump sets)

Equipment Tag:

Testing Accepted: CxA: Date:

Contractor: Date:

Owner: Date:

Comment: Perform this test with at least one chiller already on. Loading of the chillers can be accomplished by openingHW valves at AHUs in the spaces (best method for observing a natural staging)), opening up the isolationvalves on the flat plate HX to false load the chiller (next best but does not cause a flow change). During the

staging tests, most likely there will be some chiller failures and if not, this is an opportune time to cause oneand simultaneously observe chiller failure sequencing. Review the chiller failure test #118a.

Sequence: Chiller Staging Control:1. The number of chillers and MODE of operation requested by the software shall be displayed on the

chiller graphic. These parameters shall be able to be manually adjusted by the operator toautomatically stage on or off chillers.

2. Stage Chiller On: When the Primary Chilled Water Return temperature rises 160F above the chilledwater supply setpoint for 5 continuous minutes and the previously staged on chillers have beenenabled for 20 minutes:a. The next in line LAG cooling tower isolation valves shall open.

b. Upon sensing that the cooling tower isolation valves are open, the next in line LAG chilledwater and condenser water pumps shall energize.

c. At the same time the pump energize command is given, the next in line LAG chiller chilled

water and condenser water motorized isolation valves shall open.d. Upon sensing that all chiller isolation valves are open the pumps are proven on, the next in line

LAG chiller shall be enabled.

Pass Fail Event# Description of Testing Event Expected Results

1 Initial Testing: With at least one chiller on,initiate a chiller staging response bymanipulating staging temperature and

timing setpoints.

This is primarily to confirm timing issues of devicesrelated to the chiller staging. This is best accomplishedone chiller at a time.

1a Observe the cooling tower isolation valveoperation.

The cooling tower valve on the next in line coolingtower opens and the open status is proven.

1b Observe Chilled water pump and chilledwater isolation valve operation.

The chilled water valve and chilled water pump will becommanded to open/start simultaneously. This isintended to prevent an evaporator flow switch trip.Some adjustment of the valve vs. pump timing may berequired. (i.e. the valve may need to be commanded a

few seconds before the pump).1c Observe condenser water pump andcondenser water isolation valve operation.

The condenser water valve and condenser water pumpwill be commanded to open/start simultaneously. Thisis intended to prevent a condenser flow switch trip.Some adjustment of the valve vs. pump timing may berequired. (i.e. the valve may need to be commanded a

few seconds before the pump).

1d Observe the enable of a chiller. The next in line chiller will show a remote start at thechiller LCP.

1e Observe the cooling tower fan operation. After the chiller stage is fully proven, the coolingtower control loops for the newly stage tower will beenabled.

1f Observe the rotation sequencing. Thistesting is specifically identified in test 115

1g Repeat steps 1 through 1f for eachchiller...one at a time for the initial testing

2 For final testing, load the chiller system ina more real life manner such as creatinga cooling load at the AHUs via the HWcoils.

The more air handling systems that are on-line duringthis test, the better the test will perform. Be cautious inthat some swings in space temperatures may occurdepending on how well the AHU controls respond.

2a STAGE ON: Stage up from 1 chiller to 2. Chiller will stage on naturally when the primarychilled water return temperature exceeds the chilledwater supply setpoint by 16 degrees (or as set).

2b STAGE OFF: Stage a chiller back off.

Observe rotation.

Chiller will stage off naturally when the primary

chilled water return temperature is within 9 degrees ofthe chilled water supply setpoint.

2c STAGE ON: Stage from 1 chiller to Stage


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MECHANICALFUNCTIONAL TESTING PROCEDURE (Sample)

System: Chiller - Primary Chilled Water

Test No.: 114c

Title: Staging of Multiple Chillers - Automatic Control (4 or more chillers w/ pump sets)

Equipment Tag:

from 2 chillers to 3

2d STAGE OFF: Stage from 3 chillers to 2.Stage from 2 chillers to 1.

2e Repeat steps 2c and 2d for all chillers asthey rotate.

Failed Event Comment: