usgbc sc chapter-sustainsc 2013_building commissioning - sustainability verification_steve krupka,...

USGBC South Carolina ChapterAnnual Conference

SustainSC 2013Myrtle Beach, SC April 26th, 2013

Building CommissioningSustainability Verification

LEED Specific (LS) (BD+C, ID+C, O+M, Homes)GBCI CE

AIA CEU (HSW+SD)

Steve Krupka, CxA, CPD, LEED-AP

CxA Commissioning Authoritywww.CxA-CxA.com

Speaker

Steve Krupka, CxA, CPD, LEED APCxA Commissioning Authority

www.CxA-CxA.com

Steve is a Principal with CxA Commissioning Authority.He provides building commissioning and sustainability services.

He has an Architectural and Construction Management education, with 31 years experience in the AEC industry primarily employed with top 50 AE and EC firms. His experience includes

Architectural and Engineering Design, Design-Build Project Management, Construction Quality Control Management, Inspection, Engineering Technical Direction, Facility Assessment, and

Building Commissioning.

His project experience includes most all markets and complexities from Residential to Data

Centers, Hospitals, Aquatic Museums, and Manufacturing. His vast and diversified experience provides insight from the perspective of the Designer, Contractor, Inspector, Commissioning

Agent, and Owner’s Representative.

US Green Building Council (USGBC) Approved Course as“LEED Specific” for the following LEED Accreditation SpecialtiesLEED BD+C LEED ID+C LEED O+M LEED Homes

LEED Specific (LS): 1

Green Building Certification Institute (GBCI) Approved Coursefor the following Continuing Education Credits (CEU)

GBCI Continuing Education (GBC CE): 1

American Institute of Architects Approved Coursefor the following Continuing Education Units (CEU)

AIA Continuing Education Units - HSW+SD (AIA CEU): 1

Building Commissioning is proven systematic process that provides documented confirmation, measurement, and verification that the building systems are of design, quality, construction and function in compliance

with the Owner identified operational and sustainability needs. This seminar provides an ‘overview’ of Building Commissioning including Why, When, the Benefits, Costs, LEED “Commissioning related” Credits, LEED Commissioning specific Credits (Fundamental and Enhanced Commissioning), and Measurement &

Verification. This is the process for ‘Sustainability Verification’ of your LEED projects.


LEED Project ExperienceParticipation in 20 Plus LEED Certified projects, including Silver, Gold and Platinum.

Bank America Center – South LaSalle St, Chicago (1.2M sq ft) - EB 2.0 Silver1775 Pennsylvania Ave, Washington DC – CS 2.0 Silver

Bank America Corp, One Main Place, Dallas TX (32 floors and infrastructure Reno) – CI 2.0 SilverBank America Corp Center, North Tyron St, Charlotte NC (1.1M sq ft) – EB 2008 Silver

Center for the Intrepid, Brooke Army Medical Center, Ft Sam Houston, San Antonio TX - (65k sq ft, $50M) First-Of-Kind Rehabilitation Center for Returning Wounded Soldiers from Iraq/Afghanistan

GSA Headquarters 1800 F Street, Washington DC (900k sq ft) – EB & NC GoldHoward Hughes Headquarters Expansion, Bethesda MD - NC & EB

Thames Street Wharf, Morgan Stanley Corp, Baltimore MD – CS & CIUS Department of Agriculture Headquarters Modernization 4A, Washington DC – EB & CI Silver

UBS Bluestone Data Center, CT – NCBank of America Corp, 730 15th Street NW, Replacement Fire Alarm Systems – EB

Goldman Sachs, Data Center, Carter NJ – NCArthur W. Christopher Community Center, Charleston SC – NC Gold

Virtua Voorhees Acute Care Center, Voorhees NJ – NC & CIWalter Reed Naval Military Medical Center, Reno – EB

Walter Reed Naval Military Medical Center, Wounded Soldiers B17 & 31 – NCWalter Reed Naval Military Medical Center, Main Operating Rooms (14) - EB

and others . . .

SpeakerSteve Krupka, CxA, CPD, LEED AP

CxA Commissioning Authority

Duke Energy Center (Wachovia/Wells Fargo), Charlotte NC CS 2.0 Platinum

(first & tallest Office Tower, 1.5M sq ft, $1 Billion+. Also first to “require” all tenants pursue LEED CI)

Includes a 48 story office tower, plus a 9 story podium building to house up to 2500 traders(4-stories), central mechanical plant (2-stories) and 24,000 SF Tier IV Data Center (two stories plus).Total fit-out area more than 825,000 SF. Future occupancy of 4,500 employees.

Annual Savings: 5M kWh, 30M Gallons of Water, and 46% Reduction in Domestic via RR

Mechanical Overview 5300 ton chiller plant (2N)

40,000 gallon chilled water storage Two 15,000 gallon fuel oil storage & one 10,000 gallon receiving tank provides 48 hour back up

Full compartmentalization of chiller plant, including HVAC equipment and piping, fuel storage, fully redundant critical systems BMS and fuel oil risers

CFD analysis Underfloor air distribution for trading floors

Electrical OverviewDual Duke Power 25KV utility services feeds (2N)

Main 12.47KV distribution to multiple double-ended substations Seven 2.25 MW-12.47 KVA generators to support data center and trading Dual generator paralleling switch gear (A&B) in separate compartments

Twelve 750 KVA UPS modules configured as four separate parallel redundant systems (2N) Electrical Power Monitoring System

Fire Protection OverviewPre-Action system for Data Center, Demarc Rooms and Electrical equipment rooms

FM-200 systems for data center and demarc rooms Air Sampling Smoke Detection (ASSD) in Data Center

Plumbing OverviewWaterless Urinals

Rainwater Harvesting 340,000 gallon cooling tower make-up water storage provides 48-hour back up

80,000 gallon domestic water storage provides 48-hour back

Building Commissioning is proven systematic “process” that provides documented confirmation, measurement, and

verification that the building systems are of design, quality, construction and function in compliance with the Owner identified operational and sustainability needs (OPR).

The “Process” is performed under a formal detailed Cx Plan. The Plan is a LIVE document maintained throughout

the “Process” and the final deliverable product is a completed binder(s) or eDoc containing all the

Commissioning Documents. Communication and organization of the Team and Process are a major

contributing factor toward successful Commissioning.This seminar provides an ‘overview’ of Building Commissioning including Why, When, the Benefits, Costs,

LEED “Commissioning Related” Credits, LEED Commissioning specific Credits (Fundamental and Enhanced Commissioning), and Measurement & Verification. This is the process for ‘Sustainability

Verification’ of Systems & their Performance.

What is Commissioning ?

ASHRAE Guideline 0: “A quality focused process for enhancing the delivery of a project. The process focuses upon verifying and documenting that the facility and all of its systems and assemblies are planned, designed, installed, tested, operated, and maintained to meet the Owner's Project Requirements.”

BCxA: “A quality focused process for enhancing the delivery of a project. The process focuses upon verifying and documenting that the facility and all of its systems and assemblies are planned, designed, installed, tested, operated, and maintained to meet the Owner's Project Requirements.”

A planned and integrated systematicprocess to ensure, throughdocumented verification, that allBuilding Systems perform interactively according to theOwner's Project Requirements.

What is Commissioning ?

NIBS: the systematicprocess of ensuring thatperformance of thefacility and its systemsmeet the functional andoperational needs of theowner and occupants.

ISPE: well planned,documented, & managedeng'ing approach to start-up& turnover of facilities,systems, & equip. to End-User that results in a safe &functional env. that meetsestab'ed design req's &stakeholder expectations.

USDOE: a systematicprocess of ensuring thatall building systemsperform interactivelyaccording to the designintent and the owner’soperational needs.

COMMISSIONINGDEFINITIONS

ASHRAE: a quality-oriented process forachieving, verifying, anddocumenting that theperformance of facilitysystems and assembliesmeet defined objectivesand criteria.

EAp1 (required) - Fundamental Commissioning

EAc3 (up to 2 points) - Enhanced Commissioning

EApc65 (1 point) – Monitoring Based Commissioning

LEED Primary Subject Area

Energy & Atmosphere (EA)

In addition to the following performed by the Commissioning Agent, the Commissioning Agent also provides review and verification of many other Credits (i.e. lighting control, day-lighting, building controls, IAQ, water conservation, etc.). The following are specifically the primary responsibility of the Commissioning Agent.

NC CI CS HealthcareCommissioning:

EAp1 – Required – Fundamental Commissioning of Building Energy SystemsEAc3 – Up to 2 Points – Enhanced Commissioning

EApc65 – 1 Point – Monitoring Based Commissioning

Verification:EAc5 – Up to 3 Points – Measurement and Verification

EQp2 – Required – Environmental Tobacco Smoke (ETS) Control (smoking rooms)EQc7.2 – 1 Point – Thermal Comfort – Verification

EBCommissioning:

EAp1 – Required – Energy Efficiency Best Management Practices – Planning, Documentation and Opportunity AssessmentEAc2.1 – Up to 2 Points – Existing Building Commissioning – Investigation and Analysis

EAc2.2 – Up to 2 Points – Existing Building Commissioning – ImplementationEAc2.3 – Up to 2 Points – Existing Building Commissioning – Ongoing Commissioning

Verification

EAc2 – Up to 5 Points – Measurement and VerificationEQp2 – Required – Environmental Tobacco Smoke (ETS) Control (smoking rooms)

EQc7.2 – 1 Point – Thermal Comfort – Ventilation

Schools-NCCommissioning:




EQc7.2 – 1 Point – Thermal Comfort – Verification

Commissioning Related LEED Credits per Rating System: BD+C, ID+C, O&M, Healthcare

Schools-EB v4 DraftCommissioning:

EAp1 – Required – Energy Efficiency Best Management Practices (Planning, Documentation and Opportunity Assessment)

EAc2.1 – 2 Points – Existing Building Commissioning – (Investigation and) AnalysisEAc2.2 – 2 Points – Existing Building Commissioning – Implementation

EAc2.3 – 3 Points – Existing Building Commissioning – Ongoing Commissioning

VerificationEQp2 – Required – Environmental Tobacco Smoke (ETS) Control (smoking rooms)

EQc3 – 1 Point – Thermal Comfort – Ventilation

Retail-NCCommissioning




EQp2 – Required – Environmental Tobacco Smoke (ETS) Control (smoking rooms)EQc7.2 – 1 Point – Thermal Comfort – Employee Verification

HealthcareCommissioning:



Verification:WEc2 – Up to 2 Points – Water Use Reduction – Measurement and Verification

EAc5 – Up to 2 Points – Measurement and VerificationEQc7 – 1 Point – Thermal Comfort – Design and Verification

When to Implement Commissioning ?Commissioning is most successful when

implemented in the Planning Phase. Include the CxA (Owner’s Facility Maintenance and Design

Engineers) in development of the Owner’s Project Requirements (OPR). This facilitates a complete

and proper OPR.

The CxA should also review the Design Engineer’s Scope of Work for appropriate inclusion of

commissioning process related scope for the Design, Construction, and Warranty Phases.

It is never too late to implement commissioning, but the continuity and conformity amongst the Team is subject to

clear scope and responsibilities for the entire Team.

Value of Commissioning•Reduce energy and water waste.•Reduce CO2 and improve IAQ.•Adds Value to the building by optimizing comfort, performance, and operation.•Promotes Healthy working environment that promotes productivity.•Reduces operating costs.•Improves employee/occupant comfort.•Reduces operation and comfort complaints of occupants.•Increased Rents•Tenant Retention•Increase market value of the building.•Improves Operating Life of equipment.•Capital Cost Avoidance•Facility Maintainability.•Reliability of the Facility.•Reliability of the Facility O&M Personnel Training and Documentation.•Overall Quality of the Completed Initiative.

Verifies the required, specified, submitted, contracted, and stated performance of the building and systems.

Benefits of CommissioningIn the 70’s and 80’s you had years to design and construct a project. The objective was to not have any Addendums or Change Orders.

Due to the fast-tracking of design and construction, the high complexity of building systems, inter-operabilities, controls and energy management, Addendums have been commonplace (unfortunately). Each Subcontractor is responsible and test his own part of the work. Who’s verifying they have, and verifying the systems as a whole and the integration of the systems. Well, that would be the Commissioning Agent.

The Commissioning Process intends to provide a Catch-All for “issues” during the Design, Submittal, and Construction Phases, before the they are constructed or become BIG ISSUES.

Benefits of CommissioningImaging the indirect savings due to reduction in Warranty Call-Backs, Complaint time, Occupant Time, etc.

The energy savings we can identify with all the systems working properly, operating schedule operating properly, and similar.

Lawrence Berkley Laboratories performed a study of 20,000 (approx) buildings built since 1975 comparing buildings that Were Commissioning against those that Were Not.

This study identified the Non-Energy Benefit cost savings due to lost time for calls and call backs came to an average of about 17 cents/SqFt/Year.

It also identified that a building that is NOT Commissioned will cost about 8-20% more in energy cost to operate.

Benefits of Commissioning•Design Reviews: Savings are realized by reducing Change Orders by review for compliance with OPR, BOD, completeness of Scope, constructability, serviceability and communication of trade documents.

•Bid Reviews (NOT LEED Req’d): Appropriate “Inclusion” of Commissioning Process.

•Submittal Reviews: Another set of eyes for review of compliance with OPR, BOD, and systems inter-relationships.

•Construction Installation Observation: Another set of eyes while the systems are accessible for observation.

•Performance Verification: Functional Performance and Operations, fine-tuning, debugging, conflicts, faulty devices/equipment, Control Programming and Interfacing. Verification for operation, energy, comfort, and operational costs.

Benefits of Commissioning•TAB Verification (NOT LEED Req’d): (Test, Adjust, and Balance)Field Verification (spot checks, % samplings, full-verification) verifies operation settings for systems, and those receiving work, repairs, adjustment, or modification subsequent to Functional Testing.

•Warranty Review: The identified “Issues”, newly realized “issues” of occupied operations, and modifications can be addressed, resolved, and fixes implemented prior to expiration of Warranties.

•O&M Manual (Systems Manual) Review: for completeness of content.

•Systems Operations & Maintenance Manual (SOMM) (NOT LEED Req’d): Detailed O&M that typically includes parts systems, parts lists, spares lists, complete performance, service, and maintenance instruction for the systems “As Installed and Configured” (not per piece of equipment/device), every operating sequence, mode, failure, recovery, and restart method and expected result, service and warranty contact info, and more…

Selecting a Commissioning AgentSelecting a CxA it is important to select a CxA with Technical expertise in “Commissioning” who also has technical experience in design.

The CxA develops Design and Installation CheckLists, and the Functional Performance Test Procedures utilized to verify compliance with the OPR, BOD, and Construction Documents. The thorough and detailed continuous review, data collection, and coordination effort led by the CxA provides insight of the all-inclusive performance and operation of the systems provided by no single other Team member or Trade.

The CxA’s scope and effort is concentrated on the performance, quality, and maintainability of the systems from start-to-finish.

An “Independent Third-Party Commissioning Agent” under direct contract to the Owner is the preferred contractual arrangement. This brings objectivity and practical experience to the project to provide a consistent level of assurance that the Owner’s best interests will be served.

Selecting a Commissioning AgentAlthough Contractors may have the knowledge and capability to test the equipment they install, they may not be skilled at testing or diagnosing integration problems. It is difficult for Contractors to objectively test and assess their own work, especially since repairing deficiencies found through commissioning may increase their costs.

Although Design Engineer’s may have the knowledge to perform as the Commissioning Agent, they may have difficulty in performing proper testing, as most are not exclusively dedicated to Commissioning.

The CxA needn't be a design engineer, GC, MEP, Controls, or TAB contractor. The CxA should be experienced in design, inspection, testing, and experience in leading and performing the Commissioning process and it’s responsibilities (learned experience).

LEED Fundamental Commissioning permits the CxA to be a member of the Design Firm, Contractor Firm, or Owner.

LEED Enhanced Commissioning requires an “Independent Third-Party Commissioning Agent” not employed by, or subsidiary to, the Design Team Firm(s) or Contractor(s).

Selecting a Commissioning AgentThe Commissioning Agents verifies whether or not the Contractor’s documentation and systems met the Specification requirements.

The Commissioning Agent identifies any perceived deficiency, or necessary Design improvement or change.

The Commissioning Agent produces verification tests and reports that directs the actions of Contractors for testing purposes only by reference to the Design Engineer’s design documents.

The verification tests are repeated from the content of the Design Documents and Approved Submittals, developed in the format of a Test Procedure to demonstrate the required performance and produce the expected result.

Commissioning reports may recommend corrective actions to be implemented by the Contractor or the Design.

Benefits of Commissioning

While developing the Checks and Test is when most problems, issues, and discrepancies are found.

Secondly is when they are tested, and we find many holes that were incomplete, not verified, not connected, not programmed, etc. by the Contractors as there are many hands bringing the building together. These are to be expected to an extent, but often the CxA is brought in to Test Phases to obtain partial occupancy while contractors are still piecing the puzzle and yet to thoroughly complete their own testing (which should be specified clearly). This is typical due to delivery schedules, lease schedules, and substantial completions.

The Value that the CxA brings to the table is tremendous!The CxA is facilitating the team and managing the Cx Process to help the construction process to go as smoothly as possible.

Behind the Scenes50% of the Cx Agent’s effort is performed behind the scenes reviewing, verifying, documenting, collecting data and detail, building and re-verifying the CheckLists and Test Procedures with every change order and submittal, updating and maintaining the Cx Plan, building the Final Cx Report and Systems Manuals, and coordinating with the Team.

The consolidated product delivered by the CxA at the project completion reveals only the final data.

Commissioning Agents utilizing Cloud or Web based systems, or documents accessible via the Web are the current trend to keep document management, data, status, and issues accessible to the Team.

Cooperation with the SubContractors (MEP, Controls, TAB) and Vendors and a thorough and complete Scope of Work for Contractors inclusive of Commissioning efforts and responsibilities is of utmost importance.

When to Implement Commissioning ?

Commissioning is most successful when implemented in the Planning Phase. Include the CxA (Owner’s Facility Maintenance and Design

Engineers) in development of the Owner’s Project Requirements (OPR). This facilitates a complete

and proper OPR.

The CxA should also review the Design Engineer’s Scope of Work for appropriate inclusion of

commissioning process related scope for the Design, Construction, and Warranty Phases.

When to Implement Commissioning ?

It is important to involve the Commissioning Authority as early in the project as possible. This

allows the Authority opportunity to review the design intent (OPR) and BOD for the project, and

verify implementation. Additionally to begin scheduling Commissioning activities, and begin

writing specifications into Bid Documents for Contractors.

It is never too late to implement commissioning, but the continuity and conformity amongst the Team is subject to clear scope and

responsibilities.

LEED v3 2009

EAp1Fundamental Commissioning Develop and Maintain a Commissioning Plan

Functional Performance Testing of Equipment & Systems Commissioning Documentation

EAc3Enhanced Commissioning

CxA is required to be an Independent-Third Party Peer Review of Design and Submittals

Systems Operation Manual 8-10 Month Warranty/Occupancy Commissioning Review

FUNDAMENTAL Cx

Sustainability Verification

Engage a Commissioning Team that does NOT include individuals Directly

responsible for Project Design or Construction Management.

(individuals employed by those firms is permitted).

FUNDAMENTAL Cx

Implement, or have a Contract in place to implement, the following

Fundamental best practice Commissioning Procedures.

FUNDAMENTAL Cx

Engage a Commissioning Teamthat does NOT include

individuals Directly responsible for Project Design or Construction

Management.

(individuals employed by those firms is permitted).

FUNDAMENTAL Cx

Review the Design Intent and the Basis of Design documentation.

The Owner’s Project Requirements (OPR)

Design Engineer’s – Basis of Design (BOD)

FUNDAMENTAL Cx

Incorporate Commissioning requirements into the

Construction Documents.

Commissioning Specification Section(s), Commissioning Specification Sections for

each Division, Commissioning specific requirements within appropriate Division

Sections. Additionally includes equipment performance schedules, controls, and

sequences of operations.

FUNDAMENTAL Cx

Develop and utilize aCommissioning Plan.

A live document identifying the Commissioning Process Detail,

Cx Team, communication, milestones, deliverables, commissioned equipment & systems, roles and responsibilities, checks

and tests to be performed, issues, and similar.

FUNDAMENTAL Cx

Verify installation, functional performance, training, and operation and maintenance

documentation.

Field installation observation verification,Perform functional performance testing,

Verify O&M (and Occupant) Training completed (as specified),

Verify Contractor provided O&M Manuals provided, organized, and complete (as

specified)

FUNDAMENTAL Cx

Complete a Commissioning Report.

Content of the Report is identified in the LEED Reference Guide.

FUNDAMENTAL Cx

Verify installation, functional performance, training, and operation and maintenance

documentation.

Field installation observation verification,Perform functional performance testing,

Verify O&M (and Occupant) Training completed (as specified),

Verify Contractor provided O&M Manuals provided, organized, and complete (as

specified)

ENHANCED Cx

In Addition to the Fundamental Commissioning prerequisite (EAp1),

Implement, or have a contract in place to implement, the following additional commissioning process activities.

ENHANCED Cx

Designate an individual as the Commissioning Authority, independent of the firms represented on the Design

and Construction Team, to lead the Commissioning Design Review activities prior to the end of Design Development.

May be Subcontractor to the A/E.May be Construction Manager Not holding Constructor

Contracts (not GC).Independent Consultant contracted to Owner.

Owner Employee or Staff.

ENHANCED Cx

Conduct a Review of the Project Energy related systems Contractor Submittals.

Review Energy related Submittals.

ENHANCED Cx

Develop a single Manual that contains the information required for Re-

Commissioning the Energy related systems.

Re-Commissioning Manual. Includes Test Scripts of the FPT’s, equipment and systems list, etc. Content

identified in the LEED Reference Guides.

ENHANCED Cx

Verify that the requirements for Training Operating Personnel and Occupants are Completed. Have a contract in place to Review operation with O&M Staff and

Occupants including a Plan for resolution of Outstanding Commissioning related

“issues” 8-10 months after Final Acceptance.

Verity Training Completed.8-10 Mo Operation Review with O&M and OccupantsPlan for Resolution of Outsanding Items and Issues.

Existing Building Cx

Re-Commissioning:Commissioning of previously commissioned facilities (or

systems)

Retro-Commissioning:Commissioning of facilities or systems that have not

previously been commissioned.

Continuous Commissioning:Monitoring (real-time), Trending, Data Logging of area, system, and equipment conditions, operations, status,

sensors, setpoints, resets, control, energy and water usage, and similar to identify issues and opportunities for

optimization of the systems.

Existing Building CxRe-Commissioning &Retro-Commissioning:

5 % to 10 % Excess Operating Expense Savingsfrom

Re-Commissioning or Retro-Commissioning

$15k/year in Incremental Operating Expenses5% Excess duct leakage for an average facility with 12 AHUs and 200k cfm.

$100,000 in Capital Savings, and $6,000/year Energy Savingsfor a 10% performance reduction on a 250-Ton AHU system,

at approximate $4,000/Ton installation cost,due to extended run times.

Utilities = 20% of total building operating cost.A 10% reduction on a 100,000sf building = approximately $20,000/yr

Measurement & Verification (M&V)

Is the field measurement and verification of installed operating facility and system

performance

in comparison to

the Design Engineer’s identified energy model and basis of design benchmarks.

(energy, water, CO2, IAQ, comfort, etc.)

$ Project Cost of Commissioning $

An Initial Budget Setting “Rule-of-Thumb” is

• 2 to 3 % of Mechanical Construction Cost PLUS• 1 to 2 % of Electrical Construction Cost

Varies based on:• Scale of the Project• Commissioning Scope (variables and extras)• Complexity of Systems• Quantity of Equipment and Systems to be Commissioned.

This rule includes Design, Construction, Commissioning and Owner Team participation and costs.


? ? ?QUESTIONS? ? ?