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Commissioning Guide Transportation and Works Building Design and Construction D

Commissioning Guide Transportation and Works Building Design and Construction Division December 13, 2013 Department of Transportation and Works Building Design and Construction Division COMMISSIONING GUIDE i TABLE OF CONTENTS 1. COMMISSIONING 12 STEP PROCESS ..................................................................................... 1 2. PURPOSE OF THE GUIDE ......................................................................................................... 2 3. INTENT OF COMMISSIONING .................................................................................................. 2 4. DEFINITION OF COMMISSIONING ........................................................................................... 2 5. REFERENCE CODES AND STANDARDS ................................................................................... 2 6. COMMISSIONING PROCESS OVERVIEW ................................................................................. 2 7. COMMISSIONING TEAM ........................................................................................................... 3 8. ABBREVIATIONS ....................................................................................................................... 3 9. DEFINITIONS ............................................................................................................................. 3 10. STEP 1 – ASSIGN COMMISSIONING AUTHORITY ................................................................... 6 11. STEP 2 – OWNER PROJECT REQUIREMENTS AND BASIS OF DESIGN ................................. 7 11.1 OWNER’S PROJECT REQUIREMENTS ........................................................................................................... 7 11.2 BASIS OF DESIGN .......................................................................................................................................... 8 12. STEP 3 – OPR AND BOD REVIEW .......................................................................................... 10 13. STEP 4 – COMMISSIONING MANUAL ................................................................................... 11 14. STEP 5 – CXA DESIGN DOCUMENT REVIEW ........................................................................ 12 15. STEP 6 – CONSTRUCTION DOCUMENTS .............................................................................. 14 16. STEP 7 – CONTRACTOR SUBMITTAL REVIEW ...................................................................... 15 Department of Transportation and Works Building Design and Construction Division COMMISSIONING GUIDE ii 17. STEP 8 – CONSTRUCTION PHASE COMMISSIONING ACTIVITIES ........................................ 16 17.1 Commissioning Meetings ............................................................................................................................ 16 17.2 Installation Verification ............................................................................................................................... 17 17.3 Performance Verification ............................................................................................................................ 18 17.4 Commissioning Log ..................................................................................................................................... 18 17.5 Commissioning Activity Evaluation ............................................................................................................. 19 18. STEP 9 – SYSTEMS MANUAL ................................................................................................ 20 19. STEP 10 – TRAINING VERIFICATION ..................................................................................... 21 19.1 Common Training Topics ............................................................................................................................. 21 20. STEP 11 – SUMMARY COMMISSIONING REPORT ............................................................... 23 21. STEP 12 – 10 MONTH BUILDING REVIEW ........................................................................... 24 22. ROLES AND RESPONSIBILITIES ............................................................................................ 25 22.1 Commissioning Authority Roles and Responsibilities ............................................................................... 25 22.2 Design Manager Roles and Responsibilities ............................................................................................. 25 22.3 Owner / Building Manager Roles and Responsibilities ............................................................................. 26 22.4 Construction Manager Roles and Responsibilities .................................................................................... 26 22.5 General Contractor Roles and Responsibilities ......................................................................................... 27 22.6 Project Coordinator Roles and Responsibilities ........................................................................................ 28 22.7 Technical Services Inspector Roles and Responsibilities ......................................................................... 28 22.8 Design Consultant Roles and Responsibilities .......................................................................................... 28 23. COMMUNICATIONS PLAN / DELIVERABLES ......................................................................... 30 24. COMMISSIONING REPORTING STRUCTURE ......................................................................... 33 25. TYPICAL SCHEDULE OF COMMISSIONING ACTIVITIES ......................................................... 34 Department of Transportation and Works Building Design and Construction Division COMMISSIONING GUIDE iii 26. MAINTENANCE PROGRAM ..................................................................................................... 34 APPENDIX A - OWNER’S PROJECT REQUIREMENTS TABLE OF CONTENTS .................................... 35 APPENDIX B - ROOM DATA SHEET TEMPLATE ................................................................................. 38 APPENDIX C - BASIS OF DESIGN TABLE OF CONTENTS................................................................... 41 APPENDIX D - COMMISSIONING MANUAL TEMPLATE ..................................................................... 49 APPENDIX E – SAMPLE CHECKLISTS ............................................................................................... 57 APPENDIX F - SYSTEMS MANUAL TEMPLATE ................................................................................... 60 APPENDIX G - COMMISSIONING REPORT TEMPLATE ...................................................................... 61 APPENDIX H - 10 MONTH REVIEW SURVEY AND PLAN ................................................................... 63 APPENDIX I - MEETING AGENDA AND MINUTES .............................................................................. 66 APPENDIX J - SAMPLE SCHEDULE .................................................................................................... 71 APPENDIX K - COMMISSIONING ISSUES LOG .................................................................................. 73 Department of Transportation and Works Building Design and Construction Division COMMISSIONING GUIDE 1 1. Commissioning 12 Step Process Department of Transportation and Works Building Design and Construction Division COMMISSIONING GUIDE 2 2. Purpose of the Guide Transportation and Works, Building Design and Construction Division has developed and implemented a Commissioning Process which is intended to be used on all building projects. This Guide will detail the process and provide clarification to all users as to their roles and responsibilities. The process is to be used consistently on projects province wide, providing a measure that the Owner has received a final product that meets or exceeds their expectations. 3. Intent of Commissioning To verify that the project’s systems and components are installed, calibrated and perform according to the Owner’s Project Requirements (OPRs), Basis of Design (BOD) and construction documents. 4. Definition of Commissioning An intensive quality assurance process, that begins at the beginning of the project and continues through to the first year of occupancy. 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. 5. Reference Codes and Standards 1. ASHRAE GUIDELINE 0-2005 - The Commissioning Process 2. LEED ® Canada for New Construction and Major Renovations 2009 3. Canada Standards Association Z320-11 Building Commissioning 4. Natural Resources Canada – 1st Edition Commissioning Guide for New Buildings 6. Commissioning Process Overview The concept design phase is critical for the success of the whole commissioning process as it defines the “Owner’s Project Requirements” that will guide the design, construction and operation of the facility. In the design phase, the project evolves from the concept to plan, drawings and specifications. The commissioning activities ensure that as the building becomes reality, its systems and operations reflect the OPR. During the construction phase, numerous aspects of the project are monitored and implemented to ensure the building systems and equipment are installed and tested according to the OPRs. The initial occupancy and operations phase is essential to close successfully the Commissioning process and to ensure that the expected benefits will persist beyond the typical on-year warranty period. Department of Transportation and Works Building Design and Construction Division COMMISSIONING GUIDE 3 7. Commissioning Team The commissioning team shall be comprised of: 1. Commissioning Authority (CxA) 2. Design Manager (DM) 3. Construction Manager (CM) 4. Design Consultant (DC) 5. General Contractor (GC) 6. Project Coordinator (PC) 7. Technical Services Inspector (TSI) 8. Sub-Contractors 9. Building Manager (BM) 10. Owner 8. Abbreviations BM – Building Manager BOD – Basis of Design CDR – Concept Design Report CM – Construction Manager CxA – Commissioning Authority DC – Design Consultant DDR – Design Development Report DM – Design Manager GC – General Contractor IFC – Issued for Construction IFT – Issued for Tender LEED – Leadership Energy Environmental Design PC – Project Coordinator TSI – Technical Services Inspector OPR – Owner Project Requirements PMDA – Project Management Design and Administration Manual 9. Definitions Basis of Design – documentation of the primary thought processes and assumptions behind design decision that were made to meet the Owner’s Project Requirements. The Basis of Design describes the systems, components, conditions, and methods chosen to meet the OPR. Commissioning – a systematic verification, documentation, and training process applies to all activities during the design, construction, static verification, start-up and functional performance testing of equipment and systems in a facility to ensure that the facility operates in conformity Department of Transportation and Works Building Design and Construction Division COMMISSIONING GUIDE 4 with the Owner’s Project Requirements and the Basis of Design in accordance with the contract documents. Commissioning Authority – and individual identified by an owner to lead the commissioning team in the implementation of the commissioning process. Commissioning Checklists – the forms used to document the inspections, test, etc., performed during the commissioning process Commissioning Manual – manual that documents the commissioning process and contains all relevant information required to re-commission the facility. Consultant – individual who provides specialized resources and skills Contract Documents – the documents that form the basis of a contract between and owner and primary contractor. These include specifications, drawings, tender forms, change orders, addenda and site instructions. Contractor – and individual or company that enterers into a contract with an owner to undertake a project Control System – a local system that controls the operation or a stand-alone mechanical system or mechanical equipment. A control system comprises controlled devices, controlling devises, control wiring, power supply and a control air system.+ Construction Manager – the individual responsible for coordinating the construction of the project. Deferred Testing – the postponement of functional performance testing of equipment or systems due to the absence of required conditions (e.g. seasonal heating/cooling). Designer – any special consultant who is involved in the planning and design process. Design Manager – the individual responsible for coordinating the design of the project. Design Intent – the performance that a design is intended to achieve in order to meet the OPR and BOD. This master plan for the system is sometimes referred to as the “design concept”. Inspection – a service provided as part of the normal scope of a designer’s work. Installation verification – inspections and checks completed prior to performance testing, ensuring that the facility is ready for performance testing. Department of Transportation and Works Building Design and Construction Division COMMISSIONING GUIDE 5 Issues Log – A formal and ongoing record of problems or concerns, and their resolution that have been raised by the CxA or any member of the commissioning team. There are usually three different issues logs created: design review, construction observation and Performance Verification. Maintenance and Data Manual – detailed document that provides the operating and maintenance requirements and associated data for the safe and efficient operation of specific pieces of equipment and systems Owner – the entity that represents the interests of the facility Owner’s Project Requirements (OPR) – a dynamic document that provides the explanation of the ideas, concepts, and criteria that are considered to be very important to the owner. The OPR should cite specific measurable goals for the owner’s objective to the greatest extent possible. Performance Testing – a full range of uploads/Ingenierie_Lourd/ commissioning-guide.pdf