STATE COLLEGE SCHOOL DISTRICT HIGH SCHOOL …...1175 NORTH VINE STREET P.O. BOX 311 BERWICK, PA...

Submitted to:

Mr. Ed Poprik

Director of Physical Plant

State College Area School District

131 West Nittany Ave.

State College, PA 16801

Submitted by:

Air Balancing Engineers, Inc.

1175 North Vine Street

P.O. Box 311

Berwick, PA 18603

STATE COLLEGE SCHOOL DISTRICT

HIGH SCHOOL PROJECT

Proposal for Commissioning Services

January 9, 2015

Table of Contents

Proposal｜State College Area SD – High School Project Commissioning Prepared for｜

1. Firm Overview and Project Team

Cover Letter

Firm Description

Proposed Commissioning Authority (CxA)

Project Team

2. Building Commissioning Experience

3. Project Approach

4. References and Work Samples

Commissioning Plan

Functional Performance Test: Water Source Heat Pump

Functional Performance Test: Heat Pump Loop Control

Functional Performance Test: Variable Air Volume Air Handling Unit

5. Fee Proposal and Agreement

1175 NORTH VINE STREET

P.O. BOX 311

BERWICK, PA 18603

VOICE: 570.759.1625

January 9, 2015

Mr. Edward Poprik



131 West Nittany Ave.

State College, PA 16801

RE: Commissioning Services: State College Area School District – High School Project

Dear Mr. Poprik:

Our team (Air Balancing Engineers / Borton-Lawson) brings to the table the insight

and understanding of a full staff of actively-practicing commissioning specialists,

testing, adjusting and balancing technicians, architects and professional

engineers with the wealth of experience gained in the successful completion of

hundreds of balancing and commissioning assignments. Our personnel are

specialists in mechanical system design and optimization, electrical systems,

HVAC control systems, operations and maintenance, project management, retro

commissioning and training.

Air Balancing Engineers is well versed in LEED Fundamental and Enhanced

Commissioning requirements. In addition, our team has performed retro-

commissioning projects for existing buildings.

As you review this qualification package, please consider the Air Balancing

Engineers advantage and value:

• People – Our commissioning team contains former facilities directors,

licensed master electricians, professional engineers, former HVAC controls

subcontractors and licensed TAB technicians. This cohesive team brings

extensive knowledge of building design, construction, operation and

maintenance to the commissioning process. Our people use their skills to

apply sound inspection and judgment to the commissioned systems for

the benefit of the client.

• Experience – Our team has extensive experience in the operation and

troubleshooting of HVAC systems, energy management control systems

and lighting control systems. Our people have the “boots on the ground”

experience required for a good commissioning agent. We understand the

commissioning is less the creation of fancy checklists and more the

targeted application of defined skillsets to a new project.

• Stewards – Air Balancing Engineers is committed to the furthering of

commissioning in the industry by working with peer groups, societies, etc.

to explain and educate clients about commissioning. We have LEED AP,

membership in the USGBC and commissioning certifications through the

BCA and NEBB.

Thank you for providing us the opportunity to present this proposal. If you have

any questions regarding our materials or if you would like additional information

please contact me.

Sincerely,

Bart Rado, President

Air Balancing Engineers, Inc.

Firm Description


Our Team

We feel that the combination of a testing, adjusting and air balancing firm and an architectural /

engineering firm make for the best team of commissioning agents:

o Air Balancing Engineers – Working in the field setting up systems allows us to understand how the

newest technologies are functioning.

o Borton-Lawson – Being architects / engineers allows us to ensure the latest advances in building

envelope and MEP system design are being correctly commissioned.

o Together – Our common sense approach and positive team attitude with the design and

construction teams during the commissioning process assures the Owner a quality installation with

the building fully functional for its occupants on Day One.

As will be seen later in this proposal, Air Balancing Engineers and Borton-Lawson have been working hand-

in-hand together for the last 6+ years to provide quality commissioning services to clients just like the State

College Area School District.

Air Balancing Engineers

Air Balancing Engineers (ABE) was established in 1970 and is celebrating its 45th year providing continuous

service to their clients. ABE has provided testing and balancing services to varied clients throughout their

history and have been performing whole building commissioning services for 18+ years.

ABE is an independent, certified NEBB (National Environmental Balancing Bureau) balancing and

commissioning firm. Our specialization lies in the independent testing and balancing of air and hydronic

systems and whole building system commissioning. Our technicians are thoroughly trained in accordance

with NEBB's Procedural Standards for Testing, Adjusting and Balancing of Environmental Systems and

Commissioning Specialists have a strong reputation for responsible performance, experience and

expertise to provide continuous administration of building systems commissioning.

ABE has encountered almost all types of primary and secondary HVAC systems and equipment

imaginable, as well as a large variety of building automation systems, electrical lighting systems,

automated controls, commercial refrigeration systems and renewable energy systems.

Borton-Lawson (Teaming Partner)

Borton-Lawson (BL), founded in 1988, is a team of over 150+ design professionals comprised of engineers

(mechanical, structural, electrical, civil), architects, commissioning specialists, environmental scientists,

surveyors, technical designers and administrative team members all working together to “make our

client’s vision a reality.” We strive to be “green,” as well as energy conscious, looking for the best and

most efficient ways to design and engineer each project. We are dedicated to helping our clients to

minimize energy consumption and reduce emissions in order to maintain a balance between economic

growth and environmental stewardship for the continued health and vitality of our planet.

Proposed Commissioning Authority


The following individuals will act as the main commissioning agents for the Air Balancing Engineers /

Borton-Lawson Team for the State College Area School District High School Project.

Air Balancing Engineers

Commissioning Authority: Bart Rado

Background:

• 20+ years hands-on experience with commissioning and validation of sophisticated environmental

control and building automation systems, much of it in K-12 and higher education schools.

• 45+ years Testing, Adjusting and Balancing experience in a wide range of projects such as K-12,

higher education, healthcare, pharmaceutical, general office, science buildings, clean rooms,

manufacturing, etc.

Qualifications and Certifications:

• Certified Building Systems Commissioning

• Certified Building Systems Commissioning – HVAC

• Certified Building Systems Commissioning – Plumbing

• Member of the Building Commissioning Association

• Member of ASHRAE

• NEBB Certified TAB Supervisor

• NEBB Sound and Vibration Certification

• Energy Management Institute of Pennsylvania – Energy Management Services Contractor

Relevant Commissioning and Testing, Adjusting and Balancing experience:

• Development of Commissioning Plans and Site Specific Testing Forms

• Implementation of the Site Specific Commissioning Process

• Primary commissioning authority for numerous LEED projects.

• Hands-on experience with the field work required to successfully implement the TAB and

commissioning processes.

Proposed Commissioning Authority


Borton-Lawson

Commissioning Authority: A.J. Speicher

Background:

• 16+ years hands-on experience with commissioning and validation of sophisticated environmental

control and building automation systems

• Commissioning Team Leader and Mechanical Discipline Manager to lead design and quality

processes

• Prior work experience at a major building automation controls contractor (Siemens).

Qualifications and Certifications:

• Professional Mechanical Engineer (Pennsylvania, Missouri, Massachusetts)

• Certified Energy Manager (Association of Energy Engineers)

• Building Commissioning Association Member and Chapter Vice-President

• Certified Commissioning Specialist (BCA)

• ASHRAE Anthracite Chapter (Past President)

• U.S. Department of Energy Qualified Steam Specialist

Relevant Commissioning and Building Automation System experience:

• Project Manager and lead engineer for the design, installation, testing and documentation of a

Building Automation System (BAS) for a new animal building at a leading pharmaceutical

manufacturer. The BAS design included the control/monitoring of the HVAC System and its

associated appurtenances including central station air handlers, exhaust fans, room differential

pressure controls, alarming and all devices on the BAS including all hardware, software, control

equipment, and instrumentation associated with the building’s cGMP (current good

manufacturing practices) and non-cGMP areas.

• Directed the creation and execution of the following types of commissioning/validation

documentation: Commissioning Plans (Cx Plan), Pre-Functional and Functional Testing, Functional

Requirement Specification (FRS), Detailed Design Specification (DDS), Site Acceptance Test (SAT),

Installation Qualification (IQ) and Operational Qualification (OQ). A.J. managed all aspects of the

commissioning and validation including document creation, approvals, execution in the field and

closeouts.

• Overall project engineering/management experience in a broad range of Direct Digital Control

(DDC) and HVAC design work for projects including steam, hot water, chilled water and

compressed air systems. Assisted with the BAS “point-to-point” checkouts.

Project Team


Air Balancing Engineers and Borton-Lawson have been teaming on many projects as a cohesive,

seamless team of engineering design professionals, commissioning specialists and TAB technicians all

working together to provide complete third party commissioning services for a diverse group of clients.

We are at home with projects ranging from education to healthcare to government to high-end

pharmaceutical. The proposed organizational structure workflow diagram for our team is as follows:

Commissioning Subject Matter Experts

Bart Rado

Project / Process Management

Sr. CX / TAB Specialist

NEBB Certified Commissioning Provider

Tim McManus

Sr. TAB / CX

Marc Caladie

Sr. TAB / CX

Dan Zimmerman

Sr. TAB / CX

Stewart Caladie

HVAC / Elec CX

In addition, State College SD will have full access to the experience, capabilities and

knowledge of the entire professional staff of both Air Balancing Engineers and Borton-

Lawson in order to make the project a success.

A.J. Speicher

Project / Process Management

Sr. CX Specialist

BCA Certified Commissioning Provider

Matt Archey

HVAC

Joe Niznik

Plumbing / FP

Pat Endler

Building Envelope

Frank Schraner

Electrical

Mr. Ed Poprik


State College Area SD

Project Team


Bart Rado, NEBB Certified in TAB Supervisor, S&V and Commissioning Project Manager, Sr. Commissioning Specialist, Sr. TAB Technician

Air Balancing Engineers, Inc. I 45 Years TAB, Commissioning and Construction Experience

EDUCATION: Bachelor of Science, Baldwin Wallace College

EXPERIENCE: Bart Rado has more than 45 years of experience in testing/balancing of projects such as

K-12, hospital, pharmaceutical, general office, higher education, science buildings, clean rooms,

manufacturing and hospitals. He also has 18+ years of experience in commissioning and validation of

sophisticated environmental control and building automation systems. Bart is experienced in testing for

Class 1 Clean Rooms, special air filtration processes, air flow studies and particle counts. He is certified

through NEBB for building, HVAC and plumbing commissioning. He is also a NEBB certified TAB supervisor

and has NEBB Sound and Vibration certification.

A.J. Speicher, PE, CCP, CEM, LEED GA Certified Commissioning Provider (BCA), LEED Green Associate, Professional Engineer

Borton-Lawson I 16 Years Commissioning Experience

EDUCATION: Bachelor of Science, Mechanical Engineering, The Pennsylvania State University

Master of Science, Mechanical Engineering, Villanova University

EXPERIENCE: A.J. Speicher is experienced in a broad range of mechanical design and direct digital

control (DDC) work including project engineering of steam, hot water, chilled water, and compressed

air systems. He has engineered various aspects of cGMP validated projects covering detailed design

specifications, site acceptance tests, mechanical commissioning, and installation and operational

qualifications. Mr. Speicher has authored detailed sequences of operation and valve/damper

schedules for Building Automation System (BAS) control systems. He also sits on the board of the National

Capital Chapter of the Building Commissioning Association.

Tim McManus, NEBB Certified TAB Technician Sr. TAB Technician


EDUCATION: NEBB Certified Training and Sheet Metal Apprenticeship School

EXPERIENCE: Tim McManus has more than 32 years of experience in testing/balancing of projects in

commercial, industrial, pharmaceutical and private sectors. He also has experience in commissioning

and testing of building automation systems. Tim has completed the 30 hour OSHA training and various

Personnel Management Training seminars. He is NEBB certified for Air and Hydronic Balancing.

Marc Caladie, NEBB Certified TAB Technician Sr. TAB Technician



30 Hour OSHA Construction Safety & Health Training

EXPERIENCE: Marc Caladie has more than 20 years of experience in testing/balancing of projects in


and testing of building automation systems. He is NEBB certified for Air and Hydronic Balancing.

Project Team


Stewart Caladie, CX Mechanical / Electrical Commissioning Specialist, Credentialed Medical Gas Verifier for MGPHO


EDUCATION: Associate Degree, Electrical Engineering Technology, Penn State University


EXPERIENCE: Stewart Caladie will provide mechanical and electrical commissioning support. In

addition, Stew’s expertise ranges from whole building system commissioning, testing & verifying medical

& laboratory gas systems, network and computer administrator and computer consulting. He holds a

National Inspection Testing & Certification (Cert #0041851) and is only one of four certified Medical Gas

verifiers in Pennsylvania (CMGV #068)

Matthew S. Archey, EIT, LEED®AP BD+C Mechanical Commissioning Specialist

Borton-Lawson I 6 Years Consulting Experience

EDUCATION: Bachelor of Science, Mechanical Engineering, Wilkes University

EXPERIENCE: Matthew S. Archey will provide mechanical commissioning support. He is a mechanical

designer with experience in the design of HVAC systems for commercial, residential and industrial

process applications. Mr. Archey's expertise also lies in the energy sector by performing energy studies

and audits on new and existing buildings. He also leads Borton-Lawson teams in sustainable design as

project administrator for LEED® certified projects. Mr. Archey has prior project experience in the

selection and design of energy recovery units and their applications as related to indoor air quality and

energy use reduction techniques.

Frank J. Schraner, Master Electrician (ME) Electrical Commissioning Specialist

Borton-Lawson I 36 Years Facilities Operation Experience

EDUCATION: Electrical Engineering Technology, The Pennsylvania State University

EXPERIENCE: Frank J. Schraner, ME will provide electrical commissioning support. He is a Senior

Electrical Designer with over 34 years of experience in the facilities engineering and operations industry.

His expertise lies in large frame switchgear and institutional systems, building maintenance, project

management and facilities system integration. With a background in facility management and

construction, Mr. Schraner possesses the necessary blend of supervisory skills and practical hands-on

experience to take a project to successful completion. During 20 years as the Supervisor of Plant

Operations for a major hospital, he was involved with every aspect of day-to-day hospital operation, as

well as crisis management and catastrophic equipment failure. In addition, he is a Licensed Master

Electrician/Contractor in Pennsylvania.

Project Team


Dan Zimmerman, NEBB Certified TAB Technician Sr. TAB Technician




EXPERIENCE: Dan Zimmerman has more than 20 years of experience in testing/balancing of projects in


and testing of building automation systems. Dan has completed the 30 hour OSHA training and various

Personnel Management Training seminars. He is NEBB certified for Air and Hydronic Balancing. Dan also

holds a NEBB certification for ASHRAE 110 Testing of Fumehoods.

Joseph Niznik Plumbing / Fire Protection Commissioning Specialist


EDUCATION: Associate of Science – Mechanical Engineering Technology, Penn State University

EXPERIENCE: Mr. Joseph J. Niznik, Senior Mechanical Designer, has 21 years of experience in all

aspects of mechanical systems design. He is well-versed in the design/construction process, including

field investigation, design and layout, cost estimating, computer-aided drafting, specification writing,

shop drawing review and construction inspection. Through field experience, he documents existing

conditions and generates plans to include HVAC, Plumbing and Fire Protection piping system layouts

where existing plans do not exist or are not up-to-date. Design experience includes heating/cooling

load calculations, equipment selection, duct sizing and layout, flow calculations, pipe sizing and layout

and coordination of systems layout with those of other disciplines. Mr. Niznik’s experience includes

systems design for new construction, additions and renovations of large and small commercial,

industrial, institutional, residential and government projects.

Patrick J. Endler, AIA, LEED AP Vice President, Business Unit Leader, Registered Architect


EDUCATION: Bachelor of Architecture, University of Notre Dame

EXPERIENCE: Patrick J. Endler, AIA, LEED AP, Buildings Business Unit Leader, is experienced in all phases

of consulting from initial concept and budget planning through design, construction and operations. He

has managed over $66 million of new and renovated school construction in Pennsylvania and has

participated on a team of architects for $70 million of school construction in New York and New Jersey.

Pat is also a former President of the Pennsylvania Chapter of AIA.

Commissioning Experience


The Air Balancing Engineer’s / Borton-Lawson Team commissioning experience spans a wide range of

project and client types including educational clients, both with commissioning and design. Working

with these types of clients provides our team with the insight to develop consistent commissioning test

plans that work within the overall design concept and equipment capabilities. Our on-staff facilities

management and operations experience allows us to “see the project” through the owner’s eyes. We

take the necessary steps during pre-functional and functional performance testing to check that the

various contractors are implementing the agreed upon design and owner’s vision.

Our commissioning standards place emphasis on the operations and maintenance of the facilities and

equipment to ensure the client is satisfied long after the construction is complete. We are especially

experienced with LEED certified projects and have the knowledge of the process to ensure all required

commissioning points are achieved.

The Commonwealth Medical College – New Medical Sciences Building

The Air Balancing Engineers / Borton-Lawson commissioning team provided fundamental and

enhanced commissioning services for the new, LEED Silver, $85 million, Medical Sciences Building for

The Commonwealth Medical College (TCMC). The new medical sciences facility, home of TCMC’s

academic and research programs, consists of two wings connected by a 2-story link containing a

lobby and café. The 4-story West Wing contains approximately 65,000 S.F. with a 20 table gross

anatomy lab, state of the art clinical skills and simulation suites and research labs. The 4-story, 119,000

S.F., East Wing contains a 250 seat auditorium, two 190 seat lecture halls, Library, eight student

community/study suites, teaching labs, small group rooms, as well as administration and support.

This project included 1160 tons of cooling, 19,000MBH of hot water heating capacity, 10,000pph of

steam heating, approximately 200 VAV boxes, 235,000CFM of central station AHU’s, exhaust fans, and

misc. supporting equipment for classroom and laboratory space.

Project Schedule: Project Schedule: Project Schedule: Project Schedule: Occupied Spring 2011 Size of Project: Size of Project: Size of Project: Size of Project: 184,000 SF LEED Rating: LEED Rating: LEED Rating: LEED Rating: Silver Commissioning Scope:Commissioning Scope:Commissioning Scope:Commissioning Scope: LEED Fundamental



Midd-West School District – Additions / Renovations to the High School

The ABE/BL team provided fundamental and enhanced commissioning services for the additions and

renovation project to the Midd-West High School in Middleburg, PA. The LEED Gold, $33.5 million project

included 169,609 square feet of additions and 22,883 square feet of renovations to an existing high

school designed to accommodate 800 students. The building is a two-story, secondary education

center with a water source heat pump mechanical system, lighting occupancy controls, increased

building insulation and daylighting all used to reduce yearly energy consumption. Commissioned

systems included of all the HVAC, building automation controls, water source heat pump equipment

(rooftop units, classroom units, etc.), condenser water systems (cooling towers, pumps), hot water

systems (boilers, pumps), welding shop exhaust fans, exhaust fans, heat recovery system, auditoriums

and Life-safety interlocks, fire alarm shutdown sequences, failure mode testing and variable frequency

drives (VFD’s). We performed LEED Fundamental and Enhanced Commissioning Services for this

project.

Midd-West School District – New Elementary School

The ABE/BL team provided fundamental and enhanced commissioning services for the additions and

renovation project to the Midd-West Elementary School in Middleburg, PA. The LEED Gold, $18.5 million

project included 55,000SF of additions and 50,000SF of renovations. Commissioned systems included of

all the HVAC, building automation controls, water source heat pump equipment (rooftop units,

classroom units, etc.), energy recovery units, condenser water systems (cooling towers, pumps), hot

water systems (boilers, pumps) and exhaust fans.

Project Schedule: Project Schedule: Project Schedule: Project Schedule: Occupied Summer 2011 Size of Project: Size of Project: Size of Project: Size of Project: 192,500 SF LEED Rating: LEED Rating: LEED Rating: LEED Rating: Gold Commissioning Scope:Commissioning Scope:Commissioning Scope:Commissioning Scope: LEED Enhanced

Project Schedule: Project Schedule: Project Schedule: Project Schedule: Occupied Summer 2013 Size of Project: Size of Project: Size of Project: Size of Project: 105,000 SF LEED Rating: LEED Rating: LEED Rating: LEED Rating: Gold Commissioning Scope:Commissioning Scope:Commissioning Scope:Commissioning Scope: LEED Enhanced



Troy School District – Retro-Commissioning Retro-Commissioning (RCx) is a systematic process for investigating, analyzing, and optimizing the performance of building systems through operational and maintenance improvement measures and help to confirm their continued performance over time. Goals of retro-commissioning may include

verification that a facility and its systems meet the owner’s requirements, improvement of building performance by saving energy and reducing operational costs, identification and resolution of building system operation, control and maintenance problems. The Air Balancing Engineers / Borton-Lawson commissioning team met with the school district personnel to determine trouble spots, performed air balancing checks of the areas with trouble spots, and worked with the district’s BAS controls contractor to bring the systems back to an original specification state. The next phase of the

project consisted of the Cx team reviewing the existing documentation and the creation of a retro-commissioning plan. Lastly, the Cx team will perform functional performance tests on all of the existing equipment to identify issues and bring the equipment back to its original state. Commissioned systems include of all the HVAC (air handling units), building automation controls, DX cooling systems, hot water systems (boilers, pumps), exhaust fans, auditoriums and life-safety interlocks, fire alarm shutdown sequences, failure mode testing and variable frequency drives

(VFD’s). Our team discovered, documented and corrected over 120 construction / controls issues.

North Pocono – New High School

K-12 Schools The Air Balancing Engineers / Borton-Lawson commissioning team provided fundamental

commissioning services for the new North Pocono High School in Moscow, PA. The project was a LEED Silver, 300,000 square feet, $36,000,000, single story secondary education center designed to accommodate over 1000 students. The building includes a state-of-the-art technology and systems integration including a security system, broadcasting provisions and a wireless internet system.

Project Schedule: Project Schedule: Project Schedule: Project Schedule: Fall 2012 Completion Size of Project: Size of Project: Size of Project: Size of Project: District Wide LEED Rating: LEED Rating: LEED Rating: LEED Rating: none Commissioning Scope:Commissioning Scope:Commissioning Scope:Commissioning Scope: Retro-Commissioning

Project Schedule: Project Schedule: Project Schedule: Project Schedule: Fall 2009 Completion Size of Project: Size of Project: Size of Project: Size of Project: 300,000 SF LEED Rating: LEED Rating: LEED Rating: LEED Rating: Silver Commissioning Scope:Commissioning Scope:Commissioning Scope:Commissioning Scope: LEED Enhanced



Line Mountain School District – Trevorton Elementary School

The Air Balancing Engineers / Borton-Lawson commissioning team provided functional preformance

testing services for the renovated Trevorton Elementary School in Trevorton, PA. The building is an existing 86,000 S.F. K-6 elementary school. The project consisted of major upgrades to existig classroom and facility spaces. The main heating and cooling was accomplished via a new geothermal heating system.

Project Schedule: Project Schedule: Project Schedule: Project Schedule: Fall 2010 Completion Size of Project: Size of Project: Size of Project: Size of Project: 86,000 SF LEED Rating: LEED Rating: LEED Rating: LEED Rating: none Commissioning Scope:Commissioning Scope:Commissioning Scope:Commissioning Scope: LEED Fundamental

In addition to the completed K-12 school commissioning projects listed above, we are also currently engaged on LEED Commissioning Services for the

new Lewisburg High School project,

the Iron Forge Elementary School Additions and Renovations project and

We are also currently engaged for the commissioning services for the new West Berwick Elementary School project.



Tobyhanna Army Depot – Retro-Commissioning Services (Base Wide)

Retro-Commissioning (RCx) is a systematic process for investigating, analyzing, and optimizing the

performance of building systems through operational and maintenance improvement measures and

help to confirm their continued performance over time. Goals of retro-commissioning may include

verification that a facility and its systems meet the owner’s requirements, improvement of building

performance by saving energy and reducing operational costs, identification and resolution of building

system operation, control and maintenance problems. ABE/BL is currently performing a retro-

commissioning on the comfort and process chilled water system at a 91,000sf facility at Tobyhanna

Army Depot (TYAD) that houses three major shop/production areas.

Various Pharmaceutical Clients – Commissioning of BAS Controls

Air Balancing Engineers / Borton-Lawson provided commissioning, verification and documentation of

the functionality of the mechanical and electrical systems for an air handling system replacement in a

laboratory building. Mechanical equipment included a rooftop air handling unit, exhaust fan, bag in

bag out (BIBO) filter housing, bubble tight dampers, steam/condensate system, etc. Scopes for other

projects included analysis of existing airflows/temperatures and the resulting Building Automation

Programming code revisions. The overall project goal was to reduce laboratory energy consumption.

We attended an on-site orientation and facility walk-through with the building owner and utilities

personnel. Services provided included looking to eliminate simultaneous heating/cooling when not

needed and looking for opportunities to condition the air more intelligently (e.g. supply static pressure

reset, outside air and/or discharge air temperature reset, sequencing air handlers and exhaust fans to

produce the most efficient operating conditions, etc.); completing the “as-found” and “proposed” data

on air flow spreadsheets for laboratories in each building.

Project Schedule: Project Schedule: Project Schedule: Project Schedule: Fall 2014 Completion Size of Project: Size of Project: Size of Project: Size of Project: Site Wide LEED Rating: LEED Rating: LEED Rating: LEED Rating: none Commissioning Scope:Commissioning Scope:Commissioning Scope:Commissioning Scope: Retro-Commissioning

Project Schedule: Project Schedule: Project Schedule: Project Schedule: Fall 2011 Completion Size of Project: Size of Project: Size of Project: Size of Project: Site Wide LEED Rating: LEED Rating: LEED Rating: LEED Rating: none Commissioning Scope:Commissioning Scope:Commissioning Scope:Commissioning Scope: BAS Optimization



Elwyn – Bruce Weschler Residence Hall

The ABE / BL commissioning team provided fundamental and enhanced commissioning services for the

new LEED Certified, Bruce Weschler Residence Hall at Elwyn’s campus in Media, PA. The building is a

single story Intermediate Care Facility consisting of two “wings” with 18 resident rooms each for a total

of 36 single occupant resident rooms with private bathing facilities. The commissioning team performed

pre-functional inspections and functional testing of equipment and systems and provided the final

commissioning documentation for the project. Commissioned systems included of all the HVAC,

building automation controls, DX cooling systems, electric heating systems, exhaust fans and Life-safety

interlocks, fire alarm shutdown sequences, failure mode testing. The Owner’s representative for the

project was Praxis Building Solutions (Max Zahniser).

Pennsylvania Department of Corrections – Close Security Housing Unit

.

The Air Balancing Engineers / Borton-Lawson commissioning team provided fundamental

commissioning services for the SCI-Cambridge Springs, LEED Silver, New 128 Cell L-3 Close Security

Housing Units (DGS Project #1579-7) located in Cambridge Springs, PA. The structure is a two-story

prison building containing 128 cells and 230 beds. The project was designed and construction under a

"design/build approach" that allowed the contractor to design the building under DGS guidelines and

complete the full design during the early stages of construction.

Project Schedule: Project Schedule: Project Schedule: Project Schedule: Occupied Spring 2011 Size of Project: Size of Project: Size of Project: Size of Project: 31,500 SF LEED Rating: LEED Rating: LEED Rating: LEED Rating: Silver (anticipated) Commissioning Scope:Commissioning Scope:Commissioning Scope:Commissioning Scope: LEED Fundamental

Project Schedule: Project Schedule: Project Schedule: Project Schedule: Fall 2012 Completion Size of Project: Size of Project: Size of Project: Size of Project: 30,300 SF LEED Rating: LEED Rating: LEED Rating: LEED Rating: Certified (achieved) Commissioning Scope:Commissioning Scope:Commissioning Scope:Commissioning Scope: LEED Enhanced



Ft. Meade – Adjudication Activities Co-Location Facility

ABE/BL was selected to provide LEED Fundamental commissioning services on a new, LEED Silver, $35

million, office facility consisting of office space; administrative support space; sensitive compartmented

information facilities (SCIFs); storage space; an information processing and analysis center; and support

spaces. Commissioning services focused on the HVAC, plumbing, domestic hot water, electrical

infrastructure and Building Automation Controls systems including performing pre-functional inspections

and functional testing of equipment and systems, managed the deficiency database and reporting,

and provided the final commissioning documentation for the project.

Geisinger – Orwigsburg Physicians’ Clinic

Geisinger’s new LEED Silver, 17,000 SF facility will house multiple physicians, including pediatrics, general

practice and specialists with an exam room compliment of 27. The one story facility also includes an

on-site pharmacy, X-ray facility, lab and support spaces. Air Balancing Engineers/Borton-Lawson

provided LEED Fundamental Commissioning services for the energy-related systems including the

variable refrigerant fan coil units, energy recovery ventilator, domestic hot water and the building

automation system. The major HVAC systems included an energy recovery ventilation unit for the

outside air requirements and a variable refrigerant fan coil system for the occupied spaces.

Project Schedule: Project Schedule: Project Schedule: Project Schedule: Occupied Fall 2013 Size of Project: Size of Project: Size of Project: Size of Project: 17,000 SF LEED Rating: LEED Rating: LEED Rating: LEED Rating: Silver Commissioning Scope:Commissioning Scope:Commissioning Scope:Commissioning Scope: LEED Fundamental

Project Schedule: Project Schedule: Project Schedule: Project Schedule: Occupied Fall 2011 Size of Project: Size of Project: Size of Project: Size of Project: 151,590 SF LEED Rating: LEED Rating: LEED Rating: LEED Rating: Silver Commissioning Scope:Commissioning Scope:Commissioning Scope:Commissioning Scope: LEED Fundamental



Confidential Manufacturing Client – New Production Facility

ABE/BL was selected to provide commissioning services on a new, $110 million, production facility.

Commissioning services will focus on the HVAC, plumbing, domestic hot water, electrical infrastructure

and Building Automation Controls systems. ABE/BL’s deep understanding of manufacturing equipment,

systems and controls will help provide the client with the confidence that the systems are being fully

checked out to a high standard.

Montgomery County Community College – New Science Building

Air Balancing Engineers provided fundamental commissioning services for the new LEED Silver,

Advanced Technology Center (ATC) at Montgomery County Community College in Blue Bell, PA. The

project was designed to accommodate the Humanities, Social Science, Math/Science/Advanced

Technologies, Information Technology and Business/Computer Science divisions. The four-story building

provides a collaborative learning environment where the humanities and sciences are brought

together within a facility that promotes an interdisciplinary approach to education. Adaptable for use

as a reception hall, the atrium features a coffee bar and interactive reception area with a touchscreen

and plasma monitor for directing visitors.

Project Schedule: Project Schedule: Project Schedule: Project Schedule: Spring 2014 Completion Size of Project: Size of Project: Size of Project: Size of Project: 315,000 SF LEED Rating: LEED Rating: LEED Rating: LEED Rating: None Commissioning Scope:Commissioning Scope:Commissioning Scope:Commissioning Scope: HVAC, controls, electrical

Project Schedule: Project Schedule: Project Schedule: Project Schedule: Fall 2008 Completion Size of Project: Size of Project: Size of Project: Size of Project: 100,000 SF LEED Rating: LEED Rating: LEED Rating: LEED Rating: Silver CommCommCommCommissioning Scope:issioning Scope:issioning Scope:issioning Scope: HVAC, controls, electrical



The Air Balancing Engineers / Borton-Lawson team brings a wealth of other, non-commissioning,

experience to the table:

Building O&M:

20+ yrs Facilities

Director for a

hospital

MEP System

Design:

LEED AP, PE, CEM

on staff

Indoor Air Quality:

Plan creation and

execution

Building

Envelope:

Architects on staff

Energy Modelling:

Trane Trace

experts in house

Traditional TAB:

45 years’ exp.

with over 50%

repeat clients

Total

Commissioning,

Design and

Testing Services

Project Approach


Commissioning is a quality oriented process under which building systems are verified, tested, and

documented. The purpose is to confirm systems are installed and functioning per the project contract

documents which contain the desired operational requirements. During the commissioning process,

building system problems will be identified and corrected before they become on-going issues for

facility managers and occupants.

Our commissioning process integrates construction and operational features to facilitate overall project

success by addressing details that may be overlooked in the typical construction process. This enhances

the quality of the project and results in better operational characteristics for long term use long after

construction is completed.

During construction, we will verify the details are built according to the contract documents, and

concerns will be discussed with your project construction team for resolution. When complete, we will

functionally test not just the respective systems but also the system components to observe they are

operating properly. Discovered issues will be brought to the attention of the construction team for

resolution.

Air Balancing Engineers fully understands the commissioning process as it is applied to LEED projects. We

have knowledge into the reasons behind why LEED commissioning requires certain tasks. We understand

why pre-functional checks, performance checks, design reviews and post occupancy reviews are

important to a building owner.

Air Balancing Engineers / Borton-Lawson Commissioning Team “Solution”

We bring a complete team to our commissioning projects to help provide a better solution for our

clients.

Engineering Firm:

• Up to date with latest advances in the craft

• Value during the design review process

• Expertise on development of construction documents

Together:

• Depth and breadth of the team members with a

passion for the work.

• Common sense approach and positive team

attitude with the design and construction teams during

the commissioning process will ensure a quality installation

and full functionality of systems from Day One.

• A complete team that will ensure all commissioned

systems are well designed, complete and functioning

properly upon project completion and occupancy.

Test, Adjust and Balance Firm:

• Understanding how newest technologies are supposed to function.

• Value during equipment startup by contractors.

Architectural and

Engineering Firm

TAB Firm

Commissioning Team

Project Approach


The State College School District fully appreciates the importance of commissioning to verify that all

commissioned systems are installed and operating as intended by the professional. The objective of

commissioning is to confirm and systematically document that a facility fulfills the functional and

performance requirements of the building owner, occupants and operators.

To reach this goal, it is necessary for the commissioning process to establish and document the owner’s

criteria for system function, performance and maintainability; as well as, to verify and document

compliance with these criteria throughout construction, start-up and the initial period of operation. In

addition, complete operation and maintenance (O&M) manuals, as well as training on system operation,

should be provided to the building operators to ensure the building continues to operate as intended.

To achieve these commissioning goals, Air Balancing Engineers assigns a Project Manager to be a point of

contact for the owner during the course of the construction project. The PM coordinates all

commissioning activities with the client and project team and also creates the “in-house” commissioning

team consisting of the following key personnel:

Project Manager (PM):

• Assembles “in-house” commissioning team

• Provides status updates to the Owner via Commissioning Progress Reports

• Provides over-sight and coordination with the project construction team

• Reviews the project construction schedule and maintains timing on commissioning tasks

• Acts as the Owner’s liaison with the construction team to ensure commissioning tasks as

related to LEED are being completed.

Sr. Commissioning Specialist (Sr. CX):

• Creation of pre-functional and functional performance tests

• On-site field checkouts during the construction phase

• Witness of selected manufacturer startups

• Acts as main entity to create the Systems Manuals and Final Commissioning Report

Commissioning Specialist (CX)

• Execution of pre-functional/performance testing

• Coordination with project subcontractors on scheduling of startups

• Attendance at selected project construction meetings

Misc. Administrative Staff

• Schedule commissioning team meetings as required

• Creation/distribution of meeting minutes

• Invoicing assistance

Project Approach


Air Balancing Engineers understands how commissioning “fits” into a typical construction project. It is

explained very clearly to the subcontractors that commissioning is not meant as a roadblock or

bottleneck for a project. Many of Air Balancing Engineer’s commissioning specialists are former

contractors so we know how to “speak their language” and keep the commissioning process moving

through the life of the project. We take pride in being part of the team, not an adversarial component.

See below for how we feel commissioning fits into the overall construction project:

Project Approach


Use of Central Building Automation System in the Commissioning Process

In order to functionally test the various equipment and systems, we heavily employ the use of the Central

Building Automation System (BAS). Using our team’s past BAS experience, our process is:

• Take the engineer’s approved BAS sequence of operation and create functional

performance test plans specific for each piece of equipment, control sequence and

control mode on the project.

• The system/equipment specific functional performance checklists are broken down to test

all modes: occupied, unoccupied, morning warm-up, alarms/safeties, etc. to ensure the

Owner’s Project Requirements are realized in the final operation of the systems.

• For field testing, we always place one technician at the tested piece of equipment and a

second technician sitting with the BAS subcontractor at the front end workstation. By doing

this, we not only ensure that the physical equipment operates as required, but also that the

BAS graphics are shown correctly. This will greatly assist the Owner’s Facilities Staff for

routine maintenance and troubleshooting issues.

• Each functional test mode of operation is simulated at the BAS terminal and the resulting

response (both graphically at the BAS front end workstation and physically at the

equipment) in the field is documented.

• Any discrepancies in expected outcome vs. actual outcome are recorded and

documented on the Commissioning Action List. This list serves as a living document to help

guide and provide a final record of the commissioning process from design, to construction

and finally in testing/acceptance.

Electronic Document Prototypes for Future Re-Commissioning

Often times, buildings with large or sophisticated HVAC, electric or BAS systems will experience small

changes or modifications during the course of everyday operation. A potential method to check and

return these pieces of equipment/systems to a baseline condition is re-commissioning by the Owner. In re-

commissioning, the Owner’s facilities staff re-test the energy consuming equipment (HVAC, lighting

controls, domestic hot water, etc.) using the original commissioning forms. Therefore, Air Balancing

Engineers creates all of the commissioning documents and test plans electronically to assist an Owner with

future re-commissioning tasks.

Project Approach


Lastly, Air Balancing Engineers / Borton-Lawson team maintains the following areas of focus for a

commissioning project:

•Work to include all parties in discussion and resolution of action items

•Guide the commissioning process through the entire team

Team Approach

•We understand systems and how they interact

•Intimate knowledge of the operation of Building Automation SystemsSystem Analysis

•Identify issues early in the process

•Enhanced document awarenessCost Reduction

•Staff is better trained from Day 1

•Warranty / service documents close at handOperations & Maintenance

Completion of a

Successful

Commissioning

Project

References


Air Balancing Engineers / Borton-Lawson is pleased to identify the following references from prior projects:

Project: Midd-West Schools (HS and ES)

Main Contact: Mr. R. Jeffrey Straub, AIA, LEED AP

Crabtree, Rohrbaugh and Asociates

Director, Senior Project Manager

401 East Winding Hill Road

Mechanicsburg, PA 17055

(717) 458-0272

Construction Cost: High School - $33.5M, Elem. School - $18.5M

Completion: 2011 and 2013

Services Provided: LEED Fundamental & Enhanced Commissioning (LEED Gold)

Project: The Commonwealth Medical College

Main Contact: Mr. Mark Montoro

Director of Facilities

Medical Sciences Building

525 Pine Street

Scranton, PA 18509

Phone: (570) 504-7000

Construction Cost: $85M

Completion: 2011

Services Provided: LEED Fundamental & Enhanced Commissioning (LEED Silver)

Project: Troy Area School District

Main Contact: Mr. David Blair

Head of Buildings and Grounds

68 Fenner Avenue

Troy, PA 16947

(570) 297-2750


Completion: 2011

Services Provided: Retro-commissioning services for K-12 schools

Project: Skanska USA Building, Inc.

Main Contact: Ms. Peta Black

Project Manager

Ft. George G. Meade, MD

(301) 461-1511


Completion: 2011

Services Provided: LEED Fundamental Commissioning (LEED Silver)

Project: Elwyn – Bruce Weschler Residence Hall

Main Contact: Mr. Max Zahniser

Principal

Praxis Building Solutions

(215) 816-3190


Completion: 2012

Services Provided: LEED Fundamental Commissioning (LEED Certified)


High School Project

Commissioning Action List

Issue

NumberIssue Issue Description

Date

Identified

Responsible

Contractor(s)

Date

Contractor

Notified

Action(s) TakenIssue Resolution

(Open / Closed)

Resolution

Date

1.1Hot Water Piping

Expansion Loops

Dwg. #M211, near Col. #C/3.5 - hot water supply and

return piping expansion loops are installed in the

opposite orientation as shown (the loop itself is spun

180 degrees from the orientation shown)

11-Jan-10 Mechanical Open

1.2 Hot Water Piping

Dwg. #M211, near Col. #C/5.5 - drawing shows for the V-

19 HWS/R piping to be tied into the mains at a location

between the V-18 and V-20 take-offs, but the actual V-

19 take-offs in the field are after the V-20 take-offs.



Dwg. #M211, near Col. #B/5.5 - the V-14 and V-15

HWS/R piping take-off locations from the mains are

installed opposite as shown on the drawing.



Dwg. #M211, near Col. #B/5.5 - the V-16 and V-17

HWS/R piping take-off locations from the mains are

installed opposite as shown on the drawing.


1.5Hot Water Piping

Valves

Dwg. #M212, near Col. #A.5/8.5 - the manual isolation

valve in the return piping is installed under a pipe hanger

shield which leaves very little access to open/close

valve.


1.6Hot Water Piping

Valves

Dwg. #M212, near Col. #A.5/8.5 - the balancing valve in

the supply piping is installed above a soffitt and may

have difficult access after construction is complete.


1.7Hot Water Piping

Valves

Dwg. #M212, near Col. #A.5/9.5 - the balancing valve

and manual isolation valve (serving V-49, V-51, V-52

and FTR-1) are not yet installed.


1.8 Pipe Anchors

Dwg. #M212, near Col. #A.5/10 - the HWS/R pipe

anchors are installed closer to the V-50 take-offs than

as shown on the drawing.


Site Visit #1 - Construction Inspection - January xx, 2011 - Attendees: BR, AS, SC, AC

Site Visit #2 - Pre-Functional Testing - March xx, 2011 - Attendees: BR, AS, SC, AC

Page 1 of 1 Issued to field xxJAN2011

Additions and Renovations to:

Middleburg Elementary School

Commissioning Plan

ABE Project #J10-219

Revision 1 July 31, 2013

Air Balancing Engineers 1175 North Vine Street

P.O. Box 311 Berwick, PA 18630

Commissioning for Middleburg Elementary School

Midd-West School District

Commissioning Plan Page 2 of 22

Revision 1 – July 31, 2013

Table of Contents

1. COMMISSIONING PLAN OVERVIEW ........................................................................................................ 4

1.1. ABBREVIATIONS .............................................................................................................................. 4

1.2. DEFINITIONS ................................................................................................................................... 5

2. PURPOSE OF COMMISSIONING ............................................................................................................... 6

3. COMMISSIONING ROLES AND RESPONSIBILITIES ..................................................................................... 6

3.1. TEAM MEMBERS ........................................................................................................................................ 6

3.2. DESCRIPTION OF ROLES / RESPONSIBILITIES ..................................................................................... 7

3.2.1. GENERAL (TYPICAL TO ALL MEMBERS OF THE COMMISSIONING TEAM) ................................................................ 7

3.2.2. OWNER/OPERATOR RESPONSIBILITIES ........................................................................................................... 8

3.2.3. OWNER RESPONSIBILITIES ............................................................................................................................ 9

3.2.4. ARCHITECT/ENGINEER RESPONSIBILITIES ........................................................................................................ 9

3.2.5. SUBCONTRACTOR'S RESPONSIBILITIES .......................................................................................................... 10

3.2.6. CXA RESPONSIBILITIES ............................................................................................................................... 11

3.3. FACILITY STAFF PARTICIPATION ...................................................................................................... 12

4. COMMISSIONING PROCESS OVERVIEW .................................................................................................. 12

5. PRE-DESIGN PHASE ............................................................................................................................... 14

5.1. COMMISSIONING SCOPING MEETING ............................................................................................. 14

5.2. OWNERS PROJECT REQUIREMENTS (OPR) ....................................................................................... 14

5.3. COMMISSIONING ISSUES LOG ........................................................................................................ 14

5.4. SYSTEMS MANUAL REQUIREMENTS ................................................................................................ 14

6. DESIGN PHASE ...................................................................................................................................... 15

6.1. COMMISSIONING PLAN .................................................................................................................. 15

6.2. BASIS OF DESIGN ........................................................................................................................... 15

6.3. DEVELOPMENT OF COMMISSIONING SPECIFICATIONS ..................................................................... 15

6.4. GENERAL REVIEW OF DRAWINGS AND SPECIFICATIONS ................................................................... 15

6.5. TRAINING REQUIREMENTS ............................................................................................................. 16

7. CONSTRUCTION PHASE ......................................................................................................................... 16

7.1. SUBMITTALS .................................................................................................................................. 16

7.2. SITE OBSERVATION ........................................................................................................................ 16

7.3. CHECKLIST DEVELOPMENT ............................................................................................................. 17

7.3.1. PRE-FUNCTIONAL TESTS ............................................................................................................................ 17

7.3.2. BAS CONTROLS CHECKLIST......................................................................................................................... 17

7.3.3. TAB CHECKOUT PLAN ............................................................................................................................... 17

7.3.4. SUBCONTRACTOR / MANUFACTURER EQUIPMENT START-UP PLAN .................................................................. 18

7.3.5. EXECUTION OF PRE-FUNCTIONAL CHECKLISTS ................................................................................................ 18





8. ACCEPTANCE PHASE .............................................................................................................................. 18

8.1. FUNCTIONAL PERFORMANCE TESTING OVERVIEW .......................................................................... 18

8.2. FUNCTIONAL PERFORMANCE TESTING DEVELOPMENT PROCESS ...................................................... 19

8.3. PRE-REQUISITES FOR FUNCTIONAL PERFORMANCE TESTING ............................................................ 19

8.4. EXECUTION OF FUNCTIONAL PERFORMANCE TESTS ........................................................................ 19

8.5. TREND LOGS AND MONITORING ..................................................................................................... 20

8.6. SAMPLING ..................................................................................................................................... 20

8.7. COMMISSIONING ISSUES AND RETESTING ....................................................................................... 20

8.8. SEASONAL TESTING ........................................................................................................................ 20

8.9. SYSTEMS MANUAL ......................................................................................................................... 21

8.10. TRAINING AND ORIENTATION OF OWNER PERSONNEL .................................................................... 21

8.11. FINAL COMMISSIONING REPORT .................................................................................................... 21

9. WARRANTY PHASE ................................................................................................................................ 22

9.1. DEFERRED TESTING ........................................................................................................................ 22

9.2. WARRANTY PERIOD ....................................................................................................................... 22

10. SCHEDULE ........................................................................................................................................... 22

10.1. GENERAL ISSUES ........................................................................... ERROR! BOOKMARK NOT DEFINED.

INDEX OF APPENDICES ................................................................................................................................. 23

APPENDIX A: COMMISSIONED SYSTEMS

APPENDIX B: OWNER’S PROJECT REQUIREMENTS

APPENDIX C: ISSUES LOG

APPENDIX D: SYSTEMS MANUAL

APPENDIX E: BASIS OF DESIGN

APPENDIX F: PROJECT SPECIFICATIONS

APPENDIX G: PRE-FUNCTIONAL TESTS

APPENDIX H: FUNCTIONAL PERFORMANCE TESTS





1. Commissioning Plan Overview The purpose of the Commissioning Plan (Cx Plan) is to provide a clear and concise roadmap for the implementation and documentation of the commissioning process. The Cx Plan is a living document describing the key steps taken throughout the design, construction and occupancy phases to achieve the desired commissioning (Cx) results for Additions and Renovations to the Middleburg Elementary School located in Middleburg, PA. The project consists of 55,000sqft of new construction and 50,000sqft of renovations. The goals, intent, requirements and timing of the process are included in the Cx Plan to provide a guide on how the Cx process shall be executed and documented. This Cx Plan also provides the Pre-Functional Tests, Functional Test Procedures, forms and other requirements necessary to guide the Cx activities.

The Cx Plan shall be supplemented and enhanced by the Commissioning Authority (CxA), Construction Manager (CM), Owner and other subcontractors throughout the construction process to form the Project Commissioning Record at the end of the project. Throughout the commissioning process, the CxA shall revise the specific commissioning procedures and forms as necessary to suit project field conditions and actual approved manufacturer’s equipment, to incorporate test data and procedure results, and to provide detailed scheduling for all commissioning tasks. The completed Cx Plan shall become the owner’s Commissioning Record and shall provide a reference to system start-up, test results, and operational data for the systems commissioned.

Once complete and approved, the Final Commissioning Report is combined with other project closeout documentation to form the Systems Manual for the project. 1.1. Abbreviations The following are common abbreviations used in this document and throughout the commissioning process documentation:

A/E Architect/Design Engineer

BAS Building Automation System

CxA Commissioning Authority

Cx Commissioning

Cx Plan Commissioning Plan document

CM Construction Manager

CxT Commissioning Team

EC Electrical contractor

GC General Contractor

LEED Leadership in Energy and Environmental Design

MC Mechanical contractor

Subs Subcontractors to GC/CM

TAB Test and balance contractor

BOD Basis of Design

OPR Owner’s Project Requirements

O/O Owner/Operator

PFT Pre-Functional Test

FPT Functional Performance Test





1.2. Definitions The following are common definitions used in this document and throughout the commissioning process:

Acceptable Performance: A component or system being able to meet specified design parameters under actual load including satisfactory documented completion of all functional performance tests, control system trending and resolution of outstanding issues.

Action Item: This is any issue that requires an action, response, work, etc. it can be an RFI, a work directive, a clarification, to do item, an identified issue, etc.

Basis of Design (BOD): The Architect/Engineer’s Basis of Design is comprised of two components: the Design Criteria and the Design Narrative, these documents record the concepts, calculations, decisions, and product selections used to meet the Owner’s Project Requirements (OPR) and to satisfy applicable regulatory requirements, standards, and guidelines.

Building Automation System (BAS): The computer based temperature control or automation system.

Calibrate: The act of comparing an instrument of unknown accuracy with a standard of known accuracy to detect, correlate, report, or eliminate by adjustment any variation in the accuracy of the tested instrument.

Checklists: Lists of data or inspections that should be verified to ensure proper system or component installation, operation or function. Verification checklists are developed and used during all phases of the commissioning process to verify that the Owner’s Project Requirements (OPR) is being achieved.

Commissioning Plan: A document that outlines the scope and defines responsibilities, processes, schedules, and the documentation requirements of the Commissioning Process.

Commissioning Process: 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, components, and assemblies are planned, designed, tested, can be operated, and maintained to meet the Owner’s Project Requirements (OPR), Basis of Design (BOD) and Contract Documents (CD).

Commissioning Report: The final document which presents the commissioning process results for the project. Commissioning reports include an executive summary, the commissioning plan, issue log, correspondence, and all appropriate check sheets and test forms.

Commissioning Team: Individual team members whose coordinated actions are responsible for implementing the Commissioning Process.

Contract Documents (CD): Contract documents include design and construction contracts, price agreements and procedure agreements. Contract Documents also include all final and complete drawings, specifications, and all applicable contract modifications or supplements.

Functional Performance Testing: That full range of checks and tests carried out to determine if all building components, sub-systems, systems and interfaces between systems function in accordance with the Contract Documents. In this context, “function” includes all modes and sequences of control operation, all interlocks and conditional control responses and all specified responses to abnormal emergency conditions. The functional performance





tests will be prepared by the Commissioning Authority (CxA).

RFI: Request for Information

Start-Up: Typically used to refer to the static testing or check out of systems or equipment to ensure that they are complete, properly installed, and ready for dynamic testing. This will typically be documented via checklists or forms.

Trending: Monitoring and recording a history of parameters typically using the Building Automation System.

2. Purpose of Commissioning

The basic purpose of commissioning is to provide documented confirmation that building systems function in compliance with criteria set forth in the Owner’s Project Requirements (OPR), Basis of Design (BOD) and project Contract Documents to satisfy the owner's operational needs. This definition is based on the critical understanding that the owner must have some means of verifying that their functional needs are rigorously addressed during the pre-design/design, construction, acceptance and warranty phases. This project is also registered with the U.S. Green Building Council (USGBC) for their LEED Certification program. This rating system represents the most comprehensive, sustainable building guideline available and the Owner requested that the project be designed and built to meet a Gold LEED rating. Commissioning is an integral part of the LEED rating system and is considered a prerequisite to attain any LEED certification. For further information on the LEED rating system, please refer to the LEED Reference Guide available from the USGBC website.

3. Commissioning Roles and Responsibilities

In general, the CxA coordinates the commissioning activities and reports to the Owner. The CxA responsibilities, along with all the subcontractors’ commissioning responsibilities, are detailed in the specifications. The specifications will take precedence over the CxA Plan. All team members work together to fulfill their contracted responsibilities and meet the objectives of the Contract Documents.

3.1. Team Members

The members of the commissioning team consist of the CxA, Owner, CM/GC, assigned members of the A/E team (particularly the mechanical and electrical engineer), the MC, EC, TAB and BAS representatives, any other installing subcontractors or suppliers of commissioned equipment or assemblies and the Owner/Operator’s key maintenance staff members. The following table indicates individual contacts for each team member involved in the Cx process:

Team Member Contact(s) Company Phone, fax, email address

Owner Midd-West School District 568 East main Street Middleburg, PA 17842

Phone: Fax: E-mail:

Commissioning Provider

Bart Rado A.J. Speicher Stewart Caladie

Air Balancing Engineers 1175 N. Vine Street P.O. Box 311 Berwick, PA 18630

Phone: (570) 759-1625 Fax: (570) 759-3949 E-mail: [email protected] [email protected] [email protected]





Team Member Contact(s) Company Phone, fax, email address

Architect Jeff Straub Crabtree Rohrbaugh & Assoc. 401 East Winding Hill Road Mechanicsburg, PA 17055

Phone:717.458-0272 Fax: 717.458-0047 E-mail:[email protected]

Mechanical Engineer

Randy Collier, P.E.

Centerpoint Engineering, Inc. 2 Market Way Plaza Mechanicsburg, PA 17055

Phone:(717) 795-8575 Fax: (717) 795-9110 E-mail: [email protected]

Electrical Engineer

Randy Collier, P.E.

Centerpoint Engineering, Inc. 2 Market Way Plaza Mechanicsburg, PA 17055

Phone:(717) 795-8575 Fax: (717) 795-9110 E-mail: [email protected]

Construction Manager

Matt Kodak The Quandel Group, Inc. 3003 N. Front Street, Suite 201 Harrisburg, PA 17110

Phone: (717) 657-0909 Fax: (717) 652-6282 E-mail: [email protected]

General Contractor

Doug George Steve Stoltz Steve Vangeri

E.R. Stuebner 227 Blair Avenue Reading, PA 19601

Phone: (610) 376-6625 Fax: (610) 376-6954 E-mail:

Mechanical Contractor

Matt Schumaker

Silvertip, Inc. 600 Saint Mary Street Lewisburg, PA 17837


Plumbing Contractor

Frey Lutz 1195 Ivy Drive Lancaster, PA 17601

Phone: (717) 898-6808 Fax: (717) 898-3578 E-mail:

Electrical Contractor

Jon Lawrence Ken Laudenslager

Lobar Electric 1 Old Mill Road P.O. Box 50 Dillsburg, PA 17019-0050

Phone: (717) 432-9728 Fax: (717) 432-9162 E-mail:

Fire Protection Contractor

Jeff McGuire Victory Fire Protection 932 Washington Blvd., #3 Williamsport, PA 17701

Phone: (570) 323-8012 Fax: E-mail:

TAB Contractor Dan Acri Flood and Sterling, Inc. 718 Limekiln Road New Cumberland, PA 17070


BAS Contractor Ross Hoffman Intercon 4501 Chambers Hill Road Harrisburg, PA 17111

Phone: (717) 909-7000 Fax: (717) 909-7070 E-mail:

3.2. Description of Roles / Responsibilities

The following are general descriptions of the roles and responsibilities of the CxT per the individual commissioning phases:

3.2.1. General (Typical to all members of the Commissioning Team)

A. All parties involved in the design and construction of the facility bear the responsibility in the commissioning process. The commissioning process does not fundamentally change the responsibilities of the team member from conventional projects without a formal commissioning process. The commissioning process supplements, or ideally merely formalizes, the responsibilities of all parties.





B. Detailed responsibilities per CxT member are indicated below. These responsibilities relate to the Cx process and do not encompass all aspects of the project.

C. Subcontractors will retain all responsibility for the installations. CxA inspections and tests will determine the adequacy and completeness of the installations to assist the subcontractor in providing a sound building. The CxT assists in completing checklists, documenting system checkouts and demonstrating proper system/equipment performance.

D. The role of the CxA is to oversee and coordinate the process, write tests, documents performance tests and to endeavor to assist all other parties in achieving the goals of the project.

E. The A/E’s role is to retain all responsibility for design, perform normal construction observation, approve O&M manuals, answer questions regarding system design and intended operation and assist in resolving design-related issues.

F. The equipment manufacturers and vendors provide documentation to facilitate the commissioning work and perform contracted startup.

G. The Owner facilitates the Cx process, ensures that subcontractors perform their responsibilities and integrates Cx into the construction process and schedule.

3.2.2. Owner/Operator Responsibilities

A. Pre-Design / Design Phase

• Perform detailed review of all documents prepared by Design Professionals and Construction Team and issue comments to clarify or specify requirements and/or preferences, including specifically those of the Operators.

• Endeavor to fully understand the design intent and the Contract Documents and request clarifications as appropriate.

B. Construction Phase

• Attend progress meetings to observe progress and decide upon direction for open issues.

• Provide inspectors to thoroughly inspect construction as deemed appropriate through all phases of installation. Inspector shall identify deficiencies in a timely manner.

• Involve operators in the inspection process and communicate their observations and requirements.

• Witness select equipment start up tests.

• Avail operators for required training demonstrations.

C. Acceptance Phase

• Witness/participate in select functional performance tests.

• Inspect installations and identify deficiencies.

• Schedule and provide qualified operators and maintenance personnel to attend all training sessions.

• Provide facilities for training sessions.





• Endeavor to fully understand design Intent, system and equipment inspections, operation, maintenance, repair and troubleshooting of systems and equipment.

D. Warranty Phase

• Operate and maintain the facility per the O&M Manuals.

• Log system parameters and document any deficiencies.

• Notify design/construct team of any significant changes required or of any unanticipated occupancy requirements that become evident.

• Inform the design/construct team of any salient alterations or changes to the systems and their setup and ask why it was necessitated.

3.2.3. Owner Responsibilities


• Distribute thorough, accurate, and clear contract documents.

• Send CxA a copy of all review submissions.

• Incorporate commissioning specifications or related edits in the construction specifications.

• Read and respond to Owner's and CxA's comments and questions in a timely fashion.


• Issue necessary changes in construction and provide a copy to CxA.

• Review shop drawings and product data. Contact CxA prior to approval of pertinent systems/equipment and incorporate CxA's comments as required.

• Inspect construction in accordance with your Agreement.

• Maintain a record set of shop drawings, product data, warrantees, test reports, balance reports, start up certifications, etc. as required by contract.

• Review O&M manuals and incorporate CxA's comments in a mark up or approval.

C. Acceptance Phase

• Witness key tests and verifications.

• Consult on and resolve any design related issues/problems that arise during this phase.

D. Warranty Phase

• Consult with owner as necessary to convey and maintain design intent and respond to any identified deficiencies.

3.2.4. Architect/Engineer Responsibilities


• Prepare thorough, accurate, and clear contract documents.

• Specify systems that are operable and maintainable and that meet the Owner’s Project Requirements.





• Read and respond to Owner's and CxA's comments and questions in a timely fashion.

• Incorporate commissioning specifications and edit the appropriate sections of the construction specifications to include commissioning. Specify design goals and approved methods of testing the equipment and systems.


• Issue necessary changes in construction and provide a copy to CxA.

• Issue clarifications or interpretations of Design Intent as required.

• Maintain a record set of shop drawings, product data, warrantees, test reports, balance reports, start up certifications, etc. as required by contract.

• Review O&M manuals and incorporate CxA's comments in a mark up or approval.

C. Acceptance Phase

• Witness key tests and verifications.

• Consult on and resolve any design related issues/problems that arise during this phase.

• Participate in the systems level training program for the operators as required.

D. Warranty Phase

• Consult with Owner as necessary to convey and maintain design intent and respond to any identified deficiencies.

3.2.5. Subcontractor's Responsibilities

A. Construction Phase

• As outlined in Construction Specifications, generally, subcontractors are to install, inspect, startup, test, adjust, balance, and document all systems and equipment prior to Acceptance Phase.

• Attend coordination meetings as appropriate.

• Prepare and submit required forms and systems information. TAB shall submit sample balancing forms.

• Complete approved start up checklists and submit along with other installation certification such as balancing reports, warrantees, testing results, etc.

• Schedule and coordinate commissioning efforts required by appropriate subs and vendors. Participate in respective portions of start-ups and training.

• Demonstrate the systems specified,

• Submit all O&M information, instruction postings and diagrams, etc. Maintain an updated set of record documentation.

B. Acceptance Phase

• As outlined in Construction Specifications.

• Assist CxA in verification and functional performance testing.





• Provide technicians, equipment and material needed to work as directed by CxA, on functional performance testing of equipment and systems, as outlined by Commissioning Scope of Work.

• Correct any work not in accordance with Contract Documents

C. Warranty Phase

• Remedy any installation related deficiencies.

• Maintain current record drawings and documentation to reflect any changes made by the contractor during this phase.

• Provide warranty service as specified in the contract documents

• Conduct opposite season functional performance testing as required.

3.2.6. CxA Responsibilities


• Review applicable documents.

• Prepare, edit and/or supplement specifications to identify commissioning requirements.

• Issue comments resulting from reviews to Owner in a timely fashion.

• Attend key design/review meetings as selected by CxA and as required to facilitate work.

• Develop the Commissioning Plan including prototype startup checklist forms.


• Conduct commissioning meetings as appropriate.

• Review applicable project documentation (shop drawings, product data, TAB reports, record drawings, O&M information, etc.) for accuracy and to ensure system functionality.

• Coordinate, revise, and approve startup checklist forms.

• Inspect installation periodically to ascertain readiness for required commissioning activities.

• Attend selected progress meetings to observe progress and help expedite completion.

• Witness selected tests, start-ups, and equipment training sessions.

• Review, coordinate, and assist with the compilation of O&M information and systems overview and formatting of the O&M manuals.

C. Acceptance Phase

• Verify TAB reports.

• Verify control component calibration.

• Verify equipment performance and certifications.

• Functionally test systems and equipment.

• Review training plan.





• Coordinate training activities.

• Record commissioning results.

D. Warranty Period

• Periodically monitor the facility as applicable.

• Perform opposite season functional performance testing as necessary.

3.3. Facility Staff Participation

The Owner/Operator’s facilities operating staff are encouraged to attend and participate in the testing process. The CxA will notify the Owner and CM, who will then notify the facility staff when the commissioning events will occur.

4. Commissioning Process Overview

Commissioning is a systematic process of ensuring that all building systems perform interactively according to the design intent and the Owner’s operational needs. This is achieved through a complete commissioning process; beginning at the pre-design/design phase with documented design and operating intent and continuing through construction and acceptance phases, with actual verification of performance and ending with the warranty phase. The commissioning process is intended to assist with the coordination of traditionally separate functions of system documentation, equipment startup, control system checkout and performance testing. The Cx Plan is the document that outlines the organization, schedule, allocation of resources and documentation requirements of the Cx Process. The Cx 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 as necessary and redistributed to the commissioning team for review and comment.

The Owner and respective subcontractors provide scheduling and coordination of commissioning activities, start-up equipment, assist with tests, correct deficiencies, perform training and provide documentation of the process. The CxA conducts tests and provides the owner an unbiased, objective view of the systems installation, documentation, operation and performance. Commissioning procedures and results are observed by the CxA. The contractor is expected to verify the functional readiness of systems to be tested prior to performing the tests in the presence of the CxA. A high rate of test failure will indicate that the contractor has not adequately verified the readiness of the systems. The entire Commissioning Team is encouraged to provide feedback to the CxA at any time during the CX process. This feedback will enable the commissioning to be adjusted according to the project specifics and will help stream line the entire Commissioning process. See Appendix A for a listing of all systems to be commissioned on this project. See below for the Commissioning Process and Document Flowchart for further description of the Commissioning Process.





Commissioning Process and Document Flowchart for a Typical Construction Project

Stage of Project: CM / Subcontractor Tasks: Commissioning Tasks:

Owner Formulates Project

A/E Selected for Project

OPR Written

BOD Written

A/E creates Contract Documents

Bidding Documents

Cx Design Review

Equipment Submittals, Procurement and Installation

Cx Plan Created and Kickoff Meeting

Equipment Start-Ups

Pre-Functional & System Readiness Checklists Created

Equipment Turnover to Owner

Owner Training

Project Phase: Planning

Cx Phase: Pre-Design

Project Phase: Design

Cx Phase: Design

Project Phase: Construction

Cx Phase: Construction

Project Phase: Startup/Testing

Cx Phase: Acceptance

Functional Performance Testing

Project Phase: Warranty

Cx Phase: Warranty

Preparation of Final Turnover Package

Deferred/Seasonal Testing

Project Complete





5. Pre-Design Phase

The Pre-Design Phase is the starting point for the commissioning process. Its main objectives are to review and document the Owner’s Project Requirements (OPR) and to begin the development of the commissioning plan. 5.1. Commissioning Scoping Meeting An initial (“kickoff”) commissioning meeting is held with all Cx Team Members during which the draft commissioning plan, process and schedule are presented and discussed. In attendance are the respective representatives of the CM, CxA, A/E and the mechanical, electrical, BAS, and TAB subcontractors. Each building system to be commissioned is addressed, including commissioning requirements, and completion and start-up schedules. During the initial meeting, all parties agree on the scope of work, tasks, schedules, deliverables, responsibilities and lines of reporting and communication for implementation of the Cx Plan. The initial commissioning schedule is also developed and is fine-tuned as construction progresses. The CxA keeps notes from the meeting and distributes minutes to each team member. The CxA finalizes the draft Commissioning Plan using the information gathered from the meeting. The outcome of the meeting increases understanding by all parties of the commissioning process and their respective responsibilities. 5.2. Owners Project Requirements (OPR) The Owners’ Project Requirements (OPR), relative to the building systems selected for commissioning, will be documented in order to establish a baseline of performance expectations to which the actual installed performance is compared. The OPR reflects the project specific requirements that become represented in the construction documents. This is where the owner states the goals for how a project will be judged as a success or failure. Development of an accurate OPR is the singularly most important aspect in the commissioning effort. The OPR is developed by the Owner and is in Appendix B of this document. 5.3. Commissioning Issues Log

Also known as deficiency or non-conformance reports, Cx Issues provide a record of issues that are discovered throughout the entire commissioning process so that they may be tracked and appropriately resolved. The Commissioning Issues Log is a formal and ongoing record of problems or concerns – and their resolution – that have been raised by members of the Commissioning Team during the course of the entire commissioning process. The Issues Log then identifies the issues and provides issue status at-a-glance. The commissioning Issue Log is found in Appendix C of this document. 5.4. Systems Manual Requirements Content and format for the Systems Manual is determined in this phase and the requirements are incorporated into the project specifications. The Systems Manual is a system-focused composite document that includes all information required for the owner/operators to operate and maintain the commissioned systems. Refer to Appendix D of this document for more information.





6. Design Phase

The main objectives of Design Phase commissioning are to verify the Owner’s Project Requirements are incorporated into the design documents, creation of a Basis of Design document and the updating of the Cx Plan. 6.1. Commissioning Plan The draft Cx Plan, as created during the Pre-Design Phase, is updated to incorporate any changes from the OPR and initial “kickoff” meeting that would affect commissioning. The Cx Plan serves as the roadmap for executing the Cx process during the Construction and Acceptance Phases. The Cx Plan is continuously updated and revised through the end of the project, when it becomes a part of the Final Commissioning Report.

6.2. Basis of Design The Basis of Design (BOD) is a document that records the concepts, calculations, decisions, and product selections used in the design to meet the Owner’s Project Requirements and to satisfy applicable regulatory requirements, standards, and guidelines. The document generally includes both narrative descriptions and lists of individual items that support the design process. The BOD is developed by the Architect/Engineer of Record and is in Appendix E of this document. 6.3. Development of Commissioning Specifications

Commissioning contract documents are developed during the design process and include commissioning specifications and commissioning procedures. Project specifications for commissioning are contained in Section 01353 for general process requirements. References are also developed for the technical specification sections to integrate the commissioning process with the project technical requirements (section 15960). The process is intended to be integrated with the normal construction process and check, test, and start-up activities. Refer to Appendix F of this document for the project commissioning specifications.

6.4. General Review of Drawings and Specifications

The CxA, along with the traditional design team members, reviews the full set of Construction Documents and specifications when design is at approximately 50% and 100% completion. The A/E provides the necessary documents to the CxA. The CxA provides a focused review of the project documents and provides feedback with respect to the design intent as identified in the OPR and BOD, resource conservation issues, sustainability and operation and maintenance (O&M) issues as they relate to commissioned systems.

The CxA is not responsible for design concept, design criteria or compliance with codes. The CxA does not verify the designers’ calculations or proof schematics or layouts in detail. The CxA uses his or her knowledge to provide input into the various systems. For example, the CxA does not verify appropriate pipe or duct sizing, but may provide comments on unusually tight or restrictive duct layouts and bends or a poor location of a static pressure sensor.

The CxA provides a copy of the review comments to the Owner. The A/E provides a written response to the CxA and Owner.





6.5. Training Requirements

Training requirements are established during the Design Phase and are incorporated into the project specifications for each system that requires training.

7. Construction Phase

The construction phase includes commissioning tasks executed after the Design Phase has been completed and prior to the Acceptance Phase. The main commissioning activities performed during this phase are equipment submittal review, verification that the systems are correctly installed and manufacturer / subcontractor equipment start-ups.

7.1. Submittals The Owner will provide the CxA with a full set of approved equipment and system submittals for review to ensure compliance to the OPR, BOD and Contract Documents. This equipment data includes installation and start-up procedures, operation & maintenance (O&M) data, performance data and BAS control drawings. The subcontractors, CM or A/E shall notify the CxA of any new OPR or operating parameter changes, added control strategies and sequences of operation, or other change orders that may affect commissioned systems. Once there is an approved submittal, the respective subcontractor (MC, EC, BAS, etc.) will submit information required for commissioning, including:

o Cutsheets and performance data (regular submittal data) o Product description literature (general information) o Installation Guide o Start-up guide and checkout plan o Test plans / reports (factory tests, start-up test, etc.) o Operation and Maintenance (O&M) books o Warranty and service contract information o Control drawings and points list o Control sequences and schedules o Certifications (pressure, leaks, gas, government inspections, etc.)

7.2. Site Observation

The CxA makes periodic site visits to witness the progress of equipment and system installations. Each site visit will have a specific agenda and will be coordinated with the Owner. The CxA attends selected planning and job-site meetings in order to remain informed on construction progress and to update parties involved in commissioning. The Owner provides the CxA with information regarding substitutions or change orders that may affect commissioned equipment or the commissioning schedule.





7.3. Checklist Development

This section describes the processes in which the equipment/systems are verified to be installed in accordance with the contract documents and/or the manufacturer’s recommendations.

7.3.1. Pre-Functional Tests

Pre-Functional Checklists (PFT) are important to verify that the equipment and systems are connected and operational to ensure functional performance testing may proceed without unnecessary delays. Each piece of equipment receives a full checkout by the CxA and associated subcontractors. In general, the CxA will complete PFTs for all equipment and systems prior to formal functional performance testing of equipment.

Pre-Functional Tests are primarily installation verifications, static inspections and start-up procedures to prepare the equipment or system for initial operation (e.g., oil levels OK, fan belt tension, labels affixed, gauges in place, sensor calibration completed, systems installed as per design documents and details, etc.). Examples of the static inspections that the subcontractor must perform are hydrostatic testing of all piping systems and pressure testing of all ducts for leakage. Completed static test inspection sheets are to be submitted to the CxA. Subcontractors typically already perform many of the PFT items that the CxA will recommend. The CxA will perform and/or witness the PFT verification and document the results. See Appendix G for the Pre-Functional Checklists to be used on this project.

7.3.2. BAS Controls Checklist

The BAS contractor develops and submits a written systematic plan to the CxA, which describes the process they intend to follow in checking out the control system and the forms on which they will document the process. This plan should include sequence of operation, points list, point-to-point checkout sheets and control drawings. The BAS contractor will also meet with the TAB contractor prior to the start of TAB and review the TAB plan to determine the capabilities of the control system for the use in TAB. The BAS contractor will provide a technician qualified to operate the controls to assist the TAB contractor in performing TAB. TAB work will not begin until the control system has received a point-to-point checkout and equipment can run in normal mode under full control of the control system.

7.3.3. TAB Checkout Plan

The TAB contractor submits the outline of the TAB plan and approach through the Owner to the CxA and the BAS subcontractor. This plan is to include the approach and explanation of the intended use of the Building Automation System in the TAB process. The CxA reviews the plan and approach for understanding and coordination issues and may comment, but does not “approve”. The BAS contractor reviews the feasibility of using the BAS for assistance in the TAB work. The TAB submits weekly written reports of discrepancies, contract interpretation requests and lists of completed tests through the CM to the CxA. This will facilitate quicker resolution of problems and will result in a more complete TAB before functional performance testing begins.





7.3.4. Subcontractor / Manufacturer Equipment Start-Up Plan

At a time designated by the owner, the subcontractor or manufacturer’s representative who has contractual obligation to provide start-up services shall startup the systems and equipment in accordance with the Contract Documents and the manufacturer’s requirements. The subcontractor/manufacturer’s representative shall provide all materials, test equipment, utilities, etc., and sufficient responsible and knowledgeable personnel from each related trade as required demonstrating proper system operation.

This start-up test shall be in addition to the requirements for subcontractor tests, Code official’s inspection tests, Authority Having Jurisdiction requirements and operating instructions. The subcontractor shall supervise, conduct, and document the start-up tests. Any adjustments and/or alterations which the start-up tests indicate as necessary for the proper functioning of all equipment shall be completed before functional performance testing can begin. The subcontractor shall submit start-up procedures, data sheets and recording forms for review a minimum of four weeks prior to execution of the start-up verification process.

7.3.5. Execution of Pre-Functional Checklists

The project construction team (e.g. subcontractors, CM, etc.) are fully responsible for installation of all equipment related to the scope of the project and all manufacturer start-up inspections and checklists. It is the responsibility of the subcontractors and/or vendors to direct and execute all startup activities. All System Readiness checklist items are to be completed during the scheduled equipment/system start-up. The CxA or CM may observe selected startup procedures of primary equipment. The CxA is responsible for the execution of all pre-functional checklists. Pre-functional checklists shall ensure that the equipment and systems are hooked up and operational. The pre-functional testing for a given piece of equipment or system must be successfully completed prior to formal Functional Performance Testing can begin.

8. Acceptance Phase

The acceptance phase includes commissioning tasks executed after the construction has been completed, all site observations and static tests have been completed and all Pre-Functional Tests have been completed and accepted. The main commissioning activities performed during this phase are verification that the installed systems are functional as verified by conducting Functional Performance Tests and Owner training. 8.1. Functional Performance Testing Overview

Functional testing is the dynamic testing of systems (rather than just components) under full operation. Systems are tested under various modes, such as during low cooling or heating loads, high loads, component failures, unoccupied, varying outside air temperatures, fire alarm, power failure, etc. The systems are run through all of the control system’s sequences of operation and components are verified to be responding as the sequences state. The CxA develops the Functional Test Procedures in a sequential written form and tests and documents the actual performance.





8.2. Functional Performance Testing Development Process

Before Functional Test Procedures are written, the CxA will require all requested documentation and a current list of change orders affecting equipment or systems, including an updated points list, control sequences and set-points. The CxA develops specific Functional Test Procedures to verify proper operation of each piece of equipment and system, using the information required in the Specifications and the representative start-up procedures required by the manufacturer. The CxA will obtain information as needed and required by the specifications from the owner, as needed, regarding sequences and operation, manufacturers start up reports and test and balance reports to develop these tests. Functional testing and verification may be achieved by manual testing (persons manipulate the equipment and observe performance) or by monitoring the performance and analyzing the results using the control system’s trend log capabilities. Functional testing and verification may be achieved by manual testing (persons manipulate the equipment and observe performance) or by monitoring the performance and analyzing the results using the control system’s trend log capabilities or by stand-alone data loggers. The CxA will follow the specifications and use judgment where needed to determine which method is most appropriate.

8.3. Pre-Requisites for Functional Performance Testing

The following applicable prerequisite checklist items are required to be completed and checked off by the CxA prior to functional performance testing:

• All related equipment has been started up, start-up reports have been submitted and Pre-Functional Tests have been completed.

• All control system functions for this and all interlocking systems are programmed and operable per contract documents, including final set-points and schedules with debugging, loop tuning and sensor calibrations completed.

• Piping system flushing complete and required report approved.

• Water treatment system complete and operational.

• Test and balance (TAB) complete and approved for the air and hydronic systems.

• All A/E punchlist items for commissioned equipment are completed.

• Safeties, operating ranges, time-of-day schedule and setpoints for the control system have all been coordinated and tested.

• Other miscellaneous checks of the PFT checklist and start-up reports completed successfully.

8.4. Execution of Functional Performance Tests

The Functional Performance Test (FPT) is to be carried out on all equipment to be commissioned. Each FPT tests the sequence of operations implemented by the design engineer to find out if the equipment responds as expected to certain commands. The CxA develops the functional test procedures in a sequential written form, coordinates, oversees and documents the actual testing, which is usually performed by the BAS subcontractor and other members of the CxT as required.





The control system is tested before it is used to verify performance of other components or systems. The air balancing and water balancing is completed and debugged before functional testing of air-related or water-related equipment or systems. Testing proceeds from components to subsystems to systems and finally to interlocks and connections between systems.

See Appendix H of this document for the Functional Performance Tests to be used on this project.

8.5. Trend Logs and Monitoring

The CxA may use the BAS to monitor system points on an as-needed basis. All monitoring will occur after systems are in normal operation and manual functional testing and other adjusting of setpoints and schedules are complete. Normally this occurs a few weeks after substantial completion. The CxA provides a list of monitoring points to the BAS contractor for trending setups. The trending duration is typically for 1 to 2 weeks.

8.6. Sampling

Multiple identical pieces of non-life-safety or otherwise non-critical equipment may be functionally tested using a sampling strategy.

8.7. Commissioning Issues and Retesting

The CxA record the results of the functional test on the procedure or test form. All issues identified during the verification testing are documented on the Issue Log and reported to the Owner. The Issue Log includes all details of the components or systems found to be non-compliant with the parameters of the test plans. The report details the adjustments or alterations required to correct system operation, at which time Owner will identify the responsible party.

Corrections of minor issues identified may be made during the tests at the discretion of the CxA with the concurrence of the Owner. In such cases the issue and resolution will be documented on the Issues Log. Every effort will be made to expedite the testing process and minimize unnecessary delays, while not compromising the integrity of the procedures. For all other issues, once an issue has been identified and a resolution has been decided, the appropriate party corrects the issue and notifies the CxA that the equipment is ready to be retested. The CxA reschedules the test and the test is repeated until satisfactory performance is achieved.

The commissioning Issue Log is found in Appendix C of this document.

8.8. Seasonal Testing

Seasonal variation in operations or control strategies may require additional testing during the opposite season to verify performance of the HVAC system and controls. During the warranty period, seasonal testing and other deferred testing is completed as required to fully test all sequences of operation. Operation coordinates these activities. Tests are executed and documented, with deficiencies corrected by the appropriate subcontractors. Any final adjustments to the O&M manuals and as-builts due to the testing are also completed.





8.9. Systems Manual

The Systems Manual is intended to be a usable information resource containing all of the information related to the systems, assemblies, and commissioning process in one place with indexes and cross references.

8.10. Training and Orientation of Owner Personnel

After completion of system start-up and functional testing, the subcontractors shall perform owner training and orientation on equipment and systems installed under this project. Along with a complete demonstration of the system/equipment, the following items are to be reviewed at the demonstration:

• Operation and maintenance information published by manufacturer.

• Explanation of warranty/guarantee on the system or any special issues to maintain warranty.

• Provide an overview of the purpose and operation of the equipment, including required interactions of staff with the equipment, and written operating instructions detailing integral controls, troubleshooting, alarms, manual operation.

• Provide technical information regarding the purpose, operation, troubleshooting and maintenance of this equipment at a very detailed level, expecting that almost all operation, service and repair will be provided by the facilities personnel.

• Service, maintenance and preventative maintenance (sources, spare parts inventory, special tools, etc.)

• Drawings showing “as-built” conditions.

8.11. Final Commissioning Report

After completion of all commissioning activities, the CxA will write a final summary report documenting the overall results of the commissioning process and recommending acceptance of the commissioning process and related documentation.

The final commissioning report will include an overview or summary of the commissioning process, major results of the process, the final commissioning issues log and resolutions, commissioning progress and field reports, a deferred testing log, an unresolved issues log, a lessons-learned evaluation, and concluding with a recommendation to accept the process as complete.

For each piece of commissioned equipment, the report should contain the disposition of the CxA regarding the adequacy of the equipment, documentation and training meeting the contract documents in the following areas:

• Equipment meeting the equipment specifications

• Equipment installation

• Functional performance and efficiency

• Equipment documentation and design intent

• Operator training Appendices shall contain acquired sequence documentation, logs, meeting minutes, progress reports, deficiency lists, site visit reports, findings, unresolved issues, communications, etc.





Pre-Functional tests, functional performance tests, monitoring data and analysis will be provided in a separate labeled binder.

9. Warranty Phase

The warranty phase includes commissioning efforts executed after a project has been completed and accepted by the Owner. The commissioning tasks include follow-up on verification of system performance, measurement and verification tasks and assistance in identifying warranty issues and enforcing warranty provisions of the construction contract. 9.1. Deferred Testing Unforeseen Deferred Tests: If any test cannot be completed due to the building structure, required occupancy condition, or other deficiency, the functional testing may be delayed upon approval of the owner. These tests are conducted in the same manner as the seasonal tests as soon as possible.

9.2. Warranty Period

During the warranty period, seasonal testing and other deferred testing required is completed according to the specifications. The CxA coordinates this activity. Tests are executed and deficiencies corrected by the appropriate subs, witnessed by the CxA. Any final adjustments to the O&M manuals and as-builts due to the testing are made. In addition, the CxA will return to the project approximately 10 months into the 12-month warranty period. During this visit, the CxA will review with facility staff the current building operation and the condition of outstanding issues related to the original and seasonal commissioning. The CxA will also interview facility staff and identify problems or concerns they have operating the building as originally intended. The CxA will make suggestions for improvements and for recording these changes in the O&M manuals. The CxA will identify areas that may come under warranty or under the original construction contract. The CxA will also assist facility staff in developing reports, documents and requests for services to remedy outstanding problems.

10. Schedule

The CxA works with the Owner in order to incorporate the commissioning tasks into the overall project schedule in order to allow the subcontractors to perform commissioning in the normal flow of a project.

Index of Appendices

Appendix A - Commissioned Systems Appendix B - Owner’s Project Requirements Appendix C - Commissioning Issues Log Appendix D - Systems Manual Requirements Appendix E - Basis of Design Appendix F - Project Commissioning Specifications Appendix G - Pre-Functional Tests Appendix H - Functional Performance Tests

Appendix A: Commissioned Systems

The following are the commissioned systems from the specifications for this project. All general references in this document refer only to equipment that is to be commissioned.

System Equipment Description

HVAC

100% Outside Air Rooftop Units (Qty. 7)

Water Source Heat Pump Rooftop Units (Qty. 5)

Water Source Heat Pumps (Qty. 37)

Split System Air Conditioning Units (Qty. 5)

Exhaust Fans (Qty. 9)

Various Unit Heaters and Cabinet Unit Heaters

Make-Up Air Handling Unit (Qty. 1)

Radiant Ceiling Panels (Qty. 41)

Heat Exchangers (Qty. 2)

Pumps (Qty. 8)

Hot Water Boiler (Qty. 1)

Closed Circuit Cooling Tower (Qty. 2)

Supply, Return and Exhaust Ductwork System

HVAC Piping

Plumbing Domestic Hot Water Heaters and Systems

Electrical Lighting Occupancy / Daylighting Controls

BAS Controlled devices, control loops and system integration

TAB Testing, Adjusting and Balancing

Functional Performance Test (FPT)(Heat Pump Water Loop)

State College High School

Test Type: Functional Performace Test

System: Heat Pump Water Loop

Equipment Tag: B-1, CCC-1, P-1 to 3

Location:

Serves:

Results

(pass/fail)Comment #

Results


Cooling tower bypass valve indexed closed

to tower

Hot water mixing valve indexed closed to

boiler

Combustion air dampers close

BAS Sequence of Operation for Unoccupied

Mode:

Heat Pump Override Test

Trigger for Test: Expected Outcome:

Trigger for Test:

Sequence of Operation Functional Testing

Boiler and Pump (P-3) de-energizes

Loop pumps (P-1 and P-2) de-energize

Expected Outcome:

Index heat pump water system into unoccupied

mode Cooling tower de-energizes

FPT-HPWL-1

Date Completed:

Technician(s):

Checklist #:

Unoccupied Mode

Start/Stop Test

SCSD Project #:

ABE Project #:

BAS Schematic Drawing (for information only)

J11-XXX

Note: Enter “pass” if acceptable (enter "fail" and provide comment if unacceptable) in the results sections

Verify the cooling tower, boiler, associated

water loop pumps and 100%OA unit

disconnects are "off".

Disconnects are pulled to the "off"

position.

General Mode

BAS Sequence of Operation for General Mode:

Central loop water system (cooling tower,

boiler, pumps, etc.) are indexed to the

occupied mode of control

Press override button on individual heat pump

space temperature sensor.

FPT - Heat Pump Water Loop 1 of 4 FPT-HP-01



Results


n/a n/a

Results


Results


Results


Loop Pumps Control Test


Adjust the water differential pressure setpoint(s)

above the current water differential pressure

value(s).

The pump variable frequency drive ramps

up to satisy the new water differential

pressure setpoint.

Lead loop pump energizesHeat pump loop indexed to occupied mode

Lag loop pump energizes

BAS Sequence of Operation for Occupied

Mode:

Mode Enable Test

Trigger for Test:

Place the lead loop pump disconnect into the

"off" position.

Boiler Control Test

Expected Outcome:

Occupied Mode

Index heat pump water system into occupied

mode(See individual equipment tests below)

Verify the user selectable pump rotation

schedule.


Combustion air dampers open

Boiler circulator pump (P-3) energizes

Confirm the boiler enable loop supply water

temperature setpoint is 50 Deg F

Water loop reset control valve modulates as

required to maintain the required supply

water temperature setpoint.

Setpoint is 50 Deg F

Adjust the loop water supply temperature setpoint

above the current loop water supply temperature

value.

Confirm the cooling tower enable loop supply water

temperature setpoint is 90 Deg FSetpoint is 90 Deg F

Pumps rotate on a daily, monthly,

runtime or manual timetable.

Boiler energizes


The pump variable frequency drive ramps

down to satisy the new water differential

pressure setpoint.

Adjust the water differential pressure setpoint(s)

below the current water differential pressure

value(s).

Cooling Tower Control Test




Results


Results


Adjust the low outside air temperature flow

control setpoint below the current outside air

temperature value.


Lead heat pump loop energizes

Cooling tower bypass valve modulates to

maintain a minimum flow of 200GPM

through the cooling tower.

Safeties and Alarms

BAS Sequence of Operation for Safeties and

Alarms:

Low Outside Air Temperature Flow Control and Alarm Test

Isolation damper opens

Fans energize

High cooling tower sump level alarm

Cooling tower fan VFD fault alarm

Boiler failure alarm Alarm indicated at BAS terminal

Alarm indicated at BAS terminal


Misc. Alarm Testing

Verify the following alarms: Expected Outcome:



Loop pump (P-1, P-2) VFD fault alarm

Pump (P-1 to 3) failure alarms

Low water loop temperature alarm Alarm indicated at BAS terminal

High water loop temperature alarm Alarm indicated at BAS terminal

Tower bypass valve modulates closed

to tower

Adjust the tower discharge water temperature

setpoint above the current tower water discharge

temperature value.

Simulate a low sump water level Water make-up valve opens

Low cooling tower sump level alarm Alarm indicated at BAS terminal

Low cooling tower sump water temperature alarm Alarm indicated at BAS terminal

Low water loop pressure alarm Alarm indicated at BAS terminal

Once the VFD speed is at maximum,

the spray pump energizes to maintain

the new tower water discharge setpoint.

Fan variable frequency drive ramps up

fan speed to satisfy the new tower water

discharge temperature setpoint.

Adjust the tower discharge water temperature

setpoint below the current tower water discharge

temperature value.

Isolation damper closes

Spray pump de-energizes

Fans de-energize




Comment #

Note /

Observation #

Comment Sheet

Description

Additional Notes / Observations

Description


Functional Performance Test (FPT)(Variable Air Volume AHU Unit)



System: VAV AHU Unit

Equipment Tag: AHU-5

Location:

Serves:

Results


Setpoints returned to as-found values.Return all setpoints to as-found values.

FPT-AHU-5

Date Completed:

Technician(s):

Checklist #:

Unoccupied Mode

Start/Stop Test

The units supply fan is de-energized and the units outside air

damper shall be closed and return air damper opens. Any one of

the VAV box space temperature sensors shall cycle the fan,

electric heat and mechanical cooling as required to maintain

reduced night setback setpoint. The VAV dampers shall continue

to modulate to maintain night setback setting.

SCSD Project #:

ABE Project #:


J11-XXX




Mode:

Index unit into unoccupied mode

Verify all VAV box night heating setback

temperatures are 65DegF.

Supply fan energizes.

Electric heat energizes

Check Heating Mode: Adjust a VAV box space

temperature setpoint above the current VAV

box space temperature value.

Supply fan de-energizes

Expected Outcome:

Return air fan opens

Setpoints are 65DegF

Trigger for Test:

Outside air damper remains closed and

return air damper remains open.

Outside air damper closes

Check Cooling Mode: Adjust a VAV box space

temperature setpoint below the current VAV

box space temperature value.

Supply fan energizes.

Outside air damper remains closed and

return air damper remains open.

Mechanical cooling energizes

Verify all VAV box night cooling setback

temperatures are 80DegF.Setpoints are 80DegF

FPT - Variable Air Volume AHU Unit 1 of 4 FPT-AHU-5



Results


Results


Index unit into cool-down mode

Supply fan energizes


Return air damper opens

Electric heat is de-energized

Mechanical cooling is energized

VAV box dampers at maximum setpoint

position

Mechanical cooling is locked-out

Cool-Down Mode

BAS Sequence of Operation for Cool-Down

Mode:

Unit will be indexed to the cool-down cycle when the average

space temperature is above the occupied cooling temperature

setpoint of 75DegF (adj.). The unit fan shall run continuously.

Outside air damper shall be closed, return air damper open and

the VAV box dampers shall be at a maximum setpoint position.

When the average space temperature is at the occupied setpoint,

then the morning cool-down cycle will be switched over to the

occupied mode.

Start/Stop Test


Index unit into warm-up mode




Mode:

Upon the unit being indexed into occupied mode, the supply fan

shall run continuously and the outside air damper shall be opened

to minimum position. Based on the required space temperature

setpoints, the units mechanical cooling, economizer dampers and

electric heat shall be modulated in sequence to maintain a

discharge air temperature reset schedule between 55DegF and

120DegF.

VAV box dampers at maximum setpoint

position

Electric heat is energized


Occupied Mode

Warm-Up Mode

BAS Sequence of Operation for Warm-Up

Mode:

Unit will be indexed to the warm-up cycle when the average space

temperature is below the occupied heating temperature setpoint of

70DegF (adj.). The unit fan shall run continuously. Outside air

damper shall be closed, return air damper open and the VAV box

dampers shall be at a maximum setpoint position. When the

average space temperature is at the occupied setpoint, then the

morning warm-up cycle will be switched over to the occupied

mode.

Start/Stop Test





Results


Results


Results


Results


Results


Mechanical cooling is energized

Return air high CO2 alarm Alarm indicated at BAS terminal

Smoke detector alarm Alarm indicated at BAS terminal

Filter differential pressure alarm Alarm indicated at BAS terminal

CO2 Control Test

Adjust the return air CO2 setpoint above the

current return air CO2 value.

Adjust the return air CO2 setpoint below the

current return air CO2 value.Outside air damper modulates open

Expected Outcome:Trigger for Test:

Outside air damper modulates to minimum

setpoint

Safeties and Alarms


Alarms:

A duct mounted smoke detector shall de-energize the unit fan, the

outdoor air damper shall close, the return air damper shall open,

electric heating and mechanical cooling shall both be disabled

when products of combustion are sensed.

Supply Static Control Test


Bypass damper modulates open

Misc. Alarm Testing


Adjust the supply static setpoint above the

current supply static value.Bypass damper modulates closed

Adjust the supply static setpoint below the

current supply static value.

Smoke Detector Alarm Test


Duct mounted smoke detector senses products

of combustion

Supply fan denergizes



Electric heat stages off

As OA conditions permit, the outside air

damper modulates open for economizer.

Supply Temperature Control Test


Electric heat stages on


Supply static high alarm Alarm indicated at BAS terminal

Adjust the space temperature setpoint above

the current space temperature value.

Outside air damper opens to minimumIndex unit into occupied mode

Adjust the space temperature setpoint below

the current space temperature value.




Comment #

Note /

Observation #

Comment Sheet

Description


Description


Functional Performance Test (FPT)(Water Source Heat Pumps)



System: Heat Pump

Equipment Tag: HP-01

Location:

Serves:

Results


Results




Mode:

FPT-HP-01

Date Completed:

Technician(s):

Checklist #:

Unoccupied Mode

Start/Stop Test

SCSD Project #:

ABE Project #:


J11-XXX


Trigger for Test:

Central loop water system (cooling tower,

boiler, pumps, etc.) are indexed to the

occupied mode of control


Compressor de-energizes

Expected Outcome:

Index unit into unoccupied modeOutside air damper closes

Isolation valve closes

Verify the cooling tower, boiler, associated

water loop pumps and 100%OA unit

disconnects are "off".

Disconnects are pulled to the "off"

position.

Press override button on individual heat pump

space temperature sensor.

100% OA Rooftop unit indexed to occupied

mode of control

General Mode

BAS Sequence of Operation for General Mode:

Start/Stop Test


Heat pump indexed to occupied mode of

control

FPT - Water Source Heat Pumps 1 of 5 FPT-HP-01



Results


Results


Results


Morning Cool Down Mode

BAS Sequence of Operation for Morning Cool

Down Mode:

Space Temperature Control Test

Outside air damper remains closed

Compressor energizes



Trigger for Test:

Adjust the space temperature setpoint above the

current space temperature value.

Expected Outcome:


Isolation valve opens

Confirm the unoccupied space temperature setpoint

for heating is 55 Deg FSetpoint is 55 Deg F






Adjust the space temperature setpoint below the

current space temperature value. Isolation valve opens

Reversing valve energizes

Confirm the unoccupied space temperature setpoint

for cooling is 85 Deg FSetpoint is 85 Deg F

Morning Warm-Up Mode

BAS Sequence of Operation for Morning Warm-

Up Mode:



Index unit into morning warm-up mode

Index unit into morning cool down mode









Results


Results


Results


Results


Outside Air Damper Control Test

Occupied Mode

Adjust the space CO2 setpoint above the current

space CO2 value.

Outside air damper modulates closed

towards minimum setpoint






Mode:

Start/Stop Test


Adjust the space CO2 setpoint below the current

space CO2 value.

Outside air damper modulates open as

required to maintain the new CO2 setpoint

Space Temperature Control Test


Adjust the space temperature setpoint above the




Reversing valve de-energizes

Adjust the space temperature setpoint below the


Index unit into occupied mode


Outside air damper opens to minimum

position


Space temperature setpoint shall be relaxed

(lowered in heating mode and raised in

cooling mode)

Space temperature setpoint returns to

previous value.

Demand Limiting Control

BAS Sequence of Operation for Demand

Limiting Control:

Setpoint Adjustment Test

Adjust the facility power consumption kW

setpoint below the current facility power

consumption value.

Adjust the facility power consumption kW

setpoint above the current facility power

consumption value.




Results


Results


Results


Results


Readout Test

Isolation valve closes

Simulate a high level of condensate in the drain

pan




Safeties and Alarms


Alarms:

High Condensate Level Alarm Test


BAS calculates the space Environmental

Index (0-100%)

Environmental Index

BAS Sequence of Operation for Environmental

Index:

Readout includes the percentage of time

since occupancy began that the

Enviromental Index was 70% or higher.

Unit needs to be in occupied mode and BAS

controller is monitoring zone temperature and

CO2 readings



Supply fan failure alarm

High and low space temperature alarm

High space CO2 alarm (where applicable)

Heat pump general alarm

Low space temperature alarm Alarm indicated at BAS terminal



Loop Water Flow Switch Test


While heat pump is running, close water loop

supply or return manual isolation valve



Misc. Alarm Testing





Comment #

Note /

Observation #

Comment Sheet

Description


Description


Fee Proposal


Thank you for the opportunity to provide this proposal for Commissioning Services to the State College

School District for the High School Project located in State College, PA.

1. Air Balancing Engineers proposes to provide Building Commissioning services to the State

College Area School District for the High School construction project based on the Scope of

Work described in Part B of the Request for Proposal and the Form of Agreement and its terms

and conditions attached to the Proposal, for a fixed fee of: $345,550

The above lump sum fee includes the necessary tasks to achieve both the LEED Fundamental

Commissioning of Building Energy Systems prerequisite and the LEED credit for Enhanced

Commissioning.

2. In addition to the above referenced services, an additional fee is proposed to complete the

Building Envelope Commissioning services, also described in Part B of the Request for Proposal as

follows: $134,650

3. Breakdown of LEED Fundamental and Enhanced Commissioning Lump Sum Fee:

a. Design Phase:

i. Fee: $41,500

ii. Hours: 354 hours

iii. Representative Tasks:

1. Design Review of Owner’s Project Requirements (OPR) and Basis of Design

(BOD)

2. Meeting related to LEED

3. Pre-bid design reviews of contract documents against the OPR/BOD at

60% and 90% completion

4. Create Commissioning Specifications for inclusion in the contract

documents

5. Attend 3-5 project design meetings (as required)

b. Construction Phase:

i. Phase 1 – New:

1. Fee: $67,380

2. Hours: 580 hours

ii. Phase 2 – New/Renovation:

1. Fee: $112,300

2. Hours: 960 hours

iii. Phase 3 – North Construction:

1. Fee: $44,900

2. Hours: 380 hours

iv. Representative Tasks (same for construction phases 1, 2 and 3):

1. Submittal review for compliance with OPR and BOD

2. Develop, prepare and implement Commissioning Plan

3. Jobsite installation inspections – pre-functional testing

4. Equipment startup verification

5. Functional Performance Testing

6. Commissioning / Construction Meetings

c. Warranty / Acceptance Phase

i. Fee: $79,470



1. 10 month Completion review with staff and occupants

Fee Proposal


2. Develop a Systems Manual with the Project Team

3. Turnover seminar training checklists

4. Post Acceptance Testing

5. Written Final Summary of Commissioning Report

6. Prepare and upload electronic documents for LEED online

Breakdown of Building Envelope Commissioning Lump Sum Fee:

a. Design Phase:

i. Fee: $16,160



1. Work with Design Team during development of building shell/envelope

detailing.

2. Pre-bid design reviews of contract documents at 60% and 90%

completion. Areas of focus for the design reviews will be the water

barrier, air barrier, vapor barrier and thermal barrier.

3. Create Commissioning Specification for inclusion in the contract

documents

4. Attend 3-5 project design meetings (as required)

b. Construction Phase:

i. Phase 1 – New:

1. Fee: $26,250

2. Hours: 190 hours

ii. Phase 2 – New/Renovation:

1. Fee: $43,760

2. Hours: 315 hours

iii. Phase 3 – North Construction:

1. Fee: $17,500

2. Hours: 126 hours

iv. Representative Tasks (same for construction phases 1, 2 and 3):

1. Inspection based verification of the walls, footing & floors, windows &

doors and roofs.

2. Perform periodic site visits to observe the building envelope construction

3. Submittal review for compliance with specifications

4. Installation inspections at the following milestones:

a. Prior to air barrier installation

b. During air barrier and thermal barrier installation

c. At air barrier completion

d. At roof completion

e. At door and window trim installation

5. Develop, prepare and implement a Building Envelope Commissioning

Plan

6. Sample items to be reviewed during inspections:

a. Low spots without drains

b. Incorrect insulation

c. Flashing obstructing drainage

d. Commissioning / Construction Meetings as required

c. Warranty / Acceptance Phase:

i. Fee: $30,980



Fee Proposal


1. Develop a Systems Manual with the Project Team

2. Written Final Summary of Commissioning Report

3. Perform Infrared Scan of building envelope to determine any areas of

unacceptable air leakage or heat loss (performed during heating

season).

Proposed Sampling Rates: In our experience, identifying a detailed equipment sampling plan is

difficult when the construction documents are only at a 30% completion stage. At this design

stage, full system interoperability is not fully defined and detailed. By implementing a sampling

plan now, some of these specific system to system or critical equipment testing could be

overlooked. The pricing above reflects 100% testing of equipment (no sampling). A sampling plan could be created at a later drawing stage (e.g. 80% or 90%) once the final amounts and type of equipment and systems are known.

A typical sampling schedule could be similar to the following:

Main System Subsystem Sampling

Rate

Central Building Automation

System, including linkages to

remote monitoring and control

sites (excluding any security

related control systems or

interlocks

n/a 100%

HVAC Equipment Rooftop Air Handling Units 100%

Water Source Heat Pumps 100%

Variable Air Volume Terminal Boxes 20%

Boilers, cooling towers, pumps 100%

Distribution ductwork and piping 20%

Refrigeration Systems Chillers 100%

Split System Air Conditioning Units (<5 ton) 20%

Life safety systems (fire alarm, fire

protection) as related to the

HVAC systems

n/a 100%

Service water systems, including

rainwater harvesting systems

Rainwater cistern, pumps, filters 100%

Sinks, faucets, toilets 20%

Domestic hot water systems Domestic water heaters 100%

Distribution piping and devices 20%

Fee Proposal


Emergency power and

uninterruptible power supply

(UPS) systems and/or emergency

generator

n/a 100%

Communication and paging

systems

n/a 100%

Daylight harvesting, and central

and local lighting controls

systems (including occupancy

sensor sampling)

Head end control panel 100%

Occupancy / daylighting sensors 20%

Building envelope systems to help

ensure against bulk water

intrusion, water infiltration and air

infiltration

n/a As

required

4. Fee Schedule of Hourly Rates to be used for any Additional Services that may be required on the

project:

Clerical / Administrative $55/hr

Senior Designer / Commissioning Specialist $90/hr

Sr. Project Professional $130/hr

Sr. Technical Professional / Sr. Commissioning Specialist $150/hr

Project Manager $150/hr

5. Reimbursable expenses (accounting, mileage, travel expenses, etc.) are included in the Lump

Sum Fees listed above.

6. A sample agreement (EJCDC) for commissioning services is attached. We are open to either

using an agreement similar to this one or some other similar type for this project.

7. Assumptions / Exclusions: a. While not included in the above scope of work, the owner can elect to perform more in-

depth envelope functional testing (such as ASTM): Whole building pressure test, assembly

water intrusion tests, roof water intrusion tests, thermal intrusion tests and adhesion pull tests.

b. The subcontractors will provide start-up reports and pre-functional checklists and data

forms for major equipment items and automatic controls. Air Balancing Engineers will

review the forms prior to completion.

c. Air Balancing Engineers will prepare test forms and direct the functional performance tests.

The subcontractors will provide the necessary staff (mechanical, controls, electrical,

equipment manufacturer, etc.) to operate the systems.

d. The commissioning agent shall not be responsible for reenergizing any electrical

equipment, machinery or systems that may default to off requiring manual restart during

any electrical circuit testing. The restart of said equipment shall be the responsibility of the

owner or an agent representing the owner or an on-site contractor responsible for the

installation of same.

Fee Proposal


Should you have any questions, please contact me. If this proposal is acceptable to you, please inform

Bart Rado via phone (570) 759-1625, ext. 10 or via email [email protected]

This proposal will be valid for 90 days from the date of the letter.

We look forward to working with you and your team on this project and providing solutions that will benefit the State College School District.

EJCDC E-520 Short Form of Agreement Between Owner and Engineer for Professional Services.

Copyright ©2009 National Society of Professional Engineers for EJCDC. All rights reserved.

Page 1

SHORT FORM OF AGREEMENT BETWEEN OWNER AND ENGINEER

FOR PROFESSIONAL SERVICES

THIS IS AN AGREEMENT effective as of ___ ___________ (“Effective Date”) between ____________________________________("Owner") and ________________________________________________________(“Engineer”).

Owner's Project, of which Engineer's services under this Agreement are a part, is generally identified as follows: _____ __________________(“Project"). Engineer’s Services under this Agreement are generally identified as follows: ___________________________

Owner and Engineer further agree as follows: 1.01 Basic Agreement and Period of Service

A. Engineer shall provide, or cause to be provided, the services set forth in this Agreement. If authorized by Owner, or if required because of changes in the Project, Engineer shall furnish services in addition to those set forth above. Owner shall pay Engineer for its services as set forth in Paragraphs 7.01 and 7.02.

B. Engineer shall complete its services within a reasonable time, or within the following specific time period: Commissioning services will follow the timeframe set out in the project construction schedule.

C. If the Project includes construction-related professional services, then Engineer's time for completion of services is conditioned on the time for Owner and its contractors to complete construction not exceeding __ months. If the actual time to complete construction exceeds the number of months indicated, then Engineer's period of service and its total compensation shall be appropriately adjusted.

2.01 Payment Procedures

A. Invoices: Engineer shall prepare invoices in accordance with its standard invoicing practices and submit the invoices to Owner on a monthly basis. Invoices are due and payable within 30 days of



Page 2

receipt. If Owner fails to make any payment due Engineer for services and expenses within 30 days after receipt of Engineer’s invoice, then the amounts due Engineer will be increased at the rate of 1.0% per month (or the maximum rate of interest permitted by law, if less) from said thirtieth day. In addition, Engineer may, after giving seven days written notice to Owner, suspend services under this Agreement until Engineer has been paid in full all amounts due for services, expenses, and other related charges. Owner waives any and all claims against Engineer for any such suspension. Payments will be credited first to interest and then to principal.

3.01 Termination

A. The obligation to continue performance under this Agreement may be terminated:

1. For cause,

a. By either party upon 30 days written notice in the event of substantial failure by the other party to perform in accordance with the Agreement’s terms through no fault of the terminating party. Failure to pay Engineer for its services is a substantial failure to perform and a basis for termination.

b. By Engineer:

1) upon seven days written notice if Owner demands that Engineer furnish or perform services contrary to Engineer’s responsibilities as a licensed professional; or

2) upon seven days written notice if the Engineer’s services for the Project are delayed for more than 90 days for reasons beyond Engineer’s control.

Engineer shall have no liability to Owner on account of a termination by Engineer under Paragraph 3.01.A.1.b.

c. Notwithstanding the foregoing, this Agreement will not terminate as a result of a substantial failure under Paragraph 3.01.A.1.a if the party receiving such notice begins, within seven days of receipt of such notice, to correct its substantial failure to perform and proceeds diligently to cure such failure within no more than 30 days of receipt of notice; provided, however, that if and to the extent such substantial failure cannot be reasonably cured within such 30 day period, and if such party has diligently attempted to cure the same and thereafter continues diligently to cure the same, then the cure period provided for herein shall extend up to, but in no case more than, 60 days after the date of receipt of the notice.

2. For convenience, by Owner effective upon Engineer's receipt of written notice from Owner.

B. The terminating party under Paragraph 3.01.A may set the effective date of termination at a time up to 30 days later than otherwise provided to allow Engineer to complete tasks whose value would otherwise be lost, to prepare notes as to the status of completed and uncompleted tasks, and to assemble Project materials in orderly files.



Page 3

C. In the event of any termination under Paragraph 3.01, Engineer will be entitled to invoice Owner and to receive full payment for all services performed or furnished in accordance with this Agreement and all reimbursable expenses incurred through the effective date of termination.

4.01 Successors, Assigns, and Beneficiaries

A. Owner and Engineer are hereby bound and the successors, executors, administrators, and legal representatives of Owner and Engineer (and to the extent permitted by Paragraph 4.01.B the assigns of Owner and Engineer) are hereby bound to the other party to this Agreement and to the successors, executors, administrators, and legal representatives (and said assigns) of such other party, in respect of all covenants, agreements, and obligations of this Agreement.

B. Neither Owner nor Engineer may assign, sublet, or transfer any rights under or interest (including, but without limitation, moneys that are due or may become due) in this Agreement without the written consent of the other, except to the extent that any assignment, subletting, or transfer is mandated or restricted by law. Unless specifically stated to the contrary in any written consent to an assignment, no assignment will release or discharge the assignor from any duty or responsibility under this Agreement.

C. Unless expressly provided otherwise, nothing in this Agreement shall be construed to create, impose, or give rise to any duty owed by Owner or Engineer to any contractor, subcontractor, supplier, other individual or entity, or to any surety for or employee of any of them. All duties and responsibilities undertaken pursuant to this Agreement will be for the sole and exclusive benefit of Owner and Engineer and not for the benefit of any other party.

5.01 General Considerations

A. The standard of care for all professional engineering and related services performed or furnished by Engineer under this Agreement will be the care and skill ordinarily used by members of the subject profession practicing under similar circumstances at the same time and in the same locality. Engineer makes no warranties, express or implied, under this Agreement or otherwise, in connection with Engineer’s services. Subject to the foregoing standard of care, Engineer and its consultants may use or rely upon design elements and information ordinarily or customarily furnished by others, including, but not limited to, specialty contractors, manufacturers, suppliers, and the publishers of technical standards.

B. Engineer shall not at any time supervise, direct, control, or have authority over any contractor's work, nor shall Engineer have authority over or be responsible for the means, methods, techniques, sequences, or procedures of construction selected or used by any contractor, or the safety precautions and programs incident thereto, for security or safety at the Project site, nor for any failure of a contractor to comply with laws and regulations applicable to such contractor's furnishing and performing of its work.

C. This Agreement is to be governed by the law of the state or jurisdiction in which the Project is located.

D. Engineer neither guarantees the performance of any contractor nor assumes responsibility for any contractor’s failure to furnish and perform its work in accordance with the contract between Owner



Page 4

and such contractor. Engineer is not responsible for variations between actual construction bids or costs and Engineer's opinions or estimates regarding construction costs.

E. Engineer shall not be responsible for the acts or omissions of any contractor, subcontractor, or supplier, or of any of their agents or employees or of any other persons (except Engineer’s own employees) at the Project site or otherwise furnishing or performing any construction work; or for any decision made regarding the construction contract requirements, or any application, interpretation, or clarification of the construction contract other than those made by Engineer.

F. The general conditions for any construction contract documents prepared hereunder are to be the “Standard General Conditions of the Construction Contract" as prepared by the Engineers Joint Contract Documents Committee (EJCDC C-700, 2007 Edition) unless the parties agree otherwise.

G. All documents prepared or furnished by Engineer are instruments of service, and Engineer retains an ownership and property interest (including the copyright and the right of reuse) in such documents, whether or not the Project is completed. Owner shall have a limited license to use the documents on the Project, extensions of the Project, and for related uses of the Owner, subject to receipt by Engineer of full payment for all services relating to preparation of the documents and subject to the following limitations: (1) Owner acknowledges that such documents are not intended or represented to be suitable for use on the Project unless completed by Engineer, or for use or reuse by Owner or others on extensions of the Project, on any other project, or for any other use or purpose, without written verification or adaptation by Engineer; (2) any such use or reuse, or any modification of the documents, without written verification, completion, or adaptation by Engineer, as appropriate for the specific purpose intended, will be at Owner’s sole risk and without liability or legal exposure to Engineer or to its officers, directors, members, partners, agents, employees, and consultants; (3) Owner shall indemnify and hold harmless Engineer and its officers, directors, members, partners, agents, employees, and consultants from all claims, damages, losses, and expenses, including attorneys’ fees, arising out of or resulting from any use, reuse, or modification of the documents without written verification, completion, or adaptation by Engineer; and (4) such limited license to Owner shall not create any rights in third parties.

H. To the fullest extent permitted by law, Owner and Engineer (1) waive against each other, and the other’s employees, officers, directors, agents, insurers, partners, and consultants, any and all claims for or entitlement to special, incidental, indirect, or consequential damages arising out of, resulting from, or in any way related to the Project, and (2) agree that Engineer’s total liability to Owner under this Agreement shall be limited to the total amount of compensation received by Engineer, whichever is greater.

I. The parties acknowledge that Engineer’s scope of services does not include any services related to a Hazardous Environmental Condition (the presence of asbestos, PCBs, petroleum, hazardous substances or waste as defined by the Comprehensive Environmental Response, Compensation and Liability Act, 42 U.S.C. §§9601 et seq., or radioactive materials). If Engineer or any other party encounters a Hazardous Environmental Condition, Engineer may, at its option and without liability for consequential or any other damages, suspend performance of services on the portion of the Project affected thereby until Owner: (1) retains appropriate specialist consultants or contractors to identify and, as appropriate, abate, remediate, or remove the Hazardous Environmental Condition; and (2) warrants that the Site is in full compliance with applicable Laws and Regulations.



Page 5

J. Owner and Engineer agree to negotiate each dispute between them in good faith during the 30 days after notice of dispute. If negotiations are unsuccessful in resolving the dispute, then the dispute shall be mediated. If mediation is unsuccessful, then the parties may exercise their rights at law.

6.01 Total Agreement

A. This Agreement (including any expressly incorporated attachments), constitutes the entire agreement between Owner and Engineer and supersedes all prior written or oral understandings. This Agreement may only be amended, supplemented, modified, or canceled by a duly executed written instrument.

7.01 Basis of Payment—Lump Sum

A. Using the procedures set forth in Paragraph 2.01, Owner shall pay Engineer as follows:

1. A Lump Sum amount of $ _____.

B. The portion of the compensation amount billed monthly for Engineer's services will be based upon Engineer's estimate of the percentage of the total services actually completed during the billing period.

7.02 Additional Services: For additional services of Engineer’s employees engaged directly on the Project, Owner shall pay Engineer an amount equal to the cumulative hours charged to the Project by each class of Engineer’s employees times standard hourly rates for each applicable billing class; plus reimbursable expenses and Engineer’s consultants’ charges, if any. Engineer's standard hourly rates are attached as Appendix 1.



Page 6

Attachments: Appendix 1, Engineer's Standard Hourly Rates

IN WITNESS WHEREOF, the parties hereto have executed this Agreement, the Effective Date of which is indicated on page 1.

OWNER: ENGINEER:

By: By:

Title: Title:

Date Signed: Date Signed:

Engineer License or Firm's CertificateNumber:

State of: __ ____________________

Address for giving notices: Address for giving notices:

STATE COLLEGE SCHOOL DISTRICT HIGH SCHOOL …...1175 NORTH VINE STREET P.O. BOX 311 BERWICK, PA...

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