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  1. Commissioning Sioux Falls ASHRAE Sioux Falls South Dakota April 17, 2008

  2. Session 1 Meet the Commissioning Team

  3. Meet the Cx Team • Set up a meeting for self introductions • Outline their respective responsibilities • Discuss with them their fee for they are entitled to a fee for their involvement • Discuss the responsibilities of the various contractors • Discuss with them the Commissioning specifications and the importance of this process • Discuss the responsibility of the owner

  4. Meet the Cx Team • Discuss the meeting process • Give them information on the deficiency/issues log and how it is used. • Discuss the submittal review them • Discuss your involvement with RFI’s and change orders • Speak to the pay request issue • Discuss the rolling punch list and how it to be used

  5. Session 2 What’s a Basis of Design and Why do we need one?

  6. Learning Objectives • Understand the purpose of Basis of Design • Be able to explain the BOD to designers • Understand what must be included in the BOD

  7. What is a Basis of Design ASHRAE defines the Basis of Design as: “…All information necessary to accomplish the design intent, including weather data, interior environmental criteria, other pertinent design assumptions, cost goals and references to applicable codes, standards, regulations, and guidelines.”

  8. What is a Basis of Design • It is how designers transform the owner’s design intent into a physical building • Most of the information required is being recorded currently, just not provided to the owner

  9. Why do we need a Basis of Design? PURPOSE OF DOCUMENT • Understand reasoning for system/component selection • Document limits of the systems/components • Understand other requirements • Verify that design intent is being met • Eliminate misunderstandings and confusion • Documents made for life of facility

  10. Why do we need a Basis of Design VALUE AT VARIOUS PROJECT STAGES • Design • Simplifies design by eliminating unneeded components • Easily incorporates current owner’s guidelines • Improves design review process

  11. Why do we need a Basis of Design? CONSTRUCTION • Convey designer’s vision in words • Improves understanding of system construction • Provides level of quality/features expected • Better defines construction limits

  12. Why do we need a Basis of Design? OPERATION • Defines limits of system operation • Conveys vision of operation • Minimizes time to optimize systems • Invaluable during occupancy changes and system renovation

  13. Role of the CxA in Creating a Basis of Design CxA ROLE • Provide guidance to design team • Review submittals and identify missing information • Compare design intent and Basis of Design • Check that documents are updated for changes • Verify coordination between basis of design, documents, drawings and specifications

  14. Role of the design team in the creating the Basis of Design DESIGN TEAM ROLE • Document all assumptions • Document system/component selection reasoning • Use CxA format for guide • Include basis of design information on drawings and in specifications • Provide copies of all calculations

  15. Basis of Design Example Format and Content • Systems Components – description of components and reason for selection • Maintainability – how maintainability issues were addressed • Codes and Standards – description of codes and standards followed in design • Fire and Life Safety – description of Fire and Life/Safety systems and reasons for selection • Assumptions – table listing all assumptions for each system • Appendix – attach manufacturer information showing equipment performance characteristics

  16. Developing the Basis of Design What should be included as the Basis of Design: - Give some ideas and your thoughts

  17. Session Two (A) Commissioning for LEED

  18. Session Two A – Cx for LEED • Prerequisite #1 • CxA must have documented experience on at lease 2 projects. • CxA shall be independent of the design team and construction management although may be employed by the same firms; may be qualified employee or consultant of the Owner. • CxA shall report results, findings and recommendations directly to the Owner. • For projects less that 50k SF, CxA may include qualified person on the design or construction team with required experience.

  19. Session Two A – Cx for LEED • LEED Credit EA #3: • Meet requirements of Prerequisite #1 plus additional tasks. • Prior to start of construction documents designate an independent CxA to lead, review, and oversee the completion of all commissioning process activities. • CxA must be independent of the design and construction teams; not an employee of the design firm, but may be contracted through them; not an employee of contracted through a contractor or CM; may be a qualified employee or consultant of the Owner. • CxA shall report directly to the Owner. • There is no deviation for project size.

  20. Session Two A – Cx for LEED • Systems to be commissioned: LEED prescribes that the following energy-related systems to be commissioned: • Heating, Ventilating, Air conditioning, and refrigeration systems (mechanical and passive) and associated controls. • Lighting and day lighting controls. • Domestic Hot Water Systems • Renewable Energy Systems (wind, solar, etc.)

  21. Session Three Helping the Design Team Deliver Quality

  22. Learning Objectives • Be able to develop a design checklist • Understand the purpose of a design review • Understand the benefits of the review process to the design team

  23. Design Checklists CREATED TO: • Summarize the owner requirements for designers- Memory Tickler • Document the procedures used by the designer • Ensure that basis of design is documented • They are not • Additional paperwork to keep the designers busy

  24. Design Checklist CHECKLISTS FOR DIFFERENT STAGES OF DESIGN • Initial schematic • Selection of system options • Design development

  25. Design Checklist WHAT DOES THE DESIGNER DO WITH THE CHECKLISTS: • Completes and submits with package at major design milestones • CxA review, provides comments to designer • CxA keeps on final for final Cx report

  26. Design Checklist BENEFITS • Higher Quality Design • Assured that design meets owner’s intent • Documented design procedures • Fewer questions and RFI’s later

  27. Design Checklist BENEFITS (CONT.) • Basis of Design • Is easier to create, provide guidance • Designer remembers to create as design progresses, not after design is completed • Reduces review time by specifying expected quality level.

  28. Developing Design Checklist FORMAT • One for each discipline • Simple YES/NO questions • Questions should address: • Design intent • Basis of design • Calculations • Specifications • General drawing quality • Coordination

  29. Designing Checklist Issues • Design Intent Questions – verify design intent has been met, is updated with decisions made during the design process, and is on the drawings • Basis of design Questions – Verify basis of design is thoroughly documented and is included in the drawings and in the specification

  30. Design Checklist Issues • Calculations Questions – verify calculations are complete & included for review, and assumptions added to the basis of design • Specifications Questions – verify specifications match drawings, verify manufacturer name and models meet design intent and basis of design, and verify Cx requirements are integrated into the specifications

  31. Design Checklist Issues General Drawing Quality Questions • Verify general quality of drawings • Consistent terminology & room numbers • Accuracy of information • Legibility • Continuation of items

  32. Design Checklist Issues • Coordination Questions – verify that the various disciplines within the A/E have coordinated their work and that issues of accessibility and maintainability have been resolved

  33. Tracking Design Checklist • Initial Schematic • Systems Concept • Specify systems, such as envelop, HVAC, security, fire alarm, power, & power quality • 25% completion (SD) • 50% completion (DD) • 95% completion (CD) • 100% completion (bid phase)

  34. Tracking Design Checklist PURPOSE OF TRACKING • Verifies progress of design • Checklist was completed and received on time • CxA has reviewed checklist • Conflicts are resolved Methods - Database, spreadsheet, list of items received

  35. Design Review WHAT IS DESIGN REVIEW? • Method to verify the level of quality being delivered by the design team • Detailed verification check of a statistical sampling (5-20%) of the whole design • It is NOT a peer review (re-design or re-analysis), 100% inspection or designer work, used to embarrass or point fingers at the designer

  36. Goals of Design Review • Verify that design meets the documented design • Verify coordination between disciplines • Help the design team identify and fix problems on paper, not during construction • Provide feedback to designer for quality improvement opportunities

  37. Goals of Design Review • For LEED Projects: The CxA must… • Prerequisite #1: review OPR and BOD for clarity and completeness. • EA Credit #3: review OPR, BOD, and design documents prior to mid-construction document phase and back-check review comments at subsequent submittals.

  38. Design Review Process FOUR DISTINCT PHASES • General Review • Coordination Review • Discipline Specific Review • Specification Review

  39. Design Review Process: Step 1 GENERAL REVIEW • Review the Design Intent • Document the General Review Criteria • Continuation of items • Labeling • Legibility • Design intent/basis of design included • Accomplish quick general review

  40. Design Review Process: Step 2 COORDINATION REVIEW • Determine Sampling areas • Select Review samples of drawings • Accomplish coordination review • Placement of multiple pieces of equipment • Accessibility • Consistent Technology • Trade duties clearly Identified

  41. Design Review Process: Step 3 DISCIPLINE SPECIFIC REVIEW • Accomplish Detailed Statistical Review • Document Concerns • Review Drawing Review Procedure

  42. Design Review Process: Step 4 SPECIFICATION REVIEW • Determine the Review Sampling Procedure • Accomplish General Review • Useless Sections • Manufacturer Basis of Design Verified • Don’t use of “or as equal” • Directions are Clear and Concise • Develop Summary of Review

  43. Design Review Conclusions • Need to maintain good team relationships • Should provide feedback to designer • Only Designer can provide a quality project • Review design checklist after project to determine ways to improve them

  44. Session Four Preparing for the Construction Phase Verification Checklist

  45. Learning Objectives • Understand the purpose and benefits of verification checking using construction checklist • Learn how to prepare construction checklist • Learn how checklists are used

  46. Learning Objectives • For LEED Projects: • Prerequisite #1: CxA shall develop and implement a Commissioning Plan. • EA Credit #3: same as for the Prerequisite.

  47. Construction is about to begin • Plan properly during the design phase for a smooth and successful project! • Need to get requirements to individual workers • Need to track construction progress • Need to verify contractor’s quality process • Need to document systems start-up

  48. Purpose of Verification Checks Using Construction Checklist • Do work right “the first time” • Ensue all components/systems properly installed • Provide feedback on installation progress to the team • Identify and resolve potential problems early

  49. Construction Checklists are: • A tool for the contractor • A way for the CxA to easily verify contractors quality • A record of system installation