FÓRMULAS PARA EXPLICARLES A LOS NIÑOS LA AUSENCIA

7.0 PURPOSE OF THIS CHAPTER Introduction

We often hear people say that the last ten percent of the job took ninety percent of the resources. Advance planning of the commissioning process can help you reduce the risks of prolonging the project in its last strides. Whether you are rolling buses into a new park-and-ride station, moving people into a new maintenance building, or flipping the switch at your new compressed natural gas station, you will need to follow certain key steps to minimize commissioning issues. This chapter discusses the commissioning phase of a project, which consists of the roles and responsibilities, commissioning plan, owner furnished equipment (OFE), integrated testing, safety and security and emergency preparedness, operations and maintenance (O&M) manuals, training, as-built drawings, and warranty administration.

IMPORTANT TO DO

‰ IDENTIFY A CHAMPION TO LEAD COMMISSIONING STARTING AS EARLY AS PROJECT INITIATION.

‰ INITIATE A COMMISSIONING PLAN AS A PART OF,

OR A COMPLEMENTARY DOCUMENT TO, THE

PROJECT MANAGEMENT PLAN.

‰ CONSIDER LEAD TIMES IN PROCUREMENT OF OWNER FURNISHED EQUIPMENT IN THE SCHEDULE.

‰ ASSURE SYSTEM COORDINATION THROUGH INTEGRATION TESTING.

‰ DEVELOP AND IMPLEMENT A SAFETY AND SECURITY CERTIFICATION PLAN AND PROVIDE CONTINGENCY FOR EMERGENCIES IN CLOSE COORDINATION WITH EMERGENCY RESPONDERS IN YOUR AREA.

‰ REQUIRE THE OPERATIONS AND MAINTENANCE MANUALS WELL IN ADVANCE OF CONSTRUCTION COMPLETION.

‰ ALLOW ADEQUATE TIME TO TRAIN STAFF WITH THE NEW EQUIPMENT.

‰ DOCUMENT THE AS-BUILT CONDITIONS AND BECOME FAMILIAR WITH THEM.

‰ ACCEPT EQUIPMENT AFTER IT IS IN OPERATION TO ASSURE A FULL WARRANTY PERIOD.

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Commissioning Phase

Commissioning is a process for validation of building equipment and systems in coordination with operations personnel and third parties. When the project manager allows adequate time and resources in the commissioning phase, the Agency minimizes the risk of delays, cost overruns, and underperforming heating, air conditioning and ventilation systems; electrical power systems failure and faults; and unreliable support equipment.

In the maintenance facility example, the commissioning process will help validate performance of such equipment as fare collection, fueling, bus washer, and lifts. The overall impact of life cycle costs is not only associated with direct operations costs, but also can be attributed to employee productivity associated with indoor environmental conditions.

Understanding of the commissioning phase before you embark on a new project will help you identify and address issues before they could take additional time and cost more dollars. The project manager should begin the project with the end in mind through a well thought-out commissioning phase early during project initiation.

In the commissioning phase the project manager assigns responsibility and authority to the

commissioning team that will incorporate checks and balances to ensure that the documentation, manufacturing requirements, and systems, equipment, and operations are integrated, validated, and accepted. The United States Green Building Council (USGBC) Leadership in Energy and Environmental Design (LEED®) 2.2 Energy and Atmosphere (Prerequisite 1) mandates that fundamental building commissioning be incorporated for LEED® certified construction projects. The emphasis for building commissioning has taken a whole new dimension as a result of LEED®. Commissioning is recognized as an effective way to ensure that the energy design requirements are being met.

This commissioning phase should be described in detail in the PMP and followed by development of the Commissioning Plan.

Important to Know

¾ Commissioning is a process for validation of building equipment and systems in coordination with operations personnel and third parties.

¾ In the commissioning phase the project manager assigns responsibility and authority to the team that will incorporate checks and balances to ensure that the documentation, manufacturing requirements, and systems, equipment, and operations are integrated, validated, and accepted.

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Role of Agency

Early in the planning and design process the project manager should assign a champion for the facility commissioning. In our maintenance facility example, this champion could be staff from operations or engineering with prior relevant experience. This champion would be partially or fully relieved of his or her normal duties to focus on the commissioning work. Alternatively, a commissioning consultant could be hired. Under the general supervision of the project manager, the Agency will need to support the commissioning manager with assignment of personnel from safety, security, operations, engineering, maintenance, procurement and warranty administration, customer service, public relations, and other functions as may be necessary.

Role of Consultants and Contractors

The project manager may feel that the Agency is already paying for commissioning through project management, the construction contract, and construction management services and may wonder why they should expend additional dollars to perform tasks that the construction manager and general contractor should be providing. While the many aspects of commissioning are included in the scope of the above parties, there will always be gaps in requirements due to interfaces that are out of the control and/or capacity and capability of

one party or another. The level of effort by the commissioning manager and the team varies from one project to another, but the assignment of responsibility and authority to a single point of responsibility who can take ownership for this phase is a necessity. For example, a maintenance facility project is a complex undertaking and will require a high-level of capacity and capability for commissioning to assure the project is completed within the schedule and budget and realizes life cycle cost savings.

Important to Know

¾ The assignment of a commissioning team during the design phase will help begin the project with the end in mind and facilitate preparation of a well thought commissioning plan. ¾ The project manager must assign a

commission manager with prior relevant experience to work with all internal and external stakeholders throughout the project implementation.

¾ The commissioning manager may be an experienced staff member who is relieved of normal duties or a consultant.

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Figure 7-1 below is a typical responsibility matrix that shows the lead personnel commissioning tasks including testing. Figure 7-1 – Typical Responsibility Matrix for Commissioning Tasks (Design-Bid-Build Delivery)

Team Members Prepare plans and specifications Submittals: Equipment, O&M Manuals, and Warranties Proof of design, construction and manufacturing tests Prepare integrated test procedures Perform integrated tests Training Safety Certification As-built drawings Warranty Administration Team Management

Designer of record Lead Support Support Support

Construction Manager Support Support

Construction

Contractor Lead Lead Lead Lead Support

Project Manager Lead

Commissioning Team Lead Lead Support

Operations Support Support Support Support Support Safety and Security

Department Lead Support

Procurement

Department Lead Support

Agency top

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7.1 THE COMMISSIONING PLAN

The commissioning plan is a living document and a supporting document to the PMP. The plan should be started early in the design phase and further refined with additional details as information becomes available at the completion of design and well in advance of construction completion. Under the general direction of the project manager, the commissioning manager will prepare the commissioning plan. The plan provides guidance and details the key elements of the commissioning process including roles and responsibilities, critical equipment list, OFE, integrated testing, safety and security and emergency preparedness, O&M manuals, training, as-built drawings, and the warranty administration. The commissioning plan is prepared with significant input from all internal and external stakeholders in close coordination with the design and construction teams. Prepared properly and used as a living document the plan will assure all requirements are properly incorporated in the design and construction bid documents and executed during construction and commissioning.

Figure 7-2 shows a typical commissioning list for equipment used in a maintenance facility project. There may be many other items that will have to be added to this list for your project. Items checked are assumed to be required for LEED® certification.

Figure 7-2 – Typical Equipment Commissioning List

LEED® ITEM HVAC System (and all integral equipment controls):