Building Commissioning & Optimization - CMAASCcmaasc.org/pdfs/062217presentation.pdfBuilding...
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Building Commissioning & Optimization CHANGING CODES, GREEN CERTIFICATIONS, AND FUNDING JUNE 22, 2017
Transcript of Building Commissioning & Optimization - CMAASCcmaasc.org/pdfs/062217presentation.pdfBuilding...
Building Commissioning & OptimizationCHANGING CODES, GREEN CERTIFICATIONS, AND FUNDING
JUNE 22, 2017
Learning ObjectivesWhy We Commission Buildings
Understanding CMAA Sustainability Guidelines
2016 CA Title 24 Commissioning Updates
2016 CA CHPS and LEED v4 Updates
How Owners Apply High Performance Standards and Funds
Commissioning Process
Hiring a Commissioning Agent
Presenters
Vince MadsenDirector, Facilities PlanningWiseburn Unified School District13530 Aviation Blvd.Hawthorne, California 90250O: (310) [email protected]
Jim Ogden, LEED Fellow, CxA+BEPrincipal, Southern California Region155 N Lake, Suite |Pasadena|CA 91203O: (949) 681-7084 | C: (916) [email protected]
James Becker, PE, CxA, EMPPrincipal950 Glenn Drive, Suite 200|Folsom|CA 95630O: (916) 496-8400 | C: (530) [email protected]
WiseburnUnified School DistrictEstablished in 1896
November 5, 2013 ‐Wiseburn becomes a unified school district permitting it to establish a high school.
Top Rated Schools
2,500+ Students
Aerospace, Corporate, and Hi‐Tec Community
Great Business Partnerships
3QC –Enlightened BuildingsCommissioning & Sustainability Services Firm
Title 24, LEED and CHPS Experts
Celebrating 14 Years
Offices in Los Angeles, San Diego, and Sacramento
Technical Experts – Licensed Engineers, Cx Agents, EMP’s
PM / CM Background and Approach
Metrics Oriented
Collaborative and Integrative Process
Certified Small Business
MessageNeed To Educate and Inform
Quality Process
Saves Money
Facilitates Schedule
Benefits Entire Team
REQUIRED BY CODE !!!!
Why Commission?AB 32
Moving to Zero
Code Required
Saves Resources
Wellness
Comfort
Reduce Risk
User Satisfaction
$$ Incentives
We Commission to ZeroGreenhouse Gas Reduction
Time Dependent Value –Societal Based
Zero Net Energy – Source Based
Energy Use/Utilization Index –Move to Zero
Renewable Energy Credit
2020 target for all residential new construction to reach
2030 target for all commercial new construction to reach
We Commission to ConserveEnergy and Water
Time of Use
Energy Sources
Reliability
We Commission for WellnessTemperature
Light and Views
Acoustics
Tenant Comfort
TemperatureThermal ComfortControls and ControllabilityEnergy Efficiency
LightGlare vs DaylightingControlsEnergy Savings
LightDaylighting Dark StopsIneffective ClearstoryNot Integrated or Modelled
AcousticsMechanical VibrationDucts
We Commission to Reduce RiskReduce Change Orders
Reduce Warranty Claims
Improve Collaboration
Reduce First Cost
Improve O&M Turnover
Improved Thermal Comfort
Optimize Systems
Optimized SystemsIntegrated and ComplexSystems Manual / Operations and Maintenance Plan
User SatisfactionPost‐Occupancy EvaluationWarranty Reviews
Owner’sProject
Requirements
BasisOf
Design
CxPlan
DesignDevelopReview
CxSpecifications
COMMISSIONING BEST PRACTICES
CDReview
SiteVisits &
Inspections
IssuesLog
Quality Checklists
OwnerTraining
Cx ReportFunctionalTesting
SubmittalReview
SystemsManual
SeasonalTesting
WarrantyReview &LessonsLearned
ACCEPTANCECONSTRUCTION OCCUPANCYDESIGN
GoalsWorkshop
PRE‐DESIGN
Monitor &Measure
OccupantSurvey
MEASUREVERIFY
Codes, Standards & Rating SystemsTitle 24CMAA Sustainability GuidelinesGreen Rating Systems
Title 24 ClarificationPart 1 ‐ California Building Standards Admin Code
Part 2 ‐ California Building Code
Part 3 ‐ California Electrical Code
Part 4 ‐ California Mechanical Code
Part 5 ‐ California Plumbing Code
Part 6 ‐ California Energy Code
Part 7 ‐ California Elevator Safety Construction Code
Part 8 ‐ California Historical Building Code
Part 9 ‐ California Fire Code
Part 10 ‐ California Code for Building Conservation
Part 11 – California Green Building Standard (CalGreen)
All Energy Related Systems (including plumbing) and CxA Qualifications
Irrigation & Controls
Title 24 Design ReviewsPhase Deliverable
Pre‐Design Owners Project Requirements (OPR)
Schematic Design Basis of Design (BOD)
Design Review Kick‐Off Meeting
Design Development Commissioning Specifications
Construction Documents Commissioning Plan
95% Design Review
Agency Forms
T24 Envelope Commissioning2016 Title 24 Requires:
Design Review at 95% CD’s
Joints & Other Openings
Insulation & Roofing Products
NRCC‐CXR‐02‐E Design Review Checklist
BECx
CMAA Sustainability GuidelinesSustainable development is development that meets the needs of the present without compromising the ability of future generations to meet their own needs.
2016 CA‐CHPS RequirementsEffective based on DSA Intake
3rd Party CxA for All Projects
Combines Fundamental and Enhanced as Prerequisite
Pre‐Design Commissioning to Warranty Review
Participates in Integrated Design Workshops
Irrigation Cx in Water Category
Extra Credit for Building Envelope Cx
Extra Credit for PE or RA Cx Leader
Extra Points for BMS
2016 CA‐CHPS SystemsMECHANICAL
HVAC systems (such as hot water systems, chilled water systems, central air systems, ventilation systems)
Domestic hot water systems Energy management system Renewable energy heating systems Plumbing Systems: Flow control devices Pumping systems Special hazardous waste treatment
systems Graywater systems (if applicable)
ELECTRICAL
Lighting systems and lighting controls (daylight, occupancy, timing switches, etc.)
On‐site renewable solar electric or wind system
Other GuidelinesLiving Building Challenge
WELL
Envision
Breeam
GRESB
ParkSmart
Green Globes
Energy Star
LEED v4OCTOBER 31, 2016 RAISING THE BAR
LEED 2009 to v4 Cx ChangesEnhanced Cx has increased from 2 points to 3 points
LEED v4 now requires the CxA to be engaged before the design development phase is complete.
The electrical and plumbing scopes have been expanded.
Elements of envelope commissioning are now incorporated in the OPR and BOD.
An operations and maintenance plan is now required.
Integrative ProcessSynergies & Strategies for energy and water
Start in Schematic Design & continue thru Design Phase
Conduct prelim energy & water researchSimple box energy model during SDsWater budget analysis
OPR / Goal setting workshop
Evaluate Strategies
Document how analysis informed design, OPR & BOD
Integrative Process
Design‐BuilderDesigns and Builds to OPR
CommissioningEnsure Design Performance
OPRProject Goals & Objectives
Energy ModelingInforms Design, Comfort, and Predicts Performance
Measure & VerifyTrack & Manage
Performance
PolicyEstablishes Direction
Integrative Process
1
2 5
OPRImportant to the Owner
BODPerformance Criteria
SpecsPerformance Requirements
ReviewCommunicatePerformance
SubmittalsCompliantEquipment
Test PlanPerformanceVerification
3
COMMISSIONING FOR ZNE
6
4
Energy MeteringPrerequisite & Code: Building Level Energy Metering
Building level meters for total bldg energy consumption: electric, natural gas, chilled water, steam, fuel oil, propane, etc
Compile data monthly, manual or automated
Commit to share for 5 years
Optional: Advanced Energy Metering
Whole building energy sources, plus
Major users >10% of total load
Record to remote location
<1hr intervals, remotely accessible
Record consumption & demand
Fundamental CommissioningDoes NOT Comply with T24 Alone
List of 12 things CxA does
ASHRAE Guideline 0 & 1.1
Envelope included in OPR, BOD, & Design Reviews
CxA on board by end of DDs
Prepare & Maintain Facilities Requirements & OM Plan
Design Review
Elec & Plumbing Scope Expanded
Enhanced CommissioningOption 1
Path 1: (3 points)◦ Enhanced Cx, similar to LEED 2009◦ Added Seasonal Testing◦ Added Re Cx Plan
Path 2: (4 points)◦ Path 1 + Monitoring Based Measurement & Verification of Energy & Water Systems
Option 2
Envelope Cx (2 points)
Don’t have to do Option 1 to earn Option 2
Envelope Commissioning
BECx Design Reviews
Cx Design Reviews
OPRZNE
Submittals
Begin Functional Testing
Begin Prefunctional
Testing
Mock‐Up Testing
Final Site Visit & Field Test
Initial Site Visit
Shop Drawings
Initial Field Test
MEP SYSTEMS
ENVELOPE SYSTEMS
Connecting the Dots2016 Title 24, Part 6 and 11 LEED v4 BD+C 2016 CHPS
HVAC & Controls HVAC & Controls HVAC & Controls
Lighting & Controls Lighting & Controls Lighting & Controls
Service Hot Water Service Hot Water Domestic Hot Water
Irrigation Controls Irrigation Controls
Building Level Water Meters Building Level Water Meters Building Level Water Meters
Building Enclosure (Design Review Only)
Building Enclosure (Design Review Only)
Building Enclosure (Design Review Only)
Demand Response (DesignReview Only)
Demand Response Demand Response
Electric Service & Distribution Systems
Hazardous Waste (lab)
Plumbing Pumps and Controls
Pumps and Flow Control Devices
How Owners Should Apply High Performance Standards
Lessons Still Being Learned
Wiseburn Unified School DistrictJuan de Anza Elementary School
Juan Cabrillo Elementary School
Peter Burnett Elementary School
Richard Henry Dana Middle School
Da Vinci Innovation Academy
Da Vinci Communications
Da Vinci Design
Da Vinci Science
School Bond EffortsMeasure A($32.6M) – June 2007: Build Cabrillo ESReplace 60‐year old facility, construct, acquire and improve school facilities Measure AA ($88M) ‐ Nov. 2010:New high school for WiseburnProvide state of the art computers, labs and modern classroom technologyMeasure CL ($11M) – Nov. 2012:Maintain educational programs
Facilities ManagementProject Delivery
PM / CM
Commissioning Agent
LEED Certifications
Renewable Energy
Collaboration
Green Operations & Maintenance
District Sustainable and Energy Project Manager
Facilities
CxA Energy Specialist PgM
Architects
Contractors
CM
District SustainabilityWe think we’re already sustainable. Isn’t that the Architect’s job? Doesn’t the building code make us sustainable?What did we do on the other sites? Oh wait, what does sustainability really mean?
Wiseburn High School330,000 SF
4‐Story Building
$160M
LEED Silver
Design/Bid/Build
Architect‐Gensler: designed to support an interdisciplinary curriculum where students engage in a hands‐on learn‐by‐doing model
Wiseburn High SchoolHouses Da Vinci’s three independent charter high schools:
Da Vinci Communications
Da Vinci Design
Da Vinci Science
Each floor designated to a specific school with its own principal and faculty.
District Goal – Complete Phase 1 by Aug. 2017 and initiate Phase II by Dec. 2016 with a scheduled completion of Jan. 2018.
Gymnasium & PoolAn additional phase of work on the new Wiseburn High School campus.
The gymnasium is approx. 41,000SF
Includes:
Ticket offices (City/District)
Men’s & women’s shower/locker rooms
Student restrooms
Multi‐purpose room
LEED Enhanced Cx
Process Lesson: Engage CxA EarlyCommissioning isn’t important until the end of the project.
◦ Symptom: Hired after Bid Phase. Chaotic commissioning process with high degrees of stress. CxA playing catch‐up while still trying to deliver value to the Owner.
◦ Consequences: Quality suffers. Poor communications between Owner, A/E, M&O stakeholders and the Commissioning Agent.
◦ Solution: Engage the Commissioning Agent prior to Schematic Design. PM/CM understands commissioning benefits and realizes how to manage the CxA to contribute to a satisfied Owner and User experience.
Process Lesson: Missing or Inadequate OPRFailure to start with the end in mind.
◦ Symptom: Validation of project successes are difficult or impossible to perform due to lack of project performance goals.
◦ Consequences: Operations continue without a high level of confidence that design intent will be reached and maintained.
◦ Solution: CxA facilitates an OPR Workshop prior to Schematic Design. Establish a disciplined project goals documentation process to maintain the focus on human comfort goals and equipment expectations.
Process Lesson: Failure to Understand RolesDelineation of individual roles is a critical project requirement.
◦ Symptom: Multiple individuals are attempting to fulfill the same role, or several individuals are taxed with too many responsibilities. Misallocated risks and gaps. Critical control sequences left to D/B or GC.
◦ Consequences: ASSumptions. Invalid submittals, delayed testing schedules, need to repeat tests, lack of team cooperation.
◦ Solution: Partnering. Specifications and Cx Plan will provide clear delineation of roles of A/E, Contractors, Commissioning Agent, Facility and IT staff in terms of who performs which series of tasks and the required deliverables for each.
Process Lesson: Identifying Weak LinksCommissioning reviews and Constructability reviews are different.
◦ Symptom: CxA’s first review is delayed until 95% CDs. Various component operational parameters are not identified and left for the subcontractor to determine.
◦ Consequences: Critical path time is spent determining how the systems operate together.
◦ Solution: A Cx checklist of anticipated functionality inputs and outputs is derived for each critical component and together as an integrated system during the design phase. Use an Interdisciplinary Matrix.
Process Lesson: Invalid Operational SequencesCritical systems require more definition.
◦ Symptom: The intent is unclear and is misinterpreted by various members of the team. CxA can’t define how to test.
◦ Consequences: Commissioning tests experience a series of false starts and commissioning steps are incomplete. Increased likelihood of occupant complaints and costly adjustments once the facility is operating.
◦ Solution: Draft the Functional Test Plans while reviewing design documents. Rehearse the sequences during the design phase with Engineer of Record to ensure all procedures are understood and testable.
Process Lesson: Facilities Staff InvolvementFailure to engage early in the process.
◦ Symptom: “I don’t have the time”. “Nobody listens to us anyway”. Operators are absent until turn‐over. Systems run in manual/hand mode.
◦ Consequences: Commissioning and systems operational quality suffer at critical transition point. Unnecessary warranty calls.
◦ Solution: Involve Facilities Staff early in the design process. Encourage participation in commissioning meetings and testing. Require O&M manuals prior to training.
Process Lesson: Compressed ScheduleFailure to consider the impact of a compressed schedule on commissioning activities.
◦ Symptom: Commissioning team is consistently logging long hours. Functional Testing is interrupted or compromised entirely.
◦ Consequences: Shortcuts or loss of logical sequence continuity jeopardizes quality and comfort. Lack of coordination putting significant pressure on the ability to complete commissioning work in a timely fashion.
◦ Solution: Before committing to a reduced schedule, understand the following sequences:
Installation Verification Start‐Up/Pre‐Functional TAB
TAB Validation Functional Testing Building Flush
Process Lesson: Failure to Understand ValueCommissioning is only for “green” projects & adds bureaucracy.
◦ Symptom: ‘It costs too much”. Budget cuts under the guise of “value engineering” diminish the role of the Commissioning Agent.
◦ Consequences: Commissioning and systems operational quality takes back‐seat to schedule and budget. Plan‐check kick‐back.
◦ Solution: Incorporate commissioning budgets early in the project process and be prepared to often restate the benefits of commissioning. Maintain Issues Log and resolutions. Track avoided costs due to commissioning and share with stakeholders.
Questions & Answers
Vince MadsenDirector, Facilities PlanningWiseburn Unified School District13530 Aviation Blvd.Hawthorne, California 90250O: (310) [email protected]
Jim Ogden, LEED Fellow, CxA+BEPrincipal, Southern California Region155 N Lake, Suite |Pasadena|CA 91203O: (949) 681-7084 | C: (916) [email protected]
James Becker, PE, CxA, EMPPrincipal950 Glenn Drive, Suite 200|Folsom|CA 95630O: (916) 496-8400 | C: (530) [email protected]
