Commissioning LEED® Projects
Understanding the Commissioning Process
for Building Owners & Design Professionals
October 14, 2008
Presented by:
Lance Stewart, PE, CxA, LEED® AP
Roger Johnson, CMC, CMGB, SCA
© 2007 Farnsworth Group, Inc.
AGENDA
What is Commissioning?
Commissioning Team
What is LEED®?
Commissioning for LEED®
Successful LEED® Projects
Wall of Shame
Cost of Commissioning
© 2007 Farnsworth Group, Inc.
What is Commissioning?
Simple Definition:
An Owner’s quality-based process
developed from industry best
practice to verify the owner receives
at the END OF A PROJECT
what they stated they wanted in the
BEGINNING OF THE PROJECT
© 2007 Farnsworth Group, Inc.
History & Development of Cx:
The Naval Commissioning Process
USS Alabama (BB-60)
Launched: February 16, 1942
Commissioned: August 16, 1942
Note 6 months to commission!
© 2007 Farnsworth Group, Inc.
Keys to Success: Starting Early
Project Schedule vs. Potential Savings
Cost to
Fix
Potential
Savings
Concept
Design
Construction
O &M
Non-Commissioned Project Timeline
© 2007 Farnsworth Group, Inc.
Commissioning Team Members
Owner
Owner’s O & M Staff
End User / Building Occupant
Commissioning Agent
Design Team
Construction Team
Medical Center of the Rockies, Loveland, Colorado
© 2007 Farnsworth Group, Inc.
Cx Team - Design
Architect
Civil (site) Engineer
Mechanical Engineer
Plumbing Engineer
Electrical Engineer
Communications (tele/com) Engineer
© 2007 Farnsworth Group, Inc.
Cx Team - Construction
General Contractor/Construction Manager
– Site/Civil
– HVAC
– Plumbing
– Fire Protection
– Electrical
– Tel/Com
– TAB Agency
– Controls Contractor
WYARNG Army Aviation Support Facility
© 2007 Farnsworth Group, Inc.
Brief LEED Overview
LEED® (Leadership in Energy and Environmental
Design) Green Building Rating System developed
by the US Green Building Council (USGBC)
Point-based system with four award levels:
Platinum (52 or more of 69 total)
Gold (39 to 51 of 69 total)
Silver (33 to 38 of 69 total)
Certified (26 to 32 of 69 total)
Five Focus Areas:
Sustainable Sites
Water Efficiency
Energy & Atmosphere (Fundamental Cx or Enhanced Cx)
Materials & Resources
Indoor Environmental Quality
© 2007 Farnsworth Group, Inc.
Key Commissioning Tasks
LEED® Fundamental Commissioning
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–
–
–
–
–
–
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Owner’s Project Requirements (OPR)
Basis of Design (BoD) or Design Intent Document (DID)
Design Documents Cx Requirements
Commissioning Plan (CxPlan)
Construction Checklists
Site Visit Reviews
Cx Issues Logs
Cx Functional Performance Testing
LEED® Enhanced Commissioning
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–
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Design Reviews
Submittal Reviews
Cx Training Programs
Systems Manual
Warranty Review
UCSF 17C, San Francisco, CA
© 2007 Farnsworth Group, Inc.
Pros/Cons of Fundamental Cx
PRO: Lower up-front investment
PRO: Improved system performance,
documentation, training
CON: Minimum benefits from Cx
CON(?): May identify costly rework
© 2007 Farnsworth Group, Inc.
Pros/Cons of Enhanced Cx
PRO: Improved system performance,
documentation, training
PRO: Maximum benefits from Cx
PRO: May prevent costly rework
(design & submittal reviews)
CON: Higher up-front cost
© 2007 Farnsworth Group, Inc.
Owner’s Project Requirements (OPR)
© 2007 Farnsworth Group, Inc.
Basis of Design (BoD)
© 2007 Farnsworth Group, Inc.
Commissioning Plan
© 2007 Farnsworth Group, Inc.
Design Reviews
© 2007 Farnsworth Group, Inc.
Submittal Reviews
© 2007 Farnsworth Group, Inc.
Construction Checklists
© 2007 Farnsworth Group, Inc.
Site Visit Reviews
© 2007 Farnsworth Group, Inc.
Integrated Systems Shutdown FPT
Item
Responsibility
Functional test
Elapsed
Time
Accepted?
If No, Explain
Main Circuit Breakers
E1
KE/
Russelectric
E2
Siemens/HPE
E3
MHN/Siemens/
HPE
E4
KE/MHN
E5
KE
E6
KE
E61
KE/
Russelectric
Verify operation of accessories
such as the engine heaters,
battery chargers, remote
annunciator, etc that normally
function during standby mode.
Verify the radiator room damper
shall open on low temp signal from
the wall mounted sensor.
Adjust the low temperature set
point and verify the radiator room
damper opens.
ANNOUNCE THAT POWER
WILL BE INTERRUPTED.
MHN will de-energize main service
entrance switchgear by opening
main circuit breakers P-MDC and
HB-MDC. Verify generator
sequence begins.
Record generator start-up time.
0:00
YES
0:10
YES
0:12
YES
0:15
YES
0:16
YES
Verify the time for the first ATS
(Life Safety and Critical) to switch
to the hot bus. (10 seconds)
Disconnect battery chargers and
verify alarm to the SCADA.
0:16
YES
5:50
NO
4 seconds
Generator failed to start
properly. PLC1 failed and
PLC2 during start up.
Battery for PLCS could
not carry load. Generator
batteries did not have
adequate capacity to
carry load and start
generators.
7-8 seconds
Currently not monitored.
Working with Cummins to
correct.
© 2007 Farnsworth Group, Inc.
Cx Issues Log
© 2007 Farnsworth Group, Inc.
Cx Training Program
© 2007 Farnsworth Group, Inc.
LEED Scorecard
© 2007 Farnsworth Group, Inc.
LEED® Online
© 2007 Farnsworth Group, Inc.
LEED® Online
© 2007 Farnsworth Group, Inc.
LEED® Online
© 2007 Farnsworth Group, Inc.
Sample Template
© 2007 Farnsworth Group, Inc.
Sample Template
© 2007 Farnsworth Group, Inc.
Boulder Community Foothills Hospital
First LEED® certified
Hospital in the US
LEED® Silver
Operable windows allow
patients control of their
environments
Use of low-VOC
products
Energy efficient central
plant
Building energy
systems commissioning
Location: Boulder, Colorado
© 2007 Farnsworth Group, Inc.
Citizenship & Immigration Services (CIS)
Location: Lincoln, Nebraska
LEED® Silver
More than 30% water
conserved
Recycled 86% of
construction waste
 Over 40% local, regional
materials
 Views for over 90% of spaces
© 2007 Farnsworth Group, Inc.
Children’s Discovery Museum
Location: Normal, Illinois
LEED® Silver
First project completed
under Town of Normal
LEED® initiative
New building designed
to blend into old
downtown
Large percentage of
recycled material
Building energy
systems commissioning
© 2007 Farnsworth Group, Inc.
Wisconsin Department of Natural Resources
LEED® Gold
Rapidly renewable materials & FSC certified wood
60% below ASHRAE 90.1
Building energy systems commissioning
Recycled 85% construction waste
Location: Green Bay, Wisconsin
© 2007 Farnsworth Group, Inc.
Student Recreation Center, UCCS
Location: Colorado Springs, Colorado
Pilot LEED® project for UCCS
Focus on local and recycled materials
Pool system designed for later retrofit for solar hot water
Public education to be incorporated
Daylighting controls & views of Front Range from workout
areas
© 2007 Farnsworth Group, Inc.
45 Eureka Street, Tenant Improvements
Location: Pasadena, California
LEED® Gold
Water fountain powered
by solar power
Extensive daylighting
and controls
PV panels supply onsite renewably
generated power
Building energy
systems commissioning
© 2007 Farnsworth Group, Inc.
Aquarium of the Pacific
Location: Long Beach, California
LEED® Platinum
Exemplary performance
on energy savings & onsite renewable energy
through the use of PV
panels
Green roof with grey
water irrigation system
Building energy
systems commissioning
© 2007 Farnsworth Group, Inc.
Chicago Police Station, 22nd District
LEED® Silver
No potable water use
for irrigation
Numerous options for
alternative
transportation
Low VOC interior
finishes
Green housekeeping
program
Exemplary performance
in local and recycled
materials
Location: Chicago, Illinois
© 2007 Farnsworth Group, Inc.
CSU Water Treatment Laboratory
LEED® Silver
First laboratory in
Colorado to achieve
LEED® certification
30% energy savings
over ASHRAE 90.1
Fume hood
commissioning
Adhered to Labs 21
criteria
Location: Colorado Springs, Colorado
© 2007 Farnsworth Group, Inc.
Argonne National Laboratory
Location: Argonne, Illinois
LEED® Silver
First Department of
Energy LEED® certified
building
Heat island reduction
Daylighting and controls
Recycled materials
Low VOC interior
finishes
Building energy
systems commissioning
© 2007 Farnsworth Group, Inc.
Newport News Federal Courthouse
Location: Newport News, Virginia
Pursuing LEED®
Certification
Improved IAQ through
low VOC products and
proper ventilation
Focus on recycled and
local products
Building energy
systems commissioning
IAQ management
during construction
© 2007 Farnsworth Group, Inc.
CIS Denver District Office
Hybrid geothermal
system to provide
redundancy
Entirely pre-cast
structure
Views for 90% of
spaces
Daylighting controls
Employee recreation
area to promote health
& productivity
Focus on local, regional
material
Building energy
systems commissioning
Location: Centennial, Colorado
© 2007 Farnsworth Group, Inc.
WYARNG, AASF
Ground Source Heat
Pump Geo-Exchange
System
Total Building Cx
98,000 sf Helicopter
Maintenance Facility
First LEED® Project
for WYARNG
Full-Time On Site Cx
Location: F.E. Warren AFB, Cheyenne, WY
© 2007 Farnsworth Group, Inc.
WYARNG, JFRC
Horizontal Ground
Source Heat Pump GeoExchange System
Total Building Cx
145,000 sf. Joint Forces
Readiness Center,
Headquarters Building
Full-Time On Site Cx
Location: F.E. Warren AFB, Cheyenne, WY
© 2007 Farnsworth Group, Inc.
Fort Macon Visitor’s Center
Location: Atlantic Beach, North Carolina
Educates visitors on
conserving coastal
environment
Native plants needing
no irrigation system
Minimizing impact of
construction on
surrounding area
Use of local and
recycled materials
Energy-efficient
mechanical and lighting
systems
© 2007 Farnsworth Group, Inc.
Hall of Shame Gallery
© 2007 Farnsworth Group, Inc.
Duct “Break”
© 2007 Farnsworth Group, Inc.
Maintainable & Accessible?
© 2007 Farnsworth Group, Inc.
Right vs. Wrong
Missing Valves
Missing Unions
Missing Insulation
© 2007 Farnsworth Group, Inc.
Duct not connected to unit
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Code compliance?
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Where’s the Return Air?
© 2007 Farnsworth Group, Inc.
Safe?
© 2007 Farnsworth Group, Inc.
Cost of Commissioning
Commissioned Systems
Approximate Cx Cost
HVAC and Control Systems
2.0 - 3.0% of mechanical
Electrical Systems
1.0 – 2.0% of electrical
HVAC, Control & Light Electrical
0.5 – 1.5% of construction
Factors Affecting Cx Costs:
• Size of Project
• Type of Project
• Complexity of Project
• Level of Service Owner Wants or Needs
• Systems to be Commissioned
• Duration of Commissioning Engagement
• LEED® Fundamental and Enhanced
© 2007 Farnsworth Group, Inc.
Questions & Answers
Lance A. Stewart, PE, CxA, LEED® AP
8055 E. Tufts Ave, Suite 850, Denver, CO 80237
Phone: 303-692-8838
Fax: 303-692-0470
Email: lstewart@f-w.com
Roger Johnson, CMC, CMGB, SCA
8055 E. Tufts Ave, Suite 850, Denver, CO 80237
Phone: 303-692-8838
Fax: 303-692-0470
Email: rjohnson@f-w.com
© 2007 Farnsworth Group, Inc.