PSPC Commissioning Manual (CP.1)

Appendix A - Sample of Commissioning Plan

Note: This is a sample (only) of the type of Commissioning Plan which might be used with the normal type of Consultant Design and Contractor construct project for upgrading, extending, and replacing existing laboratory facilities.

PSPC Project no. xxx xxx [ project title ] [ date ]

Table of Contents:

  1. Importance of the Commissioning Plan
  2. Roles and responsibilities
  3. Revisions to this Commissioning Plan
  4. Risk assessment
  5. Objectives of commissioning
  6. Extent of commissioning
  7. Deliverables relating to O&M perspectives
  8. Deliverables relating to the commissioning process
  9. Deliverables relating to the administration of commissioning
  10. Payments for commissioning
  11. The commissioning process
  12. Training Plan

1. Importance of the Commissioning Plan

The Commissioning Plan is the master planning, management and communications tool relating to commissioning, setting out scope, standards, roles and responsibilities, expectations, deliverables, etc., and is addressed to all members of the Commissioning Team. It provides an overview of commissioning, and sets out the process and the methodology for successful commissioning of the above-mentioned project.

2. Roles and responsibilities

The Commissioning Plan is intended to be used by the:

  1. PSPC Project Manager: who has the overall responsibility for the project and is the sole point of contact between the Client, the Designer, the PSPC Commissioning Manager and all other members of the project team.
  2. PSPC design Quality Review Team: conducts detailed reviews during all stages of the design to ensure appropriate design criteria, design intents, design solutions, that designs are well-developed, commissioning specifications are appropriate to this laboratory, transmits technical design information to the Designer. During construction, may conduct periodic site reviews to observe general progress.
  3. PSPC Commissioning Manager: ensures that all commissioning activities are carried out so as to ensure the delivery of a fully operational project complete in every respect. This includes reviews of all commissioning documentation, reviews for performance, reliability, durability of operation, accessibility, maintainability, operational efficiency under all conditions of operation, protection of health, welfare, safety and comfort of occupants and O&M personnel.
  4. Designer (i.e. Consultant): designs the facility to meet the Client's functional and operational requirements and budget, prepares all working documents, including incorporation of commissioning specifications in to construction specifications, monitoring commissioning activities, witnessing and certifying the accuracy of reported results, witnessing and certifying TAB and other tests, develops the PI and PV Report Forms, develops the Building Management Manual, ensures the implementation of this Commissioning Plan, performing verification of performance of all installed systems, implementation of Training Plan.
  5. Construction Team: consists of Contractor, sub-contractors, suppliers and other support disciplines, and is responsible for construction/installation in accordance with the contract documents, including testing and the delivery of training, required documentation.
  6. Contractor's Commissioning Agent: to implement all commissioning activities required by the specifications, including demonstrations, training, testing, preparation and submission of test reports. This is a responsibility that is distinct from that of the Contractor's site supervisor. Commissioning Agent to be available for emergency and troubleshooting service during the first year of occupancy by the User for adjustments and modifications outside the responsibility of the O&M personnel.
  7. Commissioning Agencies: will include:
    1. The installing contractor or installing sub-contractor.
    2. Equipment manufacturer: e.g.. elevators, emergency generators.
    3. Specialist sub-contractor: e.g.. EMCS.
    4. Specialist commissioning agency: e.g., environmental space conditions, indoor air quality and other installations providing environments which are essential to the Client's program but are outside the scope or expertise of other Commissioning Agencies on this project. If not specified in the commissioning specifications, the identity of this specialist will be provided at a later date.
    5. TAB agency: equipment and systems involving the measurement and adjusting of flow rates and pressures to meet indicated or specified values (e.g. ducted air and hydronic systems, fans, pumps).

    All Commissioning Agencies will be available for emergency service during the first year of occupancy by the User for adjustments and modifications outside the responsibility of the O &M personnel. These include changes to ventilation rates to meet changes in off-gassing, changes to heating or cooling loads beyond the ranges of the EMCS, and changes to EMCS control strategies beyond the training level provided to the O&M personnel.

    The names of commissioning personnel, details of the instruments which will be used and commissioning procedures which will be followed will be provided at least three months prior to the scheduled starting date so as to permit proper review and approvals.

  8. Client's move: the move from the existing accommodation into the new building, although not part of commissioning should be given serious consideration by the Designer so as to ensure only very minor interruption in his program activities.
  9. Property Manager: has responsibility for receiving the renovated facility and is responsible for day-to-day operation and maintenance of the facility and represents the lead role in the Operation Phase and onwards.

3. Revisions to this Commissioning Plan

This Commissioning Plan will be reviewed, revised, refined and updated as detailed design and production of the Working Documents proceeds and, if required, during construction.

Each time it is revised, the revision number and date will also be revised. The revised Commissioning Plan shall be submitted to the PSPC Project Manager and PSPC Commissioning Manager for review and approval.

4. Risk assessment

For the construction of Laboratory Buildings, the performance of each system will affect the performance of all other systems, and non-performance places the conclusions of scientific research at very considerable risk (with possible negative impact on confidence by the scientific community in the reliability of such research). It is planned, therefore, to verify the performance of all systems and equipment installed in the new Laboratory building before acceptance by the User.

5. Objectives of commissioning

Commissioning will provide a fully functional facility:

  1. whose systems, equipment and components have been proven to meet all Client's functional requirements before the date of acceptance, and operate consistently at peak efficiencies and within specified energy budgets under all normal loads.
  2. in which the Client and O&M personnel will have been fully trained in all aspects of all installed systems,
  3. having optimized life cycle costs,
  4. having complete documentation relating to all installed equipment and systems

6. Extent of commissioning

Since this preliminary Commissioning Plan is based upon the RFP and has been prepared prior to the development of the Conceptual Design Report, it is possible at this time to refer to systems only in very general terms. Systems to be commissioned shall include:

  1. Architectural and Structural
    • Accessibility and operational safety
    • Raised floor systems
    • Elevator serviceFootnote **
    • Vertical transportation systemsFootnote **
    • Kitchen equipment
    • Special doors in laboratories
    • Door and window hardware
    • Protection of heritage character of this building
  2. Mechanical
    • Environmental control systems, indoor space conditions, IAQ, noise & vibration
    • Exhaust systems and related make-up systems
    • Heat recovery systems
    • Smoke control systemsFootnote **
    • Plumbing and other building services
    • Fire suppression and fire protection systemsFootnote **
  3. Electrical
    • High voltage switch gear and transformation equipment and distribution systems
    • Low voltage (below 750 V) distribution systems
    • Emergency power generation, uninterruptible power, battery systems, lightingFootnote **
    • Lighting equipment and distribution systemsFootnote **
    • Fire exit emergency signageFootnote **
    • Transfer switches, controllers, fire alarm systems, control panels, enunciatorsFootnote **
    • Voice communications and audio/video systemsFootnote **
    • Electronic data and communications information systems
    • Intrusion and access security and safety systemsFootnote **
    • Lightning protection systems

Footnotes

Footnote **

These systems are identified as life safety systems.

Return to footnote referrer **

7. Deliverables relating to O&M perspectives

The following list of deliverables is a brief overview. The Designer shall utilize a computer-based data management system. This will include the cost of all labour, material and EDP equipment to deliver the program (e.g. "as-built" drawings and specifications, PV and commissioning documentation, Building Manual, Training Plan). Separate manuals shall be compiled – one in French, one in English. Deliverables will include duplicate discs and [two] hard copies. All documentation shall be required to be transferred to the Property Manager in a computer-compatible format that can be readily inputted for data management.

  1. Facility Operation and Maintenance Report: This is a study to show how the facility will be operated. It will include the number of O&M personnel, security staff, janitorial staff, O&M spatial requirements, organization relating to flow of materials into and out of the facility, etc. It will be prepared by the Designer with input from the PSPC Commissioning Manager and the Property Manager [and User].
  2. Operation and maintenance budget: This will be based upon the Facility O&M Report. As the design develops, it will include breakdowns to show the various elements of operations and maintenance (e.g. cleaning, service contracts), etc. It will be prepared by the Designer with input from the PSPC Design Quality Review Team, the PSPC Commissioning Manager and Property Manager and Client.
  3. Design energy budget: This will be prepared by the Designer with input from the PSPC Commissioning Manager and the PSPC Design Quality Review Team, and presented with the Conceptual Design Report. To be updated at the completion of the working documents.
  4. Building Management Manual: This will provide comprehensive information relating to the design, implementation, operation and maintenance of the entire project. It will include, but not necessarily limited to the following:
    1. Standard Operating Procedures (SOP) Manual: To include description of each system together with a description of all operating modes. It will be produced by the Designer as the design develops It shall be 90% complete prior to Tender Call. During the commissioning phase, revisions and refinements will be incorporated by the Designer, so that it will be 100% complete prior to issuance of the Interim Certificate. It will be further refined during the Warranty Period when all systems undergo fine tuning, set-point adjustments are made, etc.
    2. Operating and Maintenance (O&M) Manual: This will be produced by the Contractor as construction/installation proceeds and reviewed by the Designer. It will be 90% complete prior to start-up inspections. During the commissioning stage, all missing data will be added, so that it will be 100% complete prior to issuance of the Interim Certificate. During the Warranty Period, it will be refined as required. This manual will be organized so that keeping it up-to-date will require minimum time and resources.
    3. Life Safety Compliance (LSC): Emergency information relating to all possible emergencies such as the presence of smoke, fire, floods, gas, failure of electrical power, water supply, heating, cooling, elevators, escalators, emergency evacuation, refrigerant release, chemical spills, heating and cooling generation plant emergencies, failure of fuel supplies and breach of security. Information is to be immediately available and comprehensible to technical and non-technical users. This manual is to be based upon the PSPC LSC Manual, but enhanced to be made facility specific. Samples of existing LSC Manuals are available from the PSPC Commissioning Manager for reference purposes.
    4. WHMIS information: separate binder containing all information relating to products used in building operation and maintenance. This manual is to be subdivided by supplier, then by product. A detailed index is to appear at the beginning of the manual.
    5. Way-finding signage: referred to in Part 1: General Project Requirements. To follow the Treasury Board Federal Identity Program Manual.
    6. Performance verification tests and inspections conducted at factory: These will be witnessed by the PSPC Design Quality Review Team and witnessed and certified by the Designer. The PSPC Commissioning Manager may elect to participate.
    7. Warranties: A complete inventory will be provided by the Contractor to the Designer who will review same before submission to the PSPC Commissioning Manager who, in turn, recommends acceptance by the PSPC Project Manager.
    8. Service Contracts: Although service contracts are not part of commissioning, the Designer and the PSPC Commissioning Manager will assist the Property Manager in development by providing a complete description of all items included in the service contract.
    9. "As-built" Drawings and Specifications: These will be produced by the Designer from the project record documents maintained on the site and kept up-to-date with all changes marked thereon by the Contractor. Accuracy will be verified by the Designer and the PSPC Commissioning Manager before preparation and after submission by the Designer. They shall be completed in time to be used during pre-start-up inspections.
    10. Training Plan: This will be produced by the Designer and approved by the PSPC Commissioning Manager to meet project-specific requirements. It will include details provided by the Property Manager relating to numbers and prerequisite qualifications and skills of trainees, type of training (i.e. observation, hands-on, classroom), etc. Instructors will include the Designer, Contractor, specialist sub-contractors, equipment suppliers or manufacturers. Duration of training for each system, instruction aids, etc. will depend on complexity and PFM needs. It will also include provisions for long-term ongoing training needs (e.g. video taping), etc. Training will be under the direction of the Designer and monitored by the PWGSC/PSPC Commissioning Manager.
    11. Inventory of spare parts, special tools, maintenance materials: Inventory will be identified during the design stage by the Designer with input from the PSPC Commissioning Manager and the Property Manager, based upon consideration of the complexity of the project and immediacy of availability; specified by the Designer; checked by the Contractor immediately upon delivery to ensure each is complete with instructions for use; inventoried, packaged and identified by the Contractor; and stored by the Contractor in facilities to be designated by the PSPC Project Manager and the PSPC Commissioning Manager.

8. Deliverables relating to the commissioning process

  1. Description of pre-commissioning activities and production of related documentation: For every item, the extent of involvement of the members of the Commissioning Team will be determined (e.g. who reviews, performs, monitors, certifies). This schedule will be prepared by the Designer with input from the PSPC Commissioning Manager and will include items such as:
    1. In-plant performance operational verification tests. In-plant tests and results (including reports) may be witnessed and reviewed by PSPC Commissioning Manager, verified by the PSPC Design Quality Review Team and certified by the Designer.
    2. Pre-start-up tests: These will include pressure, static, flushing, cleaning, "bumping", etc. conducted during construction and will be performed by the Contractor and witnessed and certified by the Designer. The completed documentation will be included in the Commissioning Report.
    3. Pre-start-up inspections conducted by the Designer prior to start-up and rectification of deficiencies, using approved installation check lists. The completed documentation will be included with the Commissioning Report.
    4. Start-up: This will be by the Contractor, equipment manufacturer, supplier and/or installing specialist sub-contractor under the direction of the Designer. It will also include rectification of all start-up deficiencies by the Contractor to the satisfaction of the Designer and PSPC Commissioning Manager.
    5. TAB and performance verification will be performed by the approved Commissioning Agencies, repeated where necessary until results are acceptable to the Designer. Procedures may have to be modified to suit project requirements. Reported results will be witnessed and certified by the Designer using approved PI and PV forms. The completed Commissioning Reports will be approved by the Designer and provided to the PSPC Commissioning Manager who reserves the right to verify up to [30]% of all reported results. Any failure of randomly selected item shall result in the rejection of the TAB report or the report of system startup and testing.
  2. Schedule of commissioning of integrated systems and production of related documentation will be prepared conjointly by the Designer and the PSPC Commissioning Manager. It will also identify integrated systems to be commissioned over and above those listed herein:
    • Fire alarm systems
    • Fire pumps and controllers
    • Voice communications systems
    • Emergency power generator
    • Transfer switch and controllers
    • Emergency lighting systems
    • Life safety systems identified above
    • Smoke control systems
    • Environmental space condition and IAQ

    Commissioning will be performed by the Contractor or specified Commissioning Agencies, using procedures developed by the Designer and approved by the PSPC Commissioning Manager. They will be witnessed by, and results certified by, the Designer. Reported results will be witnessed and certified by the Designer using approved PV forms. Upon satisfactory completion, the Commissioning Agency performing the tests will prepare the required Commissioning Report which will be certified by the Designer and forwarded to the PSPC Commissioning Manager who reserves the right to verify a percentage of all reported results at no cost to the contract.

  3. Identification: The PSPC Commissioning Manager, in cooperation with the Property Manager, will establish an identification system for all systems and equipment which will reflect final MMS (Maintenance Management System) identification requirements. This will be reflected in the identification system used in the working documents by the Designer. During commissioning and before hand-over and acceptance, the Designer, Contractor, Property Manager and PSPC Commissioning Manager will cooperate to complete inventory data sheets and provide assistance to PSPC forces in the full implementation of the MMS identification system.
  4. Commissioning specifications: Commissioning specifications will be developed and submitted at the same time as the Design Development Report. Final versions will be prepared by the Designer during the working document stage and inserted into the project specifications. PSPC generic commissioning specifications will be provided and will be edited by the Designer so as to become project- specific. They may have to be supplemented by project-specific commissioning specifications prepared by the Designer, reviewed by the PSPC Project Manager and approved by the PSPC Commissioning Manager. They will also include samples of PI and PV Report forms.
  5. Installation Start-up Check Lists: These are required to inform the PSPC Commissioning Manager of those systems which are ready for commissioning. A generic list is provided by the PSPC Commissioning Manager to the Designer, who will tailor them to meet the requirements of the project. Where these are not available, they will be developed by the Designer and approved by the PSPC Commissioning Manager.
  6. Product Information (PI) report forms: All product information relating to equipment and components supplied and installed on this project will be reported on approved PI report forms similar to the samples attached to the commissioning specifications. Some PI report forms already exist. Others will be prepared by the Designer, reviewed by the discipline specialists and approved by the PSPC Commissioning Manager no later than [10] weeks after approval of shop drawings for the equipment concerned. Instructions for use will be included in the commissioning specifications. All completed PI report forms will be certified by the Designer. After review and verification by the PSPC Commissioning Manager, these report forms will be included in the Building Management Manual.
  7. Performance Verification (PV) report forms: All results of tests and commissioning will be entered on approved PV report forms similar to the samples attached to the commissioning specifications. Some PV report forms already exist. Others will be prepared by the Designer, reviewed by the discipline specialists and approved by the PSPC Commissioning Manager no later than [10] weeks after approval of shop drawings for the equipment concerned. Instructions for use will be included in the commissioning specifications. All completed PV report forms will be certified by the Designer. After review and verification by the PSPC Commissioning Manager, these report forms will be included in the relevant Commissioning Reports.
  8. Commissioning Reports: The completed PV report forms will be included in properly formatted Commissioning Reports. Before any reports are accepted, all reported results will be subject to verification by the PSPC Commissioning Manager.
  9. Activities during the Warranty Period: While all commissioning activities must be completed before the issuance of the Interim Certificate, it is anticipated that certain commissioning activities will be necessary during the Warranty Period, including:
    • fine tuning of environmental control systems
    • adjustment of ventilation rates to promote good indoor air quality and reduce the deleterious effects of VOCs generated by off-gassing from construction materials and furnishings, etc.
    • full-scale emergency evacuation exercises.
  10. Tests to be performed by the Client: Will be identified at a later stage in the project development.

9. Deliverables relating to the administration of commissioning

Operating effectiveness of seasonal-sensitive equipment and systems will be significantly affected by changes in temperature, wind speed, humidity and barometric pressure. These variations must be identified during design development. As detailed design develops, the Commissioning Plan will be revised to include provisions for testing all parameters to the full range of operating conditions and to check responses of all such equipment and systems under all conditions. This is required because the operation of all systems are of paramount importance to health, safety, comfort and welfare of occupants and users.

The completion of the renovations to the existing laboratory facilities within the stipulated time frame is essential to the continuance of Client's operations with minimum interruption.

Since access into secure or sensitive areas will be very difficult after take-over, it is necessary to complete commissioning of occupancy-, weather- and seasonal-sensitive equipment and systems in these areas before the building is occupied. Include 6 months in the completion schedule for verification of performance in opposite seasons and weather conditions.

Detailed requirements relating to the timing of the various commissioning activities relative to the commissioning of other systems will be included in the commissioning specifications.

  1. Commissioning Schedules: Commissioning will be organized so that there will be no delays in the review and approvals process. The required milestones in the review, approval and commissioning process will be included in the commissioning specifications
  2. Commissioning activities scheduling: A detailed critical path schedule will be prepared by the Commissioning Agent and submitted to the Designer, PSPC Commissioning Manager and PSPC Project Manager for review and approval at the same time as the Construction and Completion Schedule. After approval, it will be incorporated into the Contractor's Construction and Completion Schedule. The Designer, Commissioning Agent, Contractor and PSPC Commissioning Manager will monitor progress of commissioning against this schedule.

    A separate detailed schedule in day-by-day format will be provided by the Commissioning Agent for commissioning of all systems and equipment. This schedule will include a detailed training schedule so as to demonstrate that there will be no conflicts with testing.

10. Payments for commissioning

This will be developed as detailed design progresses

11. Commissioning process

  1. General: The Contractor shall perform the role of Commissioning Agent. This includes the responsibility for managing the commissioning process including monitoring, training, warranties, etc. The Project Commissioning Team and the Designer will be involved in the process, during their regular reviews, comment on the acceptability of the installations as they are installed, and in particular, witnessing tests of completed systems The Commissioning Agent is not empowered to determine acceptability of installations. Contractor testing remains the responsibility of the individual sub-trades. However, tests will be witnessed by the Commissioning Agent and, maybe, the Designee. Acceptance of equipment and or systems lies solely with the parties normally granted this authority within the contract.
    As defined in the specifications, there are a number of phases to commissioning - documentation, installation, testing and verification of the installed equipment and systems. Static, or pre-start, tests are defined for all equipment. These include duct and pipe pressure test and "megger" testing. Sign-off of the equipment by way of pre-start check sheets is outlined in the specifications. Once individual pieces of equipment or systems have been checked for conformance, start-up will be able to commence.
  2. Systems to be tested as required by codes: Where testing is required as part of a regulatory process and where commissioning procedures are fully developed and are appropriate to the project, the PSPC Commissioning Manager shall ensure that all tests as required by such codes are performed. The PSPC Commissioning Manager will witness these tests as part of the Quality Assurance role.
  3. Systems to be commissioned:
    1. Architectural:
      1. Exterior walls: Thermographic surveys will be conducted to ensure appropriate level of tightness after the exterior envelope has been completed, the permanent HVAC systems are able to provide appropriate negative or positive pressure, a temperature of at least 20C can be maintained between inside and outside and the wind speed is less than 10 kph.
    2. Mechanical
      1. HVAC System Testing: It is envisaged that each piece of HVAC equipment will be initially started up, "bumped", in their "stand-alone" mode, i.e. without mechanical control and fire alarm interfaces being complete. During this period, pre-start checks will be completed and the relevant documentation completed. In the case of hydronic systems, after the pumps have been bumped and the pre-start checks completed, the cleaning process can commence. Items covered at this stage will be those which might have a detrimental effect on the operation of the particular item of equipment, such as noise and vibration, it is realized that the system balancing can have an effect on some parameters. Once individual pieces of equipment have been started up, the systems will be checked out in parallel with the control systems. System documentation will be completed by the Commissioning Agent before verification or training begins.
      2. Plumbing Systems: Will be started up and commissioned in a manner similar to that described for HVAC systems. The majority of the equipment will be started up in the stand-alone mode, automatic operation will be checked on a system-by-system basis in parallel with the control systems. System documentation will be completed by the Commissioning Agent and submitted for review before verification or training begins.
      3. Controls: Testing and commissioning is specified in the specifications, and the acceptance of the control system is well defined. It is envisaged that the contractor testing i.e. point-by-point testing will be performed in parallel with contractor start up. A complete point-by-point verification will be done as part of system verification and will be witnessed by the Designer and PSPC Commissioning Controls Specialist. The PSPC Commissioning Manager may elect to participate. Demonstration of the controls systems will be witnessed by both the EMCS Commissioning Agent and the Contractor's Commissioning Agent prior to the thirty day Final Acceptance test. The final Commissioning is considered to be performed during these two stages and the only additional testing required at the end of the "Final Operational Test" would be the off seasonal test. System documentation will be completed by the Commissioning Agent and submitted for review before verification or training begins.
      4. Fume Hood and Bio-Safety Cabinets: All fume hoods and bio-safety cabinets are to be performance tested as specified and in accordance with T.B 5.1 (Guideline for testing fume cabinets). Testing to be done by TAB Contractor as part of the overall balancing of the building and systems. Certification of all the cabinets is to be performed by a qualified, recognized, and independent testing authority after final balancing of the air systems. No integrated system testing should be performed until the cabinets have been certified.
    3. Electrical
      1. Distribution: Testing and commissioning of the main distribution system is defined within the specifications, requiring an independent testing company to perform a series of pre-energisation and post-energisation tests. Test reports are to be submitted for review before verification of system takes place. Contractor testing apart from this is restricted to "megger" testing of feeders.
      2. Low Voltage Systems: These systems, including Communication Systems, and low voltage lighting controls, will be checked out in accordance with the contract documents. Designer to witness system test.
      3. Alternate Power Systems: Emergency lighting level outlined in the specification will be initially checked by switching off normal power fights and checking coverage. Transfer switches will be tested by simulating a loss of power. Power availability will be checked at all required equipment requiring emergency power (e.g. Lights).
      4. Elevators and Fans etc.: Designer to witness all systems test.
    4. Life Safety Systems:
      1. Sprinkler / Standpipe: Wet and Dry pipe station and sprinkler flow testing will be performed as part of the Fire Alarm System ULC 537 and 536 checks. Designer and Commissioning Agent to witness all tests.
    5. Fire Alarm Systems: Fire Alarm System cannot be fully verified until all aspects of the life safety and security are completed. Contractor testing will include a complete verification in accordance with ULC-CAN-SS37-M90. Once the commissioning Agent has submitted a certification report all devices and zones will be demonstrated as to ULC 536. Designer and PSPC Commissioning Manager to witness all tests.
    6. Designer's commissioning verification: The Designer is to witness all system and integrated system tests.
    7. Documentation:
      1. Building Management Manual will be compiled as separate manuals in English and French. The Designer will review and accept manuals.
      2. Record drawings will be provided for the Designer to produce "As Built" drawings. These drawings will comprise a combination of marked up contracts print information and updated contractor working drawings.
      3. Spare parts and maintenance materials: A comprehensive list of all spare parts and maintenance material provided under the contract is to be provided. This will become more detailed as recommended parts/tools are identified by the various manufacturers.
    8. Training: A comprehensive training plan will be provided by the Commissioning Agent to the operations staff in the final stages of commissioning. Specific requirements are to be included in the specification.
    9. Warranty/Service Contracts: A comprehensive fist of all warranties and service contracts win be provided by the Contractor. This list will include standard one year warranties and any non standard warranties. Information on service contracts will provide a complete description of all items included in the contract.
    10. Commissioning Schedule: A critical path Commissioning Schedule to be provided by the Commissioning Agent within three (3) months after award of contract and incorporated in the main construction schedule. It will monitor progress of installation and the sequence of testing, commissioning, documentation, training. A separate detailed schedule in day by day format to be provided by the Commissioning Agent for commissioning of all equipment and systems. Training should be indicated on this schedule to ensure that that training does not conflict with testing.

12. Training Plan

  1. General: The following is the preliminary Training Plan and will be developed in greater detail as design progresses and as the working documents are developed. The commissioning schedule will indicate in detail how training will be implemented, the duration of each training session, the trainers, trainees, etc.
  2. Development of the Training Plan: The Training Plan shall be complete [within 3 months after award of Contract] [before construction contract is 50% complete].
  3. Responsibilities: The Designer will be responsible for training and will monitor all training activities including:
    1. Preparation of agenda and outlines
    2. Videotaping of all sessions

    The Contractor will be responsible for implementation of training activities, quality of instruction and training materials and for coordination among the instructors.

  4. Instructors: Instructors and trainers will include the Designer, Contractor, factory-trained and certified equipment suppliers and manufacturers, factory-trained and certified maintenance specialist personnel and the service contractors holding service contracts for the following:
    • EMCS including fume hood and BSC controls
    • fire alarm systems and emergency systems
    • security systems
    • lighting control systems
    • elevators

    and any other service contracts that may be implemented during this project.

  5. Trainees: These will include the Property Manager, building operators, maintenance staff, security staff, technical specialists as necessary and facility occupants as necessary.

    The following is a list of O&M personnel, property management staff and others requiring requisite training, and the PSPC Commissioning Manager will coordinate their attendance at agreed-upon times.

    • Facility Property Manager (already in place) 1
    • Operating staff:  Building operators (already in place) 7-8
    • Maintenance staff:  Plouffe Park shops ??
    • Building Maintenance (already in place) 7-8
    • Service contractors (e.g. cleaning) ??
    • Security staff: (already in place): 7-24
  6. Prerequisite skills and qualifications: To be identified.
  7. Scheduling of training: Training sessions relating to the design philosophy are to be given by the Designer and shall be presented within three months after award of contract. This will permit all involved in the construction and future operation of this facility to become familiar with all aspects of the design philosophy.
    If the O&M personnel have not been identified or are not available at this time, these sessions will be repeated during the Contractor-led training sessions.
    All training will be completed prior to issuance of the Interim Certificate.
  8. Details of training: Training will meet all identified qualification requirements of installed equipment and systems. Training will include:
    1. all aspects of operation under all normal, emergency and "what-if" modes, over the full range of operating ranges.
    2. detailed maintenance, troubleshooting, regular, preventive and emergency maintenance.
    3. training will consist of the following elements, to be completed, with demonstration of completeness, before date of acceptance:
      1. random on-site familiarization and observations during construction, installation, layout of equipment, systems and components, start-up and testing of the work, access to approved shop drawings, equipment operating and maintenance data. On-site observations will include still-photo records as deemed necessary by the O&M personnel - particularly of concealed elements.
      2. hands-on instruction relating to start-up; shut-down; emergency procedures; features of controls; monitoring; servicing; maintenance; performance verification and commissioning; reasons for, results of and implications on associated systems of adjustment of set points of control, limit and safety devices; interaction among systems during integrated operation; and troubleshooting diagnostics. Other elements will include system operating sequences, step-by-step directions for operation of valves, dampers, switches, adjustment of control settings and other specialized training relating to installed systems. Duration will be as specified in the commissioning specifications.
      3. formal classroom sessions relating to functional and operational requirements, system philosophy, limitations of each system, and operation and use of Building Management Manual. Duration of these sessions will be as specified in the commissioning specifications, using space to be identified.
    4. training sessions on design philosophy, organized around the Building Management Manual and will include:
      1. overview of how each system is intended to operate
      2. description of design parameters and operating requirements
      3. description of operating strategies
      4. information to assist in troubleshooting system operating problems
  9. Training materials: Training materials will be in a form permitting future training procedures to be in the same degree of detail and will include at least the following:
    1. "As-built" contract documents
    2. Building Management Manual
    3. TAB and PV Reports
    4. transparencies for overhead projectors and 35 mm slides
    5. manufacturers' training videos (after prior screening for suitability)
    6. equipment models
    The number of hours for these training sessions must be identified - by equipment, systems, etc.
  10. Videotaping: Hands-on and classroom sessions will be videotaped for future reference and retraining but will be held only after all systems have been fully commissioned. Production will be of professional quality and organized into several short modules to permit incorporation of changes. Videotaping shall be in VHS format.
  11. Standard of training: Training will be in sufficient detail and of sufficient duration to ensure:
    1. safe, reliable, cost-effective, energy-efficient operation of all systems in normal and emergency modes and under all conditions
    2. effective ongoing inspection, measurements of system performance
    3. proper preventive maintenance diagnosis, troubleshooting
    4. ability to update documentation
    5. ability to operate equipment and systems under emergency conditions until appropriate qualified assistance arrives.
  12. Limitations: Long-term ongoing training will not be included. However, the training courses and training materials will permit further ongoing training as well as training of new personnel.
  13. Demonstrations: Training will include demonstrations by the trained personnel to show their confidence in, and depth of understanding of, all installed systems and equipment and to demonstrate completeness of their training.
  14. Manufacturers' video-based training: Video will be used as training tool after Engineer's review of videos and written approval at least three months prior to static completion. To be included in Construction and Completion Schedule.

End of Sample Commissioning Plan

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