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HomeMy WebLinkAboutWORK ORDER - RFP - 8094 BUILDING COMMISSION ANNUAL - FEDERAL112 N. RUBEY DRIVE GOLDEN, CO 80403 303.215.4040 • McKINSTRY.COM LICENSES & REGISTRATIONS CO • LIC-0009827-07 Class A • CEN-12-06589 Class B • 18657 • 8125 February 4, 2016 RE: COMMISSIONING AUTHORITY FOR PFA FIRE STATION #8 Dear Stu Reeve: On behalf of McKinstry Essention, LLC (McKinstry), I am pleased to present our commissioning authority qualifications and proposal for the Poudre Fire Authority Station 8. McKinstry is confident in our ability to implement a commissioning (Cx) program that delivers unparalleled benchmarks for performance, quality, responsiveness, and services. Our commissioning services will provide a high level of assurance to the City of Fort Collins that the building systems have been engineered, installed, and are operating according to the design intent and specifications. McKinstry will be your trusted partner through the design, construction, and operations of the facility. As is evidenced by our references and experience, we specialize in commissioning high performance buildings, working with owners, owner’s representatives, designers, and contractors to create the best possible project no matter how varied the scope of work. We would be honored to partner on this project with the City of Fort Collins, and believe we are highly qualified because of our: • History of commissioning over 750 buildings in excess of 80 million square feet of building space • Experienced local team of 50+ energy, facility, and design professionals, including a team of 15 staff dedicated to commissioning services delivery • “Hands-on” approach, improving and aligning a system’s operation with its design intention creating added value, not just “box-checking” from the commissioning agent. McKinstry’s commissioning expertise is the result of 55 years of design, build, operate, maintain and optimize experience, plus over 20 years of dedicated commissioning delivery. Our business philosophy is built around a long-term focus and we proudly deliver a For the Life of Your Building approach. We optimize your facility’s performance by providing efficient and sustainable least-cost operations, while enhancing indoor environmental quality, occupant comfort, and reducing maintenance callbacks. We look forward to partnering with the City of Fort Collins, and we are dedicated to assisting with the delivery of a successful project. If you have any questions or want to discuss our proposal in more detail, you can reach me at 303.215.4051 or joshh@mckinstry.com. Best regards, CONFIDENTIAL & PROPRIETARY CITY OF FORT COLLINS QUALIFICATIONS AND PROPOSAL FOR CX AUTHORITY Commissioning Program Approach The McKinstry Commissioning Program McKinstry has established and developed our own in-house commissioning (Cx) team to close out new construction projects. We take a collaborative approach to working with design and construction management teams to not only collectively identify design optimization and construction deficiencies, but we will work with the teams to resolve deficiencies. We take a detailed, hands-on approach that will create additional value for the City of Fort Collins Fire Authority Station #8 project. Our Cx team has successfully implemented Cx plans for many projects over the years and has extensive knowledge of project requirements and objectives. McKinstry’s Cx team works closely with other project team members and assumes responsibility for the following processes and functions: NC-COMMISSIONING PROCESS (CONSTRUCTION PHASE THROUGH OCCUPANCY) DESIGN/BUILD COMMISSIONING PROJECT EVENTS COMMISSIONING TASKS COMMISSIONING DELIVERABLES DESIGN PHASE Selection of A/E Team Project Programming OPR Review OPR Review Comments Engineering Basis of Design BOD Review BOD Review Comments DD Set (Plans/Specs) DD Review DD Review Comments Design Team meetings Attend Design Team Meetings Commissioning Specifications CD Sets (Plans/Specs)-65%-90% CD Review CD Review Comments Bid Set (Plans/Specs) Develop Cx Plan Commissioning Plan CONSTRUCTION PHASE Project Schedule Integrate Cx into Project Schedule Commissioning Schedule Equipment Submittals Review Submittals Submittal Review Comments Create Checklists/FPTs/ISTs Checklists, FPTs & ISTs Site Meetings Attend Selective Meetings Cx Kick-Off Meeting Factory Testing Witness Factory Testing Factory Testing Report MEP Installation Conduct Periodic Site Observations Field Reports/Cx Issues Log MEP Start-Up Review Start-Up Procedures Update Commissioning Issues Log TAB Review TAB Procedures/ Report Controls Point-to-Point Review Controls P-T-P O&M and As-Builts Review O&M/As-Builts A/E Punch List Systems Manuals AHJ Inspections Witness FPTs and ISTs Update Commissioning Issues Log Operational Training Witness Selective Training Certificate of Occupancy Collate Cx Documentation Commissioning Status Report OCCUPANCY PHASE Occupancy Conduct Seasonal Testing Update Cx Issues Log Measurement & Verification Spark/Issue Identification Issue Resolution First Year Warranty Pick-Ups Conduct 10-Month Warranty Review Warranty Report for Owner End of 1st Year Warranty Collate Final Cx Documents Final Cx Report CONFIDENTIAL & PROPRIETARY CITY OF FORT COLLINS QUALIFICATIONS AND PROPOSAL FOR CX AUTHORITY Commissioning Program Approach This section describes tasks that McKinstry generally performs during design, construction, and occupancy phases for a comprehensive view of McKinstry’s typical commissioning service. COMMISSIONING FUNCTIONS 1. Review of project submittals, shop drawings, and equipment detail sheets to ensure compliance with specifications. 2. Development of a prioritization schedule for Cx installed systems. 3. Assembly of site-specific Cx forms used for recording Cx documentation. 4. Installation verification of the various systems in the project selected for Cx to ensure compliance with project documentation. 5. Witness factory start-up and field start-up for all major equipment items. 6. Verification of project balancing and adjusting functions to ensure systems are operating as designed and that proper air and water flow levels are achieved. 7. Oversight of the control system check-out procedures including point-to-point checks to verify complete compliance with contract requirements. Review the final graphics package prior to owner approval. 8. Implementation of functional tests to demonstrate the fully automatic operation of all systems and features. Special attention on redundant and back-up systems to ensure automatic operation in a fault condition. Actual tests conducted by installing contractors under McKinstry Cx direction. 9. Implementation and monitoring of BAS (Building Automation System) trends, and/or independent trending instruments, to measure and verify performance requirements. 10. Verification of closeout documentation and operational training plans, as provided by the installing contractors, to provide for operator/owner training and education on the completed systems. 11. Documenting and monitoring of issues discovered by Cx through to resolution or acceptance by Owner. 12. Interfacing with other disciplines on the project that relate to Cx such as fire alarm, emergency power generation, and similar systems. CONFIDENTIAL & PROPRIETARY CITY OF FORT COLLINS QUALIFICATIONS AND PROPOSAL FOR CX AUTHORITY Commissioning Program Approach TYPICAL ISSUES ENCOUNTERED • Equipment damage • Part failures • Substandard contractor performance • Conflicts between trades • Unacceptable test results • Non-conformance with design documents • Equipment access issues Detailed Structure & Components of NC-Cx COMMISSIONING SPECIFICATION The purpose of the Cx specification is to introduce and explain the various phases and steps that comprise the Cx process. COMMISSIONING SCHEDULE Once the design and scope are finalized, we develop a Cx schedule that can be integrated with the master construction schedule. Project closeout is a very busy time and conditions often arise that may prohibit commencement of Cx tasks during the precise time scheduled. Cx is a dynamic and fluid process; scheduled Cx tasks are managed to fit with site-specific conditions and opportunities. Additionally, the Cx schedule serves as a project resource that prioritizes equipment power requirements for the electrical contractor. ISSUE RESOLUTION Unforeseen issues develop during all projects. Early identification and prompt resolution may be the most important component of a successful commissioning process. From the moment Cx begins through project completion, issues are identified, documented, communicated, and tracked until resolved. McKinstry’s Cx team participates in the resolution of most issues; however, the Cx team’s authority is limited and does not allow us to direct work. Our Cx team will communicate with other team members, provide supporting documentation or research, and track the issues until they are resolved. McKinstry Cx and Project Management teams strive for proactive issue resolution. INSTALLATION VERIFICATION OR STATIC COMMISSIONING After installation, all equipment and systems are visually inspected to verify they are installed in accordance with the design objectives as indicated on the drawings. This information is documented, providing a record of acceptable installation as well as a means of identifying deficiencies. When deficiencies or discrepancies are found, we generate an issue log and notify all team members. After the discrepancy is resolved, we re-inspect the equipment. EQUIPMENT & SYSTEM START-UP INFORMATION Start-up Cx verifies all equipment is activated and operating in accordance with the manufacturer’s operating criteria. This includes all internal equipment electrical components and safety devices. McKinstry Cx will witness and review equipment start-up activities. TEST, ADJUST & BALANCE The Test, Adjust and Balance (TAB) discipline sets, measures, and documents air and hydronic system performance. Final TAB performance data is recorded onto appropriate forms where it is compared to the designed performance criteria. In the event a system is not meeting the design intent, the McKinstry Cx team works with the project and design teams to develop and implement a timely and suitable resolution. CONFIDENTIAL & PROPRIETARY CITY OF FORT COLLINS QUALIFICATIONS AND PROPOSAL FOR CX AUTHORITY Commissioning Program Approach CONTROL SYSTEM COMMISSIONING POINT-TO-POINT As control device installation and wiring is completed, the control contractor tests and adjusts all components (point-to-point). Point-to-point Cx verifies control hardware and components for proper communication, operation, orientation, range, calibration, and functionality. This testing ensures and documents that all devices are complete, communicating, and functional. After point-to-point, the control contractor performs dynamic testing of the approved sequence of operation. These tests document all logic and control sequence statements accomplishing each specific control function. (Note: Sequence of operations verification is accomplished in the following section - Functional Performance Verification.) The responsibility of the controls contractor is to completely check out and de-bug the installation. It is intended to enhance the ability of the construction team to provide the owner with a complete and operational building. FUNCTIONAL PERFORMANCE TESTING Prior to this portion of the Cx process, all field-Cx activities have intentionally focused on inspecting and verifying the individual components and/or subsystems included as part of the entire scope. Once static, start- up, point-to-point, and TAB are completed, Functional Performance Testing (FPT) begins. FPT verifies and documents system performance as a whole. All operating scenarios are tested to ensure that each system’s performance characteristics and corresponding test results achieve the design intent. FPT documents are generated directly from the approved sequence of operation. If needed, additional FPT documents are generated for systems not covered in sequenced of operation (for example: a generator fuel delivery system may be a stand-alone system with no DDC interface.) Tests involve verifying the system operation under automatic control. Testing is accomplished by manipulating variables that will generate a condition resulting in appropriate system response. Each test is verified, initialed, and dated by a Cx engineer. In addition, relative test conditions, system configurations, system responses, and observations are documented. FPTs are written by the McKinstry Cx team and implemented by the installing contractors under the direction of the McKinstry Cx team. FPT is McKinstry’s final verification that the installed equipment and control systems are complete and operating properly. The functional performance testing phase culminates in Integrated Systems Testing (IST). IST is used to verify and demonstrate that all systems are functioning together as designed. TYPICAL ITEMS VERIFIED • Location & zoning • Make & model • Serviceability & access • Connections to subsystems • Completeness • Free of dirt & debris • Readiness for start-up • Readiness for balancing EQUIPMENT & SYSTEMS All start-up procedures are reviewed by the McKinstry Cx team to ensure they meet or exceed the manufacturer’s recommended procedures. In certain cases, qualified equipment vendors may perform factory start-up. McKinstry’s Cx team reviews all vendor start-up procedures, documents, and work. CONFIDENTIAL & PROPRIETARY ASPEN COMMUNITY SCHOOL CAMPUS RENOVATION QUALIFICATIONS AND PROPOSAL FOR CX SERVICES Commissioning Program Approach EQUIPMENT & SYSTEM TRAINING Cx of the facility is not complete until the information learned and acquired during the Cx process is passed on to the owners and owner's maintenance personnel. Training objectives are shown to the left. McKinstry’s Cx team will review the training plan as provided by the installing contractors to ensure that the training is designed to provide adequate operation information. McKinstry’s Cx team will witness and oversee the initial training sessions and may elect to witness others to ensure quality training is provided. Measurement & Verification Measurement and Verification (M&V) is most effective when discussed and defined early in the development of a project. An M&V plan defines how the savings analysis will be conducted before any energy conservation measures are implemented. This provides as much objectivity as possible and gives the owner an understanding of how the project’s success will be measured. The success of the project relies on the long-term performance of the building. It is important that both McKinstry and the City of Fort Collins are comfortable with the verification process. McKinstry invites the City of Fort Collins’s participation in setting expectations for the M&V plan and the frequency of reporting preferred. Once we have agreed on the M&V plan, we will clearly list what values will be measured and quantified for each improvement measure at every stage of the process—from baseline development, to final commissioning, to ongoing performance assurance. Like many companies, McKinstry adheres to the International Performance Measurement and Verification Protocol (IPMVP). Our differentiator is our personnel. Unlike most consulting commissioning companies, McKinstry has dedicated M&V personnel. Our team has the knowledge and skill set needed to evaluate systems, gather data, and accurately model and calculate energy performance. INTERNATIONAL PERFORMANCE MEASUREMENT & VERIFICATION PROTOCOL M&V Option Savings Calc. Method Critical Attributes/Where Used Option A Based on measured equipment performance, measured, or stipulated operational factors, and annual verification of “potential to Engineering calculations with some measured data Improvement measures where performance remains constant, usage can be readily characterized, and uncertainty is not a major issue Actual energy or cost savings are not verified; savings predicted using engineering/statistical methods Uses historical data for operational factors (occupancy schedule etc.) May use spot or short-term but no long-term measured data to estimate performance factors CONFIDENTIAL & PROPRIETARY ASPEN COMMUNITY SCHOOL CAMPUS RENOVATION QUALIFICATIONS AND PROPOSAL FOR CX SERVICES Commissioning Program Approach M&V Option Savings Calc. Method Critical Attributes/Where Used perform.” equipment changes Option B Based on periodic or continuous measurements taken throughout the term of the contract at the device or system level. Engineering calculations using measured data Improvement measures where actual savings (energy and cost) during contract need to be determined, based on end-use Involves long-term measurements for both performance and operational factors M&V can be performed at the equipment or system level and goes on for the term of the project Same procedures as Option A plus measurement of pre- and post- installation energy use Option C Based on whole building or facility- level utility meter or sub-metered data adjusted for weather and/or other factors. Analysis of utility meter data Requires properly defined baseline conditions Projects where actual savings (energy and cost) during contract need determination, based on end-use Savings are determined by whole-facility utility meter analysis and/or computer simulation calibrated with utility billing data Same procedures as Option A plus measurement of pre- and post- installation energy use Requires savings to be significant (>20% of baseline consumption) Option D* Based on computer simulation of building or process; simulation is calibrated with measured data. Comparison of different CONFIDENTIAL & PROPRIETARY 1 Poudre Fire Authority Station #8 - Commissioning Scope of Work This section describes services that McKinstry will perform during design, construction, and occupancy phases. All services listed in the RFQP are included in the following Scope of Work. FUNDAMENTAL COMMISSIONING OF BUILDING ENERGY SYSTEMS Design Phase Commissioning Tasks Develop and implement a project-specific commissioning plan that includes the Commissioning Program Overview, Commissioning Team, and Description of Commissioning Process Activities that shall include the following, at a minimum: (1) Lead one commissioning kickoff meeting with the construction team. CxA will conduct meeting, provide meeting minutes, and update the Cx Plan and distribute to the Commissioning Team. (2) Review and provide written comments on the Testing, Adjusting and Balancing (TAB) Contractor’s plan of execution. Construction Phase Commissioning Tasks Attend construction kickoff and introductory meetings. Attend OAC meetings as needed to stay apprised of project status and assist in HVAC and energy related discussions. Lead meetings to coordinate the Cx scope with the commissioning team members. We’re currently including 4 Cx meetings. Witness a quality-based sampling of mechanical equipment start-ups. In partnership with the design team and Ft Collins personnel we will determine how to attend 2 startup events. Review testing, adjusting and balance reports for completeness and deficiencies. Coordinate the testing, adjusting and balancing verification. This effort includes verifying a random sampling of the TAB report. TAB verification shall be attended by the Design team, the Owner, and TAB Contractor. The CxA shall be responsible for coordinating with the Design Team to include this verification requirement in the Contract Documents. Execute and document the Functional Performance Testing. It is assumed that the Contractors will execute the test procedures per the direction of the Commissioning Authority. We have included 3 days of functional testing. (1) Prepare corrective action reports for deficiencies and follow up on the corrections by retesting systems (or components) that failed the first verification test. (2) Complete opposite season or deferred Functional Performance Testing to ensure functional performance of heating and cooling systems. CONFIDENTIAL & PROPRIETARY 2 Poudre Fire Authority Station #8 - Commissioning Acceptance Phase Commissioning Tasks Review and provide comments on contractor provided closeout materials Coordinate and conduct training for O/M staff. Complete a summary commissioning report including the signed-off and executed FPT procedures. CONFIDENTIAL & PROPRIETARY 3 Poudre Fire Authority Station #8 - Commissioning Envelope Air Barrier Performance Test Alternate: CONFIDENTIAL & PROPRIETARY 4 Poudre Fire Authority Station #8 - Commissioning CxA Submittals and Deliverables: (1) Commissioning Plan (2) Written comments on installation inspections* (3) Functional Performance Test procedures (4) Building tightness testing results as described above (5) Written comments on verification of Functional Performance Testing results* (6) Corrective action reporting for deficiencies found in verification testing* (7) Summary Commissioning Report Fee/Cost Proposal Fundamental commissioning services for construction phase $13,380 Envelope – Add for Building Air Barrier Performance Test $6,600 PROJECT PACKAGE TOTAL $19,980 CONFIDENTIAL & PROPRIETARY 5 Poudre Fire Authority Station #8 - Commissioning Terms and Conditions PERFORMANCE OF WORK McKinstry shall perform the scope of work (“Work”) specified herein. McKinstry shall furnish all services necessary to perform the Work and perform the Work to completion diligently, expeditiously and with adequate forces. Customer shall use its best efforts to provide all information, materials, documents, and assistance that is reasonably required for McKinstry to perform any and all aspects of the Work. PAYMENTS Customer shall pay McKinstry the compensation specified herein (“Price”) for the value of Work that McKinstry has completed, as the Work is completed. Customer shall pay McKinstry within fifteen (15) days of receiving an invoice. McKinstry will be entitled to interest at the rate of 1.5 percent per month on all sums overdue and unpaid from the date due. WARRANTIES Customer shall receive a one (1) year warranty that covers labor and materials provided by McKinstry as part of the Work. This warranty commences on the date that the portion of the Work warranted is substantially complete. However, McKinstry makes no warranty whatsoever regarding components of the Work provided by third parties, and in such case the terms of the third party’s warranty, including manufacturers’ warranties, if any, shall apply between Customer and the third party. The warranties in this section are exclusive and in lieu of all other warranties, whether express or implied. TERMINATION Either Party may terminate this agreement upon fifteen (15) days written notice to the other Party. In such case, the rights and obligations of each Party that arose prior to the termination date shall survive such termination. DISPUTES I In case of dispute between the Parties, the Parties will attempt to negotiate a resolution. If a dispute remains unresolved more than thirty (30) calendar days after the commencement of negotiation, and the Parties have not agreed to extend such date, then the Parties shall pursue mediation. If any dispute remains unresolved more than sixty (60) calendar days after the commencement of mediation, then either Party may pursue arbitration. No litigation will be commenced by either Party unless all of the foregoing steps have been pursued to completion. CHOICE OF LAW, VENUE The validity, interpretation, and performance of this agreement shall be governed by the laws of the state in which the Work is performed. The venue for resolving any dispute shall be the county in which the Work is performed. FORCE MAJEURE Neither McKinstry nor Customer shall be considered in breach of this agreement to the extent that the Party’s performance is prevented by an event or events that are beyond the control of such party, including but not limited to acts of God, fire, earthquake, flood, storm, war, rebellion, revolution, insurrection, riot, strike, nuclear contamination, and/or acts or threats of terrorism. CONFIDENTIAL & PROPRIETARY CITY OF FORT COLLINS COMMISSIONING AUTHORITY 5. Fee/Cost Proposal NO WAIVER No waiver of any breach, failure, right, or remedy shall be deemed a waiver of any other breach, failure, right, or remedy, whether or not similar, nor shall any waiver constitute a continuing waiver. INTELLECTUAL PROPERTY Intellectual property provided by McKinstry to Customer as part of the Work are instruments of service owned by McKinstry and are not “work made for hire” as such term is defined under U.S. copyright law. When the Work is performed to completion, McKinstry grants to Customer a limited license to use the Intellectual Property to operate, maintain, renovate, and manage the subject matter of the Work. DAMAGES LIMITATION Neither party shall be liable to the other party for any consequential, indirect, special, incidental, exemplary, or similar, damages or losses, including loss of profits, arising out of or relating to this agreement, whether based in contract or tort or any other theory, even if a party has been advised of the possibility of such damages. Furthermore, the total aggregate liability of either party, under any theory, is limited to the agreement price. INDEMNIFICATION McKinstry shall indemnify and hold harmless Customer from and against all third party claims, damages, losses and expenses for bodily injury, sickness, disease, or death or destruction of tangible property, directly arising from McKinstry’s performance of the Work, but only to the extent caused by the negligent acts or omissions of McKinstry. SEVERABILITY, SURVIVAL If any portion of this agreement shall be held invalid in whole or in part under any law, rule, regulation, or order, then such portion shall remain in effect only to the extent permitted, and the remaining portions of the agreement shall remain in full force and effect. Any invalid portions shall be substituted with an interpretation that most accurately reflects the Parties’ intentions. AMENDMENT This agreement may not be amended except pursuant to a written amendment signed by an authorized signer of each Party. COMPLETE AGREEMENT This agreement, including the exhibits attached hereto, is a fully integrated agreement. Any legal terms and conditions appearing elsewhere in this agreement shall be ignored to the extent they contradict or are inconsistent with the terms and conditions contained in the foregoing numbered list. All previous agreements between McKinstry and Customer as to the Work are superseded by this agreement. calibrated models Use of a calibrated simulation tool to estimate “before” and “after” energy use Simulation of whole building or just end use Building simulation model (e.g. DOE-2; eQuest), spreadsheet, or VSD estimating program, etc. Calibration is done by linking simulation inputs to actual operating data and comparing the results with end-use or whole building data. Calibration is used for new buildings and complex existing building systems. *Option D will, at minimum, be applied to The City of Fort Collins’ projects Primarily verification activities such as physical assessment of TRAINING OBJECTIVES • Confirm operation and maintenance manuals have been turned over to the proper people. • All equipment locations have been reviewed in the facility. This includes operational information as well as a summary of maintenance requirements. • All system valves, clean-outs, future stub-outs, etc., have been reviewed and located for the owner and representatives. • Complete review of the control system including all components, addressing method, graphics, and system programming. • The contents of the O&M Manuals have been reviewed so all parties know what was done and how the systems were left. • A list of "risk items" has been reviewed with the owner to disclose potential problem areas and how they should be addressed. • A list of emergency procedures and contacts are provided for the owner to use 24/7.