Terminal Commissioning Case Study- Terminal A Logan International Airport ACI-NA Environmental and Operations & Technical Conference May 4, 2008 Sam Sleiman,

Terminal CommissioningCase Study- Terminal A

Logan International Airport

ACI-NA Environmental and Operations

& Technical Conference

May 4, 2008

Sam Sleiman, PE, CCMMassport

Brad Jones, PE, LEED APSebesta Blomberg

Commissioning

• What is Commissioning?

• Who Performs Commissioning?

• How to Internalize Commissioning?

• What are the Costs of Commissioning?

• Keys to Success

• Case Study: Terminal A Logan International Airport

AGENDA

Commissioning

• When the project is over, have you ever felt that you did not get the building you wanted and paid for?

• Incomplete training of your O&M staff?

• Lack of quality as-built drawings and/or systems manuals?

• Inheriting incomplete work from your contractor, that now has to be completed by your O&M staff?

On your projects, have you ever experienced:

Commissioning

“… the Terminal A project has been by far the best project that was turned over to Massport…

…to have our personnel available to visit the site, comment and to be a part in the Commissioning process was invaluable. “ – Manager, CHP/HVAC

On your projects, would you prefer:

Boston Logan Terminal A

• 500,000 sf •22 Gates•$500M• Three Contract Packages – Terminal, Tunnel, Satellite• First LEED Certified Airport Terminal

Project Highlights

• Developed by Delta Air Lines, turned over to Massport for operations

• Multiple engineers – mechanical & electrical by different firms• Proprietary systems – fire alarm and building controls

established airport systems• Delta utilized third party commissioning – for LEED and to

demonstrate to Massport that systems were properly functioning (Note: Massport requires meeting LEED requirements for any

development on land it owns)

Definition of Commissioning

“Systematic process of assuring by verification and documentation, from the design phase to a minimum of one year after construction, that all project systems function and perform interactively in accordance with the design documentation and intent, and in accordance with the owner’s operational needs, including training preparation of O&M personnel.”

What Is Commissioning?

“Deliver a Building that Works”

“Develop an Operations Team that can keep it working”

DocumentationTestingTraining

What Is Commissioning?

How does Commissioning differ from Inspections?

• Building Inspections – Required by law and are minimum standards

• Construction Inspections – Review of “static” installation

• Building Commissioning – Proactive process that builds from installation inspections through performance checks of dynamic operation of systems

Question:

Aren’t I already paying for this?

Answer:

1995 Study of New Buildings• 50% suffered from controls problems• 40% had HVAC equipment problems• 25% had malfunctioning:

• Energy management systems• Economizers• Variable speed drives

• 15% had missing equipment

Cx Review Question:How will large equipment be moved into and out of the

penthouse mechanical room in the future — there doesn’t appear to be any roof access?

Answer:“That’s a Day 2 project.” — Architect

Design Review Comment:The sequence of operations is general and will not

provide enough information to the controls contractor.

Answer:“That’s how we always do it.” — Engineer

Scheduling Question:So now that the fire alarm vendor has finished his check

out, are we ready to schedule the system tests?

Answer:“I can get a good look at a T-bone by sticking my head up a bull’s ass, but I’d rather take the butcher’s word for it.” — Electrical Contractor

“The presence of an independent third party commissioning agent helped to keep design and construction teams focused on developing resolutions to construction issues that would not impact long term building operations. The easy resolution was often not the best for the long term building operation.”

Commissioning Process

• Pre-Design Phase• Design Phase • Construction Phase• Acceptance Phase• Warranty Phase

§ Roles & Responsibilities§ Systems to be Cx’d§ Process

Cx Plan

Commissioning Process

§ Project delivery processes§ Project team organization, roles & responsibilities§ Priorities & Expectations§ LEED program

Discovery

LEED FUND.

LEED FUND.

Design Intent

Document

§ Quantifiable and Verifiable Performance goals

§ Evolving Document

Design Intent Document

§ Commissionability§ O&M documentation requirements§ O&M training requirements§ Accessibility & maintainability

Design Reviews

§ System Readiness Checklists § Preliminary Verification Test Procedures

üLevel of rigor üAcceptance Criteria

Cx Specifications

LEED FUND.

LEED FUND.

LEED FUND.

LEED FUND.

Design Phase Cx Activities

LEED ENHANCED

LEED ENHANCED

Design Intent

Document

Early Construction

Phase Activities

§ Cx milestones into the master construction schedule

§ Keeps Cx off Critical Path

Schedule Cx Activities

§ Commissionability§ Accessibility & maintainability

Shop Drawing Review

§ 60 – 90 days after approved submittals O&M manuals submitted

§ O&M Training Plan finalized

O&M Documentation

§ Complete, as per spec § Appropriate for the level of trainee

Training Plan Review

§ Status Review§ Frequency changes as

project develops

Regular Coordination

Meetings / Site Visits

LEED ENHANCED

LEED ENHANCED

LEED ENHANCED

LEED ENHANCED

LEED ENHANCED

LEED ENHANCED

§ In accordance with Training Plan

Equipment Training

§ Dynamic operations of components

Systems Training

§ All Cx Activities§ Blank Test Procedures

Final Cx Report

§ As per Functional Tests in Specs§ Accepted criteria established earlier

Functional Testing

§ Corrective Action Report

DeficiencyCorrection

LEED ENHANCED

LEED ENHANCED

LEED FUND.

LEED FUND.

LEED FUND.

LEED FUND.

Testing and Training Phase

§ Developed during testing & training§ Finalized during Warranty

Systems (Re-Cx)Manual

§ Seasonal testing (if needed)

Deferred Testing

§ O&M Staff meetingü Areas of concernü “wish list” for system optimization

10-Month Check-up

§ Update with warranty phase activities

Amend Cx Report

Warranty Phase

LEED ENHANCED

LEED ENHANCED

LEED FUND.

LEED FUND.

LEED ENHANCED

LEED ENHANCED

Who Provides Commissioning?

• Designers• Contractors Third Party Professional• Owner

• Design/Construction Team• Operators

• Someone leads effort as Cx Authority, but it’s a TEAM EFFORT!

What Systems are Commissioned?

Factors influencing decision:

• Past problems?

Risks of malfunction?

Political implications of poor system operation?

How easily will issues be identified with out Cx?

How many parties involved with design & construction of the system? – resolution of issues

Program requirements – LEED, utility

What Systems Are Commissioned?

HVAC Building Controls System Electrical Life Safety Lighting Plumbing• Building Envelope Specialty Systems

Selected to meet project needs, LEED

Systems Commissioning

Streamlining the Cx Process

• Integration w/ Authorities Having Jurisdiction — Massport Fire & Rescue

• Simulated Power Outage Test• Smoke Evacuation Tests• Fire Alarm - Check of AHU’s start/stop, but not

damper operation

Importance of Systems Testing

• Example: Tunnel Fire Alarm Testing

Importance of Systems Testing

• Example: Tunnel Fire Alarm Testing

Importance of Systems Testing

• Architect• Mechanical Engineer• Electrical Engineer• Code Consultant• Delta Owner’s Rep• Massport Owner’s Rep• Massport Facilities• Massport Fire & Rescue• Massport Code Consultant

•Construction Manager

•Mechanical Contractors (3)

•Electrical Contractors (3)

•Sheet Metal Subs (3)

•Air Balancing (3)

•Controls Contractor

•Fire Alarm Contractor

Overview of Results

• Short Circuit & Coordination Study – Caught Incorrect Breaker Settings• Minimum speed settings on VFD’s and damper operation in smoke

evacuation mode – safety issues• Conflicts between designed and installed operating sequences –

identified and clarified (e.g. preheat coil valves)• Impact of programmed sequences at central plant• Control point alarm labels clarified at central facilities – identified and

resolved• AHU piping and clearances for coil pulls• Duct work access panels • Timers for sump trap primers

Owner Commissioning?

• Needs Support at All Levels • Identify Champion• Build Proper Procedures• Know Resources/Limitations• Funding Sources

— Capital Planning? Operations?• Ask for Help

How to Internalize Commissioning

Cost of Commissioning

• 0.5-1% of Total Construction Cost• 2-5% of the Construction Cost of the Systems

Being Commissioned• Recommended not Using $/S.F. Unit Costs (too

many variables in scope)

Benefits of Commissioning for Terminal A

• Supports Effective QC

• Eases Building Turn-Over

• Reduces Warranty Callbacks

• Energy Savings • Persistence of Savings• Occupant Acceptance• Certification/Accreditation

Keys to Success

− Develop effective relationships with all team members

− Mutual respect for each team member’s contribution− Involve Operations Staff wherever practical− Early & Diligent Scheduling − Manage Expectations− Facilitate a Win-Win Conclusion for All

Summary

• What is Commissioning? • Systems-based Documentation, Testing, Training; 0.5-1% of project cost

• Why Commission your building?• Independent party keeps focus on owner’s needs

• When does Commissioning start?• Ideally early design phase; project dependent based on needs

• Who Commissions the building?• Whole project team; Commissioning Agent leads & facilitates

• What to Commission?• Project dependent based on needs

QUESTIONS?

Brad Jones, PE, LEED [email protected]

Sam Sleiman, PE, [email protected]