Critical Facilities Existing Building Commissioning (EBCx)

Transcription

1 Critical Facilities Existing Building Commissioning (EBCx) Tony DiLeonardo LEED AP, CxA President Wick Fisher White Tracey Jumper CCP President Jump Start Building Commissioning, LLC

2 AIA Quality Assurance The Building Commissioning Association is a Registered Provider with The American Institute of Architects Continuing Education Systems (AIA/CES). Credit(s) earned on completion of this program will be reported to AIA/CES for AIA members. Certificates of the Completion for both AIA members and non-aia members are available upon request. This program is registered with AIA/CES for continuing professional education. As such, it does not include content that may be deemed or construed to be an approval or endorsement by the AIA of any material of construction or any method or manner of handling, using, distributing, or dealing in any material or product. Questions related to specific materials, methods, and services will be addressed at the conclusion of this presentation.

3 Learning Objectives 1. Explain the tasks in the planning phase of EBCx and the effort involved to get the amount of detail need for a mission critical facility. 2. Identify the tasks that are important in the investigation phase of EBCx for mission critical facilities 3. Calibrate the discrepancies between existing documentation and interviews of operations personnel. 4. Describe how to writing test procedures avoiding risks and remaining reliable during testing.

4 Case Study for Mission Critical Facility The Customer asked How do I know my systems are operating to the reliability I expect? How do I find out? How do I get my facility systems back on track? How can I maintain them?

5 Case Study for Mission Critical Facility 130K sq. ft. 2 Data Centers Support Space Admin Space 2N+1 Electrical N+1 Mechanical Elevation View of Facility (Pictures Prohibited)

6 Existing Building Commissioning (EBCx) Presented a proposal to provide the EBCx services Reviewed the EBCx process with the customer They compared Cx Services with other firm proposals Called us back to discuss our approach Provide Planning and Investigation Initial Phase included activities up to Testing

7 Existing Building Commissioning (EBCx) Explained the BCA s definition: Existing Building Commissioning is A systematic process for investigating, analyzing, and optimizing the performance of building systems through the identification and implementation of low/no cost and capital intensive Facility Improvement Measures (FIMs) and ensuring their continued performance. The Existing Building Commissioning process assists in making the building systems perform interactively to meet the Current Facility Requirements (CFR) and provides the tools to support the continuous improvement of system performance over time. Organizing of building information Knowledge of system performance Prepare for staying ahead of issues Structured process to identify, select, and improve facility based on owner's priorities The Tools for Ongoing Cx

8 The Project Commissioning Team Goals Owner Wants a reliable facility Users (Equipment) Needs to be kept operational 7 x 24 Operations Staff A clear understanding and documentation of the systems Commissioning Provider (CxP) create a EBCx plan to meet the current facility requirements. My Agenda

9 Existing Building Commissioning Process Planning/ Initial Assessment Phase Investigation Phase Implementation Phase Hand-Off Phase Source: Building Commissioning Association - Building Commissioning Handbook, 3 rd Edition

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11 EBCx Process Planning / Initial Assessment Phase Define objectives Define facility requirements (CFR) Define scope and roles. Engage a CxP. Initial Assessment Phase Review building documentation Develop initial EBCx plan Analyze energy data (PUE) Conduct a kick-off meeting Perform initial walk-through Conduct staff interviews Document findings Meet with Owner to focus work for Investigation Update EBCx Plan and scope

12 Retro-Cx Plan Planning & Assessment Phase Planning Phase Our Cx Plan Tasks 1. Scoping Meeting (Develop Owner s project goals) 2. Conduct initial Interviews, Initial Walk-through 3. Roles, Responsibilities, Process Overview, Schedule 4. Create Current Facility Requirements (CFR)

13 Retro-Cx Plan Planning & Assessment Phase 5. Description of Owner s Project Goals 6. Current sequences 7. Equipment Inventory 8. Current Building Operations Plan 9. Existing documents, As-Built Documentation

14 EBCx Process Investigation Phase Run and analyze trends and monitoring Conduct further document review Conduct more staff interviews Conduct deeper field inspections Conduct functional testing Document findings Estimate savings and implementation costs Review findings with Owner Select findings to implement Update Cx Plan for Functional Performance Testing and Implementation

15 Retro-Cx Plan Investigation Phase Investigation Phase Our Cx Plan Tasks 1. In-depth walk-through; Project goal-focused 2. Diagnostics and trending as required to meet Owner s project goals BMS trending of temperature 3. Functional Performance Testing Procedures (FPTP) 4. Perform baseline measurements 5. Begin a Master List of Findings 6. Perform Facility Improvement Measure (FIM) assessment (Next Phase)

16 Retro-Cx Plan Investigation Phase 7. Plan and develop investigation phase procedures 8. Installation Checklists 9. Functional Performance Testing (Move into Next Phase) 10. Integrated Commissioning procedures 11. Finalize the Master List of Findings (may include initial recommendations for facility

17 CFR: Define the Owners Goals and Objectives Based on our Interviews & Discussions Document existing equipment Document Current Sequence of Operations Unknowns need to be documented Functional Performance Test Procedures FPTPs need to indicate unknown without risk Integrated Test Procedures

18 Define Current Facility Requirements (CFR) Building-Wide: Systems overview narrative General time of day schedule Preventative Maintenance schedules Description of O&M staffing, roles and training program Owners performance requirements and goals Energy and efficiency requirements and goals Primary issues and concerns in O&M, control, performance and comfort Recent history of studies and improvements Future Work Sequences and Testing Requirements

19 Define Current Facility Requirements (CFR) By Zone or Space: Identification and location of the room or area Current occupancy/usage information (space category and type) Time of day schedule Prior usage and any change of use documentation, if applicable Current required indoor environment requirements with acceptable ranges (temperature, air changes, return air, humidity, pressurization, noise, lighting, etc.)

20 Building Operations Plan

21 Planning/Initial Assessment Phase - Document Review Design Drawings Mechanical Schedules One-line/Flow Diagrams Fan & Pump Curves Controls Drawings Sequences of Operations TAB Reports

22 Interviews Series of meetings with Operations staff and Service Contractors Each meeting produced more information Contradictory information Caused the need for more verification

23 Gathering Data On-site Walk Thru Cooling Towers Air-Cooled Chillers Water-Cooled Chillers 23

24 Gathering Data On-site Walk Thru CRAH Units Built up Stacked Air Handling Units Mechanical Systems 24

25 Gathering Data Water Mist Fire Suppression System 25

26 Gathering Data Generators A Water mist Generators B Water Mist Fire Suppression System Integration 26

27 Gathering BMS Data BMS Graphics Logic Equipment and Valves consistent identification 27

28 Gathering Electrical Equipment Data Switchgear UPS 28

29 Calibrate the Discrepancies How do you make sense of all the contradictory information? Analysis of Building Management System Data Review of Trending Information Survey, Survey, Survey of Existing Conditions Written procedures of how to get the accurate information

30 Other Challenges Operations Staff had different opinions of how systems operate Dampers during an event AHU redundancy Utility failure Incorrect documentation Equipment locations changed during construction Not Documented Building Systems Control sequences Nomenclature / Naming of Valves / Consistency Different Bosses (Operations vs Project Manager)

31 Master List of Findings (MLOF) Some issues listed: Chiller will take time to change-over to 2N system (Not Automated) Will loads be adequately cooled during that time. Provide automation to air-cooled chillers, connect to chilled water storage tanks Fire/Smoke Damper Testing completed first Engineering Analysis of PUE No Arc-Flash Labels on Main Distribution Panels UPS Test needs to be completed before LVSG

32 Master List of Findings (MLOF)

33 Master List of Findings (MLOF)

34 Functional Performance Test Procedures FPTP had four main parts a. Prerequisites based on Findings Testing and Balancing Further Engineering Analysis Current Projects Arc Flash Study and Labeling b. Pretest Checks (Installation Checks) c. Sequences of Operation verification d. Failure Scenarios FPTP has Description with Expected Response

35 Functional Performance Test Procedures

36 Functional Performance Test Procedures

37 Functional Performance Test Procedures Suggestion may include: Heat Exchanger Mode (Stage 1 - Economizer) NOTE: Verify that chilled water temperature settings can be adjusted safely before performing this simulation. It is best to perform this test on a mild day when economizer would be engaged, simulate a lower chilled water temperature to disengage HX mode/engage mechanical cooling, and then return the original setpoint and allow time for the chilled water temp to increase past setpoint again to observe that HX mode is engaged automatically. 37

38 Functional Performance Test Procedures Clean Agent & ASSD Systems Action Response

39 Functional Performance Test Procedures Clean Agent & ASSD Systems Action Response

40 Functional Performance Test Procedures Access Control Functionality Action Response

41 Functional Performance Test Procedures

42 COMMISSIONING OF ELECTRICAL SYSTEMS Medium Voltage Switch Gear M-T-M A-Side Utility CB CB B-Side Utility CB CB MVSG Transformer Transformer

43 Functional Performance Test Procedures To Test MVSG Interlock Verify that two CB close at one time To avoid any issues, we will equalize the voltage or bypass the voltage regulator if interlock controls doesn t work. Safe situation even if it doesn t work Use of a Human Machine Interface so no-one gets hurt Keeps out of Arc-flash Zone Make sure Coordination Study is completed before testing, if not, CB could be tripped with potential unknown risk to equipment 43

44 Critical Existing Building Commissioning (EBCx) Conclusion We developed a Process that addressed all the discrepancies. Next Phase will consist of Testing of the Equipment and Systems using the FPTPs. These FPTPs will lead into MOPs All Overnight / Early Morning Testing Windows Review Meetings before Each Test

45 Tracey Jumper CCP Jump-Start Building Commissioning Tony DiLeonardo LEED AP, CxA Wick Fisher White