CLEVELAND CLINIC

COMMISSIONING PLAN
TEMPLATE

Prepared for:

CLEVELAND CLINIC
[SITE ADDRESS]

TEMPLATE
Revised
September 30, 2010

Prepared by:

1375 EUCLID AVE., SUITE #600

CLEVELAND, OHIO 44115
216-622-2400, FAX 612-622-2428
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COMMISSIONING PLAN REV 9/30/10

Table of Contents

1. Overview .............................................................................................................................................. 1

1.1. Purpose of Commissioning Plan................................................................................................... 1

1.2. Commissioning Scope ................................................................................................................... 1
1.3. Commissioned Systems ................................................................................................................. 1

2. General Building Information ........................................................................................................... 3

3. Construction Team Data .................................................................................................................... 4

4. Roles and Responsibilities .................................................................................................................. 5

4.1. Team Members .............................................................................................................................. 5

4.2. General Descriptions of Roles ...................................................................................................... 5
4.3. Tasks and Responsibility Table .................................................................................................... 5

5. Commissioning Services ..................................................................................................................... 7

5.1. Energy and Atmosphere Credit EA-pr1: Fundamental Building System Commissioning ........... 7
5.2. Energy and Atmosphere Credit EA-c3: Enhanced Commissioning ............................................. 8
5.3. Clarification/Exceptions ............................................................................................................... 8
5.4. Deliverables .................................................................................................................................. 9
5.5. Schedule Milestones.................................................................................................................... 10

6. Owner’s Project Requirements ....................................................................................................... 11

7. Basis of Design................................................................................................................................... 12

8. Functional Testing Results ............................................................................................................... 13

9. Issue Log/Corrective Action Plan.................................................................................................... 14

10. Meeting Minutes ........................................................................................................................... 15

11. Commissioning Specifications ..................................................................................................... 16

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1. Overview

1.1. Purpose of Commissioning Plan

The purpose of the Construction Phase Commissioning Plan is to provide direction for
the commissioning process during construction, particularly providing resolution for
issues and providing details that cannot be, or were not, fully developed during design,
such as scheduling, participation of various parties of this particular project, actual lines
of reporting and approvals, coordination, etc.

1.2. Commissioning Scope

Commissioning is a systematic process of ensuring that all building systems perform
interactively according to the design intent and the owner’s operational needs.
Commissioning during the construction of this project is intended to achieve the
following specific objectives:
• Quality
• Value
• Comfort
• Energy Efficiency
• Serviceability
• Sustainability

In accordance with the Contract Documents and LEED:

• Ensure that applicable equipment and systems are installed properly and receive
adequate operational checkout by installing contractors.
• Verify and document proper performance of equipment and systems.
• Ensure that O&M documentation left on site is complete.

1.3. Commissioned Systems

The construction consists of the renovation to the existing buildings mechanical,
plumbing and electrical systems; and envelope with the installation of a new façade,
glazing and green roof. The following systems will be commissioned during this project.
All general references to equipment in this document refer only to equipment that is to
be commissioned.
[List all energy consuming equipment and additional items to be monitored during
construction]

ENVELOPE
1. [Verify construction of new building envelope (if required by owner)}

HVAC
1. Cooling Plant:

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a. [List Equipment and quantity]

b. Associated Electrical System
c. Associated Controls

2. Heating Plant: Functional testing will be witnessed for:

a. [List Equipment and quantity]
b. Associated Electrical System
c. Associated Controls

3. Air Handler: Functional testing will be witnessed for:

a. [List Equipment and quantity]

4. Make-up Air Units: Functional testing will be witnessed for:

a. [List Equipment and quantity]

5. Terminal Units: Functional testing will be witnessed for:

a. [List Equipment and quantity]

CONTROLS
1. Building Automation System

ELECTRICAL
1. [List electrical equipment to be tested]

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2. General Building Information

Project: [Project Name]

Location: [Address]

Profile: [Building Size, Purpose, Owner, Date of Construction]

Scope: [Brief description of: project, goals (LEED or other) equipment being
commissioned, Design/Construction Plan, etc.]

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3. Construction Team Data

Phone / Email
Team Member Contact, Company Office, Cell, Email
Owner
Project Manager
Site Engineer
Property Manager
Project Engineer
Building Management
Specialist
Construction Manager
Senior Project Manager
Commercial
Construction Manager
Easter Division
Manager
Superintendent
Commissioning Authority
(CxA)
Architect
Design Architect
Structural Engineer
Regional Manager
M/E/P Engineer
Mechanical Contractor

Project Manager / Site

Supervisor
TAB Contractor

Electrical Contractor
Project Manager
Site Supervisor
Fire Alarm Contractor
Project Manager
Site Supervisor
Roofing Contractor
Superintendent
Elevator Contractor
Project Manager
Superintendent

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4. Roles and Responsibilities

4.1. Team Members

The members of the commissioning team consist of the Commissioning Authority
(CxA), Cleveland Clinic, construction manager, architect/engineer (particularly
the mechanical engineer), general contractor, the mechanical contractor,
electrical contractor, TAB representative, controls contractor, any other
installing subcontractors or suppliers of equipment and Owner’s building or
plant operator/engineer is also a member of the commissioning team.

4.2. General Descriptions of Roles

General descriptions of the commissioning roles are as follows:
Owner (Cleveland Clinic)
• Provide building engineering and maintenance personnel to witness and
participate in the evaluation of the functional performance tests.
• Provide building engineering and maintenance personnel to participate in
training activities.
• Provide a review and approval of all commissioning activities.

Construction Manager ([TBA])

• Work with the CxA to coordinate and schedule commissioning activities.
• Schedule contractor participation to comply with commissioning schedule.
• Witness functional performance tests as required.
• Process contractor payment requests for commissioning activity.
• Process commissioning documentation.
• Provide qualified personnel to perform functional performance tests.
• Make necessary repairs and modification to equipment and systems to
comply with base contract performance requirements.
• Work with the CxA to document test results.

4.3. Tasks and Responsibility Table

The following table outlines the required tasks, responsibility and timeline for the
Fundamental and Enhanced Commissioning credits EA-pr1 and EA-c3. This table can be
found in the LEED Reference Guide for Green Building Design and Construction, 2009
Edition.
[Edit as required]

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Project Commissioning Tasks Rating System Fundamental Enhanced

Phases (Steps 1-12) Task (EA-pr1) (EA-c3)
Predesign, Design Phase
Request for proposal
1. Designate commissioning EA-pr1:Task 1; Owner or Project
Architect and Owner or Project Team
authority (CxA) EA-c3:Task 1 Team
Engineer selection
Owners project 2. Document owner's
Owner or CxA* Owner or CxA*
requirements, basis project requirements; EA-pr1:Task 2
Design Team Design Team
of design Develop basis of design
3. Review owner's project
EA-pr1:Task 2;
Schematic Design requirement and basis of CxA** CxA
EA-c3:Task 2
design
4. Develop and implement
Design Development EA-pr1:Task 4 Project Team or CxA* Project Team or CxA
commissioning plan
5. Incorporate
commissioning
EA-pr1:Task 3 Project Team or CxA* Project Team or CxA
requirements into
Construction construction documents
Documents 6. Conduct commissioning
design review prior to
EA-c3:Task 2 N/A CxA
mid-construction
documents
Construction Phase
Equipment 7. Review contractor
procurement, submittals applicable to
EA-c3:Task 3 N/A CxA
Equipment systems being
installation commissioned
Functional testing,
Test and balance, 8. Verify installation and
EA-pr1:Task 5 CxA CxA
Performance testing performance of
acceptance commissioned systems
Operations and
maintenance (O&M) 9. Develop systems manual EA-c3:Task 4 N/A Project Team or CxA
manuals for commissioned systems
10. Verify that requirements
O&M training for training are EA-c3:Task 5 N/A Project Team or CxA
completed
Substantial 11. Complete a summary
EA-pr1:Task 6 CxA CxA
completion commissioning report
Occupancy
12. Review building
operation within 10
Systems Monitoring EA-c3:Task 6 N/A CxA
months after substantial
completion
* Although EA Prerequisite 1 (EA-pr1) does not require the CxA to be on the project team until just before the equipment
installation phase, if brought in earlier, he or she can also help the owner develop the project requirements and assist with other
important commissioning tasks.
** Some commissioning tasks can be performed by the owner or other project team members. However, the review of the
owner's project requirements and basis of design must be performed by the CxA. For EA-pr1, Fundamental Commissioning,
this may be performed at any time before verification of equipment installation and acceptance.
LEED REFERENCE GUIDE FOR GREEN BUILDING DESIGN AND CONSTRUCTION, 2009 EDITION, Pg 220, Table 1.

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5. Commissioning Services

5.1. Energy and Atmosphere Credit EA-pr1: Fundamental Building System

Commissioning
[The CxA] will provide commissioning services necessary to meet the requirements of
LEED-NC Energy and Atmosphere Prerequisite EA-pr1, including:

5.1.1. Obtain Owner’s Project Requirements (OPR) and Basis of Design (BOD) from
owner and design engineer of record. Review for compliance with LEED and
provide comments.
5.1.2. Review the commissioning specifications in the design documents and provide
comments. The commissioning specifications shall be provided by the architect
/ engineer.
5.1.3. Prepare construction commissioning plan including the following elements:
5.1.3.1. A brief overview of the commissioning process.
5.1.3.2. A list of commissioned features and systems.
5.1.3.3. Identification of primary commissioning participants and their
responsibilities
5.1.3.4. A description of the management, communication, and reporting of
the commissioning plan.
5.1.3.5. An outline of the commissioning process scope including submittal
review, observation, start-up testing, training and warranty period
activities.
5.1.3.6. A list of expected work products.
5.1.3.7. An activity schedule.
5.1.3.8. A description of the rigor and scope of testing.
5.1.4. Review start-up and check-out forms provided by contractor.
5.1.5. Develop functional testing procedures for commissioned systems.
5.1.6. Conduct a construction phase commissioning kick-off meeting to introduce the
commissioning process and to discuss standards, strategies, and target
requirements of the commissioned systems.
5.1.7. Observe installation of each commissioned system by conducting site visits.
Submit field trip report to owner and design team for review and distribution.
5.1.8. Witness functional testing of commissioned systems. Develop a corrective
action plan (CAP) for each failed functional test.
5.1.9. Develop a Commissioning Report to include: a list of each commissioned feature
or system; disposition on commissioning compliance for each system;
outstanding commissioning issues; future testing requirements, a list of
compromises; and completed functional testing.
5.1.10. Witness opposite season functional testing. Develop a corrective action plan for
each failed functional test.
5.1.11. Update Commissioning Report

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5.2. Energy and Atmosphere Credit EA-c3: Enhanced Commissioning

[The CxA] will provide commissioning services necessary to meet the requirements of
LEED-NC Energy and Atmosphere Credit EA-c3, including:

5.2.1. Perform a commissioning design review of the 50% design documents and back-
check the review comments in the next submission.
5.2.2. Review contractor shop drawings for commissioned systems.
5.2.3. Develop a systems manual for the commissioned systems to include: a final
version of the BOD, systems single line diagrams, as-built controls diagrams and
set points, schedule and procedures for retesting of commissioned systems, and
schedule for calibrating sensors.
5.2.4. Verify the training of maintenance staff meets the requirements in the contract
documents.
5.2.5. Review building operation with O&M staff with a focus on resolution of
outstanding commissioning related issues within 10 months after substantial
completion.

5.3. Clarification/Exceptions
5.3.1. The goal for this project is LEED v3.0 NC Silver Certification.
5.3.2. The owner shall require that the A/E respond in writing to the commissioning
review comments issued by [The CxA] within 15 working days.
5.3.3. [The CxA] will witness the initial functional test and one additional functional
test for each system that failed the initial functional test. This proposal does not
include witnessing of functional tests beyond one failed functional test or
verification of proper system performance beyond one failed functional test.
5.3.4. The owner shall require that the contractor respond in writing to the proposed
corrective action plans (CAP) issued by [The CxA] within 15 working days.
Contractor shall note whether they concur or disagree with each item in the CAP.
For items where the contractor agrees, they shall provide a timetable to make
corrective action. For items where the contractor disagrees, they shall describe
why they disagree. If the contractor believes a corrective action is outside the
scope of their contract, they shall submit a field work order request with detailed
justification.
5.3.5. The owner shall provide the owner’s project requirements (OPR) for [The CxA]
review. At a minimum the OPR shall address the following:
5.3.5.1. Owner and user requirements. Describe the primary purpose,
program, and use of the proposed project (e.g. office building with
data center, academic building addition and new gymnasium) and any
pertinent project history. Provide any overarching goals relative to
program needs, future expansion, flexibility, quality of materials and
construction and operational costs.
5.3.5.2. Environmental and sustainability goals. Describe any specific
environmental or sustainability goals (e.g. LEED Certification level).

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5.3.5.3. Indoor environmental quality requirements. For each program or

area, describe the intended use, anticipated occupancy schedules,
space environmental requirements (including lighting, temperature,
humidity, acoustics, air quality, and ventilation), desired adjustability
of system controls, and accommodations for after-hours use.
5.3.5.4. Equipment and system expectations. Describe the desired level of
quality, reliability, type, automation, flexibility and maintenance
requirements for each of the systems commissioned. When known,
provide specific Efficiency targets, desired technologies or preferred
manufactures for buildings systems.
5.3.5.5. Building occupancy and O&M personnel requirements. Describe
how the facility will be operated and by whom. Describe the desired
level of training and orientation required for the building occupants to
understand and use the building systems.
5.3.6. The architect shall provide the basis of design narrative (BOD) for [The CxA]
review. At a minimum the BOD shall address the following:
5.3.6.1. Primary design assumptions. Include space use, redundancy,
diversity, climatic design conditions, space zoning, occupancy,
operations and space environmental requirements.
5.3.6.2. Standards. Include applicable codes, guidelines, regulations and
other references that will be put into practice.
5.3.6.3. Narrative descriptions. Include performance criteria for the
HVAC&R systems, lighting systems, hot water systems, on-site
power systems and other systems to be commissioned.
5.3.7. The contractor shall develop and document the following for [The CxA] review:
5.3.7.1. Test, check and start up forms.
5.3.7.2. Air and water balance reports.
5.3.8. Commissioned systems include all energy-related systems, at a minimum:
5.3.8.1. Heating, ventilating, air conditioning and refrigeration (HVAC&R)
systems (mechanical and passive) and associated controls
5.3.8.2. Lighting and daylighting controls
5.3.8.3. Domestic hot water systems
5.3.8.4. Cistern water recovery system.
5.3.8.5. Renewable energy systems (e.g., wind, solar)

5.4. Deliverables
5.4.1. Field trip reports for periodic site visits.
5.4.2. Functional test reports.
5.4.3. Documentation that training was conducted for commissioned features and
systems per LEED.
5.4.4. Documentation that O & M manuals meet requirements per LEED.
5.4.5. Preliminary commissioning report upon the completion of Construction Phase.

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5.5. Schedule Milestones

_______ Phase I – [Description]

_______ Phase II – [Description]

_______ Phase III – [Description]

_______ Phase IV – [Description]

_______ Final Balance Report

_______ Functional Testing Commences

_______ Functional Testing Completion

_______ Construction Complete

_______ Tenant Move in

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6. Owner’s Project Requirements

The owner shall provide the owner’s project requirements (OPR) for [The CxA] review. At a
minimum the OPR shall address the following:
Owner and user requirements. Describe the primary purpose, program, and use of the
proposed project (e.g. office building with data center, academic building addition and
new gymnasium) and any pertinent project history. Provide any overarching goals
relative to program needs, future expansion, flexibility, quality of materials and
construction and operational costs.
Environmental and sustainability goals. Describe any specific environmental or
sustainability goals (e.g. LEED Certification level).
Indoor environmental quality requirements. For each program or area, describe the
intended use, anticipated occupancy schedules, space environmental requirements
(including lighting, temperature, humidity, acoustics, air quality, and ventilation),
desired adjustability of system controls, and accommodations for after-hours use.
Equipment and system expectations. Describe the desired level of quality, reliability,
type, automation, flexibility and maintenance requirements for each of the systems
commissioned. When known, provide specific Efficiency targets, desired technologies or
preferred manufactures for buildings systems.
Building occupancy and O&M personnel requirements. Describe how the facility will be
operated and by whom. Describe the desired level of training and orientation required
for the building occupants to understand and use the building systems.

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7. Basis of Design
The architect shall provide the basis of design narrative (BOD) for [The CxA] review. At a
minimum the BOD shall address the following:
Primary design assumptions. Include space use, redundancy, diversity, climatic design
conditions, space zoning, occupancy, operations and space environmental requirements.
Standards. Include applicable codes, guidelines, regulations and other references that
will be put into practice.
Narrative descriptions. Include performance criteria for the HVAC&R systems, lighting
systems, hot water systems, on-site power systems and other systems to be
commissioned.

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8. Functional Testing Results

[These sections could be developed as an appendix but should contain a summary page with CxA, Owner
and Witness Signoff (seen below). In addition, the specific completed functional testing reports
containing: Testing Procedure, Expected Result, Pass/Fail and any specific notes]

Test
Number Test Description Date Passed
MM/DD/YYY
FPT-1 Hot Water Systems Y
MM/DD/YYY
FPT-2 Chilled Water Systems Y
MM/DD/YYY
FPT-3 Variable Air Volume Air Handling Units Y
MM/DD/YYY
FPT-4 Fan Powered Variable Air Volume Terminal Units Y
MM/DD/YYY
FPT-5 Variable Air Volume Terminal Units Y
MM/DD/YYY
FPT-6 Cabinet Unit Heaters Y
MM/DD/YYY
FPT-7 Unit Heaters Y
MM/DD/YYY
FPT-8 Building Automation System & Graphical Interfaces Y

Notes &
Comments:

Final Signoff
Testing
xx/xx/xxxx
Witness:
[Name, Title] Date
CxA Approval: xx/xx/xxxx
Commissioning Engineer Date
Owner
xx/xx/xxxx
Acceptance:
[Name, Title] Date

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9. Issue Log/Corrective Action Plan

[A specific issue log should be developed for each functional test with the problem stated, potential
solution provided by the CxA and approved by owner, engineer and contractor, status and Responsible
Party. ]

Item Issue Description and Resolution Responsible Status

1) ISSUE:
Contractor/
Open /
RESOLUTION: Engineer/Cx
Closed
A

2) ISSUE:
Contractor/
Open /
Engineer/Cx
Closed
RESOLUTION: A

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10. Meeting Minutes

[This section would contain key Commissioning/Project Meeting Minutes (if necessary) ]

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11. Commissioning Specifications

[This section will contain the specific Commissioning Specifications that were released in the Bid
Documents. Sample Specifications have been provided as an appendix]

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