This Seattle, Washington project is a residential, fast-track high-rise and is currently in the early stages of construction. While the project team recognizes that the decision to pursue LEED Certification would have been more appropriately made at the commencement of design, the team is proud of the many green features of the project and has chosen to seek LEED Certification at this time. Because the fundamental building systems commissioning process will begin after construction has started, the project team is suggesting the following alternate compliance path for the prerequisite. The team asks the USGBC to review the commissioning strategy outlined below and to advise on whether this approach fully meets the requirements of EA Prerequisite 1: 1. Designate an individual as the CxA: The Owner has designated an employee of the HVAC, design-build sub-contractor as the CxA. The selected individual for this role has not been involved with the design or construction of the project. He has served as the commissioning agent for several projects of similar scope and technical complexity and is a certified Testing, Adjusting and Balancing Bureau (TABB) Supervisor. 2. CxA shall review Owner\'s Project Requirements and Basis of Design: The Design Team and Owner will prepare the Owner\'s Project Requirements to include Owner and User Requirements, Environmental and Sustainability Goals, Energy Efficiency Goals, Indoor Environmental Quality Requirements, Equipment and System Expectations, and Building Occupant and O & M Personnel Requirements. The Design Team will prepare a Basis of Design narrative which explains the design of the HVAC&R systems, the project lighting, the domestic hot water system, associated controls, and any additional systems requiring commissioning. The CxA will review and comment on these documents and the documents will be updated by the owner and design team respectively. 3. Develop and incorporate commissioning requirements into the construction documents: The construction drawings and specifications include the commissioning requirements of the Seattle Energy Code: a Commissioning Plan, Systems Testing and Balancing, Equipment Functional Performance Testing, Controls Functional Performance Testing, a Preliminary Commissioning Report, Post Construction Documentation, and a Final Commissioning Report. The CxA will review the commissioning requirements outlined in the construction documents and if he finds that enhancements or additions are required, these changes will be issued as supplemental instructions to the construction team and will become part of the construction documents. 4. Develop and implement commissioning plan: The CxA will review the commissioning plan outlined in the construction documents and will use this as the basis for his project commissioning plan which will include the Commissioning Program Overview, the Commissioning Team, and the Description of the Commissioning Process Activities. 5. Verify installation and performance of systems to be commissioned and complete a commissioning report: Because the systems have not been installed, the CxA will follow the credit requirements outlined in the LEED-NC v2.2 reference guide for these two steps in the commissioning process.
The inquiry is asking if a project that is under a "fast track" schedule and is in the early stages of construction can still comply with the requirements for fundamental commissioning. The inquiry states that since the project is already under construction a modified plan will be implemented. 1. Yes, the individual described in the above inquiry is acceptable to meet the requirement of the prerequisite, as noted in the prerequisite language and in the document posted on the USGBC website, entitled "Who Can Be the Commissioning Authority" (https://www.usgbc.org/ShowFile.aspx?DocumentID=1262). 2. The inquiry indicates that, although the OPR and BOD documentation have not been developed, the design team and owner will prepare these documents for review and comment by the CxA as required. The CxA will review these documents and will issue recommendations for enhancements and/or modifications to the design. If these design modifications are accepted by the owner, the design team will issue supplemental instruction to the project team that will become a part of the construction documents. Although the preparation and review of the OPR and BOD documents is intended to be handled during the design phase when modifications to the design can reasonably be made, the project team has outlined a plan, to incorporate any approved system modifications and/or enhancements into the project as changes to the construction process, that appears to meet the intent of the prerequisite. 3. The inquiry indicates that the basic fundamental commissioning tasks were incorporated into the construction documents prior to construction. The CxA will review these tasks and will provide the design team with any modifications required to comply with this prerequisite. Provided the team can substantiate that the appropriate tasks were included in the amended construction documents, and that the noted tasks were carried out, it appears that this portion of the prerequisite\'s intent will be satisfied. 4. The inquiry indicates that a commissioning plan was incorporated into the construction documents prior to construction. The CxA will review the plan and will provide any modifications required to comply with this prerequisite. Provided the team can substantiate that the commissioning plan includes all of the required prerequisite task elements, this portion of the prerequisite\'s intent and requirements will be satisfied 5. The inquiry indicates that the installation and performance of the installed systems to be commissioned will be verified by the CxA. The inquiry also states that the required commissioning report will be completed. The overall plan, as indicated in the above inquiry, appears to meet the intent and requirements of the prerequisite. As prerequisites cannot be awarded in the CIR process, the project team will need to provide appropriate documentation in the project\'s submittal package to confirm that the stated tasks and elements have been successfully incorporated and implemented. Applicable Internationally.