HomeMy WebLinkAbout7.02_Misc Files (TAB Chlorination)_GMC Cx Move In Report - Harbor Day School - 211214
Move in Report
Harbor Day School – Phase 1
3343 Pacific View Dr., Corona Del Mar, CA 92625
Commissioning agent:
GMC Commissioning, Inc.
Calibrate@GMCCx.com
1 (858) 605-1190
Prepared by:
Casey Coffman, PE, CxA
caseyc@gmccx.com
DOCUMENT # CXM-20211214 REVISION# 0 Page # 2 of 3
TITLE: Move In Report Issued: December 14, 2021
Project Overview
GMC Commissioning (GMC Cx) was procured and contracted by Project Development Group and Harbor Day School to
provide commissioning services for the new construction tenant improvement project at 3343 Pacific View Dr. in Corona
Del Mar, CA. Commissioning services were provided in accordance with the following commissioning standards and
guidelines:
ASHRAE Guideline 0
BSR/ASHRAE/IES Standard 202P
Title-24 Part 6 – California Energy Code
Title-24 Part 11 – CALGreen
Functional Testing Summary
GMC Commissioning (GMC Cx) visited the site to complete functional testing of the MEP systems on the week of December
6th through December 10th.
In compliance with the applicable commissioning codes and guidelines referenced in “Project Purpose & Goals”, and the
project RFP, the scope of testing included the following related systems/equipment:
HVAC Systems (VRF System, Supply Fans, Exhaust Fans, etc.)
Lighting and Lighting Controls
Domestic Hot Water Systems
Building Automation System (BAS)
As of December 14th, 2021, the commissioning process has generated 33 installation and operational “issues”. Throughout
the process, the general contractor and subcontractor have been proficient in resolving issues in a timely manner. Following
the functional testing conducted in the dates indicated above, there is only one (1) issue that should be resolved prior to our
opinion of occupants fully utilizing the space. This item is issue number 33 and has been discussed as high priority. GMC
Commissioning is confident that the subcontractor will resolve this issue prior to December 16th, 2021. A full list of issues
which may be resolved in a timely manner, but should not significantly impact the health and comfort of tenants, is attached
in Appendix A.
Open issues
There are no major items that would prevent owner move in, however there are a number of open items that need to be
addressed. Open Items can be found on Facility Grid or See attached Open Issues log current as of March 15, 2021.
Sincerely,
Casey Coffman, PE, CxA
Commissioning Director
GMC Commissioning, Inc.
appendix A: Issues Log
Harbor Day School
Harbor Day School - Phase 1
#: N/A Asset:Code: N/A Status: Draft Priority: Low
Reported By: Robert Hinger on 12/10/2021
Assigned to Controls Contractor: Lemuel Lachica (Sunbelt Controls), Keegan Bailey (Sunbelt Controls)
Description:
The FC units lack unoccupied setback control. With a very thorough conversation with the LG VRF controls
technician it was discovered that there is another control method if unoccupied setback is going to be used and
controlled by the BMS interface.
Using the integration points "2SetCoolingTempCommand" and "2SetHeatingTempCommand" you are able to
control the setpoints from the BMS. The stat has to be setup in 2 setpoint mode and not single setpoint mode for
this. Other points in the "2Set" category should be used as well.
Response(s):
None
#: 1 Asset:Code: GI-001 Status: Closed Priority: Medium
Reported By: Casey Coffman on 07/06/2021
Assigned to Mechanical Contractor: Richard Repp (ACCO), Kevin Henley (ACCO Engineered Systems)
Description:
Outdoor condensing units do not appear to have neoprene vibration isolation per detail 1/AC5.01.
Response(s):
Casey Coffman, 09/07/2021 12:54 PM PDT: Understood. Item closed.
Casey Coffman, 09/07/2021 12:54 PM PDT: No neoprene is required since these units are on grade separate from the
building. Units were anchored per detail 4 on S9.02 (or in a more robust manner). Detail 1 on AC5.01 is not correct.
Generated on 12/14/2021
Harbor Day School
Harbor Day School - Phase 1
#: 2 Asset:Code: GI-002 Status: Closed Priority: Low
Reported By: Casey Coffman on 07/06/2021
Assigned to Mechanical Contractor: Richard Repp (ACCO), Kevin Henley (ACCO Engineered Systems)
Description:
Confirm that neoprene vibration isolation for hanging exhaust and supply fans is not required on the bottom of
hanging rod per detail 4/AC5.03.
Response(s):
Casey Coffman, 09/07/2021 12:59 PM PDT: Item closed.
Richard Repp, 07/07/2021 03:22 PM PDT: Confirmed.
#: 3 Asset:Code: GI-003 Status: Closed Priority: Low
Reported By: Casey Coffman on 07/06/2021
Assigned to Mechanical Contractor: Richard Repp (ACCO), Kevin Henley (ACCO Engineered Systems)
Description:
Please confirm if VRV condensing units will receive duct to meet top elevation of concrete wall per detail
3/AC5.03. Top of wall is only a few inches above top of VRV condensing units.
Response(s):
Casey Coffman, 09/07/2021 01:00 PM PDT: Understood. Item closed.
Richard Repp, 07/07/2021 03:23 PM PDT: Confirmed. These will be installed at a later date to avoid damage in the field.
Generated on 12/14/2021
Harbor Day School
Harbor Day School - Phase 1
#: 4 Asset:Code: GI-004 Status: Closed Priority: Low
Reported By: Casey Coffman on 07/06/2021
Assigned to Mechanical Contractor: Richard Repp (ACCO), Kevin Henley (ACCO Engineered Systems)
Description:
Kindergarten 108 has a transfer called out to Hallway 160. However the duct from Hallway into the wall does not
punch through into Kindergarten 108 space.
Response(s):
Casey Coffman, 09/07/2021 01:05 PM PDT: Confirmed. Item closed.
Richard Repp, 07/08/2021 05:40 AM PDT: This return air opening is now in place.
#: 5 Asset:Code: GI-005 Status: Closed Priority: Low
Reported By: Casey Coffman on 07/06/2021
Assigned to Mechanical Contractor: Richard Repp (ACCO), Kevin Henley (ACCO Engineered Systems)
Description:
Fan coil FC-A1-18A does not appear to have a return duct and MVD installed. There is a duct strap attached to
the location on plenum where intended to be installed.
Response(s):
Casey Coffman, 09/07/2021 01:05 PM PDT: Work completed.
Richard Repp, 07/08/2021 05:41 AM PDT: This is work in progress. The return air on FCa1-18a will be installed when we tie in
the outside air after the louvres have been installed.
Generated on 12/14/2021
Harbor Day School
Harbor Day School - Phase 1
#: 6 Asset:Code: GI-006 Status: Closed Priority: Low
Reported By: Casey Coffman on 07/06/2021
Assigned to Mechanical Contractor: Richard Repp (ACCO), Kevin Henley (ACCO Engineered Systems)
Description:
Fan coil FC-A1-18B is indicated to have a round to square transition on two supply trunks. Currently there is no
transition and only 12" round duct. Please confirm these are not required for clearance underneath ductwork.
Response(s):
Casey Coffman, 09/07/2021 01:06 PM PDT: Understood. Item closed.
Richard Repp, 07/08/2021 05:42 AM PDT: Confirmed. They are not required.
#: 7 Asset:Code: GI-007 Status: Closed Priority: Low
Reported By: Casey Coffman on 07/06/2021
Assigned to Electrical Contractor: Adam Dickelman (Rosendin Electric), Brandon Peeler (Rosendin Electric)
Description:
Panel LPA1S was seen to have the lower bushing grounding wire jumped from bushing to bushing. Please confirm
this is NEC compliant. Appears typical for other panels as well.
Response(s):
Casey Coffman, 09/07/2021 01:06 PM PDT: Understood. Item closed.
Brandon Peeler, 07/07/2021 11:47 AM PDT: This is NEC compliant.
Generated on 12/14/2021
Harbor Day School
Harbor Day School - Phase 1
#: 8 Asset:Code: GI-008 Status: Closed Priority: Low
Reported By: Casey Coffman on 09/07/2021
Assigned to Mechanical Contractor: Richard Repp (ACCO), Kevin Henley (ACCO Engineered Systems)
Description:
Supply fans and exhaust fans are wrapped in a sound suppressant which is now covering the equipment
nameplate tags. Tags should be moved to an adjacent plenum/duct.
Response(s):
Robert Hinger, 12/08/2021 11:52 AM PST: Verified the name plates have been relocated.
#: 9 Asset:Code: GI-009 Status: Closed Priority: Low
Reported By: Casey Coffman on 09/07/2021
Assigned to Mechanical Contractor: Richard Repp (ACCO), Kevin Henley (ACCO Engineered Systems)
Description:
Fan coil condensate piping missing labels.
Response(s):
Robert Hinger, 12/08/2021 11:53 AM PST: Verified labelling on condensate piping.
#: 10 Asset:Code: GI-010 Status: Open Priority: Low
Reported By: Robert Hinger on 12/06/2021
Assigned to Mechanical Contractor: Richard Repp (ACCO), Alex Dufek (ACCO), Kevin Henley (ACCO Engineered
Systems)
Description:
None of the vrf thermostats have labels indicating which unit they belong to.
Response(s):
None
Generated on 12/14/2021
Harbor Day School
Harbor Day School - Phase 1
#: 11 Asset:Code: GI-011 Status: Open Priority: Low
Reported By: Robert Hinger on 12/06/2021
Assigned to Mechanical Contractor: Richard Repp (ACCO), Alex Dufek (ACCO), Kevin Henley (ACCO Engineered
Systems)
Description:
Currently the gateway for the VRF system resides outside of an panel. Suggest relocating it into the panel next to
it.
Response(s):
None
#: 12 Asset:Code: GI-012 Status: Open Priority: Low
Reported By: Robert Hinger on 12/07/2021
Assigned to Mechanical Contractor: Richard Repp (ACCO), Alex Dufek (ACCO), Kevin Henley (ACCO Engineered
Systems)
Description:
The vrf cassette units make a consistent noise when initializing that sounds like gurgling water. This sounds was
unintentionally duplicated with ACCO present by turning one of the units off and back on with the disconnect. This
noise was confirmed to not be related to the condensate drain or pump. Please confirm from the manufacturer if
this noise is expected.
Response(s):
Robert Hinger, 12/07/2021 03:30 PM PST: Noise also noted when switching units from heating to cooling and vice versa.
Generated on 12/14/2021
Harbor Day School
Harbor Day School - Phase 1
#: 13 Asset: FC-C2-8 Code: GI-013 Status: Open Priority: Low
Reported By: Robert Hinger on 12/08/2021
Assigned to Controls Contractor: Keegan Bailey (Sunbelt Controls)
Description:
The CO2 sensor located in the space served by FC C2-8 appears to have a consistently higher reading than all
other sensors. When inspected every single other sensor settled on a reading of around 420 to 30 ppm CO2 but
this sensor settles around 520-560 ppm CO2. Recommend troubleshooting with a sensor swap and replacing if
necessary.
Response(s):
None
#: 14 Asset:Code: GI-014 Status: Open Priority: Low
Reported By: Robert Hinger on 12/08/2021
Assigned to Controls Contractor: Lemuel Lachica (Sunbelt Controls), Keegan Bailey (Sunbelt Controls)
Description:
During testing the setpoint was adjusted to 85 degrees. No temperature alarm was generated by the BMS or the
VRF system. Please confirm temperature alarms are to be implemented.
Response(s):
None
#: 15 Asset:Code: GI-015 Status: Open Priority: Low
Reported By: Robert Hinger on 12/08/2021
Assigned to Controls Contractor: Lemuel Lachica (Sunbelt Controls), Keegan Bailey (Sunbelt Controls)
Description:
Please confirm the purpose of the CO2 sensors. During testing it was verified these neither alarm nor control
anything in the building.
Response(s):
None
Generated on 12/14/2021
Harbor Day School
Harbor Day School - Phase 1
#: 16 Asset:Code: GI-015 Status: Open Priority: Low
Reported By: Robert Hinger on 12/09/2021
Assigned to Controls Contractor: Lemuel Lachica (Sunbelt Controls), Keegan Bailey (Sunbelt Controls)
Description:
During initial testing it was noticed that every single VRF cassette was in cooling mode leading to the building
having temperatures in the low 60's for average. Through the BMS we had to lock all units to auto in order to
properly test the units capability to maintain a setpoint. Recommend discovering why the units have to be locked
in auto and are not naturally set to be in auto.
Response(s):
None
#: 17 Asset: FC-C2-20 Code: GI-015 Status: Open Priority: Low
Reported By: Robert Hinger on 12/09/2021
Assigned to Mechanical Contractor: Richard Repp (ACCO), Alex Dufek (ACCO), Kevin Henley (ACCO Engineered
Systems)
Description:
FCU C2-20 thermostat does not respond to touch commands. Verified at the user interface that no lock exists.
Response(s):
None
Generated on 12/14/2021
Harbor Day School
Harbor Day School - Phase 1
#: 18 Asset:Code: GI-016 Status: Draft Priority: Low
Reported By: Robert Hinger on 12/09/2021
Assigned to Mechanical Contractor: Richard Repp (ACCO), Alex Dufek (ACCO), Kevin Henley (ACCO Engineered
Systems)
Description:
A complex issue exists where some specific units will not go into cooling mode when the unit is set to auto. Other
units will go well outside of the expected deadband when in auto even though they went into cooling when the
thermostat was adjusted down. Please confirm what the exact operation of the thermostat does in auto mode. It
appears inconsistent particularly when testing the electrical or it rooms.
Response(s):
None
#: 19 Asset: FC-A1-11 Code: GI-017 Status: Open Priority: Low
Reported By: Robert Hinger on 12/09/2021
Assigned to Mechanical Contractor: Richard Repp (ACCO), Alex Dufek (ACCO), Kevin Henley (ACCO Engineered
Systems)
Description:
Unable to put A1-11 unit in cooling mode by any means.
Response(s):
None
Generated on 12/14/2021
Harbor Day School
Harbor Day School - Phase 1
#: 20 Asset:Code: GI-018 Status: Open Priority: Low
Reported By: Robert Hinger on 12/09/2021
Assigned to Controls Contractor: Keegan Bailey (Sunbelt Controls)
Description:
Suggest changing the interlock between the supply fans and the VRF system due to the VRF system running 24/7
for the utility rooms.
Response(s):
None
#: 21 Asset: FC-D1-9 Code: GI-019 Status: Open Priority: Low
Reported By: Robert Hinger on 12/09/2021
Assigned to Mechanical Contractor: Richard Repp (ACCO), Alex Dufek (ACCO), Kevin Henley (ACCO Engineered
Systems)
Description:
When testing FC D1-9 in heat mode there is excessive buzzing noise coming from the unit. Unit tested by
adjusting the setpoint to 85 degrees.
Response(s):
None
#: 22 Asset: FC-A1-21 Code: GI-020 Status: Open Priority: Low
Reported By: Robert Hinger on 12/09/2021
Assigned to Mechanical Contractor: Richard Repp (ACCO), Alex Dufek (ACCO), Kevin Henley (ACCO Engineered
Systems)
Description:
Unable to put FC A1-21 into cooling mode in auto mode. Discharge of 72.3 after 30 minutes.
Response(s):
None
Generated on 12/14/2021
Harbor Day School
Harbor Day School - Phase 1
#: 23 Asset: FC-C2-7 Code: GI-021 Status: Open Priority: Low
Reported By: Robert Hinger on 12/09/2021
Assigned to Mechanical Contractor: Richard Repp (ACCO), Alex Dufek (ACCO), Kevin Henley (ACCO Engineered
Systems)
Description:
Unable to put FC C2-7 into cooling mode in auto mode. Discharge of 72.2 after 30 minutes.
Response(s):
None
#: 24 Asset: FC-D2-3 Code: GI-022 Status: Open Priority: Low
Reported By: Robert Hinger on 12/09/2021
Assigned to Mechanical Contractor: Richard Repp (ACCO), Alex Dufek (ACCO), Kevin Henley (ACCO Engineered
Systems)
Description:
Unable to put FC D2-3 into cooling mode in auto mode. Discharge of 75.3 after 30 minutes.
Response(s):
None
#: 25 Asset:Code: GI-023 Status: Open Priority: Low
Reported By: Robert Hinger on 12/09/2021
Assigned to Electrical Contractor: Adam Dickelman (Rosendin Electric), Brandon Peeler (Rosendin Electric)
Description:
One of the lights in room 227 does not dim in unison with the other lights in the room.
Response(s):
None
Generated on 12/14/2021
Harbor Day School
Harbor Day School - Phase 1
#: 26 Asset:Code: GI-024 Status: Open Priority: Low
Reported By: Robert Hinger on 12/09/2021
Assigned to Mechanical Contractor: Richard Repp (ACCO), Alex Dufek (ACCO), Kevin Henley (ACCO Engineered
Systems)
Description:
The faucet at the sink in Nurse 101 is lacking an aerator and appears to still have air in the lines.
Response(s):
None
#: 27 Asset:Code: GI-025 Status: Open Priority: Low
Reported By: Robert Hinger on 12/10/2021
Assigned to Controls Contractor: Lemuel Lachica (Sunbelt Controls), Keegan Bailey (Sunbelt Controls)
Description:
No control of the Demand Limiting feature was found through the BMS interface. The point was verified to come
through the integration but it was not used. Please indicate how demand limiting is to be implemented.
Response(s):
None
#: 28 Asset:Code: GI-025 Status: Open Priority: Low
Reported By: Robert Hinger on 12/10/2021
Assigned to Mechanical Contractor: Richard Repp (ACCO), Alex Dufek (ACCO), Kevin Henley (ACCO Engineered
Systems)
Description:
Plastic still remains on some ductwork from painting. Suggest verifying no other places that have been painted
have plastic remaining.
Response(s):
None
Generated on 12/14/2021
Harbor Day School
Harbor Day School - Phase 1
#: 29 Asset:Code: GI-026 Status: Open Priority: Low
Reported By: Robert Hinger on 12/09/2021
Assigned to Mechanical Contractor: Richard Repp (ACCO), Alex Dufek (ACCO), Kevin Henley (ACCO Engineered
Systems)
Description:
During TAB verification we confirmed that every single unit that was tested was approximately %10 lower than the
TAB report. While tolerances may allow, this discrepancy may highlight another issue that may be the original
cause and require investigating to ensure we are still maintaining expected airflows and determine if a rebalance is
necessary.
Response(s):
None
#: 30 Asset:Code: GI-027 Status: Open Priority: Low
Reported By: Robert Hinger on 12/09/2021
Assigned to Mechanical Contractor: Richard Repp (ACCO), Alex Dufek (ACCO), Kevin Henley (ACCO Engineered
Systems)
Description:
During testing it was noticed that the thermostat had significantly complex control methods that are well above and
beyond what the BMS server is providing. The thermostat itself has the capability to override most settings even
when adjusted directly by the AC Smart integration gateway. Recommend thorough training on the thermostats to
cover any possible settings and how those settings may affect the BMS ability to control the space.
Response(s):
None
Generated on 12/14/2021
Harbor Day School
Harbor Day School - Phase 1
#: 31 Asset:Code: GI-028 Status: Open Priority: Low
Reported By: Robert Hinger on 12/10/2021
Assigned to Controls Contractor: Lemuel Lachica (Sunbelt Controls), Keegan Bailey (Sunbelt Controls)
Description:
During testing it was discovered that the BMS is using the on/off command to control occupancy. This was
verified to be the correct method through integration, however the use of the command does not accept the last
known command from the thermostat. This means that if the unit is occupied and turn it off at the thermostat,
within about 5 minutes the BMS will override it back on. This works opposingly in unoccupied mode as well.
Suggest using a method similar to the thermostat temperature setpoint where the last command via local stat or
BMS is kept and consider using a timed override method for occupying an unoccupied space.
Response(s):
None
#: 32 Asset:Code: GI-029 Status: Open Priority: Low
Reported By: Robert Hinger on 12/10/2021
Assigned to Controls Contractor: Lemuel Lachica (Sunbelt Controls), Keegan Bailey (Sunbelt Controls)
Description:
Through BMS testing it was discovered that the FC units will default to cooling mode if not locked in the User
Interface. Suggest reaching out to the VRF manufacturer about the integration point and asking if there is any way
the point will not have to be locked, and if it must remain locked that it be represented differently through the
interface so that it is understood that the locked value is normal.
Response(s):
None
Generated on 12/14/2021
Harbor Day School
Harbor Day School - Phase 1
#: 33 Asset:Code: GI-030 Status: Open Priority: High
Reported By: Robert Hinger on 12/09/2021
Assigned to Mechanical Contractor: Richard Repp (ACCO), Alex Dufek (ACCO), Kevin Henley (ACCO Engineered
Systems)
Description:
During TAB verification it was discovered that the rooms that had a satisfactory temperature had stopped there
fan. We tested by putting the veil grid up to the grill of units and reading with the flow hood as applicable. Testing
confirmed that if the unit is satisfied it will stop airflow.
As discussed in previous commissioning meetings, all fan coils be constant speed during ALL hours of occupancy.
Response(s):
None
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Generated on 12/14/2021