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Improved Performance

For Existing Building

Through Commissioning

Bill McCartney , Director - Commissioning Services

Isotherm Engineering Ltd. March 22, 2012


Definitions

Commissioning Process:

A quality-focused process for enhancing the

delivery of a project. The process focuses

upon verifying and documenting that the

facility and all of its systems and assemblies

are planned, designed, installed, tested,

operated, and maintained to meet the

Owner's Project Requirements.

(ASHRAE Guideline 0-2005)


Definitions

Existing Building Cx

involves the Commissioning Process

applied to an existing facility that was

not previously commissioned and

requires systematically investigating,

analyzing, and optimizing performance

of existing building equipment, systems,

and assemblies


Motivation

ENERGY

ENVIRONMENT

REMOVATE/UPGRADE

OPERATION ISSUES


Motivation

OPERATION ISSUES

• Operators

• Equipment

• Systems

• Budget Concerns

• Technology Advances


ISSUE


ACTIVITIES

Discovery Phase

Develop Scope

Develop Budget

Develop Cx Plan

Define Deliverables


ACTIVITIES

Current Facility

Requirements Meeting

Members

Owner

Operators

Users


ACTIVITIES

Investigation Stage

Documentation

Drawings/Specification

O&M Manuals

Energy Bills


240,000 Sq Ft

288 Beds

Chiller/Tower

New Steam Plant


LTHCF

Re-commissioning? Required

O&M Manual

Systems Manual

Operator Training


New Steam Plant

Three Two Stage 12MMBH

One Two Stage 6MMBH

6MMBH down and open with many

cracks requiring special welding

6MMBH Taken offline – improper

chemical treatment and control


ACTIVITIES

Reporting

Systems Manual

Operator Training

O&M Manuals

Recommendations


LTHC

• Cooling Tower – sand, plugged nozzles

• Baffle plates – cells and fill

• Boiler panel – scrapped

• Water treatment Chemical - problem

• Boiler controllers (frequency noise –

locked into 45%?)


LTHC

• Exhaust a problem – laundry – lint – (annual

clean-out) lint filter – sub-contractor?

• VAV hot water coils plugged.

• DHW Mixing stations removed on all risers.

• Crossover in spa (missing check) cools hot

water

• 207B 209A 200B (C mech rm)

• Red Jacket Alarm on Oil tanks not functioning

• Domestic Hot Water Tank heater


Sequence of Operation

During occupied schedule the

fan operates and the cooling

valve, heating valve, and

mixing dampers modulate to

maintain a discharge air

temperature between 12.8ºC

(55.0ºF) and 23.9ºC (75.0ºF)

as reset by zone temperature

sensors


Sequence of Operation

12.8ºC (55.0ºF) and 23.9ºC (75.0ºF)

Outdoor Air Reset

Trending Space Sensors against Outdoor

Temperature

Trending Sensors for off average

Operation

Trending Valves & Dampers Against

Outdoor and Average


Lessons Learned

Heating Plant Over-sized

Loss of small boiler causes frequent

cycling between stages of larger boilers

Inefficient operation

Frequent cycling hard on components

Controls failed so the plant was operated

manually by staff


Lessons Learned

Cooling Plant Over-sized

Rarely above 50%

Pumps throttled by TAB

Pump VFD operate at 75%

Tower fan motor cycles between speeds


Result

After the new building engineer has been on site for a

year they were able to document the following savings

as a result of the retro-commissioning program, staff

training, and management controls over that period.

Electricity 11%

Gas 18%

Water 5.0%

An Energy Audit was performed and as a result they are

developing an aggressive program to implement some

measures that would provide approximately a 15%

energy savings which also impacts a 17% Greenhouse

Gas Emission


Property Developer

Bloor Office Towers

Bloor Street West, Toronto

Three office Towers

Retail On Lower Levels

>1.6 Million Square Feet

Various Tenants (Offices)

First Two Towers 1980

Third Tower 1991


Property Developer

Bloor Office Towers

Verify that the facility and its systems meet the

Current Facility Requirements (CFR).

Improve building performance by saving energy

and reducing operational costs.

Identify and resolve building system operation,

control and maintenance problems.


Property Developer

Bloor Office Towers

Address occupant complaints and

increase tenant satisfaction

Improve indoor environmental comfort

and quality and help to reduce associated

liability

Document current system operation to

compare to the original design intent.


Property Developer

Bloor Office Towers

Identify and provide Operations & Maintenance (O&M)

personnel training needs and provide such training

Minimize operational risk and increase asset value

Extend equipment life-cycle potential

with improved O&M

Ensure the persistence of improvements

over the building’s life.


Property Developer

Bloor Office Towers

ENERGY USE ANALYSIS

Interior Lighting 27%

Space Heating 34%

Space Cooling 5%

Pumps 5%

Heat Rejection 1%

Fans 19%

Receptacle Equipment 6%

Three Centers


Property Developer

Bloor Office Towers

FINAL REPORT

269 Pages (without Energy Budget)

Numerous meetings with Oxford Staff

including CFR Workshop

Numerous meetings with Oxford suppliers

Energy Bill Analysis


Property Developer

Bloor Office Towers

FINAL REPORT

Possible Facility Improvement Measures (FIM)

Existing Ventilation Rate Could be reduced and

comply with ASHRAE 62.1-2007

Ventilation Rate could be further reduced with

Demand Controlled Ventilation Strategy


Property Developer

Bloor Office Towers

FINAL REPORT

Contained Details of the all the Systems

and the components

Pictures, Graphs, Charts, and

Trend Analysis of Operations

Detailed Cost/ROI on FIMs

10 Additional FIM were identified for current

operation practices and maintenance repairs


Production Facility

Mississauga/Montreal

Production Driven

Wanted to review Mechanical, Electrical, Plumbing,

and Elevator equipment and systems to prepare for

the new money to be produced at these site.

Both sites we built at the same time in the late 80’s

and went into production in the early 90’s


Production Facility

Mississauga/Montreal

Production Driven

The timing for the report was critical since they

wanted to have the final report in hand by

December 31 (3.5 months) for budgeting and

implementation requirements in 2011


Production Facility

Mississauga/Montreal

Discovery Phase

- Develop Scope

- Develop Budget

- Develop Cx Plan

- Define Deliverables


Production Facility

Mississauga/Montreal

Current Facility

Requirements Meeting

Owner

Operators

Users


Production Facility

Mississauga/Montreal

Investigation Stage

- Documentation

- Drawings/Specification

- O&M Manuals

- Energy Bills


Production Facility

Mississauga/Montreal

Mississauga

- Built originally for the anticipated

doubling of production

- HVAC design based on heat

recovery chillers due to high

production cooling loads


Production Facility

Mississauga/Montreal

Mississauga

Production area had redundancy

built-in by have one spare AHU unit

for two operating units


Production Facility

Mississauga/Montreal

Montreal

- Built originally for the anticipated

doubling of production

- HVAC design based on heat

recovery chillers due to high

production cooling loads


Production Facility

Mississauga/Montreal

Montreal

Production area had redundancy

built-in by have one spare Liebert

unit for two operating units


Production Facility

Mississauga/Montreal

Design

Central heating and Cooling Plants.

Air Handling Units were designated

to provide specific duties for

specific areas


Production Facility

Mississauga/Montreal

Upgrades

Digital control was added to the

existing pneumatic control system

and modernized again about 5

years ago


Production Facility

Mississauga/Montreal

Operators

They were very familiar with what

was installed and managed to

maintain a decent environment

through operator control


Production Facility

Mississauga/Montreal

Maintenance

Performed by in-house and outsource

contractors on a scheduled

plus failure basis


Production Facility

Mississauga/Montreal

Site Reviews

Great cooperation from the

operators allow us to quickly

assess the problem areas and

reflect on the needs of the future


Production Facility

Mississauga/Montreal

Site Reviews

The documentation that was in

place allowed us to determine the

existing operation and how it would

look in the future.


Production Facility

Mississauga/Montreal

Design Stage

Energy Model was created and the

existing control strategy was

reviewed against capacity of the

existing systems


Production Facility

Mississauga/Montreal

Recommendation

The final report was loaded with

recommendations, pricing, and ROI

evaluations to suit the new OPR

against the CFR


QUESTIONS ?

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