es_20080101_jan_2008

3 0 0 M a d d o x S i m p s o n P a r k w a y, L e b a n o n, T N 3 7 0 9 0 | 6 1 5 - 8 8 9 - 8 9 0 0 | w w w . l o c h i n v a r . c o m

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PRACTICAL APPLICATIONS FOR INNOVATIVE HVACR MECHANICAL SYSTEMS ENGINEERS

$1500

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heres a reason why engineers and contractors turn to Taco for answers: we speak their language.

We bring a wealth of experience to system and

component design. And there are plenty more

reasons.

Eff ortMaking your job easier means making ourselves

available. Were there for you, in the field, ready to

help. Similarly, our commitment to commercial and

residential training, on site and on line, is stronger

than ever.

GreenMeeting the demands for healthier, greener, more

economical systems motivates our R&D. The

popular Taco LoadMatch system is a significant

addition to any green building design.

ToolsTaco has been pioneering software to make your

job easier for over 15 years. Today, Taco Hydronic

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Visit usStop by Booth #2761 and #2765 to learn how Taco

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Visit us online at www.taco-hvac.com. Youll find

we not only talk the talk, we walk the walk.

Partner with the company that speaks your language.

FREE INFO: 83

| | | | | |Previous Page Contents Zoom in Zoom out Front Cover Search Issue Next PageESEngineered Systems B

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c J a n u a r y 2 0 0 8

Advertiser Index . . . . . . . . . . . . . . . . . . . . . . . 111Back2Basics. . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8Building Automation. . . . . . . . . . . . . . . . . . . . . .30Case In Point . . . . . . . . . . . . . . . . . . . . . . . . . . 12Classifieds . . . . . . . . . . . . . . . . . . . . . . . . . . . 108Commissioning. . . . . . . . . . . . . . . . . . . . . . . . . .24Editors Note. . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4Efficiency Incentives. . . . . . . . . . . . . . . . . . . . . .34Energy Wiz . . . . . . . . . . . . . . . . . . . . . . . . . . . . .26Glossary . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 106HVAC Challenge. . . . . . . . . . . . . . . . . . . . . . . . .10HVACR Designer Tips . . . . . . . . . . . . . . . . . . . .32HydroTech . . . . . . . . . . . . . . . . . . . . . . . . . . . . .28Issues & Events . . . . . . . . . . . . . . . . . . . . . . . . 95Literature . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 105Products . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 103Tomorrows Engineer . . . . . . . . . . . . . . . . . . . . 112

The ability to go off-grid when it wants and a sophisticated daylight-ing system coordinated to heighten HVAC performance are just two

exceptional components of the mixed-use building now housing The New York Times, not to mention Manhattans first high-rise UFAD system.

by Joanna Turpin

VAV

AIR DISTRIBUTION/HYDRONICS

CHILLER RETROFITS / PUMPS

DEPARTMENTS

J a n u a rcontentsSign Of The Times

COVER STORY 38

111. . .8

A Chelsea high-rise must meet a towering array of life safety code requirements. A nondescript command center requires heavily

integrated fire/smoke control, security, and HVAC. And a Brooklyn data center wanted a modern fire suppression approach but faced a code requiring sprinklers. Whether literally high-profile or anonymous, NYC projects are navigating a maze of constraints.

by Barry Campbell

These Battery Park condos face both the Hudson River and tough neighborhood sustainability standards. This article focuses on heat

pump selection and benefits, from minimizing noise to giving each family accountability for conserving energy.

by John Vastyan

In this forthright first installment, the author makes the argument that VAV as practiced for the last 50 years has become not only outdated but unable to keep

up with the standards that are supposed to guide it. On the upside, we may be on the cusp of a new, high-efficiency era.

by Mark S. Lentz, P.E.

Placement of air returns for an unusually shaped space noise levels a tight budget these are issues for places of worship. Take a few les-sons and earn praise instead of prayers for a better system.

by John S. Clark, P.E.

Chiller plant retrofits are common. Reliability issues created by using water brought in from the Tidal Basin are not. A special vacuum priming system and a chilled-water jockey pump arent exactly commonplace, either. See an interesting design for a project framed by a number of unusual restrictions.

by Calvin Witt, P.E.

Profiles In Safety

Digging For Gold In The Park

VAV Systems And Green Design Part 1

Congregations In Comfort

Forecast: 70F And 50% RH ... Again ... And Again, And ...

A Chelsea high-rise mcode requirements. A nond

integrated fire/smoke controlcenter wanted a modern firerequiring sprinklers. Whether

Profiles In S

These Battery Park conneighborhood sustainability

pump selection and benefitsfamily accountability for cons

Digging For

In this forthright first inspracticed for the last 50 yea

up with the standards that arthe cusp of a new, high-effici

VAV System

AAAIA R DISTRIBUTAIAA R DISTRIBUT

Placement of air returns fo a tight budget these aresons and earn praise instead of

Congregation

CHILLER RETCHILLER RET

Chiller plant retrofits are commbrought in from the Tidal Basinand a chilled-water jockey puminteresting design for a project f

Forecast: 70Again ... And

50

65

AHR EXPO PRODUCTS

Read these new-product summaries and do a little recon about which booths to put on your convention center dance card. Pack this

along with your comfy shoes, and youll be ready to roam the aisles.

Compiled by ES Staff

Attention HVAC Shoppers!AHRAHR

Read these new-produwhich booths to put on you

along with your comfy shoes,

Attention HV58

81BUILDING AUTOMATION

Ken Sinclair, editor and owner of AutomatedBuildings.com, provides a reflected review of a very exciting year in the building automation industry, as well as some crystal-ball gazing about what to expect for 2008.

by Ken Sinclair

Building Automation Reflection And Projections

BUILDINBUILDIN

Ken Sinclair, editor and ownreflected review of a very excitinwell as some crystal-ball gazing

Building AutAnd Projecti44

72

76

FEATURESThe ability to go off-grid when it wants an

ing system coordinated to heighten HVACexceptional components of the mixed-use buildinYork Times, not to mention Manhattans first hig

Sign Of The Tim38

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2 Engineered Systems January 2008

ENGINEERED SYSTEMS (ISSN 0891-9976) is published 12 times annually, monthly, by BNP Media, 2401 W. Big Beaver Rd., Suite 700, Troy, MI 48084-3333. Telephone: (248) 362-3700, Fax: (248) 362-0317. No charge for subscriptions to quali ed individuals. Annual rate for subscriptions to nonquali ed individuals in the U.S.A.: $87.00 USD. Annual rate for subscriptions to nonquali ed individuals in Canada: $116.00 USD (includes GST & postage); all other countries: $131.00 (airmail) payable in U.S. funds. Periodicals Postage Paid at Troy, MI and at additional mailing of ces.POSTMASTER: Send address changes to: ENGINEERED SYSTEMS, P.O. Box 2149, Skokie, IL 60076.

Printed in the U.S.A. Copyright 2008, by BNP Media. GST account: 131263923.Change of address: Send old address label along with new address to ENGINEERED SYSTEMS, P.O. Box 2149, Skokie, IL 60076. All rights reserved. The contents of this publication may not be reproduced in whole or in part without the consent of the publisher. The publisher is not responsible for product claims and repre-sentations. For single copies or back issues, contact Ann Kalb at (248) 244-6499 or [email protected]. Canada Post: Publications Mail Agreement #40026999. Send returns (Canada) to: Bleuchip Interna-tional, P.O. Box 25542, London, ON, N6C 6B2

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EDITORIALSTAFF

PRODUCTIONSTAFF

MARKETING/REPRINTS

CIRCULATION

Lee Armey Shambaugh & Sons Inc.Andrew C. sk, P.E. Consulting EngineerVictor Atherton University of MiamiJohn C. Brady, P.E. ChevronTexacoJohn M. Cheney, Jr., P.E., FPE, Hayes, Seay, Mattern & MatternRobert Cowan, P.E. Premier, Inc.Kevin Dickens, P.E. Jacobs Facilities, Inc.Paul Ehrlich, P.E. Building Intelligence GroupRebecca T. Ellis, P.E. Questions & Solutions EngineeringJennifer Fair, P.E. PSA Consulting EngineersRon S. Gupta, AIA Parsons Power Group Inc.

Philip Leader, P.E. Albert Kahn Associates, Inc.Evans J. Lizardos, P.E. Lizardos Engineering Associates, P.C.Jack Mc Gowan, CEM Energy Control, Inc.Howard McKew, P.E., Richard D. Kimball, Inc.John S. Nelson, P.E. Affiliated Engineers, Inc.James B. (Burt) Rishel, P.E. Pumping Solutions, LLCGideon Shavit, Ph.D. CONTROL emPOWERmentKen Sinclair AutomatedBuildings.comRichard S. Sweetser Exergy Partners Corp.Grant N. Wichenko, P.E. Appin Associates, Inc.

EDITORIAL ADVISORY BOARD

There are several million stories in the big city. We dont have room for them all. However, a few have to do with modern urban HVAC concerns, a strikingly sustainable high-rise housing one of the nations major newspapers, and more. Start on page 38 with Joanna Turpins tour of The New York Times new digs, then move on to Barry Campbells survey of life safety and more on page 50.

Cover photo by David Sundberg/Esto.Cover design by Jake Needham.

EScover

1,800 ENGINEERS CANT BE WRONG! Did you miss either of our recent webinars? Our first Back2Basics webinar and our Greening HVAC In Data Centers event both drew great audiences. But its not too late you can still register and watch the webinars in our archives at your leisure. Visit http://webinars.esmagazine.com to see main presentations and jam-packed Q&A sessions with attendees.

NEW YEAR, NEW COLUMNS Find new attractions HydroTech (our new hydronics column by John Kuempel Jr., P.E.) and Efficiency Incentives (rebates, motors, drives, and more!) by Mark Jewell in our monthly online offering right along with the usual suspects.

IAQ AND CONTROLS NEWSLETTERS HAVE LAUNCHED! Weve overhauled our e-newsletters to give you more focused info tailored to your needs. Drop by the website to register for our monthly Controlling Interest and Clean Air Focus newsletters today!

In the November 2007 issue, System Sensors CO1224 CO detector was misidentified. Engineered Systems regrets the error.

BNP Media Helps People Succeed in Business with

Superior Information

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If GE Zoneline units didnt work so well, we wouldnt keep specifying them.

In fact, one of our properties still has the same GE Zoneline units that were installed in 1977, says Buddy Penn, Director of Engineering for Musselman Hotels, LLC. We keep them clean and well-maintained and theyre still running smoothly and quietly. Thats why we choose GE Zoneline units for our newest hotels.

GE Zoneline packaged terminal air conditioning systems.

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Did you already read some other stuff inside first? And are you wandering back here now, won-

dering whats up with the columnists that you didnt recognize and thinking maybe the Editors Note has some sort of explana-tion? Well, its funny you should ask

NOT EXACTLY ROOKIESJohn Kuempel, Jr., P.E. and Mark Jewell are new to the pages of ES, but they are far from new to the subject matter at hand.

Kuempel is VP for design-build at DeBra-Kuempel in Cincinnati. If youve paid much attention to ASHRAE sessions in past years, you may recognize his name as a regular pre-senter. Beyond participating in those seminars on a range of topics, he has also served on vari-ous ASHRAE technical committees.

His first role for ES, however, will come in the form writing his HydroTech column. Hydronics has generated more and more posi-tive feedback for us over the past year or two, and as an established technology that can find some new life as an old-school green solu-tion in todays environment, it will likely only attract more interest.

Kuempels breadth of knowledge spans well beyond the realm of hydronics and we hope to recruit him for the occasional feature on other topics as time goes on but in the mean-time, HydroTech represents a valuable addi-tion to our lineup. We suspect youll feel the same way after checking it out, starting with this months look at expansion tanks.

Meanwhile, Mark Jewell joins the ranks of entrepreneurs on the ES contributor roster. Jewell founded RealWinWin, consulting to help clients get the most out of their energy effi-ciency opportunities. Previously, he authored a very popular rebate column for another BNP Media magazine, Energy & Power Management(which has since evolved into Mission Critical Magazine).

Likewise, Jewells Efficiency Incentives col-umn represents an evolution from a basic table format into a combination of easily digestible data and additional insights that will prove valuable for owners and facilities who might

actually like to get paid for investing in equip-ment that would save them money anyway.

Efficiency Incentives will appear quarterly, whenever motors and drives are on our editorial calendar. However, there is money to be saved and/or made via rebates and incentives beyond that category, and you can expect a broader range of tips as such circumstances arise, too.

We extend a hearty welcome to Mssrs. Kuempel and Jewell, and we thank them for coming on board to expand the core of good, practical information we offer to you. Add Paul Ehrlich and Ira Goldschmidt at the helm of the Building Automation column, as mentioned last month, and the new years fresh perspec-tives in these pages are matched only by the know-how of the authors.

BACK2BASICS WEBINAR, VOLUME 2Several hundred readers checked out the Back2Basics Webinar Series maiden voyage. Have you registered for the second installment? Stop in this month to sign up and jot down a couple of questions for the live Q&A segment. The early February event will be here in no time, but on the good side, its still free; details are in the calendar listing to the right.

ONE MORE NEW FACEKevin Heslin crafts the editorial lineup for the aforementioned Mission Critical Magazine, a sister publication of ours. As especially dedicated readers may have noticed, weve ratcheted up our own mission critical coverage for this year, offering not one but two issues with that theme. Which makes it all the more convenient that Kevin is joining us as a contributing editor.

Data centers, in particular, continue to be perhaps the hottest application topic around, but Heslins experience with the subject matter will no doubt help you keep your cool in the face of ever-increasing loads. Hell be around in the meantime, but dont miss his contribu-tions when the topic comes up. As the old say-ing almost went, the computer room you save could be your own. ES

BY ROBERT BEVERLY

ROLL Call

EditorsNote

For more events and details, visit ESOnline at

www.esmagazine.com.

JANUARY 19-23ASHRAE 2008 Annual MeetingAmerican Society of Heating, Refrigerating, and Air-Conditioning EngineersNew York. For info, visit www.ashrae.org.

JANUARY 22-24AHR ExpoInternational Exposition CompanyNew York. For info, visit www.ahrexpo.com.

MARCH 2-72008 AMCA Intrnl. Spring MeetingsAir Movement & Control Assoc. Intrnl.Las Vegas. For info, visit www.amca.org.

Free ES Events

FEBRUARY 6Back2Basics Webinar Series, Vol. 2Howard McKew, P.E. and Amanda McKewFor info, visit www.esmagazine.comand click on Webinars.

APRIL 2-3Green Intelligent Buildings ConferenceCo-sponsored by LonMark and CABA.Baltimore. For info, visit www.greenintelligent-buildings.com/conference.

APRIL 10Webinar Controlling Humidity In SchoolsThomas H. Durkin, P.E.Sponsored by Applied Air (a division of Mestek).For info, visit www.esmagazine.com and click on Webinars.

Awash in new talent, we bring good tidings for a new year.

Calendar of Events

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We view buildings and technology as one. For the perfect synthesis of buildings and technology, look no further. Johnson Controls gives you a single point of responsibility. Making even complex technology simple. Scalable and exible, we offer network integration systems that fold voice, data, security, HVAC, IT and specialty systems into one. We can provide the full system or just deliver the pieces. In fact, the only thing we dont deliver is worry. For more information, or to nd a representative, visit www.johnsoncontrols.com.

Integrated HVAC Systems | Building Management Systems | Technical Building Services | Industrial & Commercial Refrigeration | Energy Ef ciency & Sustainable Solutions | Global WorkPlace Solutions | Security & Fire Safety

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Sensing an opportunityAfter reading Howard McKews Tomorrows Engineer column in

Engineered Systems magazine about the building industry providing more leadership of the green initiative (Green Initiative and More On Leadership, October 2007, page 94), I thought you might find G.E. Sensings new CO

2-based ventilation control in educational facilities webpage useful (www.gesensing.com/market/education.htm).

Many schools across the U.S. are using CO2 control for the risk reduction and energy savings. In fact, we have identified schools as one of the fastest growing applications for CO2 strategies. The reason for this is that the benefits closely align with the issues facing school systems ... conserving energy, reducing risk, improving student per-formance, etc.

Being the leading manufacturer of CO2 sensors, it is our job to

expand the market. The reason we created our webpage was to aid the controls companies, many of who are our customers, in selling CO2-based ventilation control as a part of their overall system.

Other resources we found on CO2 control were targeted toward engineers and weighted down with technical jargon, etc. So, we saw a need for a clear, easy-to-understand explanation of CO2 controls benefits because few people understand all of them. Information like our white paper can be given to school officials to raise awareness for this control strategy.

As the need for better energy efficiency grows, the use of CO2-

based ventilation control strategies will continue growing and will open up additional opportunities in new and retrofit buildings for

limited control systems like you those mentioned in your message. For instance, there are tens of thousands of installed portable class-rooms in need of ventilation control and improved energy efficiency. While GE Sensing will not be manufacturing or selling the control system for these applications, our CO

2 sensors will play a vital role in the energy payback calculations for our customers systems.

John WelchGE SensingSales EngineerTelaire ProductsSparta, TN

McKew replies:

I have been seeing more and more CO2 strategies being used in school projects, as well as in other projects to reduce energy while maintaining good ventilation. The problem I see with systems such as yours and others is the control companies come in with their own CO

2 controls as part of their central control system, and as a result, individual CO2 systems struggle to compete because you are provid-ing limited controls when looking at the entire building system.

I dont know if you have experienced this issue when competing. I think on energy retro-commissioning jobs, an add-on CO

2 system without the large control company participation may be the best spot to market this system.

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This Back2Basics series will focus on engineering, constructing, and operating an HVAC system serving a typical strip mall retain store. Approximately 70% of HVAC systems are decentralized, and for this application, this HVAC system is a standard de-centralized system installation. Retail applications include small stores, discount and supercenter stores, supermarkets, department stores, convenience centers, regional shopping centers, and multiple-use complexes.

For additional information refer to the 2007 ASHRAE Handbook Applications, Chapter 2, Retail Facilities. where the designer will find design considerations, etc. Other ASHRAE Handbook references include the 2008 ASHRAE Handbook HVAC Systems and Equipment, spe-cifically Chapters 1,HVAC System Analysis and Selection and Chapter 9, Design of Small Forced-Air Heating and Cooling Systems.

Owners Project Requirements and Basis of DesignFor this three-month series, we will be basing the discussion and tests around a split-system providing minimum outdoor air, 30% filter, barometric relief economizer control, single zone gas-fired heater, DX cooling, and supply fan, sized as follows:

3,000-sq-ft store 40 Btuh/sq ft 120,000 Buth heating output and 150,000 Btuh input 150 cubic feet of gas at 0.4 in. gas pressure 400 sq ft/ton 7.5 tons cooling with one compressor and two stages of capacity control 1.25 cfm/sq ft 3,750 cfm supply air at 2.25 in. total s.p. 20% minimum outdoor air (600 cfm) No equipment redundancy

System Distribution Low pressure supply and return air Constant volume supply air

Design Criteria 100F discharge air, heating season 55 discharge air, cooling season 5 outdoor air, heating season 85 outdoor air, cooling season 70 space temperature, occupied period in heating season 60 space temperature, unoccupied period in heating season 76 space temperature, occupied period in cooling season 82 space temperature, unoccupied period in cooling season Occupancy shall be Sunday through Saturday, 6 a.m. to 11 p.m. Unoccupied cycle shall be Sunday through Saturday, 11 p.m. to 6 a.m. No space humidity control No space pressure control

Sustainability Considerations Consider completing a life-cycle energy simulation to select the

optimum system and to obtain up to 10 LEED credit points. Complete prerequisite commissioning along with additional LEED

credit for enhanced commissioning.

BAS Control and Monitoring Points OATT-1 outdoor air temperature transmitter (drybulb and wetbulb) MAT-1 mixed air temperature transmitter TT-1 discharge air temperature transmitter TT-2 return air temperature transmitter (drybulb and wetbulb) ST-1 space temperature transmitter SD-1 duct smoke detector

Security ConsiderationsNone.

Facility Management Annual service contract for PM workorders Remote monitoring as part of service contract for alarms

Third-Party Commissioning and TAB Engineering in the Design Phase The commissioning engineer should review the OPR (owners proj-

ect requirements) and BofD (Basis of Design) for the specific design requirements and for project compliance.

The TAB engineer should review the design engineers construction documents prior to issuing the contract documents for bid to ensure there are adequate flowmeters, volume dampers, and balancing valves to achieve air and water balancing.

The TAB engineer will write the TAB plan and incorporate it into Division 19000 of the contract specification.

Engineering in the Design Phase Capacities, distribution, and sustainability can be roughed in using

past experience and rules of thumb to begin the process and then firmed up later with actual calculations and equipment selections.

Next, the designer should always start the concept with a system flow diagram (i.e., Cx-3 ATC/FPT software program) along with the associated sequence of operation.

Refer to HVACR Designers Tips for the HVAC Strip Mall-Retail Space checklist for additional information.

Refer to the March 2008 Application Checklist for additional sys-tem selection information.

Design Consideration Pitfalls When laying out the roof-mounted air cooled condensing unit loca-

tion, take into account access to the roof for routine maintenance and safety precautions relative to roof surface (slopped, smooth/slippery surface, etc.) and distance from edge of building.

Location of outdoor air intake louver should take into account potential location of trash dumpster (odors), and flue gas from gas furnace, and security (illegal access through removal of louver).

2ThThThThThisi Back2Basiccccsssss serrieieiieiei sss will focus on engineeererererring, constructinnng,g,g,g,gganannanandddd operating an HHHHHVAVAVAVVACCCCC system serving a typical strip malalalala lllll rerererer tatt instore Approximatelyyyy 70% of HVAC systems are decennntrtrttrtralalllalized and

BAAAASSSSS CoCoCoCoCoC ntntntntnttrororororolllll ananananannddddd Moooooninininitoringngngng PP PP Poioiooointntntntntssssss OAOAOAOAOATTTTTT-1-1-1-11 o o ooutuu dododooooroooo air tempepepepeperararararatututututuurerererere transmimimimimitttttttteer (drybulbbbbb anaanana d wetbulb)

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Back BasicsBack BasicsBY HOWARD MCKEW, P.E., C.P.E.

Based on Cx-3 ATC/FPT software

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MONITORING

F-1

OPEN-MINIMUM

OAD-1

OFF

CC-1

MONITORING

ST-1

CLOSED

EAD-1

OPEN-MAXIMUMPOSITION

RAD-1

OFF

ACCU-1

OFF

GB-1

MONITORING

MAT-1MONITORING

TT-1

MONITORING

TT-2

MONITORING

SD-1

`

BAS Computer

MONITORING

OAT-1

ON

AHU-1

Return Air

Exhaust Air

Outdoor Air

Test 230 HVAC STRIP MALL RETAIL STORE

Device Tag Description Reaction Status Result Status Result Status Result

ACCU-1 Air cooled condenser unit Off X X X On, first stage X X X On, full capacity X X X On, energy monitored X X X On, run-hrs monitoring X X X

EAD-1 Exhaust damper Closed X X X Modulating X X X

OAD-1 Outside air damper Closed X X X Open, minimum X X X Modulating X X X

RAD-1 Return air damper Open, maximum position X X X Open, modulating X X X Closed X X X

AHU-1 Supply fan Off X X X On X X X On, energy monitoring X X X On, run-hrs monitoring X X X

F-1 Filter No signal, no flow X X X Monitoring X X X In alarm, dirty filter X X X

Off X X X GB-1 Gas burner On X X X Cycling on and off X X X On,energy monitoring X X X

CC-1 DX coil Off X X X On, first stage X X X On, full capacity X X X Cycling on and off X X X

Off X X X BAS ATC computer On monitoring X X X Signaling an alarm X X X

MAT-1 Mixed air temp transmitter No signal X X X Monitoring X X X In alarm X X X

OAT-1 Outside air temp transmitter No signal X X X Monitoring X X X In alarm X X X

SD-1 Smoke detector No signal X X X Monitoring X X X In alarm X X X

ST-1 Space thermostat No signal X X X Monitoring X X X In alarm X X X

TT-1 Discharge temp transmitter No Signal X X X Monitoring X X X In alarm X X X

TT-2 Return air temp transmitter No signal X X X Monitoring X X X In alarm X X X

Off On, maximum cooling On, minimum cooling

1 2 3

Status:

Mode:AHU-1 Retail Store

ANSWERS: TO VIEW AND DOWNLOAD THIS MONTH'S ANSWERS, VISIT WWW.ESMAGAZINE.COM.

ACCU-1

EAD-1

OAD-1

RAD-1

AHU-1

F-1

GB-1

CC-1

`

MAT-1

OAT-1

SD-1

ST-1

TT-1

TT-2

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3. The level of this from an air outlet is largely a function of its discharge velocity and trans-mission of system noise.

4. This type of grille is similar to an adjust-able-deflection grille, except that the vanes, blades, or bars are not adjustable.

5. This type of diffuser is constructed with a backpan that includes a duct collar and a single plaque that forms the diffusers face.

6. The deposition of dirt particle on the air outlet or a surface near the outlet.

7. These air outlets introduce air into a con-ditioned space to obtain a desired indoor atmospheric environment.

11. This type of grille is available for various lev-els of tamper resistance and access through the grille.

13. This type of damper is a single-blade device hinged at one edge and is usually located at the branch connections of a duct or outlet.

15. An airflow rate adjuster installed either direct-ly on the rear of a linear diffuser outlet at the entrance to the outlet plenum or remotely near the branch-trunk duct junction.

To brush up on the facts behind this months clues, refer to Chapter 17 (Room Air Distribution Equipment) in the 2004 ASHRAE Handbook Systems and Equipment.

Liescheidt is a sales engineer with Langen-dorf Supply Co., Inc. in St. Louis, MO. E-mail him at [email protected].

BY STEVEN G. LIESCHEIDT, P.E., CSI-CCS, CCPR

ACROSS4. These terminal units are used in primary-

secondary HVAC systems as secondary-level air handlers.

8. The greater this differential is between the supply air projected into a space and the air in the space, the greater the buoyancy effect on the supply airstream.

9. This effect is commonly referred to as the surface or ceiling effect, and it counter-acts the drop of a horizontally projected cool airstream.

10. This type of damper consists of a series of parallel blades mounted inside a round or square frame, and is installed in the dif-fuser collar or the takeoff.

12. This type of blade allows movement to change the horizontal and/or vertical air-flow direction depending on whether it is a single or double deflection-type grille.

14. This type of diffuser typically has a free area of about 50%, tends to cost less than other air devices, and tends to create a slightly higher pressure drop and more sound than other square ceiling diffusers.

16. This airflow entrains room air into the jet

from the supply air outlet.17. This type of linear diffuser is an elon-

gated air outlet and is available with single or multiple linear openings and is com-monly used to achieve a long continuous appearance.

18. This type of linear grille has multiples of this fixed in its face and normally running parallel to the length of the outlet, either straight or angled.

19. This type of diffuser has a series of flaring concentric or expanding truncated coni-cal rings.

DOWN1. This type of grille is used to transfer air to

or from darkrooms and have bars that are painted black and form a labyrinth.

2. Outlets where this characteristic is high can also be used advantageously in A/C systems with low supply air tempera-tures and consequent high temperature differentials between the room air and supply air.

Solution to Decembers HVAC Challenge

Take the

Can't wait until next issue?Then check out the answers for this month's "HVAC Challenge" online as well as past puzzles at

www.esmagazine.com.

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HVAC CHALLENGE

Room Air Distribution Equipment

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Internet-based controls eliminate boiler headaches and labor

Sometimes a heating problem isnt so much mechanical as it is geographical. Just ask James Marsanico, general manager for Clearview Gardens, a sprawling 88-acre garden apartment complex in the Whitestone neighborhood of Queens, NY.

According to Marsanico, sheer acreage has always been his tough-est challenge at this 1,788-unit complex, with its 35 separate boiler rooms. Over the years, Heat-Timer Corporation has helped Mar-sanico overcome this challenge by introducing him to its latest in-novations in controls and communication.

BACK IN THE DAYClearview Gardens relationship with Heat-Timer began in the 1980s when excessive thermal shock, caused by manual on/off con-trol of heating pumps, was costing the company thousands of dol-lars in boiler repair. Heat-Timer helped resolve these problems by installing motorized valves and hot water reset (HWR) controls. The HWR controls helped resolve the boiler problems by operating the system based on outdoor air temperature, as opposed to an indoor thermostat reading. This reduced the excessive on/off action of the pumps, and saved Clearview Gardens signi cantly in boiler main-tenance.

When Heat-Timer rst introduced Remote Communications in the 1980s, Clearview Gardens was one of the rst complexes to use it. For the rst time, personnel could monitor boiler systems in all 38 boiler rooms via phone line connection without physically traveling to each site. They could now access the boiler controls from a computer in their main of ce. Operations were further enhanced when Heat-Timer in-troduced a WindowsTM based upgrade called Visual Gold.

Marsanico was eager to try this upgrade, which allowed him toview and manipulate his boiler systems using user-friendly graph-ics as opposed to DOS-based commands. Visual Gold also provided easy-to-read charts and history reports that facilitated troubleshoot-ing and temperature veri cation.

The best part was that a picture of the control actually popped up on the computer screen, so it was like you were actually in the boiler room, said Marsanico.

INTERNET-BASED SYSTEMVisual Gold was a powerful tool for multi-building property own-ers in the 1990s. For the rst time, Clearview Gardens was able to monitor boiler systems, change settings, troubleshoot problems, and access operational and temperature histories from a single modem connection. Still, monitoring dozens of buildings via phone lines was time consuming.

Clearview Gardens improvised by installing a monitoring system that routed all alarms to a central board in the main of ce. If an alarm status occurred, it triggered a main relay that would light up the board to alert security to send maintenance to check out the problem. The alarms did not relay any speci c information about the problem, and the system was often in disrepair due to the phone line connections.

These and other problems were fully resolved with the 2005 in-troduction of Heat-Timers Internet Control Management System (ICMS). Vincent Clerico, vice president of marketing for Heat-Timer, explained how Heat-Timer developed a custom monitoring system for Clearview Gardens using existing hardware from their

original monitoring system.First, we took the main relay from their makeshift monitoring

system and tied it into the ICMS. Then we developed a monitoring screen to replace the large lighted black board they had been using. Now, they can monitor all their buildings via a at screen TV where each and every building is visually represented, said Clerico.

IN REAL TIMEWith real-time monitoring, Marsanico and other authorized users know immediately if an alarm status occurs and the nature of the alarm. For instance, if building C2 has a problem in the boiler room, a speci c alarm is sent via e-mail or text message. The recipient im-mediately knows whether the alarm is related to a domestic water meter, a stack temperature, a low water cut-off, or something else.

This new, Web-based control offered Clearview Gardens many bene ts, including enhanced speed, increased data storage, live data, integrated communication with a variety of network and wireless space sensors, and downloadable history reports.

With instant access to virtually unlimited operational data, Mar-sanico and other authorized users can continuously tweak the sys-tems to maximize fuel ef ciency.

It is especially helpful on weekends when problems occur be-cause the system immediately sends me a text message as well as an e-mail that lets me know what is going on in a particular boiler room, said Marsanico. Once I get the message, I can sit down at my computer at home or wherever and troubleshoot the problem. Most times, I can resolve a problem right there at the computer.

Infrared heat lifts comfort levels at Colorado auto service center

Ever since John Letts opened his rst service station in Lake-wood, CO in 1993, he envisioned the future in a retro style building his auto repair business would ultimately occupy 11 years later in nearby Golden.

Its ironic that the building of his dreams began as a rundown gas station, as Letts described it. We hired contractors to convert it

CaseInPoint

At Clearview Gardens, a large apartment complex in Queens, NY, real-time monitoring notifies authorized users immediately if an alarm status occurs and the nature of the alarm.

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ASHRAE B

ooth

737

A-J Manufacturing offers a complete line of custom and standard stainless steel air distribution products, alldesigned and manufactured to offer durable, dependable and low maintenance performance necessary for hospitals,labs, wash down areas and more.

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and ended up doing most of the work ourselves, even adding a third service bay. After nine months of building we got to open it.

Viewing the buildings striking exterior belies its previous life. The contemporary faade contrasts sharply with vintage gas pumps strictly for appearance and a restored 1930 Plymouth parked out front, a throwback to those memorable, early days of motor travel.

CUSTOMER-COMFORT-DRIVEN Inside the customers waiting area, its easy to see that automotive expertise is not the only reason why Letts enjoys a thriving business. Gleaming black and white checkerboard tile oors are reminiscent of the 50s. Plush seating for customers waiting for a lube and oil change or minor repair. Available hot and cold beverages. A diverse selection of current magazines no year-old, dog-eared doctors of ce material here to suit a variety of tastes.

Its the middle of winter, and in the service bays, the hydraulic lifts are now operating with precision smoothness, elevating cars for repair. Oil changes are quickly accomplished, with new oil pumping effort-lessly from a 150-gal storage tank. And Letts and his repair technician Ben Bronnenberg are working comfortably under their new Solaronics infrared heating system no drafts, no blowing dust or dirt while outside temperatures are plummeting into the minus digits.

But reaching this level of comfort and operating ef ciency was a struggle, Letts admitted. He opened the transformed building utiliz-ing the existing old unit heater that came with it and just blew warm air. With forced air, every time we opened the door the air would run out. He added that it couldnt keep the building warm, which stymied winter operations because the hydraulics were slow to lift the cars, and the air pump couldnt suck up the congealed oil from the storage tank. Also, it was expensive to operate.

DECIDING ON A SYSTEMWe had a long investigative study of what would be an appropri-ate replacement, Letts continued. I was thinking oil burner. But I was thinking too much maintenance. I like to keep the doors open in milder weather and you couldnt do that with oil burners or unit heaters. James Gagliano, owner of Million Air Mechanical, Inc. in

CaseInPoint

With bay doors opening and closing, keeping the interior of this Colorado auto maintenance business warm was a struggle, resulting in unacceptable hydraulics lift speed and oil congealing at the bot-tom of the storage tank, not to mention high operation expenses. An infrared heating system wound up rectifying all of those problems.

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Denver, recommended Solaronics heaters for the way they provide heat, their energy ef ciency and dependability.

Heat loss is a big problem with old style units, said Brian McLane of Air Puri cation Company, Solaronics Colorado and Wyo-ming representative. Cars go in and out all day, but the heat goes out and stays out.

McLane, who has helped countless numbers of automotive service businesses improve the comfort and ef ciency for em-ployees and customers, explained that So-laronics gas- red infrared heaters quietly radiate infrared energy that is converted into heat as it reaches work surfaces, ma-chinery, tools, people, and concrete oors, similar to the way the earth is warmed by the sun. The heat is retained at the oor level where people work, and also in the concrete oor itself, so after the doors close recovery time is fast.

Solaronics gave the biggest bang for the buck, Letts related. It made sense to me that if it heated up everything it would ra-diate heat into the place. When I pick up a wrench now, its warm. You dont pick up an ice cube. Everything is warm to the touch.

Besides enjoying his comfortable work-place, Letts appreciates the lower heating costs, which his business manager Kathy Cordova estimated to be about 60% to 70% less than the previous year.

I like the idea of the savings and de-pendability ... when I turn the heater on the light comes on and that gives me comfort, as does the heat, Letts said.

School board goes with duct board in retrofit

In 2006, the Olympia School District (OSD), of Olympia, WA, had enough of being burdened with outdated mechani-cal and electrical systems at its Reeves Mid-dle School. Though some new mechanical and electrical equipment was installed in 1998 during the construction of a cafeteria and auxiliary gym, most of the school still had old, inef cient equipment that had been in place since the school opened in 1970.

The school districts Capital Planning & Construction Department (CPCD) planned a complete modernization of all electrical and mechanical wiring and equipment for the 65,642 sq-ft, one-story school.

The school was in serious need of a

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mechanical and electrical modernization, said CPCD project manager John McLaren. The heat pumps on the roof were very old and the HVAC system was completely out-dated. With newer equipment, we knew we could achieve greater energy ef ciency.

DESIGN TAKE 2Plans called for a new, more ef cient HVAC system with about 40,000 sq ft of ductwork. OSD hired Tres West Engineers, a Tacoma, WA, mechanical and electrical engineering rm, to complete the entire system design for the facility. A rst design had to be re-done, as it exceeded the school districts budget for the project, but the second sys-tem design stayed within the boundaries.

Tres West designed the HVAC system to include high-ef ciency gas furnaces with sealed combustion and units located in the mechanical mezzanine level of the school. All units were equipped with 100% out-side air economizers to provide free cooling whenever outside air conditions allow. The areas of the school that required cooling were tted with split system DX cooling.

The air distribution system incorporated semi-displacement ventilation, and sup-ply registers were integrated into the class-room cabinetwork. Finally, the building was equipped with Invensys DDC provided by Control Contractors Inc.

The original system design included a speci cation for insulated galvanized steel HVAC ductwork. However, before the proj-ect could start, prices for the mechanical system shot up signi cantly, helping push the project about $500,000 over budget. Be-cause of this, the school district decided to

explore other duct material options, such as berglass duct board. After a product dem-onstration from Duct Board Systems Fabri-cators (DBSF), of Mount Lake Terrace, WA, Tres West Engineers changed their speci -cation to CertainTeed ToughGard Fiber Glass Duct Board.

The engineers from Tres West were es-pecially impressed that the ToughGard Duct Board would handle air ow at 5,000 fpm, was treated with an anti-microbial coat-ing and had a water repellant inner liner, said Bob Greeno, co-owner and designer of DBSF. The inner liner would also greatly reduce the amount of berglass particles that could enter the airstream. The proper-ties of this material would help to ensure good indoor air quality for the students at Reeves Middle School.

By approving the speci cation of -berglass duct board for the project, OSD lowered its duct material expenses by 30%, Greeno said.

THE LEARNING CURVECapital Heating & Cooling (CHC), of Lacey, WA, was hired to install the entire HVAC system and began work in December 2006, with a crew of six installers. After installing the mechanical and electrical equipment, the crew focused on the berglass ductwork. We just had to learn how to communicate with the duct board fabricator and how to draw up our duct ttings, so they knew what we wanted them to build, said Bill Schmidtke, president of CHC. Our crew caught on quickly, and they learned all the tricks that go into working with duct board. They got very pro cient with making eld modi cations.

CaseInPoint

The original system design for an HVAC retrofit at this middle school included a specifica-tion for insulated galvanized steel HVAC ductwork. However, before the project could start, prices for the mechanical system jumped by about $500,000 over budget, which led the school district to explore other duct material options, such as fiberglass duct board.

FREE INFO: 59

ActiveLogixCharlotte, NC

704-578-9776

[email protected]

Advanced Power Control, Inc. Newark, DE

302-368-0443

[email protected]

BITSWaukesha, WI

877-334-9333

[email protected]

Cochrane SupplyMadison Heights, MI

248-588-9260

[email protected]

Controlco AutomationDistributorsConcord, CA

925-602-7728

[email protected]

Control Consultants, Inc.Weymouth, MA

781-335-8353

[email protected]

E.C. Smyers Co.Pittsburgh, PA

412-471-3222

[email protected]

Industrial Control DistributorsWanamassa, NJ

732-918-9000

[email protected]

Jackson Control Company, Inc.Indianapolis, IN

800-772-9859

[email protected]

Long Building TechnologyEnglewood, CO

303-975-2100

[email protected]

Minvalco, Inc.Minneapolis, MN

952-920-0131

[email protected]

Temperature Control Systems, Inc.Dallas, TX

214-343-1444

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Universal Supply Group, Inc.Hawthorne, NJ

973-427-3320

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solu

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Email us at [email protected] or read about our customers at www.tridium.comConnecting Minds and Machines

2007 Tridium, Inc.

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Today, there are more than 83,000 instances of Niagara operating in more 6,600 installationsworldwide in applications that include: energy management, building automation, M2M, telecommunications, security automation, lightingcontrol, industrial automation, maintenance repairoperations, service bureaus, convergence retailing,and total facilities management all giving youimproved operational efficiencies, reduced costs, and greater returns.

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Everything came along very well.CHC hung the ductwork with a series

of 2-1/2 in., U-shaped metal channels sup-porting it from underneath. These chan-nels were connected to the ceiling with a network of metal straps on each side. We have saved about 20% on labor in the eld, Schmidtke said. The ease of the material handling alone made the duct board worth-while. Its simply a much easier material to

stage on site and modify in the eld.The project turned out well, said Tres

West Engineers mechanical associate Steve Fintak, P.E. the lead designer of the new HVAC system. I believe that the new me-chanical and electrical system will be a more ef cient one for Reeves Middle School, he said. Also, it will promote better indoor air quality for the students and faculty, which was one of our top goals in the project.

With 27 classrooms, the newly refurbished Reeves Middle School opened in September, accommodate more than 500 students grades six through eight with 27 classrooms.

Portland grows a green project, winning national attention

When a building project becomes a cover story in USA Today, you know theres a story to be told. And thats what happened last year when the newspaper turned its attention the South Waterfront condo/mixed-use complex just south of downtown Portland, OR.

The project is being built as an example of one of the largest green urban-redevel-opment projects worldwide. Among the worlds most environmentally conscious locales, people in the city of Portland are doing their best to make a statement.

South Waterfront, still in the midst of major ongoing construction, is located on the west bank of the Willamette River. Its a planned community of high-rise condo-miniums and shops, restaurants, theaters, and museums connected to downtown by Portlands streetcar system.

Several high-rise condos are completed and occupied, and two other major condo de-velopments are nearing completion. All of thebuildings have at least one thing in common: each features a ClimateMaster water loop heat pump (WLHP) heating and cooling system, with on-site boiler and cooling tower.

ClimateMasters Tranquility energy-ef- cient equipment ts the need at South Waterfront because the developers there are pursuing LEED Gold or Silver certi ca-tions for all of the structures.

LOWER AVERAGE ENERGY COSTSThe driving concept behind South Waterfront is to develop a fully environmentally sensitive live/work community to serve as an exam-ple of green commitment on a comparatively large scale. One of the most prominent ben-e ts to residents and businesses at South Wa-terfront are substantially lower average energy costs. This is a result of the ef ciencies de-signed into the WLHP systems incorporated into the basic layout of each of the condos.

Design engineer Stacey Lin of Portlands Bouillon Engineering LLC the primary engineering rm on three of the four South Waterfront high-rise condo projects

CaseInPoint

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said, We use the water source heat pumps for three good reasons, said Lin.

First, energy ef ciency. Secondly, these units are among the least obtrusive, acous-tically, he added. The third bene t, he continued, is the option to use non-CFC compound, EarthPure HFC-410a, a non-ozone-depleting refrigerant.

Were not at all surprised that the equipment was selected at least partially on a noise-abatement basis, added Kevin Marple, vice president of Benz Air Engi-neering Co. Inc., the Portland-based me-chanical contracting rm tapped to do the equipment installations.

Beyond the noise factor, theres the key challenge involved in designing systems to work in high-rise buildings. Its not so much a challenge for the water source heating and cooling system as it is for the domestic water supply, said Lin. As the building gets higher, obviously the static water-pressure conditions change.

Then theres the important question of how

CaseInPoint

All of the high-rise condos in this Portland development feature a water loop heat pump heating and cooling system, with on-site boiler and cooling tower, which have helped the developers pursue LEED certification.

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Pulse ActuatorNo line voltagerequired

PlenumRatedCable

OptionalModel J150

Model J50 shownRJ-11 connects tohand held battery pack

Up to 1000 Route

Ceiling

Wall

RJ-11 connectsto hand heldbattery pack

Model J100 (single gang) wall or ceiling mount

Model J50 (wall or ceiling)

Note: zones or specificarea can be labelled onface of plate.

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Wall PlateModelJ100

optional

Diffusersby

others

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many heat pumps it takes to service a high-rise building that may include 300 residential units, plus retail establishments on the lower oors all of varying sizes.

According to Marple, there are about 250 heat pump systems in the Meriwether com-plex, one of the condo developments. There are 2-ton, 4-ton, and 5-ton units in both vertical and horizontal con gurations. In each condo, the heat pump is located in the laundry/utility room for ease of access and maintenance by the owner or a technician, said Marple. For each high-rise building, a heating and cooling capacity of 700 to 1,000 tons is needed.

ENERGY TRANSFER BRINGS SAVINGSWith our closed-loop system, building height doesnt affect us that much, said Lin. You still have to provide the big building loop with vertical pipes, basically, con-necting all of the zones together.

There are other reasons that water source heat pumps make a lot of sense, Lin said. We dont have heat rejection within the living quarters. So we extract heat from the heat pump, or put it back in based on the need. We also have the ability to trans-fer energy. Its not uncommon during the swing temperature days for one side of the building to be in the heating mode while the other side is in cooling mode. With this me-chanical system, thermal energy is moved from one side of the building to the other without having to add additional energy to the loop. Yet, the boiler and tower are in the off mode. This saves a lot of energy.

During extreme days whether heating or cooling you have the means of adding heat through the gas- red boilers or you take the heat out through the big cooling tower to cool down to the loop temperature, he added.

North Point office complex debugs its cooling systems with self-cleaning filters

Facilities personnel are regularly called upon to debug problems in their HVAC systems. In some cases, the ther-mostats need resetting. Sometimes the reg-isters need to be adjusted. At North Point, a two-building, 800,000-sq-ft of ce complex

in Cleveland, this meant removing the may- ies that were clogging the A/C units.

We get may ies a couple times a year and they would plug up the strainers on all the oors, said maintenance engineer Brad Schindler. We would have to go running around cleaning strainers because all the A/C units would be going down.

But all that changed when North Point installed a self-cleaning Tekleen lter from Automatic Filters, Inc., eliminating the emergency calls from tenants.

AIRBORNE ASSAULT ON THE A/CThe North Point of ce complex consists of two buildings on Lakeside Avenue in downtown Cleveland, walking distance from Lake Erie, the Rock and Roll Hall of Fame, and Cleveland Browns Stadium. The rst one built was the North Point Of ce Building, or North Point I, a 242,000-sq-ft, seven-story, irregularly shaped building fea-turing triangular oor plans. North Point I opened in 1985, and was joined ve years later by the North Point Tower (North Point II), a 20-story, 587,000-sq-ft building. Join-ing the two is a covered pedestrian bridge. Both buildings provide tenants such as the HMO Kaiser Permanente and consulting rm Watson Wyatt with an unobstructed view of Clevelands inner harbor and the lake beyond.

To provide heating and A/C for the ten-ants, the North Point buildings use a Trane cooling tower to deliver chilled water. Three pumps (one on standby) send the water to the compressor units inside the tower. Each oor has two Trane 60-ton units. At times, the water piped from the tower is enough, but each oor unit also has three compres-sors that are staged to provide additional cooling as the weather demands.

The water system worked well under normal operating conditions, however, a couple times a year the may ies would hit. These same may ies garnered national at-tention this past fall when they swarmed the eld at Jacobs Field when the Cleve-land Indians played the New York Yankees in the American League Divisional Series. And while in that case they were drawn to the bright lights, they also wreak havoc on HVAC systems.

They mob the place, said Schindler. We get piles and piles of them.

While the janitors would take care of the dead bugs lying around the property, the engineering crew had to deal with all those

CaseInPoint

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who opted for a watery grave: getting inside the cooling tower, into the piping, and nally clogging the compressor unit strainers. Each unit would only take about 10 to 15 min to clean out, but when you have 40 units on 20 oors, that time adds up. More signi cant was the way they interrupted the schedule.

The big problem is that it was usually an emergency, said Schin-dler. When units start going down, we have to drop everything and go clean them out to keep the units running. The idea is to keep the tenants happy.

GETTING THE BUGS OUTTo eliminate all the emergency calls, the facilities team decided to install self-cleaning Tekleen lters from Automatic Filters, Inc.

We liked that the lter cleans itself so we dont have to do any-thing, said Schindler.

The Tekleen lters incorporate a unique self-cleaning mechanism that allows an uninterrupted ow of ltered water even while the cleaning takes place and uses a fraction of the water that normal back- ushing requires. Tekleen lters also use stainless steel as the standard screen material, rather than a special order option, result-ing in a longer-lasting lter.

North Point staff selected the Tekleen ABW14-P lter, which as a 316L stainless steel body and a stainless steel lter with 16-mil holes. The unit has 10-in. inlet and outlet anges and a 2-in. ush valve. It was designed to lter 3,000 gpm from the cooling towers two 1,500-gpm pumps. With it in place, the maintenance crew no longer gets emergency calls from tenants complaining about their A/C being down. They do still check the strainers when doing routine preven-tive maintenance, but there is very little found in them. ES

CaseInPoint

The chilled water HVAC system at this Cleveland office building worked well under normal operating conditions. However, a couple times a year, gnat-like bugs called mayflies caused havoc on its HVAC systems, resulting in significant maintenance efforts. Installa-tion of self-cleaning stainless steel filters zapped the bug problem.

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BY REBECCA ELLIS, P.E.

After spending a few months talking about existing building commissioning at the end of 2007, I want to shift back to new construction commissioning with a tricky and delicate

topic. The situation is one which is rare but not non-existent. When it does occur, it is extremely frustrating for all involved.

DEALING WITH DESIGN ENGINEERSWhat should be done in the case where achieving the owners project requirements (design intent) is held up at the end of the project by the design engineers? This may happen when FPT demonstrates that the systems are performing as specified in the contract documents but do not meet one or more of the performance metrics initially defined by the owner for the commissioned systems. In the design-bid-build proj-ect delivery model, the contractors have fulfilled their obligations, and yet the commissioning professional has identified acceptance criteria which have not been achieved.

It is typically the responsibility of the designers to define what draw-ing and specification modifications are required (perhaps through a changeorder) in order to meet the owners criteria. This is a relatively infrequent situation, less likely to occur the earlier commissioning is introduced to a project. In most cases, the design engineer is actively involved in evaluating the problem and working with the project team to identify the least disruptive, most effective solution in a timely fash-ion. Of course, if the solution is easy and costs nothing to implement, this situation almost never escalates into a bigger problem.

COMPLETING THE WORKIn the few cases which cause the most pain (and thus motivated this column), the design engineers will not readily engage in problemsolving, instead leaving the rest of the project team hanging with no resolution. This occurs at a time when the team is anxious to be finished with their work, released from further obligations, and approved for final payment. Realistically, if the problem is identified as being a design issue (i.e., the design was implemented as specified and it did not meet the owners acceptance criteria), the contractors should be paid for their work and the owner needs to have the design engineers work out a solution.

As we all know, however, design and construction issues are hardly ever black and white in this era of integrated building systems. Even if an inde-pendent commissioning professional identifies a problem as being a design issue, the design engineers can put off active engagement for weeks while they direct the contractors to check this and check that without a clear plan for resolution and action. If the designers finally come to the point of agreeing there needs to be a design change, it can be another lengthy period of time before that design change is produced. The more costly the change, the longer it will take to materialize. In extreme cases, a satisfactory design solution may only come after a series of less expensive trial solutions.

THE WAITING GAMEThis worst case scenario adds up to months of time during which the owner has most likely moved into the facility, the contractors have not been paid, and everyone is spending too much time discussing and man-

aging the situation. The less budget each team member has remaining (and most projects end up with designers, contractors, owners represen-tatives, and commissioning professionals out of money at this point, since it is the end of the project), the less quality working time is spent on the problem and the more accusatory and/or impatient any written corre-spondence becomes. To those of us working on behalf of the owner, there is a sense of a waiting game to see when the owner will tire of the effort.

The following are some tips on best practices that should help mini-mize the risk of this worst-case scenario on commissioned projects.

Start commissioning early in the design phase:

Document unambiguous and measurable owners project requirements. Perform commissioning design reviews starting no later than the

design development submission.

Require written responses from the design engineers to the com-missioning professionals feedback and findings, including:

Design reviews. Submittal reviews. Construction site observations. Functional test results.

When a problem is identified:

Hold face-to-face team meetings with every-one represented.

Have the independent commissioning pro-fessional facilitate the problem resolution process, especially if there is disagreement between the designers and contractors.

Require firm action commitments and time-lines from each team member.ES

Ellis is president of Questions & Solutions Engi-neering, Inc. (Chaska, MN). E-mail her at [email protected].

DESIGN Delays

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A late-project logjam on the consulting firms side isnt fun for anyone. Heres how to avoid it.

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BY LINDSAY AUDIN, CEM, CEP

For a variety of reasons, many large energy users have been voluntarily purchasing renewable power and/or renewable energy credits (RECs), which support development of that

resource. The premium for doing so, however, may soon rise sig-nificantly as demand for such green power begins to overwhelm the supply. Smart firms wishing to continue (or initiate) such purchasing may wish to plan ahead to avoid big price bumps.

RUNNIN OUT OF THE GREEN STUFFInduced by both government and private agencies, many corpora-tions, institutions, and others are spending an extra 10% to 25% (or more) on their electric bills to buy green power. Whether to satisfy a mission statement, polish a corporate image, or simply to help save the world, such purchasing is growing rapidly.

Those buying g

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