AV_Bryant_-_BOP_-_rev._3.1.16.pdf

BUILDING OPERATING PLAN

PREPARED FOR:

AV Bryan Courthouse

401 Courthouse Square

Alexandria, VA 22314

VA0321ZZ

REGION: NCR

March 1, 2016 i

TABLE OF CONTENTS

1.0 GENERAL GUIDANCE…………………………………………………………………..…. 1

2.0 OPERATIONAL PROCEDURES AND SITE PLANS………….…………………………… 7

2.1 BOILER PLANT

2.2 CHILLER PLANT

2.3 DOMESTIC HOT WATER PLANT

2.4 HEATING BOILER PLANT

2.5 GENERAL PLUMBING AND DOMESTIC WATER SYSTEMS

2.6 WATER TREATMENT PLAN

2.7 FIRE ALARM SYSTEMS

2.8 FIRE SUPPRESSION SYSTEMS

2.9 SITE PLANS AND DRAWINGS

2.10 EQUIPMENT INVENTORY

3.0 HVAC EQUIPMENT DESCRIPTIONS AND SEQUENCES OF OPERATION……

3.1 PENTHOUSE MECHANICAL ROOMS

3.2 PENTHOUSE AIRHANDLERS

3.3 MAIN AIRHANDLERS

4.0 ELECTRICAL DISTRIBUTION AND SPECIFICATIONS

4.1 EMERGENCY GENERATORS

4.2 MAIN ELECTRICAL SUBSTATIONS

4.3 ADDITIONAL SUBSTATIONS

4.4 LIGHTING CONTROL SYSTEMS

4.5 TRANSFORMERS

5.0 ENERGY MANAGEMENT CONTROLS AND SPECIFICATIONS…

5.1 BUILDING AUTOMATION SYSTEM

5.2 DUAL DUCT VAV TERMINALS

5.3 COOLING VAV TERMINALS

6.0 ARCHITECTURAL AND STRUCTURAL SYSTEM MAINTENANCE

6.1 FAÇADE

6.2 ROOFS

6.3 PARKING DECKS

6.4 RAIN GUTTERS

6.5 DRAINS

6.6 WINDOWS

6.7 VERTICAL TRANSPORTATION (ELEVATORS/ESCALATORS)

7.0 CUSTODIAL OPERATIONS AND GROUNDS MAINTENANCE….…….………………..23

7.1 LANDSCAPE MAINTENANCE

7.2 PEST CONTROL

7.3 TRASH

7.4 SNOW REMOVAL

7.5 BUILDING CLEANING

7.6 PARKING LOTS

8.0 TOUR PROCEDURES AND MAINTENANCE DOCUMENTATION……………..…

8.1 TOUR PROCEDURES

8.2 DAILY CHECKLIST

8.3 WEEKLY CHECKLIST

8.4 SCHEDULED MAINTENANCE

ii

8.5 CORRECTIVE MAINTENANCE AND REPAIRS

8.6 PLANNED PREVENTIVE MAINTENANCE

9.0 SERVICE CALL, MAINTENANCE AND REPAIR PROCEDURES……………………. 29

9.1 TENANT REQUEST AND SERVICE CALLS

9.2 AFTER-HOURS CALLS

9.3 EMERGENCY SERVICE CALLS

10.0 BUILDING SECURITY PROCEDURES

10.1 ACCESS AND IDENTIFICATION

10.2 MONITORING

10.3 BAGGAGE INSPECTIONS

10.4 LOADING DOCK ACCESS

10.5 PARKING LOT ACCESS

10.6 AFTER HOURS ACCESS

10.7 PATROLS

10.8 REPORTING INCIDENTS AND RESPONDING TO EMERGENCIES

10.9 FIRE INCIDENT INVESTIGATIONS

10.10 SIGNAGE

11.0 EMERGENCY PLANS AND HAZMAT PROCEDURES AND CONTINGENCY

PLANS………………………………………………………………………………….…….. 34

11.1 SHELTER IN PLACE LOCATIONS

11.2 BUILDING EVACUATION ROUTES AND MEETING PLACES

11.3 BOMB AND BIOHAZARD CONDITIONS, SYSTEMS SHUTDOWN PROCEDURES

11.4 ELEVATOR EMERGENCY PROCEDURES

11.5 FIRE EXTINGUISHER, DEFIBRILLATOR AND PULL SWITCH LOCATIONS

11.6 ASBESTOS MANAGEMENT

11.7 HAZARDOUS MATERIAL AND HAZMAT WASTE MANAGEMENT

11.8 UNDERGROUND STORAGE TANKS

11.9 LEAD PAINT MANAGEMENT

11.10 ENERGY LOAD CURTAILMENT PLANS

11.11 WATER CURTAILMENT PLANS

11.12 LOSS OF PERSONNEL

11.13 EMERGENCY NUMBERS

11.14 DISASTER AND RECOVERY PROCEDURES

11.15 FIRE PUMPS

11.16 SUMP PUMPS

11.17 SEWAGE EJECTOR PUMPS

11.18 PRESSURE BOOSTERS

11.19 PRESSURE REDUCING STATIONS

11.20 BACKFLOW PREVENTOR

11.21 ALL MAIN SHUT OFF LOCATIONS AND PROTOCOL

1.0 GENERAL GUIDANCE

This document presents the Building Operating Plan for AV Bryan Courthouse, 401 Courthouse Square, Alexandria, VA 22314.

The AV Bryan Courthouse was built in 1996 in Alexandria, VA, as a mixed use complex of office space and Courthouse for the Federal Government. The AV Bryan Courthouse is made up of three connected towers; A, B, and C with two underground parking levels. The total gross square footage of the structure is approximately 544,808 with approximately 317,398 in rentable square footage.

Amenities within the building include a full-service café, fitness center for the US Marshals and interior courtyard for the employees.

Current the AV Bryan Courthouse is occupied by the several different division of the Department of Justice including the United States Marshals Service, United States Probation Service, United States Attorney’s Office, and Clerk of the Courts. There are approximately 350 employees in the building.

There have been no major renovations to the AV Bryan Courthouse since its original construction. Minor tenant remodels have taken place during the years to modify the space to meet the tenant needs.

This plan documents the procedures for the operation of all the mechanical and electrical equipment in the Building. Equipment is operated to maximize safety and to maintain comfort conditions. Electricity, gas and water usage is kept to a minimum without compromising either safety or comfort. The systems covered by this Building Operating Plan include:

1) Electrical systems and equipment

2) Mechanical systems and equipment

3) Fire Protection systems and equipment

4) Control Systems controlling all systems which themselves are within the scope

5) Architectural and Structural systems, fixtures, structures and equipment within the government owned site.

6) Vertical Transportation (Elevators / Escalators)

Excluded from this Building Operating System

1) Security Systems

2) Telecommunication Systems

3) Equipment owned and operated by tenant agencies

4) Furnishings

5) Equipment owned by servicing public utilities

When levels of required services change, when building equipment changes, when operating procedures change, or when agency requirements change, the plan shall be revised on a timely basis (within 10 working days) and submitted to the Contracting Officer’s Representative (COR).

The conservation of energy is not achieved at the expense of maintaining the required environmental or other special conditions described elsewhere in the building operating plan. Energy conservation is achieved through effective operational and maintenance practices as well as appropriate repairs or alterations to existing equipment or systems which reduce the overall cost of service. Energy conservation is achieved through the employment of good engineering and operating practices using accepted methods and procedures.

It is the tenant agency’s responsibility to ensure that lights and equipment are turned off when not needed, that ventilation is not blocked or impeded, and that windows and other building accesses are closed during the heating and cooling seasons. The operation of portable heaters, fans and other such devices in Government controlled space is prohibited unless authorized by the GSA Building Manager.

There are no areas in the building authorized to maintain a level of lighting higher than that specified in the Federal Property Management Regulations or as directed by GSA.

There are no areas in the building authorized to maintain higher room temperatures during the heating season than those authorized by GSA.

Temperature- Heating/Cooling The Contractor shall adhere to the temperature levels and energy conservation practices identified herein.

During normal working hours, temperature controls shall be set to maintain space temperatures in accordance with the latest guidelines issued by the American Society of Heating, Refrigeration and Air-Conditioning Engineers, Inc.

(ASHRAE), Thermal Environmental Conditions for Human Occupancy.

During non-working hours heating temperature shall be set no higher than 55° Fahrenheit and air-conditioning will not be provided except as necessary to return space temperatures to a suitable level during working hours and to assure the protection of the building and its systems.

Minimum setback for temperatures and humidity control may vary from the established ASHRAE standards where it is necessary to maintain a specified set point as established by the architect and the Architectural Woodwork Institute (AWI) in order to maintain and protect the finished woodwork throughout the courtrooms and offices. These perimeters will be established and adjusted as necessary by the COR in order to maintain the building interior finishes.

Temperature levels stipulated by the Government are subject to change based on nationwide energy policies.

There are no night time set-backs for the chilled water, but at night the load is reduced because there is no demand for it. So the demand on the chillers is less.

General Contract Information

Service Provider: Gaghan Mechanical, Inc Contract #: GS-11P-13-YT-D-0060

ACT #: 1B3NB0425

Contact: Kevin Gaghan Base: 11/1/13 – 10/30/14 Option 1: 11/01/14 – 10/31/15 Extension: 11/1/15 – 10/31/16

The contractor shall provide all management, supervision, labor, materials, supplies, repair parts, tools, and equipment. They are also responsible to plan, schedule, coordinate and ensure effective and economical completion of all work and services specified in this contract.

All mechanical specifications are a statement of the minimum level of work and services that are to be provided in certain areas under this plan. They are not intended to be, nor shall they be construed as, limiting specifications or requirements. At a minimum, the contractor will be required to take all steps and measures which would be taken by a prudent building owner to maximize the life expectancy of the property, including having a journeyman mechanic/technician(s) on-site for a minimum of 8 hours per day, 6:00 am - 6:00 pm.

All mechanical, electrical, utility, interior and exterior architectural and structural systems in the buildings shall be operated and/or maintained at the highest level of efficiency compatible with the current energy conservations requirements, and maintained at an acceptable level, throughout the contract performance period.

An “acceptable level” of maintenance is defined as the level of maintenance, which will preserve the equipment and structure in unimpaired operating condition; i.e. above the point where deterioration will begin, thereby diminishing the normal life expectancy of the equipment and/or structure. The contractor is responsible for performing scheduled and unscheduled maintenance and maintenance repairs, as necessary, on a 24-hour a day, 365 days per year basis including emergency call-back service.

The contractor shall maintain the machinery spaces, shops, and storerooms in a safe, clean, and orderly manner. When work is performed in these areas, the contractor’s personnel shall clean up all debris and leave the area in a presentable condition. The machinery rooms including floors and the equipment located within the machinery rooms shall be painted as necessary to maintain the appearance of the room and equipment. When painting, the contractor must comply with the ANSI color coding system outlined in the ASNI A13.1, Scheme for the Identification of Piping Systems, and maintain the identity (identification number) of the equipment. The contractor must obtain the approval of the COR before storing anything in machinery spaces.

Utilities

Utility Provider Information:

Utility Type: Electric

The electric utility provider at the AV Bryan Courthouse is Dominion Virginia Power. The facility is metered based on a time metered general service primary rate schedule. The specific rate schedule is “Schedule GT 3A”.

Utility Provider: Dominion Virginia Power

ACT#: B2N02186

Account#: 1666280001 Accounting String: P1127001.61 Contract Period: end date 4/30/2015

Utility Type: Water Service Utility Provider: Virginia American Water Co

ACT#: B6NA1115

Account#:2700338037 Accounting String: P1127001.61 Contract Period: end date 8/22/2015

Utility Type: Fire Protection Utility Provider: Carter Brothers, LLC

ACT#:

Account#:

Meter#:

Accounting String:

Contract Period: N/A Service is provided on an as needed basis.

Deduction Meter-

Overtime/Reimbursable

Overtime utilities are provided upon request except with agencies that have computer rooms that require 24/7 cooling, which is billed quarterly.

OVERTIME UTILITIES

AGENCY AREA REQUIRING OT LOCATION DURATION

US Marshal Service Work out room 1st floor 24 hrs US Marshal Service Command Center 1st floor 24 hrs US Attorney’s Office Lobby Area 1st floor 24 hrs US Attorney’s Office Lobby Area 1st floor 24 hrs US Attorney’s Office Copy Center 1st floor 24 hrs US Attorney’s Office Copy Center 1st floor 24 hrs US Attorney’s Office Computer Room 2nd floor 24 hrs US Attorney’s Office Computer Room 2nd floor 24 hrs US Attorney’s Office SKIF Room 3rd floor 24 hrs US Attorney’s Office SKIF Room 3rd floor 24 hrs

Startup & Shutdown Times & Procedures

The AV Bryan Courthouse official working hours for the building occupants is Monday through Friday including holidays 8:00 am until 6:00 pm. The contractor is responsible for providing on-site personnel at the building at a time to ensure the building environmental conditions are at the level outline in the Operational Requirements, Exhibit 4.

Normal Operating Hours:

Monday through Friday: 8:00 am – 6:00 pm

Supervisory Building Manger:

Building Manager: Kate Melville Building Manager: Emmanuel Peaks Mechanical Inspector: Theodore Boone Custodial Inspector: Erica Williams CFM Project Manager: Robin Gardner

Number of Occupants: 350

Number of Parking Spaces: 344

Primary Tenant: Administration Office of the U.S. Courts

Classifications:

Building Number: VA0321ZZ Construction Date: 1996 ADA Compliant: Yes Security Level: 4 Tier Designation: 1

Congressional District: Eastern District of Virginia

Structure:

Design and Construction:

The AV Bryan Courthouse is constructed of steel and concrete with the exterior surface constructed of red brick with precast concrete trim. The facility has 15 courtrooms plus support spaces including detention facilities, jury rooms, witness rooms, law libraries, judges' chambers, and office space. The concept for the interior divides the courthouse into three parts: (1) The five-story "A building" west wing has a penthouse and houses the US Attorneys. (2) The ten level "B building" tower has five interstitial floors, plus a penthouse, and contains the courtrooms and judges' chambers. (3) The three-story "C building" east wing also has a penthouse and contains the operational functions of the courts.

Underneath the large facility is a two-level parking garage.

Gross Square Feet: 544,808 Rentable Square Feet: 313, 048 Useable Square Feet: 217, 349 Floors: 18

2.0 OPERATIONAL PROCEDURES AND SITE

PLANS

This Section describes the procedures for operating the building’s HVAC systems.

2.1 BOILER PLANT:

All space heating for the building is generated by electric resistance heating coils.

Primary heating coils are located in the VAV air handlers located in the penthouses of all three buildings and the five (5) interstitial floors. VAV units located on the office levels deliver ventilation air from the AHU and add additional heat with electric reheat coils inside the units.

2.2 CHILLER PLANT:

The chill water plant located on the first floor level generates chilled water from three (3) 444 ton Carrier centrifugal chillers. The chilled water system is distributed in a primary secondary system with one (1) primary loop servicing the chillers and plate frame heat exchangers then two (2) secondary loops serving the buildings.

The primary chilled water loop is distributed by three (3) constant volume chilled water pumps.

The secondary chilled water loop is distributed by four (4) variable speed pumps.

The heat is rejected through the condenser water leaving the chillers to three (3) 450 ton open cell Baltimore Air Coil cooling towers.

Chillers are staged so the most efficient chiller load is operated first, then additional chillers are operated to meet increased cooling demand. All chillers that are not in service are secured from the common header.

Chiller controls shall be set to maintain 38° F chilled water at all times.

*These guidelines may be changed based on the actual time requirements to bring the building to its operating temperature and energy efficiency.

Condenser water is circulated through the chillers and plate frame heat exchangers by three (3) constant volume chill water pumps and four (4) variable speed chill water pumps.

Cooling towers associated with the chiller that is “in service” shall run controlled by the BAS system to maintain a constant condenser water temperature of 76° F at the chiller.

Sump heaters for each cooling tower shall be secured during the cooling season and be controlled by thermostats during the winter months if associated chiller is in service.

Cooling towers not in service shall be drained and all heaters secured.

Water make-up to the cooling towers shall be protected by heat trace tapes to activate when the ambient temperature drops below 35° F.

*These guidelines may be changed based on the actual time requirements to bring the building to its operating temperature and energy efficiency.

2.3 DOMESTIC HOT WATER PLANT

Domestic hot water is produced by five (5) 125 gallon electric water heaters located throughout the buildings to serve the men’s and women’s restrooms.

2.4 HEATING BOILER PLANT

N/A

2.5 GENERAL PLUMBING AND DOMESTIC WATER SYSTEMS

Plumbing systems throughout the AV Bryan Courthouse have the original fixtures. All fixtures are manually operated and standard flow. Three (3) domestic water booster pumps located in the main Chiller Plant of the “C” building raises the domestic water pressure to 146 psi.

2.6 WATER TREATMENT PLANS

Water treatment is subcontracted to Chemstar International, Inc since this relatively specialized service, and the chemicals required, can be provided more cost effectively under such an arrangement. Water treatment services will be managed and monitored by the Project Manager and Chief Engineer. Engineer’s will draw samples and perform treatments based on our subcontractor’s analysis.

The water treatment program will include:

A complete plant survey to identify system mechanics and operation, water quality, and problem areas.

A complete laboratory evaluation of water, deposit and scale samples.

Pretreatment recommendations for water clarification, filtration, softening, demineralization and chlorination, where necessary.

Chemical cleaning of heat exchange equipment, where needed.

A complete treatment program designed to control corrosion, scale and deposit accumulation, biological growth, and improve combustion efficiency.

Recommendations for chemical feed equipment and control test procedures for maintaining proper treatment residuals and cycles of concentration.

A review of specialty areas such as water reuse, energy conservation, process contamination, and applicable governmental regulations.

Continuing tests and evaluation of water treatment efforts through in plant testing, analytical and technical staff monitoring and continuing research for new and better technology.

A record keeping and reporting system that will track and report appropriately on all treatments and seasonal water analyses by a qualified chemist/laboratory; monthly water analyses of each sample from each piece of equipment on line.

A spring and fall inspection and test will be performed for the detection and the control of corrosion, mineral deposit buildups, and the growth of algae, slime, and bacteria, with particular emphasis placed on the detection of the growth of Legionella Disease Bacterium (“LDB”).

The development of a biocide treatment program for LDB, and the submission of a report containing the proposed material, methods and sources to GSA.

Maintaining a detailed log of chemical usage, which will be made available to GSA personnel on request.

Installation of automatic feeding devices.

Our inspection and program monitoring efforts will place special emphasis on ensuring that safe conditions and a healthy environment are maintained for all heating and air-conditioning systems.

Cooling Water Treatment

The goals of this treatment are to inhibit corrosion, scale, silt deposit and microbiological growth. This may be accomplished by:

The application of corrosion and scale inhibitors to prevent the precipitation and deposit of calcium and magnesium in heat exchangers, condensers, pumps, tanks and lines. These inhibitors also control formation of calcium carbonate.

The use of deposable inhibitors, namely polymeric dispersants and wetting agents, to remove suspended solids, iron oxide, silt, sand, etc.) through bleed off.

Biocide Treatment

Cooling water treatment programs must include biological control since the chilled water system temperature range allows the development of bacteria, algae and fungi, as well as potentially life threatening viruses such as Legionella Disease Bacterium (“LDB”). The emphasis in biocide treatment, therefore, lies in preventive maintenance.

Our water treatment subcontractor will examine the water system utilizing microscopy, total counts, serial dilution tests, membrane filtration, biochemical testing and Standard Methods Analysis. The water treatment subcontractor will utilize only biocide products properly registered with the Environmental Protection Agency. Treatment will include consistent biocide application, laboratory monitoring, and periodic reevaluation of treatment effectiveness.

Our water treatment subcontractor uses a qualified chemist who is responsible for analyzing chiller oil on an annual basis.

2.7 FIRE ALARM SYSTEMS

Fire Protection Drawings- GSA Building Manager Office

Contractor Information Service Provider: Gaghan Mechanical, Inc Contract #: GS-11P-13-YT-D-0060

ACT #: 1B3NB0425

Contact: Kevin Gaghan Base: 11/1/13 – 10/30/14 Option 1: 11/01/14 – 10/31/15 Extension: 11/1/15 – 10/31/16

2.8 FIRE SUPPRESSION SYSTEMS

Service Provider: CFM Contractor

2.9 SITE PLANS AND DRAWINGS

All site plans and drawings are located in the CFM‘s space located on the first (1st level) of the “C” Building. In addition, GSA has site plans and drawings located in the Building Manager’s Office

2.10 EQUIPMENT INVENTORY

The equipment inventory list is kept current by the CFM contractor. A copy is kept in the GSA Building Manager’s Office.

3.0 HVAC EQUIPMENT DESCRIPTIONS AND

SEQUENCES OF OPERATION

3.1 PENTHOUSE MECHANICAL ROOM

The AV Bryan Courthouse is actually one (1) building eighteen (18) stories divided into three (3) buildings A, B, & C buildings. Each building has a Penthouse Mechanical Room to include outside air handling units and elevator machine rooms (passenger and freight).

3.2 PENTHOUSE AIRHANDLERS

Each building A, B, &C has AHU units which supplies outside air to the individual buildings. This outside air is preconditioned before it reaches the unit. Variable Frequency Drives (VFD’s) maintain a static pressure per design and balancing data. These air handler units are brought on-line by a BAS system located in the engineer’s office.

They are set for a discharge temperature of 45 degrees during both heating and cooling season, 55 heating. These air handler units deliver conditioned air to constant volume VAV terminal located on the floors.

Within the limitations of the building systems, heating and cooling systems shall be operated in the most overall energy efficient and economical manner.

Maintain temperatures to maximize customer satisfaction by conforming to local commercial equivalent temperature levels and operating practices. Building temperatures shall be maintained at 74° Fahrenheit (+) or (-) 2 degrees, in occupant workspace year round, during Occupant Working Hours unless GSA Building Manager allows otherwise. The heating temperatures shall be set no higher than 55° Fahrenheit during non-working hours. In areas such as garages, loading docks, etc., the heaters shall be set to maintain 55° Fahrenheit, cooling will not be provided. Operate building systems as necessary during extreme weather conditions to protect the physical condition of the building and mechanical equipment.

Exhaust Fans

Each building is served by a constant volume exhaust fan located on the roof of each building which provides restroom exhaust 24/7.

Elevator Machine Rooms

Temperatures in the “elevator machine rooms” will be set based on the attached GSA Guidelines.

3.3 MAIN AIRHANDLERS

The air handling units at the AV Bryan Courthouse are equipped with variable speed drives and are set to maintain 1” of static at 2/3 of the length of the duct.

The supply temperature is controlled by the EMCS to a temperature reset by the return temperature of the unit (65 degrees return = 65 degrees supply 75 degrees return = 55 degrees supply).

The major mechanical systems are operated as follows:

Morning Startup: Optimal start/stop routines shall be programmed into the BAS.

These routines start/stop the scheduled air handlers early enough so that space (or return air) temperatures are comfortable by the time scheduled occupancy begins. The optimum start routines factor in outside air temperature, humidity, and warmest and coolest served zones, to determine optimum start time.

During the WINTER operation, October 15th to April 15th air handler start up time when outside temperatures are anticipated to be between 30° F and 15° F or less shall be two (2) hours before occupant workday begins. Air handler start up time when outside temperatures are anticipated to be between 30° F and 45° F or less shall be one and one-half (1 ½) hours before occupant workday begins. Air handler start up time when outside temperatures are anticipated to be between 46° F and 55° F or less shall be one (1) hour before occupant workday begins.

During the SUMMER operation, April 15th to October 15th air handler start up time when outside temperatures are anticipated to be between 54° F and 45° F or less shall be thirty (30) minutes before occupant workday begins. Air handler start up time when outside temperatures are anticipated to be between 55° F and 65° F or less shall be one (1) hour before occupant workday begins. Air handler start up time when outside temperatures are anticipated to be between 66° F and 75° F or higher shall be two (2) hours before occupant workday begins.

Night Setback Operation: Air handlers shut down at the end of a normal workday for building occupants. Setback heating temperature of 55° F shall be maintained for nights, weekends, and holidays. Setback times shall be at the end of the workday for building occupants, and continue until start up time for the next day.

These guidelines may be changed based on the actual time requirements to bring the building to its operating temperature and energy efficiency.

AFTER HOURS OCCUPANCY:

Air Handling Units:

Mechanical Drawings-

All MEP drawings are located in the CFM‘s space located on the first floor of Building C. In addition, GSA has site plans and drawings located on the GSA Building Manager’s Office.

Indoor Air Quality

Submittal location – GSA Safety, Environmental and Fire Protection Branch GSA Building Managers Office

4.0 ELECTRICAL DISTRIBUTION AND

SPECIFICATIONS

4.1 EMERGENCY GENERATORS

The site has one life-safety generator located on B3 level to power the fire pump, life safety equipment, emergency elevators, US Marshals Command Center, and all 24 hour computer rooms in the event an emergency happens at the building.

The CFM contractor will test run Emergency Generators as stated in National Fire Protection Regulations, NFPA 110. The emergency generator is test ran for one (30) minutes each week, without load and will be test ran under the full load conditions for

(30) minutes each month and this test will be contacted as slated in NFPA 110. In addition to the weekly and monthly test, the CFM contractor will conduct an annual test and preventive maintenance program by utilizing certified and or factory authorized technician(s). This annual test will be conducted as slated in NFPA 110.

The CFM Contractor will record all appropriate test information in the log and provide all pertinent information to Building Manager/COR immediately after each monthly and annual testing. PM Services will check and maintain fuel and fluid levels as per manufacturer’s Preventive Maintenance recommendations and guidelines.

GSA Life/Safety Generators:

Location: B3 Level- rear Switchgear room One- Caterpillar diesel fuel

900 KVA

Fuel Tank:

Location: Rear of “A” Building Fiberglass – Double Wall 6,000 Underground Fuel Tank

Day Tank:

One – 100 gallons Day Tank

4.2 MAIN ELECTRICAL SUBSTATIONS

The service entrance from Dominion Virginia Power consists of three (3) three phase lines at 13.8 KV. GSA owns the intermediate voltage equipment, including the air circuit breakers, network protection system, and the primary transformers that step the voltage to three phase 480. The primary transformers are silicon filled.

The intermediate voltage air circuit breaks, network protecting system, and primary transformers are serviced annually by the CFM subcontractor who hires Substation Testing (a competent contractor certified by NETA), to satisfy Dominion Virginia Power by-laws pertaining to privately owned intermediate voltage equipment.

After maintenance is performed they will place a service company sticker with the date of the service on each piece of equipment. In addition a copy of the complete service report is given to the COTR when completed.

The system also includes two (2) 480-volt distribution boards, emergency board and three (3) ATS switches for emergency power. These are also checked and tested as required by GSA. Additional testing includes, testing the ground fault protection and circuit breakers for each circuit and calibrated as needed.

Also trickle battery charger, battery terminals voltage and electrolyte will be checked on generator set.

4.3 ADDITIONAL SUBSTATIONS

4.4 LIGHTING CONTROL SYSTEMS

The lighting control system in “A” Building consist of light switches connected to infrared motion sensors, The lights in the lobby of “B” Building are connected to an time clock located in the main switchgear room on B2 level and all other lights are control by individual light switches located in each room. The lights in the hallways of “C” Building are controlled by motion sensors and all other lights are controlled by individual light switches in each office.

Note: Under the normal operating plan the lights would go off at 6:00 pm.

The Direct Digital Control (DDC) system offers the capability to control lighting and other loads to preset time schedules or from external control devices such as wall switches or occupancy sensors. The building CFM contractor manually programs the system to have the lights come on as requested by the agency.

There is a wide variety of lighting fixtures/lamping used throughout this facility.

Incandescent fixtures are specified at 120V, fluorescent and HID fixtures are generally specified at 265V.

The training rooms, conference centers, corridors and elevator lobbies and some supporting spaces primarily use the following fixture types: MR16, PAR 30, PAR 38, A19, and A21 recessed down lights (round and square; adjustable and fixed) and accent lights (some using 100W and 150W lamps).

Other areas of the facility use the following fixture types: fluorescent sconces and wall brackets (approximately 13W, 18W, 26W, and 27W compact fluorescent lamps) in atrium, stairwells and corridors; Recessed compact fluorescent down lights (26W,) in corridors, classrooms, conference rooms, and soffits over office reception areas Industrial and linear enclosed fluorescent pendant fixtures (32W T8) in service/back-of the house spaces.

Garage areas are lit with HPS and metal halide

Atrium, main entrance are lit with new fluorescent tubes fixtures.

Open offices and life safety fixtures utilized 40CFL biax lamps.

The theater has a number of incandescent lighting 150 watt lamps in track heads pointing into the nearby soffit wall.

Lighting Settings:

Levels: (FYI: Lighting levels can be found in the FPMR. Please note that these levels are subject to change)

Lighting On/Off Times:

Site Lights: Dawn to Dusk

Elevator Lobby lights: On at dusk and off at 7:30 pm Tower Lobby Lights: Main lobby lights are on at dusk and then cycle off at 9:00 pm.

Courtroom Lights’/A

Parking Garage Lights: 6:00 am – 6:00 pm

During the weekends no interior lighting comes on, only site lights come on.

Electrical Lighting Drawings (location): All MEP drawings are located in the CFM office located on the first floor of the “C” Building. Additional site plans and drawings are located in the GSA Building Manager’s office.

5.0 ENERGY MANAGEMENT CONTROLS

AND SPECIFICATIONS

5.1 BUILDING AUTOMATION SYSTEM

During normal working hours, ventilation shall be maintained in accordance with the latest guidelines from ASHRAE, Ventilation for Acceptable Indoor Air Quality.

The contractor’s responsibility to comply with these requirements is limited by the capacity of the building’s HVAC equipment, Building Automation System (BAS), and outside environmental conditions.

The building automation system (BAS) used in the AV Bryan Courthouse is a Carrier/Siemens system. The front end computer system includes graphics for the handling units and central plant equipment, and is monitored daily by the building engineer. The BAS is an electric pneumatic system where pneumatic actuators drive the valve and dampers according to the control sequences. The pneumatic pressure is then read by the control panel and communicates the valve or damper status back to the computer via an electronic signal. All primary equipment is connected to the BAS; however, the VAV boxes are graphically controlled by the BAS.

The Operator is expected to use the BAS to automatically control the mechanical systems within the facility, with a minimal use of overrides and manual operation. In summary, the “General Operating Guidelines” include:

Adhering to approved operating schedules, Limiting use of overrides, Maintaining reasonable and efficient automated set points, Identifying and correcting failed and mis-calibrated sensors, Identifying and correcting ineffective or uncharacteristic outputs, Identifying and correcting unstable control loops, Rotating equipment via the BAS to equalize runtime.

Weekly Trend Report

Energy Efficient Operation: Energy conservation is to be achieved through effective operational and maintenance practices as well as appropriate repairs or alterations to existing equipment or systems, which reduce the overall cost of service. Energy conservation is also to be achieved through the routine employment of good engineering and operating practices using accepted methods and procedures. Except for in periods where mandated curtailment of facility energy is in force, energy conservation is not to be achieved at the expense of maintaining the required environmental or other special conditions described elsewhere in the building operating plan.

Fully Automated Control of the Facility: The equipment and systems in the facility are intended to be operated under the automatic control of the building automation system (BAS) in accordance with the approved sequences of operation. Extended operation of systems in “Hand” or manual operation is a key indicator of poor facility operation.

Overrides and Set points: Use of overrides and “manual” operating modes should be temporary in duration and limited to maintenance and troubleshooting events to the extent practical. When equipment is placed in manual operation or when set points or other attributes are overridden to accommodate an alarm or complaint, the Operator is expected to investigate the root cause of the problem and correct it, and upon timely completion replace the affected system or equipment back into automatic control. Resultant changes to the BAS programming, set points, or sequences of operation are generally prohibited unless authorized by the GSA Building Manager.

Equipment Cycling and Rotation: Mechanical equipment shall not be cycled at a frequency which would cause premature failure. Where duplicated equipment exists, equipment operation shall be automatically rotated in accordance with the BAS or sequence of operation to equalize usage. If extended periods of manual operation are required, equipment operation should be rotated weekly.

Equipment Schedules: Unless otherwise approved, equipment and system operating schedules should be as provided within the approved sequences of operation and should be under automatic control of the BAS.

Freeze Protection

Each occupied floor in the buildings has a zone stat that will override the system for freeze protection. These systems shall be set to operate when outside temperatures fall below 55F, and shut off when the night setback temperature is reached.

Outside air dampers on all air handlers shall be closed completely during unoccupied hours.

BAS Integrity: The integrity of the BAS is critical to proper performance of the facility. Inputs (sensors) and outputs (valves and dampers) should be repaired, calibrated, or replaced when not performing or reading properly.

5.2 DUAL DUCT VAV TERMINALS

As Applicable

5.3 COOLING VAV TERMINALS

The VAV terminals are fan-powered units controlled by Direct Digital Control thermostats. The VAV terminals for the exterior perimeters of the floors have electric reheats drawing plenum return air across the elements with a minimum house air being supplied. The interior VAV terminals have no reheats and plenum air provides heating. When in cooling mode the boxes supply the areas with conditioned house air.

6.0 ARCHITECTURAL AND STRUCTURAL

SYSTEMS MAINTENANCE

6.1 FAÇADE

The construction of the AV Bryan Courthouse is light weight structural steel and concrete and red brick façade with precast concrete trim. The atrium of B Building is open with a ceiling height of approximately 24 feet. The courtrooms are double floors with a ceiling height of approximately 20 feet. This is due to the interstitial floors between floors where the mechanical rooms are located. The lobby ceilings in A and C Buildings are approximately 12 feet in height. The wall system is estimated to have an R-value of 13.

6.2 ROOFS

The AV Bryan Courthouse has a Protected Membrane Roof (PMR).

This roof is made up of Dow Chemical’s STYROFOAM brand insulation, closed cell polystyrene that is highly moisture resistant base. Placed on top of this is Hydrotech's Monolithic Membrane 6125 which offers protection from the harsh roof environment.

This arrangement of roofing materials - roof deck, waterproofing membrane, moisture-resistant insulation - is commonly referred to as the Insulated Roof Membrane Assembly (IRMA), although it is often referred to as an "upside down roof," or Protected Membrane Roof (PMR).

With this system, the membrane's temperature range and rate of temperature change are drastically reduced. In fact, the PMR system provides a thermally protected environment with conditions far superior to those endured by membranes before insulation was used between decking and waterproofing. By simply reversing the insulation and the membrane - insulation on top of the membrane rather than beneath - the cause of many roofing problems can be eliminated.

6.3 PARKING DECKS

The AV Bryan Courthouse has two parking structures located in 2 different locations around the Courthouse that have 2 separate entrances. The parking garage on Jamieson Ave. has 3 levels and the parking garage on Elizabeth St.

has 2 levels. Both locations are for the Courthouse employees only, visitor parking is not available.

6.4 RAIN GUTTERS

Rain gutters are located in 2 locations near the front entrance of the Courthouse.

6.5 DRAINS

The AV Bryan Courthouse roof drains flow into the building’s interior storm water system, then exits out of each building (A, B and C) into the Alexandria City storm water system.

6.6 WINDOWS

The windows are primarily double pane, with an estimated U value of 0.55-0.6 and a solar heat gain coefficient (SHGC) estimated at 0.45. Floors 2 – 10 of B Building and courtyard side of the second floor hallway have storefront double glass panels with 1” double pane glazing system. The U-value of this storefront system is estimated at 0.55-0.6 with a similar SHGC estimated at 0.45.

6.7 VERTICAL TRANSPORTATION

(ELEVATORS/ESCALATORS)

The AV Bryan Courthouse has fifteen (15) elevators and four (4) escalators.

These elevators/escalators are part of the CFM contract and the CFM contractor has subcontracted the work to ThyssenKrupp Elevator Service.

Service Provider: Gaghan Mechanical, Inc Contract #: GS-11P-13-YT-D-0060

ACT #: 1B3NB0425

Contact: Kevin Gaghan Base: 11/1/13 – 10/30/14

7.0 CUSTODIAL OPERATIONS AND

GROUNDS MAINTENANCE

7.1 LANDSCAPE MAINTENANCE

All landscape service is provided by the CFM contractor.

Service Provider: Gaghan Mechanical, Inc Contract #: GS-11P-13-YT-D-0060

ACT #: 1B3NB0425

Contact: Kevin Gaghan Base: 11/1/13 – 10/30/14

7.2 PEST CONTROL

All pest control service is provided by the CFM contractor

Service Provider: Gaghan Mechanical, Inc Contract #: GS-11P-13-YT-D-0060

ACT #: 1B3NB0425

Contact: Kevin Gaghan Base: 11/1/13 – 10/30/14

7.3 TRASH REMOVAL

All trash removal services is provided by the CFM contractor Service Provider: Gaghan Mechanical, Inc Contract #: GS-11P-13-YT-D-0060

ACT #: 1B3NB0425

Contact: Kevin Gaghan Base: 11/1/13 – 10/30/14

7.4 SNOW REMOVAL

All snow removal services is provided by the CFM contractor Service Provider: Gaghan Mechanical, Inc Contract #: GS-11P-13-YT-D-0060

ACT #: 1B3NB0425

Contact: Kevin Gaghan Base: 11/1/13 – 10/30/14

7.5 BUILDING CLEANING

All building cleaning services is provided by the CFM contractor Service Provider: Gaghan Mechanical, Inc Contract #: GS-11P-13-YT-D-0060

ACT #: 1B3NB0425

Contact: Kevin Gaghan Base: 11/1/13 – 10/30/14

7.6 PARKING LOTS

All parking lots services is provided by the CFM contractor Service Provider: Gaghan Mechanical, Inc Contract #: GS-11P-13-YT-D-0060

ACT #: 1B3NB0425

Contact: Kevin Gaghan Base: 11/1/13 – 10/30/14

8.0 TOUR PROCEDURES AND

MAINTENANCE DOCUMENTATION

8.1 TOUR PROCEDURES

Watches involve performing certain tasks required for the operation of boilers, compressors, and related equipment in a centralized location. Watches include, but are not limited to, starting equipment and loads, and making adjustments at the central control center, and taking water samples, making tests, and adding chemicals as required. A watch does not mean that the operator stays in the same location for an entire shift. The time spent is that required to perform the tasks.

Building tours of chilled water systems, air systems, domestic water systems, cooling towers will be recorded each shift.

Air handlers and Generators weekly inspections will be recorded on the PM sheet and turned in to supervisor for historic values.

Duty Shift Engineers will conduct a minimum of two tours on each shift of the Building. The Duty Shift Engineers tours will include the following:

The Mechanical Rooms.

PM Services will operate and maintain the following various systems according to building operation requirements (by Building Automation System).

Hot Water Systems;

Primary Heating, Preheat, Radiant Heat;

Chilled Water Systems; and

Cooling water to Air Handling Units, Fan Coils and Equipment cooling loops.

Operation & Maintenance Logs:

An O&M log book shall be kept in the chief engineers office indicating what equipment is operational, what equipment is secured, for repair or preventative maintenance, and the weather forecast along with current outside air temperature readings every two hours. The log book must be available at all times for GSA review.

The log shall include temperature readings of all major equipment currently operating.

The operator shall include comments pertaining to building operations during his tour of duty and note critical conditions in red ink.

A separate logbook should be kept in the (boiler/chiller) room annotated with readings taken (per manufacturer specifications) every (two) hours.

The logbook shall include a section for comments specific to the operation of the equipment, weather conditions, etc.

All individuals, upon reporting for duty, are to read and initial the initial the logbook from the previous shift.

TOUR AND WATCH REQUIREMENTS

TASK/SCOPE OF WORK:

Operational Requirements -- Perform operating tasks, tours, watches, and inspections of building equipment.

FREQUENCY:

As required for specific equipment to assure operations during normal business hours and at all other times specified by the contract.

PERSONNEL:

Project Manager: Bill Johnson Chief Engineer: Ralf Stackhouse Mechanics: Bryan Taylor, Chester Sherrod, Derek Tichenor, and Randy Russell

WORK PLAN:

PM Services will review and developed Standard Operating Procedures (Work Assignment Sheets) for all major building equipment and components, including HVAC, chilled water systems, domestic water distribution, electrical equipment, steam distribution, and computer room cooling, and various utility services.

It is the responsibility of the Project Manager and Chief Engineer to review, coordinate, and approve all operating procedures and submit them to the COTR. The Project Manager/Assistant

Project Manager will coordinate development and implemen-tation of the administrative programs and procedures required under this contract with the COTR and designated representatives.

Tour requirements will be performed as an integral part of the tour and equipment start-up/shut-down responsibilities. In performing routine tours, the Shift Engineers will maintain all pertinent systems and equipment operating parameters to ensure operational efficiency relative to load demand and seasonal variation.

The Engineers will routinely monitor the operation of critical facilities systems, taking daily readings of associated meters, gauges, and recorders using log forms. Immediate action will be taken if operational requirements are not being met. Chillers will be logged three times per shift (while in operation). If logs indicate abnormal building temperatures, the Engineer and/or Chief Engineer will investigate and initiate the necessary corrections. All equipment logs, schedules, and records will remain on file in the Site Management Office for review by the COTR or other GSA technical representatives. Equipment logs will also be posted in mechanical rooms. In addition to providing preventive maintenance and repair services, PM Services ‘s will conduct inspections of heating equipment and chillers among other major systems and equipment. They will also inspect the packaged air-conditioning equipment essential to maintaining environmental conditions. When performing these duties, the staff is responsible for the following tasks:

Starting, stopping, and shifting equipment and loads;

Checking all operating equipment in their designated areas;

Recording operating data in the appropriate logs;

Making adjustments at the central control panel in response to changing operating conditions;

Referring to pre-established operator assignment forms for guidance on when to stop and start heating/chiller plants, in accordance with local weather conditions;

Ensuring that energy consumption guidelines are strictly adhered to in plant/equipment operation (avoiding setting peak demands);

Following pre-established guides in completing plant logs;

Following pre-established guides in performing or supervising subcontractor performance such as water treatment and testing; and

Adhering to established guides in performing operations to meet special facility requirements.

Equipment Monitoring

Tour personnel, engineers or on-site mechanics will provide daily monitoring of equipment in accordance with the approved tour schedule (and building operating plan). An equipment log sheet (chillers, pumps, etc…) and logbook will be prepared and checked off as the tours are performed. This log will serve as the QC control for this function. Periodic unscheduled inspections will be performed to ensure that the log is being properly maintained and tours are being performed in accordance with contract requirements.

WATER TREATMENT:

In addition to the monthly testing of the closed/open water systems testing by our subcontractor, International Chemstar Inc, our condenser water will be also be tested by the watch engineer; 3 times per week or more frequently if there are problems that warrant additional surveillance. Chill Water closed loop will be checked weekly. The water treatment contractor will check systems monthly for proper chemical levels and blow down frequencies keeping in mind water conservation and machine integrity.

WORK PLAN and ROUTINE AND EMERGENCY REPAIRS

The PM Services Team’s methodology for identifying, reporting, recording and correcting building deficiencies is handled by the Chief Engineer and/or Foreman, with over-site from the Project Manager/Assistant Project Manager. Our process for managing and administering Maintenance Work Orders and other service calls as applicable to correcting GSA Building deficiencies is described in this section. PM Services is responsible for maintaining and updating all records. These records will be made available on request. In addition, PM Services will provide a summary of work accomplished monthly to the COTR. The Chief Engineer or Foreman will notify GSA daily of PM work scheduled for that day. Our maintenance program provides for all maintenance, in accordance with the inventory.

8.2 DAILY CHECKLIST

Attached

8.3 WEEKLY CHECKLIST

Attached

8.4 SCHEDULED MAINTENANCE

The CFM contractor maintains the preventive maintenance program using a program developed by the CFM contractor. All equipment and systems are maintained at optimum operating efficiency to ensure that the facility is operated in an efficient manner. The preventive maintenance program includes, but not limited to: periodic inspection; testing; cleaning; lubrication; adjustment; filter cleaning and replacement; and furnishing the necessary parts and labor to accomplish repairs to keep the equipment and systems in optimum operating condition.

All equipment listed in the contract inventory is maintained in accordance with the following method: GSA Public Buildings Maintenance Guides and Time Standards.

The CFM contractor utilizes their program to complete required preventive maintenance data. The preventive maintenance program is kept current and accurate based upon the PM guides developed by GSA.

8.5 CORRECTIVE MAINTENANCE AND REPAIRS

GSA and the CFM Contractor are responsible for identifying, reporting, recording, and correcting building deficiencies. Corrective maintenance and repairs is handled by the Chief Engineer, with over-site from the Project Manager. The CFM is responsible for maintaining and updating all records by working with GSA’s Maximo team. In addition, the CFM will provide GSA a summary of work accomplished monthly.

8.6 PLANNED PREVENTIVE MAINTENANCE

Preventive maintenance includes, but is not limited to greasing, oiling, adding refrigerant, changing filters, cleaning, adjusting, replacing belts, and replacing of other…