Bostetter_-_BOP__-_Rev_11.8.16.pdf

BUILDING OPERATING PLAN

PREPARED FOR:

MARTIN V.B. BOSTETTER COURTHOUSE

200 SOUTH WASHINGTON STREET

ALEXANDRIA, VA 22314

VA0003ZZ

REGION NCR

November 8, 2016 ii 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….…….………………..27

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…………………….37

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………………………………………………………………………………….…….. 43

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 MARTIN V.B. BOSTETTER

COURTHOUSE, 200 SOUTH WASHINGTON STREET ALEXANDRIA, VA 22314.

The Martin V. Bostetter Courthouse was constructed in 1931 and is a brick colonial style building in keeping with its location in the heart of restored "Old Town" Alexandria, Virginia. It is listed on the National Register as a historical landmark within the Washington Metropolitan Area. The building contains 63,519 gross square feet with 56,000 rentable square feet on three floors and a cell block and storage area in the basement. There are six impressive columns and a balustrade on the front of the structure, with a cupola on top. There is outdoor parking in the rear of the building with approximately 27 parking spaces.

Currently the Martin V. Bostetter Courthouse houses the U.S. Bankruptcy Court for the Eastern District of Virginia, the US Marshals, and the GSA O&M contractor. There are approximately 50 employees in the building.

This plan documents the procedures for the operation off 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 55o 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: K Corp Services, Inc.

Contract #: GS-11-P-16-ZG-D-7036

ACT #: 1B6N03728

Contact: Mark Myatt

Base: 04/01/2012 to 03/31/2013 Option 1: 04/01/2013 to 03/31/2014

Option 2: 04/01/2014 to 03/31/2015 Option 3: 04/01/2015 to 03/31/2016 Option 4: 04/01/2016 to 03/31/2017 Bridge: 4/1/16 – 6/30/17 Current Bridge POP: 7/1/16-12-31-16

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 licensed Stationary Engineer on-site for a minimum of 8 hours per day, 7:00am-3:00pm, Monday - Friday. All equipment start/stop times will be based on the Summer/Winter operating plans and/or contract requirements.

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 Bostetter Courthouse is Dominion. 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#: B0N03501

Account#: 6161560005 Accounting String:

Contract Period: 10/01/2010-09/28/2020

Utility Type: Sewer Service

The water and sewer provider for the Bostetter Courthouse is Virginia American Water. Rates for water charges are $4.53 per 1,000 gallons and rates for sewer charges are $7.03 per 1,000 gallons.

Utility Provider: Virginia American Water

ACT#: B3NB0742

Account#: 1.02721E+15 Meter#:

Accounting String:

Contract Period: 10/1/2012 – 9/30/2022

Utility Type: Fire Protection Utility Provider: Kinetix

ACT#: 1BON02147

Account#:GS-P11-10-YX-0019 Meter#:

Accounting String:

Contract Period: Option IV 7/16/11-7/15/2016

Utility Type: Gas The natural gas utility provider at the Bostetter Courthouse is Washington Gas. Gas for New Carrollton is purchased on a commodities market and Washington Gas serves as the natural gas distributer. Natural Gas is purchased at an average rate of $1.25 per therm.

Utility Provider: Washington Gas

ACT#: BON03452

Account#:3006218030 Meter#:

Accounting String:

Contract Period: 10/1/2010 – 9/28/2020

Deduction Meter- N/A

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

Bankruptcy Court LAN Room Basement Level 24hrs

Startup & Shutdown Times & Procedures

The Bostetter Courthouse Building is operated Monday through Friday from 7 am to 5 pm.

Individual operation schedules for building systems are described in section 10. The majority of the office spaces are occupied from 7 am up and as late as 6 pm.

Normal Operating Hours: 10 Hours

Supervisory Building Manger:

Property Manager: Brianna Burke Property Manager: Chris Russell Engineer Tech: James Kirk

Number of Occupants: 40

Number of Parking Spaces: 27 outdoor spaces

Primary Tenant: US Bankruptcy Court for the Eastern District

Classifications:

Building Number: VA0003ZZ Construction Date: 1931 ADA Compliant: Yes Security Level: 4 Tier Designation: 2A Congressional District:

Structure: Concrete Masonry/Colonial Brick Facade

Design and Construction:

The Martin V. Bostetter Courthouse is constructed of concrete masonry with the exterior surface constructed of red brick with precast concrete trim. The facility has 6 courtrooms plus support spaces including detention facilities, jury rooms, witness rooms, law libraries, judges' chambers, and office space.

Gross Square Feet: 63,519 Rentable Square Feet: 56,506 Useable Square Feet: 38,917 Floors: 3 plus a basement and attic

2.0 OPERATIONAL PROCEDURES AND SITE

PLANS

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

Mechanical System Description

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

2.1 BOILER PLANT

NIA

2.2 CHILLER PLANT:

The chill water plant located on the basement floor level generates chilled water from one (1) 125 ton Carrier centrifugal chillers. The chilled water system is distributed with one (1) primary loop servicing the chiller. The primary chilled water loop is distributed by two (2) constant volume chilled water pumps.

The heat is rejected through the condenser water leaving the chillers to one

(1) open cell cooling towers.

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.

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.

When the Cooling towers is not in service it shall be drained and the heater secured.

Water make-up to the cooling tower 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 one (1) 80 gallon electric water heater located.

in the basement boiler room serving the men's and women's restrooms.

2.4 HEATING BOILER PLANT

The primary heating system for the building consists of steam radiators located along the perimeter walls on all floors. The first floor has constant volume VAV boxes located throughout the office space with reheat coils to add additional heating as needed. The second floor has supplemental HVAC package units with reheat coils providing additional heat for the Judge's

2.5 GENERAL PLUMBING AND DOMESTIC WATER SYSTEMS

Plumbing systems throughout the Martin VB Bostetter Courthouse have the original fixtures. All fixtures are manually operated and standard flow.

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 ("LOB").

• The development of a biocide treatment program for LOB, 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 ("LOB"). 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

As Applicable

Fire Protection Drawings:

Fire Protection Drawings are kept in the O&M contractor's office and in the GSA Building Manager's Office.

Contractor Information: Region wide contract

Service Provider: Kintex Fire Protection Contract

#: GS06F0004P, GS-P11-1O-YX-0019

ACT #: 1BON02147

2.8 FIRE SUPPRESSION SYSTEMS

Kintex Fire Protection

2.9 SITE PLANS AND DRAWINGS

All site plans and drawings are located in the O&M's space located on the basement level of the 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 O&M 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 Martin V.B. Bostetter Courthouse is one (1) building three (3) stories plus a basement.

The building has a Penthouse Mechanical Room to include outside air handling units, and elevator machine room.

3.2 PENTHOUSE AIRHANDLERS

The AHU units are designed to supply outside air to the individual office space via VAV boxes. This outside air is preconditioned by heating coils before it reaches the boxes. The constant volume VAV's maintains 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

The 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 Martin V. Bostetter 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 %) 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.

Mechanical Drawings-

All MEP drawings are located in the O&M's space located on the basement level the building. 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 the roof to power the fire pump, life safety equipment, emergency elevators, U.S. Marshals Command Center, and all 24 hour computer rooms in the event an emergency happens at the building.

The O&M contractor will test run Emergency Generators as stated in National Fire Protection Regulations, NFPA 110. The emergency generator is test ran for one (1) hour each week, without load and will be test ran under the full load conditions for one

(1) hour each month and this test this test will be contacted as slated in NFPA

110. In addition to the weekly and monthly test, the O&M 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 O&M 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. K Corp Inc. will check and maintain fuel and fluid levels as per manufacturer's Preventive Maintenance recommendations and guidelines.

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 O&M 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

NIA

GSA Life/Safety Generators:

Location: Roof

One- Caterpillar diesel fuel

Fuel Tank:

4.4 LIGHTING CONTROL SYSTEMS

The lighting controls at the Martin V. Bostetter Courthouse consist of light switches connected to infrared motion sensors in the open office space on the first floor. The lights in the main lobby, Judges Chambers and courtroom are controlled by individual light switches.

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

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

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

The training rooms, conference rooms, 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 1OOW 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 TB) in service/back-of the house spaces.

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

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 Courtroom Lights: As needed.

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

Electrical Lighting Drawings (location): All MEP drawings are located in the O&M office located on the basement level of the 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 Bostetter Courthouse is an Advanced Power 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.

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 miscalibrated 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 have a zone stat that will override the system for freeze protection. These systems shall be set to operate when outside temperatures fall below 55°F, 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

N/A

5.3 COOLING VAV TERMINALS

The VAV terminals are fan-powered units controlled by pneumatic 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 Martin V. Bostetter Courthouse is constructed of concrete masonry with the exterior surface constructed of red brick with precast concrete trim. The facility has 3 courtrooms plus support spaces including detention facilities, jury rooms, witness rooms, judges' chambers, and office space.

6.2 ROOFS

The Courthouse has a Protected Membrane Roof (PMR).

This roof is made up of Dow Chemicals STYROFOAM brand insulation, a 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

6.4 RAIN GUTTERS

Run along the front of the building and on the roof.

6.5 DRAINS

The Courthouse’s roof drains flow into the building’s interior storm water system and then exits out of the building into the Alexandria City’s storm water system.

6.6 WINDOWS

The windows at the Martin V. Bostetter Courthouse are single panel with decorative trim to maintain the historical look of the building when it was original built. Being the window are single pane windows they are not energy efficient and need to be changed out meet today's energy conservation requirements.

6.7 VERTICAL TRANSPORTATION (ELEVATORS/ESCALATORS)

The Martin V. Bostetter Courthouse has one elevator. The elevator maintenance is part of the O&M contract and the O&M contractor has subcontracted the work through ThyssenKrupp Elevator Service.

7.0 CUSTODIAL OPERATIONS AND

GROUNDS MAINTENANCE

7.1 LANDSCAPE MAINTENANCE

The landscape at the Martin V. Bostetter Courthouse consists of trees, scrubs, and decorative plant life. The contractor shall provide services that will ensure the plant life receives the proper fertilizing, weed control and soil conservation according to the maintenance requirements of the plants indigenous to the area. Such services may be provided during regular intervals by considering the climatic changes and the nature of the trees and shrubs. All contractor personnel and subcontractors shall be properly trained and competent in the work they are performing.

7.2 PEST CONTROL

Integrated Pest Management (IPM) is "a sustainable approach to managing pests by combining biological, cultural, physical, and chemical tools in a way that minimizes economic, health, and environmental risks "(7 USC 136r-1). With the emergence of IPM, methods of pest control have become more holistic and effective in protecting people, property, and the environment from the risks of pests and pesticides. As a result, Federal agencies are required to implement and promote IPM in a manner that supports agency missions (41 CFR 102- 74.35).

The most important IPM procedure is the identification and correction of "conducive conditions" for pest infestation. Removing the primary resources that pests need to enter or live in a particular area is the only way to achieve long- term, built-in, cost-effective control.

Part of the pest control contractor's responsibility is to advise property management personnel on where and how this preventive maintenance should be carried out. Some of the most effective examples include: Self-contained compactors rather than dumpsters for storing solid waste awaiting pickup. Pressure-washing of trash rooms, loading docks, and food preparation facilities. Installation of brush sweeps and weather stripping to block pest access under doors. Sealing of utility penetrations. Caulking of crevices and seams in food preparation and storage areas. Dedicated, tightly covered receptacles for food waste in indoor areas with chronic pest problems.

Replacement of dense ground cover in landscapes with chronic rodent problems. Randy

Howes would be the GSA contact for pest control service (202)-205-5703.

Regional Horticulturist Maureen Alonso would be the one to contact about landscape service.

7.3 TRASH REMOVAL

Trash Removal is part of the Regional Contract

Contact Information:

Alan Rautenberg Office 202-205-2547

7.4 SNOW REMOVAL

The snow removal is part of the janitorial contract and the janitorial contractor has the responsibility to keep all entrances to the building clear of snow and ice (excluding weekends) as needed.

7.5 BUILDING CLEANING

The building cleaning is part of the janitorial contract and the janitorial contractor has the responsibility to keep the building clean at all times excluding weekends and holidays.

7.6 PARKING LOTS

The parking lots are part of the janitorial contract and the janitorial contractor has the responsibility to check the area daily (excluding weekends) and to perform the ground sweeping as needed.

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.

KCorp 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:

Chief Engineer

WORK PLAN:

KCorp 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 implementation 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, KCorp’s O & M staff 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.

CHILLER LOG SHEET

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, Barclay, 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 KCorp 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. KCorp is responsible for maintaining and updating all records. These records will be made available on request. In addition, KCorp 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

8.3 WEEKLY CHECKLIST

8.4 SCHEDULED MAINTENANCE

The O & M contractor maintains the preventive maintenance program using the Maximo CMMS program. 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 the CMMS program to complete required preventive maintenance data. The CMMS program is kept current and accurate and accessible to GSA all times.

8.5 CORRECTIVE MAINTENANCE AND REPAIRS

GSA and the O & M Contractor is 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 O & M is responsible for maintaining and updating all records by working with GSA’s Maximo team. In addition, the O & M 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 expendable items. It also includes scheduled work on items of equipment or systems required to provide continuing operation, to preclude unnecessary breakdowns and to prolong the life of equipment or systems. Such work will be required to be performed without disruption to the building occupants operations during their normal business hours. Disruptive work will be required to be performed during other than normal building hours.

9.0 SERVICE CALL, MAINTENANCE AND

REPAIR PROCEDURES

9.1 TENANT REQUEST AND SERVICE CALLS

A service call is a notification submitted to the contractor, either written or verbal, of a building system malfunction, janitorial function, or a breakdown requiring corrective action on the part of the contractor.

The CFM Contractor will maintain records of Service Calls and Repairs performed. Service Call and Repair records are maintained using the Maximo Computerized Maintenance Management System (“CMMS”). GSA owns the system and provides the CMMS to the contractor. The CMMS includes all of the building’s equipment information.

All service call records shall include the following minimum requirements:

- Complaint, date, time, location, telephone number and complainant.

- Verification of the complaint (such as actual temperature, was airflow more or less than design).

- The corrections, if any, that were performed to correct the…