P01 - SOW - FCA Army Reserce Center - Altoona PA.docx

SOW

Facility Condition Assessment for Proposed Acquisition of the CLP Harry R. Harr US Army Reserve Center

SCOPE OF WORK

The A/E team selected for the Facility Condition Assessment (FCA) update is to provide an independent assessment of the condition of the site and utilities, buildings, structures, and building service systems and subsystems at the CLP Harry R. Harr US Army Reserve Center. Systems are to be evaluated, described, and graded from “A” to “F” (see Paragraph “Condition” below). The scope of the FCA survey includes the technical and physical aspects of the systems.

The A/E Team will provide cost estimates for all deficiencies graded “D” or “F.

The scope will require 1. the assessment of buildings 2. breaking existing information into one or more new subsystems (such as Landscape into Landscape and Irrigation subsystems), 3. adding a new subsystem (such as Non- Structural Seismic).

The A/E Team will gather the necessary information for the FCA assessment from site inspections, statement of conditions, asbestos reports, recently completed project histories, etc.

THE TEAM

A successful FCA is the product of both the Office Team and Field Team. Within the A/E Team there should be both a Field Team of architects, engineers, estimators, providing support to the Field Team, and providing QA/QC. The A/E should designate a few FCA specialists that are to be assigned to the Office and Field Teams. Do not casually swap personnel on and off either Team.

FIELD TEAM PERSONNEL

Field Team members need to be senior staff with the experience and ability to quickly assess facilities, and concisely and clearly describe the existing conditions, and conceptual corrective actions. They need to have extensive experience with VA standards and VA medical centers. VA expects the team to be comprised of senior staff that is thoroughly familiar with healthcare facilities and VA criteria. Systems and subsystems should be assigned to the most qualified team member. Each team member must understand which systems and subsystems are within their area of responsibility and complete those portions of the survey while in the field at the same time being aware of interaction with other team member systems.

1. Senior Project Manager – Senior Project Manager shall be a registered architect or engineer, with expertise in advanced contract administration, cost and pricing, specifications, materials and management of architectural, structural, mechanical electrical and civil engineering services, and have a working knowledge of US building codes, scheduling and state of the art methods associated with medical facility construction.

2. Architect(s) – Shall be a registered architect, with experience as a design architect, on medical facility design experience, with a bachelor’s degree in architecture, a working knowledge of the Uniform Building Code (UBC), Life Safety Code (NFPA 101), Uniform Federal Accessibility Standards (UFAS), the Americans with Disability Act (ADA), and OSHA and ASTM standards.

3. Civil Site/Sanitary Engineer(s) – Shall be a registered professional engineer with civil/site engineering and sanitary design experience, with a bachelor’s degree in civil engineering, experience in site development, sanitary design, utility design, design of roadways, pavement, cost estimating and landscaping, a working knowledge of UFAS, ADA, National Environmental Policy Act regulations EPA, Federal Water Pollution Control Act, and National Pollutant Discharge Elimination System (NPDES).

4. Electrical Engineer(s) – Shall be a registered professional engineer with electrical design experience, with a bachelor’s degree in electrical engineering, and design experience in power distribution systems, emergency power, lighting, fire alarm and communications systems for health care facilities, and working knowledge of the latest editions of the National Electrical Code (NEC), NFPA 72, NFPA 99 and 101.

5. Mechanical Engineer(s) – Shall be a registered professional engineer with mechanical design experience, with a bachelor’s degree in mechanical engineering, design experience in mechanical/plumbing requirement for healthcare facilities, and a working knowledge of the latest editions of NFPA 99 and 101, American Society of Heating, Refrigeration, and air conditioning Engineers (ASHRAE) standards, American Society of Mechanical Engineers (ASME) standards, American National Standards Institute (ANSI) standards, ASTM, UBC, and Underwriter’s Laboratories, Inc. (UL) ratings.

6. Structural Engineer(s) – Shall be a registered structural engineer with experience in structural design of both vertical and horizontal construction. Shall have a bachelor’s degree in Structural Engineering or Civil Engineering with emphasis on structural design. Shall have design and analysis expertise in concrete, structural steel, timber construction, cost estimating, value engineering, masonry, foundations, lateral load, and both wind and seismic design standards. Have a working knowledge of structural and building codes and design manuals including the latest editions of ACI 318, AISC, and UBC, Standard Building Code, BOCA, AWS and CRSI handbook.

7. Cost Estimator(s) – Shall be a cost estimator with cost estimating experience, with a bachelor’s degree in architecture engineering, or building construction. Shall be knowledgeable in all phases of both vertical and horizontal construction, value engineering, materials, finishes, major building systems, and medical facility development.

8. Historic Preservationist – Shall be a historical preservationist with experience in restoration, rehabilitation and renovation of historic structures. Shall have a bachelor’s degree in architecture and be a registered architect. A working knowledge of rehabilitation guidelines, historic registers, materials, cost estimating and specifications is required.

9. Fire Protection Engineer – Shall be a registered fire protection engineer or licensed professional engineer who: Has a degree in fire protection engineering or has passed the principles and practices examination in fire protection engineering or maintains a current license in fire protection engineering; with experience in each of the following areas: (1) application of National Fire Protection Association (NFPA) Codes and Standards and the model building codes; (2) design and review of automatic sprinkler and firm alarm systems including shop drawings and hydraulic calculations; (3) design of health care facilities; and (4) acceptance (4) acceptance tests of fire protection systems

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PROCESS

THE SITE VISIT

Meetings Schedule an in-briefing (kick-off) with the Chief of Facilities, Assistant Chief, Planning Officer, and lead shops personnel. Agenda for kick-off meeting typically includes:

· Introductions,

· Purpose of visit,

· Brief description of FCA process,

· Systems surveyed (include team member responsibilities),

· Recap of grades and life expectancies, and

· Need for onsite badging from VA Police or security officer

Photography Discuss photography restrictions with Reserve personnel to obtain all required clearances before you start taking pictures.

Schedule Proposed Schedule

Schedule an exit meeting with the Facility leadership and engineering staff to provide a brief summary of the findings. Explain next steps in update process: data entry, estimating, VA review and verification, correction of database, notification to the FCA Program Office to accept pending records and to review and approve records slated for deletion.

GENERAL GUIDELINES FOR DATA (DESCRIPTIONS AND GRADING)

For each system or subsystem, you will need to provide appropriate entries for: Condition (this is the grade) Remaining life (usually expressed as years) Description of the system (Narrative) Deficiencies (“D” or “F” records) require additional details to justify condition and provide sufficient detail for estimating.

Condition The condition (grade) of most subsystems is determined by age (remaining life), physical condition, and specific VA or technical criteria. Handicap access, life safety, hazmat, historic, and electrical and telephone closets do not have useful life expectancies; these systems are graded on compliance with standards or codes. General guidance is as follows:

General Condition Grades

action required

· “F” grades should be used only in situations where the deficiency presents an immediate danger to patients, staff, or visitors. Lack of a subsystem that would cause a critical condition will be graded an “F.”

· A record in the FCA that has dollars associated with it cannot have “n/a” as its condition. It must be either a “D” or an “F”.

· If a project is underway but not completed, do not change the “D” or “F” given by the previous FCA surveyor. In this case, identify the project, and that it has been funded and/or under construction. The grade can be changed if a project has been completed and which addresses the deficiency.

Multiple Grades Often some components of a subsystem will be in good condition while others will require corrective actions. Create a separate record for each condition level. It is the responsibility of the field team to insert rows in the Red/Green Report to split existing records into individual records for each letter grade for a subsystem, or to insert rows to add grades within a subsystem.

Remaining Life The Remaining Life is based on the professional judgment of the architect or engineer. Maintenance, weathering, and quality of materials and installation are just a few of the variables that could affect the condition of a system. If the system or subsystem is beyond its useful life, it shall be identified as “EXCEEDS” and a full and robust description will be provided.

Description Descriptions should be concise and present enough information to justify the basis for your grade.

The description should include the following mandatory items: What it is The year it was installed (noting the age in years is an invalid datum as soon as the year turns) The condition it is in What to do about it (only for “D” and “F” grades, including quantities) and these optional Items:

Where it is [definitely include if multiple materials or grades involved] Any project that is in process to address the deficiency

Use of Grade in Description

· Do not repeat the Condition Grade in the description.

Use of Upper and Lower Case

· Do not put any building names in all caps. Use “Main Hospital” not “MAIN HOSPITAL”.

· Use Bldg or Bldgs to refer to specific building(s) and “building(s)” to refer to non-specific building(s). Example, D: Emergency feeder originates from Bldg 3 and is in fair condition. B: Egress and LED exit lights in building are in very good condition.

Use of Hard Returns and Asterisks

· When there are different sub items in the description for a subsystem, standard format is to indicate the change to a new item with a new line which starts with an asterisk (*). Please follow this with a single space. This does not create a symbol problem in the Red Green Report such as that discussed above.

· Use asterisks as necessary.

Use of Condition Words Make sure the description matches the grade. Use consistent terminology as follows:

For any conditions that are still workable or serviceable, although past their useful life, but still working, and maintenance and parts are available.

Useful item

“Poor” condition; “Near / Exceeds Useful Life”; “Obsolete”; “code violations” [name the code and cite paragraph number]; “not in accordance with VA criteria” [be as specific as you can i.e. Design Manual/Guide/Standard paragraph number].

Does not comply

the violation] Does not comply—critical, immediate action required

Age State the year of installation rather than the age. Also acceptable, when installation date is not known, is to state a likely year of installation: “Packaged Parker boiler, early 1990’s, is in fair condition.”

Do not use “old” to describe a system or component. Some items may exceed the standard useful age, but still function and not require replacement or corrective action. When corrective action is required, use “obsolete” or “poor/failing condition” instead. ‘Obsolete’ implies significant age, lack of parts, and poor/fair condition.

Oddballs There are always some cases that won’t fit the general guidelines.

· Only “F” grades may have 0 years remaining life (implies immediate action necessary).

· “exceeds” may be used for remaining life when a system is older than the “official” useful life but is still serviceable (“C” “grade). “exceeds” may also be used for some “D” grades when a definite timeframe for corrective actions is not appropriate (and possibly some “F” grades). These would typically be low priority or non-essential systems (such as interior finishes in shops). Note that “exceeds” is to be all lower-case letters.

· The use of “varies” for remaining life is not allowed.

· Accessibility, life safety, hazmat, historic, lateral systems (structural), and electrical and telephone closets do not have useful life expectancies. Useful life and remaining life for these systems is entered as “*”.

FCA SYSTEMS / SUBSYSTEMS

System: ACCESS [Site (S) subsystems only] These subsystems are for general site improvements.

· Site utilities are included in other systems.

· Rarely Used Subsystems: Sea Wall, Site Planters, Covered Walks, Bridge/Overpass, Perimeter Walls, Monuments/Memorial, and Main Entry Feature)—Do Not Add if do not exist

Includes accessible parking, site accessible routes, and required signage for these site features

· Address quantity, location, and compliance with ABA-AG and PG-18-13

· Physical condition of pavements, walks, or other features should be addressed under the appropriate subsystem

· Comment on quantity or location of accessible parking spaces

· Indicate condition and remaining life

Poor or failing pavement at existing accessible spaces should be in the ACCESS: Parking subsystem

· Includes unenclosed, covered walks or canopies between buildings, or such structures not directly attached to a building.

· Include walkway surface, structure, decking, roof drain system, and lighting

· DO NOT ADD if not present. Delete if “n/a”

· Indicate condition and remaining life

Connecting Corridors are usually assigned building number CC, in that case, all applicable building subsystems should be entered If enclosed connecting corridors have not been assigned a building number, include them with the associated major buildings

· Includes vertical and combination curb and gutter

· Indicate material(s) for curbs and gutters [usually concrete, but may be asphalt or granite]

· Indicate quantity requiring replacement in linear feet

· Specific area or location is helpful but generalized “replace xxx feet at various locations” is acceptable

· Indicate condition and remaining life

· Storm Drain Inlets are included in the STORM WATER: Inlets subsystem.

· Includes existing perimeter fence and other fencing (such as service yards or equipment enclosures) and gates.

· Indicate type of fence (chain link, ornamental metal, etc)

· Indicate condition and remaining life

· Includes plant materials and ground coverings other than pavements: trees, shrubs, small scale plantings (flowers), turf, and other ground covers

· Include water features and recreational piers or docks

· Indicate condition and remaining life

STORM WATER system

· Irrigation should be addressed under WATER: Irrigation System

· Water features (fountains, ponds, etc.) should be addressed under WATER: Water Feature

· Generally, applies to cemeteries

· May be used for architectural elements or features associated with main entry or monument sign at Medical Centers

· DO NOT ADD if not present. Delete if “n/a”

· Indicate condition and remaining life

· Use ACCESS: Wayfinding subsystem for monument signs, site directories, and other wayfinding features

· Use ACCESS: Fencing subsystem for entry gates and structures (such as guard booths) that have not been assigned a number

· Includes physical condition of existing surface parking spaces and circulation aisles within the parking areas

· Indicate type of pavement material and overall condition of pavement and striping

· Physical condition of pavements and striping for accessible spaces are included in this subsystem

· Include total number of parking spaces (usually from Chief Engineer)

· Quantity and distribution of general parking may be commented upon in this subsystem

· Indicate condition and remaining life

· Includes vehicular roadways that are located on VA property.

· Identify pavement material and condition of pavements as well as striping

· Indicate condition and remaining life

· Curbs at roads are to be included with ACCESS: Curb & Gutter subsystem

· Signage required for handicap accessibility is to be included in ACCESS: Accessibility subsystem.

· Storm drain inlets and roadway drainage are included in the STORM WATER system

· Identification, directional, or regulatory signage is to be included with ACCESS: Wayfinding subsystem

· Includes features constructed to contain plantings that are part of or immediately adjacent to a building or other structure

· DO NOT ADD if not present. Delete if “n/a”

· Indicate condition and remaining life

· Includes site walks and steps or ramps (and associated railings)

· Indicate quantity requiring replacement in linear or square feet

· Specific area or location is helpful but a generalized “Replace xxx square/linear feet at various locations” is acceptable

· Address Quantity, location, and compliance of walks, steps, and ramps with ABA-AG and PG-18- 13 in the ARCHITECTURE: Accessibility subsystem in the building

· Address accessible entries at buildings in the ARCHITECTURE: Accessibility subsystem in the building

· Includes on and off-site identification, directional, and informational signage

· Address situation with local jurisdiction concerning proposed improvements to offsite signage or signage in public rights of way

· Indicate condition and remaining life

· Signage required for accessibility to the building should be included in the ACCESS: Accessibility subsystem.

System: ARCHITECTURAL [Building (B) Subsystems only]

· NOT a detailed accessibility survey, only an identification of systemic deficiencies

· Includes

· Entries (accessible features of doorways, walks, landings, steps, and ramps that are part of or immediately adjacent to the building)

· Interior accessible routes and stairs

· Public and staff toilets, patient toilets and bathing

· Patient rooms (bed clearances)

· Elevators (if required)

· Other accessible elements

· Required accessible signage (inside bldg and signage mounted on exterior of bldg)

· Grades: Complies / Substantially Complies / Partially complies / Does not Comply

· VA must comply with the Architectural Barriers Act (not ADA) and VA Barrier Free Design Guide PG-18-13

· For Industrial and Storage occupancies (Energy Center, Warehouse) and similar work areas: Use “C” grade and describe as: “//Industrial // Storage // // occupancy. Most requirements do not apply.”

· Useful Life: usually 100; for pre-finished siding systems and temporary or modular buildings such as construction trailers, etc., use 30 years. Useful Life for polycarbonate panels is 15 years.

· Remaining Life: use “exceeds” when wall systems are over 100 years

· Subsystem includes

· Walls and exterior doors (including entrances and revolving doors)

· Porches, canopies, and overhangs

· Railings and gratings

· Areaways

· Site grading and drainage around buildings including need to divert water from foundations/basement

· Copings, gutters, and downspouts may be surveyed here or under ARCHITECTURAL:

Roofs

· Carefully check cladding systems at parapets & unheated attics (or above ceiling space)— these often deteriorate faster than rest of wall

· In hurricane-prone areas, address wind and impact protection

· Indicate condition and remaining life

· Use TRANSPORT: Material Handling subsystem for loading dock equipment

· In seismic zones, address non-structural elements in facades and parapets under STRUCTURAL: Non-Structural Components & Equipment— (Seismic Bracing)

Generally includes fixed equipment purchased with construction funds (aka personal property list items)

· Intent is to establish overall condition, not to produce an inventory. Grade, remaining life and description may be based on the condition of the majority of equipment in a department or area (“Most Dental equipment is in good condition”). In most cases, it is not necessary to note age and condition of individual major equipment items.

· When repair or replacement is necessary, identify and quantify equipment item(s) affected (“Dietetics: replace tray line and 2 pot washers”).

· Include casework only for Lab, Pharmacy, and Nurse Stations in this subsystem.

· Check under counter sink and chemical storage cabinets, particularly prone to deterioration.

· Survey only the “box” construction (walls, ceiling, floor, and door) of walk-in refrigerators and freezers. [Refrigeration equipment should be included under MECHANICAL: Refrigeration Equip]

· Include domestic or residential type laundry and kitchen equipment. Coordinate survey of commercial type laundry equipment with mechanical reviewer and enter in Plumbing subsystem.

· Double check Medical input on the need for major equipment replacement with Bio-Bed during the Bio-Med walk-thru.

Special notes for Commercial Laundries.

· Some Medical Centers still have functioning on-site laundries, which will often do the laundry for one or more Medical Centers in a larger urban area.

· This subsystem is used for large-scale commercial type laundry equipment

· Be sure to budget adequate time, one to three hours, to properly interview personnel and survey the existing equipment

· Indicate condition and remaining life. Note pounds per year of laundry processed.

Water treatment and heat recovery systems for Commercial Laundry equipment is entered under PLUMBING: Laundry Equipment.

Except for Lab, Pharmacy, and Nurse Stations, do not include casework or millwork—survey under ARCHITECTURAL: Interior Finishes and Doors Do not include items from other systems such as mechanical and electrical equipment (boilers, chillers, generators, etc.)

· Includes doors and interior finishes

· Interior Finishes

· Floors and base

· Walls (including wall coverings and wainscots)

· Ceilings

· Stair treads and landings

· Casework and millwork (except in those areas listed in Fixed Equipment)

· Toilets & Showers (includes prefabricated partitions and accessories)

· Interior glazed openings (sidelights, borrowed lights, pass-throughs)

· Include corridor handrails, bumper rails, and wall and door guards

· When identified by the Medical Center, include finish and door related patient safety issues for compliance with VA criteria for Mental Health facilities

· Survey representative areas on each floor looking at technical issues in rooms as needed—not doing a room-by-room inventory

· Note representative conditions by department or functional areas, by floors, or by building.

· For small, one-story buildings your descriptions can apply to the entire building.

· In larger or multi-story structures when a building was constructed or renovated all at one time and conditions are consistent throughout, you can use a single grade and description

· Where conditions vary, you will need to assign multiple grades (use multiple records as necessary)

· Doors and walls in corridors and other hard use areas are often in worse condition than the remainder of the floor or functional area; provide separate grading and costs for “halls and walls” projects as needed.

· Indicate condition and remaining life

In seismic zones, lateral bracing for partition and ceilings is to be addressed in STRUCTURAL: Non-Structural Components & Equipment

· The intent of the FCA is to identify systemic deficiencies not to conduct a detailed fire / safety survey to catalog every deficiency.

· You may refer to most recent JCAHO report or the facility’s plan for improvement and list major items (e.g., “replace cross-corridor fire doors throughout”); not necessary or desirable to repeat every individual item in the report.

· Indicate whether the building is fully, partially, or not protected with automatic fire sprinkler system. Identify building occupancy or occupancies if not clear from the building use or name.

· Grades—see attached chart for grading guidelines based on occupancy

· Includes issues related to compliance with Life Safety Code, NFPA 101®, and VA Fire Protection Design Manual (FPDM) for life safety, egress, and fire protection

· Use this subsystem to identify when adding or extending fire protection systems are necessary to comply with code or VA criteria.

Use ARCHITECTURAL: Interior Finishes and Doors subsystem for issues related to compliance with VA Mental Health criteria (e.g., anti-ligature features) and other VA Design Guides (e.g., corridor handrails in patient care areas).

Use ARCHITECTURAL: Accessibility subsystem for safety concerns related to compliance with accessibility criteria.

Seismic related issues are to be addressed in STRUCTURAL: Non-Structural Components & Equipment Issues resulting from Information Technology Assessment such as insufficient coating of fire rated paint in Telecommunications Rooms should be addressed in separate ARCHITECTURAL: Life Safety records.

· Useful Life: Extend Useful Life for slate or clay tile roofs to 75 years; extra-heavy or dimensional asphalt shingles may be extended to 25 years; extend pre-finished metal roofs to 30 years; extend copper, terne coated, or similar premium metal roofing to 75 years. Useful Life for polycarbonate panels is 15 years.

· Includes roof covering, flashings, curbs for roof mounted equipment and specialties, and penthouse enclosures.

· Skylights and sloped glazing (including sloping greenhouse superstructures) are included in this subsystem.

· Copings, gutters, and downspouts may be surveyed here or under ARCHITECTURAL: Exterior Walls

· If not accessible from inside building or stair or ladder, you can survey a roof area from a higher adjacent building

· Check top floor ceilings for reported roof leaks.

· Interview facility personnel to determine: the specific membrane type (particularly for single ply membranes), the installation date, leak history, and planned replacement date.

· In hurricane prone areas, don’t forget anchorage of roofing materials (remove gravel ballast), copings or flashings, and skylights or equipment

· Indicate condition and remaining life

· In Connecting Corridors, address roof ventilation per current VA standards.

(B) ARCHITECTURAL: Signage / Wayfinding Useful Life: 10

· Grade

· “A” signage is complete, current, and in new or near new condition; wayfinding is excellent.

· “B” signage is generally complete, current, and in good condition; wayfinding is good.

· “C” signage is generally complete and in average condition; wayfinding is average.

· “D” signage is missing, incorrect, outdated, inconsistent, or in poor condition; wayfinding is poor

· Includes identification, directional, informational, and code required signage systems

· Include signage on exterior surfaces of the buildings

· Do not just rate the physical condition of the signage systems. Evaluate the adequacy of the signage and other wayfinding elements for content (correctness, currency, and completeness), clarity, and ease of use

· Indicate condition and remaining life

· Useful Life: usually 30 years; for plastic glazing (including polycarbonate panels) use 15 years.

· Remaining Life: use “exceeds” if windows are over 30 years

· Includes fixed and operable windows, storefront systems, curtain wall systems, and louvers

· Description should include

· System Type: curtain wall or storefront, fixed, casement, pivot, projected (awning or hopper), single hung, double hung, jalousie, or another window; or fixed or operable louver

· Sash and or Frame Material and Finish: industrial steel, architectural steel, aluminum, wood, or vinyl clad wood for windows; and steel or aluminum for louvers

· Glazing Material: single, double (two individual lights, not the same as sealed insulated units), laminated, or sealed insulating glass units

· Date Installed

· Overall Condition, including operation of movable units and screens (if any)

· Statement about compliance with VA energy criteria

· In some climate zones, the payback period may not justify replacement of otherwise sound windows (particularly in minor buildings and industrial or storage occupancies) for energy savings.

· Note special features or conditions (e.g., integral venetian blinds) and statement about availability of parts and serviceability

· In hurricane prone areas, include wind load and impact resistance in your evaluation

· Indicate condition and remaining life

in Architectural: Exterior Walls. Skylights and sloped glazing (including sloped greenhouse superstructures) are to be in ARCHITECTURAL: Roofs.

FCA Fire and Life Safety Grades If no other deficiencies are observed, grades are based on occupancy and fire sprinklers as follows:

SPRINKLERED

C 2

D 2 D

Residential

D D

D D

1 & 2 Family Dwellings

D A 7 D

D B 7 D

C 6 C

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System: ELECTRICAL [Building (B) and Site (S) Subsystems] Some existing FCA Electrical subsystems will contain data which belongs to the new INFORMATION TECHNOLOGY system. The IT System and its subsystems are now in the FCA database. Move the necessary records to their new IT subsystems. For example, Elec/Tele Closets should now have two separate records, one for Elec Rooms (Closets) under the Electrical system and one for Tele Closets under the new IT system.

· Check clearances (code requirements)

· Check for reasonable working space around any telecommunications equipment, if combined.

· Check for abandoned cabling—NEC violation; grade it a “D” if there is a significant quantity of abandoned cabling

· Adequate ventilation (where required)

· Separate or combined closets – separate is preferred

· Corridor-mounted electrical panels or panels in electrical closets?

· Be sensitive to temperature in combined rooms that include telecommunications; if the room is excessively hot, grade it a “D” and require ventilation or cooling for the space

· Switchboards, dry-type transformers, motor control centers should be in electrical rooms, except in central plants, warehouses, or similar restricted-access buildings. Usually a “D” item if they’re not, though some latitude may be taken in this regard.

INFORMATION TECHNOLOGY: Telecommunications Rooms.

GENERAL NOTES

· If required, does it meet NFPA 70 and 99 (separation into three NEC branches, etc)

· Include generator size(s) manufacturer, year installed, kVA rating, voltage, indoor/outdoor, condition

· Include fuel tank size, age, single/double wall, leak detection, above/below ground, year installed

· Include automatic transfer switch(es) manufacturer, age, amperage & voltage ratings, bypass isolation, year installed

· Include main emergency distribution equipment size, feeders, panels

· Describe exit and egress lighting (LED exit lights required; grade “D” if not present)

· Not all buildings require exit and egress lighting

· Use of presence of site generator to justify not installing battery-backed egress/exit lighting is unacceptable, technically a violation of the Life Safety and Electrical Codes; grade “D”

· VACO keen on compliance with all provisions of NFPA 70 and 99 for health care facilities; permissible to use percentages, e.g., “70% of emergency electrical system not separated into branches per NEC”

GENERAL Requirements for ALL Health Care Buildings

· All receptacles in patient care areas must have green wire equipment grounding conductors

· All receptacles in patient care areas must have a second equipment ground path; i.e., metallic conduit properly installed

· Normal and Essential panels serving receptacles at a patient vicinity shall have their ground bars connected with not less than a #10 continuous conductor.

· Two level of ground fault protection at the service – NEC requires this only on services of >150V to ground and >1000A, even for health care facilities. Check. GFP systems are notorious for being wire-nutted out of operation due to nuisance trips

· Patient bed locations shall have branch circuits from normal and essential (critical branch) sources. Normal receptacles cannot originate from different panels. Significant exceptions to this requirement exist

· Patient beds shall have at least four hospital-grade receptacles. Again, significant exceptions exist.

· Pediatric beds must have tamper resistant receptacles

· Critical beds must have six receptacles, at least one of which must be dedicated critical branch.

· Essential system receptacles must be id’d with panel/ckt no.

· Note the requirements of what can and cannot be connected to each essential branch

· Life Safety Code requirements are additional to those required by the NEC. i.e., NEC doesn’t require egress lighting for ambulatory care centers, but the Life Safety Code will. <<Check NFPA 99, Health Care Facilities, chapter 3 as well>>.

Requirements for HOSPITALS & NHCUs

· Separation into three Essential Electrical System branches (life safety, critical, equipment). Three or more transfer switches required.

· Emergency (life safety and critical, not equipment) circuits cannot be mixed in common raceways downstream of transfer switches

· Isolated power systems were once norm in surgeries, by VA Directive now not considered wet locations. Check to make sure existing isolated power systems are properly maintained

Requirements for AHCCs, Clinics, etc.

· Generator power is required for task illumination and equipment for inhalation anesthetics only.

· Note that when a generator serves multiple buildings, each building must be equipped with a service entrance rated automatic transfer switch, and generator control wiring back to the generator

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Building Fire Alarm Issues [For specific buildings]

· Include manufacturer and model number of panel

· Include type of system

· Lack of code compliance causes “D” for most older systems

· Check that the fire alarm system meets ADA requirements

· New systems are to be addressable Site Fire Alarm Issues [For site issues]

· Applies to networked, station-wide systems.

· Describe the headend panel and note the building that is installed in

· Describe connecting media – fiber or copper.

· Ask about signal manhole conditions, but only note them if a “D” item such a persistent flooding is a problem – a rare problem

· Typical lighting in building (recommend conversion of T12 fluorescent lighting to T8 lamps and electronic ballasts if not in place)

· Describe branch circuit wiring [electrician input valuable]

· Branch circuit condition—for wiring older than 25 years but in good condition (good insulation type and green wire equipment grounding conductors) grade “C”, remaining life “exceeds”

· Identify insulation type, e.g., “90% of branch circuit wiring is THHN/THWN with green wire grounds and is in fair condition,” or “10% of branch circuit wiring is RH/RHW; replace with THHN/THWN with equipment ground conductor.”

· Note year of energy performance contracts which performed systemic T8 replacements

· Covers service and distribution switchboards, feeders, panels, motor control centers, dry-type transformers, etc. This is where to talk about unit substation secondary switchboards, though the unit substation transformers and primary devices belong in the Transformer record.

· Sometimes equipment is a “D” grade due to obsolescence even though it hasn’t come up against the VA useful lifespan of 30 years. Pay particular attention to Federal Pacific equipment in this regard.

Go into more detail if there’s something to say about system architecture for a hospital or large building, i.e., double-ended/tie equipment.

Westinghouse and ITE often put the year of manufacture on their nameplates.

Distribution may be by busway in large buildings.

Break the total into percentages if some are obsolete and some newer, i.e., a “C” record for “40% of panels are Cutler Hammer, installed in 1988. Panels and feeders are in average condition” and a “D” record for “Replace 60% of panels and their feeders; obsolete Zinsco equipment in poor condition.”

Note the predominant equipment make if possible.

Motor Control Centers:

Get make, model, year installed, condition.

Lack of replacement parts, and the universal use of variable frequency drives, is making many motor control centers obsolete; note this.

If there’s a power or branch circuit capacity shortfall, make a “D” recommendation: “Install (6) additional 208/120V panels and (3) dry-type transformers.”

If additional or larger electrical closet(s) are required, put that comment under Elec/Tele Closets

Distribution equipment for the Emergency Electrical System should be treated under ELECTRICAL: Emergency Electrical; if location of this info is under different subsystems in existing records, unify it into ELECTRICAL: Emergency Electrical.

If additional or larger electrical closet(s) or room(s) are required, place that in ELECTRICAL: Elec Closets

· Note date of last upgrade

· Determine if systems are adequate

· Describe system wiring and outlets

· Almost all stations have been upgraded with fiber between buildings, switches, racks, CAT5 cabling for data and phone, new faceplates, etc.

· Usual entry might read, “Building is connected to campus fiber network; equipment and CAT3/5 cabling, and devices were installed in 1998 and are in average condition.”

· The comment and remaining life field will typically be the same for all buildings on site, except for the occasional deficiency.

· Data services are carried by fiber, telephone by copper. Voice over IP is becoming more common.

· The active electronics (switches, routers, patch panels, servers) are not part of the FCA. Stick to the cable plant

· Occasionally a smaller building will not have its own active equipment, but will have a bundle of CAT5/CAT3 wiring pulled from an adjacent bldg. Say, “Telephone and data cabling from Bldg X is in good condition” or “Telephone line only from adjacent building.”

· Due to independence of OIT from rest of station, recommend having electrician introduce you to OIT cable plant technician.

· Fiber/copper system capacities and underground signal manhole system capacity are rarely problems, but note if so.

· Identify make, model, year installed, indoor or outdoor, condition, primary and secondary voltage and kVA rating, pad mounted or dry type, unit substation type, etc.

· Note the topology and switching on the primary side – adjacent pad mount (make/model/year installed/condition), freestanding switch (indoor/outdoor, make/model/year/condition), integral primary selective or loop switching.

· Assess the oil containment, ventilation, and room construction for indoor oil-filled transformers.

· Note additional buildings fed by a transformer, i.e., “Also feeds Bldgs 2,3,4.”

· If no transformer at a building, note for example, “Bldg fed at 208/120V from Bldg 5” with an ‘n/a’ in the condition and an asterisk (*) for the remaining life.

· Note a “D” item for outdoor concrete pads, if there’s an obvious broken or tilted concrete; otherwise, no need to mention. Also look for rust, from badly aimed sprinkler heads.

· Ask if PCB’s have been eliminated (not a common problem).

· Look for signs of oil leaks

· This is the incoming service from the utility, not the VA-owned equipment.

· It is VA criteria that a Mission Critical facility have two incoming electrical feeds.

· Note the name of the serving utility, the number of sources, overhead or underground feeds, basic details of manual or automatic switching or stepdown equipment, etc.

· If VA trees are overhanging utility overhead equipment, recommend trimming.

· This is the VA-owned service equipment, and includes switchgear, the switchgear metal enclosure (if applicable), manufacturer, type, voltage, breaker/fused switch, etc.

· If the switchgear is housed in a walk-in enclosure (including metal walk-in switchgear structures) and has a building number, treat it as a separate building. If not walk-in and it does not have a building number, describe the enclosure in the Primary Switchgear record.

· Take note of any mechanical and architectural items and relate them to the Architectural and Mechanical FCA surveyors who share your limited time on site and frequently haven’t time to cover such buildings or enclosures.

· If there’s a noteworthy deficiency, ask your compatriots to come by and look at it in more depth.

Covers all outdoor lighting, including courtyards and smoking shelters.

· Note type(s), and adequacy of coverage.

· Police Chief (or designated officer in charge of site physical security) will have the best idea of where the dark areas are. Pay attention.

· Discuss with VA Police that you’ll be coming back at night to survey the site lighting, and will be seen driving slowly in circles, or walking and taking notes. Give them your name, and a description of your car. Note the name of the officer you spoke to.

· Don’t miss the required flagpole uplighting; while it’s not a blackletter federal law to uplight the flag (there is a great deal of misconception about this issue), it is a blackletter VA requirement

· Physical Security issues are identified in the Physical Security Assessment,…