Annex H Facility Maintenance - 18 May 22.pdf

Annex H (CLS 411 Facilities Maintenance) FRAGO 1 to OPORD 18-011: IMCOM Enterprise Base Operations (BASOPS) Performance Work Statement (PWS) Templates

Annex H

Facility Maintenance

18 May 2022

Table of Contents

1.0 General Information…………….……………….……………………...………….…

1.1 Overview…………………………………….……………………………..……….5

1.1.1 Diagnosis and Analysis………….……………..……

1.2 Components……………………………….……………………………………….6

1.3 Work Management and Control……..….……………………………………

1.3.1 Reporting Requirements……….……………………………………....…6

1.3.2 Publications and Forms………..……………………………………….…8

1.3.3 Facilities Maintenance Instruction…………………………

2.0 DESCRIPTION OF SERVICES………………………………………………

2.1 Facility Workload………..………………………………………………………….8

2.1.1 BUILDER Sustainment Management System…………..…………

2.2. Natural Gas Appliance and Equipment………………………………

2.3 Heating, Ventilation, and Air Conditioning (HVAC)…………………………….11

2.3.1 General………………………………………………………………

2.3.2 Seasonal Changeover Requirements………………………………

2.3.3 Chemical Treatment …………………………………………………

2.3.4 Building Operations Center………………………………

2.3.5 Related Components and Accessories………………………………….13

2.4 Eye Washes and Safety Showers………………………

2.5 Roof Gutters, Drains, and Downspouts………………………

2.6 Automatic Doors……………………………………………

2.7 Overhead Doors…………………………………

2.8 Gates, fences, barriers and Dock Levelers………………………………

2.9 Air Compressor Maintenance & Repair…………

2.10 Plumbing…………………………………………………………………………...15

2.10.1 Components………………………………………………………..……...15

2.10.2 Leaks………………………………………………………

2.10.3 Sump Pumps and Septic Tanks……………………………

2.10.4 Hot Water Tanks………………………………………………………..…15

2.10.5 Backflow Preventers…………………………………

2.10.6 Grease Traps……………………………………

2.10.7 Urinals……………..……………………………………………………

2.10.8 Wash facilities/racks..…………………………………………………

2.10.9 Oil Water Separators………………………………………………………17

2.11 Sanitary Wastewater Treatment and Collection System (Septic Tanks)…

2.12 Industrial Wastewater Treatment Plant (IWTP)………………………………...17

2.13 Heating/Cooling Plants…………………………………………………………

2.14 Winterization and De-Winterization (Mothballed Buildings)…………………...17

2.15 Chemical Treatment of Water Systems………………………………………….20

2.16 Lift Stations……………………………………………………………………...….20

2.17 Maintenance Cycles ……………………………………………………………….20

2.18 Electrical…………………………………………………………………………….20

2.18.1 Emergency Fixtures………………………………………………………..20

2.19 Auxiliary Generators……………………………………………………………….21

2.19.1 Perform PM of Auxiliary Generators……………………………………..21

2.19.2 Temporary Generator……………………………………………………...21

2.20 Grounding Point Checks……………………………

2.20.1 Grounding Points, Lightning Protection, and Cathodic Protection

Maintenance.………………………………………………………………………..……..21

2.21 Security Systems…………………………………………………………..……...22

2.22 Fire Alarm, Fire Suppression and Building Mass Notification Systems………22

2.22.1 Fire Alarm Systems……………………………

2.22.2 Hazmat Fire and Hood Suppression Systems…………………………..22

2.23 Playgrounds………………………………………………………………………...23

2.24 PM for Barracks Buildings………………………………

2.24.1 Unscheduled Tasks………………………………………………………..23

2.24.2 Between Occupancy Maintenance……………………..………………..29

2.25 Elevator Maintenance………………………

2.26 Swimming Pools and Hot Tubs……………………

2.27 Keys and Locks…………………………………………………………………….30

2.27.1 Key Control……………………………………………………...………….30

2.27.2 Lock Combinations…………………………………………………………30

2.28 Food Service Equipment (FSE)…………………………………………………..31

2.29 Dining Facility (DFAC) Maintenance…………………………………………

2.29.1 General………

2.30 Crane and Load Scales Maintenance and Load Testing………………………32

2.30.1 General……………………………………………………………………...32

2.30.2 Preventive Maintenance Plan…………………………………………….32

2.30.3 Crane Operator Training…………………………………………………..32

2.30.4 Load scales…………………………………………………………………38

2.31 Glass and Glazing………………………………………………………………….33

2.32 Aircraft Arresting System (ASS)………………………………………………….33

2.33 Gas Monitoring and CO Sensors…………………………………………...……33

2.34 Ski Lift……………………………………………………………………………….33

2.35 Repair of Snow Making Equipment………………………………………………33

2.36 Repair of Bailers and Compactors…………………………………………...…..34

2.37 Sanitation Services……………………………………………………………...…34

2.38 Repair of Miscellaneous Items……………………………………………………34

3.0 WORK CAPABILITY LEVELS……………………………………………….…………..34

4.0 SELF-HELP PROGRAM………………………………………………………………….34

4.1 Scope of Services………………………

4.2 Operation of Self-Help Supply Stores…………………………………

4.2.1 Hours of Operation………………………………………………

4.2.2 Location and Set up…………………………

4.3 Self-Help Training Plan………………………………………

4.3.1 Scheduled Training…………………………………………………

4.3.2 Training Certification……………………………………

4.3.3 Additional Training Courses………………………………………………36

4.4 Work Management and Control……………………………………

4.4.1 Publications and Forms……………………………………………………36

4.4.2 Authorization………………………………………………

4.4.3 Facility Manager…………………………………………………………….36

4.5 Self-Help Center Warehousing……………………………………………………37

4.5.1 Labeling of Supplies……………………………………………………….37

4.5.2 Supplies and Materials Inventory……………………………..………….37

4.6 Customer Identification and Record Keeping…………………………….…….37

4.7 Display Area…………………………………………………………………..……38

4.8 Issue of Items………………………………………………………………………38

4.8.1 Supplies and Materials…………………………………………………….38

4.8.2 Tools and Equipment………………………………………………..…….38

5.0 OPERATION AND MAINTENANCE OF ENERGY CONSERVATION SYSTEMS..39

5.1 General……………………………………………………………………..………39

5.1.1 Replacement of Solar Panel…………………………………………...…39

5.1.2 Roof Leaks…………………………………………………………………39

5.1.3 Occupancy Sensors…………………………………………………….…39

5.1.4 Replacement Standard……………………………………………………40

5.2 Preventive Maintenance Requirement……………………………………….….40

5.2.1 Monthly Inspections and Maintenance PV………………………..…….40

5.2.2 Washing of Photo Voltaic Systems……………………………………

5.2.3 Solar Day Lighting Electrical Systems……………………………..……40

5.2.4 Sensor Adjustment. Adjustment………………………………………….40

5.2.5 Efficient Upgrade…………………………………………………………..40

6.0 SIGN SHOP OPERATIONS………………………………………………………………40

6.1 General……………………………………………………………………..……….40

6.1.1 Sign Design…………………………………………………….,...………..40

6.1.2 Type of Paint……………………………………………………………….41

6.1.3 Traffic Sign Material Specification……………………………………….41

6.1.4 Traffic Signs………………………………………………………….……..41

6.1.5 Informational Signs……………………………………….………..………41

6.1.6 Directional Signs……………………………………………………………41

6.1.7 Inspect and Survey………………………………………………….……..41

7.0 Utility Systems……………………………………………………………………..……..41

7.0.1 Electric Distribution System…..…………………………..………………………42

8.0 Uninterruptible Power Supply (UPS Systems……………………………………

9.0 Area Lighting……………………………………………………………………………...43

9.1 Traffic Controls General…………………………………………………………..43

9.2 Repair and Maintain Traffic Signals and Flashers………………..……………43

9.3 Preventive Maintenance Requirement……………………………………….….43

9.4 School Flashing Lights…………………………………………………………….43

9.5 Airfield Lights…………………………………………………………………..…...43

10.0 Utility Marking…………………………………………………………………………

11.0 Pumps and Pumping Stations………………………………………………………

12.0 Natural Gas and Propane Distribution System……………………………..………44

13.0 Propane Tanks and Distribution Systems………………………………………..….44

14.0 Water Distribution Systems……………………………………………………….…...45

14.1 Secondary System…………………………………………………………………45

14.2 Water Lines…………………………………………………………………………45

14.3 Backflow Prevention Program…………………………………...……………

14.4 Wastewater Collection System….………………………………………..……...46

14.5 Mains and Service Lines…………………………………………………….……46

14.6 Replacing Pipe…………………………………………………………..…………46

14.7 Sewage Lift Station for Septic Systems………………………………..……

14.8 Manholes…………………………………………………………………..……….46

14.9 Sanitary System Maintenance…………………………………………………

14.10 Ordinances………………………………………………………………………

14.11 The Contractor shall perform the work IAW the following……………………..47

15.0 Storm Water Collection System……………………………………………………….47

15.1 Provide and Install storm drain markers………………………..……………….47

15.2 Inspect storm drains and gutters………………………………………………

15.3 Excavation and Backfilling……………………………………………….………..48

15.4 Storm Water Collection Main Repair……………………………………………..48

15.5 Catch Basins………………………………………………………………………..48

15.6 Storm Sewers/System……………………………………………………………..48

16.0 Preventive Maintenance…………………………………………………………....…...48

16.1 Storm Water Collection System………………………………………………….49

16.2 Storm Sewers.………………………………………………………………….….49

16.3 Storm Drainage Service Disruption…..……………………………….…………49

16.4 Compliance..……………………………………………………………………….49

16.5 The Contractor shall perform the work IAW the following:………….…………49

17.0 Reporting Requirements…………………………………………………………….….49

17.1 Installation Storm Water Management Plan (SWMP)…………………………49

17.2 SWMP Review……………………………………………………………………..50

17.3 Adhere to SWMP…………………………………………………………………..50

17.4 Develop Inspection Form..………………………………………………………..50

17.5 Integrated Contingency Plan (ICP).…………………………………………..…50

17.6 Submittal Plan...…………………………………………………………………...50

17.7 ICP Compliance.…………………………………………………………………..50

17.8 Cleaning and Inspection Logs…………………………………………………

18.0 Training…………………………………………………………………………………….50

19.0 Certification……………………………………………………………………………….50

20.0 Other Utility Systems……………………………………………………………………50

21.0 Fuel Storage and Distribution Systems………………………………………………50

21.1 Monthly Inspections…………………………………………………………..…...50

22.0 Fuel-Powered Pump Maintenance…………………………………………………….50

23.0 Emergency/Backup Generators………………………………………………………..50

24.0 Other Water Distribution Systems…………………………………………………….51

25.0 Water Standpipes………………………………………………………………………...51

26.0 Other Sanitary Wastewater Collection Systems……………………………………51

27.0 Fireloop System Hydrants………………………………………………………………51

27.1 Flow Testing…………………………………………………………………….….51

27.2 Backflow Preventers…………………………………………………………….…51

28.0 Training of Personnel……………………………………………………………..……..51

28.1 Records Availability………………………………………………………………..51

28.2 Water Stop Boxes.………………………………………………………………...51

28.3 Water Testing & Disinfecting..……………………………………………………52

29.0 Monitoring Systems……………………………………………………………………..52

30.0 Golf Courses………………………………………………………………….…..………52

31.0 Athletic Fields……………………………………………………………………………..52

1.0 General Information.

Overview. The Contractor shall inspect, repair and maintain all existing buildings, structures, and their components listed in List of Facilities and Roads - TE 01 that include Real Property per Category Code (CATCODE). The Contractor shall provide sustainment of vertical facilities such as buildings and all utilities plant structures within the demarcation line, excluding Army Family Housing. Typical demarcation lines are listed in TE71. In the event that a demarcation point is not marked or needs to be determined the Contractor will need to notify the COR.

1.1 The Contractor will coordinate with the DPW-Environmental Division, if within Historic District or Landscape, see TE 40 Historic Buildings.

a. The following paragraphs describe all facets involved in the management of building and structure maintenance; they include terms used to classify work; provide information on the level of effort that will be required at Fort Wainwright in terms of workload and trade distributions; and describe the way in which work will be received, managed, and documented. The contractor is responsible for the maintenance and repair of all building and structures listed in TE 01. Work may include carpentry, plumbing, electrical, masonry, painting, sign work, HVAC work, flooring, minor roofing, metalwork, fire alarms, glass and glazing, demolition and other trades that relate to the maintenance and repair of real property facilities. The Contractor shall perform both PMOs Preventive Maintenance and OWOs on all real property listed in TE 01.

b. There is a wide variety of facilities at Fort Wainwright with a wide variety of installed equipment. Although other sections of this PWS detail the requirements for some of these types of equipment, all of this real property installed equipment is the responsibility of the contractor (e.g., acid neutralization tanks at battery maintenance facilities; paint booths at motor pools, etc.). Exclusions to this are: common systems (phone and computer network equipment) and Intrusion Detection systems (IDS), unless otherwise specifically included in this PWS. DA PAM 420-11 Project Definition and Work Classification identifies installed building equipment that is covered under this contract.

1.1.1 Diagnosis and Analysis. The Contractor shall provide follow-up analysis and diagnosis of equipment failure as requested or shown in section 1.1.1 (b)

a. The primary aim is to identify the factors that contributed to and/or resulted in the failure of maintenance, service, repair and/or operation of real property, infrastructure, and systems at Fort Wainwright, and to identify and implement actions to prevent repeated future failure due to the same failure reasons. The contractor shall:

i. Provide a detailed description and explanation of the failure

ii. Identify the root cause or causes of the problem

iii. Provide possible actions and solutions to prevent future occurrences, an explanation of the pros and cons of these actions, a cost analysis of these actions, and the contractor’s recommended action

iv. The selection and implementation of the appropriate action

v. Review, documentation, and analysis of the outcome

vi. Change in procedures, training, PWS, etc. as needed

b. The Contractor shall provide additional analysis or diagnosis when:

i. Directed by the Contracting Officer (KO) or the Contracting Officer

Representative (COR).

ii. The Contractor or DPW determines it necessary due to unfavorable maintenance, repair, and service requirements.

iii. After catastrophic, unusual, or unforeseen events that result in adverse maintenance, repair, and service requirements

iv. When notified of unsatisfactory performance the KO, COR or other regulatory agencies (Fort Wainwright Safety, TCEQ, OSHA, FRA, Industrial Hygiene, DES, etc.)

v. After any unplanned stoppage, outage, or failure of a Utility system or major utility system component.

1.2 Components. The Contractor shall perform preventive maintenance (PM) and repairs. Facilities and components covered under this Common Level of Support (CLS) include, but are not limited to, the following:

a. Administrative buildings

b. Training facilities

c. Maintenance shops

d. Warehouses

e. Medical facilities and clinics (alarm/fire systems)

f. Chapels, and recreational facilities

g. Childcare facilities

h. Barracks

i. Dining Facilities

j. Range facilities

k. HVAC systems

l. Fire alarms

m. Roofs, flashing and fascia

n. Installed building equipment

o. Caulking around windows and doors

p. Touch up paint exterior building surfaces

1.3 Work Management and Control.

1.3.1 Reporting Requirements. The Contractor shall prepare and maintain all maintenance records, files, and reports in General Fund Enterprise Business System

(GFEBS).

1.3.1.1 Service Plan.

a. Within 30 calendar days of the start of the contract, the Contractor shall submit to the KO/COR a Service Plan organized by Functional Area. The Service Plan shall describe all preventive maintenance services to be performed and their frequencies as reflected by this Contract, standard operating procedures/orders, and proposed staffing.

As part of the Service Plan, the Contractor shall submit detailed management plans for high risk utility systems (for example water, electrical, and gas). These management plans shall include, at a minimum, specific maintenance tasks and frequencies, specific instructions for accomplishment of tasks, required special tools and equipment, personnel requirements, safety requirements, emergency procedures, personnel training requirements, and documentation procedures. The Contractor shall submit the plan annually for Contracting Officer approval. The following plans shall be submitted as part of the Service Plan.

b. Snow and Ice Removal. The Contractor shall perform Snow and Ice removal IAW requirements of AR 420-1, Army Facilities Management, (paragraph 7-14 and 7-18) as shown in TE 68 Ft. Wainwright Snow and Ice Removal Priority List. At the request of the COR, the Contractor shall perform snow removal as needed for Underground Storage Tanks, (USTs) as shown in TE 89 List of USTs.

c. Freeze Plan. Within 15 calendar days of the start of the contract, the Contractor shall submit to the KO/COR a freeze plan to include procedures for monitoring weather reports, preventing broken water lines in buildings, thawing out frozen equipment, and recruiting of standby personnel to respond to freeze related DMOs.

1.3.1.2 Emergency Utilities Operating Procedures. The Contractor shall explain in his Quality Control Plan (QC) how the Contractor proposes to utilize his personnel, materials, and equipment to respond to and accomplish emergency maintenance or repair work during all regular and non-regular duty hours for any utility outages. The QC Plan shall include a procedure to follow in the event that electrical power to buildings or portions thereof is lost; a procedure to follow in the event of a water supply emergency due to interior water distribution line ruptures, freeze-ups, or contamination of the water supply, and procedure to follow in the event that the Installation sewage collection systems malfunction due to failure of sewage lift stations, or an interior pipeline rupture; and include a procedure to follow in the event of a UPS or Emergency Generator outage or breakdown. The plan shall outline a contingency plan for providing repair, replacement, or backup power sources such as rental units during the outage or breakdown.

1.3.1.3 Other Emergency Services to include, but not be limited to:

• Pest Control

• Command-Directed operations support

• Natural disasters

• Emergency work due to loss of operation of emergency generators and water pumps

• Emergency work for the security or protection of Government property

• Emergency work due to loss of air conditioning or heating

• Emergency work due to loss of operation of refrigeration and kitchen equipment

• Emergency work due to a malfunction in fire alarm systems

• Response to emergency DMOs

1.3.2 Publications and Forms. Specific publications and forms required for the accomplishment of work described in this CLS are listed in PWS Para 7.2, Applicable Directives, Publications and Forms.

1.3.3 Facilities Maintenance Instruction. This instruction addresses the Standard Operating Procedure (SOP) for Maintenance and Repair (M&R) and GFEBS.

2.0 Description of Services. The preventative Maintenance program is scheduled by the Government through GFEBS and will include items listed in TE 48 PM Preventative Maintenance Inventory. PM consists primarily of inspection, cleaning, lubrication, adjustment, calibration, and minor part and component replacement on building and structures, its component equipment and other systems included at facilities which are listed in TE 03 IAW the manufacture’s recommendations. At a minimum the contract will perform preventative maintenance IAW TE 54. Work that is outside the scope of a PMO shall be accomplished through a DMO or OWO.

Variances to PM schedule will be limited to renovations, addition of new equipment to existing facilities, addition of new facilities, and demolition of existing facilities. Contractor recommended deviations from the scheduled PMO’s must be submitted to the COR for approval and assessment on the impact of the schedule change. In the event of a conflict, the COR may elect to enforce the original schedule, allow the schedule change as revised, attempt to work out a mutually agreeable schedule revision. Specific frequency’s for PMO’s are listed in TE 54 The acceptable deviations for these tasks are as follows:

• Annual, Bi-annual, Semi-Annual – 4 weeks after scheduled date,

• Quarterly – 2 weeks after scheduled date

• Weekly – 1 day after scheduled date,

• Daily - anytime during the day shift each day of the year, Seasonal – during the month specified.

• Monthly, Bi-Monthly – 5 days after scheduled date.

2.1 Facility Workload. TE 53 provides PM workload requirements for this service and includes historical data from FY 16 through FY 20. The historical data detail the completed OWOs, PMOs, and PWOs

2.1.1 BUILDER Sustainment Management System. BUILDER Sustainment Management System (SMS). BUILDER SMS is a web-based asset lifecycle management software application developed by the US Army Corps of Engineers – Engineer Research Development Center – Construction Engineering Research Laboratory (USACE-ERDC- CERL). The Contractor shall on a weekly basis provide to the COR/ACOR a list of all components replaced. The contractor shall tag all replaced items with information from the data plate and the date of the installation. Item information can be found in TE 56

2.1.2 BUILDER SMS Personnel and Access. N/A

2.1.3 BUILDER Program Manager. N/A

2.1.4 Data Managers. N/A

2.1.5 Facility Assessors. N/A

2.1.1.4 BUILDER SMS Program Access. N/A

2.1.5 BUILDER SMS Inspections. N/A

2.1.6 New BUILDER Facilities and Components. N/A

2.1.7 Historical Buildings. N/A

2.1.8 Missing Systems. N/A

2.1.9 Assessment and Inspection Considerations. N/A

2.1.10 Confined Space Assessments. If a facility component is located in a confined space, the Contractor shall perform all required permitting actions IAW guidance from Post Safety and other applicable agencies.

2.1.11. Ladders. The Contractor shall use ladders when it is necessary and use good safety practices.

2.1.12 Hazardous Areas. If hazardous conditions prevent safe access (e.g. presence of hazardous material, uneven floor/roof surface prohibits safe ladder footing, etc.), the Contractor shall coordinate with the COR/ACOR for access or removal of hazards as applicable.

2.1.13 Safety Hazard Reporting. The Contractor shall submit a list of identified hazards during the execution of this contract. Hazards include any signs of mold, lead, and asbestos, as well as electrical, utility, and equipment hazards that may result in loss of life, limb, or eyesight.

2.1.14 Concealed Components. The Contractor shall gain access as necessary to perform PMs and make repairs.

2.1.15 Access Restrictions. N/A

2.1.16 Material Quantities. N/A

2.1.17 BUILDER Templates. N/A

2.1.18 Assessment Ratings. N/A

2.1.19 Unique Installed Building Equipment. N/A

2.1.20 HCFC Equipment. N/A

2.1.21 Inspection Quality. N/A

2.1.22 Inspection Methodology. N/A

2.1.23 Sectioning Requirements. N/A

2.1.24 Facility Assessor Comments. N/A

2.1.25 Facility Drawings in BUILDER SMS. N/A

2.1.25 Photographs. The Contractor shall comply with all photography regulations specific to the Installation and confirm these photo requirements with the Installation Security Office (ISO) prior to conducting fieldwork. The Contractor may be required to obtain camera passes and have all photographs reviewed by Installation and Unit Security. The Contractor will follow typical photograph etiquette, which includes not photographing people (especially children), identification cards/badges, weapons or parts of weapons, vehicles or airplanes, and signs that would identify the Installation location. The Contractor shall only photograph the inventory item needing to be captured not wide-angle shots that depict more than that necessary to visually capture the item.

2.1.26 Representative Photographs. N/A

2.1.27 Rating Threshold for Photographic Entries. N/A

2.1.28 Recordkeeping. N/A

2.1.29 Facility Real Property Validation. N/A

2.1.30 Real Property Discrepancy List. N/A

2.1.31 BUILDER SMS Sustainment. N/A

2.1.32 Work Order Generated FCI Changes. N/A

2.1.33 Knowledge Based Inspection (KBI) Requirements. N/A

2.1.34 Real Property Validation. N/A

2.1.35 Contractor Quality Control of BUILDER SMS. N/A

2.1.36 BUILDER Annual Inspection Updates. N/A

2.1.37 New FCA and New Component Updates. N/A

2.1.38 Work Order FCI Updates. N/A

2.1.39 Real Property Discrepancy List. N/A

2.1.40 Special Facility, System, and Inspection Conditions. N/A

2.1.41 Identified Safety Hazards. N/A

2.1.42 Inventory Management. N/A

2.1.42 Asset Tagging. N/A

2.1.43 Mechanical Room Inspections in BUILDER Facilities. N/A

2.1.44 Contractor Quality Control of Inventory Management. N/A

2.2 Natural Gas Appliance and Equipment. N/A

2.3 Heating, Ventilation, and Air Conditioning (HVAC). The Contractor shall provide PM IAW manufacturer’s recommendations, industry standards, as-built drawings, and repair services for HVAC systems. Services include maintenance, repair, and installation of all components, devices, and equipment. Components include, but are not limited to: boilers, furnaces, compressors, blowers, motors, drive assemblies, control systems and wiring, freeze protection sensors, duct work, heating coils, cooling coils, burner assemblies, temperature controls, registers, condensate and drip pans and drains, grills, evaporators, air filters, and heat/air conditioning units, ensure that HVAC units operate as designed.

Consult the Ft Wainwright Preventive maintenance Plan (TE 54) for Frequency and checklists.

2.3.1 General. The Contractor shall operate, maintain, repair, and replace ventilation equipment and systems for comfort and non-comfort cooling requirements. All work shall be performed by qualified personnel in accordance with all applicable laws, regulations, and shall employ Root Cause Analysis methods of problem solving and deliver workable options to the KO/COR for consideration. HVAC systems for process conditioning include, among others, exhaust fans (including bathroom exhaust systems) elevator mechanical room HVAC equipment, paint booths, welding hoods, vehicle exhaust venting systems, cold storage systems, etc.

The Contractor shall provide Air Conditioning repair services. Perform repair and/or replacement of A/C systems to include: window units and portable units installed by DPW, package units, split systems to include A/C systems that are installed in ventilation systems, A/C systems controls and humidifiers In the event of a power outage various systems may require manual restart. Recover and reclaim all oils and refrigerants encountered during repair and or disposal, installation, and replacement of equipment.

Disposal of refrigerants must meet disposal guidelines set by FWA DPW Environmental Office. Contractor will service equipment and maintain refrigerant recovery and replacement records in accordance with 40 CFR Part 82 Subparts F and G and the Installation's air quality operating permit (Alaska Department of Environmental Conservation Permit #AQ0236TVP02). Refrigerant recovery and replacement records will be reported to the Installation's DPW Environmental Division at the end of each calendar quarter. List of HVAC and cooling systems can be located in TE 28 and TE 19.

2.3.1.1 Work Area/System Description. Systems and equipment covered under this Section include, but not limited to, systems and equipment such as:

• Air curtains

• Air dryers

• Cold Storage Plant (walk-in and reach-in)

• Kitchen Exhaust Hood and MAU’s

• Filters (air and coolant).

• Guards, casings, hangers, supports, platforms, and mounting belts

• Bathroom-exhaust fans.

• Paint spray/vehicle exhaust equipment

• Sand/grit blast and dust collection equipment

• Vacuum equipment (continue numbering below)

• Swimming pool heaters (that heat the pool water)

• Domestic Hot water heaters

• Sump pumps in mechanical rooms

• Diffusers, grilles, registers and pipe insulation

• All Solar Systems

• Comfort Heating and Cooling

• Vehicle Lifts

• Flue vents

2.3.1.2 Inventory List. The Contractor shall update and furnish an electronic version of the updated equipment inventory list using Excel spreadsheet, which includes the data identified in TE 48 Mechanical (Installed) Equipment Inventory every six (6) months. The Contractor shall the updated listing to the KO/COR after the first 60 calendar days of the contract start and on the first Monday of every sixth month thereafter. For the first submittal, the 60 calendar day period shall allow the Contractor sufficient time to verify equipment quantities (HVAC equipment, evaporative coolers, etc.) All fields in this listing shall be updated and shall include all buildings and their equipment that were not listed, or incorrectly listed, by size, type, location, etc.

2.3.1.3 Work Performance. All work shall be performed with a minimum of disruption to occupants and disturbance of other equipment that may be in the same area. Equipment removals shall be done with care and with the intent of reusing the existing ductwork, electrical connections, vents, and other tie-ins so that the costs for re-establishing functional operations are minimized. Reuse of tie-ins for flue vents, water piping, electrical connections, ductwork, and clothes dryer venting, etc., shall be made to facilitate the adaptation of existing hardware and conditions to the new piece of equipment. For example, the Contractor shall supply an extension of an electrical conduit for power if the adaptation to connect the new equipment requires it for proper and safe operation. Under no circumstances shall the Contractor leave the condition of the mechanical equipment in an inferior state of repair or code compliance status due to adaptation problems, unforeseen conditions, or difficulties encountered by the Contractor. Adaptation shall include compliance with current building codes.

2.3.1.4 High Occupancy and Critical Facilities outlined in TE 12, High Occupancy Critical Facilities List. The Contractor shall respond to repairs as Priority 1. If the repairs cannot be completed the same day the Contractor shall analyze the occupancy, use of facility and ambient temperature and provide temporary heating, cooling and/or ventilation equipment when needed or typically when the temperature in the building cannot be maintained at +/- 5 degrees of the established set-point. Contractor shall provide the COR with hourly updates on the status of HVAC failures for critical buildings until temporary cooling/heating has been provided or the HVAC system is operational again.

2.3.1.4.1 Priority 1 DMOs. The Contractor shall respond to an average of 20 Priority 1 DMOs per day during the heating and cooling peak seasons.

2.3.2 Seasonal Changeover Requirements.

a. Schedule. The Contractor shall provide an annual schedule that describes his procedures to ensure seasonal changeover requirements are met within 60 calendar days of the start of the contract and annually thereafter.

b. Spring Changeover. Spring start-up/shut-down shall be accomplished during a two

(2) week period, usually in the month of March or April, and will address the start-up of cooling systems that provide summer cooling only and the shut-down of heating systems that provide winter heating only. Seasonal weather variations may require the startup/shutdown to take placer earlier or later in the season.

c. Fall Changeover. Fall shut-down/start-up shall be accomplished during a two (2) week period, usually in the month of September or October, and will address the shut-down of cooling systems that provide summer cooling only and the start-up of heating systems that provide winter heating only.

2.3.3 Chemical Treatment. The Contractor shall implement a program of chemical treatment for open and closed systems (boilers, chillers and cooling towers) specifically designed to protect the equipment, to maintain manufacturers recommended efficiencies, to conserve water and to meet State and Federal Regulations. The Contractor shall maintain and submit files of inspections, chemical usage and laboratory analysis of all HVAC systems receiving chemical treatment. The treatment will be included in the PM schedules IAW the TE 48, Mechanical (Installed) Equipment Inventory.

2.3.4 Building Operations Center. N/A

2.3.4.1 System Controls. N/A

a. Monitoring Controls. N/A

b. Access Card. N/A.

2.3.5 Related Components and Accessories

a. The Contractor shall be responsible for all related items of equipment not previously described or identified but that are connected-to and are an integral working part of HVAC systems. The Contractor shall repair and maintain electric motors (Repair or Replacement of motor or pumps shall be high efficiency Energy Star Equipment), pumps, shaft couplings, variable-frequency-drives, drive pulleys, drive belts and belt safety- covers. The Contractor shall provide maintenance and repairs to, ladders, stairs, platforms and towers that support HVAC mechanical equipment as well as catwalks or hand railing attached to the HVAC platforms or towers.

b. Equipment/Accessories inside of Ductwork. The Contractor shall provide maintenance and repair to HVAC system equipment installed inside or attached to ductwork such as balancing dampers, motorized dampers, control sensors, re-heat systems, unit heaters, supply fans, return fans, exhaust fans, fire alarm system duct detectors, fire system dampers-shutters-fusible links, fire damper linkage, fire damper tracks, air leaks in duct-work (loose clean-out doors, warped surfaces, broken joints, holes worn in elbows or other parts, and poor connections leading from or returning to fans, including flexible connections), duct hangers and supports.

2.4 Eye Washes and Safety Showers. No requirement to conduct PM on these. These will be repaired through submission of DMOs as needed. Eye Wash Stations and Safety Showers are identified in TE 16.

2.5 Roof Gutters, Drains, and Downspouts. The Contractor shall annually, in the months of May through September, inspect and clean all roof gutters, drains, and downspouts identified in TE 07. Cleaning shall include removal of bird nests, cobwebs, beehives, wasp nests, vegetation, leaves, debris, and all other obstructions that restrict flow to and through roof gutters, drains, and downspouts. The Contractor shall replace loose, displaced, broken, or missing strainers. The Contractor shall re-secure and fasten all loose gutters and downspouts in conjunction with inspection and cleaning. The Contractor shall maintain a log and have it available upon request.

2.6 Automatic Doors. Conduct preventative maintenance on an annual basis and provide a report of recommended repairs to COR. PM schedule and requirements is included in TE-54

2.7 Overhead Doors/Mega Doors/Hangar Doors. Conduct PM on an annual basis and provide a report of recommended repairs to COR. PM Schedule and requirements is included in TE-54.

2.8 Gates, fences (including base and airfield perimeter fence), barriers and Dock Levelers. The Contractor shall be responsible for the maintenance and repair of gates, fences, (to include rock or Concrete Mason Unit [CMU] privacy or security walls), and barriers at Ft Wainwright. Barriers include but not limited to guardrails, bollards, bumper blocks, parking lot wheel stops, and similar items. Automatic or motorized opening/closing devices and their associated controls are included. Locks and latches that are part of the gate (i.e., not a chain and padlock) are included. The installation and removal of fence screening materials is included. Signage on gates, fences, and barriers required by physical security regulations shall also be maintained and replaced as needed. Contractor shall develop an OWO to replace faded and/or damaged signage on perimeter fencing.

The Contractor shall keep all fencing material and barbed wire free of trash. Additionally, the Contractor shall perform maintenance, repair, and modification as required on all types of wire and cable fencing and gates, to include but not limited to, security and non-security chain link fences, barbed wire posts and gates, and various steel gates. Chains and protective wire barriers around improvements or hazardous areas shall be maintained.

Gates with automatic or motorized opening/closing devices shall be inspected and serviced in accordance with manufacturer’s recommendations, but in no case less than annually. Gates with serviceable equipment such as wheels or guides shall be serviced annually. The Contractor shall accomplish installation of new fence as required. Fencing of secure areas shall be maintained to the requirements of AR 190-13, The Army Physical Security Program, and AR 190-51, Security of Unclassified Army Property (Sensitive and Non-sensitive). The Contractor shall maintain perimeter fences within Fort Wainwright property free of all vegetation and fence holes (e.g. holes created by animals such as foxes or moose)

2.9 Air Compressor/Unfired Pressure Vessels Maintenance & Repair. The Contractor shall inspect, maintain, and test the air compressors and unfired pressure vessels annually or semi-annually as identified in TE 29 List of Air Compressors and have these results available upon request.. The Contractor shall contact the COR/ACOR for new equipment not identified in TE 29 prior to inspection. The Contractor shall update the list by notifying the COR of new and demoed equipment.

2.9.2.1 Refrigerated Air dryer. The Contractor shall inspect refrigerated air dryer, if present, for proper operation per OEM specifications and create a DMO for non-routine maintenance repairs.

2.9.2.2 Compressor storage tanks. The Contractor shall not perform welding of ASME certified storage tanks. If an air storage tank is suspected of having a problem, the KO/COR or ACOR shall be notified within 24 hours. The Contractor shall inspect the compressed air distribution piping and ensure no leaks are present.

2.10 Plumbing. Plumbing includes potable water systems consisting of hot and cold water piping, components inside the facility, and out from the facility to the point of demarcation. Waste, vent, and drain systems consist of piping and components inside the facility and out from the building to the point of demarcation. Potable water system includes domestic water heaters. Water heater types may be electric or fueled by oil, or gas/oil combination with either atmospheric or forced draft burners. The Contractor shall repair, replace, and maintain potable water and waste, vent, and drain systems and components from the isolation valve.

2.10.1 Components. Components include, but are not limited to, the following: hot and cold water piping and fittings, insulation, piping systems downstream of the meter owned by the utility provider, sinks, faucets, hot water storage tanks, eye wash stations, drinking fountains, hot water circulation pumps, hose bibs, standpipes, expansion tanks, relief valves, mixing valves, flushometers, bathtubs, commodes (water fixtures and plumbing components, i.e., toilets, urinals, faucets, aerators, shall be high performing, water efficient EPA WaterSense labeled fixtures that have effective flush volume of 1.28 gallons or less), piping, fittings, drains, sump pumps, motors, and sump water level controls IAW Technical Manual (TM) 5-810-5, Plumbing, Army Regulation (AR) 420-1, Army Facilities

Management, and manufacturer’s specifications. The Contractor shall set hot water temperature IAW AR 420-1.

2.10.2 Leaks. The Contractor shall repair leaks of piping and plumbing fixtures. System and components in mechanical rooms shall function properly in the event of water leaking from valve and pump packings or seals. Sewage gases shall not be vented into facilities.

Drains shall be free of obstruction. Fuel oil shall not leak from the system or components.

Hot and cold water shall flow on demand through the piping systems with no leakage through closed faucets, mixing valves, or flushometers. Flushometers shall operate properly and shut off the water flow after the flush cycle.

2.10.2.1 Gas Leaks. N/A

2.10.3 Sump Pumps and Septic Tanks. The Contractor shall annually inspect, remove all debris, wash down, and operate the sump pumps and lift stations identified in TE 36. Sump tanks shall not exceed their maximum capacity. Sump water level controls shall energize the sump pump prior to the sump becoming full, and shut off the pump after sump draining is complete.

2.10.4 Hot Water Tanks. The Contractor shall inspect hot water tanks identified in TE 45.

TE 45 is the current list of known water heaters. The contractor shall notify the COR when additional water heaters are identified. Inspection shall include a visual check for leaks, corroded surfaces, and improper setting of aquastat. PM shall include checking operation and condition of relief valve, draining of hot water tank, and ensuring that there is an unobstructed flow through the exhaust line for gas water heaters (the re-tuning of boilers shall be performed once a year during preventive maintenance operations). Water heaters with forced draft burners shall perform in compliance with the Air Operating Permit, American Society of Mechanical Engineers (ASME) Boiler and Pressure Vessel Code, and manufacturer’s specifications. Burner combustion exhaust emissions shall not exceed fifty

(50) parts per million (ppm) of carbon monoxide when burning natural gas, or a No. 1 (20% density) smoke on the Ringlemann Chart. Work shall be scheduled and performed with minimum impact to the facility mission.

2.10.5 Backflow Preventers. (BFP) The Contractor shall perform PM to annually inspect, certify and repair all backflow prevention devices listed in TE 33. TE 33 is a list of known BFPs. The contractor shall notify the COR when additional BFPs are identified. Work shall meet the requirements of the EPA Safe Drinking Water Act (SDWA).

2.10.6 Grease Traps. The Contractor shall inspect, pump, clean, and maintain grease traps/interceptors listed in TE 27, Grease Traps. The Contractor shall inspect grease traps monthly unless noted elsewhere in the PWS. Grease floating on the liquid surface shall be removed as a maintenance task and disposed of in compliance with local requirements.

2.10.7 Grease interceptors shall be pumped and cleaned IAW the following criteria:

a. When the fats, oils, and grease (FOG) or other floatable grease layer exceeds six

(6) inches in depth, as measured by a sludge core sampling device.

b. When the settled solid layer exceeds eight (8) inches in depth, as measured by a sludge core sampling device.

c. When the total volume of captured grease and solid material displaces more than twenty-five (25) percent of the capacity of the interceptor as calculated using a sludge core sampling device.

d. When the interceptor is not retaining/capturing oils and greases.

2.10.6.1 Blockages. The Contractor shall remove blockages from drain lines, both interior and exterior sewers connected to grease traps to return the system to functional condition.

When a grease interceptor requires a complete pumping or cleaning, the Contractor shall ensure the excessive solids are scraped from walls, floors, baffles, and all pipe work interior of the interceptor. The Contractor shall pump-out and clean grease interceptors annually.

2.10.6.2 The Contractor shall maintain inspection records for each grease interceptor.

Inspection records shall include the date, time, Fats, Oil and Grease (FOG) depth, sludge depth, and details of any repairs and any other records pertaining to the interceptor.

Inspection records shall be made available upon request by the KO/COR.

2.10.6.3 The Contractor shall inspect all grease traps on a monthly basis to insure that the levels of accumulated grease does not cause the traps to over-flow. The results of the monthly inspections shall be provided to the KO/COR. The Contractor shall submit a monthly report to the KO/COR/ACOR that identifies, at a minimum, the interceptor or trap inspection dates, dates cleaned, dates pumped, amount of liquids and solids removed on each occasion, and the service order number for repairs made.

2.10.6.4 DPW Environmental Division Approval. Chemicals, enzymes, live bacteria, grease cutters, or other additives shall be approved by the DPW Environmental Division prior to use.

2.10.6.5 Disease traps and solid waste interceptors shall be maintained IAW with the manufacturer’s recommended procedures to prevent breakthrough to the sanitary sewers.

2.10.7 Urinals. The Contractor shall repair and replace urinals as required. Clogged drains and odor complaints repairs shall be performed through a DMO.

2.10.8 Wash facilities/racks. The Contractor shall provide M&R to keep wash rack facilities properly operational.

2.10.8.1 Wash Facilities and Racks include vehicle wash points, vehicle wash facilities, tracked vehicle washers, Wash Water Recycle Units, and trash container/dumpster wash points. Additional components including, but not limited to, wash stations, valves, sediment basins, oil skimmers, sensors, sand traps, drains, lines, make-up water systems, motors, gear boxes, piping, electrical systems, and controls IAW Operations and Maintenance, (O&M) manuals, and manufacturer’s specifications.

2.10.8.1.1 Confined Space Entry. Contractor shall ensure contracted personnel completed confined space training prior to working in confined space areas.

2.10.8.1.2 Operating the CVWF. N/A

2.10.8.1.3 CVWF. The Contractor shall clean the CVWF. N/A

2.10.8.2 The contractor will not operate a wash racks but will repair them as required on

DMO.

2.10.9 Oil Water Separators. N/A

2.11 Sanitary Wastewater Treatment and Collection System (Septic Tanks). N/A

2.12 Industrial Wastewater Treatment Plant (IWTP). N/A

2.13 Heating/Cooling Plants. N/A

2.14 Winterization and De-Winterization (Mothballed Buildings). The Contractor shall winterize and de-winterize the non-heated facilities, other non-heated systems, and wood heated facilities listed in TE 26, List of Facilities for Winterization and De-Winterization (Mothballed). The Contractor shall be responsible for identifying and correcting any deficiencies that present a potential for freeze damage or water leak damage. Other winterizations and de-winterizations shall be performed as unscheduled tasks upon receipt of a DMO or other work document. The Contractor shall complete the winterization of buildings and other systems by 01 October and de-winterization no earlier than 01 May unless directed otherwise by the KO or COR/ACOR

2.14.1 The contractor shall maintain a log of vacant facilities, with dates the contractor had control of the facility and listing all DMOs worked on the facility. The log shall be provided to the KO/COR monthly. Winterization and de- winterization shall include, but not be limited to: preventing freeze damages, removing parts/reassembling removed parts and equipment of building plumbing, electrical and other equipment; turning off/turning on utilities including, but not limited to, electricity and water; adding/draining antifreeze from mechanical systems; checking mechanical systems including, but not limited to, the plumbing system, heating system, and building equipment for proper operation; repairing leaks and malfunctions due to freeze related damages; and turning water off/on at underground shutoff valves.

2.14.2 The COR will provide a quarterly list to the Contractor identifying facilities that will be vacated, the date the facility will be vacant, and the expected duration of the vacancy (short term, long term, or demolition). The Contractor shall inspect each building per monthly list, identify all tasks to be performed, provide a mothballing plan to the KO/COR/ACOR. The Contractor shall start to perform vacant facility tasks within five working days of the building being vacated.

2.14.2.1 Identify different levels of mothballing - short term, long term, and demolition.

The Contractor shall develop and maintain a vacant facility maintenance program, the contractor shall sign for vacant facilities from the Real Property Office, perform scheduled inspections of vacant facilities and shall correct observed deficiencies. Life, health and safety only deficiencies are on DMO. The program shall at a minimum address the three categories of vacant facilities as follows:

a. Short term vacancies – Unoccupied periods less than 90 calendar days Contractor shall maintain facilities to provide physical security, fire detection and suppression, maintaining unoccupied temperature set points, maintaining plumbing trap levels, and pest control. Utilities shall not be shut off for short-term vacancies. Contractor shall conduct walkthrough of facility on a weekly basis and shall include repairing of deficient components. DMO or work order repairs and renovations may occur during this period. The Contractor shall provide a monthly report of short-term vacant buildings inspected to the

KO/COR.

b. Long term vacancies – Unoccupied periods greater than 90 calendar days, Contractor shall maintain facilities to provide repairs broken windows and secure open doors; fire detection; maintaining unoccupied temperature set points; maintaining plumbing trap levels; and pest control. Utilities shall be shut off for long term vacancies, except as needed to provide security lighting, fire detection, intrusion detection (if facility is equipped), and unoccupied HVAC set points.

i. Contractor shall conduct walkthrough of facility every two weeks, and record HVAC set points to ensure proper settings or prevent tampering by other parties. DMO or work order repairs and renovations shall be completed prior to winterizing the facility.

ii. The Contractor shall provide a report of long-term vacant buildings inspected to the KO/COR every two weeks.

c. Vacancies in preparation for demolition - Unoccupied, with no plans for future use.

Contractor shall turn off all utilities except as needed for fire detection and fire alarm panel operation and security lighting. Building shall be secured. Contractor shall conduct walkthrough of facility on a monthly basis, and record HVAC set points to ensure proper settings or prevent tampering by other parties. Pest control shall be provided as needed to prevent infestations.

d. Contractor walkthroughs – The Contractor shall inspect the facility for damage, debris, pest infestations, vandalism, mold, etc. Contractor shall verify proper operation of systems that are still operational (fire alarms, P-traps, security lighting, etc.). Contractor shall initiate DMOs to address any issues discovered during the walkthroughs to only include life, health and safety. Documentation of the walkthrough inspections shall be submitted to the KO/COR

2.14.3 Specific tasks related to systems.

a. Fire Suppression Systems

i. Short term – None. Fire suppression systems shall remain active.

ii. Long term – None. Fire suppression systems shall remain…