Attachment_1_PWS_STLI_Mechanical_Services.pdf

Performance Work Statement

Mechanical Operations and Maintenance Services for

Statue of Liberty National Monument and Ellis Island National Monument (STLI)

Dated: 2/17/2026

STLI Mechanical Operations and Maintenance 202 i

Table of Contents

1 INTRODUCTION

1.1. History of Operations and Maintenance at STLI

1.2. Work Requirements

1.2.1. Operations Services

1.2.2. Maintenance Services

1.2.3. Startup

1.2.4. Special Events Services

1.2.5. Staffing

1.3. Security Requirements

1.3.1. Identification

1.3.1.1. Background Investigation

1.4. Definitions

2 OPERATIONS MAINTENANCE SERVICES (CLIN 0010, Firm-Fixed Price)

2.1. Operation of the HVAC Systems

2.2. HVAC Operation System

2.2.1. HVAC Plant Operation Log Sheets

2.2.2. Maintenance Equipment Forms

2.2.3. Operation of Non-Certified Boilers or Unfired Pressure Vessels

2.2.4. Emergencies

2.2.5. Instrumentation and Control System

2.2.6. Fuel Oil Tank

2.2.7. Gas Distribution System

2.2.8. Water Treatment

2.2.9. Permitting and Employee Notice

2.3. Preventive Maintenance and Service Calls under $3,000

2.3.1. Description of Facilities

2.3.1.1. Utilities Maintenance Work Buildings

Table 2.A – Ellis Island Buildings/Systems Table 2.B – Liberty Island Buildings/Systems

2.3.1.2. Off-Site and Screening Facilities

Table 2.C – Off-Site and Screening Buildings/Systems

2.3.1.3. Planned Future Facilities, Structures, Utilities

Table 2.D – Planned and Future Buildings/Systems

2.3.1.4. Facilities Not Included

2.3.2. Preventive Maintenance

2.3.3. Seasonal Preventive Maintenance

2.3.3.1. Seasonal Maintenance Schedule

2.3.3.2. Annual Boiler Cleaning, Inspection, and Certification

2.3.3.3. Annual Fire Pump Flow Test

2.3.3.4. Annual Fire Detection Utility Test

2.3.3.5. Annual Fire Suppression Test

Table 2.E – Fire Suppression Testing Codes ii

2.3.4. Service Calls $3,000 and Under

2.3.4.1. Service Call Materials

2.3.4.2. Service Call Procedures

2.3.4.3. Documentation of Service Calls

2.3.4.4. Service Call Status Log

2.3.4.5. Continuous Service Call Log

2.3.4.6. Service Call Completion Log

2.3.4.7. Service Call Prioritization and Response:

Table 2.F – Service Call Categories and Response Requirements

2.3.4.8. Work Description

2.3.4.8.1. Electrical

2.3.4.8.2. Plumbing

2.3.4.8.3. Domestic Water

2.3.4.8.4. Gas Lines

2.3.4.8.5. Work Area Maintenance

2.3.4.8.6. Painting

2.3.4.8.7. Carpentry

2.3.4.8.8. Masonry

2.3.4.8.9. Insulation

2.3.4.8.10. Metal Working

2.3.4.8.11. Repair and Inspection Support

2.3.4.8.12. Filter Replacement

2.3.4.8.13. Ventilation Systems

2.3.4.8.14. Sanitary Lift Stations

2.3.4.8.15. Miscellaneous Equipment

2.3.4.8.16. Historical Preservation

2.3.4.8.17. Scaffolding and Staging

2.4. Maintenance of the Building Automation System (BAS)

2.5. Management

2.5.1. Facilities Management

2.5.2. Key Personnel

2.5.2.1. Site Manager

2.5.2.2. Lead Technician

2.5.2.3. Chiller Technician

2.5.3. Progress Meetings

2.5.3.1. Daily Status Update Meetings

2.5.3.2. Weekly Progress Meetings

2.5.4. Documents, Tracking Systems, and Plans

2.5.4.1. Facilities Management Plan

2.5.4.2. Staffing Plan

2.5.4.3. Work Control System

2.5.4.4. Preventive Maintenance Tracking System

2.5.4.5. Semi-Annual Preventive Maintenance Task Schedule

2.5.4.6. Monthly and Weekly Work Schedules

iii

2.5.4.7. Preventive Maintenance Records

2.5.4.8. Preventive Maintenance (PM) Reports

2.5.4.9. Facilities History File

2.5.4.10. Technical Library

2.5.4.11. Quality Control Program

2.5.4.11.1. Quality Control Plan

2.5.4.11.2. Quality Control Inspections

2.5.4.12. Safety Program

2.5.4.12.1. Safety Plan

2.5.4.13. Hazardous Materials and Substances

2.5.4.13.1. Hazardous Substance Management Plan

2.5.4.13.2. EPA-Required Hazardous Waste Reports

2.5.4.14. Energy Conservation

2.5.5. Other Management Requirements

2.5.5.1. Planned System Outages

2.5.5.2. Alternate Heating Appliances

2.5.5.3. Conduct of Contractor Personnel

2.5.5.3.1. Office Environment, Government Vehicles and Property:

2.5.5.3.2. Oversight, Scheduling, Training and Travel

2.5.5.4. Management of Subcontractors

2.5.5.5. Hours of Operation

2.5.5.6. Applicable Laws and Regulations

2.5.6. Contract Start-Up

2.5.7. Post-Award Conferences and Meetings

2.5.8. Transition Management Plan

3 WORK ORDER SERVICES (CLIN 0020 Firm-Fixed Price (FFP))

3.1. Work Orders

3.1.1. Work Requirements

3.1.2. Estimation, Negotiation, and Issuance of Work Orders

3.1.3. Documentation of Work Orders

4 SPECIAL EVENTS SERVICES (CLIN 0030, Firm-Fixed Price (FFP)) Table 4.A – Special Events Staffing

5 DELIVERABLES MATRIX

Table 5.A – Contract Deliverables Matrix Table 5.B – Annual Deliverables Table 5.C – Semi-Annual Deliverables Table 5.D – Quarterly Deliverables Table 5.E – Monthly Deliverables Table 5.F – Weekly Deliverables Table 5.G – Daily Deliverables Table 5.H – As Needed Deliverables

6 LIST OF ATTACHMENTS

1 INTRODUCTION

1.1. History of Operations and Maintenance at STLI

The Statue of Liberty National Monument (STLI) includes Ellis Island and Liberty Island. The National Park Service (NPS) opened Ellis Island to the public in 1989. All mechanical systems and utilities have been under an Operating and Maintenance contract from that time.

Operation of the Park facilities was disrupted greatly by Hurricane Sandy in October 2012. Many of the systems were destroyed or damaged. Some systems have been restored, while others have been or are being replaced. In some cases, systems that have been out of service for extended periods of time have been brought back into service as backup systems. The park has added and replaced mechanical systems that were damaged in Hurricane Sandy as the systems have increased since 2014.

Ellis and Liberty Islands are being expanded to include new and restored facilities, structures and utilities.

The Government reserves the right to add work which is within contract scope for any newly restored or additions. The Government reserves the right to exercise optional work within the contract for future facilities.

NPS Government maintenance employees maintain the interior and exterior fabric, hardware, masonry, carpentry and other related building and structure components at Liberty Island and Ellis Island.

Government maintenance employees will continue to perform these services. All mechanical systems and utilities have been under an Operating and Maintenance contract since 2014.

1.2. Work Requirements

The Contractor shall furnish all engineering, labor, materials, parts, and equipment necessary to operate and maintain the facilities, mechanical systems, utilities, related utility structures, buildings and temporary structures as described herein located at Liberty and Ellis Islands, with the exception of property and other resources specifically designated as Government-Furnished Property and Resources. See Attachment S012 for a list of Contractor furnished property.

The location of some of the Facilities fall within the boundary lines of the State of New Jersey. Presently, the majority of "occupied" Facilities are located within the boundary lines of the State of New York. Most of the facility known as the "Power House" is located within the State of New Jersey.

The Government shall conduct periodic quality assurance inspections to ensure contractor is meeting performance requirements.

1.2.1. Operations Services

Includes management of in-house labor, and if applicable, subcontractor forces to provide licensed and trained individuals twenty-four (24) hours a day, 7 days a week, 365 days a year of continuous boiler operations, seasonal chiller operations including annual boiler-overhauls, semi-annual boiler inspection, annual boiler certification, water treatment, and all preventive and corrective maintenance of all HVAC system equipment. Operation services also includes preventive maintenance and minor repair requirements (Service Calls) identified as a result of the preventive maintenance inspection or other work performed under this contract.

The Contractor shall ensure annual boiler flue gas analysis on all boilers is completed. The analysis must be conducted by an independent third party in accordance with NJDEPE regulations using documented, calibrated instruments. The analysis shall contain all of the following: NOX, O2, CO, CO2, excess air, stack temp, ambient temp, CO (0), Efficiency. Readings will be taken before and after adjustments.

Documentation of the readings will be submitted to COR in a report upon completion for submittal to NJDEPE. See Section 2 for Operations Services requirements.

1.2.2. Maintenance Services

Includes management of in-house labor, and if applicable, subcontractor forces to provide preventive maintenance to minimize malfunction, breakdowns, and deterioration, and maximize the operational efficiency, useful lifecycle, and safety of NPS property. At a minimum, the program consists of inspection, cleaning, lubrication, adjustment, calibration, and minor part and component replacement (e.g., filters, belts, hoses, fluids, bearings, oil, and grease) as required minimizing malfunction, breakdown and deterioration of equipment.

Includes all maintenance work, scheduled and unscheduled, on any piece of equipment through a Work Order, Service Call, and/or Task Order. See Sections2 for Operations Services requirements, and Section 3 for Maintenance Services requirements.

1.2.3. Startup

Includes plans for recruiting qualified employees, training, and fully staffing all positions on the first day of contract performance of service. See Section 2.5.6 for additional information on contract startup.

1.2.4. Special Events Services

Includes management of in-house labor, and if applicable, subcontractor forces to provide mechanical maintenance support for Special Events, to minimize any mechanical issues during the event. See Section 4 for Special Event services requirements.

1.2.5. Staffing

The Contractor will proactively operate and maintain all equipment covered by this contract and develop and implement systems used to identify and alert the Contractor regarding upcoming maintenance/ service tasks and to document maintenance/service tasks already completed. The proposed system(s) shall identify labor hours and skills planned and actual hours used for specific tasks and shall provide estimates regarding staffing levels and completion times for the purpose of assuring adequate resource availability.

See Section 2.5.4.2 for contract Staffing Plan requirements.

1.3. Security Requirements

Performance of this contract requires Contractor personnel to have a NPS issued Park ID before being allowed unsupervised access to park facilities and/or information systems. The Contracting Officer's Representative (COR) will be the requesting official and will make arrangements through a NPS Park Access Card Sponsor for personal identity verification and NPS Park Access Card issuance. At least two weeks before start of contract performance, the Contractor must identify all contractor and subcontractor personnel who will require “physical and/or logical” access for performance of work under this contract.

Physical Access means routine, unescorted, or unmonitored access to nonpublic areas of a federally controlled facility. Logical Access means routine, unsupervised access to a Level 3 or Level 4 federally controlled information system. The Contractor must make their personnel available at the place and time specified by the COR or Park Access Card Sponsor in order to initiate screening and background investigations.

1.3.1. Identification

Each Contractor employee performing work under this contract shall be issued a NPS Park Identification Card (ID) after successful completion of the USPP background check. See Attachment S019 for Park access and credentialing. To complete the background check employees must complete Attachment S018, USPP PIV Application. NPS Park IDs shall be worn at all times when Contractor employees are onsite.

At least two weeks before start of contract performance, the Contractor must identify all contractor and subcontractor personnel who will require [physical and/or logical] access for performance of work under this contract. Physical Access means routine, unescorted, or unmonitored access to nonpublic areas of a federally controlled facility. Logical Access means routine, unsupervised access to a Level 3 or Level 4 federally controlled information system.

1.3.1.1. Background Investigation

1. NO INDIVIDUAL THAT REPRESENTS A RISK OR THREAT TO NATIONAL SECURITY

AS DETERMINED BY THE GOVERNMENT SHALL BE EMPLOYED UNDER THIS

CONTRACT.

2. All contractor employees shall complete a U.S. Park Police Identification Card Application & Background Check Request Form (attached) must be submitted to the U.S. Park Police (USPP) at least (2) weeks in advance of the employment or work start date.

3. All criminal history must be included on the form. Although the main concern of the USPP is serious criminal activity, and/or appearance on terrorist watch lists, omission of minor criminal incidents is a credibility issue which will delay approval and may be cause for denial. Intentionally providing false information in any way will result in denial of the application.

4. Once the application is approved you will be required to arrange an appointment with USPP Administrative Support to have your photograph taken and ID card issued. You must come in person to Ellis Island Police Office for this appointment. Digital photographs will not be accepted via email.

5. ID cards will be valid for the anticipated term of the project or for a (1) year period for concessioners and long-term contractors.

6. A replacement ID card will not be issued unless the expired or damaged card is returned. If the ID card is lost or stolen a report must be immediately filed with the U.S Park Police. The USPP case number must be provided to the U.S. Park Police Administrative Secretary prior to issuance of the replacement card. Once the application is approved and prior to starting on-site training, all Contracted personnel will be interviewed by the COR.

7. All contractor employees shall have an ANACI background investigation initiated prior to the duty assignment of any contract employee. NPS will not require the ANACI adjudication prior to an employee being assigned to the contract. Contract employees must have their applications approved in E-QIP, by the NPS, before they are permitted to begin work on this contract." These background investigations will be conducted by the Government and shall include, but are not limited to, a criminal history check, a credit bureau check, and employment verification for the five (5) years prior to the year of employment. Evidence of any felony criminal conviction within the previous ten (10)-year period shall disqualify the prospective contractor employee from working at this site. Evidence of any criminal history shall immediately be brought to the attention of the COR.

8. As part of the ANACI background investigation, each employee working on this contract will be required to provide background information on the on-line Office of Personnel Management (OPM) E-QIP system. The Contractor shall provide a point-of-contact (POC) who will assist the Government with ensuring all Contractor employees are successfully processed through the E-QIP system in a timely fashion. The POC shall also ensure the contractor guards meet all processing deadlines set by the COR with respect to the ANACI background check. The Contractor shall bear the cost of the man-hours used to meet these deadlines. The name and number of this point-of-contact shall be given to the COR after this contract is awarded.

9. Prior to providing employee information to the Government for the ANACI background investigation, the Contractor shall conduct a criminal background and credit check on all employees who they wish to hire. If the applicant has serious misdemeanors, felonies, or a history of unpaid bills, the Contractor shall not continue to process this applicant for employment under this Contract. The Contractor is required to save all initial background checks in paper and PDF form. These documents shall be available to the COR upon request.

10. If there are questions about the suitability of an applicant's background, the Contractor shall contact OPM and/or the COR. If it is learned that a guard did not receive a successful ANACI adjudication, he/she shall immediately be removed from this contract.

1.4. Definitions

The following definitions unique to this requirement are provided here:

Minor Repair is defined as any work that does not require work in excess of $3,000.00 for an individual piece of equipment or equipment system.

Service Call (SC) as used in this PWS, is defined as a requirement for minor repairs under $3,000.00, and is completed as a firm-fixed price service. This work encompasses minor repair work for all facilities described in Section 2.3, which is brief in scope, and would not reasonably require separate job planning, estimating, or scheduling. Service Calls can involve any type of electrical, mechanical, or plumbing occupations or combination thereof. Service Calls require operation and maintenance work resulting from normal wear and tear and may be written for a work project of any value or cost up to $3,000.00. They are subject to the Service Contract Act (SCA) and must adhere to the incorporated Wage Determination(s) identified in the contract.

Work Order is defined as one-time work for repairs, maintenance, and rehabilitation that cannot be accomplished using Service Calls because the estimated cost of the work exceeds $3,000.00 and the estimated cost is less than $100,000.00 and is completed as a time & material service. Work Orders are for special work that falls with-in the services provided or equipment and systems serviced under this contract for all the facilities described in Section 2.2.1. The work is subject to They are subject to the Service Contract Act (SCA) and must adhere to the incorporated Wage Determination(s) identified in the contract. Only the Contracting Officer (not the Contracting Officer’s Representative (COR) or other NPS employee) can authorize and issue a Work Order. Work Orders are subject to negotiation. The Contacting Officer authorizes Work Orders through an authorization letter issued by the Contracting Officer and co-signed by the contractor. See Section 3.0.

Park is defined as the collective of the Statue of Liberty National Monument, including the Ellis Island Museum of Immigration (ELIS), New Immigration Building (ELIS), Administration Building (ELIS), Utility Building (ELIS), Incinerator Building (ELIS), Kitchen and Laundry Facility (ELIS), Park Screening Tent (ELIS), Bakery and Carpentry Facility (ELIS), Laundry and Outpatient Building (ELIS), Ferry Building (ELIS), Power House Building (ELIS), Fuel Oil Building (ELIS), Boat Fueling Building (ELIS), Ellis Island, Statue of Liberty, Pedestal, Fort Wood, Administrative Building, Statue of Liberty Museum (SOLM), Maintenance Building, Incinerator Building, Concession Building #38, Hills Concession Kiosk, Liberty Island, Shuttle Dock, Main Passenger Dock, Island Sewer System, Electrical and Water Distribution, Liberty State Park Screening Facility, and Battery Park Screening Facility.

2 OPERATIONS MAINTENANCE SERVICES (CLIN 0010, Firm-Fixed Price)

2.1. Operation of the HVAC Systems

The Contractor shall supply all labor, supervision, materials and equipment necessary to operate, maintain and repair the boilers, temporary chiller and related equipment and apparatuses 7 days a week 24 hours a day as specified herein. The Contractor shall perform operational checks in accordance with the New Jersey Department of Environmental Protection (NJDEP) regulations and guidelines and New York State Department of Environmental Protection (NYDEP).

Systems include all related and incidental components and apparatus required for a safe and complete operation of the designed equipment. The following is a list of the Systems at the STLI Park:

• Hi-Pressure Steam boilers

• Oil and gas burners

• Oil pumps

• Fans, heat exchangers

• Hot water lines

• Hot water storage tanks

• Feed pumps

• Condensate pumps

• Circulating pumps

• Controls and associated components

• Draft fans

• Air compressor Modules

• Expansion tanks

• Corrosion inhibitors

• Air separators

• Heating coils

• Demineralizer systems

See Attachment S001 for detailed list of equipment requiring maintenance services under this contract.

All materials, supplies, and parts furnished shall meet or exceed the standards required by the manufacturer’s original part and comply with the applicable standards of the National Board of Underwriters, the American Standard Association, Underwriters’ Laboratories, Inc., the Warm Air Conditioning Association, and respective manufacturer’s standards.

Operations shall be in accordance with the laws and regulations set forth by the NJDEP and the site specific NJDEP Operating Permit, and the NYDEP and the site specific NYDEP Operating Permit.

Sections VI of the ASME Boiler and Pressure Vessel Code (BPVC) Section VI., Recommended Rules for the Care and Operation of Heating Boilers, and Unified Facilities Criteria (UFC) 3-410-06N, Central Heating Plants Operation and Maintenance. For inspection and certification purposes the government shall utilize as a guide, UFC 3-430-07, Operations and Maintenance: Inspection and Certification of Boilers and Unfired Pressure Vessels, With Change 5. The Contractor shall assist and perform all services required of an independent inspector as required and outlined in UFC 3-430-07.

A partial list of procedures and standards for HVAC operation and maintenance are prescribed in Attachment S002, References, Directives, and Other Documents.

The Contractor is responsible for completing NJDEP Online: NOx RACT Certification Confirmation, and inputting of data per the NJDEP Bureau of Stationary Sources, http://www.state.nj.us/dep/aqpp, for boiler certification compliance reporting, to comply with the requirements of the State of New Jersey. The http://www.state.nj.us/dep/aqpp

Contractor is responsible for completing NOx RACT Certification per subpart 227-2.6 of part two hundred twenty-seven of title six of the New York codes, rules and regulations to comply with the requirements of the State of New York.

The Contractor operating of the equipment or source operation adjusted pursuant to (a) above shall ensure that each adjustment is recorded in a logbook or computer data system and retained for a minimum of five years, to be made readily accessible to the NJDEP upon request. Such record shall contain the following information for each adjustment:

1. The date of the adjustment and the times at which it began and ended;

2. The name, title and affiliation of the person who made the adjustment;

3. The NOX and CO concentrations in the effluent stream, in ppmvd, before and after each actual adjustment was made;

4. The concentration of O2 (in percent dry basis) at which the CO and NOx concentrations were measured pursuant to Item 3 above;

5. A description of any corrective action taken;

6. Results from any subsequent tests performed after taking any corrective action, including concentrations and converted emission values in pounds per million BTU (lb/MM BTU);

7. The type and amount of fuel used over the 12 months prior to the annual adjustment; and

8. Any other information which the NJDEP or the EPA has required as a condition of approval of any permit or certificate issued for the equipment or source operation.

2.2. HVAC Operation System

The Contractor shall employ a system to identify and alert the Contractor regarding upcoming maintenance/service tasks and to document maintenance/service tasks already completed. The proposed system(s) shall identify labor hours and skills, planned and actual hours used for specific tasks, and shall provide estimates regarding staffing levels and completion times for the purpose of assuring adequate resource availability.

2.2.1. HVAC Plant Operation Log Sheets

Information required on log sheets includes but is not limited to date, time, operator, system/equipment operated, system/equipment status, running times, general condition, and all information specified by each equipment manufacturer. When applicable, equipment and systems, which were secured for an extended period, such as performing scheduled maintenance, a remark shall be included on the log sheet to that effect.

The Contractor shall maintain log sheets on file and present them to the COR for inspection, upon request.

The Contractor shall be responsible for the reproduction of log sheets in sufficient quantities to meet daily requirements.

All logs and forms retained by the Contractor shall be turned over to the COR within ten (10) days after the close of contract. Final Payment will be based on receipt and acceptance of this deliverable.

2.2.2. Maintenance Equipment Forms

The Contractor shall fill out and keep a record of all equipment on a Maintenance Equipment Form.

2.2.3. Operation of Non-Certified Boilers or Unfired Pressure Vessels

The Contractor shall not operate any boilers that have not been inspected during the previous twelve months, or any unfired pressure vessels which do not have a valid inspection certification. In addition, the COR shall be notified prior to repair of a pressure part or any major modification to boilers, control equipment, or auxiliaries. The affected equipment shall not be placed back into operation until written authorization is received from a certified boiler inspector.

The Contractor shall notify the COR when the equipment is ready for inspection. The Contractor shall provide labor, equipment, materials and tools to assist the certified boiler inspector. This is paid for under the Firm Fixed portion of the contract Item Operation of HVAC Systems.

2.2.4. Emergencies

The Contractor shall notify the COR within four (4) hours, when any boiler cannot be placed on-line due to equipment failure. Emergencies (e.g., loss of winter heating capability) shall be reported with fifteen

(15) minutes. Notification shall be by the most expeditious means.

2.2.5. Instrumentation and Control System

The Contractor shall maintain all Instrumentation and Controls required for the operation of the hot water boilers, including all safety interlocks, operating controls mechanical and electrical, the demineralizer system, chemical hot water treatment systems.

The Contractor shall calibrate all pressure, temperature gauge and/or controls that are in question. The equipment shall be calibrated over its full range per the manufacturer’s published data. All tests shall be in accordance with applicable ASME an UL provisions.

2.2.6. Fuel Oil Tank

Ellis Island the steam boilers can be oil-fired and utilizes No. 2 fuel oil. The three 10,000-gallon AST fuel oil tank(s) are located adjacent to the powerhouse. The oil tank(s) are primarily used by the Park Boats and NPS equipment for their operation.

Liberty Island the forced hot water boilers utilizes No. 2 fuel. The five 4,400-gallon AST fuel tank(s) are located in the Liberty Island Maintenance yard in Building #39. The oil tanks are primarily used for heating. The Contractor shall take daily readings of the fuel tank and send to the COR.

The Contractor, under the Firm Fixed Portion of this contract, is responsible for maintaining all pumps, valves, piping, filters, meters, and any related and incidental equipment of the fuel supply system. The Contractor will be responsible to assist in re fueling of Liberty Island fuel tanks. The fueling of fuel tanks will be handled by the NPS. The Contractor will assist with fueling and monitoring the tank levels. The Contractors will take fuel tank readings daily during the months from September 1 to May 1, during the months of May to September the contract shall send tank readings to the designated NPS individual. The Contractor is responsible to maintain the underground fuel lines and all equipment associated with the fuel system. The Contractor shall complete all testing and compliance for underground fuel lines. The Contractor shall provide hydrostatic test crew and equipment on the two double walled fuel pipelines as per the manufacturer’s specifications each year of the contract. Provide an electronic report with NJ professional engineer review and recommendations. The fuel system is connected to the Computrols (CBAS), and the Contractor is responsible to monitor leak detection.

The Liberty underground fuel lines in Liberty Island to all the structures is approximately 1160 linear feet that shall be tested.

The Contractor shall complete fuel spill mitigation of 5 gallons or less.

The Contractor shall test the fuel tank for sludge and/or water accumulation once each year. If more than one inch of water has accumulated in the bottom of a tank, the Contractor shall pump, siphon, or drain out the water. If sludge accumulation is detected, either by testing or by the irregular burning of the fuel, the Contractor shall empty and clean the fuel tank. A written report shall be given the COR within 5 days after all tank tests have been completed.

Water, fuel or sludge removed from the tank shall be disposed of by the Contractor in accordance with applicable Government regulations. When the fuel tank has been identified for pumping of sludge, the Contractor shall notify the CO in writing not less than five (5) working days in advance.

2.2.7. Gas Distribution System

The Contractor is responsible for maintaining, inspecting, and testing all gas distribution piping, valves, safety devices, cathodic protection, strainers, interlocks and any incidental and related components or apparatuses that are directly related to the operation of the Boilers located in the Powerhouse at Ellis Island. The Contractor shall submit inspection and testing reports to the COR on a monthly basis.

The subject pipeline is approximately 1700 feet of 8-inch underwater pipe extending from PSE&G valve located on the shoreline of Liberty Park, Jersey City, New Jersey to its terminus at the Ellis Island power plant. The cathodic protection system consists of one (1) string of four (4) 3-inch by 60-inch, high silicon, cast iron anodes energized by an air-cooled, 20-volt, 10-amprectifier unit. The system was installed in 2008.

2.2.8. Water Treatment

Contractor will be performing the monthly chemical conditioning of boiler water as well as all chilled/hot water systems and associated piping for the closed loop system(s) of the utility Plant. Monthly conditioning will consist of testing the water PH balance and adjusting chemical condition to insure proper

PH balance. Water shall be monitored and tested for hardness and treated accordingly to soften the water to prevent excessive corrosion. All treatment to the various systems will be conducted with the least amount of down time to the system. UFC 3-230-13, Industrial Water Treatment Operation and Maintenance, provides thorough coverage of water treatment subjects and should be referenced if greater information is required.

The Contractor shall each month submit to the COR or his representative a copy of the monthly maintenance of all boiler chemical treatments as to the PH reading prior to any adjustment to the chemical balance and after chemical conditioning adjustments are made to the system.

Maintain PH balance according to the manufacturer’s recommendations. Boilers not used after the heating season shall be treated prior to season shutdown. All chilled/hot water heating systems shall be maintained year-round. In addition to the monthly reports, the Contractor shall submit semi-annually, a report on the boilers that are in service year-round, a complete boiler feedwater report from a “Qualified Boiler Feedwater Chemist”. For boilers used only for seasonal heating, the report shall be submitted annually.

The Contractor shall be responsible for furnishing and applying all necessary chemicals as well as maintaining and adjusting all chemical feeding equipment. All services are to be conducted by trained personnel schooled in the proper handling and application of all chemicals(s) to be used in the water treatment process, as well as all equipment used in the feeding of chemicals and testing of water systems.

See Section 2.5.4.13.1, Hazardous Substance Management Plan, regarding submittal of Material Safety Data Sheet.

The Contractor shall operate and maintain all HVAC (Heating, Ventilation, and Air Conditioning) equipment required for a complete HVAC Utility, wherever located at the Facilities. The Contractor shall operate and maintain the high-pressure steam boilers in accordance with the manufacturer’s requirements and NJDEP permit(s) and Inspection reports.

2.2.9. Permitting and Employee Notice

The Contractor shall obtain NJDEP permits which require the Contractor to work directly with NJDEP staff inspectors to complete all NJDEP plant inspections and reporting. All NJDEP Reports are the property of the Government, all original documents shall be furnished to the COR within (2) working days of receipt of the report. The Contractor shall maintain copies of these reports during the contract period.

The Contractor’s operating staff shall fully comply with all requirements of the NJDEP permit(s). The Contractor shall be responsible to pay and/or reimburse the U.S. Government for NJDEP penalties that are assessed against the Federal Government for the Contractor’s failure to meet the requirements.

Failure of the Contractor to comply with the requirements of the permits shall not only subject the Contractor to monetary penalties from the State of New Jersey Department of Environmental Protection but will also require the Contractor to pay and/or reimburse the Government for NJDEP penalties which are assessed against the Federal Government for any permitting violations incurred during contract performance.

Only currently NJDEP Certified Boiler Operators/Engineers are allowed to conduct work described in Section 2 of this document. Prior to any employee/subcontractor working on site conducting the work described in Section 2, the Contractor shall provide to the COR proof of current certifications.

Upon final review of all documentation the government may require the Contractor to permanently remove from this site Contractor staff who failed to comply with the NJDEP permit requirements. Within 14 days of award of this contract the Contractor shall issue a memorandum to all of their staff who are directly affected by this and all other contract requirements. Contractor employees shall sign acknowledgement of receipt of this memorandum. A copy of the memorandum and a copy of the receipt shall be submitted to the COR.

2.3. Preventive Maintenance and Service Calls under $3,000

2.3.1. Description of Facilities

The Contractor shall perform Utilities Maintenance work at the facilities and related utilities, in the buildings listed in Sections 2.3.1.1 through 2.3.1.2. Historical data of STLI utilities maintenance can be found in Attachment S004.

2.3.1.1. Utilities Maintenance Work Buildings

The Contractor shall perform Utilities Maintenance work at the facilities and structures listed in Tables 2.A and 2.B, below for the following list of equipment and systems at the Park:

• All air-conditioning equipment and systems,

• All air-handling/distribution equipment and systems,

• All domestic water equipment and systems,

• All electrical equipment, lighting, bus duct systems and switchgear systems, electrical panels and sub panels, circuit breaker disconnects,

• Emergency generators, transformers, etc.,

• All fire protection equipment and systems,

• All steam systems and equipment, both high and low pressure,

• All heating equipment, ductwork, and systems,

• All HVAC system controls, ductwork and monitoring equipment,

• All sanitary sewage equipment and systems,

• All drainage equipment and systems,

• All underground utility systems, and

• All motors, pumps, valves, tanks, etc.

See Attachment S001 for the complete list of equipment and systems. See Attachment S004, for historical data on utilities maintenance completed for the Park.

Table 2.A – Ellis Island Buildings/Systems

Table 2.A –Ellis Island STLI Buildings/Systems

DESCRIPTION APPROX. FLOOR AREA (SF)

Modular Units USPP 480

Ellis Maintenance Garage 1,800

Laundry and Outpatient Building 4,800

Ferry Building 9,125

Bakery and Carpentry Facility 10,500

New Immigration Building 14,500

Power House 20,500

Kitchen and Laundry Facility 34,000

Main Immigration Building (includes utility tunnels 260,149

Ellis Bridge No floor area

Island Electrical Distribution System No floor area

Island Emergency Generator No floor area

Island Lighting System No floor area

Island Sewer System No floor area - sewer line-1,000 linear feet (LFT), manholes-6, lift stations and grinders-4

Island Water Distribution System No floor area

Vessel barge No floor area

Visitor Boat Dock/Canopy No floor area

Table 2.B – Liberty Island Buildings/Systems

Table 2.B – Liberty Island STLI Buildings/Systems

DESCRIPTION APPROX. FLOOR AREA (SF)

STLI002 Hills Concession Kiosk 625

Emergency Generator Building 693

Liberty Island Screening Tent 1,568

Power House #40 1,600

Modular Units (restrooms, locker and break rooms) 2,160

Liberty Island Screening Building 3,990

Maintenance Building #39 4,100

Administrative Building #37 HS-65 6,000

STLI002 Concession Building #38 HS-66 18,592

Pedestal STLI-01 with emergency generator 23,817

Statue of Liberty Museum (SOLM) & Green Roof 24,000

Fort Wood HS-67 47,634

Liberty Island Fuel Oil system and manifold 1,229 LFT

Island Electrical Distribution System No floor area

Island Emergency Generator No floor area

Island Lighting System No floor area

Island Sewer System (includes all lift stations and grinders)

No floor area - sewer line-900 LFT, manholes-7, lift stations-1, muffin monster grinder-3

Island Water Distribution System No floor area

Main Passenger Dock No floor area

Shuttle Dock No floor area

Statue of Liberty STLI-01 (approx. 70,000 cubic ft) No explicit floor area

2.3.1.2. Off-Site and Screening Facilities

The Contractor shall perform maintenance of the Off-Site and Screening Facilities buildings and systems listed below in Table 2.C for the following equipment:

• Entire HVAC system, filters, units, drives, belts, ductwork),

• Electrical systems including feed, panels, outlets, and lights

• Fire Alarm System per the NFPA

Table 2.C – Off-Site and Screening Buildings/Systems

Table 2.C – Off-Site and Screening Buildings/Systems

DESCRIPTION APPROX. FLOOR AREA (SF)

Liberty State Park Screening Facility 4,150

Battery Park Screening Facility 9,0880

The Contractor is not responsible for maintaining the interior and exterior fabric, hardware, masonry, carpentry, and other related building and structure components. See Attachment S014.

2.3.1.3. Planned Future Facilities, Structures, Utilities

The Government reserves the right to add work that is within the scope for any newly restored facilities, structures, and/or utilities at Ellis Island and Liberty Island. If the addition of work occurs under these circumstances, the Contractor may request an equitable adjustment in accordance with the terms and conditions of this contract. The Park currently knows of only a few planned and future buildings and systems which are listed in Table 2.D below. The Park does not have a timeline for when these buildings and systems will be completed.

Table 2.D – Planned and Future Buildings/Systems

Table 2.D – Planned and Future Buildings/Systems

DESCRIPTION APPROX. FLOOR AREA (SF)

Pier A NPS Screening Facility 3,840

MIO Screening Facility TBD

2.3.1.4. Facilities Not Included

Maintenance of electrical service from existing distribution panels to devices and equipment (including raceway, wiring and disconnects) located in concession-leased space is the responsibility of the concession leaseholder. However, the Contractor is responsible for the maintenance of the heating, ventilating, and air conditioning (HVAC) systems serving the entire building.

Maintenance of other HVAC systems installed to serve only concession leased spaces is the responsibility of the concessioner. Air handlers, make up air units, VAV boxes, fan powered boxes, HVAC controls, fire alarm, exhaust fans, and Computrol’s (CBAS) in the concessions building is included in the contract.

The Concessions Pavilion and its systems are not included in the contract.

Maintenance of the plumbing systems and equipment (including piping, valves and fixtures) located within the concession leased space are the responsibility of the concession lease holder.

The contractor shall not complete maintenance work for any concessioners under this contract.

Maintenance of equipment/devices (located on the roof or elsewhere) specifically serving refrigeration equipment owned by or used exclusively by the concessioner shall be the responsibility of the concessioner. This includes, but is not limited to, all rooftop condensing units, electrical and piping associated with remote condensing units serving refrigerators and freezers in or adjacent to the concessions building.

2.3.2. Preventive Maintenance

The objective of the Preventive Maintenance Program is to minimize malfunction, breakdowns, and deterioration, and maximize the operational efficiency, useful lifecycle, and safety of NPS property. At a minimum, the program consists of inspection, cleaning, lubrication, adjustment, calibration, and minor part and component replacement (e.g., filters, belts, hoses, fluids, bearings, oil, and grease) as required minimizing malfunction, breakdown and deterioration of equipment.

The Contractor shall develop a Preventive Maintenance Tracking System, prepare and provide Semi- Annual, Monthly and Weekly Work Schedules, and perform basic Preventive Maintenance (PM) on the equipment covered in this contract.

2.3.3. Seasonal Preventive Maintenance

Required Seasonal Maintenance includes:

1. Annual boiler cleaning, inspection, and certification

2. Annual fire pump flow test

3. Annual fire detection utility test

4. Annual fire suppression test

5. Standard for control units and accessories for fire alarm systems

Annual PMs for HVAC equipment shall be scheduled to coincide with the periods immediately before the heating and cooling seasons. More frequent heating season PMs shall be scheduled for performance during the period 15 October to 15 May. More frequent cooling season PMs shall be scheduled for performance during the period 15 May to 15 October. PM inspections for all other equipment may be scheduled at the Contractor's discretion unless specific requirements or restrictions are included elsewhere in the contract.

The contractor shall submit a written report the PM test and work that was completed to the COR.

2.3.3.1. Seasonal Maintenance Schedule

Within 30 days after contract, award and prior to the start of work the Contractor shall submit a Seasonal Maintenance schedule for Annual Boiler Cleaning, Inspection, and Certification, Startup/ Shutdown of HVAC Systems, Annual Fire Detection, Annual Fire Suppression, and Fire Pump Flow test services. The schedule shall include copies of the Contractor's proposed forms for reporting seasonal maintenance by type and location.

Once the Contractor is seasonal maintenance schedule is approved by the COR, the seasonal maintenance work shall be performed by the Contractor without further authorization from the COR. The Contractor shall strictly adhere to the scheduled seasonal maintenance performance dates to facilitate Government verification of work. This schedule shall be submitted to the COR on a timeline chart indicating the scheduled dates work shall be performed, equipment number and type of work.

If schedule changes are required, the Contractor shall comply with the same procedures used for changes to Preventive Maintenance (PM).

2.3.3.2. Annual Boiler Cleaning, Inspection, and Certification

The Contractor shall perform an annual boiler cleaning and obtain inspection and certification by the New Jersey Mechanical Inspection Bureau of Boiler and Pressure Vessel Compliance (BB&PVC) before the start of the heating season (15 October) in accordance with the requirements in Attachment S003. The low-pressure steam utility that services many areas throughout Ellis Island is part of the heating system.

The Contractor shall place the system into full operation at the start of each season and shut down the system at the end of the heating season. Schedule all maintenance for this system during the off-season.

See Attachment S013 for List of Certificates of the Vessels Requiring Inspection and Certification.

2.3.3.3. Annual Fire Pump Flow Test

The contractor shall conduct annual Fire Pump Flow Test of ALL Fire Pumps that are Located on Ellis and Liberty Islands as required by and outlined by the NFPA. The contractor shall coordinate the tests with the COR to ensure that the tests are preformed after hours. All reports pertaining to the tests shall be immediately provided to the COR. The contractor shall maintain a copy of the reports for their records.

2.3.3.4. Annual Fire Detection Utility Test

The Contractor shall conduct Annual Fire Detection Utility Test for all devices, components, and apparatuses in all structures on Ellis Island and Liberty Island. The tests shall be performed as outlined by the NFPA and in accordance with NFPA regulations. Certified CSIMON Fire Control Panel (FCP) technicians must accomplish the test. If a defective device, component, or apparatus is discovered during the test, the contractor shall immediately replace the device as part of this test and contract. The contractor will obtain certifications for all newly replaced equipment according to the NFPA regulations. All reports pertaining to the tests shall be immediately provided to the COR. The contractor shall maintain a copy of the reports for their records.

2.3.3.5. Annual Fire Suppression Test

The Contractor shall conduct Annual Fire Suppression Utility Test for all Fire Suppression equipment and devices in all structures on Ellis Island and Liberty Islands. The tests shall be performed as outlined by the NFPA and in accordance with NFPA regulations. The test must be accomplished by certified CSIMON Fire Control Panel (FCP) technicians and with certified Fire Suppression technicians. All reports pertaining to the tests shall be immediately provided to theca. The contractor shall maintain a copy of the reports for their records.

Perform seasonal maintenance testing and inspections in accordance with the codes listed in Table 2.E below:

Table 2.E – Fire Suppression Testing Codes

Table 2.E – Fire Suppression Testing Codes

CODE TITLE

NFPA 22 Water Tank NFPA 25 Standard for the Inspection, Testing, and Maintenance of Water-Based Fire

Protection Systems NFPA 72 National Fire Alarm Code ® NFPA 92 Chapter 8 Smoke Control NFPA 110 Standard for Emergency and Standby Power Systems (2016), Chapter 8

Emergency Generators NFPA 909 Code for the Protection of Cultural Resource Properties – Museums, Libraries, and Places of Worship NFPA 914 Code for the Protection of Historic Structures UL 864, 10th Edition Standard for Control Units and Accessories for Fire Alarm Systems

**Applicable to the Park’s Systems

2.3.4. Service Calls $3,000 and Under

See section 1.4 for the definition of a Service Call.

During the performance of scheduled PM work, the Contractor shall complete all minor repair requirements identified as a result of the preventive maintenance inspection or other work performed under this contract. Minor Repairs are defined in Section 1.4.

If required minor repairs are identified which exceed $3,000.00, the contractor is required to provide such information to the COR as part of the PM Report, who would then pass to the Contracting Officer. The Contracting Officer may negotiate/issue a Work Order to order the required repairs if it determined to be in the Government's best interests.

If the contractor, during the performance of scheduled PM work, identifies PM Minor Repair work that requires immediate repair, it shall notify the COR of by telephone or email. The COR and the Contracting Officer will confer with the Contractor to determine the appropriate course of action, and the method (if any) to be utilized to affect the repair (Service Call or Work Order).

If a Service Call will require the any removal, alteration, or disturbance of any part of the architectural, or structural portion of a facility (construction) in order to successfully complete the Service Call, the Contractor shall immediately notify the Contracting Officer of the need for these services. The Contracting Officer will then determine whether or not the work can be completed incidental to the Service Call, or if it will need to be completed as a separate purchase order.

The contractor and any subcontractors shall not subcontract work to other onsite contractors for any portion of work identified in a Service Call under this contract. The nature of the circumstances resulting in the requirement for the Service Call is irrelevant (e.g., requirements may be generated as a result of normal wear and tear, acts of God, improper system operation, manufacturer/construction defects - despite warranty status, vandalism, etc.).

Service Calls will be issued by the COR or other authorized Government representative.

Service Calls may be used by the Government to order troubleshooting work involving diagnosis and analysis of actual or potential problems at the Facilities (rather than actually repair a specific problem).

With such Service Calls, the Contractor shall identify the problem(s) (if there is one) and outline the solution(s) proposed in writing; this document shall include a statement regarding whether in the Contractor's opinion the corrective work can be accomplished with an additional Service Call or requires a Work Order.

2.3.4.1. Service Call Materials

The Contractor shall maintain adequate materials, parts, and equipment, to perform work in accordance with the timeliness requirements specified. The Contractor shall notify the COR immediately whenever the Contractor is having a problem securing needed materials, parts, or equipment.

2.3.4.2. Service Call Procedures

The Contractor shall pick up Service…