Attachment 10 _ ATL Facility Plan.pdf

REQUEST FOR PROPOSALS

ATL SOLICITATION # 26-002

TRANSIT OPERATIONS AND MAINTENANCE SERVICES

For ATLANTA-REGION TRANSIT LINK AUTHORITY and

GWINNETT COUNTY

ATTACHMENT 10

CONTENTS

ATL Facility Plan

Xpress Facility Maintenance Plan Page 1 ATL Document February 14, 2025

Xpress Facility Maintenance Plan Atlanta-Region Transit Link Authority (ATL)

Xpress Commuter Service

Xpress Facility Maintenance Plan Page 2

Facility Maintenance Plan Revision Notification:

Date Revision Number Summary

12/05/17 001 Originally produced November 25, 2015

01/04/18 002 Updated

02/20/18 003 Updated

02/26/18 004 Updated

04/23/20 005 Updated

08/31/20 006 Changed SRTA to ATL

12/30/21 007 Yearly Updates and Split Document

02/14/25 008 Updates to Reflect New Equipment

Notification of Revisions Within the Plan:

Date Revision Number Summary

05/09/2016 16-2 GRTA Semi-Annual Inspection Form change to Annual.

Misc. PM additions and corrections. Updated monthly required reports to be consistent with contract.

10/09/2018 18-2 Changed P&R HVAC service to semi-annually.

04/23/2020 20-1 Revamped plan to align with current and future operations

08/31/2020 20-2 Changed SRTA references to ATL to reflect agency change

12/30/2021 21-1 Yearly Updates and Split Document

02/14/2025 25-1 Plan Updated

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TABLE OF CONTENTS

Page#

Revision Notifications

Table of Contents

Section Topic 1 Introduction 5

1.1 Overview 5

1.2 Safety 5

1.3 Facility Maintenance Plan Timeframe 6

1.4 Definition of Terms 6

1.5 ATL Staff Contact Information 6

1.6 Property Management Procedures 7

2 Mission Goals/Objectives 8

2.1 Mission Goals/Objectives 8

2.2

Facilities Management Goal

3 Facilities and Equipment Maintenance Plan 8

3.1 Notice of OEM Standards 8

3.2 Mission-Critical Facility Items 8

3.3 Facility Management Goals 9

3.4 Facilities Maintenance Organization 11

3.5 3.6 3.7

Facilities Staffing Facilities Security Program Facility Maintenance Plan

4 Asset Inspection Standards 13

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4.1 South Ops Facility Standards Policy 13

4.2 Facility Replacement Policy 14

4.3 HVAC 14

4.4 Electrical (includes EV Chargers) 23

4.5 4.6 4.7 4.8 4.9 4.10

Plumbing Fire Protection Building Exterior - Roof Building Exterior - Walls, Windows, and Doors Facility Site Specialty Equipment

5 Park & Ride Lots 36

5.1 Park & Ride Lots 36

5.2

5.3

Useful Life and Maintenance Requirements by Component Conclusion

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1. Introduction

1.1. Overview

The purpose of the ATL Facility Maintenance Plan is to outline the required maintenance policies and procedures for maintaining Xpress-related facilities. It is also intended to meet or exceed ATL’s requirement to FTA for oversight, maintenance, and control of the federal interest in the Xpress assets. Therefore, all Contractors to ATL Xpress are required to meet or exceed the requirements listed herein.

ATL expects that every member of the Contractor’s Team, both management and employees, to be familiar with the Facility Maintenance Plan and be committed to its directives. Adhering to these procedures will ensure that ATL services are of the highest quality and those delivering the services will find their jobs more rewarding as a result.

ATL considers its service Contractors to be our business partners. As partners, ATL welcomes the comments and suggestions of our Contractors and their personnel on how we may improve the methods by which we design and manage ATL properties.

All requests for information or questions concerning the ATL Facility Maintenance Plan should be directed to the Transit Operations Manager. The Xpress Facility Maintenance Plan has been reviewed and approved by the Atlanta Transit Link Authority management.

1.2. Safety

The primary concern of all ATL personnel and Contractors are for the safety of its customers and all employees (ATL and Contractor).

ATL’s Quality Assurance Specialists monitor maintenance activities to ensure all personnel have received the appropriate safety training, use the appropriate protective equipment, and know how to operate all emergency equipment.

Safety Data Sheets (SDS) must be on file for any chemicals to be used by ATL or Contractor personnel.

ATL safety related objectives include:

• Each Contractor is responsible for personal safety and accountable for employee safety and safety performance by providing a safe, clean, and organized work environment.

ATL contacts for safety related questions are provided in 1.5 below.

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1.3. Facility Maintenance Plan Timeframe

This is intended to be a living document that requires updating, as appropriate, with respect to any changes in the environment in which the Xpress service operates. The second page of this document contains the dates of any revisions.

1.4. Definition of Terms

• CobbLinc - a public transit property contracted with ATL to operate Xpress. CobbLinc in turn contracts with Transdev for operation and maintenance services.

• GCT – Gwinnett County Transit, a public transit property, shares a facility with ATL Xpress.

• ATL – Atlanta-Region Transit Link Authority, an executive branch Authority of the State of

Georgia.

• Transdev North America - a private transit operation and maintenance company, contracted with ATL to operate Xpress.

• Xpress – a public transportation, commuter bus service in metro-Atlanta, operated by a private transit contractor.

• TAM – Transit Asset Management plan

• FTA – Federal Transit Administration

• XPRESS – Commuter bus service operated by ATL

1.5. ATL Staff Contact Information

Chief Transit Officer Gail Franklin 404-893-3019 GFranklin@atltransit.ga.gov

Transit Operations Manager Richard Wallace 404-893-3029 rwallace@atltransit.ga.gov

Transit Program Manager Chief Safety Officer Darryl Howell 404-893-3024 dhowell@atltransit.ga.gov

Building and Facilities Superintendent E. B. Chacon 404-893-3022 echacon@atltransit.ga.gov

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Facilities & Maintenance Specialist Anthony Lyons 404-893-3026 alyons@atltransit.ga.gov

Facilities & Maintenance Specialist George Wright 404-893-2122 gwright@atltransit.ga.gov

1.6 Property Management Procedures

GRTA, for FY2023, 2024 and FY2025 did not own or have federal interest in any property. The ATL, for FY2023, FY2024 and FY2025, does own and have federal interest in several properties. The ATL does not have any excess real property.

The ATL, as a grantee of the FTA and a subgrantee to GRTA, is required to notify FTA when property is removed from the service originally intended at grant approval or if property is put to additional or substitute uses.

If FTA funded real property is no longer needed for any transit purpose the ATL is required to prepare or update an excess property inventory and utilization plan for grants awarded prior to December 26, 2014 and real property inventory for grants awarded after December 26, 2014. The plan should identify and explain the reason for excess property. FTA C 5010.1F describes that the real property list should include such things as: property location, summary of conditions on the title, original acquisition cost, federal and non-federal participation ratio, FTA grant number, appraised value and date, brief description of improvements, current use of the property, and anticipated disposition or action proposed.

The ATL maintains a Facility Maintenance Plan.

Incidental Use and Utilization of Real Property for Intended Purpose follow a specific process described below:

Park and Ride lots utilized by Xpress commuter bus service are monitored by Transit Operations staff per an established schedule to ensure there is no unauthorized use of the Park and Ride Lots.

Incidental Use requests received by the ATL are directed to the Transit Operations Manager, Legal, and/or Compliance. Compliance, in coordination with Transit Operations completes the FTA Region IV Incidental Use Request; this may require support from other business units to provide the required information. The completed Incidental Use Request is reviewed by Transit Operations, Compliance, Legal, and Executive Management prior to submittal to FTA for review and concurrence.

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2. Mission and Goals

2.1. Mission

The mission of Facilities Maintenance is to enhance the customer experience by maintaining equipment and facilities in a proper state of repair and to provide Xpress’s customers with facilities that are safe, well maintained, and are in convenient locations. Being in convenient locations encourages Xpress ridership.

2.2 Facilities Management Goals

The goal of Facilities Management is to maintain the ATL facilities in a high state of repair.

Also, to ensure a state of good repair for rolling stock, it is essential to maintain shop equipment to a high standard. Lifts must work properly and be safe, the bus wash must clean, and vehicles must be fueled in a timely and orderly manner.

ATL utilizes State owned Park and Ride Lot facilities, some leased facilities, and other agency operating/maintenance facilities. It includes, but is not limited to fixed station equipment, parking lot paving and striping, communications systems, fencing, and lighting.

3. Facilities and Equipment Maintenance Plan

3.1. Notice of OEM Standards

All equipment is to be maintained to OEM (Original Equipment Manufacturer) standards or better. This includes preventive maintenance schedules and procedures, scheduled and unscheduled maintenance. If there is a deviation due to a special circumstance, the contractor must make a request in writing to the ATL Fleet Manager for approval to deviate.

Contractors are to maintain documentation that equipment PMI’s have been performed and the respective date. The documentation must be in a Microsoft readable electronic format and available to ATL staff upon request.

3.2. Mission-Critical Facility Items

Contractors are to give special consideration to items that are deemed as being critical to providing daily services. Such items include but are not limited to:

• Buildings

• Passenger stations/shelters

• Parking lots

• Electric distribution and control equipment

• Electric bus chargers

• Plumbing systems

• Overhead doors

• Vehicle maintenance lifts

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• Vehicle washers and wash water recycling systems

• Heating and/or air conditioning units

• Security equipment

• All fueling related equipment

• Other fluids pertinent to operation of vehicles and or buildings

• Oil/Water Separators

• Storm Water retention basins and outfalls

3.3. Current and Planned Facilities

Current Facilities:

The newest owned bus maintenance facility is the South Ops facility which opened in March 2017 and is located at 5250 Frontage Road, Forest Park, GA 30297.

Xpress also operates out of 27 Park-n-Ride lots, 13 of which are owned and maintained by ATL and mainly concentrated in the south Atlanta metro area, the Georgia 400 corridor, and the I-75/I-575 corridors.

Shown below is a list of current Park and Rides.

Park and Ride Lot Address Interagency

McDonough 1059 Industrial Parkway, McDonough, GA 30253

(Henry County)

Hewatt Road 2180 Stone Drive, Snellville, GA 30039 (Gwinnett County)

Douglas Co. Multi- Modal Center

8880 Dorris Drive, Douglasville, GA 30134

(Douglas County)

Acworth 6045 Lake Acworth Drive, Acworth, GA

30101 (Cobb County)

West Conyers (Sigman Road)

911 Chambers Drive, Conyers, GA 30012

(Rockdale County)

Union City Royal South Parkway, Atlanta, GA

30449 (Fulton County)

Leased

Mall of Georgia 3333 Buford Drive, Buford, GA 30519 (Gwinnett County)

Dacula (Hebron Baptist)

202 Hebron Church Road Dacula, GA 30019 (Gwinnett County)

Snellville (First Baptist Church

2400 Main St.E, Snellville, GA 30078 (Gwinnett County)

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Stone Mountain Park 1475 East Park Place

Stone Mountain, GA 30087 (Gwinnett County)

BrandsMart 4000 Mount Zion Parkway Stockbridge, GA 30281

(Henry County)

Hampton 104 Woosley Road, Hampton GA 30228 (Henry County)

East Conyers (Springfield Baptist Church

1877 Iris Drive, S.E, Conyers, GA 30013-1816 (Rockdale County)

Woodstock (His Hands Church)

550 Molly Lane, Woodstock, GA 30189 (Cherokee County)

Owned

Cumming 163 Deputy Bill Cantrell Memorial Rd

30040 (Forsyth County)

Riverdale 6842 Lamar Hutchinson Pkwy.

Riverdale, GA (Clayton County)

Powder Springs 5100 Powder Springs-Dallas Road, Powder Springs, GA 30127 (Cobb County)

Town Center-Big Shanty

3019 George Busbee Parkway Kennesaw, GA 30144

(Cobb County)

Hickory Grove 2018 Hickory Grove Road, Acworth, GA

30102 (Cobb County)

Hamilton Mill 3220 Sardis Church Road, Buford GA

30519 (Gwinnett County)

Panola Road 5290 Minola Road, Lithonia, GA 30038 (Dekalb County)

Stockbridge 656 Highway 138 West, Stockbridge, GA

(Henry County)

Jonesboro 8488 Tara Boulevard, Jonesboro, GA

30236 (Clayton County)

Newnan 75 Hollz Parkway, Newnan, GA 30265 (Coweta County)

West Douglas 7500 Douglas Blvd Douglasville, GA

30135 (Douglas County)

Hiram 79 Metromount Road, Hiram, GA 30141 (Paulding County)

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Sugar Loaf Mills 2115 N Brown Rd, Lawrenceville, GA 30043

(Gwinnett)

3.4. Facilities Maintenance Requirements

Facilities Maintenance is required to maintain both fixed station equipment and real property in a high state of repair. This will be accomplished with preventive maintenance programs, quality contractors, quality assurance inspections, and good design specifications. ATL also has a Transit Asset Management (TAM) plan that provides oversight and includes requirements to maintain assets in a State of Good Repair (SGR) as well as the useful life of an asset. SGR is partially defined as “The condition in which a capital asset is able to operate at a full level of performance”.

Preventive Maintenance Programs: Equipment will be subjected to regular scheduled preventive maintenance inspections. The interval of the inspections will be determined by the OEM recommendations and ATL maintenance staff. The interval inspections will be entered into the CMMS. This equipment consists of, but is not limited to, fixed station equipment found in the garages and the Clever Device system operated by ATL.

Sample Preventive Maintenance Schedule for Facility Equipment

Equipment Service Schedule

Overhead Doors Annually Bus Lifts Annually Forklift Quarterly

Floor Scrubber Semi-Annually Air Handlers Annually

HVAC Systems Annually

ATL Building and Facilities Superintendent will ensure that the Contractor has the Preventive Maintenance schedule for all Facility Equipment and will ensure the Contractor has a vendor to complete all PM work according to the PM schedule.

The operations Contractor will document that all Preventive Maintenance (PM) for Facility equipment is performed on-time and that the work is completed to satisfaction. The Contractor will ensure they receive a copy of the work performed ensuring that the date, time, and description of services performed are included on the work order. The Contractor will sign off on the work order and email a copy of the work order to the ATL Building and Facilities Superintendent. The Contractor will keep the original work order and file the information in the same manner in which Preventive Maintenance records are kept for the vehicles. All PM information for Facility equipment will also be entered into the CMMS and properly tracked to ensure on-time PM inspections are met. The Facilities Superintendent will track Preventive Maintenance and notify the Contractor in writing if any deficiencies are

Xpress Facility Maintenance Plan Page 12 noted. The Contractor will be responsible for explaining how the deficiency happened and the corrective action plan to prevent future occurrences.

Quality Assurance/Quality Control: In addition to the preventive maintenance inspections, a random sampling of the PMs and the results will be conducted by ATL Personnel. These QA inspections will utilize a checklist developed from contract performance specifications and will be used to gauge and rank the effectiveness of the Contractors. Data collected will also be used to conduct analysis of process and results to improve effectiveness and reduce cost.

3.5. Facilities Staffing

Facilities maintenance personnel will have the responsibility of conducting random checks of the preventive maintenance program, evaluating the effectiveness of landscaping contractors, and inspecting each Park and Ride or maintenance facility at least once each month.

3.6. Facility Security Program

Facility Security has four components.

Employee Training and Awareness Passive Security Devices Physical Security Devices Homeland Security Exercises

Any security incident is investigated. Where appropriate reports are made to the local law enforcement and/or Home Land Security according to prescribed protocol. Available camera images are retrieved to assist in the investigation.

3.7. Facility Maintenance Plan

The Facility Maintenance Plan has four major components: regular Preventive Maintenance Inspections, Checks and Services, Unscheduled Repairs, and the Capital Replacement/Upgrade Program. These elements combine to provide a safe, clean, and comfortable environment for our customers.

Preventive Maintenance Inspections, Checks, and Services: This program addresses three major areas – fixed station equipment; and paving, striping, and landscaping.

• Fixed Station Equipment: This category generally includes all equipment that is fixed in one location. It includes bus lifts, presses, fueling equipment, facility air compressors, hose reels, and lighting and passenger amenities. Fixed station equipment will have a Preventive Maintenance Inspection developed for it based on the Original Equipment Manufacturer’s recommendations. The PM inspection will be maintained in the CMMS and/or file and will be generated on whatever cycle is

Xpress Facility Maintenance Plan Page 13 recommended. This PM may be performed by in-house personnel or contract personnel, depending on the skill or technical certification required. A copy of the PM Inspection will be maintained in the CMMS with the individual performing the inspection signing the PM work order.

• Paving and Striping: Paving and striping is inspected during the monthly inspections.

It is also inspected during the TAM assessment for capital maintenance. A visual PM Inspection will be performed at least monthly for defects. If defects are found, a more involved inspection will be performed by an engineer. The PM will reside in the CMMS, along with results of the inspection. If the paving and striping is determined to be deficient or has significant problems, then a contractor will be engaged for repairs. Also, any deficiencies reported by customers will be addressed immediately.

• Landscaping: Landscape maintenance will be performed by contractor personnel.

This work includes but is not limited to: grass cutting, removal of debris from the Park and Ride lots, trash removal, storm water runoff pond maintenance, fence line maintenance, tree cutting and pruning, and other general housekeeping duties. An inspection check list will be developed that mirrors the contract specifications and be entered into the CMMS. After landscaping activities are complete, an inspection will be performed to determine work quality. The checklist will become part of the permanent record in the CMMS and be used to evaluate the responsibility and quality of the landscape work.

• Unscheduled Repairs: When a shortcoming or deficiency is noticed by customers, Inspectors, or other ATL personnel, Facilities personnel will be notified. Upon notification, Facilities will determine the extent of the shortcoming or deficiency.

After the work is complete, an Inspector will verify the repair is complete and check the quality of the work.

• Capital Replacement/Upgrade: As assets age and technology changes, replacement and upgrade of assets may be required. Asset management is part of ATL’s TAM plan.

It is managed by a Capital Replacement/Upgrade plan based on objective asset life data and condition assessments for each Park and Ride lot and for all facilities. A visual assessment for capital improvements of the Park and Ride assets will be conducted as required by TAM guidance. If the assessment determines that the asset has additional years of life, then the replacement will be deferred. If the assessment determines that the asset is failing in a more rapid fashion, then the replacement will be accelerated.

4. Asset Inspection Standards

4.1 South Ops Facility Standards Policy

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The policy is designed for ATL’s South Ops administration and maintenance facility. The policy seeks to maintain the facility in a state of good repair to maximize worker productivity, client satisfaction and efficient transit operations.

4.2 Facility Replacement Policy

The practical service life of ATL facilities is shown in the following table. The service life is dependent on performing maintenance activities recommended by the component manufacturers and/or industry best practices.

Asset Life Cycle Event Asset Age Maintenance Facility Replacement 30 to 40 years

Maintenance of facility systems and components, unlike those of fleet assets such as transit buses, do not include a comprehensive midlife rehabilitation. Rather, the service life is achieved by performing prescribed maintenance on a regular basis followed by component replacement at the end of the expected service life.

Maintenance requirements and expected service lives for major building systems and components are shown in the following sections.

4.3 HVAC (Mission Critical)

The purpose of the heating ventilation and air conditioning (HVAC) system is to provide conditions for human thermal comfort and to deliver clean air free from airborne contaminants.

The expected lifecycle of a typical industrial HVAC system is 30 years. Prior to conducting maintenance schedule for each component and to prevent personal injury, follow Lock-out/Tag-out procedures and safety procedures identified in the manufacturer's manual or as described by your operations and maintenance organization. As maintenance events are completed, submit a work order, and report any deficiencies to the operations and maintenance supervisor.

Maintenance and Replacement Schedule by Component (if installed)

HVAC

Component

Life Cycle Event Asset Age

Maintenance Schedule

Air Handling Unit

Replacement 30 years Check with operating personnel for deficiencies such as work order requests and occupant comfort complaints.

Quarterly

Check controls and unit for proper operation. This could include checking seasonal setback temperatures or occupancy settings.

Quarterly

Check for unusual noise and vibration from the unit’s fans, motors, and fan belts.

Quarterly

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HVAC

Component

Life Cycle Event Asset Age

Maintenance Schedule

Check tension, conditions, and alignment of belts;

adjust, as necessary.

Quarterly

Clean coils of dust and debris, drain pans, blower, motor and drain piping. Clear any sediment or obstructions that would cause condensate to back up and not drain.

Quarterly

Lubricate fan shaft and motor bearings (Supply and Return Fans as equipped).

Annually if required

Replace filters. Store extra filters at location of unit for ease of access to inventory.

Bi-annually

Inspect exterior piping and valves for leaks.

Tighten connections as required.

Monthly

Check the following for tightness: bearing collar, sheave, and wheel hub setscrews, sheave cap screws, and bearing hold-down bolts.

Annually PM

Check damper operator, linkages, set screws, and blade adjustment.

Annually

Check unit door gaskets and flex connections for cracks, weathering, rotting or leakage. Replace if necessary or if damaged or deteriorated.

Annually

Clean pad area around equipment of potential slip or trip hazards such as trash, oily or water residue, maintenance supplies, or other debris.

Monthly

Centrifugal Pump

Replacement 25 years Check for proper operation of pump by visual inspection.

Semi-annually

Check for leaks on suction side and discharge piping, at seals, packing, glands etc. Adjust as required to prevent or stop leaking.

Semi-annually

Check pump and motor operation for excessive vibration, noise, and overheating.

Semi-annually

Check alignment of pump to discharge and suction lines and motor shaft to pump. Adjust as necessary so there are no offsets that would restrict flow or damage the motor shaft.

Semi-annually

Lubricate pump and motor using manufacturer recommended lubricants.

Semi-annually

Clean pad area around pump of potential slip or trip hazards such as trash, oily or water residue, maintenance supplies, or other debris.

Semi-annually

Chiller Replacement 20 years

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HVAC

Component

Life Cycle Event Asset Age

Maintenance Schedule including review of work order requests. Check unit operation, such as excessive vibration or noise.

Monthly

Check control settings, refrigeration charge, and oil level.

Monthly

Check system filters and strainers for excessive pressure drop by reviewing inlet and outlet pressure gauges. Clean or replace the filters as required to maintain efficient pressure drop.

Monthly

Check glycol tank for buildup of sludge or scale.

Flush as required.

Quarterly

Check all backup modes of operation at main control panel for chiller.

Semi-annually

Check coolant pumps for leaks and check pump seal for leaks, rotting and wear.; Repair the leaks and/or replace the seal as required.

Semi-annually

Simulate a fault at each refrigeration safety switch. Verify the appropriate control reactions occur for each type of fault.

Semi-annually

Clean the condenser coils and fans of excessive contamination.

Semi-annually

Check all mounting hardware for the compressors, fans, condensers for tightness.

Review the manufactures recommendation to ensure mounting hardware is torqued within the guidance.

Semi-annually

Observe condenser fan operation and check for proper balance.

Semi-annually

With the unit main power turned off, open the main electrical housing, and inspect all electrical connections for tightness. Look for unusual signs such as melted wiring insulation corrosion or moisture that may indicate a potential problem.

Semi-annually

Restore power and measure the amperage of each fan motor. Verify that the amperage does not exceed the nameplate Full Load Amperage

(FLA).

Semi-annually

Measure the amperage of each pump motor.

Verify that it does not exceed the nameplate FLA.

Semi-annually

Leak check the refrigeration system. Check all flare fittings and tighten as needed.

Semi-

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HVAC

Component

Life Cycle Event Asset Age

Maintenance Schedule

Check that refrigerant site glass is clear at normal operating pressures.

Semi-annually

Clean pad area around equipment of potential slip or trip hazards such as trash, oily or water residue, maintenance supplies, or other debris

Semi-annually

Condenser and

Evaporator

Replacement 15 years including review of work order requests. Check unit operation, such as excessive vibration or noise.

Quarterly

Clean the coil. Remove dirt or obstructions from the discharge opening. Follow OEM recommendations for cleaner.

Bi-annually

Clean the exterior surface. Vacuum coil surface using an up and down motion. Be careful not to bend or damage coil fins.

Bi-annually

Clean electrical parts and check tightness of connections.

Bi-annually

Clean fan. Bi-annually Check fan assembly for tightness. Bi-annually Clean base drain pan. Replace if rusted through. Bi-annually

Unit Heater

Replacement 10 years including review of work order requests. Check unit operation, such as hydronic or natural gas piping or electrical connections.

Bi-annually

Clean and remove dust build up on fan blades or radiating coils.

Bi-annually

Check tightness of electrical connections, hydronic or gas fitting connections. If hydronic, check piping insulation for damage and repair or replace if necessary.

Bi-annually

Check fan assembly for tightness. Bi-annually Ductwork

Replacement 30 years Inspect accessible ductwork for dents that would restrict airflow. Replace as required.

Annually

Check insulation on exhaust ductwork for wear and damage and replace or repair as required.

Annually

Valves

Test operation of each valve. Check for sticking or leaking and repair as necessary by replacing or lubricating. Check washers or seals for leaks.

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HVAC

Component

Life Cycle Event Asset Age

Maintenance Schedule

Clean valve box exterior. Annually Perform semi-annual check as part of system evaluation.

Annually

If present, inspect control mechanism and clean as necessary removing deposits and foreign matter.

Thermostat

Check unit for operation by confirming power to unit. Determine if battery powered or powered by electric distribution system.

Semi-annually

Check air temperature with portable thermostat to determine if unit is accurately measuring temperature. Re-calibrate or replace if necessary.

Semi-annually

Indoor Air Quality

(IAQ)

Monitors

Check unit for CO2 calibration. Semi-annually Check unit for operation by confirming power to unit. Determine if battery powered or powered by electric distribution system.

Semi-annually

Boiler, Hot Water, Gas Fired

Replacement 25 years including review of work order requests. Check unit operation, such as gas piping or electrical connections to verify they are in working order.

Semi-annually

Check indicating lights and alarms. If unit in alarm mode or indicating any variety of failure, refer to manufacturer’s instruction manual for troubleshooting.

Weekly

Check piping systems for natural gas or water leaks or damage.

Weekly

Check for leaks, noise, vibration, or unusual conditions.

Weekly

Check operating temperatures. Reset if too cold or hot.

Weekly

Inspect the combustion air filter and replace as required. Check combustion air fan.

Semi-annually

Check condensate drain hose and piping for blockages. Clean and flush as required.

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HVAC

Component

Life Cycle Event Asset Age

Maintenance Schedule

Inspect and clean the burner and ignition components. Make sure that they are free from dust, soot, dirt, corrosion, and other deposits that could impair the boiler’s performance.

Annually

Inspect and clean the heat exchanger flue paths. Annually Inspect and clean the condensing heat recovery module (CHRM).

Annually

Inspect the air intake and vent systems for any signs of blockage, corrosion, or leakage; clean as required. Immediately replace any unsound vent system piping.

Annually

Check the operating controls for proper operation.

Annually

Ensure that the low water cutoff operates properly. Float type water cutoff device must be flushed out per the manufacturer's instructions.

The probe on a probe low water cutoff must be removed, cleaned, and inspected.

Annually

Check that the flow switch contacts are open when there is no water flow.

Annually

Check relief valve. The relief valve should not weep or discharge water at normal system pressure. Replace, as necessary.

Annually

Check the high limit control. Water temperature should never exceed the maximum set point of 215 degrees F.

Annually

Visually check the pilot and main burner flames to ensure proper operation.

Annually

Clean pad area around unit of potential slip or trip hazards such as trash, oily or water residue, maintenance supplies, or other debris

Annually

Variable Frequency Drive

Replacement 20 years including review of work order requests.

Check operation and clean cooling fan, replace if noticeable bearing noise.

Semi-annually

Check heat sink for dust buildup. If necessary, clean the heat sink by blowing clean dry compressed air from bottom to top and simultaneously using a vacuum cleaner at the air outlet to trap the dust.

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HVAC

Component

Life Cycle Event Asset Age

Maintenance Schedule

Examine all conductor connections for overheating and looseness; tighten as required.

Semi-annually

Clean control panel with a soft damp cloth. Do not use harsh cleaners.

Semi-

AC Unit

Replacement 15 years including review of work order requests.

Monthly

Check pan and drain for obstructions and algae buildup. Clean as required. Check exterior condensate drain for insulation and replace if required.

Monthly

Replace filters as required. Monthly Check belts for wear, tension and alignment replace belts as necessary and adjust as required.

Monthly

Check refrigerant liquid line sight glass for bubbles in liquid or a color change indicating moisture in system. Service as required.

Monthly

Check coil unit while operating. Semi-annually

Remove access panel and vacuum inside of unit and coils.

Semi-annually

Check coils and piping for leaks, damage and corrosion, repair or replace, as necessary.

Semi-annually

Lubricate blower shaft and fan motor bearings as required.

Semi-annually

Clean area around unit of potential slip or trip hazards such as trash, oily or water residue, maintenance supplies, or other debris.

Monthly

Centrifugal Fan

Replacement 25 years Start and stop fan with local switch. Semi-annually Check fan for noise and vibration. Semi-annually Check belts for wear, tension and alignment replace belts as necessary and adjust as required.

Semi-annually

Check electrical wiring and connections, tighten loose connections.

Semi-annually

Check motor and fan shaft bearings for noise, vibration, overheating, lubricate as required.

Semi-annually

Check blower intake dampers, lubricate if applicable.

Semi-

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HVAC

Component

Life Cycle Event Asset Age

Maintenance Schedule

Ductless AC Unit including review of work order requests.

Inspect and clean or replace the unit air filters.

Filters should be vacuumed and washed in warm water. Shake filter to remove any excess water and replace by sliding filter behind grille until filter snaps in place. If the filter has begun to break down or is torn, replace it.

Monthly

Clean unit front panel inclusive of vent blades.

Wipe the outside of the panel with a soft dry cloth. If necessary, use a mild liquid detergent and wipe off carefully with a dry cloth.

Bi-annually

Clean unit drainpipe interior to remove algae growth.

Bi-annually

Clean unit condensate drain pan. Annually Change batteries in the Remote Controller if equipped with one.

Annually or sooner if needed

Fan Coil Unit

Replacement 20 years Check filters for dust and debris. Change filters. Semi-annually Check interior of unit, including condensate tray and drain, for dirt or moisture buildup and clean as necessary to clean blockages.

Annually

Check fan and fan motor bearings. Repair and replace as needed.

Annually

Air Separator

Replacement 25 years Check with operating personnel for deficiencies including review of work order requests.

Annually

Check unit for corrosion and leaks. Replace if needed.

Annually

Clean area around unit of potential slip or trip hazards such as trash, oily or water residue, maintenance supplies, or other debris.

Monthly

Building Automation System –

DDC

Controls

Replacement 20 years including review of work order requests.

Monthly

Complete overall visual inspection to be sure all equipment is operating and that safety systems are in place.

Monthly

Xpress Facility Maintenance Plan Page 22

HVAC

Component

Life Cycle Event Asset Age

Maintenance Schedule

Check software for current version, updates, and reoccurring errors.

Monthly

Verify in control software that schedules are accurate for season and occupancy.

Monthly

Verify in control software that set points are accurate for season and occupancy.

Monthly

Check time clock for accuracy. Reset as needed. Monthly Check all gauges for expected readings and calibration where required.

Monthly

Check outside air volume dampers for proper function.

Monthly

Check set points for any temperatures, humidity, or pressure out of operating limits.

Monthly

Check schedules for any operation out of operating limits.

Monthly

Check sensors for temperature, humidity, pressure, and flow for expected values.

Recalibrate or replace, as necessary.

Monthly

Check and tighten arm on damper actuator motor output shafts.

Semi-annually

Cycle actuator while watching for proper operation, verify that blades fully open and close.

Semi-annually

Clean and lubricate actuator linkage and damper blade pivot points.

Semi-annually

Calibrate all sensors for temperature, humidity, pressure, and flow.

Annually

Clean area around panel of maintenance supplies, or other debris that blocks access to the panel.

Annually

Cabinet Unit Heater

Replacement 20 years Check with operating personnel for deficiencies including review of work order requests.

Quarterly

Clean or replace filter. Permanent filters should be washed in mild detergent or blown clean with compressed air.

Quarterly

Clean coil. Vacuum coil or blow compressed air from the discharge side towards the inlet side.

Annually

Inspect coils, connections, trap, and piping for leaks; repair, as necessary.

Annually

Check fan and motor for vibration and noise;

lubricate bearings as required.

Check electrical wiring to blower motor. Annually

Xpress Facility Maintenance Plan Page 23

HVAC

Component

Life Cycle Event Asset Age

Maintenance Schedule

Clean area around unit heater of maintenance supplies, or other debris that blocks the unit’s fan.

Quarterly

4.4 Electrical (Mission Critical)

The purpose of electrical systems is to provide the necessary electrical distribution to the systems essential for building operations, such as HVAC, security, fire protection, computer, telecommunications, maintenance, and egress systems.

The expected lifecycle of a typical industrial electrical system is 20 years.

Electrical Component

Life Cycle Event Asset Age

Maintenance Schedule

Auto Transfer Switch

Replacement 20 years Check with operating personnel for deficiencies including review of work order requests.

Annually

Check that the switch was operated during monthly generator test.

Annually

De-energize and open the enclosure and remove accumulated dust and dirt with a soft cloth, brush, or vacuum cleaner. Do not use a blower or compressed air.

Annually

Examine all conductor connections for overheating and looseness. Check contact condition. Clean, or if necessary, replace damaged parts and/or conductor sections.

Tighten connections, as necessary.

Annually

Inspect the general condition of the transfer switch and clean exterior and surrounding area.

Annually

Emergency Generator

Replacement 20 years Check for oil, fuel, cooling, and exhaust system leaks. Check exhaust system audibly and visually with unit running and repair any leaks immediately.

After 8 hours

Check engine oil level; replace, as necessary. After 8 hours Check coolant level; replace, as necessary. After 8 hours Check coolant heater After 8 hours Perform 30-minute generator test run, check for proper operation.

Quarterly

Xpress Facility Maintenance Plan Page 24

Electrical Component

Life Cycle Event Asset Age

Maintenance Schedule

Check air cleaner, replace if extremely dusty. Annually, or after 100 hours

Check all hardware (fittings, clamps, fasteners, etc.).

Annually, or after 100 hours

Check battery charge and electrolyte level and specific gravity, add water as required;

check terminals for corrosion and clean as required.

Annually, or after 100 hours

Check generator air outlet, clean as required.

Annually, or after 100 hours

Change engine oil and filter (100 hrs.). Quarterly Check radiator hoses for wear and cracks, replace as required. Replace if hard or brittle.

Annually, or after 250 hrs.

Check engine coolant port caps. Replace if visibly cracked, brittle, or shows signs of fatigue. Replace after 4 years or 1000 hrs.

Annually, or after 250 hrs.

Inspect exterior of radiator for obstructions, clear as required.

Annually, or after 250 hrs.

Check drive belt for evidence of wear or slippage. Replace if hard or brittle.

Annually, or after 250 hrs.

Check AC generator and controls. Semi-annually or after 250 hrs.

Replace air cleaner element (500 hrs.). Annually or after 500 hrs.

Check anti-freeze concentration. Replace as needed.

Annually or after 500 hrs.

Inspect spark plugs. Replace as needed or at 1000 hrs.

Annually or after 500 hrs.

Inspect oxygen sensor. Replace as need or at 1000 hrs. (performed by authorized service center qualified mechanic).

Annually or after 500 hrs.

Test catalytic converter restriction. Replace as need or at 1000 hrs. (performed by authorized service center qualified mechanic).

N/A

Drain and flush radiator. After 500 hrs.

Perform 30% generator load test. Annually

Xpress Facility Maintenance Plan Page 25

Electrical Component

Life Cycle Event Asset Age

Maintenance Schedule

Circuit Breaker

Replacement 30 years Verify circuit breaker application and rating, verify trip unit settings for all functions are set according to the coordination study.

Annually

Check for overheating while equipment is energized, under load, and at operating temperature. Thermographic inspection methods may be used.

Annually

Check for overheating while equipment is de-energized. Visually inspect electrical components for discoloration. (If no evidence of overheating or loose connections, do not disturb or re-torque connections.) If overheating of terminals, connectors, conductors, or conductor insulation is found, repair per manufacturer's instructions and NEMA standards.

Annually

Check for cracks in the molded case. Replace any cracked breakers.

Annually

Exercise circuit breaker mechanism. Toggle the handle on and off several times. Trip the breaker with the push-to-trip button. Reset and repeat trip. Replace any breaker that fails to trip or reset.

Annually

Clean the circuit breaker. Remove any buildup of dust, dirt, grease, or moisture with a lint free dry cloth or vacuum cleaner.

Do not use compressed air.

Annually

Inspect and clean the enclosure. All covers and trip pieces should be in place.

Annually

Dry Type Transformer

Replacement 30 years Check with operating personnel for deficiencies including review of work order requests.

Xpress Facility Maintenance Plan Page 26

Electrical Component

Life Cycle Event Asset Age

Maintenance Schedule

De-energize the transformer and remove the access covers.

Inspect for:

1. Dirt on insulating surfaces and at areas which tend to restrict air flow.

2. Loose connections.

3. Condition of tap changers or terminal boards.

4. The general condition of the transformer.

Annually

Switchboard Check with operating personnel for deficiencies including review of work order requests.

Annually

Check indicating lamps for proper operation if appropriate; replace burned out lamps.

Annually

Remove switchboard from service, coordinate with appropriate authority.

Annually

Check for discoloration, hot spots, odors, and charred insulation.

Annually

Check the records on the circuit breaker for any full current rated trips which may indicate a potential problem.

Annually

Check the exterior of the unit for any damage or moisture.

Annually

Examine the exterior of circuit breaker tripping mechanism and relays.

Annually

Check hardware for tightness. Annually Check the interlock for proper operation. Annually Check the switching handle and check the locking mechanism.

Annually

Place switchboard back in service, notify appropriate authority.

Annually

Clean switchboard and surrounding area. Annually Main Disconnect

Replacement 30 years Check with operating personnel for deficiencies including review of work order requests.

Remove switch from service, turn off power supply.

Annually

Check the exterior of the unit for any damage or moisture.

Open switch blades and open the enclosure. Annually

Xpress Facility Maintenance Plan Page 27

Electrical Component

Life Cycle Event Asset Age

Maintenance Schedule

Check the switch for loose parts, discoloration, hot spots, odors, and charred insulation.

Annually

Vacuum any loose material from inside and wipe internal parts and enclosure with a lint-fee cloth.

Annually

Remove old grease from line side jaws and switchblades and re-lubricate with approved lubricant.

Annually

Exercise the switch by opening and closing it five times.

Annually

Place switch back in service. Annually Clean switch and surrounding area. Annually

Emergency Lighting

Replacement 20 years Check with operating personnel for deficiencies including review of work order requests.

Annually

Check that lighting is tested in accordance with jurisdictional authority.

Semi annually

Exterior Lighting

Replacement 20 years Check with operating personnel for deficiencies including review of work order requests.

Semi annually

Check for burned out bulbs and replace with more energy efficient bulbs that last longer and require less frequency of checks for burnout.

Monthly

Check photocell operation. Replace or repair if not working.

Monthly

Check for bulbs turned on during the day.

This may mean the control or timer system is not operating properly. Repair or replace the controls.

Monthly

Electric Vehicle Chargers

Replacement 10 years Check for operational deficiencies Weekly Clean inside cabinet for visual signs of arcing or overheated connections (Electrical Contractor only)

Annually

Check tightness of electrical connections.

(Electrical Contractor only)

Check cabinet for damage Annually

Xpress Facility Maintenance Plan Page 28

Electrical Component

Life Cycle Event Asset Age

Maintenance Schedule

Defribulators Check annual service card to make sure service is in date

5 Years Annually or after any use

Main Control Panel

Replacement 20 years Check with operating personnel for deficiencies including review of work order

Annually

Check for excessive heat, odors, noise, and vibration.

Annually

Clean and check general condition of panel and connections.

4.5 Plumbing (Mission Critical)

The purpose of plumbing systems is to provide hot and cold potable water, protection of potable water, restroom operations, conveyance of sewage, oil, and water separation, drinking water fountains and supply to emergency eye wash stations. Cleanouts for plumbing systems should be checked semi-annually for blockages.

The expected lifecycle of a typical industrial plumbing system is 20 years.

Plumbing Component

Life Cycle Event Asset Age

Maintenance Schedule

Lavatory Replacement 30 years Check with operating personnel for deficiencies including review of work order

Annually

Maintain cleanliness to prevent spread of bacteria and viruses.

Daily or Weekly depending on use

Urinal Replacement 30 years Check with operating personnel for deficiencies including review of work order

Annually

Maintain cleanliness to prevent spread of bacteria and viruses.

Daily or Weekly depending on use

Water closet

Replacement 30 years Check with operating personnel for deficiencies including review of work order

Shower Replacement 30 years

Xpress Facility Maintenance Plan Page 29

Plumbing Component

Life Cycle Event Asset Age

Maintenance Schedule

Check with operating personnel for deficiencies including review of work orders.

Annually

Maintain cleanliness to prevent spread of bacteria and viruses.

Daily or Weekly depending on use

Drinking Fountain

Replacement 30 years Check with operating personnel for deficiencies including review of work orders.

Change supply filter Semi-annually Check piping for leaks Semi-annually Check fan and motor for vibration and noise

Semi-annually

Check electrical wiring. Semi-annually Check condenser coil for dust and dirt accumulation. Clean as needed. Straighten any bent fins and fan blades.

Semi-annually

Check unit operation, clean as required. Semi-annually Hot Water Heater- Gas Fired

Replacement 10 years Check with operating personnel for deficiencies including review of work orders.

Flush and drain sediment from tank Quarterly Check for scale buildup and clean as required.

Quarterly

Check gas burner and pilot for proper flame; adjust as necessary

Semi-annually

Check for water leaks to tank and piping check for flue system leaks

Semi-annually

Check operation of temperature and pressure relief valve

Semi-annually

Check automatic controls for proper operation; temperature regulators, thermostatic devices, and automatic fuel shut off valves

Semi-annually

Check electrical wiring for fraying and loose connections.

Semi-annually

Check for proper water temperature setting adjusting as required

Semi-annually

Check condition of flue pipe and chimney Semi-annually

Xpress Facility Maintenance Plan Page 30

Plumbing Component

Life Cycle Event Asset Age

Maintenance Schedule

Backflow Preventer

Replacement 5 years Test and calibrate check valve operation of backflow prevention device with test set.

Annually

Bleed air from backflow preventer. Annually Inspect for leaks under pressure. Annually

4.6 Fire Protection (Mission Critical)

Active fire protection for buildings consists of manual and automatic detection and suppression. These systems include fire sprinklers and fire alarm systems. Active fire protection protects the building and its occupants if fire or smoke is detected. It also aids in evacuating occupants and alerting fire professionals to aid in extinguishing the smoke or flame.

The expected lifecycle of a typical industrial fire protection 5 to 10 years for security and alarm systems and 25 years for fire pumps and sprinklers.

Fire Protection Component

Life Cycle Event Asset Age Maintenance Schedule

Fire Detection

Replacement 10 years Check with operating personnel for deficiencies including review of work order

Annually

Operate and maintain system in a working condition, making sure it is always turned on, except during repairs or maintenance.

Monthly

Test and adjust fire detectors and fire detection systems to ensure that they operate correctly and maintain reliability.

Detectors found to be unreliable and/or with reduced sensitivity must be replaced or cleaned and recalibrated.

Electronically Monitored continuously by Fire System

Have a qualified person service, maintain, and test all fire detection systems, including cleaning and necessary sensitivity adjustments.

Annually

Have fire detectors cleaned of dust, dirt, or other particulates at periodic intervals to assure their proper operation.

Annually

Fire Extinguishing

Replacement 25 years Check with operating personnel for deficiencies including review of work order

Xpress Facility Maintenance Plan Page 31

Fire Protection Component

Life Cycle Event Asset Age Maintenance Schedule

Inspect each system and operate and maintain them in a working condition, making sure they are always turned on, except during repairs or maintenance.

Annual

Notify employees and establish measures to guarantee their safety if a fixed extinguishing system…