Attachment B-2 Sabala Management Technical Narrative.pdf

Portland Air National Guard Base Cyber Operations Temporary Facilities

Solicitation No. W50S8Y26QA011 Sabala Management LLC

1. Technical Approach

Sabala Management LLC proposes to provide a complete, functional, code-compliant temporary administrative facility for the Oregon Air National Guard at Portland Air National Guard Base, 6801 NE Cornfoot Road, Portland, Oregon. Sabala's approach integrates modular building manufacturing, transportation, site installation, utility preparation, life-safety systems, telecommunications infrastructure, security systems, commissioning, sustainment, and eventual removal into a single coordinated project.

The proposed facility will be approximately 8,640 square feet, measuring 144 feet by 60 feet, and will consist of twelve approximately 11'-8" × 60'-0" modular sections. The configuration remains below the SOW's maximum 9,000-square-foot area and 170-foot building length and is designed to support the Government's requirement for up to 100 personnel.

Sabala will furnish, coordinate, supervise, install, commission, maintain, and ultimately remove the temporary facility in accordance with the contract documents and Government-approved plans. Work will be coordinated with the Contracting Officer, 142 CES, 142 CS, base security personnel, utility contractors, modular manufacturer, specialty subcontractors, and applicable inspection authorities.

2. Modular Building Design and Fabrication

The proposed building will be manufactured by Blazer Modular Construction in accordance with the project-specific specification package. Blazer's current proposal provides the 144' × 60' mobile office building with restrooms and sprinkler system. The manufacturer's quoted building price is based upon the project floor plan and specifications.

The modular structure consists of twelve factory-built sections utilizing W10 × 12 main rails, 2 × 8 floor joists at 16 inches on center, APA-rated tongue-and-groove floor decking, 2 × 6 exterior wall framing, and an engineered transverse roof system. The building envelope incorporates R-30 floor insulation, R-21 exterior wall insulation, and a roof insulation assembly consisting of blown cellulose and rigid insulation. The roof will utilize a fully adhered 60-mil Carlisle Sure-Weld TPO roofing system.

Exterior construction includes LP SmartSide panel siding, weather-resistant building wrap, appropriate flashings and trims, and insulated exterior doors. Interior construction includes vinyl-wrapped gypsum wallboard, suspended 2' × 4' ceiling systems at approximately 9'-6" AFF, restroom finishes, cabinetry, and associated architectural components.

Sabala will coordinate factory fabrication with field installation requirements so that utility penetrations, mechanical systems, fire protection, communications pathways, access controls, and other field-installed systems are properly incorporated.

3. Delivery, Installation and Site Preparation

Prior to delivery, Sabala will prepare and submit the required site layout and delivery/installation plan. Delivery activities will be coordinated with Portland ANG personnel to minimize impacts to installation operations and maintain safe access to adjacent facilities.

Upon arrival, the twelve modular sections will be positioned, blocked, leveled, anchored, joined, weather-sealed, and finished to create a complete building. Sabala will install the required tie-downs, module-line closeout materials, skirting, exterior transitions, gutters/downspouts, and other field-installed components identified by the manufacturer.

The SOW establishes the utility demarcation point as a junction box or connection point approximately five feet from the facility exterior. Sabala will coordinate building-side preparations and connections with the separate utility connection contractor and 142 CES as required.

The facility will include compliant steps, landings and at least one accessible ramp entrance where required. The Government's Q&A confirms that the building must be accessible as a complete requirement and that aluminum ramps and steps are preferred.

4. Interior Configuration and Accessibility

The facility will provide administrative space supporting the two separate units identified in the SOW, including offices, secure common space, telecommunications facilities, kitchenette/break area and restrooms. Designated doors will incorporate programmable cypher-lock access.

The building specification includes three exterior doors, multiple interior office doors and dedicated common-room doors. Interior and exterior hardware will be coordinated with security and accessibility requirements.

Restroom facilities include ADA-height and standard fixtures, lavatories, accessible accessories and partitions. The building also incorporates an accessible drinking fountain/bottle-filling station.

5. HVAC and Indoor Environmental Control

Sabala will provide a complete HVAC system capable of maintaining standard indoor design conditions in accordance with the SOW and UFC 3-410-01.

The proposed building incorporates twelve 2.5-ton Bard wall-mounted heat pumps, providing approximately 30 tons of nominal cooling capacity. Units include economizers, supply and return plenums, duct distribution, programmable controls and temperature sensors. Outside air will be provided as required to satisfy applicable indoor ventilation requirements.

The system includes five programmable thermostats, six remote indoor temperature sensors and factory-installed outdoor sensors. HVAC air distribution will utilize overhead supply and return systems serving the occupied spaces.

Sabala will coordinate final HVAC balancing and functional testing following installation.

6. Electrical System

The modular building is configured for a 120/240-volt single-phase electrical system consisting of twelve weatherproof 125-amp distribution panels. Each modular frame will be bonded together and bonded to the associated electrical panels as specified by the manufacturer.

The electrical package includes approximately 130 general duplex receptacles plus dedicated, GFCI and weatherproof receptacles; LED interior lighting; exterior lighting;

emergency lighting; illuminated exit/emergency combination fixtures; lighting controls; and dedicated circuits serving mechanical and plumbing equipment.

The manufacturer also provides 65 data boxes with single-gang mud rings and 3/4-inch flexible conduit stubs, establishing pathways for Sabala's field-installed communications system. The manufacturer expressly excludes low-voltage wiring and devices from its building package; therefore, Sabala will coordinate and provide these systems separately in the field.

7. Telecommunications and Data System

Sabala recognizes that the communications infrastructure is a significant technical requirement of this project and will provide a complete field-installed telecommunications system coordinated with 142 CS.

The SOW requires connection of the temporary facility to base communications through a contractor-provided temporary conduit system. The communications infrastructure will include the required Category 6 premise cabling and 24-strand, 50-micron multimode fiber-optic cabling.

Office and training areas will be provided with telecommunications outlet arrays in accordance with the SOW. A minimum of two arrays containing four RJ-45 Category 6 connections will be provided per applicable office/training area on opposing walls.

Additional outlets will be installed in large administrative areas as necessary to maintain the specified outlet spacing.

Sabala will furnish the required four 12U locking communications cabinets, patch panels, cable-management components and associated termination equipment. Fiber terminations will utilize LC connectors, and Category 6 horizontal cabling will utilize plenum-rated cable and 8-pin modular connectors.

Communications installation will be performed under qualified RCDD oversight. All installed copper and fiber cabling will be tested and documented. Sabala will provide cable identification, certification results, cable records and as-built drawings to 142 CES/CS.

8. Telecommunications Grounding and Bonding

Sabala will provide a complete telecommunications grounding and bonding system.

A Telecommunications Bonding Backbone (TBB) and Telecommunications Main Grounding Busbar (TMGB) will be installed in accordance with the standards identified in the SOW, including TIA J-STD-607-A and MIL-STD-188-124-B. Communications racks, cabinets and associated metallic components will be bonded to the telecommunications grounding system.

Installation will also account for the manufacturer's requirement to bond the individual modular frames and electrical panels, creating a coordinated building grounding system.

9. Fire Protection and Fire Alarm

The building will be provided with an NFPA 13 light-hazard wet-pipe sprinkler system. The manufacturer's package includes sprinkler piping, semi-recessed sprinkler heads, riser and on-site testing.

Sabala will coordinate the site-side components excluded from the manufacturer's package, including applicable exterior piping, backflow/FDC requirements and final utility connections. The SOW additionally requires fire suppression in accordance with UFC 3- 600-01 and specifies that the installed system be designed as required by a certified Fire Protection Engineer.

The manufacturer specifically excludes electrical/fire-alarm work. Accordingly, Sabala will separately provide a complete fire alarm system designed for the completed facility.

Most importantly, the SOW requires the fire alarm system to connect to and operate with the base's existing Monaco system. Sabala will coordinate the fire alarm panel, compatible Monaco interface/transmitter, notification and initiating devices, sprinkler supervisory and waterflow monitoring, HVAC interfaces, programming and acceptance testing with the Government.

The modular specification already provides ten HVAC duct smoke detectors and sampling tubes, which will be integrated into the final life-safety design as applicable.

Following installation, Sabala will conduct functional testing and coordinate demonstration of alarm, supervisory and trouble conditions through the required base monitoring interface.

The Government's Q&A confirms that Mass Notification is not required for this facility.

10. Access Control and Intrusion Detection

Sabala will provide access control and intrusion detection for the secured common area as required by the SOW.

The Government subsequently clarified that no specific ACS manufacturer or system is required, allowing Sabala to provide a suitable system meeting the functional security requirement.

Programmable cypher locks will also be installed at designated doors. Sabala will coordinate the physical door hardware, low-voltage security devices and electrical requirements to avoid conflicts between factory-installed and field-installed components.

11. Plumbing

The modular building includes the interior plumbing necessary to serve the restrooms, kitchenette and drinking fountain.

The current building specification provides two ADA-height toilets, two standard toilets, one ADA urinal, four lavatories, a double-compartment kitchenette sink, tankless restroom water heaters, a six-gallon kitchenette water heater, two floor drains and an accessible chilled drinking fountain/bottle filler.

Interior domestic water piping consists of copper and Aquapex routed to a single-point water stub, while sanitary piping utilizes Schedule 40 PVC DWV.

The manufacturer specifically excludes the exterior/site plumbing tree. Sabala will therefore coordinate and provide the required field installation between the building connection and the Government-designated utility demarcation as applicable to Sabala's contractual responsibility.

12. Quality Control and Inspection

Sabala will implement project-specific quality-control procedures throughout design coordination, fabrication, delivery, installation and commissioning.

Quality-control activities will include factory document review, submittal tracking, pre-installation coordination, receiving inspection, installation inspections, system testing, deficiency tracking and final acceptance inspections.

Specialty systems—including fire suppression, fire alarm, communications, electrical, HVAC, security and accessibility components—will be inspected and tested by appropriately qualified personnel.

The manufacturer's quotation places responsibility for arranging and paying for applicable site inspections upon the dealer. Sabala will therefore coordinate required local, state, third-party and Government inspections to ensure the completed facility is ready for Government acceptance.

13. Safety, Security and Base Coordination

All work will comply with applicable OSHA, DoD and installation safety requirements. Work areas will be appropriately controlled, barricaded and secured during installation activities.

Sabala and its subcontractors will comply with Portland ANG installation access requirements and provide personnel information necessary for required background screening. Personnel requiring installation access will complete required Antiterrorism Awareness Level I training within the timeframe established by the SOW.

Normal work will be coordinated within the Government-established work hours of 0700 through 1700, Monday through Friday, excluding Federal holidays and Government-directed closures.

Any activity requiring interruption of an existing utility will be coordinated in advance, including submission of the required written outage request at least two weeks prior to the proposed interruption.

14. Environmental Protection and Site Management

Sabala will maintain a clean and controlled worksite throughout installation and removal activities.

Construction debris, packaging, rubble and waste generated by Sabala's operations will be collected and legally disposed of in accordance with federal, state, local and installation requirements. Required waste quantities will be reported to the Base Environmental Manager during installation and disassembly as required by the SOW.

Existing facilities, pavement, landscaping, vehicles and Government property will be protected from construction-related damage, dust and debris.

15. Commissioning and Government Acceptance

Prior to turnover, Sabala will conduct a coordinated final commissioning process covering all systems within its scope.

Commissioning will include inspection and testing of electrical systems, HVAC operation, plumbing fixtures, fire suppression, fire alarm/Monaco interface, communications cabling, telecommunications grounding, security systems, doors and hardware, accessibility components, emergency lighting and other installed equipment.

Outstanding deficiencies will be documented and corrected before final turnover.

Sabala will provide applicable testing documentation, cable certification records, as-built drawings, equipment documentation, warranties and other closeout information required by the contract.

16. Sustainment and Maintenance

The SOW establishes a 12-month base lease period with four subsequent option years.

Sabala will maintain the facility throughout the Government's period of occupancy.

Sabala will coordinate required annual inspections and preventive maintenance with the 142 Contracting Office and 142 CES. Maintenance will include the building envelope, HVAC equipment, plumbing, electrical components and other contractor-furnished systems within the required scope.

Service requests will be tracked from notification through completion, and Sabala will coordinate access with the Government before performing maintenance activities within occupied or controlled areas.

17. Removal and Site Restoration

At the conclusion of the lease, Sabala will coordinate utility disconnections, removal of temporary systems and demobilization of the modular facility.

The building modules, ramps, steps, temporary communications infrastructure, skirting and other contractor-furnished temporary improvements will be removed as applicable.

Sabala will remove construction-related temporary products and restore disturbed areas to their original or better condition, including removal of temporary gravel and restoration of grass/topsoil where required.

18. Conclusion

Sabala Management LLC's approach provides the Oregon Air National Guard with a single, coordinated solution for the delivery, installation, commissioning, sustainment and eventual removal of the Portland ANG Cyber Operations Temporary Facility.

The proposed 144' × 60' modular facility combines a factory-built building specifically configured for the project with field-installed telecommunications, security, fire alarm/Monaco integration, utility connections, accessibility improvements and associated site work. The approach specifically recognizes the manufacturer's scope boundaries— including the exclusion of low-voltage wiring, fire alarm work, certain sprinkler site connections, site plumbing, block/level work and several other field-installed components—and incorporates those items into Sabala's overall project coordination rather than assuming they are included in the modular building purchase.

Through coordinated project management, qualified specialty subcontractors, RCDD communications oversight, fire protection expertise, disciplined quality control, system testing and direct coordination with 142 CES/CS and the Contracting Office, Sabala Management LLC will deliver a complete and usable temporary administrative facility meeting the operational requirements of the Portland Air National Guard Base.