Attachment G-Annex H to OPORD 18-011 Facility Maint Vertical.pdf

Annex H

Facility Maintenance - Vertical

1 Jan 2025

Table of Contents

1.0 GENERAL INFORMATION

1.1 Overview

1.2 Components

1.3 Work Management and Control

1.3.1 Reporting Requirements

1.3.2 Publications and Forms

1.3.3 Facilities Maintenance Instruction

2.0 DESCRIPTION OF SERVICES

2.1 Facility Workload

2.1.1 BUILDER Sustainment Management System. ....... Error! Bookmark not defined.

2.2 Natural Gas Appliance and Equipment

2.3 Heating, Ventilation, and Air Conditioning (HVAC)

2.4 Eye Washes and Safety Showers

2.5 Roof Gutters, Drains, and Downspouts

2.6 Automatic Doors

2.7 Overhead Doors

2.8 Gates and Dock Levelers .............................................. Error! Bookmark not defined.

2.9 Air Compressors/Unfired Pressure Vessels

2.10 Plumbing

2.10.1 Components

2.10.2 Leaks

2.10.3 Sump Pumps

2.10.4 Hot Water Tanks

2.10.5 Backflow Preventors

2.10.6 Grease Traps

2.10.7 Urinals

2.10.8 Wash facilities/racks

2.11 Sanitary Wastewater Treatment and Collection System

2.11.1 STP Maintenance

2.11.2 Components

2.11.3 Compliance

2.11.4 Reporting Requirements

2.11.5 Laboratory

2.12 Industrial Wastewater Treatment Plant (IWTP)

2.12.1 Components

2.12.2 Compliance

2.12.3 Reporting Requirements

2.13 Heating/Cooling Plants

2.13.1 Central Boiler Plants

2.13.2 Maintenance of Heating Plants

2.13.3 Chiller Units

2.13.4 Air Handlers

2.13.5 Condensers

2.13.6 Cooling Towers

2.13.7 Ventilation Systems

2.13.8 Fan Coil Units

2.13.9 HVAC Controls

2.13.10 Scheduled System Outages

2.13.11 Perform Seasonal Start-up and Shutdown of AC Plants and Systems

2.13.12 Freeze Protection

2.14 Winterization and De-Winterization

2.15 Chemical Treatment of Water Systems ....................... Error! Bookmark not defined.

2.16 Lift Stations

2.17 Maintenance Cycles

2.18 Electrical

2.18.1 Emergency Fixtures

2.19 Auxiliary Generators

2.19.1 Perform PM of Auxiliary Generators

2.20 Grounding Point Checks

2.21 Security Systems

2.22 Fire Alarm/Suppression Systems

2.22.1 Fire Alarm Systems

2.22.2 Sprinkler and Hood Suppression Systems

2.23 Playgrounds

2.24 PM for Barracks Buildings

2.25 Elevator Maintenance

2.25.1 Elevator Inspection and Certification

2.26 Swimming Pools and Hot Tubs

2.26.1 Circulation, Heating, and Filtration Systems

2.27 Keys and Locks ........................................................... Error! Bookmark not defined.

2.27.1 Key Control

2.27.2 Lock Combinations

3.0 WORK CAPABILITY LEVELS

1.0 General Information.

1.1 Overview. The Contractor shall inspect, repair and maintain all existing buildings, structures, and their components listed in real property records. The Contractor shall provide sustainment of vertical facilities such as buildings and all utilities plant structures within the five (5) foot demarcation line, excluding Army Family Housing. The Contractor will coordinate with the DPW-Environmental Division, if within Historic District or Landscape, Reference TE-H.1.1 Historical Locations.

1.1.1 Workload Requirement. The following paragraphs describe all facets involved in the management of building and structure maintenance; they include terms used to classify work; provide information on the level of effort that will be required at Fort Carson, CO and Pinion Canyon Maneuver Site in terms of workload and trade distributions; and describe the way in which work will be received, managed, and documented. The Contractor is responsible for the maintenance and repair of all building and structures (TE-H.1.1.1, Real Property Facilities, TE-H.1.1.1A Non Real Property) Under this contract the basis for the real property square footage will have a deviation as noted in the TE- H.1.1.1 Real Property Facilities for each type of category code without affecting the contract cost. This will allow for the addition of new facilities and for removal of existing ones without having to issue a formal modification. Work may include carpentry, plumbing, electrical, masonry, painting, sign work, HVAC work, flooring, minor roofing, metalwork, locksmith services, fire alarms, fire suppression, glass and glazing, demolition and other trades that relate to the maintenance and repair of Real Property Facilities. The Contractor shall perform PMOs (Preventive Maintenance Orders), DMOs (Demand Maintenance Orders), and OWOs (Operation Work Orders) on all real property listed in TE-H.1.1.1 Real Property Facilities.

1.1.2 Installed Building Equipment (IBE). There is a wide variety of facilities at Fort Carson, CO and Pinion Canyon Maneuver Site and a variation of installed equipment.

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

1.1.3 Diagnosis and Analysis. The Contractor shall provide follow-up analysis and diagnosis of equipment failure as requested or shown in Section 1.1.3.2

1.1.3.1. The primary aim is to identify the factors that contributed to and/or resulted in the failure of maintenance, service, repair and/or operation of real property, infrastructure, and systems at Fort Carson, CO and Pinion Canyon Maneuver Site, and to identify and implement actions to prevent repeated future failure due to the same failure reasons. The Contractor shall:

a. Provide a detailed description and explanation of the failure

b. Identify the root cause or causes of the problem

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

d. The selection and implementation of the appropriate action

e. Review, documentation, and analysis of the outcome

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

1.1.3.2 The Contractor shall provide additional analysis or diagnosis when:

a. Directed by the Contracting Officer (KO) and/or Contracting Officer Representative

(COR).

b. The Contractor or DPW determines it necessary due to unfavorable maintenance or repair

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

d. When notified of unsatisfactory performance by DPW or other regulatory agencies (Safety, TCEQ, Occupational Safety and Health Administration (OSHA), FRA, Industrial Hygiene, Directorate of Emergency Services (DES), etc.)

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

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

a. Administrative buildings

b. Training facilities

c. Maintenance shops

d. Warehouses

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

f. Schools, chapels, and recreational facilities

g. Childcare facilities

h. Barracks

i. Dining Facilities

j. Range facilities

k. HVAC systems

l. Fire alarms

m. Roofs, Flashing and Fascia

n. Installed building equipment

o. Caulking around windows and doors

p. Touch up paint exterior building surfaces

q. Aircraft Hangars

1.3 Work Management and Control.

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

(GFEBS).

1.3.1.1 Service Plans. Within thirty (30) calendar days of the start of the contract, the Contractor shall submit to the KO/COR Service Plans (P-H.1.3.1.1 Service Plans- Reference TE-A.6.1, Consolidated Contractor Plans) organized by Functional Area at minimum to include all items of Real Property and Installed Building Equipment and frequencies. The Service Plan shall describe all preventive maintenance services to be performed and their frequencies as reflected by this Contract, standard operating procedures/orders, and proposed staffing

1.3.1.1.1 High Risk Utilities Plan. Within thirty (30) calendar days the Contractor shall submit detailed management plans for high-risk utility systems (for example water, electrical, and gas). These management plans shall include, at a minimum, specific maintenance tasks and frequencies, specific instructions for accomplishment of tasks, required special tools and equipment, personnel requirements, safety requirements, emergency procedures, personnel training requirements, and documentation procedures.

The Contractor shall submit the plan annually for COR approval.

1.3.1.1.2 Snow and Ice Removal. The Contractor shall perform Snow and Ice removal in accordance with (IAW) requirements of AR 420-1, Army Facilities Management, (paragraphs 7-14 and 7-18) as shown in TE-G.1.1, Snow and Ice Removal Priority List.

1.3.1.1.3 Freeze Plan. Within fifteen (15) calendar days of the start of the contract, the Contractor shall submit to the KO/COR a freeze prevention plan to include procedures for monitoring weather reports, preventing broken water lines in buildings, thawing out frozen equipment, and recruiting of standby personnel to respond to freeze related DMOs (P-H.1.3.1.1.3 Freeze Prevention Plan (Reference TE-A.6.1, Consolidated Contractor Plans)).

1.3.1.2 Emergency Utilities Operating Plan. The Contractor shall explain in their Quality Control Plan (QCP) how the Contractor proposes to utilize their personnel, materials, and equipment to respond to and accomplish emergency maintenance or repair work during all regular and non-regular duty hours for any utility outages. The QCP shall include a procedure to follow in the event that electrical power to buildings or portions thereof is lost; a procedure to follow in the event of a water supply emergency due to interior or exterior secondary water distribution line ruptures, freeze-ups, or contamination of the water supply; a procedure to follow in the event of a natural gas or propane emergency;

a procedure to follow in the event that the Installation sewage collection systems malfunction due to stoppage in the collection mains, failure of sewage lift stations, or a pipeline rupture; and include a procedure to follow in the event of a Uninterruptible Power Supply (UPS) or Emergency Generator outage or breakdown. The plan shall outline a contingency plan for providing repair, replacement, or backup power sources such as rental units during the outage or breakdown.

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

a. Command-Directed operations support

b. Natural disasters

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

d. Emergency work for the security or protection of Government property

e. Emergency work due to loss of air conditioning or heating for data processing equipment and other temperature critical facilities

f. Emergency work due to loss of operation of refrigeration and kitchen equipment

g. Emergency work due to a malfunction in fire alarm or fire sprinkler systems

h. Response to emergency DMOs

1.3.2 Publications and Forms. Specific publications and forms required for the accomplishment of work described in this CLS are located in the DPW Library.

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

2.0 Description of Services. The Contractor shall develop and implement (after KO approval) a Comprehensive PM and Repair Program. PM consists primarily of inspection, cleaning, lubrication, adjustment, calibration, and minor part and component replacement on building and structures, its component equipment and other systems included at facilities which are listed in TE-H.1.1.1 Real Property Facilities IAW the PM tasks specified in TE-H.2.0B P.M. Tasks. The Contractor shall submit the Comprehensive PM and Repair Program for this service within ten (10) days after receipt of notice to proceed.

Work that is outside the scope of a PMO shall be accomplished through a DMO or OWO.

The PMO, OWO, and other scheduled task frequencies that apply to this CLS are presented in TE-H.2.0B P.M. Tasks. TE-H.2.0A Excluded Real Property provides a listing of facilities currently maintained by others

2.1 Facility Workload. TE-H.2.0B P.M. Tasks provides PM workload requirements for this service and includes historical data from Fiscal Years (FY) 21 and 22. The historical data detail the completed OWOs, PMOs, and PWOs.

2.1.1 BUILDER Sustainment Management System (SMS). BUILDER SMS is a web-based asset lifecycle management software tool created by the Engineer Research Development Center – Construction Engineering Research Laboratory of the US Army Corps of Engineers (USACE-ERDC-CERL). The Contractor shall collect, update, and provide facility data for inclusion into the BUILDER SMS database for Fort Carson and Pinon Canyon Maneuver Site only upon receipt of a repair action resulting in component replacement IAW the Army BUILDER SMS Inventory and Assessment Guide.

2.1.2 Work Orders. The Contractor shall coordinate all necessary facility maintenance and project work orders to update the Fort Carson and Pinon Canyon BUILDER SMS database with replacement information for all BUILDER components. All DMOs and PWOs that replace a BUILDER-inventory component must be used to update the respective BUILDER component. All new replaced components sections shall be update in BUILDER SMS database IAW Army BUILDER SMS Inventory and Assessment Guide

2.1.3 Work Order Component Index (CI) Updates. The Contractor shall submit all DMOs and PWOs that result in a BUILDER component CI rating update into the BUILDER SMS within one month of their completion. As justification for the change in rating, the Contractor shall report and retain records on the BUILDER inventory component that was updated, what the prior rating was, the new condition rating, the date of the condition update, and the necessary work order identifiers.

2.2 Natural Gas Appliance and Equipment. The Contractor shall inspect natural gas appliance connections for leaks at the valve or adjustable meter. The Contractor shall repair leaks immediately and conduct inspections semi-annually. PM for natural gas appliances and equipment shall be performed IAW the requirements set forth in National Fire Protection Association (NFPA) 54 National Fuel Gas Code and 49 CFR 192, Transportation of Natural and Other Gas by Pipeline: Minimum Federal Safety Standards.

The Contractor shall maintain gas lines, gas meters, and regulators (low pressure side to include building plumbing). The Natural Gas Distribution System includes natural gas lines outside the footprint of a building or structure up to the point of demarcation established by Colorado Springs Utilities. The Points of Demarcation to the commercial source of each utility is at the supply connection of the facility meter and the first utility connection of the appliance. The Contractor shall remove all debris and vegetation that has grown or accumulated in contractor-controlled areas up to the primary utility demarcation point. Cleaning shall include, but is not limited to, the removal of sand, gravel, rocks, debris, trash, roots, sod, weeds, grass trapped within the lines, manhole chambers, culverts, and curb catch basins.

2.3 Heating, Ventilation, and Air Conditioning (HVAC). The Contractor shall provide PM IAW TE-2.0B, PM Tasks. The Contractor shall update the PM tasks lists in GFEBS upon installation of new equipment and provide the Government with an updated task list as needed. Services include maintenance, repair, and installation of all components, devices, and equipment. Components include, but are not limited to: boilers, furnaces, compressors, blowers, motors, drive assemblies, control systems and wiring, freeze protection sensors, duct work, burner assemblies, temperature controls, registers, condensate and drip pans and drains, grills, evaporators, air filters, and heat/air conditioning units, ensure sequence of operations is working as designed. The Contractor shall test Emergency HVAC shut off buttons as part of the annual Preventive Maintenance Program to ensure proper operation and verify if HVAC units tied to the shut off button are shutting off properly and resetting to normal operation. Emergency Shut-off button Testing, and Preventive Maintenance will be part of the PM task list. Verify if proper signage for shut off switch is provided, replace if signage is failing. Work shall conform to the technical criteria in GFEBS of the systems and components listed in TE-H.2.3 Furnaces-Unit Heaters,TE-H.2.3A AC-Units and TE-H.2.3B Indv Boiler Systems.

2.3.1 General. The Contractor shall operate, maintain, repair, and replace ventilation equipment and systems for comfort and non-comfort cooling requirements. Personnel shall employ Root Cause Analysis methods of problem solving and deliver workable options to the COR for consideration when work is beyond demand maintenance. HVAC systems for process conditioning is included, such as exhaust fans (including bathroom exhaust systems) elevator mechanical room HVAC equipment, paint booths, welding hoods, vehicle exhaust venting systems, cold storage systems, etc.

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

• Air curtains

• Air dryers

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

• Kitchen Exhaust Hood and MAU’s located in DFACs throughout Fort Carson

• Filters (air and coolant).

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

• Bathroom-exhaust fans.

• Vehicle exhaust equipment

• Sand/grit blast and dust collection equipment

• Vacuum equipment (continue numbering below)

• Swimming pool heaters (that heat the pool water)

• Domestic Hot water heaters

• Sump pumps in mechanical rooms

• Diffusers, grilles, registers and pipe insulation

• All Solar Systems for domestic hot water

• Comfort Heating and Cooling

• Flue vents

• Radon Detection units

• Smart electric meters, pulse kits for water and gas metering associated with Enterprise

Energy Data Reporting System (EEDRS).

2.3.1.2 Inventory List. The Contractor shall update and furnish an electronic version of the updated equipment inventory list using Excel spreadsheet, which includes the data identified in TE-H.2.3 Furnaces-Unit Heaters and TE-H.2.3A AC-Units,every six (6) months (D-H.2.3.1.2 Equipment Inventory List ). The Contractor shall provide the updated listing to the KO/COR after the first sixty (60) calendar days of the contract start. For the first submittal, the sixty (60) calendar day period shall allow the Contractor sufficient time to verify equipment quantities (HVAC equipment, evaporative coolers, etc.) and types for the buildings listed on TE-H.1.1.1 Real Property Facilities. All fields in this listing shall be updated and shall include all buildings and their equipment that were not listed, or incorrectly listed, by size, type, location, etc.

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

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

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

2.3.1.4.2 Operational System Requirements: The Contractor shall ensure that the following systems are operational 24 hours a day, seven (7) days a week. Systems include:

• Airfield lighting

• Air conditioning in Medical Facilities, Network Operations Centers (NOC), Sensitive Compartmented Information Facilities (SCIF) and computer rooms

• Boiler plants and heating

• Cold Storage Facility

• Communication Nodes (CN)

• Electrical systems to mission essential vulnerable areas

• Emergency lighting

• Energy Management Control System (EMCS)

• Fire detection and suppression

• Refrigeration units and cold storage in Military Dining Facilities

• Repair work order control

• Road and rail network affecting Military Deployments

• Standby generators

• Security

• Supervisory Control and Data Acquisition System (SCADA)

• Traffic signals

• Utility infrastructure and distribution systems

• Wastewater treatment plants and associated collection

2.3.2 Seasonal Changeover Requirements.

2.3.2.1 Schedule. The Contractor shall provide an annual schedule that describes their procedures to ensure seasonal changeover requirements are met within sixty (60) calendar days of the start of the contract and annually thereafter (D-H.2.3.2.1. Seasonal Changeover Schedule).

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

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

2.3.3 Chemical Treatment. The Contractor shall implement a program of chemical treatment for open and closed systems (boilers, chillers and cooling towers) specifically designed to protect the equipment, to maintain efficiencies, to conserve water and to meet State and Federal Regulations. The Contractor shall perform weekly testing for cooling tower water and add chemicals as needed. The Contractor shall maintain files of inspections and chemical usage for cooling towers, condensate and chilled water systems including laboratory analysis of all HVAC systems receiving chemical treatment. Records shall include building number, date chemicals were applied, description of chemicals used, quantity of chemicals used per system to maintain standards, chemical level readings in system before and after minor adjustments, date of inspection check and adjustment, results of inspection and name of persons doing the inspections and adjustments. All records shall be provided to the COR IAW with TE-H.2.3 Furnaces-Unit Heaters, TE-H.2.10.4 Individual Boiler_Hot Wtr Sys, TE-H.2.13.1 List of Equip in Heat Plants and TE-H.2.13.1.6 Individual Boiler Systems.

2.3.4 Building Operations Control Center (BOCC). The BOCC houses the Utility Monitoring and Controls System (UMCS). The UMCS has central (remote) control of about 40% of the total equipment inventory listed in TE-H.2.3 Furnaces-Unit Heaters, TE-H.2.10.4 Individual Boiler_Hot Wtr Sys and TE-H.2.13.1 List of Equip in Heat Plants and TE-H.2.13.1.6 Individual Boiler Systems. Approximately 35% of the equipment listed is controlled locally by programmable computer systems dedicated to HVAC and Metering equipment installed in the respective building.

2.3.4.1 System Controls. Systems Controls may consist of central, computer-controlled diagnostics and operation center, or local (at the building) computer controls or manual controls and all associated hardware and software intended to provide efficient control of all HVAC systems.

2.3.4.1.1 Monitoring Controls. The Contractor shall manage building heating / cooling / operational schedules, address monitoring system alarms, view building operations and analyze potential trends and issues, take trouble calls, manage databases, and repair control systems. The Contractor shall monitor the UMCS and Metasys Front-End in the Building Operations Control Center during normal duty hours and be able to troubleshoot and support standard HVAC equipment. Additionally, the Contractor shall manage the online and offline status of buildings and upon receipt of Priority 1 DMOs, take steps to ensure offline buildings get back online as soon as possible.

2.3.4.1.2 Controls Technicians. The Contractor shall operate and manage all aspects of HVAC control of the UMCS to troubleshoot and repair HVAC controls (centrally controlled, or locally controlled). These Control Technicians will be dedicated to the UMCS and Buildings associated with UMCS and Controls issues arising from issues seen and needed to be resolved associated with the UMCS. The Contractor shall be proficient in the uses of LonWorks (LNS) database software, hardware and software plug-ins, and vendor configuration tools. Technicians must be "LonMark Certified Professional" with the appropriate training, documentation, certification, and a minimum of two (2) years' experience. The Contractor shall use Government provided laptops with vendor configuration tools already installed on them. The laptop shall include Windows 10 or better and two (2) licenses (1 for each laptop) of IZOD Net Server Software and Microsoft Office. Building Operations Control Center (BOCC) technicians must maintain control of a Common Access Card (CAC) for base network access to operate Metasys UMCS (Utility Monitoring and Control System) and EEDRS (Enterprise Energy Data Reporting System) Metering System. The Contractor shall know and operate the Metasys Front- End software to support BOCC Monitoring and Field Technicians.

2.3.4.1.3 Access Card. A CAC is required to access Government computers and network. All Contractor Technicians, Monitoring and Control Technicians shall obtain a CAC card prior to beginning working in the Building Operations Center. Every contractor employee associated with the BOCC will need CAC Cards for access to the Fort Carson Building Operations Control Center and for all laptops used for configuration of buildings with vendor configuration tools.

2.3.5 Related Components and Accessories.

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

2.3.5.2 The Contractor shall Test & Balance up to 1 million SF buildings of existing air distribution systems, Flow Balance of chilled/hot water distribution systems, or Commissioning reports per year. The COR will provide the building and the Contractor shall provide a proposal with a detailed scope of work to be performed and a detailed cost estimate. The work will be accomplished via a PWO if funding is available.

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

2.4 Eye Washes and Safety Showers. The Contractor shall perform Preventive and Demand Maintenace to the eye washes and safety showers identified in TE-H.2.4 Eyewash Station Locations. The Contractor shall inspect, test, and maintain the eye washes and safety showers identified in TE-H.2.4 Eyewash Station Locations, IAW manufacturer’s recommendations.

2.5 Roof Gutters, Drains, and Downspouts. The Contractor shall semi-annually, in the months of April and October, inspect and clean all roof gutters, drains, and downspouts identified in TE-H.1.1.1 Real Property. Cleaning shall include removal of bird nests, cobwebs, beehives, wasp nests, vegetation, leaves, debris, and all other obstructions that restrict flow to and through roof gutters, drains, and downspouts. The Contractor shall replace loose, displaced, broken, or missing strainers. The Contractor shall re-secure and fasten all loose gutters and downspouts in conjunction with inspection and cleaning.

The Contractor shall maintain a log and have it available upon request.

2.6 Automatic Doors. The Contractor shall, by the first week of every month, inspect and perform repairs to the automatic doors listed in TE-H.2.6 Automatic Doors-Fence Openers. The service includes inspecting and adjusting to confirm that all screws are tight, springs are in good shape, threshold is secure and fits properly, the on and off switch works properly, and door closing speed is adjusted to comply with the Uniform Federal Accessibility Standard (UFAS), and the Americans with Disability Act Accessibility Guidelines (ADAAG). The Contractor shall document repairs and inspection results, and make this information available upon request.

2.7 Overhead Doors. The Contractor shall semi-annually inspect and maintain the overhead doors, including electronically driven or motorized doors, operators, and controls identified in TE-H.2.7 Overhead Doors. The Contractor shall verify doors in fire-rated walls meet the corresponding fire rating required by the building code(s). PM shall include inspection, adjustment, alignment, proper fit, testing of controls and safety devices, and lubrication of overhead doors.

2.8 Gates, Fences, Barriers and Dock Levelers. The Contractor shall be responsible for the maintenance and repair of gates, fences, (to include rock or Concrete Mason Unit [CMU] privacy or security walls), and barriers at Fort Carson and Pinon Canyon Maneuver Site. Barriers include but not limited to guardrails, bollards, bumper blocks, parking lot wheel stops, and similar items. Automatic or motorized opening/closing devices and their associated controls are included. Locks and latches that are part of the gate (i.e., not a chain and padlock) are included. The installation and removal of fence screening materials is included. Signage on gates, fences, and barriers required by physical security regulations shall also be maintained and replaced as needed. Contractor shall replace faded and/or damaged signage on perimeter fencing. The Contractor shall keep all fencing material and barbed wire free of trash. Additionally, the Contractor shall perform maintenance, repair, and modification as required on all types of wire and cable fencing and gates, to include but not limited to, security and non-security chain link fences, barbed wire posts and gates, and various steel gates. Chains and protective wire barriers around improvements or hazardous areas shall be maintained. Gates with automatic or motorized opening/closing devices shall be inspected and serviced, but in no case less than annually. A List of known automatic fence gates is at TE.H.2.6 Automatic Door- Fence Openers. Gates with serviceable equipment such as wheels or guides shall be serviced annually D-H.2.8 PM Automatic Door-Fence Opener. The Contractor shall accomplish Installation of new fence as required. Fencing of secure areas shall be maintained to the requirements of AR 190-13, The Army Physical Security Program, and AR 190-51, Security of Unclassified Army Property (Sensitive and Non-sensitive). The Contractor shall maintain a twelve (12) foot dirt road adjacent to perimeter fences within Location Name property free of all vegetation and fence holes (e.g., coyote hole).

2.9 Air Compressors/Unfired Pressure Vessels. The Contractor shall inspect, maintain, and test the air compressors/unfired pressure vessels annually or semi-annually as identified in TE-H.2.9 Compressors and have these results available upon request. The Contractor shall contact the COR for new equipment not identified in TE-H.2.9 Compressors prior to inspection. If the PMs are not in GFEBS, the Contractor shall develop a Preventive Maintenance plan (P-H.2.9 PM Plan, Compressors (Reference TE- A.6.1, Consolidated Contractor Plans)) for the air compressor systems including air receiver, air drier and associated piping D-H.2.9 PM Air Compressor Systems. The PM plan shall include frequencies of inspections. The Contractor shall complete and provide to the KO/COR monthly maintenance reports as part of the D-H.2.9. PM Air Compressor Systems. An unscheduled work request shall be submitted for the new equipment to include PM asset tagging.

2.10 Plumbing. Plumbing includes potable water systems consisting of hot and cold-water piping, components inside the facility, and out from the facility to the point of demarcation. Waste, vent, and drain systems consist of piping and components inside the facility and out from the building to the point of demarcation. Potable water system includes domestic water heaters. Water heater types may be electric or fueled by natural gas, oil, or gas/oil combination with either atmospheric or forced draft burners. The Contractor shall repair, replace, and maintain potable water and waste, vent, and drain systems and components from the isolation valve. If no point of demarcation exists, then the point of demarcation is at a distance of five (5) feet out from the building.

2.10.1 Components. Components include, but are not limited to, the following: hot and cold water piping and fittings, insulation, natural gas piping systems downstream of the meter owned by the utility provider, sinks, faucets, hot water storage tanks, eye wash stations, drinking fountains, hot water circulation pumps, hose bibs, standpipes, expansion tanks, relief valves, mixing valves, flushometers, bathtubs, commodes, piping, fittings, drains, sump pumps, motors, and sump water level controls IAW Technical Manual (TM) 5-810-5, Plumbing, Army Regulation (AR) 420-1, Army Facilities Management, and manufacturer’s specifications. The Contractor shall set hot water temperature IAW AR 420-1.

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

Drains shall be free of obstruction. Fuel oil or natural gas shall not leak from the system or components. Hot and cold water shall flow on demand through the piping systems with no leakage through closed faucets, mixing valves, or flushometers. Flushometers shall operate properly and shut off the water flow after the flush cycle.

2.10.2.1 Gas Leaks. The Contractor shall repair all gas leaks from the primary utility line demarcation point to the inside of the buildings. When repairing gas leaks the Contractor shall test the entire building system for leaks and repair all as needed. Gas service to the building will not be restored until leak tests pass for the entire building system, not just the section that was replaced or repaired. All tests and repairs shall be IAW applicable industry codes.

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

2.10.4 Hot Water Heaters. The Contractor shall inspect water heaters identified in TE TE-H.2.3B Individual Boiler Systems. Inspection shall include a visual check for leaks, corroded surfaces, and improper setting of aquastat. PM shall include checking operation and condition of relief valve, draining of hot water tank, and ensuring that there is an unobstructed flow through the exhaust line for gas water heaters. Water heaters with forced draft burners shall perform in compliance with the Air Operating Permit, American Society of Mechanical Engineers (ASME) Boiler and Pressure Vessel Code. Burner combustion exhaust emissions shall not exceed fifty (50) parts per million (ppm) of carbon monoxide when burning natural gas, or a No. 1 (20% density) smoke on the Ringlemann

Chart. Work shall be scheduled and performed with minimum impact to the facility mission.

2.10.5 Backflow Preventors. The Contractor shall develop and submit, for approval by the KO, a PM Program to Annually inspect, test, certify, and repair all backflow prevention devices listed in TE-H.2.10.5 Backflow Prevention Devices. Work shall meet the requirements of the applicable Safe Drinking Water Act (SDWA).

2.10.6 Grease Traps. The Contractor shall inspect, pump, clean, and maintain grease traps/interceptors listed in TE-H.2.10.6 Grease Trap Locations. The Contractor shall inspect grease traps monthly. Grease floating on the liquid surface shall be removed as a maintenance task and disposed at the Sewage Treatment Plant (STP) or other location approved by the KO. Grease interceptors shall be pumped and cleaned IAW the following criteria:

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

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

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

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

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

2.10.6.1 Blockages. The Contractor shall remove blockages from drain lines, both interior and exterior sewers connected to grease traps to return the system to functional condition. When a grease interceptor requires a complete pumping or cleaning, the Contractor shall ensure the excessive solids are scraped from walls, floors, baffles, and all pipe work interior of the interceptor. The Contractor shall pump-out and clean grease interceptors Semi Annually as indicated in TE-H.2.10.6 Grease Trap Locations.

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

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

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

2.10.6.3 The Contractor shall inspect all grease traps on a monthly basis to ensure that the levels of accumulated grease does not cause the traps to over-flow. The results of the monthly inspections shall be provided to the COR NLT five (5) working after the end of each month (D-H.2.10.6.3 Grease Trap Inspections).

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

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

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

2.10.8 Wash facilities/racks. The Contractor shall provide maintenance and repair to keep wash facilities properly operational. This includes vehicle wash points, vehicle wash facilities, tracked vehicle washers, and the trash container/dumpster wash point.

Additional components including, but not limited to, wash stations, valves, sediment basins, oil skimmers, sensors, sand traps, drains, lines, detention ponds, wash water, concrete and filter pumps, oil-water separators, make-up water systems, motors, gearboxes, piping, electrical systems, identified in TE-H.2.10.8 Wash Rack Facilities. and controls IAW Operation and Maintenance (O&M) manuals, and manufacturer’s specifications. The Contractor shall provide regularly scheduled and unscheduled repairs.

2.10.8.1 Central Vehicle Wash Facilities (CVWF) and other Wash Rack Maintenance General. The Contractor shall, operate, maintain and repair the Central Vehicle Wash Facilities (CVWF), TE-2.10.8.1 CVWF Description, and its components, including the bird bath, wash tower stations, drains, oil/water separator system, oil/water separator isolation gate valves, the wash water pump station, and wells as required under an OWO. This shall include the following tasks: cleaning the drain and disposing of the contaminated sand IAW all applicable Colorado Department of Public Health (CDPHE) regulations;

washing out the drain contents; replacing the water; repairing oil removal hoses and its associated components; cleaning up debris in the area; and disposal IAW applicable CDPHE Regulations.

2.10.8.1.1 Confined Space Entry. When Confined Space Entry, as defined by OSHA is required to clean the oil/water separator, a Confined Space Entry plan (P-H.2.10.8.1.1 Confined Space Entry Plan (Reference TE-A.6.1, Consolidated Contractor Plans)) and access permit, shall be obtained from the Fort Carson Fire Department at least three (3) business days in advance of this work. The Contractor shall provide all personnel training and personal safety equipment, including appropriate breathing apparatus, if required at no additional cost to the Government. The Contractor shall not start work until the plan is approved.

2.10.8.1.2 Operating the CVWF. The Contractor shall operate the CVWF, (BLDGs 3701, 3703 and 3705) during all normal duty days. Reservations for use of the CVWF’s are scheduled thru the DPW Work Reception Desk. When Customers request wash rack operations during other than normal duty hours, the Contractor shall accommodate those requests.

2.10.8.1.3 CVWF. The Contractor shall clean the CVWF Oil Water Separators. They consist of a recycled water holding tank, a water filtering system, the wash stations and a two-compartment water settling tank. The Contractor shall clean the Oil Water Separator (OWS) pools without interrupting vehicle wash operations. Contractor shall empty one (1) OWS pool at a time. Water from the OWS pool being serviced shall be pumped to the overflow pond leaving the sand/sludge behind in the OWS pool being cleaned. The walls of the OWS shall be cleaned. Contractor will complete a Fort Carson inspection checklist for each OWS system. Once the first OWS pool is placed back in service, the cleaning process for second OWS pool shall be repeated.

2.10.8.2 The Contractor will not operate all other wash racks but will provide a PM plan and repair them as required, P-H.2.10.8.2 PM Plan, Wash Racks (Reference TE-A.6.1, Consolidated Contractor Plans).

2.10.9 Oil Water Separators (OWS). The Contractor is responsible for maintaining and repairing all OWS; TE-H.2.10.9, Oil Water Seperator Locations. They consist of a recycled water holding tank, a water filtering system, the wash stations and a two-compartment water settling tank. The Contractor shall clean the OWS pools without interrupting vehicle wash operations. Contractor shall empty one OWS pool at a time.

Water from the OWS pool being serviced shall be pumped to the overflow pond leaving the sand/sludge behind in the OWS pool being cleaned. The walls of the OWS shall be cleaned. Contractor will complete a Location Name provided inspection checklist for each OWS system. Once the first OWS pool is placed back in service, the cleaning process for second OWS pool shall be repeated.

2.11 Sanitary Wastewater Treatment and Collection System (Septic Tanks). Fort Carson does have a wastewater treatment plant and all primary wastewater utilities are not privatized. There are secondary standalone septic tanks and some components that may be considered primary utilities. The Contractor shall maintain and repair all septic tanks listed in the TE-H.2.11, Septic Tank Locations. The Environmental Division is responsible for the reporting requirements and compliance of these systems. The Contractor shall provide monthly reports to the COR (D-H.2.11 Septic Tanks). Industrial Wastewater Treatment Plant (IWTP).

The sanitary wastewater treatment and collection system delivers sanitary wastewater to the Sewage Treatment Plant (STP) by means of collection lines, sewer mains, and lift stations. TE-H.2.11A, STP Description, is a brief description of the STP. TE-H.2.10.3, Sump_Lift Station Locations, lists locations and numbers of lift stations. There are approximately 786,000 linear feet (LF) of sanitary sewer mains ranging from six (6) inches to thirty (30) inches in diameter, and approximately 2,055 sanitary manholes. Domestic sewage is approximately 2.5M gallons per day (gpd). The Contractor's maintenance responsibility is referenced in TE-H.2.11C, Manhole Cardinal Directions, and TE-H.2.11B, PCMS Fort Carson Sewer Manhole Graphic. The Contractor’s responsibility in the housing area is limited to main lines and manholes.

The Contractor shall monitor, maintain and repair all septic tanks listed in TE-H.2.11A, h Septic Tanks Locations and empty when the high-level alarm sounds as a preventative maintenance action. The Environmental Division is responsible for the reporting requirements and compliance of these systems. The Contractor shall provide monthly reports to the COR.

2.11.1 STP Maintenance. Maintenance shall be IAW the STP maintenance schedule, manufacturer’s recommendations, and in compliance with National Pollutant Discharge Elimination System (NPDES) permit numbers CO-0021181 and COG-652000. Violations of the NPDES permit standards shall be reported to the COR within two (2) hours of the incident with a detailed explanation of the noncompliance. On occasion, usually during emergencies, the Contractor shall service portable latrines or pump sand traps at the direction of the COR.

2.11.2 Components. Sanitary wastewater treatment and collection system components include, but are not limited to: electrical, electronic, and digital systems and controls; level controls, control panels, phone dialers, switches, metering devices, sewage basins, alarms, lift stations, wet wells, dry wells, pumps, motors, air compressors, filters, piping, indicator lights, mounting hardware, meters, valves, and fittings, and laboratory equipment and components.

2.11.3 Compliance. The Contractor shall repair and maintain Sanitary Wastewater Treatment and Collection System and components IAW AR 420-1; TM 5-814-1, Sanitary and Industrial Waste Water Collection - Gravity Sewers and Appurtenances; TM 5-814- 2, Sanitary and Industrial Wastewater Collection - Pumping Stations and Force Mains;

O&M manuals; and manufacturer’s specifications. Sample maintenance cycles checklists are identified in TE-H.2.11.3, IWTF Checklist and TE-H.2.11.3A, STP Checklist.

2.11.4 Reporting Requirements. The Contractor shall submit to the COR a plan for accomplishing the Sanitary Wastewater Treatment and Collection System scheduled maintenance work, P-H.2.11.4 Sanitary Wastewater Collection and Treatment Plan (Reference TE-A.6.1, Consolidated Contractor Plans). The Contractor shall maintain a maintenance log that includes unusual conditions, accidents, and complaints.

2.11.5 Laboratory. The Contractor shall maintain the laboratory used for testing in Sewage Treatment Plant laboratory, Bldg. 3912, IAW requirements established in NPDES permit numbers CO-0021181 and COG 6520000.

2.12 Industrial Wastewater Treatment Plant (IWTP). The Industrial Waste Collection System (IWCS) consists of approximately 124,063 linear feet of 6" & 12" collection lines from motor pool wash racks. There is one (1) lift station that is annotated within TE- H.2.10.3, Sump_Lift Station Locations. Due to the variation in flow and the large amounts of suspended solids in the industrial wastewater, equalization basins are provided at the treatment plant site for settling, solids, flow equalization, storm water storage, and oil removal. Aerated biological ponds are provided at the IWTP site to remove Biochemical Oxygen Demand (BOD) prior to discharge to the STP.