C05-05_Provo_and_PG_Facilities_Maintenance_PWS_V2023_1.pdf

U.S. Bureau of Reclamation

Provo Area Office

Performance Work Statement Provo Area Office & Pleasant Grove Maintenance Building

Facility Maintenance Service Contract

Introduction

The Provo Area Office (PAO) and Pleasant Grove Maintenance Building (PGMB) of the U.S. Bureau of Reclamation has an ongoing need for facility HVAC maintenance. The Provo Area Office is located at 302 East Lakeview Parkway, Provo, Utah 84606 and the Pleasant Grove Maintenance Building is located at 315 West 1100 North Pleasant Grove, Utah 84062.

Scope

The contractor shall provide the labor, tools, equipment and expertise necessary to maintain the heating, cooling, ventilation, HVAC plumbing, electrical, solar and lighting components throughout the interior and exterior of the PAO and PGMB. This service contract is for one (1) base year and four (4) option years.

Provo Area Office

PAO is a 57,000 square foot building and comprised of an open-design office area containing private offices and cubicle clusters, a cluster of warehouse bays (4), a materials lab and a front and rear parking area. The building is heated by a Riello modular boiler system that supplies heated water-based solution to 54 VAV boxes located in the ceiling throughout the building. The building is cooled by a York chiller system that supplies chilled water (30 percent propylene glycol/water solution) to five air handler rooms throughout the building. Control of the heating and cooling system is through an Alerton Direct Digital Control (DDC) system. The VAVs, Air Handler Rooms and Boiler Room have been retrofitted with new controls for the valves and motors that are controlled by the DDC system. The electrical motors for the supply and return air fans have been retrofitted with new high efficiency motors and Variable Frequency Drives. The circulation pumps for the heated and chiller water in the boiler rooms have been retrofitted with new high efficiency motors and Variable Frequency Drives. Control of the building heating and cooling system is through a central standalone computer. The building has been fitted with ceiling fans that are also controlled by the Alerton control system. The fans de-stratify the air in the higher portions of the building. The contractor shall maintain the interior building temperature between 68-72 °F. Maintenance bays are heated by five Reznor UEAS- 130, two UEAS-180 and one UDAP-75 ceiling mounted unit heaters. Five of the units utilize condensate water pumps to pump water into the roof drains. The PAO building LED lighting is managed by the Alerton computer control system, Watt-Stopper system and incorporates occupancy sensors. Offices around the perimeter of the building include dimming capability based on ambient light. The contractor shall ensure operation of the lighting system is maintained to ensure lights are off during unoccupied times and all relays and sensors are functioning properly. Inspect building lighting and report any bulb outages to Reclamation COR.

PAO has a 25 kw PV Solar system to offset city provided power. See attachment 1-PAO for reference as-built drawings.

Pleasant Grove Maintenance Building

PGMB is a newly constructed 9,567 square foot building and comprised of office space and maintenance bay areas. The office area is heated and cooled with Variable Refrigerant Flow system (VRF) comprised of a Heat Recovery System with an outdoor unit. The VRF is connected to two (2) indoor refrigerant heat recovery units with a single refrigerant piping system connecting to six (6) ceiling concealed fan coil units. All concealed fan coil units have filter boxes that include 2-inch MERV 13 Filters. An electric duct heater provides preheated air prior to reaching fan coil units increasing efficiency. Indoor air quality is managed by an RenewAire Energy Recovery Ventilator System. The Information Technology (IT) Server Room has one (1) dedicated ductless split system to provide heating & cooling. The systems are controlled by individual thermostats. The contractor shall maintain the interior of the office portions of the PGMB temperature between 68-72 °F. The contractor shall maintain the IT Room between 65-72 °F. The maintenance bay area shall be maintained between 60-64 °F during the winter season.

The maintenance bay area is heated by two (2) ceiling mounted radiant Heat Burners and cooled by a Champion Evaporative Cooler and a 12-foot ceiling fan. The storage room and library adjacent to the maintenance bay are heated and cooled with one (1) ceiling concealed fan coil unit and controlled by a single thermostat. The maintenance bay has four (4) Loren Cook Exhaust Fans supporting the bay, shop pit and welding shop. Makeup air is provided by two wall mounted 54-inch by 48-inch louvers.

The PGMB LED lighting control strategy includes occupancy sensors in all offices, conference rooms, corridors, and restrooms. For rooms with windows, LED light fixtures within 15 feet of the windows utilize photocells allowing for dimming based on existing ambient light.

Inspect building lighting and report any bulb outages to Reclamation COR. PGMB has a 67 kw PV Solar system to offset city provided power. See attachment 2-PGMB for referenced 100% CD drawings.

Contractor Requirements

• The contractor shall have a minimum of 5 years of building mechanical maintenance experience.

• The contractor shall possess a natural gas certification from the Rocky Mountain Gas Association and it shall be submitted to the COR for acceptance within 14 days of contract award.

• The contractor shall be certified to perform work on Reillo boilers and York chillers.

Certifications shall be submitted to the COR for acceptance within 14 days of contract award.

• The contractor shall be certified to perform work on Watt-Stopper & Alerton Control Systems. Certifications shall be submitted to the COR for acceptance within 14 days of contract award.

• The contractor shall be reachable by phone 24 hours a day, 7 days a week for emergency response calls.

• The contractor shall provide a list of all personnel that will be involved in this contract with name and phone number.

• The contractor shall be able to physically respond to emergency situations within 2 hours of notification. All the contractor’s employees that will be working onsite must be US Citizens or Nationals and speak, read, and write English and be able to pass a background check.

• In accordance with Section 608 of the Clean Air Act, all the contractor’s employees that will be working on devices containing refrigerants must be certified by the U. S.

Environmental Protection Agency to handle such refrigerants. Certifications shall be submitted to the COR for acceptance within 14 days of contract award.

Tasks

Equipment maintenance checks are defined as inspections of the equipment to assure proper operation in accordance with the manufacturer’s operation and maintenance requirements.

A maintenance checklist containing the tasks listed below shall be submitted to the COR for approval within 14 days of contract award and shall be used to record the tasks completed.

Any changes to the checklist shall be approved by the COR. All checklists shall reflect manufacturer’s recommendations for preventive maintenance checks and services. The vendor shall annotate the status of all tasks. The completed checklists shall be submitted to the COR monthly; however, Reclamation may review the current checklist at any time.

The contractor shall perform, at a minimum, the following tasks according to the schedule indicated on the QASP for the Provo Area Office and Pleasant Grove Maintenance Building:

Weekly Tasks

Boiler Room:

• Check status lights on the main Automatic Temperature Control panel.

• Evaluate operation, check for proper settings, observe, and adjust building temperatures as required.

• Enter subterranean tunnels and cycle the sump pumps to verify standby operation

(confined space precautions must be employed). Verify alarms are working properly.

• Verify proper flow in the main chilled water and hot water pumps by observing the gauge pressure.

• Check the status lights on the motor control center.

• Check and adjust the water levels on the chilled and hot water expansion tanks.

• Check the incoming feed water pressures and maintain the fluid level and pressure on the heating and cooling loops. Reset if necessary.

• Check variable frequency drives status and record values displayed on log. Verify the drives are running within the Manufacturer’s standards for temperature and voltage input and output for the entire system during operation. Check for signs of noise from the VFD which may be an indication of more in-depth maintenance.

Provo Area Office & Pleasant Grove Maintenance Building

PV Solar System

• Visually inspect system wiring per manufactures inspection guides.

• Inverters-inspect per manufactures inspection guidelines and verify inverters are operating correctly. Notify Reclamation of any errors.

Mechanic Pit

• Verify operation of ventilation system is operational and functioning correctly.

Additional Weekly Winter Tasks (October through March or during operation of the boilers)

Provo Area Office

• Blow down the low water cutoff in the boiler.

• Test the boiler high and low temperature and pressure limits and the cycling controls.

• Reset the boiler temperature control set points to correspond with the outdoor conditions

(e.g., as the season grows colder, the boiler temperature needs to be set slightly hotter and vice versa).

• Check water level in condensation trap on boiler flue and adjust if necessary.

• Inspect main and supplemental draft blowers.

• Check boiler to assure they are staying within the manufacturer’s recommended temperature ranges.

Additional Weekly Summer Tasks

(April through September or during operation of the chiller)

Provo Area Office

• Check and adjust temperature drop on chiller barrel.

• Check refrigerant levels.

• Inspect chiller components for wear, defects and proper function. Identify and correct any problems including any abnormal sounds.

• Cycle both circuits and inspect refrigerant piping and hangers for proper support and to ensure that the Hydra-Zorb clamps are in place.

Provo Area Office

Fan Rooms #1 through #5:

• Correlate temperatures to chilled water pump and valve operation and adjust if necessary.

• Check and adjust blower for proper static pressure output.

• Check high efficiency motor temperatures and record value on log. Verify motors are running within Manufacturer’s temperature ratings.

• Check variable frequency drives status and record values displayed on log. Verify the drives are running within the Manufacturer’s standards for temperature and voltage input and output for the entire system during operation. Check for signs of noise from the VFD which may be an indication of more in-depth maintenance.

• Check for vibrations in the equipment housing and belts and correct for quiet operation.

Listen to the return and supply fan bearing for any noticeable changes in noise. Check the bearing temperatures for the return and supply fan to monitor temperature rises. Log the temperatures and note any noises.

• Check return air fan operation (rooms 1, 2 and 4 only).

• Check tunnel pumps and alarms (rooms 1 & 2 only) for air quality to keep tunnels dry in compliance with the Air Quality Report and to protect the integrity of the Ethernet/communication cables.

Chiller:

• Check oil levels on both circuits and maintain at factory specs.

• Check refrigerant levels, check pressures and safeties.

• Inspect refrigeration piping for leaks.

• Check Vibrasorbers on both chiller and condenser.

• Check closed loop water.

• Check chiller operation, i.e., staging and hot gas operation.

• Inspect chiller insulation and compressor noise eliminators.

Telephone/Storage room:

• Check emergency lighting panel for proper input and output voltages.

• Check battery water levels. Add distilled water if necessary.

• Check lighting controls for proper function.

• Test photocell operation for the parking and outside lights.

Janitorial closet:

• Inspect culinary hot water recirculation pumps.

Pleasant Grove Maintenance Building

• Enter subterranean maintenance pit and cycle the sump pumps to verify standby operation. Verify alarms are working properly.

Monthly Tasks (in addition to above)

• Check propylene glycol/water solution levels in the heating and cooling water closed loop systems and adjust if necessary to maintain manufacturer recommended percentage.

• Gauge the chiller to check proper compressor operation (summer).

• Remove the belt housings on the blower fans and inspect the belts for irregular or excessive wear, adjust, furnish, and replace as necessary. Equipment sheaves shall also be inspected at the time of belt inspection for proper attachment to the equipment, wear and proper contact with the belt.

• Check starter connections on all fan motors. Ensure that all connections are securely fastened, and connectors are clean.

• Verify Alterton control operations for correct calibration within the established set points.

Notify the building manager when corrections of the control system are necessary.

• Verify and check set-points in Reillo boiler and tune. Any changes to the boiler or its settings must come from an authorized Reillo Service Technician.

Quarterly items (Oct, Feb, May, and Aug)

• Check all ten exhaust fans on the roof for proper function.

• Check thermostats through the DDC controls throughout the building for proper settings.

• Check warehouse heating and cooling units for proper function.

• Clean condensers and inspect for leaks. Repair as necessary. Check operating controls to condensers and verify that fans are running properly.

• Inspect condenser safeties for proper function.

• Oil the hot water and chilled water pumps.

• Check the lighting controls for proper function.

• Check all timers and adjust for daylight savings.

• Check and lubricate all dampers in the air handler rooms to assure proper function.

• Check water heaters operation with associated pump and hub. Check water temperature to ensure it is within specifications. Check blow-off valves for proper function.

• Furnish and replace building air handler filters in all 5 air handler rooms. Filters shall be medium efficiency of 8 MERV.

• Check and clean the internal components of all VFDs to remove dust and other contaminants from the external parts. Use non- static air recommended by the VFD manufacturer to remove buildup of dust to the heat sink and other internal parts. Check connections on the units for looseness due to thermal expansion or vibration. Check internal parts for looseness due to vibration and age of unit.

Pleasant Grove Maintenance Building

• Check all ten exhaust fans for proper function.

• Check thermostats throughout the building for proper settings.

• Check Maintenance Bay heating and cooling units for proper function.

• Clean outdoor VRF and inspect for leaks. Check operating controls to condensers and verify that fans are running properly.

• Inspect outdoor VRF safeties for proper function.

• Oil the hot water and circulation water pumps.

• Check the lighting controls for proper function.

• Check all timers and adjust for daylight savings.

• Check and lubricate all louvers and dampers to assure proper function.

• Check water heaters operation with associated pump and hub. Check water temperature to ensure it is within specifications. Check blow-off valves for proper function.

• Furnish and replace building Energy Recovery Unit filters. Filters shall be medium efficiency of 8 MERV per manufacturer’s specifications.

• Furnish and replace VFR Indoor Fan Coil Unit Filter Boxes. Filters shall be 2-inch pleated 13 MERV per manufacturer’s specifications.

Semi-annual (May and Oct)

• Check that each thermostat is functioning.

• Visually inspect each VAV box in the ceiling, check for leaks and operation of direct digital controls, valves and damper. Correct all leaks that are found in heating core, valves or piping by notifying the building manager to arrange for repair under modification to the contract.

• Lube air handlers and main pumps.

• Check and, if needed, calibrate controls in all five fan rooms and boiler room.

Annual

• Check and, if necessary, calibrate DDC controls.

• Check and test all safeties on boiler. Boiler vessels and burner combustion systems must be inspected, and work be performed by authorized Reillo Service Technician.

• Check burner head and blower for wear or damage. Inspect for any burn marks or perforations. Ignition electrode and flame rod shall be inspected annually. Inspect the electrodes periodically for signs of fouling, displacement, or other damage.

• Check batteries and operation of emergency lighting.

• Completely drain & refill water heater per manufactures maintenance instructions.

Coordinate timing of drainage with Reclamation. Check controls and safety valves on water heaters for proper operation. Note any leaks that may require future replacement of the water heaters or valves.

Seasonal

• Perform Fall/Winter inspection of the six (6) bay Reznor unit heaters and the three (3) vestibule door heaters.

• Verify five (5) unit heater condensate water pumps are operating correctly.

• Furnish and replace the filters in vestibule doorway heaters and in the warehouse mezzanine.

Pleasant Grove Maintenance Building

Perform Fall/Winter inspection of the bay unit heaters

• Check condition of forced air blower scroll and motor. Dirt and dust may be blown or vacuumed from the blower.

• Check condition of burner. Remove any foreign objects or debris from inside the burner box or burner cup.

• Inspect the igniter. Replace igniter if there is excessive wear or erosion, breakage or other defects.

• Be sure the burner observation window is clean and free of cracks or holes. Clean or replace as necessary.

• Check the flue pipe for soot or dirt and reattach to the heater after cleaning as necessary.

• Clean the reflector sections.

• Check and be sure vent terminal and fresh air inlet are free from obstructions.

• Check the inside of the heat exchanger tube visually with a flashlight. If carbon or scale are present, scrape or otherwise remove deposits.

Evaporative Cooler Spring Start-Up

• Belt tension. Check belt tension and readjust if needed.

• Grease bearings. The blower bearings in this unit should be greased once a year with ball bearing grease.

• Cleaning pads. Annually, or when required, using a garden hose with nozzle, back wash to clean out the openings, then clean off the inlet face any scale or other obstruction to the passages.

• Pad replacement. The pads should be replaced after 5 years.

• Slight scraping may be required to remove hardened scale on the pump. Cleaning the pump is necessary once a year at start-up.

• Clean the pump and turn the impeller to ensure free operation. Remove the pump spout and check for any blockage.

• Bleed off. Check bleed-off valve to be sure it is not clogged.

Winter Shut Down

• Drain water. Drain all the water out of the cooler and water supply line when not in use for prolonged periods. Keep the water line disconnected from both the unit and water supply so that it does not freeze.

• Disconnect from power supply when not in use for extended periods of time.

• Cover unit with weatherproof cover as recommended by manufacturer.

Emergency Response

The contractor shall be reachable by phone 24 hours a day ,7 days a week for emergency response calls.

• The contractor shall be able to physically respond to emergency situations within 2 hours of notification.

• The contractor shall provide a list of all personnel that will be involved in this contract with name and phone number.

Tasks for emergency response calls may include but is not limited to the following:

• Diagnose problems with the system. This does not include repairs. Please see additional work section below

• Reset and restore HVAC and lighting system to normal operations after any system shutdown

• Record all hours worked associated with the emergency call back and submit to COR.

Additional Work

The contractor shall keep a detailed record of any work that is required in addition to the above listed tasks and notify the Government of required repairs. Repairs to the system are not covered under this contract. Any repairs will be handled under a separate contract.

Security Requirements

The contractor shall obtain Personal Identity Verification (PIV) security cards from Reclamation for access to the building and to the rear parking lot. The contractor’s employees must pass a background check before security cards will be issued.

Delivery

The contractor shall establish a schedule for executing the above listed tasks to ensure regular time intervals between performances (i.e., so that the tasks are performed at the same time each week, each month, each quarter etc.).

Provo Area Office work shall be performed within the hours of 7:30 am and 4:30 pm Monday through Friday, excluding Federal holidays.

Pleasant Grove Maintenance Building work shall be performed within the hours of 7:30 am and 4:30 pm Tuesday through Thursday, excluding Federal holidays.

Equipment

The contractor is required to provide all tools and equipment necessary to perform maintenance work. Reclamation will not provide tools, equipment, ladders, filters, belts, personal protective equipment, and gloves.

Clean up

The contractor is responsible for all cleanup of equipment and areas related to maintenance work performed under this contract. Good housekeeping shall be maintained in all boiler and air handler rooms.