Combined_Synopsis-Solicitation_EGWW_O&M_-_Final_4.3.2018.pdf

COMBINED SYNOPSIS/SOLICITATION FOR COMMERCIAL ITEMS

Document Type: Combined Solicitation/Synopsis Solicitation Number: EQ10PAA-1-18-0003 Posted Date: 04/03/2018 Current Response Date: 05/03/2018 12:00 Noon PDT Product or Service Code: Z1AA – Facility Support Set Aside: Total Small Business Set-a-side NAICS Code: 561210 Building Operations Procurement is Subject to Availability of Funds

Contracting Office Address: General Services Administration, Service Acquisitions Branch, 400 15th St SW, Auburn WA 98001

Description:

This is a combined synopsis/solicitation for commercial items prepared in accordance with the format in Federal Acquisition Regulation (FAR) subpart 12.6, “Streamlined Procedures for Evaluation and Solicitation for Commercial Items,” as supplemented with additional information included in this notice. This announcement constitutes the only solicitation; “proposals” are being requested, and a written solicitation document will not be issued. This solicitation is a "request for Quotations (RFQ)." The solicitation document and incorporated provisions and clauses are those in effect through Federal Acquisition Circular FAC 2005-97_1-1-18.PDF AS OF (02-22-18). The associated North American Industrial Classification System (NAICS) code for this procurement is 561210, with a small business size standard of $38.5 Million. The General Services Division is seeking to acquire Operations and Maintenance Service for the Edith Green/Wendell Wyatt Federal Building Located in Portland, Oregon.

All responsible sources may submit a response which, if timely responsive and responsible, must be considered by the agency. All interested companies shall provide proposal(s) for the following: IAW the PWS, and the requirements of the solicitation.

* FAR Clause: 52.212 (e) is included as referenced in this Request for Quote; the Government will not be seeking multiple proposals for this procurement. **

Options are not guaranteed but may be awarded based on satisfactory service and in accordance with FAR 17.2. Additionally to be considered for award, offerors must provide their best effort proposal based on the evaluation factors and relative size and scope of each building. Building Information Sheets (BIS) are provided as an attachment and are labeled as such; these contain the pertinent information for each of the above buildings.

https://www.acquisition.gov/sites/default/files/current/far/loose_leaf/Looseleaf%20FAC%202005-97_1-1-18.pdf

Award shall be made to the Offeror, whose proposal, is evaluated and provides the best value to the government based on evaluation factors and past performance, both when combined are of greater significance than price. Tradeoffs may be considered in the award of this contract.

The government will evaluate information based on the following evaluation criteria: (1) Technical Evaluation Questions (2) Service Delivery Questions (3) Past performance, and (4) price. Upon contract award the awardee will be required to fill out form and financial responsibility. The government will evaluate information based on the following evaluation criteria: The following factors and sub-factors will be used to determine technical acceptability:

See Attachment Labeled Section L and Section M for information regarding evaluation factors and submittal requirements

The full text of FAR provisions or clauses may be accessed electronically at http://acquisition.gov/comp/far/index.html. The following solicitation provisions apply to this acquisition:

1. FAR 52.212-1, “Instructions to Offerors–Commercial Items” (OCT 2015)

2. FAR 52.212-3, “Offerors Representations and Certifications–Commercial Items” (APR 2016) Offerors must complete annual representations and certifications on-line at https://www.sam.gov/portal/SAM/#1, in accordance with FAR 52.212-3, “Offerors Representations and Certifications–Commercial Items.” If paragraph (j) of the provision is applicable, a written submission is required.

3. The following contract clauses apply to this acquisition: CLAUSES INCORPORATED

BY REFERNCE:

FAR 52.212-4, Contract Terms and Conditions–Commercial Items (MAY 2015)

ADDENDUM TO FAR CLAUSE 52.212-4, CONTRACT TERMS AND CONDITIONS-

COMMERCIAL ITEMS (INCORPORATED BY REFERNCE ON STANDARD FORM

1449):

The following clauses are added to the terms and conditions in FAR 52.212-4 FAR

52.204-7 SYSTEM FOR AWARD MANAGEMENT (JUL 2013) FAR 52.204-19

INCORPORATION BY REFERNCE OF REPRESENTATIONS AND CERTIFICATIONS

(DEC 2014) FAR 52.232-39 UNENFORCAEBILITY OF UNAUTHORIZED

OBLIGATIONS (JUN 2013) FAR 52.233-4 APPLICABLE LAW FOR BREACH OF

CONTRACT CLAIM (OCT 2004) FAR 52.212-5, Contract Terms and Conditions

Required to Implement Statutes or Executive Orders (JUN 2016) The following subparagraphs of FAR 52.212-5 are applicable: (a)(1)-(3) (b)(1), (14), (22), (25), (26), (27), (28), (30), (33), (42), (45), (48), (54), (d) (1)-(3) (e)(1), and (2) CLAUSES

INCORPORATED BY FULL TEXT: FAR 52.252-2 CLAUSES INCORPORATED BY

REFERENCE (FEB 1998) This contract incorporates one or more clauses by reference, with the same force and effect as if they were given in full text. Upon request, the Contracting Officer will make their full text available. Also, the full text of a clause may be accessed electronically at this/these address(es):

https://www.acquisition.gov/?q=brosefar FAR 52.232-40 PROVIDING ACCELERATED PAYMENTS TO SMALL BUSINESS SUBCONTRACTORS. (DEC 2013) (a) Upon receipt of accelerated payments from the Government, the contractor shall make accelerated payments to its small business subcontractors under this contract, to the maximum extent practicable and prior to when such payment is otherwise required under the applicable contract or subcontract, after receipt of a proper invoice and all required documentation from the small business subcontractor. (b) The acceleration of payments under this clause does not provide any new rights under the Prompt Payment Act. (c) Include the substance of this clause, including this paragraph (c), in all subcontracts with small business concerns, including subcontracts with small business concerns for the acquisition of commercial items.

All Offerors shall submit all required submittals to be considered for award:

A pre-award meeting will be held in Portland over a period of two days 04/10/2018 at 10:00 a.m. at the Edith Green/Wendell Wyatt Federal Building, and a site visit will follow the pre-proposal meeting. This is allowing for an overview of the solicitation and a site visit the building. This meeting is not mandatory, but is provided to allow potential Offerors access and visibility to the site for purposes of preparing their proposal. All travel, hotels and movement between sites is the sole responsibility of the Offeror and will not be reimbursed by the government. Attendees are asked to limit attendees to one or two individuals. No pictures will be allowed during the site visits, and no questions will be answered. All participants are asked to submit questions in writing at the end of the walk through, or by e-mail by 04/17/2018 by 1:00 pm Pacific Time at the above e-mail addresses. All participants must have valid government issued ID to gain entrance into each building.

This is an open-market combined synopsis/solicitation for services as defined herein.

The government intends to award an IDIQ single award contract as a result of this combined synopsis/solicitation that will include the terms and conditions set forth herein.

To facilitate the award process, all proposals must include a statement regarding the terms and conditions herein as follows: "The terms and conditions in the solicitation are acceptable to be included in the award document without modification, deletion, or addition." OR "The terms and conditions in the solicitation are acceptable to be included in the award document with the exception, deletion, or addition of the following:" Offeror shall list exception(s) and rationale for the exception(s). Submission shall be received not later than 1:00 P.M. Pacific Time 05/03/2018 at 400 15th St SW 10PQD, Auburn Washington, 98001 or through electronic commerce via e-mail to tracy.mals@gsa.gov and Mae.smith@gsa.gov according to FAR electronic submissions, which requires all electronic procurement submissions to be posted before 5:00 p.m. EST the day prior to the scheduled due date. Late submissions shall be treated in accordance with the solicitation provision at FAR 52.212-1(f). Faxed or zipped submissions will not be accepted. Any questions or concerns regarding this solicitation should be forwarded in writing via e-mail to tracy.mals@gsa.gov.

mailto:tracy.mals@gsa.gov mailto:Mae.smith@gsa.gov mailto:tracy.mals@gsa.gov

SECTION A. SOLICITATION / CONTRACT FORM

A. SOLICITATION / CONTRACT FORM

A.1 FORMS

A.1.1 Standard Form 1449 Solicitation/Contract/Order for Commercial Items – Attachment A1 A.1.2 Addendum to Standard Form 1449 – Attachment A1 A.1.3 Vendor Validation Information Form – Attachment A2

SECTION A. SOLICITATION / CONTRACT FORM

A. SOLICITATION / CONTRACT FORM

A.1 FORMS

A.1.1 Standard Form 1449 Solicitation/Contract/Order for Commercial Items – Attachment A1 A.1.2 Addendum to Standard Form 1449 – Attachment A1 A.1.3 Vendor Validation Information Form – Attachment A2

April 2018

National Operations & Maintenance Specification

SOLICITATION NUMBER:EQ10PMAA-1-18-0003

SERVICE: OPERATIONS & MAINTENANCE AND RELATED SERVICES

LOCATION(S): Edith Green Wendell Wyatt

Edith Green Wendell Wyatt (EGWW)

Federal Building

OR0043ZZ

1220 SW 3rd Ave Portland, OR 97204

PERIOD OF PERFORMANCE: 07/01/2018 – 06/30/2023

SOLICITATION ISSUE DATE: April 3, 2018

OFFER RECEIPT DATE/TIME: May 3, 2018 – 12:00 Noon PDT

SOLICITATION TABLE OF CONTENTS

(Sections A through M)

A. SOLICITATION/CONTRACT FORM

B. SERVICES, ORDERING AND PRICES

C. DESCRIPTION/SPECIFICATION/STATEMENT OF WORK

INTRODUCTION

C.1. SCOPE OF WORK

C.1.1 Contractor Responsibility for Equipment and Systems C.1.2 Contractor Responsibilities for Management and Communication C.1.3 Exclusions

C.2. DEFINITIONS

C.2.1 Acceptance C.2.2 Acts of God C.2.3 Additional services C.2.4 Advanced Meters C.2.5 Advanced Metering Systems C.2.6 Approval C.2.7 Architectural and Structural C.2.8 Basic Services C.2.9 Building Automation System (BAS) C.2.10 GSA Link C.2.11 Building Operating Plan C.2.12 Commissioning C.2.13 Ongoing Commissioning C.2.14 Computerized Maintenance Management System (NCMMS) C.2.15 Consumable Parts C.2.16 Contracting Officer (CO) C.2.17 Contracting Officer Representative (COR) C.2.18 Contractor

C.2.19 Contractor’s Other Than Normal Working/Duty Hours C.2.20 Controls and Control System C.2.21 Defective Service C.2.22 Emergency C.2.23 Emergency Callback C.2.24 Environmentally Sustainable C.2.25 Existing Deficiency List Report C.2.26 Exterior C.2.27 Federal Holidays C.2.28 Federal Executive Holidays, Unanticipated C.2.29 Fire Protection and Life Systems C.2.30 Guiding Principles for High Performance Existing Buildings C.2.31 GSA Green Purchasing C.2.32 Indefinite Quantity C.2.33 Miscellaneous Repair C.2.34 Miscellaneous Work C.2.35 Modification of Contract C.2.36 Negligence C.2.37 Non-reimbursable Repairs C.2.38 Normal Working Hours

C.2.39 Occupant Emergency Plan (OEP) C.2.40 Open Systems C.2.41 Operations C.2.42 Performance Based Service Contracting C.2.43 Performance Work Statement (PWS) C.2.44 Predictive Maintenance C.2.45 Preventive Maintenance (Scheduled and Unscheduled) C.2.46 Product Preference C.2.47 Quality Assurance Surveillance Plan (QASP) C.2.48 Quality Control Plan C.2.49 Repair C.2.50 Reimbursable Repair C.2.51 Sequence of Operations C.2.52 Work Request / Work Order C.2.53 Standard Services C.2.54 Stewardship C.2.55 Supervisor, On-Site C.2.56 Tour C.2.57 Vertical Transportation Systems C.2.58 Watch

C.3. REFERENCES

C.4. EXISTING DEFICIENCY INSPECTION/INITIAL DEFICIENCY LIST

C.4.1 Initial Inspections C.4.2 Initial Deficiency List

C.5. START-UP PHASE/TRANSITION PHASE

C.5.1 Transition Phase Startup C.5.2 Startup Phase Schedule - RESERVED C.5.3 Adjustments and Corrections

C.6. PHASEOUT TRANSITION PERIOD

C.7. DEFICIENCY LIST COMPLETION AND WITHHOLDING OF FINAL PAYMENT

C.8. GENERAL AND ADMINISTRATIVE REQUIREMENTS

C.8.1 Minimum Staffing and Ability to Contact and Communicate with CO or designee C.8.2 Communication Equipment C.8.3 Onsite Records C.8.4 Work Request / Work Order and Administrative Support C.8.5 Use of NCMMS C.8.6 Quality Control Program C.8.7 Government Quality Assurance Program C.8.7.1 Contract Performance C.8.7.2 Methods C.8.7.3 Records and Files C.8.7.4 Cooperation C.8.7.5 Contractor Performance System

C.9. BUILDING OPERATING PLAN

C.9.1 Purpose C.9.2 Components of the Building Operating Plan

C.10. EQUIPMENT INVENTORY

C.11. MONTHLY PROGRESS REPORTS

C.12. PERFORMANCE REVIEW MEETINGS

C.13. EQUIPMENT CONDITION ASSESSMENTS

C.14. OCCUPANT FEEDBACK PROGRAM

C.15. REFERENCE LIBRARY

C.16. REVIEW OF DESIGN DOCUMENTS

C.17. BUILDING MANAGEMENT AND SUPPORT SERVICES

C.18. INSPECTIONS ASSISTANCE FOR SPACE BUILD OUTS

C.19. EMERGENCY SHUTDOWN INSTRUCTIONS AND TOUR CHECKLISTS

C.20. LABELING OF ELECTRICAL CIRCUITS

C.21.OPERATIONAL REQUIREMENTS

C.21.1 General C.21.2 Extended Operating Hours C.21.3 Continuity of Operations C.21.4 Emergency Operations Plan C.21.5 Tenant Environment C.21.6 Energy and Water Efficiency

C.22. SYSTEM PERFORMANCE STANDARDS OR PROCEDURES - RESERVED

C.23. WORK REQUEST / WORK ORDERS

C.23.1 General C.23.2 Emergency Work Request / Work Order C.23.3 Emergency Call Back (after hours) C.23.4 Urgent Work Request / Work Order Response C.23.5 Routine Work Request / Work Order Response

C.24. TOURS

C.24.1 General C.24.2 Operating Logs and Tour Check Sheets C.24.3 Tour Frequencies C.24.4 Condensate Pans C.24.5 Monitoring of Central Plant Equipment C.24.6 Leak Testing C.24.7 Equipment Failure Reports

C.25. DEMAND RESPONSE PROGRAMS - RESERVED

C.26. CURTAILMENT PLAN - RESERVED

C.27. BAS ALARM RESPONSE

C.28.ADVANCED METERING PROGRAM

C.29. PROTECTION AND DAMAGE

C.30. NEGLIGENCE

C.31. KEY CONTROL

C.32. DISRUPTIVE OR HAZARDOUS TOOLS

C.33. DISRUPTION TO UTILITIES, LIGHTING, OR SPACE CONDITIONING

C.34. PLUMBING AND RESTROOMS

C.35. MAINTENANCE PROGRAM

C.35.1 General C.35.2 Maintenance Standard C.35.3 Application of Diagnostic Software C.35.4 BAS Control Systems

C.35.4.1 BAS Operating Standards C.35.4.1.1 GSA-hosted Systems Requirements C.35.4.1.2 Excepted Systems Requirements C.35.4.2 Reporting C.35.4.3 Staffing C.35.5 Smart Building Technology C.35.6 Ongoing Commissioning/Re-Tuning - RESERVED C.35.7 Switchgear and Electrical Distribution Equipment

C.36. WATER TREATMENT

C.36.1 General C.36.2 Tolerances C.36.3 Initial Report and Development of Program C.36.4 Cooling Tower Water Management Plan C.36.5 Corrosion Monitoring C.36.6 Monthly Testing

C.37. OIL ANALYSIS AND OIL CHANGES

C.37.1 Periodic Oil Analysis C.37.2 Oil and Refrigerant Additives C.37.3 Oil Changes C.37.4 Generator Oil Testing C.37.5 Diesel Fuels Level Checks and Testing

C.38. LAMPS AND BALLASTS

C.39. ARCHITECTURAL AND STRUCTURAL SYSTEMS MAINTENANCE

C.39.1 General C.39.2 Maintenance Repair C.39.3 Repair and Replacement Work C.39.4 Painting C.39.5 Interior Signage and Directories C.39.6 Finishes Maintenance C.39.7 Historic Building Preservation C.39.8 Vertical Transportation and Associated Equipment C.39.9 Flag Procedures

C.40. REPAIRS

C.40.1 General C.40.2 Non-reimbursable Repairs C.40.3 Reimbursable Repairs C.40.4 Miscellaneous Work C.40.5 Repair Shared Liability Example C.40.6 Approval of Work C.40.7 Invoicing C.40.8 Ordering Repairs from Outside Source C.40.9 Force Majeure (Uncontrollable events) C.40.10 Warranties

C.40.11 Quality of Materials and Replacement Parts

C.41. SAFETY & ENVIRONMENTAL MANAGEMENT

C.41.1 General C.41.2 Scheduling and Recordkeeping C.41.3 Refrigerant C.41.3.1 Control and Certification C.41.3.2 Certified Handlers C.41.4 Air Emissions C.41.4.1 Local Air Quality Management C.41.5 Fuel Storage Tank Management C.41.5.1. Underground Storage Tank Management C.41.5.2 Above Ground Storage Tank Management C.41.6 Solid Waste Audit - RESERVED C.41.7 Polychlorinated Biphenyl (PCB) Control - RESERVED C.41.8 Facility Hazards C.41.9 Workplace Safety C.41.10 Electrical Safety C.41.11 Fall Protection

C.41.12 Powered Platforms C.41.13 Lock Out/Tag Out C.41.14 Confined Spaces C.41.15 Asbestos Management C.41.16 Hazardous Materials

C.41.16.1 SDS

C.41.16.2 Disposition of Waste

C.41.16.2.1 Non-Hazardous Solid Waste C.41.16.2.2 Universal Waste C.41.16.2.3 PCB Wastes and Ballasts C.41.16.2.4 Hazardous Waste C.41.16.2.5 Recycling Hazardous Waste and Electronic Waste C.41.16.2.6 Miscellaneous Hazardous Substance Disposal C.41.16.2.7 Used Oil

C.41.16.3 Environmental Reporting C.41.17 Boiler/Pressure Vessel Operation and Inspection Standards C.41.17.1 Boiler Operation and Inspection C.41.17.2 Inspection and Test C.41.18. Potable Water Systems C.41.18.1 Use of Lead-Free Plumbing Materials C.41.18.2 Potable Water System Disinfection C.41.18.3 Backflow Prevention Devices

C.41.19 Labeling and Signage C.41.20 Roof Anchorage Points C.41.21 Sustainable Products, Services and Reporting C.41.21.1 Key Sustainable Product (KSP) Standards C.41.21.2 Exemptions C.41.21.3 Proof of Compliance C.41.21.4 Recycled Content Product Purchase Annual Reporting C.41.21.5 Bio-Based Products C.41.21.6 Green Cleaning Plan

C.42. FIRE PROTECTION AND LIFE SAFETY EQUIPMENT AND SYSTEMS

C.42.1 General C.42.2 Fire Alarm System Services C.42.3 Water Based Fire Suppression System C.42.4 Fire-rated Door Assemblies C.42.5 Fire Damper and Combination Fire/Smoke Dampers C.42.6 Smoke Doors Assemblies C.42.7 Smoke Dampers C.42.8 Portable Fire Extinguishers C.42.9 Non-Water-Based Fire Extinguishing Systems C.42.10 Smoke Control Systems C.42.11 Emergency and Standby Power Systems C.42.12 Emergency Lighting Systems and Exit Signage

C.43. MAINTENANCE AND REPAIR OF VERTICAL TRANSPORTATION SYSTEMS – RESERVED

C.44. SUBMITTAL SCHEDULE, DELIVERABLES

C.45. FEDERAL REQUIREMENTS

D. PACKAGING & MARKING-RESERVED

E. INSPECTION & ACCEPTANCE-RESERVED

F. DELIVERIES OR PERFORMANCE-RESERVED

G. CONTRACT ADMINISTRATION DATA-RESERVED

H. SPECIAL CONTRACT REQUIREMENTS

H.1. Security

H.1.1 Security Requirements and Personal Identity Verification Procedures H.1.2 Qualifications of Offerors H.1.3 Qualifications of Employees H.1.4 Sustainability Determinations H.1.5 Compliance with Security Requirements H.1.6 Safeguarding Sensitive Data and Information Technology Resources

H.2. Identification Credential H.3. Escort Requirements H.4. Standards of Conduct H.5. Removal from Contract Work H.6. Sensitive But Unclassified (SBU) Building Information H.7. Recording Presence H.8. Government Forms H.9. Other Contractors H.10. Ordinances, Taxes, Permits and Licenses H.11. Discrepancy in the Specifications H.12. Affirmative Procurement Program (APP)

H.12.1 Standards H.12.2 Reporting H.12.3 Recycled Content Certification

H.13. Asbestos Awareness training H.14. Uniforms H.15. Personnel Qualifications

H.15.1 Personnel Training H.15.1.1 Re-Tuning Training

H.15.2 Qualifications of Project Manager and Supervisory Personnel H.15.2.1 Project Manger H.15.2.2 Onsite Supervisors H.15.3 Qualifications of Technicians

H.15.3.1 Qualifications of Fire Alarm System Technicians H.15.3.2 Qualifications of Water-Based Fire Suppression System Technicians H.15.3.3 Qualifications of Dry Chemical and Wet Chemical Extinguishing System Technicians H.15.3.4 Qualifications of Clean Agent Fire Extinguisher System Technicians H.15.3.5 Qualifications of Halogenated Extinguishing System Technicians H.15.3.6 Qualifications of Carbon Dioxide Extinguishing System Technicians H.15.3.7 Qualifications of Ventilation System Fire Extinguishing System Technicians H.15.3.8 Qualifications of Smoke Control Technicians Qualifications of Portable Fire H.15.3.9 Qualification of Fire Damper, Smoke Damper, and Combination Fire/Smoke Damper Technicians H.15.3.10 Qualifications of Fire-rated and Smoke Door Assemblies Technicians H.15.3.11 Qualifications of Portable Fire Extinguisher Technicians H.15.3.12 Qualification of Emergency and Standby Power System Technicians H.15.3.13 Qualifications of Emergency Lighting Equipment and Exit Signage Technicians H.15.3.14 Qualifications of HVAC Technicians

H.15.3.15 Qualifications of AMS, BAS Technicians H.15.3.16 Qualifications of Electrical Technician

H.15.4 Submission of Resumes for New Employees H.15.5 State Licensing H.15.6 Compliance with Federal, State and Local Codes

H.16. GOVERNMENT-FURNISHED MATERIALS

H.16.1 Requirements for Network Connection

H.17. CONTRACTOR FURNISHED MATERIALS

H.18. ADDITIONAL SERVICES [Indefinite Quantity Provisions]

H.18.1 General H.18.2 Price Proposal for Additional Services Work H.18.3 Pricing H.18.4 Parts and Materials H.18.5 Labor H.18.6 Subcontracts H.18.7 Cost Documentation H.18.8 Competitive Bid H. 18.9 Method of ordering and invoicing

H.19. AWARD FEE-RESERVED

H.20. Strike Contingency Plan (SCP) H.21. Occupancy Emergency Plan (OEP)

H.22. CONTRACTOR PANDEMIC PLAN

I. Contract Clauses 52.223-1 Bio-based Product Certification.

52.223-2 Affirmative Procurement of Bio-based Products under Service and Construction Contracts.

52.223-3 Hazardous Material Identification and Material Safety Data 52.223-5 Pollution Prevention and Right-to-Know Information 52.223-7 Notice of Radioactive Materials 52.223-9 Estimate of Percentage of Recovered Material Content for EPA-Designated Items 52.223-10 Waste Reduction Program 52.223-11 Ozone-Depleting Substances 52.223-15 Energy Efficiency in Energy-Consuming Products 52.223-17 Affirmative Procurement of EPA-designated Items in Service and 52.204-2 Security Requirements 52.204-9 Personal Identity Verification of Contractor Personnel 52.224-1 Privacy Act Notification 52.224-2 Privacy Act 52.239-1 Privacy or Security Safeguards 552.204-9 Personal Identity Verification Requirements 552.236-75 Use of Premises 552.239-70 Information Technology Security Plan and Security Authorization 552.239-71 Security Requirements for Unclassified Information Technology Resources

J. List of Attachments (List of Documents, Exhibits and Other Attachments) J.1. Quality Assurance Surveillance Plan (QASP) J.2. Bio-based Products Purchasing Report J.3. Solid Waste Audit Report - RESERVED J.4. Building Information Sheet J.5. Monthly Report Template J.6. Building Operating Plan Template

J.7 Smart Buildings J.8 Water Treatment - RESERVED J.9 Operational Performance Targets - RESERVED J.10 Energy and Water Efficiency Use Plan-RESERVED J.11 Energy and Water Use Report - RESERVED J.12 Annual Energy & Water Consumption Report J.13 Qualifications of Electrical Testing Technicians (ETT) J.14 Miscellaneous Best Practices J.15 Inventory/NCMMS J.16 Preventive Maintenance Guides J.17 Solid Waste and Recycling Report J.18 Equipment Failure Report J.19 Summary of Asbestos in Building(s) – SEPARATE FILE

K. REPRESENTATIONS, CERTIFICATIONS, AND OTHER STATEMENTS OF

BIDDERS/OFFERORS

L. INSTRUCTIONS, CONDITIONS, AND NOTICES TO BIDDERS/OFFERORS

M. EVALUATION FACTORS FOR AWARD

A. SOLICITATION/CONTRACT FORM

A.1. Standard Forms

RESERVED

B. SERVICES, ORDERING AND PRICES

B.1. Description of Services

RESERVED

C. DESCRIPTION/SPECIFICATION/STATEMENT OF WORK

This is a Performance Based Service Contract and the success of the Contract depends on the satisfaction of the requirements, but also the satisfaction of our shared customer. Rather than a mere list of activities, this is a written expression of the GSA’s expectation of the service to be performed by the Operations and Maintenance Contractor (known from here on as Contractor).

A higher level of effective communication between the Government and Contractor is essential for partnering and for the performance based service contract to succeed. The success of this Contract is shared between the Government and the Contractor.

More emphasis is placed on the Contractor’s self-management of quality, not the usual external inspection by Government Inspectors, although that is a part of this Contract as well. All parties should act proactively to reduce service cost, therein providing an incentive for the Contractor.

The Contractor, through innovation, technology, or other means, shall perform the required maintenance of these facilities to improve the building’s performance and achieve the intent and metrics of the Guiding Principles for Sustainable Existing Buildings.

While working with the Government, the Contractor is motivated to obtain GSA’s goals through improved methods of performance to assist GSA in reducing operating cost. The effectiveness of this partnership will be demonstrated in GSA attaining its goals.

C.1. Scope of Work C.1.1 Services The Contractor shall be responsible to provide management, supervision, labor, materials, equipment, and supplies and is responsible for the efficient, effective, economical, and satisfactory operation, scheduled and unscheduled maintenance, and repair of equipment and systems located within the property line of:

Edith Green Wendell Wyatt OR0043ZZ 1220 SW 3rd Ave

Portland, OR 97204

Services shall include the following:

a. Electrical systems and equipment.

b. Mechanical, plumbing, Building Automation System (BAS) and associated inputs and outputs such as sensors and actuators, heating distribution and associated isolation and control valves, boilers and associated distribution pumps, chillers and associated heat rejection systems such as cooling towers, pumps, etc., ventilation systems, exhaust systems and air conditioning (HVAC) systems and equipment. NOTE: Where BAS/ ECMS systems are connected to the GSA network, the Contractor’s shall be responsible for insuring his/her employees obtain and actively maintain in good standing a GSA ENT account to access systems as required.

c. Fire protection and life safety systems and equipment.

d. All Building Monitoring and Controls systems. These BMC systems may include

Building Automation Systems (BAS), Digital Addressable Lighting Systems and Public

Address Systems, Energy Management Systems or other building controls systems. BMC systems will be connected to the GSA Network and access to these systems will require GSA ENT network credentials (see section C.35.4.1.1 for details). Contractor will be responsible for hardware and software for listed systems excluding computerized operating systems (For example Windows Server 2008, Linux, etc.). Software maintenance must include security patching and minor revision updates as recommended by system installer. A minor revision is an incremental patch or update to the existing software or firmware version with low risk to existing interoperability.

e. Advanced metering system operation, data gathering, performance monitoring and trending and reporting of data to facility management.

f. Architectural and structural systems, fixtures, and equipment within the site (to the property line).

g. Window blinds.

h. Exterior landscape and site lighting.

i. Work Request / Work Order desk operations as identified in Section C.8.4 to include record keeping using a National Computerized Maintenance Management System (NCMMS) as well as other administrative functions.

j. Maintenance of landscape irrigation systems which includes a rainwater collection cistern that is integrated with city of Portland supplied potable water for irrigation.

k. A gray water distribution system for the water closets that uses water from a rainwater collection system.

l. Locks, door hardware, door closers, electric strike, panels and batteries, Security Systems Brivo field devices (card readers) and associated hardware and field wiring up to the Brivo computer. GSA owned systems only. This shall include the mechanical components of the secure entry points and all unscheduled maintenance on all entry doors.

m. Vehicle barrier systems and bollard systems.

n. Weather stations on irrigation and for BAS located on the roof.

o. Dock levelers and roll-up garage doors.

p. The Contractor shall maintain all fixed equipment and systems, including playground equipment associated with the Child Care Center. The Contractor shall repair systems upon request and according to work items identified by the annual Child Care Center survey.

q. Storm drainage systems - reduce storm water pollution by minimizing discharges and runoff to the storm sewer system and environment. Due to the nature of the reclaimed water, there are many filters that are required to be frequently maintained.

r. Sewage ejection system.

s. Complete roofing system investigations and repairs including roof anchorage for fall arrest.

t. Annual certification of a staging platform that is used to perform work on the façade structure of the building. Timing of the certification is to be coordinated with window washing schedule as certification is only good for 30 days and needs to be in place before the third party Cleaning Vendor arrives on site.

u. Maintenance and repair U.S. flag pole, lighting and pulley system including flag raising and lowering during normal business hours according to the US Code for Flag Protocol (36 U.S.C. 173-178)

v. Kitchen infrastructure components such as duct work above ceiling, grease traps with associated piping, HVAC and exhaust system Miscellaneous equipment such as dedicated water heater for main floor kitchen sink, two open front coolers and one ice machine, fire suppression and any fire alarm equipment relate to the kitchen. Kitchen area drains are also included.

w. Conveying equipment, parking control equipment, and loading dock equipment.

x. Visual inspection of the components for damage and keeping the panels free of debris for a large solar panel array on the roof.

y. Any other work requests by tenants that fit within the identified scope elements.

C.1.2 Responsibilities The Contractor Shall:

a. Be responsible to make the management and operational decisions to meet the quality standards required under this contract.

b. Use innovation, technology and other means and methods to develop and perform the most efficient services for the building.

c. Implement an effective Quality Control Plan (QCP).

d. Implement an effective service call system, as specified under the Special Requirements section of this contract that results in prompt, professional, and courteous resolution of tenant concerns.

e. Keep the Contracting Officer (CO) or designee informed of current status of the work being performed, provide work schedules, provide a major equipment and critical system break down or impairment form, and provide other pertinent information needed by the CO or designee.

f. Reduce the environmental impacts of work performed under this contract by using, to the maximum extent, environmentally sound practices, processes, and products.

g. Provide training to their employees that will stress stewardship in maintenance practices i.e., the proper use, disposal, recycling of chemicals, dispensing equipment and packaging. Provide documentation that their employees are completing training in the core competences and participating in continual educational training according to the Federal Building Personnel Training Act. Ensure that their employees are properly licensed and/or certified to operate necessary building systems or equipment for which licensed and/or certified personnel are required by federal, state or local law, codes or ordinances (H.15. Personnel Qualifications).

h. Comply with all applicable Federal, state and local laws, regulations and codes, including any supplements or revisions. The Contractor shall obtain all applicable licenses training, and permits. If a change in law or regulation requires the Contractor to implement an action that will result in an increase or decrease in Contract price, the Contractor shall implement the required action and within 30 calendar days submit to the CO or their designee a price proposal for such change. If the CO or their designee determines an equitable adjustment is substantiated a modification to the Contract will be issued.

C.1.3 Exclusions Excluded from this scope are:

a. Security systems not owned by GSA (does not include mechanical components of the door, batteries in door panels, closers, keepers, hinges, etc.)

b. Telecommunication systems. All Government Furnished Equipment (including GSA switches, Routers, Workstations and peripherals)

c. Equipment owned and operated by tenant agencies.

d. Furnishings (not installed as fixtures).

e. Paper, soap, and hand-sanitizer dispensing equipment in restrooms.

f. Tenant Owned kitchen appliances and equipment (but ductwork above the ceiling, grease traps with associated piping, and any fire suppression or fire alarm equipment are included in the scope).

g. Equipment owned by servicing public utilities.

h. Upgrade of software and software licenses for NCMMS.

i. Contractor shall exclude any major revision upgrade of software (minor revision, security patching and firmware patching shall be included as system maintenance.

j. Additional services as needed by various agencies.

k. Fitness center equipment.

l. Elevator and vertical transportation systems, including locks and key card systems.

m. Electrical safety and capacity testing of the solar power system and all associated equipment.

C.2. Definitions C.2.1 Acceptance “Acceptance” means an authorized representative of the Government has inspected and agreed that the work meets all requirements of this contract, to include documentation requirements.

C.2.2 Acts of God These are unanticipated grave natural disasters or other natural phenomenon of an exceptional, inevitable, and irresistible character; the effects of which could not have been prevented or avoided by the exercise of due care or foresight.

C.2.3 Additional Services “Additional services” are services that the Contractor will provide at an additional cost to the Government, to include all labor, supervision, supplies and materials specifically identified as being outside the provisions of the basic services and included in the offeror’s overall pricing.

The CO or their designee will issue a separate delivery order before work may proceed.

C.2.4 Advanced Meters Advanced meters are those that have the capability to measure and record interval data (at least hourly for electricity), and communicate the data to a remote location in a format that can be easily integrated into an advanced metering system.

C.2.5 Advanced Metering Systems A system that collects time-differentiated energy usage data from advanced meters via a network system on either an on-request or defined schedule basis. The system is capable of providing usage information on at least a daily basis and can support desired features and functionality related to energy use management, procurement, and operations, U.S. Department of Energy, EERE: Guidance for Electric Metering in Federal Buildings, (February 3, 2006).

C.2.6 Approval “Approval” means the Government has reviewed submittals, deliverables, and administrative documents (e.g., insurance certificates, installation schedules, planned utility interruptions, etc.)

and has determined the documents conform to contract requirements.

C.2.7 Architectural and Structural “Architectural and structural” systems include all building structure, envelope, building improvements and finishes, and site improvements (e.g., paving, walkways, asphalt, etc.) to the property line.

C.2.8 Basic Services The Basic Services of the contract consist of the recurring contract requirements for which the Contractor is paid as a base price, i.e., the requirements established by the contract statement of work and related general and administrative requirements that do not contain provisions for separate reimbursement. Indefinite Quantity requirements (Additional Services and Reimbursable Repairs) are requirements outside of Basic Services, for which payment is made on a case-by-case basis.

C.2.9 Building Automation System (BAS) The “building automation system” is a system controlling and monitoring building HVAC, and possibly other systems, to include all device, field, and global controllers, instrumentation, networking infrastructure, computers and peripherals, software, programming, database files, and licenses. A System Integrator is the "BAS support vendor," or "BAS Dealer/Distributor," or a brand software company such as ,"JCI," "Siemens," "Honeywell," or a branch or independent BAS vendor.

C.2.10 GSAlink GSAlink is a strategic platform to leverage automated building analytics technology to measure and substantially lower operational expenses in the existing owned building portfolio through ongoing commissioning. GSAlink is a hardware and software solution to capture real-time building systems point data, apply rules-based analytics software to the data, and spot trends and deficiencies while reporting actionable events to building operators, O&M contractors, and GSA Service Center property managers. This platform is provided to the O&M to help meet their contractual requirements to the GSA of running the building in the most efficient and energy savings way possible.

C.2.11 Building Operating Plan The “building operating plan” is a mandatory plan that the Contractor prepares for Government approval that describes the Contractor’s program for operating and maintaining the building, to include both normal circumstances and contingencies.

C.2.12 Commissioning A practice used to optimize and verify performance of fundamental building systems.

C.2.13 Ongoing Commissioning The practice of optimizing system performance by continuing to fine-tune equipment so will result in actively preventing problems for the lifetime of the building. GSA’s Ongoing

Commissioning efforts will focus on maintaining the facility in the optimized state resulting from TBC and Re/Retro Commissioning efforts. GSA will achieve this through its relationship with its service providers (Operations and Maintenance/Custodial/Repair and Alterations/IT/Utilities) and the use of technology (networked systems/Advanced Meters/Smart Buildings/GSALink). GSA will from time to time evaluate the building system operation through commissioning evaluation.

This evaluation by GSA does not alleviate the Contractor’s responsibility from performing their ongoing commissioning duties.

C.2.14 National Computerized Maintenance Management System (NCMMS) A “computerized maintenance management system” is a database and application software package that automates the O&M and repairs record keeping requirements. GSA’s National Computerized Maintenance System (NCMMS) is designed to enhance efficiency and effectiveness of maintenance activities. Typical features include planning, scheduling and monitoring of work orders and maintenance needs.

C.2.15 Consumable Parts “Consumable parts” or components are parts or components that customarily require regular replacement rather than repair in a maintenance program and shall be disposed of properly.

Consumables include, but are not limited to: oil, grease, belts, filters, ballasts, lamps, etc. As an example: The Contractor is responsible for any consumables used during day-to-day operation of a generator, i.e., exercising the generator, testing, etc. Operation of a generator for an extended period (more than 4 hours per event) or due to a power loss would be treated as a reimbursable expense.

C.2.16 Contracting Officer (CO) Contracting Officer (CO) has the overall responsibility for the administration of this contract.

The CO alone, without delegation, is authorized to take actions on behalf of the Government to amend, modify or deviate from the contract terms, conditions, requirements, specifications, details and/or delivery schedules. However, the CO may delegate certain other responsibilities to authorized Government representatives.

C.2.17 Contracting Officer's Representative (COR) or Designee Contracting Officer's Representatives (COR) or their designee shall be appointed by letter from the CO. CORs or designees will be the primary Government representatives for the administration of Contract, shall have proper training and experience in inspecting contracts, but will not have the authority to modify the contract.

C.2.18 Contractor “Contractor” as used in this document refers to the company or firm awarded this contract.

C.2.19 Contractor’s Other Than Normal Working/Duty Hours Hours other than those identified as Normal Working Hours.

C.2.20 Controls and Control System A “control system” is any pneumatic or low-voltage control, communication and monitoring system, including but not limited to stand alone devices, field and global controllers;

instrumentation; networking infrastructure; computers and peripherals; software; programming;

database files; and licenses. Examples are the BAS, Advance Metering System (AMS), and lighting control systems. Fire protection systems and security systems are excluded from this definition for purposes of this contract and are defined separately. Gateway devices and mapping software and files for data interchange between a control system and a fire protection or security system are considered part of the control system.

C.2.21 Defective Service A unit of service that does not conform with specified contract requirements.

C.2.22 Emergency The term “Emergency” includes bombings, and bomb threats, civil disturbances, fires, explosions, electrical failure, loss of water pressure, building flooding, sanitary and sewer line stoppage, chemical and gas leaks, medical emergencies, hurricanes, tornadoes, floods, and earthquakes. The term does not apply to civil defense matters such as potential or actual enemy attacks.

C.2.23 Emergency Callback An “emergency callback” is a Work Request / Work Order or other request for service placed outside of normal working hours and of such a nature that response cannot wait for the resumption of the next day’s normal working hours.

C.2.24 Environmentally Sustainable Products or services that have a lesser or reduced effect on human health and the environment when compared with competing products or services that serve the same purpose. This comparison may consider raw materials acquisition, production, manufacturing, products and chemicals, packaging, distribution, reuse, operation, maintenance, or disposal of the product or service. Attributes of environmentally sustainable products include those that are energy efficient, water-efficient, biodegradable, environmentally preferable, non-ozone depleting, contain recycle content, non or less toxic, EPA-designated and bio based.

C.2.25 Existing Deficiency List Report The “existing deficiency list report” or “existing deficiency list” is a list of deficiencies that may exist in the equipment and systems covered by this performance work statement, as well as the Contractor's itemized price (including, but not limited to, labor, materials, overhead, and profit) for correcting each deficiency.

C.2.26 Exterior This includes entrances; landings; steps; sidewalks; parking areas; arcades; courts; planters;

lawns; irrigation systems; fountains; security bollards; gates; fences; flagpoles; building-mounted, pole, and ground lighting; etc. located adjacent to the facility extending to the legal property line.

C.2.27 Federal Holidays “Federal holidays” for the purposes of this contract are New Year’s Day, Martin Luther King Day, President’s Day, Memorial Day, Independence Day, Labor Day, Columbus Day, Veterans’ Day, Thanksgiving Day, and Christmas Day. When Federal holidays fall on weekends, a weekday is typically designated as the holiday. Holidays that fall on Saturday are observed on the previous Friday and holidays that fall on a Sunday are observed on the following Monday.

Veterans’ Day is always on the 11th of November and Thanksgiving is always the 3rd Thursday of November.

C.2.28 Federal Executive Holidays, Unanticipated Unanticipated holidays declared by the president will count as Federal holidays. As long as the Contractor pays employees as if it were an anticipated Federal holiday, the Contractor will be paid for the unanticipated holiday as if it were a normal Federal Holiday.

C.2.29 Fire Protection and Life Safety Systems “Fire protection and life safety systems “ are systems and equipment installed in the building to

(1) detect fire and products of combustion, (2) notify building occupants and emergency responders, (3) initiate smoke control systems (4) initiate fire suppression systems, (5) control or suppress fires and (6) facilitate or enhance emergency egress. These systems also may communicate with other major building systems for fire and smoke control, elevator recall, and utilities control. Life safety systems and equipment includes emergency lighting, exit signage, special egress door locking arrangements, and exit stair markings.

C.2.30 Guiding Principles for High Performance Existing Buildings A set of metrics that describes processes that are environmentally responsible and resource-efficient throughout a building's life-cycle. The goal is to minimize and offset consumption of energy, water, and other resources and to eliminate all waste and pollution in building operations and activities. A Guiding Principle compliant building will reduce the environmental impact of the Federal government, which will expand and complement the building design economy, utility, durability, and comfort. The common objective is to reduce the overall impact of the building environment on human health and the natural environment by:

1. Using an integrated approach to facility management and tenant engagement.

2. Improving energy efficiency and reductions in greenhouse gas emissions.

3. Reducing water consumption intensity.

4. Acquiring green products and services.

5. Implementing pollution prevention measure, including reduction or elimination of the use of toxic and hazardous chemicals and materials, implementing cost-effective waste prevention and recycling programs and increasing diversion of solid waste.

6. Planning and implementing strategies to mitigate the potential impacts of climate change on vulnerable facilities.

C.2.31 GSA Green Purchasing GSA Green Purchasing Policies specifies requirements to promote the purchase of environmentally sustainable products and services. Key Sustainable Product (KSP) Standards are those categories of products that the Government’s Contractor uses most frequently in the delivery of operations and maintenance facilities and related services. The KSP standards are the minimal attributes that the KSPs shall meet. Use of the KSP’s in this contract is mandatory. They can be viewed at www.sftool.gov. Other green purchasing practices include bio-based products, low VOC products and green cleaning products.

http://www.sftool.gov/

C.2.32 Indefinite Quantity “Indefinite quantity” provisions permit the Government to order work, in addition to the basic services, and upon acceptance permit additional payment to the Contractor.

C.2.33 Maintenance Repair Work required preventing a breakdown of a piece of equipment or system, or put equipment or systems back in service after a breakdown or failure.

C.2.34 Miscellaneous Work “Miscellaneous work” is additional labor that is performed at the request of the agency (i.e., they are part of basic services). The Contractor may also have to provide consumable materials to complete the request. Miscellaneous work is treated as a Service Call and is included in the Basic Operations and Maintenance price quoted per month on the bid sheet. During normal duty hours minor tasks related to routine, day-to-day operational requirements requested by the which will consist of, but not be limited to: making door keys; changing locks and lock cores; hanging pictures, maps and bulletin boards; trimming door bases; and other similar functions as directed.

Miscellaneous work shall be accomplished in the same time frame as routine service calls unless otherwise directed by the CO or designee. The Contractor will be paid at the hourly rate quoted for after normal duty hours only if authorized by the CO or their designee in advance for specific activities.

C.2.35 Modification of Contract Modification is a bilateral or unilateral change in the terms of a contract.

C.2.36 Negligence “Negligence” is the failure to use due care under the circumstances. It is the doing of some act which a person of ordinary prudence would not have done under similar circumstances or failure to do what a person of ordinary prudence would have done under similar circumstances.

C.2.37 Non-Reimbursable Repair A “non-reimbursable repair” is a repair that is the Contractor’s responsibility with no additional reimbursement from the Government.

C.2.38 Normal Working Hours “Normal working hours” are the hours of building operations under most circumstances when all services shall be available to all occupants. “Core working hours” are when the Contractor is required to have staff on site; these are generally an hour before and an hour after the ‘normal working hours’.

C.2.39 Occupant Emergency Plan (OEP) The lead agency in each building is responsible for development and enforcement of the building’s “Occupant Emergency Plan” (OEP). The OEP details what the building tenants shall do in case of an emergency. The plan identifies floor wardens, shelter in place locations etc.

C.2.40 Open Systems Open Systems: By purchasing a 'open system' the GSA is not restricted to a single source or product to control, maintain, update or replace any components of the system. Pressure from large customers of building automation systems has helped to drive the industry to adopt more of these open concepts, but the GSA must enforce these requirements to continue to drive the industry to complete open standardization. “Open” applies to communication protocols, software and business practices.

C.2.41 Operations “Operations” is the continual process of using building equipment systems to accomplish their function, optimize building performance, and improve energy efficiency. Operations includes analysis of requirements and systems capabilities, operating controls and control systems, responding to Work Request / Work Orders, touring and observing equipment performance and condition,…