Attachment_4_-_Utah_List_of_Mechanical_and_Custodial_Attachments.pdf

LIST OF MECHANICAL AND CUSTODIAL ATTACHMENTS

(LIST OF DOCUMENTS, EXHIBITS AND OTHER ATTACHMENTS)

BUILDING INFORMATION SHEETS

BUILDING 1 FOREST SERVICE BUILDING, UT0010ZZ

BUILDING 2 J. WILL ROBINSON FEDERAL BUILDING, UT0014ZZ

BUILDING 3 FRANK E. MOSS COURTHOUSE, UT0017ZZ

BUILDING 4 US DISTRICT COURTHOUSE, UT0018ZZ

BUILDING 5 WALLACE F. BENNETT FEDERAL BUILDING, UT0032ZZ

BUILDING 6 JAMES V. HANSEN FEDERAL BUILDING, UT0035ZZ

BUILDING 7 IRS BUILDING, UT0039ZZ

MECHANICAL ATTACHMENTS

EXHIBIT 1 QUALITY ASSURANCE SURVEILLANCE PLAN (QASP)

EXHIBIT 2 GREEN PURCHASING REPORT

EXHIBIT 3 SOLID WASTE AUDITS (RESERVED)

EXHIBIT 4 ENVIRONMENTALLY SUSTAINABLE PRODUCTS AND GSA ATTRIBUTE PREFERENCES

EXHIBIT 5 (RESERVED)

EXHIBIT 6 MONTHLY REPORT TEMPLATE (RESERVED)

EXHIBIT 7 BUILDING OPERATING PLAN TEMPLATE

EXHIBIT 8 SMART BUILDINGS

EXHIBIT 9 WATER TREATMENT

EXHIBIT10 ENERGY & WATER OPERATIONAL PERFORMANCE TARGETS (RESERVED)

Appendix A – Building Energy Use History (Reserved) Appendix B – Building Water Use History (Reserved)

EXHIBIT 11 ENERGY & WATER EFFICIENCY USE PLAN (RESERVED)

Attachment 1 – Energy and Water Efficiency Use Plan Template (Reserved)

EXHIBIT 12 ENERGY AND WATER EFFICIENCY MONTHLY REPORT (RESERVED)

Attachment 1 – Energy and Water Efficiency Reporting Template (Reserved) Attachment 2 – Clarification for Completing Monthly Energy and Water Efficiency Report (Reserved) Attachment 3 – Example Energy and Water Efficiency Report – Contractor Input (Reserved)

EXHIBIT 13 ANNUAL ENERGY & WATER EFFICIENCY REPORT (RESERVED)

Attachment 1 – Annual Report on Energy and Water Efficiency Template (Reserved) Attachment 2 – Clarification for Completing the Annual Report on Energy and Water Efficiency (Reserved)

EXHIBIT 14 QUALIFICATIONS OF ELECTRICAL TESTING TECHNICIANS (ETT)

EXHIBIT 15 MISCELLANEOUS BEST PRACTICES SHAVE ENERGY

EXHIBIT 16 INVENTORY/N-CMMS FORMAT

EXHIBIT 17 PREVENTIVE MAINTENANCE SCHEDULE

EXHIBIT 18 SOLID WASTE AND RECYCLING REPORT

CUSTODIAL ATTACHMENTS

EXHIBIT 1 QUALITY ASSURANCE SURVEILLANCE PLAN (QASP)

EXHIBIT 2 SURVEILLANCE FORMS

EXHIBIT 3 RECYCLING/SOLID WASTE/TRASH REPORT

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BUILDING INFORMATION SHEETS

Note: The building information contained herein is an approximate estimate of the building statistical data.

The offeror shall be responsible for verifying dimensions and quantities. The data in the building information does not modify FAR 52.237-1, Site Visit.

Building 1 Forest Service Building, UT0010ZZ

1. BUILDING DATA:

Location: 507 25th St, Ogden, UT 84401 Number of stories: 4 plus Basement and Penthouse Normal Building Operating Hours: 7:00 AM to 5:00 PM, Monday through Friday, except on holidays Population

2. BUILDING STATISTICS (Approximates):

INTERIOR

Gross ...................................................................................................... 53,221 SF Rentable ................................................................................................... 46,680 SF Net Cleaning Area ................................................................................... 37,510 SF Daytime Cleaning Area ............................................................................ 0 SF Office Space ............................................................................................ 80% Common Area .......................................................................................... 15% Warehouse and Storage .......................................................................... 5% Structured Parking ................................................................................... 0%

EXTERIOR

Outside area ............................................................................................ 10,000 SF Paved and Parking lot area ...................................................................... 10,000 SF

3. Security Requirements:

Access Key Card Access Dock Access

4. Special Locations or Amenities:

Historic Building

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Note: The building information contained herein is an approximate estimate of the building statistical data.

The offeror shall be responsible for verifying dimensions and quantities. The data in the building information does not modify FAR 52.237-1, Site Visit.

Building 2 J. Will Robinson Federal Building, UT0014ZZ

1. BUILDING DATA:

Location: 88 W 100 N, Provo, UT Number of stories: 2 stories with basement Normal Building Operating Hours: 7:00 AM to 5:00 PM, Monday through Friday, except on holidays Population 10 (Partially vacant, backfill plans are being addressed)

2. BUILDING STATISTICS (Approximates):

INTERIOR

Gross ...................................................................................................... 28,975 SF Rentable ................................................................................................... 26,420 SF Net Cleaning Area ................................................................................... 22,100 SF Daytime Cleaning Area ............................................................................ 4,039 SF Office Space ............................................................................................ 80% Common Area .......................................................................................... 10% Warehouse and Storage .......................................................................... 5% Structured Parking ................................................................................... 0%

EXTERIOR

Outside area ............................................................................................ 9,000 SF Paved and Parking lot area ...................................................................... 12,000 SF

3. Security Requirements:

Access Key Card Access Key Access

4. Special Locations or Amenities:

One law enforcement agency which requires additional clearance for access

5. Elevator(s) One hydraulic elevator

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Note: The building information contained herein is an approximate estimate of the building statistical data.

The offeror shall be responsible for verifying dimensions and quantities. The data in the building information does not modify FAR 52.237-1, Site Visit.

Building 3 Frank E. Moss Courthouse, UT0017ZZ

1. BUILDING DATA:

Location: 350 South Main Street, Salt Lake City, Utah Number of stories: 5 plus basement and penthouse Normal Building Operating Hours: 6:00 AM to 6:00 PM, Monday through Friday, except on holidays Population: Approximately 125 Anticipated occupancy after backfill – Approximately 275

2. BUILDING STATISTICS (Approximates):

INTERIOR

Gross ...................................................................................................... 234,288 SF Rentable ................................................................................................... 208,372 SF Net Cleaning Area ................................................................................... 169,218 SF Daytime Cleaning Area ............................................................................ 24,494 SF Office Space ............................................................................................ 75% Common Area .......................................................................................... 20% Warehouse and Storage .......................................................................... 5% Structured Parking ................................................................................... 0%

EXTERIOR

Outside area ............................................................................................ 20,000 SF Paved and Parking lot area ...................................................................... 0 SF

EXTERIOR

Outside grounds Market Street Long Planter box, trees and shrubs South Side – grass area approximately 22’ x 150’ 400 South Side – planter boxes, trees and shrubs

3. Security Requirements:

Access Key Card Access Dock Access (through US District Courthouse)

4. Special Locations or Amenities:

Historic Building Courtrooms and Judges Chambers (2nd and 3rd floor)

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Note: The building information contained herein is an approximate estimate of the building statistical data.

The offeror shall be responsible for verifying dimensions and quantities. The data in the building information does not modify FAR 52.237-1, Site Visit.

Building 4 US District Courthouse, UT0018ZZ

1. BUILDING DATA:

Location: 351 South West Temple, Salt Lake City, Utah Number of stories: 10 plus 2 Basements and Penthouse Normal Building Operating Hours: 6:00 AM to 6:00 PM, Monday through Friday, except on holidays Population Approximately 300

2. BUILDING STATISTICS (Approximates):

INTERIOR

Gross ...................................................................................................... 401,209 SF Rentable ................................................................................................... 317,219 SF Net Cleaning Area ................................................................................... 309,109 SF Daytime Cleaning Area ............................................................................ 57,000 SF Office Space ............................................................................................ 55% Common Area .......................................................................................... 30% Warehouse and Storage .......................................................................... 5% Structured Parking ................................................................................... 10%

EXTERIOR

Outside area ............................................................................................ 60,000 SF Paved and Parking lot area ...................................................................... 0 SF

3. Security Requirements:

Access Key Card Access Dock Access

4. Special Locations or Amenities:

Fitness Center, including lockers, showers and workout equipment.

Cafe Courtrooms Art in Architecture

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Note: The building information contained herein is an approximate estimate of the building statistical data.

The offeror shall be responsible for verifying dimensions and quantities. The data in the building information does not modify FAR 52.237-1, Site Visit.

Building 5 Wallace F. Bennett Federal Building, UT0032ZZ

1. BUILDING DATA:

Location: 125 South State Street, Salt Lake City, Utah 84138 Number of stories: 8 plus Basement and Penthouse Normal Building Operating Hours: 7:00 AM to 5:00 PM, Monday through Friday, except on holidays Population Approximately 560

2. BUILDING STATISTICS (Approximates):

INTERIOR

Gross ...................................................................................................... 391,726 SF Rentable ................................................................................................... 328,801 SF Net Cleaning Area ................................................................................... 307,289 SF Daytime Cleaning Area ............................................................................ 42,024 SF Office Space ............................................................................................ 75% Common Area .......................................................................................... 10% Warehouse and Storage .......................................................................... 5% Structured Parking ................................................................................... 5%

EXTERIOR

Outside area ............................................................................................ 115,000 SF Paved and Parking lot area ...................................................................... 80,000 SF

3. Security Requirements:

Access Key Card Access Dock Access

4. Special Locations or Amenities:

Fitness Center, including lockers, showers and workout equipment.

Health Unit.

Courtroom.

Art in Architecture Monument and Fountain.

5. Daytime Cleaning Locations

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Note: The building information contained herein is an approximate estimate of the building statistical data.

The offeror shall be responsible for verifying dimensions and quantities. The data in the building information does not modify FAR 52.237-1, Site Visit.

Building 6 James V. Hansen Federal Building, UT0035ZZ

1. BUILDING DATA:

Location: 324 – 25th Street, Ogden, Utah 84084 Number of stories: 6 plus Basement and Penthouse Normal Building Operating Hours: 7:00 AM to 5:00 PM, Monday through Friday, except on holidays Population Approximately 250

2. BUILDING STATISTICS (Approximates):

INTERIOR

Gross ...................................................................................................... 206,344 SF Rentable ................................................................................................... 174,848 SF Net Cleaning Area ................................................................................... 156,124 SF Daytime Cleaning Area ............................................................................ 19,600 SF Office Space ............................................................................................ 75% Common Area .......................................................................................... 10% Warehouse and Storage .......................................................................... 5% Structured Parking ................................................................................... 5%

EXTERIOR

Outside area ............................................................................................ 29,570 SF Paved and Parking lot area ...................................................................... 27,000 SF

3. Security Requirements:

Access Key Card Access Dock Access

4. Special Locations or Amenities:

Basement lockers and showers.

Courtroom.

Art in Architecture Monument and Fountain.

5. Daytime Cleaning Locations :

IRS – approximately 7,000 SF SSA – approximately 12,000 SF Senate – approximately 600 SF

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Note: The building information contained herein is an approximate estimate of the building statistical data.

The offeror shall be responsible for verifying dimensions and quantities. The data in the building information does not modify FAR 52.237-1, Site Visit.

Building 7 IRS Building, UT0039ZZ

1. BUILDING DATA:

Location: 173 E 100 N, Provo, UT Number of stories: 1 story Normal Building Operating Hours: 7:00 AM to 5:00 PM, Monday through Friday, except on holidays Population 15

2. BUILDING STATISTICS (Approximates):

INTERIOR

Gross ...................................................................................................... 6,345 SF Rentable ................................................................................................... 6,095 SF Net Cleaning Area ................................................................................... 5,138 SF Daytime Cleaning Area ............................................................................ 5,138 SF Office Space ............................................................................................ 95% Common Area .......................................................................................... 5% Warehouse and Storage .......................................................................... 0% Structured Parking ................................................................................... 0%

EXTERIOR

Outside area ............................................................................................ 5,000 SF Paved and Parking lot area ...................................................................... 8,100 SF

3. Security Requirements:

IRS Clearance required for unescorted access

Access Cipher Lock Access

4. Special Locations or Amenities:

Sole building tenant is IRS and requires additional clearance for access

5. Elevator(s) None

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MECHANICAL ATTACHMENTS

Exhibit 1 Quality Assurance Surveillance Plan (QASP)

Introduction This Quality Assurance Surveillance Plan (QASP) is designed to provide the General Services Administration (GSA) with an effective surveillance method of monitoring and evaluating the Contractor's performance under a Performance-Based Statement of Work (PBSOW) for operation and maintenance services.

In accordance with Federal Acquisition Regulation (FAR) Part 37.601, performance-based Contracting methods are intended to ensure that the required performance quality levels are achieved and that the total payment is related to the degree that services performed or outcomes achieved meet Contract standards. GSA’s role in quality assurance is to ensure that the Contractors are achieving the quality levels established in the operation and maintenance services Contracts and focuses on the Contractor’s QCP. GSA periodically validates the execution of the Contractor’s quality control programs by reviewing such areas as the Contractor’s inspection forms, service request logs, tenant reports, tenant satisfaction surveys, and the timeliness of corrective actions.

A. PURPOSE OF THE QASP

The QASP is intended to accomplish the following:

● Define the roles and responsibilities of participating Government officials.

● Identify the performance objectives based upon the PBSOW in accordance with FAR Part 46.401(a) (1).

● Identify the performance quality level standards in accordance with FAR Part 37.601(a) (2).

● Describe the methods of surveillance for GSA to identify quality levels in accordance with FAR Part 46.401(a) (2).

● Establish a method to provide feedback to the Contractor regarding quality and timeliness of the service performance, i.e., copies of inspection forms, copies of tenant reports, data on tenant satisfaction scores;

and any other drivers or measures of performance that are required by the CO or their designee

● Establish timeframes for communication and performance improvement if needed.

● Establish specific procedures for changes to the Contract price when services are not performed or do not meet Contract requirements in accordance to FAR Part 37.601(a) (3).

● Ensure the Contractor has developed and implemented a QCP establishing procedures and responsibilities for controlling the quality of work performed. The Contractor is responsible for the implementation of the

QCP.

B. ROLES AND RESPONSIBILITIES OF GOVERNMENT OFFICIALS

The following Government officials will participate in assessing the quality of the Contractor's performance. Their roles and responsibilities are described as follows:

1. The COR is the person designated by the CO. The COR is responsible for monitoring, assessing, recording, and reporting on the performance of the Contractor. The CO or their designee shall have the primary responsibility for completing forms that will be used to evaluate the Contractor’s performance.

2. The person designated as the CO will have overall responsibility for overseeing the Contractor's performance. The CO shall be responsible for monitoring the Contractor's performance in the areas of

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Contract compliance and Contract administration. The CO will review the COR or designee written inspections and assessments of the Contractor’s performance and resolve any discrepancies that may arise between the Contractor and COR or their designee.

C. TYPES OF WORK TO BE PERFORMED

The Contractor’s performance in providing the following operation and maintenance services shall be evaluated by the Government:

a. Existing deficiency list

b. Building operating plan

c. Equipment inventory

d. Reference library

e. Building management support services

f. Operational requirements

g. Service requests

h. Tours (Reserved)

i. Maintenance program

j. Water treatment

k. Oil analysis

l. Lamp and ballast replacements

m. Repairs

n. Safety and environmental

o. Fire Protection and Life Safety equipment and systems

p. Other services as described in Section C (Mechanical)

D. METHODS OF SURVEILLANCE

The method of surveillance is based on the performance criteria of the Contract terms and specifications. Each requirement will describe the tasks to be performed and the standard for successful performance. GSA intends to monitor and evaluate the Contractor's performance based on any or all of the following surveillance methods:

1. Periodic Surveillance Inspections: This method consists of selected surveillance tasks by the Government that do not require 100 percent inspection, or are performed on a random basis. The CO or their designee will evaluate the Contractor’s reports, surveys, etc. on a weekly, biweekly, monthly, or quarterly basis.

2. Tenant Interviews: All tenant concerns received through the CO or their designee will be documented and evaluated on a planned schedule developed by the CO or their designee. This method may help the CO or their designee focus on areas that may require further action from the CO.

3. Service Request Documentation: This method of surveillance will provide information to the CO or their designee, such as identification of the types of service requests received the frequencies of service requests, corrective action taken, timeliness of completion, and any other pertinent data. At a minimum, this method shall be performed on a monthly basis.

4. Tenant Satisfaction Surveys: The Gallup Organization conducts surveys for one-third of GSA’s tenants in Government-owned and leased buildings. These surveys gather important data in many areas, including specific categories pertaining to the operation and maintenance of GSA's buildings. The surveys provide the CO or their designee with satisfaction scores that can be further evaluated to determine if there are any weaknesses within the various programs. There are various measures that can be taken, such as reviewing the survey’s comments, obtaining further feedback from the tenants, or sharing the scores with the Contractor to establish a plan of action.

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E. QUALITY ASSURANCE FORMS AND REPORTS

Inspection Form: The GSA-3423 form, or as documented in the CMMS as an inspection type work order, will be used to document and evaluate the Contractor's performance. The COR will evaluate each event in accordance with the performance standards and performance requirements stated in this SOW. All tasks that are considered to have unacceptable performance shall be substantiated and documented on the GSA-3423 form, or as documented in the CMMS. The work orders will be completed and submitted to the Contractor within 24 hours. The Contractor shall return the GSA-3423 form, or complete the work order, identifying the corrective action taken within 14 days.

Inspection of Services Clause: The CO shall fill in applicable commercial or non-commercial clause as appropriate, i.e., FAR Part 52.246.4 paragraphs (e) and (f).

F. ANALYSIS OF SURVEILLANCE RESULTS (Reserved)

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Exhibit 2 Green Purchasing Report

Non Bio-based Purchase Reports

Report Period Covered: Date Report Prepared:

Building:

Contract Number:

Contractor:

Attributes and Cost

CPG DfE Green Seal

Env Choice

Not Green

EcoLogo

Hand cleaners and sanitizers

Mulch and Compost

Odor Control / Neutralizer

Mobile equipment hydraulic oil $400.00 (sample entry)

Stationary equipment hydraulic oil

Diesel fuel additives $200.00 (sample entry)

2-cycle engine oil

Penetrating lubricants

Greases $100.0 0 (sample entry)

Sorbents

Adhesives and mastics

Towels

General purpose de-icer

Wood and concrete sealers $3,500

(Sampl e Entry

Resources Guide: Green Seal http://www.greenseal.org/FindGreenSealProductsAndServices.aspx Design for the Environment (DfE) http://www.epa.gov/dfe/ EPA-CPG http://www.epa.gov/epawaste/conserve/tools/cpg/index.htm SFtool Green Procurement - Cleaning Products - GSA Sustainable Facilities Tool sftool.gov http://www.greenseal.org/FindGreenSealProductsAndServices.aspx http://www.greenseal.org/FindGreenSealProductsAndServices.aspx http://www.epa.gov/dfe/ http://www.epa.gov/dfe/ http://www.epa.gov/epawaste/conserve/tools/cpg/index.htm http://www.epa.gov/epawaste/conserve/tools/cpg/index.htm http://www.sftool.gov/GreenProcurement/ProductCategory/5 http://sftool.gov/ http://sftool.gov/

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Green Purchase Report Annual Contractor Reporting of Designated Biobased Purchases

Annual Contractor Reporting of Designated Bio-based Purchases

Section 9002 of the ‘Farm Security and Rural Investment Act of 2002,’ as amended by the ‘Food, Conservation, and Energy Act of 2008, Pub. L. 110-246 (the Farm Bill)’ requires Federal agencies to give a procurement preference to USDA-designated bio-based products and requires agency Contractors to report such purchases under service and construction contracts. The Federal Acquisition Regulation (FAR) Council subsequently published a bio-based final rule at 77 FR 23365, implementing the reporting requirement in FAR 52.223-2, ‘Affirmative Procurement of Bio-based Products Under Service and Construction Contracts’ with an effective date of May 18, 2012. To facilitate collection of report data, the FAR is amended based on final rule 78 FR 46794, which requires contractors to submit their biobased reports to https://www.sam.gov/.

To comply with the reporting provisions of the Act, the Contractor shall file an annual report on purchases of designated bio-based products used under the performance of this contract.

Where To Submit:

CY 2017 No later than October 31st in accordance with final rule 78 FR 46794 ‘Update to Biobased Reporting Requirement’ the Contractor is responsible for submitting their annual biobased report using the following web sitehttps://www.sam.gov/.

Note: The US Department of Agriculture (USDA) bio-based products web site http://www.biopreferred.gov/ProductCategories.aspx.

https://www.sam.gov/ https://www.sam.gov/ http://www.biopreferred.gov/ProductCategories.aspx

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Exhibit 3 Solid Waste Audits (Reserved)

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Exhibit 4 Environmentally Sustainable Products and GSA Attribute Preferences Product Availability

Non-toxic

Optional

Biobased Optional Product

Use Preferable Contents Contents to Avoid

Adhesive - Aerosol

Rubber-based; low-VOC SARA 313 chemicals (cyclohexane, hexane, methylene chloride); petroleum distillates; CFCs ü X

Adhesive - Epoxy

Non-toxic; low-VOC Isopropyl alcohol; SARA 313 chemicals (toluene) ü X

Adhesive Remover

Soy-based mixture; citrus extract; low-VOC Aerosol; petroleum distillates ü ü

Coil Cleaner Non-acid cleaners with non-toxic, biobased contents; low-VOC; if acid must be used acetic or phosphoric acid are preferable

Sulfuric acid, hydrofluoric acid, or similar caustic chemicals. SARA 313 chemicals (trichloroethylene) ü ü

Concrete/Wood Sealer

Water-based, latex-based, or biobased sealers; low-VOC

Acrylonitrile; SARA 313 chemicals (n-methyl-2-pyrrolidone) ü ü

Degreaser Water or biobased (soy) degreasers; non-toxic; non-aerosol; low-VOC Aerosol; petroleum distillates ü ü

Deicer (Road and Windshield)

Biodegradable windshield deicer; salt-free ice melt; magnesium chloride or calcium chloride; calcium magnesium or magnesium acetate

SARA 313 chemicals (methanol, isopropyl alcohol, ethylene glycol); aerosol; sodium chloride ü ü

Descaler Enzyme-based descaler; urea; trisodium phosphate; low-VOC

Hydrochloric (muriatic) acid or similar caustic compounds (oxatic or hydrofluoric acid); sodium hypochlorite ü ü

Fuel Additive Biobased; non-toxic Petroleum distillates ü ü

Graffiti Remover

Biobased content (soy/corn); low-VOC SARA 313 chemicals (toluene, xylene);

acetone; isopropyl alcohol ü* ü

Grease / Lubricant

Biodegradable/biobased content (soy or vegetable oil); non-toxic; re-refined lubricating oils; low-VOC

Petroleum or mineral-based oils; metallic soaps or polyurea derivatives; sulfur, chlorine, zinc; amine phosphate or other irritants ü ü

Light Bulbs Energy Star or FEMP fluorescent bulbs or tubes; reduced mercury content Mercury N/A N/A

Mastic Water or acrylic-based; non-toxic; low-VOC Petroleum-distillates (mineral spirits) ü X

Paint Remanufactured or recycled paint; water-based or latex-based; low-VOC

Aerosol; oil-based (alkyd) paints (mineral spirits, aliphatic hydrocarbons); SARA 313 chemicals (toluene, xylene, ethyl benzene); acetone ü X

Paint Remover Biobased; non-toxic; low-VOC SARA 313 chemicals (n-methyl-2-pyrrolidone, methanol, methylene chloride); isopropyl alcohol ü* ü

Spray Foam CFC-free; biobased (soy); low-VOC HCFCs; SARA 313 chemicals (formaldehyde) X ü* ü Product available and offered through GSA Advantage ü* Product available, but not currently offered through GSA Advantage X Product currently not available

Notes:

a - On the GSA Advantage website some environmental product indicators, such as ‘Non-Toxic’ and ‘Biobased’, are specified by the product vendor and have not been independently verified. Prior to procurement, it is important to examine the Material Safety

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Exhibit 5 (Reserved)

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Exhibit 6 Monthly Report Template (Reserved)

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Exhibit 7 Building Operating Plan Template The Building Operating Plan, Exhibit 7, is a sample of the National Template issued in 2008. There are some items that are above and beyond the contents listed in C.9.2. Because GSA Central Office was in the process of collecting all of the BOPs it was felt that it would be best to keep using the current template with the understanding that it would be updated in the near future. Make changes where obvious updates are warranted. The BOP is a mandatory requirement and shall contain the minimum requirements (if applicable) in the SOW and additional items may be add by the regions if necessary.

Region 8 GSA believes the BOP is a joint document where both parties benefit from the data it contains. Generally, a BOP already exists for the facilities in this contract. We don’t believe the contractor should develop, but should work closely with Property Management Office to fill in or update the data in the plan. This should be done within 60 days of start date. An example of a BOP is located in the Reference Document. The intent is that GSA is responsible for the plan, while the Contractor is responsible for providing any data needed by GSA to fill out the plan.

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Exhibit 8 Smart Buildings

GSA Smart and Sustainable Buildings Smart Technologies - Background and Purpose

Background Because of current Government energy reduction executive orders and regulatory mandates, GSA Public Buildings Service has several programs in development and at various stages of implementation that O&M Contractors should be aware of. One of these programs includes Smart Building technologies. Currently, approximately 250 buildings in the GSA portfolio are undergoing Smart Technologies design and implementation enhancements. Some facility projects involve complete detailed design-built from the infrastructure to completed project designs. Others involve modest retrofits to update key building controls systems. A key objective of implementing Smart Technologies in GSA buildings is to capture and make available more real-time performance data about the individual building systems (HVAC/BAS, Lighting, and Advanced Meters). This data will be made available to O&M Contractors and building support personnel and will increase in significance over time as more details are learned as GSA analyzes this new trend of monitoring building performance at a detailed level. O&M Contractors should be aware that if they are involved in operational support of one of GSA’s newer Smart Buildings, that tools, processes, data, and some procedures may need to be modified to meet GSA requirements for long-term improved operational efficiencies as a result of the investment the Government is making in these new technologies. O&M Contractors should continue to monitor developments in this area as more buildings in the GSA portfolio deploy Smart Technologies.

1.0 Trend Toward Integrated Building System Technologies

New building technologies, and their convergence with traditional information technology, have altered the way in which facilities can be monitored, maintained, and operated. Trends in building systems technology have provided opportunities in the marketplace to alter the way facilities managers use real time data to operate their facilities more efficiently. Building Systems are getting increasingly more dependent on software, IT networks (physical and wireless), servers, internet access, and cloud-based/hosted solutions. This shift in domain expertise has outpaced traditional design and construction practices. As a result, building operations and maintenance staff need to adapt, be more proactive, and leverage the availability of real-time data to help them perform building systems support more effectively. This may involve more thorough planning and redefining some processes, procedures, and job roles in order to better operate the facilities that have these newer technology based systems.

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Exhibit 9 Water Treatment

INSTRUCTIONS, CONDITIONS, AND NOTICES TO

Table of Contents

1.0 _Introduction 1

2.0 Types of Recirculating Water Loops 2

2.1 Open Loop Cooling Water System 2

2.2 Closed Loop Cooling Water Systems 2

2.3 Steam and Condensate Recirculation Systems 2

2.4 _Closed Loop Hot Water Systems 3

2.5 Domestic Hot and Cold Water System 3

3.0 Water Chemicals Treatment Additives 4

3.1 _Mineral Scale Inhibitor 4

3.2 Corrosion Inhibitor 5

3.3 Bacteria Contamination Control 6

3.4 General Fouling Inhibitor 7

3.5 Oxygen Corrosion Control 9

3.6 General Corrosion Control 9

3.7 Condensate Corrosion Control 10

4.0 Setting Up a Water Treatment Program 11

4.1 Open Loop Cooling Water Systems 11

4.2 Closed Loop Cooling and Hot Water Systems 16

4.3 _Steam and Condensate Recirculation Systems 17

5.0 Water System Testing 21

5.1 _Water Sampling 21

5.2 Common Water Chemistry Tests 21

5.3 Maintenance Parameters 23

6.0 _Alternatives to Chemical Water Treatment 27

6.1 Pulsed Electromagnetic Fields 27

6.2 Ozone Generators 28

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1.0 Introduction

This appendix establishes mandatory standards for water in HVAC and domestic water systems in GSA facilities, along with information related to the intent of the standards and guidelines that in most circumstances can be used to construct a water treatment program that will be approved by GSA. Treatment standards are mandatory;

procedural instructions in these guidelines are advisory unless required by law or regulation. Subject to GSA approval, maintenance Contractors generally may propose alternative programs when accompanied with sufficient technical data and implementation detail for GSA to determine the likelihood of success of such an alternative program. Any program approved by GSA may be subsequently disapproved if results are unsatisfactory.

Regardless of the complexity or size of a loop, a qualified water treatment Contractor or personnel should be consulted or employed to help the building maintenance personnel develop a water treatment program specific to the needs of each system. The treatment chemicals themselves should be purchased through a licensed supplier that specializes in commercial and/or industrial water systems. Many water treatment chemicals require licenses for specific uses and are regulated by Federal, state, and Local governments. Maintenance Contractors are responsible for selecting and submitting for approval an appropriate program, and for compliance with laws regarding chemical discharge and usage.

Maintenance Contractors are responsible for providing all instrumentation and test equipment necessary to monitor compliance with these standards (e.g., installation of coupon racks or other corrosion monitoring equipment where not already installed).

2.0 Types of Recirculation Water Loops

There are five basic open and closed loop water systems used for the daily operation of commercial buildings. Each system is vital to the everyday operation of the buildings mechanical systems. The following open and closed loop water systems are described as follows.

2.1 Open Loop Cooling Water System

An open loop cooling water system generally uses cooling towers to cool condenser water that serves chilled water central plants, water source heat pumps and computer room air conditioning units. There are cases where a waterside economizer “free cooling” system is used in place of a chiller to cool condenser water during periods of low ambient conditions. During “free cooling” mode the chilled condenser water is passed through a heat exchanger to cool the closed loop cooling or chilled water loop.

An open loop is exposed to outside contaminants and requires frequent maintenance, chemical tests, and chemical treatment that should be determined by a water treatment Contractor. In general, large systems require chemical tests be performed weekly and a water treatment Contractor to inspect the chemical systems monthly. The four main goals of maintaining an open loop cooling system are; inhibition of mineral scale, corrosion, minimizing bacterial contamination, and general fouling inhibition. See Section 3.0 for a detailed description of cause and effect when using chemical inhibitors.

2.2 Closed Loop Cooling Water Systems

A closed loop cooling water system can either be used for chilled water or condenser water. In a closed loop chilled or condenser water system the cooling water is circulated through the chiller or heat exchanger where it is cooled then pumped through air handlers’ cooling coils, fan coil units, computer rooms units, water source heat pumps, etc.

In view of the fact that a closed loop cooling water system will not be exposed to as much outside containmenation and no evaporation as in an open loop system, the dissolved mineral concentration in the system will remain relatively constant and there will be virtually no need for blow down. Once the system is filled, every effort should be made to limit the amount of water leakage from seals, water sampling, valve testing and other routine system maintenance. When water leaks out of the system, it will be replaced with untreated makeup water. This water introduces additional minerals and dissolved oxygen into the system. Consistent chemical treatment is sustained with the use of chemical tablet “slug” feed water treatment products.

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The treatment program for closed loop cooling water systems requires less frequent testing. The goal of the closed loop program is to inhibit corrosion, inhibit mineral scale formation, and inhibit bacteria growth. See Section 3.0 for a detailed description of cause and effect when using chemical inhibitors.

2.3 Steam and Condensate Recirculation Systems

Steam systems are closed loop systems that produce either saturated low pressure or superheated high-pressure steam via a steam boiler. The condensate water, with the addition of makeup water, is re-circulated through the steam boiler. A steam system should have an automated condensate blowdown and water makeup, a mechanical deaerator, condensate pumps, feed water pumps, steam traps, low feed water flame cut off controls and chemical pot feeders for condensate and makeup water treatment. The steam system will be a collection of steam regulators, steam turbines, heat exchanges for heating purposes, or through an absorption chiller to indirectly produce chilled water for space cooling.

The evaporation of water and elevated temperatures cause most of the minerals present in tap water to bond with each other, causing an increase in system mineral concentration. The four main goals to maintaining a steam system is prevention of mineral scale formation, oxygen corrosion, general corrosion, and condensate corrosion.

Biocides are not needed in a steam system because bacteria do not grow in high temperature environments.

Alternatively, if steam is supplied by a Local utility, then the steam has already been chemically treated and further chemical treatment may not be necessary. See Section 3.0 for a detailed description of cause and effect when using chemical inhibitors.

2.4 Closed Loop Hot Water Systems

A closed loop hot water heating system is not exposed to a great deal of outside contaminants. Therefore, the dissolved mineral concentration in the system will remain relatively constant and there will be virtually no need for blow down. Once the system is filled, every effort should be made to limit the amount of water leakage from seals, water sampling, valve testing and other routine system maintenance. When water leaks out of the system, it will be replaced with untreated makeup water. This water introduces additional minerals and dissolved oxygen into the system. Consistent chemical treatment is sustained with the use of slug feed water treatment products.

The treatment program for this system is very similar to the closed loop cooling system. The key difference is that hot water systems require more corrosion inhibitor as a result of higher water temperatures. In fact, most hot water systems require two to three times the corrosion inhibitor of closed loop cooling water systems. The goal of a closed loop hot water treatment program is to inhibit corrosion, mineral scale formation, and bacteria growth. See Section

3.0 for a detailed description of cause and effect on using chemical inhibitors.

2.5 Domestic Hot and Cold Water System

A domestic hot and cold water system provides potable water for washing and general domestic use. The water within these systems will contact food, people, or will be consumed, so there is no chemical treatment used for this system to prevent mineral scale or corrosion due to water supplied by the Local utility. The only water treatments used for these systems is the addition of water softeners and filtration systems. The reduction of the corrosive and scaling tendencies of oxygenated hard or softened water is done by repairing leaky fittings and fixtures, limiting the velocity of the circulating water, and/or limiting the operating temperature of the hot water system.

3.0 Water Chemicals Treatment Additives

Environmental regulations, handling guidelines and the chemical additives for water systems should be provided by a certified Local water treatment consultant. It is the building operator’s responsibility to ensure compliance with municipal by-laws, and environmental regulations when disposing of chemicals and handling accidental spills.

Disposing of chemically treated water into the sewer system must be monitored in blow down logs and not allowed to exceed levels specified by municipal sewage utility by-laws.

The chemical additives suggested herein are organized by class to encompass a variety of chemical additives that are used in open and closed water loops and steam boiler systems.

3.1 Mineral Scale Inhibitor

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Mineral scale is the precipitation of dissolved minerals such as calcium carbonate onto the surfaces of the cooling tower, boiler, heat exchangers tubes, and piping. This mineral scale forms an insulating layer on the surfaces that inhibits heat transfer and restricts flow through the system. Mineral scale also promotes corrosion and fouling in open loop and steam systems. All re-circulating water and steam boiler systems should have a mineral scale inhibitor as part of their water treatment program.

Mineral scale inhibitors are separated into two main categories, sludge conditioners and dispersants. Sludge conditioners are typically used when there is a relatively high concentration of calcium and magnesium in the makeup water. Sludge conditioners are crystal modifiers that allow the minerals to precipitate but interfere with the structure of the crystal to help form a soft sludge that can be easily removed from the steam boiler or cooling tower through blow down. Dispersants are usually polymer-based molecules that help to keep the trace minerals in solution so that they do not precipitate into scale deposits. The mineral scale inhibitors are especially needed when there is little or no pretreatment of the makeup water or when filtration equipment is not reliable. Even with excellent control of the scale inhibitor, chemical scale formation still occurs.

Water treatment consultants use computer models to determine the type of scale inhibitor needed as well as the limits for system pH and total dissolved solids (TDS). These computer models take into account the specific operating parameters of the system and help the water treatment consultant to choose a specific water treatment program that will work.

Open Loop Cooling Water System:

An open recirculating cooling water treatment program commonly uses a chemical additive that is a combination of a mineral scale inhibitor and a corrosion inhibitor. The type and dosage of mineral scale inhibitor needed is dependent upon the concentration and composition of the minerals in the makeup water, the pH of the cooling water, and the temperature of the cooling water.

The overall scale inhibitor program for a cooling water system may consist of a mineral scale inhibitor additive (such as a polymer dispersant), acid for pH control, and limits for the total dissolved solids and/or conductivity of the cooling water. Acid feed and pH control will not be needed in every system.

Steam Systems with Re-circulating Water:

In steam boilers, the buildup of an insulating layer can lead to tube failure and efficiency losses. Calcium and magnesium are the most abundant forms of mineral scale found in a steam boiler system because the solubility of these two minerals decreases as the temperature increases. To minimize the potential for mineral scale formation, most steam boilers have some type of makeup water pretreatment to remove certain minerals from the water before it enters the boiler. The goal of most pretreatment equipment is to minimize the concentration of these two minerals in the makeup water so that there is a less significant chance that they will precipitate and form a crystal scale deposits. Even with good pretreatment, mineral scale inhibitors are needed in all steam boiler systems. A log must be maintained of mud drum blowdown of each unit during heating system.

Dispersant mineral scale inhibitor programs are used in steam boilers that have good pretreatment and very low levels of calcium and magnesium in the makeup water. Dispersants are usually only used when the total hardness in the makeup water is greater than 5 ppm consistently. The dispersants are usually a polymer based molecule that helps keep the trace minerals in solution so that they do not precipitate into scale deposits.

Closed Loop Cooling Water and Hot Water (Heating) Systems In a closed loop system the mineral concentration is relatively stable because very little makeup water is needed.

This helps to minimize the need for mineral scale inhibitors. In systems that have poor quality makeup water, with a total hardness above 300 ppm, it is best to pre-treat the water with softeners to remove calcium and magnesium from the makeup water. In most cases, pretreatment of the makeup water is not necessary. Closed loop cooling and hot water systems should be treated with a polymer dispersant mineral scale inhibitor. This scale inhibitor is usually combined with a corrosion inhibitor in a one-drum formulation.

3.2 Corrosion Inhibitor

Open Loop Cooling Water Systems:

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The corrosion inhibitor chemical treatment protects the metal piping from degradation over time. The type of corrosion inhibitor that is used depends upon the specific metallurgy present in the system as well as the chemistry of the makeup water and pH level in the water. Corrosion inhibitor additives are intended to provide a protective layer on the interior walls of piping which stops the occurrence of corrosion in the system. A certified chemical water treatment consultant should be contacted to determine the specific type and amount of corrosion inhibitor necessary for each building’s distinct system.

In most cases, there is more than one type of metallurgy in a system, such as galvanized steel, copper, stainless steel, etc. Different metals require distinct chemicals to prevent corrosion, so it is important that the corrosion inhibitor portion of the program have additives that are specific to each type of metal. In most cases, blends of different corrosion inhibitors are used to ensure that all of the metal is protected.

Closed Loop Cooling and Hot Water Systems Corrosion is the principal concern in a closed loop cooling and hot water systems. There are many different types of corrosion inhibitors available on the market, but the most common products are nitrite based. As with any corrosion inhibitor program, the type of program used is determined by the type of metals used throughout the system. Mild steel systems should be treated with nitrite, or phosphonate type inhibitors. Systems containing copper should have some type of azole product.

If bacterial contamination is a problem, Glycol programs with low concentrations of nitrite should be avoided. The nitrite corrosion inhibitor can act as a food source for bacteria.