Exhibit B - PWS 7 - RFAAP Maintenance FIandE -- Clean DEC 2024 V1.docx

RFAAP Facilities, Infrastructure and Equipment Maintenance Technical Exhibit Enterprise Base Operations (BASOPS) Technical Exhibit (TE)

Radford Army Ammunition Plant Facilities, Infrastructure and Equipment - Maintenance Technical Exhibit (A)

11/13/2024

Table of Contents

1. General Information.

1.1. Overview. The Contractor shall inspect, repair, and maintain all existing active buildings, structures, and their components. This includes both the Main Plant (Montgomery/Pulaski Country) and the New River Unit (Dublin), covering 6,901 acres in total. The Contractor shall provide sustainment of vertical facilities such as buildings and all utilities plant structures within the five (5) foot demarcation line, excluding Army Family Housing. The Contractor will coordinate with HQ, JMC-Environmental Division, if within Historic District. The contractor shall inspect, repair, and maintain all existing Personal Property to include all Industrial Machinery and Equipment, Scientific Equipment, Information Technology, Office equipment/furniture, and any other property not considered to be real property under 41 CFR Chapter 102-71. If at any point this document contradicts language of another PWS (Environmental, Energy and Utilities, Safety, Fire) the more stringent and/or most up to date language will be used.

1.1.1. Workload Requirement. The following paragraphs describe all facets involved in the management of building and structure maintenance; they include terms used to classify work; provide information on the level of effort that will be required at Radford Army Ammunition Plant (RFAAP) in terms of workload and trade distributions; and describe the way in which work will be received, managed, and documented. The Contractor is responsible for the maintenance and repair of all active building and structures. Under this contract the basis for the real property square footage will have a deviation of +/-5% for each type of category code without affecting the contract cost. This will allow for the addition of new facilities and for removal of existing ones without having to issue a formal modification. Work may include carpentry, plumbing, electrical, masonry, painting, sign work, HVAC work, flooring, minor roofing, metalwork, locksmith services, fire alarms, fire suppression, glass and glazing, demolition and other trades that relate to the maintenance and repair of real property facilities. The Contractor shall perform Preventive Maintenance Orders (PMOs), Corrective Maintenance Orders (CMOs), and Emergency Maintenance Orders (EMOs) on all active real property. All work requests/orders shall contain the following information at a minimum:

a. Facility Fac Code, RPUID or Asset Number

b. Work Description

c. Customer/Requester Information

d. POC Phone Number

e. OEM or Operation and Maintenance Guidance

f. Impact to Operation or Equipment/Structure

g. Work to be performed by: inhouse/subcontract

h. Estimated Start

i. Estimated Completion

1.1.2. Installed Building Equipment (IBE). There is a wide variety of facilities at RFAAP with a wide variety of installed equipment. Although other sections of this Technical Exhibit detail the requirements for some of these types of equipment, all real property IBE is the responsibility of the Contractor. DA PAM 420-11 Project Definition and Work Classification identifies installed building equipment that is covered under this contract. Any existing equipment found after initial deliverable will be added to the CMMS inventory and maintained at no additional cost to the government.

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

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

1.1.3.2. The Contractor shall provide additional analysis or diagnosis when:

1.2. Components. The Contractor shall perform preventive maintenance (PM) and repairs. Facilities and Equipment covered under this Technical Exhibit (TE)include, but are not limited to, the following:

1.2.1. Administrative Buildings

1.2.2. Training Shops

1.2.3. Maintenance Shops

1.2.4. DEMIL Facilities

1.2.5. Warehouses

1.2.6. Ammunition Storage Buildings

1.2.7. Medical Facilities and Clinics (alarms/fire systems)

1.2.8. Schools, Chapels, and recreational Facilities

1.2.9. Dining Facilities

1.2.10. Range Facilities

1.2.11. HVAC Systems

1.2.12. Fire Alarms

1.2.13. Roofs, Flashing, and Fascia

1.2.14. Installed Building Equipment

1.2.15. Caulking around windows and doors

1.2.16. Painting exterior building surfaces

1.2.17. Rail, Bridges, Dams, Reservoirs, Roads (ADTIP)

1.2.18. Water Treatment Plants

1.2.19. Water Distribution Infrastructure

1.2.20. Electrical Infrastructure

1.2.21. Lightning Protection Systems (LPS)

1.3. Work Management and Control.

1.3.1. Reporting Requirements. The Contractor shall prepare and maintain all maintenance activities, records, files, and reports in a Computer-aided Maintenance Management System (CMMS). CMMS modules and data fields shall be both searchable and exportable and describe in detail 100% of maintenance activities, to include Corrective, Preventive, Predictive and subcontracted work. Contractor will provide a minimum of two (2) read only access points to CMMS for RFAAP government staff.

1.3.1.1. RFAAP Maintenance Plan. Within thirty (30) calendar days of the start of the contract, the Contractor shall submit to the ACO/PCO/COR a RFAAP Maintenance Plan (CDRL A07-01) organized by Functional Area at minimum to include all active facilities, installed building equipment (IBE) and scheduled maintenance task frequency. Additional Personal property equipment requirements can be found in Section 19 of this document. The RFAAP Maintenance Plan shall describe all preventive maintenance services to be performed and their frequencies as reflected by this Contract, standard operating procedures/orders, and OEM recommendations. The following plans shall be submitted as part of the Service Plan.

1.3.1.1.1. Emergency Operating Plan. The Contractor shall provide an Emergency Operating Plan detailing how the Contractor proposes to utilize their personnel, materials, and equipment to respond to and accomplish emergency maintenance or repair work during all regular and non-regular duty hours for any utility outages. The Emergency Operating Plan shall include a procedure to follow in the event that electrical power to buildings or portions thereof is lost; a procedure to follow in the event of a water supply emergency due to interior or exterior secondary water distribution line ruptures, freeze-ups, or contamination of the water supply; a procedure to follow in the event of a natural gas or propane emergency; a procedure to follow in the event that the Installation sewage collection systems malfunction due to stoppage in the collection mains, failure of sewage lift stations, or a pipeline rupture; and include a procedure to follow in the event of a Uninterruptible Power Supply (UPS) or Emergency Generator outage or breakdown. The plan shall outline a contingency plan for providing repair, replacement, or backup power sources such as rental units during the outage or breakdown.

1.3.1.1.2. Other Emergency Services to include, but not limited to:

a. Pest Control

b. Natural Disasters

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

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

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

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

g. Response to emergency DMOs

1.3.2. Inspections. Specific publications and forms required for the accomplishment of inspections described in this service are listed in Section 20 of this document. Required Inspections can be found within this document organized by Functional Area at minimum and includes all active facilities, installed building equipment, industrial equipment and required rail, dams, and bridge inspections. The functional areas describe all inspections to be performed, and their frequencies as reflected by this Contract.

1.3.3. Publications and Forms. Specific publications and forms required for the accomplishment of work described in this service are listed in Section 20 of this document.

1.3.4. Key Performance Indicators (KPI). The KPI Report shall demonstrate efficiencies, trends, and areas requiring improvement for maintenance work performed at RFAAP and shall be submitted monthly and report the following KPIs (CDRL A07-05)

1.3.4.1. Backlog on Corrective Maintenance WO by Type

1.3.4.2. Backlog of Preventive Maintenance (in given month and overall backlog)

1.3.4.2.1. Acceptable performance threshold 95% completion rate

1.3.4.3. Water Break Data (completed and reported)

1.3.4.4. Steam Leak Data (completed and reported)

1.3.4.5. Mean Time to Repair (MTTR) by WO type

1.3.4.6. Planned Maintenance Percentage

1.3.4.6.1. Acceptable performance threshold 90% planned

1.3.4.7. Schedule Compliance (percentage of assigned WO’s completed as scheduled)

1.3.4.7.1. Acceptable performance threshold 97% completed as scheduled

1.3.4.8. Estimated vs. Actual Hours for all completed WO’s

1.3.4.9. Work Utilization Percentage (downtime during CM/PM/other)

1.3.4.10. Inventory Accuracy within CMMS

1.3.4.10.1. Acceptable performance threshold 98% accurate

2. Equipment Maintenance - Personal Property.

2.1. The Contractor shall perform preventive maintenance, inspect, and repair all personal property. Personal Property incudes but is not limited to: Industrial Machinery and Equipment, Scientific Equipment, Information Technology, Office equipment/furniture, and any other property not considered to be real property under 41 CFR Chapter 102-71.

2.2. Mechanical Integrity

2.2.1. The contractor shall maintain and inspect equipment in all explosive, propellant, and pyrotechnic operations IAW 29 CFR 1910.119 Process Safety Management of Highly Hazardous Chemicals.

2.2.2. The contractor shall maintain and inspect equipment in all explosive, propellant, and pyrotechnic operations IAW the Safety PWS requirements for 29 CFR 1910.119 for Process Safety Management of Highly Hazardous Chemicals.

2.3. Preventive Maintenance

2.3.1. Preventive Maintenance (PM) of personal property refers to regularly scheduled inspections, tests, and other maintenance activities preformed. These activities are designed to identify and address potential problems before they can cause equipment breakdowns or downtime, disrupting production and negatively impacting the business. Preventive Maintenance activities are not to be revised, generated, or inactivated without the approval of JMC government staff.

2.3.2. Personal Property PM Plan. Contractor shall provide in detail the strategy and procedures for inspections, testing and PMs to ensure outages due to maintenance are scheduled to minimize impact on operations Maintenance Deliverable (CDRL A07-01). All inspections, testing and PMs will follow OEM standards and recommendations when available. If the contractor sees benefit to deviate from OEM recommendations, they must provide proper justification to ACO/PCO and receive RFAAP staff approval prior to any deviation. (i.e time-based, usage based, or condition based predictive maintenance strategies) When OEM recommendation and standards are not available best industry standards will be used.

2.3.3. Operator checklists are daily checks completed by the equipment operator to ensure that the equipment is in good working order prior to operation. Current active days physical checklist shall be kept at the equipment and replaced at the time of the next operator check. Historical record of operator checklist shall be recorded into the contractors CMMS and be provided to the government upon request. Checks shall include Serial/ equipment number, name of operator, and date/time in addition to the following at a minimum when applicable:

2.4. Operator Checklists.

2.4.1. Operator checklists are daily checks completed by the equipment operator to ensure that the equipment is in good working order prior to operation. Current active days physical checklist shall be kept at the equipment and replaced at the time of the next operator check. Historical record of operator checklist shall be recorded into the contractors CMMS and be provided to the government upon request. Checks shall include Serial/ equipment number, name of operator, and date/time in addition to the following at a minimum when applicable:

2.4.1.1. Check for leaks and wear in hoses and electrical conduit

2.4.1.2. Check oil and coolant reservoirs for proper operating levels. Be alert to reservoirs that never require filling, excessive leaks, etc.

2.4.1.3. Check all pressure gauges that have marked operating levels to ensure proper operation. If pressure gauges are found to be unmarked it will be noted on the checklist and a WO shall be generated to mark proper levels.

2.4.1.4. Check all filter conditions that may impede operations for excessive oil, dirt, and debris.

2.4.1.5. Check hydraulic or oil pumps for overheating, and report any that are noisy or hot to the touch.

2.5. Spare and Repair Parts Program

2.5.1. The Contractor will develop and maintain a comprehensive Spare and Repair Parts Program for RFAAP that includes 100% of spare and repair parts for Government furnished property at RFAAP.

2.5.2. The Spare and Repair Parts Program shall include a list of Mission Essential Assets (MEA), prioritized based on criticality, life expectancy, and/or redundancy. The Spare and Repair Parts Program shall include stock of spare parts for all MEAs or a contingency plan that mitigates downtime if the MEA were to fail.

2.5.3. The MEA List shall be submitted within 30 calendar days of Contract Award (CDRL A07-10). The MEA List shall be resubmitted quarterly, highlighting any changes since the previous submission (e.g. assets added, assets removed, obsolete parts and their replacements, new contingency plans, etc.).

2.5.4. The Spare and Repair Parts Program shall demonstrate effectiveness by identifying trends and areas of improvement through tracking of KPIs

2.6. Life Cycle Cost Analysis

2.6.1. The Contractor shall conduct quarterly Life Cycle Cost Analysis (LCCA) for Mission Essential Assets (MEA). The data shall be processed as independent quarters of the year (i.e. not the aggregate YTD data).

2.6.2. The LCCA shall, at a minimum, include life cycle costs of the top 25 MEAs with the largest associated repair costs. (CDRL A07-02) Life cycle costs include cost for replacement parts, direct labor, subcontractor, and estimated lost cost from production downtime per MEA.

2.6.3. The LCCA shall include assessments for each specific quarter and total costs for the lifespan of the MEA starting at contract award. For example, if the contract starts on 1 Jan 2027, the total costs for packaged boiler #1 would be all replacement parts, labor, subcontractor costs and lost cost from production downtime from 1 Jan 2027 to the time of CDRL submission.

2.7. Key Performance Indicator (KPI) Report

2.7.1. The monthly KPI Report shall demonstrate efficiencies of maintenance work performed at RFAAP by tracking the following KPIs.

2.7.2. The

2.7.2.1. Backlog of Corrective Maintenance Work Orders by Trade

2.7.2.2. Backlog of Preventive Maintenance Orders (in given month and overall backlog)

2.7.2.2.1. Acceptable performance threshold 95% completion rate

2.7.2.3. Water Break Data (completed and reported)

2.7.2.4. Steam Leak Data (completed and reported)

2.7.2.5. Mean Time to Repair (MTTR) by WO type

2.7.2.6. Planned Maintenance Percentage

2.7.2.6.1. Acceptable performance threshold 90% planned

2.7.2.7. Schedule Compliance (percentage of assigned WO’s completed as scheduled)

2.7.2.7.1. Acceptable performance threshold 97% completed as scheduled

2.7.2.8. Estimated vs. Actual Hours for all completed WO’s

2.7.2.9. Work Utilization Percentage (downtime during CM/PM/other)

2.7.2.10. Inventory Accuracy within CMMS

2.7.2.10.1. Acceptable performance threshold 98% accurate

2.7.3. When KPIs are trending negative or consistently below target (for at least three consecutive months), the Contractor shall provide a plan for getting the KPI back on track.

2.8. Eye Washes and Safety Showers. The Contractor shall perform Preventive and Corrective Maintenance to the eye washes and safety showers.

3. Facility Maintenance – Real Property. The Contractor shall develop and submit to (after KO approval) a Comprehensive PM and Repair Program. PM consists primarily of inspection, cleaning, lubrication, adjustment, calibration, and minor part and component replacement on building and structures, its component equipment and other systems included at facilities. The Contractor shall submit the Comprehensive PM and Repair Program for this service as part of (CDRL A07-01), RFAAP Maintenance Plan. Work that is outside the scope of preventive maintenance shall be accomplished through a Work Order (WO).

3.1.1. BUILDER Sustainment Management System (SMS). BUILDER SMS is a web-based asset lifecycle management software tool created by the Engineer Research Development Center – Construction Engineering Research Laboratory of the US Army Corps of Engineers (USACE-ERDC-CERL). The Contractor shall collect, update, and maintain facility data IAW JMC BUILDER Sustainment Guide Technical Exhibit B.

3.2. Grounds Maintenance Site Plan. The Contractor shall provide a Grounds Maintenance Site Plan with the grounds maintenance services described herein. A description and classification (Improved, semi-improved, unimproved) of the areas to receive grounds maintenance services shall be included in the Grounds Maintenance Site Plan. Any equipment (including waste containers) moved while performing basic services shall be returned to their original position. (CDRL A07-01) .

3.3. Mowing. The Contractor shall All grass cutting equipment will arrive at the site with mowing blades in a sharp condition. Mowing shall include areas identified in the contractor supplied and government approved site map included in the Grounds Maintenance Site Plan (CDRL A07-07). Routine policing of the grounds will be conducted during mowing services and all site areas, walkways, and parking areas shall be kept free of debris/trash by either sweeping or blowing and disposed of. Mowing of installation perimeter fencing shall be IAW PWS 6 2.8.1.2.

3.3.1. Improved Areas. These areas are the developed areas of the installation and will require an intensive level of maintenance. The work performed in these areas by the Contractor shall include mowing grass, edging and trimming grass, removing grass trimmings from paved areas, servicing landscaped beds, irrigating as necessary, applying fertilizer/weed control product or herbicide to lawn or landscape areas in accordance with hazards/toxics minimization and integrated pest management (IPM) requirements, servicing plants, shrubs, and flowers, performing seasonal planting of plants and flowers, removing leaves and debris, removing/applying mulch, pruning trees, removing grass from cracks in sidewalks, curbs/gutters and paved surfaces. Grass shall be cut to a height no higher than “4” and no less than “3” inches.

3.3.2. Semi-Improved Areas. Semi-Improved areas will generally be areas of the installation used for operational and maintenance purposes. The purpose of the grounds maintenance of the semi-improved areas will be predominantly erosion control, dust control, bird control in accordance with IPM requirements, the Migratory Bird Treaty Act and other applicable laws, and in coordination with DPW Fish and Wildlife Program, and clear visibility. This will include grassed areas, vegetated areas, trees, and paved surfaces. Contractor work performed in these areas shall include mowing or cutting grass/vegetation, trimming, tree pruning or tree removal coordinated with DPW Forestry Program. Grass shall be cut to a height no higher than ten (10) inches and no less than six (6) inches.

3.3.3. Unimproved Areas. Unimproved areas are acreage on which periodic recurring maintenance is performed. Activities include mowing for life, health, safety, security, weed and brush control in accordance with IPM and hazards/toxics minimization requirements, erosion control, dust control, and drainage maintenance. These areas may include but are not limited to perimeter fences, antenna fields, airfield shoulders, clear zones, drop zones and ranges. Grass shall be cut to a height no higher than ten (10) inches and no less than six (6) inches.

3.3.4. Magazine Areas. Magazine areas include non-tenant and active magazines located within the Main Plant and New River Unit. Mowing and vegetation control for each magazine shall be maintained by the regulations that govern its usage.

3.4. Snow and Ice Removal. The Contractor shall perform Snow and Ice removal IAW requirements of AR 420-1, Army Facilities Management, (paragraph 7-14 and 7-18). Snow and Ice priorities map shall be provided for Government approval annually, as part of the Grounds Maintenance Plan (CDRL A07-07)

3.5. Natural Gas Appliance and Equipment. The Contractor shall inspect natural gas appliance connections for leaks at the valve or adjustable meter. The Contractor shall repair leaks immediately and conduct inspections semi-annually. Inspections will be provided to the KO/COR within (30) days of inspection completion as part of (CDRL A07-10). PM for natural gas appliances and equipment shall be performed IAW the requirements set forth in National Fire Protection Association (NFPA) 54 National Fuel Gas Code and 49 CFR 192, Transportation of Natural and Other Gas by Pipeline: Minimum Federal Safety Standards. The Contractor shall maintain gas lines, gas meters, and regulators (low pressure side to include building plumbing). The Natural Gas Distribution System includes natural gas lines outside the footprint of a building or structure up to the point of demarcation. The Points of Demarcation to the commercial source of each utility is delineated IAW PWS 10, Energy and Utilities Services. If no point of demarcation exists, then the point of demarcation is at a distance of five (5) feet out from the building. The Contractor shall remove all debris and vegetation that has grown or accumulated in Contractor-controlled areas up to the primary utility demarcation point. Cleaning shall include, but is not limited to, the removal of sand, gravel, rocks, debris, trash, roots, sod, weeds, grass trapped within the lines, manhole chambers, culverts, and curb catch basins.

3.6. Heating, Ventilation, and Air Conditioning (HVAC). The Contractor shall update the PM tasks lists in Computerized Maintenance Management System (CMMS) upon installation of new equipment or removal of equipment and provide the Government with an updated task list as part of (CDRL A07-01). Services include maintenance, repair, and installation of all components, devices, and equipment. Components include, but are not limited to: boilers, furnaces, compressors, blowers, motors, drive assemblies, control systems and wiring, freeze protection sensors, duct work, burner assemblies, temperature controls, registers, condensate and drip pans and drains, grills, evaporators, air filters, and heat/air conditioning units, ensure sequence of operations is working as designed. The Contractor shall test Emergency HVAC shut off button as part of the annual Preventive Maintenance Program to ensure proper operation and verify if HVAC units tied to the shut off button are shutting off properly and resetting to normal operation. Emergency Shut-off button Testing and Preventive Maintenance will be part of PM task list. Verify if proper signage for shut off switch is provided, replace if signage is failing. Work shall conform to the technical criteria in CMMS.

3.6.1. General. The Contractor shall operate, maintain, repair, and replace ventilation equipment and systems for comfort and non-comfort cooling requirements IAW ASHRAE handbooks, ASHRAE Standards, SMACNA duct construction Standards, and ASPE data books. Personnel shall employ Root Cause Analysis methods of problem solving and deliver workable options to the ACO/PCO/COR for consideration when work is beyond Work Order. HVAC systems for process conditioning is included, such as exhaust fans (including bathroom exhaust systems) elevator mechanical room HVAC equipment, paint booths, welding hoods, vehicle exhaust venting systems, cold storage systems, etc.

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

a. Air Curtains

b. Air Dryers

c. Cold Storage Plant (walk-in and reach-in)

d. Kitchen Exhaust Hood and MAU’s located in DFACs

e. Filters (air and coolant)

f. Guards, casing, hangers, supports, platforms, and mounting belts

g. Bathroom-exhaust fans

h. Paint spray/vehicle exhaust equipment

i. Vacuum equipment

j. Domestic Hot water heaters

k. Sump pumps in mechanical rooms

l. Diffusers, grills, registers and pipe insulation

m. Comfort Heating and Cooling

n. Flue vents

o. Smart electric meters, pulse kits for water and gas metering associated with Enterprise Energy Data Reporting System (EEDRS)

3.6.1.2. Work Performance. All work shall be performed with a minimum of disruption of occupants and disturbance of other equipment that may be in the same area. Equipment removals shall be done with care and with the intent of reusing the existing ductwork, electrical connections, vents, and other tie-ins so that the costs for re-establishing functional operations are minimized. Reuse of tie-ins for flue vents, water piping, electrical connections, ductwork, etc., shall be made to facilitate the adaptation of existing hardware and conditions to the new piece of equipment. For example, the Contractor shall supply an extension of an electrical conduit for power if the adaptation to connect the new equipment requires it for proper and safe operation. Under no circumstances shall the Contractor leave the condition of the mechanical equipment in an inferior state of repair or code compliance status due to adaptation problems, unforeseen conditions, or difficulties encountered by the Contractor. Adaptation shall include compliance with current building codes and AR 420-1.

3.6.1.3. Mission Essential Assets outlined in CDRL A07-04, the Contractor shall respond to repairs as Priority 1. If the repairs cannot be completed in same day the Contractor shall analyze the occupancy, use of facility and ambient temperature and provide temporary heating, cooling and/or ventilation equipment when needed or typically when the temperature in the building cannot be maintained at plus or minus five (+/-5) degrees of the established set-point. Contractor shall provide the COR and HQ, JMC hourly updates on the status of HVAC failures for critical buildings until temporary cooling/heating has been provided or the HVAC system is operational again.

3.6.2. Seasonal Changeover Requirements.

3.6.2.1. Schedule. Schedule and procedures will be made in accordance with AR 420-1, paragraph 23-36.

3.6.2.2. Spring Changeover. Spring startup/shut-down shall be accomplished during the last two (2) weeks of May, and will address the start-up of cooling systems that provide summer cooling only and the shut-down of heating systems that provide winter heating only. Seasonal weather variations may require the startup/shutdown to take placer earlier or later in the season.

3.6.2.3. Fall Changeover. Fall shut-down/startup shall be accomplished during the last two (2) weeks of September, and will address the shut-down of cooling systems that provide summer cooling only and the start-up of heating systems that provide winter heating only.

3.6.2.4. Boiler Operators will activate valves to fully discharge steam heat to occupied facilities and family housing when the outside daily low temperature falls to 55 degrees F. If boiler operators feel that a “tickle” release of steam is required in order to warm the pipes and avoid damage prior to “full” release, then this will be accomplished when the outside temperature falls to 60 degrees F.

3.6.2.5. The operating contractor will keep the steam heating boilers at building 13 “idling” or in “stand-by” mode.

3.6.2.6. Individuals are prohibited from operating portable heating devices where the intent is to circumvent the heating standards.

3.6.3. Chemical Treatment. The Contractor shall implement a program of chemical treatment for open and closed systems (boilers, chillers and cooling towers) specifically designed to protect the equipment, to maintain efficiencies, to conserve water and to meet State and Federal Regulations. The Contractor shall perform weekly testing for cooling tower water and add chemicals as needed. The Contractor shall maintain files of inspections and chemical usage for cooling towers, condensate and chilled water systems including laboratory analysis of all HVAC systems receiving chemical treatment. Records shall include building number, date chemicals were applied, description of chemicals used, quantity of chemicals used per system to maintain standards, chemical level readings in system before and after minor adjustments, date of inspection check and adjustment, results of inspection and name of persons doing the inspections and adjustments. All records shall be provided to the COR monthly (CDRL A07-07).

3.6.4. Related Components and Accessories.

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

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

3.7. Roof Maintenance. The Contractor is responsible for inspection, maintenance, and repair or roofing systems.

3.7.1. Inspection. Roofing systems will be inspected by a qualified individual for structural adequacy and serviceability every 5 years, except:

3.7.1.1. Steep Roofing systems will be inspected every 7 years

3.7.1.2. Long Span timber trusses, heavy timber framing, masonry unit pilasters, or columns supporting structural frames will be inspected every two years

3.7.1.3. Timber frame buildings with high occupancy, such as theater, chapels, gyms, and assembly halls, will be inspected annually.

3.7.1.4. Roofing systems will be inspected after a storm or phenomena of nature that may have damaged the roofing system and after the installation of any roof mounted equipment

3.7.1.5. Membrane roofing systems (built-up and single-ply) will be inspected annually.

3.8. Roof Gutters, Drains, and Downspouts. The Contractor shall semi-annually inspect and clean all roof gutters, drains, and downspouts. Cleaning shall include removal of bird nests, cobwebs, beehives, wasp nests, vegetation, leaves, debris, and all other obstructions that restrict flow to and through roof gutters, drains, and downspouts. The Contractor shall replace loose, displaced, broken, or missing strainers. The Contractor shall re-secure and fasten all loose gutters and downspouts in conjunction with inspection and cleaning. The Contractor shall maintain a log and have it available upon request.

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

3.10. Overhead and Personnel Doors. The Contractor shall annually, per schedule in CDRL A07-01, inspect and maintain the overhead and personnel doors, including electronically driven or motorized doors, operators, and controls. The Contractor shall verify doors in fire-rated walls meet the corresponding fire rating required by the building code(s). PM shall include inspection, adjustment, alignment, proper fit, testing of controls and safety devices, and lubrication of overhead doors.

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

3.12. Air Compressors/Unfired Pressure Vessels. The Contractor shall inspect, maintain, and test the air compressors/unfired pressure vessels annually and have the results available upon request. The Contractor shall develop a Preventive Maintenance plan for the air compressor systems including air receiver, air drier and associated piping (CDRL A07-01). The PM plan shall include frequencies of inspections and be in accordance with original manufactures recommendations. The Contractor shall complete and provide to the KO/COR monthly maintenance reports as part of the (CDRL A07-07).

3.12.1. Refrigerated Air Dryer. The Contractor shall inspect refrigerated air dryers, if present, for proper operation and create a Work Order for non-routine maintenance repairs.

3.12.2. Compressor Storage Tanks. The Contractor shall not perform welding of ASME certified storage tanks. If an air storage tank is suspected of having a problem, the KO/COR shall be notified within twenty-four (24) hours. The Contractor shall inspect the compressed air distribution piping annually and ensure no leaks are present. The Contractor shall document repairs and inspection results and make this information available upon request.

3.13. Plumbing. Plumbing includes potable water systems consisting of hot and cold water piping, components inside the facility, and out from the facility to the point of demarcation. Waste, vent, and drain systems consist of piping and components inside the facility and out from the building to the point of demarcation. Potable water system includes domestic water heaters. Water heater types may be electric or fueled by natural gas, oil, or gas/oil combination with either atmospheric or forced draft burners. The Contractor shall repair, replace, and maintain potable water and waste, vent, and drain systems and components from the isolation valve. All work shall be completed IAW AWWA and UFC 3-420-01.

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

3.13.2. Leaks. The Contractor shall repair leaks of piping and plumbing fixtures. System and components in mechanical rooms shall function properly in the event of water leaking from valve and pump packings or seals. Sewage gases shall not be vented into facilities. Drains shall be free of obstruction. Fuel oil or natural gas shall not leak from the system or components. Hot and cold water shall flow on demand through the piping systems with no leakage through closed faucets, mixing valves, or flushometers. Flushometers shall operate properly and shut off the water flow after the flush cycle.

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

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

3.13.4. Water Heaters. The Contractor shall inspect water heaters per schedule in (CDRL A07-01). Inspection shall include a visual check for leaks, corroded surfaces, and improper setting of aquastat. PM shall include checking operation and condition of relief valve, draining of water heaters, and ensuring that there is an unobstructed flow through the exhaust line for gas water heaters. Water heaters Hot Water Tanks with forced draft burners shall perform in compliance with the Air Operating Permit, American Society of Mechanical Engineers (ASME) Boiler and Pressure Vessel Code. Burner combustion exhaust emissions shall not exceed fifty (50) parts per million (ppm) of carbon monoxide when burning liquid propane gas, or a No. 1 (20% density) smoke on the Ringlemann Chart. Work shall be scheduled and performed with minimum impact to the facility mission.

3.13.5. Backflow Preventers. The Contractor shall develop and submit, for approval by the KO, a PM Program to annually inspect, certify, and repair all backflow prevention devices. Work shall meet the requirements of the applicable Safe Drinking Water Act (SDWA), AWWA standards, and RFAAP backflow program.

3.13.6. Restroom Fixtures. The Contractor shall repair and replace all restroom fixtures including but not limited to sinks, toilets, mirrors, urinals, partitions, doors etc as required. Clogged drains and odor complaints shall be performed through a CMO.

3.13.7. Wash Facilities/Racks. The Contractor shall provide maintenance and repair to keep wash facilities properly operational. This includes vehicle wash points, vehicle wash facilities, tracked vehicle washers, and the trash container/dumpster wash point. Additional components including, but are not limited to, wash stations, valves, sediment basins, oil skimmers, sensors, sand traps, drains, lines, detention ponds, wash water, concrete and filter pumps, oil-water separators, make-up water systems, motors, gearboxes, piping, electrical systems. The Contractor shall provide regularly scheduled and unscheduled repairs.

3.13.7.1. Confined Space Entry. When Confined Space Entry, as defined by OSHA is required to clean the oil/water separator, a Confined Space Entry plan and access permit, shall be obtained from the RFAAP Safety Division at least three (3) business days in advance of this work. The Contractor shall provide all personnel training and personal safety equipment, including appropriate breathing apparatus, if required at no additional cost to the Government. The Contractor shall not start work until the plan is approved. (Reference Safety PWS for additional guidance)

3.14. Industrial Wastewater Treatment Plant (IWTP). Due to the variation in flow and the large amounts of suspended solids in the industrial wastewater, equalization basins are provided at the treatment plant site for settling, solids, flow equalization, storm water storage, and oil removal. Aerated biological ponds are provided at the IWTP site to remove Biochemical Oxygen Demand (BOD) prior to discharge to the STP. Rags, suspended solids and oil are removed prior to discharge to the equalization basins, under dry weather conditions.

3.14.1. Components. IWTP equipment and components include, but are not limited to: mechanical bar screens and grit collection system, recirculating systems, chemical storage and pumping systems, channel and gate bypass systems, pumping and distribution systems, electrical and digital control systems, alarm systems, valves, piping and fittings, controllers, and regulators. IWTP repairs include, but are not limited to: removing visible corrosion, rust, fatigue, breaks, leaks, blockages, unusual noise, vibration, temperatures, levels, and hazardous conditions. The IWTP is subject to compliance inspections at any time without prior notification.

3.14.2. Compliance. The Contractor shall maintain, repair, and replace IWTP systems and components, and TM 5-814-3 Domestic Wastewater Treatment Plant Laboratory Guidance. The Contractor shall notify the COR of system bypasses and again after system is returned to normal operation.

3.14.3. Reporting Requirements. The Contractor shall submit a maintenance plan for the IWTP work as part of (CDRL A07-01).

3.15. Heating/Cooling Plants. The Contractor shall inspect, maintain, repair, and service all heating plants and systems (steam meters and automatic tank monitoring system), all boilers, and furnaces used in the production of domestic heat.

3.15.1. Maintenance of Heating Plants. PM shall be planned, scheduled, and conducted. Gas and oil-fired boilers shall receive PM prior to the onset of the heating season.

3.15.1.1. The Contractor shall inspect, maintain, and repair all heating plants and associated equipment. M&R of high pressure boilers shall be performed IAW UFC 3-430-07. IF outside subcontractor is required it will be at the operating contractor’s expense. The results of these Inspections, along with records of repairs shall be recorded and maintained; copies of the inspection reports and records of all repair performed throughout the year shall be provided to the ACO/PCO no later than 30 November of each year (CDRL A07-10). M&R of central boiler plants shall include steam and hot water heating sources, fuel storage, and handling equipment at the boiler plants, feed water, condensing flue gas and air system equipment, miscellaneous pumps and plant instrumentation. M&R performed by the Contractor shall be accomplished so equipment condition will remain unchanged from the time of receipt.

3.15.2. Scheduled Systems Outages. The Contractor shall coordinate all scheduled outages with the COR. Outages shall be coordinated at least fourteen (14) working days in advance. The Contractor shall notify affected Installation Agencies of the scheduled outage. The Contractor shall attend, as applicable, planning meetings that may affect the air conditioning systems the Contractor operates and maintains. The COR will notify the Contractor at least forty-eight (48) hours in advance of planned meetings.

3.15.3. Perform Seasonal Start-up and Shutdown of AC Plants and Systems. The Contractor shall perform the seasonal start-up and shutdown of the AC plants and systems within five (5) days of notification by the COR. Seasonal shutdowns shall include winterization of condensers and shutoff for each system and item of equipment, including draining of lines, coils, and tanks and application of freeze protection where required.

3.15.4. Freeze Protection. The Contractor shall shut down, secure, and drain all equipment subject to freeze damage when freezing weather conditions are forecast, anticipated, or imminent.