SAM_NUNN_SOW.doc

Southeast Sunbelt Region Sam Nunn AFC Combined Services Atlanta, GA Performance-Based Specification – FY-13

SOLICITATION NUMBER:

GS-04P-13-EW-D-0033

SERVICE:

COMBINED SERVICES (OPERATIONS AND MAINTENANCE AND JANITORIAL RELATED SERVICES)

LOCATIONS:

Sam Nunn Atlanta Federal Center, Atlanta, GA 30303

PERIOD OF PERFORMANCE:

April 01, 2013 – March 31, 2014

SOLICITATION ISSUE DATE:

December 17, 2012

OFFER RECEIPT DATE and TIME:

February 4, 2013

MEMORANDUM TO OFFERORS

SUBJECT: Request for Proposals (RFP) GS-04P-13-EW-D-0033 for Combined Services (Operations and Maintenance and Janitorial Related Services)

The General Service Administration invites you to attend a pre-proposal conference/site visit, which will be held at the time and place, listed below:

PRE-PROPOSAL CONFERENCE:

Sam Nunn Atlanta Federal Center, 61 Forsyth St SW, Conference Room D Atlanta GA 30303.

TIME:

09:00 AM EST

DATE:

January 3 & 4, 2013 The site visit to each facility is as follows:

Sam Nunn Atlanta Federal Center, Atlanta GA

1. 60 Forsyth St SW, Atlanta, GA 30303

2. 61 Forsyth St SW, Atlanta, GA 30303

3. 100 Alabama St SW, Atlanta, GA 30303

You are subject to a security check; please do not bring weapons of any kind.

We consider attendance at this pre-proposal/site visit to be vitally important to the preparation of a cost effective proposal and advantageous in understanding the total requirement of the Government. Failure to attend this meeting may not be used as an excuse for omissions of miscalculations in your proposal. No other tours will be scheduled If you have any question in response to this RFP, please submit them to the Contracting Specialist by January 10, 2013, via email at Vincent.d.butler@gsa.gov.

SOLICITATION TABLE OF CONTENTS

(Sections A through M)

11A.

SOLICITATION/CONTRACT FORM

B.1. Description Of Services B.2. Bid/Offer/Basic Services Benchmark Data B.2. Alternate Bid/Offer For Additional Services B.3. Pricing Of Options For Contract Services

C. DESCRIPTION/SPECIFICATION/STATEMENT OF WORK

C.1. Scope Of Work C.2. Definitions C.2.1 Above Standard Services C.2.2 Acceptance C.2.3 Additional Services C.2.4 Approval C.2.5 Architectural and Structural C.2.6 Basic Services C.2.7 Building C.2.8 Building Automation System (BAS) C.2.9 Building Operating Plan C.2.10 Computerized Maintenance Management System (CMMS) C.2.11 Consumable Parts C.2.12 Contract Award Date C.2.13 Contract Start Date C.2.14 Contract Phase-in/ Transition Period C.2.15 Contractor C.2.16 Contracting Officer (CO) C.2.17 Contracting Officer's Representative (COR) C.2.18 Controls and Control System C.2.19 Custodial C.2.20 Environmentally Preferable C.2.21 Emergency Callback C.2.22 Existing Deficiency List Report C.2.23 Federal Holidays C.2.24 Fire Protection and Life Safety Systems C.2.25 Guiding Principles for Sustainable Buildings C.2.26 Green Cleaning

C.2.27 LEED-EB

C.2.28 Indefinite Quantity C.2.29 Miscellaneous Work C.2.30 Modification C.2.31 Non Agency Specific Equipment C.2.32 Normal Working Hours C.2.33 Occupant Emergency Plan (OEP) C.2.34 Operations C.2.35 Ordering Official C.2.36 Overtime Services C.2.37 Performance Based Service Contracting C.2.38 Phase in C.2.39 Phase out Transition Period C.2.40 Predictive Maintenance C.2.41 Preventive Maintenance C.2.42 Product Preference C.2.43 Quality Assurance Surveillance Plan (QASP) C.2.44 Quality Control Plan C.2.45 Repair C.2.46 Non-Reimbursable Repair C.2.47 Reimbursable Repair C.2.48 Sanitize C.2.49 Standard Services C.2.50 Sequence of Operations C.2.51 Service Request C.2.52 Stewardship C.2.53 Technical Proposal C.2.54 Tour C.2.55 Vertical Transportation Systems C.2.56 Watch C.3. References C.4. Existing Deficiency Inspection/Initial Deficiency List C.4.1 IDL Inspection C.4.2. IDL Adjustments C.4.3. IDL Due Dates C.4.4. IDL Removal C.5. Startup Phase/Transition Phase C.6. Phaseout Transition PerioD C.7. Punch List CompLetion And Withholding Of Final Payment C.8. General And Administrative Requirements C.8.1 Minimum Staffing and Ability to Contact and Communicate with the CO or his/her designee C.8.2 Contractor Communication Equipment C.8.3 Onsite Records C.8.4 Service Request and Administrative Support/ Fire Alarm Monitoring Technician C.8.5 Use of CMMS C.8.6 Quality Control Program C.8.7 Government Quality Assurance Program C.8.7.1 Government Quality Assurance Contractor Performance C.8.7.2 Government Quality Assurance Measurement C.8.7.3 Government Quality Assurance Records C.8.7.4 Government Quality Assurance (On-site Personnel) C.8.7.5 Government Quality Assurance (CPS) C.9. Building Operating Plan C.9.1 Purpose C.9.2 Components of the Building Operating Plan C.10. Equipment Inventory C.10.1 Occupant Agency Program Equipment C.11. Monthly Progress Reports C.12. Performance Evaluation And Review C.13. Equipment Condition Assessment C.14. Occupant Feedback Program C.15. Reference Library C.16. Review Of Design Documents C.17. Building Management Support Services C.18. Inspection Assistance For Space Buildouts C.19. Emergency Shutdown Instructions And Tour Checklists C.20. Labeling of Electrical Circuits C.21. Operational Requirements C.21.1 General C.21.2 Extended Operating Hours C.21.3 Continuity Of Operations (Coop) C.21.4 Occupant Emergency Plan C.21.5 Tenant Environment C.21.6 Energy Conservation C.21.7 Contact After Normal Hours C.21.8 Normal Tenant Working Hours C.21.9 Building Information C.22. System Performance Standards Or Procedures C.23. Service Requests C.23.1 General C.23.2 Emergency Service Request and Callback Response C.23.3 Urgent Service Request Response C.23.4 Routine Service Request Response C.23.5 Overtime Services C.24. Tours C.24.1 General C.24.2 Operating Logs and Tour Check Sheets C.24.3 Tour Frequencies C.24.4 Condensate Pans C.24.5 Monitoring Of Central Plant Equipment C.25. Demand Response Programs C.26. Curtailment Program C.27. BAS Alarm Response C.28 Advance Metering System (AMS) C.29. Protection And Damage C.30. Neglegence C.31. Key Control C.32. Disruptive Or Hazardous Tools C.33. Disruption To Utilities, Lighting, Or Space Conditioning C.34. Plumbing and Restrooms C.35. Maintenance Program C.35.1 General C.35.2 Maintenance Standard C.35.3 Application of Diagnostic Software C.35.4 Control Systems C.35.5 Uninterruptible Power Systems (UPS) C.35.6 Filter Changing Criteria C.36. Water Treatment C.36.1 General C.35.2 Tolerances C.36.3 Initial Report and Development of Program C.36.4 Corrosion Monitoring C.36.5 Monthly Testing C.37. Diesel Fuel, Oil Analysis And Oil Changes C.37.1 Periodic Oil Analysis C.37.2 Oil and Refrigerant Additives C.37.3 Generator Oil C.37.4 Diesel Fuels C.38. Lamps And Ballasts C.39. Architectural And Structural Systems Maintenance C.39.1 General C.39.2 Maintenance and Repair C.39.3 Maintenance and Replacement Work C.39.4 Painting C.39.5 Interior Signage and Directories C.39.6 Finishes Maintenance C.39.7 Historic Building Preservation C.39.8 Vertical Transportation and Associated Equipment Elevator C.39.9 Elevator Communications and Alarm Test C.39.10 Locksmith Services C.40. Repairs C.40.1 General C.40.2 Non-Reimbursable Repairs C.40.3 Reimbursable Repairs C.40.4 Repair Shared Liability example C.40.5Approval of Work C.40.6 Invoicing C.40.7 Ordering Repairs from Outside Source C.40.8 Force Majeure (Uncontrollable Events) C.40.9 Warranties C.40.10 Quality of Materials and Replacement Parts C.40.10. Miscellaneous Work C.41. Safety And Enviornmental Management C.41.1 General C.41.2 Scheduling and Recordkeeping C.41.3 Refrigerant Control and Certification C.41.4 Air Quality Management District (AQMD) Operating Permits C.41.5 Underground and Above Ground Storage Tanks C.41.6 Polychlorinated Biphenyl (PCB) Control C.41.7 Hazardous Waste C.41.8 Facility Hazards C.41.9 Workplace Safety C.41.10 Electrical Safety C.41.11 Fall Protection C.41.12 Powered Platforms C.41.13 Lockout/Tagout C.41.14 Confined Spaces C.41.15 Asbestos Management C.41.16 Hazardous Materials C.41.17 Boiler/Pressure Vessel Operation and Inspection Standards C.41.18 Backflow Prevention Devices C.41.19 Potable Water Systems C.41.20 Labeling and Signage C.41.21 Roof Anchorage Points C.42 Fire Protection and Life Safety Equipment And Systems C.42.1 General C.42.2 Fire Alarm System C.42.3 Fire Alarm System Central Station Monitoring C.42.4 Water-Based Fire Suppression Systems C.42.5 Fire Doors and Other Opening Protectives C.42.6 Fire and Combination Fire/ Smoke Dampers C.42.7 Smoke Doors and Other Opening Protectives C.42.8 Smoke Dampers C.42.9 Portable Fire Extinguishers C.42.10 Non-Water-Based Fire Extinguishing Systems C.42.11 Smoke Control Systems C.42.12 Smoke Management Systems C.42.13 Emergency and Standby Power Systems C.42.14 Emergency Lighting and Exit Signage C.43 Vertical transportation Systems C.43.1 Maintenance And Repair Of Vertical Transportation Systems C.44. Federal Requirements C.45. Custodial Program C.45.1.Objectives and Scope C.45.2 Mandatory Cleaning Time Frames C.45.3 Cleaning Hours C.45.4. Building Information Data Sheet Estimates C.45.6. Green Cleaning C.45.6.1. Green Reporting

C.45.6.2 LEED EB

C.45.7. Standard Services C.45.7.1. Performance Standards C.45.7.2. Interior C.45.7.3. Floor Care C.45.7.4. Bare Floors C.45.7.5. Carpet and Rugs C.45.7.6. Floor Mats and Runners C.45.7.7. Restrooms, Shower Rooms, Locker Rooms, and Holding Cells C.45.7.8. Fixtures C.45.7.9. Surfaces C.45.7.10. Walls C.45.7.11. High Cleaning C.45.7.13. Trash, Wastebaskets, and Ash Receptacles C.45.7.14. Recyclables C.45.7.15. Elevator, Escalators, and Stairways C.45.7.16. Plate Glass C.45.7.17. Window Washing – Reserved C.45.7.18. Blinds and Coverings (Not including Drapes, Curtains, and Unique Coverings) C.45.7.19. Policing C.45.7.20. Interior and Atrium Plants (Government Plants) C.45.7.21. Concessions C.45.7.22. Postal Space – Reserved C.45.7.23. Fitness Centers, Health Units, and Laboratories C.45.8. Exterior C.45.8.1. Performance Standards C.45.8.2. Plate Glass C.45.8.3. Window Washing - Reserved C.45.8.4. Canopies - Reserved C.45.8.5. Hard Surface Areas C.45.8.6. Ash Receptacles and Trash Containers C.45.8.7. Surfaces (signs, vending machines, tables, etc.)

C.45.8.8. Parking Structures, Parking Lot(s), and Dock Areas C.45.8.9. Graffiti Removal C.45.8.10. Excrement Removal (Human, avian and rodent) C.45.8.11. Policing Outside Areas C.45.8.12. Snow and Ice Removal - Reserved C.45.8.13. Grounds Maintenance C.45.8.13.1. Grounds Maintenance Services C.45.8.13.2. Composting - Reserved C.45.8.13.4. Trees and Shrubs C.45.8.13.5. Mulching C.45.8.13.6. Mowing and Edging C.45.8.13.7. Leaf Removal C.45.8.13.8. Over Seeding, Dethatching, and Plugging - Reserved C.45.8.13.9. Fertilization C.45.8.13.10. Flowerbeds and Plants C.45.8.13.11. Soil and Ground Cover C.45.8.13.12. Unimproved Grounds - Reserved C.45.8.13.13. Fence Lines - Reserved C.45.8.13.14. Weeds C.45.8.13.15. Irrigation C.45.8.13.16. Watering C.45.8.13.17. Adjust, Clean, and Set Automatic Controllers C.45.8.13.18. Integrated Pest Management Plan C.45.8.13.19. Plant Replacements C.45.9. Above Standard Services C.45.9.1. Carpet Extraction C.45.9.2. Window Washing C.45.9.3. Postal Lock Boxes and Mail Cases - Reserved C.45.9.4. Blinds and Coverings (Not Including Drapes, Curtains, and Unique Coverings) C.45.9.5. Pressure Washing and Steam Cleaning C.45.9.6. Tree Thinning C.45.9.7. Government Furnished Trees and Plants (Planted in Ground or Planters) C.45.9.8. Snow and Ice Removal Chemical and Tools - Above Standard

45.9.9 Snow Removal for Areas Requiring Heavy Equipment

C.45.10. Service Calls C.45.11. Communication Plan C.45.12. Protection and Damage C.45.13. Waste Management Audit- Reserved C.45.14. Trash and Solid Waste Disposal and Removal C.45.14.1. Extent of Work C.45.14.2. Solid Waste Records and Reports C.45.15. Recycling C.45.15.1. Extent of Work C.45.15.2. Recyclable Materials Disposition C.45.15.3. Recycling Containers C.45.15.4. Recyclables C.45.15.4.2. Restriction on Use C.45.15.4.3. Recycling Records and Reports C.45.15.4.5. Government Recycling Effort C.45.16. Integrated Pest Management C.45.16.1. Preventive Pest Maintenance C.45.16.2. Initial Pest Assessment - Reserved C.45.16.3. Recommendations for Pest Management and Control - Reserved C.45.16.4. General - Reserved C.45.16.5. Pest Included and Excluded - Reserved C.45.16.5. Pest Control Plan Reserved C.45.16.6. Pesticide Application - Reserved C.45.16.12. Safety and Health C.45.17 Child care Center C.45.17.1 Products C.45.17.2 Standards C.45.17.3 Guidance C.45.17.4 Safety C.45.17.5 Cleaning Requirements C.45.17.6 Quality Standards for Child Care C.45.18 Cleaning Schedules C.45.19. Miscellaneous Requirements C.45.20. Duties/responsibilities of ID Technician C.45.21. Dock Master C.45.22 Utility Hours / Conference Room Support

D. PACKAGING & MARKING

D.1. Payment Of Postage And Fees D.2. Marking

E. INSPECTION & ACCEPTANCE

E.1. The Role Of Government Personnel And Responsibility For Contract Administration E.1.1 Contractor Responsibility E.1.2 Contracting Officer E.1.3 Contracting Officer’s Representatives E.1.4 Government Quality Assurance E.1.5 Occupant Complaint Program E.1.6 FAR 52.246-4 Inspection of Services-Fixed-Price (Aug 1996).

F. DELIVERIES OR PERFORMANCE

F.1 Place Of Performance F.2. Term Of Contract F.2.1 Term of The Contract F.2.2 Option to Extend the Term of the Contract F.3. Reporting Requirements F.3.1 Plans, Schedules and Report Format Submission Requirements F.3.2 Other Reports

G. CONTRACT ADMINISTRATION DATA

G.1. Payments G.1.1 General G.1.2 Payments for Additional Services G.1.3 Submission of Invoices for Additional Services G.2. Suspension Of Work G.3. Withholding Monies For Non-Submission Of Work Schedules G.4. Withholding Monies For Non-Submission Of Reports G.5. Application of Criteria For Deductions (Non-Performance G.6. reduction and addition of space G.7. Additions and Deletions of Buildings

H. SPECIAL CONTRACT REQUIREMENTS

H.1. Security

H.1.1 GSAM 552.237-71 QUALIFICATIONS OF EMPLOYEES (MAY 1989)

H.2. Identification Credential H.3. Escort Requirements H.4. Standards OfConduct H.5. Removal From Contract Work H.6. Sensitive But Unclassified (SBU) Building Information H.7. Recording Presence H.8. Government Forms H.9. Other Contractors H.10. Ordinances, Taxes, Permits, and Licenses H.11. Discrepancy In The Specifications H.12. Green Purchase Program (gpp) H.12.1 Green Purchases H.12.2 Recycling Content Purchase Annual Reporting H.13. Asbestos Awareness training H.14. Uniforms H.15. Personnel Qualifications For Mechanical Personnel H.15.1 Onsite Supervisors H.15.2 Qualifications of Project Manager and Onsite Supervisory Personnel H.15.3 Qualifications of Technicians H.15.3.1 Qualifications of Fire Alarm System Technicians H.15.3.2 Qualifications of Sprinkler System Technicians H.15.3.3 Qualifications of Dry Chemical and Wet Chemical Technicians H.15.3.4 Qualifications of Portable Fire Extinguisher Technicians H.15.3.5 Qualifications of Smoke Control and Smoke Management Technicians H.15.3.6 Qualifications of BAS Technicians H.15.4 Submission of Resumes for New Employees H.15.5 State Licensing H.15.6 Compliance with Federal, State, and Local Codes H.16. Personnel Qualifications For custodial Personnel H.16.1 Onsite Custodial Supervisors H.17. Qualifications of Other Contract Personnel H.18. Government-Furnished Materials H.19. Contractor-Furnished Materials H.20. Additional Services [Indefinite Quantity Provisions] H.20.1 General H.20.2 Price Proposal for Additional Services Work H.20.3 Pricing H.20.4 Parts and Materials H.20.5 Subcontracts H.20.5.1 Mark-up Agreement for Architectural/Structure and Maintenance Repair H.20.6 Cost Documentation H.20.7 Competitive Quotes H.20.8 Method of Ordering and Invoicing H.21.Award Fee Reserved H.22. Strike Contingency Plan (SCP) H.23. Occupancy Emergency Plan (OEP) H.24. Contractor Pandemic Plan H.25. Subcontracting

i. Contract Clauses J. List of Attachments (List of documents, exhibits and Other Attachments) J.1. Quality Assurance Surveillance Plan (QASP) J.2. Quality Assurance Standards J.3. Contract Deliverables Reference J.4. Equipment Inventory List J.4.1. (Atlanta Federal Center, Atlanta, GA (GA1007ZZ) J.5. Occupant Agency Equipment J.6. Elevator Tour Log (tOTAL 46 eLEVATORS) J.7. Building Operating Plan J.8. GSA Form 1181A – Contract Inspection report J.9. Quality Deficiency Notice J.10. QASP Monthly Inspection report J.11. COR’s Checklist for Inspections J.12. Building Information Sheet J.13. LEED Requirements J.13.3. Environmental Reporting J.13.4. LEED EB Report Forms J.13.5. LEED EB Reporting Letter Examples J.13.6. LEED Policies J.14 water treatment standards K.

REPRESENTATIOINS, CERTIFICATIONS, AND OTHER STATEMENTS OF BIDDERS/OFFERERS

(End of provision) J.15 Collective Bargaining Agreement Custodian Work J.16 Collective Bargaining Agreement Maintenance Work L.

INSTRUCTIONS FOR SUBMITTING PROPOSAL

L.1. Inspection Of Facility L.2. Instructions For Submitting Proposal L.2.1 General L.2.2 Submission and Content of Proposal L.3. Contents Of Technical Proposal L.3.1 Experience L.3.2 Past Performance L.3.3 Management Approach L.3.4 Operations and Maintenance Program L.3.5 Custodial Management Program L.4. Information To Be Included In Price Proposal L.4.1 General L.4.2 Specific Instructions For Price Proposal L.5. Service Classification And Size Standard L.6. Insurance Requirement L.7. offerors Interested In More Than One PROPOSAL L.8. Preparation, Receipt And Opening Of PROPOSAL L.9. Small Business Assistance L.10. Type Of Contract-far 52.216-1 (Apr 1984) L.11. Single or Multiple Awards - Far 52.216-27 (Oct 1995) L.12. Instructions to Offerors – Competitive Acquisition - Far 52.215-1 L.13. Solicitation Provisions Incorporated by Reference - Far 52.252-1 (Feb 1998) L.14. Notice Regarding Option(S) L.15. Service Of Protest- 52.233-2 (Sept 2006) L.16. Qualifications Of Offerors L.17. FAR 52.222-24 - Preaward On-Site Equal Opportunity Compliance Review (APR 84)

L-18 FAR 52.237-1 - SITE VISIT (APR 1984)

L.19. GSAM 552.252-5 - Authorized Deviations Or Variations In Provisions (JUL 1985) (Deviation FAR 52.252-5)

L.20. CHECKLIST

L.18. Related Company Exerience L.

INSTRUCTIONS, CONDITIONS, AND NOTICES TO OFFERORS

m. EVALUATION FACTORS FOR AWARD M.1. FAR 52.217-5 Evaluation Of Options (jul 1990) M.2. FAR 52.232-15 Progress Payments Not Included (apr 1984) M.3. Unbalanced OFFERS M.4. Factors For Award M.5. Formula For Evaluating – Price Proposals

A. SOLICITATION/CONTRACT FORM

STANDARD FORM 33

This solicitation will start back on page 12.

B. SERVICES, ORDERING AND PRICES

This solicitation contains a work statement for a performance-based service. This means that the Government has described WHAT is to be accomplished, not HOW to accomplish it, and states a basis for determining whether finished work meets the Government quality requirements. It does not state detailed procedures for accomplishing the work unless there are safety, security or communication requirements.

It is the responsibility of the contractor to ensure that their bid/proposal/offer price reflects the costs associated with their proposed plans, schedules and programs in their technical proposal. The elements of the successful offerors technical proposal that exceed Statement of Work (SOW) requirements will be incorporated into the resulting contract and SOW.

The contractor will be required to maintain a quality control program to ensure that the requirements of this contract are met. This program shall be created for identifying and correcting deficiencies in the quality of services before the performance becomes unacceptable.

B.1. Description Of Services

The Contractor shall provide all management, supervision, labor, materials, supplies and equipment (except as otherwise provided), and shall plan, schedule, coordinate and assure effective performance of all services described herein. The Contractor will be required to provide management, operations and maintenance and janitorial related services during the initial twelve (12) months of service in accordance with the requirements of this solicitation and prices for basic and alternate services.

Provision for the exercise of _4_ additional twelve month periods, which may be exercised upon 30 days written notice to the Contractor at the Government’s option and shall be contained in the resulting contract awarded. Evaluation of options does not obligate the government to extension of the contract term past the initial year (s) of service.

B.2. Bid/Offer/Basic Services Benchmark Data

General Services Administration will utilize the BOMA Experience Exchange Report (BEER) Benchmark Data and Regional market analysis to determine a reasonable per square foot cost for these services. https://www.bomaeer.com/BOMA/main_landing.aspx#bookmark B.2. Alternate Bid/Offer For Additional Services

Offerors must quote a price per man-hour for providing additional services when ordered by the Contracting Officer (CO) in addition to the services specified as “basic services” in Section C. This additional services provision is to be used to satisfy the Government’s short-term non-recurring need for service.

Should a continuing need for additional service arise; a contract modification will be negotiated pursuant to the “Changes” clause contained on the Supplemental Contract Clauses for Building Service Contracts.

Orders for additional services may be placed orally by the CO only. All orders for each month will be confirmed by issuance of a GSA Form 300, Order for Supplies or Services. The GSA Form 300 will describe the service provided and will establish the hours of service for which the Contractor will be compensated, based on the CO authorization log. Monthly orders totaling less than $3,000 will be processed via use of the Government Visa credit card or direct pay system as shown in Section G, and will not be confirmed in writing.

B.3. Pricing Of Options For Contract Services

Offerors/bidders shall price the option requirements for the four (4) additional12-month periods by assuming that the minimum hourly wages and fringe benefits established by the Collective Bargaining Agreement (CBA), for the initial twelve-month period of performance will apply to the additional twelve-month option periods. The minimum wage rates and fringe benefits applicable to the initial twelve-month period of performance are outlined in the CBA which is located in section J 15 and J16.

There is a collective bargaining agreement (CBA) in place for the following locations:

Sam Nunn Atlanta Federal Center

Collective Bargaining Agreement dated: October 1, 2011 – September 30, 2014 International Union of Operation Engineers Local 926 Located in Section J as an exhibit to this solicitation In the event the Government exercised the option(s), the contract price(s) will be adjusted upward or downward at the time the option is exercised in accordance with the clause entitled Fair Labor Standards Act and Service Contract Act - Price Adjustment (Option Contract). (See Sec. I)

C. DESCRIPTION/SPECIFICATION/STATEMENT OF WORK

C.1. Scope Of Work

The Contractor shall provide management, supervision, labor, materials, equipment, and supplies and shall be responsible for the efficient, effective, economical, and satisfactory operation, scheduled and unscheduled maintenance, and repair of equipment and systems located within the property line of the Sam Nunn Atlanta Federal Center building (s), to include the following:

1. Air-conditioning equipment and systems.

2. Air-handling/distribution equipment and systems.

3. Electrical systems and equipment, lighting and switchgear systems.

4. Energy management control systems (EMCS) where applicable,

5. Heating, ventilation, and air conditioning (HVAC) systems and equipment.

6. Plumbing and domestic water equipment and systems to include domestic water fountains and coolers, decorative ponds, irrigation systems, and small circulating water pumps less than one (1) horsepower.

7. Sanitary sewage equipment and systems.

8. Storm drainage equipment and systems.

9. Fire protection and life safety systems and equipment including detection, notification, and communication systems as well as monitoring service, including sprinkler systems, standpipes, backflow preventors, water storage tanks, fire extinguishers, etc.

10. Special suppression systems (i.e., wet chemical, dry chemical, FM-200, Inergen, Halon,

11. All control systems that are within the scope of this contract including the Building Automation System (BAS).

12. Smoke control systems (i.e., building, atrium, stair pressurization, elevator ventilation, etc.)

13. Kitchen hood and exhaust systems (including kitchen hood cleaning)

14. Fire doors and windows (including hinges, closers and latching hardware)

15. Non agency security system (locks, gates/arms, keypads, card readers, magnetic locks, etc…) and its components (Hardware only, Software is responsibility of GSA).

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

17. Service request desk operations, to include record keeping using a computerized maintenance management system (CMMS) as well as other administrative functions.

18. Maintenance of landscape irrigation systems.

19. Mechanical equipment for window washing (wall glider, tracks, and associated equipment). 10 year Weight test is the responsibility of GSA

20. Dock levelers.

21. Child care center playground equipment.

22. Parking Lots, parking lot surfaces, sidewalks and illumination.

23. DSL, Modems, and other information systems periphery used to include the communication and data lines necessary to operate the fire alarm monitoring, building automation system and web based access to CMMS. Phone lines for fire alarm dialer and advanced metering data are provided by GSA and the contractor shall not include costing for these lines in his/her bid proposal.

24. Dining Facility Kitchen appliances and equipment to include Child Care Kitchen Appliances and Equipment (NOTE: kitchen including cleaning and maintenance of ductwork above the ceiling, and any fire suppression or fire alarm equipment are included in the scope).

25. On Site Fire Alarm System Monitor Technician. (Fire Alarm system will be monitored on site 6:00 AM – 6:00 PM Monday – Friday (excluding holidays and building closures) Note: This does not exclude the requirement to provide a UL required monitoring company for the fire alarm system on a 24/7/365 basis. This service is in addition to the off –site UL monitoring requirement.

26. Grease traps (Maintenance and Pumping/Removal of Grease from Traps) Note: Grease traps must be pumped out a minimum of once every 4 weeks to be in compliance with the City Of Atlanta local ordinance.

27. Paper and soap dispensing equipment in restrooms.

28. Providing necessary cleaning supplies for fitness center equipment. The contractor is not responsible for the actual cleaning of the equipment.

Additional services may be ordered at the discretion of the Government for work relating to the operations, maintenance and repair or upgrade of the covered facilities, but not covered in the basic services of the contract, as described in this document.

Excluded from this scope are:

1. Security systems.

2. Government telecommunication systems.

3. Equipment owned and operated by tenant agencies.

4. Fitness center equipment.

5. Furnishings, furniture, portable equipment, office partitions and cubicles unless specifically noted in the inventory (not installed as fixtures).

6. Equipment owned by servicing public utilities.

7. Upgrade of software or software licenses (to include building automation systems (BAS)

8. Fitness center equipment (Note: The contractor is required to provide cleaning supplies for the patrons to use)

9. Elevator Service

10. Additional services may be ordered at the discretion of the Government for work relating to the operations, maintenance and repair or upgrade of the covered facilities, but not covered in the basic services of the contract, as described in this document.

Items typically subcontracted:

The following systems are typically subcontracted work and are recommended to be inclusive in the subcontract plan:

1. Chillers/Chiller Controls systems

2. Boilers/Boiler Controls Systems

3. Diesel Generators

4. Hydraulic and electrical Bollards, Plates, gates and security systems

5. Fire/Life safety Systems and components

6. Switch gear maintenance and testing

7. Infrared Analysis

8. Boiler and unfired pressure vessel maintenance and inspection

9. Building Automation Systems

10. Energy Management Systems

11. Automatic Doors

12. Roofing

13. Windows C.2. Definitions

C.2.1 Above Standard Services

Above Standard Services are services not covered in the monthly price of the contract. Contractor prices include all applicable labor, materials, supplies, equipment (except as otherwise provided), supervision, and management.

C.2.2 Acceptance

“Acceptance” means an authorized representative of the Government has inspected and agreed that the work meets all requirements of this contract, to include documentation requirements. Constitutes acknowledgment that the supplies or services conform to applicable contract quality and quantity requirements.

C.2.3 Additional Services

“Additional services” are services that the Contractor will provide at an additional cost to the Government, to include all labor, supervision, supplies and materials specifically identified as being outside the provisions of the basic services and included in the offeror’s overall pricing. These services may be provided during or after normal working hours.

C.2.4 Approval

“Approval” means the Government has reviewed submittals, deliverables, and administrative documents (e.g., insurance certificates, installation schedules, planned utility interruptions, etc.) and has determined the documents conform to contract requirements. Government approval shall not relieve the Contractor of responsibility for complying with Federal, State, and local laws and regulations.

C.2.5 Architectural and Structural

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

C.2.6 Basic Services

The “basic services” of the contract consist of the recurring contract requirements for which the Contractor is paid as a base price, i.e., the requirements established by the contract statement of work and related general and administrative requirements that do not contain provisions for separate reimbursement.

C.2.7 Building

A reference to “facility” and “site” is interchangeable with “building”. A man made structure or edifice which services are performed within or on the exterior of the formation and is intended to support or shelter any use or continuous occupancy.

C.2.8 Building Automation System (BAS)

The “building automation system” is a system controlling and monitoring building HVAC, and possibly other systems, to include all device, field, and global controllers; instrumentation; networking infrastructure; computers and peripherals; software; programming; database files; and licenses.

C.2.9 Building Operating Plan

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

C.2.10 Computerized Maintenance Management System (CMMS)

A “computerized maintenance management system” is a database and application software package that automates the O&M and repairs record keeping requirements.

C.2.11 Consumable Parts

“Consumable parts” or components are parts or components that customarily require regular replacement rather than repair in a maintenance program and shall be disposed of properly. Examples include oil, grease, belts, filters, ballasts, lamps, etc.

C.2.12 Contract Award Date

“Contract award date” as used in this document refers to the date the contracting officer signs the contract.

C.2.13 Contract Start Date

“Contract start date” as used in this document is the first day of the first month of the contract performance period.

C.2.14 Contract Phase-in/ Transition Period “Contract phase-in/Transition Period” as used in this document refers to the first day after completion of any phase in/transition period after award and prior to performance of O&M services for the period of this contract.

C.2.15 Contractor

“Contractor” as used in this document refers to the firm awarded this contract. Reference to “Contractor” throughout the SOW even for those references to subcontracted type tasks shall mean the responsibility of the contract service provider.

C.2.16 Contracting Officer (CO)

Contracting Officer (CO) has the overall responsibility for the administration of this contract. The CO alone, without delegation, is authorized to take actions on behalf of the Government to amend, modify or deviate from the contract terms, conditions, requirements, specifications, details and/or delivery schedules. However, the CO may delegate certain other responsibilities to authorized Government representatives.

C.2.17 Contracting Officer's Representative (COR)

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

C.2.18 Controls and Control System

A “control system” is any low-voltage control, communication and monitoring system, including but not limited to device, field and global controllers; instrumentation; networking infrastructure; computers and peripherals; software; programming; database files; and licenses. Examples are the BAS and lighting control systems. Fire protection systems and security systems are excluded from this definition for purposes of this contract and are defined separately. Gateway devices and mapping software and files for data interchange between a control system and a fire protection or security system are considered part of the control system.

C.2.19 Custodial

A reference to “custodial” is interchangeable with “janitorial”. Custodial and related services include cleaning, window washing, trash removal, recycling, landscaping, and maintaining a building or area.

C.2.20 Environmentally Preferable

Products or services that have a lesser or reduced effect on human health and the environment when compared with competing products or services that serve the same purpose. This comparison may consider raw materials acquisition, production, manufacturing, products and chemicals, packaging, distribution, reuse, operation, maintenance, or disposal of the product or service.

C.2.21 Emergency Callback

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

C.2.22 Existing Deficiency List Report

The “existing deficiency list report” or “existing deficiency list” is a list of deficiencies that may exist in the equipment and systems covered by this performance work statement, as well as the Contractor's itemized price The purpose of this inspection shall be to discover and list in an existing deficiency list report all deficiencies that may exist in the equipment and systems covered by this performance work statement, as well as the Contractor's itemized price in accordance with the requirements of this specification for correcting each deficiency.

C.2.23 Federal Holidays

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

C.2.24 Fire Protection and Life Safety Systems

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

C.2.25 Guiding Principles for Sustainable Buildings

A practice of using processes that is environmentally responsible and resource-efficient throughout a building's life-cycle. The goal is to minimize and offset consumption of energy, water, and other resources and to eliminate all waste and pollution in building operations and activities. The result is to reduce the environmental impact of the Federal government, which will expand and complement the building design economy, utility, durability, and comfort.[1] The common objective is to reduce the overall impact of the built environment on human health and the natural environment by:

· Improving energy efficiency and reductions in greenhouse gas emissions.

· Reducing water consumption intensity.

· Acquiring green products and services.

· Implementing pollution prevention measure, including reduction or elimination of the use of toxic and hazardous chemicals and materials.

· Implementing cost-effective waste prevention and recycling programs.

· Increasing diversion of solid waste.

C.2.26 Green Cleaning

Green Cleaning is a planned and organized approach to cleaning specifically designed to protect building occupant and worker health, while at the same time reducing environmental impacts.

C.2.27 LEED-EB

Leadership in Energy and Environmental Design for Existing Buildings (LEED) provides building owners and operators a concise framework for identifying and implementing practical and measurable green building design, construction, operations and maintenance solutions.

C.2.28 Indefinite Quantity “Indefinite quantity” provisions permit the Government to order additional work, in addition to the basic services, and upon acceptance permit additional payment to the Contractor.

C.2.29 Miscellaneous Work

“Miscellaneous work” is additional labor that is performed at the request of the Contracting Officer’s or his/her designee at no additional cost to the Government (i.e., they are part of basic services.) The Contractor may also have to provide consumable materials to complete the request.

C.2.30 Modification

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

C.2.31 Non Agency Specific Equipment

Equipment owned or controlled by the tenant agency and not GSA C.2.32 Normal Working Hours

“Normal working hours” is the hours of building operations under most circumstances when all services shall be provided to all occupants.

C.2.33 Occupant Emergency Plan (OEP)

The largest agency in each building is responsible for development and enforcement of the building’s “Occupant Emergency Plan” (OEP). The OEP details what the building tenants shall do in case of an emergency. The plan identifies fires wardens, shelter in place locations etc. The Contractor shall support all OEP efforts to the fullest extent possible.

C.2.34 Operations

“Operations” is the continual process of using building equipment systems to accomplish their function, optimize building performance, and improve energy efficiency. Operations includes analysis of requirements and systems capabilities, operating controls and control systems, responding to service requests, touring and observing equipment performance and condition, adjusting equipment, identifying needed maintenance and repairs to equipment, and maintaining lubrication and chemical treatments, etc.

C.2.35 Ordering Official

Ordering Officials shall be appointed by letter from the CO. Ordering Officials will be the Government’s representative for the ordering of supplies and services.

C.2.36 Overtime Services

Overtime services are the operation and maintenance services provided at times other than those defined as "normal tenant working hours".

C.2.37 Performance Based Service Contracting

The procurement strategy that seeks to issue technical requirements that set forth outcomes for performance instead of specific requirements on how to perform the service. This strategy shifts the risk of performance to the Contractor by allowing the Contractor to design the methods of achieving desired results as defined by the performance quality standards established by the Government.

C.2.38 Phase in

“Contract Phase in” as used in this document refers to the period the contractor has to develop and submit for approval required plans, schedules and submittals prior to performance of O&M services.

C.2.39 Phase out Transition Period

“Contract Phase out Transition Period” as used in this document refers to the last 30 calendar days of the performance of O&M services.

C.2.40 Predictive Maintenance “Predictive maintenance” is a program of maintenance activities in which scheduling of maintenance derives from monitoring the operating condition, or changes in the operating condition, of equipment being maintained.

C.2.41 Preventive Maintenance

“Preventive maintenance” is a program of maintenance activities performed based on a fixed schedule or on equipment runtimes.

C.2.42 Product Preference

Products that are identified as “environmentally preferable”, and bio-based will be selected over those which do not carry such designations. The following factors to consider when selecting products include: environmental performance, cost performance, bio-based, recycled content, biodegradability, technical performance, and availability.

C.2.43 Quality Assurance Surveillance Plan (QASP)

The Government’s surveillance method of monitoring and evaluating the Contractor's performance under a Performance Based Statement of Work (PBSOW).

C.2.44 Quality Control Plan

The “quality control plan” (QCP), is the Contractor’s complete written system for identifying and correcting deficiencies in the quality of services before the level of performance becomes unacceptable. Preparation of this document is the responsibility of the Contractor.

C.2.45 Repair

A “repair” is an act of restoring inoperable, dysfunctional or deteriorated equipment, systems, or material to a fully functional, non-deteriorated state. Repairs usually involve some combination of labor and replacement parts, components or materials.

C.2.46 Non-Reimbursable Repair

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

C.2.47 Reimbursable Repair

A “reimbursable repair” is a repair that is reimbursable to the Contractor, in whole or in part, in accordance with the provisions in this document.

C.2.48 Sanitize

Removing dirt, and certain bacteria so that the number of germs is reduced to such a level that the spread of disease is unlikely.

C.2.49 Standard Services

A standard service is defined as all services that are included in the monthly price or as defined in the Contract document. Prices are to include all applicable labor, materials, supplies, equipment (except as otherwise provided), supervision, and management.

C.2.50 Sequence of Operations

A “sequence of operations” is the control logic used to operate a system normally put into effect through a control program.

C.2.51 Service Request

A “service request” is a response to a GSA, tenant, or agency request or a response to an observation that some equipment, system or material covered by the contract is inoperable, dysfunctional, deteriorated, or not within normal operating parameters, or that performance standard of the contract is not being met. A service request shall be considered as any corrected maintenance action that requires three (3) hours or less of in-house labor and no more than $200.00 in parts and materials. Service request response involves analysis of the problem and adjustment of operating or monitoring controls or other immediate corrective action. A requirement to perform a repair may result from the analysis stage of a service request. Service requests may be generated automatically from interfaces to BAS or diagnostic software.

C.2.52 Stewardship

Responsibility for managing, conducting or supervising the quality, state or condition of a commercial or institutional building.

C.2.53 Technical Proposal

Technical proposal” means all documentation (regardless of the form or method of the recording) of a technical nature submitted by the contractor in response to contract requirements and Section L including but not limited to Management Approach (qualifications for both corporate and on-site personnel, staffing plans, training plan, subcontract plan, quality control plan and customer service plan), Operations and Maintenance Program (Tours, daily start-up/shutdown plan, critical building systems and equipment, and Equipment, supplies and materials), Preventive Maintenance Program, Water Treatment Plan, Custodial Program, and LEED Program.

C.2.54 Tour

A “tour” is generally a scheduled walkthrough of equipment rooms and installations including computer rooms, and restrooms, etc. by Contractor operating personnel for the purpose of ensuring that equipment is running properly, ensuring that equipment rooms are in good order and without safety hazards, and making any necessary adjustments to operating controls or to lubricate equipment. A tour may also involve a combination of such physical visits in addition to using automated systems for the monitoring of equipment and systems.

C.2.55 Vertical Transportation Systems

“Vertical transportation systems” include elevators, escalators, dumbwaiters, lifts, etc.

C.2.56 Watch

A “watch” involves performing certain tasks required for the operation of the HVAC equipment (central systems over 300 tons), boilers, compressors, and related equipment in a centralized location. Watches include, but are not limited to starting equipment, checking at designated intervals all operating equipment in the area, recording readings, shifting equipment and loads, making adjustments at the central control center, taking water samples, making tests, and adding chemicals as required.

C.3. References

The following publications are incorporated by reference as setting quality, performance, and design standards for work required in this document. Unless a specific date is provided, references are for the current edition published at the time of issue of the solicitation, to include any addenda or errata published by the issuing organization. The Contractor is responsible for obtaining all referenced documents at its expense, with the exception of the Public Buildings Service Operations and Maintenance Standards Draft, the Facilities Standards for the Public Buildings Service (PBS P100), and the U.S. Courts Design Guide, which will be provided by the Government.

· Public Buildings Service Operations and Maintenance Standards draft (January 2008)

· Facilities Standards for the Public Buildings Service (PBS P100)

· U.S. Courts Design Guide

· SMACNA Sheet Metal and Air Conditioning Contractors National Association HVAC Systems Testing, Adjusting & Balancing

· AHERA Asbestos Hazard Emergency Response Act

· ASHRAE Guideline 1HVAC Commissioning Process

· ASHRAE Guideline 4 Preparation of Operating and Maintenance Documentation for Building Systems

· ANSI/ASHRAE Standard 15 Safety Code for Mechanical Refrigeration

· ANSI/ASHRAE Standard 34 Number Designation and Safety Classification of Refrigerants

· ANSI/ASHRAE Standard 55, Thermal Environmental Conditions for Human Occupancy

· ANSI/ASHRAE Standard 62, Ventilation for Acceptable Indoor Air Quality

· ANSI/ASHRAE Standard 100, Energy Conservation in Existing Buildings -Commercial

· ANSI/ASHRAE Standard 111, Practices for Measurement, Testing, Adjusting, and Balancing of Building Heating, Ventilation, Air-Conditioning, and Refrigeration Systems;

· ASME Boiler and Pressure Vessel Code

· ASME CSD-1 Control and Safety Devices of Automatically Fired Boilers

· National Board of Boiler and Pressure Vessel Inspectors, National Board Inspection Code

· OSHA 29 CFR 1910 and 29 CFR1926

· CSI Master Format

· Clean Air Act

· Energy Independence and Security Act

· EPA Green Book

· EPA Purple Book

· Farm Security and Rural Investment Act

· FMR Federal Management Regulations

· GSA SEMS Sustainable Environmental Management System (GSA.GOV/SEMS)

· International Building Code

· International Fire Code

· International Plumbing Code

· International Mechanical Code

· NETA Maintenance Testing Specification for Electrical Power Distribution Equipment and Systems

· NFPA 10, Standard for Portable Fire Extinguishers

· NFPA 12, Carbon Dioxide Extinguishing Systems

· NFPA 12A, Standard on Halon 1301 Fire Extinguishing Systems

· NFPA 13, Installation of Sprinkler Systems

· NFPA 17, Dry Chemical Extinguishing Systems

· NFPA 17A,Wet Chemical Extinguishing Systems

· NFPA 25, Standard for the Inspection, Testing, and Maintenance of Water-Based Fire Protection Systems

· NFPA 70, National Electrical Code (NEC)

· NFPA 70E,Standard for Electrical Safety in the Workplace

· NFPA 72, National Fire Alarm Code

· NFPA 80, Standard for Fire Doors and Other Opening Protectives

· NFPA 85, Boiler and Combustible Systems Hazards Code

· NFPA 92A, Standard for Smoke Control Systems Utilizing Barriers and Pressure Differences

· NFPA 92B, Standard for Smoke Management Systems in Malls, Atria, and Large Spaces

· NFPA 96, Standard for Ventilation Control and Fire Protection of Commercial Cooking Operations

· NFPA 101, Life Safety Code

· NFPA 105, Standard for the Installation of Smoke Door Assemblies and Other Opening Protectives

· NFPA…