Wiley_BOP_Revised_1-23-2017.docx

BUILDING OPERATING PLAN

PREPARED FOR:

Harvey W. Wiley Federal Building 5001 Campus Drive College Park, MD 20740

REGION 11

January 23, 2017

TABLE OF CONTENTS

1.0 GENERAL GUIDANCE…………………………………………………………………..….…1

3.0 HVAC EQUIPMENT DESCRIPTIONS AND SEQUENCES OF OPERATION……

APPENDIX A CONTRACT………………………………………………………….…….. 3

APPENDIX B EQUIPMENT SHEDULE…………………………………………….…….. 13

APPENDIX C MAXIMO DATA (GSA 2105)…………..……………………..…….…….. 9

APPENDIX D BUILDING WATER TREATMENT PROGRAM………….…….………. 9

APPENDIX E SEQUENCE OF OPERATION ……………….…….……….……….……14

APPENDIX F ENERGY CURTAILMENT PLAN…………….…….………….….….……24

APPENDIX G PANEL SCHEDULE………………………………………………………..14

APPENDIX H BUILDING EVACUATION ROUTES AND MEETING PLACES………23

APPENDIX I FIRE INCIDENTS AND INVESTIGATIONS……………………………….23

APPENDIX J CURRENT TOUR AND LOG SHEETS……………………………………19

APPENDIX K OVERTIME UTILITIES……………………………………………………7

1.0 GENERAL GUIDANCE

This document presents the Building Operating Plan for the Harvey W. Wiley Federal Building

SEE APPENDIX A FOR CONTRACT REQUIREMENTS

This plan documents the procedures for the operation of all the mechanical and electrical equipment in the Building. Equipment is operated to maximize safety and to maintain comfort conditions. Electricity, gas and water usage is kept to a minimum without compromising either safety or comfort.

The equipment and systems to be operated, maintained and repaired include ‘all mechanical, electrical and plumbing systems installed at the site, including;

1) Air-conditioning equipment and systems.

2) Air-handling/distribution equipment and systems.

3) Domestic water equipment and systems to include domestic water fountains and coolers, and small circulating water pumps less than one (1) horsepower.

4) Electrical equipment, lighting and switch-gear systems.

5) Fire protection equipment and systems.

6) Energy Management System (EMS)

7) Heating equipment and systems,

8) HVAC system controls and monitoring equipment.

9) Sanitary sewage equipment and systems..

10) Storm drainage equipment and systems. ,

11) All Central Plant Equipment

12) Lighting systems, including bulbs

13) Elevators

14) Fixed laboratory equipment

15) Uninterruptible power systems

16) Computer center power distribution systems

17) Emergency power generators

All other systems are specifically excluded from coverage.

The Contractor is not responsible for operation, maintenance, or repair of occupant agency program equipment, including, but not limited to:

When levels of required services change, when building equipment changes, when operating procedures change, or when agency requirements change, the plan shall be revised on a timely basis (within 10 working days) and submitted to the Contracting Officer’s Representative (COR).

The conservation of energy is not achieved at the expense of maintaining the required environmental or other special conditions described elsewhere in the building operating plan. Energy conservation is achieved through effective operational and maintenance practices as well as appropriate repairs or alterations to existing equipment or systems which reduce the overall cost of service. Energy conservation is achieved through the employment of good engineering and operating practices using accepted methods and procedures.

It is the tenant agency’s responsibility to ensure that lights and equipment are turned off when not needed, that ventilation is not blocked or impeded, and that windows and other building accesses are closed during the heating and cooling seasons. The operation of portable heaters, fans and other such devices in Government controlled space is prohibited unless authorized by the GSA Building Manager.

There are no areas in the building authorized to maintain a level of lighting higher than that specified in the Federal Property Management Regulations or as directed by GSA.

There are no areas in the building authorized to maintain higher room temperatures during the heating season than those authorized by GSA.

Temperature- Heating/Cooling The Contractor shall adhere to the temperature levels and energy conservation practices identified herein from the Federal Management Regulation, Subchapter C – Real Property, Part 102-74 Facility Management:

§102-74.185—What heating and cooling policy must Federal agencies follow in Federal facilities?

Within the limitations of the building systems, Federal agencies must—

a) Operate heating and cooling systems in the most overall energy efficient and economical manner;

b) Maintain temperatures to maximize customer satisfaction by conforming to local commercial equivalent temperature levels and operating practices;

c) Set heating temperatures no higher than 55 degrees Fahrenheit during non-working hours;

d) Not provide air-conditioning during non-working hours, except as necessary to return space temperatures to a suitable level for the beginning of working hours;

e) Not permit reheating, humidification and simultaneous heating and cooling; and

f) Operate building systems as necessary during extreme weather conditions to protect the physical condition of the building.

§102-74.190—Are portable heaters, fans and other such devices allowed in Government-controlled facilities?

Federal agencies are prohibited from operating portable heaters, fans, and other such devices in Government-controlled facilities unless authorized by the Federal agency buildings manager.

§102-74.195—What ventilation policy must Federal agencies follow?

During working hours in periods of heating and cooling, Federal agencies must provide ventilation in accordance with ASHRAE Standard 62, Ventilation for Acceptable Indoor Air Quality, where physically practical. Where not physically practical, Federal agencies must provide the maximum allowable amount of ventilation during periods of heating and cooling and pursue opportunities to increase ventilation up to current standards. ASHRAE Standard 62 is available from ASHRAE Publications Sales, 1791 Tullie Circle NE, Atlanta, GA 30329-2305.

*Minimum setback for temperatures and humidity control may vary from the established ASHRAE standards where it is necessary to maintain a specified set point as established by the architect and the Architectural Woodwork Institute (AWI) in order to maintain and protect the finished woodwork throughout the courtrooms and offices. These perimeters will be established and adjusted as necessary by the COR in order to maintain the building interior finishes. Temperature levels stipulated by the Government are subject to change based on nationwide energy policies.

General Contract Information:

The Contractor shall be responsible for accomplishing all architectural and structural or mechanical maintenance repairs/replacements where the cost of labor, equipment and materials is expected to be $2,000.00 or less. This dollar threshold applies to each individual repair job or replacement that may be required.

The Contractor shall not be required to perform any architectural and structural or mechanical maintenance repairs or replacements where the cost is expected to exceed $2000, and shall be responsible for the first $2,000.00 toward accomplishing these repairs.

All mechanical specifications are a statement of the minimum level of work and services that are to be provided in certain areas under this plan. They are not intended to be, nor shall they be construed as, limiting specifications or requirements. At a minimum, the contractor will be required to take all steps and measures which would be taken by a prudent building owner to maximize the life expectancy of the property.

All mechanical, electrical, utility, interior and exterior architectural and structural systems in the buildings shall be operated and/or maintained at the highest level of efficiency compatible with the current energy conservations requirements, and maintained at an acceptable level, throughout the contract performance period.

An “acceptable level” of maintenance is defined as the level of maintenance, which will preserve the equipment and structure in unimpaired operating condition; i.e. above the point where deterioration will begin, thereby diminishing the normal life expectancy of the equipment and/or structure. The contractor is responsible for performing scheduled and unscheduled maintenance and maintenance repairs, as necessary, on a 24-hour a day, 365 days per year basis including emergency call-back service.

The contractor shall maintain the machinery spaces, shops, and storerooms in a safe, clean, and orderly manner. When work is performed in these areas, the contractor’s personnel shall clean up all debris and leave the area in a presentable condition. The machinery rooms including floors and the equipment located within the machinery rooms shall be painted as necessary to maintain the appearance of the room and equipment. When painting, the contractor must comply with the ANSI color coding system outlined in the ASNI A13.1, Scheme for the Identification of Piping Systems, and maintain the identity (identification number) of the equipment. The contractor must obtain the approval of the COR before storing anything in machinery spaces.

Utilities & Provider Information

Utility Type: Gas Utility Provider: Washington Gas (Distribution Company)

ACT # 323287704

Account# 2047041500 Meter ID# N58586

Utility Type: Gas Utility Provider: Washington Gas (Distribution Company)

ACT #: 323473699

Account #: 2050041603 Meter ID#: N27617

Utility Type: Gas Utility Provider: Direct Energy Business, LLC (Supplier Company)

ACT #: B4NA2053

Account # 450880594027 Meter ID#

Three gas accounts are for:

1) Washington Gas "distribution" account - brings the gas into the building for the 3 large gas boilers

2) Direct Energy "supply" account - provides actual gas supply to the above account

3) Washington Gas - a smaller account that serves the laboratories. Washington Gas provides both the T&D (transmission and distribution) as well as the actual gas supply.

Utility Type: Electric Utility Provider: PEPCO (Distribution Company)

ACT # 323313539

Account # 3092711518 Meter ID # KZD351048136

Utility Type: Electric Utility Provider: PEPCO (Distribution Company)

ACT# 323354051

Account # 3092711617 Meter ID # KZD351048137

Utility Type: Electric Utility Provider: PEPCO (Distribution Company)

ACT # 323354064

Account # 3092711716 Meter ID # KZD351048135

Utility Type: Water Utility Provider: Washington Suburban Sanitary Commission (WSSC)

ACT# 323411842

Account# 4264479 Meter ID# 07236053

Deduction Meter- Not Applicable

Overtime/Reimbursable:

Overtime utilities are provided in two general situations:

1) Upon written request from GSA building manager

2) Overtime usage year round in laboratory buildings that require 24/7.

OVERTIME UTILITIES

· For a detailed description of all overtime utilities, see APPENDIX K

Startup & Shutdown Times & Procedures

The Harvey W. Wiley Building is a 24/7 building due to the labs located in the “E” Wing, Main Lobby, and Loading Dock. Equipment that supports the lab, main lobby, and loading dock operation run 24/7. The office equipment run to maintain 74 (+/- 2 degrees) between 6:00 am and 6:00 pm. Individual operation schedules for building systems are located in APPENDIX B. Normal Business Hours: 7:00 am – 5:00 pm

2.0 OPERATIONAL PROCEDURES AND SITE PLANS

This Section describes the procedures for operating the building’s HVAC systems.

The primary energy consuming equipment in the Wiley Buildings the HVAC and mechanical systems That support the laboratories 24hrs seven days a week . Air Handlers 1 thru 4 are 100% outside air and serve the laboratories around the clock.

2.1 STEAM BOILER PLANT

Two 100hp Bryan water tube steam boilers feed two clean steam generators that produce clean steam used for humidification. These boilers are gas fired and are located in the main plant in the basement.

2.2 CHILLER PLANT

Chilled water is produced by three (3) Trane 910 ton Centravac chillers that use R134A refrigerant. The purge units on the chillers use R22 refrigerant. These chillers are located in the main plant in the basement and supply chill water to all of the air handlers as well as the computer room Data Air units and the walk-in boxes located in the labs.

2.3 DOMESTIC HOT WATER PLANT

Domestic hot water is produced by gas hot water heaters located in the penthouse which supplies hot water to the restrooms, labs and emergency eyewash and showers. Kitchenette hot water is supplied by individual heaters located under each sink. Café hot water is supplied by an electric hot water heater located in the back of the kitchen.

2.4 HEATING BOILER PLANT

Heating water is supplied from 3 Bryan flexible water tube, gas fired boilers (300hp each).

2.5 GENERAL PLUMBING AND DOMESTIC WATER SYSTEMS

Drinking fountains are located throughout the space and have electric water coolers. Water efficiency is achieved through the use of low flush toilet fixtures and automatic flush valves and automatic faucets throughout.

2.6 WATER TREATMENT PLANS

*Water treatment is done by Chemstar International via the CFM contractor

The Wiley building has 3 systems that require water treatment. The chill water and hot water system are both closed loops with pot feeders located in the basement mechanical rooms. The condenser water system is an open loop with automatic feeders located in the penthouse. Chemstar comes every 2nd Wednesday of the month to take readings and make adjustments as needed. Engineers perform weekly testing and make adjustments as needed. Samples are collected at the request of GSA for third party testing. Corrosion coupons are located in the basement C wing mechanical room and are pulled every 6 months for testing. See appendix D for Water Treatment Plan

2.7 FIRE ALARM SYSTEMS

System is a Simplex 4100 addressable fire system (2-wire) that is monitored by the Megacenter in Suitland, Maryland (301-763-0126). MegaCenter National Emergency Toll Free Number: 1-877-4FPS-411 (1-877-437-7411)

Act# MD889 Password: HWB

Fire Protection Drawings and Manuals are located in room BD003 (Engineers Office) at the Wiley Building.

2.8 FIRE SUPPRESSION SYSTEMS

The building has a wet sprinkler system throughout the entire building and a dry-pipe system for the loading dock. The dry-pipe valve is located in room 1D-043. The building does not have a fire pump because the city water pressure is sufficient for the building height.

2.9 SITE PLANS AND DRAWINGS

Site plans and drawings are located in room BB-002 - 3 at the Wiley building.

2.10 EQUIPMENT INVENTORY

The Equipment Inventory is kept current in GSA’s Maximo system, Major equipment listed in Appendix C.

3.0 HVAC EQUIPMENT DESCRIPTIONS AND SEQUENCES OF OPERATION

HVAC Operations: A building operations schedule is basically a daily/weekly/monthly schedule of each individual HVAC component compiled together into a complete comprehensive matrix. This allows for cross comparison of different components schedules and synchronization. It is imperative that your operations schedule reflect the actual use of your building, ensuring that the HVAC system is providing ventilation during all periods of significant occupancy. It is important that this schedule be written and comprehensive, so that there is a “one-stop” reference that is complete, easily updated and accessible to all who need it. A copy of the building operations schedule shall be submitted to the COR in a digital format. The following are suggestions for reviewing the building operation schedule:

· Operate the HVAC system during periods of significant activity and confirm that written operating schedules reflect this

· Operate the HVAC system with as much outside air as practical prior to occupants’ arrival.

· Economizers and energy recovery systems, when properly used, can reduce energy costs while increasing outdoor air supply.

· In general, ventilate your building with the maximum volume of outside air that is practical, taking into account your HVAC system capacity and current climatic conditions.

· Economizer operations can reduce cooling costs while increasing outdoor air ventilation. However, malfunctioning economizer controls have been known to cause IAQ problems, such as dampers stuck in the closed position. Make sure economizer controls are frequently maintained and recalibrated, especially if you use enthalpy controls (ones that take into account both temperature and relative humidity).

· Energy recovery systems may make it feasible to increase outdoor air ventilation rates during temperature extremes. The hotter the outside air, the more energy that is saved by the heat recovery system. The same is true on the heating side, but only to a point – make sure not to freeze the moisture in the outgoing air stream. Any time you would normally use 100% outside air, turn the heat recovery off.

· Finally, before building occupants arrive for the day, schedule the introduction of as much outside air as practical to dilute pollutants that may have accumulated over night. Flushing can also provide pre-cooling, or night cooling – another way to contain energy costs. However, make sure that the amount of outside air used is consistent with the proper function of the HVAC equipment (e.g., coil freezing during extreme cold) and maintaining recommended relative humidity levels (30-60%, ASHRAE Standard 55-1992 or latest publication.)

HEATING SEASON

Air Handlers Air handlers shall be started up to 4 hours before occupant workday begins when outside temperatures are 0F to 35F*.

Air handler start up time when outside temperatures are between 35F & 55F shall be up to 3 hours before occupant workday begins*.

Air handler start up time when outside temperatures are between 55F & 65F shall be up to 2 hours before occupant workday begins*.

Air handlers shall be started at the beginning of occupant workday, when outside temperatures are above 65F. Heating will not be provided.

Air handler shut down time is 15 minutes before the end of a normal workday for building occupants*.

Setback heating temperature of 55F shall be maintained for nights, weekends, and holidays.

Setback times shall be at the end of the workday for building occupants, and continue until start up time for the next day.

Boilers Enabled 24 hours per day, 7 days per week; disabled whenever outside air temperature exceeds 70 degrees F except when supporting a special use area approved by the GSA Building Manager.

Boilers shall be staged so that the most efficient boiler will be operated first, additional boilers will be staged to meet increased heating demand.

Lead boiler shall start when (steam pressure /hot water temperature) drops below _165_ (psi/degrees) and modulate to maintain __180__psi/degrees

Boilers will shut off at _180_psi / degrees

Hydrostatic systems, shall maintain temperatures that will adequately provide heat for the facility.

Secondary hot water loops shall maintain a return temperature of __N/A__F and modulate a three-way valve in the primary loop to maintain return temperature.

Secondary hot water pump shall be equipped with a variable speed motor controlled by variations in pressure differential between supply and return water.

Reset ratio for the heating system with respect to changes of outside temperatures will be _none_ for the building or zone.

* These guidelines may be changed based on the actual time requirements to bring the building to its operating temperature and energy efficiency.

COOLING SEASON

Air Handlers When outside temperatures are between 75ºF and 82ºF and between 60% and 75% humidity, air handler start up time shall be up to 3 hours before building occupant’s workday begins

When outside temperature is above 83ºF and 77% humidity, air handler start up time shall be up to 3 hours before building occupant’s workday begins.

When the outside temperature is below 74ºF and below 59% percent humidity, air handler start up time shall be up to 3 hours shall be coordinated with Building Occupant Hours.

Air handler shutdown time, during the cooling season, for all temperatures is 15 minutes before the end of building occupants workday.

Chillers Enabled 24 hours per day, 7 days per week; disabled whenever outside air wet-bulb temperature is low enough to support free-cooling.

Chillers shall be staged, so that the most efficient chiller load shall be operated first, then additional chillers operated to meet increased cooling demand. All chillers that are not in service shall be secured from the common header.

Chillers shall be started _60_ minutes before building air handlers are started and secured thirty (30) minutes before air handlers are secured.

Chiller controls shall be set to maintain 45ºF chilled water when outside air temperatures are 100ºF and modulate to 42ºF when outside temperatures are 75ºF

* These guidelines may be changed based on the actual time requirements to bring the building to its operating temperature and energy efficiency.

Cooling Towers Cooling towers associated with the chiller that is “in service”, shall run controlled by thermostat to maintain a constant condenser water temperature of 76ºF at the chiller.

Sump heaters for each cooling tower shall be secured during the cooling season and be controlled by thermostats during the winter months if the associated chiller is in service.

Tower not in service shall be drained and all heaters secured.

Water make-up to the tower shall be protected by heat tapes to activate when the ambient temperature drops below 35ºF

All heat tape circuits shall be secured during the summer season

* These guidelines may be changed based on the actual time requirements to bring the building to its operating temperature and energy efficiency.

Operation & Maintenance Logs:

An O&M log book shall be kept in the chief engineers office indicating what equipment is operational, what equipment is secured, for repair or preventative maintenance, and the weather forecast along with current outside air temperature readings every two hours. The log book must be available at all times for GSA review.

· The log shall include temperature readings of all major equipment currently operating.

· The operator shall include comments pertaining to building operations during his tour of duty and note critical conditions in red ink.

· A separate logbook should be kept in the (boiler/chiller) room annotated with readings taken (per manufacturer specifications) every (two) hours.

· The logbook shall include a section for comments specific to the operation of the equipment, weather conditions, etc.

· All individuals, upon reporting for duty, are to read and initial the initial the logbook from the previous shift.

Mechanical Operating Plan: See Appendix B for Equipment Schedule.

Tour Procedures The Duty Engineers (Tigua, Inc.) will conduct tours of the Harvey W. Wiley Federal Building as outlined below. The chillers and boilers will be logged on the corresponding log sheet and forwarded to the Chief Engineer for review. The duty engineer will also complete the tour logs located in the mechanical rooms and monitor the BAS for abnormal operating conditions and/or alarms.

The Chief Engineer is to be notified of all significant events and/or equipment outages and they shall also be documented in the Engineers Log Book.

Mechanical Drawings- All MEP drawings are located in BE047 at the Wiley building.

See Appendix E for Complete Sequence of Operation

4.0 ELECTRICAL DISTRIBUTION AND SPECIFICATIONS

4.1 EMERGENCY GENERATORS

The Wiley building’s life safety system is supported by a 1000KW generator located in RM BD-002 with a 4000gal UST located outside by the loading dock. Five 500KW generators support the FDA labs and are located in the parking lot. Each of them sits atop a 2000 gal belly tank. The Generators are tested weekly at 10:00 am on Saturday and runs for one hour.

4.2 MAIN ELECTRICAL SUBSTATIONS

Electrical reliability is provided by three Siemens 480v feeders which house the main switchgear for the entire building. The main switchgear is located in room BC004. Switchgear is fed from 3 Pepco transforms located in the Pepco vault on 51st street. See Appendix G for Panel Schedule

4.3 ADDITIONAL SUBSTATIONS

Not Applicable

4.4 LIGHTING CONTROL SYSTEMS

The typical office spaces and corridors have single and double tube T8 fluorescent fixtures that operate from Lighthawk occupancy motion sensors.

The atrium ceiling lights, elevator landings and wall sconces are controlled through an intelligent lighting system that can manipulated by the buildings BAS or set-up to work by a photocell located by the cooling tower. The light in the high ceiling can be reached by the use of a window washing stage.

The parking lot lights are 400W metal halide lamps and the walkway poles are 175W metal halide lamps. Both are operated from a photo cell located on the electrical panel located at the back parking lot entrance at 51st street. The canopy lights are LED lamps.

5.0 ENERGY MANAGEMENT CONTROLS AND SPECIFICATIONS

5.1 BUILDING AUTOMATION SYSTEM

The Operator is expected to use the Johnson Controls Metasys BAS to automatically control the mechanical systems within the facility, with a minimal use of overrides and manual operation. In summary, the “General Operating Guidelines” include:

· Adhering to approved operating schedules,

· Limiting use of overrides,

· Maintaining reasonable and efficient automated set points,

· Identifying and correcting failed and miscalibrated sensors,

· Identifying and correcting ineffective or uncharacteristic outputs,

· Identifying and correcting unstable control loops,

· Rotating equipment via the BAS to equalize runtime.

· Weekly Trend Report

Energy Efficient Operation: Energy conservation is to be achieved through effective operational and maintenance practices as well as appropriate repairs or alterations to existing equipment or systems, which reduce the overall cost of service. Energy conservation is also to be achieved through the routine employment of good engineering and operating practices using accepted methods and procedures. Except for in periods where mandated curtailment of facility energy is in force, energy conservation is not to be achieved at the expense of maintaining the required environmental or other special conditions described elsewhere in the building operating plan.

Fully Automated Control of the Facility: The equipment and systems in the facility are intended to be operated under the automatic control of the building automation system (BAS) in accordance with the approved sequences of operation. Extended operation of systems in “Hand” or manual operation is a key indicator of poor facility operation.

Overrides and Set points: Use of overrides and “manual” operating modes should be temporary in duration and limited to maintenance and troubleshooting events to the extent practical. When equipment is placed in manual operation or when set points or other attributes are overridden to accommodate an alarm or complaint, the Operator is expected to investigate the root cause of the problem and correct it, and upon timely completion replace the affected system or equipment back into automatic control. Resultant changes to the BAS programming, set points, or sequences of operation are generally prohibited unless authorized by the GSA Building Manager.

Equipment Cycling and Rotation: Mechanical equipment shall not be cycled at a frequency which would cause premature failure. Where duplicated equipment exists, equipment operation shall be automatically rotated in accordance with the BAS or sequence of operation to equalize usage. If extended periods of manual operation are required, equipment operation should be rotated weekly.

Equipment Schedules: Unless otherwise approved, equipment and system operating schedules should be as provided within the approved sequences of operation and should be under automatic control of the BAS.

BAS Integrity: The integrity of the BAS is critical to proper performance of the facility. Inputs (sensors) and outputs (valves and dampers) should be repaired, calibrated, or replaced when not performing or reading properly.

Tenant Agency’s Responsibilities: It is the tenant agency’s responsibility to ensure that lights and equipment are turned off when not needed, that ventilation is not blocked or impeded, and that windows and other building accesses are closed during the heating and cooling seasons. The operation of portable heaters, fans and other such devices in Government controlled space is generally prohibited unless authorized by the GSA Building Manager.

5.2 VAV TERMINALS

VAV’s are controlled be Johnson Controls VMA controllers. Typical VAV’s consist of re-heat coil, plunger damper and serve anywhere between one to four offices.

6.0 ARCHITECTURAL AND STRUCTURAL SYSTEMS MAINTENANCE

6.1 FAÇADE

The construction of the H. W. Wiley building’s façade is made of various materials mainly: granite, aluminum, stone, concrete, brick, and glass.

6.2 ROOFS

A new thermoplastic polyolefin (TPO) roof was completed July 10, 2012 by Function Enterprises Inc. 20yr warranty expires July 10, 2032.

6.3 ROOF DRAINS

The Wiley building’s roof drains flow into the buildings storm water system which exits into the creek at the south side of the building.

6.4 WINDOWS

Aluminum frames with low E double pane glass.

6.5 VERTICAL TRANSPORTATION (ELEVATORS/ESCALATORS)

The Harvey Wiley Building has 5 passenger elevators and 1 freight elevator. These elevators are part of the Otis Sub-contracted by Tigua Enterprises, Inc. the current CFM Contractor.

General Contract Information: Covered by Otis contract thru Tigua. Phones automatically dial the security desk in the front lobby.

Contract #:

ACT#:

Contract:

7.0 CUSTODIAL OPERATIONS AND GROUNDS MAINTENANCE

7.1 LANDSCAPE MAINTENANCE

The landscaping is contracted by GSA to John Shorb Landscaping and is not a part of the CFM contract. The contractor takes care of all the grass, flowers, bushes and trees. The interior atrium plantings are sub-contracted through the CFM Contractor. The GSA Point of Contact is:

John Shorb Landscaping Inc. – GSA Regional Contractor 10518 Warfield Street Kensington MD 20895 301-897-3503 POC: Thomas Hopkins 301-674-5316

7.2 PEST CONTROL

Pest control is contracted by GSA to American Pest and is not a part of the CFM contract. Below is the contact information:

American Pest Management – GSA Regional Contractor

7.3 TRASH REMOVAL

Trash removal is contracted by GSA to RJ Disposal, Inc. and recycling to Georgetown Paper. These services are not a part of the CFM contract. Our custodial work force collects all the recycling throughout the building and stores it in the holding room that is adjacent to the loading dock. Currently, there are (4) categories of recycling that we supply for Georgetown Paper Stock to pick-up: Cardboard, Newspaper, Mixed Paper, and Comingled (cans, glass, and plastic).

Hyattsville, MD, 20781

7.4 SNOW REMOVAL

The Contractor shall remove snow and ice from paved pedestrian and vehicular traffic routes and areas. The Contractor shall ensure a clear pathway for pedestrian traffic areas by removing all accumulation, piles or drifts of snow and/or ice from sidewalks, steps, landings and entrance ramps. The Contractor shall remove snow and/or ice, including drift or piles, from all remaining paved surfaces such as parking lots, etc. The snow/ice shall begin to be removed when accumulation exceeds one inch, or within one hour after snowfall/ice starts, or within one hour after notification by COR, whichever occurs first. This service may require multiple snow/ice removals each day. Snow removal services are sub-contracted to the below listed vendor through the CFM contractor.

Hughes Landscaping 3839 Farragut Avenue Kensington, MD 20895 301-681-9645

7.5 BUILDING CLEANING

The Wiley Building is unique in that it is used as a government office building, as well as laboratory space to support the agency’s mission. The building uses the “Atrium” an conference center to conduct a wide range of programs and special events for government agencies, special groups, and the general public. This calls for an above standard appearance and high degree of customer service at all times.

Majority (90+ %) of the supplies and cleaning products that are used in the building are “Green” products. All custodial workers are regularly trained in the use of the supplies and materials used in the Bldg. Safety classes are given as well throughout the year.

Tigua Enterprises, Inc.

9180 Socorro Rd El Paso, Texas 79907

7.6 PARKING LOTS

There is one (575) space parking lot on the North side of the building. It has (1) entrance on River Road. It is for permit parking only. Violators are ticketed and towed by the Federal Protective Service (FPS). This is maintained by the CFM contractor contracted by GSA.

8.0 TOUR PROCEDURES AND MAINTENANCE DOCUMENTATION

8.1 TOUR PROCEDURES

The Wiley building is man 24x7 and the on-duty engineer tours all 5 mechanical spaces once during each shift. Readings are taken form all active chillers and boilers every 2 hours. SEE APPENDIX J FOR CURRENT TOUR AND LOG SHEETS

8.2 SCHEDULED MAINTENANCE

Tigua maintains the preventive maintenance program using the Maximo CMMS program. All equipment and systems are maintained at optimum operating efficiency to ensure that the facility is operated in an efficient manner. The preventive maintenance program includes, but not limited to: periodic inspection; testing; cleaning; lubrication; adjustment; filter cleaning and replacement; and furnishing the necessary parts and labor to accomplish repairs to keep the equipment and systems in optimum operating condition.

The Contractor is responsible for performing preventive maintenance on all building equipment and systems as appropriate. The following establishes standards for preventive maintenance:

a) RS Means' Means Facilities Maintenance & Repair Cost Data, Preventative Maintenance section.

b) Manufacturer's recommendations.

c) The best practices of the trade or industry (ASME).

d) Or as directed by the GSA Guide Cards.

In the event of conflict between standards established by (a), (b), and (c), the more rigorous shall apply, to the extent that the standard is appropriate for the particular type and model of equipment. Tigua utilizes the CMMS (Maximo) program to complete required preventive maintenance data. The CMMS program is kept current and accurate and accessible to GSA all times.

8.3 CORRECTIVE MAINTENANCE AND REPAIRS

Maintenance repairs are defined as unscheduled work required preventing a breakdown of a piece of equipment or system to put it back in service after a breakdown or failure. The Contractor shall accomplish such repairs within the time frame established by the COR. The Contractor shall notify the COR 24 hours in advance of any work that is to be performed that would be disruptive to building occupants or interfere with normal building operations.

Repairs in excess of threshold shall be immediately reported to the COR; however, refrigerant costs shall not be included to reach the $2000 repair threshold. Work shall not be performed until the Contractor and the COR have reached an agreement on the price to accomplish the project. This requirement may be waived by the COR in the case of an emergency. The Contractor shall submit to the COR a detailed cost breakout to perform the work. This breakout shall include the labor hours by trade or by the various types of work to be performed on the project, and an itemized listing of the cost of supplies, materials and any overhead. The Contractor shall compute the labor costs using the unit hourly rate quoted for maintenance repair services

8.4 PLANNED PREVENTIVE MAINTENANCE

All equipment and systems shall be maintained at an acceptable level as previously defined to assure that the building(s) are operated in an efficient manner. The PM program shall include, but shall not be limited to, periodic inspection, testing, cleaning, lubrication, adjustment, filter cleaning and replacement and necessary parts and repairs to keep the equipment and systems in optimum operating condition.

9.0 SERVICE CALL, MAINTENANCE AND REPAIR PROCEDURES

9.1 TENANT REQUEST AND SERVICE CALLS

A service call is a report by building occupants, GSA personnel, or other interested parties, of a mechanical, electrical, plumbing, building system, architectural, structural malfunction and/or related maintenance problems and the Contractor's Subsequent response to, and correction of the problem. Service calls include any needed maintenance repairs requiring three (3) hours or less of labor and no more than $2,000.00 in parts and material. Repairs exceeding these requirements will be classified as a maintenance repair. Tenant requests and service calls are handled through the tenant’s ERIC call center.

Work Control Center Shop/CFM Manager GSA/Contractor GSA/Contractor Accept Inspect Result

WMATL

DEFER

WAPPR

WSCH

Work Order Preventive Maintenance No Yes Awaiting Inspection

Yes No

CLOSE

Pass Fail

NCC

FAIL

Reschedule GSA Inspection Complete Fail Duplicate

INPRG

INPRG

3 X’s Pass/Complete

GSA Approval?

Region 6 Path not used for Region 6 Rework Flag

Yes

9.2 AFTER HOURS CALLS

The CFM Contractor, Tigua Enterprises, is on site to cover the building for 24/7 operations. Service calls are responded to immediately regardless of the time of day. Contractors specializing in Mechanical, Electrical, Plumbing and HVAC are available to Tigua at any time. All after hour calls are prioritized for completion so that there is no disruption to the normal operating hours of the building. Currently, after hours emergency calls are reported to the watch engineer located in the BD-003.

Contact Information:

Engineer Office: 301-699-3105 Engineer Cell: 301-830-1556

9.3 EMERGENCY SERVICE CALLS

Emergency service calls are defined as those service calls required when the work consists of correcting failures, which constitute an immediate danger to personnel or property, or when the work consists of correcting failures, which have interrupted or adversely impacted either GSA operations or building occupant operations . The Contractor shall provide response, including qualified personnel at the emergency site, within 15 minutes

10.0 BUILDING SECURITY PROCEDURES

10.1 ACCESS AND IDENTIFICATION

Access to the building to those holding a PIV-II badge and the badge is enrolled in the tenant’s access control system. Those not having a badge must be escorted at all times by someone holding a PIV-II badge.

10.2 MONITORING

The tenant monitors all alarm devices in the security command center. The on-site security company is responsible for manning the main entrance, parking lot entrance, loading dock, and touring the building as well as the grounds. They are on-site 24/7 and supply extra coverage for special events held at the building.

10.3 BAGGAGE INSPECTIONS

All baggage will be x-rayed and personnel screened via magnetometer in accordance to FDA requirements.

10.4 LOADING DOCK ACCESS

The official dock hours are from 7:00 AM to 6:00 PM. The dock master is on site at 7:00AM. Dock staff start to work at 7:00 AM on a staggered basis but the dock is at full staff by 8:00 AM. The Dock Master is Sabrina Hawkins-Johnson. His phone number is 240-402-2295. Loading Dock Is located on the first floor in the D Wing.

10.5 PARKING LOT ACCESS

Parking lot is manned by security between 6:00am and 6:00pm. During the time you need to have a parking hang tag and show ID to enter lot. Guest will need to check-in with the guard both and receive a temporary hang tag.

10.6 AFTER HOURS ACCESS

The building is manned 24/7 by FPS contract guards.

10.7 PATROLS

The building and surrounding grounds have 24/7 FPS contract guards. Additionally, the Federal Protective Service (FPS) also makes patrols around the streets of the building and at times occupy an office near the main entrance.

10.8 REPORTING INCIDENTS AND RESPONDING TO

Contract Employee Responsibilities:

The contractors shall assume full responsibility and liability for compliance with all applicable regulations pertaining to the health and safety of personnel during the execution of work, and shall not hold the Government responsible for any action on is part or that of its employees or subcontractors, which results in illness, injury, accident, or death.

GSA Employees must report using the following procedures:

For accidents involving non-GSA employees or property damage accidents: use GSA Form 3620. The GSA supervisor in charge of the area should complete this report and gathering of necessary information and photographs, building or equipment involved.

For accidents involving GSA employee injury/illness: use GSA form 3623, CA-1, and CA-2. The supervisor of the injured/ill employee should complete the GSA Form 3623. Reporting on the CA-1 and CA-2 is the responsibility of the injured/ill employee.

The FPS is to be contacted to fill out an incident report for all types of injuries.

10.9 FIRE INCIDENT INVESTIGATIONS

First, contact the Security Desk. If you are unable to reach security, call the FPS Mega Center at (202) 708-1111. If you are unable to reach FPS, then call 911.

Incident reports must be filed within three (3) business days of the incident. Statements received after three days will not be accepted. Incident Reports must be filed by the actual witness or person making the complaint. All relevant facts must be in the report. Hearsay and third party reports will be disregarded.

See Appendix I for sample form that needs to be filled out. Federal Protective Services, Alcohol, Tobacco and Firearms, Food & Drug Administration and the fire department will complete a detailed report.

10.10 SIGNAGE

FDA is responsible for all office signage and directional signage. GSA is responsible for exit egress signage, loading dock, sidewalks, and parking lot. They consist of: no smoking, designated smoking, and etc. The CFM contractor has signs up for proper trash and recycling procedures, OSHA requirements, Employee Rights information, Fire Prevention Awareness, and etc.

11.0 EMERGENCY PLANS AND HAZMAT PROCEDURES

(Note to preparer: It is not necessarily intended that you physically include all emergency plans in the section, but instead you can indicate their location. For those items that there are no separate plans they should be included here.)

11.1 SHELTER IN PLACE LOCATIONS

Shelter-In-Place is instituted in an emergency when it is determined that it is safer for occupants to remain in the building rather than to evacuate to the outside. These procedures have been developed with the intention of sheltering FDA employees at work in the event of a chemical, biological radiological or nuclear release for a period of minutes to a few hours (i.e., two to five hours), not days. The auditorium as well as the large conference rooms located on each floor in the B wings are appropriate SIP locations.

11.2 BUILDING EVACUATIONS ROUTES & MEETING PLACES

SEE APPENDIX H.

11.3 BOMB OR BIOHAZARD CONDITIONS AND SYSTEM SHUTDOWN PROCEDURES

All bomb threats should be taken seriously and immediate action should be taken to prevent personal injury, if a bomb threat is received by phone, attempt to keep the caller on the line to obtain as much information as possible to convey to Security staff. If the caller hangs up, press *57 to initiate an emergency trace. For more details about dealing with bomb threats, visit http://inside.fda.gov:9003/Administrative/Security/PhysicalSecurity/ucm019891.htm

11.4 ELEVATOR EMERGENCY PROCEDURES

DO NOT try to open the doors. Please be patient and remain calm.

Push the alarm button and push the call button to contact the Federal Protective Services Mega Center. A pre-recorded message will be activated stating your location and that the elevator has malfunctioned. After the pre-recorded message plays twice, you may speak to the Mega Center Operator. Tell the Mega Center Operator to call 911 immediately if there is a life-threatening situation. A building engineer and/or security guard will be sent to the stalled elevator. The Mega Center will continue to keep in contact with you through the call box located in the elevator and will dispatch 911 if necessary. Notify the Mega Center operator if the elevator is completely dark. All elevators on campus are equipped with minimal emergency lighting.

11.5 FIRE EXTINGUISHER, DEFIBRILLATOR AND PULL SWITCH LOCATIONS

One Automated External Defibrillator is located on each floor by elevator 3.

11.6 ASBESTOS MANAGEMENT

No…