Reference_Document_-_O&M_Guidelines.pdf

Reference Document – Operations and Maintenance (O&M) Guidelines

The Stationary Engineering Services Contractor will provide for routine and preventive maintenance for the entire Salesforce Transit Center (Transit Center) under the direction of the Transbay Joint Powers Authority (TJPA) Chief Engineer or designee. The transit center is expected to be diligently maintained, with an emphasis placed on systematic preventive maintenance and programmed service activities. Repair and upkeep shall be conducted at frequencies following typical industry best practices that adhere to original equipment manufacturer recommendations. The TJPA will use a computer-aided facility management system, along with a computerized maintenance management system, compatible with building information modeling to track all maintenance operations.

A. Maintenance Overview It is envisioned that a level of service will be provided in which maintenance activities are organized and strategically managed; equipment and building components are typically observed to be in good working order; building components are upgraded when economically feasible, which, in effect, increases the effectiveness of the maintenance organization; and the maintenance organization is responsive to customer calls. The following are guidelines:

• Respond to emergency requests and conditions within thirty minutes.

• Respond to urgent requests within four hours.

• Respond to routine service requests within twenty-four hours.

• Complete most work orders within four hours with a maximum of five workdays.

Reasonable exceptions can be made in the case of inordinate material delivery lead times.

The Stationary Engineering Services Contractor will be responsible for implementing a comprehensive preventive maintenance program consisting of largely routine maintenance activities as well as inspection activities that proactively yield corrective maintenance work orders.

The Transbay Transit Center Phase 1 Program Operations and Maintenance Report, March 2016, Operations and Maintenance Report – Phase 1, outlines the preventive maintenance program.

Through diligent maintenance and tracking processes, the need for costly emergency maintenance can be mitigated, component renewal or replacement cycles maximized, utility consumption optimized, and component down-time minimized. Preventive maintenance and regular maintenance should follow the guidelines to be set forth in accordance with the requirements anticipated based on the reference documents.

Facilities operation and maintenance-related responsibilities include, but are not limited to, the following:

• Management of routine maintenance for the transit center interior and exterior spaces including sidewalk spaces outside of the transit center, the rooftop park, and the bus ramp, including all contracted services and provision of qualified, experienced site management personnel, routine maintenance personnel, and building systems management team.

• Provision of all equipment, lifts, etc. required for maintenance of all systems.

• Compliance with the TJPA security protocols

• Management and coordination of equipment maintenance and upgrades for the facility.

• Daily operational checks.

• Enforcement of transit center policies, procedures, rules and regulations.

The overall cost and effort of facility maintenance is anticipated to be more efficient than both comparable and older facilities of this size due to the installation of low maintenance systems. For instance, there are no boilers or chillers serving this facility, and relatively few pumps, fans, and central station air handling units designed into the system. A water-source heat pump system has been designed for most of the conditioned spaces.

B. Sitework The service level envisioned is similar to that which is typically applied to well-developed public areas such as malls, government grounds or college/university campuses. Benches and furniture such as tables, etc., should be refinished and repaired periodically.

Ground Level and Third Floor Bus Deck Facilities

• Support and coordinate roadway (bus plaza, bus deck and bus ramp paving) maintenance;

sweeping is envisioned to be performed during off hours on a daily basis, and pressure-washing done periodically. Other paving surfaces are assumed to be periodically either brushed or pressure-washed.

• Public exterior spaces should be monitored regularly. Benches, outdoor furniture provided by the TJPA, should be refinished and repaired periodically.

• Exterior sidewalks within the transit center and within the ground level loading area must be maintained.

• For all areas, exterior graffiti removal is required by janitorial or separate site services vendors. Note that a separate vendor shall be procured by the TJPA for graffiti removal requiring budget and resources

C. Janitorial Support The Stationary Engineering Contractor at the direction of the TJPA Chief Engineer or designee supports and provides services to assist janitorial services. The TJPA holds a separate contract with a janitorial services contractor (currently ABM) required to keep the interior spaces orderly and clean, including within the bus deck, grand hall, back of house, and other interior circulation spaces within the ground and second levels. The janitorial services contractor is responsible for maintaining floors and base moldings to consistently appear bright and clean and without buildup in corners or along walls. Further the janitorial services contractor maintains all vertical and horizontal surfaces to be consistently clean, and marks, dust, smudges and fingerprints may be noticeable only upon close observation. Window and skylight washing and interior graffiti removal are included in this category. The Stationary Engineering Services Contractor shall be responsible for the repair of washroom fixtures while the janitorial services contractor will clean washroom fixtures and tile to be consistently gleaming and odor-free. The janitorial services contractor replenishes consumable washroom supplies such as toilet paper, soap, and other sanitary products while the Stationary Engineering Services Contractor will be request to repair or mount toilet paper, soap, and other sanitary product dispensers.

In addition to routine cleaning of the facility, the Stationary Engineering Services Contractor may be requested to support janitorial services contractor whom is responsible for the following services:

• Annual stripping and refinishing of floors coated with floor finish

• Annual water extraction cleaning of carpeted floors

• Annual machine scrubbing of non-coated floors

• Quarterly machine scrubbing of restroom floors

• Annual cleaning of ceilings

• Annual wall washing as needed

• Annual washing of exterior windows

• An allotment of hours for miscellaneous cleaning projects

• Annual resurfacing and semi-annual refinishing of terrazzo floor in grand hall and second floor circulation areas.

D. Utilities The TJPA shall arrange and pay for all fuel, gas, power, water, data service, sewage, garbage disposal, telephone, and any and all other facility related charges.

Tenant spaces metering: The retail spaces within the facility have been delivered with the basic utility infrastructure being installed as part of an initial retail tenant improvement utility project from 2021 through 2023, and additional future fit-outs to be provided by the TJPA and future retail tenants.

E. Building Systems The Stationary Engineering Services Contractor shall be responsible for the care and maintenance of all mechanical, plumbing, electrical, communication systems and equipment on the premises.

These systems are described further in Reference Document – Building Systems.

F. Building Façade Ground and second floor glass façades are to be maintained in accordance with industry standards.

The Penrose aluminum façade maintenance should be performed in accordance with builder’s (manufacturer’s) recommendations.

H. Public Artworks Specific maintenance requirements for public art have been developed as a part of integrated operations and maintenance manuals.

I. Vertical Circulation Service Contracts The elevators and escalators within the Transit Center space will be procured and managed by the TJPA via service contracts. These service contracts will cover routine maintenance required for elevators for 10 years (2018 – 2028) and escalators for 11 years (2018 – 2029).