Pre-Advertisement Notice - DOA: AAC Operations, Maintenance & Janitorial Services

EXHIBIT A
GENERAL SCOPE OF SERVICES
1.0 Overview
The Aviation Administration Center ("AAC") is a newly constructed, multi-facility complex located at
Hartsfield-Jackson Atlanta International Airport (ATL). Scheduled to become operational in Fall 2026, the
AAC is designed to centralize key functions of the Department of Aviation ("DOA") and support a wide
range of administrative, operational, and public services.
The AAC Facility encompasses the following primary components:
* Four-Level Administrative Office Building (180,781 SF) - A modern office facility housing DOA
staff offices, a Police Precinct, a Badging & Credentialing Office, a Multi-Purpose Meeting Center,
an open courtyard, and a designated future tenant space.
T
* Multi-Level Parking Deck (150,328 SF / 435 Spaces) - A structured parking facility supporting
employees, visitors, and operational vehicles. The deck will be directly connected to the AAC via
a pedestrian bridge.
F
* PedestrianBridges(2 Total)-Two pedestrian bridges connect the AAC to1) the SkyTrainPlaza
and 2) the Parking Deck adjacent tothe AAC, providing direct access to the airport's automated
people mover and safe, elevated pedestrian circulation. Each bridge includes elevator accessto
A
ensure ADA compliance accessibility for all users.
2.0 Project Description
R
The Service Provider will be responsible for providing comprehensive Operations and Maintenance
("O&M") services for the Aviation Administration Center(AAC), hereinafter referred to as "Facility".
D
The Contractor will deliver allO&Mservices requiredtokeepthe Facilityfullyoperational, clean, andsafe
in accordance with the Department of Aviation's performance standards and service expectations
outlined in thisscope of services.
3.0 Scope Requirements
The scope of services includes O&M and Janitorial services for the AAC's administrative building, parking
deck, pedestrian bridges, exterior grounds, and all associated infrastructure, systems, and common-use
areas. The Service Provider shall be responsible for delivering all the services necessary to maintain the
Facility.
The Service Provider shall establish and maintain a comprehensive Facility Management Program to
ensure that all facility systems, spaces, and assets remain operational, safe, and in compliance with
regulatory requirements.
Primary responsibilities of the Service Provider shall include:
* Administrative Services
* Facility Operations & Maintenance Services
* Janitorial Services
* Landscaping and Grounds Maintenance
AAC Operations, Maintenance & Janitorial Services at HJAIA Page 2 of 22 Exhibit A; General Scope of Services

This contract will be governed by the performance metrics, response times, and service levels defined
within this scope of services, and will require close coordination with multiple DOA departments and
stakeholders throughout the contract term.
Failure to meet the defined performance standards, service levels, or response times of this contract
may result in deductions from the Service Provider's monthly payment, based on documented
deficiencies, unresolved service requests, or non-compliance with contractual obligations. The
Department of Aviation reserves the right to apply financial penalties or withhold payment for
services not rendered in accordance with the contract. A list of penalties can be found in the "Non-
Compliance Penalty Chart".
4.0 Administrative Services
The Service Provider shall establish an administrative framTework designed to ensure full compliance
with the contract requirements outlined in this solicitation. Administrative Services under this
agreement include all planning, reporting, budgeting and coordination as necessary to support the
daily operations and long-term performance of thFe facility. These services include, but are not limited
to, contract administration, on-boarding and operational readiness, CMMS/EAMS integration, and
warranty management.
A
4.1. Contract Administration
* The Service Provider shall be responsible for administering all aspects of the contract in
R
accordance with the requirements outlined in this scope of services and the applicable
policies of the City of Atlanta. The Service Provider shall coordinate with the DOA to ensure
full transparency and contract alignment throughout the life of the agreement.
* The Service Provider shall ensure compliance with all contract terms, reporting
D
requirements, and documentation standards. This includes the timely submittal of monthly
and annual reports, maintenance logs, CMMS data, warranty tracking documentation, and
emergency response records.
* The Service Provider shall submit accurate and complete invoices in accordance with the
approved contract payment schedule. All invoices shall clearly reflect the approved labor
rates, materials used, subcontractor costs (if applicable), and work completed. Supporting
documentation shall be provided upon request.
* All modifications to the scope of work, staffing levels, or service intervals must be approved
in writing by DOA prior to implementation. The Service Provider shall coordinate all such
requests through the designated DOA point of contact and shall ensure that approved
changes are documented in accordance with City of Atlanta procurement policies.
* The Service Provider shall be responsible for the management of all subcontractors
performing work under this contract. This includes maintaining current licenses, insurance
documentation, and compliance certifications. Subcontractors shall meet all performance
and safety expectations established by the DOA and the Service Provider shall ensure their
timely coordination and oversight.
* The Service Provider shall participate in regularly scheduled contract review meetings with
DOA to evaluate performance, address challenges, and identify opportunities for service
improvement.
* The Service Provider shall prepare and submit an Annual Operations and Maintenance
(O&M) Budget for the AAC Facility. This budget shall include projected costs for labor,
AAC Operations, Maintenance & Janitorial Services at HJAIA Page 3 of 22 Exhibit A; General Scope of Services

materials, subcontracted services, preventive and corrective maintenance, custodial
operations, grounds maintenance, and administrative overhead. The completed budget
shall be submitted to the DOA no later than December 15 of each calendar year for review
and approval.
* The Service Provider shall prepare and submit an annual list of recommended Small Capital
Improvement Projects for the Facility. This list shall include proposed repairs, replacements,
upgrades, or minor enhancements that fall outside routine maintenance but are necessary
to preserve the facility's functionality, safety, or appearance. Each proposed project shall
be prioritized and include a brief scope description, estimated cost, and proposed schedule.
* The Small Capital Improvement Projects list shall be submitted to the DOA for review and
approval in conjunction with the annual O&M budget, no later than December 15th of each
calendar year.
4.2. On-Boarding Requirements T
The Service Provider shall be responsible for a structured on-boarding and transition process to
ensure a seamless integration of operations andF maintenance (O&M) services. Beginning ninety (90)
days prior to substantial completion, the on-boarding phase shall focus on preparing facility systems,
participating in operational readiness activities, and ensuring all maintenance and service programs
are approved by DOA.
A
The Service Provider shall coordinate with the Department of Aviation (DOA) Operational Readiness
and Transition (ORAT) and Asset Management (AM) teams to align with facility activation plans and
R
ensure operational readiness. The on-boarding phase shall be fully completed prior to the Facility's
official opening date to minimize disruption and allow for a smooth transition into full operational
status.
D
4.2.1. Building Start-Up, Commissioning & Training
The Service Provider shall be required to participate in building start-up activities, system
commissioning, and facility training programs to ensure familiarity with all operational systems
and infrastructure.
Activities shall include:
* Engagement in the commissioning process for mechanical, electrical, plumbing (MEP), life
safety, security, and vertical transportation systems to verify that all equipment operates
as designed.
* Attendance in ORAT-led facility readiness meetings and walk-throughs to understand
operational workflows, maintenance requirements, and emergency response protocols.
* Coordinate with Asset Management for review and validation of all close-out documents,
as-built drawings, equipment warranties, and O&M manuals to ensure completeness and
accuracy.
* Attend necessary training sessions with original equipment manufacturers (OEMs) and
system vendors to establish detailed maintenance procedures and troubleshooting
protocols.
AAC Operations, Maintenance & Janitorial Services at HJAIA Page 4 of 22 Exhibit A; General Scope of Services

4.2.2. Pre-Opening Ramp-Up & Operational Readiness
The Service Provider shall ensure a phased ramp-up period prior to the AAC opening date to
facilitate a seamless operational transition.
Activities shall include:
* Coordination with DOA ORAT and AM to conduct a final pre-opening walkthrough, ensuring
that all assets, systems, and operational functions are fully activated and transitioned to the
maintenance phase.
* Deployment of maintenance teams and service personnel to familiarize themselves with
facility systems, workflows, and operational procedures.
* Validation of custodial, waste management, and landscaping schedules and workflows to
ensure facility readiness for public and tenant uTse from the first day of operations.
* Finalization of service contracts with third-party vendors and subcontractors to guarantee
immediate support for specialized maintenance areas including but not limited to,
elevators, fire suppression system, pesFt control, landscaping, etc.
4.3. Computerized Maintenance Management System (CMMS) Integration
A
The Service Provider shall be responsible for full integration into the City of Atlanta's Enterprise Asset
Management System (Cityworks), which is the designated CMMS platform for this contract. This
includes system usage training for staff, verification of asset records, scheduling of preventive
R
maintenance tasks, and full utilization of the work order and reporting modules.
The CMMS shall be fully operational prior to the facility opening to ensure all maintenance activities
are tracked from day one.
D
CMMS implementation shall include:
* As a part of the project turnover, the Service Provider shall work with the DOA ORAT and
AM teams to review and validate asset inventories, system specifications, and warranty
data within Cityworks.
* All preventive maintenance tasks shall be scheduled in Cityworks according to manufacturer
guidelines.
* The Service Provider shall establish procedures for work order request, assignment, and
closure using the Cityworks platform, including request submission, tracking, completion
documentation, and performance reporting.
* Spare Parts, materials and inventory records shall be maintained in Cityworks to track
consumable supplies, spare parts, and critical repair components.
4.3.1. Work Order Management & Reporting
* The Service Provider shall utilize Cityworks as the designated CMMS to log, track, and
document all work order management activities. Licensing and user access/permissions for
Cityworks will be issued and managed by the DOA.
AAC Operations, Maintenance & Janitorial Services at HJAIA Page 5 of 22 Exhibit A; General Scope of Services

* The Service Provider shall ensure the timely input of detailed work order records, including
issue descriptions, labor hours, parts/materials used, response/resolution times, and
corrective actions taken.
* The Service Provider shall generate monthly and annual reports summarizing corrective
maintenance trends, recurring failures, and recommended preventive measures. Reports
shall be sent to the DOA on or before the 15th of each month.
* The DOA shall be granted read-only access to the CMMS, along with the ability to submit
service requests directly through the system.
4.4. Warranty Management
The Service Provider shall be responsible for warranty management (in collaboration with the DOA)
by ensuring that all PM activities align with manufacturer warranty requirements to prevent voiding
coverage on newly installed systems and equipment. ThTe Service Provider shall maintain accurate
records of warranty periods, coordinate with Original Equipment Manufacturers ("OEM") for
required servicing, and facilitate warranty claims when applicable.
F
5.0 Facility Operations & Maintenance Services
The Service Provider shall be responsible for delivering day-to-day operations and maintenance
A
(O&M) services to ensure the facility remains safe, functional and in a state of good repair. This
includes the administrationbuilding, multi-level parkingdeck, pedestrianbridges, andallassociated
systems and infrastructure.
R
The Service Provider shall implement a structured and proactive O&M program that encompasses
scheduled preventive maintenance, responsive corrective maintenance, facility inspections, and
coordinationof third-partycontractors for specialized systems.
D
5.1. General Facility Operations
The general operational responsibilities for the facility shall be carried out 24 hours per day, 7 days
per week, year-round, and require a visible and professional operational presence across the
Facility. The Service Provider shall work in close coordination with the Department of Aviation
(DOA) and respective business units to ensure all aspects of building functionality, tenant support,
and operational readiness are maintained to the specified standard.
The Service Provider's daily responsibilities shall include, but are not limited to, the following:
* Monitoring facility conditions and ensuring the timely delivery of operational support
services across all AAC assets.
* Coordinating the daily readiness of spaces, systems, and public-facing areas to meet user
needs and DOA standards.
* Supporting day-to-day access, maintenance-related communications, and on-site
coordination with DOA departments.
* Daily maintenance of the AAC parking deck and all general surface parking, including routine
cleaning.
* Providing logistical support for deliveries and scheduled activities.
AAC Operations, Maintenance & Janitorial Services at HJAIA Page 6 of 22 Exhibit A; General Scope of Services

The DOA shall retain responsibility for the parking access control systems (HUB Parking Technology),
credentialing, policy enforcement, and permit administration. The DOA shall also oversee all decisions
related to long-term capital improvements, system upgrades, and operational strategy for the Facility.
5.1.1. Stakeholder Coordination & Customer Service
The Service Provider shall be responsible for providing responsive, professional, and customer-
oriented facility management services that prioritize the needs of the DOA, building occupants,
visitors and stakeholders. This includes maintaining clear lines of communication, timely
responses to service requests, and consistent collaboration with internal and external
stakeholders.
* The Service Provider shall designate an on-site TFacility Manager to serve as the primary
liaison between the Service Provider's staff and DOA personnel. This individual shall be
authorized to make operational decisions, resolve service issues, and coordinate day-to-day
activities across all areas of responsibiliFty.
* The Service Provider shall engage regularly with DOA departments, including Asset
Management, Aviation Information Systems, Security, Sustainability, Planning and
Development, and other stakeholders as appropriate. These interactions shall include
A
scheduled meetings, walk-throughs, and project coordination to ensure that facility
operations are aligned with DOA priorities and policies.
* To maintain high levels of customer satisfaction, the Service Provider shall implement
R
customer service protocols that include timely acknowledgement of service requests,
resolution tracking, and follow-up communication. All service requests shall be entered into
the Computerized Maintenance Management System (CMMS) for tracking and reporting
purposes.
D
* The Service Provider shall also maintain an internal escalation process for unresolved or
recurring issues and shall immediately notify DOA of any concerns that may impact facility
operations, occupant safety, or service levels. All staff shall be trained in customer service
standards and expected to interact with building occupants and visitors in a professional and
courteous manner.
* The Service Provider shall participate in performance reviews and customer satisfaction
assessments conducted by DOA and shall implement corrective measures in response to
feedback or performance deficiencies.
5.1.2. Building Automation Management
The Service Provider shall be responsible for the day-to-day oversight, operation, and
performance monitoring of the Building Management System (BMS) to ensure efficient and
reliable facility operations. Responsibilities include, but are not limited to:
* Maintaining continuous system connectivity and functionality across all monitored building
systems, including HVAC, lighting, electrical, water, and life safety systems.
* Monitoring alarms, system alerts, and trend data to proactively identify and respond to
abnormal conditions and performance deviations.
* Performing routine diagnostics, software updates, and system health checks in coordination
with the system manufacturer and/or integrator as needed.
AAC Operations, Maintenance & Janitorial Services at HJAIA Page 7 of 22 Exhibit A; General Scope of Services

* Ensuring that all BMS data points, graphics, and logic sequences reflect current field
conditions and operational configurations.
* Coordinating with the Department of Aviation (DOA) to implement changes, upgrades, or
troubleshooting activities affecting system performance or reporting.
* Documenting all BMS interactions, performance anomalies, and corrective actions within the
Computerized Maintenance Management System (CMMS) and/or approved reporting
platform.
The Service Provider shall ensure qualified personnel are assigned to manage BMS operations and
shall maintain records of training, certifications, and competency relevant to BMS support and
management.
5.2. Routine Facility Maintenance
T
The Service Provider shall establish and execute a comprehensive Routine Maintenance Program that
ensures the AAC, parking deck and surface lot, pedestrian bridges and associated vertical circulation
areas remain in optimal working condition at alFl times. This program shall include both Preventive
Maintenance (PM) and Corrective Maintenance (CM) activities.
All maintenance activities shall be traAcked, documented, and reported using the DOA's Enterprise
Asset Management System (EAMS)/Computerized Maintenance Management System (CMMS),
Cityworks. Licensing and user access/permissions for Cityworks will be issued and managed by the
DOA.
R
The Service Provider shall be responsible for timely and accurate data entry in Cityworks, including
preventive maintenance records, corrective maintenance activities, and asset condition updates and
shall adhere to the requirements further outlined in Section 4.6.1.
D
5.3. Preventative Maintenance (PM) - Main Building
The Service Provider shall implement a scheduled Preventive Maintenance (PM) Program to ensure
continuous and reliable operations of all building systems, including but not to, mechanical, electrical,
plumbing, fire protection (MEP/FP), structural systems, and vertical transportation, across the Facility.
The following PM tasks shall be performed at the Facility:
5.3.1. Mechanical, Electrical, and Plumbing (MEP) Systems
* Quarterly inspection and servicing of HVAC Systems including air handlers, exhaust fans,
ductwork, dampers, and controls per ASHRAE and NFPA 90A standards.
* Semi-Annual Testing and inspection of Electrical Systems including distribution panels, circuit
breakers, transformers, and lighting controls per National Electrical Code (NEC).
* Quarterly inspection and cleaning of Plumbing & Drainage including, but not limited to, floor
drains, backflow preventers, and water heaters in compliance with City of Atlanta plumbing
codes.
5.3.2. Fire & Life Safety Protection (FP) Systems
AAC Operations, Maintenance & Janitorial Services at HJAIA Page 8 of 22 Exhibit A; General Scope of Services

* Weekly, monthly, and annual testing of fire alarms, smoke detectors, fire suppression
systems, and exit signage per National Fire Protection Agency: NFPA 72 and NFPA 101 Life
Safety Code.
* Regular inspections of fire extinguishers, hose reels, and emergency lighting.
5.3.3. Vertical Transportation Systems
* The Service Provider shall contract with a certified third-party contractor to perform
monthly, quarterly, and annual inspections, lubrication, load testing, and door adjustments
in accordance with American Society of Mechanical Engineers: ASME A17.1 Safety Code for
all elevators.
* For a minimum of the first twenty-four (24) mTonths following beneficial occupancy-or
throughout the full warranty period, whichever is longer-the third-party elevator
contractor shall enter into a formal service agreement directly with the elevator
manufacturer. Under this agreement,F the manufacturer shall serve as a subcontractor
responsible for supporting the maintenance program with specialized expertise, proprietary
tools, and OEM-certified parts.
A
* In addition to the OEM subcontractor, the Service Provider may also designate a certified
elevator services vendor to serve in an oversight role. This vendor shall act as an independent
resource to verify the manufacturer's compliance with the maintenance contract, perform
secondary inspectRions, and support performance tracking in coordination with the DOA.
5.3.4. Roofing & Building Envelope
D
* Semi-annual inspection of roof drains, flashing, gutters, and seals to prevent water intrusion.
* Quarterly inspection and cleaning of windows, exterior facades, and expansion joints.
5.3.5. Security & Access Control System
The DOA shall retain full responsibility for the management, operation, and oversight of the public
safety and security systems throughout the AAC, including all policies, credentialing, monitoring,
and system configurations.
The Service Provider shall monitor, support and coordinate closely with DOA Security & Safety
Division for the following systems:
Public Safety Systems (PSS) including:
* CCTV Cameras
* AED Cabinets
* Emergency Call Boxes
Security Access Control Systems (SACS) including:
* Lenel Access Control
* Salto Locks
AAC Operations, Maintenance & Janitorial Services at HJAIA Page 9 of 22 Exhibit A; General Scope of Services

Any issues identified by the Service Provider impacting the operation or security integrity of the
systems identified above, shall be immediately reported to DOA Safety & Security Division.
5.3.6. IT Infrastructure Support Equipment
The Department of Aviation, Office of Technology & Digital Experience ("TDE") shall be fully
responsible for managing, configuring, and operating all information technology ("IT")
infrastructure and equipment within the Facility. This includes all servers, network hardware,
telecommunications systems, and associated IT assets.
The Service Provider, however, shall be responsible for the maintenance and repair of all
engineering systems that support IT infrastructure. This includes related mechanical, electrical,
plumbing (MEP), structural, and fire and life safety systems-such as dedicated HVAC units for
server rooms, power distribution panels, backup power systems (UPS), and fire suppression
T
systems.
5.4. Preventive Maintenance - Parking Deck & General Surface Parking
F
The AAC includes a multi-level parking deck and general surface parking that provides designated
parking for employees, visitors, contractors, and airport personnel accessing the AAC and
surrounding areas. The parking deAck is a critical facility component that supports the daily
operational flow of the AAC and must remain fully functional, safe, clean, and accessible at all times.
The Service Provider shallbe responsible forthe day-to-day managementandupkeep of the parking
R
facility's physical infrastructure and support systems, including routine maintenance, cleaning,
lighting, signage, and coordination of inclement weather mitigation. Although the DOA will retain
responsibility for parking management, such as access control systems, credentialing, revenue
collection, andDpolicy enforcement, the Service Provider is expected to work in close coordination
with DOA toensure seamless facility support.
The following PM tasks shall be performed for the multi-level parking deck:
5.4.1. Lighting & Electrical Systems
* Weekly inspections and replacement of parking lot and deck lighting to ensure ADA
compliance and safety.
* Routine testing of backup power systems for emergency lighting.
* Perform emergency generator startup and testing.
* Replace any failed bulbs, damaged lenses, or malfunctioning fixtures promptly.
5.4.2. Elevators & Pedestrian Access Points
* Weekly maintenance of parking deck elevators by a certified third-party contractor.
* Inspection and cleaning of stairwells, railings, and pedestrian pathways.
5.4.3. Drainage & Stormwater Management
AAC Operations, Maintenance & Janitorial Services at HJAIA Page 10 of 22 Exhibit A; General Scope of Services

* Semi-annual clearing of trench drains from outfall to the first manhole to prevent water
accumulation and flooding.
* Inspection of grates, sumps, and retention areas for blockages.
5.5. Preventive Maintenance - Pedestrian Bridges
The pedestrian bridges connecting the AAC to adjacent areas are designed as open-air structures
with decorative mesh siding and no climate control or full glass enclosure. These bridges provide
functional pedestrian access and include four (4) elevators to ensure accessibility.
The Service Provider shall be responsible for conducting routine preventive maintenance (PM) to
maintain the safety, integrity, and operational performance of the pedestrian bridges and associated
systems.
T
The following PM tasks shall be performed for the pedestrian bridges connecting the AAC to adjacent
areas:
F
5.5.1. Structural Inspections
* Conduct semi-annual inspectAions of the pedestrian bridges to assess overall structural
integrity, including steel framing, expansion joints, anchor points, and safety barriers.
* Inspect fasteners, welds, and supports for signs of corrosion, stress, or fatigue.
* All inspection findRings, deficiencies, and recommended corrective actions shall be
documented and submitted to the DOA following each inspection cycle.
5.5.2. Elevator Systems
D
* A certified third-party contractor shall perform monthly maintenance per the American
Society of Mechanical Engineers (ASME) A17.1 - Safety Code for Elevators and Escalators.
5.5.3. Lighting
* Conduct monthly inspections of all overhead lighting fixtures along the pedestrian bridges to
ensure proper illumination, functionality, and alignment with safety and visibility standards.
* Replace any failed bulbs, damaged lenses, or malfunctioning fixtures promptly.
5.6. Corrective Maintenance (CM)
The Service Provider shall be responsible for performing timely and effective corrective maintenance
("CM") to address unexpected equipment failures, system malfunctions, vandalism and deficiencies
identified while conducting PMs. Corrective maintenance activities shall be coordinated, tracked, and
documented to ensure a state of good repair of all systems and equipment and minimal disruption
to operations.
Close coordination with the assigned DOA representative will be required prior to initiating corrective
maintenance activities. Corrective maintenance activities deemed capital improvements must be
coordinated with the DOA for planning, funding, and execution oversight.
AAC Operations, Maintenance & Janitorial Services at HJAIA Page 11 of 22 Exhibit A; General Scope of Services