When the building loses power, Schumacher (elevator vendor) has explicitly warned us about phasing reversal — if utility power comes back with one leg out of phase, large motors (especially elevator motors) can run backwards and sustain catastrophic damage. Your job during the outage is to isolate equipment so it isn't sitting energized when power returns.

1. Confirm outage scope. Is it the whole building, or just one panel? Walk to the 1st-floor electrical room and check the incoming service.
2. Notify. Call Done Done leadership. Note the time.
3. Manually power down or disconnect critical mechanical and computer systems — elevators, large motors, the kinetic computer, video system. The generator covers life-safety lighting and red-outlet loads automatically.
4. Wait for the utility to restore main power AND verify correct phasing. Do not start re-energizing on your own assumption.
5. Sequential restoration. Once stable power and correct phasing are confirmed, manually toggle equipment back online in a controlled sequence — don't let a massive simultaneous voltage jolt hit every system at once.
6. Verify each system is showing normal status before moving to the next.

The building has an automated dialer that routes electrical, HVAC, and boiler alarms to an external monitoring center based in Chicago. They call the on-call ops manager.

1. Listen to the alarm description. Common: vestibule low-temp, boiler fault, loop pump failure, HVAC supply temp out of range.
2. Log into Baker Group remotely (your phone shortcut or laptop) and verify the fault.
3. Determine vendor based on system — see Vendor Directory.
4. If it's the vestibule low-temp alarm in winter, jump to procedure #4 below.
5. Document the call, time, alarm type, and your action.

If a real fire/smoke detector triggers, the Chicago monitoring center bypasses us and dispatches the county fire department directly. Your job is to support them and account for occupants — not to silence the alarm.

1. Get clear of the building. Help others evacuate if safe.
2. Call 911 if you have any reason to believe one was not already dispatched.
3. Meet the responding fire department at the front entrance. Bring keys, panel access, and your phone.
4. Notify the university and Done Done leadership.
5. After the all-clear, walk with Simplex Grinnell / Johnson Controls (or Shippers Electric Service if they're subbed in) to identify root cause and reset the panel.

The front vestibule, between the exterior and interior doors, has life-safety sprinkler heads in the ceiling. In extreme cold, automatic-door cycling drops the temperature fast enough to risk freezing those heads. This is one of the most common winter emergency calls we get from the auto-dialer.

1. Check forecast. Anything single-digit or below zero overnight = act preemptively.
2. Manually disable the automatic door openers/closers for the vestibule doors. Let the tenants and university know they'll need to use the manual operation temporarily.
3. Verify the cabinet heater in the vestibule ceiling is running. It assists recovery whenever the doors do open.
4. Monitor the vestibule temperature on the Baker Group interface — you can watch it rise/fall with each door cycle.
5. Once outdoor temps rise back to safe levels, re-enable the automatic door mechanisms and notify tenants.

1. Verify the fault on Baker Group — which boiler, which loop pump, what stage is calling, what's the supply temp vs set point.
2. Check redundancy. We have two boilers; one is enough to carry building load. The Wednesday-9am auto-alternation should have one running. If both are down, escalate immediately.
3. Manual override (if needed). Use Baker Group to isolate the failed boiler and designate the secondary as active primary.
4. Dispatch Modern Piping with specifics — "system is calling for X stages, supply temp Y degrees below set point" — see HVAC page for the diagnostic script.
5. Once repaired, revert Baker Group back to "Auto."

1. Contain. If you can safely isolate a local shut-off, do so.
2. Identify scope. Single fixture? Booster pump? Domestic supply? Lab equipment line (likely U of I's problem)?
3. Call Fleming for any major plumbing failure, booster pump issue, or water softener problem. They are our designated plumbing contractor.
4. If it's an automated sink that won't actuate, that's a battery — see Plumbing page.
5. Document and notify ops + the affected tenant.

This isn't an emergency — it's the "don't cause an emergency" reminder. Any time you or a vendor is going to do work that could trip a flow meter or simulate a running sprinkler head (Blackhawk sprinkler inspection, Simplex fire alarm inspection, etc.), call the monitoring center first to place the system "on test".

1. Call the Chicago monitoring center.
2. Request a test window — typically 4 to 6 hours.
3. Verify they acknowledge the test status. If they don't, they'll dispatch the fire department on the first signal.
4. Do the work.
5. When finished, call back and explicitly release the test. The system is not back online until you do.

The facility runs on a primary physical master key system. The physical master is authorized to open all standard facility doors. The hard restriction:

• Do not attempt to use the master on the university's data closets. They are explicitly restricted and excluded from the master configuration.
• Some rooms in the building belong to U of I and we do not have access at all — if you don't have a key, that's why.

The BioVentures Center has a master key box that houses most keys for the building. The historical paper master list is not 100% accurate — it was significantly off when Done Done took over, and even after corrections it still isn't reliable. Operate under that assumption.

Identify physical keys by their stamped alphanumeric ID, not by the paper log:

1. Pick up the key and look for the stamp.
2. Keys are stamped with the letter "A" followed by a two-digit number.
3. That two-digit number corresponds to a physical room number in the facility.
4. Cross-reference the room number to confirm.

When a tenant moves out without returning a key, or the lock configuration is unknown, do not dispatch the locksmith to the building. We pull the hardware ourselves and take it to him.

1. Confirm the specific door's key is missing or unidentifiable.
2. Loosen the set screw on the door hardware with a standard screwdriver.
3. Pull the cylinder directly out of the door assembly.
4. Transport the cylinder off-site to Doors Inc. (Jan Manternach, 319-365-7816).
5. Tell them which room number the cylinder is for. They'll generate the correct key.

The building uses a Kantech access control system. Tenant key cards and automated door schedules are managed through it.

Kantech login

• Username: kantech  (lowercase j)
• Password: kantech  (lowercase)
• Cameras: denny / BioVentures#!

Kantech access codes by person

Amber in the downstairs front office is the primary day-to-day key card administrator for tenant cards. All tenant requests go to Amber first.

Physical keys are stamped with an alphanumeric ID. Below is the full room-to-key and tenant reference.

East Side — 1st Floor

East Side — 2nd Floor

West Side — 1st Floor

West Side — 2nd Floor

Misc. keys

The building has an internal video surveillance network and a "kinetic" computer system. Both must be protected against localized power loss.

• Active vs decommissioned cameras: the building contains a mix of old (decommissioned) and newly updated video cameras. Monitor only the active, new system. The old monitor is totally out of use; the sensor was flipped to hold the new monitor.
• Battery backup: located in the equipment room. It powers the kinetic computer and the video surveillance system. It is labeled "Not for tenant use — do not connect anything" because tenants have plugged in to it in the past and drained it during outages.
• Tenant equipment: most of the rack in this room is tenant equipment. Don't mess with it. If a tenant needs something there, they handle their own maintenance.
• South Slope provides internet to the building from this room. There are two sides — university side and common/other-office side.

• Authorized access to the master key box
• Standard screwdriver (for cylinder removal)
• Doors Inc. — Jan Manternach, 319-365-7816
• Amber's contact info (key card admin)

• Set point: fluctuates between 55 and 60 degrees based on outdoor conditions (Baker Group calculates this automatically from the roof sensor).
• Minimum outdoor air damper: hard-coded to never drop below 5% open — ensures continuous fresh air.
• West Side air handler: no gas feed — operates strictly off the boiler loop, with valve controls per room and return air recirculation.
• East Side: has a gas-powered 12-burner roof unit and 8 compressors on the AC side.

Baker Group is accessible on-site or remotely via the IP-based interface (save a shortcut to the system IP). Log in and check:

1. East Side: how many heating stages are currently running, the supply temp, and the set point.
2. Normal example: 1 heating stage running, supply temp 59°F, set point ~58°F — slightly above set point is fine.
3. Verify economizer handoff: as the supply temp reaches the set point, heating stages should drop to zero.
4. Confirm damper actuation: once heating stages hit zero, the outdoor air damper opens (e.g., to 90%) and the return air damper shuts down — the system regulates with outside air.
5. West Side: outdoor air damper might read different from East because the West sensor is in a different spot (sometimes in the sun). Don't expect the two readings to match.

Two primary boilers. Only one is needed to carry building load. Built-in redundancy.

• Automated alternation: The system switches the primary between Boiler 1 and Boiler 2 every Wednesday at approximately 9:00 AM. Verify the handoff happened.
• Two circulation pumps in the boiler loop. Two disconnect power supplies on each wall. Built so you're never without at least one supplier running.

Manual override (emergency/maintenance)

1. Access the Baker Group interface.
2. Locate the specific boiler module.
3. Override the automated command — manually isolate the compromised boiler.
4. Ensure the secondary unit is designated as the active primary.
5. Once repairs are complete, revert from manual override back to "Auto."

Pro tip: when there's a mismatch between Baker Group's command and physical output, give Modern Piping the data — not a vague "it's broken."

Always be ready to give them:

• Outdoor air temperature
• Number of heating (or cooling) stages currently commanded
• Current supply temperature vs set point
• Anything you saw or heard on-site

The front vestibule has sprinkler heads in the ceiling. In single-digit or sub-zero overnight temperatures, automatic-door cycling can drop vestibule temp fast enough to risk freezing them.

1. Monitor weather alerts — overnight forecasts with single-digit or sub-zero temps.
2. Manually disable the automatic door openers/closers on the vestibule doors before the temp drop.
3. Verify the cabinet heater in the vestibule ceiling is operational.
4. Track temperature on Baker Group — it shows the rise/fall with each door open/close.
5. Once temps rise to safe levels, re-enable the automatic doors.

Gas usage for the east side of the facility is logged weekly for accounting and tenant billing.

1. Access the east side gas sub-meter.
2. Record the raw number displayed.
3. Apply the established decimal adjustment to convert the raw number to cubic feet used. Winter usage typically runs 250–300 cubic feet per logging interval.
4. Submit the adjusted reading to the accounting department.

Tip: snap a photo of the meter, then log later from the photo.

Facility staff are responsible for monitoring and basic isolation. All mechanical repairs, airflow/CFM adjustments, internal valve replacements, and exhaust-fan service go to Modern Piping.

• Don't try to balance airflow yourself — call Modern Piping.
• Quarterly filter service is Modern Piping.
• Exhaust fan service (large east-side fan for 1st & 2nd floor restrooms, west-side fan for 1st, 2nd, 3rd floors) — Modern Piping.

Baker Engineering, designed 3/12/2018 — Oakdale Research Park / BioVentures Center

System components

• Jace 8000 S — (3 units)
• MNB 70 — (2 units)
• MNB 1000 — (2 units)
• MNB V2-2 — 77 controllers, 139 VAV total

VAV count by floor

Pending hardware replacements (from BAS diagram notes)

BAS computer / owners PC

• Location: Rm E253 — East Side, next to HVAC Data Rm
• HVAC Data Rm also noted as Rm W302 / W253 (Baker Group graphics viewable from here)

• Boiler brand: Aerco  |  Model: Benchmark
• Boiler Room: W302 (3rd Floor)
• Building Hot Water Heater: Boiler Rm W302
• Building Water Softener: Tanks in Boiler Rm W302 — fill with Solar Salt (Flake) 2 times per year

RPZ Backflow Preventer locations & numbers

Mini Split units

Dock Heaters — seasonal startup

• East Dock: Turn on Wall Unit — Turn Hanging Heater On via Switch Above Heater
• West Dock: Building Heat — Boiler Loop Fan Unit (Hallway door must be open)
• Mechanical Room W106: Building Sprinklers / Building Water Supply — Turn Hanging Heater On, Switch Above Heater
• Fire Risers: Turn Switch on Above Hanging Unit (Building Heat)

Filters are building-wide. Coordinate with Modern Piping for filter service.

• Authorized Baker Group / BAS login credentials (PC in E253)
• Physical access to the boiler room (W302) and front vestibule
• Modern Piping contact info
• The accounting sub-meter log sheet
• Solar Salt (Flake) for water softener — fill 2x per year

Roof-mounted emergency generator. Sustains life-safety systems and critical tenant equipment during a power failure.

• Red outlets = generator-backed. Every emergency power outlet in the building is colored red. If you see a red outlet, it's on the generator.
• Critical tenant loads: -80°F laboratory freezers must stay plugged into red outlets at all times. This is a contractual / scientific-integrity issue, not just convenience.
• Stairwell egress lighting is generator-backed.
• Weekly test: generator turns on and runs for ~5 minutes once a week (historically Wednesdays) for a test run.
• Servicing & troubleshooting: all complex generator work goes to Shippers Electric Service (Des Moines).

Schumacher (elevator vendor) gave us this instruction directly. When utility power is lost and they come down to replace a transformer leg, the line that comes back can be out of phase. If we leave the elevator motors energized, they can run backward when power is restored and sustain catastrophic damage.

1. On loss of facility power, proceed to the primary equipment rooms immediately.
2. Manually power down or disconnect critical mechanical and computer systems.
3. Maintain isolation until the utility restores main power AND verifies correct phasing.
4. Once stable power and correct phasing are confirmed, manually toggle equipment back online sequentially — don't let a massive voltage jolt hit everything at once.

Once a month, record electrical sub-meter readings so accounting can calculate per-tenant usage based on square footage.

Sub-meter locations (3 to 4 meters)

• First Floor
• Second Floor East
• Second Floor West
• Boiler Room (covers Third Floor West)

For standard meters, document the raw number on the accounting sheet.

Special procedure — the one meter that needs a chip reset

One of the sub-meters requires a manual hardware "reset/test mode" to read accurately. Keep small needle-nose pliers nearby for it.

1. Unscrew and remove the meter faceplate.
2. Use the small pliers to slide the internal chip off its mounting pins.
3. Slide the chip back onto the designated pins — this puts the unit into Reset / Test Mode.
4. Press the toggle button exactly six times to advance the system to Mode 3.
5. Record the total displayed on the screen.
6. Apply the designated decimal adjustment before submitting to accounting.

Most panels in the building are labeled. Labeling is not 100% (especially on first-floor panels), but the electricians have done a good job in most places.

1. When troubleshooting a localized failure, locate the nearest junction box or panel.
2. Cross-reference the labeled panel and breaker numbers.
3. Find the labeled breaker and reset.
4. Outlets in offices/tenant spaces often have ID numbers identifying their panel — check the outlet first.
5. If the outlet isn't labeled, check the ceiling and junction boxes — electricians usually wrote the panel and breaker number there.

An automated dialer routes critical alarms (electrical control, HVAC, boiler, loop pump, vestibule low-temp) to an external monitoring center based in Chicago. The Chicago center then calls the on-call ops manager.

1. Receive the call. Listen to which system / fault.
2. Log into Baker Group remotely (phone or laptop) to verify.
3. Determine the right vendor.
4. Document.

• First Floor electrical room: primary service. Includes controls for Jockey Park, domestic water, and some elevator stuff. Main disconnects here — hands off.
• Second Floor electrical room: also includes emergency generator breakers, plus miscellaneous breakers for the break room / kitchenette area.
• Stacked exhaust fans: one large East-side fan services 1st & 2nd floor restrooms; one West-side fan services 1st, 2nd, and 3rd floor restrooms. Breakers for those are in the corresponding electrical rooms. Modern Piping services the fan assemblies; Nelson Electric handles anything electrical-side.
• Third floor power supply: some controls for the third-floor hot water heater and exhaust fans were found in the first-floor electrical room (Worth noting). Worth noting if you're troubleshooting upstairs.

• Physical access to primary electrical service rooms (1st floor), secondary electrical rooms, and the Boiler Room
• Approved sub-meter logging sheets for accounting
• Needle-nose pliers (for the chip-reset sub-meter)
• Schumacher contact (elevators) and Shippers Electric Service contact (generator)
• Nelson Electric contact for anything beyond a breaker reset

The BioVentures Center relies on a localized booster pump to get water up to the upper floors. Standard municipal water lines aren't strong enough to reach the top of the building independently.

• Incoming city water pressure: historically maintains just above 30 PSI.
• 30 PSI is not enough to push water to 2nd and 3rd floor restrooms and labs.
• Booster pump augments the city line and gets domestic water typically around 80 PSI for the upper floors.
• The booster pump was replaced within the last ~5 years — it's a newer unit. Note this in maintenance logs.

The building uses a commercial water softening system to protect plumbing hardware and lab equipment from mineral buildup.

• Location: upstairs in the primary Boiler Room.
• Regeneration cycle: volume-based — initiates every 7,000 gallons.
• Average usage on that side typically runs around 300 per cycle phase.
• Auto-alternation: during regeneration, the system automatically switches between tanks so soft water supply is continuous. No manual intervention needed.
• Salt: Mr. Salty / brine tank — keep an eye on it, "never really overflowing." Refill as needed.

Restroom sinks in the facility are automated. They use mixing valves with motion/actuation sensors rather than traditional manual hot/cold handles.

When an automated sink fails to actuate

1. Access the mixing valve control box.
2. Perform a direct battery replacement.
3. Verify the sensor restarts and the sink actuates normally.

Shutoff locations (marked with white tape)

A dedicated line off the main water supply feeds the outdoor irrigation system for the lawn. The irrigation control unit is located near the main domestic water entry. Pump is controlled by that unit. Not typically a winter concern.

• Controller: Hunter ICC
• Water Source: 1½" Yard Meter
• Water Demand: 48 GPM @ 80 PSI
• Water Pressure Available: 78 PSI
• As-built drawing date: 5/07/09 (Scott Dinderman Landscape Solutions Inc.)

Facility staff handle battery replacement on sinks and monitor pressure/softener gauges. Everything else plumbing-related goes to Fleming.

• Booster pump failures or pressure drops
• Domestic water line issues
• Complex water softener malfunctions
• Pipe modifications, leaks, fixture failures

• Access to primary mechanical areas and the third-floor Boiler Room
• Replacement batteries for automated sink fixtures
• Fleming contact info

• Monitoring: Chicago-based external monitoring center.
• Primary alarm contractor: Simplex Grinnell or Johnson Controls (these have been used interchangeably in conversation — see Open Items for current contract holder).
• Subcontracted electrical work: Simplex frequently subs to Shippers Electric Service (Des Moines) for complex panel troubleshooting. They know these panels inside and out.

Signal types

• Supervisory / trouble: Chicago calls our on-call ops manager. We investigate.
• Active fire / smoke: Chicago bypasses us and dispatches the county fire department directly. Our job is to assist responders and account for occupants.

Before any work that could trip a flow meter or simulate a sprinkler running:

1. Call the Chicago monitoring center.
2. Request a test window (typical: 4 to 6 hours).
3. Verify they acknowledge the test status. If they don't, they will dispatch the fire department on the first signal.
4. Do the work.
5. When finished, call them back and explicitly release the test — system back online.

Monitoring account info (First Onsite / Simplex)

• Company: First Onsite — BioVenture, 2500 Crosspark Rd, Coralville IA 52241
• Simplex/Johnson Controls — Service Account #2525093
• Alarm Account: #2037373  |  Password: BBQ
• Main: 515-278-4100  |  Test: 515-278-4100  |  Service: 888-746-7539
• Fire Panel phones: Main 319-665-2687  |  Backup 319-665-2688

Panel code: 333  |  System: Tyco / Simplex / Grinnell

1. Press Menu
2. Press Enter
3. Press #1
4. Enter code 333, then press Enter again
5. Push each button on the left of the panel to bypass alarms from sounding
6. To return panel to normal: repeat steps 1–5

Key switches reset the alarm system Supply and Return circuits. Each location has a switch mounted in the ceiling tile.

Tenant note: SunHydrogen and Perspective Therapeutics are involved in East Side key switch locations.

Once a year, the building alarm is sounded for approximately 10 minutes during the annual inspection.

1. Walk the hallways during the 10-minute window.
2. Visually verify every emergency strobe is functioning — they should all be flashing.
3. Note any non-functioning strobes for the technician to address before they wrap up.

• Blackhawk Sprinkler — Contact: Rob, 319-430-2705
• Simplex Monitoring: 515-278-4100  |  Account #2037373  |  Password: BBQ  |  Panel Code: 333
• The fire pump was recently replaced — it's a newer unit. Note this in service logs.
• Annual sprinkler inspection: place system on test, then facility staff physically interact with the control sequence to bypass specific systems while technicians trip flow meters. This prevents false alarms.
• Fire Pump Test Connection: Outside of building (West End). Test valve is inside Rm W150. Valve is left open to drain in winter.

Sprinkler control valve / tamper switch locations

• Hawkeye Fire is the contractor for portable fire extinguishers in the hallways.
• They come down to inspect and swap older units as required.
• If you spot a damaged or missing extinguisher, flag it for Hawkeye on their next visit.

• Authorized access to the primary fire alarm control panels and the third-floor sprinkler / fire-pump control room
• Direct numbers for Chicago monitoring center and primary vendors
• Authorized passcodes to place systems "on test"