36C24524R0089 Leesburg.pdf

GSA FORM R100A (10/24)

TABLE OF CONTENTS

VA REQUEST FOR

LEASE PROPOSALS

NO.

36C24524R0089

LEESBURG, VA

Offers due by 05/30/2025

In order to be considered for award, offers conforming to the requirements of the RLP shall be received no later than 3:00pm EST on the date above. See “Receipt of Lease Proposals” herein for additional information.

This Request for Lease Proposals ("RLP") sets forth instructions and requirements for proposals for a Lease described in the RLP documents. Proposals conforming to the RLP requirements will be evaluated in accordance with the Method of Award set forth herein to select an Offeror for award. The Government will award the Lease to the selected Offeror, subject to the conditions herein.

The information collection requirements contained in this Solicitation/Contract, that are not required by regulation, have been approved by the Office of Management and Budget pursuant to the Paperwork Reduction Act and assigned the OMB Control No. 3090-0086.

SLAT RLP

TABLE OF CONTENTS

SLAT RLP

SECTION 1 STATEMENT OF REQUIREMENTS

1.01 GENERAL INFORMATION (SLAT) (OCT 2023)

1.02 AMOUNT AND TYPE OF SPACE AND LEASE TERM (SLAT) (OCT 2020)

1.03 NEIGHBORHOOD AND PARKING (SLAT) (OCT 2021)

1.04 LIST OF RLP DOCUMENTS (SLAT) (OCT 2023)

1.05 LEASE DESCRIPTION (SLAT) (OCT 2023)

1.06 AUTHORIZED REPRESENTATIVES (OCT 2020)

1.07 BROKER COMMISSION AND COMMISSION CREDIT (OCT 2020) INTENTIONALLY DELETED

1.08 PRICING OF SECURITY REQUIREMENTS (OCT 2022)

1.09 NORTH AMERICAN INDUSTRY CLASSIFICATION SYSTEM (NAICS) CODE AND SMALL BUSINESS SIZE

STANDARD (OCT 2023)

SECTION 2 ELIGIBILITY AND PREFERENCES FOR AWARD

2.01 EFFICIENCY OF LAYOUT (SLAT) (OCT 2020)

2.02 FLOOD PLAINS (OCT 2022)

2.03 SEISMIC SAFETY – MODERATE SEISMICITY (OCT 2023) INTENTIONALLY DELETED

2.04 SEISMIC SAFETY – HIGH SEISMICITY (OCT 2023) INTENTIONALLY DELETED

2.05 ENERGY INDEPENDENCE AND SECURITY ACT (EISA) (OCT 2023) INTENTIONALLY DELETED

2.06 DUE DILIGENCE AND NATIONAL ENVIRONMENTAL POLICY ACT REQUIREMENTS - RLP (OCT 2023)

INTENTIONALLY DELETED

2.07 NATIONAL HISTORIC PRESERVATION ACT REQUIREMENTS - RLP (SMALL) (OCT 2023)

SECTION 3 HOW TO OFFER

3.01 GENERAL INSTRUCTIONS (SLAT) (OCT 2020)

3.02 RECEIPT OF LEASE PROPOSALS (SLAT) (OCT 2024)

3.03 BUDGET SCOREKEEPING; OPERATING LEASE TREATMENT

3.04 ADDITIONAL SUBMITTALS

3.05 TENANT IMPROVEMENTS INCLUDED IN OFFER (SLAT) (OCT 2020) (SEE 1.08-D)

3.06 OPERATING COSTS REQUIREMENTS INCLUDED IN OFFER (JUN 2012)

3.07 UTILITIES SEPARATE FROM RENTAL / BUILDING OPERATING PLAN (JUN 2012) INTENTIONALLY DELETED

3.08 SECURITY IMPROVEMENTS INCLUDED IN OFFER (OCT 2022) INTENTIONALLY DELETED

SECTION 4 METHOD OF AWARD

4.01 NEGOTIATIONS (SLAT) (OCT 2023)

4.02 HUBZONE SMALL BUSINESS CONCERN PRICE PREFERENCE WAIVER (SLAT) (OCT 2023)

4.03 OTHER EVALUATION FACTORS

4.04 EVALUATION FACTOR DESCRIPTIONS (OCT 2023)

4.05 AWARD (SLAT) (OCT 2023):

SECTION 5 ADDITIONAL TERMS AND CONDITIONS

5.01 MODIFIED RLP PARAGRAPHS (OCT 2016) INTENTIONALLY DELETED

RLP NO. 36C24524R0089, PAGE 1 GSA FORM R100A (10/24)

REQUEST FOR LEASE

PROPOSALS NO. 36C24524R0089

April 01, 2025 SLAT RLP GSA FORM R100A (October 2024)

SECTION 1 STATEMENT OF REQUIREMENTS

1.01 GENERAL INFORMATION (SLAT) (OCT 2023)

A. This Request for Lease Proposals (RLP) sets forth instructions and requirements for proposals for a Lease described in the RLP documents.

The Government will evaluate proposals conforming to the RLP requirements in accordance with the Method of Award set forth below to select an Offeror for award. The Government will award the Lease to the selected Offeror, subject to the conditions below.

B. Included in the RLP documents is lease form L100A setting forth the lease term and other terms and conditions of the Lease contemplated by this RLP, and a Proposal to Lease Space (GSA Form 1364) on which Offeror shall submit its offered rent and other price data, together with required information and submissions. The Lease paragraph titled “Definitions and General Terms” shall apply to the terms of this

RLP.

C. Do not attempt to complete lease form L100A. VA will transcribe the successful Offeror’s final offered rent and other price data included on the GSA Form 1364 into the lease and transmit the completed Lease, including any appropriate Exhibits, to the successful Offeror for execution. Neither the RLP nor any other part of an Offeror’s proposal shall be part of the Lease except to the extent expressly incorporated therein. The Offeror should review the completed Lease for accuracy and consistency with his or her proposal, sign and date the first page, initial each subsequent page of the Lease, and return it to the Lease Contracting Officer (LCO).

D. The Offeror's executed Lease shall constitute a firm offer. No Lease shall be formed until the LCO executes the Lease and delivers a signed copy to the Offeror.

E. Offeror may not use Federal agency name(s) and/or acronym(s), e.g., Veterans Health Administration (VHA), Veterans Affairs (VA), in the entity name that owns and/or leases the Space to the VA.

1.02 AMOUNT AND TYPE OF SPACE AND LEASE TERM (SLAT) (OCT 2020)

A. The VA is seeking an estimated 2,314 Net Usable Square Feet (NUSF), yielding 2,314 American National Standards Institute/Building

Owners and Managers Association International Occupant Area (ABOA) and up to 3,280 Rentable Square Feet (RSF) of contiguous space within the Area of Consideration set forth below. The maximum Rentable Square Feet of this Lease shall not exceed 3,280 RSF.

The VA uses Net Usable Square Feet (NUSF). For clauses and other lease references to ABOA or ANSI/BOMA, it is understood to mean NUSF. See Section 2 of Lease Form L100A for a more detailed explanation of applicable NUSF/ABOA definitions.

The space shall be in a professional and aesthetically pleasing Building. Space offered must be in a quality building of sound and substantial construction, either a new, modernized building, or one that has undergone restoration or rehabilitation for the intended use.

Space shall be in a prime commercial district with attractive, professional surroundings. Streets and public walkways shall be well maintained.

CITY, STATE LEESBURG, VIRGINIA

AREA OF CONSIDERATION SEE PARAGRAPH B

MAXIMUM SQ. FT. NUSF/ABOA/RSF 2314 (NUSF/ABOA) / 3280 (RSF)

PREFERRED PARKING SPACES (SURFACE) 24 ONSITE INCLUDING 4 ADA COMPLIANT SPACES

INITIAL FULL TERM 20 YEARS (5 FIRM, 15 SOFT)

INITIAL FIRM TERM 5 YEARS

TERMINATION RIGHTS 90 DAYS

ADDITIONAL REQUIREMENTS NONE

B. The Government requests offered Space in an area bounded as follows:

North: Virginia 7 to Market St to Fairview St NW to Old Waterford Rd to Ida Lee Dr NW to U.S. 15.

South: Riverside Commons Plaza to Riverside Parkway to Ashburn Village Blvd to Virginia 7 to Goose Creek.

East: Route 15 to Battlefield Parkway NE to Route 773 to Riverside Pkwy to Goose Creek to VA State Line.

West: U.S. 15 to Virginia 7 to State Route 699 to Evergreen Mills Road, to Route 7 Harry Byrd Highway to Fair View Street NW.

Buildings with Property boundary(ies) on the boundary streets are deemed to be within the delineated Area of Consideration.

RLP NO. 36C24524R0089, PAGE 2 GSA FORM R100A (10/24)

1.03 NEIGHBORHOOD AND PARKING (SLAT) (OCT 2021)

A. Neighborhood and Parking: Space shall be located in a prime commercial district with attractive, professional surroundings with a prevalence of modern design and/or tasteful rehabilitation in modern use. Streets and public sidewalks shall be well maintained. Parking facilities with an adequate availability of parking spaces open to the general public to accommodate employees and visitors shall be located within the immediate vicinity of the building but generally not exceeding a walkable 500 feet of the employee entrance of the offered Building as determined by the LCO. These parking facilities do not substitute the required parking under Paragraph 1.02(A).The preferred VA-dedicated on-site parking will be no less than 24 surface/outside parking spaces and shall be increased to current local code requirements if necessary. Lessor is responsible for meeting parking code. See SECTION 3 HOW TO OFFER.

B. Transit Accessibility. Access to public transportation shall be located within a reasonable vicinity of the building.

1.04 LIST OF RLP DOCUMENTS (SLAT) (OCT 2023)

A. The following documents are attached to and included as part of this RLP package:

DOCUMENT NAME

NO. OF PAGES

EXHIBIT

Lease No. 36C24524L0013 (FORM L100A) 29 N/A GSA Form 1364 - Proposal to Lease Space 4 A GSA Form 1217, Lessor's Annual Cost Statement 3 B Annual Rent Schedule Excel C Agency Specific Requirements (ASR-A) (Includes Space Plan) 9 D Exterior Signage Requirements (SOW ASR B - Leesburg Exterior Signage Guide) 18 E Interior Signage Requirements (SOW ASR-C - Leesburg Interior Signage Guide) 24 F VA Facility Security Requirements (FSL) for Level 1 13 G GSA 3517A, General Clauses 10 H U.S. DOL Wage Determination 7 I Security Unit Price List Excel J GSA 3516A, Solicitation Provisions 6 K Tenant Improvement Cost Summary (TICS Table) Excel L GSA Form 12000 for Prelease Fire Protection and Life Safety Evaluation for an Office Building (Part A or Part B) (See Section 3 for applicable requirements)

6 M

Past Performance Questionnaire 4 N FAR 52.204-24, Representation Regarding Certain Telecommunications and Video Surveillance Services or Equipment

4 O

RLP NO. 36C24524R0089, PAGE 3 GSA FORM R100A (10/24)

1.05 LEASE DESCRIPTION (SLAT) (OCT 2023)

A. Offeror shall examine Lease form L100A included in the RLP documents to understand the Government's and the Lessor's respective rights and responsibilities under the contemplated Lease.

B. The Lease contemplated by this RLP includes:

1. The firm and soft term/s of the Lease, square footage, % of occupancy, and other applicable terms.

2. Terms and Conditions of the Lease, including Definitions, Standards, and Formulas applicable to the Lease and this RLP.

3. Building Shell standards and requirements.

4. Information concerning the tenant agency's buildout requirements, to be supplemented after award.

5. Security Requirements.

6. A description of all services to be provided by the Lessor.

C. Should the Offeror be awarded the Lease, the terms of the Lease shall be binding upon the Lessor without regard to any statements contained in this RLP.

D. The Lease contemplated by this RLP is a fully serviced, turnkey Lease with rent that covers shell, and operating costs, Rent shall be based upon a proposed rental rate per Net Useable Square Foot (NUSF), limited by the offered rate and the maximum NUSF solicited under this RLP. The Tenant Improvements to be delivered by the Lessor shall be based upon information provided with this RLP, Lease, and Exhibits.

The Lessor shall design and build the TIs after award of the lease to reflect the VA’s full requirements.

The Lessor shall provide a not-to-exceed cost for design, project management, and buildout of TIs and will be compensated up to the not-to-exceed costs. Although the TI requirements will not be fully developed until after award, offerors shall provide the not-to-exceed costs as part of the lease proposal and the not-to-exceed price will be in the lease in the Tenant Improvement Rental Adjustment paragraph.

Offerors are encouraged to consider the use of existing fit-out and other improvements to minimize waste. However, any existing improvements must be deemed equivalent to Lease requirements for new installation, and Offerors are cautioned to consider those requirements before assuming efficiencies in its TI costs resulting from use of existing improvements.

E. The security pricing process is described in a separate paragraph.

G. Offerors are advised that doing business with the Government carries special responsibilities with respect to sustainability, fire protection and life safety, and security, as well as other requirements not typically found in private commercial leases.

1.06 AUTHORIZED REPRESENTATIVES (OCT 2020)

With respect to all matters relating to this RLP, only the Government's LCO designated below shall have the authority to amend the RLP and award a Lease. The Government shall have the right to substitute its LCO by notice, without an express delegation by the prior LCO.

Offerors may contact the Primary Government Contact designated below:

Lease LCO:

Name: Robin McDonald Email Address: Robin.McDonald3@va.gov

As to all other matters, Offerors may contact the Alternate Government Contact designated below.

Alternate Government Contact:

Name: Vanessa Jacobs Email Address: Vanessa.Jacobs@va.gov

1.07 BROKER COMMISSION AND COMMISSION CREDIT (OCT 2020) INTENTIONALLY DELETED

1.08 PRICING OF SECURITY REQUIREMENTS (OCT 2022)

A. The proposed Lease contains an attachment with the security requirements and obligations for the space, which are based on the facility security level (FSL). The Federal Government determines the facility’s FSL rating, which ranges from FSL I to FSL IV. The FSL is based on client agency mix, required size of space, number of employees, use of the space, location, configuration of the site and lot, and public access into and around the facility.

B. The security requirements attached to this Lease includes a list of security countermeasures that may be installed in the leased Space.

Offeror shall use the Security Unit Price List to provide the Government with itemized costs of these security countermeasures. Security upgrades will be paid in lump sum as part of Tenant Improvements.

C. There shall be no charge to the Government for any items that already exist in the offered Building or facility.

1.09 NORTH AMERICAN INDUSTRY CLASSIFICATION SYSTEM (NAICS) CODE AND SMALL BUSINESS SIZE STANDARD (OCT 2023)

A. The North American Industry Classification System (NAICS) code for this acquisition is 531120 (Exception).

RLP NO. 36C24524R0089, PAGE 4 GSA FORM R100A (10/24)

B. The small business size standard for the applicable NAICS code is found HTTPS://WWW.SBA.GOV/SIZE-STANDARDS/.

https://www.sba.gov/size-standards/

RLP NO. 36C24524R0089, PAGE 5 GSA FORM R100A (10/24)

SECTION 2 ELIGIBILITY AND PREFERENCES FOR AWARD

2.01 EFFICIENCY OF LAYOUT (SLAT) (OCT 2020)

A. In order to be acceptable for award, the offered Space must provide for an efficient layout as determined by the LCO.

B. To demonstrate potential for efficient layout, the Offeror will provide a conceptual design layout to demonstrate that the offered space has capability to fulfill the VA requirements. Proposals are at the Offeror’s expense. The Government will advise the Offeror if the conceptual design layout demonstrates that the VA requirement cannot be accommodated within the Space offered. The Offeror will not exceed the maximum NUSF in this RLP offer package to include any adjustments that may take place during design after award. If the Offeror is already providing the maximum NUSF and cannot meet the Government's space requirements efficiently, then the Government will advise the Offeror that the offer is unacceptable.

Government requires offered space to provide for easy circulation for Veterans in the offered space.

2.02 FLOOD PLAINS (OCT 2022)

A Lease will not be awarded for any offered Property located within a 1-percent-annual-chance floodplain (formerly referred to as 100-year floodplain) unless the Government has determined that there is no practicable alternative. An Offeror may offer less than its entire site in order to exclude a portion of the site that falls within a floodplain, so long as the portion offered meets all the requirements of this RLP and does not impact the Government’s full use and enjoyment of the Premises. If an Offeror intends that the offered Property that will become the Premises for purposes of this Lease will be something other than the entire site as recorded in tax or other property records the Offeror shall clearly demarcate the offered Property on its site plan/map submissions. For such an offer, the Government may determine that the offered Property does not adequately avoid development in a 1-percent-annual-chance floodplain.

In addition, a Lease will not be awarded for any offered Property adjacent to a 1-percent-annual-chance floodplain, where such an adjacency would, as determined by the Government, restrict ingress or egress to the Premises in the event of a flood, unless there is no practicable alternative.

2.03 SEISMIC SAFETY – MODERATE SEISMICITY (OCT 2023) INTENTIONALLY DELETED

2.04 SEISMIC SAFETY – HIGH SEISMICITY (OCT 2023) INTENTIONALLY DELETED

2.05 ENERGY INDEPENDENCE AND SECURITY ACT (EISA) (OCT 2023) INTENTIONALLY DELETED

2.06 DUE DILIGENCE AND NATIONAL ENVIRONMENTAL POLICY ACT REQUIREMENTS - RLP (OCT 2023) INTENTIONALLY DELETED

2.07 NATIONAL HISTORIC PRESERVATION ACT REQUIREMENTS - RLP (SMALL) (OCT 2023)

A. The Government is responsible for complying with section 106 of the National Historic Preservation Act of 1966, as amended, 54 U.S.C. §

306108 (Section 106). An Offeror must allow the Government access to the offered Property to conduct studies in furtherance of the Section 106 compliance.

B. If the Government determines that the leasing action could affect historic property, the Offeror of any Property that the Government determines could affect historic property will be required to retain, at its sole cost and expense, the services of a preservation architect who meets or exceeds the Secretary of the Interior’s Professional Qualifications Standards for Historic Architecture, as amended and annotated and previously published in the Code of Federal Regulations, 36 C.F.R. part 61, and the GSA’s Qualification Requirements for Preservation Architects. These standards are available at: HTTPS://WWW.GSA.GOV/REAL-ESTATE/HISTORIC-PRESERVATION/.

https://www.gsa.gov/real-estate/historic-preservation/historic-preservation-policy-tools/preservation-tools-resources/proof-of-competency-other-documentation

RLP NO. 36C24524R0089, PAGE 6 GSA FORM R100A (10/24)

SECTION 3 HOW TO OFFER

3.01 GENERAL INSTRUCTIONS (SLAT) (OCT 2020)

Offeror shall prepare a complete offer, using the forms provided with this RLP, and submit the completed lease proposal package to the Government as indicated below.

3.02 RECEIPT OF LEASE PROPOSALS (SLAT) (OCT 2024)

A. Electronic Method – E-mail Submission

1. Unless otherwise authorized by the LCO or his/her designated representative, offers may only be submitted electronically to the VA using email submission with the subject: "Lease Proposal Leesburg: 36C24524R0089". Offers may be submitted using multiple emails. If using multiple emails, the subject line should include the sequential number and total number of emails, for example, if there are four emails in total, the subject line would read, "Lease Proposal Leesburg: 36C24524R0089" - 1 of 4;

"Lease Proposal Leesburg: 36C24524R0089” - 2 of 4; "Lease Proposal Leesburg: 36C24524R0089” - 3 of 4; "Lease Proposal Leesburg: 36C24524R0089” - 4 of 4.

Offeror's email shall include the name, address and telephone number of the Offeror, and identify the name and title of the individual signing on behalf of the Offeror. Offeror's signed lease proposal must be saved in a generally accessible format (such as portable document format (pdf)), which displays a visible image of all original document signatures and must be transmitted as an attachment to the email. Only emails transmitted to, and received at, the VA email address identified in the RLP will be accepted. Offeror submitting a lease proposal by email shall retain in its possession, and make available upon VA's request, its original signed proposal.

2. In order to be considered for award, offers conforming to the requirements of the RLP shall be received no later than the date and time provided on the front page of this RLP.

3. Offers transmitted through email shall be deemed late if received at the designated email address after the date and time established for receipt of offers unless it was received at the initial point of entry to the Government infrastructure not later than 5:00 p.m. one Working Day prior to the date specified for receipt of proposals.

4. There is no paper-based submission process under this RLP, and paper submissions will not be considered, unless otherwise authorized by the LCO.

B. There will be no public opening of offers, and all offers will be confidential until the Lease has been awarded. However, the Government may release proposals outside the Government such as to support contractors to assist in the evaluation of offers. Such Government contractors shall be required to protect the data from unauthorized disclosure.

C. Offer will be submitted in four (4) volumes as follows:

Volume 1: Evaluation Location and Site Plan Parking Plan Building Design Concept Technical Capability Narrative Past Performance References Proposed Milestone Plan or Critical Path of Build Out Phase

Volume 2: Pricing GSA Form 1364, Proposal to Lease Space – (Exhibit B) GSA Form 1217, Lessor's Annual Cost Statement – (Exhibit D) Annual Rent Schedule Building Security Unit Price List Tenant Improvements Cost Summary

RLP NO. 36C24524R0089, PAGE 7 GSA FORM R100A (10/24)

Volume 3: Compliance Documentation evidencing proof that offered space/property/building is outside of the 100 Year Flood Plan Authorization from Property Owner Evidence of at least Conditional Commitment of Funds Evidence of proper zoning Evidence of ownership or written agreement of interest Proof of signing authority National Historic Preservation Act Requirements, if applicable Conflict of Interest Disclosure and Due Diligence System for Award Management (SAM) - active registration for All Awards GSA Form 12000, Pre-lease Fire Protection and Life Safety Evaluation for an Office Building (Part A&B) Property Legal Description and Tax Documentation Asbestos Management Plan and Inspection Report Any deviations from the Government's stated Requirement FAR 52.204-24, Representation Regarding Certain Telecommunications and Video surveillance services or Equipment (NOV 2021)

3.03 PRICING TERMS (OCT 2022)

A. GSA Form 1364, Proposal to Lease Space. Complete all sections of the 1364, including, but not limited to:

1. A shell rental rate per NUSF and RSF, for the initial (base year) of the firm term. If applicable, a proposed change in the shell rental rate/s must be clearly itemized under Section VI Addendum, paragraph A: Step Rent for the remaining term of the lease.

2. A operating cost rental rate per NUSF and RSF for the initial (base year) of the firm term. This equals line 27 of GSA Form 1217, Lessor’s Annual Cost Statement, divided by the total square feet of the entire building (shown on the top of both GSA Form 1364, and Form 1217) for RSF and NUSF, respectively.

B. GSA Form 1217, Lessor’s Annual Cost Statement. Complete all sections of the 1217.

C. Annual Rent Schedule.

D. Security Unit Price List (The Offeror shall use the Security Unit Price list to provide a cost breakdown of the security countermeasures, which were outlined in the security requirements attachment. This is included in the price of TI and is not a separately priced item. The Security Unit Price list includes various improvements and services to be provided by the Lessor. Each item is classified as part of shell and tenant improvements. There shall be no charge to the Government for any items that already exist in the offered Building or facility.

3.03 BUDGET SCOREKEEPING; OPERATING LEASE TREATMENT

The Government will award a Lease pursuant to this RLP only if the Lease will score as an operating lease under Office of Management and Budget Circular A-11, Appendix B. Only offers that are compliant with operating lease limitations will be eligible for award. Offerors are obligated to provide supporting documentation at the request of the LCO to facilitate the Government’s determination in this regard.

3.04 ADDITIONAL SUBMITTALS

Offeror shall also submit with its offer the following:

A. If the offeror is not the owner of the Property, authorization from the ownership entity to submit an offer on the ownership entity’s behalf.

B. Satisfactory evidence of at least a conditional commitment of funds in an amount necessary to prepare the Space, including Shell, TI, and security improvements. Such commitments shall be signed by an authorized bank officer, or other legally authorized financing official, and at a minimum shall state the amount of loan, term in years, annual percentage rate, and length of loan commitment. Alternatively, if the Offeror is self-financing, Offeror must demonstrate, to the satisfaction of the LCO, that it has adequate financial resources to self-finance the necessary improvements, e.g., income statements, cash flow statements, balance sheets, three (3) months of bank statements showing sufficient on hand stable cash reserves to fund the improvements, letter from the entity’s financial officer.

C. Evidence that the Property is zoned in compliance with local zoning laws, including evidence of variances, if any, approved by the proper local authority. If the current zoning is not in compliance, the Offeror must submit a plan and time schedule outlining how they will obtain all necessary zoning approvals prior to construction and how long the necessary zoning approvals will take.

RLP NO. 36C24524R0089, PAGE 8 GSA FORM R100A (10/24)

D. Evidence of ownership or control of Building or site. If the Offeror owns the Property being offered or has a long-term leasehold interest, the deed or lease must be submitted to the LCO evidencing the Offeror's stated interest in the Property and any encumbrances on the Property.

E. If the Offeror does not yet have a vested interest in the Property, but rather has a written agreement to acquire an interest, then the Offeror shall submit a fully executed copy of the written agreement with its offer, together with a statement from the current owner that the agreement is in full force and effect and that the Offeror has performed all conditions precedent to closing, or other form of documentation satisfactory to the LCO prior to award. These submittals must remain current. The Offeror is required to submit updated documents as required.

F. Required Proof of Signing Authority: As a condition of lease award, the Government will require one of the following forms of proof of signing authority before the Government executes the Lease:

1. Corporation. Copy of Articles of Incorporation and bylaws. In addition, a copy of the resolution, signed by the necessary directors of the corporation authorizing the corporate officer who will sign the lease to bind the corporation to the Lease.

2. Partnership. Copy of Partnership Agreement, Statement of Partnership, or Statement of Limited Partnership and evidence of authority of signatory to bind the partnership if not expressly authorized by the Partnership Agreement.

3. Limited Liability Company. Copy of the Articles of Organization and Operating Agreement. Also, evidence of the authority of the signing manager (if company is manager owned) or member (if the company is member managed) to sign, if not expressly authorized by the Articles of Organization and/or Operating Agreement.

4. Joint Venture. Copy of Joint Venture Agreement and evidence of authority of signatory to bind the Joint Venture to the Lease.

G. If claiming an historic preference in accordance with the Historic Preference paragraph in RLP Section 2, Eligibility and Preferences for Award, Offeror must submit one of the following as documentation that the Property is historic or the site of the offered Property is within a Historic District: a letter from the National Park Service stating that the Property is listed in the National Register of Historic Places (NRHP) or eligible for listing, with a date of the listing/decision; a letter from the State Historic Preservation Office stating that the Property is listed in the NRHP, or on a statewide register, or eligible for inclusion, with a date of the listing/decision; or, the NRHP Identification Number and date of listing available from the NRHP Database found at www.nps.gov/nr.

H. If there is a potential for conflict of interest because of a single agent representing multiple owners, present evidence that the agent disclosed the multiple representation to each entity and has authorization from each ownership entity offering in response to this RLP package. Owners and agents in conflicting interest situations are advised to exercise due diligence with regard to ethics, independent pricing, and Government procurement integrity requirements. In such cases, the Government reserves the right to negotiate with the owner directly.

I. The Offeror must have an active registration in the System for Award Management (SAM), via the Internet at HTTPS://WWW.SAM.GOV/SAM/ prior to the Lease Award Date. Offerors must be registered for purposes of “All Awards,” including completion of all required representations and certifications within SAM. This registration service is free of charge.

J. The Offeror must submit the Fire Protection and Life Safety (FPLS) Information in subparagraph 1, unless the building meets either exemption in subparagraphs 2 or 3 below.

1. FPLS Submittal Information.

a. Completed GSA Form 12000, Prelease Fire Protection and Life Safety Evaluation for an Office Building (Part A or Part

B, as applicable).

b. A copy of the previous year’s fire alarm system maintenance record showing compliance with the requirements in NFPA 72 (if a system is installed in the building).

c. A copy of the previous year’s automatic fire sprinkler system maintenance record showing compliance with the requirements in NFPA 25 (if a system is installed in the building).

d. A valid Building Certificate of Occupancy (C of O) issued by the local jurisdiction. If the Building C of O is not available or the local jurisdiction does not issue a Building C of O, provide either:

I. A report prepared by a licensed fire protection engineer with their assessment of the building regarding compliance with all applicable local Fire Protection and Life Safety-related codes and ordinances or, II. For offers of new construction only, documentation indicating the Building Code (including edition) to which the building is being constructed and a written commitment to meet all of the mandatory FPLS lease requirements in the Lease.

2. If the Space offered is 10,000 RSF or less in area and is located on the 1st floor of the Building, Offeror is not required to submit to VA the Fire Protection and Life Safety (FPLS) Submittal Information listed in 1.a through 1.d above.

3. If the Offeror provides a Building C of O obtained under any edition of the International Building Code (IBC), and the offered

Space meets or will meet all the requirements of the Lease with regard to Means of Egress, Automatic Fire Sprinkler System, https://www.sam.gov/SAM/ https://www.sam.gov/SAM/

RLP NO. 36C24524R0089, PAGE 9 GSA FORM R100A (10/24)

and Fire Alarm System prior to occupancy, then the Offeror is not required to submit to VA the FPLS Submittal Information listed in 1 above.

K. The legal description of the Property and tax ID number associated with the Property, copies of prior year tax notices and prior year tax bills, as well as any other information (such as a fact sheet, 5” wide x 3” high or larger color photograph, site plan, location map, and tax parcel map) in case of multiple tax parcels for an offered Building, or multiple buildings on a tax parcel, and any other information that may affect the assessed value, in order for the Government to perform a complete and adequate analysis of the offered Property.

L. A plan and short narrative as necessary to explain how the Offeror will meet the parking requirements.

M. The architectural plans for modernization if the offered Building is not a modern office Building.

N. A current asbestos management plan or operations and management plan, along with a current reinspection report (performed within the past 5 years), if the offered Building contains asbestos-containing materials.

O. Computer generated plans set to 1/8" = 1'-0" (preferred meeting sub-paragraphs 1 through 5 noted below:

1. All plans submitted for consideration shall include floor plan(s) for which Space is being offered and floor plan(s) of the floor(s) of exit discharge (e.g., street level(s)). Each plan submitted shall include the locations of all exit stairs, elevators, and the Space(s) being offered to the Government. In addition, where Building exit stairs are interrupted or discontinued before the level of exit discharge, additional floor plans for the level(s) where exit stairs are interrupted or discontinued must also be provided.

2. All plans submitted for consideration shall have been generated by a Computer Aided Design (CAD) program which is compatible with the latest release of AutoCAD. The required file extension is .DWG. Plans shall include a proposed corridor pattern for typical floors and/or partial floors. The CAD file showing the offered Space should show the Polyline utilized to determine the square footage on a separate and unique layer. All submissions shall be accompanied with a written matrix indicating the layering standard to verify that all information is recoverable. All architectural features of the Space shall be accurately shown.

3. All architectural features of the Space shall be accurately shown.

4. Plans shall reflect corridors in place or the proposed corridor pattern for both a typical full (single tenant) floor and/or partial (multi-tenant) floor. The corridors in place or proposed corridors shall meet local code requirements for issuance of occupancy permits.

5. The VA will review all plans submitted to determine if an acceptable level of safety is provided. In addition, VA will review the common corridors in place and/or proposed corridor pattern to determine whether these achieve an acceptable level of safety as well as to verify that the corridors provide public access to all essential Building elements. The Offeror will be advised of any adjustments that are required to the corridors for determining the ABOA Space. The required corridors may or may not be defined by ceiling-high partitions.

Actual corridors in the approved layout for the successful Offeror's Space may differ from the corridors used in determining the ABOA square footage for the lease award. Additional egress corridors required by the tenant agency’s design intent drawings will not be deducted from the ABOA square footage that the most efficient corridor pattern would have yielded.

P. As provided in the “Amount and Type of Space, Lease Term” paragraph in the RLP, advise whether there are existing vending facilities in the offered Building which have exclusive rights in the building. RANDOLF SHEPPARD ACT

Q. Provide evidence demonstrating amenities do or will exist by the Government’s required occupancy date. Such evidence shall include copies of signed leases, construction contracts, or other documentation as deemed acceptable by the LCO.

R. If applicable, information required under paragraph entitled “NATIONAL HISTORIC PRESERVATION ACT REQUIREMENTS - RLP.”

If the Offeror requests any deviations, all deviations must be documented on Form 1364 in block labeled “Additional Remarks or Conditions with Respect to this Offer.” The VA at its sole discretion will make the decision whether or not to accept the deviation. Any deviations must be requested prior to the request for final proposal revisions. If the Offeror requests any deviations, the VA at its sole discretion will make the decision whether to accept the deviation.

S. FAR 52.204-24, Representation Regarding Certain Telecommunications and Video Surveillance Services or Equipment, as applicable.

T. A construction schedule (such as Critical Path Method) giving the dates on which the various phases of permitting, design and construction (including principal categories of work) will be completed to coincide with the Government's required occupancy date and the milestones as outlined under the Lease.

3.05 TENANT IMPROVEMENTS INCLUDED IN OFFER (SLAT) (OCT 2020) (SEE 1.08-D)

A. Lease and Exhibits are provided with this RLP to all Offerors upon which to base their TI pricing. (TIs are the finishes and fixtures that typically take Space from the “shell” condition to a finished, usable condition.) All TIs required by the Government for occupancy shall be performed by the successful Offeror as part of the rental consideration and all improvements shall meet the quality standards and requirements of this RLP and its attachments. Pricing for TI is proposed using the Tenant Improvement Cost summary (TICS) and is a not-to-exceed price.

RLP NO. 36C24524R0089, PAGE 10 GSA FORM R100A (10/24)

B. The Tenant Improvements shall include all the Offeror’s administrative costs, general contractor fees, subcontractor’s profit and overhead costs, Offeror's Project Management fee, design costs, and other associated project fees necessary to prepare construction documents and to complete the TIs. It is the successful Offeror’s responsibility to prepare all documentation (working/construction drawings, etc.)

required to receive construction permits. NO COSTS ASSOCIATED WITH THE BUILDING SHELL SHALL BE INCLUDED IN THE TI

PRICING.

3.06 OPERATING COSTS REQUIREMENTS INCLUDED IN OFFER (JUN 2012)

The Government requires a fully serviced Lease as part of the rental consideration. The minimum requirements for normal hours, utilities, and janitorial services are specified in the attached Lease document. In lieu of annual CPI adjustments, the offeror shall propose a fixed annual rate of adjustment for each year of the Lease term through the use of the Annual Rent Schedule.

3.07 UTILITIES SEPARATE FROM RENTAL / BUILDING OPERATING PLAN (JUN 2012) INTENTIONALLY DELETED

3.08 SECURITY IMPROVEMENTS INCLUDED IN OFFER (OCT 2022) INTENTIONALLY DELETED

RLP NO. 36C24524R0089, PAGE 11 GSA FORM R100A (10/24)

SECTION 4 METHOD OF AWARD

4.01 NEGOTIATIONS (SLAT) (OCT 2023)

The Government reserves the right to award without discussions. The VA may initiate action to award a contract at any point after review of the offers. Therefore, offers should reflect the offeror’s best terms from a technical and cost standpoint. The Offeror shall not enter into negotiations concerning the Space leased or to be leased with representatives of Federal agencies other than the LCO or their designee.

4.02 HUBZONE SMALL BUSINESS CONCERN PRICE PREFERENCE WAIVER (SLAT) (OCT 2023)

A HUBZone small business concern (SBC) Offeror may elect to waive the price evaluation preference provided in the “Other Evaluation” paragraph by so indicating on the GSA Form 1364, Proposal to Lease Space. In such a case, no price evaluation preference shall apply to the evaluation of the HUBZone SBC.

4.03 OTHER EVALUATION FACTORS

A. The Lease will be awarded to the responsible Offeror whose offer conforms to the requirements of this RLP package and will be most advantageous to the Government, price, and technical award factors listed below considered. The best value tradeoff process permits tradeoffs among price and technical factors, allowing the Government to make an award to other than the lowest priced Offeror or other than the highest technically rated Offeror.

B. The combination of non-price factors below is significantly more important than price. Price is always a consideration and must be determined “fair and reasonable” to be eligible for award.

C. The following award factor(s) will be considered in descending order of importance, unless otherwise noted. All subfactors are equal in importance.

i. Factor 1. Location and Building Subfactor 1: Location and Site Plan Subfactor 2: Building Design Concept

ii. Factor 2: Technical Capability and Qualifications

Subfactor 1. Lessor and Lessor's Subcontractors Subfactor 1: Project Management for Design and Build-Out Phase Subfactor 2: Project Management for Lease Administration and Operational Phase

iii. Factor 3: Past Performance

iv. Factor 4: Price

D. If an offer contains terms taking exception to or modifying any Lease provision, the Government will not be under any obligation to award a Lease in response to that offer. All Exceptions taken must be listed on the GSA Form 1364.

E. A proposal may be determined “unacceptable” for award if any of the Evaluation Factors or Subfactors are rated as unacceptable following evaluation of proposal.

F. Evaluation: Offered non-price factors will be evaluated using adjectival ratings supported by narratives. Price is always a consideration.

Price or cost analysis will be conducted to rate this factor. Price may be evaluated using price analysis, cost analysis, or present value price evaluation. Any combination of these or any other price evaluation method or a combination of methods considered reasonable by the LCO. To be eligible for award price must be determined fair and reasonable.

4.04 EVALUATION FACTOR DESCRIPTIONS (OCT 2023)

A. FACTOR 1: Location and Building: This factor, which is the most important, will evaluate location of the space, plans, design concept narrative, and concept design to meet the requirements based on the following two subfactors. Both subfactors are equal in importance.

SUBFACTOR 1: Location and Site Plan: Subfactor considers proximity of proposed facility to a variety of amenities; availability of public transportation; safety as ascertained by police reports and other means determined reasonable by the LCO; appearance of the surrounding area as being well maintained and free of trash, graffiti, environmental issues. Subfactor also considers accessibility for walking and driving; signage placement and visibility of proposed facility; traffic flow; location of adequate parking.

SUBFACTOR 2: Building Design Concept: Subfactor considers ability to accommodate space requirements; contiguous space, first, second or third floor, first floor (street-level) access; exterior entrances for tenant usage; core elements (i.e., structural, mechanical, electrical, plumbing, HVAC, telephone and data distribution system, Wi-Fi; security, fire protection and life-safety systems). Schematic floor plans identify building core elements (i.e., structural, mechanical, electrical, telephone and data typical distributions systems, security and fire protection and life safety systems), and the quality of major building systems will be considered. Building is built to local code requirements.

RLP NO. 36C24524R0089, PAGE 12 GSA FORM R100A (10/24)

B. FACTOR 2: Technical Capability and Qualifications: This factor, which is more important than the last remaining factor, will evaluate capabilities of the offer to meet the requirements based on the following three subfactors. All subfactors are equal in importance.

SUBFACTOR 1: Lessor and Lessor’s Subcontractors: Subfactor considers Offeror’s project team qualifications and experience in working with medical and clinical projects, Federal, and specifically VA, entities. Offeror’s availability to be available on site is a consideration.

SUBFACTOR 2: Project Management for Design and Build-Out Phase: Subfactor considers Project Management Plan with regards to Offeror’s approach and process to perform work during design and build-out phase; Offeror’s ability to work and coordinate with VA and mitigate risk; Offeror’s plan and process for maintaining scope, cost, and schedule. Offeror’s availability to be available on site is a consideration.

SUBFACTOR 3: Project Management for Lease Administration and Operational Phase: Subfactor considers Offeror’s written lease administration Management Plan to provide a clear process for VA employee(s) to report maintenance issues, workorder requests, emergencies, and Lessor’s measures to meet response times. Also considers Offeror’s Emergency Preparedness Plan outlining activities to mitigate, eliminate, or reduce potential emergencies and manage emergency situations to minimize personal injuries and property damage and control the impacts of an emergency. Subfactor considers Offeror’s proactive lease administration during operation phase of lease to ensure compliance with all lease terms and conditions and Offeror’s personnel location and availability to respond to VA needs on site.

C. FACTOR 3. Past Performance: Factor considers Offeror’s ability to perform the contract successfully as ascertained by the recency and relevancy of projects performed within the past three (3) years of the date of this solicitation that are similar in scope and complexity of this requirement. Past performance information provided by Offeror and/or obtained by any other means determined reasonable by the Lease Contracting Officer (LCO) is considered. Offeror with no past performance record will be evaluated in accordance with FAR 15.305(a)(2)(iv).

The Past Performance Questionnaire (Exhibit N) must be submitted with offers. The Offeror shall provide up to three (3) references and more specifically, any Federal Government references for whom similar services were provided. Information supplied shall include the following:

• Federal Department of Agency serviced.

• Year and period of performance leases were performed.

• Contract number

• Contracting Officer’s name, telephone, and email.

• Total amount of the contract.

• Brief description of the lease; &

• Explanation of any problems or delays encountered.

In addition, the Offeror shall provide a list of all lease contracts they’ve held with the VA within the last five years. Information supplied shall include:

• Lease number.

• Scope (NUSF/RSF).

• Contracting Officer’s name and email.

Offeror may provide information on problems encountered on any contracts and include the corrective action taken to resolve those problems.

D. FACTOR 4. Price: Price is always a consideration and will be evaluated for total lifecycle costs, considering shell rent, operating rent, tenant improvement cost, and other lease costs. Price must be determined by LCO to be fair and reasonable for Offer to be consider further for award. If Offers are rated equally for non-price factors, price becomes inherently more important in determining awardee.

4.05 AWARD (SLAT) (OCT 2023):

1. Lease No. 36C24524L0013 and any associated Exhibits and Lease amendments.

2. GSA 3517A, General Clauses.

3. The pertinent provisions of the offer.

4. Floor plans of the offered Space.

A. The acceptance of the offer and award of the Lease by the Government occurs upon execution of the Lease by the LCO and mailing or otherwise furnishing written notification of the executed Lease to the successful Offeror.

RLP NO. 36C24524R0089, PAGE 13 GSA FORM R100A (10/24)

SECTION 5 ADDITIONAL TERMS AND CONDITIONS

5.01 MODIFIED RLP PARAGRAPHS (OCT 2016) INTENTIONALLY DELETED