3B(2024.11.20)RLP-3CA1541.pdf

GSA TEMPLATE R100 (10/24)

GSA REQUEST

FOR LEASE

PROPOSALS

NO. 3CA1541

SACRAMENTO,

CA

Offers due by 01/06/2025

In order to be considered for award, offers conforming to the requirements of the RLP shall be received no later than 2:00 PM Local Pacific Time 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.

GLOBAL RLP

TABLE OF CONTENTS

GLOBAL RLP

SECTION 1 STATEMENT OF REQUIREMENTS

1.01 GENERAL INFORMATION (OCT 2023)

1.02 AMOUNT AND TYPE OF SPACE, LEASE TERM, AND OCCUPANCY DATE (OCT 2022) (MODIFIED)

1.03 AREA OF CONSIDERATION (OCT 2021)

1.04 UNIQUE REQUIREMENTS (OCT 2021)

1.05 NEIGHBORHOOD, PARKING, LOCATION AMENITIES, AND PUBLIC TRANSPORTATION (OCT 2023) (MODIFIED)

1.06 LIST OF RLP DOCUMENTS (OCT 2024)

1.07 AMENDMENTS TO THE RLP (JUN 2012)

1.08 LEASE DESCRIPTION (OCT 2023)

1.09 RELATIONSHIP OF RLP BUILDING MINIMUM REQUIREMENTS AND LEASE OBLIGATIONS (OCT 2016)

1.10 PRICING OF SECURITY REQUIREMENTS (OCT 2022)

1.11 SECURITY LEVEL DETERMINATION FOR FACILITY HOUSING OTHER FEDERAL TENANTS (APR 2011)

1.12 AUTHORIZED REPRESENTATIVES (OCT 2020)

1.13 BROKER COMMISSION AND COMMISSION CREDIT (OCT 2020)

1.14 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 (AUG 2011)

2.02 FLOOD PLAINS (OCT 2022) (MODIFIED)

2.03 INTENTIONALLY DELETED

2.04 SEISMIC SAFETY – HIGH SEISMICITY (OCT 2023)

2.05 GSAR 552.270-2 HISTORIC PREFERENCE (DEVIATION) (JUL 2024) (MODIFIED)

2.06 ASBESTOS (OCT 2024)

2.07 ACCESSIBILITY (SEP 2013)

2.08 FIRE PROTECTION AND LIFE SAFETY (SEP 2013)

2.09 ENERGY INDEPENDENCE AND SECURITY ACT (OCT 2023)

2.10 ENVIRONMENTAL CONSIDERATIONS (SEP 2013)

2.11 INTENTIONALLY DELTED

2.12 NATIONAL HISTORIC PRESERVATION ACT REQUIREMENTS - RLP (OCT 2023)

SECTION 3 HOW TO OFFER

3.01 GENERAL INSTRUCTIONS (JUN 2012)

3.02 RECEIPT OF LEASE PROPOSALS (OCT 2024)

3.03 PRICING TERMS (OCT 2022)

3.04 BUDGET SCOREKEEPING; OPERATING LEASE TREATMENT (APR 2011)

3.05 INTENTIONALLY DELETED

3.06 ADDITIONAL SUBMITTALS (OCT 2024) (MODIFIED)

3.07 TENANT IMPROVEMENTS INCLUDED IN OFFER (OCT 2020) (MODIFIED)

3.08 INTENTIONALLY DELETED

3.09 SECURITY IMPROVEMENTS INCLUDED IN OFFER (OCT 2022) (MODIFIED)

3.10 INTENTIONALLY DELETED

3.11 OPERATING COSTS REQUIREMENTS INCLUDED IN OFFER (JUN 2012)

3.12 INTENTIONALLY DELETED

SECTION 4 METHOD OF AWARD

4.01 NEGOTIATIONS (OCT 2023)

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

4.03 AWARD BASED ON PRICE (OCT 2023)

4.04 INTENTIONALLY DELETED

4.05 INTENTIONALLY DELETED

4.06 INTENTIONALLY DELETED

4.07 INTENTIONALLY DELETED

4.08 INTENTIONALLY DELETED

4.09 PRESENT VALUE PRICE EVALUATION (OCT 2024) (MODIFIED)

4.10 AWARD (OCT 2024)

SECTION 5 ADDITIONAL TERMS AND CONDITIONS

5.01 MODIFIED RLP PARAGRAPHS (OCT 2016)

5.02 INTENTIONALLY DELETED

RLP NO. 3CA1541, PAGE 1 GSA TEMPLATE R100 (10/24)

REQUEST FOR LEASE

PROPOSALS NO. 3CA1541

November 20, 2024

GLOBAL RLP GSA TEMPLATE R100 (OCT 2024)

SECTION 1 STATEMENT OF REQUIREMENTS

1.01 GENERAL INFORMATION (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 a lease template setting forth the lease term and other terms and conditions of the Lease contemplated by this RLP and a GSA 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 the lease template. Upon selection for award, GSA 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 attachments, 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., General Services Administration, GSA, in the entity name that owns and/or leases the Space to GSA.

1.02 AMOUNT AND TYPE OF SPACE, LEASE TERM, AND OCCUPANCY DATE (OCT 2022) (MODIFIED)

A. The Government is seeking a minimum of 44,438 to a maximum of 48,883 of American National Standards Institute/Building Owners and Managers Association (ANSI/BOMA) Occupant Area (ABOA) square feet (SF) of contiguous space within the Area of Consideration set forth below. See Section 2 of the Lease for applicable ANSI/BOMA standards. Block A (NOAA) shall consist of a minimum of 12,392 to a maximum of 13,632 ABOA SF and Block B (USBR) shall consist of a minimum of 32,046 to a maximum of 35,251 ABOA SF as two separate spaces.

B. The Space shall be located in a modern quality Building of sound and substantial construction with a facade of stone, marble, brick, stainless steel, aluminum or other permanent materials in good condition and acceptable to the LCO. If not a new Building, the Space offered shall be in a Building that has undergone, or will complete by occupancy, modernization or adaptive reuse for the Space with modern conveniences.

C. The Government requires 136 surface / outside parking spaces, reserved for the exclusive use of the Government.

1. Block A (NOAA): total 46 parking spaces composed of:

a. 6 surface/reserved/outside/secured/fenced parking spaces and

b. 40 surface/reserved/outside parking spaces.

2. Block B (BOR): total 90 parking spaces composed of:

a. 30 surface/reserved/outside/secured/fenced parking spaces. 28 shall be a minimum 18’ x 8.5’ with the remaining 2 being oversized at a minimum 20’ x 10’.

b. 60 surface/reserved/outside/unsecured non-fenced outside parking spaces.

3. These spaces must be secured and lit in accordance with the Security Requirements set forth in the Lease. Offeror shall include the cost of this parking as part of the rental consideration. The fenced parking spaces for the total of 36 parking spaces for Block A and Block B to be secured with an automatic gate and access cards in one closed area. The access cards will be paid via the BSAC allowance.

D. As part of the rental consideration, the Government may require use of part of the Building roof for the installation of antenna(s). If antenna space is required, specifications regarding the type of antenna(s) and mounting requirements are included in the agency requirements information provided with this RLP.

E. Approximately 250 ABOA SF will be used for the operation of a vending facility under the provisions of the Randolph-Sheppard Act (20 USC 107

et. seq.). The Government will control the number, kind, and locations of vending facilities and will control and receive income from all automatic

RLP NO. 3CA1541, PAGE 2 GSA TEMPLATE R100 (10/24)

vending machines. Offeror shall provide necessary utilities and make related alterations. The cost of the improvements is part of Tenant Improvement (TI) costs. The Government will not compete with other facilities having exclusive rights in the Building. The Offeror shall advise the Government if such rights exist.

F. The lease term shall be 20 Years, 15 Years Firm, with Government termination rights, in whole or in parts, effective at any time after the Firm Term of the Lease by providing not less than 90 days’ prior written notice. This Lease may be renewed at the option of the Government for 1, 5-year term. The Government reserves the right in the Lease to not include an option, or to reduce the length of an option, if inclusion of the option would cause the Lease to score as a capital lease, in accordance with the Budget Scorekeeping: Operating Lease Treatment paragraph of this RLP. Should the Government make the determination to modify the term or option(s), an amendment to the RLP will be issued.

G. The Lease Term Commencement Date will be on or about March 2027, or upon acceptance of the Space, whichever is later.

1.03 AREA OF CONSIDERATION (OCT 2021)

The Government requests Space in an area bounded as follows:

North: From the Baseline Road and Pleasant Grove Road to the Baseline Road East. From the Baseline Road to the S. Brewer Road. From S. Brewer Road. to Sunset Blvd W. Sunset Blvd W. to Fiddyment Road North. Fiddyment Road to Athens Ave East. Athens Ave to Industrial Ave South.

Industrial Ave to W. Sunset Blvd. Sunset Blvd East to Hwy 65 South.

South: From the White Rock Road West to the Grant Line Road South. From the Grant Line Road to the Douglas Road West. From the Douglas Road to the Mather Blvd North. From the Mather Blvd to the Macready Ave North. From the Macready Ave to the Old Placerville Road West.

From the Old Placerville Road to the Bradshaw Road North. From the Bradshaw Road to the Folsom Blvd East. From the Folsom Blvd to the Coloma Road North. From the Coloma Road to the Gold Country Blvd East. From the Gold Country Blvd to the Hazel Ave South. From the Hazel Ave to the Folsom Blvd East. From the Folsom Blvd to the Blue Ravine Road East. From the Blue Ravine Road to the Sibley St North.

From the Sibley St to the Natoma St West. From the Natoma St to the Folsom Blvd North. From the Folsom Blvd to the Greenback Lane West. From the Greenback Lane to the Madison Ave West. From the Madison Ave to the Main Ave South. From the Main Ave to the Sunset Ave West. From the Sunset Ave to the San Juan Ave South. From the San Juan Ave to the Fair Oaks Blvd West.

East: Hwy 65 South to Hwy 80 South. Hwy 80 to Douglas Blvd East. Douglas Blvd to Auburn Folsom Road South. Auburn Folsom Road to Folsom Lake Crossing East. From the Folsom Lake Crossing to E. Natoma St East. From E Natoma St to Green Valley Road East. From the Green Valley Road to Francisco Dr South. From Francisco Dr to El Dorado Hills Blvd South. From El Dorado Hills Blvd to Latrobe Road South. From the Latrobe Road to the White Rock Road West.

West: From the Fair Oaks Blvd to the Watt Ave North. From the Watt Ave to the El Camino Ave West. From the El Camino Ave to the Howe Ave North.

From the Howe Ave to the Hwy 80 North. From the Hwy 80 to the Fwy 80 West. From the 80 to the Raley Blvd. From the Raley Blvd to the 16th St North. From the 16th St to the Elkhorn Blvd West. From the Elkhorn Blvd to the Rio Linda Blvd North. From the Rio Linda Blvd to the Elverta Road West. From the Elverta Road to the Elwyn Ave North. From the Elwyn Ave to the Rio Linda Blvd West. From the Rio Linda Blvd to the Pleasant Grove Road North. From the Pleasant Grove Road to the Baseline Road.

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

1.04 UNIQUE REQUIREMENTS (OCT 2021)

The offered Building and/or Property must have the following features as a minimum requirement:

A. No railyard within 1 mile distance.

B. Must meet the Government’s security requirements.

RLP NO. 3CA1541, PAGE 3 GSA TEMPLATE R100 (10/24)

C. A minimum of 16,442 SF (12,392 ABOA SF – Block A (NOAA) / 4,050 ABOA SF – Block B (USBR)) must be on the 1st floor with the additional space being on no more than 1 floor directly above with a 2-floor maximum occupancy.

D. A freight elevator is required if any Block B space is above the first floor.

E. Column Spacing Requirement: minimum 20 feet from the center of one column to another column.

F. The property must have at least two (2) separate vehicular access points to the site and have two (2) separate roads accessing the site, acceptable to the LCO.

G. The proposed location must be coordinated with the current zoning and growth plans of the local jurisdiction. The current growth plans must not interfere with Government operations.

H. The Government has 24/7 operations and does not want to disturb neighboring residential or other properties. The Government’s 24/7 operations must also not be adversely impacted by the operations of neighboring properties. In considering these requirements, the property shall have a dividing barrier (such as a two-way public road, canal, open space, tributary, etc.) acceptable to the LCO between the property and any residential areas, retail, or commercial properties having operations (such as deliveries, after hours activities, etc.) that would impact the Government’s operations. The property shall also not be located adjacent to high traffic or trucking areas and must support a 24/7 operation without significant noise or light interference.

I. The property must have a turnaround for delivery trucks, touring buses, and large commercial vehicles (i.e., garbage or recycling vehicles, delivery vehicles, cranes, equipment trailers, etc.)

J. Circulation space acceptable to the LCO is required for tour buses that visit the facility. Buses need an ample amount of room to drive through the parking lot and make turns. The parking lot should not be tight and should allow for this type of traffic.

K. The Government will perform the following testing prior to soliciting any locations where each property’s submittal must also meet the following where the line of sight should not be obstructed by anything on the property throughout the term of the Lease.:

1. For Block A (NOAA), Satellite Dish test: The satellite dish will be aimed at the Southwestern quadrant at a minimum of 20 degrees off the horizon.

2. Block A (NOAA), Communications Tower test: NOAA will perform a radio frequency study. NOAA has two (2) directional radio frequency (RF) antennas. Each antenna must have a clear line of sight (LOS) and be free of any obstacles or structures. One antenna must point towards 005 to 010 degrees and the second antenna must point towards 085-095 degrees.

3. Block B (USBR) Communications Tower test: The Government will perform a microwave path analysis study of the path profile over terrain to assess obstructions from buildings and foliage prior to soliciting proposed locations. The property must provide direct line of sight to 38.70787535117413, -121.15724804201218 (top of Folsom Dam) to facilitate microwave communication needs.

L. The Government has the right to reject any properties that do not meet the Satellite Dish and Communication Towers radio frequency testing requirements prior to lease award if their proposed locations are not acceptable to the LCO.

M. The Lessor will not obstruct and will not keep any obstructions on the property for the term of the lease that causes any interference with the line of sight for satellite dish and two communications towers and path of radio frequency.

N. Submeters shall be installed in each block of space for reporting purposes only.

O. All material storage and handling equipment and space requires the requirements set forth in the International Building Code (IBC) and the International Fire Code (IFC). The HAZMAT list is in Section 7.11 of the Lease.

P. The property must be able to accommodate two (2) onsite emergency power generators.

Q. The Lessor is responsible for purchasing one (1) Communication Tower for Block B (USBR). The detailed specification will be provided after the Lease Award. The Government will purchase the Communication Tower and Satellite Dish for Block A (NOAA).

R. Block A (NOAA)

1. Min 4,116 square feet of space to have minimum 13’-0” finished ceiling height, composing of a 1,400 SF as the Operation Room for WFO, a 1,400 SF as the Operation Room for RFC, and the additional SF for circulation multiplier of 1.47 (Block A NOAA POR, Pages 20 and 41).

2. A minimum of 317 SF shall have a 12’-0” finished ceiling from a concrete floor (216 SF requirement for Information Technology Officer, Observing Program Leader, and Unassigned Workstation plus a circulation multiplier of 1.47 from Block A NOAA POR, Page 25).

RLP NO. 3CA1541, PAGE 4 GSA TEMPLATE R100 (10/24)

3. Detached Space Requirements (totaling 688 ABOA SF excluded from the occupiable minimum of 44,438 to a maximum of 48,883 ABOA SF from the RLP Paragraph 1.02):

a. 288 SF required for a 12-foot by 24-foot Government procured, prefabricated exterior concrete storage unit provided by the Government for general storage, workspace, and storage for flammable and hazardous chemical materials (Block A NOAA POR, Page 5).

b. 400 SF required for a 20-foot by 20-foot enclosed structure provided by the Lessor for support equipment with a 2- garage door entryways and 1- standard man door (Block A NOAA POR, Page 6).

4. Site Requirements (totaling a minimum of 6,065 SF, excluded from the ABOA SF):

a. Secured/Fenced Area for a Satellite Dish: 400 SF, Provide ground space (20’ x 20’) with security perimeter fence for a 12’ - 16’ diameter satellite dish. The maximum cable distance should be 280 linear feet from the dish to the server rack (Block A NOAA POR, Page 6).

b. Secured/Fenced Area for a Communication Tower: 225 SF, Provide ground space (15’ x 15’) for a 60’- 70’ height Communications Tower with security perimeter fence (Block A NOAA POR, Page 6).

c. Gated/Fenced Area for Storage Structure: 800 SF, Secured land with hard surface (i.e. pavement, gravel, etc.) ware yard for a 12’ x 24’ Government procured prefab exterior concrete storage unit (Block A NOAA POR, Page 7):

d. Gated/Fenced Area for Special Use Vehicles: Minimum 3,840 SF, Secured land with hard surface (i.e. pavement, gravel, etc.)

ware yard (Block A NOAA POR, Page 7) for:

• Support trailers – 6 spaces for 2- 24’ foot trailers & misc. support equipment

• Support vehicles – 4 spaces

• Support ATV – 2 spaces

e. Secured/Fenced Area for UPS/Generator Pad: 400 SF, Outside hard surface (Block A NOAA POR, Page 11 and 12).

f. Unsecured Area: 400 SF for a 20-foot by 20-foot enclosed structure constructed by the Lessor (Block A NOAA POR, Page 6).

S. Block B (USBR)

1. Requires a minimum of 4,050 ABOA SF to be located on the ground floor to store high density library items and vehicles (Block B USBR Breakdown of Space “Space” worksheet).

2. Min 2,400 ABOA SF: min 14' finished ceiling height from raised access floor (Block B USBR Breakdown of Space “Space” worksheet).

3. Min 2,950 ABOA SF: min 11' finished ceiling height from raised access floor (Block B USBR Breakdown of Space “Space” worksheet).

4. Min 800 ABOA SF: min 12’ finished ceiling height from concrete floor (Block B USBR Breakdown of Space “Space” worksheet).

5. Min 1,450 ABOA SF: min 10’ finished ceiling height from concrete floor (Block B USBR Breakdown of Space “Space” worksheet).

6. Min 7,875 ABOA SF to have 1’ raised flooring (Block B USBR Breakdown of Space “Space” worksheet).

7. Min 7,870 ABOA SF to be a minimum 250 lb/ft floor load (Block B USBR Breakdown of Space “Space” worksheet). At least 2,500 ABOA SF out of the 7,870 ABOA SF must be on the 1st floor.

8. Attached space Requirements (1,000 ABOA SF included in the office ABOA SF):

a. Vehicle Storage/Technical Area (ICSD Maintenance Garage): 800 SF, to include an enclosed a 25’ x 12’ parking space with a minimum 12’ ceiling height and 12’ wide x 10’ minimum height exterior roll-up door. If attached to the main building, 1 door can be combined with the roll-up door (Block B USBR Breakdown of Space “Room Specifications” worksheet).

b. Delivery Receipt Area (Loading Area): 200 ABOA SF loading area with a minimum 10’ wide x 10’ high exterior roll-up door (Block B USBR Breakdown of Space “Room Specifications” worksheet).

9. Detached on property space requirements (total 1,440 SF, not part of the total office ABOA SF requirements):

a. Secured/Fenced Area for a Communication Tower: 700 SF, Provide ground space (20 x 35’) for a 60’- 70’ height Communications Tower with security perimeter fence (Block B USBR POR Pages 3, 8, and 9).

b. Communications Tower Data Structure: 120 SF, This area to have anti-climb security perimeter fencing and be adjacent to the Communication Tower (Block B USBR POR page 3).

RLP NO. 3CA1541, PAGE 5 GSA TEMPLATE R100 (10/24)

c. Fenced/Secured Area for a Storage Structure: 120 SF (10’ x 12’), exterior concrete storage unit to store flammable and hazardous chemical materials. Requires to be adjacent to the Block A‘s Outside Hard Surface (Block B USBR Breakdown of Space “Space” worksheet).

d. Outside hard surface minimum 500 SF for a Generator Pad (Block B USBR POR pages 7 and 8).

1.05 NEIGHBORHOOD, PARKING, LOCATION AMENITIES, AND PUBLIC TRANSPORTATION (OCT 2023) (MODIFIED)

A. INTENTIONALLY DELETED

B. Neighborhood and Parking. Outside City Center: Space shall be located 1) in an office, research, technology, or business park that is modern in design with a campus-like atmosphere; or, 2) on an attractively landscaped site containing one or more modern office Buildings that are professional and prestigious in appearance with the surrounding development well maintained and in consonance with a professional image.

The parking-to-square-foot ratio available on-site shall at least meet current local code requirements, or, in the absence of a local code requirement, on-site parking shall be available at a ratio of one (1) space for every 338 RSF of Space.

C. Walkability and Amenities.

1. Employee and visitor entrances of the Building must be connected to public sidewalks by continuous, accessible sidewalks.

2. INTENTIONALLY DELETED

D. Transit Accessibility. Stops for two or more public bus or streetcar lines (minimum one line for each direction) usable by tenant occupants shall be located within the immediate vicinity of the Building, but generally not exceeding a safely accessible, walkable 1,320 feet from the principal functional entrance of the Building, as determined by the LCO. Transit service must be existing or the Offeror must demonstrate to the Government’s reasonable satisfaction that such transit service will exist by the Government’s required occupancy date.

1.06 LIST OF RLP DOCUMENTS (OCT 2024)

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

DOCUMENT NAME NO. OF PAGES EXHIBIT

Lease No. GS-09P-LCA03462 (Template L100) 49 A Block A (NOAA) Program of Requirements 47 B Block B (USBR) Program of Requirements 10 C Block B (USBR) Breakdown of Space 3 D Security Requirements for Level III (Block A - NOAA) (MODIFIED) 13 E Security Requirements for Level II (Block B - USBR) 9 F GSA 3516, Solicitation Provisions 7 G GSA 3517B, General Clauses 23 H Proposal to Lease Space (GSA Form 1364) 4 I GSA Form 1217, Lessor's Annual Cost Statement 3 J 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 K

Seismic Offer Forms and Instructions 8 L FAR 52.204-24, Representation Regarding Certain Telecommunications and Video Surveillance Services or Equipment 4 M

California Office of Historic Preservation Guidance for Section 106 Consultation Submittals 8 N

Broker Commission Agreement 4 O

B. INTENTIONALLY DELETED

1.07 AMENDMENTS TO THE RLP (JUN 2012)

This RLP may be amended by notice from the LCO. Amendments may modify the terms of this RLP, or the terms, conditions, and requirements of the Lease contemplated by the RLP.

1.08 LEASE DESCRIPTION (OCT 2023)

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

RLP NO. 3CA1541, PAGE 6 GSA TEMPLATE R100 (10/24)

B. The Lease contemplated by this RLP includes:

1. The term of the Lease, and renewal option, if any.

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 Lease. Rent shall be based upon a proposed rental rate per Rentable Square Foot (RSF), limited by the offered rate and the maximum ABOA SF solicited under this RLP. Although certain Tenant Improvement (TI) requirements information is provided with this RLP and will be incorporated into the Lease, the TIs to be delivered by the Lessor will be based on the final design to be developed after award of the Lease, which reflects the Agency’s full requirements. The Lessor shall design and build the TIs and will be compensated for TI costs, together with design and project management fees to be set under the Lease. Although the TI requirements will not be developed fully until after award, Offerors shall provide the allowance stated in the Tenant Improvement Allowance paragraph of the Lease.

Unless the Government prepares Design Intent Drawings (DIDs), after award the Lessor must prepare DIDs for the leased Space conforming to the lease requirements and other Government-supplied information related to the client agency’s interior build-out requirements. The Government will have the opportunity to review the Lessor's DIDs to determine that the Lessor's design meets the requirements of the Lease.

Only after the Government approves the DIDs and a final price for TIs is negotiated will the Lessor be released to proceed with buildout. The Lease also provides that the Government may modify the TI requirements, subject to the Lessor's right to receive compensation for such changes.

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

F. Upon completion and acceptance of the leased Space, the Space will be measured for establishing the actual annual rent, and the lease term shall commence. In instances involving an incumbent Lessor where the Government commences the lease term pending completion of TI and/or BSAC alterations, the Government shall withhold TI and/or BSAC rent pursuant to Section 1 of the Lease until such time as the TI and/or BSAC is completed and accepted by the Government. During the term of the Lease, rent will be adjusted for changes to the Lessor's operating costs and real estate taxes, pursuant to paragraphs set forth in the Lease.

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. These are set forth both in the lease template and in the GSA 3517B, General Clauses, and will be made part of the Lease.

1.09 RELATIONSHIP OF RLP BUILDING MINIMUM REQUIREMENTS AND LEASE OBLIGATIONS (OCT 2016)

The Lease establishes various requirements relating to the Building shell. Such requirements are not deemed TIs. There are certain Building requirements that are established as minimum requirements in this RLP. If the Lessor's Building does not meet the requirements at the time of award, the Lessor may still be awarded the Lease. However, as a condition of award, the Government will require Lessor to identify those Building improvements that will bring the Building into compliance with RLP requirements. Upon award of the Lease, completion of those Building improvements will become Lease obligations.

1.10 PRICING OF SECURITY REQUIREMENTS (OCT 2022)

A. The proposed Lease contains an attachment with the security requirements and obligations for the Building, 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.

The security requirements attached to this Lease includes a general list of countermeasures that may be installed in the leased Space as part of the Building Specific Amortized Capital (BSAC). The final list of security countermeasures will be determined during the design phase and identified in the design intent drawings and construction documents. After completing the construction documents, the Lessor shall submit a list of the itemized costs. Such costs shall be subject to negotiation. The Lessor shall design and build the BSAC and will be compensated for BSAC costs, together with design and project management fees to be set under the Lease.

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

1.11 SECURITY LEVEL DETERMINATION FOR FACILITY HOUSING OTHER FEDERAL TENANTS (APR 2011)

If an Offeror is offering Space in a facility currently housing a Federal agency, the security requirements of the facility may be increased and the Offeror may be required to adhere to a higher security standard than other Offerors competing for the same space requirement. If two or more Federal space requirements are being competed at the same time, an Offeror submitting on both or more space requirements may be subject to a higher security standard if the Offeror is determined to be the successful Offeror on more than one space requirement. It is incumbent upon the Offeror to prepare the Offeror’s proposal accordingly.

RLP NO. 3CA1541, PAGE 7 GSA TEMPLATE R100 (10/24)

1.12 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.

Lease LCO:

Clara E. Lee U.S. General Services Administration Real Estate Acquisition Division Mobile: 619-871-0629 Email Address: clara.lee@gsa.gov

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

Alternate Government Contact:

Bruce Keyes, CRE Broker (under contract with Cushman & Wakefield) REPS Broker Services, Inc.

Phone: 719-237-5740 Email: bruce.keyes@gsa.gov

1.13 BROKER COMMISSION AND COMMISSION CREDIT (OCT 2020)

A. For the purposes of this RLP, Cushman and Wakefield, U.S., Inc. (the Broker) is the authorized contractor real estate broker representing

GSA. The Government expects the Lessor to pay a commission to the Broker. By submitting an offer, the Offeror agrees that if the Offeror is paying a commission or fee in connection with this Lease to a listing agent, an offering agent, or broker, property manager, developer, or any other agent or representative, then the Offeror will pay a commission to the Broker to which the Broker would ordinarily be entitled consistent with local business practices, as evidenced through a brokerage agreement between the Offeror and the Broker. The commission will be negotiated between the Offeror and the Broker and will be based on a Lease term not to exceed the Firm Term of the Lease contemplated by this RLP. Commissions will not be negotiated or collected on option periods or for Lease terms beyond the Firm Term of the Lease. As part of the offer, the Offeror shall disclose all commissions and/or fees to be paid by the Offeror including both the Offeror’s agent(s), broker(s), property manager, developer or any other agent or representative and the Broker. The Offeror shall enter the commission amounts for its representative and the amount to GSA’s Broker in blocks 31a and 31b respectively on GSA Form 1217, Lessors Annual Cost Statement. An executed commission agreement reflecting this agreement shall be submitted with the initial offer.

B. Offerors are advised that there is a potential for a dual agency situation to arise under this procurement, whereby the Broker’s Company may represent both GSA and another Offeror under this lease action. By submitting an offer, the Offeror acknowledges the potential for a dual agency situation. Should there be an actual dual agency, the Broker will notify all Offerors of the actual dual agency and request written acknowledgement statements from all Offerors.

C. For the benefit of the Government, the Broker has agreed to forego a percentage of any commission that it is entitled to receive in connection with the contemplated Lease. This amount shall be specifically set forth at time of lease award. The resulting total dollar value of the foregone commission (the Commission Credit) shall be applied in equal monthly amounts against rental payments due and owing under the Lease. The rental amount payable shall be reduced by the Commission Credit at the commencement of the Lease, over the minimum number of months that will not exceed the monthly shell rental, until the Commission Credit has been fully recaptured. The parties agree to execute a Lease Amendment setting forth the full nature, extent, terms, and conditions of commissions paid to the Broker and the Commission Credit to be applied against the Government’s rental payment obligations under the Lease. Commissions and/or credits shall be treated as confidential financial information and Offerors will refrain from public disclosure or using the information for any other purpose than that for which it was furnished without consent of the GSA LCO.

D. For purposes of price evaluation, the Commission Credit shall be treated as a deduction from the rent in accordance with the Method of Award.

The amount of any commission paid to the Broker shall not be considered separately as part of this price evaluation since the value of the commission is included in the rental consideration.

1.14 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).

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. 3CA1541, PAGE 8 GSA TEMPLATE R100 (10/24)

SECTION 2 ELIGIBILITY AND PREFERENCES FOR AWARD

2.01 EFFICIENCY OF LAYOUT (AUG 2011)

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, GSA may request the Offeror to provide a test fit layout at the Offeror’s expense. The Government will advise the Offeror if the test fit layout demonstrates that the Government's requirement cannot be accommodated within the Space offered.

The Offeror will have the option of increasing the ABOA square footage offered, if it does not exceed the maximum ABOA square footage in this RLP offer package. If the Offeror is already providing the maximum ABOA square footage and cannot house the Government's space requirements efficiently, then the Government will advise the Offeror that the offer is unacceptable.

2.02 FLOOD PLAINS (OCT 2022) (MODIFIED)

A Lease will not be awarded for any offered Property located within a .2-percent-annual-chance floodplain (formerly referred to as 500-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 and shall propose an adjustment to property taxes on an appropriate pro rata basis. For such an offer, the Government may determine that the offered Property does not adequately avoid development in a .2-percent-annual-chance floodplain.

In addition, a Lease will not be awarded for any offered Property adjacent to a .2-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.

The Government reserves the right to reject locations that the Government determines are subject to the impact zone of the potential inundation resulting from the failure of a Dam, a portion of a Dam, or other water-related facilities associated with or connected to the Folsom Dam complex.

2.03 INTENTIONALLY DELETED

2.04 SEISMIC SAFETY – HIGH SEISMICITY (OCT 2023)

A. The Government intends to award a Lease to an Offeror of a Building that is in compliance with the Seismic Standards. If an offer is received which is in compliance with the Seismic Standards and the other requirements of this RLP, then other offers which do not comply with the Seismic Standards must not be considered. If none of the offers is in compliance with the Standards, the LCO will make the award to the Offeror whose offer meets the other requirements of this RLP and provides the best value to the Government, taking into account price, seismic safety and any other evaluation factors specified in this RLP.

B. An offered Building will be considered to be in compliance with the Seismic Standards if it meets one of the following conditions:

1. The offer includes a representation that the Premises will be in a one-story Building of steel light frame or wood construction with less than 3,000 ABOA SF of space in the Building (Seismic Form D).

2. The offer includes a Seismic Certificate certifying that the Building is a Benchmark Building (Seismic Form A).

3. The offer includes a Seismic Certificate based on a Tier I Evaluation showing that the Building meets the Seismic Standards (Seismic

Form B). The submission must include the checklists and backup calculations from the Tier 1 Evaluation.

4. The offer includes a Seismic Certificate based on a Tier 2 or Tier 3 Evaluation showing that the Building complies with the Seismic

Standards (Seismic Form B). If the certificate is based on a Tier 2 or Tier 3 Evaluation, the data, working papers, calculations and reports from the evaluation must be made available to the Government.

5. The offer includes a commitment to retrofit the Building to satisfy all of the Basic Safety Objective requirements of ASCE/SEI 41 (Seismic

Form C, Part 1). If the Offeror proposes to retrofit the Building, the offer must include a Tier 1 report with all supporting documents, a narrative explaining the process and scope of retrofit and a schedule for the seismic retrofit. The Offeror shall provide a construction schedule, concept design for the seismic upgrade and supporting documents for the retrofit, including structural calculations, drawings, specifications, and geotechnical report to the Government for review and approval prior to award. The documentation must demonstrate the seismic retrofit will meet the seismic standards and be completed within the time frame required.

6. The offer includes a pre-award commitment to construct a new Building, using local building codes (Seismic Form C, Part 2).

C. The LCO may allow an Offeror to submit a Seismic Certificate after the deadline for final proposal revisions. However, the LCO is not obligated to delay award in order to enable an Offeror to submit a Seismic Certificate.

D. Definitions. For the purpose of this paragraph:

RLP NO. 3CA1541, PAGE 9 GSA TEMPLATE R100 (10/24)

1. “ASCE/SEI 31” means the American Society of Civil Engineers standard, Seismic Evaluation of Existing Buildings. You can purchase

ASCE/SEI from ASCE at (800) 548-2723 or by visiting HTTP://WWW.ASCE.ORG/PUBLICATIONS/.

2. “ASCE/SEI 41” means American Society of Civil Engineers standard, Seismic Rehabilitation of Existing Buildings. You can purchase

ASCE/SEI from ASCE at (800) 548-2723 or by visiting HTTP://WWW.ASCE.ORG/PUBLICATIONS/.

3. “Benchmark Building” means a building that was designed and built, or retrofitted, in accordance with the seismic provisions of the applicable codes specified in Section 1.3.1 of RP 8.

4. Engineer” means a professional engineer who is licensed in Civil or Structural Engineering and qualified in the structural design of buildings. They must be licensed in the state where the property is located.

5. “RP 8” means “Standards of Seismic Safety for Existing Federally Owned and Leased Buildings ICSSC Recommended Practice 8 (RP

8),” issued by the Interagency Committee on Seismic Safety in Construction as ICSSC RP 8 and the National Institute of Standards and Technology as NIST GCR 11-917-12. RP 8 can be obtained from HTTPS://WWW.NIST.GOV/PUBLICATIONS/.

6. “Seismic Certificate” means a certificate executed and stamped by an Engineer on the appropriate Certificate of Seismic Compliance form included with this RLP together with any required attachments.

7. “Seismic Standards” means the requirements of RP 8 Section 2.2 for Life Safety Performance Level in ASCE/SEI 31 or the Basic Safety

Objective in ASCE/SEI 41, unless otherwise specified.

8. “Tier 1 Evaluation” means an evaluation by an Engineer in accordance with Chapters 2.0 and 3.0 of ASCE/SEI 31. A Tier 1 Evaluation must include the appropriate Structural, Nonstructural and Geologic Site Hazards and Foundation Checklists.

9. “Tier 2 Evaluation” means an evaluation by an Engineer in accordance with Chapter 4.0 of ASCE/SEI 31.

10. “Tier 3 Evaluation” means an evaluation by an Engineer in accordance with Chapter 5.0 of ASCE/SEI 31.

2.05 GSAR 552.270-2 HISTORIC PREFERENCE (DEVIATION) (JUL 2024) (MODIFIED)

(a) The Government will give preference to offers of space in historic properties and historic districts following this hierarchy of consideration:

(1) Historic properties within historic districts.

(2) Non-historic developed sites and non-historic undeveloped sites within historic districts.

(3) Historic properties outside of historic districts.

(b) Definitions.

(1) Determination of eligibility means a decision by the Department of the Interior that a district, site, building, structure or object meets the National Register criteria for evaluation although the property is not formally listed in the National Register (36 CFR 60.3(C)).

(2) Historic district means a geographically definable area, urban or rural, possessing a significant concentration, linkage, or continuity of sites, buildings, structures, or objects united by past events or aesthetically by plan or physical development. A district may also comprise individual elements separated geographically but linked by association or history (36 CFR 60.3(D)). The historic district must be included in or be determined eligible for inclusion in the National Register of Historic Places.

(3) Historic property means any prehistoric or historic district, site, building, structure, or object included in or been determined eligible for inclusion in the National Register of Historic Places maintained by the Secretary of the Interior (36 CFR 800.16(L)).

(4) National Register of Historic Places means the National Register of districts, sites, buildings, structures and objects significant in American history, architecture, archeology, engineering and culture that the Secretary of the Interior is authorized to expand and maintain under the National Historic Preservation Act (36 CFR 60.1).

(c) The offer of space must meet the terms and conditions of this solicitation and all attachments identified in Paragraph 1.06 herein. The Contracting Officer has discretion to accept alternatives to certain architectural characteristics and safety features defined elsewhere in this solicitation to maintain the historical integrity of an historic building, such as high ceilings and wooden floors, or to maintain the integrity of an historic district, such as setbacks, floor-to-ceiling heights, and location and appearance of parking.

(d) When award will be based on the lowest price technically acceptable source selection process, the Government will give a price evaluation preference, based on the total annual ANSI/BOMA Occupant Area (ABOA) square feet (SF) present value cost to the Government, to historic properties as follows:

(1) First, to suitable historic properties within historic districts, a 10 percent price preference.

http://www.asce.org/publications/ http://www.asce.org/publications/ https://www.nist.gov/publications/standards-seismic-safety-existing-federally-owned-and-leased-buildings-icssc https://www.ecfr.gov/current/title-36/section-60.3#p-60.3(c) https://www.ecfr.gov/current/title-36/section-60.3#p-60.3(d) https://www.ecfr.gov/current/title-36/section-800.16#p-800.16(l) https://www.ecfr.gov/current/title-36/section-60.1

RLP NO. 3CA1541, PAGE 10 GSA TEMPLATE R100 (10/24)

(2) If no suitable historic property within an historic district is offered, or the 10 percent preference does not result in such property being the lowest price technically acceptable offer, the Government will give a 2.5 percent price preference to suitable non-historic developed or undeveloped sites within historic districts.

(3) If no suitable non-historic developed or undeveloped site within an historic district is offered, or the 2.5 percent preference does not result in such property being the lowest price technically acceptable offer, the Government will give a 10 percent price preference to suitable historic properties outside of historic districts.

(4) Finally, if no suitable historic property outside of historic districts is offered, no historic price preference will be given to any property offered.

(e) When award will be based on the best value tradeoff source selection process, which permits tradeoffs among price and non-price factors, the Government will give a price evaluation preference, based on the total annual ABOA SF present value cost to the Government, to historic properties as follows:

(1) First, to suitable historic properties within historic districts, a 10 percent price preference.

(2) If no suitable historic property within a historic district is offered or remains in the competition, the Government will give a 2.5 percent price preference to suitable non-historic developed or undeveloped sites within historic districts.

(3) If no suitable non-historic developed or undeveloped site within an historic district is offered or remains in the competition, the Government will give a 10 percent price preference to suitable historic properties outside of historic districts.

(4) Finally, if no suitable historic property outside of historic districts is offered, no historic price preference will be given to any property offered.

(f) The Government will compute price evaluation preferences by reducing the price(s) of the offerors qualifying for a price evaluation preference by the applicable percentage provided in this provision. The price evaluation preference will be used for price evaluation purposes only. The Government will award a contract in the amount of the actual price(s) proposed by the successful offeror and accepted by the Government.

(g) To qualify for a price evaluation preference, offerors must provide satisfactory documentation in their offer that their property qualifies as one of the following:

(1) A historic property within a historic district.

(2) A non-historic developed or undeveloped site within a historic district.

(3) A historic property outside of a historic district.

2.06 ASBESTOS (OCT 2024)

A. The Government requires space with no asbestos-containing materials (ACM), or with undamaged, nonfriable ACM. For purposes of this paragraph, “space” includes the 1) space offered for lease; 2) common building area; 3) ventilation systems and zones serving the space offered;

and 4) the area above suspended ceilings and engineering space in the same ventilation zone as the space offered. Notwithstanding the preceding, if no offers are received for such space, the Government may consider space with thermal system insulation ACM (e.g., wrapped pipe or boiler lagging), which is not damaged or subject to damage by routine operations.

B. ACM is defined as any material with a trace or more of asbestos quantity present.

C. Space with ACM of any type or condition may be upgraded by the Offeror to meet conditions described in sub-paragraph A by abatement

(removal, enclosure, encapsulation, or repair) of ACM not meeting those conditions. If any offer involving abatement of ACM is accepted by the Government, the successful Offeror will be required to successfully complete the abatement in accordance with OSHA, EPA, Department of Transportation (DOT), state, and local regulations and guidance prior to occupancy.

D. Management Plan and Reinspection Report Submittals. If space is offered which contains ACM, the Offeror shall submit a current asbestos-related management plan or operations and maintenance plan, along with a current asbestos re-inspection report (performed within the past 5 years) that includes a…