Exhibit B_Agency Specific Requirements.pdf

Agency-Specific Requirements

CARIBBEAN-FLORIDA WATER SCIENCE CENTER

Fort Myers Field Office

Fort Myers, Florida

September 20, 2022

Updated Square Footage 9.26.2023

IN ADDITION TO THE REQUIREMENTS SET FORTH IN THE REQUEST FOR LEASE PROPOSAL (RLP) AND LEASE (GSA FORM L202), THE FOLLOWING AGENCY-SPECIFIC REQUIREMENTS (ASR) DEFINES ALL ITEMS THAT ARE TO BE FURNISHED, INSTALLED, AND MAINTAINED BY THE LESSOR UNLESS INDICATED OTHERWISE. THE RLP AND LEASE ESTABLISHES THE MINIMUM REQUIREMENTS. THIS DOCUMENT IS A SUPPLEMENT TO THE RLP AND LEASE AND MAY ESTABLISH MORE

STRINGENT REQUIREMENTS.

THE SPECIFIC REQUIREMENTS CONTAINED HEREIN SUPERSEDE ANY CONTRADICTORY ITEMS WHICH MAY BE CONTAINED IN OTHER PARTS OF THE REQUEST FOR LEASE PROSAL AND LEASE. ALL ITEMS FOUND IN THESE REQUIREMENTS SHALL

BE AMORTIZED IN THE OVERALL RENTAL CONSIDERATION, UNLESS SPECIFIED OTHERWISE.

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Contents

1.0 PURPOSE OF PROJECT

1.1 INTRODUCTION

1.2 MISSION AND FUNCTION

1.3 GREEN BUILDING

2.0 GENERAL SPACE REQUIREMENTS

2.1 AMOUNT OF SPACE……………………………………………………………………………………………………………………………………………………………………….5

2.1.1 Square Footage Requirement…………………………………………………………………………………………………………………………………………….5

2.1.2 Space Break Down……………………………………………………………………………………………………………………………………………………………..5

2.2 DELINEATED AREA

2.2.1 Boundaries…………………………………………………………………………………………………………………………………………………………………………6

2.2.2 Map…………………………………………………………………………………………………………………………………………………………………………………..7

2.3 TERM OF LEASE

2.4 BUILDING WIDE PARAMETERS

2.4.1 Site

2.4.2 Operating Hours:

2.4.3 Security

2.4.4 Janitorial

2.4.5 Parking

2.4.6 Laboratory Case Work

2.4.7 Laboratory Equipment (plumbing, sinks, eyewash station, ventilation, exhaust “snorkel”)

2.4.8 Fenestration

2.4.9 Antennas

2.4.10 Egress Lighting

2.4.11 Mezzanine Option

2.4.12 Mailbox

3.0 DETAILED REQUIREMENTS

3.1 GENERAL PURPOSE SPACE

AGENCY SPECIFIC REQIREMENTS – RLP Initials: _____________ & ______________ Page 3 of 13 Lessor Government

1.0 Purpose of Project

1.1 Introduction

The following Agency-Specific Requirements (ASR) is intended to further describe the lease requirements for the U.S.

Geological Survey Caribbean-Florida Water Science Center, Fort Myers, FL Office. This ASR defines the USGS tenant improvement requirements (modifications) for offices, support spaces, parking, special spaces, and laboratories.

Furthermore, it is intended to provide design and test-fit guidance to the owner in the submittal of leased space offered.

The information provided in the ASR is here to assist the lessors in preparing their offers. The square footages of individual rooms listed are approximate and are provided as a guideline for space layout and to ensure that the space and site offered will provide for an efficient layout and accommodate the needs of the U.S. Geological Survey in an efficient and effective manner. It should be noted that this ASR has been developed prior to the award of a lease. When the offered space becomes available, it may be necessary to refine this program and make adjustments to accommodate the offered space.

1.2 Mission and Function

The USGS serves the Nation by providing reliable scientific information to describe and understand the Earth; minimize loss of life and property from natural disasters; manage water, biological, energy, and mineral resources; and enhance and protect our quality of life. USGS has become a world leader in the natural sciences thanks to our scientific excellence and responsiveness to society's needs.

The Caribbean-Florida Water Science Center’s mission is to provide reliable, impartial, and timely data, analyses, and reports that are needed to understand the Nation’s water resources. The Center actively promotes the use of this information by decision makers to:

• Minimize the loss of life and property from water-related natural hazards, such as floods, droughts, and land movement.

• Effectively manage groundwater and surface-water resources for domestic, agricultural, commercial, industrial, recreational, and ecological uses.

• Protect and enhance water resources for human health, aquatic health, and environmental quality.

• Contribute to wise physical and economic development of the State’s resources for the benefit of present and future generations.

• Integrate the Center’s basic data and interpretive studies into broader interdisciplinary activities with other DOI bureaus, other Federal agencies, and State cooperative partners.

1.3 Green Building

A commitment to sustainable design is a priority for this project. Federal law and Executive Orders require the Government to apply good sound Green Building Principles for construction, environmental management, operation, and maintenance of federally funded buildings. Government agencies are called upon to promote energy efficiency, water conservation, and the use of renewable energy sources. The Supplemental Lease Requirements incorporates all the required Green Building requirements for this procurement.

It should be the building owner’s intent to optimize the use of emerging energy management technologies through the implementation of a building design that employs all the following:

• Optimize Site Potential: Creating sustainable buildings starts with proper site selection, including consideration of the reuse or rehabilitation of existing buildings. The location, orientation, and landscaping of a building affects the local ecosystem, transportation methods, and energy use.

• Minimize Energy Consumption: A building should rely on optimizing system efficiencies and employing conservation measures. Renewable energy technologies should be used in facility projects whenever feasible and cost effective.

• Protect and Conserve Water: Fresh water in an increasingly scarce resource. A sustainable building should reduce, control, or treat site runoff, use water efficiently, and implement as many Federal Energy Management Program Water Efficiency Improvement Best Management Practices as practicable.

• Use Environmentally Preferable Products: Buildings should be constructed of materials that minimize lifecycle environmental impacts such as global warming, resource depletion, and toxicity.

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• Enhance Indoor Environmental Quality (IEQ): The IEQ of a building has a significant impact on occupant health, comfort, and productivity. Among other attributes, a building should optimize day lighting, be well ventilated, control moisture/humidity, and avoid the use of materials with high-VOC emissions.

• Optimize Operational and Maintenance Practices: Buildings should be designed to consider the energy and environmental impacts of operating and maintaining the building. Designers are encouraged to specify materials and systems that reduced maintenance requirements, and/or require less water, energy, and toxic chemicals to maintain.

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2.0 General Space Requirements

2.1 Amount of Space

2.1.1 Square Footage Requirement

The US Geological Survey is interested in leasing approximately 4,400 rentable square feet of Office, Special Use, and Light Industrial. The rentable space shall yield a minimum of 3,975 ANSI/BOMA Office Area (ABOA) square feet to a maximum of 5,026 ANSI/BOMA Office Area square feet.

2.1.2 Space Break Down

Space Type Space Type Qty Room SF Usable/

ABOA SF

GENERAL OFFICE (UTILIZED)

Private Offices

DELUXE PRIVATE OFFICE 0 150 0

STANDARD PRIVATE OFFICE 5 100 500

ECONOMY PRIVATE OFFICE 0 120 0

SHARED PRIVATE OFFICE 0 120 0

Total Number Private Offices 5

Subtotal 500 Open Workstations

DELUXE OPEN OFFICE WORKSTATION 0 80 0

STANDARD OPEN OFFICE WORKSTATION 0 64 0

SMALL OPEN OFFICE WORKSTATION 12 48 576

TOUCHDOWN OPEN OFFICE

WORKSTATION 0 36 0

Total Number Workstations 12 Subtotal 576 Meeting Space

LARGE CONFERENCE ROOM/LIBRARY 1 400 400

MEDIUM CONFERENCE ROOM 0 150 0

SMALL CONFERENCE ROOM 0 110 0

PHONE ROOM 0 50 0

OPEN COLLABORATION SPACE 0 125 0

Subtotal 400

GENERAL SUPPORT SPACE (UTILIZED)

BREAK ROOM 1 100 100

UTILITY ROOM 0 100 0

LAYOUT ROOM 0 180 0

SHOWER ROOM 0 64 0

COMPUTER ROOM 0 300 0

RECEPTION DESK AND WAITING 0 144 0

IT/COMM ROOM/CLOSET 0 120 0

SMALL LIBRARY 0 600 0

Subtotal 100

SubTotal Square Feet (Includes General Office and General Support Spaces)

1,576

30% Gross Square Foot Factor Addition (Includes Wall Thicknesses, Circulation Space, etc.)

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TOTAL USABLE SF OFFICE AREA - "UTILIZED"

2,049

SPECIAL USE SPACE (NON-UTILIZED)

Primary Laboratory WET LAB #1 0 625 0

WET LAB #2 0 625 0

DRY LAB #1 0 625 0

DRY LAB #2 0 625 0

CLEAN LAB 1 100 100

LAB STORAGE 0 200 0

SAMPLE PREP ROOM 0 200 0

REFIGERATOR ROOM 0 150 0

ELECTRONICS LAB 0 225 0

Auxiliary Spaces

LARGE LIBRARY 0 750 0

IT/Closet 1 80 80

SubTotal Special Use Space Square Feet 180

30% Gross Square Foot Factor Addition (Includes Wall Thicknesses, Circulation Space, etc.)

TOTAL USABLE SF - "SPECIAL USE SPACE"

INDUSTRIAL SPACE

**Go To Light Industrial & Warehouse Tab in Typical Library and fill out quantities**

LIGHT INDUSTRIAL VEHICLE BAY 0 1,000 0

LIGHT INDUSTRIAL WAREHOUSE 1 1,300 1,300

FABRICATION SHOP 0 400 0

CAGE STORAGE 0 400 0

SubTotal Industrial Space Square Feet 1,300

TOTAL USABLE SF - "INDUSTRIAL"

1,300

EXTERIOR AND PARKING SPACE (Not included in SF Figures)

**Go To Parking Spaces Tab in the Typical Library and fill out quantities** Already Includes back up space in Square Foot Number

SECURED OPEN PRK (STANDARD V.) 10 sp.

SECURED OPEN PRK (OVERSIZED V.) 4 sp.

SECURED COVERED PARKING 0 sp.

GENERAL EMPLOYEE/VISITOR PARKING 0 sp.

TOTAL SF OF WAREYARD/SECURED PARKING

TOTAL PARKING SPACES FOR EMPLOYEE'S AND VISITORS

3,000

TOTAL USABLE OFFICE SQUARE FEET RANGE FROM 2,049 TO 2,254

TOTAL USABLE SPECIAL USE SQUARE FEET FROM 234 TO 257

TOTAL USABLE INDUSTRIAL SF FROM 1,690 TO 1,859

TOTAL USABLE SQUARE FEET (ACQUISITION RANGE) FROM 3,973 TO 4,370

ESTIMATED RENTABLE AREA SQUARE FEET ADDITION

(15%) FROM 596 TO 656

TOTAL ESTIMATED RENTABLE SQUARE FEET FROM 4,569 TO 5,026

2.2 Delineated Area

2.2.1 Boundaries

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All prospective properties must be physically located within, or front the boundaries as identified below:

North: Intersection of Hwy 777 and I-75, I-75 to Hwy 17, Hwy 17 to Hwy 74, Hwy 74 to Hwy 731;

East: Intersection of Hwy 74 and Hwy 731, Hwy 731 to Hwy 78, Hwy 78 to Hwy 29, Hwy 29 to I-75;

South: Intersection of Hwy 29 and I-75, I-75 to Collier Blvd, Collier Blvd to Hwy 41;

West: Intersection of Hwy 41 and Collier Blvd, Hwy 41 to Gladiolus Dr, Gladiolus Dr to McGregor Blvd, McGregor Blvd to Veterans Pkwy, Veterans Pkwy to Burnt Store Rd, Burnt Store Rd to Hwy 41, Hwy 41 to Hwy 777, Hwy 777 to I-75.

Note: This delineated area is located adjacent to and south of downtown Ft. Myers. Some of the area is in Ft. Myers and the rest is outside the town in Unincorporated Lee County.

2.2.2 Map

2.3 Term of Lease

The lease term shall be for 20 years. The lease may be terminated in whole or in part after 10 Years (10 Year Firm Term) on 120 days’ written notice to the Lessor.

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2.4 Building Wide Parameters

2.4.1 Site

General Description of Space/Building Type:

USGS Science Center Offices are typically located in a mixed use, single tenant, professional office/flex type developments or business districts allowing (Flex) space that easily accommodate office, special use, and light industrial operations in addition to exterior, fenced ware yard and circulation space.

The USGS requires a professional office/building/site appearance and presentation while accommodating field equipment and field operations typical of light industrial locations. Key factors in site selection should include a modern professional appearance and good site circulation. Space and site layout typically provides for professional office environment at the front of the facility/site with light industrial space (garage access, warehouse, secured vehicle/equipment storage) toward the rear or side of the facility in order to maintain a professional and attractive appearance for visitors and partners.

All office and related space must be located on first floor(s) and be in one contiguous block. The warehouse must be accessible to vehicles at ground level. Facility shall plumbed for municipal Water and Sanitary Sewer.

2.4.2 Safety Clause

The location must be in a low crime area. Safe site egress and ingress is important. USGS utilizes large trucks towing boat-trailers and operates day and night in all weather conditions. Traffic conditions including, but not limited to, the posted speed, sight lines, traffic volume, ease of making left turns in and out, and proximity to intersections and railroad crossings will be considered.

Below are pictures of representative samples of similar USGS Locations:

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High Level Adjacencies: The following diagram shows an ideal layout of the space requirements.

General Building Components and Design:

The building site must accommodate good, safe, vehicular access and circulation throughout for large vehicles and vehicles pulling trailers that can reach 65’ in total length with central pivot points like standard semi-trailers or light truck/boat trailer combinations. A drive-through ware yard design is preferred to accommodate these vehicles.

Extreme vehicle turns for vehicles to enter the warehouse must also be avoided, as boats up to 21’ long, on trailers, will frequently be parked inside. The site should be level with the fenced ware yard located to the rear or side of the facility for professional aesthetic purposes.

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Ware yard space must be located on site. Depending on ware yard layout, additional circulation space may be required in ware yard.

The building(s), ware yard and parking areas shall be all ground level, contiguous space. The warehouse/ware yard operation can be located to the side or behind the main office/laboratory building, but all the warehouse/ware yard space must be within a single, secured, fenced area of 8 feet high and 18 feet door width. With a minimum clear ceiling height of 12 feet to include loading door of 8.5 feet wide and 9 feet high is required.

Outdoor lighting must be sufficient for safety, and to ensure preventive lighting for GOV vehicles parked overnight in the parking lot.

The Offeror is required to provide a large USGS logo Identifier sign on or in front of the building or as approved by the contracting officer and agency representative. The USGS Logo is trademarked and USGS will provide all the necessary electronic media and dimensions for design of the sign.

2.4.3 Operating Hours:

Services and maintenance shall be provided daily, extending 6:00 am to 4:00 pm except Saturdays, Sundays, and federal Holidays. However, 24/7/365 access will be required for this field office.

Overtime Usage: If heating or cooling is required on an overtime basis, such services will be ordered orally or in writing by the GSA Contracting Officer or Buildings Manager with the approval of the appropriate USGS official.

No HVAC “overtime rate” will be included within a signed lease contract between the owner and GSA owner and GSA requiring payment or reimbursement by the USGS without prior notification to, and approval by the USGS.

2.4.4 Security

Primary security specification and level identification (FSL I + security systems) are incorporated into the RLP. See the FSL document included in the RLP. The Government may choose its own perimeter security system and monitoring.

All outside doors shall be keyed the same.

2.4.5 Janitorial

A. Janitorial shall be full service 5 times per week in accordance with the Lease, Section 6.07. Janitorial services shall be provided in the daytime hours (late afternoon or early evening preferred) with prior notice or schedule.

B. Janitorial to include trash, restroom cleaning, and vacuuming, etc. per lease requirements. Carpet shampooing to be provided per lease requirements. Trash service is required in the Laboratory and Light Industrial areas however, no Janitorial Services will be required in the Laboratory space or Light Industrial Warehouse space.

C. Trash/dumpster (commercial size dumpster) and recycling service shall be provided on-site and be included as part of the rental rate.

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2.4.6 Parking

A minimum of 17parking spaces shall be available for employees, visitors, and GOV vehicles must be provided on-site or within ½ block area. Disabled spaces shall be included in the 17 requested spaces and must meet all the requirements addressed in the RLP.

2.4.7 Laboratory Case Work

Cabinets/casework shall comply with the following:

All laboratory case work (composite material) and work surfaces (composite material) shall be provided by the lessor and maintained by the lessor as part of the finished tenant improvements. The lessor shall install acid resistant commercial grade casework, countertop, and cabinet

2.4.8 Laboratory Equipment (plumbing, sinks, eyewash station, ventilation, exhaust “snorkel”)

A minimum of one sink in the lab area plumbed for municipal hot and cold water, as well as municipal sanitary sewer.

The Lessor will be responsible for maintaining and plumbing sinks, emergency eyewash station and emergency shower station. The Laboratory HVAC and ventilation system can be on the same air-handling systems as the office space in the building, if the return HVAC is not in or near the lab area.

Laboratory exhaust system (Fume Hood) provided and maintained by USGS.

2.4.9 Fenestration

The offered location should maximize fenestration for office space as much as practical.

2.4.10 Antennas

The Lessor shall allow the Government and/or its designated telecommunications providers to affix telecommunications antennae (high frequency, mobile, microwave, satellite, or other emerging technologies), subject to weight and wind load conditions, to roof, parapet, or building envelope as required. Access/penetrations for the antenna(s) to the leased space shall be provided by the lessor.

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2.4.11 Egress Lighting

24 Hour Egress/Night lighting is required throughout the leased interior space.

2.4.12 Mezzanine Option

The government shall have the right to incorporate a mezzanine storage space (steel) should the warehouse ceiling height be high enough to accommodate construction of a mezzanine. The mezzanine must be designed and built-in strict compliance with local, state, and federal codes. The mezzanine shall be designed per IBC 2006 and OSHA.

Construction costs specific to the addition of a mezzanine space would be considered an additional cost to the government and should not be included in the base rent as this is not a direct requirement of this solicitation but a possible option/addition to be considered during the design phase, or after award of the contract, or at a later date in future years. Mezzanine space shall not be considered as rentable space. The Lessor is required to provide a large lockable/securable mailbox for Government only access.

2.4.13 Mailbox

The Lessor is required to provide a large lockable/securable mailbox for Government only access.

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3.0 Detailed Requirements

3.1 General Purpose Space

This section of the ASR is intended to provide the characteristics of principal areas in more detail. Individual room details and requirements are provided on the following pages to allow for detailed cost estimating.

The offeror is required to provide scaled drawings and a test fit layout as part of their offer based on the requirements and specifications contained in the RLP and this ASR. Any questions regarding these requirements shall be submitted in writing. The government will make all reasonable efforts to provide input on draft space layouts during the solicitation process. Efficient space layout and vehicle circulation is critical in addition to layout by office functions and divisions. All columns and obstructions that will impact an efficient layout of the space shall be clearly noted on the drawings. See Attachment A.