57-24023-23-FA Exhibit A Agency Spec. Req. Update 12.20.23.pdf

Lease No. 57-24023-23-FA Exhibit A

AGENCY SPECIFIC REQUIREMENTS

Page 1 of 13 LESSOR: ______ GOVERNMENT: ________ USDA FPAC

EXHIBIT- A

Agency Specific Requirements

Solicitation Number: 57-24023-23-FA

Garrett County, Mt. Lake Park, Maryland

The Agency Specific Requirements (ASRs) do not reduce the minimum requirements contained within the Lease. These ASRs provides specific agency requirements, which may be complementary, more specific, or more stringent than those of the Lease minimum requirements. To the extent the contents of these ASRs conflict with the contents of the Lease, the more stringent requirement shall apply.

A. ROOM SCHEDULE

The following spaces in these approximate sizes shall be provided by the Lessor.

*NOTE: NRCS staff numbers might reflect non-USDA partners where NRCS provides workspace to partner through agreement. Where non-USDA partners are present, USDA may request to add them to the lease signage by sharing space on the same sign.

TOTAL USDA PERSONNEL: 2 14 16

FSA NRCS

SPACE TYPE

SQUARE

FOOTAGE

NEEDED

3 PRIVATE OFFICES (120 sf each +/-) | (1) FSA, (2) NRCS 120 240 360 OPEN OFFICE AND CIRCULATION AREA (13 work stations at +/- 78 sf each /3 touch-down stations at +/- 24 sf each) | Workstations:

(1) FSA, (12) NRCS | Touchdown: (1) FSA, (2) NRCS

102 984 2950

CONFERENCE ROOM 38 263 300

BREAK ROOM 19 131 150

RECEPTION AREA 19 131 150

MAIL/COPY AREA – MAY BE REMOVED AND ABSORBED INTO

THE OPEN OFFICE AREA.

FSA: (2) large MFD printers. NRCS: (3) large MFD printers, (1) 3’x6’ engineering plotter that sits against a wall

19 131 150

ADP ROOM 13 88 100

CONSULTATION/HUDDLE ROOM 10 70 80

CONSULTATION/HUDDLE ROOM 10 70 80

Secure Storage (Files) 38 263 300

STORAGE ROOM – 200 SF for NRCS and 150 SF for FSA 150 200 350

MINIMUM ABOA (Space Used by USDA Only): 4970

MAXIMUM ABOA (Space Used by USDA Only): 5218

Page 2 of 13 LESSOR: ______ GOVERNMENT: ________ USDA FPAC

MAXIMUM RSF (Rentable Square Footage includes common areas such as bathrooms, utility rooms, vestibules, and other space shared with non-USDA tenants):

Government Vehicle Reserved Parking Needed: 7

Customer Reserved Parking Needed: 16

Employee Unreserved Parking Needed: 16

Shed 0 200 200

B. ROOM DESCRIPTIONS

Lobby/Reception Area – The lobby area is designed for customers to enter, check in, and wait to be seen by USDA staff.

1. Electrical outlets according to local code.

2. Flooring, wall coverings, and window coverings according to Lease.

3. See Physical Security requirements below for additional information.

Design Examples:

Page 3 of 13 LESSOR: ______ GOVERNMENT: ________ USDA FPAC

Private Offices- Private offices shall be designed to accommodate (1) one individual seated at a desk, with space for (2) two additional guests. These spaces are to be utilized by individuals who require acoustic and visual privacy for meetings and phone calls or tele/video conferencing. Interior glass window with blinds to provide visibility to the open office and allow daylight to penetrate through.

1. Sound Transmission Class rating as specified in Lease.

2. Greater of three (3) double electrical outlets or local code.

3. Two (2) telecommunication outlet.

4. Three (3) coat hooks on the wall next to the door.

5. Flooring, wall coverings, and window coverings according to Lease.

6. Private office minimum width shall be 9’-3” inside wall to inside wall to allow for USDA furniture installation and ABAAS / ADA clearances.

Design Example:

Page 4 of 13 LESSOR: ______ GOVERNMENT: ________ USDA FPAC

Consult Room – Consult rooms shall be designed to seat up to 4 individuals for hosting small meetings, phone calls, tele/video conferencing, or for individual working. Locate adjacent to workstation clusters and in close proximity to enclosed offices. When possible, provide access to natural daylight. Interior glass window with blinds to provide visibility to the open office and allow daylight to penetrate through. Provide film at seated height for partial privacy.

2. Greater of five (5) double electrical outlets or local code.

3. Two (2) telecommunication outlet.

4. Three (3) coat hooks on the wall next to the door.

5. Flooring, wall coverings, and window coverings according to Lease.

Page 5 of 13 LESSOR: ______ GOVERNMENT: ________ USDA FPAC

Conference Room - Meeting rooms for 10-12 people for large meetings, tele/video-conferencing, as well as presentations. Locate centrally within the office and adjacent to the reception/service desk in order to provide immediate access for invited guests. Ideally, locate close to the break area for convenience for invited guests. Consider locating doors off of the open office area for acoustic privacy. Provide access to daylight when possible.

2. Greater of five (5) double electrical outlets or local code.

3. One (1) or Two (2) telecommunication floor boxes.

4. Lessor to provide data jack and audio-visual (A/V) connection for installation of a wall mounted television to use for presentations. Lessor is responsible for maintenance of connections/wiring and data jack, but television is the property of USDA and is to be installed and maintained by

USDA.

5. Six (6) coat hooks on the wall next to the door.

6. Flooring, wall coverings, and window coverings according to Lease.

Design Example

Page 6 of 13 LESSOR: ______ GOVERNMENT: ________ USDA FPAC

Break Room - An enclosed or semi-enclosed space to serve as a destination for refreshment. The space is provisioned to support food preparation and storage, coffee machines and recycle bins. Depending on size of office this may be an area for socialization, so seating area should be provided. Locate adjacent to conference room. Some enclosure is necessary to reduce transmission of noise and smells into the workplace.

2. Greater of four (4) double electrical outlets or local code, in addition to the outlets required for refrigerator/freezer and microwave. Outlets provided at counter per local code.

3. Six (6) coat hooks on the wall next to the door.

4. Flooring, wall coverings, and window coverings according to Lease.

5. Lessor to provide and maintain, as part of operations and maintenance of the Premises, a breakroom refrigerator with freezer (at least 18 cu ft in size) and countertop microwave oven. The Lessor shall retain ownership of these items, and associated costs shall be included in Operating Expenses on the Form 1217.

6. Minimum of ten (10) feet of counter with base and overhead cabinets and double compartment sink.

Page 7 of 13 LESSOR: ______ GOVERNMENT: ________ USDA FPAC

Secure Storage – This room is for equipment or other content that needs to be securely stored, but easily accessible within the office. Size and type of storage units will vary depending on content requirements.

1. Room shall not be accessible through the ceiling to prevent “up and over” access. Utilize slab-to-slab walls or installation of steel mesh to prevent intrusion.

2. Solid core door with door hinges installed inside the room. No windows or other openings.

3. Fire extinguisher required.

4. Sound Transmission Class rating as specified in Lease.

5. Greater of three (3) double electrical outlets or local code.

6. Flooring and wall coverings according to Lease.

Open Office - A standard space for an individual to accomplish focused solo work and short-term collaborative work who spend most of their time at their desk. Individual workstations are provided in combination with easily accessible meeting spaces for group work and focus booths for concentration or private conversation. Place near floor perimeter to maximize access to natural light.

Generally, this is open space where systems (cubicle) furniture will be installed by USDA. Lessor must ensure electrical and data connections are available to hard wire the installed furniture, and Lessor is responsible for providing an electrician to undertake or assist with the furniture installation. Data and electrical can be provided via ceiling drops or wall connections.

Customer facing workstations (where 78 square foot is requested per workstation) have dimensions of 6’ wide x 8’ deep, with an additional 6’ x 4’-3” seating area along the end for a total dimension of 6’ wide x 12’-3” deep. Cubicles require side access – a minimum of 36” clear is required next to the 6’ wide dimension to accommodate circulation on one side (total square footage with allowance for an aisle is 9’ wide x 12’-3” deep.) Cubicles may be mounted directly touching one another along the 6’ wide sides, and may be directly touching along the 12’-3” sides as long as one of the longer sides is free for a circulation aisle.

Touchdown stations have dimensions of 4’x2’.

Page 8 of 13 LESSOR: ______ GOVERNMENT: ________ USDA FPAC

C. REQUIRED FEATURES NOT INCLUDED IN SHELL COSTS: For all of these items, purchase and installation should be included in the Lessor’s Tenant Improvement costs and ongoing maintenance should be an Operating Cost included on GSA Form 1217.

4. Lessor to install and maintain all Telecommunication Requirements (development of ADP Room, CAT wiring, etc.) as outline in Lease Exhibit C.

5. If the US Postal Service will not deliver and pick up mail from each USDA agency inside the Premises, then the Lessor is required to provide and maintain separate mailboxes for each USDA agency in the Premises. The mailboxes must be lockable and acceptable to both USDA and USPS. The incoming mailboxes must be of sufficient size to accept a single package of 9” wide x 11 ½” deep x 12” high, or a separate common oversized mailbox of that minimum size must be provided. A separate outgoing mailbox (comparable to a 4C USPS approved collection bin) capable of accepting an outgoing parcel of a minimum of 11-3/8” wide x 6-1/4” deep x 4-1/4” high must also be provided by Lessor. Location and design must be approved by LCO or designated representative.

6. Lessor to install and maintain an exterior locking depository drop box. Drop box should be secure and provide the ability for receipt of documents from exterior of building without entering interior areas of the building. Location and design must be approved by LCO or designated representative.

7. Lessor to provide and maintain signage as outlined in USDA Facility Signage Guide as furnished by the Government.

i. The monument sign must be such that the sign is visible from both directions of traffic. Where USDA is located in a strip mall or campus setting, location of the monument sign in the mall or campus pylon sign is an acceptable alternative.

Page 9 of 13 LESSOR: ______ GOVERNMENT: ________ USDA FPAC

ii. Sign locations and design must be approved by LCO or designated representative.

iii. Should the location of the leased Premises not be evident to customers parking in the parking lot, the Lessor shall install and maintain directional or wayfinding signage from the parking area to the Premises.

8. Lessor to Install and maintain fire extinguishers, smoke detectors, carbon monoxide detectors, and automated external defibrillator (AED).

9. Lessor to provide and maintain a shed approximately 200 square feet (10 foot x 20 foot structure) of exterior storage at the Premises. Structure must include a minimum 10-foot by 10-foot door to accommodate UTV/ATV’s with trailers. Lessor shall note that USDA may store gasoline for ATV use, and the location of the shed must meet all local building codes and required set-backs. Shed location to be coordinated with and approved by LCO or designated representative.

D. REQUIRED FEATURES TO BE INCLUDED IN SHELL COSTS: Lessor shall include the costs associated with these features in Shell Rent.

10. The leased Premises must comply with accessibility requirements set forth in Section

3.15 of Lease at the time of lease commencement.

11. Perimeter Lighting: The Building Owner shall ensure exterior entrances/exits are illuminated to a minimum of 5 foot-candles; Sidewalks and walkways illuminated to a minimum of 3 foot-candles; and Parking lot surfaces illuminated to 1 foot-candle throughout the parking areas. Lessor shall have a lighting preventative maintenance plan in place to inspect perimeter lighting for broken fixtures or burnt-out bulbs and service any non-operable lights within 30 days.

12. Circulation corridors connecting to the mud room shall be hard surface flooring for easy clean-up of mud and debris.

E. PHYSICAL SECURITY REQUIREMENTS: In addition to the specifications set forth in Section

7.01 of the Lease, the Lessor is required to implement the following USDA-specific physical security features in the Premises. For all of these items, purchase and installation should be included in the Lessor’s Tenant Improvement costs and ongoing maintenance should be an Operating Cost included on GSA Form 1217.

REQUIREMENT DESCRIPTION

Hardened Public- Government Space Separation

A Hardened (ie – permanent wall construction from floor to counter) Customer Service Counter shall be installed to separate the public lobby area from employee workspace. It shall be designed in a way that customers cannot access USDA space (on the other side of the counter) unless permitted entry through a locked door. Where a permanent ADA-height counter is provided, a service window or glass with a pass-through must be mounted above the counter to prevent over-the-counter entry to the USDA space.

This counter must be a hardened barrier that requires employees to enter through a locked door to enter from the public side of the counter into USDA employee space. The door must have a lock and remain secured at all times. The counter shall be 42” to 48’’ high, but must also account for an Architectural Barriers Act Accessibility Standard (ABAAS) Compliance area.

Page 10 of 13 LESSOR: ______ GOVERNMENT: ________ USDA FPAC

USDA requested arrangement for this location is for a full height counter with no window and provision of a folding, ADA-height service table inside the reception area, with built-in storage along the interior side of the counter facing the USDA space.

Entrance Door Chime An entrance door chime shall be installed on the main/customer entrance to notify employees when a visitor enters the facility.

The intent of the device is to alert office staff someone has entered the Service Center. The device does not need to be hard-wired; or elaborate. A wireless device that uses double stick tape to adhere to the entrance door frame and the receiver simply plugs into the wall is recommended.

Intrusion Detection System (IDS) Coverage and Monitoring

The lessor shall design, install, and maintain an Intrusion Detection System (IDS) consisting of door contacts for all perimeter entry and exit doors to USDA space;

magnetic contacts for operable ground floor windows, acoustic glass break detectors for glass doors, doors with glass windows, or ground level windows;

passive infrared motion sensors (if needed); an alarm keypad (one needed per office suite); and an auto-dialer for alarms to annunciate to a monitoring service (i.e. DHS Alarm MegaCenter, local police station, or approved 3rd party monitoring service).

Duress/Panic Buttons All USDA Main Entrance/Reception areas shall have a duress/panic alarm installed. Additional duress/panic buttons shall be placed in areas where employees routinely service customers.

These alarms shall be tied into the IDS system to ensure annunciation to a monitoring service (i.e. DHS Alarm MegaCenter, local police station, or approved 3rd party monitoring service).

Main/Customer Entrance Emergency Lockdown

A locking device is required on the main/customer entrance that will easily allow for locking/unlocking the door in emergencies. To support an emergency lockdown, a thumb turn deadbolt shall be installed on the main entrance door so the door can be locked immediately in an emergency. Another acceptable option is installing an electronic lock that has an emergency lock-down button at the service counter.

Space Compartmentalization / False Ceiling

Any suspended (false) ceilings that lead into USDA-FPAC space from a wall in a common hallway or other tenants space must be secured in a manner that no individual can enter USDA space undetected or unmonitored by exploiting the gap above the false ceiling wall. The preferred method of securing the space is to install “slab to slab” walls that separate the USDA space from the rest of the facility.

Perimeter Doors and Door Locks

Perimeter doors to USDA space must be either glass storefront doors, metal high-security doors, or solid-core wood doors. Hollow core doors are not permissible.

Door hinges must be located on the inside of the door (non-public side) or exposed door hinge pins must be permanently secured to prevent removal.

Approved methods include tack welding or locking screws to hold pin in place.

Perimeter door locks must be either electronic access control, high security cipher, or high-security mechanical locks, preferably with a dead-bolt. Cipher or electronic access locks are highly encouraged to avoid the need to issue keys.

Page 11 of 13 LESSOR: ______ GOVERNMENT: ________ USDA FPAC

All exposed door locking mechanisms, except for deadbolts, must be covered by a door strike plate cover to prevent the mechanism from tampering.

The lessor is required to rekey all door locks prior to USDA leasing the space and all keys must be accounted for on a sign-out log.

Emergency Exit Doors Emergency exits doors shall include an automatic door closer and exit hardware that is compliant with applicable life safety codes and standards. All emergency exits doors shall have signage posted on the interior side of the door stating, “Emergency Exit Only”. These doors shall not be used for employee or tenant convenience.

A 290 degree wide angle peephole shall be installed in the exit door, if an exterior window is not adjacent to the door or if it is not a glass door.

Emergency Exit doors shall have no visible hardware on the exterior.

REQUIREMENT DESCRIPTION

Window Air- Conditioning (A/C) Unit Protection

If applicable, if window A/C units are installed, they must be secured with a lockable cage or window bars in a way that prevents the window unit from being pushed in or removed.

Protection of Exterior Gas Mains or Propane Tanks Adjacent to Premises

If applicable, exposed gas mains or propane tanks near a facility façade or in a parking lot must have bollards (typically yellow safety bollards) or some other barrier (i.e., boulder) around it to protect it from a vehicle strike.

Security of Exterior Electrical Panels and Switches

If applicable, exterior electrical panels on the outside of the building or in common/public space shall be secured via a locking device, unless not permitted by local code. The preferred location for electrical panels is inside the USDA space or in a secured area on the interior of the building.

Public Restroom Access

Lessor must secure public restrooms (restrooms located in the building common area) in a manner that only facility tenants can access them and not the general public. This can be done by securing the restrooms with either a hard key or an access code.

Fire and Carbon Monoxide Detection-

Lessor shall install appropriate amount and type of smoke and carbon monoxide detection devices in accordance with local code.

Janitorial and Maintenance Staff Access

Any lessor provided maintenance/janitorial staff must undergo a Special Agreement Check (SAC) background investigation before being granted unescorted access. This check will be conducted by USDA-FPAC HSD. USDA- FPAC reserves the right to request daytime cleaning in USDA space. SAC background checks may be requested by the State Office through ServiceNow, routing the ticket to Homeland Security Division.

F. EVSE REQUIREMENTS (TO BE INCLUDED IN TENANT IMPROVEMENT COSTS, BROKEN

OUT AS A SEPARATE LINE ITEM FOR USDA FUNDING PURPOSES):

The Lessor shall provide Electric Vehicle Supply Equipment (EVSE) supporting infrastructure for Charging Station(s) and reserved parking spaces for electric vehicles. Infrastructure shall comply with all local electrical codes, and if none, the National Electrical Code (current edition).

Page 12 of 13 LESSOR: ______ GOVERNMENT: ________ USDA FPAC

1. The Lessor shall design, provide, install, and maintain site prep infrastructure required for a full, complete, and operable USDA installation and continuous operation of (2) dual-port, Level 2 EVSE Charging Station, inclusive of the equipment pad, conduit, and wiring to the point of equipment vendor wiring connections. All work shall be completed by licensed and insured professionals, including design and construction work.

2. Install the supporting infrastructure for (2) dual-port Level 2 Electric Vehicle Supply Equipment (EVSE) Charging Stations in support of USDA’s electric vehicles.

3. USDA, or designated contractor, will furnish, install, and maintain dual-port Level 2 Electric

Vehicle Supply Equipment (EVSE) Charging Stations with SAE J1772 connectors and networked software systems for remote management to monitor, maintain, and allow access.

4. Lessor shall obtain all required permits for the installation and construction of supporting infrastructure of the EVSE Charging Station(s).

5. Lessor shall complete all requirements with special emphasis on the following required improvements:

a. Install conduit and all other required base-building electrical infrastructure necessary to support metered 120/208 V, 3-phase, 4-wire with bond, 60 hertz electric service to USDA’s EVSE Charging Station(s) at a location approved by the

USDA.

b. Dedicated single-phase electrical circuit(s) (32A at 208/240V).

c. A dual pole 40A circuit breaker(s) at the electrical panel is required for each charging station. (e.g., 2 charging stations, 2 40 Amp Circuit Breakers).

d. Conductor wiring sized in accordance with the National Electrical Code requirement for 125% capacity for continuous load for all branch circuits from panel to stations via raceway or conduit with required grounding conductor.

e. For pedestal mount stations prepare pad and a minimum 36” coiled wiring remains above conduit stub for station connection.

f. Location must have a consistent cellular signal for networked station use.

g. Lessor shall provide a copy of the wiring continuity testing to the USDA as a submittal to USDA.

h. Upon completion of the EVSE site prep work and prior to USDA installation of the EVSE charging station, Lessor (or Lessor’s electrical sub-contractor) shall lock-out tag-out and make safe all power connections associated with the EVSE charging station infrastructure in accordance with OSHA standards. Lessor (or Lessor’s electrical sub-contractor) shall be responsible for coordination of lock-out tag-out removals and / or transferals to USDA equipment installer at time of equipment installation.

i. During the period between EVSE site prep work completion and USDA installation of the EVSE charging station, the Lessor shall seal all open exterior conduit and wiring connections air and water-tight to prevent against weather, water, and pest damage to the infrastructure. Lessor shall be responsible for maintaining these seals to ensure no damage to the infrastructure until USDA installation of the EVSE charging stations.

6. Lessor shall provide, install, and maintain bollards protecting stations.

7. Lessor shall provide, install, and maintain signage identifying that the EVSE is for USDA

EGOV use only.

Page 13 of 13 LESSOR: ______ GOVERNMENT: ________ USDA FPAC

8. Throughout the period of USDA occupancy on site (via lease, extension, and / or holdover tenancy), the Government shall maintain ownership and control over the EVSE charging station equipment. The Lessor maintains ownership and maintenance responsibilities of the site infrastructure as installed under the Lease, inclusive of equipment pad, conduit, wiring, meter, bollards, signage, and overcurrent protection devices.

9. Upon the expiration of the lease, its amendments, extensions, holdover tenancy and/or the

Government’s termination of the lease, the Government may elect to remove the equipment and return the equipment to its leasing service provider, or otherwise dispose of the equipment in accordance with Government equipment disposal laws and regulations.

However, Lease Paragraph 2.04 Waiver of Restoration (OCT 2023) is appliable to this equipment: At its sole option, the Government may abandon property in the Space following expiration or earlier termination (full or partial) of the Lease, in which case the property will become the property of the Lessor, and the Government will be relieved of any liability in connection therewith.

G. CONSTRUCTION SUBMITTALS:

The following submittals are required to be provided during the construction of the Tenant Improvements:

1. Permit

2. Mailbox design and location

3. Security System (IDS) Submittal

4. Signage Submittal

5. Fire Alarm System Testing

6. Data Wiring Continuity (Network Cabling) Test Results

7. HVAC Test and Balance Results

8. Radon Testing Results

9. Schedule of Periodic Services

10. Staff training and manuals on:

a. Security System

b. Cipher Lock programming, or Electronic lock use / procedures

11. Lease Administration / Emergency Points of Contact and Procedures

12. Certificate of Occupancy