690EG4-24-L-00048 Solicitation for Offer (SFO) 4-1-24.docx

OMB Control No: 2120-0595

SOLICITATION NUMBER:

690EG4-23-L-00006

Department of Transportation Federal Aviation Administration

Solicitation for Offers (SFO) For Standard Space Lease Solicitation No.

690EG4-L-00048

Inglewood, CA

Offers due by:

4/7/2023

Paperwork Reduction Act Burden Statement A federal agency may not conduct or sponsor, and a person is not required to respond to, nor shall a person be subject to a penalty for failure to comply with a collection of information subject to the requirements of the Paperwork Reduction Act unless that collection of information displays a currently valid OMB Control Number. The OMB Control Number for this information collection is 2120-0595. Public reporting for this collection of information is estimated to be approximately 8 hours per response, including the time for reviewing instructions, searching existing data sources, gathering and maintaining the data needed, and completing and reviewing the collection of information.

Send comments regarding this burden estimate or any other aspect of this collection of information, including suggestions for reducing this burden to: Information Collection Clearance Officer, Federal Aviation Administration, 10101 Hillwood Parkway, Fort Worth, TX 76177-1524

Section 1: Statement of Requirements

1. General Information (07/2022) 6.1.1-2 Insert in all SFOs This Solicitation for Offers (SFO) sets forth instructions and requirements for Lease proposals as described in the attached documents. The Government will evaluate proposals conforming to the SFO requirements in accordance with the Basis for Award set forth below.

This SFO may only be amended in writing by the RECO. Amendments may modify the terms of this SFO and any attachments to the SFO.

This SFO includes a draft Lease setting forth the Lease term and other terms and conditions required by the FAA. The draft is for informational purposes only. Do not complete the Lease form. Upon selection for award, the FAA will finalize the Lease document based on the awarded Offeror's final rent and other price data and transmit the completed Lease, including any appropriate attachments, to the successful Offeror for execution.

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

2. SFO Definitions (07/2022) 6.1.1-3 Insert in all SFOs. For purposes of this document, the following definitions apply:

Screening Information Request (SIR)- refers to any request made by the FAA for documentation, information, or offer for the purpose of determining which offeror provides the best value solution for a particular procurement. A Solicitation for Offer (SFO) is a type of SIR. For purposes of this document, Screening Information Request (SIR) and Solicitation for Offer (SFO) are interchangeable.

Solicitation for Offer (SFO)- refers to a request for an offeror to formally commit to provide the products, services, or real property required by the FAA under stated terms and conditions. The response to the SFO is a binding offer, which is intended to become a binding contract if signed by the Real Estate Contracting Officer (RECO).

Lease- refers to the legal instrument used by the FAA to acquire a leasehold interest for exclusive possessory rights/interest in real property for a defined period of time. A lease is considered a contract for the acquisition of real property. For purposes of this document, Lease and Contract are interchangeable.

Contractor- refers to the party(ies) receiving a direct procurement contract from the FAA and who is(are) responsible for performance of contract requirements. For purposes of this document, the contractor may also be called the Lessor or the Offeror.

Government- refers to the United States of America acting by and through the Federal Aviation Administration (FAA). For purposes of this document, Government and FAA are interchangeable.

Real Estate Contracting Officer (RECO)- refers to the warranted individual with the authority to contract for real property on behalf of the FAA. For purposes of this document, RECO is interchangeable with Contracting Officer (CO).

ANSI/BOMA Office Area (ABOA)- refers to area where a tenant normally houses personnel, and/or furniture, for which a measurement is to be computed, as stated by the most current American National Standards Institute/Building Owners and Managers Association (ANSI/BOMA) publication.

[INSTRUCTION TO RECO- DELETE IF REQUIREMENTS ALLOW FOR LESS THAN FULL SERVICE] Full Service Lease- refers to a lease structure where the rent covers all base rent, taxes, insurance, management, utilities, janitorial and any other operating expenses for the property.

SECTION 1a. GENERAL REQUIREMENTS

3. Amount and Type of Space (07/2022) 6.1.4-1 Insert in all SFOs A. The Government is seeking a minimum of 2100 to a maximum of 2300 of American National Standards Institute/Building Owners and Managers Association (ANSI/BOMA) Office Area (ABOA) square feet (SF) of contiguous space within a building as described below:

Warehouse/Industrial Space- Approximately 2,200 ABOA SF

B. [INSTRUCTION TO RECO: IF THE PR PACKAGE INDICATES THAT A PARTICULAR CLASS OF SPACE IS REQUIRED (I.E., CLASS A OR B), ADJUST THIS PARAGRAPH TO REFERENCE THAT HERE]. The Space must 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 Real Estate Contracting Officer (RECO). If not a new Building, the Space offered must be in a Building that has undergone, or will be completed by occupancy, modernization or adaptive reuse for the Space with modern conveniences. The offeror must submit the architectural plans for modernization as part of the offer.

RECO ACTION: FILL IN THE DESIGNATED AREA OF CONSIDERATION (DELINEATED AREA). DELETE NORTH, SOUTH, EAST WEST BOUNDARIES IF NOT USING AND/OR ATTACH EXHIBIT OR INSERT .PDF OF MAP WITH BOUNDARIES IF AVAILABLE.

4. Area of Consideration (07/2022) 6.1.4-2 Insert in all SFOs RECO ACTION: FILL IN THE DESIGNATED AREA OF CONSIDERATION (DELINEATED AREA). DELETE NORTH, SOUTH, EAST WEST BOUNDARIES IF NOT USING AND/OR ATTACH EXHIBIT OR INSERT .PDF OF MAP WITH BOUNDARIES IF AVAILABLE.

The Government requests Space in an area bounded as follows:

· N- At the point of beginning Vista Del Mar at Culver Blvd.

· E- Travel Northeast on Culver Blvd to W Jefferson Blvd. Continue W. Jefferson to I-405.

· S- Travel South on I-405 to W Florence Ave. Continue onto E Florence Ave to S Prairie St. Travel Southbound on S Prairie St/Prairie St to Rosecrans Avenue.

· W- Travel Westbound on Rosecrans Avenue to Vista Del Mar. Continue on Vista Del Mar to the point at the beginning.

Buildings that have frontage on the boundary streets are deemed to be within the delineated Area of Consideration.

[INSTRUCTION TO RECO: CHOOSE SUB-PARAGRAPH A, SUB-PARAGRAPH B, BOTH A AND B, OR DELETE ALL TOGETHER DEPENDING UPON THE CHARACTERISTICS OF THE DELINEATED AREA. AS NEEDED, SUBSTITUE MILES OR FEET FOR THE DISTANCE VARIABLES IN THE PARAGRAPHS BELOW AS INDICATED IN THE REQUIREMENTS PACKAGE.]

5. Neighborhood, Location Amenities, and Public Transportation (07/2022) 6.1.4-3 Insert in all SFOs A. INSIDE CITY CENTER: Space must be located in a prime commercial office district with attractive, prestigious, and professional surroundings with a prevalence of modern design and/or tasteful rehabilitation in modern use. Streets and public sidewalks must be well maintained. A variety of inexpensive or moderately priced fast-food and/or eat-in restaurants must be located within the immediate vicinity of the Building, but generally not exceeding a walkable 2,640 Feet (RECOMMENDED: A WALKABLE 2,640 FEET) of the employee entrance of the offered Building, as determined by the RECO. Other employee services, such as retail shops, cleaners, and banks, shall also be located within the immediate vicinity of the Building, but generally not exceeding a walkable 2,640 Feet (RECOMMENDED: A WALKABLE 2,640 FEET) of the employee entrance of the offered Building, as determined by the RECO. A commuter rail, light rail, or subway station must be located within the immediate vicinity of the Building, but generally not exceeding a walkable 2,640 Feet (RECOMMENDED: A WALKABLE 2,640 FEET), as determined by the RECO. Alternatively, two or more public or campus bus lines usable by tenant occupants and their customers must be located within the immediate vicinity of the Building, but generally not exceeding a walkable 2,640 Feet (RECOMMENDED: A WALKABLE 1,320 FEET) as determined by the RECO. Amenities must be existing or the Offeror must demonstrate to the Government’s reasonable satisfaction that such amenities will exist by the Government’s required occupancy date.

B. OUTSIDE CITY CENTER: Space must 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. Adequate eating facilities must be located within the immediate vicinity of the Building, but generally not exceeding a walkable 2,640 feet (1/2 mile), as determined by the RECO. Other employee services, such as retail shops, cleaners, and banks, must be located within the immediate vicinity of the Building, but generally not exceeding a walkable 2,640 Feet, as determined by the RECO. Amenities must be existing, or Offeror must demonstrate to the Government’s reasonable satisfaction that such amenities will exist by the Government’s required occupancy date.

6. Parking Requirements (07/2022) 6.1.4-5 Insert in all SFOs The Government requires 2 structured/inside parking spaces and 2 surface/outside parking spaces, reserved for the exclusive use of the Government. These spaces must be secured and lit in accordance with the Facility Security and Lighting clauses set forth in the Lease. The spaces must also be compliant with the Accessibility clause in the Lease. The cost of parking must be included as part of the rental consideration. The offeror must describe the parking offered within the Proposal to Lease space and may attach a plan and/or short narrative as necessary to explain how the offeror will meet the parking requirements.

[INSTRUCTION TO RECO: ADJUST TO REMOVE “OPTION TO RENEW” LANGUAGE IF NOT APPLICABLE]

7. Lease Term (09/2021) 6.2.3-5 Insert in all SFOs The Lease term must be 5 Years, with Government termination rights, in whole or in part, by providing not less than 120 days’ prior written notice. [INSTRUCTION TO RECO: DELETE THE FOLLOWING SENTENCE ONLY IF A FIRM TERM HAS BEEN APPROVED BY THE FAE AS DESCRIBED IN T3.8.8.B.3] The Firm Term of the lease in which the FAA cannot terminate or cancel the lease contract must not exceed 365 days (1 year).

8. Occupancy Date (07/2022) 6.2.3-6 Insert in all SFOs Estimated occupancy is the date that FAA personnel will be moved into the space.

[INSTRUCTION TO RECO: SELECT ONE OF THE FOLLOWING OPTIONS PRIOR TO ISSUING THE SFO AND DELETE THE OTHER]

· Occupancy is required within 30 calendar days from the date of award.

OR

9. Description of Lease (07/2022) 6.1.6 Insert in all SFOs A. Offeror must review the Lease form included in the SFO documents to understand the Government's and the Lessor's respective rights and responsibilities under the Lease. Should the Offeror be awarded the Lease, the terms of the Lease will be binding upon the Lessor without regard to any statements contained in this SFO.

B. The FAA is seeking a modified gross Lease with rent that covers all Lessor costs, including all shell upgrades, Tenant Improvements (TIs), operating costs, real estate taxes, and security upgrades. Rent must 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 SFO.

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

[INSTRUCTION TO RECO: DELETE PARAGRAPH “D” IF GOVERNMENT WILL BE PREPARING THE DID’S PER REQUIREMENTS PACKAGE.]

10. Budget Scorekeeping: Operating Lease Treatment (07/2022) 6.4.3 Insert in all SFOs The Government will award a Lease pursuant to this SFO only if the Lease will score as an operating Lease under Office of Management and Budget Circular A-11, Appendix A. Only offers that are compliant with operating Lease criteria will be eligible for award. Offerors are required to provide supporting documentation at the request of the RECO to facilitate the Government’s determination.

SECTION 1b. DESIGN & LAYOUT REQUIREMENTS

11. Building Shell Requirements (07/2022) 6.5.23 Insert in all SFOs The Offeror must provide a building shell that consists of the following:

A. Base structure and building enclosure components must be complete and operational, including all common areas accessible by the Government, such as lobbies, fire egress corridors and stairwells, restrooms, elevators, garages, and services areas. The building must comply with ABOA standards.

B. All items identified in this solicitation as “building shell” are to be provided, installed, maintained, repaired, and/or replaced as part of the Offeror’s proposed base rent. Unless an item is specifically labeled as Tenant Improvement, it will be considered a building shell item.

C. The Lease establishes various requirements relating to the Building shell. If the Lessor's Building does not meet the requirements at the time of award, the Offeror may still be awarded the Lease. However, the Offeror must identify those Building improvements and the timeframe that will bring the Building into compliance with SFO requirements in their offer. Upon award of the Lease, completion of those Building improvements in the timeframe proposed by the offeror will be incorporated into the Lease and become requirements thereof.

12. Building Plans (07/2022) 6.5.25 Insert in all SFOs First generation plans scaled at a minimum of 1/8" = 1'-0" (preferred) must be submitted for review and consideration and meet below.

A.

The corridors in place or proposed corridors must meet local code requirements for issuance of occupancy permits.

B. FAA will review all plans submitted to determine if an acceptable level of safety is provided as described in the Lease. In addition, FAA will review the common corridors in place and/or proposed corridor pattern to determine whether these achieve an acceptable level of safety as well as to verify that the corridors provide public access to all essential Building elements. The Offeror will be advised of any adjustments that are required to the corridors for determining the ABOA Space. The required corridors may or may not be defined by ceiling-high partitions. Actual corridors in the approved layout for the successful Offeror's Space may differ from the corridors used in determining the ABOA square footage for the Lease award.

[INSTRUCTION TO RECO: ADD ADDITIONAL SPECIAL REQUIREMENTS AS DESCRIBED IN THE PR PACKAGE OR DELETE ENTIRELY IF NOT APPLICABLE]

13. Special Requirements (07/2022) 6.5.26 Insert in all SFOs when special requirements are described in the PR Package. The offered building/property must have the following features:

A. Space must be contiguous on one floor

SECTION 1c. ENVIRONMENTAL OCCUPATIONAL SAFETY & HEALTH REQUIREMENTS INSTRUCTION TO RECO: THE FOLLOWING ARE EXEMPT FROM THE SEISMIC STANDARDS AND ALL SEISMIC LEASING PARAGRAPHS. IF YOUR PROJECT MEETS ONE OF THESE EXEMPTIONS, THE SEISMIC SAFETY PROVISIONS AND RELATED ATTACHMENTS CAN BE DELETED:

-THE LEASE IS FOR LESS THAN FIVE (5) YEARS,

-THE LEASE IS FOR BUILDING STRUCTURES INTENDED ONLY FOR INCIDENTAL HUMAN OCCUPANCY (OCCUPIED BY PEOPLE FOR TWO HOURS OR LESS PER DAY), -DETACHED ONE- AND TWO-FAMILY DWELLINGS LOCATED WHERE SDS < 0.4 (CHECK WITH THE REGIONAL SEISMIC ENGINEER TO DETERMINE THE SEISMICITY OF THE DELINEATED AREA), OR

-THE DELINEATED AREA IS IN THE GREEN AREA (LOW AND VERY LOW SEISMICITY) IN THE SEISMIC LEASING REQUIREMENTS MAP. SEE BELOW FOR MAP AND ADDITIONAL INSTRUCTIONS.

THE ABOVE MAP DESIGNATES THE LEASING SEISMIC AREAS.

LOCATE THE DELINEATED AREA ON THE SEISMIC LEASING REQUIREMENTS MAP, WHICH IS AVAILABLE HERE. IF IT IS CLEARLY IN THE GREEN, YELLOW, OR RED AREAS, FOLLOW THE INSTRUCTIONS BELOW. IF THE LOCATION IS CLOSE TO A BORDER OF TWO AREAS, CONTACT THE REGIONAL SEISMIC ENGINEER FOR ASSISTANCE WITH DETERMINING WHICH AREA THE BUILDING IS LOCATED.

GREEN AREA

IF THE DELINEATED AREA LIES IN AN AREA OF LOW AND VERY LOW SEISMICITY, THE PROJECT IS EXEMPT FROM THE REQUIREMENTS OF THE SEISMIC STANDARDS (RP8- AS AMENDED).

ACTION REQUIRED: DELETE THE FOLLOWING PARAGRAPHS FROM THE SFO:

X.XX SEISMIC SAFETY FOR EXISTING CONSTRUCTION – MODERATE SEISMICITY

X.XX SEISMIC SAFETY FOR EXISTING CONSTRUCTION – HIGH SEISMICITY

DO NOT ATTACH THE LIFE SAFETY COMPLIANCE/SEISMIC CERTIFICATION TO THE SFO.

YELLOW AREA

IF THE DELINEATED AREA LIES IN AN AREA OF MODERATE SEISMICITY, THE PROJECT IS SUBJECT TO THE REQUIREMENTS OF THE SEISMIC STANDARDS (RP8 AS AMENDED). THE ONE EXCEPTION IS THAT A BUILDING CONTAINING LESS THAN 10,000 ABOA SF RENTED BY THE GOVERNMENT IS EXEMPT. OFFERORS MUST REPRESENT THAT, IF AWARDED THIS LEASE, THE OFFERED BUILDING WILL HAVE LESS THAN 10,000 ABOA SF OF SPACE LEASED TO THE FEDERAL GOVERNMENT. THIS IS COVERED IN THE MODERATE SEISMICITY PARAGRAPH, SUB-PARAGRAPH B.1.

ACTION REQUIRED:

INCLUDE IN THE SFO:

X.XX SEISMIC SAFETY FOR EXISTING CONSTRUCTION – MODERATE SEISMICITY

DELETE FROM THE SFO:

X.XX SEISMIC SAFETY FOR EXISTING CONSTRUCTION – HIGH SEISMICITY

ACTION REQUIRED: ATTACH THE SEISMIC CERTIFICATION TO THE SFO.

RED AREA

IF THE DELINEATED AREA LIES IN AN AREA OF HIGH AND VERY HIGH SEISMICITY, THE PROJECT IS SUBJECT TO THE REQUIREMENTS OF THE SEISMIC STANDARDS (RP 8 AS AMENDED). THE ONE EXCEPTION IS THAT A ONE-STORY BUILDING OF STEEL LIGHT FRAME OR WOOD CONSTRUCTION WITH LESS THAN 3,000 ABOA SF OF SPACE IN THE BUILDING IS EXEMPT. THIS IS COVERED IN THE HIGH SEISMICITY PARAGRAPH, SUB-PARAGRAPH B.1.

ACTION REQUIRED:

INCLUDE IN THE SFO:

X.XX SEISMIC SAFETY FOR EXISTING CONSTRUCTION – HIGH SEISMICITY

DELETE THE FOLLOWING FROM THE SFO:

X.XX SEISMIC SAFETY FOR EXISTING CONSTRUCTION – MODERATE SEISMICITY

ACTION REQUIRED: ATTACH THE SEISMIC CERTIFICATION TO THE SFO.

OR

14. Seismic Safety- High Seismicity (07/2022) 6.6.10-2 Insert in all SFOs where the delineated area falls within a high seismicity zone.

Definitions. For the purpose of this paragraph:

“ASCE/SEI 41” means American Society of Civil Engineers Standard, Seismic Rehabilitation of Existing Buildings.

“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 the Seismic Standards.

“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.

“RP8” or “Seismic Standards” means “Standards of Seismic Safety for Existing Federally Owned and Leased Buildings ICSSC Recommended Practice 8 (RP 8)” as amended and 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.

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

The Government intends to award a Lease to an Offeror of a Building that is in compliance with the NIST Standards of Seismic Safety For Existing Federally Owned and Leased Buildings (RP10 as amended), hereinafter called “Seismic Standards”. If upon receiving an offer, which complies with the Seismic Standards and the other requirements of this SFO, then other competing offers, which do not comply with the Seismic Standards, will not be considered. If no offers comply with the Seismic Standards, the RECO will make the award to the Offeror whose offer meets the other requirements of this SFO and provides the best value to the Government, taking into account price, seismic safety and any other award factors specified in this SFO.

An offered Building will be considered compliant with the Seismic Standards if it meets one of the following conditions:

The offer includes a Seismic Certificate showing that the Building meets the Seismic Standards. The submission must include the documentation confirming compliance unless expressly authorized for submission after award.

The offer includes a Seismic Certificate certifying that the Building is a Benchmark Building.

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

15. Safety Requirements (07/2022) 6.6.15 Insert in all SFOs The Government requires the following:

A. BUILDING CODES - All buildings must comply with Federal, State, and Local building, fire, safety, and seismic safety codes. FAA reserves the right to inspect the premises to verify compliance with these codes B. OCCUPANCY PERMIT- The building must have a valid Occupancy Permit from the local authority having jurisdiction (provide documentation).

C. FAA SAFETY AND ENVIRONMENTAL CHECKLIST - All offerors shall submit a completed FAA’s Safety and Environmental Checklist form. Failure to submit this form may eliminate an Offeror’s proposal from further consideration. FAA reserves the right to verify the space’s compliance with the checklist.

D. FIRE LIFE SAFETY- The Government requires Means of Egress, Automatic Fire Sprinkler System, and Fire Alarm System. All buildings must be designed to limit the potential for fire growth and spread and to resist the effects of fire.

E. Buildings in which space is offered for Lease shall be evaluated by the FAA to determine whether an acceptable level of safety is provided. This evaluation will consider the potential for loss of life, loss of federal property, and business interruption. In addition, the building's environmental quality will be considered, including, for example, indoor air quality, the presence, location, and condition of asbestos in the space, and levels of radon in the air. Offerors shall assist the Government in its assessments and detailed studies by making available information on building operations and providing access to space for assessment and testing.

F. In order to be eligible for award, Offeror must either:

(1) Verify in the Lease proposal that the Building in which Space is offered meets the general safety requirements of the Lease; or

(2) Include as a specific obligation in its Lease proposal that improvements to bring the Building into compliance with Lease requirements will be completed prior to acceptance of the Space.

G. The Offeror must submit the following environmental and occupational safety and health documents:

H. Completed Space Safety Environmental Checklist for an Office Building.

I. A valid Building Certificate of Occupancy (C of O) issued by the local jurisdiction J. Evidence of compliance with the applicable Lease clauses for Drinking Water and Radon.

K.

If there are conflicts between any of the requirements referenced in the Solicitation, Lease, or any attachments/exhibits, the more stringent requirement will prevail.

16. Inspection- Right of Entry (07/2022) 6.6.16 Insert in all SFOs A. At any time and from time to time after receipt of an offer (until the same has been duly withdrawn, rejected, or the lease is awarded), the agents, employees and contractors of the Government may, upon reasonable prior notice to Offeror, enter upon the offered Space or the Premises, and all other areas of the Building access to which is necessary to accomplish the purposes of entry, to determine the potential or actual compliance by the Offeror with the requirements of the SFO and its attachments, which purposes include, but are not limited to:

(1) Inspecting, sampling, and analyzing of suspected asbestos-containing materials and air monitoring for asbestos fibers.

(2) Inspecting the heating, ventilation and air conditioning system, maintenance records, and mechanical rooms for the offered Space or the Premises.

(3) Inspecting for any leaks, spills, or other potentially hazardous conditions that may involve tenant exposure to hazardous or toxic substances.

(4) Inspecting for any current or past hazardous waste operations, to ensure that appropriate actions were taken to alleviate any environmentally unsound activities in accordance with Federal, state, and local law.

B. Nothing in this paragraph shall be construed to create a Government duty to inspect for toxic materials or to impose a higher standard of care on the Government than on other lessees. Nothing in this paragraph relieves the Offeror of any duty to inspect or liability that might arise because of Offeror’s failure to inspect for or correct a hazardous condition.

17. Environmental Considerations (07/2022) 6.8.15 Insert in all SFOs A. The Government requires space with no known hazardous conditions or recognized environmental conditions that would pose a health and safety risk or environmental liability to the Government.

B. Upon request by the Government, Offeror must provide all known previous use of the Building.

C. Offeror must indicate in its written offer any known hazardous conditions or environmental releases with/from the offered Space, Building or Property.

SECTION 1d. SECURITY REQUIREMENTS

18. Facility Security Requirements (07/2022) 6.9.1-1 Insert in all SFOs The offered building/property must meet the following Security Requirements:

TBD post award.

Section 2: How to Offer

19. Offer Submittal (07/2022) 6.2.17 Insert in all SFOs The Offeror must prepare a complete offer, using the forms provided with this SFO to include those required in Attachment A of this SFO. Offeror must submit the completed Lease proposal package to the Government as indicated below.

A. The Offeror must submit responses to this SFO by one of the following means:

(1) Electronically Towayne.darrington@faa.gov

All documents must be saved in a generally accessible format (such as portable document format (.pdf), which displays a visible image of all original document signatures, and must be transmitted as an attachment to the email.

Only emails transmitted to, and timely received at, the FAA email address identified in the SFO will be accepted. Offeror submitting a Lease proposal by email must retain in its possession, and make available upon FAA's request, its original signed proposal.

Offers transmitted through email shall be deemed late if received at the designated email address after the date and time established for receipt of offers.

(2) By Mail OR In Person To:

FEDERAL AVIATION ADMINISTRATION

REAL PROPERTY & UTILITIES GROUP, AAQ-930

ATTN: Wayne Darrington 777 Aviation Blvd., Suite 150, El Segundo, CA 90245 (3)

Your offer must arrive at the place and by the time specified in the SFO. Offers sent by United States mail or hand delivered (including delivery by commercial carrier) shall be deemed late if delivered to the address of the office designated for receipt of offers after the date and time established for receipt of offers.

B. Offeror’s submittal must include the name, address, telephone number of the Offeror, and identify the name and title of the individual signing on behalf of the Offeror.

C. There will be no public opening of offers, and all offers will be confidential until the Lease has been awarded. However, the Government may release proposals outside the Government such as to support contractors to assist in the evaluation of offers.

20. Electronic Commerce and Signature (07/2022) 6.3.47 Insert in all SFOs A. The Electronic Signatures in Global and National Commerce Act (E-SIGN) establishes a legal equivalence between:

(1) Contracts written on paper and contracts in electronic form;

(2) Pen-and-ink signatures and electronic signatures; and

(3) Other legally-required written records and the same information in electronic form.

B. With the submission of an offer, the offeror acknowledges and accepts the utilization of electronic commerce as part of the requirements of this solicitation and the resultant contract.

C. Certain documents may need to be provided or maintained in original form, such as large-scale drawings impractical to convert to electronic format or a document with a raised seal signifying authenticity. This clause does not change or affect any other requirements that a document must be in paper format to satisfy legal requirements such as for certain real estate transactions.

D. The use of electronic signature technology is authorized under this solicitation and the resulting contract.

E. Contractors must not digitally sign any documents with software that uses the Secure Hash Algorithm 1 (SHA-1). All digitally signed documents and contracts sent to the FAA must use a SHA-256 or higher hash algorithm. This is based on the National Institute of Standards and Technology (NIST) Policy Statement on Hash Functions dated August 5, 2015. Further guidance on the use of SHA-256 is in NIST Special Publication (SP) 800-57 Part 1, section 5.6.2 as amended and SP 800-131A, Revision 1 dated November 6, 2015. Additional guidance on the use of SHA-3 is in NIST SP 800-185 as amended.

F. Contractors do not have to update documents previously digitally signed using SHA-1 hash algorithms unless the document requires updating. The FAA and contractors may continue to use SHA-1 for the following applications: Verifying old digital signatures and time stamps, generating and verifying hash-based message authentication codes (HMACs), key derivation functions (KDFs), and random bit/number generation.

21. Contractor Qualifications (07/2022) 6.2.21 Insert in all SFOs In order to determine Contractor responsibility, the following documentation is required:

A. Evidence of Ownership/Control of the Property- Offeror must provide evidence of ownership or control of the property and signature authority. These submittals must remain current, and the Offeror is required to submit updated documents as changes occur.

(1) If the Offeror owns the Property being offered or has a long-term Leasehold interest, the Offeror must provide to the RECO:

i. Evidence of ownership of the property, or

ii. A copy of the Master Lease showing, and

iii. Evidence of any encumbrances on the property, and

iv. Any other requested documentation evidencing the Offeror's stated interest in the Property.

OR

(2) If the Offeror does not yet have a vested interest in the Property, but rather has a written agreement to acquire an interest, then the Offeror must submit:

i. A fully executed copy of the written agreement with its offer, and

ii. A statement from the current owner that the agreement is in full force and effect, and that the Offeror has performed all conditions precedent to closing, or

iii. other form of documentation satisfactory to the RECO.

AND

(3) In addition to (1) and (2) above, Offeror must provide evidence of signature authority of the party(ies) who will sign any future Lease documents.

B. Legal Description/Tax/Zoning Information- Offeror must provide the legal description of the Property, its tax ID number, and any other evidence regarding Tax Abatements or Zoning information (described, in detail, below). These submittals must remain current. The Offeror is required to submit updated documents as changes occur.

Specifically, Offeror must provide:

(1) copies of prior year tax notices and tax bills;

(2) detailed overview and documentation of any Tax Abatements on the Property as outlined in the “Real Estate Tax Adjustment” paragraph of the Lease;

(3) if proposal includes multiple tax parcels, additional documentation depicting the scenario (e.g., fact sheet, 5” wide x 3” high or larger color photograph, site plan, location map, tax parcel map);

(4) evidence that the Property is in compliance with local zoning laws, including evidence of variances, if any, approved by the proper local authority, or the Offeror’s plan and schedule to obtain all necessary zoning approvals prior to performance; and

(5) any other information that may affect the assessed value of the Property.

C. Availability of Amenities- Offeror must provide evidence that amenities do or will exist by the Government’s required occupancy date. Such evidence must include copies of signed Leases, construction contracts, or other documentation as deemed acceptable by the RECO.

D. Available Financing- Offeror must provide satisfactory evidence of at least a conditional commitment of funds in an amount necessary to prepare the space. Such commitments must be signed by an authorized bank officer, or other legally authorized financing official.

E. SAM Registration- The Offeror must have an active registration in the System for Award Management (SAM), via the Internet at HTTPS://WWW.ACQUISITION.GOV, prior to final proposal revisions. This registration service is free of charge. The Offeror must complete 6.4.1-1 System for Award Management- Real Property in the Representations & Certifications section of this SFO.

F. Covered Telecommunications Equipment or Services- The Offeror must represent that it will not PROVIDE or USE covered telecommunications equipment or services via completion of 6.9.5-1 Covered Telecommunications Equipment or Services

22. Pricing Terms (07/2022) 6.2.22 Insert in all SFOs Offeror must provide the following pricing information with its offer:

A. Lessor’s Annual Cost Statement. Complete all sections.

B. Proposal to Lease Space. Complete all sections, including but not limited to:

(1) A fully serviced Lease rate per ABOA and RSF, clearly itemizing the total base rental, TIA rate, operating costs, and parking (itemizing all costs of parking above base local code requirements or otherwise already included in shell rent).

(2) Improvements. All improvements in the base Building, lobbies, common areas, and core areas must be provided by the Lessor, at the Lessor’s expense. This base rental rate must also include, but is not limited to, property financing (exclusive of TIs), insurance, taxes, management, profit, etc., for the Building. The base rental rate must also include all basic Building systems and common area buildout, including base Building lobbies, common areas, core areas, etc., exclusive of the ABOA Space offered as required in this SFO.

(3) The annual cost per ABOA and rentable square foot (RSF) for the cost of services and utilities. This refers to line 27 of FAA’s Lessor’s Annual Cost Statement, divided by the Building size for ABOA and RSF, respectively.

(4) The annual rent to amortize the Tenant Improvements. Such amortization must be expressed as a cost per ABOA and RSF per year. This amount must include all alterations for the Space above the Building shell. Such alterations must be described and identified in the drawings used to construct the Space. The Tenant Improvement Allowance (TIA), which is to be provided by the Lessor to the Government for TIs, must be made available at Lease execution. If the Offeror chooses to amortize the TI for a period exceeding the Firm Term of the Lease, the Offeror must indicate the amortization period in the offer. If the Government terminates the Lease after the Firm Term or does not otherwise renew or extend the term beyond the Firm Term, the Government will not be liable for any unamortized TI costs resulting from an extended amortization period.

(5) A fully serviced Lease rate per ABOA and RSF for that portion of the Lease term extending beyond the Firm Term. The rate proposed for this portion of the term must not reflect any Tenant Improvements as they will have been fully amortized over the Firm Term.

(6) An hourly overtime rate for overtime use of heating and cooling, and annual rate for areas requiring 24/7 HVAC. NOTE: Refer to the Lease document for additional guidance.

(7) Lessor’s Fees to complete Tenant Improvements. Provide a listing of proposed (i) Lessor’s Project Management fee and (ii) Lessor’s A/E design costs to prepare construction documents, to complete the Tenant Improvements. State the basis for determining each component, (e.g. flat fee, cost per ABOA SF, etc.). State any assumptions used to compute the dollar costs for each fee component.

(8) Rent concessions being offered. Indicate either on the Proposal to Lease Space or in separate correspondence.

[INSTRUCTIONS TO RECO: PLEASE NOTE THAT USE OF OPERATING COST ESCALATIONS IS NOT A PREFERRED METHOD OF RENT STRUCTURE. AMS T3.8.8(B)(5) DESCRIBES AGENCY PREFERENCE OF RENT STRUCTURE AS FIXED RENT OR STEP-UP RENT. ONLY INCLUDE THE FOLLOWING PROVISION AND RELATED LEASE CLAUSE IF YOU HAVE REVIEWED AMS AND DOCUMENTED YOUR RATIONALE WITHIN THE NEGOTIATOR REPORT.]

23. Operating Costs Requirements Included in Offer (07/2022) 6.2.22-2 Insert in all SFOs when offers containing escalating operating costs will be considered. AMS describes guidance for rent structure in leases including use of this provision in T3.8.8(B)(5) The Government requires a fully serviced Lease as part of the rental consideration. The base for the operating costs adjustment will be established during negotiations based upon rentable SF. The proposed methodology for operating costs adjustment must include all items specified in the attached Lease. The minimum requirements for normal hours, utilities, and janitorial services are specified in the attached Lease document. The offer must clearly state whether the rental is firm throughout the term of the Lease or if it is subject to annual adjustment of operating costs as indicated above. If operating costs will be subject to adjustment, those costs shall be specified in the proposal.

24. RE Clauses Incorporated by Reference (09/2021) 6.3.0 Insert in all real estate contracts when clauses are included by reference. This solicitation or contract, as applicable, incorporates by reference the provisions or clauses listed below with the same force and effect as if they were given in full text. Upon request, the RECO will make the full text available, or the full text may be obtained via internet at ttps://fast.faa.gov/RPF_Real_Property_Clauses.cfm.

A. Protest (07/2022) 6.3.39-2 Insert in all SFOs B. Protest After Award (07/2022) 6.3.39-3 Insert in all SFOs and Standard Space Leases C. False Statements in Offers (07/2022) 6.2.19 Insert in all SFOs D. Late Submissions, Modifications, and Withdrawals of Submittals (07/2022) 6.2.18 Insert in all SFOs E. Amendments to SFO (07/2022) 6.2.20 Insert in all SFOs

Section 3: Basis for Award RECO ACTION: CHOOSE THE CORRECT PROVISION BASED ON YOUR SCENARIO AND DELETE THE OTHER

25. Lowest Price Technically Acceptable (07/2022) 6.2.24 Insert in all SFOs where source selection will be LPTA The Lease will be awarded to the responsible Offeror whose proposal (i) conforms to the requirements of this SFO and the proposed Lease documents and (ii) offers the lowest price. Responsibility will be determined in accordance with AMS T3.2.2.7(A)(1). Price will be determined in accordance with the "Present Value Price Evaluation" paragraph of this SFO.

If the Offeror requests deviations from any term or condition of the Lease, each must be documented on the Proposal to Lease Space in block labeled “Additional Remarks or Conditions with Respect to this Offer.” At its sole discretion, the FAA will decide whether to accept the deviation. By submitting deviations, the Offeror acknowledges and accepts the risk that the offer may be determined unacceptable, and the FAA’s award determination rescinded.

OR

26. Contract Award (07/2022) 6.2.24-1 Insert in all SFOs where source selection will be Trade Off The Lease will be awarded to the responsible Offeror whose proposal conforms to the requirements of this SFO and will, as determined by the source selection official, offer the best value, considering technical quality, cost or price, and other SFO criteria. Responsibility will be determined in accordance with AMS T3.2.2.7(A)(1). Price will be determined in accordance with the "Present Value Price Evaluation" paragraph of this SFO.

If the Offeror requests deviations from any term or condition of the Lease, each must be documented on the Proposal to Lease Space in block labeled “Additional Remarks or Conditions with Respect to this Offer.” At its sole discretion, the FAA will decide whether to accept the deviation. By submitting deviations, the Offeror acknowledges and accepts the risk that the offer may be determined unacceptable, and the FAA’s award determination rescinded.

27. Communications (07/2022) 6.2.25 Insert in all SFOs A. The Government reserves the right to award a contract from initial proposals without entering into communications with any Offerors. Offerors are cautioned to submit their best offer with the initial proposal. If the Government elects to communicate with Offerors, the Government may conduct written or oral communications with any and/or all Offerors, and may reduce the firms participating in the competition to only those Offerors most likely to receive award. Offerors eliminated from competition will be notified by the Real Estate Contracting Officer.

B. In addition, the FAA reserves the right to conduct communications with any individual competing Offeror, or all competing Offerors, as the situation warrants. Communications with one or more Offerors does not require discussions with all Offerors. When communications are conducted, FAA may negotiate the rental price for the initial term, any renewal periods, and any other aspect of the offer relating to price as deemed necessary by the FAA. Although a designee may enter communications on behalf of the Government, only the Real Estate Contracting Officer has the authority to bind the Government.

C. As a result of communications, the RECO may allow reasonable opportunity to submit revisions to initial offers including any cost or price revisions if in the best interest of the FAA. The Government also reserves the right to (i) reject any and all offers, (ii) waive any requirement, and (iii) accept minor irregularities and discrepancies if doing so is determined to be in the best interest of the FAA.

28. Present Value Price Evaluation (07/2022) 6.2.23 Insert in all SFOs A. The Offeror must submit plans and any other information to demonstrate that the Rentable Space yields ABOA space within the required ABOA range. The Government will verify the amount of ABOA SF and will convert the rentable prices offered to ABOA prices, which will subsequently be used in the price evaluation.

B. Evaluation of offered prices will be based on the annual price per ABOA SF, including all required option periods. The Government will perform present value price evaluation by reducing the prices per ABOA SF to a composite annual ABOA SF price, as follows: Parking and wareyard areas will be excluded from the total square footage but not from the price. For different types of space, the gross annual per ABOA SF price will be determined by dividing the total annual rental by the total ABOA square footage excluding these areas.

C. Acceptable rent structures are:

(1) Fixed Rent (where the rent amount and the time at which it is required to be paid are fixed and determinable under the terms of the lease agreement as of the lease date);

(2) Step-up Rent (where the lease clearly defines future rent increases at set times throughout the life of the lease).

If the offer utilizes one of these preferred rent structures, and annual adjustments in operating expenses will not be made, the gross annual price will be discounted annually at 5 percent to yield a gross present value cost (PVC).

[OPTIONAL- USE OF EITHER THE OPERATING COST ESCALATOR OR TAX ADJUSTMENT CLAUSE IS NOT A PREFERRED METHOD OF RENT STRUCTURE. AMS T3.8.8.B.5 DESCRIBES AGENCY PREFERENCE OF RENT STRUCTURE AS FIXED RENT OR STEP-UP RENT. ONLY INCLUDE THIS PARAGRAPH IF YOU HAVE REVIEWED AMS AND DOCUMENTED YOUR RATIONALE WITHIN THE NEGOTIATOR REPORT. OTHERWISE, DELETE.] D. If annual CPI adjustments in operating expenses are included, the Offeror shall be required to submit the offer with the total "gross" annual price per RSF and per ABOA SF and a breakout of the "base" price per RSF and ABOA SF for services and utilities (operating expenses) to be provided by the Lessor. The "gross" price shall include the "base" price. The base price per ABOA SF from which adjustments are made will be the base price for the term of the Lease, including any option periods.

If annual adjustments in operating expenses will be made, the annual price and minus the base cost of operating expenses, will be discounted annually at 5 percent to yield net PVC. The operating expenses will be both escalated at 2.5 percent compounded annually and discounted annually at 5 percent, then added to the net PVC to yield the gross PVC. Comment by Schneider, Ryan S (FAA): I’m leaving the CPI adjustments due to size and duration of lease. Too much risk to guess future prices for this size.

[OPTIONAL-INCLUDE ONLY IF STATEMENT OF REQUIREMENTS ALLOWS FOR LESS THAN FULL SERVICE. OTHERWISE, DELETE.] E. To the gross PVC will be added:

(1) The annualized (over the full term) cost of any items, which are to be reimbursed in a lump sum payment. (The cost of these items is present value; therefore, it will not be discounted.)

(2) The annual price for parking to accommodate the minimum number of spaces required for government vehicles, if not included in the shell rent and charged separately. The price will be discounted annually at 5 percent.

[OPTIONAL – INCLUDE ONLY IF YOU WILL ACCOUNT FOR RELOCATION COSTS IN THE PRICE EVALUATION. OTHERWISE, DELETE.]

29. Authorized Representatives (07/2022) 6.2.16 Insert in all SFOs With respect to all matters relating to this SFO, only the Government's RECO designated below shall have the authority to amend the SFO and award a Lease. The Government shall have the right to substitute its RECO by notice, without an express delegation by the prior RECO. No designated representative has the ability to alter the terms and conditions of the Solicitation or the Lease.

Real Estate Contracting Officer (RECO):

Wayne Darrington wayne.darrington@faa.gov

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

30. Award (07/2022) 6.1.6-1 Insert in all SFOs To document the agreement between the parties, the successful Offeror and the FAA RECO will execute a Lease prepared by FAA, which incorporates the agreement of the parties. The Lease shall consist of the following:

Lease No. 690EG4-23-L-00048 and any associated Lease amendments.

The pertinent provisions/attachments of the offer.

Floor plans of the offered Space.

The acceptance of the offer and award of the Lease by the Government occurs upon execution of the Lease by the RECO and mailing or otherwise furnishing written notification Section 4- Representations & Certifications

31. Authorized Negotiators 6.2.16-1 Insert in all SFOs The Offeror states that the following person(s) are authorized to negotiate with the FAA in connection with this offer:

Name: __Adam Mintz_______________________ Title: _____Partner____________________ Phone number: _________________________

32. System for Award Management - Real Property (04/2022) 6.4.1-1 Insert in all SFOs, leases, easements, or supplemental agreements to existing leases or easements unless the FAA has granted a waiver from the use of SAM. Must be used in conjunction with 6.4.2-1 Payment by Electronic Funds Transfer- System for Award Management. NOTE: If the FAA has granted a waiver from the use of SAM, use clause 6.4.1 "System for Award Management (SAM Waiver)" and REMOVE this clause.

(a) Definitions. As used in this clause:

"Registered in the SAM database" means that the Contractor has entered all mandatory information, including the Unique Entity Identifier (UEI) or the Electronic Funds Transfer indicator, into the SAM database.

"System for Award Management (SAM) Database" means the primary Government repository for Contractor information required for the conduct of business with the Government.

“Unique Entity Identifier (UEI)” (also known as the Unique Entity ID) means a number or other identifier used to identify a specific commercial, nonprofit, or Government entity. See www.sam.gov for the designated entity for establishing Unique Entity Identifiers.

“Electronic Funds Transfer indicator” means a 4-characher suffix to the Unique Entity Identifier. This 4-character suffix may be assigned at the discretion of the business concern to establish additional SAM records for identifying alternative Electronic Funds Transfer (EFT) accounts for the same parent concern.

“Contractor” is synonymous with “Offeror” “Lessor” or “Grantor” for real property leases, easements, or other contracts.

(b)(1) By submission of an offer, the Contractor acknowledges the requirement that a prospective awardee will be registered in the SAM database prior to award, during performance, and through final payment of any contract.

(2) The Contractor must enter, in the space below, the contractor's UEI that identifies the Contractor's name and address exactly as stated in the offer. The UEI will be used by the RECO to verify that the Contractor is registered in the SAM database.

UEI: __________________________

(c) If the Contractor does not have a UEI, it should contact www.sam.gov directly to obtain one.

The Contractor should be prepared to provide the…