8A(2020.09.01)JOTFOC Redacted-9CA3141.pdf

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Attached to: AWARD OF LEASED OFFICE USING JUSTIFICATION OTHER THAN FULL AND OPEN COMPETITION LEASE, EXTENSION IN SACRAMENTO, CA
Solicitation number: 9CA3141
Issued by: General Services Administration Public Buildings Service Central Office

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Justification for Other Than Full and Open Competition Lease, Extension

U.S. General Services Administration

GSA Region 9

Real Estate Acquisition Division

PROJECT NUMBER: 9CA3141

Agency Name: United States Army Corp of Engineers (USACE)

1. NATURE AND/OR DESCRIPTION OF ACTION BEING APPROVED.

The General Services Administration currently leases 197,470 ANSI-BOMA (ABOA) square feet / 227,490 rentable square feet (RSF) of office and related space along with 103 secured off-street parking spaces, ninety reserved spaces, and thirteen unreserved parking spaces at 1325 J Street in Sacramento, California under lease number GS-09P-02341. The Agencies under the lease include the USACE;

; Federal Motor Carrier Safety Administration; and Office of the Secretary of Defense.

The lease expired on May 31, 2020. A Standstill Agreement is currently in place that expires on October 31, 2020.

Approval is requested to negotiate a three year lease extension with termination rights after two years with the incumbent Lessor without full and open competition for the 183,456 ABOA / 211,626 RSF of space USACE currently occupies along with seventy parking spaces at this leased location until the Agency’s replacement space becomes available.

GSA has executed separate extensions for The Office of the Secretary of Defense and

. The Federal Motor Carrier Safety Administration has moved out of the building.

As the contract value is above the prospectus threshold, authority has been provided by both the House and the Senate under Prospectus #PCA-01-SA18 that allows interim leases if necessary prior to execution of the new lease.

2. DESCRIPTION OF THE SUPPLIES OR SERVICES REQUIRED TO MEET THE

AGENCY’S NEEDS (INCLUDING ESTIMATED VALUE).

The requirement is for the USACE’s 183,456 ABOA / 211,626 RSF occupied space and seventy reserved parking spaces for a three year extension to retroactively commence on June 1, 2020 with thirty day termination rights after two years.

The estimated cost of this fully serviced lease extension is per RSF per year for an annual cost of for the first two years; and per RSF per year for the third year for an annual cost of and a total contract value of

The delineated area is the Central Business Area for the City of Sacramento, CA (Exhibit A);

further defined as:

North: American River.

East: Alhambra Boulevard to N Street to Folsom Boulevard to Seville Way to Granada

Way to Alhambra Boulevard to J Street to 33rd Street to I Street to Alhambra Boulevard to H Street to 33rd Street to McKinley Boulevard to E Street to Capital City Freeway / Elvas Freeway / Interstate 80.

South: Broadway.

West: Sacramento River.

3. IDENTIFICATION OF STATUTORY AUTHORITY PERMITTING OTHER THAN FULL AND

OPEN COMPETITION.

41 U.S.C. 3304(a)(1): Only one responsible source and no other supplies or services will satisfy agency requirements.

4. DEMONSTRATION THAT THE PROPOSED CONTRACTOR’S UNIQUE

QUALIFICATIONS OR NATURE OF THE ACQUISITION REQUIRES THE USE OF THE

AUTHORITY CITED.

GSAM 570.106(d) exempts short term lease extensions described in GSAR 570.405 from the requirement to publicize lease acquisitions. FAR 6.302-1 permits contracting without full and open competition when the property or services needed by the agency are available from only one responsible source and no other type of property will satisfy the needs of the agency.

This authority includes circumstances where the Government encounters unexpected delays outside of its control in acquiring replacement space.

Delays were encountered for the Agency’s long term requirement that included:

The Agency Requirements were not received timely.

GSA finalizing before market driven new construction requirements were added to the Request for Lease Proposals (RLP).

The need for a second advertisement and market survey.

Offeror RLP compliance issues unique to the project.

Reopening negotiations after Final Proposal Revisions were received.

As it will take between two to three years to build out the Agency’s replacement space, a three year lease extension with termination rights after two years is necessary.

5. DESCRIPTION OF EFFORTS MADE TO ENSURE THAT OFFERS ARE SOLICITED

FROM AS MANY POTENTIAL SOURCES AS IS PRACTICABLE.

No other move-in ready space of sufficient size is available in the delineated area as indicated in the CoStar search dated August 11, 2020 (Exhibit B).

6. DEMONSTRATION BY THE CONTRACTING OFFICER THAT THE ANTICIPATED

COST TO THE GOVERNMENT WILL BE FAIR AND REASONABLE.

The downtown Sacramento market environment is currently very tight with high demand and all time high asking rates of $3.40 per RSF per month (or $40.80 per RSF per year) for Class A Space and $2.72 per RSF per month for All Classes (or $32.64 / RSF per year) from the attached Cushman & Wakefield Office first Quarter Report for 2020 (Exhibit C).

The current location at 1325 J Street is in downtown Sacramento and classified as Class A space. The estimated rate of per RSF for the first two years is per RSF below the market average of $40.80 for downtown Sacramento Class A space. The per RSF for the third year is the first and second firm term year rate of per RSF with a RSF rent bump (or a bump on the RSF Shell rate where a annual escalator is typical) in year three for the soft term.

In accordance with FAR § 6.303-2(a)(7), the Contracting Officer determines by certifying this document that the estimated cost to the Government of per RSF for the first two years and per RSF for the third is fair and reasonable.

7. DESCRIPTION OF MARKET RESEARCH CONDUCTED AND THE RESULTS.

Cushman & Wakefield performed a CoStar search on August 11, 2020 (Exhibit B) where it was determined that no other building could provide 211,626 RSF of move in ready space.

8. OTHER FACTS SUPPORTING USE OF OTHER THAN FULL AND OPEN

COMPETITION.

None.

9. LIST OF SOURCES, IF ANY, THAT EXPRESSED, IN WRITING, AN INTEREST IN THE

ACQUISITION.

GSA Sacramento CA LLC, Incumbent Lessor.

10. STATEMENT OF ACTIONS, IF ANY, THE AGENCY MAY TAKE TO REMOVE OR

OVERCOME ANY BARRIERS TO COMPETITION BEFORE ANY SUBSEQUENT

ACQUISITION.

GSA completed the Agency’s long term requirement using full and open competition.

11. CONTRACTING OFFICER CERTIFICATION

By signature on this Justification for Other than Full and Open Competition, the Lease Contracting Officer certifies that the award of a three year lease extension with ninety day’s termination rights after two years for 211,626 RSF (183,456 ABOA SF) at 1325 J Street, Sacramento, CA is in the Government’s best interest and that this Justification is accurate and complete to the best of the Lease Contracting Officer’s knowledge and belief.

Regina Nickerson, Lease Contracting Officer Date

TECHNICAL REQUIREMENTS PERSONNEL CERTIFICATION

I certify that the supporting data used to form the basis of this Justification is complete and accurate to the best of my knowledge and belief.

Bruce Keyes, Senior Transaction Manager Date Cushman & Wakefield (Broker Contractor)

CONCUR:

Regina Nickerson, Project Executive Date

Jessica Escobedo Date Lease Acquisition Officer & R9 Regional Competition Advocate

Katrin Dronskiy, Deputy Director Date Real Estate Acquisition Division

Indrek Aasmaa, Reviewing Attorney Date R9 Assistant Regional Counsel

Margaret Haggerty Date R9 Regional Counsel

APPROVED:

Dan R. Brown, HCA Date Regional Commissioner Public Buildings Service Pacific Rim Region

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T h e in fo rm a tio n co n ta in ed w ith in th is r e po rt is g a th er e d fr om m ul tip le s ou rc es b e lie ve d to b e r e lia b le . T he in fo rm at io n m a y co n ta in e rr or s or o m is si on s a nd is pr es e nt ed w ith o ut a ny w a rr an ty o r re pr es en ta tio ns a s to it s ac cu ra cy

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E S

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D ow nt o w n

S a cr a m en to

4, 1, 0, 5.

1, 1, 0, $2

$3 .4

C am p us

C o m m o ns

1, ,2

$2 .6

C ar m ic h a el

F ai r O ak s

3, ,4

-4 ,3

$1 .2

C itr us H e ig ht s

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1, ,2

2, 8.

4, 4, ,3

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7% -2

-2

6, 7, $1

N /A

D av is /W o od la n d 2, ,7

7, ,7

8% -1

-1

7, ,4

$3 .0

E a st S a cr a m en to

2, ,9

4, 0.

2% 7, 7, 8, $2

N /A

E l D o ra d o

H ill s 1, ,7

6, .8

$1 .7

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5, ,0

$2 .2

F o ls om

4, ,1

6, 4, 3.

-1 ,0

-1

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R an ch o C o rd o va

1, 2, 9.

3% -6

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$0 .1

H ow e A ve

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4, ,3

8, ,8

$1 .5

M id to w n 3, ,4

8, 7.

$3 .0

N or th N at om as 2, ,6

2, ,4

$1 .5

P o in t W e st

2, ,9

$2 .1

R os e vi lle

R o ck lin

7, 8.

5, $1

$2 .1

S o ut h

N a to m a s

3, ,7

5, ,7

-1

$2 .2

S o ut h

S a cr am en to

3, ,2

8, 5.

$1 .5

W e st S a cr am en to 2, ,7

2, 5.

N /A

M a rk et

T o ta ls

3, 6, 3, 7.

4, 1, ,5

2, 0, $1 .9

File details come from the government source that posted it. Updated Sep 3, 2020.