9TX3332__RLP_Due 1-14-25 - (1).pdf

GSA TEMPLATE R100 (10/23)

GSA REQUEST

FOR LEASE

PROPOSALS

NO. 9TX3332-

Dallas, Texas

Offers due by

Jan. 14, 2025

In order to be considered for award, of fers conforming to the requirements of the RLP shall be received no later than 5 pm , CST on the date above. See “Receipt Of Lease Proposals” herein for additional information.

This Request for Lease Proposals ("RLP") sets forth instructions and requirements for proposals for a Lease described in the RLP documents. Proposals conforming to the RLP requirements will be evaluated in accordance with the Method of Award set forth herein to select an Of feror for award. The Government will award the Lease to the selected Of feror, subject to the conditions herein.

The information collection requirements contained in this Solicitation/Contract, that are not required by regulation, have been approved by the Office of Management and Budget pursuant to the Paperwork Reduction Act and assigned the OMB Control No. 3090-0086.

GLOBAL RLP– UPDATED MACROS

TABLE OF CONTENTS

GLOBAL RLP– UPDATED MACROS

SECTION 1 STATEMENT OF REQUIREMENTS

1.01 GENERAL INFORMATION (OCT 2023)

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

1.03 AREA OF CONSIDERATIO N (OCT 2021) INTENTIO NALLY DELETED

1.04 UNIQUE REQUIREMENTS (OCT 2021) INTENTIO NALLY DELETED

1.05 NEIGHBORHOOD, PARKING, LOCATION AMENITIES, AND PUBLIC TRA NSPORTATION (OCT 2023) INTENTIONALLY DELETED

1.06 LIST OF RLP DOCUMENTS (OCT 2023)

1.07 AMENDMENTS TO THE RLP (JUN 2012)

1.08 LEASE DESCRIPTIO N (OCT 2023)

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

1.10 PRICING OF SECURITY REQUIREMENTS (OCT 2022) INTENTIO NALLY DELETED

1.11 SECURITY LEVEL DETERMINATIO N FOR FACILITY HOUSING OTHER FEDERAL TENANTS (APR 2011) INTENTIONALLY DELETED

1.12 AUTHORIZED REPRESENTA TIVES (OCT 2020)

1.13 BROKER COMMISSION A ND COMMISSIO N CREDIT (OCT 2020) INTENTIONALLY DEL ETED

1.14 NORTH AMERICAN INDUSTRY CLASSIFICATION SYSTEM (NAICS) CODE AND SMALL BUSINESS SIZE STANDARD (OCT 2023)

SECTION 2 ELIGIBILITY AND PREFERENCES FOR AWARD

2.01 EFFICIENCY OF LAYOUT (A UG 2011) INTENTIONALLY DELETED

2.02 FLOOD PLAINS (OCT 2022) INTENTIO NALLY DELETED

2.03 SEISMIC SAFETY – MODERATE SEISMICITY (OCT 2023) INTENTIONALLY DELETED

2.04 SEISMIC SAFETY – HIGH SEISMICITY (OCT 2023) INTENTIONALLY DELETED ...................................................Error! Bookmark not defined.

2.05 HISTORIC PREFERENCE (SEP 2013) INTENTIONALLY DELETED INTENTIONALLY DELETED

2.06 ASBESTOS (OCT 2023)

2.07 ACCESSIBILITY (SEP 2013)

2.08 FIRE PRO TECTION A ND LIFE SAFETY (SEP 2013)

2.09 ENERGY INDEPENDENCE AND SECURITY ACT (OCT 2023)

2.10 ENVIRO NMENTAL CONSIDERA TIONS (SEP 2013) INTENTIO NALLY DELETED

2.11 DUE DILIGENCE AND NATIO NAL ENVIRO NMENTAL POLICY ACT REQUIREMENTS - RLP (OCT 2023) INTENTIONALLY DEL ETED

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

SECTION 3 HOW TO OFFER

3.02 RECEIPT OF LEASE PROPOSALS (OCT 2023)

3.03 PRICING TERMS (OCT 2022)

3.04 BUDGET SCOREKEEPING; OPERATING LEASE TREATMENT (APR 2011)

3.05 PROSPECTUS LEASE (OCT 2022) INTENTIO NALLY DELETED

3.06 ADDITIO NAL SUBMITTALS (OCT 2023)

3.07 TENANT IMPRO VEMENTS INCLUDED IN OFFER (OCT 2020) INTENTIONALLY DELETED

3.08 TURNKEY PRICING WITH DESIGN INTENT DRAWINGS PRIOR TO AWARD (OCT 2017) INTENTIO NALLY DELETED

3.09 SECURITY IMPROVEMENTS INCLUDED IN OFFER (OCT 2022) INTENTIONALLY DELETED

3.10 GREEN BUILDING RATING CERTIFICA TION FOR TENANT INTERIORS (OCT 2023) INTENTIONALLY DELETED

3.11 OPERATING COSTS REQUIREMENTS INCL UDED IN OFFER (JUN 2012)

3.12 UTILITIES SEPARATE FROM RENTAL / BUILDING OPERA TING PLAN (JUN 2012) INTENTIONALLY DELETED

SECTION 4 METHOD OF AWARD

4.01 NEGOTIATIONS (OCT 2023)

4.02 HUBZO NE SMALL BUSINESS CONCERN PRICE PREFERENCE WAIVER (OCT 2023) INTENTIO NALLY DELETED

4.03 AWARD BASED ON PRICE (OCT 2023)

4.04 OTHER EVALUATION FACTORS (OCT 2023) INTENTIONALLY DELETED

4.05 EVALUATION FACTOR DESCRIPTIONS (OCT 2023) INTENTIONALLY DELETED

4.06 EVALUATION FACTOR MINIMUM STANDARDS (OCT 2023) INTENTIONALLY DELETED

4.07 EVALUATION FACTOR SUBMITTAL REQUIREMENTS (OCT 2023) INTENTIONALLY DEL ETED

4.08 EVALUATION DOCUMENTATION REQUIREMENTS (OCT 2023) INTENTIONALLY DELETED

4.09 PRESENT VALUE PRICE EVALUATION (OCT 2022) INTENTIONALLY DELETED

4.10 AWARD (OCT 2023)

SECTION 5 ADDITIONAL TERMS AND CONDITIONS

5.01 MODIFIED RLP PARAGRAPHS (OCT 2016)

5.02 SWING SPACE - RLP (OCT 2022) INTENTIONALLY DELETED

RLP NO. 9TX3332 , PAGE 1 GSA TEMPLATE R100 (10/23)

REQUEST FOR LEASE

PROPOSALS NO. 9TX3332

10/2/2024

GLOBAL RLP GSA TEMPLATE R100 (OCT 2023)

SECTION 1 STATEMENT OF REQUIREMENTS

1.01 GENERAL INFORMATION (OCT 2023)

A.

This Request for Lease Proposals (RLP) sets forth instructions and requirements for proposals for a Succeeding or Superseding Lease where the Government is currently in occupancy and possession of the leased Premises. Unless otherwise noted, the Government will accept the leased Premises in their current condition, with the exceptions outlined in the RLP documents. The Government will evaluate the proposal conforming to the RLP requirements in accordance with the Method of Award set forth below. The Government will award the Lease subject to the conditions below.

B. Included in the RLP documents is a lease template setting forth the lease term and other terms and conditions of the Lease contemplated by this RLP and a GSA Proposal to Lease Space (GSA Form 1364) on which Of feror shall submit its of fered rent and other price data, together with required information and submissions. The Lease paragraph titled “Def initions and General Terms” shall apply to the terms of this RLP.

C. Do not attempt to complete the lease template. Upon selection for award, GSA will transcribe the successful Of feror’s f inal of fered rent and other price data included on the GSA Form 1364 into the lease and transmit the completed Lease, including any appropriate attachments, to the successful Of feror for execution. Neither the RLP nor any other part of an Of feror’s proposal shall be part of the Lease except to the extent expressly incorporated therein. The Offeror should review the completed Lease for accuracy and consistency with his or her proposal, sign and date the f irst page, initial each subsequent page of the Lease, and return it to the Lease Contracting Of f icer (LCO).

D. The Offeror's executed Lease shall constitute a f irm of fer. No Lease shall be formed until the LCO executes the Lease and delivers a signed copy to the Of feror.

E. Of feror may not use Federal agency name(s) and/or acronym(s), e.g., General Services Administration, GSA, in the entity name that owns and/or leases the Space to GSA.

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

The Government is seeking 12,545 of American National Standards Institute/Building Owners and Managers Association (ANSI/BOMA) for Occupant Area (ABOA) square feet (SF) of Space within the existing location, of which FTC occupies 10,014 RSF / 8,124 ABOA per Suite 2150 and DOJ occupies 5,241 RSF / 4,421 ABOA per Suite 2050. See Section 2 of the Lease for applicable ANSI/BOMA standards.

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

C. The Government requires 6 structured/inside parking spaces for FTC (assigned parking spaces 259, 259-A, 303) and DOJ (assigned parking spaces 262, 301, 302), reserved for the exclusive use of the Government. These spaces must be secured and lit in accordance with the Security Requirements set forth in the Lease. Of feror shall include the cost of this parking as part of the rental consideration.

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

E. The lease term shall be 17 Years, 15 Years Firm, with Government termination rights, in whole or in parts for FTC space (Suite 2150) consisting of 10,014 RSF / 8,124 ABOA, effective at any time after the Firm Term of the Lease by providing not less than 90 days’ prior written notice. The Government may terminate in whole or in part the DOJ space (Suite 2050) which consist of 5,241 RSF / 4,421 ABOA , effective at any time after within 30 days from award of the lease by providing not less than 30 days’ prior written notice. The effective date of the termination shall be the day following the expiration of the required notice period or the termination date set forth in the notice, whichever is later. No rental shall accrue after the effective date of termination.

G. The Lease Term Commencement Date will be on September 1, 2025.

1.03 AREA OF CONSIDERATION (OCT 2021) INTENTIONALLY DELETED

1.04 UNIQUE REQUIREMENTS (OCT 2021) INTENTIONALLY DELETED

RLP NO. 9TX3332 , PAGE 2 GSA TEMPLATE R100 (10/23)

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

1.06 LIST OF RLP DOCUMENTS (OCT 2023)

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

DOCUMENT NAME NO. OF PAGES EXHIBIT

Lease No. GS-07XP-LTX-00914 (Template L100) 38 A Security Requirements for Level II 10 B GSA 3516, Solicitation Provisions 7 C GSA 3517B, General Clauses 24 D Proposal to Lease Space (GSA Form 1364) 4 E GSA Form 1217, Lessor's Annual Cost Statement 3 F GSA Form 12000 for Prelease Fire Protection and Life Safety Evaluation for an Of f ice Building (Part A or Part B) (See Section 3 for applicable requirements)

7 G

FAR 52.204-24, Representation Regarding Certain Telecommunications and Video Surveillance Services or Equipment

4 H

Small Business Subcontracting Plan 29 I Building Upgrade Value Calculator 7 J

B. INTENTIONALLY DELETED

1.07 AMENDMENTS TO THE RLP (JUN 2012)

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

1.08 LEASE DESCRIPTION (OCT 2023)

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

B. The Lease contemplated by this RLP includes:

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

2. Terms and Conditions of the Lease, including Def initions, Standards, and Formulas applicable to the Lease and this RLP.

3. Building Shell standards and requirements.

4. Information concerning the tenant agency's buildout requirements, to be supplemented af ter award.

5. Security Requirements.

6. A description of all services to be provided by the Lessor.

C. Should the Of feror be awarded the Lease, the terms of the Lease shall be binding upon the Lessor without regard to any statements contained in this RLP.

D. The succeeding Lease contemplated by this RLP is a fully serviced Lease. Rent shall be based upon a proposed rental rate per Rentable Square Foot (RSF), limited by the of fered rate and the maximum ABOA SF solicited under this RLP. There is NO TI requirements for the agencies.

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

F. In the event, involving an incumbent Lessor where the Government commences the lease term During the term of the Lease, rent will be adjusted for changes to the Lessor's operating costs and real estate taxes, pursuant to paragraphs set forth in the Lease.

G. Of ferors are advised that doing business with the Government carries special responsibilities with respect to sustainability, f ire protection and life safety, and security, as well as other requirements not typically found in private commercial leases. These are set forth both in the lease template and in the GSA 3517B, General Clauses, and will be made part of the Lease.

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

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

RLP NO. 9TX3332 , PAGE 3 GSA TEMPLATE R100 (10/23)

1.10 PRICING OF SECURITY REQUIREMENTS (OCT 2022) INTENTIONALLY DELETED

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

1.12 AUTHORIZED REPRESENTATIVES (OCT 2020)

With respect to all matters relating to this RLP, only the Government's LCO designated below shall have the authority to amend the RLP and award a Lease. The Government shall have the right to substitute its LCO by notice, without an express delegation by the prior LCO.

Lease LCO:

Don Day don.day@gsa.gov

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

Alternate Government Contact:

Robin Riley robin.riley@gsa.gov

1.13 BROKER COMMISSION AND COMMISSION CREDIT (OCT 2020) INTENTIONALLY DELETED

1.14 NORTH AMERICAN INDUSTRY CLASSIFICATION SYSTEM (NAICS) CODE AND SMALL BUSINESS SIZE STANDARD (OCT 2023)

A. The North American Industry Classif ication System (NAICS) code for this acquisition is 531120 (Exception).

B. The small business size standard for the applicable NAICS code is found HTTPS://WWW.SBA.GOV/SIZE-STANDARDS/.

https://www.sba.gov/size-standards/

RLP NO. 9TX3332 , PAGE 4 GSA TEMPLATE R100 (10/23)

SECTION 2 ELIGIBILITY AND PREFERENCES FOR AWARD

2.01 EFFICIENCY OF LAYOUT (AUG 2011) INTENTIONALLY DELETED

2.02 FLOOD PLAINS (OCT 2022) INTENTIONALLY DELETED

2.03 SEISMIC SAFETY – MODERATE SEISMICITY (OCT 2023) INTENTIONALLY DELETED

2.04 HISTORIC PREFERENCE (SEP 2013) INTENTIONALLY DELETED

2.05 ASBESTOS (OCT 2023)

A. Government requires space with no asbestos-containing materials (ACM), or with undamaged, nonfriable ACM. For purposes of this paragraph, “space” includes the 1) space of fered for lease; 2) common building area; 3) ventilation systems and zones serving the space of fered; and 4) the area above suspended ceilings and engineering space in the same ventilation zone as the space of fered. Notwithstanding the preceding, if no of fers are received for such space, the Government may consider space with thermal system insulation ACM (e.g., wrapped pipe or boiler lagging), which is not damaged or subject to damage by routine operations.

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

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

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

D. Management Plan and Reinspection Report Submittals. If space is of fered which contains ACM, the Of feror shall submit a current asbestos-related management plan or operations and maintenance plan, along with a current asbestos re-inspection report (performed within the past 5 years) that includes a list of all ACM and their condition for acceptance by the Government prior to lease award. The management plan or operations and maintenance plan, and re-inspection report shall conform to generally accepted industry practice in accordance with EPA guidance.

E. The Government reserves the right to review Offeror’s existing records for compliance.

2.06 ACCESSIBILITY (SEP 2013)

The Lease contemplated by this RLP contains requirements for Accessibility. In order to be eligible for award, Of feror must either:

A. Verify in the Lease proposal that the Building, of fered Space, and areas serving the of fered Space meet the Lease accessibility requirements, or

B. Include as a specif ic obligation in its Lease proposal that improvements to bring the Building, of fered Space, and areas serving the of fered

Space into compliance with Lease accessibility requirements will be completed prior to acceptance of the Space.

2.07 FIRE PROTECTION AND LIFE SAFETY (SEP 2013)

The Lease contemplated by this RLP contains Building requirements for Means of Egress, Automatic Fire Sprinkler System, and Fire Alarm System. In order to be eligible for award, Of feror must either:

A. Verify in the Lease proposal that the Building in which Space is of fered meets the Means of Egress, Automatic Fire Sprinkler System, and Fire

Alarm System requirements of the Lease; or

B. Include as a specif ic 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.

2.08 ENERGY INDEPENDENCE AND SECURITY ACT (OCT 2023)

A. The Energy Independence and Security Act (EISA) establishes requirements for Government leases relating to energy ef f iciency standards and potential cost-ef fective energy ef f iciency and conservation improvements.

B. Subject to the exceptions below, unless one of the statutory exceptions listed in sub-paragraph C below applies, GSA may award a lease for a Building only if the Building has earned the ENERGY STAR® label conferred by the U.S. Environmental Protection Agency (EPA) within the most recent year prior to the due date for f inal proposal revisions. The term “most recent year” means that the date of award of the ENERGY STAR® label by EPA must not be more than 1 year prior to the due date of f inal proposal revisions. For example, an ENERGY STAR® label awarded by EPA on October 1, 2023, is valid for all lease procurements where f inal proposal revisions are due on or before September 30, 2024. Notwithstanding the above, buildings that meet any of the following are considered as equivalent to having an Energy Star label in the most recent year, provided they achieve an ENERGY STAR® label within 18 months af ter occupancy by the Government:

RLP NO. 9TX3332 , PAGE 5 GSA TEMPLATE R100 (10/23)

1. All new Buildings being specif ically constructed for the Government, provided they achieve an ENERGY STAR® label within 18 months af ter occupancy by the Government, and received the “Designed to Earn the Energy Star®” certif ication prior to construction;

2. All existing Buildings that have had an Energy Star® label but are unable to obtain a label in the most recent year (i.e., within 12 months prior to the due date for f inal proposal revisions) because of insuf f icient occupancy;

3. Newly built Buildings that have used Energy® Star’s Target Finder tool and either achieved a “Designed to Earn the Energy Star®” certif ication or received an unof f icial score (in strict adherence to Target Finder’s usage instructions, including the use of required energy modeling) of 75 or higher prior to the due date for f inal proposal revisions and who are unable to obtain a label in the most recent year because of insuf f icient occupancy; or

4. An existing Building that is unable to obtain a label because of insuf f icient occupancy but that can produce an indication, through the use of energy modeling or past utility and occupancy data input into Energy Star’s® Portfolio Manager tool or Target Finder, that it can receive an unof f icial score of 75 or higher using all other requirements of Target Finder or Portfolio Manager, except for actual data f rom the most recent year.

ENERGY STAR® tools and resources can be found at HTTPS://WWW.ENERGYSTAR.GOV/BUILDINGS/TOOLS-AND-RESOURCES.

C. Subject to subparagraph D below, EISA allows a Federal agency to lease Space in a Building that does not have an ENERGY STAR® Label if:

1. No Space is of fered in a Building with an ENERGY STAR® Label that meets RLP requirements, including locational needs;

2. The agency will remain in a Building it currently occupies;

3. The Lease will be in a Building of historical, architectural, or cultural signif icance listed or eligible to be listed on the National Register of

Historic Places; or

4. The Lease is for 10,000 RSF or less.

D. If one or more of the statutory exceptions applies, and the of fered Space is not in a Building that has earned the ENERGY STAR® Label within one year prior to the due date for f inal proposal revisions, Of ferors are required to include in their lease proposal an agreement to renovate the Building for all energy ef f iciency and conservation improvements that it has determined would be cost ef fective over the Firm Term of the Lease, if any, prior to acceptance of the Space (or not later than one year af ter the Lease Award Date of a succeeding or superseding lease). Such improvements may consist of , but are not limited to, the following:

1. Heating, Ventilating, and Air Conditioning (HVAC) upgrades, including boilers, chillers, and Building Automation System (BAS)

/Monitoring/Control System (EMCS).

2. Lighting Improvements.

3. Building Envelope Modif ications.

4. Note: Additional information can be found on HTTPS://WWW.GSA.GOV/REAL-ESTATE/REAL-ESTA TE -

SERVICES/LEASING/SUSTAINABILITY-POLICIES under “Sustainability Policies.”

E. The term "cost ef fective" means an improvement that will result in substantial operational cost savings to the landlord by reducing electricity or fossil fuel consumption, water, or other utility costs. The term "operational cost savings" means a reduction in operational costs to the landlord through the application of Building improvements that achieve cost savings over the Firm Term of the Lease suf f icient to pay the incremental additional costs of making the Building improvements.

F. Instructions for obtaining an ENERGY STAR® Label are provided at HTTP://WWW.ENERGYSTAR.GOV/BUILDINGS/FACILITY-

OWNERS-AND-MANAGERS/EXISTING-BUILDINGS/EARN-RECOGNITION/ (use “Portfolio Manager” to apply). ENERGY STAR® tools and resources can be found at HTTPS://WWW.ENERGYSTAR.GOV/BUILDINGS/TOOLS-AND-RESOURCES. The ENERGY STAR® Building Upgrade Manual (HTTP://WWW.ENERGYSTAR.GOV/BUILDINGS/FACILITY-OWNERS-AND-MANAGERS/EXISTING- BUILDINGS/SAVE-ENERGY/) and Building Upgrade Value Calculator (HTTP://WWW.ENERGYSTAR.GOV/BUILDINGS/TOOLS-AND- RESOURCES/BUILDING-UPGRADE-VALUE-CALCULATOR) are tools which can be useful in considering energy efficiency and conservation improvements to Buildings.

G. If one or more of the statutory exceptions applies, and the of fered Space is not in a Building that has earned the ENERGY STAR® Label within one year prior to the due date for f inal proposal revisions, the successful Of feror will be excused f rom performing any agreed-to energy ef f iciency and conservation renovations, and benchmarking with public disclosure (as provided in (I) below, if it obtains the ENERGY STAR® Label prior to the Government’s acceptance of the Space (or not later than one year af ter the Lease Award Date for succeeding and superseding leases).

H. If no improvements are proposed, the Of feror must demonstrate to the Government using the ENERGY STAR® Online Tools why no energy ef f iciency and conservation improvements are cost ef fective. If such explanation is unreasonable, the of fer may be rejected.

I. As described in Section 3 of the Lease, successful Of ferors meeting one of the statutory exceptions above must agree to benchmark and publicly disclose the Building’s current ENERGY STAR® score, using EPA’s Portfolio Manager online sof tware application. See the Lease for additional details.

https://www.energystar.gov/BUILDINGS/TOOLS-AND-RESOURCES https://www.gsa.gov/real-estate/real-estate-services/leasing/sustainability-policies https://www.gsa.gov/real-estate/real-estate-services/leasing/sustainability-policies http://www.energystar.gov/buildings/facility-owners-and-managers/existing-buildings/earn-recognition/energy-star-certification http://www.energystar.gov/buildings/facility-owners-and-managers/existing-buildings/earn-recognition/energy-star-certification https://www.energystar.gov/BUILDINGS/TOOLS-AND-RESOURCES http://www.energystar.gov/buildings/facility-owners-and-managers/existing-buildings/save-energy/comprehensive-approach/energy-star http://www.energystar.gov/buildings/facility-owners-and-managers/existing-buildings/save-energy/comprehensive-approach/energy-star http://www.energystar.gov/buildings/tools-and-resources/building-upgrade-value-calculator http://www.energystar.gov/buildings/tools-and-resources/building-upgrade-value-calculator

RLP NO. 9TX3332 , PAGE 6 GSA TEMPLATE R100 (10/23)

J. All new Buildings being specif ically constructed for the Government must achieve the ENERGY STAR® Label within 18 months af ter occupancy by the Government.

K. As part of the cost-effective upgrades specified under sub-paragraph D above, existing lighting systems must be upgraded to meet or exceed the stated lighting specifications in the Lease unless, with respect to upgrades otherwise in excess of the minimum stated requirements, Offeror can demonstrate, using the Building Upgrade Value Calculator discussed above, that such additional upgrades are not cost effective over the Firm Term of the Lease.

2.09 ENVIRONMENTAL CONSIDERATIONS (SEP 2013) INTENTIONALLY DELETED

2.10 DUE DILIGENCE AND NATIONAL ENVIRONMENTAL POLICY ACT REQUIREMENTS - RLP (OCT 2023) INTENTIONALLY DELETED

2.11 NATIONAL HISTORIC PRESERVATION ACT REQUIREMENTS - RLP (OCT 2023) INTENTIONALLY DELETED

SECTION 3 HOW TO OFFER

3.01 GENERAL INSTRUCTIONS (JUN 2012)

Of feror shall prepare a complete of fer, using the forms provided with this RLP, and submit the completed lease proposal package to the Government as indicated below.

3.02 RECEIPT OF LEASE PROPOSALS (OCT 2023)

A. Online method - Submission through the Requirement Specific Acquisition Platform (RSAP).

1. Unless otherwise authorized by the LCO or his/her designated representative, of fers may only be submitted electronically to GSA using the Requirement Specif ic Acquisition Platform (RSAP) located at leasing.gsa.gov. RSAP enables Of ferors to electronically of fer space for lease to the Federal Government. The of fer submission process is web-enabled, allowing all registered participants to submit and update of fers to lease space to the Government in response to a single RLP for a specif ic space requirement.

2. In order to be considered for award, of fers conforming to the requirements of the RLP shall be submitted through RSAP no later than

Jan.14,2025 5pm CST .

3. Of ferors must submit all documentation identif ied in this RLP using RSAP. RSAP generates the Lessor's Annual Cost Statement (GSA

Form 1217) and Proposal to Lease Space (GSA Form 1364) based on the entered data. These auto-populated forms are available for review at the end of the RSAP workf low and should be uploaded by the Of feror as part of his/her of fer; there is no need for the Of feror to manually complete the attached blank version of these two forms. Any subsequent revisions to of fer documents must be submitted through RSAP. There is no paper-based submission process under this RLP and paper submissions will not be considered, unless otherwise authorized by the LCO.

3.03 PRICING TERMS (OCT 2022)

Of feror shall provide the following pricing information with its of fer:

A. GSA Form 1217, Lessor’s Annual Cost Statement. Complete all sections of the 1217.

B. GSA Form 1364, Proposal to Lease Space. Complete all sections of the 1364, including, but not limited to:

1. A fully serviced Lease rate (gross rate) per ABOA and RSF, clearly itemizing the total Building shell rental, operating costs, and parking

(itemizing all costs of parking above base local code requirements or otherwise already included in shell rent).

2. The annual cost per ABOA and rentable square foot (RSF) for the cost of services and utilities. This equals line 27 of GSA Form 1217, Lessor’s Annual Cost Statement, divided by the Building size (shown on the top of both GSA Form 1364, Proposal to Lease Space, and Form 1217) for ABOA and RSF, respectively.

3. A shell 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 shall not ref lect any TIs or BSAC as they will have been fully amortized over the Firm Term.

4. An hourly overtime rate for overtime use of heating and cooling, and, if applicable, Adjustment for Reduced Services. Note. Refer to the

Lease document for additional guidance.

5. Adjustment for Vacant Leased Premises. Note. Refer to the Lease document for additional guidance.

https://leasing.gsa.gov/leasing/s/

RLP NO. 9TX3332 , PAGE 7 GSA TEMPLATE R100 (10/23)

6. Rent concessions being of fered. Indicate either on the GSA Form 1364 Proposal to Lease Space or in separate correspondence.

C. INTENTIONALLY DELETED

D. TI Unit Price List

E. INTENTIONALLY DELETED

3.04 BUDGET SCOREKEEPING; OPERATING LEASE TREATMENT (APR 2011)

The Government will award a Lease pursuant to this RLP only if the Lease will score as an operating lease under Of f ice of Management and Budget Circular A-11, Appendix B. Only of fers that are compliant with operating lease limitations will be eligible for award. Of ferors are obligated to provide supporting documentation at the request of the LCO to facilitate the Government’s determination in this regard.

3.05 PROSPECTUS LEASE (OCT 2022) INTENTIONALLY DELETED

3.06 ADDITIONAL SUBMITTALS (OCT 2023)

Of feror shall also submit with its of fer the following:

A. If the of feror is not the owner of the Property, authorization f rom the ownership entity to submit an of fer on the ownership entity’s behalf .

B. Evidence that the Property is zoned in compliance with local zoning laws, including evidence of variances, if any, approved by the proper local authority. If the current zoning is not in compliance, the Of feror must submit a plan and time schedule outlining how they will obtain all necessary zoning approvals prior to construction and how long the necessary zoning approvals will take.

C. Evidence of ownership or control of Building or site. If the Of feror owns the Property being of fered or has a long-term leasehold interest, the deed or lease must be submitted to the LCO evidencing the Of feror's stated interest in the Property and any encumbrances on the Property.

D. INTENTIONALLY DELETED

E. Required Proof of Signing Authority: As a condition of lease award, the Government will require one of the following forms of proof of signing authority before the Government executes the Lease:

1. Corporation. Copy of Articles of Incorporation and bylaws. In addition, a copy of the resolution, signed by the necessary directors of the corporation authorizing the corporate of f icer who will sign the lease to bind the corporation to the Lease.

2. Partnership. Copy of Partnership Agreement, Statement of Partnership, or Statement of Limited Partnership and evidence of authority of signatory to bind the partnership if not expressly authorized by the Partnership Agreement.

3. Limited Liability Company. Copy of the Articles of Organization and Operating Agreement. Also, evidence of the authority of the signing manager (if company is manager owned) or member (if the company is member managed) to sign, if not expressly authorized by the Articles of Organization and/or Operating Agreement.

4. Joint Venture. Copy of Joint Venture Agreement and evidence of authority of signatory to bind the Joint Venture to the Lease.

F. INTENTIONALLY DELETED

G. INTENTIONALLY DELETED

H. The Offeror must have an active registration in the System for Award Management (SAM), via the Internet at HTTPS://WWW.SAM.GOV/SAM/ prior to the Lease Award Date. Of ferors must be registered for purposes of “All Awards,” including completion of all required representations and certif ications within SAM. This registration service is f ree of charge.

I. The Offeror must submit the Fire Protection and Life Safety (FPLS) Information in subparagraph 1, unless the Building meets either exemption in subparagraphs 2 or 3 below.

1. FPLS Submittal Information.

a. Completed GSA Form 12000, Prelease Fire Protection and Life Safety Evaluation for an Of f ice Building (Part A or Part B, as applicable).

b. A copy of the previous year’s f ire alarm system maintenance record showing compliance with the requirements in NFPA 72 (if a system is installed in the Building).

c. A copy of the previous year’s automatic f ire sprinkler system maintenance record showing compliance with the requirements in

NFPA 25 (if a system is installed in the Building).

https://www.sam.gov/SAM/

RLP NO. 9TX3332 , PAGE 8 GSA TEMPLATE R100 (10/23)

d. A valid Building Certif icate of Occupancy (C of O) issued by the local jurisdiction. If the Building C of O is not available or the local jurisdiction does not issue a Building C of O, provide either:

I. A report prepared by a licensed f ire protection engineer with their assessment of the Building regarding compliance with all applicable local Fire Protection and Life Safety-related codes and ordinances or, II. For of fers of new construction only, documentation indicating the Building Code (including edition) to which the Building is being constructed and a written commitment to meet all of the mandatory FPLS lease requirements in the Lease.

2. If the Space of fered is 10,000 RSF or less in area and is located on the 1st f loor of the Building, Of feror is not required to submit to GSA the Fire Protection and Life Safety (FPLS) Submittal Information listed in 1.a through 1.d above.

3. If the Of feror provides a Building C of O obtained under any edition of the International Building Code (IBC), and the of fered Space meets or will meet all the requirements of the Lease with regard to Means of Egress, Automatic Fire Sprinkler System, and Fire Alarm System prior to occupancy, then the Of feror is not required to submit to GSA the FPLS Submittal Information listed in 1 above.

J. The legal description of the Property and tax ID number associated with the Property, copies of prior year tax notices and prior year tax bills, as well as any other information (such as a fact sheet, 5” wide x 3” high or larger color photograph, site plan, location map, and tax parcel map) in case of multiple tax parcels for an of fered Building, or multiple buildings on a tax parcel, and any other information that may af fect the assessed value, in order for the Government to perform a complete and adequate analysis of the of fered Property. The Offeror is to provide a detailed overview and documentation of any Tax Abatements on the Property as outlined in the “Real Estate Tax Adjustment” paragraph of the Lease.

K. INTENTIONALLY DELETED

L. INTENTIONALLY DELETED

M. A current asbestos management plan or operations and management plan, along with a current reinspection report (performed within the past

5 years), if the of fered Building contains asbestos-containing materials.

N. Computer generated plans set to 1/8" = 1'-0" (preferred meeting sub-paragraphs 1 through 5 noted below:

1. All plans submitted for consideration shall include f loor plan(s) for which Space is being of fered and f loor plan(s) of the f loor(s) of exit discharge (e.g., street level(s)). Each plan submitted shall include the locations of all exit stairs, elevators, and the Space(s) being of fered to the Government. In addition, where Building exit stairs are interrupted or discontinued before the level of exit discharge, additional f loor plans for the level(s) where exit stairs are interrupted or discontinued must also be provided.

2. All plans submitted for consideration shall have been generated by a Computer Aided Design (CAD) program which is compatible with the latest release of AutoCAD. The required f ile extension is .DWG. Plans shall include a proposed corridor pattern for typical f loors and/or partial f loors. The CAD f ile showing the of fered Space should show the Poly-Line utilized to determine the square footage on a separate and unique layer. All submissions shall be accompanied with a written matrix indicating the layering standard to verify that all information is recoverable. All architectural features of the Space shall be accurately shown.

3. All architectural features of the Space shall be accurately shown. If conversion or renovation of the Building is planned, alterations to meet this RLP shall be indicated.

4. Plans shall ref lect corridors in place or the proposed corridor pattern for both a typical full (single tenant) f loor and/or partial (multi-tenant) f loor. The corridors in place or proposed corridors shall meet local code requirements for issuance of occupancy permits.

5. GSA will review all plans submitted to determine if an acceptable level of safety is provided. In addition, GSA 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 def ined by ceiling-high partitions.

Actual corridors in the approved layout for the successful Of feror's Space may dif fer f rom the corridors used in determining the ABOA square footage for the lease award. Additional egress corridors required by the tenant agency’s design intent drawings will not be deducted f rom the ABOA square footage that the most ef f icient corridor pattern would have yielded.

O. As provided in the “Amount and Type of Space, Lease Term, and Occupancy Date” paragraph in the RLP, advise whether there are existing vending facilities in the of fered Building which have exclusive rights in the Building.

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Q. No later than the due date for f inal proposal revisions, the Of feror must submit to the LCO:

1. Evidence of an Energy Star® label obtained within the 12 months prior to the due date of f inal proposal revisions,

2. Of ferors falling under a statutory exception must also indicate by the due date for f inal proposal revisions what cost ef fective energy ef f iciency and conservation improvements they are proposing to make.

RLP NO. 9TX3332 , PAGE 9 GSA TEMPLATE R100 (10/23)

3. If no cost-ef fective improvements can be made, the Of feror must demonstrate to the Government using the ENERGY STAR® Online Tools referenced in the RLP paragraph, entitled “ENERGY INDEPENDENCE AND SECURITY ACT,” why no energy ef f iciency and conservation improvements are cost ef fective. This explanation will be subject to review by the LCO. If the explanation is considered unreasonable, the of fer may be considered technically unacceptable.

4. If the Of feror is claiming eligibility for additional time to obtain the Energy Star® label per sub-paragraph B of the RLP paragraph entitled

“Energy Independence and Security Act,” then the Of feror shall provide such indication with its initial of fer and also must provide by the due date for f inal proposal revisions evidence substantiating their claim for additional time to obtain the Energy Star® label and substantiating their capability of earning the Energy Star®.

5. For new construction, the Of feror need not submit anything regarding compliance with EISA by the date of f inal proposal revisions, but shall be required to produce prior to the issuance of a permit for building construction a Statement of Energy Design Intent (SEDI) using Energy Star’s® Target Finder online tool ref lecting an Energy Star® benchmark score of 75 or higher and a certif ication f rom EPA of being Designed to Earn the Energy Star®.

R. If the Of feror requests any deviations, all deviations must be documented on Form 1364 in block labeled “Additional Remarks or Conditions with

Respect to this Of fer.” GSA at its sole discretion will make the decision whether or not to accept the deviation. Any deviations must be requested prior to the request for f inal proposal revisions. If the Of feror requests any deviations, GSA at its sole discretion will make the decision whether to accept the deviation.

INTENTIONALLY DELETED

AB. FAR 52.204-24, Representation Regarding Certain Telecommunications and Video Surveillance Services or Equipment, as applicable.

3.07 TENANT IMPROVEMENTS INCLUDED IN OFFER (OCT 2020) INTENTIONALLY DELETED

3.08 TURNKEY PRICING WITH DESIGN INTENT DRAWINGS PRIOR TO AWARD (OCT 2017) INTENTIONALLY DELETED

3.09 SECURITY IMPROVEMENTS INCLUDED IN OFFER (OCT 2022) INTENTIONALLY DELETED

3.10 GREEN BUILDING RATING CERTIFICATION FOR TENANT INTERIORS (OCT 2023) INTENTIONALLY DELETED

3.11 OPERATING COSTS REQUIREMENTS INCLUDED IN OFFER (JUN 2012)

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 shall include all items specif ied in the attached Lease document. The minimum requirements for normal hours, utilities, and janitorial services are specif ied in the attached Lease document. The of fer shall clearly state whether the rental is f irm 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 specif ied in the proposal.

3.12 UTILITIES SEPARATE FROM RENTAL / BUILDING OPERATING PLAN (JUN 2012) INTENTIONALLY DELETED

RLP NO. 9TX3332 , PAGE 10 GSA TEMPLATE R100 (10/23)

SECTION 4 METHOD OF AWARD

4.01 NEGOTIATIONS (OCT 2023)

Negotiations may be conducted on behalf of the Government by the GSA LCO or designated representative. When negotiations are conducted, GSA will negotiate the rental price for the initial term, any renewal periods, and any other aspect of the of fer as deemed necessary. The Offeror shall not enter into negotiations concerning the Space leased or to be leased with representatives of federal agencies other than the LCO or their designee.

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

4.03 AWARD BASED ON PRICE (OCT 2023)

Lowest Price and Technically Acceptable

4.04 OTHER EVALUATION FACTORS (OCT 2023) INTENTIONALLY DELETED

4.05 EVALUATION FACTOR DESCRIPTIONS (OCT 2023) INTENTIONALLY DELETED

4.06 EVALUATION FACTOR MINIMUM STANDARDS (OCT 2023) INTENTIONALLY DELETED

4.07 EVALUATION FACTOR SUBMITTAL REQUIREMENTS (OCT 2023) INTENTIONALLY DELETED

4.08 EVALUATION DOCUMENTATION REQUIREMENTS (OCT 2023) INTENTIONALLY DELETED

4.09 PRESENT VALUE PRICE EVALUATION (OCT 2022) INTENTIONALLY DELETED

4.10 AWARD (OCT 2023)

A. To document the agreement between the parties, the successful Of feror and the GSA LCO will execute a Lease prepared by GSA, which incorporates the agreement of the parties. The Lease shall consist of the following:

1. Lease No. GS-07P-LTX-00914 and any associated Lease amendments.

2. GSA 3517B, General Clauses.

3. The pertinent provisions of the of fer.

4. Floor plans of the of fered Space.

Approved DIDs.

B. The acceptance of the of fer and award of the Lease by the Government occurs upon execution of the Lease by the LCO and mailing or otherwise furnishing written notif ication of the executed Lease to the successful Of feror.

RLP NO. 9TX3332 , PAGE 11 GSA TEMPLATE R100 (10/23)

SECTION 5 ADDITIONAL TERMS AND CONDITIONS

5.01 MODIFIED RLP PARAGRAPHS (OCT 2016)

The following paragraphs have been modif ied in this RLP:

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

5.02 SWING SPACE - RLP (OCT 2022) INTENTIONALLY DELETED