FBO_1 Lampasas Texas Lampasas County SFO.doc

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SOLICITATION FOR OFFERS

last modified on August 21, 2008

FOR

THE UNITED STATES DEPARTMENT OF AGRICULTURE

NATURAL RESOURCES CONSERVATION SERVICE

IN

Lampasas, Texas (Lampasas County)

NAME:

Danny Mandell

TITLE:

Real Property Leasing Officer

TEL: (254) 742-9923

The information collection requirements contained in this Solicitation/Contract, that are not required by the regulation, have been approved by the Office of Management and Budget pursuant to the Paperwork Reduction Act and assigned the OMB Control No. 3090-0163.

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TABLE OF CONTENTS

51. 0

SUMMARY

1.1

AMOUNT AND TYPE OF SPACE (AUG 2008)

61.2 LEASE TERM (Sep 2000)

61.3

OFFER DUE DATE (AUG 2008)

61.4

ACCESS AND APPURTENANT AREAS (AUG 2008)

61.5

SERVICES, UTILITIES, MAINTENANCE: GENERAL (AUG 2008)

61.6

AREA OF CONSIDERATION (AUG 2008)

61.7

LOCATION: CITY CENTER (AUG 2008)

61.8

OCCUPANCY DATE (AUG 2008)

61.9

NEGOTIATIONS (MAY 2005)

71.10

QUALITY AND APPEARANCE OF BUILDING (AUG 2008)

71.11 LABOR STANDARDS (Aug 2003)

72. 0

AWARD FACTORS AND PRICE EVALUATION

72.1

OTHER AWARD FACTORS (AUG 2008)

2.2 SEISMIC SAFETY (Feb 2007) 2.3

SEISMIC SAFETY FOR EXISTING CONSTRUCTION (AUG 2008)

... 8 2.4

HISTORIC PREFERENCE, GSAR 552.270-2 (SEP 2004)

102.5

PRICE EVALUATION (PRESENT VALUE) (AUG 2008)

2.6 award (aUG 2008) 113.0

HOW TO OFFER AND SUBMITTAL REQUIREMENTS

113.1

OFFER PROCEDURES (AUG 2008)

123.2

GSA FORMS AND PRICING INFORMATION (AUG 2008)

123.3

EVIDENCE OF CAPABILITY TO PERFORM (AUG 2008)

123.4 BUILDING AND SITE INFORMATION SUBMITTALS (aug 2008)

134. 0

UTILITIES, SERVICES, AND LEASE ADMINISTRATION

134.1

MEASUREMENT OF SPACE (AUG 2008)

144.2

TAX ADJUSTMENT (AUG 2008)

164.3

OPERATING COSTS (AUG 2008)

164.4

ADJUSTMENT FOR VACANT PREMISES, GSAR 552.270‑16 (VARIATION) (DEC 2005)

164.5

NORMAL HOURS

164.6

OVERTIME USAGE (AUG 2008)

164.7

UTILITIES (AUG 2008)

164.8

JANITORIAL SERVICES (AUG 2008)

174.9

SCHEDULE OF PERIODIC SERVICES (DEC 2005)

174.10

LANDSCAPE MAINTENANCE (AUG 2008)

184.11

MAINTENANCE AND TESTING OF SYSTEMS (AUG 2008)

184.12 novation and change of name (AUG 2008)

184.13

CENTRAL CONTRACTOR REGISTRATION (AUG 2008)

185. 0

DESIGN, CONSTRUCTION, AND OTHER POST AWARD ACTIVITIES

185.1

SEISMIC SAFETY FOR NEW CONSTRUCTION (AUG 2008)

195.2

FIRE PROTECTION FOR NEW CONSTRUCTION (AUG 2008)

195.3

WORK PERFORMANCE (SEP 2000)

195.4

EXISTING FIT‑OUT, SALVAGED, OR RE‑USED BUILDING MATERIAL (SEP 2000)

195.5

CONSTRUCTION WASTE MANAGEMENT (AUG 2008)

205.6

INDOOR AIR QUALITY DURING CONSTRUCTION (DEC 2007)

215.7 CONSTRUCTION SCHEDULE (Mar 2007)

215.8

PROGRESS REPORTS (AUG 2008)

215.9

CONSTRUCTION INSPECTIONS (AUG 2008)

215.10

FLOOR PLANS AFTER OCCUPANCY (DEC 2005)

215.11

WAIVER OF RESTORATION (AUG 2008)

216. 0

GENERAL ARCHITECTURE

216.1

ACCESSIBILITY (FEB 2007)

226.2

EXITS AND ACCESS (DEC 2007)

226.3 DOORS: EXTERIOR (Sep 2000)

226.4

WINDOWS (AUG 2008)

226.5

WINDOW COVERINGS (DEC 2005)

226.6 FLOORS AND FLOOR LOAD (Sep 2000)

226.7

CEILINGS (SEP 2000)

236.8

ACOUSTICAL REQUIREMENTS (SEP 2000)

236.9

PARTITIONS: PERMANENT (SEP 2000)

236.10

BUILDING DIRECTORY (DEC 2005)

236.11

LANDSCAPING (SEP 2000)

236.12

FLAGPOLE AND DISPLAY (AUG 2008)

246.13

SIGNAGE

247. 0

ARCHITECTURAL FINISHES

247.1

RECYCLED CONTENT PRODUCTS (COMPREHENSIVE PROCUREMENT GUIDELINES) (SEP 2000)

247.2

ENVIRONMENTALLY PREFERABLE BUILDING PRODUCTS AND MATERIALS (DEC 2007)

247.3

FINISH SELECTIONS (AUG 2008)

257.4

WOOD PRODUCTS (AUG 2008)

257.5

ADHESIVES AND SEALANTS (SEP 2000)

257.6 DOORS: INTERIOR (aug 2008)

257.7

DOORS: HARDWARE (DEC 2007)

257.8

WALL FINISHES (AUG 2008)

267.9

PAINTING (DEC 2007)

267.10

FLOOR COVERING AND PERIMETERS (AUG 2008)

277.11

CARPET TILE (AUG 2008)

278. 0

MECHANICAL, ELECTRICAL, PLUMBING

278.1

MECHANICAL, ELECTRICAL, PLUMBING: GENERAL (AUG 2008)

288.2

ENERGY COST SAVINGS (AUG 2008)

288.3

INSULATION: THERMAL, ACOUSTIC, AND HVAC (AUG 2008)

288.4

DRINKING FOUNTAINS (AUG 2008)

288.5

TOILET ROOMS (AUG 2008)

298.6

TOILET ROOMS: FIXTURE SCHEDULE (SEP 2000)

298.7

JANITOR CLOSETS (DEC 2007)

298.8

HEATING AND AIR CONDITIONING (AUG 2008)

308.9

VENTILATION (AUG 2008)

308.10

ELECTRICAL: GENERAL (SEP 2000)

308.11

ELECTRICAL: DISTRIBUTION (AUG 2008)

318.12

TELECOMMUNICATIONS: DISTRIBUTION AND EQUIPMENT (SEP 2000)

318.13

TELECOMMUNICATIONS: LOCAL EXCHANGE ACCESS (AUG 2008)

318.14

FEEDER CABLE FOR TELEPHONES

318.15

WIRING FOR TELEPHONES, COMPUTERS AND PRINTERS

318.16

ADDITIONAL ELECTRICAL CONTROLS

318.17

LIGHTING: INTERIOR AND PARKING (AUG 2008)

329. 0

FIRE PROTECTION, LIFE SAFETY, AND ENVIRONMENTAL ISSUES

329.1

MEANS OF EGRESS (SEP 2007)

329.2

AUTOMATIC FIRE SPRINKLER SYSTEM (AUG 2008)

329.3

FIRE ALARM SYSTEM (AUG 2008)

329.4

OSHA REQUIREMENTS (SEP 2000)

339.5

ASBESTOS (SEP 2000)

339.6

INDOOR AIR QUALITY (DEC 2007)

339.7

RADON IN AIR (AUG 2008)

339.8

RADON IN WATER (AUG 2008)

339.9

HAZARDOUS MATERIALS (OCT 1996)

339.10

OCCUPANT EMERGENCY PLANS (AUG 2008)

339.11

CERTIFICATE OF OCCUPANCY (MAY 2005)

349.12

MOLD (AUG 2008)

3410. 0

LEASE SECURITY STANDARDS

3410.1

GENERAL REQUIREMENTS (NOV 2005)

3510.2

DETERRENCE TO UNAUTHORIZED ENTRY (NOV 2005)

3510.3

ACCESS TO UTILITY AREAS (NOV 2005)

3510.4

EMERGENCY POWER TO CRITICAL SYSTEMS (NOV 2005)

3510.5

MECHANICAL AREAS AND BUILDING ROOFS (NOV 2005)

3510.6

ACCESS TO BUILDING INFORMATION (NOV 2005)

3510.7

POSTING OF GOVERNMENT RULES AND REGULATIONS (NOV 2005)

3510.8 DEVELOPMENT, IMPLEMENTATION, AND PERIODIC REVIEW OF OCCUPANT EMERGENCY PLANS (NOV 2005)

3510.9

BUILDING SECURITY PLAN (NOV 2005)

3510.10

ADDITIONAL SECURITY MEASURES AS DETERMINED BY THE GOVERNMENT (NOV 2005)

3510.11

IDENTITY VERIFICATION OF PERSONNEL (MAY 2007)

10.12

ACCESSIBILITY TO OFFICIAL GOVERNMENT VEHICLES

10.13 identification of parking areas 3611. 0

SPECIAL REQUIREMENTS

3611.1

SPECIAL REQUIREMENTS: 1

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autonumlgl0

SUMMARY

AMOUNT AND TYPE OF SPACE

MANDATORY PARAGRAPH

MAY BE ALTERED BUT must CONTAIN SUBSTANTIALLY THE SAME INFORMATION

AUTONUMLGL \e

AMOUNT AND TYPE OF SPACE (AUG 2008)

A. USDA is interested in leasing approximately 2,615 rentable square feet of space. The rentable space shall yield a minimum of 2075 ANSI/BOMA Office Area (ABOA) square feet to a maximum of 2490 ANSI/BOMA Office Area square feet, available for use by tenant for personnel, furnishings, and equipment. Refer to the “Measurement of Space” paragraph in the UTILITIES, SERVICES AND LEASE ADMINISTRATION section of this Solicitation for Offers (SFO). Separate private offices and joint use rooms such as for conferences, ADP, mail/storage, breaks, and aerial photo may be required. Private offices, ADP room and/or room designated for ammonia processing blue print machine will be adequately ventilated. Office area may be divided by one or more counters to be furnished by the Lessor and to be determined during negotiations.

B.

On-site parking is required as follows:

1. Parking shall be provided for the building in accordance with local parking lot codes or, in the absence of such codes, parking will be provided at the rate of one parking space for every 300 square feet of rentable space in the building.

2. Twenty Four (24) additional reserved off-street parking spaces for Government vehicles and a minimum of one parking space for persons with disabilities are required. (See accessibility requirements in this SFO.)

3. The lessor shall be responsible for the proper identification of parking spaces.

4. Parking area shall be paved.

C.

The offer shall 1) be for space located in a quality building of sound and substantial construction as described in this SFO, 2) have a potential for efficient layout, 3) be within the ABOA square footage range to be considered, and 4) be in compliance with all of the Government’s minimum requirements set forth herein.

D.

The design of the space offered shall be conducive to efficient layout and good utilization as determined by the Government. To demonstrate potential for efficient layout, the Offeror may be requested to provide a test fit layout at the Offeror’s expense when the space offered contains certain features like:

1. Narrow column spacing;

2.

Atriums, light wells, or other areas interrupting contiguous spaces;

3.

Extremely long, narrow runs of space;

4.

Irregular space configurations; or

5.

Other unusual building features.

6.

The Government will advise the Offeror if the test fit layout demonstrates that the Government’s requirement cannot be accommodated within the space offered. The Offeror will have the option of increasing the ANSI/BOMA Office Area square footage offered, provided that it does not exceed the maximum ANSI/BOMA Office Area square footage in this SFO. If the Offeror is already providing the maximum ANSI/BOMA Office Area square footage and cannot house the Government’s space requirements efficiently, then the Government will advise the Offeror that the offer is unacceptable.

E.

If buildout of space is required, the agencies shall be located in the same building, having one entrance into the space if feasible. There will be shared space as specified below. The space for each agency shall be contiguous on one floor. Space shall be divided as: Space must be severable.

FARM SERVICE AGENCY (FSA) SPACE

NATURAL RESOURCES CONSERVATION SERVICE (NRCS) SPACE

INFORMATION TECHNOLOGY (IT) SPACE

“USDA/OCIO/ITX Requirements for space standards.

Temperature: Range between 68 and 75 degrees Fahrenheit

Access: No windows, one (1) lockable door that is not mastered and common entrance, no direct access from agency space

COMMON AREA SPACE

F.

Unless otherwise noted, all references in this SFO to square feet shall mean ANSI/BOMA Office Area square feet (ABOA). The terms ANSI/BOMA Office Area (ABOA) and usable square feet (usf) are used interchangeably throughout this SFO and its attachments.

LEASE TERM

MANDATORY PARAGRAPH

MAY BE ALTERED BUT must CONTAIN SUBSTANTIALLY THE SAME INFORMATION.

if potential lessors have an issue with partial termination rights, attempt setting a square footage minimum amount, for an area of the space considered marketable (defining marketable in accordance with the pricing policy definition) before deleting “in part” completely.

AUTONUMLGL \e LEASE TERM (Sep 2000)

The lease term is for five (5) years. The Government may terminate this lease in whole or in part at any time after occupancy on 120 days’ written notice to the Lessor. Said notice shall be computed commencing with the day after the date of mailing. If the Government terminates a portion of the space, the space released shall be marketable by the Lessor. Five (5) 1 - year renewal options to follow the initial 5-year term is offered. All the terms and conditions contained herein shall prevail throughout the term of the lease.

OFFER DUE DATE

MANDATORY PARAGRAPH

may be altered BUT must CONTAIN SUBSTANTIALLY THE SAME INFORMATION

AUTONUMLGL \e

OFFER DUE DATE (AUG 2008)

Offers are due by 4:00 PM Central Daylight Time (CDT) June 25, 2010 and shall remain open until lease award.

access and APPURTENANT AREAS

OPTIONAL PARAGRAPH

MAY BE ALTERED BUT SHOULD CONTAIN SUBSTANTIALLY THE SAME INFORMATION

ACCESS AND APPURTENANT AREAS (AUG 2008)

The right to use appurtenant areas and facilities is included. The Government reserves the right to post Government rules and regulations where the Government leases space. See Security Requirements for additional information.

SERVICES, UTILITIES, MAINTENANCE: GENERAL

MANDATORY PARAGRAPH

MAY BE ALTERED BUT must CONTAIN SUBSTANTIALLY THE SAME INFORMATION

SERVICES, UTILITIES, MAINTENANCE: GENERAL (AUG 2008)

Services, utilities, and maintenance shall be provided by the Lessor as part of the rental consideration. The Lessor shall have an onsite building superintendent or a locally designated representative available to promptly respond to deficiencies, and immediately address all emergency situations.

AREA OF CONSIDERATION

MANDATORY PARAGRAPH

ACTION REQUIRED: FILL IN THE DESIGNATED AREA OF CONSIDERATION.

DELETE BLANK LINE IF NOT USING.

DELETE NORTH, SOUTH, EAST, WEST BOUNDARIES IF NOT USING.

ATTACH EXHIBIT OR iNSERT .PDF OF MAP WITH BOUNDARIES IF AVAILABLE.

AREA OF CONSIDERATION (AUG 2008)

Buildings which face and have street addresses on the boundary streets are deemed to be within the delineated area.

North Location bounded on the North by Nix Rd to Hwy 183/190 Intersection to E FM 850

South

Bounded on the South by S FM 1478 to S Hwy 281 to S Hwy 183

East

Bounded on the West by E FM 580 to Hwy 190 to S Hwy 183

West

Bounded on the East by SW FM 1478 to NW FM 580

An award of contract will not be made for a property located within a base flood plain or wetland unless the Government has determined that there is no practicable alternative.

LOCATION

OPTIONAL PARAGRAPH

MAY BE ALTERED BUT SHOULD CONTAIN SUBSTANTIALLY THE SAME INFORMATION.

LOCATION: CITY CENTER (AUG 2008)

A.

NEIGHBORHOOD:

Space shall be located in a prime commercial office district with attractive, professional surroundings with a prevalence of modern design and/or tasteful rehabilitation in modern use. Streets and public sidewalks shall be well maintained.

ACTION REQUIRED: REALTY SPECIALIST MUST FILL IN THE parking VARIABLE below WITH A reasonable amount in conformance with local market practice, OCCUPANCY DATE

Mandatory PARAGRAPH may be altered BUT must CONTAIN SUBSTANTIALLY THE SAME INFORMATION

OCCUPANCY DATE (AUG 2008)

Occupancy is required on or about November 15, 2010.

NEGOTIATIONS

MANDATORY PARAGRAPH

MAY BE ALTERED BUT must CONTAIN SUBSTANTIALLY THE SAME INFORMATION.

AUTONUMLGL \e

NEGOTIATIONS (MAY 2005)

Negotiations will be conducted on behalf of the Government by the USDA Contracting Officer (or the Contracting Officer's designated representative). The Contracting Officer is named on the cover of this SFO. USDA will negotiate the rental price for the initial term, any renewal periods, and any other aspect of the offer 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 Contracting Officer or designee.

C.

The Contracting Officer or their designated representative will conduct oral or written negotiations with all Offerors that are within the competitive range. The competitive range will be established by the Contracting Officer on the basis of cost or price and other factors (if any) that are stated in this SFO and will include all of the most highly rated proposals, unless the range is further reduced for purposes of efficiency. Offerors who are not included in the competitive range will be notified in writing.

D.

All Offerors will be provided a reasonable opportunity to submit any cost or price, technical, or other revisions to their offer that may result from the negotiations. Negotiations will be closed with submission of Final Proposal Revisions (“Best and Final” offers).

QUALITY AND APPEARANCE OF BUILDING EXTERIOR

OPTIONAL PARAGRAPH

MAY BE ALTERED BUT SHOULD CONTAIN SUBSTANTIALLY THE SAME INFORMATION

QUALITY AND APPEARANCE OF BUILDING (AUG 2008)

The space offered shall be located in a modern office building with a facade of stone, marble, brick, stainless steel, aluminum, or other permanent materials in good condition acceptable to the Contracting Officer or the Contracting Officer’s designated representative. The building shall be compatible with its surroundings. Overall, the building shall project a professional and aesthetically‑pleasing appearance including an attractive front and entrance way. The building shall have energy‑efficient windows or glass areas consistent with the structural integrity of the building, unless not appropriate for intended use. The facade, downspouts, roof trim, and window casing shall be clean and in good condition.

LABOR STANDARDS

mandatory paragraph when new construction may be offered

MAY BE ALTERED BUT must CONTAIN SUBSTANTIALLY THE SAME INFORMATION

AUTONUMLGL \e LABOR STANDARDS (Aug 2003) note: if Offerors request the FULL TEXT versions of the clauses, Contact THE LEASING ANALYST FOR your region for the latest versions.

If an Offeror proposes to satisfy the requirements of this SFO through the construction of a new building or the complete rehabilitation or reconstruction of an existing building, and the Government will be the sole or predominant tenant such that any other use of the building will be functionally or quantitatively incidental to the Government’s use and occupancy, the following Federal Acquisition Regulation (FAR) clauses shall apply to all work (including base building and tenant improvements) performed prior to the Government's acceptance of space as substantially complete. Full text versions of these clauses are available upon request from the Contracting Officer. Full text versions are also available at the following web site: http://www.arnet.gov/far/

52.222‑4 Contract Work Hours and Safety Standards Act ‑ Overtime Compensation

52.222‑6 Davis‑Bacon Act

52.222‑7 Withholding of Funds

52.222‑8 Payrolls and Basic Records

52.222‑9 Apprentices and Trainees

52.222‑10 Compliance with Copeland Act Requirements

52.222‑11 Subcontracts (Labor Standards)

52.222‑12 Contract Termination‑Debarment

52.222‑13 Compliance with Davis‑Bacon and Related Act Regulations

52.222‑14 Disputes Concerning Labor Standards

52.222‑15 Certification of Eligibility autonumlgl 0

AWARD FACTORS AND PRICE EVALUATION

mandatory paragraph

AUTONUMLGL \e

OTHER AWARD FACTORS (AUG 2008)

A. The lease will be awarded to the Offeror whose offer will be most advantageous to the Government.

AUTONUMLGL \e SEISMIC SAFETY (Feb 2007)

All offers received in response to this SFO will be evaluated to determine whether the offers fully meet National Institute of Standards and Technology (NIST) NISTIR 5382, Interagency Committee on Seismic Safety in Construction (ICSSC) RP 4, Standards of Seismic Safety for Existing Federally Owned or Leased Buildings, as modified below. If any offers are received which fully meet seismic safety requirements, then other offers, which do not fully meet these requirements, will not be considered.

“Fully meets” as used herein with regard to the seismic safety requirements means that the Offeror has provided a written certification (example available for the Contracting Officer) with the initial offer, from a licensed structural engineer certifying that both the building design and construction are in full compliance with the life‑safety performance level of NISTIR 5382, ICSSC RP 4, Standards of Seismic Safety for Existing Federally Owned or Leased Buildings, AS MODIFIED HEREIN:

1.

FEMA‑178, NEHRP Handbook for the Seismic Evaluation of Existing Buildings, shall be replaced with FEMA‑310, Handbook for the Seismic Evaluation of Buildings: A Prestandard.

Section 1.3.1, Post‑Benchmark Buildings (Table 1: Advisory Benchmark Years) shall be replaced with the below table.

BENCHMARK BUILDINGS (Table 3‑1 of FEMA‑310)

Model Building Seismic Design Provisions

Building Type refers to one of the Common Building Types defined in Table 2‑2 of FEMA‑310.

Buildings on hillside sites shall not be considered Benchmark Buildings.

Flat Slab Buildings shall not be considered Benchmark Buildings.

Steel Moment‑Resisting Frames shall comply with Section 2213.7.1.2 of the Uniform Building Code.

URM buildings evaluated using the ABK Methodology (ABK, 1984) may be considered Benchmark Buildings.

Refers to the UBCB Section of the UBC.

ls Only buildings designed and constructed or evaluated in accordance with FEMA‑310 and being evaluated to the Life‑Safety Performance level may be considered Benchmark Buildings.

No Benchmark year; building shall be evaluated using FEMA‑310.

Local provisions shall be compared with the UBC.

BOCA

Building Officials and Code Administrators, National Building Code.

SBCCI

Southern Building Code Congress International, Standard Building Code.

UBC

International Conference of Building Officials, Uniform Building Code.

Section 1.3.2, Leased Buildings, shall be revised as follows:

Buildings leased by the federal Government are exempt from these standards if both of the following apply:

i.

The leased space is less than 10,000 square feet AND ii.

The building is located in Regions of Low Seismicity in accordance with FEMA‑310. According to FEMA‑310, buildings located on sites for which the design short‑period response acceleration, SS, is less than 0.167 gravity (g), or for which the design one‑second period response acceleration, S1, is less than 0.067 g, shall be considered to be located within Regions of Low Seismicity.

FEMA‑310, Handbook for the Seismic Evaluation of Buildings: A Prestandard, can be obtained by calling the Federal Emergency Management Agency (FEMA) Distribution Center at (800) 480‑2520.

NISTIR 5382, ICSSC RP 4, Standards of Seismic Safety for Existing Federally Owned or Leased Buildings, can be obtained from the Building and Fire Research Laboratory, National Institute of Standards and Technology, Gaithersburg, MD 20899.

"Substantially meets" as used herein with regard to the seismic safety requirements will be determined by the Government based upon the Offeror’s evaluation by a licensed structural engineer that specifically describes all exceptions to full compliance with the Model Building Seismic Design Provisions as shown in the Benchmark Buildings table above. The Offeror shall evaluate the building by using FEMA‑310 and shall identify all deficiencies. Based upon the evaluation, the Contracting Officer will make an award to the Offeror which best meets both the seismic safety requirements and the other requirements of this SFO. Documentation of this evaluation shall be made available to the Government.

SEISMIC SAFETY FOR EXISTING CONSTRUCTION

mandadory paragraph for regions 8, 9 and 10. oPTIONAL PARAGRAPH for all other regions. USE FOR EXISTING BUILDING OR WHEN SOLICITING BOTH EXISTING BUILDINGS AND NEW CONSTRUCTION.

SEISMIC SAFETY FOR EXISTING CONSTRUCTION (AUG 2008)

DEFINITIONS, FOR THE PURPOSE OF THIS PARAGRAPH:

“Engineer” means a professional civil or structural engineer licensed in the state where the property is located.

“ASCE/SEI 31” means, American Society of Civil Engineers Standard “Seismic Evaluation of Existing Buildings”. ASCE/SEI 31 can be purchased from ASCE at (800) 548-2723, or by visiting http://www.pubs.asce.org.

“RP 6” means, “Standards of Seismic Safety for Existing Federally Owned and Leased Buildings and Commentary,” issued by the Interagency Committee on Seismic Safety in Construction as ICSSC RP 6 and the National Institute of Standards and Technology as NISTIR 6762. RP 6 can be obtained from the Building and Fire Research Laboratory, National Institute of Standards and Technology, Gaithersburg, MD 20899, or by visiting http://fire.nist.gov/bfrlpubs/build02/PDF/b02006.pdf

“Seismic Standards” mean the Life Safety Performance Level of RP 6, unless otherwise specified.

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

“Tier 1 Evaluation” means an evaluation by an Engineer in accordance with Chapters 2.0 and 3.0 of ASCE/SEI 31. A Tier 1 Evaluation must include the appropriate Structural, Nonstructural and Geologic Site Hazards and Foundation Checklists.

7.

“Tier 2 Evaluation” means an evaluation by an Engineer in accordance with Chapter 4.0 of ASCE/SEI 31.

8.

“Tier 3 Evaluation” means an evaluation by an Engineer in accordance with Chapter 5.0 of ASCE/SEI 31.

The Government intends to award a lease to an Offeror of a building that meets the Seismic Standards. If an offer is received which meets the Seismic Standards and the other requirements of this solicitation, then other offers which do not meet the Seismic Standards will not be considered. If none of the offers meet the Seismic Standards, the Contracting Officer will make the award to the Offeror whose building meets the other requirements of this solicitation and provides the best value to the Government, taking into account price, seismic safety and any other award factors specified in this solicitation.

In order to meet the Seismic Standards, an offer must either include a Seismic Certificate establishing that the offered building complies with the Seismic Standards or include a commitment to renovate the building to comply with the Seismic Standards prior to delivery of the space.

The Offeror shall provide, with its initial offer, a Seismic Certificate. This certificate must be based upon a Tier 1 Evaluation and must include the checklists from the Tier 1 Evaluation.

If the Tier 1 Evaluation does not demonstrate compliance with the Seismic Standards, the Offeror may obtain a Tier 2 or Tier 3 Evaluation in order to demonstrate compliance with the Seismic Standards. If the Offeror submits a Seismic Certificate based on a Tier 2 or Tier 3 Evaluation, the data, working papers, and reports from such evaluation must be made available to the Government.

b.

The Contracting Officer may, at his/her discretion, allow an Offeror to submit a Seismic Certificate after the deadline for best and final offers. However, the Contracting Officer is not obligated to delay award in order to enable an Offeror to submit a Seismic Certificate.

If the Offeror proposes to renovate the building in order to meet the Seismic Standards, the Offeror must provide the construction schedule with the offer. All design and construction documents for the renovation, including structural calculations, drawings, specifications, geotechnical report(s), etc. shall be made available to the Government prior to construction. If the offer includes a commitment to renovate the building to meet the Seismic Standards, the Lessor must deliver a Seismic Certificate establishing that the building conforms to the Seismic Standards prior to delivery of the space to the Government; the space shall not be considered substantially complete until an acceptable Seismic Certificate has been delivered to the Contracting Officer.

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HISTORIC PREFERENCE, GSAR 552.270‑2 (SEP 2004)

The Government will give preference to offers of space in historic properties following this hierarchy of consideration:

Historic properties within historic districts.

Non-historic developed and non-historic undeveloped sites within historic districts.

Historic properties outside of historic districts.

DEFINITIONS:

Determination of eligibility means a decision by the Department of the Interior that a district, site, building, structure or object meets the National Register criteria for evaluation although the property is not formally listed in the National Register (36 CFR 60.3(c)).

Historic district means a geographically definable area, urban or rural, possessing a significant concentration, linkage, or continuity of sites, buildings, structures, or objects united by past events or aesthetically by plan or physical development. A district may also comprise individual elements separated geographically but linked by association or history (36 CFR 60.3(d)). The historic district must be included in or be determined eligible for inclusion in the National Register of Historic Places.

Historic property means any prehistoric or historic district, site, building, structure, or object included in or been determined eligible for inclusion in the National Register of Historic Places maintained by the Secretary of the Interior (36 CFR 800.16(l)).

National Register of Historic Places means the National Register of districts, sites, buildings, structures and objects significant in American history, architecture, archeology, engineering and culture that the Secretary of the Interior is authorized to expand and maintain under the National Historic Preservation Act (36 CFR 60.1).

The offer of space must meet the terms and conditions of this solicitation. The Contracting Officer has discretion to accept alternatives to certain architectural characteristics and safety features defined elsewhere in this solicitation to maintain the historical integrity of an historic building, such as high ceilings and wooden floors, or to maintain the integrity of an historic district, such as setbacks, floor-to-ceiling heights, and location and appearance of parking.

When award will be based on the lowest price technically acceptable source selection process, the Government will give a price evaluation preference, based on the total annual square foot (ANSI/BOMA Office Area) cost to the Government, to historic properties as follows:

First to suitable historic properties within historic districts, a 10 percent price preference.

If no suitable historic property within an historic district is offered, or the 10 percent preference does not result in such property being the lowest price technically acceptable offer, the Government will give a 2.5 percent price preference to suitable non-historic developed or undeveloped sites within historic districts.

If no suitable non-historic developed or undeveloped site within an historic district is offered, or the 2.5 percent preference does not result in such property being the lowest price technically acceptable offer, the Government will give a 10 percent price preference to suitable historic properties outside of historic districts.

Finally, if no suitable historic property outside of historic districts is offered, no historic price preference will be given to any property offered.

E.

When award will be based on the best value tradeoff source selection process, which permits tradeoffs among price and non-price factors, the Government will give a price evaluation preference, based on the total annual square foot (ANSI/BOMA Office Area) cost to the Government, to historic properties as follows:

First to suitable historic properties within historic districts, a 10 percent price preference.

If no suitable historic property within a historic district is offered or remains in the competition, the Government will give a 2.5 percent price preference to suitable non-historic developed or undeveloped sites within historic districts.

If no suitable non-historic developed or undeveloped site within an historic district is offered or remains in the competition, the Government will give a 10 percent price preference to suitable historic properties outside of historic districts.

Finally, if no suitable historic property outside of historic districts is offered, no historic price preference will be given to any property offered.

The Government will compute price evaluation preferences by reducing the price(s) of the Offerors qualifying for a price evaluation preference by the applicable percentage provided in this provision. The price evaluation preference will be used for price evaluation purposes only. The Government will award a contract in the amount of the actual price(s) proposed by the successful Offeror and accepted by the Government.

G.

To qualify for a price evaluation preference, Offerors must provide satisfactory documentation in their offer that their property qualifies as one of the following:

An historic property within an historic district.

A non-historic developed or undeveloped site within an historic district.

An historic property outside of an historic district.

PRICE EVALUATION

MANDATORY PARAGRAPH

MAY BE ALTERED BUT must CONTAIN SUBSTANTIALLY THE SAME INFORMATION AUTONUMLGL \e

PRICE EVALUATION (PRESENT VALUE) (AUG 2008)

A.

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 rentable square foot and a breakout of the "base" price per rentable square foot for services and utilities (operating expenses) to be provided by the Lessor. The "gross" price shall include the "base" price. The base price per ANSI/BOMA Office Area square foot from which adjustments are made will be the base price for the term of the lease, including any option periods.

B.

The Offeror must submit plans and any other information to demonstrate that the rentable space yields ANSI/BOMA Office Area space within the required ANSI/BOMA Office Area range. The Government will verify the amount of ANSI/BOMA Office Area square footage and will convert the rentable prices offered to ANSI/BOMA Office Area prices, which will subsequently be used in the price evaluation.

Evaluation of offered prices will be on the basis of the annual price per ANSI/BOMA Office Area square foot, including any option periods. The Government will perform present value price evaluation by reducing the prices per ANSI/BOMA Office Area square foot to a composite annual ANSI/BOMA Office Area square foot 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 square foot price will be determined by dividing the total annual rental by the total square footage minus these areas.

To the gross PVC will be added:

The cost of relocation of furniture, telecommunications, replication costs, and other move-related costs, if applicable.

The sum of either subparagraphs B1 and B2 will be the ANSI/BOMA Office Area per square foot present value of the offer for price evaluation purposes.

AWARD

MANDATORY PARAGRAPH

MAY BE ALTERED BUT must CONTAIN SUBSTANTIALLY THE SAME INFORMATION

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AWARD (AUG 2008)

After conclusion of negotiations, the Successful Offeror and the Contracting Officer will execute a lease prepared by the Government, which incorporates the agreement of the parties. The lease shall consist of the following:

U.S. Government Lease for Real Property (SF2), General Clauses, Representations and Certifications

The pertinent provisions of the offer, and

The pertinent provisions of the SFO, 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 Contracting Officer and mailing or otherwise furnishing written notification of the executed lease to the successful Offeror.

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HOW TO OFFER AND SUBMITTAL REQUIREMENTS

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OFFER PROCEDURES (AUG 2008)

Offers, including all required documents, must be submitted to the Contracting Officer at the address below. Documents must be properly executed and submitted no later than the close of business of the offer due date. Close of business is no later than 4:00 pm Central Daylight Time (CDT).

Danny Mandell, Real Property Leasing Officer

101 South Main Street, Poage Federal Building

Temple, Texas 76501

REQUIRED DOCUMENTS:

Documentation of ownership or control of the property and evidence of signature authority of the party(ies) who will sign any lease documents. FOR CLAIM OF HISTORICAL PREFERENCE ONLY: If claiming an historic preference in accordance with the Historic Preference paragraph above (GSAR 522.270-2, DEC 2005), Offeror must submit one of the following as documentation that the property is historic or the site of the offered property is within a historic district: a letter from the National Park Service stating that the property is listed in the National Register of Historic Places or eligible for listing, with a date of the listing/decision; a letter from the State Historic Preservation Office stating that the property is listed in the National Register of Historic Places, or on a statewide register, or eligible for inclusion, with a date of the listing/decision; or, the National Register of Historic Places Identification Number and date of listing available from the National Register of Historic Places Database found at www.nps.gov/nr.

If there is a potential for conflict of interest because of a single agent representing multiple owners, present evidence that the agent disclosed the multiple representation to each entity and has authorization from each ownership entity offering in response to this SFO. Owners and agents in conflicting interest situations are advised to exercise due diligence with regard to ethics, independent pricing, and Government procurement integrity requirements. In such cases, the Government reserves the right to negotiate with the owner directly.

Refer to GSA Form 3516A, Solicitation Provisions, for additional instructions. If additional information is needed, the Contracting Officer (or the Contracting Officer’s designated representative) should be contacted.

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. Such Government contractors shall be required to protect the data from unauthorized disclosure. The Offeror who desires to maximize the protection of information in the offer may apply the restriction notice to the offer as described in GSA Form 3516A, Solicitation Provisions, 552.270-1, subparagraph (d), Restriction on Disclosure and Use of Data.

GSA FORMS AND PRICING INFORMATION (AUG 2008)

At the time of submission of offers, the Offeror shall submit to the Contracting Officer:

A signed statement that the Offeror has read the SFO, General Clauses, and all its attachments in their entirety, and no deviations are being requested.

GSA Form 1364, Proposal to Lease Space. Complete both pages of the 1364, including, but not limited to:

An hourly overtime rate for overtime use of heating and cooling. Refer to the "Overtime Usage" paragraph in the UTILITIES, SERVICES, AND LEASE ADMINISTRATION section of this SFO. If proposed rate is different than recommended by an independent Government estimate, the Offeror may be required to submit worksheets justifying overtime energy usage and rates.

Adjustment for Vacant Premises. Refer to the “Adjustment for Vacant Premises” paragraph in the UTILITIES, SERVICES, AND LEASE ADMINISTRATION section of this SFO.

c.

The annual cost (per usable and rentable square foot) 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 usable and rentable square feet respectively.

d.

A fully‑serviced lease rate per usable and rentable square foot as a summation of the amounts broken out in the subparagraphs 3, 4, 5, and 6 for the lease.

e.

A fully‑serviced lease rate per ABOA and rentable square foot for that portion of the lease term extending beyond the firm term.

GSA Form 1217, Lessor’s Annual Cost Statement. Column A of the GSA Form 1217, Line 31(a) will be used to reflect any agreement between Lessor and the Lessor Representative agent(s), broker(s), property manager, developer, employee, or any other agent or representative (expressed in either % or $) and Line 31(b) will reflect the agreement between Lessor and the Contracting Officer or the Contracting Officer’s designated representative.

GSA Form 3518A, Representations and Certifications. This must be completed and signed by the Owner, not a representative.

EVIDENCE OF CAPABILITY TO PERFORM

OPTIONAL PARAGRAPH

paragraphs MAY BE ALTERED BUT SHOULD CONTAIN SUBSTANTIALLY THE SAME INFORMATION

EVIDENCE OF CAPABILITY TO PERFORM (AUG 2008)

AT THE TIME OF SUBMISSION OF OFFERS, THE OFFEROR SHALL SUBMIT TO THE CONTRACTING OFFICER:

Satisfactory evidence of at least a conditional commitment of funds in an amount necessary to prepare the space. Such commitments shall be signed by an authorized bank officer, or other legally authorized financing official, and at a minimum shall state: amount of loan, term in years, annual percentage rate, and length of loan commitment.

Compliance with local zoning laws, including evidence of variances, if any, approved by the proper local authority.

Evidence of ownership or control of site.

AFTER AWARD:

Within five (5) days after lease award, the Lessor shall provide to the Contracting Officer evidence of:

A firm commitment of funds in an amount sufficient to perform the work.

The name of the proposed construction contractor, as well as evidence of the contractor’s experience, competency, and performance capabilities with construction similar in scope to that which is required herein.

The license or certification to practice in the state where the facility is located from the individual(s) and/or firm(s) providing architectural and engineering design services.

BUILDING AND SITE INFORMATION SUBMITTALS

MANDATORY PARAGRAPH

action required: include blank gsa forms 12000 and 12001 as attachments to the SFO.

BUILDING AND SITE INFORMATION SUBMITTALS (aug 2008)

AT THE TIME OF INITIAL SUBMISSION OF OFFERS, THE OFFEROR SHALL SUBMIT TO THE CONTRACTING OFFICER:

A completed GSA Form 12000 or GSA Form 12001, Prelease Fire Protection and Life Safety Survey Evaluation

Seismic Safety Certification in accordance with the “Seismic Safety” paragraph of the AWARD FACTORS AND PRICE EVALUATION section of this SFO (for new construction, this is required upon substantial completion of space, in accordance with the “Seismic Safety for New Construction” paragraph located in the DESIGN, CONSTRUCTION, AND OTHER POST AWARD ACTIVITIES section of this SFO).

Pre-lease Building Security Plan.

Tax Information: Provide 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 offered building, and any other information that may affect the assessed value,, in order for the Government to perform a complete and adequate analysis of the offered property. The Offeror is to provide a detailed overview and documentation of any tax abatements on the property as outlined in “Tax Adjustment” paragraph of the UTILITIES, SERVICES, and LEASE ADMINISTRATION section of this SFO.

A plan and short narrative as necessary to explain how the Offeror will meet the parking requirements found in the SUMMARY section of this SFO.

If the offered building is not a modern office building as described in the “Quality and Appearance of Building” paragraph in the SUMMARY section of this SFO, provide the architectural plans for modernization.

If the offered building contains asbestos-containing materials, provide an asbestos‑related management plan as described in the “Asbestos” paragraph in the FIRE PROTECTION, LIFE SAFETY, AND ENVIRONMENTAL ISSUES section of this SFO.

Plans for Space Offered.

A drawing to scale can be accepted with initial offer. After award, first generation plans of the entire floor or floors for which space is being offered, including a plan of the floor of exit discharge, scaled at 1/8" = 1'‑0" (preferred) or of the offered building(s) must be provided. All plans submitted for consideration shall include the locations of all exit stairs, elevators, and the space(s) being offered to the Government. In addition, where building exit stairs are interrupted or discontinued before the level of exit discharge, additional floor plans for the level(s) where exit stairs are interrupted or discontinued must also be provided. 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 file extension is .DWG. Clean and purged files shall be submitted on CD‑ROM. Plans shall include a proposed corridor pattern for typical floors and/or partial floors. The CAD file showing the offered 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.

Photostatic copies are not acceptable. All architectural features of the space shall be accurately shown. If conversion or renovation of the building is planned, alterations to meet this SFO shall be indicated. If requested by the Contracting Officer or authorized representative, more informative plans shall be provided within Ten (10) days.

c.

Plans shall reflect corridors in place or the proposed corridor…