Attachment E Agency Specific Requirements final.pdf

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Agency Specific Requirements

1. INTRODUCTION

Purpose: to acquire administrative space for the US Air Force (USAF)

2. NEED

The USAF a minimum of 100,000 square feet (SF) of administrative space, with approximately 50% of that space being ICD705 accredited space. This will initially support two USAF organizations (referred to as Groups A and B henceforth) totaling approximately 550 persons. Occupancy is required for Group A by April 2025 (primarily non-secure mission requirement) and full buildout to include secure space requirements for Group B by January 2026. The USAF space requirements of Groups A and B will not fully occupy the entire 100,000 SF; however, due to near-term anticipated mission requirements, the USAF requires the ability of a property to support up to 100,000 SF requirement of this RFP, with the residual space being incorporated into a lease option executable for up to one year after initial lease signing. The following are the Groups A and B organizational space requirements as specified by the Space Standards in DAFMAN 32-1084. Both organizations shall be collocated in the same building including:

3. SPACE REQUIREMENTS

NOTE: Spaces indicated with * shall be fully supported with emergency back-up power as defined in paragraph 5.c. Emergency power will also be provided to all equipment supporting these spaces to include lighting, HVAC equipment and comm rooms.

A. GROUP A (TOTAL = Usable 40,555 SF; Rentable 50,694 SF)

a. Subgroup 1 (Unsecure Command Suite): Estimated Space Required: 2,865 SF of Net Administrative and Organizational Space consisting of the following Space Types:

i. Private Office Type A (300 SF per office): 2

ii. Private Office Type B (160 SF per office): 3

iii. Open Office Supervisor Workspace Type E (65 SF per workstation): 3

iv. Waiting Area: 80 SF

v. Commander’s Conference Room: 600 SF

vi. Administrative Support Space: 64 SF

vii. Estimated Circulation Space: 846 SF

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b. Subgroup 2 (Unsecure): Estimated Space Required: 12,751 SF of Net Administrative and Organizational Space consisting of the following Space Types:

i. Private Offices Type D (100 SF per office): 22

ii. Open Office Standard Workstation Type F (36 SF per workstation): 104

iii. Breakroom: 399 SF

iv. Conference Room 1: 600 SF

v. Conference Room 2: 150 SF

vi. Team Room (100 SF each): 2

vii. Controlled Café: 140 SF

viii. *Communication Equipment Room: 132 SF

ix. Administrative Support Space: 1,008 SF

x. Estimated Circulation Space: 4,178 SF

c. Subgroup 3 (Unsecure Command Suite): Estimated Space Required: 2,106 SF of Net Administrative and Organizational Space consisting of the following Space Types:

i. Private Office Type A (300 SF per office): 1

ii. Private Office Type B (160 SF per office): 6

iii. Private Office Type C (140 SF per office): 1

iv. Waiting Area: 40 SF

v. Administrative Support Space: 64 SF

vi. Estimated Circulation Space: 602 SF

d. Subgroup 4 (Unsecure): Estimated Space Required: 14,721 SF of Net

Administrative and Organizational Space consisting of the following Space Types:

i. Private Offices Type D (100 SF per office): 19

ii. Open Office Standard Workstation Type F (36 SF per workstation): 140

iii. Breakroom: 501 SF

iv. Conference Room 1: 600 SF

v. Conference Room 2: 150 SF

vi. Team Room (100 SF each): 2

vii. *Communication Equipment Room: 132 SF

viii. Administrative Support Space: 1,272 SF

ix. Estimated Circulation Space: 4,982 SF

e. Subgroup 5(Controlled/Ops Center): Estimated Space Required: 5,632 SF of Net Administrative and Organizational Space consisting of the following Space Types:

i. *Private Office Type C (140 SF per office): 2

ii. *Open Office Standard Workstation Type F (36 SF per workstation): 61

iii. *Breakroom: 189 SF

iv. *Secure Café: 140 SF

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v. *Conference Room: 200 SF

vi. *Communication Equipment Room: 200 SF

vii. *Administrative Support Space: 504 SF

viii. *Estimated Circulation Space: 1,844 SF

f. Additional Special Purpose Space consisting of the following Space Types:

i. Unsecure Assembly Space: 2,100 SF

ii. Mother’s Room: 100 SF

iii. Security Control Center: 280 SF

B. GROUP B (TOTAL = Usable 15,024 SF; Rentable 18,780 SF)

a. Subgroup 1 (Unsecure): Estimated Space Required: 7,067 SF of Net Administrative and Organizational Space consisting of the following Space Types:

i. Open Office Standard Workstation Type F (36 SF per workstation): 82

ii. Breakroom: 246 SF

iii. Conference Room: 400 SF

iv. Large Team Room: 150 SF

v. Small Team Room: 90 SF

vi. *Communication Equipment Room: 132 SF

vii. Administrative Support Space: 656 SF

viii. Estimated Circulation Space: 2,441 SF

b. Subgroup 2 (Secure) Estimated Space Required: 4,641 SF of Net Administrative and Organizational Space consisting of the following Space Types:

i. *Open Office Standard Workstation Type H (20 SF per workstation): 10

ii. Open Office Standard Workstation Type H (20 SF per workstation): 44

iii. Breakroom: 261 SF

iv. Conference Room: 800 SF

v. Team Room (90 SF each): 2

vi. *Communication Equipment Room: 408 SF

vii. Administrative Support Space: 432 SF

viii. Estimated Circulation Space: 1,480 SF

c. Subgroup 3 (Secure) Estimated Space Required: 1,261 SF of Net Administrative and Organizational Space consisting of the following Space Types:

i. *Open Office Standard Workstation Type H (20 SF per workstation): 5

ii. Open Office Standard Workstation Type H (20 SF per workstation): 10

iii. Team Room: 150 SF

iv. *Communication Equipment Room: 288 SF

v. Administrative Support Space: 120 SF

vi. Estimated Circulation Space: 403 SF

d. Subgroup 4 (Secure) Estimated Space Required: 696 SF of Net Administrative and Organizational Space consisting of the following Space Types:

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i. *Open Office Standard Workstation Type H (20 SF per workstation): 2 ii.

iii. Open Office Standard Workstation Type H (20 SF per workstation): 4

iv. *Communication Equipment Room: 312 SF

v. Administrative Support Space: 48 SF

vi. Estimated Circulation Space: 216 SF

e. Subgroup 5 (Secure) Estimated Space Required: 696 SF of Net Administrative and Organizational Space consisting of the following Space Types:

i. *Open Office Standard Workstation Type H (20 SF per workstation): 2

ii. Open Office Standard Workstation Type H (20 SF per workstation): 4

iii. Communication Equipment Room: 312 SF

iv. Administrative Support Space: 48 SF

v. Estimated Circulation Space: 216 SF

f. Subgroup 6 (Secure) Estimated Space Required: 662 SF of Net Administrative and Organizational Space consisting of the following Space Types:

i. *Open Office Standard Workstation Type H (20 SF per workstation): 2

ii. Open Office Standard Workstation Type H (20 SF per workstation): 4

iii. *Communication Equipment Room: 288 SF

iv. Administrative Support Space: 48 SF

v. Estimated Circulation Space: 206 SF

4. SPACE TYPE DEFINITIONS

A. Private Office/Space- Space to provide visual and sound privacy required in the course of the occupant’s duties. These offices typically have full height walls or partitions from finished floor to finished ceiling.

B. Open Spaces – Space that incorporates modular workstations and are typically occupied by general administrative and/or functional support staff (ex. Type F and H).

C. Command Suite - Office area configuration that typically houses a private office for a Commander, private offices for key staff, open offices for support staff, a waiting area, and administrative support space.

D. Administrative Support Space - Includes circulation in and around office areas and space for working office storage, copiers, working files, printers, scanners, shredders, safes, and facsimile machines.

E. Special Purpose Spaces - May be required to meet specific or special organizational functional needs.

5. DESIGN AND TECHNICAL REQUIREMENTS

In addition to the space requirements described above, administrative, support, and special purpose spaces should be designed so that these spaces can be flexible, cost-

5 | P a g e effective, and create an atmosphere that increases morale, productivity, and collaboration. Facility shall comply with UFC 3-600-01 "Fire Protection Engineering for Facilities” for new construction and applicable building codes for the authority having jurisdiction. Secure environments shall comply with UFC 4-010-05 “SCIF/SAPF Planning, Design and Construction”. The following requirements are applicable to all leased space.

Note: Portions of space requirements identified in Section 3 will be subject to 24 hour, 7 days a week operation. Building owner facilities shall be capable of supporting this requirement.

A. Interior construction to achieve space requirements with professionally installed wall, ceiling and floor finishes in accordance with Group 2 Air Force Corporate Facility Standards (https://afcfs.wbdg.org/facility-quality/group-2-interiors/index.html).

a. Entry Control Point (ECP) shall be provided for the organizational space.

Access beyond this point shall be restricted to USAF personnel and their guests.

b. Breakroom sizes identified in section 3, may be divisible into multiple locations within a subgroup where size and facility layout permits.

c. Restrooms sized per appropriate building code requirements shall be located contiguous with the leased space on each floor.

d. Leased square footage not used to achieve the design requirements may be renovated to accommodate collaborative workspace and potential future USAF Organization requirements.

B. Mechanical Systems

a. Building cooling system shall be modified or supplemented to account for additional heat loads associated with communications equipment rooms. Each communications room will have up to an estimated 25,000 BTU heat load per hour and needs to be cooled to be no warmer than 75 degrees and have sufficient air flow to prevent heat build-ups. Further details on total equipment loads will be provided during design.

b. Provide emergency shutdown, procedures on mechanical equipment allowing for the entire system to be shut down in event hostile airborne events and secure accessible air intake grilles from tampering or removal.

C. Electrical Systems

a. Spaces identified in Section 3 requiring back- up power are required to be supported by immediate emergency generator power. Loads associated with these requirements will need to be designed with accompanying ATS, and centralized UPS to ensure no loss of power in the event of power failure.

b. Generator shall be secured against unauthorized access.

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D. Security requirements: A threat assessment will be conducted to mitigate security and cyber risk.

a. Construct all secure subgroup perimeter walls and doors to meet ICD705 standards sound group 3. These standards shall apply to all openings, penetrations, and fittings that are required to be in, pass through or otherwise affect the secure perimeter.

1) All assembly type spaces in secure subgroups to include conference rooms and meeting rooms shall have perimeter doors and walls constructed to meet sound group 4.

b. Construct all controlled subgroup walls and doors to meet STC 50 walls.

1) Controlled Café space in subgroup A2 identified in Section 3 shall be constructed with walls also meeting STC 50 walls.

c. Non-secure area walls of leased space shall be of permanent construction materials, i.e., plaster, gypsum wallboard, metal panels, hardboard, wood, plywood, or other materials offering resistance to and evidence of unauthorized entry into the area. Walls shall be extended from the true floor to the true ceiling and attached with permanent construction materials.

d. Primary access doors leading to leased space shall be substantially constructed of solid core wood or metal and high security mechanical locks. For outswing doors, hinge-side protection shall be provided by making hinge pins non-removable (e.g., spot welding) or by using hinges with interlocking leaves that prevent removal. Secure emergency exit doors using an automatic door closer and exit hardware that are compliant with applicable life safety codes and standards. Monitor all emergency exits via visual, electronic, or audible means.

e. All doors along secure area subgroup perimeters shall be constructed to meet ICD705, to include necessary provisions for an Access Control System (ACS) and Intrusion Detection System (IDS).

f. In addition to secure space ACS, primary access doors leading to leased space (to include stairwells as appropriate) shall be under the control of an ACS.

g. Access to roof and mechanical rooms will be controlled/secured at all times to include mechanical vents and exposed plenums.

h. Minimize areas of concealment in and around facilities and parking lots, where feasible establish a clear zone around barriers or fences and restrict landscaping from obstructing views of the security force and Video Surveillance System (VSS) cameras or interfering with lighting or IDS. Position trash containers, mailboxes, vending machines, or other fixtures and features that could conceal devices away from building entrances.

i. Provide exterior lighting at all entrances, exits, parking lots and/or garages and VSS locations.

j. All ground floor windows shall be non-operable.

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k. All doors, windows and perimeter wall penetrations at facility perimeter and ICD 705 perimeter walls shall be outfitted with an Intrusion Detection System.

l. VSS:

1) Provide VSS coverage of pedestrian entrances and exits. Lock doors to critical areas and establish procedures to limit access into critical areas to authorized personnel only.

2) Record VSS views using digital medium.

3) Post signage at the entrance of the location regarding VSS.

4) Secure alarm and physical access control panels, VSS components, controllers, and cabling against unauthorized access.

5) System must be capable of recording and preserving views on medium for a period of 60 days.

6) Establish VSS room for security team use

m. ACS:

1) Access-controlled space must provide the physical access controls necessary to ensure that only authorized access by program personnel is allowed. Access control systems include but are not limited to badge swipe access, proximity reader access and cipher locks. Unclassified or collateral areas must meet DOD standard DODI 5200.01, DOD Manual 5200.01, and other documents as applicable. The classified areas must comply with the ICD 705 as mandated by the JPO, JSIG and host service security requirements as applicable.

2) ACS must be a Department of the Air Force approved system and incorporate dual phenomenology vetting utilizing US Government Common Access Card swipe/chip/proximity and personal identification number to authenticate access.

3) Keypad devices shall be designed or installed in such a manner that an unauthorized person in the immediate vicinity cannot observe the selection of input numbers.

4) Systems that use transmission lines to carry access authorizations, personal identification data, or verification data between devices or equipment located outside the controlled area shall have line supervision.

5) Electrical components, including wiring, or mechanical links (cables, rods, and so on) shall be accessible only from inside the protected area, or, if they traverse an uncontrolled area, they shall be secured within conduit to preclude surreptitious manipulation of components.

6) The electronic control panel containing the mechanism for setting access authorizations shall be located with the site Security Control Center.

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7) Electric strikes used in access control systems shall be heavy duty, industrial grade.

E. Communications requirements

a. Facility must have redundant high-speed data/communication providers providing 50 Gigabytes per second service continuously, and 100 Gbps during peak work hours.

b. At least one primary Comm. room shall be included on each respective floor level of the building and shall be vertically "stacked" directly over the one on the floor level below. Additional Secure area communication equipment rooms are required and sized as indicated in section 3. Secure and Non-Secure Communication Equipment Rooms shall be designed and constructed in accordance with the Installation Facility Standards (IFS) Appendix G11 for WPAFB (https://www.wbdg.org/ffc/af-afcec/installation-facilities-standards-ifs/wright-patterson-afb-ifs)

c. Comm Backbone and Horizontal Pathways shall be designed and constructed in accordance with the IFS. Provide all pathways necessary to support identified space requirements. Size in accordance with IFS assuming each non secure work area (office, workstation and assembly space) has a minimum of two CAT 6a cable runs and all secure area work areas have up to 12 fiber drops.

F. Design and Design Approval Requirements: Design shall include Government

Furnished Contractor Installed (GFCI) fixtures and equipment.

a. Provide Final Concept Floor Plan within 30 calendar days from date of signed lease.

b. Provide Draft Design (35%) within 50 calendar days from date of signed lease.

1) 35% Design shall include finalized floor plan layouts indicating all free-standing furniture, modular system furniture for all areas of the lease space.

c. Provide Final Design (65%) For Construction within 90 calendar days from date of signed lease.

d. Provide Final Design (100%) For Construction within 120 calendar days from date of signed lease.

e. Provide 14 calendar days for Government review, comment and approval of the Concept, 35%, 65% and 100% Designs.

G. All Permits and Easements required to construct, comply and occupy shall be the sole responsibility of the Building Owner or appointed agent and include the following:

a. Documents to obtain

b. Fees

c. Coordination, correspondence and meetings

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d. Inspections