B. Agency's Requirements.pdf

PROGRAM OF REQUIREMENTS

IRS SPACE ACQUISITION RELOCATION PROJECT REQUIREMENTS

FORT WORTH, TX OFFICE

I. GENERAL REQUIREMENTS

Request for Lease Proposals (RLP).

Include the language in paragraphs a – c below in every RLP exceeding the Simplified Lease Acquisition Threshold (SLAT), which is $106, 896 net annual average rental over the term of the lease. This language should also be included in RLPs below the SLAT, if there is a concern that a building may not yield an efficient layout.

a. The General Services Administration (GSA) is interested in leasing approximately 21,746 rentable square feet of space. The rentable space shall yield a minimum of 20,895 ANSI/BOMA office area (usable) square feet to a maximum of 20,895 ANSI/BOMA office area (usable) square feet, available for use by tenant for personnel, furnishings and equipment. See the definition of ANSI/BOMA office area square feet in the “Standard for Measuring Office Area and Other Space” paragraph in the DEFINITIONS AND GENERAL TERMS section in this

RLP.

b. The Offer shall: be for space located in a quality building of sound and substantial construction as described in this RLP; have a potential for efficient layout; be within the square footage range to be considered; and be in compliance with all of the government's minimum requirements set forth herein. For purposes of this RLP, the definition of ANSI/BOMA office area square feet is in the “Standard for Measuring Office Area and Other Space” paragraph in the DEFINITIONS AND GENERAL TERMS section.

c. To demonstrate potential for efficient layout, the Offeror may be required to provide a test fit layout at the Offeror's expense when the space offered contains certain features such as:

o narrow column spacing;

o atriums, light wells, or other areas interrupting contiguous spaces;

o extremely long, narrow runs of space;

o irregular space configurations; or o other unusual building features; and, 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 (usable) square footage offered, provided that it does not exceed the maximum ANSI/BOMA office area (usable) square footage in this RLP. If the Offeror is already providing the maximum ANSI/BOMA office area (usable) square footage and cannot house the government's space requirements, then the government will advise the Offeror that the offer is unacceptable.

GSA shall consult with IRS/REFM prior to determining a leasing model. The REFM Territory Manager and Real Property Management Portfolio Specialist will consult with GSA to make this determination. Provide a copy of the RLP to the IRS Project Manager for review and concurrence prior to issuance.

Where simplified or streamlined leasing models are planned to include a DID schematic or workshop, provide IRS a minimum of 60 days advance notice of the dates, times and locations for the workshop and reviews in order to schedule these activities with the appropriate stakeholders.

Communication. IRS designates a Territory Project Manager* (PM) for all space alteration or tenant improvement construction projects. The IRS PM coordinates the IRS project team to implement a Project Plan developed during project mobilization, with input from team members and stakeholders, including GSA. The IRS PM is the central point-of-contact for all agency communication regarding IRS project interests. Official communication to or from IRS must go through the PM; any other means will be considered unauthorized.

Project Schedule. Project completion is required by 04/30/2025. GSA shall provide a Milestone Schedule within ten days following transmittal of project requirements from IRS to GSA as described below for either alterations or acquisitions.

The MDF and IDF(s) must be completed <30> work days prior to substantial completion of construction to allow communications wiring and equipment to be installed by the date of substantial completion. This includes finishes, lights, backboard, doors and locks.

Milestones for space acquisition projects:

1. IRS issues request for space (REFM-81) to GSA

2. GSA orientation and advertisement

3. Market Survey

4. RLP and evaluation period

5. Award OA

6. Lease award

7. Validation of requirements

8. Space Planning – layout and review (see “Reviews” below for IRS review time frames)

9. Design Intent Drawing (DID) development (see “Reviews” below for IRS review time frames)

10. Provide independent government construction cost estimate (IGE)

11. Construction Document (CD) development

12. Bid construction – shell and TI

13. TI OA

14. Notice to Proceed with construction

15. Completion of Telephone Room and Closets (required 3-4 weeks prior to substantial completion)

16. Notice of Substantial Completion of construction and Certificate of Occupancy

17. Inspection and corrections

18. IRS installations – furniture, systems and equipment

19. IRS employee moves

20. Administrative close out - TI reconciliation, SLA execution, approval of Final OA and close out of project RWAs

Submittals. Submit required information or documents for IRS review and/or approval to:

Name: Melvin Tackno Title: Project Manager Address: 5450 Stratum Dr., Suite 150, Fort Worth TX 76137 Phone: Office: 817-232-6463 Cell: 817-703-3544 Email: melvin.r.tackno@irs.gov

For space acquisition projects, required submittals include:

GSA Submittals o Milestone Schedule o Draft RLP o Award OA o TI OA o Copy of lease (RLP, Lease, SLAs, addenda) o Design drawings – Space layouts and DIDs o Independent Government Estimate for construction costs (IGE) o TI cost reconciliation o Final OA o RWA close-out letter (if lump sum funding is provided) mailto:melvin.r.tackno@irs.gov

Lessor/Contractor Submittals o Detailed Construction Schedule o Construction Documents and specifications o Shell vs. TI Cost Tracking Sheet o Schematics and specifications – cut sheets - for all proposed equipment to be furnished and/or installed o Shop drawings for custom fabrications (if any) o Copy of a mechanical engineer’s final report of air distribution system balancing o Material & Safety Data information sheets for interior construction materials and finishes o Certifications of compliance, performance or completion, as identified in the RLP and associated documents o All warranty, operating and maintenance handbooks and information for any equipment to be furnished and installed o Completed and verified construction Punch List o As-built A&MEP drawings in 1/8” scale, hard copy plots or prints – two sets o As-built A&MEP drawings in AutoCAD, latest version

Reviews. IRS reviews each submittal to ensure compliance with agency standards and requirements. The lessor/contractor is responsible for ensuring compliance with building, electrical, mechanical, lighting, life safety and other applicable codes and regulations.

IRS requires reasonable time for review of submittals. The project schedule should allow the following time frames for agency reviews:

o Validate Program of Requirements (POR) - <10 working days> o Space layouts – IRS Project Manager to prepare and negotiate with IRS Business Units o Design Intent Documents – IRS Project Manager to prepare DID’s for provision to lessor’s architect o Color and materials selections – IRS Project Manager to present to POD employees for voting o Construction Documents - <10 working days> o Equipment submittals - <5 working days> o Shop drawings - <5 working days>

Approvals. The IRS PM will approve – or will obtain approval for - all requirements, plans, submittals, requests-for-information (RFI), requests for funding, changes and change orders during the course of the project. Do not act upon information or direction received through other means or channels without written direction or approval from the IRS PM.

Cost Tracking. Provide construction cost estimates (IGE), based upon IRS-approved Design Intent Drawings. Provide final (bid or negotiated) construction costs obtained from the lessor/contractor, based upon IRS-approved Construction Documents. Pricing is required within <20> days following approval of the design or construction drawings. Additional competition and/or value engineering may be required if costs exceed the project budget (or general allowance for new occupancy TIs).

For new IRS occupancies, require the lessor/contractor to provide a cost breakdown of shell and TI pricing, according to the GSA RLP.

Acceptance of final pricing by the IRS PM and issuance of a Notice to Proceed (NTP) by the Contracting Officer (or COTR for delegated buildings) shall establish the cost ceiling for construction. Requests for additional funding must be submitted by Change Order to the IRS PM for approval prior to performing the additional work or to incurring related expenses.

Construction Progress Meetings. The IRS PM or representative will make periodic site visits – and attend regular construction meetings - to review the progress of construction and any submittals or proposed Change Orders. When IEQ safety measures and/or controls are required, the IRS PM or representative will perform monthly site inspections (see IEQ Requirements on page 6).

Access. Authorized IRS personnel and contractors will require access to the space prior to completion of construction.

Furniture, IT and security contractors require access for staging product and to complete installations (as soon as allowable by the local building department). The IRS PM will require access during all progress meetings, site walk-throughs and upon substantial completion to inspect the work.

Substantial Completion. Upon notice of substantial completion, IRS will inspect the work and – together with GSA – prepare a Punch List of items for correction by the contractor. The inspection shall be for quality and compliance with IRS standards and requirements. The contractor shall have <10 days> to correct any deficiencies. Final acceptance is subject to correction of Punch List items. Inspections for code compliance shall be by the city or local governing authority;

a certificate of occupancy (or equal) is required for final acceptance.

II. SPACE REQUIREMENTS

The Internal Revenue Service (IRS) Fort Worth Field Office provides taxpayer services and tax law enforcement for Fort Worth and the surrounding area. The space will roughly be divided as follows:

DESIGNATION GROUP NAME(S) USF

REQUIRED

General Office SB/SE Collection and Exam 20,895

TOTAL 20,895

Location. The IRS POD Model is used to determine an ideal location for the business operation, based on access to taxpayers served and associated travel costs. In addition, factors such as CBA requirements, market research, safety/security, and nearby services are considered in the delineated area. The delineated area is described on the REFM-81, Request For Space.

Configuration. Contiguous above-ground space is required.

Public contact functions/spaces should be located on the first floor wherever possible, and must be physically separated from other IRS employee office space. Perimeter security controls (access control card readers, etc.) will be provided by IRS to prevent taxpayers and other members of the public from entering IRS employee office space. Public contact functions/spaces in the Fort Worth Office will include:

• SB/SE Reception Phone Vestibule

• SB/SE Interview Room

A block of approximately 891 useable square feet in the Fort Worth Office will be dedicated to these public contact functions/spaces.

Entry/egress. Means of building entry/egress are determined by applicable codes and regulations. Separate IRS suite entries are required for the following functions:

• General Office Areas

Rest Rooms. The base building must provide common area restrooms that comply with specifications in the RLP/lease or all applicable local codes. They must be located on each floor that the tenant agency occupies and be within 200’ of the tenant suite entry or entries. Rest rooms shall not be located within IRS tenant space. IRS shall not pay for construction of rest rooms for use by either employees or visitors.

Occupant Loads and Occupancy Classifications. Most IRS field office space conforms to a general business occupancy classification with an occupant load of 100 GSF/person. This assumption is reliable for the purpose of calculating egress, rest room, HVAC and other base building requirements to ensure they are adequate for IRS occupancy. The following exceptions apply to the subject requirement:

• Approximately 240 USF within the General Office will be classified as assembly occupancy with an occupant load of 15 USF/person; this applies to conference and meeting rooms.

Structural elements. IRS field offices typically require 70-80% open office planning, with standardized 6x8’ systems furniture workstations and 8x12’ offices. For effective space utilization, a minimum of 30’- 0” o.c. between structural elements (columns, core, curtain wall, etc.) is desired. For most efficient office layouts on window walls, mullion spacing of 5’-0” o.c. is preferred.

Ceiling heights. General office space shall have a ceiling height of a minimum 8’-6” AFF; 9’-0” is preferred. Ceiling Heights in the MDF, IDF or other equipment rooms shall be a minimum of 8’-6” clear and have sufficient space above the ceiling for independent HVAC units or ducting (see MDF and IDF Room Requirements).

Floor Loads. Equipment in the MDF Room will typically range from 50-200 lbs. per square foot (see TR and TC Room Requirements). Floor loads must be posted on all elevated floors and mezzanines.

Cleaning. Daytime cleaning service is required. All cleaning services must be performed during the normal business hours specified in the lease.

Smoking. Smoking restrictions for any building will be dictated by appropriate federal, state and local laws, rules and regulations.

III. CONSTRUCTION REQUIREMENTS

The GSA/lessors/contractors shall comply with IRS standards and requirements, for new construction or alterations to existing occupancies, as described herein. Comply with all applicable building and life safety codes and industry/trade standards.

Demolition. Perform demolition after working hours in space occupied by IRS employees. Prior to demolition, the contractor is required to review the IRS’ Proactive Construction Impact Assessment (PCIA, Appendix 1) with the IRS Project Manager and determine appropriate control and monitoring measures to ensure employee safety. Periodic inspections will be conducted to ensure that controls are maintained.

(Note – the PCIA only applies where IRS employees will occupy the building during construction.)

Partitions. Conventional drywall partition systems are appropriate for most applications in general office space. Avoid use of demountable partitions.

Demise IRS space from other uses or other tenants by gypsum partition systems extending from structural floor to structural ceiling (slab-to-slab or full-height) to prevent undetected entry. This includes separation from other government agencies or other office uses. These partitions may also be required in other areas within IRS space (e.g. the Telephone Room and Telephone Closets, Security Closet, etc.) as designated on the Government-approved floor plan.

Doors. Doors shall be solid core, with medium grade wood veneer, paint or plastic laminate and metal frames. Office and suite doors may have cut-in or side lights, particularly for core locations or when recommended for safety. Cut-in lights for doors are approximately 3”x 18” and 48 inches above the finished floor (AFF). Trim will match doors. Side-lights for offices and meeting rooms are typically 12”x84” and should be treated with mini-blinds for controlled light and privacy.

Locks and Hardware. Furnish and install astragals, or latch protectors, for all doors, single or double leaf, with locking hardware, to prevent opening without a key.

Provide hold fast pins with set screws in all butt hinges on all entry doors where barrel of hinge is on same side of door as lock cylinder and interior restricted area doors. Pins on all door hinges (butts) on all locking doors will either be on the interior of the building or room, and shall not be removable when doors are closed.

Equip entry doors with interconnected, dead-bolt/locks, minimum 1-inch throw operable from the IRS side, simultaneous retraction of both latch and dead bolt (panic proof), minimum 5-pin tumbler, and a lever handle. Lock shall be equal to or better than Locknetics CM5500 with auto deadbolt.

Certain doors shall be equipped with a push-button combination lock (equal to or better than Schlage "H" Series) or electronic card reader for access control. The number, type and location, and any special door locks or hardware, will be designated on the Government-approved DIDs or CDs.

All door locks throughout government space shall be separately mastered and/or grand mastered. Some rooms may be required to be off master. All keys are to be retained by the Government.

Interior Finishes.

IRS will select the finishes, and they will be shown on the IRS provided Design Intent Drawings. Once selected, substitutions may not be made without consultation with and prior approval from the IRS PM and the Contracting Officer.

Above-standard finishes may be indicated on the IRS provided Design Intent Drawings. These may include chair rails, protective wall paneling, acoustic wall panels, or other treatments to enhance the functionality of the space. Above-standard interior finish materials shall be priced as alternates for line item approval by the IRS.

Comply with architectural finish requirements specified in the latest edition of the GSA RLP and associated documents. Use environmentally preferable products and materials. Use nontoxic substances and avoid toxic materials or processes. Use adhesives with the lowest possible VOC content, below 20 grams per liter. Products with formaldehyde or heavy metals are prohibited. Insulation using chlorofluorocarbons (CFCs) is prohibited. Material Safety Data Sheets (MSDS) are required upon request for all paints, adhesives, sealants, caulking, carpet systems, wall coverings, insulating materials, fireproofing or fire stopping materials, lubricants, clear finishes for wood surfaces, cleaning products and pest control products. In accordance with OSHA requirements, ensure the MSDS is available on site for all products so that Safety, Health and Environmental regulations can be followed. The lessor/contractor shall comply with all recommended measures in the MSDS to protect the health and safety of personnel, including IRS employees, when construction is performed in occupied space or buildings.

Indoor Environmental Quality (IEQ). A pre-construction (pre-demolition) site inspection is required to determine what, if any, hazardous materials exist and what methods will be employed for their disposition, and to identify precautions warranted to ensure the safety of occupants of the building during construction. The contractor is required to review the IRS’ Proactive Construction Impact Assessment with the IRS Project Manager and determine appropriate control and monitoring measures to ensure employee safety. Periodic inspections will be conducted to ensure that controls are maintained.

(Note – the PCIA only applies where IRS employees will occupy the building during construction.)

During construction, the recommended design approaches of the Sheet Metal and Air Conditioning National Contractors Association (SMACNA) IAQ Guidelines for Occupied Buildings under Construction, latest edition, are required.

Maintain pre-construction janitorial service levels for cleanliness in occupied space. The GSA/lessor/contractor responsible for janitorial services may need to increase services or provide additional services, such as HEPA vacuuming and/or more frequent cleaning, in order to compensate for dust, dirt and/or ventilation changes occurring due to renovation/construction activities.

A flush-out period of 72 hours (or as specified by the product manufacturer) is required after installation of all interior finishes and before occupancy of the space. Ventilate 24 hours per day, with new filtration media at 100% outdoor air (or the maximum allowable to maintain a relative humidity not greater than 60%). After the 3-day period, the space may be occupied; however, the flush-out must continue for 30 days using the maximum percentage of outdoor air consistent with achieving thermal comfort and humidity control.

Heating, Ventilation, and Air Conditioning (HVAC). Comply with the GSA TI RLP and associated documents for new construction or alterations to existing space.

The office population shall be approximately 12 (employees and visitors). HVAC distribution systems designed for open plan office areas are typically acceptable. Refer to page 5, Occupant Loads and Occupancy Classifications, to account for increased load requirements.

Requirements for HVAC supply and return must be designed or altered to suit individual rooms or offices, particularly when located on window walls. Systems must be specifically designed (or altered and rebalanced) for private offices on windows.

Separate systems are recommended for buildings where perimeter zones have heating and/or cooling loads very different from interior zones. When a single system serves a large floor, provisions shall be made to shut off or set back the heating and cooling to each area independently.

Duct, pipe, or other penetrations shall be properly sealed. Duct silencers shall be used to ensure the required STC rating.

Absent more specific information, the following assumption may be made to calculate HVAC loads in office, conference, training, exam, break and copy rooms: 21.6 watts/s.m. Always use actual load data when available. HVAC loads must be validated.

The HVAC system shall fully comply with ASHRAE Standard 62, Ventilation for Acceptable Indoor Air Quality. The lessor shall test the existing system and, if necessary, make any adjustments, repairs, or modifications to the system to insure compliance.

If, after occupancy, there appears to be a problem with the building HVAC, IRS may request testing of the system. If testing is required, the system must meet both the CO2 and CFM air standards. If it is determined that the system design or performance does not meet ASHRAE standards, the lessor will be responsible for corrections.

Electrical distribution. Distribute power via under floor raceways or through the ceiling plenum to distribution boxes.

Distribution boxes shall be provided at approximately 10’ by 10’ intervals. If distribution is via the ceiling plenum, then distribution boxes should be located above interior partitions and at approximately every ten lineal feet. Under carpet wiring or exposed conduit is not acceptable. Each distribution box shall accommodate up to three modular wiring connectors wired to dedicated 20-ampere circuits. Provide house power receptacles at 18” AFF, as shown on the Government approved plans and as required by code.

Electrical wiring is routed to open area workstations through the systems furniture. Systems furniture workstations require 3 or 4 duplex electrical receptacles each, including 2 or 3 with house power and 1 with dedicated power for computer use.

Systems furniture electrical distribution shall be 8-wire (3-circuit or 4-circuit furniture electrical feed with 3 or 4 hot, 2 or 3 neutral, and 2 ground). IRS shall provide the furniture manufacturer electrical feeds. Hard wire connection to the building power source shall be by the lessor/contractor.

Copier locations will be noted on the government approved plans. Copiers are provided by IRS under separate contract.

All electrical wiring and receptacles for the copy machines shall be furnished and installed under the construction contract.

IRS copiers require 115 volt or 220 volt, 60 Hz, AC dedicated electrical power. Provide wiring, circuits and breakers, as needed. Specifications for individual copy machines will be provided in the IRS provided Design Intent Drawings.

IV. TELECOMMUNICATIONS REQUIREMENTS

IRS has the option to provide the wire and cabling in accordance with the Universal Wiring Guide (UWG). All components such as wire, cable, fiber optics, innerduct and connecting hardware will be provided per UWG from the IRS contractor as specified by IRS. IRS provides the cable, jacks and communications devices. All other construction/site prep requirements herein shall be by the GSA/lessor/contractor. Where wall jacks are unused, the electrical contractor shall furnish and install blank face plates. Depending upon local government requirements, coordination of a low-voltage wiring permit may be required from the electrical contractor for the IRS’ telecommunications contractor.

All work shall conform to the combined EIA (Electronic Industries Association)/TIA (Telecommunications Industry Asso-ciation) Standard: EIA/TIA-569, Commercial Building Standard for Telecommunications Pathways and Spaces.

General Telecomm Requirements

Cable. IRS telecommunications utilize both fiber optic and copper backbone cables with twisted pair station segments.

Plenum cables will be used per building fire safety code. However, all conduit runs (pathways) must be capable of supporting installation of fiber optic cable. All conduits shall be installed in accordance with EIA/TIA-569, Section 4.4.

Capacity. As a general rule, the distribution to individual workstations, shall accommodate a minimum of 2 separate, four-pair, 24-gauge, unshielded twisted pair cables per workstation. In planning for the number of area locations that have to be wired, it is recommended to use the GSA standard of one workstation for each 100 square feet of office space. The distribution system shall be laid out in a 10’ X 10’ grid and sized for initial occupancy capacity, plus 30% growth. Each WSI shall consist of between 1 and 4 CAT 6 cables. Telecommunications wiring is routed to open area workstations through the systems furniture.

Distribution. Provide conduit, raceways, ducts, core holes, extended columns, false half-columns, plenums, raised flooring, telepoles, ladder racks or other means as designated by the IRS. The plenum space may be used if plenum type wire and cable are used. Recessed or surface-mounted raceways and conduit are another solution for horizontal distribution. Conduit may be installed where practical or required by local, state or national codes.

Ensure that cable routed through the suspended ceiling plenum is well organized and tied up to prevent it from hanging on the ceiling system, light fixtures, ductwork or other construction elements above the ceiling. Cable trays may be needed for larger installations. Cable trays may be ventilated or solid and 100mm to 150mm wide. Provide accessories, such as covers, hold-down devices, dropouts, conduit adapters and dividers, as needed. Trays may be divided with a barrier to allow placement of both power and telecommunications cable, as permitted by electric and other applicable codes.

Provide minimum 3/4” conduit, pull string and wall box (back box or gang box) for each telecommunications wall outlet (WSI). Assume three devices per workspace and one workspace per 100 square feet. For private workspaces (with gyp.

partitions), assume a minimum of two separate wall jacks (RJ-45).

Provide 2" metal conduit(s) with bushings anywhere that cabling passes over non-IRS-controlled space.

All electrical wiring shall be enclosed in metal conduit and be enclosed in wall partitioning. Electrical power for lighting must be routed in such a manner as to keep it not less than 24 inches from all telecommunications wire paths and conduit runs. Power circuits for other rooms shall not be routed through the MDF.

Where fiber optic cables will be used, place three innerducts (two 1 1/2-inch and one 1-inch) inside of each 4-inch conduit designated for this purpose. Each innerduct should be equipped with a pull wire or nylon rope.

Where telecommunications conduits are installed, provide pull boxes, approximately every 100 linear feet of conduit.

Where fiber optic cable is specified, provide appropriate conduit installation. All conduit runs (pathways) must have the proper bend radius and must be capable of supporting fiber optic cables. See EIA/TIA 569, section 4.4, for conduit installation specifications.

Fire stop all openings per applicable codes.

Telecommunications Room (TR or MDF) The TR/MDF (Main Distribution Facility) Room is a centralized space that houses telecommunications equipment that serves the occupants or the users of the telecommunications system of the IRS office. It is the room in which voice and data common equipment is housed, protected and maintained, and where circuit administration is accomplished through the use of the trunk equipment and the distribution cross-connect system. It is the connectivity location between the telecommunications systems and the building cable, fiber and wire distribution facilities. The TR/MDF Room may house the demarcation point of the Local Exchange Carrier (LEC) or the demarcation point may reside at the minimum point of entry into the building.

The following telecommunications services enter, and typically terminate, in the TR/MDF Room:

The Local Exchange Carrier (LEC), Inter-exchange Common Carrier (IXC), LAN, PBX, etc.

Location. Locate the TR/MDF centrally within the building to minimize the cable lengths between the TR/MDF Room and the ancillary telecom closets. Access directly from a common corridor, to be secured as prescribed herein, is preferred.

The location must also avoid the possibility of flood. Avoid overhead drains or water pipes in the ceiling area or slab floor above.

Partitions. The TR/MDF shall be one-hour fire rated, in accordance with NPFA (National Fire Protection Association) 75, Standard for the Protection of Electrical Computer/Data Processing Equipment. This includes partitions, ceiling, doors and frames. For security purposes, there shall be no windows and all solid partitions must run slab-to-slab. HVAC passing into or through the MDF shall be equipped with automatic closing fire dampers.

Door and Lock. The door shall be a minimum of 36 inches wide and 80 inches high without doorsill and 1-hour fire rated.

Hinges shall meet security standards.

Key door off master. Locks shall be five-pin (minimum) tumbler locks with a dead bolt throw of one inch. An electronic keypad may also be required. Refer to the paragraph titled Locks and Hardware under Construction Requirements.

Floors and Floor Load. Anti-static vinyl flooring is required. Telecommunications Rooms require a minimum floor loading of 19.2 kPa. Cabinet & equipment weights can vary from 50 - 200 lbs per square foot. Floor loads must be posted on all elevated floors and mezzanines. Raised flooring may be specified on the Design Intent or Construction Drawings for larger TR/MDF Rooms. If raised flooring is required, provide a minimum of 18-inch clearance. Sufficient vertical clearance is required to maintain clear ceiling height and provide required distribution conduits and HVAC above.

Ceilings. The minimum ceiling height in the TR/MDF or other equipment rooms should be no less than 8’-6”; 9’-0” is preferred. The ceilings shall be either drywall, “hard top,” construction, with controlled access to the top from inside the room(s), or open to the slab above. Suspended ceilings are not permitted. Provide adequate openings through beams and other obstructions for conduits into the accessible ceiling space; space is also typically required above the ceiling for a package a/c unit. Plumbing shall not be routed overhead.

Fire protection. There must be sufficient fire extinguishers and other safety-related equipment available, such as a fire sprinkler system and smoke detectors, in accordance with GSA and NFPA Fire and Life Safety regulations. Comply with applicable NFPA codes, including NFPA 101, NFPA 10, NFPA 13, NFPA 72 and NFPA 75. Comply with local building codes. It is not the intention of the IRS to require fire protection over and above applicable codes. If sprinkler systems are required within the telecommunications equipment area, the heads shall be provided with wire cages to prevent accidental operation. Drainage troughs shall be placed under the sprinkler pipes to prevent leakage into the equipment within the room.

HVAC. Air conditioning shall be provided on a 24 hours-per-day, 365 days-per-year basis. If the building cannot assure continuous operation, a stand-alone unit shall be provided for the TR/MDF room. The temperature and humidity shall be controlled to maintain the room at or under 78o F.

Avoid ceiling-mounted HVAC units. Wall or floor mounted units are preferable to eliminate danger of water damage to sensitive communications/computer equipment.

TR/MDF heat loads and resulting HVAC sizing requirements vary based on building-specific equipment specifications, geographic location and building conditions. Final equipment specifications, with heat loads, will be incorporated into the IRS/government approved Design Intent or Construction Drawings.

Finishes. The floor, walls and ceiling shall be sealed to reduce dust. Finishes shall be light in color to enhance room lighting.

Penetrations. Provide two each 4" straight-through riser conduits from the LEC demarcation point to the TR/MDF room.

If this conduit has more than two 90 degree turns, pull boxes are required. If pull boxes are required, they must be 48" long, 6" wide and 6" deep. One of these two riser conduits will require a 6"x6"x48" trough box accessible for cable pulling where it passes through any other floor’s telephone closet. A minimum of two additional 4" conduits are required to be stubbed out to each IDF. Additional 4” conduits may be provided for growth, based on local IRS Telecommunication’s direction and Project Manager approval.

Electrical Requirements. Exact specifications will be provided by the equipment manufacturer. Telecommunications equipment power panels shall be dedicated to serve only electronic loads. Other loads, such as fluorescent lighting, motors and air conditioning equipment, must be served from a separate feeder and distribution panel.

Comply with uniform telecommunications grounding and bonding infrastructure requirements for commercial buildings, ANSI/TIA/EIA-607. Furnish and install a solid copper ground bus bar in each TR/MDF. Connect bus bars by a backbone of insulated, solid copper cable between the TR/MDF and all other telecom closets (min. 6 AWG, 3/0 AWG recommended) to the main grounding bus bar in the telecommunications entrance facility, to an earth ground in the entrance facility and to structural steel on each floor. Bonding conductor cabling shall be colored green or labeled appropriately.

A minimum of two dedicated electrical circuit(s) are required for each TR/MDF and shall be provided and terminated in their own electrical panel. Additional quantities and types of electrical outlets may be specified on the IRS-provided Design Intent or Construction Drawings. Lighting fixtures shall not be powered from the same electrical distribution panel as the telecommunications equipment. No electrical panels or circuit breakers may be installed inside TR/MDF. Panel boards serving the TR/MDF shall have TVSS protection.

Furnish, install and maintain one 4-inch conduit with pull wire and threaded covers extending a maximum of 3-inches above the floor (or from ceiling if appropriate), between the LEC's (local exchange companies) minimum point of entry (MPOE) and the TR/MDF. This conduit shall terminate in a location indicated by the IRS IT Specialist and depicted on the IRS-provided Design Intent or Construction Drawings.

Four (4) short conduit stubs, approximately 18 inches in length and 4 inches in diameter, shall be securely mounted above the main TR/MDF backboard and protrude from the TR/MDF into the ceiling above the office area. These should also be bordered with plastic covers.

Two each 4” riser conduit sleeves between the MDF and IDF(s) are required. Sleeves or openings through the telecommunication room floor should be adjacent to the door.

Trays and conduits located within the ceiling shall protrude into the room a distance of 1” – 2” without a bend, at an elevation of 8’ 0”.

Lighting. Lighting shall be a minimum of 50-foot candles, measured 3 feet above the finished floor and mounted at a minimum of 8’-6” above the finished floor (AFF). One or more switches located near the entrance door to the room shall control the lighting. Two level lighting is recommended (two level lighting is where all light fixtures have half of the bulbs in that fixture controlled by one switch and the other half of the bulbs by a different switch).

Demarcation Boards. Furnish and install floor-to-ceiling high, rigidly-fixed, demarcation boards, 3/4 inch by 4 foot by 8 foot, A-C plywood, fire-treated and void free, to completely cover all 4 walls in each MDF and IDF from knee level to the ceiling. No electrical conduits shall be attached to these demarcation boards. A cable “ladder rack” shall be installed 7 feet above the floor to run between the 2 longer walls.

UPS. IRS may require the GSA/lessor/contractor to furnish, install and maintain a UPS system to support equipment in the TR/MDF Equipment Room. Equipment specifications should be provided with the IRS-provided Design Intent or Construction Drawings. Provide an EPO switch in the room, as applicable.

V. SECURITY REQUIREMENTS

Security control and power distribution boxes and panels shall be located in secured rooms within IRS demised space. In smaller offices, MDF or IDF Rooms may be approved to house this equipment, depending on their exact condition. In offices larger than 30,000 square feet, a separate Security Closet is required. Secured Rooms shall have a light and AC receptacle on the emergency circuit. Electrical and utility boxes shall be NEMA-rated, lockable and provided with tamper protection.

Signal conductors must be fully supervised.

Entry control. Entry/egress door control may include locks and keys, card key system or electronic combination locks. If the Government is the sole occupant of a floor or floors, security devices shall be installed to prevent any elevator or stairwell door from opening into the Government's leased space before or after normal working hours. The control of any such device shall rest with the Government.

All ground floor, exterior windows shall be treated with shatter-resistant material, not less than 0.18 millimeters (7 mil) thick.

Exterior window systems shall conform to a minimum glazing performance condition of “3B” for a high protection level and low hazard level. Refer to the GSA RLP and associated documents for certification requirements.

Large POD's, with large populations, may require entry control with walk-through metal detectors and x-ray screening.

Security Specialists will consult with the Project Team when these requirements exist.

Perimeter security. Intrusion detection and/or CCTV monitoring may be specified on a case-by-case basis. Intrusion detection, if required, shall be integrated into the facility security management system, and with other security systems, such as CCTV. The system will be connected to a Federal Protective Service central monitoring station.

Duress Alarm: Duress alarms are provided wherever there are public contact areas, such as a TAC or interview room.

Duress alarm activation buttons are wall or counter mounted and inset on the face of the mounting in order to prevent unintentional activation. Once activated, the button must be reset with a key. One button shall be placed in each interview room and TAC workstation. Additional buttons may be required at locations to be determined on the Government-approved floor plan.

The alarm panel(s) - controls, power supply, etc. - should be located in the designated, secured room. Recess and mount the panel flush with a drywall surface. All wiring for the alarm system must be recessed within the drywall. No visible, surface mounted wiring or conduit is allowed. The duress alarm system must be installed as recommended by the manufacturer and meet or exceed the applicable local codes.

No audible alarm or strobe light will be installed. The purpose of the duress alarms is to notify the authorities, without notifying or alarming people in the area.

DID