CMS Roofs & Elevators – Design Build Scope of Work Draft Submission, 04/24/2026 Last updated: 04/24/2026

Section I.H of the Agreement

STATEMENT OF WORK, SPECIFICATIONS,

DRAWINGS, EXHIBITS, AND OTHER

ATTACHMENTS

CMS Roofs and Elevators

PROSPECTUS PROJECT

DESIGN-BUILD TEAM | DESIGN-BUILD PROJECT DELIVERY

PROJECT IDENTIFICATION:

PROJECT NAME CMS Roofs and Elevators

SOLICITATION NUMBER 47PB5126R0022

KAHUA NUMBER 1678

RWA NUMBER N3732760 & N3751657

BUILDING NAME Center for Medicare and Medicaid Services Headquarters

BUILDING ADDRESS 7500 Security Boulevard, Woodlawn, MD, 21244

CONTRACTING OFFICER Mr. Raymond Porter

PROJECT MANAGER Mr. Jacob Wyshinski

LAST REVISION April 24th, 2026

Table of Contents

I.H.I. THE PROJECT 4

A. Project Description 4 B. Project Goals & Objectives 5 C. Project Delivery Approach 7 D. Design Build (DB) Contractor Team, a.k.a. “DB Contractor” 8 E. Project Duration and Schedule Milestones 11 F. Project Stages, Phases and Work Sequence 11 G. Project Delivery Team Roles and Responsibilities 12

END of SECTION 15

I.H.II. GENERAL REQUIREMENTS 16

A. Owner’s Program of Requirements (OPR) 16 B. Performance Requirements 17 C. Project Delivery Requirements 21 D. Project Management 26

6. PROJECT MANAGEMENT SYSTEM (PMIS) - KAHUA 27

E. Risk Management 29 F. Cost and Schedule Management 30 G. Change Management 33 H. Shop Drawings Review 33

END of SECTION 33

I.H.III. SCOPE OF SERVICES 34

A. Site-Building Investigations 34 B. Design Stage Services 34 C. Post-Award Concept Design Phase 36 D. Design Development (DD) Phase 40 E. Construction Documents (CD) Phase 43 F. Construction Services Stage 45 G. Closeout & Turnover Stage 50 H. Occupancy Stage 53 I. Contract Financial Closeout 54

END of SECTION 54

I.H.IV. ADMINISTRATIVE PROCEDURES 55

A. Design Phase Progress Reviews and Payments 55 B. Construction Progress Reviews, Reports, Payments & Delays 55 C. Travel, Reproduction, and Delivery 55 D. Security Clearance and Management 55

2. PERSONNEL SECURITY REQUIREMENTS 56

E. Document Security 56

END of SECTION 56 I.H.VII. Exhibits, Drawings, and other Attachments 57

A. NEPA report – NOT APPLICABLE 57 B. Communications Plan - available at GSA.gov 57 C. Project Definition Rating Index (PDRI) – Available at CII - Publication-Details (construction-institute.org) 57 D. Guiding Principles for Federal Architecture- available at GSA.gov 57 E. Program of Requirements (POR) 57 F. Building Standards Document 57

I.H.I. THE PROJECT

The purpose of this document is to provide an overview of the Project and DB Contractor requirements as a part of the Design-Build (DB) contract. This document combined with the documentation contained in the Appendix, and hyperlinks provided constitutes the scope of work (SOW). For conflicts or ambiguities within or among the contract documents the DB Contractor shall refer to the Agreement.

A. Project Description

General Information:

The U.S. General Services Administration (GSA) intends to award a Firm-Fixed-Price (FFP) DB Contract for the Centers for Medicaid and Medicare Services (CMS) Roofs and Elevators Project pursuant to the Federal Acquisition Regulation (FAR) Two-Phase Design-Build Selection Procedures and other requirements as described within this Statement of Work.

CMS is the federal agency within the United States Department of Health and Human Services (HHS) that administers the Medicare program and works in partnership with state governments to administer Medicaid, the Children's Health Insurance Program (CHIP), and health insurance portability standards. In addition to these programs, CMS has other responsibilities, including the administrative simplification standards from the Health Insurance Portability and Accountability Act of 1996 (HIPAA), quality standards in long-term care facilities (more commonly referred to as nursing homes) through its survey and certification process, clinical laboratory quality standards under the Clinical Laboratory Improvement Amendments, and oversight of HealthCare.gov.

The purpose of this project is to replace and renovate the Campus roofs (approximately 300,000 sq

ft) and elevators (6 passenger and 1 freight traction elevators in the Central Building, 6 passenger elevators and 1 freight hydraulic elevators in the South Building, 1 hydraulic freight elevator in the Warehouse). The design-build scope of work includes all management, supervision, labor, equipment, and materials required to provide architectural, engineering, construction, and other related services necessary to design and renovate existing facilities.

1. SUPPLEMENTAL PROJECT INFORMATION

In addition to its own survey of existing conditions to verify and record information, the Design Builder shall request and secure existing building information from GSA at the outset of design. The following documents and information may be available to the Design Builder:

● Building Engineering Report (Faithful + Gould, September 2017)

● CMS As-Built drawings (limited, does not include all systems)

● CMS CAD drawings (limited, does not include all systems)

● CMS Back to Campus Phase 3 Documentation

2. PROJECT WORK ITEMS

a. General Description o Replacement of all the CMS Campus roofs, approximately 300,000 sq ft. Included but not limited to the South Building, Central Building, North Building, Warehouse, Auditorium, Linkways, and removal and disposal of existing ballasted solar panels.

o Modernization and refurbishment of 6 passenger and 1 freight traction elevators in the Central Building, 6 passenger and 1 freight hydraulic elevators in the South Building, the Warehouse elevator, and associated mechanical and electrical equipment.

3. OPTIONS

In addition to the base scope of work, the options for this project are listed below. Refer to the DB101 Agreement for option pricing. “Option” means a unilateral right in the Contract by which, for a specified time, the Government may elect to incorporate into the Contract additional scope, products, materials, equipment, systems, and installation methods that are described below. The amount for an option is the total adjustment from the Base Contract to incorporate the option work into the project. Option work includes miscellaneous devices, accessory objects and similar items incidental to or required for a complete installation, whether or not mentioned as part of the option description.

a. Summarize the Options o Reinstallation of solar panels

4. ALLOWANCES

The DB Contractor shall refer to GSA 012100 ALLOWANCE for a description of Allowances.

a. Summarize the Allowances o None identified

B. Project Goals & Objectives

1. GOALS

a. Replace the roofs with a long lasting durable system, with a minimum of a 30 year warranty.

b. Modernize and upgrade all elevators in the South Building, Central Building, and Warehouse.

c. Maintain use and occupancy of Campus site and facilities by CMS during construction with minimal impact.

d. Maintain site security throughout construction.

e. Deliver an excellent design and provide high quality workmanship in construction.

f. Deliver flexible, efficient, scalable facilities to meet tenant mission requirements.

2. OBJECTIVES

a. Build dynamic partnerships and a cohesive team with all contracted parties and GSA, aligning goals and vision to successfully deliver this project’s scope on-time and on-budget.

b. Select systems and materials of high performance, comfortable, aesthetically pleasing, cost effective to operate and maintain, with durability and extended service life.

c. Design and construct functional and modern work environments that enhance the ability of the agency to perform their mission. Provide a high-performance workplace that enhances all human factors including: health, functional efficiency, productivity, air quality, and comfort in thermal, acoustical and visual perspectives.

d. Renovate space and systems to achieve maximum energy efficiency and water conservation; improve interior air quality; meet or exceed thermal, acoustic, and visual comfort criteria; and create a flexible design that can be adapted as occupant needs change.

e. Create a highly collaborative relationship between the DB Contactor, CMS, CMa, CxP, and GSA.

f. Deliver a project that is potentially award winning, recognized both regionally and nationally for its innovation and commitment to excellence.

g. Provide best value to GSA’s customer agencies and the American taxpayer.

h. Develop safe, productive, and attractive workplaces.

i. Deliver the project efficiently and effectively – keeping the project on time and on budget.

j. Avoid negative offsite impacts as much as possible, especially to disadvantaged communities or stakeholders. Where a project has potential for negative impacts or raises environmental justice concerns, elevate the issue for leadership consideration during early design concepts.

k. Select America’s best designers and artists to create facilities that ultimately become respected landmarks.

l. Design and execute the renovation of the building within the timeframe and budget limits established by the Government, minimizing cost and optimizing life-cycle cost to the facility.

m. Provide a facility that is accessible and usable by all.

n. Extend the overall service life of the building to promote efficient space utilization.

o. Design a facility with flexible infrastructure capable of adapting to changing technology.

p. Implement all programmatic requirements of the agencies within their suite.

Where program requirements impact other objectives, such as energy efficiency, work with the agencies to find a solution which meets their needs but does not compromise the overall project goals.

q. Incorporate GSA Proving Ground (GPG) and Pilot to Portfolio (P2P) emerging technologies to the greatest possible technically and economically feasible extent.

r. Roofs design must ensure OSHA compliant edge fall protection. If the existing parapet will not meet edge protection, Consult 29 CFR §1910 Subpart D for specific requirements. Where parapets or railings are not feasible, the designer must include other means of fall protection appropriate to the operations and maintenance access and work anticipated

s. Roof replacement projects must review the adequacy of access to vertical surfaces from roofs. Where such access is deemed inadequate, the design and installation of necessary access systems, equipment, and components must be included in the roof replacement project.

t. The designer shall ensure that there is a safe walking path (i.e. housekeeping pads)for O&M personnel installed around the perimeter of the roof, as well as all mechanical and plumbing elements that need inspection. This is to eliminate slipping hazards.

C. Project Delivery Approach

This project shall utilize the Design Build (DB) delivery method, DB contract procured by competitive negotiation using a two-phase design-build selection procedure (FAR Subpart 36.3). The DB scope of work includes all labor and materials required to provide architectural and engineering design, construction, and other related services necessary to design and to construct the CMS Roofs and Elevators. Related services include, but are not limited to, selective demolition, testing and inspection during construction, and coordination with the commissioning agent.

This project shall be accomplished using a collaborative DB delivery method, an enhanced version of Integrated Project delivery. A successful project outcome will depend on the trust and collaboration between the project stakeholders; GSA, CMS, consultants, and DB Contractor. All required work is included in a single design and construction effort. After award of the DB contract, the DB Contractor shall continue the development of the approved concept design and prepare construction documentation following the CBS design review and submission process and as described herein (GSAM 552.236-72 and the FAR clause 52.236-21). The DB Contractor shall serve as the A/E of record and construct the project.

GSA envisions a highly collaborative design-build delivery approach for this project, with the outcome that the DB Contractor must work closely with the GSA and CMS and other tenant representatives to deliver a final project that meets the needs and expectations as defined within the supporting documents.

https://drive.google.com/open?id=0B27IHQmlP7aTcGxNNnctMDE0VFB2MXN5LV9BWUlSYWwzZmhj&resourcekey=0-VkYBV3zz6Yx-iwDV-CGGcQ https://www.acquisition.gov/far/52.236-21

This Contract is a firm fixed price Design-Build contract that includes a final design concept submission, Design Development design phase, Construction Document design phase, and all construction work. GSA may have a separate contract with a Construction Manager as agent (CMa) for this project. As part of the CMa’s contract, GSA shall retain a Commissioning Provider (CxP) to assist with the development of the contract commissioning performance requirements to support the achievement of LEED Fundamental Commissioning, Enhanced Commissioning, and Measurement & Verification (M&V) credits. The DB Contractor must perform commissioning-related tasks in accordance with the GSA Commissioning Guide. Due to impact on portfolio energy use, any envelope work requires commissioning to ensure envelope continuity is restored using as a minimum ASTM E1186-22 (Standard Practices for Air Leakage Site Detection) smoke pencil and/or ASTM E1186-17 (Standard Practice for Air Leakage Detection in Building Envelopes and Air Barrier Systems) thermography" IAW ASHRAE 90.1. Installed building systems, controls, or envelope work requires building system verification or functional performance testing prior to acceptance. The acceptance method must be a generally accepted engineering standard such as an ASTM test or

90.1 compliant report. Verification and testing must be documented by a qualified federal employee, commissioning provider, design professional or qualified technician that was not involved with the design or installation (ASHRAE 90.1 2019 4.2.5.1) Project must provide commissioning documents to include selected testing procedures performed, results, issues & resolutions log, uncorrected deficiencies, deferred testing IAW ASHRAE 90.1 4.2.5.2.2 . Include commissioning/acceptance reports signed by approved accepting officials with project documentation. A final commissioning report is required prior to the start of the warranty period.

Comply with ASHRAE 90.1 min standards for air leakage, insulation and performance requirements.

SEALANTS : Never relying on sealants as the sole water/vapor barrier. Apply IAW ASTM C1193 for sealant design, application, and installation guidelines. Refer to ASTM D4541 for sealant adhesion testing.

During the development from initial concept to final concept the Design-Build team must work closely with the GSA, occupant agencies and all other involved parties to ensure that all the goals are addressed. All functions at CMS Headquarters must remain in operation throughout construction.

D. Design Build (DB) Contractor Team, a.k.a. “DB Contractor”

3. STAFFING

The DB Contractor shall provide sufficient staff of project managers, architects, design engineers, field engineers, superintendents, inspection and testing engineers, scheduling specialists, cost engineers, clerical and accounting personnel, etc. to perform the required work.

4. KEY PERSONNEL

The DB Contractor shall identify a single POC that has overall authority on the contract from the DB Contractor's side.

The Government anticipates and expects that the DB Contractor will rely on and use the lead designer and other key design personnel listed in its proposal submitted to the Government as part of the underlying procurement process to perform the work required by the Contract. The DB Contractor may substitute any such personnel only with the advance written approval of the Contracting Officer, whose approval shall not be unreasonably withheld. Any such substitution shall be at no additional cost to the Government and the replacement shall have equal or greater experience, expertise, and qualifications as the substituted personnel. The DB Contractor shall provide any information as may be reasonably requested by the Contracting Officer such as a resume or curriculum vitae and, in addition, the individual may be required to meet in-person with the Contracting Officer prior to approval.

5. OTHER PERSONNEL

In addition to the key team members identified within this document, the DB Contractor shall provide administrative, clerical, and technical personnel as necessary to perform the services required under this contract.

6. EXPERTISE

At a minimum, the DB Contractor’s team members should include of the following experts to provide expertise as and when needed for efficient and effective operations:

Within 15 calendar days after the Notice to Proceed (NTP) the DB Contractor shall edit the Communications Plan, and complete the team entries.

a. Project Executive

b. Senior Project Manager

c. Assistant Project Manager

d. Pre-Construction (a.k.a design-phase Manager) Project Manager

The design-phase manager ensures that both design and build functions conform to the contract and meet the financial requirements of the team budgets. Responsible for coordinating and integrating the design process.

e. Lead Architectural Designer

f. A/E Project Manager

g. Interior Architect | Interior Designer

h. Engineering Designers - All Disciplines

i. Registered Fire Protection Engineer

j. Physical Security and Access Control Consultant/Coordinator

k. AV Designer/Integrator

l. Security Consultant https://docs.google.com/document/d/1s-DNjf_KrSYybV0cqx0aduN6PtwZ_orMc7Otw2huOOQ/edit#heading=h.5jmuhqd7v7gs

m. Building Enclosure Consultant

n. Quality Control Superintendent

o. Construction Superintendent

p. Cost Engineer

q. Construction Scheduler

r. Safety Officer

s. Information Technology (IT) Consultant/Coordinator

t. Document Manager (CDM)

u. Vertical Transportation Consultant

v. Qualified fall protection consultant

a. The consulting firm must be registered as a professional engineering firm and not be a manufacturer, distributor, installer, or supplier of access systems, anchors, anchorages, or anchorage connectors.

b. The lead consultant(s) must be dually licensed professional engineer(s) and certified safety professional(s).

c. The consultant(s) must demonstrate an understanding of current industry best practices, as well as applicable regulations and standards, including OSHA regulations and ANSI standards.

d. The consultant(s) must have a minimum of five (5) years of industry-specific experience in fall protection, including challenging work at structures of historical and architectural significance.

7. DB CONTRACTOR TEAM SUBSTITUTION

During the performance of the services required under this contract, the DB Contractor shall obtain GSA written consent from the Contracting Officer before making any substitution for sub-DB Contractors and outside associates or consultants specifically identified and agreed to in the request for qualifications, proposal, contract, and any contract modifications.

8. DB CONTRACTOR’S DOCUMENT MANAGER (CDM)

The CDM shall provide a single point of contact to manage documents and coordinate submissions.

The DB Contractor shall coordinate with GSA’s BIM POC within 30 calendar days after the NTP to confirm the BIM Management Plan (BMP), including naming conventions, format, structure, and training requirements.

The CDM shall:

a. Control of all project documentation, including PMIS requirements

b. Control of as-builts and project files

c. Execute real time updating of as-builts with change orders, bulletins, RFIs.

d. Provide submissions of as-builts identifying all changes to date for Quality Control reviews.

e. Coordination with PBS CAD Standards, GSA BIM, CDX, and COBie Standards, and other Electronic Data

f. Coordination with Operations and Maintenance

E. Project Duration and Schedule Milestones

MILESTONE SCHEDULE

DB Contractor Notice to Proceed (NTP) September 2026

OPR Review, Validation, & Finalization October 2026

Completion of “post award” Concept Design November 2026

Acceptance of CD | Construction Start March 2027*

Construction Substantially Complete November 2027

Contract Closeout January 2028

* This is assuming that the contractor starts construction after the completion of CDs. The contractor is encouraged to complete early work packages for demolition, long lead items, and other work items which would push this start date earlier.

F. Project Stages, Phases and Work Sequence

This Statement of Work is organized to identify the scope of services that are to be performed in a sequential manner however the DB Contractor may propose a schedule of design and construction activities that overlap a.k.a. Fast-track delivery strategy of beginning construction before the design is completed. The DB Contractor shall refer to GSA 013110 PROSPECTUS CPM SCHEDULE SPECS.

1. PRE-AWARD OFFEROR PROPOSAL PREPARATION STAGE

2. DB CONTRACT AWARD

3. DESIGN STAGE

a. Post-award Concept Phase

b. Design Development Phase

c. Construction Documents Phase https://docs.google.com/document/d/1VrJTmXS5GaWae3484z7ti6TNVizN64OuiN49u_-jriE/edit#heading=h.vhvqpepo10i4

4. CONSTRUCTION STAGE

5. CLOSEOUT AND TURNOVER STAGE

6. OCCUPANCY STAGE

7. FINANCIAL CLOSEOUT STAGE

G. Project Delivery Team Roles and Responsibilities

In the performance of the contract requirements, the DB Contractor shall work in concert with other parties on the Project Delivery Team. The Project Delivery Team shall include other contractors, CMa & CxP, GSA personnel, occupant agency representatives including occupant agencies and other stakeholders. GSA shall develop, periodically update, and maintain throughout the course of the project a listing of the Project Delivery Team membership and respective roles and responsibilities.

The other GSA-contracted major parties involved or to be involved in the Project Delivery Team, and their respective overall roles and responsibilities, are as follows:

1. OWNER’S QUALITY ASSURANCE DESIGN REVIEWERS

GSA’s responsibility to meet complex requirements of the Legislative and Executive Branch of the federal government necessitate maintaining a staff of professionals (subject matter experts (SME) experienced in quality assurance reviews of DB Contractor submissions. SMEs participate in both formal and informal design reviews to verify that standards and objectives are met. Design reviews provide GSA with the opportunity to consider and document how design decisions will affect building functionality and assure that the occupant agencies are presented with design solutions that satisfy the OPR. Comments from every design review must be addressed satisfactorily before beginning the design of the subsequent design phase.

2. OWNER’S OPERATIONS AND MAINTENANCE STAFF (OMS)

The Owner’s OMS will actively participate in developing the “Systems Acceptance Criteria” and “Functional Test Procedures” and will evaluate the DB Contractor-provided training. They shall also participate in design reviews, system selection, functional performance testing, and the commissioning process.

3. COMMISSIONING PROVIDER (CXP)

a. For this contract the CxP is a subconsultant to the CMa. Therefore the CMa is the Commissioning Provider.

b. The CxP is responsible for developing the commissioning requirements for incorporation into the DB contract performance specification.

c. CxP services shall consist of work as necessary to verify and document compliance with the GSA performance objectives throughout the design, construction, start-up, and the initial period of operation.

d. The CxP advises GSA on issues involving the commissioning process, emphasizing the long-term performance and maintainability of the systems included in the commissioning scope of work.

e. The CxP shall advise GSA of deficiencies involving the design, construction, testing, adjusting and balancing, or other deficiencies that would compromise the ability of the facility to meet the needs of GSA.

f. The CxP is authorized to recommend to GSA the acceptance, modification, or rejection of all materials, procedures, schedules, tests, reports, or other required commissioning submittals.

g. The CxP is not authorized to change the DB Contractor’s Contract Documents, schedules, costs, or scope of work.

4. CONSTRUCTION MANAGER AS ADVISOR (CMa) ROLE AND RESPONSIBILITIES

The GSA hires a professional construction manager to be its advisor. During design the CMa assists with design management. The CMa performs constructability reviews of design development and construction documents. The CMa provides quality assurance services to monitor the DB Contractor’s Quality Assurance Quality Control (QAQC) Plan (refer to GSA 014000 QUALITY ASSURANCE & CONTROL REQUIREMENTS GUIDANCE ), during the design and construction periods.

The CMa serves as the CxP directly or indirectly by subcontracting CxP services. To reduce confusion during project coordination and collaboration activities on the project, the DB Contractor must read the CMa - CxP Statement of Work. Key CMa responsibilities are to:

a. Assists GSA to ensure the DB meets the contract requirements.

b. Serve as facilitator and coordinator of all parties’ collaboration required project activities to assist GSA with ensuring this project’s execution proceeds per plan.

c. After DB contract award, perform and coordinate Concept Design, Design Development, and Construction Documents reviews and comments’ resolution.

d. Participate in the commissioning process, coordinating with GSA and the CxP to develop the project’s commissioning goals, and supporting inspections and testing practices that ensure the project will meet the project’s Commissioning Plan’s objectives.

e. Produce 3rd party cost estimates, review change order requests, and provide other construction management services to assist GSA fulfill its fiduciary responsibilities.

5. ONSITE INSPECTION SERVICES

6. GSA FIRE PROTECTION AND LIFE SAFETY ENGINEER - RESPONSIBLE IN CHARGE (RIC)

The GSA fire protection engineer will participate in each phase of the project from concept through design, construction, final acceptance, and occupancy to ensure that fire protection and life safety requirements are incorporated into the project. The GSA fire protection engineer will review design plans, specifications, and related information; review DB Contractors’ submittals for compliance with contract documents; witness acceptance testing and commissioning of fire protection and life safety systems; and upon successful completion of commissioning and acceptance of tested systems, will issue certificates of occupancy (or temporary certificates of occupancy) before occupancy.

https://docs.google.com/document/d/1-4ksG4I2kWwKQizb6Uyh1dgaBjYGY3FTzt3ZH6Y2gZ0/edit#heading=h.dk3pw46lczdq https://docs.google.com/document/d/1-4ksG4I2kWwKQizb6Uyh1dgaBjYGY3FTzt3ZH6Y2gZ0/edit#heading=h.dk3pw46lczdq https://docs.google.com/document/d/1XNItjYnOF8JXoI31c755dBUa_dlg8L3v7SoOrg3TsjU/edit

The GSA fire protection engineer is the authority having jurisdiction (AHJ) for technical requirements in this chapter, including all fire protection and life safety code interpretations and code enforcement requirements. As the AHJ, the GSA fire protection engineer has the right to revise the specific requirements as defined in the 2025 PBS Core Building Standards based on a technical evaluation and analysis and the project’s specific needs.

7. GSA ENVIRONMENTAL COORDINATOR

Coordinate the review of design submittals for compliance with the mitigation measures identified in the NEPA report prepared by others, as well as compliance with environmental regulations and standards related to:

a) Hazardous Materials

b) General environmental compliance

c) Indoor air quality during construction

d) Compliance with NEPA mitigation measures related to:

1) Clean Air Act and Clean Water Act Permitting (floodplains and wetlands)

2) Threatened and Endangered and Sensitive Species (plants and wildlife)

8. GSA’S BUILDING TECHNOLOGY SERVICES DIVISION

GSA business unit responsible for facility technology requirements including Cyber, IT Network, Monitoring, Controls, and Smart Building, refer to Technology Requirements.

9. OCCUPANT AGENCIES ROLES AND RESPONSIBILITIES

The customer agency (CMS) will be responsible for the following tasks:

a) The customer agency will review all design documents and provide comments.

b) The customer agency will approve all phasing plans for both roofs and elevators.

c) The customer agency will provide AV equipment and installation and will work hand and hand with the DB AV designer.

d) The customer agency will provide the head end unit for the public address system and will work hand and hand with the DB PA designer.

e) The customer agency will provide approve all finishes and samples for those finishes.

f) The customer agency will approve all security and access control products and installations.

CRI, the building security contractor, shall be used for security system scope.

g) The DB contractor shall coordinate all shutdowns and work that impacts any major building system with the Building O&M https://www.gsa.gov/real-estate/design-and-construction/engineering/facilities-standards-for-the-public-buildings-service

h) The customer agency will occupy the space. The DB contractor will ensure that smells, noise, etc. are within the work restrictions specification in Division 01 to keep occupants safe and content during construction. The DB designer should work with the occupants to design a project that limits these impacts through either shift work or sturdy temporary partitions.

10. VENDORS AND INSTALLERS BY OTHER CONTRACTS

To support governmental requirements of this project that are not included in this DB contract, the Government will issue additional contracts to vendors and installers to complete the work to meet these requirements. GSA will assist with collaborative coordination between the DB Contractor and other vendors and installers. For example, the work could include scope such as furniture, fixtures, security devices, telecommunications, and audio-visual equipment. Refer to GSA 011000 SUMMARY § 1.3 WORK BY OTHER contractors.

a) The DB Contractor shall provide site/project access for the other vendors and installers, including loading dock access, dumpster, and staging areas, and coordinate this DB contract's work to not impede the execution of the scope required by the other contracts.

b) The DB Contractor must maintain contact with GSA to set up a process to monitor and report upon the status of these contracts that must be represented within the DB Contractor’s master schedules submitted to GSA. To support the other vendor and installer DB Contractors’ work, the DB Contractor must provide background drawings in .dwg format as required when requested.

15. OTHER CONTRACTS not related to this SOW

a. The following project could occur during the timeframe of this project:

1) A renovation project occurring N3 building area known as CMS Back on Campus Phase 03.

2) A renovation project occurring throughout the building and parking lot known as CMS BOC Phase 04.

3) A building wide BAS System upgrade

END of SECTION https://docs.google.com/document/d/1uqnRv-j_0oc3bg-ZflK4cvTsrHo-KkoUCu8QviDNkew/edit#heading=h.ez1j32lgdqz1

I.H.II.GENERAL REQUIREMENTS

The General Requirements shall apply to all project phases. Some of the requirements noted in this section may be subject to the exercise of contract options.

As a general matter, the 2025 PBS Core Building Standards represents baseline performance requirements for the project. In addition, other policies, and procedures provide detailed procedures and requirements that the DB Contractor must follow. Refer to the OPR for a listing of the Standards and Design Criteria Documents.

All efforts, material and work performed under this contract must comply with applicable federal codes based on the requirements of the current edition of recognized and accepted building standards, codes, and regulations, including, but not limited to documents referenced in the document list Technical Performance Criteria. The applicable version of each document shall be the version current at the time of award of this contract, unless otherwise noted. Any conflicts or ambiguities within or among the referenced standards and criteria documents, or any deviations from requirements contained in the documents, must be reported to GSA’s Contracting Officer in writing, for determination as to applicability.

Among the documents listed in Exhibits and other Attachments, include design documents that were prepared by other design professionals and GSA. These documents are provided for reference only: the Design-Builder’s design professionals (Architects and Engineers) shall be responsible for the complete design of the project, including all drawings and specifications. Other documents describe design requirements to which the work produced by this contract must conform.

The DB Contractor shall ensure that NO A/E Copyright claims are included within the project documents.

Please note per the FAR and the RFP GSA takes ownership of all design documents and anything prepared in support of this contract.

A. Owner’s Program of Requirements (OPR)

In general, the OPR consists of the following:

1. STANDARDS AND CRITERIA DOCUMENTS – As described in the POR

The Design Stage services and Construction Stage work under this Statement of Work shall comply with the Standards and Criteria documents.

2. SUBMITTAL MATRIX

3. DELIVERABLES MATRIX – As described in the POR

4. TECHNICAL PERFORMANCE CRITERIA – As described in the POR

5. FUNCTIONAL REQUIREMENTS: PLANNING & DESIGN– As described in the POR

6. COMMISSIONING PLAN – PRELIMINARY – As provided by the CMa

7. BASIS OF DB CONTRACTOR EVALUATION – Provided in the RFP

8. BASIS OF DESIGN (BoD) – As described in the POR

The DB Contractor must update and submit a BoD Report with each formal design review and must at a minimum the following:

https://www.gsa.gov/real-estate/design-and-construction/engineering/facilities-standards-for-the-public-buildings-service

1. Description of the principles, assumptions, rationale, criteria, and considerations used for calculations and decisions required during design.

2. The technical approach planned for the project is incorporated into the project technical specifications.

3. The code analysis, catalog cuts and manufacturers information used to set the minimum levels of quality performance set by the design.

4. The Operational Excellence Analysis.

5. Must respond to each applicable system as described in the 2025 PBS Core Building Standards Performance Tables.

B. Performance Requirements

In General

The Government will use the OPR and Performance Requirements to determine whether the DB Contractor’s work complies with the contract requirements. The DB Contractor must provide all services in accordance with the version of the Technical Performance Standards and Criteria and References issued at the time of contract award.

For conflicts or ambiguities within or among the contract documents the DB Contractor must refer to the Agreement.

If a requirement contained in the Reference Materials exceeds, and/or conflicts with that required by the 2025 PBS Core Building Standards, the DB Contractor must comply with the most stringent requirement unless otherwise directed by the Contracting Officer. The DB Contractor may exceed requirements contained in the Reference Materials to accomplish programmatic and functional goals for the project, including but not limited to energy performance, or industry best practices.

1. NATIONAL ENVIRONMENTAL POLICY ACT (NEPA)

Pursuant to a 3/20/2025 PBS Memo, comply with NEPA as amended by the Fiscal Responsibility Act of 2023 (Public Law 118-5), as well as current Executive Orders (E.O.) (including E.O. 14154, Unleashing American Energy), any White House Council on Environmental Quality (CEQ) guidance, and GSA policies.

Content on the following topics may therefore not be included in NEPA documents: CBS; content citing 40 C.F.R. 1500-1508 (CEQ Regulations for Implementing the Procedural Provisions of NEPA);

and cumulative effects analysis. Follow the PBS NEPA Desk Guide to the extent that it does not conflict with the Fiscal Responsibility Act of 2023, current EOs, and current GSA policies.

2. HISTORIC PRESERVATION (NHPA) SECTION 106

NHPA Section 106 requires that federal agencies identify and assess the effects its actions may have on historic properties. The DB Contractor must ensure that the design complies with Section 106 requirements including the terms of any applicable Section 106 Memorandum of Agreement (MOA) or Programmatic Agreement (PA). Preservation design problem solving and project https://www.gsa.gov/real-estate/design-and-construction/engineering/facilities-standards-for-the-public-buildings-service documentation for Section 106 compliance must be undertaken by a qualified historic architect meeting the Secretary of the Interior’s (SOI) Professional Qualification Standards and GSA Qualification requirements for Preservation Architects. The Historic Architect must be integrally involved in the analysis and development of design solutions addressing historic preservation issues. In compliance with the SOI Standards, annex’s, additions, and alterations to historic properties must be compatible with the historic buildings and their settings.

Projects involving substantive ground disturbance for new construction, excavation, utility work or major landscaping (e.g. relocation of mature trees) must include provisions for compliance with the NHPA, the National Environmental Protect Act, Archeological Resources Protection Act and other laws concerned with the protection of archeological resources, including advance assessment of archeological data potential prior to and provisions for responding appropriately to unanticipated discoveries.

3. FIRE PROTECTION & LIFE SAFETY

Fire protection and life safety design requirements must comply with 2025 PBS Core Building Standards and additional requirements as identified in the Fire and Life Safety Reference Documents on GSA Insite.

In cases where the National Fire Protection Association (NFPA) is silent on an issue, and the International Building Code (IBC) addresses the issue, the IBC requirement must apply.

The DB Contractor’s registered fire protection engineer must be a full participant in the Project Delivery Team throughout the Design and Construction Stages of the project, and must design the fire alarm, fire pump, and fire sprinkler systems and for any smoke control systems that may be necessitated by the DB Contractor's design.

4. ACCESSIBILITY

The Architectural Barriers Act Accessibility Standard (ABAAS) is mandatory for all GSA projects. The DB Contractor is responsible for identifying local accessibility requirements. If local requirements have been established, the most stringent requirements must prevail between local requirements and the ABAAS. Refer to 2025 PBS Core Building Standards

This project must be designed to afford full accessibility by disabled persons without having to add separate or special facilities except where specific exclusions from this requirement are provided in applicable standards and criteria documents.

The DB Contractor must refer to the 2025 PBS Core Building Standards and the Pre-Alteration Assessment (and/or) Requirements, i.e. accessibility assessment for submission requirements.

5. PHYSICAL SECURITY

The DB Contractor must satisfy physical security requirements as identified within the Physical Security Assessments > Refer to 2025 PBS Core Building Standards the Interagency Security Committee (ISC) Risk Management Process for Federal Facilities, and the GSA’s Interpretation of the ISC Risk Management

6. OPERATIONAL EXCELLENCE AND MAINTENANCE REQUIREMENT

The Operational Excellence (OpEx) Program focuses on the long-term performance and management of PBS’s owned portfolio—including Federal Buildings, Land Ports of Entry, and Courthouses—that serve the American people. While design and construction account for the largest upfront costs over a relatively short period, the operations phase spans decades and represents the bulk of a building’s total cost of ownership. OpEx emphasizes managing these ongoing costs and operational challenges to ensure buildings continue to fulfill their intended purpose. The D/B Contractor shall produce a design that ensures that operational considerations are integrated into the long-term project vision, producing high-performing, efficient, and sustainable buildings.

The D/B Contractor Team is required to review and implement the Design Guide for Operational Excellence, which conveys lessons learned from post-occupancy evaluations to project teams in a clear and concise way. It highlights both design successes and shortcomings, enabling teams to replicate what works and avoid past mistakes. Lessons learned underscore the growing importance of designing for operational excellence, reinforcing its critical role in the total lifecycle cost of Federal buildings.

The D/B Contractor is required to review and implement the Operational Excellence Lessons Learned Checklist which presents GSA specific lessons learned as individual comments to help Design Teams grasp the complexity of challenges within PBS’s portfolio. Organized into specific categories, the Checklist allows Project Teams to identify and apply relevant lessons for distinct components of a design.

The D/B Contractor shall ensure that all equipment, and material selected meets the following principles:

Accessibility - The ease of which a product can be serviced.

Durability - The ability to withstand wear, pressure or damage Reliability - The ability of a system or component to function under stated conditions Maintainability - The ease with which a product can be repaired and replaced.

Cleanability - The ease of which a produce can be cleaned

Value Management (Value Engineering) Value Management shall be based on GSA Facilities Ownership to ensure that project decisions support long-term operational performance, lifecycle cost efficiency, as required by GSA Policy and the FAR. The approach emphasizes total cost of ownership rather than initial capital cost, aligning design and construction outcomes with the GSA’s operational, maintenance, and asset management objectives.

Value Management activities will evaluate systems, materials, and design solutions with consideration for durability, maintainability, adaptability, and replacement cycles. Decisions will be assessed against long-term operating costs, maintenance requirements, and risk to ensure that the facility delivers optimal value throughout its service life.

The scope includes collaboration with the GSA Facilities Management, and SME representatives to integrate operational requirements, asset standards, and performance expectations into project execution. This process supports informed trade-off decisions that balance capital expenditure with long-term ownership costs, reliability, and user performance while maintaining compliance with applicable codes, standards, and sustainability goals

7. SAFEGUARDING ASSETS

The DB Contractor must satisfy the requirements to safeguard this asset over its intended service life from the observed and expected changes in building loading due to nonstationary weather and extreme events and provide reliable performance in changing conditions per the GSA PBS Core Building Design Standards.

This project must be designed to perform reliably and adapt to changing climatic loading conditions for a site and facility with an intended service life in accordance with the Core Building Standards.

Building systems/components are to be designed using protection levels determined by the professional judgment of licensed design professionals based on GSA’s profile. Reference Profile, Service Life Requirement, Safeguarding Assets, Analysis Submission Requirements.

8. OCCUPATIONAL SAFETY AND HEALTH

The DB Contractor will comply with the Occupational Safety and Health Administration (OSHA) regulations for Construction and General Industry; 29 CFR Parts 1926 and 1910 as well as Section 01546 – Safety and Health Specification (see attachments) GSA NCR Safety and Health are the authority having jurisdiction (AHJ) for all safety and health concerns at all GSA owned facilities.

The DB Contractor shall provide a site-specific Safety and Health Plan that includes job hazard analysis, bloodborne pathogens, emergency response, personal protective equipment (PPE) requirements, hazard mitigation, hazardous energy control (lock out/tag out), arc flash requirements, hazardous noise, confined space, crane plans, fall protection, chemicals being used onsite, trainings/ certification, and when safety toolbox meetings will occur.

The DB Contractor shall provide Safety Data Sheets (SDSs) for all substances/materials to be used in the performance of this contract to the onsite O&M shop. The Contractor will ensure all personnel wear the appropriate personal protective equipment required by the SDSs.

The DB Contractor shall ensure that all hazards at the end of the workday/project end are mitigated to ensure that the site is not left in an unsafe condition (e.g., fall, confined space, excavation, chemicals, walkways).

The DB Contractor shall ensure a first aid kit is available at the site and that all employee injuries and incidents are reported to the COR immediately for reporting to GSA Safety and Health.

The DB Contractor shall ensure that all hazardous energy sources are locked and tagged out, arc flash procedures are followed to include all PPE, LOTO, labeling, demarcation of zones, and all 1-line drawings are updated. All new electrical must be updated on the inside electrical panel door, all wires are run correctly, and wires are labeled.

All equipment and material that is owned by the contractor must be labeled with the contractors contact name and cell number for rapid identification during inspections or emergency situations.

The DB Contractor shall only use extension cords with 3 prongs (ground) and only use them for temporary power on a daily basis. All extensions cords will be inspected before use for damage, frayed electrical, exposed wires, and must dispose of all damaged extension cords. Damaged extension cords cannot be repaired with electrical tape and must be replaced with new to prevent electrical shock hazards and fire. Extension cords cannot be plugged into outlets that have appliances or essential equipment plugged into them. The GFCI extension cord adaptors can be used to prevent tripping of electrical services.

The DB Contractor shall not store chemicals, equipment, debris, or trash in or around electrical rooms/panels, in hallways, stairwells, on stairs, or in authorized spaces at any time.

The DB Contractor shall not permit any contractors/employees from entering a confined space, accessing the roof top areas without the proper clearance and fall protection, RF Radiation hazard areas, or any other area deemed unsafe by the COR or GSA NCR Safety and Occupational Health.

The Contractor shall at any time be able to submit inspection documentation and training documentation for its employees to the COR and GSA NCR Safety and Occupational Health personnel.

All accidents must be reported to the COR immediately and any injuries to personnel must be reported to the COR and NCR Safety and Health immediately with updates hourly until the situation is addressed. A written report shall be submitted within 24 hours of the injury to the COR and NCR Safety and Health. Incidents without injury must submit a written report to the COR within 24 hours.

C. Project Delivery Requirements

GSA has specific requirements when delivering its projects. The DB Contractor must perform the services and activities to complete the following project delivery requirements:

1. PERMITS AND FEES

The DB Contractor is responsible for the applications and costs associated with all permits and fees required to support the design, construction, and connections related to environmental, utilities, and other state and local codes and requirements, including calculations, studies, and design documentation. The DB Contractor is responsible for preparing applications, as well as managing the process through completion and closure of the permit. These requirements apply to construction permits and fees, as well as preparing applications for operating permits on behalf of the GSA. Because this is federal space permits from local or outside agencies are not anticipated. Any permits for this project are references in the Division 01 Specifications and would be issued by GSA.

2. BUILDING DESIGN STANDARDS (BDS)

In order to ensure all buildings under GSA’s jurisdiction and control maintain design integrity and efficient building operations, to preserve the original design, and to ensure consistency in all future alterations, GSA PBS has established the project specific Building Design Standard as represented in the attached Program of Requirements.

The DB Contractor shall update the Building Design Standards provided in the attached Program of Requirements.

These established design guidelines shall provide written reference for future renovation, repair and alteration and modernization projects so a unified design aesthetic can be accomplished and a consistent palette of finishes can be achieved. The DB Contractor shall provide at the CD/IFC submission, a submittal that shall contain updated information from the finish, hardware, lighting, and signage schedule. This information shall include: wall, floor, ceiling and specialty finishes, as well as hardware, plumbing fixtures, and lighting fixture specifications as designed and constructed. The BDS document shall guide the selection of finishes, hardware, lighting and signage in all alterations to the building, preserving the original design intent as established by the DB Contractor.

3. CBS SUBMITTAL MATRIX

The CBS Submittal Matrix has this project’s detailed list of design review deliverables and milestones.

4. COMPLIANCE MATRIX

The DB…