Exhibit_C_Security_Requirements_Level_I_and_II.pdf

INSTRUCTIONS TO LEASING SPECIALISTS: THE FOLLOWING BASELINE

SPECIFICATIONS REPRESENT THE FULL EXTENT OF SECURITY SPECIFICATIONS

AVAILABLE TO LEVEL I REQUIREMENTS UNDER THE ISC.

THESE ARE THE MINIMUIM BASELINE REQUIREMENTS (MANDATORY). THE Leo MAY

INCLUDE ADDI TIONAL REQUIREMENTS. IDENTIFIED THROUGH PROGRAMMATIC OR

RISK BASED ASSESSMENT. ANY ADDITIONAL REQUIREMENTS NOT SUPPORTED BY

RISK ASSESSMENT MAYBE INCLUDED, BUT MUST BE FUNDED AS TENANT SPECIFIC

SECURITY (TIS) , AND NOT AS BSAC.

SECURITY REQUIREMENTS - FACILITY SECURITY LEVEL I

THESE PARAGRAPHS CONTAIN SEC URITY REQUIREMENTS, AND, UNLESS

INDICATED OTHERWISE, ARE TO BE PRICED AS PART OF THE BUILDING

SHELl. WHERE THEY ARE IN CONFLICT WITH AN Y OTHER REQUIREMENTS ON

THIS LEASE, THE STRICTEST SHALL APPLY.

DEFINITIONS :

CRITICAL AREAS - The areas that house systems that if damaged or compromised could have significant adverse consequences for the faci lity. operation of the facility , or mission of the agency o r its occupants and v isitors . These areas may also be referred to as ~limited access areas ," ~restricted areas ,~ or ~exc l usionary zones," Critical areas do not necessarily have to be within Government-controlled space (e.g., generators, air handlers, electrica l feeds which cou ld be located outside Government-controlled space).

SENSITIVE AREAS - Sensitive areas include vaults, Sensitive Compartmented Information Facilities (SCI Fs), evidence rooms, war rooms, and sensitive documents areas. Sensitive areas are primarily housed within Government-controlied space.

FACILITY ENTRANCES, LOBBY, COMMON AREAS, NON-PUBLIC,

AND UTILITY AREAS.

FACILITY ENTRANCES AND LOBBY

EMPLOYEE ACCESS CONTROL AT ENTRANCES

The Lessor shall provide key or electronic access control for all Government employees under this Lease to the entrance to the Building (including after-hours access).

Security Requirements (Level II (REV 9/28/12) Page 1

CHAPTER 19: Security

PBS Leasing Desk Guide This page last revised: 9/28/2012

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COMMON AREAS, NON -PUBLIC , AND UTILITY AREAS.

PUBLIC RESTROOM ACCESS

The Government reserves the right to control access to public restrooms located within the Space.

SECURING CRITICAL AREAS

The Lessor shall secure areas designated as Critica l Areas to restrict access:

A . Keyed locks, keycards, or similar security measures shall strictly control access to mechanical areas. Additional controls for access to keys, keycards, and key codes shall be strictly maintained. The Lessor shall develop and maintain accurate !-NAC plans and H\IAC system labeling within mechanical areas.

B. Roofs with HVAC systems shall also be secured. Fencing or other barriers may be required to restrict access from adjacent roofs based on a Government Building Security Assessment. Roof access shall be strictly controlled through keyed locks, keycards, or simila r measures. Fire and life safety egress shall be carefully reviewed when restricting roof access.

C. At a minimum , Lessor shall secure building mechanica l and janitorial areas including sprinkler rooms, electrical closets, telecommunications rooms and janitor closets.

VISITOR ACCESS CONTROL

Entrances are open to the public during business hours. After hours, visitor entrances are secured, and have a means to verify the identity of persons requesting access prior to allowing entry into the Space.

INTERIOR (GOVERNMENT SPACE)

DESIGNATED ENTRANCES

The Government shall have a designated main entrance.

IDENTITY VERIFICATION

The Government reserves the right to verify the identity of persons requesting access to the Space prior to allowing entry.

FORMAL KEY CONTROL PROGRAM

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The Government reserves the right to implement a formal key control program. The lessor shall have a means of allowing the electronic disabling of lost or stolen access media , if electronic media is used.

SITES

SIGNAGE

POSTING OF SIGNAGE IDENTIFYING THE SPACE AS GOVERNMENTAL

The Lessor shall not post sign(s) or otherwise identify the facility and park ing areas as a Government, or specific Government tenant, occupied facility, including during construction, without written Government approval.

POSTING OF REGULATORY SIGNAGE

The Government may post or request the Lessor to post regulatory, statutory and site specific signage at the direction of the Government.

LANDSCAPING

LANDSCAPING REQUIREMENTS

Lessor shall maintain landscaping (trees, bushes. hedges. land contour, etc .) around the facility.

Landscaping shall be neatly trimmed in order to minimize the opportunity for concealment of individuals and packagesicontainers. Landscaping shall not obstruct the views of security guards and CCTV cameras, or interfere with lighting or IDS equipment.

CRIME PREVENTION THROUGH ENVIRONMENTAL DESIGN

The Lessor shall separa te from public access, restricted areas as designated by the Government, through the application of Crime Prevention Through Environmental Design (CPTED) principles by using trees, hedges, berms, or a combination of these or similar features, and by fences, walls, gates and other barriers, where feasible and acceptable to the Government.

SECURITY SYSTEMS

No requirements

STRUCTURE

Lessor shall provide written emergency shutdown procedures for air handlers.

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OPERATIONS AND ADM INISTRATION

LESSOR TO WORK WITH FACILITY SECURITY COMMITIEE (FSC)

The Lessor shall cooperate and work with the buildings Facility Security Committee (FSC) throughout the term of lhe lease.

ACCESS TO BUILDING INFORMATION

Building Information-including mechanical, electrical. vertical transport, fire and life safety.

security system plans and schematics, computer automation systems, and emergency operations procedures--shall be strictly controlled. Such information shall be released to authorized personnel only, approved by the Government, by the development of an access list and controlled copy numbering. The Contracting Officer may direct that the names and locations of Government tenants not be disclosed in any publicly accessed document or record .

If that is the case, the Government may request that such information not be posted in the building directory.

Lessor shall have emergency plans and associated documents readi ly available in the event of an emergency.

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Attachment 4, Security Requirements for FSL II

Requirements for FSL II are on the following pages.

PBS Leasing Desk Guide

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INSTRUCTIONS TO LEASING SPECIALISTS: THE FOLLOWING BASELINE

SPECIFICATIONS REPRESENT THE FULL EXTENT OF SECURITY SPECIFICATIONS

AVAILABLE TO LEVEL II REQUIREMENTS UNDER THE ISC.

FOR LEASE CONSTRUCTION PROJECTS, CONSULT WITH PHYSICAL SECURITY

SPECIALIST TO OBTAIN ADDITIONAL BLAST RESISTANT CONSTRUCTION STANDARDS

(E.G. SETBACK, FA<;ADE HARDENING).

THESE ARE THE MINIMUM BASELINE REQUIREMENTS (MANDATORY). THE LCO MAY

INCLUDE ADDITIONAL REQUIREMENTS, IDENTIFIED THROUGH PROGRAMMATIC OR

RISK BASED ASSESSMENT. ANY ADDITIONAL REQUIREMENTS NOT SUPPORTED BY

RISK ASSESSMENT MAYBE INCLUDED, BUT MUST BE FUNDED AS TENANT SPECIFIC

SECURITY (TIS) AND NOT AS BSAC.

SECURITY REQUIREMENTS - FACILITY SECURITY LEVEL II

THESE PARAGRAPHS CONTAIN ADDITIONAL SECURITY REQUIREMENTS, AND,

UNLESS INDICATED OTHERWISE, ARE TO BE PRICED AS PART OF THE BUILDING

SPECIFIC AMORTIZED CAPITAL (BSAC). WHERE THEY ARE IN CONFLICT WITH ANY

OTHER REQUIREMENTS ON THIS LEASE, THE STRICTEST SHALL APPLY,

DEFINITIONS:

CRITICAL AREAS - The areas that house systems that if damaged or compromised could have significant adverse consequences for the facility, operation of the facility , or mission of the agency or its occupants and visitors . These areas may also be referred to as "limited access areas," "restricted areas," or "exclusionary zones." Critical areas do not necessarity have to be within Government-controlled space (e.g., generators, air handlers, electrical feeds which could be located outside Government-controlled space).

SENSITIVE AREAS - Sensitive areas include vaults , SCIFs, evidence rooms, war rooms, and sensit ive documents areas. Sensitive areas are primarily housed within Government-controlled space.

FACILITY ENTRANCES, LOBBY, COMMON AREAS, NON-PUBLIC,

AND UTILITY AREAS.

FACILITY ENTRANCES AND LOBBY

EMPLOYEE ACCESS CONTROL AT ENTRANCES (SHELL)

The Lessor shall provide key or electronic access control for all Government under this Lease employees to the entrance to the building (including after-hours access).

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COMMON AREAS, NON -PUBLIC, AND UTILITY AREAS.

PUBLIC RESTROOM ACCESS (SHELL)

The Government reserves the right to control access to public restrooms located within the Space.

ACTION REQUIRED. INSERT OTHER CRITICAL AREAS AS DEFINED BY THE CLIENT

AGENCY.

SECURING CRITICAL AREAS (SHELL)

The Lessor shall secure areas designated as Critica l Areas to restrict access:

A. Keyed locks. keycards , or similar security measures shall strictly conlrol access to mechanical areas. Additional controls for access to keys, keycards, and key codes shall be strictly maintained. The Lessor shall develop and maintain accurate HVAC diagrams and HVAC system labeling within mechanica l areas.

B. Roofs with HVAC systems shall also be secured. Fencing or other barriers may be required to restrict access from adjacent roofs based on a Government Bui lding Security Assessment. Roof access shall be strictly controlled through keyed locks, keycards, or similar measures. Fire and life safety egress shall be carefully reviewed when restricting roof access.

C. At a minimum , Lessor shall secure building common areas including sprinkler rooms, electrical closets, telecommunications rooms.

VISITOR ACCESS CONTROL (SHELL)

Entrances are open to the public during business hours. After hours, visitor entrances are secured, and have a means to verify the identity of persons requesting access prior to allowing entry into the Space.

INTERIOR (GOVERNMENT SPACE)

DESIGNATED ENTRANCES (SHELL)

The Government shall have a designated main entrance.

IDENTITY VERIFICATION (SHELL)

The Government reserves the right to verify the identity of persons requesting access to the Space prior to allowing entry.

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FORMAL KEY CONTROL PROGRAM ISHELL)

The Government reserves the right to implement a formal key control program. The Lessor shall have a means of allowing the electronic disabling of lost or stolen access media , if electronic media is used.

SITES AND EXTERIOR OF THE BUILD)NG

SIGNAGE

POSTING OF SIGNAGE IDENTIFYING THE SPACE AS GOVERNMENTAL ISHELL)

The Lessor shall not post sign(s) or otherwise identify the facil ity and parking areas as a Government, or specific Government tenant, occupied facility , including during construction, without written Government approval.

POSTING OF REGULATORY SIGNAGE ISHELL)

The Government may post or request the Lessor to post regulatory, statutory, sensitive areas and site specific signage.

LANDSCAPING

LANDSCAPING REQUIREMENTS ISHELL)

Lessor shall maintain landscaping (trees, bushes, hedges, land contour, etc,) around the facility.

Landscaping shall be neatly trimmed in order to minimize the opportunity for concealment of individuals and packages/containers. Landscaping shall not obstruct the views of security guards and CCTV cameras, or interfere with lighting or IDS equipment.

CRIME PREVENTION THROUGH ENVIRONMENTAL DESIGN ISHELL)

The Lessor shall separate from public access, restricted areas as designated by the

Government, through the application of Crime Prevention Through Environmental Design (CPTED) principles by using trees, hedges, berms, or a combination of these or similar features, and by fences , walls, gates and other barriers , where feasible and acceptable to the Government.

HAZMAT STORAGE

If there is HAlMA T storage, l essor shall locate it in a restricted area or storage conta iner away from loading docks, entrances, and uncontrolled parking.

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PLACEMENT OF RECEPTACLES, CONTAINERS, AND MAILBOXES

Trash receptacles, containers, mailboxes, vending machines, or other fixtures and/or features that could conceal packages, brief cases, or other portable containers shall be located 10 feet away from building .

SECURITY SYSTEMS

THE FOLLO\I\IING CClV, IDS, AND DURESS ALARMS ITEMS ARE TO BE INSTALLED BY

EITHER THE LESSOR OR FPS. CONSULT WITH CLIENT AGENCY TO DETERMINE

WHICH VERSIONS APPLY . WHEN CHOOSING PARAGRAPHS REQUIRING LESSOR

INSTALLA TION, ESPECIALLY FOR DURESS ALARMS, OBTAIN SPECIFICATIONS FROM

FPS AND AGENCY.

CLOSED CIRCUIT TELEVISION SYSTEM (CClV)

ACTION REQUIRED: LEASING SPECIALIST MUST CHOOSE 1 OF THE 2 FOLLO\I\IING

PARAGRAPHS (LESSOR PROVIDED OR GOVERNMENT PROVIDED) AND DELETE THE

OTHER PARAGRAPH.

LESSOR PROVIDED DESIGN, INSTALLATION, AND MAINTENANCE

The lessor sha ll design, install , and maintain a Closed Circuit Te levision (CeTV) system as described in this section. The CCTV system will support the entry control system (at entrances and exits to the space), with time lapse video recording , that will allow Government employees to view and communicate remotely with visitors before allowing access to the Space. As determined by the Government the CCTV system shall provide unobstructed coverage of designated pedestrian entrances and exits. Technica l review of the proposed system shall be coordinated with the Government security representative , at the direction of the Contracting

Officer. prior to installation. CCTV system testing and acceptance shall be conducted by the Government prior to occupancy. The CCTV system shall comply with the Architectural Barriers Act, section F230.0. The Government will centrally monitor the CCTV system. Government specifications are available from the Lease Contracting Officer . CCTV system components which fail or require maintenance or which fail during testing should be serviced in accordance with the Security System Maintenance Criteria listed below.

Security System Maintenance Criteria: The Lessor, in consultation and coordination with a security provider, either internal or external , as determined by the Lease Contracting Officer , and the Government secu r~y representative , sha ll implement a preventive maintenance program for all security systems the Lessor has installed. Any critica l component that becomes inoperable must be replaced or repaired by the Lessor within 5 business days. Critical components are those required to provide security (IDS, CeTV, access control, etc .) for a perimeter access point or cr~ical area. ~R eplacemenr' may include implementing other temporary measures in instances where the replacement or repair is not achievable within the specified time frame (e.g . a temporary barrie r to replace an inoperable pop-up vehicle barrier , etc .). Failure by the Lessor to provide sufficient replacement measures within the timeframe

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GOVERNMENT PROVIDED PRODUCT, INSTALLATION, AND MAINTENANCE

The Government shall provide and install an entry control system , with time lapse video recording, that will allow Government employees to view and communicate remotely w ith visitors before allowing access. This Closed Circuit Television (CCTV) system shall provide the Government with unobstructed coverage, as determined by the Government, of designated pedestrian entrances and exits. The Lessor shall permit twenty-four hour CCTV coverage and recording, provided and operated by the Government. The Government will centrally monitor the CCTV surveillance. Government specifications are available from the Contracting Officer.

The Lessor shall post necessary regulatory, statutory, and/or site specific signage, as determined by the Government.

The Lessor , at the notice to proceed stage of the procurement, shall advise the Government of the appropriate time to install the equipment during the construction of the Space The Lessor shall facilitate the installation by allowing access to electrical panels and other areas of the building as necessary.

INTRUSION DETECTION SYSTEM (IDS)

ACTION REQUIRED: LEASING SPECIALIST MUST CHOOSE 1 OF THE 2 FOLLOWING

PARAGRAPHS (LESSOR PROVIDED OR GOVERNMENT PROVIDED) AND DELETE THE

OTHER PARAGRAPH.

LESSOR PROVIDED DESIGN, INSTALLATION, AND MAINTENANCE

The Lessor shall design, install , and mainta in an Intrusion Detection System (IDS) as described in this section. The Government requires an IDS, which will cover perimeter entry and exit doors, and operable ground-floor windows. Basic Security-in-Depth IDS components include :

magnetic door switch(s), alarm system keypad, passive infrared sensor(s) (PIR), an alarm panel (to designated monitoring center) and appropriate communication method i,e. telephone and/or Internet connection, glass-break detector, magnetic window switches or shock sensors.

Technical review of the proposed system sha ll be coordinated with the Government security representative, at the direction of the Lease Contracting Officer, prior to installation. System testing and acceptance shall be conducted by the Government prior to occupancy.

Basic Security-in-Depth IDS shall be connected to and monitored at a central station operated by the Department of Homeland Security Megacenter. Emergency notification lists shall be coordinated with the monitoring station to include all applicable Government and lessor points of contact. Monitoring shall be designed to facilitate a real-time detection of an incident. and to coordinate an active response to an incident. The Lessor must complete the Megacenter Alarm Requirements (MAR) application process specified by the Government to meet the monitoring requirements for a functional IDS. Comrx>nents which fail or require maintenance or which fail

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19-41 during testing shall be serviced in accordance with the Security System Maintenance Criteria listed below ..

Security System Maintenance Cri teria: The Lessor, in consultation and coordination with a security provider, either internal or external, as determined by the Lease Contracting Officer, and the Government secur~y representative , shall implement a preventive maintenance program for all security systems the Lessor has installed. Any critica l component that becomes inoperable must be replaced or repaired by the Lessor within 5 business days. Critical components are those required to provide security (IDS, CCTV, access control, etc.) for a perimeter access point or critical area. -Replacemenf' may include implementing other temporary measures in instances where the replacement or repair is not achievable within the specified time frame (e.g. a temporary barrier to replace an inoperable pop-up vehicle barrier , etc.). Failure by the Lessor to provide sufficient replacement measures within the timeframe identified above may result in the Government's providing guard service , the cost of which must be reimbursed by the Lessor.

GOVERNMENT PROVIDED SCOPE AND PRODUCT, INSTALLATION, AND MAINTENANCE

The Lessor shall permit installation of a perimeter Intrusion Detection System (IDS) to be operated by the Government. The Government shall provide and install an IDS on perimeter entry and exit doors, and operable ground-floor windows. Basic Security-in-Depth IDS include: magnetic door switch(s), alarm system keypad, passive infrared sensor(s) (PIR), an alarm panel (to designated monitoring center) and appropriate communication method I.e.

telephone andlor Internet connection, glass-break detector, magnetic window sw~ches or shock sensors.

Basic Security-in-Depth IDS shall be connected and monitored at a central station. Emergency notification lists sha ll be coordinated with the monitoring station to include a ll applicable Government and Lessor points of contact. Monitoring shall be designed to facilitate a real-time detection of an incident, and to coordinate an active response to an incident.

The Lessor , at the notice to proceed stage of the procurement, shall advise the Government of the appropriate time to install the equipment during the construction of the Space. The Lessor shall facilitate the installation by allowing access to electrical panels and other areas of the building, as necessary.

DURESS A L ARM

ACTION REQUIRED: LEASING SPECIALIST MUST CHOOSE 1 OF THE 2 FOLLOWING

PARAGRAPHS (LESSOR PROVIDED OR GOVERNMENT PROVIDED) AND DELETE THE

OTHER PARAGRAPH.

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LESSOR PROVIDED DESIGN, INSTALLATION, AND MAINTENANCE

The Lessor shall design, install , and maintain a duress alarm system as described. THE

GOVERNMENT SHALL PROVIDE A SCOPE OF WORK FOR A DURESS ALARM SYSTEM.

(LCO SHOULD ADD SPECIFIC SCOPE HERE) Technical review shall be coordinated with the Government security representative . at the direction of the Contracting Officer, prior to installation. System testing and acceptance shall be conducted by the Government prior to occupancy. This system shall comply with the Architectural Barriers Act, section F230.0.

The lessor in consultation and coordination with the security provider and Government shall conduct security system performance testing annually. Testing must be based on established, consistent agency·specific protocols. documented and furnished to the Contracting Officer.

Components which fail or require maintenance or which fail during testing should be serviced in accordance with the Security System Maintenance Criteria listed below.

Security System Maintenance Criteria: The Lessor in consultation and coordination with a security provider, either internal or external , as determined by the Lease Contracting Officer , and the Government security representative shall implement a preventive maintenance program for all security systems they have installed. Any critical component that becomes inoperable must be replaced or repaired within 5 business days. Critical components are those required to provide security (IDS, CCTV. access control, etc.) for a perimeter access point or critical area.

"Replacement- may include implementing other temporary measures in instances where the replacement or repair is not achievable within the specified time frame (e.g. a temporary barrier to replace an inoperable po~up vehicle barrier, etc.). Failure by the Lessor to provide sufficient replacement measures within the timeframe identified above may result in the Government's providing guard service. the cost of which must be reimbursed by the Lessor.

GOVERNMENT PROVIDED SCOPE, PRODUCT, INSTALLATION, AND MAINTENANCE

The Lessor shall permit installation of a duress alarm system to be provided and operated by the Government. The Government, in coordination with a security provider, either internal or external , as determined by the Contracting Officer, shall document and implement duress procedures for emergency situations.

The Lessor . at the notice to proceed stage of the procurement, shall advise the Government of the appropriate time to install the equipment during the construction of the Space and shall facilitate the installation. including access to electrical panels and other areas of the building, as necessary.

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STRUCTURE

WINDOWS

SHA TTER·RESISTANT WINDOW PROTECTION

The Lessor shall provide and install, shatter-resistant material not less than 0.18 millimeters (7 mil) thick on all exterior windows in Government-occupied space meeting the following properties - Film composite strength and elongation rate measured at a strain rate not exceeding 50% per minute shall not be less than the following :

- Yie ld Strength: 12,000 psi

- Elongation at yield: 3%

- Longitudinal Tensile strength: 22,000 psi

- Traverse Tensile st rength : 25,000 psi

- Longitudinal Elongation at break: 90%

- Traverse Elongation at break: 75%

THE ALTERNA TlVE METHOD is for the Lessor to provide a window system that conforms to a minimum glazing performance condition of "3b" for a high protection level and a low hazard level. Window systems shall be certified as prescribed by WINGARD PE 4.3 or later to GSA performance condition 3b Qn accordance with the GSA Standard Test Method for Glazing and Window Systems Subject to Dynamic l oadings or Very low Hazard (in accordance with ASTM F 1642, Standard Test Method for Glazing or Glazing Systems Subject to Air Blast loading) in response to air blast load of 4 psi128 psi-msec.

If the lessor chooses the Alternative Method, they shall provide a description of the shatter resistant window system and provide certification from a licensed professiona l engineer that the system as offered meets the above standard. Prior to installation , this will be provided for evaluation by the Government. whose approval shall not be unreasonably withheld.

OPERATIONS AND ADMINISTRATION

LESSOR TO WORK WITH FACILITY SECURITY COMMITIEE (FSC) (SHELL)

The Lessor shall cooperate and work with the buildings Facility Security Committee (FSC) throughout the term of the lease.

ACCESS TO BUILDING INFORMATION (SHELL)

Building Information-including mechanical. electrical. vertical transport. f ire and life safety.

security system plans and schematics, computer automation systems. and emergency operations procedures-shall be strictly controlled. Such information shall be released to authorized personnel only, approved by the Government, by the development of an access list

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19-44 and controlled copy numbering. The Contracting Officer may direct that the names and locations of -Government tenants not be disclosed in any publicty accessed document or record .

If that is the case , the Government may request that such information not be posted in the building directory.

Lessor shall have emergency plans and associated documents readily available in the event of an emergency.

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b. Lease Paragraph: Identity Verification of Personnel