Please initial Offeror acknowledgement on all pages of this submittal form: ___

STATE OF FLORIDA

DEPARTMENT OF JUVENILE JUSTICE

INVITATION TO NEGOTIATE (ITN) FOR LEASED SPACE

Number 800:0519 – Seminole County

TABLE OF CONTENTS

I. Introduction

II. Instructions and General Information

III. Reply Writing Guidelines Terms of the Reply

IV. Lease Terms and Conditions

V. Reply Evaluation and Negotiation Process Proposal Evaluation Criteria

VI. Certification

Attachments

ITN 800:0519 Department of Juvenile Justice – Submittal Cover Page

Ten (10) Year Base Term with Two (2), Five (5) Year Renewal Options

Pursuant to Rule 60H-1.015, F.A.C., all Offerors submitting rental rates for existing buildings must include a rental rate per square foot per year for all years of the lease, including renewals, that will include all renovations and other special requirements necessary to accommodate the Agency at the time of initial occupancy.

Offeror’s Information

Offeror’s Contact Name: Title:

Company: FEID or Social Security Number (SSN):

Address: City/State/Zip:

Phone Number: Email:

Proposal Information

Proposed Lessor Entity Name:

FEID or Social Security Number (SSN) of Proposed Lessor Entity:

Address of Proposed Space:

Street

City

State

Zip

Usable Square Feet in Proposed Space: __________________________________

Requested Parking: 40 spaces Exclusive Parking: ______ Non-Exclusive Parking: _____

Provide the proposed Full-Service rent for each year of the Base and Renewal Option terms as specified in Article IV, Section E.

10-Year Base Term Full-Service Rate Per Square Foot Total Annual Rental

Year 1 $ $

Year 2 $ $

Year 3 $ $

Year 4 $ $

Year 5 $ $

Year 6 $ $

Year 7 $ $

Year 8 $ $

Year 9 $ $

Year 10 $ $

1st 5-Year Renewal Option Full-Service Rate Per Square Foot Total Annual Rental

Year 1 $ $

Year 2 $ $

Year 3 $ $

Year 4 $ $

Year 5 $ $

2nd 5-Year Renewal Option Full-Service Rate Per Square Foot Total Annual Rental

Year 1 $ $

Year 2 $ $

Year 3 $ $

Year 4 $ $

Year 5 $ $

I. INTRODUCTION AND OVERVIEW

The Department of Juvenile Justice (hereinafter referred to as the “Agency”), requests your participation in a space search in Seminole County, Florida [see detailed boundaries listed below]. The Agency is seeking detailed and competitive proposals to provide office space for occupancy by the Agency. As relates to any space that is required to be built-out for the Agency and pursuant to this Invitation to Negotiate, all specifications, as identified in Attachment “A”, must be included.

Proposed locations within or abutting the boundary lines below will be considered:

Boundary Map – Seminole County North: W Seminole Boulevard / Fort Florida Road / Osteen Maytown Road

East: Underhill Branch Road South: McCulloch Road / FL-436 / E Altamonte Drive

West: N Wekiwa Springs Road / Piedmont Wekiwa Road

The Agency has authorized Savills to be its exclusive representative during this solicitation for space.

Brittany Ward and Jourdan Collins – TENANT BROKER Inquiries and comments about this ITN should be directed to:

Name: Brittany Ward and Jourdan Collins

Company: Savills Inc.

Address: 1150 Assembly Drive, Suite 310

City/State/Zip: Tampa, FL 33607

E-mail: bward@savills.us and jgcollins@savills.us

The above contact persons are the only authorized individuals to respond to ITN comments and questions.

The “Offeror” shall mean the individual submitting a Reply to this Invitation to Negotiate (ITN), such person being the owner of the proposed facility or an individual duly authorized to bind the owner of the facility. The term “Reply” or “Replies” shall be the Offeror’s response to the ITN. The term “State” shall mean the State of Florida and its Agencies. The term “Lessor” shall mean the successful Offeror.

II. ITN INSTRUCTIONS AND GENERAL INFORMATION

A. REPLIES – SUBMISSION REQUIREMENTS

Complete written Replies are due on the date specified in Article II, Subsection C, Key ITN Dates. Submissions must include one original Reply and one electronic copy (on single USB storage device in PDF format and viewable in Adobe Acrobat Reader), in a sealed envelope or box with “ITN Lease Number 800:0519” clearly marked on outside sealed envelope or box.

The written Replies are acceptable via US Mail, private courier service, or hand-delivery to:

Florida Department of Juvenile Justice

Alexander Building 2020 Capital Circle Southeast

Tallahassee, FL 32399

Note: Replies which are late, unsealed, missing, emailed, or faxed and replies which are deemed by the Agency (in the Agency’s sole discretion), to be substantially incomplete, inaccurate, vague, or illegible are not the responsibility of the State and will not be considered. Once received, all Replies and attachments shall become the property of the State of Florida exclusively and will not be returned.

B. QUESTIONS REGARDING THE ITN

Questions or clarifications regarding this ITN or its specifications are to be submitted, in writing (which may include e-mail), to the Official Contact Person specified in Article I. See Key ITN Dates for deadline to submit questions or requests for clarification and for answers to the questions.

Material clarifications, changes in specifications, amendments or any other information related to this ITN (as solely determined by the Agency) will be posted on the Vender Information Portal (VIP) Website:

https://vendor.myfloridamarketplace.com.

Each Offeror is responsible for monitoring the website for new or changing information.

C. KEY ITN DATES

The process of soliciting and selecting replies will follow the general schedule given below:

**NOTE: All dates, times and locations are subject to change at the sole discretion of the Agency. Such changes will be posted on the VIP Web Site https://vendor.myfloridamarketplace.com/. All times for this solicitation are Eastern Standard Time.

THIS SPACE LEFT INTENTIONALLY BLANK

Date ** Time Schedule of Events**

7/27/2026 Date on which the ITN is advertised on the Vendor Information Portal

8/7/2026 5:00 PM Deadline for submitting questions, in writing, relating to this ITN No further questions accepted after this date and time

8/12/2026 9:00 AM Anticipated date responses to written questions received relating to this ITN will be posted on the Vendor Information Portal

9/22/2026 3:00 PM Deadline for Receipt of Replies

LATE REPLIES WILL NOT BE CONSIDERED

9/23/2026 11:00 AM *Opening of Replies Department of Juvenile Justice 2020 Capital Circle Southeast, Alexander Building

9/24/2026- 10/9/2026

Anticipated time period for evaluation of Replies / Site Evaluations

10/12/2026- 10/23/2026

Anticipated time period for negotiations

10/28/2026 Anticipated Notice of Intent of Award posted on Vendor Information Portal

11/1/2027 Anticipated Lease Start Date

*All Offerors are hereby notified that the meetings noted with an asterisk (*) above are open to the public and may be electronically recorded by any member of the audience. Although the public is invited no comments and/or questions will be taken from Offerors or other members of the public.

III. INVITATION TO NEGOTIATE REPLY WRITING GUIDELINES AND TERMS OF THE REPLY

A. REQUIREMENTS AND ORGANIZATION OF THE REPLY

This ITN is organized to allow the incorporation of the Offeror’s responses on this form. If additional space is required to fully respond to this ITN, please attach the additional response to your Reply and clearly indicate the Section to which the response relates. All instructions, procedures and requirements included in this ITN must be followed.

The Offeror should include the following items in its ITN Reply:

1. Control of Property – The Reply must be submitted by one of the entities listed below, and the proposal must include supporting documentation proving such status. This requirement applies to the building and structure, the proposed parking areas and areas of ingress and egress.

Please select method to which Offeror is proposing and attach applicable documentation as Exhibit A to the Reply.

The owner of record of the facility and parking area – submit a copy of the deed(s) and title insurance or opinion evidencing clear title to the property proposed.

The Lessee of space being proposed – submit a copy of the underlying lease agreement with supporting documentation and authorization to sublease the facility and parking areas through the term of the base lease and all renewal option periods.

The authorized agent, broker, or legal representative of the owner(s) – submit a copy of the Special Power of Attorney authorizing submission of the proposal or corporate documents establishing the authority of the agent, broker, or legal representative to act on behalf of the property owner(s).

The holder of an option to purchase – submit documentation of a valid option to purchase the facility and/or parking areas from the owner of record which, if exercised, will result in the Offeror’s control of the facility prior to the intended date of occupancy.

The holder of an option to lease the property offered – submit documentation of a valid option to lease the facility with authorization to, in turn, sublease. Any lease must encompass the entire time period of the basic lease and any renewal option periods resulting from the ITN, as required by the state.

2. Interior/Space Planning – Please include a floor plan to scale (example: 1/16” or 1/8” or ¼” = 1’0”) showing the present configurations with measurements. Please attach the existing floor plan as Exhibit B to the ITN Reply.

Test Fit – prior to final negotiation and selection of a Reply or Replies, a “test fit” of the Proposed Space relative to the need may be required, the expense of which will be borne by the Offeror. This is not a requirement to be provided with the initial ITN Reply.

The final floor plan (if Offeror is selected for Award) will be as described in the specifications included herein or as otherwise negotiated with the Agency.

B. TERMS OF THE REPLY

The State reserves the right to negotiate the terms of a Reply including, but not limited to, such Reply’s Financial Terms should a change in any such terms be in the best interest of the State. “Financial Terms” shall include, but not be limited to rent rate, free rent, tenant improvement funds, lease term and details of any required build-out.

C. COST OF DEVELOPING AND SUBMITTING THE REPLY

Neither the Department of Management Services, the Agency nor the Tenant Broker will be liable for any of the costs incurred by an Offeror in preparing and submitting a Reply.

IV. LEASE TERMS AND CONDITIONS

Responses to all the “Terms and Conditions” should be clearly delineated and specific to Article IV questions, terms, and requirements. Where appropriate, use an “X” to indicate Yes or No.

Certification Regarding Article IV, Lease Terms and Conditions to this ITN. I hereby certify that if the Proposed Space is selected by the Agency, I acknowledge and agree to abide to all requirements and conditions contained therein.

1. Description and Measurement of Proposed Space

The Agency is seeking between 5,828 and 7,124 usable square feet of contiguous space. Type of space required is office and will be used for a Department of Juvenile Justice’s Probation & Community Intervention program.

All references to square feet of the Proposed Space contained in the Reply must be “usable square feet” in accordance with the Department of Management Services Standard Method for Measuring Floor Area in Office Buildings (Florida Administrative Code 60H-2.003). The Agency and DMS reserve the right to independently verify the space measurement.

ADA Requirements - Space must be renovated prior to Lessee’s occupancy, to conform with the requirements of the Americans with Disabilities Accessibility Implementation Act, Section 553.501 - 553.514, Florida Statutes.

The Offeror/Lessor shall be responsible for build-out and clean up and shall provide the Agency with a clean and ready to operate space.

Offeror agrees to deliver an ADA compliant space and has listed the complete address and the proposed usable square feet (as defined in above) on the Submittal Cover Page:

Yes No

2. Lease Commencement Date / Liquidated Damages

The Proposed Space is to be made available on November 1, 2027, with access to the space thirty (30) business days prior to occupancy date for set-up. Should the successful Offeror fail to make the space available by the date specified in the Reply; the Offeror shall be liable, at the Agency’s discretion for liquidated damages in the amount of $402.47 for each additional day until the Proposed Space is made available, in accordance with the Liquidated Damages Addendum to the Lease.

Space is considered available for occupancy when the Department of Management Services and the Agency are provided with an official and permanent Certificate of Occupancy, an approved State Fire Marshal Final Inspection and the Agency has provided written approval of acceptance to the Lessor. Written approval of acceptance will occur as a result of a walk-through inspection with the Agency and Offeror/Lessor’s designated representatives.

Offeror acknowledges and agrees that the Proposed Space will be available in accordance with the Commencement Date and agrees to the liquidated damages until space is made available.

Yes No

3. Term and Renewal Options

Replies must offer a ten (10) year initial term with two (2), five (5) year renewal options. The Department will select the lease term for the proposed space that provides the best value for the State.

Offeror acknowledges and agrees that the Proposed Space will be available to the Agency throughout the initial term and the renewal option periods as specified.

Yes No

4. Full Service (Gross) Rental Rate

The Offeror shall provide the Agency with a full service (gross) lease structure. Therefore, the lease rate must include base rent, taxes, all operating expenses (including, but not limited to, janitorial services and supplies, utilities, water, insurance, interior and exterior maintenance, recycling services, garbage disposal, security system installation and maintenance, and any amortization of required tenant improvements to the proposed space).

There shall be no pass through of additional expenses. The proposed full-service lease rental rate for each year of the initial term must be provided. The State is exempt from sales tax on all rent payments.

Submitted lease rates are negotiable.

Offeror acknowledges and agrees that the Proposed Space will be a Full Service (Gross) Lease.

5. Parking Adequate parking for State employees and visitors is mandatory. The Agency is seeking forty (40) parking spaces on a lot fully controlled by the Lessor. Number of ADA Spaces to be included is as required by code.

At a minimum, Lessor shall provide thirty-seven (37) non-exclusive and three (3) exclusive parking spaces.

The Agency has four (4) State-owned vehicles (standard size vehicles) will remain parked on the premises overnight and/or on weekends.

Offeror shall notate on the Submittal Cover Page (page 2) how many exclusive and non-exclusive parking spaces are being offered to the Agency.

Yes No

6. Turn-key Build Out

The Agency requires a “turn-key” build-out by the Offeror. Offeror will assume all cost risks associated with delivery in accordance with the required space program specifications detailed in Attachment A.

Offeror acknowledges and agrees that the Proposed Space will be “turn-key” build-out in accordance with the specifications detailed in Attachment “A” following the Agency’s approval of an architectural layout provided by the Offeror/Lessor.

Yes No

7. State Standard Lease and Addenda

Attachment “C” to this ITN is the State’s required lease agreement form (and related addenda) which contains the general terms and conditions required by the State of Florida. The use of this form is required;

no other form will be accepted. Other terms and conditions may be required by the State of Florida to consummate a transaction. Each Offeror should review this form in its entirety.

Offeror acknowledges review of the lease agreement form contained in Attachment “C” and that the form (including all terms, conditions, and addenda) is acceptable should the Proposed Space be selected by the Agency.

Yes No

8. Commission Agreement Attachment “G” contains the Commission Agreement form. The Offeror should review the Commission Agreement.

Offeror acknowledges and agrees to execute and be bound by the Tenant Broker Use and Commissions Agreement.

Yes No

9. Attachments

This ITN contains numerous Attachments and Addenda, each of which is an integral part of this ITN. The forms are required, as applicable. A sample of each Attachment and Addenda is included in this ITN. The Attachments include the following:

Attachment A: Agency Specifications – provides specific detail as to the Agency space requirements.

Attachment B: Sample Construction Project Schedule – details the various stages of construction and projected completion dates.

Attachment C: Lease Agreement – the State lease form is provided to give the Offeror a general understanding of some of the terms and conditions required by the State should a lease be consummated.

No changes to the form or language are permitted.

The following Addenda are included in the original lease agreement upon execution:

- C-1 Telecommunications and Server Room Specifications

- C-2 Air Quality

- C-3 Janitorial Services

- C-4 Liquidated Damages

- C-5 Proposal Submitted by Lessor

- C-6 Disclosure Statement of Ownership

Attachment D: State Fire Marshal Plans Review & Procedure – this Attachment provides general directives with regards to the Offeror’s compliance with the requirements of the State Fire Marshal.

Attachment E: Energy Performance Analysis (EPA) – this Attachment provides a description of the State’s energy requirements for the Proposed Space and the energy performance calculation method. The EPA is only to be completed by the awarded Lessor, at its sole cost. This is not required to be completed as a part of the Reply.

Attachment F: Special Power of Attorney – this attachment is required, if submitting on behalf of the owners.

Attachment G: Commission Agreement – this attachment provides for Offeror’s agreement of the Tenant Broker as agent for the State.

Attachment H: Doing Business with the State of Florida – acknowledgment from Offeror related to the vendor requirements for the State of Florida.

Should an Offeror’s space be selected, the Offeror will, to the extent applicable, be required to adhere to the terms and conditions contained in all Addenda and Attachments and/or shall be required to complete/provide the information required in any such Attachment.

Offeror acknowledges that he/she has reviewed and understands each of the Attachments and Addenda to this ITN and the directives contained in this section.

10. Permitted Use by the State

The State’s permitted use for the location will be office space for use by Department of Juvenile Justice’s Probation & Community Intervention program.

Offeror agrees and acknowledges that the use of the Proposed space as described above is acceptable and that is in full compliance with all current zoning requirements, regulations, laws, and ordinances, etc.

11. Energy Star Rating

The State requires, wherever possible, that leased space be in an Energy Star rated facility. The proposed Facility does not have to be Energy Star rated to be considered.

Does this facility meet standards of an Energy Star building as determined on the following website:

http://www.energystar.gov/index.cfm?c=evaluate_performance.bus_portfoliomanager?

If so, provide the Energy Star rating for this building: ________________

12. Disclaimer This is an Invitation to Negotiate. Nothing contained herein shall be deemed an offer to lease, and the Agency reserves the right to negotiate with all or none of the respondents in its sole discretion. Please note that the Agency has the right, at any time during the process, to reject any and all Replies that are not, in the Agency’s sole discretion, in the best interests of the State. The Agency reserves the exclusive right to make determinations of what constitutes an irregularity in a Reply and whether to waive and/or cure an irregularity.

This ITN is neither an offer, contract nor agreement of any kind. Neither the Agency nor the Lessor shall have any legal rights or obligations whatsoever between them and neither shall take any action or fail to take any action in reliance upon any part of these discussions until the proposed transaction and a definitive written lease agreement is approved in writing by the Agency.

The terms of any transaction, if consummated, shall not be final nor binding on either party until a Lease Agreement is executed by all parties. This ITN may be modified or withdrawn by the Agency at any time.

Offeror understands and agrees with the Disclaimer set forth in this Section.

V. REPLY EVALUATION & NEGOTIATION PROCESS AND PROPOSAL EVALUATION CRITERIA

Reply Evaluation and Negotiation Process: Using the evaluation criteria specified below, the Agency shall evaluate and rank Replies and, at the Agency’s sole discretion, proceed to negotiate with Offerors as follows:

The highest ranked Offeror(s) will be invited to negotiate a lease. If necessary, the Agency/Tenant Broker shall request revisions to the Reply submitted by the top-rated Offeror(s) until it is satisfied that the Reply will serve the State’s needs. The process will continue until a lease is negotiated and executed.

The Agency reserves the right to negotiate with all responsive and responsible Offerors, serially or concurrently, to determine the best-suited solution. The ranking of Replies indicates the perceived overall benefits of the proposed solution, but the Agency/Tenant Broker retains the discretion to negotiate with other qualified Offerors, as deemed appropriate.

Before award, the Agency reserves the right to seek clarifications, to request Reply revisions, and to request any information deemed necessary for proper evaluation of Replies. Offerors may be requested to make a presentation, provide additional references, provide the opportunity for a site visit, etc. The Agency reserves the right to require attendance by representatives of the Offeror. Any written summary of presentations or demonstrations shall include a list of attendees, a copy of the agenda, and copies of any visuals or handouts, and shall become part of the Offeror’s Reply. Failure to provide requested information may result in rejection of the Reply.

The focus of the negotiations will be on achieving the solution that provides the best value to the State.

In submitting a Reply, an Offeror agrees to be bound to the terms contained in that Reply for a minimum of sixty (60) days. Offered prices/rates should assume those terms apply, but the Agency/Tenant Broker reserves the right to negotiate different terms and related price adjustments if the Agency determines that it is in the State’s best interest to do so.

The Agency reserves the right to reject any and all Replies, if the Agency determines such action is in the best interest of the State or Agency. The Agency/Tenant Broker reserves the right to negotiate concurrently or separately with competing Offerors. The Agency reserves the right to waive minor irregularities in Replies.

The successful Reply will be the one that is the best overall Reply which is in the interest of the State. All Replies will be evaluated on the factors below:

A. Associated Fiscal Costs:

Rental:

Rental rates for basic term of lease. Rates are evaluated using total present value methodology for basic term of lease, by application of the present value discount rate of 3.75% Maximum points: 20

Rental rates for renewal terms of lease. Proposed renewal rates are within projected budgetary restraint of the department. Maximum points: 5

B. Location:

Facility location, including the area surrounding it, is best suited and conducive to conducting business with the Agency’s clients and for its operations as well as consideration for the property’s flood zone designation.

Maximum points: 13

Present condition of the physical property the building sits on, adjacent structures and surrounding neighborhood. The building appears to be well-maintained by the Landlord or the Landlord has proposed interior and exterior maintenance that will ensure the building is well-maintained.

Maximum points: 15

Minimal security issues posed by building, by associated parking, and by surrounding neighborhood. Good quality of exterior lighting and minimally obstructed entrances/exits. Maximum points: 15

C. Property:

The extent to which the offered space is designed or will be designed to an efficient layout and good utilization of space.

Maximum points: 10

The extent to which the building, parking area and property, as a whole, is conducive to future expansions.

Maximum points: 5

The proposed parking is sufficient and appropriately accessible to meet the Agency’s needs.

Maximum points: 12

D. Other factors that may be considered and for which additional points may be awarded:

Presence of security features that provide additional benefit to Agency

Amenities: Restaurants in area, on-site food options, on-site fitness center, etc.

Maximum points: 5

VI. PROTESTS

Failure to file a protest within the time prescribed in section 120.57(3), Florida Statutes, or failure to post a bond or other security required by law within the time allowed for filing a bond shall constitute a waiver of proceedings under Chapter 120, Florida Statutes.

A notice of intent to protest must be received by the Agency Clerk, with notice given to the Tenant Broker for the intent to protest, within the time prescribed in section 120.57(3), Florida Statutes.

Only documents delivered by the U.S. Postal Services, a private delivery service or in person during business hours (8:00 a.m. to 5:00 p.m. Eastern Time) will be accepted. Documents received after hours will be filed the following business day. No filing may be made by email or any other electronic means. All filings must be made with the Agency Clerk ONLY and are only considered “filed” when stamped by the official stamp of the Agency Clerk. It is the responsibility of the filing party to meet all filing deadlines.

The Agency Clerk’s mailing address is:

Agency Clerk Florida Department of Juvenile Justice 2020 Capital Circle Southeast, Tallahassee, FL 32399

The Agency Clerk’s physical address for hand deliveries is:

Agency Clerk Florida Department of Juvenile Justice 2020 Capital Circle Southeast, Tallahassee, FL 32399

VII. CERTIFICATION

Each Reply must be signed by the owner(s), corporate officers of the owner or the legal representative(s) of the owner. The corporate, trade or partnership name must be stamped, written or typewritten, beside the actual signature(s). If a Reply is signed by a corporate officer or agent of the owner, written evidence of authority must accompany the Reply. If a corporation foreign to the State of Florida is the owner, written evidence of authority to conduct business in Florida must accompany the Reply.

I hereby certify as owner, officer, or authorized agent, that I have read the ITN in its entirety and agree to abide by all requirements and conditions contained therein. I further certify that this Reply constitutes my formal proposal in its entirety.

Offeror’s Name Relationship to Owner

Offeror’s Company Name FEID or SSN of Prospective Officer

(Authorized Signature)

ATTACHMENT A

AGENCY SPECIFICATIONS

Please see below for the Agency’s general specifications. During the evaluation and test fit period, the Agency will evaluate on a case-by-case basis whether any of these space requirements will be adjusted based on reviewing the conditions of the

Proposed Space. Space typically must be designed to accommodate the approximate number and proposed sizes of workspaces listed below:

Quantity Type of Space & Size Needed Standard

SF per Space

Total

SF

Voice Drops per Space

Data Drops per Space

Duplex Receptacles per Space

Personnel Areas

A. 10 Enclosed Office(s) @ 100 SF each 100 1,000 1 1 3

B. 25 Workstation(s) @ 60 SF each 60 1,500 1 1 2

Sub Total – Personnel Areas 2,500

Standard Support Areas

C. 1 LAN Room @ 75 SF 75 75 1 1 3*

D. 17 Open Files @ 9 SF each 9 153 0 0 1

E. 1 Storage Room @ 100 SF 100 100 0 0 1

F. 1 Conference Room for 6-8 people @ 250 SF 250 250 1 1 4

G. 1 Breakroom @ 200 SF 200 200 0 0 4

H. 1 Copy Room @ 200 SF 200 200 0 0 2**

Sub Total – Standard Support Areas 978

Circulation space (35%) for items A through H 1,217

Total Usable Personnel & Standard Support Area Required:

4,695

Public and Special Use Areas

I. 1 Main Reception Area @ 100 SF each 100 100 0 0 1

J. 2 Interview Rooms @ 100 SF each 100 200 0 0 1

K. 2 ADA Unisex Restrooms @ 80 SF each (in Lobby/Reception Area)

80 160 0 0 1

L. 1 Records Storage @ 100 SF each 100 100 0 0 1

M. 1 Secure Client Restroom @ 80 SF 80 80 0 0 1

N. 1 Secured Storage Room @ 100 SF 100 100 0 0 1

O. 1 Training Center @ 630 SF 630 630 1 20 16

Sub Total – Public and Special Use Areas 1,370

Circulation space (30%) for items I through O 411

Total Usable Special Use Area Required: 1,781

Grand Total – Usable Area Required: 6,476

*LAN/Telecom Room requires three (3) dedicated quadruplex outlets, as detailed in Attachment C-1 (DJJ Telecommunications

Cabling and Facility Specifications).

**Copy Room requires two (2) dedicated quadruplex outlets, as detailed in Section 18.B.

AGENCY SPECIFICATIONS

Hours of Operation: 8:00 AM – 5:00 PM (Monday- Friday)

Space to be available: 24/7

SPACE SPECIFICATIONS

1. General Building Requirements: The proposed space must be within an existing building, designed to meet the Agency Specifications.

The proposed space shall have a minimum ceiling height of eight (8) feet, although nine (9) to ten (10) foot ceilings are preferred.

The total square footage must be contiguous or within one building.

A. Licensed contractors shall perform all construction. The Lessor agrees to provide all builder and subcontractor license information upon request to the Department of Juvenile Justice. The cost of construction, permits, inspections, and all fees associated shall be borne by the Lessor. Commencing with the Architectural Engineering plans approval by the Department, the Lessor shall provide detailed updated and current biweekly construction schedules to the Department in order to achieve the required occupancy date. A construction schedule will be required by the Department during the construction/renovation project.

B. During the initial pre-occupancy build-out of an existing building(s), or any future renovation project(s) and/or any maintenance/repair(s), the Lessor shall be responsible for coordinating and obtaining approval of the project schedule with the Department. This includes, but is not limited to, Lessor’s responsibility for the associated costs of hiring a licensed and bonded vendor to ensure that damaged items will be repaired or replaced during the following:

1. Relocating/staging Department’s equipment/furniture in the applicable area(s).

2. After the completion of the project, establish the necessary work space(s) by placing furniture in area(s) as designated by the Department;

3. Provide required cleanup according to standard business practices of industry.

2. Annual Inspections: It shall be the Lessor’s responsibility to contact the Local Fire Protection Agency and arrange for a fire safety inspection of the leased space each year in conjunction with the yearly anniversary date of the Lease Agreement. Lessor must remedy any deficiencies noted in the annual inspection in accordance with timeline(s) identified by the Local Fire Protection Agency. The Lessor shall provide documentation of the fire safety inspection reports to the Department’s designated representative and coordinate correction of deficiencies to minimize disruption to the office/operation. The cost of annual fire safety inspections, where applicable, shall be the responsibility of the Lessor.

3. Staff Restrooms:

A. Provide and comply with all applicable building/permitting guidelines regarding number of women’s and men’s restrooms related to our square footage and for thirty-seven (37) employees and numerous visitors.

B. Provide and comply with building/permitting guidelines for ADA Unisex Restrooms related to square footage and the number of employees and visitors.

C. Women’s restrooms are to be equipped with the following: Sanitary Napkin Receptacles, toilet seat dispenser/holder, adequate number of trash receptacles, forced air hand dryers, and soap dispensers. Each stall door shall be equipped with a hook so that purses or jackets may be hung. (All supplies shall be provided by Lessor’s janitorial service)

D. Men’s restrooms are to be equipped with the following: Adequate number of trash receptacles, forced air hand dryers, soap dispensers, and toilet seat dispenser/holder. Urinals will be according to code. (All supplies will be provided by Lessor’s janitorial service)

E. If restrooms are exclusive to DJJ, the Department shall be provided three (3) samples/colors of a smooth countertop. The Department shall also be provided three (3) samples of flooring and paint colors to choose from.

4. ADA Unisex Restrooms:

A. Provide one (1) ADA unisex restroom within the Probation lobby/waiting area.

B. Provide one (1) ADA unisex restrooms within the secure work area for Probation staff only.

C. Restrooms are to be equipped with sink, hot and cold water, soap dispenser, forced air hand dryers, trash receptacles.

D. All supplies will be provided by the Lessor’s janitorial service.

5. Signage:

A. Interior identification – Lessor shall provide an interior main directory in the lobby showing the location of all programs and provide directional signs as required.

B. Restrooms and Special Use Rooms – Lessor shall provide signs to identify all restrooms, (handicap symbol on handicap restrooms) conference rooms, mechanical equipment, etc.

C. Offices and Other Rooms – Lessor shall provide consecutively numbered offices and rooms, with all numbering subject to Department approval. Lessor shall also provide a wall-mounted room number sign (2 inches x 5 inches) for each room, installed immediately to the left of the door at a height not exceeding fifty-four (54) inches above the finished floor.

D. Exterior identification - Lessor shall provide the Department signage on the exterior of the building as well as the main entrance.

E. ADA compliant signage - Raised letter signs with Braille shall be provided to identify all restrooms (international symbol of accessibility on restrooms for person with disabilities), conference rooms, mechanical equipment, and other special use rooms.

6. Refrigerated Drinking Fountains:

A. ADA refrigerated (high-low) drinking fountain stations shall be provided by each restroom on each floor. Drinking fountains to have a filtered water and bottle filling (filters changed/provided by Lessor). Fountains must meet the requirements of the Americans with Disabilities Act of 1990, the requirements of Sections 553.501-553.514, Florida Statutes, and the Florida Americans with Disabilities Implementation Act.

7. Floor Coverings:

A. Carpet - New carpet tiles shall be installed prior to acceptance of the building unless a written concession to accept ‘as is’ is given by the Department. All individual office spaces, and conference rooms shall be commercial grade anti-soil carpet tiles to benefit acoustics, comfort, and minimum maintenance in cleaning. Carpeting shall have UM- 44D, ASTM D 3674-81/UM-44D, fire and 3.5 kilovolts electrostatic conductivity rating. All carpet shall be of a color, quality and made by a manufacturer acceptable to the Department, which will choose from a minimum of three

(3) color assortments provided by the Lessor. Carpet tiles shall be replaced on the fifth (5) year of the lease and the commencement of the second renewal option term, or as needed due to normal wear, as determined by the Department. Carpeting shall be treated to reduce staining. Carpet shall be professionally cleaned by the Lessor once a year or as needed due to unforeseen circumstances.

B. Laminate Vinyl Plank (LVP) - New LVP flooring shall be installed in main lobby area, main corridors, break room, reception/waiting areas and exclusive restrooms and shall be installed prior to acceptance of the building(s), unless the Department accepts the flooring as is, in writing. All LVP flooring shall be of a neutral color and made by a manufacturer acceptable to the Department, which will choose from a minimum of three (3) color selections provided by the Lessor. LVP flooring shall be professionally cleaned by the Lessor once a year or as needed due to unforeseen circumstances.

8. Paint:

A. All painted surfaces shall be freshly painted before occupancy at the commencement of the lease, with washable paint for easy cleaning using either a semi-gloss or satin finish paint. Flat paint will not be acceptable. All painted surfaces shall also be freshly painted on the fifth (5) year of the lease and the commencement of the second renewal option term, or as needed due to normal wear, as determined by the Department.

B. Touch-up painting shall be done as needed.

C. High traffic areas shall be repainted every three (3) years as requested by the Department.

D. All painted surfaces shall be painted with a washable paint for easy cleaning using either a semi-gloss or satin finish paint. Flat paint will not be acceptable.

E. The Department shall be provided with a minimum of three (3) color samples from which to choose color from.

Only neutral colors will be acceptable.

9. Window Coverings:

A. Exterior windows shall have commercial, horizontal blinds or shades and energy saving film or tint to facilitate sunlight and energy control.

B. During the term of the lease and any renewals thereafter, the Lessor shall replace any worn or damaged window covering(s) and/or window tint, as requested by the Department.

10. Lighting:

A. All leased space shall have LED or T-8 fluorescent lighting to provide a minimum lighting level of:

1. 10 foot-candles - halls and corridors, etc.

2. 30 foot-candles - other public areas

3. 50 foot-candles - offices, classrooms, conference rooms, etc.

4. 50 foot-candles – computer rooms

5. Interior lighting must include emergency lighting for security and safety. All emergency lights shall have battery packs and Lessor will be responsible for testing monthly.

B. Parking lot and walkways will be lighted with dusk to dawn lighting to assure complete illumination of the parking area, over outside exit/entry doors and sidewalks. Minimum lighting levels for the parking areas will be maintained at the exterior light level of 1.0-foot candles. Such lighting shall follow the industry standards and all applicable Federal, State and Local codes and ordinances.

C. Exterior light level of 1.0-foot candles for parking lot areas (measured with a General Electric-type 214 Light Meter or equivalent – Lessor to provide).

D. Parking garage, if applicable, light level shall be 10 foot-candles. Such lighting shall follow the industry standards and all applicable Federal, State and Local codes and ordinances.

11. Electrical Requirements:

Lessor shall provide at a minimum, the following:

A. Three (3) duplex electrical outlets, per office (maximum four (4) offices per circuit), including adequate additional outlets in each open clerical/file area/work area.

B. Two (2) duplex electrical outlets, per workstation.

C. Four (4) dedicated circuits for the Break Room/Pantry.

D. Class “B” surge protection on all 120/208 circuit break panels.

E. 20-amp dedicated circuits for the Mail/Printer/Fax/Copier Room(s) F. Housekeeping circuits separate from office circuitry.

G. Building must comply with National Electric Code latest edition at the time of occupancy.

H. 20-amp dedicated circuits for each Telecommunications Room (LTER).

12. Security Requirements:

A. Main entry doors shall have automatic door closures and will be programmed to unlock Monday-Friday 8:00 AM and lock at 5:00 PM. The Department will work with vendor of choice to provide access system to these doors at the lessee’s expense.

B. All exterior side doors shall lock automatically upon closure.

C. Interior security lights throughout the leased area, to include restrooms for security when the main lights are off.

D. Keys shall be provided to Lessee to the individual offices of all managers, IT/LAN room, and other rooms designated by the Department that will require locksets and provided in accordance with a master keying system.

E. Fire alarm system: Lessor shall provide, maintain, and monitor and all costs associated with this alarm to include maintenance of this alarm.

F. Phone lines required for alarm system to be monitored twenty-four (24) hours/day and seven (7) days a week

(24/7). The security alarm system may be a stand-alone panel, or a combination U/L listed panel, if U/L listed for that purpose.

G. All costs associated with the installation, monitoring, set-up, and payment of installation of dedicated phone line for monitoring, registration fees, repair/services and other associated costs, as may be applicable, shall be the responsibility of the Lessor.

H. The monitoring of the fire alarm system shall be required 24 hours/7 days a week at the Lessor’s expense.

I. The cost for any false alarms caused by faulty equipment or systems that results in a citation, Lessor shall pay the cost.

J. The Department reserved the right to work with the Lessor to determine which vendor performs this project.

13. Maintenance and Repairs:

A. Lessor shall provide Lessee a contact name, phone number, and email address of the individual that the Lessee is to contact to report maintenance and/or repairs to.

B. Repair items that could cause further damage shall receive attention within twenty-four (24) hours, and if recurring problems do not receive attention within thirty (30) working days after notification is given to the Lessor in writing, the Lessee will have the right to complete the work, by a contractor of the Lessee's choice, and send the invoice to the Lessor for payment or the Lessee will deduct the invoiced amount from the Lessor's rental payment to satisfy the expense incurred.

C. Monthly maintenance inspection will be conducted by the Agency's representative to review the condition of the building, interior, exterior and the grounds. Any discrepancies will be provided in writing to the Lessor with an established correction/completion date of the discrepancies found.

14. Heating and Air Conditioning:

A. Prior to occupancy, the entire air conveyance system shall be inspected by a licensed mechanical contractor, calibrated, tested, and balanced by an HVAC contractor or engineer. A copy of the inspection report shall be provided to the Lessee within thirty (30) days prior to the occupancy date.

15. Parking:

A. Minimum 37 non-exclusive and 3 exclusive parking spaces for employees & visitors.

B. Minimum of two (2) handicapped spaces required (per ADA National Network 26-50 parking spaces requires 2 parking spaces with a minimum of 1 van accessible parking space.)

C. Four (4) State-owned vehicles will remain on the premises overnight and/or on weekends.

16. Employee Smoking Area:

A. Provide designated smoking area, to include benches and smoking urn(s), with a minimum of 50 feet from the building(s).

B. Area to be maintained by Lessor’s janitorial service company.

17. Employee Non-Smoking Area:

A. Provide designated non-smoking area for employees that do not smoke to include picnic tables or concert tables.

B. Area to be maintained by Lessor’s janitorial service company.

18. Miscellaneous Requirements:

A. Probation Lobby and Clerical Area - Lessor shall provide a separate Probation lobby and clerical area accessible from the building's main public lobby or direct access from exterior of building. The entrance shall be located off the main lobby to allow Probation clients to sign in and wait to be seen by their supervising Probation Officer.

This area shall include walls (floor-to-ceiling) with one (1) 3/8” thick Lexan window with Margard II coating (or equivalent coating that protects against abrasions and yellowing), set no higher than 28” to 34” from the floor.

Window(s) shall be 4’ high x 4’ wide.

1. Install one (1) pass-through port, which shall be cut concave into the counter or shall be cut out from the bottom of each window in order to allow documents or clipboards and/or fingerprint readers to be passed underneath-style of port and dimensions shall be provided by the Department (approximate dimensions 9“inches x 3.5” inches).

2. Provide Formica covered counters 28” to 34” above floor level and 19” deep to run the length of the wall under the pass-through windows on the Lobby/Reception side and twenty-four (24) inches deep on the clerical/staff area side of the pass-thru windows.

3. The counter in the clerical area side shall have lockable desk-style drawers, for each clerical work area, installed so that they pull out from underneath the main counter in areas/at heights specified by the Department. Each clerical work area shall have a mounted keyboard tray and port holes on the counter surface for computer wiring on the clerical area side.

4. The clerical area shall have multiple electric outlets and data outlets installed.

5. Ensure the traffic-flow pattern used by the public/clients will not go thru the secure employee work area.

6. Provide one (1) electric operated lock between the Lobby/Access-way leading to the employee secure work areas. These electrically controlled pass-through doors shall be controlled from within the clerical area by separate control buttons at each control station/clerical work area.

7. Lessor shall be responsible for repair/maintenance of the equipment operating the doors, control stations, etc.

These doors shall be solid and the door frames hollow metal. An automatic closure shall be installed on these doors

8. Install a flush-mounted ceiling fan (5-blade Hunter) in the Probation reception/waiting room. The on-off electrical switch shall be in the clerical staff workspace.

9. Provide two (2) hard wall interview rooms directly off the lobby within the non-secure area to include a separate entrance from the secure work space for DJJ staff to enter to include a 3/8” thick Lexan windows with Margard II coating (or equivalent coating that protects against abrasions and yellowing), set no higher than 28” to 34” from the floor. Window(s) shall be 4’ high x 4’ wide. Employee side to include a push button panic button.

10. Allow installation of panic push button panic button on the employee side of the Probation clerical area.

B. Copier/Printer/Fax/Area -

1. Provide two (2) quad electrical outlets for fax machine purposes within the Copier/Printer/Fax area or room(s) at a location to be designated by the Department of Juvenile Justice.

C. Break Room/Pantry - Each room shall include one kitchen-size stainless steel double sink and a countertop work area with 4-6 feet of cabinets above and below, finished with laminated plastic (Formica) or equivalent.

1. Two (2) duplex 110-volt electrical outlets (GFCI) located over the counter shall be provided for convenience appliances.

2. Provide hot and cold water to the sink, a soap dispenser, and a paper towel dispenser.

3. Space to place up to a full-sized refrigerator. Lessor shall provide refrigerator for Lessee’s use.

D. Conference Rooms and/or Training Center -

1. Provide recessed lighting with a dimmer switch in all conference rooms and training rooms.

2. Conference Room: Multiple electric outlets on walls. Minimum of four (4) per wall with one (1) data drop on each wall and four (4) data drops in conference room floor, if feasible.

3. Training Center: Multiple electric outlets on walls. Minimum of four (4) per wall and twenty (20) data drops installed throughout for use of multiple computers during training sessions.

E. Common Traffic Areas -

1. Common area doors leading to hallways and all conference rooms and training rooms shall have a glass insert.

2. All building entrances and exits (for the space to be occupied) must have a minimum of a four (4) foot overhang.

3. Trash receptacle must be provided at each entrance and exit. These items must be emptied/cleaned daily by janitorial staff.

4. Door mats shall be provided at all entrances to protect floor coverings and cleaned daily by janitorial staff.

Lessor shall replace door mats when worn.

F. Wiring and/or Telephone Closet(s) -

1. Number of wiring closets needed is dependent upon the selected building layout, as the length of cabling run is limited to a maximum of 600 feet (see Addendum C-1 for further requirements).

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ATTACHMENT B

CONSTRUCTION PROJECT SCHEDULE

SAMPLE

ATTACHMENT C

ATTACHMENT C-1

ATTACHMENT C-2

ATTACHMENT C-3

ATTACHMENT C-4

DEPARTMENT OF MANAGEMENT SERVICES

ADDENDUM FOR ASSESSING LIQUIDATED DAMAGES

ADDENDUM: _____________ LEASE NUMBER: _____________

As a condition precedent to lessee’s obligation to occupy and pay rent, the leased premises shall be renovated and completed in accordance with the Invitation to Negotiate issued for the above referenced lease.

Should Lessor fail to complete renovations within the time frame specified in the Invitation to Negotiate, liquidated damages in the amount of $______ per day shall be assessed until specified renovations are completed. This provision for liquidated damages shall in no way affect Lessee’s right to terminate the lease for failure to have the renovations completed by the commencement date of the Lease. The Lessee’s exercise of the right to terminate the lease shall not release the Lessor from his obligation to pay said liquidated damages in the amount stated above.

LESSOR: LESSEE:

Lessor Signature Lessee Signature

ATTACHMENT C-5

STATE OF FLORIDA

DEPARTMENT OF MANAGEMENT SERVICES

ADDENDUM FOR PROPOSAL SUBMITTED BY LESSOR

PROPOSAL SUBMITTED

BY ___________

SHALL BE INCORPORATED UNDER ADDENDUM _____

TO LEASE 800:0519

Lease number, 800:0519, located at _________ shall incorporate the Invitation to Negotiate (ITN) solicitation document, the ITN Reply from ________ (“Lessor”), and the Best and Final Offer submitted by Lessor dated _________.

Upon receipt of a lease from the Department of…