ESBD_558459_1789067853935_G.6 Scope of Work - Camp Mabry Portables.pdf

SOW — Camp Mabry Portables

SCOPE OF WORK

Camp Mabry Portables North Site and South Site

Camp Mabry — Austin, Texas

The Texas Military Department (TMD) requires two temporary modular workspace facilities at Camp Mabry to accommodate 165 personnel—110 at the North Site and 55 at the South Site.

Both facilities must be fully installed, accepted by TMD, and ready for occupancy no later than March 30, 2027. The facilities will be leased for an initial term of thirty-six (36) months, with two additional one-year renewal options and an option for TMD to purchase either or both facilities, as further established in the Invitation for Bids.

1. Purpose and Project Description

1.1 Purpose

The Texas Military Department (the "Owner") requires the lease of two temporary modular workspace facilities, with an option for TMD to purchase either or both facilities, at two locations on Camp Mabry to house 165 personnel while renovations are conducted at Camp Mabry facilities. The temporary facilities will be placed on existing, Owner-provided foundations, and site improvements are at each location.

This Scope of Work ("SOW") describes the work the Owner intends to competitively bid. It is issued so that qualified Respondents can prepare complete, comparable bids. The Contractor shall provide turnkey, code-compliant, occupancy-ready facilities at both sites, covering modular unit supply and installation onto existing foundations, interior fit-out, mechanical/electrical/plumbing and life safety systems, and IT/AV/low-voltage infrastructure.

Important — Foundations and site improvements at both sites exist and are NOT in the Contractor's scope.

TMD CFMO will perform any modification or improvement to the existing foundations, pads, gravel, or site utilities. The Contractor's responsibility at the site interface is limited to verification, protection, coordination with the Owner’s final connections, and the work expressly described in Section 4.1.

1.2 Sites

North Site South Site

Location Behind BLDG 24 (36ID Band Hall) Adjacent to BLDG 19 (Innovation Center)

Occupancy 110 personnel 55 personnel

Building area 12,000 SF — foundation footprint is 150 ft x 80 ft

Approx. 7,200 SF — flexible; see the area exception in 4.3.2

Density Approx. 109 SF/person — above the 90–100 target band; see the note below 1.2.1

Approx. 131 SF/person — marginally above the 130 maximum; see 4.3.2

Foundation Existing and in place. Owner-furnished.

Dimensions per SOW Appendix A.

Existing foundation from a previous temporary installation; Owner-furnished.

Respondents shall field-verify the visible footprint dimensions and site conditions during the mandatory site visit.

Site improvements

Existing. Any improvements by TMD CFMO. Existing — gravel, surfacing, and site improvements complete.

Utilities — electrical

Owner-provided three-phase, 480Y/277V service hookup at the SE corner of the North Site footprint, terminated in a panel.

Available ampacity is not Owner-limited.

Contractor verifies the service per Section 4.6, sizes its distribution equipment for the proposed load, and Owner makes final connections.

Existing single-phase electrical service in place from the previous installation at the South Site footprint. Contractor verifies the service and available capacity per Section 4.6, and Owner makes final connections.

Utilities — water, sewer, comms

Water and sanitary sewer service available at the NE corner of the North Site footprint;

communications service available at the SE

Existing water, sanitary sewer, and communications hookups in place from the previous installation at the South Site

North Site South Site corner, adjacent to the electrical service.

Contractor verifies availability and condition per Section 4.1, and Owner makes final connections.

footprint. Contractor verifies availability and condition per Section 4.1, and Owner makes final connections.

Program character

General office / open plan Group D and Group C suites identified in Section 4 with acoustic privacy, plus IT support and general admin

Nearest gate for delivery

35th St Gate / ACP 1 35th St Gate / ACP 1

SOW Appendix A provides the available site information for the existing foundations and utility connection points. Respondents are responsible for examining both sites during one of the mandatory site visits and obtaining the visible field measurements necessary to prepare their Space-Fit/Configuration Layouts and Bids.

1.2.1 Space planning basis — Gross area is planned against a maximum of 130 SF per person, with an Owner-validated target band of 90–100 SF/person. The North Site at 110 personnel in 12,000 SF yields approximately 109 SF/person — within the maximum but above the target band. The South Site at 55 personnel carries a planning maximum of 7,150 SF; the program in Section 4.3.2 lands marginally above it. Both variances have been reviewed and accepted by the Owner.

1.3 Mandatory Pre-Bid Space-Fit/Configuration Layout

Each prospective Respondent intending to submit a Bid shall attend one of the mandatory site visits, examine both the North and South Sites, and obtain the visible field measurements necessary to prepare a Space- Fit/Configuration Layout. TMD will permit reasonable, non-destructive measurements during the site visits.

Destructive investigation, excavation, or exposure of concealed conditions is not permitted.

The Space-Fit/Configuration Layout shall be submitted to TMD no later than 4:00 p.m. Central Time on October 13, 2026, in accordance with the Schedule of Events in the IFB. A prospective Respondent that does not timely submit the required layout will not be eligible to submit a Bid.

The layout shall demonstrate that the Respondent’s available modular units can accommodate the required room program, personnel counts, circulation, accessibility, utility interfaces, and other requirements of this SOW within the existing North and South Site foundation footprints.

Each Space-Fit/Configuration Layout shall include, at minimum:

• Separate layouts for the North and South Sites;

• Overall building and module dimensions;

• Proposed module quantity, size, orientation, and mate lines;

• Required private-office and workstation counts;

• Required support spaces and approximate room dimensions;

• Entrances, exterior doors, and emergency exits;

• Stairs, ramps, landings, and accessible routes;

• Restroom and plumbing locations;

• Electrical and communications connection locations;

• Group C and Group D suite separation;

• Identification of acoustically rated walls and doors;

• The proposed South Site Configuration A or Configuration B;

• Identification of any conflict between the proposed configuration and the foundation footprint, visible site conditions, utility locations, or required space program; and

• Any other information expressly required elsewhere in this SOW to be shown, identified, or addressed in the Space-Fit/Configuration Layout.

Any discrepancy, conflict, or additional information needed to complete the layout shall be submitted to TMD by the solicitation questions deadline.

TMD will review the submitted layouts for the limited purpose of establishing a common final configuration and technical basis for bidding. TMD may incorporate concepts or information from one or more submissions into the final configuration. TMD’s review or use of a submission does not constitute approval of the prospective Respondent’s proposed units, qualifications, means and methods, or future Bid.

TMD will issue the final configuration and any related solicitation revisions by addendum. All Respondents shall prepare their Bids using the final configuration issued by TMD, regardless of the configuration included in an individual Respondent’s Space-Fit/Configuration Layout.

2. General Requirements

• The Contractor shall furnish all labor, supervision, materials, equipment, transportation, permits, inspections, and incidentals necessary to deliver complete and operational temporary workspace facilities at both sites, ready for Owner occupancy.

• The Contractor shall deliver, install, and obtain TMD acceptance of both the North and South temporary modular workspace facilities, complete and ready for occupancy, no later than March 30, 2027.

• The Contractor shall act as the single point of responsibility for all work packages in Section 4, including coordination of subcontractors and the modular unit manufacturer.

• The Contractor shall designate a project manager and an on-site superintendent, both available during all working hours.

• Camp Mabry is an active installation. The Contractor shall sequence and stage the work to maintain access to BLDG 24, BLDG 19, and all adjacent facilities, roadways, and parking throughout. Any planned disruption to access, utilities, or parking requires 10 business days' advance written approval from the Owner. Most of these roadways have alternate access; however, temporary closures are acceptable on short notice.

• Camp Mabry core hours are between 0600 and 1800, Monday through Friday. Work may be coordinated outside these hours through the TMD PM assigned to the project.

• All personnel and vehicle access to the installation is governed by SOW Appendix C. The Contractor shall base their submissions on the Site Access Requirements included with the solicitation. Any revision issued before bid opening will be made by addendum.

• The Contractor shall coordinate all deliveries, crane picks, and oversize loads with TMD CFMO and installation security, including gate selection and haul routes.

• The Contractor shall maintain a clean and safe work area, provide temporary construction fencing and signage at both sites, and comply with the Owner's installation safety and environmental requirements.

• The Contractor shall attend a single kickoff meeting, scheduled by the Owner's project manager, prior to the start of on-site work.

• The Contractor shall protect existing foundations, site improvements, utilities, paving, trees, and landscaping and shall repair any damage at no cost to the Owner.

3. Installation-Specific Requirements These requirements are particular to work performed on Camp Mabry and are in addition to the technical scope in Section 4.

3.1 Authority Having Jurisdiction

• The Authority Having Jurisdiction for this project is the TMD Construction & Facilities Management

Office (CFMO). CFMO shall provide all design review, permitting, and inspection approvals.

• The Contractor shall provide the manufacturer's drawings, shop drawings, calculations, installation details, trade documentation, permits, and other code-compliance documents customarily required for the manufacture, installation, inspection, and occupancy approval of commercial modular buildings.

• The Contractor shall schedule and attend all inspections and shall obtain CFMO's written occupancy approval for each site prior to Owner occupancy.

3.2 Site Access

• Installation access and vehicle inspection requirements are set out in SOW Appendix C.

• SOW Appendix C requirements are subject to change at any time at the Owner's direction. Respondents shall base their bids on the Site Access Requirements included with the solicitation. Any change issued before bid opening will be incorporated by addendum. Any post-award change affecting the Contractor’s cost or performance schedule will be addressed in accordance with the applicable Contract change provisions.

• Delays attributable to the Contractor's failure to submit complete and timely access requests under SOW Appendix C are non-compensable.

3.3 Force Protection and Siting

• Unit placement is governed by the existing foundation footprints. The Contractor shall not relocate or extend beyond the existing footprint without written Owner approval.

• The Contractor shall verify that its proposed unit configuration, entrance locations, and egress paths do not obstruct emergency vehicle access or the required egress from adjacent buildings, and shall identify any conflict during the bid period.

• The Contractor shall coordinate the location of the units relative to existing security cameras, lighting, and perimeter systems, and shall restore or relocate any device affected by the work.

• A fenced microgrid perimeter is located adjacent to the SW corner of the North Site footprint. The microgrid has no electrical or operational interconnection with the modular facility. No exit, egress path, or unit opening shall be sited at the SW corner, and the Contractor shall maintain a minimum 10-foot (3 m) clearance from the fenced perimeter. There are no other known external interferences affecting siting at the North Site.

• Each prospective Respondent shall demonstrate compliance with the force protection and siting requirements of this section in its mandatory Space-Fit/Configuration Layout and shall identify any conflict no later than the submission deadline per the schedule of events in the IFB.

3.4 Historic, Cultural, and Environmental Compliance

• The Texas Historical Commission (THC) is aware of this project and will review the work for any required historic zone permits. THC coordination is managed by the Owner; the Contractor does not prepare the review submissions.

• The Contractor shall comply with all conditions arising from the THC review, including any restrictions on ground disturbance, staging, equipment routing, tree protection, exterior appearance, or limits of disturbance, and shall incorporate those conditions into its work plan.

• The Contractor shall not perform any ground disturbance until the Owner confirms in writing that THC conditions have been issued and transmitted. Because foundations and site improvements are existing, ground disturbance is expected to be minimal; the Contractor shall identify in its bid any activity it anticipates that would disturb previously undisturbed ground.

• If previously unknown archaeological materials or human remains are encountered, the Contractor shall stop work in the vicinity immediately and notify the Owner. Such stoppages are excusable delays.

• The Contractor shall obtain a CFMO excavation/dig permit prior to any ground disturbance and shall complete utility locating for both public and installation-owned utilities.

• The Contractor shall comply with applicable stormwater, erosion control, and spill prevention requirements.

3.5 Utility Coordination

• Utility service to both sites is existing. The Contractor shall coordinate all final connections, outage requests, tie-in windows, and metering through TMD CFMO.

• The Respondent shall verify the capacity available at the existing electrical service point at each site against the actual connected load of its proposed configuration. Any deficiency that could require an Owner-provided service or infrastructure upgrade shall be identified to the Owner in writing no later than the solicitation questions deadline, in accordance with Section 4.6.

• Where an existing service, connection point, or stub-out proves inadequate or is not in serviceable condition, the correction is Owner scope (TMD CFMO). The Contractor shall document the condition and coordinate the schedule impact; it shall not proceed with corrective work without written direction.

3.6 Network Connection and Information Assurance

• Connection of the temporary facilities to the Owner's network is subject to the Owner's information assurance and accreditation requirements. The Contractor's base scope is limited to physical raceways and pathway — conduit, cable tray, J-hooks, sleeves, and firestopping — throughout the facility, including the open workstation area. Active network electronics remain excluded per Section 6 unless the Owner elects the Contractor-furnished option in the IFB, Attachment G.4, Pricing Schedule.

• As a separately priced Bid Option (IFB, Attachment G.4, Pricing Schedule Bid Option 6), the Contractor may propose furnishing and installing physical cabling to the private offices, in addition to the raceway/pathway base scope, provided doing so does not extend the Mandatory Installation Date.

• The Contractor shall coordinate the demarcation point, and any required pathway extensions with TMD J6/Comms or the assigned TMD PM.

• All cabling shall comply with the Owner's IT standards and shall be inspected and accepted by the Owner's communications representative.

4. Technical Scope of Work Unless a paragraph states otherwise, all requirements in this section apply to both the North Site and the South Site.

4.1 Existing Site Interface, Verification, and Limited Sitework Foundations, pads, gravel, surfacing, and utility hookups at both sites are existing and Owner-furnished. The Contractor's scope at the site interface is as follows.

• Perform a field survey of the existing foundation at each site prior to ordering units, recording actual dimensions, pier or blocking layout, elevations, level tolerance, and visible condition. Confirm that the proposed modular units are dimensionally and structurally compatible with the existing foundation as built.

• Submit an as-found condition report for each site within 3 days of Notice to Proceed, documenting the foundation, existing utility connection points, and any deficiency, damage, settlement, or non-conformance observed. Include photographs and a statement of fitness for the intended units.

• Verify the structural adequacy of the existing foundation for the proposed unit loads, including wind uplift and tie-down capacity. If the existing foundation is inadequate, notify the Owner in writing;

remediation is Owner scope per Section 1.1.

• Locate, expose as necessary, and verify the condition and capacity of the existing utility connection points — electrical service, domestic water, sanitary sewer, and communications pathway — at each site.

• Provide tie-downs, anchorage, leveling shims, and blocking as required to set the units on the existing foundation in accordance with the manufacturer's instructions and the approved engineering.

• Provide skirting, perimeter closure, and vermin exclusion around each unit group, integrated with the existing foundation edge.

• Protect the existing gravel, surfacing, and site improvements during delivery and setting operations.

Provide crane mats, track mats, or equivalent as required. Restore any area disturbed by the Contractor's operations to its pre-existing condition.

• Provide temporary erosion control and housekeeping measures during the work.

• Each Respondent shall depict the required stairs, ramps, landings, and accessible routes in its Space- Fit/Configuration Layout. The Contractor shall provide this work only if Bid Option 7 is exercised by TMD. If the Bid Option is not exercised, TMD will provide the work separately; however, the Contractor shall coordinate the modular-unit entrances, door thresholds, elevations, and connection points necessary to accommodate the TMD-provided work.

4.2 Modular Unit Supply, Delivery, and Installation

• Furnish modular building units sized to the existing foundation footprint at each site: approximately 12,000 SF at the North Site and approximately 7,200 (or as required) SF at the South Site.

Respondent note — Each prospective Respondent shall demonstrate through its mandatory Space- Fit/Configuration Layout that its available modular units can be installed within the existing North Site foundation footprint and accommodate the required program. Any foundation, module-size, pier-layout, utility, or dimensional conflict shall be identified in the Space-Fit/Configuration Layout submitted by the October 13, 2026 deadline.

• The Base Bid shall include new modular building units. As a deductive Bid Option 5, the Respondent may offer late-model used units in lieu of new units, priced separately for the North and South Sites on the Mandatory Pricing Schedule.

• The Respondent shall identify the manufacturer, model year, and age of the units proposed for both the Base Bid and deductive Bid Option 5. All units shall be clean, undamaged, fully serviceable, and compliant with applicable approval, inspection, labeling, documentation, and occupancy requirements.

Units with water damage, mold, soft flooring, failed seals, structural damage, or material deterioration will not be accepted.

• Units shall bear the Texas Department of Licensing and Regulation industrialized building decal or shall be otherwise approved for commercial occupancy by CFMO. Respondents shall identify the approval path they intend to use.

• Provide transportation, oversize load permits, escorts, crane or forklift setting, leveling, blocking, tie-downs, and marriage-line closure for multi-unit configurations.

• Provide weather-tight closure at all mate lines, roof seams, and penetrations, with the interior finish of the marriage wall matching adjacent construction. Mate-line detailing at acoustically rated walls shall comply with Section 4.4.

• Provide exterior doors with commercial-grade hardware, closers, weatherstripping, and panic hardware where required by egress calculations.

• Provide windows meeting the applicable energy code, with blinds or shades at all exterior glazing.

• Exterior color and finish shall be coordinated with the Owner and shall be acceptable within the installation's visual and historic context, consistent with any THC condition under Section 3.4.

• The modular facilities shall be provided to TMD under a lease arrangement for the initial term established in the IFB. TMD shall have the option, at its sole discretion, to purchase either or both modular facilities in accordance with the Option to Purchase pricing and terms submitted with the Bid.

The Respondent shall identify the purchase-option price for an outright, brand-new purchase and an option for after the 36-month initial term, with any credit for lease payments previously made, and all costs and conditions associated with transfer of ownership to TMD.

4.3 Interior Program and Fit-Out

Group A and Group B are located at the North Site; Group C and Group D are located at the South Site. Group A and Group B share a single general office program with no material difference between them and are therefore addressed together in 4.3.1. Group C and Group D have differing privacy and space requirements and are addressed in dedicated subsections beginning at 4.3.2.

4.3.1 North Site — General Office (Group A / Group B)

The North Site houses 110 personnel from two related organizational elements, Group A and Group B, within a single physical structure. The two groups are logically separated; no interior physical security separation is required. See 4.3.1.4.

The foundation footprint is 150 ft x 80 ft, giving 12,000 SF gross. At 110 personnel, this is approximately 109 SF/person — within the 130 SF/person maximum but above the Owner's 90–100 SF/person target band. This variance has been reviewed and accepted by the Owner.

4.3.1.1 Seat count

Count Notes

Private offices 22 110 SF each; perimeter siting per 4.3.1.3

Open workstations 88 6' x 6' stations

Total seats 110 Reconciles to the stated occupancy with no shortfall

4.3.1.2 Space program

Space Qty Area (SF) Notes

Private offices 22 2,420 110 SF each (11 ft deep x 10 ft wide)

Open workstation floor 88 stations 3,650 6' x 6' stations plus local aisles

Conference room 1 300 AV-ready; see 4.7

Consultation room 1 150 Enclosed room for sensitive conversations

Break room 1 600 Sink, casework, appliance rough-ins and circuits

Restrooms 2 sets 700 Fixture count per code for 110 occupants; min. one accessible

Reception 1 200 Staffed transaction counter; see 4.3.1.5

Comms / IT room 1 150 Dedicated cooling, dedicated circuits, keyed access

Records storage (Group A and Group B)

2 200 Lockable; personnel records and PII

Copy / print alcoves 2 120 Dedicated circuits; ventilation as required

Lactation / pump room 1 80 Shielded from view, lockable, not a restroom. See 4.3.1.6.

Janitorial / storage 1 150 Mop sink if required by code

Mechanical / electrical closets 2 100

Circulation, walls, and structure — 2,850 Corridors, partition and exterior wall thickness

11,670 Total, leaving approximately 330 SF unallocated

Unallocated area — The program above leaves approximately 330 SF unallocated within the office bands.

Adopting the 17 ft office band (see the Mate-line coordination note in 4.3.1.3) absorbs approximately 300 SF of this, leaving a small remainder. Disposition of any residual unallocated area — enclosed phone rooms, additional private offices, or an enlarged conference/break room — is at the Respondent's discretion.

4.3.1.3 Layout and module coordination

• Private offices shall be sited along the two 150 ft exterior walls, in bands one module deep. Each band comprises an 11 ft deep office zone and a 5 ft corridor.

• The two long walls accommodate up to 30 office positions. Twenty-two are required; the balance provides expansion capacity and shall not be finished out unless directed.

• The building core, approximately 48 ft x 150 ft, houses the open workstation floor, break room, conference room, restrooms, and comms/IT room.

• Respondents shall submit a module layout drawing with the floor plan overlaid, showing all mate lines and their relationship to the office bands, the corridor walls, and every full-height partition.

• Restrooms shall be sited in the NE corner of the footprint, adjacent to the water and sanitary sewer service described in Section 1.2. The split of fixtures between the North wall and the East wall within that corner is at the Contractor’s discretion.

• The main building entrance shall be sited approximately at the center of the East wall; minor shifts left or right to suit module packaging are acceptable, since the interior program is logically divided into two sections and exact symmetry is not required.

• Emergency and secondary exits shall be provided on the North, South, and West walls as required by code-driven egress calculations. No exit shall be sited at the SW corner per Section 3.3.

Mate-line coordination — A 150 ft x 80 ft footprint divides cleanly into fifteen 50 ft x 16 ft modules — five across and three along — producing four longitudinal mate lines and two transverse. A 16 ft office band places the corridor wall directly on a longitudinal mate line, which is the least favorable location for a full-height partition. Respondents shall set the office band at approximately 17 ft so the corridor wall sits inboard of the seam; a tested mate-line closure at 16 ft is not required.

4.3.1.4 Interior Security

• The North Site is a single access zone with no interior access control, no interior security devices, and no interior security rough-in required or included.

• Security controls are provided at exterior doors only. The Contractor shall furnish exterior doors prepared to receive cipher locks — including any required cutouts, reinforcement, and strike preparation — but shall NOT furnish or install the cipher locks or any other security device. TMD facilities personnel furnish and install devices.

• The Contractor shall coordinate door preparation requirements with the Owner prior to finalizing doors.

4.3.1.5 Visitors

• The North Site is not configured to accommodate routine visitors. Reception is a staffed transaction counter rather than a waiting room.

• Occasional visitors shall nonetheless be provided with an ADA-compliant accessible route from accessible parking to reception, and access to an accessible restroom, without traversing the open workstation floor.

4.3.1.6 Lactation room

• Provide a dedicated lactation room that is not a restroom, shielded from view, free from intrusion, and lockable from the inside.

• Provide a duplex receptacle, task lighting, a work surface, seating space, and a sink or documented access to a nearby sink.

• Respondents shall demonstrate in the mandatory pre-bid Space-Fit/Configuration Layout required by Section 1.3 that the 22 private offices, 88 workstations, and the balance of the required program fit within the 150-foot by 80-foot North Site foundation footprint.

4.3.2 South Site — Group D, Group C, IT Support, and General Admin

The South Site houses 55 personnel across four groups with differing privacy requirements: Group C, Group D, an IT support element, and general administrative personnel. The Group D and Group C areas are subject to the acoustic and privacy requirements in Section 4.4.

Group Personnel Private offices

Open seats Notes

Group C 22 7 15 Offices and open seats within the Group C suite

Group D 9 9 0 All Group D personnel are in private offices

IT support 10 0 10 Seated entirely in open plan, adjacent to the server/IT room;

outside the suites

General admin 14 0 14 Seated entirely in open plan

Total 55 16 39

Suite and shared spaces:

Space Qty Notes

Group D interview room 1 Acoustically rated per 4.4; sized for 2 persons

Shared conference room 1 300 SF; sited between the Group D and Group C suites;

serves the Group C meeting requirement; AV-ready; non-privileged use, see 4.4.2

Secure file/records storage 2 One per suite; lockable, accessible only from within that suite

Reception/waiting 1–2 See 4.4.4 — no line of sight between the Group D and Group C waiting areas

Suite entry 2 See 4.4.4 — separate entries, or separate access-controlled doors off a shared vestibule

Server / IT room 1 Dedicated cooling, dedicated circuits, keyed access

Restrooms 2 sets Fixture count per code for 55 occupants, split one set per suite (Group C / Group D); min. one accessible

Break room/kitchenette 1 Sink, casework, appliance rough-ins and circuits

Storage / janitorial 1 Mop sink if required by code

Area planning note: The resulting South Site program is approximately 7,200 SF, or approximately 131 SF/person. TMD accepts this minor variance from the 130 SF/person planning guideline as necessary to accommodate the required program. Group D at 9 offices for 9 personnel is a mission-driven requirement and is fixed; IT support and general administrative personnel are seated entirely in open plan to hold the program within this variance. The South Site headcount remains at 55.

Reductions already adopted in the area model:

• The shared conference room serves the Group C meeting requirement. No dedicated Group C meeting room is provided. The room is sited between the Group D and Group C suites, where it also acts as an acoustic buffer between them.

• Private offices are sized at 100 SF rather than 120 SF.

• Open workstations are 6' x 6'.

• The South Site entry arrangement shall comply with Configuration A or Configuration B described in Section 4.4.4. Respondents shall identify the proposed configuration in their mandatory Space- Fit/Configuration Layout. TMD will establish the final configuration by addendum.

Respondents shall demonstrate in the mandatory pre-bid Space-Fit/Configuration Layout required by Section 1.3 that the required office and workstation counts, the Group C and Group D suites and their required separation, and the balance of the program fit within the available South Site footprint.

4.3.3 Finishes — North Site

• Interior partitions: full-height, insulated for acoustic separation at private offices and conference rooms.

Standard partitions STC 45 minimum.

• Ceilings: suspended acoustical tile grid throughout, or manufacturer-standard finished ceiling, coordinated with lighting, HVAC diffusers, sprinklers, and cable pathways.

• Flooring: commercial-grade carpet tile at open office and private offices; resilient flooring at break rooms, restrooms, and IT rooms; walk-off matting at entries.

• Walls and trim: primed and painted, minimum of two finish coats, colors from the Owner's selection;

rubber or vinyl base throughout.

• Doors and hardware: commercial grade, keyed to the Owner's keying schedule, with closers at rated and exterior doors. At least one exterior door on each facility shall be a double door (or equivalent wide clear opening) to allow furniture and equipment entry and egress.

• Millwork: break room casework and countertops, reception transaction counters, and IT room plywood backboards.

• Signage: room identification, restroom and accessibility signage, egress and exit signage, occupancy load posting, and building identification consistent with installation standards.

• Window treatments, fire extinguishers and cabinets, and code-required interior accessories.

4.3.4 Finishes — South Site

• Interior partitions: full-height, insulated for acoustic separation at private offices and conference rooms.

Standard partitions STC 45 minimum; Group D/Group C partitions per Section 4.4.

• Ceilings: suspended acoustical tile grid throughout, or manufacturer-standard finished ceiling, coordinated with lighting, HVAC diffusers, sprinklers, and cable pathways.

• Flooring: commercial-grade carpet tile at open office and private offices; resilient flooring at break rooms, restrooms, and IT rooms; walk-off matting at entries.

• Walls and trim: primed and painted, minimum of two finish coats, colors from the Owner's selection;

rubber or vinyl base throughout.

• Doors and hardware: commercial grade, keyed to the Owner's keying schedule, with closers at rated and exterior doors. Group D/Group C door assemblies per Section 4.4. At least one exterior door on each facility shall be a double door (or equivalent wide clear opening) to allow furniture and equipment entry and egress.

• Millwork: break room casework and countertops, reception transaction counters, and IT room plywood backboards.

• Signage: room identification, restroom and accessibility signage, egress and exit signage, occupancy load posting, and building identification consistent with installation standards.

• Window treatments, fire extinguishers and cabinets, and code-required interior accessories.

4.4 Acoustic Privacy and Separation

Scope boundary — The Group D and Group C areas require speech privacy sufficient for PRIVILEGED conversations. This work is NOT classified. No SCIF, ICD 705, TEMPEST, RF shielding, or accredited secure space is required or authorized under this SOW. Respondents shall not price to those standards.

4.4.1 North Site — Full-Height Partitions

The North Site does not require a rated acoustic assembly package. It does require that partitions be built full height, which is the single largest determinant of speech privacy in modular construction and is inexpensive to provide at the time of fit-out.

• All private office partitions, and the partitions enclosing the conference room and consultation room, shall be constructed continuously from the floor structure to the roof structure. Partitions terminating at the suspended ceiling are not acceptable at these locations.

• Provide acoustic batt insulation in the full cavity of these partitions.

• Seal all penetrations — conduit, cable, piping, ductwork, boxes — with acoustic sealant. Offset electrical boxes on opposite faces by a minimum of one stud bay.

• Provide acoustic sealant at both faces of the partition perimeter at the floor and roof junctions.

• Rated door assemblies, automatic drop seals, ducted returns, and field acoustic testing are NOT required at the North Site. Standard commercial door assemblies are acceptable.

• Full-height partitions shall be coordinated with the module mate lines per Section 4.3.1.3.

4.4.2 South Site — Acoustic Performance Requirements

Assembly/location Requirement Notes

Group D and Group C suite demising walls

STC 50 min. Continuous floor structure to roof structure;

no plenum bypass

Group D/Group C interview and conference room walls

STC 50 min. Includes the wall to any corridor or open area

Assembly/location Requirement Notes

Group D/Group C private office walls STC 45 min. Full height

Group D/Group C door assemblies STC 35 min. Complete assembly: door, frame, full perimeter seals, automatic drop seal

Shared conference room (between suites)

STC 45 min. Non-privileged use. Its walls to the Group D and Group C suites are demising walls and remain STC 50.

Standard offices/conference (elsewhere) STC 45 min. Full height

Field verification ASTC 45 min. Per ASTM E336, on a sample of 2 rooms selected by the Owner

• Acoustic assemblies shall be constructed continuously from the floor structure to the roof structure.

Partitions terminating at a suspended ceiling are not acceptable at any location requiring STC 50.

• Where an acoustically rated partition crosses a modular mate line, the Contractor shall provide a detailed, sealed, and tested closure that maintains the rated performance across the joint. Respondents shall describe their proposed mate-line detail in the bid. Wherever practical, the Contractor shall configure the layout so that rated walls do not fall on mate lines.

• Seal all penetrations — conduit, cable, piping, ductwork, boxes — with acoustic sealant and acoustically rated firestopping. Electrical boxes on opposite sides of a rated wall shall be offset by a minimum of one stud bay and back-packed.

• Provide ducted supply and ducted return at all rated rooms. Undercut doors, transfer grilles, and open plenum returns crossing a rated boundary are not acceptable. Provide duct lining or acoustic boots as required to prevent crosstalk between rated rooms served by a common trunk.

• Coordinate lighting, sprinkler, and cable pathway penetrations to minimize the number of breaches in rated assemblies.

• Provide flanking control at the floor and roof junctions, including acoustic sealant at both faces of all rated partition perimeters.

• The shared conference room is not used for privileged conversations and requires no privileged-grade treatment of its own. Where it is sited between the Group D and Group C suites, it serves as an acoustic buffer; the walls it shares with either suite are suite demising walls and shall meet STC 50 with acoustically rated door assemblies. The Contractor shall not provide a direct door between the Group D suite and the Group C suite.

4.4.3 Sound Masking

• Bid Option 3: The Respondent shall provide pricing for an electronic sound-masking system serving the

Group C and Group D suites and adjacent circulation areas. If exercised by TMD, the Contractor shall furnish, install, and tune the system to a masking spectrum of 42–45 dBA.

4.4.4 Visual and Circulation Privacy

• The Group C and Group D areas shall each be a separate, access-controlled suite. As part of the mandatory Space-Fit/Configuration Layout, each prospective Respondent shall depict and identify one of the following entry configurations and briefly explain how the proposed configuration satisfies the available footprint and the privacy requirements of this section:

◦ Configuration A – Separate Exterior Entrances: two separate exterior entrances, each serving one suite directly.

◦ Configuration B – Shared Exterior Vestibule: a single shared exterior entry vestibule with separate, access-controlled suite doors leading to each suite, provided there is no line of sight between the two waiting areas and no shared waiting seating.

• TMD will review the submitted layouts and establish the final South Site entry configuration by addendum. All Respondents shall prepare their Bids based on the final configuration issued by TMD, regardless of the configuration included in an individual Respondent’s Space-Fit/Configuration Layout.

• Visitor approach to and waiting for the Group D suite shall not be observable from the general administrative work area, the IT support area, or the Group C waiting area, in as much as is practicable.

Each Respondent shall demonstrate compliance with this requirement in its Space-Fit/Configuration Layout.

• Interior glazing, sidelights, and vision panels are not permitted at Group D or Group C interview rooms, conference rooms, or private offices. Where code requires a vision panel at a door, provide integral blinds or an approved privacy treatment.

• The Group D and Group C suites shall be on separate access control groups from the general admin and IT areas, and from each other. See Section 4.6.

• Provide lockable records storage within each suite, accessible only from within that suite.

4.5 Mechanical and Plumbing

• HVAC: furnish and install systems sized by a Texas-licensed mechanical engineer for the actual internal loads, including IT equipment loads, occupant density, and Austin design conditions. Provide load calculations with the submittal package.

• Where the HVAC load calculated above requires electrical capacity, service configuration, or infrastructure beyond what is available at a site, see Section 4.6 for the verification and Q&A process governing electrical upgrades.

• Provide zoning appropriate to the layout, with separate control of conference rooms, the Group D and Group C suites, and any space with materially different loads. Provide programmable thermostats accessible to the Owner.

• Ductwork serving the Group D and Group C areas shall comply with the acoustic requirements in Section 4.4.2.

• Provide outside air ventilation meeting the applicable mechanical code and ASHRAE 62.1 for the design occupancy, with standard filtration.

• Provide dedicated cooling for each server/IT room, capable of maintaining setpoint continuously and independent of the occupied-hours schedule.

• Provide exhaust at restrooms, janitorial, and break rooms as required by code.

• Plumbing: provide all plumbing systems and piping within the modular facilities to the Owner-designated connection points. The Owner will provide the backflow prevention, cleanouts, metering, and final connections to the existing water and sanitary sewer services. The Contractor shall coordinate its plumbing termination locations and connection requirements with TMD CFMO.

• Provide domestic water heaters, fixtures, trim, and accessories; all fixtures to be commercial grade and water-conserving.

• Provide freeze protection — heat tracing and insulation — on all exposed water and drain lines beneath and between units.

• Provide startup, testing, and a written air and water balance report by an independent balancing agency.

4.6 Electrical, Fire Protection, and Life Safety

• Provide the distribution equipment, feeders, and other electrical work within the modular facilities up to the Owner-designated connection points at each site. The Owner will make the final connections to the existing electrical services. The Contractor shall coordinate feeder sizing, connection requirements, outage requests, and tie-in scheduling with TMD CFMO. Existing electrical service and infrastructure upstream of the designated connection points are Owner scope.

• South Site Electrical Service: The existing electrical service available at the South Site temporary modular workspace location is single-phase. During the pre-bid site visit and before the solicitation Q&A period expires, the Respondent shall verify the existing electrical service configuration and available capacity and determine whether the available service is adequate for its proposed temporary modular workspace facility, including all HVAC, lighting, receptacles, equipment, and other electrical loads. Any identified or reasonably anticipated need for increased electrical capacity, three-phase service, transformer modifications, service equipment, or other electrical infrastructure improvements shall be submitted to TMD in writing no later than the solicitation questions deadline. TMD will clarify the required scope, as necessary, by addendum before bid opening.

• Verify the voltage, configuration, and available ampacity at each tie-in point against the actual connected load of the proposed configuration, and report any deficiency in writing per Section 3.5.

• Provide main distribution and branch panelboards sized as appropriate for the rated occupancy, fully labeled with typed panel schedules.

• Provide inter-unit feeders, disconnects, grounding and bonding, and surge protection.

• Provide interior lighting using LED fixtures with occupancy sensing and code-required automatic shutoff controls.

• Provide emergency egress lighting and illuminated exit signage with battery backup, tested and documented.

• Provide convenience receptacles throughout, dedicated circuits at break room appliances and copier locations, and workstation power feeds coordinated with the Owner's furniture layout.

• Provide dedicated circuits for each server/IT room as part of the Base Bid. Under Bid Option 1, the Respondent shall provide optional pricing for a standby generator and/or uninterruptible power supply (UPS) switches, or provisions for the Owner to connect a generator.

• Fire alarm: provide a code-compliant fire alarm system with initiating and notification appliances and panel, and connect to the installation's monitoring arrangement as directed by CFMO. Include acceptance testing witnessed by CFMO.

• As part of its mandatory Space-Fit/Configuration Layout, each prospective Respondent shall state whether sprinkler protection is required for its proposed occupancy, building area, construction type, and configuration and shall provide the basis for its determination. TMD and CFMO will confirm whether sprinkler protection is required for the final configuration issued by addendum. If required, the

Respondent shall price the complete sprinkler system under Bid Option 2 and confirm the adequacy of the available water supply at each applicable connection point.

• Provide portable fire extinguishers, posted egress plans, and any required Knox box or key access provision, coordinated with installation fire and emergency services.

• Coordinate emergency vehicle access and hydrant coverage at both sites.

4.7 IT, AV, Security, and Low Voltage

• Provide cable pathways — cable tray, J-hooks, conduit sleeves, and firestopping. Seal pathways crossing acoustically rated assemblies per Section 4.4.2.

• The Group D and Group C areas do NOT require physically separate cabling, patching, or pathway. The network logically separates these areas, and TMD J6 provides this separation.

• Access control — South Site: The Contractor furnishes exterior doors prepared to receive cipher locks and installs no security devices. At the Group D and Group C suite doors, door hardware integration is as specified by the TMD PM.

• Access control — North Site: NOT in the Contractor's scope. Others provide security controls at exterior doors only. The Contractor furnishes exterior doors prepared to receive cipher locks and installs no security devices. No interior access control and no interior security rough-in is required. See Section 4.3.1.4.

• If Bid Option 6 (Contractor-furnished physical cabling) is exercised, provide as-built cabling documentation, labeling per TIA-606, and administration records at closeout for that cabling.

4.8 Term Services, Demobilization, and Restoration

• During the lease term, the Contractor shall maintain the leased modular facilities and Contractor-furnished building systems in good operating condition, including HVAC filter changes and seasonal service, fire alarm inspection and monitoring, and general repairs. Required term maintenance shall be included in the Bid and separately identified in the pricing schedule.

• If TMD does not exercise the Option to Purchase for a modular facility, at the end of the applicable lease term, the Owner shall disconnect utilities at the existing connection points for the Contractor to remove the modular unit(s), stairs, ramps, skirting, and Contractor-installed improvements associated with that facility.

• The existing foundations, pads, gravel, and site utilities shall remain in place and shall be left undamaged. Restore any area disturbed by the Contractor's removal operations.

• Remove all debris from the installation. Provide demobilization and restoration as separately priced line items per site.

5. Deliverables and Submittals

Deliverable Timing

Site access — SOW Appendix C None required — valid State ID presented at the gate

Preliminary schedule and mobilization plan

Within 10 calendar days of Notice to Proceed

Site-specific safety plan and traffic/haul plan

Prior to mobilization

Deliverable Timing

As-found foundation and utility condition report

Within 3 days of Notice to Proceed, prior to ordering units

Unit configuration layout on the existing foundation footprint

With the as-found foundation and utility condition report

Drawings (to CFMO) Per the approved schedule

Acoustic assembly submittal — details, mate-line closure, doors

Prior to fabrication; South Site

Product data and shop drawing submittals

Prior to fabrication or ordering of each item

Modular unit condition inspection report (used units)

Prior to delivery

HVAC load calculations and equipment selections

With the mechanical submittal

Cabling test and certification results If Bid Option 6 is exercised; prior to substantial completion

Air and water balance report Prior to substantial completion

Field acoustic test report (ASTM E336) Prior to substantial completion; South Site

Fire alarm acceptance test documentation

Prior to occupancy approval

CFMO occupancy approval for each site

Prior to Owner occupancy

6. Owner-Furnished Items and Exclusions Unless the Owner directs otherwise by addendum, the following are furnished by the Owner and excluded from the bid:

• Land and site access at both locations for the duration of the term.

• Existing foundations, pads, gravel, surfacing, and site improvements at both sites, and any modification or improvement to them, which will be performed by TMD CFMO.

• Existing utility service to each site up to and including the connection points identified in SOW Appendix A — including the three-phase, 480Y/277V electrical hookup (panel termination) at the SE corner of the North Site, coordinated by TMD with Austin Energy — and any correction or upgrade required to those services.

• Logical network separation of the Group D and Group C areas, provided by TMD J6. The Contractor provides physical cabling only.

• All security devices at the North Site, including exterior cipher locks, furnished and installed by others.

The Contractor provides door preparation only.

• THC and environmental review documentation, which is coordinated by the Owner.

• Active network electronics — switches, routers, firewalls, wireless access points, servers — and all network accreditation activity.

• Desktop computers, monitors, telephones, and printers.

• Furniture, fixtures, and equipment (FF&E), including workstations, chairs,…