Exhibit A.1_Agency Specific Requirements.pdf

Agency Specific Requirements

Dermatology and Diabetes VA Clinic New/Replacing Lease

This document contains the agency’s build-out requirements for a turnkey lease and all VA specific building (interior and exterior), design, and construction requirements for an outpatient clinic. The Agency Specific Requirements, the Request for Lease Proposals (RLP), all Exhibits made part of the RLP, and the VA’s specific requirements for an outpatient clinic found on the VA’s Technical Information Library website (www.cfm.va.gov/TIL) shall be utilized in order to obtain appropriate tenant improvement pricing.

DESCRIPTION OF VA SPECIFIC REQUIREMENT:

The purpose of this new/replacing lease is that The Department of Veterans Affairs has a need for 14,275 (contiguous + circulation space) Rentable Square Feet yielding a minimum of 10,574 ABOA SF (ANSI/BOMA= American National Standards Institute/Building Owners and Managers Association) of clinical type space for a Veterans Health Administration Outpatient Clinic in St. Louis, MO within the delineated area shown below. The VA will need a minimum of 50 surface parking spaces that shall be reserved for the exclusive use of the Government. The VA requires a new/replacing lease be delivered and made available for move-in no later than May 2025, which is the required occupancy date.

DELINEATED AREA:

The property shall be located within the delineated area and have municipal utilities available. The property shall also be within close proximity to a variety of food service type amenities. See Section 1.05 of Lease for further requirements.

Delineated Area is as follows:

Northern boundary: Cass Ave/Dr. Martin Luther King Rd.

Southern boundary: Arsenal Rd Western boundary: Skinker Blvd Eastern boundary: I-55/I-44 Highway http://www.cfm.va.gov/TIL

SPACE PLAN/SQUARE FOOTAGE REQUIREMENTS:

*Refer to the Exhibit titled, “Program for Design- Room Contents” for further details related to the space plan requirements, contents of each room required to be purchased/installed by Lessor, room association within the leased space, room code for each room type, and examples of room layouts (ex: exam rooms).

The Dermatology and Diabetes VA Clinic Lease shall consist of three departments, which are Endocrinology, Dermatology, and Medical Center.

Department 1- Endocrinology:

Quantity Room Code Room Name Min. SF required

1 LR001 Lockers, Personal Property 30 SF 1 OFA09 Office, Medium, Clinic Manager 100 SF 2 TPG01 Toilet, Staff, Unisex 60 SF/each 3 OFA02 Office, Administrative Shared- 2 person 120 SF/each 4 OFA07 Workstation, Medium 56 SF/each 1 WTG10 Waiting, General, 10 people 215 SF 1 RECP1 Reception Area 120 SF 8 EXRG3 Exam Room 120 SF/each 1 EXAM1 Exam/Treatment Room, Foot Care 140 SF 2 TPG01 Toilet, Patient, Single User, Unisex 60 SF/each 1 RTGR1 Group Room, Education 240 SF 1 EXRG4 Exam Screening/Nurse Intake 120 SF 1 USCL1 Utility Room- Soiled 80 SF 1 UCCL1 Utility Room, Clean 60 SF 1 JANC1 Housekeeping Aides Closet (HAC) 60 SF 1 SRE01 Storage, equipment 100 SF 1 SRLG1 Storage Area, Logistics, clean supply 100 SF

Department 2- Dermatology:

4 OFA09 Office, Medium, Clinic Manager and 3 Physician Offices

100 SF

10 OFA07 Workstation, Medium 56 SF/each 2 TNPG1 Toilet, Staff, Unisex 60 SF/each 1 LR001 Lockers, personal property 48 SF 6 EXRG3 Exam Room 120 SF/each 1 EXRG4 Exam Screening/Nurse Intake 120 SF/each 1 TPB01 Toilet, Patient, Single User, Bariatric/Unisex

75 SF

1 TPG01 Toilet, Patient, Single User, Unisex 60 SF 2 PDU1 Treatment Room, Phototherapy 130 SF/each 3 TRGS1 Treatment, General Surgical, Moh’s 175 SF/each

1 WTG20 Waiting, General, 20 people 415 SF 1 LBDE1 Laboratory, Dermatology/Moh’s 140 SF 1 USCL1 Utility Room, Soiled 80 SF 1 UCCL1 Utility Room, Clean 60 SF 1 JANC1 Housekeeping Aides Closet (HAC) 60 SF 1 CSMR1 Medication Room 80 SF 1 SRE01 Storage, Equipment 100 SF 1 SRLG1 Storage Area, Logistics, clean supply 100 SF

Department 3- Medical Center:

1 COMC1 Data Closet/Telephone 120 SF 1 COM03 Communications, Security, Central Alarm 50 SF 1 CFR02 Conference Room, 10 people 300 SF 1 MECH1 Mechanical Room 110 SF 1 SSLG1 Staff Lounge 250 SF

RECEPTION/CHECK-IN AREA:

- Lessor to provide a check-in station incorporating 4 workstations containing ADA compliant transaction counters to facilitate patient check-in.

- The check-in station will be within the waiting room, be floor to ceiling, attached to the wall. It will have solid modesty panels from floor to the bottom edge of the work surfaces.

- Work surfaces for all 4 will be on the inside of the check-in station. Work surface height shall be height adjustable, minimum 29” to maximum height of 52”.

- Windows and work surface will face the waiting room. There will be 36” to 48” of space inside between each window to provide patient privacy. Each worksurface will have an independent lighting fixture.

- Electric, telephone, and data cable will be incorporated/terminated to each workstation. Multiple 120-volt circuit capability must be incorporated.

- Privacy walls shall protrude out on the waiting room side and inward on employee side between the windows to create patient privacy between the 4 workspaces.

- Distance between the privacy walls shall accommodate a bariatric sized wheelchair.

- A paneled wall shall protrude out on the waiting room side to allow patient privacy for weight scales.

- Design and finishes to be approved by VA during Design phase.

EXAM/PROCEDURE ROOMS:

- Windows in exam/procedure rooms shall be furnished with blinds, purchased/installed by Lessor, to provide adequate visual privacy from outside the building.

- Telephone jacks shall be placed at appropriate height to allow for wall mounting telephones. Locations to be determined by lessor and VA during design.

o Lessor’s A/E team shall ensure that the phone jacks aren’t placed within 15” of paper towel dispenser since telephone dimensions are typically 10” wide.

- Lessor shall ensure that all exam/procedure rooms are plumbed with hot/cold and drain rough-in connections for possible future expansion or alteration.

SECURE MEDICATION ROOM:

- Shall maintain a temperature range of 70o F – 76o F with minimum 6 air exchanges per hour.

- Lessor shall ensure two factor authentication requirements are met for medication room.

o Door to medication room shall have card reader for VA badge access and also a mechanical locking mechanism (ex: deadbolt).

MEDICAL STORAGE ROOM:

- The medical storage room will maintain a temperature between 66o F -72o F and relative humidity range of 20% - 60%. There shall be at least 4 air exchanges per hour.

HOUSEKEEPING CLOSET:

- Lessor shall purchase/install/maintain a deep sink for mop cleaning in the housekeeping closet.

- Lessor shall purchase/install/maintain wall mounted soap dispenser and paper towel dispenser near sink in housekeeping closet.

STAFF LOUNGE:

- Lessor shall equip the staff lounge with a small kitchen type sink, counter with over and under sink storage cabinets, counter space for a microwave, and floor space for a freestanding refrigerator. Microwave and Refrigerator will be provided by the VA.

LABORATORY AND HAZARDOUS MATERIAL STORAGE ROOMS:

- Lessor shall equip the laboratory and any hazardous material storage rooms with emergency eyewash/shower.

- The eyewash station/shower shall be readily accessible without blocking equipment access.

- The eyewash station/shower shall be installed in accordance with ANSI standards.

- Lessor shall be responsible for the annual maintenance/testing and sending the reports to the VA COR.

STAFF CONFERENCE/BREAK/MEETING ROOMS:

- This room will be equipped with a small kitchen-type sink, counter with over and under storage cabinets along with counter space for a microwave (microwave can be within the cabinet space design) and floor space for a freestanding refrigerator.

- The microwave and refrigerator will be provided by the VA.

- All casework below sinks must be closed off per design manual.

- Lessor to provide Power/data above ceiling for projector within conference space(s).

- Lessor to also provide/install smart board (plus mount) and any infrastructure, power/data, within wall to monitor/smartboard height.

TELECOMMUNICATIONS:

*Refer to the Exhibit titled “Infrastructure Standard for Telecommunication Spaces” for further details related to the VA’s Data Closet/Telecommunications Room requirements.

*Refer to Section 3.41, 3.42, 5.15, 5.16, and 5.18 of Lease for further requirements related to Telecommunications.

- Entrance or DEMARC room details can be found in Section 4.1.5 of the ISTS Design Guide.

- Lessor shall design the Telecommunication Room (TR) for a 3-Rack TR at 120SF (10ftx12ft). See Section 4.1.3

Telecommunications Rooms of the ISTS Design Guide for more details. The TR will be part of the VA’s RSF and not shared with other tenants or serve any other purpose.

- TR Electrical Requirements. The Lessor shall install all electrical infrastructure in the TR to include Power Distribution Units (PDU) and Uninterrupted Power Supply (UPS) and redundant circuits. See Sections 4.2.1.2,

4.2.24.2.9 of the ISTS Design Guide for details on the electrical infrastructure requirements.

https://www.cfm.va.gov/til/dguide/OIT-InfrastrucStdTelecomSpaces-v4-0.pdf https://www.cfm.va.gov/til/dguide/OIT-InfrastrucStdTelecomSpaces-v4-0.pdf https://www.cfm.va.gov/til/dguide/OIT-InfrastrucStdTelecomSpaces-v4-0.pdf https://www.cfm.va.gov/til/dguide/OIT-InfrastrucStdTelecomSpaces-v4-0.pdf

- TR HVAC Requirements. See Section 4.3 and Table 26 of the ISTS Design Guide for HVAC Detailed Requirements, to include dedicated HVAC controls to maintain 41-95F dry bulb temperature, 8-80%RH and < 82.4F for dew point 24x7 (no efficiency setback programming).

- TR Security Requirements. The door shall include a Local Alarm, PIR Request to Exit, Magnetic Lock, Door Contact, Automatic closer, Deadbolt, Electric Strike, Two-factor authentication (see image below) Card Reader, Electric Hinge/Pass-Thru, Continuous Hinge, Mortise lock, flush bolts, door handle with outside level always rigid and latchbolt released by key outside and lever inside. Refer to Physical Security Design Manual and Appendices for more details.

- Telecommunications Infrastructure. CAT 6A UTP cabling shall be ran for all horizontal runs not to exceed a total channel length of 315ft, allowing no more than 10ft for patch cable on either end of the channel. Fiber Optic Cable shall be used from the Demarc Room to the TR, vertically between floors and between TRs if applicable.

End user location faceplates shall typically have two Work Area Outlets (WAO), with the main reception area having a higher density for support equipment. All phones will be VoIP and run in series with a workstation using one WAO. Provide at least one analog phone access port in the reception area for fax capability. See Section 4.4 of ISTS Design Guide for details on the Telecommunication standards.

DESIGN AND CONSTRUCTION:

Refer to Sections 3, 4, and 5 of Lease for further details related to the VA’s requirements for the construction standards, shell components, design, construction, post award activities, and tenant improvement components.

The space shall be completed and ready for VA occupancy within 250 working days from notice to proceed.

Design must also support creation of flexible use space and standardization that will permit ease of alteration as the mission and operational requirements of the facility changes.

Design of the space must follow VA Design Guides found in the VA Technical Information Library, www.cfm.va.gov/TIL.

This includes, but is not limited to, all Design Criteria, Leasing Criteria, BIM/CAD standards, Patient Aligned Care Team (PACT) design guide, and other information for use and inclusion in the design and construction of this leased space.

*Refer to Section 4.0 “Planning and Design” in the PACT Space Module Design Guide (cfm.va.gov/til/dGuide/dgPACT.pdf) for PACT specific requirements.

The completed building shall accommodate VA’s space program (found in the Exhibit titled “Program for Design and room content requirements”) and interior functional requirements.

Offeror/Lessor shall utilize the Exhibit titled, “Room Data Matrix”, which contains the requirements for finishes, STC ratings, ceiling heights, door size and type, hardware sets, HVAC space ventilation, number of electrical receptacles, lighting controls and fixture types, and number of standard density work area outlets for each room type. Offeror/Lessor shall associate rooms listed on the Program for Design with the Room Data Matrix by room name.

https://www.cfm.va.gov/til/dguide/OIT-InfrastrucStdTelecomSpaces-v4-0.pdf https://www.cfm.va.gov/til/dGuide/dgPACT.pdf

The offered Space can be an existing building requiring minimal buildout or land opportunity with build-to-suit option.

Space shall be made available for use by Tenant (VA) for personnel, furnishings, and equipment to meet the needs and requirements for a VA Outpatient Clinic. Offered space must be located on a single floor with direct parking lot access.

Entrance shall be handicap accessible.

VA’s transformation of care to PACT (Patient Aligned Care Teams), a Veteran-centric, medical home model of care, required a new space planning and design paradigm. The PACT Space Module Design Guide formalizes conceptual planning and design information that support the patient centered care delivered and illustrates concepts for creating functional, efficient, nurturing, pleasing, and adaptable environments for our Nation’s Veterans.

Compliance is required with all applicable codes and standards throughout the process of design, construction, acceptance, and on-going maintenance of the facility.

All VA leased facilities are to conform to the most recent applicable codes, which include, but not limited to, the following:

- National Fire Protection Association (NFPA) 70 National Electric Code, NFPA 75 Standard for the Fire Protection of Information Technology (applicable when CBOC contains a Data Center), NFPA 99 Health Care Facilities Code and all standards referenced therein, NFPA 101 Life Safety Code, NFPA 110 Standard for Emergency and Standby Power Systems, current editions.

o NFPA | The National Fire Protection Association

- Architectural Barriers Act Accessibility Standards (ABAAS), current edition.

o ABA Standards (enhanced single file version) (access-board.gov)

- International Building Codes (IBC): Must be the latest edition (within 2 years of release). The latest edition shall be used for structural and seismic design.

o International Building Code o International Energy Code o International Mechanical Code o International Plumbing Code o State and local codes as required by the local Authority Having Jurisdiction (AHJ).

All leased CBOC facilities are to conform to the following standards:

- FGI Guidelines for the Design and Construction of Outpatient Facilities, current edition (referred to as FGI Guidelines herein).

o Home - Facility Guidelines Institute (fgiguidelines.org)

- The Joint Commission (TJC) accreditation standards apply to the facility under the affiliated VA medical center license. Building construction and on-going maintenance procedures shall meet TJC standards. Lessor shall provide and submit all documentation that is required for TJC requirements.

o A Trusted Partner in Patient Care | The Joint Commission

- Facility Security Level (FSL) shall be as outlined in Exhibit B.

- Sustainability standards shall be as outlined in RLP and Lease.

- American Society of Heating, Refrigerating and Air-Conditioning Engineers (ASHRAE) Standard 170, Ventilation of Health Care Facilities, current edition (referred to as ASHRAE 170 herein) o ANSI/ASHRAE/ASHE Standard 170-2017, Ventilation of Health Care Facilities

- ASHRAE Standard 12, Minimizing the Risk of Legionellosis Associated with Building Water Systems, current edition.

https://www.nfpa.org/ https://www.access-board.gov/aba/ https://www.fgiguidelines.org/ https://www.jointcommission.org/ https://www.ashrae.org/technical-resources/standards-and-guidelines/standards-addenda/ansi-ashrae-ashe-standard-170-2017-ventilation-of-health-care-facilities o ANSI/ASHRAE Standard 188-2018, Legionellosis: Risk Management for Building Water Systems

- ASHRAE Standard 188, Legionellosis: Risk Management for Building Water Systems, current edition.

o ANSI/ASHRAE Standard 188-2018, Legionellosis: Risk Management for Building Water

Systems

- ASHRAE Standard 62.1, Ventilation for Acceptable Indoor Air Quality, current edition (referred to as

ASHRAE 62.1 herein) o 62-1-2016-Fact-Sheet.pdf (ashrae.org)

- Sheet Metal and Air Conditioning Contractors National Association (SMACNA) Standard, HVAC Duct Construction Standards - Metal and Flexible.

o SMACNA Technical Standards | SMACNA

- Illuminating Engineering Society North America (IESNA) Handbook - latest edition o Standards - Illuminating Engineering Society (ies.org)

- VA Signage Design Manual PG 18-12 o cfm.va.gov/til/dManual/dmSignage.pdf

- Structural Design Manual o dmStruct.pdf (va.gov)

- H18-8 Seismic Design Requirements o seismic.pdf (va.gov)

- VA Enterprise Facility IT Support Infrastructure Standard, most current.

o OIT-InfrastrucStdTelecomSpaces-v4-0.pdf (va.gov)

- Prototype for Standardized Design and Construction of Community Based Outpatient Clinics.

o https://www.cfm.va.gov/til/prototypes.asp#CBOC

- PACT Space Module Design Guide o https://www.cfm.va.gov/til/dGuide/dgPACT.pdf

- Room Templates, Leased Community Based Outpatient Clinics o https://www.cfm.va.gov/til/rTemplate/LeasingCBOCw.asp

- VA Design Guides (PG18-12) o DESIGN GUIDES (PG-18-12) - Office of Construction & Facilities Management (va.gov)

POST AWARD ACTIVITIES:

*Refer to Section 4 of Lease for further details related to Post Award requirements that Lessor shall be expected to meet.

*Refer to VA’s Design Submission Guide, PG-18-15 Volume C, found at: aesubmin.pdf (va.gov) *Refer to VA’s BIM and CAD Standards (PG-18-13) found on the VA TIL at: VA BIM & CAD Standards (PG-18-13) - Office of Construction & Facilities Management

Lessor’s Architects/Engineers Responsibilities with Post Award Activities:

Upon Lease Award, the Lessor shall commence the Design and Construction activities according to Section 4 of the Lease by coordinating the first design meeting to be held with Lessor, Lessor’s A/E teams, and all pertinent VA Project Team Members.

Lessor shall be responsible for taking meeting minutes and dispersing to all project members from Lessor’s side and VA’s side.

- Lessor shall be responsible for ensuring his/her A/E team receives copies of their respective VA design manuals, standard details, construction standards, VA National CAD Standard Application Guide, etc… https://www.ashrae.org/technical-resources/bookstore/ansi-ashrae-standard-188-2018-legionellosis-risk-management-for-building-water-systems https://www.ashrae.org/technical-resources/bookstore/ansi-ashrae-standard-188-2018-legionellosis-risk-management-for-building-water-systems https://www.ashrae.org/technical-resources/bookstore/ansi-ashrae-standard-188-2018-legionellosis-risk-management-for-building-water-systems https://www.ashrae.org/technical-resources/bookstore/ansi-ashrae-standard-188-2018-legionellosis-risk-management-for-building-water-systems https://www.ashrae.org/File%20Library/About/Government%20Affairs/Advocacy%20Toolkit/Virtual%20Packet/62-1-2016-Fact-Sheet.pdf https://www.smacna.org/resources/technical/technical-standards https://www.ies.org/standards/ https://www.cfm.va.gov/til/dManual/dmSignage.pdf https://www.cfm.va.gov/til/dManual/dmStruct.pdf https://www.cfm.va.gov/til/etc/seismic.pdf https://www.cfm.va.gov/til/dguide/OIT-InfrastrucStdTelecomSpaces-v4-0.pdf https://www.cfm.va.gov/til/prototypes.asp#CBOC https://www.cfm.va.gov/til/dGuide/dgPACT.pdf https://www.cfm.va.gov/til/rTemplate/LeasingCBOCw.asp https://www.cfm.va.gov/til/dGuide.asp https://www.cfm.va.gov/til/ae/aesubmin.pdf https://www.cfm.va.gov/til/projReq.asp https://www.cfm.va.gov/til/projReq.asp

- Lessor’s A/E is responsible for producing a complete set of drawings, design narrative/analysis, calculations, sample boards, and specifications in accordance with professional standard practices, VA criteria, and requirements within Lease and all Exhibits.

- DIDs:

o Lessor’s A/E Team shall be responsible for providing the VA with layout line drawings of the leased space, reflecting all lease requirements, showing partitions and doors; schematic demolition; voice, data, and electrical outlet locations; finishes; generic furniture layout; and any additional details necessary to communicate the design intent to the lessor’s architect for the purpose of preparing the construction documents (CDs).

o Lessor’s A/E Team shall refer to pages 9-42 of the Design/Submission Program Guide (PG-18-15, Volume C- aesubmin.pdf (va.gov)) for details related to different parts of the site/building/land and if the part should be reflected on either the Schematics, Design Drawings (DDs), or Construction Documents (CDs), or all three.

o This Lease shall require both Level 1 and Level 2 DIDs to be submitted with Lessor/Offeror’s proposal.

• Refer to Lease Section 4.01 for al details related to Level 1 and Level 2 DID requirements.

FLOORPLAN/LAYOUT:

*Refer to VA’s CBOC Prototype Design Guide for further information related to floorplan/layout requirements (CBOCPrototype-05-Layouts.pdf (va.gov)) *Refer to VA’s PACT Space Module Design Guide for further information related to PACT related requirements for different types of rooms and location requirements of those rooms (dgPACT.pdf (va.gov))

- Lessor shall be responsible for providing a floorplan as part of their proposal.

- Lessor shall be responsible for including all equipment and contents required by the VA as part of this new/replacing lease within their tenant improvements cost.

- The below floor plan is simply an example to highlight functional spaces with patient access within outer hallways and staff-only access in the core or restricted hallways. The layout should consider efficient patient flow from reception to the exam or patient rooms, as well as efficient staff flow from the core area to the patient rooms.

https://www.cfm.va.gov/til/ae/aesubmin.pdf https://www.cfm.va.gov/til/Prototype/CBOC/CBOCPrototype-05-Layouts.pdf https://www.cfm.va.gov/til/dGuide/dgPACT.pdf

* The conceptual plan shown above is the standard layout for a PACT Outpatient Clinic. Based on specific VA St Louis Health Care System needs, the rooms/areas identified in this document do not match the conceptual plan specifically e.g., plan may show a smaller number of exam rooms, etc. For bidding purposes, use the conceptual plan as a guideline while the specific requirements by room will be used in the final costs.

BUILDING SHELL REQUIREMENTS:

*Refer to Section 3 of Lease, specifically Clause 3.07, for the Lease requirement (there may be other clauses/sections that reference building shell requirements).

- The Building Shell shall be designed, constructed, and maintained in accordance with the standards set forth herein and completed prior to acceptance of Space. For pricing, fulfillment of all requirements not specifically designated as TIs, Building Specific Amortized Capital, Operating Costs, or other rent components as indicated shall be deemed included in the Shell Rent.

- Base structure and Building enclosure components shall be complete. All common areas accessible by the Government, such as lobbies, fire egress corridors and stairwells, elevators, garages, and service areas, shall be complete. Restrooms shall be complete and operational.

- All newly installed Building shell components, including but not limited to, heating, ventilation, and air conditioning (HVAC), electrical, ceilings, sprinklers, etc., shall be furnished, installed, and coordinated with TIs.

Circulation corridors are provided as part of the base Building only on multi-tenanted floors where the corridor is common to more than one tenant. On single tenant floors, only the fire egress corridor(s) necessary to meet code is provided as part of the shell.

- The Building Shell rental rate shall also include, but is not limited to, costs included listed under Section II of GSA Form 1217, Lessor’s Annual Cost Statement, including insurance, taxes, lease commission and management, in addition to profit, reserve costs and loan financing for the Building.

VESTIBULES:

*Refer to Clause 3.10 of Lease (there may be other clauses that reference vestibule requirements) and Page 34 of the Physical Security Design Manual (dmPhySecLS-2015.pdf (va.gov)) for further details related to requirements that shall be met.

- Vestibule shall have sufficient space and be provided with power, telecommunications, and data connections for installation of access control and screening equipment that may be used should the need arise.

- Configure access from the drop-off to the lobby through the vestibule to prevent circumvention of screening process.

- Arrange path of travel to prevent vehicular access beyond the standoff distance to the building perimeter.

- Provide sufficient sized vestibule to accommodate several people with mobility aids.

- Vestibule may be one of two types: independent of the main building or part of the main building near the entrance doors.

o Vestibule that is independent/separate: Laminated glass is to be used for all of the vestibule’s exterior glazing.

o Vestibule that is part of the main building lobby: when the vestibule shares an internal wall or slab with the VA Facility, the internal wall or slab is to be designed as an exterior wall or slab per the requirements of Chapter 6 and 7 of the Physical Security Design Manual (dmPhySecLS-2015.pdf (va.gov)).

- Vestibules with an air curtain shall be provided at public entrances and exits. In the event of negative air pressure conditions, provisions shall be made for equalizing air pressure.

- The Offeror/Lessor shall provide permanent entryway systems (such as grilles or grates) to control dirt and particulates from entering the Building at all primary exterior entryways.

- Canopies:

o Entrance doors will be recessed 3 feet or a minimum of 6 ft by 6 ft rain canopies will be over each entrance door.

o Vestibule (air lock) must have 2 sets of doors separated by at least 8 feet. One door in each set must have an automatic door opener.

- Public Entrances and Lobbies:

o A directory listing the Government agency shall be provided in the building lobby.

o Access from the lobby to elevators, stairways, and corridors shall be controlled through the use of electronic access control (ex: card reader) and mechanical locking devices (ex: deadbolt lock), limiting access to specific floors and areas that house functions requiring restricted areas.

o Offeror/Lessor shall purchase/install card readers or other electronic access control devices (that have been pre-approved by the VA) at the entrances to restricted areas. Devices shall be located at entrances to suites and individual rooms from public corridors.

o Offeror/Lessor shall purchase/install elevator call buttons requiring use of key cards or other electronic access control when they’re located in restricted areas.

https://www.cfm.va.gov/til/PhysicalSecurity/dmPhySecLS-2015.pdf https://www.cfm.va.gov/til/PhysicalSecurity/dmPhySecLS-2015.pdf o Lessor shall purchase/install/maintain a mailbox at the main entrance of the clinic in an appropriate location that meets USPS requirements. VA will assist in defining/approving exact location of mailbox during design.

PHYSICAL SECURITY REQUIREMENTS:

*Refer to the VA’s Physical Security Design Manual regarding the baseline physical security and resiliency requirements for Ancillary Facilities located on the VA TIL: dmPhySec.pdf (va.gov) *Refer to Section 3 of Lease for further details related to requirements related to Means of Egress, Automatic Fire Sprinkler System, Fire Alarm System, Energy Efficiency, etc… (there may be other clauses/sections that reference physical security requirements such as the GSA Form 12000 Fire/Life/Safety Exhibit, FSL 2 Security Requirements Exhibit, etc..).

- Standoff Distance requirements:

o No vehicle shall be parked closer than 25 feet to any side of the facility, regardless of building height.

o The minimum standoff distance of 25 feet is to be provided to site perimeter barrier.

o Perimeter barriers shall consist of fences, walls, a combination of these, gates, anti-ram rated barrier, and/or stationary (passive) barriers.

o Anti-ram rated natural or manmade stationary barriers may be used. Landscaping examples include berms, gullies, boulders, trees, and other terrain. Hardscaping examples include benches and planters.

Structural examples include walls, bollards, and cables.

Active barriers shall be electric or hydraulic wedges, bollards, beams, drop arms, or sliding gates.

Passive barriers shall be walls, stationary bollards, cables, or combination of landscape and hardscape that achieves the required anti-ram resistance.

- Means of Egress requirements:

o Means of egress shall not be obstructed by installation of security devices such as guard stations, screening equipment, or other security devices. Delayed egress and alarmed exits shall comply with applicable codes and regulations.

o Offeror/lessor shall provide an unobstructed and adequately lighted path from each means of egress to a location outside the building and must be accessible to persons with disabilities.

o Means of egress doors shall be of construction that makes unauthorized entry from the exterior difficult.

Provide hardware that minimizes the opportunity for unauthorized entry by using components such as continuous hinges and astragals.

o Offeror/Lessor shall provide card readers on means of egress doors that do not also function as access points for the building, for authorized users and delayed action, alarmed egress hardware to indicate unauthorized use.

o Offeror/Lessor shall provide VASS cameras at locations with alarmed exits, at loading docks, and other areas subject to pilferage.

o Offeror/Lessor shall install door status monitors at doors intended to be used only for emergency egress.

- Fire Alarm System: *Refer to the Exhibit titled GSA 12000 Prelease Fire Life Safety, Section 2.08 of RLP, Section 3.13 “Fire Alarm System” of Lease, and Section 5.20 “Automatic Fire Sprinkler System” of Lease for details related to fire alarm system requirements that must be met.

o Fire alarm system shall be installed in the entire building.

o Fire alarm system shall be installed in accordance with the requirements of NFPA 72, that was in effect on the actual date of installation.

o Fire alarm testing required by NFPA is the responsibility of the Lessor. Complete testing will be done at least once per year or per NFPA 72 requirements.

https://www.cfm.va.gov/til/PhysicalSecurity/dmPhySec.pdf o At a minimum, there will be pull stations at each exit and smoke detectors in waiting areas, corridors, furnace/HVAC rooms, and storage rooms.

o Strobes/audible devices shall be installed as to be visible in all directions and in conference/multipurpose rooms.

o Copies of all test reports will be sent to the VA Lease COR and the VA Lease Contracting Officer.

o Fire alarm system shall transmit all fire alarm signals to the local fire department via any of the following means: directly to the local fire department, to the (911) public communications center, to a central station, to a remote supervising station, or to a proprietary supervising station.

o Lessor shall provide desiccated phone line for fire alarm communication. Fire alarm communication shall not piggyback on the VA network.

o If building’s fire alarm control unit is over 25 years old as of the date of award of this lease, Lessor shall install a new fire alarm system in accordance with the requirements of NFPA 72, prior to Government acceptance and occupancy of the Space.

o Fire sprinklers will have tamper and flow alarms and be tested in accordance with NFPA standards.

o See Section 5.20 of Lease for further details related to the Automatic Fire Sprinkler System requirements that Lessor shall be obligated to meet.

- Fire Extinguishers:

o Portable 10 lb. fire extinguishers will be provided, hung, and maintained by the VA. Lessor is to install recessed fire extinguisher cabinets at appropriate locations to meet NFPA and AHJ.

o Lessor shall install recessed fire extinguisher cabinets at appropriate locations to meet current NFPA code.

o Lessor shall provide monthly fire alarm inspection, fire extinguisher inspection, and fire sprinklers inspection to the COR.

- Special Fire Code:

o The storage rooms, laboratory room, mechanical rooms and housekeeping closets will be protected by one-hour fire walls and doors per design guide.

ENERGY EFFICIENCY:

*Refer to Clause 3.14 and 3.49 of Lease (there may be other clauses that reference energy efficiency requirements) for further details related to Energy Efficiency requirements.

- Lessor’s offered space must meet the requirements of Leadership in Energy and Environmental Design for Interior Design and Construction (LEED-ID+C) at the Certified level, at a minimum.

- Lessor shall obtain certification from the U.S. Green Building Council (USGBC) for LEED within 9 months of occupancy.

- At completion of all documentation and receipt of final certification, the Lessor must provide the Government an electronic copy of all documentation submitted to the USGBC.

- ENERGY CONSERVATION: The windows must be double glazed, and the walls and roofs must be insulated.

Entire facility, including doors and windows must be weather tight. Building insulation and HVAC system must meet DOE recommendations for this region. Building must have evening and weekend set back thermostats.

BUILDING COMMISSIONING:

*Refer to Clause 3.32 “Building Systems” and 3.51 “Systems Commissioning” in Lease (there may be other clauses that reference building commissioning requirements) for further details related to VA requirements.

Lessor will contract with an independent 3rd party commissioning agent (“Commissioning Agent”) to perform Acceptance and Testing Phase Commissioning in accordance with Chapter 8 of the VA’s Whole Building Commissioning Process

Manual dated May 1, 2013 (https://www.cfm.va.gov/til/Cx-RCx/CxManual.PDF). Systems requiring commissioning include Fire Suppression, Plumbing, HVAC, Electrical, Communications, Electronic Safety and Security, and Integrated Systems Tests as further described in Chapter 3. The cost of the Commissioning shall be paid by the lessor and included in the build out cost.

- Building systems shall be designed in accordance with the VA Design Manuals including the Electrical, HVAC, Plumbing, Fire Protection, and Sanitary Design Manuals; specifically, all requirements of the VA Fire Protection Design Manual and the OIT Design Guide.

o VA Design Manuals can be found at this link: DESIGN MANUALS (PG-18-10) - Office of Construction & Facilities Management (va.gov) o VA Fire Protection Design Manual can be found at this link: dmFire.pdf (va.gov) o OIT Design Guide can be found at this link: OIT-InfrastrucStdTelecomSpaces-AppxB.pdf (va.gov)

- MSDS Sheets:

o In addition to regular contract documents, air quality test results, other testing results, systems commissioning, systems/equipment testing results/reports, and proof that the construction meets contract requirements, the lessor must provide and maintain a binder on site that includes all MSDS sheets for chemicals used for maintenance, to include any pest control products, etc.

DOORS AND HARDWARE:

*Refer to the VA’s Room Finishes, Door, and Hardware Schedule (PG 18-14) on the VA TIL for VA’s requirements. Direct Link: RoomFinishes.pdf (va.gov) *Refer to Exhibit titled, “Room Data Matrix” for door and hardware requirements listed by room type.

- Exterior and Common Area Doors and Hardware: Refer to Section 3.21 of Lease for requirements that Lessor shall meet.

- Doors: Identification: Refer to Section 3.22 of Lease for requirements that Lessor shall meet.

- Doors: Interior: Refer to Section 5.06 of Lease for requirements that Lessor shall meet.

o Door Hardware/Privacy Locks:

The entry door into the patient care rooms is an assembly comprised of the door, the door frame, and the door hardware.

Door requirements:

• Surface mounted sliding doors.

• Solid core wood with side and top sweeps and acoustical bottom seal.

• Interior doors throughout clinic shall be 42” wide, except for exterior courier pick-up door.

• Sliding doors shall be equipped with privacy locks and push/pull handles that comply with accessibility requirements.

Doors shall be 1-3/4” solid core wood.

Lessor shall provide locksets that allow a safe exit from a locked room without the use of a key or code. Staff members shall be provided key(s) or code(s) to allow operation of locks for emergency access into the room.

Locksets are required on the rooms identified below, but not limited to this list:

• Private toilets, baths, and showers- appropriate, function specific, privacy locks (either electronic or manual) are required at entry door(s), allowing staff members to have key or code access in case of emergency.

• Examination, procedure, and treatment rooms- appropriate privacy locks (either electronic or manual) are required at entry door(s), allowing staff members to have key or code access in case of emergency.

https://www.cfm.va.gov/til/Cx-RCx/CxManual.PDF https://www.cfm.va.gov/til/dManual.asp https://www.cfm.va.gov/til/dManual.asp https://www.cfm.va.gov/til/dManual/dmFire.pdf https://www.cfm.va.gov/til/dguide/OIT-InfrastrucStdTelecomSpaces-AppxB.pdf https://www.cfm.va.gov/til/room/RoomFinishes.pdf

- Doors: Suite Entry: Refer to Section 5.05 of Lease for requirements that Lessor shall meet.

o Glass for entrance and egress doors shall be laminated.

o Entrance doors shall be capable of being remotely locked and unlocked from the reception desk in the main lobby, the security control center (SCC), or other designated position.

o Public entrance doors shall be equipped with automatic door closers.

o Automatic door openers are required at the main entrance of the clinic and waiting room bathrooms for handicap accessibility.

o Automatic Doors are required on doors leading from the waiting room to the clinic areas.

Doors to the clinic from waiting area shall be push pad operated on the clinic side and PIV badge reader operated on the waiting room side.

o Staff entrance doors shall prevent unauthorized access.

o Staff entrance door hardware shall include both mechanical (deadbolt) and card reader for PIV badge access.

o Means of egress doors that do not also function as entrances shall be provided with delayed action and alarmed emergency egress hardware.

- Doors: Hardware: Refer to Section 5.07 of Lease for requirements that Lessor shall meet.

o All doors must be equipped with cylinder lock locking hardware and master keyed to match existing VA “Similar or Comparable” brand, 7 pin locking system. Egress doors must be equipped with panic hardware and meet NFPA requirements for exit.

o Patient exam rooms and toilets to be equipped with restroom locks.

o The following rooms shall have doors equipped with two factor authentication, such as a deadbolt and a card reader:

IT Closet/Telecommunications Room Medication Room

INTERIOR SIGNAGE:

*Refer to Chapter/Section 2 of VA’s Signage Design Manual at dmSignage.pdf (va.gov) for all interior signage requirements for an Outpatient Clinic.

*Refer to RLP and Lease for further details related to signage requirements, which include but not limited to, Restroom signage reflecting Diaper Changing Tables. See Clause 3.37 “Restrooms” within the Lease.

https://www.cfm.va.gov/til/dManual/dmSignage.pdf

- All rooms must be equipped with solid plastic identification signs with room function and room number.

- Toilet rooms/Restrooms that include Baby Changing Stations must include the appropriate identification on the signage.

- Restrooms not designated as containing Diaper Changing Tables, signage shall be placed to indicate to users where the nearest available diaper changing table can be accessed.

- Signage shall be posted outside the restroom, near the restroom entrance and conspicuously within the restroom.

- Lessor to provide overhead directional signage to Lab, restrooms, clinics, and Behavioral Medicine.

- Emergency egress signage meeting Life Safety code and The Joint Commission (TJC) is required.

- All signage must be ADA compliant and comply with VA standards.

EXTERIOR SITE SIGNAGE:

*Refer to Chapter/Section 2 of VA’s Signage Design Manual at dmSignage.pdf (va.gov) for all exterior signage requirements for an Outpatient Clinic.

*Refer to RLP and Lease for further details related to signage requirements.

- Lessor must provide internally lighted sign with VA logo and words "Department of Veterans Affairs Clinic" on sign a minimum of 4 ft by 6 ft legible from main serving road.

- Sign shall be a minimum of 24 inches above finished grade.

- A marquee will be required if the property is located within a mall-type area. The Lessor will provide a lighted marquee and design to be pre-approved by the VA.

PARTITIONS:

*Refer to Section 3.24, 3.25, and 5.09 of Lease (there may be other clauses that reference partition requirements) for requirements that Lessor shall meet.

CORRIDORS:

- All corridors shall be a minimum of 6 feet wide and require handrails.

- Handrails shall be installed in clinic corridors. Handrails shall be 34” – 38” vertically above floor. Clearance between handrail gripping surface and walls shall be 1.5” minimum.

- Handrail gripping surfaces shall be continuous along their length and shall not be obstructed along their tops or sides. The bottoms of handrail gripping surfaces shall not be obstructed for more than 20 percent of their length.

- Handrail gripping surface shall be circular with an outside diameter of 1.25” – 2”. Gripping surfaces and adjacent walls shall be free of sharp or abrasive elements and having rounded edges.

- Handrails shall not rotate within their fittings.

HEATING, VENTILATION, AND AIR CONDITIONING:

*Refer to Clause 3.40 “Heating, Ventilation, and Air Conditioning”, Clause 3.26 “Insulation: Thermal, Acoustic, and HVAC”, 5.13 “Heating and Air Conditioning”, and 6.05 “Heating and Air Conditioning” of Lease (there may be other clauses that reference HVAC related requirements) and also the Exhibit attached to RLP titled, “Room Data Matrix” for further details related to Heating, Ventilation, and Air Conditioning requirements. The Room Data Matrix Exhibit details the requirements based on room type.

- Central HVAC systems shall be installed and operational, including, as appropriate, main and branch lines, VAV boxes, dampers, flex ducts, and diffusers, for an open office layout, including all building common areas.

- Lessor shall provide conditioned air through medium pressure duct work at a rate of .75 cubic feet per minute per ABOA SF and systems shall be designed with sufficient systems capacity to meet all requirements of the Lease.

- Areas having excessive heat gain or heat loss or affected by solar radiation at different times of the day, shall be independently controlled.

- Other types of rooms that shall be required to have a separate, thermostatically controlled cooling unit and humidity control that is independent of other spaces:

o Medication Room o Utility Room, Clean o Clean Supply Storage o Data Closet- shall have a separate, thermostatically controlled cooling unit capable of maintaining a year-round temperature of 70 degrees F with computer equipment producing a 12,000 btu heat load.

Data Closet MUST have its own separate HVAC unit to maintain temperature.

- Building must have evening and weekend set back thermostats.

- The heating, air conditioning and ventilating systems shall meet city, state and national codes and be designed to meet ASHRAE minimum recommendations. Certain space types, such as Medical Supply, Clean Storage, etc., require temperature tracking and have specific HVAC requirements (number of air exchanges per hour, relative humidity and temperature range, positive or negative pressure to surrounding spaces, etc.) for a healthcare facility (refer to Exhibit titled, “Room Data Matrix” and VA Design Guides found in the VA Technical Information Library, www.cfm.va.gov/TIL).

- The building will be provided with enough thermostats and controls to adequately control the space with a minimum of 15 zones. HVAC shall be a certified system and Lessor will provide a room by room listing of supply and return CFM.

- The repair and maintenance of the HVAC system including replacement/cleaning of filters according to manufacturer recommendations shall be maintained by the lessor.

- At a minimum, equipment shall be serviced two times per year, once in the fall prior to the heating season and once in the spring prior to the cooling season. Failure of the HVAC system shall be treated as an emergency with response within 3 hours.

WINDOW COVERINGS:

*Refer to Section 3.23 and 5.04 “Window Coverings” in Lease (there may be other clauses that reference window covering requirements) for further details related to requirements.

- All exterior windows shall be equipped with window shades/blinds in new condition, which shall be provided as part of the TIs.

- All exterior window assemblies shall be weather resistant and watertight.

- Operable windows that open shall be equipped with secure latches. Off-street, ground-level windows and those accessible from adjacent roofs and other structures that can be opened must be fitted with a secure latch.

Windows intended for use as a secondary means of egress must be openable from the egress side (e.g., inside) of the Building without the use of a key, tool, or special knowledge or effort for operation from the egress side.

- The blinds may be aluminum or plastic vertical blinds, horizontal blinds with aluminum slats of one-inch width or less, solar fabric roller shades, or an equivalent product pre-approved by the Government.

- The window blinds shall have non-corroding mechanisms and synthetic tapes.

- Window treatments should not compromise patient safety.

- Color selection will be made by the Government.

- If new building, windows must have blinds integrated into windows between panes (horizontal blinds acceptable for enclosed integrated blinds).

- Draperies: No draperies within outpatient clinic lease sites of care.

- All glazing (both interior and exterior) in the lobby area shall be laminated glass.

CEILINGS:

*Refer to Clause 3.20 “Ceilings” of Lease (there may be other clauses that reference ceiling requirements) for further details related to ceiling requirements.

CEILING MAINTENANCE: Lessor to replace any wet, cut, or damaged ceiling tiles or sheetrock as damage occurs.

Complete ceiling tiles to be replaced and metal grid replaced or repainted every 10 years.

FLOORS, FLOOR LOAD, FLOOR COVERING AND PERIMETERS:

*Refer to Section 3.29, 3.30, 5.12, and 6.12(B) of Lease (there may be other clauses that reference floor, floor load, and floor covering requirements) for details related to requirements that Lessor shall meet.

*Refer to the Exhibit titled, “Room Data Matrix”, for specific requirements related to floor coverings for each room type. Use the Exhibit titled, “Program for Design”, to appropriately identify the specific types of rooms that will be required for this specific lease.

Neither carpet nor wood base shall be allowed as a floor covering material in a clinical setting.

WALL FINISHES:

*Refer to Section 3.27, 5.10, and 6.12(A) of Lease (there may be other clauses that reference wall finish requirements) for further details related to the requirements that Lessor shall meet.

*Refer to the Exhibit titled, “Room Data Matrix”, for specific requirements related to wall finishes for each room type.

- Wall coverings shall be washable paint.

- Perimeters of rooms must have rubber or vinyl base cove.

- All walls shall be finished, no exposed ductwork, conduit, or piping.

- Lessor to install hospital grade chair rail to protect wall surfaces.

- Lessor to provide wall backing for wall mounted equipment and must coordinate installment of backing with planned VA equipment placement.

PAINTING:

*Refer to Section 3.28, 5.11, and 6.12(A) of Lease (there may be other clauses that reference painting requirements) for further details related to the requirements that Lessor shall meet.

- Lessor shall bear the expense for all painting associated with the building shell. These areas shall include all common areas.

- Exterior perimeter walls and interior core walls within the space shall be spackled and prime painted.

- The costs for cyclical painting requirements as outlined in Section 6 of Lease shall be included in the shell rent.

- Prior to acceptance, all surfaces within the Space which are designated by VA for painting shall be newly finished in colors acceptable to the Government.

o Painted walls shall be washable semi-gloss; ceilings shall be flat paint finish. All other painted surfaces shall be washable semi-gloss.

- The Lessor shall provide interior paints, primers, coatings, stains, and sealers that meet or are equivalent to the Green Seal GS-11 standard that incorporates environmental, health, and performance criteria.

- The Lessor shall use reprocessed latex paint in accordance with EPA’s CPG (Comprehensive Procurement Guidelines) on all painted surfaces where feasible. The type of paint shall be approved by the Government.

- The Lessor shall confer with VASTLHCS Interior Designer on finishes/color board selections.

CYCLICAL PAINTING:

- Lessor shall repaint entire clinic on a 5-year cycle at no extra cost to VA.

- VA shall select colors of paint.

- Lessor shall select the painting vendor and vendor shall be responsible for moving and returning the furniture to allow for painting.

- Painting shall be done after hours and must be odor free when clinic opens for business.

ELECTRICAL:

*Refer to Section 3.31, 3.33, 5.14, and 5.18 of Lease (there may be other clauses that reference electrical requirements) for further requirements related to Electrical.

*Refer to the Exhibit titled, “Room Data Matrix” for…