Exhibit B SOW Mount Pleasant Space Requirements SOW.pdf

SPACE REQUIRMENT PACKAGE

MOUNT PLEASANT

1. BUSINESS JUSTIFICATION:

This As-Built lease will address Mount Pleasant’s drive time and utilization gaps and will increase access for Primary Care in that area until a minor lease can be completed. Due to extended wait times and community care costs in specialty care services in the Charleston market, all Primary Care services were relocated from the VAMC in downtown Charleston to the North Charleston CBOC. This allowed for the expansion of specialty care at the VAMC but created greater distance for patients in the Mount Pleasant area to receive Primary Care at the new clinic. Mount Pleasant was identified as a possible site of care from the feasibility study due to potential enrollee population growth and will assist with meeting Mission Act geographic access for Primary Care.

Furthermore, this As-Built request will be utilized to decompress Primary Care at the North Charleston Clinic allowing expansion of Specialty services at that location and offer Primary Care closer to the Veteran population. Increasing these services at North Charleston will reduce Community Care costs and expand the reach of Specialty Care services within a 60-minute drive time further into the rural areas of Charleston, Dorchester, and Berkeley counties.

2. REQUIRED SPACE IN NET USABLE SQUARE FEET (NUSF): 5858 sq. ft.

3. TYPE OF SPACE: Medical/office

4. SPACE USE TYPE: Medical/office

5. NUMBER OF PERSONNEL: 17 FTEE (Clinical and Administrative)

6. NUMBER OF PARKING SPACES: 40 spaces (patient and staff combined)

7. DESIRED OCCUPANCY DATE: Q22025

8. DESIRED LEASE TERM: 5 years, firm

9. DELINEATED AREA:

North: Hwy 17, Mount Pleasant, SC South: Hwy 17, Mount Pleasant, SC East: Rifle Range Rd./Porchers Bluff Rd., Mount Pleasant, SC West: Hwy 41, Mount Pleasant, SC

10. AGENCY SPECIFIC REQUIREMENTS (ASR) FOR POTENTIAL CONSTRUCTION /

RENOVATION:

A. Any construction and renovation will be required to meet the latest rules, codes, and regulations stipulated by the VA. When VA and local rules/codes/regulations differ, the local AHJ (authority having jurisdiction) shall be utilized. All VA design guides and manuals can be found online at the VA’s Technical Information Library (DESIGN CRITERIA - Office of Construction & Facilities Management (va.gov)). Some specifics for the requested space are listed below.

B. Requested Room Types https://www.cfm.va.gov/til/criteria.asp https://www.cfm.va.gov/til/criteria.asp

12 Exam Rooms 4 Consult Rooms 1-2 Group/Conference Rooms 1-2 Specimen Collection Rooms (Blood/Urine) 3 Team Workrooms 2-3 Patient Toilets (ADA) 1-2 Staff Toilets (ADA) 1-2 Public Toilets (ADA)

2-3 Equipment/General Storage Rooms 1-3 Clean Storage Rooms 1-3 Soiled Utility Rooms (Biohazard) 1-2 Police Spaces (Office/Holding/Locker Room) 1 Telecommunications Room (OIT Communications) 1 Break Room 1 Reception Space 1 Waiting Space 1-4 Other Flexible Spaces (Lactation, Wheelchair Storage, Medication Room/Alcove, Scales Alcove, Vending Machine Area, etc.)

C. Other Considerations:

i. Lessor to provide interior patching & painting as needed to maintain the space appearance, regardless of fault (including VA Staff, VA patients, housekeeping, vendors, property managers, leaks, etc.).

ii. IF the VA renews lease after the 5th year, the whole suite will be re-painted and owner will be responsible for moving, maintaining, and reinstallation of the furniture, equipment, and wall-hung appurtenances (artwork, medical devices, monitors, signage, etc.) following completion. Painting shall be turn-key project managed by owner/property manager.

iii. Lessor shall provide and maintain an alarm system in all spaces. Access codes to be provided to VA Police and administrative officers of the leased space.

iv. Complete Telecomm Room to be provided with Fiber infrastructure from the internet provider to the VA OIT Racks. Telecomm Room to meet VA TIL environmental parameters (temp/humidity/etc.). CAT 6 or higher data wiring throughout.

v. Clean supply storage rooms to meet VA TIL environmental parameters.

vi. Guest WIFI shall be provided by lessor, with coverage throughout the entire clinic.

vii. Separate VA provided WI-FI will be installed throughout the space. Network switches, cabling, access points, and all other infrastructure to be provided by the VA.

viii. VA retains the right to upgrade or install a new Nurse Call system.

ix. VA retains the right to upgrade access control and camera systems.

x. Space will require ADA/ABAAS compliant restrooms for staff and patient use, including non-coin operated sanitary napkin dispensers at no additional cost to the VA.

xi. VA will have access to the leased space at all times at no extra cost for utilities.

11. AGENCY SPECIFIC REQUIREMENTS (ASR) FOR LEASE:

A. Utilities

i. Lessor shall ensure that public utilities necessary for operation are available and operable at the site at the time of final inspection. The Lessor is required to pay any deposits and hookup fees relative to utilities (water-tap fee, water connection fee, sewer connection fee, sewer tap fee, etc.).

NOTE: The cost of all utilities shall be included (Including guest wireless internet) as part of the rental consideration.

The Lessor shall provide separate meters (exterior electric/water/gas/etc.) to measure VA usage versus Lessor usage. Pro-ration is not permissible. Prior to occupancy by VA, the Lessor shall furnish to the Contracting Officer written certification of the meter numbers and certification that these numbers measure VA usage only.

B. Building Maintenance and Cleaning by Lessor

i. The Lessor is responsible for total maintenance of the leased premises in accordance with Paragraph 14 of GSA Form 35178; including any special equipment items identified to be maintained by the Lessor. Replacement costs for property related items due to normal wear and tear are the Lessor's responsibility. Maintenance of special equipment items (such as imaging equipment, exam beds, etc.) are to be maintained by VA and are excluded from the Lessor's responsibility.

The Lessor must have a building superintendent or a local, designated representative available to promptly correct deficiencies or attempt to correct deficiencies upon written notice of such condition from VA. The Lessor's superintendent or designated representative shall correct or attempt to correct deficiencies within 3 calendar days, or the timeframes specified in a written O&M Plan and agreed to by the Government.

If no substantial attempt has been made to correct the deficiencies within the specified time, action will be taken by VA to correct such deficiencies and the cost of repairs will be deducted from the next month's rental payment. All Lessor's staff who require entry to the facility will require finger printing and background checks through the VAMC Police Service.

The Lessor shall provide the labor, material, and supervision to adequately maintain the structure, the roof, the exterior walls, windows, doors, and any other necessary building appurtenances to provide watertight integrity, structural soundness, and acceptable appearance. The Lessor's maintenance responsibility includes initial supplies of all items, materials, and equipment necessary for such maintenance. All maintenance work will be done in accordance with applicable local Building Codes and ordinances, and inspection certificates will be displayed as appropriate.

Maintenance by Lessor includes, but is not limited to, interior and exterior care of the building and the site, all sidewalks, parking areas, driveways, private access roads, lawns, and shrubbery, utilities, and building service equipment, including all repairs and replacements. All equipment and systems shall be maintained to provide reliable service to Veterans without unusual interruption, disturbing noises, exposure to fire or safety hazards, or unusual emissions of dirt. Normal working hours are considered 7:00 AM to 6:30 PM except Saturdays, Sundays, and Federal Holidays.

Lessor shall maintain the utility equipment as required by local codes and standards, NFPA, and The Joint Commission, including, but not limited to, documented weekly, monthly, and annual tests/activities.

ii. Exterior & Utilities Lessor's Responsibilities The Lessor shall maintain the leased premises to provide a clean, neat, and attractive appearance by performing the functions described below.

Waste and Recycling *The Lessor shall have no responsibility for disposing of hazardous or pathological waste. The Lessor shall provide collection, disposal, and recycling for all other waste materials generated by VA. Recycling of paper, aluminum, plastic, and cardboard is required.

*Locate waste and recycling containers near the loading dock/service area in accordance with security requirements. The Lessor shall provide and maintain adequate quantity of trash container(s), including compacting equipment as required, based on volume of waste and frequency of collection. As a minimum, provide one 40 cubic yard covered container with weekly collection and removal from site for refuse, trash, and garbage. The Lessor shall provide the covered recycling receptacles and shall collect and remove recycled materials weekly.

Extermination *Extermination of insects and rodents shall be provided on a regular basis (minimum of every three (3) months), and upon any sign of infestation. Use of chemicals shall conform to EPA and state requirements. If any signs of re-infestation appear, additional service shall be provided by the Lessor at the request of VA.

Frequency At a minimum, the Lessor shall perform the following at the frequency indicated herein:

Daily *Building entrances and other exterior spaces: Pick up trash, litter, debris, and cigarette butts.

Three Times Weekly *Sweep landings, steps, and sidewalks.

*Police all sidewalks, parking areas, green areas, planting beds, driveways, lawns, shrubbery, outside loading dock areas. platforms, etc., to maintain a neat and attractive appearance. This shall include, but not be limited to, the removal of cigarette butts, debris, litter, trash, limbs, etc.

Weekly *Mow and edge lawns weekly during the growth season.

*Check roof drains and remove any debris from roof and around roof drains that would restrict water flow into the drains.

Monthly *Remove weeds from around building, parking areas, all landscaped areas (including lawn), and fence borders (both sides of fence).

*Mow and edge lawns at least once a month during the dormant season.

*Trim and prune shrubbery and trees to maintain an attractive appearance. Shrubbery shall not be allowed to grow up and cover windows.

Quarterly *Provide interior and exterior extermination of insects and rodents. Use of chemicals shall conform to EPA and State requirements. The Lessor shall provide additional service at the request of VA, if any signs of re-infestation appear.

*Pest management is to be done using an integrated pest management approach that minimizes the use of toxic chemicals.

*Pesticide shall only be applied by persons deemed qualified by EPA and state requirements. Lessor shall coordinate application of pesticide with the Government and only apply pesticide in a manner that VA agrees is protective of the health of patients, employees, and visitors.

*Replace plants for seasonal colors

Semi-Annually *Replace all filters in HVAC system. Replace on a more frequent basis if required by the manufacturer's recommendations (i.e., time-based, or static pressure based).

*Check area storm drains *Re-mulch/pine straw flower beds

Annually *Clean interior of all double-walled HVAC units and drain pans. Cleaning shall be done at times when clinic is not in operation.

*Clean and Pressure wash exterior, including windows, roofing, sidewalks, etc.

*Drainage Systems - Inspect and clean all onsite floor drains, catch basins, and storm drain inlets of trash, leaves, and other deleterious materials.

*Provide preventive maintenance treatment to property drainage system to minimize patient/staff interruptions throughout the year (i.e., prevent clogged toilets, drainage back-ups & overflows, etc.)

*Detention/retention and silting basins shall be inspected and cleaned of weeds and overgrowth to ensure proper drainage is maintained. Basin bottoms should be scarified to maintain the integrity of the drainage design.

*Sprinkler heads (if installed) shall be carefully vacuumed to remove dust/debris.

As Required

*Lessor Is responsible for the repair and replacement of all light fixture ballasts and starters (refer to GSA Form 1217). Lessor shalt replace burned out bulbs and LED tubes/tights in interior light fixtures.

*Lessor is responsible for replacement of worn floor or wall coverings (this includes the moving and returning of furnishings and equipment), unless caused by negligence on the part of VA.

*Provide interior extermination of insects and rodents upon any sign of infestation, including isolated lice and bed-bug events. Use of chemicals shall conform to EPA and State requirements.

*Water the grass and plantings as necessary to maintain their health and attractive appearance.

*Fertilize all lawn areas at least three times per year. Fertilizer application prior the start of the growth season shall contain weed killer per manufacturer's recommendations.

*Fertilize plants and trees with type of fertilizer recommended by manufacturer.

*Fertilize with frequency recommended by manufacturer of type of fertilizer used.

*Dead plantings or lawn shall be replaced with like kind immediately. Partially dead plantings may be trimmed if, after trimming, a good appearance is maintained.

*Rake, blow, and remove leaves to ensure a good appearance of the site.

*Clean HVAC units inside and out upon any signs of mildew or bacterial growth.

*Pans in HVAC units shall be treated as required to prevent mildew or bacterial growth.

*Before normal working hours, 7:00 AM to 6:30 PM Monday-Friday, remove snow and ice from all entrances, sidewalks parking lots, and approaches. In the event of snow or freezing rain during working hours, removal must occur within one hour from receipt of notification by VA staff. Chemicals or sand may be used to reduce safety hazards.

iii. Interior

Lessor's Responsibilities *The lessor shall furnish all supplies, materials machinery, appliances, supervision, and labor necessary to provide complete janitorial services for the clinic. Services shall be provided in all interior areas of the leased premises to provide a clean, neat, and attractive appearance by performing the functions described below. The Lessor shall make careful selection of cleaning products and equipment to ensure they are packaged ecologically, environmentally beneficial and/or recycled products that are phosphate-free, non-corrosive, non-flammable, and fully biodegradable, and minimize the use of harsh chemicals and the release of irritating fumes. The Lessor shall select paper and paper products with recycled content conforming to EPA's CPG.

Performance will be based on the Contracting Officer's evaluation of results, not the frequency or method of performance.

*Cleaning crew shall tum off lights as necessary and check all doors on completion of the work to ensure that doors are locked. Ensure that security alarm is set before leaving if there are no VA personnel on the premises.

Materials and Procedures Standards *It is the Lessor's responsibility to maintain the clinic in a condition that meets all housekeeping and sanitation requirements of this solicitation and the current standards of the Joint Commission for the Accreditation of Hospitals and Outpatient Clinics

(JCAHO).

*The Lessor shall be responsible for providing a weekly certification in writing to the Government that all required cyclic cleaning has been completed.

Janitorial Work Schedule *Housekeeping work will be accomplished at times indicated. Work schedule shall be from 6:30 AM to 11:00 PM, Monday through Friday. The Lessor shall ensure that sufficient employees are keep the public and specimen collection toilet rooms clean and keep the toilet rooms stocked with sufficient paper products, feminine hygiene products, soap, and all other toilet rooms products.

*Mechanical equipment such as vacuum cleaners, burnishers, scrubbing machines, etc., will not be used during the hours of 7:00 AM to 5:00 PM unless urgent situations arise.

Janitorial Staff and Supervision *Janitorial staff will have access throughout the building; therefore, none of the janitorial staff may have a police record for anything more serious than traffic or parking violations.

*There shall be always a Janitorial staff supervisor on duty when janitorial staff is in the building. Any person whose work or conduct is found to be unacceptable by the Government shall be removed from the janitorial staff.

*Smoking may be permitted in designated areas on the property, but not in VA leased spaces. Possession of weapons is prohibited.

*Enclosed containers, including tool kits, shall be subject to search. Janitorial company's standard uniforms are acceptable, if they clearly identify the company and the occupation of the individual. Janitorial staff will be required to wear photo identification badges.

Safety and Special Procedures *The Lessor shall consider the clinical environment and ensure that the janitorial staff is instructed on applicable safety precautions and special requirements. These requirements may include, but are not limited to, such conditions as cleaning of human secretions, blood, barium. etc. from both floors and walls. Lessor will be notified of isolation areas that need terminal cleaning. Terminal cleaning is defined as complete wipe down of all sinks, walls, countertops, casework, exam tables, etc., with germicide, and mopping of the floor with germicide. These areas require the use of gloves, gowns, masks, and shoe covers, which will be provided by the Government. The Lessor shall be responsible for collecting of sharps containers and hazardous materials. See "ALL AREAS" below under "Daily Cleaning Requirements" for method of handling sharps containers and hazardous waste.

*The janitorial staff shall comply with applicable Federal, State, and Local safety and fire regulations and codes. The Lessor shall immediately bring to the attention of the Government any fire and safety deficiencies. The Lessor shall take such safety precautions as necessary to protect the lives and health of occupants of the building.

Equipment and Materials *All equipment and materials used in the performance of this contract will be cleaned and stored properly at the end of the workday. Cleaning carts and/or equipment will not be left unattended for any reason while patients are in the clinic. Lessor shall ensure all equipment, tools, and supplies meet necessary safety requirements and janitorial staff have full working knowledge of their use.

*An EPA-registered germicide will be used to clean all patient areas. floors, examination tables, and medical equipment. The Lessor shall provide all labor, materials, supplies, machinery, and appliances that may be necessary or appropriate in the performance of janitorial services. The Lessor shall provide supplies such as toilet tissue, multifold paper towels, toilet seat covers, feminine hygiene products, hand sanitizer refills, and Medicated Vestal hand soap. The Lessor shall provide plastic linings for all trash receptacles, provide clear plastic linings for non-hazardous waste trash receptacles, and red plastic linings for hazardous waste trash receptacles.

*Housekeeping aide closets are located throughout the clinic for storage of supplies and equipment. The lessor shall keep a minimum of two weeks stock of supplies on hand. All accumulated waste shall be removed and disposed of in the dumpster.

*Hazardous waste and sharps containers shall be picked up and stored in a designated storage area. Supplies to be used shall be approved by the Government.

*A copy of the MSDS sheets for all products used shall be maintained at the clinic and shall be available for review by VA upon request.

Specifications and/or basis of design for supplies are as follows:

*Toilet tissue: Roll type, 4-1/2 inches wide, single ply *Paper towels: multi-fold, 10-1/8 inches wide *Hand soap: Medicated Vestal *Trash receptacle liners: (a) Polyethylene, flat type, 33 inches long, 52 inches wide, .66 millimeters thick; (b) Polyethylene, flat type, 24 inches long, 33 inches wide, 31 millimeters thick; (c) Polyethylene, red bags (biohazard) 33 inches long, 52 inches wide and 24 inches long, 33 inches wide.

*Carpet shampoo and soil resistant treatment: non-allergenic type *Furniture polish: Spray type for use on wood and wood veneer *Window cleaner: Ammonia type sufficient to remove smoke film and dust *Air freshener cartridges in bathrooms: Johnson Wax Good Sense *Upholstery cleaners: Dry or foam type recommended for fabric upholstery *Germicide: EPA-registered *Resilient floor tile cleaner and maintainer: As recommended by manufacturer of resilient flooring *Floor finish: High-speed floor finish as recommended by manufacturer of resilient flooring *Floor seater: As recommended by manufacturer of resilient flooring *Floor stripper: As recommended by manufacturer of resilient flooring *Toilet seat covers: Paper, white *Sanitary Napkins: ADA Compliant *Tampons: ADA Compliant *Hand Sanitizer Dispenser: Purell ES8, 1200ML Dispenser *Hand Sanitizer Replacement Cartridge: Purell ES8, 1200ML Cartridge

Frequency:

Daily Building Entrances – During the hours of 6:30 AM to 8:00 AM – Monday through Friday:

*Pick up trash and cigarette butts around entrances and vestibules.

*Empty trash receptacles.

*Clean all mirrors and glass at entrances (fingerprints and smudges).

Daily Patient Care Areas – During the hours of 6:30 AM to 11:00 PM - Monday through Friday:

*All patient care area floors shall be wet mopped using a germicide before patients are seen.

*All Treatment rooms shall be cleaned and disinfected after each patient procedure.

*Wipe down all exam tables with a clean cloth dampened with germicide.

*Wipe down all walls with a clean cloth dampened with germicide.

*Clean and disinfect sinks and countertops.

*All floors shall be wet mopped using a germicide.

*Clean and refill soap/sanitizer dispensers.

*Clean mirrors.

Daily All Other Areas – During the hours of 8:00 AM to 4:00 PM – Monday through Friday:

*Trash receptacles shall be emptied, and liners changed.

*Trash shall be removed from the building and placed in appropriate containers.

*Boxes and other empty containers, to be disposed of, shall be removed from the building, and placed in appropriate containers.

*Hazardous waste and full sharps containers shall be collected in red plastic bags and placed in cardboard boxes provided.

*Cardboard boxes shall be sealed with tape and placed in hazardous collection room for removal and disposal off site by others.

*Spills, body fluids, etc. shall be cleaned from floors, grounds, and Walls immediately upon notification (including property non-leased areas such as parking lot, sidewalks, elevators, stairwells, and corridors).

*Remove black scuff marks from corridor floors as necessary.

*All restrooms shall be swept and wet mopped at least twice each day.

*All paper products, hand sanitizer, and hand soap shall be replenished.

*All surfaces, including commodes, urinals, walls, mirrors, counters and sinks, shall be cleaned and disinfected. Sponges and cloths shall not be used to clean commodes and urinals. Commodes and urinals shall be cleaned with disposable items that are disposed of after cleaning commode and/or urinal in each toilet room. Items used to clean commodes and urinals shall not be used in tum for cleaning other items or wiping down other surfaces. Clean exterior of commodes and urinals first, followed by cleaning of the interior.

Daily All Other Areas – During the hours of 4:00 PM to 11:00 PM – Monday through Friday:

*Complete other required janitorial services.

*Dust furniture, desks (do not disturb papers on desks), machines, phones, file cabinets, window ledges, etc.

*All resilient tile floor areas shall be swept and wet mopped with germicide.

*Carpeted areas and mats shall be vacuumed. Carpet sweeper is not acceptable.

*Spot clean any carpet stains.

*Spot clean walls and doors.

*All restrooms shall be swept and wet mopped at least twice each day.

*All paper products, hand sanitizer, and hand soap shall be replenished (including battery packs and expired products).

*All surfaces, including commodes, urinals, walls, mirrors, counters, and sinks, shall be cleaned and disinfected.

*Ceramic tile floors shall be swept, and damp mopped. If dirt build-up occurs, ceramic tile floors shall be scrubbed when determined that it is required by COR.

*Corridor areas shall be swept, wet mopped with a neutral cleaner, and burnished.

*Carpeted areas shall be vacuumed.

*The areas shall be swept, wet mopped with a neutral cleaner, and burnished.

*Areas with cushioned flooring shall be maintained in accordance with manufacturer's recommendations.

*Dust tables, ledges, sills, moldings, and baseboards.

*Any room (in addition to isolation rooms) where patients with suspected infectious disease have been examined will be thoroughly cleaned with germicide (terminal cleaning), *Clean ice makers and water coolers in accordance with manufacturers recommendations (even if VA owned equipment). Housing shall at a minimum be wiped down. Particular attention shall be given to top surface and spout to prevent lime build-up, bacterial growth, etc.

*In canteen/vending/breakroom/lounge areas, spot clean floors, walls, counters, cabinets, sink, microwave, etc. twice daily to eliminate spills, food items, trash, etc.

Three Times Weekly *Collect, remove, and dispose of refuse, trash, and garbage from trash collection area.

*Apply resilient floor tile cleaner and maintainer to all resilient tile floors and burnish.

Weekly Cleaning Requirements *Furniture - Clean as necessary, but no less than weekly. Vacuum upholstered furniture.

*Carpeted Areas and Mats - Spot clean as necessary.

*All Restrooms - Scrub floors and ceramic tile base and wipe down with germicide;

clean ceramic tile walls and wipe down with germicide; spot wash painted walls as necessary; damp wipe toilet stall partitions and waste receptacles with germicide.

*Shower Areas - Scrub ceramic tile floors and walls and wipe down with germicide, clean grout between tiles in patient and employee showers.

*Doors, Walls and Trim - Spot wash (for fingerprints, smudges, etc.) as necessary but no less than once weekly.

*Glass Cleaning - Clean interior and exterior of door and entrance glass in waiting areas, laboratories, exam rooms, offices, and treatment rooms; spot clean glass walls as necessary, but not less than weekly.

Monthly Cleaning Requirements *Furniture - Polish all furniture as necessary, but not less than monthly.

*Air Conditioning Grilles and Registers - Vacuum and wipe clean all grilles and registers.

*Waiting Areas, Labs, Exam Rooms, Offices, Treatment Rooms - Wash waste receptacles with germicide.

*Floor Maintenance of Resilient Tile Areas – Apply cleaning soap, as recommended by resilient tile manufacturer, scrub and re-wax hallways, waiting rooms, and lobbies;

apply cleaning soap, as recommended by resilient tile manufacturer, scrub and re-wax other resilient tiled areas as required.

Quarterly *Dust window coverings/blinds.

*Dust handrails and handrail brackets.

Semi-Annual Cleaning Requirements *Furniture (VA and Owner provided) - Shampoo upholstered furniture during January and July.

*Carpeted Areas and Mats - Have carpets professionally steam cleaned, and soil resistant treatment applied during January and July; spot clean as needed.

*Floor Maintenance of Resilient Tile Areas - Strip floors, apply sealer, apply wax, and refinish all resilient tile floors.

*Glass - Wash inside glass and clean interior of all window frames and window stools.

C. Building Operating Plan

i. Offerors shall submit a building operating plan with the offer. The plan shall include a schedule of startup and shutdown times for operation of each building system, such as lighting, cooling, ventilation, and plumbing, necessary for the operation of the building.

The plan shall be in operation on the effective date of the lease. HVAC system shall not be shut down after normal hours.

ii. The Lessor shall submit an Operations and Maintenance (O&M) Plan as follows:

*The Government requires assurance that the building will be kept in good condition with high quality, professional management, and maintenance over the full term of the lease. Consequently, the proposed O&M Plan for the building will be carefully evaluated.

*The Lessor shall identify and provide addresses and contact information for entities that will maintain the leased premises (Lessor's building superintendent, designated local property management firm, and any contractors or subcontractors).

*The Lessor shall describe the organization and structure the workforce of both operations and maintenance personnel. Organization charts, staffing plans indicating trades, number of personnel, and experience levels, and operating schedules shall be provided for evaluation.

*Lessor shall outline procedures for dealing with scheduled and non-scheduled maintenance and repairs.

*The O&M Plan shall indicate how the scheduled (routine) maintenance and repair of the building will be managed. For each activity in the O&M plan, the Lessor shall identify the responsible entity and frequency of the maintenance. Exterior maintenance, including landscaping and grounds, irrigation system, trash removal, exterior lighting, parking lot, pest control, window washing, and general litter pick up shall be discussed.

Interior maintenance shall be described, including HVAC, plumbing, electrical, pest control, and any janitorial maintenance associated with services provided by the Lessor.

*Describe how the Lessor will provide quality control to ensure that all services described in the O&M Plan are, in fact, provided, and how the Lessor will maintain quality and appearance of the entire building over the term of the lease.

*For non-scheduled repairs, the O&M Plan shall describe how service calls (emergency and routine) will be addressed. Identify contact information for both normal working hours and for off-hours and holidays. Quantify response times for on and off-site maintenance entities. Service calls will be classified as emergency calls when the condition constitutes an immediate danger to personnel, threatens to damage property, or has a direct impact on operations or security. Classification of calls as emergency shall be at the sole discretion of the government. During normal working hours, Lessor's on-site superintendent shall respond immediately upon notification. Emergencies occurring at other than normal working hours shall be responded to (on scene) within 60 minutes of receipt of call. Lessor shall repair or neutralize the emergency condition before departing the site. If necessary, Lessor shall acquire material by quickest available means and include work outside normal hours. If further labor or materials are required after the emergency is neutralized, the Lessor shall have the repairs completed within three (3) working days or within such other reasonable time as agreed to by the government. The Lessor shall have available generally used spare parts and common building materials to support emergency requirements. Lack of standard material shall not be a cause for non-performance. Service calls will be classified as routine when the condition does not qualify as an emergency call. Eighty-five (85%) of all routine calls shall be completed within five (5) working days after the receipt of the call, with remainder being completed within ten (10) working days.

*The Lessor shall specify in detail, those items that are included in the O&M Plan for both annual operating and maintenance expenses and reserves for replacement. The totals of these estimated expenses shall be entered on the appropriate lines on GSA Form 1217, Lessor's Annual Cost Statement.

*The O&M Plan must detail how the Funded Maintenance Account (FMA) will be established and how it will be managed. Upon acceptance of the facility by the Government, the Lessor shall immediately establish a FMA in trust for VA in an interest-bearing account provided by the Government and place the equivalent of twenty-five percent (25%) of the Annual Reserve Grand Total into the FMA. At the next quarterly installment and each year thereafter during the lease term, including any renewal options, the amount of the annual reserve grand total is to be paid into the FMA in quarterly increments. The funds are to be made available for all Lessor provided maintenance services, repairs, and replacements.

*At the beginning of the second year and alt subsequent years of the lease term, including all renewal options, the operating costs base will be adjusted based on the Consumer Price Index (CPI).

*Shortfalls to cover any unforeseen maintenance, repair, or replacement expenditure over and above what is listed in a particular category will be the responsibility of the Lessor.

*At the end of the VA's lease term, including all renewal options, the remaining balance in the FMA account will be released to the Lessor, and the Government will make no claims against the remaining funds.

*Note, the VA can provide, upon request, examples to the proposed Lessor of an acceptable O&M Plan, Maintenance Cost Worksheet, or Property Management Agreement.

D. Other Clarifications

i. Overtime Usage – The Government shall always have access to air-cooled or heated leased space, including the use of toilets and lights without additional payment.

ii. Flag Display & Presidential Portraits – The Government will be responsible for flag display(s) and Presidential Portraits in the leased space.

iii. Security – The Government shall provide security personnel to prevent illegal entry or loitering in the leased space and to prevent unauthorized entry during normal hours.

The Lessor shall be responsible for providing security to prevent unauthorized entry after normal hours. All Lessor staff and other non-VA staff requiring access to the facility will be required to obtain proper identification cards authorized by the VA Police. The Lessor will maintain all physical security hardware (i.e., door locks, gates, fences, etc.)

however, the Government will maintain the keyed access to the physical security hardware (i.e., door hardware and padlock cores).

iv. VA Cleaning Responsibilities – The Government will be responsible for the disposal of hazardous or pathological waste which has been properly stored in the designated storeroom.

E. Safety, Fire Protection, and Environmental Management

i. Space must have a current occupancy permit issued by the local jurisdiction. Lessor shall obtain and maintain in force all necessary permits for operation of building services and equipment, including but not limited to fuel-fired mechanical equipment, automatic sprinkler systems, automatic fire alarm and detection system, emergency equipment to treat or exhaust toxic or hazardous gases, and solid or liquid wastes.

ii. Inspections by Lessor:

*Lessor shall inspect, test and maintain building systems, fire and life safety systems and equipment, as required by the more stringent of NFPA codes and standards, the Joint Commission, or local building, fire, and property maintenance codes. Lessor shall submit documentation as acceptable to the Contracting Officer.

*At a minimum, systems and equipment for which inspection, testing, and maintenance logs and reports are required include, but are not limited to, those systems as enumerated in the most current edition of NFPA 110, 101, 99, 72, 25, 24, 20, 13, 1, the VA Fire Protection Design Manual, and other applicable. NFPA codes and standards, the Joint Commission, and the following:

*Lessor shall be responsible for all testing and maintenance of the Essential Electrical System in accordance with the current edition of NFPA, Chapter 110, Standard for Emergency and Standby Power Systems.

-Gas and Vacuum Systems -Environmental Systems -Fire Doors and Shutters -Portable Fire Extinguishers -Fire Suppression Systems -Fire Pump -Standpipe Systems -Fire Alarm and Detection Systems -Fire Dampers -Fire Shutters -Batteries for systems requiring battery backup -Fire Department Connections -Fire Extinguishers

-Emergency Egress Systems and Lighting

iii. Inspections by the Government:

*The government reserves the right to conduct independent inspections, testing, assessments, and detailed studies in space it occupies, as well as in space serving the VA leased space (e.g., common use areas, mechanical rooms, HVAC systems, etc.).

The Lessor shall assist VA ln Its assessments and detailed studies by making available information on building operations and Lessor activities, and providing access to space for assessment and testing, if required. These may include, but are not limited to, noise and vibration testing, water and air quality sampling, water, and air sampling_ for pathogens, Legionella cultures and copper/silver analysis, radon testing, mold testing, Facility Condition Assessments of building systems and equipment, etc. Work may be performed by independent consultants, or VA personnel.

*Lessor shall implement corrective measures required by the Contracting Officer.

iv. Code Violations:

*Equipment, services, or utilities furnished, and activities of other occupants, shall be free of safety, health, and fire hazards. When hazards or code violations are detected, they must be promptly corrected at the Lessor's expense. Where requirements conflict, the decision of the Contracting Officer shall be final.

v. Indoor Environment *Lessor shall maintain building envelope and building systems in good repair in accordance with local codes and standards. Excess or uncontrolled water can damage interior finishes, furnishings, or equipment, and can contribute to growth of mold and other pathogens. Lessor shall take precautions in design, construction, operation, and maintenance of the facility to control the entry of water from outside sources or leaks from building systems.

*Lessor shall promptly repair any leaks and replace damaged materials or finishes. If mold or other pathogens are discovered, Lessor shall be responsible for remediation.

vi. Special Building Equipment *Special building equipment required to treat and exhaust to the atmosphere toxic gases produced by the agency program equipment shall be maintained in proper operating condition. Maintain all such installations in compliance with appropriate OSHA, EPA, or related regulations of the local community.

*Offeror shall obtain operating permits as required by EPA, DEC, and local Authorities Having Jurisdiction for the operation of building air and water heating equipment.