Exhibit C-1 - Agency Program of Requirement (POR 9.28.21).pdf

SENSITIVE BUT UNCLASSIFIED

PROPERTY OF THE UNITED STATES GOVERNMENT

COPYING, DISSEMINATION, OR DISTRIBUTION OF THIS DOCUMENT

TO UNAUTHORIZED PERSONS IS PROHIBITED

Do not remove this notice Return documents to U.S. Government for destruction when no longer needed

RA POR Version 21.0 RLP NO. INITIALS: ___________ and___________

09/28/2021 LESSOR TENANT

FEDERAL BUREAU OF INVESTIGATION

Resident Agency Long Beach, CA

PROGRAM OF REQUIREMENTS

FOR NEW RESIDENT AGENCY OFFICE

CONSTRUCTION

VERSION 21.0

FOR REQUEST FOR LEASE PROPOSAL

NUMBER XXXXXXX

September 28, 2021

This POR provides specific agency requirements, which may be complementary, more specific, or more stringent than those of the Request for Lease Proposal (RLP)/Lease minimum requirements and is intended to give the Offerors additional information from which to develop their design to be fully compliant with the RLP/Lease. In case of conflict between requirements of the RLP/Lease and POR, the requirements of this POR will take precedence.

RLP NO. XXXXX INITIALS: ___________ and___________

03/12/2021 LESSOR TENANT

TABLE OF CONTENTS

DESIGN OVERVIEW

PROGRAM GENERAL

HOW TO USE THIS POR

CODE AND STANDARDS

GENERAL

PROCEDURES

SECURITY CLEARANCE REQUIREMENTS

DOCUMENT SECURITY

NOT USED

NOT USED ....................................................................... ERROR! BOOKMARK NOT DEFINED.

CONSTRUCTION DOCUMENTS

DOCUMENT SUBMISSION REQUIREMENTS

COST DOCUMENTATION

CONSTRUCTION SCHEDULE

CONSTRUCTION INSPECTION

MEETINGS

GENERAL REQUIREMENTS

SPACE REQUIREMENTS

SITE REQUIREMENTS

NOT USED ....................................................................... ERROR! BOOKMARK NOT DEFINED.

NOT USED ....................................................................... ERROR! BOOKMARK NOT DEFINED.

NOT USED ....................................................................... ERROR! BOOKMARK NOT DEFINED.

BUILDING REQUIREMENTS

PARKING ......................................................................... ERROR! BOOKMARK NOT DEFINED.

ARCHITECTURAL

DOORS, DOOR FRAMES, AND HARDWARE

WINDOWS

PARTITIONS

MILLWORK

FINISHES

CEILINGS AND VERTICAL CLEARANCES

CARPET

SPECIALTY FLOORING

PAINT

SIGNAGE

SPECIALTIES

MECHANICAL

DESIGN INTENT

DEFINITIONS

HEATING, VENTILATING, AND AIR CONDITIONING

ELECTRICAL

ELECTRICAL GENERAL

03/12/2021 LESSOR TENANT

NOT USED

POWER GENERAL

GROUND BUS SYSTEM

DATA CABLING DISTRIBUTION SYSTEM

ELECTRICAL, TELEPHONE, AND DATA FOR SYSTEMS FURNITURE

TELECOMMUNICATIONS SYSTEM

DATA DISTRIBUTION

NOT USED ....................................................................... ERROR! BOOKMARK NOT DEFINED.

ELECTRONIC SIGNAL EQUIPMENT

ROOFTOP ANTENNA PROVISIONS

NOT USED ....................................................................... ERROR! BOOKMARK NOT DEFINED.

NOT USED ....................................................................... ERROR! BOOKMARK NOT DEFINED.

NOT USED ....................................................................... ERROR! BOOKMARK NOT DEFINED.

INTERIOR CONDUITS AND SLEEVES

PAGING SYSTEM

NOT USED ....................................................................... ERROR! BOOKMARK NOT DEFINED.

LIGHTING

SITE CONDUIT

ACCESS CONTROL/ALARM/VSS SYSTEMS

SOUND MASKING SYSTEM

LIFE SAFETY AND FIRE PROTECTION

PROJECT FIRE PROTECTION ENGINEER SERVICES AND QUALIFICATIONS

PROJECT ARCHITECTURAL AND ENGINEERING SERVICES

LIFE SAFETY AND FIRE PROTECTION SYSTEMS DESIGN CRITERIA

SECURITY

GENERAL

ACCESS TO SPACE

PHYSICAL SECURITY COUNTERMEASURES

NOT USED ....................................................................... ERROR! BOOKMARK NOT DEFINED.

NOT USED ....................................................................... ERROR! BOOKMARK NOT DEFINED.

NOT USED ....................................................................... ERROR! BOOKMARK NOT DEFINED.

NOT USED ....................................................................... ERROR! BOOKMARK NOT DEFINED.

NOT USED ....................................................................... ERROR! BOOKMARK NOT DEFINED.

NOT USED ....................................................................... ERROR! BOOKMARK NOT DEFINED.

FORCED ENTRY PROTECTION

FIRE DEPARTMENT ACCESS

NOT USED ....................................................................... ERROR! BOOKMARK NOT DEFINED.

CONSTRUCTION SITE SECURITY REQUIREMENTS AND PROCEDURES

NOT USED ............................................................................ ERROR! BOOKMARK NOT DEFINED.

NOT USED ............................................................................ ERROR! BOOKMARK NOT DEFINED.

DIAGRAMS

NOT USED ....................................................................... ERROR! BOOKMARK NOT DEFINED.

NOT USED ....................................................................... ERROR! BOOKMARK NOT DEFINED.

NOT USED ....................................................................... ERROR! BOOKMARK NOT DEFINED.

NOT USED ....................................................................... ERROR! BOOKMARK NOT DEFINED.

NOT USED ....................................................................... ERROR! BOOKMARK NOT DEFINED.

PARTITION TYPE A1: CEILING HIGH

03/12/2021 LESSOR TENANT

NOT USED ....................................................................... ERROR! BOOKMARK NOT DEFINED.

PARTITION TYPE A2: BULLET RESISTANT

PARTITION TYPE A3: SECURED STORAGE

PARTITION TYPE A4: SLAB-TO-SLAB

PARTITION TYPE A5: ACOUSTICAL

PARTITION TYPE A6A: ACOUSTICAL WITH RFOIL

PARTITION TYPE A6B: ACOUSTICAL WITH RFOIL AT EXISTING INTERIOR PARTITION . 61

PARTITION TYPE A6C: ACOUSTICAL WITH RFOIL AT EXTERIOR PARTITION

PARTITION TYPE A7: PERIMETER

NOT USED ....................................................................... ERROR! BOOKMARK NOT DEFINED.

NOT USED ....................................................................... ERROR! BOOKMARK NOT DEFINED.

NOT USED ....................................................................... ERROR! BOOKMARK NOT DEFINED.

Z-DUCT ............................................................................ ERROR! BOOKMARK NOT DEFINED.

MAN BAR ELEVATION

MAN BAR SECTION

HANDCUFF BAR

THROUGH PARTITION SLEEVES AT CABLE TRAY

NON-CONDUCTIVE BREAK AT SECURE TYPE A6 SERIES PARTITIONS

DUCT PENETRATION AT SECURE TYPE A6 SERIES PARTITIONS

SCIF CABINET

GROUNDING AND WRAPPING

GROUND BAR ASSEMBLY

CABLE TRAY LAYOUT

APPENDIX 1: ROOM DATA MATRIX (RDM) PROVIDED SEPARATELY

APPENDIX 2: ROOM DATA MATRIX LEGEND (RDML)

NOT USED ....................................................................... ERROR! BOOKMARK NOT DEFINED.

NOT USED ....................................................................... ERROR! BOOKMARK NOT DEFINED.

SCIF

PARTITION TYPE

SOUND ISOLATION

DOOR TYPE

DOOR CONDUIT CONDITION

HARDWARE FUNCTION

SPECIAL LOCK

ACCESS CONTROL

SPECIAL FLOOR FINISH

MILLWORK AND PLUMBING

NOT USED ....................................................................... ERROR! BOOKMARK NOT DEFINED.

SPECIAL ARCHITECTURAL

EARLY ACCESS ROOMS

ADDITIONAL COOLING (W/SF)

NOT USED ....................................................................... ERROR! BOOKMARK NOT DEFINED.

SPECIAL HVAC

NOT USED ....................................................................... ERROR! BOOKMARK NOT DEFINED.

NOT USED ....................................................................... ERROR! BOOKMARK NOT DEFINED.

NOT USED ....................................................................... ERROR! BOOKMARK NOT DEFINED.

NOT USED ....................................................................... ERROR! BOOKMARK NOT DEFINED.

SPECIAL ELECTRICAL

APPENDIX 3: BUILDING MATRIX (PROVIDED SEPARATELY)

03/12/2021 LESSOR TENANT

APPENDIX 4: COST ESTIMATE/COST PROPOSAL (PROVIDED SEPARATELY)

03/12/2021 LESSOR TENANT

DESIGN OVERVIEW

PROGRAM GENERAL

A. This Program of Requirements (POR) outlines the requirements for the design and construction of a Resident Agency (RA) office, from general to specific. The contents should be treated as complementary to one another for a completed facility.

B. The POR, Request for Lease Proposal (RLP), and Lease represent the Tenant’s detailed design requirements for the proposed RA Office. The Tenant believes these documents are thorough, of high quality, and are as complete as can be expected reasonably for use in a Finance, Design, Build, and Operate approach.

C. The Tenant recognizes that design requirements alone, no matter how well prepared, must not and need not convey all the information that reasonably should be understood by experienced design teams to design an RA Office. Further, they must not anticipate or regulate every variable of design developed during the process. Therefore, the Tenant expects the design team, having the knowledge and expertise of these facilities, to interpret the intent of the design requirements correctly, and supplement these documents with their expertise in order to achieve a complete, high-quality, and fully-functional design.

D. The project design and its implementation must be complete in every way, and must provide the durability, serviceability, sustainability, and full functionality anticipated by the requirements within the POR, RLP, and Lease for the contracted term, notwithstanding that all technical requirements or arrangements of any component of the facility may not have been completely described.

E. The Lessor is required to supply and maintain all equipment and materials as stated within this POR for the duration of the Lease Term. Replacement of equipment or defined materials, in part or in full, will be required to meet the operational requirements of the FBI if they are worn, lost, stolen, destroyed, past warranty expiration, or rendered permanently unusable for the purpose they were intended.

HOW TO USE THIS POR

A. The POR states the Tenant’s specific requirements that apply to the overall project. Where the requirements differ from those outlined in the RLP, the POR takes precedence. The Room Data Matrix (RDM) in Appendix 1 is a matrix summary of requirements for each room within the office space. Requirements are defined in detail and keyed from the Room Data Matrix Legend (RDML) in Appendix 2. All room square footages noted in the RDM and RDML are net (inside face of partition to inside face of partition) for each room or area. The POR, RDM, and RDML are to be used in conjunction with one another to complete specific requirements for the project.

B. The proceeding diagrams illustrate the information contained within the POR, RDM, and

RDML. Diagram 1.2.C describes the square footage information provided in the RDM.

Diagram 1.2.D illustrates the relationship of the RDM to the RDML. Diagram 1.2.E illustrates the relationship of the RDM, RDML, and POR.

03/12/2021 LESSOR TENANT

C. Diagram 1.2.C: RDM Square Footage Information

D. Diagram 1.2.D: The Relationship of the RDM to the RDML

03/12/2021 LESSOR TENANT

E. Diagram 1.2.E: The Relationship of the RDM and the RDML to the POR

RDML

POR

RDM

03/12/2021 LESSOR TENANT

CODE AND STANDARDS

GENERAL

A. The Lessor must comply with all applicable federal, state, and local building codes, zoning ordinances, and laws, and must obtain all permits and approvals required by the authorities having jurisdiction (AHJ). In addition, the Lessor must comply with all codes and standards listed in this POR. Where conflicts arise between the requirements in the RLP, Lease, POR, or AHJ, the most stringent will apply.

B. All products, materials, and equipment specified must be installed in accordance with manufacturer recommendations and written specifications.

C. All design and construction work performed for this project must comply with the latest edition of the National Fire Protection Association (NFPA) codes listed below, as well as applicable portions of the latest editions of the following Codes and Standards, as adopted by the project jurisdiction. If the project jurisdiction has not adopted any code listed below, the most current edition of that code must be used as if it had been adopted. If elements of the Codes or Standards listed below conflict with written direction from the local AHJ, those elements will not be enforced by the Tenant. Where more than one (1) Code or Standard applies, the most stringent will be enforced by the Tenant. Any existing space/building used as part of this procurement must be brought up to current code standards to the greatest extent feasible.

D. United States Government

1. Code of Laws of the United States Government (USC)

2. American National Standards Institute (ANSI)

a. ANSI A117.1-2017: Accessible and Usable Buildings

3. Code of Federal Regulations (CFR)

a. 29 CFR 1910: Occupational Safety and Health Standards (OSHA)

b. 29 CFR 1926: Safety and Health Regulations for Construction

c. 29 CFR 1960: OSHA Basic Program Elements for Federal Employees

d. 36 CFR 1911: Americans with Disabilities Act Accessibility Guidelines (ADAAG);

Architectural Barriers Act Accessibility Standards (ABAAS)

e. 47 CFR 1.1307: Telecommunications Act of 1996, FCC 04-281 Bulletin 65, OSHA

1926.54 Non-Ionizing Radiation

4. Office of the Directorate of National Intelligence (ODNI)

a. ICD 705 (U): Intelligence Community Directive, Sensitive Compartmented Information Facilities

b. ICS 705-1 (U): Intelligence Community Standard, Physical and Technical Security Standard for Sensitive Compartmented Information Facilities

c. IC Tech Spec 705 (U): Intelligence Community Technical Specifications for Construction and Management of Sensitive Compartmented Information Facilities

5. Department of Defense (DOD)

a. CNSSAM TEMPEST/01.13 (U): Committee on National Security Systems Advisory

Memorandum, Red/Black Installation Guidance (FOUO)

b. CNSSI No. 7003, (U): Committee on National Security Systems Instruction -

Protective Distribution System (PDS)

6. ISC: Interagency Security Committee Security Design Criteria, The General Services

Administration (GSA)

03/12/2021 LESSOR TENANT

E. Industry

1. Associated Air Balance Council (AABC)

2. Air Conditioning Contractors of America (ACCA)

3. Alliance for Telecommunications Industry Solutions (ATIS)

a. ANSI/ATIS T1.403-1995: Network-to-Customer Installation, DS1 Metallic Interface

4. American Conference of Governmental Industrial Hygienists (ACGIH)

a. ACGIH 2098 Industrial Ventilation: A Manual of Recommended Practice for Design, 26th Edition, Plates VS-85-01, and VS-85-02

5. American Concrete Institute (ACI)

a. ACI 301: Specifications for Structural Concrete

6. American Ladder Institute (ALI)

a. ANSI/ALI ALCTV:2011: Standard for Automotive Lifts: Safety Requirements for

Construction, Testing, and Validation

7. American Society of Heating, Refrigerating, and Air-Conditioning Engineers (ASHRAE)

a. ASHRAE Handbooks (Fundamentals: HVAC Applications HVAC Systems, and Equipment)

b. ANSI/ASHRAE 52.2: “Methods of Testing General Ventilation Air Cleaning Devices for Removal by Particle Size”

c. ANSI/ASHRAE Standard 55: Thermal Environmental Conditions for Human Occupancy

d. ANSI/ASHRAE Standard 62.1: Ventilation for Acceptable Indoor Air Quality

e. ANSI/ASHRAE/IES Standard 90.1: Energy Standard for Buildings Except Low-Rise

Residential Buildings

f. ANSI/ASHRAE Standard 111: Practices for Measurement, Testing, Adjusting, and

Balancing of Building HVAC Systems

g. ANSI/ASHRAE Standard 135: BACnet: A Data Communication Protocol for Building

Automation and Control Networks

h. ANSI/ASHRAE/IES Standard 189.1: Standard for the Design of High Performance

Green Buildings

8. American Society of Mechanical Engineers (ASME)

a. ASME A17.1/CSA B44: Safety Code for Elevators

b. ASME A17.3: Safety Code for Existing Elevators

c. ASME Y14.100: Engineering Drawing Practices

9. American Society of Safety Professionals (ASSP)

a. ANSI/ASSP A1264.2: Standard for the Provisions of Slip Resistance on

Walking/Working Surfaces

10. American Society of Testing and Materials (ASTM)

a. ASTM F 1679: Standard Test Method for Using a Variable Incidence Tribometer

b. ASTM F 2508: Standard Practice for Validation, Calibration, and Certification of

Walkway Tribometers Using Reference Surfaces

11. Architectural Woodworking Institute (AWI)

a. AWS Architectural Woodwork Standards, 2nd edition

12. Building Industry Consulting Service International, Inc. (BICSI)

a. BICSI 005-2016: Electronic Safety and Security (ESS) System Design and Implementation Best Practices

b. ANSI/BICSI 002-2019: Data Center Design and Implementation Best Practices

13. International Code Council (ICC)

a. International Mechanical Code (IMC)

b. International Building Code (IBC)

c. International Fire Code (IFC)

03/12/2021 LESSOR TENANT

d. International Plumbing Code (IPC)

e. International Energy Conservation Code (IECC)

f. International Green Construction Code (IGCC)

14. Manufacture Standardization Society of the Valve and Fitting Industry, Inc. (MSS)

15. National Electrical Code (NEC)

16. National Fire Protection Association (NFPA)

a. NFPA 1: Fire Code

b. NFPA 10: Standard for Portable Fire Extinguishers

c. NFPA 13: Standard for the Installation of Sprinkler Systems

d. NFPA 14: Standard for the Installation of Standpipes and Hose Systems

e. NFPA 20: Standard for the Installation of Stationary Pumps for Fire Protection

f. NFPA 24: Standard for the Installation of Private Fire Service Mains and Their

Appurtenances

g. NFPA 25: Standard for the Inspection, Testing, and Maintenance of Water-Based

Fire Protection Systems

h. NFPA 30: Flammable and Combustible Liquids Code

i. NFPA 30A: Code for Motor Fuel Dispensing Facilities and Repair Garages

j. NFPA 70: National Electrical Code®

k. NFPA 72: National Fire Alarm and Signaling Code

l. NFPA 80: Standard for Fire Doors and Other Opening Protectives

m. NFPA 88A: Standard for Parking Structures

n. NFPA 90A: Standard for the Installation of Air-Conditioning and Ventilating System

o. NFPA 101: Life Safety Code®

p. NFPA 110: Standard for Emergency and Standby Power Systems

q. NFPA 241: Standard for Safeguarding Construction, Alteration, and Demolition

Operations

r. NFPA 780: Standard for the Installation of Lightning Protection Systems

17. Sheet Metal and Air Conditioning Contractors' National Association, Inc. (SMACNA)

a. SMACNA HVAC Systems: Duct Design

b. SMACNA 1966 Duct Construction Standards: Metal and Flexible

c. SMACNA 1972 CD HVAC Air Duct Leakage: Test Manual

d. SMACNA 1819 Fire, Smoke, and Radiation Damper: Installation Guide for HVAC

Systems

18. Telecommunication Industries Alliance (TIA)

a. ANSI/TIA 445-78 Rev. B: FOTP-78 IEC 60793-1-40: Optical Fibres, Part 1-40, Measurement Methods and Test Procedures Attenuation

b. ANSI/TIA-526-7 Rev. A: Measurement of Optical Power Loss of Installed Single- Mode Fiber Cable Plant

c. ANSI/TIA-526-14 Rev. C: Optical Power Loss Measurements of Installed Multimode Fiber Cable Plant

d. ANSI/TIA-568.1 Rev. D: Commercial Building Telecommunications Infrastructure Standard

e. ANSI/TIA-568.2 Rev. D: Balanced Twisted-Pair Telecommunications Cabling and Components Standards

f. ANSI/TIA-568.3 Rev. D: Optical Fiber Cabling and Components Standard

g. ANSI/TIA-568.4 Rev. D: Broadband Coaxial Cabling and Components Standard

h. ANSI/TIA-569 Rev. D: Telecommunications Pathways and Spaces

i. ANSI/TIA-606 Rev. C: Administration Standard for Telecommunications Infrastructure

j. ANSI/TIA-607 Rev. C: Generic Telecommunications Bonding and Grounding

(Earthing) for Customer Premises

03/12/2021 LESSOR TENANT

k. ANSI/TIA-758 Rev. B: Customer-Owned Outside Plant Telecommunications Infrastructure Standard

l. ANSI/TIA-942 Rev. B: Telecommunications Infrastructure Standard for Data Centers

19. The Uptime Institute (TUI)

PROCEDURES

SECURITY CLEARANCE REQUIREMENTS

A. The Lessor must agree to use the language of the security clearance requirements section of the POR in all subcontracts. Requirements specified in this section apply to all contract workers, including, but not limited to, construction, maintenance, and cleaning service personnel.

B. The Lessor and members of the property management company, responsible for oversight of the maintenance, are not permitted to maintain keys to the space or access the space without the approval of the Tenant's Security.

C. Cleaning and maintenance personnel proposed for the facility are required to obtain Secret

Unescorted clearance. Their company must have or obtain a Facility Security Clearance from Defense Counterintelligence and Security Agency (DCSA). Paperwork will be submitted to DSS. The General Services Administration (GSA) must sponsor the facility clearance with

DSS.

D. When the lease is awarded, individuals designated by the Lessor must complete the following forms and furnish them to the Tenant. Forms for cleaning personnel proposed for the facility must be submitted at minimum 60 business days, but preferably 120 business days, prior to the arrival of the contract individuals to the work site.

1. SF-85P, “Questionnaire for Public Trust Positions”

2. Two (2) copies of form FD-258 “Fingerprint Card”

E. All individuals working on the design and construction of the Tenant office space/building must complete the following forms, and furnish them to the Tenant at minimum 25 business days prior to start of design work or arrival of individual to the work site under the Lease.

Coordinate with the Tenant representative to obtain the forms:

1. Two (2) copies of SF-85 “Questionnaire for Non-Sensitive Positions”

2. Two (2) copies of FD-258 “Fingerprint Card”

3. FD-857 “Sensitive Information Non-Disclosure Form”

4. The General Services Administration’s Public Building Service (GSA PBS) Order 3490.2

“Document Security Form,” as necessary

F. It is the responsibility of the Lessor to ensure all Contractor personnel comply fully with applicable U.S. Citizenship and Immigration Services (USCIS), U.S. Department of Justice (DOJ), Employee Eligibility Verification requirements, such as those set forth in Title 8, U.S.

Code, Section 274a.

G. A background investigation will be conducted on all Contract personnel working under this

Lease. At the discretion of the Tenant, contract individuals may also be interviewed by the Tenant (or Tenant’s contract investigators) regarding foreign travel, associates, residences, or other matters of concern to the Tenant in deciding whether to grant access to its facilities, property, or information. In some instances, the Tenant may request a contractor to undergo

03/12/2021 LESSOR TENANT

a polygraph examination. Refusal or failure to complete the forms, to be interviewed, or to undergo a polygraph examination will be deemed reasonable cause for denial of access to Tenant facilities, property, or information. Lack of candor also may be a strong factor for denial of access.

H. Access to Tenant facilities, property, or information will be granted only where such access is clearly consistent with the mission and responsibilities of the Tenant. If a contract individual is denied access to any Tenant facility, property, or information, the Tenant will not disclose to the Contractor the reason for denial and will make such disclosure only to the affected Contractor employee pursuant to the provisions of the Freedom of Information Act (FOIA) or the Right to Privacy Act (PA). The Tenant will not be liable for any expense in the replacement of the individual or any costs incurred by the Lessor as a result of such denial. It is the policy of the Tenant that these individuals already employed by the contracting organization/individual (i.e., that the individual’s employment not hinge upon an access or security clearance determination by the Tenant) and the Tenant will assume no liability between the contracting organization and its employees as a result of this procedure.

I. The Tenant reserves the right to revoke any contract individual's access to its facilities, property, or information, where such access no longer is consistent with the Tenant's mission and responsibilities, and the Lessor agrees to immediately remove that individual from the work site in such circumstances. In cases of access revocation, the Tenant will inform the individual of the basis for the revocation, unless to do so would reveal classified or sensitive information; and, give the individual an opportunity to explain or refute such basis in writing.

Access will remain revoked pending a prompt review of any such submission by the individual.

J. The Tenant reserves the right to reinvestigate contract individuals on a periodic basis, or where facts or information indicate continued access may no longer be consistent with the Tenant’s mission and responsibilities. The scope of any reinvestigation will be at the sole discretion of the Tenant. Refusal or failure to complete the necessary forms, to be interviewed, or to undergo a polygraph examination during a reinvestigation will be deemed reasonable cause for revocation of access to Tenant’s facilities, property, or information.

K. Appropriate badges may be furnished by the Tenant, authorizing escorted or unescorted access to Tenant’s facilities and property. The badge, if furnished, must be kept at a location to be determined by the Tenant, and be picked up by the contract individual upon arrival at the premises. It must be worn at all times on the upper part of the body for visibility, and be returned to the Tenant when the wearer leaves the premises for any reason or length of time.

The Tenant may require all contract and subcontract individuals to execute a security awareness briefing form, FD-835, “Security Acknowledgment Form.”

L. Upon request, the Lessor must provide, for approval by the Tenant and Contracting Officer

(CO), written physical security procedures and policies to be followed by contract individuals for access to the project, and security measures taken by the Lessor to prevent unauthorized entry by contract individuals during off-duty hours.

M. If requested, the Lessor must compile and provide the Tenant with a list of all Subcontractors and vendors, and the disciplines and products/services they are providing. This list will include Subcontractors and vendors utilized beyond those contracted by the General/Prime Contractor.

03/12/2021 LESSOR TENANT

DOCUMENT SECURITY

A. All documents issued and created for the project are Sensitive But Unclassified (SBU).

B. For the purposes of this contract, the Lessor must safeguard SBU information in strict accordance with the requirements set forth within the latest edition of GSA PBS Order

3490.2. All drawings issued to the Lessor’s team must be returned to the Tenant for destruction when no longer needed.

C. SBU information must not be transmitted over the internet or any other network that would allow individuals without the proper clearances and not associated with the project to directly or indirectly have access to it. SBU information is considered secure for transmittal over the internet only if properly encrypted, according to Advanced Encryption Standard (AES) 256.

D. The Lessor must ensure that construction documents always are secured on site and accessible only by those personnel with the proper security clearances and need to know.

The Lessor also must comply with the document security requirements detailed in the RLP.

E. All documents must be marked on the cover page with the following security statement:

COPYING, DISSEMINATION, OR DISTRIBUTION OF THIS DOCUMENT

TO UNAUTHORIZED PERSONS IS PROHIBITED

F. All subsequent pages of the document must be marked as follows:

G. The Lessor must maintain document control during the bid process. All documents distributed must be numbered and logged. All documents must be returned to the Lessor and logged. Each bidder will be required to sign a SBU non-disclosure agreement. Return documents to the Tenant for destruction upon completion of project.

NOT USED

CONSTRUCTION DOCUMENTS

A. Changes to the construction drawings that vary from the Tenant-provided DID require specific written notice to, and approval from, the Tenant and CO prior to incorporation.

B. The Tenant’s review of the construction drawings does not relieve the Lessor from being completely responsible for the improvements required in the POR and the RLP. The Lessor is solely responsible and liable for the technical accuracy of the construction drawings in

03/12/2021 LESSOR TENANT

meeting all requirements and provisions of the Lease. All improvements must adhere to the quality specifications identified throughout the POR and the RLP.

C. Drawings must not reference Tenant’s name or initials on the construction documents and/or in the project manual, including the project title. Identify all rooms on the construction documents by RDM room function, RDM room number, and/or building room number, only.

D. Do not submit the Tenant’s POR with the construction documents. All applicable information must be incorporated into the design and construction documents and/or within the project manual.

E. The scope of work area must be identified clearly on a key and/or site plan. The plan should include the entire floor, locations for exit stairwells, elevators, and public restrooms.

Accessible platforms (e.g., air conditioners, fire stairs, adjacent roofs, balconies, ledges, or windows) adjacent to or near perimeter walls also must be indicated on the plan.

F. Use partition designation numbers and associated note numbers as shown in the Tenant-provided Design Intent Drawings (DID) and the 'Diagram' section of the POR. Do not re-number or re-letter. Additional partition types can be added with the next corresponding number or variations (e.g., Partition Type 7A and 7B). If a partition type is inapplicable to the project, indicate “Not Used.”

G. Tenant Improvement (TI) construction documents and shell/core (SC) construction documents, as applicable, must be submitted to the Tenant for review and comment. The Lessor must provide complete sets of construction drawings at regular intervals during the development process.

1. Review milestones for this project are 50%, 90%, and 100%.

2. The level of completion for each discipline may vary at time of submission for the 50%

(e.g., electrical drawings may be at a higher percentage completion than mechanical drawings).

3. Each submission must include a complete, unified set of civil, structural, architectural, mechanical, plumbing, electrical, and fire protection/life safety drawings and specifications, as applicable.

4. All drawing sheets must be the same size and bound.

H. Label each submission as 50%, 90%, or 100%, and note the date of issuance of the drawing package. Provide a transmittal letter that itemizes the contents by title and date.

I. The Lessor must include the following information on construction document submissions:

1. 50% submissions must include the following, at a minimum:

a. Cover sheet, drawing index, abbreviations, symbols, code/building analysis, occupant load calculations, life safety egress plan

b. Architectural floor plans (e.g., demolition, partitions, dimensions, reflected ceiling, device, finish, furniture as applicable)

c. Partial general/key notes, legends, and specifications for all disciplines

d. Preliminary schedules for all disciplines

e. First-floor plan of building where exit stairs lead to a public way

f. Mechanical drawings

i. 90% duct layout showing path of duct work

ii. Location of mechanical equipment

iii. Return air Z-Ducts

03/12/2021 LESSOR TENANT

g. Electrical drawings

i. Completed riser diagrams

ii. Power and lighting plans without circuits

iii. Data and security plans

iv. Electrical load calculations and details, as applicable

h. Plumbing drawings

i. General layout, waste, vent, and water piping locations

i. Life Safety drawings

i. Preliminary/proposed occupancy and means of egress designs

j. Fire Protection Systems drawings

i. Completed existing conditions plans documenting sprinkler and fire alarm details

ii. Preliminary plan of the building or area with design concept(s) for the sprinkler system

iii. Waterflow test, in accordance with latest edition of NFPA 291 criteria for the sprinkler system

iv. Preliminary plan of the building or area with initial layout of any proposed fire alarm initiating or indicating devices

2. 90% submissions must include the following, at a minimum:

a. Completed schedules and specifications for all disciplines

b. Elevations, sections, and details

c. Completed general and key notes for all disciplines

d. Mechanical drawings

i. Completed duct layout

ii. Duct size and cubic feet per minute (cfm) quantities

iii. Return air Z duct sizes

e. Electrical drawings

i. Completed power and lighting plans

ii. Completed lighting egress plans

f. Plumbing drawings

i. Completed plumbing plans

ii. Completed riser diagrams

iii. Isometric drawings and details, as applicable

g. Life Safety drawings

i. Completed/finalized occupancy/means of egress designs

h. Fire Protection Systems drawings

i. Completed fire protection plans, including existing conditions

ii. Fire Alarm: Completed plans indicating applicable codes and standards, a riser diagram (with any modifications to existing), a sequence or operation (in Matrix form), specific system interface requirements, acoustically-distinguishable spaces, POR requirements, and other aspects as required by NFPA 72

iii. Sprinkler: Water supply information as identified in the 50% submission; a finalized plan of the building or area with specific needed changes or design concept(s) for the sprinkler system

i. Additional drawings (civil, structural, site), as applicable

J. Review Process

1. The Tenant must be allotted ten (10) business days to review the drawings at each submission. The Tenant also must be allowed ten (10) business days for final review.

2. The Lessor will respond in writing to each written Tenant comment on or before the date of the subsequent submission. Construction documents will not be considered final until all Tenant comments have been addressed to the Tenant’s satisfaction. Tenant review

03/12/2021 LESSOR TENANT

time must not begin until such responses are received. The Lessor’s responses must be added electronically to the comment form.

3. Following the comment review time for the 90% set, the Lessor will have ten (10) business days to submit a 100% construction set for review and use during construction of the space. The 100% set must incorporate all Tenant comments at that time.

K. The Lessor must complete the construction documents in accordance with the project schedule submitted and accepted by the Tenant. The final sets must be copies of drawings that are signed and sealed by the design professionals of record. Original signatures are not required.

L. The Lessor must cloud any deviations from the previously-approved submissions. Clouds must be annotated with revision number and date.

M. All drawings and specification revisions proposed subsequent to the 100% or final submission must be submitted to the Tenant for review prior to incorporation into the construction documents. Approved revisions must be submitted to the Tenant on or before the date it is issued to the General Contractor (GC).

N. All bulletins, request for information (RFI) responses, or any documentation that causes a change to the final documentation must be issued concurrently to the Tenant for record. This does not replace the responsibility of the Lessor to provide As-Built documents for Tenant record.

O. Lessor must provide As-Built documents to the Tenant.

DOCUMENT SUBMISSION REQUIREMENTS

A. The following requirements apply to all construction document submissions.

1. Plans and elevations must be scaled at 1/8" = 1'-0" minimum, and include graphic scale.

Minimum text size on full-sized drawings must be 1/8."

2. North arrow will be included on all floor plans and site plans.

3. Room designations must be consistent on the plans of all disciplines.

2. Submit all drawings and documentation in electronic and hardcopy formats.

Architectural, mechanical, electrical, plumbing, and life safety drawings are to be submitted as one (1) bound set, with hard copies not to exceed 48" W x 36" H in size.

Half-size sets must be no smaller than 18" W x 12" H.

3. Date of receipt for all documents must match required submission date.

4. The Lessor must make allowance of two (2) business days in addition to the allotted review times for security processing of packages sent to the Tenant’s Headquarters, prior to the start of the review periods.

5. Staples must not be used to bind project manuals or drawings over 40 sheets. Use screw posts, wire, or plastic combs, 3-ring binder, or equivalent approved by the Tenant and CO.

6. Only authorized couriers are permitted to deliver. A list of current authorized couriers will be supplied by the Tenant's Security.

7. Electronic format drawings must be submitted in both AutoCAD (DWG), and Adobe Acrobat (PDF) file formats in optical media; Compact Disc (CD) or Digital Video Disc (DVD). Name each drawing file according to the drawing index. Organize drawing files in folders according to discipline. Submissions must be provided in the quantities listed below, and sent to the respective entities.

a. CD/DVD format (50%, 90%, and 100% final submissions, and As-Builts)

03/12/2021 LESSOR TENANT

i. One (1) CD/DVD: Drawings (DWG format) to the GSA

ii. ddedit

iii. One (1) CD/DVD: Drawings (DWG format) to Tenant PM

iv. four (4) CD/DVD: Drawings (DWG format) to Tenant Other

v. One (1) CD/DVD: Drawings and Project Manual (PDF format) to the GSA

vi. One (1) CD/DVD: Drawings and Project Manual (PDF format) to Tenant PM

vii. Two (2) CD/DVD: Drawings and Project Manual (PDF format) to Tenant Other

8. Hardcopy format submissions must be provided in the quantities listed below and sent to the respective entities:

a. Hardcopy format (50% and 90% Review Submissions Only)

i. One (1) copy, bound. Half-size drawings to the GSA

ii. One (1) copy, bound. Half-size drawings to Tenant PM

iii. Seven (7) copies, bound. Half-size drawings to Tenant Other

iv. One (1) copy, bound. Full-size drawings to Tenant PM

b. Hardcopy format (100% Final Submission Only)

i. One (1) copy, bound. Half-size drawings to the GSA

ii. One (1) copy, bound. Half-size drawings to Tenant PM

iii. One (1) copy, bound. Full-size drawing to Tenant PM

iv. Seven (7) copies, bound. Half-size drawings to Tenant Other

v. One (1) copy, bound. Project manual to the GSA

vi. One (1) copy, bound. Project manual to Tenant PM

vii. Two (2) copies, bound. Project manual to Tenant Other

c. Hardcopy format (Revisions to final drawings for construction)

i. One (1) copy, bound. Half-size drawings to the GSA

ii. One (1) copy, bound. Half-size drawings to Tenant PM

iii. Seven (7) copies, bound. Half-size drawings to Tenant Other

d. As-Built Drawings

i. One (1) copy, bound. Half-size drawing to the GSA

ii. One (1) copy, bound. Half-size drawing to Tenant PM

iii. Two (2) copies, bound. Half-size drawing to Tenant Other

COST DOCUMENTATION

A. The Lessor must provide a detailed itemized cost estimate/cost proposal to the estimator’s level 30 business days after completion of the construction drawings. The cost estimate/cost proposal must include detailed information documenting the cost of the construction, and must identify any change order costs as of that time.

B. Pricing must be based upon construction occurring during normal business hours, as defined by the Tenant to be eight (8) hours between the hours of 7:00 AM and 5:30 PM, Monday through Friday, excluding weekends, federal holidays, and at the Tenant’s discretion due to unforeseen events.

C. Lump Sum cost data is not be accepted. The construction estimate/cost proposal and all change order proposals must be provided and formatted in accordance with Federal Acquisition Regulations (FAR) 15.403,15.404, and reflect Construction Specification Institute (CSI) MasterFormat® 2016, 50 Division, work breakdown to the estimator’s level, to include quantity, unit, direct unit pricing of material, labor, and equipment. All indirect costs, such as labor burden, material taxes, bonding, insurance, overhead, profit, and general conditions, must be shown independent of direct construction costs.

03/12/2021 LESSOR TENANT

D. All trade costs must be supported by backup documentation on Subcontractor letterhead, and formatted in accordance with Sections A and C, above. All Subcontractor backup documentation must be submitted to the Tenant for the sole purpose of maintaining cost data for the Tenant’s cost database.

CONSTRUCTION SCHEDULE

A. Within ten (10) business days after the Notice to Proceed for Construction, the successful Offeror must submit to the CO a preliminary construction schedule using Critical Path Method Scheduling; and, provide the dates of significant milestones and anticipated construction completion (dates must coincide with the Tenant's required occupancy date.)

B. The schedule must include timing for completion of construction milestones, including, but not limited to:

1. Start of construction

2. Commencement and completion of categories of work

3. Tenant’s 50% and 90% security inspection

4. Completion of Tenant’s early access rooms

5. Tenant’s furniture installation

6. Phased completion and availability for occupancy of each portion of the Tenant Demised area (by floor, or another appropriate category, as applicable)

7. Punch list

8. Final construction completion. Other milestones may be added at the CO’s discretion

9. Early Access Rooms must be delivered 15 business days prior to Substantial Completion

(SC)

C. Float is considered a project commodity shared between the Tenant and Lessor, and must be used in the best interest of completing the project on time.

CONSTRUCTION INSPECTION

A. The Lessor must address deficiencies identified by the Tenant within 20 business days of notification.

B. Partitions containing bullet-resistant material, plywood, mineral wool, and/or RF foil require a Tenant security inspection prior to close-in. The Lessor must incorporate time required for inspections into the base construction schedule. The Tenant's Security will conduct a 50% and 90% security inspection. The Lessor must provide notice requesting inspection a minimum of ten (10) business days before a scheduled inspection.

MEETINGS

A. The Lessor must have progress review meetings weekly, or as needed, with the Tenant throughout the project. The date and time of the meetings will be established by the Lessor’s team and the Tenant at the Construction Kick-off meeting. During construction, meetings must be held on site or via conference call. Minutes from these meetings are the responsibility of the Lessor, and must be distributed to the Tenant no later than five (5) business days after each meeting.

B. Prior to the commencement of construction, the Lessor must have a Construction Kick-off meeting with the Tenant. The Lessor must provide:

1. A complete Construction Submittal Schedule to the Tenant. The Tenant will identify submittals required.

03/12/2021 LESSOR TENANT

2. If required by Tenant's Security for new standalone facilities, provide a copy of the proposed Construction Site Plan that indicates fences, gates, trailers, vehicle access points, and parking, if required by Tenant Security. The Lessor will coordinate with the Tenant's Security to ensure the site conforms to security requirements.

GENERAL REQUIREMENTS

SPACE REQUIREMENTS

A. All space must be contiguous, and preferably on the 2nd floor or higher. Space on the first floor will be considered only when no other space is available, or if deemed appropriate by the Tenant. First-floor spaces require additional security measures.

B. If the exterior skin of the building is not of substantial construction as determined by Tenant's

Security (e.g., concrete, concrete masonry unit, brick) and does not meet the Tenant’s forced entry protection requirements, the interior assembly of the perimeter partitions must be constructed in accordance with Partition Type A7 specifications.

C. All exterior perimeter windows must have fragment retention film, except at Sensitive

Compartmented Information Facility (SCIF) Rooms, which must have film rated for radio frequency (RF)/infrared (IR) shielding and blast film, as specified within the POR.

D. All perimeter windows less than 18'-0" from grade or accessible platform (e.g., air conditioners, fire stairs, adjacent roofs, ledges, or windows) must have forced entry protection such as man bars or security screening. Assessment of accessible platform(s) will be determined by Tenant's Security.

E. Roofs less than 18'-0" from grade or an accessible platform also must meet the same forced entry protection and sound attenuation requirements as the building’s perimeter walls. Metal roofs less than 18'-0" from grade or accessible platform must meet the same forced entry protection and sound attenuation requirements as the perimeter walls.

F. Metal structure buildings that will have an “Open Storage Secure” security posture must have the secured perimeter constructed to meet forced entry protection requirements, Partition Type A7, or approved equivalent by Tenant and CO.

G. If the space and/or building are of wood joist construction, or in an historical building, additional security measures will be required, such as increased sound isolation, hard capping the ceiling of the suite, and providing an additional layer of plywood over existing floor systems.

H. Skylights must be removed or secured with forced entry protection and applied opaque film to prevent visual observation.

I. Where the Tenant space adjoins another building, tenant, or public areas, perimeter partitions of the Tenant space must be constructed slab-to-slab in accordance with the diagram for Partition Type A7. All conduits, backboxes, and electrical devices on the Tenant demising partition must be surface-mounted on the secure side. Surface mounting is not required if the non-secured side of Partition Type A7 is available for inspection by the Tenant.

03/12/2021 LESSOR TENANT

J. No telephone lines, data lines, electrical service, plumbing service, or ducts other than that required for the Tenant are permitted to pass through the space, except with specific approval from the Tenant and CO or when routed through building space (such as electrical or telephone closets dedicated to that use). All wiring, conduits, and pipes running through the space and not serving the Tenant’s needs must be removed and/or rerouted. If wiring, conduits, and pipes must not be removed and/or rerouted, they must be enclosed with a construction assembly compliant to secure partition requirements.

K. Future ceiling, floor slab, or demising partition penetrations through the Tenant’s secured perimeter will not be permitted without prior written approval from the Tenant and CO.

L. If the floor slab does not extend to the skin of the building, additional security measures will be required to meet forced entry protection, Tenant Security sound attenuation requirements, and RF requirements.

M. The office will be furnished with file safes weighing between 850 lbs and 1,000 lbs each.

Although the safes will be dispersed throughout the office, the floor load of the proposed site must be capable of supporting this additional weight. The Tenant will provide the Lessor and Lessor’s team with quantity and approximate location of safes.

N. The Tenant's regular business hours are 7:00 AM to 5:30 PM; however, 24-hour access to the space and any provided elevator service must be available 365 days per year.

O. One (1) elevator must be equipped with override control. If the office is located on the 6th floor or above, the elevator must be on emergency power.

SITE REQUIREMENTS

A. The proposed site must not be within 640'-0" of any facilities identified by the Interagency Security Committee (ISC) as “hazardous materials transportation/storage facilities.”

1. Hazardous locations include facilities with potential environmental threats (e.g., fuel storage areas, gas stations, chemical manufacturing facilities, and railroad lines transporting hazardous material).

2. Special consideration should be given to exclude sites located near hazardous areas, such as bulk storage sites (e.g., hazardous materials storage sites, water purification centers, above ground fuel storage, and rail yards).

3. It is preferred that the proposed facility not be located near “Low Risk Facilities” (e.g., day care centers, senior centers, schools, hospitals, and religious/rehabilitation/social service centers).

B. The proposed facility must not be located within 400’-0” of public defenders, Immigration and

Customs Enforcement (ICE), probation offices, the Internal Revenue Service (IRS), universities, other businesses or facilities, deemed unacceptable by the Tenant's Security for safety purposes. This requirement may be waived by the Tenant's Security if no other facility is deemed acceptable. In those cases, enhanced security requirements may be necessary.

C. Proposed Tenant spaces or facilities within 400’-0,” or adjacent to facilities associated with foreign powers identified in the Tenant's National Security Threat List, will not be considered.

D. For proposals of new construction of a standalone facility:

1. Stand-off distance may be required from defended perimeter to the facade of the building to house the Tenant office, if required by FSL rating.

03/12/2021 LESSOR TENANT

2. The defended perimeter must be measured as the distance from the building to the boundary protected by bollards, planters, or other barriers approved by the Tenant.

3. An 8'-0" H fence, with pedestrian and vehicle gate(s) equipped with access keypad(s) and remote release button(s), must be provided if required by the Tenant's Security site assessment of the facility and surrounding area.

E. For proposals of space in existing buildings, stand-off distance must be provided from the curb line or nearest point accessible by a vehicle to the facade of the building to house the Tenant office. Refer to Appendix 3 of this POR.

BUILDING REQUIREMENTS

A. Crawl space below or attic areas above the space proposed for the Tenant's occupancy is not preferred and will require additional security measures.

PARKING

A. Facilities with underground parking must have access-controlled parking restricted to building Tenants. Open and/or public parking is not permitted below the building proposed for the Tenant office.

B. A mixed-tenant building with public parking within 20'-0" of the interior perimeter wall should not be considered for a facility with a Facility…