FDLE-ITN 710-0301 Wakulla-Leon County.pdf

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

STATE OF FLORIDA

FLORIDA DEPARTMENT OF LAW ENFORCEMENT

INVITATION TO NEGOTIATE (ITN) FOR LEASED SPACE

Number 710:0301 – Wakulla/Leon County

TABLE OF CONTENTS

I. Introduction

II. Instructions and General Information

III. Reply Writing Guidelines Terms of the Reply

IV. Lease Terms and Conditions

V. Reply Evaluation and Negotiation Process Proposal Evaluation Criteria

VI. Certification

Attachments

ITN 710:0301 Florida Department of Law Enforcement – Submittal Cover Page

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

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

Offeror’s Information Offeror’s Contact Name: Title:

Company: FEID or Social Security Number (SSN):

Address:

City/State/Zip:

Phone Number: Email:

Proposal Information Proposed Lessor Entity Name:

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

Address of Proposed Space:

Street

City

State

Zip

Usable Square Feet in Proposed Space: __________________________________

Requested Parking: 75 spaces Exclusive Parking: ______ Non-Exclusive Parking: _____

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

10-Year Base Term Full-Service Rate Per Square Foot Total Annual Rental Year 1 $ $ Year 2 $ $ Year 3 $ $ Year 4 $ $ Year 5 $ $ Year 6 $ $ Year 7 $ $ Year 8 $ $ Year 9 $ $ Year 10 $ $ 1st 5-Year Renewal Option Full-Service Rate Per Square Foot Total Annual Rental

Year 1 $ $ Year 2 $ $ Year 3 $ $ Year 4 $ $ Year 5 $ $ 2nd 5-Year Renewal Option Full-Service Rate Per Square Foot Total Annual Rental Year 1 $ $ Year 2 $ $ Year 3 $ $ Year 4 $ $ Year 5 $ $

I. INTRODUCTION AND OVERVIEW

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

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

Boundary Map – Wakulla and Leon County

North: Interstate 10 South: As shown below along US Highway 98 / Coastal Highway

East: As shown below along Gamble Road/FL-59 West: As shown below

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

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

Name: Brittany Ward

Company: Savills Inc.

Address: 1150 Assembly Drive, Suite 310

City/State/Zip: Tampa, FL 33607

E-mail: bward@savills.us

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

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

II. ITN INSTRUCTIONS AND GENERAL INFORMATION

A. REPLIES – SUBMISSION REQUIREMENTS

Complete written Replies are due on the date specified in Article II, Subsection C, Key ITN Dates. Submissions must include one original Reply and one electronic copy (on single USB storage device in PDF format and viewable in Adobe Acrobat Reader), in a sealed envelope or box with “ITN Lease Number 710:0301” clearly marked on outside sealed envelope or box.

Hand-delivered responses will not be accepted under any circumstances. FDLE Headquarters is a secure facility, and in-person delivery is not authorized.

Replies must be submitted by U.S. Mail, United Parcel Service (UPS), Federal Express (FedEx), or other approved third-party courier services. Electronic submission or facsimile transmission of Replies are NOT authorized and will NOT be accepted.

OFFEROR SHOULD INCLUDE THE FOLLOWING LABEL ON THE OUTSIDE OF ALL SEALED PACKAGES:

RESPONDING OFFEROR NAME

Solicitation: FDLE ITN Lease No. 710:0301 Wakulla/Leon County

Bid Due: 06/23/2026 at 2:30 PM ET Bid Opening: 06/26/2026 at 3:00 PM ET

The FDLE mailing address is:

ATTENTION:

Angela Githens FDLE Off-Site Mail Facility c/o Florida Department of Law Enforcement, General Services 813B Lake Bradford Road Tallahassee, FL 32304

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

mailto:bward@savills.us

B. QUESTIONS REGARDING THE ITN

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

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

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

C. KEY ITN DATES

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

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

THIS SPACE LEFT INTENTIONALLY BLANK

Date ** Time Schedule of Events**

5/11/2026 Date on which the ITN is advertised on the Vendor Information Portal 5/20/2026 5:00 PM Deadline for submitting questions, in writing, relating to this ITN

No further questions accepted after this date and time 5/27/2026 5:00 PM Anticipated date responses to written questions received relating to this ITN will be posted on the Vendor Information Portal 6/23/2026 2:30 PM Deadline for Receipt of Replies

LATE REPLIES WILL NOT BE CONSIDERED

6/26/2026 3:00 PM *Opening of Replies

Florida Department of Law Enforcement 2331 Phillips Road Tallahassee, FL 32308 Via Conference Call No. 850-270-3999 Passcode: 673 602 889#

6/29/2026- 7/10/2026 Anticipated time period for evaluation of Replies / Site Evaluations

7/13/2026- 7/31/2026

Anticipated time period for negotiations

8/18/2026 Anticipated Notice of Intent of Award posted on Vendor Information Portal 1/1/2027 Anticipated Lease Start Date (contingent upon timely execution of the ITN process and finalization of a lease) *All Offerors are hereby notified that the meetings noted with an asterisk (*) above are open to the public and may be electronically recorded by any member of the audience. Although the public is invited no comments and/or questions will be taken from Offerors or other members of the public.

https://vendor.myfloridamarketplace.com/ https://vendor.myfloridamarketplace.com/

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

A. REQUIREMENTS AND ORGANIZATION OF THE REPLY

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

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

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

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

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

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

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

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

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

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

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

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

B. TERMS OF THE REPLY

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

C. COST OF DEVELOPING AND SUBMITTING THE REPLY

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

IV. LEASE TERMS AND CONDITIONS

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

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

1. Description and Measurement of Proposed Space

The Department is seeking between 75,000 and 85,000 usable square feet of contiguous space. Type of space required is conditioned warehouse space and office space and will be used for the Department’s storing and staging of vehicles and equipment.

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

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

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

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

Yes No

2. Lease Commencement Date / Liquidated Damages The Proposed Space is to be made available at least thirty (30) business days prior to the Lease Commencement Date, at no charge to the State, for moving activities, including, but not limited to, moving in of office equipment and furniture in preparation for occupancy. Should the successful Offeror/Lessor fail to make the space available for occupancy by January 1, 2027 or sooner as specified in the Reply; the Offeror/Lessor shall be liable, at the Department’s discretion for liquidated damages in the amount of $123.68 for each additional day until the Proposed Space is made available, in accordance with the Liquidated Damages Addendum to the Lease. Unforeseen circumstances, beyond the control of the Offeror/Lessor (such as acts of God), which delay completion may be cause for the Offeror to request an extension (in writing) from the Department. If the delay is greater than thirty (30) days, the Department shall have the right to terminate the lease.

Space is considered available for occupancy when the Department of Management Services and the Department are provided with an official and permanent Certificate of Occupancy, an approved State Fire Marshal Final Inspection and the Department has provided written approval of acceptance to the Lessor.

Written approval of acceptance will occur as a result of a walk-through inspection with the Department and Offeror/Lessor’s designated representatives.

Offeror acknowledges and agrees that the Proposed Space will be available in accordance with the Lease Commencement Date.

Yes No

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

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

Yes No

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

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

Submitted lease rates are negotiable.

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

5. Parking Adequate parking for State employees and visitors is mandatory. The Department is seeking twenty-five

(25) daily parking spaces and fifty (50) to seventy-five (75) overflow spaces, which may be paved or stabilized. All parking spaces shall be provided on a lot fully controlled by the Lessor. Number of ADA Spaces to be included is as required by code.

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

Yes No

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

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

Yes No

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

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

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

Yes No

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

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

Yes No

9. Attachments

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

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

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

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

No changes to the form or language are permitted.

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

- C-1 Air Quality

- C-2 Janitorial Services

- C-3 Liquidated Damages

- C-4 Proposal Submitted by Lessor

- C-5 Disclosure Statement of Ownership

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

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

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

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

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

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

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

10. Permitted Use by the State The State’s permitted use for the location will be for conditioned warehouse space for the storing and staging of FDLE vehicles and equipment.

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

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

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

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

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

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

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

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

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

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

V. REPLY EVALUATION & NEGOTIATION PROCESS AND PROPOSAL EVALUATION CRITERIA

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

• The highest ranked Offeror(s) will be invited to negotiate a lease. If necessary, the Department/Tenant

Broker shall request revisions to the Reply submitted by the top-rated Offeror(s) until it is satisfied that the Reply will serve the State’s needs. The process will continue until a lease is negotiated and executed.

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

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

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

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

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

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

A. Associated Fiscal Costs:

Rental:

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

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

B. Location:

Facility location will be evaluated based on accessibility and operational connectivity, including proximity to major roadways, ease of ingress/egress, and the site’s ability to support efficient deployment of personnel and equipment.

Maximum points: 10

The surrounding area will be evaluated based on compatibility with FDLE operations, including absence of conflicting uses, overall safety, and whether the environment supports secure and uninterrupted operations.

Maximum points: 5

The site will be evaluated based on physical and environmental suitability, including flood zone designation, drainage characteristics, and the absence of conditions that could negatively impact long-term operational reliability. Maximum points: 5

C. Property:

The extent to which the proposed facility supports FDLE’s operational needs within the building, including accommodation of specialized vehicles, trailers and equipment, adequacy of warehouse space, clear height, structural capacity, and integration interior functional areas.

Maximum points: 15

The extent to which the proposed site provides efficient and safe exterior operations, including vehicle and trailer maneuverability, loading access, staging areas, and overall circulation necessary to support deployment and daily use.

Maximum points: 15

The condition of the building and the extent to which the proposed facility can be delivered in a well-maintained, ready-to-occupy condition within the required timeframe.

The extent to which the proposed layout provides efficient use of space and supports operational workflow.

Maximum points: 3

The extent to which the proposed site and facility are conducive to future expansion and evolving operational needs.

Maximum points: 2

D. Security Features

The presence and quality of site security features, including perimeter controls such as fencing, gates, access points, and exterior lighting that enhance safety and restrict unauthorized access.

The extent to which the building supports security infrastructure, including surveillance systems, access control, and ability to securely separate operational areas.

E. Optional Capabilities

The extent to which the proposed facility supports Continuity of Operations (COOP) capabilities, including the ability to accommodate surge personnel, provide flexible workspace configurations, and support temporary operational needs.

VI. PROTESTS

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

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

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

The Department Clerk’s mailing address is:

Agency Clerk – Office of the General Counsel Florida Department of Law Enforcement P.O. Box 1489 Tallahassee, Florida 32302

VII. CERTIFICATION

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

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

Offeror’s Name FEID or SSN of Prospective Officer

(Authorized Signature) Relationship to Owner

ATTACHMENT A

DEPARTMENT SPECIFICATIONS

Please see below for the Department’s general specifications. During the evaluation and test fit period, the Department will evaluate on a case-by-case basis whether any of these space requirements will be adjusted based on reviewing the conditions of the Proposed Space. Space typically must be designed to accommodate the approximate number and proposed sizes of workspaces listed below:

Quantity Type of Space & Size Needed Standard

SF SF

Personnel Areas A. 1 Office @ 225 SF each 225 225 B. 19 Office(s) @ 100 SF each 100 1,900 C. 5 Workstation(s) @ 80 SF each 80 400 Standard Support Areas

D. 1 LAN Room 75 75 E. 1 Reception Area 200 200 F. 2 Conference Room (6-8 Person) @ 250 SF each 250 500 G. 1 Breakroom 250 250 H. 1 Training Center 500 500

Sub Total – Standard Personnel & Support Areas (Office Portion) 4,050 Circulation space (30-35% for items A through H) 1,418 Total Usable Personnel & Standard Support Area Required: 5,468

Public and Special Use Areas I. 1 Service/Work Area (Adjacent to Warehouse) 10,000 10,000 J. 1 Supply/Warehouse Facilities 40,000 40,000 K. 100 Workstation(s) @ 60 SF each (COOP; flexible setup) 60 6,000

Sub Total – Public and Special Use Areas 56,000

Circulation space (30-35%) for items I through K 16,762

Total Usable Public and Special Use Area Required: 72,762

Grand Total – Usable Area Required: 78,230

DEPARTMENT SPECIFICATIONS

Visual Material Offeror shall submit the following:

• Photographs (8” x 10”) or architect’s renderings showing exterior front, sides and rear of the proposed facility (color preferred).

• A scaled site layout showing the present location of building(s); configuration and number of parking spaces assigned to the Department; access and egress routes; and any proposed changes which the prospective Lessor will make before the Department is to occupy the offered premises.

Floor Plans Final floor plans shall be a joint effort by Department staff and the successful Offeror. The successful Offeror is to provide architectural services by a licensed architect to prepare renovation plans. The final floor plan is subject to the Department’s approval and State Fire Marshal review and approval. DESIGN shall maximize the number of exterior window offices and provide natural lighting, to the interior of premises, where possible.

• INTERIOR WALLS extended from floor to ceiling and designed or insulated sufficiently to prevent noise transmission.

Perimeter wall defining the Department’s space interior walls of the Server/Data Room shall extend beyond the ceilings to prohibit access through the ceiling crawl space.

Biweekly Construction Meetings During the course of construction, mandatory biweekly progress meetings will be held at the construction site. The facilities services manager will coordinate and chair this meeting. The successful Offeror and/or his contractor agent shall present:

• updated progress schedule to achieve the desired completion date;

• special problems, remedial actions;

• status of fees, permits, building inspection, violations.

Preparation for Move In (If Applicable)

Landlord will provide air conditioning during all hours within the suite while the Department is relocating into the building.

General Building Requirements The facility will house specialized emergency response vehicles including mobile command units, trailers, generators, and support equipment. The building must be designed to accommodate frequent deployment, maintenance access, and protected indoor storage of these assets.

• Facility shall be contained under a single roof (all functions integrated within one building)

• The Department requires approximately 78,000 usable SF (acceptable range: 75,000–85,000 SF)

• Space allocation to include:

o ~40,000 SF conditioned warehouse space o ~10,000 SF service/work area (located inside and adjacent to warehouse) o Office space to support ~25 personnel at initial occupancy

Site Requirements

• Minimum 3 acres (preferred: 5 acres)

• Site must accommodate:

o Building footprint o Staging areas o Parking o Helicopter operations

• Minimum 1-acre secured staging area within fenced perimeter

• Parking requirements:

o 25 standard/daily spaces o 50-75 overflow spaces (paved or stabilized/grass acceptable) o Must accommodate:

Command units Future equipment expansion

Continuity of Operations (COOP) The Department has identified COOP functionality as a desired capability but not a mandatory requirement for initial occupancy.

Offerors are encouraged to describe how their proposed facility can support surge operations, including:

• Accommodation of 50 personnel within 24 hours

• Accommodation of 100 personnel within 72 hours

• Flexible workspace configurations (e.g., open workstation areas)

• Ability to support temporary sleeping, staging, and support functions (may include use of temporary trailers)

Responses should clearly indicate:

1. Whether COOP functionality is:

☐ Fully supported within the proposed facility ☐ Partially supported ☐ Not currently supported

2. Any additional costs, space requirements, or modifications needed to achieve full COOP capability

3. Whether COOP capability can be implemented:

☐ At initial occupancy ☐ Post-occupancy (include timeline)

COOP capability will be considered as part of the overall evaluation but is not required for a proposal to be deemed responsive.

Electrical and Power Distribution

• Provide 8-15 total 50-amp connections:

o Located both inside and outside the facility o Positioned near staging, loading, and trailer areas o Capable of simultaneous use

• Provide multiple 120V outlets throughout operational areas

• Facility shall support operational equipment needs, including:

o Electric scissor pallet lift if loading docks are not provided

Backup Power

• Provide whole-building emergency generator supporting:

o Lighting, HVAC, IT/network, and security systems o Office, warehouse, and service/work areas o Kitchen, showers, and all operational equipment

• Generator must provide minimum 72-hour continuous runtime

• Generator size and fuel type to be proposed by Offeror

• Requirements:

o Full-building backup power required (no partial systems) o If not provided at occupancy, must be deliverable within 5 months (estimated at June 1, 2027) for seasonal/hurricane risk

Structural/Floor Load

• Facility must support:

o Heavy trailers and mobile command units o Operational equipment o Storage and light servicing of 2-3 helicopters

• Floor system must support minimum 25,000-pound loads

• Provide grade-level or ramp access

• Offeror shall provide documentation verifying structural capacity

Doors and Clearance Height

• Roll-up doors:

o Minimum clear opening height of 14-16 feet o Preferred clear opening width of 14-18 feet

• Interior clear height:

o Sufficient to support movement, storage, and servicing of large equipment and vehicles o Interior clearances shall account for overhead obstructions, including lighting, sprinkler systems, HVAC systems, structural supports, and related building components that may impact vehicle or helicopter maneuverability.

Site Access and Air Operations

• Must support limited on-site helicopter operations, including:

o Area suitable for possible takeoff and landing o Offeror shall identify any known FAA, zoning, permitting, or local jurisdiction requirements associated with proposed helicopter operations or aviation-related use.

o Stabilized or paved surface acceptable o Clear approach paths required (no obstructions)

• Site must allow:

o Single controlled entry point o Full perimeter control/secure lockdown capability

• Zoning:

o Must permit intended use or be reasonably obtainable by Offeror

• Environmental considerations (case-by-case review):

o Floodplain, wetlands, and related conditions

Loading, Circulation, and Vehicle Access Requirements

• The site must support safe and efficient circulation for large vehicles, trailers, and emergency response equipment

• Provide a minimum of four (4) oversized grade-level or ramp accessed loading/roll-up doors (preferred would be 4-6), positioned to allow independent access and maneuverability

• The site must accommodate turning movements for large vehicles, including trailers up to 53 feet in length

• Provide adequate truck court depth and maneuvering area (recommended minimum: ~120 feet where feasible) or demonstrate equivalent operational functionality through site circulation plans.

• Dedicated staging and loading areas shall be provided adjacent to the warehouse and service/work area

• Circulation routes must allow for:

o Simultaneous ingress and egress of multiple vehicles o Separation of operational/staging traffic from employee/visitor parking where feasible

• Site layout shall minimize operational conflicts and support rapid deployment of vehicles and equipment

• Offeror shall provide a site plan demonstrating vehicle circulation, loading access, and staging areas

• Interior layout, column spacing, and structural obstructions shall support safe maneuverability, storage, servicing, and deployment of large vehicles, trailers, and helicopters without creating unreasonable operational constraints.

Security Requirements

• Site and building must support:

o Minimum 6–8-foot perimeter fencing o Controlled gate access (required at occupancy) o Badge/swipe access systems (may be implemented within 6 months) o Camera systems (may be implemented within 3 months) o Capability for electronic monitoring (24/7 capability, not necessarily active Day 1)

• Interior separation required between:

o Office/working areas and warehouse space

• Note: Security systems may be procured separately; building must support infrastructure

• All outside doors shall be equipped with deadbolt or dead-latch locks and panic hardware.

• All interior office doors shall have lockable locksets, turn-latch or push button on backside, master keyed.

• All opening outside windows shall have interior locks.

• Night illumination is required at all outside doors and all parking areas (minimum of 2 foot-candles) from dusk until dawn weekdays and weekends.

Structured Cabling and Telecommunications Requirements Lessor shall provide all structured cabling infrastructure in accordance with the following standards and requirements. All cabling systems shall be designed and installed to support the Department’s operational and IT infrastructure needs.

• Standards & Compliance o All cabling shall comply with ANSI/TIA-568 standards.

o Plenum-rated cable shall be used where required by code and application.

• Cable Types o Category 6A (Cat6A) minimum for all horizontal copper cabling.

o OM4 multimode fiber and single-mode fiber for backbone cabling.

• Workstation & Device Drops o Provide a minimum of two (2) Cat6A data drops per workstation.

o Provide Cat6A cabling for all wireless access points (WAPs), VoIP phones, printers, and networked devices.

o No splices permitted; all cable runs shall be home-run to IDF/MDF locations.

• Racks & Terminations o Provide standard 19-inch racks or cabinets with appropriate cable management.

o Utilize Cat6A-rated patch panels.

o Terminations shall follow T568B standard.

o Maintain proper bend radius and cable dressing throughout installation.

• Pathways & Infrastructure o Provide conduits, J-hooks, cable trays, and pathways with a minimum of 40% spare capacity.

o Support spacing shall be installed at intervals of 4–5 feet.

o Maintain proper separation from electrical systems in accordance with code.

• Telecommunications Rooms (IDF/MDF) o Provide grounding and bonding in accordance with applicable standards.

o Include ladder racks, fiber enclosures, and slack management systems.

o Provide labeled patch cords.

o Provide conduit pathway to TELCO service entry point.

• Wireless Access Point (WAP) Cabling o Provide Cat6A cabling to each designated WAP location.

• Testing & Certification o 100% of copper and fiber cabling shall be tested and certified.

o Testing shall be performed using Fluke DSX or equivalent equipment.

o Electronic certification reports shall be provided to the Department.

• Documentation o Provide complete as-built documentation including:

Floor plans showing cable pathways and drop locations.

Rack elevations.

Labeling documentation in accordance with TIA-606 standards.

Fiber strand maps and port assignments.

• General Requirements o All cabling infrastructure shall be delivered as part of the turn-key build-out.

o The Department reserves the right to coordinate with its designated IT vendor for final equipment installation and integration.

Tenant Improvements

• The Department prefers the facility to be delivered turn-key with minimal buildout required

• Any necessary improvements must not delay operational readiness by Lease Commencement Date

Signage (Interior and Exterior)

• Interior identification:

o Lessor will provide directional signs as required. The style, type, color and format of all signs shall be selected by the Department.

o Other ADA compliance, raised letter signs with Braille shall be provided to identify all restrooms (handicap symbol on restrooms for persons with disabilities), mechanical equipment, and other special use rooms. All rooms and/or offices are to be numbered consecutively.

• Exterior identification:

o The Department shall have the option to require Department signage on the building exterior to be provided by the lessor either at the top of the building or at the entrance. Sign lighting is encouraged.

o Lessor is to provide vinyl lettering on all entrance doors.

Note: All signs must meet the requirements of ADA Accessibility Requirements Manual and are to be maintained by Lessor.

Window Covering

• 3M Mirror Tint, or equivalent, will be provided on all exterior windows to ensure security measures of office are met – no one outside of building should be able to view inside during daytime nor nighttime hours.

• Exterior windows shall have vertical blinds or shades to facilitate sunlight and energy control.

Paint

• All painted surfaces shall be freshly painted before occupancy at the commencement of the lease.

• All painted surfaces shall be painted with a washable paint for easy cleaning using either a semi-gloss or satin finish paint.

Flat paint will not be acceptable.

Floor Coverings

• Lessor shall provide carpet tiles in all office areas.

• Lessor shall provide linoleum in all breakrooms, kitchens, and bathrooms.

• Lessor shall provide concrete in the warehouse space.

Refrigerated Drinking Fountains

• Provide a minimum of 1 immediately adjacent to restrooms or lobby areas, to include a touchless bottle filler at each drinking fountain location.

• Note: Must meet the requirement of ADA/ANSI Standard A117.11980, Specifications for Making Buildings and Facilities Accessible to and Usable by Physically Handicapped People. (Your local building official should have a copy.)

• Lead and copper in drinking water: Prior to occupancy, the Lessor shall provide results of tests by an HRS certified laboratory of water from every drinking fountain and at least two (2) sinks per floor. The water shall be first draw, preferably the first thing in the morning, but after at least six (6) hours of settling without use.

• If the test results show the plumbing system or water cooler contributes more than .015 milligrams per liter net lead level, or more than 1.3 milligrams per liter net copper level, the Department may require the plumbing and/or cooler to be repaired or replaced immediately at Lessor’s expense. These limits are specified in Chapter 17-550 of the Florida Administrative Code and are subject to revision.

Lighting

• The Department prefers LED lighting throughout all leased space with the minimum lighting level of:

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

o 30 foot-candles - other public areas o 50 foot-candles - offices, classrooms, conference rooms, etc. 50 foot-candles - computer rooms (Measured with a

General Electric type 214 Light Meter)

• Interior lighting must include emergency lighting for security and safety. All emergency lights shall have battery packs and be tested monthly.

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

• Parking lot will be lighted to assure complete illumination of the parking areas. Minimum lighting levels for the parking areas will be maintained at the exterior light level of 1.0 foot candles. Such lighting shall be in compliance with the industry standards and any and all applicable Federal, State and Local codes and ordinances.

Electrical Requirements

• Lessor shall provide:

o Three (3) duplex receptacles per office, maximum three (3) offices per circuit;

o Three (3) dedicated circuits for each breakroom/pantry;

o Class “B” surge protection on all 120/208 circuit break panels;

o Dedicated 20-amp circuits as required for printers, copiers, etc. ground resistance test to ensure less than 5 ohm better;

o Housekeeping circuits separate from office circuitry;

o Building must comply with National Electric Code latest edition and any local or state ordinances at the time of occupancy;

o 20-amp circuit required for every six (6) workstations or computer stations.

Telephone /Computer Cabling Requirements

• Telephone Outlets and Data Lines o Telephone outlets are to be available in conditioned area.

o Data lines must be adequate for securing sever room to house telephone and data lines.

o The Department reserves the right to contract with department appointed vendor to install data and communication lines.

Maintenance and Repair A quarterly maintenance inspection will be conducted by the Department's representative to review the condition of the building, exterior and site. Any discrepancies will be noted and a date of correction/completion established. If emergency maintenance repair items do not receive attention within twenty-four (24) hours, or if recurring problems do not receive attention within three

(3) working days after notification is given to the Lessor, the Lessee will have the right to complete the work, by a contractor of the Lessee's choice, and send the invoice to the Offeror for payment or the Lessee will deduct the invoiced amount from the Lessor's rental payment to satisfy the expense incurred.

The Lessor shall provide for interior maintenance and repairs in accordance with generally accepted good practices, including repainting, the replacement of worn or damaged floor coverings and repairs or replacement of interior equipment as may be necessary due to normal use.

The Lessee shall, during the term of this lease, keep the interior of the demised premises in as good a state of repair as it is at the time of commencement of this lease, reasonable wear and tear and unavoidable casualties excepted.

The Lessor shall maintain and keep in repair the exterior of the demised premises during the term of the lease and shall be responsible for the replacement of windows broken or damaged, except such breakage or damage caused to the exterior of the demised premises by the Lessee, its officers, agents, or employees.

The Lessor shall maintain the interior and exterior of the demised premises including grounds and parking area so as to conform to all applicable health and safety laws, ordinances and codes which are presently in effect and which may be enacted during the term of this lease and any renewal periods.

Fire Prevention Lessor shall conform to all requirements of the State Fire Marshal and shall obtain pre-occupancy inspection and annual inspections by the State Fire Marshal as required by 633.085, Florida Statutes.

Heating, Ventilation and Air Conditioning Provide sufficient climate control units with adequate ductwork, registers and grills sufficient to uniformly cool and heat the entire leased area. Unit(s) equipped with automatic thermostat(s) fitted with tamper-proof covers. Temperatures shall be maintained at an average of 75 degrees Fahrenheit during the heating and cooling season. Temperatures may be adjusted periodically to achieve employee comfort. Control thermostats shall be located in areas to achieve proper zone temperature. System tested and balanced prior to occupancy and adjusted after occupancy until desired temperatures are achieved. VAV zone boxes shall maintain a minimum airflow (circulation) of a least 25% after the zone temperature reaches its set point (if applicable). Outside fresh air intake vents, dampers, automatic controls, and power-driven systems for fresh air (if applicable) shall be fully operational according to design specifications and shall be located at least fourteen feet above the ground.