Global Request for Lease Proposal RLP R100 March 2025- Ashtabula CBOC Final.pdf

RLP NO. 36C24424R0066, PAGE 1 GSA R100 (3/25)

VA REQUEST FOR

LEASE PROPOSALS

NO. 36C24424R0066

Ashtabula/Ohio

Offers due by 06/12/2025

In order to be considered for award, offers conforming to the requirements of the RLP shall be received no later than 4:00 PM EST on the date above. See “Receipt of Lease Proposals” herein for additional information.

This Request for Lease Proposals ("RLP") sets forth instructions and requirements for proposals for a Lease described in the RLP documents. Proposals conforming to the RLP requirements will be evaluated in accordance with the Method of Award set forth herein to select an Offeror for award. The Government will award the Lease to the selected Offeror, subject to the conditions herein.

The information collection requirements contained in this Solicitation/Contract, that are not required by regulation, have been approved by the Office of Management and Budget pursuant to the Paperwork Reduction Act and assigned the OMB Control No. 3090-0086.

GLOBAL RLP

GSA R100 (3/25)

RLP NO. 36C24424R0066, PAGE 2 GSA R100 (3/25)

TABLE OF CONTENTS

GLOBAL RLP

SECTION 1 STATEMENT OF REQUIREMENTS

1.01 GENERAL INFORMATION (OCT 2023)

1.02 AMOUNT AND TYPE OF SPACE, LEASE TERM, AND OCCUPANCY DATE (OCT 2022) ................................. Error! Bookmark not defined.

1.03 AREA OF CONSIDERATION (OCT 2021) ..................................................................................................... Error! Bookmark not defined.

1.04 UNIQUE REQUIREMENTS (OCT 2021) ...................................................................................................... Error! Bookmark not defined.

1.05 NEIGHBORHOOD, PARKING, LOCATION AMENITIES, AND PUBLIC TRANSPORTATION (JAN 2025) .......... Error! Bookmark not defined.

1.06 LIST OF RLP DOCUMENTS (OCT 2024) ...................................................................................................... Error! Bookmark not defined.

1.07 AMENDMENTS TO THE RLP (JUN 2012) ................................................................................................... Error! Bookmark not defined.

1.08 LEASE DESCRIPTION (OCT 2023) .............................................................................................................. Error! Bookmark not defined.

1.09 RELATIONSHIP OF RLP BUILDING MINIMUM REQUIREMENTS AND LEASE OBLIGATIONS (OCT 2016) ..... Error! Bookmark not defined.

1.10 PRICING OF SECURITY REQUIREMENTS (OCT 2022) ................................................................................. Error! Bookmark not defined.

1.11 SECURITY LEVEL DETERMINATION FOR FACILITY HOUSING OTHER FEDERAL TENANTS (APR 2011) ........ Error! Bookmark not defined.

1.12 AUTHORIZED REPRESENTATIVES (OCT 2020) ........................................................................................... Error! Bookmark not defined.

1.13 BROKER COMMISSION AND COMMISSION CREDIT (OCT 2020) ............................................................... Error! Bookmark not defined.

1.14 NORTH AMERICAN INDUSTRY CLASSIFICATION SYSTEM (NAICS) CODE AND SMALL BUSINESS SIZE STANDARD (OCT 2023) .........Error!

Bookmark not defined.

SECTION 2 ELIGIBILITY AND PREFERENCES FOR AWARD

2.01 EFFICIENCY OF LAYOUT (AUG 2011) ........................................................................................................ Error! Bookmark not defined.

2.02 FLOODPLAINS (OCT 2022) ........................................................................................................................ Error! Bookmark not defined.

2.03 SEISMIC SAFETY – MODERATE SEISMICITY (OCT 2023) ........................................................ Error! Bookmark not defined.

2.04 SEISMIC SAFETY – HIGH SEISMICITY (OCT 2023) ...................................................................................... Error! Bookmark not defined.

2.05 GSAR 552.270-2 HISTORIC PREFERENCE (DEVIATION) (JUL 2024) ........................................................... Error! Bookmark not defined.

2.06 ASBESTOS (OCT 2024) .............................................................................................................................. Error! Bookmark not defined.

2.07 ACCESSIBILITY (SEP 2013) ........................................................................................................................ Error! Bookmark not defined.

2.08 FIRE PROTECTION AND LIFE SAFETY (SEP 2013) ....................................................................................... Error! Bookmark not defined.

2.09 ENERGY INDEPENDENCE AND SECURITY ACT (OCT 2023) ........................................................................ Error! Bookmark not defined.

2.10 ENVIRONMENTAL CONSIDERATIONS (SEP 2013) ..................................................................................... Error! Bookmark not defined.

2.11 DUE DILIGENCE AND NATIONAL ENVIRONMENTAL POLICY ACT REQUIREMENTS - RLP (OCT 2023) ........ Error! Bookmark not defined.

2.12 NATIONAL HISTORIC PRESERVATION ACT REQUIREMENTS - RLP (OCT 2023) .......................................... Error! Bookmark not defined.

SECTION 3 HOW TO OFFER

3.01 GENERAL INSTRUCTIONS (JUN 2012) ....................................................................................................... Error! Bookmark not defined.

3.02 RECEIPT OF LEASE PROPOSALS (OCT 2024) .............................................................................................. Error! Bookmark not defined.

3.03 PRICING TERMS (OCT 2022) ..................................................................................................................... Error! Bookmark not defined.

3.04 BUDGET SCOREKEEPING; OPERATING LEASE TREATMENT (APR 2011) .................................................... Error! Bookmark not defined.

3.05 PROSPECTUS LEASE (OCT 2022) ............................................................................................................... Error! Bookmark not defined.

3.06 ADDITIONAL SUBMITTALS (OCT 2024) ..................................................................................................... Error! Bookmark not defined.

3.07 TENANT IMPROVEMENTS INCLUDED IN OFFER (OCT 2020)..................................................................... Error! Bookmark not defined.

3.08 TURNKEY PRICING WITH DESIGN INTENT DRAWINGS PRIOR TO AWARD (OCT 2017) ............................. Error! Bookmark not defined.

3.09 SECURITY IMPROVEMENTS INCLUDED IN OFFER (OCT 2022) .................................................................. Error! Bookmark not defined.

3.10 GREEN BUILDING RATING CERTIFICATION FOR TENANT INTERIORS (OCT 2023) ..................................... Error! Bookmark not defined.

3.11 OPERATING COSTS REQUIREMENTS INCLUDED IN OFFER (JUN 2012) ..................................................... Error! Bookmark not defined.

GSA FORM R101C (XX/13)

3.12 UTILITIES SEPARATE FROM RENTAL / BUILDING OPERATING PLAN (JUN 2012) ...................................... Error! Bookmark not defined.

SECTION 4 METHOD OF AWARD

4.01 NEGOTIATIONS (OCT 2023) ...................................................................................................................... Error! Bookmark not defined.

4.02 HUBZONE SMALL BUSINESS CONCERN PRICE PREFERENCE WAIVER (OCT 2023) .................................... Error! Bookmark not defined.

4.03 AWARD BASED ON PRICE (OCT 2023) ...................................................................................................... Error! Bookmark not defined.

4.04 OTHER EVALUATION FACTORS (OCT 2023) .............................................................................................. Error! Bookmark not defined.

4.05 EVALUATION FACTOR DESCRIPTIONS (OCT 2023) .................................................................................... Error! Bookmark not defined.

4.06 EVALUATION FACTOR MINIMUM STANDARDS (OCT 2023) ..................................................................... Error! Bookmark not defined.

4.07 EVALUATION FACTOR SUBMITTAL REQUIREMENTS (OCT 2023) .............................................................. Error! Bookmark not defined.

4.08 EVALUATION DOCUMENTATION REQUIREMENTS (OCT 2023) ................................................................ Error! Bookmark not defined.

4.09 PRESENT VALUE PRICE EVALUATION (OCT 2024) ..................................................................................... Error! Bookmark not defined.

4.10 AWARD (OCT 2024) ................................................................................................................................. Error! Bookmark not defined.

SECTION 5 ADDITIONAL TERMS AND CONDITIONS

5.01 MODIFIED RLP PARAGRAPHS (OCT 2016) ................................................................................................ Error! Bookmark not defined.

5.02 SWING SPACE - RLP (OCT 2022) ............................................................................................................... Error! Bookmark not defined.

RLP NO. 36C24424R0066, PAGE 1 GSA R100 (3/25)

REQUEST FOR LEASE PROPOSALS

NO. 36C24424R0066

GLOBAL RLP GSA R100 (MAR 2025)

SECTION 1 STATEMENT OF REQUIREMENTS

1.01 GENERAL INFORMATION (OCT 2023)

A.This Request for Lease Proposals (RLP) sets forth instructions and requirements for proposals for a Lease described in the RLP documents. The

Government will evaluate proposals conforming to the RLP requirements in accordance with the Method of Award set forth below to select an Offeror for award. The Government will award the Lease to the selected Offeror, subject to the conditions below.

B. Included in the RLP documents is a draft lease (GSA Form L100) setting forth the lease term and other terms and conditions of the Lease contemplated by this RLP and a Government Proposal to Lease Space (GSA Form 1364) on which Offeror shall submit its offered rent and other price data, together with required information and submissions. The Lease paragraph titled “Definitions and General Terms” shall apply to the terms of this RLP.

C. Do not attempt to complete the draft lease GSA Form L100. Upon selection for award, VA will transcribe the successful Offeror’s final offered rent and other price data included on the GSA Form 1364 into the lease and transmit the completed Lease, including any appropriate attachments, to the successful Offeror for execution. Neither the RLP nor any other part of an Offeror’s proposal shall be part of the Lease except to the extent expressly incorporated therein. The Offeror should review the completed Lease for accuracy and consistency with his or her proposal, sign and date the first page, initial each subsequent page of the Lease, and return it to the Lease Contracting Officer (LCO).

D. The Offeror's executed Lease shall constitute a firm offer. No Lease shall be formed until the LCO executes the Lease and delivers a signed copy to the Offeror.

E. Offeror may not use Federal agency name(s) and/or acronym(s), e.g., Department of Veterans Affairs, VA in the entity name that owns and/or leases the Space to The Government.

1.02 AMOUNT AND TYPE OF SPACE, LEASE TERM, AND OCCUPANCY DATE (OCT 2022)

A. The Government is seeking a maximum of up to 12,013 of Net Usable Square Feet (NUSF), yielding up to 13,815 ANSI/BOMA square feet

(ABOA), up to 16,218 Rentable Square Feet (RSF) of contiguous space within the Area of Consideration set forth below. The lease shall not exceed 16,218 RSF See Section 2 of the Lease for applicable ABOA standards.

B. The Space shall be located in a modern quality Building of sound and substantial construction with a facade of stone, marble, brick, stainless steel, aluminum or other permanent materials in good condition and acceptable to the LCO. If not a new Building, the Space offered shall be in a Building that has undergone, or will complete by occupancy, modernization or adaptive reuse for the Space with modern conveniences.

C. The Government requires and 75 surface/outside parking spaces, 8 spaces are required to be handicap spaces with 2 of the 8 being van accessible, reserved for the exclusive use of the Government. These spaces must be secured and lit in accordance with the Security Requirements set forth in the Lease. Offeror shall include the cost of this parking as part of the rental consideration.

D. As part of the rental consideration, the Government may require use of part of the Building roof for the installation of antenna(s). If antenna space is required, specifications regarding the type of antenna(s) and mounting requirements are included in the agency requirements information provided with this RLP.

E. The Government may provide vending machines within the Government's leased area under the provisions of the Randolph-Sheppard Act

(20 USC 107 et. seq.). If the Government chooses to provide vending facilities, the Government will control the number, kind, and locations of vending facilities and will control and receive income from all automatic vending machines. Offeror shall provide necessary utilities and make related alterations. The cost of the improvements is part of Tenant Improvement (TI) costs. The Government will not compete with other facilities having exclusive rights in the Building. The Offeror shall advise the Government if such rights exist.

F. The lease term shall be 20 Years, (10 Years Firm, 10 Years Soft), with Government termination for the convenience of the Government rights, in whole or in parts, effective at any time after the Firm Term of the Lease by providing not less than 90 days’ prior written notice. Should the Government make the determination to modify the term, an amendment to the RLP will be issued.

G. The Lease Term Commencement Date will be on or about November 1, 2026, or upon acceptance of the Space, whichever is later.

1.03 AREA OF CONSIDERATION (OCT 2021)

The Government requests Space in an area bounded as follows:

North: Area in and abounding the intersection of U.S. Route 20 (West Prospect Road) and State Route 225 (Sanborn Road) and heading East on U.S.

Route 20 (West Prospect Road) which turns into U.S. Route 20 (North Ridge Road East) to the intersections of U.S. Route 20 (North Ridge Road East) and Blake Road.

RLP NO. 36C24424R0066, PAGE 2 GSA R100 (3/25)

South: Area in and abounding the intersection of Blake Road and State Route 84 (South Ridge Road East) and heading west on State Route 84 (South Ridge Road East) to the intersection of State Highway 11. Heading south on State Highway 11 to Plymouth Ridge Road. Heading west on Plymouth Ridge Road to the intersection of Plymouth Ridge Road and Bunker Hill Road and heading west on Bunker Hill Road to the intersection of Bunker Hill Road and State Route 225 (Sanborn Road)

East: Area in and abounding the intersections of U.S. Route 20 (North Ridge Road East) and Blake Road and heading south on Blake Road to the intersections of Blake Road and State Route 84 (South Ridge Road East).

West: Area in and abounding the intersection of Bunker Hill Road and State Route 225 (Sanborn Road) heading north on State Route 225

(Sanborn Road) to the intersection of State Route 225 (Sanborn Road) and U.S. Route 20 (West Prospect Road).

Buildings with Property boundary(ies) on the boundary streets are deemed to be within the delineated Area of Consideration.

1.04 UNIQUE REQUIREMENTS (OCT 2023)

The offered Building and/or Property must have the following features as a minimum requirement

A. Ability to accommodate and fulfill all requirements as stated in the RLP and RLP Exhibits. Exhibits are added hereto and become part of the

RLP.

1.05 NEIGHBORHOOD, PARKING, LOCATION AMENITIES, AND PUBLIC TRANSPORTATION (OCT 2023)

A. Neighborhood and Parking. Inside City Center: Space shall be located in a prime commercial office district with attractive, prestigious, and professional surroundings with a prevalence of modern design and/or tasteful rehabilitation in modern use. Streets and public sidewalks shall be well maintained. The VA dedicated on-site parking will be no less than 75 spaces and shall be increased to meet current local code requirements if necessary. Lessor is responsible for meeting parking code requirements. Parking facilities with an adequate availability of parking spaces open to the general public to accommodate employees and visitors shall be located within the immediate vicinity of the Building but generally not exceeding a walkable of the employee entrance of the offered Building as determined by the LCO. These parking facilities do not substitute for the required parking under Paragraph 1.02(C).

B. Neighborhood and Parking. Outside City Center: Space shall be located 1) in an office, research, technology, or business park that is modern in design with a campus-like atmosphere; or, 2) on an attractively landscaped site containing one or more modern office Buildings that are professional and prestigious in appearance with the surrounding development well maintained and in consonance with a professional image.

The VA-dedicated on-site parking will be no less than 75 spaces and shall be increased to meet current local code requirements and the Barrier Act, parking-to-square-foot ratio available on-site shall be greater of current local code requirements. The areas serving the leased space shall be accessible to persons with disabilities in accordance with the Architectural Barriers Act Accessibility Standard (ABAAS) HTTPS://WWW.CFM.VA.GOV/TIL/ACCESSIBILITY.ASP and the VA Barrier Free Design Standard fond on

HTTPS://WWW.CFM.VA.GOV/TIL/ETC/DSBARRFREE.PDF.

C. Walkability and Amenities.

https://www.cfm.va.gov/TIL/ACCESSIBILITY.ASP

RLP NO. 36C24424R0066, PAGE 3 GSA R100 (3/25)

1. Employee and visitor entrances of the Building must be connected to public sidewalks by continuous, accessible sidewalks.

2. VA requests a variety of employee services, such as restaurants, retail shops, cleaners, and banks, will be located within the immediate vicinity of the Building. The primary functional entrance of the Building will be within safely accessible, walkable 2,640-foot distance of at least (7) instances of amenities, two of which must be inexpensive or moderately priced fast-food or eat-in restaurants. The remaining

(5) instances must fall within at least 2 of the Diverse Use Categories shown below:

Diverse Use Category Uses

Food Retail Supermarket, Other food store with produce Community-Serving Retail Clothing store or department store selling clothes, Convenience store, Farmer’s market, Hardware store, Pharmacy, Other retail Services Bank, Gym, Health club, Exercise studio, Hair care, Laundry, Dry cleaner, Restaurant, Café, Diner (excluding establishments with only drive-throughs), Family entertainment venue (e.g., theater, sports)

Civic and Community Facilities Adult or senior care (licensed), Community or recreation center, Cultural arts facility (museum, performing arts), Educational facility (including university, adult education center, vocational school, community college), Government office that serves public on-site, Place of worship, Medical clinic or office that treats patients, Police or fire station, Post office, Public library, Public park, Social services center

To be considered, amenities should be accessible from the Building by continuous sidewalks, walkways, or pedestrian crosswalks. Amenities must be existing or the Offeror must demonstrate to the Government’s reasonable satisfaction that such amenities will exist by the Government’s required occupancy date. Amenities that are rated as unfavorable include: childcare, community or recreation center for children, k-12 school, bars, or other establishments with alcohol or pornography distribution.

D. Transit Accessibility. VA prefers a bus rapid transit stop shall be located within the immediate vicinity of the Building, but generally not exceeding a safely accessible, walkable 2,640 feet from the principal functional entrance of the building, as determined by the LCO.

1.06 LIST OF RLP DOCUMENTS (OCT 2024)

A. The following documents are attached to and included as part of this RLP package:

RLP NO. 36C24424R0066, PAGE 4 GSA R100 (3/25)

DOCUMENT NAME NO. OF PAGES EXHIBIT

Lease No. 36C24425L0001 (L100) 44 A Agency’s Specific Requirements 6 B

Security Requirements for Level II 17 C

GSA 3516, Solicitation Provisions 7 D

GSA 3516, Addendum Solicitation Provisions 1 D-1

GSA 3517B, General Clauses 21 E

Proposal to Lease Space (GSA Form 1364) 4 F

GSA Form 1217, Lessor's Annual Cost Statement 3 G

GSA Form 12000 for Prelease Fire Protection and Life Safety Evaluation for an Office Building (Part A or Part B) (See Section 3 for applicable requirements)

7 H

Building Security Unit Price List 1 I DOL Wage Determination 8 J Addendum to SAM Rep and Cert. 2 K Unit Price List 1 L Tenant Improvement Costs Summary (TICS table) 1 M Contract Submittal Schedule 5 N Government Typical Layout- 1 O FAR 52.204-24, Representation Regarding Certain Telecommunications and Video Surveillance Services or Equipment

4 P

Interior Signage Requirement- 15 Q VHA Outpatient Clinic Space Requirement (Space Plan) 3 R Site Plan(s) TBD S Sub-Contracting Plan TBD T Emergency/Maintenance Service Plan TBD U Program Management Plan TBD V Floor Plan(s) TBD W Asbestos Containing Material Report and Certification TBD X Prior Use of Building Report TBD Y

*TBD are to be provided by the Offeror

1.07 AMENDMENTS TO THE RLP (JUN 2012)

This RLP may be amended by notice from the LCO. Amendments may modify the terms of this RLP, or the terms, conditions, and requirements of the Lease contemplated by the RLP.

1.08 LEASE DESCRIPTION (OCT 2023)

A. Offeror shall examine the draft Lease included in the RLP documents to understand the Government's and the Lessor's respective rights and responsibilities under the contemplated Lease.

B. The Lease contemplated by this RLP includes:

1. The term of the Lease.

2. Terms and Conditions of the Lease, including Definitions, Standards, and Formulas applicable to the Lease and this RLP.

3. Building Shell standards and requirements.

4. Information concerning the tenant agency's buildout requirements, to be supplemented after award.

5. Security Requirements.

6. A description of all services to be provided by the Lessor.

C. Should the Offeror be awarded the Lease, the terms of the Lease shall be binding upon the Lessor without regard to any statements contained in this RLP.

D. The Lease contemplated by this RLP is a fully serviced, turnkey Lease with rent that covers all Lessor costs, including all shell upgrades, TIs, operating costs, common area maintenance, real estate taxes, and security upgrades. Rent shall be based upon a proposed rental rate per ABOA, limited by the offered rate and the maximum ABOA solicited under this RLP. The Tenant Improvements to be delivered by the Lessor shall be based upon information provided with this RLP, Lease, and Exhibits. The Lessor shall design and build the TIs after the award of the lease; design reflects the VA’s full requirements. The Lessor shall provide a not-to-exceed cost for design, project management, and buildout of Tis and will be compensated up to the not-to-exceed costs. Although the TI requirements will not be fully developed until after award, offerors shall provide the not-to-exceed costs as part of the lease proposal and the not-to-exceed price will be in the lease in the Tenant Improvement Rental Adjustment paragraph. Offerors are encouraged to consider the use of existing fit-out and other improvements to minimize waste.

RLP NO. 36C24424R0066, PAGE 5 GSA R100 (3/25)

However, any existing improvements must be deemed equivalent to Lease requirements for new installation, and Offerors are cautioned to consider those requirements before assuming efficiencies in its TI costs resulting from use of existing improvements.

After award, the Lessor must prepare Design Intent Drawings (DIDs) for the leased Space conforming to the Lease and Exhibits. The Government will have the opportunity to review the Lessor's DIDs to determine that the Lessor's design meets the requirements of the Lease.

Only after the Government accepts the DIDs will the Lessor be released to proceed with buildout. VA review and approval does not release the Lessor from the obligation to meet the requirements as stated in the lease. The Lease also provides that the Government may modify the TI requirements, subject to the Lessor's right to receive compensation for such changes.

E. The security pricing process is described in a separate paragraph.

F. Upon completion and acceptance of the leased Space, the Space will be measured for establishing the actual annual rent, NOT TO EXCEED a maximum of 12,013, and the lease term shall commence. During the term of the Lease, rent will not be adjusted for changes to the Lessor’s operating costs and real estate taxes, pursuant to paragraphs set forth in the Lease.

G. Offerors are advised that doing business with the Government carries special responsibilities with respect to sustainability, fire protection and life safety, and security, as well as other requirements not typically found in private commercial leases. These are set forth both in the draft lease and in the GSA 3517B, General Clauses, Lease Exhibits, and will be made part of the Lease.

1.09 RELATIONSHIP OF RLP BUILDING MINIMUM REQUIREMENTS AND LEASE OBLIGATIONS (OCT 2016)

The Lease establishes various requirements relating to the Building shell. Such requirements are not deemed TIs. There are certain Building requirements that are established as minimum requirements in this RLP. If the Lessor's Building does not meet the requirements at the time of award, the Lessor may still be awarded the Lease. However, as a condition of award, the Government will require Lessor to identify those Building improvements that will bring the Building into compliance with RLP requirements. Upon award of the Lease, completion of those Building improvements will become Lease obligations.

1.10 PRICING OF SECURITY REQUIREMENTS (OCT 2022)

A. The proposed Lease contains an attachment with the security requirements and obligations for the Building, which are based on the facility security level (FSL). The Federal Government determines the facility’s FSL rating, which ranges from FSL I to FSL IV. The FSL is based on client agency mix, required size of space, number of employees, use of the space, location, configuration of the site and lot, and public access into and around the facility.

B. The security requirements attached to this Lease includes a general list of countermeasures that must be installed in the leased Space. The Offeror shall use the Security Unit Price List to provide the Government with itemized costs of these security countermeasures. Security upgrades are not separately priced these will be paid in lump sum as part of tenant improvements.

C. There shall be no charge to the Government for any items that already exist in the offered Building or facility.

1.11 SECURITY LEVEL DETERMINATION FOR FACILITY HOUSING OTHER FEDERAL TENANTS (APR 2011)

If an Offeror is offering Space in a facility currently housing a Federal agency, the security requirements of the facility may be increased and the Offeror may be required to adhere to a higher security standard than other Offerors competing for the same space requirement. If two or more Federal space requirements are being competed at the same time, an Offeror submitting on both or more space requirements may be subject to a higher security standard if the Offeror is determined to be the successful Offeror on more than one space requirement. It is incumbent upon the Offeror to prepare the Offeror’s proposal accordingly.

1.12 AUTHORIZED REPRESENTATIVES (OCT 2020)

With respect to all matters relating to this RLP, only the Government's LCO designated below shall have the authority to amend the RLP and award a Lease. The Government shall have the right to substitute its LCO by notice, without an express delegation by the prior LCO.

Offerors may contact the Primary Government Contact designated below:

Dakota Shipman, Lease Contract Specialist

DAKOTA.SHIPMAN@VA.GOV

As to all other matters, Offerors may contact the Alternate Government Contact designated below.

Alternate Government Contact:

Ms. Roberta Smiley, Lease Contracting Officer

ROBERTA.SMILEY@VA.GOV

1.13 BROKER COMMISSION AND COMMISSION CREDIT (OCT 2020) INTENTIONALLY DELETED

1.14 NORTH AMERICAN INDUSTRY CLASSIFICATION SYSTEM (NAICS) CODE AND SMALL BUSINESS SIZE STANDARD (OCT 2023)

A. The North American Industry Classification System (NAICS) code for this acquisition is 531120 (Exception).

B. The small business size standard for the applicable NAICS code is found HTTPS://WWW.SBA.GOV/SIZE-STANDARDS/.

mailto:Dakota.Shipman@va.gov mailto:Roberta.Smiley@va.gov https://www.sba.gov/size-standards/

RLP NO. 36C24424R0066, PAGE 6 GSA R100 (3/25)

1.15 UNIQUE REQUIREMENTS (OCT 2021)

The offered Building and/or Property must meet all requirements as stated in the RLP and Exhibits added hereto and become part of this RLP.

SECTION 2 ELIGIBILITY AND PREFERENCES FOR AWARD

2.01 EFFICIENCY OF LAYOUT (AUG 2011)

A. In order to be acceptable for award, the offered Space must provide for an efficient layout as determined by the LCO.

B. To demonstrate potential for efficient layout, the Offeror will provide the conceptual layout to demonstrate that the offered space has capability to fulfill the VA requirements to include floor layout for Patient Aligned Care Team (PACT) design. Provide conveyance of full understanding of PACT design requirements. PACT design standards are found at HTTPS://WWW.CFM.VA.GOV/TIL/DGUIDE/DGPACT.PDF Proposals are at the Offeror’s expense. The Government will advise the Offeror if the conceptual design layout demonstrates that the Government’s requirement cannot be accommodated within the Space offered. The Offeror will not exceed the maximum ABOA in this RLP offer package to include any adjustments that may take place during design after award. If the Offeror is already providing the maximum ABOA and cannot meet the Government’s space requirements efficiently, then the Government will advise the Offeror that the offer is unacceptable. Government requires offered space to provide for easy circulation for Veterans in the offered space.

2.02 FLOODPLAINS (OCT 2022)

A Lease will not be awarded for any offered Property located within a 1-percent-annual-chance floodplain (formerly referred to as 100-year floodplain) unless the Government has determined that there is no practicable alternative. An Offeror may offer less than its entire site in order to exclude a portion of the site that falls within a floodplain, so long as the portion offered meets all the requirements of this RLP and does not impact the Government’s full use and enjoyment of the Premises. If an Offeror intends that the offered Property that will become the Premises for purposes of this Lease will be something other than the entire site as recorded in tax or other property records the Offeror shall clearly demarcate the offered Property on its site plan/map submissions and shall propose an adjustment to property taxes on an appropriate pro rata basis. For such an offer, the Government may determine that the offered Property does not adequately avoid development in a 1-percent-annual-chance floodplain.

In addition, a Lease will not be awarded for any offered Property adjacent to a 1-percent-annual-chance floodplain, where such an adjacency would, as determined by the Government, restrict ingress or egress to the Premises in the event of a flood, unless there is no practicable alternative.

2.03 SEISMIC SAFETY – MODERATE SEISMICITY (OCT 2023) INTENTIONALLY DELETED

https://www.cfm.va.gov/til/dGuide/dgPACT.pdf

RLP NO. 36C24424R0066, PAGE 7 GSA R100 (3/25)

2.04 SEISMIC SAFETY – HIGH SEISMICITY (OCT 2023) INTENTIONALLY DELETED

2.05 GSAR 552.270-2 HISTORIC PREFERENCE (DEVIATION) (JUL 2024)

(a) The Government will give preference to offers of space in historic properties and historic districts following this hierarchy of consideration:

(1) Historic properties within historic districts.

(2) Non-historic developed sites and non-historic undeveloped sites within historic districts.

(3) Historic properties outside of historic districts.

(b) Definitions.

(1) Determination of eligibility means a decision by the Department of the Interior that a district, site, building, structure or object meets the National Register criteria for evaluation although the property is not formally listed in the National Register (36 CFR 60.3(C)).

(2) Historic district means a geographically definable area, urban or rural, possessing a significant concentration, linkage, or continuity of sites, buildings, structures, or objects united by past events or aesthetically by plan or physical development. A district may also comprise individual elements separated geographically but linked by association or history (36 CFR 60.3(D)). The historic district must be included in or be determined eligible for inclusion in the National Register of Historic Places.

(3) Historic property means any prehistoric or historic district, site, building, structure, or object included in or been determined eligible for inclusion in the National Register of Historic Places maintained by the Secretary of the Interior (36 CFR 800.16(L)).

(4) National Register of Historic Places means the National Register of districts, sites, buildings, structures and objects significant in American history, architecture, archeology, engineering and culture that the Secretary of the Interior is authorized to expand and maintain under the National Historic Preservation Act (36 CFR 60.1).

(c) The offer of space must meet the terms and conditions of this solicitation. The Contracting Officer has discretion to accept alternatives to certain architectural characteristics and safety features defined elsewhere in this solicitation to maintain the historical integrity of an historic building, such as high ceilings and wooden floors, or to maintain the integrity of an historic district, such as setbacks, floor-to-ceiling heights, and location and appearance of parking.

(d) When award will be based on the lowest price technically acceptable source selection process, the Government will give a price evaluation preference, based on the total annual ABOA (ABOA) present value cost to the Government, to historic properties as follows:

(1) First, to suitable historic properties within historic districts, a 10 percent price preference.

(2) If no suitable historic property within an historic district is offered, or the 10 percent preference does not result in such property being the lowest price technically acceptable offer, the Government will give a 2.5 percent price preference to suitable non-historic developed or undeveloped sites within historic districts.

(3) If no suitable non-historic developed or undeveloped site within an historic district is offered, or the 2.5 percent preference does not result in such property being the lowest price technically acceptable offer, the Government will give a 10 percent price preference to suitable historic properties outside of historic districts.

(4) Finally, if no suitable historic property outside of historic districts is offered, no historic price preference will be given to any property offered.

(e) When award will be based on the best value tradeoff source selection process, which permits tradeoffs among price and non-price factors, the Government will give a price evaluation preference, based on the total annual ABOA present value cost to the Government, to historic properties as follows:

(1) First, to suitable historic properties within historic districts, a 10 percent price preference.

(2) If no suitable historic property within a historic district is offered or remains in the competition, the Government will give a 2.5 percent price preference to suitable non-historic developed or undeveloped sites within historic districts.

(3) If no suitable non-historic developed or undeveloped site within an historic district is offered or remains in the competition, the Government will give a 10 percent price preference to suitable historic properties outside of historic districts.

(4) Finally, if no suitable historic property outside of historic districts is offered, no historic price preference will be given to any property offered.

https://www.ecfr.gov/current/title-36/section-60.3#p-60.3(c) https://www.ecfr.gov/current/title-36/section-60.3#p-60.3(d) https://www.ecfr.gov/current/title-36/section-800.16#p-800.16(l) https://www.ecfr.gov/current/title-36/section-60.1

RLP NO. 36C24424R0066, PAGE 8 GSA R100 (3/25)

(f) The Government will compute price evaluation preferences by reducing the price(s) of the offerors qualifying for a price evaluation preference by the applicable percentage provided in this provision. The price evaluation preference will be used for price evaluation purposes only. The Government will award a contract in the amount of the actual price(s) proposed by the successful offeror and accepted by the Government.

(g) To qualify for a price evaluation preference, offerors must provide satisfactory documentation in their offer that their property qualifies as one of the following:

(1) A historic property within a historic district.

(2) A non-historic developed or undeveloped site within a historic district.

(3) A historic property outside of a historic district.

2.06 ASBESTOS (OCT 2024)

A. The Government requires space with no asbestos-containing materials (ACM), or with undamaged, nonfriable ACM. For purposes of this paragraph, “space” includes the 1) space offered for lease; 2) common building area; 3) ventilation systems and zones serving the space offered;

and 4) the area above suspended ceilings and engineering space in the same ventilation zone as the space offered. Notwithstanding the preceding, if no offers are received for such space, the Government may consider space with thermal system insulation ACM (e.g., wrapped pipe or boiler lagging), which is not damaged or subject to damage by routine operations.

B. ACM is defined as any material with a trace or more of asbestos quantity present.

C. Space with ACM of any type or condition may be upgraded by the Offeror to meet conditions described in sub-paragraph A by abatement

(removal, enclosure, encapsulation, or repair) of ACM not meeting those conditions. If any offer involving abatement of ACM is accepted by the Government, the successful Offeror will be required to successfully complete the abatement in accordance with OSHA, EPA, Department of Transportation (DOT), state, and local regulations and guidance prior to occupancy.

D. Management Plan and Reinspection Report Submittals. If space is offered which contains ACM, the Offeror shall submit a current asbestos-related management plan or operations and maintenance plan, along with a current asbestos re-inspection report (performed within the past 5 years) that includes a list of all ACM and their condition for acceptance by the Government prior to lease award. The management plan or operations and maintenance plan, and re-inspection report shall conform to generally accepted industry practice in accordance with EPA guidance.

E. The Government reserves the right to review Offeror’s existing records for compliance.

2.07 ACCESSIBILITY (SEP 2013)

The Lease contemplated by this RLP contains requirements for Accessibility. In order to be eligible for award, Offeror must either:

A. Verify in the Lease proposal that the Building, offered Space, and areas serving the offered Space meet the Lease accessibility requirements, or

B. Include as a specific obligation in its Lease proposal that improvements to bring the Building, offered Space, and areas serving the offered

Space into compliance with Lease accessibility requirements will be completed prior to acceptance of the Space.

2.08 FIRE PROTECTION AND LIFE SAFETY (SEP 2013)

The Lease contemplated by this RLP contains Building requirements for Means of Egress, Automatic Fire Sprinkler System, and Fire Alarm System. In order to be eligible for award, Offeror must either:

A. Verify in the Lease proposal that the Building in which Space is offered meets the Means of Egress, Automatic Fire Sprinkler System, and Fire

Alarm System requirements of the Lease; or

B. Include as a specific obligation in its Lease proposal that improvements to bring the Building into compliance with Lease requirements will be completed prior to acceptance of the Space.

2.09 ENERGY INDEPENDENCE AND SECURITY ACT (OCT 2023)

A. The Energy Independence and Security Act (EISA) establishes requirements for Government leases relating to energy efficiency standards and potential cost-effective energy efficiency and conservation improvements.

B. Subject to the exceptions below, unless one of the statutory exceptions listed in sub-paragraph C below applies, VA may award a lease for a Building only if the Building has earned the ENERGY STAR® label conferred by the U.S. Environmental Protection Agency (EPA) within the most recent year prior to the due date for final proposal revisions. The term “most recent year” means that the date of award of the ENERGY STAR® label by EPA must not be more than 1 year prior to the due date of final proposal revisions. For example, an ENERGY STAR® label awarded by EPA on October 1, 2023, is valid for all lease procurements where final proposal revisions are due on or before September 30, 2024. Notwithstanding the above, buildings that meet any of the following are considered as equivalent to having an Energy Star label in the most recent year, provided they achieve an ENERGY STAR® label within 18 months after occupancy by the Government:

RLP NO. 36C24424R0066, PAGE 9 GSA R100 (3/25)

1. All new Buildings being specifically constructed for the Government, provided they achieve an ENERGY STAR® label within 18 months after occupancy by the Government, and received the “Designed to Earn the Energy Star®” certification prior to construction;

2. All existing Buildings that have had an Energy Star® label but are unable to obtain a label in the most recent year (i.e., within 12 months prior to the due date for final proposal revisions) because of insufficient occupancy;

3. Newly built Buildings that have used Energy® Star’s Target Finder tool and either achieved a “Designed to Earn the Energy Star®” certification or received an unofficial score (in strict adherence to Target Finder’s usage instructions, including the use of required energy modeling) of 75 or higher prior to the due date for final proposal revisions and who are unable to obtain a label in the most recent year because of insufficient occupancy; or

4. An existing Building that is unable to obtain a label because of insufficient occupancy but that can produce an indication, through the use of energy modeling or past utility and occupancy data input into Energy Star’s® Portfolio Manager tool or Target Finder, that it can receive an unofficial score of 75 or higher using all other requirements of Target Finder or Portfolio Manager, except for actual data from the most recent year.

ENERGY STAR® tools and resources can be found at HTTPS://WWW.ENERGYSTAR.GOV/BUILDINGS/TOOLS-AND-RESOURCES.

C. Subject to subparagraph D below, EISA allows a Federal agency to lease Space in a Building that does not have an ENERGY STAR® Label if:

1. No Space is offered in a Building with an ENERGY STAR® Label that meets RLP requirements, including locational needs;

2. The agency will remain in a Building it currently occupies;

3. The Lease will be in a Building of historical, architectural, or cultural significance listed or eligible to be listed on the National Register of

Historic Places; or

4. The Lease is for 10,000 RSF or less.

D. If one or more of the statutory exceptions applies, and the offered Space is not in a Building that has earned the ENERGY STAR® Label within one year prior to the due date for final proposal revisions, Offerors are required to include in their lease proposal an agreement to renovate the Building for all energy efficiency and conservation improvements that it has determined would be cost effective over the Firm Term of the Lease, if any, prior to acceptance of the Space (or not later than one year after the Lease Award Date of a succeeding or superseding lease). Such improvements may consist of, but are not limited to, the following:

1. Heating, Ventilating, and Air Conditioning (HVAC) upgrades, including boilers, chillers, and Building Automation System (BAS)

/Monitoring/Control System (EMCS).

2. Lighting Improvements.

3. Building Envelope Modifications.

4. Note: Additional information can be found on HTTPS://WWW.GSA.GOV/REAL-ESTATE/REAL-ESTATE-

SERVICES/LEASING/SUSTAINABILITY-POLICIES under “Sustainability Policies.”

E. The term "cost effective" means an improvement that will result in substantial operational cost savings to the landlord by reducing electricity or fossil fuel consumption, water, or other utility costs. The term "operational cost savings" means a reduction in operational costs to the landlord through the application of Building improvements that achieve cost savings over the Firm Term of the Lease sufficient to pay the incremental additional costs of making the Building improvements.

F. Instructions for obtaining an ENERGY STAR® Label are provided at HTTP://WWW.ENERGYSTAR.GOV/BUILDINGS/FACILITY-OWNERS-

AND-MANAGERS/EXISTING-BUILDINGS/EARN-RECOGNITION/ (use “Portfolio Manager” to apply). ENERGY STAR® tools and resources can be found at HTTPS://WWW.ENERGYSTAR.GOV/BUILDINGS/TOOLS-AND-RESOURCES. The ENERGY STAR® Building Upgrade Manual (HTTP://WWW.ENERGYSTAR.GOV/BUILDINGS/FACILITY-OWNERS-AND-MANAGERS/EXISTING-BUILDINGS/SAVE-ENERGY/) and Building Upgrade Value Calculator (HTTP://WWW.ENERGYSTAR.GOV/BUILDINGS/TOOLS-AND-RESOURCES/BUILDING-UPGRADE- VALUE-CALCULATOR) are tools which can be useful in considering energy efficiency and conservation improvements to Buildings.

G. If one or more of the statutory exceptions applies, and the offered Space is not in a Building that has earned the ENERGY STAR® Label within one year prior to the due date for final proposal revisions, the successful Offeror will be excused from performing any agreed-to energy efficiency and conservation renovations, and benchmarking with public disclosure (as provided in (I) below, if it obtains the ENERGY STAR® Label prior to the Government’s acceptance of the Space (or not later than one year after the Lease Award Date for succeeding and superseding leases).

H. If no improvements are proposed, the Offeror must demonstrate to the Government using the ENERGY STAR® Online Tools why no energy efficiency and conservation improvements are cost effective. If such explanation is unreasonable, the offer may be rejected.

I. As described in Section 3 of the Lease, successful Offerors meeting one of the statutory exceptions above must agree to benchmark and publicly disclose the Building’s current ENERGY STAR® score, using EPA’s Portfolio Manager online software application. See the Lease for additional details.

https://www.energystar.gov/BUILDINGS/TOOLS-AND-RESOURCES https://www.gsa.gov/real-estate/real-estate-services/leasing/sustainability-policies https://www.gsa.gov/real-estate/real-estate-services/leasing/sustainability-policies http://www.energystar.gov/buildings/facility-owners-and-managers/existing-buildings/earn-recognition/energy-star-certification http://www.energystar.gov/buildings/facility-owners-and-managers/existing-buildings/earn-recognition/energy-star-certification https://www.energystar.gov/BUILDINGS/TOOLS-AND-RESOURCES http://www.energystar.gov/buildings/facility-owners-and-managers/existing-buildings/save-energy/comprehensive-approach/energy-star http://www.energystar.gov/buildings/tools-and-resources/building-upgrade-value-calculator http://www.energystar.gov/buildings/tools-and-resources/building-upgrade-value-calculator

RLP NO. 36C24424R0066, PAGE 10 GSA R100 (3/25)

J. All new Buildings being specifically constructed for the Government must achieve the ENERGY STAR® Label within 18 months after occupancy by the Government.

2.10 ENVIRONMENTAL CONSIDERATIONS (SEP 2013)

A. The Government requests space with no known hazardous conditions or recognized environmental conditions that would pose a health and safety risk or environmental liability to the Government.

B. Upon request by the Government, Offeror must provide all known previous use of the Building.

C. Offeror must indicate in its written offer any known hazardous conditions or environmental releases with/from the offered Space, Building or

Property.

2.11 DUE DILIGENCE AND NATIONAL ENVIRONMENTAL POLICY ACT REQUIREMENTS - RLP (OCT 2023)

A. Environmental Due Diligence.

1. At the direction of the LCO, the Offeror must provide, at the Offeror’s sole cost and expense, a current Phase I Environmental Site Assessment (ESA), using the American Society for Testing and Materials (ASTM) Standard E1527-21 and timeline, as such standard may be revised from time to time. In accordance with ASTM standards, the study must be performed by an environmental professional with qualifications that meet ASTM standards. This Phase I ESA must be prepared with a focus on the Government being the “user” of the Phase I, as the term “user” is defined in E1527-21. Failure to submit the required study may result in dismissal from consideration.

2. If the Phase I ESA identifies any recognized environmental conditions (RECs), the Offeror will be responsible for addressing such RECs, at its sole cost and expense, including performing any necessary Phase II ESA (using ASTM Standard E1903-11), performing any necessary cleanup actions in accordance with federal and state standards and requirements and submitting a proposed schedule for complying with these obligations. The Government will evaluate whether the nature of any of the RECs, the results of the Phase II, any completed cleanup, and the proposed schedule meet the Government’s needs.

B. National Environmental Policy Act.

1. While the Offeror is responsible for performing all environmental due diligence…