Global RLP - NE Philadelphia Vet Center.pdf

RLP NO. 36C24425R0095, PAGE 1 GSA R100 (6/25)

VA REQUEST FOR LEASE

PROPOSALS

NO. 36C24425R0095

Northeast Philadelphia, PA

Offers due by 09/18/2025

In order to be considered for award, offers conforming to the requirements of the RLP shall be received no later than 4:00PM 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 (6/25)

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)

1.03 AREA OF CONSIDERATION (OCT 2021)

1.04 UNIQUE REQUIREMENTS (OCT 2021)

1.05 NEIGHBORHOOD, PARKING, LOCATION AMENITIES, AND PUBLIC TRANSPORTATION (MAY 2025)

1.06 LIST OF RLP DOCUMENTS (OCT 2024)

1.07 AMENDMENTS TO THE RLP (JUN 2012)

1.08 LEASE DESCRIPTION (MAY 2025)

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

1.10 PRICING OF SECURITY REQUIREMENTS (OCT 2022)

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

1.12 AUTHORIZED REPRESENTATIVES (OCT 2020)

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)

SECTION 2 ELIGIBILITY AND PREFERENCES FOR AWARD

2.01 EFFICIENCY OF LAYOUT (AUG 2011)

2.02 FLOODPLAINS (OCT 2022)

2.03 SEISMIC SAFETY – MODERATE SEISMICITY (MAY 2025) INTENTIONALLY DELETED

2.04 SEISMIC SAFETY – HIGH SEISMICITY (MAY 2025) INTENTIONALLY DELETED

2.05 ASBESTOS (MAY 2025)

2.06 ACCESSIBILITY (SEP 2013)

2.07 FIRE PROTECTION AND LIFE SAFETY (SEP 2013)

2.08 ENERGY INDEPENDENCE AND SECURITY ACT (MAY 2025)

2.09 ENVIRONMENTAL CONSIDERATIONS (SEP 2013)

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

2.11 NATIONAL HISTORIC PRESERVATION ACT REQUIREMENTS - RLP (OCT 2023)

SECTION 3 HOW TO OFFER

3.01 GENERAL INSTRUCTIONS (JUN 2012)

3.02 RECEIPT OF LEASE PROPOSALS (OCT 2024)

3.03 PRICING TERMS (OCT 2022)

3.04 BUDGET SCOREKEEPING; OPERATING LEASE TREATMENT (APR 2011)

3.05 PROSPECTUS LEASE (OCT 2022) INTENTIONALLY DELETED

3.06 ADDITIONAL SUBMITTALS (OCT 2024)

3.07 TENANT IMPROVEMENTS INCLUDED IN OFFER (OCT 2020)

3.08 TURNKEY PRICING WITH DESIGN INTENT DRAWINGS PRIOR TO AWARD (OCT 2017) INTENTIONALLY DELETED

3.09 SECURITY IMPROVEMENTS INCLUDED IN OFFER (OCT 2022)

3.10 HIGH-PERFORMANCE BUILDING RATING CERTIFICATION FOR TENANT INTERIORS (MAY 2025) INTENTIONALLY DELETED

3.11 OPERATING COSTS REQUIREMENTS INCLUDED IN OFFER (JUN 2012)

3.12 UTILITIES SEPARATE FROM RENTAL / BUILDING OPERATING PLAN (JUN 2012) INTENTIONALLY DELETED

SECTION 4 METHOD OF AWARD

4.01 NEGOTIATIONS (OCT 2023)

4.02 HUBZONE SMALL BUSINESS CONCERN PRICE PREFERENCE WAIVER (OCT 2023)

4.03 AWARD BASED ON PRICE (OCT 2023) INTENTIONALLY DELETED

4.04 OTHER EVALUATION FACTORS (OCT 2023)

4.05 EVALUATION FACTOR DESCRIPTIONS (OCT 2023)

4.06 EVALUATION FACTOR MINIMUM STANDARDS (OCT 2023) INTENTIONALLY DELETED

4.07 EVALUATION FACTOR SUBMITTAL REQUIREMENTS (OCT 2023) INTENTIONALLY DELETED

4.08 EVALUATION DOCUMENTATION REQUIREMENTS (OCT 2023) INTENTIONALLY DELETED

4.09 PRESENT VALUE PRICE EVALUATION (OCT 2024) INTENTIONALLY DELETED

4.10 AWARD (OCT 2024)

SECTION 5 ADDITIONAL TERMS AND CONDITIONS

5.01 MODIFIED RLP PARAGRAPHS (OCT 2016) INTENTIONALLY DELETED

5.02 SWING SPACE - RLP (OCT 2022) INTENTIONALLY DELETED

RLP NO. 36C24425R0095, PAGE 1 GSA R100 (6/25)

REQUEST FOR LEASE

PROPOSALS NO. 36C24425R0095

GLOBAL RLP GSA R100 (June 2025)

SECTION 1 STATEMENT OF REQUIREMENTS

1.01 GENERAL INFORMATION (OCT 2023)

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 L100) setting forth the lease term and other terms and conditions of the Lease contemplated by this RLP and a VA 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 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 VA.

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

A. The Government is seeking a minimum of 3,992 to a maximum of 4,791 of American National Standards Institute/Building Owners and Managers

Association (ANSI/BOMA) Occupant Area (ABOA) / 5,390 Rentable Square Feet (RSF) / 3,992 Net Usable Square Feet of contiguous space located on the first floor with (street-level) access, or located on the second or third floor with elevator access within the Area of Consideration set forth below. See Section 2 of the Lease for applicable ANSI/BOMA 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 prefers 20 total (structured/inside or surface/outside) with 2 ADA/ABBAS compliant parking spaces, 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 lease term shall be 20 Years (5 Years Firm, 15 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.

F. The Lease Term Commencement Date will be on or about 01/05/2027, 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 Boundary: Welsh Road, Veree Road, Bustleton Avenue, Byberry Road, Evans Street, Woodhaven Road

• South Boundary: Levick Street

• East Boundary: Knights Road, Frankford Avenue

• West Boundary: Rising Sun Avenue, Oxford Avenue, Pine Road, Kingfield Road, Darlington Road

RLP NO. 36C24425R0095, PAGE 2 GSA R100 (6/25)

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

1.04 UNIQUE REQUIREMENTS (OCT 2021)

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 (MAY 2025)

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 20 spaces and shall be increased to meet current local code requirements if necessary. Lessor is responsible for meeting parking code. 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 2,640 feet 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 20 spaces and shall be increased to meet current local code requirements if necessary.

Lessor is responsible for meeting parking code. The parking-to-square-foot ratio available on site shall at least meet current local code requirements, or, in the absence of a local code requirement, on site parking shall be available at a ratio of one (1) space for every 215 RSF of Space.

C. Walkability and Amenities.

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

2. VA prefers 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 seven (7) instances of amenities, two of which must be inexpensive or moderately priced fast-food or eat-in restaurants.

3. 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 schools, bars, or other establishments with alcohol or pornography distribution.

RLP NO. 36C24425R0095, PAGE 3 GSA R100 (6/25)

4. Location. Proximity to gun stores, pawn shops, adult entertainment clubs, liquor stores, medical (or otherwise) marijuana distributors or methadone clinics are precluded within a walkable one mile of the Vet Center.

D. Transit Accessibility. A subway, light rail, or 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. Distance walkable as determined by Google Maps.

1.06 LIST OF RLP DOCUMENTS (OCT 2024)

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

Document Name No. of Pages Exhibit

Lease No. 36C24425L0016 39 A

Agency Specific Requirements 9 B

VA Security Requirements for Level II 17 C

GSA Form 3516, Solicitation Provisions 7 D

Addendum to Solicitation Provisions 1 D-1

GSA Form 3517B, General Clauses 24 E

GSA Form 1364, Proposal to Lease Space 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)

6 H

Building Security Unit Price List 2 I

U.S. Department of Labor Wage Determination 16 J

Contract Submittal Schedule 5 K

Floor Plan(s) TBD L

Parking Plan(s) TBD M

Small Business Subcontracting Plan TBD N

Emergency / Maintenance Service Plan TBD O

Program Operations Management Plan TBD P

Interior Signage Requirement 24 Q

Exterior Signage Requirement 18 R

Asbestos Containing Material Report and Certification TBD S

FAR 52.204-24, Representation Regarding Certain Telecommunications and Video Surveillance Services or Equipment 4 T

Tenant Improvement Cost Summary (TICS) TBD U

Document Name No. of Pages Attachment

Past Performance Questionnaire TBD 1

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 (MAY 2025)

A. Offeror shall examine the draft Lease (GSA L100) included in the RLP documents to understand the Government's and the Lessor's respective rights and responsibilities under the contemplated Lease.

RLP NO. 36C24425R0095, PAGE 4 GSA R100 (6/25)

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 SF solicited under this RLP. The Tenant Improvements to be delivered by the Lessor shall be based upon information provided with this RLP and Exhibits. The Lessor shall design and build the TIs and will be compensated for the TI costs based upon turnkey pricing established under the Lease. Although the TI requirements will not be fully developed until after the award, offerors shall provide the not-to-exceed costs as part of the lease proposal. The not-to-exceed price will be listed 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. 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 acceptance 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 of the Leased Space, the Space will be measured for establishing the actual annual rent NOT TO EXCEED a maximum of

4,791 ABOA/ 5,390 RSF/ 3,992 NUSF, 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, common area maintenance, 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, 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 list of security 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 as part of the TI.

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.

RLP NO. 36C24425R0095, PAGE 5 GSA R100 (6/25)

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:

Primary Government Contact:

Joel Garceau, Lease Contract Specialist

JOEL.GARCEAU@VA.GOV

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

Alternate Government Contact:

Maricela Everitt, Lease Contracting Officer

MARICELA.EVERITT@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:JOEL.GARCEAU@VA.GOV mailto:Maricela.everitt@va.gov https://www.sba.gov/size-standards/

RLP NO. 36C24425R0095, PAGE 6 GSA R100 (6/25)

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 a conceptual layout to demonstrate that the offered space has capability to fulfill the VA requirements. 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 have the option of increasing the ABOA square footage offered, if it does not exceed the maximum ABOA square footage 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 square footage and cannot house the Government's space requirements efficiently, then the Government will advise the Offeror that the offer is unacceptable.

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 (MAY 2025) INTENTIONALLY DELETED

2.04 SEISMIC SAFETY – HIGH SEISMICITY (MAY 2025) INTENTIONALLY DELETED

2.05 ASBESTOS (MAY 2025)

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.

2.06 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.

2.07 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:

RLP NO. 36C24425R0095, PAGE 7 GSA R100 (6/25)

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.

2.08 ENERGY INDEPENDENCE AND SECURITY ACT (MAY 2025)

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, GSA 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:

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.

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.

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 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

RLP NO. 36C24425R0095, PAGE 8 GSA R100 (6/25)

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.

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

2.09 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.

2.10 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 studies of the offered Property, the Government is responsible for compliance with NEPA, whether in whole or in part, on its own or with the assistance of the Offerors. NEPA requires federal agencies to consider the effects of their actions on the quality of the human environment as part of the federal decision-making process and, to that end, the Government’s obligations may, and in some cases will, be augmented by the Offerors as described in greater detail in the RLP.

2. The Government may either request information from the Offerors to help it meet its obligations under NEPA or share information provided in response to this provision with federal, state and local regulatory agencies as part of its compliance responsibilities under NEPA and other applicable federal, state and local environmental laws and regulations. Further consultation with these regulatory agencies may be necessary as part of the NEPA process.

3. The Offerors are advised that the Government may be required to release the location of each offered site and other building specific information in public hearings or in public NEPA documents. By submitting an offer in response to this RLP and without the need for any further documentation, the Offeror acknowledges and consents to such release.

4. The Government reserves the right to reject any offer where (i) the NEPA-related documentation provided by the Offeror for the offered

Property is inadequate, (ii) the offer entails unacceptably adverse impacts on the human environment, (iii) the identified adverse impacts cannot be readily mitigated, or (iv) the level of NEPA analysis is more extensive than is acceptable to the Government.

5. An Offeror must allow the Government access to the offered Property to conduct studies in furtherance of NEPA compliance. This requires research and field surveys to assess the potential impacts to the natural, social and cultural environments. Any recent studies previously conducted by the Offeror may be submitted to be included in the NEPA process.

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. 36C24425R0095, PAGE 9 GSA R100 (6/25)

6. The Government will not proceed with Lease award until the NEPA process is complete as evidenced by the Government’s issuance of a completed CATEX, EA or Environmental Impact Statement (EIS). Upon Lease award, any mitigation measures, whether optional or mandatory, identified and adopted by the Government will become Lease obligations. All costs and expenses for development of design alternatives, mitigation measures and review submittals for work to be performed under the Lease will be the sole responsibility of Lessor.

2.11 NATIONAL HISTORIC PRESERVATION ACT REQUIREMENTS - RLP (OCT 2023)

A. The Government is responsible for complying with section 106 of the National Historic Preservation Act of 1966, as amended, 54 U.S.C. §

306108 (Section 106). Section 106 requires federal agencies to consider the effects of their actions on historic properties prior to expending any federal funds on the undertaking. The Government is responsible for identifying whether any historic properties exist in, on, under, or near the offered Property that could be affected by the leasing action. Historic properties include both above-grade (i.e., buildings and historic districts) and below-grade (i.e., archeological sites) resources. The Government is responsible for assessing effects to identified historic properties and for consulting with the State Historic Preservation Officer (SHPO), the Tribal Historic Preservation Officer (THPO), if applicable, any local Historic Preservation or Landmarks Commission, and other interested parties, if applicable, in accordance with the implementing regulations set forth at 36 C.F.R. part 800 (Protection of Historic Properties).

B. An Offeror must allow the Government access to the offered Property to conduct studies in furtherance of the Section 106 compliance. This requires research and field surveys to assess the potential presence of historic properties that may be affected by construction activity, both above- and below-grade. Compliance also may require below-grade testing to determine the presence of archeological resources and possible artifact recovery, recordation and interpretation mitigation measures.

C. Demolition or destruction of a historic property by an Offeror in anticipation of an award of a Government lease may disqualify the Offeror from further consideration.

D. The Government reserves the right to reject any offer where documentation for the offered Property is inadequate or otherwise indicates preservation concerns or adverse effects to historic properties that cannot be minimized or reasonably mitigated, or where the level of NHPA analysis is more extensive than is acceptable to the Government.

E. If the Government determines that the leasing action could affect historic property, the Offeror of any Property that the Government determines could affect historic property will be required to retain, at its sole cost and expense, the services of a preservation architect who meets or exceeds the Secretary of the Interior’s Professional Qualifications Standards for Historic Architecture, as amended and annotated and previously published in the Code of Federal Regulations, 36 C.F.R. part 61, and the GSA’s Qualification Requirements for Preservation Architects and Other Specialists. These standards are available at: HTTPS://WWW.GSA.GOV/REAL-ESTATE/HISTORIC-PRESERVATION/HISTORIC- PRESERVATION-POLICY-TOOLS/. The preservation architect will be responsible for developing preservation design solutions and project documentation required for review by the Government, the SHPO, the THPO, if applicable, and other consulting parties in accordance with Section 106. For Tenant Improvements and other tenant-driven alterations within an existing historic building, the preservation architect must develop context-sensitive design options consistent with the Secretary of the Interior’s Standards for the Treatment of Historic Properties. Where new construction or exterior alterations, or both, are located within a historic district, may be visible from historic properties or may affect archeological resources, compliance may require tailoring the design of the improvements to be compatible with the surrounding area. Design review may require multiple revised submissions, depending on the complexity of the project and potential for adverse effects to historic properties, to respond to comments from the Government and the other consulting parties. Within GSA, the Regional Historic Preservation Officer is solely responsible for corresponding with the SHPO, the THPO, if applicable, and any other consulting party. All design costs and expenses relating to satisfying the requirements of this paragraph will be borne solely by the Offeror.

https://www.gsa.gov/real-estate/historic-preservation/historic-preservation-policy-tools/preservation-tools-resources/proof-of-competency-other-documentation https://www.gsa.gov/real-estate/historic-preservation/historic-preservation-policy-tools/preservation-tools-resources/proof-of-competency-other-documentation

RLP NO. 36C24425R0095, PAGE 10 GSA R100 (6/25)

SECTION 3 HOW TO OFFER

3.01 GENERAL INSTRUCTIONS (JUN 2012)

Offeror shall prepare a complete offer, using the forms provided with this RLP, and submit the completed lease proposal package to the Government as indicated below.

3.02 RECEIPT OF LEASE PROPOSALS (OCT 2024)

A. Electronic method.

1. Electronic Method. Unless otherwise authorized by the LCO or his/her designated representative, offers may only be submitted electronically to the VA primary contact identified in Section 1.06 using email submission with the subject “Lease Proposal Northeast Philadelphia: 36C24425R0021”. Offers may be submitted using multiple emails. If using multiple emails, the subject line should include the sequential number and total number of emails. For example: Lease Proposal Northeast Philadelphia: 36C24425R0095 1 of 2: Lease Proposal Northeast Philadelphia: 36C24425R0095 2 of 2.

2. In order to be considered for award, offers conforming to the requirements of the RLP shall be submitted by email no later than the date and time provided on the front of this RLP.

B. There is no paper-based submission process under this RLP and paper submissions will not be considered, unless otherwise authorized by the

LCO.

C. There will be no public opening of offers, and all offers will be confidential until the Lease has been awarded. However, the Government may release proposals outside the Government such as to Government support contractors to assist in the evaluation of offers. Such Government contractors shall be required to protect the data from unauthorized disclosure.

D. Offer will be submitted in three (3) Volumes. Offers submitted in other formats may be considered unresponsive at the discretion of the LCO:

Volume 1:

Consists of five (5) Sections and listed Subsections.

Volume 1- Section 1 Subsections

Document Description Document Specifications (blank means no specific format required)

V1-S1.A FEMA Flood Plains map showing offered space is outside the 100-year flood plain (RLP Section 2.02)

FEMA Maps

V1-S1.B Legal Description of Property and tax ID number associated with the property (RLP Section 3.04)

V1-S1.C Site Plan: Footprint of property, parking, total building and footprint of offered space within the building;

V1-S1.D List of other tenants if building is multiple tenant space

V1-S1.E Map showing surrounding area with amenities May use google maps or other similar tool or combination of tools

V1-S1.F Evidence of proper zoning (RLP Section 3.04)

V1-S1.G Provide detailed narratives and clear, detailed drawings/renderings illustrating the proposed site physical security considerations and threat mitigation plan.

Volume 1: Section 2 Volume 1- Section 2 Subsections

Document Description Document Specifications

V1-S2.A Footprint of offered space within the building V1-S2.B Conceptual layout to demonstrate that offered space meets VA requirement

(RLP Section 2.01 and 3.04 (k)) Must show columns and other aspects of building impacting design.

V1-S2.C GSA Form 12000, Pre-lease Fire Protection and Life Safety Evaluation for an Office Building (Part A&B) (RLP Section 1.04 for Exhibit)

Use form provided in RLP

RLP NO. 36C24425R0095, PAGE 11 GSA R100 (6/25)

V1-S2.D Asbestos certification or asbestos management plan if ACM is present (RLP Section 3.04)

V1-S2.E Compliance with Energy Star Requirements (RLP Section 3.04 (M)

V1-S2.G FAR 52.204-24, Representation Regarding Certain Telecommunications and Video Surveillance Services or Equipment (AUG 2020) (RLP Section 1.04 for Exhibit)

Information should be completed in SAM registration and provided as print-out from SAM

Volume 1: Section 3

Section 3 Subsections

Document Description Document Specifications

V1-S3.A Vitae of Offeror’s Team: include up to 12 of Offeror’s key team members for Lease project and include at a minimum: Offeror; Offeror’s general contractor;

architect; project manager during build-out phase; building manager during administrative phase; other significant members of the Offeror’s team..

NTE 3 pages, (single sided;

>8pt font) per individual; NTE 12 key individuals

V1-S3.B Subcontracting Plan if applicable V1-S3.C Proof of ownership or written agreement of interest (RLP Section 3.04) V1-S3.D Proof of Signing Authority (RLP Section 3.04) V1-S3.E Conflict of interest statement or statement that there is no conflict of interest

(RLP Section 3.04)

V1-S3.F System for Award Management (SAM) – active registration V1-S3.G Evidence of at least Conditional Commitment of Funds (RLP Section 3.04) V1-S3.H Proof of status/preferences or statement that none apply:

1. Historical Preference; National Historic Register (RLP Section 2.08)

2. Socio-economic status (i.e. Hub-zone, SDVOSB, VOSB, SB, or other socio-economic status)

Volume 1: Section 4

Section 4 Subsections

Document Description Document Specifications

V1-S4.A Narrative or documentation – understanding and maintaining schedule; plan to coordinate with VA for activation

NTE 3 pages, (single sided;

>8pt font)

V1-S4.B Critical Path of Build Out Phase (RLP Section 4.06) V1-S4.C Project Management & Response Plan (RLP Section 4.05) for Build Out

Phase Must include (not limited to) contact information, response times, physical location of respondent.

Volume 1: Section 5

Section 5 Subsections

Document Description Document Specifications

V1-S5.A Operations & Management Plan (RLP Section 4.05) NTE 70 pages, (single sided;

>8pt font); Must include (not limited to) contact information, response times, physical location of respondent.

V1-S5.B Contract Submittal Schedule (RLP Section 1.04 for Exhibit)

Volume 2:

Consists of one (1) Section and listed Subsections.

Volume 2 Subsections

Document Description Document Specifications (blank means no specific format required)

V2.A Submit up to 3 past performance references (FAR 15.305(2)) (RLP Attachment 1)

Must be completed by reference; use RLP Attachment 1

V2.B Submit a list of all VA lease projects completed in the past 5 years

May use table or paragraphs; table columns or paragraph titles to include the following:

• Year and period of performance (build out;

occupancy/operational phase)

RLP NO. 36C24425R0095, PAGE 12 GSA R100 (6/25)

• Contract number

• Contracting Officer’s name, telephone, and email

• Total amount of the contract at award

• Total amount of the contract at project completion

• Brief description of leased space provided

• Explanation of any problems or delays encountered

V2.C Submit a list of non-VA lease projects within the past five years with similar scope.

May use table or paragraphs; table columns or paragraph titles to include the following:

• Year and period of performance services were performed

• Contract number

• Contracting Officer’s name, telephone, and email

• Total amount of the contract at award

• Total amount of the contract at project completion

• Brief description of leased space provided

• Explanation of any problems or delays encountered

Volume 3:

Consists of one (1) Section and listed Subsections Volume 3 Subsections

Document Description Document Specifications

V3.A GSA Form 1364, Proposal to Lease Space (RLP…