Huntsville RLP 24FEB20261.pdf

Offers are due by: March 10, 2026

In order to be considered for award, offers conforming to the requirements of the RLP shall be received no later than 3:00

PM CST 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.

United States Army Corps of

Engineers

Request for Lease Proposal For:

Government Leased Facility

Location: Huntsville, AL with a

FIRM move in date by 01 January

TABLE OF CONTENTS

STANDARD RLP

SECTION 1 STATEMENT OF REQUIREMENT

1.1 General Information

1.2 List of RLP Documents

1.3 Note to Bidders

1.4 Area of Consideration

1.5 Minimum Basic Requirements

1.6 Inspection – Right of Entry

1.7 Delivery Date

1.8 Authorized Representatives

SECTION 2 ELIGIBILITY AND PREFERENCES FOR AWARD

2.1 Efficiency of Layout

2.2 Flood Plains

2.3 Asbestos

2.4 Radon Measurement and Corrective Action

2.5 Radon in Water

2.6 Potable Water Quality

2.7 Accessibility

2.8 Fire Protection and Life Safety

2.9 Energy Efficiency Requirement

2.10 Environmental Considerations

2.11 Due Diligence and National Environmental Policy Act Requirements

2.12 National Environmental Policy Act

2.13 Communication and Data Requirements

2.14 Design Development

2.15 Construction Documents

2.16 Submittal Requirements for Design and Development Reviews

2.17 First Design Development Submittal

2.18 Second Design Submittal

2.19 75% Construction Documents

2.20 Approved Plans and Permits

2.21 Project Schedule (Project Management Plan, PMP)

2.22 Schedule Updates

2.23 Dates

2.24 Government Review

2.25 Progress Reports

2.26 Remedial Action

2.27 Revisions to Schedule

2.28 Approval of Schedule

2.29 Costs of Revision

2.30 Exclusions from Net Usable Space

2.31 Building Equipment and Service Areas

2.32 Public Corridors and Entrance Lobbies

2.33 Vertical Circulation

2.34 Shafts and Risers

2.35 Physical Security

2.36 Liquidated Damages for Data Breach

2.37 Utilities

2.38 Building Maintenance by Lessor

2.39 Exterior Cleaning by Lessor

2.40 Interior Cleaning by Lessor

2.41 Government Information and Information System Security

2.42 Security Incident Investigation

2.43 Liquated Damages for Data Breach

2.44 Security Controls Compliance Testing

2.45 Building Operating Plan

2.46 Security

2.47 Government Cleaning Responsibility

2.48 Finish Hardware

2.49 Noise Transmission Control

SECTION 3 HOW TO OFFER

3.1 General Instructions

3.2 Receipt of Lease Proposals

3.3 Pricing Terms

3.4 Budget Scorekeeping; Operating Lease Treatment

3.5 Additional Submittals

3.6 Tenant Improvements included in Offer

3.7 LEED for Commercial Interiors

3.8 Operating Costs Requirements Included in Offer

SECTION 4 AWARD

4.1 Negotiations

4.2 Award-based Factors

4.3 Present Value Price Evaluation

4.4 Award

SECTION 5 ADDITIONAL TERMS AND CONDITIONS

5.1 General Space Requirements

5.2 Emergency Management Addendum for Leased Facilities

5.3 Agency Space Requirements

SECTION 1: STATEMENT OF REQUIREMENTS

1. 1 General Information

A. The U. S. Army Corps of Engineers, Mobile District, is requesting to lease approximately 120,000 square feet of rentable class A space that meets force protection security requirements in Huntsville, Alabama no more than five miles from Gate 9, Redstone Arsenal or immediately inside of Gate 9 at Red Arsenal. Requested space must be fully serviced and in a building that can either be customized or built to suit. The Government agency MUST be sole occupant of leased space. The term required is one (1) year firm with ten (10) option years. Upon Acceptance, the

Lease Term Commencement Date shall be on or before 1 January 2028. The Commencement Date shall not go beyond 1 January 2028. Offers submitted can be for either:

1. An existing structure to be modified to meet the specific needs of a class A facility by the requisite due date.

OR

1. Class A structure to be built to the specific needs and delivered by the requisite date.

B. The facility shall be a Class A, modern Building of sound and substantial construction of stone, brick, stainless steel, aluminum, or other permanent materials in good condition and acceptable to the Real Estate Contracting

Officer (RECO). If not a new Building, the Space offered shall be in a building that has undergone, or will have completed by occupancy date, modernization, or adaptive reuse for the Space with modern conveniences and still classified as Class A.

C. The Government requires a minimum of 460 surface/outside parking spaces to include a fenced parking area.

Additional information can be found within the agency requirements (Exhibit D). These spaces must be in accordance with the Security Requirements set forth in the Lease. Government parking must be within a reasonable walking distance of no more than four blocks from the facility. Offerors should include the cost of the parking as part of the proposal to lease space.

D. The lease term shall be 1 year firm with (10) option years, with Government termination rights, in whole or in part, effective at any time after the Firm Term of the Lease by providing not less than 120 days written notice to the

Lessor. The Government will exercise each option year by providing the Lessor no less than 120 days’ notice prior to the expiration of firm term period or expiration of an option year.

E. Bid must be valid for 60 days

1.2 List of RLP Documents

A. This Request for Lease Proposal (RLP) describes the proposal submission requirements, instructions, the evaluation process, and basis for award. The following attachments are included as part of the RLP package:

Document Name Exhibit

U.S. Government Lease for Real

Property

A

General Clauses B

Partnership or Corporate Certificate C

Space Requirements Package D

Award Based Criteria E

1.3 Note to Bidders

A. Request for Information (RFI): Any questions pertaining to this Solicitation must be submitted in writing to:

Donovan D. Knight at Donovan.D.Knight@usace.army.mil and Miya Adams, Miya.A.Adams@usace.army.mil. The Government will not respond to inquiries made in any other manner (e.g., phone or facsimile, etc.). Oral exchanges between Offerors and the Government prior to award of the lease will not be binding. All inquiries regarding this Solicitation must be submitted no later than March 5, 2026, by 12:00 pm

(CST) to allow for a response by the Government. All inquiries and responses will be provided to all Offerors after having been processed by the technical team. Any information necessary to the submittal of offers concerning this solicitation will be furnished to all Offerors as an amendment to the solicitation.

B. SAM Registration: Offerors must be currently registered in the System for Award Management database

(www.sam.gov) and provide proof of registration with the bid.

C. Lease: The Lease (Exhibit A) must be fully completed, initialed, and signed where indicated. THE LEASE MAY

NOT BE AMENDED IN ANY WAY without negotiation and approval. Non-approved alterations to the Lease will nullify the document and the offer will be considered unresponsive and non-awardable. The lease document attached to this Solicitation sets forth the lease term and other terms and conditions of the Lease contemplated by this

RLP on which Offerors shall submit 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.

D. Pricing: This is to be a full-service lease and all services (e.g. janitorial, ground maintenance, furniture, etc.) are required under this Solicitation. Offerors shall include costs for any services in their submitted offers.

E. Additional Pricing Information: The Offeror shall submit a price breakdown of the submitted price with your offer.

F. Submission: Bid shall be due by 3:00pm (CST) on March 10, 2026. No late submissions will be considered.

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: Donovan Knight Donovan.D.Knight@usace.army.mil and Miya Adams, Miya.A.Adams@usace.army.mil.

G. Award: Award will be made upon the Government’s acceptance of the submitted offer and Offeror’s fully executed lease acknowledging the terms and conditions of the lease. The final executed lease agreement between the successful Offeror and the Government will be comprised of the accepted offer, the executed lease in its entirety, the solicitation, and all attachments.

1.4 Area of Consideration

The Government requires that the facility be located in Huntsville, Alabama within five miles of Gate 9, Redstone Arsenal or immediately inside of Gate 9 of Redstone Arsenal.

1.5 Minimum Basic Requirements

The space should include the following space configurations to include number of offices, conference rooms, team rooms, cubicles, secured areas, break rooms, storage and file areas, and mini cubicles as depicted in the attached Exhibit D. Bidder should provide a proposed floor plan with their bid to demonstrate how the space could be designed. Final design and space planning will be completed during the design phase of the project following the award. The submitted floor plan will be reviewed for space efficiency as the proposed square footage is a maximum, but efficient use of space is an important factor to mailto:Donovan.d.knight@usace.army.mil mailto:Miya.A.Adams@usace.army.mil the agency.

1.6 Inspection – Right of Entry

A. At any time after receipt of an offer (until the same has been duly withdrawn or rejected), the agents employees, and contractors of the Government may, upon reasonable prior notice to Offeror, enter upon the offered Space or the Premises, and all other areas of the Building access to which is necessary to accomplish the purposes of entry, to determine the potential or actual compliance by the Offeror with the requirements of the RLP and its attachments, which purposes shall include, but not be limited to:

1. Inspecting, sampling, and analyzing of suspected asbestos-containing materials and air monitoring for asbestos fibers.

2. Inspecting the heating, ventilation and air conditioning system, maintenance records, and mechanical rooms for the offered Space or the Premises.

3. Inspecting for any leaks, spills, or other potentially hazardous conditions which may involve tenant exposure to hazardous or toxic substances.

4. Inspecting for any current or past hazardous conditions which may involve tenant exposure to hazardous or toxic substances.

B. Nothing in this paragraph shall be construed to create a Government duty to inspect for toxic materials or to impose a higher standard of care on the Government than on other lessees. The purpose of this paragraph is to promote the ease with which the Government may inspect the building. Nothing in this paragraph shall act to relieve the Offeror of any duty to disclose or inspect or prevent liability which might arise because of the Offeror’s failure to inspect for or correct a hazardous condition.

1.7 Delivery Date

The Government is seeking a beneficial occupanc y date of the facility to be no later than January 01, 2028 .

1.8 Authorized Representatives

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

SECTION 2: ELIGIBILTY AND PREFERENCES FOR AWARD

2.1 Efficiency of Layout

A. To be acceptable for award the offered space must provide for an efficient layout as determined by the RECO and the occupying agency.

B. To demonstrate potential for efficient layout, USACE is requesting the Offeror to provide a test fit layout with the submission at the Offeror’s expense. The Government will advise the Offeror if the test fit layout demonstrates that the Government’s requirement cannot be accommodated within the Space offered. The Offeror will have the option of increasing the Net Usable Square Foot (NUSF) offered if it does not exceed the maximum NUSF in this RLP package. If the Offeror is already providing the maximum NUSF and cannot house the Government’s space requirements efficiently, then the Government will advise the Offeror that the offer is unacceptable.

2.2 Flood Plains

A lease will not be awarded for any offered property located within a 100-year-floodplain unless the Government has determined that there is no practicable alternative. An Offeror may offer less than its entire site to exclude a portion of the site that falls within a flood plain, so long as the portion offered meets all the requirements of the

RLP. 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 RECO may, in his or her discretion, determine that the offered

Property does not adequately avoid development in a 100-year floodplain.

2.3 Asbestos

A. Government requests space with no asbestos-containing materials (ACM), or with ACM in a stable, solid matrix (e.g., asbestos flooring or asbestos cement panels), which is not damaged or subject to damage by routine operations. 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. 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 materials with a concentration of greater than 1 percent by dry weight of asbestos.

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.

2.4 Radon Measurement and Corrective Action

A. Radon levels in space leased to the Government shall not equal or exceed the Environmental Protection Agency (EPA) action level for homes of 4 picocuries per liter (pCi/L) The space proposed for lease to the Government, which is in ground contact or closest to the ground, shall be measured by the Lessor for radon and the results certified in accordance to EPA procedures. For structures built on a slab (i.e., without a basement) radon levels shall be tested on the first floor of the structure. Radon detectors shall be placed throughout the required area to ensure coverage meets EPA and/or State recommended requirements. In any case, each detector shall cover no more than

2,000 square feet [609.6 sq m] of space. Radon shall be measured in accordance with EPA and manufacturer required procedures for a minimum of 90 days using either Alpha Track Detectors or Electret Ion Chambers. If 90-day testing period is not possible, Alpha Track Detectors may be used for a minimum period of 2 to 4 weeks or

Charcoal Canisters or Electret Ion Chambers for a period of 2 to 3 days. If measurements are made for fewer than 90 days, follow-up measurements for a minimum of 90 days, using either Alpha Track Detectors or Electret Ion

Chambers, must be completed. A laboratory successfully participating in the EPA- sponsored radon measurement proficiency program shall perform laboratory detector analyses. Quality control/quality assurance procedures shall be developed in accordance with industry standards and applied to radon testing results. Provide the Government with a copy of the lab analysis and actual radon measurements for each detector used in support of the certification, upon request.

B. If the space offered for lease to the Government is in a building under construction or proposed for construction, the Lessor shall construct the building to the maximum extent feasible in such a way to minimize radon intrusion into the building. Lessor shall perform the necessary radon testing and submit a certification to the Contracting

Officer within 30 days after the test is completed, but not later than 150 days after Government occupies the space.

If radon measurements at or above 4 pCi/L are detected, the Lessor shall promptly initiate corrective action to reduce the level to below 4 pCi/L. If the Lessor does not affect corrective action, this is sufficient reason by itself for

Government to void or not enter into the lease agreement.

C. Government reserves the right to measure radon in the space it leases at any time during the term of the lease. If radon measurements at or above 4 pCi/L are detected, the Lessor shall promptly initiate corrective action to reduce the level to below 4 pCi/L. If radon at or above 4 pCi/L is detected, the Lessor shall restrict the use of the area and provide comparable temporary space for the tenants until the corrective action is completed. Follow-up measurements shall be conducted by the Lessor to determine the effectiveness of the corrective action. The Lessor at no additional cost to Government shall provide all corrective actions, tenant relocation, and follow-up measurements. The Lessor shall provide Government with prior written notice of any proposed corrective action or tenant relocation.

2.5 Radon in Water

A. Two water samples constituting a sampling pair shall be taken from the same location for quality control. They shall be obtained inside the building and as near the non-public water source as is practical, in accordance with

EPA's Radon in Water Sampling Program Manual. An analysis of water samples for radon must be performed by a laboratory that uses the analytical procedures as described in EPA's Two Test Procedures for Radon in Drinking

Water.

B. The Lessor shall perform the necessary radon testing and submit a lab test and a certification to the Contracting

Officer before the Government occupies the space.

C. If the EPA action level is reached or exceeded, the Lessor shall institute abatement methods which reduce the radon to below the EPA action level, such as aeration, prior to occupancy by Government.

2.6 Potable Water Quality

If potable water does not meet EPA and/or state standards, Lessor shall act necessary to reduce contamination to acceptable levels. Lessor shall test potable water periodically to ensure that it continues to meet EPA and state standards. Lessor shall provide bottled water at his/her expense at any time contaminant levels exceed EPA and/or state requirements. If potable water does not meet EPA and/or state standards, Lessor shall act necessary to reduce contamination to acceptable levels. Potable water provided to the Government from municipal or community water systems shall meet EPA and/or state standards for contaminants

2.7 Accessibility

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

1. Verify in the Lease proposal that the building, offered Space, and areas serving the offered Space meet the

Lease accessibility requirements, or

1. 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. The design, construction, and alteration of facilities shall comply with local codes and ordinances.

2.8 Fire Protection and Life Safety

A. The Lease contemplated by this RLP contains Building requirements for Means of Egress, Automatic Fire

Sprinkler System, and Fire Alarm System. To be eligible for award, Offeror must either:

1. 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

2. 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.

B. Emergency Response by Lessor:

1. The lessor shall be responsible for ensuring that the HVAC (Heating, ventilation, and air-conditioning) system are fully operational, at all times, and capable of providing a temperature range of 68-76 degrees F during the heating and cooling seasons. The temperatures must be maintained throughout the leased premises and service areas, regardless of outside temperatures and the opening and closing of exit doors, during hours of operation specified in the lease. In the event of a utility system failure, it is the lessor’s responsibility to respond to the failure and immediately make necessary repairs to resume optimal operation of the HVAC.

2. The Lessor shall have a building superintendent or locally designated representative available to promptly address and correct any deficiencies that may impact use of the building.

3. When the Lessor is notified that his/her action is required to correct any deficiencies, the lessor will respond within one hour via telephone or e-mail with a plan of action and an expeditious time frame to resolve the deficiency(ies).” The Government reserves the right of approval of the plan of action and an expeditious timeframe to resolve the deficiency(ies).

4. Repair personnel shall be on site to effect repair within four hours or appropriate time frame determined by the government. If the deficiency (ies) is not corrected within the government approved timeframe for plan of action, the Government will exercise its right under GENERAL CLAUSES No 10, 48 CFR 552.270-10, Failure in Performance, and may have the deficiencies corrected at the Lessors expense. The dollar amounts for any equipment or services necessary to respond to or correct deficiencies will be deducted from the Lessor’s rent.

5. The lessor will provide a 24-hour emergency point of contact phone number that will be responsible for all emergencies during normal and after work hours including weekends and holidays.

6. The lessor will submit a building emergency plan annually that clearly defines the actions the lessor will take in the event of emergencies. It will clearly define the details of what actions will be taken by the lessor in the event of:

− Loss of Water

− Loss of Electricity

− Loss of Heating and Cooling

− Structural damage to the building

− Interior water intrusion containment, response, and recovery

− Smoke and water damage remediation

− Flooding from a ruptured supply or flow pipeline within the building

− Disruption of heating, ventilation, and air conditioning services (HVAC).

− Release of airborne particulates such as dust, mold asbestos and fiberglass that may be hazardous to building occupants.

2.9 Energy Efficiency Requirement

The space is required to be Energy Star Certified, at a minimum.

2.10 Environmental Considerations

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 uses of the building, if not a new structure.

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

A. Environmental Due Diligence

1. At the direction of the RECO, 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 E1527-13 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 E1527-13. 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.

2.12 National Environmental Policy Act

A. 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.

B. 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.

C. 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.

D. 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 unacceptable 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 (e.g., offers must be of a nature that would allow NEPA to be satisfied by preparation of a Categorical Exclusion (CATEX) NEPA study or an Environmental Assessment (EA) with or without mandatory mitigation).

E. 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.

F. 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. 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.

2.13 Communication and Data Requirements

See agency requirements (Exhibit D) for detailed specifications.

2.14 Design Development

A. For required build out or construction, if necessary, the Design Development phase involves the production of drawings, specifications, calculations, narratives, reports, and other materials as listed in Paragraph "SUBMITTAL

REQUIREMENTS FOR DD AND CD REVIEWS." Two Design Development submissions shall be required for review by the government. The submittals shall fully describe the architectural and engineering design approach used, and the systems, materials, and layout for the site and building. The submittals shall be reviewed by the

Government to determine that the design proposed by the Lessor conforms to the space / functional and technical requirements of this RLP. The Lessor is responsible for the full design requirements being met.

B. Utilizing the test fit provided with the submission, the Lessor shall produce the First Design Development

Submittal within 45 calendar days of award.

C. After Government review and comment on the First Design Development Submittal, the Lessor shall complete and submit the Second Design Development Submittal within 30 calendar days.

2.15 Construction Documents

A. The Construction Document phase involves the production of complete drawings, specifications, and other documents necessary for the bidding and construction of the project. Construction documents shall be prepared from the approved design development documents. It is the Lessor’s responsibility to provide a quality set of documents.

Documents shall be complete and fully coordinated. Prior to reproduction for issue for construction bids, make any changes to the documents identified as necessary by the Contracting Officer during reviews. 100% Construction

Documents shall contain the seal (or stamp) of a professional engineer or architect, registered in the discipline represented by the drawing. Final calculations shall contain the seal (or stamp) of a registered professional engineer.

Persons sealing the construction documents or calculations shall be the entities identified by the Lessor. Two construction document period submissions shall be required: the first at 75% complete and the second at 100% complete.

B. Within 30 calendar days of receipt of written approval of the Second Design Development Submittal from the

Government, the Lessor shall produce a complete set of 75% construction documents and specifications for review.

C. Within 30 calendar days of receiving written notification of the Government’s 75% construction document review comments, the Lessor shall submit a complete set of 100% working drawings and specifications for review.

The Lessor shall incorporate all of the Government’s comments from the 75% contract document submittal.

D. The Lessor shall allow approximately 15 working days from date of receipt for review and comment by the

Government at each review stage.

2.16 Submittal Requirements for Design and Development Reviews

A. General Requirements:

1. Provide a design narrative/analysis for each technical discipline (e.g., architectural, mechanical, fire protection, etc.) which describes the intent of each discipline with each design development submission.

2. Provide computations and sizing calculations for electrical, mechanical (HVAC, plumbing, and steam), sanitary, structural, and fire protection designs. For computerized calculations, submit complete and clear documentation of computer programs, interpretation of input/output, and description of program procedures.

3. Provide individually packaged drawings for each submission to each unit specified in Paragraph

"Distribution of A/E Materials." At each submission, the A/E shall date and appropriately label all materials. In each submission, the A/E shall incorporate the corrections, adjustments, and changes made by the Government at the previous review.

4. Provide computations and sizing calculations for electrical, mechanical (HVAC, plumbing, and steam), sanitary, structural, and fire protection designs. For computerized calculations, submit complete and clear documentation of computer programs, interpretation of input/output, and description of program procedures.

5. Provide individually packaged drawings for each submission to each unit specified in Paragraph

"Distribution of A/E Materials." At each submission, the A/E shall date and appropriately label all materials. In each submission, the A/E shall incorporate the corrections, adjustments, and changes made by the Government at the previous review.

B. Format:

1. Drawings: Hard copies shall be black line prints on bond paper, full size (30” x 42”) and half size (15” x

21”). Each set shall contain all sheets for all disciplines (partial sets are not allowed). Electronic submissions may be plots or scans in Adobe® PDF format; except floor (space layout) plans shall be provided in both PDF format and as AutoCAD® release 2013 drawing files to facilitate verification of net and rentable areas. All plans/drawings submitted for consideration shall be generated by a Computer Aided

Design (CAD) program which is compatible with the latest release of AutoCAD. Clean and purged files shall be submitted through a secured drop box. All submissions shall be accompanied with a written matrix indicating the layering standard to ensure that all information is recoverable. Plans shall include a proposed corridor pattern for typical floors and/or partial floors. All architectural features of the space shall be accurately shown. Quantities shall be as indicated below.

2. Specifications: Hard copies shall be printed double-sided on 8½" x 11" bond paper. Electronic submissions may be in Microsoft® Word® 2003 or Adobe® PDF format. Electronic files containing two or more specification sections shall be indexed or bookmarked.

3. Narratives: Hard copies shall be printed on 8½" x 11" bond paper. Electronic submissions may be in

Microsoft® Word® 2003 or Adobe® PDF format. Bookmark or index all electronic files.

4. Calculations: Hard copies shall be printed on 8½" x 11" bond paper. Electronic submissions may be

Adobe® PDF format. Bookmark or index all electronic files.

2.17 First Design Development Submittal

A. Site:

1. Submit preliminary drawings showing the development concept. Submit copies of topographic, utility, and landscape surveys.

2. Include layout plan(s) showing location of building and structures, roads, fire access, parking, mechanical, electrical, and telecommunications equipment on grade, service area(s), entrances and exits, and walks;

Grading plan, showing existing and proposed contours; and Planting plan, showing plant groupings.

3. Submit preliminary narrative for site design concept with analysis of site, circulation study, phasing analysis, and parking analysis.

B. Structural:

1. Submit preliminary structural plans and sections. Show bay sizes, locations, and sizes of columns, bearing walls, and foundations. Show locations and depths of //floor and// roof framing members. Show locations and sizes of lateral force resisting elements. Indicate locations of major mechanical, electrical, and other special equipment items.

2. Submit preliminary design narrative, including basis for selection of proposed structural system, and preliminary supporting calculations.

C. Architectural:

1. Submit final layout drawings (floor plans) for all floors at 1/8-inch scale. Drawings shall be of sufficient precision and/or adequately dimensioned so that the Government may accurately compute rentable and useable areas to verify compliance with solicitation requirements.

2. Submit building elevations, showing all significant materials, including their colors, roof top mechanical equipment, and any architectural screens. Elevations shall show massing, proposed fenestration, and the building's relationship to adjacent structures and the finish grade. If building is designed for future expansion, delineate elevations with and without the future expansion.

D. Interior Design:

1. No requirements at this submittal.

E. Sustainable Design and Energy Efficiency:

1. Submit preliminary narrative addressing how the design will meet Federal Mandates for sustainability and energy efficiency, including site base conditions analysis, preliminary base case energy and water analysis, and integrated strategies.

F. Fire Protection/Life Safety:

1. Submit preliminary design narrative. The fire protection narrative shall discuss fire and smoke separations, fire sprinkler/standpipe system, size of fire pumps, water supply available/max. demand, water flow testing results, fire alarm systems, kitchen extinguishing systems, size of air handling units, exit paths from each zone, distances to stairs, occupancy of each area, exit calculations for each floor, and smoke control features.

2. Submit preliminary fire protection plans plans/drawings (minimum 1/8-inch scale) illustrating: sprinkler zones, fire alarm zones, smoke zones, building water supply, interior sprinkler supply risers, standpipes, fire extinguisher cabinets, and fireproofing of structural members.

G. Mechanical:

1. Submit preliminary design narrative addressing description of HVAC systems, equipment for each functional space, and life-cycle cost analysis. Submit preliminary engineering calculations. Provide specific design recommendations and full back-up data. Include the heating and cooling capacities of each functional area and the block cooling and heating loads for the building.

2. Submit preliminary drawings (minimum 1/8-inch scale) indicating: tentative location/sizes for mechanical equipment room(s), principal vertical shafts, and block layout of equipment. Indicate preliminary sizes and locations of louvers required for outside, exhaust, and relief air.

H. Plumbing:

1. Submit preliminary design narrative addressing plumbing systems including supply, waste, and medical or laboratory gas systems.

I. Electrical:

1. Submit preliminary design narrative for electrical systems and preliminary load calculations for normal and emergency power. Include basic assumptions, and projected load of new construction.

2. Contact the electrical utility that will supply electrical power. Submit a written summary of any conversations with the electrical utility. Submit a full set of preliminary electrical site, lighting, and power floor plans, showing equipment, lighting, and receptacle locations. Submit proposed one-line and riser diagrams of the normal electrical power distribution system and the emergency power system. Final equipment ratings may vary but locate all equipment and identify and size dimensionally for adequate capacity. Provide preliminary fault current, generator sizing, load, feeder and equipment sizing, voltage drop, lightning protection risk analysis, and lighting and energy calculations.

J. Telecommunications and Special Systems:

1. Submit preliminary design narrative addressing Telecommunications and Special Systems.

2. Submit preliminary Telecommunications and Special Systems drawings including site plan and floor plans

(minimum 1/8-inch scale). Show locations of and sizes of computer rooms and equipment and distribution rooms for telecommunications and special systems. Identify low-voltage outlet connections and major equipment items. Include basic cable tray routing. Provide legend of symbols.

2.18 Second Design Submittal

A. Site:

1. Submit design narrative and calculations for site development.

2. Submit completed design development drawings for all site work and utility systems. Include layout plan(s) showing location of: building and structures, roads, fire access, parking, accessible spaces, van spaces, mechanical and electrical equipment on grade, off-site roads, off-site utilities, service area(s), entrances and exits, walks, inlets, vertical and horizontal road alignment, and paving joint patterns.

3. Submit grading plan showing existing contours, proposed contours, spot elevations at structure corners, entrances, equipment pads, etc., first floor elevations, rim and invert elevations on storm drainage fixtures, and erosion and sediment control.

4. Include conceptual drawings that reflect the alignment of the water distribution system, including location of fire hydrants and points of connection to the public water system.

5. Include conceptual drawings that reflect the alignment of the sanitary sewer system, including manhole locations and points of connection to the downstream sewer system.

6. Include conceptual storm drain drawings based on the Hydrology and Hydraulic report. The drawings should reflect the alignment of the storm sewer system, including location of detention/retention basins, junction structures, channels, pipe structures and catch basins, connections to the existing storm system (if one exists) or flow arrows indicating the direction of surface flow.

7. Submit landscape drawings including planting plan showing list of plant material and limits of irrigation.

8. Submit signage plan and schedule.

9. Submit site and landscape details.

10. Submit completed design narrative and calculations.

11. Submit draft specifications for earthwork, utility systems, and site improvements.

B. Structural

1. Submit completed design development drawings including structural plans, sections, and details. Show bay sizes, locations, and sizes of columns, bearing walls, and foundations. Show locations and depths of //floor and// roof framing members. Indicate floor and roof slab thickness. Coordinate floor or roof depressions and penetrations with architectural, mechanical, plumbing, and electrical work. Indicate major mechanical, electrical, and other special equipment items; and show chases or shafts. Show framing and support required at those locations. Show locations and sizes of lateral force resisting elements.

2. Submit final design narrative including basis for selection of proposed structural system. Submit calculations for gravity and lateral design.

3. Submit draft specifications for structural materials.

C. Architectural:

1. Submit completed design development floor plans (minimum 1/8-inch scale) for each floor showing all rooms with door locations and swings, smoke and fire rated partitions, and fire extinguisher cabinets. Label departments or services. Show all rooms and chases for mechanical, electrical, and low-voltage

(communications) equipment. Show wall thickness and chase walls. Show plumbing fixtures and equipment occupying floor space. Indicate handrails and corner guards. Show column grid with columns indicated // and expansion and seismic joints.

2. Submit completed equipment plans, elevations (minimum ¼-inch scale), and schedules. List any changes or deviations from Schedule B for review and approval by the Contracting Officer or designee.

3. Submit completed design development roof plan, exterior elevations, building and wall sections, and key details. Submit room finish, door, and window schedules. Submit general notes, symbol legends, and abbreviations.

4. Submit final design narrative. Submit draft specification sections.

D. Interior Design:

1. Submit interior design narrative. Discuss information gathered during interior design programming with the

Government representative: interior and exterior design and materials, light, safety, customer’s "vision" or desired image, public vs. private spaces, signage, regional influences, etc.

2. Present the preliminary design solution for the primary areas of the project. Use broad categories of materials, finishes, color palettes, patterns, textures, and scales. Include primary and secondary corridors, lobbies, waiting rooms, offices, exam and treatment rooms, and toilet rooms. Discuss the relationship among departments and functions, and between public and private spaces.

E. Sustainable Design and Energy Efficiency:

1. Submit narrative addressing how the design will meet Federal Mandates for sustainability and energy efficiency.

2. Submit refined ASHRAE 90.1-2004 base-case energy model and as-designed energy model, including all assumptions used, targeting compliance with the 30% energy reduction goal, or exceeding the goal.

3. Submit refined water use analysis and daylighting calculations. Submit preliminary commissioning specifications.

F. Fire Protection/Life Safety:

1. Submit completed fire protection narrative. Indicate NFPA 220 and UBC fire resistive rating of the building, NFPA 101 occupancy type, and fire protection code analysis to assess compliance with NFPA

101. Provide information to meet code requirements, e.g., location of all fire rated barriers, smoke barriers, exit signs, fire extinguishers, manual pull stations, smoke detectors, and sprinkler flow switches.

2. Submit completed design development fire protection plans/drawings illustrating: sprinkler zones, fire alarm zones, smoke zones, building water supply, sprinkler/standpipe riser supply piping, termination of sprinkler main and inspector test drains, sprinkler alarm valves, waterflow and tamper switches, sprinkler system fire department connections, sprinkler design hazards per NFPA 13, exit signs and emergency lighting, fire sprinklers, fire hydrants, fire pumps, post indicator valves, sectional valves, fire extinguisher cabinets, electromagnetic door hold open devices, wall sections indicating fire resistive ratings, and evacuation plan signage.

3. Submit draft specifications for fire alarm and suppression systems.

G. Mechanical:

1. Submit completed design narrative and calculations for HVAC systems. Include room-by-room, peak zone-by-zone, and building block heating and cooling loads. Discuss selection of HVAC equipment and provide catalog cuts of equipment. Provide room-by- room heating and cooling loads, zone–by- zone heating and cooling loads; and building block heating and cooling loads. Include Psychometric chart for air handling unit, coil entering and leaving conditions, fan motor heat gains, consumption of humidification loads, sound/acoustic analysis. Provide room-by-room air balance charts. Show supply, return, exhaust, make-up, and transfer quantities with intended pressure relationships, i.e., positive, negative, or zero with respect to adjoining spaces.

2. Submit completed design development drawings indicating main supply, return and exhaust ductwork, volume dampers, fire and smoke partitions, fire and smoke dampers, smoke detectors, automatic control dampers, air quantities for each room, air inlets/outlets, rises and drops in ductwork, and interconnection of

HVAC equipment with fire protection equipment (see fire protection). Provide plan and section of mechanical equipment rooms and building corridors (show routing of main ductwork, plumbing, fire protection, major conduit or cable tray runs). Provide schematic flow and riser diagrams, schematic control diagrams, and equipment schedules. Indicate required seismic bracing. Provide legends, symbols, and abbreviations.

3. Submit draft specifications for mechanical systems and equipment.

H. Plumbing:

1. Submit completed design narrative addressing plumbing systems including supply and waste systems.

2. Submit calculations for piping systems and equipment.

3. Submit completed design development drawing. In addition to the requirements of the first design development submittal, show the following: size of pipe, equipment schedule, fire and smoke partitions, riser diagrams, legend, notes, and details; location and size of sprinkler riser, standpipes, and fire pumps

(see fire protection); and location of emergency eyewash and shower equipment.

4. Submit draft specifications for plumbing systems and equipment.

I. Electrical:

1. Show all new services to building, utility tranRLPrmers, location, exterior lighting, and the utility service point and meter location on the electrical site plan. Submit a written summary of any conversations with the electrical utility.

2. Provide legend of symbols and abbreviations. Submit a full set of electrical lighting, power, and lightning protection plans for building and site. Submit one-line diagrams of the normal electrical power distribution system and the emergency power system.

3. Provide prefinal fault current, generator sizing, load, feeder, and equipment sizing, voltage drop, lightning protection risk analysis, and lighting and energy calculations.

4. Submit draft specifications for electrical equipment.

J. Telecommunications and Special Systems Submit completed design narrative.

1. Submit Telecommunications and Special Systems site and building drawings. Identify low-voltage outlet connections and major equipment items. Include basic cable tray routing and floor penetration location for routing of low-voltage cabling.

2. Submit ¼-inch scale enlarged Telecommunication Rooms plans. Identify equipment rack location, overhead ladder rack, and wall field equipment with proper clearances. Submit 1-inch scale enlarged plans of the rack details including termination areas of copper and fiber cabling and equipment layout.

3. Submit draft specifications for Telecommunications and Special Systems.

2.19 75 % Construction Documents

A. Site

1. The site drawings shall reference the Geotechnical Report for drainage design, pavement design recommendations, and slope stability, etc.

2. Include a Hydrology and Hydraulic analysis and report in support of the proposed design which complies with local, state, and federal flood plain management standards and methodologies. It is not acceptable to connect storm drain systems to the sanitary system.

3. The Site drawings shall include details for connecting to the public water distribution system. Include points of connection, zone boundaries, fire hydrants (spaced per local codes), domestic and irrigation meter size and location, and all other water distribution components as required by the local water utility.

4. The…