IRS Temp Brockton SOW.pdf

IRS BROCKTON TEMPORARY LEASE PROJECT

PROGRAM OF REQUIREMENTS (POR) AND

SCOPE OF WORK (SOW)

INTERNAL REVENUE SERVICE

9/9/2024

Exhibit B

IRS Post of Duty (POD) Program of Requirements (POR) Space Acquisition Project

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Project Type: SPACE ACQUISITION

IRS POD: Brockton MA5955, 120 Liberty Street, Brockton, MA IRS Project Number: AND2120270 IRS Project Manager: Sabrina R. Casella GSA (Primary) Project Manager: Bruce Callard

I. GENERAL REQUIREMENTS

Request for Lease Proposals (RLP).

a. The General Services Administration (GSA) is interested in leasing 5,800 ABOA office area (usable) square feet to a maximum of 6,000 ABOA office area (usable) square feet, available for use by tenant for personnel, furnishings and equipment. See the definition of ANSI/BOMA office area square feet in the “Standard for Measuring Office Area and Other Space” paragraph in the DEFINITIONS AND GENERAL TERMS section in this RLP. Current location works well with the IRS mission and the goal would be to stay in place with no changes or alterations. Tenant Improvement Allowance is requested for cyclical paint and carpet purposes.

b. Term: 4 years, 2 years firm.

c. Project cost not to exceed, $449,820 in accordance with the lessor provided Tenant Improvement Allowance and the Building Specific Amortized Capital Allowance of $12.00 per ABOA.

d. The Offer shall: be for space located in a quality building of sound and substantial construction as described in this RLP; have a potential for efficient layout; be within the square footage range to be considered; and be in compliance with all of the government's minimum requirements set forth herein. For purposes of this RLP, the definition of ANSI/BOMA office area square feet is in the “Standard for Measuring Office Area and Other Space” paragraph in the DEFINITIONS AND GENERAL TERMS section.

e. To demonstrate potential for efficient layout, the Offeror may be required to provide a test fit layout at the Offeror's expense when the space offered contains certain features such as:

o narrow column spacing;

o atriums, light wells, or other areas interrupting contiguous spaces;

o extremely long, narrow runs of space;

o irregular space configurations; or o other unusual building features; and, 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 ANSI/BOMA office area (usable) square footage offered, provided that it does not exceed the maximum ANSI/BOMA office area (usable) square footage in this RLP. If the Offeror is already providing the maximum ANSI/BOMA office area (usable) square footage and cannot house the government's space requirements, then the government will advise the Offeror that the offer is unacceptable.

GSA shall consult with IRS/FMSS prior to determining a leasing model. The FMSS Territory Manager and Real Property Management Portfolio Specialist will consult with GSA to make this determination. Provide a copy of the RLP to the IRS Project Manager for review and concurrence prior to issuance.

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Communication.

IRS designates a Territory Project Manager (PM) for all space alteration or tenant improvement construction projects.

The IRS PM coordinates the IRS project team to implement a Project Plan developed during project mobilization, with input from team members and stakeholders, including GSA. The IRS PM is the central point-of-contact for all agency communication regarding IRS project interests. Official communication to or from IRS must go through the PM; any other means will be considered unauthorized. GSA should coordinate with the IRS PM to establish a schedule of regularly recurring meetings between the agencies regarding the project progress.

Project Schedule.

Project substantial completion is required by 12/10/2024 with full occupancy by 12/31/24.

Notable schedule constraints:

1. IRS operations preclude interruption during certain time frames. The Taxpayer Assistance Center (TAC) may not be moved, nor impacted by construction, during the filing season, from January 1st through April 15th.

Milestones for space acquisition projects:

1. IRS issues request for space (FMSS-81) to GSA

2. GSA orientation and advertisement

3. Market Survey

4. RLP and evaluation period

5. Validation of requirements

6. Conceptual Design from Lessor

7. IRS Approval of Concept

8. Bid construction – shell and TI

9. Notice to Proceed for Construction

10. Notice of Substantial Completion of construction and Certificate of Occupancy

11. Inspection and corrections

12. IRS installations – furniture, systems and equipment

13. IRS employee moves

14. Administrative close out - TI reconciliation, SLA execution, approval of Final OA and close out

Submittals.

Submit required information or documents for government review and/or approval to:

Name: Bruce Callard, GSA Primary Project Manager and Sabrina R. Casella, IRS Project Manager Email: Bruce.Callard@gsa.gov and Sabrina.R.Casella@irs.gov

Approvals.

The IRS PM will approve – or will obtain approval for - all requirements, plans, submittals, requests-for-information (RFI), requests for funding, changes and change orders during the project. Do not act upon information or direction received through other means or channels without written direction or approval from the IRS PM.

Cost Tracking.

Provide construction cost estimates (IGE), based upon IRS-approved Design Intent Drawings. Provide final (bid or negotiated) construction costs obtained from the lessor/contractor, based upon IRS-approved Construction Documents.

Pricing is required within ten days following approval of the design or construction drawings. Additional competition and/or value engineering may be required if costs exceed the project budget (or general allowance for new occupancy TIs).

For new IRS occupancies, require the lessor/contractor to provide a cost breakdown of shell and TI pricing, according to the GSA RLP. An Excel tracking tool for this purpose is provided in Attachment 1 TI Cost Proposal Sample. Use this format or one with equal information and organization.

mailto:Bruce.Callard@gsa.gov

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Acceptance of final pricing by the IRS PM and issuance of a Notice to Proceed (NTP) by the Contracting Officer (or COTR for delegated buildings) shall establish the cost ceiling for construction. Requests for additional funding must be submitted by Change Order to the IRS PM for approval prior to performing the additional work or to incurring related expenses.

Construction Progress Meetings.

The IRS PM or representative will make periodic site visits – and attend regular construction meetings - to review the progress of construction and any submittals or proposed Change Orders. When IEQ safety measures and/or controls are required, the IRS PM or representative will perform monthly site inspections (see IEQ Requirements, Section IV Construction Requirements).

Access.

Authorized IRS personnel and contractors will require access to the space prior to completion of construction. Furniture, IT and security contractors require access for staging product and to complete installations (as soon as allowable by the local building department). The IRS PM will require access during all progress meetings, site walk-throughs and upon substantial completion to inspect the work.

Substantial Completion.

Upon notice of substantial completion, IRS will inspect the work and – together with GSA –prepare a Punch List of items for correction by the contractor. The inspection shall be for quality and compliance with IRS standards and requirements.

The contractor shall have five days to correct any deficiencies. Final acceptance is subject to correction of Punch List items. Inspections for code compliance shall be by the city or local governing authority; a certificate of occupancy (or equal) is required for final acceptance.

II. SPACE REQUIREMENTS

Location.

The IRS POD Model is used to determine an ideal location for the business operation, based on access to taxpayers served and associated travel costs. In addition, factors such as Central Business Area (CBA) requirements, market research, safety/security, and nearby services are considered in the delineated area. The delineated area is described on the FMSS- 81, Request for Space.

In addition, Taxpayer Assistance Centers (TAC) require easy access and public transportation for taxpayers, whether in a “city center neighborhood” or outside of a city center. Therefore, the request for lease proposal for ANY office in which a TAC is housed should include the following requirement:

“Public Transportation: A commuter rail, light rail or subway station shall be located within the immediate vicinity of the building, but generally not exceeding a walkable ½ mile, as determined by the contracting officer. Alternatively, two or more public or campus bus lines useable by tenant occupants shall be located within the immediate vicinity of the building, but generally not exceeding a walkable ½ mile, as determined by the contracting officer.”

If there are no prospective locations in a given location or market which will satisfy this requirement, consult with the IRS PM to obtain approval from IRS FMSS and Wage & Investment (WI) Headquarters to waive the requirement (e.g., for a small town with no public transportation).

Public parking must be available for TAC visitors (taxpayers) within one block of the office location. For this project, there should be six dedicated Taxpayer Assistance Center visitor parking spaces available onsite and 17 surface parking spaces.

Configuration.

Contiguous, above-ground space is requested, except as noted below.

Public contact functions should be located on the first floor, wherever possible, and must be physically separated from

Page | 4 other IRS employee office space. Adjacency between these groups (below) is desirable. Perimeter security controls (access control card readers, etc.) will be provided by IRS to prevent taxpayers and other members of the public from entering IRS employee office space. Public contact functions include:

• Taxpayer Assistance Center (TAC)

• Interview Rooms

• Office Audit (Tax Compliance Officers)

Provide a block of 1,893 useable square feet for these functions. If space is not available on the first floor, then the TAC must be located near an elevator lobby, where the entry is plainly visible to visitors. Building common restrooms must be available and conveniently located for use by taxpayers visiting the TAC.

Non-contiguous space must be provided with a secure pathway (route) for connectivity between IRS spaces. Wiring must be secured in metal conduit or risers with bushings. If space is on more than one floor, adjacent floors are preferred.

Telecommunications Rooms and Closets (MDF and IDF) should be stacked for efficient and secure vertical distribution of cabling.

Entry/egress.

Public and employee building entries should be separate. Means of egress are determined by applicable codes and regulations. Separate suite entries are required for the following functions:

• Taxpayer Assistance Center (TAC) – first floor preferred

• Taxpayer Audit (TCOs) – first floor preferred

• General Office (GO) areas

Rest Rooms.

The base building must provide common area restrooms that comply with specifications in the RLP/lease or all applicable local codes. They must be located on each floor that the tenant agency occupies and be within 200’ of the tenant suite entry or entries. If rest rooms are located within IRS tenant space, they should not be counted as part of the USF.

IRS shall not pay for construction of rest rooms for use by either employees or visitors.

Occupant Loads and Occupancy Classifications.

Most IRS field office space conforms to a general business occupancy classification with an occupant load of 100 GSF/person. This assumption is reliable for the purpose of calculating egress, rest room, HVAC and other base building requirements to ensure they are adequate for IRS occupancy. The following exceptions apply to the subject requirement:

Structural elements.

IRS field offices typically require 70-80% open office planning, with standardized 6’x8’ systems furniture workstations and 8’x12’ offices. For effective space utilization, a minimum of 30’-0” o.c. between structural elements (columns, core, curtain wall, etc.) is desired. For most efficient office layouts on window walls, mullion spacing of 5’-0” o.c. is preferred.

Ceiling heights.

General office space shall have a ceiling height of a minimum 8’-0” AFF; 9’-0” is preferred. Ceiling Heights in the MDF, IDF or other equipment rooms shall be a minimum of 8’-0” clear and have sufficient space above the ceiling for independent HVAC units, ducting, cable trays, or other necessary devices. (see IRS Facilities Standards, Chapter 10 MDF and IDF Room Requirements).

Floor Loads.

Equipment in the MDF Room will typically range from 50-200 lbs. per square foot (see IRS Facilities Standards, Chapter 10 for Requirements

Cleaning.

All cleaning services must be performed during the normal business hours specified in the lease.

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Smoking.

Smoking restrictions for any building will be dictated by appropriate federal, state and local laws, rules and regulations.

III. DESIGN REQUIREMENTS

Workspace Standards and Requirements.

IRS office space planning standards must conform to the IRS National Workspace Standards and the TAC Design Guide.

These standards include required sizes and configurations for individual employee workspace (workstations and offices) and support space. The TAC Design Guide provides specifications for materials and finishes required for buildout of a standard TAC.

General Office – 3,000 USF

Includes:

W.24.2 - Touchdown/Hoteling – 10 Quantity (Figure 3) W.48.2 - General Office – 21 Quantity (Figure 1) O.96.1 - Managers Office – 3 Quantity (Figure 2) BREAK.144.1 - Break Room - 1 Quantity at 144 USF FILE.10.1 File Cabinet – 36”W x 18”D – 21 Quantity MAIL.144.1 - Mail Room – 1 Quantity at 144 USF

IT – 350 USF

Includes:

STOR.144.1 - IT Storage – 1 Quantity at 144 USF SERV.100.1 – MDF Room – 1 Quantity at 100 USF

IT & Security Racks - 2'8W" x 2'8D" x 7'3"H – 3 Quantity

Taxpayer Assistance Center (TAC) – 1,600 USF

Includes:

FILE.10.3 Forms Rack - 3'2" x 3'2" – 3 Quantity Waiting Room – 1 Quantity at 700 USF Guard Desk - RECP24.1 – 2 Quantity at 2’ x 4’ each Guard Storage Tower – 1 Quantity at 2’ x 2’

Tax Compliance Office (TCO) – 850 USF

Includes:

W.48.2 - TCO Workstation – 2 Quantity (Figure 1) CONF.144 - Interview Room (Seats 4) – 3 Quantity at 144 USF each FILE.10.1 - File Cabinets – 36”W x 18”D – 1 Quantity O.96.1 - TCO Manager – 1 Quantity (Figure 2)

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FIGURE 1

W.48.2 – Workstation: 6’x8’

FIGURE 2

O.96.1 – Office: 8’x12’

FIGURE 3

WORK 24.2 - Hoteling Workstations: 2’x4’

Layout.

In general, the best utilization of space includes core-placed offices and enclosed support spaces, as opposed to window or perimeter-placed offices and enclosed support spaces. This typically ensures overall HVAC efficiency and conditioning of the space. However, note that there are certain programmatic requirements which preclude core placement and require window placement. These include a percentage of management offices and all Appeals and Counsel offices.

Adjacencies.

The following diagram depicts typical adjacency requirements between IRS Business Units. Detailed adjacency requirements, between groups or individuals, must be determined during design.

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IV. CONSTRUCTION REQUIREMENTS

The GSA/lessors/contractors shall comply with IRS standards and requirements, for new construction or alterations to existing occupancies, as described herein, which will include but not limited to paint, flooring, electrical, mechanical, security and fire life safety, as outlined in the design package. Project must comply with all applicable building and life safety codes and industry/trade standards.

Demolition.

Perform demolition after working hours in space occupied by IRS employees. Prior to demolition, the contractor is required to review the IRS’ Proactive Construction Impact Assessment (Attachment 2 IRS PCIA) with the IRS Project Manager and determine appropriate control and monitoring measures to ensure employee safety. Periodic inspections will be conducted to ensure that controls are maintained. (Note – the PCIA is used where IRS employees will occupy the building during construction.)

Partitions.

Conventional drywall partition systems are appropriate for most applications in general office space. Demountable partitions are acceptable for many ceiling high partition applications such as manager offices and conference rooms, but are best applied using modular design concepts and inbound of the space (not along exterior window walls).

Demise IRS space from other uses or other tenants by gypsum partition systems extending from structural floor to structural ceiling (slab-to-slab or full-height) to prevent undetected entry. This includes separation from other government agencies or other office uses. These partitions may also be required in other areas within IRS space (e.g. the Telephone Room and Telephone Closets, Security Closet, etc.) as designated on the Government-approved floor plan.

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Doors.

Doors shall be solid core, with medium grade wood veneer, paint or plastic laminate and metal frames. Office and suite doors may have cut-in or side lights, particularly for core locations or when recommended for safety. Cut-in lights for doors are approximately 3”x 18” and 48 inches above the finished floor (AFF). Trim will match doors. Side-lights for offices and meeting rooms are typically 12”x84” and should offer a method of providing limited privacy through applied film / etching in the glass or mini-blinds.

Locks and Hardware.

Furnish and install astragals, or latch protectors, for all doors, single or double leaf, with locking hardware, to prevent opening without a key.

Provide hold fast pins with set screws in all butt hinges on all entry doors where barrel of hinge is on same side of door as lock cylinder and interior restricted area doors. Pins on all door hinges (butts) on all locking doors will either be on the interior of the building or room, and shall not be removable when doors are closed.

Equip entry doors with interconnected, dead-bolt/locks, minimum 1-inch throw operable from the IRS side, simultaneous retraction of both latch and dead bolt (panic proof), minimum 5-pin tumbler, and a lever handle.

All perimeter doors shall be equipped with HIRSCH/Identiv electronic card reader for access control. The number, type and location, and any special door locks or hardware, will be designated on the Government-approved DIDs or CDs. Certain interior doors shall be equipped with FIPS 201 compliant cipher lock (equal to or better than Schlage AD-201-XX-70-FMK for electronic cypher with audit trail requirements).

Lock on doors with card readers and door strikes shall be “Storeroom” type equal to or better than SCHLAGE ND80. All interior doors to be re-keyed to own master key with 2 copies provided and 4 copies of each individual room door key to be provided. Some rooms may be required to be off master. All keys are to be retained by the Government.

Interior Finishes.

A minimum of three color/material schemes are required for selection by IRS PM. Interior finishes include paints, carpet/floor coverings, base, wall coverings, window treatments and laminates. Color schemes should typically be presented on Finish Boards. Consult with the IRS PM for guidance on the palettes and desired materials. Where existing materials will remain, coordinate new color/material selections with those that will remain. Where new furniture will be purchased, coordinate with furniture material selections or options. Where a new TAC will be built/installed, coordinate with standard TAC colors/finishes. IRS will select the finishes from among the options provided; they will be shown on the government-approved Design Intent Drawings. Once selected, substitutions may not be made without prior approval of the IRS PM and the Contracting Officer.

Above-standard finishes may be indicated on the government-approved Design Intent Drawings, subject to approval of the IRS PM. These may include chair rails, protective wall paneling, acoustic wall panels, or other treatments to enhance the functionality of the space. Above-standard interior finish materials shall be priced as alternates for line item approval by the

IRS.

Comply with architectural finish requirements specified in the latest edition of the GSA RLP and associated documents. Use environmentally preferable products and materials. Use nontoxic substances and avoid toxic materials or processes. Use adhesives with the lowest possible VOC content, below 20 grams per liter. Products with formaldehyde or heavy metals are prohibited. Insulation using chlorofluorocarbons (CFCs) is prohibited. Material Safety Data Sheets (MSDS) are required for all paints, adhesives, sealants, caulking, carpet systems, wall coverings, insulating materials, fireproofing or fire stopping materials, lubricants, clear finishes for wood surfaces, cleaning products and pest control products. In accordance with OSHA requirements, ensure the MSDS is available on site for all products so that Safety, Health and Environmental regulations can be followed. The lessor/contractor shall comply with all recommended measures in the MSDS to protect the health and safety of personnel, including IRS employees, when construction is performed in occupied space or buildings.

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Q-Matic.

Obtain requirement from W&I, as needed.

TV.

TV (approx. 43”) to be mounted on perimeter wall in front of guard area in the TAC. Contractor to provide TV mount and installation only. TV to be provided by the government.

Lighting – Energy-Saving Options.

The lessor will offer energy-saving lighting options to include motion-sensor equipment to control lighting in interior offices, conference rooms, break rooms, canteens, computer /server / storage rooms. The lessor will offer energy-saving fixture options of pendent-style fixtures that provide indirect illumination and/or ceiling-mounted recessed lighting fixtures that provide indirect illumination throughout the office.

Indoor Environmental Quality (IEQ).

A pre-construction (pre-demolition) site inspection is required to determine what, if any, hazardous materials or mold exists and what methods will be employed for their disposition, and to identify precautions warranted to ensure the safety of occupants of the building during construction. The contractor is required to review the IRS’ Proactive Construction Impact Assessment (Attachment 2 IRS PCIA) with the IRS Project Manager and determine appropriate control and monitoring measures to ensure employee safety. Periodic inspections will be conducted to ensure that controls are maintained. (Note – the PCIA is used where IRS employees will occupy the building during construction.)

During construction, the recommended design approaches of the Sheet Metal and Air Conditioning National Contractors Association (SMACNA) IAQ Guidelines for Occupied Buildings under Construction, latest edition, are required.

Maintain pre-construction janitorial service levels for cleanliness in occupied space. The GSA/lessor/contractor responsible for janitorial services may need to increase services or provide additional services, such as HEPA vacuuming and/or more frequent cleaning, in order to compensate for dust, dirt and/or ventilation changes occurring due to renovation/construction activities.

A flush-out period of 72 hours (or as specified by the product manufacturer) is required after installation of all interior finishes and before occupancy of the space. Ventilate 24 hours per day, with new filtration media at 100% outdoor air (or the maximum allowable to maintain a relative humidity not greater than 60%). After the 3-day period, the space may be occupied; however, the flush-out must continue for 30 days using the maximum percentage of outdoor air consistent with achieving thermal comfort and humidity control.

Heating, Ventilation, and Air Conditioning (HVAC).

Comply with the GSA TI RLP and associated documents for new construction or alterations to existing space.

The office population shall be approximately 65 (employees and visitors). HVAC distribution systems designed for open plan office areas are typically acceptable. Refer to Section 2, Space Requirements, Occupant Loads and Occupancy Classifications, to account for increased load requirements.

Requirements for HVAC supply and return must be designed or altered to suit individual rooms or offices, particularly when located on window walls. Appeals and Counsel, if included in the housing requirement, have 80-100% private offices, all on windows, and very little open plan area. Systems must be specifically designed (or altered and rebalanced) for private offices on windows.

Separate systems are recommended for buildings where perimeter zones have heating and/or cooling loads very different from interior zones. When a single system serves a large floor, provisions shall be made to shut off or set back the heating and cooling to each area independently.

Duct, pipe, or other penetrations shall be properly sealed.

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The HVAC system shall be of an acceptable sound volume to not interfere with any required STC ratings of the space.

Typical acceptable sound levels are as follows:

▪ Conference Rooms, 35-40 Db (25-30 NC)

▪ Private Offices, 40-45 Db (30-35 NC)

▪ Open Plan Areas, 45-50 Db (35-40 NC)

Absent more specific information, the following assumption may be made to calculate HVAC loads in office, conference, training, exam, break and copy rooms: 8 watts/sf. Always use actual load data when available. HVAC loads must be validated.

The HVAC system shall fully comply with ASHRAE Standard 62, Ventilation for Acceptable Indoor Air Quality. The lessor shall test and balance (TAB) the existing system by a certified TAB agency (TABB, NEBB, or AABC) and, make any adjustments, repairs, or modifications to the system to ensure compliance. Provide the certified TAB report to the IRS and, in addition to values required by certifying agency, include the minimum and maximum outside airflows for the air unit(s) serving IRS space. If, after occupancy, there appears to be a problem with the building HVAC, IRS may request further testing of the system. If further testing is required, the system must meet both the CO2 and CFM air standards. If it is determined that the system design or performance does not meet ASHRAE standards, the lessor will be responsible for corrections.

The HVAC system shall be controlled by a Building Automation System (BAS). At a minimum, the BAS must be capable of automatic sequencing, manipulating set points, indicating alarms, and trending of temperatures, humidities, damper positions and system status.

If requested, maintenance records of the HVAC system shall be provided. The HVAC system must be in good working condition with indicators that proper maintenance has been performed throughout the system’s life.

Where air systems exist that are greater than 2,000 CFM, smoke detectors must be provided on supply and return air streams. Air systems that are capable of 15,000 CFM or greater and that serve multiple floors must be provided with smoke dampers and detectors to isolate supply and return fans in compliance with NFPA 90A and International Mechanical Code

(IMC).

Ductwork and piping insulation shall be in compliance with ASHRAE 90.1 local requirements. All ductwork requiring insulation must be externally insulation, internally insulated ductwork is not allowed. All insulation shall be in good dry condition with no rips or tears.

Electrical distribution.

Distribute power via under floor raceways or through the ceiling plenum to distribution boxes. Distribution boxes shall be provided at approximately 10’ by 10’ intervals. If distribution is via the ceiling plenum, then distribution boxes should be located above interior partitions and at approximately every ten lineal feet. Under carpet wiring or exposed conduit is not acceptable. Power poles are not allowed unless circumstances require their use. Each distribution box shall accommodate up to three modular wiring connectors wired to dedicated 20-ampere circuits. Provide house power receptacles at 18” AFF, as shown on the Government approved plans and as required by code.

Electrical wiring is routed to open area workstations through the systems furniture. Systems furniture workstations require four (4) duplex electrical receptacles each, including 3 with house power and 1 with dedicated power for computer use.

The dedicated circuits/receptacles shall be provided at a ratio of not more than 1:4 (dedicated circuits: workstations).

Systems furniture electrical distribution shall be 8-wire, 4-circuit, with 4 hot, 2 neutral and 2 ground. The furniture manufacturer shall provide the electrical feed “whip”. Hard wire connection to the building power source shall be by the lessor/contractor.

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Copier locations will be noted on the government approved plans. Copiers are provided by IRS under separate contract.

All electrical wiring and receptacles for the copy machines shall be furnished and installed under the construction contract.

IRS copiers require 115 volt or 220 volt, 60 Hz, AC dedicated electrical power. Provide wiring, circuits and breakers, as needed. Specifications for individual copy machines will be provided with the government approved Design Intent Drawings.

V. TELECOMMUNICATIONS REQUIREMENTS

The IRS will provide all of the Telecommunications equipment such as switch, router, and servers, but all components such as wire, cable, fiber optics, cables, jacks, innerduct and connecting hardware will be as specified by IRS telecommunication specialist and be provided to the GSA/lessor/contractor. Where wall jacks are unused, the electrical contractor shall furnish and install blank face plates.

All work shall conform to the combined EIA (Electronic Industries Association)/TIA (Telecommunications Industry Asso-ciation) Standard: EIA/TIA-569, Commercial Building Standard for Telecommunications Pathways and Spaces.

General Telecom Requirements

Cable.

IRS telecommunications utilize both fiber optic and copper backbone cables with twisted pair station segments. Plenum cables will be used per building fire safety code. However, all conduit runs (pathways) must be capable of supporting installation of fiber optic cable. All conduits shall be installed in accordance with EIA/TIA-569, Section 4.4. Provide and install cable to all workstations and fax/printer areas, with Cat 6e unshielded (terminations 568A), Blue in color. Also, provide and install all data jacks and housing to accommodate IRS workstation furniture and wall locations. See Figure 6.

Also, provide and install:

• (100) Cat 6e Patch Cord (RJ45 male - RJ45 male), 10 feet in length, gray in color, “non booted” for network racks.

• (100) Cat 6e Patch Cord (RJ45 male – RJ45 male), 10 ft in length, blue in color, “non-booted” for workstations.

• (50) Cat 6e Patch Cord (RJ45 male - RJ45 male), 6 feet in length, black in color, “non booted” for laptops.

• (3) 48 Port Cat 6A Punch down Patch Panel, 568 A/B 2 U (terminations 568A). The CAT6e will punch down on the CAT6a panel.

Provide and install Category 6e system and components shall support: 100BASE-TX Ethernet as per IEEE 802.3u, 1000BASE-T Ethernet as per IEEE 802.3ab, 1000BASE-TX Ethernet as per TIA-854, 2.5GBASE-T and 5GBASE-T Ethernet as per IEEE 802.3bz, 10GBASE-T Ethernet as per IEEE 802.3an, Voice-Over-IP telephony (VOIP) as per TIA- TR41, digital telephony as per TIA-810-B, analog telephony as per TIA 470-C, and Power over Ethernet as per the IEEE 802.3af, IEEE802.3at, and IEEE802.3bt standards.

After the completion of the cable pulling and termination work, the vendor shall test each conductor in each CAT6e cable, in accordance with appropriate Category of EIT/TIA 568B-8.2 to the vendors expense until all identified cable faults have been corrected. An acceptance test of all cable runs shall be made indicating the length of each run, and to ensure all runs are free of split pairs, shorts, and/or opens. Vendor will supply test results from test equipment for all cables that Vendor installs. The test results information for each link shall be recorded in the electronic memory of the field tester equipment upon completion of the test. All CAT6e cabling, jacks, patch cables, and patch panels must be tested and certified to the most current ANSI/TIA-1152-A accuracy. All test results must be provided in written and electronic formats.

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FIGURE 4

FIGURE 5

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FIGURE 6

Capacity.

As a general rule, the distribution to individual workstations, shall accommodate a minimum of four (4) separate, four-pair, 24-gauge, unshielded twisted pair cables. In planning for the number of area locations that have to be wired, it is recommended to use the GSA standard of one workstation for each 100 square feet of office space. The distribution system shall be laid out in a 10’ X 10’ grid and sized for initial occupancy capacity, plus 30% growth. Each WSI shall consist of up to four (4) CAT 6e cables. Telecommunications wiring is routed to open area workstations through the systems furniture.

Distribution.

Provide conduit, raceways, ducts, core holes, extended columns, false half-columns, plenums, raised flooring, telecom poles, ladder racks or other means as designated by the IRS. The plenum space may be used if plenum type wire and cable are used. Recessed or surface-mounted raceways and conduit are another solution for horizontal distribution.

Conduit may be installed where practical or required by local, state or national codes. Conduit provides physical protection for the wire. All cabling within ceiling shall be supported with J jooks and/or wire mesh cable ladder basket. If existing, J hooks/wire mesh cable ladder can be reused.

Ensure that cable routed through the suspended ceiling plenum is well organized and tied up to prevent it from hanging on the ceiling system, light fixtures, ductwork or other construction elements above the ceiling. Cable trays may be needed for larger installations. Cable trays may be ventilated or solid and 100mm to 150mm wide. Provide accessories, such as covers, hold-down devices, dropouts, conduit adapters and dividers, as needed. Trays may be divided with a barrier to allow placement of both power and telecommunications cable, as permitted by electric and other applicable codes.

Provide minimum 3/4” conduit, pull string and wall box (back box or gang box) for each telecommunications wall outlet (WSI). Assume three devices per workspace and one workspace per 100 square feet. For private workspaces (with gyp.

partitions), assume a minimum of two separate wall jacks (RJ-45).

Provide 2" metal conduit(s) with bushings anywhere that cabling passes over non-IRS-controlled space, which includes a 2” Steel Conduit with pull string between IRS MDF and Main building demarcation room for incoming AT&T TENS Circuit.

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All electrical wiring shall be enclosed in metal conduit and be enclosed in wall partitioning. Electrical power for lighting must be routed in such a manner as to keep it not less than 24 inches from all telecommunications wire paths and conduit runs. Power circuits for other rooms shall not be routed through the MDF.

Where fiber optic cables will be used, place three innerducts (two 1 1/2-inch and one 1-inch) inside of each 4-inch conduit designated for this purpose. An innerduct is a flexible conduit available in diameters of 1 inch to 2 inches and in various reel lengths rather than in short sections. Each innerduct should be equipped with a pull wire or nylon rope.

Conduit may be installed where practical or required by local, state or national codes. Conduit provides physical protection for the wire. Where telecommunications conduits are installed, provide pull boxes, approximately every 100 linear feet of conduit. Where fiber optic cable is specified, provide appropriate conduit installation. All conduit runs (pathways) must have the proper bend radius and must be capable of supporting fiber optic cables. See EIA/TIA 569, section 4.4, for conduit installation specifications.

Fire stop all openings per applicable codes.

Telecommunications Room (TR or MDF)

The TR/MDF (Main Distribution Facility) Room is a centralized space that houses telecommunications equipment that serves the occupants or the users of the telecommunications system of the IRS office. It is the room in which voice and data common equipment is housed, protected and maintained, and where circuit administration is accomplished through the use of the trunk equipment and the distribution cross-connect system. It is the connectivity location between the telecommunications systems and the building cable, fiber and wire distribution facilities. The TR/MDF Room may house the demarcation point of the Local Exchange Carrier (LEC) or the demarcation point may reside at the minimum point of entry into the building.

The following telecommunications services enter, and typically terminate, in the TR/MDF Room:

The Local Exchange Carrier (LEC), Inter-exchange Common Carrier (IXC), LAN, PBX, etc.

Note - security and fire alarm control panels, as well as Q-Matic and other non-communications equipment, shall not be installed in the communications room.

Location.

Locate the TR/MDF centrally to minimize the cable lengths between the TR/MDF Room and the ancillary telecom closets.

Access directly from a common corridor, to be secured as prescribed herein, is preferred. The location must also avoid the possibility of flood. Avoid overhead drains or water pipes in the ceiling area or slab floor above.

Partitions.

The TR/MDF shall be one-hour fire rated, in accordance with NPFA (National Fire Protection Association) 75, Standard for the Protection of Electrical Computer/Data Processing Equipment. This includes partitions, ceiling, doors and frames.

For security purposes, there shall be no windows and all solid partitions must run slab-to-slab (see “Ceiling”). HVAC passing into or through the MDF shall be equipped with automatic closing fire dampers.

Door and Lock.

The door shall be a minimum of 36 inches wide and 80 inches high without doorsill, 1-hour fire rated, and hinged to open outward (code permitting). Hinges shall meet security standards. Key door off master. Locks shall be five-pin (minimum) tumbler locks with a dead bolt throw of one inch. Electronic Access Control will be required and shall be coordinated with Security to ensure doors and frame came pre-cut from factory for security devices. Please note that field cut will void fire rating of the door. Refer to the paragraph titled Locks and Hardware under Construction Requirements.

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Floors and Floor Load.

Static Dissipative High-Pressure Laminate (on raised access flooring) or Static Dissipative Resilient flooring is required.

Static Dissipative flooring requires a very specific installation (special mastic, copper grid, etc.) that allows the static electricity to be brought to a ground. IRS requires a post-installation test be conducted to show that the installation meets manufacturer’s specifications.

Telecommunications Rooms require a minimum floor loading of 19.2 kPa. Cabinet & equipment weights can vary from 50

- 200 lbs per square foot. Floor loads must be posted on all elevated floors and mezzanines. Raised flooring may be specified on the Design Intent or Construction Drawings for larger TR/MDF Rooms. If raised flooring is required, provide a minimum of 18-inch clearance. Sufficient vertical clearance is required to maintain clear ceiling height and provide required distribution conduits and HVAC above.

Ceilings.

The minimum ceiling height in the TR/MDF or other equipment rooms should be no less than 8’-0”; 9’-0” is preferred. The ceilings shall be either drywall, “hard top,” construction, with controlled access to the top from inside the room(s), or open to the slab above. Suspended ceilings are not permitted. Provide adequate openings through beams and other obstructions for conduits into the accessible ceiling space; space is also typically required above the ceiling for a package a/c unit. Plumbing shall not be routed overhead.

Fire protection.

There must be sufficient fire extinguishers and other safety-related equipment available, such as a fire sprinkler system and smoke detectors, in accordance with GSA and NFPA Fire and Life Safety regulations. Comply with applicable NFPA codes, including NFPA 101, NFPA 10, NFPA 13, NFPA 72 and NFPA 75. Comply with local building codes. It is not the intention of the IRS to require fire protection over and above applicable codes. If sprinkler systems are required within the telecommunications equipment area, the heads shall be provided with wire cages to prevent accidental operation.

Drainage troughs shall be placed under the sprinkler pipes to prevent leakage into the equipment within the room.

HVAC.

Air conditioning shall be provided on a 24 hours-per-day, 365 days-per-year basis. If the building cannot assure continuous operation, a stand-alone unit shall be provided for the TR/MDF room. The temperature and humidity shall be controlled to provide a target temperature of 78o F with 30% to 55% relative humidity. An air conditioning failure alarm system should be set up to tie into the building alarm system so that FMSS can be notified in case the AC unit fails.

Avoid ceiling-mounted HVAC units. Wall or floor mounted units are preferable to eliminate danger of water damage to sensitive communications/computer equipment.

TR/MDF heat loads and resulting HVAC sizing requirements vary based on building-specific equipment specifications, geographic location and building conditions. Final equipment specifications, with heat loads, will be incorporated into the IRS/government approved Design Intent or Construction Drawings.

Finishes.

The floor, walls and ceiling shall be sealed to reduce dust. Finishes shall be light in color to enhance room lighting.

Racks.

Provide and install (4) 20 amp 5-20R (single) outlets, isolated ground for IRS MDF data racks mounted on top corners of racks with (2) in Rack #2 (LAN) and (2) Rack #1 (T-Net/IRS Router) (See Figure 4). Provide, install and secure (2) network 4-post racks to the MDF floor using threaded bolts. Provide and install a lockable 18U rack [Similar to StarTech RK1833BKM or equal w/ airflow ventilation] for VSS equipment (NVR, monitor, UPS and network switch), to be located in the MDF room for Security equipment.

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Penetrations.

Provide two each 4" straight-through riser conduits from the LEC demarcation point to the TR/MDF room. If this conduit has more than two 90 degree turns, pull boxes are required. If pull boxes are required, they must be 48" long, 6" wide and 6" deep. One of these two riser conduits will require a 6"x6"x48" trough box accessible for cable pulling where it passes through any other floor’s telephone closet. A minimum of two additional 4" conduits are required to be stubbed out to each IDF. Additional 4” conduits may be provided for growth, based on local IRS Telecommunication’s direction and Project Manager approval.

Electrical Requirements.

Exact specifications will be provided by the equipment manufacturer. Telecommunications equipment power panels shall be dedicated to serve only electronic loads. Other loads, such as fluorescent lighting, motors and air conditioning equipment, must be served from a separate feeder and distribution panel.

Comply with uniform telecommunications grounding and bonding infrastructure requirements for commercial buildings, ANSI/TIA/EIA-607. Furnish and install a solid copper ground bus bar in each TR/MDF. Connect bus bars by a backbone of insulated, solid copper cable between the TR/MDF and all other telecom closets (min. 6 AWG, 3/0 AWG recommended) to the main grounding bus bar in the telecommunications entrance facility, to an earth ground in the entrance facility and to structural steel on each floor. Bonding conductor cabling shall be colored green or labeled appropriately.

A minimum of two dedicated electrical circuit(s) are required for each TR/MDF and shall be provided and terminated in their own electrical panel. Two additional circuits terminated with NEMA L6-30R twist lock outlets are typical. Additional quantities and types of electrical outlets may be specified on the government-approved Design Intent or Construction Drawings. Lighting fixtures shall not be powered from the same electrical distribution panel as the telecommunications equipment. No electrical panels or circuit breakers may be installed inside TR/MDF. Panel boards serving the TR/MDF shall have TVSS protection.

Furnish, install and maintain one 4-inch conduit with pull wire and threaded covers extending a maximum of 3-inches above the floor (or from ceiling if appropriate), between the LEC's (local exchange companies) minimum point of entry (MPOE) and the TR/MDF. This conduit shall terminate in a location indicated by the IRS IT Specialist and depicted on the government-approved Design Intent or Construction Drawings.

Four (4) short conduit stubs, approximately 18 inches in length and 4 inches in diameter, shall be securely mounted above the main TR/MDF backboard and protrude from the TR/MDF into the ceiling above the office area. These should also be bordered with plastic covers.

Two each 4” riser conduit sleeves between the MDF and IDF(s) are required. Sleeves or openings through the telecommunication room floor should be adjacent to the door.

Trays and conduits located within the ceiling shall protrude into the room a distance of 1” – 2” without a bend, at an elevation of 8’ – 0”.

Lighting.

Lighting shall be a minimum of 50-foot candles, measured 3 feet above the finished floor and mounted at a minimum of 8’- 6” above the finished floor (AFF). One or more switches located near the entrance door to the room shall control the lighting. Two level lighting is recommended (two level lighting is where all light fixtures have half of the bulbs in that fixture controlled by one switch and the other half of the bulbs by a different switch).

Demarcation Boards.

Furnish and install floor-to-ceiling high, rigidly-fixed, demarcation boards, 3/4 inch by 4 foot by 8 foot, A-C plywood, fire-

Page | 17 treated and void free, to completely cover all 4 walls in each Telephone Room and Telephone Closet (MDF and IDF) from knee level to the ceiling and between the IRS 4-post racks and MDF plywood walls. No electrical conduits shall be attached to these demarcation boards. Boards shall be painted with fire retardant paint (minimum two coats) to match the adjacent walls. A cable “ladder rack” shall be installed 7 feet above the floor to run between the 2 longer walls

UPS.

IRS may require the GSA/lessor/contractor to furnish, install and maintain a UPS system to support equipment in the TR/MDF Equipment Room.

Telecommunications Closet (TC or IDF)

The TC/IDF wiring closet contains telecommunications equipment, cable, wire and fiber terminations and associated cross-connection wiring and hardware. It serves as a transition point between the backbone and horizontal distribution wire, cable and fiber optics. All cables from the workstation interface and all backbone copper cables connect in the TC/IDF to the patch panel (or 110 block) and fiber optic cable connector/panels (FOCP) for fiber optics.

Location.

Locate the TC/IDF(s) as close as practical to the center of the area served and preferably on a common corridor. A TC/IDF should be located on each floor of a multi-story office, and placed, as necessary for large single-story buildings so that the wire runs are no more than 295 feet from the workstation interface to the telecommunications closets.

TC/IDF(s) must not share space with electrical generators, HVAC or any other equipment not associated with telecommunications that would generate ElectroMagnetic Interference (EMI). EMI is the interference in signal transmission or reception resulting from the radiation of electrical or magnetic fields. Security and fire alarm control panels, as well as Q-Matic and other non-communications equipment, shall not be installed in the communications room.

Size.

Based on the recommended 10' x 10' (100 square feet) grid size, Figure 8.7-1 displays the telecommunications closet size in proportion to the serving area.

Partitions.

Each TC/IDF shall be one-hour fire rated, in accordance with NPFA (National Fire Protection Association) 75, Standard for the Protection of Electrical Computer/Data Processing Equipment. This includes partitions, ceiling, doors and frames.

For security purposes, there shall be no windows and all solid partitions must run slab-to-slab (see “Ceiling”). HVAC passing into or through the TC/IDF shall be equipped with automatic closing fire dampers. Provide and install 2 quantity, 4’ x 8’ plywood wall studded out with 2”x3” to give cabling space behind with starting height of 24” off floor along with fire rated paint (beige in color) for IRS MDF.

Doors and locks.

A louvered door shall be provided and shall be a minimum of 3 feet wide and 6 feet 8 inches high without a doorsill. Hinge the doors to open outward, slide side-to-side or be removable. Key off-master, each IDF unique. Locks shall be five-pin (minimum) tumbler locks with a dead bolt throw of one inch. Electronic Access Control will be required and shall be coordinated with Security to ensure doors and frame came pre-cut from factory for security devices. Please note that field

Serving Area Feet IDF Closet Size

10,000 square feet 10 x 11 110 square feet

8,000 square feet 10 x 9 90 square feet

5,000 square feet l0 x 7 70 square feet

Grid Size and Closet Size Guidelines

Page | 18 cut will void fire rating of the door.

Floors.

Sealed concrete, Static Dissipative Resilient flooring, or Static Dissipative High-Pressure Laminate (on raised access flooring) is required.