ITN for Leased Space 430.0233-Fort Myers.pdf

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

STATE OF FLORIDA

DEPARTMENT OF FINANCIAL SERVICES

INVITATION TO NEGOTIATE (ITN) FOR LEASED SPACE

Number: 430:0233 – Fort Myers

TABLE OF CONTENTS

I. Introduction

II. Instructions and General Information

III. Reply Writing Guidelines Terms of the Reply

IV. Lease Terms and Conditions

V. Reply Evaluation and Negotiation Process Proposal Evaluation Criteria

VI. Certification

Attachments

ITN 430:0233 Department of Financial Services – Submittal Cover Page

Seven (7) and Ten (10) year Base Term with Two (2), Seven (7) year Renewal Options

Seven (7) year Base Term with two (2), seven (7) year Renewal Options

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

Company:

Address:

City/State/Zip:

Phone Number: Email:

Proposal Information

Proposed Lessor Entity Name: FEID or Social Security Number

(SSN):_________________________________________

Address of Proposed Space:

Street

City

State

Zip

Usable Square Feet in Proposed Space: __________________________________

Requested Parking: 55 Exclusive Parking: Non-Exclusive Parking:

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

7 Year Base Term Rate Per Square Foot Total Annual Rental

Year 1 $ $ Year 2 $ $ Year 3 $ $ Year 4 $ $ Year 5 $ $ Year 6 $ $ Year 7 $ $

1st Option Renewal Term Rate Per Square Foot Total Annual Rental Year 1 $ $ Year 2 $ $ Year 3 $ $ Year 4 $ $ Year 5 $ $ Year 6 $ $ Year 7 $ $

2nd Option Renewal Term Rate Per Square Foot Total Annual Rental

Ten (10) year Base Term with two (2), seven (7) year Renewal Options

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

Year 3 $ $ Year 4 $ $ Year 5 $ $ Year 6 $ $ Year 7 $ $

10 Year Base Term Rate Per Square Foot Total Annual Rental

Year 3 $ $ Year 4 $ $ Year 5 $ $ Year 6 $ $ Year 7 $ $ Year 8 $ $ Year 9 $ $ Year 10 $ $

1st Option Renewal Term Rate Per Square Foot Total Annual Rental Year 1 $ $ Year 2 $ $ Year 3 $ $ Year 4 $ $ Year 5 $ $ Year 6 $ $ Year 7 $ $

2nd Option Renewal Term Rate Per Square Foot Total Annual Rental Year 1 $ $ Year 2 $ $ Year 3 $ $ Year 4 $ $ Year 5 $ $ Year 6 $ $ Year 7 $ $

I. INTRODUCTION AND OVERVIEW

The Department of Financial Services (hereinafter referred to as the “Agency”), requests your participation in a space search in Fort Myers, Florida [see detailed boundaries listed below]. The Agency is seeking detailed and competitive proposals to provide office space and related infrastructure (“Proposed Space”) for occupancy by the Agency. As relates to any space that is required to be built-out for the Agency and pursuant to this Invitation to Negotiate, all specifications, as identified in Attachment “A”, must be included.

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

Boundary Map – Fort Myers

Proposed Boundaries: On or abutting the boundary North Boundary: E Marion Avenue/ Riverside Drive/ Duncan Road/ Bermont Road

East Boundary: State Road 29 South Boundary: State Road 82/ Corkscrew Road/ Summerlin Road

West Boundary: U.S. Highway 41/ Gladiolus Drive/ San Carlos Boulevard/ McGregor Blvd.

The Agency has authorized Savills, Inc. to be its exclusive representative during this solicitation for space.

Michael Messina and Chris Brown – TENANT BROKER

Inquiries and comments about this ITN should be directed to:

Name: Michael Messina or Chris Brown

Company: Savills, Inc.

Address: 1150 Assembly Drive, Suite 310

City/State/Zip: Tampa, FL 33607

E-mail: mmessina@savills.us or cdbrown@savills.us

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

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

II. ITN INSTRUCTIONS AND GENERAL INFORMATION

A. REPLIES – SUBMISSION REQUIREMENTS

Complete written Replies are due on the date specified in Article II, Subsection C, Key ITN Dates. Submissions must include one original Reply and one electronic copy (on single USB storage device in PDF format and viewable in Adobe Acrobat Reader), in a sealed envelope or box with “ITN Lease Number 430:0233” clearly marked on outside sealed envelope or box.

The written Replies are acceptable via US Mail, private courier service, or hand-delivery to:

Florida Department of Financial Services Office of Purchasing and Contractual Services

Larson Building 200 East Gaines Street

Suite #101 Tallahassee, FL 32399

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

B. QUESTIONS REGARDING THE ITN

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

Material clarifications, changes in specifications, amendments, or any other information related to this ITN (as solely determined by the Agency) will be posted on the Vender Information Portal (VIP) website:

https://vendor.myfloridamarketplace.com/.

https://vendor.myfloridamarketplace.com/

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

C. KEY ITN DATES

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

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

THIS SPACE LEFT INTENTIONALLY BLANK

Date ** Time Schedule of Events**

06/15/2026 10:00 AM Date on which the ITN is advertised on the Vendor Information Portal 07/13/2026 5:00 PM Deadline for submitting questions, in writing, relating to this ITN

No further questions accepted after this date and time 07/30/2026 10:00 AM Anticipated date responses to written questions received relating to this ITN will be posted on the Vendor Information Portal 08/20/2026 1:00 PM Deadline for Receipt of Replies

LATE REPLIES WILL NOT BE CONSIDERED

08/20/2026 1:15 PM *Public Opening of Replies

Department of Financial Services, Office of Purchasing and Contractual Services Larson Building, 200 East Gaines Street, Tallahassee, FL 32399

NOTE: The public opening of Replies will also be conducted via conference call. To attend, please call 888-585-9008 and when prompted use Conference No.: 819-252-704.

08/20/2026- 09/3/2026 Anticipated time period for evaluation of Replies / Site Evaluations

09/3/2026- 09/30/2026

Anticipated time period for negotiations

10/6/2026 Anticipated Notice of Intent to Award posted on Vendor Information Portal 04/01/2028 Anticipated Lease Start Date *All Offerors are hereby notified that the meetings noted with an asterisk (*) above are open to the public and may be electronically recorded by any member of the audience. Although the public is invited no comments and/or questions will be taken from Offerors or other members of the public.

https://vendor.myfloridamarketplace.com/

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

A. REQUIREMENTS AND ORGANIZATION OF THE REPLY

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

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

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

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

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

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

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

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

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

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

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

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

B. TERMS OF THE REPLY

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

C. COST OF DEVELOPING AND SUBMITTING THE REPLY

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

IV. LEASE TERMS AND CONDITIONS

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

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

1. Description and Measurement of Proposed Space

The Agency is seeking between 9,681 and 10,674 usable square feet of contiguous space. Type of space required is Office and Warehouse. Space use is for Department of Financial Services’ Division of Criminal Investigations and State Fire Marshal

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

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

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

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

Yes No

2. Lease Commencement Date / Liquidated Damages The Proposed Space is to be made available on April 1st, 2028 (“Commencement Date”), with access to the space thirty (30) business days prior to occupancy date for set-up. Should the successful Offeror fail to make the space available by the date specified in the Reply; the Offeror shall be liable, at the Agency’s discretion for liquidated damages in the amount of $492.39 for each additional day until the Proposed Space is made available, in accordance with the Liquidated Damages Addendum to the Lease.

Space is considered available for occupancy when the Department of Management Services and the Agency are provided with an official and permanent Certificate of Occupancy, an approved State Fire Marshal Final Inspection and the Agency has provided written approval of acceptance to the Lessor. Written approval of acceptance will occur as a result of a walk-through inspection with the Agency and Offeror/Lessor’s designated representatives.

Offeror acknowledges and agrees that the Proposed Space will be available in accordance with the Commencement Date and agrees to the liquidated damages until space is made available.

Yes No

3. Term and Renewal Options Replies must offer a seven (7) year and ten (10) year initial term. The initial term of the lease for this Proposed Space will be the Reply that provides the best value for the state. The State requires a minimum of two (2), seven (7) year renewal options.

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

Yes No

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

Yes No

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

Submitted lease rates are negotiable.

Offeror acknowledges and agrees that the Proposed Space will be a full service (gross) lease.

5. Parking

Adequate parking for State employees and visitors is mandatory. The Agency is requesting fifty-five (55) parking spaces, and the Lessor shall also provide the number of ADA parking spaces required by code. In addition, the Agency is requesting 10-15 parking spaces be within a secure area for the safety and protection of State-owned vehicles, equipment, and employees. Further details on secure parking provided in Attachment A.

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

Yes No

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

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

Yes No

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

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

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

Yes No

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

Offeror acknowledges and agrees to execute and be bound by Attachment G, Commission Agreement.

Yes No

9. Attachments

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

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

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

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

No changes to the form or language are permitted.

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

- C-1 Air Quality

- C-2 Janitorial Services

- C-3 Liquidated Damages

- C-4 Proposal Submitted by Lessor

- C-5 Miscellaneous Provisions

- C-6 Disclosure Statement of Ownership

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

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

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

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

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

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

10. Permitted Use by the State The State’s permitted use for the location will be for office and warehouse space for use by the Department of Financial Services’ Division of Criminal Investigations and State Fire Marshal.

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

Yes No

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

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

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

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

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

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

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

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

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

V. REPLY EVALUATION & NEGOTIATION PROCESS AND PROPOSAL EVALUATION CRITERIA

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

• The highest ranked Offeror(s) will be invited to negotiate a lease. If necessary, the Agency/Tenant Broker shall request revisions to the Reply submitted by the top-rated Offeror(s) until it is satisfied that the Reply will serve the State’s needs. The process will continue until a lease is negotiated and executed.

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

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

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

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

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

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

A. Associated Fiscal Costs:

Rental:

Rental rates for basic term of lease. Rates are evaluated using total present value methodology for basic term of lease, by application of the present value discount rate of 4.00% Maximum points: 20

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

B. Location:

Facility location, including the area surrounding it, is best suited and conducive to conducting business with the Agency’s clients and for its operations as well as consideration for the property’s flood zone designation.

Maximum points: 13

Present condition of the physical property the building sits on, adjacent structures and surrounding neighborhood. The building appears to be well-maintained by the Landlord or the Landlord has proposed interior and exterior maintenance that will ensure the building is well-maintained.

Maximum points: 15

Minimal security issues posed by building, by associated parking, and by surrounding neighborhood. Good quality of exterior lighting and minimally obstructed entrances/exits. Maximum points: 15

C. Property:

The extent to which the offered space is designed or will be designed to an efficient layout and good utilization of space.

Maximum points: 10

The extent to which the building, parking area and property, as a whole, is conducive to future expansions.

Maximum points: 5

The proposed parking is sufficient and appropriately accessible to meet the Agency’s needs.

Maximum points: 12

D. Other factors that may be considered and for which additional points may be awarded:

• Presence of security features that provide additional benefit to Agency

• Amenities: Restaurants in area, on-site food options, on-site fitness center, etc.

Maximum points: 5

VI. CERTIFICATION

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

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

Offeror’s Name FEID or SSN of Prospective Officer

(Authorized Signature) Relationship to Owner

ATTACHMENT A

AGENCY SPECIFICATIONS

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

Quantity Type of space & size needed Standard

SF SF Voice Data Total Voice

Total Data Personnel and Standard Support Areas

A. 3 Enclosed Office(s) @ 225 SF each 225 675 1 1 6 6 B. 20 Enclosed Office(s) @ 150 SF each 150 3,000 1 1 4 4 C. 7 Enclosed Office(s) @ 100 SF each 100 700 1 1 22 22 D. 1 LAN Room @ 75 SF 75 75 2 2 2 2 E. 2 Storage/File Room @ 100 SF each 100 200 1 1 3 3 F. 1 Pantry/Breakroom @ 200 SF 200 200 1 1 1 1 G. 1 Copy Room @ 150 SF 150 150 1 1 1 1 H. 1 Conference Room for 10-12 people @ 350 SF 350 350 2 2 2 2

I. 1 Open Team Work Area 500 500 1 1 1 1

K. 2 Workstation (s) @ 80 SF each 80 160

Sub Total – Personnel & Standard Support Areas

Circulation space (35%) for items A through J

Total Usable Personnel & Standard Support Area Required:

Public Space Use

L. 1 Main Reception Area 200 200 1 1 1 1

M. 1 Service Counter/Waiting Area 150 150 1 1 1 1

N. 2 Interview Rooms @ 150 SF each 150 300 1 1 2 2

1 Waiting Room 200 200

Special Use Areas

O. 2 Evidence Room (Secured) @ 400 SF 400 800 1 1 2 2 P. 2 Equipment Room (Secured) @ 400 SF 400 800 1 1 2 2 Q. 1 Records Storage (Secured) @ 225 SF 225 225 1 1 2 2 R. 1 Supply Room (Secured) @ 100 SF 100 100 1 1 1 1 S. 1 Training Center @ 750 SF 750 750 2 2 2 2 T. 1 Locker Room / Shower for Decontamination 100 100 U. 1 Laundry Facility w/ Washer and Dryer Hookups 100 100 V. 1 IT Storage/Receiving/Workroom @ 200 SF 200 200 W. 2 Open Bay Warehouse @ 5,000 SF 5,000 10,000 2 2 4 4

X.

Secured Parking (10-15 secured parking spaces) *Voice and data needed for installation of cameras/ emergency phone line

Y. WIFI – Wireless Access Points (6) / IP Cameras (4)

Sub Total – Special Support Areas

Circulation space (30%) for items K through WW

Total Usable Special Support Area Required:

Grand Total – Usable Area Required:

AGENCY SPECIFICATIONS

• Hours of Operation: 7:30 AM – 5:30 PM (Monday- Friday)

• Space to be available: 24/7

SPACE SPECIFICATIONS

1. RESTROOMS

Each is to be equipped as follows:

A. Shall meet requirements of ADA Accessibility Requirements Manual.

B. All lavatories supplied with cold water. At least one (1) antibacterial soap dispenser per lavatory, air deodorizers, trashcans, exhaust fans and two (2) paper towel dispensers shall be provided in each restroom. Sanitary napkin receptacles accessible to each restroom stall provided in women’s restrooms. Disposable sanitary seat covers provided in each restroom stall. One (1) full size mirror in lavatories shall be provided.

2. FLOOR PLANS

Final floor plans shall be a joint effort of Agency staff and the successful Offeror. The successful Offeror is to provide architectural services by a licensed architect to prepare renovation plans. The final floor plan is subject to the Agency’s approval and State Fire Marshal review and approval.

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

All walls shall contain a minimum of 3 ½ inches of fiberglass insulation. Conference room, restroom, mechanical room, and equipment room walls shall contain soundproofing material equivalent to 6 inches of fiberglass insulation. Perimeter wall defining the Agency’s space interior walls of the Telecommunications Equipment Room, and interior wall of the designated central file room(s) shall extend beyond the ceilings to prohibit access through the ceiling crawl space.

B. CEILING HEIGHT is to be eight (8) feet minimum. Ceilings may exceed that height if energy efficiency is not adversely affected.

Deviation subject to the Agency’s approval.

C. INTERIOR HALL width is to be a minimum of four (4) feet for main hallways.

D. DESIGN shall maximize the number of exterior window offices and provide natural lighting where possible.

3. OCCUPANCY

The date of lease payment commencement shall be determined by the date a Certificate of Occupancy is issued and upon final acceptance by the State Fire Marshal. In addition, the following criteria must have been met:

A. Certification of Occupancy submitted to the Agency facility office in Tallahassee thirty (30) days prior to the lease start date.

B. All installations are operational and complete.

C. The Agency has signed a letter of acceptance. The Agency shall be allowed to move all office equipment and furniture into the premises five (5) days prior to actual occupancy, at no charge to the Agency.

4. FIRE PREVENTION

Lessor shall conform to all requirements of the State Fire Marshal and shall obtain 50% completion inspection and final inspections by the State Fire Marshal as required by section 633.218, Florida Statutes. Fire and Life Safety equipment maintained by the Lessor and shall meet the state and local requirements for life safety.

Note: It shall be the Lessor’s responsibility to contact the Local Fire Protection Agency who shall perform subsequent inspections either annually or every two years thereafter as per Florida Statutes.

5. HEATING, VENTILATION AND AIR CONDITIONING

Lessor shall provide sufficient climate control units with adequate ductwork, registers, and grills sufficient to uniformly cool and heat the entire leased area. Unit(s) shall be equipped with automatic thermostat(s) fitted with tamper proof covers. Temperatures shall be maintained at 75 degrees Fahrenheit during the heating and cooling season. Temperatures may be adjusted periodically to achieve employee comfort. Control thermostats shall be located in areas to achieve proper zone temperature. System shall be tested and balanced prior to occupancy and adjusted after occupancy until desired temperatures are achieved. VAV zone boxes shall maintain a minimum air flow (circulation) of a least 25% after the zone temperature reaches its set point (if applicable). Outside fresh air intake vents, dampers, automatic controls, and power-driven systems for fresh air (if applicable) shall be fully operational according to design specifications and shall be located at least fourteen feet above the ground. Carbon dioxide monitors (if applicable) shall be calibrated every five (5) years at a minimum.

Buildings or spaces, older than ten (10) years, where ductwork has not been retrofitted, with ridged air conveyance ductwork (lined or non-lined on the air side), turning vanes, operational control systems on the air side, air handlers that are to remain in place, shall be thoroughly inspected for excessive buildup of dust and contaminants (i.e., mildew, mold fungi, etc.) by the firm performing the test and balance of the space or building. If excessive buildup of dust, dirt, or contaminants is present, the Lessor shall contract at its expense with a licensed mechanical firm to have the ductwork, all interior control surfaces, turning vanes, registers, grills, and the interior of the air handlers cleaned properly.

The entire air conveyance system shall be inspected, calibrated, tested, and balanced by a firm professionally engaged in this type of work, just prior to occupancy, every five (5) years thereafter, and/or after any renovations which effect the systems operation. The scope of work shall include all the items listed above, and include operating controls, sensors and controls that shall be calibrated, inspection of air handlers, pumps, valves, condensation drain lines, condensation pans, coils, ductwork, dampers, VAV boxes, cooling towers, or anything that has a relationship to the air conveyance or operating control system. The test and balance firm shall provide a report in writing to the Lessor that the above-listed items and specifics have been inspected and are in proper operating order. A copy of this report shall be provided to the Lessee prior to occupancy and after each five (5)-year re-inspection.

The Lessor shall inspect all air handler coils (all layers), condensation drain pans, condensation drainpipes, cooling towers (if applicable), gaskets, or couplings for microbial growth and buildup, due to normal operating conditions, standing water caused by clogs, leaks, etc., on a monthly basis and document any discrepancies. The Lessor shall immediately correct any and all problems to current standards or care with due diligence to prevent possible health problems related to the HVAC system and its operation. Fresh air intake vents inspected for any microbial buildup and thoroughly cleaned, if necessary. Filters (if applicable) on fresh air intake vents shall be cleaned or replaced bi-monthly. The Lessor shall maintain a monthly service record, showing the dates the maintenance cleaning and inspection were completed and filters were replaced.

6. MECHANICAL DRAWINGS

Lessor shall make available, upon request, mechanical drawings of the HVAC system.

7. MISCELLANEOUS HEALTH AND SAFETY TESTING

Lessee reserves the right to have any additional health and safety test performed at its own expense. After assessment, if test results indicate conclusively that a problem exists, the Lessor shall take immediate corrective action, as approved by Lessee, to remedy the situation and reimburse Lessee for the costs of conducting such test(s).

8. SECURITY REQUIREMENTS: SHALL INCLUDE, BUT NOT BE LIMITED TO THE FOLLOWING

A. The Lessor is to provide the electrical outlets/ capabilities at Lessor’s cost for the Agency’s security requirements. The Agency is to provide its own cabling/wiring at its own cost.

B. All outside doors, with the exception of the main entrance(s), shall be equipped with interior push bar release locks. All exterior doors shall include a singular cylinder deadbolt lock. Doors shall automatically lock upon closure. The Agency shall be permitted to install an electronic key card or proximity card reader, to gain entry. This system is required to prevent unauthorized entry into the leased space yet provide employees with convenient entry and exit of the building. Main client entrances shall be programmed to lock at the end of the scheduled workday at 5:00 p.m. and unlock at the beginning of each workday at 8:00 a.m. as stated by Agency’s management and to include a dead bolt. The Agency will contract a vendor to provide the security controls and monitoring needed for the leased space, including a security system that includes IP cameras.

C. The Agency shall be permitted to install locks and alarm contacts and motion and/or glass break detectors on all exterior windows and doors.

D. Lessor to provide interior security lights which shall be located throughout the leased area for security when main lights are off.

Night-lights shall be on all outside doors.

E. Lessor to provide night lights with timers set to come on at dusk and off at dawn which shall be installed in the entire parking area and over all outside doors. A Minimum of 3 ft/candles of light throughout all areas provided for parking, sidewalks, and outside patio area.

F. Lessee shall have the right to install locks on designated interior offices, evidence rooms, conference/training rooms and storage rooms.

G. Security: The Lessee shall have the right to install and maintain an electronic security system to detect unauthorized after-hours entry and provide for access control during business hours.

H. The Lessor shall provide fire and smoke detectors that activate an audible and visual alarm to be heard and seen throughout facility.

I. The Lessor shall maintain trees and shrubs in and around the parking lot and the building using the two-foot-six-foot rule (shrubs no taller than two feet above the ground and trees trimmed so lowest limbs are no less than six feet above the ground), allowing for good natural surveillance and visibility.

9. SIGNS

A. Interior Identification:

1. Lessor shall provide an interior main directory showing the location of all programs, conference rooms, etc. Lessor shall provide directory signs on each floor and in entrance suites showing programs and/or room use. Samples and designs shall be reviewed and approved by the Agency. Interior signs consisting of the Agency’s logo shall be placed near or on the entrance doors in conformance with other building interior signage locations. The Agency shall provide logos and program signs for the Lessor’s use.

2. Lessor shall provide other ADA compliance raised letter signs with Braille provided to identify all restrooms (handicap symbol on restrooms for person with disabilities), conference rooms, mechanical equipment, and other special use rooms.

All rooms and cubicles or offices are to be numbered consecutively.

B. Exterior Identification:

1. Lessor shall purchase, install, and maintain an exterior sign, clearly visibly from the road, of a style and material comparable to surrounding facility signs of sufficient size to identify the State of Florida, Department of Financial Services, with the Agency’s logo. In addition, in buildings where Agency occupies 50% or more of the gross lease space, the Agency shall have the option to require Agency signage on the building exterior to be provided by the Lessor either at the top of the building or at the entrance. Sign lighting encouraged.

2. The Lessor is to use logo and program signs, which shall be provided by the Agency, on all entrance doors to designate program(s).

3. All signs shall meet requirements of the ADA Accessibility Requirements Manual and are to be installed and maintained by Lessor.

10. REFRIGERATED DRINKING FOUNTAINS

Lessor shall provide a minimum of two (2) refrigerated drinking fountains, one each immediately adjacent to restrooms. In facilities where the space is on multiple floors, Lessor shall provide additional fountains.

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

11. FLOOR COVERINGS

Lessor shall install new carpeting prior to acceptance of the building. All individual office spaces and conference rooms shall have at least 68.8 oz. per square yard total weight; 26 oz. face weight per square yard, loop commercial grade, anti-soil carpeting to benefit acoustics, comfort, and minimum maintenance in cleaning. Break rooms, restrooms and telephone/computer rooms shall require non-slip, Vinyl Composition Tile (VCT). Carpeting shall have UM-44D, ASTM D 3674-81/UM-44D, fire and 3.5 kilovolts electrostatic conductivity rating. All VCT and carpeting shall be of a color and by a manufacturer acceptable to the Agency, which shall choose from an assortment of at least three samples provided by the Lessor. Carpeting shall be treated to reduce staining. Carpet specified has a normal life expectancy of five (5) years and therefore shall require replacement at the Lessor’s sole expense every five (5) years, including the relocation of furniture during such work. Tears or loose seams, which become safety hazards, shall be repaired or replaced at the Lessor’s expense upon request from the Agency. Any VCT that has been broken shall be replaced at the Lessor’s expense when damage occurs. Any alteration to this schedule shall be made and agreed to by both parties in writing.

12. WINDOWS

As applicable, rooms having exterior walls shall have windows with a minimum of 24-sq. ft. of light space per 120 square feet of floor space. If an open configuration on the exterior walls, then at a minimum, there shall be one window per every 12 linear feet. Placement may be determined by structural requirements.

13. WINDOW & DOOR COVERING

At Lessor’s expense, all exterior windows and public access interior/exterior glass panels and/or glass doors shall have vertical blinds to permit privacy and allow sunlight and energy control. Additionally, all windows receiving direct sunlight shall, at the Lessor's, be tinted or covered with energy saving film, with darker tinting applied to windows facing the west.

14. LIGHTING

The Lessor shall provide:

A. All leased space with LED lights to provide a minimum lighting level of: (Measured with a General Electric type 214 Light Meter)

1. 10 foot-candles - halls and corridors, etc.

2. 30 foot-candles - other public areas

3. 50 foot-candles - offices, classrooms, conference rooms, computer rooms, etc. (measured with a General Electric type 214 light meter)

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

15. ELECTRICAL REQUIREMENTS

The Lessor shall provide:

A. At least two (2) duplex receptacles per office, modular partition, and common area for connection of computer equipment, and as required for printers, copiers, etc.;

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

C. Ground resistance test to assure less than 5 ohm or better;

D. Building shall comply with National Electrical Code latest edition at the time of occupancy.

16. SERVICE ENTRANCE

The Agency requires the ability to access the State MyFloridaNetwork (MFN) through optical fiber. The Lessor shall be responsible for any service entrance, conduit and premise wiring modification required to enable the Agency to connect Customer Premise Equipment (CPE) to MFN.

17. FREIGHT ELEVATOR

In the event of a multi-story facility, the Lessor must provide the Agency access to a freight elevator.

18. INSIDE WIRING SPECIFICATIONS - COMMERCIAL OFFICE SPACE FOR VOICE AND DATA APPLICATIONS

The Lessor shall provide the electrical outlets/ capabilities at Lessor’s cost for the Agency’s telecommunication requirements. The Agency shall provide its own data cabling/wiring at its own cost.

A. Station Wiring

The Agency’s Office of Information Technology, Bureau of Distributed Infrastructure, Network Services requests a copy of the electrical plan for review and approval during the design phase for any power and station wire location considerations before the approved plan is released.

Station wire shall consist of 4 pair UTP, 24 AWG, air plenum level 5 Enhanced CMP for voice and data. The station wiring will be installed in accordance with the following specifications:

The installation shall include one station wire run to each location designated. The station wire runs will be terminated in each location on a single category V Enhanced RJ45 modular wall jack assembly. IP phones and computers will be used on the single data jack so a separate phone line at each user location will not be necessary. All fax lines will be terminated into an RJ11 modular wall jack assembly.

All four (4) pairs of the wire will be terminated on the RJ45. These cables shall be terminated in the jack assembly wired straight, 1 through 8 (white/blue through brown/white).

Station wire shall be homerun from the wall jack location to the nearest designated telecommunications room / closet location (see description below). There shall be two (2) feet of slack in the cable at the office end. Slack cable may be pulled into the ceiling when installing the wall jack assembly.

In the designated telecommunications room / closet the cable shall be terminated on a patch panel on a 19” floor mounted rack or a wall mounted 19” rack attached to backboard. Cables for fax lines will be terminated on a 110 block mounted on the backboard. All terminations for the wall jack assemblies and the station connecting blocks and cables will be in a manner that reflects good workmanship and practices.

Station jacks should be labeled in sequence through the suite, and in sequence on the patch panel in telecommunication room / closet.

Cable installed without conduit in ceiling spaces serving as a return air plenum shall be UL listed as to Type CMP or UL classified as to having adequate fire-resistance and low smoke producing characteristics per NEC Article 800-3 (B) (2).

B. Telecommunications Room / Closet

If no dedicated telephone apparatus room is available within 100 meters of the office suite, then a room within the office suite shall be designated as the main telecommunications room. If a room within the office suite is designated as the main telecommunications room, then a 25 pair TIE cable shall be run to the main telephone entrance in an approved conduit meeting local telephone company specifications which includes grounding. This conduit will suit the purpose for any DEMARC extensions of phone and network services provided by the local telephone company to DFS. If auxiliary network rooms exist throughout the building or on different floors, these shall be connected back to the main telecommunications room by optical fiber, compatible with DFS network equipment (multi-mode fiber optic + (62.5/125) cable from the main room to each auxiliary room, or better). Power in the auxiliary rooms should be 20A circuits on building UPS / generator system if available. Temperature within the designated telecommunications room shall be consistent in a range of sixty (60) to seventy-eight (78) degrees Fahrenheit.

C. Backboards

The Lessor’s contractor shall provide (1) 4’ x 8’ mounted plywood backboard in the designated telecommunications room(s) / closet(s) for the installation of such devices as key service units, line and station connecting blocks, surge protector assemblies, demarcation points, main distribution wire cable, and any other equipment necessary for the operation of a telecommunication system. A #6 ground wire with a grounding block shall also be installed on the backboard. A duplex dedicated outlet, 110 vac, 20A circuit shall be installed with the backboard at a location two feet from the base of the backboard and centered. This electrical circuit should be installed on building UPS / generator system if available.

D. General Specifications

General requirements for telecommunication backboards, equipment rooms, apparatus rooms, closet sizes, electrical, lighting, and ground wire requirements, are contained in General Facility requirements for Telecommunications System. This document is available from the Florida Department of Management Services.

The standardized descriptions of the Agency’s network requirements are the latest available. If Offeror is given Award, the Agency shall provide its specific needs to the Lessor’s IT vendor based on the floor plan and a site survey.

19. JANITORIAL SERVICES

The janitorial staff must pass a CJIS Fingerprinting background check and complete the CJIS training to have unescorted access to the common areas. The successful Offeror agrees to furnish janitorial and cleaning services after office hours as part of this lease agreement. This includes furnishing all cleaning/maintenance equipment and cleaning supplies as required. All supplies are to be of good quality suitable for the Lessee’s needs.

20. MAINTENANCE AND REPAIR

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