ITN No. Lease 7100303.pdf

FDLE ITN 710:0303 | Tampa Bay Page 1 of 148 Offeror’s Initials: _________

STATE OF FLORIDA

FLORIDA DEPARTMENT OF LAW ENFORCEMENT

INVITATION TO NEGOTIATE (ITN) Number 710:0303

Tampa Bay Area, Hillsborough/Pasco County, FL

164,343 USF (±10%)

TABLE OF CONTENTS

I. Introduction and Overview

II. Instructions and General Information

III. Reply Writing Guidelines and Terms of the Reply

IV. Lease Terms and Conditions

V. Reply Evaluation and Negotiation Process and Proposal Evaluation Criteria

VI. Protests

VII. Certification

Attachments A: Department Space Requirements and Design Criteria

B: Construction Project Schedule C: Standard Lease Agreement and Addendums D: State Fire Marshal Requirements E: Energy Performance Analysis

F: Special Power of Attorney

G: Commission Agreement H: Doing Business with the State of Florida

I: Previous Experience

J: Financial Evaluation

FDLE ITN 710:0303 | Tampa Bay Page 2 of 148 Offeror’s Initials: _________

DOCUMENTATION CHECKLIST

MANDATORY REQUIREMENTS

MANDATORY DOCUMENTS ARE REQUIRED TO BE SUBMITTED WITH THE REPLY FOR OFFERS TO LEASE FOR BOTH TYPES OF SPACE (EXISTING BUILDING AND/OR NON‐EXISTING BUILDING (BUILD‐TO‐SUIT).

Failure to provide the mandatory documents may deem the Reply as Non‐Responsive and the Offer may not receive further consideration.

Completed ITN Packet – Complete Pages 1 – 23 and provide a signed Certification

Control of Property (Proof of Authority) – For a Reply to be responsive, it must be submitted by one of the entities listed in Article III, Section A.1, Control of Property, of the ITN and must include supporting documentation proving such status. This requirement applies to the building (structure), the proposed parking area(s), and the area(s) of ingress and egress thereto.

Each Reply for an existing building must include an as-built floor plan showing the configurations with verified square footage measurements and calculations (total gross/total non‐usable/total net usable square feet).

ITN, Article IV – Other Tenants: If applicable, written documentation acknowledging tenant’s knowledge of the Offeror’s proposal and tenant’s ability to vacate the offered space and/or parking must be included with the Reply.

ITN, Article IV – Provide response to all the ‘Lease Terms and Conditions’ listed in this article.

Responses must be clearly delineated and specific to each item, term and/or requirement.

Visual Material: One set of clear photographs (4” x 6”) or architect’s renderings showing exterior, front, sides and rear of the offered facility (see Article III, Section A.2(A) or (B), as applicable).

Parking: A notarized statement from the Offeror certifying the availability and agreement to provide the needed parking spaces for use by the Department including number of spaces to be provided and the number of parking spaces per net rentable square feet as required by the local zoning jurisdiction.

Parking: Site plan and of the parking lot(s) identifying the parking spaces that will be provided to the Department for its exclusive use and the parking spaces assigned to specified other tenants (see Attachment A, Section I General Building Requirements).

Review Attachment C – Lease Agreement with Addenda and remaining Attachments D ‐ J: Offeror’s initials are required at the bottom of each page evidencing Offeror’s acknowledgment and agreement to comply.

Completed Attachment F – Special Power of Attorney (if applicable)

Attachment I – Previous Experience

FDLE ITN 710:0303 | Tampa Bay Page 3 of 148 Offeror’s Initials: _________

ITN 710:0303 Florida Department of Law Enforcement – Submittal Cover Page

Twenty-Five (25) Year Base Term with Two (2), Five (5) Year Renewal Options

Each Reply should indicate below the type of space offered (existing or non‐existing), the amount of 'usable square feet' of space offered, and location information for the space offered:

THE TYPE OF SPACE OFFERED IN THIS REPLY IS:

An Existing Building . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . YES___ or NO___

A Non‐Existing (Build‐to‐Suit) Building . . . . . . . . . . . . . . . . . . . . . . YES___ or NO___

Offeror’s Information Offeror’s Contact Name:

Title:

Company: FEID or Social Security Number (SSN):

Address: City/State/Zip:

Phone Number: Email:

Proposal Information Proposed Lessor Entity Name:

FEID or Social Security Number (SSN) of Proposed Lessor Entity:

Address of Proposed Space:

Street

City

State

Zip

Usable Square Feet in Proposed Space: __________________________________

Requested Parking: 350 spaces 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 4.

25-Year Base Term Full-Service Rate Per Square Foot Total Annual Rental

Year 1 $ $ Year 2 $ $ Year 3 $ $ Year 4 $ $ Year 5 $ $ Year 6 $ $ Year 7 $ $ Year 8 $ $ Year 9 $ $ Year 10 $ $ Year 11 $ $ Year 12 $ $ Year 13 $ $ Year 14 $ $ Year 15 $ $ Year 16 $ $ Year 17 $ $

FDLE ITN 710:0303 | Tampa Bay Page 4 of 148 Offeror’s Initials: _________

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 Department at the time of initial occupancy.

THIS SPACE LEFT INTENTIONALLY BLANK

Year 18 $ $ Year 19 $ $ Year 20 $ $ Year 21 $ $ Year 22 $ $ Year 23 $ $ Year 24 $ $ Year 25 $ $

1st 5-Year Renewal Option Full-Service Rate Per Square Foot Total Annual Rental

Year 1 $ $ Year 2 $ $ Year 3 $ $ Year 4 $ $ Year 5 $ $

2nd 5-Year Renewal Option Full-Service Rate Per Square Foot Total Annual Rental

Year 1 $ $ Year 2 $ $ Year 3 $ $ Year 4 $ $ Year 5 $ $

FDLE ITN 710:0303 | Tampa Bay Page 5 of 148 Offeror’s Initials: _________

I. INTRODUCTION AND OVERVIEW

Florida Department of Law Enforcement (hereinafter referred to as the “Department”, “Lessee”, or “FDLE”), requests your participation in a space search in the Tampa Bay Area, Hillsborough/Pasco County, Florida [see detailed boundaries listed herein]. The Department is seeking detailed and competitive proposals to provide a standalone single tenant facility for a secure law enforcement and forensic services facility and related infrastructure for occupancy by the Department.

Competitive proposals may be submitted for consideration under this Invitation to Negotiate (ITN) for the lease of a standalone single tenant secure law enforcement and forensic services facility in either an existing building or a non-existing building (build-to-suit/turnkey) building. NOTE: All buildings must comply with the Americans Disabilities Act (ADA) as stated in Attachment A, Department Space Requirements and Design Criteria.

OPTION 1: an ‘existing’ building – To be considered an ‘existing’ building, the facility offered must be enclosed with a roof system and exterior walls must be in place at the time of the submittal of the Reply.

OPTION 2: a ‘non-existing’ building – Offeror agrees to construct a building as a ‘build-to-suit’ (turnkey) for lease to FDLE.

FDLE ITN 710:0303 | Tampa Bay Page 6 of 148 Offeror’s Initials: _________

Proposed locations within, abutting, or located within one-quarter (0.25) mile (straight-line distance) of the boundary lines below will be considered.

North: As shown below along State Road 54 / State Road 56 from FL-589 to US 301

South: As shown below along State Road 60 / Gibsonton Drive East: As shown below along Bell Shoals Road and from State Road 60 to State Road 56

West: As shown below along FL-589 / Gunn Highway / Sheldon Road

FDLE ITN 710:0303 | Tampa Bay Page 7 of 148 Offeror’s Initials: _________

The Department has authorized Savills to be its exclusive representative during this solicitation for space.

Brittany Ward, Chris Brown, and Jerry Thornbury – TENANT BROKER Inquiries and comments about this ITN should be directed to:

Name: Brittany Ward, Chris Brown, and Jerry Thornbury

Company: Savills Inc.

Address: 1150 Assembly Drive, Suite 310

City/State/Zip: Tampa, FL 33607

E-mail: bward@savills.us, cdbrown@savills.us, jthornbury@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.

mailto:bward@savills.us mailto:cdbrown@savills.us mailto:jthornbury@savills.us

FDLE ITN 710:0303 | Tampa Bay Page 8 of 148 Offeror’s Initials: _________

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:

• The original Reply and one copy of the Reply

• One electronic copy (on single USB storage device in PDF format and viewable in Adobe Acrobat

Reader)

• Reply must be in a sealed envelope or box with “ITN Lease Number 710:0303” clearly marked on outside sealed envelope or box.

Hand-delivered responses will not be accepted under any circumstances. FDLE Headquarters is a secure facility, and in-person delivery is not authorized.

Replies must be submitted by U.S. Mail, United Parcel Service (UPS), Federal Express (FedEx), or other approved third-party courier services. Electronic submission or facsimile transmission of Replies are NOT authorized and will NOT be accepted.

Offeror should include the following label on the outside of all sealed packages:

RESPONDING OFFEROR NAME

Solicitation: FDLE ITN Lease No. 710:0303 Tampa Bay Area, Hillsborough/Pasco County Bid Opening: 1/15/2027 at 11:00 AM ET

The FDLE mailing address is:

ATTENTION:

Julia Lycett FDLE Off-Site Mail Facility c/o Florida Department of Law Enforcement, General Services 813B Lake Bradford Road Tallahassee, FL 32304

Note: Replies which are late, unsealed, missing, emailed, or faxed and replies which are deemed by the Department (in the Department’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.

A non-mandatory Pre‐bid Conference for this ITN will be held at the time and date specified in the Schedule of Events and Deadlines set forth in Article II, Section C below.

The non-mandatory Pre‐bid Conference is to review the ITN with interested Offerors so that areas of misunderstanding or ambiguity are clarified. The Department strongly encourages but does not require that all prospective Offerors participate in the Pre‐bid Conference, during which Offerors may pose questions. Attendance will be via Microsoft Teams.

FDLE ITN 710:0303 | Tampa Bay Page 9 of 148 Offeror’s Initials: _________

Answers to questions, material clarifications, changes in specifications, amendments or any other information related to this ITN (as solely determined by the Department) will be posted on the Vendor Information Portal (VIP) Website: https://vendor.myfloridamarketplace.com.

Each Offeror is responsible for monitoring the 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 Department. Such changes will be posted on the VIP Web Site https://vendor.myfloridamarketplace.com. All times for this solicitation are Eastern Standard Time.

Date ** Time Schedule of Events**

11/2/2026 -- Date on which the ITN is advertised on the Vendor Information Portal 11/12/2026 3:00 PM *Pre-Bid Conference

Microsoft Teams meeting Need help?

Join: Join the meeting now Meeting ID: 227 245 659 348 758 6 Passcode: JX7FC2uD Dial in by phone:

+1 929-346-7033,,142920477# United States, New York City Find a local number Phone conference ID: 142 920 477#

11/20/2026 5:00 PM Deadline for submitting questions, in writing, relating to this ITN No further questions accepted after this date and time

12/2/2026 5:00 PM Anticipated date responses to written questions received relating to this ITN will be posted on the Vendor Information Portal

1/14/2027 5:00 PM Deadline for Receipt of Replies

LATE REPLIES WILL NOT BE CONSIDERED

1/15/2027 11:00 AM *Opening of Replies

THE PUBLIC OPENING FOR THIS SOLICITATION WILL BE HELD VIA MICROSOFT

TEAMS:

Microsoft Teams meeting Need help?

Join: Join the meeting now Meeting ID: 286 191 445 042 199 8 Passcode: Xt9kN6NA Dial in by phone:

+1 929-346-7033,,624242040# United States, New York City Find a local number Phone conference ID: 624 242 040#

1/18/2027 to 1/29/2027 Anticipated time period for evaluation of Replies / Site Evaluations

2/1/2027 to 2/26/2027

Anticipated time period for negotiations

3/8/2027 Anticipated Notice of Intent of Award posted on Vendor Information Portal 3/1/2029 or sooner

Anticipated Lease Start Date (contingent upon timely execution of the ITN process and finalization of a lease)

*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/ https://vendor.myfloridamarketplace.com/ https://aka.ms/JoinTeamsMeeting?omkt=en-US https://teams.microsoft.com/meet/2272456593487586?p=oKQO0eNjxTndjelZ8g tel:+19293467033,,142920477 https://dialin.teams.cloud.microsoft/6338526b-9bea-4fe3-8968-ad7379a0ec61?id=142920477 https://aka.ms/JoinTeamsMeeting?omkt=en-US https://teams.microsoft.com/meet/2861914450421998?p=v960bHgJxmt8ORFOZT tel:+19293467033,,624242040 https://dialin.teams.cloud.microsoft/6338526b-9bea-4fe3-8968-ad7379a0ec61?id=624242040

FDLE ITN 710:0303 | Tampa Bay Page 10 of 148 Offeror’s Initials: _________

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 proposal must include supporting documentation proving such status. This requirement applies to:

A. The real property (land);

B. The building(s) or structure(s) C. The proposed parking area(s). Control of parking includes the area(s) of ingress and egress to both the real property and the building.

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. Space Planning, Architectural Renderings, Scaled Floor Plans

The awarded Offeror may subcontract with the architectural and consulting firm(s) of the awarded Offeror’s choosing. However, to the extent that this information may assist Offerors in providing the best value to the state.

A. Offers for Existing Buildings For offers for an existing building, each Reply shall include architectural floor plans and details as specified below for the proposed building:

• A floor plan to scale (Example: 1/4” = 1’0”) showing the present configurations with verified square footage measurements and a summary of square footage measurements and square footage calculations to include: (a) total gross square feet,

(b) total non‐usable square feet and (c) total net usable square feet.

• A proposed site plan showing the parking lot and the footprint of the building.

• One set of clear photographs (4 inches x 6 inches) or architect’s renderings showing exterior front, sides, and rear of the proposed facility. Color photographs and/or renderings are preferred. For non-existing buildings, an architect’s rendering

FDLE ITN 710:0303 | Tampa Bay Page 11 of 148 Offeror’s Initials: _________ showing exterior design, construction materials, and color of the proposed facility.

B. Offers for Non-Existing (build-to-suit) Buildings

For offers for a non‐existing building, each Reply shall include architectural floor plans and details as specified below for the proposed building:

• A proposed site plan showing the parking lot and the footprint of the building.

• The plans shall show a rendering of elevations and cross‐sections of the building; and,

• The plans shall indicate a rendering of exterior design, construction materials(s) and colors of the building.

• At the time of negotiations, a revised floor plan and facility build‐out renovations/and or construction information will be required.

Offeror agrees to provide architectural plans and details (as described in Article III, Section A.2. above) and agree to comply. Failure to comply will result in a non‐responsive Offer and the offer will not be considered. (Initial one of the following): YES ______ or NO______

B. REQUIREMENTS SPECIFIC TO OFFERS FOR EXISTING BUILDINGS

The selected Offeror shall provide, as a minimum, the following documents. Failure to comply shall render the Award null and void.

1. Test Fit of the Proposed Space

At the time of negotiations, the Offeror shall provide a test fit plan that delineates the space utilization consistent with Attachment A – Department Space Requirements and Design Criteria. The test fit shall include square footage measurements and square footage calculations summary to include:

A. Total gross square feet;

B. Total non-usable square feet, and C. Total net usable square feet; all square footage measurements must be accurate and verified at the time of submission;

If during space planning, the architect can value engineer the space and fit the Department into a space that is smaller than outlined in Attachment A – Department Design Criteria, consideration will be given to the reduction.

2. Detailed Timeline of Construction/Buildout At the time of negotiations, the Offeror shall provide a timeline with anticipated dates for completion of all phases of construction, configuration and modifications to the existing structure required to comply with the Department Design requirements. The timeline shall plan to make the space available at least sixty (60) business days prior to the lease start date so FDLE can begin the process of moving into the space.

3. Roof System Inspection Within sixty (60) days of notice of award for an existing building, the roof system shall be inspected by a licensed roofing contractor selected by FDLE to ensure that there are no current or impeding issues.

The report shall be provided directly to FDLE. The cost of the inspection shall be borne by the Lessor.

The report must confirm the roof is in satisfactory condition. If, based on the inspection, the roof is found to not be in satisfactory condition the Lessor shall bear the cost of bringing the roof up to satisfactory condition based on the outcome of a second inspection. Lessor must provide written guarantee that deficiencies will be corrected. Failure to correct deficiencies within an agreed upon designated time shall cause the Department to withdraw the Award.

4. Air Conditioning and Heating (HVAC) System Inspection Within sixty (60) days of notice of award for an existing building, the HVAC system shall be inspected by a licensed HVAC contractor selected by FDLE to ensure that there are no current or impeding issues.

The report shall be provided directly to FDLE. The cost of the inspection shall be borne by the Lessor.

The report must confirm the HVAC is in satisfactory condition. If, based on the inspection, the HVAC is

FDLE ITN 710:0303 | Tampa Bay Page 12 of 148 Offeror’s Initials: _________ found to not be in satisfactory condition the Lessor shall bear the cost of bringing the HVAC up to satisfactory condition based on the outcome of a second inspection. Lessor must provide written guarantee that deficiencies will be corrected. Failure to correct deficiencies within an agreed upon designated time shall cause the Department to withdraw the Award.

5. Structural Inspection Within sixty (60) days of notice of award for an existing building, the structure shall be inspected by a Florida licensed structural engineer to ensure the building structural frame and building envelope comply with the current Florida Building Construction Code. In addition, the building must comply with the structural loading criteria and vibration criteria listed in Attachment A – Department Space Requirements and Design Criteria – IV. Structural. The report shall be provided directly to FDLE. The cost of the inspection shall be borne by the Lessor. The report must confirm the structure is in satisfactory condition and meets the load and vibration criteria. If, based on the inspection, the structure is found to not be in satisfactory condition the Lessor shall bear the cost of bringing the structure up to satisfactory condition based on the outcome of a second inspection. Lessor must provide written guarantee that deficiencies will be corrected. Failure to correct deficiencies within an agreed upon designated time shall cause the Department to withdraw the Award.

6. Electrical Systems Within sixty (60) days of notice of award for an existing building, documentation shall be provided evidencing the building electrical system is less than 15 years old.

7. Exterior Windows Within sixty (60) days of notice of award for an existing building, documentation shall be provided evidencing the exterior windows comply with current hurricane codes.

The following documents will be required within one hundred eighty (180) business days after notification of Award:

• Architectural Engineering (A/E) Plans, which shall include, at a minimum:

o Floor plans (based on final design/layout, as arrived at between Offeror and Department), which shows the utility core, office space, public space, corridors and parking areas (scale 1” = 8’).

o The response signed by the developer or his/her duly authorized representative. Corporate, trade, or partnership titles may be stamped, written or typewritten, but the actual signature of the authorized representative must appear on the response. If the response is signed by a developer's agent, the agent must demonstrate authority to sign and it shall accompany the response.

o Architectural floor plans with square footage measurements to include the total square footage equal to ‘net usable’ square feet and the ‘non‐usable square feet. Floor plans to be drawn to scale (Example: 1/4” = 1’0”). The floor plan shall delineate space utilization consistent with the Department Design Criteria Requirements (Attachment A). The floor plan shall include square footage measurements and square footage calculations summary to include: (a) total gross square feet,(b) total non‐usable square feet, (c) total net usable square feet and (d) summary measurements of (a)(b)(c);

o All square footage measurements must be accurate and verified at the time of submission;

o Elevations and cross section of building indicating exterior design, material and colors (scale

1”= 8’);

o Parking area(s) including site location, driveway, ingress and egress; and, o The final permit plans shall be prepared and signed by the architectural engineer firm, dated and have seal affixed.

o Telecommunications distribution (street to building demarcation and intra-building (or earlier than 180 days, if possible).

FDLE ITN 710:0303 | Tampa Bay Page 13 of 148 Offeror’s Initials: _________

Offeror understands the above and agrees to comply with these requirements within the timeline stated. Failure to comply may cause Offeror’s Reply to be deemed non-responsive. (Initial one of the following): YES ______ or NO______

C. REQUIREMENTS SPECIFIC TO OFFERS FOR NON-EXISTING BUILDINGS, BUILD-TO-SUIT (TURNKEY)

LEASES

The selected Offeror shall provide, as a minimum, the following documents. Failure to comply shall render the Award null and void.

1. Detailed Timeline of Construction/Buildout

At the time of negotiations, the Offeror shall provide a timeline with anticipated dates for completion of all phases of construction, configuration and modifications to the existing structure required to comply with the Department Design requirements. The timeline shall plan to make the space available at least sixty (60) business days prior to the lease start date so FDLE can begin the process of moving into the space.

2. In accordance with Florida Administrative Code (FAC) 60H-1.017 Turnkey Lease, the selected Offeror shall provide, as a minimum, the following documents within sixty (60) days after notification of Award:

A. Furnish 100% Performance Bond;

B. Complete and satisfactory evidence of ownership pursuant to Article III;

C. A local tax assessor’s appraisal of the site;

D. A site survey E. Developer’s estimated valuation cost of construction per square foot;

F. Completion date (the date that the building will be offered to the State for acceptance), contingent upon the developer’s authorization to proceed;

G. Site improvement information to include the following:

i. Grading outside the building;

ii. Sanitary and storm sewers;

iii. Landscaping;

iv. Paving and retaining walls;

v. Water;

vi. Gas and electric distribution systems;

vii. Telecommunications distribution (street to building demarcation and intra-building);

viii. Extraordinary excavation and/or foundations;

ix. Archaeological and Environmental Reviews, if applicable.

The following documents will be required within one hundred eighty (180) business days after notification of Award:

• Architectural Engineering (A/E) Plans, which shall include, at a minimum:

o Floor plans (based on final design/layout, as arrived at between Offeror and Department), which shows the utility core, office space, public space, corridors and parking areas (scale 1” = 8’).

o The response signed by the developer or his/her duly authorized representative. Corporate, trade, or partnership titles may be stamped, written or typewritten, but the actual signature of the authorized representative must appear on the response. If the response is signed by a developer's agent, the agent must demonstrate authority to sign and it shall accompany the response.

o Architectural floor plans with square footage measurements to include the total square footage equal to ‘net usable’ square feet and the ‘non‐usable square feet. Floor plans to be drawn to scale (Example: 1/4” = 1’0”). The floor plan shall delineate space utilization

FDLE ITN 710:0303 | Tampa Bay Page 14 of 148 Offeror’s Initials: _________ consistent with the Department Design Criteria Requirements (Attachment A). The floor plan shall include square footage measurements and square footage calculations summary to include: (a) total gross square feet,(b) total non‐usable square feet, (c) total net usable square feet and (d) summary measurements of (a)(b)(c);

o All square footage measurements must be accurate and verified at the time of submission;

o Elevations and cross section of building indicating exterior design, material and colors (scale

1”= 8’);

o Parking area(s) including site location, driveway, ingress and egress; and, o The final permit plans shall be prepared and signed by the architectural engineer firm, dated and have seal affixed.

o Telecommunications distribution (street to building demarcation and intra-building (or earlier than 180 days, if possible).

Offeror understands the above and agrees to comply with these requirements within the timeline stated. Failure to comply may cause Offeror’s Reply to be deemed non-responsive. (Initial one of the following): YES ______ or NO______

D. LIFE CYCLE COSTS

Prior to the lease execution, the selected Offeror must conduct a life-cycle cost analysis for approval by the Department of Management Services, pursuant to Section 255.254(1), F.S., and Rule 60D-4.006, F.A.C.

E. 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.

F. COST OF DEVELOPING AND SUBMITTING THE REPLY

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

G. EXECUTION OF THE LEASE

Upon receipt of a lease from the Florida Department of Law Enforcement, the Offeror shall have thirty

(30) days to execute and return said lease, unchanged, to the Florida Department of Law Enforcement.

The Florida Department of Law Enforcement reserves the right to cancel the ITN offer, withdraw said offered lease, and re-issue a solicitation for office space should the Offeror fail or refuse to return said offered lease (executed and unchanged) within thirty (30) days of receipt.

FDLE ITN 710:0303 | Tampa Bay Page 15 of 148 Offeror’s Initials: _________

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 Department, I acknowledge and agree to abide to all requirements and conditions contained therein.

1. Description and Measurement of Proposed Space

The Department is seeking between 147,908 and 180,778 usable square feet of contiguous space.

The space is to be used as a professional office and forensic laboratory for the Department.

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 Department and DMS reserve the right to independently verify the space measurement.

The Offeror of the Reply selected for award shall provide documentation within one hundred eighty (180) business days after notification of award, that the total net usable square feet offered in the Reply shall be provided to the Department as contiguous space within a standalone single tenant secure facility. Failure to provide documentation shall render the offer null and void. The Offeror/Lessor shall be responsible for build-out and clean up and shall provide the Department with a clean and ready to operate space.

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 Department 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 Department’s target Lease Commencement Date is March 1, 2029, or sooner. The Proposed Space shall be made available to the Department at least sixty (60) business days prior to the Lease Commencement Date, at no charge to the State, for moving, installation, testing, commissioning, and other activities necessary to prepare the facility for occupancy.

Recognizing that the time required to complete the Proposed Space may vary based upon the facility and scope of construction proposed, each Offeror shall provide the number of calendar days following the effective date of a fully executed Lease Agreement within which it commits to make the Proposed Space available to the Department:

Proposed Delivery Period: __________ calendar days

The Offeror shall provide with its Reply a preliminary construction schedule supporting the Proposed Delivery Period. The Department will consider the reasonableness and feasibility of the proposed schedule, including the Offeror’s ability to achieve the Department’s target Lease Commencement Date of March 1, 2029, as part of its evaluation and negotiations. If the Proposed Delivery Period is not anticipated to achieve the March 1, 2029 target Lease Commencement Date, the Offeror shall identify and explain the circumstances requiring the additional time.

The Proposed Delivery Period may be negotiated by the Department. The final delivery period established through negotiations and incorporated into the Lease Agreement and/or Lessor’s Best

Yes No

FDLE ITN 710:0303 | Tampa Bay Page 16 of 148 Offeror’s Initials: _________ and Final Offer shall establish the required date for delivery of the Proposed Space. Should the successful Offeror/Lessor fail to make the Proposed Space available by the required delivery date, the Offeror/Lessor shall be liable, at the Department’s discretion, for liquidated damages in the amount of $4,038.55 for each calendar day until the Proposed Space is made available, in accordance with the Liquidated Damages Addendum to the Lease.

Space shall be considered available when the Department have been provided with an official and permanent Certificate of Occupancy, an approved State Fire Marshal Final Inspection, and the Department has provided written approval of acceptance to the Lessor following a walk-through inspection with the Department and Offeror/Lessor’s designated representatives.

Unforeseen circumstances beyond the reasonable control of the Offeror/Lessor that delay completion may be cause for the Offeror/Lessor to request an extension, in writing, from the Department. Any extension shall be subject to the Department’s written approval. If the delay exceeds sixty (60) calendar days beyond the required delivery date, the Department shall have the right to terminate the Lease.

Offeror acknowledges and agrees to the Proposed Delivery Period stated above and understands that the final delivery period established through negotiations will be incorporated into the Lease Agreement and/or Lessor’s Best and Final Offer and subject to the Liquidated Damages Addendum.

3. Term and Renewal Options

Replies must offer a twenty-five (25) year initial term with two (2), five (5) year renewal options.

The Department will select the lease term for the proposed space that provides the best value for the State.

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

Yes No

4. Full Service (Gross) Rental Rate

The Offeror shall provide the Department 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, recycling services, garbage disposal, security system installation and maintenance, and any amortization of required tenant improvements to the proposed space).

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.

Yes No

5. Parking

Adequate parking for State employees and visitors is mandatory. All Replies must include a site layout with all parking spaces and utilization of spaces shown. The Department needs a minimum of three hundred fifty (350) parking spaces for employees and visitors, including two hundred fifty (250) parking spaces within a screened area with obstructive views, secure and controlled area. Preference will be given to proposals offering all Department needed parking within a screened area with obstructive views, secure and controlled area.

A Reply for Proposed Space in a multiple facility complex must include the total number of parking spaces and parking commitment to other tenants. Preference will be given to offers which include ‘on-site’ exclusive parking screened from view, secure and controlled area. (Attachment A – Department Space Requirements and Design Criteria).

FDLE ITN 710:0303 | Tampa Bay Page 17 of 148 Offeror’s Initials: _________

6. Turn-key Build Out

The Department 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 Department’s approval of an architectural layout provided by the Offeror/Lessor.

Yes No

7. Other Tenants

If the offered space and/or parking spaces (or any portion of either), is presently occupied or will be covered by an active lease(s) at the specified availability need date of this ITN, the Offeror is responsible for providing written documentation, with the Reply, of the tenants’ acknowledgment the Offeror’s Reply and tenant’s ability and willingness to vacate the premises, in order to allow Offeror to commence and to satisfactorily complete renovation work which will allow the Agency’s specified occupancy date.

Offeror agrees to disclose, with the Reply, other tenant arrangements of the proposed office space and proposed parking spaces and that such tenant arrangements shall not impact the availability of the offered space, parking, or any part thereof, to the Agency by the specified need date.

Yes No

8. Performance Bond

If the Offeror is awarded a Reply for a non-existing (build-to-suit) building, the Offeror shall, within sixty (60) days after notification of Award, submit a performance bond in an amount equal to one hundred percent (100%) of the certified hard construction costs (materials and labor) required to complete the project, exclusive of soft costs such as architectural and engineering fees, permitting, financing costs, and developer fee, together with an itemized construction cost detail worksheet

— separately identifying hard and soft costs — prepared, dated, and certified by the Offeror, in accordance with Florida Administrative Code Rule 60H-1.017, Turnkey Lease. Failure to provide the required Performance Bond and cost detail documentation within the time specified shall cause the Department to withdraw the Award. The Performance Bond shall be renewed, as needed, until a lease agreement is executed and the Offeror provides a Certificate of Occupancy, and the cost of the Performance Bond shall be borne by the Offeror.

For an existing building, a Performance Bond shall be required if the Offeror's proposed renovation or tenant improvement work includes structural modifications, life-safety system modifications, or the specialized security, evidence-integrity, or laboratory-grade mechanical, electrical, or plumbing systems described in Attachment A, Department Space Requirements and Design Criteria. The Offeror shall identify in its Reply whether its proposed scope of work triggers this requirement. If it does, the rental rate proposed in the Reply shall be deemed to include the cost of the Performance Bond, and no adjustment to the rental rate shall be permitted after Award on account of this requirement. If required, the Performance Bond shall be submitted within sixty (60) days after notification of Award, in an amount equal to one hundred percent (100%) of the certified hard cost of the required renovation and tenant improvement work, together with an itemized cost detail worksheet certified by the Offeror.

To be acceptable to the State, the surety issuing any Performance Bond required under this Section shall hold a currently valid Certificate of Authority from the Florida Office of Insurance Regulation and from the U.S. Department of the Treasury, be in full compliance with the Florida Insurance Code, and carry a Best's Key Rating Guide policyholder rating and financial size category consistent with the contract amount.

Offeror acknowledges and agrees to provide a Performance Bond if required under this Section — as a condition of Award for a non-existing (build-to-suit) Reply, or, for an existing building Reply, if Offeror's proposed scope of work triggers the requirement described above.

FDLE ITN 710:0303 | Tampa Bay Page 18 of 148 Offeror’s Initials: _________

9. Purchase Option (Requested, Not Required)

The Department requests, but does not require, that Offeror agree to grant the Department an option to purchase the Property (land, Building, and improvements), with final terms negotiated and documented in the Lease Agreement if awarded. The purchase price shall be based on Lessor’s certified Total Development Cost, including land, hard and soft construction costs, and a market-rate developer fee disclosed in Offeror’s Reply, for a non-existing building, or appraised fair market value for an existing building — in either case not to exceed appraised fair market value at the time of exercise — and is contingent upon annual legislative appropriation under Section 255.2502, Florida Statutes, and the Department of Management Services' approval under Section 255.25(2), Florida Statutes. A Reply that does not include this Purchase Option is not thereby rendered non-responsive. If the Purchase Option is exercised, Lessor shall pay the commission on the purchase price to the Department, consistent with the Commission Agreement (Attachment G), and the Department shall in turn pay Savills, as the Department’s Tenant Broker, regardless of Savills’ participation in negotiating the purchase.

Offeror agrees to grant the Department the Purchase Option described above, on terms to be negotiated and documented in the Lease Agreement if awarded.

Yes No

10. 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 Department.

Yes No

11. 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 the Tenant Broker Use and Commissions Agreement.

Yes No

12. 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: Department Space Requirements and Design Criteria – provides specific detail as to the Department 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

FDLE ITN 710:0303 | Tampa Bay Page 19 of 148 Offeror’s Initials: _________

- C-4 Proposal Submitted by Lessor

- C-5 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.

Attachment H: Doing Business with the State of Florida – acknowledgment from Offeror related to the vendor requirements for the State of Florida.

Attachment I: Previous Experience – provide relevant experience of other successful build-to-suit or large renovation projects completed in the last five years. Must be completed and returned with Reply.

Attachment J: Financial Evaluation – the Department may request financial information from the Offeror(s) it enters into negotiations with. Offerors should not submit financial information with their Replies.

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.

13. Permitted Use by the State

The State’s permitted use for the location will include Investigations and Forensic Science (includes Regional Crime Laboratory), Criminal Justice Information Services and Criminal Justice Professionalism, which serve local, state and federal criminal justice agencies and citizens in multiple counties. Additionally, areas for general office purposes as well as appropriate appurtenant uses such as training areas, vending, computer rooms, etc., will be required.

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

14. 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: https://www.energystar.gov/buildings/benchmark

If so, provide the Energy Star rating for this building: ________________ https://www.energystar.gov/buildings/benchmark

FDLE ITN 710:0303 | Tampa Bay Page 20 of 148 Offeror’s Initials: _________

15. Disclaimer

This is an Invitation to Negotiate. Nothing contained herein shall be deemed an offer to lease, and the Department reserves the right to negotiate with all or none of the respondents in its sole discretion. Please note that the Department has the right, at any time during the process, to reject any and all Replies that are not, in the Department’s sole discretion, in the best interests of the State. The Department 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 Department 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 Department.

The terms of any transaction, if consummated, shall not be final nor binding on either party until a Lease Agreement…