LI-14174_ATTACH J_GENERAL ARCHITECTURE AND FINISHES.pdf

SFO LI-14174

ATTACHMENT K: GENERAL ARCHITECTURE & FINISHES

This Attachment K outlines the Government’s preferences for general architecture and architectural finishes as well as performance of tenant improvements (TI) associated with an Offeror’s proposal to meet the Government’s space requirements of this Solicitation for Offers (SFO), identified as SFO LI-14174, and Attachment A Room Schedule.

1.0 GENERAL ARCHITECTURE

1.1 QUALITY AND APPEARANCE OF BUILDING EXTERIOR (FOR ADMIN

SPACE REQUIREMENTS)

The space offered should be located in a modern office building with a facade of stone, marble, brick, stainless steel, aluminum, or other permanent materials in good condition acceptable to the Real Estate Contracting Officer. The building should be compatible with its surroundings. Overall, the building should project a professional and aesthetically pleasing appearance including an attractive front and entrance way. The building should have energy efficient windows or glass areas consistent with the structural integrity of the building, unless not appropriate for intended use. The facade, downspouts, roof trim, and window casing should be clean and in good condition. All windows, roof, walls and door frames should be free from leaks.

Exterior pedestrian doors should be solid, weather tight, and equipped with cylinder locks. All locks should be master keyed. The Government should be furnished at least two (2) master keys and two (2) keys for each lock. Hardware for outward opening doors should conform to National Fire Protection Association (NFPA) 101. All doors, entrances and doorways (except for loading docks) should be accessible to the physically challenged, including ramps where necessary. Emergency exits should be provided as required by NFPA codes and any applicable state and local fire and life safety standards.

At the Government’s discretion, Offeror is responsible for replacing all interior door locks within the leased premises. Locking hardware and cylinders should be new.

Common area doors locks and hardware should be in excellent condition at the start of the lease. Conference rooms should have locking function.

1.2 QUALITY AND APPEARANCE OF BUILDING EXTERIOR (FOR

WAREHOUSE SPACE REQUIREMENTS)

A. The warehouse should be of sound and substantial construction. The facade, downspouts, roof trim, and window casing should be clean and in good condition. All windows, roof, walls and door frames should be free from leaks.

B. Exterior paving should be sloped away from the warehouse for drainage and have no low spots where water will stand. A bituminous wearing course should be installed over the bituminous base coat.

C. Exterior pedestrian doors should be solid, weather tight, and equipped with cylinder locks. All locks should be master keyed. The Government should be furnished at least two master keys and two keys for each lock. Hardware for outward opening doors should conform to National Fire Protection Association (NFPA) 101. All doors, entrances and doorways (except for loading docks) should be accessible to the physically challenged, including ramps where necessary. Emergency exits should be provided as required by NFPA codes and any applicable State and County fire and life safety standards.

D. At the Government’s discretion, Offeror is responsible for replacing all interior door locks within the leased premises. Locking hardware and cylinders should be new.

Common area doors locks, and hardware should be in excellent condition at the start of the lease. Conference rooms should have locking function.

E. The warehouse’s exterior should be lighted at a minimum of two foot-candles at ground level fifty feet from the warehouse.

1.3 CONSTRUCTION WASTE MANAGEMENT

A. The Offeror should use best efforts for recycling construction waste for initial space alterations of TI and subsequent alterations under the lease.

B. Recycling construction waste means providing all services necessary to furnish construction materials or wastes to organizations which will employ these materials or wastes in the production of new materials. Recycling includes required labor and equipment necessary to separate individual materials from the assemblies of which they form a part.

C. The Offeror should use best efforts to recycle the following items during both the demolition and construction phases of the project, subject to economic evaluation and feasibility:

1. Ceiling grid and tile;

2. Light fixtures, including proper disposal of any transformers, ballasts, and fluorescent light bulbs;

3. Duct work and HVAC equipment;

4. Wiring and electrical equipment;

5. Aluminum and/or steel doors and frames;

6. Hardware;

7. Drywall;

8. Steel studs;

9. Carpet, carpet backing, and carpet padding;

10. Wood;

11. Insulation;

12. Cardboard packaging;

13. Pallets;

14. Windows and glazing materials;

15. All miscellaneous metals (as in steel support frames for filing equipment); and

16. All other finish and construction materials.

D. If any waste materials encountered during the demolition or construction phase are found to contain lead, asbestos, polychlorinated biphenyls (PCBs) (such as fluorescent lamp ballasts), or other harmful substances, they should be handled and removed in accordance with Federal and State laws and requirements concerning hazardous waste.

E. In addition to providing "one time" removal and recycling of large-scale demolition items such as carpeting or drywall, the Offeror should use best efforts to provide continuous facilities for the recycling of incidental construction waste during the initial construction.

F. Construction materials recycling records should be maintained by the Offeror and should be accessible to the Real Estate Contracting Officer (RECO). Records should include materials recycled or landfilled, quantity, date, and identification of hazardous wastes.

1.4 EXISTING FIT-OUT, SALVAGED, OR RE-USED BUILDING MATERIAL

Items and materials existing in the offered space, or to be removed from the offered space during the demolition phase, are eligible for reuse in the construction phase of the project.

The reuse of items and materials is preferable to recycling them; however, items considered for reuse should be in refurbished condition and should meet the quality standards set forth by the Government in this SFO. In the absence of definitive quality standards, the Offeror should ensure that the quality of the item(s) in question should meet or exceed accepted industry or trade standards for first quality commercial grade applications.

1.5 INDOOR AIR QUALITY DURING CONSTRUCTION

A. The Offeror should provide to the Government safety data sheets (SDS), material safety data sheets (MSDS) or other appropriate documents upon request, but prior to installation or use for the following products including, but not limited to: adhesives, caulking, sealants, insulating materials, fireproofing or fire stopping materials, paints, carpets, floor and wall patching or leveling materials, lubricants, clear finishes for wood surfaces, janitorial cleaning products, and pest control products.

B. The RECO may eliminate from consideration products with significant quantities of toxic, flammable, corrosive, or carcinogenic material and products with potential for harmful chemical emissions. Materials used often or in large quantities will receive the greatest amount of review.

C. All SDS and MSDS should comply with Occupational Safety and Health Administration (OSHA) requirements. The Offeror and its agents should comply with all recommended measures in the SDS to protect the health and safety of personnel.

D. To the greatest extent possible, the Offeror should sequence the installation of finish materials so that materials that are high emitters of volatile organic compounds (VOC) are installed and allowed to cure before installing interior finish materials, especially soft materials that are woven, fibrous, or porous in nature, that may absorb contaminants and release them over time.

E. Where demolition or construction work occurs adjacent to occupied space, the Offeror should erect appropriate barriers (noise, dust, odor, etc.) and take necessary steps to minimize interference with the occupants. This includes maintaining acceptable temperature, humidity, and ventilation in the occupied areas during window removal, window replacement, or similar types of work.

F. FLUSH-OUT PROCEDURE:

1. A final flush-out period of 72 hours minimum is required after installation of all interior finishes and before the Government’s occupancy of the space. The Offeror should ventilate 24 hours a day, with new filtration media at 100% outdoor air (or maximum outdoor air while achieving a relative humidity not greater than 60%).

2. After the 3-day period the space may be occupied; however, the flush-out should continue for 30 days using the maximum percentage of outdoor air consistent with achieving thermal comfort and humidity control.

3. Any deviation from this ventilation plan should be approved by the RECO.

G. The Offeror is required to provide regularly occupied areas of the Government space with new air filtration media before occupancy that provides a Minimum Efficiency Reporting Value (MERV) of 13 or better.

H. During construction, meet or exceed the recommended design approaches of the Sheet Metal and Air Conditioning National Contractors Association (SMACNA) IAQ Guideline for Occupied Buildings Under Construction, 1995, Chapter 3.

I. Protect stored onsite and installed absorptive materials from moisture damage.

J. If air handlers are used during construction, the Offeror should provide filtration media with a Minimum Efficiency Reporting Value (MERV) of 8 at each return air grill, as determined by ASHRAE (American Society of Heating, Refrigeration and Air-Conditioning Engineers) 52.2- 1999.

1.6 WORK PERFORMANCE

All work in performance of this lease should be done by skilled workers or mechanics and should be acceptable to the RECO. The RECO retains the right to reject the Offeror’s workers 1) if such are either unlicensed, unskilled, or otherwise incompetent or 2) if such have demonstrated a history of either untimely or otherwise unacceptable performance in connection with work carried out in conjunction with either this contract or other Government or private contracts. All work performed is subject to security requirements as outlined in this SFO.

1.7 BUILDING SYSTEMS

Whenever requested, the Offeror should furnish at no cost to the Government a report by a registered professional engineer(s) showing that the building and its systems as designed and constructed will satisfy the requirements of this lease.

1.8 SPACE EFFICIENCY

The design of the space offered should be conducive to efficient layout and good utilization as determined by the Government at its sole discretion.

1.9 FLOOR PLANS AFTER OCCUPANCY

Within 30 days after occupancy, as-built floor plans, scaled at 1/8" = 1'-0", showing the space under lease, as well as corridors, stairways, and core areas, should be provided to the RECO.

1.10 CAD AS-BUILT FLOOR PLANS

Computer-Aided Design (CAD) files of as-built floor plans showing the space under lease, as well as corridors, stairways, and core areas, should be provided to the RECO along with the as-built floor plan drawings required in the "Floor Plans After Occupancy" paragraph in the GENERAL ARCHITECTURE section of this SFO. All electronic submittals should be usable without passwords and fully capable to be copied.

1.11 FLOORS AND FLOORD LOAD (FOR ADMIN SPACE REQUIREMENTS)

All adjoining floor areas should be 1) of a common level not varying more than 1/4 inch over a 10-foot, 0-inch horizontal run in accordance with the American Concrete Institute standards, 2) non slip, and 3) acceptable to the RECO. Underfloor surfaces should be smooth and level. Office areas should have a minimum live load capacity of 50 pounds per ANSI/BOMA Office Area square foot plus 20 pounds per ANSI/BOMA Office Area square foot for moveable partitions. Storage areas should have a minimum live load capacity of 100 pounds per ANSI/BOMA Office Area square foot including moveable partitions. See Attachment A, Room Schedule for additional requirements per room. A report showing the floor load capacity, at no cost to the Government, by a registered professional engineer may be required. Calculations and structural drawings may also be required.

1.12 FLOORS AND FLOOR LOAD (FOR WAREHOUSE SPACE REQUIREMENTS)

A. Floor area should be contiguous without public access.

B. The floor area of the space should be contiguous without public access and should be of a smooth weight bearing nature (i.e. concrete) that allow for the easy maneuverability of a forklift and should be conducive to shelving and storage racks.

C. Carpeting is desired for the office space.

D. Smooth polished concrete is desired for the warehouse space

E. The Offeror should repair or replace the Warehouse floor and carpet at the Offeror’s expense at any time during the lease term when it is damaged.

F. Repair or replacement should include the moving and returning of furnishings. Work should be performed after normal working hours by a licensed contractor and in accordance with manufacturing instructions to lie smoothly and evenly.

1.13 EXITS AND ACCESS (FOR ADMIN SPACE REQUIREMENTS)

Vestibules should be provided at public entrances and exits where weather conditions and heat loss are important factors for consideration. In the event of negative air pressure conditions, provisions should be made for equalizing air pressure.

1.14 WINDOWS

All windows should be weather-tight. Operable windows that open should be equipped with locks. Off-street, ground level windows and those accessible from fire escapes, adjacent roofs, and other structures that can be opened should be fitted with a sturdy locking device. Windows accessible from fire escapes should be readily operable from the inside of the building.

Windows located on the ground floor should remained locked at all times.

All windows should be outfitted with tinting and window blinds that have the ability to be drawn in as needed in order to restrict visual observation from outside the facility or within the facility main lobby. Windows within the main lobby and doors with glass do not need to be outfitted with blinds but should be tinted.

1.15 ACCESSIBILITY

The warehouse and areas serving the offered space should be accessible to persons with disabilities in accordance with both the Americans with Disabilities Act Accessibility Guidelines (ADAAG) and the Architectural Barriers Act Accessibility Standard

(ABAAS), Appendices C and D to 36 CFR Part 1191 (ABA Chapters 1 and 2, and Chapters 3 through 10). The areas that should comply with this requirement are doors, doorways, and ramps, with the exception of the loading dock. Emergency exits should be provided as required by NFPA codes and any applicable state and county fire and life safety standards. To the extent the standard referenced in the preceding sentence conflicts with local accessibility requirements, the more stringent should apply.

2.0 ARCHITECTURAL FINISHES

2.1 RECYCLED CONTENT PRODUCTS (COMPREHENSIVE PROCUREMENT

GUIDELINES)

The Offeror should comply to the extent feasible with the Resource Conservation and Recovery Act (RCRA), Section 6002, 1976. The Offeror should use recycled content products as indicated in this SFO and as designated by the U.S. Environmental Protection Agency (EPA) in the Comprehensive Procurement Guidelines (CPG), 40 CFR Part 247, and its accompanying Recovered Materials Advisory Notice (RMAN). The CPG lists the designated recycled content products. EPA also provides recommended levels of recycled content for these products. The list of designated products, EPA recommendations, and lists of manufacturers and suppliers of the products can be found at the https://www.epa.gov/smm/comprehensive-procurement-guideline-cpg-program#products web site.

2.2 LAYOUT, FINISHES, AND COLORBOARDS

All building finishes should be for first class, modern space. The Offeror should consult with the RECO prior to developing a minimum of three (3) color boards to include coordinated samples of finishes for all interior elements such as paint, wall coverings, base coving, carpet, window treatments, laminates, and flooring. All samples provided should be in compliance with specifications set forth elsewhere in this SFO. The Offeror should provide the required color boards within ten (10) calendar days of the request for such by the RECO. The color boards should be approved by the Government prior to installation. Upon review with the Government, the RECO should select one (1) color board within fifteen (15) calendar days, and unless otherwise specified prior to lease award, the Offeror may assume that one color board will be accepted for all finishes in the entire space under lease. The Offeror may not make any substitutions after the color board is selected.

2.3 WOOD PRODUCTS

A. For all new installations of wood products, the Offeror is encouraged to use independently certified forest products. For information on certification and certified wood products, refer to the Forest Stewardship Council United States (https://us.fsc.org/en-us) or the Sustainable Forestry Initiative (https://forests.org/).

B. New installations of wood products used under this contract should not contain wood from endangered wood species, as listed by the Convention on International Trade in https://www.epa.gov/smm/comprehensive-procurement-guideline-cpg-program#products https://us.fsc.org/en-us https://forests.org/

Endangered Species. The list of species can be found at the following web site:

https://cites.org/eng/disc/species.php.

C. Particle board, strawboard, and plywood materials should comply with Department of Housing and Urban Development (HUD) standards for formaldehyde emission controls.

Plywood materials should not emit formaldehyde in excess of 0.2 parts per million (ppm), and particleboard materials should not emit formaldehyde in excess of 0.3 ppm.

2.4 ADHESIVES AND SEALANTS

All adhesives employed on this project (including, but not limited to, adhesives for carpet, carpet tile, plastic laminate, wall coverings, adhesives for wood, or sealants) should be those with the lowest possible VOC content below 20 grams per liter and which meet the requirements of the manufacturer of the products adhered or involved.

The Offeror should use adhesives and sealants with no formaldehyde or heavy metals.

2.5 INSULATION: THERMAL, ACOUSTIC, AND HVAC

A. All insulation products should contain recovered materials as required by EPA’s CPG and related recycled content recommendations. This requirement applies to all new insulation to be installed due to Government occupancy.

B. No insulation installed with this project should be material manufactured using chlorofluorocarbons (CFC), nor should CFC be used in the installation of the product.

C. All insulation containing fibrous materials exposed to air flow should be rated for that exposure or should be encapsulated.

D. Insulating properties for all materials should meet or exceed applicable industry standards. Polystyrene products should meet American Society for Testing and Materials (ASTM) C578 91.

E. All insulation should be low emitting with not greater than .05 ppm formaldehyde emissions.

2.6 CEILINGS

A. Ceilings should meet the appropriate height for each space requirement as described in Attachment A. Bulkheads and hanging or surface-mounted light fixtures which impede traffic ways should be avoided. Ceilings should be uniform in color and appearance throughout the leased space, with no obvious damage to tiles or grid or insulation.

B. Ceilings should have a minimum noise reduction coefficient (NRC) of 0.60 for warehouse space and 0.75 for admin space throughout the Government-demised area.

C. Prior to closing the ceiling, the Offeror should coordinate with the Government for the installation of any items above the ceiling.

D. Should the ceiling be installed in the Government-demised area prior to the TI, then the Offeror should be responsible for all costs in regard to the disassembly, storage during alterations, and subsequent re-assembly of any of the ceiling components https://cites.org/eng/disc/species.php which may be required to complete the TI. The Offeror should also bear the risk for any damage to the ceiling or any components thereof during the alterations.

E. Ceilings should be a flat plane in each room and should be suspended with ample light fixtures and finished as follows unless an alternate equivalent is pre-approved by the RECO.

1. Restrooms. Plaster or spackled and taped gypsum board and painted with ample light fixtures.

2. Offices and Conference Rooms. Mineral and acoustical tile or lay-in panels with textured or patterned surface and regulate edges or an equivalent pre-approved by the RECO. Tiles or panels should contain recycled content.

3. Corridors and Eating/Galley Areas. Plaster or spackled and taped gypsum board or mineral acoustical tile.

2.7 WALL FINISHES

A. BUILDING SHELL:

1. Physical Requirements. Prior to occupancy, all restrooms within the building common areas of Government-occupied floors should have 1) ceramic tile in splash areas and 2) semi-gloss paint on remaining wall areas or other finish approved by the RECO.

2. Replacement. The Offeror should maintain all wall coverings, high-performance paint coatings, and paints in "like new" condition for the life of the lease. The Offeror, at its expense, should replace or repair paints, high-performance coatings, or wall coverings any time during the Government's occupancy if they are torn, peeling, permanently stained, marked, or damaged from impact. Repair or replace the ceramic tile in the restrooms if it is loose, chipped, broken, or permanently discolored. All repair or replacement work should be coordinated with the RECO and may be required to occur after working hours.

B. TENANT IMPROVEMENTS INFORMATION:

1. Wall finishes should comply with the VOC (Volatile Organic Compound) limits of the Green Seal Standard GS-11.

2.8 PAINTING

A. BUILDING SHELL:

1. The Offeror should bear the expense for all painting associated with the building shell. These areas should include all common areas. Exterior perimeter walls, columns and interior core walls within the Government demised area should be spackled and prime painted with low VOC primer. If any building shell areas are already painted prior to TI, then the Offeror should repaint, at the Offeror’s expense, as necessary during TI.

2. Public areas should be painted at least every three (3) years. Government areas should be repainted every five (5) years, and any time during the occupancy by the Government if paint is peeling or permanently stained, except where damaged due to the negligence of the Government. Repainting includes the moving and returning of furnishings. All work should be done outside of the Government’s normal business hours.

B. TENANT IMPROVEMENT INFORMATION:

1. The Offeror should provide interior paints and coatings that meet or are equivalent to the following standards for Volatile Organic Compound (VOC) off gassing:

a. Topcoat paints: Green Seal Standard GS-11, Paints, First Edition, May 20, 1993.

b. All other architectural coatings, primers, and undercoats: South Coast Air Quality

Management District (SCAQMD) Rule 1113, Architectural Coatings, effective January 1, 2004.

c. Architectural paints, coatings, and primers applied to interior walls and ceilings:

i. Flats: 50 grams per liter (g/L).

ii. Non-flats: 150 g/L.

d. Anticorrosive and antirust paints applied to interior ferrous metal substrates: 250 g/L.

e. Clear wood finishes:

i. Varnish: 350 g/L.

ii. Lacquer: 550 g/L.

f. Floor coatings: 100 g/L.

g. Sealers:

i. Waterproofing sealers: 250 g/L.

ii. Sanding sealers: 275 g/L.

iii. All other sealers: 200 g/L.

h. Shellacs:

i. Clear: 730 g/L.

ii. Pigmented: 550 g/L.

i. Stains: 250 g/L.

j. Use reprocessed latex paint in accordance with EPA’s CPG (Comprehensive

Procurement Guidelines) on all painted surfaces where feasible. The type of paint should be acceptable to the RECO.

2.9 DOORS: EXTERIOR (FOR ADMIN SPACE REQUIREMENTS)

BUILDING SHELL:

A. Exterior doors should be provided at the Offeror's expense. Exterior doors should be weather-tight and should open outward. Hinges, pivots, and pins should be installed in a manner which prevents removal when the door is closed and locked.

B. These doors should have a minimum clear opening of 36" wide x 80" high (per leaf).

Doors should be heavy-duty, flush, 1) hollow steel construction, 2) solid core wood, or 3) insulated tempered glass. As a minimum requirement, hollow steel doors should be fully insulated, flush, #16-gauge hollow steel. Solid-core wood doors and hollow steel doors should be at least 1-3/4 inches thick. Door assemblies should be of durable finish and should have an aesthetically pleasing appearance acceptable to the Real Estate Contracting Officer. The opening dimensions and operations should conform to the governing building, fire safety, accessibility for the disabled, and energy codes and/or requirements.

2.10 DOORS: EXTERIOR (FOR WAREHOUSE SPACE REQUIREMENTS)

BUILDING SHELL:

A. Exterior doors should be provided at the Offeror's expense. Exterior doors should be weather-tight and should open outward. Hinges, pivots, and pins should be installed in a manner which prevents removal when the door is closed and locked.

B. These doors should have a minimum clear opening of 36" wide x 80" high (per leaf).

Doors should be heavy-duty, flush, 1) hollow steel construction, 2) solid core wood, or 3) insulated tempered glass. As a minimum requirement, hollow steel doors should be fully insulated, flush, #16-gauge hollow steel. Solid-core wood doors and hollow steel doors should be at least 1-3/4 inches thick. Door assemblies should be of durable finish and should have an aesthetically pleasing appearance acceptable to the RECO.

The opening dimensions and operations should conform to the governing building, fire safety, accessibility for the disabled, and energy codes and/or requirements.

C. The Offeror should be solely responsible for all aspects of maintenance, repair, and functionality of the bay door(s) located on the leased premises. This responsibility includes regular inspections, necessary repairs, and ensuring the bay door remains fully operational. Any costs associated with the maintenance, repair, or replacement of the bay door should be borne entirely by the Offeror. The Government should not be liable for any expenses incurred to the bay door’s upkeep and repair.

1. The Bay door should maintain its weather-tight integrity throughout the lease term. The Offeror should take all necessary measures to ensure that the bay door effectively prevents the ingress of weather elements, including rain, wind, and snow, into the leased premises.

2. Failure of the bay door to function properly or to remain weather-tight should be promptly addressed by the Offeror, and any necessary repairs should be carried out without delay.

D. The Offeror should provide an electric-powered bay door(s) for the Leased premises.

The bay door should be equipped with an electric motor and operating mechanism that allows for seamless opening and closing of the door via electric controls.

1. The Offeror should ensure that the electric-powered bay door is installed and operational throughout the leased term. The bay door(s) electric motor and associated components should be maintained in good working condition throughout the duration of the lease. Any costs associated with the installation, maintenance, repair, or replacement of the electric-powered bay door’s motor and related components should be the sole responsibility of the Offeror. The Government should not be liable for, and expenses incurred in relation to the electric-powered bay door’s motor or operation mechanism.

2.11 DOORS: SUITE ENTRY

TENANT IMPROVEMENT INFORMATION:

Suite entry doors should be provided as part of the TI and should have a minimum clear opening of 32" wide x 84" high (per leaf). Doors should meet the requirements of being a flush, solid core, 1 3/4 inch thick, wood door with a natural wood veneer face or an equivalent pre-approved by the RECO. Hollow core wood doors are not acceptable. They should be operable by a single effort and should be in accordance with National Building Code requirements. Doors should be installed in a metal frame assembly, primed and finished with a low VOC semi-gloss oil-based paint with no formaldehyde.

2.12 DOORS: INTERIOR

TENANT IMPROVEMENT INFORMATION:

Doors within the Government-demised area should be glass double doors for entry into the main suite, or an equivalent pre-approved by the RECO. Hollow core wood doors are not acceptable. They should be operable with a single effort and should be in accordance with National Building Code requirements. Doors should be installed in a metal frame assembly. Doors should be installed in a metal frame assembly, primed and finished with a low VOC semi-gloss oil-based paint with no formaldehyde.

2.13 DOORS: HARDWARE

A. BUILDING SHELL:

Exterior doors should have door handles or door pulls with heavyweight hinges. All doors should have corresponding doorstops (wall or floor mounted) and silencers. All public use doors and toilet room doors should be equipped with kick plates. All building exterior doors should have locking devices installed to reasonably deter unauthorized entry. Properly rated and labeled fire door assemblies should be installed on all fire egress doors.

Doors should have door handles or door pulls with heavyweight hinges. The Offeror is encouraged to avoid the use of chrome-plated hardware. All doors should have corresponding doorstops (wall or floor mounted) and silencers. All door entrances leading into the Government-demised area from public corridors and exterior doors should have automatic door closers. Doors designated by the Government should be equipped with 5-pin, tumbler cylinder locks and strike plates. All locks should be on a master key system. Furnish at least two (2) for each lock to the Government. Any exterior entrance should have a high security lock, with appropriate key control procedures, as determined by Government specifications. Hinge pins and hasps should be secured against unauthorized removal by using spot welds or peened mounting bolts. The exterior side of the door should have a lock guard or astragal to prevent jimmying of the latch hardware. Doors used for egress only should not have any operable exterior hardware. All security-locking arrangements on doors used for egress should comply with requirements of NFPA 101.

2.14 DOORS: IDENTIFICATION

All signage required in common areas unrelated to Government identification should be provided and installed at the Offeror’s expense.

Door identification should be installed in approved locations adjacent to office entrances as part of the lease. The form of door identification should be approved by the RECO.

2.15 PARTITIONS: GENERAL

BUILDING SHELL:

Partitions in public areas should be marble, granite, hardwood, or sheetrock covered with durable wall covering or high-performance coating, or equivalent pre-approved by the RECO. Additionally, all partitions should be on a regular maintenance schedule, to be assessed no less than three times each year.

2.16 PARTITIONS: PERMANENT

BUILDING SHELL:

Permanent partitions should extend from the structural floor slab to the structural ceiling slab. They should be provided by the Offeror at the Offeror’s expense as necessary to surround the Government-demised area, stairs, corridors, toilet rooms, all columns, and janitor closets. They should have a flame spread rating of 25 or less and a smoke development rating of 50 or less (ASTM E-84). Stairs, elevators, and other floor openings should be enclosed by partitions and should have the fire resistance required by National

Fire Protection Association (NFPA) Standard 101, Life Safety Code. Additionally, all partitions should be on a regular maintenance schedule, to be assessed no less than three times each year.

2.17 PARTITIONS: SUBDIVIDING

A. BUILDING SHELL:

Any demolition of existing improvements which is necessary to satisfy the Government's layout should be done at the Offeror's expense. Additionally, all partitions should be on a regular maintenance schedule, to be assessed no less than three times each year.

B. OFFICE SUBDIVIDING PARTITIONS:

1. Office subdividing partitions should comply with applicable building codes and local requirements. Partitioning should extend from the finished floor to the finished ceiling and should be designed to provide a sound transmission class (STC) of 37, unless otherwise noted in Attachment A. Partitioning should be installed by the Offeror at locations to be determined by the Government as identified in the Final Layout Drawings. They should have a flame spread rating of 25 or less and a smoke development rating of 50 or less (ASTM E-84).

2. HVAC should be rebalanced and lighting repositioned, as appropriate, after installation of partitions.

3. Partitioning requirements may be met with existing partitions if they meet the Government’s standards and layout requirements.

2.18 FLOOR COVERING AND PERIMETERS

1. Exposed interior floors in primary entrances and lobbies should be marble, granite, terrazzo, or an equivalent pre-approved by the RECO. Exposed interior floors in secondary entrances, elevator lobbies, and primary interior corridors should be high-grade carpet, marble, granite, terrazzo, durable vinyl composite tile, or an equivalent pre-approved by the RECO. Resilient flooring, or an equivalent pre-approved by the RECO, should be used in telecommunications rooms. Floor perimeters at partitions should have wood, rubber, vinyl, marble, carpet base, or an equivalent pre-approved by the RECO.

2. Terrazzo, unglazed ceramic tile, recycled glass tile, and/or quarry tile should be used in all toilet and service areas unless another covering is pre-approved by the

RECO.

3. Use of existing carpet should be approved by the RECO.

B. CARPET – REPAIR OR REPLACEMENT:

1. Except when damaged by the Government, the Offeror should repair or replace carpet at the Offeror's expense at any time during the lease term when:

a. backing or underlayment is exposed;

b. there are noticeable variations in surface color or texture;

c. it has curls, upturned edges, or other noticeable variations in texture;

d. tiles are loose; or

e. tears and tripping hazards are present.

2. Repair or replacement should include the moving and returning of furnishings, including disassembly and reassembly of systems furniture per manufacturer’s warranty, if necessary. Work should be performed after normal working hours as defined elsewhere in this SFO.

C. RESILIENT FLOORING – REPAIR OR REPLACEMENT:

1. Except when damaged by the Government, the Offeror should repair or replace resilient flooring at the Offeror's expense at any time during the lease term when it has curls, upturned edges, or other noticeable variations in texture.

2. Repair or replacement should include the moving and returning of furnishings.

Work should be performed after normal working hours as defined elsewhere in this SFO.

D. CONCRETE FLOORING INFORMATION:

1. Concrete flooring should be coated with a watertight sealant. Regular upkeep should be monitored by the Offeror and reapplied as necessary. Offeror is responsible for all upkeep costs and maintenance.

2. Concrete Maintenance Responsibility: The Offeror is responsible for the regular maintenance and repair of the concrete surface and foundation within the leased premises. This includes but is not limited to cleaning, repairing, and protecting the concrete to ensure its safe and functional condition. The Offeror should bear the costs associated with these maintenance activities, including the purchase of cleaning supplies, repair materials, and any professional services required. In the event of cracks, spalling or other damage, the Offeror should promptly arrange for necessary repairs, including the filling of cracks and leveling of uneven areas. The Offeror should take proactive measures to protect the concrete, such as applying sealers or coatings as the Government deems necessary. The Offeror should ensure that these maintenance activities are conducted at regular intervals to uphold the quality and durability of the concrete surfaces throughout the leased premises.

E. TENANT IMPROVEMENT INFORMATION:

1. Floor covering should be either carpet or resilient flooring, as specified in the Government’s Final Layout Drawings. Floor perimeters at partitions should have wood, rubber, vinyl, carpet base, or an equivalent pre-approved by the RECO.

2. The use of existing carpet may be approved by the RECO; however, existing carpet should be repaired, stretched, and cleaned before occupancy and should meet the static buildup requirement for new carpet.

3. If the Government requires restrooms and/or shower rooms in the Government-demised area, floor covering should be terrazzo, unglazed ceramic tile, and/or quarry tile.

F. INSTALLATION:

Floor covering should be installed in accordance with manufacturing instructions to lay smoothly and evenly.

2.19 CARPET TILE

A. Any carpet to be newly installed pursuant to this paragraph should meet the following specifications: Pile Yarn Content. Pile Yarn Content. Pile yarn content should be staple filament or continuous filament premium branded nylon branded by a major fiber producer [e.g., Invista (formerly DuPont), Solutia (formerly Monsanto), Shaw, and Honeywell (formerly BASF)].

1. Environmental Requirements. The Offeror should use carpet tiles that meet the

“Green Label Plus” requirements of the Carpet and Rug Institute unless an exception is granted by the RECO. Refer to the EPA’s environmentally preferable purchasing web site, www.epa.gov/greenerproducts.

2. Carpet Pile Construction. Carpet pile should be level loop, textured loop, level cut pile, or level cut/uncut pile.

3. Pile Weight. Pile weight should be a minimum of 20 oz./square yard for level loop or textured loop construction. Pile weight should be a minimum weight of 30 oz./ yd2 for level cut/uncut construction.

4. Secondary Back. The secondary backing should be PVC free made from Polyurethane hardback, Thermoplastic Polyolefin Composite, Ethylene Vinyl Acetate-EVA, Polyurethane Cushion, or Olefin hardback reinforced with fiberglass.

5. Total Weight. Total weight should be a minimum of 90 oz. /square yard.

http://www.epa.gov/epp

6. Density. The density should be a minimum of 5,000 oz. /cubic yard.

7. Pile Height. The minimum pile height should be 1/8 inch. The combined thickness of the total product should not exceed 1/2 inch (13 mm).

8. Static Buildup. Static buildup should be a maximum of 3.5 kilovolt, when tested in accordance with AATCC 134.

9. Carpet Construction. Carpet construction should be a minimum of 64 tufts per square inch.

10. Carpet Reclamation. Dispose of any carpet replaced during the life of the lease from the site to a carpet recycling program or participate in a carpet buyback program. When carpet is replaced, submit documentation of carpet reclamation to

RECO.

2.20 ACOUSTICAL REQUIREMENTS

BUILDING SHELL:

1. Reverberation Control. Ceilings in carpeted space should have a noise reduction coefficient (NRC) of not less than 0.55 in accordance with ASTM C-423. Ceilings in offices, conference rooms, and corridors having resilient flooring should have an NRC of not less than 0.75.

2. Ambient Noise Control. Ambient noise from mechanical equipment should not exceed noise criteria curve (NC) 35 in accordance with the ASHRAE Handbook of Fundamentals in offices and conference rooms; NC 40 in corridors, cafeterias, lobbies, and toilets; NC 50 in other spaces.

3. Noise Isolation. Rooms separated from adjacent spaces by ceiling-high partitions (not including doors) should not be less than the following noise isolation class (NIC) standards when tested in accordance with ASTM E-336:

a. Break Rooms NIC 40

b. Offices NIC 35

4. Testing.

a. The RECO may require, at no cost to the Government, test reports by a qualified acoustical consultant showing that acoustical requirements have been met.

b. The requirements of this paragraph should take precedence over any additional specifications in this SFO if there is a conflict.

2.21 WINDOW COVERINGS

TENANT IMPROVEMENT INFORMATION:

1. Window Blinds and Shades. All exterior windows should be equipped with window blinds or shades in new or like new condition. The blinds may be aluminum or plastic vertical blinds or horizontal blinds with aluminum slats of 1-inch width or less or an equivalent. The window blinds should have non-corroding mechanisms and synthetic tapes.

2. Draperies. Blackout draperies are to be provided in all conference rooms unless there are no windows. If draperies are required, the following minimum specifications should apply:

a. Fabrics should be lined with either white or off-white plain lining fabric suited to the drapery fabric weight. Draperies should be either floor, apron, or sill-length, as specified by the Government, and should be wide enough to cover window and trim. Draperies should be hung with drapery hooks on well-anchored heavy duty traverse rods. Traverse rods should draw from either the center, right, or left side.

b. Construction. Any draperies to be newly installed, should be made as follows:

i. fullness of 100 percent, including overlap, side hems, and necessary returns;

ii. double headings of 4 inches turned over a 4-inch permanently finished stiffener;

iii. doubled side hems of 1-1/2 inches; 4-inch doubled and blind stitched bottom hems;

iv. three-fold pinch pleats;

v. safety stitched intermediate seams;

vi. matched patterns;

vii. tacked corners; and

viii. no raw edges or exposed seams.

c. Use of existing draperies should be approved by the RECO.