RLP DACW515260008800.pdf

RLP NO. DACW515260008800, PAGE 1

REQUEST FOR

LEASE

PROPOSALS

NO. DACW515260008800

HOBOKEN,

JERSEY CITY &

NEWARK / NEW

JERSEY

Offers due by:

04/20/2026 In order to be considered for award, offers conforming to the requirements of the RLP shall be received no later than 4:00pm New York, New York, local time on the date above. See “Receipt Of Lease Proposals” herein for additional information.

This Request for Lease Proposals ("RLP") sets forth instructions and requirements for proposals for a Lease described in the RLP documents. Proposals conforming to the RLP requirements will be evaluated in accordance with the Method of Award set forth herein to select an Offeror for award. The Government will award the Lease to the selected Offeror, subject to the conditions herein.

The information collection requirements contained in this Solicitation/Contract, that are not required by regulation, have been approved by the Office of Management and Budget pursuant to the Paperwork Reduction Act and assigned the OMB Control No.

3090-0086.

TABLE OF CONTENTS

GLOBAL RLP

SECTION 1 STATEMENT OF REQUIREMENTS

1.01 GENERAL INFORMATION (FEB 2026)

1.02 AMOUNT AND TYPE OF SPACE, LEASE TERM, AND OCCUPANCY DATE (OCT 2022)

1.03 AREA OF CONSIDERATION (OCT 2021)

1.04 UNIQUE REQUIREMENTS (OCT 2021)

1.05 NEIGHBORHOOD, PARKING, LOCATION AMENITIES, AND PUBLIC TRANSPORTATION (FEB2026)

1.06 LIST OF RLP DOCUMENTS (OCT 2024)

1.07 AMENDMENTS TO THE RLP (JUN 2012)

1.08 LEASE DESCRIPTION (FEB 2026)

1.09 RELATIONSHIP OF RLP BUILDING MINIMUM REQUIREMENTS AND LEASE OBLIGATIONS (OCT 2016)

1.10 PRICING OF SECURITY REQUIREMENTS (OCT 2022)

1.11 SECURITY LEVEL DETERMINATION FOR FACILITY HOUSING OTHER FEDERAL TENANTS (APR 2011)

1.12 AUTHORIZED REPRESENTATIVES (FEB 2026)

1.13 NORTH AMERICAN INDUSTRY CLASSIFICATION SYSTEM (NAICS) CODE AND SMALL BUSINESS SIZE

STANDARD (OCT 2023)

SECTION 2 ELIGIBILITY AND PREFERENCES FOR AWARD

2.01 EFFICIENCY OF LAYOUT (AUG 2011)

2.02 FLOODPLAINS (OCT 2022)

2.03 ASBESTOS (FEB 2026)

2.04 ACCESSIBILITY (SEP 2013)

2.05 FIRE PROTECTION AND LIFE SAFETY (SEP 2013)

2.06 ENERGY INDEPENDENCE AND SECURITY ACT (MAY 2025)

2.07 ENVIRONMENTAL CONSIDERATIONS (SEP 2013)

2.08 NATIONAL HISTORIC PRESERVATION ACT REQUIREMENTS - RLP (FEB 2026)

SECTION 3 HOW TO OFFER

3.01 GENERAL INSTRUCTIONS (JUN 2012)

3.02 RECEIPT OF LEASE PROPOSALS (OCT 2024)

3.03 OFFER SUBMISSION

3.04 ADDITIONAL SUBMITTALS (OCT 2024)

3.05 APPROVAL OF LEASE PRIOR TO AWARD

3.06 BUDGET SCOREKEEPING; OPERATING LEASE TREATMENT (APR 2011)

3.07 TENANT IMPROVEMENTS INCLUDED IN OFFER (OCT 2020)

3.08 OPERATING COSTS REQUIREMENTS INCLUDED IN OFFER (JUN 2012)

SECTION 4 METHOD OF AWARD

4.01 NEGOTIATIONS (FEB 2026)

4.02 HUBZONE SMALL BUSINESS CONCERN PRICE PREFERENCE WAIVER (FEB 2026)

4.03 AWARD BASED ON OTHEREVALUATION FACTORS

4.04 EVALUATION FACTOR DESCRIPTIONS (OCT 2023)

4.05 EVALUATION FACTOR MINIMUM STANDARDS (OCT 2023)

4.07 ADDITIONAL INFORMATION

4.08 AWARD (OCT 2024)

RLP NO. DACW515260008800, PAGE 1

REQUEST FOR LEASE PROPOSALS

NO. DACW515260008800

[18 MARCH 2026]

(FEB2026)

SECTION 1 STATEMENT OF REQUIREMENTS

1.01 GENERAL INFORMATION (FEB 2026)

B. Included in the RLP documents is a lease template setting forth the lease term and other terms and conditions of the Lease contemplated by this RLP and the U.S. Army Corps of Engineers (USACE) Proposal to Lease Space (GSA Form 1364) on which Offeror must submit its offered rent and other price data, together with required information and submissions. The Lease paragraph titled “Definitions and General Terms” must apply to the terms of this RLP.

C. Do not attempt to complete the lease template. Upon selection for award, Government will transcribe the successful Offeror’s final offered rent and other price data included on the GSA Form 1364 into the lease and transmit the completed Lease, including any appropriate attachments, to the successful Offeror for execution. Neither the RLP nor any other part of an Offeror’s proposal must be part of the Lease except to the extent expressly incorporated therein. The successful Offeror should review the completed Lease for accuracy and consistency with his or her proposal, sign and date the first page, initial each subsequent page of the Lease, and return it to the Real Estate Contracting Officer (RECO).

D. The Offeror's executed Lease shall constitute a firm offer. No Lease shall be formed until the RECO executes the Lease and delivers a signed copy to the Offeror.

E. Offeror may not use Federal agency name(s) and/or acronym(s), e.g., U.S. Army Corps of Engineers, USACE, in the entity name that owns and/or leases the Space to the Government.

1.02 AMOUNT AND TYPE OF SPACE, LEASE TERM, AND OCCUPANCY DATE (OCT 2022)

A. The Government is seeking approximately seventy thousand (70,000) American National Standards Institute/Building Owners and Managers

Association (ANSI/BOMA) Occupant Area (ABOA) usable square feet (SF) of office space within the Areas of Consideration set forth below.

See Section 2 of the Lease for applicable ANSI/BOMA standards.

B. The Space shall be located in a Class A, modern quality Building of sound and substantial construction with a facade of stone, marble, brick, stainless steel, aluminum or other permanent materials in good condition and acceptable to the RECO. If not a new Building, the Space offered shall be in a Building that has undergone, or will complete by occupancy, modernization or adaptive reuse for the Space with modern conveniences.

C. The Government requires eleven (11) structured/inside parking spaces or surface/outside parking spaces, reserved for the exclusive use of the

Government. These spaces must be secured and lit in accordance with the Security Requirements set forth in the Lease. Offeror shall include the cost of this parking as part of the rental consideration.

D. As part of the rental consideration, the Government may require use of part of the Building roof for the installation of antenna(s). If antenna space is required, specifications regarding the type of antenna(s) and mounting requirements are included in the agency requirements information provided with this RLP.

E. The lease term shall be one (1) year with Government termination rights, in whole or in parts, effective at any time by providing not less than one hundred and eighty (180) days’ prior written notice. This Lease may be renewed at the option of the Government for nine (9) consecutive one (1) year terms. The Government reserves the right in the Lease to not include an option, or to reduce the length of an option, if inclusion of the option would cause the Lease to score as a capital lease, in accordance with the Budget Scorekeeping: Operating Lease Treatment paragraph of this RLP. Should the Government make the determination to modify the term or option(s), an amendment to the RLP will be issued.

F. The Lease Term Commencement Date will be not later than August 1, 2026, or upon acceptance of the Space, whichever is later.

1.03 AREA OF CONSIDERATION (OCT 2021)

The Government requests Space in an area bounded as follows: Generally within a walkable one thousand, seven-hundred sixty (1,760) feet of Exchange Place Port Authority Trans-Hudson (PATH) station, Grove Street PATH station, Newport PATH Station in Jersey City, New Jersey; Hoboken station in Hoboken, New Jersey; or Newark Penn Station in Newark, New Jersey.

Buildings with Property boundary(ies) on the boundary of this area are deemed to be within the delineated Area of Consideration.

1.04 UNIQUE REQUIREMENTS (OCT 2021)

The offered Building and/or Property must have the following features as a minimum requirement:

A. Approximately Seventy Thousand (70,000) Usable Square Feet (USF) within the same Class A building;

B. Government access to the Space twenty-four (24) hours per day, seven (7) days per week;

RLP NO. DACW515260008800, PAGE 2

C. Office space at least three or more floors above ground;

D. Second (2nd) generation office space generally ready for immediate occupancy built out with ceilings; walls; millwork; plumbing; and heating, ventilation, and air conditioning; and

E. Common spaces such as conference rooms, meeting spaces, break rooms, and similar amenities customarily available to a typical large space corporate tenant in a Class A building.

1.05 NEIGHBORHOOD, PARKING, LOCATION AMENITIES, AND PUBLIC TRANSPORTATION (FEB2026)

A. Neighborhood and Parking. Space must be located in a prime commercial office district with attractive, prestigious, and professional surroundings with a prevalence of modern design and/or tasteful rehabilitation in modern use. Streets and public sidewalks must be well maintained. Parking facilities with an adequate availability of parking spaces open to the general public to accommodate employees and visitors must be located within the immediate vicinity of the Building but generally not exceeding a walkable two thousand, six hundred forty (2,640) feet of the employee entrance of the offered Building as determined by the RECO. These parking facilities do not substitute for the required parking under Paragraph 1.02(C).

B. Walkability and Amenities.

1. Employee and visitor entrances of the Building must be connected to public sidewalks by continuous, accessible sidewalks.

2. A variety of employee services, such as restaurants, retail shops, cleaners, and banks, shall be located within the immediate vicinity of the Building. To be considered, amenities must be accessible from the Building by continuous sidewalks, walkways, or pedestrian crosswalks. Amenities must be existing or the Offeror must demonstrate to the Government’s reasonable satisfaction that such amenities will exist by the Government’s required occupancy date.

C. Transit Accessibility. An interstate commuter rail station shall be located within the immediate vicinity of the Building, but generally not exceeding a safely accessible, walkable one thousand, seven-hundred sixty (1,760) feet from the principal functional entrance of the Building, as determined by the RECO. The station must provide paired route service (service in opposite directions during all posted service times) during business hours and provide at least 24 trips per weekday. Only trips in one direction are counted towards the threshold.

1.06 LIST OF RLP DOCUMENTS (OCT 2024)

A. The following documents are attached to and included as part of this RLP package:

DOCUMENT NAME NO. OF PAGES EXHIBIT

Lease Template 51 A Agency’s Preferences 16 B SAM.gov Entity Registration Checklist 18 C Minimum Security Requirements 10 D Solicitation Provisions 7 E Proposal to Lease Space (GSA Form 1364) 4 F GSA Form 1217, Lessor's Annual Cost Statement 3 G GSA Form 12000 for Prelease Fire Protection and Life Safety Evaluation for an Office Building (Part A or Part B) (See Section 3 for applicable requirements)

7 H

FAR 52.204-24, Representation Regarding Certain Telecommunications and Video Surveillance Services or Equipment

3 I

GSAR 552.270-33 Foreign Ownership and Financing Representation for High-Security Leased Space (should a Level III facility be required)

4 J

Secure Space Requirements 4 K

B. In addition to the documents identified above, this RLP package includes additional agency requirements containing sensitive information that is only available to Offerors upon request to the Alternate Government Contact as listed under Section 1 of this RLP.

1.07 AMENDMENTS TO THE RLP (JUN 2012)

This RLP may be amended by notice from the RECO. Amendments may modify the terms of this RLP, or the terms, conditions, and requirements of the Lease contemplated by the RLP.

1.08 LEASE DESCRIPTION (FEB 2026)

A. Offeror must examine the Lease template included in the RLP documents to understand the Government's and the Lessor's respective rights and responsibilities under the contemplated Lease.

B. The Lease contemplated by this RLP includes:

1. The term of the Lease, and renewal option, if any.

RLP NO. DACW515260008800, PAGE 3

2. Terms and Conditions of the Lease, including Definitions, Standards, and Formulas applicable to the Lease and this RLP.

3. Building Shell standards and requirements.

4. Information concerning the tenant agency's buildout requirements, to be supplemented after award.

5. Security Requirements.

6. A description of all services to be provided by the Lessor.

C. Should the Offeror be awarded the Lease, the terms of the Lease must be binding upon the Lessor without regard to any statements contained in this RLP.

D. The Lease contemplated by this RLP is a fully serviced, turnkey Lease with rent that covers all Lessor costs, including all upgrades, TIs, operating costs, real estate taxes, janitorial services and security, emergency operations, and IT upgrades. Rent must be based upon a proposed rental rate per Rentable Square Foot (RSF) (calculated as the usable square feet (USF) plus the proposed loss factor), limited by the offered rate and the maximum ABOA SF solicited under this RLP. The Tenant Improvements to be delivered by the Lessor must be based upon information provided with this RLP and Lease, including Agency Specific Requirements (ASR). The Lessor must design and build the TIs and will be compensated for the TI costs based upon turnkey pricing established under the Lease. Offerors are encouraged to consider the use of existing fit-out and other improvements. However, any existing improvements must be deemed equivalent to Lease requirements for new installation, and Offerors are cautioned to consider those requirements before assuming efficiencies in its TI costs resulting from use of existing improvements.

After award, the Lessor must prepare Design Intent Drawings (DIDs) for the leased Space conforming to the Agency Specific Requirements.

The Government will have the opportunity to review the Lessor's DIDs to determine that the Lessor's design meets the requirements of the Lease. Only after the Government approves the DIDs will the Lessor be released to proceed with buildout. The Lease also provides that the Government may modify the TI requirements, subject to the Lessor's right to receive compensation for such changes.

E. The security pricing process is described in a separate paragraph.

F. Upon completion and acceptance of the leased Space, the Space will be measured for establishing the actual annual rent, and the lease term must commence. In instances involving an incumbent Lessor where the Government commences the lease term pending completion of TI and/or BSAC alterations, the Government must withhold TI and/or BSAC rent pursuant to Section 1 of the Lease until such time as the TI and/or BSAC is completed and accepted by the Government. During the term of the Lease, rent will be adjusted for changes to the Lessor's operating costs and real estate taxes, pursuant to paragraphs set forth in the Lease.

G. Offerors are advised that doing business with the Government carries special responsibilities with respect to fire protection and life safety, and security, as well as other requirements not typically found in private commercial leases. These are set forth both in the lease template and in the GSA 3517B, General Clauses, and will be made part of the Lease.

1.09 RELATIONSHIP OF RLP BUILDING MINIMUM REQUIREMENTS AND LEASE OBLIGATIONS (OCT 2016)

The Lease establishes various requirements relating to the Building shell. Such requirements are not deemed TIs. There are certain Building requirements that are established as minimum requirements in this RLP. If the Lessor's Building does not meet the requirements at the time of award, the Lessor may still be awarded the Lease. However, as a condition of award, the Government will require Lessor to identify those Building improvements that will bring the Building into compliance with RLP requirements. Upon award of the Lease, completion of those Building improvements will become Lease obligations.

1.10 PRICING OF SECURITY REQUIREMENTS (OCT 2022)

A. The proposed Lease contains an attachment with the security, emergency operations and IT requirements and obligations for the Building, which are based on the facility security level (FSL). The Federal Government determines the facility’s FSL rating, which ranges from FSL I to FSL IV. The FSL is based on client agency mix, required size of space, number of employees, use of the space, location, configuration of the site and lot, and public access into and around the facility.

B. The security, emergency operations, and IT requirements attached to this Lease includes a general list of security countermeasures that must be installed in the leased Space. The Offeror must use the Security Unit Price List to provide the Government with itemized costs of these security countermeasures, and he or she must amortize the cost of any Building Specific Amortized Capital (BSAC) into the rent. The final list of security countermeasures will be determined during the rent design phase and identified in the design intent drawings and construction documents. After completing the construction documents, the Lessor must submit a list of the itemized costs. Such costs shall be subject to negotiation. The Lessor must design and build the BSAC and will be compensated for BSAC costs, together with design and project management fees to be set under the Lease

C. There must be no charge to the Government for any items that already exist in the offered Building or facility.

1.11 SECURITY LEVEL DETERMINATION FOR FACILITY HOUSING OTHER FEDERAL TENANTS (APR 2011)

If an Offeror is offering Space in a facility currently housing a Federal agency, the security requirements of the facility may be increased and the Offeror may be required to adhere to a higher security standard than other Offerors competing for the same space requirement. If two or more Federal space

RLP NO. DACW515260008800, PAGE 4

requirements are being competed at the same time, an Offeror submitting on both or more space requirements may be subject to a higher security standard if the Offeror is determined to be the successful Offeror on more than one space requirement. It is incumbent upon the Offeror to prepare the Offeror’s proposal accordingly.

1.12 AUTHORIZED REPRESENTATIVES (FEB 2026)

With respect to all matters relating to this RLP, only the Government's RECO designated below has the authority to amend the RLP and award a Lease.

The Government shall have the right to substitute its RECO by notice, without an express delegation by the prior RECO.

Lease RECO:

Lydia H. Williams Chief, Real Estate Division USACE, North Atlantic Division

All questions regarding the RLP, Offerors may contact the Alternate Government Contact designated below.

Alternate Government Contact:

Helen I. Luke U.S. Army Corps of Engineers

NAN RE- 16F

26 Federal Plaza New York, NY 10278 917-790-8430 Helen.Luke@usace.army.mil

1.13 NORTH AMERICAN INDUSTRY CLASSIFICATION SYSTEM (NAICS) CODE AND SMALL BUSINESS SIZE STANDARD (OCT 2023)

A. The North American Industry Classification System (NAICS) code for this acquisition is 531120 (Exception).

B. The small business size standard for the applicable NAICS code is found HTTPS://WWW.SBA.GOV/SIZE-STANDARDS/.

RLP NO. DACW515260008800, PAGE 5

SECTION 2 ELIGIBILITY AND PREFERENCES FOR AWARD

2.01 EFFICIENCY OF LAYOUT (AUG 2011)

A. In order to be acceptable for award, the offered Space must provide for an efficient layout as determined by the RECO.

B. To demonstrate potential for efficient layout, the Government may request the Offeror to provide a test fit layout at the Offeror’s expense. The

Government will advise the Offeror if the test fit layout demonstrates that the Government's requirement cannot be accommodated within the Space offered. The Offeror will have the option of increasing the ABOA square footage offered, if it does not exceed the maximum ABOA square footage in this RLP offer package. If the Offeror is already providing the maximum ABOA square footage and cannot house the Government's space requirements efficiently, then the Government will advise the Offeror that the offer is unacceptable.

2.02 FLOODPLAINS (OCT 2022)

A Lease will not be awarded for any offered Property located within a 1-percent-annual-chance floodplain (formerly referred to as 100-year floodplain) unless the Government has determined that there is no practicable alternative. An Offeror may offer less than its entire site in order to exclude a portion of the site that falls within a floodplain, so long as the portion offered meets all the requirements of this RLP and does not impact the Government’s full use and enjoyment of the Premises. If an Offeror intends that the offered Property that will become the Premises for purposes of this Lease will be something other than the entire site as recorded in tax or other property records the Offeror must clearly demarcate the offered Property on its site plan/map submissions and must propose an adjustment to property taxes on an appropriate pro rata basis. For such an offer, the Government may determine that the offered Property does not adequately avoid development in a 1-percent-annual-chance floodplain.

In addition, a Lease will not be awarded for any offered Property adjacent to a 1-percent-annual-chance floodplain, where such an adjacency would, as determined by the Government, restrict ingress or egress to the Premises in the event of a flood, unless there is no practicable alternative.

2.03 ASBESTOS (FEB 2026)

A. The Government requires space with no asbestos-containing materials (ACM), or with undamaged, nonfriable ACM. For purposes of this paragraph, “space” includes the 1) space offered for lease; 2) common building area; 3) ventilation systems and zones serving the space offered;

and 4) the area above suspended ceilings and engineering space in the same ventilation zone as the space offered. Notwithstanding the preceding, if no offers are received for such space, the Government may consider space with thermal system insulation ACM (e.g., wrapped pipe or boiler lagging), which is not damaged or subject to damage by routine operations.

B. ACM is defined as any material with a trace or more of asbestos quantity present.

C. Space with ACM of any type or condition may be upgraded by the Offeror to meet conditions described in sub-paragraph A by abatement

(removal, enclosure, encapsulation, or repair) of ACM not meeting those conditions. If any offer involving abatement of ACM is accepted by the Government, the successful Offeror will be required to successfully complete the abatement in accordance with OSHA (29 CFR § 1910.1001, 29 CFR § 1926.1101), EPA (40 CFR Part 61 - National Emission Standards for Hazardous Air Pollutants and Part 763), state, and local regulations and guidance prior to occupancy.

D. Management Plan and Reinspection Report Submittals. If space is offered which contains ACM, the Offeror must submit a current asbestos management plan or operations and maintenance plan, along with a current asbestos re-inspection report (performed within the past 5 years) that includes a list of all ACM and their condition for acceptance by the Government prior to lease award. The management plan or operations and maintenance plan, and re-inspection report shall conform to generally accepted industry practice in accordance with OSHA (29 CFR § 1910.1001, 29 CFR § 1926.1101), EPA (40 CFR Part 61 - National Emission Standards for Hazardous Air Pollutants and Part 763).

E. The Government reserves the right to review Offeror’s existing records for compliance.

2.04 ACCESSIBILITY (SEP 2013)

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

A. Verify in the Lease proposal that the Building, offered Space, and areas serving the offered Space meet the Lease accessibility requirements;

or

B. Include as a specific obligation in its Lease proposal that improvements to bring the Building, offered Space, and areas serving the offered

Space into compliance with Lease accessibility requirements will be completed prior to acceptance of the Space.

2.05 FIRE PROTECTION AND LIFE SAFETY (SEP 2013)

The Lease contemplated by this RLP contains Building requirements for Means of Egress, Automatic Fire Sprinkler System, and Fire Alarm System. In order to be eligible for award, Offeror must either:

A. Verify in the Lease proposal that the Building in which Space is offered meets the Means of Egress, Automatic Fire Sprinkler System, and Fire

Alarm System requirements of the Lease; or

RLP NO. DACW515260008800, PAGE 6

B. Include as a specific obligation in its Lease proposal that improvements to bring the Building into compliance with Lease requirements will be completed prior to acceptance of the Space.

2.06 ENERGY INDEPENDENCE AND SECURITY ACT (MAY 2025)

A. The Energy Independence and Security Act (EISA) establishes requirements for Government leases relating to energy efficiency standards and potential cost-effective energy efficiency and conservation improvements.

B. Subject to the exceptions below, unless one of the statutory exceptions listed in sub-paragraph C below applies, the Government may award a lease for a Building only if the Building has earned the ENERGY STAR® label conferred by the U.S. Environmental Protection Agency (EPA) within the most recent year prior to the due date for final proposal revisions. The term “most recent year” means that the date of award of the ENERGY STAR® label by EPA must not be more than 1 year prior to the due date of final proposal revisions. For example, an ENERGY STAR® label awarded by EPA on October 1, 2023, is valid for all lease procurements where final proposal revisions are due on or before September 30, 2024. Notwithstanding the above, buildings that meet any of the following are considered as equivalent to having an Energy Star label in the most recent year, provided they achieve an ENERGY STAR® label within 18 months after occupancy by the Government:

1. All new Buildings being specifically constructed for the Government, provided they achieve an ENERGY STAR® label within 18 months after occupancy by the Government, and received the “Designed to Earn the Energy Star®” certification prior to construction;

2. All existing Buildings that have had an Energy Star® label but are unable to obtain a label in the most recent year (i.e., within 12 months prior to the due date for final proposal revisions) because of insufficient occupancy;

3. Newly built Buildings that have used Energy® Star’s Target Finder tool and either achieved a “Designed to Earn the Energy Star®” certification or received an unofficial score (in strict adherence to Target Finder’s usage instructions, including the use of required energy modeling) of 75 or higher prior to the due date for final proposal revisions and who are unable to obtain a label in the most recent year because of insufficient occupancy; or

4. An existing Building that is unable to obtain a label because of insufficient occupancy but that can produce an indication, through the use of energy modeling or past utility and occupancy data input into Energy Star’s® Portfolio Manager tool or Target Finder, that it can receive an unofficial score of 75 or higher using all other requirements of Target Finder or Portfolio Manager, except for actual data from the most recent year.

C. Subject to subparagraph D below, EISA allows a Federal agency to lease Space in a Building that does not have an ENERGY STAR® Label if:

1. No Space is offered in a Building with an ENERGY STAR® Label that meets RLP requirements, including locational needs;

2. The agency will remain in a Building it currently occupies;

3. The Lease will be in a Building of historical, architectural, or cultural significance listed or eligible to be listed on the National Register of

Historic Places; or

4. The Lease is for 10,000 RSF or less.

D. If one or more of the statutory exceptions applies, and the offered Space is not in a Building that has earned the ENERGY STAR® Label within one year prior to the due date for final proposal revisions, Offerors are required to include in their lease proposal an agreement to renovate the Building for all energy efficiency and conservation improvements that it has determined would be cost effective over the Firm Term of the Lease, if any, prior to acceptance of the Space (or not later than one year after the Lease Award Date of a succeeding or superseding lease). Such improvements may consist of, but are not limited to, the following:

1. Heating, Ventilating, and Air Conditioning (HVAC) upgrades, including boilers, chillers, and Building Automation System (BAS)

/Monitoring/Control System (EMCS).

2. Lighting Improvements.

3. Building Envelope Modifications.

E. The term "cost effective" means an improvement that will result in substantial operational cost savings to the landlord by reducing electricity or fossil fuel consumption, water, or other utility costs. The term "operational cost savings" means a reduction in operational costs to the landlord through the application of Building improvements that achieve cost savings over the Firm Term of the Lease sufficient to pay the incremental additional costs of making the Building improvements.

F. Instructions for obtaining an ENERGY STAR® Label are provided at HTTP://WWW.ENERGYSTAR.GOV/BUILDINGS/FACILITY-OWNERS-

AND-MANAGERS/EXISTING-BUILDINGS/EARN-RECOGNITION/ (use “Portfolio Manager” to apply). The ENERGY STAR® Building Upgrade Manual (HTTP://WWW.ENERGYSTAR.GOV/BUILDINGS/FACILITY-OWNERS-AND-MANAGERS/EXISTING-BUILDINGS/SAVE-ENERGY/) and Building Upgrade Value Calculator (HTTP://WWW.ENERGYSTAR.GOV/BUILDINGS/TOOLS-AND-RESOURCES/BUILDING-UPGRADE- VALUE-CALCULATOR) are tools which can be useful in considering energy efficiency and conservation improvements to Buildings.

G. If one or more of the statutory exceptions applies, and the offered Space is not in a Building that has earned the ENERGY STAR® Label within one year prior to the due date for final proposal revisions, the successful Offeror will be excused from performing any agreed-to energy efficiency

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and conservation renovations, and benchmarking with public disclosure (as provided in (I) below, if it obtains the ENERGY STAR® Label prior to the Government’s acceptance of the Space (or not later than one year after the Lease Award Date for succeeding and superseding leases).

H. If no improvements are proposed, the Offeror must demonstrate to the Government using the ENERGY STAR® Online Tools why no energy efficiency and conservation improvements are cost effective. If such explanation is unreasonable, the offer may be rejected.

I. As described in Section 3 of the Lease, successful Offerors meeting one of the statutory exceptions above must agree to benchmark and publicly disclose the Building’s current ENERGY STAR® score, using EPA’s Portfolio Manager online software application. See the Lease for additional details.

J. All new Buildings being specifically constructed for the Government must achieve the ENERGY STAR® Label within 18 months after occupancy by the Government.

2.07 ENVIRONMENTAL CONSIDERATIONS (SEP 2013)

A. The Government requests space with no known hazardous conditions or recognized environmental conditions that would pose a health and safety risk or environmental liability to the Government.

B. Upon request by the Government, Offeror must provide all known previous use of the Building.

C. Offeror must indicate in its written offer any known hazardous conditions or environmental releases with/from the offered Space, Building or

Property.

2.08 NATIONAL HISTORIC PRESERVATION ACT REQUIREMENTS - RLP (FEB 2026)

A. The Government is responsible for complying with section 106 of the National Historic Preservation Act (NHPA) of 1966, as amended, 54 U.S.C.

§ 306108 (Section 106). Section 106 requires federal agencies to consider the effects of their actions on historic properties prior to expending any federal funds on the undertaking. The Government is responsible for identifying whether any historic properties exist in, on, under, or near the offered Property that could be affected by the leasing action. Historic properties include both above-grade (i.e., buildings and historic districts) and below-grade (i.e., archeological sites) resources. The Government is responsible for assessing effects to identified historic properties and for consulting with the State Historic Preservation Officer (SHPO), the Tribal Historic Preservation Officer (THPO), if applicable, any local Historic Preservation or Landmarks Commission, and other interested parties, if applicable, in accordance with the implementing regulations set forth at 36 C.F.R. part 800 (Protection of Historic Properties).

B. An Offeror must allow the Government access to the offered Property to conduct studies in furtherance of the Section 106 compliance. This requires research and field surveys to assess the potential presence of historic properties that may be affected by construction activity, both above- and below-grade. Compliance also may require below-grade testing to determine the presence of archeological resources and possible artifact recovery, recordation and interpretation mitigation measures.

C. Demolition or destruction of a historic property by an Offeror in anticipation of an award of a Government lease may disqualify the Offeror from further consideration.

D. The Government reserves the right to reject any offer where documentation for the offered Property is inadequate or otherwise indicates preservation concerns or adverse effects to historic properties that cannot be minimized or reasonably mitigated, or where the level of NHPA analysis is more extensive than is acceptable to the Government.

E. If the Government determines that the leasing action could affect historic property, the Offeror of any Property that the Government determines could affect historic property will be required to retain, at its sole cost and expense, the services of a preservation architect who meets or exceeds the Secretary of the Interior’s Professional Qualifications Standards for Historic Architecture, as amended and annotated and previously published in the Code of Federal Regulations, 36 C.F.R. part 61, and the GSA’s Qualification Requirements for Preservation Architects and Other Specialists. These standards are available at:

HTTPS://WWW.GSA.GOV/SYSTEM/FILES/PRESERVATION_SPECIALIST_QUALIFICATIONS.DOCX. The preservation architect will be responsible for developing preservation design solutions and project documentation required for review by the Government, the SHPO, the THPO, if applicable, and other consulting parties in accordance with Section 106. For Tenant Improvements and other tenant-driven alterations within an existing historic building, the preservation architect must develop context-sensitive design options consistent with the Secretary of the Interior’s Standards for the Treatment of Historic Properties. Where new construction or exterior alterations, or both, are located within a historic district, may be visible from historic properties or may affect archeological resources, compliance may require tailoring the design of the improvements to be compatible with the surrounding area. Design review may require multiple revised submissions, depending on the complexity of the project and potential for adverse effects to historic properties, to respond to comments from the Government and the other consulting parties. The Government is solely responsible for corresponding with the SHPO, the THPO, if applicable, and any other consulting party. All design costs and expenses relating to satisfying the requirements of this paragraph will be borne solely by the Offeror.

RLP NO. DACW515260008800, PAGE 8

SECTION 3 HOW TO OFFER

3.01 GENERAL INSTRUCTIONS (JUN 2012)

Offeror must prepare a complete offer, using the forms provided with this RLP, and submit the completed lease proposal package to the Government as indicated below. Offerors are encouraged to submit up to two (2) offers for an offered Space that will meet the Government need in response to this RLP (e.g. an offer for “as is” occupancy or minimal improvement and an offer that includes more Tenant preferences). Each offer must be submitted as a separate, completed lease proposal package. Each offer will be evaluated separately.

An Offeror interested in participating in a site visit of the tenant’s current location should email CENANRERLP@USACE.ARMY.MIL on or before 4:00 p.m. New York, New York, local time on Wednesday, May 25, 2026, to express interest. The site visit will likely occur on a non-work day and require security vetting. No additional public announcement will be made relating to a site visit.

The RECO will evaluate the offers that are received by the due date identified for submission of offers in this RLP. The RECO may elect to proceed based on initial offers or to conduct negotiations in accordance with paragraph 4.01 Negotiations.

Building Tour - As part of the Government’s evaluation, the RECO may notify the Offeror of the date and time for the Government to physically tour the building. Offerors should not construe, assume, or otherwise infer anything with respect to whether or not their Property is under consideration for Lease Award solely as a result of such tour(s).

Upon completion of the Government’s review of the apparent best value and a determination that the offer meets the requirements of the solicitation, the RECO will counter-sign the Lease document and furnish notification of execution to the Offeror. This execution and notification by the RECO shall constitute award of a contract.

3.02 RECEIPT OF LEASE PROPOSALS (OCT 2024)

A Traditional method – Paper, E-mail.

1. Offeror is authorized to transmit its lease proposal as an attachment to an email. Offeror's email must include the name, address and telephone number of the Offeror, and identify the name and title of the individual signing on behalf of the Offeror. Offeror's signed lease proposal must be saved in a generally accessible format (such as portable document format (pdf)), which displays a visible image of all original document signatures and must be transmitted as an attachment to the email. Only emails transmitted to, and received at, the email address identified in the RLP will be accepted. Offeror submitting a lease proposal by email must retain in its possession, and make available upon the Government's request, its original signed proposal. Offeror choosing not to submit its proposal via email may still submit its lease proposal by United States mail or other express delivery service of Offeror's choosing.

2. In order to be considered for award, offers conforming to the requirements of the RLP shall be received in one of the following ways:

a. No later than 4:00 p.m. local time in New York, New York, on the date specified below at the following designated office address:

Date: April 20, 2026

Office: Real Estate Division, U.S. Army Corps of Engineers

Address:

U.S. Army Corps of Engineers RE-R, RE-16-506 26 Federal Plaza New York, NY 10278

b. No later than 4:00 p.m. local time in New York, New York on the date specified below at the following email address:

Date: April 20, 2026

Email Address:CENANRERLP@usace.army.mil Email file size is limited to 23MB per email

B. There will be no public opening of offers, and all offers will be confidential until the Lease has been awarded. However, the Government may release proposals outside the Government such as to support contractors to assist in the evaluation of offers. Such Government contractors shall be required to protect the data from unauthorized disclosure.

3.03 OFFER SUBMISSION

Format. Narrative submissions must use 8 ½ x 11 size page and a font size shall be no smaller than Times New Roman 12-point.

Content Requirement. The Offeror shall confine submissions to essential matters, sufficient to define the proposal in a concise manner, to permit a complete and accurate evaluation of each proposal.

RLP NO. DACW515260008800, PAGE 9

Offeror must provide the following information with its offer:

3.03.1 Factor 1 – Price

Submission Requirement:

The Bid Worksheet, Proposal to Lease Space. Complete all sections of the Bid Worksheet, including, but not limited to:

A. GSA Form 1217, Lessor’s Annual Cost Statement. Complete all sections of the 1217.

B. GSA Form 1364, Proposal to Lease Space. Complete all sections of the 1364, including, but not limited to:

1. A fully serviced Lease rate (gross rate) per ABOA and RSF, clearly itemizing the total Building shell rental, TI rate, Building Specific

Amortized Capital (BSAC) rate, operating costs, and parking (itemizing all costs of parking above base local code requirements or otherwise already included in shell rent).

2. Improvements. All improvements in the base Building, lobbies, common areas, and core areas shall be provided by the Lessor, at the

Lessor’s expense. This Building shell rental rate shall also include, but is not limited to, property financing (exclusive of TIs and BSAC), insurance, taxes, management, profit, etc., for the Building. The Building shell rental rate shall also include all basic Building systems and common area buildout, including base Building lobbies, common areas, core areas, etc., exclusive of the ABOA Space offered as required in this RLP.

3. The annual cost per ABOA and rentable square foot (RSF) for the cost of services and utilities. This equals line 27 of GSA Form 1217, Lessor’s Annual Cost Statement, divided by the Building size (shown on the top of both GSA Form 1364, Proposal to Lease Space, and Form 1217) for ABOA and RSF, respectively.

4. The annual rent to amortize the Tenant Improvements. Such amortization shall be expressed as a cost per ABOA and RSF per year.

This shall be all alterations for the Space above the Building shell and BSAC build-out. Such alterations shall be described and identified in the drawings used to construct the Space. If the Offeror chooses to amortize the TI for a period exceeding the Firm Term of the Lease, the Offeror shall indicate the extended time in the offer. If the Government terminates the Lease after the Firm Term or does not otherwise renew or extend the term beyond the Firm Term, the Government shall not be liable for any unamortized TI costs resulting from an extended amortization period.

5. The annual rent to amortize the Building Specific Amortized Capital (BSAC) costs, if any. Such amortization shall be expressed as a rate per ABOA and RSF per year. Refer to the security requirements attached to the Lease.

6. An hourly overtime rate for overtime use of heating and cooling, and, if applicable, Adjustment for Reduced Services. Note. Refer to the

Lease document for additional guidance.

7. Adjustment for Vacant Leased Premises. Note. Refer to the Lease document for additional guidance.

8. Lessor’s Fees to complete Tenant Improvements and Building Specific Amortized Capital (BSAC). Provide a listing of proposed (i)

Lessor’s Project Management fee and (ii) Lessor’s A/E design costs to prepare construction documents, to complete the Tenant Improvements and BSAC, if applicable. State the basis for determining each component, (e.g., flat fee, cost per ABOA SF, etc.). State any assumptions used to compute the dollar costs for each fee component.

9. Rent concessions being offered. Indicate either on the GSA Form 1364 Proposal to Lease Space or in separate correspondence.

10. Compensation (expressed as a %) to Offeror’s broker and/or representative arising from an agreement between the Offeror and the

Offeror’s representative, agent(s), broker(s), property manager, developer, employee, or any other agent or representative in connection with the Lease contemplated herein shall be entered. If USACE is using a Tenant Representative Broker, compensation (expressed as a %) to USACE’s Broker reflecting the agreement between Offeror and USACE’s Broker, shall be entered.

C. Security Unit Price List. The Offeror shall use the Security Unit Price list to provide a cost breakdown of the security countermeasures, which were outlined in the security requirements attachment. The Security Unit Price list includes various improvements and services to be provided by the Lessor. Each item is classified as part of the shell, tenant improvements, or BSAC. There shall be no charge to the Government for any items that already exist in the offered Building or facility.

D. TI Unit Price List

3.03.2 Factor 2 – Quality and Condition of the Space

Submission Requirement:

Photos of the offered Space and parking, floor plan(s) for the offered Space and floor plan(s) of the floor(s) of exit discharge (e.g., street level(s)).

Each plan submitted shall include the locations of all exit stairs, elevators, and the Space(s) being offered to the Government. In addition, where Building exit stairs are interrupted or discontinued before the level of exit discharge, additional floor plans for the level(s) where exit stairs are interrupted or discontinued must also be provided.

RLP NO. DACW515260008800, PAGE 10

All submittals shall clearly identify (a) the clear ceiling height, (b) the offered finishes and furniture, (c) the condition of the offered finishes and furniture, (d) the existing electrical outlet and Information Technology (IT) infrastructure; (e) the floor load capacity; (f) the number, type, and condition of loading docks; and (g) the accessibility of the facility in relationship to the requirements of the lease; .

Submittals shall include the capability, present condition and completed maintenance to allow for an assessment of the reliability and adequacy of building systems, including HVAC, electrical, and plumbing.

There is no page limit on the submission of photos and floors plans submitted as part of this factor. A narrative explanation accompanying the photos and floor plans shall be no more than ten (10) pages.

3.03.3 Factor 3 – Connection to Public Transit

Submission Requirements

A narrative of no more than two (2) pages describing the proximity and accessibility of an Offeror’s proposed space to interstate commuter rail lines (e.g. New Jersey Transit Interstate Commuter Rail and Port Authority Trans-Hudson (PATH)) and the tangible benefit those connections may provide current employees through reduced commute time, frequency of service, and service connections to MTA Transportation Systems (e.g. Metro North, Long Island Railroad and New York City Transit). In addition to the information submitted with an offer, the Government may review publicly available transit schedules, system maps, and similar sources concerning an offered Space’s connection to public transit

3.03.4 Factor 4 – Area Safety and Security

Submission Requirements

A map and written description of no more than three (3) pages (including the map) with official recent crime statistics for the census tract or police beat where the property is located; detailing the proximity of the nearest police station, fire station, and hospital; and a description of the site's lighting, visibility from the street, and any existing security features (e.g., fencing, security patrols in the area). The Government may review additional publicly available information concerning area crime statistics, availability of health and safety facilities, and existing security features.

3.03.5 Factor 5 – Neighborhood Amenities

Submission Requirements

A narrative of no more than two (2) pages describing the availability of restaurants, stores, day care, hotels, gyms and green spaces within a walkable two thousand, six hundred forty (2,640) feet of the proposed space. The Government may review additional publicly available information concerning neighborhood amenities.

3.03.6 Factor 6 – Project Schedule

Submission Requirement:

A narrative of no more than two (2) pages including a proposed preliminary schedule s consisting of a “summary level” schedule for delivery of the Space. The schedules shall be task oriented, indicating the number of calendar days, after Notice to Proceed, by which milestones are to be achieved, and include a graphical representation. The proposed project schedule shall reflect the lease award date, the shell acceptance date, and the project completion schedule leading to occupancy. The proposed schedule shall include, at a minimum, the following construction activities:

• Lease Award Date

• Notice To Proceed

• Mobilization

• Construction Activities

• Demolition Activities (if applicable)

• Acceptance by the Government (Turnkey Space only)

• TRA Construction Activities (Required TI, if any)

• Final Acceptance/Construction Completed

It is the Offeror’s responsibility to identify the sequencing of the above listed construction activities. The construction schedule shall be of sufficient detail to identify, by trade, the work that is to be completed along with the duration of the above listed activities.

Constraints: Offeror must demonstrate the capability and flexibility to plan and schedule the complete project to meet the lease period. Clearly identify any constraints on the schedules presented (e.g., labor or material availability, weather, etc.), and any other information that the Offeror deems to be critical to understanding the proposed schedule.

3.03.7 Factor 7 – Past Performance

Submission Requirement:

Evidence of past performance for no more than three (3) projects completed for the Government in the past three (3) years AND that demonstrate both leasing and construction experience of the Offeror that are similar in scope and magnitude to the work described in this RLP.

RLP NO. DACW515260008800, PAGE 11

The Government may also consider a wide array of information from a variety of sources. Other sources include, but are not limited to, past performance information retrieved through Contractor Performance Assessment Reporting System (CPARS), using all CAGE/UEID (DUNS) numbers of team members (partnership, joint venture, teaming arrangement, or parent company/subsidiary/affiliate) identified in the Offeror’s proposal, inquiries of owner representative(s), Federal Awardee Performance and Integrity Information System (FAPIIS), and any other known public/Government sources.

3.04…