PWS__(F)(r1)_ATTACHMENT_A_15R0075.docx

Performance Work Statement (PWS)

Foreign Service Institute Facility and Training Services

The US Department of State Foreign Service Institute has an urgent requirement for additional classroom and training space.

Background:

The Foreign Service Institute (FSI) is the federal government’s primary training institution for personnel of the foreign affairs community. FSI offers more than 700 courses of instruction, of which 430 are classroom based courses and the remaining ones are eLearning. FSI provides training in language, area and cultural studies for all regions of the world and has the capacity to provide training in 70 foreign languages; orientation programs; leadership training; tradecraft training in consular, economics, management, general services, public affairs, stability operations, office management; technical and end user information management training; career transition, overseas security and cross cultural training for employees and family members. The FSI main campus is located at the National Foreign Affairs Center (NFATC) in Arlington, Virginia.

Requirement:

The Department has a requirement for a single building/facility to increase classroom space to support expanded training program requirements and increased enrollments in the coming years . The base requirement is approximately 75,000 usf; lobby space for security access control will be provided in addition if required by the specific building. Options for 20,000 usf are additionally included, exercisable within any contract period.

Time Frame:

Fully finished training space, ready for occupancy, including services to support facility operations, must be delivered within six months of contract award and in no event later than six months after contract award.

This contract will be for one five-year base period with five additional one-year options, and includes options for an additional 20,000 usf, exercisable within any contract year.

Training Facility Requirements:

The facility must be housed in a single location, and may be comprised of one large area on a single floor, or be collocated on consecutive stacked floors in a single building. These floors must be kept secured and not accessible by occupants of other floors in the building.

If warranted, additional building and /or lobby space may be required to screen and control access for the training facility. The Department may install perimeter security or intrusion detection systems as deemed necessary.

The training facility will be fully built-out and have complete and fully installed furniture, fixtures and equipment (FF&E) as specified in Appendix A , “Furnishings, Fixtures and Equipment Requirements and Specifications”.

The training facility will have complete telecommunications, voice/data/video, with Wi-Fi and internet connectivity throughout the facility (see Requirements).

The training facility will have a minimum of 24 vehicle parking spaces and 16 bicycle racks on site or within immediate proximity to the site.

Contractor will provide an additional requirement for 20,000 usf of classroom/training program space within six to twelve months of occupancy of this space if required by the Government pursuant to the option provisions of the contract.

Anticipated hours of operation will be from 6:00 a.m. to 7:00 p.m.

Delineated Area:

The delineated area for the training facility shall be the Rosslyn – Ballston Corridor. The facility must be located no farther than 2,640 linear feet from an existing Metrorail Station with easy ingress and egress for people walking to the metro station.

Construction and Services:

Contractor shall perform all architecture and engineering services, and all construction and FF&E purchase and installation necessary to customize classrooms and office spaces requirements as detailed below in the listed “Training Facility Build-Out Specifications” and in Appendix A, “Furnishings, Fixtures and Equipment Requirements and Specifications”. The Government will participate in the design process and have final approval of the design (including FF&E) prior to construction.

The specifications and requirements for the facility, construction, design and security are further described in the “Training Facility Build-Out Specifications” herein, and in Appendix A __, “Furnishings, Fixtures and Equipment Requirements and Specifications”.

The contractor will be responsible for obtaining all permits and meeting all applicable codes related to the construction, fire, life safety, ADA, and operation of the training facility.

Facility Operations The contractor shall designate a Facility Manager, who shall have primary responsibility for the operation and maintenance of the facility on a day–to–day basis and who shall be the primary point of contact for the government on all matters relating to the use of the facility by the government during the period of performance of this contract, including any and all option periods, if and to the extent that options are exercised.

Services to Support Classroom Operations: The contractor will provide administrative and “concierge service” supporting the daily classroom functions during operating hours. Eight (8) full time staff equivalents will be provided for this function. This service will include:

· Maintaining front desk operations to receive, greet, direct and assist daily visitors to the training center;

· Assisting with the delivery of materials to each classroom necessary to support the daily training activities;

· Assisting with the non-technical set-up of equipment, furniture, displays, projectors, audio equipment, and other materials necessary to support the daily training operations;

· Assisting with the scheduling of classroom areas;

· Managing the training center food vendor operations (vending machines);

· Managing the training center copy/fax/print activities operation;

· Providing daytime cleaning/porter service to support and augment the night time cleaning effort.

Additional Services: The contractor will provide additional furnishings, equipment, staff and services when requested by the Government (at the Government’s additional expense). Examples of services include, but are not necessarily limited to:

· Audio visual, computer or technology services;

· The purchase and/or installation of furniture, fixtures or equipment;

· Technology wiring or networking;

· Catering/vending operations;

· Additional staffing;

· Construction services.

When requested, the contractor shall coordinate such services on a reimbursable basis.

Facility and Services:

The contractor will provide the following :

1 office at 140 usf; shall have modular furniture with double row overhead storage bins and task lighting, pull-out keyboard tray, rolling lockable under desk file cabinet, acceptable ceiling lighting, one round table, one six drawer lockable file cabinet able to contain PII information; one four shelf bookcase, one office chair and seating for four additional persons for meetings/conference. Within the suite, this private Division Level office Director’s office should be able to be locked.

8 offices at 120 usf each; would have modular furniture with double row overhead storage bins and task lighting, pull-out keyboard tray, rolling lockable under desk file cabinet, acceptable ceiling lighting; one six drawer lockable file cabinet that can contain PII information; one office chair and one or two side chairs. Doors that have small glass panels so that others can see if meetings/consultations are occurring without interrupting them.

Five (5) training specialist offices, shared by 2 per office, at 140 usf each; space shall have modular furniture with double row overhead storage bins and task lighting, pull-out keyboard tray, rolling lockable under desk file cabinet, acceptable ceiling lighting, a locking door, and associated cabling for telecommunication capability.

1 support staff area at 480 usf with 5 program support spaces @ 60 sf each; outfitted with modular furniture with double row overhead storage bins and task lighting, pull-out keyboard tray, rolling lockable under desk file cabinet, acceptable ceiling lighting and chairs to seat 5 people. Paint, carpet, good lighting, adequate HVAC, and locking doors to suite.

2 storage/copy rooms at 80 usf each, 20 linear feet of storage shelves, paint, carpet, adequate lighting, adequate HVAC, and a locking door.

1 office at 140 usf outfitted with modular furniture with double row overhead storage bins and task lighting, pull-out keyboard tray, rolling lockable under desk file cabinet, acceptable ceiling lighting, one round table, one six drawer lockable file cabinet able to contain PII information; one four shelf bookcase, one office chair and seating for four additional persons for meetings/conference. Within the suite, this private Division Level office Director’s office should be able to be locked.

6 offices at 120 usf each; shall have modular furniture with double row overhead storage bins and task lighting, pull-out keyboard tray, rolling lockable under desk file cabinet, acceptable ceiling lighting, one six drawer lockable file cabinet; one office chair and one or two side chairs. Doors that have small glass panels so that others can see if meetings/consultations are occurring without interrupting them.

4 training specialist offices, shared by 2 per office, at 140 usf each; shall have modular furniture with double row overhead storage bins and task lighting, pull-out keyboard tray, rolling lockable under desk file cabinet, acceptable ceiling lighting, a locking door, and associated cabling for telecommunication capability.

1 support staff area at 400 usf with 4 program support spaces @ 60 each; . outfitted with modular furniture counter with double row overhead storage bins and task lighting, pull-out keyboard tray, rolling lockable under desk file cabinet, acceptable ceiling lighting and chairs to seat 6 people.

2 storage/copy room at 80 usf eac; 20 linear feet of storage shelves, paint, carpet, reasonable lighting, adequate HV/AC, and locking doors to suite.

Contractor shall provide televisions and associated infrastructure (networks, connections, etc.) in public hallways and student workstation areas including services to receive network news, local channels, CNN and local affiliates for ABC, CBS, NBC, and Fox. The numbers and sizes of the televisions will depend on the contractors building and design and layouts.

Contractor should provide televisions and associated infrastructure (networks, connections, etc.) in public hallways and student workstation areas including services to receive network news, local channels, CNN and local affiliates for ABC, CBS, NBC, and Fox. The numbers and sizes of the televisions will depend on the contractors building and design and layouts.

One (1) computer server room at 1,000 usf; must have separate climate control; raised floor and must have 7-day, 24-hour AC and electrical back-up power.

Three (3) private rooms for technical staff at 100 usf each, equipped with modular/systems furniture with double row overhead storage bins and task lighting, pull-out keyboard tray, rolling lockable under desk file cabinet, task chair and visitor chair.

One (1) secure room for IT equipment storage at 200 usf; includes 1 lockable laptop storage cabinet.

Server room must be designed so there is capability for a controlled access system into the area that holds the equipment racks. Storage room must have installed shelving, separate locking door. Paint, carpet, adequate electric power, sufficient HV/AC to offset the amount of electricity, and a locking door.

Two (2) closed offices at 150 usf each equipped with modular/systems furniture with double row overhead storage bins and task lighting, pull-out keyboard tray, rolling lockable under desk file cabinet, task chair and visitor chair.

10 closed offices at 120 usf each equipped with modular/systems furniture with double row overhead storage bins and task lighting, pull-out keyboard tray, rolling lockable under desk file cabinet,, task chair and visitor chair.

Eight (8) modular workstations at 60 usf each equipped with modular/systems furniture with double row overhead storage bins and task lighting, pull-out keyboard tray, rolling lockable under desk file cabinet, task chair.

One (1) reception area with 4 modular workstations equipped with double row overhead storage bins and task lighting, pull-out keyboard tray, rolling lockable under desk file cabinet, and 3 visitor chairs, student mail boxes, student self-service area including FAX and copier machines at 600 usf. Paint, carpet, good lighting, adequate HV/AC, and a locking door.

Contractor shall provide televisions and associated infrastructure (networks, connections, etc.) in public hallways and student workstation areas including services to receive network news, local channels, CNN and local affiliates for ABC, CBS, NBC, and Fox. The numbers and sizes of the televisions will depend on the contractors building and design and layouts.

One (1) 300 usf copy center in closed room with adequate sound attenuation.

One (1) 100 usf storage room with separate locking door.

One (1) closed office at 150 usf equipped with modular/systems furniture with double row overhead storage bins and task lighting, pull-out keyboard tray, rolling lockable under desk file cabinet, task chair and visitor chair.

Six (6) closed offices at 120 usf each equipped with modular/systems furniture with double row overhead storage bins and task lighting, pull-out keyboard tray, rolling lockable under desk file cabinet,, task chair and visitor chair.

Eight (8) workstation cubicles at 60 usf each equipped with modular/systems furniture with double row overhead storage bins and task lighting, pull-out keyboard tray, rolling lockable under desk file cabinet, and task chair;

Open reception area include 4 modular workstations with double row overhead storage bins and task lighting, pull-out keyboard tray, rolling lockable under desk file cabinet and chairs, and 3 visitor chairs, at 300 usf.

One (1) furniture storage room with separate locking double door for a total of 1,000 usf (this may be provided /divided into two separate locations each with 500 usf).

1,000 usf open reception/processing area including officer reception desk equipped with modular/systems furniture modular furniture sized for two-person occupancy, with double row overhead storage bins and task lighting, pull-out keyboard tray, rolling lockable under desk file cabinet, 2 task chairs.

One (1) secure (closed door) interview room at 150 usf with 1 table and 4 chairs; must be adjacent to reception area.

One (1) closed office at 150 usf with modular/systems furniture outfitted with modular furniture with double row overhead storage bins and task lighting, pull-out keyboard tray, rolling lockable under desk file cabinet, acceptable ceiling lighting, one round table 42 sf , one six drawer lockable file cabinet able to contain PII information; one four shelf bookcase, one office chair and seating for four additional persons for meetings/conference. Within the suite, this private Division Level office Director’s office should be able to be locked, task chair and visitor chair.

Two (2) closed offices at 100 usf each with modular/systems furniture modular furniture with double row overhead storage bins and task lighting, pull-out keyboard tray, rolling lockable under desk file cabinet, task chair.

One (1) weapons storage area at 100 usf.

One (1) break room at 300 usf with 2 tables each with 4 chairs, refrigerator, microwave, sink with garbage disposal (8 total)

Two (2) closed offices at 140 usf each outfitted with modular furniture with double row overhead storage bins and task lighting, pull-out keyboard tray, rolling lockable under desk file cabinet, one desk chair, acceptable ceiling lighting, one six drawer lockable file cabinet able to contain PII information; one four shelf bookcase; round conference table with armless seating for four, two padded side chairs.

Open reception area of 320 usf encompassing 1 modular workstation with task chair and 3 visitor chairs.

24 Vehicle Parking Spaces and 16 Bicycle Racks – located on site or within immediate proximity to the site.

To accommodate staff/students who may use bicycles for transportation, the contractor should provide sixteen covered bicycle racks near or close to the 24 parking spaces.

Additional fit-out requirements and specifications included in build-out are listed in Appendix A__, “Furnishings, Fixtures and Equipment Requirements and Specifications”.

Specifications and Requirements:

The following additional specifications and requirements are included in this PWS. There are 5 Subsections: (1) Construction Standards and Build-Out Components, (2) Design, construction, and post award activities, (3) Facility Improvements/Reimbursable Efforts, (4) Utilities, Services, and Obligations during the Contract Term, and (5) Additional Terms and Conditions.

SubSECTION 1: Construction Standards and BUILD-OUT Components

The Contractor shall maintain all State and Federal industrial safety, regulatory, licenses and maintain an adequate level of insurance for the life of the contract. The Contractor shall maintain copies of all licenses, inspection reports and approvals on-site and be immediately available upon request for the Government’s inspection.

WORK PERFORMANCE

All work in performance of this Contract shall be done by skilled workers or mechanics and shall be acceptable to the designated Government Contracting Officer’s Representative (COR). The COR may reject the Contractor’s workers 1) if such are 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.

RECYCLED CONTENT PRODUCTS (COMPREHENSIVE PROCUREMENT GUIDELINES)

The Contractor shall comply to the extent feasible with the Resource Conservation and Recovery Act (RCRA), Section 6002, 1976.

ENVIRONMENTALLY PREFERABLE BUILDING PRODUCTS AND MATERIALS

The Contractor shall use environmentally preferable products and materials. The Contractor is encouraged to consider the lifecycle analysis of the product in addition to the initial cost.

CONSTRUCTION WASTE MANAGEMENT

Recycling construction waste is mandatory for initial space alterations for base Build-Out and subsequent alterations under this Service Agreement.

SUBMITTAL REQUIREMENT:

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 shall be handled and removed in accordance with Federal and state laws and requirements concerning hazardous waste.

Construction materials recycling records shall be maintained by the Contractor and shall be accessible to the COR. Records shall include materials recycled or land-filled, quantity, date, and identification of hazardous wastes.

WOOD PRODUCTS

For all new installations of wood products, the Contractor is encouraged to use independently certified forest products. For information on certification and certified wood products, refer to the Forest Certification Resource Center (www.certifiedwood.org), the Forest Stewardship Council United States (www.fscus.org), or the Sustainable Forestry Initiative (www.sfiprograms.org).

New installations of wood products used under this contract shall not contain wood from endangered wood species, as listed by the Convention on International Trade in Endangered Species. The list of species can be found at www.cites.org/eng/resources/species.html.

Particle board, strawboard, and plywood materials shall comply with Department of Housing and Urban Development (HUD) standards for formaldehyde emission controls. Plywood materials shall not emit formaldehyde in excess of 0.2 parts per million (ppm), and particleboard materials shall not emit formaldehyde in excess of 0.3 ppm.

All materials comprised of combustible substances, such as wood plywood and wood boards, shall be treated with fire retardant chemicals by a pressure impregnation process or other methods that treats the materials throughout as opposed to surface treatment.

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) shall be those with the lowest possible volatile organic compounds (VOC) content below 20 grams per liter and which meet the requirements of the manufacturer of the products adhered or involved. The Contractor shall use adhesives and sealants with no formaldehyde or heavy metals. Adhesives and other materials used for the installation of carpets shall be limited to those having a flash point of 140 degrees F or higher.

BUILDING BUILD-OUT REQUIREMENTS

The Building Build-Out shall be designed, constructed, and maintained in accordance with the standards set forth herein and completed prior to acceptance of Space.

Base structure and Building enclosure components shall be complete and operational. All common areas accessible by the Government, such as lobbies, fire egress corridors and stairwells, elevators, garages, and service areas, shall be complete. Restrooms shall be complete and operational. All newly installed Building shell components, including but not limited to, heating, ventilation, and air conditioning (HVAC), electrical, ceilings, sprinklers, etc., shall be furnished, installed, and coordinated with the “Training Facility Build-Out (BO) Specifications”. Circulation corridors are provided as part of the base Building only on multi-tenanted floors where the corridor is common to more than one tenant. On single tenant floors, only the fire egress corridor(s) necessary to meet code is provided as part of the shell.

RESPONSIBILITY OF THE Contractor’s ARCHITECT/ENGINEER The Contractor shall be responsible for the professional quality, technical accuracy, and the coordination of all designs, drawings, specifications, and other services furnished by the Contractor under this contract. The Contractor shall, without additional compensation, correct or revise any errors or deficiencies in its designs, drawings, specifications, or other services.

THE CONTRACTOR REMAINS SOLELY RESPONSIBLE FOR DESIGNING, CONSTRUCTING, OPERATING, AND MAINTAINING THE PREMISES IN FULL ACCORDANCE WITH THE REQUIREMENTS OF the contract. The Government retains the right to review and approve many aspects of the Contractor’s design, including without limitation, review of the Contractor’s design and construction drawings, shop drawings, product data, finish samples, and completed base Build-Out, construction, FF&E, and Reimbursable Efforts. Such review and approval is intended to identify potential design flaws, to minimize costly misdirection of effort, and to assist the Contractor in its effort to monitor whether such design and construction comply with applicable laws and satisfy all Contract requirements.

Neither the Government’s review, approval or acceptance of, nor payment through the contract, shall be construed to operate as a waiver of any rights under this contract or of any cause of action arising out of the performance of this contract, and the Contractor shall be and remain liable to the Government in accordance with applicable law for all damages to the Government caused by the Contractor’s negligent performance of any of the services required under this Contract.

Design and construction and performance information is contained throughout several of the documents which comprise this Contract. The Contractor shall provide to space planners, architects, engineers, construction contractors, etc., all information required whether it is found in this Contract, special requirements and price lists, or design intent drawings. Reliance upon one of these documents to the exclusion of any other may result in an incomplete understanding of the scope of the work to be performed and/or services to be provided.

QUALITY AND APPEARANCE OF BUILDING

The Building in which the Premises are located shall be designed, built and maintained in good condition and in accordance with the Contract requirements. If not new or recent construction, the Building shall have undergone by occupancy, modernization, or adaptive reuse for office and classroom space with modern conveniences. The Building shall be compatible with its surroundings. Overall, the Building shall project a professional and aesthetically pleasing appearance including an attractive front and entrance way.

MEANS OF EGRESS

The Premises and any parking garage areas shall meet the applicable egress requirements in the National Fire Protection Association, Life Safety Code (NFPA 101) or the International Code Council, International Building Code (IBC).

The Space shall have unrestrictive access to a minimum of two remote exits on each floor of Government occupancy.

Interlocking or scissor stairs located on the floor(s) where Space is located shall only count as one exit stair.

A fire escape located on the floor(s) where Space is located shall not be counted as an approved exit stair.

Doors shall not be locked in the direction of egress unless equipped with special locking hardware in accordance with requirements of NFPA 101 or the IBC.

AUTOMATIC FIRE SPRINKLER SYSTEM

Any portion of the Space located below-grade, including parking garage areas, and all areas in a Building referred to as "hazardous areas" (defined in National Fire Protection Association (NFPA) 101) that are located within the entire Building (including non-Government areas) shall be protected by an automatic fire sprinkler system or an equivalent level of safety.

For Buildings in which any portion of the Space is on or above the sixth floor, then, at a minimum, the Building up to and including the highest floor of Government occupancy shall be protected by an automatic fire sprinkler system or an equivalent level of safety.

The entire Building shall be protected throughout by an automatic fire sprinkler system or an equivalent level of safety.

Automatic fire sprinkler system(s) shall be installed in accordance with the requirements of NFPA 13, Standard for the Installation of Sprinkler Systems that was in effect on the actual date of installation.

Automatic fire sprinkler system(s) shall be maintained in accordance with the requirements of NFPA 25, Standard for the Inspection, Testing, and Maintenance of Water-based Fire Protection Systems (current as of the Contract Award Date).

"Equivalent level of safety" means an alternative design or system (which may include automatic fire sprinkler systems), based upon fire protection engineering analysis, which achieves a level of safety equal to or greater than that provided by automatic fire sprinkler systems.

FIRE ALARM SYSTEM

A Building-wide fire alarm system shall be installed in the entire Building in which any portion of the Space is located on the 3rd floor or higher.

The fire alarm system shall be installed in accordance with the requirements of NFPA 72, National Fire Alarm and Signaling Code, that was in effect on the actual date of installation.

The fire alarm system shall be maintained in accordance with the requirements of NFPA 72, National Fire Alarm and Signaling Code.

The fire alarm system shall transmit all fire alarm signals to the local fire department via any of the following means: directly to the local fire department, to the (911) public communications center, to a central station, to a remote supervising station, or to a proprietary supervising station.

If the Building’s fire alarm control unit is over 25 years old as of the date of award of this Contract, Contractor shall install a new fire alarm system in accordance with the requirements of NFPA 72, National Fire Alarm and Signaling Code (current as of the Contract Award Date), prior to Government acceptance and occupancy of the Space.

OTHER EMERGENCY/SAFETY/EVACUATION

The Contractor shall provide on each floor above ground level grade at least two (2) installed station for emergency evacuation chair (i.e., “stair chair” similar to Stryker Chair) located in an accessible location. Actual number will depend on the Contractor’s building design and layouts.

The Contractor shall provide on each floor at least two (2) installed stations for an automatic defibrillator. Actual number will depend on the Contractor’s building design and layouts.

ELEVATORS

The Contractor shall provide suitable passenger and, when required by the Government, freight elevator service to any of the Premises not having ground level access. Service shall be available during the normal hours of operation specified in the contract. However, one passenger elevator and, when required by the Government, one freight elevator shall be available at all times for Government use. When a freight elevator is required by the Government, it shall be accessible to the loading areas. When possible, the Government shall be given 24hour advance notice if the service is to be interrupted for more than 11/2 hours. Normal service interruption shall be scheduled outside of the Government’s normal working hours. The Contractor shall also use best efforts to minimize the frequency and duration of unscheduled interruptions.

Code: Elevators shall conform to the current requirements of the American Society of Mechanical Engineers ASME A17.1/CSA B44, Safety Code for Elevators and Escalators (current as of the Contract Award Date). Elevators shall be provided with Phase I emergency recall operation and Phase II emergency in-car operation in accordance with ASME A17.1/CSA B44. Fire alarm initiating devices (e.g., smoke detectors) used to initiate Phase I emergency recall operation shall be installed in accordance with the requirements of NFPA 72, National Fire Alarm and Signaling Code. The elevators shall be inspected and maintained in accordance with the current edition of the ASME A17.2, Inspector’s Manual for Elevators. Except for the reference to ASME A17.1 in ABAAS, Section F105.2.2, all elevators must meet ABAAS requirements for accessibility in Sections 407, 408, and 409 of ABAAS.

Safety Systems: Elevators shall be equipped with telephones or other two-way emergency communication systems. The system used shall be marked and shall reach an emergency communication location staffed 24 hours per day, 7 days per week.

Speed: The passenger elevators shall have a capacity to transport in 5 minutes 15 percent of the normal population of all upper floors (based on 150 SF per person). Further, the dispatch interval between elevators during the uppeak demand period shall not exceed 35 seconds.

Demolition The Contractor shall remove existing abandoned electric, telephone, and data cabling and devices, as well as any other improvements or fixtures in place to accommodate the Government’s requirements. Any demolition of existing conditions that is necessary to satisfy the Government’s layout shall be done at the Contractor’s expense.

Accessibility The Building Space, and areas serving the training Space shall be accessible to persons with disabilities in accordance with 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). To the extent the standard referenced in the preceding sentence conflicts with local accessibility requirements, the more stringent shall apply.

Ceilings A complete acoustical ceiling system (which includes grid and lay-in tiles or other Building standard ceiling system throughout the Space and Premises shall be required. The acoustical ceiling system shall be furnished, installed, by the Contractor.

Ceilings shall be at a minimum 8 feet and 0 inches and no more than 12 feet and 0 inches measured from floor to the lowest obstruction. Areas with raised flooring shall maintain these ceiling-height limitations above the finished raised flooring. Bulkheads and hanging or surface mounted light fixtures which impede traffic ways shall be avoided. Ceilings shall be uniform in color and appearance throughout the Space, with no obvious damage to tiles or grid.

Prior to closing the ceiling, the Contractor shall coordinate with the Government for the installation of any items above the ceiling including but not limited to any Government installed items above the ceiling.

Should the ceiling be installed in the Space prior to construction the Contractor shall be responsible for all costs in regard to the disassembly, storage during construction, and subsequent reassembly of any of the ceiling components which may be required to complete the installation of Government required materials and or equipment.

Ceilings shall be a flat plane in each room and shall be suspended and finished as follows unless an alternate equivalent is preapproved by the Government:

Restrooms. Plastered or spackled and taped gypsum board.

Offices and conference rooms. Mineral and acoustical tile or lay in panels with textured or patterned surface and regular edges or an equivalent preapproved by the Government. Tiles or panels shall contain a minimum of 30% recycled content.

Corridors and eating/galley areas. Plastered or spackled and taped gypsum board or mineral acoustical tile.

EXTERIOR AND COMMON AREA DOORS AND HARDWARE

Exterior Building doors and doors necessary to the lobbies, common areas, and core areas shall be required. This does not include suite entry or interior doors.

Exterior doors shall be weather tight and shall open outward. Hinges, pivots, and pins shall be installed in a manner which prevents removal when the door is closed and locked. These doors shall have a minimum clear opening of 32" clear wide x 80" high (per leaf). Doors shall be heavy duty, flush, (1) hollow steel construction, (2) solid core wood, or (3) insulated tempered glass. As a minimum requirement, hollow steel doors shall be fully insulated, flush, #16gauge hollow steel. Solid-core wood doors and hollow steel doors shall be at least 13/4 inches thick. Door assemblies shall be of durable finish and shall have an aesthetically pleasing appearance acceptable to the Government. The opening dimensions and operations shall conform to the governing building, fire safety, accessibility, and energy codes and/or requirement as well as Government Security Requirements, to be provided. Fire door assemblies shall be listed and labeled. Labels on fire door assemblies shall be maintained in a legible condition. Fire door assemblies and their accompanying hardware, including frames and closing devices shall be installed in accordance with the requirements of NFPA 80, Standard for Fire Doors and Other Opening Protectives.

Exterior doors and all common area doors shall have door handles or door pulls with heavyweight hinges. All doors shall have corresponding doorstops (wall or floor mounted) and silencers. All public use doors and restroom doors shall be equipped with kick plates. All doors shall have automatic door closers. All Building exterior doors shall have locking devices installed to reasonably deter unauthorized entry.

Department of State will provide additional security requirements upon award that will be paid for via the contract provisions for Reimbursable Efforts.

DOORS: IDENTIFICATION

All signage required in common areas unrelated to tenant identification shall be provided and installed by the Contractor.

WINDOWS

Office Space shall have windows in each exterior bay unless waived by the Government.

All windows shall be weather tight. Operable windows that open shall be equipped with locks. Offstreet, ground-level windows and those accessible from fire escapes, adjacent roofs, and other structures that can be opened must be fitted with a sturdy locking device to be approved by the COR . Windows accessible from fire escapes must be readily operable from the inside of the Building.

PARTITIONS: GENERAL

Partitions in public areas shall be marble, granite, hardwood, or drywall covered with durable wall covering or high performance coating, or equivalent pre-approved by the Government.

PARTITIONS: PERMANENT

Permanent partitions shall extend from the structural floor slab to the structural ceiling slab. They shall be provided by the Contractor contract as necessary to surround the Space, stairs, corridors, elevator shafts, restrooms, all columns, and janitor closets. They shall have a flame spread rating of 25 or less, Sound Transmission Class (STC) of 50 or greater, and a smoke development rating of 450 or less (ASTM E84). Stairs, elevators, and other floor openings shall be enclosed by partitions and shall have the fire resistance required by the applicable building code, fire code and ordinances adopted by the jurisdiction in which the Building is located (such as the International Building Code, etc.).

INSULATION: THERMAL, ACOUSTIC, AND HVAC

NOTE: All spaces (studios, labs, classrooms, and offices) must be constructed to minimize sound attenuating from adjacent areas.

All insulation products shall contain recovered materials as required by EPA’s CPG and related recycled content recommendations.

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

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

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

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

The maximum flame spread and smoke developed index for insulation shall meet the requirements of the applicable local codes and ordinances (current as of the contract award date) adopted by the jurisdiction in which the Building is located.

WALL FINISHES – BUILD-OUT

Prior to occupancy, all restrooms within the Building common areas of Government-occupied floors shall have 1) ceramic tile, recycled glass tile, or comparable wainscot from the finished floor to a minimum height of 4’-6” and 2) semi-gloss paint on remaining wall areas, or other finish approved by the Government.

All elevator areas that access the Space and hallways accessing the Space shall be covered with wall coverings not less than 20 ounces per square yard, high performance paint, or an equivalent.

PAINTING – BUILD-OUT

The Contractor shall bear the expense for all painting associated with the Building shell. These areas shall include all common areas. Exterior perimeter walls and interior core walls within the Space shall be spackled and prime painted with low VOC primer. If any Building shell areas are already painted prior to contract, then the Contractor shall repaint, at the Contractor expense, as necessary during contract.

The costs for cyclical painting requirements as outlined in Section 6 shall be included in the contract.

FLOORS AND FLOOR LOAD

All adjoining floor areas shall be of a common level not varying more than 1/4 inch over a 10foot horizontal run in accordance with the American Concrete Institute standards, nonslip, and acceptable to the Government.

Under-floor surfaces shall be smooth and level. Office areas shall have a minimum live load capacity of 50 pounds per ABOA SF plus 20 pounds per ABOA SF for moveable partitions. Storage areas shall have a minimum live load capacity of 100 pounds per ABOA SF, including moveable partitions. Contractor may be required to provide a report by a registered structural engineer showing the floor load capacity, at the Contractor expense. Calculations and structural drawings may also be required.

RAISED FLOORS – BUILD-OUT

Computer server rooms and multimedia lab rooms will be built-out with raised flooring.

FLOOR COVERING AND PERIMETERS – BUILD-OUT

Exposed interior floors in primary entrances and lobbies shall be marble, granite, or terrazzo. Exposed interior floors in secondary entrances, elevator lobbies, and primary interior corridors shall be high-grade carpet, marble, granite, or terrazzo. Static Dissipative Tile (SDT) shall be used in telecommunications rooms. Floor perimeters at partitions shall have, rubber, vinyl, marble, or carpet base.

Terrazzo, unglazed ceramic tile, recycled glass tile, and/or quarry tile shall be used in all restroom and service areas of Government-occupied floors.

Any alternate flooring must be pre-approved by the Government.

The costs for cyclical carpet replacement requirements as outlined in Section 6 shall be included in the contract.

MECHANICAL, ELECTRICAL, PLUMBING: GENERAL

The Contractor shall provide and operate all Building equipment and systems in accordance with applicable technical publications, manuals, and standard procedures. Mains, lines, and meters for utilities shall be provided by the Contractor. Exposed ducts, piping, and conduits are not permitted in office Space.

BUILDING SYSTEMS

Whenever requested, the Contractor shall furnish to the Government as part of contract, 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 contract.

Electrical The Contractor shall be responsible for meeting the applicable requirements of local codes and ordinances (when codes conflict, the more stringent standard will apply). Main service facilities shall be enclosed. The enclosure may not be used for storage or other purposes and shall have door(s) fitted with an automatic deadlocking latch bolt with a minimum throw of 1/2 inch. Main distribution for standard office occupancy shall be provided at the Contractor’s expense. All floors shall have 120/208 V, 3phase, 4wire with bond, 60 hertz electric service available. In no event shall such power distribution (not including lighting and HVAC) for the Space fall below 4 watts per ABOA SF.

Main power distribution switchboards and distribution and lighting panel boards shall be circuit breaker type with copper buses that are properly rated to provide the calculated fault circuits. All power distribution panel boards shall be supplied with separate equipment ground buses. All power distribution equipment shall be required to handle the actual specified and projected loads and 10 percent spare load capacity. Distribution panels are required to accommodate circuit breakers for the actual calculated needs and 10 percent spare circuits that will be equivalent to the majority of other circuit breakers in the panel system. Fuses and circuit breakers shall be plainly marked or labeled to identify circuits or equipment supplied through them.

Convenience outlets shall be installed in accordance with NFPA Standard 70, National Electrical Code, or local code, whichever is more stringent. The Contractor shall provide duplex utility outlets in restrooms, corridors, and dispensing areas.

PLUMBING

The Contractor shall include the cost of plumbing in common areas. Hot and cold water risers and domestic waste and vent risers, installed and ready for connections that are required for TIs, shall be included in the Contract.

DRINKING FOUNTAINS

On each floor of Government-occupied Space, the Contractor shall provide a minimum of two drinking fountains with chilled potable water within 200 feet of travel from any Government-occupied area on the floor. The fountains shall comply with Section F211 of the Architectural Barriers Act Accessibility Standard. If drinking water becomes contaminated as determined by the authority providing water service to the building, the Contractor shall provide bottled water until the internal supply becomes safe again.

restROOMS If this contract is satisfied by new construction or major alterations, Contractor shall provide water closets, sinks and urinals on each floor that is partially or fully occupied by the government per the following schedule. The schedule is per floor and based on a density of one person for each 135 ABOA SF of office Space, allocated as 50% women and 50% men. If major alterations to the restrooms occur during the term of this contract, the number of fixtures then must meet the schedule as part of the major alterations.

If no new…