SLAT RLP Northeast Philadelphia Vet Center FINAL.pdf

GSA R100A (10/24)

VA REQUEST FOR LEASE

PROPOSALS

NO. 36C24425R0021

Northeast Philadelphia, PA

Offers due by 03/24/2025

In order to be considered for award, offers conforming to the requirements of the RLP shall be received no later than 4:00PM EST 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.

SLAT RLP

TABLE OF CONTENTS

SLAT RLP

SECTION 1 STATEMENT OF REQUIREMENTS

1.01 GENERAL INFORMATION (SLAT) (OCT 2023)

1.02 AMOUNT AND TYPE OF SPACE AND LEASE TERM (SLAT) (OCT 2020)

1.03 NEIGHBORHOOD AND PARKING (SLAT) (OCT 2021)

1.04 LIST OF RLP DOCUMENTS (SLAT) (OCT 2023)

1.05 LEASE DESCRIPTION (SLAT) (OCT 2023)

1.06 AUTHORIZED REPRESENTATIVES (OCT 2020)

1.07 BROKER COMMISSION AND COMMISSION CREDIT (OCT 2020) INTENTIONALLY DELETED

1.08 PRICING OF SECURITY REQUIREMENTS (OCT 2022)

1.09 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 (SLAT) (OCT 2020)

2.02 FLOOD PLAINS (OCT 2022)

2.03 SEISMIC SAFETY – MODERATE SEISMICITY (OCT 2023) INTENTIONALLY DELETED

2.04 SEISMIC SAFETY – HIGH SEISMICITY (OCT 2023) INTENTIONALLY DELETED

2.05 GSAR 552.270-2 HISTORIC PREFERENCE (DEVIATION) (JUL 2024)

2.06 ENERGY INDEPENDENCE AND SECURITY ACT (OCT 2023)

2.07 DUE DILIGENCE AND NATIONAL ENVIRONMENTAL POLICY ACT REQUIREMENTS - RLP (OCT 2023)

2.08 NATIONAL HISTORIC PRESERVATION ACT REQUIREMENTS - RLP (SMALL) (OCT 2023)

SECTION 3 HOW TO OFFER

3.01 GENERAL INSTRUCTIONS (SLAT) (OCT 2020)

3.02 RECEIPT OF LEASE PROPOSALS (SLAT) (OCT 2024)

3.03 OFFER SUBMITTAL (SLAT) (OCT 2023)

3.04 DUE DILIGENCE - ADDITIONAL SUBMITTALS (SLAT) (OCT 2024)

3.05 BUILDING TOUR (SLAT) (OCT 2020)

3.06 TENANT IMPROVEMENTS INCLUDED IN OFFER (SLAT) (OCT 2020)

3.07 OPERATING COSTS REQUIREMENTS INCLUDED IN OFFER (JUN 2012)

3.08 UTILITIES SEPARATE FROM RENTAL / BUILDING OPERATING PLAN (JUN 2012) INTENTIONALLY DELETED 15

3.09 SECURITY IMPROVEMENTS INCLUDED IN OFFER (OCT 2022) INTENTIONALLY DELETED

SECTION 4 METHOD OF AWARD

4.01 NEGOTIATIONS (SLAT) (OCT 2023)

4.02 HUBZONE SMALL BUSINESS CONCERN PRICE PREFERENCE WAIVER (SLAT) (OCT 2023)

GSA FORM R100A (10/24)

4.03 AWARD BASED ON PRICE (OCT 2023) INTENTIONALLY DELETED

4.04 PRESENT VALUE PRICE EVALUATION (OCT 2024) INTENTIONALLY DELETED

4.05 OTHER AWARD FACTORS (2016)

4.06 FACTOR DESCRIPTIONS (OCT 2016)

4.07 AWARD (SLAT) (OCT 2023)

SECTION 5 ADDITIONAL TERMS AND CONDITIONS

5.01 MODIFIED RLP PARAGRAPHS (OCT 2016)

5.02 SWING SPACE - RLP (OCT 2022)

RLP NO. 36C24425R0021, PAGE 1 GSA R100A (10/24)

REQUEST FOR LEASE

PROPOSALS NO.

36C24425R0021

SLAT RLP GSA R100A (October 2024)

SECTION 1 STATEMENT OF REQUIREMENTS

1.01 GENERAL INFORMATION (SLAT) (OCT 2023)

A. This Request for Lease Proposals (RLP) sets forth instructions and requirements for proposals for a Lease described in the RLP documents.

The Government will evaluate proposals conforming to the RLP requirements in accordance with the Method of Award set forth below to select an Offeror for award. The Government will award the Lease to the selected Offeror, subject to the conditions below.

B. Included in the RLP documents is a draft lease (GSA L100A), Exhibit A, setting forth the lease term and other terms and conditions of the

Lease contemplated by this RLP and a VA Proposal to Lease Space (GSA Form 1364) on which Offeror shall submit its offered rent and other price data, together with required information and submissions. The Lease paragraph titled “Definitions and General Terms” shall apply to the terms of this RLP.

C. Do not attempt to complete the draft lease (GSA L100A). VA 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 shall be part of the Lease except to the extent expressly incorporated therein. The 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 Lease Contracting Officer (LCO).

D. The Offeror's executed Lease shall constitute a firm offer. No Lease shall be formed until the LCO 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., Department of Veterans Affairs, VA in the entity name that owns and/or leases the Space to VA.

1.02 AMOUNT AND TYPE OF SPACE AND LEASE TERM (SLAT) (OCT 2020)

A. The Space shall be located in 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 LCO. 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. Buildings with Property boundary(ies) on the boundary streets are deemed to be within the delineated Area of Consideration.

CITY, STATE PHILADELPHIA, PA

AREA OF CONSIDERATION NORTHEAST PHILADELPHIA

SPACE TYPE(S) MEDICAL, OFFICE, FLEX, COMMERCIAL

SQ. FT. NUSF: 3,992 | ABOA: 4,791 | RSF: 5,390

PREFERRED PARKING SPACES (TOTAL) 20 (2 ADA COMPLIANT)

INITIAL FULL TERM 20 YEARS (5 FIRM, 15 SOFT)

INITIAL FIRM TERM 5 YEARS

TERMINATION RIGHTS 90 DAYS

ADDITIONAL REQUIREMENTS LOCATED ON FIRST FLOOR

The Government requires space in or near the following delineated area:

North Boundary: Cheltenham Ave, Tookany Creek Parkway, SR 2025, Bleigh Avenue South Boundary: W Glenwood Avenue, E Venango Street, E Butler Street, Aramingo East Boundary: Roosevelt Avenue, Cottman Boulevard, I-95 West Boundary: N Broad Street, Old York Road

RLP NO. 36C24425R0021, PAGE 2 GSA R100A (10/24)

1.03 NEIGHBORHOOD AND PARKING (SLAT) (OCT 2021)

A. Neighborhood and Parking: Inside City Center. Space shall be located in a prime commercial district with attractive, prestigious, and professional surroundings with a prevalence of modern design and/or tasteful rehabilitation in modern use. Streets and public sidewalks shall be well maintained. The VA prefers 20 dedicated on-site parking spaces and shall be increased to meet current local code requirements if necessary. Lessor is responsible for meeting parking code. Parking facilities with an adequate availability of parking spaces open to the general public to accommodate employees and visitors shall be located within the immediate vicinity of the Building but generally not exceeding a walkable 2,640 feet of the employee entrance of the offered Building as determined by the LCO.

B. Neighborhood and Parking: Outside City Center. Space shall be located 1) in an office, research, technology, or business park that is modern in design with a campus-like atmosphere; or, 2) on an attractively landscaped site containing one or more modern commercial Buildings that are professional and prestigious in appearance with the surrounding development well maintained and in consonance with a professional image. The VA prefers 20 dedicated on-site parking spaces and shall be increased to meet current local code requirements and the Barrier Act, parking-to-square-foot ratio available on site shall be the greater of current local code requirements, or, in the absence of a local code requirement, onsite parking shall be available at a ratio of one (1) space for every 270 RSF of Space. The areas serving the leased space shall be accessible to persons with disabilities in accordance with the Architectural Barriers Act Accessibility Standard (ABAAS) HTTPS://WWW.CFM.VA.GOV/TIL/ACCESSIBILITY.ASP and the VA Barrier Free Design Standard found on

HTTPS://WWW.CFM.VA.GOV/TIL/ETC/DSBARRFREE.PDF.

C. Transit Accessibility. A subway, light rail, or bus stop shall be located within the immediate vicinity of the Building, but generally not exceeding a safely accessible, walkable mile from the principal functional entrance of the building, as determined by the LCO.

D. Location. Proximity to gun stores, pawn shops, adult entertainment clubs, liquor stores, medical (or otherwise) marijuana distributors or methadone clinics are precluded within a walkable mile of the Vet Center.

1.04 LIST OF RLP DOCUMENTS (SLAT) (OCT 2023)

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

Document Name No. of Pages Exhibit

Lease No. 36C24425L0006 32 A

Agency Specific Requirements 9 B

VA Security Requirements for Level II 17 C

GSA Form 3516A, Solicitation Provisions 6 D

Addendum to Solicitation Provisions 1 D-1

RLP NO. 36C24425R0021, PAGE 3 GSA R100A (10/24)

GSA Form 3517A, General Clauses 11 E

GSA Form 1364, Proposal to Lease Space 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)

6 H

Building Security Unit Price List 2 I

U.S. Department of Labor Wage Determination 15 J

Contract Submittal Schedule 5 K

Floor Plan(s) TBD L

Parking Plan(s) TBD M

Small Business Subcontracting Plan TBD N

Emergency / Maintenance Service Plan TBD O

Program Operations Management Plan TBD P

Interior Signage Requirement 24 Q

Exterior Signage Requirement 18 R

Asbestos Containing Material Report and Certification TBD S

FAR 52.204-24, Representation Regarding Certain Telecommunications and Video Surveillance Services or Equipment 4 T

Tenant Improvement Cost Summary (TICS) TBD U

Document Name No. of Pages Attachment

Past Performance Questionnaire TBD 1

*TBD to be provided by the Offeror.

1.05 LEASE DESCRIPTION (SLAT) (OCT 2023)

A. Offeror shall examine the draft Lease form (GSA L100A) 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.

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 shall 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 shell upgrades, TIs, operating costs, common area maintenance, real estate taxes, and security upgrades. Rent shall be based upon a proposed rental rate per NUSF, limited by the offered rate and the maximum NUSF solicited under this RLP. The Tenant Improvements to be delivered by the Lessor shall be based upon information provided with this RLP and Lease Exhibits. The Lessor shall design and build the Tenant Improvements (TI) after award of the lease; design reflects the VA’s full requirements. The Lessor shall provide a not-to-exceed cost for design, project management, and buildout of Tis and will be compensated up to the not-to-exceed costs. Although the TI requirements will not be fully developed until after award, offerors shall provide the not-to-exceed costs as part of the lease proposal and the not-to-exceed price will be in the lease in the Tenant Improvement Rental Adjustment paragraph. Offerors are encouraged to consider the use of existing fit-out and other improvements to minimize waste. However, any existing improvements must be deemed equivalent to Lease requirements

RLP NO. 36C24425R0021, PAGE 4 GSA R100A (10/24)

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 Lease and Exhibits. 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 accepts the DIDs will the Lessor be released to proceed with buildout. VA review and approval does not release the Lessor from the obligation to meet the requirements as stated in the lease. 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 NOT TO EXCEED a maximum of 3,992 NUSF, and the lease term shall commence. During the term of the Lease, rent will not 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 sustainability, 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 form and in the GSA 3517A, Solicitation Provisions, Exhibits, and will be made part of the Lease.

1.06 AUTHORIZED REPRESENTATIVES (OCT 2020)

With respect to all matters relating to this RLP, only the Government's LCO designated below shall have the authority to amend the RLP and award a Lease. The Government shall have the right to substitute its LCO by notice, without an express delegation by the prior LCO.

Offerors may contact the Primary Government Contact designated below:

Primary Government Contact:

Joel Garceau, Lease Contract Specialist

JOEL.GARCEAU@VA.GOV

As to all other matters, Offerors may contact the Alternate Government Contact designated below.

Alternate Government Contact:

Maricela Everitt, Lease Contracting Officer

MARICELA.EVERITT@VA.GOV

1.07 BROKER COMMISSION AND COMMISSION CREDIT (OCT 2020) INTENTIONALLY DELETED

1.08 PRICING OF SECURITY REQUIREMENTS (OCT 2022)

A. The proposed Lease contains an attachment with the security 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 requirements attached to this Lease includes a general list of countermeasures that may be installed in the leased Space as part of the Tenant Improvement (TI). The Offeror shall use the Security Unit Price List to provide the Government with itemized costs of these security countermeasures. Security upgrades will be paid in lump sum as part of the Tenant Improvements.

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

1.09 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/.

mailto:JOEL.GARCEAU@VA.GOV mailto:Maricela.everitt@va.gov https://www.sba.gov/size-standards/

RLP NO. 36C24425R0021, PAGE 5 GSA R100A (10/24)

SECTION 2 ELIGIBILITY AND PREFERENCES FOR AWARD

2.01 EFFICIENCY OF LAYOUT (SLAT) (OCT 2020)

In order to be acceptable for award, the offered Space must provide for an efficient layout as determined by the LCO. To demonstrate potential for efficient layout, The offeror will provide a conceptual layout to demonstrate that the offered space has capability to fulfill the VA requirements.

Proposals are at the Offeror’s expense. The Government will advise the Offeror if the conceptual design layout demonstrates that the Government's requirement cannot be accommodated within the Space offered. The Offeror will not exceed the maximum NUSF in this RLP offer package to include any adjustments that may take place during design after award. If the Offeror is already providing the maximum NUSF and cannot meet the Government's space requirements efficiently, then the Government will advise the Offeror that the offer is unacceptable.

2.02 FLOOD PLAINS (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 shall clearly demarcate the offered Property on its site plan/map submissions and shall 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 SEISMIC SAFETY – MODERATE SEISMICITY (OCT 2023) INTENTIONALLY DELETED

2.04 SEISMIC SAFETY – HIGH SEISMICITY (OCT 2023) INTENTIONALLY DELETED

2.05 GSAR 552.270-2 HISTORIC PREFERENCE (DEVIATION) (JUL 2024)

(a) The Government will give preference to offers of space in historic properties and historic districts following this hierarchy of consideration:

(1) Historic properties within historic districts.

(2) Non-historic developed sites and non-historic undeveloped sites within historic districts.

(3) Historic properties outside of historic districts.

(b) Definitions.

(1) Determination of eligibility means a decision by the Department of the Interior that a district, site, building, structure or object meets the National Register criteria for evaluation although the property is not formally listed in the National Register (36 CFR 60.3(C)).

(2) Historic district means a geographically definable area, urban or rural, possessing a significant concentration, linkage, or continuity of sites, buildings, structures, or objects united by past events or aesthetically by plan or physical development. A district may also comprise individual elements separated geographically but linked by association or history (36 CFR 60.3(D)). The historic district must be included in or be determined eligible for inclusion in the National Register of Historic Places.

(3) Historic property means any prehistoric or historic district, site, building, structure, or object included in or been determined eligible for inclusion in the National Register of Historic Places maintained by the Secretary of the Interior (36 CFR 800.16(L)).

(4) National Register of Historic Places means the National Register of districts, sites, buildings, structures and objects significant in American history, architecture, archeology, engineering and culture that the Secretary of the Interior is authorized to expand and maintain under the National Historic Preservation Act (36 CFR 60.1).

(c) The offer of space must meet the terms and conditions of this solicitation. The Contracting Officer has discretion to accept alternatives to certain architectural characteristics and safety features defined elsewhere in this solicitation to maintain the historical integrity of an historic building, such as high ceilings and wooden floors, or to maintain the integrity of an historic district, such as setbacks, floor-to-ceiling heights, and location and appearance of parking.

(d) When award will be based on the lowest price technically acceptable source selection process, the Government will give a price evaluation preference, based on the total annual Net Usable Square Feet (NUSF) present value cost to the Government, to historic properties as follows:

(1) First, to suitable historic properties within historic districts, a 10 percent price preference.

https://www.ecfr.gov/current/title-36/section-60.3#p-60.3(c) https://www.ecfr.gov/current/title-36/section-60.3#p-60.3(d) https://www.ecfr.gov/current/title-36/section-800.16#p-800.16(l) https://www.ecfr.gov/current/title-36/section-60.1

RLP NO. 36C24425R0021, PAGE 6 GSA R100A (10/24)

(2) If no suitable historic property within an historic district is offered, or the 10 percent preference does not result in such property being the lowest price technically acceptable offer, the Government will give a 2.5 percent price preference to suitable non-historic developed or undeveloped sites within historic districts.

(3) If no suitable non-historic developed or undeveloped site within an historic district is offered, or the 2.5 percent preference does not result in such property being the lowest price technically acceptable offer, the Government will give a 10 percent price preference to suitable historic properties outside of historic districts.

(4) Finally, if no suitable historic property outside of historic districts is offered, no historic price preference will be given to any property offered.

(e) When award will be based on the best value tradeoff source selection process, which permits tradeoffs among price and non-price factors, the Government will give a price evaluation preference, based on the total annual NUSF present value cost to the Government, to historic properties as follows:

(1) First, to suitable historic properties within historic districts, a 10 percent price preference.

(2) If no suitable historic property within a historic district is offered or remains in the competition, the Government will give a 2.5 percent price preference to suitable non-historic developed or undeveloped sites within historic districts.

(3) If no suitable non-historic developed or undeveloped site within an historic district is offered or remains in the competition, the Government will give a 10 percent price preference to suitable historic properties outside of historic districts.

(4) Finally, if no suitable historic property outside of historic districts is offered, no historic price preference will be given to any property offered.

(f) The Government will compute price evaluation preferences by reducing the price(s) of the offerors qualifying for a price evaluation preference by the applicable percentage provided in this provision. The price evaluation preference will be used for price evaluation purposes only. The Government will award a contract in the amount of the actual price(s) proposed by the successful offeror and accepted by the Government.

(g) To qualify for a price evaluation preference, offerors must provide satisfactory documentation in their offer that their property qualifies as one of the following:

(1) A historic property within a historic district.

(2) A non-historic developed or undeveloped site within a historic district.

(3) A historic property outside of a historic district.

2.06 ENERGY INDEPENDENCE AND SECURITY ACT (OCT 2023)

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, VA 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.

RLP NO. 36C24425R0021, PAGE 7 GSA R100A (10/24)

ENERGY STAR® tools and resources can be found at HTTPS://WWW.ENERGYSTAR.GOV/BUILDINGS/TOOLS-AND-RESOURCES.

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.

Note. Additional information can be found on HTTPS://WWW.GSA.GOV/REAL-ESTATE/REAL-ESTATE- SERVICES/LEASING/SUSTAINABILITY-POLICIES under “Sustainability Policies.”

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/ (use “Portfolio Manager” to apply). ENERGY STAR® tools and resources can be found at HTTPS://WWW.ENERGYSTAR.GOV/BUILDINGS/TOOLS-AND-RESOURCES. The ENERGY STAR® Building Upgrade Manual HTTPS://WWW.ENERGYSTAR.GOV/BUILDINGS/TOOLS-AND-RESOURCES/) and Building Upgrade Value Calculator (HTTP://WWW.ENERGYSTAR.GOV/BUILDINGS/TOOLS-AND-RESOURCES/) 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 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 DUE DILIGENCE AND NATIONAL ENVIRONMENTAL POLICY ACT REQUIREMENTS - RLP (OCT 2023)

A. Environmental Due Diligence.

1. At the direction of the LCO, the Offeror must provide, at the Offeror’s sole cost and expense, a current Phase I Environmental Site Assessment (ESA), using the American Society for Testing and Materials (ASTM) Standard E1527-21 and timeline, as such standard may be revised from time to time. In accordance with ASTM standards, the study must be performed by an environmental professional with qualifications that meet ASTM standards. This Phase I ESA must be prepared with a focus on the Government being the “user” of the Phase I, as the term “user” is defined in E1527-21. Failure to submit the required study may result in dismissal from consideration.

https://www.energystar.gov/BUILDINGS/TOOLS-AND-RESOURCES https://www.gsa.gov/real-estate/real-estate-services/leasing/sustainability-policies https://www.gsa.gov/real-estate/real-estate-services/leasing/sustainability-policies http://www.energystar.gov/buildings/facility-owners-and-managers/existing-buildings/earn-recognition/energy-star-certification http://www.energystar.gov/buildings/facility-owners-and-managers/existing-buildings/earn-recognition/energy-star-certification https://www.energystar.gov/BUILDINGS/TOOLS-AND-RESOURCES https://www.energystar.gov/buildings/tools-and-resources/building-upgrade-manual http://www.energystar.gov/buildings/tools-and-resources/building-upgrade-value-calculator

RLP NO. 36C24425R0021, PAGE 8 GSA R100A (10/24)

2. If the Phase I ESA identifies any recognized environmental conditions (RECs), the Offeror will be responsible for addressing such RECs, at its sole cost and expense, including performing any necessary Phase II ESA (using ASTM Standard E1903-11), performing any necessary cleanup actions in accordance with federal and state standards and requirements and submitting a proposed schedule for complying with these obligations. The Government will evaluate whether the nature of any of the RECs, the results of the Phase II, any completed cleanup, and the proposed schedule meet the Government’s needs.

B. National Environmental Policy Act.

1. While the Offeror is responsible for performing all environmental due diligence studies of the offered Property, the Government is responsible for compliance with NEPA, whether in whole or in part, on its own or with the assistance of the Offerors. NEPA requires federal agencies to consider the effects of their actions on the quality of the human environment as part of the federal decision-making process and, to that end, the Government’s obligations may, and in some cases will, be augmented by the Offerors as described in greater detail in the RLP.

2. The Government may either request information from the Offerors to help it meet its obligations under NEPA or share information provided in response to this provision with federal, state and local regulatory agencies as part of its compliance responsibilities under NEPA and other applicable federal, state and local environmental laws and regulations. Further consultation with these regulatory agencies may be necessary as part of the NEPA process.

3. The Offerors are advised that the Government may be required to release the location of each offered site and other building specific information in public hearings or in public NEPA documents. By submitting an offer in response to this RLP and without the need for any further documentation, the Offeror acknowledges and consents to such release.

4. The Government reserves the right to reject any offer where (i) the NEPA-related documentation provided by the Offeror for the offered Property is inadequate, (ii) the offer entails unacceptably adverse impacts on the human environment, (iii) the identified adverse impacts cannot be readily mitigated, or (iv) the level of NEPA analysis is more extensive than is acceptable to the Government.

5. An Offeror must allow the Government access to the offered Property to conduct studies in furtherance of NEPA compliance. This requires research and field surveys to assess the potential impacts to the natural, social and cultural environments. Any recent studies previously conducted by the Offeror may be submitted to be included in the NEPA process.

6. The Government will not proceed with Lease award until the NEPA process is complete as evidenced by the Government’s issuance of a completed CATEX, EA or Environmental Impact Statement. Upon Lease award, any mitigation measures, whether optional or mandatory, identified and adopted by the Government will become Lease obligations. All costs and expenses for development of design alternatives, mitigation measures and review submittals for work to be performed under the Lease will be the sole responsibility of Lessor.

2.08 NATIONAL HISTORIC PRESERVATION ACT REQUIREMENTS - RLP (SMALL) (OCT 2023)

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

306108 (Section 106). An Offeror must allow the Government access to the offered Property to conduct studies in furtherance of the Section 106 compliance.

B. 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 Government’s Qualification Requirements for Preservation Architects. These standards are available at: HTTPS://WWW.GSA.GOV/REAL-ESTATE/HISTORIC-PRESERVATION/.

https://www.gsa.gov/real-estate/historic-preservation/historic-preservation-policy-tools/preservation-tools-resources/proof-of-competency-other-documentation

RLP NO. 36C24425R0021, PAGE 9 GSA R100A (10/24)

SECTION 3 HOW TO OFFER

3.01 GENERAL INSTRUCTIONS (SLAT) (OCT 2020)

Offeror shall prepare a complete offer, using the forms provided with this RLP, and submit the completed lease proposal package to the Government as indicated below. The Government will evaluate the offers received as outlined below and further described in this section.

3.02 RECEIPT OF LEASE PROPOSALS (SLAT) (OCT 2024)

A. Electronic Method. Unless otherwise authorized by the LCO or his/her designated representative, offers may only be submitted electronically to the VA primary contact identified in Section 1.06 using email submission with the subject “Lease Proposal Northeast Philadelphia: 36C24425R0021”. Offers may be submitted using multiple emails. If using multiple emails, the subject line should include the sequential number and total number of emails. For example: Lease Proposal Northeast Philadelphia: 36C24425R0021 1 of 2: Lease Proposal Northeast Philadelphia: 36C24425R0021 2 of 2.

B. In order to be considered for award, offers conforming to the requirements of the RLP shall be submitted by email no later than the date and time provided on the front of this RLP.

C. There is no paper-based submission process under this RLP, and paper submissions will not be considered, unless otherwise authorized by the LCO.

D. 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 government contracted subject matter experts to assist in the evaluation of offers. Such Government contractors shall be required to protect the data from unauthorized disclosure.

E. Offer should be submitted in three (3) Volumes. Offers submitted in other formats may be considered unresponsive at the discretion of the

LCO.

Volume 1:

Consists of five (5) Sections and listed Subsections.

Volume 1- Section 1 Subsections

Document Description Document Specifications (blank means no specific format required)

V1-S1.A FEMA Flood Plains map showing offered space is outside the 100-year flood plain (RLP Section 2.02) FEMA Maps

V1-S1.B Legal Description of Property and tax ID number associated with the property (RLP Section 3.04)

V1-S1.C Site Plan: Footprint of property, parking, total building and footprint of offered space within the building;

V1-S1.D List of other tenants if building is multiple tenant space

V1-S1.E Map showing surrounding area with amenities May use google maps or other similar tool or combination of tools

V1-S1.F Evidence of proper zoning (RLP Section 3.04)

V1-S1.G Provide detailed narratives and clear, detailed drawings/renderings illustrating the proposed site physical security considerations and threat mitigation plan.

Volume 1: Section 2

Volume 1- Section 2 Subsections

Document Description

Document Specifications

V1-S2.A Footprint of offered space within the building

V1-S2.B Conceptual layout to demonstrate that offered space meets VA requirement (RLP Section 2.01 and 3.04)

Must show columns and other aspects of building impacting design.

V1-S2.C GSA Form 12000, Pre-lease Fire Protection and Life Safety Evaluation for an Office Building (Part A&B) (RLP Section 1.04 for Exhibit) Use form provided in RLP

V1-S2.D Asbestos certification or asbestos management plan if ACM is present (RLP Section 3.04)

V1-S2.E Compliance with Energy Star Requirements (RLP Section 3.04)

RLP NO. 36C24425R0021, PAGE 10 GSA R100A (10/24)

V1-S2.G FAR 52.204-24, Representation Regarding Certain Telecommunications and Video Surveillance Services or Equipment (AUG 2020) (RLP Section 1.04 for Exhibit)

Information should be completed in SAM registration and provided as print-out from SAM

Volume 1: Section 3

Section 3 Subsections

Document Description Document Specifications

V1-S3.A

Vitae of Offeror’s Team: include up to 12 of Offeror’s key team members for Lease project and include at a minimum: Offeror; Offeror’s general contractor;

architect; project manager during build-out phase; building manager during administrative phase; other significant members of the Offeror’s team..

NTE 3 pages, (single sided;

>8pt font) per individual; NTE 12 key individuals

V1-S3.B Subcontracting Plan if applicable V1-S3.C Proof of ownership or written agreement of interest (RLP Section 3.04) V1-S3.D Proof of Signing Authority (RLP Section 3.04)

V1-S3.E Conflict of interest statement or statement that there is no conflict of interest (RLP Section 3.04)

V1-S3.F System for Award Management (SAM) – active registration V1-S3.G Evidence of at least Conditional Commitment of Funds (RLP Section 3.04)

V1-S3.H

Proof of status/preferences or statement that none apply:

1. Historical Preference; National Historic Register (RLP Section 2.08)

2. Socio-economic status (i.e. Hub-zone, SDVOSB, VOSB, SB, or other socio-economic status)

Volume 1: Section 4

Section 4 Subsections

Document Description Document Specifications

V1-S4.A Narrative or documentation – understanding and maintaining schedule; plan to coordinate with VA for activation

NTE 3 pages, (single sided;

>8pt font)

V1-S4.B Critical Path of Build Out Phase (RLP Section 4.06)

V1-S4.C Project Management & Response Plan (RLP Section 4.05) for Build Out Phase

Must include (not limited to) contact information, response times, physical location of respondent.

Volume 1: Section 5

Section 5 Subsections

Document Description Document Specifications

V1-S5.A Operations & Management Plan (RLP Section 4.05)

NTE 70 pages, (single sided;

>8pt font); Must include (not limited to) contact information, response times, physical location of respondent.

V1-S5.B Contract Submittal Schedule (RLP Section 1.04 for Exhibit) Use form provided in RLP

RLP NO. 36C24425R0021, PAGE 11 GSA R100A (10/24)

Volume 2:

Consists of one (1) Section and listed Subsections.

Volume 2 Subsections Document Description

Document Specifications (blank means no specific format required)

V2.A Submit up to 3 past performance references (FAR 15.305(2)) (RLP Attachment 1) Must be completed by reference; use RLP Attachment 1

V2.B Submit a list of all VA lease projects completed in the past 5 years.

May use table or paragraphs; table columns or paragraph titles to include the following:

• Year and period of performance (build out;

occupancy/operational phase)

• Contract number

• Contracting Officer’s name, telephone, and email

• Total amount of the contract at award

• Total amount of the contract at project completion

• Brief description of leased space provided

• Explanation of any problems or delays encountered

V2.C Submit a list of non-VA lease projects within the past five years with similar scope.

May use table or paragraphs; table columns or paragraph titles to include the following:

• Year and period of performance services were performed

• Contract number

• Contracting Officer’s name, telephone, and email

• Total amount of the contract at award

• Total amount of the contract at project completion

• Brief description of leased space provided

• Explanation of any problems or delays encountered

Volume 3:

Consists of one (1) Section and listed Subsections

Volume 3 Subsections Document Description

Document Specifications

V3.A GSA Form 1364, Proposal to Lease Space (RLP Section 1.04 for Exhibit and 3.03) Use form provided in RLP

V3.B GSA Form 1217, Lessor’s Annual Cost Statement (RLP Section 1.04 for Exhibit and 3.03) Use form provided in RLP

V3.C Building Security Unit Price List (RLP Section 1.04 for Exhibit and 3.03) Use form provided in RLP

V3.D Tenant Improvements Cost Summary (TICS) (RLP Section 1.04 for Exhibit and 3.03) Use form provided in RLP

3.03 OFFER SUBMITTAL (SLAT) (OCT 2023)

Offeror shall provide the following information:

A. Price Offer

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

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

a. A fully serviced Lease rate (gross rate) per NUSF and RSF, clearly itemizing the total Building shell rental, TI rate, operating costs, and parking (itemizing all costs of parking above base local code requirements or otherwise already included in shell rent).

b. 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

RLP NO. 36C24425R0021, PAGE 12 GSA R100A (10/24)

(exclusive of TIs), 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 NUSF Space offered as required in this RLP.

c. The annual cost per NUSF and rentable square foot (RSF) for the cost of services and utilities for NUSF and RSF, respectively. 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 NUSF and RSF, respectively.

d. The cost of Tenant Improvements.

e. A shell rate per NUSF and RSF for that portion of the lease term. The rate proposed for this portion of the term shall not reflect any TIs as these will be paid lump sum.

f. 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. VA prefers $0 for OT HVAC use.

g. Adjustment for Vacant Leased Premises. NOTE: Refer to the Lease document for additional guidance.

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

i. If the Offeror requests any deviations, all deviations must be documented on Form 1364 in block labeled “Additional

Remarks or Conditions with Respect to this Offer.” If the Offeror requests any deviations, VA at its sole discretion will make the decision whether to accept the deviation.

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

B. Documentation: Offerors must submit the following:

1. Scaled floorplans of the offered Space(s)

2. A plan and short narrative as necessary to explain how the Offeror will meet the parking requirements.

3. Authorization from the ownership entity to submit an offer on the ownership entity’s behalf, if the offeror is not the owner of the

Property.

4. If the Offeror does not yet have a vested interest in the Property, but rather has a written agreement to acquire an interest, then the

Offeror shall submit a fully executed copy of the written agreement with its offer, together with a statement from the current owner that the agreement is in full force and effect and that the Offeror has performed all conditions precedent to closing, or other form of documentation satisfactory to the LCO prior to award. These submittals must remain current. The Offeror is required to submit updated documents as required.

5. Additional offeror attachments, such as the Acknowledgements of Multiple Representation (by broker or agent).

6. Riders, Clarifications to Offer, Exceptions to Offer and other additions, deletions, or changes to the terms of the RLP may not be accepted by the Government and may cause the Offeror to be excluded from further consideration.

7. Past performance questionnaire completed by up to three (3) past performance references. See Attachment 1.

3.04 DUE DILIGENCE - ADDITIONAL SUBMITTALS (SLAT) (OCT 2024)

A. Satisfactory evidence of at least a conditional commitment of funds in an amount necessary to prepare the Space, including Shell, and TI.

Such commitments shall be signed by an authorized bank officer, or other legally authorized financing official, and at a minimum shall state:

amount of loan, term in years, annual percentage rate, and length of loan commitment.

B. Evidence that the Property is zoned in compliance with local zoning laws, including evidence of variances, if any, approved by the proper local authority. If the current zoning is not in compliance, the Offeror must submit a plan and time schedule outlining how they will obtain all necessary zoning approvals prior to construction and how long the necessary zoning approvals will take.

C. Evidence of ownership or control of Building or site. If the Offeror owns the Property being offered or has a long- term leasehold interest, the deed or lease must be submitted to the LCO evidencing the Offeror's stated interest in the Property and any encumbrances on the Property.

D. Required Proof of Signing Authority: As a condition of lease award, the Government will require one of the following forms of proof of signing authority…