Solicitation for Offer.pdf

Date: August 7, 2020

RETS: SO14255

2.6.12 Solicitation for Offers

October 2017

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U.S. Department of Transportation

Federal Aviation

Administration

SOLICITATION FOR OFFERS

Part I – INSTRUCTIONS FOR SUBMITTAL OF OFFER

1.0 LOCATION - The Federal Aviation Administration (FAA) desires to lease within the boundaries listed below.

Location: Lakeland, Florida; within a 10 (ten) mile radius of 4425 Sun ‘N Fun Drive, Lakeland, FL.

1.1 The offer should comply with the requirements set forth in the Solicitation for Offer

(SFO). At the time of submission of offers, the Offeror shall submit to the Contracting

Officer a signed statement that the Offeror has read the SFO and all the attachments in their entirety. The following forms must be completed and submitted with the Offer:

Signed SFO with offer showing compliance to the requirements in the SFO

Proposal to Lease

Lessor’s Annual Cost Statement

Evidence of Capability to Perform (Section 1.4)

Architectural Barriers Act Accessibility Standard Compliance Report (See Section

1.9)

Safety and Environmental Checklist (See Section 5.0.2)

Copy of Energy Star certification, if applicable (See Section 5.1)

If the space being offered is not Energy Star compliant but can be certified within one year of lease award provide supporting documentation to that effect (See Section

5.1).

1.2 ADDRESS FOR SUBMITTAL - All original offers, including all required documents, must be submitted to the authorized Real Estate Contacting Officer (RECO) at the address below or via e-mail PDF document with signature.

Address for Submittal:

Real Estate Contacting Officer or Rickey.Bailey@FAA.gov

1701 Columbia Avenue

Rickey Bailey, AAQ-910

College Park, GA 30337

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1.3 OFFER DUE DATE - Offers are due by August 21, 2020 and shall remain open until lease award.

1.4 EVIDENCE OF CAPABILITY TO PERFORM -

At the time of the SUBMISSION OF OFFER, the Offeror shall submit the following documentation to the Real Estate Contracting Officer:

Ownership or control of the property and evidence of signature authority of the party(ies) who will sign any lease documents.

After Issuance of NOTICE TO PROCEED FOR TENANT IMPROVEMENTS:

Within 30 (thirty) days after the Real Estate Contracting Officer issues the Notice to

Proceed for Tenant Improvements (TI) to the Lessor, the Lessor shall provide to the

Contracting Officer evidence of:

Award of a construction contract for Tenant Improvements with a firm completion date. This date must be in accord with the construction schedule for tenant improvements set forth in the awarded Lease.

1.5 CONFLICTS OF INTEREST - If there is a potential for conflict of interest because of a single agent representing multiple owners, present evidence that the agent disclosed the multiple representation to each entity and has authorization from each ownership entity offering in response to this SFO. Owners and agents in conflicting interest situations are advised to exercise due diligence with regard to ethics, independent pricing, and

Government procurement integrity requirements. In such cases, the Government reserves the right to negotiate with the owner directly.

1.6 OFFERS - There will be no public opening of offers, and all offers will be confidential until the lease has been awarded.

1.7 NEGOTIATIONS - Negotiations will be conducted on behalf of the Government by the

FAA Real Estate Contracting Officer (or the FAA Real Estate Contracting Officer's designated representative). The Contracting Officer is named on the cover of this SFO.

FAA will negotiate the rental price for the initial term, any renewal periods, and any other aspect of the offer as deemed necessary.

1.8 AWARD -

After the conclusion of negotiations/request for clarification, the Successful Offeror and the FAA Real Estate Contracting Officer will execute a lease prepared by FAA, which incorporates the agreement of the parties. The lease shall consist of the following:

o FAA Space Standard Lease or Small Lease o The pertinent provisions and/or attachments of the offer, and o Floor plans of the offered space.

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The acceptance of the offer and award of the lease by the Government occurs upon execution of the lease by the Real Estate Contracting Officer and the mailing or otherwise furnishing written notification of the executed lease to the successful

Offeror.

Unsuccessful Offerors will be notified in writing by the Real Estate Contracting

Officer.

PART II – DESCRIPTION OF REQUIREMENTS

1.0 AMOUNT AND TYPE OF SPACE -

The FAA is interested in leasing approximately 7,350 occupiable square feet1 compromised of the following type of space:

o Office Space: 2,400 SF o Conference: 2,700 SF o Special: 2,250 SF (Auditorium/exhibit area suitable for use as a production studio to include concrete floors, soundproof walls, stage and seating for approximately 130 people)

The offer shall meet the following space requirements:

o Must be located in a quality building of substantial construction o Have a potential for efficient layout o Be within the occupiable square footage range to be considered o In compliance with all of the Government’s minimum requirements set forth herein.

The design of the space offered shall be conducive to efficient layout and good utilization as determined by the Government. To demonstrate potential for efficient layout, the Offeror may be requested to provide a test fit layout at the Offeror’s expense when the space offered contains certain features like:

o Narrow column spacing;

o Atriums, light wells, or other areas interrupting contiguous spaces;

o Extremely long, narrow runs of space;

o Irregular space configurations; or o Other unusual building features.

The Government will advise the Offeror if the test fit layout demonstrates that the

Government's requirement cannot be accommodated within the space offered. If the

Offeror is already providing the maximum Office Area square footage and cannot

1 "Occupiable Square Feet" is the method of measurement for the area for which FAA will pay a square foot rate. It is determined as follows:

If the space is on a single tenancy floor, compute the inside gross area by measuring between the inside finish of permanent exterior building walls or from the face of convectors (pipes or other wall-hung fixtures) if the convector occupies at least 50 percent of the length of exterior walls.

If the space is on a multiple tenancy floor, measure from the exterior building walls as above and to the room side finish of fixed corridor and shaft walls and/or the center of tenant-separating partitions.

OMB Control No. 2120-0595 Page 4 of 8 house the Government's space requirements efficiently, then the Government will advise the Offeror that the offer is unacceptable.

The Government requires 15 (fifteen) parking spaces for employees/ stakeholders, of which 4 (four) must be reserved for government owned vehicles, with additional parking for approximately 200 (two-hundred) during events. The cost of the parking shall be included as part of the rental consideration.

1.1 LEASE TERM - The FAA is interested in leasing for 5 (five) years with the FAA having the option to renew for 5 (five) additional years. The FAA may terminate the lease in whole or part on 30 (thirty) days’ written notice to the Lessor.

1.2 LEASE RATE - The FAA desires a fully-serviced lease rate per occupiable square foot.

If the offered rate excludes any services (i.e., janitorial services, utilities, etc.), this must be clearly notated on the offer and that the Government will be responsible for providing the service(s). Exclusions will be considered in the price evaluation process.

1.3 TENANT IMPROVEMENT - When applicable, the Offeror shall provide the dollar amount of the Tenant Improvement2 Allowance per occupiable square foot.

The Tenant Improvement Allowance shall cover the estimated cost of the build out of the Government-demised area in accordance with the Government-approved design intent drawings. All Tenant Improvements required by the Government for occupancy shall be constructed and paid for by the Offeror as part of the rental consideration, and all improvements shall meet the quality standards and requirements of this solicitation and its attachments.

The Offeror may be requested to provide a listing of Offeror’s administrative costs, Offeror's profit and overhead, A/E design costs, and other associated project fees necessary to prepare construction documents to complete the Tenant Improvements.

State the basis for determining each component, (e.g. flat fee, cost per occupiable square foot, etc.). State any assumptions used to compute the dollar costs for each fee component.

1.4 OCCUPANCY - Estimated occupancy is the date that personnel will be moved into the space.

Occupancy is required within 120 (one-hundred twenty) calendar days from the date of award.

1.5 ACCESS AND APPURTENANT AREAS - The right to use appurtenant areas and facilities is included. The Government reserves the right to post Government rules and regulations where the Government leases space.

2 Tenant improvements are the components, finishes, and fixtures that typically take space from the “shell” condition to a finished, usable condition.

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1.6 DEVIATIONS - If an offer includes any “material” deviations, i.e. those affecting price, occupancy date, performance requirements, the Offeror shall submit them with their offer in a separate document entitled, “Deviations.” By submitting such deviations, the Offeror acknowledges and accepts the risk that any of the deviations may result in the offer being determined unacceptable.

PART III – AWARD FACTORS AND PRICE EVALUATION

1.7 AWARD BASED ON BEST VALUE

The lease will be awarded to the Offeror whose offer will be most advantageous to the Government, price and the technical factors set forth below considered :

The technical criteria are stated in descending order of importance, and price is considered less important than the technical criteria.

Price is not as important as the following technical evaluation criteria

Technical Evaluation Criteria

Quality of the space offered;

o suitability for government-required build-out; special use area used as a production studio, with stage and seating for approximately 130 people and an exhibit hall.

o class of space;

o age of the building;

o preference given to those offerors who meet energy star or will meet within the first year of the lease;

meets the seismic compliance requirements as outlined 1.11c meet the ABAAS compliance requirements

Quality of Proposed build-out, in terms of space layout; ability to complete within

Government-required timeframes; use of certain quality, types of materials; etc.

Financial capability of the Offeror;

Past performance of the Offeror [Required.]

Accessibility of the building location to restaurants, major roads, etc.

Types of services included as part of the Lease provided daily. Services supplied to technical equipment shall be supplied 24 (twenty-four) hours a day and 7 (seven) days a week. Government shall have access to the leased premises at all times, OMB Control No. 2120-0595 Page 6 of 8 including the use of electrical services, toilets, lights, and Government office machines without additional payment.

o Electricity, Water (hot and cold), trash removal, chilled drinking water o HVAC – heating, ventilation and air conditioning systems which maintain a temperature range of 68-72 degrees Fahrenheit year round.

o Replacement lamps, tubes and ballasts as required o Painting and redecorating of leased premises as required, mutually agreed by both parties, but frequency not to exceed 5 (five) years.

o Modern, diffused, energy efficient (T-8 or better) fluorescent fixtures shall be provided maintaining a uniform lighting level of 50 foot candles at working surfaces. Emergency lighting must provide at least 0.5 foot candles of illumination throughout the exit path, including exit access routes, exit stairways, or other routes such as passageways to the outside of the building. Lighting shall provide average illumination levels (based on a 4:1 average to minimum illuminant ratio) for the following areas:

Outside parking area: Not less that 0.8 foot candles

Building entrances: Not less than 5 foot candles

General exterior facility lighting: Not less than 0.5 foot candles.

PART IV – GENERAL BUILDING REQUIREMENTS AND

SPECIFICATIONS

1.8 BUILDING SHELL REQUIREMENTS - When applicable, the Offeror shall provide a building shell which shall consist of the following:

Base structure and building enclosure components shall be complete. All common areas accessible by the Government, such as lobbies, fire egress corridors and stairwells, elevators, garages, and services areas, shall be complete. Restrooms shall be completely accessible in accordance with the requirements of paragraph 4.1 below and fully 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

Tenant Improvements. 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 necessary to meet applicable life safety code(s) is provided as part of the shell.

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Unless an item is specifically labeled as Tenant Improvement, it shall be considered a building shell item.

All items identified in this solicitation as “building shell” are to be provided, installed, maintained, repaired, and/or replaced as part of the Offeror’s base rent.

1.9 ACCESSIBILITY - All space offered in response to this SFO shall be accessible to persons with disabilities, including the common areas accessible to Government tenants, in accordance with the Architectural Barriers Act Accessibility Standard (ABAAS). The

Offeror shall submit the ABAAS Compliance Report.

1.10 LABOR STANDARDS - If an Offeror proposes to satisfy the requirements of this SFO through the construction of a new building or the complete rehabilitation or reconstruction of an existing building, and the Government will be the sole or predominant tenant such that any other use of the building will be functionally or quantitatively incidental to the Government’s use and occupancy. The following will apply:

Labor Standards clause (6/09)*

* Full text version of this clause is available upon request from the Real Estate

Contracting Officer.

PART V – GENERAL SAFETY AND ENVIRONMENTAL

REQUIREMENTS

1.11 GENERAL SAFETY REQUIREMENTS - Buildings in which space is offered for lease shall be evaluated by the FAA to determine whether or not an acceptable level of safety is provided. This evaluation will consider the potential for loss of life, loss of federal property, and business interruption. Potential for fire growth and spread, as well as the building's capability to resist the effect of fire, shall be evaluated. In addition, the building's environmental quality will be considered, including, for example, indoor air quality, the presence, location, and condition of asbestos in the space, and levels of radon in the air. Offerors shall assist the Government in its assessments and detailed studies by making available information on building operations and providing access to space for assessment and testing.

1.11a BUILDING CODES - All buildings must comply with Federal, State, and Local building, fire, safety, and seismic safety codes. FAA reserves the right to inspect the premises to verify compliance with these codes.

1.11b SAFETY AND ENVIRONMENTAL CHECKLIST - All offerors shall submit a completed FAA’s Safety and Environmental Checklist form. Failure to submit this form may eliminate an Offeror’s proposal from further consideration. FAA reserves the right to verify the space’s compliance with the checklist.

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1.11c SEISMIC SAFETY – The successful offer received in response to this SFO will be evaluated to determine whether the offer fully meet National Institute of

Standards and Technology (NIST) NISTIR 5382, Interagency Committee on

Seismic Safety in Construction (ICSSC) RP 8, Standards of Seismic Safety for

Existing Federally Owned or Leased Buildings. If any offer received does not fully meet seismic safety requirements, then other offers will be considered. The

Offeror shall be required to submit a completed Certificate of Seismic

Compliance form prior to lease award and will be attached to the executed lease contract.

1.12 GREEN LEASE CERTIFICATIONS AND SUBMITTALS -

For buildings that are 10,000 gross square feet (GSF) and above, preference will be given to spaces that are Energy Star certified or where the lessor commits to having the building earn the Energy Star label or to undertake other energy efficient measures within one year of signing the lease.

The Offeror acknowledges reading the Solicitation for Offers and all the attachments in their entirety.

This offer is in full compliance with and acceptance of the aforementioned Solicitation, with attachments.

Offeror Signature Title Date