EFTA01089772.pdf

STANDARD I ORM 2 (5,4) EBRUARY 1963 EDITION U.S. GOVERNMENT GENERA/ SERVICES ACOAINISTRATION FPR NI CFR) 1-15601 LEASE FOR REAL PROPERTY DATE OF LEASE LEASE NO GS-028-19186 BUILD NG NO VI4035ZZ 71;4113 THIS LEASE, made and entered into this dale by and between VIN & TONI HOOVER PROPERTY MANAGEMENT, LLC whose address is and whose interest in the properly hereinafter described is that or owner herein after called The Lessor and the UNITED STATES OF AMERICA. hereinafter called the Government. Wrnesseth: the parties hereto for the considerations hereinafter mentioned. covenant and agrees as follows: 1. The Lessor hereby leases to the Government the following described premises: A total of 12,770 rentable square feel (RSF). yielding 11,885 ANSMOMA office area square feet (ABOA) of office and related space located on the second floor of a new building known and designated as Citizenship and Immigration Services located at 19F REM ESTATE SMITH BAY, ST. THOMAS, U.S. VIRGIN ISLANDS, 00804 (EXHIBIT A). Parcel No. 1-3 East End Quarter as shown on PWO No. D97832-T008. as shown on the demising floor plans labeled as EXHIBIT B. (the Tremisee). to be used for such purposes as determined by the General Services Administration. 2. The Government shall pay the Lessor annual rent of: SEE PARAGRAPH 10 OF THE RIDER Rent for a lesser period shall be prorated. Rent checks shall be made payable to: VIN & TONI HOOVER PROPERTY MANAGEMENT, LLC 3. TO HAVE AND TO HOLD the said premises with their appurtenances for the term beginning on SEE PARAGRAPH 8 OF THE RIDER 4 The Government may terminate this lease: SEE PARAGRAPH 9 OF THE RIDER IN a. WHER sF,the parti hereto have hereunto subscribed thew names as of the date first above vn1tten LESSOR: & TONI HOOV R PROPERTY MANAGEMENT, LLC BY: IN PRESENCE OF _FY 4 /3 000•14) UNITED STATES OF AMERICA, GENERAL SERVICES ADMINISTRATION Or Lease Contracting Officer (Sirs derzartriei Page 1 of 5 Initials: Lessor & (1,0 •Gov't EFTA01089772 5. COMMISSION AND COMMISSION CRFOIT The Lessor and the Broker have agreed to a cooperating lease commission of 6.0% of the firm term value of this lease. The total amount of the commission is $316,378.03. The Lessor shall pay the Broker no additional commissions associated with this lease transaction. In accordance with the "Broker Commission and Commission Credit" paragraph, the Broker has agreed to forego 40.0% of the commission that it is entitled to receive in connection with this lease transaction ("Commission Credit"). The Commission Credit is 6126,651.21. The Lessor agrees to pay the Commission less the Commission Credit to the Broker in accordance with the "Broker Commission and Commission Credit" paragraph in the SFO attached to and forming a part of this lease. Notwithstanding Paragraph 11 of this Standard Form 2, the shell rental payments due and owing under this lease shall be reduced to fully recapture this Commission Credit The reduction in shell rent shall commence with the first month of the rental payments and continue as indicated in this schedule for adjusted Monthly Rent: First Month's Rental Payment $52,729.67 minus prorated Commission Credit of $31,637.80 equals $21,091.87 adjusted First Month's Rent Second Month's Rental Payment $52,729.67 minus prorated Commission Credit of $31,637.80 equals $21,091.87 adjusted Second Month's Rent. Third Month's Rental Payment $52,729.67 minus prorated Commission Credit of $31,637.80 equals $21,091.87 adjusted Third Month's Rent. Fourth Month's Rental Payment $52,729.67 minus prorated Commission Credit of $31,637.81 equals 621,091.86 adjusted Fourth Month's Rent. 6. The Lessor shall furnish to the Government, as part of the rental consideration, the following: SEE RIDER TO THE LEASE 7. The following are attached hereto and made part of: 1) Lease Rider, containing paragraphs 9 through 29; 2) Section 1.0, SUMMARY, paragraphs 1.1. 1.2, 1.5, 1.6, 1.9, and 1.11 through 1.13: 3) Section 2.0, AWARD FACTORS AND PRICE EVALUATION, paragraphs 2.2 and 2.3: 4) Section 3.0: HOW TO OFFER AND SUBMITTAL REQUIREMENTS, paragraphs 3.2, 3.3 and 3.5 though 3.7; 5) Section 4.0, UTILITIES, SERVICES AND LEASE ADMINISTRATION, paragraphs 4.1 through 4.12 6) Section 5.0. DESIGN CONSTRUCTION AND OTHER POST AWARD ACTIVITIES, paragraphs 5.1 through 5.14 7) Section 6.0. GENERAL ARCHITECTURE, paragraphs 6.1 through 6.12; 8) Section 7.0, ARCHITECTURAL FINISHES, paragraphs 7.1 through 7.14; 9) Section 8.0, MECHANICAL, ELECTRICAL. PLUMBING, paragraphs 8.1 through 8.18; 10) Section 9.0, FIRE PROTECTION, LIFE SAFETY AND ENVIRONMENTAL ISSUES, paragraph 9.1 through 9.12: 11) Section 10.0, LEASE SECURITY STANDARDS, paragraphs 10.1 through 10.21; 12) Section 11.0, SPECIAL REQUIREMENTS, paragraphs 11.1 though 11.3; 13) GSA Form 3517(8), General Clauses, paragraphs 1 though 48; 14) GSA Form 3518, Representations and Certifications, paragraphs 1 through 11; 15) Amendment number 1, 1 page; 16) Amendment number 2, 1 page: 17) Amendment number 3, 2 pages, 18) Amendment number 4, 3 pages; 19) EXHIBIT A, Legal Descnpbon of the Premises, 1 pages: 20) EXHIBIT B, Floor Plan highlighting the demised premises, 1 page: 21) EXHIBIT C, Site and Ground Plan with Elevations, 4 pages. 8 The following changes were made in this lease prior to its execution Paragraphs 9 through 29 have been added. Page 2 of 5 Initials j Lessor & 1i4.1 Gov't EFTA01089773 RIDER TO LEASE NO. GS-02B-19196 DHS-CIS, ST. THOMAS, U.S. VIRGIN ISLANDS 9. The term of the Lease shall commence upon completion of the leased space by the Lessor, and acceptance thereof by the Government as 'substantially completed' as set forth in Paragraph 552.270-4 DEFINITIONS (SEP 1999) of the General Clauses. All work shall be delivered by the Lessor as substantially completed no later than 160 working days after the notice to proceed in accordance with paragraph 5.10 Construction Schedule of Tenant Improvements, in the SFO portion of the Lease. The Government shall inspect the leased premises within 30 working days of its receipt from the Lessor of a statement that the demised premises are completed and ready for occupancy. The actual commencement date shall be set forth by a Supplemental Lease Agreement to be executed by the parties hereto. 10. The term of this Lease shall run for a period of ten (10) years full, ten (10) years firm with a fixed rent. 11. The Govemment shall pay the Lessor an annual rent as follows: For years one (1) through ten (10), a total annual rent of 549.5502 per rentable square foot (RSF), or 563.2399 per USF for a total of $632,766.05 per annum at the rate of $52,729.67 per month in arrears as adjusted by operating cost escalations. 12. TENna IMPROVEMENT ALLOWANCE: Pursuant to Paragraph 3.2, 'Tenant Improvement included in Offer,' the Lessor agrees to contribute to the TI allowance $7.0420/ USF for a total of $665,203.45. The $665,203.45 will be amortized over the firm term of the lease at an interest rate of 4.75% or $66,433.62 per year. In the event that the TI cost is less than $664,923.00. it is understood that the actual TI cost balance vnll be amortized into the annual rent in the same manner as set forth herein. In the case that the balance of the TI cost exceeds the TI allowance of $665,203.45, the Government shall pay the overage by either a one-time, lump sum payment or by increasing the cost to be amortized during the firm term of the lease agreement. Such additional payment(s) or rental reduction, If applicable, will be memorialized in a subsequent Supplemental Lease Agreement (SLA). 13. OPERATING COST: Pursuant to Paragraph 4.3, 'Operating Costs: and paragraph 4.13 'Utilities Separate From Rental / Building Operating Plan,' the rate for purposes of operating cost is established at a flat rate of $4.3393 per rentable square foot (RSF) or $4.6624/ USF for years one (1) through ten (10) or $55,412.40 per annum (54.3393 X 12,770). The base cost of service includes all utilities exclusive of tenant electric. 14. OVERTIME USAGE Pursuant to Paragraph 4.8, 'Overtime Usage.' upon request by the GSA Field Office Manager, the Lessor shall provide heating, ventilation, and air-conditioning (I-WAG) at any time beyond normal service hours (7:00 a.m. - 5:00 p.m Monday through Friday, and except Federal Holidays (*Normal Hours')), and Saturdays from 7:00 a.m. — 6:00 p.m. at $6.70 per hour. 15. ADJUSTMENT Fon VACANT PREMISES: Pursuant to Paragraph 4.4, 'Adjustment for Vacant Premises: in the event of the Government vacating in whole or in part prior to lease expiration, the rental will be reduced $1.65 per ABOA per annum for operating expenses. The Adjustment for Vacant Premises rate shall be escalated annually based upon Paragraph 4.3, 'Operating Costs.' 16. 24 HOUR Rooms: The Overtime Usage rate specified above shall not apply to any portion of the Premises that is required to have heating and cooling 24 hours per day as specified by the Lease. The charges for heating and cooling of these areas shall be provided at a cost of $1.19/ RSF per annum the Government after 'Normal Hours 17. TAx ADJUSTMENT: Pursuant to Paragraph 4.2, 'Tax Adjustment: for purposes of tax escalation, the Government occupies 12,770/ 12,770 rentable square feet (100%). 18. The Lessor also agrees to provide, during the entire lease term four (4) reserved, on-site parking spaces, under rent for Government vehicles at no additional cost to the Government 19. UNAUTHORIZED IMPROVEMENTS: All questions pertaining to this Lease Agreement shall be referred in writing to the General Services Administration Contracting Officer. This contract is between GSA and the Lessor. GSA assumes no financial responsibility for any cost Incurred by the Lessor except as provided by the terms of the Lease Agreement or authorized in writing by the GSA Contracting Officer. If Lessor delivers space with improvements not authorized or requested in writing by the GSA Contracting Officer, then Lessor shall not be entitled to compensaton. Page 3 of 5 lnitia Lessor 8 , Oki 'Gov't EFTA01089774  RIDER TO LEASE NO. GS-02B-19196 DHS-CIS, ST. THOMAS, U.S. VIRGIN ISLANDS 20. WAIVER Or RESTORATION: The Lessor hereby waives, releases and discharges, and forever relinquishes any nght to make a claim against the Government for waste, damages, or restoration arising from or related to (a) the Governments normal and customary use of the leased premises during the term of the lease (including any extensions thereof), as well as (b) any initial or subsequent alteration to the leased premises, including cabling, or removal thereof. during the term of this lease (including any extensions thereof), where such alterations or removals are performed by the Lessor or by the Government with the Lessor's consent, which shall not be unreasonably withheld. The Government may, at its sole option, abandon property in the leased space following expiration of the Lease, in which case the property will become the property of the Lessor and the Government will be rebeved of any liability in connection therewith. 21 Wherever the words 'offeror" or "successful offeror appear in this Lease, they shall be deemed to mean 'Lessor' wherever the words 'Solicitation for Offers' or 'SFO' appear in this Lease, they shall be deemed to mean 'this Lease wherever the words -space offered for lease' appear in this Lease, they shall be deemed to mean leased premises,' "premises" or 'Premises," and wherever the word 'Lessee is used herein, it shall be deemed to mean the 'Government." 22. If during the term of this Lease including extensions, title to this property is transferred to another party either by sale, foreclosure, condemnation, or other transaction, the Lessor shall promptly notify the Contracting Officer of said transfer. The following information shall accompany this notification: a) A certified copy of the deed transferring title to the property from the owner to the new owner. b) A letter from the new owner assuming, approving and agreeing to be bound by the terms of this Lease. c) A letter from the Lessor waiving all rights under this Lease against the Government up to the effective date of the transfer. d) The new owner's employer identification or Social Security Number. e) The new owner's full legal name. If a corporation, indicate the state of incorporation. If a partnership, list all partners fully. If a limited partnership, list all general partners fully and identify under the laws of which state the limited partnership is created. If a realty trust, give names of all trustees and the recording date of the trust. f) The new owner must provide a DUNS number. g) A completed 'Payment Information Form' SF3881 (Provided to the Lessor by the Government). The foregoing information must be received by the fifteenth day of the month in which the transfer of title will be affected. The rent for that month, adjusted in accordance with the effective date of the transfer will be processed to the Lessor. Initial rental payment to the new owner will be processed on the first day of the second month following the transfer of title. If the notification of transfer and related information is not received until the sixteenth day of the month (or later), in which the transfer of title will be effected, the full contract rental for that month will be forwarded to the Lessor. In this instance, it will be the responsibility of both the Lessor and the new owner to submit in conjunction with other requested information, a letter of agreement regarding disposition of the monthly rent with respect to the effective date of transfer. In any instance, failure to submit the documentation required for transfer of title will result in stop payment of rent until such time as all documentation is received by the Contracting Officer. 23. The Lessor shall be solely responsible for the technical accuracy of the construction documents to be developed by the Lessor from the approved lay out drawings and the construction of the leased premises as required by the Lease. include. but not limited to air conditioning requirements, lighting placement, plumbing and fire and safety requirements. 24. The Lessor shall not enter into negotiations concerning the space leased or to be lease with representatives of Federal agencies other than the officers or employees of the General Services Administration or personnel authorized by the Contracting Officer. 25. Each employee of the Lessor and/ or its contractor(s) employed in connection with the operation of the Building shall be (1) a citizen of the United States of Amenca; (2) an alien who has been lawfully admitted for permanent residence as evidenced by Alien Registration Receipt Card, Form 1-151; or (3) an alien who present other evidence from the Immigration and Naturalization Service that employment will not affect his/ her immigration status. 26. The Lessor is a Limited Liability Company and a Small Business. The tax identification number is 20.3100496. The DUNS number is 072795269. The lease signing authority is VIN & TONI HOOEVER PROPERTY MANAG ENT, LLC. Page 4 of 5 InRta Lessor & 0,1) Gov't EFTA01089775  RIDER TO LEASE NO. GS-02B-19196 DHS-CIS, ST. THOMAS, U.S. VIRGIN ISLANDS 27 The Tenant Improvement Fee Schedule is as follows and the Lessor agrees not to exceed these figures: A. The General Conditions will not exceed 6% of the total subcontractor's costs. 8 The General Contractors fee will not exceed 10.0% of the total subcontractors costs. C The Architectural/ Engineering fees will not exceed $3.00 PER USF. D The Lessor's Project Management fees will not exceed 6% of the total subcontractor's costs. 4t 733.52 28. Pursuant to SFO paragraph 3.1(8)(5)(k),the Lessors estimated delay rate is hereby established as 111-,000.:00 per diem. This rate shall be used in determining the Lessors entitlement for Government-caused delay, if any, by multiplying the rate by the total number of compensable work days. Evaluation of the estimated delay costs shall not obligate the Government to relieve the Lessor of its burden to establish entitlement to compensation for delays which may occur on the project. 29. The Lease shall not be binding on either party until it has been executed by a duly authorized official of the General Services Administration and the Lessor. Page 5 of 5 Initials Lessor & CO.Gov't EFTA01089776  SOLICITATION FOR OFFERS THE GENERAL SERVICES ADMINISTRATION FOR Department of Homeland Secunty United States Citizenship and Immigration Services IN Saint Thomas. United States Virgin Islands NAME: Carmen Hernandez TITLE. Lease Contracting Officer The information collection requirements contained in this Solicitation/Contract. that are not required by the regulation. have been approved by the Office of Management and Budget pursuant to the Paperwork Reduction Act and assigned the OMB Control No. 3090-0163. SFO NO 0012017 INITIALS. 12/29/2010 1 SSOR GOV'T EFTA01089777  TARI F OLOINTF 1.0 SUMMARY ~„„„„.....,,, 5 1.1 AMOUNT AND TYPE OF SPACE (AUG 2008) 5 1.2 UNIQUE REQUIREMENTS (AUG 2008) 5 1.3 LEASS-TERM4SFIP-30004 6 1.4 QFPC44-12416-0.436-(AUG-3008) 6 1.5 ACCESS AND APPURTENANT AREAS (AUG 2008) 8 16 SERVICES. UTILITIES. MAINTENANCE: GENERAL (AUG 2008) 6 1.7 AREA OF CONSIDERATION (AUG 2006) 7 1.8 LOCATIQM-44840643R4)4JZSIOE-C414-Gata.C.20911 7 1.9 OCCUPANCY DATE (AUG 2006) 7 1.10 NCCOTINTIONS ("LW 3^^9 7 1.11 QUALITY AND APPEARANCE OF BUILDING (AUG 2008) 8 1.12 BUILDING SHELL REQUIREMENTS (AUG 2008) 8 1.13 LABOR STANDARDS (AUG 2003) 9 2.0 AWARD FACTORS AND PRICE EVALUATION 10 2.1 AWARDBASGO-ON-PRICE-(SSP-2000) 10 2.2 SEISMIC SAFETY (FEB 2007) 10 2.3 HISTORIC PREFERENCE. GSAR 552.270-2 (SEP 2004) 11 2.4 BROIKR-GO/AMISSION-ANQ-COMMISSIGN-CRSGIT-(NOV-2OO6) 12 2.5 PRICS-WAIUMION-(PRESSNT-VALUE)-(AWG-2OO8) 12 2.6 AWARD-(A4464008) 13 3.0 HOW TO OFFER AND SUBMITTAL REQUIREMENTS 14 3.1 OFFER-PROC6DUR6S4AUG-300.) 14 3.2 TENANT IMPROVEMENTS INCLUDED IN OFFER (AUG 2008) 16 3.3 TENANT IMPROVEMENT RENTAL ADJUSTMENT (AUG 2008) 16 3.4 GSASORMS.AND-FIR4CING-84CORMATIO/44AUG-3008) 17 3.5 EVIDENCE OF CAPABILITY TO PERFORM (SEP 2009) 18 3.6 BUILDING AND SITE INFORMATION SUBMITTALS (SEP 2009) 18 3.7 GREEN LEASE SUBMITTALS (SEP 2010) 19 igMbIbMWTV.tititiUti.l 4.0 UTILITIES, SERVICES, AND LEASE ADMINISTRATION - 4.1 MEASUREMENT OF SPACE (AUG 2008) 42 TM ADJUSTMENT (AUG 2008) 4.3 OPERATING COSTS (SEP 2009) 4A ADJUSTMENT FOR VACANT PREMISES, GSAR 552270-18 (VARIATION) (DEC 2005) 4.5 NORMAL HOURS 4.6 OVERTIME USAGE (AUG 2008) 4.7 UTILITIES (AUG 2008) 4.8 JANITORIAL SERVICES (AUG 2008) 4.9 SCHEDULE OF PERIODIC SERVICES (DEC 2005) 4.10 LANDSCAPE MAINTENANCE (AUG 2006) 4.11 MAINTENANCE AND TESTING OF SYSTEMS (AUG 2008) 4.12 NOVATION AND CHANGE OF NAME (AUG 2008) 4.13 NCA/AZIONI-N.W.CNANGS-OF-NAMS-(AUG-20019 £0 DESIGN, CONSTRUCTION, AND OTHER POST AWARD ACTIVITIES 27 5.1 UNIT COSTS FOR ADJUSTMENTS (AUG 2008) 27 5.2 TENANT IMPROVEMENTS PRICING REQUIREMENTS (SEP 2009) 27 5.3 SUBSEQUENT TENANT ALTERATIONS $100,000 OR LESS (AUG 2006) 27 5.4 WORK PERFORMANCE (SEP 2000) 28 5.5 RESPONSIBILITY OF THE LESSOR AND LESSOR'S ARCHITECT/ENGINEER (AUG 2008) 28 5.6 LIQUIDATED DAMAGES (AUG 2008) 28 5.7 EXISTING FIT-OUT. SALVAGED, OR RE-USED BUILDING MATERIAL (SEP 2000) 28 5.8 CONSTRUCTION WASTE MANAGEMENT (AUG 2008) 28 5.9 INDOOR AIR QUALITY DURING CONSTRUCTION (DEC 2007) ..............................-........................-....................- 29 5.10 CONSTRUCTION SCHEDULE AND ACCEPTANCE OF TENANT IMPROVEMENTS (SEP 2009) ...................................._.- 30 5.11 PROGRESS REPORTS (AUG 2008) 32 5.12 CONSTRUCTION INSPECTIONS (AUG 2008) 32 5.13 FLOOR PLANS AFTER OCCUPANCY (DEC 2005) 32 5.14 WAIVER OF RESTORATION (AUG 2008) 32 6.0 GENERAL ARCHITECTURE 33 6.1 ACCESSIBILITY (FEB 2007) 33 62 EXITS AND ACCESS (DEC 2007) 33 SFO NO. 9V12O17 12/29/2010 2 & GOVT EFTA01089778  UttrtXUtliSeU 6.3 DOORS: EXTERIOR (SEP 2000) 6.4 WINDOWS (SEP 2009) 6.5 WINDOW COVERINGS (SEP 2009) 66 FLOORS AND FLOOR LOAD (SEP 2000) 67 CEILINGS (SEP 2009) 6.8 ACOUSTICAL REQUIREMENTS (SEP 2009) 6.9 PARTITIONS: GENERAL (DEC 2007) 6.10 PARTITIONS: PERMANENT (SEP 2000) 6.11 BUILDING DIRECTORY (DEC 2005) 6.12 LANDSCAPING (SEP 2000) 6.13 FI.AGI204.S-ANS‘LNSPIAW(AUG.3008) 7.0 ARCHITECTURAL FINISHES.- ---- 36 7.1 RECYCLED CONTENT PRODUCTS (COMPREHENSIVE PROCUREMENT GUIDELINES) (SEP 2000) 38 72 ENVIRONMENTALLY PREFERABLE BUILDING PRODUCTS AND MATERIALS (DEC 2007) 38 7.3 FINISH SELECTIONS (AUG 2008) 38 7A WOOD PRODUCTS (AUG 2008) 313 7.5 ADHESIVES AND SEALANTS (AUG 2008) 37 7.6 DOORS: SUITE ENTRY (AUG 2008) 37 7.7 DOORS: INTERIOR (AUG 2008) 37 7.8 DOORS: HARDWARE (DEC 2007) 37 72 DOORS: IDENTIFICATION (SEP 2000) 37 7.10 PARTITIONS: SUBDIVIDING (SEP 2009) 37 7.11 WALL FINISHES (AUG 2008) 38 7.12 PAINTING (SEP 2009) 3e 7.13 FLOOR COVERING AND PERIMETERS (AUG 2008) 39 7.14 CARPET TILE (AUG 2008) 40 IL 0 MECHANICAL, ELECTRICAL, PLUMBING .._.....»..»........._..„.„...„.._.._..._ 41 8.1 MECHANICAL ELECTRICAL. PLUMBING: GENERAL (AUG 2008) 41 8.2 BUILDING SYSTEMS (AUG 2008) 41 8.3 ENERGY EFFICIENCY AND CONSERVATION (SEP 2010) 41 8.4 INSULATION: THERMAL. ACOUSTIC, AND HVAC (AUG 2008) 42 8.5 DRINKING FOUNTAINS (AUG 2008) 42 8.8 TOILET ROOMS (AUG 2008) 42 8.7 TOILET ROOMS: FIXTURE SCHEDULE (SEP 2000) 43 8.8 JANITOR CLOSETS (DEC 2007) 43 82 HEATING AND AIR CONDITIONING (AUG 2008) µ 8.10 VENTILATION (AUG 2008) µ 8.11 ELECTRICAL: GENERAL (SEP 2000) 45 812 ELECTRICAL DISTRIBUTION (AUG 2008) 45 8.13 TELECOMMUNICATIONS: DISTRIBUTION AND EQUIPMENT (SEP 2000) 45 8.14 TELECOMMUNICATIONS: LOCAL EXCHANGE ACCESS (AUG 2008) 48 8.15 DATA DISTRIBUTION (AUG 2008) 48 8.18 ELECTRICAL, TELEPHONE. DATA FOR SYSTEMS FURNITURE (AUG 2008) 48 8.17 ELEVATORS (AUG 2008) 47 8.18 LIGHTING: INTERIOR AND PARKNG (SEP 2009) 47 9.0 FIRE PROTECTION, LIFE SAFETY, AND ENVIRONMENTAL ISSUES 49 9.1 MEANS OF EGRESS (SEP 2007) 49 9.2 AUTOMATIC FIRE SPRINKLER SYSTEM (AUG 2008) 49 9.3 FIRE ALARM SYSTEM (AUG 2008) 49 9.4 OSHA REQUIREMENTS (SEP 2000) 49 9.5 ASBESTOS (SEP 2000) 49 9.6 INDOOR AIR QUALITY (DEC 2007) 50 9.7 RADON IN AIR (AUG 2008) 50 9.8 RADON IN WATER (AUG 2008) 50 9.9 HAZARDOUS MATERIALS (OCT 1995) 50 9.10 RECYCUNG (DEC 2007) 51 9.11 OCCUPANT EMERGENCY PLANS (AUG 2008) 51 9.12 MOLD (AUG 2008) 51 10. 0 LEASE SECURITY STANDARDS- -62 10.1 GENERAL REQUIREMENTS (NOV 2005) 52 10.2 DETERRENCE TO UNAUTHORIZED ENTRY (NOV 2005) 52 10.3 ACCESS TO UTILITY AREAS (NOV 2005) 52 10.4 EMERGENCY POWER TO CRITICAL SYSTEMS (SEP 2009) 52 10.5 MECHANICAL AREAS AND BUILDING ROOFS (NOV 2006) 52 10.8 ACCESS TO BUILDING INFORMATION (NOV 2005) 52 10.7 POSTING OF GOVERNMENT RULES AND REGULATIONS (TENANT IMPROVEMENT) (NOV 2005) ...__....._................... 53 EEO NO. 9VI2017 INITIALS: 12/29/2010 3 EFTA01089779 10.8 DEVELOPMENT. IMPLEMENTATION, AND PERIODIC REVIEW OF OCCUPANT EMERGENCY PLANS (NOV 2005) 53 10.9 BUILDING SECURITY PLAN (NOV 2005) 63 10.10 ADDITIONAL SECURITY MEASURES AS DETERMINED BY THE GOVERNMENT (NOV 2005) 53 10.11 IDENTITY VERIFICATION OF PERSONNEL (MAY 2007) 53 10.12 ENTRY SECURITY: SECURITY GUARDS (NOV 2005) 53 10.13 ENTRY SECURITY: XRAY AND MAGNETOMETER AT PUBLIC ENTRANCES (NOV 2005) 53 10.14 ENTRY SECURITY: INTRUSION DETECTION SYSTEM WITH CENTRAL MONITORING CAPABILITY (NOV 2005) 64 10.15 ENTRY SECURITY: ENTRY CONTROL WITH CCTV AND DOOR STRIKES (TENANT IMPROVEMENT) (NOV 2005) 54 10.18 SECURE HVAC: AIRBORNE HAZARDS (NOV 2005) 54 10.17 PARKING SECURITY REQUIREMENTS (NOV 2005) 54 10.18 CCTV MONITORING: CCTV SURVEILLANCE CAMERAS WITH TIME LAPSE VIDEO RECORDING (NOV 2005) 54 10.19 CCTV MONITORING: POST SIGNS ADVISING OF 24-HOUR VIDEO SURVBLIANCE (TENANT IMPROVEMENT) (NOV 2005) 54 10.20 SHATTER-RESISTANT WINDOW PROTECTION REQUIREMENTS (NOV 2005) (BUILDING SHELL) 54 10.21 TEMPORARY SECURITY UPGRADE DUE TO IMMEDIATE THREAT (NOV 2005) 54 11.0 SPECIAL REQUIREMENTS 55 11.1 SPECIAL REQUIREMENTS: U.S. CITIZENSHIP AND IMMIGRATION SERVICES: FIELD OFFICE SPECIAL REQUIREMENTS. SAINT THOMAS. USVI (PAGES 1-35) 55 11.2 SPECIAL REOUREMENTS: U.S. CITIZENSHIP AND IMMIGRATION SERVICES: COMPUTER AND TELEPHONE ROOM STANDARDS. 55 11.3 SPECIAL REQUIREMENTS: U.S. CITIZENSHIP AND IMMIGRATION SERVICES: STRUCTURED CABLE PLANT STANDARDS. 55 SFO NO. 9V12017 INITIAL * & Oil • 12/29/2010 4 SSOR GOVT EFTA01089780 1-o SUMMARY 1.1 AMOUNT AND TYPE OF SPACE (AUG 2008) A. The General Services Administration (GSA) is interested in leasing approximately 14 235 rentable square feet of space. The rentable space shall yield a minimum of 12,378 ANSUBOMA Office Area (ABOA) square feet to a maximum of 12 997 ANSI/BOMA Office Area square feet, available for use by tenant for personnel, furnishings, and equipment. Refer to the 'Measurement of Space paragraph in the UTIUTIES. SERVICES AND LEASE ADMINISTRATION section of this Solicitation for Offers (SFO). 8 The Government requires four (41 reserved, on-site parking spaces, under rent, for Government vehicles. These spaces shall be lit in accordance with the Security Section in this Solicitation. The cost of this parking shall be included as part of the rental consideration. Additionally, thirty-seven (37) parking spaces shall be commercially available within 680 walkable linear feet from the entrance of the offered space. Satisfactory public transportation (bus and/or light rail) must be available within 1.500 walkable linear feet of the offered space. C. The offer shall 1) be for space located in a quality building of sound and substantial construction as described in this SFO. 2) have a potential for efficient layout. 3) be within the ABOA square footage range to be considered. and 4) be in compliance with all of the Government's minimum requirements set forth herein. D. 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: 1. Narrow column spacing: 2. Atriums, light wells, or other areas interrupting contiguous spaces; 3. Extremely long. narrow runs of space; 4. Irregular space configurations: or 5. Other unusual building features. 6. The Government will advise the Offeror if the test fit layout demonstrates that the Government's requirement cannot be accanmodated within the space offered. The Offeror will have the option of Increasing the ANSI/BOMA Office Area square footage offered, provided that it does not exceed the maximum ANSUBOMA Office Area square footage in this SFO. If the Offeror Is already providing the maximum ANSI/BOMA Office Area square footage and cannot house the Government's space requirements efficiently, then the Government will advise the Offeror that the offer is unacceptable. E. Unless otherwise noted, all references .n this SFO to square feet shall mean ANSUBOMA Office Area square feet (ABOA). The less ANSI/BOMA Office Area (ABOA) and usable square feet (usf) are used interchangeably throughout this SFO and its attachments. F. Approximately one hundred (100) square feet of the ANSUBOMA Office Area space required above will be used for the operation of a vending facility(ies) by the blind under the provisions of the Randolph-Sheppard Act (United States Code 20 USG 107 et. seq.). The Government will control the number, kind, and locations of vending facilities and will control and receive income from all automatic vending machines. The Lessor is required to provide necessary utilities and to make related alterations. The cost of the improvements will be negotiated, and payment will be made by the Government either on a lump sum basis or a rental increase. The Govemment will not compete with other facilities having exclusive nghts in the building. The Offeror shall advise the Government if such rights exist. During the term of the lease. the Lessor may not establish any vending facilities within the leased space that will compete with the Randolph-Sheppard vending facilities. 1.2 UNIQUE REQUIREMENTS (AUG 2008) The offered building and/or location must have the following features: A. If two (2) floors are proposed, they must accommodate 8.425 ANSUBOMA usable office space (all operations and public contact, including ASC) on one floor and 3.953 ANSUBOMA usable office space (administration. support and special purpose) on the other floor. B. The public entrance cannot be located within three hundred (300) walkable linear feet of the property tine of K-12 schools and law enforcement agencies. C. A design test fit to determine if the Agency's Space Requirements can be met within the existing space or in the to-be constructed space offered and shall be submitted with the Initial Proposal. D. The building must include a loading dock or acceptable alternative for receipt or pick-up of palet-sized loads. The dock area and adjacent truck loading area can be the same grade as the offered space. E. Column spacing must be a minimum of 24' x 24'. SFO NO. 9VI2017 INITIAL 12/29/2010 5 EFTA01089781  F. Site plans showing all access points: building entrances and exits; and anticipated location of security devices must be provided at fifty-percent (50%) completion of the construction drawings in accordance with SFO paragraph 5.11 C. Al this time, the successful Offeror will also provide detailed specifications on the anticipated security systems for Government review and approval. G. See attached USCIS Special Requirements. If information in the USCIS Special Requirements conflicts with the SFO. the USCIS Special Requirements supersedes the SFO. H. The tenant space must meet the requirements of LEED!!) CI (Leadership in Energy and Environmental Design for Commercial Interiors) Certified level at a minimum. The successful Lessor, at the Lessor's expense. shall obtain certification from the U.S. Green Building Coyne's! (USGBC) within 9 months of project occupancy. For requirements to achieve certification, Lessor must refer to latest version at the time of submittal of the LEEDS-CI Reference Guide at httprniww.usgboorg/LEED/Cl. At completion of LEED0ri documentation and receipt of (mat certification, the Offeror must provide the Government two electronic copies on compact disks of all documentation submitted to USGBC. Acceptable file format Is Adobe POP copied to disk from the LEEDSOnline workspace and templates. In addition, the Offeror will provide the Government viewing access to the LEEDS-Online workspace during design and through the term of the lease. I. Pnor to the end of the first 9 months of occupancy. if the Lessor fails to achieve LEED0 certification, the Government may assist the Lessor In implementing a corrective action program to achieve LEEDS certification and deduct its costs (including administrative costs) from the rent. J. For New Construction: Preliminary Construction Schedule demonstrating the Offeror can meet the timelines as spelled out in Section 5.10 of the SFO. K. For New Construction: Phase I Environmental Site Assessment (Phased I ESA). L. Four (4) letters of reference from current or poor tenants of comparable protects. expressing satisfaction with respect to the lease administration/management of their space. Letters will also address the following issues: 1. To what extent maintenance problems occur(ed). and If so. the nature of the problem (roof leaks. HVAC levels, pest infestation, etc.). 2. The extent such deficiencies were corrected on a timely basis, with minimum disruption to the tenant's operation. Offerors are required to submit a minimum or one letter. 3. As a minimum, the reference letters shall include the following: a. Tenant/client's company name: b. Primary point of contact for the company; C. CURRENT Phone number(s) for the point of contact AND E MAIL ADDRESS; d. Timeframe during which the tenant occupied the prospective Offerors building; e. Nature of the relationship or extent of work/project type with the prospective Offeror (i.e. developer/client; property manager/tenant). Offerors are required to sign and mall a copy of an Authorization and Release Statement to each reference and submit a copy of the signed form with the initial offer. The Government will not contact references whose names are not accompanied by a signed Authorization and Release Statement (Included In the offer package). LEASE-TERAI4S611-2000) The-lease-tean-is-for4lbeent4.6)- yeanclen-4403)-yea+s-fiirn—GSA-may-leirisinate-thse-lease-m-vaiete-w-40-partalter-lhe-tenni-(1e) 4 .411 OFFER Drip OAT': (AU" ' mutt '— it a by r yr 4, 2041 and Oa" r-ma ri open unit a•-yrd 1.5 ACCESS AND APPURTENANT AREAS (AUG 2008) 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. See the Lease Security Standards section of this SFO for additional information. 1.6 SERVICES, UTILITIES, MAINTENANCE: GENERAL (AUG 2008) Services, utiles. and maintenance shall be provided by the Lessor as part of the rental consideration. The Lessor shall have an onsite building superintendent or a locally designated representative available to promptly respond to deficiencies, and mmedialebi address all emergency situations. SFO NO. 9VI2017 12/29/2010 6 GOVT EFTA01089782 1.7 AREA OF CONSIDERATION (AUG 2008) EuiklingokiMich4ase-and-have-streel addresses detinealed-arna. Noflfr Sprig Parb Prini arid B