Real Estate Acquisition

The Federal Aviation Administration (FAA) desires to lease within the boundaries listed below. Existing office space for lease within a 10 mile radius of 1250 Aviation Ave., San Jose, CA 95110 The offer should comply with the requirements set forth in the Solicitation for Offer (SFO). At the time of submission of offers, the Offeror must 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 SFOProposal to LeaseLessor’s Annual Cost StatementEvidence 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).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:Federal Aviation AdministrationWayne Darrington, Real Estate Contracting Officer777 Aviation Blvd., Suite 150El Segundo, CA 90245Email address for submittal: wayne.darrington@faa.govTelephone: 424-405-7023 OFFER DUE DATE - Offers are due by 5:00 PST on June 26, 2020. EVIDENCE OF CAPABILITY TO PERFORM -At the time of the SUBMISSION OF OFFER, the Offeror must 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 seven (7) days after the Real Estate Contracting Officer issues the Notice to Proceed for Tenant Improvements (TI) to the Lessor, the Lessor must 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. 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. OFFERS - There will be no public opening of offers, and all offers will be confidential until the lease has been awarded. 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. The FAA will negotiate the rental price for the initial term, any renewal periods, and any other aspect of the offer as deemed necessary.    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 will consist of the following: FAA Space Standard Lease or Small LeaseThe pertinent provisions and/or attachments of the offer, andFloor plans of the offered space. 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 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 REQUIREMENTSAMOUNT AND TYPE OF SPACE -The FAA is interested in leasing approximately 6,800 usable square feet (USF) compromised of the following type of space: Office Space: 6,800USFSee EXHIBIT “A” for additional description of space requirements The offer must meet the following space requirements:The offer must meet the following space requirements.  The space must:Be in compliance with all of the Government’s minimum requirements set forth hereinBe located in a quality building of substantial constructionBe located in a secure area with plenty of parking for the publicHave potential for an efficient layoutIf the space offered is in a multi-tenant building, the space must include true floor to ceiling/slab-to-slab walls, which separate the FAA’s employee office space from other occupants/tenantsHave commercial internet access availabilityHave a minimum of one each male and female bathrooms with showersBe seismically compliantBe ABAAS compliant or become compliant by the date of occupancyThe design of the space offered must 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: Narrow column spacing;Atriums, light wells, or other areas interrupting contiguous spaces;Extremely long, narrow runs of space;Irregular space configurations; orOther 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 house the Government's space requirements efficiently, then the Government will advise the Offeror that the offer is unacceptable.The Government requires forty (40) parking spaces, of which seven (7) must be reserved for government owned vehicles. The cost of the parking must be included as part of the rental consideration. LEASE TERM - The FAA is interested in leasing for five (5) years with the FAA having the option to renew for five (5) additional years. The FAA may terminate the lease in whole or part on 360 days’ written notice to the Lessor.LEASE RATE - The FAA desires a fully-serviced lease rate per usable 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.TENANT IMPROVEMENT - When applicable, the Offeror must provide the dollar amount of the Tenant Improvement[1] Allowance per usable square foot.The Tenant Improvement Allowance must 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 must be constructed and paid for by the Offeror as part of the rental consideration, and all improvements must 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. OCCUPANCY - Estimated occupancy is the date that personnel will be moved into the space.  Occupancy is required within 180 calendar days after the Real Estate Contracting Officer issues the Tenant Improvement Notice to Proceed. 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. DEVIATIONS - If an offer includes any “material” deviations, i.e. those affecting price, occupancy date, performance requirements, the Offeror must 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 EVALUATIONAWARD BASED ON LOWEST PRICE, TECHNICALLY ACCEPTABLEThe lease will be awarded to the responsible Offeror whose offer meets all the requirements of the Government and is the lowest priced technically acceptable offer. Offeror must also demonstrate: Financial capability to performPast performance of the Offeror will be evaluated as a go/nogo.Offeror must not be listed on the System for Award Management (SAM) Exclusion list, which contains all entities excluded from federal contracts, as they have been debarred, suspended, and/or ineligible.Price Evaluation The Offeror must submit the offer with the total "gross" annual price per RSF and per USF and a breakout of the "base" price per RSF and USF for services and utilities (operating expenses) to be provided by the Lessor. The "gross" price must include the "base" price. The base price per USF SF from which adjustments are made will be the base price for the term of the Lease, including any option periods. The Offeror must submit plans and any other information to demonstrate that the RSF yields the USF required in this SFO. The Government will verify the amount of USF and will convert the rentable prices offered to USF prices, which will subsequently be used in the price evaluation. Evaluation of offered prices will be based on the annual price per USF, including all required option periods. The Government will perform present value price evaluation by reducing the prices per USF to a composite annual USF price, as follows: Parking areas will be excluded from the total square footage. Free rent will be evaluated in the year in which it is offered. The gross annual price is adjusted to reflect free rent. The gross annual price, will be discounted annually at 5 percent to yield a gross present value cost (PVC). The annual price will be discounted annually at 5 percent to yield net PVC. The operating expenses will be both escalated at 2.5 percent compounded annually and discounted annually at 5 percent, then added to the net PVC to yield the gross PVC. To the gross PVC will be added: The cost of Government-provided services not included in the rental escalated at 2.5 percent compounded annually and discounted annually at 5 percent. The annualized (over the full term) cost of any items, which are to be reimbursed in a lump sum payment. (The cost of these items is present value; therefore, it will not be discounted.) The cost of relocation of furniture, telecommunications, replications costs, and other move-related costs, if applicable. The annual cost of overtime HVAC based on the offered hourly overtime rate and an estimated usage of 24 hours of overtime HVAC per year for the Space. This cost will be discounted annually at 5 percent. The sum of either sub-paragraphs 3 and 5 of this section or sub-paragraphs 4 and 5 of this section, divided by the USF will be the present value cost per USF of the offer for price evaluation purposes. PART IV – GENERAL BUILDING REQUIREMENTS AND SPECIFICATIONSBUILDING SHELL REQUIREMENTS - When applicable, the Offeror must provide a building shell which shall consist of the following:  Base structure and building enclosure components must be complete. All common areas accessible by the Government, such as lobbies, fire egress corridors and stairwells, elevators, garages, and services areas, must be complete. Restrooms must 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., must 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.Unless an item is specifically labeled as Tenant Improvement, it must 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. ACCESSIBILITY - All space offered in response to this SFO must 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 must submit the ABAAS Compliance Report prior to lease commencement. 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 GENERAL SAFETY REQUIREMENTS - Buildings in which space is offered for lease will 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, will 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 must 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. 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.SAFETY AND ENVIRONMENTAL CHECKLIST – All offerors must submit a completed FAA’s Safety and Environmental Checklist form. Failure to submit this form may eliminate an Offeror’s proposal from further consideration. The Government reserves the right to verify the space’s compliance with the checklist.  Additional safety and environmental compliance documents that must be received by the RECO includes the following by its respective due date described below:• Radon Evaluation Report must be received by the RECO within 30-days of lease award.• Water quality and water faucet testing results to ensure water quality    (e.g., lead, copper, total coliforms) in accordance with Safe Drinking Water Act, 42 U.S.C. 300, must be received by the RECO after lease award and tenant improvement alterations, but prior to the Government accepting the space.• Asbestos survey/report or an asbestos free certification (in accordance  with federal, state or local regulations, and including sampling of all materials that have the potential to contain asbestos), which must be received by the RECO within 30-days of lease award.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 must submit a completed Certificate of Seismic Compliance form prior to lease award.  The certificate will be attached to the executed lease contract.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 SignatureTitleDate [1] Tenant improvements are the components, finishes, and fixtures that typically take space from the “shell” condition to a finished, usable condition.