110,000 General Office Space, Dallas, TX

SOLICITATION FOR OFFERS DACA63-5-11-75236-11Jan11 PROJECT: General Office/Call Center Space for Army & Air Force Exchange Service, near Dallas, TX DUE DATES: Initial Offer: 18Jan11 Best and Final Offer: 01Feb11 SUMMARY: The Government is requesting an offer to lease approximately 110,000 net usable square feet of existing office space for a call center [or space that can be adapted to call center and office use], in the Dallas, TX area. Approximately 81,000 square feet of general office space, plus an additional 29,000 square feet of dock high flex space. A five-year firm term lease with two one-year renewal options is intended. The desired occupancy date is 1Jul11. Call Center facilities are to be operated by the Departments of the Army and Air Force, to meet the immediate operational needs of the Army & Air Force Exchange Service. The call center space will include five functional areas with the building that must be secured and segregated from each other. These five functional areas are: Accounting Reconciliation; Accounts Payable which has 2 areas that are to be secured from the main floor space, Mailroom & Payroll; Accounting for a credit card program; On-line Catalog Sales program and Human Resources. The tenant shall have the right to use the space 24 hours a day, 365 days a year. This includes the use of elevators, lights, toilet facilities, and heating and air conditioning. GENERAL REQUIREMENTS: A. The offer to lease should include the following: 1. Itemized rental proposal worksheet (Enclosure 2). A flat rental rate for the entire seven-year term is preferred. 2. Statement indicating whether or not the property is in a 100-year flood plain. 3. Copy of existing or proposed floor plan. 4. A copy of the legal description of the property. 5. Proof of ownership. B. The offer must be inclusive of the following: 1. Interior and exterior maintenance (including plumbing, electrical fixtures, HVAC maintenance, signage maintenance, door locks, fire extinguisher maintenance, pest control, and other minor repairs) in accordance with the General Clauses (Enclosure 3). 2. Tenant improvements in accordance with our Construction Specifications (Enclosure 4) 3. All real estate taxes and insurance premiums with respect to the leased premises. 4. Common area maintenance. 5. Water, sewer, and trash removal services. 6. Electrical service. 7. Natural gas service (if applicable). 8. Janitorial services on at least a 5-day-per-week basis in accordance with the enclosed requirements (Enclosure 6). 9. 650 parking spaces. 10. Signage in accordance with the building fascia sign over space and placement on pylon sign, if available. C. The Government is requesting an offer to lease approximately 110,000 net usable square feet of existing office space to meet the minimum standards as described in (Enclosure 5). Lessor will provide base rent for described shell space on an annual/per square foot basis. The Government requires Tenant Improvements above described shell space in accordance with (Enclosure 4). Lessor, upon request, to provide installation at a cost to be added as an increase in the rental rate or lump sum payment by the Government upon completion. The Government reserves the right to perform Tenant Improvements under separate government contract. The Government, at its sole discretion, shall make all decisions as to the usage of the Tenant Improvement Allowance. The Government may use all or part of the Tenant Improvement Allowance. Lessor provided Tenant Improvement Allowance is tiny_mce_marker_______ per square foot. D. Offeror is requested to waive restoration of tenant improvements installed under the terms of the lease. E. Offer must be signed by the same individual who is authorized to sign the lease. F. Lessor/Offeror must complete GSA Form 3518, Representations and Certifications (Enclosure 8). The Offeror must obtain a Data Universal Numbering System (DUNS) number obtained from Dun & Bradstreet and also must be registered in the Central Contractor Register at the time of submission of offer. To remain active, Lessor/Offeror is required to renew registration annually. Instructions are included in Enclosure 9. G. In accordance with Public Law 104-134 (10 USC 3332) all payments made by the Government must be made by electronic funds transfer (EFT) into an account of the Lessor's choosing (Enclosure 10). Please note that the address in the first section of the EFT form must be the same as the address contained in paragraph 3 of the sample lease. I. As required by Army Regulation AR 200-2, the Government must obtain information concerning the past use of the lease site. The Preliminary Assessment Screening form (Enclosure 11) is provided to help you assist us on this issue. J. Location: Space within 15 minute commute of current corporate headquarters located at 3911 S. Walton Walker Blvd, Dallas, TX 75236 [city of Dallas, TX], with access to mass transit, and multiple restaurants within three (3) mile radius will be given priority. Space in existing buildings will be given primary consideration. Priority will be given to space with 650 on-site parking spaces. Local Representative: The Lessor shall have an on-site building representative, or a locally designated representative available to promptly respond to deficiencies, and to immediately address any emergency situations. General Design Criteria: Space in one building is preferred, and will be given priority. Space on ground floor is preferred, and will be given priority. Space on one floor is preferred, and will be given priority. Exterior: All exteriors with suitable force protection standards will be considered. Services: All utilities, janitorial, maintenance and repair to be provided by the Lessor during normal service hours. Normal Service Hours: Services, utilities, and maintenance shall be provided daily, 24 hours a day, 365 days per year. A full service lease, with all expenses to be paid by Lessor, including taxes and insurance, is required. K. Anti-Terrorism/Force Protection Standards: Space should comply with or be capable of being adapted to comply with the Unified Facilities Criteria (UFC) DoD Minimum Anti-Terrorism Standards for Buildings [http://www.wbdg.org/ccb/DOD/UFC/ufc_4_010_01.pdf (UFC 4-010-01 8 October 2003 - including change 1, 22 January 2007); http://www.wbdg.org/ccb/browse_cat.php?o=29&c=4] and Army Regulation AR 190-51. A controlled perimeter may be required. Hardening of existing buildings may be required. Site: Depending on relative size of proposed leased space to building size, site may be required to be sufficient in size to allow improvements to be located 148 feet from public access. L. MEASUREMENT OF SPACE 1. ANSI/BOMA OFFICE AREA SQUARE FEET: a. For the purposes of this solicitation, the Government recognizes the American National Standards Institute/Building Owners and Managers Association (ANSI/BOMA) international standard (Z65.1-1996) definition for Office Area, which means "the area where a tenant normally houses personnel and/or furniture, for which a measurement is to be computed." b. ANSI/BOMA Office Area (ABOA) square feet shall be computed by measuring the area enclosed by the finished surface of the room side of corridors (corridors in place as well as those required by local codes and ordinances to provide an acceptable level of safety and/or to provide access to essential building elements) and other permanent walls, the dominant portion (refer to Z65.1) of building exterior walls, and the center of tenant-separating partitions. Where alcoves, recessed entrances, or similar deviations from the corridor are present, ABOA square feet shall be computed as if the deviation were not present. c. ABOA square feet and usable square feet (USF) may be used interchangeably throughout the lease documents. 2. RENTABLE SPACE: Rentable space is the area for which a tenant is charged rent. It is determined by the building owner and may vary by city or by building within the same city. The rentable space may include a share of building support/common areas such as elevator lobbies, building corridors, and floor service areas. Floor service areas typically include restrooms, janitor rooms, telephone closets, electrical closets, and mechanical rooms. The rentable space does not include vertical building penetrations and their enclosing walls, such as stairs, elevator shafts, and vertical ducts. 3. COMMON AREA FACTOR: If applicable, the Offeror shall provide the Common Area Factor (a conversion factor(s) determined by the building owner and applied by the owner to the ANSI/BOMA Office Area square feet to determine the rentable square feet for the offered space). M. ADJUSTMENT FOR VACANT PREMISES 1. If the Government fails to occupy any portion of the leased premises or vacates the premises in whole or in part prior to expiration of the term of the lease, the rental rate (i.e., the base for operating cost adjustments) will be reduced. 2. The rate will be reduced by that portion of the costs per ANSI/BOMA Office Area square foot of operating expenses not required to maintain the space. This rate will be negotiated and incorporated into the lease. Said reduction shall occur after the Government gives 30 calendar days' prior notice to the Lessor and shall continue in effect until the Government occupies the vacant premises or the lease expires or is terminated. NEGOTIATIONS: Offers must be received by the Initial Offer due date established at the top of this document. After the receipt of initial offers, the named Realty Specialist or other authorized representative will conduct negotiations on behalf of the Government. Oral or written negotiations will be conducted with offerors within the competitive range. The competitive range, which will be established by the Realty Specialist, will be based on lease costs and other award factors stated in this solicitation. All offerors will be included who have a reasonable chance of being selected for award. Offerors have a chance to submit a final offer by the Best and Final offer due date established at the top of this document. Negotiations are considered closed at the due date and time of best and final offers. AWARD FACTORS: After the review of best and final offers is completed, the lease will be awarded to the offeror whose offer will be most advantageous to the Government, price and other factors considered. Following are the primary award factors used in evaluating the offer: Force Protection Past Performance, Delivery Experience, & Delivery Time Total Cost (includes Base Rent and Tenant Improvement Allownance) Efficiency of Space Layout Quality, Accessibility and Amenities of Facility After review of the best and final offers and the rating of the sites have been completed, the lease will be awarded to the offeror whose offer is the most advantageous to the Government. PRIOR TO AWARD Prior to award, the successful Offeror will be required to furnish: 1. Satisfactory evidence of funds on hand, or at least a conditional commitment of funds, in an amount necessary to prepare the space. 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. 2. Evidence of compliance with local zoning laws, including evidence of variances, if any, approved by the proper local authority. AWARD After the conclusion of negotiations, the Realty Specialist will prepare and forward to the successful offeror a proposed lease that shall consist of the following: 1. US Government Lease for Real Property 2. General Provisions 3. The pertinent provisions of the offer 4. The pertinent provisions of this Solicitation for Offers The final acceptance of the offer and award of the lease occurs upon the execution of the lease by the Chief of the Real Estate Division, Fort Worth District, Corps of Engineers, or other duly authorized individual. GOVERNMENT POINT OF CONTACT: David Baker at US Army Corps of Engineers, ATTN: CESWF-RE-A (David Baker), P.O. Box 17300, Fort Worth, TX, 76102-0300; Voice: +1 (555) 000-0000; Fax: 817/886-6425; or contact@example.gov. WHERE TO SEND OFFERS: Offers should arrive at the address below prior to close of business on the due date. Offers will be accepted by mail, fax or email [see fax & email address above]. Faxed or emailed offers are acceptable provided that: 1) an original copy is placed in the mail or hand-carried within 24 hours of the due date; and 2) the sender confirms by telephone or email that the offer was properly received. Please include a completed and initialed copy of the Solicitation for Offers with your offer. US Army Corps of Engineers, Fort Worth District Real Estate Division, Acquisition Branch Attn: David Baker [Room 2B03] 819 Taylor St., Fort Worth, TX 76102 ENCLOSURES LISTING: Enclosure 1: Sample Lease Enclosure 2: Rental Proposal Worksheet Enclosure 3: General Clauses 1-48 Enclosure 4: TI List Enclosure 5: Base Building and Tenant Area Shell Enclosure 6: Janitorial Service Guide Enclosure 7: Notice to Prospective Bidder Enclosure 8: GSA Form 3518, Representations and Certifications Enclosure 9: Central Contractor Registration Enclosure 10: Electronic Funds Transfer Enclosure 11: Preliminary Assessment Screening Form