Agency:
General Services Administration

Capitol CREAG Services:
Space Programming Coordination

Project Challenge:
The MDA needed to relocate its 144,552 square foot headquarters from the Federal Office Building (FOB2) located at the Arlington Naval Annex in Arlington, Virginia to a building within the delineated area defined as the Leesburg Pike/Bailey Crossroads area of Falls Church, Virginia. MDA was required to be out of FOB2 by March, 2004 due to scheduled demolition of the building for construction of the new Air Force Memorial.
Though Capitol CREAG had been awarded the project in October, 2002, the project could not commence until Congress had approved the Prospectus in March, 2003. Prospectus is required for all federal leases exceeding the Prospectus threshold for the year in which the lease commences (the threshold for fiscal year 2003 was $2.3 million). Capitol CREAG had 183 work days to complete the project from Prospectus Approval (April 9, 2003) to Substantial Completion of the space build-out.

Project Scope:
Capitol CREAG commenced the market survey on April 9, 2003, and had to complete the lease and ensure that MDA would completely occupy the space by November 30, 2003.

This requirement was one of the first to be subject to the new Department of Defense Unified Facilities Criteria/DOD Minimum Antiterrorism Standards for Buildings as well as U.S. Department of Justice Federal Protective Service/Homeland Security Department requirements for a Level 4 secured facility. These security requirements include full control access to the building and parking areas at all times, the right and ability to immediately lock down the facilities in emergency situations, as well as provide significant set-back requirements. This requirement also had substantial SCIF requirements.
Capitol CREAG was able to negotiate an aggressive below market rental rate. This rental rate included cancellation rights after 7 years, a $15 TI above GSA aggressive Warm Lit Shell requirements, exclusive roof top rights, secure Level 4 facility, 2 reserved parking spaces, extended base operating schedule with aggressive overtime rate, three months free rent and daytime cleaning.

To do this, Capitol CREAG developed a customized Solicitation For Offers (SFO) to incorporate the agency’s unique requirements; submitted advertisement to the Washington Post Business Section; provided Project Management for procurement services; negotiated with commercial real estate building owners; developed NPV Financial Analysis Model to determine Successful Offeror(s); evaluated Best and Final Offers (BAFO); provided completed Lease to the Contracting Officer; facilitated tenant improvement meetings with the agency and successful Lessor to develop scope of work; provided lease interpretation and monitored Lessor’s compliance with lease terms; assembled Lease File and provided Lease Close Out.