DOC Norton RFP 5.26.26.docx

REQUEST FOR PROPOSAL

REQUEST FOR PROPOSAL (“RFP”)

Commercial Space For Lease

Commonwealth of Virginia, Department of Corrections (“DOC” or “Occupant”)

OCCUPANT:

TRANSACTION

NUMBER: 4743-2

ISSUE DATE: May 26, 2026

The Tenant seeks to lease commercial space in Norton or Wise County, VA for use by the Occupant. Proposals may include existing buildings and build-to-suit new construction. Information about the Occupant can be found at https://vadoc.virginia.gov.

The Occupant is seeking office, flex, or retail space for a Probation and Parole (“P&P”) office.

1. Department of Corrections P&P offices provide for the supervision and transition of state responsible probationers and parolees.

1. Facilities cannot be geographically located next to a school, day-care facility, public park, or other area or establishment principally serving children.

1. The Department of Corrections is obligated to give a 90-day prior notice to the chief executive of the local governing body of the jurisdiction in which the proposed leased property is located and to the adjacent property owners of the proposed leased property prior to executing a lease for a P&P office. As a result, such local governing body may request that DOC hold a public hearing in its jurisdiction. Consequently, upon or after selection of the property submitted hereunder for further consideration as a leased property for a P&P office, DOC will give the required prior notice.

For a Proposal (defined below) to be considered a “Qualified Proposal”, the Proposal must be submitted prior to the deadline set forth below. Evaluation of Qualified Proposals will be based on lease costs, suitability of the location and proposed premises to meet the Occupant’s operational needs, and other quality factors.

If you are interested in offering the commercial space as described in this document, please provide a written response (a “Proposal”) addressing the information contained in each of the “Response” boxes in this document, complete the Property Data Sheet attached as Exhibit B, and submit your signed Proposal to the Contact identified above no later than:

· 4:30 PM (Eastern);

· June 23, 2026

ANY PROPOSAL RECEIVED AFTER THE DATE / TIME SET FORTH ABOVE WILL NOT BE A QUALIFIED PROPOSAL AND WILL NOT BE CONSIDERED DURING THE EVALUATION OF THIS SOLICITATION.

Proposals may be received via e-mail, fax, USPS Mail, courier, or hand delivery and all Proposals must be signed. Incomplete or unsigned responses in the Proposal may not be considered. All costs associated with the preparation and submission of a Proposal and the burden to deliver the Proposal by the deadline provided shall be on the party completing and submitting the Proposal (the “Proposer”).

This RFP is being disseminated by utilizing the DGS eVA website and/or through Jones Lang LaSalle (“JLL”). JLL is the Commonwealth’s contracted real estate broker for current real estate services, including with respect to the acquisition or lease of real property and the disposition of surplus real property.

If you are interested in keeping up to date with new RFPs disseminated by the Commonwealth, please either subscribe to the DGS eVA website as provided below or request assistance from the Contact provided in this RFP.

Directions to subscribe to the DGS eVA website DRES utilizes the DGS eVA website as a source of automatic notification of new real estate solicitations. To subscribe in eVA and receive information about new requests, please go to https://eva.virginia.gov/pages/ and subscribe to the following commodity codes: 97145 (Office Space Rental or Lease), 97100 (Real Estate Property Rental or Lease) and 99884 (Sale of Surplus Real Estate).

Once signed up, eVA Subscribers will be able to:

· Receive real-time notifications.

· Subscribe / unsubscribe to receive a weekly e-mail of an eVA report in Excel format (The report will display a listing of open postings listed during the prior week).

PLEASE NOTE: DRES IS USING THE DGS EVA WEBSITE FOR THE PURPOSE OF REPORTING OPEN RFPS ONLY. ADDITIONALLY, THIS INFORMATION IS AVAILABLE BY INQUIRING OF THE CONTACT PROVIDED IN THIS RFP.

REAL ESTATE TRANSACTIONS ARE NOT SUBJECT TO THE VIRGINIA PUBLIC PROCUREMENT ACT OR THE DGS DIVISION OF PURCHASE AND SUPPLY VENDOR’S MANUAL.

ALL COSTS ASSOCIATED WITH THE PREPARATION AND SUBMISSION OF A RESPONSE TO THIS RFP ARE THE SOLE RESPONSIBILITY OF THE PARTY PRESENTING AND DELIVERING THE INFORMATION.

Proposals are subject to the provisions of the Virginia Freedom of Information Act, §§ 2.2-3700 et seq of the Code of Virginia (1950), as amended (the “Code of Virginia”). Please contact JLL prior to submitting any information you seek to be withheld from disclosure on the grounds of confidentiality. Proposers will be advised if withholding such information on the grounds of confidentiality is legally permissible and under what conditions.

Questions about this RFP shall be directed to the Contact identified above.

RFP Guidelines:

1. Code of Virginia §2.2-1149 authorizes the Department of General Services to issue a request for proposals for the lease, purchase or any other means or use or occupancy of real property, as defined in Code of Virginia §2.2-1147. The Virginia Public Procurement Act (VPPA) is set forth within §§2.2-4300 et seq. of the Code of Virginia. VPPA articulates Virginia’s public policy relating to the purchase of goods and services by public bodies and is not applicable to the acquisition or lease of real property.

2. Only DGS or JLL, as agent on behalf of DGS, is authorized to negotiate the terms and conditions of a proposed lease agreement on behalf of the Commonwealth and the Occupant. The Proposer shall communicate directly with DRES and/or JLL and shall not rely on communications with or information provided by the Occupant or any other source.

3. Tenant is credit-worthy and will not pay a security deposit.

4. Tenant will pay rent and additional charges required by the lease in arrears. In order for a landlord to do business with the Commonwealth and receive payment from the Commonwealth, they must be set up in the Commonwealth’s accounting system. To do so, the landlord must complete and return a Commonwealth of Virginia Substitute W-9 form which will be provided during lease negotiations.

5. Leasing is subject to approval by the Governor of Virginia and the availability of funding appropriated by the General Assembly, including appropriations during the term of any executed lease. Additionally, the Commonwealth reserves the right to reject any and all offers, to negotiate separately with competing proposers, and to cancel this solicitation at any time. If, in the opinion of the Commonwealth, lease negotiations with a selected proposer cannot be concluded in a timely manner, including following the selected proposer’s receipt of a draft lease agreement, the Commonwealth may, at its sole discretion, immediately discontinue negotiations.

6. Exhibit A provides certain disclosures related to leasing and doing business with the Commonwealth of Virginia.

7. Pursuant to §10.1-1188 of the Code of Virginia, a lease considered a “major state project” by the Department of Environmental Quality will require the preparation and submission of an Environmental Impact Report which requires approval thereof by the Governor. Additional information may be required by the Commonwealth under either of these circumstances.

8. It is unlawful, subject to certain exceptions, pursuant to Code of Virginia §18.2-283.2, to carry a firearm or explosive material within certain areas set forth in Code of Virginia §18.2-283.2, including premises leased by the Commonwealth. Tenant shall have the right to post notices of this prohibition as Tenant deems necessary and in accordance with such code section.

Please provide a written response in the shaded fields within the “Response” boxes addressing the information requested and on the Property Data Sheet attached as Exhibit B. The Proposer may also provide separate documents to respond to or supplement the Proposal response.

1. Location: The proposed space shall be within The City of Norton or surrounding areas in Wise County to include the towns of Esserville, Wise, Coeburn, and Big Stone Gap.

2. Space Requirement Type / Size: The Tenant has a need for approximately 6,600 usable square feet of office, flex, or retail space. See Exhibit D for conceptual space program needs.

3. Lease Term: Requested Lease term: Between 120 months to 180 months.

4. Base Rental Rate: The Commonwealth prefers the proposer to offer a flat, full service rental rate (excluding tenant improvement up-fit costs) for the lease term and any option terms.

5. Lease Commencement: The premises must have a certificate of occupancy and be ready for possession within 180 days of the issuance of a building permit for an existing building and within 360 days of the issuance of a building permit for a building being newly constructed.

Alternate Proposal:

6. Options to Extend: Tenant requests two (2), five (5) year options to renew the lease upon six (6) months’ notice to landlord. Options shall be at ninety-five (95%) of the prevailing market rate for similar premises, considering allowances and other incentives, not to exceed 102% of the then current base rent. An obligation to replace the carpet and re-paint the premises in the 11th year of the lease shall be included.

Alternate Proposal

7. Parking: Parking should be in close proximity to the leased premises and all costs associated with parking must be included in the rent. Tenant requests 40 parking spaces.

Number of exclusive parking spaces provided for Tenant’s use:

Number of non-exclusive parking spaces would be allocated for Tenant’s use:

Location of Parking spaces:

Is parking included in the rental rate: (Y/N)

If the Tenant’s parking space needs exceed the number of parking spaces available, please propose how the total need would be accommodated

8. Signage: Specify interior and exterior signage rights available to Tenant, including building, monument, lobby, and suite signage. Note paragraph 8 of the above RFP Guidelines section.

9. Technology and Telecommunications: Please provide information noting what internet services are available to the building / space in order for the Commonwealth to evaluate the capacity of the building to provide appropriate service.

Landlord shall provide Tenant and/or its telecommunications companies the right of access to, from and within the building, including from the public right of way and pathway(s) to the premises, for the installation and operation of Tenant’s telecommunications systems.

Tenant may request permission to place certain telecommunications equipment on the roof. Please indicate if this will be permissible and under what conditions.

Tenant shall have access to building and roof for installation/maintenance of technology and telecommunications equipment: Agree (Y/N):

10. Property Operating Expenses: For office spaces, a full service lease is preferred; however, if the proposer can demonstrate a potential cost savings to the Commonwealth by providing for a modified gross or net lease, then the landlord should provide an itemized breakdown of estimated operating expenses and state how landlord proposes to manage operating expense charges to Tenant. In some instances, the Commonwealth may choose to use the state electric service contract provided the space is separately metered.

If the above response is ‘no’, mark which of the following operating costs are NOT included within the base rent:

☐Property Taxes ☐Property Insurance ☐Electricity ☐Gas / Heating ☐Water / Sewer ☐Maintenance/Repair of Structural Elements, Systems and Common Areas ☐Maintenance/Repair of Premises ☐HVAC Services / Maintenance / Repair ☐Premises Janitorial Service ☐Common Area Janitorial Services ☐Trash Collection ☐Landscaping ☐Snow Removal

For those operating expenses not included with the rent, please attach documentation of recent pass-through costs thereof.

11. Janitorial Service: Tenant requests janitorial services to the Premises five (5) days per week. Please provide information with regard to janitorial services for the Premises.

If available, include the building cleaning schedules and maintenance specifications below or reference attachments.

12. Space Planning: The Landlord must provide accurate, architect field verified and certified, as-built drawings of the proposed space in both AutoCAD and PDF formats, submitted electronically within 10 days of being notified that the proposed space is selected as a finalist for consideration. If such accurate, architect field verified and certified, as-built drawings must be produced, then Landlord shall bear the expense of having such drawings produced and provided to Tenant within 30 days of such notification. At a minimum, such drawings shall reflect to scale:

A. The perimeter of the proposed space, including specifying the lengths of each perimeter wall segment.

B. All partition walls.

C. Identify all load bearing walls and indicate any section thereof in which a penetration thereof would not be possible.

D. All rooms, spaces, corridors, etc., including all dimensions.

E. All columns, including the dimensions.

F. All doorways, including the direction of the door swing.

G. All windows, including any mullions.

H. All vertical penetrations, including the dimensions.

I. The terminal location of plumbing, e.g., restrooms, breakrooms, janitorial closets, and water faucets.

J. The location of all mechanical equipment and electrical panels.

K. The location of the telecommunications DMARC serving the space.

L. All ceiling heights.

M. All changes in floor elevation, including stairs and ramps, with specifications of the amount of the change.

DOC will use the as-built AutoCAD file to develop a test-fit space plan. Tenant then will request the Landlord to develop cost estimates for tenant improvements specified on the developed space plan in accordance with the guidelines set forth in Exhibit E.

Response Agree (Y/N)

13. Tenant Improvements: Tenant requests that landlord contract for and construct all improvements and to provide the space in a turnkey condition. After an approved space plan, Tenant shall customize the guidelines set forth in Exhibit E specifically for the turnkey project for the proposed space. Typical finishes for improvements are included in Exhibit E. Turnkey work must include:

· Construction documents and all planning A&E services

· Competitive bid of the improvement project

· Contract for and construction of the improvements

· Construction management of the improvements

Describe the present condition of the space (warm lit shell, second-generation office, etc.)

Is there any limitation on the amount of Tenant Improvement up-fit costs that Proposer will provide or obtain financing for, assuming lender approval?

At what rate of interest will the Tenant Improvement up-fit costs be amortized and paid as additional rent over the proposed lease term?

14. Data Network and Security System Equipment: Upon selection as a finalist and after the development of the test-fit plan as described above, Tenant may further request that the landlord provide an allowance for reimbursement to Tenant of its incurred costs to install its data network and security system equipment.

Will Landlord consider providing an allowance with the repayment thereof amortized over the proposed lease term as additional rent? (Y/N)

If so, at what interest rate will the proposed costs be amortized and paid as additional rent over the proposed lease term?

15. Access to Premises: Landlord agrees to provide Tenant with access to the Premises upon the commencement of any tenant improvements to perform its work, including data network cabling and security system equipment installations.

Agree (Y / N)

Alternate Proposal:

16. Incentives: State the proposed rent abatement, moving allowance, or other incentives and/or refurbishments offered to Tenant, including during the initial term and option terms.

Rent Abatement

Moving Allowance

Other Incentives

17. Right of First Refusal: Tenant requests an on-going first right of refusal on available space on floors occupied by Tenant throughout the initial term and any renewals.

Agree (Y /N)

18. Purchase Option: If the building proposed is a standalone building with single tenant occupancy, would Landlord be willing to agree to terms providing for ownership to convey to the Tenant at the end of the initial term?

(Y /N)

19. Regulatory and Environmental Conditions: Please confirm the building and premises comply with applicable laws, ordinances, codes, and ADA requirements. In the lease, the Tenant will require the Landlord to warrant and represent that the building and premises are free of friable asbestos, lead based paint, lead containing pipes, Phenylmercuric Acetate and other hazardous or toxic materials, mold, and EMF radiation.

20. Other Location Features: Pursuant to Executive Order 19 (2011), DGS may give preference to facilities having the attributes below:

If the proposed space is located in a metropolitan area where public transit is available, is the space within a quarter mile of a bus, trolley, or other public transportation stop?

Yes / No

Does the proposed facility meet the U.S. Green Building Council’s LEED rating system or the United States Environmental Protection Agency/Department of Energy’s “Energy Star” rating?

Yes / No

Is the facility pedestrian and bicycle accessible? (sidewalks, ramps, bike racks, etc.)

Yes / No

21. Existing Commonwealth Leases: Please list any existing leases the landlord currently has with the Commonwealth. Include any properties under related ownership, such as LLCs with different location names.

Other Leases and Locations

22. Deed of Lease Form: I t is a requirement that a standard Commonwealth Deed of Lease form be utilized for all Commonwealth lease transactions. A list of Prohibited Lease Terms is provided in Exhibit A to this RFP for review by all Proposers. A sample lease can be provided upon request. Any lease form is subject to review and revision on a continuing basis. Should Tenant and Landlord reach agreeable terms, Tenant shall prepare the lease using the template form as a base for Landlord’s review and signature; followed by Tenant’s approval process and signatures through the Governor’s Office. Proposed substantive revisions to the template lease form may require additional legal review from the Commonwealth and may result in a delay of the lease approval process.

Acknowledge (initial below, typed is acceptable)

23. Assignment and Sublease: Tenant shall have the right to sublet or assign all or part of the premises to any other state agency.

Agree (Y/N)

24. Non-Disturbance: At Tenant’s option prior to the signing of any lease, Tenant may require Landlord to provide Tenant with a non-disturbance agreement acceptable to Tenant from each mortgage, lien or deed of trust holder then in existence, if any.

Agree (Y/N)

25. Recording Memorandum of Lease: Tenant may require the recording of a fully executed memorandum of lease by Landlord and Tenant in the City or County Circuit Court’s Office. The Memorandum of Deed of Lease is (i) exempt from recordation taxes pursuant to §§58.1-811.A.3 and 58.1-811.E of the Code of Virginia and (ii) the payment of Clerk’s fees pursuant to §§ 17.1-266 and 17.1-279.E of the Code of Virginia. Any recording costs associated in connection with the recordation of the Memorandum of Deed of Lease shall be paid for by the Commonwealth of Virginia

Acknowledge (initial below, typed is acceptable)

26. Brokerage Disclosure: JLL represents the Commonwealth, its agencies and subdivisions as a Tenant representative in leasing transactions. As a licensed real estate broker, JLL or its designated affiliate, provides this disclosure that it may represent more than one party in the subject real estate transaction, specifically landlord and Tenant. If JLL or its designated affiliate, acts as a dual representative, it may not disclose to either party, or such party’s designated representative, any information that has been given to the dual representative by the other party within the confidence and trust of the brokerage relationship, except as otherwise required or permitted by applicable law to be disclosed. The undersigned do hereby acknowledge and consent to the disclosed potential dual representation by JLL or its designated affiliate.

The parties each acknowledge and agree that JLL is representing the Tenant. JLL shall be paid four percent (4%) of the gross revenue of the lease over the initial term by the landlord, which shall be paid 50% at lease execution and 50% upon occupancy.

Acknowledge brokerage disclosure (initial below, typed is acceptable)

Agree to commission structure (Y/N):

Proposal Submitted By:

Name Company:

Phone:

E-Mail:

Signature:

Date:

EXHIBIT A - PROHIBITED LEASE TERMS

Due to the variety of specific Commonwealth laws and/or the doctrine of sovereign immunity, departments, agencies and institutions cannot agree to certain terms commonly found in real estate leases, agreements and contracts. The prohibited terms include:

7. Any agreement requiring or providing for the payment of any costs, penalties or liquidated damages.

8. Any agreement purporting to grant security interests in property of the Commonwealth of Virginia; and, any agreement providing default provisions that provide for or authorize (1) Landlord to use any self-help remedies, (2) the distress or seizure of property of the Tenant, or (3) the blocking of the right of Tenant’s access to and removal of property and records of the Tenant from the Leased Premises.

9. Any provision prohibiting collection of debt by the Commonwealth of Virginia or any of its agencies under Code of Virginia §58.1-520 et seq. (Setoff Debt Collection Act).

10. Any provision that seeks to over-ride, constrain, alter or amend the requirement for appropriation of funds to be paid by the Commonwealth of Virginia or any its agencies, departments or institutions, including any provision seeking to accelerate the payment of any rent or other amounts payable to Landlord without being subject to the requirement for appropriation of funds.

11. Any provision that requires paying rent in advance.

12. Any provision that makes the Commonwealth liable for actions of others, including invitees, beyond the Commonwealth’s officers, agents, and employees acting within the scope of their respective roles on behalf of the Commonwealth.

13. Any provision that alters a requirement of law that is binding on Commonwealth departments, agencies or institutions.

14. Any provision that precludes recording a memorandum of lease.

15. Any provision that requires the Commonwealth to agree to execute or abide by any future document. Examples are subordination agreements that may be required by the lender, or modifications to the building’s rules and regulations. We can accept such provisions only if our agreement is subject to the approval of the document by the Attorney General’s office at the time such document is made available. No limitations shall be placed on the review or approval by the Attorney General’s office.

16. Any provision that attempts to limit the Commonwealth of Virginia or any of its agencies from complying with the requirements of §18.2-283.2 or similar policies.

These issues are non-negotiable and any contrary provisions in a lease, contract or agreement are unenforceable against the Commonwealth or its departments, agencies and institutions Rev. 12.2022

REQUEST FOR PROPOSAL

EXHIBIT B - Property Data Sheet

Building or Project Name:

Street Address:

City and Zip Code:

City / County of

Tax / Parcel Number

Approximate total square footage of building:

Rentable SF of proposed space:

Usable SF of proposed space:

Pertinent description of the proposed premises to be leased to Tenant (floor #, suite # etc.):

Does current Zoning permit the use proposed in this RFP

Year of Original Construction:

Describe age/construction of the roof:

Describe age/construction of the HVAC system:

Is this a sublease or unit in a condominium?

Property Owner Information: Provide the legal name of the entity holding title to the property proposed (this is the landlord’s information that transfers to the lease document):

Owner:

Mailing address:

Phone:

FAX #:

Email address:

The following documents are requested as part of the submission of the RFP and may be required during any lease negotiation. Please indicate that they are included as part of this RFP submission.

☐A copy of the existing floor plan or floor plate is included with this Proposal.

☐Current tax assessment of building/land ☐CAD drawings ☐CAD drawings available ☐Copy of deed, operating agreement, corporate resolution and/or other documentation as evidence of the landlord’s authority to execute a lease for this property ☐A marketing flyer for the proposed property ☐Building rules, exclusives, and/or prohibitions

EXHIBIT C – Letter of Representation

EXHIBIT D – Programmatic Space Need

DOC DESIGN AND TENANT IMPROVEMENT GUIDELINES

This listing is intended to be a comprehensive description of the required minimum acceptable level of (i) the condition of, and (ii) the work, material and finishes for, the demised premises leased for occupancy by the Commonwealth of Virginia, Department of Corrections and the areas used in common by tenants; provided, however, that the requirements may vary from site to site and specific requirements will be defined in the course of preparing the lease and construction documents.

GENERAL REQUIREMENTS:

1. Landlord shall be, or shall appoint a designee to be, the single point of responsibility for the design and construction of the work.

1. No change in the scope of work, materials, finishes, etc. shall be approved by anyone other than Tenant and any such approved change shall be documented in accordance with the terms of the Lease. Any changes, modifications, or deviations not accordingly approved by Tenant may be rejected at Tenant’s sole discretion and shall be demolished and/or corrected without cost to Tenant.

1. All construction work and the entire facility, both the interior and the exterior areas, shall comply with all applicable ADA codes and regulations for access and ability to work in a barrier free space, irrespective of any grandfathering of the existing conditions. Accessible facilities include driveways, parking areas, Building entrances and walkways thereto, elevators, restrooms, and other ancillary spaces as well as Tenant’s demised premises. Without limiting the foregoing, an ADA accessible path of travel from ADA accessible parking spaces to the public and staff entrances to the demised premises shall be provided.

1. All construction shall comply with the edition of the Virginia Uniform Statewide Building Code (“VUSBC”) in effect when permits for the Work are applied for and all other applicable laws.

1. All work and construction materials shall be new and listed and labeled by a recognized testing company, wherever standards have been established.

1. Low VOC adhesives, paint, carpet, and other materials shall be used pursuant to the VUSBC.

1. Construction Drawings and a Site Plan shall be prepared for all work to be performed and approved by Tenant in accordance with the terms of the Lease. Landlord shall provide to Tenant during the preparation of the Construction Drawings each iteration in CAD and PDF format and upon completion of the work as built drawings in CAD and PDF format. The Construction Drawings shall include: a cover sheet and additional sheets, as necessary, with instructions; a legend; general notes, information, all applicable division sections, and contractor requirements; demolition plans; a construction/floor plan with complete dimensions and area calculations, rooms and corridors numbered sequentially, and doors correspondingly numbered to the number of the applicable room or corridor where such door is located; a life safety plan; a partition plan with wall types; a reflected ceiling plan, including all lighting specifications; an interior photometric plan; a power, voice and data plan, including outlet types and audio/visual requirements; millwork elevations, cross sections, and details; a finish schedule, legend and plan, including electrical, plumbing and restroom fixtures and accessories; a door and hardware schedule; architectural details, elevations, and cross sections, including for all restrooms; and mechanical, electrical, and plumbing plans with legends, general notes, details and specifications, including for the location of junction boxes, conduit, and other materials to be provided by the Landlord related to Tenant’s Data Network and Security System, and demolition plans; and a fire suppression plan and fire alarm and detection system plan. The Site Plans shall include an exterior photometric plan.

BUILDING AND SITE REQUIREMENTS:

1. The building is to be free of friable asbestos or friable asbestos must be properly abated prior to occupancy. A certification of the absence of asbestos containing materials (“ACMs”) or its abatement may be required. ACMs must be managed under an appropriate management plan.

1. The demised premises and the common areas are to be free of lead or lead-containing paint and water pipes. A certification of the absence of lead or lead-containing paint and water pipes may be required.

1. The demised premises and the common areas are to be free of any flooring containing Phenylmercuric Acetate. A certification of the absence of Phenylmercuric Acetate-containing flooring may be required.

1. The demised premises and the common areas are to be mold free. A certification of the absence of mold may be required.

1. Landlord shall obtain and provide to Tenant a professional roof inspection and shall perform all recommended repairs or replacement.

1. The building shall have gutters and downspouts with rain leaders designed to drain below grade and not over or across any concrete or asphalt surfaces.

1. Each exterior door of the building utilized by Tenant, except where opening into a vestibule, shall either have an overhang or an awning above the door opening that extends outward over the door by at least 3′ and is wide enough that the overhang shall not drain onto any concrete or asphalt surface

1. When a site will be improved with a newly constructed building for Tenant, then 5′ wide concrete sidewalks shall be provided where illustrated on a Site Plan acceptable to Tenant. The sidewalks shall be located 5′ away from the building with such 5′ area between the building and sidewalks being landscaped with mulch and to include plantings that do not grow to a height greater than 3′ as shall be shown on a landscaping Site Plan acceptable to Tenant.

1. One or more hose bibs located where identified during the preparation of the Construction Drawings shall be provided for Tenant’s use.

1. When Tenant shall occupy an entire building or a site will be improved with a newly constructed building for Tenant, then, regardless of applicable code requirements, a fire sprinkler system and a monitored, automated fire detection/alarm system with strobe lights shall be provided. For an existing multi-tenant building, regardless of applicable code requirements, a monitored, automated fire detection/alarm system with horns and strobe lights shall be provided and, at Tenant’s discretion, a fire sprinkler system. Landlord shall be responsible for establishing and maintaining the means of connectivity between the fire alarm system and a central station monitoring service provider. No use of any Occupant’s internet network or other telecommunications services shall be made available to Landlord. Where allowed by the Authority Having Jurisdiction, the primary and secondary means of such connectivity shall be by sole path cellular communicators.

1. The asphalt surfaces of the property shall be in good condition, free of potholes and other defects, and compliant, where applicable, with all applicable ADA accessibility requirements. Landlord shall patch, repair, reseal, and restripe the asphalt surfaces. The concrete surfaces of the Premises shall be in good condition and compliant with all applicable ADA accessibility requirements.

1. Landlord shall provide the appropriate number of spaces for handicapped parking and the requisite signage pursuant to § 36-99.11 of the Code of Virginia as shall be shown on a Site Plan acceptable to Tenant.

1. Landlord shall provide parking area marking, striping, and traffic control signage, such as stop signs, and, as Tenant deems necessary, directional signage to Tenant’s demised premises, each throughout the sites as shall be shown on a Site Plan acceptable to Tenant.

1. Concrete sidewalks shall be provided to access all ground-level entrances to the building.

1. A screened, concrete pad for waste and recycling dumpsters accessible by waste pickup trucks shall be provided and shown where to be located on a Site Plan acceptable to Tenant.

1. Exterior lighting, which shall be regulated by a photocell and timer, shall be provided as required pursuant to all applicable building codes and, at a minimum, for such lighting to cause the illumination of all the parking areas, all walkways from the exits of the building to all the parking areas, and the dumpster pad area to achieve a horizontal average of 1 foot candle, a maintained vertical average of 0.6 foot candle and a minimum of 0.5 foot candle across the surface of all the parking areas, such walkways, and the dumpster pad area. Such lighting, along with a photometric plan therefor, shall be shown on a Site Plan acceptable to Tenant.

1. Except for when multi-tenant site entrance signage is provided, Tenant shall provide an entrance sign, which is compliant with applicable laws and regulations and which shall be installed by Landlord at the site entrance where shown on a Site Plan acceptable to Tenant. Adequate uplighting regulated by a photocell and timer shall be provided in order to illuminate the sign from 7:30 a.m. to 9:00 p.m, when conditions warrant.

1. Landlord shall provide and install vinyl lettering and graphics on the front entrance door to the demised premises per the Tenant’s direction and install thereon as directed the Commonwealth’s seal, which seal shall be provided by Tenant.

INTERIOR REQUIREMENTS:

The following shall be applicable to all newly constructed or shell space. For space to be renovated, the acceptance of existing conditions or building standards or the retention or re-use of the existing interior structure, materials, equipment, components, fixtures, etc. shall only be per specific identification thereof; otherwise, the following shall be applicable thereto:

1. Interior Finish Selections

· All interior finishes shall be per Tenant selections. Prior to ordering, Tenant shall review and approve all submittals, including, without limitation, submittals for all doors and frames, door hardware, flooring, base and transitions, wall protection, windows and window film, miniblinds and curtains, acoustical ceiling tile, plumbing fixtures and accessories, light fixtures, outlets and switches, millwork and millwork hardware, and bullet resistant materials.

1. Ceiling

· Ceilings shall be a white suspended grid with lay-in, white, acoustical, 2′ x 2′ or 2′ x 4′ tiles with a minimum NRC of 0.65, a minimum light reflectance of 85%, and a minimum CAC of 40.

· Gypsum wall board or open ceilings as approved by Tenant during the preparation of the Construction Drawings.

1. Lighting

· 2′ x 2′ or 2′ x 4′ back lit LED flat panels utilizing PMMA diffusers (Satco Nuvo 65 Series, Cree Lighting C-Lite FP-SCCT Series, or equal).

· Fixtures shall be capable of producing and maintaining a uniform lighting level of 50-foot candles measured at working surface heights throughout the demised premises. Restroom fixtures shall be capable of producing and maintaining a uniform lighting level of 30-foot candles measured at counter surface heights. Corridor fixtures shall be capable of producing and maintaining a uniform lighting level of 20-foot candles measured at the floor.

· Dimmable fixtures and/or zoned lights shall be provided for the conference/meeting/training rooms.

· Occupancy sensors shall be provided for all offices, rooms, and restrooms.

· Night lights shall be provided where identified during the preparation of the Construction Drawings.

· Emergency egress lighting as required by the VUSBC shall be provided throughout the demised premises and the common areas of the Building.

1. Walls

· Gypsum wallboard, minimum thickness of 5/8′′ with studs at a maximum of 24′′ on center.

· Level 4 finish shall be achieved for all wallboard and a coat of primer and two finish coats of paint applied. Landlord to retain and store excess paint.

· Apply 48′′ length vinyl corner guards with a minimum corner wing length of 1-1/2′′ (Koroseal Koroguard G815 vinyl corner guard, Construction Specialties VA 200N Acrovyn corner guard, inpro 11209N corner guards, or equal) to all exterior corners.

· Affix rub strips 6" in height and .040" in thickness (Koroseal rub strips, Construction Specialties Acrovyn rub strips, inpro Palladium rub rails, or equal) to the walls and at the height above the finished floor specified by Tenant

· Painted accent walls as specified by Tenant prior to initiation of painting.

· Acoustical treatment, e.g., 3-½′′ fiberglass sound attenuation batt insulation (Owens Corning Pink Next Gen Sound Attenuation Batts or equal), in walls hung with 5/8” thick Type X gypsum wallboard for the all conference/meeting/training rooms and one or more interview rooms designated by Tenant during preparation of the Construction Drawings. Additionally, sound attenuation batt insulation to be placed above the ceiling of the designated interview room(s).

· Acoustical treatment in walls hung with 5/8′′ thick Type X gypsum wallboard for walls that separate the Chief PO, the Deputy Chief PO, the Senior PO offices, and the OSS office from one another and the rest of the space. Additionally, sound attenuation batt insulation to be placed above the ceiling of each of these offices.

· A movable partition wall with manually operated panels with at least 49/50 STC sound rating, vinyl finish over steel face, manual floor seals, and lever closure may be specified by Tenant in the conference room and/or the training room.

1. Exterior Windows

· Provide and install on all exterior windows either 1′′ wide, metal blade mini blinds or double pane windows with adjustable blinds between the panes.

· If ground level window is double hung, provide security-type sash lock.

· All ground level exterior windows and storefront doors shall restrict visibility into the demised premises by the use of 15% visible light transmittance tinted, dual reflective, 9 mil security film (Llumar DR15 SR PS9 or equal dual reflective security film).

1. Doors

· Interior Doors and Frames: Flush, solid core, plain cut white oak wood veneer door, clear finish; minimum 1-¾′′ thick x 3′-0′′ wide x 6′-8′′ high, and 16 gauge metal frame.

· Except for doors for the restrooms, the urinalysis-testing laboratory, the telecommunication/security equipment room, the VCIN room, the storage rooms, the janitorial closet, and the private offices, provide a 6′′ wide x 30′′ high, tempered glass, vision panel at the latch side of the non-bullet resistant rated doors.

· ADA compliant lever hardware.

· Locks with interchangeable core cylinders, closers, silencers, kick plates, and door stops provided, compliant with ADA and as specified by Tenant during the preparation of the Construction Drawings.

· Attach a 1′′ diameter, 8′′ center-to-center, 2′′ clearance straight door pull (Rockwood 110-RKW or equal) to the push side of each bullet resistant door and at such other doors designated by Tenant during the preparation of the Construction Drawings.

· Install for the Chief PO, the Deputy Chief PO, the Senior PO, the OSS, and the mental health office doors an automatic door bottom with nylon brush (National Guard Products 222WHDKB or equal) and adjustable neoprene perimeter seals (National Guard Products 1038NDKB or equal) along all sides of the door frame.

· All interior doors are to be key locked per a keying schedule, which includes the number of individual keys to be provided, prepared by Tenant during the preparation of the Construction Drawings and all interior doors are to be on a single master key. Landlord to provide five (5) master interior keys.

· For doors specified by Tenant to be bullet resistant, see Section 18 for bullet resistance requirements. The manufacturer’s cut sheet and exact specifications of the door and door frame must be provided to DOC for final approval prior to installation.

· Exterior Doors and Frames: Flush, solid core metal door; minimum 1-¾′′ thick x 3′-0′′ wide x 6′-8′′ high, and 14 gauge metal frame, except for storefront doors where specified by Tenant during the preparation of the Construction Drawings.

· All exterior doors are to have an ADA compliant rim exit device with exterior pull handle hardware, to be key locked, and to be electric strike entry controlled. The storefront door exterior handle shall be offset 90°.

· All exterior doors are to be on a single master key. Landlord to provide five (5) master keys.

· Closers, silencers, thresholds, sweeps, kick plates, and door stops provided, compliant with ADA and as specified by Tenant during the preparation of the Construction Drawings.

· One or more exterior doors to have a door viewer as specified by Tenant during the preparation of the Construction Drawings.

1. Floor

· Finished floor to be level in accordance with ADA and clean, ready to receive floor covering.

· If Tenant specifies that it will install a high density filing system, then Landlord shall ensure the live floor load is sufficient at the location specified by Tenant for supporting the high density filing system being installed. Landlord shall install the Tenant selected carpet tiles across the deck of the filing system, but shall not install carpet tiles on the floor within the footprint of the filing system.

1. Carpet

· Except where specified below or by Tenant otherwise during the preparation of the Construction Drawings, carpet tiles with the following characteristics shall be installed on all floors:

· A severe use rating (> 3.5 TARR) per the Texture Appearance Retention Rating (TARR) standards.

· Cushion backing, preferably open cell.

· Squares 24′′ x 24′′.

· Branded 100% nylon with minimum density of 6,000.

· 5% attic stock to be stored by Landlord.

1. Other Flooring

· Luxury Vinyl Tile (“LVT”) where and as specified by Tenant during the preparation of the Construction Drawings.

· Telecommunication/security equipment room, mechanical and utility rooms, and janitorial closets: Vinyl Composition Tile (“VCT”) – 12′′ x 12′′ (Armstrong, Tarkett, or equal).

· Lobby and Restrooms: Porcelain Tile – thinset and in the sizes selected by Tenant when making the finish selections (Crossville, Daltile, or equal).

· Breakroom and urinalysis-testing laboratory: Heat welded sheet vinyl (Armstrong, Tarkett, or equal).

· Landlord to retain and store excess LVT, VCT, sheet vinyl, and porcelain tile.

1. Vinyl Cove Base

· Shall be 1/8′′ gauge x 4′′ high, cove profile, in longest lengths possible.

· Coils, not 4′ or other length strips.

· Provided in all rooms and corridors throughout the demised premises, except for rooms receiving porcelain tile flooring, which rooms shall receive porcelain tile base.

· Landlord to retain and store excess vinyl and porcelain wall base.

1. Millwork

· To meet A.W.I. Standard for custom grade.

· High pressure plastic laminate on all exposed surfaces.

· White melamine interior finish.

· Soft close, stainless steel drawer slides and soft close, concealed cabinet hinges.

· Sugatsune #2647 satin stainless steel round bar pulls.

· To be designed and constructed to meet ADA codes.

· Solid surface countertops at all locations with sinks.

· As specified by Tenant during the preparation of the Construction Drawings, built-in shelving to be provided in the storage rooms, janitorial closet, and the closets, a shelf and clothes rod in the closets, and built-in millwork to be provided in the receptionist area, the office assistant work area, the mail area, the urinalysis-testing laboratory, the breakroom and the conference/meeting/training rooms.

· Provide a pencil drawer beneath the receptionist area countertop and install a Mockett DP38 satin stainless steel pull tab to open the drawer.

1. Electrical

· 7.5 watts per square foot.

· Clean source power available, free of distortion and harmonics.

· Shall meet the VUSBC and the National Electrical Code.

· Tenant shall review and approve the locations of all electrical outlets, occupancy sensors, and light switches during the preparation of the Construction Drawings.

· Except for in the Telecommunication/Security Equipment Room, NEMA 5-20R outlets shall be provided at all locations identified for placement of an electrical outlet.

· Wall plates, switches, and outlets shall be white.

· A duplex electric outlet shall be mounted above the ceiling of the lobby where specified by Tenant with a 25′ pigtail attached thereto for relocation of the outlet as desired by Tenant.

· Tenant shall have delivered to the demised premises all electrical whips and power poles required for Tenant’s modular systems furniture prior to the date that Tenant has scheduled the installation of such modular systems furniture. Landlord’s electrician shall connect such whips and power poles to the power supply for such modular systems furniture prior to the date that Tenant has scheduled the installation of such modular systems furniture.

1. Drinking Fountains, Water Bottle Filler

· Two (2) sets of ADA compliant, water fountains: one set vandal resistant (Elkay VRCTLDDSC or equal) to be located in the waiting room/lobby area and the other set (Elkay EZSTLDDLC or equal) located in the employee area.

· Travel from any part of the space to any water fountain must not exceed 150 feet or as code required, whichever is less.

· Where an office has multiple floors, an additional fountain set will be required for each floor.

· A water bottle filler (Elkay LZWSSM or equal) shall be provided where specified by Tenant during the preparation of the Construction Drawings. If combined with a set of the water fountains, provide Elkay EZSTLDDWSLK or equal.

1. Restrooms, including the Urine Screening Rooms

· An exhaust system shall be provided for each restroom.

· A wall-mounted, vitreous china hand sink shall be provided in each single user restroom. The faucet (Zurn Z6950-XL-S-L or equal) and soap dispenser (Bobrick B-2012, Bradley 6a00-11 or equal) shall be motion sensor regulated.

· A recessed or surface mounted toilet seat cover dispenser (Bobrick B-221 or B-301, Bradley 584 or equal) for each toilet shall be provided, except in the men’s urine screening room.

· Baby changing stations (Koala Kare KB300-01SS, Bradley 963 or equal) shall be provided in the family restroom and either one unisex staff restroom or both one male and one female staff restroom.

· Wet walls shall be porcelain tile to a minimum of 4′ above the finished floor elevation and 1′ beyond the end of the respective grab bar on each wall, irrespective of any building code exception to applying a smooth, hard, nonabsorbent surface to the wet walls of any of the restrooms. Landlord to retain and store excess porcelain wall tile.

0. Install powder-coated steel toilet partitions between toilets, urinals, and sinks when the restroom contains one toilet plus either a second or more toilets or one or more urinals.

· Install ADA compliant restroom fixtures, accessories, and mirrors. Stainless steel accessories shall include: recessed paper towel dispenser with waste receptacle units, coat hooks for each stall or the door if a single user restroom, surface-mounted multi-roll toilet tissue dispensers, and recessed sanitary napkin disposals for each toilet fixture in the female and the unisex restrooms. In the urine screening rooms, wall-mounted hand dryers (Bobrick B-7188 or equal) shall be provided instead of paper towel dispenser with waste receptacle units.

Acceptable (or equal) accessories: