VDACS Grain Chesapeake RFP 7.24.26.docx

REQUEST FOR PROPOSAL (“RFP”)

Commercial Space For Lease

OCCUPANT: Virginia Department of Agriculture and Consumer Services (“VDACS” or “Occupant”)

TRANSACTION

NUMBER: 5030

ISSUE DATE: June 30, 2026

Norfolk, VA 23510

The Tenant seeks to lease commercial space in Chesapeake, VA for use by the Occupant. Information about the Occupant can be found at www.vdacs.virginia.gov.

The Occupant is seeking office space for its Grain Services. The office space needs to be within a 5-mile radius of the 23320 zip code.

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 as attached as Exhibit B, and submit your signed Proposal to the Contact identified above no later than:

· 4:30 PM (Eastern Time);

· August 7, 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 or 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 Americas, Inc. (“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 reach out to the Contact provided in the RFP.

Directions to subscribe to the DGS eVA website DRES utilizes the DGS eVA website as a source of automatic notification of new requests. To subscribe in eVA and receive information about on new requests please go to https://eva.virginia.gov/pages/eva-registration-buyer-vendor.htm and subscribe to the following commodity codes: 97145 (Office Space 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 REACHING OUT TO 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, landlord must be set up in the Commonwealth’s accounting system. To do so, the landlord must complete and return a Commonwealth 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 at any time, in the opinion of the Commonwealth, lease negotiations with a selected proposer cannot be concluded in a timely manner or on terms agreeable to the Commonwealth, 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 non-negotiable disclosures related to leasing and doing business with the Commonwealth.

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. Preferred Location: The proposed space should be within the City of Chesapeake. The office space needs to be within a 5-mile radius of the 23320 zip code.

2. Space Requirement Type / Size: The Tenant has a need for approximately 6,900 usable square feet of commercial space. See Exhibit D for conceptual space program needs.

3. Base Rental Rate: The Commonwealth prefers the proposer to offer a flat, full service rental rate for the lease term and any option terms.

4. Lease Term: Requested Lease term: 120 months.

5. Lease Commencement: Premises should have a certificate of occupancy and be ready for possession no later than 12/1/2027.

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. All options shall include a refurbishment allowance for at minimum new carpet/flooring and paint.

Refurbishment Allowance Amount(s)

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 requires 52 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 Tele-communications: 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 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 technology and telecommunications: Agree (Y/N):

10. Property Operating Expenses:

If the above response is ‘no’, mark which of the following operating costs are included within the base rent:

☐Property Taxes ☐Property Insurance ☐Electricity ☐Gas / Heating ☐Water / Sewer ☐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 to the Premises.

Agree (Y/N)

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

12. Space Planning: The Landlord is willing, upon being notified that their Proposal is a finalist, to pay (in advance of final lease negotiation) to have either the Landlord’s space planning contractor or to have the Commonwealth’s space planning contractor, develop a conceptual space layout, sometimes referred to as a "test fit" and one revision (if necessary) for the Occupant’s space needs set forth on Exhibit D, including adjacencies to be identified by the Occupant.

The plan will indicate all walls, doors, and workstation locations in addition to fixed spaces such as electrical panels, mechanical rooms and janitor closets. Spaces must be labeled with designated use. The date of the plan and an overall BOMA usable and rentable square footage number must be provided on the plan.

The Landlord must provide accurate as-built drawings to the space-planning contractor in an AutoCAD format, submitted electronically. If accurate as-builts are not available, the Landlord shall also bear the expense of having such plans developed and made available to the space-planning contractor. It is preferred that the plan be field measured and verified by the space planning contractor and the final plan must indicate if the space has been field verified or not field verified for the plan.

If using the Commonwealth’s space planner, fees for the space layout, plus one revision, and square footage calculation are as follows:

*Set fee of $450.00 for prospective tenants up to 3,000USF *$0.15 per USF for tenants from 3,001 USF to 10,000 USF *$0.12 per USF for tenants 10,001 and above

Reimbursable expenses including the creation of ‘as-built’ drawings, travel, reproduction of drawings, courier, express mail, etc. shall be invoiced to the Landlord at cost. If as a result of the test fit or any other reason a lease is not executed, Landlord shall be fully responsible for the costs incurred without recourse against the Commonwealth.

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 provide construction guidelines, general specifications and notes for a turnkey project. Typical finishes for improvements are attached as 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.)

What amount of Tenant Improvement allowance is included in the rent?

Please describe the proposed tenant improvement allowance

14. Furniture, Fixtures and 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:

· Low-voltage data and telecommunications cabling

· Furniture, fixtures and equipment as required by space plan

Will Landlord consider amortizing furniture, fixtures and equipment expenses as additional rent? (Y/N)

If so, at what 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 and telecommunication cabling.

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 contiguous available space on Tenant’s floors throughout the Initial Term and any renewals.

Agree (Y /N)

18. Regulatory and Environmental Conditions: Please confirm the building and premises comply with applicable and current 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.

Does the building and premises comply with all applicable laws, ordinances, codes, and ADA requirements? (Y/N)

19. 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, Metro, or commuter rail 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

20. Existing Commercial 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

21. Deed of Lease Form: It 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. 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)

22. 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)

23. 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)

24. 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.

Acknowledge (initial below, typed is acceptable)

25. 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. A non-exhaustive list of the most common prohibited terms includes:

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.

Rev 1.2022

Rev. 1.2022 REQUEST FOR PROPOSALS These issues are non-negotiable and any contrary provisions in a lease, contract or agreement are unenforceable against the Commonwealth or its agencies.

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 Needs

EXHIBIT E

GUIDELINES FOR INTERIOR OFFICE TENANT IMPROVEMENTS

This listing is intended to be a general description of the general level of acceptable finishes the Commonwealth of Virginia expects in the build out of leased office space, however, the requirements of the Tenant and Occupant will vary from site to site and specific finishes will be defined in the course of the design of the Tenant Improvements.

ADA Accessibility

· All facilities shall comply with applicable ADA codes and regulations for access and ability to work in a barrier free space.

· Accessible facilities to include parking, building entrance, elevators, toilets and other ancillary spaces as well as tenant office areas.

Environmental

· The building is to be free of friable asbestos, or friable asbestos must be properly abated prior to occupancy. ACM’s must be managed under an appropriate management plan. Certification will be required as part of the lease.

· Only low VOC adhesives, paint and other materials to be used.

· Space to be mold free. Certification of mold free environment may be required.

Ceiling

· Lay-in acoustical 2’ x 2’ or 2’x4’ tiles with suspended grid, with minimum NRC of 0.65 or building standard.

Lighting

· Modern indirect 2’x2’ or 2’ x 4’ recessed indirect light with narrow 4” perforated center basket LED fixtures with energy efficient lamps (T-8 or better) and electronic ballasts shall be provided. Fixtures shall be capable of producing and maintaining a uniform lighting level of 50-foot candles at working surface height throughout the space. Indirect lighting to be suspended when ceiling height allows, or building standard.

· Restroom lighting shall be 30 foot candles measured at counter height and 20 foot candles measured at the floor in enclosed corridors.

· Dimmable ballast fluorescent or zoned lights shall be provided for conference/training rooms and reception areas.

· Emergency egress lighting as required by applicable life safety codes shall be provided throughout the entire space.

Walls

· Gypsum wallboard, minimum thickness of 5/8” with studs at a maximum of 24” on center, level 4 finish for new construction or building standard for existing construction.

· Acoustical treatment in walls for all conference/meeting/training rooms, e.g. 3 ½” sound attenuation batt insulation.

· Walls to be finished with primer and two finish coats of paint.

Windows

1. 1” wide, metal blade mini blinds shall be provided and installed.

Doors

· Flush solid wood core.

· Minimum 3’-0” wide x 7’ high or building standard.

· ADA compliant lever hardware.

· Locks and closers provided as required in compliance with ADA and as required by Tenant.

Floor

· Finished floor to be 1/4” over 10 feet level and clean, ready to receive carpet or resilient flooring.

Carpet

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

· Minimum face weight for carpet tiles to be 20 oz. per sq. yd.

· Minimum face weight for broadloom products to be 26 oz. per sq. yd.

Resilient Flooring Acceptable:

· If Vinyl Composition tile is specified/used – 12” x 12”, Armstrong, Tarkett, or equal.

· If Ceramic Tile is specified/used – thinset in 12” x 12” Crossville or equal.

Vinyl Base

· Shall be 1/8” gauge x 4” high, cove profile in longest lengths possible, continuous roll preferred.

Casework

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

· High pressure plastic laminate on all exposed surfaces.

· To be designed and constructed to meet ADA codes.

· Solid surface countertops on all toilets having multiple fixtures.

· Storage shelving as required by Tenant.

Electrical Power

· 7.5 watt per square foot.

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

· Core drills as needed for tenant systems furniture layout.

Sprinkler System

· Certified, compliant, fully operational sprinkler system to be provided to meet local building codes, if required by code.

HVAC System

· Must provide a temperature throughout the leased Premises of not less than 68º F nor more than 74º F year round, during regular business hours of the Occupants, with a minimum of 20% relative humidity when heat is being provided and with a maximum of 60% relative humidity when air conditioning is being provided.

· Provide terminal device every 1,200 square feet.

· Fresh air exchange rates and CO2 levels shall comply with Ventilation Standard for Virginia MEP code 62.1, 2007.

White Noise System

· White noise masking system if specified by Tenant or architect.

Coffee Breakroom

· One coffee bar per floor

· Water lines for supply and drainage.

· Casework and power for appliances. Appliances provided by Tenant to include toaster, microwave, refrigerator, icemaker.

Exhaust System

· Required for all toilet facilities.

Drinking Fountains

· The Landlord shall provide a minimum of one (1) chilled water drinking ADA Compliant fountain on each floor. Travel from any part of the leased space to this water fountain must not exceed 150 feet.

High Density Filing

· Live floor load shall be sufficient to accommodate modern high density filing system in specified locations, if specified by Tenant.

Building Vending Area

· Water lines for supply and drainage.

· Dedicated/separate electrical circuits for appliances and vending as required.

· Supplemental cooling if required.

Cabling/Telecommunications/Electrical

· Accessible and appropriately sized conduit from the demark location to all occupied floors.

· Core drills as needed to accommodate tenant’s systems furniture layout.

· 1” conduit within the premises.

Server Room

· VCT or raised floor if required.

· Full height insulated walls.

· Supplemental (mini-split) HVAC system if required or louvered door to provide sufficient air exchange.

· Separate electrical panel with an emergency shut off button within the server room.

Security

· Security glass as required by Tenant in reception area if specifically requested by Tenant.

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