REQUEST FOR EXPRESSIONS OF INTEREST
for the Development and Management of a Hotel/Conference Facility
COMMONWEALTH OF VIRGINIA, DEPARTMENT OF GENERAL SERVICES
COMMONWEALTH OF VIRGINIA, DEPARTMENT OF MILITARY AFFAIRS
TRANSACTION ID: Transaction 1379
September 6, 2019
Kyle Vernon or Fred Karp
Divaris Real Estate, Inc.
1100 Bank Street, 3rd Floor
Richmond, VA 23219
Phone: 804-225-4010 or 804-786-0406
The Commonwealth of Virginia, Department of General Services (“DGS” or “Commonwealth”), on behalf of the
Department of Military Affairs (“DMA” or “Owner”), is requesting expressions of interest from qualified
vendors (“Vendor”) to develop, own and operate a hotel/conference facility (“Facility”) on the grounds of State
Military Reservation - Camp Pendleton (the “Installation”) in Virginia Beach, VA (“Project”).
The goal of the Project is to replace a group of outdated and inadequate military operated lodging facilities
with a new, privately developed, owned and operated, on-post Facility. DMA envisions the Facility would be
enrolled in the Department of Defense’s Integrated Lodging Program Pilot (“ILPP”) as a Preferred Commercial
The selected Vendor would design the Facility to the reasonable satisfaction of DMA, in accordance
with the ILPP adequacy standards (Exhibit A, Part IV).
Following agreement upon the Facility’s design and the Vendor’s satisfaction with the feasibility of the
Project and Vendor’s securing of the requisite financing, DMA and the Vendor would enter into a
ground lease (not to exceed 50 years) for an approximate 5-acre portion of the Installation in
consideration for which DMA would receive preference for official government travelers with regards
to room rate discounts and priority accommodation.
Thereafter, the Vendor would, upon such leased portion, construct, own, manage and operate the
Facility, earning the revenue generated by the Facility (principally funded by the federal per diem of
qualified travelers). Lodgers must be authorized users of the Installation.
Construction and management of the Facility must be consistent with applicable law and the ILPP
adequacy standards (Exhibit A, Part IV).
The goal of this Request for Expressions of Interest (“RFEI”) is to identify qualified Vendors and determine the
terms and conditions upon which a Vendor would find the Project to be feasible.
If you are interested in developing, owning and operating the Facility as described in this RFEI, please:
1. Respond to each question below by inserting a response in the “Response” box thereafter and
attaching any additional supplemental documentation.
2. Return your signed response to the Contact on page 1 no later than:
4:00 PM (Eastern Daylight Time);
October 18, 2019
Responses may be received via e-mail, overnight delivery service, or US Mail, and all responses must be signed.
Incomplete or unsigned responses may not be considered. The burden to deliver the response by the deadline
shall be on the Respondent. However, failure to respond will not disqualify or disadvantage anyone from
participating in the solicitation, if any, for the Project.
Responses are subject to the provisions of the Virginia Freedom of Information Act, Code Section 2.2-3700, et
seq. Please indicate in advance if any information to be provided is of a confidential nature. Respondents will
be advised if confidentiality is legally permissible and under what conditions.
Questions about this Request for Proposal shall be submitted via email to firstname.lastname@example.org.
Deadline for submittal of questions is 9/20/19 4:00PM EDST. The Commonwealth will respond to all
questions by 10/4/19.
Only DGS or its contractor identified as the Contact on page 1 of this document is authorized to respond to
questions regarding this RFEI or to negotiate the terms and conditions of an agreement on behalf of the
Commonwealth with respect to the Project. The Respondent shall communicate directly with the DGS Bureau
of Real Estate Services or the Contact identified above and shall not rely on communications with or
information provided by any other source.
The Commonwealth reserves the right to cancel this solicitation at any time.
About State Military Reservation-Camp Pendleton
The Installation is an approximate 312.5-acre military training site owned by the Commonwealth of Virginia, in
the general vicinity of General Booth Boulevard and Birdneck Road in Virginia Beach. The site serves as a
regional collective training facility for the primary use of the Virginia National Guard, with secondary use by
military departments of the Department of Defense, as well as other federal, state, and local agencies.
Today, on-post lodging assets are limited to World War II era wooden barracks, some of which have been
reconfigured as apartments and suites, with overflow lodging in the installation's recreational cottages (see
Exhibit B). Current accommodations do not meet Federal Joint Travel Regulation standards for Temporary Duty.
DMA desires to convert all existing chargeable barracks into non-chargeable quarters for unit personnel who
are not authorized per diem or into other training facilities. It is DMA's desire to continue to use the
apartments and recreational cottages for families and groups who visit the Installation in an unofficial status;
however, this is negotiable depending on vendor's proposal. The current inventory for chargeable transient
lodging includes 182 single occupancy rooms, and 7 apartments capable of accommodating multiple travelers.
Recreational Cottages provide an additional capacity for 103 travelers. None of the current lodging facilities
meet Federal standards for official travel. A summary of the last 3 years of activity is attached as Exhibit C.
In addition to being state-owned property whose development is subject to permitting by the DGS Department
of Engineering and Building (the state building code official) in accordance with the Virginia Uniform Statewide
Building Code and other applicable laws and regulations, the Installation is listed on the National Register of
Historic Places and the Virginia Landmarks Register as a historic district ("Camp Pendleton/State Military
Reservation Historic District", VA Dept. of Historic Resources File No. 134-0413). Consequently, development,
including of the Facility, must comply with state and federal historic preservation laws and regulations,
including, but not limited to, the National Historic Preservation Act of 1966, as amended, and its implementing
regulations. Also, DMA has in place a programmatic agreement (Exhibit D) that governs DMA's historic
preservation compliance responsibilities, which agreement is anticipated to be applicable to the development
of the Facility. The selected Vendor will coordinate with the Commonwealth to ensure compliance with all
applicable laws and regulations.
About the Facility
DMA envisions the Facility as a modern hotel/conference facility having:
50 - 100 rooms (final number to be determined with the selected Vendor).
A multi-configurable meeting room/classroom that will accommodate up to 100 people seated at
tables, with partitions to divide into three classroom spaces each equipped for audio/visual
Minimum of self-serve, continental breakfast. Lobby “market” with convenience foods is desirable.
Construction and management of the Facility must be consistent with the ILPP adequacy standards
(Exhibit A, Part IV).
Enrolled in the ILPP as a Preferred Commercial Property (or substantial equivalent) charging an amount
less than the applicable per diem rate to official military travelers (recognizing that the Defense
Management Travel Office has the final authority on ILPP participation).
The Facility is to be used by official military travelers and authorized users of the Installation. Access will be
solely through the gates to the Installation and not directly to or from the public right-of-way. It is the policy of
The Adjutant General of the Virginia National Guard that official users will utilize on post housing when
available. DMA estimates total room nights of 18,000 per year by official military travelers and authorized users,
however, it does not guarantee any use of the Facility. It expects the Facility would also serve additional demand
from nearby federal military installations. The installation hosts Department of Defense training activities as well
as other state-related missions. In the past users have included local and state police and emergency services
personnel such as Virginia Department of Emergency Management (VDEM) and FEMA; Virginia Guard Challenge
Program visitors; and other State agencies
DMA will not provide any funding with respect to the Project. Room rates for official military travelers must
not exceed then current federal per diem rates for Virginia Beach. Federal per diem rates for the lower 48
continental United States are established by the General Services Administration (GSA) and are subject to
change. Additional Information on how per rates are calculated and other frequently asked questions is
available on the GSA website: https://www.gsa.gov/travel/plan-book/per-diem-rates/frequently-asked-
Subject to any and all approvals required by the Commonwealth of Virginia, DMA will provide a long-term
ground lease for a parcel of approximately five acres for the Facility in consideration for which DMA would
receive preference for official travelers with regards to room rate discounts and priority accommodation. All
development costs, to include, without limitation, design and permitting, land clearing, site preparation, utility
establishment, connector roads, parking, curbs and gutters, landscaping, storm water management, and signage
will be borne by the Vendor. Construction shall not exceed four stories. Utility systems are government owned.
Utilities will be provided by the Installation, reimbursed by the hotel.
Questions and Responses
Please provide a response using the shaded fields within the “Response” boxes (no character limit). The
Respondent may also attach separate documents to supplement the response, providing references in the
“Response” boxes to the supplemental attachment where appropriate.
1. Proposed Location: DMA will provide a long-term ground lease for the approximate five acres shown
outlined in red below for development of the Facility.
Response Is this area suitable and sufficient for development of the Facility? If not, describe why: