Project Information

Bid Title

Jerome, with a preference for a store within the retail trade area.

Issuing Agency

State Government of Idaho

Location

Idaho

Published Date

Mar 25, 2026

Closing Date

Apr 10, 2026

Government Level

State & Local

Status

Closed

Original Source

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Bid Documents

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Project Description

Agency	Target Location	Space Type	Date Due	Document
Idaho State Liquor Division	Jerome, with a preference for a store within the retail trade area.	Approximately 2,000 to 4,000 net rentable SF of Retail space	April 10, 2026	LIQUOR - JEROME - RFP FORM LIQUOR JEROME RFP Response Form - 2026

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BRAD LITTLE

Governor

STEVEN BAILEY

Director

KELLY BERARD

Administrator

State of Idaho

Department of Administration

Division of Public Works

Leasing Program

502 North 4th Street

Boise, ID 83720-0072

Telephone (208) 332-1900

www.dpw.idaho.gov

TO:

FROM:

DATE:

REQUEST FOR PROPOSALS

Commercial Real Estate Agents, Owners & Managers

Cora Krishnek, Statewide Leasing Manager, State of Idaho, Division of Public Works

March 25, 2025

The State of Idaho is seeking to lease approximately 2,000 to 4,000 net rentable square feet of new or existing retail space

for occupancy by the Idaho State Liquor Division (ISLD) in Jerome, Idaho.

DUE DATES

Proposals are due by 5 pm MST April 10, 2026 at the State Leasing Program, Division of Public Works and may be:

• Mailed to 502 N. 4th Street 83702, PO Box 83720 Boise, ID 83720-0072;

• Hand-delivered to 502 N. 4th Street, Boise (office closes @ 5:00 PM - there is no mail slot); or

• Emailed to cora.krishnek@adm.idaho.gov

For further information on the RFP process, contact Cora Krishnek, Statewide Leasing Manager, Department of

Administration, Division of Public Works, State Leasing Program at (208) 332-1929. The Liquor Division is seeking an

executed Lease Agreement by the end of May 2026, and occupancy by July 2026. These dates are dependent on the current

premise condition and occupancy availability. The responder shall note when the premise would be available for the

Division.

LOCATION – JEROME, ID

All proposed sites must be appropriately zoned and should offer convenient access to the public. By statute, liquor stores

must be at least 300 feet from a school (Title 23-303). This RFP is for a potential replacement of the Jerome Liquor Store

#220 located at 1104 S. Lincoln, Jerome, Idaho. The Liquor Division has indicated a preference for a store within the

retail trade area of Jerome, Idaho.

COST OF LEASE

The estimated annual cost of the lease should reflect a competitive market rate per square foot per year. A turn-key finish

will be required; however, please see the general liquor division supplied and installed items section for Division specific

information. The proposal should detail the amount of the tenant improvement allowance included in the rental rate. A triple

net lease would be acceptable if NNN expenses can be quantified. Then the Liquor Division will be responsible for its own

electricity, gas and interior cleaning. The State may require a background check of personnel such as the maintenance staff

who would have access to the interior of the store. The proposal should detail the amount of the tenant improvement

allowance included in the rental rate as well as any incentives offered by building owner.

LIQUOR #220 – JEROME ID RFP

Page 1

THE LEASE

The State’s standard lease form, attached as Exhibit A, will be used. STANDARD LANGUAGE (EXCLUDING

BUSINESS TERMS) WITHIN THE LEASE FORM IS NOT NEGOTIABLE. Lease terms of greater than five years will

require approval from the Permanent Building Fund Advisory Council. The lease will contain an annual funding

appropriation clause.

PROPOSAL ASSISTANCE

The Division is able to answer questions related to Liquor Store operations, client and staff usage of the proposed space.

More detailed information on store and facility requirements and use may be obtained by contacting Sally Ray at (208) 947-

9424 or sally.ray@liquor.idaho.gov.

CONFIDENTIALITY

All proposals will remain confidential until a lease has been executed. Submitted proposals will become the property of the

State of Idaho and will not be returned.

PROCESS OF SELECTION

INITIAL EVALUATION. A committee composed of the Leasing Manager of the Department of Administration, Division

of Public Works, or a designee, and staff of the Division and which may also include other non-state personnel will evaluate

each proposal. Each proposal will be evaluated based upon an established set of criteria and a weighted evaluation. The

rating factors, with the Department of Administration’s recommended range of evaluation weights, can be found on page 8.

INTERMEDIATE EVALUATION. The committee may request additional information or clarification regarding any of

the ranked factors during the initial or intermediate evaluation from one or more of the respondents. Additional information

or clarification requested may include a credit report, financial statements or an affidavit indicating that Offeror is not in

default in payment of any taxes, excises or license fees due. If Lessor is a partnership or a corporation, Lessor may be

required to submit evidence that the entity is authorized to do business in the state of Idaho. The committee may elect to

visit one or more of the proposed sites to evaluate location and facility issues.

FINAL EVALUATION. Proposals will be ranked and negotiations will begin with the representatives of the top-ranked

proposal. If negotiations are successful, a lease will be completed. The State’s standard lease form, attached as Exhibit A,

will be used. STANDARD LANGUAGE WITHIN THE LEASE FORM IS NOT NEGOTIABLE.

Should negotiations with the top-ranked response be unsuccessful, negotiations will be opened with the second ranking

response and so forth until a suitable lease is obtained. The State reserves the right to disqualify all proposals as unacceptable

and to take any necessary action to obtain suitable space.

All final plans and specifications must be prepared by an architect licensed in the State of Idaho. Plans and specifications

may also be subject to review by the Permanent Building Fund Advisory Council pursuant to Idaho Code § 67-5710A.

Detailed General Outline Specifications and Communication Specifications shall be provided during the negotiation

process.

ON-GOING REVIEW

At the State’s option, the State may require the Lessor to provide insurance certificates prior to the commencement of any

construction naming the State as an additional insured and may require the Lessor to indemnify and defend the State against

any claims and to warrant and guarantee material, equipment and workmanship. If the facility shall be new construction,

Lessor shall furnish to the Division of Public Works a copy of the Lender’s commitment on the permanent loan, together

with a copy of the title policy for the facility as soon as they can be made available.

ACCEPTANCE OF THE FACILITY

A copy of the certificate of occupancy as issued by the local governing authority, together with a copy of the as-builts and

warrantees for the facility, shall be furnished to the Division prior to occupancy of the facility. At its discretion, the Division

may have the Division of Building Safety inspect the premises prior to executing the Lease or prior to taking occupancy of

the Premises.

HOW TO MAKE A PROPOSAL

LIQUOR #220 – JEROME ID RFP

Page 2

All proposal information must be summarized on the Lease Proposal Form attached to this Request for Proposals. An

electronic version of the form can be obtained by accessing the Division of Public Works State Leasing Program web page

at https://leasing.idaho.gov. A copy can also be sent to you upon request by contacting Richard Brien at (208) 332-1929.

PLEASE PROVIDE AN ELECTRONIC COPY. ONE NON-BOUND HARDCOPY IS ALSO ACCEPTABLE.

Incomplete items may cause the proposal to be disqualified.

GENERAL LIQUOR DIVISION SUPPLIED AND INSTALLED ITEMS:

PLEASE NOTE: All electrical requirements for Lessee supplied and installed items will need to be provided, installed

with final connections by the Lessor. Additionally, the Lessor will need to supply, install and stub for any low voltage phone

and data cabling. Liquor Division will supply and install the phone and data low voltage wiring. Liquor Division may utilize

Lessor’s contractors for supply and installation of flooring with reimbursement from the Liquor Division.

• Signage. Professionally manufactured sign prominently located so as to be visible from the street, with 42” minimum

illuminated channel letters in red that read “Liquor Store”, subject to city code requirements. Lessor further agrees to

allow Lessee to place signage in storefront windows and on Lessor’s monument signs if available.

• Shelving. Lessee provided free-standing shelving units for store stock. Lessor shall provide electrical drop downs for

shelving units typically 20 feet apart and 9 feet off the floor.

• Accent Lighting. Adjustable LED accent lighting or shelf lighting for stock illumination if required. A sample lighting

spotlights specification can be located on pages 9.

• Flooring. New commercial 20mm IVC LVT vinyl planking is preferred (Shaw Uncommon Ground luxury Vinyl

plank grey or similar). Lessor can supply polished concrete as an alternative to IVC LVT.

• Check-Out Counter. Professionally prefabricated check-out counter. Location to be designated by ISLD, to include

locations for two (4) quad-plex convenience outlets, as well as phone and data outlets.

• The Liquor Division Manager’s Back Office. The Back office can be supplied by the Liquor Division or the Division

may have the Lessor’s contractor to supply and install 48” pony walls and plastic laminate desk surface, to include four

(4) duplex convenience outlets, as well as phone and data outlets. This is specific to the existing conditions.

• Phone and Data. Lessor supplies conduit from check-out counter to back office for network cabling by the Liquor

Division.

GENERAL PROPERTY REQUIREMENTS-PLEASE NOTE THAT A TURN-KEY FINISH IS REQUESTED.

PLEASE NOTE: Lessor shall be responsible for obtaining a Certificate of Occupancy prior to the Division’s acceptance

of the Premises. Additional Lessor requirements shall include:

SITE:

• Exterior Lighting. Adequate outdoor lights, fitted with photocells and timers, shall be placed directly above each outside

entryway and around the perimeter of the building.

• Parking. The Division seeks 10 to 15 parking spaces, depending on the size of space leased. Parking on the property

shall be required to accommodate deliveries.

• Site Improvements. Accessible spaces will be in close proximity to the building entrance. All improvements to the

site, whether existing or new, must meet or exceed the accessibility requirements by ADA.

• Building Exterior. The building’s exterior shall be compatible with the surrounding community. In areas with severe

weather conditions, the building design shall be appropriate and functional, especially with regard to specific site

requirements including drainage, heavy snow situations, and solar orientation.

GENERAL BUILDING REQUIREMENTS:

• ADA. The Premises and all areas serving the Premises, including common areas, the parking lot and sidewalk, must

conform to ADA requirements.

• Energy. An Energy Star building, a LEED building certification or a building that has environmental considerations

implemented into the construction/remodel, as well as its day-to-day operations, is an important consideration for the

state. The Portfolio Manager program through the U.S. Environmental Protection Agency’s website at

www.energystar.gov/istar/pmpam/ provides an interactive energy management tool that allows buildings owners to

assess energy and water consumption, as well as rate energy performance on a scale of 1 to 100.

LIQUOR #220 – JEROME ID RFP

Page 3

• Space Plan. Upon execution of the Lease, a qualified, professional space planner shall prepare a detailed space plan

acceptable to the Lessor and Lessee. The building must be designed by an architect or engineer licensed in Idaho.

• Store Dimensions. The ideal store has a wider store front with more linear feet of store front window area than depth

is preferred. A squarer store layout with a minimum store front width of 70 feet and a maximum depth of 80 feet could

be acceptable.

• Crawl Space. Any crawl space beneath the building should be easily accessible from within the building.

• Air Standards. Mechanically operated ventilation systems shall comply with minimum outside air and circulation

standards established by the Idaho General Safety and Health Standards in all portions of the building and shall be kept

continuously operating when building is occupied. The system should be designed to accommodate any unique needs

associated with severe weather conditions, solar gain, or unusual temperature fluctuations.

• Environmental Hazards. Lessor must provide a safe work environment, certified to be free of airborne asbestos. Any

costs related to abatement will be borne by the Lessor.

• Grounds Maintenance. Outside ground maintenance shall be provided on an “as needed” basis.

• Snow Removal. Snow removal shall include removal of snow from parking lots and walkways. Removal shall be

performed seven days per week prior to 9:00 a.m. Priority shall first be given to keeping accessible spaces clear and to

ingress, egress, and fire lanes, secondly to customer and employee parking areas, and lastly to overflow parking areas.

An area shall be designated for snow storage. Areas subject to ice accumulation shall be treated with de-icing agents

as necessary.

BUILDING ENCLOSURE:

• Structural Frame. The building shall be of steel or wood frame, reinforced concrete, or bearing wall construction

designed in accordance with governing building codes.

• Exterior Walls. The exterior wall assembly shall be of masonry or such other materials as selected by Lessor. Exterior

walls at front of suite, if masonry, shall be furred out with 5/8” gypsum wallboard on 1-1/2” z-studs and 1-1/2” rigid

insulation, if frame, shall be insulated and clad with gypsum wallboard. Exterior walls at the rear of the Premises, if

masonry, shall not be furred out, if frame, shall be insulated and clad with gypsum wallboard. All demising walls (both

sides of space) shall be finished out as described below in Interior finishes.

• Roof Membrane. The typical roof assembly shall be built-up composition type, as selected by Lessor.

• Floor. Ground floor level within the interior of the Premises shall be concrete with smooth finish. Floor to be flat and

on a single plane without blockouts depressions or raised areas.

• Exterior Service and Receiving Door Assembly. Door frame and door shall be hollow metal construction, appropriately

sized to accommodate pallets. Must be equipped with panic hardware.

• Store Front Assembly. Standard aluminum storefront shall include two sets of double 3’ wide front doors.

INTERIOR FINISHES:

• The Liquor Division Manager’s Office. The Division anticipates the contractor to supply and install 48” pony walls and

plastic laminate desk surface, to include four (4) duplex convenience outlets, as well as phone and data outlets.

• Entire space must be brought up to code – exit lighting, doors, storefront vestibules (only if required by code-vestibules

not preferred), drinking fountains, sprinkler systems, etc. Any code issues relating to the space and proposed use of the

space to be borne by Lessor.

• Ceiling. Clear height between floor slab and acoustical ceiling shall preferably be a minimum of ten feet (10'), as

governed by structural design. Open ceiling, spray painted black is preferred but dropped ceiling would be acceptable,

provided ceiling height is a minimum of 10’. Ceiling grid lines to be consistent throughout unit, especially in areas

where walls have been removed.

• Walls. Demising partitions between areas shall be of wood frame, metal stud (sized as required per Lessor’s plans), or

masonry as selected by Lessor and shall be gypsum wallboard clad, taped, sanded, textured and painted Sherwin

Williams March Wind Grey or light Grey color matte finish or similar. Height above ceiling to be determined by Lessor.

Demising wall assembly shall include sound insulation if wood frame or metal stud.

• Door Assemblies. Solid core wood, paint-grade veneer.

• Flooring: Stained concrete or new commercial 20mm IVC LVT vinyl planking is preferred (Shaw Uncommon Ground

luxury Vinyl plank French Grey or similar).

• Insulation. Minimum insulation of R36 in the ceiling and R19 in the walls.

LIQUOR #220 – JEROME ID RFP

Page 4

• Check-Out Counter: The Liquor Division shall install a prefab check-out counter. Location to be designated by ISLD,

to include two (4) quad-plex convenience outlets, as well as phone and data outlets. Lessor electrical and conduits

should be located in the front center of the registers, not on a corner.

SANITARY FACILITIES:

• Toilet Room. Number of toilet rooms (ADA compliant) as required by code. Each toilet room shall include one (1)

lavatory and one (1) water closet. Floors in toilet room(s) shall be sealed concrete. Flooring and/or base material

provided if required by local code. Ceiling shall be approximately 8’ height and be painted gypsum wallboard. Toilet

accessories include a 2’ x 3’ mirror, grab bars and toilet paper dispenser. Drinking fountain as required by code.

• Janitorial Closet. Janitorial closet to include mop sink, with 4’ tall FRP to protect walls from splashing and minimum

10-gallon hot water heater, hooked up to serve restroom and mop sink.

HVAC / PLUMBING / ELECTRICAL / FIRE PROTECTION / LIFE SAFETY:

• HVAC. Lessor shall install air conditioning unit(s), located on the roof, complete with air distribution system,

condensate, and programmable thermostat to meet a standard of one (1) ton per three hundred fifty (350) square feet of

space. Lessor shall install a roof mounted exhaust fan and distribution for toilet room. If using an existing HVAC unit

(or units), these units must be serviced prior to occupancy by Lessee. Lessor agrees to warrant the condition of the units

for a period of 5 years.

• Water and Sewer. Lessor shall furnish and install water and sewer utilities for toilet facilities, janitorial closet and

drinking fountains.

• Electricity. Lessor shall furnish one (1) 200-amp service and panel which shall be separately metered. Lessor shall

furnish electrical convenience outlets in demising partitions per Lessee’s specifications, to include several dropdowns

for Lessee-provided free-standing shelving units. Typically, electric outlets should be placed 20 feet apart and 9 feet

high for shelving units, 3 duplex outlets in rear of building approximately 9’ off the floor plus 4, 4-gang outlets close

to the check-out stand and 2,4-gang outlets to the manager’s office. Final connections by Lessor.

• Lessor shall install “J” boxes with conduit to Lessee’s electrical panel for Lessee’s sign. Dedicated circuits shall be

provided one for the office computer, one for the security system, and two for the checkout counter computers.

Additionally, one convenience circuit will be installed in the center of the register counter for additional equipment, such

as lottery and an additional circuit installed at the backer board for equipment.

• Lighting. Lessor shall provide light fixtures or flood spotlights for store lighting. Light switches shall independently

control lighting to the following areas: retail (1); rear stock (1); and Toilet Room(s). Lessor shall provide exit lights as

required by code for a retail space. All lighting shall be upgraded to the new energy standards. All existing light lenses

to be cleaned and broken ones to be replaced as needed.

• Telephone and Data Cabling. Phone and Data Premises Demarcation to be installed by Lessor. Lessor shall install a

conduit with pull string from the Premises Demarcation to the Lessor-provided Data/Telephone Mounting Board (DB)

(approximately 4 x 4 feet). Conduit (1") from the DB to the office wall ('A'). Another conduit (1") from the office wall

(location 'A') to the center of the checkout stand(s) ('B'). An additional path must be provided to connect the other office

wall to either location 'A' or 'B'. Conduits must be ¾ or larger and may not have excessive 90-degree bends. The boxes

installed must be for Data cabling not an electrical J-Box.

• If new construction the conduit needs only to come just out of the floor with an end bell. The cabling will be routed

under the cabinets. If it is existing construction, then the drops come from the ceiling so the conduit will need to run

from 'DB' to a position just above the drop location at 'A' and another connecting 'A' to 'B'.

MISCELLANEOUS:

• Code Requirements. Provide any other code-required improvements to accommodate Lessee’s use and occupancy of

the space, which shall include but not be limited to, emergency lighting, smoke or fire alarms, and/or ADA requirements

for occupancy.

• Permits. Prepare and submit plans approved by Lessee for the above improvements to appropriate city agencies and

obtain building permits; pay all fees as may be required by such agencies, including sewer hook-up fees, if any; and

obtain an occupancy permit as may be required by such agencies following the completion of improvements.

• Division of Occupational and Professional Licenses, Building, Construction, and Real Estate Bureau. All buildings

renovated specifically for use or occupancy by any state government agency or entity shall conform to all existing state

and local codes. If any conflict arises between applicable codes, the more stringent code shall take precedence.

LIQUOR #220 – JEROME ID RFP

Page 5

Commodity Codes

• NAICS 236220Commercial and Institutional Building Construction
• NAICS 238990All Other Specialty Trade Contractors
• NAICS 541990All Other Professional, Scientific, and Technical Services

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