RFP for 140 Marine View, Solana Beach, CA, Real Estate Brokerage Services

140 Marine View, Solana Beach, CA
Real Estate Brokerage Services Request for
Proposal
SEPTEMBER 30, 2026
1. Background and Property
The Santa Fe Irrigation District (District) seeks a licensed commercial real estate broker to market and
lease approximately 6,000-7,000 square feet of office space at 140 Marine View Avenue, Solana Beach,
CA (property).
The District is a California special district retail water agency serving Rancho Santa Fe, Solana Beach,
portions of Fairbanks Ranch & unincorporated San Diego County. The District acquired 140 Marine View
Avenue, a two-story office building, and will occupy one full floor and the entirety of the annex building.
The other floor will be offered for lease.
The District has not yet decided which floor it will occupy and will look to the selected broker to provide
recommendations on which floor, configuration, and demising approach will be most marketable to
tenants in the Solana Beach market.
2. District Leasing Objectives
The property is currently unoccupied as the District needs to design and construct tenant improvements
to accommodate its use as its administrative facility. The District's target is a long-term tenant in
occupancy by the fourth quarter of calendar year 2027. Proposers should treat the parameters below as
the District's initial estimates, though they may change based on input, revised decisions, market
requirements, etc.
Parameter District position
Premises Approx. 6,000-7,000 SF of office space; one full
floor, floor to be determined with broker input
Configuration Single tenant preferred; District is open to
demising for two or more tenants
Target occupancy Q4 CY2027
Lease term Long-term preferred (approx. 10 years)
Lease structure Triple net (NNN) preferred; modified gross if
utilities cannot be practically sub-metered

Parameter District position
Tenant improvements District may fund TIs, amortized into rent over
the lease term; build-out coordinated by the
District's owner's representative and contractor
Possessory interest tax Private tenants will be assessed possessory
interest tax because the District is tax-exempt;
this must be disclosed to prospects early and in
the lease (Rev. & Tax. Code 107.6)
Public agency tenants Welcome; a public agency tenant would generally
not incur possessory interest tax
Approvals Broker agreement and any lease require approval
by the District Board of Directors
The broker is not responsible for designing or managing the tenant improvements. The broker is expected
to advise on market-standard TI allowances and on how TI amortization affects rent, marketability, lease
terms, and duration.
3. Scope of Services
The broker will act as the District's exclusive leasing agent, from pre-marketing analysis through lease
execution. Services are organized into four phases.
Phase 1 - Market analysis and leasing recommendation
1. Analyze current Solana Beach and North County coastal office market conditions: asking rents,
effective rents, vacancy, absorption, concessions, and typical lease terms.
2. Recommend which floor (first or second) is more marketable for a tenant, considering visibility,
access, parking, ADA and elevator access, views, signage, and prospective tenant types.
3. Recommend whether to market the space to a single tenant, to multiple tenants, or both,
including suggested demising options.
4. Recommend a lease structure (NNN versus modified gross), in coordination with the District's
review of utility sub-metering feasibility.
5. Recommend asking rent, market TI allowance, any concessions, escalations, and term.
6. Advise on how the possessory interest tax affects effective occupancy cost for private tenants,
and how to position the space competitively.
7. Present findings to District Staff in a written leasing recommendation, and to the Board /
appropriate Committee.
Phase 2 - Marketing
1. Prepare a marketing plan and budget for District approval, including a flyer or offering
memorandum, listing services (e.g., CoStar/LoopNet), signage, broker outreach, and direct
outreach to targeted tenants.

2. Conduct property tours and respond to inquiries.
3. Provide regular written activity reports to the District (at least bi-weekly) covering inquiries, tours,
proposals received, and market feedback.
Phase 3 - Proposal evaluation and negotiation
1. Screen prospective tenants for use compatibility and financial capacity, including review of
financial statements and credit.
2. Prepare side-by-side comparisons of proposals, showing net effective rent and District cost for TIs
and commissions.
3. Negotiate letters of intent consistent with District direction.
4. Coordinate with the District on each prospect's space plan, TI scope, cost, and schedule to meet
Q4 CY2027 occupancy.
5. Support District legal counsel in negotiating the lease form. The District's counsel's review will
govern.
Phase 4 - Approval and execution
1. Prepare transaction summaries and materials supporting the Staff report for Board consideration
of the lease.
2. Attend Board / Committee meetings as requested.
3. Coordinate through lease execution and tenant move-in, including required possessory interest
tax disclosure.
The broker will not bind the District to any terms. All letters of intent must state that they are non-binding
and subject to Board approval.
4. Proposal Submittal Requirements
Proposals must address each item below, in this order.
1. Cover letter. Signed by an authorized officer, including a statement that the proposal is valid for
120 days.
2. Firm overview. Firm name, office location serving Solana Beach, California DRE corporate license
number, years in business, and size of the North County leasing team.
3. Proposed team. Identify the lead broker, who will be the District's day-to-day contact, and all
supporting team members. Include each person's role, DRE license number, years of experience,
and resume. Key personnel may not be substituted without District approval.
4. Solana Beach and North County coastal market experience. Describe the team's experience
leasing office space in Solana Beach, Del Mar, Encinitas, Carmel Valley, Rancho Santa Fe, and
nearby coastal submarkets. Include current listings and tenant representation work.
5. Comparable leasing transactions. List at least five office leases the lead broker completed in the
past three years, preferably in the 2,000-10,000 SF range and in coastal North County. For each,
provide address, square footage, tenant type, term, rent and structure (NNN, modified gross, full
service), TI allowance, concessions, and whether the broker represented the landlord or tenant.

6. Public entity landlord experience. Describe experience representing public agencies or special
districts as landlord. Address Board approval timelines, public disclosure of lease terms,
possessory interest tax, and leasing to other public agencies.
7. Preliminary leasing strategy. Provide preliminary views on the questions in Phase 1: which floor
is more marketable and why, single versus multi-tenant, NNN versus modified gross, likely rent
range, TI allowance, and realistic lease-up timing for Q4 CY2027 occupancy.
8. Marketing plan. Describe the proposed marketing approach, target tenant profiles, and
marketing budget, and state whether marketing costs are included in the commission.
9. Commission and fees. State the proposed commission for a new lease, including: rate and basis
(percent of aggregate base rent or per SF); any reduction for years beyond year five; split with a
cooperating tenant broker; treatment of renewals, extensions, and expansions; and when
commission is earned and paid. State whether the rate differs if the District self-sources a tenant
or if the tenant is a public agency.
10. Conflicts of interest. Disclose any current or anticipated representation of tenants likely to be
interested in the premises, competing landlords, or listings in Solana Beach, and any relationship
with District directors or staff. Describe the firm's dual agency policy and how conflicts would be
managed.
11. References. Provide at least three client references, including at least one public agency if
available, with contact name, phone, and email.
12. Insurance and contract exceptions. Confirm the ability to meet the District's insurance
requirements and list any exceptions to the District's standard agreement terms (general liability
of $1M per occurrence, $2M aggregate on ISO endorsement forms CG 20 10 10 01 and 20 37 10
01 / auto liability $1M per occurrence / employer's liability $1M per occurrence / professional
liability $1M per occurrence).
5. Evaluation Criteria and Selection
Proposals will be scored out of 100 points. Local market experience and leasing strategy carry the most
weight, because they drive lease-up speed and rent achieved.
Criterion Points What evaluators look for
Solana Beach / coastal North 30 Volume and recency of
County market experience and comparable office leases;
comparable transactions results on rent, term, and
concessions
Preliminary leasing strategy and 25 Floor recommendation /
marketing plan subdivision, tenant targeting,
and a realistic path to Q4
CY2027 occupancy
Proposed team qualifications 15 Lead broker's experience,
availability, and team depth
Commission structure 15 Rate relative to market, co-
broker split, renewal and self-

Criterion Points What evaluators look for
sourced treatment, marketing
costs
Public entity landlord 5 Experience with Board approval
experience processes, public disclosure,
possessory interest tax, and
public agency tenants
Conflicts of interest and 5 Clean or well-managed
references conflicts; reference feedback
Total 100
Selection process
1. A staff evaluation panel will score written proposals against the criteria above.
2. The District may interview the highest-ranked proposers. Interviews must include the proposed
lead broker, and the panel may re-score after interviews.
3. The District will negotiate a listing agreement with the top-ranked proposer. If agreement cannot
be reached, the District may negotiate with the next-ranked proposer.
4. Staff will recommend the listing agreement to the Board of Directors for approval. No agreement
is effective until approved by the Board.
The District may reject any or all proposals, waive minor irregularities, or cancel this solicitation.
RFP Timeline
September 30, 2026: RFP Issued
October 7, 2026: All questions on RFP may be submitted to sgates@sfidwater.org ending
on 12pm on October 7, 2026
October 12, 2026: SUBMISSIONS DUE at 12:00 pm - email to sgates@sfidwater.org
October 13, 2026: Broker interview(s) (OPTIONAL) / selection of broker
October 14, 2026: Requested Ad-Hoc Real Estate Committee Approval (8am PST via online
meeting)
October 15, 2026: Requested Board of Directors approval (8:30AM at District Offices at
5920 Linea del Cielo, Rancho Santa Fe, CA)
6. Key Listing Agreement Terms
The District will use its own form of agreement, or a broker form modified by District counsel. Proposers
should expect these terms:
* Term: exclusive right to lease for 12 months, extendable by mutual written agreement.
* Termination: the District may terminate for convenience on 30 days' written notice.
* Tail provision: limited to prospects the broker registered in writing with the District before
expiration, for no more than 90-180 days.

* Commission: earned only on full execution of a Board-approved lease. Payment terms to-be-
determined, potential for installments tied to lease execution and tenant occupancy or rent
commencement.
* No authority to bind: the broker may not bind the District, and all LOIs are non-binding and
subject to Board approval.
* Disclosures: the broker must disclose possessory interest tax to all prospects in marketing
materials and LOIs.
* Conflicts: the broker has a continuing duty to disclose conflicts, and dual agency requires the
District's prior written consent.
* Public records: proposals, the agreement, and lease terms are subject to the California Public
Records Act.