Lease of Rockaway Beach Clubs in Gateway National Recreation Area

This Request for Proposals (RFP) provides the opportunity for any interested individual or organization, hereinafter referred to as “Offeror” to submit proposals to the National Park Service (NPS, ‘Lessor’) to lease NPS oceanfront beach club property at Breezy Point, Queens, New York, in the Gateway National Recreation Area, under the following general terms and conditions for a period not to exceed thirty years. The selected offeror (‘Offeror’, ‘you’, ‘your’) will have exclusive negotiation rights to enter into a lease based on the attached Sample Lease (Attachment A). Elements of your proposal may be incorporated into the Lease at Lessor’s discretion. In the event the NPS and a selected Offeror fail to execute a lease, or in the event any such lease is terminated resulting in a vacancy, the NPS reserves the right to negotiate a lease with the next highest ranked Offeror. Until a Lease is executed, the NPS reserves the right to reject one or all proposals, discontinue the solicitation, or terminate negotiations without penalty or liability. The buildings and associated land identified for use in connection with this RFP have been determined eligible for historic designation. Any alterations or improvements to the buildings, or changes which impact Historic Structures or Districts, must be approved in advance by NPS and made in a manner consistent with the Secretary of the Interior’s Standards for the Treatment of Historic Properties. It is incumbent upon the Offeror to conduct all due diligence. The information contained herein is considered generally reliable but not guaranteed. Overview of Properties Offered for Lease Two historic properties located within the Gateway National Recreation Area are available for lease to the public. Each property will require significant initial improvements; deficiencies at both properties include the fire hydrant system, the wastewater system, and the electrical system. The Offeror may present a proposal for one or both properties. Preference will be given to responsive proposals that include both properties. 1 Beach 193rd Street, Queens, NY (a.k.a. “Silver Gull Beach Club”) This property offered for lease is a beach club and recreational facility. Existing structures include: 407 Cabanas (14’ x 6’) with hot and cold water; electricity. 194 Cabanettes (4’ x 6’) with overhead lighting; changing bench. 176 Bath Cabins (4’ x 3’) with changing bench. Bathroom Building 24’ x 24’ Food Service Building 32’ x 86’ with seating for 100 ’s Pool (16’x24’) 2 Bocce Ball Courts 1 Playground 2 Baseball Fields 1 Beach 227th Street, Queens, NY (a.k.a. “Breezy Point Beach Club”) This property offered for lease is a beach club and recreational facility. Improvements include: 630 Cabanas (8’ x 16’) with cold water and electricity. 40 Cabanettes (6’ x 12’) with cold water and electricity. 249 Bath Cabins (4’ x 3’) with changing bench Offices Gym Kitchen Food Service area with seating for 100 Common Area Restrooms Ample parking 2 Pools 2 Tennis Courts 4 Basketball Courts 6 Bocce Ball Courts 1 Playground 1 Baseball Field Additional property details, site maps, and key information about each leasing opportunity can be found in Appendix A (Silver Gull Beach Club) and Appendix B (Breezy Point Surf Club). Allowed Uses of the Lease Premises Seasonal use of the beach club, which at a minimum shall be from Memorial Day weekend through Labor Day weekend, is required. This includes but is not limited to use of swimming pools, beaches, club amenities such as dining, sports fields and other recreational use, as well as related services, special events, and activities for members and guests. Permitted uses include: Sale of seasonal and day-use passes for access to and use of the facilities; rental of seasonal and day-use of beach club accommodations; food/beverage sales and catering; vending machine sales of water, non-alcoholic beverages, and snacks. The NPS will consider additional proposed uses if they are determined to be consistent with the NPS mission and values. Lessee shall be solely responsible for ensuring sufficient lifeguarding personnel during operating hours. The Lessee’s activities on the premises shall be subject to the general supervision and inspection of the NPS and to such rules and regulations regarding ingress, egress, safety, sanitation, and security as may be prescribed by the Park Superintendent from time to time. The facilities are located in an area accessible to the public; visitors to the park may not be prevented from accessing the beach frontage. Key Information About This Leasing Opportunity Property Condition: The property will be delivered to the Lessee “as-is with all faults.” It is incumbent upon the Offeror to conduct all due diligence. The information contained herein is considered generally reliable but not guaranteed. Anticipated Lease Commencement: The NPS anticipates lease commencement by January 2026, following acceptance of Lessee’s Construction Documents for Initial Improvements. Lessee Improvements: Subject to NPS approval, Lessee will be permitted to make Improvements compliant with the 2024 International Code Council (ICC) family of codes and the 2023 National Electrical Code (NEC). NPS will adopt the newest editions of the codes as they become available. Additionally, because the facilities are located in a coastal zone, the Lessee shall be responsible for obtaining any New York State or federal permits required in connection with such activities and adhering to seasonal restrictions related to nesting shorebirds and their habitat. Rent may be offset by the NPS-approved cost of completed Initial Improvements and/or Alterations. The NPS has identified a tentative list of improvements that will be required over the term of the upcoming lease/s for each property in Appendices A and

B. Each offeror is responsible for verifying the condition of the property, developing a detailed

scope of work, and preparing a cost estimate for its proposed improvement plan. Required Repair or Replacement of Fire and Life Safety Components: Both properties require either repair or replacement of certain fire safety components as part of Initial Improvements. The system deficiencies must be cured by the Lessee, in a manner approved in advance by the NPS, prior to commencing any authorized use. The Lessee shall be responsible for the design, repair, replacement, and commissioning of all fire hydrants and associated underground fire service infrastructure to ensure full operational capability and compliance with NPS RM 58, NFPA 24 (2022), NFPA 25, IFC Section 507 and applicable International Building Code (IBC) provisions. This may entail coordination with NPS for components of such systems which are outside the leased premises. The facilities are located in a coastal zone, and the Lessee shall be responsible for obtaining any New York State or federal permits required in connection with such activities and adhering to seasonal restrictions related to nesting shorebirds and their habitat At a minimum, the operator shall: Provide plans and specifications for NPS AHJ review/approval prior to construction. Replace or rehabilitate hydrants, valves, and piping as necessary to achieve fully functional, code-compliant systems. Ensure hydrants meet required flow and residual pressure (verified by flow testing per NFPA 291). Provide and maintain fire apparatus access to all hydrants in accordance with IFC 507.5.1. Perform hydrostatic testing, flushing, disinfection, and acceptance testing per NFPA 24, with NPS witnessing. Establish and maintain an inspection, testing, and maintenance (ITM) program in accordance with NFPA 25. All work must be completed within a defined timeframe defined in the negotiated lease. All work is subject to NPS review, inspection, and final approval. Required Repair or Replacement of Wastewater Components: Both properties require either repair or replacement of components necessary to meet current U.S. Environmental Protection Agency (EPA) standards and New York State (NYS) Department of Health standards for wastewater onsite treatment as part of Initial Improvements. Required Abatement of Lead Paint and Asbestos Containing Material: Both properties should be assumed to contain lead-based paint and asbestos containing materials that will require abatement or management, meeting EPA and NYS standards, as part of Initial Improvements. Potential Maintenance or Replacement: Any food or beverage service must be approved by the Lessor in advance and must meet the most recent version of the Food and Drug Administration Food Code. Food service is limited to pre-packaged items until such time as appropriate maintenance and replacement of kitchen equipment and fixtures is approved by the Lessor. Historic Preservation: Due to the historic nature of all offered properties, the character-defining features of the buildings and surrounding landscapes must be maintained. Any design and construction will be required to comply with one or more of the following: the Secretary of the Interior's Standards and Guidelines; National Historic Preservation Act (NHPA) and Section 106 compliance; National Environmental Policy Act (NEPA); NFPA 914 Code for Protection of Historical Structures. Planned Improvements may trigger compliance processes in accordance with one or more of the laws, regulations or policies listed above. The cost of any such compliance process as well as the costs of plan check, code review and construction inspections will be borne by the Lessee. Survey of Premises: To ensure the lease premises are properly demarcated and understood, the Lessee shall, at its sole cost and expense and within 180 days of Commencement Date, obtain a metes and bounds survey performed by a third-party licensed land surveyor. The

scope of work for the survey must be approved in advance in writing by the Lessor. Jurisdiction For purposes except building codes and zoning the Lease Premises are subject to concurrent jurisdiction. Under concurrent jurisdiction, Federal and State governments share the governmental authority, and unless otherwise stated, the laws of both governments are applicable. The Lessee must comply, at its sole cost and expense, with all Applicable Laws and

Requirements (including Federal, State, and local laws, rules, regulations,

requirements, and policies) in fulfilling its obligations under the Lease. It is the responsibility of the Lessee to determine whether it is subject to specific taxes and assessments and abide by those applicable statutes. Any comments made by the NPS in this RFP do not alter those responsibilities, if any, nor should they be construed to take a position nor express a view on behalf of the Lessee. Premises Condition The Lease Premises will be delivered to Lessee, “As-is with all faults.” Term of the Lease NPS anticipates a Lease Term not to exceed thirty (30) years. Rent NPS is required under 36 C.F.R. Part 18 to receive, at a minimum, Fair Market Value Rent (FMVR). The Lessor may offset Rent for the costs of completed Initial Improvements incurred by the Lessee in accordance with the terms of the Lease. The minimum FMVR for the Silver Gull Beach Club is $526,490/Year absolute Net (NNN). The minimum FMVR for the Breezy Point Surf Club is $513,700/Year absolute Net (NNN). You may offer an annual rent higher than the minimum FMVR to increase the competitiveness of your proposal. All rent payments will be subject to an annual Consumer Price Index (CPI) adjustment. Insurance During the term of this Lease, the Lessee shall maintain adequate Property and General Liability insurance coverage. Further information regarding insurance