Description
Summary of the Leasing Opportunity: This Request for Proposals (RFP) provides the opportunity for any interested individual or organization, hereinafter referred to as “Offeror” (Offeror, ‘you’, ‘your’) to submit proposals to the National Park Service (NPS, ‘Lessor’) to lease NPS property at Gateway National Recreation Area for a Commercial Use under the following general terms and conditions. This Lease opportunity is open on a competitive basis and the Facility will be delivered to Lessee, “As-is, with all faults.” The selected Offeror will have exclusive negotiation rights to enter a lease based on the attached Sample Lease (See Attachment A). Elements of your proposal may be incorporated into the Lease at Lessor’s discretion. Overview of Property Offered for Lease: Historic Hangars 5, 6, 7, and 8 are located in the Jamaica Bay Unit of Gateway National Recreation Area. The area in which they are located, Floyd Bennett Field, is a National Register Historic District. The hangars have been repurposed as a sports and event center and are located at 3159 Flatbush Avenue in Brooklyn, NY, between the Belt Parkway and Marine Parkway Bridge. The sports and events center is located in a National Park System Unit in an area that is open to the public. Hangars 5 & 6 and Hangars 7 & 8 are connected by a steel frame infill, creating a 117,000 sq. ft. (16,300 m2) indoor recreation facility. Though the Hangars are historic structures, the infill is not. The two-floor facility contains two regulation sized ice-hockey rinks, gymnasiums used for basketball, volleyball, and gymnastics, offices, a pro shop, a snack bar, a lounge area, event space, gyms, locker rooms, a climbing wall, and two outdoor above-ground swimming pools. Additional recreation fields and facilities included in the Premises include the Chiller Building, South Football Field, North Football Field, South Bleachers, North Bleachers, Playing Field East Shed, and Playing Field West Shed. The sports and events center area also includes free parking for 2,000 cars, additional traffic circulation infrastructure, fencing, lights, and scoreboards. Site Tours for prospective Offerors are expected to take place on Tuesday, July 15, 2025, and Tuesday, August 5, 2025. Tours will begin at 11:00 am. Pre-registration is required. More information will be posted here: https://www.nps.gov/gate/getinvolved/dobusinesswithus.htm Pre-registration can be made here: https://forms.office.com/g/QA2X7wbcRv Permitted Use of the Lease Premises: NPS intends to authorize the continued operation of the facility and associated lands as a sports center, recreational facility, and related event venue; however, NPS will consider additional proposed uses so long as such uses are determined by the NPS, in its sole discretion, to be lawful and consistent with the purposes established by law for the park area. In addition to the sports and events facility, areas authorized for use will include sports fields, walkways, and some parking areas. Any outdoor large-scale special events require prior NPS written approval, which is subject to authorization at NPS’ sole discretion. The area is subject to the general supervision and inspection of the NPS and to rules and regulations regarding ingress, egress, safety, sanitation, and security. The Lessee shall be responsible for the maintenance and repair of the Premises and any improvements to the Premises that may be necessary during the term of the proposed Lease. Required Use of the Lease Premises: The Lease will require the continued use and operation of at least one of the ice rinks. Key Information About the Authorized Use: Term of the Lease: The term of the proposed lease is negotiable but may not exceed sixty (60) years. Applicants should propose a term as short as possible in light of the value of the Improvements they propose to make to the facility. The NPS will consider offers with shorter terms more favorably. The cost of Improvements identified by selected Applicants should be supported by credible estimates based on industry standards. The lease term will commence as soon as possible following selection of the best offer, completion of lease negotiations, and execution of a lease. Deferred Maintenance: Historic Hangars 5, 6, 7, and 8 require substantial rehabilitation. The NPS estimates the facility may require approximately $5 million in necessary repairs to make the property fit for long-term use. This estimate does not include the cost of tenant fit outs for any specific use. Offerors are responsible for providing credible cost estimates consistent with industry standards for proposed improvements to the premises. The NPS intends to address water intrusion issues currently affecting portions of the Hangars. NPS intends to do so within the next two years, subject to availability of funding. Such efforts may require closure of certain portions of the facility while NPS undertakes repairs. Rent: NPS is required under 36 CFR Part 18 to receive, at a minimum, fair market value rent. Offerors should identify the amount of Rent they proposed to pay in connection with this opportunity. The NPS may provide rental offsets for capital improvements. The final rent payment schedule will be negotiated with the selected Offeror. NOTE: The Lessor may pro-rate rent in the event portions of the facility are inaccessible as a result of Lessor’s commencement of water intrusion correction projects. Lessee’s Responsibilities: Insurance: During the term of this Lease, the Lessee shall maintain General Liability, Property & Casualty, Worker’s Compensation & Employer’s Liability, and Business Interruption & Extra Expense insurance in amounts set by the Lessor. Further information regarding insurance requirements can be found in Attachment A (Sample Lease). Lessee’s insurance coverage amounts will be periodically reviewed by the Lessor. These reviews will ensure the Lessee has appropriate coverage in light of any changing circumstances. At Lease commencement, Lessee must provide proof of property insurance in the amount sufficient to provide loss, damage, and destruction coverage for a facility of this size, scope, and use, as well as proof of commercial general liability insurance in the amount of not less than $3,000,000 single/$5,000,000 aggregate, with additional excess liability insurance [umbrella] necessary to provide adequate coverage or protection consistent with industry standards. Existing User Base: The user base is described below: Basketball – 4 leagues/schools. Volleyball – 2 leagues/schools. Football- 9 leagues/schools. Soccer – 22 leagues/schools/camps. Ice Hockey – 13 leagues/schools. Lacrosse -10 leagues/schools. Field Hockey – 1 leagues tournament. Large Scale-Events: In the past, outdoor large-scale events were authorized by NPS in areas designated for occasional and non-exclusive use. The selected Applicant should be prepared to manage approximately 3 annual large-scale events which have historically been managed by the prior operator and authorized on selected runways at Floyd Bennett Field. The selected Applicant should be prepared to address such requests. However, there is no guarantee NPS will authorize any large-scale outdoor events going forward. Access Points: The Flatbush Avenue entrance is currently closed to vehicular traffic due to safety and circulation concerns. This requires visitors to the facility to drive in through Aviation Road, a more circuitous route. The selected Applicant will be responsible for reconfiguring vehicular access to/from the Flatbush Avenue entrance to/from the facility at its sole cost and expense. Required Repairs and Improvements: The Lessee will be required to make the following repairs or improvements to the premises as part of the lease terms and conditions. Such repairs or improvements include but are not limited to the following: Any action required to address Safety considerations. Replacement of the ice rink compressors Repair or replace the elevator. Repair or replace turf fields as deemed necessary by the selected Offeror. Offerors are responsible for deriving credible cost estimates based on industry standards for any improvements or repairs to the premises. A more complete list of required repairs or improvements is included in Attachment E: Description of Required Improvements. Building Codes and Zoning: The premises are owned by the Federal Government and are not subject to the building and zoning regulations of Kings County. However, the NPS requires that any repairs or improvements to premises comply with the 2024 International Building Code and 2023 NFPA 70 (NEC), per National Park Service requirement, including the 2024 ICC Codes. The more stringent requirement will be used in the event there is a conflict between the 2024 IBC and the NY UCC requirements. Historic Preservation: The selected Applicant will be required to comply with 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 when undertaking repairs or improvements to the premises. This means that construction design and drawings must be developed in keeping with the above. Please note that any proposal selected is likely to require compliance review 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 review, code review, construction inspections, and any permitting required shall be borne by the Lessee. Utilities: The Lessee is solely responsible for all utilities including telephone, cable, and internet access. Subject to advance written approval by the Lessor of any utility service, the Lessee at its sole expense shall make all arrangements with appropriate utility providers (including the Lessor where applicable), for all utilities not provided by the Lessor and furnished to the Premises. Any utility service provided by Lessor will be subject to the Lessor’s established policies and procedures for provision of utility services to third parties. Note: Over the last 5+ years, the cost of utilities for the Lease Premises has ranged from $850K - $1.086MM annually. Key Personnel: Lessee shall be required to maintain and provide to NPS an updated list of its qualified and experienced personnel, including a list of all contractors and subcontractors utilized in connection with the authorized activity. Sustainability: The Park manages its sustainability program under an Environmental Management System, which sets forth goals ranging from solid waste and energy conservation to renewable energy and climate change education. Lessee shall require that hazardous and universal waste generated from the site is disposed of in accordance with state and local laws. Lessee shall ensure that all trash, recycling, and composting meet applicable federal, state, and local requirements and goals. Lessee shall make every effort to reduce, reuse, and recycle solid waste. Lessee shall make every effort to utilize efficient energy and develop and implement a comprehensive plan for energy and water conservation. A link to the RFP and corresponding attachments, as well as information about other opportunities at Gateway National Recreation Area, can found here: https://www.nps.gov/gate/getinvolved/dobusinesswithus.htm