RFP to Lease the Ahearn House, Jedidiah Higgins House, and Sirna Studio in Cape Cod National Seashore

SUMMARY OF LEASING OPPORTUNITY 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 property at Cape Cod National Seashore for private, residential use and occupancy, under the following general terms and conditions. The selected offeror (‘Offeror’, ‘you’, ‘your’) will have exclusive negotiation rights to enter into 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 Three historic properties located within the Cape Cod National Seashore are available for lease to the public. Each property will require significant initial improvement. The Offeror may present a proposal that includes one, two, or all three properties. Preference may be given to responsive proposals that include all three properties. The Anthony and Allison Sirna Studio (Sirna Studio), located at 60 Way #4 in Wellfleet, Massachusetts, is an approximately 746 sq. ft. artist’s studio situated on a one-acre lot. Designed in the mid-twentieth century “Modern Style” and constructed in 1961, it was added to the National Register of Historic Places in 2014. The Ahearn House, located at 450 Pamet Point Road, in Wellfleet, Massachusetts, is an approximately 1,200 sq. ft. one-and-a-half story timber-framed ¾ Cape house situated on 3.1 acres. The site also includes a detached seasonal one room cottage of approximately 234 sq. ft., compatible with the architectural design and setting of the main house. The main house was constructed between 1817-1851, while the summer cottage is believed to have been a previously existing workshop. The Ahearn property was listed on the National Register of Historic Places in 1984. The Jedediah Higgins House (Higgins House), located at 26 Higgins Hollow Road in Truro, Massachusetts, is an approximately 1,977 sq. ft. one-and-one-half story, typical “full Cape” house, constructed in the 19th century. It is situated on 3 acres. The site also includes a one-room art studio of modern construction. Additional property details, site maps, and key information about each leasing opportunity can be found in Appendix A (Sirna Studio), Appendix B (Ahearn House), and Appendix C (Jedidiah Higgins House). Allowed Uses of the Lease Premises The properties for lease may be used for the following purposes: Sirna Studio: private residence, private artist’s studio, residential rental, or short-term rental (STR). This property was designed for seasonal use and does not currently have heating or insulation sufficient for year-round occupancy. The NPS will consider proposals for year-round use. Responsive proposals for year-round use must include facilitating improvements when responding to Selection Criteria 2: Improvements, Maintenance, and Preservation of the Historic Quality of the Property. Ahearn and Jedidiah Higgins Houses: private residence, residential rental, or STR. The NPS will consider additional proposed uses if they are determined to be consistent with NPS values. Note that, other than authorized subleases, a negotiated lease will not typically permit commercial activities that provide goods, services, agreements or other functions for members, clients, or the public resulting in compensation, monetary gain, benefit or profit to take place on the leased Premises (or elsewhere within the park). Such activity may require a separately obtained Commercial Use Authorization (i.e., business permit). Information regarding Commercial Use Authorizations (CUA) or Special Use Permits (SUP), can be found at these two sites: https://www.nps.gov/caco/getinvolved/commercial-use-authorizations.htm and https://www.nps.gov/caco/planyourvisit/special-use-permits.htm Key Information About This Leasing Opportunity Planned NPS Improvements: The property will be delivered to the Lessee “as-is with all faults”. Lessee Improvements: Subject to NPS approval, Lessee will be permitted to make Improvements subject to Building Code & Zoning and Historic Preservation guidelines further below. Rent may be offset by the NPS-approved cost of completed Initial Improvements and/or Alterations. The NPS has identified a tentative list of necessary improvements as follows in Appendices A, B and C. 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. Expected Lease Commencement: The NPS expects the lease to commence in the winter/spring of 2027, following acceptance of a Lessee’s Construction Documents for Initial Improvements. Building Codes & Zoning: For building codes and zoning, the Lease Premises are under exclusive jurisdiction of the Federal Government and are not subject to the zoning regulations of Wellfleet (Sirna Studio, Ahearn House), Truro (Jedidiah Higgins House) or Barnstable County. However, the NPS will expect any work done on the property, where relevant, to meet the standards set forth by the 2024 ICC family of Codes and all codes referenced in those codes. For fire codes, follow all codes referenced in NPS Director’s Order #58 and NPS Reference Manual #58. Additionally, Certificates of Occupancy are issued by the NPS Building Code Official. 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. Please note that your 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. Tax Incentives: These buildings are listed on the National Register of Historic Places. As such, rehabilitation projects may be eligible for Federal and State Tax Credits. Additional Properties: There are additional properties within Cape Cod National Seashore that may become available for rehabilitation and lease in the upcoming years. If mutually agreed upon between the NPS and a potential Lessee, the NPS may add additional properties to the potential lease at a later date. 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. Term of the Lease NPS anticipates a Lease Term of ten (10) to twenty (20) years. A Letter of Intent will commence as soon as possible following selection of the best offer. The Lease term will commence following completion of NPS approval of Lessee’s Improvements and issuance of a Building Permit and Notice to Proceed. Rent NPS is required under 36 CFR Part 18 to receive, at a minimum, Fair Market Value Rent (FMVR). The amount of rent will be negotiated subsequently with the selected offeror, provided that the final rent must at least equal the FMVR as determined by the NPS. The Lessor may offset Rent for the costs of completed Initial Improvements incurred by the Lessee in accordance with the requirements of the Lease. The Fair Market Value Annual Rent for the first year of the lease for each property is listed below. This rent will be subject to an annual escalation or Consumer Price Index (CPI) adjustment. Sirna Studio: $9,960 ($830.00 per month) Ahearn House: $21,540 ($1,795.00 per month) Jedidiah Higgins House: $25,440 ($2,120.00 per month) The Fair Market Value Annual Rent for a portfolio lease (i.e., a lease comprised of two or three properties) reflects a 5% discount for a two-property combination or a 10% discount for a three-property combination as listed below. This rent will be subject to an annual escalation or Consumer Price Index (CPI) adjustment. Sirna Studio and Ahearn House: $29,925 ($2,493.75 per month) Sirna Studio and Jedidiah Higgins House: $33,630 ($2,802.50 per month) Ahearn House and Jedidiah Higgins House: $44,631 ($3,719.25 per month) All three properties: $51,246 ($4,270.50 per month) If you intend to primarily rent one or a combination of the properties as STRs we recommend you include additional Percentage Rent to increase the competitiveness of your proposal. Insurance During the term of this Lease, the Lessee shall maintain adequate Property and General Liability insurance coverage. Further information regarding insurance requirements can be found in Attachment A: Sample Lease. Insurance coverage amounts will be periodically reviewed by the NPS. These reviews will ensure that a Lessee has appropriate coverage in light of any changing circumstances. 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. Maintenance Responsibilities The Lessee is solely responsible for the repair and maintenance of the Premises during the Lease Term. Premises Condition The Lease Premises will be delivered to Lessee, “As-is with all faults.” Contractors Upon consultation and expressed prior written permission from Cape Cod National Seashore, the lessee may utilize contractors to perform repairs, replacements, and improvements. Contractors must abide by all Lease provisions as well as all local and national laws and regulations. Lessee will ensure that any/all repairs and maintenance to the property will follow Secretary of the Interior Standards for Historic Preservation Lessee will require Contractors to maintain appropriate insurance coverage that names the Lessee and the United States of America as an additional insured. Lessee will develop and implement, subject to NPS prior approval, a contractor informational document, which will inform the contractor(s) of all pertinent information about the site. 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 con