RFP to Lease the Armstrong Dune Shack 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 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 The "David and Connie Armstrong" (Armstrong) dune shack located with the Peaked Hill Bars Historic District of the Cape Cod National Seashore is available for lease to the public. The Peaked Hill Bars Historic District was determined to be eligible for the National Register of Historic Places in 1989 with formal listing in 2011. The Armstrong dune shack, located in Truro, MA, is one of eighteen (18) dune shacks located within the Historic District and listed on the National Register. It is the only Cape Cod National Seashore dune shack offered for lease at this time. The dune shack structures promote a simpler way of life. They lack many modern conveniences and amenities and have no municipal or commercial utilities. Access by motorized vehicle requires an NPS-issued off-road-vehicle (ORV) permit for the inner dune route, and a qualified 4-wheel drive truck, SUV, or car with appropriately aired down tires. Dune shacks are generally suitable to be used from Memorial Day to Labor Day. Access to the shacks during the off-season is predominantly for the purpose of maintenance, particularly to prepare for or clean-up after severe weather. Most dune shack occupants start the process of opening shacks for the summer beginning in April and securing them for the winter during the month of October. The Armstrong dune shack is the furthest east and most secluded shack in the district, standing approximately a half mile from its nearest neighbor. It is two stories; the upper level serves as the living area and the partial lower level is used for service and storage. The living space contains a wood-burning stove, water storage facilities and a gravity fed shower and toilet. A wrap-around deck serves as a seating and access area. Additional property details and site maps can be found in the Appendix. Allowed Uses of the Lease Premises Lessee may use the dune shack for private occupancy, in accordance with federal, state and local law. The dune shack must be maintained and operated as a traditional dune shack. Neither the property nor the lessee's inner dune driving privileges may be used for commercial activities that provide goods, services, agreements or other functions for members, clients, or the public resulting in compensation, monetary gain, benefit or profit unless authorized via a separately obtained Commercial Use Authorization. Subleasing will not be allowed. 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 provided below. Rent may be offset by the NPS-approved cost of completed Initial Improvements specified in the Appendix. Each offeror is responsible for verifying the condition of the property, developing a detailed scope of work and preparing a cost estimate for any proposed improvement plan. Generally, the lessee will not be able to upgrade amenities or expand the footprint of the shack. Expected Lease Commencement: The NPS anticipates the lease will commence in the late Spring of 2027. 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 the Town of Truro 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. Historic Preservation: Due to the historic nature of the offered property, the character-defining features of the building and surrounding landscape 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. 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 Offerors may propose a Lease Term up to a maximum of ten (10) years. 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 approved 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 is $10,250.00. This rent 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 requirements can be found in Attachment A: Sample Lease. Insurance coverage amounts will be periodically reviewed by the NPS. These reviews seek to confirm that a Lessee has appropriate coverage considering any changing circumstances. Utilities The Armstrong shack does not have access to commercial utilities such as electricity, municipal water or municipal sewage systems. Alternative primitive systems, such as hand pumps and a wood stove have been used by current and prior occupants and most such systems are permitted for continued use. The gravity fed indoor toilet that empties into an approximate 100-gallon metal receptacle buried in the sand will not be permitted for continued use and must be replaced by an incinerating toilet or other acceptable alternative that meets current federal, state or local environmental regulations. Conventional utilities will not be extended to the dune shack. ...