RFP to Lease the Kennedy-Supplee Mansion at Valley Forge National Historical Park

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 Valley Forge National Historical Park for a Commercial Use 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 The Kennedy-Supplee Mansion is located at 1050 Old Valley Forge Road, King of Prussia, PA 19406 in Upper Merion Township, Montgomery County, Pennsylvania. The property is situated at the eastern edge of Valley Forge National Historical Park, directly off of Pennsylvania State Route 23, and is visible from U.S. Route 422. The property is close to the commercial center of King of Prussia, Pennsylvania. The Lease Premises are situated on an approximately 4.55-acre site and include a parking lot with up to 25 spaces on the north side of the mansion and an additional 47-space parking lot south of the mansion. The Lease Premises are shown below and provided as Exhibit A to the attached Sample Lease. The Lease Premises includes two buildings: The Kennedy-Supplee Mansion, originally called Kenhurst, is an Italianate and Italian Villa-styled mansion with an approximate Gross Square Footage of 8,800 SF of above-grade space featuring Egyptian Revival interior decorations. It was built in 1852 and is listed on the National Register of Historic Places. The Kennedy Supplee Carriage House is an approximately 20-foot by 30-foot split-level masonry structure located to the north of the mansion also built in 1852 with a Gross Square Footage of approximately 600 SF. Allowed Uses of the Lease Premises The property for lease may be used for the following purposes: Restaurant; Retail; Co-workspace; or Professional offices (medical, accounting, legal, consulting, etc.). The NPS will consider additional proposed uses if they are determined to be consistent with NPS values. Key Information About This Leasing Opportunity Planned Pennsylvania Department of Transportation (PennDOT) Projects: PennDOT plans re-align PA Route 23 adjacent to the Lease Premises. This work will bring Route 23 closer to Kennedy Supplee. It will also necessitate a change to the existing parking lot south of the buildings. As part of the PennDOT project, the parking lot south of the buildings will be reconstructed and reconfigured as depicted in Exhibit 2. The reconfigured parking lot is expected to contain 47 parking spaces. Construction is expected to begin in 2026 and end in 2029. Planned NPS Improvements: With funding from the Great American Outdoors Act (GAOA), the NPS plans to rehabilitate the Kennedy Supplee Mansion and the surrounding Port Kennedy area. The mansion itself will receive an exterior and interior rehabilitation, including new building systems. The associated carriage house will also be rehabilitated. Utilities will be upgraded as necessary. Driveways, parking lots, and the surrounding landscape will also be improved. Initial design is expected to begin in Summer 2025 and take one year. Construction is expected to begin in 2027 and end in 2029. Lessee Improvements: Subject to NPS approval, Lessee will be permitted to make Improvements subject to Building Code & Zoning and Historic Preservation guidelines below. Rent will be offset by the NPS-approved cost of completed Initial Improvements. Expected Lease Commencement: The NPS expects the lease to commence after the completion of the NPS s Planned Improvements and upon acceptance of a Lessee s Construction Documents for Initial Improvements, likely in 2029. 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 Upper Merion Township or Montgomery 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. For accessibility, work must meet the ICC Codes and the Architectural Barriers Act Accessibility Standard (ABAAS). Additionally, Certificates of Occupancy are issued by the NPS Building Code Official. Historic Preservation: Due to the historic nature of the mansion and its surroundings, the character defining features of the building and surrounding landscape must be maintained. Within the mansion, the primary character defining features include the current floor plan and all plaster & woodwork. 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 NPS anticipates a Lease Term of ten (10) years. However, NPS will consider a longer term if the cost of the Lessee s Initial Improvements warrants it. A Letter of Intent will commence as soon as possible following selection of the best offer. The Lease term will commence following completion of (1) the planned NPS improvements and (2) 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). For this opportunity the FMVR has been determined to be $18.00/SF NNN for the first-floor space (approximately 3,800 SF), $13.50/SF NNN for the second-floor space (approximately 3,150 SF), and $9.00/SF NNN for the third-floor space and the carriage house (approximately 1,750 SF and 600 SF, respectively). The final square footages, and subsequently the final FMVR annual rent, will be determined by the completed construction drawings prior to the completion of lease negotiations. Insurance During the term of this Lease, the Lessee shall maintain Property, General Liability, Property, Worker s Compensation and Employer s Liability, and Business Interruption and 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. 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 Upon completion of the NPS Planned Improvements, the Lease Premises will be delivered to Lessee, As-is with all faults. Contractors 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 require Contractors to maintain appropriate…