GOGA002-20 Q and A FINAL.pdf

Amendment No. 2

Solicitation #: GOGA002-20

TO: All Recipients of the Prospectus, GOGA002-20, to operate overnight hostel accommodations and other services at Golden Gate National Recreation Area

Any proposal must be received by the Commercial Services Office, National Park Service, 333 Bush Street, Suite 500, San Francisco, CA 94104 by 12:00 p.m. PT on March 5, 2020 in order to be evaluated and considered for award of the concession contract.

In the Prospectus issued November 21, 2019, the National Park Service (“Service”) stated it would respond to questions about the Prospectus if submitted in writing and received by December 18, 2019. Questions were received in a timely manner. This Amendment 2 to the RFP is providing the following answers in response to those questions.

1. “Please provide any hazardous material study or testing for the buildings.”

The Park does not have building-wide hazardous materials studies or tests for concession-assigned Buildings 240 and 241.

2. “Please provide information related to any seismic upgrades completed on (or planned for) the buildings.”

In 2009, Building 241 underwent seismic upgrades, including:

1) Installation of strip footings between exterior brick piers;

2) Installation of shear walls between interior brick foundation piers in both the longitudinal and transverse directions;

3) Repairs to the deteriorated portions of the skirt wall;

4) Installation of plywood bracing for the skirt wall;

5) Installation of metal framing connectors to the roof framing and floor framing systems;

6) Repairs to damaged rafters and floor joists by “sistering” a new piece to the damaged members;

7) Provision of a continuous lateral load path.

The NPS is not aware of any other seismic upgrades completed or planned for the assigned buildings under the Draft Contract.

3. “We assume that the historic revenue numbers are net of any commissions paid to third party online travel agencies (OTA). This would be consistent with the definition of "Gross Receipts" in the Draft Contract where Gross Receipts means the total amount received or realized by the Concessioner (paraphrasing). Can you confirm that the presented historic lodging receipts in Exhibit 9 are net of OTA commissions?”

The Service does not release this level of financial reporting to the public. Please refer to the complete definition of Gross Receipts in the Draft Contract.

4. “Have the building been tested for asbestos and lead? What were the results?”

Please see response to Question #1. Testing by a Concessioner is done on a project by project basis. Past projects showed positive tests for lead paint in the exterior and portions of the interior of both buildings. There is known asbestos in the historic tile (under current layers) in portions of Building 240.

5. “Have there been any electrical upgrades in the past 15 years? What were they?”

The electrical system in Building 241 was replaced in 2009.

An electrical upgrade project is currently underway by the Existing Concessioner in Building

240. The project will address the following:

1) Replace one of the two Main panels (220amp service);

2) Remove aged fuse box for upstairs lighting and aged breaker panel for north wing rooms;

replace with a single, new consolidated 100 amp panel with circuit breakers at a new location in Back Office;

3) Replace sub-standard electrical feed (50amp flex-cable) to Cafe subpanel in Laundry Room with new 100amp feed in electrical metallic tubing (EMT);

4) Replace existing Cafe and Laundry subpanels with two (2) new 100amp panels on wall in unobstructed location in the hallway behind the Laundry Room;

5) Install new l00amp feed from unused 100amp breaker on Main Service to downstairs

Cleaning Supply Room; and

6) Install new 100amp subpanel in Cleaning Supply Room; rebalance loads among Cafe, Laundry and Cleaning Supply panels; install new 24Ov service for an electric clothes dryer.

The Service is not aware of other electrical upgrades in the past 15 years.

6. “Has the electrical system been inspected for code issues recently? What were the results?”

The Service does not have a record of electrical system code inspections.

7. “What year was the sprinkler system designed / installed in each building?”

Building 240 is rated for hotel/dormitory use under NFPA 101 and IBC. The commercial fire sprinkler system was installed in the early 1960's. The building contains an FACU (fire panel) that was replaced in 2014 and is directly monitored by NPS Dispatch (US Park Police). The FACU is hard wired to a fully-addressable network of smoke detectors and notification devices in the guest rooms, as well as to a commercial stove extinguisher system in the main kitchen and a flow switch/monitor on the fire sprinkler system riser. In 2014 all of the sprinkler heads were replaced, and 15 new smoke detection devices and 7 new ADA-compliant notification devices were installed.

In Building 241, a NFPA 13R wet pipe sprinkler system was installed in 2009.

8. “Regarding the LSI Waiver Provision for Fixture Replacement, what is the advantage or benefit to the concessioner for agreeing to this LSI Waiver Provision?”

Acceptance of the LSI waiver for fixture replacement removes the Concessioner’s administrative task of tracking of all fixture replacements during the Draft Contract term, and the task of providing required documentation to the Service for determination of LSI eligibility of all fixture replacements.

9. “Will the scoring method used by the NPS in any way reflect whether an Offeror agrees to the LSI Waiver Provision for Fixture Replacement? If yes, please explain.”

No. The LSI waiver option has no bearing on the evaluation of proposals received in response to the solicitation.

10. “Please provide a digital pdf of any Cultural Resource or Historic Structural Reports discussing buildings 240 and 241 beyond what is available on http://npshistory.com/park_histories.htm.”

Historic Structure Reports (HSRs) were provided to the public in Amendment 1 to the GOGA002-20 prospectus. NPS provided these reports as a basis for historical significance of the buildings, however the reports may be outdated in terms of treatment recommendations and may not represent the current condition of the buildings, therefore future maintenance and repair of the buildings by a Concessioner shall be assessed and approved by NPS.

http://npshistory.com/park_histories.htm

11. “Can we sell alcohol at the Cafe and then the guest can take it to other areas of the Hostel? More specifically, if ABC allows the whole building to be in the alcohol permit, is there any reason the NPS would not allow this?”

Under the Existing Contract, the Service approved beer and wine sales and consumption in the café only. Under the Draft Contract, alcohol sales and consumption in the cafe are also allowed. A Concessioner may propose a plan for Service approval to allow consumption outside the café but within the assigned facilities; however no alcohol may be sold outside the cafe. No alcohol license is required at the hostel because Golden Gate National Recreation Area has exclusive federal legal jurisdiction; however, all alcohol service and consumption must comply with all State of California Alcohol Beverage Control (ABC) regulations.

12. “Please provide occupancy data and revenue on a per month basis for a recent year or years.”

The Service does not provide occupancy or revenue data on a month to month basis to the public. Please refer to historical data for the Existing Concessioner in the Business Opportunity document for information on past annual revenues.

13. “Can you please provide information about the ages (date purchased) of the existing personal property? We recognize that the personal property appraisal may not have this for all items. Please provide for items where it is known.”

See Attachment A for the list of personal property of the Existing Concessioner which was revised to include acquisition dates of the property, as reported by the Existing Concessioner.

14. “How much, if any, of the interior structure is considered historical? We know the buildings are historic. We also know that the NPS and SHPO are usually more sensitive to exterior changes as compared to interior changes. How sensitive are the NPS and SHPO to changes to the interior spaces?”

All work on historic buildings needs to meet the Secretary of the Interior's Standards for the Treatment of Historic Properties. The standards direct the Service to preserve character-defining features and spaces, independent of whether the features are interior or exterior. The HSRs provided in Amendment 1 to the Prospectus identify character-defining elements of the assigned facilities. The park generally expects facility repairs, projects and investments that maintain or improve the aesthetic of the period of historical significance, including leaving intact any original walls or significant historic features. In the Draft Contract, all proposed maintenance on historic facilities must be submitted for approval by Golden Gate National Recreation Area’s Preservation Assessment Group (Cultural Resources Division) prior to the start of a project.