Conduit Road Questions and Answers.pdf

Amendment No. 2

RFP #: L-ROCR-002-2025

SERVICE RESPONSES TO QUESTIONS

To: All Recipients of the Request for Proposals for Lease No. L-ROCR-002-2025, to lease the Conduit Road Schoolhouse in Rock Creek Park.

In the Request for Proposals issued June 13, 2025 (“RFP”), the National Park Service (“NPS”) stated it would collect and respond to questions about the RFP if submitted in via email by July 24, 2025. Below, the Service has responded to all questions received within the allotted time.

General RFP Clarification

1. Q: Can NPS confirm the relative weighting of each evaluation factor (e.g., financial offer, community benefit, preservation plan)?

A: The NPS will weigh each factor equally.

2. Q: How many prospective bidders attended the pre-bid tour? Please provide their names (if possible)

A: The NPS considers that information to be confidential.

Historic Preservation & Rehabilitation

3. Q: Which areas of the Schoolhouse are considered “historic fabric” and cannot be altered?

A: The Conduit Road Schoolhouse is listed on the National Register of Historic Places. Please refer to Page 25 of the Historic Structure Report that outlines the structure’s character-defining features that must be preserved.

4. Q: Are there original elements (e.g., windows, trim, hardware) that must be preserved or replicated?

A: Yes. See the NPS’s response to Question 3.

5. Q: Must proposed work fully meet the Secretary of the Interior's Standards for Rehabilitation?

A: Yes. Modern interventions may be considered if reversible and documented.

Kitchen windows and wainscotting (1928 addition) cannot be altered but may be painted.

6. Q: Are any building modifications (e.g., ADA ramps, HVAC, solar panels) pre-approved or categorically excluded?

A: There are maintenance items that may qualify for a categorical exclusion, but all repair and rehabilitation efforts must be submitted to the NPS for the appropriate level of compliance and approval.

Solar panels and roof penetrations are not permitted. Internal partitions may be considered if reversible. Ramp replacement to meet applicable accessibility standards may be considered.

7. Q: Can doors be modernized for security (e.g., digital locks)?

A: Historic doors and hardware must be preserved. Security upgrades may be considered in consultation with the NPS.

8. Q: Can skylights be added?

A: Roof penetrations are not permitted.

9. Q: Can wood floors be replaced?

A: No. Floors are historic and must be repaired in-kind.

10. Q: Can windows be replaced for energy efficiency?

A: Repairs to windows must be in-kind.

11. Q: Can a gas or masonry fireplace be added?

A: It may be considered by the NPS if reversible or has no impact on the historic fabric of the building.

12. Q: Can a flagstone patio/firepit/barbeque area be installed?

A: It may be considered in consultation with the NPS.

13. Q: Can hazardous trees be removed?

A: Any tree removal requires approval from the NPS.

14. Q: Are there any trees on the rear of the property that are Heritage Trees?

A: No. DC Heritage Tree designation does not apply to NPS lands. However, any tree removal requires approval from the NPS.

15. Q: Are there any easements on the property?

A: Part of the building (a small portion of the northeast end) sits within Washington D.C.’s (DC) right of way for MacArthur Blvd and is technically within DC’s administrative jurisdiction.

16. Q: Will other authorities (AHJs) need to be consulted?

A: Possibly. Depending on the proposed use and improvements, other authorities may need to be consulted, including but not limited to the State Historic Preservation Office for the District of Columbia.

Maintenance & Improvements

17. Q: Can we propose a phased restoration plan?

A: Yes, the proposal will be subject to NPS review.

18. Q: Can modern materials be used for roofs, gutters, boiler replacements

A: Roof must be cedar shingles (in-kind). Gutters may be replaced with compatible non-historic materials. Boiler replacement may be modern materials.

19. Q: Are there restrictions on paint colors?

A: Exterior changes require NPS consultation. The interior of the building is flexible.

Wainscotting should remain white.

Utilities & Infrastructure

20. Q: Are all utilities active and separately metered?

A: All utilities are active and separately metered. A gas meter is onsite and functioning.

21. Q: Will tenants be responsible for utility upgrades?

A: Yes. The lessee must ensure functionality and code compliance.

22. Q: Is the wastewater system approved?

A: The premises uses the DC sewer system. There are no known issues.

23. Q: Is electrical service capacity known?

A: The electrical service consists of a 120/240-volt single-phase overhead service to a 100-ampere, 12-circuit Square D load center located near the front door. The panel has eight active circuits and four spare breakers. The circuits consist of BX cables that are installed in the voids of the interior walls. Electrical outlets are obsolete and non-grounded types and should be replaced.

24. Q: Is high-speed broadband available?

A: Internet service is the responsibility of the lessee.

Occupancy, Fire Code & Accessibility

25. Q: What is the allowable occupancy for assembly use?

A: It depends on the proposed use.

26. Q: Is a new fire suppression system required? Will the fire alarm panel require updates?

A: The existing system appears functional. NICET-certified inspection required. The Fire alarm panel is functional, but that model has been discontinued. Future replacement with a currently available model may be necessary.

27. Q: How many restrooms are required? Can a second be added?

A: The number of restrooms required could depend on the proposed use. The lessee must comply with all applicable laws and codes. Additions require NPS approval.

28. Q: What are NPS expectations for ADA compliance?

A: To be reviewed based on proposed use. The lessee must comply with all applicable laws.

29. Q: Does DC zoning apply?

A: No, DC zoning laws do not apply. However, where possible, NPS tries to align its use of its property with DC zoning laws.

Spatial Layout & Room Use

30. Q: What are the dimensions of the front alcove and rear service area?

A: Front alcove is 4.5’x20’. Rear Service Area 6’x20’.

31. Q: Can alternative storage methods be proposed?

A: Yes, subject to NPS review.

Site Use & Grounds

32. Q: How much outdoor use is permitted?

A: Depending on the proposed use, potentially all assigned land may be used for outdoor activities.

33. Q: Can patios, porches, or non-permanent structures be added?

A: Yes, with NPS review and approval.

34. Q: Can the landscaping be changed?

A: Removing invasive plants is encouraged. Other changes require NPS consultation.

35. Q: Are liquor licenses required for events?

A: Yes. The lessee must obtain a liquor license from the DC Alcoholic Beverage and Cannabis Administration (ABCA) if the lessee’s proposed use of the premises involves the manufacturing, sale, service, or consumption of alcohol.

36. Q: Are there signage restrictions?

A: Yes. All exterior signs must be approved by the NPS. Interior signs must be reviewed by the NPS.

Financial & Lease Terms

37. Q: Is there flexibility in lease term or renewal?

A: Leases entered into under 36 C.F.R. part 18 are required to “have as short a term as possible, taking into account the financial obligations of the lessee and other factors related to determining an appropriate lease term.” 36 C.F.R. § 18.10.

However, no lease may be for more than 60 years. A lease may be extended once for up to one additional year if the NPS determines an extension is necessary due to circumstances beyond the NPS’s control. Id.

38. Q: Can capital investments be credited against rent?

A: This is negotiable with the NPS.

39. Q: Are startup costs eligible for rent offsets?

A: Some startup costs may be eligible for rent offsets, such as curing deferred maintenance and the construction of “Initial Improvements,” as that term is defined in the draft lease. Inclusion of rent offsets in the lease is subject to negotiation with the NPS.

40. Q: Will landscaping work be considered for rent offset?

A: This is negotiable with the NPS.

41. Q: Can tenant sublease or license space for events or retail?

A: The tenant may sublease the premises, but only with the NPS’s written approval, and only if the NPS “determines, among other relevant matters, that the proposed sub-lessee… is financially and managerially capable of carrying out the terms of the lease.” 36 C.F.R. § 18.12(c). The tenant may license the premises. Whether the NPS must approve the license depends on the lessee’s proposed use and the purpose of the license.

Community & Programming Expectations

42. Q: How does NPS define “public benefit”?

A: The RFP does not use the phrase “public benefit.”

43. Q: Will NPS approve programming themes/content if it includes historic interpretation or educational collaboration?

A: No.

Process & Timing

44. Q: Are additional site visits allowed during the proposal period?

A: No. Respondents are free to visit the premises and observe the exterior of the building, but no additional guided site visits of the interior will be scheduled.

45. Q: Will NPS provide architectural plans or reports?

A: The Historic Structure Report has been shared with this RFP. Additional documents may be shared based on available files.