RFEI.X001524.SaratogaSpa.GideonPutnamHotel.Spa&HistoricFacilities.pdf

REQUEST FOR EXPRESSIONS OF INTEREST X001524

OPERATION AND REHABILITATION OF HISTORIC FACILITIES AT

SARATOGA SPA STATE PARK:

THE GIDEON PUTNAM HOTEL & CONFERENCE CENTER, ROOSEVELT I

BATHS & SPA, ROOSEVELT II BATHHOUSE, AND/OR

WASHINGTON BATHHOUSE

SARATOGA SPRINGS, NEW YORK

RFEI Released: Thursday, April 16, 2026 RFEI Response Due: Wednesday, July 1, 2026

RFEI X001524 Operation and Rehab of Saratoga Spa SP Historic Facilities

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Table of Contents

I. STATE PARKS MISSION & GOAL

II. TIMETABLE & SUBMISSION

III. VISION OF DEVELOPMENT

IV. BACKGROUND

V. PREMISES

VI. OVERVIEW OF OPERATING HISTORY & CURRENT USE

VII. HISTORIC PRESERVATION AND HISTORIC PRESERVATION TAX CREDITS

VIII. FACILITY CONDITION

IX. RECENT CAPITAL RENOVATIONS

X. BUSINESS CONSIDERATIONS

XI. SITE TOUR & INQUIRIES

XII. GUIDELINES FOR RESPONDING TO THE RFEI

XIII. REVIEW PROCESS

XIV. GENERAL CONDITIONS, TERMS, AND LIMITATIONS

XV. FREEDOM OF INFORMATION ACT

EXHIBIT A: SARATOGA SPA STATE PARK MAP .................................................................. A-1

EXHIBIT B: FLOOR PLANS ...................................................................................................... B-1

EXHIBIT C: HOTEL OCCUPANCY HISTORY ......................................................................... C-1

EXHIBIT D: REPORTED GROSS RECEIPTS HISTORY ......................................................... D-1

EXHIBIT E: FACILITY CONDTION OPINION OF PROBABLE COST ................................. E-1

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RFEI X001524 Operation and Rehab of Saratoga Spa SP Historic Facilities Page 1

I. STATE PARKS MISSION & GOAL

The mission of the New York State Office of Parks, Recreation, and Historic Preservation (“State Parks”) is to provide safe and enjoyable recreational and interpretive opportunities for all New York State residents and visitors and to be responsible stewards of our valuable natural, historic, and cultural resources.

State Parks is seeking expressions of interest and ideas for the financially sustainable use and/or rehabilitation and/or adaptive reuse of the following buildings located in Saratoga Spa State Park (“the Park”): the Gideon Putnam Hotel & Conference Center (“the Hotel”), the Roosevelt I Baths & Spa (“the Spa I”), the Roosevelt II Bathhouse (“the Spa II”), and the Washington Bathhouse (the “WBH”). Receiving over 4 million visitors each year, the Park is home to the nationally renowned Saratoga Performing Arts Center, the Spa Little Theater, The Children's Museum at Saratoga, the Saratoga Automobile Museum, and the Saratoga Spa State Park Golf Course.

The scope of this Request for Expressions of Interest (“RFEI”) welcomes a wide array of park compatible ideas for productive uses, operations, new services, programs and activities including potential development of innovative attractions, while maintaining a focus on a public/private partnership with State Parks that is mutually beneficial and protects the historic value of the property.

Responses to this RFEI may contemplate one venue, all venues, or any combination of venues. State Parks is open to ideas that identify projects that may be underwritten by a combination of potential, federal, state, local and private funding sources for capital improvements and/or programs.

State Parks intends that this RFEI will identify interested parties and feasible ideas, including related development recommendations, scenarios, assumptions and contingencies, that will inform management decisions and a future procurement (Requests for Proposals) or partnering process. The primary objective is to gather information on realistic ideas to adapt into a self-sustaining operation that furthers the recreational, preservation, and community service missions of State Parks.

THIS RFEI IS NOT A STATE PROCUREMENT PROCESS AND WILL NOT RESULT IN A

STATE CONTRACT. IDEAS SUBMITTED IN RESPONSE TO THIS RFEI WILL HELP

INFORM STATE PARKS DECISION-MAKING ON A FUTURE STATE PROCUREMENT

OR PARTNERING PROCESS.

II. TIMETABLE & SUBMISSION

The following timetable is established for this RFEI and is subject to change by State Parks:

RFEI Released: Thursday, April 16, 2026 RFEI Response Requested By: Wednesday, July 1, 2026

A response to this RFEI can be submitted by e-mail to concessions@parks.ny.gov; or be mailed or hand delivered on or before the deadline to:

mailto:concessions@parks.ny.gov

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NYS Office of Parks, Recreation, & Historic Preservation Concessions Management Bureau ATTN: RFEI X001524 Operation of Saratoga Spa SP Historic Facilities 625 Broadway, 3rd Floor Albany, NY 12207

Responses should identify the respondent and include i) full contact information, including telephone and e-mail and mailing address; ii) an original or secure electronic signature of the respondent (or an authorized representative on behalf of a respondent corporation, partnership, association, or other organization) and iii) if a respondent is represented by an attorney or other representative, please include appropriate contact information.

III. VISION OF DEVELOPMENT

Responses to this RFEI should align with the evolving culture and needs of the Saratoga Springs area, State and Saratoga County initiatives, and the mission and goals of State Parks. Ideally, new projects will complement offerings already available, while raising patron expectations. This includes, without limitation, cultural, educational, recreational, entertainment, and/or fitness and well-being programming that contributes positively to the culture and/or history of the Hotel, Spa I, Spa II, the WBH, and Saratoga Springs State Park.

State Parks is open to considering creative ideas to utilize and preserve the historic Hotel, Spa I, Spa II and/or the WBH. A 2025 Market Analysis and Compatible Use Study, commissioned by State Parks (Supplement 1), identified that the greatest opportunity for operation of the Gideon Putnam Hotel and Conference Center lies in a diversified, mixed-use model, where multiple compatible uses operate in tandem and reinforce one another. This could include, but is not limited to, continued use as hotel space, wedding and corporate event space, a repositioned restaurant, retail, fitness/recreation, childcare and/or early childhood education, and/or long term or seasonal rental housing.

State Parks expects that the Roosevelt I Baths and Spa will continue to operate as a spa offering mineral baths. The Roosevelt II Bathhouse could be developed to operate in tandem with Spa I to offer additional modern spa and wellness amenities and services, and the Washington Bathhouse could serve as an event venue, however State Parks may consider other proposed uses for these spaces.

State Parks is focused on soliciting ideas from individuals, foundations, philanthropies, businesses, non-profit organizations, potential operators, user groups, and other prospective partners who appreciate the uniqueness of these historic facilities and their importance to the State Park system and have the capacity and means to take ideas from concept to completion. All ideas are welcome and will be considered, however the strongest expressions of interest will offer a mutually beneficial public/private partnership that outlines a compatible, appropriate, use of the historic facilities structures; capitalizes upon resources within the area; supports Parks’ public service mission; and provides meaningful benefits in public programming over the long term while protecting and enhancing the historic assets of the property.

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1United States Census Bureau

2 Discover Saratoga website 3New York Racing Association 2025 Media Guide 4 The Saratoga County Industrial Development Agency 2023 Economic and Fiscal Impact Analysis 5 Saratoga City Center website 6 Skidmore College website

IV. BACKGROUND

A) The City of Saratoga Springs The City of Saratoga Springs gained early prominence as a resort and leisure playground, and today it is a vibrant community with an expanding economic base. Located approximately 30 miles north of the New York State capital city of Albany, Saratoga Springs is easily accessed by interstate highway I-87, a network of well-maintained local roads, an Amtrak station, the Albany International Airport (20 miles), and the Saratoga County Airport. The 2020 census recorded a city population of over 28,000. Within the surrounding Saratoga County, total reported population is over 235,500, with a median household income slightly over $100,485 (data for year 2019-2023 in 2023 dollars).1 Millions of tourists visit the city each year.

In addition to Saratoga Spa State Park, significant venues in Saratoga Springs include:

• Downtown Saratoga Springs: a recipient of the Great American Main Street Award, Saratoga Springs offers a lively, pedestrian friendly downtown with boutique shops, over 100 restaurants featuring a variety of cuisines, live music venues, art studios and galleries, and much more. 2

• Saratoga Springs Race Course: opened in 1863 and considered the oldest major organized sporting venue of any kind in the US, the Saratoga Springs Race Course conducts an annual meeting beginning in July and concluding on Labor Day. In 2024, paid attendance exceeded 1 million.3

• Saratoga Casino Hotel: offers slots, video poker, keno, electronic table games, live harness racing, fine dining, and live entertainment year-round. In 2021, attendance was 1.5 million.4

• Saratoga Springs City Center: located at the north-end of Broadway, the City Center offers 32,000 square feet of meeting and convention space, hosting corporations, New York State Associations, trade groups and northeast regional organizations, gate shows, fundraising galas, and social events.

In 2017, the City Center hosted 175 events, 16,500 convention guests, and 11,400 day guests.5

• Skidmore College: a four year undergraduate college with a student population of 2,700. In 2026, it was identified as a Best Value College by the Princeton Review and appears on the Forbes list of America’s Top Colleges.6

• Golf Courses: including the Saratoga National Golf Club, Saratoga Lake Golf Club, and Saratoga Golf and Polo Club.

• Museums: including the New York State Military Museum & Veterans Research Center, the National Museum of Racing and Hall of Fame, The Tang Teaching Museum and Art Gallery at Skidmore College, and The Saratoga Springs History Museum.

The events and offerings provided by these venues help drive demand for lodging in both the city of Saratoga Springs and surrounding Saratoga County. In 2025, New York State Parks commissioned a Market Analysis and Compatible Use Study (provided as Supplement 1 to this RFEI). Below are some lodging metrics excerpted from that study:

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Number of Hotel Properties (2025) City of Saratoga Springs : 35 Saratoga County: 76

Number of Hotel Rooms (2025) City of Saratoga Springs: 2,168 Saratoga County: 3,999

Average Room Nights Sold (Saratoga County, 2024-2025) 39,074 Average Revenue Per Available Room (RevPAR) (Saratoga County, 2024-2025) $116.58

Average Daily Rates (City of Saratoga Springs, 2024) Low (January): $126 Peak (August): $272

B) Saratoga Spa State Park Saratoga Spa State Park is a National Historic Landmark that was established as a state reservation in 1908. The 2,724-acre park includes 60 developed acres, 391 managed acres, and 2,273 acres of natural or undeveloped lands. It contains protected natural wetlands at the south end of the park, endangered Karner Blue Butterfly conservation areas at the north end of the park, and the only spouting geysers east of the Mississippi River. Annual attendance at the Park exceeds three million visitors a year.

When Franklin D. Roosevelt was Governor of New York State, he commissioned architects to design a grand spa in Saratoga to compete with European spas, leading to the construction of a ten-building complex of Georgian Revival style buildings at the Park. The campus was dedicated in 1935 and throughout the 1930s, 1940s, and 1950s, the spa was a nationally and internationally popular destination for devotees of the various hydrotherapeutic treatments offered in Saratoga. In 2024, the European Historic Thermal Towns Association recognized Saratoga Spa State Park, and the City of Saratoga, as the most important historic spa town in North America.

Since then, the Park has been developed to add more amenities, which include:

• Public pools, with showers, locker rooms, rest rooms, and food concessions.

The Peerless Pool Complex will reopen in June 2026 following a major renovation to improve the accessibility and recreational appeal of the zero-depth entry Olympic pool, children’s wading pool and stream with fountains and updated areas for families, and a slide pool with two spiral slides.

The historic Victoria Pool complex, constructed in 1934, includes a pool surrounded by ornamental arcades, lounge chairs, and umbrellas, offering swimming and dining in an upscale atmosphere.

• The Geyser Creek Picnic Area includes grills, picnic tables, playgrounds, restroom building, and 10 pavilions available for rent. The Geyser Creek, which runs through the area, is a Class A trout stream.

• Volleyball courts, softball fields, disc golf, and clay tennis courts.

• Over twelve miles of trails, including a certified 5K cross-country route, that are maintained for hiking, jogging, running, and cross-country skiing in the winter.

• The Creekside Classroom, a four season environmental education center that features an outdoor fire pit, indoor woodstove, bird feeder viewing area and interpretive signage. Park staff offer

RFEI X001524 Operation and Rehab of Saratoga Spa SP Historic Facilities Page 5 environmental education programs year-round, including school field trips, hikes, tours, and snowshoe walks. The center is also available for use by schools, clubs, and non-profits.

In addition to the Hotel and the Spa I, there are several other facilities that draw visitors to Saratoga Spa State Park that are operated under a variety of licenses and cooperative agreements. These include:

• Saratoga Performing Arts Center (SPAC): an open-air amphitheater built in the 1960’s and located within walking distance of the Hotel. SPAC hosts Live Nation Concerts, the New York City Ballet, the Philadelphia Orchestra, Saratoga Chamber Music Festival, and Saratoga Jazz Festival. SPAC is open during the summer season. SPAC also operates the Spa Little Theater, which is undergoing a $12 million renovation and is slated to reopen in late 2026.

• The Hall of Springs: an opulent year-round banquet facility operated by Mazzone Hospitality, and is one of the Capital Region’s premiere wedding facilities.

• Saratoga Spa State Park Golf Course: a public 18-hole championship golf course and 9-hole executive golf course. Among the amenities offered are a pro-shop, driving range, and indoor training facility. The course was featured in the 2025 Golf Digest article “Sleeping Giants: 5 public courses that could be transformed into major championship venues.” The course is operated by Spa Golf Services, Inc. through a concession license.

• Saratoga Automobile Museum: located in the historic Bottling Plant, the museum preserves, interprets, and exhibits automobiles, carriages, and other vehicles and related artifacts important to Saratoga Springs, the Capital Region, and New York State. The museum hosts annual exhibitions, along with one of the country’s major annual summer car auctions.

• The Children’s Museum at Saratoga: relocated and opened in the Lincoln Bathhouse in 2021, the museum provides education and play opportunities for children through exhibits, interactives, classroom spaces, and traveling school programs, attracting over 75,000 visitors per year.

• 58 Roosevelt Bar & Grill: located in the Victoria Pool complex, the restaurant operates seasonally and is under the management of Spa Golf Services Inc. as part of the concession license to operate the golf course. It offers golf outing food and beverage packages as well as lunch and dinner service.

V. PREMISES

An annotated map of Saratoga Spa State Park identifying the location of the Premises is annexed as Exhibit “A”. Floor plans are annexed as Exhibit “B”. All four venues included in this RFEI are served by municipal water and sewer. Electricity and natural gas services are provided by National Grid.

Fiberoptic communications services via Spectrum are available in all venues, except the Washington Bathhouse.

A) Gideon Putnam Hotel & Conference Center This five story, 124 room Georgian Revival style Hotel was constructed in 1935. The property offers a wide range of amenities, including event and meeting spaces, a fitness center, and a full-service restaurant and bar. SPAC is within walking distance of the hotel.

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The original structure consisted of ~64,000 SF across five floors, with the fifth floor converted to guest rooms in the 1950’s. The 20,000 SF basement currently consists of mechanical systems, administrative offices, housekeeping, maintenance support, and storage.

Three additions have been added to the hotel at separate times:

In 1942, the west wing was built. It is used for guest accommodations and consists of four floors and an attic. Each floor is ~16,000 SF.

The Arches Room, added in 1970, is a one-story addition consisting of 4,540 SF and offers an additional dining/reception area located next to the lobby.

The Conference Center was added in 1978 and can be divided into four separate conference rooms of 1,460 SF each or serve as one large 5,840 SF space with an additional kitchen and support spaces. The Conference Center has its own entrance and lobby but is also connected to the Hotel via the business center and service corridors to the kitchen facilities.

B) Roosevelt I Baths & Spa The Roosevelt I Baths & Spa, built in 1935 are centered around Saratoga’s famed mineral springs.

There are forty-two historic treatment rooms featuring original individual bathing tubs, a relaxation room, steam room, and locker room facilities.

C) Roosevelt II Bathhouse The 17,190 SF Roosevelt II Bathhouse was built in 1935 and its footprint mirrors that of the Roosevelt I Baths & Spa. The building includes restrooms, a central lobby space, several rooms of varying sizes, as well as a large North Wing and South Wing (5,100 SF each). Responses to this RFEI may contemplate using all or part of this building.

D) Washington Bathhouse

The Washington Bathhouse was built in 1918. The building has an “H” shaped floor plan with several rooms flanking each side of a main central corridor in each of the wings. There is a basement, first floor, and attic, although the basement and attic are only accessed by floor and ceiling hatches. The total building area, exclusive of porches, is approximately 23,685 SF.

Immediately behind the Washington Bathhouse is the Lewis A. Swyer School of the Arts Dance Studio. The lawn space between the two buildings is included in the Washington Bathhouse Premises. The Dance Studio is currently managed by the Saratoga Performing Arts Center as the SPAC School of the Arts, and not included as part of the Washington Bathhouse Premises.

VI. OVERVIEW OF OPERATING HISTORY & CURRENT USE

A) Gideon Putnam Hotel and Conference Center

In its original configuration, the Hotel served as temporary residence for families visiting patients “taking the cure” in the mineral waters of the Saratoga Spa. Later, the hotel was operated seasonally, serving primarily the well-to-do who came to Saratoga Springs in the summer for the

RFEI X001524 Operation and Rehab of Saratoga Spa SP Historic Facilities Page 7 thoroughbred horse races and other resort entertainments. Today, the clientele is a mix of leisure travelers and corporate and business guests.

Located roughly 2.5 miles from Downtown Saratoga Springs, the Hotel’s setting in the Park offers peace, access to trails, and proximity to SPAC. Since 2009, the number of hotels and short term rentals with modern amenities and accommodations has led to increased competition in the Saratoga lodging market.

Since 2021, the Hotel has operated seasonally from April through November, opening Thursday– Sunday until Memorial Day, then daily through November. It remains closed December through March. Seasonal operations have helped boost key metrics compared to 2019 when the hotel was open year round, including occupancy rates and revenue per available room. Greater information regarding occupancy rates, average daily rates, and revenue can be found in Exhibits “C” and “D”, respectively.

The Hotel has a broad regional appeal with a significant majority of guests coming from outside the state. Key feeder markets for the Hotel are Massachusetts, New Jersey, and Connecticut.

B) The Roosevelt I Baths & Spa The Spa I was completely renovated in 2004 and offers the uniquely Saratoga experience of a bath in naturally carbonated mineral water, as well as a full range of modern spa services.

Currently, the Spa I is operated as an ancillary property of the Hotel. Local residents account for a large portion of Spa patrons, with minimal crossover from hotel guests. The Spa I is located approximately a half mile—or an 11-minute walk—from the Hotel.

C) The Roosevelt II Bathhouse As part of a $2.3 million restoration project, the Roosevelt II Bathhouse was partially reopened in 2020 after having been closed since the 1980’s.

The North and South wings once housed mineral bath treatment rooms identical to those in the Spa I. All partitions, tubs, and interior finishes in the North and South wings have been removed. These spaces await adaptive reuse.

Currently, the Spa II building provides park visitors access to public restroom facilities. A coffee shop operated out of the building from 2020-2024. Multipurpose rooms are occasionally used for public wellness programming, meetings and trainings, and other community events. Dependent on responses to the RFEI, these functions may be relocated to other areas of the Park.

D) The Washington Bathhouse The Washington Bathhouse was established in 1918 and remained in operation for bathing and spa treatments for nearly sixty years.

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In the mid-1980’s, State Parks began an adaptive reuse plan developed to transform the WBH into the National Museum of Dance. This included a comprehensive multi-phase reconstruction and development plan, involving the restoration and enhancement of the once-elegant Beaux Arts foyer and the construction of galleries and administrative offices. The creation of a theater for lectures and film screenings was completed in 2014. A library, and a resource room were also created. The National Museum of Dance operated as an independent nonprofit organization, under a multiyear Cooperative Agreement with State Parks.

The National Museum of Dance was supported by event venue fees. The elegant and spacious hall and grounds are ideal for weddings and fundraisers. A catering kitchen was installed in 2005 to support this use. Ample open wings radiating off the central hall have been used for conferences, galleries, and educational programming.

The National Museum of Dance was opened in 1986 and closed in 2020, at the termination of social events due to the global pandemic.

VII. HISTORIC PRESERVATION AND HISTORIC PRESERVATION TAX CREDITS

The Hotel, Spa I, Spa II, and the WBH are listed in the National Register of Historic Places ( the “NR”) as contributing resources to the NR-listed Saratoga Spa State Park. Saratoga Spa State Park is also a National Historic Landmark (the “NHL”). NHLs are nationally significant historic places designated by the Secretary of the Interior because they possess exceptional value or quality in illustrating or interpreting the heritage of the United States. This distinctive historic status provides for national and international prominence, marketing and networking opportunities though the Historic Hotels of America program, and makes available financial incentives for rehabilitation and reuse.

The historic rehabilitation tax credit programs offer substantial federal and state tax incentives (a potential return of 40% of rehabilitation expenses, with 20% available as federal income tax credits and 20% as state income tax credits). A long-term lease of at least 39 years, from project completion, is required for commercial, non-residential properties. Additional information on these tax credit programs can be found here:

• https://www.nps.gov/subjects/taxincentives/before-apply.htm

• Rehabilitation Credit | Internal Revenue Service

• https://parks.ny.gov/preservation/programs/tax-credit/income-producing

• https://parks.ny.gov/shpo/preservation-assistance/

Rehabilitation work on all existing building square footage can be credited if it is a Qualifying Rehabilitation Expense under the Secretary of the Interior’s Standards for Rehabilitation (the “Rehabilitation Standard”). Any rehabilitation and reuse must meet the Rehabilitation Standard.

(https://www.nps.gov/subjects/taxincentives/secretarys-standards-rehabilitation.htm). The Rehabilitation Standard is defined as the act or process of making possible a compatible use for a property through repair, alterations, and additions while preserving those portions or features which convey its https://www.nps.gov/subjects/taxincentives/before-apply.htm https://www.irs.gov/businesses/small-businesses-self-employed/rehabilitation-credit#recapture https://parks.ny.gov/preservation/programs/tax-credit/income-producing https://parks.ny.gov/shpo/preservation-assistance/ https://www.nps.gov/subjects/taxincentives/secretarys-standards-rehabilitation.htm

RFEI X001524 Operation and Rehab of Saratoga Spa SP Historic Facilities Page 9 historical, cultural, or architectural values. The Rehabilitation Standard, which is regulatory for the tax credit, acknowledges the need to alter or add to a historic building to meet continuing or new uses while retaining a building’s overall historic character.

Each rehabilitation is evaluated on a case-by-case basis according to the specific facts and circumstances of the building and planned rehabilitation. Preservation standards do not necessarily preclude changes to any one specific historic character defining feature, but cumulative impacts are considered as part of a whole project. While a comprehensive list of all possible historic character defining features is not in the scope of this RFEI, the following is a general list of high priority features that would be the primary focus for evaluating a preservation project:

A) Gideon Putnam Hotel and Conference Center

• Exterior Ornamental/decorative features such as door surrounds, columns and bases, capitals, cornices, balustrades; doors and windows; dormers; porches; slate shingle and standing-seam metal roofing

• Interior Circulation/plan: double-loaded corridors, staircases and elevators Principal first-floor public spaces: main lobby, gift shop, bar, dining room, meeting spaces (existing dimensions and decorative treatments) Existing finish/decorative treatments: flooring, plaster walls, ceilings and cornices;

woodwork and trim

B) Roosevelt I Bath and Spa and Roosevelt II Bathhouse

• Exterior Ornamental/decorative features such as door and window surrounds, columns and bases, capitals, cornices, balustrades; doors and windows; arcades; metal grilles; quoins, keystones and impost blocks; decorative panels; chimneys; slate shingle and standing-seam metal roofing; metal snow slides

• Interior Circulation/plan: double-loaded corridors, central lobby area Existing finish treatments: historic bathing tubs, flooring, plaster walls, ceilings and cornices; decorative woodwork and trim (especially Roosevelt Bath I which is particularly intact).

C) Washington Bathhouse

• Exterior Half-timber wood and stucco walls; porches and columns; loggias, inclusive of columns, entablature blocks, wood screens, and trellis rafters; doors, windows and transoms; shed-roof façade dormer; entrance door hoods; rear terrace; rear semicircular glazed projection; rear intersecting gable with fanlight; slate shingle roofing; metal snow slides;

metal roof vents

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• Interior Circulation/plan: maintain historic-period plan Existing finish/decorative treatments: bead-board ceiling

VIII. FACILITY CONDITION

Facility condition assessments of the WBH and of the Hotel/Spa I were completed in 2021 and September 2025, respectively. The complete assessments are available upon request. Executive summaries of the opinion of probable cost for all facility repairs and updates for the Hotel, Spa I, and WBH are annexed in Exhibit “E”. Note that these estimates may not be representative of the capital improvements an incoming Licensee would need to complete, depending on the intended use of the Premises.

A) The Gideon Putnam Hotel & Conference Center The Hotel’s historic structure remains fundamentally sound. Outdoor areas exhibit cracked sidewalks, damaged stairs, deteriorating retaining walls, and aging pavement that present tripping hazards and drainage issues. Inspections confirmed the presence of asbestos-containing materials and lead-based paint in areas slated for renovation at the Hotel. No polychlorinated biphenyls (PCBs) were detected.

Priority repairs focus on guest and staff safety, operational efficiency, code compliance, and the long-term preservation of this iconic hotel. Priority repairs may include, but are not limited to:

• Architectural Building Repairs: replacement of missing roof slates; clean and repoint brick masonry; repair and patching of concrete; restoration or replacement of windows and screens;

and scrape, clean and repair of plaster in arcade; repair/replacement of rotting wooden railings, trim, and exterior doors. The hotel’s slate roof was partially replaced in 2023 and is in good condition, while older slate and flat roofs require monitoring and improved drainage. Stairways used for emergency exits do not meet modern width standards but may remain unchanged due to the building’s historic designation.

• Structural Repairs: repointing brickwork; replacing failed foundations; adding drainage barriers; and reinforcing high-traffic areas.

• Electric Repairs: upgrades to electrical panels, exit signs and old lighting systems. The main power service was replaced after flooding.

• Mechanical and Plumbing Repairs: replacing outdated rooftop units, heat pumps in meeting spaces, and bathroom exhaust system; full renovation of basement restrooms; upgrades to the domestic hot water circulation system; expanding fire sprinkler coverage. Mechanical and plumbing systems are operational, but aging. The central steam boiler is in acceptable condition.

B) Roosevelt I Baths & Spa The Spa I maintains strong historical appeal but shows signs of age. Outdoor areas exhibit cracked sidewalks, damaged stairs, deteriorating retaining walls, and aging pavement that present tripping

RFEI X001524 Operation and Rehab of Saratoga Spa SP Historic Facilities Page 11 hazards and drainage issues. No asbestos or polychlorinated biphenyls (PCBs) were found in the sampled areas.

Priority repairs address concerns about safety, guest comfort, and ADA accessibility. Priority repairs may include but are not limited to:

• Architectural Building Repairs: replacement of missing roof slates, rotted and damaged balustrades; clean and repoint brick masonry; repair and patching of concrete; scrape, clean and repair/repaint of wood windows; scrape, clean and repair of wood moldings, columns, trim and doors.

• Structural Repairs: resetting cracked or loose stones; repairing deteriorated foundations;

repointing mortar joints; replacing corroded lintels; addressing ongoing water infiltration at the patio, roof, and gutters. The building’s original brick, stone, and steel construction is intact, but water leaks, deteriorated masonry, damaged decorative stonework, and foundation cracks pose safety concerns and threaten the building's longevity.

• Electric Repairs: replacing aging emergency lighting and exit signs; resolving fire alarm issues. The electrical distribution system is generally in good condition, with modern panels in place.

• Mechanical and Plumbing Repairs: replacement of two aging boilers, outdated fan coil units and air conditioning systems, the glycol freeze protection system and building exhaust fans;

complete upgrade of the outdated digital control system; replacing gas water heaters, two aging hot water storage tanks and the hot water recirculation system. The building’s heating, cooling, ventilation, and plumbing systems are severely outdated, with many components exceeding 20 years of service life. There are currently no fire protection systems in the building, other than smoke detectors.

C) Roosevelt II Bathhouse A 2020 Capital Improvement Project included the restoration and reopening of the central Lobby as well as new electrical service, public restrooms, café space, and multipurpose program rooms.

The mechanical, electric, and plumbing (MEP) systems within the building currently only serve these occupied spaces. The North and South Wings have been gutted to facilitate adaptive reuse.

The slate roof was last rehabilitated in 2012, and exterior masonry was rehabilitated in 2019.

D) The Washington Bathhouse Severe deterioration of the first floor elevated concrete structural system was identified. In several areas, temporary columns have been added to areas where severe structural slab damage was observed. The deterioration of the elevated concrete slabs, reinforced concrete beams, and reinforced concrete columns are critical items that must be addressed prior to building occupancy.

Water is penetrating into the building and further damaging the structural concrete slab and concrete foundation walls, and evidence of mold is present in the basement.

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The mechanical systems throughout the Bathhouse appear to have been installed in the mid-1980’s.

The HVAC system should be considered at, or beyond, its service life and replacement should be contemplated.

Asbestos were identified in the flooring of the mechanical room and Bath exhibit. It is assumed that asbestos are also present in the floor tiles of the bridal restroom and the tile grout and bedding in the Grand Hall and restrooms. Lead paint was identified in many painted window components, the front door, door frame, and exterior painted components.

Overall, the WBH is not highly accessible. The existing ramps need some modifications to meet current ADA accessibility code. The building has a very large footprint, with several areas where ADA access would be limited. There are no ADA door operators at the locations where the ramps are present. Door hardware throughout the building is not ADA-compliant. Restroom grab bars are not ADA-compliant.

The exterior building envelope is in need of cleaning, patching, painting and repairs to prevent further damage and restore the aesthetic appeal of the building.

IX. RECENT CAPITAL RENOVATIONS

Capital renovations to the Hotel include: refurbishment of the restaurant (2018); guest room refresh, hotel heat pump replacement, replacement of the A/C unit, oven and range at the restaurant, GP Automated Logic Building Controls- HVAC, and hotel roof rehab (2019); New water cooled A/C unit, new steam pipe for the Garden Room, and convention center roof rehab (2020); Replacement of the steam system pump, guest network upgrade, and replacement of four meeting room A/C units (2021);

installation of new flooring in two dining areas (2022); room furniture replacement and guest elevator modernization (2024).

Capital renovations to the Spa I include: spa surveillance cameras, laundry equipment replacement, and Roosevelt relaxation room floor replacement (2019); dry sauna conversion (2021); selected slate roof repairs (2023); emergency holding tank replacement (2025).

In 2020, the Spa II historic lobby was restored, new restrooms installed, new heating, ventilation and plumbing systems were added, and asbestos were removed.

X. BUSINESS CONSIDERATIONS

The following identifies some significant future project development considerations that may impact concepts and ideas for the historic facilities.

1. Due Diligence: Potential respondents are invited to undertake due diligence and rely on independent research and investigation for all matters relating to vision development and viability for their operating concept, including without limitation, existing building conditions, business case, market projections, revenue and cost assessments, construction plans, facility improvements, etc.

RFEI X001524 Operation and Rehab of Saratoga Spa SP Historic Facilities Page 13

2. Potential Term Length: The length of term is governed by Sections 3.09(2-a), 3.09(2-b) of the Parks, Recreation and Historic Preservation Law (“PRHPL”).

3. Other Contracting Authority: State Parks ability to enter into Cooperative Agreements with Not-for-Profit partners is governed by PRHPL Sections 3.09(4), 3.09(6), and 3.09(16).

4. Historic Preservation: As outlined in Section VII of this RFEI, any future work on structures listed on the NR must be reviewed by the State Parks Division for Historic Preservation under the provisions of the New York State Parks, Recreation, and Historic Preservation Act of 1980, Section

14.09 and must comply with the Secretary of the Interior’s Standards for Rehabilitation (https://www.nps.gov/tps/standards/four-treatments/treatment-rehabilitation.htm).

5. Natural Resources: Preservation of local flora will need to be considered during vision development. Any requests, regarding removal of trees, are subject to environmental review and must be submitted to and approved by State Parks.

6. Alternative Funding/ Potential Financial Incentives: Under certain circumstances, NR designated historic buildings may be eligible for federal historic tax credit programs and/or state grant funding.

More information about these programs can be found in Section VII above.

7. Equipment: NYS Executive Order No. 22 (EO22) directs State agencies to adopt a sustainability and decarbonization program and facilitate the transition from fossil fuel powered equipment. Any equipment purchases and replacements will need to be electric unless site-specific exceptions exist, as determined by State Parks.

8. Legal Mandates: Any construction project undertaken at the Premises may be a “public work” under the New York Labor Law and will require the payment of prevailing wages. The New York State Fire and Building Code and all other Federal and State laws, rules, codes and regulations applies to all construction, including without limitation those pertaining to the Americans with Disabilities Act and NYS Green Buildings initiatives.

9. Future Public-Private Sector Partnership: Respondents should not assume a financial commitment from State Parks to realize an idea. All designs and capital improvements will be subject to State Parks approval.

XI. SITE TOUR & INQUIRIES

Interested parties may request a tour by contacting David Guest, Assistant Regional Director (David.Guest@parks.ny.gov or 518-584-2000). State Parks will coordinate all scheduling and for efficiency may consolidate requests for site visits into group tours.

All questions and inquiries regarding the substantive terms of this RFEI must be in writing and submitted by e-mail to concessions@parks.ny.gov or mailed to the designated address listed in section https://www.nps.gov/tps/standards/four-treatments/treatment-rehabilitation.htm mailto:David.Guest@parks.ny.gov mailto:concessions@parks.ny.gov

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II. Timetable and Submission. Individual responses will not be provided; however, written responses to questions deemed relevant by State Parks will be issued in the form of addenda to the RFEI and posted on the Contract Reporter website at https://www.nyscr.ny.gov/. Please check the website often for updates.

XII. GUIDELINES FOR RESPONDING TO THE RFEI

State Parks promotes creativity and flexibility in the presentation of responses to this RFEI and highly encourages clarity and detail in presentation of ideas. State Parks requests that the following elements are included in any response to this RFEI:

1) A concise narrative describing the concept of the respondent’s vision. Ideas may be narrow or broad in scope and should align with and complement the goals and mission of State Parks and the vision outlined in this RFEI.

2) A general summary of the operating model envisioned. Operating models should reflect a sustainable concept and understanding of the capital investment, expenses, and anticipated revenues.

3) Identify any capital improvements contemplated, as well as any proposed changes critical to a respondent’s vision that may alter the building’s historic character-defining features.

4) A summary of any anticipated financial and operating assumptions, conditions, contingencies, etc.

XIII. REVIEW PROCESS

Participation in this RFEI is open to the public. Respondents with compelling, creative, aligned, executable and financially viable ideas may be contacted and invited to interview with State Parks. In determining which respondents will be interviewed, State Parks will evaluate the submissions received in accordance with the criteria outlined herein, including the Guidelines for Responding to the RFEI.

After reviewing responses, State Parks may elect to interview some or all respondents, initiate a planning process, and/or conduct additional outreach to gather additional information relevant to the subject matter of this RFEI. State Parks intends that this RFEI inform the development of a plan for the enhancement, improvement, and future use of the historic Gideon Putnam Hotel & Conference Center, Roosevelt I Baths & Spa, Roosevelt II Bathhouse, and/or the Washington Bathhouse. State Parks may elect to procure a future state contract for one, multiple, or all facilities, together or separately. Any such contracts are subject to a separate, future state contracting process (for example, any concession or development agreement with a for-profit entity will be awarded through a subsequent competitive RFP process).

XIV. GENERAL CONDITIONS, TERMS, AND LIMITATIONS

The issuance of this RFEI and the submission of a response by any respondent, or the receipts or review of such response by State Parks shall not obligate State Parks or the State of New York in any manner. State Parks reserves the right to:

1. Amend, modify, or cancel the RFEI.

2. Revise or supplement information presented in the RFEI.

3. Request supplemental statements or information from a respondent.

https://www.nyscr.ny.gov/

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4. Reject any or all responses.

5. Extend the deadline for submission of responses.

6. Interview or hold discussions with a respondent.

The information presented in this RFEI has been deemed accurate, but State Parks and the State of New York, their officers, agents, and employees make no representation or warranties to such accuracy and assume no responsibility for errors and omissions contained herein.

It is the policy of the State of New York and State Parks to comply with all federal and state laws, policy, orders, rules and regulations which prohibit unlawful discrimination because of race, creed, color, national origin, sex, sexual orientation, age, disability or marital status, and to take affirmative action in working with contracting parties to ensure that New York State Minority and Women-owned Business Enterprises (“M/WBE”), share in the economic opportunities generated by State Parks projects and initiatives and/or the use of State Parks’ funds or resources. M/WBE participation is welcomed and encouraged in this RFEI.

XV. FREEDOM OF INFORMATION ACT

State Parks is subject to the Freedom of Information Law, which governs the process for the public disclosure of certain records maintained by State Parks (Public Officers Law, Sections 87 and 89). In keeping with all submissions to State Parks, proposals are subject to the Freedom of Information Act (FOIA) process and accessible as public domain unless the respondent secures an exemption.

Regarding exemption, individuals or firms that submit materials to State Parks in response to this RFEI may request that State Parks except all or part of such material from public disclosure pursuant to Section 87(2) (d) of the Public Officers Law, on the grounds that the material contains trade secrets, proprietary information, or that the information, if disclosed, would cause substantial injury to the competitive position of the individual or firm submitting the information. Such exception may extend to information contained in the request itself, if public disclosure would defeat the purpose for which the exception is sought. The request for an exception must be in writing and state, in detail, the specific reasons for the requested exception. It must also specify the material submitted, or portions thereof, for which the exception is requested. If State Parks grants the request for exception from disclosure, State Parks shall keep such material or portion thereof in a secure place.

EXHIBITS FOLLOW

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RFEI X001524 Operation of Saratoga Spa SP Historic Facilities

A-1

EXHIBIT A: SARATOGA SPA STATE PARK MAP

RFEI X001524 Operation of Saratoga Spa SP Historic Facilities

A-2

EXHIBIT A: SARATOGA SPA STATE PARK MAP - CONTINUED

Washington Bathhouse

B-1

EXHIBIT B: FLOOR PLANS

Gideon Putnam Hotel Basement:

Gideon Putnam Hotel First Floor:

B-2

EXHIBIT B: FLOOR PLANS - CONTINUED

Gideon Putnam Hotel Second Floor :

Gideon Putnam Hotel Third Floor :

B-3

EXHIBIT B: FLOOR PLANS – CONTINUED

Gideon Putnam Hotel Fourth Floor :

Gideon Putnam Hotel Fifth Floor :

B-4

Roosevelt I Baths & Spa Basement:

B-5

Roosevelt I Baths & Spa First Floor:

B-6

Roosevelt I Baths & Spa Attic:

B-7

Roosevelt II Bathhouse:

B-8

Washington Bathhouse:

C-1

EXHIBIT C: HOTEL OCCUPANCY HISTORY

Occupancy Rates

Jan Feb Mar Apr May Jun Jul Aug Sep Oct Nov Dec Total

Seasonal Average May –

October 2025 0.0% 0.0% 0.0% 5.3% 47.3% 44.9% 68.4% 80.1% 65.4% 56.7% 33.5% 0.0% 33.0% 60.1% 2024 0.0% 0.0% 0.0% 6.5% 31.9% 50.6% 67.7% 70.7% 56.1% 64.8% 29.0% 0.0% 31.1% 56.7% 2023 0.0% 0.0% 0.0% 9.8% 36.7% 46.0% 72.1% 82.2% 66.0% 76.2% 28.7% 0.0% 34.3% 62.7% 2022 0.0% 0.0% 0.0% 26.1% 39.6% 58.6% 72.8% 72.3% 58.8% 62.9% 32.7% 0.0% 34.9% 60.7% 2021 0.0% 0.0% 0.0% 0.0% 31.5% 63.9% 86.2% 88.0% 84.9% 74.6% 15.6% 0.0% 37.1% 71.7% 2019 22.8% 26.9% 24.8% 33.1% 53.6% 53.6% 80.7% 80.1% 65.8% 69.6% 56.8% 25.6% 48.9% 66.7% 2018 10.4% 0.0% 0.0% 0.1% 43.1% 58.6% 71.2% 77.9% 61.2% 68.1% 50.7% 32.1% 39.3% 63.1% 2017 31.6% 26.5% 49.6% 50.7% 54.7% 63.5% 72.5% 71.1% 62.9% 73.8% 48.9% 33.2% 53.2% 66.2% 2016 46.1% 36.1% 45.3% 53.1% 64.6% 71.9% 80.2% 81.2% 70.5% 67.7% 52.9% 27.8% 57.8% 72.6% 2015 50.8% 43.3% 51.9% 72.1% 63.6% 59.7% 78.5% 83.0% 67.8% 73.7% 59.6% 43.6% 61.8% 70.5% 2014 58.4% 40.8% 55.0% 63.8% 71.9% 77.4% 72.8% 87.3% 68.2% 77.1% 59.9% 40.6% 64.1% 75.6%

ADR

Jan Feb Mar Apr May Jun Jul Aug Sep Oct Nov Dec Total

Seasonal Average May –

October 2025 $ - $ - $ - $168.67 $184.41 $304.97 $355.82 $383.92 $223.87 $220.93 $183.75 $ - $276.84 $286.28 2024 $ - $ - $ - $165.99 $199.52 $327.54 $368.77 $408.55 $294.92 $223.17 $152.81 $ - $300.96 $314.99 2023 $ - $ - $ - $190.73 $188.94 $295.97 $315.73 $405.81 $255.21 $189.69 $162.23 $ - $273.98 $283.84 2022 $ - $ - $ - $153.63 $196.18 $217.42 $338.15 $401.38 $235.59 $199.48 $154.86 $ - $256.56 $271.82 2021 $ - $ - $ - $ - $162.55 $150.27 $211.33 $257.51 $185.17 $165.89 $150.36 $ - $191.68 $193.07 2019 $118.39 $119.41 $116.56 $129.46 $172.10 $167.71 $257.22 $331.20 $202.74 $175.96 $135.25 $110.26 $191.37 $223.12 2018 $108.46 $ - $ - $ - $169.22 $189.83 $262.06 $354.64 $211.25 $166.02 $129.75 $119.85 $210.16 $231.55 2017 $119.33 $129.52 $125.69 $141.86 $180.30 $192.97 $237.34 $343.05 $201.08 $160.34 $133.45 $125.01 $185.63 $219.54 2016 $104.62 $116.22 $114.44 $128.18 $171.11 $200.20 $253.21 $353.66 $200.14 $162.53 $136.11 $133.35 $187.47 $226.23 2015 $110.10 $113.27 $113.92 $122.93 $164.79 $188.43 $227.53 $341.07 $248.43 $170.75 $132.31 $117.99 $181.01 $227.75 2014 $101.25 $106.50 $104.89 $123.05 $162.37 $187.12 $258.92 $338.02 $206.36 $167.61 $124.95 $114.82 $176.71 $221.25

D-1

EXHIBIT D: REPORTED GROSS RECEIPTS HISTORY

Year Room Revenue Restaurant Catering Beverage Gift Shop Spa Spa-Retail Other Total

Revenue 2025** $ 4,281,417 $ 511,676 $1,433,020 $ - $ - $2,451,929 $ 55,519 $ 400 $8,733,963 2024** $ 3,154,277 $ 397,841 $1,792,110 $ - $ - $2,318,431 $ 30,755 $ 8,592 $7,702,006 2023** $ 4,530,513 $ 566,532 $1,720,509 $ - $ - $2,457,825 $ 54,781 $ 626 $9,330,786 2022** $ 4,265,027 $ 490,812 $1,315,750 $ 240,966 $ 41,837 $2,004,228 $ 112,073 $160,902 $8,631,595 2021** $ 3,722,488 $ 461,818 $ 611,566 $ 300,592 $ 93,025 $1,977,563 $ 138,500 $133,923 $7,439,475 2020* $ 945,402 $ 71,939 $ 146,567 $ 63,823 $ 18,255 $ 754,179 $ 44,479 $ 52,849 $2,097,493 2019 $ 4,357,185 $ 715,130 $1,270,584 $ 512,297 $ 41,957 $2,042,599 $ 115,153 $575,416 $9,630,321 2018 $ 3,717,239 $ 658,359 $1,039,646 $ 389,313 $ 34,221 $1,872,683 $ 127,515 $756,261 $8,595,237 2017 $ 4,475,414 $ 784,176 $1,380,411 $ 556,679 $ 62,286 $2,094,451 $ 125,250 $363,540 $9,842,207 2016 $ 4,951,908 $ 755,818 $1,553,919 $ 570,257 $ 56,616 $2,134,684 $ 129,750 $311,833 $10,464,785

Annual Average $4,161,719 $593,574 $1,346,391 $285,567 $36,660 $2,150,488 $98,811 $256,833 $8,930,042

*2020 operations were impacted by the COVID-19 pandemic and are not included in the Annual Average.

**…