RFQ VIIS Caneel Bay 508 Compliant 10.11.24.pdf

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Request for Qualifications To Operate and Redevelop Overnight

Accommodations at Caneel Bay

Virgin Islands National Park

St. John, United States Virgin Islands

Issued October 22, 2024

United States Department of the Interior National Park Service Virgin Islands National Park

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Submission Dates

Site Visit: November 7 and 8, 2024

Questions Due: November 22, 2024

Intent to Submit Due: December 6, 2024

Response Due: December 27, 2024, by 4:00 pm ET

Note: See RFQ Submission Process section of this RFQ for more details on the submission process.

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RFQ Contents

Opportunity Optional Project Elements

Process Term of Lease

Fair Market Value Rent

Open Opportunity

Intellectual Property

About The National Park System

About Virgin Islands National Park

History of the Caneel Bay Resort A History and Tradition of Ecotourism

VIIS Redevelopment Objectives Caneel Bay Area Redevelopment and Management

Environmental Assessment Specific Objectives

Specific Objectives for the Leasehold Premises

Public Access

Natural Resource Protection

Cultural Resource Protection

Scenic Resource Protection

Overnight Guest Experience

Long-Term Leasehold Management

Additional Leasehold Requirements Project Name and Affiliation

Tax Status

Lessee Improvements and Responsibilities

Cultural Resource Preservation

Archaeological Resource Preservation

Adjacent Virgin Islands National Park Programs and Services

Existing Conditions Buildings/Facilities

Landscape, Parking, and Other Site Improvements

Design Requirements Sustainable Design

Resilient Design

Viewsheds and Dark Night Skies

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Utilities

Buildings and Other Improvements

Environmental Considerations Soil Disturbance

Stormwater Pollution Prevention Plan (SWPPP)

Spill Prevention Control and Countermeasures (SPCC) plan

Pre-construction Surveys and Monitoring

Integrated Pest Management

Protection of Air Quality and Noise Reduction

RFQ Submission Process Site Visit

RFQ Submission Deadline and Requirements

Submission Protocol (electronic submission)

Responses Considered Public Documents

NPS Evaluation and Selection Process

RFQ Evaluation and Selection Criteria A. Transmittal Letter (not scored)

B. Qualifications and Experience (50%)

C. Demonstration Financial Capacity (50%)

D. Public Summary (not scored)

Contents of an RFQ Response A. Transmittal Letter

B. Qualifications and Experience

C. Demonstration of Financial Capacity

D. Public Summary (2 pages maximum)

RFQ Exhibits and Supporting Documents Availability of RFQ Documents

RFQ Exhibits

RFQ Supporting Documents

General Information and Disclosures Authority

VIIS Legislation

NPS Legislation

Limitations

Exhibit A – Caneel Bay Site Zone Descriptions and Map

Exhibit B – Caneel Bay Redevelopment Suitability Analysis Map

Exhibit C – Sample LDDA

Exhibit D – Sample Lease

Exhibit E – Form 10-352 Identification and Credit Information (Individual)

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Exhibit F – Form 10-353 Identification and Credit Information (Business) (Individual or Sole Proprietor)

Exhibit G – Form 10-354 Identification and Credit Information (Business) (Corporation, Limited Liability Company, Partnership, or Joint Venture)

Exhibit H – Sample Transmittal Letter

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Opportunity

The National Park Service, Virgin Islands National Park (VIIS or Park), through this Request for Qualifications (RFQ) is seeking an exceptional individual, organization, or team (Lessee) with development and management expertise in the Caribbean Islands, or similar locations, to redevelop and operate a portion of the buildings, lands, and improvements, that were previously operated as the Caneel Bay resort (hereinafter The Resort), along with potentially other Park lands and facilities, collectively referred to as the “Leasehold Premises”, through a lease with the National Park Service. The National Park Service (NPS) is interested in a resort design that will provide environmentally sustainable facilities and operations, be resilient to the effects of climate change, and provide positive economic, social, and cultural benefits to the people of St. John and the Virgin Islands.

The Leasehold Premises includes, but may not be limited to, those areas identified in the Finding of No Significant Impact Virgin Islands National Park Caneel Bay Redevelopment and Management Environmental Assessment July 2023 (FONSI) as the “Lodging Zone” and the “Operations/Maintenance Zone” in Table 1, Management Zone Descriptions on page 3, and on the map located on page 5. The map and the table are included in Exhibit A of this RFQ. The Leasehold Premises will be approximately 74-acres and consists of guest rooms, food and beverage facilities, dining space, utility infrastructure, maintenance buildings, miscellaneous support buildings and structures, recreational facilities, parking areas, pathways, landscaping, and other site improvements and may include portions of the optional project elements outlined below.

Optional Project Elements RFQ respondents may, as an option under this RFQ, include concepts for management and operation of those areas identified in the FONSI as the “Flexible Development Zone” (totaling 7 acres) on page 6 of the FONSI, and included on the map located on page 5 of the FONSI, as a component of their overall redevelopment project. Respondents are not required to include the Flexible Development Zones in the overall redevelopment project. The map and table from the FONSI are also included in Exhibit A of this RFQ.

Additionally, the NPS operates a dock with associated parking in the Red Hook area on the island of St.

Thomas, of which a portion may be made available to a potential operator. Respondents are not required to include the Red Hook Dock in their overall redevelopment concept. Respondents that are interested in utilizing the Red Hook Dock should include this dock as part of their overall redevelopment concept under this RFQ.

Process

The NPS will begin the process of selecting a lessee with this RFQ, which is open to all interested parties.

Responses received under this RFQ will be evaluated based on the respondent’s experience developing, redeveloping, operating, and maintaining resort facilities within the Caribbean Islands, or similar areas, and the respondent’s demonstrated ability to finance a redevelopment project similar to their proposed concept.

The NPS anticipates that this RFQ will result in a "short list” of approximately four or five of the most qualified respondents that will then be asked to respond to a more detailed Request for Proposals (RFP) that is anticipated to be released in early 2025. Only those respondents who make the “short list” from this RFQ will be invited to participate in the RFP.

Term of Lease The NPS has the statutory authority to issue a lease with a maximum term of up to sixty (60) years. The lease term will be negotiated as part of the RFP and will be based upon the improvements proposed for the redevelopment project, the overall capital to be invested by the offeror including the associated financing

RFQ - L-VIIS001-2024 NPS VIIS Caneel Bay RFQ – October 2024 Page 2 requirements, and the fair market value of the leasehold rights that are conveyed by the resulting lease.

Fair Market Value Rent The selected lessee will be required, pursuant to the lease, to pay at least fair market value rent to the NPS for the leasehold interest that is conveyed under the lease. Fair market value rent will be further described and discussed in the RFP. However, the NPS has the statutory authority, through the Secretary of the Interior, to “adjust the rental amount as appropriate to take into account any amounts to be expended by the lessee for preservation, maintenance, restoration, improvement, or repair and related expenses.”

Historically this has been accomplished through rent offsets or with reduced rent.

Open Opportunity The opportunity to submit qualifications in response to this RFQ is open to all interested individuals and organizations. Parties who wish to submit a proposal under the RFP must submit a response under this RFQ to be eligible to be considered for the RFP for the Leasehold Premises and be eligible to be selected as the lessee. Parties that submit a response under this RFQ will not be prohibited from submitting proposals for other commercial opportunities within VIIS that may be offered outside of this RFQ/RFP process.

Intellectual Property The NPS administers an assortment of treasured American properties and resources across the country. The unique nature of an NPS lease blends commercial enterprise with the treasured historic, cultural, and natural assets that the NPS is responsible for protecting, including the protection of associated names, logos, and branding for these public assets. Consequently, the NPS asserts trademark rights to the names, brands, logos, and other source identifiers related to National Park System units, facilities, parks, and programs, which it may license to a leaseholder as appropriate.

Ataraxia Hospitality LLC currently holds five federal trademarks related to the Caneel Bay resort, including three wordmarks and two design marks in the classes for hotel and restaurant services, land and resort management, and clothing and apparel. Any use of these trademarks in association with the leasehold interest conveyed under this opportunity will require the permission of the registered owner. The NPS does not require a leaseholder to use any preexisting trademarks associated with this site. Neither does the NPS prohibit a leaseholder from acquiring any interest in whole or in part to the preexisting trademarks for use at this site.

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Caneel Bay - NPS Photo

About The National Park System The National Park Service’s overall mission is the preservation and public enjoyment of significant aspects of the nation’s natural and cultural heritage. America’s National Park System was created by Congress to “conserve the scenery and the natural and historic objects and wild life therein and to provide for the enjoyment of the same in such manner and by such means as will leave them unimpaired for the enjoyment of future generations.” Additionally, Congress declared that the National Park System should be “preserved and managed for the benefit and inspiration of all the people of the United States,” and that the “administration of these areas shall be conducted in light of the high public value and integrity of the National Park System and shall not be exercised in derogation of the values and purposes for which these various areas have been established…”

To learn more about the National Park Service, visit the website at www.nps.gov.

About Virgin Islands National Park Established in 1956, Virgin Islands National Park was created through a donation of more than 5,000 acres of land to the National Park Service from Laurance Rockefeller. The Park is predominately located on the island of St. John in the United States Virgin Islands and is comprised of 7,259 acres of terrestrial habitat, which is about 60% of the island’s land mass and almost all of Hassel Island. The Park also includes 5,650 acres of adjacent submerged lands. The Park manages the ridge tops to the reefs providing protection and preservation for tropical and migrating birds, fish, corals, and other marine life, as well as some 800 species of plants.

The Park’s Foundation Document describes the purpose of Virgin Island National Park “to preserve and protect for public benefit and inspiration outstanding scenic features, Caribbean tropical marine terrestrial ecosystems in their natural conditions, and cultural heritage from pre-Columbian through Danish colonial https://www.nps.gov/index.htm

RFQ - L-VIIS001-2024 NPS VIIS Caneel Bay RFQ – October 2024 Page 4 times.” The Park also provides a setting for exploring the experience of enslaved Africans and learning about the layers of history and patterns of change within the institution of slavery over time in the West Indies.

Significant prehistoric sites are present on almost every beach and in every bay within the Park. These archeological sites date from as early as 840 BC to the arrival of Columbus in 1493, through European colonialism of the late 1600s and post-colonial emancipation from 1848 into the 1940’s and 50’s when the establishment of The Resort and the Park ushered in the mid-century tourism-based economy.

To learn more about the Virgin Islands National Park, visit the Park website at www.nps.gov/viis.

History of the Caneel Bay Resort The Resort was originally established by Laurence Rockefeller and Jackson Hole Preserve as a Rockresort in the mid-1950’s as an early model of eco-tourist luxury accommodations. While the majority of the land owned by Rockefeller on the island of St. John was donated to the NPS in 1956 to establish Virgin Islands National Park, Rockefeller retained and operated The Resort until 1983.

In 1983, the approximately 150 acres of land that made up The Resort property was donated to the United States for inclusion in the Virgin Islands National Park.

The Resort had operated since the 1950’s. However, since hurricanes Irma and Maria in 2017, the operations ceased to provide overnight accommodations due to the damage caused by the hurricanes to many of the guest rooms, facilities and other structures of The Resort.

Within the boundaries of the property previously operated as The Resort are culturally significant ruins and archeological sites that span the archaic period (500 years before the common era into the Taino period ending in 1450 after the common era), then through European colonialism (late 1600s) and post-colonial emancipation from 1848 into the 1940s and 1950s when the establishment of The Resort and the Park ushered in the mid-century tourism-based economy.

Elements of The Resort were determined by the NPS to be eligible for inclusion in the National Register of Historic Places (NRHP) as a historic district. The term eligible for inclusion in the NRHP includes both properties formally determined as such in accordance with regulations of the Secretary of the Interior and all other properties that meet the NRHP criteria (36 Code of Federal Regulations [CFR] 800.16).

A History and Tradition of Ecotourism

Laurance Rockefeller’s vision (and the design intent of his architectural team) for The Resort was to be a complementary feature to the St. John landscape by referencing vernacular building traditions and architectural forms that respected and made room for the traditional building materials and craftsmanship that could be found on the island. Laurance Rockefeller's interest was in the development of a low-density, landscape-sensitive resort. The design team made use of what they considered to be native materials of local stone, stucco, and wood, and used locally inspired colors throughout the structures. The layout of the buildings was intended to produce “harmonious unity” with the site and landscape.

The Resort has a unique history and special relationship with previous guests, employees, and the local inhabitants of the island of St. John. This much-loved destination resort was a unique design that included a lush, manicured landscape with modern architecture (for the 1950s) and bungalow style rooms scattered along the coastline. Without realizing it at the time, Mr. Rockefeller had created one of the very first “eco-tourism” resorts that incorporated sustainable, low impact development that employed locals and provided a direct economic benefit to the local economy. This in turn created long lasting connections between visitors to Resort and the local community.

http://www.nps.gov/viis

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VIIS Redevelopment Objectives Caneel Bay Area Redevelopment and Management Environmental Assessment Specific Objectives

VIIS has a number of overarching objectives for this redevelopment project as expressed in the Caneel Bay Area Redevelopment and Management Environmental Assessment (EA) and associated FONSI as follows:

• Establish a national park experience through the presence of on-site NPS personnel to provide interpretation, education, and continued resource protection, while making available a space for cultural expression.

• Offer welcoming and equitable opportunities that promote access, visitation, employment, and use of local businesses at the Caneel Bay area to a diverse range of users.

• Provide for economic opportunities in the Caneel Bay area through the establishment of commercial services.

• Ensure the redevelopment of the Caneel Bay area preserves and protects terrestrial, cultural, and marine resources, while blending with the landscape as envisioned by Laurance Rockefeller.

• Integrate the current RUE footprint into Virgin Islands National Park to maximize operational efficiencies and ensure compliance with applicable laws, regulations, and policies.

Specific Objectives for the Leasehold Premises

VIIS is interested in providing a one-of-a-kind experience for visitors to the Caneel Bay area that will:

• Provide visitors with an immersive park experience that will foster a sense of ownership, stewardship, and responsibility to preserve the natural and cultural resources, and promote a more in-depth understanding of the cultural context and historical significance of the Leasehold Premises.

• Minimize the environmental impacts of the resort through the use of sustainable building materials, resilient construction methods, energy conservation, renewable energy production, and water conservation.

• Maintain an emphasis on "eco-tourism” by designing a resort that aims to conserve the environment, preserve the natural and cultural resources, support the well-being of the local people, and educate visitors to the resort about the natural and cultural heritage of the resort property.

Public Access

The NPS seeks to provide for greater public access to the Leasehold Premises including day-use access at locations such as Honeymoon Beach, Little Caneel Beach, and Caneel Beach, and access to the trails located within the “Conservation Zone” as shown on the map in Exhibit A. Public access must be maintained along shoreline areas as specified in the US Virgin Islands (USVI) Open Shoreline Act and any request to limit this access would be determined in consultation with the USVI Department of Planning and Natural Resources (VI DPNR). The NPS is interested in ideas that would provide for increased public access to trails, beaches, and other parts of the Leasehold Premises and the Park.

Natural Resource Protection

The natural resources within the Leasehold Premises include sea turtles, coral, seagrass, sensitive vegetation species, birds, mammals, and a myriad of other wildlife. Charged with the responsibility for conserving these resources, the NPS is interested in a redevelopment project that will have a minimal impact on them. Any redevelopment project will need to take into account the impact it will have on the coastal marine

RFQ - L-VIIS001-2024 NPS VIIS Caneel Bay RFQ – October 2024 Page 6 environment, tidal zones, the flora and fauna of the Leasehold Premises (including the cultural landscape that may have been created through ornamental plantings and design elements), and other wildlife that exist on the landscape.

The NPS is interested in maximizing the collection and reuse of water at the Leasehold Premises, since fresh water is not always readily available throughout the island. Incorporating practices to capture and treat rainwater and stormwater from the site could potentially improve water quality at the site and reduce stormwater runoff that results in sedimentation into the marine environment. Water storage solutions, either distributed or combined, may require additional infrastructure. The impacts of installing additional infrastructure will need to be evaluated against the gains of reducing stormwater runoff, promoting the reuse of water, reducing erosion, and improving the water quality of the marine environment.

Cultural Resource Protection

The cultural resources within the Leasehold Premises includes historic buildings, structures, objects, historic ruins (categorized as sites), landscape features, and archeological sites within the historic district. The NPS will continue to provide cultural resources protection and compliance activities within the Leasehold Premisses. The NPS seeks to preserve and rehabilitate historic properties and cultural resources within Leasehold Premises and seeks to minimize or avoid additional negative impacts that could occur as a result of the redevelopment of the property. Any proposed new improvements should be sited in previously disturbed areas and designed in a context sensitive manner that considers the historic designed landscape, the contributing resources of the historic district, and the cultural landscape. The NPS recognizes that some of the existing structures will need to be moved or redesigned since they are currently located within areas that have a low “Redevelopment Suitability” based on the Redevelopment Suitability Analysis that was conducted as part of the EA, a map of which is included as Exhibit B to this RFQ.

Once the NPS has evaluated the condition of all of the historic properties and cultural resources, further assessment of how these resources may be impacted by the redevelopment of the Leasehold Premises will be evaluated by the NPS and included in the upcoming RFP. Redevelopment plans will need to be developed in consultation with the Virgin Islands State Historic Preservation Office “VI SHPO”. Due to the potential for phased access to the site and the possibility of a phased redevelopment strategy, the NPS and the VI SHPO have entered into a Programmatic Agreement (PA) to define the consultation and evaluation process for the treatment of historic properties within Leasehold Premises in accordance with 36 CFR 800. A copy of the PA was included as Attachment C to the FONSI and is included here by reference.

Scenic Resource Protection

The NPS is interested in preserving the scenic values of the Leasehold Premises in a manner that is consistent with the original design intent of a low-density, landscape sensitive resort. The original design of The Resort had a limited impact on the scenic views of the landscape in and around Caneel Bay, including the views of The Resort from the water and along North Shore Road. Buildings were one- and two-story structures constructed using materials and colors that would allow the structures to blend into the surrounding environment. Landscape design, including the dispersed nature of the buildings throughout the property, minimized the impact The Resort had on the views and vistas in and around Caneel Bay.

Redevelopment of the Leasehold Premises should minimize additional impacts on the scenic values of Caneel Bay. If damaged structures are not rebuilt in their existing locations, it is the desire of the NPS to have structures located in a manner that will preserve the scenic resources of Caneel Bay to the greatest extent feasible.

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Overnight Guest Experience

The NPS is interested in creating an overnight guest experience that represents the design intent of The Resort from the mid-twentieth century. All overnight lodging must be limited to no more than 166 guest rooms. The NPS is interested in providing an overnight experience that will seamlessly provide guests with a connection to the cultural history of Caneel Bay and an understanding of the impacts that the built environment has on all aspects of Caneel Bay and the island of St. John.

The NPS is interested in providing guests to the Leasehold Premises educational and interpretive programing that furthers their understanding of the setting on Caneel Bay and its overall significance in the history of the island of St. John. Guests to the Leasehold Premises should gain some understanding that The Resort was originally designed in a conscientious manner to limit the impacts that the built environment would have on the wildlife, visual landscapes, dark night skies, and the soundscapes of Caneel Bay. All of the programs and services offered as part of Leasehold Premises should be appropriately sized relative to the built area and available parking capacity, and provide services to guests and the general public.

The NPS would like guests to the Leasehold Premises to come away with an understanding that the land on which The Resort was originally developed had been the home to many different peoples over thousands of years, and their descendants continue to live on the island today. Guests should understand that the design of The Resort landscape has special significance and that to damage or harm any of these elements including the buildings, the land, the ruins, the trees, the turtles, the people, etc. will limit the ability of future generations to experience and enjoy Caneel Bay.

Long-Term Leasehold Management The lessee shall provide long-term management of the Leasehold Premises during the entire term of the lease. Although the lease will contain provisions for NPS approval of a transfer by the lessee of their leasehold interest, or a controlling interest, the NPS prefers a lessee that typically “develops to hold” and demonstrates a long-term commitment to the project.

Additional Leasehold Requirements

Project Name and Affiliation The Lessee will be required to use a single, identifying name for their redevelopment project that has been expressly approved by the NPS. As previously stated the “Caneel Bay” name is a registered mark and any use of this name in connection with the operation of the Leasehold Property will need to be negotiated with the owner. The use of destination monikers or “branding” within National Park properties which mimic or reflect corporate names or commercial affiliations may not be permitted. Respondents should identify any requirements for corporate naming and branding of the project in their response to this RFQ.

Tax Status

The Lessee will be required to pay all taxes and fees that are now in existence or that may be enacted or required by local governmental authorities during the term of the lease.

Lessee Improvements and Responsibilities

The Leasehold Premises will be leased by the NPS in “as-is” condition. The Lessee will be responsible for all development costs (including all design and construction costs) for the redevelopment project and all operating expenses, capital improvements, and maintenance for the Leasehold Premises during the lease term.

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The Lessee will be responsible for complying with all local and territorial laws, and all NPS laws, regulations, and policies related to the redevelopment project, and for identifying and obtaining all permits, inspections, and authorizations that may be necessary for the Lessee to complete their redevelopment project.

The NPS believes that the redevelopment of the Leasehold Premises will require substantial repair and redevelopment of the improvements to meet contemporary program, historic preservation, environmental, accessibility, current building codes, and life-safety code requirements. The Lessee, dependent upon their redevelopment concept, may also be responsible for restoring and maintaining other historic landscape and hardscape features within the Leasehold Premises, including roads, paths, stairs, lighting, and retaining walls, as well as any required utility infrastructure improvements within and serving the Leasehold Premises that are necessary for the property to function safely and effectively during the term of the lease.

All furniture, fixtures, and equipment (FF&E) necessary to operate the Leasehold Premises will be the complete responsibility of the Lessee. All FF&E should be in keeping with the VIIS Redevelopment Objectives.

The NPS anticipates that the costs for construction and site improvements associated with the redevelopment of the Leasehold Premises will likely exceed $50 million and could be substantially higher based on the particular programs, variations in site finishes, systems, and other improvements unique to the respondent’s redevelopment concept. Respondents will be responsible for performing their own investigations of the facilities and site improvements and for developing their own initial cost estimates for their redevelopment concept. The respondent’s cost estimates will be subject to refinement during a future RFP. These final development costs will be considered in a fair market value rent determination to be completed after the RFP and prior to the final lease execution.

Cultural Resource Preservation

The Lessee will be required to comply with the stipulations set forth in a Programmatic Agreement (PA) between the VI SHPO and the NPS for the Leasehold Premises, which is included in the FONSI as Attachment C and is attached to this RFQ as Exhibit A. The repair, rehabilitation, or restoration of historic buildings must be compatible with the qualities that currently qualify each structure for inclusion in the National Register of Historic Places. Any replacement buildings or new construction will need to be approved by the NPS and must be designed in a manner that is compatible with the proposed historic district.

Archaeological Resource Preservation

The Lessee will be required to comply with all agreements, monitoring requirements, and protective measures established for the preservation of archeological resources including those related to unexpected discoveries during construction. Detailed information on these requirements will be included in the RFP that will be issued following this RFQ.

Adjacent Virgin Islands National Park Programs and Services

There are several trails in and around The Leasehold Premises that are accessed from the Leasehold Premises.

These trails include, but are not limited to, the Hawksnest Trail, Water Catchment Trail, Turtle Point Trail, and Lind Point Trail. The NPS expects that the public will continue to have access to these trails through the Leashold Premises under any proposed redevelopment project.

The areas defined in the FONSI as “Day Use Zones” could potentially accommodate retail, food, water sports rentals, interpretive facilities, etc. Commercial opportunities in these areas may be offered under a separate solicitation. Any submission under this RFQ will not preclude the respondent from participating in future opportunities within these areas.

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Cinnamon Bay campground facilities are a short distance from Caneel Bay. These campground facilities are operated under a concession contract and provide eco-tent rentals, tent platforms, cottages, retail, watersports rentals, and food and beverage service.

Trunk Bay is a public beach that provides limited water sports rentals and caters primarily to locals, the visiting public, and cruise ship passengers. While use of this beach is open to the public, it is suggested that the Lessee coordinate with the NPS and any commercial service operators within Trunk Bay, if the Lessee anticipates transporting visitors to this beach on a regular or scheduled basis during the term of the lease.

There are numerous commercial entities that operate within Virgin Islands National Park under commercial use authorizations (CUAs). These operators provide transportation services, guided hiking, guided kayaking, guided paddle boarding, water-based tours, land-based tours, scuba diving, wedding/event organization, vessel excursions, and photography. Access to the Leasehold Premises by CUA holders will be outlined in the RFP that will be issued following this RFQ. Additional information on the services offered through the VIIS CUA program can be found on the park’s website at Do Business With Us - Virgin Islands National Park (U.S.

National Park Service) (nps.gov) (https://www.nps.gov/viis/getinvolved/dobusinesswithus.htm).

Existing Conditions

Buildings/Facilities

The Resort is not currently open to overnight guests and many of the buildings remain in various states of disrepair. Until recently, the buildings located within The Resort were under the operational control of the holder of the RUE. The NPS has recently taken control of The Resort and is in the process of completing basic assessments of the structures. The majority of the of the buildings within The Resort sustained damage from the hurricanes in 2017, and a few of the structures close to the shoreline have sustained substantial damage.

Respondents to this RFQ will have the opportunity to participate in a site visit as outlined in the Registration and Pre-submittal Conference section of this RFQ to get a better understanding of the condition of the facilities being offered under this RFQ.

The resort’s guest rooms are generally low-rise one- and two-story cottages that are spread throughout the property. The following buildings were identified as being operated as part of The Resort prior to the hurricanes in 2017 and are within the Leasehold Premises;

Recreational Facilities – Pool, 11 tennis courts, Fitness Center Courtside Rooms – 10 rooms, two-stories, located near the tennis courts and pool.

Garden View Cottages – 25 rooms, located near the tennis courts, fitness area, and Sugar Mill.

Turtle Bay Estate House – 5,000+ sq. ft. of event space, 4 guest rooms, kitchen facilities, located adjacent to

Turtle Bay Beach.

Turtle Point – 12 rooms, two stories, located on Turtle Bay Point.

Hawksnest – 24 rooms, three buildings each two stories, located on Hawksnest Beach.

Scott Beach – 20 rooms, single story, five buildings, located on Scott Beach.

Paradise Beach – 9 rooms, combination of one and two stories, located on Paradise Beach.

Cottage Point – 14 rooms, single story, located on Cottage Point.

Caneel Beach – 36 rooms, combination of single and two story, located on and above Caneel Beach.

Maintenance Yard – Approximately 20 buildings, structures, and objects made of concrete, concrete block, and metal panels.

There are also a few other buildings/structures associated with the management, support services, water and wastewater treatment, power generation, and maintenance operations of the resort. The NPS does not have a https://www.nps.gov/viis/getinvolved/dobusinesswithus.htm

RFQ - L-VIIS001-2024 NPS VIIS Caneel Bay RFQ – October 2024 Page 10 complete inventory of these buildings at this time.

Landscape, Parking, and Other Site Improvements

The landscape around The Resort is considered to be a contributing element to the proposed Caneel Bay area historic district and any changes to this cultural landscape will need to be done in consultation with the NPS, VI SHPO, and in compliance with the Secretary of the Interior’s Standards for the Treatment of Historic Properties.

There is limited parking available within the Leasehold Premises and the NPS recognizes that, depending on the scope and scale of the proposed redevelopment project, there may be a need to add additional parking.

Any additional parking that is proposed as part of a redevelopment project will need to have additional compliance completed in accordance with the FONSI, the National Environmental Policy Act (42 U.S.C. §§ 4321et seq.) (NEPA), the Secretary of the Interior’s Standards for the Treatment of Historic Properties (36 C.F.R. Part 68), and consultation with the VI SHPO.

The Lessee will be responsible for funding and completing a surveyed legal description of the Leasehold Premises prior to the execution of the lease that will be subject to the review and approval of the NPS. The Lessee will also be responsible for funding and preparing any other surveys used in supporting documents to define or differentiate responsibilities between the NPS and the Lessee, as well as surveys necessary to prepare redevelopment plans.

Design Requirements

Sustainable Design

Sustainable designs seek to reduce the negative impacts on the environment by reducing consumption of non-renewable resources, minimizing waste, and creating healthy, productive environments. The NPS is interested in a redevelopment project that optimizes site potential, minimizes non-renewable energy consumption, utilizes environmentally preferable products, protects and conserves water resources, enhances indoor environmental quality, and optimizes operational and maintenance practices.

Environmental sustainability is consistent with the NPS mission of natural and cultural resource conservation and is an important project objective. This RFQ seeks respondents with experience designing sustainable buildings, infrastructure, landscapes, and implementing sustainable programming, and operational practices.

Resilient Design

Resilient designs are designs that can withstand the impacts of natural or human caused disasters and disturbances including the impacts of climate change, sea level rise, and extreme weather events including high winds, torrential rains, and extreme sun and seismic activity. Resilient designs adapt to changing conditions resulting from stress or disturbance and quickly regain functionality. The stress or disturbance can be environmental or societal and normally lead to an interruption of service. Resilient designs allow the operator to quickly return to normal operations reducing the need for capital outlays and limiting revenue loss. Resiliency can also be designed into other aspects of business operations and the supply chain. As an example, supplies and labor obtained from local sources minimize the potential impacts associated with weather events and natural disasters that can disrupt operations by damaging docks, roads, or bridges, and closing transportations routes necessary to get labor and supplies to the business from outside of the local area.

The NPS is interested is having resiliency designed into all aspects of the Leasehold Premises including

RFQ - L-VIIS001-2024 NPS VIIS Caneel Bay RFQ – October 2024 Page 11 buildings, infrastructure, power supplies, water supplies, labor, supply chains, landscapes, transportation, etc. The disruption of operations can have huge impacts to the local economy and resilient designs decrease the need for additional capital outlays during the term of the lease. This RFQ seeks respondents with experience in designing resilient facilities, infrastructure, and operations, Viewsheds and Dark Night Skies

Given the relatively undeveloped nature of the island of St. John, the scenic quality of the Park’s viewsheds and dark night skies have been identified as fundamental resources and values that contribute to the Park’s purpose. The lessee will be required to reduce the visual impacts of redeveloping the Leasehold Premises by utilizing the existing building footprints, where possible, utilizing materials and exterior paint colors that blend into the environment, installing downward facing lighting to minimize light pollution, and to install turtle safe lighting to reduce the potential negative impacts that lights may have on turtles and turtle nesting. The NPS will consider allowing buildings to be elevated where elevation is necessary to mitigate the impacts of sea-level rise and provide flood and storm surge resiliency.

Utilities

Utility infrastructure serving the Leasehold Premises consists of a desalination plant, wastewater treatment facility, and the infrastructure necessary to convey water and wastewater throughout the property. Electrical power on the island of St. John is supplied from St. Thomas via underwater cable. Petroleum products fuel almost all of the power generation for St. John, with a small amount being generated by solar with some battery storage capacity. The Resort has historically maintained power generation capacity on-site, however, the condition of the power generation facilities at the site is not known at this time.

The Lessee will be responsible for installing any new infrastructure that is necessary for executing their redevelopment project as well as maintaining new and existing infrastructure throughout the term of the lease. The operator of the Leasehold Premises will be required to have the necessary qualified individuals on staff, or available through some other means, to meet the operating, inspection, and reporting requirements for all of the proposed utility infrastructure, equipment, and facilities.

Water supplies for The Resort were previously supplied through a desalinization plant on site. If the Lessee intends to continue to utilize a desalinization plant to supply water to the resort, the Lessee will be required to obtain any and all permits that may be required, and to operate the plant in accordance with all applicable laws, regulations, and policies of the NPS, as well as any local requirements that may apply to the operation of the desalinization plant.

There is a wastewater treatment facility within the Leasehold Premises that was maintained and operated by the previous operator. The current condition of this facility and the associated infrastructure is not known at this time. The Lessee will be responsible for operating and maintaining the wastewater treatment facility and the associated infrastructure, including any repairs that may be necessary. The Lessee will be responsible for obtaining all of the necessary permits for repairing and operating the wastewater infrastructure associated with the Leasehold Premises, obtaining the necessary permits and inspections that may be required, filing the necessary operational reports, and disposing of all byproducts of the facility, in accordance with all applicable laws including the laws, regulations, and policies of the National Park Service and any other authority having jurisdiction.

Buildings and Other Improvements

The NPS is interested in repairing, redeveloping, rehabilitating, and restoring the Leasehold Premises in a manner that is consistent with the original design concept created by Laurance Rockefeller of an eco-tourism resort and in accordance with the goals and objectives of the Caneel Bay Area Redevelopment and

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Management Environmental Assessment (EA) and this RFQ.

As outlined in the Mitigation Measures section of the FONSI, and more specifically the Programmatic Agreement in Attachment C of the FONSI, the NPS is interested in avoiding, minimizing, and mitigating effects on the natural, cultural, and scenic resources within the Leasehold Premises. To this end, the NPS is interested in preserving as many of the existing historic properties as may be feasible given the scope of the respondent’s redevelopment project concept.

If buildings are proposed to be replaced, the NPS is interested in minimizing additional impacts to the natural, cultural, and archeological resources within Leasehold Premises. The NPS would prefer that the Lessee utilize the existing footprint of the buildings that are proposed to be replaced, rather than having to disturb new ground in order to accommodate a replacement. However, the NPS does recognize that there may be a need to relocate or elevate some of the buildings at the Leasehold Premises to address the potential for future impacts associated with sea level rise, hurricanes, storm surge, flooding, viewsheds, cultural landscapes, etc.

Any building removal, replacement, or land disturbance associated with the redevelopment project will require additional compliance in accordance with NEPA, to include but not be limited to, consultation with the VI SHPO, the U.S. Fish and Wildlife Service (FWS), and the National Marine Fisheries Service (NMFS).

Environmental Considerations The NPS will be leasing the Leasehold Premises to the Lessee in “as is” condition.

In 2012 the NPS completed a Level 1 Pre-Acquisition Environmental Site Assessment (ESA) that revealed “Recognized Environmental Conditions” including, but not limited to, stained soil in the engineering and maintenance area and a landfill at Honeymoon Beach and recommended further investigation. After these findings, the NPS worked to define the extent of the contamination, which included additional investigation. The results of this investigation were summarized by the NPS in an Engineering Evaluation/Cost Analysis (EE/CA) Report shared with the public in September 2021. Additional investigations were conducted in November 2021 and January 2022 to address several data gaps identified in the EE/CA report. The findings of the additional investigations are documented in a Draft Final EE/CA Addendum Report, made available for public review in September 2022. Additional information on the EE/CA and EE/CA Addendum can be found on the NPS Planning, Environment, and Public Comment (PEPC) website.

Any lease will contain language addressing environmental conditions and associated liabilities and management responsibilities within the Leasehold Properties.

Soil Disturbance

Soil disturbance will be limited to those areas approved, in writing, by the NPS for testing, construction, parking, and soil tests that are necessary for infrastructure, site, and landscaping improvements.

Stormwater Pollution Prevention Plan (SWPPP)

The Lessee will be required to prepare and submit to the VIIS, and other agencies that may have jurisdiction, for review and approval, a SWPPP for construction activities prior to executing a lease and beginning redevelopment of the Leasehold Premises. The plan will prescribe Best Management Practices (BMPs) to minimize potential soil erosion and include prescriptions for monitoring of conditions before and after the completion of work.

The Lessee will be required to maintain a SWPPP once the redevelopment project is completed to cover the

RFQ - L-VIIS001-2024 NPS VIIS Caneel Bay RFQ – October 2024 Page 13 ongoing operations within the Leasehold Premises.

Spill Prevention Control and Countermeasures (SPCC) plan

The purpose of a SPCC plan is to help prevent and control a discharge of oil products into the navigable waters or adjoining shorelines. The Lessee will be required to prepare and submit to the VIIS, for review and approval, an SPCC plan for construction activities prior to executing a lease and beginning redevelopment of the Leasehold Premises. Additionally, the Lessee will be required to update the SPCC plan upon completion of the redevelopment project. Depending on the amount of oil products that will be stored on the Leasehold Premises there may be additional requirements under applicable laws.

Pre-construction Surveys and Monitoring

Prior to any construction activities, the Lessee will be required to conduct surveys to determine the presence of threatened or endangered species as determined by the U.S. Fish and Wildlife Service. If such species are found, the Lessee will be required to implement protective measures as may be required by the NPS or other agencies that may have jurisdiction over the Leasehold Premises.

The Lessee will also be required to determine if the proposed redevelopment project has the potential to impact Essential Fish Habitat (EFH) as determined by the National Marine Fisheries Service. If it is determined that the redevelopment project has the potential to impact EFH, the Lessee will be required to implement protective measures as may be required by the NPS, NMFS, or other agencies that may have jurisdiction over the Leasehold Premises.

The Lessee will be required to continuously monitor potential impacts to threatened or endangered species and EFH throughout the redevelopment project and operation of the Leasehold Premises. Any adverse impacts to threatened or endangered species or EFH, not previously identified and reported to the NPS, must be reported to the NPS as soon as the Lessee or operator becomes aware of these impacts. The Lessee or operator may be required to implement protective measures as directed by the NPS or other agencies having jurisdiction.

Integrated Pest Management

The Lessee will be required to implement the NPS Integrated Pest Management (IPM) policies. Examples of such actions include use of signage to educate visitors on the importance of litter control and not feeding wildlife, and use of animal proof trash receptacles. The Lessee will be required to submit a use request and obtain written approval from the Park prior to utilizing or distributing any pesticides, herbicides, or insecticides on the Leasehold Premises.

Protection of Air Quality and Noise Reduction

The Lessee will be required to implement noise reduction and air quality protective measures during all construction activities. Requirements include minimizing the size of construction sites, use of sound barriers, and the implementation of dust control measures.

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RFQ Submission Process

Site Visit

Site visits for registered potential RFQ respondents will be held on November 7 and 8, 2024, at 9:00 am and 1:00 pm local time at The Resort. Each site visit will include a tour of The Resort. To attend the site visit, please RSVP no later than November 5, 2024, at 4 pm ET by emailing SERCommercial_Services@nps.gov with the number of people from your organization attending, name of your organization, name and email of your organization’s primary representative, name of each person attending from your organization, and preferred site visit date and time. To ensure a quality tour each site visit will be limited to 20 people. Date and time priority will be based on the first emails received for a given date and time. Additional date and times may be added if necessary to accommodate all potential respondents.