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Q: SAM.gov Posting Reference
The Sample Transmittal Letter (Attachment D) references a SAM.gov posting titled "GATE-SHU_Beach-Clubs_RFP_2026," while the RFP and its attachments are labeled "GATE-JBU." Can NPS confirm which identifier we should cite in our Transmittal Letter and correspondence? A: Please reference GATE-JBU.
Q: Two-Property Lease Structure
If a single offeror is awarded both properties, would NPS issue one combined lease or two separate lease instruments? A: The NPS will issue two separate leases.
Q: Lease Commencement and Commencement of Operations
Given the anticipated lease commencement date of January 1, 2027 date, it appears unlikely that any required Initial Improvements could be completed before the 2027 season. Can NPS confirm whether it is feasible for a selected Lessee to open for the 2027 season at all? A: The selected offeror will be expected to operate the premises in its as-is condition for the 2027 season.
Q: National Register Status
Can NPS confirm whether either Silver Gull Beach Club or Breezy Point Surf Club is individually listed on the National Register of Historic Places, as distinct from having been "determined eligible" for listing? A: Properties that are Determined Eligible for the National Register of Historic Places are considered historic for the purposes of the Section 106 process. There is no distinction when it comes to applying Section 106 of the National Historic Preservation Act for evaluating the impacts of undertakings on historic properties. Applicants should account for the corresponding Section 106 review that will be required in connection with any effort to repair or upgrade the properties.
Q: Can NPS Provide information about facility occupancy? A: Please see below table.
Q: Assets/Real Property
Can NPS provide a list of the personal property, with estimated value, for each club? A: Such information is not currently available or up to date. As an alternative, NPS has provided the 2025 Real Property Asset List for each facility. Please note, asset lists are based on information entered into an automated system for each club. Those asset lists may not be entirely accurate. Additionally, the asset list for the Silver Gull Beach Club does not account for the demolition of the D Court Cabana building, destroyed by fire (52 cabanas) in December of 2025.
Q: Plans and Drawings
Can NPS provide any existing engineering plans, blueprints, or as-built drawings (electrical, plumbing/septic, structural) for either property? A: Sketches of the Breezy Point Surf Club and the Silver Gull Surf Club septic systems are posted here RFP For Beach Clubs, Jamaica Bay Unit (U.S. National Park Service). Additional information about the wastewater systems is included below.
Q: Utility Capacity and Known Costs
Can NPS confirm whether existing electrical and water utility capacity at the property line is sufficient to support full system rehabilitation, or should offerors assume utility upgrades beyond the leased premises may be needed at Lessee cost? Additionally, does NPS have any historical utility cost data (electric, water/sewer, gas) for either property that could help offerors estimate ongoing operating expenses? A: NPS is not able to confirm whether existing electrical and water utility capacity at the property line is sufficient to support full system rehabilitation at either location. We recommend prospective offerors attend a site visit and obtain related information from the current facility manager.
Q: Wastewater Systems
Can NPS provide additional information about the Wastewater Systems? A: Summary below. Applicants must account for any permitting required due to the location of the clubs in a coastal area.
Breezy Point Beach Club, Summary of onsite wastewater systems.
The Breezy Point Beach Club consists of multiple legacy wastewater systems. In addition, wastewater from showers and sinks in many cabana groups discharge to the ground surface.
From a summary of historical surveys, the treatment and/or disposal systems serve the following facilities or areas:
Bar/Lounge, Kitchen/Cafeteria and Vi Shannon Room (Building Asset #A2 and A3) - 2 septic tanks in series, with discharge to a distribution box and 4 drywells
“A Court Restrooms” Toilet Building (Asset #R-1) - Wastewater discharges directly into a drywell.
“Pool/Bocci Ball Court” Toilet Building (Building Asset #R2) – 1 drywell for the men’s bathroom, 1 drywell for the women’s bathroom.
“D Court” Toilet Building (Building Asset #R3) - 1 septic tank with discharge to a distribution box and 3 drywells.
“E Court” Toilet Building (Building Asset#R4) - 1 septic tank with discharge to a distribution box and 3 drywells.
“F Court” Toilet Building (Building Asset#R9) - 1 large septic tank with discharge to a distribution box and 3 drywells.
Administration/Office Area (Building Asset #A1)- Wastewater discharges directly into 3 small drywells, directly west of the office building. This system also receives wastewater from the B-Breezeway Cabanas (Building Asset #C-3).
West Court (Men’s/Women’s bathrooms) Toilet Building- Wastewater discharges directly into a drywell, believed to be north of the structure.
“Original A Court” Toilet Building - Wastewater discharges directly into a drywell, believed to be north of the structure.
“Original B Court” Men’s Room Toilet Building and shower area - Wastewater discharges directly into a drywell, believed to be north of the structure.
“Original C Court” Ladies Room Toilet Building and shower area - Wastewater discharges directly into a drywell, believed to be north of the structure.
“Original D Court” Toilet Building (Men’s/Women’s bathrooms) - Wastewater discharges directly into a drywell, believed to be north of the structure.
Metal Building- 1 abandoned septic tank with discharge into a distribution box and 4 abandoned drywells, believed to be located on the east side of the structure.
Abandoned Kitchen wastewater system- An abandoned septic tank and several abandoned drywells. This system is located north of the kitchen building along the parking lot.
Pool Backwash- 1 large collection/distribution tank with discharge into 4 drywells, located immediately south of the pool mechanical room.
In summary, the onsite wastewater systems at Breezy Point Surf Club do not meet current disposal standards.
Silver Gull Beach Club, Summary of onsite wastewater collection system:
Besides an ejection pump utilized at the children’s day camp building, all wastewater drains to the underground collection system located just north of the main administrative building and enter the solids holding/separation tank (of approximately 2,000 gallons) then into a wet well (of approximately 12,000 gallons). From the wet well, wastewater is pumped by a single 30 horsepower sewage/macerator pump to the distribution box north of the parking lot. From the distribution box, wastewater travels further north and enters a fenced leach field, approximately 100 feet by 200 feet. The existing leach field has been reported to have blockages and sporadic surfaced sewage, and is currently overgrown in places with vegetation.
In summary, the wastewater system at the Silver Gull Beach Club does not meet present disposal standards.
Q: Fire Hydrants/Suppression Systems
The RFP notes that fire hydrant system repairs "may entail coordination with NPS for components of such systems which are outside the leased premises." Can NPS clarify which specific infrastructure outside the leased premises is NPS's funding responsibility versus the Lessee's? A: The entire repair will be the responsibility of the Lessee as the system services the beach clubs. NPS will coordinate access for areas needing repair that are outside the leased premises. The required repairs have only been identified for the Breezy Point Surf Club (below). It is not clear whether similar issues exist at the Silver Gull Beach Club.
Pertinent Information – Fire Hydrant Systems
Breezy Point Surf Club - Of the nine (9) fire hydrants located at the Breezy Point Surf Club only two (2) were adequately functioning. Those two hydrants should be re-evaluated. One (1) of the nine hydrants does not have adequate pressure, and the remaining five (5) hydrants are not functional (summary below). A map depicting the hydrant locations is attached.
Hydrant one (1) is located in the parking lot approximately 120 feet from the Breezy Point Surf Club office. The nut to open the hydrant is damaged, as a result, the hydrant cannot be turned on.
Hydrant two (2) is located east of the office approximately 130 feet away near the banquet room in an area with small trees. This hydrant flows, but around 10 PSI.
Hydrant three (3) is located 300 feet Southwest of the office, next to the cabana building in the sand. While the flow is adequate, Fire Department access is through the sand, thus, for all intents and purposes, this hydrant is inaccessible.
Hydrant four (4) is located approximately 475 feet due east of the office on the far east end of the complex in the sand. While the flow is adequate, Fire Department access is through the sand, thus, for all intents and purposes, this hydrant is inaccessible.
Hydrant five (5) is located approximately 500 feet from the office about 50 feet from the southeast edge of the parking lot. This hydrant does not work.
Hydrant six (6) is located on the opposite end of the parking lot approximately 450 feet away, and about 20 feet from the parking lot edge in a field This hydrant does not work.
Hydrant seven (7) is located near the maintenance facility in the curve in the road, it is approximately 10 feet off the road. This hydrant does not work.
Hydrant eight (8) is located approximately 100 feet from the main road in the center of the closest cabana complex. This hydrant is allegedly detached from the pipe below. Additionally, it extends several feet up from the ground. This hydrant does not work.
Hydrant nine (9) is located in the woods approximately 65 feet from the center of the handball court on the Northeastern portion of the complex. It is approximately 100 feet from the road. This hydrant does not work.
The selected applicant will be responsible for the design, repair, replacement, and commissioning of all fire hydrants and associated underground fire service infrastructure to ensure full operational capability and compliance with NPS RM-58, NFPA 24 (2022), NFPA 25, IFC Section 507, and applicable IBC provisions. At a minimum, the selected applicant shall:
Provide plans and specifications for NPS AHJ review/approval prior to construction.
Replace or rehabilitate hydrants, valves, and piping as necessary to achieve fully functional, code-compliant systems.
Ensure hydrants meet required flow and residual pressure (verified by flow testing per NFPA 291).
Provide and maintain fire apparatus access to all hydrants in accordance with IFC 507.5.1.
Perform hydrostatic testing, flushing, disinfection, and acceptance testing per NFPA 24, with AHJ witnessing.
Establish and maintain an inspection, testing, and maintenance (ITM) program in accordance with NFPA 25.
The following items are required to demonstrate compliance with RM-58, NFPA 24, IFC Section 507, and IBC fire protection provisions:
Design Documentation: Provide plans/specifications confirming hydrant spacing, location, burial depth, thrust restraint, and materials in accordance with NFPA 24.
Hydraulic Performance: Verification that each hydrant meets required flow and pressure for fire protection demand (minimum residual pressure and flow testing per NFPA 291).
Access Compliance: Hydrants must be accessible to fire apparatus (IFC 507.5.1); proposed gravel improvements should be formally designed and coordinated with the AHJ and local fire department. Current conditions identified inaccessible hydrants, which must be fully corrected.
Valves and Controls: Confirmation of listed gate valves, proper installation, and accessibility.
Testing & Commissioning: Hydrostatic testing, flushing, disinfection, and acceptance testing per NFPA 24, with witnessed inspection by the AHJ.
ITM Program: Documentation of an ongoing inspection, testing, and maintenance program per NFPA 25.
Q: Health Code Compliance for Kitchens and Bars
Please describe what actions are required to make the kitchens at each club compliant with the applicable health codes. A: See below.
Silver Gull Beach Club Restaurant
Affixed and/or non-functional restaurant cooking equipment would need to be removed including but not limited to: ovens, steam tables, shelving, grills, coolers.
The walk-in coolers and freezers are functional in their current state but are reaching the end of their service life. The floors in these coolers are pitted and would need to be made smooth and easily cleanable.
The ventilation system in the kitchen is outdated and not up to code and would need to be replaced and/or removed.
The ceiling in the kitchen has exposed HVAC insulation, pipes and old paint which is not easily cleanable.
The walls throughout the kitchen are painted wood and/or cinder block and would need to be resurfaced in smooth, non-porous and easily cleanable material.
Many of the floor/wall junction areas have become damaged and need replacement/repair.
The drop ceiling in the pizza kitchen (currently not in use) is in disrepair and requires replacement.
The dishwasher is not functional and would need replacement/removal.
Require additional lighting/updated fixtures as there is inadequate lighting throughout the kitchen as it is.
The doors leading to the outside of the facility need replacement.
Wooden legacy shelving needs to be replaced with NSF-approved materials.
Silver Gull Outdoor Bar
In-place, affixed keg coolers and taps require replacement.
Floor is in disrepair and requires replacement.
Plumbing system for the outdoor bar is insufficient.
Breezy Point Surf Club Restaurant
Concrete floor and/or floor tiles are in disrepair and require replacement/ removal.
The ventilation system in the kitchen is outdated and not up to code and would need to be replaced/removed.
Affixed and/or non-functional restaurant cooking equipment would need to be replaced including but not limited to: ovens, steam tables, shelving, grills, coolers.
The ceiling in the kitchen has exposed HVAC insulation, pipes and old, flaking paint which is not easily cleanable.
Exposed wood and/or painted walls throughout the kitchen would need to be smooth, non-absorbent and easily cleanable.
The walk-in coolers and freezers are functional in their current state but are reaching the end of their service life. The floors in these coolers are pitted and would need to be smooth and easily cleanable.
The exterior and screen doors leading to the outside of the facility require replacement.
Wooden legacy shelving needs to be replaced with NSF-approved materials.
Breezy Point Surf Club Bar
Painted walls behind the bar need to be updated smooth, non-porous and easily cleanable material.
Some affixed, permanent bar storage fixtures have rusted and require replacement.
Concrete floor is in disrepair and requires replacement.
Wooden legacy shelving needs to be replaced with NSF-approved materials.
Q: Pools and the Model Aquatic Health Code
Please describe what actions are required to make the pools at each club compliant with the applicable Model Aquatic Health Code. A: See below. Applicants must account for any permitting required due to the location of the clubs in a coastal area.
Silver Gull Adult Pool: 75,000 gallon pool with a 12-leaf DE mermaid-manufactured filter system (24 square/surface filter/leaf), serviced by a 10-hp pump. The pool requires a fencing solution, automatic controls, additional rinse showers for MAHC compliance. It also needs its equipment and filters relocated from a confined space vault. The chemical storage room serving the Adult Pool (which also feeds the other pools) needs to meet current MAHC standards for chemical storage rooms.
Silver Gull Family Pool: 175,000 gallon pool with a 14-leaf DE mermaid-manufactured filter system (24 square/surface filter/leaf). Serviced by a 10-hp pump. The pool also has two slides. The pool requires a fencing solution, automatic controls, additional rinse showers for MAHC compliance. needs its equipment and filters relocated from a confined space vault.
Silver Gull Kiddie Pool: 3,000 gallon shallow pool serviced by a sand filter and 2 hp variable speed motor. The pool requires a fencing solution, automatic controls, additional rinse showers for MAHC compliance. It also needs its 7.5 hp water features pump relocated from a confined space vault.
Silver Gull Hot Tub: 1,500 gallon hot tub with one loop fed by 2hp variable speed motor, through a sand filter. A separate 2hp pump receives air from two 2-hp blower motors. The pool is reported to be leaking, undersized, and was installed without approvals.
Silver Gull Children’s Pool (at day camp building): The pool in this area has been abandoned and not used in approximately a decade. The pool would need to be rehabilitated for surfaces, plumbing, equipment, chemical metering, and likely filtering to meet current MAHC standards.
Breezy Point Adult Pool: 300,000 gallon pool with two large sand filters, serviced by a 20 hp variable motor. The pool also has 2 slides. The pool requires additional rinse showers and automated controls for MAHC compliance.
Breezy Point Kiddie Pool: 3,000 gallon pool, with a 2-stage cartridge filter and 1.5 hp pump. It currently has a large “pirate ship” water feature run by a 2hp variable speed pump located inside of the Vi Shannon Room. The pool requires rinse showers and automatic controls for MAHC compliance.
Q: Continued Use of Existing Club Names
Can NPS confirm whether "Silver Gull Beach Club" and "Breezy Point Surf Club" can be used by an incoming Lessee? Further, will the successful offeror be required to obtain NPS permission to use same prior to every instance? A: The “Silver Gull Beach Club” and “Breezy Point Surf Club” names predate the creation of the park and have been in use by successive operators. NPS does not anticipate there will be any issue using those names under the next legal authorization. The above notwithstanding, nothing prevents applicants from considering alternative names for the beach clubs going forward. The successful offeror will have to comply with the IP terms and conditions contained in the draft lease.
Q: Insurance History
Does NPS have any records of current or recent insurance costs, claims history, or loss history for either property that could help offerors obtain accurate insurance quotes for the coverage required under the Sample Lease (Exhibit B)? A: The current facility occupant maintains the following insurance coverages for each location:
Policies for all of the employees eligible under the NYS Disability and Family Leave Benefits Law are in place.
Q: Transfer Between Operators
Will the incumbent concessioner be required to transfer its membership list and cabana assignments to a new lessee if the selected offeror is not the incumbent? A: The current operator is required to abide by the transition obligations identified in its Contract which are generally stated as follows “will fully cooperate with one another and with the new concessioner or concessioners selected by the Director to continue such operations (“New Concessioner” for purposes of this exhibit), to achieve an orderly transition of operations in order to avoid disruption of services to Area visitors and minimize transition expenses.”
Q: FEMA Flood Zone / Base Flood Elevation
Can NPS confirm the FEMA flood zone designation and Base Flood Elevation for each property, and whether any Elevation Certificates or flood studies already exist in NPS's files? A: The most up to date information can be found here: What's My BFE NYNJ | R2 Coastal
*Disclaimer. The information contained herein is based on representations made to NPS or other information collected in order to provide answers to the above questions. The answers may not be entirely accurate. Applicants are encouraged to conduct their own due diligence and should account for the review and approvals required as a result of the designation of the clubs as “Eligible for the National Register of Historic Places” as well as the location of the clubs in a coastal zone.
