East Orange, NJ EUL Request for Expressions of Interest DRAFT PRE-DECISIONAL INTERNAL VA USE ONLY 1 REQUEST FOR EXPRESSIONS OF INTEREST ENHANCED-USE LEASE DEVELOPMENT OPPORTUNITY VA New Jersey Healthcare System (VANJHCS) within Veterans Integrated Service Network 2 (VISN 2) East Orange, NJ VA Medical Center (VAMC) located within East Orange, NJ Notice This advertisement is a notice of a potential opportunity. This Request for Expressions of Interest (the advertisement ) is not a solicitation for offers, nor is it a request for proposals. Respondents are advised that the Government assumes no responsibility to award an Enhanced-Use Lease (EUL) based upon responses to this advertisement. This Sources Sought Notice is to identify potential sources for information and planning purposes only and is not intended to pre-qualify or disqualify any potential Respondents. The purpose of this Sources Sought is to conduct market research to determine if there are responsible and qualified entities interested in redeveloping the asset described in Section III and if yes, what potential reuse options exist. The information gained from this Sources Sought will be used to assist the Government in determining if this development opportunity can be competitive and/or a total Service-Disabled Veteran-Owned Small Business (SDVOSB) or Veteran-Owned Small Business (VOSB) Set-Aside. The Government will use this information to determine the best acquisition strategy for this procurement and to inform related asset management decision-making. The Government requests that interested parties respond to this Notice with the specific information requested in Section V of this Notice and identify their small business status. VA is particularly interested in SDVOSB/VOSB respondents capabilities to perform a minimum of 51% of the development opportunity described in this Notice. Developers responding to this market research should be aware that responding to this advertisement may not ensure that they qualify for any underlying future solicitation or contract award. Responding to this Sources Sought Notice is NOT a prerequisite to respond to any future subsequent solicitations. The Government will not reimburse participants for any expenses associated with their participation in this Sources Sought. The Government cannot provide any warranty, expressed or implied, as to the accuracy, reliability or completeness of the information contained in this Notice. Overview and Objectives The United States Department of Veterans Affairs (VA), under its Enhanced-Use Leasing (EUL) authority (38 U.S.C. §§ 8161- 8169, as amended), is seeking expressions of interest from qualified developers, including SDVOSBs and VOSBs, to serve as a Developer for purposes of developing administrative and/or educational purposes, or other uses that directly or indirectly benefit Veterans (e.g., technical skills / job training centers, research facilities, mixed-use, other). Parking is limited on the campus and if redevelopment would result in significantly increased demand for parking, parking must be included within the footprint. For purposes of this effort, the Developer would be a non-VA entity who has the qualifications outlined in Section V of this Notice. The opportunity would involve a Developer entering into an EUL with VA and financing, renovating/constructing, operating, and maintaining the agreed upon use of the asset. VA s EUL authority allows VA to outlease land and improvements to selected developers (i.e., Lessees) to provide housing and/or other uses that directly or indirectly benefit Veterans. Such leases can have a term of up to 99 years. VA s Office of Asset Enterprise Management (OAEM) administers the EUL Program. The objective of this development opportunity is to repurpose an asset at the East Orange VAMC Campus under VA s EUL Program to the benefit of Veterans. Respondents should consider the following as they formulate responses to this Notice: Lease-back by VA or other Federal government entities is not permissible, and financing cannot reflect a lease-back arrangement. The PACT Act does not nullify 38 U.S.C. § 8162(b)(5), which states, "The terms of an enhanced-use lease may not provide for any acquisition, contract, demonstration, exchange, grant, incentive, procurement, sale, other transaction authority, service agreement, use agreement, lease, or lease-back by the Secretary or Federal Government. VA may only receive cash consideration for ground lease rent in an EUL (per 38 U.S.C. § 8162(b)(3)(B)). This means VA cannot receive any in-kind consideration or free/discounted services as part of a new EUL agreement. However, projects may provide free or discounted services to individual Veterans or Veteran Service Organizations, and the Secretary may enter into an EUL without receiving consideration per U.S.C. § 8162(b)(3)(C). Additional information on the VA s EUL program may be obtained at: http://www.va.gov/assetmanagement/. Development Scope The intent of this Notice is to determine if there are experienced developers, including SDVOSB or VOSB developers, that can develop the subject Campus asset in accordance with VA s EUL authority. The Developer would undertake all necessary investigation activities to produce development with the underutilized asset at the East Orange Campus. The asset that may be redeveloped by the Developer includes Building 11 (Note: The building is currently listed on the National Register of Historic Places). Please see Attachment A for a map of the Campus and Attachment B for asset information and photos. East Orange VA Medical Center Background The East Orange VA Medical Center located at 385 Tremont Avenue, East Orange, NJ 07018-1023 includes ~34 acres situated on a knoll at South Center Street and Tremont Avenue, 228 feet above sea level. The campus overlooks a residential area with views of the Manhattan skyline on the horizon. The grounds are in four municipalities: Orange, East Orange, South Orange, and Newark. The site formerly belonged to the Bamberger estate, which was endowed originally to Princeton University and in turn, sold to a private owner and then purchased by the government. Recognizing the need for a medical facility to serve Veterans in metropolitan areas, Congress approved and funded the facility in 1943. The VAMC opened in July 1952. The hospital provides primary care and specialty health services, including homeless Veteran care, mental health care, skin care (dermatology), dental care, digestive care (gastroenterology), cardiology, eye health and vision care (ophthalmology and optometry), palliative and hospice care, returning service member care, Veteran readiness and employment programs, and more. Sources Sought Response Requirements VA is seeking qualified developers who have a proven company track record of: Developing projects comparable to the proposed use(s) for the designated asset. Financial wherewithal required to successfully develop the proposed use(s) with associated amenities (if applicable); and, Securing public and private financing for projects comparable to the proposed use(s) for the designated asset. For SDVOSB/VOSB developers, VA is seeking to confirm the Respondent s ability to perform a minimum of 51% of the development opportunity described in this Notice. Responses should be submitted on official letterhead, must include a point of contact and the signature of at least one organization officer. Responses must address the following elements in sufficient detail to highlight the Respondent s ability to undertake the development scope as set forth in this Sources Sought Notice. Responses must not exceed 15 pages, single spaced with a minimum 12-point font. Response content should consist of the following: Business Information Please provide the following for your company: Company Name Address Point of Contact Phone Number E-mail Address Web Page URL SAM Unique Entity Identifier (UEI) Based on the NAICS Code identified in the Sources Sought, please state whether your company is: Veteran Owned Small Business (VOSB)* (Yes / No) Service-Disabled Veteran Small Business (SDVOSB)* (Yes / No) Small Business (Yes / No) Woman Owned Small Business (Yes / No) Small Disadvantaged Business (Yes / No) 8(a) Certified (Yes / No) HUBZone Certified (Yes / No) *If your company is SDVOSB and/or VOSB, please attach verification. Qualifications to Undertake this Development Opportunity Corporate Overview: Provide overview of Respondent s organization; indicate type of organization (for-profit, non-profit, etc.) and core business activities; specify age of organization; and identify leadership. Real Estate Development Experience: Summarize the respondent s real estate development experience, including product types developed (e.g., housing, mixed-use, office, parking, healthcare, etc.), infrastructure experience, number of years of experience, historic reuse experience (if any), role of entity in development, etc. Real Estate Financing Experience: Summarize the respondent s experience directly securing financing for real estate developments in the last 10 years. Responses to Government Questionnaire Please include brief responses to each of the following questions: What interests you about this development opportunity? What use(s) would you contemplate developing and how would the use(s) benefit Veterans? Please be as specific as possible. The available asset is listed on the National Register of Historic Places and VA anticipates a reuse solution that meets the Secretary of the Interior s Standards for the Treatment of Historic Properties (https://www.nps.gov/orgs/1739/secretary-standards-treatment-historic-properties.htm). Given the existing conditions of the building, what challenges do you foresee regarding adaptive reuse? Is there anything VA can do to mitigate any of these challenges? What sources of non-VA financing exist for the proposed use(s) for this project? What concerns, if any, do you have about this development opportunity? What specific information about the asset and/or EUL development opportunity would you like to see included in any future Request for Qualifications (RFQ) regarding this opportunity? Is there anything else that you wish to share with the Government with regard to this development opportunity? For example, is there something the Government should include in the RFQ that would make this development opportunity more attractive? Deadline to Submit Questions regarding Notice All questions regarding this Notice should be submitted via email to Sharon Sirotnak, at Sharon.Sirotnak@va.gov by 12/4/2026. Questions will be answered as an amendment to the advertisement. Deadline to Submit Responses to Notice If your organization has the qualifications set forth in this Notice and is interested and capable of executing all aspects of this opportunity, please email your response as an attachment to Sharon Sirotnak, at Sharon.Sirotnak@va.gov by 1/8/2027. East Orange, NJ EUL Request for Expressions of Interest DRAFT PRE-DECISIONAL INTERNAL VA USE ONLY 1 Attachment A: Campus Map Link to Google Maps for Campus Location: https://maps.app.goo.gl/k5z3Ugo1hN4oprGZ7 East Orange, NJ EUL Request for Expressions of Interest Attachment B: Asset Information, Photos and Floorplans Building Key Characteristics B11 Square Footage (GSF) 11,023 GSF (3-floors) Current Use Research Building / Laboratories Condition The structural integrity of the building is not fully assessed, though no major issues have been identified or observed. The HVAC system is not functional. The building does not comply with current VA American with Disabilities Act (ADA) guidelines and has limited floor to ceiling heights (it was originally built as staff quarters). Year Built 1965 Historic Status Listed Environmental Issues FEMA 100-Year Floodplain: No Wetlands: No Critical Habitat: No Superfund/Brownfields: No Lead/Asbestos: Building constructed prior to 1978; may contain Lead Based Paint and Asbestos Utilities The building is no longer connected to steam. There are no electrical connections on the Campus system but is connected to electricity from the street. There is no emergency power. The Developer will need to bring in all utilities necessary to support the building. Additional details will be provided if there is a solicitation. Access and Road Infrastructure Access to the building is available from the primary entrance located at Tremont Avenue and internal VA campus roadway Gregg Drive, Jacob Circle, and Meagher Road. Attachment B: Asset Information and Photos (cont d) Photos Description BUILDING 11 Entrance Exterior Exterior Photos BUILDING 11 Photos BUILDING 11 Photos BUILDING 11 Photos BUILDING 11 Photos BUILDING 11 Photos BUILDING 11 Floorplans BUILDING 11
