Lyons, 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) Lyons VA Medical Center (VAMC) located within Lyons, 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 assets 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 a wellness center, supportive housing, or other uses that directly or indirectly benefit Veterans (e.g., general affordable housing, skilled nursing facilities, assisted living, technical skills / job training centers, research facilities, mixed-use, other). 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 assets. 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 assets at the Lyons 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 assets in accordance with VA s EUL authority. The Developer would undertake all necessary investigation activities to produce development with the underutilized assets at the Lyons Campus. The assets that may be redeveloped by the Developer include, but are not limited to, one or more of the following buildings (Note: All of these buildings are currently listed on the National Register of Historic Places): 18, 19, 25, 26, and 55. Please see Attachment A for a map of the Campus and Attachment B for asset information and photos. Lyons VA Medical Center Background The Lyons VA Medical Center was originally designed in the 1920s as a neuropsychiatric hospital capable of treating 400 Veterans. The initial 50 Veterans were admitted as transfers from the Northport, New York VA Hospital on November 12, 1930. Another 50 were transferred from the Bronx VA campus the following day. Located at 151 Knollcroft Road, Lyons, NJ 07939-5001 on ~288 acres, it is part of the VA New Jersey Health Care Network (VISN 2). In 1982, a domiciliary program was established at Lyons to assist Veterans who were homeless to reintegrate into the community after treatment. A 240-bed community living center was completed in 1988. The hospital currently provides primary care and specialty health services, including primary care, skin care (dermatology), dental care, digestive care (gastroenterology), cardiology, geriatrics, optometry, mental health care, hospice and palliative care, women Veteran care, and more. The Lyons VA Medical Center has an existing operational supportive housing EUL on the campus that contains a total of 111 housing units. 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 assets. 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 assets. 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? Which asset(s) would you be interested in redeveloping? What use(s) would you contemplate developing and how would the use(s) benefit Veterans? Please be as specific as possible. All of the available assets are 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 buildings, 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(s) 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. Lyons, 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/ZJLAgreNvyfPxkRV6 Lyons, NJ EUL Request for Expressions of Interest Attachment B: Asset Information, Photos and Floorplans Building Key Characteristics B18 B19 B25 B26 B55 Square Footage (GSF) 9,750 GSF (3-floors) 4,900 GSF (3-floors) 4,900 GSF (3-floors) 4,900 GSF (3-floors) 79,400 GSF (4-floors) Current Use Vacant Officer Apartment Quarters (Housekeeping) Vacant Officers Quarters (Duplex) Vacant Officers Quarters (Duplex) Vacant Officers Quarters (Duplex) Vacant Domiciliary (Psychiatric) with a Gymnasium Condition Serious disrepair Damaged wall and ceiling plaster, suspect lead-based paint and vinyl floor tiles throughout, holes in slate roof and broken slate pieces Asbestos-containing materials (ACM) found in pipe insulation (apt. 17) and exterior door caulk (apts. 17 & 18) ACM found in pipe insulation (apts. 19 & 20) and on exterior door caulk (apts. 19 & 20) ACM found in pipe insulation (apts. 21 & 22) and window caulk (apts. 21 & 22) Serious disrepair Damaged wall and ceiling plaster, ACM, extensive mold growth, suspect lead-based paint and vinyl floor tiles throughout Year Built 1930 1930 1930 1930 1940 Historic Status Listed Listed Listed Listed Listed Environmental Issues FEMA 100-Year Floodplain: No Wetlands: Stream and small wetland on campus Critical Habitat: No Superfund/Brownfields: No Lead/Asbestos: Buildings constructed prior to 1978; they likely contain lead-based paint and asbestos Utilities The Developer will need to bring in all utilities to support the buildings. Currently, most buildings have been disconnected from utilities. Additional details will be provided if there is a future solicitation. Access and Road Infrastructure Access to buildings 18, 19, 25, and 26 is available via Knollcroft Road from the north. There is direct access from outside the Lyons VAMC to these buildings. Access to building 55 is available via Knollcroft Road and internal VA campus roadways. Limited available parking will need to be addressed as part of the EUL. Attachment B: Asset Information, Sample Photos and Floorplan(cont d) BUILDING 18 Sample Photos and Floorplan BUILDING 18 Sample Photos and Floorplan (cont.) BUILDING 18 Sample Photos and Floorplan (cont.) BUILDING 18 Sample Photos and Floorplan (cont.) BUILDING 18 Sample Photos and Floorplan (cont.) BUILDING 19 Sample Photos and Floorplan BUILDING 19 Sample Photos and Floorplan (cont.) BUILDING 19 Sample Photos and Floorplan (cont.) BUILDING 19 Sample Photos and Floorplan (cont.) BUILDING 19 Sample Photos and Floorplan (cont.) BUILDING 25 Sample Photos and Floorplan BUILDING 25 Sample Photos and Floorplan (cont.) BUILDING 25 Sample Photos and Floorplan (cont.) BUILDING 25 Sample Photos and Floorplan (cont.) BUILDING 25 Sample Photos and Floorplan (cont.) BUILDING 26 Sample Photos and Floorplan BUILDING 26 Sample Photos and Floorplan (cont.) BUILDING 26 Sample Photos and Floorplan (cont.) BUILDING 26 Sample Photos and Floorplan (cont.) BUILDING 26 Sample Photos and Floorplan (cont.) BUILDING 55 Sample Photos and Floorplan BUILDING 55 Sample Photos and Floorplan (cont.) BUILDING 55 Sample Photos and Floorplan (cont.) BUILDING 55 Sample Photos and Floorplan (cont.) BUILDING 55 Sample Photos and Floorplan (cont.) BUILDING 55 Sample Photos and Floorplan (cont.) BUILDING 55 Sample Photos and Floorplan (cont.) BUILDING 55 Sample Photos and Floorplan (cont.) BUILDING 55 Sample Photos and Floorplan (cont.)
