HomeMy WebLinkAboutRequest for Qualifications-Concession Opp-La Laguna Resort & Boat Launchm VUnl Lf1U1V \AL1 stu4u Kiversiae urive, LaKe tismore
CITY OF
LADE - LS1 0R E
L
DREAM EXTIUMF
CITY OF LAKE ELSINORE
130 S. Main Street, Lake Elsinore, California 92530
REQUEST FOR QUALIFICATIONS
(Date of Issuance: December 20, 2012)
DEVELOPMENT & CONCESSION
OPPORTUNITY
LA LAGUNA RESORT & BOAT LAUNCH
Deadline for SOQ Submission: April 25, 2013
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LNI<C � ISI IYOIZE
RFQ — Concession for La Laguna Resort
EXECUTIVE SUMMARY
Lake Elsinore is the largest natural freshwater lake in Southern California. Lake
Elsinore is nestled at the foot of the Ortega Mountains and Cleveland National Forest in
the County of Riverside, California. The Lake provides a wide range of recreational
activities and events, including pleasure & power boating, fishing, wading, kayaking, jet
skiing, waterskiing and drag boat racing. The area surrounding the Lake is renowned
for extreme sports. On any given weekend thrill seekers can be seen hang gliding from
the nearby cliffs, skydiving from the local airport and racing motorcycles at the
motocross park. Visitors to the City can also enjoy the challenging "links" style golf
course, nature walks and taking the entire family out to the ball game to watch minor
league baseball at the Diamond Stadium. Nearby regional attractions include Casino
Gaming and world class wineries.
Over 8.6 million people live within a 60 mile radius of Lake Elsinore. The close
proximity to large urban population centers in the neighboring counties of Los Angeles,
Orange, San Diego and Riverside facilitate the development of Lake Elsinore into a
tourism hub and a resort destination.
The City of Lake Elsinore owns fee title to 85 acres of shoreline property named La
Laguna Resort, consisting of partially developed and undeveloped parcels. The
property includes 175 partially developed campsites, 180 primitive campsites, several
group campsites and a new six lane boat launch facility. The grand opening day for the
new $8 -million boat launch facility was June 30, 2012. At final build -out it is estimated
the Resort could accommodate 500 RV/campsites.
The City of Lake Elsinore issues this Request for Qualifications (RFQ) to locate an
investor with the vision, experience and financial wherewithal to develop and operate
the La Laguna Resort. Following the selection process, the City intends to enter into an
Exclusive Negotiating Agreement with the qualified investor for a long-term
Concessions Agreement. Investor selection is anticipated to occur in May 2013.
CONTACT INFORMATION
Grant Yates, City Manager
130 S. Main Street
Lake Elsinore, CA 92530
gyates( )lake-elsinore.org
951-674-3124 Ext -204
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Pat Kilroy, Director
Lake, Parks & Recreation Department
130 S. Main Street
Lake Elsinore, CA 92530
pkilroy(o lake-elsinore.org
951.674.3124 Ext -265
LAKE C?LSiNOR F
RFQ — Concession for La Laguna Resort
PROPERTY INFORMATION
The La Laguna Resort & Boat Launch is located on State Highway -74 at 32040
Riverside Drive, Lake Elsinore, California, 92530.
VICINITY MAP
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RFQ — Concession for La Laguna Resort
ASSESSOR PARCEL NUMBERS APN
HISTORY OF PROPERTY
Development of the La Laguna Resort property began with the transfer of title in 1957 to
the State of California of 2,900 acres of land, which primarily consisted of the Lake and
various shoreline properties. Formal dedication of the property as a State Park, known
as the Lake Elsinore Recreation Area (LERA) & Campground, occurred in 1962.
Watkins Development Company, the State's Concessionaire, began developing the
campground, marina and boating channel in 1964. At the peak of operations, the LERA
Campground had 394 campsites and 200 picnic sites. In addition, the Concessionaire
developed and operated a twelve (12) lane boat launch and 150 slip boat marina, food
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LADE. rlLS[NORJE
RFQ — Concession for La Laguna Resort
stands, fuel dock and equipment rental. The City of Lake Elsinore acquired title to the
property through a Transfer Agreement and Quitclaim Deed with the State of California
in 1993.
NEW BOAT LAUNCH FACILITY
Grand Opening Day for the City's new $8 -million Boat Launch Facility at La Laguna
Resort was .tune 30, 2012. This project features a six lane boat ramp, two pile -
anchored boarding floats (each 400 feet long), ticket kiosk, 270 pull through vehicle -
trailer parking spaces, picnic area, restroom facility, security lighting and a fish cleaning
station. Over 100,000 cubic yards of material was placed at the project site to elevate
the boat launch facility approximately 15 -feet above existing grade, making the boat
ramp functional under a wide range of Lake water elevations, from 1,235' to 1,255'
above Mean Sea Level (aMSL@NGVD29).
RESORT ATTRACTIONS
Lake Elsinore is the largest natural
freshwater lake in Southern California,
with over 3,000 surface acres and 14
miles of shoreline. The Lake provides a
wide range of recreational activities and
events, including pleasure & power
boating, kayaking, fishing, wading, jet
skiing, kite boarding, waterskiing and drag
boat racing.
The area surrounding the Lake is
renowned for extreme sports. On any
given weekend thrill seekers can be seen
hang gliding from the nearby cliffs,
skydiving from the local airport and racing
motorcycles at the motocross park.
The rising air currents formed by the unique geographic features are known throughout
the world by hang-gliders. This rare air is also highly valued by the skydiving
community. The City of Lake Elsinore is host to Skylark Airport (FAA CA89), which
caters to skydivers through "Skydive Elsinore", a local business.
Elsinore Motocross Park is a 180 acre premier motocross track that features five (5)
race tracks, including a state-of-the-art Off -Road Stadium Truck Track. The Park is
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RFQ — Concession for La Laguna Resort
open to the public and is built to accommodate all skill levels. The Motocross Park has
become a family destination point for all motorsports enthusiasts.
Visitors to the City can also enjoy the challenging "links" style golf course, nature walks,
shopping at the Outlet Stores and taking the entire family out to the ball game to watch
minor league baseball at the Diamond Stadium.
2011
LAKE ELSINORE VISITOR STATS
Stat TVpe I p Visitors
Boat Launches
28,000
Lake Visitors
145,000
Hotel Guests
64,500
Links Golf Rounds
38,488
Links Events
6,418
Stadium Events
275,000
Wainer Dash
15,000
Grand Prix
11,200
National Jet Boats (Wkndi
9,000
Lucas oil Truck Race (Wknd)
14,000
Skydive Elsinore
85,000
Lake Elsinore Outlet Center
3,568,499
Local City Events
31,825
TOTALS
4,291,930
REGIONAL VISITOR STATS
Stat TVpe p Visitors
Balloon & Wine Festival
70,000
Pechanga Casino New Years Event
79,000
Glen Ivy Hot Springs Spa
£93,000
Hotel Guests
500,000
NEARBY REGIONAL ATTRACTIONS
Nearby regional attractions include the Temecula Valley Wine Country, Pechanga
Casino, Santa Rosa Plateau Ecological Reserve and Glen Ivy Hot Springs Spa. In
addition, the City of Lake Elsinore is within a 90 minute drive of Disneyland, Knotts
Berry Farm, San Diego Wild Animal Park (Safari Park), San Diego Zoo, Seaworld San
Diego and the Palm Springs Aerial Tramway.
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LOCAL & REGIONAL POPULATIONS
Over the past decade, the City of Lake Elsinore has consistently been one of the fastest
growing cities in the State of California.
City Demographic Snapshot
Description
Number
Growth Rate o
Population
2012 (DOi=)
53,024
83.3%
2000 (US Census)
28,928
45.2%
1990 (US Census)
19,918
*esri-
Market
115, Hwy74 Market Profile
Prepared By Business
Analyst Desktop
Intersection I-15/Hwy74
Rings: 15, 25, 54 miles radii
0 - 15 miles
0.25 miles
0.50 miles
Papulation Summary
200D Total Populabon
326,320
1,698,972
8,686,932
2000 Group Quarters
2,199
28,085
161,658
2010 Total Population
5.6,560
2,237,287
9,928,659
:015 Total Population
594,085
2,403,711
10,293,563
2010-24)5 Annual Rate
2.44%
1.45%
0.72%
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RFQ — Concession for La Laguna Resort
RV & CAMPGROUND INDUSTRY
Recreation vehicle owners are a highly prized segment of outdoor enthusiasts for
destination resorts across the country. RVs are largely self-contained, with built-in
toilets and showers, thereby requiring less staff and facility resources. RV owners tend
to have greater disposable income and pay higher daily rates for overnight stays.
According to the Recreation Vehicle Industry Association (RVIA)..."The largest number
of U.S. households ever recorded owned an RV at the close of the first decade of the
21St century„
In 2011, the number of U.S. households that owned a
recreation vehicle was 8.9 million.
The "Great Recession" affected all industries; however the recreation vehicle industry is
experiencing a recovery in sales, with wholesale shipments of all RV products showing
a 4.1% increase in 2011, indicating a positive cyclical change.
400
300
200
100
SALES OF TOWABLES & MOTORHOMES
UNITS (in thousands)
rp rf, ry0 �O
In a recent survey (RV Consumer 2011) by the University of Michigan, the authors
attribute the resilience of the recreation vehicle industry to the allure of engaging in
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RFQ — Concession for La Laguna Resort
outdoor activities with family members. Furthermore, it was found that RV owners were
much more active in taking weekend getaways, vacationing repeatedly at the same
destination, and attending outdoor concerts or sporting events. These key findings
favor La Laguna Resort as a weekend getaway for RVers living in nearby urban
population centers.
PREFERENCES FOR TAKING WEEKEND GETAWAYS
BY RV OWNERSHIP
Never Owned RV
Former RV Owners
Current RV Owners
Net Preference = %Fr uentt - %Never
-1
6
25
Preferences for Leisure Time Activities Among RV Owners and All Households
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RV Owners
All Households
Often
Never
Net
Often
Never
Net
Doing outdoor activities with family
68%
2%
66
510/0
8%
43
Hiking, camping, fishing, hunting
65%
6%
59
27%
32%
-5
Taking weekend getaways or vacations
34%
9%
25
20%
18`Y„
2
Staying in hotels/motels when traveling for leisure
34%
12%
22
38%
14°/,
24
Vacationing at same destination
34%
13%
1 21
2510
21%
4
Outdoor concerts, sporting racing events
29%
22%
1
7
18%
28%
-10
Visiting family/friends in different parts of country
20%
17%
3
20%
20%
0
Traveling to new places without advance planning
16%
33%
17
14%•
41%
27
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RFQ — Concession for La Laguna Resort
PREFERENCES FOR VACATIONING AT SAME DESTINATION
BY RV OWNERSHIP
Nei Preference z %Freauentiv • %Nowf
Now Owned RV
Former RV Owners
CurrerM RV Owners
DESIGNED FOR RVers
21
The sales trend in the recreation vehicle industry is toward increased sales of towable
travel trailers. According to the RVIA Consumer Survey (2011)...
"The recent dominance of conventional and fifth -wheel travel
trailers was also reflected in industry shipments, which
accounted for 82% of all shipments, up from 59% in 2000".
Given this trend, the La Laguna Resort should be designed to meet the demand for
towables, which includes space for parking a 40 -foot trailer and tow vehicle.
Percent
HOUSEHOLD OWNERSHIP RATES BY TYPE OF RV
4.1
3iV
3.2 3.4.
4.8
1 7 1.9 1.9 2.1 ; 1.9 1.9 1.8 1.7
1.5 ; 1.4
01993
01997
02001
■ 2005
v2011
�� 0.4 0.4 0.5
MOTOR HOME TRAVEL TRAILER FOLD DOWN TRUCK CAMPER
CAMPER
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RFQ — Concession for La Laguna Resort
TYPES OF RECREATION VEHICLES
— De ip ction _ Class orpe Description
LiLrClass A • 21 to 45 feet.
, ®VS Conventional motorhome • Sleeps up to 10 people.
• Luxurious amenities.
- Class A • 40 to 45 feet.
T Bus conversion • Sleeps up to 10 people.
• Luxurious amenities.
r =� Class B • 16 to 21 feet.
Camper van • Sleeps 4 people.
• Kitchen, toilet, electricity,
water, storage & ext -roof.
Class C • 20 to 28 feet.
® y Mini motorhome • Sleeps 6 people.
`r
• Basic amenities.
--- -\\\ Fifth -wheel trailer . 21 to 38 feet
-- T • Sleeps 6-8 people.
• Luxurious to basic
amenities.
Conventional trailer • 12 to 40 feet.
• Sleeps 6-8 people.
• Luxurious to basic
amenities.
Pop-up tent trailer • 12 feet (Closed)
• 15-23 feet (Open)
LL.. • Sleeps 4-8 people
— -----
• Few amenities.
Toy Hauler • 20 to 38 feet
--- • Sleeps 4-6 people.
• Cargo quarters for
recreation equipment.
Mounted truck camper • 18 to 21 feet.
• Sleeps 4-6 people.
• Basic amenities.
Tent camping
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RFQ - Concession for La Laguna Resort
OCCUPANCY RATES - CALIFORNIA RV & CAMPGROUNDS
California Occupancy by Region with 4 Year Comparison
Re ion Name
2008
2009
2010
2011
AVG
North Coast
44.1
451q
48.2
53.2
47.7
ShastaiCascade/Trin'
38.3
441
48.4
46.1
44.2
San Francisco
84.2
68.8.
62.3
64.6
70.0
Central Valley
60.1
58.
61.2
63.5
60.9
Gold Country
32.1
26..
47.2
51.1
39.1
High Sierra
32.3
273
31.1
18.9
27.4
Central Coast
55.5
567
615
65.4
59.8
Los Angeles
76.8
749
71.2
64.6
71-9
Orange County
69.8
65.4
723
66.7
68.6
San Diego Coun
67
66.
61.2
61.2
64.0
The Deserts
46.6
51'
55.8
56.0
52.4
Inland Empire
58.4
50.9
49.4
53.2
Total California
58.4
57.8
58.4
58.9
58.4
$60.00
$50.00
$40.00
$30.00
520.00
$10.00
5-
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(Source - CaIARVC 2011 Statistical Report)
Average Daily Rates
Peak season rates for 2 peop�e with full -hookups
2005 2006 2007 2008 2009 2010 2011
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RFQ — Concession for La Laguna Resort
UNCONTROLABLE FACTORS
FLOOD. DROUGHT & AQUATIC ECOSYSTEM
The rainfall pattern in Southern California is often characterized by floods and droughts,
so too is SoCal's largest natural freshwater lake. Lake Elsinore loses approximately
9,000 gallons of water per minute to evaporation. In contrast, wet winters can double
the volume of water in the Lake in a few months, which last occurred during the 2004-
2005 storm season. A portion of the Resort is located in the 100 -Year Floodplain below
the elevation of 1,263.3' above Mean Sea Level (aMSL@NGVD29). The Resort's boat
ramp is designed to function between the elevations of 1,235' to 1,255' aMSL. A
prolonged drought could result in low Lake levels and make the boat launch unusable
for an unknown period of time. The overflow sill of the Lake is at an elevation of
1,255'aMSL and was utilized as the design criteria for the upper elevation of the new
boat ramp. If a flood were to occur, the Lake returns to the overflow elevation of
1,255'aMSL in a relatively short period of time.
Water quantity and quality go hand in hand on Lake Elsinore. The Lake's nutrient
concentrations increase following major storm events and prolonged droughts, which
can cause algae blooms. From the 1990s to present, government agencies (federal,
state, regional & local) have implemented over $50 -million of capital improvement
projects to moderate the peaks and valleys in water quality and quantity caused by
extreme weather events and eutrophication.
SUMMARY OF LAKE RESTORATION MEASURES
Y (1989-1994) Lake Elsinore Management Authority (LEMA) Project:
o $40 -million Project to reduce evaporative loss and flooding by reducing
the area of the main body of the Lake through construction of a 3.4 mile
long earthen dam. In addition, the Outflow Channel is widened and
lowered to reduce the maximum flood elevation.
➢ (1996-1997) Supplemental Water:
o Recycled Water Task Force recommends the use of recycled water as a
healthful addition to supplement natural water flows to Lake Elsinore.
o City and Elsinore Valley Municipal Water District (EVMWD) sign
agreement to purchase non -potable well water and recycled water to
supplement Lake Elsinore at a cost of $1.3 -million annually.
(2002 -Present) Lake Elsinore/San Jacinto River Watersheds Authority (LESJWA)
o $15 -million allocation from State Prop -13 for restoration measures on
Lake Elsinore.
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RFQ — Concession for La Laguna Resort
o Axial Flow Pump Destratification System — installed 20 surface pumps that
mix 500,000 gallons per minute and redistribute high dissolved oxygen in
surface waters.
o Diffused Aeration/Mixing System — installed four 200 -Hp air blowers and
20,000 linear feet of airline on the bottom of the Lake to increase
dissolved oxygen.
o Operations Agreement for Aeration/Mixing Systems approved by City,
EVMWD & County to expend up to $450,000 annually.
o Fishery Enhancements — harvested over 1.4 -million pounds of Carp and
stocked sportfish.
o Watershed Studies performed to collect sound science & direct resources.
(2002 -Present) Santa Ana Regional Water Quality Control Board promulgates
Total Maximum Daily Load (TMDL) program to reduce nutrient runoff in the San
Jacinto River/Lake Elsinore Watershed.
(2005 -Present) TMDL Task Force formed by all major stakeholders in the
watershed to pool resources to implement comprehensive nutrient reduction
program.
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t_(AKE ESINOKE
RFQ --- Concession for La Laguna Resort
LAKE ELSINORE MANAGEMENT AUTHORITY LEMA PROJECT
NORMAL ORERATIONS
A. Island xv(.115 pump «ater into the lake. along voth rucl:limcd «•:ttclr, (0
rc•plac'c• wation 14 wSv;.
B. Inlct ccmnc(mon imnks in natural runDIf trom ttic•N.an iactnto River.
C, W11ter circulates through Ii•t" conduit Ivoveen lake :Incl vvetlanels habitat.
U. \Wcilancls welk pump ti4•aivr thr(Aigh dWrihl►tion pipudinc• t() riparian
1lahil.►l.
HEAVY STORM FLOW CONDITIONS
A&1)_ Isl:►rtcl incl «rtl:Incl, ti<<.I1� ccs+sc 1XIIl111ir1g.
B. W.ttrr Imm the '50-,cluarc•-111ilu arc•.t iii tic• san jacitltl, Nivc•r ccllurSCS
thmugh inlet ccmne•ctic�n.
C. Sluice Kate• i I I -tri" c oncit►it t It 3srs %%I wn Like It•► t•I rc•:►c Itr•s e•lcv:ii ii ►n 1,2.E 3'
E. Omflmv chminvi shills ovrr sill :I91c1 (10W11 'Trinrsc'al WAS11 w11rn laky tcvcl
e•�ce•e•cls c le•v,ll i� m l . 2'5'
F. Ok,efIli m- wrir shills into) fl( xKI 1)13i►i %%IWII hkt• IV%tA Cxet•e•tis rle•kaIi<>n
1,202'
C,8t11. J.'100cl JALIill and lake fill to maximum e•le%atiim (1,263.3' .11 link ye-ir r'w,M
LAKE ELEVATIOW & RELATED EVEMT3
1,263.3' M.1xin11l11l IltJ(kl iret•I Al 110 yr;u IllKKI t•►t•n1
1,262' (7�crtlt�tic ti+� i� ;t.11ts tli.xll:n�;iltK intl117t>♦�cl 1 I.iill
1,255' Owflm% ail 1,,rl.s clisch.irging down Tunlc•.,c:li WA%h
1,240' Noram" ,t.:l„lized suvhty It-vt•l
1,223' l Au ik )ttt im
151Pa!(,
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LAKE ULSIH01ZE
RFQ — Concession for La Laguna Resort
CAPITAL IMPROVEMENTS
The City desires the Resort to be a high quality RV and camping facility, with 500
developed sites. With the exception of the new boat launch facility and a few
maintenance buildings, the infrastructure of the entire Resort needs redevelopment
and/or new development to achieve this objective. The selected investor will be
required to prepare a Business Plan and Conceptual Site Improvement Plan for the
Resort prior to executing a Concessions Agreement. All future improvements would be
made subject to a mutually agreed development process.
2011 Statistical Report by CaIARVC
Amenities Parks Offer 01N."01L Ck3%I
■ ShastalCasradeJtnndy
100%■San Francisco
p0% ■ Cenlr al Vallry
90%■ Gold Counby
70%■ High sierra
6016 ■ Cerdr al c oast
5096
■ [in Fnge krs
40% w Uranac lounty
3036 f San Uirgu County
1016
■ the Deserts
10% w lnlaud Frnpire
0% gi
laundry Store CJubRoom Cahlem pdnl Spa playground tallForrslaIotal
Below is a listing of the City's desired major improvements for the La Laguna Resort.
1. RV & Campsites:
a. Develop a minimum of 500 RV and tent campsites.
b. A minimum of sixty (60%) percent of the sites shall be developed with full
hookups, including potable water, sewer, 50 Amp electrical service, Cable TV
& WiFi.
c. A minimum of thirty (30%) percent of the sites shall provide pull through
parking to accommodate Class -A Motorhomes and Fifth -wheel Travel
Trailers.
d. A minimum of ten (10%) percent of the sites shall accommodate tent
camping, supplied with potable water, fire ring and picnic table.
e. At least two sites shall be developed for group tent camping to accommodate
thirty (30) people, such as girl and boy scouts.
f. At least one (1 %) percent of the sites shall contain a Park Model available for
rental.
g. Develop ADA compliant sites as required by Federal law.
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RFQ — Concession for La Laguna Resort
2. Roads, Walkway & Parking:
a.
Realign entryway to the Resort at the existing street light intersection located
at Highway -74 and Lincoln Street.
b.
Widen Highway-74/Riverside Drive to Caltrans specified width. Provide
deceleration right hand turn lane.
c.
Construct pedestrian walkway adjacent to Hwy -74 in front of the Resort.
d.
Provide new internal roadways throughout the Resort.
e.
Provide sufficient day use and overnight paved parking areas.
2. Landscape Plan:
a.
Develop & implement hardscape, planting and irrigation plan.
b.
Develop Entryway Monument Plan
3. Fencing:
a.
Install decorative security fencing along Hwy-74/Riverside Drive.
b.
Upgrade fencing along the east side of the Resort.
4. Potable Water & Sewer Plan:
a.
In consultation with Elsinore Valley Municipal Water District, develop &
implement a potable water and sewer plan.
5. Buildings:
a.
Construct Entry Kiosk
b.
Construct Restroom/Shower Facilities
c.
Construct Recreation Center/Meeting Room/Grocery Store
d.
Construct Laundry Room
e.
Construct Trash Enclosures
6. Utilities:
a.
Provide electrical service.
b.
Provide potable water & sewer service.
c.
Provide Landline Phone service at kiosk.
d.
Provide Cable TV and Wifi internet service.
7. Recreational Amenities:
a.
Construct Swimming Pool (minimum 1,000 sqft)
b.
Construct Combination tennis/basketball court.
c.
Construct Children's playground area.
d.
Construct Dog Play Area
8. Marina:
a. Provide pedestrian access from Boat Launch to marina.
b. Provide gangways, docks and boat slips for 60 vessels.
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LU 1�I � LSI IVOIZI:
RFQ — Concession for La Laguna Resort
OPERATIONS
The new concessionaire must also be able to manage a first class resort. In terms of
operational management, the concessionaire's primary objective must always be to
service the wants and needs of the camping and boating public. As a public facility, the
concessionaire must offer a satisfying recreational experience to the public. Services to
be provided include:
• Maintain a high level of customer service at the Resort & Boat Launch;
• Provide food and beverage products to the public based on a pre -approved
pricing plan;
• Provide watercraft for rental to include a minimum of (6) Personal Watercraft
(PWCs), (10) motorized fishing skiffs, (20) kayaks and (10) paddleboards;
• Maintain acceptable level of management and staff personnel;
• Provide services to the public during hours of operation as determined by the
City;
• Equipment, including, but not limited to, pumps and motors, hardware, and
plumbing fixtures, must be maintained in good working order. Electrical fixtures,
light bulbs, and other electrical appliances must be maintained in an operating
and safe condition;
• Restroom and shower facilities must be cleaned and supplies provided on a daily
basis;
• All garbage and trash must be removed from the Campground on a regular
basis. The concessionaire must furnish the necessary trash receptacles and
collection equipment (i.e., dumpsters) which must be maintained in an area
enclosed from public view);
• The Campground must be cleaned of litter on a daily basis.
• The Campground must be maintained free of rodents and pests;
• The payment of 100% of public utility charges including gas, electric, water and
telephone associated with the Campground operations;
• The concessionaire is responsible for building maintenance including compliance
with uniform codes.
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RFQ — Concession for La Laguna Resort
DEAL STRUCTURE
The City desires to leverage its ownership in the La Laguna Resort to secure private
investment to make certain capital improvements to the Resort for the purpose of
expanding recreational opportunities for the public and to increase annual revenue to
the City, in the form of a concession payment. In exchange, the selected investor would
receive the long-term concession rights to the La Laguna Resort.
Following the selection of a qualified investor, the City intends to enter into an Exclusive
Negotiating Agreement for a long-term Concessions Agreement.
SELECTION PROCESS
Statements of Qualifications (SOQ) from applicants will be reviewed by the Selection
Committee. In May 2013, the City will have completed its preliminary review of all of
the SOQs and reject those that are deemed not qualified. Qualified applicants will then
be given an opportunity to interview and make an oral presentation to the Selection
Committee concerning their qualifications.
The applicants that exhibit the highest level of qualifications, as determined by the
selection committee, will then be requested to submit a Business Plan and Concept Site
Plan for further review and final selection by the City. With respect to the final selection,
the City favors a long-term concession agreement (25 years or more) in exchange for
significant capital improvements to be completed by the concessionaire. The City
further seeks a minimum monthly rent or percentage of the gross receipts as a
concession fee consistent with industry standards. However, the City is willing to adjust
all or part its income based on the level of additional capital improvements made by the
concessionaire. Ambitious proposals will be closely considered, but must be supported
by adequate capitalization.
The City anticipates that it will complete the selection process in June 2013, then enter
into an Exclusive Negotiating Agreement with the prospective concessionaire to develop
a mutually acceptable Concession Agreement.
INFORMATION TO BE SUBMITTED BY APPLICANTS
The City is issuing this Request for Qualifications to evaluate qualified individuals and
organizations interested in the long-term concession rights to the La Laguna Resort.
Applicants should address the following key components in their Statement of
Qualifications:
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RFQ — Concession for La Laguna Resort
• The Applicant's name, address and telephone number, and the name of the
representative authorized to deal with the City and its representative.
• Prior experience in development, concessions, recreation, and/or tourism
industries.
• A statement identifying the principals who would participate in the proposed
operation of the Resort and the nature and extent, or percentage, of each
principal's interest.
• A summary of qualifications of persons who would be directly responsible for
Resort operations, especially with regards to prior experience over the past
five to ten years.
• A description of the applicant's development plans.
• Management and operations plan.
• Marketing program and objectives.
• Projected capital investment.
• Applicant's financial profile, including financial history for the past five years
and statements reflecting the current financial position of the Applicant.
• The name and addresses of references.
PROCEDURES FOR EVALUATION AND SELECTION
SITE VISIT
Applicants are encouraged to visit the La Laguna Resort. City Staff would be glad to
tour interested parties by appointment.
To schedule an appointment, please contact:
Pat Kilroy, Director
Lake, Parks & Recreation Department
130 S. Main Street
Lake Elsinore, CA 92530
pkilroyfa lake-elsinore.org
951.674.3124 Ext -265
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RFQ — Concession for La Laguna Resort
SELECTION PROCESS AND EVALUATION
A selection committee will evaluate the SOQs. Selection will be based on the following
basis:
• Compliance with submission requirements.
• Financial wherewithal.
Development plans that demonstrates optimal utilization of the Resort.
The Applicant's experience.
Individual team members' qualifications, education, and experience.
Recently completed projects.
• Oral interviews (if requested).
• References and background check.
AUTHORIZATION TO NEGOTIATE
The committee will then make a recommendation to the City Council. Upon
authorization by the Council, the City will enter into an Exclusive Negotiating Agreement
and City staff will work with the selected applicant on specific terms and conditions for a
Concessions Agreement. The final Concessions Agreement will be presented for City
Council consideration at a noticed public hearing.
SCHEDULE
Selection Schedule
Issue RFQ
December 20, 2012
Site Visits
Jan -March 2013
SOQ Submittal Deadline
April 25, 2013
Selection Committee Review of
SOQs
May 16, 2013
"Short list" interviews with Selection
Committee
May 30, 2013
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RFQ — Concession for La Laguna Resort
Selection Committee makes
Recommendation to Council.
June 2013
City Council to consider
July 2013
recommendation & authorize
Exclusive Negotiating Agreement.
City Council to consider Concessions
August 2013
Agreement.
CONCESSIONS AWARD
The selection of any applicant shall not imply acceptance by the City as the
concessionaire, which is subject to further negotiation and approvals before the City
may be legally bound thereby. The issuance of this RFQ does not constitute an
agreement by the City that any agreement will actually be entered into by the City. The
City reserves the right to reject any or all proposals. If a satisfactory agreement cannot
be negotiated in a reasonable time, the City, in its sole discretion, may terminate
negotiations with the selected applicant and begin contract negotiations with the next
highest ranked applicant.
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RFQ — Concession for La Laguna Resort
INSTRUCTIONS FOR THE APPLICATION
1. Applications and Statement of Qualifications (SOQs) are being solicited pursuant
to this Request For Qualifications and must be submitted according to these
instructions. Sealed applications will be received at the Lake Elsinore City Hall until
4:00 p.m. on April 25, 2013.
2. All applications and SOQs must be submitted in triplicate (one original and two
copies). This information should be submitted in a sealed envelope bearing on the
outside the name of the applicant, its address and the words "Resort Concession
RFQ."
3. Applications and SOQs not meeting the stated minimum terms and qualifications
may be rejected by the City as non-responsive. The City reserves the right to waive any
irregularities, technicalities, or informalities in any application, and to reject any or all
applications without cause.
4. Review of Applications and SOQs. Following the opening, all proposals will be
reviewed by a committee consisting of City staff and others as selected by the City.
This committee will review all applications that meet the minimum qualifications.
5. Oral Presentations. Applicants may be required, at the City's option, to make
public and/or private oral presentations to elaborate on their qualifications. These
presentations will be held after the preliminary evaluations of the applications. The City
will notify each such applicant of the scheduled time and location for the presentation.
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RFQ — Concession for La Laguna Resort
Application -- Section II
Background Questions
The applicant hereby certifies that all statements and all answers to questions herein are true and
correct to the best of its knowledge and belief. All information requested in this questionnaire
must be furnished by the applicant. Statements must be complete, accurate, and in the form
requested. Additional sheets may be attached if required. If additional sheets are required, write
all responses in the form of the outline established herein.
Name, address, and telephone number of applicant:
Name of Business:
Primary Contact
City, State,
Telephone Number:
Fax Number:
Email Address:
Business Structure
Applicant intends to operate the concession as a:
( ) Corporation ( ) Partnership
( ) Joint Venture ( ) Sole Proprietorship
( ) Other:
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RFQ — Concession for La Laguna Resort
Corporate Statement
(If a corporation or a corporation -in -formation, answer the following)
1) Date of Incorporation:
2) State of Incorporation:
3) Is the corporation authorized to do business in California?
( ) Yes - as of what date?
( ) No
4) Furnish the following information on the principal officers of the corporation and include their
resumes.
NAME TITLE ADDRESS
Partnership Statement
(If a partnership, answer the following)
1) Date of Organization:
2) ( ) General Partnership
( ) Limited Partnership
( ) Other
3) Has the partnership done business in California? ( ) Yes ( ) No
4) Name and address of each general partner:
NAME TITLE ADDRESS
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RFQ — Concession for La Laguna Resort
Joint Venture Statement
(If a Joint Venture, answer the following)
1) Date of Organization:
2) Has the joint venture done business in California?
( ) Yes - as of what date?
( ) No
3) Detail structure of joint venture (% of each joint venturer).
4) Name and address of each joint venturer:
NAME TITLE ADDRESS
5) When and where (which state) was joint venture incorporated?
6) is the joint venture incorporated to do business in California? Yes ( ) No ( )
Sole Proprietorship
(If Sole Proprietorship, furnish the following)
1) Proprietor's Full Name:
2)
3) Company Name:
4) Company
5) How long in business under the company name?
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Statement of Qualifications
The following questions should be answered on a separate attachment. Please identify your
name and the applicable question number on the attachment.
1) How many years of experience does the applicant have in developing RV parks and
campgrounds? If concession is to be managed by a joint venture or a partner, indicate the
experience of each party.
2) Describe the nature of your business experience in the management of RV parks and
campgrounds or other recreation oriented businesses and state the number of persons you
currently employ.
3) Submit a list of locations (facilities, city and state) where you have managed an RV park or
campground or a recreation oriented business within the last five (5) consecutive years.
4) Provide the name, address, and telephone number of the owner for any facility where you
have managed a RV park or campground within the last five years.
5) List the name, location, and date of all concessions, if any, that have been terminated or
suspended within the past five (5) years, for any reason, either voluntarily or involuntarily, prior
to the completion of the contract term.
6) List any judgments terminating, pending lawsuits, or unresolved disputes for the termination
of concession managed by you within the past five years.
If none, indicate not applicable "N/A" here:
7) Provide the names and experience of key personnel of the applicant.
8) Give name, address, and telephone number of at least two (2) banks and/or financial
institutions for applicant.
9) Give name, address, and telephone number of at least two references as to applicant's
technical business capability. (Letter(s) of reference from responsible persons familiar with
applicant, s business may be submitted.)
10) Please provide the following financial information:
If a publically held corporation, consolidated financial statements as submitted to the SEC
Commission (SEC) on Form l OK for your last two fiscal years.
If a privately held organization, complete income tax returns or financial statements for the two
most current years, including notes thereto.
Please specify how you are going to finance the venture, e.g., debt financing, equity
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RFQ PPP - LA LAGUNA RESORT & BOAT LAUNCH
financing, cash infusion, etc.
12) Have you ever filed Chapter 7, 11, and/or 13 in Bankruptcy Court? If yes, give details,
including date, court jurisdiction, amount of liabilities, and amount of assets and current status.
REFERENCE MATERIAL TO FOLLOW
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RFQ — Concession for La Laguna Resort
Application -- Section II
Background Questions
The applicant hereby certifies that all statements and all answers to questions herein are true and
correct to the best of its knowledge and belief. All information requested in this questionnaire
must be furnished by the applicant. Statements must be complete, accurate, and in the form
requested. Additional sheets may be attached if required. If additional sheets are required, write
all responses in the form of the outline established herein.
Name, address, and telephone number of applicant:
Name of Business:
Primary Contact Person:
Address:
City, State, Zip:
Telephone Number:_
Fax Number:
Email Address:
Website:
Business Structure
Applicant intends to operate the concession as a:
( ) Corporation ( ) Partnership
( )Joint Venture ( ) Sole Proprietorship
( ) Other:
24 1 P,
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RFQ — Concession for La Laguna Resort
Corporate Statement
(If a corporation or a corporation -in -formation, answer the following)
1) Date of Incorporation:
2) State of Incorporation:
3) Is the corporation authorized to do business in California?
( ) Yes - as of what date?
( ) No
4) Furnish the following information on the principal officers of the corporation and include their
resumes.
NAME, TITLE, ADDRESS
Partnership Statement
(If a partnership, answer the following)
1) Date of Organization:
2) ( ) General Partnership
( ) Limited Partnership
( ) Other
3) Has the partnership done business in California? ( )Yes( ) No
4) Name and address of each general partner:
NAME TITLE ADDRESS
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RFQ — Concession for La Laguna Resort
Joint Venture Statement
(If a Joint Venture, answer the following)
1) Date of Organization:
2) Has the joint venture done business in California?
( ) Yes - as of what date?
( ) No
3) Detail structure ofjoint venture (% of each joint venturer).
4) Name and address of each joint venturer:
NAME TITLE ADDRESS
5) When and where (which state) was joint venture incorporated?
6) Is the joint venture incorporated to do business in California? Yes ( ) No ( )
Sole Proprietorship
(If Sole Proprietorship, furnish the following)
I) Proprietor's Full
2)
3) Company Name:
4) Company Address:
5) How long in business under the company name?
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Statement of Qualifications
The following questions should be answered on a separate attachment. Please identity your
name and the applicable question number on the attachment.
1) How many years of experience does the applicant have in developing RV parks and
campgrounds? If concession is to be managed by a joint venture or a partner, indicate the
experience of each party.
2) Describe the nature of your business experience in the management of RV parks and
campgrounds or other recreation oriented businesses and state the number of persons you
currently employ.
3) Submit a list of locations (facilities, city and state) where you have managed an RV park or
campground or a recreation oriented business within the last five (5) consecutive years.
4) Provide the name, address, and telephone number of the owner for any facility where you
have managed a RV park or campground within the last five years.
5) List the name, location, and date of all concessions, if any, that have been terminated or
suspended within the past five (5) years, for any reason, either voluntarily or involuntarily, prior
to the completion of the contract term.
6) List any judgments terminating, pending lawsuits, or unresolved disputes for the termination
of concession managed by you within the past five years.
If none, indicate not applicable "N/A" here:
7) Provide the names and experience of key personnel of the applicant.
8) Give name, address, and telephone number of at least two (2) banks and/or financial
institutions for applicant.
9) Give name, address, and telephone number of at least two references as to applicant's
technical business capability. (Letter(s) of reference from responsible persons familiar with
applicant' s business may be submitted.)
10) Please provide the following financial information:
If a publically held corporation, consolidated financial statements as submitted to the SEC
Commission (SEC) on Form 1 OK for your last two fiscal years.
If a privately held organization, complete income tax returns or financial statements for the two
most current years, including notes thereto.
11) Please specify how you are going to finance the venture, e.g., debt financing, equity
271Page
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RFQ PPP - LA LAGUNA RESORT & BOAT LAUNCH
financing, cash infusion, etc.
12) Have you ever filed Chapter 7, 11, and/or 13 in Bankruptcy Court? If yes, give details,
including date, court jurisdiction, amount of liabilities, and amount of assets and current status.
REFERENCE MATERIAL TO FOLLOW
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