Berryessa Point Concessions Area

Agency: Napa County
State: California
Type of Government: State & Local
Posted Date: Nov 18, 2021
Due Date: Dec 20, 2021
Solicitation No: CEO112103
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Bid Number: CEO112103
Bid Title: Berryessa Point Concessions Area
Category: Planning and Development; Environmental
Status: Open

Description:

Napa County Executive Office is issuing this Request for Proposals (RFP) in order to identify a potential concessionaire for Berryessa Point, a developable resort site at Lake Berryessa in Napa County, California.

Publication Date/Time:
11/17/2021 12:00 AM
Closing Date/Time:
12/20/2021 12:00 PM
Contact Person:
Ms. Leigh Sears
leigh.sears@countyofnapa.org
Related Documents:

Attachment Preview

LAKE BERRYESSA NAPA COUNTY, CALIFORNIA
BERRYESSA POINT CONCESSION AREA
REQUEST FOR PROPOSALS
RFP Number: CEO112103
Issued by: Napa County Executive Office
Date of Issue: November, 12, 2021
Lake
Berryessa
Napa County, California
A World Class Destination
Berryessa Point Resort Site
Development Opportunity
BERRYESSA POINT NAPA COUNTY, CA
DEVELOPMENT OPPORTUNITY
REQUEST FOR PROPOSALS, RFP NO. CEO112103
TABLE OF CONTENTS
A. Overview
B. Calendar of Events
C. The Opportunity
1. History of Lake Berryessa
2. Lake Berryessa and the Five Concession Areas
3. The Market Area for Lake Berryessa
4. Results of a Consumer Survey
5. Potential Attractions and Amenities
D. Development Advantages
E. Site Visits
F. Information Resources
G. Submission Process, Requirements and Organization of Submittals
H. General Conditions
I. Summary of Key Concession Contract Terms
J. Criteria for Consideration and Evaluation
K. Local Vendor Preference
L. Modification, Amendment, Addition or Alterations of Submission
M. RFP Addenda
N. Protests or Objections
O. List of Attachments
2
BERRYESSA POINT NAPA COUNTY, CA
DEVELOPMENT OPPORTUNITY
REQUEST FOR PROPOSALS, RFP NO. CEO112103
A. OVERVIEW
Napa County Executive Office is issuing this Request for Proposals (RFP) in order to identify a potential
concessionaire for Berryessa Point, a developable resort site at Lake Berryessa in Napa County, California.
Lake Berryessa is a reservoir in northeastern Napa County, about 25 miles east of the famous Napa Valley, 65
miles west of Sacramento and 85 miles north of San Francisco. It is a large freshwater lake with 165 miles of
shoreline and 20,700 surface acres. It is characterized by great natural beauty and is a destination for
numerous types of outdoor recreational activities. Emphasis in the past has been on boating and camping, but
a much wider variety of activities seems appropriate for the future.
Within 100 miles of Lake Berryessa reside some 10 million people, or more. The surrounding region is one of
the most prosperous in the nation. Participation rates in all types of outdoor recreation activities are much
higher than average. Despite these circumstances, the supply of high‐quality resort developments in
lake‐oriented destinations greatly lags demand. Lake Berryessa could represent one of the most untapped
opportunities for quality lake‐oriented resort development in all of California.
Land around Lake Berryessa is owned by the U.S. Bureau of Reclamation (USBR). Seven large concession areas
were created at the Lake when it was formed in the 1950’s. These have since been managed by USBR and/or
Napa County. Due the expiration of prior, long‐term concession contracts five of the areas were closed by
USBR in 2009. Two locations have not reopened to private business operations; Berryessa Point and
Monticello Shores. In March of 2020 Napa County entered into a Managing Partner Agreement (MPA) with
USBR to once again assume control, over time, of all seven areas. The County is currently negotiating a
concession agreement with a developer/operator for three of these areas. The purpose of this RFP is an effort
to identify and secure an appropriate developer/operator for the Berryessa Point concession area.
The successful respondent will have demonstrated the ability to design, finance, construct, manage and
operate recreational and/or hospitality projects of similar scale, complexity and character to those proposed.
3
BERRYESSA POINT NAPA COUNTY, CA
DEVELOPMENT OPPORTUNITY
REQUEST FOR PROPOSALS, RFP NO. CEO112103
B. PROPOSED SCHEDULE OF EVENTS*
November 12, 2021 RFP released for circulation
November 19, 2021 Round 1 Questions Due by 5:00 pm PST
November 23, 2021 Responses to Round 1 Questions will be posted
November 29, 2021 Site Visit
December 6, 2021 Round 2 Questions Due by 5:00 pm PST
December 8, 2021 Responses to Round 2 Questions will be published
December 20, 2021 RFP Submittals Due by 12:00 pm PST
January, 2022 Concessionaire Selection
March 15, 2022 County and USBR Approval of Concession Award
*Dates are subject to change at the sole discretion of Napa County. Changes to the due dates for
Questions (Round 1 and Round 2), or RFP Submittal due date will be made by addendum.
4
BERRYESSA POINT NAPA COUNTY, CA
DEVELOPMENT OPPORTUNITY
REQUEST FOR PROPOSALS, RFP NO. CEO112103
C. THE OPPORTUNITY
HISTORY OF LAKE BERRYESSA
Lake Berryessa was created by the United States Bureau of Reclamation (USBR) USBR in 1957 with construction
of the Monticello Dam. Purposes of the project were to control flooding, provide drinking and irrigation water,
and generate hydroelectric power.
In 1958, it was determined that Lake Berryessa could be a prime destination for outdoor recreation activities of all
types, especially boating and camping. In an arrangement with the National Park Service and USBR, Napa
County entered into an agreement to manage development of these recreational opportunities. The land around
the Lake, however, has always been owned by USBR.
In 1959, a Public Use Plan was created by the three public entities. It provided for seven concession areas in
strategic locations on the west and south sides of the Lake. These seven areas were developed, and quickly
became popular boating and camping destinations for families throughout northern California and beyond.
In 1975, USBR retook control of the seven concession areas from Napa County, and control has since remained
with USBR. Under a Master Partnership Agreement that was signed in March 2020 Napa County once again
obtained control and management of the concession areas over an agreed timeframe beginning November 1,
2020 with three initial areas. These are known as Steele Canyon, Monticello Shores and Spanish Flat and Napa
County is currently negotiating concession agreements for all three.
Recreational use of Lake Berryessa grew to more than 1.8 million visitors in 1996 and averaged well over one
million annually. However, such popularity led to overuse and inappropriate use. The concession areas were
developed and managed by the operators in a way that was determined to be private exclusive use of
government property, including 1500 privately-owned trailers. The concession agreements expired in 2009, and
the existing operators’ authority to operate came to an end. However, two areas currently operate under long-
term contracts with USBR. USBR has attempted to secure new long-term operators for the other areas but has
not been successful. Three areas were reopened on an interim basis for limited camping and boat launch. Lake
Berryessa currently averages 450-650 thousand visitors each year with only limited facilities and services,
demonstrating strong public interest and desire to recreate at Lake Berryessa.
In 2016 Napa County and USBR began a new conversation towards establishing a Managing Partner Agreement
for all seven concession areas including the two marina operations (Markley Cove and Pleasure Cove) that
continue to operate under established concession agreements. Napa will supervise future development and
operations, consistent with USBR’s Visitor Service Plan.
5
BERRYESSA POINT NAPA COUNTY, CA
DEVELOPMENT OPPORTUNITY
REQUEST FOR PROPOSALS, RFP NO. CEO112103

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