MODIFICATION
99 -- Notice of information regarding the prospectus for CC-GRTE003-11 to provide overnight lodging, food and beverage, retail, marinas, and camping at the Signal Mountain Lodge Area and Leeks Marina in Grand Teton National Park, Wyoming.
- Notice Date
- 4/20/2010
- Notice Type
- Modification/Amendment
- Contracting Office
- IMDE - CM - Business Resources Division 12795 W Alameda Pkwy Lakewood CO 80228
- ZIP Code
- 80228
- Solicitation Number
- CC-GRTE003-11
- Response Due
- 6/10/2010
- Archive Date
- 4/20/2011
- Point of Contact
- Jacque Lavelle Chief of Concessions 3039692661 Jacque_Lavelle@nps.gov;
- E-Mail Address
-
Point of Contact above, or if none listed, contact the IDEAS EC HELP DESK for assistance
(EC_helpdesk@NBC.GOV)
- Small Business Set-Aside
- N/A
- Description
- In the prospectus issued February 9, 2010, the National Park Service ("Service") advised it would respond to questions about the prospectus if submitted in writing and received by March 12, 2010. The Service later extended that date to March 26, 2010. The Service received a number of questions timely and responds to those questions with the exception of several questions for which the Service still is developing responses. The Service anticipates the remainder of the questions will be answered on or around May 7, 2010. 1.The prospectus makes several mentions of an attachment H-2 in the business opportunity and the draft maintenance plan, but the attachment does not appear to be included in the prospectus package. Since this is described as an itemization of deferred maintenance projects that could have significant impacts on the operations and financials. Can this attachment H-2 document be made available to bidders? Response - As stated in the prospectus: "The Service will provide a list of specific required deferred maintenance projects and applicable completion dates in Attachment 2 to the Maintenance Plan (Exhibit H of the Draft Contract). This Attachment 2 to Exhibit H (Specific Required Deferred Maintenance Projects) will be part of the Draft Contract when forwarded to the selected Offeror for contract execution." As disclosed on page 25 of the Business Opportunity under the Deferred Maintenance section, the Service anticipates that most of the deferred maintenance needs will qualify as component renewal projects which may, with Service approval, be funded from available Repair and Maintenance Reserve expenditures. 2.The estimate of required initial investment includes $153,000 in "other start up" expenses. Can bidders be provided with information on what this includes? Does this amount include any of the required deferred maintenance items referred to below? Response- "Other Start-up" costs represent the estimated working capital required for start-up. This amount does not include any of the required deferred maintenance items. 3.The prospectus indicates that the current concessioner operated 79 guestrooms. On page 18 of the Business Opportunity section, the required services under the new contract would seem to authorize the concessioner to operate 75 to 79 rooms. Is this correct? Also, is NPS responsible for the removal of the four decommissioned cabins? Response - Yes, the Draft Contract authorizes the concessioner to operate up to 79 rooms. The Service will remove the cabins. 4.The prospectus refers to "a list of specific required deferred maintenance projects and applicable completion dates in Attachment 2 to the Maintenance Plan (Exhibit H of the Draft Contract)." This list (Attachment H-2) does not appear to be included in the prospectus package. Can it be provided to bidders? Response - See response to Question 1. 5.The Draft Operating Plan [3-C (1) (b)] stipulates that "all concession facilities must meet applicable codes" and be outfitted with "appropriate" fire detection and suppression equipment. Can an explanation be provided on how this applies/does not apply to older concession buildings? Can a structural fire report be provided to bidders? Response- Please refer to Director's Order 58. A structural fire report does not exist for the concession facilities assigned to the Draft Contract. 6.Is more detailed information available on the condition of autos, trucks and boats? Response - The Service does not have more detailed information than what is presented in the Personal Property List provided in the Appendices. 7.What is the maximum number of concession employees that the incumbent houses in the assigned 52 dormitory rooms during peak season? Response -Page 17 of the Business Opportunity addresses employee housing. The Service does not know the maximum number of employees that the incumbent concessioner houses in the dormitory during peak season. 8.Appendix E of the Prospectus sets forth the historical water, sewer, and trash expenditures from 2003 through 2007 related to Signal Mountain Lodge. What other utilities (e.g., electrical, fuel oil, gas, propane, etc.) were utilized by Signal Mountain Lodge facilities over the same time period and what were the historical expenditures related to such additional utilities? Response -The Service does not have the historical expenditures information on the types of utilities included in this question, although it does know that the current operation uses them. 9.The Business Opportunity section of the Prospectus addresses the planned removal of four (4) cabins at the start of the new contract term (see page IS). Can you please clarify the number of bedrooms that currently exist in each of these cabins? Response - Each cabin has one bedroom. Total pillow count is 11. 10.The Business Opportunity section of the Prospectus states that the current concessioner reports revenue earned at the Leeks Marina Pizzeria as part of marina revenues (in addition to revenues earned from boat rentals and guided lake fishing tours). Can you please provide either a detailed breakdown of the revenues related to the Leeks Marina operation or, at a minimum, an estimate of what percentage of such operation's revenues are related to food and beverage sales? Response - The Service does not have a detailed breakdown of the revenues at Leeks Marina and is not able to provide any additional information in regard to those revenues. 16. Page 15 of the Business Opportunity, addressing Lodging Services, explains that the NPS has determined that one building comprised of four cabin units is in irreparable condition and will be removed, reducing the number of lodging units to 75 at the start of the new Contract. Page B-16 of Exhibit B (Draft Operating Plan) to the Draft Contract, however, states that the Maximum Required Inventory for Signal Mountain Lodge is "75-79 units, 352-363 pillows." (a) Will NPS please provide a more detailed plan and timeline for removal of the four cabins? Response - The Service intends to remove the units from service prior to the effective date of the new contract. Demolition of the units may be delayed depending on the timeline of the Determination of Eligibility study mentioned in the response to Question #19 (below). (b) The Developmental Concept Plan for Signal Mountain Lodge contemplates 79 lodging units, consistent with the number of units authorized under the existing contract. Page B-16 of the Draft Operating Plan further appears to contemplate the possibility of a total of 79 lodging units. Will NPS allow the reconstruction of the four lodging units? If not, will NPS please explain its rationale for not authorizing the replacement of the four cabin units on the site of the older cabins, restoring the number of lodging units back to the current level of 79 units, including how this decision affects the achievement of the "Service Objectives" of providing affordable, comfortable overnight accommodations" and the Service's desire to have the Concessioner "maintain a stratified price range and type of accommodations" (Subfactor 2a)? Response - The Draft Contract authorizes the concessioner to operate up to the 79 units allowed for in the Developmental Concept Plan. The Service will consider replacement of the units, consistent with all the parameters of the Contract. The Service will not approve a project to replace the four units that incurs Leasehold Surrender Interest. The current location of the four units has significant drainage and landscape problems. The Service believes the concessioner can provide affordable, comfortable overnight accommodations while maintaining a stratified price range and type of accommodations using the remaining inventory of cabins. (c) In the event that the four lodging units are not to be reconstructed, in calculating the return to the concessioner under the new contract, did the NPS consider the impact of the reduction in revenues due to the demolition of the four lodging units? If so, please explain what the NPS determined to be the extent of that impact (including any estimate of loss of revenue to the concessioner), as well as any assumptions used by the NPS in making that determination. Response - Yes, the financial feasibility analysis took into account the loss of revenue due to the demolition of the four lodging units. While one might expect the occupancy percentage to rise slightly due to the smaller number of rooms, the Service assumed an approximate 5% decrease in the number of annual occupied rooms in our analysis to determine the minimum franchise fee. This decrease reflected, in part, the loss of the four rooms. 17. Page 25 of the Business Opportunity document explains that, "To determine the specific maintenance needs of the Concession Facilities under the Draft Contract, including deferred maintenance, the Service contracted for a new comprehensive condition assessment that commenced during the fall of 2009" and references "preliminary findings." The NPS further states that it "will provide a list of specific required deferred maintenance projects and applicable completion dates in Attachment 2 to the Maintenance Plan (Exhibit H of the Draft Contract)," which "will be part of the Draft Contract when forwarded to the selected Offeror for contract execution." Similarly, section 10(c)(1) of the Draft Contract, page 14, states: "Repair and Maintenance Reserve projects will include both deferred and non-deferred maintenance. With respect to deferred maintenance, a Specific Required Deferred Maintenance Projects list, which is Attachment 2 to the Maintenance Plan, identifies, prioritizes, and provides the Concessioner with a schedule for curing deferred maintenance. The Concessioner must complete the projects as set forth in Attachment 2." Additional information relating to deferred and non-deferred maintenance is essential to enable potential bidders to assess the scope and extent of the maintenance obligations under the new contract. In this regard: (a) Will NPS please provide the final results of the Facility Condition Assessment showing the individual projects, NPS prioritization, projected/estimated cost, and completion dates for each project? If the final results are not yet available, will NPS please provide the preliminary findings of the Assessment? Response - The condition assessment is not finalized and the Service will not release preliminary findings. The Service will include Attachment 2 to Exhibit H (Specific Required Deferred Maintenance Projects) as part of the Draft Contract when forwarded to the selected Offeror for contract execution. As disclosed on page 25 of the Business Opportunity under the Deferred Maintenance section, the Service anticipates that most of the deferred maintenance needs will qualify as component renewal projects, which may, with Service approval, be funded from available Repair and Maintenance Reserve expenditures. (b) Will NPS please provide a list of specific required deferred maintenance projects with applicable completion dates that will become Attachment 2 to Exhibit H, the Maintenance Plan of the Draft Contract? Response -Please see the response to Question 1 above. (c) Will NPS please provide a list of any known non-deferred maintenance projects that the new concessioner will be required to complete under the new contract? Response - The only non-deferred maintenance projects known at this time are component renewal projects that will be funded through the repair and maintenance reserve. (d) If NPS will not provide the specific information requested in (a), (b), and (c), what is the basis and rationale for not providing this information, as the NPS has provided this information on other Prospectus Solicitations, including, for example, Solicitation CC-OLYM003-10 and CC-HAVO001-l0? Response -At this time, the Service does not have the final Comprehensive Condition Assessment and will not release preliminary findings. (e) Will NPS authorize a Project Management Fee to the Concessioner for Reserve Account Projects managed by the Concessioner? Response - No 18.The first page of Part B of the Proposal Package states that "Offerors must use normal sized font, such as 11 or 12 point, and 1 inch margins on all sides, in the body of the proposal. Tables, charts, graphs, provided forms, and copies of sample material using less than 11 point font is acceptable." Will the NPS accept a font smaller than 11 point for the Financial Pro Formas (Income Statement, Cash Flow Statement, Investment Form, associated assumptions and supporting documentation)? Response - The Service will not accept a font smaller than 10 point for the Financial Pro Formas. 19.With respect to Exhibit D to the Draft Contract, page D-l, please clarify that the only Assigned Real Property Improvements that are Historic are those buildings designated by FMMS Codes 89914 and 89917. Response - The only assets currently included on the List of Classified Structures (LCS) are 89914 and 89917. However, the Service plans to complete a Determination of Eligibility (DOE) within the next two years to review the Signal Mountain area and buildings for historical significance. Findings from the DOE will determine whether additional buildings from Exhibit D should be submitted for inclusion on the LCS. 20.With respect to Exhibit D to the Draft Contract, page D-l, please provide the Facility Condition Assessment Rating for each of the listed Real Property Improvements. Response - The Service does not have "Facility Condition Assessment Ratings" for the Concession Facilities listed on Exhibit D. 21.In the Proposal Package Files (Excel Forms), the Proposal Package File for the Income Statement (specifically direct expenses) is based on a department (line of business basis) total expense and not by detailed direct expense line items (e.g., payroll, R & M, utilities, etc.). Historically, the NPS's Intermountain Region has used the detailed direct expense template, for example for Grand Canyon North Rim, Zion, and Bryce Canyon. Will NPS approve the use of the Income Statement Template which details the direct expenses in lieu of the Proposal Package Template? Response - No, the Service will not approve the use of an alternate format. Use the format presented in the Proposal Package Files. 22.The Draft Operating Plan [5-B (1) (b)] states, "No more than 25 sites at Signal MountainCampground will have electrical, sewer and water hookups." How many campsites currentlyhave electric, sewer & water service? Response - There is currently one site with electric, water and sewer hookups. 23.A significant amount of Total Revenue is categorized as "Other Revenue." What was Total Service Station Revenue for 2006 - 2008? Response - Service Station Revenue is included in Retail Revenue in Exhibit 23 of the Business Opportunity section of the Prospectus. Auto Fuel Sales:2006: $252,267 - 4% of Gross Receipts2007: $302,391 - 5% of Gross Receipts2008: $303,641 - 5% of Gross Receipts
- Web Link
-
FBO.gov Permalink
(https://www.fbo.gov/spg/DOI/NPS/APC-IS/CC-GRTE003-11/listing.html)
- Place of Performance
- Address: Grand Teton National Park
- Zip Code: 83012
- Zip Code: 83012
- Record
- SN02127088-W 20100422/100420235317-9362b403dadcda0412f1fa3b8bb57a93 (fbodaily.com)
- Source
-
FedBizOpps Link to This Notice
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