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COUNTY OF LAKE
RFP No. 1892-04
Issued: February 7, 2018
Submission Deadline:
April 25, 2018 at 5:00 P.M.
By: Michelle Scully
5. PROPOSAL TYPES…………………………………………………………………………………………………………..……….…5
8. WRITTEN QUESTIONS………………………………………………………………………………………………….……………7
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Request for Proposals for Lucerne Hotel
1. INTRODUCTION.
The County of Lake is inviting proposals from qualified proposers for a purchase; a long-term lease to
purchase; or long-term lease of the property known as the Lucerne Hotel, located at 3700 Country
Club Drive, Lucerne, 95458 in Lake County, herein after referred to as the Property. Site area is 7.07
+/- acres and the Property contains approximately 50,000 +/- square feet (s.f.), with approximately
37,000 +/- s.f. on the upper levels excluding the unfinished basement (first floor). Assessor Parcel
Numbers: APN 034-182-03 and -04 (Lucerne Hotel) and APN 034-867-01 through 07 (vacant lots).
Zoning is Planned Development Commercial District with Design Review Combining District, Parking
Combining District, and Floodway Fringe Combining District (PDC-DR-P-FF). The County of Lake’s goal,
hereinafter referred to as the County, is to act in the best interest of the public while maximizing the
economic and community viability of the Property. The County is seeking proposals that will ensure
a sustainable use of the Property which, whether through sale of the property or through lease,
would ensure operation and maintenance in accordance with the terms and conditions contained in
this Request for Proposals (RFP).
Lake County lies within the Pacific Coastal range, and is approximately 110 miles north of San
Francisco, 110 miles northwest of Sacramento, and 70 miles east of the Pacific Ocean. Lake County
is bounded by Mendocino County to the west; Yolo, Colusa, and Glenn Counties to the east; and
Sonoma and Napa Counties to the south. This majestic and unique property is approximately two
hours from Sacramento and the Pacific Coast, and almost three hours from San Francisco. Lake
County is home to Clear Lake, the state’s largest natural freshwater lake and consistently ranks at the
top of the cleanest air in the country and is given an “A” ranking by the American Lung Association.
Lake County has the highest solar potential in the state as it rarely experiences coastal or valley fog,
which translates into 265 days of sunshine.
Lake County is distinguished by its many lakes and beyond; it is a landscape of natural beauty.
Majestic Mount Konocti, the ancient towering volcano and Lake County’s largest park at 1520 acres,
provides a dramatic counterpoint and tremendous vantage point to look out over all of Clear Lake.
Known as one of the top bass fishing ‘capitals’ of the United States, Lake County is a huge attractant
for professional bass tournaments and all kinds of fishing enthusiasts. Lake County boasts a vibrant
regional trails system and access to Berryessa Snow Mountain National Monument. Lake County’s
clean air and high elevations create such rich stargazing opportunities that the community is
exploring efforts to achieve a Dark Sky Community Designation. Lake County has long been known
as a farming community. Vineyards were originally planted in the 1870’s and the first pear orchards
in the 1880’s, some of which are still being farmed by the descendants today. This rich agricultural
heritage of wine grapes, pears, walnuts and many other crops is a strong economic engine for the
county and has also created a growing farm to table movement.
Lake County is rapidly gaining world-wide recognition for its emerging wine industry; with seven
American Viticultural Areas (AVAs) Lake County grapes and wines are coveted for their high quality
and uniqueness. Lake County is home to the world’s largest geothermal field, The Geysers. Lake
County’s geothermal industry provides sustainable, clean, and renewable energy for the state. Lake
County’s deep Native American history is reflected in the local Pomo culture as the direct
descendants of the Pomos who inhabited the Clear Lake area for over 11,800 years represent this
heritage today. Lake County Pomo Indians were fishermen and hunters and were known especially
for the intricate baskets made from tules that grow along the shores of Clear Lake and as well as
other native plants. There are seven sovereign nations of Pomo tribes residing in Lake County, and
four operate casinos. These casinos provide visitors and residents opportunities for gaming, hotel
rooms, cultural events, entertainment, concerts, as well as hosting local community meetings.
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Request for Proposals for Lucerne Hotel
2. A VISION FOR THE FUTURE OF THE LUCERNE HOTEL.
The County of Lake purchased the Property in 2010 to fill the goals identified in the Northshore
Redevelopment Plan which identified primary goals of (1) preventing and eliminating blight, (2)
developing a conference/event center in the North Shore area, (3) providing an economic engine for
Lucerne, the North Shore, and all of Lake County. The Property was in a state of disrepair and the
County began renovations shortly after purchase. Renovations included major, but not complete,
remediation of plumbing, electrical systems, ADA compliance, elevator installation, parking, and
classroom construction to name a few. This renovation encompasses approximately 20,000 +/- s.f
more or less turn-key space which includes the lobby, some office space, three classrooms, sunroom,
and dining room. These spaces were very recently used for classrooms, meetings, and community
events. Several old hotel rooms were renovated on the main floor to serve as a demonstration for
the potential of the building. Local jobs were created and retained during the renovation process and
local businesses were given strong preference when vendors were selected to perform work at the
Property. Much of the Property is as yet renovated, including but not limited to, the basement (first
floor) and several wings of original and unrestored hotel rooms.
The development of a conference/event center on the North Shore was recommended through the
Northshore Redevelopment Plan, using a similar project in Humboldt County as an example, which
motivated private developers to construct lodging facilities nearby. The economic engine aspect of
the Northshore Redevelopment Plan included an educational component. The renovation process
which was undertaken at the Property was done to include classroom space for whatever educational
component may be determined and was not specific to any institution, but was integral to the original
goal for a multi-use facility for events, conferences, and educational opportunities.
The County invites Proposers to envision utilizing this extraordinary building for a use which would
be an economic generator for the community. Each proposal should reflect the County’s desire to
have a Proposer who provides a high level of return to the community when purchasing or operating
and maintaining the Property and related activities in a fiscally responsible manner.
A number of educational, vocational, and commercial uses for the building might include, but not be
limited to: Lodging establishment; Professional Office Space; Educational endeavors; Rural
Educational Center; Culinary Academy; Event and Conference Center; Hospitality Training facility;
Research facility; Limnology research facility; Tech Campus; Viticultural and Enology Center; Health
field; Environmental Studies; and others as proposed which will be evaluated based upon the
potential for a beneficial outcome. These suggestions do not prioritize one use over another, but
outline potential proposals based on the social, economic, natural and built environments that make
up Lucerne and the greater community.
We invite significant and creative proposals for potential uses of the Property. The County’s
primary goal for this RFP is to secure the best and highest use for the Northshore/Lucerne/and
the county as a whole. The proposed use should provide collaborative, complementary, and
beneficial services to the community.
Proposals should be submitted in accordance with the requirements of this solicitation, which are
contained herein.
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Request for Proposals for Lucerne Hotel
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Request for Proposals for Lucerne Hotel
A. Proposals for Purchase: Proposals to purchase property from the County should include
covenants and conditions to assure that the Property is utilized in a manner that is consistent
with the best and most beneficial use for the North Shore community and county as a whole.
Any sale of the Property shall then follow statutory procedures for selling County-owned
property. The Proposer should state their purchase price offer along with proposed escrow
time frame.
B. Proposals for Lease to Purchase: Proposals to enter into a Lease to Purchase agreement
with the County should include covenants and conditions to assure that the Property is
utilized in a manner that is consistent with the best and most beneficial use for the North
Shore community and county as a whole. Proposer should submit an annual proposed Lease
Rate and time frame for lease prior to purchase. Proposer should state their purchase price
offer along with proposed escrow time frame. Any sale of the Property shall then follow
statutory procedures for selling County-owned property
C. Proposals for Long-Term Lease: Proposals to enter into a Long-Term Lease with the
County should include covenants and conditions to assure that the Property is utilized in a
manner that is consistent with the best and most beneficial use for the North Shore
community and county as a whole. Preference will be given to proposals with longer
commitments; a fifteen-year lease period preferred. Proposer should submit an annual
proposed Lease Rate and time frame of lease.
6. PROPOSAL FORMAT AND CONTENTS:
Proposals must be submitted in conformity to the requirements stated herein. Failure to adhere to
all requirements may result in Proposals being disqualified as non-responsive. The Proposal should
clearly demonstrate that the Proposer is qualified to purchase or responsibly lease the Property.
A. Identification: Complete identity of Proposer(s) to include address, daytime phone
number, employment of the Proposer and/or name of organization; Federal Tax ID number
and the names and addresses of the principals who will be responsible for the purchase
and/or operation of the Property and their position/function in that organization. If the
Proposer(s) is a privately held corporation, a listing of all stockholders, their interest in the
company as related to percentage of ownership, and their interest, if any, in the operations
of the organization must be included.
B. Cover Letter. A standard business letter must be included which represents the Proposer’s
ability to supply the proposed scope of action outlined in your proposal to the RFP. This
information can be incorporated into an executive summary of your response. Content
should be no more than four pages. This letter shall also certify that the Proposer will:
1. Comply with all applicable Federal and State building codes, ordinances, zoning, and
occupancy standards and
2. Abide by the Federal Civil Rights Act of 1964, the Federal Rehabilitation Act of 1973
and the Americans with Disabilities Act (ACA) of 1990, and all other Federal and State
laws, regulations, rules, or orders which prohibit discrimination or harassment
against any employee or applicant for employment because of race, color, religious
creed, gender, national origin, ancestry, age, marital status, sexual orientation,
political affiliation, physical or mental disability.
C. Proposer Schedule. Provide a timeline for project completion, assuming proposal is for a
Lease to Purchase option or Long-Term Lease option award. Include key events such as a
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timeline for entering a long-term agreement, project start date, plan approval, obtaining
building permits if necessary, groundbreaking, completing construction, anticipated start-
date, etc.
D. Property Use Proposal. Include a description of the proposed uses for the Property, types
of spaces for each use, preliminary floor plans, quality and type of construction required if
any. Include a description for any additional uses of space not included in the general
proposal, if the proposal is for multi-use.
E. Financial Terms: All terms should be considered as a beginning point for negotiations.
Include specific details such as purchase offer, length of term, and the lease rate, include all
tenant responsibilities (e.g. taxes, insurance, maintenance, general expenses, etc.)
1. Purchase Proposals: Lender pre-qualification letter or appropriate proof of funding
to close escrow.
2. Lease to Purchase Proposals: Lender pre-qualification letter or appropriate proof of
funding for term of lease. Proposers will be limited to complete purchase within five
(5) years with lease payments intended to go toward purchase price.
3. Long-Term Lease Proposals: Lender pre-qualification letter or appropriate proof of
finances to maintain, develop, and pay rental value of property for a minimum of
five (5) years.
F. References: A list of projects similar to the subject of this RFP with client name, contact
information and size, use, and location of the project.
G. Proof of Accreditation: Include documentation of institution and/or program
accreditation by the appropriate body that is recognized by the U.S. Department of
Education if submitting an educational facility proposal.
H. All proposals must include a cashier’s or certified check in the amount of Two Thousand
Five Hundred Dollars ($2500) payable to the County of Lake as earnest money to assure that,
if the proposal is selected, the Proposer will enter in good faith into an agreement with the
County to enact the terms and conditions set out in the Proposal and in the conditions as set
out in this Request for Proposals. Earnest monies of Proposers not selected will be refunded
within thirty (30) days after the acceptance by the County of the successful Proposer’s
proposal. If negotiations are successful to contract, these funds will be applied to the
contract. If unsuccessful, the County will retain said funds.
7. PROPERTY SITE VISITS.
Parties that have not submitted a Qualification Letter (qualified Proposers) meeting the requirements
as described above, will not be eligible for a Property site visit. Site visits will be conducted no later
than April 4, 2018 and can only be scheduled by contacting the primary contact as listed above.
Specific dates for showing may be chosen by the County representative as needed.
8. WRITTEN QUESTIONS.
The County does not intend to hold a Proposer’s conference for this RFP. However, if the County does
deem it necessary to hold a conference, all qualified Proposers will be notified either in writing or
electronic mail. In lieu of a Proposer’s conference, the County will accept written questions from
qualified Proposers. All questions must be submitted in writing no later than 5:00 p.m. April 4, 2018
and addressed to Michelle Scully at the address listed above. Answers to written questions will be
released to all qualified Proposers. The County reserves the right to decline to respond to any
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questions if, in the assessment of the County, the information cannot be obtained and shared with
all qualified Proposers in a timely manner.
9. INTERPRETATIONS AND ADDENDA.
The County reserves the right to amend, alter, or change the rules and conditions in this RFP prior to
the deadline for submission of proposals. Any revisions to the RFP will be accomplished through
addenda or supplements to the RFP and shall become part of the RFP. The County will not be
responsible for any other explanation or interpretation. All addenda will be sent to all persons and
entities who submitted a Qualification letter. It is the responsibility of the Proposer to ensure that
they received all addendums and/or supplements prior to submitting a proposal. It shall be the
Proposer's responsibility to advise the County in writing if any language, requirement, specification,
etc., or any combination thereof, inadvertently restricts or limits the requirements stated in this RFP
to a single source. Such notification must be received by the County not later than ten (10) days prior
to the date set for acceptance of proposals.
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Request for Proposals for Lucerne Hotel
Award will be based on the evaluation criteria listed below for a total of 100 points:
Community/Public Service (Maximum 30): The Proposer’s ability to contribute beneficially to the
residents and visitors of Lake County, and to the vision of the Board of Supervisors.
Purchase or Lease Offer and Financial Projections (Maximum 30 points): The purchase, lease and
purchase, or lease amount offered by the Proposer. Break even analysis. Revenue projections for the
proposed term of lease, if lease is proposed. The Proposer must exhibit the necessary financial
responsibility and strength to successfully purchase or operate the lease hold for the term of the
lease.
Operational Proposal (Maximum 20 points): The quality, attractiveness of the proposal.
Understanding the needs, goals, and objectives of the County. Responsiveness to requirements
described in RFP, conformance with County objectives while providing the highest and best use of
the Property. The extent to which a proposal clearly addresses the elements of this RFP is a key factor
in selection. A thorough, well-constructed proposal is essential.
Professional Experience (Maximum 20 points): A summary of the Proposer’s experience and
qualifications for this type of enterprise. The Proposer should include verification documenting their
qualification to conduct the proposed use. Review past experience of the Proposer in successfully
managing an operation of the type of business proposed.
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17. RFP AWARD APPEAL PROCEDURE.
Proposers wishing to appeal must follow the procedures provided by this section. Appeals not
submitted in accordance with these procedures will not be reviewed. Any Proposer may file a written
protest with the County of Lake, Attention Michelle Scully, not later than five (5) days after the date
of receipt of a Notice of Intended Award or Notice of Non-Award. The appeal shall be sent by
registered mail as such:
RFP No. 1892-04 for Request for Proposals for the Lucerne Hotel Property Appeal
CONFIDENTIAL
Lake County Administrative Office
Attn: Michelle Scully
255 North Forbes Street
Lakeport, CA 95453
Michelle.Scully@lakecountyca.gov
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information that is confidential or proprietary by law, Proposer shall label all such pages with a
stamped annotation such as: “CONFIDENTIAL-PROPRIETARY TRADE SECRETS, DO NOT DISCLOSE”
and further, provide written notification to the County of its request to keep said information
confidential. A Proposer’s request for confidentiality must be made in writing and enclosed in the
envelope containing the proposal. The proprietary or confidential data must be readily separable
from the proposal in order to facilitate eventual public inspection of the non-confidential portion of
the proposal. Financial statements shall be permanently considered confidential, and therefore, not
available for public review.
19.2 Proposer shall indemnify and defend County and its officers, employees, and agents against
and hold them harmless from any and all claims, losses, damages, and liability for damages, including
attorney's fees and other costs of defense incurred by County, whether for damage to or loss of
property, or injury to or death of person, including properties of County and injury to or death of
County officials, employees or agents, arising out of, or connected with the use of any copyrighted or
uncopyrighted composition, secret process, patented or unpatented invention, articles or appliances
furnished or used under this Request and any subsequent Contract, unless such damages, loss, injury
or death is caused solely by the negligence of County.
19.3 Security and Confidentiality: To preserve the integrity of the security and confidentiality
measures integrated into County operations, any Proposer required to come in contact with
confidential County information in order to respond to this RFP and/or to perform the services
solicited, may be required to sign and submit a Confidentiality Statement. Successful Proposer’s
personnel and/or subcontractors, who may require periodic access to secured areas within the
County, may be required to wear security identification badges. Badges will be issued to individuals
only after satisfactory completion of a background check. Any such confidentiality and/or security
measures will be part of the contract.
19.4 This RFP supersedes all proposals, oral and written, and all negotiations, conversations or
discussions heretofore and between the parties related to the subject matter.
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