3-ATT B Scope of Work BD26-78 Utah State Parks Automated Saunas Rev.pdf

ATT C SCOPE OF WORK BD26-78

AUTOMATED SAUNA CONCESSION SERVICES

FOR THE UTAH DIVISION OF STATE PARKS

SECTION A: PROJECT OVERVIEW

1. PURPOSE OF THE RFP

1.1 Intent of the Procurement

The State of Utah, Division of State Parks, is issuing this Request for Proposals to solicit competitive sealed proposals from qualified firms or individuals to establish a five (5) year concessionaire agreement for the provision of professional, automated, and non-permanent sauna services at Willard Bay State Park, Utah Lake State Park, and Wasatch Mountain State Park.

The Division’s primary objective is to enhance the year-round recreational value of Utah’s State Parks by providing high-quality wellness amenities that cater to both local residents and visitors. The Division seeks an Offeror who demonstrates a commitment to safety, environmental stewardship, and a seamless "user-friendly" technological interface.

1.2 The "Best Value" Standard

In accordance with Utah Code § 63G-6a-707, this RFP will be evaluated based on the "Best Value" to the State. This means the contract will be awarded to the responsive and responsible Offeror whose proposal is determined to be the most advantageous to the Division, taking into consideration the evaluation criteria set forth in this document (e.g., operational expertise, safety protocols, and the proposed concession fee).

1.3 Vision for the Concession

The Division envisions a service that:

● Complements the Natural Environment: Utilizing high-quality, aesthetically pleasing mobile units.

● Operates Autonomously: Leveraging modern technology for bookings and access, reducing the need for on-site staffing.

● Promotes Safety and Hygiene: Maintaining rigorous cleaning standards and automated safety monitoring in high-heat environments.

2. BACKGROUND OF AGENCY

2.1 The Division of State Parks

The Utah Division of State Parks (the “Division”) manages 46 state parks areas throughout Utah. The Division’s mission is to enhance the quality of life in Utah by preserving, managing, and providing outdoor recreation opportunities in some of the state's most iconic landscapes. In 2025, Utah State Parks saw record-breaking visitation, with millions of residents and tourists utilizing park facilities for camping, boating, and wellness activities.

2.2 Current Recreation Trends

The Division has observed an increasing demand for "four-season" recreation and wellness-oriented amenities. While many Utah State Parks are traditionally viewed as summer destinations, the Division is actively expanding its offerings to provide year-round value. Automated sauna services represent a key component of this expansion, offering a unique "apres-ski" or "cold-weather" amenity that pairs naturally with Utah's climate and outdoor culture.

2.3 The Pilot Context

Following a successful trial period for automated sauna services at select locations, the Division is now seeking a long-term partner to formalize and potentially expand these services across the park system. This RFP is designed to transition from a testing phase to a robust, professional concessionaire model that can scale with the Division’s needs.

2.4 Concession Locations and Expansion

The Division has identified Willard Bay State Park, Utah Lake State Park, and Wasatch Mountain State Park as preferred initial locations based on existing infrastructure and demonstrated user interest. However, this concession is intended to be system-wide.

While these three parks are the current priority, the Division reserves the right to expand services to any of the 46 parks within the system.

All specific placements and expansions are subject to the written consent of the individual Park Manager and must align with the specific operational needs and resource management plans of the requested park site.

3. DESIRED LENGTH OF CONTRACT

3.1 Contract Term

The Division intends to award a contract for a fixed period of five (5) years. This contract term shall commence on the date of last signature by the authorized representatives of the State of Utah and the Concessionaire.

3.2 Service Exclusivity (Non-Compete Assurance)

To ensure the operational viability of the concession, the Division provides a Non-Compete Assurance. During the term of this contract, the Division will not contract with or permit any other third-party vendor to provide the same "Required Concession Services" (automated sauna services) within the designated and amended Concession Service Areas.

3.3 No Option to Renew

Pursuant to the specific needs of this solicitation and to ensure regular market competition, there are no renewal options associated with this contract. The contract will terminate automatically at the end of the five-year term.

3.4 Transition of Services

Upon the expiration or earlier termination of the contract, the Concessionaire shall:

● Cease all operations within the Concession Service Areas on or before the termination date.

● Remove all personal property, including but not limited to mobile sauna units, trailers, and temporary signage, within thirty (30) calendar days of the termination date.

● Restore the Concession Premises to their original condition, ordinary wear and tear excepted.

● All costs associated with the removal of equipment and site restoration are the sole responsibility of the Concessionaire; the Division shall not be liable for any remaining value of the Concessionaire's personal property.

● The Division reserves the right to re-solicit for these services through a new competitive procurement process at any time during the final year of the contract to ensure a seamless transition for park visitors.

4. MANDATORY SITE VISIT

In accordance with Utah Administrative Code R33-1-13, a mandatory site visit will be held for this solicitation. Due to the unique operational requirements of placing automated sauna units within state park boundaries, attendance is required to ensure all Offerors understand the site-specific constraints and utility availability.

● Requirement: All Offerors wishing to submit a proposal must have a representative attend the site visit in its entirety and sign the official attendance sheet.

● Consequence of Non-Attendance: Pursuant to Utah Code § 63G-6a-703, any proposal submitted by an Offeror who did not attend the mandatory site visit will be deemed non-responsive and will be disqualified without further evaluation.

● Date and Time: Monday, June 8th, 2026 at 10:00 AM

● Location: Wasatch Mountain State Park Visitor’s Center, 1281 Warm Springs Rd, Midway, UT, 84049

5. ADMINISTRATIVE INQUIRIES

5.1 Sole Point of Contact

From the date of issuance of this RFP until a selection is made, the sole point of contact for this procurement is Brayden Dent. Offerors shall not contact other Division employees or Park Managers regarding this RFP.

5.2 Question and Answer Period

All questions must be submitted through the Utah Public Procurement Place. Answers will be posted as an official addendum to the RFP.

6. CONTRACTUAL TERMS & CONDITIONS

6.1 State of Utah Standard Terms and Conditions (Attachment A) The contract resulting from this RFP will be subject to the State of Utah Standard Terms and Conditions for Services. These are the general legal requirements for any entity doing business with the State.

6.2 Division Concession Standard Terms and Conditions (Attachment B) In addition to the general state terms, the Concessionaire must adhere to the Division of State Parks Concession Standard Terms and Conditions. This document outlines specific requirements regarding park safety, resource protection, "first-class" maintenance standards, and the Division's right to manage park land and easements.

6.3 Exceptions to Terms and Conditions

Pursuant to Utah Admin Code R33-7-104, any Offeror who takes exception to the terms in either Attachment A or Attachment B must submit a specific, redlined version of the terms with their proposal. The Division reserves the right to reject proposals with excessive exceptions that conflict with the best interests of the State or Utah Procurement Code.

6.4 Price Guarantee Period

All concession fees (revenue share) paid to the Division must remain firm for the entire five (5) year term. All user-facing pricing (rates charged to the public) must remain firm for at least the first twenty-four (24) months of the contract.

7. INSURANCE REQUIREMENTS

The successful Concessionaire shall be required to provide proof of insurance meeting the State of Utah’s minimum standards. Failure to maintain the required insurance is grounds for immediate termination of the contract.

● General Liability: $1,000,000 per occurrence / $3,000,000 aggregate.

● Additional Insureds: The "State of Utah, Division of State Parks" must be named as an additional insured. For parks on federal land (e.g., Willard Bay), the "Bureau of Reclamation" must also be named.

● Worker’s Compensation: Statutory limits as required by Utah law.

AUTOMATED SAUNA CONCESSION SERVICES

FOR THE UTAH DIVISION OF STATE PARKS

SECTION B: SCOPE OF SERVICES

SUBSECTION A: GENERAL OPERATIONAL REQUIREMENTS

A.1 CONCESSION SERVICE AREAS & NON-EXCLUSIVE USE

The designated Concession Service Areas include the water areas and grounds of those state parks managed by the Division where the Concessionaire is authorized to provide services.

● Mapping and Identification: As each individual park "opts in" to the contract, the specific Concession Service Area for that park will be precisely identified and mapped. This map must be signed by both the Concessionaire and the Park Manager and will be incorporated into the Contract via an official written amendment. This amended footprint will serve as the official designated footprint for operations at that respective site. The formal mapping and opt-in process will be completed using the Division’s Standard Park Addendum Form, ensuring consistent operational standards across all locations.

● Non-Exclusive Land Use: Concessionaire’s use of the Service Areas shall be non-exclusive. The Premises remain public land, and the Concessionaire’s operations must be compatible with use by the public and park employees. The Division reserves the right to access the area at any time for maintenance, emergencies, or resource management.

● Service Exclusivity (Non-Compete): While the land use is non-exclusive, the service privilege is exclusive. As outlined in Section 4.2 of the RFP, the Division will not contract with or permit another third-party vendor to provide automated sauna services within the Concessionaire's designated and amended footprint during the term of this contract.

● Expansion: While the initial focus remains on Willard Bay, Utah Lake, and Wasatch Mountain, this contract is open to all parks within the system. Addition of new parks is subject to Park Manager consent and the formal mapping process described above.

A.2 CONCESSION PREMISES & SITE RESTORATION

● Nature of Structures: Concessionaire must provide its own saunas. All structures must be portable, mobile, or temporary (e.g., trailer-mounted or on skids). No permanent foundations or real property improvements are permitted.

● Site Restoration: Upon the expiration, termination, or non-renewal of this Contract, or upon the request of the Park Manager for seasonal relocation, the Concessionaire shall remove all personal property and temporary structures.

○ Timeline: Removal must be completed within thirty (30) calendar days of contract end, or forty-eight (48) hours if required for an emergency park closure.

○ Condition: The Premises must be restored to its original condition, ordinary wear and tear excepted. If the Concessionaire fails to restore the site, the Division may perform the restoration and bill the Concessionaire for all associated costs.

● LSI Waiver: Concessionaire expressly waives any claim to Leasehold Special Interest (LSI) or compensation for any equipment or structures placed on park grounds.

A.3 FORESTRY, FIRE AND STATE LANDS MANAGEMENT AGREEMENT

Some state parks are managed under lease agreements with the State of Utah Division of Forestry, Fire and State Lands. This Contract is subject to review and approval by that Division, where applicable.

A.4 LAND AND WATER CONSERVATION FUND (LWCF) ENCUMBERED LAND

The Concessionaire acknowledges that portions of the Service Areas may be encumbered by restrictions set forth by the Land and Water Conservation Fund Act (“LWCFA”) of 1965 (P.L.

88-578; 36 CFR Part 59). Concession activities shall not prevent or burden public recreation and leisure uses at these encumbered portions of the parks.

A.5 BUREAU OF RECLAMATION (RECLAMATION) PROVISIONS

The Division manages 11 parks subject to a lease agreement with Reclamation. This Contract is subject to the following:

● Superior Rights: Reclamation rights are superior; Concessionaire operations are subordinate to Reclamation project purposes.

● Data Rights: Reclamation may request annual use data, financial reports, and maintenance plans.

● Closure Power: Reclamation may close reservoir areas for safety or national security;

Concessionaire must comply immediately upon notification.

● Insurance: Concessionaire shall name Reclamation as an additional insured on all required policies.

● Signage: Use of the Reclamation seal, logo, or tagline is strictly prohibited.

A.6 BUREAU OF RECLAMATION INDEMNITY AGREEMENT

Concessionaire shall indemnify and hold harmless the United States from all damages/claims arising out of any act, omission, or misconduct in the performance of duties under this Contract.

This does not waive any defense available to the State of Utah under the Governmental Immunity Act of Utah (Utah Code 63G-7-101).

A.7 UTILITIES, MAINTENANCE, AND SANITATION

Utility Connections: The Division provides access to existing electrical and water hookups.

Concessionaire is responsible for the "last mile" connection (cables/hoses) meeting all safety codes.

Utility Fee & Pro-Rating: Concessionaire shall pay a flat fee of $100.00 per month per park location for utility usage.

● Pro-Rating: For any month in which a sauna unit is operational for fewer than twenty

(20) days (e.g., during the initial month of installation, seasonal removal, or a park-mandated closure), the fee shall be pro-rated at a rate of $3.33 per day.

● Payment: This fee is due in addition to the proposed concession fee percentage and must be remitted monthly.

Maintenance Standard: Concessionaire shall maintain the Premises in “first-class” condition. Concessionaire waives all claims against the Division for loss caused by utility system impairments.

A.8 MINIMUM OPERATING SCHEDULE

Concessionaire shall maintain the following minimum concession operation days and hours for sauna availability throughout the year:

• Friday – Sunday: 8:00 a.m. to 8:00 p.m.

● Monday – Thursday: 10:00 a.m. to 6:00 p.m.

Concessionaire is welcome to be open above and beyond these hours but must be open for business at the agreed-upon hours at a minimum.

The Division acknowledges that seasonal fluctuations or specific park conditions may necessitate adjustments to these hours; final operational schedules for each location may be negotiated and established at the time the individual park "opts in" to the contract.

Operating days and hours must be clearly identified and posted to the public at the Concession Premises and online. Any exceptions from the agreed-upon days and times must be pre-approved by the Park Manager in writing. Any proposed seasonal adjustments to this schedule must be submitted to the Park Manager at least thirty (30) days in advance for review and written approval. If a Concession Service Area is closed or unavailable to the public for any reason (e.g., weather, emergency, or Bureau of Reclamation project needs), then Concessionaire is not required to be open and operating during the same period of time.

SUBSECTION B: REQUIRED CONCESSION SERVICES

B.1 SAUNA INSTALLATION & TECHNICAL STANDARDS

● Regulatory & Building Code Compliance: The Concessionaire is responsible for ensuring all units comply with the Utah State Building Code, the State Fire Code, and any requirements set forth by the State Fire Marshal (SFM). DFCM & Building Official Review: Because these units are placed on State-owned land, the Concessionaire’s installation plans may be subject to review by the Division of Facilities Construction and Management (DFCM). The Concessionaire is responsible for all associated plan-review fees and for obtaining any required State Building Permits.

● Accessibility Standards (ADA & ANSI A117.1-2017): Per Division directive, all sauna units must be fully accessible. Although federal 2010 ADA standards require a 60-inch turning space, Utah has adopted ICC/ANSI A117.1-2017, which requires enhanced clearances for new facilities. All proposed units must meet the following:

○ Interior Clearance: A circular turning space with a 67-inch minimum diameter. (A T-shaped turning space is an acceptable alternative if it fits within a 68" x 60" area per 2017 ANSI specs).

○ Seating: At least one bench at an accessible height (17–19 inches).

○ Access & Ramping: Concessionaire is responsible for providing and maintaining

ADA/ANSI-compliant ramping (max 1:12 slope) and ensuring a stable, slip-resistant path of travel.

○ Thresholds: Door thresholds shall not exceed 1/2 inch (or 1/4 inch if vertical).

○ Accessible Route & Site Responsibility: Concessionaire is responsible for both the unit’s internal accessibility and the provision of an accessible "path of travel" from the nearest existing park infrastructure (e.g., parking lot or sidewalk) to the unit entrance.

● Heating Element & Safety Standards: All electric heaters must be UL 875 listed (or UL 60335-2-53). Heaters must be protected by a manufacturer-approved safety guard to prevent accidental contact. If wood-burning units are used, they must include a spark arrestor and meet specific chimney height and ventilation requirements per IRC Chapters 17 and 18.

● Thermal Controls & Sensors: Controls must strictly limit the interior room temperature to a maximum of 194°F (90°C). If the thermostat is not integrated into the heater, the sensor must be mounted within 6 inches of the ceiling for accurate monitoring.

● Safety Features & Egress: Each unit must be equipped with a visible thermometer and a mechanical timer. Doors must swing outward and remain unlocked during operation.

Egress must be possible by simple pressure from the interior; the use of electronic locks, keyed deadbolts, or any latching mechanism requiring a "manual override" is strictly prohibited.

● Sanitary Materials: Interior surfaces must utilize waterproof, non-absorbent, and easily cleanable materials (as required for public/commercial use) to allow for the rigorous daily sanitization protocols outlined in Section B.5.

● Capacity & Signage: Concessionaire shall strictly limit occupancy to the manufacturer’s rated capacity. Maximum occupancy and "Use at Your Own Risk" signage must be clearly posted on the exterior of each unit.

● Aesthetic Integration & Park Manager Approval: The exterior design, materials, and color palette of each sauna unit must be visually compatible with the specific park environment. Final placement and the external aesthetic design of all units are subject to the prior written approval of the individual Park Manager.

B.2 AUTOMATED RESERVATION & ACCESS SYSTEM

● Booking Interface: Concessionaire shall provide a digital reservation system allowing customers to view real-time availability and pay for sessions.

● PCI-DSS Compliance: Concessionaire shall ensure all digital payment processing is PCI-DSS compliant and shall indemnify the State against any data breaches involving customer financial information.

● Access Control: Upon booking, customers must receive a unique, time-sensitive access code. Saunas must remain locked when not in use.

● Customer Assistance: A 24-hour emergency contact number must be posted at the sauna site and monitored daily during operating hours. Concessionaire is responsible for all routine and emergency maintenance.

B.3 MINOR USAGE & PARENTAL RESPONSIBILITY

● Adult Supervision: To mitigate risks associated with unstaffed high-heat facilities, all users under the age of 18 must be accompanied by a parent or legal guardian at all times.

● Waiver & Risk Acknowledgment: Concessionaire must utilize a Participant Agreement for minors that includes both a liability waiver and a specific Acknowledgment of Risk signed by the parent/guardian.

● Company Responsibility: Concessionaire is responsible for ensuring their waiver process complies with current Utah case law regarding parental signatures.

Concessionaire shall indemnify the Division against any claims brought by or on behalf of a minor user, regardless of whether a waiver was signed.

B.4 PARK ENTRANCE & ACCESS PROTOCOL

● Mandatory Entry Fees: As a general rule, all sauna guests are required to pay the standard Utah State Park daily entrance fee (or possess a valid Utah State Parks Annual Pass). The sauna reservation fee is for the sauna service only and does not include or waive the required park entrance fee.

● Standard Access & Gate Protocol: Unless otherwise directed by the Park Manager via a site-specific Addendum, guests shall follow standard park entry procedures and pay all applicable fees at the gate or self-pay station. A sauna reservation does not grant priority access or allow guests to bypass park entrance lines.

● Point of Sale Disclosure: All digital booking platforms and confirmation emails must include the following notice: “Notice: A valid Utah State Park entrance fee is required for park entry and is not included in your sauna reservation. Please pay at the park gate, self-pay station, or verify your Annual Pass upon arrival.”

● Manager Discretion & Modified Access: The Division acknowledges that site-specific constraints (e.g., lack of physical gate infrastructure) may require modified protocols.

○ The "Opt-In" Exception: At the time of the "Opt-In" Addendum, the Park Manager and Concessionaire may establish a modified access protocol to satisfy entry requirements.

○ Negotiated Terms: In these specific instances, a flat-rate fee or an additional "entry fee" percentage may be negotiated and established within the Park-Specific Addendum to offset the traditional day-use fee.

○ Authorized Entry: Where a modified protocol is utilized, a valid sauna reservation serves as the authorized permit for entry, ensuring a "no-hassle" experience for the guest while maintaining proper revenue and visitation tracking for the park.

B.5 REQUIRED CLEANINGS & HYGIENE

● Daily Sanitization: Concessionaire shall perform daily sanitization of the sauna interiors, changing rooms, and high-touch surfaces using non-toxic, antimicrobial agents.

● Sanitation Log: Concessionaire must maintain an on-site or digital cleaning log recording the date and time of each cleaning, available for inspection by the Division at any time.

B.6 REGULATORY PERMITS & OVERSIGHT

● Local Health Department: The Concessionaire is responsible for obtaining all necessary Public Health Permits required by the local County Health Department (e.g., Salt Lake, Wasatch, or Box Elder County). This may include facility inspections, sanitation plan reviews, and annual operating permits.

● DFCM & Building Official Review: Because these units are placed on State-owned land, the Concessionaire’s installation plans may be subject to review by the Division of Facilities Construction and Management (DFCM). The Concessionaire is responsible for all associated plan-review fees and for obtaining a State Building Permit if required.

SUBSECTION C: ADDITIONAL POTENTIAL CONCESSION SERVICES

The following services are not mandatory but may be offered subject to the prior written approval of the individual Park Manager.

● Retail & Rentals: Concessionaire may sell or rent sauna-related items (e.g., towels, robes, bottled water, or approved essential oils). No glass containers are permitted.

● Enhanced Amenities: Concessionaire may propose portable add-ons such as cold-plunge tubs, outdoor showers, or changing pods. These require a Park Manager-approved drainage and placement plan.

● Programming: Concessionaire may offer guided wellness sessions or special events, provided they are staffed on-site and comply with park insurance and noise regulations.

● Innovative Proposals: The Division remains open to other relevant products, services, or technological enhancements proposed by the Concessionaire that improve the visitor experience or operational efficiency, provided they align with the park’s mission and receive written approval.

FOR THE UTAH DIVISION OF STATE PARKS

EVALUATION CRITERIA AND PROCESS

SECTION C

MANDATORY MINIMUM REQUIREMENTS (Pass/Fail)

● Attendance at Mandatory Site Visit (Sign-in sheet verified) held on Monday, June 8th, at 10:00AM at the Wasatch Mountain State Park Visitor’s Center, 1281 Warm Springs Rd, Midway, UT 84049. Failure to have a representative present at the site visit disqualifies the vendor from submitting a bid.

● Acknowledgment of Terms & Conditions (Standard terms accepted or redlines provided).

● Verification of Unit Portability: Written confirmation that all proposed units are mobile/temporary; no permanent foundations permitted.

● Separately Sealed Financial Proposal (Per Utah Code § 63G-6a-707). This is included as

Attachment D: Concession Fee Proposal Form.

SEE TECHNICAL CRITERIA BELOW TO BE ANSWERED BY EACH VENDOR

TECHNICAL CRITERIA (1,000 Points Total)

1. REQUIRED SAUNA SERVICES PLAN (400 Points)

● Equipment & Safety (200 points): Offeror must provide a detailed outline of the sauna units being proposed (including photos/specs). Describe safety features (panic hardware, thermometers), heating source (electric vs. wood-fired), and how units meet the manufacturer’s capacity and safety standards.

● Automated Access & Technology (100 points): Detail the online booking interface and the time-sensitive access code system. How does the system handle reservations, code generation, and potential power/internet outages?

● Operations & Maintenance (100 points): Provide a detailed plan for daily sanitization (including the use of the Sanitation Log), routine maintenance, and emergency response times for customer assistance.

2. BUSINESS DEVELOPMENT PLAN (200 Points)

● Additional Services (150 points): Outline the feasibility of providing Section C items

(Retail, Cold Plunges, Programming). Describe the timeline for implementation and any other innovative ideas.

● Marketing & Fee Compliance (50 points): Describe your target market and marketing budget. Crucial: Detail how you will communicate the "Mandatory Park Entrance Fee" requirement to customers during the booking process.

3. COMPANY QUALIFICATIONS (200 Points)

● Experience (150 points): Describe experience providing automated concessions, sauna services, or similar recreation-based operations.

● Organizational Structure (50 points): Describe the team involved in day-to-day management. Provide resumes for project managers and technical leads.

4. FINANCIAL PLAN (50 Points)

● Offerors must include anticipated revenues and a proposed customer pricing schedule for the first year of operations.

● CRITICAL NOTICE: Offeror’s Financial Plan must not include proposed concession fees to be submitted to the State. If the concession fees are included in the proposed financial plan, Offeror’s proposal may be deemed non-responsive and disqualified from evaluation. All proposed concession fees that will be paid to the State must be proposed in Attachment D: Concession Fee Proposal Form only.

5. CONCESSION FEE PROPOSAL (150 Points) (See Stage 3 for Concession Fee Proposal Form)

The points assigned to each Offeror’s fee proposal will be based on the highest percentage of gross receipts offered to the State:

o The Offeror with the highest proposed percentage will receive 150 points (100% of the points).

o All other Offerors will receive points based on the following formula: 150 X (Offeror's Proposed Percentage)/(Highest Proposed Percentage)

PROPOSAL EVALUATION & PROCESS

Evaluation Overview All proposals received in response to this RFP will be evaluated in a manner consistent with the Utah Procurement Code, Administrative Rules, policies, and the evaluation criteria established in this RFP. Offerors bear sole responsibility for the items included or not included within the proposal submitted. Each area of the evaluation criteria must be addressed in detail.

Stage 1: Initial Review In the initial phase, the conducting procurement unit will review all proposals received by the deadline. Non-responsive proposals that do not conform to RFP requirements or fail to meet the Pass/Fail Mandatory Minimum Requirements will be eliminated from further consideration.

Stage 2: Technical Proposal Evaluation Responsive proposals will be evaluated by an evaluation committee against the technical criteria. Proposals will be scored as follows:

Evaluation Criteria Points

1. Required Concession Services Plan (400 points possible)

1.1 Equipment and Safety 200

1.2 Automated Access & Technology 100

1.3 Operations & Maintenance 100

2. Business Development Plan (200 points possible)

2.1 Additional Potential Services 150

2.2 Marketing Plan & Fee Compliance 50

3. Company Qualifications (200 points possible)

3.1 Experience 150

3.2 Organizational Structure 50

4. Financial Plan (Pricing/Revenue Projections) (50 points possible) 50

Total Technical Criteria Points Possible 850

Total Concession Fee Points Possible 150

Total Points Possible: 1,000

Technical Score Threshold: Offerors must achieve a minimum technical score of 510 points (60%) to proceed to Stage 3. Offerors scoring below this threshold will be deemed non-responsive and ineligible for further consideration.

Stage 3: Concession Fee Proposal Evaluation Offerors successful in the Technical Evaluation will advance to the Final Stage. The total Concession Fee Proposal points are 150.

The points assigned to each Offeror’s fee proposal will be based on the highest percentage of gross receipts offered to the State:

● The Offeror with the highest proposed percentage will receive 150 points (100% of the points).

● All other Offerors will receive points based on the following formula:

150 X (Offeror's Proposed Percentage)/(Highest Proposed Percentage)

Final Selection: Technical scores from Stage 2 will be added to the Concession Fee scores from Stage 3. The State expects to award the contract to the Offeror with the highest total combined score.

FOR THE UTAH DIVISION OF STATE PARKS

ATTACHMENT D: CONCESSION FEE PROPOSAL FORM

SOLICITATION # BD26-78

Offeror Name:

I. CONCESSION FEE: PERCENTAGE OF GROSS RECEIPTS (Scored)

Concessionaire shall remit concession fees in accordance with the provisions in Attachment B:

Concession Standard Terms and Conditions.

● Firm Five-Year Term: In accordance with the Terms and Conditions of this solicitation, the proposed Percentage Concession Fee must remain firm for the entire five (5) year term of the contract.

● Adjustments for Extraordinary Circumstances: The Division acknowledges that extraordinary circumstances, emergencies, or unforeseen conditions beyond the control of either party may arise during the contract term. In such events, any adjustment to the Concession Fee must be mutually agreed upon in writing and executed via a formal contract amendment signed by both the Concessionaire and the Division Director (or their designee).

Proposed Concession Fee (% of adjusted gross receipts): The Concession Fee shall be a percentage of Concessionaire’s “adjusted gross receipts” as that term is defined in Attachment B. This fee applies to all services listed in Attachment C: Scope of Services.

Proposed Percentage: % (Suggested minimum: 10.0%)

II. FIXED UTILITY FEE (Non-Scored) By signing this proposal, the Offeror acknowledges and agrees to the mandatory flat-rate utility fee as outlined in Attachment C, Section A.7:

● Monthly Utility Fee: $100.00 per month, per park location.

● Pro-Rating: If a unit is operational for fewer than twenty (20) days in a month, the fee shall be pro-rated at $3.33 per day.

● Payment: This fee is a fixed operational cost and is due in addition to the Percentage

Concession Fee proposed above.

III. EVALUATION FORMULA

Purchasing will use the following formula to award the 150 points available for this section: The points assigned to each Offeror’s fee proposal will be based on the highest percentage of gross receipts. The Offeror with the highest proposed percentage will receive 100% of the points (150 points). All other Offerors will receive a portion of the total points based on the following calculation: 150 x (Offeror’s Proposed Percentage / Highest Proposed Percentage)

Authorized Signature: Date:

(Any deviation from this format or the inclusion of these fees in the Technical Proposal may result in disqualification.)

FOR THE UTAH DIVISION OF STATE PARKS

EXHIBIT E: SAMPLE PARK-SPECIFIC ADDENDUM (FOR REFERENCE ONLY)

This template is provided for informational purposes to illustrate the anticipated “opt-in” process for individual park locations. The Division reserves the right to modify this template to meet the specific operational or resource management needs of any given park site.

EXHIBIT [X]: PARK-SPECIFIC CONCESSION ADDENDUM

_ ____ STATE PARK

CONCESSION: Automated Sauna Services

LOCATION: [Insert Park Name, e.g., Willard Bay State Park]

EFFECTIVE DATE: [Date]

1. DESIGNATED CONCESSION PREMISES

The Concessionaire is authorized to operate within the specific footprint identified in the attached Site Map (Attachment 1 to this Addendum).

● Placement: Units shall be placed [e.g., North of the Marina parking lot on the gravel pad].

● Aesthetic Approval: The Park Manager has reviewed and approved the specific unit design [e.g., Model X with Charcoal Cedar finish].

2. OPERATIONAL SPECIFICS

● Operating Season: [e.g., Year-round / October 1st – April 15th].

● Approved Hours: [e.g., Friday–Sunday 8:00 AM – 10:00 PM].

● Utility Connection: [e.g., Concessionaire to pull power from Pedestal #4; Division provides water via frost-free hydrants].

● Access Protocol: [e.g., Concessionaire staff may use the service gate via code XXXX for maintenance].

3. SITE-SPECIFIC MAINTENANCE & SANITATION

● Snow Removal: [e.g., Park staff will clear the main road; Concessionaire is responsible for clearing the path of travel and ramping surrounding the units].

● Trash Management: [e.g., Concessionaire to provide one 30-gallon wildlife-proof receptacle; Division to tip during regular park rounds].

4. ADDITIONAL PARK-SPECIFIC TERMS

● [Insert any unique constraints, e.g., "No wood-burning units permitted at this location due to local air quality ordinances" or "Temporary fencing required during peak holiday weekends."]

7. INSURANCE REQUIREMENTS

SUBSECTION C: ADDITIONAL POTENTIAL CONCESSION SERVICES