RFP 112122 paintsville lake marina

The Commonwealth of Kentucky, through its Department of Parks and Finance and Administration Cabinet, issued Request for Proposal (RFP) 112122 on November 14, 2022, to solicit qualified operators for the Paintsville Lake Marina located at Paintsville Lake State Park in Staffordsville, Kentucky. Proposals were due November 21, 2022, at 4:00 p.m. EST, with mandatory site visits conducted on October 12, 2022, at 11:00 a.m. EST and written inquiries required by November 1, 2022. The procurement seeks a private developer and operator to construct new marina structures or rehabilitate the existing facility to provide minimum 52 open slips and 116 covered slips, along with a full-service restaurant, marina store, boat rentals, fuel sales, boat repair services, and sewage pumpout services. The selected operator will manage marina operations under an eleven-year sublease term commencing January 1, 2023, through April 30, 2034, with an optional ten-year renewal contingent upon satisfactory performance and U.S. Army Corps of Engineers Prime Lease extension. Minimum operating hours are required at 7:00 a.m. to 8:00 p.m. during the May 1 through October 31 season and 8:30 a.m. to 4:30 p.m. November 1 through April 30. Proposals are evaluated on a 100-point scale addressing marina construction or improvement plans (35 points), financial background and proposed financing (20 points), background and experience (15 points), revenue percentage offered (25 points), and past marina operating experience (5 points), with potential additional points for oral presentations. The successful bidder must submit a $7,500 proposal guaranty, obtain liability insurance with minimum combined single limits of $5,000,000 per occurrence and $5,000,000 annual aggregate plus $5,000,000 umbrella coverage, maintain a $50,000 maintenance escrow account, and comply with all federal, state, and local regulations including ADA requirements.

The RFP includes a 10 percent Disadvantaged Business Enterprise (DBE) participation goal based on estimated total contract cost, with DBE certification required from qualifying agencies including the Kentucky Finance and Administration Cabinet, Kentucky Transportation Cabinet, or the Small Business Administration. Bidders must make good faith efforts to meet the DBE goal through subcontractor and material supplier utilization, with acceptable documentation including DBE advertisements, written notice to at least five relevant DBEs seven days before bid opening, documented negotiations with at least three DBEs, and verification of referrals from the Cabinet's Office of Equal Employment Opportunity. All construction work is subject to prevailing wage requirements under 29 CFR Parts 13 and 23, requiring contractors to pay workers no less than Department of Labor-established rates for the geographic area with mandatory certified payroll reporting. The existing marina structure is subject to approximately $760,000 in outstanding liens, with any bidder electing to rehabilitate the facility assuming sole responsibility for resolving all claims with the former lessee and lienholders. Revenue consideration is structured as a percentage of gross receipts derived from all marina operations, with a minimum acceptable bid of 5 percent of gross receipts; historical payment data shows the former lessee paid between $7,999.68 and $17,264.15 annually at 5.5 percent of gross receipts over the past eight fiscal years. Submissions must be made in physical form to the Finance Division of Real Properties at The Bush Building, 403 Wapping Street, 3rd Floor, Frankfort, Kentucky 40601, with Nancy Brownlee serving as the primary contact at 502-782-0358.