HomeMy WebLinkAbout10-21-2025 Special Session Agenda Packet - Public
OCOEE CITY COMMISSION
Ocoee Commission Chambers
1 N. Bluford Avenue
Ocoee, Florida
October 21, 2025 AGENDA 7:15 PM
SPECIAL SESSION MEETING
• CALL TO ORDER
Roll Call and Determination of Quorum
• REGULAR AGENDA
1. RFP #25-006 Lease and Operation of the Forest Lake Golf Club Firm Presentations
(Firms interview order will be randomly selected by holding a drawing).
• First Firm 7:20 PM – 8:05 PM, local time
• Second Firm 8:10 PM – 8:55 PM, local time
• Third Firm 9:00 PM – 9:45 PM, local time
• PUBLIC COMMENTS
• CITY COMMISSION DISCUSSION ON SELECTION OF TOP RANKED FIRM AND SECOND
RANKED FIRM FOR LEASE NEGOTIATIONS
• ADJOURNMENT
APPEALS: In accordance with Florida Statutes § 286.0105: Any person who desires to appeal any decision at this
meeting will need a record of the proceedings and for this purpose may need to ensure that a verbatim record of the
proceedings is made which includes the testimony and evidence upon which the appeal is based.
ACCOMMODATIONS FOR DISABILITIES: In accordance with Florida Statute § 286.26: Persons with disabilities needing
assistance to participate in any of these proceedings should contact the Office of the City Clerk, 1 N. Bluford Avenue,
Ocoee, FL 34761, (407) 905 -3105 48 hours in advance of the meeting.
Page 1 of 45
Mayor Commissioners Rusty Johnson Scott R. Kennedy, District 1
Rosemary Wilsen, District 2
City Manager Richard Firstner, District 3 Craig Shadrix
George Oliver III, District 4
City of Ocoee ▪ 1 N. Bluford Avenue ▪ Ocoee, Florida 34761
phone: (407) 905-3100 ▪ www.ocoee.org
_____________
REVISED
October 6, 2025
City Commission Special Session Convene 7:15 p.m., local time, or as soon thereafter as possible
Firms interview order will be randomly selected by
holding a drawing
First Firm 7:20 p.m. – 8:05 p.m., local time
Second Firm 8:10 p.m. – 8:55 p.m., local time
Third Firm 9:00 p.m. – 9:45 p.m., local time
City Commission Final Rankings 10:00 p.m., local time, or as soon thereafter as possible
Re: RFP #25-006 Lease and Operation of the Forest Lake Golf Club
Notice of Interviews by the City Commission and Request for Additional Information
To: The Top Three (3) Shortlisted Firms: Hampton Golf, Inc./FLGC Golf Holdings, LLC
Ocoee Golf Holdings, LLC
Tamarack Golf Management, LLC
The top three (3) shortlisted firms are required by the City Commission, as discussed at the City Commission meeting
on September 16, 2025, to submit by email prior to the interview by October 15, 2025 to Olena Stokych at
ostokych@ocoee.org with a copy Joyce Tolbert at jtolbert@ocoee.org :
• a more detailed one-page summary outlining their compensation and rent structure,
• revenue sharing analysis,
• a bank letter verifying proof of funds and financial capacity,
• a five-year capital improvement plan,
• a golf business growth strategy, and
• expanded details regarding food and beverage operations,
• complete and provide the attached Forest Lake Pro Forma Pre-Interview Questions spreadsheet.
Please be advised on Tuesday, October 21, 2025, at 7:15 p.m., the City Commission will hear presentations at a
special session up to fifteen (15) minutes for interviews/presentations with handouts from the three (3) Respondents
for RFP #25-006, followed by a thirty (30) minute question and answer period. Interviews will take place at the
above-scheduled times and will be held in the Commission Chambers at Ocoee City Hall located at 1 N. Bluford
Avenue, Ocoee, Florida 34761. Time limits will be strictly adhered to; therefore, it is requested for each firm be
available during the special session. The public RFP City Commission meeting will follow to finalize the rankings at
approximately 10:00 p.m., local time.
Special Guidelines:
a) Each interview/presentation period will be for a maximum of fifteen (15) minutes for presentations
followed by a thirty (30) minute question and answer period, and will be timed.
Page 2 of 45
2
b) There are five (5) members of this City Commission. Please bring nine (9) handouts and one (1)
electronic copy, so we have one for the project file. If desired, there will be room for up to two (2)
display boards, but there will not be additional time allotted for complex setup.
c) Bring all digital media on a Flash Drive in Microsoft applications: MS Powerpoint, MS Excel, or MS
Word, or Adobe PDF. The City Hall Chambers is fully equipped with the latest technology for
presentations.
d) The discussion will start with each firm’s presentation, which should include introductions of those
persons present, a brief overview of the company, and approach to golf course operation. Please limit
the duration of your presentation to allow questions from the City Commission. Respondents should be
prepared to answer technical questions regarding their proposals and approach to golf course operation.
e) The Respondents will be allowed up to four (4) key project team members to be present.
f) All costs for presentations, including travel related costs, shall be the responsibility of the Respondent,
and the City shall make no reimbursement of any kind.
Should there be any questions regarding the above, please contact me at ostokych@ocoee.org. All information
concerning this RFP is posted on Bonfire, which may be accessed via the City’s website.
Sincerely,
Olena Stokych
Purchasing Analyst
Enclosure: Forest Lake Pro Forma Pre-Interview Questions 3 pages
Cc: City Commission
Page 3 of 45
Forest Lake Golf Course - 5 Year Budget Forecast - all cells to Be Completed By Proposer
Company Name:
Basis for compensation/rent 2026 2027 2028 2029 2030 Totals
Projected Rounds of Golf
Income
Green Fees (current avg = $43)$-
Cart Fees
Merchandise Sales $-
Driving Range based on proposers
plan to expand/increase revenue $-
Food / Beverage Sales $-
Outside Facility Rental/Events $-
Other $-
Other $-
Other $-
Total Income $-$-$-$-$-$-
Total Cost of Goods Sold $-
GROSS PROFIT $-$-$-$-$-$-
Expenses
Golf Operations $-
Total Golf Maintenance $-
Total Food & Beverage $-
Total General & Administration $-
Total Expenses $-$-$-$-$-$-
NET INCOME $-$-$-$-$-$-
Compensation and Rent/revenue share Structure
Guaranteed Annual Base Rent $-
Additional or Alternative Rent (If
Applicable) on Total Income (TI),
Net Income (NI) or "Golf only
revenue" income(GO) (Specify)
$-
Revenue Share calculation per
your proposal based on projected
revenues $-
Other Source(s) per proposal - be
specific and clear $-
Percentage % of Rent Paid on Golf
Only Revenue $-
TOTAL $ RENT w/revenue
share and or % based on
proposers formula $-$-$-$-$-$-
Page 1
Page 4 of 45
Capital Investment Plan and Proof of Financing
Capital Investment $ Amount by
Year $-
Detailed Scope of Investment by
Year (bullets)
Financial Capacity - provide a
certified bank letter verifying
proof of funds associated with all
financial commitments outlined
in proposal. For each year,
indicate amount of capital to be
invested.
Total Annual Contribution to
Future Capital Fund $-$-$-$-$-$-
TOTAL RENT and FUTURE
CAPITAL CONTRIBUTION $-$-$-$-$-$-
High Level Golf Course, Golf
Program and Community Venue
Growth Business Plan by Year
(bulleted)
High Level Description of plans
for food and beverage
operations by Year (bulleted)
Page 2
Page 5 of 45
From:David Mayo
To:Stokych, Olena; Justin Kuehn
Cc:Tolbert, Joyce
Subject:RE: Reminder - RFP #25-006 Lease and Operation of the Forest Lake Golf Club
Date:Wednesday, October 15, 2025 8:20:32 PM
Attachments:image001.png
FLGC GOLF HOLDINGS, LLC (HG) Forest Lake_Financial Capacity 2.pdf
FLGC GOLF HOLDINGS, LLC (HG) Forest Lake RFP Interview QuestionsAnswers_FINAL SUBMISSION.pdf
FLGC GOLF HOLDINGS, LLC (HG) _Forest Lake RFP #25-006_Notice of Interviews Enclosure_October 21
2025_Forest Lake Pro Forma Pre-Interview Questions_HG_10.15.25. FINAL SUBMIT.pdf
FLGC GOLF HOLDINGS, LLC (HG)_Forest Lake_Financial Capacity 1.pdf
Good Afternoon,
Please se attached all the requested documents for the lease and operation of the Forest Lake
Golf Club.
Thank you,
David Mayo
General Manager
Blue Sky Golf Club
1700 Monument Rd
Jacksonville, FL 32225
(P) (904) 446-2899
dmayo@hampton.golf
From: Stokych, Olena <OStokych@ocoee.org>
Sent: Tuesday, October 14, 2025 3:49 PM
To: David Mayo <dmayo@hampton.golf>; Justin Kuehn <jkuehn@hampton.golf>
Cc: Tolbert, Joyce <JTolbert@ocoee.org>
Subject: Reminder - RFP #25-006 Lease and Operation of the Forest Lake Golf Club
Importance: High
Good afternoon.
As a reminder, the last day to submit the requested information before the interview for RFP #25-
006 is tomorrow, October 15, 2025 (Wednesday).
Looking forward to hearing from you.
Thank you.
Olena Stokych
Purchasing Analyst
Page 6 of 45
Forest Lake Golf Course - 5 Year Budget Forecast - all cells to Be Completed By Proposer
Company Name: FLGC Golf Holdings, LLC / Hampton Golf
Basis for compensation/rent 2026 2027 2028 2029 2030 Totals
Projected Rounds of Golf 55,200 55,200 55,200 55,200 55,200 276,000
Income
Green Fees (current avg = $43)2,484,000.00$ 2,533,680.00$ 2,584,354.00$ 2,636,041.00$ 2,688,761.00$ 12,926,836.00$
Cart Fees -$ -$ -$ -$ -$ -$
Merchandise Sales 165,600.00$ 168,912.00$ 172,290.00$ 175,736.00$ 179,251.00$ 861,789.00$
Driving Range based on proposers
plan to expand/increase revenue 2,037,600.00$ 2,139,480.00$ 2,246,454.00$ 2,358,777.00$ 2,476,716.00$ 11,259,027.00$
Food / Beverage Sales 3,588,000.00$ 3,759,600.00$ 3,939,078.50$ 4,126,753.45$ 4,322,989.80$ 19,736,421.75$
Outside Facility Rental/Events 85,000.00$ 92,650.00$ 100,998.50$ 110,088.37$ 119,996.32$ 508,733.19$
Company Events 55,000.00$ 59,950.00$ 65,345.50$ 71,226.50$ 77,636.89$ 329,158.89$
Network events 30,000.00$ 32,700.00$ 35,643.00$ 38,850.87$ 42,347.45$ 179,541.32$
Private Parties 25,000.00$ 27,250.00$ 29,702.50$ 32,375.73$ 35,289.55$ 149,617.78$
Total Income 8,470,200.00$ 8,814,222.00$ 9,173,866.00$ 9,549,848.92$ 9,942,988.01$ 45,951,124.93$
Total Cost of Goods Sold 1,262,723.00$ 1,322,630.00$ 1,385,468.00$ 1,451,382.00$ 1,520,524.00$ 6,942,727.00$
GROSS PROFIT 7,207,477.00$ 7,491,592.00$ 7,788,398.00$ 8,098,466.92$ 8,422,464.01$ 39,008,397.93$
Expenses
Golf Operations 716,941.00$ 724,110.00$ 731,351.00$ 738,665.00$ 746,051.00$ 3,657,118.00$
Total Golf Maintenance 1,133,690.00$ 1,145,027.00$ 1,156,477.00$ 1,168,042.00$ 1,179,723.00$ 5,782,959.00$
Total Food & Beverage 1,506,794.00$ 1,521,862.00$ 1,537,081.00$ 1,552,452.00$ 1,567,976.00$ 7,686,165.00$
Total General & Administration 1,413,509.00$ 1,427,644.00$ 1,441,921.00$ 1,456,340.00$ 1,470,903.00$ 7,210,317.00$
Total Expenses 4,053,993.00$ 4,818,643.00$ 4,866,830.00$ 4,915,499.00$ 4,964,653.00$ 23,619,618.00$
NET INCOME 3,153,484.00$ 2,672,949.00$ 2,921,568.00$ 3,182,967.92$ 3,457,811.01$ 15,388,779.93$
Compensation and Rent/revenue share Structure
Guaranteed Annual Base Rent 240,000.00$ 240,000.00$ 240,000.00$ 240,000.00$ 240,000.00$ 1,200,000.00$
Page 1
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Additional or Alternative Rent (If
Applicable) on Total Income (TI),
Net Income (NI) or "Golf only
revenue" income(GO) (Specify)
Revenue Share calculation per
your proposal based on projected
revenues
N/A N/A N/A N/A N/A
-$
Other Source(s) per proposal - be
specific and clear N/A N/A N/A N/A N/A
-$
Percentage % of Rent Paid on ALL
Gross Revenue of the club 183,510.00$ 200,711.00$ 218,693.00$ 237,492.00$ 257,149.00$ 1,097,555.00$
TOTAL $ RENT w/revenue
share and or % based on
proposers formula 423,510.00$ 440,711.00$ 458,693.00$ 477,492.00$ 497,149.00$ 2,297,555.00$
Capital Investment Plan and Proof of Financing
Capital Investment $ Amount by
Year 2,000,000.00$ 11,900,000.00$ 1,000,000.00$ 1,000,000.00$ 500,000.00$ 16,400,000.00$
Detailed Scope of Investment by
Year (bullets)
Financial Capacity - provide a
certified bank letter verifying
proof of funds associated with all
financial commitments outlined in
proposal. For each year, indicate
amount of capital to be invested.
Total Annual Contribution to
Future Capital Fund 150,000.00$ 150,000.00$ 150,000.00$ 150,000.00$ 150,000.00$ 750,000.00$
Refer to Proposer's response to the notice of interviews and its respective RFP submission
Proposer submitted the requisite proof of its financial capacity in proper's response to the notice of interviews.
5% of ALL GROSS REVENUE OF THE CLUB WITH NO
EXCLUDED REVENUE WHATSOEVER.
Page 2
Page 8 of 45
TOTAL RENT and FUTURE
CAPITAL CONTRIBUTION 573,510.00$ 590,711.00$ 608,693.00$ 627,492.00$ 647,149.00$ 3,047,555.00$
High Level Golf Course, Golf
Program and Community Venue
Growth Business Plan by Year
(bulleted)
High Level Description of plans
for food and beverage operations
by Year (bulleted)
Refer to Proposer's response to the notice of interviews and its respective RFP submission
Refer to Proposer's response to the notice of interviews and its respective RFP submission
Page 3
Page 9 of 45
1
Forest Lake RFP Interview Questions
FLGC GOLF HOLDINGS, LLC
October 15, 2025
Pursuant to that certain Notice of Interview by the City Commission and Request for Additional
information (the “Notice”), FLGC GOLF HOLDINGS, LLC/HAMPTON GOLF (“Proposer”) hereby
provides the following information related to the Notice:
1 A more detailed one-page summary outlining their compensation and rent structure
o Initial submitted proposal:
▪ Initial Term: 10 Years
▪ Renewal Term: Four 10-year renewal options
▪ Commencement Date: January 1, 2026
▪ Minimum Annual Guaranteed Rent: $240,000 ($20,000 monthly)
▪ Percentage Rent: 5% of ALL Gross Revenue of the Club
▪ Security Deposit: 3 Months of minimum annual guarantee
▪ Guarantor: Corporate Guaranty
▪ Letter of credit: Irrevocable letter of credit
▪ Performance security Performance bond
▪ Surety Company Zurich
▪ Insurance Company/Agent David Cosper
▪ Asset Manager 2% of all gross revenue of the club
▪ Resident Program Yes (As further described below)
2 Revenue Sharing Analysis
a. The City of Ocoee will receive 5% of gross revenue of the club or the minimum annual
guaranteed rent, whichever is greater.
3 Bank letter verifying proof of funds and financial capacity – Please see attached.
4 Five-year Capital Improvement Plan
a. Year 1: 2026 – Phase 1 – $2,000,000
i. Renovation of existing clubhouse and rejuvenation of food & beverage operations:
$500,000
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2
ii. Cart path repair to fix potholes and improve overall surface: $500,000
iii. Re-grassing of 9 greens: $400,000
iv. Leveling and re-grassing of Tee boxes: $200,000
v. Landscape improvements: $400,000
b. Year 2: 2027 – Phase 2 – $11 ,900,000
i. New clubhouse (9,000 SF) featuring vista views: $9,500,000
ii. Re-grassing of 9 Greens: $400,000
iii. New parking lot: $500,000
iv. New covered driving range (20 bays): $1,500,000
c. Year 3: 2028 – Phase 3 – $1,000,000
i. Irrigation repair and partial replacement on 9 holes: $1,000,000
d. Year 4: 2029 – Phase 4 – $1,000,000
i. Irrigation repair and partial replacement on 9 holes: $1,000,000
e. Year 5: 2030 – Phase 5 – $500,000
i. Covered driving range (additional 20 bays): $500,000
5 Golf Business Growth Strategy
a. Growing Resident, Member, and Guest Golf Usage
i. Introduction of guest offerings aligned with underutilized tee sheet periods through the
installation of an automated predictive pricing system.
ii. Emphasis on golf programming—specifically golf events, tournaments, and leagues—to
drive participation and engagement.
iii. Tracking each guest’s activity and communicating tailored messages based on their
individual behaviors and preferences.
iv. Implementation of programs designed to encourage incremental spending during each
visit without compromising profit margins.
v. Expansion of hours of operation, as needed, following a review of utilization patterns.
b. Events
i. Hosting of an annual tournament for current Major participants.
ii. Hosting of high school and collegiate golf tournaments to promote community
involvement and visibility.
c. Junior Programs
i. Expansion of junior golf programs to foster early engagement and long-term player
development.
ii. Continued active support of First Tee – Central Florida through expanded onsite
collaboration at Forest Lake, providing access to the practice facility, driving range, and
golf course for youth programs (ages 7–18) that blend golf skills with life and leadership
lessons.
d. Resident Appreciation Program
i. Introduction of resident discounts to increase participation and loyalty among the local
community.
Page 11 of 45
3
ii. Engagement of residents who do not currently play golf through the development of a
covered, gamified driving range paired with enhanced food and beverage offerings. This
synergy will create a natural transition from social engagement to golf participation.
e. Please note: This program will be executed in alignment with the approved Capital
Improvement Plan (see section above for details).
6 Expanded Details Regarding Food and Beverage Operations
a. Golf Course, Clubhouse, and Driving Range
Vision and Approach
Our objective is to deliver a comprehensive food and beverage program that positions Forest
Lake Golf Club and Rusty Niblick Pub as not only a premier golf destination, but also as a
vibrant social and dining hub. The offerings will rival and in many cases exceed those of
neighboring private clubs and popular casual restaurants in the community, such as Miller’s Ale
House and similar regional operators.
The food and beverage program will serve three primary audiences:
1. Clubhouse Members and Golfers – providing reliable, quality offerings before, during,
and after play.
2. Driving Range and Entertainment Patrons – activating the new double-level, 40-bay
range with a modern, fun, shareable menu designed for groups.
3. Community Guests – positioning the facility as a go-to option for casual dining, events,
and gatherings, even for those not playing golf.
b. Clubhouse Dining Program
i. Concept: Casual-upscale clubhouse restaurant offering a sit-down experience for
members, golfers, and community patrons.
ii. Menu Design: Balanced between traditional clubhouse fare (sandwiches, salads, wraps,
burgers) and elevated entrée selections (fresh fish, steaks, chef’s specials).
iii. Price Point: $12–$20 for lunch entrées; $18–$28 for dinner entrées, consistent with well-
known casual dining restaurants.
iv. Quality Standards: Comparable or superior to neighboring private clubs, with an
emphasis on fresh ingredients, seasonal specials, and signature dishes unique to the
facility.
v. Beverage Program: Full bar service including local craft beers, curated wine list, and
cocktails that appeal to both golfers and social diners.
c. Driving Range & Entertainment Bays
i. Concept: An energetic, “social sports bar” food and beverage experience integrated into
the 40-bay double-level range, modeled on a smaller-scale Topgolf environment.
ii. Menu Design:
a. Shareable plates: wings, sliders, flatbreads, nachos, loaded fries.
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b. Group platters for bays: sampler boards, buckets of beer/seltzers, pitchers of
cocktails.
c. Kid-friendly options for families.
iii. Price Point: Competitive with Alehouse and casual dining restaurants ($10–$16 for
appetizers; $12–$20 for entrées).
iv. Beverage Program: Branded signature cocktails, frozen drinks, domestic/craft beer
buckets, and wine by the glass or bottle.
d. On-Course Food & Beverage
i. Beverage Carts: Two mobile carts circulating the course daily, stocked with cold drinks,
sandwiches, snacks, and grab-and-go options.
ii. Halfway House/Kiosk: Convenient walk-up service near the turn offering hot dogs,
handheld sandwiches, energy drinks, and quick service items to maintain pace of play.
e. Banquets & Events
i. Clubhouse Banquet Rooms: Flexible event space for private parties, corporate outings,
weddings, and golf tournaments.
ii. Menu Offerings: Buffet, plated, and cocktail reception formats. Pricing customizable to
community standards, with competitive packages.
iii. Revenue Impact: Events drive incremental non-golf revenue while expanding
community engagement.
f. Comparative Standards & Assurance
i. Benchmarking: Our menu and pricing strategy will be benchmarked quarterly against
leading local restaurants (e.g., Miller’s Ale House, family-friendly casual dining
operators) and neighboring golf clubs to ensure quality and competitiveness.
ii. Quality Control: We will employ an experienced Executive Chef and F&B Director to
oversee kitchen operations, service training, and menu development.
iii. Community Activation: Weekly specials, live music nights, happy hours, and seasonal
events (e.g., football watch parties, holiday brunches) will make the clubhouse and range
a consistent draw beyond golf.
g. Summary of Benefits to the City
i. A COMMUNITY GOLF AND RECREATIONAL AMENITY THAT OUTPERFORMS
AND EXCEEDS THE STANDARD AND QUALITY OF COMPARABLE GOLF
CLUBS IN CENTRAL FLORIDA, INCLUDING THE CLERMONT NATIONAL
GOLF COURSE AND THE VIEW RESTAURANT AND DRIVING RANGE IN
CLERMONT, FLORIDA.
ii. A clubhouse restaurant experience meeting or exceeding private club standards.
iii. A driving range activation model delivering a “mini-Topgolf” destination for all ages.
iv. A community-friendly price point comparable to regional Miller Ale House-style
restaurants.
v. A flexible event and banquet program generating new revenue streams.
vi. Assurance that the facility will become a regional attraction for golf, dining, and
entertainment.
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h. Please note: This program will be executed in alignment with the approved Capital
Improvement Plan (see section above for details).
Page 14 of 45
1
Stokych, Olena
From:Grant Johnson <gjohnson@troon.com>
Sent:Wednesday, October 15, 2025 1:50 PM
To:Tolbert, Joyce; Stokych, Olena
Cc:Adam Laufer; Don Lipari; Bob Greenberg; Peter Solberg
Subject:RE: Reminder - RFP #25-006 Lease and Operation of the Forest Lake Golf Club
Attachments:RFP 25-006 Forest Lake Pro Forma Pre-Interview Questions - Ocoee Golf Holdings LLC
-10.15.25.xlsx; Proposed Terms & Exceptions - Ocoee Golf Holdings, LLC.pdf; 5-Year
Capital Improvement Plan - Ocoee Golf Holdings, LLC.pdf; 10-Year Proforma - Ocoee
Golf Holdings, LLC.pdf; Proof of Funds (3).pdf; Proof of Funds (1).pdf; Proof of Funds
(2).PDF
Hello,
Thank you for the opportunity to provide this additional information as requested by the Selection
Committee for RFP #25-006. Please confirm receipt of our response.
We have outlined the requested information below and in the numerous attachments:
• a more detailed one-page summary outlining their compensation and rent structure,
See attached “Proposed Terms & Exceptions”
• revenue sharing analysis,
Please see the attached spreadsheet with detail on Revenue, Expenses and Capital in the first 5
years. Additionally, we have provided our 10-year proforma provided in our initial response.
Ocoee Golf Holdings, LLC has provided a proposal in which The City will receive $5.35M of capital
investment into Forest Lake over the first 24 months of the term and 3.5% of Gross Revenues
beginning in year 5. Over the proposed 10-year term, this totals $6.19M. Beyond this, we have
proposed annual base rent of $100,000 per annum + a golf revenue share above outlined
thresholds (see proposed terms) beginning in year 5. Over the 10-year term, the City will receive
$7.29M in Rent + Capital Improvements, equally 63% of the proposed 10-year EBITDAR.
• a bank letter verifying proof of funds and financial capacity,
Please see attached “Proof of Funds Letters 1,2 &3” – marked confidential.
• a five-year capital improvement plan,
Please see attached “5-Year Capital Improvement Plan” detailing the timeline and project scope
for our initial $5.35M capital investment to be spent over the first 24-months of the term.
• a golf business growth strategy, and
Ocoee Golf Holdings, LLC business growth strategy focuses on revitalizing the golf experience
through reinvestment, programming diversity, and data-driven operations under Troon’s proven
management model. Central to this approach is enhancing course quality, upgrading the driving
range and irrigation systems, and implementing a robust player development program through the
Kyle Berkshire Academy and certified PGA/LPGA instruction. Growth will be driven by increased
rounds, yield optimization, new membership and instructional revenue streams, and destination-
Page 15 of 45
2
level events that boost visibility and community engagement. Leveraging Troon’s national
marketing, loyalty, and customer analytics platforms, Forest Lake will sustain long-term
participation and revenue growth while positioning itself as a modern, inclusive, and high-
performing municipal golf destination.
• expanded details regarding food and beverage operations,
While term restrictions and the significant capital required limit immediate investment in a new
clubhouse and restaurant, Ocoee Golf Holdings will explore all available sources of capital funds
to evaluate the feasibility of future clubhouse development. In the interim, our F&B strategy
emphasizes leveraging modern kitchen FF&E to produce elevated, diverse offerings that enhance
the guest experience and improve operational efficiency. The expanded patio and food truck area
will serve as a lively, inviting social hub—creating an approachable, community-driven
environment that complements the reimagined driving range and overall energy of Forest Lake
Golf Club.
• complete and provide the attached Forest Lake Pro Forma Pre-Interview Questions spreadsheet.
Please see attached the completed spreadsheet. The numbers provided directly reflect the initial
10-year proforma provided in our initial response. We have provided the 10-year Proforma again
as it details fully our Proposed Rent and Capital Plan including base rent, revenue sharing and
capital reserve fund.
We look forward to discussing these topics further in our scheduled presentation. Should you have any
immediate questions, please do not hesitate to contact us.
Sincerely,
Grant Johnson | Director, Business Development
Troon | c 571.926.5011 | gjohnson@troon.com
Book a Meeting With Me
From: Adam Laufer <alaufer@gmail.com>
Sent: Tuesday, October 14, 2025 3:57 PM
To: Grant Johnson <gjohnson@troon.com>
Subject: Fwd: Reminder - RFP #25-006 Lease and Operation of the Forest Lake Golf Club
Sent from my iPhone
Begin forwarded message:
From: "Stokych, Olena" <OStokych@ocoee.org>
Date: October 14, 2025 at 3:51:37 PM EDT
To: Donald Lipari <donlip5@outlook.com>, alaufer@gmail.com, rrg877@icloud.com,
psolberg@troon.com
Page 16 of 45
Forest Lake Golf Course - 5 Year Budget Forecast - all cells to Be Completed By Proposer
Company Name:
Basis for compensation/rent 2026 2027 2028 2029 2030 Totals
Projected Rounds of Golf 54,750 44,938 57,488 60,362 62,173
Income
Green Fees (current avg = $43)1,180,762$ 893,602$ 1,413,373$ 1,558,243$ 1,653,140$ 6,699,119.87$
Cart Fees 396,375$ 309,068$ 525,861$ 579,762$ 615,069$
Merchandise Sales 164,250$ 136,835$ 177,675$ 189,357$ 197,964$ 866,080.80$
Driving Range based on proposers
plan to expand/increase revenue 292,563$ 425,027$ 691,179$ 762,025$ 808,432$ 2,979,225.39$
Food / Beverage Sales 468,650$ 563,522$ 622,484$ 663,413$ 693,565$ 3,011,634.09$
Outside Facility Rental/Events 20,000$ 16,662$ 26,565$ 28,312$ 29,598$ 121,136.82$
Other - Other Golf Revenue (club rental, 49,250$ 49,250$ 50,481$ 51,743$ 52,778$ 253,502.68$
Other - Clinic / School Revenue 70,000$ 108,500$ 181,738$ 186,281$ 190,007$ 736,524.99$
Other - Membership/Pass Sales 211,250$ 211,250$ 216,531$ 221,945$ 226,383$ 1,087,359.20$
Total Income 2,853,100$ 2,713,716$ 3,905,887$ 4,241,080$ 4,466,936$ 18,180,719$
Total Cost of Goods Sold 305,502$ 319,585$ 436,798$ 465,502$ 486,251$ 2,013,637$
GROSS PROFIT 2,547,598$ 2,394,131$ 3,469,089$ 3,775,578$ 3,980,686$ 16,167,082$
Expenses
Golf Operations 442,522$ 455,392$ 465,541$ 477,284$ 489,380$ 2,330,119$
Total Golf Maintenance 1,185,368$ 1,214,847$ 1,282,286$ 1,311,548$ 1,341,688$ 6,335,736$
Total Food & Beverage 209,666$ 216,889$ 222,101$ 228,764$ 235,627$ 1,113,048$
Total General & Administration 505,920$ 521,849$ 527,387$ 543,209$ 559,505$ 2,657,870$
Total Expenses 2,343,475$ 2,408,977$ 2,497,315$ 2,560,805$ 2,626,200$ 12,436,773$
NET INCOME 204,123$ (14,846)$ 971,774$ 1,214,773$ 1,354,486$ 3,730,309$
Compensation and Rent/revenue share Structure - See attached 10 Year Proforma
Guaranteed Annual Base Rent -$ -$ -$ -$ -$ -$
Additional or Alternative Rent (If
Applicable) on Total Income (TI),
Net Income (NI) or "Golf only
revenue" income(GO) (Specify)-$
Page 1
Page 17 of 45
Revenue Share calculation per
your proposal based on projected
revenues -$
Other Source(s) per proposal - be
specific and clear -$
Percentage % of Rent Paid on
Golf Only Revenue -$ -$ -$ -$ -$ -$
TOTAL $ RENT w/revenue
share and or % based on
proposers formula -$ -$ -$ -$ -$ -$
Capital Investment Plan and Proof of Financing
Capital Investment $ Amount by
Year 1,850,000.00$ 3,500,000.00$ -$ -$ -$ 5,350,000.00$
Detailed Scope of Investment by
Year (bullets)
Financial Capacity - provide a
certified bank letter verifying
proof of funds associated with all
financial commitments outlined
in proposal. For each year,
indicate amount of capital to be
invested.see emailed response for Proof of Funds Letters
Total Annual Contribution to
Future Capital Fund 1,850,000.00$ 3,500,000.00$ -$ -$ -$ 5,350,000.00$
TOTAL RENT and FUTURE
CAPITAL CONTRIBUTION 1,850,000.00$ 3,500,000.00$ -$ -$ -$ 5,350,000.00$
Please see attached “5-Year Capital Improvement Plan” detailing the timeline and project scope for our initial $5.35M capital
investment to be spent over the first 24-months of the term.
Page 2
Page 18 of 45
High Level Golf Course, Golf
Program and Community Venue
Growth Business Plan by Year
(bulleted)
High Level Description of plans
for food and beverage operations
by Year (bulleted)
Ocoee Golf Holdings, LLC business growth strategy focuses on revitalizing the golf experience through
reinvestment, programming diversity, and data-driven operations under Troon’s proven management
model. Central to this approach is enhancing course quality, upgrading the driving range and irrigation
systems, and implementing a robust player development program through the Kyle Berkshire Academy
and certified PGA/LPGA instruction. Growth will be driven by increased rounds, yield optimization, new
membership and instructional revenue streams, and destination-level events that boost visibility and
community engagement. Leveraging Troon’s national marketing, loyalty, and customer analytics
platforms, Forest Lake will sustain long-term participation and revenue growth while positioning itself as a
modern, inclusive, and high-performing municipal golf destination
While term restrictions and the significant capital required limit immediate investment in a new
clubhouse and restaurant, Ocoee Golf Holdings will explore all available sources of capital funds to
evaluate the feasibility of future clubhouse development. In the interim, our F&B strategy emphasizes
leveraging modern kitchen FF&E to produce elevated, diverse offerings that enhance the guest experience
and improve operational efficiency. The expanded patio and food truck area will serve as a lively, inviting
social hub—creating an approachable, community-driven environment that complements the reimagined
driving range and overall energy of Forest Lake Golf Club.
Page 3
Page 19 of 45
19
CAPITAL IMPROVEMENT PLAN
OPERATIONS / BUSINESS PLAN
CATEGORY: Driving Range
TIMELINE: Year 1
COST ESTIMATE: $1,200,000
1) DRIVING RANGE EXPANSION & RENOVATION
To elevate the practice facility into a true year-round
destination, Ocoee Golf Holdings will add 20 upgraded
driving range bays, each equipped with advanced
technology, overhead lighting, and comfortable seating
to enhance both daytime and evening use. These bays
will be designed to support interactive ball-tracking
systems and digital game play, appealing to golfers of
all skill levels as well as recreational users seeking a
more social, engaging experience. The project also
includes the installation of new range targets to
support instructional programming and player
development, as well as an extension of the range
netting along the perimeter to ensure safety—
particularly along adjacent roadways. These
enhancements will transform the driving range into a
signature feature of Ocoee National Golf Club, offering
a dynamic blend of entertainment and training that
drives usage, revenue, and community appeal.
Ocoee Golf Holdings, LLC has developed a comprehensive Capital Improvement Plan
focused on both foundational infrastructure upgrades and high-impact, revenue-generating
enhancements designed to reposition Ocoee National Golf Course as the future Ocoee
National Golf Club. We are committed to implementing a core capital program totaling $5.35
million within the first 24 months of the Lease term, addressing critical improvements to
the golf course, practice facility, maintenance infrastructure, and clubhouse. These
investments are designed to elevate the facility’s condition, guest experience, and long-term
financial sustainability. In addition to this baseline commitment, we have identified a
broader list of aspirational improvements—projects that would further enhance the
destination but are not included in our initial capital outlay. These potential future
investments will be pursued through strategic fundraising efforts, including the solicitation
of grants, private donations, sponsorships, and community partnerships. Through this
phased and responsible approach, Ocoee Golf Holdings is prepared to deliver both
immediate upgrades and long-term transformational impact.
Below is a summary of the anticipated capital investment projects:
Page 20 of 45
20Page 21 of 45
21
CATEGORY: Driving Range & Clubhouse
TIMELINE: Year 1
COST ESTIMATE: $300,000
2) CLUBHOUSE PATIO EXPANSION & OUTDOOR F&B ACTIVATION
To elevate the golfer experience and meet anticipated increases in food and beverage
demand, Ocoee Golf Holdings will invest $300,000 to transform the existing clubhouse
patio into a modern, activated outdoor F&B zone. This expanded space will serve as a central
hub for casual dining and social gathering, featuring a dedicated food truck pad, modular
outdoor bar, upgraded patio seating, and ambient lighting—all designed to create an inviting,
flexible environment for golfers and community visitors alike. Strategically located to serve
guests on the driving range, making the turn, or relaxing post-round, the space will
encourage dwell time and significantly enhance F&B revenue potential.
The project also anticipates necessary upgrades to restroom capacity and ADA-compliant
access, ensuring the facility remains inclusive and functional as traffic grows. Beyond its
functional benefits, this new social zone will serve as a signature “hang spot” at Ocoee
National Golf Club—complementing the technology-driven range experience, hosting events
and gatherings, and positioning the facility as a year-round destination for both golf and
leisure.
Page 22 of 45
CATEGORY: Golf Course
TIMELINE: Year 2
COST ESTIMATE: $3,500,000
3) NEW IRRIGATION SYSTEM
22
A top priority in Ocoee Golf Holdings’ capital improvement plan is the complete
replacement of the existing irrigation system, with a dedicated investment of $3.5 million. A
modern, efficient irrigation system is essential to improving turf health, playability, and
long-term sustainability at Ocoee National Golf Club. The new system will feature state-of-
the-art central controls, individual head coverage, and water-saving technologies that allow
for precise management of turf conditions across greens, fairways, tees, and roughs. This
investment will dramatically improve course conditioning, reduce water usage, and lower
long-term maintenance costs—supporting both environmental stewardship and exceptional
player experience. In addition, a modern irrigation infrastructure will enhance agronomic
flexibility, supporting future course enhancements and ensuring consistent quality year-
round.
CATEGORY: Clubhouse
TIMELINE: Year 1
COST ESTIMATE: $175,000
4) CLUBHOUSE REPAIRS & IMPROVEMENT
To address existing water intrusion and preserve the structural integrity of the facility,
Ocoee Golf Holdings will allocate $50,000 to perform targeted roof repairs on the
clubhouse. This work will address active leaks, prevent further damage to interior finishes,
and ensure the building remains safe, dry, and functional for staff and guests.
CLUBHOUSE ROOF REPAIRS – $50,000
In tandem with structural repairs, an additional $125,000 will be invested in a cosmetic
interior refresh of the clubhouse to elevate the overall guest experience. This includes new
carpeting, updated furniture, fixtures, and equipment (FF&E), and minor layout
enhancements to create a more welcoming and functional environment. These upgrades are
designed to align the interior atmosphere with the elevated outdoor amenities and practice
areas, reinforcing a cohesive, modern brand identity throughout Ocoee National Golf Club.
CLUBHOUSE INTERIORS REFRESH – $125,000
Page 23 of 45
23
CATEGORY: Golf Course
TIMELINE: Year 1
COST ESTIMATE: $1,500,000 - Operational Expense
5) NEW FLEET OF MAINTENANCE EQUIPMENT
Ocoee Golf Holdings will invest $1.5 million in a new, state-of-the-art fleet of maintenance
equipment to support the ongoing care and operational excellence of Ocoee National Golf
Club. This upgraded fleet will include modern mowers, utility vehicles, turf care machinery,
and specialized equipment designed to improve efficiency, enhance turf quality, and reduce
downtime. By equipping the maintenance team with advanced tools and technology, the
club will ensure superior course conditions year-round, optimize labor productivity, and
support sustainable agronomic practices critical to the long-term success of the facility.
This new maintenance equipment fleet will be acquired through an operating lease financed
over a 60-month term, allowing for manageable capital expenditures while ensuring the
latest technology and equipment remain in use throughout the lease period.
FUTURE CAPITAL PROJECTS - TO BE CONSIDERED
In addition to the committed $5.25 million capital improvement plan, Ocoee Golf Holdings
has identified a series of future enhancement projects that will further elevate Ocoee
National Golf Club to a superior competitive and recreational level. These projects are
contingent upon securing additional funding beyond the baseline capital commitment and
are intended to drive continued facility improvement, player experience, and long-term
value.
To incentivize additional investment, Ocoee Golf Holdings proposes that for each
incremental $1 million invested above the initial $5.25 million, the lease agreement term will
be automatically extended by four years, providing mutual benefit and a strong alignment of
interests for long-term facility stewardship.
Potential future projects under consideration include:
Greens replacement and renovation
Maintenance facility expansion
Wash station installation
Bunker restoration and redesign
Course-wide drainage improvements
Regrassing of tees, fairways, and rough areas
New tee construction
Cart path repairs and upgrades
These projects will be prioritized based on available capital and operational needs, and will
be pursued through a combination of grants, sponsorships, private donations, and
reinvested revenues. Ocoee Golf Holdings remains committed to transparently evaluating
and implementing these enhancements to ensure Ocoee National remains a premier golf
destination.
Page 24 of 45
12345678910Total
2026 2027 2028 2029 2030 2031 2032 2033 2034 2035
Description CATEGORY YEAR COST Capital Capital Capital Capital Capital Capital Capital Capital Capital Capital Capital
Projects Projects Projects Projects Projects Projects Projects Projects Projects Projects Projects
Annual Capital Reserve 3.50%$845,236 -$ -$ -$ -$ -$ 161,278$ 165,248$ 169,316$ 173,397$ 175,998$ 845,236$
Cumulative ACR -$ -$ -$ -$ -$ 161,278$ 326,526$ 495,841$ 669,238$ 845,236$
Maintenance / Course Projects
Start Up Equipment 1 $100,000 100,000$ -$ -$ -$ -$ -$ -$ -$ -$ -$ 100,000$
Range Structure & Technology 1 $1,200,000 1,200,000$ -$ -$ -$ -$ -$ -$ -$ -$ -$ 1,200,000$
Food Truck, & Outside Bar 1 $175,000 175,000$ -$ -$ -$ -$ -$ -$ -$ -$ -$ 175,000$
Patio Expansions 1 $200,000 200,000$ -$ -$ -$ -$ -$ -$ -$ -$ -$ 200,000$
New Irrigation System 2 $3,500,000 -$ 3,500,000$ -$ -$ -$ -$ -$ -$ -$ -$ 3,500,000$
Clubhouse Roof 1 $50,000 50,000$ -$ -$ -$ -$ -$ -$ -$ -$ -$ 50,000$
Clubhouse Interior Updates 1 $125,000 125,000$ -$ -$ -$ -$ -$ -$ -$ -$ -$ 125,000$
-$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$
-$
Sub-Total Maintenance / Course Projects $5,350,000 1,850,000$ 3,500,000$ -$ -$ -$ -$ -$ -$ -$ -$ 5,350,000$
Cumulative Maintenance / Course Projects 1,850,000$ 5,350,000$ 5,350,000$ 5,350,000$ 5,350,000$ 5,350,000$ 5,350,000$ 5,350,000$ 5,350,000$ 5,350,000$
(1,850,000)$ (5,350,000)$ (5,350,000)$ (5,350,000)$ (5,350,000)$ (5,188,722)$ (5,023,474)$ (4,854,159)$ (4,680,762)$ (4,504,764)$
Total Proposed Capital $5,350,000 1,850,000$ 3,500,000$ -$ -$ -$ 161,278$ 165,248$ 169,316$ 173,397$ 175,998$ 6,195,236$
Cumluative Proposed Capital $267,500 1,850,000$ 5,350,000$ 5,350,000$ 5,350,000$ 5,350,000$ 5,511,278$ 5,676,526$ 5,845,841$ 6,019,238$ 6,195,236$
PROPOSED CAPITAL IMPROVEMENTS
FOREST LAKE GOLF COURSE
Page 25 of 45
O C O E E
GOLF HOLDINGS
PROPOSED TERMS & EXCEPTIONS
Page 26 of 45
86
CONSIDERATIONS & STRUCTURE
PROPOSED TERMS & EXCEPTIONS
Ocoee Golf Holdings, LLC (OGH) proposal is structured as a Lease Agreement between OGH
and the City, covering the management, operation, and financial responsibility of Ocoee
National. OGH will subcontract with Troon to provide complete turn-key management
including, golf operations, F&B operations, golf course and facility maintenance, marketing
and promotion, general and administrative functions, operating budgeting, employee hiring
and training, capital project recommendations/execution, and financial management and
reporting. All employees would be employees of Troon. OGH shall pay the City a Base Fee, a
Gross Revenues Fee (based upon percentages of Greens Fees, Cart Fees, and Membership /
Card Holder Revenues over a defined threshold) and contribute annually to a Capital
Improvement Fund for the sole and exclusive right to manage, direct and use of the facility.
This structure best aligns the interests of OGH and the City. The structure promotes the
growth of rounds and gross revenues for the benefit of Ocoee National and would provide
both OGH and the City financial incentive for increased revenues and more efficient
operations. OGH is dedicated to the goals of achieving the financial and
community/recreational goals of the City. OGH remains open to discussion about alternative
structures, and ultimately is committed to developing the most advantageous long-term
partnership for both the City and OGH. OGH reserves the right to engage in discussions with
the City with respect to this Response and Bid Proposal.
PROPOSED TERM:Ten (10) years, two five (5) year extension at the sole discretion of
OHG.
BASE FEE:OGH will pay the Town an Annual Base Fee of $0 per annum in years
1-5, $100,000 per annum in years 6-10, and if extended, $150,000
per annum in years 11-15, and $200,000 per annum in years 16-20.
The Annual Base Fee shall be paid in twelve equal installments.
REVENUE SHARE:OGH shall pay to the Town a revenue share (“Revenue Share”) of
Gross Golf Revenues, Gross Food & Beverage Revenues and Gross
Other Revenues (as defined below) equal to a certain percent that
exceed the annual thresholds (“Annual Thresholds”) for the 2025
Calendar Year Revenues for Ocoee National as described below:
a. Gross Golf Revenues - Fifteen percent (15%) of Gross Golf
Revenues that exceed an Annual Threshold of One Million and Eight
Hundred Thousand Dollars ($1,800,000) but are less than or equal
to Two Million Two Hundred and Fifty Thousand Dollars
($2,250,000), and Thirty Five percent (35%) of Gross Golf Revenues
that exceed an Annual Threshold of wo Million Two Hundred and
Fifty Thousand Dollars ($2,250,000). “Gross Golf Revenue” means
gross receipts from green fees, cart fees, and membership / loyalty
card holder fees.
Page 27 of 45
87
b. Revenue Share thresholds above shall increase annually two- and
one-half percent (2.5%).
c. Golf Instruction, Driving Range, Food & Beverage, and
Clinic/Camp Revenue shall not be calculated in revenue share fees
to the City.
d. Revenue Share amounts will be paid no later than May 31st of the
following Year.
STRUCTURE: OGH shall remain solely responsible for all obligations of the
agreement and the City shall have full recourse to OGH for any
liabilities caused by this entity. All employees at Ocoee National
shall be Troon employees and will work exclusively for the benefit
of Ocoee National. Troon and OGH will retain exclusive right to hire
and terminate employees.
COURSE OPERATION:All operating expenses of Ocoee National shall be the responsibility
of OGH. OGH will execute an Operating Lease for the golf carts and
maintenance equipment with funds inside of the operational
budget.
GOLF CARTS:OGH will procure a new golf cart fleet at Ocoee National in Year 1
with the anticipation of replacing the fleets via lease in Year 1.
Troon has assumed the replacement of the fleets no later than
every 5 years.
FF&E AND
MAINTENANCE
EQUIPMENT:
OGH will procure a new maintenance equipment and FF&E at Ocoee
National in Year 1 with the anticipation of supplementing necessary
items as needed. OGH will retain all ownership of the equipment
and FF&E at the remainder of the term.
GREEN FEE /
CART RATES:
OGH shall have sole discretion to set greens fees and cart fees,
provided that a resident rate shall be established and made
available to all customers who present valid proof of residency
within the City of Ocoee. Such resident rates shall be submitted to
the City annually for review and approval.
Page 28 of 45
CAPITAL
IMPROVEMENTS:
In addition to the Base Fee and Revenue Share payments, OGH shall
make an Initial Capital Investment up to $5.35M within the first 24-
months of the contract term. Beyond this, beginning in Year 5 and
continuing thereafter, OGH will deposit three and one half percent
(3.5%) of Gross Revenues into an Annual Capital Reserve (“CIF”).
The amounts in the CIF shall be strictly used for Capital
Improvements to the Premises upon mutual agreement by both
parties. Capital Improvements shall mean all projects, building
systems and all improvements, repairs or replacements to the
buildings and golf course (including pump stations and irrigation
systems) of Ocoee National which have an expected useful life of a
period of three (3) years or more and which cost in excess of Five
Thousand Dollars ($5,000). OGH’s responsibility for Capital
Improvements is limited to the Initial Capital Investment and the
balance in the CIF. Capital Reserve payments will be deposited into
the CIF before May 31st of following Year.
EXISTING
INVENTORY:
OGH is not mandated to buyout existing pro shop and food &
beverage inventory, but may have the opportunity to do so if
desired.
OUTSTANDING
CREDITS, DEPOSITS
& EVENTS:
OGH shall be paid the full amount of all outstanding gift cards and
gift certificates in January 2026. Any outstanding rainchecks that
are redeemed in 2026 and beyond shall be reimbursed to OGh
within 30 days. Any outstanding deposits for events in 2026 and
beyond shall be paid to OGH in January 2026. OGH shall be
provided a list of all contracted events for 2025 and beyond.
TERMINATION:If the agreement is terminated for any reason, OGH shall be paid
the unamortized (20-Year term) amount of the Initial Capital
Investment of $5.35M.
PHASE I / PCA:OGH shall contract for a Phase I and Property Condition
Assessment for all Verticals, Pump Station, and Parking Lots prior
to commencement date.
ADDITIONAL
CAPITAL:
While not required, OGH may elect to invest capital into Ocoee
National beyond the initial $5.35M for benefit of the facility. For
every $1M additional capital invested, the lease agreement shall
automatically extend by four (4) contract years.
88Page 29 of 45
89
ADDITIONAL TERMS
PROPOSED TERMS & EXCEPTIONS
1. 99-Year Ground Lease for New Multi-Use Facilities
We propose the development of a new, permanent structure on the Ocoee National Golf
Club property. This facility would be privately funded and constructed by our team and
would include the following:
• A full-service restaurant (as requested by the City)
• A modern Pro Shop (essential to golf operations)
• Dedicated event and banquet space for weddings, tournaments, and functions
• Facilities for the LPGA Hall of Fame and related exhibits
• A high-performance golf training center
• Potential office and administrative space
• Potential hospitality component (e.g., boutique golf hotel or short-stay lodge)
In order to finance and justify this capital-intensive development, we respectfully request a
99-year ground lease on the footprint of this development site. This lease would provide
long-term security for the investment while ensuring the facility remains a lasting public
benefit.
Additional Points:
Should OGH not maintain an operational lease of the golf course, the City would lease
back the Pro Shop (and optionally the restaurant) under commercially reasonable terms,
since these are core components of the golf operation which the City retains ownership
of.
We would also construct a separate golf equipment storage facility in support of ongoing
operations. This structure would likewise be subject to a ground lease, with rent paid by
the City to our operating entity through the term of the master lease or until termination.
2. Contingency Clause Regarding Dynasty Sports Complex
We understand that part of the City’s anticipated growth in tourism and golf activity is tied
to the proposed Dynasty Sports Complex, which is expected to drive substantial foot traffic
and regional economic activity.
Given that our development model and revenue assumptions are closely tied to the
projected success of this facility, we respectfully request the inclusion of a performance
contingency clause in the agreement:
If the Dynasty Sports Complex is not completed and operational within 24 months from
the execution of our agreement, we shall have the option to reduce our financial and/or
operational commitments under the RFP by a defined and material amount.
This clause is necessary to ensure alignment between projected tourism growth and our
proposed investment. Without the increased volume that the complex is expected to
generate, the overall economics of the project change substantially.
Page 30 of 45
FOR - OYP
100% 100% 100% 100%
ROUNDS 54,750 44,938 57,488 60,362 62,173 62,794 63,422 64,057 64,697 64,697 599,377
YEAR 1234567891010 YEAR
2026 2027 2028 2029 2030 2031 2032 2033 2034 2035 TOTAL
REVENUES GARRISON LAKE & DEERFIELD
Greens Fees 1,180,762$ 893,602$ 1,413,373$ 1,558,243$ 1,653,140$ 1,711,413$ 1,754,455$ 1,798,580$ 1,843,814$ 1,871,472$ 15,678,855$
Cart Fees 396,375$ 309,068$ 525,861$ 579,762$ 615,069$ 636,750$ 652,764$ 669,181$ 686,011$ 696,302$ 5,767,144$
Driving Range 292,563$ 425,027$ 691,179$ 762,025$ 808,432$ 836,929$ 857,978$ 879,556$ 901,677$ 915,202$ 7,370,568$
Pro Shop Sales 164,250$ 136,835$ 177,675$ 189,357$ 197,964$ 202,942$ 208,046$ 213,279$ 218,643$ 221,922$ 1,930,913$
Food (Food & Soft Drinks)206,000$ 247,702$ 273,620$ 291,610$ 304,864$ 312,531$ 320,391$ 328,449$ 336,709$ 341,760$ 2,963,636$
Beverages (Alcohol)262,650$ 315,820$ 348,865$ 371,803$ 388,701$ 398,477$ 408,499$ 418,772$ 429,305$ 435,744$ 3,778,636$
Other Food & Beverage Revenue 20,000$ 16,662$ 26,565$ 28,312$ 29,598$ 30,343$ 31,106$ 31,888$ 32,690$ 33,181$ 280,345$
Other Golf Revenues (club rental, handicap, locker, bag storage)49,250$ 49,250$ 50,481$ 51,743$ 52,778$ 53,834$ 54,910$ 56,009$ 56,849$ 57,701$ 532,806$
Clinic / School Revenue 70,000$ 108,500$ 181,738$ 186,281$ 190,007$ 193,807$ 197,683$ 201,636$ 204,661$ 207,731$ 1,742,043$
Membership Fees 211,250$ 211,250$ 216,531$ 221,945$ 226,383$ 230,911$ 235,529$ 240,240$ 243,843$ 247,501$ 2,285,384$
Misc. Revenue -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$
TOTAL REVENUE 2,853,100$ 2,713,716$ 3,905,887$ 4,241,080$ 4,466,936$ 4,607,938$ 4,721,363$ 4,837,591$ 4,954,203$ 5,028,516$ 42,330,329$
% increase -5% 44% 9% 5% 3% 2% 2% 2% 1%
COST OF SALES*GARRISON LAKE ONLY
COGS - Instruction 85%59,500$ 92,225$ 154,477$ 158,339$ 161,506$ 164,736$ 168,030$ 171,391$ 173,962$ 176,571$ 1,480,737$
COGS - Pro Shop Merch. 68% 111,690$ 93,048$ 120,819$ 128,763$ 134,615$ 138,001$ 141,472$ 145,030$ 148,677$ 150,907$ 1,313,021$
COGS - Food (food and soft drinks) 35% 71,997$ 71,997$ 86,572$ 95,630$ 101,918$ 106,550$ 109,230$ 111,977$ 114,793$ 117,680$ 988,343$
COGS - Beverage (alcohol) 24% 62,315$ 62,315$ 74,930$ 82,770$ 88,212$ 92,221$ 94,541$ 96,918$ 99,356$ 101,855$ 855,432$
TOTAL COST OF SALES 305,502$ 319,585$ 436,798$ 465,502$ 486,251$ 501,508$ 513,272$ 525,316$ 536,788$ 547,013$ 4,637,533$
GROSS INCOME 2,547,598$ 2,394,131$ 3,469,089$ 3,775,578$ 3,980,686$ 4,106,430$ 4,208,091$ 4,312,276$ 4,417,415$ 4,481,503$ 37,692,796$
LABOR*GARRISON LAKE ONLY Increase >>3.0% 3.0% 3.0% 3.0% 3.0% 3.0% 3.0% 3.0% 3.0%
Golf Operations Labor 278,250$ 286,598$ 295,196$ 304,051$ 313,173$ 322,568$ 332,245$ 342,213$ 352,479$ 363,053$ 3,189,826$
General and Administrative Labor 115,000$ 118,450$ 122,004$ 125,664$ 129,434$ 133,317$ 137,316$ 141,435$ 145,679$ 150,049$ 1,318,346$
Golf Course Maintenance Labor 478,140$ 492,484$ 507,258$ 522,476$ 538,150$ 554,295$ 570,924$ 588,051$ 605,693$ 623,864$ 5,481,335$
Food and Beverage Labor 142,898$ 147,185$ 151,601$ 156,149$ 160,833$ 165,658$ 170,628$ 175,747$ 181,019$ 186,450$ 1,638,169$
Total Direct Labor 1,014,288$ 1,044,717$ 1,076,058$ 1,108,340$ 1,141,590$ 1,175,838$ 1,211,113$ 1,247,446$ 1,284,870$ 1,323,416$ 11,627,676$
Total Payroll Taxes 9.00% 91,286$ 94,025$ 96,845$ 99,751$ 102,743$ 105,825$ 109,000$ 112,270$ 115,638$ 119,107$ 1,046,491$
Total Medical/Health Benefits 73,906$ 76,123$ 78,407$ 80,759$ 83,182$ 85,678$ 88,248$ 90,895$ 93,622$ 96,431$ 847,252$
Insurance - Workers Comp 1.75% 11,316$ 18,283$ 18,831$ 19,396$ 19,978$ 20,577$ 21,194$ 21,830$ 22,485$ 23,160$ 197,050$
TOTAL LABOR 1,190,796$ 1,233,147$ 1,270,142$ 1,308,246$ 1,347,493$ 1,387,918$ 1,429,555$ 1,472,442$ 1,516,615$ 1,562,114$ 13,718,468$
Labor as % of Revenue 42% 45% 33% 31% 30% 30% 30% 30% 31% 31% 32%
Labor Burden %17% 18% 18% 18% 18% 18% 18% 18% 18% 18%
OTHER OPERATIONAL EXPENSES* Increase >>3.0% 3.0% 3.0% 3.0% 3.0% 3.0% 3.0% 3.0% 3.0%
Golf Operations Expense 41,750$ 43,003$ 43,003$ 44,293$ 45,621$ 46,990$ 48,400$ 49,852$ 51,347$ 52,888$ 467,145$
General & Administrative Expense 327,423$ 337,245$ 337,245$ 347,363$ 357,783$ 368,517$ 379,572$ 390,960$ 402,688$ 414,769$ 3,663,566$
Golf Course Maintenance Expense 317,140$ 326,654$ 376,654$ 387,953$ 399,592$ 411,580$ 423,927$ 436,645$ 449,744$ 463,237$ 3,993,125$
Food and Beverage Expense 41,900$ 43,157$ 43,157$ 44,452$ 45,785$ 47,159$ 48,574$ 50,031$ 51,532$ 53,078$ 468,824$
Sales and Marketing Expense 25,485$ 26,250$ 27,037$ 27,848$ 28,684$ 29,544$ 30,430$ 31,343$ 32,284$ 33,252$ 292,157$
Golf Cart Lease - Tied to Lease Tab 74,100$ 74,100$ 74,100$ 74,100$ 74,100$ 88,920$ 88,920$ 88,920$ 88,920$ 88,920$ 815,100$
Equipment Leases - Tied to Lease Tab 306,882$ 306,882$ 306,882$ 306,882$ 306,882$ 306,882$ 153,441$ 153,441$ 153,441$ 153,441$ 2,455,057$
Start-up Equipment - Tied to Lease Tab -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$
Insurance - G&L 18,000$ 18,540$ 19,096$ 19,669$ 20,259$ 20,867$ 21,493$ 22,138$ 22,802$ 23,486$ 206,350$
TOTAL OTHER OPERATIONAL EXPENSES 1,152,679$ 1,175,830$ 1,227,174$ 1,252,560$ 1,278,707$ 1,320,459$ 1,194,757$ 1,223,329$ 1,252,758$ 1,283,070$ 12,361,323$
-------------- -------------- -------------- -------------- -------------- -------------- -------------- -------------- -------------- -------------- --------------
TOTAL EXPENSES 2,343,475$ 2,408,977$ 2,497,315$ 2,560,805$ 2,626,200$ 2,708,377$ 2,624,313$ 2,695,771$ 2,769,374$ 2,845,184$ 26,079,791$
EBITDAR 204,123$ (14,846)$ 971,774$ 1,214,773$ 1,354,486$ 1,398,053$ 1,583,778$ 1,616,504$ 1,648,042$ 1,636,319$ 11,613,005$
CUMULATIVE EBITDAR 204,123$ 189,277$ 1,161,050$ 2,375,823$ 3,730,309$ 5,128,362$ 6,712,140$ 8,328,644$ 9,976,686$ #######
OPERATING MARGIN 7% -1% 25% 29% 30% 30% 34% 33% 33% 33%
THRESHOLD RENT PAYMENTS
- Rent - Base Fee Payments Threshold Percentage -$ -$ -$ -$ -$ 100,000$ 100,000$ 100,000$ 100,000$ 100,000$ 500,000$
- Rent - Golf Revenue Share Payments Initial $1,800,000 15.0%-$ -$ -$ -$ -$ 107,738$ 114,125$ 120,747$ 127,189$ 124,879$ 594,679$
GF, Carts, Memberships/Cards Second $2,250,000 35.0%
TOTAL RENT TO CITY -$ -$ -$ -$ -$ 207,738$ 214,125$ 220,747$ 227,189$ 224,879$ 1,094,679$
CUMULATIVE RENT -$ -$ -$ -$ -$ 207,738$ 421,863$ 642,610$ 869,800$ 1,094,679$
% OF EBITDA 0% 0% 0% 0% 0% 15% 14% 14% 14% 14% 9%
-------------- -------------- -------------- -------------- -------------- -------------- -------------- -------------- -------------- -------------- --------------
OTHER EXPENSE / DEBT SERVICE
- Capital Projects / Captial Reserve 3.5%1,850,000$ 3,500,000$ -$ -$ -$ 161,278$ 165,248$ 169,316$ 173,397$ 175,998$ 6,195,236$
Cumulative Capital Reserve 1,850,000$ 5,350,000$ 5,350,000$ 5,350,000$ 5,350,000$ 5,511,278$ 5,676,526$ 5,845,841$ 6,019,238$ 6,195,236$
EBITDA (1,645,877)$ (3,514,846)$ 971,774$ 1,214,773$ 1,354,486$ 1,029,038$ 1,204,405$ 1,226,442$ 1,247,455$ 1,235,442$ 4,323,090$
CUMULATIVE EBITDA (1,645,877)$ (5,160,723)$ (4,188,950)$ (2,974,177)$ (1,619,691)$ (590,653)$ 613,751$ 1,840,193$ 3,087,648$ 4,323,090$
% OF EBITDA -806% 23675% 100% 100% 100% 74% 76% 76% 76% 76% 37%
12345678910
2026 2027 2028 2029 2030 2031 2032 2033 2034 2035
TOTAL VALUE TO TOWN (RENT + CAPITAL) 1,850,000$ 3,500,000$ -$ -$ -$ 369,016$ 379,373$ 390,063$ 400,587$ 400,877$ 7,289,915$
CUMULATIVE VALUE TO TOWN 1,850,000$ 5,350,000$ 5,350,000$ 5,350,000$ 5,350,000$ 5,719,016$ 6,098,389$ 6,488,451$ 6,889,038$ 7,289,915$
ANNUAL RENT+CAPITAL % OF EBITDAR 906% -23575% 0% 0% 0% 26% 24% 24% 24% 24% 63%
CUMULATIVE RENT + CAPITAL% OF CUMULATIVE EBITDAR 906% 2827% 461% 225% 143% 112% 91% 78% 69% 63%
Prepared by DATE OF ISSUANCE Friday, August 1, 2025
20 YEAR OPERATING PROFORMA
Forest Lake Golf Club
10521 Clarcona Ocoee Rd, Apopka, FL 32703
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1
Stokych, Olena
From:Leah Lucier <Leah@stoneybrookwestgolfclub.com>
Sent:Wednesday, October 15, 2025 4:53 PM
To:Stokych, Olena
Cc:Tolbert, Joyce; Rocky Hodge
Subject:RFP #25-006 Lease and Operation of the Forest Lake Golf Club - Tamarack Golf
Management LLC
Attachments:RFP #25-006 - Tamarack Golf Management LLC Pre-Interview Response.pdf
Good evening,
Please find attached the full pre-interview response for Tamarack Golf Management, LLC.
Thank you,
Leah
Leah Lucier
Event Coordinator
Marketing Manager
Call or Text: 689-276-7602
Email: leah@stoneybrookwestgolfclub.com
Web: stoneybrookwestgolfclub.com
Address: 15501 Towne Commons Blvd, Winter Garden, FL
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