Campground Concessionaire Operations

About the Forest

Los Padres National Forest encompasses nearly two million acres of central California's scenic Coast and Transverse Ranges. The forest stretches across almost 220 miles from north to south and consists of two separate land divisions. The “northern division” is within Monterey County and northern San Luis Obispo County and includes the beautiful Big Sur Coast and scenic interior areas. The "main division" of the forest includes lands within San Luis Obispo, Santa Barbara, Ventura and Kern Counties. 

The National Forest provides balanced, environmentally sustainable recreation opportunities to meet the needs of a growing, urban, suburban, and rural populations. The social, economic, and environmental spectrums are ever-changing, and Los Padres focuses efforts on equal opportunity mandates of the USDA. 

Campground & Day Use Area Recreation Opportunities 

The Campgrounds Program encompasses the care and maintenance of the National Forest's 122 campgrounds* in total. The largest and most highly used facilities are operated by concessionaires. Maintenance includes two major categories: routine maintenance and deferred maintenance. Routine maintenance work includes cleaning and repairing restrooms, picnic tables, fire rings and grills, signs, renting portable toilets, pumping vault toilets, removing graffiti from facilities and natural features, testing and maintaining water systems, posting kiosks with current information, and picking up and hauling trash. Deferred maintenance includes major repair and/or replacement of constructed features such as kiosks, water systems, toilets, picnic tables, grills, and fire rings due to lack of routine maintenance. 

Our strategic investment focuses on Forest Service recreation facilities and related infrastructure. Opportunities are developed through partnerships and special funding to reduce the backlog of facility maintenance and to expand capacity, which includes the Granger-Thye Act authority to issue concessionaire operator special use permits. 

*A comprehensive guide to all recreation opportunities on Los Padres National Forest is available on the Interactive Visitor Map (IVM) Experience. 

One Special Use Permit will be issued for the 47 developed recreation sites located across the five Ranger Districts including these sites: 

• Monterey Ranger District: Arroyo Seco family and group campground, Arroyo Seco Day Use Area, Botcher’s Gap Campground, Kirk Creek Campground, Plaskett Creek Family and Group Campground, Willow Creek Beach, Mill Creek Day Use Area, Sand Dollar Beach Day Use Area, Pfeiffer Beach Day Use Area
• Santa Lucia Ranger District: Cerro Alto Campground, Davy Brown Campground, Figueroa Campground, Nira Campground, La Panza Campground, Navajo Flat Campground/OHV Staging Area, Turkey Flat Day Use/OHV Staging Area
• Santa Barbara Ranger District: Fremont Campground, Los Prietos Campground, Paradise Campground, Sage Hill Group Campground, Upper Oso Campground, Upper Oso Trailhead, Falls Day Use Area, First Crossing Day Use Area, Live Oak Day Use Area, Lower Oso Day Use Area, Red Rock Day Use Area, White Rock Day Use Area, Red Rock Trailhead, Red Rock Day Use Area, Aliso Trailhead
• Ojai Ranger District: Wheeler Gorge Campground, Holiday Group Campground, Pine Mountain Campground, Reyes Peak Campground, Reyes Peak Trailhead, Middle Lion Campground, Rose Valley Campground, and Rose Valley Upper/Lower Lakes Day Use Areas
• Mt. Pinos Ranger District: Ballinger Campground, McGill Family and Group Campground, Mt. Pinos Campground, Reyes Creek Campground, Campo Alto Campground, and Chuchupate Campground 

Optional Sites – These sites are included as optional bid items. Applicants may choose to include these or not. Consideration will be given in the evaluation if these sites are included in the applicant’s package:  

• Ojai Ranger District: Piedra Blanca Trailhead, Dough Flat Trailhead, Potrero Seco Campground, and Wheeler Gorge Visitor Center
• Santa Barbara Ranger District: Middle Santa Ynez Campground, P-Bar Campground, Lower Caliente Campground, and Big Caliente Picnic Area

Explore Developed Recreation Sites Across the Forest

How to Apply

The application period is now closed. 

All proposals must be submitted completely on paper and mailed to: 

• Forest Supervisor Kimberly Winter
• Los Padres National Forest
• Attention: David Iniguez
• 1980 Old Mission Drive Solvang, CA 93463 

Applicants must submit the required processing fee as shown in the prospectus with each proposal submitted.  

• Selected applicant may be responsible for the costs of preparing and issuing the permit.
• Additionally, the selected applicant will be required to undergo a Financial Ability Determination — unless the Forest Service has conducted one for the applicant within the past year and no changes are required to bring it up to date. 

Official details about the proposal process are in the Prospectus for Campground and Related Granger – Thye Concessions at www.fs.usda.gov/r05/lospadres/offices and found on SAM.gov. The point of contact for other related inquiries is Assistant Recreation Program Manager, David Iniguez at (626) 422-5070.

Date: January 30, 2026 

Dear Prospective Bidder, 

The Los Padres National Forest is soliciting proposals from interested parties for a campground concession special use permit (SUP) to provide high-quality public service in the operation and maintenance of government-owned recreation facilities. The new SUP will replace the current concession permit which expires October 31, 2026. The Forest intends for the successful applicant to be awarded the SUP in summer 2026. The three-year average gross revenue for this offering is $3,292,716. (2021-2023) 

One permit will be issued for government-owned recreation facilities located on the Monterey, Santa Lucia, Santa Barbara, Mount Pinos and Ojai Ranger Districts of the Los Padres National Forest. 

All prospective applicants are advised to read the prospectus carefully. All applicants must submit a written application that must include the information listed under Section IV Application. Applicants must submit one (1) hard copy and one (1) electronic copy on a flash drive of their application package, supporting documents, and business plan to the Forest contact listed below. Applications must be received by close of business (4:30 p.m. PST) April 24, 2026. Please mail completed proposals to: 

Forest Supervisor Kimberly Winter 

Los Padres National Forest 

Attention: David Iniguez 

1980 Old Mission Drive Solvang, CA 93463 

Applications submitted in response to this prospectus are subject to cost recovery pursuant to 36 CFR 251.58 (c)(l)(ii) and (c)(3)(iii). Applicants must submit the processing fee ($1,600) required by the prospectus to cover costs of the application package review. Payments due to the United States for this application must be paid in the form of bank draft, money order, or cashier’s check payable to the USDA-Forest Service. Additionally, a separate payment of ($350) for the business plan review should be made payable to El Camino College SBDC and submitted in the form of a cashier’s check. Both payments must be enclosed in the application package. 

The selected applicant may be responsible for the costs of preparing and issuing the permit and may be required to undergo a Financial Ability Determination (FAD). 

The prospectus is available on the Forest website and SAM.gov. 

For specific questions regarding this opportunity, please contact David Iniguez, Assistant Recreation Program Manager for the Los Padres National Forest, at the (626) 422-5070 or email at david.iniguez@usda.gov listed above no later than 4:30 p.m. PST March 27, 2026. 

Thank you for your interest in the Los Padres National Forest 

Sincerely, 

KIMBERLY WINTER Forest Supervisor

 1) What percentage rent is the current operator paying to the government? 

The current annual permit fee is 10% of the adjusted gross revenue. 

2) Can we get a breakdown of the number of campsites or maps for each campground? 

Maps for all recreation sites will be provided when the prospectus is published and are under Appendix 1 and 2. There are a total of forty-five rec sites that include twenty-eight campgrounds, and seventeen-day use areas/trailheads. Additionally, there are eight optional sites that include four campgrounds, and four trailheads/ day use areas. The number of campsites per campground will also be included when the prospectus is published. 

3) What is the percentage of sites that are currently on Rec.gov compared to those that first come first serve? 

The chart below highlights the campgrounds that are currently on rec.gov and are accepting reservations. Day use sites and trailheads have first come first serve policies.

4) What is the revenue breakdown of reservations vs. first come first serve? 

That data is not readily available. 

5) What is the maximum occupancy by facility within the offering? 

Currently, each campsite can occupy 6 persons and 1 vehicle and 1trailer for a single site and occupy 12 persons and 2 vehicles per double site. Please refer to the pre-solicitation site information letter under site capacity for maximum occupancy per facility. 

6) Can you define how you calculate site capacity? 

Total site capacity is the sum of all the individual sites within the campground that include persons at one time (PAOT) multiplied by operating days per year for each site. Example: Hypothetical campground of 2 total campsites, open year-round: Site #1, 1-5 PAOTS (single site) = 5 x 365 Site #2, 6-10 PAOTS (double) = 10 x 365 Total CG Capacity: 5,475 = (1825) + (3650) 

7) How does site capacity relate to site usage? 

Site capacity does not relate to site usage, although site capacity is used to estimate maximum revenue for a given site. 

8) How do you define a successful relationship with a concessionaire? 

We define a successful relationship with a concessionaire by proactively implementing the Special Use Permit and Operating Plan that provides value for the public. Our vision is for the FS and the permit holder to support each other in efforts to give the public an exceptional forest experience. Success will be measured within the life of the permit from improvements of current recreation site conditions and positive feedback from the public. In essence we want to see as many of our recreation sites look better and be better than when this new operator begins their permit with our forest in the fall of 2026. 

9) What are your typical GT projects, how are they planned, and when are they typically executed? 

The typical GT projects that were performed in the past included hazard tree reduction, campground amenity improvements, and repairing fire damage at recreation sites. The planning for projects begins with initial GT project suggestions from both FS and permit holder and final line officer decisions. The implementation would occur mostly during the off season or end of season timeframe depending on weather or forest closure. GT projects may be implemented during busy season as long as general holder maintenance is not interrupted. There will be semiannual meetings with all stakeholders and intermittent project check-ins with the permit administrator on progress of all eligible GT projects. 

10) How frequently are you meeting with the current concessionaire? 

Currently, we are meeting with our concessionaire on a weekly basis regarding ground maintenance activities at recreation sites, and also meeting with concessionaire administrative staff as needed. The need for recurring meetings is to manage and monitor the permit and can be augmented to provide efficiency for GT projects, administrative duties, and ongoing recreation site maintenance and upgrades. 

11) Will the FS use the results of this questionnaire to determine whether the prospectus is advertised as one forest wide offering or divided into geographical zones? 

Yes, the Forest Service has acquired feedback on possible options and is considering zones to establish geographical areas where the concessionaire can set up to effectively manage the sites being offered. Based on the feedback we received from potential bidders we have decided to move forward with one permit to administer our recreational management needs on the Los Padres National Forest. 

12) Will the prospectus structure be designed that allows for smaller or mid-sized operators, especially if the FS is considering a consolidated offering? 

The evaluation criterion for possible bidders has been adjusted to provide consideration for smaller and midsized operations, and bidders with limited financial resources. Smaller or mid-sized operators have an opportunity to bid competitively as we are not prioritizing a potential bidder to have an increased or abundant amounts of financial resources.

13) In the description of sites, appendix 20 (Description of Developed Recreation Sites), it states that the Wheeler Gorge Visitor Center is operated by a non-profit.  Will this continue into the new contract or will the concessionaire be responsible for operating the building as well as providing interpretive programs?  In addition, it is open year-round but the current non-profit only offers interpretive programs on the weekends in the summer.  What happens at the visitor center on the other days when interpretive programs are not offered?

The Forest maintains a strong partnership with Los Padres Forest Association wherein we provide Educational and Interpretive Services at Front Desks, Offices, Events, and Visitor Centers. LPFA operations is focused on weekends and the Forest is interested in what concessionaire operations might be proposed which could increase recreation opportunity at the site as well as how Concessionaire Operations might support interpretation and conservation education efforts under existing partnerships.

14) Considering that there was not an official site visit where applicants would be able to gather information from the Forest Service, will you be answering questions submitted by applicants on a rolling basis or will you be waiting for all questions to be submitted by the March 27th deadline and answering them all at once? 

The Forest will be taking down questions from all interested parties and then compiling the appropriate responses to send out to all interested parties online, via our LPF Website. The dates selected were March 20th and March 27th.

15) Which projects must the concessionaire complete from the MRRI (Maintenance, Repair, Restoration, Improvement) projects, Appendix 12?

Appendix 12 represents a list of potential Granger-Thye Fee Offset projects for the offering. Before the issuance of the permit and before each operating season thereafter, the Forest Service and the holder shall annually enter into a written Granger-Thye fee offset agreement that specifies the government maintenance, recondition, renovation, and improvement (MRRI) to be used to offset the permit fee.

Questions for Forest Service

1. Can the Forest Service provide any details about why the water tanks at Plaskett Creek and Cerro Alto campgrounds are offline? Who is responsible for getting it back online? Is the tank needed or does it need to be removed?

Plaskett Creek Campground water system is currently undergoing corrective actions. The existing tank remains part of the system infrastructure and is expected to remain necessary. The permit holder is responsible for completing required inspections, testing, and repairs needed to return the system to compliant operation at both Plaskett Creek and Cerro Alto Campgrounds. Cerro Alto Campground’s water system is currently operational and tested on a regular basis. The system includes two water tanks; however, only one tank is currently in service, while the second tank has been taken offline, disconnected, and is not in use. The existing operational tank is sufficient to support current campground operations. There are no current plans to repair or return the second tank to service. Forest’s engineering staff is currently coordinating to confirm any recommendations or potential plans for the offline tank. Water system testing is generally within acceptable standards, with only minor and infrequent issues noted (e.g., occasional spigot-specific concerns).

2. The prospectus states the flush toilets at Fremont Campground are inoperable due to a break in the septic line, and the Forest is completing reports for the repair to proceed. Will this repair happen before the new permit term? Would this be a GT project? Is the permit holder responsible for repairing the line?

Environmental review for the Fremont Campground septic line reconditioning has been completed. The Forest is coordinating with its present campground concessionaire to complete reconditioning of the septic line prior to the end of the permit term.

3. It is stated that the Figueroa Campground and the Pino Alto picnic area have fire damage that needs to be addressed. Will these areas be made operable for the new permit? If not, can the Forest Service explain what needs to be addressed at these sites? The only regularly permitted motorcycle events on the Santa Lucia Ranger District are the Central Coast Motorcycle Association (CCMA) Poker Run and Hangover Ride, which are held annually and reviewed each year. These events utilize Navajo Flat Campground/OHV Staging Area and Turkey Flat OHV Staging Area and Day Use Area. Each event is reviewed and permitted independently on a yearly basis, allowing for adjustments as needed.

Figueroa Campground operates year-round and is expected to reopen upon completion of ongoing rehabilitation work. Pending work includes hazardous tree removal, final site cleanup, and restoration or replacement of site amenities such as picnic tables, fire rings, parking infrastructure, and signage. Vault toilets remain in serviceable condition, and some amenities may be phased back into service as work is completed. Pino Alto Picnic Area restoration is contingent upon Burned Area Recovery (BAR) funding, which is currently pending. If funded, work would include ADA trail improvements, hazardous tree removal, and repair or replacement of site amenities. Work activities and additional timelines may change based on funding availability, environmental conditions, and operational priorities.

4. It is stated that the Navajo Flat Campground/OHV Staging Area and Turkey Flat OHV Staging Area and Day-Use Area are used for annual motorcycle events during the year where hundreds of people park and stage their vehicles. Are these separately permitted events? Who manages these events? Would the permit holder be responsible for managing traffic, parking, etc.? How often do these large events occur?

The only regularly permitted motorcycle events on the Santa Lucia Ranger District are the Central Coast Motorcycle Association (CCMA) Poker Run and Hangover Ride, which are held annually and reviewed each year. These events utilize Navajo Flat Campground/OHV Staging Area and Turkey Flat OHV Staging Area and Day Use Area. Each event is reviewed and permitted independently on a yearly basis, allowing for adjustments as needed. Event permit holders are responsible for all aspects of event operations under their special use permit, including traffic control, parking, sanitation, and related logistics. When events or outfitter-and-guide activities involve concessionaire-managed sites, the Forest coordinates with the concessionaire to ensure compatibility with sites’ operations. Event frequency, scope, and site use are subject to annual review and approval.

5. It is stated that the Red Rock Day Use Area may remain closed all summer if not needed. Has this day-use area not been needed historically? Does it have low visitation? If so, why?

Red Rock Day Use Area has been closed due to deferred maintenance; users have been redirected to Red Rock Trailhead.

6. It is stated that there are new tables and fire rings at Ballinger Campground and Camp Alto Campground that have yet to be installed. Who will be responsible for installing these? When are they scheduled to be installed? Have clearances been completed to install them?

That information is erroneous and was placed in there on accident. Picnic tables and fire rings on site are currently in useable condition

7. Can the Forest Service describe whether deferred maintenance is needed at the optional sites offered in the prospectus or if they are being used, as is? If deferred maintenance is needed, have surveys and clearances been made so they can be completed?

Deferred maintenance is needed at all the optional sites and only Piedra Blanca TH, Dough Flat TH, and Wheeler Gorge Visitor Center are currently being used. Surveys and clearance for deferred work is being planned and still pending. All four recreation sites on the Santa Barbara Ranger District, listed as optional sites, Middle Santa Ynez Campground, P-Bar Campground, Lower Caliente Campground, and Big Caliente Picnic area, will need deferred maintenance to be completed before being reopened to the public. Surveys and clearance for deferred work at those four recreation sites is being planned and still pending.

8. As noted in the prospectus on pages 1–2, can the Forest Service detail the deferred maintenance/rehabilitation the starred developed sites need in order to allow them to reopen?

The rehabilitation work at Upper Oso is currently in early planning discussions and is likely to be included in this permit cycle. Red Rock Day use area needs deferred maintenance (DM work includes brushing, hazard tree mitigation, recreation site amenities repairs, etc.) Deferred maintenance work at Middle Santa Ynez Campground, P-Bar Campground, Lower Caliente Campground, and Big Caliente Picnic area include but is not limited to brushing, hazard tree mitigation, recreation site amenities repairs, access road repairs/upgrades, etc. The recreation site known as Potrero Seco Campground located on the Ojai Ranger District is also in the early planning discussion stage and potentially be included as a recreation site for concessionaire management per district management.

9. Are there any other known rodent virus issues — other than past reports of hantavirus — within the permit area? Are there any known issues with diseases transmitted by bats?

There are no known rodent virus issues within the permit area. In the past the current permit holder has followed County Health Department guidance explaining the precautions, risks, and symptoms of Hantavirus to the public. Signage will be posted in appropriate recreation sites to make visitors aware that an area has been identified a potential danger for viruses. Recreation sites can be closed in the unlikely event of a hantavirus outbreak and County/State Health Services will be contacted. It is expected that the future permit holder work cooperatively with the Forest Service to implement animal control programs if required.

10. Does the Forest Service have an updated timeline for the repair and reopening of the road leading to the Botcher’s Gap Campground?

Access to Botcher’s Gap Campground remains closed due to road damage affecting access to this recreation site. This road is under the jurisdiction of Monterey County and there is currently not a definitive timeline in place for repairs or the reopening of Botcher’s Gap Campground.

11. For the requirement of additional law enforcement, does the current operator have agreements in place for this security? If so, please provide historical expenses related to contracting law enforcement.

The permit holder will need to pay for additional law enforcement support as needed.

12. Does the Forest Service have permission for the permit holder to install the permanent electronic message signs on Highway 1, or will the permit holder need to secure this permission?

The Forest Service currently has a CalTrans permit allowing for temporary use of electronic message signs during busy weekends but does not have authorization for permanent installation. The permit holder would be responsible for obtaining any additional permits required for permanent electronic sign placement.

13. For the planned installation of additional recreation facilities at Lower Abbott Lakes, what additional facilities would the applicant be required to manage?

Additional recreation facilities at Lower Abbott Lakes are still in early planning discussions and are unlikely to be included in this permit cycle. Any future facility development would be addressed separately as planning advances.

14. How often does Sycamore Creek cause weather-related road closures?

Weather related closures affecting Sycamore Canyon Road access to Pfeiffer Beach Day Use Area typically occur three to four times annually, most often during winter months. Closure frequency varies depending on storm conditions and road impacts.

15. How often do river flow and winter rains close the river crossings at the Lower Santa Ynez Recreation Area?

The First Crossing, Sage Hill, and Santa Ynez gates are seasonally closed to provide for public health and safety. The Santa Barbara Ranger District opens the gates when water levels allow for passenger vehicle travel – some crossings, such as Sage Hill and First Crossing lower quicker than others. The Santa Barbara Ranger District has implemented a phased approach to open the Sage Hill and First Crossing gates as the water levels beyond the Santa Ynez gate lower.

16. The prospectus states that applicants must submit their Business Plan as a separate document. Does this requirement refer only to the electronic copy of the application, or does the Forest Service want a separate hard copy of the Business Plan?

The applicant must submit an electronic and hard copy of the entire applicant package. The Business Plan must be in a separate document in both electronic and hard copy for SBDC review. See section IV. Part a., for instructions for submitting applications.

17. Please provide revenue by campground/day-use area that makes up each ranger district. Please provide total revenue by month if available.

Please see Appendix 20, under Site fees Table 28. for district average gross revenue.

18. Does the revenue given include revenue from any of the optional sites? Please provide historical revenue on the optional sites if available.

The revenue given does not reflect optional sites.

19. What impacted revenue in 2023? Why was revenue $1.5M lower than 2022 and $840K lower than 2024?

Heavy storm damage to access roads and sites were impacted from record breaking winter storms of 2023 and 2024. In 2024, partial access resumed and visitors returned to affected sites.

20. Please provide 2025 revenues.

This information is not currently available.

21. Please provide a timeline of all deferred maintenance that has been approved, and a list of the items not yet approved.

This information is not currently available.

22. Please provide historical utility costs broken down by service.

This information is proprietary and not available to release.

23. Please provide occupancy data by location by month.

This information is not currently available.

24. For the required additional law enforcement at specified recreation areas, can the Forest Service list the holidays and high-use periods it recommends the permit holder provide coverage?

It is recommended for some of the observable Government Holidays, especially ones that occur in the spring and fall seasons of the calendar year. A few of these include Presidents Day (Feb), Memorial Day (May), Independence Day (July), Labor Day (Sept) and Columbus Day (Oct).