56

REQUEST FOR INFORMATION

BOULDER CITY AIRPORT HANGAR & BULLOCK FIELD REUTILIZATION

1. Proposed development and operational use.

We intend to convert the airport hangar into an EVENT VENUE as well as develop the
surrounding land to be utilized as a combination of MOTORCOACH RESORT and MODERN
MOBILE HOUSING.

-EVENT VENUE

Improvements to the Airport Hangar would include a 4500 SF 2-Story mezzanine Food &
Beverage Establishment with views of the stage, New Lighting & HVAC, Stage & Audio Visual
System and a Commissary Kitchen attached to the Hangar. A separate restroom structure would
be constructed in close proximity to the Hangar. The end product will be an 8,000 SF
conditioned event space with a strong emphasis on design, aesthetics and functionality
with a nod to the Hangar’s aviation history.

Event Space of this size and scope, which does not currently exist in Boulder City, would
provide the potential for a virtually limitless variety of events and considerable revenue to aid
Boulder City’s overall economic vitality.

Parking & Grounds To Be Determined.

-MOTORCOACH RESORT

75 RV Spaces across roughly 8 Acres and a 5,000 SF Clubhouse. Highly amenitized RV Resort
with Oversized lots and a higher price point compliments a proven market concept in Boulder
City. Opportunity to create a unique experience-based destination drawing new visitors to town.

-MODERN MOBILE HOUSING

75 Units on 10 +/- Acres: Compatible with R-8 Zoning.

During construction of Hoover Dam, hundreds of houses were constructed in Boulder City in an
area commonly referred to as “The Avenues” to provide housing for the Dam workers. This
Workforce Housing survives to this day. For years these houses have provided and continue to
provide many people with their first home. This Workforce Housing was the inspiration for a
community of Modern Mobile Houses.

Although the Modern Mobile House product type is new to Boulder City, the concept of mobile
housing in the area is well established. Communities such as Gingerwood serve as a precedent
for Quality Mobile Housing in the immediate vicinity.
 57

Beyond our Development Team, our Partner Strategy will have key relationships in various
sectors both local and beyond. These would include but are not limited to:

-Public
-City of Boulder City
-Regional Transportation Commission
-UNLV School of Architecture
-The School of Architecture at Taliesin

-Private
-Capital Investment Partners
-Adjacent Property Owners
-Local Businesses

-Commercial
-Banks
-Modular Home Manufacturers
-National Brands

2. Anticipated Lease Term.

Typically in a development of this size and scope, purchasing the land outright would be
necessary to justify the considerable investment in infrastructure required to develop the area. A
long term lease allows for ample time to absorb the initial infrastructure costs.

The Lease Term and Lease Rate will be based on a variety of factors including Scope,
Maintenance, Tenant Improvement Allowances in cooperation with the City etc. It is possible
that the Lease Durations for the Raw Land and Hangar could be different. We anticipate the
Lease Rate to be based on Current Appraised Value adjusted to account for Municipal
Cooperation. At this stage there are too many variables to identify specific terms. We look
forward to working closely with the City of Boulder city to develop an agreement that is
beneficial to all parties.

3. Restrooms and Vehicle Access

To provide adequate restroom access for a development of this magnitude, we intend to

construct a large restroom structure in close proximity to the Hangar. Exact size and number of
stalls to be determined.

Similar to the Lease Term, the number of variables makes identifying specific points of
Access / Egress as well as parking requirements difficult to determine. We anticipate 2 points of
access from Boulder City Parkway, at least 2 points of access from Adams and possibly 1 from
Walnut Dr.
 58

4. Cost Structure / Financing Options

Preliminary Underwriting shows an ability to service the debt and generate a profit with
all 3 Elements of the proposal operating successfully as separate revenue centers. All
components of the operation cash flow independently- working in concert, each of the elements
feed each other to create a machine that operates far more effectively as an organism than as
individual components.

Event Venue Operations are based on assumptions made using real data from a wide
variety of events- namely The Dillinger Block Party, numerous offsite catering events and
Operating Data from Forge Social House. Analysis of the data provides sufficient information to
confidently proceed with a conservative estimate of breakeven points- both number of attendees
per event and number of events per year to generate cash flow adequate to service debt and
generate a profit.

The Members of the Group have the combined financial capacity, experience,
underwriting ability and connections with financial institutions to ensure completion of
construction and successful continued operation of the development. Financial Statements,
Verification of Liquidity and Commitments from Financial Institutions will be provided at the
appropriate time.

5. Summary of Individuals, Partnerships & JVs involved in the RFI. Bios Attached

Chris Gonya- Architect, Developer, experienced in Capital Management

Robert Peccole- Background in Law & Finance. Successful Large Scale Real Estate
Developer in Southern Nevada for 20+ years.
Larry Turner- 38-Year Boulder City Resident, Residential & Commercial Development,
Event Operation, CPA
Grant Turner- Boulder City born & raised. Background in Finance, Design &
Construction, F&B / Event Operation

6. Relevant Experience in:

a. Operation:

The Members of our Group have decades of combined experience in business. Relevant
experience specific to Event Operation, Larry and Grant Turner operate several food &
beverage establishments and an Event Venue in Boulder City as well as host several large
annual events.

b. Historic Preservation

Members of our Development Group have successfully renovated and revitalized a

number of historic structures throughout the Greater Las Vegas Valley.
-The Dillinger Food & Drinkery- Boulder City
-Forge Social House- Boulder City
 59

-1300 Denver Street- Boulder City

-1334 Denver Street- Boulder City
-Renovation of 20+ residences throughout Boulder City
-The Pioneer Apartments- Downtown Las Vegas. Winner of Mayor’s Urban Design
Award.
-The Desert Cactus Apartments- Downtown Las Vegas
-The Double D Apartments- Downtown Las Vegas
-Renovation of 30+ mid century homes in Charleston Heights Neighborhood- Las Vegas

c. Succesful Examples of Adaptive Reuse

-The Dillinger Food & Drinkery- Former Bank of Nevada converted into a successful
Food & Beverage establishment in Downtown Boulder City.
-Forge Social House- Former Residential Duplex / Attorney Office Renovated to include
a commercial kitchen and full service bar. Operating as an Event Venue in Downtown
Boulder City.
-Philadelphia Navy Yard Master Plan- 321 Acre Development of Historic Navy Yard
https://navyyard.org/about-the-campus/master-plan
 60

ROBERT N. PECCOLE, JR.

Rob is a second generation native Nevadan, having been born in Las Vegas in 1964.
The Peccole Family has been involved with commercial real estate acquisition and
development in Nevada since 1931. Rob is an attorney licensed with the State Bar of
Nevada in 1992 after completing his Juris Doctorate at the University of the Pacific’s
McGeorge School of Law. Prior to attending law school Rob received Business Degree
with an emphasis in investments from the University of Nevada Las Vegas in 1988. Mr.
Peccole has spent the past 20 years successfully developing and managing commercial
real estate in Southern Nevada and is experienced in all phases of development
including acquisition, land use planning/entitlements, design, construction, financing,
leasing and management. He has personally negotiated long term agreements with
multibillion dollar companies such as Walgreens, Kohl’s, Jack in the Box, Golf Galaxy,
Guitar Center and Saint Rose Dominican Hospitals. Rob’s unique background in both
law and finance have allowed him to not only build realistic project proformas but also
allowed him to successfully negotiate and obtain favorable long term financing
commitments for multimillion dollar projects, with some of the largest lenders in the
world. Rob has developed, owned and operated business in Southern Nevada which
involved gaming elements that resulted in his obtaining privileged gaming licenses from
the State of Nevada, Clark County and the cities of Las Vegas and North Las Vegas,
Nevada.
61
 62

PDG
PECCOLE DEVELOPMENT GROUP, LLC

Company Profile

Peccole Development Group is a Nevada commercial real estate development

company offering all areas of development services. Our diverse experience allows us
to offer comprehensive real property development literally from “start to finish”. PDG is
well versed in land acquisition, land use planning/entitlement, privileged licensing,
design oversight, financing, construction oversight, leasing and property management.
Our goal at PDG is to provide the answers and services to our clients and customers
that result not only in quality completed, profitable real estate ventures, but also to
create long lasting relationships with our clients and all parties involved in the
development process. Our client’s commercial real estate investments and
development requirements are our business at PDG.
 63

Larry Turner
1300 Denver Street (Historic Residence)
Boulder City, NV 89005
702.294.0805
forgesocialhouse@gmail.com

Boulder City resident since 1981. Married with three children (none of which
overtaxed the local police or fire departments). General Contractor / Developer since
1993: Developed over 150 Single Family residential lots at Lake Mead View Estates,
which included a major underground drainage feature and a fully improved roadway
providing secondary access and egress into the development. Constructed over 20
custom homes.Developed two additional storage facilities, provided tenant
improvements for several commercial properties and remodeled several custom
homes outside Boulder City.

Built, Owned & operated Boulder City Boat Storage. This development included
bringing utilities to the area and complete street improvements. Spent the last
decade Designing, Building & Operating Forge Social House, The Tap, The Office and
The Dillinger alongside my son Grant Turner.
 64

Grant Turner Bio

PROFILE
Grant is a lifelong Boulder City Resident invested in the community, a product of Boulder
City’s educational system Pre K-12 and the Founder of the Shane Patton Scholarship
Foundation. Grant studied Business/Finance at UNLV and USD earning his BBA in 2004.
He worked as a Commercial Real Estate Analyst at Nevada First Bank / Bank of Nevada
before leaving the Commercial world to begin his career in Business. He has spent the
last 10 years working every day with his father to make Boulder City a better place.
Grant has successfully purchased, renovated and sold/leased 20+ residential properties
in Boulder City and has consulted on the design and construction of numerous
commercial remodels. Along with his father, Grant has designed, built and operated
some of Boulder City’s premier Food & Beverage / Event establishments- The Dillinger
Food & Drinkery, Forge Social House, The Tap & The Office. Grant likes dogs, yoga and
Jiu Jitsu.

702.375.6923 1 3 3 4 D E N V E R S T R E E T, B O U L D E R C I T Y, N V BCREINVESTMENTS@GMAIL.COM

PHONE ADDRESS EMAIL

MBCGA
 65

Chris Gonya

3605 S. Town Center Drive, Suite A

Las Vegas NV 89135
917-450-4944
chris@chrisgonya.com

Chris is the youngest of three brothers born in Fremont Ohio to a bi-lingual family of
North and South American ancestry. His multi-cultural home and family have instilled a
boundless curiosity for the world around us and the diverse people that make it go.

In 1997 Chris graduated from Cranbrook Schools in Bloomfield Hills Michigan where
he studied Architecture. While at Cranbrook Chris began an internship that became a
full time position at Tod Williams, Billie Tsien Architects in New York City. A career in
Design began shortly after with a brief hiatus as a fashion model in New York and
Europe. In 2003 Chris began working on his own, designing and constructing small
residential and commercial projects. This experience in entrepreneurship proved to be
pivotal and informed Chris’s decision to move from Design into Real Estate
Development.

Having spent over a decade living and working in NYC, Chris and his wife moved to
her native Las Vegas, NV in 2009 to raise a family and be a part of the young city’s
growth. Since then Chris, has developed single family, multi-family and commercial
projects throughout Las Vegas and received the Mayor’s Urban Design Award for his
achievements. Although primarily focused on business, Chris stays in touch with the
Design world by helping teach and collaborate with Architecture schools such as
University of Nevada Las Vegas, Columbia University, University of Michigan, University
of Colorado Denver, Woodbury College, The Cooper Union and Taliesin School of
Architecture. Chris proudly sits on the Board for the Black Mountain Institute, a literary
hub and think-tank at UNLV and is also a founding board member of Aliana, a Houston
based development company.

Chris and his wife, Katie, along with their two precocious daughters, love art, travel, the
outdoors, summer/winter sports and are always down for an impromptu dance party.
66
 67

PECCOLE
DEVELOPMENT
GROUP, LLC.

Peccole Development Group, LLC

Real Estate Development & Management

ROBERT N. PECCOLE, JR.

702.366.9140 OFFICE | 702.366.9217 FAX
INFO@PECCOLE.LVCOXMAIL.COM
 68

ABOUT US PECCOLE DEVELOPMENT GROUP

Peccole Development Group, LLC is a privately owned real estate development/management company that
focuses on the acquisition, development and management of commercial real estate projects.

Licensed attorney Robert N. Peccole Jr. is principal owner. A native Las Vegan, his family’s Nevada roots date
back to 1931—the same year construction started on Hoover Dam, Fremont Street got its first traffic light, and
gambling was legalized in Las Vegas.

Over the past 20 years, Mr. Peccole has assembled a team of professionals unrivaled in the successful
development and management of commercial real estate in Southern Nevada. The PDG team is experienced in all
phases of real estate development, including acquisition, entitlement, design, construction, financing, leasing
and management.
 69

WHY PDG

WHY PDG
Our knowledge is your power.

PDG is organized in a way that allows commitment to superior service with a focus on successful project completion.

Research and experienced project insight make for clear communication that ultimately results in on-time project
delivery within budget.

We provide an active on-site presence at the project level for construction, leasing development and asset management.

We guide an acquisition process involving conservative underwriting, which is geared to meet the expectations of
investors and partners.

We have extensive experience and knowledge working with local municipalities, multi-state and federal agencies.
We possess an ability to successfully navigate the entitlement process necessary to achieve the highest and best use of
a proposed project concept.

Our experience includes extraordinary licensing procedures in the state of Nevada, including liquor and gaming licenses.

We enjoy long-term working relationships with regional, national and international project finance resources, including
Wall Street conduits and life insurance companies.

We have more than 20 years of experience with commercial transactions involving retail, industrial and office—
ranging from Fortune 500 companies to entrepreneurial start-up individuals.
 70

OUR WORK NOTABLE PROJECTS

• Kohl’s Department Stores
(88,000 sq. ft. retail building)
• Grumpy’s Texaco Convenience Store
(3,000 sq. ft. full-service gasoline convenience store)

• Walgreens Drug Store • Grumpy’s Exxon Convenience Store

(13,800 sq. ft. retail building) (3,000 sq. ft. full-service gasoline convenience store)

• Golf Galaxy/Dick’s Sporting Goods Store • Bilbo’s I Bar & Grill

(5,000 sq. ft. full-service restaurant and bar)
(15,000 sq. ft. retail building)

• Bilbo’s II Bar & Grill

• Guitar Center Music Store
(5,000 sq. ft. full-service restaurant and bar)
(15,000 sq. ft. retail building)

• Bilbo’s III Bar & Grill

• Dignity Health Services Clinic
(5,000 sq. ft. full-service restaurant and bar)
(8,800 sq. ft. retail office building)

• Jack in the Box Fast Food/Drive Thru

(2,800 sq. ft. restaurant building)

• Ferguson International Retail Plumbing Store

(3,600 sq. ft. retail building)
71
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8689 W. CHARLESTON BLVD., SUITE #109

LAS VEGAS, NEVADA 89117
702.366.9140 OFFICE | 702.366.9217 FAX
INFO@PECCOLE.LVCOXMAIL.COM
 73

DANDY HORSE RANCH

Boulder City, Nevada
May 20, 2019
 74
DANDY HORSE RANCH

EVENT

RANCH

RESORT

PARK(ING)

FUTURE

Dandy Horse Ranch | Boulder City, Nevada May 20, 2019 | 2

 75
DANDY HORSE RANCH
PHASE 1

COMPONENT USE ACRES SQUARE DEVELOPMENT NOTES

FEET COSTS
Old Hangar Event Space 2 8,000 $400,000.00 8k s/f @ $50 PSF Renovation Costs
Dandy Horse Camp Motorcoach Resort 8 5,000 $2,625,000.00 75 Sites @ $25K ea. w/ 5,000 sqft. Clubhouse
@ $150 PSF
Dandy Horse Ranch 1 Modern Mobile Housing 10 75,000 $3,750,000.00 75 Sites @ $50K ea.
Cyclocross Park Bicycle Racing 2 1,000 $150,000.00 Based On Bandman Park & Cyclocross
and Green Space in Louisville, KY
Phase One Totals 22 89,000 $6,925,000.00
PHASE 2

COMPONENT USE ACRES SQUARE DEVELOPMENT NOTES

FEET COSTS
Dandy Horse Ranch 2 Modern Mobile Housing 10 75,000 $3,750,000.00 75 Sites @ $50K ea.
Velodrome Bicycle Racing and Indoor 2 65,000 $4,500,000.00 Based On Lexus Velodrome in Detroit, MI
Event Space
Phase Two Totals 12 140,000 $8,250,000.00
PHASE 3

COMPONENT USE ACRES SQUARE DEVELOPMENT NOTES

FEET COSTS
Arts District High Density Mixed Use 10 150,000 $15,000,000.00 Apartments, retail, office and live/work space
Mid-Rise Development with three story height restrictions.
Phase Three Totals 10 150,000 $15,000,000.00

DEVELOPMENT TOTALS 44 379,000 $30,175,000.00

Dandy Horse Ranch | Boulder City, Nevada May 20, 2019 | 3

 76

Dandy Horse Ranch:

Preservation Precedents
Boulder City, NV | 08.28.19
 77

Dandy Horse Ranch


Plan 

(May 20th Presentation)

EVENT

RANCH

RESORT

PARK(ING)

FUTURE

!2
 78

Dandy Horse Ranch


Financials

(May 20th Presentation)

PHASE 1
COMPONENT USE ACRES SQUARE DEVELOPMENT NOTES
FEET COSTS
Old Hangar Event Space 2 8,000 $400,000.00 8k s/f @ $50 PSF Renovation Costs
Dandy Horse Camp Motorcoach Resort 8 5,000 $2,625,000.00 75 Sites @ $25K ea. w/ 5,000 sqft. Clubhouse
@ $150 PSF
Dandy Horse Ranch 1 Modern Mobile Housing 10 75,000 $3,750,000.00 75 Sites @ $50K ea.
Cyclocross Park Bicycle Racing 2 1,000 $150,000.00 Based On Bandman Park & Cyclocross
and Green Space in Louisville, KY
PHASE 2 Phase One Totals 22 89,000 $6,925,000.00

COMPONENT USE ACRES SQUARE DEVELOPMENT NOTES

FEET COSTS
Dandy Horse Ranch 2 Modern Mobile Housing 10 75,000 $3,750,000.00 75 Sites @ $50K ea.
Velodrome Bicycle Racing and Indoor 2 65,000 $4,500,000.00 Based On Lexus Velodrome in Detroit, MI
Event Space
Phase Two Totals 12 140,000 $8,250,000.00
PHASE 3

COMPONENT USE ACRES SQUARE DEVELOPMENT NOTES

FEET COSTS
Arts District High Density Mixed Use 10 150,000 $15,000,000.00 Apartments, retail, office and live/work space
Mid-Rise Development with three story height restrictions.
Phase Three Totals 10 150,000 $15,000,000.00

DEVELOPMENT TOTALS 44 379,000 $30,175,000.00

!3
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Stapleton: 

Denver, Colorado

!4
 80

Mueller: 

Austin, Texas

Browning Hangar

!5
 81

Tempelhof: 

Berlin, Germany

!6
 82

1940-1955 Apartment Preservation and Remodels: 


Downtown Las Vegas, NV

!7
 83

Thank you.



chrisgonya.com


info@chrisgonya.com