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HomeMy WebLinkAboutRFQ - REQUEST FOR QUALIFICATION - 7370 DOWNTOWN HOTEL & CONFERENCE CENTER DEVELOPMENTADDENDUM No. 1 SPECIFICATIONS AND CONTRACT DOCUMENTS Description of BID 7370: Downtown Hotel & Conference Center Development OPENING DATE: 3:00 PM (Our Clock) May 30, 2012 To all prospective bidders under the specifications and contract documents described above, the following changes/additions are hereby made and detailed in the following sections of this addendum: Exhibit 1 – Prebid Questions & Answers Plus Attendance Sheet Exhibit 2 – Geotechnical Engineering Study of Remington Block Exhibit 3 – ALTA Survey of Remington Block Please contact James B. O'Neill, FNIGP, CPPO, Buyer at (970) 221-6779 with any questions regarding this addendum. RECEIPT OF THIS ADDENDUM MUST BE ACKNOWLEDGED BY A WRITTEN STATEMENT ENCLOSED WITH THE BID/QUOTE STATING THAT THIS ADDENDUM HAS BEEN RECEIVED. Financial Services Purchasing Division 215 N. Mason St. 2nd Floor PO Box 580 Fort Collins, CO 80522 970.221.6775 970.221.6707 fcgov.com/purchasing RFQ 7370 Downtown Hotel & Conference Center Development Page 1 of 50 7370 Downtown Hotel and Conference Center Development Request for Qualifications (RFQ) Process April 25, 2012 Presubmittal Conference: Questions & Responses 1. Q: Will variations on the City’s current 4-story height limit for the site be considered? A: The City has a process for requesting modification of the height limit standards and this process, if required by the hotel and conference center project, would need to be invoked through the City of Fort Collins development review process. The previous proposal for the Corporex of Colorado hotel facility that was to be built on the Remington Street site received a modification from the Planning and Zoning Board for an eight (8) story structure. The previous modification to the height-limit standard on the Remington Street site by Corporex of Colorado is not transferrable to another applicant/ owner. The DDA is prepared to assist the selected development team with advocacy for a modification to the height-limit standards provided the rationale for such need is sound and demonstrable with regard to the achievement of financial feasibility of the project. 2. Q: Will the City consider hotel room block guarantees? A: The City is open to exploring a spectrum of potential public private partnership structures, and prefers those structures that minimize City investment, risk and overall liability. The City would consider the concept of room block guarantees for special events and this would require close coordination with the Fort Collins Convention and Visitors Bureau. 3. Q: Would the City consider purchasing the hotel convention space after completion of the project? A: The City is open to exploring a spectrum of potential public private partnership structures, and prefers those structures that minimize City investment, risk and overall liability. The City would be open to considering the concept of convention space purchase; however, this approach would be viewed as a higher risk and liability for the EXHIBIT 1 - PREBID QUESTIONS & ANSWERS PLUS PREBID ATTENDANCE RFQ 7370 Downtown Hotel & Conference Center Development Page 2 of 50 City. The City is not staffed with existing expertise to oversee the ownership and management of this type of facility. 4. Q: Could the variations on the City’s current 4-story height limit be extended to the DDA owned Elk’s site or other potential downtown building sites? A: Yes, the City would consider variations to the current height limit for the Elks site as well as other sites in the downtown area through an established process for requesting modifications to the height limit standards. The DDA is prepared to assist the selected development team with advocacy for a modification to the height-limit standards provided the rationale for such need is sound and demonstrable with regard to the achievement of financial feasibility of the project. 5. Q: Besides tax incremental financing options, are all other financing options (state, county, etc.) available for consideration? A: The City is open to exploring a spectrum of potential public private partnership structures, and prefers those structures that minimize City investment, risk and overall liability. A range of potential funding sources have been considered in relation to the project, including: New Market Tax Credits, Tax Increment Financing, public guarantee of private debt. The purpose of the RFQ is to begin the dialogue with a private partner regarding the level of support necessary to deliver the project as described. The City Council remains open to the dialogue but will need to see a clear demonstration of need, risk to the City, and public benefit regardless of the assistance considered. 6. Q: Is there additional sales tax, use tax, or ad valorem tax rebates being considered in addition to the DDA tax increment? Will lodging tax contribution to the project be available. A: The City does not desire to abate sales tax or ad valorem (property) tax. The City has not made lodging tax available for direct contribution in projects, and does not wish to change this practice. RFQ 7370 Downtown Hotel & Conference Center Development Page 3 of 50 7. Q: Will the City consider the use of New Market Tax Credits? A: Yes, New Market Tax Credits minimizes the risk to the City, while providing a potentially significant benefit to the project. 8. Q: Would the City consider waiving fees such as review and building permit fees? A: No. The City would not consider waiving fees. 9. Q: Would the City consider off-site parking availability in regard to the on-site parking calculation/feasibility review? A: While the City has not previously considered off-site availability in the past, it could be considered if proposed. 10. Q: Does the ADR projection prepared by STR Analytics include revenues of the conference facility? A: ADR estimates are based on room revenues, and do include room revenues from conference attendees. Other revenues of F&B, conference center, other fees, etc. are generally estimated as part of overall Hotel Revenues, but not included as part of ADR. 11. Q: Would discounted land purchase, land lease or land donation be considered for the Remington Street site? A: The City would consider these options with a preference for a low priced, long-term land lease (99 year) of the Remington Street site. The DDA would also consider these options for the Elks site. 12. Q: Confirm that all parking from the Remington Street site would have to be replaced. A: Yes, as indicated in the RFQ, all current parking spaces from the Remington Street site would have to be replaced as part of a new development. Please consider the RFQ 7370 Downtown Hotel & Conference Center Development Page 4 of 50 following example: In the previous development program proposal by Corporex of Colorado in 2007-08, the developer and City were jointly planning to build an underground parking facility that was financed with a combination of private equity and public parking parking fees. The City intended to add additional parking spaces to the structure, beyond that needed by the project, to satisfy current and future public parking demand. 13. Q: Is geotechnical or Phase 1 data available for the Remington Street site? A: A geotechnical study of the Remington Street site was completed in conjunction with the former Corporex of Colorado hotel project. It will be posted on the City of Fort Collins Purchasing site for download by respondents. 14. Q: Can you provide further details of the 1.67 acre Remington Street site (survey or overall lot dimensions)? A: An ALTA survey of City owned Remington Street parking lot and the DDA owned Elks building site has been conducted. It will be posted on the City of Fort Collins Purchasing site for download by respondents. 15. Q: For the Preliminary Development Concept can you clarify what a compatible “development concept with the adopted plans for Downtown Fort Collins” would be defined, and are the DESIGN GUIDELINES FOR OLD TOWN FORT COLLINS dated October 1, 1981 also “current” and applicable? A: The RFQ process does not require the submittal of architectural or site plans, however, it is recognized that a high degree of awareness of land use code development standards will be necessary to reasonably formulate the preliminary development concept. The downtown area is regulated with different standards relative to the location of a parcel’ s proximity to or the parcel’s inclusion in overlay districts, historic districts, zoning sub-districts, etc. To ensure all applicable standards and expectations of compatible development pursuant to adopted codes and plans are identified in the formulation of a preliminary development concept, please contact: City of Fort Collins Current Planning Department RFQ 7370 Downtown Hotel & Conference Center Development Page 5 of 50 Physical Address: 281 North College Avenue | Fort Collins, CO 80524 Mailing Address: PO Box 580 | Fort Collins, CO 80522-0580 Phone: 970-221-6750 Fax: 970-224-6134 Email: currentplanning@fcgov.com RFQ 7370 Downtown Hotel & Conference Center Development Page 6 of 50 RFQ 7370 Downtown Hotel & Conference Center Development Page 7 of 50 RFQ 7370 Downtown Hotel & Conference Center Development Page 8 of 50 RFQ 7370 Downtown Hotel & Conference Center Development Page 9 of 50 RFQ 7370 Downtown Hotel & Conference Center Development Page 10 of 50 RFQ 7370 Downtown Hotel & Conference Center Development Page 11 of 50 RFQ 7370 Downtown Hotel & Conference Center Development Page 12 of 50 RFQ 7370 Downtown Hotel & Conference Center Development Page 13 of 50 RFQ 7370 Downtown Hotel & Conference Center Development Page 14 of 50 EXHIBIT 2 - GEOTECHNICAL ENGINEERING STUDY OF REMINGTON BLOCK RFQ 7370 Downtown Hotel & Conference Center Development Page 15 of 50 RFQ 7370 Downtown Hotel & Conference Center Development Page 16 of 50 RFQ 7370 Downtown Hotel & Conference Center Development Page 17 of 50 RFQ 7370 Downtown Hotel & Conference Center Development Page 18 of 50 RFQ 7370 Downtown Hotel & Conference Center Development Page 19 of 50 RFQ 7370 Downtown Hotel & Conference Center Development Page 20 of 50 RFQ 7370 Downtown Hotel & Conference Center Development Page 21 of 50 RFQ 7370 Downtown Hotel & Conference Center Development Page 22 of 50 RFQ 7370 Downtown Hotel & Conference Center Development Page 23 of 50 RFQ 7370 Downtown Hotel & Conference Center Development Page 24 of 50 RFQ 7370 Downtown Hotel & Conference Center Development Page 25 of 50 RFQ 7370 Downtown Hotel & Conference Center Development Page 26 of 50 RFQ 7370 Downtown Hotel & Conference Center Development Page 27 of 50 RFQ 7370 Downtown Hotel & Conference Center Development Page 28 of 50 RFQ 7370 Downtown Hotel & Conference Center Development Page 29 of 50 RFQ 7370 Downtown Hotel & Conference Center Development Page 30 of 50 RFQ 7370 Downtown Hotel & Conference Center Development Page 31 of 50 RFQ 7370 Downtown Hotel & Conference Center Development Page 32 of 50 RFQ 7370 Downtown Hotel & Conference Center Development Page 33 of 50 RFQ 7370 Downtown Hotel & Conference Center Development Page 34 of 50 RFQ 7370 Downtown Hotel & Conference Center Development Page 35 of 50 RFQ 7370 Downtown Hotel & Conference Center Development Page 36 of 50 RFQ 7370 Downtown Hotel & Conference Center Development Page 37 of 50 RFQ 7370 Downtown Hotel & Conference Center Development Page 38 of 50 RFQ 7370 Downtown Hotel & Conference Center Development Page 39 of 50 RFQ 7370 Downtown Hotel & Conference Center Development Page 40 of 50 RFQ 7370 Downtown Hotel & Conference Center Development Page 41 of 50 RFQ 7370 Downtown Hotel & Conference Center Development Page 42 of 50 RFQ 7370 Downtown Hotel & Conference Center Development Page 43 of 50 RFQ 7370 Downtown Hotel & Conference Center Development Page 44 of 50 RFQ 7370 Downtown Hotel & Conference Center Development Page 45 of 50 RFQ 7370 Downtown Hotel & Conference Center Development Page 46 of 50 RFQ 7370 Downtown Hotel & Conference Center Development Page 47 of 50 RFQ 7370 Downtown Hotel & Conference Center Development Page 48 of 50 EXHIBIT 3 - ALTA SURVEY OF REMINGTON BLOCK RFQ 7370 Downtown Hotel & Conference Center Development Page 49 of 50 RFQ 7370 Downtown Hotel & Conference Center Development Page 50 of 50