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
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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
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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.
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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
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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
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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
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EXHIBIT 2 - GEOTECHNICAL ENGINEERING STUDY OF REMINGTON BLOCK
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EXHIBIT 3 - ALTA SURVEY OF REMINGTON BLOCK
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