Loading...
HomeMy WebLinkAboutRFP - Request for Proposals - Updated 07132022ittitas County Bowling Alley RFP 1 Ellensburg, WA Kittitas County Request for Proposals (RFP) Development of the Bowling Alley/Festival Hall Structure and Properties located on the Kittitas Valley Event Center in Ellensburg, Washington Proposals due August 3, by 5 pm PST care of: Patti Stacey, Director Kittitas County Solid Waste & Facilities Maintenance c/o County Commissioners’ Office 205 West Fifth Street, Suite 108 Ellensburg, WA 98926 patti.stacey@co.kittitas.wa.us K ¯ Bender Rd Bowling Alley §¨¦90 Helena Ave ST97 Central Washington University (CWU) §¦¨90 Dolarway Rd Vantage Hwy Kittitas Valley Event Center (KVEC) Mountain View Ave Central Washington University Kittitas County Fairground 0 0.25 0.5 1 Miles Reecer Creek Rd Water St Main St Airport Rd Chestnut St Chestnut St Wilson Creek Rd Kittitas County Bowling Alley RFP 1 Request for Proposals (RFP) Kittitas County Bowling Alley/Festival Hall Development Kittitas County issues this Request for Proposals (RFP) for a lease, lease with option to buy, or purchase for remodeling or redeveloping the Bowling Alley (Rodeo Bowl) structure and properties to be a multi -use facility in accordance with the Kittitas Valley Event Center (KVEC) Master Plan. Potential Kittitas County purchased the Bowling Alley in 2015 as it was within the “footprint” of the possible expansion of the KVEC Fairgrounds property. The adopted 2016 KVEC Master Plan describes the structure as a future Festival Hall, intended to provide meeting/conference room space that can be used for a wi de variety of events during the Fair and also during the rest of the year, with related supporting amenities including a kitchen to allow use as a banquet and party hall, and any other reasonably compatible uses. The Bowling Alley properties straddle the boundaries of the KVEC (Kittitas County Fair and Ellensburg Rodeo) and Central Washington University (CWU), both of which offer significant potentials. Kittitas Valley Event Center (KVEC) From the first organized Kittitas County Fair in 1885 to the modern 5-day event held each Labor Day weekend, the Fair has always been about agriculture. Each year, as in 1923, the KVEC hosts agricultural exhibits and competitions, a 4-day rodeo, and a gathering of Yakama Indians on the grounds. The Ellensburg Rodeo opens every Labor Day weekend along with the Kittitas County Fair. The Ellensburg Rodeo has grown from a local competition among ranch hands to the professional event of today with over 500 contestants and prize money in excess of $250,000. Within the Pac ific Northwest the Ellensburg Rodeo is second in size only to the Calgary Stampede in Calgary, Alberta, and is considered to be one of America’s top 25 rodeos. KVEC facilities are used year-round for a variety of other activities including equestrian competitions, arts and crafts shows, parties and banquets, lectures and presentations, and commercial promotions. Major transportation corridors including I -90, US-2, and US-12 to the west and east, and I - 82, I-182, and US-97 to the north and south, defines KVEC’s market influence area. I-90 is the primary market corridor since a survey of attendees indicated 27% came from western Washington and 4% from eastern Washington. Central Washington’s 64% share of attendees, by comparison, came from Yakima, Kittitas, and Chelan Counties as well as an extended draw from Grant, Douglas, and Benton. The remaining 5% came from Canada, California, Oregon, Idaho, and other areas. Fair and Rodeo attendance in 2019 was an estimated 63,000 persons ranking KVEC 12th in attendance statewide. The population of the 9 counties in KVEC’s primary market area will increase from 4,380,684 persons in 2015 to 5,362,956 persons by 2040 or by 982,272 persons or 22%. KVEC can expect to increase its annual Fair and Rodeo attendance by similar percentages over the forecast period if it’s activities and programs remain attractive to event -goers, competitive with other Washington fairs and rodeos, and it’s facilities increase capacity, functionality, and amenities in accordance with the adopted 2016 KVEC Master Plan. Central Washington University (CWU) CWU’s 2019-2020 enrollment was 14,918 full and part-time students including 900 post- graduate degree students. 2 Kittitas County Bowling Alley RFP CWU academics include more than 135 majors in nationally and/or regionally distinguished programs in music, geology, paramedicine, physics, and education with regionally and nationally recognized faculty for collegiate teaching in mathematics, physics, geology, music, and chemistry. CWU’s 5 top majors and awarded degrees include Elementary Education and Teaching, General Psychology, Criminal Justice/Safety Studies, Business Administration, and Social Sciences. Approximately 93% of all CWU students are from Washington State including 1,224 from Kittitas County and 893 from Yakima County as well as 1,960 from King County, 1,217 from Pierce County, and 722 from Snohomish County. Student activities include more than 125 clubs, organizations, and associations, and 13 varsity athletic teams including 6 men’s varsity sports, and 7 women’s varsity sports in nationally ranked football, basketball, and rugby teams that compete in the Great Northwest Athletic Conference (GNAC). More than 30% of CWU students participate in intramural sports including 500 students in 23 sports clubs. CWU housing includes 2,800 on -campus residents living in 17 residence halls, 5 apartment complexes, and 14 Living Learning and Theme communities. Bowling Alley/Festival Hall – the adopted 2016 KVEC Master Plan acquires property, reworks existing fair and rodeo structures, expands on-site parking and pedestrian amenities, develops new facilities including an indoor arena, exposition hall, and RV park. Subject to results of this RFP, the adopted Master Plan proposed to retrofit the Bowling Alley’s commercial kitchen, lounge, meeting room, and bowling alleys to provide a large meeting, presentation, banquet, and party hall for use year-round and during the KVEC Fair and Rodeo. The concept envisioned something along the lines of a western heritage themed ‘Planet Hollywood’ that markets local residents, college students and their families, and tourists year-round as well as participants and attendees during the ann ual Fair and Rodeo. Properties The Bowling Alley offering includes 3 separate properties that Kittitas County purchased in March of 2015 for $550,000. Bowling Alley Tax Parcel ID 183734 & 193734 – are located at 830 North Poplar Street in Shoudy’s Second Addition, Lots 1 -3, Block 67 that is 150 feet wide by 140 feet deep or 21,000 square feet or 0.48 acres. The property is bound on the west by North Poplar Street, on the north by East 9th Avenue, on the east by a residential property, and the south by an alley. The 15,221 square foot concrete block masonry bearing wall structure was built in 1958 to house a bowling alley with a commercial kitchen, sales store, office, and party room. The building is 1-story, 10 feet tall Class C construction in fair to average condition. The County repaired the roof in 2016 and otherwise secured the structure. All original equipment, including the bowling alleys, pin sorting equipment, kitchen equipment, and furniture, remains in the building. The building was partially remodeled (925 square feet) in April of 2008 for $82,011. The building is accessed from North Poplar Street and East 9th Street with 13 on-street 90-degree parking stalls provided along No rth Popular Street and 10 stalls on East 9th Avenue frontage, and 11 stalls of 30 -degree off street one-way angled parking lot along the east side of the building or 44 stalls in total. Kittitas County Bowling Alley RFP 3 4 Kittitas County Bowling Alley RFP Existing interior conditions Kittitas County Bowling Alley RFP 5 The property is zoned Highway Commercial (C-H) that is intended to accommodate diversified commercial establishments including a broad range of commercial uses that serve the community with retail, personal and general services, and office uses but excluding super scale retail over 60,000 square feet of floor area. Permitted uses include restaurants, bars, and brewpubs, coffee houses, and espresso bars, hotels and motels, and conference centers. The zone includes standards and guidelines to enhance appearance and functional compatibility with surrounding uses. The C-H zone has no minimum lot area, frontage, or base density standards but a maximum height of 35 feet. The minimum setbacks are 10 feet for the front yard, none for rear yard, and none feet for side yard. Offices must provide 1.0 off -street stall per 300 square feet, restaurants and bars 1.0 off - street stall per 200 square feet of gross floor area (GFA), hotels and motels 1.0 off -street stall per guest room, and conference facilities 0.25 off-street stall per person of maximum occupancy established by the fire marshal. Off-street Parking Lot Tax Parcel 043734 – is located on North Poplar Street in Shoudy’s Second Addition, Lot 16, Block 67 that is 50 feet wide by 140 feet deep or 7,000 square feet or 0.16 acres. The property is south and across the alley from the Bowling Alley bound on the west by North Poplar Street, on the north by the alley, on the east by a residential single family property, and on the south by East 8th Avenue. The property has been improved with 34 parking stalls (17 stalls on each side) of 90 - degree alignment on an asphalt surface accessed from East 8th Avenue and the alley. The property, and the remainder of the blocks between East 8th and 9th from North Poplar to North Maple Street, is zoned Residential Office by the City of Ellensburg (R-O) that is intended to serve as a transition zone separating more intensive uses from single-family residential districts by allowing a variety of housing types including detached single-family dwellings, cottage housing, townhouses, and multifamily; and office uses that are compatible in scale and character with permitted residential uses. Permitted uses include restaurants, bars, and brewpubs, coffee houses, and espresso bars if located adjacent to a street corner and within a mixed-use building. The zone provides standards and guidelines to ensure new infill development will be compatible with the scale and character of existing development. The R-O zone has no minimum lot area, frontage, or base density standards but a maximum height of 35 feet that can be increased by 2 feet if 50% of the roof area is devoted to a green roof. The minimum setbacks are 15 feet for the front yard, 20 feet for rear yard, and 10 feet for side yard. Off-street parking requirements vary depending on the number of bedrooms where 1.2 off-street stalls are required for studios, 1.5 per 1-bedroom units, and 1.0 per bedroom for 2-bedroom units and larger. Offices must provide 1.0 off -street stall per 300 square feet, and restaurants and bars 1.0 off-street stall per 200 square feet of gross floor area (GFA). Off-street Parking Lot Parcel 133734 - is a triangular parcel located north across East 9th Avenue from the Bowling Alley Shoudy’s Second Addition in a Portion of Lot 9, Block 68. The property is bound on the northwest by East University Way, on the northeast by the original right-of-way of the Chicago Milwaukee St Paul & Pacific (CMSP&P) Railroad that was abandoned for the Iron Horse/John Wayne Trail, and on the south by East 9th Avenue. The property is 17,710 square feet or 0.41 acres. The property is currently used as a 41 - stall parking lot accessed from East 9th Avenue. 6 Kittitas County Bowling Alley RFP 11TH AV 10TH AVE UNIVERSITY WA PR 9TH AVE C-C 8TH AVENUE RODEO AND R-O 7TH AVENUE MEMORIAL PARK CITY POOL FAIRGROUNDS P-R Bowling Alley Properties C -H O R- REET STREET MAPLE ST MAPLE ST ALDER ST Kittitas County Bowling Alley RFP 7 The east portion of the property is zoned Highway Commercial (C-H) with the same use authorizations and development regulations described above. The west portion of the property is zoned Public Reserve (P-R) that is a special use classification established to provide existing and future areas where public uses, such as, but not limited to, governmental, educational, recreational, cultural, and other public uses operated by a public entity like the KVEC may be allowed to develop. P-R uses may be unique and may involve a combination of uses not permitted outright in any other zoning districts and may include viable options for the adaptive reuse of surplus public facilities provided new uses can be integrated with the surrounding communities in a compatible manner. The P-R zone does not have a minimum lot area, maximum density, but a maximum height of 35 feet within 100 feet of the Residential Office (R-O) zone south of East 9th Avenue that can be increased by 2 feet if 50% of the roof area is devoted to a green roof. The minimum setbacks are 10 feet for the front yard but none for side or rear yard across from the Bowling Alley C-H zone and 15 feet for the front yard, 20 feet for rear yard, and 10 feet for side yard across East 9 th Avenue from the R-O zone. P-R parking requirements for a public use would be the same as the C-H zone where offices must provide 1.0 off-street stall per 300 square feet, restaurants and bars 1.0 off - street stall per 200 square feet of gross floor area (GFA), hotels and motels 1.0 off-street stall per guest room, and conference facilities 0.25 off-street stall per person of maximum occupancy established by the fire marshal. The three properties – include 0.48 acres in the Bowling Alley parcels, 0.16 acres in the off-street parking lot on North Poplar Street, and 0.41 acres in the triangular parking lot on East 9th Avenue or 1.05 acres in total. The three properties include the 44 stalls provided on the Bowling Alley property, the 34 stalls provided in the off-street parking lot on North Poplar Street, and the 41 stalls provided on the triangular property on East 9th Avenue or a of total 119 stalls or 1 stall per 128 square feet of gross building area (GBA) of the Bowling Alley structure.) All three properties can enter into a development agreement with the City of Ellensburg that may vary permitted uses, densities, intensities, heights, building sizes, setbacks, design standards, and other particulars. All three properties are in a Seismic Category C, FIRM Zone C, and subject to FEMA Flood Map 5302340002C. All three properties are within Hospital District 1, Ellensburg School District, Kittitas Valley Fire & Rescue District (#2), and PUD Commercial District 3. Submittal requirements Proposals must meet all of the following RFP requirements – failure to do so may result in a proposal’s disqualification, as will be determined by the Selection Committee at the Committee’s sole discretion. 1. Cover letter - including contact person, company name, address, telephone, and email. 2. Proposer’s organization - including method of ownership, management structure, years in business, list of properties and businesses, capital assets, financial capabilities. 3. Proposer’s team – including resumes with references and responsibilities of your team such as; owners, project manager, architect, contractor, business operator, and other staff especially who will be responsible for ensuring the proposer adheres to the implementation of the 8 Kittitas County Bowling Alley RFP development and financial proposals, and operating use agreement with KVEC. 4. Similar properties or businesses – if any, to that proposed for the Bowling Alley properties including date of purchase, development, or operation, ownership and method of financing, physical and financial condition, photos of the exterior and inter ior furnishings and improvements, and any criminal or civil complaints. Specify whether the organization retained ownership of each property’s development or sold to third parties – if sold to third parties, identify what percentage of all developments. 5. Development proposal – including conceptual descriptions and illustrations (and not architectural working drawings) for retrofitting the existing Bowling Alley structure and/or redeveloping the property including uses and activities, site and parking plans, building plans and elevations, and landscape buffers with existing neighboring single-family residential properties. The proposal may as an option and if the proposer is interested, retain some or all of the existing bowling alley for bowling activities instead and/or along with meeting, presentation, banquet, and party spaces and activities envisioned in the Festival Hall concept 6. Financial proposal – including the proposer’s terms for a lease, lease with option to buy, or purchase of portions or all of the Bowling Alley properties. The Board of County Commissioners have set the minimum lease price at $.16/sqft per year of ground area. In addition, at no time will the sale price of the property be less then the County has invested in the property . 7. KVEC use agreements – including the proposed terms for making the Bowling Alley/Festival Hall parking lot and meeting room space available during the annual Fair and Rodeo. 8. Timeline– including time schedules and calendar dates for completing financial lending packages, zoning and developm ent code approvals, design and bid documents, construction, occupancy, and business startup necessary to implement the proposal. 9. Voiding a proposal selection - the BOCC reserves the right to void the proposal selection and award the project to another proposing party or cancelling the RFP altogether if the selected proposal is not implemented within the assured or a reasonable time schedule or calendar date. Submittal format The proposal must be organized in the order listed in the submittal requirements listed above in at least 11-point font comb bound on 8.5x11 inch paper without dividers or separators. The proposal may imbed images or photos of proposal designs or illustrations, or photos of comparable projects within the text or in a separate attachment on 8.5x11 inch paper. Submission method One, 1 hard copies of the proposal submitted by mail or delivery to Patti Stacey, Director, Kittitas County Solid Waste & Facilities Maintenance, c/o County Commissioners’ Office, 205 West Fifth Street, Suite 108, Ellensburg, WA 98926 by the date and time listed on the front cover of this RFP. In addition digital copy (pdf) of the proposal is to be submitted by email attachment to Patti Stacey, Director, Kittitas County Solid Waste & Facilities Maintenance, Following business day of the date listed on the front cover of this RFP in care of: patti.stacey@co.kittitas.wa.us The County will not accept proposals Kittitas County Bowling Alley RFP 9 submitted by facsimile. Responses to this RFP shall be prepared at the sole cost of the proposer and do not obligate the county in any form. Selection criteria Proposals will be judged by the Selection Committee and ultimately by the Board of County Commissioners (BOCC) based on the extent to which a proposal meets the following criteria: 1. Development proposal – equals or exceeds the amount of meeting, conference, party room, and assembly space currently provided in the 15,221 square foot Bowling Alley . 2. Financial proposal – At no time shall the proposal be less than the minimums set forth by the Board of County Commissioners. 3. Use proposal – guarantees the proposed Festival Hall or proposed facility space will be available for KVEC events during the annual Fair and Rodeo, and on a first come first serve basis to KVEC during the rest of the year with advanced notice and agree rental terms. 4. Proposal quality – including description or plans of the design of improvements or constructions, market theme of the business operation, and promotional enhancement as it relates to the KVEC site and brand. 5. Synergies – including the extent to which the proposal implements KVEC’s Master Plan, supports CWU student and resident interests, adheres to City of Ellensburg’s Comprehensive Plan, buffers or compliments available property uses, and otherwise realizes sufficient public benefits. Selection process The Board of County Commissioners has appoint ed a Selection Committee. Based on the results of the review of the proposal materials that are submitted, the Selection Committee will make a recommendation to the Kittitas County Board of Commissioners (BOCC) who, at their sole discretion, will decide if and who satisfies RFP requirements. The BOCC reserves the right to reject all proposals, if in the BOCC’s opinion none of the proposals meet RFP requirements and/or promote the public benefits envisioned for the Bowling Alley property in accordance with the KVEC Master Plan. Eligibility This RFP is available to all private, nonprofit, or public parties that demonstrate, in accordance with RFP requirements, that the party has the experience and ability to implement their proposal. Kittitas County Board of Commissioners (BOCC), KVEC staff, and Selection Committee members and their immediate families are not eligible. Contact and questions Proposers should register their interest in this RFP with Patti Stacey, Director, Kittitas County Solid Waste & Facilities Maintenance, patti.stacey@co.kittitas.wa.us to be kept informed of any addendums or questions. Questions can only be submitted by email to the party named above at least 5 business days before the proposal due date listed on the front cover of this RFP. Answers to all questions will be emai led to all parties who register with the party identified above. No communication shall occur regarding this RFP, including requests for information, with any County representative other than the party named above. Failure to comply with 10 Kittitas County Bowling Alley RFP this provision may result in the proposer’s submittal being removed from consideration. Property tour Proposers must email Patti Stacey, care of email above, if they want to physically tour the Bowling Alley building. Public records Washington State Law (RCW42.56 – Public Records Act) requires public agencies in Washington to promptly make public records available for inspection and copying unless they fall within the specified exemptions in the Act. Proposals made to this RFP are considered public records. Subject to the following paragraph, submittals will be available for inspection and copying by the public on conclusion of the Jurying process and BOCC selection. If a proposer considers any portion of their proposal to be protected under the law, the proposer shall clearly identify on the page(s) affected such words as “confidential” or “proprietary” or “business secret”. The proposer shall identify the affected page number(s) and location of any material to be considered confidential. If a request is made for the disclosure to such material, the County will determine whether the material to be considered is confidential under the law. If the material is not exempt from public records law, the County will notify the proposer of the request and allow the proposer 10 days to take whatever action it deems necessary to protect its interests. If the proposer fails or neglects to take such action within the 10 days, the County will release the portion of the proposal deeme d subject to disclosure. By submitting a proposal, the proposer assents to the procedure outlined above and shall have no claim against the County on account of action taken under this procedure.