HomeMy WebLinkAboutPublic Notice - Bowling Alley RFPKITTITAS COTJNTY
Board of County Commissioners
AGENDA STAFF'REPORT
AGENDA DATE:July 19,2022
ACTION REQUESTED: Request to Approve a call for RFP for the Lease/Redevelopment of
the Bowling Alley/Festival Hall Structure and Property.
BACKGROUND:The Board of County Commissioners in 2015 purchased the Bowling
Alley property as part of the Master plan for the Event Center.
At this time, we would like to issue a request for proposal for
Lease/redevelopment of the Bowling Alley/Festival Hall structure and
properties located on the Kittitas Valley Event Center.
This will assist the county in moving forward with the development of
the property.
INTERACTION:
RECOMMENDATION:
HANDLING:
ATTACHMENTS:
LEAD STAFF:
The Prosecutors office has reviewed the Request for Proposals
Approve the request to publish the request for proposals.
Clerk of the Board to publish.
Public Notice
Patti Stacey, Director Solid Waste/Maintenance
7114122,8:'19 AM newspaper-text (9).html
Public Notice
Kittitas County, Ellensburg WA
Request for proposals for development of the Bowling AlleylFestival Hall Structure and Properties located at 830 North
Poplar Street, Ellensburg, WA 98926. Proposals at due by 5:00pm on August 3,2022 at the County Commissioner's Office,
205 West 5th Ave, Suite 108, Ellensburg, WA 98926.
Specifications may be seen at the office of the Board of Commissioners and online at http://www.co.kittitas.wa.us/notices/.
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Publish
Daily Record: 7 /21, 7 128
Daily Journal of Commerce: 7 l2l , 7 128
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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 SFeet, Suite 108
Ellensburg, WA 98926
patti.stacey@co.kittitas.wa.us
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Request for Proposals (Rff;
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 wide
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 Pacific 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-
82,1-182, 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 2O4O or by 982,272 persons or
2204.
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 PIan.
Central Washington Universitv (CWU)
CWU's 2OI9-2O2O enrollment was 14,918 full
and part-time students including 900 post-
graduate degree students.
Kittitas County Bowling Alley RFP 1
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 I,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 3O% 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.
Bowlins Allev/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 Iocal residents,
college students and their families, and
tourists year-round as well as participants
and attendees during the annual Fair and
Rodeo.
Properties
The Bowling AIIey offering includes 3
separate properties that Kittitas County
purchased in March of 2015 for $550,000
Bowling Allev 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 gth Street with 13 on-street
9O-degree parking stalls provided along North
Popular Street and 10 stalls on East 9th
Avenue frontage, and 1 1 stalls of 3O-degree
off street one-way angled parking lot along
the east side of the building or 44 stalls in
total.
2 Kittitas County Bowling Alley RFP
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Kittitas County Bowling AIley RFP
Existing interior conditions
4 Kittitas County Bowling Alley RFP
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 I4O 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 (cFA).
Off-street Parking Lot Parcel L33734 - is a
triangular parcel Iocated 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 gth
Avenue.
The property is L7,7IO square feet or 0.41
acres. The property is currently used as a 41-
stall parking lot accessed from East 9th
Avenue.
5Kittitas County Bowling Alley RFP
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Bowling Alley Properties
Kittitas County Bowling Alley RFP6
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
gth Avenue that can be increasedby 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 9fr
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 gth Avenue or 1.05 acres in total.
The three properties include the 44 stalls
provided on the Bowling AIIey 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 I stall
per 128 square feet of gross building area
(GBA) of the Bowling Alley structure.)
AII 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. Pronoser's organization - including
method of ownership, management structure,
years in business, Iist 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
7Kittitas 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 interior
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, Iease 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 development
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, t 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. stacev@co.kittitas.wa.us
8 Kittitas County Bowling Alley RFP
The County will not accept proposals
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 pronosal - equals or exceeds
the amount of meeting, conference, party
room, and assembly space currently provided
in the 15,22L 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 qualitv - 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. Synersies - including the extent to which
the proposal implements KVEC's Master PIan,
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
appointed 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.stacev@co.kittitas.wa.us to be kept
informed of any addendums or questions.
Questions can onlv be submitted bv 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 emailed 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
partv named above. Failure to comply with
Kittitas County Bowling Alley RFP 9
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 stare 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 deemed
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.
1(Kittitas County Bowling Alley RFP