DEPARTMENT OF PARKS, RECREATION AND COMMUNITY SERVICES OPERATION OF THE RESTAURANT AT THE RIVERBEND GOLF COMPLEX, KENT, WA REQUEST FOR PROPOSALS The City of Kent Parks, Recreation and Community Services Department is seeking proposals from qualified restaurateurs to operate a restaurant at Riverbend Golf Complex in Kent, Washington. ISSUE DATE: APRIL 18, 2018 PROPOSAL DUE DATE: MAY 11, 2018 POINT OF CONTACT Attention: Pete Petersen, Golf Manager City of Kent Parks, Recreation and Community Services Department Riverbend Golf Complex 220 Fourth Avenue South Kent, WA 98032 Phone: (253) 856-5190 Email: rpetersen@kentwa.gov 1
ABOUT RIVERBEND GOLF COMPLEX The Riverbend Golf Complex is owned and operated by the City of Kent. The golf complex is a public facility and consists of a Championship 18 Hole Golf Course, Driving Range and Golf Merchandise Retail Stores. The Championship 18 Hole Golf Course opened in 1989 and has consistently been ranked as one of the busiest golf courses in the state for the past seventeen years. The Golf Complex operates under an enterprise fund structure and invests all profits back into the facility. The Golf Division, as part of the Parks, Recreation and Community Services Department has managed and operated the Golf Complex since 2000. The Riverbend Golf Complex is situated on 136 acres of former agricultural land adjacent to the Green River in the Kent Valley. The golf complex is bisected north and south by Meeker Street, with the Driving Range and Golf Merchandise Retail Store located on the south side and the 18 Hole Golf Course and main Clubhouse are located on the north side. In addition, the golf complex is bordered by the very popular and heavily used Green River Trail. The 18 Hole Golf Course is recognized as one of the busiest courses in the state with over 60,000 rounds annually. The 18 Hole Golf Course is relatively flat and easy to walk, yet offers a challenge to all skill levels of players with 50 bunkers and three lakes. The driving range facility features 32 stalls (with planned expansion to 46 by the end of 2019) and a golf merchandise retail store. The golf community at Riverbend Golf Complex is the primary target market for the restaurant at Riverbend, estimated to be around 80-90% of actual restaurant customers, as observed in previous restaurant models. The Riverbend Golf Complex has a very diverse customer base, as well as a strong following among its regular customers. With over 500 collective members in our Men s and Ladies Clubs, 20+ outside tournament events annually and a strong base of league play, teamed with a well-maintained golf course and affordable green fees makes Riverbend Golf Complex one of the busiest courses in the state. Riverbend Golf Complex has an identified peak season (April-Oct) and can be influenced by inclement weather. It s important to take this into consideration when determining viability, potential and long-term sustainability. Additional information and trends can be made available to interested respondents in regard to golfer statistics or community demographics upon request. Learn more at https://www.riverbendgolfcomplex.com/. Email: rpetersen@kentwa.gov 2
FUTURE MEEKER STREET DEVELOPMENT COMING SOON MARQUEE ON MEEKER The City of Kent recently sold its Par 3 golf course property to Auburn-based FNW, Inc./Landmark Development Group who, beginning in May 2018, plan to build the Marquee on Meeker, a 500-unit upscale apartment complex, along with road improvements, outdoor plaza, and 12,000 square feet of retail and commercial space, scheduled to be completed in two phases. The first phase will include 288 apartments, the second phase 204 units. Some apartments could be ready to rent as soon as spring 2019. There will be a pathway that will connect West Meeker Street and the Green River Trail that borders the south end of the property. This will create an opportunity for the the restaurant at Riverbend to market to a new, adjacent customer base in addition to the existing golf community. WEST MEEKER APARTMENTS The West Meeker & 64th project vision is for a vibrant, connected, familiar yet sophisticated quality brand. Inspired by the natural beauty of the region, while adding a sleek urban twist. This development project will include 336 market rate apartment units with amenities and approximately 18,500 square feet of commercial space. The commercial space is being designed as 29 flexible live/work type units along the ground floor of the buildings facing Meeker St and 64th Avenue. Also proposed are a two-story lifestyle building, a dog run, a playground, and approximately 513 surface and structured parking stalls. MEEKER STREET IMPROVEMENTS Both projects are constructing sections of a redesigned Meeker Street vision that includes wider sidewalks, separated bicycle facilities, and a landscaping zone that incorporates benches and attractive pedestrian lighting with street trees and other amenities. On-street parking in some areas will enhance access and visibility for customers and add to the energy of the area and will improve pedestrian connectivity to Riverbend. For learn more about these development projects, please contact Economic Development, Jason Garnham via email at jgarnham@kentwa.gov. 3
ABOUT KENT, WA A PLACE LIKE NO OTHER With a multitude of award winning parks and open spaces, public recreation, and events, the Green River, views to Mt. Rainier, a central location, a diverse downtown, public art, and the opportunity for growth; Kent has the best of many worlds...natural, suburban, and urban. The City of Kent, the sixth largest city in Washington with over 127,000 residents, located in southern King County, Washington state s most populous county, is a unique community with a combination of residential, banking, warehousing, light manufacturing, retailing, wholesaling, and some farming. It is unique because it is in the geographical center of the state s economic development associated with international trade. Within 20 miles of City Hall, there are two interstate highways, three state freeways, two national rail lines, a regional transit light rail station, an international airport, and two international deep-water seaports. Because of our prime location, Kent is home to the fourth-largest manufacturing and distribution center in the country. From the first Lunar Rover developed at Boeing's Space Center to the creation of next-generation rockets at Blue Origin, it is these types of innovative companies that drive our local economy and contribute significantly to our state s bottom line. Kent s vibrant and diverse economy has a well-earned reputation as the economic barometer for the region. Home to over 8,000 businesses and 63,000 jobs, Kent s $8 billion + gross business income is the highest among its peer cities in south King County. Learn more at https://visitkent.com. RESTAURANT OPPORTUNITIES AND EXPECTATIONS Over its history, Riverbend Golf Complex has had a variety of different restaurant models. In an effort to understand golfer expectations of what is desired for a new restaurant experience, the golf complex conducted a customer survey of its golfers in June 2017, on the type or style of restaurant that customers would like to see at Riverbend. With over 950 responses to the survey, 44% of the respondents felt that food and beverage service was extremely or very important to their golfing experience. Additionally, 66% of the respondents surveyed said that they would prefer a Bar and Grill or Sports Bar type of atmosphere at Riverbend. This type of restaurant will also align with the target demographic Although, all proposals will be considered, the following elements listed below are preferred and will influence selection. A restaurant at Riverbend Golf Complex, shall: Provide a Bar and Grill or Sports Bar type atmosphere that includes the sale of food, beverages and alcoholic beverages Offer a basic breakfast menu at reasonable prices; Offer a menu that focus on the primary market, which is the golfer; Offer an affordable tournament and special event menu; Operate daily beverage cart service during the golf season; Operate a take-out window open daily during the golf season; Offer patio dining during the summer months; Establish a relationship with the Men s and Ladies Clubs and consider a discount; Welcome afternoon/evening leagues; Align normal open hours with the operating hours of the golf course; Partner with the golf course to offer golf and food specials; and 4
Offer a kid s menu and healthy options. The restaurant area consists of 7,000 square feet, which includes the main dining and bar area, kitchen, walk-in coolers, two offices, two walk-in store rooms and the outdoor patio area. Additionally, the golf complex has a 2,400-square foot outdoor tent for tournaments and events. Maximum indoor occupancy (restaurant and bar): 3,200 square feet, max occupancy of 200 o The remaining space is made up of the kitchen, bathrooms, walk-in coolers, storage areas, mechanical rooms and the office. This area is 2200 square feet and has an occupancy of around 15. Maximum outdoor occupancy (patio area): 1,600 square feet. Occupancy dependent upon setup. Maximum outdoor occupancy (tent): 2,400 square feet. Occupancy dependent upon setup. Over 60,000 rounds of golf annually Successful applicants will be required to negotiate and sign a multi-year lease agreement with the City of Kent, subject to, but not limited to the following initial conditions: Tenant/Restaurant must be able to pay a minimum monthly rent between $2,500-$3,500; Tenant/Restaurant is subject to paying leasehold tax, currently estimated at 12.84% (in addition to rent); Tenant/Restaurant must be able to pay a $5,000 security deposit prior to occupancy; Tenant/Restaurant will be required to maintain insurance and indemnity expectations; Tenant/Restaurant will be held in compliance of all applicable laws, taxes, business, liquor or other licenses, etc.; Improvements, interior decorating, equipment, furniture/fixtures, etc. will be the responsibility of the Tenant/Restaurant and subject to approval by the City; Additional terms and final conditions will be negotiated after successful applicant is determined. SUBMITTAL PROCESS Request for Proposals The City of Kent Parks, Recreation and Community Services Department is seeking proposals to enter into an Operational Lease Agreement for the restaurant space at Riverbend Golf Complex in Kent, Washington. Respondents are required to submit an original plus five (5) copies of their proposal to the Office of the City Clerk. The proposal must be clearly marked Riverbend Restaurant Proposal on the outside of the envelope, addressed to the City Clerk, 220 4 th Avenue South, Kent, WA 98032-5895. Proposals must be received prior to 4:00 P.M. PST on May 11, 2018, as shown on the clock on the wall of the City Clerk s off located on the first floor of Kent City Hall, 220 4 th Avenue South, Kent, Washington 98032-5895, regardless of delivery method, including US Mail. No facsimiles or electronic copies will be considered. A tour of the facility will be offered on Thursday, May 3, 2018 at 2:00pm at 2019 West Meeker Street, Kent, WA 98032, for those that are interested in exploring the space and asking any questions. The City of Kent Parks, Recreation and Community Services Department will review all responses submitted and may conduct oral interviews and/or request additional information from some or all respondents. Following the review process, the City may select the respondent that, in the opinion of the City, is best able to meet the needs and interests of the City. Consideration will be given to the respondent s relevant experience, financial standing, references, commitment to a long-term operation, style or type of restaurant, planned menu and pricing and other factors. If negotiations are not successful with the selected respondent, negotiations may be undertaken with another respondent. Entering into a final contract agreement is contingent upon approval by 5
the City Council. All costs incurred in the preparation of a response and participation in this RFP process shall be borne by the respondents. Next Steps If you are interested in being considered for this business opportunity, please submit a proposal package which at a minimum must include the following elements: 1. A letter of interest; 2. A statement of qualifications, including a description of your experience in the restaurant industry and your financial ability to sustain long-term service; 3. A business and marketing plan for the restaurant, including any capital investments that you envision; 4. A sample menu and pricing and what your goal and vision is for a restaurant at Riverbend Golf Complex. Additional items that may be requested by respondents include, but not limited to: A minimum of four (4) verifiable business references, one of which must be your principal banking organization, one of which must be your principal food supplier and one of which must be your principal beverage supplier, together with the name, address and telephone number of a contact person at each reference and your written authorization allowing your references to provide information about you to the Department. Copies of state and/or federal income (if applicable) tax returns or audited or independently prepared financial statements for the last three (3) business years. A description of the method or methods of revenue accountability which you will use in the operation of this License. Descriptions of proposed ownership and management/marketing structure for the proposed operation. Include information on any significant restaurant projects completed in the past ten (10) years involving such ownership and management/marketing. The City of Kent Parks, Recreation and Community Services Department reserves the right to: Reject any or all proposals received with respect to this RFP; Decline to award a contract from this RFP; Require clarification from any Proposer to assure a full understanding of the responsiveness to the Requirements of the RFP; Waive or modify minor irregularities in proposals received; Request from a Proposer additional information deemed necessary to more fully evaluate its proposal. Proposer s will have three (3) business days to respond to the request or may be disqualified; Amend this RFP after its release, with appropriate notice posted on the Department s website, and; Negotiate with any or all Proposers within the proposal requirements, in the best interest of the City of Kent Responses Respondents are required to submit an original plus five (5) copies of their proposal to the Office of the City Clerk. The proposal must be clearly marked Riverbend Restaurant Proposal on the outside of the envelope. Proposals must be received prior to 4:00 P.M. PST on May 11, 2018. Deliver Responses to: City Clerk 220 4 th Avenue South Kent, WA 98032-5895 6