rfp - Claremore Economic Development

REQUESTFORPROPOSALS
DOW NTOW N RESTAURANT
REQUEST FOR PROPOSALS (RFP)
for
New Restaurant Opportunity
at the
Former Claremore Senior Citizens Center
Issued: February 9, 2015
Proposals Due: April 10, 2015
Issued by:
City of Claremore
Planning & Development Services
Page 1 of 11
TABLE OF CONTENTS
INTRODUCTION ............................................................................................................................................. 3
CLAREMORE RETAIL MARKET ................................................................................................................ 4
PROPERTY OVERVIEW .............................................................................................................................. 5
RESTAURANT REQUIREMENTS .............................................................................................................. 6
RFP RESPONSE ELEMENTS – OWNER / OPERATOR ......................................................................7
EVALUATION CRITERIA AND SELECTION PROCESS ..................................................................... 8
PRIMARY EVALUATION CRITERIA:.................................................................................................... 8
RESPONSE TIMELINE, SUBMISSION AND QUESTIONS .................................................................. 9
TIMELINE FOR RFP .................................................................................................................................. 9
SUBMISSION ............................................................................................................................................... 9
Additional Information................................................................................................................................. 9
Exhibit A – Site Plat and Map ...................................................................................................................10
Exhibit B – Appraisal of Claremore Senior Citizen Center .............................................................. 11
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Historic Downtown Claremore
INTRODUCTION
The City of Claremore seeks to identify interested parties to enter into a lease agreement to
develop and operate a restaurant in the former Senior Citizens Center. The Center is located
in the heart of historic downtown Claremore.
Downtown Claremore continues to see vast improvements in aesthetics and advances in
marketing and economic revitalization. Over a dozen of the downtown’s historic buildings
have received façade improvements and several more are in the works, with well over ten
million dollars in public and private investment in downtown. In 2008, a major streetscape
project by the City of Claremore was completed providing infrastructure improvements,
sidewalks and historic lighting.
Downtown Claremore is home to over 300 antique and collectible dealers, as well as a variety
of one-of-a-kind specialty stores. Claremore Main Street, a volunteer-driven nonprofit
organization designed to improve all aspects of the downtown business district, hosts
promotional events during the year. Fall events include Dickens of a Ride, a fun bike ride the
first weekend of October, and Dickens on The Boulevard, a unique Victorian Christmas
celebration on the third weekend in November. The Taste of Claremore, an event featuring
Claremore restaurants and downtown shops, occurs every spring.
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CLAREMORE RETAIL MARKET
Opportunity Gap Highlights
Retail Category
10-mile radius
Non-Store Retailers
AREA RETAILERS
$71,881,812
General Merchandise Stores
$51,282,692
Food and Beverage Stores
$50,324,222
Full-Service Restaurants
$38,623,309
Limited-Service Restaurants
$24,767,026
Electronics and Appliance Stores
$16,665,028
Furniture and Home Furnishings
$13,835,948
Hardware Stores
$8,488,310
Sporting Goods, Hobby, Musical Inst.
$7,571,479
Office Supplies and Stationery Stores
$5,161,984
Population - Trade Area
10 mile
20 mile
2013 Est. Population
63,521
382,944
Annual Growth, 2000-13
2.08%
1.60%
Annual Growth, 2013-18
0.90%
1.30%
Educational Attainment
10 mile
20 mile
Earned a College Degree
32.5%
29.0%
Composition
10 mile
20 mile
Family Households
85.2%
83.0%
Average Income – 2013
10 mile
20 mile
HH Income
$72,242
$59,760
Occupation / Workforce
10 mile
20 mile
White Collar Workers
59.2%
55.7%
Blue Collar Workers
40.8%
43.3%
Housing
10 mile
20 mile
Owner-Occupied Housing
77.87%
68.13%
Median Housing Value
$146,478
$122,794
% less than 13 yrs old
Page 4 of 11
23.82%
18.21%
2014-Retail Attractions, LLC
PROPERTY OVERVIEW
The Site offers a prime location with off-street parking on a corner lot in the heart of historic
downtown Claremore. The property is easily accessible from downtown boutique shopping
and professional service offices including attorneys and CPA’s.
The existing kitchen is an asset and includes a stove, vent hood and walk-in refrigerator and
freezer. The appliances are in good condition and have been maintained by Harris
Refrigeration. Three air conditioners are in good shape but the one over the kitchen may need
repairs. The kitchen unit does not have heating.
The property is currently in operation as a Senior Citizens Center. The Center will move
locations pending the completion of construction expected in March 2015
Address: 116 North Missouri Avenue, Claremore, OK 74017.
Size: 6,621 square feet
.
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RESTAURANT REQUIREMENTS
The City of Claremore seeks to attract more nightlife to downtown Claremore. Creative
concepts for a new dining experience are preferred. The City of Claremore owns the building
and basic kitchen appliances necessary to operate a restaurant and seeks proposals from
experienced restauranteurs to lease and convert the former Senior Center into a fully
operational restaurant/bar/grill. Dishes, furniture, fixtures and décor are not included in the
lease agreement.
Alcoholic beverages may be served in the restaurant. Serving alcoholic beverages at this
location will be subject to the lessee obtaining appropriate permits from the Oklahoma
Alcoholic Beverage Laws Enforcement Commission.
It is specifically the intent of the City of Claremore that the restaurant not be operated, or
give the appearance of being operated, primarily as a bar. However, the city will permit the
service of alcoholic beverages only in support of, and subordinate to, the operation of a
restaurant.
Outdoor and/or rooftop dining is encouraged by using the space available to accommodate
such dining. Entertainment is also encouraged, subject to reasonable limitations on hours and
impacts on surrounding properties.
Improvements to the property are encouraged and subject to approval by the Planning and
Development Services office within the City of Claremore. The operator shall operate and
maintain the restaurant in compliance with all relevant federal, state and local codes, rules
and regulations.
The successful operator will be encouraged to participate in the marketing of the restaurant.
The operator will also be responsible for managing electrical, mechanical and technology
issues with the facility including routine maintenance and cleaning. Utilities are the
responsibility of the operator.
The building is not currently ADA accessible, and depending on the level of the remodeling
work, this may be required. Based on the age of the building, the plumbing and electrical may
need to be upgraded, repaired or replaced including sprinkler system. If there are any
alterations to the structural framework, such as load bearing walls or roof (includes rooftop
dining), then a structural engineering report may be required. The kitchen must have a grease
interceptor and may need updated equipment.
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RFP RESPONSE ELEMENTS – OWNER / OPERATOR
Proposals should be submitted using the following format:
Section 1. Project Description: Provide a narrative summary of the restaurant proposal. The
concept, building designs or remodel plans, and owner/operation experience should be
addressed.
Section 2. Business Plan: A detailed restaurant business plan describing the concept planned
for the restaurant operations.
o
Days the restaurant will be open for business each week and the hours of
operation expected for each week and weekend day.
o
A sample menu showing the type of food to be served with proposed pricing
information.
o
Whether alcoholic beverages will be served and if so, describe how the service
will be integrated into the restaurant operation.
o
If entertainment is planned as part of restaurant operations and if so describe
the type of entertainment and proposed schedule.
o
A detailed marketing plan for advertising or promoting the restaurant
operations to the public.
o
Whether or not an outdoor dining area will be incorporated and outline any
exterior changes necessary to facilitate that activity.
o
Describe any improvements planned for the restaurant, including remodel,
additional equipment, furnishings, etc.
Section 3. Owner and/or Operator Experience: List experience with restaurant projects and
provide an overview including years in operation, locations, size, services, and financial
stability. Include information regarding any pending or recent lawsuits against the
organization or its employees. Provide professional qualifications with a list of key individuals
with their respective roles and responsibilities and brief professional history of each.
Section 4. Project Financing: Include specific terms on development budget and an
operating budget analysis and other financial information for the project. Include the
anticipated time schedule to assemble needed financial commitments, types of financing
expected, and letters of interest from banks or other sources. Financial partnerships (e.g.,
public/private; nonprofit/profit) must be identified.
*If respondent plans to sub-lease the restaurant, please provide all of the information
requested above for the prospect lessee.
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EVALUATION CRITERIA AND SELECTION PROCESS
The City of Claremore prefers to identify one operator to operate and manage the restaurant
space. This may include the operator sub-leasing the restaurant space. Regardless of the
proposed operating arrangement, the following criteria will be used in the evaluation process.
PRIMARY EVALUATION CRITERIA:

Quality of concept and business plan

Experience and qualifications of owner and operator

Financial capability

References
ADDITIONAL CRITERIA:

Innovative ideas or plans to promote use of the restaurant facility

Other factors deemed relevant by the City of Claremore
Selection will be made on the basis of the Primary Evaluation Criteria outlined above. Strong
consideration will be given to the overall desirability of the proposal, not necessarily on the
basis of financial strength. The City of Claremore has the right to reject any and all proposals.
An evaluation committee will be established which will include representatives from the City
of Claremore, Claremore Industrial and Economic Development Authority, and other agencies
as necessary.
In selecting the operator, the evaluation committee will consider all of the information
provided by the respondents to the RFP as well as reference checks and other information
derived from any investigation that the evaluation committee may perform, including but not
limited to, background checks and credit checks.
The financial terms and length of the lease will be negotiated with the prospective operator,
identified through the RFP process and will be based upon the investment value projected by
the operator.
Page 8 of 11
RESPONSE TIMELINE, SUBMISSION AND QUESTIONS
TIMELINE FOR RFP
RFP Issued: February 9, 2015
Proposals Due: April 10, 2015
SUBMISSION
Submit three (3) 8.5” x 11” bound and one unbound reproducible copy and a PDF file of the
copy on a USB memory stick or CD to complete submission including exhibits and
attachments by the deadline of 4:00 p.m. on Friday, April 10, 2015:
Jill Ferenc
Director of Planning and Development
724 Ramm Rd.
Claremore, OK 74017
jferenc@claremorecity.com
Proposals must be received and time stamped by the deadline. Proposals submitted after the
deadline or to another location will not be accepted.
Questions can be directed in writing to the address or email address referenced above.
ADDITIONAL INFORMATION
Those wishing to walk through the facility may do so by appointment. Please contact Jill
Ferenc at the City of Claremore at 918.341.2066 ext.215 to schedule an appointment.
Respondents may be asked to interview during the week of April 27th.
Anticipated lease negotiations completed by no later than May 8, 2015.
Dates are approximate and subject to change. The City of Claremore reserves the right to reject any and
all proposals, to waive irregularities, and to award that proposal which is deemed to be in the best
interest of the City of Claremore. Additionally, the City of Claremore also reserves the right to extend
any and all timelines and timeframes but not to exceed 45 days.
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EXHIBIT A – SITE PLAT AND MAP
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Former Claremore Senior
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EXHIBIT B – APPRAISAL OF CLAREMORE SENIOR CITIZEN CENTER
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