Proposal to Lease Shop Space

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					                           Request for Proposal

                         Lease/Operation
            Restaurant and Banquet & Conference Center
                          Fort Piqua Plaza
                            Piqua, Ohio

The City of Piqua seeks to identify interested parties to enter into a lease
agreement to operate a restaurant on the first floor of the Fort Piqua Plaza and
manage the Fort Piqua Plaza Banquet & Conference Center.

This downtown Piqua landmark, which is listed on the National Register of
Historic Places, was completely rehabilitated and converted into a mixed-use
building housing the Piqua Public Library, a restaurant, a banquet facility and a
coffee shop. The $22 million restoration has been widely recognized as a model
for historic preservation. In fact, the Plaza is a 2009 recipient of a Preservation
Honor Award from the National Trust for Historic Preservation.




             The Fort Piqua Plaza Banquet & Conference Center




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BACKGROUND AND PURPOSE:

The Fort Piqua Plaza, located on High Street in downtown Piqua, is the City of
Piqua’s crown jewel. Built in 1896, the former Fort Piqua Hotel was renovated
between 2006 and 2009. The restoration was made possible by New Market Tax
Credits, State and Federal Historic Tax Credits, donations from the City’s
residents and businesses and investments from the State of Ohio and the City of
Piqua. The property is owned by the City of Piqua Downtown Redevelopment
Project, L.P. and managed by the City of Piqua. The building houses the Piqua
Public Library, a street-level 1,000 sq. ft. retail space (Winan’s Fine Chocolates &
Coffees), a 3,500 sq. ft. restaurant (vacant) and a Banquet & Conference Center.




The Piqua Public Library Lobby                    Winans Fine Chocolates & Coffees


Pedestrian Traffic
The Plaza is located in the heart of downtown Piqua at the corner of High and
Main Streets directly across from McCulloch Square. The location is easily
accessible and enjoys high visibility. The Piqua Public Library experiences 9,000
to 13,000 visitors per month. Additionally, recent streetscape improvements
throughout the downtown district and an active Mainstreet program have helped
draw residents and visitors to the area.

Automobile Traffic
Downtown Piqua is easily accessible from I-75 via US 36 (Exit #82) as well as
Co. Road 25A North and South (Exits #83 and #78). SR 66 and SR 185 also
intersect downtown from the north and west.

The latest automobile traffic counts, conducted in 2006 show that there are
19,550 vehicles per day at Ash and Spring Streets, and 9,740 vehicles per day at
Water and Spring Streets. These intersections are located in the downtown area.
The latest traffic count for High Street west of Main Street (exact location of Fort
Piqua Plaza) was 2,160 vehicles per day and was recorded in 2001.




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Additionally, the City of Piqua is working to install two permanent billboards
highlighting the Fort Piqua Plaza Banquet & Conference Center along I-75 at Exit
#82 (Northbound) and Exit # 83 (Southbound).




      VICINITY MAP OF PIQUA




      DOWNTOWN PIQUA



2/28/2011                  Fort Piqua Plaza Request for Proposal       Page 3 of 11
RESTAURANT:

The restaurant space is 3,500 sq. ft. and is located at southeast corner of the
building. Customers are able to gain access to the restaurant through a main
entrance off High Street and a secondary access at 308 North Main Street, which
is the entrance for the Banquet & Conference Center.

Operating Parameters: Limits and Conditions, Utility Systems and Services
The restaurant is served by separate telephone, water, natural gas (for kitchen
equipment), sewage and electric meters and the cost of these services, as well
as appropriate trash removal, will be the responsibility of the lessee. Space
heating is billed as a percentage of the entire facility and based on the square
footage. The lessee will be responsible for all routine maintenance and cleaning
of leased space and equipment. The City of Piqua will provide routine cleaning
and maintenance of the North Main Lobby area as well as the outside of the
building, including sidewalks and parking lots (including plowing).

Restaurant Equipment
The City of Piqua owns all furniture, fixtures, and equipment necessary to
operate the restaurant, including tables, chairs, commercial ovens, prep stations
and dishwashers. It does not own any dishes, serving ware or glassware. The
kitchen is equipped with new State-of-the-art equipment, including a custom
walk-in cooler/freezer and Vulcan cooking appliances. A complete inventory is
available upon request.

Alcoholic Beverages
It is specifically the intent of the City of Piqua that the restaurant not be operated,
or give the appearance of being operated, primarily as a bar. However, the City
of Piqua will permit the service of alcoholic beverages only in support of, and
subordinate to, the operation of a restaurant. 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 Ohio Department of
Liquor Control.

Type of Food
High quality full service restaurant required (no plastic or paper table service
allowed). Breakfast, lunch, dinner and evening and weekend service desired
(lunch, dinner and weekend service required).

Sole Operation
To help ensure the success of the lessee’s operations, the City of Piqua will not
permit another restaurant facility to locate and operate within the Fort Piqua
Plaza.




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Operations and Maintenance
If any improvements are desired, they are subject to prior approval of the City of
Piqua. Additionally, the operator shall operate and maintain the restaurant in
compliance with all relevant federal, state and local codes, rules and regulations.

Smoking
Smoking by restaurant patrons or employees is not to be permitted anywhere
within the Fort Piqua Plaza building, per the requirements of the Ohio Revised
Code. Smoking is only permitted in the designated area at the rear of the Plaza.

Additional Considerations
Outdoor patio dining (sidewalk dining) is encouraged and an adjacent patio area
accommodates such dining.

Entertainment is also permitted subject to reasonable limitations on hours and
impacts on surrounding properties.


BANQUET CENTER:

The Fort Piqua Plaza Banquet & Conference Center is a state-of-the-art facility
located on the fourth floor of the Fort Piqua Plaza. The facility offers six unique
rooms providing the perfect setting for groups of 24 to 350 people. The facility is
fully handicap-accessible with a designated first floor entrance and elevator at
308 North Main Street. An additional freight elevator is also available at the rear
of the facility.

Abundant downtown parking is available.




The Grand Ballroom                            William H. Taft Room (Boardroom)

The facility is ideal for corporate meetings, retreats, weddings, receptions and
other events. The entire fourth floor can accommodate up to 499 people.




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The Grand Ballroom
The spectacular Grand Ballroom accommodates up to 350 individuals in a
meeting room set-up (no tables); 336 for sit-down, at-table food service; or 318
for sit-down, buffet service. It features beautiful stained-glass windows and a 6’
diameter chandelier. In addition to chairs, tables and a dance floor, it is equipped
with two (2) large drop-down screens, two (2) LCD projectors, microphone(s),
wireless Internet and external speakers. The space can be divided into two
smaller rooms: the William McKinley Room (150 seat capacity) and the Ulysses
S. Grant Room (200 seat capacity), each with a drop down screen, LCD
projector, wireless internet, external speakers and microphone(s).

William H. Taft Room
The William H. Taft room is the boardroom of the facility and is the perfect room
for business meetings. The large, stately table can accommodate 18 in Board
Meeting Room set-up or up to 58 in alternate arrangements. It is equipped with a
large drop down screen, an LCD projector, podium, easel, White Board, and
wireless Internet.

James A Garfield Room
The James A. Garfield room is also known at the Turret Room. This room is the
ideal room for corporate awards, luncheon meetings, private dinner parties, and
wedding or baby showers. The room can accommodate up to 51 people in a
meeting room set-up or up to 32 for sit-down meals. In addition to tables and
chairs, it is equipped with a large drop down screen, an LCD projector, podium,
easel, and wireless Internet.

Warren G. Harding Room
The William G. Harding room is a mid-sized meeting room. This is the perfect
room for meetings, presentations, and other uses. The room can accommodate
up to 36 people in a meeting room set-up or up to 24 for sit-down meals. In
addition to tables and chairs, it is also equipped with a large drop down screen,
an LCD projector, podium, easel, and wireless Internet.

Rutherford B. Hayes Room
The Rutherford B. Hayes room is the smallest meeting room in the facility. This
room is perfect for small group meetings, presentations, and many other uses. It
can accommodate up to 30 people in a meeting room set-up or up to 24 for sit-
down meals. In addition to tables and chairs, it is also equipped with a large drop
down screen, an LCD projector, podium, easel, and wireless Internet.

Catering/Warming Kitchen
The Banquet & Conference Center is also equipped with a catering/warming
kitchen on the Fourth Floor. This area provides for sufficient space for food
preparation and clean-up as well as additional storage for non-perishable items.
The freight elevator is located in this area providing convenient access for food
and equipment deliveries.



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Office
There is also an office area that may be available for an on-site manager. This
space is equipped with telephone, cable and internet and is located adjacent to
the William H. Taft Room and accessible directly from the Lobby Area.

Lobby Area
The Lobby Area allows for additional areas for registration or other ancillary
services. Restrooms and a Coat Closet are also located off the Lobby Area.

Operating Parameters (Expectations)
The successful operator/lessee will be encouraged to participate in the marketing
of the facility, including but not limited to, joining the Piqua Area Chamber of
Commerce and Mainstreet Piqua, attending bridal shows, and developing a
shared marketing program in partnership with the City of Piqua and the Fort
Piqua Plaza Marketing Committee.

The operator/lessee will also be responsible for managing electrical, mechanical
and technology issues with the City, including the coordination of routine cleaning
and maintenance. Utilities are the responsibility of the lessee.

Daily office hours must also be maintained to accommodate walk-in traffic. The
specific hours will be negotiated as part of the operator/lessee agreement. Office
hours should also allow for obtaining signed contracts and working with the City
on payment of deposits, if necessary.


RFP RESPONSE ELEMENTS:

The response for the RFP should include the following information:

            Identify desired time period of lease and renewal options

            A detailed business plan describing the concept planned for the
            restaurant operations and Banquet & Conference Center, including:

               For the Banquet & Conference Center
               o The structure of the proposed management of the Banquet &
                  Conference Center.
               o Whether or not the operator/lessee proposes to be the sole
                  provider of catering services for the Center.
               o Evidence of personal experience of the lessee and principal
                  personnel specifically with the management and operation of a
                  restaurant and banquet/conference facilities.
               o Financial statement of the prospective lessee indicating sufficient
                  resources available for successful promotion, management and
                  operation of such a facility.



2/28/2011                        Fort Piqua Plaza Request for Proposal     Page 7 of 11
               o A detailed marketing plan for advertising or promoting the Catering
                 & Banquet Center to the public
               o Names, addresses and telephone numbers of at least (3) three
                 references of individuals with direct knowledge of the experience of
                 the lessee and principals involved in restaurant and
                 banquet/conference center management and operation.

               For the Restaurant
               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 (i.e.
                  breakfast, lunch, dinner and/or after dinner) with proposed pricing
                  information.
               o The hours during which each meal will be served
               o Whether alcoholic beverages will be served and, if so, describe
                  how such 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 will need to occur to facilitate that
                  activity.
               o Describe any improvements planned for the restaurant, including
                  additional equipment, furnishings etc.

            If the respondent plans to sub-lease the restaurant, please provide the
            name, addresses and telephone number of the prospect lessee:
                o Complete resume of prospective lessee and all principal personnel
                   to be involved in the management and operation of the restaurant.
                o A separate business plan incorporating the elements listed above.
                o Evidence of personal experience of the sub-lessee and its principal
                   personnel specifically with the management and operation of
                   restaurant facilities.
                o Financial statement of the prospective sub-lessee indicating
                   sufficient resources available for successful promotion,
                   management and operation of the restaurant facility.
                o Names, addresses and telephone numbers of at least (3) three
                   references of individuals with direct knowledge of the experience of
                   the sub-lessee and principals involved in restaurant management
                   and operation.




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EVALUATION CRITERIA:

The City of Piqua prefers to identify one operator/lessee to operate and manage
both the Banquet & Conference Center and restaurant space. This may include
the operator/lessee sub-leasing the restaurant space.

The City is also willing to entertain proposals for other arrangements, such as:
   o Lease of the restaurant space only
   o Lease of the Banquet & Conference from the City and operated
      independently of the City
   o Lease of the Banquet & Conference Center only on behalf of the City.

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
            Fit with redevelopment project principles and objectives
            Experience 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 Piqua

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 Piqua has
the right to reject any and all proposals.

In selecting the operator/lessee, the City of Piqua 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 City 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/lessee, identified through this RFP process.


ADDITIONAL INFORMATION:

Those wishing to walk thru the facility may do so by appointment during the
week of March 8th. Please contact Bob Graeser at the City of Piqua at (937) 778-
2044 to schedule a walk-thru.




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Respondents may be asked to interview during the week of May 9, 2011.*

Anticipated selection and notification of tentative candidate is expected to occur
by no later than June 6, 2011.*

Anticipated lease negotiations completed by no later than July 1, 2011.*

*Dates are approximate and subject to change. The City of Piqua 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 Piqua.
Additionally, the City of Piqua also reserves the right to extend any and all
timelines and timeframes but not to exceed 45 days.


RESPONSE SUBMISSION AND TIMETABLE:

Three (3) copies of the RFP response must be submitted.

Submittals must be received by 5:00 p.m. on Friday, April 15, 2011 at the office
of Bill Murphy, Assistant City Manager/Economic Development Director, 2nd
Floor, City of Piqua Municipal Government Complex, 201 W. Water Street,
Piqua, Ohio 45356. Postmarks will not be accepted.


QUESTIONS:

Questions must be submitted in writing and received by no later than April
8, 2011 at 5:00PM to:

Mr. William P. Murphy
Assistant City Manager/Economic Development Director
City of Piqua
201 W. Water Street
Piqua, Ohio 45356

Email: bmurphy@piquaoh.org




2/28/2011                   Fort Piqua Plaza Request for Proposal          Page 10 of 11
                            Request for Proposal

                         Lease/Operation
            Restaurant and Banquet & Conference Center
                          Fort Piqua Plaza
                            Piqua, Ohio


                         Supplemental Information

The additional information is provided to prospective RFP respondents for
comparison purposes only.


Revenues
Revenues were paid to the City of Piqua. Revenues for the restaurant are
proprietary and are therefore not available.

2010 Fourth Floor Room Rentals                                       $63,893

2010 First Floor Revenues                                            $ N/A



Expenditures

2010 Fourth Floor Utility Costs                                      $ 38,290
(heating/cooling/trash/electric)

2010 First Floor Utility Costs-Restaurant                            $ 21,500
(heating/cooling/trash/electric)




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