Request for Proposals For Branded Hotel Operator Georgia ... · F. Financial Proposal Please address all proposed fees and reimbursements, including, without limitation, with respect

2 Seaport Lane, 9th Floor, Boston, MA 02210

Request for Proposals For Branded Hotel Operator

Georgia World Congress Center Hotel

March 30, 2018

I. INTRODUCTION

Drew Company, Inc. (“Drew”) has been selected by the Georgia World Congress Center Authority (the “GWCCA”) to be the developer of a proposed 1,000 key headquarters hotel adjacent to the Georgia World Congress Center (the “GWCC”) and Mercedes Benz Stadium in downtown Atlanta, Georgia (the “Hotel”). Since originally soliciting potential operators for the Hotel in 2015, the scope and terms of the project have changed. The Hotel will now be owned by the GWCCA and will be publicly financed through the issuance of tax-exempt bonds secured by the Hotel revenues ("Bonds"). As such, Drew is undertaking this RFP process to select an operator (the “Operator”) for the Hotel.

The primary objective of this RFP process is to identify an Upper Upscale/Luxury Operator that will:

• Provide Management Services on terms and conditions that are most favorable to theGWCCA.

• Relate well to the quality and overall positioning of the GWCC.• Understand the vision for the Hotel and align its objectives with the objectives of the GWCCA.• Offer a strong brand, generating immediate and long-term positive consumer recognition.• Deliver a significant market premium in terms of RevPAR index.• Provide a consistently high-quality level of service as demonstrated by measurable guest

satisfaction.• Aggressively market and promote the Hotel through national and international marketing

programs.• Demonstrate exceptional revenue management and brand promotional tools, maximizing

RevPAR.• Expertly and efficiently operate the Hotel to maximize net operating income.• Provide and demonstrate experience providing tailored, innovative approaches to hotel

operations.• Maintain the Hotel in keeping with the highest standards for a top-tier headquarters hotel.

II. RFP SCHEDULE DETAILS

A. RFP Schedule

RFP Release Date: March 30, 2018 RFP Questions Due: April 13, 2018 at 5:00 pm EST Proposal Submission: May 15, 2018 at 5:00 pm EST Interviews/presentations: Currently contemplated June 7-8, 2018 Selection: End of June, 2018

B. RFP Questions. Inquiries may be submitted by 5:00 pm on April 13, 2018 [email protected]. Questions submitted by the specified deadline will be addressed and sent to all Respondents.

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mailto:[email protected]

C. Intent to Submit. If your firm is interested in submitting a proposal, please notify us viaemail to [email protected] by 5:00 pm EST on April 27, 2018.

D. Format. Respondents shall submit three (3) hard copies of the proposal marked“Response to RFP for Branded Hotel Management Services” together with an electronic version of the submittal on one (1) USB flash drive in PDF format.

E. Time and Place for Submission of Proposals. Proposals must be received by 5:00 pm ESTon May 15, 2018. Proposals must be hand-delivered by the Respondent or a courier/overnight delivery services to the following:

Drew Company, Inc. Attention: Theonie Alicandro 2 Seaport Lane, 9th Floor Boston, MA 02210

Late proposals will not be considered for selection.

III. PROJECT OVERVIEW

The Hotel has the unique ability to be a prominent, iconic landmark on the City of Atlanta skyline, attracting guests attending the many activities and events at the GWCC, Mercedes-Benz Stadium, Philips Arena and Centennial Olympic Park. This Hotel will include approximately 1,000 rooms and will support and function in harmony with the many convention-related activities, sports and entertainment events and other events in the area and will have a direct connection into Hall C at the GWCC. The Hotel site is shown on Exhibit A attached hereto. The Hotel is projected to open during the fourth quarter of 2021.

The proposed program for the Hotel is set forth on Exhibit B, attached hereto (the “Hotel Program”). Floor plan diagrams based on the contemplated Hotel Program are attached hereto as Exhibit C.

As a publicly financed facility, the Hotel will be required to provide budgets that include reserves for working capital and capital improvements and FF&E replacements, as well as funds for debt service and other expenses. The Operator will be required to enter into a Qualified Management Agreement (“QMA”) with the GWCCA which complies with the federal income tax requirements applicable to tax-exempt obligations, including IRS Revenue Procedure 2017-13 and other rulings and guidelines that interpret the provisions of Section 141 of the Internal Revenue Code.

IV. SUBMISSION REQUIREMENTS

A. General Company Information and Experience:

Please provide the following:

• Listing of other large hotels in development or developed and operated by the same hotel brandfamily with more than 500 rooms attached to convention centers in the United States and

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globally, to include the following: Location, opening date, room count, food and beverage outlets, function space, room block arrangement, owner name, public or private ownership and QMA (yes or no). Please include central reservations contribution.

• Listing of other existing and proposed hotels within the brand family in the Atlanta area. Describethe relationship of the proposed subject hotel to these other properties.

• Experience working with Convention & Visitors Bureaus (CVB) and convention centermanagement firms, including detail as to programs, goals and results for selected projects thatdistinguish your ability to work in conjunction with CVBs and convention center managers.

• Description of your experience with the planning, design and construction of large, convention-oriented hotels, and experience in assisting or working with other entities or organizations in thedevelopment, design, and construction of hotels.

• Description of the Brand/Large Hotel Network Program—does one exist? Discuss cross referralsand marketing of 500+ room hotels in your portfolio.

• Description of the brand contribution through Rewards Program — What is the percentage ofoverall occupancy/business mix/revenue annually?

• Establishing facility access and booking policy agreements that align the interests of the publicsector owner and the private manager is critical to the ultimate success of the project. Pleaseprovide examples where you have done this.

• Provide examples of restaurant/F&B concepts from recent openings and best in class/portfolio.• Provide other relevant information not specified above.

B. Hotel Market and Project Understanding

• Describe your overall understanding of the Atlanta market and the subject Hotel project in thissection.

• Describe your anticipated positioning of this property within the downtown Atlanta lodgingmarket, with particular attention to your other hotels within your brand family located therein, ifapplicable.

• Who would be your primary competitors?• Please describe your strategy to fill this Hotel, including an explanation of how the centralized

sales process will be managed to ensure that the Hotel receives its fair share of leads andbookings.

• Please provide a description of your ability to attract group and transient business frominternational markets.

• Latest Brand Experiential Initiatives—how are you different and creating moments for the guest?• Given your understanding of the Atlanta market and the product as described herein, what are

the factors that are likely to impact operational performance, guest satisfaction and employeesatisfaction at this site?

• What concerns you about this opportunity?

C. Operations Plan

Please provide a thorough outline of your scope of management services. The Operations plan shall include the following:

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• Discussion of the local hotel market and your ability to penetrate the business, transient, meetings and group, and leisure segments of the market. Please address the role that Global Sales will play in this process and specific goals for this Hotel to ensure a successful opening;

• Description of your approach to sales and marketing; • Description of your approach to food and beverage operations, including how this approach

applies to the convention market; • Sample staffing plan, including an organizational chart of hotel staff; and • Description of your approach to FF&E purchasing/installation and general estimates of FF&E and

OS&E costs per key.

Submit key elements of a pre-opening and other technical services plan. Such plan should include, without limitation, the following services:

• General estimate of Pre-Opening Budget (including Grand Opening activities); • Monitoring and guiding the design team to ensure the Hotel is consistent with brand standards; • Pre-opening sales and marketing, including collaboration with the GWCCA; • Planning for and hiring the staff to operate the Hotel; and • Establishing policies and procedures with respect to operation of the Hotel.

D. Hotel Product and Program Section III above and Exhibit B contain the current proposed Hotel Program. Based on these parameters, please describe the proposed brand and its positioning in the regional, national and international group meetings and convention/trade show markets. If a dual branded facility is proposed, please describe both proposed brands and why they are appropriate for this project. Based on the parameters set forth in Section III, please also submit a detailed description of your proposed program for the Hotel, including size and type of meeting facilities, recreational amenities, proposed innovative food and beverage outlets, parking requirements, Club level/VIP experience and offerings, basic module dimensions, brand-specific space considerations/requirements (if any), and other program information that the Respondent believes is important to the success of the Hotel.

In addition, please describe any changes to the Hotel Program set forth in Section III you propose and what the impact to development costs and/or profitability may be.

E. Operating Projections Please provide a proforma ten (10)-year projection of departmental revenues and expenses as well as undistributed operating expenses, and net operating income from operation of the Hotel, together with all material assumptions used to prepare the projections using the Hotel Program assumptions set forth in Section III above. Please provide as much detail as possible. Specific areas of concern include the following:

• The impact to occupancy from the demand generated by the GWCC and the Mercedes Benz Stadium.

• Assumptions regarding utilization of meeting space and GWCC space and the impact on banquet and catering revenue.

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• Assumptions regarding property utilization/performance during periods when there are notevents at the GWCC.

• Since the Hotel will be owned by the GWCCA, the operating projections should not includeestimates for property taxes.

• Proposed group of competitive hotels (“Comp Set”) and top-line projections for Comp Set.

If you proposed any changes to the Hotel Program set forth in Section III above, please provide a separate proforma for your revised program.

F. Financial Proposal

Please address all proposed fees and reimbursements, including, without limitation, with respect to its pre-opening and technical services and management services, as set forth in Exhibit D. The objective is to identify all major deal points, including, but not limited to, all fees, costs and financial incentives.

G. Proposed Key Business Terms:This section should address the proposed key business terms that you offer for your managementservices. Exhibit E includes the contract clauses that the GWCCA is seeking to obtain. Please indicate onExhibit E your acknowledgement of each provision, or any proposed changes.

V. SELECTION PROCESS

Questions and Answers – All questions shall be submitted in writing to [email protected] prior to 5:00 pm on April 13, 2018. All responses shall be provided to all Respondents.

Selection Criteria – The criteria used to evaluate the RFP responses will include, without limitation, the following (the criteria are not listed in any order of importance):

1. Related project experience of the Respondent and the individuals assigned to the project;2. Hotel market and project understanding;3. Operations plan, including corporate support, sales and marketing approach, including

composition, experience, and past performance;4. Hotel product and program, including food and beverage offerings;5. Operating projections;6. Financial proposal; and7. Proposed key business terms

The above criteria are provided as a guide and are not necessarily intended to be comprehensive.

Interviews - Respondents may be interviewed by Drew and representatives of the GWCCA, currently contemplated to occur June 7-8, 2018. The purpose of the interview will be to meet the proposed project team, become familiar with key personnel, and understand the Respondent’s project approach and ability to meet the objectives of Drew and the GWCCA.

Negotiation and Award. Based on proposals received to this RFP, it is the intent of Drew and the GWCCA to select the most responsive Respondent for management services contract negotiations. This RFP does

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not in any way limit the right of Drew and the GWCCA to solicit contracts for similar or identical services, in Drew and the GWCCA’s sole and absolute discretion. Drew and the GWCCA have sole and absolute discretion over whether or not to select Respondents for management services negotiations. The selection of any proposal shall not imply acceptance by Drew and the GWCCA of all terms of the proposal, which may be subject to further negotiation and approvals before Drew, or the GWCCA, may be legally bound thereby. If a satisfactory QMA cannot be negotiated in a reasonable time, Drew and the GWCCA, in their sole discretion, may terminate negotiations and begin negotiations with another Respondent. The QMA is not considered to be awarded until the negotiations are successfully concluded and the QMA is approved by the GWCCA Board of Directors.

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Exhibit A

Site Plan

7

Exhibit B

Proposed Hotel Program

See Attached.

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3/27/18

SUMMARY PROJECT DESCRIPTION

Acres Area Summary % GSF sf/key Remarks

Spaces 61.9% 550,484

Guestroom Count 1000 Keys 22.7% 201,785

1 Level(s) 15.4% 137,260

2 Level(s)

30 Floors 889,529 890

GUESTROOM AREAS

Remarks

Room Type & Mix: gsf #Suites #Bays TTLbay Keys

Standard Rooms 390 1 0 0 NSF NSF NSF 400 NSF 54.1%

Std King Typical 390 530 1 530 530 206,700 NSF NSF NSF 400 NSF 39.2%

Std Double/Queen 390 384 1 384 384 149,760 NSF NSF NSF 400 NSF 4.9%

2 bay Suites (Executive) 780 48 2 96 48 37,440 NSF NSF NSF 675 NSF 1.6%

3 bay Suites (grand/Hospitality) 1170 16 3 48 32 18,720 NSF NSF NSF 900 NSF 0.1%

Entertainment Suites 3000 1 6 6 3 3,000 NSF NSF NSF 1800 NSF 0.1%

Presidential Suites 5000 1 8 8 3 5,000 NSF NSF NSF 2500 NSF 100.0%

Total # Suites/Bays/Keys: 980 1072 1000

TOTAL GUESTROOMS 420,620 NSF 0 NSF 0 NSF

Remarks:

28,800 GSF GSF GSF

12,960 GSF GSF GSF

Stairs 17,280 GSF GSF GSF

Ice Machine/Vending/IT-Elec Rooms 17,280 GSF GSF GSF

Guestroom club and pantry 3,500 GSF GSF GSF

79,820 NSF NSF 0 NSF

Total Guestrooms + support areas 500,440 GSF GSF 0 GSF

10% 50,044 GSF GSF 0 GSF

550,484 TGSF TGSF TGSF

421 NSF/k 550 GSF/k 0 GSF/k 0 GSF/k includes circulation & building skin

PUBLIC AREAS

Remarks:

3,000 GSF GSF GSF

8,000 GSF GSF GSF

525 GSF GSF GSF

GSF GSF GSF included in circulation SF

GSF GSF GSF included in circulation SF

480 GSF GSF GSF

Gross / Circulation Factor 12% included above included above included above

12,005 GSF 0 GSF 0 GSF over program

Remarks:

1,300 GSF GSF GSF

150 GSF GSF GSF

120 GSF GSF GSF

100 GSF GSF GSF

750 GSF GSF GSF

200 GSF GSF GSF

1,000 GSF GSF GSF

200 GSF GSF GSF included in lobby space

Gross / Circulation Factor 12% included above included above included above

3,820 GSF 0 GSF 0 GSF

Remarks:

sf/Unit qty subdiv

Grand Ballroom 1 10 40,000 NSF NSF NSF

Maln Ballroom 1 10 20,000 NSF NSF NSF

Hotel Meeting Rooms 1,500 10 15,000 NSF NSF NSF

Hotel Meeting Rooms 750 28 21,000 NSF NSF NSF

Hotel Boardrooms 500 8 4,000 NSF NSF

Subtotal function rooms - SF/GR = 100 100,000 NSF 0 0 NSF

Prefunction Spaces:

Prefunction - Ballrooms %PF to funct = 35% 21,000 GSF GSF GSF

Prefunction - Hotel Meeting Rooms %PF to funct = 28% 10,080 GSF GSF GSF

Prefunction - Hotel Boardrooms %PF to funct = 20% 800 GSF GSF GSF

Subtotal prefunction spaces - %PF to funct = 32% 31,880 GSF 0 GSF 0 GSF

Air Wall Closets / Entry Vestibules % to ballrooms 14% 8,400 GSF GSF GSF

Gross / Circulation Factor included in PF included in PF included in PF

TOTAL CONVENTION CENTER & BALLROOMS 140,280 GSF 0 GSF 0 GSF

Remarks:

sf/per seats

Hotel Restaurant (3 meal) 20 200 4,000 GSF GSF GSF kitchen noted in BOH below

Signature Restaurant 24 150 3,600 GSF GSF GSF kitchen noted in BOH below

Lounge (lobby) 20 150 3,000 GSF GSF GSF bar storage included

Deli/Coffee 400 GSF GSF GSF

Pool Bar and Grill 0 GSF GSF GSF

Roof Level Bar and Club 0 GSF GSF GSF

15% included above included above included above

500 11,000 GSF 0 GSF 0 GSF

Remarks:

1,200 GSF GSF GSF

2,000 GSF GSF GSF


3,200 GSF 0 0 GSF

Proposed Program

Cart Storage

TOTAL GUESTROOM SUPPORT

Schematic DesignConceptual DesignProposed Program

Proposed Program Conceptual Design

Conceptual Design

FOOD & BEVERAGE

Gross / Circulation Factor

Main Lobby Luggage Storage

Total GSF & SF/key =

TOTAL FOOD & BEVERAGE

Business Center

PUBLIC LOBBY

Main Lobby / Seating Area

Function Rooms:

TOTAL PUBLIC LOBBY SUPPORT AREAS

RETAIL / COMMERCIAL

Schematic Design

Guestrooms

Public Spaces

BOH Areas

Avg SF per Key (Guestroom area only)

Guestroom Gross Circulation Factor

ATM

Service Elevators/Service Core

Conceptual Design

Conceptual Design

GUESTROOMS

GUESTROOM SUPPORT AREAS

Site

Parking

Guestrooms

Public Space

GWCC CC Hotel - 1,000 Key / 100,000 NSF Ballroom/Meeting

Proposed Program

Main Lobby / Circulation

Proposed Program Schematic Design

LOCATION: Atlanta, GA TYPE: Convention Hotel

Schematic Design

Basement

Retail - Gift Shop/Sundries

Proposed Program

Passenger Elevator Core

Safety Deposit Room


TOTAL RETAIL / COMMERCIAL

Public Restrooms

PUBLIC LOBBY SUPPORT AREAS

Conceptual Design Schematic Design

Front Desk / Registration

Front Desk Queuing Area

Express Check Out Area (kiosks)

Concierge

TOTAL PUBLIC LOBBY & CIRCULATION

Proposed Program

Front Office

Valet Cashier

Schematic DesignConceptual Design

FUNCTION SPACES - CONVENTION CENTER & BALLROOMS

Bell Desk

Schematic Design

180327 GWCC Hotel 1000 Key 100K Mtg Program - vers 6 3/27/2018

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3/27/18

GWCC CC Hotel - 1,000 Key / 100,000 NSF Ballroom/MeetingLOCATION: Atlanta, GA TYPE: Convention Hotel

Remarks:

0 GSF GSF GSF

Support Spaces 0 GSF GSF GSF

Fitness Center 5,000 GSF GSF GSF

160 GSF GSF GSF


5,160 GSF 0 0 GSF

175,465 GSF 0 GSF 0 GSF

15% 26,320 GSF 0 GSF 0 GSF

GRAND TOTAL PUBLIC AREAS 201,785 GSF 0 GSF 0 GSF

202 GSF/k 0 GSF/k 0 GSF/k

SERVICE / BOH AREAS

Remarks:

General Support:

Main Vertical Circulation (non-hotel room elevators) 2,200 GSF GSF GSF

Exit Stairs 4,500 GSF GSF GSF all non-guestroom related stairs

Dedicated Exit Corridors (used for egress only) 4,000 GSF GSF GSF

Subtotal general support - 10,700 GSF 0 GSF 0 GSF

Ballroom / Meeting Support Areas:

Public Restrooms (ballroom level) 4,000 GSF GSF GSF

Coat Room (s) 350 GSF GSF GSF

Registration Area (s) Grand BR 250 GSF GSF GSF

Main BR 200 GSF GSF GSF

Recording Room 0 GSF GSF GSF

AV Control Room both BR 400 GSF GSF GSF 200 SF each BR

AV Equipment Storage 600 GSF GSF GSF 300 SF each BR

Table Storage 4,500 GSF GSF GSF

Chair Storage 3,300 GSF GSF GSF

Container Storage 500 GSF GSF GSF 200 SF MBR, 300 SF GBR

Linen Storage both BR 500 GSF GSF GSF 200 SF MBR, 300 SF GBR

Dry Storage both BR 600 GSF GSF GSF 300 SF each BR

Banquet Set up Storage (BSU) both BR 1,800 GSF GSF GSF 600SF MBR + 1200SF GBR

Beverage Room 550 GSF GSF GSF 250 SF MBR, 300 SF GBR

Silverware Dish Storage 550 GSF GSF GSF 250 SF MBR, 300 SF GBR

Patch Bay Storage 320 GSF GSF GSF 160SF each BR

IDF Rooms 400 GSF GSF GSF 200SF each BR

BOH Ballroom Service Corridor 6,300 GSF GSF GSF 2900 SF MBR, 3400 SF GBR

Other BOH Service Corridors 2,500 GSF GSF GSF

Subtotal ballroom support - 27,620 GSF 0 GSF 0 GSF

Ballroom Mechanical & Gallery Support Areas:

Ballroom Catwalk 600 GSF GSF GSF GBR

Vertical access to catwalk/mezzanine (elevator/stairs) 300 GSF GSF GSF GBR

Ballroom spot Lighting 300 GSF GSF GSF GBR

Ballroom dimmer room (s) 500 GSF GSF GSF 250 SF MBR, 300 SF GBR

Ballroom/Meeting Room Mechanical/Electrical 6,000 GSF GSF GSF

Subtotal ballroom mech & gallery support - 7,700 GSF 0 GSF 0 GSF

Boardroom Support:

Boardroom Restroom 350 GSF GSF GSF

Boardroom Pantry 275 GSF GSF GSF

Boardroom AV 120 GSF GSF GSF

Subtotal hotel meeting support - 745 GSF 0 GSF 0 GSF

Gross / Circulation Factor 15% 7,015 GSF 0 GSF 0 GSF

TOTAL FUNCTION SPACE SUPPORT AREAS 53,780 GSF 0 GSF 0 GSF

Remarks:

3,800 GSF GSF GSF

F&B Admin Offices 750 GSF GSF GSF

200 GSF GSF GSF

1,200 GSF GSF GSF

140 GSF GSF GSF

GSF GSF GSF included in exec office SF

GSF GSF GSF included in exec office SF

GSF GSF GSF included in F&B offices SF

250 GSF GSF GSF

1,300 GSF GSF GSF

400 GSF GSF GSF

10% 804 GSF included above included above


Remarks:

2,500 GSF GSF GSF

500 GSF GSF GSF

800 GSF GSF GSF

3,800 GSF GSF GSF



Remarks:

13,500 GSF GSF GSF

GSF GSF GSF included in main kitchen SF


1,400 GSF GSF GSF



1,200 GSF GSF GSF

1,188 GSF GSF GSF



TOTAL HEALTH SPA / FITNESS CENTER

Total Public Area



3 Meal Restaurant Kitchen

Room Service

Pool Equipment



HEALTH SPA / FITNESS CENTER (INDOOR RECREATION)

Proposed Program

TOTAL FOOD SERVICES / KITCHENS

Signature Restaurant Kitchen

Banquet Set UP (BSU)

Banquet Services

Employee Servery

TOTAL ADMIN. OFFICES

Sales


FUNCTION SPACE BOH SUPPORT AREAS

Conceptual Design Schematic Design

TOTAL EMPLOYEE AREAS

Employee Cafeteria

Uniform Issue

Proposed Program

Marketing

FOOD SERVICES / KITCHENS

Employee Locker Rooms & Restrooms

Main Kitchen

Health Spa

Executive Offices

Per Key

IT / Telecommunications

Proposed Program

Proposed Program

Catering

EMPLOYEE AREAS

Proposed Program

Main Kitchen Offices

Human Resources / Personnel

Conceptual Design

Conceptual Design

Conceptual Design

Training

Rooms Administration

Accounting

Reservations

Main Kitchen Refrigerated & Dry Storage

ADMINISTRATIVE OFFICES

Schematic Design

Conceptual Design

Schematic Design

Schematic Design

Schematic Design


10

3/27/18

GWCC CC Hotel - 1,000 Key / 100,000 NSF Ballroom/MeetingLOCATION: Atlanta, GA TYPE: Convention Hotel

Remarks:

5,600 GSF GSF GSF

320 GSF GSF GSF

700 GSF GSF GSF

240 GSF GSF GSF

400 GSF GSF GSF

250 GSF GSF GSF

120 GSF GSF GSF

15% 1,145 GSF included above included above


Current Scheme:

750 GSF GSF GSF

2,000 GSF GSF GSF

300 GSF GSF GSF

200 GSF GSF GSF new hotel equipment located in GWCC central plant

200 GSF GSF GSF new hotel equipment located in GWCC central plant

800 GSF GSF GSF

400 GSF GSF GSF

1,400 GSF GSF GSF

400 GSF GSF GSF

150 GSF GSF GSF

200 GSF GSF GSF

15% 1,020 GSF included above included above


Remarks:

800 GSF GSF GSF

160 GSF GSF GSF

400 GSF GSF GSF

240 GSF GSF GSF

0 GSF GSF GSF Using existing space in CC lower evels - 4 truck bays

1,960 GSF GSF GSF 2 trash compactors


4,094 GSF 0 0 GSF

Remarks:

4% 24,000 SF SF SF

SF SF SF

SF SF SF

Distributed electrical 4,000 SF SF SF

Utilities entrances 300 SF SF SF

SF SF SF

General Circulation SF SF SF

0% SF SF SF

New areas (see heading below)


137,260 GSF 0 0 GSF

137 GSF/k 0 0 GSF/k

889,529 GSF 0 GSF 0 GSF

890 GSF/k 0 GSF/k 0 GSF/k

OPEN COVERED AREAS

Remarks

SF SF SFSF SF SF 4 truck bays

SF SF SF

SF SF SF

SF SF SF

SF SF SF

SF SF SF

PARKING

Remarks

Cars

SF SF SF 350 sf/space (9 X 19 space + 9 X 12 driveway * 1.25)

SF SF SF

SF SF SF

SF SF SF

SF SF SF

SF SF SF on grade & off site

0 0 SF 0 SF 0 SF

DEVELOPED SITE

Remarks

SF SF SF

Building Coverage SF SF SF

0 SF SF SF

0 SF SF SF

0 SF SF SF

0 SF SF SF

SUBTOTAL 0 SF SF SF

0 SF SF SF

0 SF SF SF

Parking & Drives

TOTAL PARKING

Overall Site Area

Proposed Program

Outdoor Pool and Deck

Landscaped Area

Structured: Grade & Above

BOH circulation

Employee Parking

Note: provided to hotel by adjacent convention center

Proposed Program

HK - Lost & Found

Unassigned spaces

Hotel Loading Docks

Soiled Linen Sorting & Chute Room

Grade (Including Drives)

Proposed Program


Per Key

Mail Room

Hotel Porte Cochere

Proposed Program

TOTAL SITE

Covered Areas & Walks

Covered Areas & Walks

Undeveloped Site

Hotel Loading Dock

Spaces per Key

Guest Parking

Structured: Underground

Patios with Furniture

Ramps: Underground / Above

TOTAL OPEN COVERED AREAS

MISCELLANEOUS

GRAND TOTAL BUILDING AREA

Per Key

TOTAL MISCELLANEOUS

GRAND TOTAL SERVICE / BOH AREAS

Building envelope that appears in gross area calculations

Purchasing

HK - Cleaning Supplies Storage

General Storage

Distributed mechanical

Dock - Refrig. Trash/Recycle/Can Wash

Receiving / Security

Fire Pump Room

TOTAL LOADING DOCK / RECEIVING

Electrical Switchgear Room

Engineering Storage

Engineering Offices

HK - Supply & Chemical Issue

HK - Amenity & Supply Room

TOTAL LAUNDRY / HOUSEKEEPING

ENGINEERING / MAINTENANCE


Engineering Shop

Parcel Receipt

Fire Control Center

Proposed Program

TOTAL ENGINEERING / MAINTENANCE

LOADING DOCK / RECEIVING

Proposed Program

Plumbing Equipment Room

Main Telephone Equipment Room

Conceptual Design

Boiler Central Plant

Proposed Program

Laundry

Conceptual Design

LAUNDRY / HOUSEKEEPING


Chiller Central Plant

Emergency Generator

Housekeeping (HK)

Conceptual Design

Conceptual Design

Conceptual Design

Conceptual Design

Conceptual Design

Schematic Design

Schematic Design

Schematic Design

Schematic Design

Schematic Design

Schematic Design

Schematic Design


11

Exhibit C

Floor Plan Diagrams

See Attached.

12

R35'-0"

x;ENTRANCE

FD FD

FDFD

24105 SFMAIN BALLROOM

3 MEAL

RESTAURANT

FRONT OFFICE

PREFUNCTION

TABLE AND

CHAIR STORAGE

DELIRETAIL

RESTROOM

BEV.

VALET

BANQUET SET UP

CONTNRDRY STOR.

BAR

RESTROOM

LINENSILVER

PATCH BAYAV IDF

RESTROOM

MECH

EMPLOYEE

RESTROOMS

ELEC

KITCHEN

ADMIN

LOBBY

LIVING

LOBBY

PORCH

TERRACE

1600 PERSON194'

- 0"

38' -

10"

SIGNATURE

RESTAURANT

KITCHEN

POOL

BALLROOM

MOTOR

COURT

HOTEL

MOTOR

COURT

HOTEL DRIVE

ENTRANCE

TVS PROPOSED HOME

DEPOT FIELD ENTRANCE

OUTDOOR

TRELLIS

EL. 1004' - 0"

EL. 1002' - 6" EL. 988' - 6"

EL. 992' - 2"

EL. 1004' - 0"

RESTROOM

MEETING

1242 SFSTORAGE

ELEC

REG.

533 SFCOAT

ADMIN

158 SFSTORAGE

2331 SFSTORAGE

BUSINESS

CENTER

BOH

© GenslerGensler 2017

01/18/18GWCC HOTEL & 100,000 SF CONFERENCE CENTER

LEVEL 1 - 1004'

GWCCA / DREW *FOR INTERNAL REVIEW ONLY

DIAGRAMATIC - FOR PROGRAM INFORMATION ONLYMARCH 27, 2018

GWCC - HALL C

13

PREFUNCTION

RESTROOM

BOH

20621 SFMAIN KITCHEN

BD ROOMS

BD ROOMS

EXEC OFFICES

MEETING

MEETING MEETING

BA

LL

RO

OM

ME

CH

MEETING

F&B OFFICES

RESTROOM

MEETING

RESTROOM

ELEC

STORAGE

AV

BOH



LEVEL 2 - 1022'



GWCC - HALL C

14

SERVICE

6 LR PASS

6 HR PASS

FITNESS

FITNESS STUDIO

40800 SFMAIN BALLROOM

BOH

RESTROOM

RESTROOM

32' -

0"

PREFUNCTION

MEETING MEETING

MEETING

BD ROOMS

BOH

RESTROOM

ROOF

28' - 0"

22' - 0"

184'

- 0"

26' -

0"

25' - 0"

STORAGE REG. COAT

BOH

CIRCULATION

BANQUET SET UP

BEVERAGE

DRY STOR.LINEN

CONTAINER

SILVER

PATCH BAY

EMPLOYEE

RESTROOMS

AV EQUIP

AV CONTROL

TABLE AND

CHAIR STORAGE

IDF



LEVEL 3 - 1042'



GWCC - HALL C

15

SE

RV

ICE

6 L

R P

AS

S

6 H

R P

AS

S

Q Q Q Q Q Q Q Q

Q Q Q Q

KKKK

KKO/S K

K

K

K

K

CORNER KKK

KKKK

CORNER KCORNER K

CORNER K

SE

RV

ICE

6 H

R P

AS

S

2 BAY

2 BAY

2 BAY

2 BAY

Q Q Q Q Q Q Q Q

Q Q Q Q

KKKK

KKO/S K KK

KKKK

Q Q

Q QK K

Q Q Q QKKO/S K KKQ Q

SE

RV

ICE

6 H

R P

AS

S

3BAY 3BAY

3BAY3BAY ENTERTAINMENT

CORNER K CORNER K

Q Q

Q Q Q Q

K

KKO/S K KK

K

Q Q

SE

RV

ICE

6 H

R P

AS

S

3BAY 3BAY

3BAY3BAY

CORNER K CORNER K

3BAY 3BAY

SE

RV

ICE

6 H

R P

AS

S

3BAY

PRESIDENTIAL

SUITE

CORNER K

3BAY

CORNER KQ Q Q Q Q Q

K

KKO/S K KK

K

3BAY3BAY



TYP. GUESTROOM LEVELS

GWCCA / DREW

TYPICAL LOW RISE LEVEL - 1060'

FIRST FULL LEVEL @ LEVEL 4

TYPICAL HIGH RISE LEVEL

*FOR INTERNAL REVIEW ONLY

SUITE LEVEL

PRESIDENTIAL SUITE LEVEL

ENTERTAINMENT SUITE LEVEL

560,974.12 SFGUESTROOM TOWER TGSF:


977

978977978 979

979

RECEIVING

RECYLCLE / CAN

WASH / TRASH

NEW GOLD DECK

PARKING

HR

HOUSEKEEPING

EMPLOYEE

CAFETERIA

LAUNDRY

LINEN HOLDING

UNIFORM

ADMIN

HOTEL DOCK

TRASH

EMPLOYEE

SERVERY

EMPLOYEE

LOCKERS

EMPLOYEE

LOCKERS

AVAILABLE

ENGINEERING

OFFICES

PLUMBING

EQUIP.

CHILLER

BOILER

ENGINEERING

SHOP

SWITCHGEAR EMERGENCY

GENERATOR

ENGINEERING

STOR. FIRE PUMP FIRE CONTROL

TRAINING

AVAILABLE

GWCC DOCK



LOWER LEVEL - 980'



Exhibit D

Proposed Fees and Financial Incentives

Contract Clause Comments Proposal Base Management Fee Subject to review and approval

by GWCCA bond counsel and terms of Rev. Proc. 2017-13, provide proposed base management fee and the basis for computation. The base management fee may vary depending on the applicable year of the term. The GWCCA desires the base management fee prior to stabilization be minimized in order to maximize revenues available for debt service.

Subordinated Management Fee Subject to review and approval by GWCCA bond counsel and terms of Rev. Proc. 2017-13, Respondents are requested to offer a proposal for subordination/deferral of a portion of their management fee, including the amount of fixed management fee to be subordinated and the terms of the subordination/deferral.

Operator System-Reimbursable Expenses

Provide the proposed reimbursements for the cost of all centralized chain services, including, but not limited to, national advertising, national sales, central reservations, technology, payroll, accounting, training and loyalty rewards programs.

Technical Services Fee Provide the proposed fee, reimbursements and duration for Technical Services related to the Hotel’s development (including all costs associated with personnel, administrative and travel).

Purchasing and Installation of OS&E Services Fees

Provide the proposed fees and duration for purchasing and

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installation of OS&E required to fully furnish/equip the Hotel.

Pre-Opening Services Fee Provide the Pre-Opening Services fee, reimbursements and duration (including all costs associated with personnel, administrative and travel).

Other Fees Provide all other fees and reimbursable expenses payable by GWCCA not otherwise addressed above.

Key Money Contribution Subject to review and approval of GWCCA’s bond counsel, indicate amount and term of the financial contribution the Respondent is willing to make.

Revenue Shortfall Guarantee Subject to review and approval of GWCCA’s bond counsel, indicate the terms of a revenue shortfall guarantee the Respondent is willing to make.

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Exhibit E

Proposed Key Business Terms

Contract Clause Business Term Offered by Respondent Qualified Management Agreement (“QMA”)

Confirm that the Hotel will be managed by Operator under a QMA with the GWCCA that complies with Operating Guidelines for Management Contracts as set forth in the IRS Rev. Proc. 2017-13 and the Internal Revenue Code of 1986, as amended, and as interpreted by Drew and GWCCA counsel.

Term of QMA Proposed term shall be no longer than 30 years.

FF&E Replacement Reserves FF&E reserves up to 5% of gross revenues will be included as an expense of the Hotel after payment of base management fees and before the payment of debt service. The GWCCA desires the FF&E reserves to ramp-up in the startup years in order to maximize revenues available for debt service.

Capital Replacement Reserves Capital replacement reserves (subject to GWCCA’s sole discretion) up to 2% of gross revenues will be included as an expense of the Hotel after the payment of debt service.

Working Capital Requirement Indicate amount of working capital reserves that should be retained for operations.

Termination - Owners Right of Termination Prior to Hotel Opening:

Confirm and describe GWCCA’s rights to terminate the QMA without penalty prior to Hotel Opening if (a) GWCCA is unable to complete bond financing by a specified deadline; or (b) Bond Holders do not agree to the terms of the QMA; or (c) prior to commencement of construction, GWCCA determines Hotel is no

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longer economically viable based on changes in the market or changes in financing, construction or operating cost of Hotel. GWCCA requests free termination for the specified events.

Termination for Performance Respondent agrees that beginning at the start of the fourth operating year, the GWCCA can terminate QMA if: (a) Net Cash Flow in any givenyear does not exceed DebtService; or (b) RevPARpenetration level compared tocompetitive set is not achieved,provided such event is notcaused by an extraordinaryevent, major renovation (ineither such case, equitableadjustments shall be made tothe relevant performancemetrics) or default by theGWCCA.

Termination for Other Causes Confirm GWCCA’s right to terminate QMA upon any of the following events: (a) sale or change of control of the Operator; (b) material adverse change in Operator’s financial condition; and (c) any other event provided for in the bond documents.

Area of Protection Describe any proposed non-competition protection for the Hotel including geographic area(s), brands covered and length of the term(s).

No violation of geographic restriction

Confirm that the Respondent is not subject to any noncompetition restriction with another hotel from locating the proposed brand on the Site.

Approval of Operating and Capital Budgets

Confirm that GWCCA shall have approval rights over each annual

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marketing plan, operating budget (including rates charged) and capital expenditure budget prepared by Respondent.

Employer of Hotel Employees Confirm that Respondent or Respondent’s Affiliate will be the legal employer of all Hotel employees.

Approval over Department Leaders

Confirm that GWCCA shall have right to approve the General Manager of the Hotel, the Director of Finance, Director of Food & Beverage, Director of Sales and Director of Engineering.

No Inconsistent Tax Position Confirm that the QMA will not entitle the Operator to, and the Operator does not intend to, take any tax position inconsistent with its role as a service provider with respect to the Hotel.

Room Block Agreement Confirm that Respondent agrees to enter into a Room Block Agreement on terms to be negotiated between the Respondent and GWCCA.

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Documents

Request for Proposals For Branded Hotel Operator Georgia ... · F. Financial Proposal Please address all proposed fees and reimbursements, including, without limitation, with respect