Request for Qualifications

Downtown Hotel & Conference Center

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REQUEST FOR QUALIFICATIONS

Design, Construction, and Operation of a Downtown Hotel

and Conference Center

A City of Great Opportunities I toda ’s e o o , e o o i oppo tu it , ultu al a d e -eaio al a e iies, s hools, a d ost of li i g te d to e a

p i a o side aio fo he e to li e a d do usi ess. Ma-so Cit , Io a, p o ides oppo tu iies a el fou d i a s all it lo ated i the hea tla d. Ou he itage, ultu e, ualit of

life, ost of li i g, lo i e, a d f ie dl people ake Maso Cit a p e ie desi aio fo tou is , i dust , e t ep e-

eu ship, a d fa il li i g. Do to Maso Cit p o ides these ele e ts, a d o e.

I agi e isii g a i ed-use, alka le dist i t i the hea t of o e of ost histo i iies i Io a, he e ge ui e hospitalit is ele ated e e da . Do to Maso Cit p o ides a u i ue isito e pe ie e: a e ii g sei g fo hotel guests, o e io ate dees, tou ists, a d lo als to e jo the sights

& sou ds of a i a t a d histo i u a dist i t. Whethe it’s shoppi g at “outh idge Mall o o e of the othe u i ue shops, a o e t o the Plaza, ate di g a o fe e e, e jo -i g Fa to Ta le food a d lo all e ed ee s, o e plo -i g Do to ’s useu s a d histo i uildi gs, isito s a d lo als alike a e su e to e pleased.

Re og ized i the A e i a Pla i g Asso iaio as o e of the G eat Pla es i A e i a, Do to Maso Cit is e ol i g i to a d a i e te he e go e e t, usi-

ess, ode li i g, ultu e a d e te tai e t all o e to-gethe . The Maso Cit o u it e jo s a o fo ta le a d safe lifest le ith o de ful eigh o hoods, a i h he itage,

ualit edu aio , a d ultu al desi aio s.

Lo al leade ship is o ited to posiio Do to as a li e, o k, pla a d sta e i o e t he e e plo ees, eside ts a d guests a all e jo the e eits of a alka le do to .

You g p ofessio als a d othe s seeki g a u a lifest le ill i d housi g, food a d e e age ofe i gs, a d ultu al desi aio s ithi i utes of thei ho e o o kpla e. Do to has eas a ess to the g eate Maso Cit a d No th Io a a ea, just i utes f o thei u a

eigh o hood, he e oai g, iki g, hiki g, ishi g, a d hu i g a ou ds.

Do to ’s esu ge e o es u h to the e e t esto aio of the o l e ai i g hotel desig ed

F a k Llo d W ight, the Histo i Pa k I . Ho e e , the Pa k I p o ides o l oui ue oo s a d has li ited spa e fo eei gs a d o fe e es. Due to its e t al lo ale, Maso Cit is a sought-ate lo a-io fo s all- a d ediu -sized o fe e es a d sho s; ho e e , the it u e tl la ks a e ue that a a o odate su h e e ts.

A site fo the e Do to Hotel a d Co fe e e Ce te is lo ated i the hea t of the it , o e looki g histo i Ce t al Pa k a d lo ated o U“ High a . This is a p i e oppo tu it fo a hotel de elope to

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p o ide a u h- eeded e ue fo usi-ess a d pleasu e t a ele s as ell as

fo o fe e es a d eei gs.

The Hotel a d Co fe e e Ce te is a pu li /p i ate pa t e ship de elop e t oppo tu it fo hotel de elope s i te -ested i eai g a disi i e u a des-i aio i No th Io a. The Cit o s the site des i ed a o e, allo i g fo i ediate i ple e taio of the de el-op e t isio .

A p eli i a de elop e t p og a is p ese ted i this pa kage to allo p o-spe i e de elope s a d i te ested pa -ies to gai a app e iaio of the po-te ial u a a d a hite tu al desig oppo tu iies. We a e e tai ou ill se se the e ite e t of the esu ge e al ead o u i g i Maso Cit , a d ill see ho ou de elop e t e pe ise a help us ite the e t hapte fo the Capital of No th Io a.

A City with a Great Heritage

The Original “River City”

Ya gota k o the te ito ! Ha old Hill, The Musi Ma

As the odel fo ai e so Me edith Willso ’s Ri e Cit , Maso Cit e -

a es its past a d looks to a e ii g futu e.

The No th Io a egio ’s la gest it a d its etail, fi a ial, ultu al, a d go e -

e tal e te , Maso Cit a ightl e o side ed the Capital of No th

Io a. Al ost e uidista t et ee the et opolita e te s of Des Moi es

a d Mi eapolis/“t. Paul, Maso Cit is k o o ld ide as a a hite tu al

e a a d ho e to a usi al t aditio goi g a k se e al ge e atio s. With a

populatio of , , Maso Cit is the th la gest it i Io a, ut se es as the state’s th la gest etail

a ket. Maso Cit d a s shoppe s, e plo ees, a d tou ists f o a la ge geog aphi a ea that i ludes ea pa ts of “outhe Mi esota.

Like a s all Mid este ities, Maso Cit as fou ded o t a spo tatio a d i dust , a d has si e t a sitio ed i to a e o o do i ated the se i e se to . Me Medi al Ce te - No th Io a is the egio ’s la gest e plo e . Nu e ous othe i dust ies doo p odu -tio , food p o essi g, a d t a spo t/logisti s, to a e a fe p o ide fo a st o g a d i a t lo al e o o .

Co u it ide, Maso Cit has e a ed a fo a d-thi ki g attitude leadi g to e de el-op e t a d i itiati es. I deed, Maso Cit is toda poised fo its g eatest g o th, a d o u-

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it opti is is high. The Cit Cou il a d i i o ga izatio s a e o ti uall looki g fo oppo -tu ities to apitalize o this opti is a d o ti ue the o u it ’s fo a d t aje to .

Famous for Architecture

Maso Cit as ta ed Co dé Nast T a ele as o e of the Wo ld’s Best Cities fo A hite -tu e Lo e s, alo g ith su h ell-k o pla es as Ba elo a, Du ai a d Flo e e. Withi the it a e th ee uildi gs desig ed A e i a's ost fa ous a hite t, F a k Llo d W ight: the

Cit Natio al Ba k, the adjoi i g Pa k I Hotel, a d the D . Geo ge “to k a House. All of the uildi gs date p io to a d efle t the P ai ie “ hool st le pio ee ed W ight a d his o te po a ies. The Histo i Pa k I as esto ed i as a outi ue hotel a d is the o l e ai i g of the si hotels that W ight desig ed.

Maso Cit also has a u i ue P ai ie “ hool eside tial de elop e t alled Ro k C est/Ro k Gle . Walte Bu le G iffi a d his ife Ma io Maho e G iffi , fo e e plo ees of W ight,

eated the pla a d desig ed se e al houses i the de elop e t. A hite tu e lo e s f o a ou d the o ld o e to Maso Cit to e pe ie e the est olle tio of P ai ie “ hool uild-i gs a he e.

Musical Heritage

Maso Cit is justl p oud of its usi al he itage. Me edith Willso as o he e i . A a o plished flute a d pi olo pla e , Willso joi ed the Joh Phillips “ouza Ba d i a d soo fou d hi self iti g fil s o es i Holl -

ood. His ost ell-k o o k is The Musi Ma , hi h de uted o B oad a i a d as eleased o the s ee i . Willso ’s lega li es o th ough B oad a a d tele isio e i als a d the ou tless high s hool a d o u it theate p odu tio s of The Musi Ma . The Musi Ma “ ua e i Do to Maso Cit p ese es Willso ’s o k a d highlights ou

ell-dese ed eputatio as a usi al o u it .

The o al usi p og a at Maso Cit High “ hool has ee e og ized fo e elle e the G a Fou datio , a d its hoi s ha e pe fo ed at a-tio al o petitio s a d o ld lass e ues su h as the Li ol Ce te , Ca egie Hall, a d the Ke ed Ce te . Lo al hoi s, ho ales, a ds, a d o hest as p o ide oppo tu ities to sho ase the di e se usi al tale ts of people i No th Io a.

Easy Access: Located only 7

miles from Interstate 35, which stretches from Canada to Mexi-co, along with access to the “Avenue of the Saints” con-necting St. Paul to St. Louis. Mason City is served by daily flights to Chicago, Minneapolis and St. Louis from the Mason City Municipal Airport.

Vibrant Downtown: Home to

Frank Lloyd Wright’s City Histor-ic Park Inn, Downtown Mason City has seen a resurgence since the hotel’s renovation in 2011. An exciting streetscape, reflecting Wright’s Prairie School style, provides the back-drop to high-quality shops, res-taurants, brewpubs and other downtown amenities.

Mason City—The Original “River City” For a small Midwestern city, Mason City provides an unparalleled quality of life. Excellent schools, great rec-reation, local culture, and strong economic opportunities make Mason City North Iowa’s base of opportunity.

Education: An excellent public school system, along with two parochial K-12 schools, offer an outstanding education. North Iowa Area Community College (NIACC) grants two-year college degrees and as-sists the local economy with dozens of trade and mechani-cal certificates, degrees and training programs.

The Arts: Mason City boasts a

thriving arts scene. The annual River City Sculptures on Parade and the MacNider Museum provide opportunities to view and participate in creating great works of art. Opportuni-ties abound for theater and concerts, including national acts at NIACC’s Performing Arts Center.

Superior Health Care: The

Mercy Medical Center-North Iowa serves a large region and is the city’s largest employer. The hospital draws medical tal-ent from around the world and has been named a Top 100 Hospital by Thomsen-Reuters. Affiliated clinics and a Surgery Center provide services not of-ten found in a small city.

Greatness All Around: Rec-

reation and culture are all around: Clear Lake bears the name of the adjacent natural lake and is a historic and cul-tural destination as well. Area towns exude Midwestern charm, and hunting, fishing, biking and camping can be found within an easy drive of Downtown Mason City.

www.northiowacorridor.com

www.masoncityia.com

www.mainstreetmasoncity.com www.masoncity.net

www.visitmasoncity.com

Partner With Us!

Learn more about Mason City—our superior quality of life, vibrant downtown,

a strong economy, and wonderful people—by visiting the following websites:

explore.bluezonesproject.com/mason-city/

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THE OPPORTUNITY The Cit of Maso Cit seeks the ualii aio s of de elope s ith the desi e a d a ilit to de elop a high-e d sele t se i e o full se -i e Hotel a d Co fe e e Ce te i ou i-a t do to . Qualii aio s should sho

that the de elope has the e pe ie e a d i a ial ea s to o , uild a d ope ate a full-se i e hotel a d o fe e e fa ilit .

The Cit o s a p ope t adja e t to Cit Hall a d o e looki g histo i Ce t al Pa k. Fo

ost of the past ea s, this site has ee a pu li pa ki g lot. De elop e t of a Hotel a d Co fe e e Ce te at this lo aio ill o plete the e losu e of Ce t al Pa k,

e ou agi g a i i ate a d alka le u a e pe ie e fo do to isito s.

Adja e t to the hotel site is app o i atel . a es, he e a pa ki g st u tu e ould e

uilt. The Cit is ope to egoiai g the o -st u io , o e ship a d ope aio of a pa k-i g st u tu e adja e t to the hotel. This fa ili-t ould a o odate to ehi les. Depe di g o the u e of hotel oo s, a spe iied u e of spa es ithi the st u -tu e ould e dedi ated to use hotel guests a d e plo ees.

A e e t de elop e t p oposal as o sid-e ed a d app o ed the Cit fo the o -st u io of a - oo Cou t a d Ma iot Hotel, ith a full-se i e estau a t, , s ua e feet of o fe e e spa e, a d , s ua e feet of etail spa e. While p eli i a site o k a d desig se i es e e o plet-ed, the de elope failed to fulill all o liga-io s of the egoiated de elop e t ag ee-

e t ithi the ag eed-upo i e pe iod. While this p oje t did ot ad a e, it does sho that a ajo hotel a d elie es that the site a d a ket a e ia le fo this t pe of fa ilit .

Downtown Reinvestment District

I , the Io a E o o i De elop e t Au-tho it ga e p o isio al app o al to a appli-aio the Cit of Maso Cit to eate a

Do to Rei est e t Dist i t, alled Ou Ri e Cit Re aissa e. The Rei est e t Dist i t p og a p o ides “tate fu di g to suppo t ei est e t i do to a eas. P oje ts ithi a Rei est e t Dist i t a e fu ded th ough the “tate of Io a hotel/ otel ta a d sales ta ge e ated the p oje ts. The “tate olle ts % o e tal of oo s a d % o the sale of goods a d se i es. I a Rei est-

P oposed I doo -Outdoo Pe fo i g A ts Pa ilio o the Fede al Plaza, at the o th e t a e to “outh idge Mall

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e t Dist i t, the % oo ta a d % of the sales of goods a d se i es a e e-tu ed to the Cit o e a - ea pe iod,

hi h a the e used to ofset o -st u io osts o ei e o ds. The Cit

ill also pa i ipate th ough the use of its o % hotel/ otel ta , % lo al opio sales ta , a d ta i e e t i a i g e e ues.

The Cit ’s Do to Rei est e t Dis-t i t p oposal i ludes i e p oje ts: the Hotel a d Co fe e e Ce te , hi h ill ge e ate the e essa hotel/ otel ta e e ue a d so e sales ta e e ue; a

adja e t Pa ki g Fa ilit ; a Mi ed-Use o e ial a d eside ial de elop e t

o No th Fede al A e ue hi h ill e the su je t of a sepa ate RFQ ; a i -doo /outdoo Pe fo i g A ts Pa ilio , lo ated at the o th e t a e of “outh-

idge Mall; a d a Muli-Use A e a seai g at least , , fo i e ho ke , oth-e spo i g e e ts, o e ts a d t adesho s.

With the addiio of these p oje ts, Do to Maso Cit ill e posiio ed fo e plosi e g o th. The pe fo a e e ues ill d a a egio al isito ase fo spo ts i e ho ke , asket-

all, estli g , o e ts, a d othe e e ts. A e Hotel a d Co fe e e Ce te ill g eatl e eit ei g o l a lo k a a f o these e ues.

An Available Site

Du i g the ualii aio s p o ess, the Cit is illi g to o side a do to site ithi o o iguous to the -a e Rei est e t Dist i t fo the Hotel a d Co fe e e Ce te de elop-e t. Ho e e , the a aila le site p o ides disi t ad a tages, due to its lo aio o U“ High-a a d the fa t that the Cit al ead o t ols the p ope t . All st eets a d uiliies a e a ail-

a le to se e the a aila le site.

Vie f o the Clu oo “uite of the p oposed Muli-Use A e a

Bi d’s e e ie of the p opose Muli-Use A e a, to e o st u ted i the fo e J.C. Pe spa e i “outh idge Mall

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The Cit -o ed p ope t i ludes app o i atel , s ua e feet, hi h easil allo s fo a uli-sto hotel uildi g. The site is ideall lo ated just a oss Ce t al Pa k f o the His-to i Pa k I a d the Fede al Plaza. “outh idge Mall, ith its You ke s a ho sto e, estau a ts a d spe ialt shops, is just a sho t alk a a . Guests ill ha e eas a ess to the e Pe fo i g A ts Pa ilio , the Muli-Use A e a, a d u e ous shoppi g, eai g a d d i ki g oppo tu iies.

A pa ki g st u tu e a e lo ated just o th of the hotel site. A ae ial ap of the Cit - o t olled site is o Page .

The Hotel and Conference Center

While the Cit i te ds to el o the usi ess e pe ise of the hose de elope , i ge e al the Cit e isio s a high-e d se-

le t se i e o full se i e hotel, ith – oo s i a - to -sto uildi g. The hotel a d should e a e og iza le lag, ith ope aio al a d a kei g e pe ie e. Ho e e ,

the Cit is ope to a i depe de t ope aio , p o ided that the p opose a sho the a ilit to o plete a d ope ate it, de elop e t goals a e et a d the a e iies of a sele t se -i e o full se i e hotel a e p o ided.

A e iies ould t pi all i lude

At i i u , a o ti e tal eakfast st le uffet; ut a full se i e, estau a t ith oo se i e f o a o -site es-tau a t ope ato o f a hisee is p efe ed. Outdoo di -i g is allo ed a d e ou aged.

Ba /Lou ge a ea, eithe o the st eet le el o o the oof-top.

Guest se i es su h as a o k-out oo a d usi ess e -te .

A pool o hi lpool is p efe ed, ut ot e ui ed. Roo a e iies tailo ed to a ds usi ess t a ele s a d

tou ists, i ludi g f ee Wi-Fi.

The fa ilit ust also i lude o fe e e a d e hi it spa e, desig ed to a o odate la ge g oups fo o fe e es. The apa it of o fe e e spa e is egoia le, ut is a i ipated to

a o odate to pa i ipa ts. Co fe e e oo s shall e e uipped ith sou d a d ideo e uip e t fo all a e of

p ese taio s a d e e ts. P e-fu io a eas a d eakout oo s a e also eeded.

The desig of the uildi g should e ele i e of Do to Maso Cit a d espe t its histo a d ha a te . The )o i g O di a e e ui es that do to uildi gs use atu al ate-ials su h as i k, ood a d sto e p edo i a tl o façades, ut etal, EIF“ a d othe ate ials a e a o odated to eate a u i ue desig .

The Hotel a d Co fe e e Ce te is a ajo ele e t of the Do to Rei est e t Dist i t. The Cit e pe ts that the Hotel a d Co fe e e Ce te ould ha e a i i u o st u tio alue of $ , , a d e o st u ted a d ope atio al Ja -ua , . Ho e e , the Cit ill o k ith the de elope o a s hedule. I a effo t to e -ou age usi g sustai a le easu es to help the e i o e t, the Cit is i te ested i e plo i g

oppo tu ities to sa e ate a d to i ple e t alte ati e e e g a d ethods of o se i g e e g . P oposals that utilize sola e e g o othe e o- f ie dl o po e ts ill e gi e spe-ial o side atio .

E a ples of o fe e e e te a d guest oo ha a te

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Architectural

Character

Examples

Note: the photos o these pages a e ep ese tai e o l . The Cit looks fo a d to o ki g ith a de el-ope o a u i ue a d e ii g desig a d the e.

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INCENTIVES

As pa t of egoiaio s ith the sele ted de elope , the follo i g a e ofe ed as pote ial i -e i es:

La d. The . -a e hotel site as app aised i fo $ , . The Cit a e a le to deed the la d to the de elope , su je t to a egoiated de elop e t ag ee e t that p o ides fo e e sio a k to the Cit i the e e t that the de elope is u a le to o st u t the fa ilit .

Pa ki g “t u tu e. The Cit a use its esou es to o , o st u t a d ope ate a adja e t pa ki g st u tu e ith ade uate apa it to se e the Hotel a d Co fe e e Ce te ’s guests a d e plo ees, as ell as pa ki g fo do to eside ts, shoppe s, a d e plo -ees.

F ee Pa ki g. I o ju io ith de elop e t of a pa ki g st u tu e, the Cit a p o ide f ee pa ki g spa es i the pa ki g st u tu e fo use the hotel’s guests a d e plo ees. The

u e of spa es p o ided ould e egoia le, ut it is a i ipated that a – oo hotel ould eed spa es.

Ta I e e t Fi a i g. The Cit - o t olled site a d all of the Do to dist i t a e ithi a U a Re e al A ea. I e i es su h as lo -i te est loa s, p ope t ta e ates a d si ila i a ial assista e a e a aila le.

I addiio to the a o e, the Hotel a d Co fe e e Ce te ill e eit f o its i lusio i Ma-so Cit ’s Do to Rei est e t Dist i t. A ia le hotel p oposal is e pe ted to allo the Io a E o o i De elop e t Autho it Boa d to g a t i al app o al of Maso Cit ’s Rei est-

e t Dist i t. This ill i lude p i ate a d Cit i a i g of the p oposed I doo /Outdoo Pe -fo i g A ts Pa ilio a d the , -seat Muli-Use A e a. These e ues ill i g a uilt-i

a ket fo guests at the hotel as ell as pat o s to a othe usi ess e ues ithi the fa ilit su h as a lou ge a d estau a t .

A a di g this p oje t to a ualiied de elope ill i ol e egoiaio of a de elop e t ag ee e t. A a di g of i e i es ill e pa t of the egoiaio p o ess. The Cit is ope to egoiai g othe i e -i es that ill i a i g gaps a d p o ide pu li a e iies, so lo g as pu li o e is used isel a d app o ed the Cit Cou il.

A a d- i i g Fede al Plaza “t eets ape, leadi g to the o th e t a e of “outh idge

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THE MARKET

An Economically Strong City

This se io highlights the Cit ’s st o g e o o a d lodg-i g a ket. “ou e ate ials a e p o ided upo e uest.

Maso Cit is the t ade e te fo No th Io a a d pa ts of “outhe Mi esota. As sho i a o e Ta le, the it ’s t ade a ea aptu e g eatl e eeds the eside t populatio . I fis al ea , a tual sales i Maso Cit e eeded e -pe tatio s ased o spe di g ta gets the lo al popula-tio o e tha %.

Sales Surplus and Leakage Estimates

A a ket stud o du ted i a al zed the lo al a ket i te s of populaio a d households ithi i utes, i utes, a d i utes f o the it e te see ap . The e is e pe ted . % i ease i the edia household i o e of the populaio li i g

ithi i utes of do to . Those households ithi i utes a e e pe ted to see a % ise i edia household i o e.

Total Retail T ade a d Food & D i k de a d e sus sales esi ates fo the d i e i es sho sales su pluses at all d i e i e geog aph le els, a gi g f o a out $ . illio fo the i e-

i ute d i e i e to o e tha $ illio fo the t e t - i ute d i e i e a ea.

D i e i e esi ates a d pate s fo Total Retail T ade a e o siste t ith o e all igu es, ith sales su pluses a gi g f o a out $ . illio i the i e- i ute d i e i e to $ . illio i the t e t i ute d i e i e a ea. The igu es de o st ate the appeal a d pull of Maso Cit as a egio al desi aio a d etail hu .

Esi ates fo sales i the Food & D i k se to o pa ed to p oje ted de a d follo the sa e t e d, ith sales su pluses epo ted a oss the th ee d i e i e geog aphies: f o a out $ .

illio i the i e- i ute d i e i e to ea l $ illio i the t e t - i ute d i e i e.

Mason City Breakeven Analysis FY06 FY07 FY08 FY09 FY10 FY11 FY12 FY13 FY14 FY15

Statewide average per capita spending ($) 12,200 12,065 12,170 12,127 11,362 11,440 11,672 11,532 11,653 12,040

x Local income adjustment 0.98 0.98 0.98 0.98 0.98 0.97 0.97 0.97 0.97 0.97

= Average spending (anywhere) by residents ($) 11,931 11,791 11,886 11,836 11,082 11,152 11,371 11,227 11,337 11,711

x City population estimate 28,251 28,192 28,150 28,114 28,080 28,001 27,860 27,716 27,561 27,449

= Breakeven sales target ($000s) 337,056 332,403 334,605 332,771 311,196 312,255 316,798 311,178 312,470 321,454

Actual sales ($000s) 589,269 604,041 607,553 605,532 573,324 575,240 578,883 567,909 563,532 580,738

Surplus estimate ($000s) 252,213 271,638 272,948 272,761 262,128 262,984 262,086 256,731 251,063 259,284

Leakage estimate ($000s) - - - - - - - - - -

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Populaio Mi Mi Mi

Ce sus , , ,

Ce sus , , ,

Esi ate , , ,

P oje io , , ,

Cha ge: - - . % - . % - . %

Households Mi Mi Mi

Ce sus , , ,

Ce sus , , ,

Esi ate , , ,

P oje io , , ,

Cha ge: - - . % - . % - . %

Media Household I o e Mi Mi Mi

Esi ate $ , $ , $ ,

P oje io $ , $ , $ ,

Cha ge: - + . % + . % + . %

“ou e: Es i Ma ket P oile

Drive-Time Statistics

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Employment

The it has a st o g e plo e t ase, ith a o pa ies that ha e ee i the a ea fo ea s o o e. Majo e plo e s i lude:

E plo er # E plo ees

Me Medi al Ce te – No th Io a ,

Maso Cit Co u it “ hool Dist i t

Cu ies Co.

G aha Ma ufa tu i g Co p.

The P i ipal Fi a ial

“ ithfield Foods

K aft Hei z Food Co pa

Woodha o Custo Ca i et

Ca gill Kit he “olutio s, I .

Lehigh Ce e t Co.

No th Io a A ea Co u it College

Lodging Market

The e a e u e tl i e hotels ith a esti at-ed oo s i Maso Cit . O l the - oo Histo i Pa k I is lo ated i Do to . All othe s a e lo ated o the outski ts, ith ost alo g IA – th “t eet “W. The e is o e -

oo Bed a d B eakfast ea Do to The De ke House I .

The o e s a d the ope ato of the Histo i Pa k I ha e stated thei suppo t fo a addiio al hotel do to . The Pa k I has se e al s all o fe e e oo s a d o e all oo that a

a o odate pa ies up to , ut ote a -ot a o odate guests of these e e ts i the

- oo oui ue hotel.

A Hotel a d Co fe e e Ce te has ee sho to e feasi le; as oted a o e, the Ma iot Co po aio ag eed to ofe a f a hise fo a e e t de elop e t p oposal. A o di g to E si E o o i Modeli g “pe ialists, I . , the e a e hotels a d otels i Ce o Go do Cou t

p o idi g a total of jo s. The e a e hotel oo s i Maso Cit . Most of the lodgi g is lo ated o High a a d ot ea do to . The a e age o upa is %.

Ma of the e isi g hotels i the Maso Cit a ea a e olde sto k that ha e ot ee updated. T pi all , a e hotel fo es othe lodgi g ope aio s to upg ade thei fa iliies. The p efe ed hotel ill e sele t se i e o full se i e: a ups ale usi ess- lass hotel. The e a e u e tl

o othe hotels i the a ea i this lassii aio .

Hotel Roo s

Ashle I

Cou t I a d “uites

Da s I

Ha pto I a d “uites

Histo i Pa k I

Holida I a d “uites

Qualit I a d “uites

“upe Motel

Willo I

Hotel Roo Total

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Estimated Number of Visitors and Customers

The p oposed Do to Rei est e t Dist i t, i ludi g the p oposed hotel a d o fe e e e te , is e pe ted to at a t a ide a iet of people: lo al shoppe s a d di e s; tou ists; usi-ess t a ele s; o e io , eei g a d o kshop ate dees; o ke s a d stude ts e ei i g

edu aio a d t ai i g; a d othe s.

To dete i e the u e of isito s a d usto e s to all the Rei est e t Dist i t p oje t a e-as, a esi ate as ade ased o a pe e tage of the isito s a d usto e s fo ea h of the ta get geog aphi al a ket seg e ts that a e e pe ted to isit a d use the o e all Maso Cit Rei est e t Dist i t. It is esi ated that o e , people ill e pe ie e the Rei est e t Dist i t fa iliies ea h ea a d just o e % of the isito s ill e Io a eside ts.

Maso Cit has lo g ee a le to d a tou is isito s ith its F a k Llo d W ight P ai ie “ hool A hite tu e, Ma Nide A t Museu , Musi Ma “ ua e, a d othe . The issi g pie e, ho e e , has ee ade uate o fe e e fa iliies. Be ause of these u i ue tou is d a s, Visit Maso Cit the lo al o e io a d isito ’s u eau has had a state ide a d egio al g oups looki g at holdi g e e ts i the a ea, ut the e ha e ot ee e ough hotel oo s a d

eei g spa es to eet the eeds of the eei g pla e s. Visit Maso Cit has e o ded the loss of o e io s o e the last i e ea s. With a e hotel a d o fe e e fa ilit , a

o e e e ts ill o u i Maso Cit , p o idi g lo al e e ue fo oth the Cit a d fo lo al usi esses.

Market Seg e t Populatio % E perie i g Rei vest e t

Distri t Fa ilities

Total No. of People E perie i g Rei vest e t Distri t Fa ilities

Maso Cit /Clea Lake A ea , . % ,

“tate of Io a , , . % ,

Mid est Regio , , . % ,

TOTAL , , . % ,

Ce o Go do Cou t Cou thouse. Maso Cit is the ou t seat.

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Estimated Lodging Sales

Based o a - oo hotel, it is esi ated that a ual oo sales ould e o e $ . illio . The assu pio s used to esi ate ta a le lodgi g sales a e sho i the follo i g ta le.:

Based o esi ates used the Cit , the p oposed hotel’s oo e e ues a e e pe ted to i -ease at a ate of % pe ea o e i e, as sho i the follo i g ta le:

Ta a le Roo Sales – Assu ptio s

Roo s

A e age “ales Pe Roo pe Night . %

A e age Dail Roo Rate $

P oposed Do to Hotel - Esti ated A ual Lodgi g “ales $ , ,

Year Total Roo Sales

$ , ,

$ , ,

$ , ,

$ , ,

$ , ,

$ , ,

$ , ,

$ , ,

$ , ,

$ , ,

$ , ,

$ , ,

$ , ,

$ , ,

$ , ,

$ , ,

$ , ,

$ , ,

$ , ,

$ , ,

Total $ , ,

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GENERAL INFORMATION FOR ALL PROPOSERS The Cit of Maso Cit has set the follo i g goals fo the Hotel a d Co fe e e Ce te p oje t:

To eate a hotel that ill o ple e t the othe p oje ts that a e pa t of the Ou Ri e Cit Re aissa e Do to Rei est e t Dist i t, p o isio all app o ed the Io a E o o i De elop e t Autho it .

To e ha e the usto e e pe ie e i ou o u it p o idi g isto o e ie es, ualit se i es a d a e ities.

P opose s a e ad ised that the Cit ill o te plate de elop e t of the Hotel a d Co fe e e Ce te o a site othe tha the Cit - o t olled site. I su h a ase, the p opose ill eed to sho ho o t ol of the p ope t ill e o tai ed the de elope .

Local Jurisdiction Hotel/Motel Tax

All hotel ope ato s i the Cit of Maso Cit a e e ui ed to olle t a Hotel/Motel Ta fo ea h guest oo e tal t a sa tio , i the u e t a ou t of % of the total g oss e eipt ha ged the Hotel Ope ato . This ta is i additio to the % Hotel/Motel ta olle ted the “tate of Io a.

The ta o stitutes a de t o ed the t a sie t to the Cit , hi h is e ti guished o l pa -e t to the Hotel Ope ato o the Cit . The t a sie t shall pa the ta to the Hotel Ope ato at

the ti e the e t is paid.

Development Agreement

The sele ted de elope ill e e ui ed to pa t e ith the Cit i the fo of a De elop e t Ag ee e t. The Cit ’s ato e s, o ki g ith the de elope , ill d at the Ag ee e t fo de-elope e ie a d o e t. O e all pa ies a e saisied, the Cit Cou il ust app o e the

Ag ee e t i a pu li hea i g. All p o eedi gs shall e i a o d ith appli a le “tate la .

The De elop e t Ag ee e t ill set fo th the o ligaio s of oth the Cit a d the de elope . The Ag ee e t shall des i e i detail a a ts of default, a d shall o tai a e e sio lause to etu p e iousl Cit -o ed la d a k to the Cit i the ase of default the de elope .

P i ipal Fi a ial G oup, o e of se e al ajo do to e plo e s, e e t-l i ested o e $ . illio i uildi g upg ades

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SUBMITTAL REQUIREMENTS The Cit i te ds to el o the e pe ie e a d a ket k o ledge of the sele ted de elope , a d all p opose s a e e ou aged to su it a a d all ate ials that suppo t thei ualii aio s. At i i u , ho e e , all

ualii aio pa kages should o tai the follo i g:

A state e t of u de sta di g of the p oje t a d a a ai e des i -i g the de elope ’s p oposal. E pe ie e ith p o u i g a hotel f a hise lag f o a k o sele t se i e o full se i e hotel a d. P o ide a es a d o ta t

u e s fo all ota le f a hises se u ed i the past o o e tha i e is e ui ed . If the de elope p oposes a i depe de t ope aio , the de elope shall sho ho the p oposed ope aio p o ides a e i-ies si ila to sele t se i e o full se i e hotels, a d shall de o st ate a ilit to i depe de tl o a d ope ate a hotel a d o fe e e fa ili-t . E ide e of i a ial a ilit to o plete the p oje t, su h as i a -i g a a ge e ts fo p io p oje ts, i ludi g use of i o ai e i a -i g. Na es, o ta t i fo aio , a d ele a t e pe ie e of the de el-ope staf e e s ep ese i g the p oje t. Lete s of e o e daio , su h as it ep ese tai es, i a e p ofessio als, hotel o pa ies, a hite ts, e gi ee s, et al, ho ha e

o ked ith the de elope . Photos o ep ese tai e d a i gs of ou hotel p oje ts o plet-ed o u de o st u io . Please dis lose a legal a io s take ithi the last i e ea s

o agai st ou o pa , o a o pa ou ha e ep ese ted, elated to a p oposed o o st u ted hotel de elop e t .

“u itals a e due : PM CST o Mar h , . Please p o ide:

Th ee ha d opies of ou ualii aio s pa kage, i . fo at. La ge fo at ata h e ts a e i luded, if lea l ide iied a d efe e ed ithi the ai do u-

e t. T o ele t o i opies, i Ado e .pdf fo at:

a. O e op i luded ith the ha d opies o a U“B sto age d i e

. O e op e ailed to s a stee hu se@ aso it . et

The su ital ust e i a e elope lea l a ked De elope Qualii aio s a d deli e ed to:

Cit of Maso Cit

De elop e t “e i es Depa t e t

st “t eet NW

Maso Cit , IA

Late a d i o plete su itals ill ot e o side ed.

Cit staf ill e a aila le fo i -pe so , telepho e a d tele o fe e e eei gs ith p ospe -i e p opose s f o Ja ua u il Fe ua du i g egula usi ess hou s : AM— : PM C“T . To s hedule a appoi t e t, please o ta t:

Steve J. Va Stee hu se, AICP

Di e to of De elop e t “e i es

-

s a stee hu se@ aso it . et

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TIMELINE

Pu li Release of RFQ - Ja ua ,

P e-p oposal Appoi t e ts: Cit staff ill eet ith pote tial p opose s to a s e ues-tio s a d la if e ui e e ts du i g this pe iod – Ja ua to Fe ua

RFQ su issio s due - : PM CST, Mar h ,

Co du t I te ie s if dee ed e essa – Ma h a d

“ele t i i g de elop e t p oposal – Ma h

Cit Cou il app o al of i i g su ittal a d app o al of a E lusi e Negotiati g Ag ee-e t — Ma h

App o e De elop e t Ag ee e t et ee Cit a d sele ted de elope - Ap il o

“ele ted de elope se u es fi a i g - Ju e

Co st u tio Begi s – Fall,

The Cit ealizes that this is a a itious ti eli e, a d ill o k ith the sele ted de elope as u h as possi le; ho e e , the su ittal deadli e ust e et.

Looki g No th o Fede al A e ue. The fo e Fi st Naio al Ba k fu thest to the ight as o ed the Dilli ge Ga g i . This e e t is e-e a ted e e “epte e ut ith la ks, ot ullets .

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Ri e Cit “ ulptu es o Pa ade— a a ual, otai g displa of s ulptu es pla ed all a ou d Do to

QUESTIONS Quesio s elated to this RFQ should e add essed to:

Bre t Trout, Cit Ad i istrator

-

t out@ aso it . et

The Cit el o es su itals f o all ualiied de elope s, i ludi g Disad a taged Busi ess E te p ises,. The Cit of Maso Cit follo s all “tate a d Fede al e ui e e ts fo p o u e-

e ts a d de elop e t ag ee e ts.

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“This project is a unique opportunity to enhance our existing community assets and to increase our capacity as a host for conferences and

events. The Chamber is in full support of this initiative.” Ro i A derso , Preside t & CEO, Maso Cit Cha er of

Co er e

This project perfectly complements Visit Mason City’s mission – to attract, retain, and expand visitor spending . Development of a Downtown Hotel and Conference Center willl enable us to meet the demands of numerous event planners seeking

a full-service convention venue in Mason City. Visit Mason City invites you to consider being part of an exciting future!”

Li dse Ja es, E e uive Dire tor, Visit Maso Cit