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Five Flags Center Assessment and Study_Consultant Selection Copyright 2014 City of Dubuque Action Items # 4. ITEM TITLE: Five Flags Center Assessment and Study Consultant Selection SUMMARY: City Manager recommending approval of the selection of Conventions, Sports and Leisure International to conduct the Five Flags Civic Center Assessment and Study. SUGGESTED DISPOSITION: Suggested Disposition: Receive and File; Approve ATTACHMENTS: Description Type Five Flags Assessments and Study Consultant City Manager Memo Recommendation-MVM Memo Consultant Recommendation for Five Flags Study Staff Memo CSL Proposal Supporting Documentation CSL Cost Proposal Supporting Documentation CSL Interview Presentation Supporting Documentation Memo to Approve RFP Staff Memo Request for Proposals Supporting Documentation THE CITY OF Dubuque DUB E i" Masterpiece on the Mississippi 2007.2012.2013 TO: The Honorable Mayor and City Council Members FROM: Michael C. Van Milligen, City Manager SUBJECT: Five Flags Civic Center Assessment and Study Consultant Recommendation DATE: February 27, 2017 Four proposals were received in response to a Request for Proposal for a consultant for the Five Flags Civic Center Assessment and Study contract. The RFP Review Committee members independently rated the four proposals and, based on their ratings, two firms were selected to be interviewed. Following the interviews and reference checks, the RFP Review Committee and Leisure Services Manager Marie Ware recommend City Council approval of the selection of Conventions, Sports and Leisure International to conduct the Five Flags Civic Center Assessment and Study in the amount of $50,000. The City of Dubuque has $20,000 budgeted and the remaining $30,000 has been donated by SMG, the management company for Five Flags. I concur with the recommendation and respectfully request Mayor and City Council approval. Mic ael C. Van Milligen MCVM:jh Attachment cc: Crenna Brumwell, City Attorney Cindy Steinhauser, Assistant City Manager Teri Goodmann, Assistant City Manager Marie L. Ware, Leisure Services Manager THE CITY OF Dubuque DUB E mericaCi i 111. Masterpiece on the Mississippi 2007-2012-2013 TO: Michael C. Van Milligen, City Manager FROM: Marie L. Ware, Leisure Services Manager SUBJECT: Five Flags Civic Center Assessment and Study Consultant Selection DATE: February 27, 2017 INTRODUCTION The purpose of this memorandum is to recommend a consultant for the Five Flags Civic Center Assessment and Study contract. BACKGROUND August 17, 1976, a bond referendum was held for the construction of the Five Flags Civic Center, to be attached to the existing theater. The bond referendum passed with 70% approval. Besides the arena, the new plan called for theater support rooms, as well as locker rooms, storage space, and administrative offices. The complex was connected to and designed to complement the restored theater. The new Civic Center opened its doors in 1979. The bond was a $3.7 million project. In 2005, renovations were performed which included relocation of the ticket windows to the Locust Street vestibule, reconstruction of the Locust Street entrance, replacement of the windows on both the Locust and Main Street entrances, replacement of the carpet and flooring on both levels of the promenade, relocation of the Gate E concession stand, second entrance to Majestic Room, improvements to Bijou Room, painting, replace arena north doors and renovate concession stands and cost of just over $2 million. In August 2003, an analysis of Five Flags took place to determine cost of service. An eight-person review committee was formed to study the operation of Five Flags Center to see what could be done to hold the line on expenses or reduce the property tax supporting that operation. All options were to be considered, including private management. After weighing the advantages and disadvantages, the review committee recommended private management. After an RFP process, the City contracted the firm, SMG, in April 2004, to privately manage Five Flags Civic Center. The City Council identified Five Flags Civic Center Study as one of its six (6) high priorities for 2016-2018. 1 An RFP Steering Committee was established that included: Marie Ware Leisure Services Manager HR Cook SMG Regional Manager for Five Flags Tyler Daugherty Civic Center Advisory Commission Maurice Jones Economic Development Director Dave Johnson Assistant Planner Todd Carr Building Services Manager Dan McDonald Greater Dubuque Development Corporation DISCUSSION Proposals from qualified consultants to conduct the Five Flags Civic Center Assessment and Study were received from four firms. The Steering Committee reviewed the proposals. Independently committee members rated each of the proposals on the categories of responsiveness, quality and completeness of proposal, experience / qualifications and approach. All categories are outlined in detail in the RFP. The committee reviewed and scored the proposals without knowledge of the submitted fees. The committee chose Conventions, Sports and Leisure International (CSL) and Hunden Strategic partners as their top two scores based upon the categories. The costs of the proposals were then reviewed. Proposals were to include the cost and expenses budget. Firm Cost Expense Conventions, Sports & Leisure International $ 50,000 included Chicago, Illinois Partnering with: Betsch Associates, Inc., Greenville, SC FEH Design, Dubuque, IA 663 Design $ 50,000 $ 2,500 Dubuque, IA Partnering with: Gruen & Associates, Deerfield, IL Walter Jedovic Architects, Irvington, NY Hunden Strategic Partners $ 48,500 $ 3,200 Chicago, IL Partnering with: Convergence Design, Kansas City, MO Straka Johnson Architects $ 65,000 $ 8,000 Dubuque, IA (or less) Partnering with: Gaining Edge Team, Black Rock, Australia Conlon Construction Company, Dubuque, IA 2 The committee then interviewed the Conventions, Sports & Leisure International (CSL) team and the Hunden Strategic Partners team. Each gave a thirty-minute presentation followed by a question and answer session. Reference checks were performed for both firms after interviews were completed. The committee then reviewed the original proposals, presentation and interview of the two firms. Both firms were qualified to do the scope provided making for an in-depth discussion of each firm. The committee is recommending Conventions, Sports & Leisure International (CSL). CSL shared several examples of very similar projects with theaters and civic or convention centers in addition to projects similar to the scenarios to be studied. The partnering with an architectural firm featuring planning, financial feasibility and market analysis and a local architectural/engineering/interiors firm made for a strong team approach covering all areas of the Scope of Services. The committee liked the approach used in the scope of services and ordering of the scope of services. The described process for involvement of the local businesses and organizations but most importantly the opportunity for citizen involvement in the project was critical to this recommendation. References backed up what was presented by the CSL team. CSL has delivered new scenarios not considered, delivered bad news the client was not excited to hear and delivered studies that were accurate for their clients. For example, the financial figures on scenarios have been close or beaten what was projected as projects were constructed or remodeled. BUDGETIMPACT The budget approved is as follows: CIP 350-2584 Consultant Services $ 50,000.00 Total Project Consultant Services $ 50,000.00 The $50,000 budget is $20,000 of city funds and $30,000 from SMG, the manage- ment company from Five Flags. This donation was given at the time of contract renewal. The CSL proposal of$50,000 is all inclusive and is within the budget available. REQUESTED ACTION The RFP Committee respectfully requests City Council approval of the recommend- ation to contract with Conventions, Sports and Leisure International for the Five Flags Civic Center Assessment and Study. MLW:et attachments RFP for Services CSL Proposal, Presentation and Fees cc HR Cook, SMG Regional Manager for Five Flags Tyler Daugherty, Civic Center Advisory Commission Maurice Jones, Economic Development Director Dave Johnson, Assistant Planner Todd Carr, Building Services Manager Dan McDonald, Greater Dubuque Development Corporation Jenny Larson, Budget Director 3 Proposal to Provide Consultant Services for a Five Flags Civic Center Assessment and Study December 29, 2016 THE CITY OF DUB E Masterpiece on the Mississippi CONVENTIONS SPORTS LEISURE FEH DESIGN jg PIN n v , .N P -Lmyy �Ii 3p f' - ifs;✓ % i _.. � its➢ i. ..."5s� i,III E _ _ f ®` r ; jpzi MEW nVErL i Lam. v - December 29, 2016 Ms. Mane L. Ware Leisure Services Manager City of Dubuque Leisure Services Department 2200 Bunker Hill Road Dubuque, Iowa 52001-3010 Dear Ms. Ware: Conventions, Sports and Leisure International (CSL), in conjunction with BetschAssociates and FEH Design, is pleased to submit our proposal to provide consultant services for a Five Flags Civic Center (FFCC) Assessment and Study the City of Dubuque, Iowa. Within this proposal submittal, we have provided information about or project team, as well as our understanding of the project approach that would provide the City of Dubuque (City) and other related project stakeholders with the information necessary to make informed decisions regarding the optimal business plan for the future of the FFCC. This proposed scope of services, and related project timing, is intended to provide a framework for developing the ideal study process by which the City will achieve its stated goal in the most cost efficient manner possible. Conventions, Sports& Leisure International was founded in 1988 specifically to provide focused and independent research to the event facility industry. The professional resources at CSL include more than 150 years of combined industry experience and a large staff of highly-trained consultants. We have provided consulting services concerning more than 1,000 multipurpose civic, conference, convention, sports, entertainment and event facility projects throughout North America. Importantly, we are currently conducting or have recently completed an extensive number of event facility planning studies throughout Iowa and the surrounding region including past studies in Dubuque regarding the FFCC and the Grand River Center as well as engagements in Sioux City,Ames and Cedar Rapids, Iowa; Appleton, La Crosse, Madison and Eau Claire, Wisconsin; and, Bemidji, St. Cloud and Owatonna, Minnesota, among numerous others. BetschAssociates, Inc. is a full-service design firm created to provide its clients with traditional architectural services, as well as complete pre-design services, including strategic planning, land planning, financial feasibility and market analysis. BA was founded on the client's desire for a more intimate design firm which provides full-time involvement of principal and an agile firm which provides non-traditional services required in meeting the business, planning and market feasibility needs of its clients. It is known for its one-of-a-kind solutions for high profile projects, focus on complex expansion/renovation of public assembly facilities, and its excellent record for cost control. FEH Design has operated since 1958 and offers over 360 years of design experience. With offices in Sioux City, Des Moines and Dubuque, FEH has grown into one of the region's longest operating architecture/engineering/interiors firms and has expanded its design services to a wide range of public facilities, including municipal/civic, libraries, public safety, corporate/commercial, government/military, recreation, museums,worship and pre-K-12 and higher education. As FEH grown over the years, it has evolved into a more diverse company as it has broadened its interior design and structural engineering services. Conventions,Sports&Lesure In&vnatbnaL 520 NimgetMaii•Suifi 440•Minneapo&,MN 55402•Telq hone 612294.2000•Facsimile 6122942045 Ms. Marie L. Ware Page 2 of 2 Based upon its expertise with small and medium sized public assembly facilities in similar communities, BetschAssociates will provide the design leadership and cost estimating expertise to review the 5 proposed scenarios for the future of the Five Flags Civic Center. Ken Betsch will serve as the design principal for this effort. With its local knowledge, community involvement, and experience with the Five Flags Civic Center, FEH DESIGN will work hand in hand with BetschAssociates to assess the existing building conditions, provide short notice response to the Client, and assist in the development of the 5 proposed scenarios for the Center. Keith Eipperle will serve as the principal for FEH DESIGN. Each market is unique and there is no substitute for the extensive research that is necessary to ensure that decision-making during the various stages of project development accurately reflect these distinctive characteristics. More so than any other firm performing these types of studies, CSL conducts more direct outreach to competitive and comparable venues and current and/or potential new users of multipurpose event and entertainment space in the study's subject market. This research-based approach not only ensures that the findings and recommendations reflect the unique conditions of your destination, but it provides you with a comprehensive understanding of how these findings and recommendations were reached. We understand that the City desires a project team qualified to provide market, financial, design and economic impact analyses related to the potential for programming at the Five Flags Theater and Arena and maximizing the facility's suitability, either by renovation or development of a new facility to better serve those programming purposes. We have formed a balanced team representing the preeminent leaders in their respective fields on a national scale and the most highly qualified locally based firms in Dubuque to address the diverse needs of the City on this important project. Very simply put, no other project team has the overall relevant civic, convention, multipurpose event, theater, sports and entertainment facility industry planning experience, detailed study approach and/or understanding of the Dubuque community that we offer. The contents of this qualifications document highlight the extensive experience of our team and the professionals who would be assigned to this project. We are enthusiastic about the prospect of assisting you with your planning efforts. Should you have any questions or require any additional information, please feel free to contact me at (612) 294-2003 or bkrueger@cslintl.com. We greatly appreciate your consideration. Sincerely, Bill Krueger Principal CSL International TABLE OF CONTENTS Project Team Overview ............................................................................................1 Professional Experience ...........................................................................................5 Project Team Members...........................................................................................11 Proposed Scope of Services....................................................................................14 Proposed Timing and Other Requirements...............................................................25 Professional References..........................................................................................26 PROPOSAL TO PROVIDE CONSULTANT SERVICES FORA FIVE FLAGS CIVIC CENTER ASSESSMENT AND STUDY December 29,2016 (y Table of Contents FEH DESIGN %3BelscMssoda1es @ \ M M I 4c w. CONVENTIONS ' � � - mR r, SPORTS ( dal . _ CSL tkk � . Y'A FIRM BACKGROUND HE LEADING ADVISORY AND PLANNING FIRM SPEC WLQMO IN PROVIDING CONSULTINO SERVICES i0 THESPORIS,ERIE WAIRMENT& LEISURE INDUSTRIES. espkctficpurpoae ofprovldinga sourmoffocusad rawa¢Aand exporissinNezportc,wtaralnmwt ozpll and a sure industrics; pampas of ourfirmw providing spi to Nese spegaLReJ Indu4tlss pulp this mid 1980 a and day,bi in ov,rl wgagamants Weassist rtionts from Nballastballasteastages or project planning, planning that alldkclstons are informed ones w 0 tspmvinformationln-upon information c solutions ndeN,dng isue rough analysis of financial implications and various mearvremwts of Tab and return surrounding aOemaCrve courws;of OSL has shut its ry mpufatlon on meeting short nee6rty dllNNng quality serNmsthat dsre veJlgfiTy in the mbrketpm® Our firmisablisto provldeNex spi by,drawing upon Neyears of expulwceof its profeslorefffifi. Being conppentlylnwlwJ in many majortan sctlon aallows wrprofesioreLsto obtain knowNJge of doNGngidNand intang&@cmponwtsof compNtod transactions this reamnsfor ush kforts,and changas in this mbrkllptace affecting reanue streams for a wtlety, sports ofspor Ofams va guesand has es. Our projsstteam hasy and par, in orcein providing aslffinsfork 1vatlea of teams tatlWien and appors in thissports otho, w osths,upondfefrvrein of atlss. 0tomatchOaby 60yearsoadand aconsap poranco, unoof comparing provassOSLwNed pohkrble34inhich to swt toiretSCStoi ovary kneels aS untchad mkTat and prwldss 6r sports a ptatform iromwMS toasistnd muwtciroma basisofwonting ko appor anc ovarymajor uswiS. ire Met wch of irejorsportsfeagues, ths, upsagiing ourdionts afrenues. OurdrvusiTy of eyepwmprwldesuswdha broad and omprNwhieppor ancNof numpsusstadng wramants stags Neexpulwce ofnumemusptlorwgag emwtsto Neitysolplanning pns to ofywrprojsstiMsepulwcewRf h oop ywCremmissNeisrvssyw rovii fromyourdandeIDbw 6y Idwtlfym solutions to each. Our epNwswlLLwsureNatyou areirezi zing NepotwttaLreanussiromywrderllopmwt project SPUN NINO 4 BU It DING PRO OR an LO Car MARKET FOCUS GROUPS TELEPHONE P°� In asrryau of ourpmledrMARKET DEMANDmrmaNaM9z PM1ha caluauon oi project, llopmwt In NatNg or 9mNglc pOnning amNza W e 4ingof arrand potwtla W nlguatoa specific ireMlland pmfsst�all la@raa Lys, or programmatic financial MARKETdlmptema,tht ssoasmay damldur,iAssuch,EPA utUaatha most cempi DEMAND and analysis roofs= efs and temmgnas In this Industry m renens ty a of of comp �wataand unique markt each ll dand and pi pi D Nd A d empbyeJ and fall nFd rough hun dr,ds of dNem pmfeda of e past 20 years. FINANCIAL Building on z, FINANCIAL and ECONOMIC kconl to this mly da empma,t,penomancaenfancement,and economicda.�pmem pi ECONOMIC emamdlaproPicoWcted of hundrsds of engagements as critical during ouraretyu ofproledgmnreland emnomc Issuer. Being mnsistP ImmNel In many IMPLEMENTATION pmfelcand transactions throughout Nerh Amenrs allows our pmfasstenastte obtain knewtedgaef both tangldteand I nt,ngld@ mmponentc of a ccFi proj,cAP¢n,,ct,U this reasons forfsNJ aoangsslnth, rerkllsss plaaXYngflrenrSNrt atand economic amctcs IMPLEMENTATION Ir kq N anysucc,i pi Ourpmiss9onatadrngawaffihofindustry - speagc apulwceth ereryoneof ourFngagFmFnts NLv,,ng odfsstNeansvur, chatIva omptaepmfecta.Weprorldewr6lwtcwMNedetalled information Ngn,ldto makethformi deA9onsregarding pi mpm^ent,t,on. The following provides brief summary, ECONOMIC IMPACT ANALYSIS - Plod, 1 of services thatCSL provldeswlth regard gdammama and goawtiva short and [ong-farmrsdoor, and fiscal to feasibility planning= impacts orma construction and opewuons ofd protan orenury,on Na local arg This nary9z will produce anliretss of Na amploymwtwanings total outputand Ax recoups genarsad Ly We profe4 STRATEGIC PROJECT PLANNING - Emnfvh forthtial planning phases ofd protan ' FACILITY FUNDING ANALYSIS - Include funding afwiamres and to assign an action pian to ring a prufsst firm support wnouz In oop a penningto mcssou opertlon. that pian ii reryss can also deusadtomitipteNeprocas of dwiTying pmryutNe interee In all components of Negmnrtng plan PREFERENTIAL AMENITIES ANALYSIS and to cloche me wal of pinata or public sartnrtoodiog that ray ea - at positioning pricing nessry. gwntly laryhll �rkstsdanan sting of preierenuaf amanifics; Such amen. dapmala • LITIGATION ASSISTANCE - Assist wines In litigation regaNmg ting, Loge hoods, parsonal cast dcsas econom,corirkllvmrelaNJ to to sports Industry. pnrMtecWKawress d otherroalan concepts NEGOTIATION ASSISTANCE - Assist in r ming negotpad MARKET FEASIBILITY - epromnla emrem pment ration, Ica as w nagamtagrwub manwnn h awery, rsporsteamy rtagussand sclss WofTartlss, including facility sirerewNw ruarkat gemt concesionairsand osuch projects and l dwYfyapprophate ireMllfsf In which to topics compat, •STRATEGIC PLAN DEVELOPMENTAND IMPLEMENTATION FACILITY DESIGN CRITERIA-los is loading Assist in th,d .. opmentan d impwanlausn of a nmtegic ns an as plan. spwre siza and configuration cr a sports or a dryanlwtion of thspment wt,T,,n man donty,with In a avan irearkat nopewYonara dagapearms. Indhand tis crop will assist In eloping Up appropnala g plan n d lnrentorlesorgenamland premium FINANCIAL ANALYSIS - swoopafinancial spacinge hmga ruarksting plan, a coveting woods facility motor upone contmrtorsp , conwSonaues, man, Its) patron spending N e mportantwwnadlas that will impact Up flow of a spore win eagua • VALUATION ANALYSIS- Deoempa valuation of a spsk rich map conf,r,n a nd/orfacinty, or facility basad onandustryaccost wWatlon moth IS into ding Ne ireMlland incurs approach as Design Team Introduction BetschAssociates, Inc. BetschAssociates, Inc. is a full-service design firm created to provide its clients with traditional architectural services, as well as complete pre-design services, including strategic planning, land planning, financial feasibility, and market analysis. This firm was founded by Ken Betsch, AIA, with over 40 years of experience in the planning and design of major projects throughout the United States. The firm's areas of expertise include corporate headquarters for nationally known corporations, commercial office buildings, mixed-use urban centers, hotels, civic and cultural centers, sports facilities, _ convention centers, college and university facilities, city planning, research buildings, and aviation facilities. BetschAssociates, Inc. was established on two major tenets. First, the client's desire for a more intimate design firm which provides full-time involvement of a principal with national experience, a unique client analysis approach to the design process, and a strong business emphasis to its services. _ I ' Second, an agile firm which provides non-traditional services required in meeting the business, planning, and market feasibility needs of its clients. It is known for its one-ofa-kind solutions for high profile projects, focus on complex expansionlrenovation of public assembly facilities, and its excellent record for cost control. It generates 90% of its business from repeat clients. FEH DESIGN In 1989, Andrew H. Foss, a 22-year-old Norwegian immigrant began designing and building railroad depots throughout r. o; southeastern Minnesota. From that start, FEH has grown into -v one of the region's longest operating architecture 1 engineering 1 interiors firms. FEH has expanded its design services to a wide range of public facilities, including municipallcivic, libraries, public safety, corporate/commercial, government/military, recreation, museums, worship, and PreK- 12 and higher education. 4 The Sioux City office opened in 1958 and continues as the longest operating architectural/engineering firm in that community. In 1979, Foss Engelstad Heil, Inc., acquired an J interest in the Des Moines, Iowa, architectural firm of Payne, Champion, Bernabe, Inc. and in November 1982, merged with that firm to create FEH Associates, Inc. In 2011, FEH broadened its base by opening two new offices, one in Dubuque, Iowa. As FEH has grown over the years, it has evolved into a more diverse company as it has broadened its interior design and structural engineering services. This evolution created the desire to rebrand itself in 2015 as FEH DESIGN. FEH has 11 Principals and 3 Associate Principals that comprise the firm ownership and offer over 360 years of design experience. BetschAssociates FEH DESIGN Professional Experience The CSL, BetschAssociates and FEH Design team has provided advisory services to more than one thousand multipurpose event facility planning engagements throughout the North America,in cities of all sizes. This represents the greatest breadth of experience related to exposition center and other public assembly facility advisory services. The following is a selected set of our team's experience. We would be happy to provide additional information pertaining to our experience at your request. RELEVANT CONVENTIONS, SPORTS AND LEISURE INTERNATIONAL(CSL) EXPERIENCE Five Flags Center and In 2002,CSL was retained by the City of Dubuque Leisure Services Department Grand River Center to analyze the potential future uses for the Five Flags Center. We developed a Dubuque, Iowa sampling of potential events that could benefit from new or expanded event facilities at the Center. We then conducted detailed research of competitive and/ comparable venues that have historically hosted these types of events, while concurrently conducting detailed survey research of event organizers to prepare a detailed overview of the market potential for the Five Rags Center. Ultimately, analyses were conducted to investigate the potential use of the Five Flags Center as an ice facility,a music/entertainment facility,a consumer/festival -•�� facility and/or an arts facility. Recommendations were made regarding physical and operational changes necessary to attract and maintain added Center activity "-- - that would result in the greatest retum-on-investment for the community. Previously,CSL had been retained by the Dubuque Area Chamber of Commerce to study the area's market potential for convention, tradeshow and meeting events. Key components of the analysis included an evaluation of historical Five Flags Center operations, primary market research of potential events, financial operations and economic and fiscal impacts of new or expanded space. Results ..,. of the study indicated that additional convention and meeting space could be supported in Dubuque. Construction of the Grand River Center,which provides a total of 54,000 sellable square feet, was completed in 2003. The facility was developed in conjunction with the City's America's River Project. Tyson Events Center Potential In 2016,CSL was part of a project team responsible for conducting an assessment Upgrades and Enhancement of the Tyson Events Center in Sioux City,Iowa to determine where the venue was Sioux City,Iowa lacking in terms of its ability to draw live entertainment and otherevents,focusing both on physical facility assessment and expansion/improvement opportunities, operational best practices and new revenue opportunities. The TEC is an 8,200- seat multipurpose arena that opened in 2003. While our analysis of historical TEC event activity noted a very successful first few years of operations,event activity had been steadily declining in recent years. We conducted analyses of the existing offerings within the TEC,as well as the supporting infrastructure surrounding the venue. Further we developed detailed case studies on 11 facilities located in markets identified as competitive and/or comparable to Sioux City. Lastly, we surveyed a sample of promoted show event planners to gather insight into the potential opportunities an improved/enhanced TEC could offer. The results of these efforts suggested that improving the visitor/fan experience at TEC (both inside and out) would provide a greater return an-investment than a large scale expansion of the complex to be able to accommodate larger and a greater variety of events. PROPOSAL TO PROVIDE CONSULTANT SERVICES FOR A FIVE RAGS CIVIC CENTER ASSESSMMT AND STUDY December 29,2016 Page 5 FEH DESIGC �eeredwssw�ws Professional Experience University Hotel&Conv.Center In 2009, CSL was retained by the Ames CVB to conduct a feasibility study for a Ames,Iowa new mixed-use convention and events center in Ames. The facility is envisioned to meet several flat floor and other event needs of Iowa State University and the Ames market in general. Based on an analysis of existing conditions in the Ames market, a review of operating information from existing facilities in comparable communities,and extensive interviews and surveys of potential facility users,we assessed the demand for various potential programming spaces. Based on this analysis, estimates were developed regarding the number and types of events that could utilize a new facility in Ames on an annual basis. We also prepared estimates of the annual revenues and expenses that could result from facility operations, and the economic impacts that could be generated as a result of increased development and visitation spurred by the facility. We also provided guidance as to potential funding sources, management options and operating policies for the proposed facility. CSL was retained again recently to assist the ACVB with various activities related to the development and funding of a potential conference center and hotel in Ames. Key tasks include analyzing the market potential and supportable size of a hotel in Ames, identifying and analyzing potential funding sources and developing potential parameters for private funding. Knoxville Civic Auditorium CSL recently led the project team responsible for assisting the City of Knoxville in and Coliseum conducting a market and feasibility analysis for the potential redevelopment of the Knoxville, Tennessee Knoxville Civic Auditorium and Coliseum (KCAL). Opened in 1961,the KCAC is a multipurpose event center offering an estimated 6,500-seat arena (4,800seat capacity for hockey) and a 2,500seat performing arts center.The complex hosts more than 150 events annually, attracting between 250,000 and 300,000 attendees;however,it has a significant deferred capital maintenance backlog.Key _ objectives of the study included comprehensively evaluating the market potential for the KCAC and providing the basis for the types of program usage a state-of- .• the-industry complex could potentially accommodate. CSL worked with industry partners to develop an Architectural/Engineering/Structural analysis that assessed the current structural and system status that provided a foundation upon which future decisions could be made to determine the facility elements that required updating, replacing and/or retaining. Combining these two steps provided the framework by which CSL presented a return-on-investment analysis of potential costs and benefits associated with three potential future operational/development scenarios, including: a renovation of the KCAC with no change in the footprint; a renovation of the KCAC with a change in the footprint,and;a complete demolition and redevelopment of the complex. La Crosse Center CSL recently completed a market analysis for remodeling and/or expanding the La La Crosse, Wisconsin Crosse Center,which serves as the region's primary multipurpose convention and spectator event facility, offering approximately 67,700 square feet of sellable event space and an 8,000-seat arena. The Center originally opened in 1980 and was most recently expanded in 2000.Community leaders retained CSL to prepare a road map for the next stage of Center development. CSL reviewed current and potential future conditions within the La Crosse market that may impact the _ project,analyzed historical operations within the La Crosse Center,conducted an analysis of competitive/regional arena and convention facilities and nationwide venues in the markets similar to La Crosse, and surveyed past, current and potential future users of the La Crosse Center. CSL had previously been retained _ - by the City to analyze the historical management/operating structure as well as policies and procedures of the Center and make specific recommendations that would allow the complex to operate most efficiently and effectively. Key recommendations were made regarding facility management and oversight (recommendation to keep management internal as an extension of a City department), various methods and revenue targets for specific areas of service offering (i.e.,food service,telecommunications,security,electrical,etc.) PROPOSAL TO PROVIDE CONSULTANT SERVICES FOR A FIVE FLAGS CIVIC CEITER ASSESSMEtlT AND STUDY Decemb. 29,2016 Page 6 �� $_ FEHDESIGN � ^"^"' Professional Experience Ogden Eccles Conference CSL recently completed a feasibility analysis of the potential expansion and/or Center and PeeryTheater improvement of the Ogden Eccles Conference Center,which consists also of the Ogden,Utah 800seat Peery's Egyptian Theater. The OKC offers a 13,800square foot ballroom, a junior ballroom and breakout meeting space for a total of nearly 30,000 square feet of sellable conference and event space. Local stakeholders were under the belief that the OECC was limited in both its event space (specifically exhibit space) and its onsite parking capacity in downtown Ogden. Their concern was that these conditions were negatively impacting the OECC's ability to attract and accommodate non-local and local business, which in turn would have direct effects on the OECC's financial operating performance and resultant economic impacts on Ogden and Weber County. We conducted an analysis of local market conditions, existing OECC operations, industry trends and best practices,competitive/comparable facilities and extensive survey outreach to develop supportable building program recommendations and identify potential development options, weighing the resultant costs/benefits of each. The results of these efforts indicated that supporting parking and hotel product improvements should be addressed before consideration of investment in significant OECC expansion. Fox Cities Convention Center In 2013, CSL was re-engaged by the Fox Cities Convention and Visitors Bureau Appleton, Wisconsin (FCCVB) to provide business planning advisory services, including an updated market analysis associated with the Fox Cities Exhibition Center (and the overall related convention facility product that included existing conference space provided within the Radisson Paper Valley Hotel). In order to plan and implement a successful development, ownership, management and operational framework for the project based on industry best practices and to best protect the interests of the public sector,CSL provided targeted advisory assistance to the FCCVB and other relevant stakeholders in planning for funding,partner/stakeholder roles and other business planning aspects for the convention center project. In 2008,CSL _ was selected through a competitive bid process to conduct a feasibility study for -- -_ a new convention center for the FCCVB and the Fox Cities Chamber of Commerce. The scope of services included the analysis of local market conditions,competitive and comparable convention centers,regional industry characteristics and trends, market surveys of state and regional organizations, market supportable building program, site analysis, preliminary construction costs, financial operations and economic impacts. In 2009,the CVB rehired CSL to provide professional services related to the planning, evaluation and transaction assistance concerning a potential public/private partnership agreement for a new convention center development and associated headquarters hotel(existing or new)in the Fox Cities area. Extensive research and analysis was conducted pertaining to comparable public/private partnership hotel/conference center projects throughout the country. Additionally, CSL conducted a feasibility study which led to the development of the Fox Cities Performing Arts Center in downtown Appleton. PROPOSAL TO PROVIDE CONSULTANT SERVICES FOR A FIVE FLAGS CIVIC CMTER ASSESSMMT AND STUDY Decemb. 29,2016 Page 7 9� Professional Experience Laredo Convention Center In 2016, the City of Laredo retained CSL to lead a project team to conduct a Laredo, Texas convention center feasibility update analysis fora potential new convention center in Laredo.The study focused on a downtown location thatcould potentially include a headquarters hotel component. We conducted a detailed analysis to identify - _ options for supportable future development and presented a cost/benefit analysis to guide the City in determining the most effective development to pursue for _ - future convention/visitor industry investment. Previously, CSL had conducted a feasibility study conceming the development of a new/expanded convention center in Laredo,Texas in 2004/2005. In addition to the market, financial and economic feasibility components, the study included master planning and conceptual architectural design elements. The study's scope of services was designed to consider either an expansion of the Laredo Civic Center or the development of a new convention center. The study components that CSL led included analysis of market demand,supportable building program,event levels, financial operations, economic and fiscal impacts, and site/location. The study evaluated several sites in the downtown and other areas, and facility concepts focused on capitalizing on Laredo's'Gateway to Mexico"reputation by considering unique facility concepts, such as a hybrid facility concept integrating permanent tradeshow exhibit space and tradeshow organization offices in the facility,similar to many successful Mexican tradeshow venues. Strategic Plan for Wichita's In 2013, CSL was engaged by Wichita's convention and visitors bureau, Go Convention&Theater Product Wichita, to conduct an assessment of the convention center product in Wichita, Wichita, Kansas and to analyze market potential and economic impact aspects of specific convention center development opportunities. This market and economic assessment of Wichita's convention center product provided a foundation of research to give stakeholder decision-makers the information necessary to _ strategically plan for Wichita's future in the convention industry,with a focus on protecting and growing its competitive position in the evolving regional and national convention industry. Importantly, this research provided direction, not only as to the facility components that may be supportable from a market demand perspective, but also the visitor amenities surrounding Wichita's primary convention facility,including hotel support.As part of this study effort,the primary components of a successful convention/destination package were evaluated in order to assess the types of added/enhanced convention facilities best suited to the local market.Specific tasks included an assessment of the existing convention center operations, inventorying the visitor industry infrastructure in and around downtown Wichita,an analysis of competitive convention facilities throughout the state and region, a review of the convention product within national markets comparable to Wichita, analysis of recent and ongoing industry trends and a comprehensive assessment of the market demand unique to the Wichita convention product. These data provided an understanding of the competitive strengths and challenges of the Wichita destination from the perspective of convention,tradeshow and other event planners.The resulting analysis provided valuable insight as to how the Wichita convention product should be positioned to reflect the unique conditions of the local marketplace. Should sufficient market demand be established,a second phase of the study would develop estimates of event levels (by type)associated with future convention product investment,and the projected net new economic impacts that could be generated by an improved convention product in downtown Wichita.Subsequently,an accomplished team of architects, urban planners and engineers was engaged by the City to advance facility concepts,site planning and preliminary costing aspects. In late 2014,CSL was retained for an additional engagement to collaborate on an analysis of the costs and benefits associated with these newly developed concept schemes. PROPOSAL TO PROVIDE CONSULTANT SERVICES FOR A FIVE FLAGS CIVIC CMTER ASSESSMMT AND STUDY Decer-b. 29,2016 Page 8 9� Professional Experience RELEVANT BETSCH ASSOCIATES, INC. EXPERIENCE KI Convention Center Expansion The City of Green Bay retained Betsch Associates to complete a feasibility study Green Bay, Wisconsin for the expansion of the convention center and connection to the adjacent hotel. Many of the existing conventions and meetings had outgrown the KI Center and were considering holding their meetings in other locations due to the limited size _ of the building. The 62,400 square-foot expansion was built over Adams Street to preserve the City street grid and over the existing parking lot of the adjacent hotel. It included a 25,230 square-foot ballroom, river view breakout meeting rooms,expansive prefunction areas connected to the newly renovated Hampton Inn along the Fox River and to the existing prefunction area of the KI Convention Center. The project also included complete renovation of the 19,430 square feet of breakout meeting spaces in the existing building. Mayo Civic Center Expansion The City of Rochester retained Betsch Associates in association with TSP,Inc.,to Rochester,Minnesota prepare a State Pre-Design Report for the proposed expansion of the facility and to design the 240,500 square-foot convention center expansion and existing facility renovation. This $71.6 million project included construction of a 40,000 square-foot ballroom, 14 breakout rooms, generous prefunction areas, administrative offices,and a black box theater for the Rochester Civic Theatre,as well as renovation of the existing meeting moms along Civic Center Drive, the 1,170 seat Presentation Hall,the Civic Auditorium,and the existing arena. It was designed to provide a continuous prefunction area around the perimeter of the various meeting spaces and conceal all of the service corridors and functions from patron view. The building exterior was designed to provide a unified image for the entire complex and features a wavy curtainwall along the riverfront. U.S.Cellular Center The U.S. Cellular Center,formally the Asheville Civic Center, required a complete Asheville, North Carolina interior renovation to allow the City to host the 2012 Southern Conference Basketball Tournament. BetschAssociates completed this project in association with PBC+L Architecture. The project scope was developed in three phases by preparing a complete list of proposed renovations with estimated costs,prioritizing these items, and developing the appropriate bid packages. It included replacement of the lower bowl telescopic seating risers,the scoreboards and video boards,the sound system,and the arena lighting;remodeling of the locker rooms, ' public toilets, main concourse, lobby, and banquet area; and creation of a new food court, hospitality area,and meeting mons on the arena level. The project was bid approximately $2 million below its budget estimate, allowing acceptance of all of the bid alternates. TD Arena Charleston,South Carolina This 142,750 square-foot building was planned to replace the existing basketball arena for College of Charleston and to serve as a convocation center for the College. The arena has a seating capacity of 4,995 for basketball and features an open concourse to the playing court,a team store,and a hospitality suite. It includes an athletic training facility,team lounges/locker rooms,faculty/staff locker moms, the sports information department, box office, media room, and athletic administrative offices. µ All of this work was phased so that the existing basketball court would remain in operation during the construction process. PROPOSAL TO PROVIDE CONSULTANT SERVICES FOR A FIVE RAGS CIVIC CENTER ASSESSMRFF AND STUDY December 29,2016 Page 9 a � FEH DESIGC �eeredwssw��s Professional Experience Bon Secours Wellness Arena The Greenville Arena District retained Betsch Associates, Inc. to complete a $13 Greenville,South Carolina million renovation of the former Bi-Lo Center over a two-year period scheduled for phased completion prior to the beginning of each hockey season. The first phase of this work included renovation of the private suites, hockey club lounge, repainting of the seating bowl,and replacement of the telescopic seating, sound system,scoreboards,video boards,and exterior marquees. The second phase of the work included renovation of the concourse, premium seating hospitality area, concession stands, green room, backstage catering area, locker rooms, and dressing rooms.It also included new signage,exterior renovation of the box office canopies,and sponsorship/corporate identity programs for Bon Secours Hospital (naming sponsor), Sandlapper Capital, Clemson University, the Blood Bank, and Greenville-Spartanburg Airport. Fort Smith Convention Center This 152,800 square-foot project was intended to replace an existing outdated Fort Smith,Arkansas civic center by responding to the community's need for a completely renovated 1,375 seat theatre for the Fort Smith Symphony and for new entertainment, meeting, and exhibition space. The convention center was key part of a $62 million referendum passed by the City of Fort Smith as a direct result of a city wide strategic master plan prepared by Mr. Betsch. The building was designed using _ a historic building elements and materials taken from a series of famous projects in III,M a pictorial history of the City of FortSmith. This projectwas completed by Kenneth M.Betsch,AIA,while a Managing Principal for Odell Associates,Inc.,in association —= with Guest-Reddick Architects. RELEVANT FEH DESIGN EXPERIENCE Tyson Events Center FEH Design teamed with Ellerbe Becket for this $53 million project partially funded Sioux City, Iowa through a $21 million Vision Iowa matching grant. Opened in December 2003,this two-phased project started with the creation of the 220,000 sf Tyson Events Center featuring the 10,000-seat Gateway Arena. This facility is attached to Sioux City's historic municipal auditorium. Federal tax credits for historic preservation aided the renovation of the 104,500 sf art deco auditorium into the Long Line Family --4 Recreation Center. FEH DESIGN was the lead architect responsible for local management of the entire project and renovation of the auditorium which was completed in September 2004. Facilities include 27 suites, press box, 32 points of sale for concessions,a 20x40;'video display board,spacious box office, hospitality room and five dressing rooms. The Gateway Arena is home to both the minor- league hockey Musketeers and the arena football Bandits. Two blackout curtains and seven moveable seating sections allow the building capacity to be shifted from a 6,500-seat hockey venue to a 10,000-seat concert venue. The $12.5 million transformation of Sioux City's historic municipal auditorium creates a major new venue for a wide range of community recreational activities. Various conference and large meeting rooms will host local activities and special events. Diamond Jo Great Rivers Center FEH Design staff provided architectural, engineering, and interior design services Museum for the renovation of an existing 52,000-sf twostory plus basement building to Dubuque,Iowa house the National River Center museum. To maintain as much of the existing building as possible for budget and LEED certification purposes,design changes to the exterior of the building were subtle. The utilization of a color palette that not only worked with the existing building, it also parallels the other museum buildings in the Port of Dubuque campus. The theater was developed within the existing _ — building by raising the roof structure and sloping the floor to accommodate 132 seats with special effects. The 38'by 22'3D screen is enhanced with special sound _ effects and fog and wind machines. High quality finishes and lighting make this a great facility for education and entertainment films as well as all types of presentations. PROPOSAL TO PROVIDE CONSULTANT SERVICES FOR A FIVE RAGS CIVIC CENTER ASSESSME F AND STUDY December 29,2016 Page 10 FEHDESIGN �a•ra�"°°a�s Project Team Members PROJECT TEAM RESPONSIBILITIES AND RESUMES The success of a consulting engagement depends on the management skills, technical competence and personnel resources of the engagement team. Our project team has extensive expenence providing consulting services to communities evaluating opportunities to maximize tourism within their destination. The structure of the consulting team and a description of key roles and responsibilities is presented below along with specific work history among the project team that would be assigned to this study. The staff identified in this proposal will perform all of the assigned work. In the event ofstaff changes,we will notify the City of replacement staff assigned, and will ensure that replacement staff have the same level of qualifications and billing rates as the staff outlined below. PROJECT LEADER- BILL KRUEGER Mr. Krueger, a Principal with CSL, will lead all phases of this consulting engagement, and will serve as the primary contact for all study-related correspondence, attending key study meetings and deliver report presentations. Mr. Krueger has 21 years of industry experience in markets of all sizes throughout the country, spanning over 350 studies, the majority of which involving u convention and hotel facility projects. The results of his study efforts have been used to assist public sector entities in assessing the broad set of economic impacts associated with events, venues, districts or institutions, developing return-on-investment calculations, generating public support for specific initiatives,and guiding future resource allocation decisions. In recent years Bill has directed/managed study efforts including: Five Flags Center future use study, Iowa State University hotel and convention center feasibility study; Knoxville Civic Auditorium (theater) and Coliseum (arena) master planning; Ogden Eccles Conference Center expansion/improvement feasibility analysis; a proposed new Fox Cities Convention Center; and,a strategic plan for Wichita's convention industry product. PROJECT MANAGER-JOELFELDMAN Mr. Feldman will attend key study meetings and will work closely with project leadership on planning and development of key strategic planning recommendations. Additionally, Joel will manage all research and production aspects as well as the variety of day-to-day tasks involved with the study effort. Mr. Feldman brings over ten years of experience serving as Project Manager or Lead Analyst through over 100 studies has included in-depth analysis for a wide variety of visitor-generating facilities including convention centers, performing arts theaters, arenas and other such facilities. The result of Mr. Feldman's work has included detailed reports on facility planning, impact, development recommendations, financing options and financial feasibility. Mr. Feldman has served as project manager or lead analyst on a variety of strategic destination and visitor industry infrastructure studies, including: potential upgrades/enhancement study for Tyson Events Center; Knoxville Civic Auditorium (theater) and Coliseum (arena) master planning; La Crosse Center Improvements study; and a strategic plan for Wichita's convention industry product. PROPOSAL TO PROVIDE CONSULTANT SERVICES FOR A FIVE RAGS CIVIC CENTER ASSESSMENT AND STUDY December 29,2016 Page 11 FEH DESIGN �eeled�ssw��s Project Team Members PROJECT ADVISOR-JOHN KAATZ Mr. Kaatz's experience includes more than 30 years of in-depth analyses for hundreds of convention and conference centers, hospitality facilities, arenas and entertainment venues. The results of these studies have been used to assist public and private sector entities in determining market and financial feasibility, supportable building program levels, financial operations, economic impacts, appropriate marketing focus and management structure, and in pursuing and securing project financing. Prior to joining CSL, John was the Director of Coopers and Lybrand's Sports, Entertainment and Leisure Consulting Group. In his more than 30 years of industry experience, Mr. Kaatz has led study efforts regarding: Five Flags Center future use study, Iowa State University hotel and convention center feasibility study; and, La Crosse Center Improvements study. ANALYST- TYLER OTHEN Mr. Othen has served as Analyst for over 40 convention and visitor industry assessments spanning a wide range of market sizes across the country. He has led efforts to develop in-depth and critical benchmarking analyses that compare facility components and operations, as well as larger scale destination products and infrastructure. He has also been involved in utilizing these analyses to develop creative solutions for facility product development and operations. Mr. Othen's experience also includes planning during the developmental stages of public facility construction, expansion and renovation; performing various market demand and comparable facility and market analyses,as well as analyses related to the operation of visitor industry facilities. ANALYST-ASHLEY ADAMS Ms. Adams has served as an Analyst for over 40 convention and other visitor industry-related event facility benchmarking and development studies spanning a wide range of markets across the country. Serving in this role, Ms. Adams has provided integral research into the development and operations of facilities - �, G throughout the country. Ashley has also conducted detailed analysis of existing local market conditions, assessments of competitive and comparable markets and facilities, economic and demographic data, market demand, historical building operations, market programs,supportable building programs, economic and fiscal impacts. Furthennore, she has worked with convention event planners in assessing their facility needs, and with center management in evaluating operational policies and performance metrics. PROPOSAL TO PROVIDE CONSULTANT SERVICES FOR A FIVE RAGS CIVIC CENTER ASSESSIAMT AND STUDY December 29,2016 Page 12 a � FEH DESIGN �eeled�ssw��s Design Team Principals Kenneth M. Betsch, AIA- Managing Principal For over 40 years, Ken has served as principal-in-charge and design architect for many significant city planning, civic, convention center, arena, residential, hotel, office, commercial, research, and college and university projects across the a country. As the President and Managing Principal of BetschAssociates, he is responsible for all aspects of architectural practice including client relations, pre- design services, and project design for the firm. Throughout his career, Ken has designed several high profile buildings which have been recognized for their design excellence. He has an extensive background in city planning, community development, visioning, and urban design. He also has detailed knowledge of trends in public assembly facilities, extensive planning experience with complex expansion I renovation projects, and a track record Professional Organization for maintaining construction costs within the original budgets. International Association of Venue Managers Relevant Project Experience Education KI Convention Center Expansion -Green Bay,WI Clemson University, Bachelor of Arts- 62,400 SF ballroom expansion and 19,430 SF meeting room renovation Architecture, 1974 Clemson University,Master of Mayo Civic Center Expansion I Renovation -Rochester,MN Architecture,National AIA School 240,000 SF convention center, arena and theater expansion/renovation Registration U.S. Cellular Center—Asheville,NC AR,GA, IN, KS,MI,NC,SC,WI,MI, Existing 6,000 seat arena and banquet hall renovation MN,NCARB Certificate Holder • TD Arena-College of Charleston -Charleston,SC 186,700 SF athletic center expansion/renovation with 5,000-seat arena • Bon Secours Wellness Arena Renovation—Greenville,SC 15,100-seat arena, concourse, suites, and hospitality area renovation • Fort Smith Convention Center-FortSmith,AR 152,800 SF convention center expansion and 1,375-seat theatre renovation Kevin Eipperle, AIA, LEEDAP- Vice-President Kevin brings 30 years of professional experience in a wide range of civil, educational, and cultural projects to FEH. Kevin has a passion for delivering environments that promote success, with an expertise in new building facilities and additions, evaluations and renovations of existing buildings and in facilitating ds' owner/user groups in design meetings for long-range planning. Relevant Project Experience • Dubuque County-Dubuque,LA Office space options analysis/old jail adaptive reuse assessment&design • Hempsted High School -Dubuque,IA Education High school renovation/addition including gym and 700-seat auditorium Iowa State University, Bachelor of Arts -Architecture,1985 Eleanor Roosevelt Middle School -Dubuque,IA Iowa State University, Bachelor of New school including classrooms, gym, and auditorium Architecture, 1986 • Diamond Jo National River Center Museum -Dubuque,IA Registration 52,000 SF renovation for a museum including a 132-seat theatre IL, IA,KS,SC,TN,WI FEH DESIGN BetschAssociates ^• Proposed Scope of Services PROPOSED PROJECT APPROACH We believe that the CSL, BetschAssociates and FEH Design team is the best-qualified to assist the City of Dubuque (City) and other community stakeholders conduct an assessment and study for the Five Flags Civic Center (FFCC) in Dubuque, Iowa. We understand that the City desires a project team qualified to provide market, financial, design and economic impact analyses related to the potential for programming at the Five Hags Theater and Arena and maximizing the facility's suitability, either by renovation or development of a new facility to better serve those programming purposes. Our team is uniquely- positioned with respect to local, regional and national expertise relevant to the project. Specifically: • National Exoerience & Insiaht: Through more than 1,000 comparable projects, CSL, BetschAssociates and FEH Design have unmatched experience throughout the country with feasibility assessmentand planning studies in markets ofall differentsizes concerning multipurpose event, theaters, convention centers, public assembly facilities, hotels, and other types of event facilities and visitor/destination planning projects. • Local &Reaional Exoerience &Insiaht: CSL has unique and critical insight into the Five Hags Civic Center, the Dubuque area and issues relevant to area and regional residents. Specifically, CSL's past and recent project experience with study efforts in Dubuque for a Five Hags Civic Center assessment, with similar project efforts in Bettendorf, Ames, Cedar Rapids, Sioux City and many other communities throughout Iowa, Wisconsin, Minnesota and Illinois. Further, the respective office locations for CSL (Minneapolis, Minnesota) and FEH Design (Dubuque, Iowa) provides our team with important opportunities for efficient, responsive and detailed community outreach, local/regional market insight, client engagement and product delivery. Each market is unique and there is no substitute for the extensive research that is necessary to ensure that decision-making during the various stages of project development accurately reflect these distinctive characteristics. More so than any other firm performing these types of studies, CSL conducts more direct outreach to competitive and comparable venues and current and/or potential new users of multipurpose event and entertainment space in the study's subject market. This research-based approach not only ensures that the findings and recommendations reflect the unique conditions of your destination, but it provides you with a comprehensive understanding of how these findings and recommendations were reached. We understand that the City desires a project team qualified to provide market, financial, design and economic impact analyses related to the potential for programming at the Five Flags Theater and Arena and maximizing the facility's suitability,either by renovation or development of a new facility to better serve those programming purposes. The following study steps have been developed to provide the City and other area decision makers with the foundation of research necessary to strategically plan for the future of the Five Flags Civic Center. Importantly, this research provides both short- and long-term direction not only as to the facility components/development options that may be supportable from a market demand perspective, but also the supporting amenities and infrastructure required in order to maximize the community's return-on- investment. The availability of hotel, transportation, restaurant, retail and other visitor industry amenities in proximity to visitor-oriented event facilities are increasingly important to both event planners and attendees and the communities looking to benefit from the added economic activity generated by hosting such events and attracting new visitation of various types. PROPOSAL TO PROVIDE CONSULTANT SERVICES FOR A FIVE FLAGS CIVIC CMTER ASSESSIAMT AND STUDY Decemb. 29,2016 Page 14 th $_ FEHDESIGN 0--E' MI Proposed Scope of Services The project tasks and steps included in this approach comprise a study process we have successfully implemented for similar projects throughout the country. We would be happy to discuss with you variations of a study approach that would meet your objectives. This study process consists of a comprehensive assessment of the Dubuque market and the Five Flags Civic Center, including a significant amount of primary market research and analysis to provide the most accurate assessment of market demand and cost/benefit analysis associated with the facility development/investment under consideration. A summary of our approach to developing an assessment of future development/enhancement scenarios for the Five Flags Civic Center is presented below, followed by a detailed description of the study effort. Phase I. Current Status Assessment Task 1. Study Kickoff and Initial Project Planning Task 2. Local Market Conditions and Visitor Industry Assessment Task 3. Analysis of Existing Five Rags Civic Center Operations Task 4. Industry Trends Review Task 5. Competitive/Comparable Facility Analysis Task 6. Market Surveys Phase II. Expansion Study and Assessment Task 7. Market Supportable Program Analysis Task 8. Event/Use Levels Analysis Task 9. Conceptual Renderings and Design Charrette Task 10. Preliminary Construction Cost Analysis Task 11. Financial Operations Analysis Task 12. Economic Impact Analysis Phase III. Naming Rights and/or Sponsorship Opportunities Analysis Phase IV. Scenario Development Phase V. Final Report A detailed description of the scope of services and the approach to be applied to the project tasks and steps is provided below and on the following pages. Phase I. Current Status Assessment The purpose of this phase is to conduct a comprehensive analysis of the market demand, positioning and potential for the FFCC. This task will include assessment of the FFCC's product offerings and historical performance, as well as the supporting visitor industry infrastructure present in the Dubuque destination. This multi-faceted, market-based approach will focus on the specific needs and characteristics of likely users of a potentially improved/enhanced FFCC. Access to this essential base of information will provide context for future discussions as well as important efficiencies in conducting the overall analysis. The specific tasks to be conducted as part of this phase are summarized on the following pages. PROPOSAL TO PROVIDE CONSULTANT SERVICES FOR A FIVE FLAGS CIVIC CMTER ASSESSIAMT AND STUDY Decemb. 29,2016 Page 15 A09-11,01 $_ FEHDESIGN 0--E' MI Proposed Scope of Services Task 1. Study Kickoff and Initial Project Planning As an initial task we will work with the City and other stakeholders to establish the specific project goals and timeframe. An initial planning meeting will take place in Dubuque to collect pertinent project data and coordinate a project work plan. This is a critical first-task,and we will spend several days in the community conducting local interviews, reviewing existing data, touring the FFCC, visiting other destination visitor industry amenities and gaining important insight into the significance of the Five Flags Civic Center. We will conduct initial in-person,one-on-one interviews in Dubuque with key project stakeholders to obtain background information related to the project. In addition to City and FFCC leaders, these interviews could include individuals such as elected and appointed City officials,CVB/DMO representatives,key hotel owners and managers, Chamber of Commerce leaders, key academic institution officials and leadership among other local academic institutions, tourism industry representatives, theater and arts organization representatives, restaurateurs, attractions, business leaders and other civic and visitor industry representatives or project stakeholders. These meetings will focus on analyzing conditions with regard to local market characteristics, facility needs and the opportunities that future investment in the public assembly facility and hospitality sector may represent. Specifically, through this process, we will: • establish a working group that will include representatives of local project leaders; • assemble important project related data; • gain initial insight and perspective into local conditions that will impact the research process; • establish the format and content of our deliverable products; and • modify the work plan, if necessary, to reflect any appropriate changes arising from the information obtained in the steps noted above. Task2. Local Market Conditions and Visitor Industry Assessment This task will define and evaluate the local market characteristics of the Dubuque destination,as well as its existing convention and hospitality infrastructure, programs and funding support. Analysis of population, visitor and related demographics can help form the basis of market demand for arena,theater,civic,cultural and local event activity sectors. Data regarding the size, demographics and growth potential of the Dubuque regional market over the next several years will be assembled and compared to other similar- sized markets. The evaluation of these characteristics will serve as an important component of our analysis of market demand among particular event categories that draw from the local population base. Similar data for comparable markets will also be gathered and analyzed as part of this task. We will also analyze operational, financial, event use and related information associated with any existing arena, theater, perfonning arts, spectator and other such venue in the local area. We will conduct interviews with facility management, collecting the following type of information: • space offerings; • types of events and historical levels; • future year bookings and tenant contracts; • rent and service rate structures; • event opportunities and challenges; • financial operating data; • physical facility and operational challenges and issues; and, • other such data. The entertainment/spectator infrastructure of a community includes entertainment venues and events, restaurants, retail, transportation/pedestnan access, hotels and other such characteristics. These can have an impact on the ability of a community to support added event activity. As part of this analysis, we will PROPOSAL TO PROVIDE CONSULTANT SERVICES FOR A FIVE FLAGS CIVIC CMTER ASSESSIAMT AND STUDY Decemb. 29,2016 Page 16 th $_ FEHDESIGN 0--E' MI Proposed Scope of Services analyze specific community characteristics as they relate to potential redevelopment/enhancement of the FFCC that includes: • transportation options and linkages to/from the FFCC; • proximity issues to major metropolitan markets; • air, rail, ground transportation and shuttle access; • entertainment offerings and attractions; • existing/planned entertainment and cultural facilities in the local area; • key community resources; and • other such charactenstics. Further,as information is available,we will collectand review data associated with existing local conference, convention, civic and other such event facilities, including facilities offered within area hotels. Information to be collected and analyzed will include, but will not be limited to, the following: • existing conference, convention,civic,exhibition, meeting and event center physical components, configuration and related issues; • event charactenstics (type, number, length of stay, origination of attendees); • square footage and occupancy/utilization by type of space; • event seasonality; • lost business information; • rental and service rates; • operating revenues and expenses; and • capital improvements and long-term facilities planning data. The results of this task will be used in combination with data prepared throughout the study to assess Dubuque's competitive position within the state, regional and national marketplace and its ability to accommodate additional event and visitor demand. By understanding the type of business currently accommodated within the community, we can focus our recommendations on facility development and strategic initiatives that could addto the overall level of events,attendees, visitation and economic impact. Task 3. Analysis of Existing Five Flags Civic Center Operations The objective of this task is to conduct an in-depth analysis of the overall operational characteristics of the existing FFCC,with the goal of understanding the existing resources within the available event space. This analysis will help form the basis for evaluation of future incremental demand that redeveloped/enhanced FFCC event facility space could accommodate. As the information is available, our collection and review of data will include, but will not be limited to: • Facility physical components, configuration, functionality, amenities and related issues and how they relate to potential future needs; • Event characteristics including number of events, utilization days, space used by area, attendance and other past, current and future booking statistics; • Square footage and occupancy by type of space and type of event; • Event seasonality; • Information on"lost"business; • Rental and service rates; • Operating revenues and expenses; and, • Capital improvements and long-term facilities planning data; The results of this task will provide an assessment of the capacity, performance and limitations of the DCC event facility product and, importantly, benchmark data for subsequent study tasks. PROPOSAL TO PROVIDE CONSULTANT SERVICES FOR A FIVE FLAGS CIVIC CENTER ASSESSMENT AND STUDY Decemb. 29,2016 Page 1] th $_ FEHDESIGN 0—^N'^"' MI Proposed Scope of Services Task 4. Industry Trends Review The multipurpose arena, spectator, convention, civic, meeting, entertainment and visitor industries have undergone significant change over the past decade. Issues impacting these industries, including changing demand for event space, technological amenities, hotel availability, service levels and other such characteristics, have been joined by recent, and sometimes dramatic, Fluctuations in event activity due to nationwide economic conditions and travel costs. In addition, supply growth has impacted demand levels in individual markets. Many event planners have also placed greater importance on the issue of environment sustainability of a facility in terms of selection criteria. CSL understands these and related important characteristics and how they have and will continue to affect the industry. Our understanding of industry trends and their implications on specific markets is something that we take very seriously, as demonstrated by our ongoing dedication of significant staff resources to important industry research efforts. We are constantly researching the industry from the perspective of event planners and travelers, conducting upwards of a thousand individual interviews on an annual basis. We will evaluate how the local market may be impacted by emerging industry trends, summarizing the potential impact on FFCC expansion/improvement and/or visitor industry infrastructure, and the potential for creative development characteristics tailored to the demand unique to the market. An evaluation of these trends will be important in placing overall market demand estimates into the context of the industry, presently and into the foreseeable future. Task5. Competitive/CompambleFacility Analysis In evaluating the market positioning and demand for a potential redevelopment/enhancement of the FFCC and/or other visitor industry strategic initiative, it is important to gain an understanding of the competitive/comparable facility and destination environment. Within this task,we will assemble and review the operational and physical characteristics of existing and planned facilities in the region that do, and could, compete with the FFCC. Also, we will evaluate convention facilities around the country that may offer some element of comparable insight, focusing on identifying and analyzing facilities in markets similar to Dubuque. The types of data that will be assembled for comparable and competitive projects will include, but not be limited to: • facility type and marketing focus; • exhibit, meeting, ballroom and multipurpose space and capacities; • fixed and temporary seating components; • future expansion plans; • layout,staging and design features; • event characteristics (levels, attendance, utilization, future bookings, etc.); • ancillary services and amenities; • operating revenues and expenses; • rental terms; • available parking; • area demographics; • hotel availability,quality and proximity to the facility; • visitor industry tax rates (i.e., hotel/motel tax); • convention and visitor bureau marketing resources; • location characteristics and transportation access; and • other such characteristics. We will develop case studies concerning comparable facilities in similar destinations to Dubuque to address the respective facilities'level of use, rates, financing,source of public subsidies,size and operating expense, PROPOSAL TO PROVIDE CONSULTANT SERVICES FOR A FIVE FLAGS CIVIC CMTER ASSESSIAMT AND STUDY Decemb. 29,2016 Page 18 th $_ FEHDESIGN 0--E' MI Proposed Scope of Services as well as other key facility/destination information. This analysis will assist in providing data as to how Dubuque and the FFCC could compete within specific event markets, as well as later assisting in the evaluation of the associated financial operations, operation structure, marketing, and economic and fiscal impacts of a redeveloped/enhanced FFCC. Task 6. Market Surveys The purpose of this task is to develop pnmary industry market research specific to Dubuque. In-person, one-on-one interviews and/or focus groups with key local individuals and business leaders will be conducted in Dubuque near the outset of the study to gain an understanding of the local market's attitudes with regard to the market potential for expanded/improved convention space and/or new visitor industry- oriented strategic initiatives. These interviews could include individuals such as representatives/officials of the City, CVB/DMO, Chamber of Commerce, hoteliers, event facility managers, theater and arts organizations, restaurateurs, business leaders, and other civic and visitor industry representatives. Beyond these local interviews, we will interview via telephone a significant sample of potential users of a redeveloped/enhanced FFCC, both locally and from a state, regional and national basis. Such interviews allow us to go beyond simply relying on competitive and comparable facility data in order to develop market demand findings. In addition, this type of direct outreach to event planners can support our analysis of emerging trends from a demand perspective and in terms of the unique facility features that may provide a future competitive advantage to any FFCC redevelopment/enhancement project and/or visitor industry strategic initiatives. The analysis may include organizations or individuals from the following event segments: • national, regional and local spectator event promoters of: o sporting events; o family shows; o concerts; o musical and dance productions; o theatrical events; and, o religious events. • local, state, regional and national association conventions,conferences and/or meetings; • potential sports or other primary facility tenants; • corporate and trade events; • academic-oriented events and users; • public/consumer shows; • SMERF events (social, military, education, religious, fraternal); • community banquets, meetings, festivals and related events; • local civic, service and religious organizations; • cultural events; and • other such events. Event organizer survey results will be analyzed to provide summaries of the following data specific to added facilities: • likelihood of utilizing a redeveloped/enhanced FFCC; • reasons for not choosing the Dubuque area; • space/seating levels required to attract the event; • potential attendance, number of events, rental revenues, attendee spending and other such quantifiable data; • overall hotel room requirements; • other important community requirements to attract the event; PROPOSAL TO PROVIDE CONSULTANT SERVICES FOR A FIVE FLAGS CIVIC CMTER ASSESSIAMT AND STUDY Decemb. 29,2016 Page 19 9� Proposed Scope of Services event seasonality; length of event data; past facility use; requirement/preference for technology-related amenities; issues with respect to the proximity to nearby airports; perceptions of the Dubuque area; and, other related event information and relevant opinions. By combining the results of this task with the analysis results generated in previous tasks, we will be able to identify the event markets that represent the primary sources of demand for a potential expanded/improved FFCC with and without supporting visitor industry infrastructure enhancements, upon which future facility recommendations and event/impact estimates are made. Phase II. Expansion Study and Assessment The purpose of this phase is to synthesize findings of the previous phase to analyze and translate market demand and opportunities into a market supportable facility program for the FFCC. The phase will also outline appropriate redevelopment/enhancement options (if any),as well as other FFCC-oriented or visitor industry-oriented infrastructure, policy,and/or marketing initiatives that would be expected to enhance the FFCC's competitiveness and performance. Once identified, we will present estimates of the key costs and benefits (upfront, ongoing and cumulative)associated with scenarios generated under the previous phase of study. It is understood,as will be subsequently discussed,that at least five(5)strategic recommendation scenarios are requested for analysis. Task7. Market Supportable Program Analysis We will prepare an analysis of the market supportable facility building program for the FFCC, based on market demand and related data developed as part of the previous task. The importance of matching the size of the facility will be balanced with existing/anticipated future market conditions, financing/budgetary considerations,and economic impact-generating and local needs ability of the potential expanded/improved FFCC. The analysis will focus on: • fixed and temporary seating levels; • exhibit, meeting, ballroom and multipurpose space; • size of support space and other functional areas; • size and type of concession/kitchen space; • food service areas; • amount and type of other revenue-producing areas; • locker roorrs, performer dressing rooms, green rooms and other event staging areas; • space configuration and aesthetic features; • theme/brand possibilities; • storage space and other such supporting infrastructure needs; • possibilities for future expansion; and, • important technological and other amenities. PROPOSAL TO PROVIDE CONSULTANT SERVICES FOR A FIVE FLAGS CIVIC CMTER ASSESSIAMT AND STUDY Decemb. 29,2016 Page 20 th $_ FEHDESIGN 0--E' MI Proposed Scope of Services We will identify any external factors that could significantly affect the ability of a potentially expanded/improved FFCC to maximize its potential. Factors to be identified include: • availability of quality, committable hotel roorrs; • restaurant/retail establishments; • parking needs; • transportation infrastructure/accessibility; • event attendee transportation within the area; and, • other such characteristics. Should any existing complementary facilities/amenities/infrastructure be deemed inadequate, we will conduct a preliminary assessment of such items/issues and discuss potential methods of facilitating their development/creation, including incentivizing private sector participation and/or creative public/private partnerships to enhance the visitor industry infrastructure to adequately support any future FFCC product investment. Based on industry best practices, we will discuss pertinent issues as they relate to the existing FFCC and a potential expanded/improved product, including, but not limited to, physical characteristics and amenities, market positioning, marketing opportunities and challenges, ft within the greater destination/marketplace, management options, operational issues, marketing and operational synergy among other site/property elements, and other such iterrs. Task B. Event/UseLevels Analysis For each of the strategic scenanos, we will estimate the level and characteristics of events and activities that could be attracted to and retained at the FFCC up to and for a stabilized year of operations. Measures of event demand will include: • event levels by event segment; • potential attendance (including visitor) levels by activity or use; • origin of attendees/exhibitors (i.e., local vs. non-local)and associated traffic levels; • length of event data; • facility space and functionality requirements (exhibit, meeting, banquet, seating, staging, technology, etc.) by event type; • hotel requirements; • parking requirements; and, • seasonality data. Task 9. Conceptual Renderings and Design Chan-elle Due to the wide variety of scenanos to be reviewed for the future of the Five Flags Civic Center, we feel that this project requires a unique approach to the planning process to bring together all the stakeholders as determined by the City to build a consensus for the future direction of the Center. With this in mind and upon completion of the market analysis, we propose to begin our planning process with a four-day interactive design charrette on site led by the principals of the design team. It will include the City administration, key community leaders, and the staff at the FFCC. PROPOSAL TO PROVIDE CONSULTANT SERVICES FOR A FIVE FLAGS CIVIC CMTER ASSESSIAMT AND STUDY Decemb. 29,2016 Page 21 th $_ FEHDESIGN 0--E' MI Proposed Scope of Services During this charrette, the design team will complete the following tasks: • Develop an overview of the existing site and structures, including their acoustical quality, status of patron amenities, functional capacities, structural integrity,condition of mechanical,electrical,and plumbing systems, and energy efficiency. This overview will include a complete list of proposed building renovations,building additions,and deferred maintenance items,each with theirestimated cost, as required to meet the needs of the market, generate added revenue, create new events, or enhance the image, operation, or performance of the facility. • Conduct an intermediate review with the City and its stakeholders of its findings and the related design opportunities to gain insight, and to set priorities for the remainder of the planning effort. • Develop each of the proposed scenarios with the appropriate list of related improvements,pertinent plans and sketches, conceptual cost estimates, and a pro and con analysis of each. • Review carefully the scenarios in open discussion with the appropriate stakeholders. This process will allow the City and its stakeholders to set the priorities for either the demolition, renovation/expansion,or relocation of the Center. • Document the entire process in booklet form and include it as a part of the final report. This four-day interactive process has been very successful in greatly reducing the planning schedule time for a project, building consensus for the recommended solution with all the stakeholders, and producing inspiring solutions. We have used this same process to generate the conceptual plans for all of our public assembly projects and will use it to develop the appropriate scenarios for the Five Flags Center. Task10. Preliminary Construction Cost Analysis Based on a rich database of past projects, industry norms, the program information, unique site features, local cost characteristics and other relevant features, we will provide preliminary cost estimates for the recommended facility development scenarios. The cost estimates will focus on per-unit data adjusted for conditions in the Dubuque area and cost data of comparable facilities modified for time and locations. The estimates will focus on the building programs and configurations developed in previous study tasks. These cost estimates will be useful for framing a discussion on overall project costs if the project gathers support for an implementation phase. Task 11. Financial Operating Analysis We will prepare a financial operating analysis for the FFCC up to and for a stabilized year of operations under each of the identified scenarios. Specifically,we will develop a computer-based model incorporating comparable facility data, historical FFCC operations, and the estimated levels of event utilization and attendance derived from the market analysis in order to develop estimates with regard to facility operating revenues and expenses. We will estimate line item revenues, including rental, food service, event service, parking, advertising and sponsorship revenues, and other such sources. We will estimate line items expenses, including salaries (permanent and event driven staff costs), utilities, maintenance, supplies, insurance,contract service costs and others. We will work with the City and project leaders to develop other non-operating revenue/expense assumptions associated with each of the scenarios, in order to provide initial estimations of the financial return/risk structures associated with the project under each scenario. PROPOSAL TO PROVIDE CONSULTANT SERVICES FOR A FIVE FLAGS CIVIC CMTER ASSESSIAMT AND STUDY Decemb. 29,2016 Page 22 th $_ FEHDESIGN 0--E' MI Proposed Scope of Services Additionally,we will work with facility staff to outline a long-term plan for routine and extraordinary capital maintenance and replacement. Specifically,we will meet with facility representatives to discuss the current views of the facility, including their primary concerns with regard to current maintenance issues,operational issues such as a review and prioritization of the operators current working list, and plans for future improvements or updating. This cursory analysis will identify potential limitations to accommodating future demand for event space within and around the FFCC. Upon this inspection,should the City determine that a more detailed assessment is required, we would be happy to work with the City to address this request in the most cost efficient manner possible. Task 12. Economic Impac[Analysis In this task, we will estimate the economic and fiscal (tax) impacts associated each of the identified scenarios, emphasizing the incremental impacts associated with expansion/improvement of the FFCC and other recommended strategic initiatives. The operation of a renovated/enhanced event facility typically attracts some level of out-of-town event attendees/exhibitors to the community. Likewise, other targeted strategic initiatives will be designed to grow the number of visitors to Dubuque. The non-local attendees and visitors brought into the community as a result of the event facility and/or other initiatives represent the basis for added local economic and fiscal impacts. As part of this analysis, we will develop estimates of total incremental visitors to the Dubuque area generated as a result of new visitor-oriented facility and investment strategies. We will then apply appropriate per-visitor spending estimates using industry data adjusted to the local area. The multipliers, specific to Dubuque and provided by leading input/output multiplier models, will be used to estimate total economic output, earnings and employment generated as a result of each of the supportable strategic options identified. From these economic impact variables, we will apply appropriate local, regional and statewide tax rates to estimate the added tax revenue generated as a result of the initiatives. The resulting visitor spending levels will be segmented by industry and applied to economic impact multipliers. Visitor spending levels by industry and event type will include the following metrics: • Direct spending • Indirect/induced spending • Personal earnings/income • Employment(jobs) • Hotel room nights • Tax revenue (by type) The completion of the economic and fiscal impact analysis will allow for a comparison of key costs and benefits associated with the development and operation of a redeveloped/enhanced FFCC across each of the five outlined development scenarios. This comparative evaluation will allow project stakeholders and the community to assess issues related to return on investment. Phase III. Naming Rights and/or Sponsorship Opportunities Analysis CSL will conduct a review of a potential expanded/improved Five Flags Center and its potential use levels/tenants to identify assets available for a potential naming rights package, including, but not limited to the following: (1) onsite advertising; (2) broadcast exposure; (3) editorial media coverage; (4) publications; (5) collateral material; (6) promotional opportunities; (7) event marketing; (8) internet; (9) seating; (10) ticketing; and (11) merchandising. PROPOSAL TO PROVIDE CONSULTANT SERVICES FOR A FIVE FLAGS CIVIC CMTER ASSESSIAMT AND STUDY Decemb. 29,2016 Page 23 rIgh $_ FEHDESIGN 0--E' MI Proposed Scope of Services Based on an evaluation of the existing assets and potential components that could be included in a naming rights package, we will develop an approximate value for the potential naming rights assets based on industry standards, valuation techniques and market conditions. We will focus on demographic, location and traffic count characteristics, including estimates of ad impressions via signage, advertisements, media and other methods. We will identify and analyze naming rights deals from a variety of comparable projects throughout the state and country. The goal of the exercise is to determine the market value of Five Flags Center naming rights for interested corporations or donors, and to identify a naming rights opportunity (if any) that will provide the greatest level of value to potential prospects and maximize revenue for the Five Flags Center, thereby reducing the amount of debt that may be necessary for the contemplated expansion and/or annual operating obligations borne by the public sector. Phase IV. Scenario Development This phase is designed to synthesize the elements of the previous phases and present, for consideration by the City and other project stakeholders, a comparison of at least five (5) redevelopment/enhancement scenarios, along with a discussion of the merits/demerits of each scenario. Specific scenarios to be presented include, but are not limited to: 1. Retain historic theater; redevelop remaining Five Flags Civic Center event space allowing for private sector or other higher and better use development to occur onsite. 2. Restructure leasing agreement of Five Flags Civic Center,except for historic theater, to attract and host private tenancy or ownership with a different business model. 3. Renovate existing Five Flags Civic Center facilities to better accommodate existing and potential future event demand. 4. Renovate and expand existing Five Flags Civic Center facilities to better accommodate existing and potential future event demand. 5. Redevelop Five Flags Civic Center elsewhere in Dubuque to better accommodate existing and potential future event demand. The analysis of these scenarios will require a comprehensive analysis of the feasibility of maintaining the Five Hags Theater,as outlined previously in our analysis. We will rely on the results of the Design Charrette, described in Phase II,Task 9 to provide specific direction on the necessary upgrades to the existing theater and to indicate whether costs associated with bringing the facilities to an appropriate operational standard would provide an appropriate retumon-investment for the community. Phase V. Final Report In this final task, we will prepare a written draft report summarizing our findings and conclusions. It will include photographs and conceptual drawings ofall potential scenarios keyed to the text of the report. We will summarize these matters in a draft report, which will be submitted to you prior to finalizing the document. After comments are incorporated, we will issue a final written report summarizing all findings, conclusions and recommendations. We will also provide an electronic copy of the report. In addition to the written and electronic report, we will conduct oral presentations to the City and other key stakeholder groups regarding the study findings. PROPOSAL TO PROVIDE CONSULTANT SERVICES FOR A FIVE FLAGS CIVIC CMTER ASSESSIAMT AND STUDY Decemb. 29,2016 Page 24 rIgh $_ FEHDESIGN 0--E' MI Proposed Timing and Other Requirements PROPOSED TIMING We are prepared to commence this engagement upon receipt of notice to proceed. We would look forward to further discussing the specific study preferences or alternatives you may have for an assessment of the Five Hags Civic Center in Dubuque, Iowa. We expect to be able to complete the scope of services outlined herein within the 20 weeks, reflecting the extensive amount of pnmary market research and subsequent analysis required to draw informed conclusions. The following exhibit presents the anticipated timeline for the study and its pnmary Phases and Tasks. Should you have any specific timing milestones that you are internally attempting to meet, we would be happy to discuss potential adjustments to our proposed preliminary timeline. Week 1 2 3 d 5 6 ] 8 9 10 11 12 13 14 15 16 1] 18 19 28 PHASE I-CURRENT STATUS ASSESS MEM Task Sway adoRa Inial Project Planning Task2. Local Market Contlltlnos a VlsMS Indus"Assessment Task3. Analysis of Existing Five Flags CNlc Canter Operations Task 4. Industry Trends Review Task4. Competitive/Comparable Facility Analysis Task Market Surveys PHASE II-EXPANSION STUDY AND ASSESSMENT Task Market Supportable Program Analysis Task2. Eventhke Levels Analysis Task3. Conceptual Renderings and Design Cbarrette Task4. Preliminary Const uction Cost Analysis Tasks Financial Operations Analysis Task6. Economic mpact Analysis ♦ PHASE III-NAMING RIGNTSISPONSORSHIP ANALYSIS PHASE IV-SCENARIO DEVELOPMENT PHASE V-FINAL REPORT Report Presenmaon elseablas PotentalSide Visit For purposes of prepanng this proposal, we have assumed up to three separate visits to Dubuque during the course of the study. The initial kickoff visit would be attended by appropriate project team representatives for purposes of project organization/planning, tours and local community interviews and outreach. We would be available for conference calls as needed to complement the study effort and coordination/collaboration. In addition, regular progress updates will be forwarded to you in-person or via conference call during the study period. Furthermore, we anticipate completing this study in full, performing all work as set forth in this proposal. In the event that a decision not to proceed occurs within the time frame finally agreed upon for this engagement, we will cease our work, and bill you for time incurred on the project at that point in time. OTHER REQUIREMENTS There are no pending nor former claims and/or lawsuits against CSL International, BetschAssociates, Inc. or FEH Design. PROPOSAL TO PROVIDE CONSULTANT SERVICES FOR A FIVE FLAGS CIVIC CENTER ASSESSMENT AND STUDY Decembtt 29,2016 Page 25 16 $_ FEHDESIGG 0—arl Professional References CONVENTIONS, SPORTS AND LEISURE INTERNATIONAL REFERENCES Civic Arena &Perf. Arts Center Master Plan New/Redeveloped Convention Center Contact: Ms. Christi Branscom Contact: Ms. Susie Santo Deputy to the Mayor/COO President and CEO City of Knoxville Go Wichita P.O. Box 1631 515 S. Main Street Knoxville,Tennessee 37902 Wichita, Kansas 67202 T: (865) 215-3384 T: (316)660-6307 E: cbranscom@knoxvilletn.gov E: ssanto@gowichita.com Convention Ctr. &Perf. Arts Ctr. Planning Multipurpose Event Center and Hotel Contact: Mr. Doug Larsen Contact: Ms. Pam Seidl Executive Director Executive Director Weber Economic Development Partnership Fox Cities Convention and Visitors Bureau 2380 Washington Boulevard,Suite 250 3433 West College Avenue Ogden, Utah 84401 Appleton,Wisconsin 54914 T: (801) 399-8414 T: (920) 734-3358 E: dslarsen@co.weber.ut.us E: pseidl@foxcities.org Convention Center Master Plan Planning Study for New Conf. Ctr. and Hotel Contact: Mr. Horacio De Leon,Jr. Contact: Mr. Bill Kauffman Assistant City Manager frmr. County Administrator City of Laredo St.Clair County 1110 Houston Street 200 Grand River Avenue,Suite 203 Laredo,Texas 78042 Port Huron, Michigan 49060 T: (956) 791-7302 T: (810)989-6900 E: hdeleon@ci.laredo.tx.us E: bkauffman301@sboglobal.net PROPOSAL TO PROVIDE CONSULTANT SERVICES FOR A FIVE FLAGS CIVIC CMTER ASSESSIAMT AND STUDY Decemb. 29,2016 Page 26 9� Professional References BETSCHASSOCIATES,INC. REFERENCES U.S. Cellular Center Interior Renovation TD Arena Master Planning and Design Contact: Mr.Sam Powers Contact: Ms. Monica R. Scott Directorof Economic Development Vice President of Facilities Planning City of Asheville College of Charleston 70 Court Plaza 66 George Street Asheville, North Carolina 28801 Charleston,South Carolina 29424 T: (865) 215-3384 T: (843) 5579 E: spowers@ashevillenc.gov E: scottmr@cofc.edu Five Flags Civic Center Contact: Mr. H.R.Cook Region General Manager—SMG Five Rags Civic Center 405 Main Street Dubuque,Iowa 52001 T: (563) 5894254 E: hrcook@fiveflagscenteccom PROPOSAL TO PROVIDE CONSULTANT SERVICES FOR A FIVE FLAGS CIVIC CBJIER ASSESSIAMT AND STUDY Decemb. 29,2016 Page 27 �� Cost Proposal to Provide Consultant Services for a Five Flags Civic Center Assessment and Study December 29, 2016 THE CITY OF DUB E Masterpiece on the Mississippi CONVENTIONS SPORTS LEISURE FEH DESIGN jg PIN n v , .N P -Lmyy �Ii 3p f' - ifs;✓ % i _.. � its➢ i. ..."5s� i,III E _ _ f ®` r ; jpzi MEW nVErL i Lam. v - W1 WROM December 29,2016 Ms. Marie L. Ware Leisure Services Manager City of Dubuque Leisure Services Department 2200 Bunker Hill Road Dubuque, Iowa 52001-3010 Dear Ms. Ware: Conventions, Sports &Leisure Intemational (CSL),in conjunction with BetschAssociates and FEH Design, is pleased to submitour proposal, provided undera separate cover, to provide consultant services fora Five Flags Civic Center (FFCC)Assessment and Study the City of Dubuque, Iowa. The contents of this Cost Proposal document highlight the not-to-exceed professional fees and out-of-pocket expenses associated with the scope of services outlined in our Proposal to Provide Consulting Services (provided under a separate cover). Please feel free to contact me at(612)294-2003 or bkrueaer(@cslintl.com should you have any questions or require any additional information. Thank you for your consideration. Sincerely, Bill Krueger Principal CSL Intemational Conventions,Sports&Lesure In&vnatbnaL 520 NimgetMaii•Suifi 440•MinnegPO&,MN 55402•Telq hone 612294.2000•Facsimile 612294.2045 Cost Proposal Proposed Study Cost Total professional fees for any engagement will depend on the number of hours required to complete the project and skill levels of the assigned personnel. Professional fees and out-of-pocket expenses (this includes costs for travel, postage, telephone, report preparation and reproduction)associated with all tasks will not exceed $50,000 (unless expressly authorized by you). These fee and expense figures assume four person visits by project team representatives. Professional fees and out-of-pocket expenses will be billed and are payable on a monthly basis. We would be happy to discuss with you potential adjustments to the scope of services to best meet any requirements that you may have for a study. We are very enthusiastic about the potential opportunity to work with you on this important project. Thank you for your consideration! COST PROPOSAL TO PROVIDE CONSULTANT SERVICES FOR A FIVE FLAGS CIVIC CENTER ASSESSMEtlT AND STUDY Decemb. 29,2016 Page 1 �V FEH DESIGC PROPOSAL TO PROVIDE CONSULTANT SERVICES FOR A FIVE FLAGS CIVIC CENTER ASSESSMENT AND STUDY / 4 JANUARY 18, 2017 -41 f �n i ® Y Ll nn . ClyVl ATI[ A ! y Project Team l Leadership Bill Krueger Joel Feldman !, Tyler Othen CSL— Principal CSL— Project Manager CSL—Analyst �9 fl114 �'1 �1711� 11ewp'w so 9I 1'I •�� •• `. a7N��NTIO\'1 Ing Ken Betsch Christy Monk Ashley Adams p Betsch Associates FEH Desi n i g CSL - Analyst NATIONAL EXPERIENCE Largest breadth of applicable experience in industry, from the largest to the smallest projects LOCAL EXPERIENCE Team presence in Dubuque, key insight into local issues and facility history OBJECTIVITY Recommendations based on a foundation in defensible i research & best practices CREATIVITY Industry-leading thinking, focusing on strategic opportunities for success and the iconic siuitrc�;���TT, � VALDE re suae � Repeat engagements by high profile clients underscore the value of our services Conventions, Sports & Leisure International * 1,000+ studies, 30 years, 150 combined years experience „ ' u ® Unmatched multipurpose event facility experience in markets of all sizes, particularly in small to mid-sized cities - Specific experience involving evaluation and business planning associated with mature event facilities Relevant past experience in Dubuque & other regional small markets Unequaled dedication of firm management `u CQNVENTioNs SPORTS o Most in-depth scope of services available ': ° Project team staff located in Minnesota & Illinois offices LEtsuxE� ;, da, ` c "> �fi. Dubuque, Iowa Roles/Responsibilities • Two past.studies involving Five Flags Center • Study of convention market demand - 1998 • Study of the future Five Flags Center - 2002 --- Key Project Issues • Initial convention study provided foundation --�-•- for pursuit of the Grand River Center • Detailed analysis of unmet market demand • Understanding of the Dubuque destination „fir and Five Flags Center fie-*, '' r • Focus on highest return opportunities for the ® E ons market and mix of facilities « t i-FIsuar i Sioux city, Iowa Roles/Responsibilities • Arena assessment & enhancement study • Detailed historical event activity analysis • Analysis of competitive facility landscape • Outreach to current and potential new promoters and other users of Events Center - - !f i Key Project Issues • Significant capacity increase not warranted 7 • Refocusing primary facility enhancements to � . improve overall guest experience i '4 • Positioning Events Center to better leverage + - , ' f"� � Wc.nO.S recent and planned community improvements It ,PORI11 LFltil RI Knoxville, Tennessee Roles/Responsibilities • Feasibility study of a new arena and theater • Civic Auditorium and Coliseum Master Plan ° • Development of analysis scenarios r . • Cost/benefit analysis L_ Key Project Issues • Assessment of renovated vs. new build '- scenarios p•� � • Surveys of wide variety of event markets • Focus on optimal product to serve community • Cost/benefit & ROI scenario comparison � �: a'oarq T 0I I sr,- � � lf.0 Ogden , Utah 4, Roles/Responsibilities ; r • Expansion feasibility study for Ogden Eccles Center (conference center & theater) f • Market, financial, economic impact analyses { L i1 I 'moi' Key Project Issues • High level of competitive supply in region • Low measured incremental market demand a. • Need to maintain integrity of historic theater • Upside opportunity constrained by local hotelzz • room supply t , • Recommendation delivered NOT to expand ,�t4`u �' 'f � `�.\7FTT' iii_ �.%r..' rsry a, w::_4'9F"��'F'�P•. , Wichita , Kansas Roles/Responsibilities • CII expansion/redevelopment feasibility study • Cost/benefit study of CII scenarios ® o • On-going development & P3 assistance Key Project Issues 7r , , • Detailed convention market research and �. feasibility analysis ` • Ability to maintain brand identity of Wichita while creating an opportunity to expand visitor industry infrastructure and market reach • Integration into overall downtown master plan1I �a��_171 s�. CS�L Ken Betsch Associates * Medium-sized Arena & Theater Experience * High Profile Project Background •Track Record in Cost Control .14 ° Expertise with Complex /I Expansion/Renovation Projects 1141 Principal Based Practice %/I ;T -i Sample of Relevant Experience l7t � W 1 °liilh- •#�J �( y 111 t a it ��Il(r� I•.. � I TD r(3Ana � �- r .�x T9 nx.;. t m Mayo CI ic. Cen BSWA Suite e r Wim.:, ' s ^ U S.Lell Ular Center - I(1� a v On T,pr 1 1 a eb ons s Presidents Suite Kansajth �� Fort FEH Design FEH has been in continuous operation since 1898 Four Offices (34 Employees) Sioux City, Iowa Des Moines, Iowa © Dubuque, Iowa oil I ® Delafield, Wisconsin F Ar Architecture, Structural Engineering, Interior _ Design and LEED Accredited Professionals Local Experience as. Et -- *Diamond to Great River Center Hempstead High School -Eleanor Roosevelt Middle Schoo. Dubuque County HistoricJail *National Mississippi River Museum S, Dubuque County Office Space Analysis Aquarium 1 Rip t - "it Renderngs Charrette Sketches Public Eogagernent * Kevin/Christy completed while working for another local firm. Proposed PHASE I. CURRENT STATUS ASSESSMENT P roJ e Task 1. Study Kickoff and Initial Project Planning Task 2. Local Market Conditions & Visitor Industry Assessment Ap p ro Task 3. Analysis of Existing Five Flags Civic Center Operations Task 4. Industry Trends Review Task 5. Competitive/Comparable Facility Analysis Task 6. Market Surveys PHASE II. EXPANSION STUDY AND ASSESSMENT Task 7. Market Supportable Program Analysis Task 8, Event/Use Levels Analysis Task 9. Conceptual Renderings and Design Charrette Task 10. Preliminary Construction Cost Analysis Task 11. Financial Operations Analysis Task 12. Economic Impact; nalysis PHASE III. NAMING RIGHTS/SPONSORSHIP OPPORTUNITIES ANALYSIS PHASE IV. SCENARIO DEVELOPMENT y A I PHASE V. FINAL REPORT — ijx p Phase I . EXTENSIVE OUTREACH C Current Status 1. Multi-day site visit by project team - 2. Kickoff planning/organization meeting Assessment 3. Local stakeholder & community meetings h �1 4. Workshops & focus groups S. Online community survey I� 6. Telephone interview of past/current users More Direct 7. Telephone interviews with potential users Outreach to Ensure Findings Reflect BEST PRACTICES APPROACH Unique Conditions 1. Strong local and national experience 2. Large existing database in Dubuque 3. Historical Five Flags Center performance 4. Local competitors 5. Regional competitors 6. Comparable facility benchmarking 7. Focus on market fit and ROI Phase II : Expansion Study and Assessment Unique Design Perspective, Experienced Cost/Benefit Modeling Suites and Clubs hansformaH Amenities Concourse and Public Places r _4grade Lighting and -_ • I Signage �+ I •�� � dt Back of House Areas BMW 1;—'�' Transformat4 on Phase III : Naming Rights & Sponsorship Opportunities Most Extensive Database of Research Available Term Year End of City,State Venue Type Venue Name Naming Rights Partner Total Deal Worth (in years) Annual Fee Secured Term Bangor,ME Arena Chas ranee Center Class Insurance $3 000 000 15 $200000 2012 Boca Raton, FL College Stadium Geo Group Stadium Geo For, 6.:)00.000 12 2013 2025 Borea lon,FL Amphitheater Masa¢Amphitheater Mosaic x$95 000 15 Bulll Gil AZ Community Center Suddermink Community Center Spoil Communications 5 $15000 2013 Cedar Rapids,IA Hotel Arena US Cellular Center US Cellular $3,800.000 Cedar Rapids.IA Hotel Convention Center US Cellular Center US Cellular Cedar Rapids.IA Hotel Lounge Bud Light Lounge 7G Distributing LLC of Cedar Rapids $1 iii 000 Champaign, IL College Arena State faun Center State Farm Insurance Co $60000000 30 2013 Chicago.IL Field Wrigley Field US Cellular $68 000 000 20 $3400000 2003 Cincinnati.OH Conaention Center Cinergy Center Cinergy Co, $12 000 000 30 - 2002 2032 Denver, CO Theatre Saluda Theatre Bellco CU $1,250,000 5 Des Moines, IA Conyantion Center Community Choice Credit Union Corry Ctr Community Choice Credit Union $2.500,000 10 2012 Des Moines, A Exhibition Center Hy-Vee Her Hy-Vee Foods $8000000 20 2001 Detroit, MI Field(Sponsorship Deal) Ford Field Huntington Bank $2.400,000 5' Granit Forks,ND HealtM1 8 Wellness Center Choice HealtM1 8 Fllness Choice $23,800,000 25 Greensboro,NC Ballpark NewBridge Bank Park Hosanna,Bank 4 2007 2021 Harrisburg.PA Pond Cori Pennsylvania Farm Show Complex Weis Markets Inc. $750,000 5 $150000 Jonesboro.AR College Stadium Llbtery Bank Slad'mm Liberty Bank $5,000.000 15 2027 Lincoln,NE Arena Pinnacle Bank Arena Pinnacle Bank $11,250,000 25 2013 Milwaukee,Wl Convanllon Center Delta Aitlines Center Data Airlines 51,500.000 3 $500,000 2010 2013 Milwaukee,Val School Gym PmmierBank Arena PremierBank $50000 10 $SWC hall TN High School CMT Academy of Digital Design 8 Comm CMT $100,000 550 000 2012 New York, NY Community College Stella 8 Charles Guttman Comm.College Stella and Charles Guttman Foundation $15,000,00 2013 Omaha,HE Comentmn Center GenturyLink Center Centur ink Communications $14,000,000 15 2003 2018 Odamm FL High School Stadwm Nemours Stadium Nemours Children's Hospital $108000 5 Raleigh,NC Amphitheater Rod Hat Amphitheatre Red Hat $1,1]5,000 5 Berthoud,NY Ice Arena Bill Gray's Regional Iceplex Bill Gray's 30 2013 San Jose,CA Auditorium City National Bank $1,200,000 5 Sioux City,IA Arena Gateway Arena at Tyson Events Center Gateway Inc. $750000 10 2004 Sioux City,IA Auditorium Long Lines Recreation Center Long Lines W50,000 2002 Smux City,IA Co weir n Centeromm a Tyson Events Center Tyson Foods $4,000.000 20 2004 Spirit Lake, IA Ice Hockey Arena Bop Bay Ice Arena But Bay $240,000 10 2013 2023 Solid, IL High School Football Field Starling Chevrolet $250,000 5 2013 Sumner,WA High School Stadium" Sunset Clues Stadium Sunset Chevrolet $1,000,000 28 2031 Phase I" SCENARIO 1: SCENARIO SCENARIO 3: SCENAR104: V Existing Redeveloped New CC Multipurpose Combined Use HCC/Plaza HCC 8 HQ Hotel Event Center Facility Scenario One-time Coats: Hard Construction Costs $0 $10,000,000 $15,000,000 $18,000,000 $54,000,000 Soft Construction 0 0 0 Costs 0 3,000,000 4,500,000 5,400,000 16,000,000 Development Pratte to Facility 0 (30,000,000) Site l Infrastructure 0 1,000,000 1,500,000 1,500,000 3,000,000 Hotel Project 0 0 20,000,000 0 0 Private to Hotel 0 0 (12,000,000) 0 0 Total $0 $14,000,000 $29,000,000 $24,900,000 $43,000,000 Defensible Annual Costs: Debt Service $0 $761,000 $1,577,000 $1,354,000 $2,338,000 Annual Operating Deficit 400,000 325,000 650,000 250,000 2,000,000 Comparison 000,000 Capital Reserve Funding 0 50,000 75,000 90,000 0) of Scenario New DMO Marketing 0 0 200200 000 100`00 100_`00 R, Total Annual $400,000 $1,136,000 $2,502,000 $1,794,000 $3,438,000 Costs Annual Benefits & Direct Spending $12,250,000 $16,000,000 $24,675,000 $18,750,000 $23.850,000 Indirect/induced Spending $7,350,000 $9.600,000 $14,925,000 $11,250,000 $14,310.000 Benefits Total Output $19600.000 $25,600,000 $39,800,000 $30,000,000 $38,160,000 Personal Earnings $9,922,500 $12,960,000 $20,148,750 $15,187,500 $19,318,500 Employment 256 334 519 391 498 (full & pad-lime jobs) SCENARIO 1: SCENARIO 2: SCENARIO 3: SCENARIO 4: Redeveloped New CC Multipurpose Combined Use HCC &HQ Hotel Event Center Facility Benefit to Cost Ratio: 22.5 15.9 16.7 11.1 Benefit to Cost Ratio (incremental: 5.3 8.1 5.8 5.4 Thank you for your consideration VFITRTI S N RTT(`T LEP UL i THE CITY OF Dubuque UBgkE 111 111-America Ci i I. Masterpiece on the Mississippi 2007-2012-2013 TO: Michael C. Van Milligen, City Manager FROM: Marie L. Ware, Leisure Services Manager SUBJECT: RFP Consultant Services for Five Flags Civic Center Assessment and Study DATE: November 28, 2016 INTRODUCTION The purpose of this memo is to request City Council approval of the attached Request for Proposals (RFP) to provide consultant services for a Five Flags Civic Center Assessment and Study. DISCUSSION The City Council identified a Five Flags Civic Center Study as one of its six (6) high priorities for 2016-18. RFP Steering Committee members include: Marie Ware, Leisure Services Manager HR Cook, General Manager Five Flags Civic Center, SMG Regional Manager Tyler Daugherty, Civic Center Advisory Commission Maurice Jones, Economic Development Director Dave Johnson, Assistant Planner Todd Carr, Building Services Manager Rick Dickinson, Greater Dubuque Development Corporation The Steering Committee reviewed and approved the attached RFP. Proposals are due December 29, 2016. The anticipated schedule is that the City will execute a contract with the selected consultant by February 17, 2017. The assessment and study is projected to be complete by late July, 2017. BUDGET IMPACT The budget approved is as follows: CIP 350-2584 Consultant Services $ 501000.00 Total Project $ 50,000.00 1 The $50,000 budget is $20,000 of city funds and $30,000 from SMG, the management company from Five Flags. This donation was given at the time of contract renewal. RECOMMENDATION I respectfully request City Council approval of the RFP for Consultant Services for a Five Flags Civic Center Assessment and Study. MLW:et cc HR Cook, General Manager Five Flags Civic Center, SMG Regional Manager Tyler Daugherty, Civic Center Advisory Commission Maurice Jones, Economic Development Director Dave Johnson, Assistant Planner Todd Carr, Building Services Manager Rick Dickinson, Greater Dubuque Development Corporation attachment: RFP 2 BN CITY OF DUBUQUE, IOWA Leisure Services Department aFE 2200 Bunker Hill Road Masterpiece on the Mississippi Dubuque, IA 52001-3010 Phone: 563-589-4264 REQUEST FOR PROPOSAL (RFP) CONSULTANT SERVICES FOR FIVE FLAGS CIVIC CENTER ASSESSMENT AND STUDY INTRODUCTION The City of Dubuque, Iowa is soliciting requests for proposals from qualified consulting firms to provide professional consultant services for Five Flags Civic Center Assessment and Study. Interested and qualified firms are invited to submit a proposal to provide professional services for the project, as noted below. Proposals prepared in response to this Request for Proposal (RFP) are due before 2:00 p.m. on December 29, 2016. The anticipated schedule for this project is that the City of Dubuque will execute a contract with the selected consultant by February 17, 2017 and the project will be completed by July 17, 2017. Please review the entire RFP for specific requirements. The City Council identified a Five Flags Civic Center Study as one of its six (6) high priorities for 2016 -2018. Any questions regarding the project or this RFP should be directed to Marie L. Ware, Leisure Services Manager, at 563-589-4264 and/or email mware(aD_cityofdubugue.org prior to submission. COMMUNITY BACKGROUND The city of Dubuque is located on the Mississippi River in northeastern Iowa, adjacent to Illinois and Wisconsin. As Iowa's oldest city, Dubuque is a community well known for its historic and architectural beauty. The Mississippi River basin area creates a generally flat terrain which is complimented by a line of bluffs that parallel the River. Dubuque was an early river town chartered in 1833 with the first settler Julien Dubuque arriving in 1785. The geography and historic development of our river town at times makes accessibility challenging but achievable. Dubuque is proud of its history and has preserved and treasured many of its historic buildings, structures and areas. The city is over 30 square miles in area, with a population of nearly 60,000 persons. The community has a stable and diversified manufacturing base and a growing service sector. 1 Dubuque is the major retail, medical, education and employment center for the tri-state area. Tourism continues to be a major economic force in the community. The City of Dubuque is governed by an elected Mayor and City Council and managed by a City Manager. The City funds a full range of municipal services. City government works in collaboration with the private and non-profit sectors to promote economic development and sustainability. Sustainability along with downtown, neighborhood, and riverfront planning and revitalization are long-standing priorities of the City Council. The City's web site is www.citvofdubuque.org. The City Council's Goals and Priorities are available online at http://www.citvofdubugue.orq/counciIgoaIs. BACKGROUND The story of the Five Flags Center begins when the City commenced construction on a hotel, at the corner of Fourth and Main Street - appropriately named the City Hotel in the 1840's. In 1859, the City Hotel was redecorated and renamed the Peosta House. The name was changed twice within the next three years - Peosta Hall and Our New Hall - before Mr. William G. Stewart purchased the building and began converting the Hall into Dubuque's fifth major theater in 1862. In 1864 -the facility reopened as the Athenaeum Theater. In its heyday, the Athenaeum hosted some of America's finest legitimate theater talent. World-famous actor, Edwin Forrest, performed there in 1870. Perhaps the most interesting performer was Kate Claxton, who appeared on its stage in July of 1877, one of its last shows as the Athenaeum. C.H. Eighmey and a Mr. Waller purchased, refurbished, and reopened the theater as the Duncan-Waller Opera House in late 1877. The Opera House was a thriving operation until 1893, when it again changed names and became the Main Street Opera House. In 1896 - Mr. Bartell leased the building and renamed it Bartell's Dramatic and Vaudeville Theatre. Bartell's was taken over and renamed the Coates Opera House by new management in 1903, then changed hands in rapid succession. In 1904, Jake Rosenthal, a Dubuque theater entrepreneur, assumed control of the theater and renamed it the Bijou. In 1908, C.H. Eighmey and an H.B. Spensley purchased and renovated the theater and reopened it as the New Bijou in late 1908. A few months later, the theater was leased to the Western Vaudeville Association of Chicago. Afire destroyed the 53-year-old structure in April 1910. The existing theater was designed and built by C.W. and George L. Rapp of Chicago, who would go on to become America's premier theater architects. The Majestic, as it was called, is of Renaissance Revival style with French and Italian influences. In 1920, the facility was converted into a movie house and renamed the Spensley Theater in 1929. Four years later, it became part of the RKO film theater circuit and was renamed the RKO Orpheum. The Orpheum, like much of lower Main Street, lost its glitter. By 1969, the Theater was earmarked for demolition as part of Dubuque's 12 block downtown urban renewal program. Those opposed to the demolition believed the Orpheum was an irreplaceable treasure, and began obtaining private donations to combine a restored theater with a new exhibition-arts facility for an all-purpose civic center on the block bordered by Fourth, Fifth, Main, and Locust Streets. A steering committee officially launched a fund drive in December 1971 to renovate the Orpheum and build an adjoining arts arcade and exhibition hall. Architects were hired in July 1972 to design the facility. 2 In November, 1972, the Orpheum was placed on the National Register of Historic Places. The theater was restored in 1975, renamed the Five Flags Theater and reopened March 13, 1976. On August 17, 1976, a bond referendum was held for the construction of the Five Flags Civic Center, to be attached to the existing theater. An overwhelming 70% majority voted yes. Besides the arena, the new plan called for badly needed theater support rooms, as well as locker rooms, storage space, and administrative offices. The complex was connected to and designed to complement the restored theater. The new Civic Center opened its doors in 1979, alongside the restored Theater on Fourth and Main taking up a full city block. The bond was a $3.7 million project. In 2005, renovations were performed which included relocation of the ticket windows to the Locust Street vestibule, reconstruction of the Locust Street entrance, replacement of the windows on both the Locust and Main Street entrances, replacement of the carpet and flooring on both levels of the promenade, relocation of the Gate E concession stand, second entrance to Majestic Room, improvements to Bijou Room, painting, replace arena north doors and renovate concession stands and cost $2,013,188. In August 2003, an analysis of Five Flags took place to determine cost of service. An eight- person review committee was formed to study the operation of Five Flags Center to see what could be done to hold the line on expenses or reduce the property tax supporting that operation. All options were to be considered, including private management. After weighing the advantages and disadvantages, the review committee recommended private management. The City contracted the firm, SMG, in April 2004, to privately manage Five Flags Civic Center. The current management agreement ends June 30, 2019 and has a possible five-year extension clause with SMG. The 2004 Management Agreement with SMG contained a clause stating "Notwithstanding anything to the contrary contained herein, the parties acknowledge that the Facility (Five Flags) shall not compete for the same type of events that can be held at the Grand River Center in Dubuque, Iowa, unless the event comes through the Grand River Center. Those events include, but are not limited to: conferences/conventions, dinners/banquets, meetings, receptions, and flat floor events." The Grand River Center is a conference and education center that opened in 2003. In 2009 the Management Agreement with SMG was amended to state "Notwithstanding anything to the contrary contained herein, the parties acknowledge that the Facility (Five Flags) shall not compete for national political events." This allowed SMG to then offer additional events and meetings. From its opening the arena was an ice arena until in October 2009 the City entered into an agreement with Dubuque Ice and Recreation Center, Inc., Dubuque Racing Association and Battlefield Dubuque LLC to develop a stand-alone ice arena. This development agreement included the provision that "during the Term of the Lease, City shall not operate or enter into any agreement to operate another in door ice facility on property owned by or under the control of City. City further agrees that during the Term of the Lease, City shall not allow any ice at Five Flags Civic Center without DICE's written approval." DICE built a new ice arena and Five Flags has only installed ice once since then. Much of ice infrastructure still remains. The name was set in the 1970's. The Five Flags Civic Center incorporated the five national flags that have flown over the geographical region since 1673: the Fleur de Lis of France (1673- 1763); the Royal Flag of Spain (1763-1803); the Union Jack of England (1780, during a brief interruption of Spanish rule); the French Republic Flag of Napoleon (1803); and America's Stars and Stripes (1803-Present). 3 Additional information regarding Five Flags Civic Center technical data, the operating and capital budgets as well as the SMG Management Agreement is located at https://citvofd u bug ue.sha refile.co m/d-sfe4fd3776ed45228. PROJECT LOCATION Five Flags Civic Center is located at 405 Main Street. The facility is approximately 70,306 square feet. For more information related to Five Flags see www.fiveflagscenter.com. PROJECT SCOPE The scope of work for the RFP is to assess the Five Flags Theater and Arena's current status physically and programmatically and include options for the future. This would include but is not limited to: Phase I: Current Status Assessment A review and assessment including but not limited to the following: A. Overview of buildings significance to community. B. Overview of Five Flags Theater historical significance, approaches to address needs of structure, and recommendation of any preservation approaches necessary. 1. Known research on the history of the building and its surroundings; any historic and architectural significance of the property. C. Current program analysis 1. A program analysis that addresses but is not limited to programmed activities and functions, annotated space list, performance qualities and systems description, a statement of acoustics quality and costs of improvement needed. D. Assessment of current patron amenities such as parking and pre-event and post-event activities. E. Current economic impact of Five Flags Civic Center. F. Review of the recently adopted City of Dubuque Arts and Culture Master Plan which can be found at https://cityofdubugue.sharefile.com/d-sfe4fd3776ed45228 and their relationship to Five Flags Civic Center and address points relative to this study. Local economic studies of the arts are also located at www.citvofdubuque.org/artsandculture. G. Regional market and program analysis of existing conditions 1. Study focusing on but not limited to current trends in local and regional sports and entertainment markets, current economic and tourism trends, competition/ threats and potential facility demand and financial projections. Phase 2: Expansion Study and Assessment A. Determine the appropriate size (seating capacity estimates for premium seating clubs and suites) and components of the new arena based in part on regional market and program study above. B. Describe any potential ancillary development opportunities that could be proposed in conjunction with the Civic Center. C. Assess the potential economic impact on the City from study results for the site. D. Estimate all infrastructure development, design and construction costs in a budget format. E. Identify alternative and/or complementary uses for the existing building or site. 4 Phase 3: Naming Rights and/or Sponsorships: Study the opportunity for naming rights and/or sponsorship value and benefits available for the buildings and make recommendations for each scenario presented below. Phase 4: Scenario Development The Five Flags Civic Center Assessment and Study shall develop at least five (5) scenarios along with a discussion of the merits/ demerits of each scenario and potential associated costs using all information obtained above: 1. Demolish Five Flags Civic Center except for the historic theater to allow for redevelopment of site. 2. Redevelopment / leasing of Five Flags Civic Center except for historic theater for private tenancy or ownership. 3. Renovation of current footprint of Five Flags Civic Center buildings. 4. Renovation of the existing buildings with expansion of square footage either current or expanded footprint. 5. Relocation of existing Five Flags Civic Center to another location fitting with current sustainability and growth plans for the City of Dubuque. In scenario 1 and 2 determine feasibility of maintaining the Five Flags Theater as it currently exists. Also, describe necessary upgrades to the existing theater if the Civic Center portion of the building around it is demolished. This should include the costs of a stand-alone theater and maintenance of the theater. In scenario 3 and 4 a review of the existing conditions of the structures and architectural features should be conducted. This would analyze the present conditions of the buildings and identify problems and conditions requiring correction and their associated costs to address. This could include functional capacities and specific deficiencies in the current buildings. This might include conditions that inhibit the buildings ability to meet its market potential as identified by the market analysis. A general overview of structural integrity as well as mechanical, electrical and plumbing systems should be included in the review. A focus on energy efficient green technologies should be addressed in scenarios 3 and 4. Phase 5: Final Report A. The final report should include photographs and conceptual drawings of all potential scenarios keyed to the text of the report. The final reports shall include but is not limited to addressing all points in the Scope of Service. B. The final draft report will be presented by consultant at a community meeting. The meeting will share findings and take input regarding findings. The meeting and its input will be fully documented by consultant. C. The final draft report will be presented by the Leisure Services Manager to the Civic Center Advisory Commission for their recommendation to the City Council. D. The report will be presented for final approval by the Dubuque City Council. TIMELINE December 29, 2016 RFPs due at 2:00 p.m. January 9 and 10, 2017 Phone interviews if invited January 17 —20, 2017 In person interviews February 6, 2017 City Council approval of recommended firm 5 February 17, 2017 Contract and insurance work with chosen consultant July 17, 2017 Complete work product due August 7, 2017 City Council approval of work product BUDGET The project budget is as follows: Total Project (includes all services and all reimbursables) $ 50,000 EVALUATION CRITERIA AND PROCESS The objective is to select the consultant most qualified to provide the services outlined in this request. Initial screening will be done without knowing the consultant's proposed fee for services. While cost is a key consideration the City reserves the right to choose the best proposal, which may not be based on price. Evaluations will be based on the criteria listed below. The proposal review committee consists of representatives of the Leisure Services, Economic Development, Planning, and Building Services Departments as well as Greater Dubuque Economic Development, SMG —the Five Flags contracted managers and Civic Center Advisory Commission. Responsiveness, Quality, and Completeness of Proposal • Everything is included that was required by the RFP • Proposal schedule to complete the project • Ability to successfully complete the scope of services on time and within budget • The quality of written material and presentation, relevant experience, answers to questions, and overall organization Experience/Qualifications • Qualifications and experience of principle consulting staff or project team developing, managing and completing projects of similar size communities and/or similar facilities. • Technical competence of the consultant (team) related to the Scope of Services requested. • Project manager's expertise, experience, and unique qualifications especially in performing similar services • Qualifications and experience of any sub-consultants (if proposed) on similar projects • References from other organizations for which the consultant has provided comparable service • Experience working with municipalities and City staff • Ability of Consultant to demonstrate the project in clear terms that articulate in non-technical terms the issues at hand. • Description of the methodology used to complete the Scope of work as detailed in this RFP. • Consultant proposed revisions and/or changes to the scope of services that would better serve the community. Approach • Quality of the proposed approach to the scope of work 6 • Understanding and discussion of challenges/ issues, project management plan, work flow and reporting. Proposed Fees and Compensation • Reasonability of scope of services to fees proposed INFORMATION TO BE INCLUDED IN PROPOSAL Letter of Transmittal - Provide a one page letter of transmittal briefly stating the consultant's interest in this project, outlining the consultant's understanding of the work and the name, address, office and cell phone numbers and email address of the primary contact person. Profile of Consultant - Provide general information about the consultant and its area(s) of expertise in regards to this RFP, including the qualifications of the project manager and other key personnel to be assigned to the project, previous experience and unique qualifications for this project. Background and Organization - Identify name, address, history and organization of the consultant, including an overview of the services the consultant provides in-house and the number of years the consultant has provided the requested services. Describe any other relevant professional services offered by the consultant and how these services may be able to benefit the City. Experience - Describe recent professional experience with detailed but brief descriptions of representative projects, including project budgets, team members, community engagement process, and other applicable information, including work with public sector clients, and a minimum of three (3) most recent projects similar to this project and contact information. Team Members - Identify key team members that will be assigned to the project, specific roles and responsibilities, time commitment to the project, and individual professional expertise/credentials, especially relating to experience with similar studies. • List project manager for the team • A listing of team personnel who will actually be assigned to perform the work on this project, and a breakdown and description of tasks assigned per project team member. • Technical competencies of team member(s) related to scope of work. • For consultants located outside the region, address how the consultant will remain responsive to short notice requests and meetings • Identify similar projects that team members have worked on together • Identify the teams' diversity and protected class(es) Sub-consultant(s) personnel experience • Names and addresses of any outside consultant(s) or associate(s) proposed to be involved with this project • Include each proposed sub-consultant(s) experience and qualifications as described above for firm's personnel • Identify similar projects that team members have worked on together with the sub- consultants Scope of Project Services - The proposed scope of services will describe the firm's detailed approach to completing the project. The scope of services will include sufficient discussion of proposed methodologies, techniques, and procedures for each work item. Describe the means or strategy by which the consultant would satisfy the following scope of services, and/or an 7 alternative or hybrid strategy recommended by the consultant. The proposed scope of services will describe the firm's approach to completing the assessment and study. Example of Similar Work Product —The firm is to provide an electronic web link to a completed and approved similar work product. Scope is shared on pages 4 and 5. Proposed Project Schedule - Completion of project outlined in the scope is July 17, 2017. Provide a project schedule outlining the time period and estimated completion date of the proposed scope of work. This should include a schedule for and description of all deliverable products throughout the period. Describe the method to assure that the time schedule will be met. Identify the person responsible for assuring schedule compliance. Products should be delivered in hardcopy and electronic formats compatible with the City's computer software and hardware. The proposal shall discuss the firm's ability to integrate this contract into the present workload. References - The proposal shall include at least three references of past clients with projects providing comparable services. These projects should have been completed within the past five years with the same project manager, sub-consultants and/or other key personnel proposed for this project. Full name, title, address, email and phone should be provided along with time period of project and brief description of the Scope of Services. Litigation - Provide litigation information, if applicable. Any past claims and/or lawsuits and reason for the claim and/or lawsuit. Fees and Compensation - Provide a proposed cost plus a not to exceed expenses budget for completion of the proposed scope of services with cost breakdowns by scope element. Clearly define reimbursable costs such as travel, printing, etc. Reimbursables are to be a not exceed cost and a part of the total fees proposed. Provide hourly and overhead rates for personnel, including for additional services should additional services be required. Include proposed fee payment schedule. Quotation of fees and compensation shall remain firm for a period of at least 90 days from the submission deadline. Please separate the proposed fees and compensation from the other portion of the RFP submittal and enclose in separate envelope. Initial screening will be done without knowing the consultant's proposed fee for services. If the budget does not cover the scope of services requested, a recommendation on the prioritization of items in the scope and breakdown of phases is needed. Certificate of Insurance - The selected firm will be required to meet the insurance requirements of Insurance Schedule C of the City upon award of contract. See Appendix A. Insurance schedule is not required to be in force for the RFP submission. SUBMISSION REQUIREMENTS A signed original and seven (7) hard copies plus one (1) PDF copy on CD or flash drive of the proposal clearly labelled FIVE FLAGS CIVIC CENTER ASSESSMENT AND STUDY in a sealed box or envelope must be received by 2:00 p.m. CST, December 29, 2016 at the following address: Marie L. Ware, Leisure Services Manager City of Dubuque Leisure Services Department 2200 Bunker Hill Road Dubuque, IA 52001-3010 8 It is the responsibility of the respondent to inquire about any aspect of the RFP that is not understood. Any inquiries, suggestions or requests concerning interpretation, clarification or additional information pertaining to the RFP shall be made in writing by e-mail only to Eileen Trimble at etrimble(cDcityofdubugue.org. All questions shall be submitted by December 23, 2016 at 5:00 p.m. All questions after the deadline will not be answered. Answers will then be posted as an addendum to the RFP for all respondents. The issuance of written addenda will provide the official interpretation, clarification, or additional information. If any addenda are issued to this Request for Proposals, the Leisure Services Department will post them to the City's website atwww.citvofdubuque.org/bids. Submitting organizations are strongly encouraged to view this website often to see if addenda are posted. Failure of any proposer to receive such addendum or interpretation shall not relieve such Proposer from any obligation under his proposal as submitted. To simplify the review process and obtain the maximum comparability, the proposal must include the following information, at a minimum, and be organized in the following manner. All proposals submitted must be limited to twenty-five (25) pages not including front and back covers (optional), transmittal letter, references, and fees and compensation. Fees and compensation must be submitted in a separate envelope. • Presented in 8 % x 11-inch format, minimum 11 point Arial font • All recyclable materials, no binders or binding • In the same order as described below • The original proposal will include original signatures in ink, by authorized personnel, on all documents that require an authorized signature • Do not include marketing materials • No faxed or e-mail proposals will be accepted. Failure to provide the required mandatory information may result in a consultant not being considered. Submitted proposals will not be returned. Questions should be directed to Marie Ware by telephone at 563-589-4264 or by email at mware@cityofdubuque.org. Proposals will be reviewed by the committee. After the proposals are evaluated, the City will determine if any of the consultants will be interviewed. The City may choose to contact officials from other jurisdictions regarding a consultant, its prior work experience, and its ability to successfully complete the scope of services. The City may request clarification or additional information from a specific consultant in order to assist in the City's evaluation of a proposal. Finally, City may require changes in the scope of services, further negotiate the proposed work and/or method and amount of compensation, as deemed necessary by the City, before execution of a contract. Work products will be developed for the City as a part of the scope outlined in the RFP by contract. Such documents and work products will remain the joint property of the Vendor and the City. Each consultant assumes full responsibility for delivery and deposit of the completed proposal package before the deadline. The City is not responsible for any loss or delay with respect to delivery of the proposals. The City reserves the right to reject any and all proposals and to negotiate changes with any consultant. The City is not liable for any cost incurred by any consultant prior to the execution of an agreement or contract, nor shall the City be liable for any costs incurred by the consultant that are not specified in any contract. The City of Dubuque is an Equal Employment Opportunity Employer. 9 APPENDIX A Insurance Schedule C 1. shall furnish a signed Certificate of Insurance to the City of Dubuque, Iowa forthe coverage required in Exhibit I prior to commencing work and at the end of the project if the term of work is longer than 60 days. Providers presenting annual certificates shall present a Certificate at the end of each project with the final billing. Each Certificate shall be prepared on the most current ACORDform approved by the Iowa Department of Insurance or an equivalent. Each certificate shall include a statement under Description of Operations as to why issued. Eg: Project # Project Location at or construction of 2. All policies of insurance required hereunder shall be with a carrier authorized to do business in Iowa and all carriers shall have a rating of A or better in the current A.M. Best's Rating Guide. 3. Each Certificate shall be furnished to the contracting department of the City of Dubuque. 4. Failure to provide minimum coverage shall not be deemed a waiver of these requirements by the City of Dubuque. Failure to obtain or maintain the required insurance shall be considered a material breach of this agreement. 5. Consultants shall require all subconsultants and sub-subconsultants to obtain and maintain during the performance of work insurance for the coverages described in this Insurance Schedule and shall obtain certificates of insurances from all such subconsultants and sub- subconsultants. Consultants agree that it shall be liable for the failure of a subconsultants and sub-subconsultants to obtain and maintain such coverages. The City may request a copy of such certificates from the Consultants. 6. All required endorsements to various policies shall be attached to Certificate of insurance. 7. Whenever a specific ISO form is listed, an equivalent form may be substituted subject to the provider identifying and listing in writing all deviations and exclusions that differ from the ISO form. 8. Provider shall be required to carry the minimum coverage/limits, or greater if required by law or other legal agreement, in Exhibit I. If provider's limits of liability are higher than the required minimum limits then the provider's limits shall be this agreement's required limits. 9. Whenever an ISO form is referenced the current edition of the form must be used. 10 Insurance Schedule C (continued) Exhibit I A) COMMERCIAL GENERAL LIABILITY General Aggregate Limit $2,000,000 Products-Completed Operations Aggregate $1,000,000 Personal and Advertising Injury Limit $1,000,000 Each Occurrence $1,000,000 Fire Damage Limit (any one occurrence) $ 50,000 Medical Payments $ 5,000 a) Coverage shall be written on an occurrence, not claims made, form. The general liability coverage shall be written in accord with ISO form CG0001 or business owners form BP0002. All deviations from the standard ISO commercial general liability form CG 0001, or Business owners form BP 0002, shall be clearly identified. b) Include ISO endorsement form CG 25 04"Designated Location(s) General Aggregate Limit' or CG 25 03 "Designated Construction Project (s) General Aggregate Limit' as appropriate. c) Include endorsement indicating that coverage is primary and non-contributory. d) Include endorsement to preserve Governmental Immunity. (Sample attached). e) Include an endorsement that deletes any fellow employee exclusion. f) Include additional insured endorsement for: The City of Dubuque, including all its elected and appointed officials, all itsemployees and volunteers, all its boards, commissions and/or authorities and their board members, employees and volunteers. Use ISO form CG 2026. B) AUTOMOBILE LIABILITY $1,000,000 (Combined Single Limit) C) WORKERS' COMPENSATION & EMPLOYERS LIABILITY Statutory benefits covering all employees injured on the job by accident or disease as prescribed by Iowa Code Chapter 85 as amended. Coverage A Statutory—State of Iowa Coverage B Employers Liability Each Accident $100,000 Each Employee-Disease $100,000 Policy Limit-Disease $500,000 Policy shall include an endorsement providing a waiver of subrogation to the City of Dubuque. Coverage B limits shall be greater if required by Umbrella Carrier. D) UMBRELLA LIABILITY $1,000,000 Umbrella liability coverage must be at least following form with the underlying policies included herein. E) PROFESSIONAL LIABILITY $1,000,000 a) Provide evidence of coverage for 5 years after completion of project. F) CYBER LIABILITY $1,000,000 Coverage for First and Third Party liability including but not limited to lost data and restoration, loss of income and cyber breach of information. Yes No 11 Preservation of Governmental Immunities Endorsement 1. Nonwaiver of Governmental Immunity. The insurance carrier expressly agrees and states thatthe purchase of this policy and the including of the City of Dubuque, Iowa as an Additional Insured does not waive any of the defenses of governmental immunity available to the City of Dubuque, Iowa under Code of Iowa Section 670.4 as it is now exists and as it may be amended from time to time. 2. Claims Coverage. The insurance carrier further agrees that this policy of insurance shall cover only those claims not subject to the defense of governmental immunity under the Code of Iowa Section 670.4 as it now exists and as it may be amended from time to time. Those claims not subjectto Code of Iowa Section 670.4 shall be covered by the terms and conditions of this insurance policy. 3. Assertion of Government Immunity. The City of Dubuque, Iowa shall be responsible for asserting any defense of governmental immunity, and may do so at any time and shall do so upon the timely written request of the insurance carrier. 4. Non-Denial of Coverage. The insurance carrier shall not deny coverage under this policy and the insurance carrier shall not deny any of the rights and benefits accruing to the City of Dubuque, Iowa under this policy for reasons of governmental immunity unless and until a court of competent jurisdiction has ruled in favor of the defense(s) of governmental immunity asserted by the Cityof Dubuque, Iowa. No Other Change in Policy. The above preservation of governmental immunities shall not otherwise change or alter the coverage available under the policy. SPECIMEN 12