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Market Analysis & Feasibility Request for Proposal

Request for Proposal
April 24, 2018

To conduct a market demand analysis and feasibility study to determine the need for multi-use sports facility/facilities in Snohomish County, Washington.

     A. General Information:
         Snohomish County Sports Commission, sports division of the Snohomish County Tourism Bureau, is issuing this Request for
         Proposal (RFP) to hire a consultant that will:

     Determine the market demand and feasibility of building a multi-use sports facility/facilities with the following scenarios: 1) indoor sports
     complex, 2) outdoor sports complex and/or 3) a combined indoor/outdoor sports complex. Consultant shall complete a report that shall:
              a. Identify facility/facilities location(s) for each scenario.
              b. Include preliminary analysis of each scenario and estimates for:
                   i. Facility/facilities construction
                  ii. Event related economic impacts at the community level
                 iii. Facilities level operating revenues and expenses

     The mutually congruent goals of the facilities investment would be to expand capacity for sports programming for residents and
     generate community economic impact and facilities level revenues from regional, national and international sports events that
     draw visitors from 50 miles away or more.

     Single Point of Contact: Tammy Dunn
                                               Sports Development Director
                                               Snohomish County Sports Commission
                                               6705 Puget Park Drive
                                               Snohomish, WA  98296
                                               (425) 348-5802 ext. 102
                                               tammy@snohomish.org

     All inquiries or correspondence relative to the RFP should be directed to Tammy Dunn. A response to the RFP must be submitted
     and received via email and eight (8) print copies to Tammy Dunn on or before Noon (12:00 pm) PST, Tuesday, May 22, 2018.

     Community:
     Snohomish County at a Glance:

     Total Population: 787,620

     Largest cities - Everett, pop. 107,000 | Marysville, pop. 65,000 | Edmonds, pop. 41,000 | Lynnwood, pop. 37,000
     
     Highest Point:   10,541 Glacier Peak
     Lowest Point:   Sea level along Puget Sound

     Getting Here:
         - 40 miles north of Sea-Tac Airport along I-5.

         - 12 miles north of Seattle along I-5.

         - 113 miles south of Vancouver, B.C. along I-5.

         - 46 miles west of Leavenworth, WA along US Hwy 2.

         - 3 Amtrak stations: in Edmonds, Everett, and Stanwood, with service to Portland, Seattle, Vancouver, and Eastern Washington.

          - *COMING FALL 2018, COMMERCIAL AIR SERVICE AT PAINE FIELD AIRPORT IN EVERETT with airline service from three
             airlines; Alaska Airlines, Southwest Airlines and United Airlines

          - Light Rail linking Seattle to Lynnwood in 2024

          - Light Rail linking Seattle to Everett by 2041

     Snohomish County, Washington is located north of Seattle, Washington. Snohomish County comprises of 19 cities and towns with a
     total population of 787,620 (2016). The county is the third-most populous county in Washington. Snohomish County is one of the
     fastest growing counties in Washington State.   Another 200,000 people will reside in Snohomish County over the next 10 years,
     an estimated 20,000 people per year.

     Hotel rooms currently number close to 6,600 in Snohomish County with an annual occupancy of 71.4%. Room demand sees a
     strong bell curve for leisure travel peaking in summer.  Six hotels are expected to open from May 2018 to December 2019. These
     six hotels will bring another 743 rooms in the next 18 months.

     The region is highly influenced by seasonal weather restrictions with a rainy yet mild fall, winter and spring with consistently dry late
     summers (July – September) which leads to capacity issues in summer months and extreme seasonal fluctuations in hotel occupancy,
     rates, event space availability, and traffic congestion with summer visitors and events. 

     Major Facilities and Assets:

     Snohomish County Parks and Recreation is a major provider of regional and community parks, natural areas, and regional trails in
     Snohomish County. Snohomish County Parks’ facilities include 11,600 acres, 107 park properties, 47 miles of shoreline, 100+ miles
     of trails and approximately 4.2 million annual patrons.

     Everett has a 10,000-seat capacity arena, Angel of the Winds Arena, is home to the Everett Silvertips hockey club of the Western
     Hockey League. The arena features two sheets of NHL-sized ice and hosts a variety of events, including hockey, figure skating,
     basketball, gymnastics, martial arts, wrestling, volleyball, rodeo, EnduroCross racing and trade shows. The Edward D. Hansen
     Conference Center is attached and provide three 900 square-foot meeting rooms and an 11,000 square-foot ballroom.

     Snohomish County is home to the Edmonds Community College and Everett Community College with collegiate athletic programs
     that generate a positive and sustained reputation as a sports community and peaks for hotel room night demand at certain times of
     the year. Edmonds Community College has an on-campus multi-sport field turf for soccer, baseball and fastpitch and a gymnasium
     which is over 14,200 square feet and seating capacity of 900. Everett Community College has a gymnasium with a seating capacity
     of 2,200 bleacher-style.

     The Gary D. Weikel Event Center at the Evergreen State Fairgrounds, a 193-acre facility located in East Snohomish County, provides
     33,000 square feet of contiguous floor space with exhibition buildings/facilities nearby. Additionally, the Evergreen Speedway with its
     paved oval track is the only NASCAR venue in Washington and with a 7,000-seat covered grandstand. The Indoor Arena is a 60,000
     square foot building with 2,734 permanent bleacher seating.

     Lynnwood Convention Center provides 34,000 square feet of flexible meeting and event space accommodating up to 1,300 people in
     the largest ballroom. High ceilings provide for opportunity for staging of events.  Nearby amenities include onsite parking, restaurants
     and hotels. 

     Several development plans are underway and should be incorporated into the analysis and recommendations requested under
     the RFP:

         • Development of Carousel Ranch County Park to include four lighted-turf fields with restrooms, walking trails, an off-leash dog park
           and 500 parking spaces.

         • Development of Cavalero Hill County Park to include installation of BMX facilities and Phase I improvements including a new
           skate park.

         • Renovation of Lake Tye Park from grass fields to turf fields and lights in the City of Monroe.

         • Sky Valley Shooting Park Preferred Plan for future development through public-private partnership.

         • Renovation of Evergreen State Fairgrounds including a new 75,000 square foot community center and seating renovations at the
           grandstands to improve concert experience.

         • City developments:
              - Mill Creek is undergoing a feasibility study to develop 10 acres adjacent to an existing sports park
              - Renovation of Evergreen Playfields from grass field to turf field in the City of Mountlake Terrace.
              - Seattle is renovation the Key Arena at Seattle Center to meet NHL and NBA facility requirements

         • Tribal developments:

              - The north village of Quil Ceda Village has planned indoor / outdoor recreational activities which may include climbing gym
                 and TopGolf.

     B. Objective:
         The mutually congruent goals for considering multi-use facilities development are serving residents and increasing economic
         development from visitors. In other words, to provide one or more venues that will expand capacity for sports tourism that will
         attract visitors to the area, particularly during non-peak season and for sports programming for residents.  Non-peak season is
         considered to be January through April and October through December (non-summer months).

     C. Scope of Work:
          The following outline for services to be performed specifies those areas the Sports Commission has deemed as necessary for
          analysis of the potential for multi-use sports facilities investment. The Sports Commission welcomes input from respondents as
          to other suggested services to be considered for inclusion.

         1. Competitive set analysis: Inventory and analyze the sports event facilities currently operating in the state of Washington and
             the Pacific Northwest region.

         2. Conduct a comparative analysis of our regional sports tourism market versus a competitive set of other similar cities to help
             determine our current market position.

         3. Conduct an evaluation of existing community needs and gaps through techniques such as interviews and surveys of existing
             public, nonprofit and private sports organizations, groups and institutions. Make recommendations on current use patterns as
             it relates to unmet needs/demand or overstressed facility situations.

         4. Identify primary demand and secondary utilization through research of local/state/regional/national and international markets
             and current local market conditions.

         5. Project the number and scope of additional sports tourism events that Snohomish County could expect per year if recommended
             facility was built and aggressively marketed. Include economic impact analysis (number of visitors from 50 miles away or more
             and number of hotel room nights generated) for these additional events. Project demand out to 2030.

         6. Identify transportation infrastructure necessary to facilitate development and operation of one or more sports facilities.

         7. Recommend with supporting documentation the size, location and configuration of one or more (indoor and/or outdoor) multi-use
             sports facilities for Snohomish County.  Identify a minimum of three potential site locations for a future sports complex(es) as it
             relates to the study outcomes.

         8. Identify attributes (food/beverage concessions, merchandise retail space, production and/or staging capabilities, equipment
             rental/sales, etc.) that should be included in design and construction to maximize earned revenues.

         9. Project facility level operating expenses and revenues of such a facility.

        10. Analyze the benefit of the proposed facility to the local community, particularly to youth sports programs. Recommend ways
              to expand and improve partnerships between community entities, opportunities to connect and coordinate existing facilities
              and programs, and funding opportunities.  Recommend a successful philosophy used by other sports facilities which
              maximizes facility use for sports tourism events while providing availability for local programming and use.

        11. Recommend a successful philosophy or understanding used by other sports facilities which maximize facility success by
              balancing the booking of destination sports events while providing availability for local programming and use.

        12. Provide options and examples from other facilities and recommendations for public versus private management of facility.

         Background Materials:
         Studies, plans and other detailed information to assist in the project include:
            • Snohomish County Sports and Recreation Facility Inventory
            • Snohomish County Parks Master Plan
            • Three years of sports event history (partial; not comprehensive)
            • National sports participation rates
            • Data on visitor spending, hotel occupancy, seasonal trends
            • County Strategic Tourism Plan
            • County profile (Baseline Assessment)

         These documents can be found at:
         https://www.dropbox.com/sh/je3243w8piwkmk9/AACTE-xooxpD_gqS8dwAsJVCa?dl=0

     D. RESPONSES TO THE RFP:
         Submission Requirements:

         1. Organizational Overview:  Basic information regarding your firm including contacts, names and backgrounds of principals and
             professionals who will be involved in the project, their proposed specific roles in this study, and history of your organization. 
             Please identify all relative experience and qualifications.  Provide similar information for any sub-consultants or sub-contractors
             you will utilize.

          2. Attributes of your firm that may set it apart or make it particularly well-suited in preparing analyses of this kind.

          3. Detailed description and up to three examples of your firm’s past experience with projects of similar size, scope, and complexity.

          4. Describe any relevant past success based on your work, wherein facilities were developed, and what actually happened once
              the facility was completed.

          5. Provide a budget proposal broken down by phase and task. Describe in detail the approach or process that your firm will
              undertake. 

          6. Explanation of agencies billing procedures including rates, mark-ups, etc.

          7. Provide a schedule and time frame for completion of the study. The Sports Commission would like to have the study completed
              within 90 days from the time it is commissioned.

          8. Provide three references with contact information.

         Selection and Evaluation Process:

          1. A response to the RFP must be submitted and received via email by Tammy Dunn at tammy@snohomish.org and eight (8) print
              copies to the address noted herein on or before Noon (12:00 pm) PST, Tuesday, May 22, 2018.

          2. Selection shall be based upon information gained from the proposal review, including relevant experience, pricing, personnel
              assigned to the work, interviews, references and other relevant criteria as determined by the Sports Commission.

          3. Evaluation criteria for the proposals are as follows:
                   a. Meets submission requirements
                   b. Qualification of firm and history of projects as it relates to the project
                   c. Qualification of individuals assigned to the project
                   d. Relevant experience with projects of similar size, cost and scope
                   e. Firm’s approach to completing the outlined tasks and time frame for study process and firm’s availability
                   f. Project understanding
                   g. Quality of proposal
                   h. Proposed cost / budget

           4. The Snohomish County Sports Commission reserves the right to reject any or all proposals in any order or combination, accept
               or reject portions of the proposal, make modifications to the work after submission of proposals, and waive any formalities in
               proposals if they deem it is in the best interest of the Sports Commission to do so, without liability on the part of the Sports
               Commission.

           5. Following initial review of proposals, consultants chosen by the Sports Commission to be further evaluated may be required to
               present their findings in person to the Sports Commission. Consultants should be prepared at this time to offer prioritized
               recommendations based upon market demand and potential economic importance.

 

Anticipated RFP Schedule:

Friday, May 11, 2018

Deadline for any potential clarifying questions asked to primary contact via email only at tammy@snohomish.org

Tuesday, May 22, 2018

Submission Deadline; Noon (12:00 pm) PST

Wednesday, May 23, 2018

Review Period Begins

June / July

On-site Interviews: Selected finalists will present their proposal in person to the SCSC and other stakeholders at a mutually agreeable date to be determined

July / August

Notice to Proceed

Three (3) months

Study Period

November

Draft Plan

December

Final Plan