GREATER HARTFORD TRANSIT DISTRICT GHTD RFP # LEASE OF RETAIL SPACE, UNION STATION. ADDENDUM #2 Issued November

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1 GREATER HARTFORD TRANSIT DISTRICT GHTD RFP # LEASE OF RETAIL SPACE, UNION STATION ADDENDUM #2 Issued November A Pre-Proposal Conference was held at the GHTD s offices on November 13, 2015 for the purpose of clarifying the requirements outlined in GHTD RFP # The following individuals were in attendance NAME COMPANY ADDRESS Dave DiNeno Hot Tomatos ddineno@hottomatos.net Chris Riley Vision Hospitality Chris.riley@vhmct.com Management CT Carlos Rodriguez Vision Hospitatlity Carlos.rodriguez@vhmct.com Management CT Amit Chaudhari Seema Donuts, LLC Ac1115@gmail.com Sandy Fry GHTD staff sfry@ghtd.org Information about procedural issues and clarifications were provided as well as general project information. They are as follows: The District is seeking proposals for lease space available in Union Station. The District s vision for the use of the space is as a wine bar. All questions and requests for clarification regarding GHTD RFP # must be submitted in writing to Ms. Fry at or before noon, Monday, November 30, The final Addendum for the project will be issued no later than Wednesday December 2, All those who requested an RFP will receive any Addenda that are issued. Proposals are due at the District s Offices, One Union Place, Hartford, CT at 2:30 pm. Friday, December 4, The requirements for the work and requirements for the proposal are included in the RFP. Proposers must carefully follow all the instructions regarding preparation of the Proposal. Exhibit D of the RFP contains the detailed information about the available location. The Licensee will have the right to schedule events in the Great Hall and will be designated as the provider of alcoholic beverages for all events held in the Great Hall. The fee for rental of the Great Hall will go to the District. Suggested hours of operation for the wine bar are 11 am to 10 pm weekdays, 11 am to 11 pm Saturday, and 11 am to 5 pm Sunday. Proposers may suggest alternate hours in their proposals. The District will provide plumbing rough in, will relocate the sprinklers, will relocate an electric panel, will modify the glass curtain wall adjacent to the space, and will remove the glass window into the GHTD RFP # ADDENDUM 2 page 1 of 3

2 space and replace it with a security grill. The Licensee will be responsible for other improvements and renovations. Proposers will be evaluated based upon the evaluation criteria listed in the RFP. Selection is not based upon price alone. The rent proposal must be firm, it cannot be based upon variable factors. The Proposer will use the Proposal to explain their concept for the retail space so that the District can fully understand the concept and can compare with others submitted. Ms. Fry pointed out to the attendees the limitations on use imposed by the leases with Dunkin Donuts and Subway (these are described in the Location Information Form). Interested proposers should consult their own legal advisor for clarification on those restrictions. District policy affords disadvantaged business enterprises (DBEs) the maximum opportunity to participate in the performance of all contracts let by the District, however, this project does not have a DBE goal. The following requests for clarification were received during the meeting and the walk through of the vendor space and subsequent to the meeting: 1. Will Liquor Liability Insurance be required? RESPONSE: Yes, the Licensee will be required to carry Liquor Liability Insurance in the amount of $1 million. 2. Will you consider making the term of the lease longer than an initial 2 years? RESPONSE: Yes, the District will offer an initial 5 year lease with a 5 year renewal option. The proposal document has been modified to reflect this and is attached to this addendum. 3. What is the fee for rental of the Great Hall? RESPONSE: Rental for the entire hall is currently set at $2,000, ½ the hall is set at $1,000. These rates are subject to negotiation. 4. Is there other space available that can be used for other functions, like food preparation or storage? RESPONSE: There is an additional under stair space that was pointed out on page D5 of the RFP. This space could be used as additional space for beverage service or as a food preparation area. It is expected that proposed rent will be increased to cover this additional space (that is, the suggested rent in the RFP is intended to cover only one under stair space.) There is a third, similarly sized under stair space that will be provided rent free for use as storage space. 5. What type of signage can be posted outside the building? RESPONSE: Signage cannot be posted on the historic station building itself. On the Spruce Street side, there will be opportunities for signage on the exterior of the Transportation Center and on the Canopy at the sidewalk (where other business signs are currently posted.) Sandwich board signs may be placed on the Union Place sidewalk. 6. How many people use the Station today? RESPONSE: Currently, we estimate that average daily ridership of the train and bus services in the station is 2,000. Additional users of the station include individuals who work in offices in GHTD RFP # ADDENDUM 2 page 2 of 3

3 the station, and individuals who work and live in the vicinity of the station. With additional rail service that will begin operating in 2017 and the rerouting of CTtransit buses to the station in December 2015, we expect that ridership at the station will increase by 1,000 or more per day. 7. What type of food preparation can be done in the under stair space? RESPONSE: It is up to the Proposer to confirm that the food preparation they desire to undertake in the under stair space can meet City code. 8. You mentioned the Subway and Dunkin Donuts no compete clause but did not mention the Hot Tomatos no compete clause. Can you describe that? RESPONSE: There is no exclusive use provision in the Hot Tomatos Lease, as amended by the First Amendment to that Lease. 9. The seating space, will that be included in the rental premises in the lease? Is there a limit on the amount of Great Hall space that can be used as part of the wine bar? RESPONSE: The seating space area will be included in the rental premises in the lease. The seating space may not exceed 24 ft. by 20 ft. SEE ATTACHED REVISED LOCATION INFORMATION FORM END OF ADDENDUM 2 GHTD RFP # ADDENDUM 2 page 3 of 3

4 EXHIBIT D: LOCATION INFORMATION SHEET AS AMENDED GREAT HALL GHTD RFP # EXHIBIT D, as amended

5 Location: Hartford s Union Station, One Union Place, Hartford, CT Great Hall, Wine Bar Space Licensor: Greater Hartford Transit District (GHTD) Site Description: The Great Hall is a 10,000 sq. ft. open space with benches lining the east wall of the room. The District intends to have a portion of this space used as a sales outlet. The District s vision is for this space to serve as a wine bar, serving passengers waiting to board trains or buses and individuals who work or live in the vicinity of the station. The Great Hall is currently open to the public between the hours of 4:30 AM and 1:30 AM. The Great Hall is connected to the Transportation Center which serves intercity carriers including Amtrak, Greyhound bus and Peter Pan Bus. It also connects to the newly constructed Transit Center, which will serve CTTRANSIT local bus service. CTTRANSIT also serves the Spruce Street side of the station. Current Station Ridership: Annual ridership is estimated to be 700,000 and approximately 2,000 on average per day. Future Station Ridership: With the introduction of CTfastrak in 2015, rerouting of transit buses to the station in 2015, and additional rail service on the Hartford Line in 2017, ridership at the station is expected to increase by 1,000 or more per day. Size: the space intended for the wine bar is located under a stairway, as shown on page D5. The space is approximately 80 sq. ft. Tables for customer use can be placed in the Great Hall space surrounding the designated space. The table space must be segregated in some way from the remainder of the Great Hall. There is a second understair space that the proposer may include in its proposal. A suggested fit out of the space as a wine bar is illustrated on page D6. Usage: The district envisions the under stair space being used as a wine bar. The Licensee will also have the right to schedule events in the Great Hall. All such events will require prior approval of the District and it is expected that they will take place outside of Monday through Friday working hours. The District will negotiate a price with the Licensee for the use of the Great Hall. The Licensee will be responsible for cleanup and security for any such events held in the Great Hall. The Licensee will also be the designated provider of alcoholic beverages for any events taking place in the Great Hall that are scheduled through the District. Term: Initial term shall be 2 5 (five) years Options: (one) 5(five) year option Termination: Licensor may terminate license upon 60 days notice to licensee for corporate or transportation purposes. Suggested Annual Compensation: $24,000 for Year 1 of the term, $30,000 for Year 2, $36,000 for Year 3. Additional Compensation: Trash collection fee: Monthly fee will be $200 to pay for trash collection services provided by the District. GHTD RFP # EXHIBIT D, as amended page D1 of D7

6 Security Deposit: Upon signing of license, two months rent based on the first year s rental rate. Limited Personal Guarantee: Licensor reserves the right to require licensee to provide a personal guarantor with sufficient financial resources, in licensor s opinion, to guarantee payment of compensation through licensee s surrender of premises in case of default, plus an additional six months of compensation from the date of surrender. Limited Corporate Guarantee: If in licensor s opinion the licensee has insufficient financial resources, licensor reserves the right to require the parent company of licensee to provide a corporate guarantee of payment of compensation through licensee s surrender of premises in case of default, plus an additional six months of compensation from the date of surrender. Permitted Uses: Retail uses, including sale of alcohol. Prohibited Items and Uses: The District has long-term leases in place which have non compete clauses, therefore no licensee may operate a retail outlet whose primary business is the sale of submarine style sandwiches or coffee products, Coolatta type products, smoothies, iced coffee, donuts, bagels, muffins, breakfast sandwiches and other similar style bakery products. Suggested Minimum Hours: Weekdays 11 AM to 10 PM Saturdays: 11 AM to 11 PM Sundays: 11 AM to 5 PM Sales Reporting: Licensee shall provide Licensor with gross sales figures on a monthly or annual basis, if required by licensor. Liquor License: The Licensee must have appropriate license to serve alcoholic beverages. Condition of Premises: Licensor anticipates making improvements to the premises to accommodate a wine bar, but the Licensee will provide final fitout. The Licensor planned improvements include: modification of glass storefront between the Great Hall and Transportation Center to allow direct access to the understair spaces from the Great Hall; relocation of electrical panel, removal of existing glass wall in the space and replacement with security grill; rough in plumbing work. Utilities: Electrical The space is served by 100-Amp, single-phase Connecticut Light and Power electrical service and is not separately metered. The electric panel within the space will be relocated within the space. Electricity Fee: none Fire Alarm: smoke detectors connected to a central fire alarm system. Sprinkler : installed, will be relocated at District s expense. GHTD RFP # EXHIBIT D, as amended page D2 of D7

7 Plumbing: The District will provide hot water, cold water and sanitary stub-ins to the locations designated by the Licensee for sinks and dishwasher. Sanitary Service: There are restrooms available in the Transportation Center. HVAC: HVAC system is maintained by the District. There will be no fee for HVAC service. Telecommunications: Telephone service is available; licensee must establish its own account. Data service is available. Cellular and Wi-Fi service available. Trash Removal: The Licensor contracts for trash removal. The Licensee must remove trash and recyclables and place them in the trash company provided bins at least once per day. Condition of Existing Equipment and Utilities: Licensee is responsible for repair, maintenance, and replacement of all equipment located in or exclusively serving the premises. No warranties or representations are made regarding the condition of existing equipment or utilities, or the suitability of existing equipment and utilities for licensee s proposed use. Required Improvements: Licensee shall be responsible, at its sole cost and expense, for the completion of all improvements required for licensee s use and as required by licensor. The minimum improvements required by licensor are as follows: Implement a display and storage system that maintains a neat and clean overall appearance. Implement a seating system and counter arrangement. Purchase approved high top or standard tables and chairs. Implement improvements as required to meet City and state health codes for serving food and beverages. Inspect and modify if necessary, according to business needs, the existing electrical service, interior wiring, and outlets. Ensure the circuit breaker is accessible at all times. Establish phone or data connection according to business needs. Additional lines enclosed within rigid conduit will be considered. Improvements must meet the requirements of the State of Connecticut Uniform Fire Safety and Building Code. Licensor or its designee shall review all proposed improvements or later alterations for compliance with aforementioned code. Compliance with Codes and Ordinances: In addition to compliance with the City of Hartford Fire Safety and Building Code, licensee shall comply with all other applicable codes and ordinances, including health regulations, and obtain all required permits. Estimated Cost of Improvements: Each proposer should take into consideration the requirements for high quality design, materials and workmanship, as well as compliance with all applicable regulations and codes when preparing plans and estimating construction costs. We strongly encourage each proposer to obtain professional construction estimates before submitting his or her proposal. If actual construction costs exceed estimated costs, the licensee should not anticipate any relief from licensor. The licensee will, in any event, be responsible for completing all required improvements. GHTD RFP # EXHIBIT D, as amended page D3 of D7

8 Insurance: The license agreement will specify the insurance requirements and will generally include, at a minimum: 1. Commercial general liability insurance in an amount not less than $2,000,000, 2. Liquor liability insurance of at least $1,000, Plate glass insurance 4. Workers' compensation insurance, 5. Hazard insurance against fires and other such perils, in the amount of $1,000,000, and 6. Builders risk, 100% completed value non-reporting form policy during any period of alterations to the space. Assignment & Subletting: Subject to licensor s approval, in its sole discretion. However, landlord will not be unreasonable in approving an assignment to an individual or corporation with similar or superior financial position to tenant s position at the time of award of this lease, in real terms, so long as such individual or corporation demonstrates it has the resources and capability of maintaining the retail space to the standard the landlord requires. Broker: Any licensee broker is to be paid by the licensee. GHTD RFP # EXHIBIT D, as amended page D4 of D7

9 STATION LAYOUT Additional under stair space Location of vendor space This detail sketch is oriented 180 degrees opposite the plan view shown above. GHTD RFP # EXHIBIT D, as amended page D5 of D7

10 WINE BAR CONCEPT GHTD RFP # EXHIBIT D, as amended page D6 of D7

11 This parcel Information Sheet must be signed by an officer of the prospective tenant: Prospective Tenant: Authorized Signature: Name: Title: Date GHTD RFP # EXHIBIT D, as amended page D7 of D7