Lease Agreement • Provided in CEP as Exhibit 4 • Defines the terms under which business is to be conducted by the concession operator at Sea-Tac Airport • First page includes “Key Lease Terms” that summarize major items
Lease Agreement • Rent definitions – Minimum Annual Guarantee (MAG) • Set in CEP for 1st full year of operations • Due in advance by the 1 st of each month – Percentage Fee Percentage of Gross Annual Gross Sales Sales Annual Gross Sales ≤ $__________ __._% $__________ < Annual Gross Sales ≤ $__________ __._% __._% $__________ < Annual Gross Sales • Monthly report and percentage fee are due on the fifteenth (15 th ) day of the subsequent month
Lease Agreement • Straight-line depreciation and buyout • Other key items to be sure you understand: – Operating standards (Exhibit C) – Street pricing policy (Exhibit D), including Temporary Street Pricing Plus Addendum – Quality Jobs and Small Business Reporting Requirements (section 4.8.6)
Temporary Street Pricing Plus Addendum • Port approved a temporary, short-term, conditional increase to ADR pricing in November 2015 • Allows ADR tenants to increase their prices from December 1, 2015 through December 31, 2019 Date Range Pricing Change 12/01/2015 – 12/31/2016 Up to 10% over street prices 01/01/2017 – 12/31/2017 Up to 7.5% over street prices 01/01/2018 – 12/31/2018 Up to 5% over street prices 01/01/2019 – 12/31/2019 Up to 2.5% over street prices 01/01/2020 Return to strict street pricing
Quality Jobs and Small Business Reporting Requirements • Concessionaire shall provide the Port, upon reasonable request, one or more reports that document Concessionaire’s compliance with, and efforts to further, the Port’s quality jobs and small business initiatives • Reports relating to quality jobs will generally encompass information about Concessionaire’s employee pool, wage rates, benefits (including time-off and Affordable Care Act compliance), and hiring practices
Tenant Improvement Design and Construction Tudor Bleotu
Tenant Design Process • Phase 1: Pre-Design – Meeting with Stakeholders – Application for connections to utilities – Permit Process – Design Guidelines – Design Standards – RAC (Regulations For Airport Construction) – Airport Tenants Project Resources http://www.portseattle.org/Business/Construction- Projects/Airport-Tenants/Pages/default.aspx
Tenant Design Process • Phase 2: Design – Four design review milestones – Coordination between Port mechanical, electrical, telecommunications and architectural teams – Tenant design teams prepare designs conforming to Port design standards – Design standards, applications for connection and relevant guidelines can be found at http://www.portseattle.org/Business/Construction- Projects/Airport-Tenants/Pages/default.aspx
Tenant Design Process • Phase 3: Construction – NTP (Notice To Proceed) – Port project manager, tenant general contractor and port special inspector work collaboratively – Temporary Certificate of Occupancy – Notice to open • Phase 4: Close Out – Punch list – Certification of occupancy
Preventive Maintenance Program • Specific requirements – Hood systems – Cooking equipment – HVAC systems • Scheduled inspections – Required by lease agreements to maintain infrastructure – Certified contractors – Reporting for compliance
ADR Design Guidelines James Adams 5ive Creative
Design Guidelines Overview
Passenger Perception
More than just Design • Materials • Signage • Lighting • Closures • Display Zones • Utilities • Review Process
Progressive Northwest Modern Architecture IS IS
Progressive Northwest Modern Architecture IS IS
Progressive Northwest Modern Architecture is is NO NOT
Progressive Northwest Modern Architecture IS IS • Open
Progressive Northwest Modern Architecture IS IS • Open • Light, Warm, Inviting
Progressive Northwest Modern Architecture IS IS • Open • Light, Warm, Inviting • Human Scale
Progressive Northwest Modern Architecture IS IS • Open • Light, Warm, Inviting • Human Scale • Cultural Influence
Progressive Northwest Modern Architecture IS IS • Open • Light, Warm, Inviting • Human Scale • Cultural Influence • Honest Expression of Materials
Progressive Northwest Modern Architecture IS IS • Open • Light, Warm, Inviting • Human Scale • Cultural Influence • Honest Expression of Materials • Exposed Form and Structure
Progressive Northwest Modern Architecture IS IS • Open • Light, Warm, Inviting • Human Scale • Cultural Influence • Honest Expression of Materials • Exposed Form and Structure • Color and Texture Achieved Through Materials
Space Planning
Queuing
Storage
Terms Defined • Storefront Opening – Area of the storefront – H x W
Terms Defined • Tenant Lease Line – Depth of the store
Terms Defined • Display Zone: 5’-0”
Terms Defined • Display Extension: 30%
Terms Defined • Neutral Piers • Contained Piers
Storefront - General • Full Width
Storefront - General • Full Width • Open
Storefront - General • Full Width • Open • 75% Visually Open
Storefront - General • Full Width • Open • 75% Visually Open • Vertically Tied
Storefront - General • Full Width • Open • 75% Visually Open • Vertically Tied • Dimensionality
Storefront - General • Full Width • Open • 75% Visually Open • Vertically Tied • Dimensionality • Fully Integrated
Site Specific • A Gates – Tapered Columns
Site Specific • B Gates – Branded Columns
Site Specific • C Gates – Contained Columns
Signage IS IS Pacific Northwest Modern
Signage IS IS Pacific Northwest Modern • Open • Light, Warm, Inviting • Human Scale • Cultural Influence • Honest Expression of Materials • Exposed Form and Structure • Color and Texture Achieved Through Materials
Signage IS IS Pacific Northwest Modern
Recommended Sign Types and Materials • Exposed neon, edge lit, reverse halo, open face and reverse channel, sculpted or resin formed letters • Dimensional metal letters flush with or pin-mounted to fascia surface • Channel letters • Externally illuminated signage • Sculptural, three-dimensional treatments that project from the storefront where possible • Digital menus
Link to Design Guidelines • http://www.lease.seatacshops.com/forms/
Competitive Evaluation Process Ann Ferraguto AirProjects, Inc.
CEP Process - Overview • Over 60 dining and retail units to be leased by the Port through CEP and RFP processes • CEP is tailored to the resource capabilities of small, local and/or disadvantaged businesses, but any company – large or small – may compete for an opportunity via this process
CEP Process - Overview • Minimum Qualifications – 18 months of experience in food service, retail and/or service operations at airports, transportation facilities, shopping centers or business districts. Prior experience must be with operations of similar complexity generating a sales volume of similar size to that being proposed. – Must demonstrate the financial capacity for the initial investment and the ability to sustain operations over the life of the agreement – Must never have defaulted on a prior agreement – Must never have had an agreement terminated for cause
CEP Process - Overview • Tours of the concession units will be provided immediately after this training session • All questions regarding the CEP must be submitted in writing by January 29, 2016 and directed to AirProjects either: – By postal mail at the following address: Attention: Dawit Beru 908 King Street, Suite 400E Alexandria, Virginia 22314 – Or by email to Sea-Tacleasing@airprojects.net
CEP Process - Overview • Your company, or anyone on its behalf, may only contact the Port’s third-party leasing representative, AirProjects, about this CEP from the release date until the execution of an Agreement with the selected respondent • Any communication concerning the content of the CEP by a potential or actual respondent, or anyone on its behalf, with any Port elected official or employee will result in elimination of the submittal, unless, in the reasonable judgment of the Port’s General Counsel, the communication could not be believed to have given the respondent a competitive advantage
CEP Process - Overview • Companies must respond to the specific requirements of the CEP as listed in the “Submittal Instructions” section • Submittal checklist is included as Exhibit 10
Submittal Requirements • Responses must be on 8.5” x 11” paper and simply bound in a three-ring binder • Due Date: February 22, 2016 at 2:00 pm eastern standard time • Submit one (1) original document and an electronic PDF copy on a flash drive, along with the pro forma in Excel format • Submittals should be directed to: AirProjects, Inc. Attn. Emily Escrader 908 King Street, Suite 400E Alexandria, VA 22314
Submittal Requirements • Submittals must include a submittal checklist, a cover letter, and the following sections in order to be considered for evaluation: 1. Background, Experience, and Financial Capability 2. Concept Development 3. Unit Design, Materials and Capital Investment 4. Financial Projections and Financial Offer ( must submit completed Financial Offer Form from Exhibit 7 and electronic version of Exhibit 8 ) 5. Management, Staffing, Operations and Environmental Sustainability 6. Job Quality, Workforce Training, Employment and Service Continuity 7. Small Business Participation
Cover Letter • Cannot exceed 1 page • Must include: – Date submitted – Name in which the respondent would enter into the Lease and Concession Agreement – Statement of interest in the specific units in the CEP – Submittal’s contact person and his or her title, telephone number, mailing address, and email address
Section One - Background, Experience, and Financial Capability • Maximum of 5 pages, not including financial statements • Must include a narrative for each of the 10 items noted in the CEP • Purpose of this section is to demonstrate stability, experience and expertise in operating a business similar to that proposed
Section Two – Concept Development • Maximum of 5 pages per concept • Narrative description of the three items noted in the CEP: 1. Details of the restaurant or retail concept proposed, including the proposed store name/concept, if a franchised/licensed operation, and rationale for selection. 2. Merchandise/menu/services list, including proposed pricing. Why proposed merchandise will be successful and its contribution to the retail mix. 3. Franchise and/or license authorization letters and disclosure documents • Purpose is to demonstrate the ability of the concept (or concepts) proposed to meet or exceed the expectations described for the unit or units
Section Two – Concept Development
Section Three - Unit Design, Materials and Capital Investment • Maximum of 5 pages for this section, not including renderings, photographs, and floor plans • Narrative description of the 3 items noted in the CEP 1. Design (materials, floor plan, number of seats) of the unit or units, including a rendering or photograph of the proposed dining, retail or service concept and a floor plan of the uni t. 2. Environmental sustainability considerations planned for the design and build-out of the unit(s), such as materials procurement and other sustainable practices.
Section Three - Unit Design, Materials and Capital Investment 3. Minimum capital investment (per sq. ft. and total) to build out the unit(s) (not including the cost of initial inventory), along with a separate figure for the minimum investment per sq. ft. that will be invested for the midterm refurbishment of the unit(s), using the form in Exhibit 6 ( midterm refurbishment must be a minimum of 15% of the initial capital investment) • Purpose is to demonstrate and describe the quality of unit design, efficient use of space, selection of appealing and durable materials (including sustainable materials) and its’ relation to the Pacific Northwest sense of place • Capital investment does not including inventory, uniforms, smallwares, etc.
Section Three - Unit Design, Materials and Capital Investment IKE’S BAGELS
Section Three - Unit Design, Materials and Capital Investment
Section Three - Unit Design, Materials and Capital Investment
Section Three - Unit Design, Materials and Capital Investment
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