8
Cibolo Economic Development Corporation [email protected] | 210-658-9900 Cibolo Hotel Feasibility Study Request for Proposals POSTED DATE: MARCH 3, 2019 RESPONSE DUE DATE: APRIL 5, 2019
Cibolo Economic Development Corporation [email protected] | 210-658-9900
Cibolo Hotel Feasibility Study Request for Proposals
POSTED DATE: MARCH 3, 2019 RESPONSE DUE DATE: APRIL 5, 2019
200 South Main Street, Cibolo, TX 78108 (210) 658-9900
Scope of Work The Cibolo Economic Development Corporation (“CEDC”) is requesting proposals for professional services
to conduct a hotel feasibility study for the City of Cibolo (“the City”.) This study will address the current
and projected market demand for the number, type, and duration of hotel stays in the City, along with a
competitiveness analysis on what the hotel must do to be successful among other regional hotels, and an
economic feasibility analysis and pro forma for a potential hotel.
The results of this study will be shared with potential hotel developers and companies interested in
building a hotel in Cibolo.
Community Background The City of Cibolo is located in the San Antonio-New Braunfels MSA on the Northeast side of San Antonio.
Ideally situated between IH-35 and IH-10, Cibolo has experience a population boom in the last 20 years.
The City was incorporated in 1965; however, population remained relatively unchanged until the mid-
2000s when it increased from 3,000 in the year 2000 to over 31,000 in 2019. Some key advantages to the
hospitality industry in Cibolo are:
2.5 miles from Joint Base San Antonio – Randolph AFB for training accommodations
Land adjacent to IH-35 and IH-10 to catch business and leisure travelers
Adjacent to Warbler Woods, a widely known bird sanctuary promoting ecotourism
accommodations
Preliminary Site Considerations Although the feasibility study should not be limited to a specific parcel, the City has identified two sites
that may be well suited to a hotel hospitality concept. These are as follows:
Cibolo Crossing – Part of a large 116 acre mixed-used development, this site is located
immediately off of IH-35 on the access road between FM 3009 and Old Wiederstein Road. This
site is anchored by a new Santikos Family Entertainment Center featuring movie screens, bowling
lanes, laser tag, arcade, and retail amenities. See Exhibit A.
Cibolo Commons – Located along FM 78 near City Hall, Cibolo Commons is a retail and business
office concept on land partly held by the City of Cibolo. The site is 4 miles from Joint Base San
Antonio – Randolph AFB and is surrounded by the Cibolo Youth Sports Complex to the southeast,
the Cibolo Family YMCA to the east, Red River 380-unit residential subdivision and NRP 321-unit
apartment complex to the west, and City Hall and Old Town shops and restaurants to the north.
The City owns part of the proposed development and is open to discussions for partnerships with
a developer to bring a hotel to the site. See Exhibit B.
200 South Main Street, Cibolo, TX 78108 (210) 658-9900
Study Outcomes The study should include at a minimum the following:
1. Cibolo-Specific Market Demand Analysis
o Future lodging and hospitality demand in the market area
o Local hotel supply and demand
2. Project Feasibility Study
o Overall viability of a hotel in Cibolo
o Location analysis to identify the top three most viable sites in Cibolo for attracting and
sustaining a hotel
o Identify market constraints
o Estimate City hotel occupancy tax revenue
3. Total Costs Calculation
o Estimate capital investment required and expected revenues return needed to attract
investors
4. Room Rates and Year-Round Occupancy Levels
o Evaluate the best type of hotel to locate in Cibolo
o Number and mix of guest rooms
o Expected daily rates for rooms
o Room configuration
o Food and beverage concept
o Meeting and special event space requirements
o Expected occupancy levels
5. Establishing and Projecting Hotel Revenue Sources
o Identify demand generators or potential users of the hotel
o Detailed financial pro formas for developers that can be provided to potential users
o Potential revenues for years 1-5
o Breakeven assessment
6. Opportunities for Potential Public Private Partnerships with the City of Cibolo
o Address potential public incentives that could improve the viability and/or investment
attraction for a hotel
o Evaluate which scenarios would benefit from a developer or hotel brand to partner with
the City’s Public Facility Corporation to help spur development of a hotel
Submittal Requirements Cover letter signed by an authorized agent of the firm.
Name and basic information of the submitting firm.
Names and professional qualifications of those conducting the study.
List of three references, including contact information, for which the firm has conducted similar
studies. Include study purpose and measurable results to date.
Detailed description and breakdown of the professional fees charged.
Schedule and time frame of study completion.
200 South Main Street, Cibolo, TX 78108 (210) 658-9900
Three hard copies and one digital copy (CD or flash drive) of the complete proposal must be submitted.
All proposals must be sealed and mailed, couriered, or hand-delivered to City Hall, 200 South Main Street,
Cibolo, TX 78108 by 3:00 PM on Friday, April 5, 2019. Packages and/or envelopes must be sealed and
addressed as follows:
Peggy Cimics City Secretary ATTN: CEDC Hotel Feasibility Study 200 South Main Street Cibolo, TX 78108
Proposed Schedule and Evaluation Timeline This timeline is a guideline and may be adjusted as needed.
First Posting Sunday, March 3, 2019
Second Posting Sunday, March 10, 2019
Deadline for Submissions Friday, April 5, 2019 at 3:00 PM CT
Proposals Opening Friday, April 5, 2019 at 4:00 PM CT
Interviews with Finalists April 22 – 26, 2019
EDC Board Approval Thursday, May 16, 2019
Questions Any questions or requested clarifications to the request for proposal must be submitted in writing to
[email protected] with the subject “CEDC Hotel Feasibility Study”. Answers to
frequently asked questions will be periodically posted on the City website at
www.cibolotx.gov/CEDChotel.
Evaluation Criteria The Cibolo Economic Development Corporation will select a firm based on the contents of the proposal,
proposed fees, and interviews. The selection committee will evaluate based on the following criteria:
History of the firm (5 points)
Strength and experience of assigned staff (25 points)
Related project experience (25 points)
Proposed approach (25 points)
References (10 points)
Fee proposal (10 points)
Total 100 points
Right to Reject Proposals The City of Cibolo reserves the right to reject any or all proposals, without prejudice and/or waive any
irregularities if deemed in the best interest of the City. In addition, the City reserves the right to reissue
all or part of the Request for Proposal and/or not award any contract at its discretion and without penalty.
200 South Main Street, Cibolo, TX 78108 (210) 658-9900
The City of Cibolo reserves the right to accept the proposal considered to be the most advantageous to
the City based on quality of content and best return on investment regardless of whether or not the terms
are the lowest cost.
200 South Main Street, Cibolo, TX 78108 (210) 658-9900
Exhibit A – Cibolo Crossing
200 South Main Street, Cibolo, TX 78108 (210) 658-9900
Appendix – Zoning Map Additional maps can be found online at https://www.cibolotx.gov/481/GIS-Mapping-Information.
Cibolo Crossing
Cibolo Commons
