Greylock Glen Resort – Adams, MA Proposed Lodge and Conference Center Request for Qualifications

Issued by: Town of Adams, MA

Date of Issue: May 1, 2017 REQUEST FOR QUALIFICATIONS PROPOSED LODGE AND CONFERENCE CENTER AT GREYLOCK GLEN RESORT ADAMS, MASSACHUSETTS

Table of Contents

I. INTRODUCTION ...... 3

II. GREYLOCK GLEN BACKGROUND ...... 4

III. GENERAL DESCRIPTION ...... 8

IV. DEVELOPMENT SITE ...... 12

V. DEVELOPMENT PROGRAM AND SCOPE ...... 14

VI. POTENTIAL OPPORTUNITIES AND INCENTIVES ...... 16

VII. SUBMISSION PROCESS AND REQUIREMENTS ...... 17

VIII. SCHEDULE ...... 19

IX. GENERAL TERMS AND LIMITATIONS ...... 20

Appendices

Appendix A Site Master Plan: Greylock Glen Resort Site Master Plan Trails System Plan Lodge and Conference Center Lease Area Overall Master Lease Plan on Ortho

Appendix B Infrastructure

Appendix C Permitting MEPA Certificate

Appendix D Market Analysis – C.H. Johnson Consulting, Inc.

Appendix E Photos – Existing Conditions

Request for Qualifications – Lodge and Conference Center at Greylock Glen Resort Page 2 of 21 REQUEST FOR QUALIFICATIONS DEVELOPMENT, CONSTRUCTION AND/ OR OPERATION OF THE PROPOSED LODGE AND CONFERENCE CENTER AT GREYLOCK GLEN ADAMS, MASSACHUSETTS

I. INTRODUCTION

The Town of Adams is pleased to issue this Request for Qualifications (RFQ) for the development, operation and/ or construction of a full-service lodging and conference facility as part of the proposed Greylock Glen Resort, a four-season resort located at the base of Mount Greylock in Adams, Massachusetts. The 1,063-acre Greylock Glen Resort property borders the 12,500-acre Mount Greylock State Reservation, the Commonwealth’s flagship state park facility. The Development Site (“Site”) for the Lodge and Conference Center comprises a 12.5-acre parcel that is essentially “shovel-ready”. The Town expects that the Lodge and Conference Center, as one of the key elements of the Resort, will be built and managed in an environmentally sensitive and sustainable manner and contribute to the economic development of the Town of Adams and the surrounding region.

The Town of Adams is the Designated Developer for the overall Greylock Glen Resort and has a working partnership with MassDevelopment and the Massachusetts Department of Conservation and Recreation to implement the project. The Town has executed a 99-Year Master Lease with the Commonwealth of Massachusetts, the underlying owner of the property. The Town is seeking a private developer partner to design, finance, construct, and operate the Lodge and Conference Center and anticipates entering into a long-term lease agreement for the Development Site and other agreements with the developer. An option also exists for respondents to express interest in developing the campground component of the Resort (as described in the Town’s previous solicitation (see RFP #16-006).

Through this RFQ, the Town hopes to solicit input from lodging development companies that will be used to create the final development framework and a more formal Request for Proposals (RFP). Specifically, the purpose of this RFQ is to:

a) Gauge developer interest in the planned lodging and conference facility at Greylock Glen Resort; b) Identify potential opportunities and challenges with the proposed project; and c) Provide a baseline for the development of a Request for Proposals (RFP).

Any party with an interesting and compatible idea for the development, operation, and maintenance of the planned lodging and conference center is encouraged to respond to this RFQ. The Town’s RFP, to be issued at a later date, will include more detailed information than the RFQ, including more specific marketing analysis and program requirements. Submission of a response to the RFQ will not be a prerequisite for submitting a formal proposal, nor will the Town consider information submitted at this time to be binding. No decisions about the selection of a developer for the Lodge and Conference Center will be made until the completion of the RFP process, which will take place later in 2017.

Responders are encouraged to propose lodging concepts and ideas for the Site. The Site is permitted for up to 170 units, though a developer may propose fewer units or a phased approach. No housing is authorized on the site. The Greylock Glen Resort lies within a census tract that is eligible for New Market Tax Credits, which could provide equity of up to $7 million for the Lodge and Conference Center.

Request for Qualifications – Lodge and Conference Center at Greylock Glen Resort Page 3 of 21 Regardless of the scale, any proposal must present the highest quality design and should contemplate progressive planning ideas that foster green design techniques, utilize clean energy initiatives, LEED, and Low-Impact Design. The Greylock Glen property’s unique physical attributes and beauty provide an ideal foundation for a high-quality, signature development – one that combines public accessibility, economic viability, and design excellence.

II. GREYLOCK GLEN BACKGROUND

In the mid-1980s, an emergency measure of the Massachusetts Legislature (Chapter 676 of the Acts of 1985) authorized the Department of Conservation and Recreation (DCR; then the Department of Environmental Management) to “acquire land and develop a regional economic and recreational facility” at Greylock Glen in Adams. The original project at Greylock Glen was envisioned as a key element of a multi-pronged economic development strategy aimed at addressing the economic decline of Adams and the northern Berkshires from the loss of manufacturing. To fulfill the requirements of Chapter 676, the Glen property was acquired by DCR and plans for development of a regional economic and recreational facility on the Glen property were prepared. Several previous proposed projects at Greylock Glen were strongly opposed due to the intensity and scale of development and unfortunate timing with regards to national economic downturns. As a result, these previous projects did not move forward.

In April 2004, DCR adopted the Amended Master Plan for Greylock Glen, which established general land uses and development intensities for the Greylock Glen site. The 2004 Amended Master Plan significantly scaled back the size and scale of development on the site from previous development master plans. The plan allowed for a mix of outdoor recreation, education, cultural arts, and lodging facilities, with ancillary support uses. Except for staff housing, residential use is not allowed.

In September 2004, the Town of Adams submitted a proposal in response to the Commonwealth’s solicitation for the development of an outdoor recreation and environmental education facility at Greylock Glen. In April 2006, the Town was selected as the designated developer of Greylock Glen and, on December 11, 2006, the Town executed a formal agreement with DCR and the Division of Capital Asset Management & Maintenance (DCAMM), which outlined tasks and pre-development activities of both the Town and DCR. Since 2007, the Town and DCR have focused on design and permitting of the proposed $60 million Greylock Glen Resort project – after completing the Master Plan for the project, all wetlands permitting, local zoning approvals, and the review process under the Massachusetts Environmental Policy Act (MEPA) was successfully concluded. From 2013-2015, the first phase of utility improvements to serve the entire resort project were installed (see below) and on October 10, 2014, the Town formally executed a 99-year Master Lease with the Commonwealth. This provided the Town site control of the property and the ability to enter into agreements with future project partners.

Development Concept

The Town’s concept plan for the Greylock Glen Resort was developed in collaboration with Massachusetts Audubon, the Appalachian Mountain Club (AMC), the Massachusetts College of Liberal Arts (MCLA), and the Massachusetts Museum of Contemporary Art (MASS MoCA). The proposed $60 million Greylock Glen project is envisioned as a four-season recreation and environmental education destination (see Appendix A; Site Master Plan). The development is intended to serve as a catalyst for the economic revitalization of Adams and surrounding communities in the northern Berkshire region. When constructed, the project will strengthen the local economy by establishing Adams as a tourist destination for outdoor recreation and expanding the customer base for businesses in Adams, especially downtown merchants. The phased project

Request for Qualifications – Lodge and Conference Center at Greylock Glen Resort Page 4 of 21 will be designed and built according to principles of sustainability, demonstrating environmentally sensitive approaches to design, construction, and management. The master plan concentrates development to a 56- acre “Development Area,” (the area leased by the Town) with over 1,000 acres of the 1,063 acre Glen property designated as permanently protected conservation land.

The proposed Greylock Glen Resort consists of the following major components:

. Lodging and Meeting Facilities – High quality lodging and conference facilities are a critical element of the Town’s efforts to develop a tourism sector in the local economy and increase the cultural and recreational tourism component of the northern Berkshire economy. The lodging component is also essential to establishing Greylock Glen as a destination that is economically viable and sustainable. The 170-room “Thunderbolt Retreat” is expected to offer full-service meeting, food and beverage, and banquet facilities and function as a year-round full amenity lodging facility open to the public.

. Camping Facilities – The proposed campground consists of 140 sites in a well-screened and wooded location on either side of Gould Road. In addition to traditional tent sites, rustic cabins and eco- shelter sites may be offered, as well as a limited number of small RV sites (no hook-ups). The campground will include restrooms with hot showers, a camp store, and other support structures.

. Performing Arts Amphitheater – The proposed outdoor performing arts amphitheater in the southeastern section of the Development Area along Gould Road is intended to be moderately sized with approximately 2,500 seats. The facility may incorporate retractable fabric roof panels to allow a longer performance season. The facility would be designed to complement other performing arts programming in the northern Berkshires. 

. Outdoor Center – The Outdoor Center is proposed as an 11,000 SF multi-purpose facility consisting of the following elements: a welcome/orientation area; exhibit space; a media room; four (4) classrooms; a concession area, and restrooms. The Center will have a general public focus but also be the location of an MCLA field station for the college’s growing Environmental Studies program. Additionally, the building will accommodate a Nordic Ski Center to be run by a private operator.

Request for Qualifications – Lodge and Conference Center at Greylock Glen Resort Page 5 of 21 . Outdoor Environmental Art – Art is intended to be an essential element of the overall development concept. Unique artworks will be created within the Glen’s natural setting that merge the boundaries of art and nature and enhance the experience of visitors. An outdoor sculpture / environmental art “garden” is proposed on the eastern end of the Development Area, just north of the lower pond. The site may include several temporary exhibitions along with a few permanent installations showcasing a mix of regional, national and international artists.

. Multi-Use Trail System – Similar to past proposals for the Glen, the proposed multi-use trail system is intended to accommodate a wide variety of users with different skills and interests, and interconnect with the existing trails network on the Mount Greylock State Reservation. Trails are intended for walking, hiking, mountain biking, and cross-country skiing. Additional features of the trails system may include an accessible Interpretive Nature Trail around the central Glen wetlands area and a proposed 20 kilometers of Nordic Ski trails, with snowmaking on a portion of the trails and about 4 kilometers to be lighted for evening skiing. The trail system also will accommodate the many snowmobile users wishing to access State Reservation lands, with designated trails and a parking area across from the proposed lodge/conference center. Later phases of the project may include equestrian trails, especially if associated with a future equestrian use at Gould Farm.

. Conservation Lands – The final component of the Town’s development concept is the permanent protection of approximately 1,000 acres, or 94 percent, of the Greylock Glen property as Conservation Lands. All non-Development Area acreage was placed under the protection of Chapter 97 of the Massachusetts General Laws in 2016.

Autumn views looking northwest from one of the ponds within the “Development Area.”

The Town and DCR have worked together for the past three years to conduct a careful and deliberative planning process for the Greylock Glen Resort. The Town hired Vanasse Hangen Brustlin, Inc. (VHB) to prepare the Site Master Plan for the Town’s proposed development project, while DCR hired Dodson & Associates to design the multi-use trails system for the site. In March 2010, this more detailed planning for the project culminated with the Town and DCR filing an Environmental Notification Form (ENF) for the proposed development with the Massachusetts Executive Office of Energy and Environmental Affairs, under

Request for Qualifications – Lodge and Conference Center at Greylock Glen Resort Page 6 of 21 MEPA. The plan was approved in May 2010 with no further modifications. Potential developers should be aware that the footprint for the overall Greylock Glen Resort is fixed. No additional modifications to the footprint are allowable. In addition, there will be no housing, golf courses, or shopping centers permitted on site.

Development Phasing and Implementation

The multi-use trails system at Greylock Glen will be constructed by DCR with Commonwealth incentive funds ($1.4 million+) as part of the first phase of implementation. Design and permitting of the trails system is complete, and the first phase of construction is now (spring 2017) underway by DCR. The Town’s desire is that development of the lodge/conference center will occur in the first phase of development in addition to continued work on the state-funded trails system. As noted elsewhere in this RFQ, the lodge/conference center development site is essentially shovel-ready and the Town anticipates upgraded utilities and roads to be completed in advance of completed construction of the lodge.

Lease payments from the lodge/conference center and the other private developer elements of the project will be reinvested in the Glen and used solely for maintenance and capital expenditures at the site (roadways, utilities, trails system, conservation lands, etc). This is expected to provide a sustainable source of revenue adequate to maintain the attractiveness of the public lands and amenities associated with the resort project.

Mount Greylock summit looking from the eastern edge of the “Development Area” within the Glen property.

Request for Qualifications – Lodge and Conference Center at Greylock Glen Resort Page 7 of 21 III.GENERAL DESCRIPTION

Project Location

Greylock Glen is located in Adams, Massachusetts in the northwest corner of the Commonwealth. The Glen project site lies adjacent to the 12,500-acre Mount Greylock State Reservation, which is home to Mount Greylock, the highest peak in Massachusetts at 3,491 feet in elevation. The Glen site is approximately one mile from downtown Adams and tucked some 2,200 feet below the Mount Greylock summit.

Berkshire County is renowned throughout the Northeast for its beautiful mountain vistas, stunning meadows, lakes, charming towns, and pastoral farms. Tourists flock to this area to experience the Berkshires’ unique combination of scenic beauty and high-quality cultural attractions. Located approximately 3 hours from both Boston and New York City and bordering the states of Vermont, Connecticut, and upstate New York, the Berkshires are a natural draw for some 2.5 million visitors from the New England region and beyond.

City Distance to Greylock Glen Travel Time Pittsfield 15 miles 30 minutes Albany 55 miles 1.5 hours Springfield 70 miles 1.5 hours Boston 150 miles 3 hours New York 175 miles 3.5 hours

Request for Qualifications – Lodge and Conference Center at Greylock Glen Resort Page 8 of 21 Greylock Glen already has substantial name recognition throughout the Commonwealth, and particularly in the Berkshires. With its combination of outdoor recreation and educational and cultural tourism opportunities in a spectacular setting at the base Mount Greylock State Reservation, the state’s flagship park and one of the most visited tourist attractions in Berkshire County, the Greylock Glen Resort will be well- positioned to attract a large percentage of residents and tourists.

Greylock Glen Resort – General Site Description

The Greylock Glen Resort site encompasses 1,063 acres of woodlands, open fields, wetlands, and ponds nestled at the foot of the eastern slope of Mount Greylock. The site is bounded on the west by Mount Greylock and the slope of Ragged Mountain, on the east by low ridges, to the south by an unnamed hill with an elevation of 752 feet, and to the north by a low ridge east of the former Thiel Farm. Maximum relief on the northern part of the site is 1,260 feet, with elevations of over 2,300 feet at the northwestern corner and 1,040 feet where Hoxie Brook crosses the eastern property line. Slopes in the northern portion of the site are to the east and south at moderate to steep grades. The central part of the site east of Gould Farm, is an area of little relief, with slopes grading gradually to the east and west. In the southern part of the site, relief is 720 feet, with elevations ranging from 1,920 feet on the western property line to 1,200 feet where the eastern property line crosses West Mountain Road (see Appendix A). Slopes in the southern part of the site are to the east and north at moderate to steep grades. A mining operation, which fronts on Route 8, abuts the site to the northeast.

Residential neighborhoods in Adams adjoin the site to the east along and off West Road, with some undeveloped parcels interspersed. To the south is municipally-owned watershed protection land along Bassett Brook.

The Glen is home to an outstanding variety of plant and animal species, many of which are considered rare within the state, and is a favorite destination for the naturalist. Several popular hiking trails within the Glen connect to trails on the adjacent 12,500-acre Mount Greylock State Reservation, including the nearby Appalachian Trail which winds towards the summit of Mount Greylock and beyond. The historic Thunderbolt Ski Trail, on Mount Greylock, is accessed through the Glen and attracts skiers from around the country who want to experience a challenging backcountry run, much as it would have been in the days before ski lifts and trail grooming. The Glen is also a popular destination for snow-shoeing and cross-country skiing.

Request for Qualifications – Lodge and Conference Center at Greylock Glen Resort Page 9 of 21

Much of the Glen was cut for timber in the 1800s and extensively farmed until the 1960s. The central portion of the site, the designated “Development Area,” includes several ponds, which were created as water features within the 18-hole golf course developed in the early 1970s as part of the Elco Resort development project. Other remnants of previous development projects at the Glen include the foundation of a 350-room hotel (now known locally as the “rebar forest”), base structures for ski lift facilities, snow- making facilities, and storm drainage structures. Traces of human influence can be seen almost everywhere throughout the landscape.

The surrounding context of Greylock Glen is best understood through Exhibit 1 - Cultural Location Map. This map shows how the Glen project, and the Development Site, fit with the surrounding community and the Mount Greylock State Reservation.

Request for Qualifications – Lodge and Conference Center at Greylock Glen Resort Page 10 of 21 Exhibit 1 – Cultural Location Map

Request for Qualifications – Lodge and Conference Center at Greylock Glen Resort Page 11 of 21 IV. DEVELOPMENT SITE

The Development Site for the planned lodge and conference center is located in the southeast portion of the Greylock Glen Resort site. The Development Site consists of approximately 12.5 acres of gently sloped land which follows the contour of Thiel Road (see Exhibit 2 – Site Map). The site is comprised of predominantly forested land with some open meadow.

Mature stands of deciduous trees including maple, ash, and birch have become established following abandonment of an earlier golf course. The Site has several interesting and unique features including a 19th century stone wall and several large glacial erratic boulders. These features could easily be integrated into the landscape design for the lodge and conference center, enhancing its natural setting and visual character.

Exhibit 2 – Site Map

Lodge and Conference Center Site

Utilities

All municipal utilities are essentially available at the Site. Existing infrastructure currently serving the Site is described below.

Electric Service: National Grid currently maintains a 23 KV line from West Road crossing the “Development Area” of the Glen property to the Gould Farm, where it steps down to the 2.4 KV summit line. The Outdoor Center development site is currently served by this electric service.

Water Service: The water distribution system in the Town of Adams is provided by the Adams Fire District, an independent authority. The lodge and conference center development site is served by a new 8-inch water main in Thiel Road (more detailed information on water service is provided in Appendix B – Infrastructure.

Request for Qualifications – Lodge and Conference Center at Greylock Glen Resort Page 12 of 21 Sanitary Sewer: Project-generated sewage will be collected by the Town’s sewer collection system and treated at the Adams Wastewater Treatment Plant, which has excess capacity. The lodge and conference center development site is served by a new municipal sewer line along Gould Road (see Appendix B).

Natural Gas – A new natural gas service line is now available to the site, provided through Berkshire Gas Company.

Vehicular Access

Gould Road – Gould Road is a local, Town accepted roadway serving the “Development Area” of the Greylock Glen project site. As the primary access to the proposed Glen project, Gould Road begins at its intersection with West Road where it travels in a westerly direction for approximately 1,859 feet, where it intersects with Thiel Road. From this point it continues another 3,500 feet to the Gould Farm property line (western boundary of the Glen Site). Gould Road is a bituminous concrete, low-volume roadway without pavement markings and is comprised of a significant vertical curve as well as several smaller horizontal curves.

Thiel Road – Thiel Road begins at its intersection with Gould Road and continues in a northwesterly direction where it ends at an unimproved cul-de-sac, which serves as a trail access area.

West Road – West Road extends from the Cheshire/Adams municipal boundary to its intersection with Notch Road, where it becomes Friend Street. West Road is a bituminous concrete, two-land, two-directional roadway, with a road width ranging from 18 to 28 feet. Extending through rolling terrain, the posted speed limit varies from 30 mph to 35 mph. The adjacent land use is predominantly a mix of residential and undeveloped land south of Fisk Street, and residential land use north of Fisk Street.

(a) (b) (a) View looking southeast from the intersection of Gould Road and Thiel Road. (b) View looking north along existing Thiel Road.

Maple Street – Maple Street connects Route 8 to West Road and is the primary roadway expected to be used to travel from the center of Adams to the Greylock Glen project. A T-intersection is formed with West Road. The roadway divides at an island area as it approaches Route 8 in the downtown (McKinley Square). The roadway is a bituminous concrete, two-lane, two-directional roadway with pavement markings only at the approaches to the Route 8 intersection. The width of the road ranges from 22 to 24 feet, and currently there is on-street parking on the south side.

Request for Qualifications – Lodge and Conference Center at Greylock Glen Resort Page 13 of 21 Permitting

The Town of Adams has recently completed all qualifications of approval for a plan to develop the Greylock Glen Resort. Specific permitting information follows below:

Zoning and Land Use Regulations: All land development activity at Greylock Glen is governed by the Adams Zoning Bylaws. The Special Permit under the Planned Unit Resort Development (PURD) provisions in the Zoning Bylaws was approved by the Adams Planning Board in July 2012. Development of the lodge and conference center will require site plan approval by the Adams Planning Board.

Massachusetts Environmental Policy Act (MEPA): In May 2010, the Secretary of the Executive Office of Energy and Environmental Affairs issued the certificate permitting development at Greylock Glen consistent with the Town’s Master Plan (see Appendix C – Permitting). No further permits are required under the Massachusetts Environmental Policy Act.

Massachusetts Wetlands Protection Act: In mid-December 2010, DCR filed the Abbreviated Notice of Resource Area Delineation (ANRAD) with the Adams Conservation Commission and a final Order was issued by the Conservation Commission in December 2011. The Conservation Commission will review the site plan for the lodge and conference center when it is submitted for approval by the Adams Planning Board. It is anticipated that if the future development of the lodge/conference center is limited to the established site envelope, no additional wetlands or environmental permitting will be required.

V. DEVELOPMENT PROGRAM AND SCOPE

Lodge and Conference Center Concept

The proposed lodge and conference center site at the Glen is located off Thiel Road on an 7.6 acre parcel in the northeastern portion of the project. The envisioned project will be a full-service quality hotel with up to 170 rooms, with an integrated conference center. The Town is interested in a lodging product that will serve as one of the Berkshires’ “premier” properties, and will include state-of-the-art amenities necessary to optimally service the community (see Appendix D – Market Analysis). Product quality and image is of high concern.

The hotel/conference center will be designed in accordance with sustainable design principles detailed in the Master Plan, which provide conceptual guidance for the siting of structures (e.g., solar orientation and optimization of views), architectural treatments (encouraging use of inviting, human-scale elements), and use of building materials which incorporate green technologies. The lodge and conference center has been sited to take advantage of a knoll with moderately sloping sides, which provides views to the Mount Greylock summit. Its southern exposure and orientation is particularly advantageous toward integrating solar technology in the building construction (see Exhibit 3). The high amenity lodge will also provide a nature oriented experience geared towards those who appreciate the magnificent scenic location and value the outdoor recreational opportunities afforded by close proximity to Mount Greylock State Reservation and Greylock Glen. The Glen is a place to appreciate the unique offerings of the four- seasons. Whether one’s day is spent hiking, X-country skiing, or enjoying the cultural amenities of the area, the Glen lodging and conference center complex will provide a welcome return to a place of quiet refuge and total relaxation.

Request for Qualifications – Lodge and Conference Center at Greylock Glen Resort Page 14 of 21 Exhibit 3 – Lodge and Conference Center Concept Plan

Project Components

The information below presents a description of the facilities desired by the Town to be included in the lodge and conference center development project.

1) Lodge – The lodge must be designed to provide lodging to the general public, conference center guests, and business clients. Provision should be made for single rooms and suites.

. Market identity: Full-service or modified full-service non-prototype model; National Park lodges are examples of the quality and character of the desired product.

. Lodge size: up to 170 rooms

. Room rates: market competitive

. Room sizes: market competitive

. Lodge services: e.g., restaurant/ café-bar, room cleaning, room service provided by restaurant/ café- bar, pool, fitness center, hospitality center, high speed internet, business center, etc.

2) Conference Center – The conference center will be a high-quality facility physically integrated with the lodge project. The envisioned center will encompass between 7,500 and 10,000 square feet of rentable event space (not including no-sellable areas such as circulation, lobby, support, storage, etc.). From a functional perspective, the center will include all the state-of-the-industry amenities required to adequately host conferences, meetings, banquets, and other events of both a non-local and local nature.

Request for Qualifications – Lodge and Conference Center at Greylock Glen Resort Page 15 of 21 Sustainable Development Guidelines

Proposals must incorporate sustainability into site planning, construction, operational practices and programming. Development proposals must be environmentally sound, such that they:

. Minimize adverse effects on the land; . Incorporate advanced environmental technologies and practices into the project, including renewable energy technologies, onsite stormwater management and other green building technologies; and . Commit to an operating philosophy, which recognizes the importance of reducing consumption, reusing materials, using local products and resources, and incorporating recycling into all aspects of the project’s operation.

Respondents must demonstrate that the project will embrace the principles of sustainability and protect the environment. The project must incorporate sustainability concepts in the site plan, building design, and operating plans.

More specific sustainable design guidelines and principles that the Town deems appropriate and desirable at the Glen lodge and conference center will be provided with the formal Request for Proposals solicitation. During the Town’s RFP process, the extent to which a proposal adheres to the guidelines is expected to be an important part of the award process.

The Town’s Master Plan incorporates “green-roofs” and solar panels as sustainable design elements – both functional and visual – for certain buildings within the resort.

VI. POTENTIAL OPPORTUNITIES AND INCENTIVES

As stated previously, the Development Site is essentially “shovel-ready.” The site has been designated as a “Priority Development Site” by the Commonwealth, which creates potential advantages for future state funding and other incentives. The Town encourages RFQ respondents to make known any and all financing needs believed to be necessary for the lodge and conference center development opportunity. Any required financial assistance or support from the Commonwealth of Massachusetts or the Town would be identified more fully during the formal Request for Proposal process. The Town of Adams will consider negotiating a Tax Increment Financing Agreement for proposals that demonstrate a significant benefit to the Town’s economy.

Request for Qualifications – Lodge and Conference Center at Greylock Glen Resort Page 16 of 21 VII. SUBMISSION PROCESS AND REQUIREMENTS

Each submission must include one (1) original, six (6) paper copies, and one CD of the entire proposal. Submissions should be organized in the format outlined below. The body of the response should be no more than twenty (20) pages, excluding the concept plan graphics and other attachments. Please submit responses to this RFQ before Friday, July 28, 2017. Submissions should be mailed to:

Town of Adams Community Development Department 8 Park Street Adams, MA 01220 Attn: Donna E. Cesan, Director

Submittal Format and Instructions

Submittals must be concise, organized in response to the submission requirements, and formatted as standard 8½ by 11” pages. Larger pages folded to 8½ x 11 inches and pocket inserts are acceptable. Responses must be sealed and clearly marked with the following: “Response to Request for Qualifications – Lodge/Conference Center at Greylock Glen” with the responding developer’s name and address. In addition to the Submission Requirements, all submittals should address the Project Objectives.

Submission Content Requirements

All responses to the RFQ shall provide the following in the format outlined below:

1-Description of the Proposed Development Entity

Describe the proposed development entity, including the corporation or joint venture that will serve as the master developer and would be party to a land lease with the Town of Adams. If the entity is a subsidiary of, or otherwise affiliated with another organization, the respondent shall indicate such a relationship.

2-Qualifications of the Development Team

Capacity to implement, experience in public-private development, and a commitment to sustainable design and practices will be of particular importance to the Town in selecting a development partner.

. Identify all key participants on the development team including potential investors and proposed lending institutions. Identify team members responsible for managing the permitting and development process, architecture, structural and civil engineering, construction, landscape architecture, legal and financial analysis. Provide an organization chart showing team members and indicating the responsibility of team members. Identify the principal-in-charge of the proposed project and project manager(s) from the development entity.

. Identify previous experience of team members working together with the development entity on projects of a similar scope.

Request for Qualifications – Lodge and Conference Center at Greylock Glen Resort Page 17 of 21 . Provide information for all firms on the proposed team, including company profiles, individual resumes of key personnel who would be assigned to the project and descriptions of relevant experience.

3-Summary of the Development Entity’s Relevant Experience

Describe relevant projects undertaken by the development entity and summarize how the characteristics of those projects are similar to the proposed development for the Lodge and Conference Center at Greylock Glen. The summary of experience should focus on the development of projects (if any) that are comparable in size, complexity, design approach, quality and scope.

. Describe the development entity’s specific experience implementing lodging development projects, particularly those in a resort setting.

4-Description of Lodge and Conference Center Concept

Provide a narrative description of the project concept and the anticipated final product that will be delivered. Explain in concise terms the lodging and conference center concept that is being proposed (size, general configuration and massing of structures, appearance, etc.). Include comments on the desirability and feasibility of the Development Site, the relative importance of other resort components to the success of the lodging/conference center, and the desired timing of proposed improvements.

The description should outline any significant deviation from the goals and objectives, the development concept, or the proposed lodging components, and the rationale for those deviations.

Describe generally any additional infrastructure requirements (beyond those existing or proposed in the RFQ) that would be required to building, operate, and maintain the property in accordance with applicable codes, including utility connections and services.

5-Financial Capability/Financing

Demonstrate financial capacity to undertake the proposed development such as filings or audited financial reports or a description of the size and financing structure of recent projects.

. Provide evidence of ability to secure sufficient equity and financing to implement the proposed project and demonstrated experience in financing lodging development projects of this scale.

. Identify the intended sources of funds to be invested in the proposed development and any public financial assistance or other support needed to carry out the project.

VIII. SCHEDULE

The table below outlines the timeline with respect to this RFQ and the anticipated general schedule for the RFP process to follow:

Request for Qualifications – Lodge and Conference Center at Greylock Glen Resort Page 18 of 21 Date Time Action May 1, 2017 Request for Qualifications Issued June 23, 2017 4:00 PM Questions due via email to [email protected] June 30, 2017 Town response to questions provided July 28, 2017 4:00 PM Responses received by Town of Adams September 1, 2017 Request for Proposals Issued November 30, 2017 Final Proposals Due Winter 2017 Developer Selection / Lease Negotiation

Request for Qualifications – Lodge and Conference Center at Greylock Glen Resort Page 19 of 21 IX. GENERAL TERMS AND LIMITATIONS

The Commonwealth of Massachusetts Division of Capital Assets Management owns the 1,063-acre Greylock Glen property. A 99-year Master Lease Agreement is executed between the Commonwealth and the Town of Adams, providing the Town site control for approximately 135 acres (“Lease Premises”), with approximately 54 acres proposed for development consistent with the Town’s approved Greylock Glen Resort Master Plan.

Proposed Land Lease Terms

The Town of Adams proposes to provide a long-term land lease (sub-lease) that includes terms necessary to support the financing of property improvements. The lessee would be expected to finance and construct the necessary property improvements and operate and maintain the lodge and conference center (or arrange for an appropriate third party to do so). The Town would receive a base ground rent which would, in turn, be used expressly to maintain the surrounding components of the resort, including the trails system, roadways, stewardship of conservation lands, and other public portions of the Greylock Glen Resort development.

Certain provisions of a formal ground lease will be the subject of negotiations based on the Town’s formal RFP process.

The Town of Adams has provided certain plans, drawings and other due diligence materials in this RFQ. It is understood and agreed that these materials are not intended or represented to be complete and are provided for informational purposes only and not for the reliance of any responder to the RFQ. Responders should perform their own due diligence prior to submitting their response.

Request for Qualifications – Lodge and Conference Center at Greylock Glen Resort Page 20 of 21

APPENDIXES

Due to the large file size of appended documents to this Request for Qualifications, the contents of the Appendixes for the proposed Greylock Glen Lodge and Conference Center can be retrieved and downloaded via Dropbox.com. Please follow one of the links below:

Glen Lodge RFQ Appendixes

OR

https://www.dropbox.com/sh/xpudv9e5tl7h541/AAAJs3mIw37_2psVaTSHAQoVa?dl=0

Request for Qualifications – Lodge and Conference Center at Greylock Glen Resort Page 21 of 21