C I T Y O F V E R S A I L L E S , K E N T U C K Y

D O W N T O W N R E V I T A L I Z A T I O N

PUBLIC-PRIVATE PARTNERSHIP REQUEST FOR INFORMATION

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T H E R E V I T A L I Z A T I O N O F V E R S A I L L E S , K E N T U C K Y

July 15, 2020, 4:00 p.m. Eastern Time

June 4, 2020, 10:00 a.m. Eastern Time June 4, 2020, 12:00 p.m. Eastern Time

June 10, 2020, 10:00 a.m. Eastern Time June 10, 2020, 12:00 p.m. Eastern Time

Versailles City Hall C/O Downtown Revitalization P3 RFI

196 South Main Street Versailles, KY 40383

Maria Bohanan Phone: (859) 321-7258

Email: versaillesproject@versaillesky.com

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T H E R E V I T A L I Z A T I O N O F V E R S A I L L E S , K E N T U C K Y

The City of Versailles (the City) is issuing this Request for Information (RFI) to solicit

creative responses from innovative and capable teams on how to revitalize the

downtown Versailles experience through a public-private partnership (P3). The City

is looking for ideas for a Project, which could potentially include designing, building,

financing, operating, and/or maintaining a combination of the following: (1) refurbish

a historic building from a police station into a restaurant and bar and event space,

(2) expanding parking opportunities in downtown Versailles, (3) building and

operating an amphitheater, or (4) any other

innovative ideas for revitalizing downtown

Versailles. The purpose of this RFI is to start

a realistic conversation with experienced

development teams about the variety of

possibilities that the City should consider

investing in to accomplish its goals and is

not meant to limit the feedback to any item

on the above list of options.

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T H E R E V I T A L I Z A T I O N O F V E R S A I L L E S , K E N T U C K Y

The City of Versailles is nestled in the heart of horse and bourbon country

and features scenic drives,

Southern cuisine, and small-town

charm. As one of the oldest

counties in the Commonwealth,

Woodford County proudly

maintains its historical significance

and core Kentucky culture. At the

same time, Versailles is committed

to embracing change and aligning

itself with partners who are ready

to invest in economic development

that will make Versailles a

destination city in Kentucky.

Versailles is strategically located

among some of Kentucky’s most

well-regarded attractions including

several beloved bourbon distilleries on the Kentucky Bourbon Trail, which hosts

, the internationally renowned Keeneland racecourse and

industry-leading auction

house with over 250,000 visitors a year, and

dozens of majestic bluegrass horse farms.

Arthur James Creative 2020

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T H E R E V I T A L I Z A T I O N O F V E R S A I L L E S , K E N T U C K Y

2013 2014 2015 2016 2017

Labor Market

Area1 836,565 844,317 853,550 863,080 872,230

Woodford

County 25,294 25,591 25,876 26,124 26,368

Versailles 8,984 9,092 9,180 9,270 9,292

Midway 1,653 1,658 1,706 1,706 1,811

Source: U.S. Department of Commerce, Bureau of the Census, Annual Estimates.

Additionally, the per capita personal income of Woodford County residents is 12%

higher than the average Kentuckian’s.

2011 2016 Pct. Change

Woodford County $41,755 $43,450 4.1 %

Kentucky $33,989 $38,926 14.5 %

U.S. $41,560 $49,246 18.5 %

Labor Market Area

Range $26,405- $41,755 $32,866- $45,025 N/A

Source: U.S. Department of Commerce, Bureau of Economic Analysis.

1 Local Market Area includes Lexington and Frankfort.

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T H E R E V I T A L I Z A T I O N O F V E R S A I L L E S , K E N T U C K Y

*Source: KY Department of Tourism and Woodford County

Tourism.

Art in the Park - May 22 and 23

Versailles Merchants Association Friday night Block party – May

22/June 19/July 17/September 11

Fourth of July Celebration

Twilight Festival – August 17

Versailles Halloween Boo Bash – October 31

Versailles Christmas Open House - November 13 and 14

Versailles Tree Lighting Ceremony - December 4

Versailles Christmas Parade - December 5

Downtown Versailles has seen an immense amount of private capital improvement

in recent years. Among the new additions downtown are Rolling Oven Pizza

Taproom, Spotz Gelato, the Galerie Event Space, Amsden Coffee Shop, Mercantile

Exchange, Amsden Bourbon Bar, and Kentucky Traditions. People are investing in

downtown Versailles because they see momentum building and know that the growth

in downtown commerce is not fleeting.

Versailles and Woodford County have also charted a new path in their approach to

tourism development. The recent opening of a Holiday Inn Express on the North side

of the city generated the first windfall in tourism revenue (which is funded by a

KEY CHARACTERISTICS Accessible and Affordable - business rents and ancillary costs a fraction of major East Coast markets Workforce and Infrastructure – well-educated workforce and strong telecom and IT infrastructure Rural Town with Urban Access – less than 90 miles from three urban cities and 1 hour from international airport.

Quality Educational Environment – less than 30 miles from 6 Universities.

2018 WOODFORD COUNTY TOURISM DATA

Total Direct Tourism Spending $17.44M Total Indirect Tourism Spending $14.92M State and Local Tourism Taxes $2.19M Total Direct Tourism Jobs 164 Total Indirect Tourism Jobs 94

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T H E R E V I T A L I Z A T I O N O F V E R S A I L L E S , K E N T U C K Y

transient room tax), allowing the Tourist Commission to hire their first executive

director.

Additionally, work has begun on implementing a wayfinding signage program to

guide out-of-town visitors to attractions and parking. The Versailles City Council also

enacted an Entertainment Destination Center ordinance that allows the open carry of

alcoholic beverages purchased downtown and carried in approved containers. This

progressive change has contributed to creating a fun atmosphere and has proven to

attract the attention of visitors and millennials.

Versailles’ leadership has negotiated a franchise to deliver Gigabit speed internet to

its citizens and businesses by Spring 2022.

Lastly, local entrepreneurs recently announced their plan to adaptively reuse the

Community Trust Bank building by transforming the space into a boutique 30-room

hotel, restaurant and bar, and distillery.

Big Spring, an early water source for bourbon, gushes from a cave adjacent to the

Project site in downtown Versailles. In 1812, Captain Elijah Peppers built one of the

first bourbon distilleries in Kentucky along Glenn’s Creek, 7 miles from its source,

Big Spring. In 1838, Elijah’s son, Oscar, built the Old Oscar Pepper Distillery building

on the same site as his father’s distillery. Oscar hired the famous Dr. James C. Crow

as his Master Distiller, who mastered the art of the sour mash process and

revolutionized bourbon as we know it. The Old Oscar Pepper Distillery building is a

National Historic Landmark and is still in use today to house Woodford Reserve

Distillery’s iconic three pot stills.

Not only is Big Spring a key

component of bourbon’s history,

but Big Spring was also a

deciding factor in why the City of

Versailles developed in its current

location. This Project can

capitalize on this site’s historic

importance and key location

along the Kentucky Bourbon Trail,

attracting bourbon enthusiasts,

tourists, and locals to downtown Picture source: https://www.woodfordreserve.com/distillery/our-distillery/.

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T H E R E V I T A L I Z A T I O N O F V E R S A I L L E S , K E N T U C K Y

Versailles. Woodford County is working on partnerships with Woodford Reserve and

Horse Country to make Versailles Trail Heads for bourbon and horse farm tours.

Versailles seeks to accomplish the following objectives with this Project:

1. Generate sustainable economic development in downtown Versailles,

2. Inspire community unity, and

3. Create a regional destination.

This Project provides a unique opportunity to revolutionize the downtown Versailles

experience by adaptively repurposing existing, unused public space. Until recently,

the Versailles Police Station sat right in the middle of downtown Versailles, next to a

bourbon bar, restaurants, specialized retail stores, the City’s Visitor’s Center, a

parking lot, and Big Spring Park. The police have since vacated the historic building,

which has created potential for new economic development in a strategic location.

The City is highly motivated and interested in partnering with a team who is willing to

invest time and energy into redesigning and reimaging the Old Police Station into

something more fitting for economic growth in the years to come.

It is important to note that the parking lot behind the Police Station offers additional

opportunities to possibly expand the Old Police Station’s footprint, increase parking

options, or provide other innovative methods of revitalizing downtown Versailles.

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T H E R E V I T A L I Z A T I O N O F V E R S A I L L E S , K E N T U C K Y

Additionally, downhill from the parking lot sits the old public pool, which has since

been filled in and was used as a parking lot. The old pool house was converted into

the Evidence Building.

The aerial image and rendering below provides a visual of where these buildings and

sites are located relative to one another and the City. The historic Big Spring Creek

flows from a cave North of the parking lot and runs between the Old Evidence

Building and Big Spring Park.

The Old Police Station, located at 110 Court Street, Versailles, KY 40383, is

comprised of two connected buildings and a parking lot as shown in the pictures

below.

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T H E R E V I T A L I Z A T I O N O F V E R S A I L L E S , K E N T U C K Y

OLD POLICE STATION

SQUARE FOOTAGE ESTIMATES Left Building Right Building

Main floor 900 Main floor 2800

Upper floor 900 Upper floor 900

Basement 0 Basement 1475

TOTAL 1800 TOTAL 5175

Old Police Station and Parking Lot on Right Old Police Station and Parking Lot

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T H E R E V I T A L I Z A T I O N O F V E R S A I L L E S , K E N T U C K Y

The Evidence Building is a stand-alone structure with utility connections located

behind the parking lot and downhill from the Police Station.

Old Evidence Building Square

Footage Estimate

Main floor 1275

Lower level 1275

TOTAL 2550

Evidence

Building

Old Police Station

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T H E R E V I T A L I Z A T I O N O F V E R S A I L L E S , K E N T U C K Y

The City of Versailles would like to enter into a P3 agreement with a partner who can

demonstrate market innovation and creativity in renovating and repurposing all, or a

combination of, the Old Police Station, the Evidence Building, and the parking lot

into a space that fosters economic growth and development. The community has

also expressed a strong desire to integrate Big Spring Park into the downtown scene

and a high-energy effort is underway to capitalize on that endeavor. Big Spring Park

could potentially afford an opportunity to expand parking capacity as part of this

Project.

To this end, the City is looking for a development team that has the capability of

designing, building, operating, and maintaining the Project as well as potentially

financing the Project. This RFI is meant to spur architects, engineers, designers and

developers into submitting (1) feedback on the feasibility of the options outlined

above and (2) alternative proposals that they believe are feasible, sustainable,

revitalizing and which highlight the uniqueness of Versailles.

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T H E R E V I T A L I Z A T I O N O F V E R S A I L L E S , K E N T U C K Y

Of equal importance to the design of the Project is that the proposal clearly identifies

how the Project team intends to implement their plan and design in an efficient and

structured manner. Therefore, the City would

like your response to include a description of

your management style and overall philosophy

toward quality control so that City can ensure

that the Project will be successfully completed

on schedule. If the proposal includes an

aspect of a long-term partnership including

financing, operating and maintaining the

design, the City would like an outline of how

your team intends to manage the Project after

the design and build phase is completed.

Additionally, please describe high-level details

such as type of use, square feet, branding, parking plan, preliminary budget

considerations and potential revenue streams. Lastly, please include an analysis of

the City’s financial obligation, both initial and ongoing, for your proposal.

All submissions should include a cover letter which must include a summary that

outlines the overall capability of the development team, including any partnerships

considered for the project and a succinct summary of their collective ability to design,

build, finance, operate and/or maintain the Project options as described above or

other innovative plans to revitalize downtown Versailles.

Marketing materials from respondents are encouraged as part of a written response.

All responses shall be submitted in electronic form (PDF format). Respondent’s

submission shall be delivered by email to versaillesproject@versaillesky.com or

before July 15, 2020.

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T H E R E V I T A L I Z A T I O N O F V E R S A I L L E S , K E N T U C K Y

As noted in the introduction, the purpose of this RFI is to put the public on notice

that the City is ready to revitalize downtown Versailles and wants to partner with an

innovative team who understands the City’s vision and can create a design for a

unique public space through private enterprise and collaboration. The City would like

the response to include a discussion of the team’s approach to the coordination of

designing, building, financing, operating and/or maintaining their suggested design.

As with any P3 Project, the City is ready to partner with a private sector team in order

to propel Versailles forward as a prominent Kentucky destination. The City is excited

and ready to competitively market or lease its public space and potentially engage

in a creative solution for the financing needs of the Project with the right partner.

In order to provide each team with as much

information as necessary to produce a

thoughtful and complete proposal, the City will

be hosting site visits at the Police Building on

June 4, 2020 at 10:00 a.m. or 12:00 p.m., and

June 10, 2020 at 10:00 a.m. or 12:00 p.m.

Please RSVP to Maria Bohanan at

versaillesproject@versaillesky.com to schedule

a time. The City will have representatives available to answer any questions related

to the building and potential opportunities in connection with the RFI.

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T H E R E V I T A L I Z A T I O N O F V E R S A I L L E S , K E N T U C K Y

Please provide the background and experience of your team as well as a detailed

description of projects similar in size and scope to the one requested in this RFI. If

the team is comprised of multiple individuals, companies and/or partnerships, the

City would like to know details about past projects on which you have collaborated

together and whether the team has worked together on a public project. Additionally,

please provide a structural description of the management and leadership of the

team if multiple parties will be involved in the project.

This RFI is an inquiry only and is not a formal solicitation or initiation of a procurement

process. Submissions will not be formally evaluated or scored. No contract or

agreement will be entered into as a result of this RFI. This RFI does not represent a

commitment to issue an RFP in the future, or a commitment that any subsequent

procurement, if issued, will reflect any delivery approach described herein.