Download Report

REQUEST FOR PROPOSAL (RFP)
for the
Lease of Restaurant Space
in the
Mori Building at Landis Theater
Issued: May 11, 2015
Proposals Due: July 30, 2015
The Landis Theater Foundation, in conjunction with the Vineland Development
Corporation (VDC), seeks to identify interested parties to enter into a lease to operate a
restaurant on the first floor of the Mori Building, which is attached to the Landis Theater,
located at 830 E. Landis Avenue, Vineland, NJ. Interested parties also have the option
of leasing the banquet facility on an event basis. The property was completely
renovated in 2010, creating a state-of-the-art 700 seat theater, restaurant and banquet
facility in the upper level of the restaurant.
Background
The property sits on the corner of the East Gateway to downtown Vineland. The Landis
Theater had its grand opening in March of 1937 as an Art Deco style movie and
vaudeville theater containing approximately 1200 seats. It operated as a movie theater
until 1987, when it showed its last movie. Attached to the Landis Theater is a two-story
structure known as the Mori Building, which was built at the same time as the Landis
Theater. It was originally built as a Cadillac dealership and was utilized for numerous
commercial activities over the ensuing years but use ceased in the mid- 1980’s. Both
buildings then became subject to extreme deterioration over the following twenty years.
A small group of committed community citizens made a valiant effort to save the Landis
Theater and Mori Building by having it listed on the NJ Register of Historic Places in
October 2000 due to its Art Deco streamlined design, and its contributions to movie
theater history with its state-of-the-art sound and lighting system.
In September 2006, the City issued an RFP to develop the Landis Theater and attached
Mori Building. A developer was selected in February 2007 and the following year an $8
million renovation commenced with funding from the Urban Enterprise Zone of
Vineland, New Market Tax Credits and Historic Tax Credits. The Landis Theater was
restored to a 700-seat live performance venue and the Mori Building was restored to a
130-seat full-service restaurant on the lower-level and 250 seat banquet facility on the
upper-level. The Landis Theater and Mori’s Restaurant opened in May 2010. The
theater operates under the auspices of the Landis Theater Foundation Board and is a
sub-tenant of the Landis Theater Master Tenant, LLC. The restaurant would also be a
sub-tenant of the Landis Theater Master Tenant, LLC.
Due to operating losses sustained at the theater, it closed its doors in October 2013.
The restaurant subsequently closed due in part to the theater closing but also issues
related to operator. In October of 2014, the VDC took over the daily operations of the
theater working together with the Landis Theater Foundation. The theater is now used
as a four-wall rental facility and continues to add shows to its calendar on a daily basis.
The shows include touring acts, comedy shows, magic shows, movies, community
theater, children’s theater, dance recitals and community events. It is a new model for
the theater that is showing a promising future.
As a result of the success of the theater, the Foundation, in conjunction with the VDC, is
interested in re-opening the restaurant and banquet facilities. The theater events are
well complimented by the adjacent restaurant and bar and its closure has impacted the
theater experience.
Facilities
Main Dining Room and Bar
A. Total space includes 5,000 sq. ft. on the main floor and approximately 1,400 sq.
ft. on a second floor mezzanine that overlooks the main dining area.
B. The bar area contains a U shaped central bar with 2 speedwells, beer cooler,
wine refrigerator, 2 soda gun systems, 2 42” televisions, 26 seats at the bar, 9
two-tops and 3 four-tops in the bar area.
C. Dining area contains seating for approximately 100 persons with room for
approximately another 30 persons in the mezzanine. The dining space contains a
seated waiting area.
D. Restaurant and bar come furnished with tables and chairs.
Outside Patio Space
A. Total area is approximately 900 sq. ft. of patio off the bar entrance. The patio is
secluded with shrubs all along the border. There is seating space for
approximately 28.
Kitchen
A.
B.
C.
D.
E.
F.
Open pizza area that contains a double Woodstone oven.
Complete a la carte cooking line.
Walk-in freezer and cooler.
Separate banquet prep line with 6 Vulcan transport boxes
Office and storage space
2 soda gun systems, dishes, flatware, glassware, pots & pans included.
Banquet Space (available on an event basis)
A.
B.
C.
D.
E.
Total space is approximately 4,700 square feet.
Comfortable seating for 250 patrons, allowable up to 600 persons standing.
Complete service bar with speedwell and soda gun system.
Spacious dance floor.
Tables and chairs included in rental.
Retail Market Analysis
The City of Vineland recently commissioned a retail market analysis that showed that
for its primary market, which is Cumberland County with Vineland being the largest city,
there is a demand of $105,482,463 for full-service restaurants and the market only
provided $83,078,168, resulting in a gap of $22,404,295. In its secondary market, which
includes areas on the outskirts of Cumberland County that would still consider Vineland
as their commercial center, the gap is $63,786,829. This data indicates that there is
more demand for full-service restaurants than what the current market provides.
Liquor License
The restaurant rent will include the use of a consumption liquor license. The license is
held 99% by the Landis Theater Foundation and 1% would be granted to the operator of
the restaurant. The license would service the restaurant, bar, and also alcoholic
beverages served in the lobby of the theater during shows. The operator would be
responsible for payment of all taxes associated with the liquor license. Proof of payment
of monthly sales tax would have to be submitted to the Landis Theater Foundation on a
monthly basis. The intent is that the liquor license remains with the facility and not the
operator.
Lease
The term of the lease will be five years. The monthly rent for the first year will be $5,000
per month, which includes taxes, property insurance, and the use of the liquor license.
The operator is responsible for utilities, trash collection, business insurance and
Common Area Maintenance (CAM) charges. The lease will allow for a no-rent grace
period of three months in order for the operator to establish the business. The first
year’s lease amount will be $45,000 (3 months no-rent, 9 months at $5,000). In
subsequent years, the rent will be adjusted annually to the previous twelve month
average of the Consumer Price Index (CPI-U) over the past year’s rent with of floor of
the past year’s rent.
The banquet hall is available to lease subject to availability at a discount rate of $1,500
per event.
Common Area Maintenance (CAM charges)
The operator will be responsible for paying a pro-rata share of landscaping and snow
removal. Operator is also responsible for maintenance of restaurant equipment and
HVAC equipment. The HVAC equipment must be maintained by contractors approved
by the Landis Theater Foundation.
Submittal Requirements







Description of the concept planned for restaurant operations
Include the days the restaurant will be open for business each week and the
hours of operation expected for each week and weekend day
Include a general business plan for restaurant operations and describe any plans
for advertising or promoting restaurant operations to the public
Name, address and telephone number of the prospect lessee
Complete resume of prospective lessee and all principal personnel to be involved
in the management and operation of the restaurant
Evidence of personal experience of the lessee and principal personnel,
specifically with the management and operation of restaurant facilities
Financial statement of the prospective lessee indicating sufficient resources
available for successful promotion, management and operation of the restaurant
Site Visit
Please contact Sandy Forosisky at the City of Vineland, Department of Economic
Development to schedule a tour of the facility or to ask questions regarding the
proposal. Her contact information is 856-794-4100 or [email protected].
Evaluation
The proposals will be evaluated by the Board of Directors of the Landis Theater
Foundation in conjunction with staff from the Vineland Development Corporation.
The evaluation will be based on the quality of the business plan, experience of the
operator and financial capacity. The Landis Theater Foundation Board reserves the
right to reject any and all proposals.
Submission
Please submit proposal by July 30, 2015 to:
Sandy Forosisky
Dept. of Economic Development
City of Vineland
640 E. Wood Street
Vineland, NJ 08360
Or email to: [email protected]