Project Information

Bid Title

TR Master Plan - Hotel

Issuing Agency

Larimer County

Location

Colorado

Published Date

Nov 18, 2025

Closing Date

Jan 9, 2026

Government Level

State & Local

Status

Closed

Ref. #

Qu25-03

Original Source

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Bid Inquiries

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Bid Documents

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Project Description

Due Date	Number	Title	Documents	Contact
2026-01-09	Qu25-03	TR Master Plan - Hotel	Bid Doc	Les Brown, Purchasing Agent brownxld@larimer.org 970-498-5954

Attachment Preview

REQUEST FOR QUALIFICATIONS (RFQu)

RFQu #Qu25-03

TR Master Plan - Hotel

RFQu SUMMARY:

To establish a list of pre-qualified, highly capable entities (hotel operators and their developer)

who will have the exclusive opportunity to submit proposals for the forthcoming Request for

Proposals (RFP): The Ranch Campus Master Plan, Phase 2 - Hotel, anticipated to be released

in December of 2025 or January of 2026.

NO CONTRACT CAN BE MADE FROM THIS RFQu.

QUESTION DEADLINE: December 16, 2025 @ 10:00 a.m. (MT)

All questions regarding this solicitation must be emailed to the Contact Person identified below. If you do

not receive a confirmation email of receipt, please call the Contact Person to verify receipt of your

questions. No questions will be accepted after the date and time referenced above. All questions received

will be answered via Addendum only.

DEADLINE FOR SUBMITTALS: January 9, 2026 @ 2:00 p.m. (MT)

The Board of Larimer County Commissioners will only be accepting Statement of Qualifications (SOQs)

electronically submitted via the Rocky Mountain E-Purchasing System (BidNet, BidNet Direct) portal, up to

the date and time referenced above, at which time they will be recorded, but not publicly opened.

BIDNET PORTAL / RFQu OFFICIAL WEBSITE:

To submit your SOQ and view official RFQu documents and addenda only available on the BidNet portal,

use the following link: https://www.bidnetdirect.com/colorado/larimer-county/

CONTACT PERSON:

Purchasing Agent Les Brown, brownxld@co.larimer.co.us, 970-498-5954

NOTE: Unauthorized contact with any County employee other than the Contact Person listed above or

the Purchasing Manager regarding this solicitation may result in disqualification of your SOQ.

1. INSTRUCTIONS TO CONTRACTORS:

1.1 Artificial Intelligence (AI) Disclosure:

Portions of this solicitation may have been prepared or modified with the assistance of Artificial Intelligence (AI)

technologies. All such content has been reviewed, verified, and approved for accuracy and compliance by the

Purchasing Agent prior to issuance.

1.2 Equal Opportunity Employer (EEO) / Disadvantaged Business Opportunities:

Larimer County, in accordance with Federal and State laws, is an Equal Opportunity Employer and does not

discriminate. Larimer County strongly encourages the use of small and minority firms, women's business

enterprises, and labor surplus area firm services.

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Larimer County hereby notifies all Respondents they will be afforded full and fair opportunity to submit a SOQ

in response to this RFQu and they will not be discriminated against on the basis of age 40 and over, race, sex

(including pregnancy), color, religion, national origin, disability, genetic information, sexual orientation, gender

identity, gender expression, military or veteran status, or any other applicable status protected by Federal,

State, or local law in consideration for pre-qualification.

1.3 Public Records:

Respondents are encouraged to also provide one (1) redacted .pdf SOQ (as one single file), excluding any

information that is not subject to disclosure under the Colorado Open Records Act (“CORA”), such as trade

secrets, privileged information and confidential commercial, financial, geological or geophysical data exempt

from public disclosure under C.R.S. §§ 24-72-204(3)(a)(IV). Statements that the entire Statement of

Qualifications is confidential will not be honored. After the pre-qualification decision has been issued, all

information submitted in response to this Request for Qualifications (RFQu) may be publicly disclosed if

required under the CORA. If provided, the redacted electronic copy will be used to satisfy CORA

requests. Respondents that do not provide a redacted electronic copy will have their non-redacted electronic

copy used to satisfy CORA requests. Larimer County will endeavor to keep the non-redacted SOQ, separate

and apart from the redacted SOQ subject to the provisions of CORA or Order of Court.

1.4 Reasonable Accommodations:

Per the Americans with Disabilities Act (ADA), Larimer County will provide reasonable accommodation to

qualified individuals with a disability who need assistance. Services can be arranged with at least seven (7)

business days’ notice. Please email the Contact Person listed on the page 1 or call Relay Colorado

711. “Walk-in” requests for auxiliary aids and services will be honored to the extent possible but may be

unavailable if advance notice is not provided.

1.5 Regulatory and Legal Compliance Requirements:

The following items will apply and be part of any ITB that will be issued to the pre-qualified contractors selected

via this RFQu.

All businesses, organizations, and individuals contracting with Larimer County must comply with Title II of the

Americans with Disabilities Act of 1990, as amended. For more information on these requirements and to read

the full Title II text, please go to the following web page: https://www.ada.gov/ada_title_II.htm.

No vendor may be federally debarred. Such debarment will be checked through the System for Award

Management, at www.sam.gov.

1.6 Statement of Qualifications (SOQ) Consideration:

Larimer County reserves the right to reject any and or all SOQs and to waive informalities and irregularities in

SOQs received.

1.7 Statement of Qualifications (SOQ) Preparation:

Respondents will not be compensated for generating, producing, or duplicating any SOQ materials associated

with this RFQu.

1.8 Statement of Qualifications (SOQ) Submission:

Respondents are required to submit one (1) non-redacted SOQ. Unless otherwise requested, all parts of the

SOQ should be combined and submitted as one (1) single .pdf file; SOQs comprised of multiple separate files

are not acceptable and the SOQs may be rejected.

By submitting a SOQ, the Respondent agrees they may not rescind their SOQ on or after the closing date and

time identified in the RFQu or as modified by addendum.

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Respondents must be registered with BidNet in advance in order to submit a SOQ; registration is free. Larimer

County strongly recommends each Respondent register with BidNet well in advance of the submittal deadline

to ensure they have adequate time to upload and submit their SOQ.

It is the sole responsibility of the Respondent to ensure all required documents are submitted through BidNet

by the submission deadline. SOQs will be time-stamped by BidNet upon receipt; BidNet does not allow for

uploading or submitting documents after the recording date and time has passed, so allow adequate time to

upload and submit your SOQs prior to the deadline. Larimer County will not accept uploads that are “saved”

but not “submitted”. To verify that a SOQ has been submitted successfully, Respondent may contact BidNet

Support, or verify, via the Bid Management tab in the Respondent’s account, that the documents are not in

“Draft” status.

2. INTRODUCTION:

Larimer County, Colorado (County) invites qualified hotel Developer and Operator teams (Entity) to submit

Statements of Qualifications (SOQ) for a landmark public-private partnership (P3) opportunity at The Ranch

Events Complex (The Ranch) at 5280 Arena Circle, Loveland, CO 80538. Firms selected for pre-qualification

through this process will be offered the exclusive opportunity to submit proposals for the forthcoming Request

for Proposal (RFP): The Ranch Campus Master Plan Phase 2 - Hotel.

This project seeks to deliver a 200–250 room, upper-upscale conference hotel integrated with the new, publicly

funded, 100,000+ sq. ft. Ranch Convention Center. When completed, this will be the centerpiece of the

County’s $180 million Master Plan investment.

This development represents a generational opportunity to create Northern Colorado’s premier hospitality and

event destination. The County has committed extensive infrastructure, roadway, and campus improvements to

ensure long-term viability. The selected hotel developer and operator (Partner) will design, finance, build, and

operate the hotel in coordination with the County, leveraging the County-owned and operated convention

center’s activity to drive year-round occupancy and regional economic impact.

Project Goals & County Objectives

The County seeks a visionary Partner that aligns with the following objectives:

• Economic Vitality: Foster local tourism, stimulate job creation, and encourage private investment.

• Integration: Seamlessly integrate the hotel with the new convention center and event campus.

• Design Excellence: Deliver a first-class, sustainable facility, consistent with The Ranch’s brand.

• Financial Sustainability: Ensure long-term economic success for both public and private partners.

• Community Benefit: Prioritize local workforce engagement and inclusive contracting.

Background

The Ranch, founded in 2003 in Loveland, Colorado, is a 315-acre multi-use event complex owned and

operated by Larimer County. The Ranch currently houses a multi-purpose indoor arena (Blue Arena) with

6,800 seats, two additional indoor arenas primarily focused on equine events, a 38,000 sq ft Expo Center, a

community center, vast outdoor entertainment spaces, RV parking, and a 263-room Embassy Suites By Hilton

Loveland Conference Center.

Phase 2 - Hotel

The Ranch is currently implementing Phase 2 of its Master Plan, which is focused on significant enhancements

to transform The Ranch’s multi-use campus. As part of Phase 2, Larimer County is investing over $120 million

in new facilities and infrastructure, including a convention center of more than 100,000 square feet adjacent to

the proposed hotel site. This RFQu seeks a Partner to propose to deliver a full-service hotel integrated with the

new convention center, leveraging both public and private investments to maximize economic and community

benefits. The addition of the hotel and convention center is expected to unlock significant new revenues and

drive tens of millions in economic impact through increased tourism and events. The County’s goal is to create

a premier conference hotel that will support The Ranch’s expanded event capabilities, enhance the visitor

experience, and catalyze further development in the region.

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Respondents to this RFQu are to demonstrate that they have the experience, capability, and financial strength

to successfully deliver a project of this scope in a partnership with the public sector.

Responding Entities may be comprised of either an individual firm (Entity) providing both developer and

operator services, or multiple firms proposing as a single Entity.

3. PROJECT INFORMATION:

Project Description & Location:

• The project involves the design, financing, construction, and operation of a full-service hotel located at

The Ranch Events Complex.

• The hotel will be situated on a County-owned site immediately adjacent to the new 100,000+ sq. ft.

Ranch Convention Center (currently in design).

• The County anticipates exploring shared-use agreements and event coordination frameworks to ensure

a seamless guest experience and operational alignment.

• The convention center is planned to include expansive pre-function spaces, exhibition halls, flexible

meeting rooms, breakout spaces, and banquet facilities to host trade shows, conferences, and large

events.

• The envisioned hotel will directly support these activities by providing convenient on-site

accommodations.

Firms pre-qualified through this process will have the exclusive opportunity to respond to an RFP and are

encouraged to creatively consider the additional support services the hotel operator could offer in partnership

to operate the convention center.

Hotel Size & Amenities:

• The hotel is anticipated to offer approximately 200 to 250 guest rooms.

• As a full-service conference hotel, it should feature amenities and services befitting business travelers,

families, and large groups.

• Key components include a mix of room types, on-site dining, and fitness and recreation facilities for

guests.

• In addition, the hotel is expected to incorporate its own meeting and event spaces, such as

boardrooms, breakout meeting rooms, and a small ballroom, to complement the adjacent convention

center’s offerings.

• The hotel will be immediately adjacent to the convention center and the newly constructed youth sports

complex, within a short walking distance to Blue Arena, a freshly built 21-acre event and festival lawn,

and a 6,000-person outdoor amphitheater, ensuring seamless access for guests between lodging and

event venues.

• Shared outdoor gathering areas, integrated event services, and coordinated design with the convention

facility are highly encouraged to create a cohesive campus environment.

• The overall quality level of the hotel should be equivalent to an upper-upscale or first-class conference

hotel, capable of serving as the headquarters hotel for major events and conferences at The Ranch.

Public-Private Partnership Structure:

• Larimer County envisions a mutually beneficial structure balancing public and private investments.

• The hotel development will be delivered as a partnership between the public and private sectors.

• The County will contribute to the project through measures such as providing the necessary acres to

accommodate the project, investing in adjacent infrastructure/utilities, constructing the convention

center, and other Phase 2 projects, in addition to the already constructed improvements in Phase 1.

• The selected Partner will be responsible for financing, developing, and operating the hotel, with the

opportunity to capitalize on the high demand generated by the convention center and The Ranch’s

year-round event schedules.

• Larimer County anticipates structuring a mutually beneficial agreement that shares risks and rewards

appropriately.

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• Limited up-front public funding of the hotel’s vertical construction will be considered, subject to County

approval, and the County will consider incentives as part of the deal negotiations to ensure the project’s

feasibility.

• The County will require room blocks and use agreements for the hotel's event space and would expect

the same structured contracts for the hotel operator’s use of the convention center.

• The planned convention center and hotel are interrelated projects, and close coordination will be

required with the County’s and Partner’s team during design and construction.

• The preliminary project timeline aims for the convention center and hotel to open concurrently by 2029,

aligning with the completion of Phase 2 of The Ranch Master Plan.

The County’s investment of significant capital into Phase 1 & 2 improvements includes over $180 million in

new amenities such as site and roadway improvements, three (3) new outdoor arenas, the Event Lawn and

Amphitheater, event plaza, sports facilities and infrastructure, demonstrating its commitment to making The

Ranch a success and setting the stage for a thriving hotel development.

Rights and Zoning:

• The County anticipates maintaining ownership of the parcel and negotiating future development rights

under a separate agreement.

• The site is currently zoned for mixed commercial and recreational use consistent with The Ranch

Master Plan.

• Final use permissions, lease structures, or conveyance terms will be established during a later

negotiation phase.

• Should the County elect to pursue development of the Mixed-Use Parcel (this is described below), Pre-

Qualified Entities from this RFQu may be invited to participate in a separate solicitation or negotiations.

Market & Demand Highlights:

• Northern Colorado has seen growing demand for conferences, meetings, and sports tourism facilities,

which this project will capture.

• The Ranch currently hosts a wide array of events (fairs, expos, concerts, sporting events, etc.), and the

new convention center will dramatically expand its capacity to attract regional and national events.

• Currently there is a lack of sufficient on-site lodging despite the 263 rooms provided by the on-site

Embassy Suites Hotel.

• By adding a second on-site hotel, The Ranch will be able to host conferences, trade shows, banquets,

and tournaments that previously went elsewhere due to space or accommodation constraints.

• Market studies, conducted in 2019 and 2025 by Convention, Sports, and Leisure International,

indicated that a hotel integrated with a convention center will enjoy a strong year-round occupancy

base, drawing from event attendees, business travelers, and tourists.

• The selected Partner will have the opportunity to shape the hotel’s branding and programming to best

serve this robust demand.

• A well-conceived hotel at The Ranch is positioned to become a flagship hospitality asset in Larimer

County, capturing spillover business from Fort Collins, Loveland, and regional attractions, while also

driving new visitation.

• The County envisions a branded hotel that leverages a reputable reservation network and quality

standards to draw guests.

o Branding is left to the creativity and strategy of the development Entity during the proposal

stage.

Mixed-Use Development Parcel:

• In addition to the primary hotel development opportunity described above, Larimer County is offering

the option in the RFP to express preliminary interest in a potential mixed-use development parcel of

approximately fifteen (15) acres located within Southeast corner of The Ranch Events Complex

campus.

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Commodity Codes

• NAICS 541310Architectural Services

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