Hotel P3 - The Ranch

Location:	Colorado
Posted:	Mar 27, 2026
Due:	Apr 27, 2026
Agency:	Larimer County
Type of Government:	State & Local
Category:	V - Transportation, Travel and Relocation Services
Solicitation No:	P26-08
Publication URL:	To access bid details, please log in.

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REQUEST FOR PROPOSAL (RFP)

RFP #P26-08

RFP SUMMARY:

To consider entering into a contract with a full-service design, development, and operating team

(Contractor) for a new, nationally branded full-service Hotel & Conference Center (Hotel) at 5280 Arena

Circle, Loveland, Colorado (The Ranch Events Complex)

Larimer County will ONLY accept proposals from the two (2) Contractors that were pre-qualified

through Larimer County’s Request for Qualifications #Qu25-03 TR Master Plan - Hotel.

The two (2) Pre-Qualified Contractors are:

The Thrash Group

M.A. Mortenson Company

Proposals submitted by any vendor other than those listed above will neither be accepted nor

considered.

QUESTION DEADLINE: April 13, 2026 @ 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: April 27, 2026 @ 2:00 p.m. (MT)

The Board of Larimer County Commissioners will only be accepting proposals 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 on behalf of the The Ranch Department.

BIDNET PORTAL / RFP OFFICIAL WEBSITE:

To submit your proposal and view official solicitation 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 a County employee other than the Contact Person listed above or

Purchasing Manager regarding this RFP may result in disqualification of your Proposal.

1. GENERAL INSTRUCTIONS FOR PROPOSERS:

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 Cooperative Use

Other governmental entities may piggyback on the award of this solicitation, assuming the award vendor is

amenable, and should contact Larimer County Purchasing for any necessary procurement documents. The

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entity will deal directly with the award vendor concerning the placement of Purchase Orders, freight charges,

contracting and disputes, invoicing, and payment. Larimer County will not be held liable or responsible for any

liability, claims, costs, damages, demands, actions, losses, judgments or expenses incurred by the vendor or

any government entity relating to such use.

1.3 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.

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

in response to this RFP 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 award.

1.4 Payment:

Payment for work performed or goods sold to Larimer County can be expected within 30 days after receipt of

the invoice and satisfactory acceptance by the Department receiving the service or goods (unless otherwise

stated and agreed to by County).

1.5 Proposal Consideration:

Larimer County reserves the right to reject any and or all proposals, to further negotiate with any and/or all

qualified proposers and to waive informalities and irregularities in proposals received, and to accept any

portion of the proposal if deemed to be in the best interest of Larimer County to do so. If, in the sole judgment

of the Board of County Commissioners, the proposals are substantially equal, the Board may grant the contract

to companies located in Larimer County, however this is not applicable in the case that Federal funds are

used.

1.6 Proposal Preparation:

Proposers will not be compensated for generating, producing, or duplicating any proposal materials associated

with this RFP. Proposals must be furnished exclusive of any Federal, State, or Local taxes; Larimer County is

tax exempt.

1.7 Proposal Submission:

Proposers must be registered with BidNet in order to submit a proposal; registration is free. Larimer County

strongly recommends proposers register well in advance of the submittal deadline to ensure they have

adequate time to upload and submit their proposal.

It is the sole responsibility of the Proposer to ensure all required Proposal documents are submitted through

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

allow for uploading or submitting Proposal documents after the Proposal submittals deadline has passed, so

allow adequate time to upload and submit your Proposal prior to the deadline. Larimer County will not accept

uploads that are “saved” but not “submitted”. To verify that a Proposal has been submitted successfully,

Proposers may contact BidNet Support, or verify, via the Proposal Management tab in the Proposer’s account,

that the documents are not in “Draft” status.

Proposers are required to submit one (1) non-redacted proposal. All parts of the proposal should be

combined and submitted as one (1) single .pdf file; proposals comprised of multiple separate files are

not acceptable and your proposal may be rejected.

By submitting a proposal, the proposer agrees they may not rescind their proposal on or after the closing date

and time identified in the RFP or as modified by addendum. No delivery will become due or be accepted until

an agreement has been completed either in the form of a formal executed contract, or a purchase order issued

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by the Purchasing Manager of Larimer County. Prices and terms will remain in effect until a contract has

been executed.

1.8 Public Records:

Proposers may, but are not required to, also provide one (1) redacted .pdf proposal (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 proposal

is confidential will not be honored. After the Notice of Award has been issued, all information submitted in

response to this request for proposal (RFP) may be publicly disclosed if required under CORA. If provided, the

redacted electronic copy will be used to satisfy CORA requests. Proposers 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 proposal, separate and apart from the redacted proposal subject to the

provisions of CORA or Order of Court.

1.9 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.

1.10 Regulatory and Legal Compliance Requirements:

No vendor awarded a solicitation will be federally debarred. Such debarment will be checked through the

System for Award Management, at www.sam.gov.

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.

The Proposer certifies that by submitting an offer, neither the contractor nor subcontractors, the organization

nor its principals are suspended or debarred or otherwise excluded from procurement by the Federal

government and do not appear on the Excluded Parties List System (EPLS) maintained by the General

Services Administration (GSA).

2. PROJECT OVERVIEW:

Larimer County (County) is seeking proposals from the two (2) pre-qualified full-service design, development,

and operating teams (Proposer) for a new, nationally branded full-service Hotel & Conference Center

(Hotel/HQ Hotel) at The Ranch Events Complex, 5280 Arena Circle, Loveland, Colorado (The Ranch). This

landmark project envisions a 200–250-key full-service hotel with 15,000+ sq. ft. of conference/meeting space,

creating a unique destination that celebrates Northern Colorado’s heritage. The development will strengthen

The Ranch’s role as a premier regional event venue and a major economic driver, hosting national events and

attracting year-round visitors to Larimer County. The completed project is targeted to open by 2030, aligning

with the strategic vision of the County to expand The Ranch into a vibrant, multi-use destination.

2.1 Project Vision and Goals

The Hotel is conceived as an iconic addition to The Ranch, elevating its profile as a community gathering place

and regional draw. Key goals include growing existing, and attracting new, business, including conventions,

conferences, trade shows, and events to Larimer County and stimulating economic growth through increased

visitation and extended guest stays. The Hotel project’s uniqueness is expected to enrich the visitor experience

and community engagement for tourists and event attendees alike. Overall, the vision is to create a destination

HQ Hotel that delivers a strong STR-rated hospitality experience, thereby improving the lives of local citizens

and contributing to the County’s prosperity.

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2.2 Delivery

To meet the deadline for completing the Hotel project by year-end 2030, an efficient schedule and a cohesive

team approach are critical. Proposers should have the resources and organization to handle full project

lifecycle services – from initial planning and permitting through design, construction, and commissioning – to

ensure the project’s success.

2.3 Potential Public (County) Participation and Incentives

The County is open to considering creative public-private partnership (P3) structures that support the delivery

of a high-quality, financially sustainable Hotel that advances the mission and long-term success of The Ranch.

2.3.1 With this RFP, the County’s offered participation and incentives include the following:

2.3.1.1 Provision of County-owned land through a negotiated long-term ground lease.

2.3.1.2 Designation as the official or preferred headquarters Hotel for The Ranch.

2.3.1.3 Physical connection of the Hotel and conference center with The Ranch’s planned new

Exhibition Center, offering approximately 100,000 square feet of concrete floor exhibition

space.

2.3.1.4 OPTIONAL: Mixed-Use Development opportunity

2.3.2 Additional, potential, forms of County participation or incentive may include, but are not limited to:

2.3.2.1 Exclusive catering contract for the planned new Exhibition Center and possibly other facilities at

The Ranch.

2.3.2.2 Coordination and connectivity, physical and/or operational, with Ranch facilities, subject to site

planning and design approvals.

2.3.2.3 Participation in shared infrastructure, access, utilities, or site improvements.

2.3.2.4 Consideration of economic development tools, which may include:

2.3.2.4.1 Property and/or sales tax abatement.

2.3.2.4.2 Expedited plan review and fee waiver.

2.3.2.4.3 Assistance in securing favorable financing or development authority participation.

2.3.3 County participation or incentive is not guaranteed and will be evaluated based on:

2.3.3.1 Overall financial benefit to the County.

2.3.3.2 Risk allocation and non-recourse protections.

2.3.3.3 Project quality and brand strength.

2.3.3.4 Alignment with The Ranch’s operational needs.

2.3.3.5 Long-term sustainability and community value.

2.4 Ground Lease Framework - Site Control and Ground Lease Structure

Upon Notice of Award, Larimer County and the selected Proposer will enter into a predevelopment agreement,

under which the parties will negotiate the terms of the ground lease and other relevant project specifics. .

For purposes of responding to this RFP, Proposers should assume the following general framework:

2.4.1. The County will retain fee ownership of the land.

2.4.2. The selected Proposer will be responsible for all costs associated with development,

construction, financing, operation, and maintenance of the Hotel.

2.4.3. The ground lease term, rent structure, escalation, and renewal options will be negotiated based

on the proposal’s overall value to the County.

2.4.4. The ground lease shall permit financing customary for Hotel development, subject to County

approval.

2.4.5. Any assignment, transfer, or sublease of the ground lease shall require County consent, which

shall not be unreasonably withheld.

2.4.6. Financing secured against the Hotel improvements must mature on or before the expiration of

the ground lease term unless otherwise approved by the County.

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2.4.7. The County, through itself or its designee, shall have a right of first refusal to purchase the Hotel

improvements during the lease term.

2.5 End-of-Term and County Protection Provisions

The ground lease is expected to include provisions addressing end-of-term conditions, which may include:

2.5.1 Options for the County, at its discretion, upon lease expiration or termination, to:

2.5.1.1 Take title to the improvements at no additional cost.

2.5.1.2 Allow the improvements to remain with the Developer under renegotiated ground lease

terms.

2.5.1.3 Require removal of improvements and restoration of the site.

2.5.2. A reserve or other financial mechanism (to be negotiated) to ensure funds are available for

demolition, refurbishment, or transfer obligations at the end of the lease term..

2.6 Room Block & Event Priority Agreement - Room Block and Event Priority Requirements

Meeting the provisions identified below, the selected Proposer must enter into a Room Block and Event

Priority Agreement with Larimer County to ensure the Hotel functions as an integrated and coordinated

component of The Ranch Events Complex.

At a minimum, the Room Block and Event Priority Agreement shall:

2.6.1 Provide The Ranch priority access to a defined percentage of guest rooms for events booked at

The Ranch, subject to mutually agreed advance booking windows.

2.6.2 Establish rate parameters for blocked rooms that are competitive with prevailing market

conditions and consistent with group/conference hotel standards.

2.6.3 Apply to major events generated by The Ranch.

2.6.4 Include provisions to ensure reasonable room availability during peak Ranch event periods.

2.6.5 Survive any sale, transfer, refinancing, bankruptcy, or change in Hotel ownership or

management.

2.6.6 Be binding on all successors and assigns for the duration of the agreement term.

3. SCOPE OF WORK:

The Scope of Work for this project encompasses comprehensive planning, design, construction, operation and

maintenance responsibilities of the Hotel. The selected Proposer will be expected to manage all aspects of

project delivery necessary to realize the vision of the Hotel by year-end 2030. Key scope elements include, but

are not limited to:

1. Project Planning & Design Coordination:

1.1. Lead the overall project planning process in collaboration with County representatives and

stakeholders.

1.2. Refine and validate the program for a nationally branded, upper-upscale chain scale, full-service

Hotel with 200–250 guest rooms and 15,000 square feet or more of conference space (ballroom and

meeting space).

1.3. Develop the architectural and interior design concept integrating in a creative yet functional manner.

1.4. Coordinate all design disciplines (architecture, structural, MEP, interiors, exhibit design, etc.) to

produce a cohesive design.

1.5. Ensure the design complies with applicable codes, Americans with Disabilities Act (ADA)

requirements, and quality standards for an upper upscale HQ Hotel .

1.6. Emphasis should be placed on innovative design that remains cost-effective, prioritizing key

storytelling elements of the region without unnecessary extravagance.

2. Entitlements & Permitting:

2.1. Secure all necessary planning approvals and permits from all Authorities Having Jurisdiction (AHJ).

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This is the opportunity summary page. It provides an overview of this opportunity and a preview of the attached documentation.

Due Date	Number	Title	Documents	Contact
2026-04-27	P26-08	Hotel P3 - The Ranch	Bid Doc	Les Brown, Purchasing Agent brownxld@larimer.org 970-498-5954

Hotel P3 - The Ranch

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See also