Lease and Development Opportunity – Riverboat Row Waterfront Site

CITY OF NEWPORT, KENTUCKY
REQUEST FOR PROPOSALS (RFP)
Lease and Redevelopment Opportunity – Riverboat Row Waterfront Site
301 Riverboat Row, Newport, KY 41071 (Commonly known as the Former “Hooters” Riverfront Location)

1. INVITATION TO SUBMIT PROPOSALS
The City of Newport, Kentucky (“City”) is soliciting proposals from qualified individuals, firms, developers, and/or operators (“Respondents”) to lease, redevelop, operate, and/or otherwise utilize a unique riverfront location along the Ohio River at 301 Riverboat Row in Newport, Kentucky.
This location was previously occupied by a water-based barge restaurant operation commonly known as the former Hooters riverfront site. The barge structure has been removed; however, three existing pedestrian access ramps remain onsite and may be incorporated into future operations, subject to regulatory approvals.
The City intends to select the proposal that provides the best overall value to the City, taking into consideration concept quality, feasibility, operational strength, financial return, community benefit, and compatibility with long-term riverfront planning.

2. PURPOSE AND GOALS
The purpose of this Request for Proposals is to identify a qualified Respondent capable of providing a high-quality and sustainable use of the site that supports the City’s riverfront economic development objectives.
The City seeks proposals that will:
•        Activate and enhance Riverboat Row and the Newport riverfront
•        Increase tourism and visitor activity
•        Provide new economic activity and job creation
•        Generate financial return to the City through lease or revenue-sharing arrangements
•        Complement existing riverfront uses and attractions
•        Provide safe and accessible public facilities and operations
•        Comply with all applicable federal, state, and local regulatory requirements
The City is open to a wide variety of concepts, including, but not limited to:
•        Riverboat dining operations
•        Tourist excursion and cruise operations
•        Event-based riverboat operations
•        Floating entertainment venues
•        Waterfront dining/bar uses
•        Hospitality or tourism-related concepts
•        Other creative water-oriented uses compatible with the riverfront

3. SITE DESCRIPTION
The RFP site is located along the Ohio River on Riverboat Row in Newport, Kentucky, within the City’s riverfront development corridor.
Key site attributes include:
•        High visibility riverfront location
•        Strong pedestrian access from the riverfront promenade
•        Existing riverfront infrastructure, including three pedestrian access ramps to the former barge docking area
•        Proximity to downtown Newport, entertainment venues, and tourism attractions
•        Unique opportunity for water-based or dockside operations
The City may provide maps, aerials, photographs, and additional supporting information to Respondents as available.

4. EXISTING CONDITIONS AND SITE INFRASTRUCTURE
Respondents should be aware of the following existing conditions:
•        The former barge/restaurant structure has been removed from the site.
•        Three existing pedestrian access ramps remain and may be available for reuse, modification, or replacement depending on the proposal and regulatory requirements.
•        Any proposed docking, gangway, vessel mooring, or floating structure will require appropriate engineering review and regulatory approvals.
•        Respondents are responsible for determining the feasibility of their concept and securing all required permits and approvals.

5. PARKING AND SITE CONTROL NOTICE (CITY RETENTION OF PARKING)
The City of Newport expressly retains full ownership, control, and use of all adjacent surface parking areas located near the RFP site.
Any proposal submitted in response to this RFP must acknowledge and accommodate the following:
•        The City shall retain unrestricted use of adjacent parking lots for public, City, and/or third-party uses.
•        No proposal shall assume exclusive, guaranteed, or dedicated parking rights unless expressly approved in writing by the City as part of a final negotiated agreement.
•        Respondents must demonstrate how their proposed use will function without reliance on dedicated parking or with shared, non-exclusive parking arrangements.
•        The City reserves the right to modify, reconfigure, restrict, or reassign parking usage at any time.
•        Event-based or peak-period parking coordination, if proposed, must be clearly described and is subject to City approval.

6. FUTURE DEVELOPMENT RESERVATION (CITY RETENTION OF DEVELOPMENT RIGHTS)
The City of Newport intends to retain the ability to develop, redevelop, or otherwise improve the land-based portions of the site now or in the future, including the potential construction of permanent structures, mixed-use development, public facilities, or other improvements consistent with City planning goals.
Accordingly:
•        Any agreement resulting from this RFP shall be structured so as not to impair the City’s ability to pursue future land development opportunities.

•        Respondents must acknowledge that the City may issue future RFPs or enter into separate agreements for land-based development.
•        Future development may alter site circulation, access, views, utilities, and operational conditions.
•        Proposals must demonstrate operational flexibility and compatibility with potential future development scenarios.
•        The City reserves the right to require amendments, relocations, or operational adjustments to accommodate future development, subject to negotiated terms.
Respondents proposing permanent structures, utilities, or long-term installations must clearly identify how such improvements could coexist with or be modified to accommodate future City development.

7. SCOPE OF REQUEST / REQUIRED PROPOSAL CONTENT
Respondents must submit a complete proposal including the following components:

A. Project Concept and Intended Use
Provide a narrative describing the proposed use, including:
•        Intended primary use and supporting uses
•        Seasonal vs. year-round operation
•        Expected visitor/customer capacity
•        Hours of operation
•        Staffing plan
•        Alcohol service plan (if applicable)
•        Entertainment plan (if applicable)
•        Safety, security, and crowd control plan

B. Site Plan and Infrastructure Improvements
Provide a conceptual site plan or sketch showing:
•        Proposed use of existing ramps
*It is the sole responsibility of the respondent to fully investigate, verify, and determine the suitability of any existing ramps for their proposed project. While ramps may currently exist on the site, the City of Newport makes no representations or guarantees regarding their condition, structural integrity, compliance with applicable codes (including ADA requirements), or fitness for the respondent’s intended use.
•        Any proposed docking facilities, gangways, or floating structures
•        Any proposed land-based improvements
•        ADA accessibility plan
•        Utility needs (water, electric, sewer, waste handling)
*It is the sole responsibility of the respondent to fully investigate, verify, and satisfy all utility requirements necessary for their proposed project. While a restaurant previously operated at this location, the City of Newport makes no representations or guarantees regarding the availability, condition, capacity, or adequacy of any existing utilities or infrastructure.
•        Proposed lighting, signage, landscaping, and site enhancements

C. Financial Proposal and Lease Terms
Provide a detailed financial offer to the City, including one or more of the following:
•        Proposed annual lease payment
•        Proposed percentage rent or revenue-sharing model
•        Combination of base lease + revenue share
•        Capital investment commitments
•        Other proposed compensation or benefit to the City
Respondents should clearly state:
•        Proposed lease term and renewal options
•        Proposed payment schedule
•        Estimated annual gross revenues (if available)
•        Financial pro forma or summary operating projections

D. Development / Implementation Schedule
Provide a timeline including:
•        Anticipated design and permitting timeline
•        Estimated construction/installation timeline
•        Target opening date
•        Key milestones and dependencies

E. Experience and Qualifications
Provide documentation of qualifications including:
•        Respondent’s history and background
•        Experience with similar riverfront, tourism, hospitality, or marine operations
•        Description of comparable projects
•        Key staff/team members and organizational structure
•        Financial capacity to complete the project

F. Regulatory and Permitting Strategy
Respondents must describe their understanding of required approvals and provide a preliminary plan for securing them. This may include but is not limited to:
•        U.S. Army Corps of Engineers approvals
•        U.S. Coast Guard compliance
•        Kentucky Division of Water
•        Environmental review and mitigation
•        Local building and fire code compliance
•        Floodplain compliance
•        ADA compliance
Respondents must acknowledge that they are responsible for obtaining all required permits and approvals.

G. Community Benefit and Public Value
Respondents should identify anticipated benefits to the City, including:
•        Job creation
•        Tourism impact
•        Public access enhancements
•        Local partnerships
•        Public programming/events (if applicable)
•        Community engagement strategies

8. QUESTIONS AND ADDENDA
All questions regarding this RFP must be submitted in writing to:
Tiffany Myers
City Clerk
City of Newport
Email: tmyers@newportky.gov
Deadline for written questions: April 3, 2026 at 4:00 pm.
The City will respond through written addenda issued to all known recipients. No oral statements shall be binding unless confirmed in writing by addendum.

9. PROPOSAL SUBMISSION REQUIREMENTS
Proposals must be delivered to:
City of Newport
998 Monmouth Street, Newport, KY 41071
Attn: Tiffany Myers
Proposals must be received no later than:
April 13, 2026 at 10:00 am
Late submissions will not be accepted.

10. EVALUATION AND SELECTION PROCESS
Proposals will be evaluated based on the following criteria:
1.        Quality, creativity, and compatibility of proposed concept (20%)
2.        Feasibility and operational plan (20%)
3.        Financial return to the City/lease terms (20%)
4.        Experience and qualifications of Respondent/team (15%)
5.        Capital investment and proposed improvements (10%)
6.        Implementation schedule and ability to deliver timely results (10%)
7.        Community benefit and riverfront enhancement (5%)
Compatibility with retained City parking operations and future development flexibility will be considered as part of the evaluation.
The City may:
•        Request clarifications or additional information
•        Conduct interviews or presentations with Respondents
•        Negotiate terms with one or more Respondents
•        Request best-and-final offers

11. PROCUREMENT COMPLIANCE
This RFP is issued in accordance with applicable Kentucky procurement laws and City policies. The issuance of this RFP does not obligate the City to award a contract or enter into any agreement.

12. RESERVATION OF RIGHTS
The City reserves the right to:
•        Reject any or all proposals
•        Waive informalities or minor defects
•        Cancel or reissue this RFP at any time
•        Accept the proposal deemed most advantageous to the City
•        Negotiate any portion of a proposal
•        Award in whole or in part
•        Enter into an agreement that differs from the proposal, subject to negotiation
The City’s issuance of this RFP does not create any obligation to convey property interests, parking rights, or development rights beyond those expressly stated in a final executed agreement.

13. REQUIRED DISCLOSURES
Respondents must disclose:
•        Any pending litigation, bankruptcy, or insolvency matters
•        Any conflicts of interest involving City officials or employees
•        Past contract defaults, terminations, or performance issues
•        Ownership structure and legal entity information

14. INSURANCE AND INDEMNIFICATION REQUIREMENTS
The selected Respondent will be required to provide proof of insurance coverage including, but not limited to:
•        Commercial General Liability
•        Workers Compensation
•        Automobile Liability
•        Marine liability coverage (if applicable)
•        Umbrella / excess liability coverage
Minimum coverage amounts will be determined by the City prior to execution of a final agreement.
The selected Respondent will be required to indemnify and hold harmless the City of Newport, Kentucky, its elected officials, officers, employees, and agents as required by the final agreement.

15. GENERAL CONTRACT TERMS
The final agreement will be subject to negotiation and approval by the City Commission and may include provisions related to:
•        Lease duration and renewal terms
•        Maintenance and repair responsibilities
•        Utility responsibility
•        Security and public safety requirements
•        Compliance with all applicable laws and permits
•        Termination clauses
•        Performance requirements
•        Assignment/sublease restrictions
•        Design and construction review requirements

16. SPECIAL NOTICE REGARDING RIVERFRONT / MARINE OPERATIONS
Respondents proposing a floating facility, docking system, or vessel-based business must demonstrate familiarity with:
•        River stage fluctuations and flood impacts
•        Safe public access and emergency evacuation planning
•        Coast Guard navigation and safety requirements
•        Engineering requirements for ramps, docks, and mooring systems
•        Waste handling and environmental compliance
•        Compliance with United States Army Corps of Engineers requirements

17. ATTACHMENTS
Attachment A – Site Map / Aerial
Attachment B – Site Photographs and Ramp Images
Attachment C – Known Utility Information
Attachment F – Non-Collusion Affidavit
Attachment G – Conflict of Interest Disclosure Form
Attachment H – Equal Opportunity / Non-Discrimination Requirements

18. PROPOSAL SIGNATURE / CERTIFICATION
The proposal must be signed by an authorized representative of the Respondent certifying that:
•        The proposal is submitted in good faith
•        The Respondent has reviewed all RFP requirements
•        The information submitted is accurate
•        The Respondent agrees to comply with City requirements if selected
Authorized Signature: ___________________________
Printed Name / Title: ___________________________
Company Name: ___________________________
Date: ___________________________