Hotel Development in Downtown Douglasville

REQUEST FOR PROPOSALS
FOR
Statement of Qualification and Conceptual Information (SQCP) for a Hotel
Development within the downtown area of the City of Douglasville, Georgia
RFP 2026-006
ISSUE DATE: July 22, 2026
DUE DATE: September 21, 2026

Executive Summary
Nestled in the picturesque western region of Georgia, the City of Douglasville, with a history dating back to
the 19th century, is a unique blend of historical charm and modern conveniences. Its evolution, catalyzed by
the railway connecting Atlanta and Birmingham, has led to a thriving community with diverse commercial
and agricultural enterprises. Douglasville's steady growth, driven by its proximity to Atlanta and its appeal
as a place to reside, offers a promising opportunity for investment.
Following a thorough market evaluation, we have pinpointed a prime location for a Hotel within the
downtown entertainment district. This site is strategically positioned near the Douglasville Conference
Center and is just a short walk away from numerous dining options. Moreover, its proximity allows us to
leverage the conference center's parking facilities, effectively reducing construction expenses.
With an estimated 2025 population of 41,523, Douglasville has experienced 19.8% population growth since
April 2020. According to World Population Review's 2026 ranking, Douglasville ranks 34th among the fastest-
growing cities in Georgia. The city is home to a diverse mix of residents, including young professionals,
families, and retirees. With a median household income of $79,107, Douglasville continues to demonstrate
strong growth and economic prosperity.
Given the hotel's location in downtown Douglasville, in proximity to full-service restaurants and bars, a full-
service restaurant within the hotel is unnecessary. However, amenities are important such as business
center, fitness center, a small sundry shop, and ample complimentary parking should be considered, aligning
with the expectations of modern hotel guests. Lastly, meeting space should enhance the guest experience
our conference center brings along with the downtown businesses that operate here.
In conclusion, the City of Douglasville is actively seeking a partnership with a seasoned developer who shares
our enthusiasm for this visionary project and places a paramount emphasis on exceptional design. The City
of Douglasville's Hotel RFP presents a remarkable opportunity in a thriving community with a rich history
and promising future, underpinned by a prime location and a well-thought-out hotel concept designed to
cater to the needs of both residents and visitors.
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Site Information
Parcel Number 0016015D018 Parcel Number 0016015D016 Parcel Number 0016015D017
6730 CHURCH ST BOWDEN ST 8493 BOWDEN ST
Acres: .09 Acres: .5 Acres: .11
Status: Currently developed Status: Currently developed Status Currently developed
Utilities available Utilities available Utilities available
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Request for Proposal
You are invited to submit a "Statement of Qualification and Conceptual Information" (SQCP) for a Hotel
Development within the downtown area of the City of Douglasville, Georgia, one block from the
Douglasville Conference Center and two blocks from the Douglasville Town Green and Greystone
Amphitheater.
Boasting innovation and elegance, the newly renovated Douglasville Conference Center (renovation
completed February 2026) is a stunning landmark in the heart of downtown Douglasville with an equally
impressive interior. The multi-functional facility encompasses over 37,000-square-feet of meeting space
including a grand ballroom that can be divided into five sections, a business center, two green rooms, a
150-seat auditorium, two pre-function areas, a 14-person boardroom, three meeting rooms, and a
gorgeous rear terrace. More information about the Douglasville Conference Center can be found at
https://www.douglasvilleconferencecenter.com/.
With exciting amenities including a splash pad, boulder area and event space, the Douglasville Town Green
encourages people to gather with old friends and make new ones. The Greystone Amphitheater is an
outdoor venue designed for entertainment and events. Its open-air design provides for a unique and
memorable experience whether you're performing or soaking up the atmosphere as a spectator. More
information regarding the Douglasville Town Green and Greystone Amphitheater can be found at
https://www.greystoneamp.com/Home.
This RFP is the first in a two-step proposal and selection process. This first step is intended to obtain SQCP
information related to the qualifications, experience, capabilities, and general overall conceptual vision of
prospective Developers. The City of Douglasville, a municipal corporation existing under the laws of the
state of Georgia, and the Douglasville Convention and Conference Center Authority, a political subdivision
of the state of Georgia semi-public/semi-private in nature, may choose one or more respondent
Developers for consideration to advance to Step Two of this proposal and selection process. Step Two will
include providing qualified Developers with additional, detailed information related to the site and project
for preparation of detailed development and financial proposals.
Questions or requests may be submitted via Bidnet Direct at https://www.bidnetdirect.com until August
12, 2026, at 4 PM EDT. Questions and answers will be issued in the form of an addendum to all interested
and will be available on Bidnet Direct. It is the proposer's responsibility to check the website for any
addenda issued for this RFP.
If further assistance is needed all inquiries regarding proposals must be made to Alyssa Gordon,
Procurement Manager, via email at gordona@douglasvillega.gov. Contact with any other person within the
Douglasville Convention and Conference Center Authority, the City of Douglasville, or otherwise involved
with this project is prohibited and may result in disqualification from further consideration and elimination
from the selection process. The requirements contained in this RFP shall not be changed or superseded
except by written addendum from the City of Douglasville and/or the Douglasville Convention and
Conference Center Authority. Failure to comply with the written requirements for this proposal may result
in rejection from further consideration by the City of Douglasville and/or the Douglasville Convention and
Conference Center Authority.
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SQCP submittals are due not later than September 21, 2026, at 4:00PM EDT. All bids must be submitted
electronically in 1 PDF file via Bidnet Direct: (https://www.bidnetdirect.com), no later than
September 21, 2026, at 4:00 PM EDT. Electronic submittals must include a reference to RFP 2026-
006 Statement of Qualification and Conceptual Information" (SQCP) for a Hotel Development within the
downtown area of the City of Douglasville, Georgia. No late proposals will be accepted.
It is the sole responsibility of the Proposer to assure delivery by the specified deadlines to the
correct location; the City cannot accept responsibility for incorrect or late deliveries,
regardless of reason.
The City of Douglasville and the Douglasville Convention and Conference Center Authority reserve the right
to reject any and all proposals, to waive any technicalities or irregularities, and to award the contract based
on the highest and best interest of the City of Douglasville and the Douglasville Convention and Conference
Center Authority. Additionally, the City of Douglasville and the Douglasville Convention and Conference
Center Authority reserve the right to consider, incorporate and utilize without restriction concepts and
ideas proposed by any Offeror whether or not that Offeror is selected for the project.
Proposal Schedule:
The RFP schedule is anticipated as follows:
Step One "SQCP" RFP Issued July 22, 2026
Deadline for submission of questions August 12, 2026, at 4 PM EDT
Publish responses to questions August 19, 2026
SQCP Submittal due September 21, 2026, at 4 PM EDT
Selection of firms to advance to step two TBD
All expenses involved with the preparation and submission of proposals or any work performed in
connection therewith shall be borne by the Developer(s). No payment will be made for any responses or
other effort made by the Developer(s) prior to execution of a contract approved by the City of Douglasville
and/or the Douglasville Convention and Conference Center Authority.
Developers are encouraged to visit the site and generally inspect and familiarize themselves with the
proposed Hotel site. The exterior of the site is open and available to the public and visits do not need to be
scheduled or coordinated. In no event shall failure to inspect the site constitute grounds for a claim after
contract award.
It is the intent of the City of Douglasville and/or the Douglasville Convention and Conference Center
Authority to enter into a Development Contract based on negotiations between the City of Douglasville
and/or the Douglasville Convention and Conference Center Authority and the Preferred Developer. The
City of Douglasville and/or the Douglasville Convention and Conference Center Authority may reject any or
all proposals if such action is in the City of Douglasville's and/or the Douglasville Convention and
Conference Center Authority's interest.
The City of Douglasville and/or the Douglasville Convention and Conference Center Authority may make
such reasonable investigations as deemed proper and necessary to determine the ability of the Developer
to perform the work and the Developer shall furnish to the City of Douglasville and/or the Douglasville
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Convention and Conference Center Authority all such information and data for this purpose as may be
requested. The City of Douglasville and/or the Douglasville Convention and Conference Center Authority
reserve the right to contact Developer respondents for clarifications or additional information and reject
any proposal if the evidence submitted by, or investigations of, such Developer fails to satisfy the City of
Douglasville and/or the Douglasville Convention and Conference Center Authority that such Developer is
properly qualified to carry out the obligations of the contract and to complete the work contemplated
therein.
Non-Discrimination: The City/Authority shall require, prior to, or incidental to, the award of a contract,
confirmation by the respondent stating that the respondent has not discriminated and will not discriminate
on the basis of race, creed, color, sex, religion or national origin in any of its employment practices with
respect to the work force of the business, or procurement services in connection with this project. The
successful respondent will be required to execute certificates, affirming these requirements of non-
discrimination.
Incentives
Flexible Compensation Terms: The terms of a purchase contract for City-owned property are open to
negotiation. The City would consider an up-front purchase of the entire assembly, a phased take-down, a
ground lease of the property, or combination thereof. The City will select a developer who offers the best
combination of quality products and compensation terms which, in the City's sole judgment, best accomplish
long-term redevelopment objectives for Downtown Douglasville. These terms may or may not reflect full
market value.
Low-Cost Loan Funds: The Georgia Downtown Development Revolving Loan Fund, along with the Georgia
Cities Foundation Revolving Loan Fund, are invaluable resources aimed at fostering economic growth and
community revitalization throughout the state. These initiatives provide low-cost loans to local businesses
and organizations, supporting their efforts to invest in downtown development projects. By offering
affordable financing options, they enable communities in Georgia to breathe new life into their city centers,
creating vibrant, thriving downtown areas that benefit both residents and visitors alike.
Tax Allocation District (TAD) Financing: The City may allocate TAD funding to assist with infrastructure cost
and/or permitting fees. The City and its TAD Advisory Committee will be open to receiving an application for
TAD funds from the selected developer, in accordance with established policies and procedures, IF the uses
and financial justification for said funds are shown to be necessary, produce added public benefits or
generate increased property tax increments to offset the requested TAD payment.
Zoning & Permitting: The City of Douglasville and the Douglasville Convention and Conference Authority, in
collaboration with our chosen developer, are committed to ensuring that zoning regulations are thoughtfully
aligned with the project pro-forma while maintaining the most reasonable density required for the success
of this venture. We are equally dedicated to expeditiously handling all necessary permits, fostering a
streamlined and efficient process to facilitate the project's progress. Our goal is to foster a thriving and
harmonious development that benefits our community and promotes economic growth.
City Objectives
The City of Douglasville and the Douglasville Convention and Conference Authority extend a warm invitation
to prospective developers, urging a comprehensive review of the provided site information to ensure that
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the project aligns seamlessly with the city's vision and aspirations. While we embrace a diverse range of
innovative approaches, it is imperative that proposals meet the following essential criteria:
1. Room Capacity: The development should encompass a minimum of 65 rooms to cater to our growing
community and visitors.
2. Meeting Space: A generous allocation of at least 3,000 square feet for meeting areas is required to
foster community engagement and collaboration.
3. Art Integration: Both internal and external spaces should showcase local art, enhancing the aesthetic
and cultural appeal of the development.
Our paramount redevelopment objective for the site revolves around the creation of a harmonious blend of
hotel leisure and our business community. Our overarching goal is to establish an amenity that serves as a
beacon and catalyst for further investments in Downtown Douglasville. The City of Douglasville and the
Douglasville Convention and Conference Authority eagerly anticipate collaborating with developers who
share our vision, embarking on a transformative journey that will shape a dynamic future for Downtown
Douglasville.
Proposal Content
ALL PROPOSALS RECEIVED WILL BECOME A PART OF THE OFFICIAL CONTRACT FILE AND MAY BE SUBJECT
TO PUBLIC RECORDS REQUESTS. Note: Labeling sections of the SQCP information as proprietary or
confidential does not waive this provision.
ALL MATERIALS SUBMITTED AS PART OF THIS RFP BECOME THE PROPERTY OF THE CITY OF
DOUGLASVILLE AND/OR THE DOUGLASVILLE CONVENTION AND CONFERENCE AUTHORITY.
A complete signed proposal must include the following elements:
Transmittal Letter
In this initial section, present your proposal and establish a direct line of communication. The Cover Letter
shall include:
* The name, address, and telephone number of your firm.
* The contact information for the individual serving as the primary point of contact during the
evaluation phase.
* Provide cover letter and statement of interest.
Business Information
Provide relevant information regarding organizational stability and strength. Documentation should include:
1. A narrative description of the founding of the company, its purpose and business focus, years in business
and overall growth and capabilities.
2. If the name of the Developer/Offeror is a corporation/trust. The proposal shall be signed by an authorized
person of the corporation, with the designation of the signer's official capacity. The proposal shall show the
state in which the corporation is chartered, and that the corporation is responsible and authorized to do
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business in and in good standing the State of Georgia. A statement of organizational structure (e.g.,
ownership structure, partners, board of directors, joint venture partners, etc.), a listing of financial
references.
3. If the Developer/Offeror is a partnership, the proposal shall be signed in the name of the partnership by a
general partner or other person duly authorized to bind the partnership. The capacity and title of the person
signing shall be shown set forth on the document.
4. If the Developer/Offeror is an individual or sole proprietorship, the Proposal shall be signed by the
individual in person, stating the name or style, if any, under which the Offeror is doing business.
5. In any case, the proposal shall show the present business address of the Developer/Offeror at which
communications from the City/Authority and notices served are to be received.
6. The hotel brands and Operator(s) that the Developer would recommend as appropriate.
Elevations and Renderings of Proposed Concept
In this section, unveil the visual and conceptual aspects of your proposal. It includes:
* Conceptual Site Plan: A comprehensive depiction of the proposed site plan, illustrating the spatial
arrangement, land use, and overall vision.
* Estimated Building Square Footages and/or Unit Counts: Outline the approximate sizes and
quantities of buildings and units, shedding light on the scope of the project.
* Amenities: A detailed presentation of the amenities planned to incorporate to enhance the project's
appeal and functionality.
Financials
In this section, provide the financial information for your proposal, encompassing:
* Preliminary Estimate of Total Construction Cost: An initial estimate of the overall construction cost,
providing insight into the budgetary aspect of the project.
* Estimated Price Ranges: Room rates for each level of room.
* Sources and Uses: A transparent breakdown of the financial sources and intended uses, offering a
comprehensive understanding of the project's funding structure.
* Projected Pro Forma: A financial forecast that outlines the anticipated income, expenses, and
profitability of the project.
* Exit Strategy: A proposed exit strategy, highlighting the planned methods for realizing returns and
concluding the project successfully.
* Proposed partnership: A proposed structure of the financial arrangement between your firm and
the City of Douglasville and the Douglasville Convention and Conference Center Authority.
Firm/Team Experience/Qualifications
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Include an organization chart depicting the team structure and include resumes and a description of the area
of responsibility for each team member to be directly assigned or involved in deliver and execution of this
project.
a. Representative projects of similar size, scale, use and complexity developed within the last 10 years. Please
include project information including photos, location, overall project cost, architect and contractor, and
date completed. Experience with major hotel brand such as IHG, Hilton, Marriott, etc. preferred.
b. Failure to Complete Prior Projects - disclose whether the Developer (or any general partner or joint
venture of the Developer) has ever failed to complete a project of similar size and scale. If so, list the date of
the commencement of the project and the entity for which the project was to be performed, and explain
why the project was not completed.
c. Disclose information and provide explanation regarding any contracts involving the Developer or joint
venture firm within the last three years which exceeded initial program or project budget, exceeded initial
schedule, and any contract penalties or damages assessed.
Understanding of the Project Requirements and Contributions to Douglasville
Provide a written description of the Development team's understanding of the project's goals, objectives
and requirements and overall conceptual vision for the project. Include any preliminary conceptual design
concepts, strategies or preliminary proforma indicating the anticipated plan for Development including
design and construction. Provide in the proposal a narrative of the generally anticipated impact and
contributions the Hotel will provide to downtown Douglasville.
Program
Provide a narrative of the firm's envisioned Program of Space Requirements for the development of this
site and the hotel. List all proposed development uses, including square footages, lobby size, room size,
and proposed parking. Outline any amenities that may be offered both to hotel guests and outside users
(spa or other). Please share thoughts and recommendations about potential hotel Brands or proposed
operators. (Note: A hotel market study will be required the cost of which is to be covered by the successful
developer. The study is to be conducted by a qualified firm to be approved by the City of Douglasville
and/or the Douglasville Convention and Conference Center Authority.)
Design
Provide a narrative of Offeror's approach to design of the project.
Construction
Provide a description of the Offeror's plan and approach to construction of the project including thoughts
about site management and construction phasing. Clearly describe any special accommodations the
Developer will provide to assist in minimizing disruptions and impacts to the on-going operations of
downtown Douglasville.
Transportation
Provide a narrative and conceptual drawings or sketches describing how the proposed hotel addresses
public transportation and both vehicular and pedestrian traffic around the development.
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Sustainability
Provide a narrative describing envisioned strategies and approaches related to sustainability. Include
information concerning the long-term commitment Developer seeks to make regarding renewable energy,
the sustainable elements of the physical construction of the building, and all related infrastructures.
Financial Capability
The financial capability section provides a comprehensive view of your financial standing and demonstrates
your ability to engage in due diligence with government assistance, including:
* Previous and/or Current Banking Relationships: An overview of your banking relationships,
indicating your history of sound financial management.
* Commitment of Equity Partners (Up to Limits): A demonstration of the commitment of your equity
partners, underlining their support for this project.
* Balance Sheet: Your balance sheet, showcasing your financial strength and stability.
* As otherwise described in the Evaluation criteria.
Mandatory Documents
Developer must complete, execute, and include with the proposal the Mandatory documents attached to
this proposal.
Selection Process and Evaluation Criteria
After review and evaluation of proposals, the City of Douglasville and/or the Douglasville Convention and
Conference Center Authority intends to select one or more Developer(s) for interviews and discussions.
These interviews will be with the Developer(s) whose SQCP proposals have been determined to be in the
highest and best interest of the City of Douglasville and/or the Douglasville Convention and Conference
Center Authority. The goal of the selection process is to identify one or more Developer(s) to undertake,
construct, open and successfully operate a Hotel in Downtown Douglasville. These proposals will be
evaluated by an Evaluation Committee (thus referred to as "The Committee") that will rank the proposals
and make a recommendation to the City of Douglasville and/or the Douglasville Convention and
Conference Center Authority.
Evaluation Criteria (Maximum 100 Points)
1. FIRM / TEAM EXPERIENCE / QUALIFICATIONS 20 points
* Stability, Qualifications, and Experience of Developer and any envisioned team members (Architect,
Engineer, Builder)
* Experience with projects of similar size and complexity
* Experience of envisioned Hotel operator with convention hotels in similar settings
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