HomeMy WebLinkAboutRESOLUTIONS-1991-096-R-9112-10-91
• 96-R-91
A RESOLUTION
CONSENT TO SALE OR ASSIGNMENT OF
HOLIDAY INN PURSUANT TO CONTRACT DATED
JANUARY 10, 1972
WHEREAS, pursuant to Ordinance 3-0-72, the City of
Evanston did sell to P & S Management Co., Inc. the real estate
described in Exhibit A commonly known as the Holiday Inn; and
WHEREAS, paragraph number 5 of the rider to said
contract reads as follows:
5. Purchaser shall have the right to assign all of its
rights hereunder to a partnership, limited partnership,
joint venture, trust or other entity of which Purchaser
and/or James L. Schwartz and Marshall Padorr, the
principal shareholders off Purchaser, are the general
partners, controlling shareholders or have working
control through equity ownership or otherwise;
provided, however, that said assignment shall not
Isrelieve Purchaser of any of the obligations or duties
incurred by it hereunder. Purchaser agrees it will not
sell the equity of the property for a use which is tax
exempt, except with the consent of the City Council.
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and
WHEREAS, at this time P & S Management Co., Inc. is
desirous of selling and assigning certain interests in said real
estate; and
WHEREAS, P & S Management Co., Inc. has requested that
the City of Evanston consent to said sale and assignment; and
WHEREAS, said sale and assignment shall not relieve P &
S Management, Co., Inc. of any of the obligations or duties under
said real estate contract; and
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96-R-91
•' WHEREAS, the said sale and assignment is not for a tax
exempt use; and
WHEREAS, the sale and assignment of said real estate by
P & S Management Co., Inc. will result in substantial improvement
and enhancement of the Holiday Inn located on said property.
NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF
THE CITY OF EVANSTON, COOK COUNTY, ILLINOIS, as follows:
SECTION 1: That the City Manager is hereby authorized
to enter into an sale and/or agreement
consenting to said sale and/or assignment provided that said
assignment does not relieve P & S Management Co., Inc. of any of
the obligations or duties incurred by it under the contract for
sale dated January 10, 1972; and
WHEREAS, the City Manager is authorized to negotiate
• such additional terms or conditions as reflect the best interest
of the City of Evanston. Included among such terms and conditions
shall be the restriction that the purchaser of said property from
P & S Management Co., Inc. shall have the right to assign all of
its rights hereunder to a partnership, limited partnership, joint
venture, trust or other entity of which said Purchaser and/or
James L. Schwartz and Marshall Padorr, are the principal
shareholders or general partners, provided, however, that said
assignment shall not relieve Purchaser or P & S Management Co.,
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Inc. of any of the obligations or duties set forth under the
contract for sale dated January 10, 1972.
SECTION 2: This resolution shall be in full force
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96-R-91
Wand effect following its passage and
approval in the manner provided by law.
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City Clerk ,y
Adopted: �/ , 1992.
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Mayor
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=HIBIT A
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PROPERTY CONSULTATION' FOR CHANGE OF OlvvN'ERSHIP
HOLIDAY UNNi - EVA.VSTON, IL
DECLNIB£R I8, 1991
ProR&LU;
Holday L:r.
1507 Sherman Ave
Evanston, 1L 60201
(708j 49 64%"k
Own ;
Mr. Jim Schwa ►z
P3:S Management
94=1 Vest Foster Ave
Suite 21 0
Chicago, 11- 60636
Prgsr&cjlV Qw er:
Mrs. Su Yer.
8 Ta nen Ridge
Bun Ridge, IL 60521
(708) .125.0321
Facilltx Data:
Built: 1972 Renovated: Pending sale
Configuration: Interior condor
doors: 12 Rooms: 159
Constructiou: Masonry
Restaurant: Sberman Street Grill; 168 seats
Lounges: "Time Out"; 70 seats
Meeting Rooms: Gross Point Room; 50 seats Ridgeville
Room; 50 seats approximately 500 s.f. each.
Ballroom: Fountain Square Ballroom; 4,800 s.f. divisible
into four equal size meeting rooms_
Amenities; Small fitness room and sauna
Parking.- Garage • 150
Sprinkler: No
Smoke Detection: Yes; hardwired in the public area battery
operated in rooms.
nnzoultatSos November 26, 1991
Attgnd
Holiday Inn Worldwide: Joe Dan 17raffen (Property Ir:iprovenlent Consultant)
Owner: Michael Simons (General Manager) lairs. Su Yen kTrospectiveBuyer) Gary C. Cohen
(President -Equipment Planners, Inc.)
Ex cling Coadltlons:
This property is 20 years old and is situated in the downtown Evanston area. There is an
attached parking garage facility. The ccmplea has adequate meeting facilities that will require
partiat renovation and dining and lounsc- fncilii es that wui wise full renovation.
Owner shall arrange for the performance of all work d=ribed in this report in compliance with
atl applicable codes and the Holiday Inn Worldwide Standards Manual. Owner shall submit
construction documents and samples prepared by a qualified design professional as necessary for
Holiday Inn Worldwide to evaluate and approve. corrective work planned. All work must be
completed within six months of the issuance of this report.
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• PROPERTY CONSULTATION FOR CHANGE OF OWNERSHIP
HOLIDAY D;N - EVANS'1`0, IL
DECE-MBER 18, 1991
I. Exterlor
A. BvUding
The exterior of the buildi^g is in f— - condition and will. require the following items for
maintenance and repair:
I. RaJai. an! resurLac-,' a•. bi aArd ccncret v. O r and
e :� � -cep o:, the aces: roo�:. tows.
commcrci?l &-cas.
2. Rtplacc any, saggingg 0r }Uit$ged eggcratL louvers at the lighting mature in the
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entrance canopy.
3. Replace damages ac rus`ed handrails at the primary entrance.
B. Parking
1. Resurface the cracked and scaling parking deck. Re -stripe all parking areas.
2. Replace all damaged and broken parking saps.
3. Clean and Faint the interior parking garage. Provide fresh paint for all
direction signage on wails and parking surface.
C. Landscaping
The hotel complex is located 31 a central urban setting. The following is required to
enhance the curb ap;>--al and co.uplemcnt public area improvements.
• 1. Provide adequate planter boxes at the primary entrance to contain planting such
as evergreen or blooming perncnials.
2. Provide planter boxes throughout the swimming pocl deck area.
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II. Public Areas
A. Lobby/Regis mttlonlElevator Lobby
The lobby and registration area is in fair condition and will require the following to
provide an up to date and fresh appeara ce.
Lobby/Registration
I. Replace carpet. Existing is wom and soiled beyond regular maintenance and
repair.
2. Replace wallcovering throughout lobby area.
3. Rework and reuphclster the lobby seating. The existing presents a stylish
Image, but needs updated fabric and new cushions.
4. Repair all damaged surfaces on occasional tables and console.
S. Replace existing pendant fixture. Provide a similar fixture as is located at
restaurant entrance.
b. Replace all sagging damaged ceiling tile. We recommend an architectural
feature (i.e. ceiling coffer) over the primary seating group.
7. Repair the water feature at the staircase or rework to accommodate planting.
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8. Renovate the phone hank. Provide laminate and finishes to complement lobby
area imp;o errents.
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9. Repair or iep ace any da,-raoed safe deposit boxes.
. ,. �. ,,..11 (. per,
ii i sr'�'.L'L -.�. d-a r,; treaimen to ;he seating area to replace existing vertical
bl i n LJ s. T±'is ;1.1 no; Softer and complement lobby area improvements.
!I. Provide a ger'zera' ai- -m fca:ure integral wit:: the annunciator panel.
12. E.-ce d, hard�`r`i,'v.. sii okl-. detection throughout the administration area.
Elevator Lobby
The f llowin8 is ;ecuire to , _mptement lobby a --ea improv- ents:
i . Pro's?die new and paint finishes througin ut.
2. Replace :,a. l In ': _; avid ct�rrdc, . Provide pad as per facility standards.
3. The veidi ng above is h hly visible and for wurity reasons, cannot be totally
screened from, view. Tc irnrsove the appearance of this area, we recommend
a light etching design on the existing gla2ing system.
4. Provide new wallcovering and paint finishes.
S. Replace and upgrade the existing floor finish. We recommend a Quarry the in
a color to complement new colors and finishes.
B. Restaurant (Sherman Street grill)
The dining facility is In poo. condition. All furniture, finishes, and decorative
archi=tural features are out of da z and worn be and regular maintenance and repair.
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This area will rNuire a complete and total renovation.
• C. Lounge Time Out)
The lounge facility is in poor condition. All furniture, finishes. feature millwork items
and bar servicz areas are woo.: Pnd present an cut of date image. This area will require
a complete and total renovation.
D. Meeting and Banquet Facilities
These facilities located on the second floor of the commercial area are in a varying state
of condition. The following is required to bring the facilities to the same level of quality
and complement the lobby area improvements.
Ridgeville Room
The following is required:
1. Replace the acoustical tiles in the ceiling system. The existing are stained and
mismatched beyond regular replacement or cleaning.
2. Replace the incandescent lighting panels. They are dated and unsightly.
3. Repair and polish the pendant fixtures.
4. Replace all carpet. Existing is worn and soiled.
5. Replace all wallcovering and wall panel motifs.
6. Replace all seating with damaged frames. Reupholster all brown vinyl chairs.
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7. P;ovide of a^d incandescent fixtures in all meeting facilities.
Provide c;:: -te Qa egc f; user s o; ;,_.:abo:ic louvers in all fluorescent
fixtures.
8. Re:iniS h all scatc;hc-; do i :.^d r pai: r;,e panic hardware as required.
9. W: re;.orrmesd a ce,:ai cei:.rig coffe* with cove lighting to enhance the
fe: mata.mb enec ofdR dgeville Room.
ij. PrvYi:e at pe.:a:it?a L1 DMit-Aln.vi:p:rai-. ha:is wa�piC picture lipZ,4�gr
where possible.
Gross Point Meeting Room
The following is r"e. quires.':
1. Remove all incandesce^t <xtur_5 in ttis meeting facility. Existing are dated
and unsightly. This includes the wall .mounted fixtures.
2. Provide a rnix of 2 x 2 fluorescent fixtures (i.e. with parabolic louvers) and
recessed, incandescent downlights.
3. Replace all acoustical t1las. &::sting are worn and mismatched. Repair all
sagging and rusted splint es.
4. Replace ail carpet. Existing is worn and soiled beyond regular maintenance.
5. Replace all walicover-irg and update the existing millwork motifs. We
recommend a heavier chair rail and baseboard.
6. Refinish ail paint scratched doors. kepair all panic hardware as required.
7. Provide a permanent art program In this facility.
fe Prefunctlon - Break Out Area
This area is Ln fair condition. The following is requited to enhance the appearance and
complem_nt imp:ovcrnents in the meeting rooms and lobby area.
1. Stearn clean the carpet to a like new condition.
2. The walicovering is showing signs of light soiling. Clean the areas as
required. .
3. Replace mirrors at the consoles. Existing are too undersealed. Repair any
chipped or damaged edges an the existing stone consoles.
4. Provide bench type &eatlrg and ash urns.
S. Refinish all damaged doors and refurbish the hardware to like new condition.
6. The stair carpet is worn and will rewire replacement.
The Fountain Square Ballroom
The ballroom is in fair condition. The following is required to provide a fresh and
updated appearance.
1. Restretch and steam clew all carpet to like new condition. The existing carpet
is not in a condition to require replacement.
2. Replace the broken gaskets and repair and clean the vinyl on the movable
partitions.
3. Replace all damaged wall vinyl and paint all scratched chair rail and
baseboard.
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4. Replace and upgrade all acoustical We in the suspended ceiling systtm. Repair
or replace 3i1 sagging dar?:zged splines.
5. R-,ulPholisttir a!_i orov.-^ vinyl banquet' seating. The majority of the frames are
i; good diticn. Replace any that a :0"r_ da::^aoed.
o. ;--pair w,y damages dicer hardware. R:furbish a.'i the door hardware to look
like new.
E. Public Rcstroouu
Tin.- fo;low: g 1 regjired to the pPef.;nCt;on area Improvements.
Men's Public Restrooms
This area has receivee recessit renovation, and will require rninimal attention. The
following is requirdd:
1. Replace all discolor�4 'l or grout and acid clean all ceramic surfaces to look
like new.
Wotnen's Public Restrooms
This area is in worn condition and will require a partial renovation. We require the
following:
1. Replace all rnetal s'.a11 partitions. Provide laminate partitions as per facility
standards.
2, Replace all discolored f<oor and wall g?out and acid clean ceramic surfaces to
look like new.
• 3. Replace all wnished and won fixtures at the vanity.
4. Replace and upgrade the existing incandescent light fixtures.
In addition, we recommend, but do not require vinyl waiicovering in both public area
bathrooms.
F. Administration Area/Sales Offices .
These areas are wore: and cluttered a+nd will require renovation to coordinate with lobby
and registration area improvements. The following will include:
1. Replace all floorcoyering. Existing is worn and soiled beyond required
maintenance.
2. Provide new wallcoverjng and paint finishes.
3. Provide new and up to date office furnishings and seating.
The saves office and catering are visible to guests and utilized by hotel patrons 2.7d should
reflect the decor and quality of the adjacent lobby area.
M. Recreational Facilities
A. Swimnaiug Pool
Pool had already been covered for winter at the time of this inspection. The following
items were not available for inspection: pool coping, pool tile, grab bars, steps, step tile,
pool finish, depth markings, no -diving signage, boat line and furnishings. Required
actions include:
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1. Refinish and upgrade any cracked concrete pool decking.
•. Provide �,: :�.a0� .� j.?f.L;e=�'_::a j:�:+��� ;o :i.Li:,a it its +ocaLI`if+-
3, p ov de r C-=i`'i' :;gnabe located at e2;.i? depth mark a:ong pool, coping.
z 'i. e, �,r: .arlC;;bS, :... h d appropriate
signage, all per .aci'ity standards.
g Reriatie ua age;i sables. Replace a.:'y sc; ^-yd or dated furnishings.
Pool Arta Restrooms
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. -raj n ire ..p.c, S5.� !1t ".':..'_ .� 1 d
�. a�r�::aV.. w:i r:i�-::S1', .... W'.:Si i+a larninai�. 3s er iaLili;Y st21!d2�G�4.
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IY. Elevators/Lifts
The elevators are In g-� condiiio- `.i'lIi require the fcilo» iris:
1. R-Irmish a?I scra,ched doors and interior panels.
2. Replacc f:oo-rcovering tc cL�ordinat.e with lobby area Improvements.
3, Providy Ccrre`t fire signage in elevator cabs and in lobbies (i.e. "do not use
in case of fire"),
Y. Private/Guest Areas
A. Guest Room Corridors and Fending
T:ie corridors and elyyatflr lobbies are in var jin,- 'stc tts of refurbishment. Ihe following
is required:
I- Carpet, wa:.covering, a..,u pa ,nt finishes hay, been rep aced on floors 3, 4, and
3. Upgrade these finishes on all rernairing floors.
2. Replace and upgrade 4irw ioral signage to complerne+nt, the corridor and other
public area improvements.
3. Remove all wood rarg!.Tt tr-eatrrcrit fro;n the elevator lobby walls, Provide
wallcove ng and f-mis3 es that coordinate with adjacent corridor improvements.
4. Relocate all fire pulls next to designated fire exits.
5. Provide proper illuminated. exit signs with emergency power source and ensure
that this power source is present on every floor,
Vending, Areas
The vending alcoves a*e in poor condition on every floor and will require complete
renovation to compienient con-ld-or improvements.
I. The viny: tilt floor is deteriorated b.y onid repair and will require replacement
with a first grade sheet vinyl product (seamless) o: quarry tile that coordinates
with corridor color schemes.
2. Replace all wallwverng as per corridor improvements.
3. Upgrade the signage as pc.* corridor improvements.
4. Replace all bin type ice machines. Provide self dispensing type as per facility
standards.
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121h Floor Concierge Lounge
�` i 2 }. Yw sa��w r..nt»�eA C...... a e. Ta w
The .sung-_ t. An soe-le,! ,; {n ,,:�. _.cr ge a*� a,.d does net reflect the
quality or dezur that a igues: expect on a<, executive floor. The room rust be
:fir',=, i .::r.;; ind w tat en♦ ,- y r� h
�er3oY�;ii t�� a;,..._�:, iY�.:. .;-;, 1, ��>.L���` siC�.lry:�,.'il�. :, t,a•'�t 1'� 1 ltlire and 11g..ting.
Provi de. a ;;as*, piece Vr armor rt t--lAdvision.
B. Guest Rooms
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The g..esr
Zrc %ry�7 . ���.. y� b+ n t1.. T.. cr iko ari \ 1� ,. n
-rooms ;:; _ ....gin , ._t; 1� i . ��.:: cti:.dit,..n �:d -;..1 regc.,re a 3ftsdl
renio a'lJ:,
to r ov; _ -- Lres —and L : ,.a: rar. _ppea.
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R_p11 ac., .; e,,ry d, l locks� °sz and rroviGe with hardware which cor:plies to
HiiiiU;4 r co.iS1 -%- 4 .i a..iG' ( ^,t1 �`i ciC iC'd%u.e ^:ii i" dfad'Oolt1.
2.
Provide doers c;losels or. yi guest room doors.
3.
Replace a. wall vir yl. Exist ng is worn anal. sailed beyond regular
maintenance.
d,
Replace ail guest =. orni La:et. Existing is matted and worn.
S.
Replace all rem.6ning drapery. Provide the correct batons and closing devices
throughout.
b.
Replace a±: faded and ;;.rorn J�Jspreads. Ensure all bed dressing coordinates
With new carpet and wal'i vinyl.
7,
The activity char frames ana in good eordawn. Refinish any that are fading
or shoeing signs of jencjal wear. Reupholster all vinyl backs and seats and
provide a contract grade fabric for durability.
g.
Replace all d vin style spades. Pleated shades will provide an up to date
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appearance for all. guest Morn lighting.
9.
The casego✓ds ale in gcK,.d' condition. Refinish all worn, faded or scratched
hardwoord edges.
10.
Ensure that thle activity tables provide 9000 square inches of work area.
Repl;;e anv tops that are nIcked:darnaged. Refinish bases that are heavily
scratched.
11.
Provide full length mirrors with frames in every guest room,
12.
Ensure that all t.v,'s an, 19" diagonal wid have remote control available.
13.
,provide 14' prone cords ir, ail guest room with single phone installation.
14,
Ensure that all bedsets ere firm. Replace any that are sagging and stained.
15,
Ensure that Il guest room art is hwnging at the appropriate height.
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C. Guest Baths
The baths will require ttte fallowing to wi-r-plernent guest room improvement:
1. Replace all cracked marble thresholds, damaged floor file and discolored grout.
Acid wash floors to look like new.
2. The vanities are in fair condition. We recommend that they be replaced with
an up to date laminate other than the existing wood grain, starting with those
that are chipped and worn, or with any that have cracked sinks.
3, Replace ail discolored chrome fixtures at the vanities and tub surround.
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a. The tubs arc in fair condition. Refinish any that are discolored and replace
r,y that ale ',worn beyond —gul—ar mair::�r.ance or repair.
5. Rer?ace an ; cracked or dis_��lored CCramilc file and clear all grout to like new
condition.
6. Replace all chipped, sC; d £otlet seats.
?. ?: ovide. reserve roll to ',!: tissue disperses and double robe hooks as required
by facility sta zndards.
V1. Facilities for the Physically MAW
Guest Room
Provide a hard; -cap room (I per fTj rooms) that mee:s faciii£y standards. Ensure that the
door viewer is placed a! 6" a•;:;. as:e tat tee is a light switch at an appropriate height
by the bed.
Guest Bath
Ensure that handicap bath has appropriate "L" shams grabs bars in tub enclosure and
Horizontal bar at tone:. Provide for guest usz a handheld shower aid a portable tub seat.
VU. Back of House
A. Kitchen
The kitchen and food prep facilities will require the following action:
1. The coolers are h, poor condition and will require a total refurbishment.
Replace the damaged casi::g a -rid doors. Replace all interior rusted floor, wall
Panels and all rack shelving.
2. Replace all broken and t;�issing wall tiles. Steam clean all wall and floor
surfaces to like new condition.
3. Replace the damaged ard discolored ceiling tiles and all rusted or sagging
splines.
4. Repair and replace all cooking equipment as required.
S. Remove padlock from the designated exit.
6. Refinish all doors leading into restaurant and banquet service areas, and
replace all scratched and unsightly hand and kick plates.
B. Service Corridcrs/Uundry-Housekeeping
These areas are worn due to general use and will require the foL'owing:
1. Steam clean and reseal all floors.
2. Paint all block wall surfaces and doors as required.
3. Replace all damaged rollaway beds and all foam mattresses. Provide inner
spring units.
4. Refinish all maid carts to complement the guest corridor improvements.
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• PROPERTY CONSULTATION FOR CHANGE OF OWNERSH XP
HOLMAY LMN - EVANSTON, IL
DECEMBER 18, 1991
I undo. ►—i ih_ f .1, lb-ove YY„ 'y,Q -a-1 v "C . 1 r j.
_,s:� :d a: �::e a��. ,. ei:..%.,.. ; ropert � �.ons:l.a.:on is p�e :m,r;ary in nature, subject to
sr;a rv-vieand a,;r.ow. by ,,;.. r.r ..i, ,. ,,, i. Holiday inns, and that this does not
co', ;gait Holiday Inns in any way to issue an Agreement. I Itu ther acknowledge that this report
is 3 S :rnTa:"j cf t`' work i✓';1:ti '*ri: e r y'�ire , and ;teat all -work must be completed in
Cott{or3ri►'1 With HLlida>• I;nrs Standar• ;. The lice^see is responsible for compliance with all
loc;:i, State and federal iaw3, rtgtil:,t:ons and codes. The attained work outlined in this Property
Cors:lz<st:an does not address any reyuircmer?tS which may be mandated by local, state or
federal cores, laws or regulations. T!!e licensee should check and ensure that all work on the
pruprrty pursuant to this Property Consolation or in connection with any other alteration or
improve., eats complies with the applicable loca?, state and federal laws, regulations and codes.
1 further acknowledge and agree that this Property Consultation is not final until the upgrade
completion tl metable, which I have completed below, has been agreed to by Holiday Inns. Any
request for waivers or variances to standards, or to the requirements of this Property
Consultation, must be submitted in writing- I acknowledge my acceptance of this Property
Consultation by affixing my signature in the, space below.
I understand that all work must be satisfactorily completed by the Ending Deadline stated in the
Agreement Rider. Extensions to the dea,d;ine must be approved, by Holiday Inns, in advance
• of the completion date. _
1 further understand that whi':e this Property Consultation is in effect, the hotel must be oprtated
in conformity with Holiday Inns Standards a ;d Rules of Operation, and that it will continue to
be subject to regular product evaluations to determine that maintenance and repair, service and
cleanliness issues are being properly addressed.
E
I VIDE_ EhLQJNEER(N!Q STUDY (May be required by Holiday Inns if the building life
exceeds 34 years during the new Agreement term), if required, this study must be performed
by a licensed architect or engineer and m, :fist certify that the hotel's suvetural, mechanical,
electrical and plumbing systems are optr-Ating as designed and will continue to do so during the
prupusccd license term. The report must also identify specific deficiencies if applicable.
FIRE SAEETX NJ RE F,RT/FICATION
Prior to issuapce of the hotel's License Agreement, a written statement must be submitted to
Holiday Inns by: 1) the installation contractor; 2) the architect or engineer; or 3) a licensed
installation/maintenance organization indicating "the hotel's Fire Safety System(s) meets or
exceeds the Holiday Inns requirements and is fully o erable." (Refer to Holiday Inn Lift Safety
Standards for additional details.)
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HOL112AX INNS GENERAL MANAGER TRAINING PROGRAM
Prior to issuance of the hotel's License Agr=ment, the General Manager must have satisfactorily
completed Holiday Inns Qeneral Manager T raining Program.
(Refer to Rule of OPcration 107.1•A).
Renovation Plan Submittals by: (Not to exceed 90 Days from Franchise
Committee Approval)
COMPLETE WORD
Guest Rooms & Related
Commercial Areas do Related
Exterior dt Related
ACCEPTED BY: DATE:
BY:
Mrs. Su Yen
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