Developer/Operator for Hampton I-95 Service Areas

STATE OF NEW HAMPSHIRE
NEW HAMPSHIRE LIQUOR COMMISSION
DEVELOPER/OPERATOR FOR HAMPTON I-95 LIQUOR PROPERTIES
RFQ/RFP 2025-08-A
1. INTRODUCTION
The State of New Hampshire, acting through the New Hampshire Liquor Commission
(NHLC) is releasing this combined Request for Qualifications (RFQ) and Request for
Proposals (RFQ/RFP) to procure a Ground Lease Contract with a Developer/Operator to
construct and operate for and on behalf of the NHLC, new Service Areas in place of the
existing I-95 northbound and I-95 southbound liquor and wine outlets in Hampton, New
Hampshire.
The new Service Areas should provide an important first impression to the millions of local
and visiting motorists traveling on Interstate 95 through this area each year. New Hampshire
is a four-season destination and this prime location serves as the gateway to New Hampshire
Seacoast, the City of Portsmouth, the White Mountains and other points north.
1.1 Development Approach and Key Details
The Developer/Operator shall demolish the existing liquor and wine outlets and associated
facilities and replace them with new Service Area facilities to be operated by the
Developer/Operator, and liquor stores to be owned and operated by the New Hampshire
Liquor Commission.
It is important that the new Service Area facilities' architecture convey themes central to
those embodied in NH's culture, history, and visual aesthetics that are emblematic of the
State's tourism appeal. The facilities must be maintained at the level typical of quality dining
destinations. The Service Areas must also provide essential services such as fueling for cars;
rest room facilities; visitor information center; car, truck, and bus parking; take-out and
seated food services; drive-thru facilities; a convenience store; land line telephones; and
wireless internet. The new Service Area facilities shall provide locally or regionally branded
and/or recognized food concepts and, if constructed, major branded or locally recognized fuel
concepts. Most importantly, they should provide a must stop experience for vacation travelers
and be a safe haven and comfortable rest stop for millions of motorists.
1.2 Contract Award
The Ground Lease Contract award by the NHLC will be based upon criteria, standards, and
weighting identified in this RFQ/RFP. Each Developer/Operator Proposal will be considered
as a whole solution, without limitation, including all services proposed, qualifications of the
Developer/Operator and any sub-contractor/sub-Lessee, and revenue proposal.
1.3 Contract Type - Proposed Public/Private Partnership
The NHLC plans to execute a Ground Lease Contract for the Service Areas with the selected
Developer/Operator for no less than 35 years (with two five-year options to extend, at the
sole discretion of the NHLC), during which time the Developer/Operator will be responsible
for all financial obligations of redeveloping and then maintaining and operating the facilities
with the exception of the liquor stores, which will be financed, owned and maintained by the
NHLC.
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STATE OF NEW HAMPSHIRE
NEW HAMPSHIRE LIQUOR COMMISSION
DEVELOPER/OPERATOR FOR HAMPTON I-95 LIQUOR PROPERTIES
RFQ/RFP 2025-08-A
In pursuing this public/private partnership, the NHLC has three specific goals which will
guide both the criteria used to select the Developer/Operator under the solicitation and to
measure the success of the venture itself. They are:
* Obtain new, high quality facilities to replace the existing Service Areas and
liquor stores.
* Ensure that the facility design and operation will highlight themes central to those
embodied in NH's culture, history, and other visual aesthetics that are
emblematic of the State's tourism appeal and will provide a positive customer
experience for the commuter, recreational traveler, and liquor store patron.
* Provide a fair return to the NHLC and provide for the transfer of the facilities in
satisfactory condition at the end of the lease term.
The Ground Lease Contract is defined as a document that shall incorporate the material
terms of this RFQ/RFP, the selected Proposal, and typical boilerplate provisions generally
found in a commercial ground lease. A draft Ground Lease Contract containing all terms
and provisions is found in Appendix D. This Ground Lease Contract would be created
and signed following Long Range Capital Planning approval and Governor and Executive
Council Award as identified in Section 1.6: Schedule. In return for the use of NHLC
property described in this RFQ/RFP for the purpose of developing, operating and
maintaining Service Areas in accordance with the requirements of this RFQ/RFP, the
Developer/Operator covenants and agrees to pay Rent as identified in Appendix D.
1.3.1 Agreement with New Hampshire Liquor Commission
Developer/Operator shall enter into a formal agreement with the New
Hampshire Liquor Commission (NHLC) for the purpose of constructing a
liquor store at each Service Area. This agreement will require the
Developer/Operator to construct each liquor store and be reimbursed by the
NHLC under terms defined in Appendix D-9.
1.4 Ground Lease Contract Term
Time is of the essence.
The Developer/Operator shall be fully prepared to commence work by January 2027.
Ground Lease contract term is thirty-five (35) years, with two five-year options to extend, at
the discretion of the State.
The Developer/Operator's initial term is expected to begin on the date of substantial
completion of the NB Service Area identified in the schedule Section 1.6 and will extend
until December 31st of the 35th year. The Ground Lease Contract may be extended for two,
five-year periods at the sole discretion of the NHLC. Failure to begin on the substantial
completion date identified in Section 1.6 will not relieve the Developer/Operator from paying
Rent as defined in the Revenue Proposal beginning on that date.
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STATE OF NEW HAMPSHIRE
NEW HAMPSHIRE LIQUOR COMMISSION
DEVELOPER/OPERATOR FOR HAMPTON I-95 LIQUOR PROPERTIES
RFQ/RFP 2025-08-A
The Developer/Operator shall construct, operate and maintain the Service Areas for and on
behalf of the NHLC. In the event of termination of the Developer/Operator's Ground Lease
Contract, the Service Area, including all facilities, amenities and appurtenances, shall
become the unencumbered property of the NHLC and the NHLC will be free to enter into a
Ground Lease Contract with another Developer/Operator.
1.5 High Level Scope of Work/Services
The Developer/Operator will be responsible for all aspects of the Project including, but not
limited to:
1. Demolition of the existing northbound and southbound liquor and wine outlets.
2. All site work including parking, sidewalks, gates, fencing, landscaping, seating,
lighting, security, utilities, etc.
3. Construction of new, ground-level Service Area Building(s) northbound and
southbound accommodating a variety of food and travel service offerings as
defined in this RFQ/RFP. Service Area buildings shall be at least 16,000 square
feet, not including liquor and wine outlets. Service Areas must also include
construction of a new self-service, automobile fueling station (minimum 8 pumps)
and canopy northbound and southbound providing gasoline, automobile diesel,
and electric vehicle charging stations.
4. Construction of a new minimum 22,000 gross square foot, ground-level liquor and
wine outlet buildings to be purchased by the NHLC for their operation.
5. Operation and maintenance of the new Service Areas for thirty-five (35) years as
defined under the Ground Lease Contract, unless extended.
The Developer/Operator shall be responsible for all development costs associated with the
Project including, but not limited to, demolition, construction, operation and maintenance of
the Service Areas as described in this RFQ/RFP. The Developer/Operator may employ
subcontractors/sub-lessees to deliver required services subject to the terms and conditions of
this RFQ/RFP, including but not limited to, in Appendix F: Ground Lease Contract
Requirements herein and the NHLC Terms and Conditions of this RFQ/RFP. The
Developer/Operator shall remain wholly responsible for performance of the entire Ground
Lease Contract regardless of whether a subcontractor/sub-lessee is used. The NHLC will
consider the Developer/Operator to be the sole point of contact with regard to all contractual
matters, including payment of any and all charges resulting from this Ground Lease Contract.
1.6 Schedule
The following table provides the Schedule for this RFQ/RFP through Ground Lease
Contract finalization and Notice to Proceed.
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STATE OF NEW HAMPSHIRE
NEW HAMPSHIRE LIQUOR COMMISSION
DEVELOPER/OPERATOR FOR HAMPTON I-95 LIQUOR PROPERTIES
RFQ/RFP 2025-08-A
EVENT DATE TIME
Draft RFQ/RFP released to Developer/Operators 5/5/26
[See RFQ/RFP 2025-08 for prior Draft, Comments,
Responses, and Final RFQ/RFP for background
information. There will be a very limited comment
and response period for this RFQ/RFP 2025-08-A]
Developer/Operator review and comment period 5/5/26
begins
Developer/Operator comment period ends on Draft 5/12/26
RFQ/RFP
Draft RFQ/RFP Responses and Final RFQ/RFP to 5/15/26
Developer/Operator
Final date for RFQ/RFP submissions 6/19/26 2:30 PM
RFQ Shortlist Announced, Invitations for oral 7/31/26
presentations
Developer/Operator oral presentations and Interviews Before 9/4/26
to Selection Committee
Selection Committee recommendation Before 9/18/26
Long Range Capital Planning Commission review and Before 9/30/26
approval
Finalize Ground Lease Contract document Before 11/30/26
Governor and Executive Council Award December 2026
Notice to Proceed (NTP) January 2027
NB Service Area substantially complete & operational no later than: June 15, 2028
SB Service Area substantially complete & operational no later than: December 15, 2028
Any delays in the Governor and Executive Council Award and Notice to Proceed shall result
in a one-to-one extension of the substantially complete dates identified above.
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STATE OF NEW HAMPSHIRE
NEW HAMPSHIRE LIQUOR COMMISSION
DEVELOPER/OPERATOR FOR HAMPTON I-95 LIQUOR PROPERTIES
RFQ/RFP 2025-08-A
2. DEFINITIONS OF TERMS
Capitalized terms, not otherwise defined herein, shall have the meaning set forth in the Terms
and Definitions, located in Appendix E: Terms and Definitions.
3. DEVELOPER/OPERATOR CONFERENCE AND SITE VISIT
At the discretion of the NHLC, site visits may be available upon request for any
Developer/Operator who did not have the opportunity to attend the prior site visit for RFQ/RFP
2025-08. There will be no Developer/Operator conference. See RFQ/RFP 2025-08 for prior Draft,
Comments, Responses, and Final RFQ/RFP for additional background information.
4. QUALIFICATIONS AND PROPOSALS PROCESS
This is a combined RFQ/RFP. Interested Developer/Operators will be required to submit
both a qualifications package and a proposal package (in separate, sealed envelopes) by the
date and time identified in Section 1.6: Schedule in order to be considered for the Hampton
Service Area Ground Lease Contract.
A Selection Committee, comprised of State agency employees selected by the NHLC will
review, interview, rate, and prequalify five (5) Developer/Operators based on the criteria set
forth below. At the RFQ stage, per Section VI and Section VII of Section 6.3, financial
strength and the required acknowledgement will be considered pass/fail. The Selection
Committee will reserve the right to reject any and all Qualification and/or Proposal Packages
and cancel, at its sole discretion the RFQ or RFP. The Selection Committee will only open
and consider the Proposals of those five (5) Developer/Operators who are determined to be
qualified. Any Developer/Operator who has not been determined to be qualified will not
have their Proposals opened and scored. Qualifications and Proposal details are outlined in
Sections 5, 6, and 7.
5. QUALIFICATIONS AND PROPOSAL INSTRUCTIONS, SUBMISSION, DEADLINE,
AND LOCATION
Qualifications and Proposals submitted in response to the RFQ/RFP must be received by the
NHLC, no later than the time and date specified in Section 1.6: Schedule. Qualifications and
Proposals must be addressed to:
Ms. Patricia L. Peters, Esq.
Director of Administration
New Hampshire Liquor Commission
50 Storrs Street
Concord, NH 03301
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STATE OF NEW HAMPSHIRE
NEW HAMPSHIRE LIQUOR COMMISSION
DEVELOPER/OPERATOR FOR HAMPTON I-95 LIQUOR PROPERTIES
RFQ/RFP 2025-08-A
Two separate packages must be submitted.
Packages containing Qualifications must be clearly marked as follows:
STATE OF NEW HAMPSHIRE
NEW HAMPSHIRE LIQUOR COMMISSION
REQUEST FOR QUALIFICATIONS
DEVELOPER/OPERATOR FOR
HAMPTON I-95 LIQUOR PROPERTIES
RFQ/RFP 2025-08-A
Packages containing Proposals must be clearly marked as follows:
STATE OF NEW HAMPSHIRE
NEW HAMPSHIRE LIQUOR COMMISSION
REQUEST FOR PROPOSALS
DEVELOPER/OPERATOR FOR
HAMPTON I-95 LIQUOR PROPERTIES
RFQ/RFP 2025-08-A
All sections of the RFQ/RFP must be completed and delivered to the primary contact person
by the submission deadline. Late submissions will not be accepted and will be returned to the
Developer/Operator unopened. Preparation and delivery of the RFQ/RFP shall be at the
Developer/Operator's expense.
An RFQ/RFP submission shall be deemed received on the date and at the time officially
documented by the NHLC as having been received at the location designated above. The
NHLC accepts no responsibility for mislabeled mail or mail that is not delivered or
undeliverable for whatever reason. Any damage that may occur due to shipping shall be the
Developer/Operator's responsibility. Qualifications and Proposals transmitted by facsimile or
email will not be accepted.
All Qualifications and Proposal packages submitted in response to this RFQ/RFP must consist
of one (1) original (clearly marked as such) and ten (10) clearly identified copies of the
Qualifications and Proposal packages, including all required attachments, and one (1)
electronic copy of the Qualifications and Proposals in a searchable PDF format on flash drive.
In the Qualifications package, a separate, sealed envelope shall contain one (1) original
(clearly marked as such) and ten (10) copies of the Financial Information, and one (1)
electronic copy of the Financial Information in a searchable PDF format on a flash drive. The
Financial Information shall be clearly marked "FINANCIAL INFORMATION".
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