Vashington Marriott Markiz - Washington Marriott Marquis

Marriott Markiz Vashington, Kolumbiya
Vashington Marriott Marquis 01.JPG
Mehmonxonalar tarmog'iMarriott Hotels
Umumiy ma'lumot
ManzilQo'shma Shtatlar
Manzil901 Massachusets prospektida Nyu-York, Vashington, Kolumbiya
Koordinatalar38 ° 54′13 ″ N. 77 ° 01′29 ″ V / 38.903574 ° N 77.024654 ° Vt / 38.903574; -77.024654Koordinatalar: 38 ° 54′13 ″ N. 77 ° 01′29 ″ V / 38.903574 ° N 77.024654 ° Vt / 38.903574; -77.024654
Ochildi2014 yil 1-may
EgasiQuadrangle Development Corporation va Kaptoshni rivojlantirish
MenejmentMarriott International
Texnik ma'lumotlar
Qavatlar soni18 (erdan 14, erdan 4)
Loyihalash va qurish
Me'morKuper Karri va tvsdesign;
BBGM (ichki)
Boshqa ma'lumotlar
Xonalar soni1175 xona
Suite soni49 ta suit
Avtoturargoh400
Veb-sayt
Marriott Marquis DC

Marriott Markiz Vashington, Kolumbiya hashamatdir mehmonxona joylashgan Massachusets prospektida NW, ichida Nyu-York, Vashington, Kolumbiya, Qo'shma Shtatlar. Mehmonxona ulangan Valter E. Vashington Kongress Markazi 9-chi ko'chadan NWga er osti konkursi orqali.

Vashington Marriott Marquis ko'chada joylashgan Uolter E. Vashingtondagi Kongress markazida qatnashuvchilarni turar joy bilan ta'minlash uchun va kichikroq, ko'p qirrali yig'ilish xonalari bilan konvensiya markazini ko'paytirish uchun mo'ljallangan "konvensiya markazining bosh qarorgohi" hisoblanadi. Mehmonxonada 100000 kvadrat metr (9300 m) bor2) 30000 kvadrat metrni (2800 m) o'z ichiga olgan yig'ilish xonasi maydoni2) asosiy zal va ikkita kichikroq 10,800 kvadrat metr (1000 m.)2) zallar. Binoning tepasida 18,800 kvadrat metr (1750 m) joylashgan2) shisha bilan o'ralgan pentxaus va 5200 kvadrat metr (480 m)2) tashqi hodisalar uchun teras.

Mehmonxona egasi Kaptoshni rivojlantirish, Kolumbiya okrugi, ING Clarion ko'chmas mulk sarmoyasi, Marriott International va Quadrangle Development Corporation. Operator - Marriott International. U 2014 yil 1 mayda ochilgan bo'lib, uning 1175 xonasi (49 ta suitni o'z ichiga oladi), ko'p qavatli atriumli vestibyul va birinchi qavatda to'rtta ovqatlanish punkti mavjud. Mehmonxonada erdan 14 ta qavat, quyida esa to'rt qavat bor.

Yangi konferentsiya markazi

The Vashington Kongress Markazi, Vashingtonning ikkinchi anjuman markazi, 1982 yil 10 dekabrda ochilgan.[1] Ammo atigi sakkiz yil o'tgach, ushbu inshootning kichikligi va konvensiya markazlari qurilishining butun mamlakat bo'ylab jadal sur'atlarda olib borilishi 285,000 kvadrat metrni (26,500 m) tashkil qildi.2) biznesning keskin pasayishini ko'rish uchun konvensiya markazi.[2] 1990 yil may oyida shahar 2,3 million kvadrat metrlik (210 000 m) 685 million dollarlik yangi rejalarini e'lon qildi.2) konferentsiya markazi.[3] Yangi uchun zamin buzildi Valter E. Vashington Kongress Markazi 1998 yil 2 oktyabrda va 2003 yilda ochilgan.[4]

Taklif etilgan konferentsiya markazining bosh qarorgohi

Maslahatchi tadqiqotlari

1998 yilda Valter E. Vashington Kongress Markazining poydevorini buzish ko'pchilikni "konferentsiya shtab-kvartirasi mehmonxonasi" kerak degan xulosaga keldi.

Yangi anjumanlar markaziga yaqin bir nechta mehmonxonalar bo'lganligi sababli, "anjumanning shtab-kvartirasi mehmonxonasi" ga ehtiyoj erta paytdanoq favqulodda deb hisoblangan. 1999 yil may oyida Monument Realty 51000 kvadrat metr (4700 m) ga 1000 xonali konferentsiya bosh qarorgohini qurishni taklif qildi.2) Nyu-York Avenue NW, K Street NW va 10 Street NW bilan chegaralangan uchburchak uchastkada egalik qildi.[5] Yodgorlik mehmonxonani 206 million dollarga tushishini taxmin qilgan. Korxonani foyda keltirishi uchun xarajatlarni 169 million dollarga kamaytirish kerak. Monument 57,3 million dollar qidirdi soliqni oshirishni moliyalashtirish (TIF), lekin hech qachon mablag 'uchun shahar tomonidan tasdiq olmagan.[6] 2000 yil oktyabr oyi oxirida Monument Realty posilkani 43,2 million dollarga sotdi Boston Properties.[7] (901 Nyu-York avenyu saytida qurilgan.) 1999 yilning kuzida, 9-chi uydagi Vashington Renaissance mehmonxonasi va I Streets NW konferentsiya shtab-kvartirasi mehmonxonasiga kengayish uchun 25 million dollar TIF pul talab qildi. Ammo shahar ma'murlari TIFni moliyaviy jihatdan foydali qilish uchun soliq tushumiga olib kelmaydigan katta xavf mavjudligini aytib, ushbu talabni rad etishdi. DC maslahatchisi Jek Evans Washington Renaissance mehmonxonasiga TIF mukofotini berish to'g'risidagi qonunchilikni kiritdi,[8] ammo u o'tmadi va mehmonxona egasi kengayish sodir bo'lgan erni sotdi.[9]

Kongress markazining bosh qarorgohi iqtisodiy jihatdan maqsadga muvofiqligini hal qilish uchun 2000 yilda ikkita tadqiqot o'tkazildi. Birinchidan, shahar Chikagodagi C.H. firmasi tomonidan tadqiq o'tkazildi. Jonson konsalting kompaniyasi. Jonson tomonidan olib borilgan tadqiqotlar shuni ko'rsatdiki, mehmonxonalarning 71 foiz bandligini va 1500 xonada bir kecha uchun o'rtacha 215 dollarni tashkil qilganini, birinchi yilda 135 million dollar yalpi daromad keltirishi, natijada 34 million dollarlik defitsitga olib kelishi mumkin. Shunga qaramay, Jonson tadqiqotida yangi konvensiya markazining kattaligi, eng katta mehmonxonagacha bo'lgan masofa (qariyb 3,2 km) va yaqin atrofdagi mehmonxonalarning kichikligi hisobga olinib, konferentsiya shtab-kvartirasi mehmonxonasi "zarur tarkibiy qism" deb nomlangan. Jonson tadqiqotida mehmonxonaning shahardagi boshqa korxonalarga iqtisodiy ta'sirini hisobga olishga harakat qilinmadi. Tomonidan yana bir tadqiqot PricewaterhouseCoopers, tomonidan buyurtma qilingan Vashington konvensiyasi va sport ma'muriyati (WCSA), konvensiya markazi to'rtinchi yil faoliyatida shaharning mavjud mehmonxonalari sig'dira oladiganidan 55,500 ko'proq xonani talab qiladi. Vaqt o'tishi bilan, PricewaterhouseCoopers, yangi konvensiya markazi yiliga 500 ming xonaga mo'ljallangan kecha uchun talab yaratadi. Shu bilan birga, tadqiqotlar shuni ham ogohlantirdiki, har qanday anjumanning shtab-kvartirasi o'z biznesining katta qismida anjumanga bag'ishlangan yig'ilishlarga tayanib, uni shahardagi kichik mehmonxonalar bilan raqobatlashtirib qo'yishi kerak.[10]

Yangi mehmonxona uchun takliflar uchun so'rov

2000 yil noyabrga kelib, xususiy ishlab chiquvchilar va shahar tomonidan o'tkazilgan munozarada anjumanning bosh qarorgohini qurish kerakmi, lekin uning hajmi qancha bo'lishi kerakligi to'g'risida kamroq fikr yuritildi. Yangi mehmonxonaga 1200 dan 1500 gacha xona va kamida 80000 kvadrat metr (7400 m) kerak edi2) yig'ilish xonasi maydoni. Shuningdek, u yangi anjumanlar markazidan piyoda yurishi kerak edi. 400 million dollarlik mehmonxonani quyidagi joylarda qurish moliyaviy jihatdan foydali ekanligini aniqlash uchun shahar konsalting firmasini yolladi: eski anjumanlar markazi, Massachusets shtatidagi Avenyu NW yoki Nyu-York Avenyu NW bo'ylab. Bir nechta yirik mehmonxona operatorlari yangi mehmonxonani qurishga, shu jumladan Hyatt va Marriott zanjirlari.[11] Biroq, o'sha paytda qo'shimcha choralar ko'rilmadi.

Olti oydan so'ng, 2001 yil aprel oyida, Shahar hokimi Entoni A. Uilyams chiqarganligini e'lon qildi takliflar uchun so'rov (RFP) eski anjuman markazi joylashgan joy yaqinida 1100 xonali, 200 million dollarlik konferentsiya shtab-kvartirasini qurish uchun. Uilyams xususiy ishlab chiqaruvchilardan mehmonxona uchun xususiy saytlarni taklif qilishni so'radi. Agar xususiy sayt mavjud bo'lmasa, Uilyams mehmonxonani eski anjuman markazi joylashgan joyda qurishni taklif qildi (garchi konsultantning hisobotida ushbu saytni rivojlantirish salohiyatini cheklash mumkin bo'lsa ham). Uilyams taklif bo'yicha qaror yil oxirigacha qabul qilinishini aytdi va shahar mehmonxonani moliyalashtirishni subsidiyalash imkoniyatini ochiq qoldirdi. Ko'chmas mulk ishlab chiqaruvchisi Kingdon Gould III 85000 kvadrat metrga (7900 m) mehmonxona qurishga tayyorligini aytdi2) u Massachusets shpalasi NW va 9-chi ko'chasi NW burchagida egalik qilgan. Xuddi shunday, ishlab chiquvchi Duglas Jemal 7 Street Street va New York Avenue NW-da egalik qiladigan saytni taklif qildi.[12]

1000 plyusli xona mehmonxonasi uchun to'rtta taklif (hozirda 300 million dollar turadi) 2001 yil avgustgacha taqdim etilgan. Ularga quyidagi takliflar kiritilgan:

  • Hilton Hotels & Resorts, Duglas Jemal va Landmark Organisation Inc. (joylashgan rivojlanish kompaniyasi Ostin, Texas ) 7-chi ko'chaning shimoliy-sharqiy burchagida va Nyu-York prospektida NW mehmonxonasi uchun
  • Massachusets shpalining shimoliy qismida joylashgan NW 4 va 5-ko'chalari o'rtasida joylashgan mehmonxona uchun Onyx International
  • Monument Realty, 4 va 5-ko'chalar NW o'rtasida K Street NW-da joylashgan mehmonxonaga
  • Marriott International va Kingdon Gould III, 9-chi ko'chada mehmonxona uchun, NW ko'chasi va Massachusets shtati NW o'rtasida.

Shahar takliflar bo'yicha qaror qabul qilish uchun 2001 yil dekabr oyiga qadar muddat belgilagan.[13]

Kongressning bosh qarorgohi uchun mukofot 2002 yil oktyabr oyida Marriott International-ga topshirildi 11 sentyabr hujumlari Vashingtonda jiddiy iqtisodiy tanazzulga olib keldi, bu shaharning RFP to'g'risidagi qarorini bir yildan ko'proq muddatga kechiktirishga olib keldi.[14] Mukofot 2002 yil 29 oktyabrgacha berilmadi. Hokimlik ma'muriyatning ta'kidlashicha, shahar loyihani TIF tomonidan moliyalashtirishi mumkin, hozirda u 1500 xona, 90 000 kvadrat metr (8400 m) bo'lishi kerak.2) yig'ilish xonasi maydoni, qiymati 500 million dollar va 2006 yil oxiri yoki 2007 yil boshida ochilgan. Marriott / Gould taklifi er uchastkasining kattaligi, konvensiya markazi yaqinidagi joy va sheriklarga tegishli bo'lgan er maydoni tufayli tanlangan. . Shahar ma'murlari TIF obligatsiyalarini sotish va mehmonxonaga egalik qilish uchun notijorat tashkil etish to'g'risida Kengashdan qonunchilikni so'rashni niyat qilganliklarini aytdilar. Marriott ushbu mehmonxonaga egalik huquqini yaratish uchun 24 million dollarlik obligatsiyalarni sotib olishini aytdi. JBG kompaniyalari. Obligatsiyalar bo'yicha foizlarni oqilona ushlab turish uchun shahar TIF obligatsiyalari bo'yicha foizlarni to'lash uchun mehmonxona yetarli daromad keltirmagan taqdirda, shuningdek, 19 million dollarga qadar umumiy savdo solig'i tushumini yo'naltirish vakolatiga murojaat qilishini aytdi.[15]

Dastlabki moliyalashtirish bo'yicha taklif

DC meri Entoni Uilyams (rasmda) Vashington Marriott Markizining qurilishiga olib boruvchi jarayonni 2001 yil aprel oyida RFP berish orqali boshladi.

Shahar TIFni moliyalashtirish bo'yicha taklif munozarali edi. Charlz V.MakMillion (biznes-konsalting firmasi MBG Information Services bosh iqtisodchisi) kabi tanqidchilar, konferentsiyaning shtab-kvartirasi shahar bo'ylab mehmonxonalar xonalari stavkalariga bosimni kamaytirish va tashrif buyuruvchilarni mahalliy restoranlardan uzoqlashtirish orqali savdo solig'i tushumini pasayishiga olib keladi. va chakana savdo korxonalari. Kongressning shtab-kvartirasi mehmonxonasi, tanqidchilarning ta'kidlashicha, yo'qolgan savdo solig'i tushumini to'ldirish uchun etarli tashrif buyurishmaydi. Boshqa mehmonxonalar zanjirlari rahbarlarining aytishicha, shaharni moliyalashtirish bo'yicha bitim yiliga 40 dan 48 million dollargacha sotiladigan soliqdan tushumni rejalashtirgan, ammo yanada oqilona hisob-kitob yiliga 25 milliondan 30 million dollargacha bo'lgan. Shahar rasmiylari 2000 yilda o'tkazilgan ikkita tadqiqotga ishora qilib, turli xil xulosalarga kelishdi va konferentsiya markazi katta uchrashuvlarni bron qilganlarga shtab-kvartirasi 2007 yilgacha ochilishini va'da qilganini ta'kidladilar. Mehmonxonasiz bu guruhlar butunlay bekor qilishi mumkin, dedi ular.[10]

2003 yil 29 martda 600 million dollarlik Valter E. Vashington Kongress Markazi rasman ochildi.[16]

Shahar TIF taklifini ishlab chiqishi uchun bir yildan ko'proq vaqt ketdi. 2003 yil 16 dekabrda meriya nihoyat Kengashdan soliqlardan ozod qilingan zayomlarni chiqarish va 1 milliard dollar qarz berish huquqiga ega bo'lgan notijorat tashkilotni tashkil qilishni so'radi. Rejaga ko'ra, obligatsiyalarning 460 million dollari konferentsiya shtab-kvartirasi mehmonxonasini qurishga sarflanadi. (Shahar aytdi Tishman Urban Development Corp. (JBG Cos. emas, balki mehmonxonani quradi.) Qolgan obligatsiyalar emissiyasi konventsiya markazining ancha past foiz stavkalaridan foydalanish uchun mavjud qarzini qayta moliyalashtiradi. Qarzlar to'plami, meriyaning ta'kidlashicha, obligatsiyalarni chiqarilishini investorlar uchun yanada jozibador qildi, chunki bu bir emas, balki ikkita sub'ektning daromadlari bilan ta'minlandi. Obligatsiyalarning Wall Street tomonidan qabul qilinishini yanada ta'minlash uchun shahar TIF mehmonxonasi foizlarni qoplamagan taqdirda, obligatsiyalar foizlarining bir qismini umumiy savdo solig'i tushumi bilan kafolatlashga rozi bo'ldi.[17]

Mehmonxonada o'tirish

Mariani munozarasi

Shahar hokimi va shahar kengashi 2004 yil mart oyida TIF bitimi bo'yicha muzokaralarni davom ettirmoqdalar, ammo ikkalasi ham may oyigacha qonun qabul qilishiga umid qilishdi. Hatto Ko'rgazma sanoatini o'rganish markazi Bosh ofisning mehmonxonasi anjuman markazining muvaffaqiyati uchun muhim ahamiyatga ega ekanligini aytdi, shahardagi boshqa mehmonxonalar tomonidan konvensiya markazi qurilishini oqlash uchun etarli xonani yaratmaganligi xavotirga tushdi.[18] Vashington Post biznes kolumnisti Stiven Pirlshteyn 2004 yil aprelida shubhali shahar tomonidan moliyalashtiriladigan bunday katta mehmonxona, konvensiya markazini daromadli qilish uchun haqiqatan ham kerak bo'lsa, so'roq qilingan. Pearlstein, faqat xususiy moliyalashtirish hisobiga qurilgan ikkita 500 xonali mehmonxonalar etarli bo'lishini ta'kidladi.[19]

DC shahar kengashi raisi Linda V.Kropp anjumanning shtab-kvartirasini eski anjuman markazi joylashgan joyga qo'yish uchun bir yil davom etgan mag'lubiyat kurashini olib bordi.

2004 yil aprel oyida DC shahar kengashi konferentsiya shtab-kvartirasi eski anjuman markazi o'rnida qurilishi kerakligi to'g'risida bahslasha boshladi. Ushbu taklif mahalliy me'mor Ted Marianidan kelib chiqqan bo'lib, u yangi konvensiya markaziga tunnel bilan bog'langan keng majlislar zali bo'lgan 1500 xonali mehmonxona qurishni taklif qildi. Mariani shahar kengashining bir nechta a'zolarini bu yerdan eng yaxshi foydalanish deb ishontirdi.[20] (Pearlstein, kengashning harakati qisman o'tgan yilgi muzokaralarda "chetda qolganligi sababli" qabul qilingan deb taxmin qilmoqda).[19] Uilyams ma'muriyati Marianining rejasiga keskin qarshi chiqdi.[20] Keyingi bir oyda Uilyams ma'muriyati a'zolari va shahar kengashi xodimlari Marianining taklifini muhokama qilish uchun uchrashdilar.[21] Djo Sternlib, boshlig'i Shahar markazida biznesni takomillashtirish tumani; Jeyms A. Jemison, shahar merining rejalashtirish bo'yicha yordamchisi; va shaharni rivojlantirish bo'yicha maslahatchisi Ron Kaplan kengash xodimlari bilan haftasiga uch marta, kuniga ikki-uch soat davomida uchrashib, iyun oyining oxiriga qadar kengash bitimni ma'qullaguncha, mehmonxonaga va ba'zi uchrashuv joylariga rozi bo'lishni taklif qildi. Ammo Kengash raisi Linda V. Kropp va Kengash a'zosi Jek Evans (sayt uning bo'limida joylashgan) ham Mariani rejasini ma'qullashdi.[21] 2004 yil 15-iyulda ikki tomon mavjud Uilyams rejasini davom ettirish to'g'risida kelishuvga erishdilar.[22] Biroq, ba'zi shahar kengashlari a'zolari va WCSA bu kelishuvga qarshi chiqishdi. Bir oz oldinga borgan holda, WCSA konventsiyalar, Sports & Leisure International (CSIL) konsalting firmasidan eski anjumanlar markazini o'rganishni buyurdi. WCSA hisobot 2004 yil avgust oyida tayyor bo'lishini aytdi.[22]

WCSA hisoboti

CSIL hisoboti 2004 yil oktyabr oyida yakunlandi. Vakolat maslahatchining 2004 yil 13 oktyabrdagi hisobotini qabul qilish uchun ovoz berishi kerak edi, ammo shahar meri Uilyams bu masalani hal qilish uchun muzokaralar olib borish uchun ko'proq vaqt so'raganidan keyin ovoz berishni kechiktirdi.[23] Ertasi kuni Cropp shaharning mehmondo'stlik sohasi tomonidan qo'llab-quvvatlanib, yana eski anjuman markazi joylashgan joydan 450 million dollarlik 1500 xonali anjumanning bosh qarorgohi uchun foydalanishni taklif qildi.[24] Ikki tomonning fikri yopiq bo'lib tuyulganida, mahalliy ishlab chiqaruvchi va shahar qurilish sanoati assotsiatsiyasining sobiq prezidenti Greg Fazakerley oktyabr oyining oxirida ikki tomonning kelishuvga kelishida yordam berish uchun qadam qo'ydi. WCSA keyin maslahatchining hisoboti bo'yicha ovoz berishni 4-noyabrga tayinladi.[25]

WCSA yana ovoz berishni dekabrgacha kechiktirdi, ammo 4 noyabrda CSILning hisobotini tortishuvdagi boshqa tomonlarning bosimi ostida e'lon qildi.[23] Hisobotda potentsial anjumanning bosh qarorgohi joylashgan oltita sayt hamda moliyalashtirish imkoniyatlari tahlil qilindi.[23] 3 dekabr kuni WCSA kengashi Uilyams saytini yoqlab ovoz berdi, ammo mehmonxonani Nyu-York prospektidagi NW ko'chasida joylashtirishni o'rganishni davom ettirishini aytdi.[26] WCSA uchinchi variant mehmonxonani eski anjumanlar markazining shimoli-sharqiy burchagida qurish bo'lishini aytdi.[26] Cropp WCSA-ning harakatlaridan norozi edi,[26] va shahar kengashi TIF rejasi bo'yicha harakatlarni qoldirishni davom ettirdi.[27]

Yig'ilish masalasi bo'yicha qaror

Mojaroni hal qilish 2005 yil iyun oyida, bir yildan ko'proq vaqt kechiktirilgandan so'ng qabul qilindi. 2005 yil aprel oyiga qadar shahar kengashining aksariyati Uilyams taklifini qo'llab-quvvatlash uchun kelishdi va kengash Uilyams rejasini 4 mayda tasdiqlashni rejalashtirdi.[28] Ammo Cropp, qonun loyihasi shahar hokimiga konferentsiya shtab-kvartirasi qaerda barpo etilishi to'g'risida mutlaqo o'z ixtiyori berganini ta'kidlab, ovoz berishni to'xtatishga ishontirdi.[29] Uilyams 24 may kuni qayta ko'rib chiqilgan shartnomani taqdim etdi,[30] va kengash bir ovozdan[31] 2005 yil 6 iyunda eski anjumanlar markazini qayta qurish rejasini tasdiqladi.[32] Shartnomada aytilishicha, 120 000 kvadrat metr (11000 m.)2) eski anjumanlar markazining shimoli-sharqiy burchagidagi erlar mulk bilan nima qilish kerakligi to'g'risida kengash qaroriga qadar ishlab chiqilmagan bo'lib qoladi. Rejaga ko'ra, kengash, shuningdek, konferentsiya shtab-kvartirasi joylashgan joyni istalgan vaqtda o'zgartirish huquqini saqlab qoldi.[32]

Ko'proq er olish

Pipefitters binosini sotib olish

2005 yil avgust oyida WCSA tomonidan sotib olingan Pipefitters shtab-kvartirasi boshqa ishlab chiqaruvchiga afzal ko'rilgan maydonda er egasi bo'lishining oldini olishga yordam berdi.

2005 yil avgust oyida Filadelfiyadagi "Lubert-Adler Management" ko'chmas mulkni rivojlantirish kompaniyasi tomonidan 0,5 gektar maydonni (2000 m) sotib olish uchun 30 million dollar taklifi masalani yanada murakkablashtirdi.2) 9-chi ko'chadan NW va Massachusets prospektidan NW burchagidagi er uchastkasi. Ushbu er a kasaba uyushmasi, Santexnika va quvurlarni o'rnatish sanoatining sayohatchilari va o'quvchilarining birlashgan uyushmasi (Pipefitters) va uyushma 90 yillik tarixiy shtab saytni egallab oldi. Marriott, Guld va shahar Pipefittersni mehmonxonalarni rivojlantirish uchun o'z binolarini sotishga ishontirishga umid qilishdi. Lyubert-Adler sotib olishining oldini olish uchun WCSA Pipefitters mulkiga 900 ming dollar miqdorida depozit qo'ydi va tarixiy bino buzilmasdan emas, balki yangi mehmonxonaga qo'shilishini va'da qildi.[33] 22 avgustda Pipefitters o'zlarining 145000 kvadrat metrini (13500 m) sotishga kelishib oldilar2) 30 million dollar evaziga WCSA-ga jo'natma.[34][35] Ushbu savdo Uilyams tomonidan afzal ko'rilgan saytning jozibadorligini sezilarli darajada kuchaytirdi.

Kongressning bosh qarorgohi taklifi 2005 yil 11 sentyabrda CSILning ikkinchi hisobotida 1007 kvadrat metr (9300 m) bo'lgan 417 million dollarlik 1200 xonali mehmonxona degan xulosaga kelganida katta turtki bo'ldi.2) yig'ilish maydoni va 600 to'xtash joyi moliyaviy jihatdan foydali bo'ladi. CSIL eski anjumanlar markazida qurilgan mehmonxonani qurish uchun 12 oydan 15 oygacha ko'proq vaqt ketishini va uning narxi 12 million dollarga tushishini aytdi.[36] Hisobot eski anjuman maydonida qurishga qaratilgan har qanday boshqa urinishlarni bekor qilgani ko'rinib turibdi.

Gouldni almashtirish

Eski konvensiya markazining shimoli-sharqiy burchagida uchastka, Kingdon Gould III nihoyat 2007 yil noyabrida er almashinuvida qo'lga kiritdi

Uilyams sayti uchun kengash tasdiqlagandan so'ng, shahar va Kingdon Gould III Guldning erlari bo'yicha muzokaralarda qulflanib qolishdi, bu hal qilish uchun ikki yilga yaqin vaqt ketadi. Muzokaralar sababi aniq emas. Gould Marriottning mehmonxonani qurish haqidagi dastlabki taklifiga qo'shildi va bu uchun o'z eridan foydalanishga tayyor ko'rinardi. Ammo 2002 yil oktyabr va 2006 yil yanvar oylari o'rtasida biron bir vaqt ichida konferentsiya shtab-kvartirasi mehmonxonasini xususiy moliyalashtirishni juda ko'p mulk egalari bilan olish mumkin emasligi aniq bo'ldi.[37] Gould eng kichik mulk egasi bo'lgan va loyihani amalga oshirishda kapitalni ta'minlamagan, bu uning erini olish bo'yicha muzokaralarga olib kelgan.

Dastlab, shahar va Gould ikkita variantni muhokama qildilar: Guldning erini to'g'ridan-to'g'ri sotib olish yoki Guldga o'z erini boshqa shaharga tegishli erga almashtirishga ruxsat berish.[38] Ikki tomon er almashish bo'yicha kelishuvga erishdilar, ammo Guld uning kontseptsiyasi qadimgi konvensiya markazining shimoliy-sharqiy burchagidagi shahar egasiga (75,9 million dollarga) qaraganda qimmatroq (72,6 million dollarga baholanmoqda) degan bahsdan so'ng to'xtab qoldi.[35] Bundan tashqari, Guld eski anjumanlar markazida rayonlashtirishni o'zgartirmoqchi edi. Shaharlarni rayonlashtirish to'g'risidagi qonunlar asosida 200 ta uy-joy qurilishi kerak edi.[39] Gould ushbu reglament uchun voz kechishini kafolatlashni xohlamoqda.[40]

2006 yil 26-yanvarda Guld 9-chi ko'chaning janubi-sharqiy burchagida va Massachusets shtati NW ning janubi-sharqiy qismida 1,5 gektarlik (0,61 ga) uchastkani eski anjuman markazi joylashgan shaharchaga o'xshash o'lchamdagi maydonga almashtirishga rozi bo'ldi.[34][38][41] Shartnomada, shuningdek, qisman shahar eski konvensiya markazida hududlarni cheklash qoidalariga o'zgartirish kiritishga intilishi aytilgan.[42] Ikki tomon imzolagan niyat xati ham Gould kompaniyalaridan birini amalga oshirdi[43] yangi konferentsiya shtab-kvartirasida joylashgan avtoulov garajining menejeri va agar shahar almashtirishni yakunlash uchun tezda harakat qilmasa, kechiktirilgan to'lovlarni o'z ichiga olgan.[39] Uilyams tomonidan afzal ko'rilgan sayt rejalashtirilgan mehmonxona uchun etarli bo'lmaganligi sababli va ushbu hududdagi shaharlarga qarashli uchastkalar bir-biriga yaqin bo'lmaganligi sababli, Guldning almashinuvi egalari kamroq bo'lgan birlashtirilgan saytni yaratdi.[34]

2007 yil fevralga kelib, er almashish to'g'risidagi bitim hali ham yakunlanmagan edi. Hududiy o'zgartirishlar ro'y bergani yo'q, garchi shahar rasmiylari kelishini va'da qilgan bo'lsalar ham. Avtoturargohlarni boshqarish bo'yicha ham kelishuv imzolanmagan. Shahar mehmonxonani ishlatish bilan shug'ullanishdan bosh tortdi va Guldga Marriott bilan avtoulovni boshqarish uchun muzokaralar olib borishni maslahat berdi. Uzoq muzokaralar shaharni Gouldga 2,2 million dollar to'lashini talab qiladigan kechiktirilgan to'lovlarni keltirib chiqardi. Bu ham almashinuvni kechiktirdi, chunki 1 million dollardan yuqori to'lovlarni to'lash uchun shahar kengashi ma'qullashi kerak edi.[39] Sentyabr oyida Guld va shahar jamoatchiligi bir-birini bitimni to'xtatishda ayblashdi.[37]

Gould bilan erlarni almashtirish to'g'risidagi bitim 2007 yil 1 noyabrda shahar kengashi tomonidan tasdiqlandi.[44] Mahalliy rayonlashtirish qoidalarini o'zgartirish uchun 22 oy kerak bo'lgan, shuning uchun Gould yangi saytda uy-joy qurishdan ozod qilingan.[44]

Turli xil boshqa er uchastkalari

Shahar mehmonxona saytining boshqa qismlariga ham huquqni olishda muammolarga duch keldi. 2007 yil boshida 9-chi va L ko'chalarida joylashgan ikkita kichik posilka egalarining qo'lida qolmoqda. Garchi shahar o'zining taniqli domen vakolatlaridan foydalanishi mumkin bo'lsa ham (2006 yil iyun oyida tasdiqlangan),[45] buning o'rniga u erning narxi to'g'risida muzokaralar olib bordi. Ushbu muzokaralar qariyb ikki yil davom etdi.[39] 2006 yil dekabrigacha shahar o'zining taniqli domen vakolatlarini erni ta'minlash uchun ishlatgan.[46]

Birinchi moliyalashtirish to'plami

2005 yil iyun oyida bo'lib o'tgan yig'ilish rejasini kengash tasdiqlagach, kengashga shtab-kvartiraning mehmonxonasini moliyalashtirish paketini tasdiqlash uchun bosim o'tkazildi. Ammo bu masala bo'yicha ozgina harakat bilan, Marriott va RLJ Development (rivojlanish fondi milliarder kabel ijro etuvchi to'siq fondi egasiga tegishli) Robert L. Jonson ) 2005 yil 11 sentyabrda ular mehmonxonani xususiy ravishda moliyalashtirish va shahar kengashidan butunlay qochish rejasi ustida ishlayotganliklarini aytdilar.[36] Ammo hech qanday xususiy moliyalashtirish amalga oshmadi.

2006 yil fevral oyida shahar meri Uilyams konferentsiya shtab-kvartirasi mehmonxonasini davlat tomonidan moliyalashtirish bo'yicha uch yillik taklifini shahar kengashiga qayta topshirdi. Mehmonxonaning narxi hozirda 650 million dollarni tashkil etishi bilan, Uilyams shahardan WCSA kompaniyasiga 187 million dollarlik TIF obligatsiyalarini sotishni so'radi, bu esa o'z navbatida o'z daromadlari va TIF daromadlari asosida WCSA obligatsiyalarini sotadi. WCSA o'z obligatsiyalar sotuvidan foydalanib, mehmonxona qurilish xarajatlarining 187 million dollarini to'laydi, qolgan qismi esa Marriott va RLJ Development tomonidan xususiy moliyalashtiriladi. Uilyamsning taklifi, shuningdek, jamoat mulki bo'lgan erlarni Marriott va uning sheriklariga 99 yilga 37 million dollarga ijaraga berdi. Ushbu bitim Marriottga 10000 kvadrat metr (9300 m) bo'lgan 1443 xonali mehmonxona qurishga ruxsat berdi2) yig'ilish maydoni va 600 to'xtash joyi. Bundan tashqari, Marriott WCSA-ga 50,000 kvadrat metr (4600 m) qurishga ruxsat beradi2) saytdagi yig'ilish markazi. (WCSA ushbu markazni WCSA obligatsiyalari sotuvidan alohida moliyalashtirishini aytdi.) Garchi shahar bosh moliya xodimi Natvar Gandi mehmonxonaning TIF ehtiyojlarini qondirish uchun etarli soliq tushumiga ega bo'lishiga shubha qilgan bo'lsa-da, Marriott maslahatchisi MuniCap mehmonxonaning 44,2 million dollarlik soliq daromadi olishini taxmin qildi. tugallangandan bir necha yil o'tgach. Qurilishning 2008 yilgacha boshlanishini ta'minlash uchun qonunchilikda ham mavjud edi taniqli domen shahar, u hali sotib olmagan uchastkada ikkita kichik mulkka egalik huquqini olishga imkon beruvchi til.[35]

Ushbu moliyalashtirish paketini tasdiqlash nisbatan tezkor edi. 2006 yil iyun oyida kengash Uilyamsning taklifini qabul qildi. Faqat 135 million dollarlik TIF obligatsiyalari ma'qullandi, ammo taniqli domen shartlari taqdim etilganidek kiritildi.[45]

2006 yil noyabr oyida, Adrian Fenty Entoni Uilyams uchinchi marotaba prezidentlik lavozimini qidirishdan bosh tortgandan so'ng, Vashington shahar hokimi etib saylandi. Fenty 2007 yilning yanvarida o'z lavozimiga qasamyod qildi.

Ikkinchi moliyalashtirish paketi va qurilish shartnomasi

Moliyaviy hayot va moliyalashtirish masalalari

Kongress markazining bosh qarorgohi mehmonxonasining hayotiyligi to'g'risida xavotirlar yana 2007 yilda sodir bo'ldi. Vashingtonda (DC) anjumanlar uchun mehmonxonalarni bron qilish 2006 yilda 13 foizga kamaydi va taxminlarga ko'ra 2007 yilda yana 24 foizga va 2008 yilda 29 foizga pasaygan, bu esa ushbu ehtiyojni shubha ostiga qo'yadi. bosh ofis mehmonxonasi uchun.[47] Yilda Baltimor, Merilend, 2006 yilda tasdiqlangan anjumanlar markazining bosh qarorgohi mehmonxonalar anjumanlarni bron qilishni ko'paytirmadi. Bundan tashqari, Gaylord ko'ngilochar kompaniyasi binosida 2000 xonali mehmonxona va majlislar majmuasini qurayotgan edi Gaylord National Resort & Convention Center yilda Merilend shtatidagi shahzoda Jorj okrugi, faqat shahar chizig'i bo'ylab. Gaylord majmuasi, Vashington Post aytilganidek, biznesni taklif qilingan shahar anjumanining bosh qarorgohi mehmonxonasidan uzoqlashtirishi mumkin edi.[39] Ushbu ishlanmalarni ko'rib chiqib, professor Xeyvud Sanders davlat boshqaruvi da San-Antoniodagi Texas universiteti "Mehmonxonaga joylashish uning [Valter E. Vashington Kongress Markazi] faoliyatini yaxshilaydigan kafolat emas" degan xulosaga keldi.[47] Ammo boshqalar konferentsiya shtab-kvartirasi mehmonxonasiga ehtiyoj borligini himoya qilishdi. Kongress markazi rasmiylari va Washington Convention & Tourism Corp. (shaharda anjumanlar va turizmni targ'ib qiluvchi notijorat guruh) prezidenti va bosh ijrochi direktori Uilyam Xanberi, bronlarning pasayib ketishini shtab-kvartirada mehmonxonaning yo'qligi bilan izohladilar. Xanberi konvensiya biznesining yo'qotilishini 200 million dollarga baholagan.[39] Bundan tashqari, Vashington Post shahardagi mehmonxonalar hali ham juda yuqori bo'lganligi sababli, kam sonli mehmonxonalar konvensiyalarga odatdagidek katta chegirmalar berishga tayyor bo'lishgan. Bu ham anjumanlar markazlarini zahiraga solmoqda.[47]

Boshqa masalalar mehmonxonaning narxini ko'tarish va uning yashash imkoniyatlarini shubha ostiga qo'yish bilan tahdid qildi. Har kuni kechqurun konvensiya ishi uchun mehmonxonada qancha xonani ajratish kerakligi haqidagi yangi nuqta. Marriott va uning moliya bo'yicha sheriklari konvensiya biznesiga ajratilgan xonalarni kamroq bo'lishini istashdi, shunda uning operatsion chegaralari yuqori bo'lishi kerak edi. Marriott shuningdek, bir nechta katta bal zallarini emas, balki bir nechta o'rta kattalikdagi yig'ilish xonalarini qurmoqchi edi. Bir necha oy davom etgan muzokaralarga qaramay, 2007 yil fevraliga qadar ushbu masalalarda kelishuvga erishilmagan edi. Biroq, ikki tomon mehmonxonaning er osti qismi 75000 kvadrat metrni (7000 m) o'z ichiga olishi to'g'risida kelishib oldilar2) kamida bitta bal zalini va bir nechta yig'ilish xonalarini o'z ichiga oladigan yig'ilish markazi. Uzoq muzokaralar, RLJ Development rahbarlarining so'zlariga ko'ra, katta xarajatlarga olib keldi va Marriott va uning sheriklari ko'proq davlat pullarini so'rashlariga olib kelishi mumkin edi.[39] Ammo muzokaralar qurilishga to'sqinlik qilmaganga o'xshaydi. Mehmonxonada qurilish 2010 yil boshida 2011 yil oxirida ochilishi kerak edi.[39]

Mehmonxonaga bo'lgan ehtiyoj haqida savollarga qaramay, 2007 yil fevral oyiga qadar xususiy moliyalashtirish amalga oshirildi. Marriott va RLJ Development Quadrangle Development Corporation ushbu loyihaga qiymati 550 million dollarga tushgan mehmonxonani moliyalashtiruvchi sherik sifatida qo'shilayotganini e'lon qildi. Shahar xiyobonlarni yopish, tarixiy binolarni saqlash, er ostidan 24 metr balandlikdagi qazish ishlari yoki hududlarni o'zgartirish uchun hech qanday ruxsatnoma bermagan bo'lsa ham, mehmonxonaga xususiy kapital qo'yilmalarining qo'shilishi ijobiy belgi sifatida qabul qilindi.[39]

Ko'proq davlat mablag'larini talab qilish

D.C.ning moliyaviy direktori Natvar Gandi mehmonxonani davlat tomonidan moliyalashtirish shaharning qarzdorligini buzishini ogohlantirdi. Keyinchalik u yakuniy moliyalashtirish paketini muhokama qilishda yordam berdi.

2008 yilda nafaqat mavjud moliyaviy bitimlar qulab tushdi, balki loyihaning xarajatlari ham oshdi. Ishlab chiquvchilar qo'shimcha ravishda davlat moliyalashtirishni so'rashganida, shaharning qarzdorligi cheklovi muzokaralarda rol o'ynay boshladi.

2007 yil fevral oyida RLJ Development mutasaddilari loyihani tasdiqlashdagi haddan tashqari kechikish katta xarajatlarga olib kelishi va Marriott va uning sheriklarini qo'shimcha ravishda davlat mablag'larini izlashga undashi mumkinligi haqida ogohlantirdilar.[39] Shahar moliya direktori Natvar Gandi 2007 yil iyun oyida ushbu loyiha shaharning ixtiyoriy qarzdorligini umumiy xarajatlarning 12 foizini buzish xavfi tug'dirishi haqida ogohlantirdi.[48][49] 2007 yil 23 martda Vashington Post shahar Marriottga loyiha uchun qo'shimcha soliqni oshirishni moliyalashtirishni taklif qilmasligini xabar qildi.[50]

Marriott qo'shimcha davlat moliyalashtirishni 2007 yil sentyabr oyi boshida so'radi. Ob'ekt narxi 750 million dollarga ko'tarildi va yomonlashgan iqtisodiy iqlim kamroq kredit olish imkoniyatini yaratdi. Marriott va RLJ Development kompaniyalari qo'shimcha mablag'larsiz mehmonxonadan foyda keltirmasligini aytdi. Bunga javoban kengash a'zosi Jek Evans (uzoq vaqtdan beri mehmonxonani qo'llab-quvvatlagan) shaharga loyihani bekor qilishni taklif qildi.[37][51]

Yakuniy qurilish shartnomasi

Loyihani saqlab qolish uchun Marriott mehmonxona hajmini kamaytirishga rozi bo'ldi. Ko'proq davlat mablag'larini jalb qilish to'g'risidagi talabdan ko'p o'tmay, tuman Marriottdan xona sonini taxminan 1000 ga qisqartirish orqali ob'ekt narxini kamaytirishni so'radi.[37] Marriott atigi 1150 xona qurishga va er osti bal zalini va yig'ilish maydonchasini yo'q qilishga rozi bo'ldi (taxminan 100 million dollar tejash).[52] Marriott va shahar, shuningdek, konvensiya biznesi uchun ajratilgan xona bo'yicha kelishmovchiliklarni hal qilishdi. Ushbu masala 2007 yil boshidan buyon xulosaga kelayotgan edi, shahar hokimi Fenty Marriottga konventsiya markazi uchun xonalarning 80 foizini zaxiralashni taklif qildi va qabul qiling-berib yuboring, agar konventsiya markazi biznesi uch yilga buyurtma qilingan bo'lsa. oldindan.[50] Marriott sentabr oyida ajratilgan 80 foizga rozi bo'ldi.[52]

Marriottning imtiyozlari samara berdi. 2007 yil 24 sentyabrda Marriott, WCSA va shahar 1150 xonali mehmonxonani birgalikda moliyalashtirish to'g'risida shartnoma imzoladilar.[53]

Dizayn ishlari

Marriott mehmonxonani loyihalashtirish bo'yicha olib borilayotgan ishlar to'g'risida tafsilotlarni 2008 yil oktyabr oyida, shahar tomonidan tuzilmaning texnik shartlari bilan kelishilganidan bir yildan ko'proq vaqt o'tgach e'lon qildi. Kompaniyaning ta'kidlashicha, konferentsiya shtab-kvartirasi 2009 yilda ochilib, 2012 yilda ochiladi. Marriott mehmonxonada oltita restoran, beshta ko'cha darajasida bo'lishini rejalashtirgan. Ushbu birinchi qavatdagi restoranlarga an'anaviy restoran, "kontseptsiya" restorani, kafe, sport bar va yuqori darajadagi likyor-bar kiradi.[54] Marriott o'z rejalarini 2008 yil noyabr oyida tasdiqlash uchun D.C.ni rayonlashtirish komissiyasiga taqdim etdi.[55]

Marriott Markizning dizayni Milliy kapital rejalashtirish komissiyasi 2008 yil oxirida. Loyihalarda 14 qavatli, 1 million kvadrat metr (93000 m) tasvirlangan2) shisha va temir jabhali mehmonxona. Tarixiy 1916 yilgi Pipefitters binosining jabhasi jabhaga kiritilishi kerak edi. Loyiha uchun 1000 ta to'xtash joyini va 10000 kvadrat metrni (9300 m) joylashtirish uchun ikki darajali foydali maydonni qurish uchun er ostidan 100 metr (30 m) qazish kerak edi.2) zal va yig'ilish xonalari maydoni (loyihada tiklangan). Rejalarda, shuningdek, mehmonxona va anjumanlar markazini bog'lash uchun 9-chi ko'chadan NW ostidagi tunnel kerak edi.[56] Ishlab chiqishni tasdiqlash vakolatiga ega bo'lgan komissiya 4 fevral kuni ijobiy hisobot berdi.[57] Xuddi shu oyda WCSA e'lon qildi anderrayterlar yaqinda 187 million dollarlik obligatsiyalar chiqarilishi uchun (shundan 134 millioni mehmonxonaga yo'naltiriladi).[58]

Uchinchi moliyalashtirish shartnomasi

Xususiy moliyalashtirishning qulashi

Retsessiya chuqurlashib, qarzlar inqirozi kuchayib borar ekan, mehmonxona ishlab chiqaruvchilari hali ham ko'proq davlat mablag'larini talab qilishdi. Ammo 2008 yil iyul oyida shahar moliya direktori Gandi 2007 yil iyunidan boshlab shahar bu bilan qarzdorlik chegarasini buzishi to'g'risida ogohlantirishini takrorladi. Shahar uni qayta qurish uchun davlat tomonidan moliyalashtirish majburiyatini olgan edi Janubi-g'arbiy qirg'oq, "O Street Market" aralash foydalanish loyihasi va "Skyland" savdo markazini sotib olish va Gandi mablag'ni ushbu va boshqa loyihalardan ajratish kerak bo'lishi mumkinligi haqida ogohlantirdi, aks holda shahar o'rtasida rivojlanish va infratuzilma uchun sarflanadigan 122 million dollar qoladi. 2008 va 2014 yillar.[49] Marriott shahardagi qo'rquvni tinchlantirishga urinib ko'rdi, u hali kapital bozorlariga xususiy moliya izlash uchun murojaat qilmaganligini va hech bo'lmaganda 2009 yil apreligacha murojaat qilmasligini aytdi.[54]

Private financing for the hotel collapsed in June 2009. RLJ Development dropped out of the project some time between September 2007 and June 2009, but Marriott added Capstone Development (led by a former Marriott executive) as a new financing partner. However, Marriott, Capstone, and Quadrangle Development were unable to find the funds needed to begin construction. In an attempt to rescue the project, on May 29, WCSA authorized the sale of $750 million in bonds to pay for the hotel. To issue these bonds, WCSA needed city council approval. But with the city facing an $800 million budget deficit in fiscal 2010 and a $1 billion deficit in 2011, such approval seemed unlikely.[59]

The city council began considering in June 2009 whether an additional $100 million in city financing might convince lenders or investors to join the project. On June 7, Capstone said it had $135 million in equity dollars in place, but needed $300 million in lending for that equity to be committed.[60] In mid June, the city council considered transferring funding away from seven other city-backed development projects to fund the hotel, since the council refused to violate the city's debt cap.[61] But several unnamed city council members, the Vashington Post reported, were unwilling for the city to take a greater equity interest in the hotel after spending $700 million on constructing the new Milliy park 2006 yil mart oyida.[62]

Third financing package

On June 17, 2009, the city council and WCSA came to an agreement on a new financing plan crafted by city CFO Natwar Gandhi. Under the plan, the city would loan Marriott $80 million in return for Marriott, Capstone, and Quadrangle raising their equity contribution to $320 million from $135 million. To obtain the additional equity money, ING Clarion Real Estate Investment was added as a new partner in the project. The higher equity participation meant that Marriott would no longer need to seek private lending as part of the agreement—which meant construction could go forward without the long delay that would occur while seeking bank loans.[63] The city's total contribution would be $267 million ($135 million in equity financing, $80 million in loans, and $52 million in WCSA bond refinancing), all to be raised by a joint city-WCSA bond issue.[62]

The D.C. City Council voted unanimously on June 29, 2009, in favor of the new financing package. The deal was revised somewhat from the June 17 agreement. The city agreed to issue $225 million in bonds (down from $267 million) in order to give Marriott $159 million in equity financing (an increase from $135 million).[64] TIF revenues from the hotel project itself would pay for $135 million in equity financing, while the other $24 million in equity money would come from other TIF revenue sources in the city.[65] A new wrinkle in the plan was that WCSA would contribute a $25 million loan (payable over 25 years) as well as a one-time $22 million grant to build the hotel. The city also agreed to eliminate the requirement that a parking garage be built near the hotel.[64]

The June 29 financing deal passed a second and final vote by the council on July 14, 2009. A $2 million training program (to be paid for by the bond issue) was added to the city's bond issue. The money raised paid the construction contractor to train unemployed city workers in various skilled construction jobs while the hotel was built.[65][66] Marriott officials said that, with the financing finally in place, groundbreaking would occur in late 2010 and the hotel to open 42 months later.[56]

The JBG Cos. lawsuit

Initiation of the lawsuit

JBG Cos. allegedly sued to stop the Washington Marriott Marquis project in order to obtain favorable action by Marriott on condo conversions at the Marriott Wardman Park (rasmda).

Construction of the Marriott Marquis was placed on hold on September 4, 2009. A subsidiary of the JBG Cos., Wardman Investor LLC, filed a notice with the city's Contract Appeals Board in early 2009 to have the entire project set aside for being an "invalid sole source procurement". JBG Cos. argued that the original proposal required the hotel to be built on private land and financed with private money. JBG did not submit a proposal because it could not meet these conditions. Subsequently, the city negotiated only with Marriott, eliminated the private investment requirement, added $272 million in public financing, and gave Marriott an "extraordinarily favorable" lease. JBG argued that these changes so altered the terms of the project that it should be put out for public bid again. The appeals board said in July 2009 that JBG Cos. lacked tik turib to protest the award since it never bid on the job. Even if the company did have standing, the appeals board said, it lost the right to protest after the council passed legislation removing the project from the regular contracting process in 2006.[67]

The JBG Cos. motive for filing the lawsuit may not have been to contest the construction of the convention headquarters hotel, however. The Washington Business Journal, quoting unnamed business sources, said that the lawsuit was really prompted by a dispute between JBG Cos. and Marriott over turning a portion of the Marriott Uordman bog'i (which JBG and another firm, CIM Group, purchased from Marriott in 2005) into condominiums.[68]

The lawsuit continued through the fall of 2009 and into 2010. The D.C. Attorney General asked the court to dismiss the suit on October 11,[69] but the court declined to do so on November 18.[70] The city asked for a reconsideration of its motion on December 1,[71] but the court declined to do so on January 6, 2010.[72]

Counter-suits

Marriott counter-sued JBG Cos. on January 14, 2010, accusing JBG Cos. of qattiq aralashish in its contractual relations. In support of its claim, Marriott told the court that JBG Cos. officials had threatened Marriott with a convention center lawsuit if it did not renegotiate its Wardman Park deal.[73] The lawsuit significantly delayed financing of the project. No bonds were issued by mid-January 2010, and there were signs that ING Clarion might back out of the project if additional delays occurred. In an attempt to break the deadlock, Council member Jack Evans (a former real estate attorney) tried to mediate the dispute.[74] On January 21, WCSA filed suit against JBG Cos. for tortious interference as well.[75] The city followed suit with yet another tortious interference claim on February 18.[76]

2010 yil 29 martda, DC Oliy sudi Judge Natalia Combs Greene granted partial summary judgment and a motion to dismiss to Marriott, the city, and WCSA. A partial out-of-court settlement had already been reached by the parties giving JBG Cos. some limited ability to move forward on the condo project, but that agreement now seemed unnecessary given the court's ruling.[77] Public officials were pleased with the court's ruling, and believed the convention headquarters project would move ahead quickly. The amended order can be viewed here.[78] City officials said groundbreaking on the hotel would occur in May or June 2010,[79] and WCSA officials said the construction bonds could brought to the market within 60 to 75 days.[80]

Resolution of the lawsuits

But by June 2010 there was still no agreement over the JBG Cos. lawsuit. All parties had suspended litigation against one another three weeks prior to the district court's decision to give negotiations a chance.[81] But unnamed legal sources told the Washington Business Journal that JBG Cos. could still appeal the district court's ruling, which brought a halt to talks. With no resolution in sight, the city said on June 3 that it would resume litigation in two days if an agreement was not forthcoming.[82] No resolution was reached, and litigation resumed on June 8.[83]

The parties in the various lawsuits resolved their legal dispute on July 1, 2010.[84] The agreement permitted construction to go ahead on the convention headquarters hotel, but otherwise terms were not disclosed.[85] The agreement precluded a legal appeal by all parties.[86]

The legal dispute had delayed construction on the convention headquarters hotel by another nine months. To get the project moving again, WCSA said it would release its $22 million grant to Marriott and its partners by the end of August 2010 so that ground preparation could begin immediately.[87]

Construction of the hotel

Construction continues on the Marriott Marquis Washington, DC in August 2011.

WCSA's bonds reached the market in November 2010. The bond issues included $66.5 million of tax-exempt Amerika obligatsiyalarini yarating (BAB) recovery zone facility bonds, $90 million of taxable BAB recovery zone economic development bonds, and $20.1 million of BAB direct payment bonds—all of which went to fund the convention headquarters hotel. Another $71.8 million of taxable bonds refinanced existing WCSA debt.[86]

Ground was broken for Marriott Marquis Washington, DC on November 10, 2010. Officials announced that the four-star hotel would open in the spring of 2014. Construction was expected to take a full year longer than usual due to the deep excavation needed for the underground levels and the connecting tunnel with the convention center. The cost of the structure was estimated at $520 million.[88]

The business climate for the Marriott Marquis Washington, DC improved dramatically after ground was broken. On May 3, 2011, the hotel received its first convention-related business when the Amerika Qo'shma Shtatlari armiyasining uyushmasi agreed to take space in the hotel for 2014, 2015, and 2016.[89] By August 2012, the hotel secured 15 contracts for about 210,000 room nights through 2021.[90] In September 2011, Marriott announced it and Capstone Development would build a Courtyard by Marriott va a Marriott qarorgohi Inn on Marriott-owned land north of the Marriott Marquis. Together, the hotels would provide 500 rooms. Marriott asked for $35 million in TIF funds from the city for the $172 million project, but the city (which was near its borrowing cap) said it was "not entertaining new TIF applications right now."[91] In June 2012, Marriott signed a $210 million contract to operate four hotels owned by Gaylord Entertainment. The agreement gave Marriott control over the Gaylord Resort Hotel at National Harbor, helping to eliminate that hotel as a competitor for the Washington Marriott Marquis (or at least reduce the competitive impact).[92] Additionally, PKF Hospitality Research reported in July 2012 that demand for hotel rooms in Washington, D.C., was projected to outpace supply through 2016, even with the addition of the Marriott Marquis Washington, DC and other planned and under-construction hotels.[93]

Marriott Marquis Washington, DC began to rise above ground in August 2012, halfway through its construction schedule. Although engineers still had 15 feet (4.6 m) to dig, most of the foundations and below-ground ballroom and meeting room space were complete. (Officials said the hotel had to dig a total of 90 feet (27 m) below ground). Construction officials said a platform would be built at grade which would support continuing construction below ground as well as construction above it.[90] Marriott was given permission to place 17 mobile trailers on its unused lots north of the construction site in November 2012. The trailers served as temporary offices for the construction foremen and leaders. A grand opening date of May 1, 2014, was set.[94]

Dan Nadeau, the hotel's general manager (hired on March 21, 2013) told the Washington Business Journal in mid-April 2013 that the hotel was on track for bookings and to open on time. The hotel also reported booking the annual meetings of the American Academy of Family Physicians (6,500 total attendees) for October 2014, the Amerikaning oilasi, martaba va jamoat rahbarlari (5,000 total attendees) for July 2015, and the American Dental Association (40,000 total attendees) for November 2015.[95]

Design lawsuit

The hotel's general contractor, Hensel Phelps Construction Co., alleged that Cooper Carry Inc., the hotel's architect of record, failed to property design the structure. Hensel Phelps identified 20 areas of concern, which included below-grade structures, ceiling materials, door hardware, duct work, the gutter and downspout systems for entrance canopies, the smoke control system, stairwells, the tops of walls in guestrooms, windows, and more. Hensel Phelps also claimed that Cooper Carry failed to perform its work in a timely manner (forcing the contractor to miss deadlines) and violated basic "standard of care " obligations. The two parties engaged in mediation, but were unable to come to an agreement. In October 2015, Hensel Phelps filed an $8.5 million lawsuit against Cooper Carry in federal court.[96]

Hotel opening and operation

The hotel opened on May 1, 2014, with a ribbon-cutting ceremony six weeks later. It was the 4,000th hotel for Marriott International, and with 1,175 rooms, the largest hotel in Washington, DC.[97]

The hotel in October 2014

Exterior/structure

The 15-story building includes a 5,200 square-foot outdoor event terrace and seven below-grade levels housing event space, 400 parking spaces, and a tunnel to the Valter E. Vashington Kongress Markazi.[88][98][99]

Tashqi tomoni Neomodern structure is glass and steel. It also incorporates the facade of the historic former headquarters of the American Federation of Labor/Pipefitters Union Building, a Chikago maktabi brick and limestone building built in 1916.[100]

Interior/amenities

The hotel features an atrium with a glass skylight,[101] and a 56-foot (17 m)-high lobby sculpture.[90] Roughly 18,000 square feet (1,700 m2) of space on the mezzanine overlooks the atrium. Six hospitality suites exist on the mezzanine level as well.[102] Other amenities include a concierge level lounge with outdoor patio, and a two-story 8,000-square-foot (740 m2) fitness center.[90] The hotel has 1,175 guest rooms, including 46 suites. Two suites are very large "Presidential suites" and six are medium-sized "Vice Presidential suites."[103]

Ovqatlanish

The lobby has a large bar and lounge area, and there are four separate restaurant spaces.[90] At opening, the restaurants were Anthem, The Dignitary, and High Velocity, while the final restaurant space was vacant.[104]

Madhiya is a breakfast-and-lunch-only diner accessible from the hotel lobby serving burgers, sandwiches, and shakes inspired by the Hot Shoppes restaurants co-founded by J. Villard Marriott oldin Marriott korporatsiyasi.[105]

The Dignitary is a cocktail lounge housed in the old Pipefitters Union building with a menu focused on whiskey.[106]

Yuqori tezlik is a sports bar with 36 flat-screen TVs and a ticker tape scrolling the latest sports scores visible from L Street and 9th Street.[104]

Arroz was a Spanish restaurant that recently closed. Mashhur oshpaz Mayk Izabella signed a deal to open a restaurant in the Marquis in 2016.[107] Upon opening, the restaurant received three stars from Vashington Post food critic Tom Sietsema.[108] The operators of the restaurant filed for bankruptcy in December 2018.[109]

Meetings/events

Four meeting levels are located underground.

  • Meeting Level 1, just below the ground floor, contains small meeting rooms.[110]
  • Meeting Level 2 below it contains the Marquis Ballroom, a 30,000 square feet (2,800 m2) room with no columns and 22-foot (6.7 m) high ceilings. The foyer of the ballroom receives natural light from the atrium above. A large delivery area in back permits large exhibits and automobiles to access the ballroom. The Valter E. Vashington Kongress Markazi is also accessible from this level via an underground concourse.[103]
  • Meeting Level 3 contains additional meeting room space, although these rooms are larger than those on Meeting Level 1.[111]
  • Meeting Level 4 contains two ballrooms, the Independence Ballroom and the Liberty Ballroom. Each ballroom has 10,800 square feet (1,000 m2) of column-free space, and 20-foot (6.1 m)-high ceilings. Numerous additional small meeting rooms are also located on this level.[112]

The Marquis has hosted many events, including weddings,[113] xayriya tadbirlari,[114] political forums,[115] religious conferences,[116] and an inaugural ball.[117]

Xodimlar

The Marquis had agreed to hire 51% of its employees from Washington, DC residents, and Marriott partnered with Goodwill of Greater Washington to create a hospitality jobs training program, hiring 178 District residents through the program by opening day.[118]The nearly 900 employees of the Marriott Marquis Washington, DC voted during their orientation, in a card check neutrality election, to join Local 25, UNITE Here which represents hotel workers in the Washington, DC metropolitan area.[119]

Reyting

In March 2017, Cvent, an event management company, ranked the Washington Marriott Marquis 72nd in its annual list of the top U.S. hotels for meetings.[120]

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