Attachment D - Buyer Prospect Presentation - July 2026 MA-LR

Regular Meeting, August 20, 2026 · item 5C: Consideration of a motion to adjourn as the Boulder City Council and convene as the City of Boulder Downtown Commercial District (formerly k… · 34 pages

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2121 Broadway Boulder, CO PROJECT BRIEF

Picturesque and immersive, Boulder is an unforgettable destination. THE OPPORTUNITY

THE OPPORTUNITY Boulder, Colorado is a city that balances unparalleled natural beauty with a thriving cultural, academic, and entrepreneurial scene—the rare tourist destination that feels charmingly ‘non-touristy.’ The vision and opportunity for 2121 Broadway is to establish a boutique hotel that reflects Boulder’s character: sophisticated yet approachable, aspirational for worldly travelers yet fiercely community-focused. Unlike larger chain hotels that prioritize scale over personality, this project is conceived as a true one-of-one— residential in feel, intimate in scale, and deeply attuned to its surroundings.

2121 Broadway

Our team may be biased, but for a small urban infill site like this, no use is more dynamic—or more broadly impactful for the Boulder community—than the boutique hotel we envision.

THE OPPORTUNITY Continued PRIMARY GOALS

PROGRAM NOTES

Public Space First, Hotel Second—Most hotels begin with rooms, then surround them with a predictable mix of uninspired guest amenities. At Midnight Auteur, we invert this formula. For us, thriving public spaces and robust cultural programming are not add-ons—they are the foundation.

• Public Areas

At 2121 Broadway, these are the elements that root the hotel in its community, transforming it into a cultural anchor rather than just a place to stay. The result is a living, breathing community asset—one where locals gather, and guests are an additive part of the equation.

◊ Lobby: An all-day restaurant and bar seamlessly integrated with guest check-in (inspired by The Ramble Hotel and The Municipal Grand). Food and beverage service offered daily from approximately 7 a.m. to 11 p.m. ◊ Rooftop: A dynamic public space with sweeping foothills views—designed to host small social events —alongside seasonal food and beverage service.

Design Permanence Beyond programming and placemaking, we are equally committed to architectural design. The 2121 Broadway hotel must honor the historical precedents that define downtown Boulder, engaging with the city’s past in ways that feel both meaningful and enduring. Our work on The Ramble Hotel, Denver—a ground-up construction project—demonstrates the value we place on contextual design. A strong architectural foundation is not simply aesthetic; it is the bedrock of a project’s longevity and cultural relevance.

◊ Event Space: A ground-level venue with a marquee sign (pending permitting). Available for weddings, corporate functions, and private celebrations, complemented by a robust calendar of cultural programming open to the public. Collaborating with the Sundance Film Festival and the City of Boulder to enhance and promote the Sundance experience will be a top priority of our events and programming department. • Guestrooms ◊ Luxury guestrooms—residentially designed and curated.

Lifestyle hotels reflective of the soul of a community. WHO WE ARE

WHO WE ARE

Midnight Auteur Hotels is a Denver based company combining real estate development with a robust background in hotel and food and beverage operations. Amongst a diverse set of projects, we’re most recognized for developing and operating The Ramble Hotel (Denver) and cocktail bar(s) Death & Co (New York, Denver, LA, Washington D.C.), along with the newly opened Municipal Grand hotel in Savannah, GA.

The core of our business thesis is that boutique hotels must be dynamic conduits for great culinary and beverage, art, music, film, and other programmatic experiences; all created for locals to actively engage with. If executed properly, a boutique hotel can become a thriving, legacy community asset that’s of place, and reflective of a neighborhood’s needs. This approach to placemaking is what drives us, and what makes our company uniquely positioned to deliver a world-class boutique hotel, fueled by the vibrancy of the Boulder community.

Bringing New Possibilities

Globally recognized for delivering worldclass hospitality experiences. WHAT WE’VE DONE

WHAT WE’VE DONE Midnight Auteur brings together a proven team ready to develop and operate world class hospitality experiences. Here, we present the most notable and relevant experience related to the Midnight Auteur’s development and operational aptitude: The Ramble Hotel, Municipal Grand (hotel), Death & Co locations and a brief overview of other F&B concepts launched by the team—including the 2023 opening of Mollie Aspen (hotel).

THE RAMBLE HOTEL The Ramble Hotel opened on May 1, 2018 and was the first hotel to open in Denver’s industrial and artistic River North (RiNo) Arts District. Our 50-room independent hotel is home to Death & Co Denver and was the first new outpost of Death & Co, the lauded cocktail bar from New York City’s East Village. Additionally, The Ramble houses an intimate music and theatre and events venue, as well as Super Mega Bien, a restaurant from James Beard-nominated chef, Dana Rodriguez. In a short while, The Ramble has garnered a name as a highly soughtout, destination hotel, and we have been recognized for our unique design and experience(s) all over the world. Megan Barber, writer for Condé Nast Traveler, summed us up nicely by saying: “There’s not much about the first impression of The Ramble that feels like a hotel, and that’s a good thing. Instead, arriving feels like you’re visiting your neighbor’s living room, if your neighbor was a hip cocktail drinking antique furniture collector.”

A destination hotel for locals

THE RAMBLE HOTEL Continued PROJECT INFO • Year Opened: 2018 • Rooms: 50 • Restaurants/Bars: 6

NOTABLE ACCOLADES • Architectural Digest — One of “The World’s Top 18 New Hotels.” • Surface Magazine — One of “The Best New Hotels Around the World.” • Esquire — Named Death & Co Denver one of “ The Best Bars in America, 2019.” • Westword — Super Mega Bien awarded “Denver’s Best New Restaurant.”

MUNICIPAL GRAND It has been said that if Charleston and New Orleans had a child, it would be Savannah—a perfect blend of charisma, historical charm, vibrant culture, and a hearty dose of grit. But above all else, Savannah is a city that loves life, that embraces celebration of the physical world and the joys of human artistry in a vast array of expressions—from the visual arts, architecture, music, and food and beverage. The Midnight Auteur team joins this culture with both excitement and respect. While meticulously restoring a vacant and blighted mid-century gem of a building—originally constructed in 1960 as an American International Style bank and more recently serving as the Broughton Municipal Building —our 44-room hotel pays homage to Savannah’s rich history and aims to collaborate on its exciting future. This is a building teaming with revelry and, when the right moment comes, the perfect respite.

MUNICIPAL GRAND Continued PROJECT INFO • Year Opened: 2025 • Rooms: 44 • Restaurants/Bars: 3

NOTABLE ACCOLADES • Garden & Gun — “Savannah Gets a Stunning New Hotel.” • Southern Living — “You’ll Want to Book a Trip to Savannah After Seeing This Gorgeous New Hotel.” • Savannah Morning News — “Municipal Grand Unites Cultures and Cuisines at Grand Opening.” • Eater — “Savannah’s Death & Co Bar is the New Place to See and be Seen.”

DEATH & CO NEW YORK Opened on New Year’s Eve 2006/07 in Manhattan’s East Village, Death & Co New York quickly became a cocktail institution, owed greatly to its staff of incredible bartenders. D&C New York is enveloping and intimate, with just 2,000 square feet —much of which is back of house—and only 54 seats. Today, D&C New York is one of the most celebrated bars in the world, serving as a destination for neighborhood regulars and city visitors alike. The business is ever consistent and revenue has climbed steadily year over year, evidence of D&C’s earned position as a hallmark of New York’s bar scene.

PROJECT INFO • Year Opened: New Year’s Eve, 2006/2007 • Space: 2,000 sq. ft. (1,000 sq. ft. usable for guests) 54 seats

NOTABLE ACCOLADES • Esquire • Condé Nast • Vinepair • Eater • Newsweek • Departures • Town & Country • World’s 50 Best • Chicago • Tribune • New York Magazine • Tales of the Cocktail

DEATH & CO D.C. Opened in July 2023 in Blagden Alley, Death & Co D.C. quickly established itself as a cornerstone of the capital’s cocktail landscape. The design by AAmp Studio transformed the former Columbia Room into a dramatic yet inviting space, blending a long marble bar, intimate lounge seating, and a yearround patio. Enveloped in mood and craft, the bar offers both neighborhood regulars and city visitors a place to experience the precision and hospitality that define Death & Co. Though one of the newest in the family, D.C. has already become a fixture for discerning drinkers and a natural extension of the brand’s enduring influence on cocktail culture.

PROJECT INFO • Year Opened: July 2023 • Space: ~3,000 sq. ft. | 100+ seats across interior and patio

NOTABLE ACCOLADES • The Washington Post • Wallpaper • Eater DC • Imbibe

DEATH & CO DENVER Death & Co Denver opened in 2018 and is located in The Ramble Hotel, spanning 9,000 sq ft and comprising five different footprints across the hotel: a striking lobby bar, daytime cafe, mezzanine bar, outdoor bar, and event space. D&C Denver’s multifaceted offerings and hotel setting make it ideal for day long excursions or memorable stopovers alike.

PROJECT INFO • Year Opened: 2018 • Space: 9,000 sq.ft. of food & beverage programming

NOTABLE ACCOLADES • Tasting Table • Vinepair • PUNCH • • Eater • The Manual • Condé Nast • 303 Magazine • Chilled • Esquire • Thrillist • 5280 • Westword

DEATH & CO LOS ANGELES Death & Co landed in California in January 2020, bringing its New York City roots to Los Angeles’s vibrant Arts District neighborhood. The third outpost of the bar, Death & Co LA is a return to the intimacy of the New York original within a 3,000 sq ft setting. D&C LA comprises two distinct spaces, The Standing Room and the marquee Death & Co bar, providing guests with two unique hospitality experiences under one cohesive roof.

PROJECT INFO • Year Opened: January, 2020 • Space: 2 bars, 3,000 sq. ft., 125 seats

NOTABLE ACCOLADES • PUNCH • Eater • LA Times • Time Out

OTHER F&B CONCEPTS For fifteen years, Midnight Auteur’s operating partners, David Kaplan and Alex Day have been at the forefront of new Food & Beverage concept creation beyond the Death & Co brand. The team has accomplished this as partners, including venerated bars such as Nitecap (NYC), The Walker Inn (LA), The Normandie Club (LA), Honeycut (LA) and Close Company (multi-city); as management deals, Mollie Hotel (Aspen), Little Palm at The Ryder Hotel (Charleston) and Lost Hours (NYC); or on a consulting basis, including The Franklin Mortgage & Investment Company (Philadelphia), W. Wolfskill (Riverside, CA), Sound Advice (Boston), Bibo (Los Angeles) and Room For Milly (Denver).

REAL ESTATE DEVELOPMENT MIDNIGHT AUTEUR Midnight Auteur is a vertically integrated company—serving as both real estate developer (property company) and hotel management group (operating company). This strategic differentiator leads to fully cohesive hotels—with architecture, design and operations in alignment from a project’s inception. Leading the development arm of Midnight Auteur is operating partner Ryan Diggins. Ryan brings over 15 years of experience creating boutique office, hospitality, and residential projects, with a specialty in urban infill. His firm has earned recognition for creating developments defined by impact, quality, and permanence—with The Ramble Hotel (Denver), Municipal Grand (Savannah) and the 2500 Larimer Shipping Containers (Denver) serving as flagship examples of impactful urban infill execution.

REAL ESTATE DEVELOPMENT Continued LANDROCK OVERVIEW Landrock employs a nimble investment approach across 16 funds, coinvestment vehicles, and separate accounts since 2007, generating consistently strong returns with modest leverage. Landrock—has invested in over 100 projects across the country—with luxury boutique hotels representing an asset class focus. The Landrock team has worked with the Midnight Auteur team on multiple projects, most recently on the adaptive re-use historic preservations project—Municipal Grand.

103

20+

INVESTMENTS

YEARS OF EXPERIENCE

$3.9B

$1.4B

GROSS ASSET VALUE

EQUITY INVESTED

Specialists in renowned hospitality experiences. OUR TEAM

MIDNIGHT AUTEUR PARTNERS

ALEX DAY Alex leads all Midnight Auteur food and beverage operations

RYAN DIGGINS Ryan leads hotel conception, development and operations at Midnight Auteur

Originally a bartender in Death & Co’s early days, Alex

DAVID KAPLAN Dave leads concept development and marketing at Midnight Auteur David has worked in the hospitality business since

has since co-formed various businesses in partnership with

Ryan is the co-founder of Gravitas Development, a

the age of 13. In the summer of 2006, at the age of 24,

David Kaplan. As Chief Operating Officer at Midnight

Denver-based real estate company specializing in design

he designed and opened Death & Company, a cocktail bar

Auteur, Alex leads all company departments, from daily

forward, urban infill development. Since 2010, Ryan

in the East Village of Manhattan, and shortly after formed

operations to new venture planning. Passionate about

has helped develop a collection of restaurant, retail,

the hospitality consulting and management company

education and writing, Alex is a regular speaker at

office, hotel and residential real estate. More recently

Proprietors LLC with Alex Day. As the Chief Marketing

industry conferences, has been a contributor to various

Ryan’s role has expanded to become the Chief Executive

Officer at Midnight Auteur, David drives company

publications, co-authored three books, and is an active

Officer at Midnight Auteur. This deeper expansion into

growth and culture, and directly manages the marketing

participant in the leadership groups of the Tales of the

the hospitality sector, leveraged by the success of The

division. When not on the road, he lives in Jackson Hole,

Cocktail Education Committee and the Independent

Ramble Hotel, married the most dynamic elements of

Wyoming with his wife Jenna, their daughter, Aria, and

Restaurant Coalition. Alex lives in Portland, Maine,

development, placemaking and community impact and

their dogs, Stella

with his husband, Andrew.

has now become Ryan’s focus. Ryan lives in Denver,

and Doug.

Colorado with his wife BrieAnn and their two young children, Lachlan and Ella.

LANDROCK PARTNERS

DAVID ROSENBAUM Managing Partner & CEO

JEFF AERNI Managing Partner

David E. Rosenbaum founded the Landrock / WHI Real Estate Partners family of businesses in 2007, and has

Jeff Aerni is a Managing Partner and Co-Founder of Landrock, and is primarily responsible for originating,

overseen approximately $3.8 billion of real estate investments since that time. He currently serves as CEO and a

structuring, and executing investments, developing joint venture relationships, and leading the firm’s portfolio

Managing Partner of Landrock LP, and concurrently remains a controlling partner of WHI Real Estate Partners

and asset management teams. He serves on the firm’s Investment and Executive Committees. Concurrent with his

LP. David has 34 years of experience in real estate investment and finance, across multiple market cycles. Prior

role at Landrock, Jeff serves as a Principal of the Legacy Firm (where he continues to manage a number of Legacy

to founding and leading the Landrock / WHI Real Estate Partners enterprise, David was a Managing Director

Firm investments) and serves on the Legacy Firm Investment Committee. Jeff joined the Legacy Firm in 2013, and

of Security Capital Research & Management (a subsidiary of JPMorgan), where he co-managed a $2 billion

has played an integral role in sourcing, executing, and managing many key Legacy Firm investments. In addition,

opportunistic real estate investment fund and led a team that originated and structured more than $1.8 billion of

he was responsible for the design and implementation of many of the Legacy Firm’s institutional business processes

private investments in real estate operating companies. Previously, David was a Vice President at Lazard, where he

related to portfolio and asset management, financial reporting,treasury, marketing, and investor reporting. Prior to

focused primarily on mergers, acquisitions, restructuring, and capital markets transactions for real estate and lodging

joining the Legacy Firm, Jeff was part of the Assurance practice at Pricewaterhouse Coopers LLP, where he focused

companies worldwide. He is a member of the Urban Land Institute, the Pension Real Estate Association and the

on public and private real estate and private equity clients. Jeff holds a B.S. in Accounting, cum laude, from Miami

Economic Club of Chicago. David has served as a Vice Chair of the Board of Directors of the Jewish United

University, and he is a Certified Public Accountant (inactive). Jeff is a full member of the Urban Land Institute and

Fund/Jewish Federation of Metropolitan Chicago, and as a member and past Chair of the Investment Committee

an Associate Board Member of REACH Prep, an organization providing educational opportunities to underserved,

overseeing the organizations’ approximately $1.2 billion of endowment assets. He is a past member of the Board

high-achieving students.

of Trustees of the Bernard Zell Anshe Emet Day School and of the Jewish Federations of North America National Young Leadership Cabinet. David holds a B.A., cum laude, in Art History from Yale University.

Words of acclaim.

AWARDS & ACCOLADES

NOTABLE PRESS

FOOD & BEVERAGE

HOTEL

• Esquire — Best Bars in America 2017

• Architectural Digest — The World’s Top 18 New Hotels

• GQ — Some of New York’s Best Cocktail Bars Are Coming

• Condé Nast Traveler — The Ramble Hotel Review

to a City Near You • Thrillist — Looking Back on Death & Co., NYC’s Most Influential Cocktail Bar, 10 Years Later • Condé Nast Traveler — The 24 Best Bars in New York City • Forbes — Death & Co.’s Alex Day On Denver, Design and Making Mistakes

• Thrillist — Looking Back on Death & Co., NYC’s Most Influential Cocktail Bar, 10 Years Later • Traditional Building Magazine — Attitude of Authenticity, The Ramble Hotel Embodies Informed Design • Surface Magazine — The Best New Hotels Around the World • Departures Magazine — Five Game Changing New Hotels

• Time Out — 50 Best Bars in New York

• 5280 Magazine— Behind The Scenes Tour of The Ramble Hotel

• TODAY Show — 50 Best Bars in New York

• The New York Times — 36 Hours in Denver

• TODAY Show — Travel Tips

• Hemispheres Magazine — The 2019 Hemi Hotel Top 20

• Food & Wine — The Best New Cocktail Books Right Now

• GQ — Your Guide to RiNo, America’s Improbably Cool Neighborhood

• Esquire — Best Bars in America 2019

• Los Angeles Times — Details on the New Death & Co., Opening

• 5280 Magazine — The Ramble Hotel is Truly a Design Destination

in the Arts District in November • Robb Report — 14 Bars That Changed Cocktails Forever in America • Popular Mechanics — How to Build a Cocktail • The Washington Post — These 6 Cocktails Should Be Considered Modern Classics • Surface Magazine — Rising: Denver’s Art’s District Has a New Found Energy

• Travel + Leisure — The Two-Block Stretch in Denver You Have to Visit • The Venue Report — 2019’ s Hottest New Hotel Openings Across the Globe • Harper’s Bazaar — Reader’s Choice — Best Hotel Bar • Westword — Reader’s Choice — Best Hotel Bar • Robb Report — Ramble Makes its Stylish, Death & Co Cocktail Fueled Debut • Westword — A Ramble Through The Art at The Ramble Hotel • Vogue — The Much Anticipated Ramble Hotel

Cheers. CONTACT US — HELLO@MIDNIGHTAUTEUR.COM