Request for Qualifications Construction of Multi-Family Housing at the Mill Avenue and State Street Intersection Union Grove, Wisconsin 5/20/15

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1 Request for Qualifications Construction of Multi-Family Housing at the Mill Avenue and State Street Intersection Union Grove, Wisconsin 5/20/15 The Village of Union Grove is seeking an experienced developer to construct housing affordable, and, if possible, market-rate housing on Village Community Development Authority (CDA)-owned and privately-owned land located at the intersection of Mill Avenue and State Street in downtown Union Grove (the Project ). Development Overview The proposed project shall attempt to conform to the Downtown Redevelopment Plan prepared by Vandewalle & Associates in November The project is one phase of a multi-phase redevelopment effort. This phase shall include multi-family housing affordable to low- and moderate-income households along with market-rate housing, and if possible, will include senior housing (ages 65+ years). The recent Regional Housing Plan conducted by SE WI Regional Planning Commission revealed a job/moderate-cost housing imbalance in the Village. This project is intended not only to address this job/housing imbalance but also to have a catalytic impact on downtown redevelopment. Subsequent phases of development may include commercial uses and/or additional multi-family and senior housing. The core properties included in the project site are cleared of all improvements and utilities are available. The Village has zoned the site for multi-family development. The project site has had a history of environmental contamination and firms responding to the RFQ should research potential programs to address and remediate any environmental issues to clean up and bring the site to closure. The Village will make $660,000 of improvements to Mill Ave. in the project area by replacing the water main, installing water main looping and repaving the roadway. The roadway alignments/ intersections on Mill Ave. will remain as a traffic calming tool. See the attached storm sewer map showing what we believe is a 36-inch diameter crossing the Mill Ave. property from south to north, then connecting to a railroad culvert. A developer could reroute this pipe, but it is in a logical low point on the property. A private sewer ejector may need to be included in the project proposal. As part of a newly formed Tax Increment District (TID) the Village has the ability to provide tax increment financing (TIF) assistance, consider requests to waive impact and hook up fees, and will work with developers to submit applications to other funding sources. The Village prefers pay-as-you-go (PAYGO) TIF assistance and is comfortable providing TIF assistance at a ratio of 10:1 private development costs to public incentive amount. Submittal Requirements All responses shall include the following checklist with appropriate check mark and circled yes/no responses to indicate the respondent has included each item in its RFQ submission. This is a list of minimum requirements and respondents should include details and descriptions to provide clarification to the reviewing Committees and Board. 1

2 Requirement Checklist (Respondent to place a check mark in next column to indicate the item is included in the RFQ response) o Completed Requirement Checklist o Narrative description of the proposed project Annual income range(s) for tenants Address if your project accomplishes the Village s desire to create senior housing Has your firm conducted a market feasibility study for the project? Y/N o Detailed project time schedule with start and end dates o Draft site plan Identify the parcels to be impacted and the location of building(s) Developer understands the location of the storm water and sewer from Mill Ave. to the railroad Y/N tracks and the restrictions of developing over these utilities Developer understands that a private sewer ejector may need to be installed as part of the project Y/N Detail the type and total # of parking spaces (garages, under the building parking, surface lot, etc.) Each unit has a minimum of two parking spaces to meet municipal zoning regulations Y/N Parking is either under the building(s) or is located behind the building(s) Y/N Identify the location of greenspace and any outside amenities Developer understands that the site will most likely require additional soil as fill (and/or another type Y/N o o o o of environmental contamination cap to meet WI DNR requirements) Draft building description # of stories (max. of 2 stories or 3 stories if parking is located under the building) Unit mix (sq. ft. per unit, # of market rate, affordable, senior-only units, # of bedrooms, # of bathrooms, etc.) Monthly rents charged for each unit type Floorplan layout Amenities included in each unit type (exterior individual entrances, dishwasher, washer/dryer, AC, etc.) Building includes an onsite community room Y/N Exterior building materials Developer understands that the exterior elevations must comply with the Village s Downtown Design Guidelines Building construction (slab on grade, basement, LEED certified, etc.) Building will have a building manager onsite holding regular hours of management Y/N Description of proposed financial structure including the identification of any requested municipal assistance (sources and uses of funds) Draft project cash flow Draft global cash flow of developer Firm s experience accessing various funding sources including environmental assessment and clean up funding Describe the relationships between the developer, contractor and building management firms Attach a list (and photos) of firm s significant experience with developments similar to the project including experience with various types of proposed environmental cleanup, financing Other projects the firm plans to undertake during the same timeframe as this development List of references Y/N 2

3 Submittal Format The response shall be submitted in both written and electronic form. Items to be included in the response should be placed in the same order as described in the Requirements Checklist under the section titled Submittal Requirements, with the exception of the previous work examples to be included as an attachment. Directions for Submittal Firms should submit fourteen (14) complete copies of the response and one (1) unbound, reproducible original and one electronic copy (via , CD or zip drive). Maximum sheet size shall be 11 x 17. Firms need only provide one (1) copy of previous work examples. Packages must be received at Village Hall by 12:00 noon CST, Friday, July 10 th, Responses should be delivered to: Liz Schwertfeger Deputy Clerk/Treasurer Village of Union Grove th Ave., Union Grove, WI lschwertfeger@uniongrove.net Packages should be clearly marked on the outside in the following manner: Mill Ave. and State St. Properties RFQ. Responses received after the date and time stated above, may or may not be considered. The Village reserves the right to reject any or all submitted responses and /or amend the request for qualifications. The Village reserves the right to waive any irregularities in a response. The Village is not liable for any costs incurred by the responding firms in replying to this request for qualifications. All responses become the property of the Village. Review Procedures and Criteria Applicant shall be willing to discuss the Village s goals and objectives for the Project and the respondent s plan for the project, potential economic impact, and financial assistance that may be requested by the respondent during the July 21, 2015, 6:00 pm, Joint CDA and Plan Commission meeting. Evaluation of responses will be completed within closed session under Wis. Stat (1)(e). A firm will be hired to review development pro forma of the finalists which will be discussed with the CDA and Plan Commission in closed session on August 18, Upon completion of the evaluation process, an award will follow in open session. The successful candidate will be expected to enter into a Developer s Agreement with the Village. The Village desires to enter into a Purchase and Sale Agreement of Village-owned property(ies) with the awardee to outline performance obligations, financial assistance and schedule. Closing shall be contingent on obtaining firm financial commitments, approval of final plans and permits. Evaluation of Responses Applications will be evaluated and the developers selected based on the following criteria: 1. Neighborhood Contrast and Project Design. Knowledge of and experience in identifying the affordable housing needs for the Village, number of affordable housing units and community 3

4 impact. Compliance with all requirements outlined in this RFQ s Scope of Services. Project consistency with the Development Requirements outlined in this RFQ. (45 points) 2. Applicant/Developer Capability and Track Record. The applicant s track record, including whether the applicant and/or development team has successfully completed and/or operated a similar type project or a project of similar scope and size. Capacity to undertake new or additional projects, ability to secure project financing, the developer s approach, plan of work, recommended schedules, and suggested responsibility assignments. (30 points) 3. Feasibility. Individual component costs and revenue sources. Total project cost and taxable and market value to be attained. R eadiness of project to proceed and anticipated time frame to complete the project. Risk of the project. (25 points) 4. Quality of References. Qualification and experience in providing the requested development as exemplified by past projects. (15 points) Questions for clarification concerning the RFQ must be directed through: Tina Chitwood, Racine County Economic Development Corporation, at and tchitwood@racinecountyedc.org. Respondents are invited to attend a public information session highlighting the Village s goals in the redevelopment area and the project plan for TID #5 including a public comment period. Meeting to be held at Union Grove Village Hall, Community Room, on June 16, 2015 at 6:00 pm. A summary of the public comments will be provided upon request. Additional information about Downtown Union Grove can be found on the Community Development page of the Village s website at 4

5 Project Map STATE 5

6 Parcel Details PIN #/ Owner Contact Information Site Acreage/ Building Sq. Ft. Est. Fair Market Value Per Racine County Mike Elder, Landmark Services Cooperative, , Landmark see above 2.03 $79, $34, Landmark see above 0.25 & 10,558 SF bldg. $136, Landmark see above 0.4 & 7,377 SF bldg. $210, Mike Aimone, President, Village of Union Grove, , < Village-Owned Parcels $26,200 Bldg. demolished in 2014 and anticipated to be tax foreclosed by Racine County in Acres $487,810 6

7 Summary of Environmental Investigations 710 Mill Ave. -Environmental consultant: LF Green Development, Linda Fellenz, , -Phase II completed 7/9/09 -April 2009: Closed by DNR and new BRRTS # opened by DATCAP for soil and groundwater contamination on the northwest portion of the site. If new rounds of testing confirm residual fertilizer soil contamination remains; then, when/if soil is excavated it must be disposed of properly as a hazardous material. Nitrate(s) contamination of groundwater on-site and off-site. -Agricultural Chemical Clean Up monies from DATCAP may be available and 1016 State St. -Environmental Consultant: Fehr Graham, Ken Ebbott, , kenebbott@fehr-graham.com -Site Investigation completed May The DNR issued a BRRTS number (# ) related to the petroleum issues and in a letter dated July 25, 2012, determined that further site investigation activities are not required and that no further response action is required." State St. (north building) may have nitrogen(s) contamination in soil and water from nearby contamination at 710 Mill St. -Ballpark estimate to install groundwater wells and conduct soil borings to monitor the site and bring it to closure total $13,000. Estimate for the demolition of the two buildings is about $70,000. 7

8 Storm Sewer Map 8

9 MILLER ST CLARK STREET 11th AVENUE 2!! 2 CANADIAN PACIFIC RAILROAD MILL AVENUE N 163'-15".50% 141'-12" 0.31% 73' 12" 392'-15"1.20% 47' 12" 131'-24" 3.9% 177'-15".50% 394'-35".33% ".12% % MAIN STREET 313'-24" 1.2% DRIVE 272'-24".8% 277'-12".59% RUSSELL 43'-18" 1.5% 37 E