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(Click here to download the
RFP)
The City of Ripon is soliciting proposals to redevelop the Silver Creek
property located at the northeast corner of Jefferson and Hamburg Streets,
comprised of 1.22 acres abutting Silver Creek at the north end of Ripon’s
historic downtown district. Proposals can include residential, commercial,
or a mix of both. Creative ideas are
encouraged, but they should complement the historic nature of the
Downtown Ripon. The City of Ripon is currently the owner of this property.
Site Description:
The Silver Creek property is a prime development site located in the
center of Ripon. The site is located on the south bank of Silver Creek,
and is identified as a key property for redevelopment in the
Downtown
Ripon Strategic Plan. This area is located adjacent to TIF District
No. 11.
The property consists of vacant land that was formerly used by Smucker’s.
The site also includes a modern commercial warehouse which is owned by the
City of Ripon. The tenant is on a short-term lease and the city’s goal is
to relocate the business as part of the redevelopment project.
Northwestern Trail:
The abandoned right-of-way is a recreational trail for hikers, bikers, and
cross-country skiers. Originating at the
Ripon Public Library parking lot, the trail provides a scenic overpass of
Silver Creek. Nearly the entire route is
bordered with dense
tree and shrub growth. The 2.8 mile
 trail
extends from Pacific Street in the City of
Ripon to County PP at
the western limit of Fond du Lac County. It stretches along the roadbed of
the former Chicago and Northwestern Railway. Plans are being made to
extend the trail to Green Lake on the west and Fond du Lac to the
east.
Silver Creek:
Numerous large springs located three or four miles east of Ripon supply
Silver Creek with a constant water source. Silver Creek begins as a gentle
stream as it flows through marsh and wetlands, but turns into rushing
rapids as it
winds through the city. The rapids are created by a drop in elevation from
east to west of over 100 feet. Silver Creek continues to the west for
several miles where it
empties into Green Lake.
Ripon Public Library:
The Ripon Public Library is a facility associated with the Winnefox
library system that serves Ripon and the surrounding area assisting a
population of 11,408 residents. The library contains a collection of
56,211 volumes and circulates 137,883 items per year. The library offers
wireless access to the internet.
Silver Creek
Property
The City of Ripon currently owns the property. Developers are expected to
complete the redevelopment as follows:
Desired Outcome
Property Condition
The site has been cleared and will be sold
in as-is condition.
Environmental Status
The Silver Creek
area was primarily industrial before the City initiated its redevelopment
activities, so the area might have some contamination, but a Phase I
environmental study showed no concerns. Under an EPA grant, the City is
working with a consultant on Phase 1 and Phase 2 environmental studies
across the city, and a Phase 2 environmental study of the property is
expected to be completed within the next few months.
Zoning
The
property is now zoned industrial, but the City is willing to look at a
variety of options to change the zoning designation, depending on the
proposals. If you are chosen to work with the City on your project, a
site plan, elevations, unit size, and type for all accepted proposals
would need to be submitted, which requires Plan Commission review and
approval.
Inspection
The property is open by appointment for inspection by potential developers
and their contractors. Contact the Ripon City Administrator
(920-748-4914) to schedule an appointment.
Sale
Price
There is no minimum offering price requirement for this property.
For information on the assessed and/or fair market value, please call Ann
Schommer at (920) 748-4915.
Proposal
Requirements
All proposals are to contain the information listed below and tabbed in
the order shown.
Cover Letter
The cover letter, signed by an authorized representative of the proposing
firm, must contain a commitment to construct what is proposed in the
submission. Each proposal must indicate a return mailing address, contact
person with his/her telephone and fax numbers and e-mail address. The
cover letter may also contain pertinent facts or details of the proposal
which the proposer desires to emphasize.
Development Team
Members, Organization, and Qualifications
Provide an organizational chart identifying all team members and their
reporting relationships and identify the contractual structure of the
proposer (i.e. joint venture, partnership, etc.), percentage of ownership
and responsibilities.
Provide qualifications and specialized experience of the firm(s) and key
development staff to be involved in the purchase and redevelopment of the
property:
-
Describe current and
previous experience on similar projects (completed within the last five
years), including relevant experience in design and implementation of
developments similar to the development proposed.
-
Provide references
including client name, address and telephone number.
-
Include current
resumes of each team member and current resumes for key individuals with
project responsibility.
Proposed Use and
Concept Design
The proposal must include the following:
-
A detailed breakdown
of the project components by square footage and units or rooms for
different uses.
-
A list of special
features and amenities.
-
Unit sale prices
and/or rents on a per unit basis. For leased spaced, a summary of the
projected rents and rental terms must also be included.
-
A proposed site plan
at a scale of 1” = 100 feet and a density summary.
-
Elevations of
proposed structures with a detailed description of the palette of
building materials and landscape materials with photographs and
representative examples.
Budget and Financing
Development Schedule
-
Present a complete
development schedule for the project including approvals, construction,
marketing and absorption of the buildings proposed. Include detail on
phasing, if applicable.
*Elevation
provided by Excel Engineering (920-926-9800), Fond du Lac, Wisconsin.
Confidentiality
With respect to confidentiality, prospective developers may designate
proprietary information contained in proposals as confidential subject to
the Wisconsin Public Records Law. Clearly mark such information as
“CONFIDENTIAL.”
Additional Comments
All proposers are advised that any cost incurred in the preparation,
submittal or negotiation of the proposal is borne exclusively by the
proposer. All proposals will become the property of the City of Ripon and
will not be returned to the proposers.
Maps of the redevelopment parcels can be provided to the proposers upon
request. Proposers are hereby notified that all locations and dimensions
are approximate, and maps may contain errors.
Selected developers will be responsible for securing building and other
required permits from the City of Ripon consistent with the codes,
ordinances and regulations of the City.
The City of Ripon reserves the right to negotiate all terms and conditions
with all parties, to waive any formalities, to negotiate final costs, to
accept the proposal determined to be the most advantageous to the City, to
reject any or all proposals, to remove the property from the market at any
time without advance notice and to continue to market the property to
others until the sale of subject parcels is finalized.
All qualified applicants will receive consideration without regard to
race, sex, handicap, religion, creed, political affiliation, color or
national origin.
Proposals must be submitted to the Ripon City Administrator, 100
Jackson Street, Ripon WI, 54971. Proposals are to be submitted in a sealed envelope marked “Silver
Creek Project”. Proposals submitted by facsimile transmission will not be
accepted.
Evaluation Criteria
In evaluating the submitted proposals, the City will consider the
following, which are not listed in order of importance:
1.
Quality
of the development concept.
2.
Professional and technical competence as evidenced by:
-
Professional
qualifications and specialized experience of the development team.
-
Current and past
performance of the development team on similar projects.
3.
Financial qualifications of developer, including a proven ability to
obtain financing for similar projects and the amount of equity required
for this proposal.
4.
Project
completion schedule.
5.
Total
investment contemplated (tax base generated) and purchase price offered.
Non-profits to provide payment in lieu of taxes.
Selection Process
1.
The City
will review and evaluate all developer submissions in accordance with the
evaluation criteria.
2.
Based on
the evaluation of developer submissions, a “short-list” of developers will
be invited for an oral presentation to the City.
3. Negotiations
will commence after the interviews to refine the financial terms and
development plan. During this step, the “short-list” developers may be
asked to prepare more detailed information. This may include, but not be
limited to:
4.
Selected
developer(s) will be asked to make an oral presentation to the City of
Ripon Community Development Authority (CDA) who will make a recommendation
to the Plan Commission and Common Council.
5.
Site
plan(s) will be submitted to the Plan Commission.
6.
The
report of the CDA, and authorization for City officials to enter into
appropriate developer agreement(s), will be forwarded to the Common
Council, together with the Plan Commission’s recommendation(s) on the site
plan.
Developer Agreement
When the City has selected a developer and any additional requirements
imposed by the City have been met, the City and the developer will enter
into a binding developer’s agreement that will include more specific terms
and conditions regarding project completion.
City Contact
For additional
information regarding the property or submission of proposals contact
the Ripon City Administrator at (920) 748-4914 between 7:30 AM
and 4:00 PM or Craig Tebon, Ripon Downtown Manager, at (920) 748-7466
between 9:00 AM and 5:00 PM.
City Administrator Craig Tebon
E-mail:
lrich@cityofripon.com E-mail:
craig@riponmainst.com
Web Site:
www.cityofripon.com Web Site:
www.downtownripon.com
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