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Request for Proposal: Development Proposals for the Transform This
Commercial Property for sites in downtown Albion, MI
Site Addresses: 129, 129.5 and 131 North Superior Street
RFP: 03-CCLBA-2018
Date Issued: March 19, 2018
Date Due: April 12, 2018, 3:00pm (local time)
RFP will be opened publicly at this time in the Purchasing Department of the
Calhoun County Building located at 315 West Green Street, Marshall, MI
RFP #03-CCLBA-2018 Development Proposals, Superior St, Albion 3/19/2018
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Table of Contents Background ................................................................................................................................................... 3
Schedule for Review and Selection.............................................................................................................. 3
Development Opportunity ........................................................................................................................... 3
Building Information ................................................................................................................................. 4
Restricted Appraisal Information .............................................................................................................. 5
Site Map .................................................................................................................................................... 5
Market Conditions ........................................................................................................................................ 5
Site Context: City of Albion .......................................................................................................................... 6
Master Plan and Zoning ............................................................................................................................ 7
Zoning Map ............................................................................................................................................... 8
Utilities ...................................................................................................................................................... 8
Redevelopment Ready Community .......................................................................................................... 8
Environmental Conditions ........................................................................................................................... 8
Development Process ................................................................................................................................... 9
Threshold Requirements for Submittal..................................................................................................... 9
Property Inspection Appointments ......................................................................................................... 11
Evaluation Criteria for all Responses ...................................................................................................... 11
If Selected, Next Steps ............................................................................................................................ 11
Potential Project Incentives ....................................................................................................................... 12
Selection Process and Criteria ................................................................................................................... 12
Registration & Questions ........................................................................................................................ 12
Submittal Requirements ......................................................................................................................... 13
Certification Form Note ............................................................................................................................. 14
RFP Submittal Requirements Checklist ..................................................................................................... 15
Appendix A .....................................................................................................................................................
Appendix B......................................................................................................................................................
Appendix C ......................................................................................................................................................
Appendix D .....................................................................................................................................................
RFP #03-CCLBA-2018 Development Proposals, Superior St, Albion 3/19/2018
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Background Beginning in 2017, the CCLBA restructured the way it listed its commercial properties by creating the
Transform This Commercial Property (TTCP) program. Part of the CCLBA’s mission is to support business
district revitalization through the management of distressed properties; the buildings being offered in
this RFP are in need of significant rehabilitation. There are five phases in the TTCP program, with the
first being Find a Property and Prepare to Apply and the second being Prepare a Preliminary Scope of
Work | Meet with the CCLBA; please note that all Applicants will have the opportunity to visit the
properties during scheduled showings as part of this RFP process. This RFP incorporates Phases 1 & 2,
but represents Phase 3, which seeks Applicants interested in creating a Preliminary Development
Proposal for the subject properties.
Proposals submitted under this RFP will be reviewed by a Development Review Committee (DRC), which
will consist of representatives from the CCLBA as well as municipal offices, and other professionals as
needed; evaluation criteria can be found below in Evaluation Criteria for All Proposals. The proposal
that scores highest will move on to Phase 4 where the successful Applicant will secure an option on the
property and gather additional information to prepare a Formal Development Proposal. The TTCP
program overview is available in Appendix A, and also contains forms that can be used to complete
items listed under Threshold Requirements for Submittal below.
Schedule for Review and Selection The schedule for receipt and evaluation of proposals is anticipated to be as follows:
RFP posted: March 19, 2018
Property Inspection Dates: By appointment only on March 27th from 1:00 – 3:00 pm or March
28th from 9:00 am – 11:00 am
Question Due: April 2, 2018
Answers Due: April 3, 2018
Deadline for proposals: April 12, 2018, 3:00 pm
Evaluation period: April 12 through May 2, 2018 (20 days)
Finalist team(s) notified: May 3, 2018
Finalist presentation(s) to evaluation committee: To be determined if needed
Development Opportunity The Calhoun County Land Bank Authority seeks Applicants to redevelop property located at 129, 129.5,
and 131 N Superior Street in Albion, MI, under its new TTCP program. The Applicant must rehabilitate
these buildings with a commercial or mixed-used development that compliments the downtown and
supports other on-going redevelopment efforts in the city’s core. The site consists of three separate,
but connected, parcels and the CCLBA is offering them as one item because it does not wish to separate
the upstairs, e.g. the roof, from the lower units. A developer could easily lease out individual units post
rehabilitation.
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Building information:
129 N Superior Street: This masonry commercial structure was built in approximately 1880, and has a
1,634 square foot first floor as well as a 1,290 square foot basement. The building also has a 275.2
addition on the rear, which has a failing roof and is of no value.
129.5 N Superior Street: This is an upstairs unit that is accessed separately from the first floor and
basement levels of 129 and 131 N Superior Street. This unit stretches over 129, 131, as well as the
separately owned building at 201 N Superior Street (also known as Dickerson’s Music). At one time, the
interior walls were removed from the property, but they were reconstructed using the engineering plan
in Appendix B.
131 N Superior Street: This building is a two-story masonry building with a basement; the total gross
square footage is 2,232 sq ft for the first floor and the basement, as well as the upstairs unit identified as
129.5. The building was constructed in 1880, and was last used as a tattoo parlor.
Building photos are available in Appendix C.
Please note that in addition to these buildings, the CCLBA also owns 203 N Superior Street. That building
is not being included in this RFP because it suffered a structural collapse in 2015, and is 1/3 of the
building that also houses Lopez’s Taco House and the former Phoenix restaurant.
Parcel Number Address Legal Description Parking Current
Use Building
Size
51-000-587-00 129 N Superior St ALBION CITY, ORIGINAL PLAT BLK 34. BEG ON THE W. LINE OF SUPERIOR ST 190'9" S OF NE COR OF BLK 34. TH S 17'2" W 165' N 17'2" E 165' TO BEG. EXC ALL RIGHTS & INTEREST ABOVE FIRST STORY OF SAID PREMISES. (129 N. SUPERIOR ST.)
On-Street
Vacant commercial
building
3268 sq ft per
appraisal
51-000-584-20 129.5 N Superior St ALBION CITY ORIGINAL PLAT BLK 34 BEG ON W LI SUPERIOR ST 157 FT S OF NE CORN SD BLK S 51 FT W 75 FT N 51 FT E 75 FT EXCEPT 1ST FLOOR. PARCEL NUMBERS FOR LAND ARE 13-51-000-584-00 - LEGAL: ALBION CITY, ORIGINAL PLAT, BLK 34, BEG 157.08 FT S OF NE CLK COR S 21.67 FT, W 102 FT, N 21.67 FT, E 102', 1ST FLOOR & BASEMENT OF BLDG ONLY 13-51-000-585-00 - LEGAL: ORIGINAL PLAT BLK 34, BEG ON THE W LINE OF SUPERIOR ST 190'9" S OF NE COR OF BLK 34, TH S 17'2" W 165" N, 17'2" E, 165' TO BEG, 1ST FLOOR AND BASEMENT OF BUILDING ONLY 13-51-000-587-00 - LEGAL: ORIGINAL PLAT BLK 34, BEG W LINE SUPERIOR ST 178.75 FT S OF MICH AVE, W 102 FT, S 12 FT, E 102 FT, N 12 FT TO BEG, 1ST FLOOR AND BASEMENT OF BUILDING ONLY.
2,232 sq ft per
appraisal
51-000-585-00 131 N Superior St ALBION CITY, ORIGINAL PLAT BLK 34 1ST FLOOR & BASEMENT OF FOLL: BEG W LI SUPERIOR ST. 178.75 S OF MICH. AVE; W 102'; S 12'; E 102'; N 12' TO POB. (131 N. SUPERIOR ST.) .
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Restricted Appraisal Information:
The CCLBA engaged Bratcher & Associates to conduct a restricted appraisal of all of the buildings to
establish value. The value for the property at 129 N Superior St is $6,500 and the value of the property
at 131 N Superior St, including the upstairs, is $5,500. Both appraisals are available on the County’s
online bid website below this RFP. This pricing is to inform Applicants, the purchase price will be
negotiated in Phase 4 after the DRC has selected the successful Applicant.
Site Map:
Market Conditions
Residential Market Potential A Target Market Study (TMA) was conducted in 2015 to determine residential market potential. The
TMA showed the following:
Potential for New Housing Developments & Redevelopments:
82% - Multi-Family Rental Units (apartments, lofts, condos, townhomes)
18% - Single-Family Detached Houses
Over the next 5 years:
345 households looking to relocate within the City
415 people from Calhoun and surrounding counties
140 people from across the US
A strong market exists for subsidized, rental, market rate, and high end options.
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Site Context: City of Albion Albion’s downtown has seen significant investment in the past few years with the revitalization of the Bohm Theater and the Mary Sheldon Ismon House, the Ludington Center, as well as the construction of a new hotel. The new hotel, located at the corner of Superior and Porter Streets, is a $9.2 million dollar project that will include 72 rooms, a restaurant, and a ballroom. In addition, there are two smaller mixed-used projects as well as a new brewery. The mixed used projects include Sterling Books and Brews, which has upper level apartments, and the Peabody Project. The planned investment for the Peabody Project is $1.7 million and an additional $1 million was invested in the brewery; the brewery is set to open in 2018. Nearby assets include:
201 N Superior Street – Dickerson’s Music (photo below)
205 N Superior Street – Lopez’s Taco House
101 N Superior Street – Ludington Center
119 N Superior Street – Sterling Books & Brews
200 S Superior Street – Courtyard by Marriott (photo below)
201 S Superior Street – Bohm Theatre (photo below)
301 S Superior Street – Kids ‘N’ Stuff
365 S Superior Street – Peabody Apartments
402 S Superior Street – Albion Malleable Brewing Company (opening 2018, photo below)
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Master Plan and Zoning All proposals submitted under this RFP, should take into consideration the 2017 Comprehensive Plan
and the 2017 Future Land Use and Zoning Plan. The following provides a brief overview of each plan, as
they pertain to downtown redevelopment, as well as website links. In addition, zoning information is
also provided below.
Master Plan: The City’s 2017 Comprehensive Plan seeks to continue the momentum building in the
city’s downtown. During the master planning process, residents cited concerns about lack of
entertainment options, and also a desire for additional dining options. The City’s plan outlines several
objectives which include, attracting new businesses to serve the needs of the whole community;
creating incentives and attractions; and balancing the non-profit and for-profit sectors.
Last year, the City also adopted the 2017 Future Land Use and Zoning Plan that gave support for
additional retail and dining options, as well as a committed decision by the City to support new mixed-
use developments. There are two recent mixed-use developments, the Sterling Books and Brews project
as well as the Peabody Project (in process), the latter of which received Community Development Block
Grant financing from the Michigan Economic Development Corporation (MEDC).
Zoning: Central Business District, B-2
The B-2 Central Business District is intended to provide for a variety of retail and office services which
serve the needs of a consumer trade area. The district is characterized by intense pedestrian activity
and a unified architectural scale. Existing apartment units and/or multiple-family residences are allowed
on upper floors, but are not allowed on the first floor or basement. Conversion of existing space on the
second or third floors for the new residential use shall be subject to special use approval.
Zoning Map:
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Utilities The site is served by North Superior Street.
Water/Sewer: City of Albion @ 517-629-5535
Gas: Semco Energy
Electric: Consumers Energy
Streets, Storm Sewer and Right-of-Way: City of Albion @ 517-629-3011
Redevelopment Ready Community The city of Albion is engaged in the Redevelopment Ready Communities (RRC) program by the MEDC.
RRC certification recognizes the city’s development regulations and processes as up-to-date, clear, and
predictable, as determined by a rigorous external assessment. The City expects to complete this process
in 2018.
Environmental Conditions The CCLBA has conducted a Combined Lead Based Paint Inspection and Risk Assessment and Asbestos
Inspections for 129 and 131 N Superior St, and this information has been uploaded onto the Calhoun
County Bid Opportunity website below the RFP.
The successful Respondent that moves to Phase 4 of the TTCP will be responsible for hiring an environmental consultant to conduct a Phase I environmental review. In some cases assistance for brownfield planning for environmental and non-environmental issues may be available, and would be discussed during Phase 4. Potential funding to assist with the costs of these assessments is highlighted in the “Available Incentives” section below. The following is a brief overview of environmental information:
Commercial and industrial property may be contaminated, and buyers should protect
themselves by conducting the appropriate environmental inquiries. Applicant shall be
responsible for conducting All Appropriate Inquiries (AAI) to identify any environmental
concerns and to receive liability protection.
The term “All Appropriate Inquiries” refers to three different stages of the environmental
investigation process: the Phase I, Phase II and Baseline Environmental Assessment (BEA). The
Phase I is a history review of the site, is only good for six months, is to determine if there are any
“Recognized Environmental Conditions” (RECs) and whether further investigation is
recommended. The Phase II involves additional testing and taking of samples to address
recognized environmental conditions and determine if the property is considered a facility. The
BEA is the most extensive study and is necessary if the property is considered a facility. A Due
Care Plan may also be required. Applicant is strongly encouraged to engage an environmental
consulting firm to coordinate the completion of the environmental due diligence process in a
timely manner.
Development Process (Phase 3 of the TTCP program, see Appendix A) As previously stated, this RFP is being released under the CCLBA’s new Transform This Commercial
Property program and represents Phase 3 in the process. Proposals submitted under this process will be
reviewed by the Development Review Committee, which will consist of representatives from the CCLBA,
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the municipality, and other relevant professionals as needed. During the review process to determine
which Applicant will move forward to Phase 4, the CCLBA reserves the right to ask one or more
Applicants to make a presentation to the DRC.
To be eligible for consideration for review by the DRC, the Applicant must submit all of the items
outlined in the Threshold Requirements for Submittal below.
Threshold Requirements for Submittal: 1. TABLE OF CONTENTS: Include a list of all sections and appendices in the application and indicate
corresponding page numbers.
2. EXECUTIVE SUMMARY: One page (maximum) summary of the plan.
3. IDENTIFY & DESCRIBE THE APPLICANT/DEVELOPER: Include corporate or business name, address,
phone number, email address, and name of primary contact.
4. IDENTIFY EACH PERSON OR ENTITY INVOLVED IN THE PROJECT TEAM: Include bios and information on
past projects.
Developer or Development partners
Architects or Engineers
Environmental Consulting Firm
Building Tenants
Proposed ownership structure
property management team
5. PRELIMINARY REHAB PLAN & FINANCIAL INFORMATION:
Preliminary construction budget with anticipated financial sources.
Preliminary operating budget for proposed business.
Proposed improvements.
Proposed square footage breakdown of proposed uses/types of uses.
If residential, please include number of rentals. If commercial, please indicate the number of
proposed jobs that will be created from the end use. If a phased approach is proposed,
indicate what will trigger executing subsequent phase and provide preliminary timeline for
phasing.
Proposed timeline for the project.
See Project Cost Estimate Worksheet and a Project Timeline Worksheet in Appendix A.
6. PROVIDE A SITE CONCEPT PLAN: Describe the sites needed and sites secured. If private sites are
included in the plan, letters demonstrating site control or ability to obtain site control over private
parcels is required.
7. DEMONSTRATION OF FINANCIAL CAPACITY: Include the developer’s ability to finance the
development and to obtain financing or grants. If seeking grants or incentives, please demonstrate
past success with accessing grant funds and familiarity with the process.
8. DEVELOPER’S RELEVANT EXPERIENCE: Include developer’s experience for up to five recent projects.
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Projects should illustrate experience with construction projects similar in scope and size to the
proposed projects. Photos and references are encouraged. See Brief Description of Past
Redevelopment Projects in Appendix A.
9. BUSINESS PLAN: Using the Business Plan Worksheet as a guide, create a plan for commercial, mixed
use, or multi-family residential housing project. See Business Plan Worksheet in Appendix A for
guidance.
10. FINANCIAL PLAN: Demonstrate how the project will be financed and documentation to verify
financial capacity to complete the plan.
11. PROPERTY LIST: List (with address and parcel ID) of all State of Michigan property owned by
Applicant, or any legal entity that will have an ownership interest in the project. This should include
properties under trusts, and those that are jointly or partially owned by Applicant. Include property
tax status and violation info if any.
12. PROPOSED PURCHASE PRICE: The CCLBA reserves the right negotiate final purchase price, if
appropriate, and to select the proposal that best meets their objectives. A purchase price will be
negotiated in Phase 4.
Please note, Applicants will also be responsible for submitting the Certification Form Note, the RFP
Submittal Checklist, and the Non-Collusion Affidavit (Appendix D) also included in this RFP.
Property Inspection Appointments: Interested parties wishing to inspect the property may do so by appointment during the following times:
1. Tuesday, March 27, 2018 between 1:00 pm and 3:00 pm; or
2. Wednesday, March 28, 2018 between 9:00 am and 11:00 pm.
All parties wishing to visit the site prior to submitting a proposal should contact Krista Trout-Edwards
with the CCLBA at 269-781-0859 to schedule an appointment within the given time frames listed above.
CCLBA staff will only be on-site for scheduled appointments.
Evaluation Criteria for all Responses:
All proposals will be reviewed by the DRC, which will consist of representatives from the CCLBA, the local unit of government, the economic development agency, and, when appropriate, a representative of the banking industry or other specialists as needed. As the CCLBA works closely with cities, townships and villages on community planning as well as economic development, this process will help the CCLBA support local goals.
The DRC will provide input on development proposals and assist with the review process. When
evaluating proposals, the DRC will consider the scope and sustainability of the project, quality of the
business plan, the Applicant’s experience and capacity, whether the project diversifies the
products/services offered in the area, and how the project supports local goals/plans. All proposals will
be evaluated and scored. A minimum of sixty points (out of a possible one hundred points) is required
RFP #03-CCLBA-2018 Development Proposals, Superior St, Albion 3/19/2018
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for further consideration.
Submitted proposals will be evaluated based on the following criteria, with the highest scoring Applicant
moving on to Phase 4:
· Completeness of application – 5 points
· Quality of Business Plan or Rehabilitation Pro-forma – 35 points
· Capacity for project – 35 points
· Diversification of Service/Product – 15 points
· Local government recommendations – 10 points
If Selected, Next Steps: The successful Applicant would move on to Phase 4 of the TTCP program once approved by the DRC.
Under this phase the Applicant will secure a non-refundable Option equal to $2,500 or 15% of the
purchase price, whichever is greater; this payment will be held in an escrow account. If the
development comes to fruition, it will be applied to the purchase price at closing, if it does not come to
fruition, it will be retained by the CCLBA to cover legal and administrative costs.
Potential Project Incentives The following incentives may be leveraged by the developer:
The CCLBA currently has EPA brownfield assessment funds that may be available to assist with
the cost of conducting the necessary environmental due diligence reports to protect new
owners from any past environmental liability. These reports are commonly called Phase 1,
Phase 2, and Baseline Environmental Assessments.
Other incentives may be available from the MEDC and information on these opportunities can
be found at the Albion Economic Development Corporation, which can be contacted at 517-629-
3926 or online.
Selection Process and Criteria The Development Review Committee comprised of representatives from the CCLBA, the local unit of
government, the economic development agency, and others (when appropriate) will review proposals in
accordance with identified objectives and policies. Submissions that are submitted timely and comply
with the mandatory requirements of the RFP will be evaluated in accordance with the terms of the RFP.
Any award resulting from this RFP will not necessarily be awarded to the Applicant with the highest price
offer.
The CCLBA reserves the right to select the Applicant that best meets its goals and objectives, quality
levels, as well as its experience and capacity level expectations. The CCLBA reserves the right, in its sole
discretion, to reject any/or all proposals, to waive any irregularities and technical defects contained
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therein, to award the contract in its entirety, in part, or not at all and/or to determine which proposal is
the lowest and/or best to enter into Purchase and Development Agreements, as deemed to be in the
best interest of the CCLBA.
The RFP and responses should not be considered a legally binding agreement. Upon selection of a
qualified development team, the CCLBA will enter into Phase 4. Phase 4 includes a non-refundable
option payment as well as a due diligence period to gain additional information for the preparation of a
Formal Development. Pricing will also be negotiated during Phase 4. Additional information about TTCP
can be found in Appendix A.
Registration & Questions Interested parties must register their intent to bid on the Calhoun County Bid Opportunities website
under Vendor Registration by 5:00pm on Friday, March 30, 2018. All registered parties will receive
notification of the question and answer document that will be uploaded to the site on April 3, 2018 as
well as any additional information regarding the bid.
Please note that the online bid registration requires Applicants to select a code; codes associated with
this project include the following:
909-57 Land Development & Sub-Division Services 925-61 Land & Development & Planning/Engineering 961-28 Economic Development, Domestic & Foreign 578-63 Real Estate: Land & Improvements
For additional information regarding registration, please contact the Calhoun County Purchasing
Department at 269-781-0981.
Written questions must be submitted via email to [email protected] by 5:00pm Monday,
April 2, 2018. Written answers will be posted on the Calhoun County website by 5:00pm Tuesday, April
3, 2018.
Submittal Requirements:
Responses to this RFP are due by 3:00pm (local time) on Thursday, April 12, 2018. The prevailing
clock shall be www.time.gov. Electronic or fax proposals will not be accepted. Each Respondent is
responsible for labeling the exterior of the sealed envelope containing the proposal response with the
proposal number, proposal name, proposal due date and time, and your firm’s name. Nine unbound
hard copies must be delivered to:
Calhoun County Purchasing Department
Attn: Leslie Obrig 315 West Green Street
Marshall, MI 49068
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Certification Form Note
THIS PAGE MUST BE COMPLETED AND INCLUDED WITH THE SUBMITTAL CERTIFICATION The undersigned hereby certifies, on behalf of the Respondent named in this Certification (the
“Respondent”), that the information provided in this RFP submittal to the CCLBA is accurate and
complete, and I am duly authorized to submit same. I hereby certify that the Respondent has
reviewed this RFP in its entirety and accepts its terms and conditions.
(Name of Respondent)
(Signature of Authorized Representative)
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RFP Submittal Requirements Checklist A detailed description of the items below is included in Threshold Requirements for Submittal in the
body of the RFP, please refer to that section for additional information.
Please provide Checklist with response to RFP – Do not include a copy of the RFP.
Proposal Threshold Requirements:
TABLE OF CONTENTS
EXECUTIVE SUMMARY
IDENTIFY & DESCRIBE THE APPLICANT/DEVELOPER
IDENTIFY EACH PERSON OR ENTITY INVOLVED IN THE PROJECT TEAM
PRELIMINARY REHAB PLAN & FINANCIAL INFORMATION
See Project Cost Estimate Worksheet and a Project Timeline Worksheet in Appendix A.
PROVIDE A SITE CONCEPT PLAN
DEMONSTRATION OF FINANCIAL CAPACITY
DEVELOPER’S RELEVANT EXPERIENCE
See Brief Description of Past Redevelopment Projects in Appendix A.
BUSINESS PLAN
See Business Plan Worksheet in Appendix A for guidance.
FINANCIAL PLAN
PROPERTY LIST
PROPOSED PURCHASE PRICE
Other Forms:
Certification Form Note
RFP Submittal Checklist
Non-Collusion Affidavit
Appendix A – Transform This Commercial Property Program Information
1
The Calhoun County Land Bank Authority (CCLBA) has commercial properties for purchase to rehabilitate. Part of
our mission is to support business district revitalization through the management of distressed properties. Many of the
buildings offered through the Transform This Commercial Property (TTCP) program are in need of significant
rehabilitation; therefore, participation in this program will require a detailed rehabilitation plan, a business plan, a
financial plan/pro-forma and will also require a project review by the Development Review Committee (DRC).
The CCLBA may initially market commercial sites through a formal Request for Proposal (RFP) process that will
incorporate the TTCP program. This will allow all interested parties, e.g. the Applicant/Developer (“Applicant”), to
submit a response under Phase 3 (see below) of this program to be reviewed by the DRC. The CCLBA’s realtor may
assist with both the RFP and TTCP process. During the RFP period, the property will be made available for inspection
by interested parties. If the CCLBA does not receive an acceptable response to the RFP, the property would then be
listed with a realtor in the traditional manner and the participation in the TTCP program will still be required.
The goal of the TTCP program is to successfully redevelop distressed commercial and mixed used sites. Upon
completion, the property returns not only to the tax roll, but also to productive use and becomes an asset to its
neighborhood, community, and commercial district. This program is designed for those who want to purchase and
restore the property for small business or mixed use development.
The 5 phases of the process are outlined below:
In order to participate, the CCLBA mandates the following:
ALL PROPERTY TAXES MUST BE PAID and current on all properties located in the State of Michigan owned by the
Applicant, or any individual and legal entity that will have an ownership interest in Applicant; this applies to all board
members of the legal entity. Applicants that have forfeited properties due to delinquent taxes in the past five years are not
eligible for this program. List of all properties owned in the State of Michigan, with parcel numbers should be submitted
with application. CCLBA staff will review all for compliance.
ALL PROPERTY MUST BE CODE COMPLIANT. All property in the State of Michigan owned by the Applicant, or any
individual and legal entity that will have an ownership interest in Applicant, must be violation free. All code violations
must be resolved before the CCLBA will consider an application. If building permits are open and in process of being
fulfilled, an exception may be granted. Applicants with a history of code violations are not eligible for this program.
T R A N S F O R M T H I S
C O M M E R C I A L P R O P E R T Y
PHASE 1 Find a Property and Prepare to Apply Pg. 2
Close the Deal Pg. 6 PHASE 5
PHASE 4 Secure an Option & Conduct a Formal Code Review Pg. 5
PHASE 3 Create Preliminary Development Proposal Pg. 3
PHASE 2 Prepare Preliminary Project Scope & Meet with the CCLBA Pg. 2
2
CONTACT THE CCLBA to find a Transform This Commercial Property.
INSPECT THE PROPERTY. The Applicant is encouraged to bring professionals or others involved in the rehabilitation
project to the property for the inspection and to develop their detailed rehab plan.
MAKE A GENERAL LIST OF NEEDED REPAIRS. Please note that building code requirements may change based upon
the end use; therefore, the list of repairs and improvements will likely need to be revised. The Applicant must
prioritize the rehabilitation by giving priority to structural concerns and other repairs necessary to obtain a Certificate
of Occupancy (e.g. roof or foundation, façade, mechanical systems).
CONSIDER THE COST. The Applicant should carefully consider the ability to afford the purchase of the property, the
property taxes, any unknown or unanticipated conditions including environmental concerns, and the cost to complete
rehabilitation, as well as the strength of the business plan. These considerations are the key to project approval; and
must be considered carefully by the Applicant. Utilize the cost estimate checklist included with the application materials
as a tool in determining the financial commitment. Applicant should contact the local assessor to get an estimate on
future property tax responsibility. Be prepared to show the resources you have to meet the cost of the project, this
includes confirmation of financing; see phases 3 and 4.
OPTION 1 – RFP PROCESS - Follow the process described in the published RFP for any properties offered under
the bid process to obtain access to the property for inspection and to clarify information about the property. Because
all properties are different, the CCLBA will specifically tailor the inspection and Q&A sections of the RFP to ensure
that potential bidders can obtain the necessary information prior to submitting a proposal under Phase 3. Please note
that in this process, the Application Worksheet becomes part of the submission for the RFP process.
OPTION 2 – TRADITIONAL LISTING - Schedule a meeting with the CCLBA for parcels listed traditionally to
discuss the project, including preliminary plans for the rehabilitation of the building on the property. Applicant should
also be prepared to discuss the project’s financing. In Phase 3, the CCLBA will require significantly more information
from the Applicant, so during this meeting, Applicant should ask questions about Phase 3 to clarify the process. In most
cases, the CCLBA will request a representative of the local municipality to attend the meeting.
Prior to the meeting, you will need to provide completed TTCP Application Worksheet for review by CCLBA staff and
municipal staff that will attend the meeting (15 copies). In addition, you should be ready to discuss preliminary
information about the following:
1. Identify developers and generally discuss past project experience, including projects similar in scale to the proposed
project, and familiarity with incentives and environmental work.
2. Identify professionals that may be involved in the project, including architects, engineers, environmental consultants
and/or contractors.
3. Discuss preliminary development proposal and scope of work, including type of project and proposed use (e.g
mixed use, residential, commercial), financing, and project timeline.
4. Discuss proposed business plan.
NEXT STEPS - If the applicant is encouraged to move forward through via either pathway (traditional or RFP), they
must create a Preliminary Development Proposal as discussed in Phase 3 below. Prior to the next meeting or review,
Applicant should submit all forms and preliminary plans including a rehabilitation plan (for all phases of the project); a
business plan; a project timeline; a financial plan; and all additional supporting materials as described in Phase 3.
PHASE 2 Prepare Preliminary Project Scope & Meet with the CCLBA
PHASE 1 Find Property and Prepare to Apply
3
SUBMIT A PRELIMINARY DEVELOPMENT PROPOSAL for review and comment by CCLBA staff and the DRC; to be
considered complete, proposal shall address all of the items listed below. There will be a 15 day review period for all
proposals submitted for sites that are listed traditionally and a 20 day review period for submissions filed under an RFP
process.
The CCLBA will engage the DRC to provide a preliminary review of and comment on the scope of the project and
other information. It may also choose to discuss the project with representatives from the municipality (e.g. planning
department, municipal manager, building inspector) in which the property is located. The CCLBA reserves the right to
ask Applicant to make a presentation to the DRC explaining their project when determining which project will move
on to Phase 4. The CCLBA will provide a written response to Applicant after the review that either encourages the
Applicant to move forward in the process or expresses the CCLBA’s decision to forego the project. The following
tools will be used to evaluate submissions submitted under Phase 3.
1. DEVELOPMENT REVIEW COMMITTEE (DRC). The DRC will consist of representatives from the CCLBA, the local
unit of government, the economic development agency, and, when appropriate, a representative of the banking
industry or other specialists. The CCLBA works closely with cities, townships and villages on community planning as
well as economic development and this process will help the CCLBA support local goals. The CCLBA will engage a
DRC for commercial projects, unless it is deemed unnecessary by the CCLBA.
The DRC will provide input on development proposals and assist with the review process. When evaluating proposals,
the DRC will consider the scope and sustainability of the project, quality of the business plan, the Applicant’s
experience, whether the project diversifies the products/services offered in the area, and how the project supports
local goals/plans. All proposals will be evaluated and scored. A minimum of sixty points (out of a possible one hundred
points) is required for further consideration.
2. PRELIMINARY EVALUATION AND SCORING. All proposals submitted will be preliminarily evaluated as follows. A
minimum score of 60 points or more is required for further consideration. For projects with more than one Applicant,
the Applicant that scores the highest will move forward in the process.
Completeness of application – 5 points
Quality of Business Plan or Rehabilitation Pro-forma – 35 points
Capacity for project – 35
Diversification of Service/Product – 15 points
Local government recommendations – 10 points
NECESSARY COMPONENTS OF A PRELIMINARY DEVELOPMENT PROPOSAL: All of the proposal components are
listed on the following page. Please note that ONLY Preliminary Development Proposals that include ALL of
components listed will be reviewed by CCLBA staff.
NEXT STEPS - A decision will be made regarding submissions by CCLBA staff and the DRC, and will be evaluated
under the scoring matrix listed above. The CCLBA will provide a written response to Applicant after the review that
either encourages the Applicant to move forward in the process or expresses the CCLBA’s decision to forego the
project. All decisions of CCLBA will be considered final. Applicant is allowed to reapply with a revised scope of work
for the project or for another property.
PHASE 3 Create Preliminary Development Proposal
4
COMPONENTS OF PROPOSAL
1. TABLE OF CONTENTS: Include a list of all sections and appendices in the application and indicate corresponding
page numbers.
2. EXECUTIVE SUMMARY: One page (maximum) summary of the plan.
3. IDENTIFY & DESCRIBE THE APPLICANT/DEVELOPER: Include corporate or business name, address, phone
number, email address, and name of primary contact.
4. IDENTIFY EACH PERSON OR ENTITY INVOLVED IN THE PROJECT TEAM: Include bios and information on
past projects.
Developer or Development partners
Architects or Engineers
Environmental Consulting Firm
Building Tenants
Proposed ownership structure
property management team
5. PRELIMINARY REHAB PLAN & FINANCIAL INFORMATION:
Preliminary construction budget with anticipated financial sources.
Preliminary operating budget for proposed business.
Proposed improvements.
Proposed square footage breakdown of proposed uses/types of uses.
If residential, please include number of rentals. If commercial, please indicate the number of proposed jobs
that will be created from the end use. If a phased approach is proposed, indicate what will trigger executing
subsequent phase and provide preliminary timeline for phasing.
Proposed timeline for the project.
Attached is a Project Cost Estimate Worksheet and a Project Timeline Worksheet, both can be used to assist with this
section.
6. PROVIDE A SITE CONCEPT PLAN: Describe the sites needed and sites secured. If private sites are included in
the plan, letters demonstrating site control or ability to obtain site control over private parcels is required.
7. DEMONSTRATION OF FINANCIAL CAPACITY: Include the developer’s ability to finance the development and
to obtain financing or grants. If seeking grants or incentives, please demonstrate past success with accessing grant
funds and familiarity with the process.
8. DEVELOPER’S RELEVANT EXPERIENCE: Include developer’s experience for up to five recent projects. Projects
should illustrate experience with construction projects similar in scope and size to the proposed projects. Photos
and references are encouraged.
9. BUSINESS PLAN: Using the Business Plan Worksheet as a guide, create a plan for commercial, mixed use, or multi-
family residential housing project.
10. FINANCIAL PLAN: Demonstrate how the project will be financed and documentation to verify financial capacity to
complete the plan.
11. PROPERTY LIST: List (with address and parcel ID) of all property owned in the State of Michigan by Applicant, or
any legal entity that will have an ownership interest in the project. This should include properties under trusts, and
those that are jointly or partially owned by Applicant. Include property tax status and violation info if any.
12. PROPOSED PURCHASE PRICE: The CCLBA reserves the right negotiate final purchase price, if appropriate, and
to select the proposal that best meets their objectives.
5
APPLICANT WILL BE RESPONSIBLE FOR THE FOLLOWING and has 60 days in which to complete the work:
1. Secure an option to purchase the property by placing a non-refundable deposit with CCLBA for the property. The
deposit will be $2,500 or 15% of the purchase price, whichever is greater, which will be held in an escrow account.
The deposit will be applied to the purchase price for the property at a closing when the project comes to fruition.
However, if the project does not come to fruition, the deposit will be retained to cover legal and administrative
costs.
2. Hire a professional engineer at their own expense to complete a formal code review of the building to ensure that
it is suitable for the proposed project.
3. Seek input from the municipal economic development agency, building and code officials, fire marshal, the planning
and zoning agency, and any other party that might need to review proposals for compliance.
4. Hire an environmental consultant at their own expense to conduct a Phase I environmental review. In some cases
assistance for brownfield planning for environmental and non-environmental issues may be available, and would be
discussed during Phase 4. The following is a brief summary of the environmental information:
Commercial and industrial property may be contaminated, and buyers should protect themselves by
conducting the appropriate environmental inquiries. Applicant shall be responsible for conducting All
Appropriate Inquiries (AAI) to identify any environmental concerns and to receive liability protection.
The term “All Appropriate Inquiries” refers to three different stages of the environmental investigation process: the Phase I , Phase II and
Baseline Environmental Assessment (BEA). The Phase I is a history review of the site, is only good for six months, is to determine if there are
any “Recognized Environmental Conditions” (RECs) and whether further investigation is recommended. The Phase II involves additional testing
and taking of samples to address recognized environmental conditions and determine if the property is considered a facility. The BEA is the
most extensive study and is necessary if the property is considered a facility. A Due Care Plan may also be required. Applicant is strongly
encouraged to engage an environmental consulting firm to coordinate the completion of the environmental due diligence process in a timely
manner.
THE CCLBA WILL NOT ACCEPT ANY LIABILITY FOR THE ENVIRONMENTAL CONDITION OF THE PROPERTY
Revise the Preliminary Proposal submitted under Phase 3 to reflect new information found under during Phase 4 above
so that the Applicant now has a Formal Development Proposal, which includes all information collected to date.
CCLBA WILL BE RESPONSIBLE FOR THE FOLLOWING:
1. Execute an option to purchase the property in favor of the Applicant.
2. Review the Formal Code Review results and provide any necessary comments within 7 business days.
3. Review the Formal Development Proposal and provide preliminary comments within 15 business days prior to
scheduling a formal review of the project with the DRC.
4. Schedule a review of the Formal Development Proposal with the DRC within 20 days of receiving the proposal.
THE FORMAL REVIEW: The DRC may ask for clarification or additional information based on the review process and
project scope. When necessary, the DRC may seek outside opinions to clarify the potential success of Applicant’s plan.
CCLBA staff will serve as a liaison between the DRC and the Applicant as needed.
When providing a final recommendation, the DRC will consider the scope and sustainability of the project, quality of
the business plan, the developer’s experience, whether the project diversifies the products/services offered in the area,
and how the project supports local goals/plans.
PHASE 4 Secure an Option & Conduct a Formal Code Review
6
DURING THIS FINAL PHASE, THE CCLBA AND APPLICANT WILL FINALIZE the purchase agreement and
development agreement and will use input from the phases above, and from the DRC, to set appropriate benchmarks.
The intent of the Purchase Agreement is to clarify what happens prior to the transfer of the property, and the intent of
the Development Agreement is to clearly outline the necessary steps for completing the development. The Purchase
Agreement and Development Agreement will be prepared by CCLBA and, aside from the specific deal terms, are not
subject to negotiation.
1. SIGN A PURCHASE AGREEMENT with the CCLBA. The approved Transform This Commercial Property
application and materials will be incorporated into the purchase agreement. Documentation may periodically be
requested to verify the progress such as receipts for services, materials or permits or other related items.
2. SIGN A DEVELOPMENT AGREEMENT with the CCLBA. The approved Transform This Commercial Property
application and materials will be incorporated into the development agreement. Documentation may
periodically be requested to verify the progress such as inspections, receipts for services, materials or permits
or other related items.
3. MEET ALL NECESSARY REQUIREMENTS OF THE PURCHASE AGREEMENT to proceed to the following steps:
A. SCHEDULE A CLOSING where the Applicant / Buyer will pay the purchase price and all closing costs,
including but not limited to, Buyer’s share of pro-rated property taxes (when applicable), lender closing
costs, recording fees, title closing costs and title insurance.
B. TRANSFER OF PROPERTY is a two-fold arrangement. First the Buyer, will receive a Warranty Deed (with
clear title). Second, the Buyer will sign a Re-Conveyance Deed, which is further defined below. The Re-
Conveyance Deed will be held by CCLBA.
4. COMPLIANCE MONITORING during the life of the Development Agreement will take place on a bi-monthly
basis. Applicant will be responsible for filing bi-monthly reports with the CCLBA to demonstrate both
compliance and progress. In cases of unforeseen circumstances, the CCLBA, with input from the DRC, may
grant extensions so long as there is significant progress on the project. All extensions will be requested and
approved in writing. Requests for multiple extensions may require support from the CCLBA Board if requested
over an extended period time.
Upon receipt of the Final Inspection and/or Certificate of Occupancy by the CCLBA or completion of the
specified benchmark included in the Development Agreement, the project will be considered complete. At this
time the Re-Conveyance Deed will be destroyed and full ownership and interest will be solely held by the
Buyer.
The CCLBA expects the Buyer to work toward project completion as outlined in the Purchase Agreement and the
Development Agreement, and will work to support the Buyer as needed. Legitimate setbacks in completing the project
will be taken into consideration on a case by case basis. If necessary, the Buyer may request an extension in writing; the
CCLBA reserves the right to request additional information and supporting documentation before consideration of the
request. In the event that the Buyer fails to meet the requirements of the program and contract (for example - misses
project completion deadline or fails to pass a Final Inspection), and no agreement can be reached by the parties as
determined solely by CCLBA, the CCLBA may elect to record the Re-Conveyance Deed. Upon recording the
Re-Conveyance Deed, title to the property reverts back to the CCLBA and the Buyer forfeits the physical property
and the improvements thereon as well as the purchase price, closing costs and the investments made in the property.
PHASE 5 Close the Deal
7
Disclosure:
The CCLBA advises all Applicants that it is selling these properties AS IS, WHERE IS and with no representations or
warranties of any kind, including but not limited to any warranty of habitability, fitness for a particular purpose, or
environmental condition. Applicants are advised to conduct their own careful inspections at the scheduled walk
through, particularly with regard to the anticipated cost for repairs that will be required to pass a Final Inspection, and
where necessary, obtain a Certificate of Occupancy within required time frame.
Any information provided in this document, or on any CCLBA publication, print or electronic (including internet
postings) or otherwise, orally or in writing, now or in the future, is for convenience only and the CCLBA makes no
representation or warranty as to its accuracy or completeness.
The CCLBA is a governmental body subject to the Freedom of Information Act and/or other applicable laws regarding
the disclosure of public information. Please note, that the CCLBA may be required to disclose Applicant’s or Buyer’s
name, the address of the property, the purchase price and other information. If requested, the CCLBA will provide any
information as required by law.
The CCLBA reserves the right to accept or reject any or all offers, waive any technicalities and accept the proposal
which best suits the CCLBA, the local unit of government, business district, or neighborhood. The CCLBA will review
the bids in partnership with the DRC, and other representatives as necessary. The CCLBA reserves the right to take
other action before a purchase agreement is approved or signed. If you have any questions, please contact
Krista Trout-Edwards, Executive Director at 269-781-0859.
8
CONTACT INFORMATION
Applicant Name: _____________________________________________________________________________
Mailing Address: ______________________________________________________________________________
Cell Phone: ___________________________________ Email: ________________________________________
Co-Applicant Name:___________________________________________________________________________
Mailing Address:______________________________________________________________________________
Cell Phone:___________________________________ Email: _________________________________________
CCLBA PROPERTY INFORMATION
Property Address: ________________________________ Parcel ID Number: _____________________________
ANTICIPATED SOURCES OF FUNDING
CHECK ALL THAT APPLY
I have not been through any foreclosure proceedings or forfeited title on any property in the last five years.
I do not have delinquent taxes on any property I own in the State of Michigan. My taxes are paid and current.
I do not have any active code or ordinance violations on any property I own in the State of Michigan.
T R A N S F O R M T H I S
C O M M E R C I A L P R O P E R T Y
A walk through inspection is required before an application can be accepted. Visits to the site will be handled via
the RFP process or can be coordinated with CCLBA staff. Entry onto or into a CCLBA property without the contracted
realtor is trespassing and is subject to prosecution. This application will not be processed if all required documentation is
not attached. Please note, the requirements of the program must be met to qualify for participation and purchase.
Lender Type of Loan Proposed Amount
Loan
Loan
Grantor Agency Type of Grant Proposed Amount
Grant
Grant
Equity/Applicant Contribution Proposed Amount
Other Sources (e.g. brownfields/reimbursement) Identity of Funding Party Proposed Amount
Total Expected Funding for Project:
9
REHABILITATION PLAN
Intent for property (circle all that apply) Residential Income property Mixed used Commercial
Other _________________________
Briefly describe the project: __________________________________________________________________
_______________________________________________________________________________________
_______________________________________________________________________________________
_______________________________________________________________________________________
_______________________________________________________________________________________
_______________________________________________________________________________________
_______________________________________________________________________________________
_______________________________________________________________________________________
Have you engaged an architect or building professional? (circle) Yes or No
If so, please provide name: ______________________________________________________________
Do you plan to seek grant funding to complete the building renovation? (circle) Yes or No
Do you plan to seek bank funding to complete the renovation? (circle) Yes or No
Are you familiar with environmental regulations that provide liability protection? (circle) Yes or No
If so, please describe your experience, including what type of environmental reports were conducted:
__________________________________________________________________________________
__________________________________________________________________________________
__________________________________________________________________________________
__________________________________________________________________________________
__________________________________________________________________________________
Have you purchased and redeveloped commercial property in the past? (circle) Yes or No
If so, please describe your experience in the table on the next page:
Proposed date of completion for rehabilitation of property ___________________________________________
Total projected cost (purchase price + rehab) $____________________________________________________
Have you contacted the local planning/building department about this property? (circle) Yes or No
Municipality ______________________ Contact Person _____________________ Phone _______________
10
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11
TRANSFORM THIS COMMERCIAL PROPERTY – PROJECT COST ESTIMATE WORKSHEET
SUBMIT THIS CHECKLIST with application materials or RFP response. Any information provided on this docu-
ment is for convenience only with no representation or warranty as to completeness and accuracy. This tool is
provided to aid in the process for the Applicant and the CCLBA. The costs for the project may be more or less
and are the responsibility of the Applicant.
12
TRANSFORM THIS COMMERCIAL PROPERTY – PROJECT TIMELINE WORKSHEET
SUBMIT THIS CHECKLIST with application or RFP materials. This tool is provided to aid in the planning process
for the Applicant and the CCLBA; project costs are the responsibility of the Applicant.
Month _____________
1. ___________________________________________________________________________
2. ___________________________________________________________________________
3. ___________________________________________________________________________
4. ___________________________________________________________________________
Month _____________
1. ___________________________________________________________________________
2. ___________________________________________________________________________
3. ___________________________________________________________________________
4. ___________________________________________________________________________
Month _____________
1. ___________________________________________________________________________
2. ___________________________________________________________________________
3. ___________________________________________________________________________
4. ___________________________________________________________________________
Month _____________
13
TRANSFORM THIS COMMERCIAL PROPERTY – BUSINESS PLAN WORKSHEET
The outline below is to assist Applicants with the development of a business plan. Applicants should create a
detailed plan to submit with their RFP proposal or application materials.
COMPANY DESCRIPTION
Company Name
Address, City, State, Zip
Owner’s Name, Email, Phone
Legal Entity Status (LLC partnership or sole proprietorship, Corporation, 501(c)(3))
Mission Statement (Summary of the purpose and values of the business)
Vision Statement (5-10 year outlook for the business)
MARKETING AND SALES
Market Research (Industry, Competition, Target Market/Customers)
Market Differentiation (What makes your business stand out from similar businesses)
Marketing Plan (How do you plan to reach your target market, outline your marketing mix)
Sales (Outline sales process)
OPERATION PLAN
Management (Explain who will be in charge of the day to day operations)
Staffing (Number of employees or staffing needs)
Work Processes (Outline the core procedures used to produce products/services)
Equipment (Equipment needed to conduct business)
FINANCIAL PLAN
Startup Cost (Initial expenses)
Revenue Projections (Year 1 projections, break-even point, profitable)
Funding (Bank, investors)
Appendix B
Appendix C – Site Photos
129, 129.5, 131 N Superior St
129 N Superior St
129.5 N Superior St 129.5 N Superior St
129.5 N Superior St 131 N Superior St
Appendix D NON-COLLUSION AFFIDAVIT
The bidder, by its officers and authorized agents or representatives, present at the time of filing this bid,
being duly sworn on their oaths, say that neither they nor any of them have in any way, directly or
indirectly, entered into any arrangement or agreement with any other bidder or with any public officer
or representative of the Calhoun County Land Bank Authority, whereby such affidavit or affiant or either
of them has paid or is to pay to such other bidder or public office anything of value whatsoever; or such
affidavit or affiant or either of them has not directly or indirectly entered into any arrangement or
agreement with any other bidder or bidders, which tends to or does lessen or destroy free competition
in the letting of the contract sought for the by the attached bid; that no inducement of any form or
character other than that which appears on the face of the bid will be suggested, offered, paid or
delivered to any person whomsoever to influence the acceptance of the bid or awarding of the contract;
nor has this bidder any agreement or understanding of any kind whatsoever, with any person
whomsoever to pay, deliver to, or share with any other person in any way or manner, any of the
proceeds of the contract sought by this bid. The bidder is fully informed with respect to the preparation
and contents of the attached bid proposal and of all pertinent circumstances respecting said proposal.
I hereby affirm by my signature affixed hereto that the above statements are true to the best of my
knowledge, information and belief.
By: __________________________________ __________ Signature Date __________________________________ Printed Name __________________________________ Title __________________________________ Company This affidavit must be notarized to be complete. Notary certification below.
Subscribed and sworn to before me on _______________________, 2016 in ________________ County, Michigan.
____________________________________
________________________, Notary Public
Acting in ____________ County, Michigan
My Commission Expires: __________, 20___
(seal)