RFP for 9th & Main Street Redevelopment Project

City of Hopkinsville
Request for Proposals for the
9th Street and Main Street Redevelopment Project
RFP Issue Date: April 2, 2026
Proposal Due Date: Wednesday, July 1, 2026, at 3:00 PM CT
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Introduction:
The City of Hopkinsville, by and through the Christian County/Hopkinsville Development Corporation (LDC) is
seeking a Developer or Development Team to submit proposals for the acquisition and redevelopment of property
along 9th and Main Streets in Hopkinsville, Kentucky. The Developer should have the capacity and creativity to
transform the parcel included in this RFP.
The City is interested in receiving proposals that show market-responsive uses of the building, with a preference for
the development of a two to four story building consisting of commercial space on the ground floor and residential
units on the upper stories, however the City is open to entertaining other concepts for this property. Additionally, the
City is interested in quality architectural designs that complement the surrounding architecture. The proposal that is
submitted must include a purchase price for the property along with a development plan for the property and an
estimated cost of construction of the proposed development.
While the City has not predetermined a specific site development plan, certain qualities of a preferred approach are
outlined in this proposal, and submitters are encouraged to consider them. With that goal in mind, this RFP sets out
the development objectives, while remaining open to proposals that suggest exceptions or deviations in order to
achieve the best balance that is sensitive to the needs of the city and the prospective purchaser.
Site Information:
The property is currently vacant land that once contained multiple buildings. In 2023, the City had a structural
engineer examine several buildings downtown that were in disrepair. The report from the structural engineer stated
that all three buildings located at the corner of 9th and Main Streets had severe structural issues and should be
demolished. Hopkinsville's City Council concurred with the structural engineer's findings on Lee's Game Room,
located at 806 South Main Street and the Holland Opera House located at 808 and 810 South Main Street.
Demolition of the buildings was completed in March 2023. The Phoenix Building, located at 814 and 816 South
Main Street, was demolished by the property owner in November 2023. The City purchased the Blue Streak
Printers building at 116 East 9th Street, along with the former Holland Opera House and Phoenix building properties
from the owner in June 2025 and owns all properties with a clear title, including Lee's Game Room. In October
2025 after two structural inspections, the Hopkinsville City Council voted to demolish the Blue Streak Printers
building. Demolition was completed on this property in November 2025. The demolition of these properties has left
a large vacant area in the heart of Downtown Hopkinsville at its most visible intersection.
The City plans to consolidate the Lee's Game Room, Holland Opera House, Phoenix Building, and Blue Streak
Printers properties, with the exception of the parking areas as noted on the survey. The parking area will not be
included in the purchase and redevelopment of the property and will be subdivided from the rest of the property and
remain with the City. The City will be providing an easement through the parking area, so that the Developer will
have access to the property for which a proposal is being sought.
Attached as Exhibit A is the current survey of the property with the approximate boundaries of the parcel to be
transferred to the developer. The property to be transferred to the developer is outlined with a thick black border,
while the parking area the City will retain is outlined in red. The dashed area on the survey is the approximate
property line where the City's parking area will be subdivided from the remainder of the other parcels. The
subdivision and consolidation of the properties will occur following the acceptance of a proposal and in conjunction
with the execution of a development agreement.
The zoning for this property is designated as a B-3 Central Business District. The B-3 District forms the city's center
for commercial, financial, professional, governmental and cultural activities. This district also provides for
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complementary office and related uses, including upper story residential occupancies. The regulations within the
Central Business District are intended to protect and upgrade the district for the performance of its primary
functions. Pedestrian oriented uses are encouraged in this district. Zoning regulations for this property can be found
in Chapter 158 of the Hopkinsville Code of Ordinances:
(https://codelibrary.amlegal.com/codes/hopkinsville/latest/hopkinsville_ky/0-0-0-12366).
The Holland Opera House, the Phoenix, and the Blue Streak Printers buildings have had ASTM Phase I
Environmental studies completed for the properties. These studies were completed in 2017. The Developer will be
responsible for any site work necessary, including environmental remediation or geotechnical exploration needed to
build on this site.
General Provisions:
Request for Proposal packets can be obtained via the City website
(https://www.hopkinsvilleky.us/bid_posting/index.php), via email by contacting Stacy Cook at scook@comdev-
services.com, or in person at 710 South Main Street, Hopkinsville, Kentucky, 42240.
Any questions must be emailed to Stacy Cook at scook@comdev-services.com. Questions will be taken until May
27, 2026, at 12:00 PM CT. Responses to all questions will be posted to the City's website. Acknowledgment of any
addenda will be required in the submission.
The City of Hopkinsville reserves the right to reject any and all submittals and to waive any informality in any
submittal if that action is deemed to be in the best interest of the City of Hopkinsville.
The cost of the preparation of the RFP from any and all Developers does not bind or obligate the City or the
Christian County/Hopkinsville Development Corporation (LDC) to award a contract or to reimburse any of the costs
associated with the preparation or submission of the material.
Following the selection of a Developer, a formal contractual development agreement will be negotiated, which will
include project details, timelines, and expectations. If an agreement cannot be reached, negotiations will then begin
with the next highest rated Developer and so on until an agreement can be reached. The City reserves the right to
cease negotiations with any and all Developers and rebid the project if necessary. The development agreement and
property transfer, including all agreed stipulations, will be subject to the approval of the Hopkinsville City Council.
Proposal Requirements:
The requirements are designed to establish the Developer's overall capacity to complete this project and meet the
requirements and obligations associated with the purchase of the land.
1. Cover Letter
a. The cover letter should explain your interest in the opportunity, outline the main elements of your
development concept, and identify the primary contact person for this project (name, address,
phone number, and email address).
2. Development Team
a. Identify the development entity's legal name and contact information and provide the legal form of
the organization (i.e. corporation, LLC, partnership, joint venture, etc.)
b. Development team must include a list of the individuals who will be working on this project,
including any proposed engineers, architects, and contractors. If you anticipate using
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subcontractors for any portion of the project, list the firm(s) and the members of that firm who will
be involved with the project. The listing should include the qualifications and experience of each
individual who will be participating directly in the design and construction management and an
organizational chart showing the line and staff relationship for those individuals.
c. The proposal should summarize the experience and capacity of the Developer and the
development team, both individually and collectively, particularly with projects similar in nature and
scale. Describe relevant experience specific to the areas of project development, designing mixed
use spaces, permitting, construction, securing funding and financing, renting, and property
management.
d. Proposals must include background information on their development experience and financial
stability.
e. The Developer must disclose all legal issues to which your company is/was a party to for the last
five (5) calendar years. Disclosure includes the results of all litigation, disputes, judgments and
matters of binding contract arbitration in which the performance of the company was at issue. The
City of Hopkinsville, acting by and through the Christian County/Hopkinsville Development
Corporation (LDC), reserves the right to exercise due diligence in the review of these matters.
Failure to make full disclosure may result in disqualification from the selection process.
f. List any potential conflicts of interest, including any relationship to any City official or staff member
or any member of the Christian County/Hopkinsville Development Corporation (LDC) or
Community and Development Services support staff.
3. Project Narrative & Initial Design
a. Description of development plan for the described parcel and use of parcel.
b. Prospective development timeline, including major milestones (no more than three (3) years for
development completion).
c. Discussion of how the project meets the municipal regulatory requirements, including, but not
limited to zoning and site plan regulations. This could include required parking, variances that will
be necessary, etc.
d. Include any conceptual site plans, building elevations, floor plans, or renderings of the proposed
development, including proposed square footage.
4. Financial Capacity
a. A detailed project cost estimate should be included.
b. A detailed description of ability to finance the costs associated with this project, including a
financial spreadsheet, should be included.
c. A development budget.
d. Funding needed from the City, if any. Downtown incentive information is located on the City's
website
(https://www.hopkinsvilleky.us/visitors/historic_hopkinsville/downtown_renaissance_documents_an
d_forms.php#outer-291).
e. The proposed purchase price of the land from the City of Hopkinsville.
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Developers should submit seven (7) hard copies of their proposal for review to:
Stacy Cook, Community Development Planner II
Community and Development Services
710 South Main Street
Hopkinsville, KY 42240
The proposal should be submitted in an envelope clearly marked and labeled as "9th & Main Street
Redevelopment Project".
All responses must be received by July 1, 2026, at 3:00 PM CT for consideration. Late responses
will not be reviewed or considered.
Selection Criteria:
The City has identified the following criteria to evaluate responses to this RFP. The criteria are not assigned specific
point values.
1. Land use and impact on the downtown area and the city overall.
2. Developer's track record for similar projects.
3. Financial ability to complete the project.
4. Construction schedule.
5. Need for City financial assistance (including Downtown Incentives).
6. Conformance with design guidelines.
7. Proposed property acquisition price.
Evaluation of the proposals will be based upon the criteria listed within the RFP. Reviewers anticipate selecting a
shortlist of Developers based on the submissions. The RFP selection process may include input from others, and if
selected, Developers on the shortlist may be asked to present their proposed plans as part of the process. If your
project is selected as a finalist, more information will be provided as to the presentation. Alternatively, the City may
opt to proceed without interviews if a clear candidate is determined from the written proposals.
Following the selection process, a preferred Developer will be recommended to the City Council by the Christian
County/Hopkinsville Development Corporation (LDC) based on the overall quality of the proposed project. The
evaluation of the Developer's qualifications, experience, and capacity will be based upon information in the proposal
submitted, interviews, investigation of projects completed by the Developer, assessment of performance in previous
projects, and other pertinent factors. This project will require significant design review and construction oversight.
All proposals received will become the property of the City and after the selection process will be a part of the public
record.
Timeline for Developer Selection:
The selection process will include the following steps:
RFP Issue Date: April 2, 2026
Site Tour (Optional): April 30, 2026, at 3:00 PM
Questions: Until May 27, 2026, at 12:00 PM CT
RFP Proposal Due Date: July 1, 2026, at 3:00 PM CT
Project Selection: TBD
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All submittals shall become the property of the City, and, after the selection process, will be a part of the public
record.
Disposition Process:
The City will sell this property through a disposition process. During this process, the Developer must show that all
funds needed for the fully realized project are available at the time of closing. Other requirements may be imposed
by the City to ensure that the property will be developed, including verifying all costs associated with the
construction of the project and confirming that the drawings depict a project which can be permitted as intended.
Additionally, the Developer will need to receive all appropriate approvals for land development. The City will not
close on the property until all terms of the disposition process are met.
Legal Information:
The City shall have the right to verify the accuracy of all information submitted and to make such investigation as it
deems necessary to determine the ability of a prospective Developer to perform the obligations in the response to
this RFP.
1. Inspection of Parcel: Developers shall be given an opportunity to inspect the property and the title to the
property, including all other documents referenced by this RFP. If the Developer is selected and elects to
proceed after exercising its due diligence, it shall acquire or take possession of the parcel in "AS-IS,
WHERE IS" condition, unless otherwise agreed to by the City at its discretion, in a development agreement.
2. Building Permits, Zoning Variances and Financial Viability: The sale of the property will not occur until
the land development process is complete by the Developer. The sale of the property in no way guarantees
or warrants grading permits, building permits, zoning variances, or financial viability. The City reserves the
right to refuse to sell the property until the Developer is able to obtain all necessary financing and permits.
3. Disclaimer of Liability: The Developer acknowledges by submitting information and proposals to the City
that the City does not undertake any obligations and shall have no liability with respect to the development
program, this RFP, and responses thereto, nor with respect to any matters related to any submission by the
Developer.
4. The Developer, for itself and its employees, contractors, and primary subcontractors, agrees not to
discriminate against or segregate any person or group of persons on any unlawful basis in the construction,
sale, transfer, use, occupancy, tenure or enjoyment of the property or any improvements erected or to be
erected thereon, or any part thereof.
5. The City shall be the sole judge as to which proposals best meet the selection criteria. Notwithstanding
anything in this RFP to the contrary, the City reserves the right to reject any or all proposals received, to
waive any submission requirements contained within this RFP, and to waive any irregularities in any
submitted proposal.
6. Upon receipt of written acceptance of the proposal by the City to the Developer, the Developer will, within
thirty (30) days, submit a binding letter of intent to the City. The binding letter of intent shall be submitted
with a non-refundable certified check for $5,000.00. Also, the binding letter of intent will identify the buyer
and detail that the sales agreement is not assignable to any other party. The binding letter of intent will
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specify the total project cost and the amount to be paid to the City at the time of closing, as well as outline
any and all contingencies the Developer requires to be incorporated into the development agreement.
7. Upon receipt and acceptance of the binding letter of intent, the City will provide a development agreement
to the selected Developer within thirty (30) days. The development agreement will contain the following
terms between the City and the Developer:
Specify that the property being sold is in an "AS-IS, WHERE-IS" condition with no representations and
warranties.
Will detail a closing date within one hundred twenty (120) days of the execution by the City and buyer.
The deed to be conveyed will contain a right of reversion clause that the Developer must initiate the
physical development of the property in accordance with the terms of its proposal within one (1) year of
the transfer of the deed and complete agreed property improvements within three (3) years of transfer
as evidenced by a final Certificate of Occupancy. If the Developer fails to develop the property in
accordance with the development proposal accepted by the City, the City may exercise its right of
reversion.
Closing will be held in Hopkinsville, Kentucky. Closing will be held within one hundred twenty (120)
days. If closing is not completed by this date, either party will then have the right to declare time to be
of the essence by giving notice to the other party. The notice will state that time is of the essence and
will fix the time, date and place of closing. The date fixed may not be earlier than fifteen (15) days or
later than thirty (30) days following the effective date of giving such notice.
If the development agreement is acceptable to the Developer, the Developer and the City will both
execute said development agreement, and at which time the Developer will tender to the City a certified
check in the amount of 10% of the agreed upon purchase price.
Taxes. The Developer will address the real estate taxes and any transfer taxes associated with the Property. The
Developer, and their successors-in-interest, agree that after closing, the real estate shall be subject to all real estate
taxes, including city, county, school, etc. during which time the Developer owns the property.
Possession. Possession of the property will be delivered to the Developer on the date of closing and upon delivery
of 100% of the purchase price (minus the 10% paid at time of the acceptance of the development agreement).
Unless the Developer receives the City's written consent, the Developer, and their successors-in-interest agree not
to sell, subdivide, or partition the real estate for five (5) years after the date of settlement. If Developer, or their
successors-in-interest do sell, subdivide, or partition the real estate within five (5) years after the date of settlement,
without the City's prior written consent, the real estate will revert to the City, or its successor-in-interest.
Risk of Loss; Insurance. No representations are being made. The City is transferring this property on an "AS-IS,
WHERE-IS" basis and makes no representations as to the condition of the property. The Developer takes
responsibility for any title defects.
Default.
A. By the Developer: If the Developer defaults, the City may: 1) agree to retain the deposit money as
liquidated damages, as the parties agree that the amount of the transaction fee is a reasonable settlement
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of the City's damages and is not a penalty; 2) recover for out-of-pocket costs related to this Agreement; 3)
recover for loss of bargain, which right is preserved by the City; or 4) make a claim against the Developer
for specific performance.
B. By the City: If the City defaults, the Developer's remedy is limited to rescinding this Agreement, in which
case the City will return the transaction fee to the Developer, and the Developer can make a claim for out-
of-pocket costs, limited to title examination fees and inspection costs. The Developer specifically waives
any claims for loss of bargain and specific performance, or any other damages known or unknown.
Zoning and other Ordinances. The City makes no representations as to whether the property is in compliance
with the current zoning classification or whether there are notices of uncorrected violations.
Inspection of Property. The Developer acknowledges that they inspected the Property and have done all of their
due diligence before closing on the property. The Developer is relying only on the inspection of the property made
by the Developer and is not relying on any oral statements concerning the physical condition of the property made
by City representatives or agents or any written statement concerning the physical condition of the property given to
the Developer by the City except for written statements contained in this document. Said lot(s) are vacant as of the
purchase time of the property.
Indemnification. The successful developer (and all team members) shall, to the fullest extent permitted by law,
indemnify, defend, and hold harmless the City of Hopkinsville, the Christian/County Hopkinsville Development
Corporation (LDC), and Community and Development Services, their elected and appointed officials, officers,
agents, and employees from and against any and all liabilities, losses, claims, suits, actions, demands, penalties,
damages, costs, and expenses (including reasonable attorney's fees and expert witness fees) of any kind which
may result from or arise out of: (a) any breach of the terms of this RFP or the development agreement by the
developer; (b) any negligent or willful acts or omissions of the developer, its employees, subcontractors, or agents
in connection with the project; or (c) any claims by third parties resulting from the City's execution of an agreement
with the developer and the developer's performance of the work or development. This indemnification obligation
shall survive the conclusion of the RFP process and be incorporated into any subsequent agreements. Submitting a
proposal signifies the proposer's agreement to this indemnity clause. The City may require the selected developer
to provide evidence of insurance covering general liability, workers compensation, etc., and naming the City as
additional insured, in the development agreement.
Attached Exhibits:
* Exhibit A: Site Survey
* Exhibit B: RFP Supplemental: Guidelines for New Construction Proposals
* Exhibit C: Deeds for Property
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New Construction and Infill Development
Main Street and 9th Street
RFP Supplemental - Guidelines for New Construction Proposals
All redevelopment proposals submitted under this Request for Proposals shall consider the following:
* Setback and Spacing
* Massing and Building Footprint
* Height and Width
* Scale and Orientation
* Fenestration
* Materials
* Architectural Details
Conformance with the design criteria contained herein is strongly encouraged. Any deviation from the design
criteria provided herein shall be clearly stated in the proposal. The City reserves the right to reject any proposal
not in conformance with the below listed standards:
General Design Standards
1. Newly constructed buildings should not overwhelm or disregard the adjacent context with regard to building
location, scale, bulk, massing, material, color, texture and fenestration.
2. Compatible designs are encouraged instead of historic copies or reproductions.
3. Contemporary designs should respect the traditional character of their context and maintain the front setback
established by neighboring buildings.
4. Spacing between buildings should be compatible with the spacing between existing buildings.
5. Signage, awnings, light fixtures and other applied elements should not cover architectural details and should be
in scale with the building facade and its immediate context.
6. Materials used should be of high quality and durability and should complement existing contextual materials.
7. Consider the effect of small-scale details on visual appeal for pedestrians.
8. Consider the effect of overall forms, materials and colors on visual appeal for drivers.
9. Accommodate accessibility modifications at side or rear entrances if necessary to maintain facade integrity.
10. While specific colors are not addressed in this RFP, selected colors shall be appropriate to the historic building of
that time, the district itself, and in context of the surrounding buildings.
Site and Building Layout
1. The main entrance(s) to all buildings should face the major street, with secondary entrance(s) from off-street
parking areas or secondary street facades.
2. No setback (0'-0") is most appropriate while ensuring conformance with the requirements of Chapter 151 (Flood
Damage Prevention) of the City of Hopkinsville, Code of Ordinances.
3. The "footprint" of any new structure should extend to the public right-of-way at all street-facing facades, with no
setback up to at least the second floor for multiple-story structures.
4. Building entries should be inset up to six (6) feet from the street facade to allow for protection from the elements,
at the first floor only. Upper-level balconies on street facades should also be set into the building, rather than
projecting over the public right-of-way.
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