===== PDF PAGE 67 ===== [Extraction: OCR (rendered-page OCR)] CITY OF WEST CHICAGO DEVELOPMENT COMMITTEE AGENDA ITEM SUMMARY ITEM TITLE: AGENDA ITEM NUMBER: B.A. RFP for Central-Main Street Redevelopment Area FILE NUMBER: COMMITTEE AGENDA DATE: Apr. 8, 2019 COUNCIL AGENDA DATE: STAFF REVIEW: Tom Dabareiner, AICP SIGNATURE APPROVED BY CITY ADMINISTRATOR: Michael Guttman SIGNATURE ITEM SUMMARY: The City of West Chicago had a Request for Proposal (RFP) drafted to seek developers for the vari- ous projects associated with the Central-Main Street Redevelopment Plan Update, accepted by the City Council in May 2018. Pete Kelly, the City’s Business Development Coordinator, will be on hand to highlight the contents of the Draft RFP and field any questions. The document contains a “Proposal Submission Process” in Section IX. The dates shown begin with an initial issuance of March 13, 2019 and conclude with a Proposal Submission Due Date of May 8, 2019. These are included only to show the approximate timeframes among the various steps in the submission process. They will be revised once a final RFP is in hand. ACTION PROPOSED: Discussion of the Draft RFP. COMMITTEE RECOMMENDATION: ATTACHMENTS: Draft RFP Downtown Redevelopment Area (dated March 13, 2019) ===== PDF PAGE 68 ===== [Extraction: OCR (rendered-page OCR)] CITY OF WEST CHICAGO REQUEST FOR PROPOSAL (RFP) Request for Developer Proposals DOWNTOWN REDEVELOPMENT AREA March 13, 2019 CITY OF WEST CHICAGO ===== PDF PAGE 69 ===== [Extraction: OCR (rendered-page OCR)] CITY OF WEST CHCAGO REQUEST FOR PROPOSAL (RFP) Request for Developer Proposals DOWNTOWN REDEVELOPMENT AREA TABLE OF CONTENTS I. Bxectitive Suinmary scmssscssssuowewme wearer aI 1 TE. Introduction 20.0.0... cccececeeeeeeeeeneeeeeeeeeeeeneeeaeeeeeeeeeeneeeeenees 2 Ill. Project Site Characteristics and Descriptions ...........ssssseseeeenes 3 IV. Market Factors/Development Feasibility ...............ccceeeeeaseeeees 5 V. — Land Use, Permits & Property Development .................esseeeeee 6 VI. City Development Objectives & Requirements ..........scccsseeeeees 4 VII. Redevelopment Project Proposal Guidelines ...................cce cee 8 VILL. ‘City of West Chicago, Participation .sisisnscavnnaresoeesssmnrawervanionnns 9 IX. Proposal Submission Process ..........ccccceceeeeeeneeneeseeesessenenes 11 ===== PDF PAGE 70 ===== [Extraction: OCR (rendered-page OCR)] I. Executive Summary: The City of West Chicago is seeking a well-qualified developer partner for the phased acquisition and redevelopment of five different blocks of property located in West Chicago’s downtown area. The purpose of this Request for Proposal (“RFP”) is to solicit and evaluate the interest in, and ability of developers, or redevelopment groups, to work with the City to redevelop these five blocks to ultimately create a primarily transit-oriented residential/mixed-use neighborhood, over a period of five to eight years, commencing in approximately twelve months. The City intends to identify a developer, or redevelopment group, with whom the City can enter into a mutually negotiated redevelopment agreement(s) to accomplish this redevelopment vision. The five blocks, are located within the Central Business District. The combined total area of all five blocks is just over eight (8) acres (see Exhibit A for map of the five blocks). All are in close walking proximity to the Metra commuter train station. The City owns nearly all of the land on four of the five targeted blocks. All of the properties are located within the current “Downtown TIF District”, which expires in 2025. The City is considering options for creating a new TIF district later in 2019. This new TIF district would include these five blocks. The estimated time frame for accomplishing the establishment of the new TIF is four to six months. The blocks are surrounded primarily by single-family and multi-family housing, Sesquicentennial Park, and commercial uses along Main Street. The City recognizes that although this redevelopment process will be a collaborative effort among the developer and the City, the resulting redevelopment projects will be market driven. This RFP and other relevant information can be found at www.westchicagonow.org. Specific questions regarding this Request for Proposals process should be addressed to: Peter Kelly, Economic Development Coordinator City of West Chicago 475 Main Street West Chicago, IL 60185 (630) 293-2200 Ext 157 ===== PDF PAGE 71 ===== [Extraction: OCR (rendered-page OCR)] I; Introduction: Over the past ten years, there has been an increasing interest in the suburban Chicago rental housing market in traditional, walkable neighborhoods in close proximity to commuter transportation, business districts, local parks, and community landmarks. Embracing this trend, the City of West Chicago desires to initiate the development of the five target blocks to serve as the catalyst for a generation of downtown investment in West Chicago. West Chicago West Chicago is situated in Chicagoland’s western suburbs, approximately 32 miles from ~ downtown Chicago. Its neighboring communities include Winfield, and Carol Stream to the east, Warrenville to the south, Geneva and St. Charles to the west, and Wayne to the north. Commuter rail transportation is available on the Union Pacific West line at West Chicago’s Metra station, located at 580 W. Main Street, a brief walk from any of the five blocks referenced in this RFP. Illinois Routes 38 (Roosevelt Road) and 64 (North Avenue) traverse approximately the southern and northern borders of the city from east to west. Both routes converge with Illinois Route 59 and Interstate 355, ultimately offering a connection with Interstate 88. Chicago’s O’Hare and Midway International Airports are both situated approximately 45 minutes from West Chicago. In addition, Fermilab, the United States’ premier particle physics laboratory, is just over two miles away, directly south of downtown West Chicago. The population of West Chicago is 27.447 (2015 Census estimate) spread over 14.80 square miles. The median age is 33.2 years, median household income is $71,250, and median home . value is $240,900. West Chicago has three public pre-schools, six public elementary schools, one public middle school, one public high school and Wheaton Academy. The West Chicago Park District has 390 acres of parkland divided among thirteen parks, including the Reed-Keppler Park, an 89-acre sports and recreational complex. Downtown West Chicago Downtown West Chicago is primarily focused along Main Street, which intersects Illinois Route 59, approximately one-quarter mile east of the five redevelopment blocks. The five redevelopment blocks are located within West Chicago’s Central Business District, zoned B-1 and R-6. (refer to Exhibit A for map). In anticipation of this RFP, and to set the stage for redevelopment of the five blocks, the City has made significant commitments and investments in the downtown area. Specifically, the City has acquired nearly all of the properties throughout four of the five redevelopment blocks, established a TIF district which encompasses the five redevelopment blocks, prepared studies and plans to guide the redevelopment of the five blocks, and upgraded some sidewalks and street lighting. In 2006, the City successfully partnered with a developer in the creation of a transient oriented mixed-use retail, office and residential condominium development on property that had been controlled by the City. The City plans to augment these efforts with additional public improvements, including, but not limited to, additional sidewalk and lighting upgrades, streetscapes, a gateway, and other infrastructure improvements. These additional improvements will be implemented in coordination with the private development efforts that result from this RFP. ===== PDF PAGE 72 ===== [Extraction: OCR (rendered-page OCR)] III. | PROJECT SITE CHARACTERITICS AND DESCRIPTION: The subject property consists of five (5) blocks, containing 32 tax parcels, totaling just over eight (8) acres. The City owns almost all of four of the five blocks. Properties that are not vacant are subject to leases which can be terminated “at will” after September 30, 2019. Exhibit B contains details for each block, and each individual property within each block, including addresses, tax parcel numbers, lot dimensions, current use, and current zoning Transportation and Access The five redevelopment blocks are mapped in Exhibit A. These five blocks are situated between Illinois Route 59 to the east and the rest of the downtown to the west, along the north side of Main Street. Main Street is a two-lane local east-west route which extends from Prince Crossing Road at the east edge of West Chicago, across Illinois Route 59 (approximately one quarter mile east of the redevelopment blocks), to Washington Street in West Chicago’s downtown. Illinois Route 59 is a four (4) lane major north-south arterial route which provides direct access to Interstate 88 East-West Tollway and the I-88 regional office corridor. Route 59 has a traffic volume of 35,900 vehicles per day (“VPD”) where it borders downtown West Chicago, and Main Street sees an average of 8,450 VPD through the central business district. The Metra commuter train station is located across the street from Blocks 4 and 5 on the south side of Main Street Main Street. The Union Pacific West line provides service between downtown Chicago and Elburn. The ride from West Chicago to downtown Chicago is just under an hour, The 27,000 square foot West Chicago Public Library is also a short walk from any of the five redevelopment blocks. In addition, the Geneva spur of the 61-mile Illinois Prairie Path runs along Main Street, providing immediate access to this recreational pedestrian and cycling route. Surrounding and Subject Property Land Uses The five redevelopment blocks are generally surrounded by single-family residences and vacant residential lots to the north; a vacant residential lot to the east; Main Street and the Metra commuter train station and parking to the south, and a mix of single-family residential and commercial uses to the west. The subject blocks are briefly described below (refer to Exhibit B for additional details): Block 1 - consists of five (5) privately owned parcels, containing a paved parking area and bank drive-thru facility. Block 2 — consists of four (4) parcels, containing vacant land owned by the City Block 3 — consists of nine (9) parcels, containing of a mix of single-family residential and commercial uses and vacant land, all owned by the City Block 4 — consists of thirteen (13) parcels, containing single-family residential uses and vacant land, eleven (11) of which are owned by the City. ===== PDF PAGE 73 ===== [Extraction: OCR (rendered-page OCR)] Block 5 — consists of two (2) parcels owned by the City, containing the existing City Hall and parking lot, and one (1) privately-owned vacant parcel. Utilities The five redevelopment blocks are served by the City of West Chicago for all traditional municipal services. Potable water mains, storm sewer and sanitary sewer lines are in place and accessible within rights-of-way adjacent to the parcels. A map of municipal utilities is shown in Exhibit D. Any proposed development will be required to provide on-site utility connections. Storm water management improvements vary by redevelopment block based on existing and proposed impervious surface coverage. Storm water management strategies that incorporate both on-site and off-site methods will be required. The City has identified four potential existing off- site storm water detention locations. ===== PDF PAGE 74 ===== [Extraction: OCR (rendered-page OCR)] IV. MARKET FACTORS/DEVELOPMENT FEASIBILITY A residential and commercial market analysis was completed in March, 2018 by Zimmerman/Volk Associates, a real estate consulting firm specializing in “on trend” absorption projections. The results of this study can be found in the larger “West Chicago Central-Main Street Redevelopment Plan Update”, March, 2018, which can be found on the City’s website. Generally, the analysis estimates that over a five-year time frame, the Central-Main Street Development Plan study area could absorb between 380 and 505 transit-oriented rental and for- sale housing units, distributed among 315 to 420 rental apartments, 30 to 40 condominiums, and 35 to 45 townhouses. The study results can be found, in its entirety, in the City’s “Central-Main Street Redevelopment Plan Updated”, dated March 2018 (refer to Exhibit C for summary of residential market study). ===== PDF PAGE 75 ===== [Extraction: OCR (rendered-page OCR)] V. LAND USE, PERMITS AND PROPERTY DEVELOPMENT The City has in place development regulations which are similar to those found in other nearby Chicago suburban communities. All developers will be required to go through the normal land use and building permitting procedures and will be required to meet all existing city land use and building code requirements. The selected developer(s) will also be responsible for payment of all requisite building permit fees and bonds, utility connection fees, and other required or applicable fees typically assessed by the City and any other government entities, unless otherwise negotiated with the City. Applicable Codes West Chicago codes can be found on the City’s website. The following partial list of development codes are applicable within the City: West Chicago Zoning Ordinance 2105 International Building Code 2015 International Mechanical Code 2015 International Fuel Gas Code 2015 International Swimming Pool and Spa Code Illinois Plumbing Code 2014 Illinois Accessibility Code National Electrical Code 2014 Edition 2000 NEPA 101 — Life Safety Code The developer will be required to expressly agree that any submitted proposal and subsequent work performed shall be at all times comply with, and observe all Federal and State laws, local laws, ordinances, and regulations. Zoning Blocks 1, 3 and 5 are zoned B-1 Central Business District. Block 2 is zoned R-6 Multi-Family Residential. Block 4 contains both B-1 and R-6 zoning. Refer to the City of West Chicago Zoning Ordinance, which can be found on the City’s website. Current zoning limits building height to 48’, or four stories. The City will be receptive to proposals that require the City’s flexibility in its application of its Zoning Ordinance to achieve the most beneficial reuses of the blocks. Accordingly, the City will consider zoning variances such as those related to height restrictions, bulk regulations, conditional uses, and planned unit developments. Nevertheless, it will be the developer’s responsibility to secure any and all zoning relief actions and all other approvals that may be required, including following the necessary approval processes. Any approvals sought from the City are not guaranteed at this time, but staff will work cooperatively with the developer on proposals that are consistent with City goals and objectives and will endorse the same in the approval process. ===== PDF PAGE 76 ===== [Extraction: OCR (rendered-page OCR)] The City recognizes that it will be required to relocate its City Hall from Block 5. The City has a site for a new City Hall already under its control, so the timing and details of this relocation will be driven by the developer’s proposal for this block, and any subsequent negotiations. Developer proposals need not necessarily be limited exclusively to the confines of the five target redevelopment blocks. Applicants should work with adjacent land owners where applicable. ===== PDF PAGE 77 ===== [Extraction: OCR (rendered-page OCR)] VI. CITY DEVELOPMENT OBJECTIVES & REQUIREMENTS The following themes are an integral part of the City’s plan for redevelopment of the five target blocks: e Transit-Oriented Development - The City wishes to prioritize walkable, residential density near the Metra station, with complementary commercial uses that serve the new residences and draw others to the downtown. The City believes that transit-oriented development will appeal to younger, urban residents and empty nesters, who desire the multiple experiences offered by an entertaining downtown with access to both Chicago and Fox Valley amenities in a contemporary urban-living setting. e Assimilation with Surrounding Area - The parcels controlled by the City among the five redevelopment blocks make up a good portion of the overall acreage of the downtown. The integrated location of these multiple blocks throughout the area requires that redevelopment of these blocks respect the existing architectural integrity of the area, by assimilating well with, and complementing the character of the surrounding residential, commercial and public open spaces. e Quality Open Space —Redevelopment proposals should contemplate opportunities for the addition of open spaces to the downtown, especially where they can unify the development of the blocks with one another or the surrounding area. Open spaces could consist of such elements as plazas created by building setbacks, courtyards, pedestrian paths, pocket parks, tot lot playgrounds, etc. They should provide high quality, visible, inviting settings which encourage social interaction, civic engagement, and outdoor enjoyment that creates a civic or passive use space for the downtown area. e Storm Water Management — The City has adopted the DuPage County Storm Water and Floodplain Management Ordinance and local amendments and will work with prospective developers to guide them through the engineering process. Storm water requirements will vary by block and by project, and will be met with either on-site management, off-site management, or some combination of both. The City has four potential locations for off-site storm water management improvements (refer to Exhibit D for these locations) e Design Guidelines - Refer to Exhibit E for broad design guidelines for the target redevelopment blocks, taken from the City’s “Central-Main Redevelopment Plan Update”. The entire document can be found on the City’s website. ===== PDF PAGE 78 ===== [Extraction: OCR (rendered-page OCR)] VII. REDEVELOPMENT PROJECT PROPOSAL GUIDELINES The City offers the following specific guidelines to keep in mind as part of the RFP process: The City seeks a developer partner for the redevelopment of the five target blocks. The City will participate in the redevelopment of the five blocks by providing control of the properties, and public improvements and infrastructure that is consistent with the developer’s redevelopment plans. The City will also consider additional participation through other public financial assistance, potentially employing TIF finance mechanisms. That said, the City encourages the submission of viable market- driven redevelopment projects that yields a reasonable return on the developer’s investment. The City does not expect all five blocks to necessarily be redeveloped simultaneously. In addition, the blocks need not be developed as part of a single “master-plan”, but rather, may be conceived as separate, independent developments. Accordingly, the City is open to proposals that provide for phased redevelopment projects, block(s) by block(s). Later phases may be presented as contingent upon successful completion of prior redevelopment projects. Prospective developers should submit proposals that focus on the development of Blocks 2, 3, and 4 first, although proposals may consist of proposed developments for as many as all five blocks. Blocks | and 5 contain existing structures that currently house on-going operations that may require more time for relocation. (Refer to Exhibit B for the specific details regarding the current use of each parcel). The City-selected developer or development group will be given exclusive rights to negotiate with the City, for a limited and timely period to be determined. ===== PDF PAGE 79 ===== [Extraction: OCR (rendered-page OCR)] VIII. CITY OF WEST CHICAGO PARTICIPATION The City has participated in previous public/private partnerships within the downtown and understands that inducements may be required to successfully redevelop the five target blocks. The City has already acquired a significant portion of the properties throughout the five redevelopment blocks, prepared studies and plans to guide the redevelopment of four of the five blocks and upgraded some sidewalks and street lighting. The City will carefully evaluate developer requests for direct City involvement and/or financial inducements. Potential Incentives The five blocks are located within the current City of West Chicago “Downtown TIF District”. This TIF district is due to expire in 2025. The City is considering replacing this TIF district this year, with a new TIF district, whose boundaries would still incorporate the five redevelopment blocks. The new TIF would expire in 2042 if initiated this year. The City may use funds from the potential new TIF to facilitate projects that meet the objectives of the TIF Redevelopment Plan. Such funds could be used for property acquisition, building demolition, site preparation, public improvements and infrastructure, among others. Any development agreements that the City enters into with the selected developer would be subject to conformity with TIF statutes. In addition to TIF resources, the City of West Chicago has a Retail and Restaurant Business Grant Program. Grants available under the Program at any particular time are subject to the then-available funding as budgeted from time to time by the City of West Chicago within the Downtown TIF Fund, A maximum $10,000 matching grant amount is available. The City also has a Facade Improvement Program in which up to $10,000 is available for facade renovations each year, up to a maximum of three years that can be collected at once. Sales/Purchase Price of City-Owned Properties Proposals should identify the price(s) that the developer is willing to pay the City for its properties, if any. Please note, however, that any discussions pertaining to the sale of any properties to the developer will not occur during the RFP solicitation period. Rather, should a submitted proposal warrant further consideration, as determined through the review process, applicants will be contacted to enter into negotiations regarding the prospective sale price(s) and/or any financial considerations that would be appropriate for a prospective development. No brokerage fees will be paid by the City. Sales Tax Rebates The City of West Chicago is a home rule municipality. As such, any sales tax revenue sharing agreements will be subject to Illinois State statutes and the City’s evaluation of need for such agreements. ===== PDF PAGE 80 ===== [Extraction: OCR (rendered-page OCR)] Environmental Remediation and Site Prep Costs All but two of the City-owned parcels in the five blocks are, or were previously, occupied by single-family homes, so it is anticipated that no brownfield conditions exist on any of the parcels built-out as residential dwellings. Tax parcel (PIN) 04-101-130-01-0000 contains an auto repair shop, which may require further evaluation. To the extent that any environmental remediation/removal is found to be necessary, TIF funds may be applied to those costs, subject to agreement by the City. The City will work with the selected developer to re-locate and/or bury utilities to complement the proposed development, based on project characteristics and available funding. Access to the Sites The City authorizes and encourages prospective developers to visit the parcels as part of their due diligence in preparing their proposals. Prospective developers are encouraged to incorporate their findings in their proposals, to the extent existing site conditions have implications for their proposed developments. ===== PDF PAGE 81 ===== [Extraction: OCR (rendered-page OCR)] [X. | PROPOSAL SUBMISSION PROCESS The table below delineates the various milestone dates for the RFP submittal process: City of West Chicago Issue Date of RFP Wednesday, March 13, 2019 City of West Chicago Pre-Proposal Q and A Thursday, March 28, 2019 Meeting for Prospective Developers (see below for details) Letter of Intent to Apply Due Date Wednesday, April 3, 2019 Proposal Submission Due Date Wednesday, May 8, 2019 Pre-Proposal O and A Session City staff members will hold a question and answer session for developers who may have interest in submitting a proposal in response to this RFP on Tuesday, March 26, 2019 at 7:00 p.m. in the City Council chambers, at City Hall, 425 Main Street. This will be an opportunity for City staff to walk prospective developers through the RFP, and for prospective developers to ask questions and present comments. Letter of Intent Any prospective developer shall submit a Letter of Intent by 4:00 p.m. on the date indicated in the table, above. The Letter of Intent should indicate the prospective developer's desire to submit a formal proposal by the proposal submission due date shown above. The letter shall also include the name(s) of the relevant parties that will be submitting the proposal. The letter of intent may be submitted electronically to pkelly@westchicago.org , or by hard copy, and should be transmitted to the Pete Kelly, Economic Development Coordinator. Please note that submission of a letter of intent does not obligate any entity to submit a proposal. In addition, failure to submit a letter of intent by the due date will not necessarily disqualify a proposal that is later submitted. Format and Delivery of Proposal Proposals shall be submitted to Pete Kelly, Economic Development Coordinator, 475 Main Street, West Chicago, IL 60185, by no later than 4:00 p.m. on May 8, 2019. Both single and multiple submissions may be made. If multiple submissions are made, they must be submitted independently of one another. Ten (10) printed copies should be submitted, along with one (1) electronic copy. The electronic copy shall be in a PDF format and shall be transmitted via a flash drive to pkelly@westchicago.org . ===== PDF PAGE 82 ===== [Extraction: OCR (rendered-page OCR)] Proposals should be presented in a standard 8-2” x 11” format (11” x 17” graphics can be folded into the proposal). Upon receipt of each proposal, the City will send an acknowledgement of its receipt. Proposers who do not receive said acknowledgement of within twenty-four hours of sending should follow up by phone with specific information identifying the originating email address for message recovery. Proposals will be kept confidential to the extent permitted by law. Proposal submissions should be divided into the distinct sections shown below. For multiple proposals, each proposal should be divided into the below sections. Project(s) Description A project description should identify which blocks are included in the proposals, and for each block should include, at a minimum the following: Proposed uses for the development(s) (residential, commercial, retail, etc.), Proposed building masses and heights Proposed architectural style(s) Proposed number of units Proposed unit mixes Proposed parking and loading facilities Proposed market price-points of the product Proposed exterior spaces (open spaces/landscaping/paving/pedestrian and vehicular concepts, etc.) Areas proposed to be dedicated or reserved for public use and the approximate size of each area Provide estimate of number of temporary and permanent jobs to be created by the proposed development(s) Provide estimated timelines, including any proposed phasing Identification of any other real estate parcels, exclusive of the those within the five target blocks, that are included in the proposed development(s), and a description of any conditions precedent to their acquisition and development Development Team Description Provide the name and contact information for the individual from the development team with whom the City will correspond Identify the members of the development team and their respective roles, including prospective purchasers/property owners, developers, general partners, property managers/operators, and any other significant stakeholders Describe the experience/track record and overall qualifications of each member of the development team, especially any previous experience with public partnerships and/or similar developments ===== PDF PAGE 83 ===== [Extraction: OCR (rendered-page OCR)] Financial Structure Description A statement which details the financial structure and proposed method of financing the development(s), including: e Summary sources and uses of funds e Evidence of construction and permanent financing sources’ intent or commitment to fund the proposed development, if any e Evidence that the development team has the financial capacity to successfully execute the proposed development(s) e Evidence of any other marketability of the proposed development(s) Any proposal in which public incentives are contemplated must include a detailed rationale for such incentives in the form of a “gap analysis” consisting of detailed sources and uses of funds (including hard and soft costs), a ten to twenty year pro forma, and an identification of extraordinary costs associated with the proposed development. The pro forma shall include bases and assumptions for income and expenses, absorption rates, escalation rates, property and sales taxes generated, disposition values, cap rates, etc. The City reserves the right to request additional information or documentation to evaluate the bases for the incentive. City Participation Description The proposals(s) should describe what assistance from the City, if any, is necessary in order for the redevelopment to be feasible. This should include: e Any required land price adjustments being sought by the developer(s) e Any adjustments to municipal fees. e Incentives available through the TIF Act, or other City resources e Any other incentives, including and County, State, or Federal incentives Requests for City incentives should clearly outline how those City incentives will fit into the total development package. The developer must demonstrate that the requested incentives are necessary for the proposed development(s) to be accomplished (i.e. the “but for’) at competitive fair market costs and adequate returns to the developer(s), without creating any unreasonable burdens to the City. It is anticipated that any local incentives granted will be financed by the property tax increment created by the redevelopment(s), and/or by additional sales taxes generated by the redevelopment(s). Design Description e The design professionals to be utilized on the project(s) must be identified, along with evidence of their experience, particularly on similar projects. e Provide preliminary architectural concept renderings, such as proposed site plans, proposed exterior elevations, etc. e Describe how the proposed development(s) relates to the City’s vision of transforming its downtown area into a transit-oriented residential/mixed use ===== PDF PAGE 84 ===== [Extraction: OCR (rendered-page OCR)] neighborhood, and its requirements for assimilation with the surrounding area and open space. e Describe how the development will enhance the attractiveness of the area e Describe how the redevelopment(s) will be compatible with the surrounding area in terms of overall character. e Describe any zoning relief or amendments that will be required Note: The City reserves the right to accept or reject any or all proposals or addendums thereto, to negotiate the terms of any proposal, and to waive any technicality in any proposal submitted. In addition, the City may choose to accept any part of a proposal or two or more different proposals as the City deems necessary and/or appropriate. The City also reserves the right to allow only a portion of a block to be developed. If redevelopment negotiations cannot be concluded successfully with the chosen developer or development group, the City may negotiate an agreement with any other developer or development group without notice and without re-issuing another RFP. Addenda In the event that it is necessary to provide additional clarification or revisions to the RFP, as well as any supplementary information pertaining to the RPA effort, the City will distribute said addenda to all developers who have filed a Letter of Intent. Additionally, the addenda will be posted on the City’s website at www.westchicagonow.org .. For those parties who do not file a Letter of Intent, but who plan to submit a proposal, it will be those parties’ responsibility to regularly monitor the City’s website for said addenda. X. PROPOSAL EVALUATION PROCESS The below criteria will be considered by the City in its evaluation of developer proposals. The order in which they are shown below does not represent their relative significance in the evaluation process. Overall Planning/Design: e Compatibility of proposed development with the City’s vision for the downtown as a transit-oriented residential/mixed use neighborhood that will attract younger urban residents, empty nesters, and new businesses (refer to the City’s “Central-Main Street Redevelopment Plan Updated” and its “West Chicago Strategic Plan’). e Design compatibility with the existing character and scale of the downtown area e Proposed residential unit mix, including types of units, amenities, services ¢ Proposed commercial uses and tenants ===== PDF PAGE 85 ===== [Extraction: OCR (rendered-page OCR)] Developer Qualifications: Developer or development group qualifications, including experience with projects of similar scope, nature and complexity, experience with public/private development partnerships, and downtown projects. The financial capability of the developer or individuals of the developer group. This will be thoroughly reviewed prior to final developer selection. This includes demonstration that commitments are either in place or can be readily established to deliver financing and tenants for commercial spaces. Financial Feasibility: The feasibility of the proposed method(s) of financing The extent of the financial assistance being requested from the City will be examined closely. Proposals which leverage the City’s overall investment into the highest neighborhood impact, along with the greatest return on the City’s investment will get the most attention. The extent of public sector investment in public improvements Proprietary Information Any restrictions on the use of information contained within any proposal shall be clearly stated as such on the front page of the proposal. Please note that the City will only be able to comply with confidentiality requests to the extent allowed by law. ===== PDF PAGE 86 ===== [Extraction: OCR (rendered-page OCR)] EXHIBIT A TARGET BLOCK MAPS CITY OF WEST CHICAGO CENTRAL BUSINESS T.I.F. DISTRICT 54.5 ACRES -+—+ RAILROAD T1.F BOUNDARY [J rarcets ma = D00 L333 OOL = HONI 1 Y N ===== PDF PAGE 90 ===== [Extraction: OCR (rendered-page OCR)] HIGH STREET 0410109011 0410109012 AAIN 0410109013 TURNER 0410109014 STREE COURT CENTERSTREET BLOCK2-DOWNTOWNREDEVLOPMENTPLAN N 1INCH=1OOFEET DOCUMENTNAME:2OI9_MAINSTEETBLOCR2CATHO ===== PDF PAGE 91 ===== [Extraction: OCR (rendered-page OCR)] © RX ag oer an? < aS S SE we so oe x pS ot” of ane oo Rog oo a om aD aa a 3 ot “14 ‘N ye a? a xe aad Co oF SRG x a iL BLOCK 3- DOWNTOWN REDEVLOPMENT PLAN A 1 INCH = 100 FEET BOCUMENT MasAm: 2019_/AAINSTREETELOCHS ===== PDF PAGE 92 ===== [Extraction: OCR (rendered-page OCR)] CHAUORDOTHAATML SN" 6IOr aN ANaWn 05 413335 OOL = HONI 1 Y N NW1d LNSWdO1A3038y ===== PDF PAGE 93 ===== [Extraction: OCR (rendered-page OCR)] i 1 INCH = 100 FEET DOCUMENT NAME; 2010 MAMSTREETELOCKA bvO6LLOLrO OvOéLLOL¥O SEOSLLOL¥O BENSILLOLPO Zz , o k Z W Ps o 10} za > W Q Ww wr Zz 5s 0 ke Z 5 fe) Q + x ) 0 J 0 ===== PDF PAGE 94 ===== [Extraction: OCR (rendered-page OCR)] 0410119041 ° : 2 3 A 1 INCH = 100 FEET DOCUMENT NAME 2019_MAINSTREETBLOCKIORNO ===== PDF PAGE 95 ===== [Extraction: OCR (rendered-page OCR)] & 7 ae 9 O Oo co » CO COLFORD AVENUE q 2 & & : : = x Pal Pol MAIN STREET er ee! os § BLOCK 5- DOWNTOWN REDEVLOPMENT PLAN A 1 INCH = 100 FEET DOCUMENT MAMIE 2019 MAINSTREETBLOCKS ===== PDF PAGE 96 ===== [Extraction: OCR (rendered-page OCR)] OLFORD AVENUE MAAIN STREE BLOCK5-DOWNTOWNREDEVLOPMENTPLAN N HICAGO 1INCH=1OOFEET DOCUMENTNAME2OI9_MAINSTREETELOCKSORTHO ===== PDF PAGE 97 ===== [Extraction: OCR (rendered-page OCR)] EXHIBIT B TARGET BLOCK EXISTING CONDITIONS PIN ADDRESS ACREAGE APPROXSQ.FT. ZONING CURRENT USE OWNERSHIP 0410106009 N/A 0.19 8,276 B-1 Parking lot Private 0410106010 N/A 0.14 6,098 B-1 Parking lot Private 0410106011 N/A 0.16 6,970 B-1 Parking lot Private 0410106012 N/A 0.20 8,712 B-1 Parking lot Private 0410106015 121 GALENA ST 0.41 17,860 B-1 Parking/Bank Drive Thru Private Total 1.10 47,916 PIN ADDRESS ACREAGE APPROXSQ.FT. ZONING CURRENT USE OWNERSHIP 0410109011 210 HIGH ST 0.20 8,712 R-6 Vacant City 0410109012 216 HIGH ST 0.20 8,712 R-6 Vacant City 0410109013 222 HIGH ST 0.20 8,712 R-6 Vacant City 0410109014 228 HIGH ST 0.20 8,712 R-6 Vacant City Total 0.80 34,848 PIN ADDRESS ACREAGE _APPROXSQ.FT. ZONING CURRENT USE OWNERSHIP 0410113001 305 MAIN ST 0.40 17,424 B-1 Commercial City 0410113002 321 MAIN ST 0.15 6,534 B-1 Residential City 0410113003 327 MAIN ST 0.07 3,049 B-1 Vacant City 0410113004 302 HIGH ST APT 1 0,19 8,276 B-1 Residential City 302 HIGH ST APT 2 Residential City 0410113005 308 HIGH ST 0.19 8,276 B-1 Vacant City 310 HIGH ST Vacant City 0410113006 314 HIGH ST APTA 0.19 8,276 B-1 Residential City 314 HIGH ST APTB Residential City 314 HIGH ST APT C Residential City 0410113007 322 HIGH ST 0,19 8,276 B-1 Residential City 0410113009 333 MAIN ST 0.14 6,098 B-1 Vacant City 0410113010 109 CHICAGO ST 0.13 5,663 B-1 Residential City 328 HIGH ST 328 1/2 HIGH ST Total 1.65 71,874 BLOCK 4 PIN ADDRESS ACREAGE _APPROXSQ.FT. ZONING CURRENT USE OWNERSHIP 0410119001 305 MAIN ST 0.18 7,841 B-1 Vacant City 0410119002 411 MAIN ST 0.14 6,098 B-1 Residential City 0410119003 114 CHICAGO ST 0.10 4,356 R-6 Vacant City 0410119004 120 CHICAGO ST 0.10 4,356 R-6 Vacant City 0410119005 202 CHICAGO ST 0.20 8,712 R-6 Vacant City 0410119006 206 CHICAGO ST 0.10 4,356 R-6 Residential City 0410119037 419 MAIN ST 0.29 12,632 B-1 Vacant City 421 MAIN ST Vacant City 0410119038 435 MAIN ST 0.26 11,326 B-1 Residential City 0410119039 441 MAIN ST 0.20 8,712 B-1 Residential City 0410119040 447 MAIN ST 0.20 8,712 B-1 Residential City 0410119041 453 MAIN ST 0.20 8,712 B-1 Vacant City Total 1.97 85,813 PIN ADDRESS ACREAGE APPROXSQ.FT. ZONING CURRENT USE OWNERSHIP 0410119042 461 MAIN ST 0,33 14,375 B-1 Residential City (Deeded) 0410119043 475 MAIN ST 1.00 43,560 B-1 Public/City Hall City 0410119069 487 MAIN ST 0.86 37,462 B-1 Vacant Private Total 2.19 95,396 ===== PDF PAGE 98 ===== [Extraction: OCR (rendered-page OCR)] EXECUTIVE SUMMARY EXHIBIT C RESIDENTIAL MARKET STUDY SUMMARY ZIMMERMAN/ VOLK ASSOCIATES, INC. Post Office Box 4907 Clinton, New Jersey 08809 908 735-6336 InfloWZV A.ce* www. ZVA.ce Research & Strategic Analysis AN ANALYSIS OF RESIDENTIAL MARKET POTENTIAL The Central-Main Street Redevelopment Plan Study Area City of West Chicago, DuPage County, Illinois March, 2017 This analysis has found that, from the market perspective, over a five-year timeframe, between 380 and 505 transit-oriented rental and for-sale housing units can be supported within the Central-Main Street Redevelopment Plan Study Area. Based on market preferences, the housing mix would include 315 to 420 rental apartments, 30 to 40 condominiums, and 35 to 45 townhouses. The 315 to 420 rental units include the following: Transit-oriented studios to wwo-bedroom apartments ranging in size between 500 and 1,050 square feet with proposed base rents ranging between $950 and $1,850 per month ($1.76 to $1.90 per square foot). The weighted average rent of the rental apartments is $1,400 for an average unit size of 768 square: feet, an average of $1.82 per square foot. Absorption is forecast at 63 to 84 rental units per year. The 30 to 40 condominium units include the following: One- and two-bedroom condominiums ranging in size between 800 and 1,400 square feet, with proposed base prices ranging between $165,000 and $265,000 ($189 to $206 per square foot). The weighted average price is $222,000, for an average unit size of 1,138 square feet, an average of $195 per square foot. Absorption is forecast at six to eight units per year. The 35 to 45 townhouses include the following: Two- and three-bedroom townhouses ranging in size between 1,100 and 1,800 square feet, with proposed base prices ranging between $225,000 and $350,000 ($194 to $205 per square foot). The weighted average price is $292,750, for an average unit size of 1,485 square feet, an average of $197 per square foot. Absorption is forecast at seven to nine units per year. ===== PDF PAGE 99 ===== [Extraction: OCR (rendered-page OCR)] EXHIBIT D PUBLIC UTILTIES MAP a rhs —9 oo S. oy EFORLAVEN s— — —o anna 4 o—__. [le a ~Y —.. i] =8 \o DOWNTOWN REDEVLOPMENT PLAN- UTILITIES Sanitary lines ——— Stonn lines Water lines 1 INCH = 250 FEE BOCWAtNT Nas 2017 ALLBLOOKS imum ===== PDF PAGE 100 ===== [Extraction: OCR (rendered-page OCR)] EXHIBIT E BROAD DESIGN GUIDELINES (refer to the “Central-Main Street Redevelopment Plan Updated”, March 2018 on City website) o Key Vision Recommendations Fricourage High Dansity Residential Nozr Staten West Chicago is @ natural fit for TOD, Other Chicagoland suburbs, who algo have Metra stations near the Downtown core, are capltalizing on TOD, To leverage this asset, the City shoukt encourage 4 minimum of four storles, illustrated tn the Vislon Plan as five-storics, for mixed-use development across from the station, ‘The development may incrementally step dovm in height away from Main Street where it is closer to the single- family neighborhood beyond. As redevelopment occurs and parking needs change with the introduction of drivertess cars and the increasing ridesharo industry, the Metra parking lot immediately adjacent to the station may become available for mixed-use redevelopment (see page 1) Allow Taller Sullding Heights Alon Figure 19 Like Block 5 which fronts onto Main Street, the frontages of Blocks 3 and 4 should be redeveloped with a maximun of five-story buildings. These facades will play a siguificant role in adding to the perceived walkability from Metra station to Doventown core, These buildings should also provide residential entrances along the facades and commercial storefronts at intersections. ‘The buildings should be located near the front property line with minimal setbaclt, except in the case of a small Jandscape buffer or private outdoor space. Allowing the taller, five-story buildings may be the difference between o project boing financially feasible or not, so consideration of the trade- offs should be heavily weighed. Building stopbacks towards the smaller scale neighborhood and only allowing five-stories within HO feet from the Main Street property line may help mitigate the taller height along Main Street, Redevelopmentalong High Street should respect the scale ofthe historic single-family homes on the north side of the street, A residentlal vernacular should help complement the scale and character of the homes, while allowing for a higher density product type to support more Downtown living (see page 10) Centrel-Hain Street Redevelopment Plan Update ===== PDF PAGE 101 ===== [Extraction: OCR (rendered-page OCR)] Creata n Searles of Landmarks Through Downtown Figure 20° Introducing a series of visual landmarks would greatly enhance waytinding and architectural character, The Vision Plan demonstrates strategic locations for architectural towers and comer public spaces that attempt to draw people down Main Street and into the Downtown core. These visual Iindimarks occur each time the street bends. The corner public spaces should include water features to reinforce West Chicago as a city of fountains, (see page 11) fulld a Park to Support Downtown Residents To address one of the most glaring Doventown deficiencies, the City should commission a landscape architect or Incentivize a private developer to complete the design of a neighborhood pocket park and tot lot playground at the corner of Center Street and High Street. This location is already a viscant Kot that hiss provided recreational space for the cocmuuity. The current site is oversscaled for the size of Downloven, sa redevelopment on a portion of this City-owned lot ix reconunender, The packet park should include @ variety of active and passive program options, such as a tot lot playground, exercise equipment, flexible lawn seating. a water feature, sidewalks, or any other program that complements the surrounding neighborhood. As designs are finalized for the West Washington Street Plan, the uses within the two parks should be coordinated to avoid overlapping programming. (see page 11)