HomeMy WebLinkAbout0892_001SPECIAL MEETING
COMMITTEE OFTHE WHOLE
AGENDA
Meeting Location: Meeting Date and Time:
Mount Prospect Senior Center Tuesday, May 18 1999
50 South Emerson Street Immediately following Board Meeting
10, CALL TO ORDER - ROLL CALL
'Mayor Gerald L. Farley
Trustee Timothy Corcoran Trustee Daniel Nocchi
Trustee Paul Hoefert Trustee Michaele Skowron
Trustee Richard Lohrstorfer Trustee Irvana Wilks
flit CITIZENS TO BE HEARD
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NOTE: ANY INDIVIDUAL WHO WOULD LIKE TO ATTEND THIS MEETING BUT BECAUSE OFA DISABILITY NEEDS SOME
ACCOMMODATION TO PARTICIPATE, SHOULD CONTACT THE VILLAGE MANAGER'S OFFICE AT 100 SOUTH
EMERSON, MOUNT PROSPECT, ILLINOIS 60056, 8471392-6000, EiNSION 5327, TDD #8471392-6064.
With time being of the essence, the goal of the interview and discussion session should be the
identification of a preferred developer for Phase 1 B. Thereafter an appropriate Resolution would be
offered at the June 1 Village Board meeting formalizing preferred developer status and authorizing
staff to enter into negotiations for a Developer Agreement.
0
IV# MANAGER'S REPORT
V. ANY OTHER BUSINESS
V1. ADJOURNMENT
CLOSED SESSION
LAND ACQUISITIOR:
5 ILCS 120/2 (c) (5) -27he purchase or lease of real 1propej7ty for the use of the public body, includin
meetings held for the purpose of discussing whether a,po, ' ar
should be acquired."
PERSONNEL:
5 JLCS 120/2 (c) (1) "The appointment, employment, compensation, discipline, performance, or dismiss
of specific employe4$ of the public body, including hearing testimony on a complaint lodged against a
employee to determine its validity."
5 ILCS 120/2 (c) (2) — "Collective h6g,6114tIng matters between the public body and its employees or thei
JmLft- is
representatives, or deliberations On'defijitig salary schedules for one or more classes or employees.
HAGEN\Cow\Agenda\51899 COW Agenda.doc
VILLAGE OF
M'O]UNT PROSPECT
Community
Develo
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mq
TO: MICHAEL E. JANONIS, VILLAGE MANAGER
FROM: DIRECTOR OF COMMUNITY DEVELOPMENT
DATE: MAY 12, 1999
SUBJECT: INTERVIEW OF POTENTIAL DOWNTOWN DEVELOPERS FOR PHASE 1 B
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HAGENIPLNG0owntown - BddrelDowntown Redevelopment Plan1RFPs & Reviewslinterviews mej memo.doc
MINUTES OF THE SPECIAL MEETING OF THE
MOUNT PROSPECT DOWNTOWN REDEVELOPMENT
STRATEGIC PLAN AD HOC COMMITTEE
May 4, 1999
The special meeting of the Mount Prospect Downtown Redevelopment •Strategic Plan Ad Hoc Committee
was called to order by Chairman Michael Hoffman at 7:30 a.m. at the Village Hall, 100 South Emerson
Street, Mount Prospect, Illinois.
ROLL CALL:
Present upon Roll Call: Michael Hoffman, Chairman
William Reddy., Plan Commission
Norman Kurtz, Economic Development Commission
David Lindgren, Fconomic Development Commission
Dan Nocchi,, Trustee
Hal Predovich, BDDRCC
Keith Youngquist BDDRC
Jean Reibel, Resident
William Tucker, Resident
Absent: Richard Lohrstorfer, Trustee
Village Staff Present: William Cooney, Jr., Director of Community Development
Michael Blue, Deputy Director Of Community Development
Judy Connolly, Planner
Jeff Perkins, Planner
Interested Parties: Irvana Wilks, Trustee
Richard Valentino, Insignia Homes
Ell
lot,
. . . . . . . . . . . .
III IF room
�AM
NEW BUSINESS:
Chairman Ho an introduced the three proposals received, in response to the Phase 1B Request for
Proposals and suggested, that the Committee discuss each'inturn.
IM Are&. V 1W 0
Mount Prospect Downtown Redevelopment StrategicPlan Ad Hoc Committee DRAFT
Minutes of the May 4, 1999 Meeting I Page 2
the parking lot design would not accommodate the parking, spaces shown in the proposal, an that dwelltng
units would be small if there were to be eighty in the development. The Coinaiittee acknowledged that this
gain proposal did include a scheme to preserve the "general store"" but , t , aing and di' d have the highet
ptirchase
price offer. However, they did not feel that the proposed reuse ('reta,il shops) or, location of the general store
was desirable.
D iscu.ss ionabo tit Nolirwood, B ul"Iders' Pro,
There was discussion by the Committee members as to their reaction to the Norwood Builders) Proposal.
Members indicated that they very much liked this proposal. Items they particularly approved of included
the project's architectural style, pedestrian scale, Emerson Street frontage, height, and amount of retail
square footage (more than the other proposals). Committee members noted that the proposed development
reflected their vision for the downtown in creating the feel of a small town shopping area.
Dtscusston about WelfingIgn, Partners` P"roposal
There was discussion by the Committee members as to their reaction to the Wellington Partners' Proposal.
Members indicated that they did not like the architectural style of the proposed building. They noted that it
did not lend itself to the feeling of a pedestrian shopping area in that it didn't look like a retail building.
There was a positive reaction to the notion of the open space/entry feature. However, the committee
members indicated that its location between the roadways and the parking ramp was not desirable. Members
also noted that while an entry feature was important they preferred the way that the Norwood proposal's
architectural style created a "gateway" and extended to the street comers.
At this point, Chairman Hof inan opened the meeting for comments from the public. Mr. Richard Valentino
of Insigna Homes responded to the Committee's comments about their proposal. He explained that they had
intentionally been brief in their proposal, and had focused on the need to have an overall approach to
redeveloping the balance of the downtown.
Chairman Hoffman explained that there were several options for how the Ad Hoc Committee could proceed
in making a recommendation to the Village Board and asked the committee members for their thoughts.
There was discussion about the Committee's role and how it could best serve the Village Board in making
a recommendation. The Committee considered whether to recommend that the Village Board interview all
three prospective developers, or only Norwood Builders and Wellington Partners - the two that scored
highest in their numerical tallies (a summary of that scoring is attached). Bill Cooney reminded the
Committee that the original intent of creating a short list was to create a smaller interview group if a large
number of proposals was received, and that three interviews would be a manageable number.
Hal Predovich moved that the Committee recommend for the Village Board to interview all three developers.
The motioned failed for lack of a second.
William Reddy moved that the Committee express to the Village Board its clear preference for the size,
height, pedestrian scale, and architectural style that is reflected in the Norwood Builders Proposal; and
recommend that the Village Board interview Norwood Builders and Wellington Partners as a next step in
the plan implementation process. Dan Nocchi seconded the motion. The motion passed on a voice vote.
Chairman Hoffman offered the Committee members an opportunity to raise specific questions for Norwood
Builders and Wellington Partners. The questions will be sent to the developers for them to respond to at their
0,
Mount Prospect Downtown Rede,ve,fopment Strategic Plan Ad Hoe Committee
M
mutes of the May 4, 1999 Nfeeting D
Page 3
interview. Mr. Hoffman indicated th,at, he hadPrepared questions and read them to t
added questions for the two developers. Committee. Members
m
co M ee 1,ttestions, f6r o
Na, od"
itt ............ . . .. . .. . . B ceders
ers.,,
L' Will , 'Norwood handle leasing Of` the commercial space? What is their past experience it, managing
retail?
2- What type of retail/serv,*10,
We,ten ants have expressed Interest orwouldbe targeted?
11 1
I What happened to Mark Anderson and Trapan" Construct"on Company from Your last proposal?
W
4. What have you leamed about Mixed use devel
use projects that would, applyto th OJ I Opment ftom Your Skokie experience or from other mixed
It's, pr *ect "11,Mount Pros
S. Will the residential units be apa,,rtments or condominiums? Pect?
6. Whati"Is the bed'room 0 f the dwelling units?
mix
7
. 'h 1, 1,
W, at, are, thete
,m,,a,,r*als for construction?
8. What will the nottli side of the building look like?
9. Will the retail stores have two sioded entrances?
Committee Oue�stions r Nelli n Partners
1. What mixed use projects have you'=-;-��
developed? What have you learned from that experience?
2. Will the arcade align with, the train stat,
3. What would you do differently 1,00,
4. H do you em, if the rest of the bloc
k was avalla 'ble for development?
ow p as, W,
h .,see use Ofthe stre'et frontage w, rear entrances to bus
1 4 , inesses?
5. How mould the devel,o�pm��ent/Oro,posa,lc�,han ,
ge if condomInIUMS were developed
6. at kind,, of stores, will, beiinthe retail space? ped -rather than apartments?
Mr. Hoffman asked if there were any final co,
Ments or questions. Norm Kurtz asked
appropriate time to begin discussions with, d whether, this was the,
le IlIffioiS'Department of Transportation (IDOJ)� re
gard* traffic
issues that have been discussed throughout the planning process. 11149'
possibility"�U` Parti`cular� Mr. Kurtz ed ab th
_e
of having on -street parking along Northwe,,st Highway in front of the subject site* Indicated that staff has been in contact w! tIe*l A4r-, Cooney
' * fth IDOT regarding these issues.
Vmg
development on this site will soon be mo He also said that since
ahead "that, this would be an appropriate time to have, focussed
discussions with IDOT regarding parking on Northwest Highway.
Dan Nocchi moved to adjourn, the meeting and Bill Reddy seconded. The meet'
a.m. The motion passed on a voice vote. Ing •was adjourned at 9:05
Respectfully Submitted
Michael Blue
H: \G ENT LNG\Down town - Bddrc0owntown Redevelopment Plan\Ad hoc minutes 5-4-99.doc
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P'i,� t B ��e Downtown Proposals - summary
TIF sect qtr t Plan
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Phase I B of the Downtown TIF District Strategic Plan
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Request For Proposals
Phase I B of the Downtown TIF District Strategic Plan
� ,pro,
PhDimensions
ase
site 1B��
March 12, 1999
Page 2
Request For Proposals
Phase I B of the Downtown TIF District Strategic Plan
March 12, 1999
Page 3
1, "I'll, fort , �e
After review of the proposals, a developer will be selected 'to negot'ate-the terms of a developer a,gree
Phase I B project. The framework for evaluation of develope, -ort
rs has been designed to rni
time and money by prospective developer. It is the intent of the Village, t,, ' tintmize expenditUres of
,o, select, the developer (or d lopment,
team) that best evidences the ability to help the Village bring about the redevelopmen�t program, eve 0 *
0 outlined in its
down,town strategic plan. The Village sees the effort to, be a public/private partnership, and Considers, act,"',v,"tm,
such as conducting land acquisition, demolishing structures, and installing 14rastructure as icontributi t i tes
partnership. tons to, the
DEVELOPMENT AND DESIGN OWE CTIVES
Development of Phase I B is intended to be the first of apotentially multiple butldwng development for the block,,
The Village Hall block includes three eX*
major st"
i ing struc,turesol The'Village Hall *s located along Emerson Street
on the northeast quadrant of the block. The Main Street (Route 83),frontage of the blockineludes two,
both with, well established. downtown businesses. ng on, structures,
Kom Dependi the, outcome of''the Vi'llage's'TIF amend
delibendions,the Village Hall block redevelopment may include, one orboth ment
of these bufldingz,� sites,.
Development Concept
A graphic depiction of the land use scenario described in the strategic plan is shown on
"t 0 trateew , page 29 ofth,
InE Pistri The Phase, 1B e
develop considered in'this RF
ment pir0g,�Aram p
what the plan describes as, PhaseIle plan's o im actually a portion of
AMM acqu *s; it 'on in, the do to, nginal, phasing, program has been changed, due, to �&ctors rel
i i 't Yom wn . alted
The development concept for Phase I B is described below:
a One, mixed use 'building including app, roil 102000 square feet of retail on the fi t floor and" forty
residential unitsabove, (a, totalbuilding he* rs
first floor would also be considered. ight not to eoixceed five stories is anticipated). Office uses above the,
E3 The Village will consider either owner (condominium) or rental, (apartment) dwellings. Rental units are
preferred in order to create a mix of housing types in'the downtovvn area.
U Parking for residents of the residential units must beprovided under the building.
C3 Depending on the outcome of the Village's deliberations related
to e in
xtendi 9 the TIF's, life, Part, or, all, of the
ve I #
remaining Village Hall block may become available for, futurerede lopment. With this in mind, the Phase
I B project must be designed to accommodate either a stand alone bu,*'Id#"'
I �, ing, or one, that can, be, t
future phases. integrated into
Downtown Redevelopment Development Objectives
The downtown redevelopment project has a number of objectives. It is desired that the Phase IB project
contribute to these objectives.
C3 Generate significant pedestrian activity downtown during evenings and weekends. Making entertainment uses
part of the development; such as restaurants or a theater, would support this objective.
0 An innovative development that encourages a pedestr*
tan scale mixed use pro"ect that explores all market
U
potentials is harmonious with, the surrounding land uses, and is competitive in 'the, Northwest Cook County
market area.
C3 Create a development compatible with nearby residential areas that can •stimulate otherrivate sector
investment in the downtown, including new construct*
ionp
, expansion •and rehabilitation.
Request For Proposals
Phase 1 B of the Downtown TIF District Strategic Plan
March 12, 1999
Page 4
a Provide a development that can yield the highest possible real estate and sales tax to the Village consistent
with other downtown development objectives.
U Protect and enhance the present retail and service businesses in the downtown.
a The redevelopment project shall serve to improve the 'image of the downtown, recognizing its potential as the
town center.
Development Character
'The predorri,inant character of the downtown redev,elopment is to be a pedestrianfriend1y, orientation. Clearly,
0
c3 , n "al roads, (Northwest Highway and Route 83) abutting the site makes, b,nnging a,bout
having two reg
this oDiO' al arteri
a Jec I * five a challenge., However, abit'll"Ity-to create,a pedestrian orientation is critical for the downtown.
c3 it is the Villages intention that redevelopment create a strong interaction between land uses, as well as new
and ekisting development in the downtown.
ity of key downtown'but"Idings (Public Safety Ru'ld"
U Redevelopment should reflect the character anin qual
t mms, and, the train station). This high qua1ity, character confinues to be, brought to,
Clock Tower Condom n' 0,
downtown with the red eve topmentof two, bank, projects just north and south of the area.
wn Strategic Plan, that downtown Mount Prospect develops a greater "sense of
Q t "'s the intent, of thne Downto would interact
place",. To, do this,, th,e� Phase 1B redevelopment should consider how residents and * businesses"R
I I
le downtown s activities and the plan's future. Physical connections across oute 83, w*11
with the mst ofth #
P, on 'the part of the VI''I'lage, Developer, and Illinois Department of Transportation,
require creative de�s*1
,I
However, this, object* V e also shouldbe met ftom an architectural design perspective.
Design Guidelines
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Request For Proposals
Phase I B of the Downtown TIF District Ei; trategic Plan
Parking
March 12,1 1999
Page 5
C3 Large parking fields located out in front of buildings, indicative of strip center development, is not desirable
for downtown redevelopment.
4,
• It is undersI tood that Parking must be 171 ighly visible and readity, accessible. However
the rear or at the side, of buildings. i , it should be on •street, in
71 This parking design element, •is considered critical to Maj
pedestrian, character ofthe downtown'.. tntainin,g the
• Sufficient off-strelet parKITIg should bc� *d' d
4 ^^ Pie rove e , to Meet the demand of the Proposed land uses. The use of
shared parking using ott- A operating hours should be encouraged'.
• Parking should be designed with adequateprovisions for short-term customer arkin
eg and long-term
rnployee parking. p
c3 Underground and/or covered par I ki,ng for residential, units is expected to be Part of the redeveloprnent,project.
Retaill shoppers, are not expected to, use this parking- Dest"gn, of the underground park'
fil
,Provide for, ture Phases on the block.
'IrIg aCcess should
I � To] 041-0y 1V41V V-01"69,
• The Phase IB site is a total of 45,000 square feet. Tb,e entire Vi,llage
square feet. The Village of Mount Prospect has owriersh* I Hall block is approximately 100 000
1P of, or will soon own the entire Phase I B site. "
• Other land uses on the block are the Village Hall (located atthe comer of Emerson, and BuSse)o Central
Continental Bakery (located at the corner of Busse ,d o° 83), and the Saku, ra,
mid - block on Route 83). The Sakura building includes,, first t1oorretail, space an Restaurant, building (located
d secon
d stor
,y apartments@,
c3 Traffic counts on adjacent roads are high, and reflect their regional
10, 1 arterial nature: RoWe 83 - 26 000
per day (vpd), Northwest Highway N" 20 11C es
,Downtown TIF D*stritt Strate *c Plan 000 vpd, and Central Road . 162000 vp,d, (see page 11 of the
1, 1 gi
0 The Metra Rail Station is located across the street fro m 'the, Phase 1,B, areat Prov -d'
I" Ing easy' acces"S., to
downtown Chicago. With approxiinately 1,900 b0ard-Ags,,, the, station i 's, the second, bustest on the Ujn
Pacific Northwest Line. The Villagerecent, ton
a,
lei e#
ly renovatedthe statlon, and', entered -1, H,
Bakenes to sell coffee and pastries to corn, m,uters., memann s
0 The site is currently zoned B -SC Central commercial, is -et (see ,Page 9 of the Down,town TIF District
Strategic Plan). The Village will work with the selected, developer to Process the necessary, , Planned U it
Development (P.U.D.) application. n
4
C3 Utilities are available at the site boundaries. The Villagereceives, water from, a Lake Michigan allocation and
supply is adequate. Sewers in the area are combined sanitary/storm and are, expected to be ade nate ate for the
A
SELECTION PROCESS
The Village Board has adopted the TIF Program and Downtown Strategic plan., Its com,M.,
itment to, the pirpiellct
also has been shown, by effdrits such as bringing about Phase IA of the downto�wn,�red,,e,,�velopmen�,ac,qu-s
f# 1,
demolition properti,'es on, the Phase IB site, renovation of thetrain station, developer •ass' # , fion and,
completion of the Shires at Clocktower condominium p * tstance in bringing about
program. The Village Board is very suppo roject, and investment 'in the downtown, streetscape
rtive of immediate iven, t
im,plementation g,* he, PrOJec, S, importance to
contilnued, downtown redevelopment. The Village Board
ior experience in sin
71 a a Is supported by qual-fied,staff and consultants w o have
P ilar development eff, 4,
arts, The Village, Staff will assist tht developer throu
but it will be the developer's responsibility to present their quallfications, to t e V',I' gh, the process,,
process can be summarized as follows: h 'Hage Board., The steps in the,
Request For Proposals
Phase I B of the Downtown TIF District Strategic Plan
March 12, 1999
Page 6
Iff'' CqtV r -IN 1,20 #11,114i'm
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Request For Proposals
Phase I B of the Downtown TIF District Strategic Plan
Development Experience
March 12.,1999
Page 7
tience wt 014
'The V1,11age is Interested in, the developer's past exper, "th, s,,'I"'m,'I"Iar,,,proj'ects,, and, the deveiopees abi ity to
manage ateam of special ists, incl udiingan, architectural design team, engineers,,, const ructi
on managers) builders,
financial consultants,, marketing and, leasing agents and/or management personnel,., The Proposal,, hould 'include,
Is
a. Description of' the developer"s previous relevant project experience, including that of joint venture
partners, part ic ularly experience in mixed-use development, public/pnvate partnerships, and
redevelopment pr9jects.
b. Description of the develo ees previous ex per"i
$1 P ence in ongoing management and operation of facilities
with uses similartuothat of the proposed, project; ifany.
Design Concept
While final architectural and en * # #
gmeering plans are not required the des' t should be 'in Suffictient detail
I ign concep
to evaluate the design elements and, features, that are expected to, be *incorporated into the Proposed development
project. A plan should be included which shows how the Phase, 1B, building could be incorporated withfuture
development of other buildings on the site, or remain as the onl' , redevelo ed port*
y p ion, ofthesite (with, the Village
A,
Hall, Continental Bakery, and Sakura buildings remaining). Specific in&rmatilon shouldinclude,
'n i - -of-w4y and pavement widths.
a. Layoutof streets and pedestria. ways, showing right
b. Proposed building setback lines,, inuicating dimensions.
C. Areas other than street, n"ght-of-way intento, 'be dedicated or reserved for public use and the
approximate area of each such area.
d. Arch iltectural, tandscape and site lighting
IM1. S ri,,
I bu,*Id*ngs submitted in sufficient detail to provide an understanding of the: develop princtpa I I ng concept plans, prel nary ketches and, rende ngs for all
pment's style.
e. Building height. The vertical distance from the base grade to, the average height of afflat, mansard, or
gambrelroof or the mid -point of a hiip or gable roof.
0,
f. Parkini
,g concept plan, ndicating the t number, of residential and retail spaces
9. Specific information regarding the mix, size and price range of proposed residential units.
Development Schedule
A preliminmy estimate ofthe schedule, for completing the project is required. This schedule should indicate
planning and development phases, if applicable, as, well as a proposed occupancy timetable.
References
References from prior projects should be submitted. At least, three (3) references, from previous, similar projects
should beprovided which should include at lease one reference, from a local government.
Real Estate Purchase Offer
Each proposal must contain a detailed financial bid for the purchase of the Phase IBproperty and any other
contributions anticipated as part of the redevelopment project.
Financial Information
H#
Inf6rtnation demons tratilng the financiall, capabi, ity of the developer is required. Such information should include a
4
balance sheet, and the related, statement of income,, expense and retainedeam, tng Ys f6r, the lt,
asthree fiscal years.
�,
he financial, staternents,should, have been prepared or attested to by a certified public accountant or, should have
beenprepared in accordance with standards established by the American Institute of Certified Public Accountants.
The Village will treat any financial informationprovided as confidential information.
Request For Proposals
Phase I B of the Downtown TIF District Strategic Plan
BASIS FOR EVALUATION
March 12, 1999
Page 8
All submissions for the Mount Prospect Phase I B redevelopment will be evaluated in accordance with all of the
following criteria listed in no specific order:
Developer Expertise
requ-ired, for a, P i*ecti of this
The Village seeks to work witha developer who brng the experience and creativil
r0
pe. In, partcular, the V'*Ila,,g,,e, *slooking f, r the selected developer to help address issues that are
11 1 1, paxticularto the
Downtown MountProspect redevelopment., They are-,
a Keeping existing retailers in the downtown. This may include options for facilitating an ownership position
for retailers in new buildings - in effect a retail condominium.
c3 Preserving the "General Store" building (now located at the northeast comer of Route 83 and Northwest
Highway) within the downtown area. This structure has historical, significance to, the community, and the
Village is expecting the structure to be relocated and rehabilitated. The selected developer is not necessan y
expected to conduct the buildings move and rehab. However, the Village w. look favorably on, proposals,
#
that provide the Village a'creative option to accomplish this o�jective, or demonstrate the Mn 11ingness and
ability to bring about a desirable solution.
o Creating a successful development that does not require strip center type parking designs. In order to support
a pedestrian scale, the Village seeks to have buildings at the property line, rather than behind a field of
parking. Providing parking at the rear or side of buildings is considered important in creating a pedestrian
character for the downtown.
Developer Quality 11
Priority will be given to the developer that demonstrates a record of accomplishment of high quality development,
sensitivity to the needs of the public sector, design excellence, and innovative packaging.
Organization and Personnel
Despite the Development Team's overall capabilities and experience, attention will be focused directly on the
personnel assigned to the project and the manner in which they will be organized and managed.
Financial Capability
Because of the magnitude of the downtown redevelopment process and the period of time over which
development will be staged, the financial capability of the developer will be a major factor.
Project Design
Priority will be given to the project that meets Village objectives over the long run and maximizes benefits to the
Central Business District and neighboring properties.
Real Estate Purchase Offer
The Village has taken it as its responsibility to acquire the properties in the subject area. Once acquired, those
properties will be sold to the selected developer. The Village expects to receive a fair and reasonable price for the
property. The amount of the Real Estate Purchase Offer will be a significant ,consideration in the basis for
evaluation.
Request For Proposals
Phase I B Of the Downtown TIF District Strategic Plan
N•q,��mf lei
For more, infomation about this r quest for PrO,Pos'als,, the Phase
overall plan for Down'town Mount ProsPect2 please contact:
William L Coone,y, Jr,', IAICP
D ifector of Community Develo'pment
1, ge of M ount,Pr ospoc"t
I
10 0 South Emerson S tr elet
Mount Prospect, IL 60056
847/818-5328
HAG'+EiV1PLNop%w"to", Ej4d(jrCWP, phaft 1b.doc
March 12
99
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I B DowntOw e velOPment Plan, Or t