HomeMy WebLinkAbout0899_001VILLAGE CLERK
TO: VILLAGE MANAGER MICHAEL E. JANONIS
FROM: ASSISTANT VILLAGE MANAGER
DATE: MARCH 4, 1999
SUBJECT: COMMITTEE OF THE WHOLE MINUTES — FEBRUARY 9, 1999
The Committee of the Whole will not be available for acceptance by the Village Board at
the Committee of the Whole meeting of March 9, 1999. Unfortunately, due to unexpected
absences from the office and other workload demands the minutes were not completed in
time for the meeting of March 9.
1 would respectfully request the approval of the meetings of February 9, 1999 be deferred
until the next Committee of the Whole meeting of March 23, 1999. 1 apologize for the
delay.
H:1GEN\Cow12999 Minutes Delay.doc
VILLAGE OF MOUNT PROSPECT
FIRE DEPARTMENT
INTEROFFICE MEMORANDUM
96
........... .................. . .. . .............
0 1 1
TO# MICHAEL E, JANONIS, VILLAGE MANAGER
J 0 -
FROM: MICHAEL J, FIGOLAH, FIRE CHIE1
DATE: FEBRUARY 10, 1999
Z" 10,111
Thi"s year marks the culm"inatilon of a, ten year program to upgrade all existing
underground storage tank systenis (UST)thatare not already protected against spill,,
corrosion
o*11s an dle,aks. 'Ten years ago,, the United States Environmental
, verfi,
Protection Agency (USEPA) required all tanks to meet certain standards by
December 22, 1998. As a result of these regulations, many businesses have been
faced with expensive upgrades, and had to spend thousands of dollars removing
tanks and cleaning up contaminated soil and ground water. Many businesses are
now considering the installation of aboveground storage tanks. Our current Village
codes prohibit the installation of aboveground storage tanks. Attached is a proposed
code change that will permit the installation of aboveground storage tanks.
The fire prevention code has been modified to incorporate Community
Development concerns regarding screening requirements and the Fire Department
concerns regarding the safe installation of the tanks.
To address the fire safety concerns A` I`` broken into two (2) sections,
combustible liquid and flammable liquid storage requirements. Because of their
composition and chemical characteristics, combustible liquids are considered less
hazardous than flammable liquids. (A common combustible liquid is motor oil and
a common flammable liquid is gasoline.)
The proposed code amendment does prohibit the commercial sale of flammable
and combustible liquids from aboveground tanks and limits the quantity of
flammable liquids that can be placed on any single parcel of land. This will prevent
service stations from installing aboveground storage tanks for dispensing gasoline.
Because of the difficulty in developing an ordinance that may meet every situation,
there is a provision in this ordinance for the Fire Chief to evaluate the situation
and possibly permit the total quantity of allowable liquids to be increased.
Bloom
The demand for these type of installations has grown significantly. There are now a
number of products available that will meet our requirements. Attached are photos
of a typical combustible and flammable liquid tank that may be installed.
The requirements outlined in our proposed ordinance is somewhat similar to
surrounding communities. Attached is a comparison of our requirements and the
surrounding communities.
The proposed ordinance was developed because of the impact the Federal and State
requirements are placing on local businesses. The proposal addresses our fire
protection concerns by requiring the installations to meet National Standards as
well as address the potential concerns of neighboring residents by requiring
screening of the tanks.
If you have any questions regarding the proposed code amendment, please do not
hesitate to contact me.
MJF' /nn
cc: William Cooney, Director of Community Development
Mike Blue, Deputy Director of Community Development
R. Paul Valentine, Fire Marshal
24.109 WReqmire& Aboveground Storage Tanks
A. It shall be unlawful to construct, install or enlarge any tank,
pump or piping equipment for the storage or handling of
flammable or volatile liquids without having first obtained a
permit therefor. Application for such permits shall be made to
the Bureau of Fire Prevention, and shall be accompanied by
a drawing to scale showing the location as well as plans showin
the type and nature of installation or alteration. Manufacturer
cut sheets shall also be submitted for review.
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requ, trements of the'Off, ce, of",ih;e'' I'lltntois State-, Fire
,rs'hal,,unless,,,a"me,n,�de,d,,ofh�rw,,i,se i,n,,",,, I's, ssecti,on,,
A Tanlks for -the,„ Y '� ,.,.' '�I v� , iWds shall, be
of
pad.
'b# Tatiks,foi,4,,-tho stora'ge''Ofrshallbe
,screened to,the,he%h, t of �the, tan,,k o�n,,all, s,,,,ides by: at
'1*'d,w' od fen,ce maso'nry-, wAlill"I'll
a, M,Inimulmt, a ,so 0
ga,te,,,, or a, cont,j'll,n,uoul,s,',Iicid,lgell,
2. The, commercial, sale, a-nd disp,ensir%, of flam.�mabjle
liquid,s, and lil,q,u,efied,petltol,�ca-u,,,,m, boveg *ottnd,
gases'from a'
storage, ta'nks.-Is hereby p,rohibited.
Exception: Existing petroleum bulk storage plants as
defined in section 24.108. 1
5M
a. All aboveground tanks shall be manufactured in
accordance with UL standard number 2085
rotected Aboveground Tanks for Flammable
Liquids." All tanks shall have a minimum fire
resistance rating of two (2) hours with factory
poured concrete encasement. (Field poured
concrete will not be accepted.) An independent
certification of the fire resistivity shall be provided
prior to delivery.
b. Aboveground tanks shall be provided with
secondary containment and electronically
monitored leak detection.
C. Aboveground tanks shall be provided with an
automatic shut-off device capable of stopping the
excess flow of liquid into the tank.
Physical barriers with a minimum height of thirt
(30) 'inches and capable of resisting a horizontal
force of at least 12,000 pounds and shall be placed
around the tank with spacing not exceeding four
feet. I
e. Individual tank capacity shall not exceed 1000
gallons. The total quantity of flammable liquids
stored above ground at any location shall not
exceed 2000 gallons.
Exception.- Based upon an evaluation by the fire
chief, the allowable quantities may be increased. At
a minimum the evaluation will consider the
proposed location of the tank, liquid stored and
available fire protection. Based on the evaluation,
the fire chief may require additional fixed
suppression systems, improved access and/or
hydrants in order to permit the allowable quantities
to be increased.
Each. tank shall be a minimum of twenty (20) feet
from all buildings structures, property lines and
public ways. A minimum of five (5) feet separation
between tanks is required. Tanks shall not be
located under power lines.
Wm
Aboveground tanks shall not be placed between the
principal structure on the subject parcel and any
right-of-way or between the prl*ncl*pal structure on
the sub"ect parcel and any single-family residence or
." *
0
3,10, Abov,e 1, '0, qttef "ed, petro'leum gas in
grottn,d tanks contain(mg i, i,
*ti �# 'e. 1 1,
quanAl i.es in exc s, -,s of 100 lbs,., sl.,iall "be Proh"b"Ited,
A
'11, Ire,
Exceptian.- Tetrtparary it�tstallatio,n approved by the F
C h i cif.
New bLIA plants for flammable or, combusti"ble. I1qtiid,,s are
hereby prohlbi"ted.
23.110 Fire Hazards.
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Mount Prospect Fire Department
ABOVEGROUND STORAGE TANK REQUIREMENTS
FOR SURROUNDING COMMUNITIES
Mount Prospgd
Aboveground tanks permitted for flammable and combustible liquids with screening
requirements. Flammable liquid storage is limited to 2000 gallons with requirements for
tank construction. Approval of the State Fire Marshal's office is required. All tank
installations will meet NFPA 30, Flammable and Combustible Liquids Code and the
BOCA Fire Prevention Code.
I nOwn F -11e
Arli i ts,
Aboveground tanks must meet NFPA 30, Flammable and Combustible Liquids Code and
the BOCA Fire Prevention Code.
Buffalo Grove
Aboveground tanks for flammable liquids is not permitted. Combustible liquids in
aboveground tanks is limited to 600 gallons. The installation must meet NFPA 30,
Flammable and Combustible Liquids Code and obtain approval by the Office of the State
Fire Marshal.
Des Plaines
Aboveground tanks are permitted. The installation must meet NFPA 30, Flammable and
Combustible Liquids Code and the BOCA Fire Prevention Code. There are no exempt
amounts. The installation must be approved by the Office of the State Fire Marshal.
,Glenview
Aboveground tank installation is limited to certain zoning districts. The 'installation must
be approved by the Office of the State Fire Marshal.
Northbrook
Aboveground tank installations must meet NFPA 30, Flammable and Combustible
Liquids Code, the BOCA Fire Prevention Code and the requirements of the Office of the
State Fire Marshal.
North Maine
Aboveground tanks must meet the requirements of the Office of the State Fire Marshal.
Palatine
Aboveground tanks must meet the requirements of the Office of the State Fire Marshal as
well as a number of amended items related to piping, diking, manways,, and testing.
EM6
Park Ridgg
Aboveground tank installations must meet NFPA 30, Flammable and Combustible
Liquids Code, the BOCA Fire Prevention Code and the requirements of the Office of thl
State Fire Marshal. I
RAUWgMgAdQmi
Aboveground tank installations must meet NFPA 30, Flammable and Combustible
Liquids Code, the BOCA Fire Prevention Code and the requirements of the Office of thil
State Fire Marshal.
S hh,a,umbl nM
Aboveground tank iffistallations must meet NFPA 30, Flammable and Combustible
Liquids Code, the BOCA Fire Prevention Code and the requirements of the Office of the
State Fire Marshal.
�
Only gasoline and other motor fuels are permitted. The amount of fuel stored canno
exceed 2000 gallons. The tank must meet certain construction and separation
requirements as well as adhere to the Off ice of the State Fire Marshal and BOCA Fire
Prevention Code regulations. I
V1*11,age ofMount ProspIect
Community Develo ment D rP artment
MEMORANDUM
TO: MICHAEL JANONIS9 VILLAGE MANAGER
FROM: WILLIAM J, COONEY, DIRECTOR OF COMMUNITY DEVELOPMENT
DATE: MARCH 5. 1999
'low =10
The Zoning Board of Appeals has heard a number of recent cases concerning front yard setback variations for
fro,n,t porch add,iitionsl. Slix of 'these ca,ses have come before the Board in the last two years., Zoning Code
Section 1, 4.306I.E.I. (see Attachment "A") speci, es, that "open steps and terraces" aii-e penn,11tted to encroach
I orl, 0 * IIII01%
Intoftont setbacks, Iie 'www uode �loes not allow unenclosed, covered porches to encroach into front yard
setbacks.
Since ,1 1 eticeS., in the Village of Moujit,Prospect are at, or very close to the, ftont yard
most, single family resd
line the requirement prevents, the construction mo
of roof d, ftont orches in st area
sletback It, p Two &ctors have
combineM to push this topic into the forefront of planning issues in the Village: Neo-traonal planning
theories and a large number of major renovations to single-fainfly homes.
�v MAMR-M--�'7 S,7AW V IF IM T IF Lq 9 LIVI
There are several options for dealing with this situation:
1. Continue our current process and require a variation (often, ZBA is final in these matters);
2. Continue the current process,,'but requilt-le Village Board approvall6r Varliati om itito fi#ont yards;
3. Change the ZonitIng 0rd'inam,ce, It t to kunenclosed,
uncovered, porcfiesto encroach into setbacks;
4. Change the Zoning Ordtilance text to fist ftont porches that encroach into front setbacks as 9-L
Conditional Use in residential districts; or
Each of these methods has its own benefits and drawbacks. The remainder of this memo will describe the
benefits and drawbacks of each.
This is the method that the Village currently uses to review proposed porches that encroach into the front
setback. The principal benefit of the method is that the Village gets an opportunity to review porch additions
MOUNT PRC SPECT BOARD
Committee of the Whole Meeting of March 9, 1999 Page 2
Approval Process for Front Porches
on a case-by-case basis. *rlits allows the Board to, revi,,ew porches for compl"iance witli, the v�,at-"Iat'lo-nstaii,da,j-cis,
in the ,Zon1",n,g, Ord, inance,,,s, (see Attachment "B"). Althotigh review of'variations S not Weafly to be based, oil,
aestli,etic CIO ncet-nls', the Board( sometimes usesthe vafltafion p'tib"[ic, heariiig as an op, ortunity,to �revolew tl,"�ie
0, 41 ' 0, P
quality and, appearance, of porch add it 'Ions., Thus, process is also f4irly simple for tlie applipants sl110e� ITI'lost
h ings W
orIS re(litire approval rit
po,,t ch, variation proval only ftom, the Zo, *ng Board of Appeals, rat, er, tbantiieet' itti, both ZBA
and the V"Illage Bozard. On the other hand,, residents, often are tincomfortat"),le wItli, the ZBA process and are
unhappy about the time and expense of gaining approval, for sonict'hing, that, they view as a beticlift to the
community.
Variations are historically held to the highest standard for approval -- hardship. Hardship variations are granted
because arts* oular hysisal character,
characteristics fproperty prevent its use if the strict letter of the requirement is
p�pioa
an, -s vartattions should only be granted if the shape, terrain, soil, or other
applied., In the strictest sense, thiis =4
feature ofa parcel coinbilne with zo
th,e nting regtilation(s) in question to make the property unusable for
tri
Itted uses in th, g district. That standard would not allow for granting of a variation for a front
pern ii, I e zonin
porch in most cases.
Typlcaliy, the Zoning Board of Appeals, have based their decisions regarding proposed porch variations on the
appearance ofthe proposed porch.,, That is, "if the proposed addition is attractive and will be an improvement to
the neighborhood, the Board will, vote to approve. While judging developinent based on appearance and, its
effect on tlie
Heir °h are appropriate, these faotors are, not relevant to the question of hardship, as
identified in the variation standards (see Attachment "B").
An additional drawback to continuing to use the Variation process for porches is the nature ofWariatio,ris, In
eral4,'*ia,*to,,n,s are, granted to a, partIctilar lot or parcel and run with the land — that is, the V"ariatton, is not
tied to a particular deve'lopnietit plan, if the . ZBA or Village Board-granits a Variation to reduce a front yard
setback i,-c�qul'�'re,m,e�,nt,,,fro,in, 30' to 25" to , 'Permit a porch, the front setback for that lot will always be 25'. The
p,ro p ell ow ti er is 11 "1 r or any future development of the
1-, then entitled to that 25 .trot yard, setback requirement f
property,,,, Inc,lud"I"lig cotistn'tchion of a,,new str"ucture.
Variation Requiring Village Board Approval
The advanta, or the current process. The ni,aill,
,g�es and disadvantages to this method are generally the same as f
added disadvantage would be adding, another step to the process. This will make the process last 10-12 weeks,
rather than the current 4-6 weeks.
'Tli,e princtipal advantage, would be to give tl,,ie Village Board a more direct role in regulating encroachments
into I nto fton't yard setbacks. Currently, the Village Board, would review a requested Variation to the front and
setback requiretnetit only *f an ap
I , peal, were to, be filled. Under this method, the Village Board would have a
c hianceto rev ]*,ew related, to, front yards,
Text Amendment to Permit Encroachments
A text amendment top ermit "unenclosed/covered porches" to encroach into front setbacks by up to five feet
was considered by the ZBA and Village Board earlier this year. The amendment would have included
definitions that defined unenclosed/covered porches as a porch having a roof, but otherwise open to the
weather. The Zoning Board of Appeals recommended approval of the proposed amendment by a 4-3 vote.
The Village Board rejected the proposed amendment. The Board felt that the Village should continue to
review frontporches on a case by case basis to ensure quality. Losing the ability to conduct case by case
reviews of front porches that encroach into the front setbacks would be the main drawback of this approach.
,he, arguab, inappropriate use', of the vartati"on process, to
1"heprincipat benefit of t1iis, method would, be to'stop't ly
co dict aesthetic review's of front porches. As discussed above, Variatioits arc to be granted where conditions
MOUNT PROSPECT VILLAGE BOARD
Committee of the Whole Meeting of March 9, 1999
Approval Process for Front Porches Page 3
of a particular parcel, such as shape and topographic features prevent its development. Matters of appearance
0 �� a
or aesthetics are not appropriate factors for consideration it' l a"Vartation case.
Text Amendment to Make Encroachments Conditional Uses
A text amendment to make the encroachment of unenclosed porches into front setback a conditional use would
clip n,1.1inate, ti e,
,problem of establishing a, 11ardship as required by, the variation process. Conditional, use f,'1,,n,,dings
a,"Mtto ia
,related to the effect of the pro,posed cot idi * I I 'use on nearby properties, 0a,61 and public facilities, if
apo * Thos,efindings pert i
move,Q. t the: Board s) to coiisides aesthetics as a factor in their decisions.
1 0, � pment plati, A
A second advanta, 9e ad, `a Conditional Use is that approvai is tied, to a, part0, -develo
, cutat
i-ont yard, setback, wottld permit only the
Con,d'ifional' Use approval to perMit a, porch to encroach into the f
10
approved" porch, Aiv alteration to ttle, po,rch or additilonal consti-tiction Iti, t1w setback, area, wotfl"drequire an
additional approvalfroni the it age Board,
The drawback to this approach is that the conditional use process is longer and more involved than the "ZBA
final" variation process. Obtaining a conditional use approval requires a public hearing with the Zoning Board
of Appeals and a minimum of two meetings with the Village Board. This method would defeat the goal of
making the process of gaining approval for a porch addition more user-friendly.
Summary
Clearly, there are several options available to the Village Board relating to the consideration of unenclosed
porches encroaching into front yard setbacks. Staff is requesting specific direction from the Village Board
regarding their desired policy on this matter. Please forward this memorandum to the Village Board for their
review and discussion at their March 9,, 1999 Committee of the Whole meeting. Appropriate staff will be
present at the meeting to answer any questions related to this matter.
William J. oi ney., AICI, Dii4ect .... ol" Of �Community Development
I -
WC/jdp
H:\GENXPLNG\MEMOS\1998\VBMEMO-porches.doe
Attachment "All — Permitted Encroachments into Required Setback -s
E. Permitted Obstructions in Required Yards. These structures shall be allowed to encroach into the required
yards, as follows:
1. Open steps and terraces.
2. Eaves, storm gutters, chimneys and bay windows ndows extending into such yards not more than twenty four
inches (24'x), however, in no case shall any such obstruction be located within twelve inches (12") of a
property line.
3. Patios, balconies, wood decks, swimming pools and handicapped ramps may encroach in the required
rear yard; provided a minimum setback of fifteen feet (15') is maintained between the rear property line
and the near edge of the structure, and that no structure is located over or upon an easement.
Handicapped ramps may encroach into fifty percent (50%) of a required side yard.
4. Service walks up to five feet (5') in width may encroach in the required front yard; service walks up to
three feet (3') in width may encroach in the required side and rear yards.
5. Driveways may encroach in the required front, side, and rear yards.
6. Central air conditioning units shall be located on the rear elevation of any principal structure. If the unit
cannot be reasonably placed on the rear elevation because of operational reasons, such unit may be
placed in up to twenty five percent (25%) of a required side yard, provided such location does not result
in exhaust discharge upon any adjoining building or vegetation. Documentation verifying that the unit
cannot be located at the rear of the structure shall be submitted by the air conditioning installer and
approved by the Director of Community Development. A screening plan which included fencing or
landscaping must be submitted with the permit and approved by the Director of Community
Development.
7. Stationary basketball standards may encroach into the required front, side, and rear yards. (Ord. 4590,
9-21-93; Ord. 4678, 10-4-94; Ord. 4709, 3-7-95)
Attachment "B" — Variation Standards
The Zoning Board of Appeals is guided by seven standards listed in Zoning Code Section 14.203.C.9. Those
standards relate to conditions applicable to the property for which the Variation is requested, the owner's
motives for requesting the Variation and potential effects on nearby properties. The standards for Variations
are:
L Because of the particular physical surroundings, shape, or topographical conditions of the specific
property involved, a specific hardship to the owner would result, as distinguished from a mere
inconvenience if the strict letter of the regulations was to be applied;
2. The conditions upon which an application for a variation are based are unique to the property for
which the variation is sought and are not generally applicable to other property within the same zonffil
classification; 44
3. The purpose of the variation is not based primarily upon a desire to increase financial gain;
4. The alleged difficulty or hardship is caused by this Chapter and has not been created by any person
presently having an interest in the property;
5. The granting of the variation will not be detrimental to the public welfare or injurious to other propert:
or improvements in the neighborhood in which the property is located;
• The granting • the variation will not alter the essential character of the neighborhood; and
7. The proposed variation will not impair an adequate supply of light and air to adjacent property or
substantially increase the congestion of the public streets, or increase the danger of fire, or impair
natural drainage or create drainage problems on adjacent properties, or endanger the public safety, or
substantially diminish or impair property values within the neighborhood.
V'i,lla,ge of Mount ospect,
Community Development De artment a ��wa� , ��
AL
MEMORANDUM
TO: MICHAEL E. JANONIS, VILLAGE MANAGER
FROM: WILLIAM J. COONEY JR, DIRECTOR OF COMMUNITY DEVELOPMENT
DATE: MARCH 4, 1999
SUBJECT: PROPOSED REQUEST FOR PROPOSALS FOR PHASE 1B OF DOWNTOWN
REDEVELOPM V-44.VT
Attached is a draft Request for Proposals (RFP) to solicit developer interest in participating in Phase 1B of our
downtown redevelopment efforts. Phase 1B is bounded by NW Highway on the south, Emerson Street on the
east., Route 83 on the west and the Village Hall/Sakura properties on the north (see attached diagram). Now that
the majority of the property in this Phase has been acquired or is under contract by the Village, it would be
appropriate to solicit developers at this time.
We had initially considered utilizing the Request for Qualifications (RFQ) process rather than the RFP process in
an attempt to determine the level of interest for this project. However, staff has had several discussions with a
number of developers over the past year that have expressed sincere interest in this project and therefore we
recommend that we move directly to the RFP process. The primary difference between an RFQ and a RFP is that
the RFP requests more detailed descriptions of the proposed development (i.e. a development plan and financial
offer) while the RFQ simply requests information about a development team that demonstrates that they are
capable of doing the project.
Please forward this memorandum and attached RFP document to the Village Board for their review and
consideration at their Committee of the Whole meeting, on March 9th. Staff will, be present at this meeting to
further discuss this matter.
Wi,14lianm, Coonilly J�*
H:\CDADMIN\BILL\MEMOS\rfpmemo.doc
DOWNTOWN TIF DISTRICT STRATEGIC PLAN
AN ADOPTED ELEMENT OF TME COMPREHENSIVE PLAN
March 5, 1999
-DOWNTOWN REDEVELOPMENT-
-PHASE 1B
The Village of Mount Prospect is requesting proposals from interested development companies to develop Phase
1B of the Village's downtown redevelopment program. The area is approximately 45,000 square feet and is part
of a block known as the Village Hall block - bounded by Northwest Highway (Illinois Route 14), Main Street
(Illinois Route 83), Emerson Street and Busse Avenue. The development site fronts along Northwest Highway
between Main and Emerson Streets.
Phase IA of the downtown redevelopment program will start construction this summer. If will include three
condominium buildings with approximately 200 units. It will be located at the southwest comer of Main Street
(Illinois Route 83) and Central Road.
In addition to the Phase I development, Mount Prospect has been involved in an ongoing program to upgrade the
quality and image of downtown for several years. Storefront facade improvements and sidewalk renovations
around the downtown attest to the success of these efforts. Just last year, the Village spent approximately
$525,000 to begin implementation of a downtown streetscape program.
The downtown redevelopment is following the program established as part of an overall Strategic Plan for
redevelopment of the downtown, which the Village completed about one year ago (that plan is attached to this
RFP). The plan calls for a mix of residential and commercial uses in the downtown. The area also includes several
existing commercial buildings that are to be preserved and incorporated into the redevelopment project.
The strategic planning effort included preparation of an independent market assessment of Mount Prospect's
downtown. It analyzed trends for the market and sub -market areas, and considered potential for new residential,
commercial, and office development (the market study is attached to this RFP). The study shows that sufficient
depth exists in all three markets to support downtown redevelopment.
The Phase 1B area, and the rest of the strategic planning area, is part of a Tax Increment Finance (TIF) district
established in 1985. The Village has used TIF funds to support redevelopment projects in the past, and intends to
apply those resources to the present redevelopment plan.
Request For Proposals March 5, 1999
Phase 1B of the Downtown TIF District Strategic Plan
The Village currently owns the majority of the Phase 11 area and are close to completing the negotiations for two
remaining parcels.
After review of the proposals, a developer will be selected to negotiate the terms of a developer agreement for the
Phase 113 project. The framework for evaluation of developers has been designed to minimize expenditures of
time and money by prospective developer. It is the intent of the Village to select the developer (or development
team) that best evidences the ability to help the Village bring about the redevelopment program outlined in its
downtown strategic plan. The Village sees the effort to be a public/private partnership, and considers activities
such as conducting land acquisition, demolishing structures, and installing infrastructure as contributions to the
partnership.
a to a V UA V WN -1
Development of Phase I B is intended to be the first of a potentially multiple building development for the block.
The Village Hall block includes three major existing structures. The Village Hall is located along Emerson Street
on the northeast quadrant of the block. The Main Street (Route 83) frontage of the block includes two structures;
both with well established downtown businesses. Depending on the outcome of the Village's TIF amendment
deliberations, the Village Hall block may include one or two more buildings.
Development Concept
A
g,, a, de iletion, of the, land use scenar'I'lo described in the, strategic lan *Is shown on page, 29 ofthe Downtqwn
TIF Distract StrLit 'c, Plan, The development concept plan was developed to portnky the development and, design
�g-jzt 14 "dered *n th's, RFQ
objectives within a financially real Istic framework. The plia,se 1B development program, consi, I I
'j, in ing, program has been
is actually a portion of what the plan, describes as Phase III. The plan's, or*',g*" al basin
changed do to factors related property acquisition in the downtown.
The development concept for Phase 1B is described below:
• One mixed use building including approximately 10,000 square feet of retail on the first floor and forty
residential units above (a total building height of five stories is anticipated).
• 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 downtown area.
• Parking for residents of the residential units must be provided under the building.
• els; ti otitie outcome of the Village's deliberat'J"ons, related to extending the TI`F's life, part or a I I I of'the
V'1`11 lag, e Hall blockt tray becoine available for future redevelopnient. With'this, in,mind, the Phase
remaining 4,
1B project must be designed to accommodate either a stand alone building, or one teat cari,be integrated, "into
future phases.
Downtown Redevelopment Development Objectives
The downtown redevelopment project has a number of objectives. It is desired that the Phase 1B project
contribute to these objectives.
o 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.
Li An innovative development that encourages a pedestrian scale mixed use project that explores all market
potentials is harmonious with the surrounding land uses and is competitive in the Northwest Cook County
market area.
u Create a development compatible with nearby residential areas that can stimulate other private sector
investment in the downtown, including new construction, expansion and rehabilitation.
P-)
Request For Proposals March 5, 1999
Phase 1B of the Downtown TIF District Strategic Plan
El Provide a development that can yield the highest possible real estate and sales tax to the Village consistent
with other downtown, development otliectives,
L3 Protect and enhance the present retail and service businesses in the downtown.
Li The redevelopment project shall serve to improve the image of the downtown, recognizing its potential as the
town center.
Development Character
■
The predominant character ofthe downtown redevelopment is to be a pedestrian, ffiendly, orientatlon. Clearl
having threeiregtonal, ar'tei*ia,1ro4a9ds (N,'ortf,iwi,e,st'Hig,"I,i,w,a�y, Route 83, and Centra, 1,
ake
Road) abutfing the site mt
Ininging about th"I's objectl-ve a, challenp. However', ability to create a pedestrian orientation is critical for th
downtow,-fi.
It is the Village's intention that redevelopment create a strong interaction between land uses, as well as ne'V
and existing development in the downtown. This should be designed in a manner that has minimal impact o
residential properties north of Central Road. )I
lot
Design Guidelines
The Village's intent for the design character and quality are indicated by the descriptions and photos in thl-V
Downtown Strategic Plan. Overall, they seek to continue and enhance the high quality character development that
has been occurring in the downtown. In addition, the following design guidelines should be addressed in the
redevelopment.
I
Request For Proposals March 5, 1999
Phase 113 of the Downtown TIF District Strategic Plan
Li Public art that enhances the appearance of the area and supports its pedestrian character is encouraged in thi-i
Phase 113 area.
Parking
La Large parking fields located out in front of buildings, indicative of strip center development, is not desirable
for downtown redevelopment.
o It is understood that parking must be highly visible and readily accessible. However, it should be on street, in
the rear, or at the side of buildings. This parking design element is considered critical to maintaining the
pedestrian character of the downtown.
Li Sufficient off-street parking should be provided to meet the demand of the proposed land uses. The use of
shared parking using off-peak operating hours should be encouraged.
u Parking should be designed with adequate provisions for short-term customer parking and long-term
employee parking.
o Underground and/or covered parking for residential units is expected to be part of the redevelopment project.
Retail shoppers are not expected to use this parking.
Li The Phase 1B site is a total of 45,000 square feet. The entire Village Hall block is approximately 100,000
square feet. The Village of Mount Prospect has ownership of, or will soon own the entire Phase 1B site.
ci Other land uses on the block are the Village Hall (located at the corner of Emerson and Busse), Central
Continental Bakery (located at the comer of Busse and Route 83), and the Sakura Restaurant building (located
mid -block on Route 8-3). The Sakura building includes a beauty salon and second story offices.
Li Traffic counts on adjacent roads are high, and reflect their regional arterial nature: Route 83 - 26,000 vehicles
per day (vpd), Northwest Highway - 20,000 vpt, and Central Road - 16,000 vpt, (see page 11 of the
Downtown TIF District Strategic Plan).
u The Metra Rail Station is located across the street from the Phase IB area, providing easy access to downtown
Chicago. With approximately 1,900 hoardings, the station is the second busiest on the Union Pacific
Northwest Line. The Village recently renovated the station and entered into a lease with Heinemann's
Bakeries to sell coffee and pastries to commuters.
u The site is currently zoned B -5C. Central Commercial District (see page 9 of the Downtown TIF District
Strategic Plan). The Village will work with the selected developer to process the necessary Planned Unit
Development (P.U.D.) application.
Li Utilities are available at the site boundaries. The Village receives water from a Lake Michigan allocation and
supply is adequate. Sewers in the area are combined sanitary/storm and are expected to be adequate for the
project.
The Village Board has adopted the TIF Program and Downtown Strategic Plan. Its commitment to the project
also has been shown by efforts such as bringing about Phase I A of the downtown redevelopment, acquisition and
demolition properties on the Phase 113 site, renovation of the train station, developer assistance in bringing about
completion of the Shires at Clocktower condominium project, and investment in the downtown streetscape
program. The Village Board is very supportive of immediate implementation given the project's importance to
continued downtown redevelopment. The Village Board is supported by qualified staff and consultants who have
prior experience in similar development. efforts. The Village Staff will assist the developer through the process,
I!
Request For Proposals March 5. 1999
Phase I B of the Downtown TIF District Strategic Plan
but it will be the responsibility of the developer to make a presentation to the Village Board. The steps in the
process can be summarized as follows.
a. Developer submittals are due to the Mount Prospect's Department of Community Development no later than
4:00 p.m. on April 12, 1999.
b. The Village Board will evaluate all submittals.
c 'rhe Board,, will rank t1',ie filmliss'bti,s,ed on, approved downtown goals and objectives and the prospective real
estate purchase offer,an will designate a "'Developer of "Record". It is expected that this desigilation will be
made at the; Village Board-ineeting on Ma,ay 4, 1999. Once so designated, the development team shall have the
exclusive right to work with the Village on tailoring the implementation of a mutually satisfactory
development project.
d. Tbe developinent Wain must be prepared to prom
ptly enter negotiations wiRIJ, tile, Village to specifically
ideti,tify a obi igmations of both parties in the development prq1 , ect. The obItgatioll's so specified, will be
a redevellopment agreemen,,t. Tl i's ag)regiment will include a fair and reasonable price for the
sale of the land.
THE PUBLIC/PRJIVATE PARTNERSHW
The Village of Mount Prospect recognizes the importance of a public/private partnership in order to make this
redevelopment a reality. To that end, the Village is willing to have its participation include, but not be limited to
land assembly, building demolition, infrastructure, and streetscape. The chosen Development Team will be
expected to work with the Village of Mount Prospect on a cooperative basis to determine the type and extent of
public participation required to ensure successful redevelopment that is consistent with the Village's objectives.
nall "m I ga u 1' a 0 4 k1j, I
Q�ua,,,I,'I''ic,at,,*Lons, s'lliould, bereasonably detailed and iin,formative,but need not be lengti,ly or elaborate. It is su,ggested
that they be packaged, in, a. standard', 8-1/2" x 1, 1 "' t'ormat for ease, of review and re roduction o size larger than
17" can, be accepted. wilthout a, reproduclible �to, allow for "Village reproduction. Respoi,idents must snub nit
twen t I t I
y, five (25), copies o,tlefollowng tens I - 7 along with two (2) copies of item 8-.
Development Team
Because of the scale and complexity of the proposed developmenit prograni,,, it ins. Is
t portant f6r the V-111age to
ensure that it has a quality partner. The proposal shall contain ii-If6rinaion
t, establishingthat the subirni'tting" partles,
are bona fide developers with the financing and track record, in the ineti-opolltan Chicago, market to ensu,re prpject
10
implementation. The presence of sound experience in commercl*al and residenti'al develo'pMent and,, mtarket]",ng wl 11
be a definite asset.
A statement describing the following is required:
a. Name, address and telephone number of developer.
b. Organization of developer (individual, corporation, partnership, joint venture, other).
C. Principals of development organization (corporate officers, principal stockholders, general and limited
partners), and manager to be responsible for the project.
d. Any relationship the development organization may have with a parent corporation, subsidiaries, joint
ventures, or other entities.
e. Identifi,ca,tion of con �tr��t�ion, contractor architect economic adviser, key consultant and, ottior pf"ne"pal
associates who would work, wiffi developer on project, including leasing, marketing, and post consttducttan
management.
Request For Proposals
Phase I B of the Downtown TIF District Strategic Plan
Development Experience
March 5, 1999
The Village is interested in the developer's past experience with similar projects, and the developer's ability to
manage a team of specialists, including an architectural design team, engineers,, construction managers, builders,
financial consultants, marketing and leasing agents and/or management personnel. The proposal should include:
a. Description of the developer's previous relevant project experience, including that of joint venture
partners, particularly experience in mixed-use development, public/private partnerships, and
redevelopment projects.
b. Description of the developer's previous experience in ongoing management and operation of facilities
with uses similar to that of the proposed project, if any.
Design Concept
While final architectural and enizineering plans are not required, the design concept should be in sufficient detail
to evaluate the design elements and features that are expected to be incorporated into the proposed developmen4i
project. A plan should be included which shows how the Phase 11 building could be incorporated with future
development of other buildings on the site, or remain as the only redeveloped portion of the site (with the village
Hall, Continental Bakery, and Sakura buildings remaining). Specific information should include:
a. Layout of streets and pedestrian ways showing right-of-way and pavement widths.
b. Proposed building setback lines, indicating dimensions.
C. Areas other than street right-of-way intended to be dedicated or reserved for public use and the
approximate area of each such area.
d. Architectural, landscape and site lighting concept plans, preliminary sketches and renderings for all
principal buildings submitted in sufficient detail to permit an understanding of the style of the
development.
e. Building height. The vertical distance from the base grade to the average height of a flat, mansard or
gambrel roof or the mid -point of a hip or gable roof.
f. Parking concept plan indicating the total number of residential and retail spaces
9. Specific information regarding the mix, size and price range of proposed residential units.
Development Schedule
A preliminary estimate of the 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 be provided 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 113 property and any other
contributions anticipated as part of the redevelopment project.
Financial Information
Information demonstrating the financial capability of the developer is required. Such information should include a
balance sheet and the related statement of income, expense and retained earnings for the last three fiscal years.
The financial statements should have been prepared or attested to by a certified public accountant or should have
3
Request For Proposals March 5, 1999
Phase I B of the Downtown TIF District Strategic Plan
been prepared in accordance with standards established by the American Institute of Certified Public Accountants.
The Village will treat any financial information provided as confidential information.
BASIS FOR EVALUATION
All submissions for the Mount Prospect Phase I redevelopment will be evaluated in accordance with all of the
following criteria listed in no specific order:
Developer Expertise
The Village seeks to work with a developer who brings the experience and creativity required for a project of this
type. In particular, the Village is looking for the selected developer to help address issues that are particular to the
Downtown Mount Prospect redevelopment. They are:
❑ 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.
❑ Integrating the existing commercial buildings on the north side of Busse Avenue, at the center of the project
site, into the redevelopment project.
• 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
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 this project 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 which 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.
FA
Request For Proposals
Phase I B of the Downtown TIF District Strategic Plan
Required Public Improvements
The cost of required public improvements to be provided by the Village will be evaluated in regard to the overall
benefit to the Village and in relation to the Real Estate Purchase Offer.
ADDITIONAL INFORMATION
For more information about this request for proposals, the Phase IB Downtown Redevelopment Plan, or the
overall plan for Downtown Mount Prospect, please contact:
William J. Cooney, Jr., AICP
Director of Community Development
Village of Mount Prospect
100 South Emerson Street
Mount Prospect, IL 60056
847/818-5328
HAGE"LNGDowntown - BddrckRFp - Phase lb doc
Downtown Redevelopment Ad Hoc Committee
STRATEGIC PLANNING AREA
Existing Property Boundaries and Building Footprints
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