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HomeMy WebLinkAboutRes 47-04 12/21/2004 vwl-12/15/04 RESOLUTION NO. 47-04 A RESOLUTION AUTHORIZING THE VILLAGE OF MOUNT PROSPECT TO ENTER INTO NEGOTIATIONS FOR A REDEVELOPMENT AGREEMENT WITH FOUNDERS' ROW, LLC. FOR THE DEVELOPMENT OF DOWNTOWN SUB-AREA #3, MOUNT PROSPECT. ILLINOIS WHEREAS, the Village of Mount Prospect is a home rule unit of local government located in Cook County, Illinois; and WHEREAS, the Village of Mount Prospect has formally adopted a Tax Increment Financing Program to upgrade the quality and image of a portion of South Emerson Street designated Downtown Tax Increment Redevelopment Project Sub-Area #3; and WHEREAS, the Village of Mount Prospect considered Requests for Proposals for the development of Sub-Area #3 from various developers including Norwood Builders, Inc. ("Na/") which submitted a proposal on behalf of FOUNDERS' ROW, LLC, an Illinois limited liability company ("FRLLC"); and WHEREAS, the Mayor and Board of Trustees of the Village Mount Prospect have determined that it would be in the best interest of the Village to enter into a purchase and redevelopment agreement with FRLLC. NOW THEREFORE, BE IT RESOLVED BY THE MAYOR AND BOARD OF TRUSTEES OF THE VILLAGE OF MOUNT PROSPECT, COOK COUNTY, ILLINOIS: SECTION ONE: The Mayor and Board of Trustees do hereby authorize entering into negotiations for a Redevelopment Agreement with FRLLC for the development of that portion of South Emerson Street in downtown Mount Prospect known as Sub-Area #3, subject to the terms and conditions of the referenced Request For Proposal, attached hereto and hereby made a part hereof as Exhibit "A" SECTION TWO: If a Redevelopment Agreement is not entered into between the Village of Mount Prospect and FRLLC by the close of the business day on January 31, 2005, the proposal submitted by NBI on behalf of FRLLC shall be deemed as rejected by the Village. Page 2/2 Emerson St. development SECTION THREE: This Resolution shall be in full force and effect from and after its passage and approval in the manner provided by law. AYES: Corcoran, Hoefert, Lohrstorfer, Skowron, Zadel, Farley NAYS: Wilks ABSENT: None PASSED and APPROVED this 21 st day of December, 2004. ATTEST: ~A~. Velnm W. Lowe Village Clerk H:ICLKOlfilesIWINIRESlAuth agrmt,VOMP & Norwood,SubArea 3,Dec.2004.doc Gerald L. arley Mayor 2 MAYOR Gerald 1. Farley VILLAGE MANAGER Michael E. Janonis TRUSTEES Timothy 1. Corcoran Paul Wm. Hoefert Richard M. Lohrstorfer Michaele Skowron Irvana K. Wilks Michael A. Zadel Village of Mount Prospect Community Development Department 50 South Emerson Street Mount Prospect, Illinois 60056 VILLAGE CLERK Velma W. Lowe Phone: Fax: TOO: 847/392-6000 847/392-6022 847/392-6064 October 1, 2004 SUB-AREA 3 DOWNTOWN REDEVELOPMENT: REQUEST FOR PROPOSALS INTRODUCTION The Village of Mount Prospect is requesting proposals from interested development companies to construct a new residential development within the Village's downtown. The project site, located at the southeast corner of Central Road and Emerson Street, is approximately 72,000 square feet and lies within a Tax Increment Finance (TIF) district. The proposed development would be located across the street from the new Village Hall, parking deck, and expanded public library. BACKGROUND Since 1998, the Village of Mount Prospect has been implementing a downtown revitalization plan that includes significant redevelopment projects within the downtown area. Several of the downtown's older and functionally obsolete buildings have been demolished, and construction of over 400 condominiums and 20,000 square feet of retail space has been completed. In addition, projects including the construction of the new Village Hall, parking deck and expansion of the existing library have been completed. The project site is located within Sub-Area 3 of the Downtown Redevelopment Ad Hoc Committee's Phase II report. The Ad Hoc Committee was formed to review the remaining redevelopment opportunities within downtown Mount Prospect and provide recommendations to the Village Board regarding the preferred type of redevelopment within each area. PROJECT DESCRIPTION The project site is located on the east side of Emerson Street, between Central Road and Busse Avenue. The site consists of three vacant lots and a surface parking lot (the entire project site is owned by the Village of Mount Prospect). The project site is approximately 72,000 square feet in size (462' x 157') and is located within the B5 Central Commercial Zoning District. As illustrated in the attached exhibit, the project site is bordered by single-family residences to the north, south and east, and by the Village Hall, parking deck and library to the west. Mount Prospect: Sub-Area 3 RFP Page 2 DEVELOPMENT AND DESIGN OBJECTIVES As outlined in the Ad Hoc Committee's Phase" report, redevelopment of Sub-Area 3 shall consist of a low- density residential development. The following is an excerpt from the report regarding the recommended redevelopment of the project site: Ad Hoc Committee's Recommendations For Sub-Area 3 . The existing properties should be redeveloped as a "rowhome" residential development, with the buildings oriented to the street and the garages and vehicle access oriented to the rear. Sub-Area 3 Central Rd. -.:: U"I ~ 0 ~ 11.1 E w . The rowhomes should consist of architecture that compliments recent redevelopment projects within the downtown area while also providing a transition to the neighboring single-family homes to the east. -.'~=: 1m: IiiI I .. iiL ¡ . .. - . - .wU'J lEI . ~II ,I mJ ~ : g. Itï "'"""" I n;r ;¡ -=. ~ ..- ._, ..-..-, .._.~.¡ Busse Ave. The Village's intent for the design character and quality are indicated within the Village's Downtown Strategic Plan. Overall, the Village seeks to continue and enhance the high quality character of other development projects that have occurred within the downtown area. Specifically, the following design guidelines should be addressed in the development of the project site: . The Village should reserve an area along Central Road, not exceeding fifty feet from the Central Road right-of-way, to serve as a public open space. The open space area should be designed to accommodate a vehicular driveway at the east end (providing access for the rowhome development to/from Central Road). . The two existing homes at the south end of the block should be converted into a small park. This would provide some additional open space within the downtown area while also complimenting the open spaces incorporated into the new Village Hall and parking deck. Design Guidelines ~ Buildings should be placed near the property line in order to enhance the pedestrian atmosphere of the downtown. Sufficient setbacks should be provided to ensure pedestrian comfort and safety along roadways. ~ There is no architectural theme for the downtown. In fact, it is the Village's hope that a variety of building and architectural styles continue to be a part of the downtown. Those various styles would be brought together by unified image. This unified image can be achieved through elements including brick construction, sloping roofs and a pedestrian orientation (walkways, courts or gathering areas). Brick construction is preferred for all buildings. No exposed block walls will be allowed on any building elevation. ~ Provide attractive, well landscaped frontages along all public streets, and adequate screening and buffering around parking and loading areas. In particular, substantial foundation landscaping helps enhance the character of buildings within the downtown area. Mount Prospect: Sub-Area 3 RFP Page 3 Zoning Restrictions As noted previously, the project site is zoned B5 Central Commercial. To assist in your preparation of a development proposal please refer to the attached excerpt from the Village's Zoning Code. Desired Building Characteristics The Village has identified the following items as integral to the design and construction of this project: 1. The development should be modeled after the "rowhome" concept included in the Ad Hoc Committee's recommendations. This design concept could be achieved through attached or detached units. The development shall not have garages facing Emerson Street and should be served by a common access drive; 2. The development should compliment the new Village Hall and expanded library, both of which are located directly west of the project site; 3. The development should incorporate as much open space as possible, while still maintaining a pedestrian feel from Emerson Street. A sufficient setback should also be provided from Central Road to maintain the neighborhood's existing character; and 4. Careful consideration shall be given to screening the development from the adjoining single-family residences located directly south and east of the project site. SELECTION PROCESS The Village Board is very supportive of immediate implementation given the project's importance to the overall redevelopment of the downtown. The Village Board is supported by qualified staff that has prior experience in similar development efforts and will assist the developer through the process. However, it will be the developer's responsibility to present their qualifications to the Village Board. The steps for the selection process are summarized below: 1) Developer proposals must be submitted to the Village of Mount Prospect's Community Development Department by no later than Friday, October 29, 2004 at 4:00 PM; 2) The Village Board will evaluate all development submittals; 3) The Village Board will rank the finalists based on the proposed design, compatibility with the Downtown Plan, and the prospective real estate purchase offer. Following the review process, the Village Board will designate a "Developer of Record" at one of their regular meetings. Once the "Developer of Record" has been designated, the selected development team shall have the exclusive right to work with the Village on tailoring a mutually satisfactory development project; 4) The selected development team must be prepared to promptly enter into negotiations with the Village to specifically identify the obligations of both parties in the development project. The obligations so specified will be incorporated into a formal development agreement, which will include a fair and reasonable price for the sale of the land; and 5) Construction of the project is anticipated to begin in the spring of 2005. Mount Prospect: Sub-Area 3 RFP Page 4 PUBLIC/PRIV ATE PARTNERSHIP The Village of Mount Prospect recognizes the importance of a public/private partnership in order to make this project a reality. To that end, the Village is willing to have its participation include, but not be limited to, infrastructure and streetscape improvements. 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. SUBMISSION REQUIREMENTS Proposals shall include all the information outlined below. All submittals shall be reasonably detailed and informative, but do not need to be lengthy or elaborate. It is suggested that the submittals be package in a standard 8 W' x 11" format for ease of review and reproduction. Please note that no exhibits larger than 11" x 17" can be accepted unless a reproducible original is also submitted. Submittals must include twenty-five (25) collated copies of the proposal. Development Team Given the importance of the project site it is crucial that the Village select a quality developer. The proposal should contain information establishing that the submitting parties are a bona fide developer with the necessary financing and proven track record to ensure the project is completed. The presence of sound experience in residential development and marketing will be a definite asset. A brief statement describing the following shall be submitted: 1. Name, address and telephone number of the developer. 2. Brief history of the firm's services and capabilities. 3. List of the principal individuals that will be assigned to this project. Provide their titles, description of their project responsibilities, and resumes. Also, identify other in-house staff that will be serving on the project team. 4. Describe the role that each member of the team will play throughout the design and construction process. How will control of various aspects of the project be balanced between team members? Development Experience & References 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, and marketing agents. Each proposal should include: 1. Description of the developer's previous relevant project experience, including that of joint venture partners, public/private partnerships, and redevelopment projects. 2. Other projects currently under contract or construction should be described, and any potential impact on the firms' ability to complete this project in a timely manner should be outlined. 3. A list of at least three (3) references for related projects, including a reference from a local government. Mount Prospect: Sub-Area 3 RFP Page 5 Design Concept While final architectural and engineering 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 development project. Specific information should include: a. Layout of streets, driveways and pedestrian walkways showing pavement widths; b. Proposed building setback lines, including specific dimensions; c. Architectural, landscape and site lighting concept plans, preliminary sketches and renderings for all buildings submitted in sufficient detail to provide an understanding of the overall development (including building materials and colors); d. Building height; and e. Specific information regarding the mix, size and price range of the proposed residential units. Development Schedule A preliminary project schedule must also be submitted as part of a proposal. This schedule should indicate planning and development phases as well as a proposed occupancy timetable. Real Estate Purchase Offer Each proposal must contain a detailed financial bid for the purchase of the project site 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 by a certified public accountant or prepared in accordance with the standards established by the American Institute of Certified Public Accountants. The Village will treat any financial information provided as confidential. Deadline All submittals must be received no later than Friday, October 29, 2004 at 4:00 PM in the Community Development Department. They should be sent to the attention of William J. Cooney, Community Development Director, 50 S. Emerson Street, Mount Prospect, IL 60056. Submissions must include all required copies (please note that fax or e-mail submittals will not be accepted). Late proposals will be rejected and returned unopened. Mount Prospect: Sub-Area 3 RFP Page 6 Selection Criteria The Village will consider the following factors (in no particular order) when deciding which team will be awarded the project. 1. Experience and record of past performance on similar projects. 2. Qualifications of firm and its key personnel. 3. The extent to which the submitting firm will work as a team in the design/build process. 4. The design of the proposed residential development. 5. The proposed real estate purchase offer. 6. Understanding of project requirements as evidenced by the Statement of Qualifications submitted. Contact Person For questions about the selection process or a tour of the project site and surrounding area, please contact William J. Cooney, Community Development Director, at (847) 818-5307. Attachments a) Excerpt from the Downtown Redevelopment Ad Hoc Committee's Phase II recommendation report. b) Excerpt from the Village's Zoning Code regarding the B5 Central Commercial Zoning District. c) Aerial photo of the project site and surrounding area. d) Policies & procedures for presentations in the Village Board Room.