REQUEST FOR QUALIFICATIONS/PROPOSAL … of 17 q:\site b rfqp_2014\site b rfq and rfp final_r1_20140417.docx GENERAL INFORMATION Enclosed is the Request for Qualifications/Proposal

$Page 1: REQUEST FOR QUALIFICATIONS/PROPOSAL … of 17 q:\site b rfqp_2014\site b rfq and rfp final_r1_20140417.docx GENERAL INFORMATION Enclosed is the Request for Qualifications/Proposal$
REQUEST FOR

QUALIFICATIONS/PROPOSAL (RFQ/RFP)

“SITE B” REDEVELOPMENT PARCEL

VILLAGE OF MORTON GROVE, ILLINOIS

APRIL 17, 2014

The Village of Morton Grove (the “Village”) is seeking proposals from qualified developers for the redevelopment of an

approximately 2.0-acre highly desirable vacant site, Site B, which is located at the southwest corner of Ferris and Capulina

Avenues. The site is near the Metra Commuter Rail Station and is within the Lehigh Ferris Tax Increment Financing (TIF)

District.

The Village has assembled and cleared these properties, and is seeking a qualified developer to purchase and redevelop

this site as a mixed use development with high density multi-family structure(s) in the rear and possible detached/attached

single family or retail uses along the street.

This document contains background information for the Village as well as project details.

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q:\site b rfqp_2014\site b rfq and rfp final_r1_20140417.docx

GENERAL INFORMATION

Enclosed is the Request for Qualifications/Proposal (RFQ/RFP) documents. Statements of Qualifications/Proposal

(SoQPs must be received by the Village up to: 2:00 PM (local time) on Tuesday, June 17, 2014. There will be no

formal opening for the SoQPs.

The Village envisions the site can be redeveloped as a multiple use PUD including single family attached or detached

dwellings and possible retail along the street and a high density multi-family structure in the rear.

The Village is requesting three (3) single-sided, 8.5X11 copies of the SoQP and supporting documents along with a

digital version of the submittal packet. Physical copies shall be delivered to: Richard T. Flickinger Municipal Center,

Attn: Nancy Radzevich, 6101 Capulina Avenue, Morton Grove, IL 60053.

SoQPs mailed by but not received by the due date and time cannot be considered no matter what date they were

mailed. Fax-transmitted documents will not be accepted.

SoQPs shall be prepared using format provided in this request. Each part should be delineated with tabbed dividers.

Before submitting a SoQP, the respondents should carefully examine the document specifications. By submission of a

SoQP, the respondent will be understood to have read and fully informed themselves as to the contents of the RFQ/P

documents.

Questions regarding the RFQ/RFP should be submitted in writing to [email protected].

All firms and/or development teams are interested in participating in this RFQ/P process should email the name of

their firm and the primary point of contact (name and email address) to [email protected] so that your team

will be advised of any and all amendments and/or clarifications to the RFQ/P.

Should a respondent find any discrepancies, omissions, ambiguities, or conflicts among the RFQ/P documents, or be

in doubt about their meaning, he/she may email a request for correction/clarification to [email protected].

The Village representatives will review such request and if appropriate, will issue one or clarifying “Notice to

Respondents” which will become part of the RFQ/P documents. The Village will not respond to any oral questions or

requests for clarification. The last date for the submission of questions is 5:00pm May 15, 2014 and final responses

will be emailed out to all interested parties no later than 5:00pm on Tuesday May 20, 2014.

After the SoQP filing deadline, the Village of Morton Grove may conduct discussions with one or more respondent

who submits an acceptable SoQP. During the course of such discussions, the Village shall not disclose any information

derived from one SoQP to another respondent.

We look forward to your response and appreciate your interest in this exciting project.

mailto:[email protected]



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IMPORTANT DATES

April 17, 2014 – Request for Qualifications/Proposal Issued

May 15, 2014 – Deadline for Questions (5:00PM)

May 20, 2014 – Final written responses/addenda issued (no later than 5:00PM)

June 17, 2014 – Statement of Qualifications/Proposal due (no later than 2:00PM)

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BACKGROUND

The Village of Morton Grove, Illinois, is a mature Chicago suburb of approximately 24,000 residents located in the near

North suburbs and bordered by Niles, Glenview, Golf and Skokie. Morton Grove is 5.2 square miles with approximately

20% of the land owned by the Cook County Forest Preserve District.

SITE INFORMATION

The Village is seeking a developer or development team whose project will complement recent development efforts in this

area and help the Village pursue its goal of creating a pedestrian oriented, “downtown” mixed-use neighborhood in the

Lehigh/Ferris/Lincoln area.

SITE LOCATION

The site is located within the Lehigh/Ferris TIF District at the southwest corner of Ferris Avenue and Capulina Avenue in

the Village of Morton Grove. The site is two blocks south of Dempster Street and less than one mile west of the Dempster

Street interchange of the Edens Expressway (I-94). (See Maps 1 and 2, pages 12-13, for site and location maps).

The site is surrounded by mature, mid-rise condominium buildings 45 to 49 feet (5 stories) in height north and south of the

property and 2 to 2 ½ story single-family homes to the east, and is adjacent to the Chicago, Milwaukee, St. Paul, and Pacific

Rail Line, which runs along the western edge of the property. Ideally suited for higher density residential development, the

subject property is located approximately two blocks north of the Morton Grove Metra train station and two blocks from

the Dempster Street (to the north) and Lincoln Avenue (to the south) commercial corridors. The site is within walking

distance to the public library, parks, bike trails, forest preserve and the Lincoln/Ferris commercial area, which has been

identified as a high priority area by the Village for (re)development as a “downtown” neighborhood commercial corridor.

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SITE CONTEXT

The Village views this project as a critical piece in its ongoing effort to redevelop and transform the Lehigh/Ferris area into

a transit-oriented development (TOD) neighborhood containing residential and mixed-use buildings, neighborhood

commercial uses and restaurants, and walkable, pedestrian-friendly streets. (See Map 3, Page 14, for Context Map). For the

past thirteen years, the Village has taken a lead role in facilitating the redevelopment of the area. Some of the key Village

accomplishments are as follows:

The Village created the Lehigh-Ferris Tax Increment Financing (TIF) Redevelopment Project Area (RPA) with the goal

of redeveloping the area near the Metra commuter station.

Shortly after creating the TIF, the Village began purchasing available properties with the intention of site assembly for

future redevelopment opportunities.

Elliott Homebuilders began the redevelopment of a former industrial site into a for- sale condominium and

townhouse development consisting of nearly 400 housing units, jumpstarting the redevelopment process and

beginning the first wave of recent modern residential development in the area.

The Village engaged consultants to create the Lehigh Ferris Subarea Plan and a Framework Plan to define

redevelopment and land use opportunities around the Morton Grove commuter station, railway line, and along the

Lincoln Avenue commercial corridor.

In order to promote and encourage (re)development of properties to multi-family residential, mixed-use and/or

neighborhood commercial uses, the Village re-zoned the area to CR Commercial/Residential District.

The Village acquired the former Domicile/Helbig property and several adjacent properties (the subject property, a/k/a

“Site B”) and demolished the existing structures to facilitate redevelopment.

The Village issued General Obligation-backed, TIF Alternate Revenue Bond: to construct streetscape improvements

along Lincoln and Ferris Avenues; for property acquisition to facilitate future redevelopment; to construct

infrastructure improvements and streetscape improvements along Dempster; and to build two municipal parking lots

– one on Lincoln and a second one across from the Metra station.

DEVELOPMENT GOALS AND OBJECTIVES

The Village is committed to the continued redevelopment of the Lehigh Ferris TOD area and will work closely with the

selected developer to ensure the successful redevelopment of Site B (the subject property). Given the proximity of the

Metra station, Library, Forest Preserve, and commercial corridors along with the existence of the higher density residential

developments in this area, the Village believes the Lehigh/Ferris/Lincoln area is primed for development as a downtown,

pedestrian oriented mixed use area. Given the proximity of Site B to the proposed downtown and mixed use area along

Lincoln and Lehigh, the Village has established the following Development Goals and Objectives for Site B:

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Development of single family attached or detached dwellings or possible retail space along the Ferris Avenue (east

side of the site);

Development of a higher density multi-family structure along the western portion of the site;

Design styles to reflect recent (re)development within with immediate area;

Overall project to be designed such that the new residences and/or retail uses are integrated within the neighborhood

and encourage and allow for easy pedestrian and bicycle access to the adjacent commercial areas, train station, parks

and Forest Preserve trails.

SITE LAYOUT & CONDITION

Key site characteristics are as follows:

Site Boundaries & Dimensions. The site consists of approximately two acres of developable land, all of which is

owned by the Village (see Map #1- Site B Map). The site does not include the 8548 Ferris parcel. If the development

team is interested in expanding the site by acquiring additional parcels, it is suggested that you contact those property

owners directly. The inclusion or exclusion of additional parcels will have no bearing on the selection of the

developer for Site B.

Site Improvements. All buildings on the subject property have been demolished. While the site is currently vacant, an

asphalt alley and overhead utility lines run north/south through the site. It is the intent of the Village to vacate the

alley for inclusion in the sale of land to the selected developer for redevelopment.

Environmental/Soils Condition. A Phase I environmental study was completed in June 2006 on a portion of the site

including parcels 10-19-202-016 and -018, and 10-20-111-001 and -002, which make up the property known as the

Domicile/Helbig property (the rear portion of Site B). On April 10, 2009 Terracon completed a Supplement Site

Investigation, Remediation Objectives Report and Remedial Action Plan for the Village at the site.

These documents can be viewed via the Village website:

http://www.mortongroveil.org/resident/about/PublicNotices.asp

Municipal Services. Site B is currently served by water, sanitary sewer, and storm sewer. All three lines are sufficient

for typical flow and service requirements associated with new development of the scale anticipated for this site. It will

be the responsibility of the developer to provide all required connection from the mains to serve the development.

Zoning. The site is zoned C/R Commercial/Residential District. The proposed redevelopment project is subject to the

provisions of the Village’s Municipal Code, including the Unified Development Code and applicable building and fire

codes. These codes are available to all developers, and each developer is expected to review the municipal code

requirements prior to preparation of the Development Proposal and in order to accurately estimate land price

offer and clearly identify areas of potential regulatory relief or approvals. (See Map 4, Page 15, for zoning/aerial map.)

http://www.mortongroveil.org/resident/about/PublicNotices.asp

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The Village anticipates that the redevelopment proposal will be reviewed and approved as a Planned Unit

Development (PUD) – this will allow the selected developer to create a more creative design and to adapt their

proposal to the unique nature of the site. Developers should consider the highest and best use for the property and

one which reflects the desire for a TOD/mixed used neighborhood in the Lehigh/Ferris/Lincoln area. Developers

should not let their designs and site plans be constrained by any perceived limitations within the zoning ordinance,

but should remain sensitive to adjacent land uses and the desired types and levels of developments identified in the

General Information.

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VILLAGE/DEVELOPER ROLES AND RESPONSIBILITIES

VILLAGE ROLES/RESPONSIBILITIES

The Village is committed to undertaking the following as part of a redevelopment agreement:

Sell the site to the developer. Although the site will be sold ”as is” in its current condition, TIF assistance may be

available to the developer to assist with the remediation of potential environmental contamination in order to

obtain a No Further Remediation (NFR) letter from the Illinois EPA for the proposed redevelopment project.

Vacate portion of the north/south alley that bisects the site and sell such property as part of the development site.

Provide a survey of the site.

Provide guidance to the developer/development team through the development review and permitting

processes.

Consider any requests for TIF assistance, based on perceived return on investment and subject to Board approval.

DEVELOPER’S RESPONSIBILITIES

The successful developer's responsibilities include the following:

Review all environmental reports prior to finalizing the redevelopment agreement and land sale, in order to

understand the extent of remediation measures that will be needed based on their particular Development

Proposal.

Review all zoning, building, fire and related engineering codes and development guidelines, and other key

planning documents prior to submitting a Development Proposal and making a formal offer for the land. Other

documents that are or will be available include:

Village of Morton Grove Comprehensive Land Use Plan;

Lehigh Ferris Subarea Plan (TPAP), October 22, 1999;

Unified Development Code, Village of Morton Grove;

Lehigh Ferris TIF Redevelopment Project and Plan (TPAP), October 22, 1999;

Full Lehigh Ferris Framework Plan, including concept plans for all redevelopment sites shown in the

Lehigh Ferris Subarea;

Other documents at the request of the developer;

Provide streetscape improvements along Capulina and Ferris Avenue.

Purchase the property for the agreed price. Identify the amount of TIF assistance that the developer is seeking

from the Village for remediation and/or other “extraordinary” costs, and substantiate the need for such

assistance.

Develop the site pursuant to the proposal and redevelopment agreement within two years of purchase.

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STATEMENT OF QUALIFICATIONS/PROPOSAL FORMAT

PART 1 COVER LETTER AND INTRODUCTION

Provide a concise and focused overview to introduce your company and your company background. Provide an executive-

level summary of the overall statement of qualifications/proposal. Statement identifying the name of the lead contact

person should be included along with an email contact.

PART 2 STATEMENT OF PROJECT UNDERSTANDING & DEVELOPMENT APPROACH

1. Statement of understanding of the project and Village’s goals.

2. Brief description of the development approach to the site, including land uses and orientation, and the market basis

for the concept.

3. Description how the project will meet the goals of the Village for the site and contribution to the goal of creating a

downtown neighborhood area within the Lehigh/Ferris TIF.

PART 3 FIRM/TEAM DESCRIPTION

A development team headed by an experienced developer should be identified including, as required, an architect,

construction consultant, contractor, economic-financial consultant, and marketing/leasing/management companies.

Depending on the developer’s capabilities, the team may include as few or as many firms as required. For all companies on

the team, the following is required:

1. Identification of all principal firms to be involved in the project including their roles, responsibilities, and authorities.

2. Explanation of the size of each firm and the depth of experience of their personnel.

3. Resumes of key persons: Resumes of the persons who would be responsible for the day-to-day operation of the

project, his/her back up in the event of this person’s absence, and any other key persons who will be directly involved

with this project should be included.

4. Potential Conflicts of Interest: The developer must identify any principals or investors in the company that are

employees of the Village government or members of an appointed commission, committee or board. Any principals

or investors in the company who are related by blood or marriage to any key employees, elected officials or appointed

commissioners must also be identified.

5. Description of how your team and experience will help to ensure a successful project.

PART 4 ORGANIZATIONAL STRUCTURES AND WORKLOAD

1. Legal name of development entity and managing entity which will be considered the developer.

2. Business form (corporation, partnership, LLC, individual, joint venture, not-for-profit, etc.).

3. Date established (for constituent firms if joint venture).

4. If the developer is a single-purpose entity, a subsidiary, or an affiliate of any other corporation, list such entity or

entities including name, address, relationship to developer, and officers and directors.

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5. Names, addresses, title of positions, and nature and extent of the interest of the officers and principals, shareholders,

and investors of the developer, the development entity, and the parent entities for a single purpose entity as follows:

For corporations, the officers, directors, or trustees, and each stockholder owning more than ten percent of any

class of stock.

For partnerships or limited liability corporations, each partner or member, whether a general or limited partner

or member, and either the percent of interest or a description of the character and extent of interest.

For joint values, each participant and either the percent of interest of a description of the character and extent of

interest. If the joint venture partners, each participation and either the percent of interest or a description of the

character and extent of interest. If the joint venture partners are corporations or partnerships, then the

information for such firms should be provided.

6. The number, location, and magnitude of projects currently on the developer’s work plan for 2014, 2015 and 2016.

7. A current estimate of approved, constructed, and unsold units and unleashed space by project.

8. A proposed organizational structure for the team showing the roles of each team member, key personnel, and lines of

authority/responsibility.

PART 5 DEVELOPER/DEVELOPMENT TEAM EXPERIENCE

1. Minimum experienced required:

Demonstrated experience in at least two completed projects of similar size and quality as solicited in this RFQ/P.

Demonstrated financial resources and commitments to both acquire and develop the property (provided in

financial statements, evidence of equity and debt financing, etc.).

Demonstrated commitment to the overall goals of the Village and specific land uses and evidence of substantial

efforts to comply with the development guidelines stated in this RFQ/P.

PART 6 REFERENCE PROJECTS

Provide a minimum of three (3) and no more than five (5) recent project references that may have project similarities to the

Village’s project in scope, complexity, and/or any other distinguishing feature where you anticipate providing comparable

service. The recommended format for the project references is a case study format, where the customer/subject is

introduced, the project needs are presented, specific challenges are described, and a description of how your company,

through its unique capabilities, successfully addressed the challenges and brought their project to resolution. Each

reference project must include a project length of time, the approximate total project cost, and the source and description

of how the project was financed.

PART 7 CUSTOMER REFERENCES

Provide a minimum of three (3) and no more than five (5) customer references. Include their organization name, address,

contact person, and contact information as well as a brief description of their project. It is recommended, though not

required, to list references associated with the reference projects in Part 6.

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PART 8 CONFIDENTIAL FINANCIAL AND LEGAL INFORMATION

One copy of the following information should be submitted in a separate sealed envelope and will be kept confidential:

1. Audited financial statement or federal income tax returns for the developer for the last three years. Statements for

parent entities or operating companies should be provided in the case of single-purpose entities.

2. References from financial institutions with whom the developer has dealt as a borrower or as a joint venture partner.

3. Proposed sources of financing and preliminary evidence of interest from financial institutions or partners if available.

4. List of litigation or other disputes with which the developer, development entity, or joint venture partners have been

involved in the past five years, including status, potential of a financial settlement, and impact on your ability to

execute this project.

5. If the firm or any individual in the proposed project has ever filed for bankruptcy or has had projects that have been

foreclosed (or returned to lenders via deed-in-lieu of foreclosure), list dates and circumstances.

PART 9 DEVELOPMENT PROPOSALS

Proposals must be of a sufficient level of detail to illustrate the developer's development concept. Drawings should be of

sufficient scale to permit accurate determination of dimensions, roadway geometry, and adherence to the Village’s

Development Goal and Objectives. The Development Proposal should include:

Conceptual site plan, showing pedestrian and vehicular circulation and site context;

Development/building program – Including the proposed type, size, and mix of any residential units; the type and size

of any proposed commercial uses; the proposed height and number of stories of the structure(s); the number of

proposed parking spaces; etc.;

Renderings/elevations – including proposed materials and suggested color schemes;

Analysis of compliance with Development Goal and Objectives, as identified on Pages 5-6 of this document; if

proposal deviates from these Goal and Objectives, respondent should provide an analysis and/or overview of why an

alternate proposal is being submitted and why the proposed alternate proposal would be beneficial to the Village;

General list of potential relief from and/or Board or Commission approvals that may be required;

Estimated Development budget;

Proposed financial structure;

Status of financing/evidence of financial commitments;

Anticipated construction schedule;

Five-year pro forma financial projections of construction period and operating revenue, expenses for investment or

rental product, and/or projections during the construction and sell-out periods of for-sale product;

Management plans for construction and operation;

Leasing/sale marketing plan;

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Projected payments to the Village for land, clearly indicating the overall price being offered for the land and expected

participation by Village in any of the above pro-forma returns;

Expected financial (TIF) assistance from Village, if any, and;

Overall projected financial benefits to the Village (including, but not limited to, site purchase price, projected tax

revenues, projected sales tax revenues (from any potential retail use), etc.);

PART 10 SIGNED RESPONSES

Authorized agents shall be required to sign the Statement of Qualifications/Proposals signature form (Attachment 1) and

include in the SoQP. Electronic submissions may use a digital representation of a signature.

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SELECTION CRITERIA FOR REVIEW OF QUALIFICATION STATEMENTS

The Village will evaluate the SoQPs based on the following criteria:

Developer responsiveness to this RFQ/P and demonstrated understanding of the Village’s Development Goals and

Objectives for Site B and for the Lehigh/Ferris/Lincoln area, in general.

Qualifications and experience of developer and team members with projects of similar scale and magnitude.

Experience and reputation of personnel identified for this project.

Past performance of firms as verified by references of previous clients/projects, including demonstrated ability to

work with local government "clients".

Financial capability including resources available as equity for the project and strength of financial commitments.

History of legal actions and disputes.

Organizational and managerial capacity to handle a project of this size, including work load and product/project

overlap.

Quality, creativity and feasibility of proposal.

Overall economic benefit to Village.

VILLAGE’S RIGHT TO REJECT ANY AND ALL SUBMITTALS

The Village of Morton Grove reserves the right, at its sole discretion, to reject any or all submittals when, in its opinion, it is

determined to be in the public interest to do so; to waive minor irregularities and informalities of a submittal; or to cancel,

revise, or extend this solicitation. This Request for Developer Qualification/Proposals does not obligate the Village of

Morton Grove to pay any costs incurred by any respondent in the submission of a proposal or in making necessary studies

or designs for the preparation of that proposal, or for procuring or contracting for the services to be furnished under this

Request for Developer Qualifications/Proposals.

For questions concerning this RFQ/P, please email [email protected]

Village will only respond to written questions - all questions (except those regarding confidential financial or legal

information) will be responded to in writing and provided to all participation developers and/or development teams.


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APPENDIX

MAP#1-Site B Map

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MAP#2-Site B Location Map

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MAP#3-Site B Context Map

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MAP#4-Site B Zoning/Aerial Photo (2011)

Documents

REQUEST FOR QUALIFICATIONS/PROPOSAL … of 17 q:\site b rfqp_2014\site b rfq and rfp final_r1_20140417.docx GENERAL INFORMATION Enclosed is the Request for Qualifications/Proposal