HARLEM AVENUE REDEVELOPMENT PROJECT REQUEST FOR DEVELOPER QUALIFICATIONS AND PROPOSALS RFP RELEASED: July 15, 2016 SUBMIT RESPONSES TO: Jessica Frances Village Manager Village of Riverside 27 Riverside Road Riverside, IL 60456 P: 708-447-2700 E: jfrances@riverside.il.us SUBMITTAL DEADLINE: August 24, 2016
Village of Riverside Request for Developer Qualifications/Proposals INTRODUCTION The Village of Riverside is seeking a developer or development team to undertake the development of a site located on Harlem Avenue between Berkeley Road and Longcommon Road. One site will be owned by the Village and is currently under contract (2710 Harlem), the Village encourages development teams to engage adjacent land owners to assemble a site suitable for commercial/retail land uses. The Village s objective is for the site to be redeveloped in a manner that enhances the overall character of the Village and surrounding areas, while providing services or goods that will enhance the quality of life for residents. While the Village prefers mixed use development, developers are encouraged to be creative in their approach. Development should be sensitive to and complement the existing adjacent uses and the surrounding neighborhoods. SITE The site is located on the west side of Harlem Avenue, just south of 26 th Street and is approximately 35,000 sq.ft. in area. The site is zoned B1-C Retail Business District. The Village has a contract to purchase the parcel in the center of the site, located at 2710 Harlem. The site measures approximately 50 x 125, with 50 of frontage along Harlem Avenue. 2704 and 2720-2728 Harlem Avenue The properties adjacent to 2710 Harlem Avenue are not owned by the Village, but the owner of 2704 Harlem Avenue has expressed a willingness to consider including his property in a coordinated redevelopment of this area. This site measures approximately 125 x 125, with 125 of frontage along Harlem Avenue. The strip center located at 2720-2728 Harlem Avenue in currently under contract. This area is potentially available for inclusion in any redevelopment as well and measures approximately100 x Village of Riverside Request for Qualifications Page 2
125, with 92 of frontage along Harlem Avenue and 77 of frontage along Longcommon Road. ABOUT THE COMMUNITY The Village of Riverside is an inner-ring suburb conveniently located only 9 miles from downtown Chicago and was recently featured as one of the Ten Towns That Changed America by WTTW/PBS s 10 That Changed America series. As one of the nation s first planned suburban communities, and one of only two villages in the state designated an arboretum, Riverside is truly the hidden gem of suburban Cook County. Its incomparable design, pastoral setting and unparalleled small-town ambiance offers its residents, business owners and visitors alike the chance to experience the kind of safe, neighborly, American small-town life that has all but disappeared in today s modern world. The Village of Riverside offers a remarkable opportunity for both established businesses and budding entrepreneurs. While smaller than neighboring Oak Park, the Village of Riverside offers many of the same amenities including a charming village ambiance, an upper-middle class customer base with one of the highest per capita incomes in the area, an ideal market for restaurants and existing service and retail chains looking for a second location. This charming, eclectic village provides an ideal locale for businesses looking to become part of a historic community. One that offers them a loyal, local customer base and a chance for their business to become part of a newly revitalized business district. Village of Riverside Request for Qualifications Page 3
DEMOGRAPHICS Riverside has a population of 8,874 with an average household income of $107,130; due to our convenient location, near Chicago and Oak Park, our small town can draw from a daytime population of 523,946 in a 15-minute radius with an average household income of $71,050. Demographic Data 5-minute radius 10- minute radius 15-minute radius Population 52,326 221,917 523,946 Estimated Households 18,912 79,078 183,782 Median Household Income $53,706 $53,372 $50,687 Average Household Income $74,471 $70,841 $71,050 Per Capita Income $26,842 $25,312 $25,054 Median Age 36 35.2 35.4 Harlem Ave. has an average daily traffic count of 29,100 vehicles and a Metra Station is located ½ mile south of the site on Harlem Avenue in neighboring Berwyn. Village of Riverside Request for Qualifications Page 4
MARKET ASSESSMENT Development Sites are less than 1 mile from major retail centers (Harlem Avenue & 26 th Street; Harlem Avenue & Cermak Road) with retailers and restaurants such as: Costco, Sport Clips, Red Wing Shoes, Red Robin, Famous Daves, additionally, the site is only 1½ miles from the Brookfield Zoo one of the region s largest tourist attractions. The site is suitable for restaurants, entertainment and retail. A Market Analysis from 2011 shows that Riverside has a Retail Sales Potential of $183,455,153 and a per household sales potential of $53,454. 2011 Consumer Retail Sales and Sales Potential in Riverside Total Retail Sales $18,036,671 Total Sales Potential $183,455,153 Sales as % of Sales Potential 9.80% Per Household Retail Sales $5,255.00 Per Household Sales Potential $53,454.00 An assessment of the market area within a 5 minute, 10 minute and 15 minute drive time from the site are included in Appendix A. SITE A (2704 S. Harlem) Preliminary Design and Development Parameters Overall Development Objective: The Village is seeking a commercial development for the property located at the southwest corner of Harlem Avenue and Berkley Road. Any development should be attractive as viewed from all sides, particularly the Harlem Avenue and Berkley Road frontages. The Village does not own Site A. The owner of Site A has expressed a willingness to coordinate and participate in some way in the redevelopment of Sites A and B. Site A is currently vacant however was previously occupied by TitleMax. Village of Riverside Request for Qualifications Page 5
Use: Retail, restaurant, and service uses. Height: Currently, the maximum allowable building height for Site A is thirty five (35) feet not to exceed 3 stories. However, the Village has the ability to approve developments up to forty eight (48) feet not to exceed 4 stories based on the specific design and overall appropriateness of a proposed development as a special use. Setbacks: The maximum setback required along Harlem Avenue and Berkley Road is 5 feet. Street frontage should maintain the traditional building streetwall, with buildings at or near the sidewalk. However, the Village will consider a variation from the front setback to allow a drive-through or parking for a restaurant use. Parking: No parking is required for nonresidential uses of less than 3,000 sq.ft. of gross floor area. Nonresidential use above 3,000 sq.ft. of gross floor area must provide 1 parking space per 400 sq.ft. of gross floor area above 3,000 square feet. On-street parking is not available in this area. Site B could be developed in a manner that provides the necessary parking for development of Site A. If appropriate parking could be developed on Site B, it may not be necessary to provide on-site parking on Site A. Landscaping: Perimeter parking lot landscaping and buffer yards are required. Landscaping, sidewalks, other paving, street furnishings and parking treatments should be designed to create a sense of place while integrating the development with the surrounding areas. SITE B (2710 S. Harlem) Preliminary Design and Development Parameters Overall Development Objective: The Village recognizes Site B s potential to serve as the necessary parking for the development of Site A. The Village has a contract to purchase Site B. Site B is currently vacant however was previously occupied by a dry cleaners (There is an NFR letter for this property; a copy is available upon request.) Through demolition and coordination of Site B with adjacent surface parking areas, to the north and south and the alley to the west, there is the potential opportunity to improve the overall parking and circulation for the area and surrounding uses. The Village is open to alternative development scenarios for Site B, as long as adequate parking is provided for the development. Village of Riverside Request for Qualifications Page 6
SITE C (2720-2728 S. Harlem) Possible Inclusion in Redevelopment Status: The Village does not own Site C. Site C is under contract and scheduled to close in August 2016. Site C is a 6,200 sq.ft. commercial strip center that is currently occupied by a salon and take-out restaurant but is 2/3 vacant. The site contains a small surface parking lot for the tenants and customers of the uses in the strip center. The new owner of Site C may be willing to coordinate and participate in some way in the redevelopment of Sites A and B. The inclusion of Site C could be beneficial, as it connects Sites A and B to a signalized intersection. The Village is willing to assist interested developers and development teams with reaching out to the new property owner to assess interest and possible inclusion. Overall Design/Development Objective: Based on the overall design of a proposed development, Site C could be used to accommodate both building and parking components. The design objectives outlined for Sites A and B above would apply to the any involvement of Site C. A cross access easement could be established to allow access between all three properties. Other Sites Redevelopment of all or portions of sites west of sites A, B and C would be considered if the scale of the project warrants their inclusion. Developers would need to explore this option with the property owners. LINKS TO ADDITIONAL INFORMATION: Several documents may provide additional information about the Village of Riverside, its planning, and its regulations. The following documents/information can be found on the Village of Riverside s website (www.riverside.il.us). CMAP Central Business District Plan http://www.cmap.illinois.gov/documents/10180/24226/final%20riverside%20cbd%20 Plan%2006032013.pdf/045ab947-9e55-4918-b84a-550e7d88351d Zoning Ordinance ADDITIONAL INFORMATION Sale of Property Selected developers will be required to indicate a land price as a component of a formalized proposal in the next stage of the process. Village of Riverside Request for Qualifications Page 7
Village/Developer Relationship The selected developer or development team will be given exclusive rights to purchase land for development. The Village is also willing to assist with discussions and meetings with adjacent property owners possibly interested in including their property in some cooperative and coordinated manner with the redevelopment of the area. SUBMISSION REQUIREMENTS AND GUIDELINES To assist the Village in review of proposals, the following format is suggested: Transmittal letter, Summary of Proposal, Qualifications Statement, Financial Information Qualifications Statement: Identification of lead developer and principal firms to be involved in the project including their roles and responsibilities including, as required, an architect, construction consultant, contractor, economic-financial consultant and leasing/management company. Depending on the developer s capabilities, the team may include as few or as many firms as required. Organizational structure and workload. The development team should include the legal name of the development entity, its business form (i.e. corporation, partnership, LLC, Individual, Joint Venture, etc.), date established, and the names, addresses, title of position and nature and extent of the interest of the officers and principals, shareholders and investors of the developer. (If the developer is a subsidiary or affiliate of any other corporation, list such entities including name address, relationship to developer and officers and directors.) A proposed organizational structure for the team showing the roles of each team member and lies of authority/responsibility. The development team should also provide the number, location and magnitude of projects currently on the developer s work plan for 2016, 2017 and 2018. The relevance and quality of the development team s prior experience including the size of each firm, the depth of experience of their personnel and brief resumes of the persons who would be responsible for the day-to-day operation of the project and of all other key persons directly involved with this project. Description, location and a brief summary of similar projects (preferably within the Chicagoland area) led by the developer within the past ten years. Additionally a comprehensive list of all projects for which you have served as a developer over the past three years including size, construction costs, major tenants, uses involved and the current occupancy ad ownership of these projects should be provided. A minimum of three references for similar projects. In particular, references demonstrating experience in public/ private partnerships should be included if available. Contact information for the developer or key members of the development team. Financial Information: Demonstration of developer s ability to provide equity and obtain construction and permanent financing. This would include proposed sources of financing and Village of Riverside Request for Qualifications Page 8
audited financial statement or federal income tax forms for the developer for the last three years. List of pending litigation or disputes with which the developer or development team are involved and the current status. This includes bankruptcies, foreclosures, or projects in which lenders took back the development. Additional references from financial institutions with which the developer has an existing relationship should be provided. Anticipated demands on the Village of Riverside to accommodate the developer prior to beginning construction or during the development process. (The Village is considering creating a Business District for the development site and would appreciate and welcome input from the developer regarding the creation of a Business District for the site. Additionally, the Village has discussed offering rebate agreements, in addition to waiving permit fees.) Preliminary Development Plan: While a preliminary development plan is not required at this time, if you do not believe that completed projects or work in process adequately present your capacity to create a development meeting the objectives of the Village, you may submit a preliminary development plan (i.e. conceptual site plans and elevations) reflecting your design vision for the project. Development Proposal: A formal development proposal will be required only of selected developers. The development proposal should be prepared to a level of detail sufficient to illustrate and communicate the developer s physical concept. Drawings should be of sufficient scale to permit accurate determination of dimensions, roadway geometry and adherence to development guidelines. The presentation should include: Conceptual Site Plan, showing pedestrian and vehicular circulation and context Development/Building program Rendering/Elevation Analysis of compliance with development guidelines Development budget Proposed financial structure Status of financing/evidence of financial commitments Construction and lease up schedule 15-year pro forma financial projections of revenue, expenses Management Plans for construction and operation Leasing/marketing plan Projected payments to Village for land and development rights Required assistance from the Village Additional selection criteria at the proposal stage will include: project design and achievement of Village objectives for the property, financing commitments, payments for land and amount of Village contribution required. Village of Riverside Request for Qualifications Page 9
SELECTION PROCESS Submittals will be reviewed and a developer or developers will be selected to present formal proposals at the next stage of the process. The number of developers or development teams invited to submit formal proposals will be dependent upon the quality and the number of submittals received. The criteria used to select the developer or development team for each site will be based on information provided in this submittal as well as additional information provided in a formal proposal prior to negotiation in the next stage of the process. This will include additional financial statements, negotiation of land value, and a detailed development plan. The Village will work diligently to expedite all stages of the RFQ/RFP process. The anticipated timeline is provided below: RFP/RFQ Process and Stages Deadlines Publishing of Solicitation July 12, 2016 August 3, 2016 at Developer site visits and meeting with staff 9:00 AM Submittals Due August 24, 2016 August/September Evaluation of submittals 2016 September 6, Short-list of Developer(s) contacted 2016 Formal Proposal Submission and Interviews October 4, 2016 Selection of Developer(s) or Development Team(s) October 1, 2016 Board Approval to Negotiate Agreements November 1, 2016 *Please note this schedule is tentative and after submittals are due the timeline may be subject to change. SUBMISSION PROCEDURE Each developer shall submit three copies or an electronic version of the qualifications no later than 4:00 pm on Wednesday, August 24, 2016. Qualifications shall be sent directly to the Village Manager s Office at 27 Riverside Road, Riverside, IL 60546 or e-mailed to jfrances@riverside.il.us. Village of Riverside Request for Qualifications Page 10
APPENDIX A DEMOGRAPHIC AND MARKET PROFILES (5-MIN, 10-MIN, 15-MIN RADII) Village of Riverside Request for Qualifications Page 11