Historic Fire Department Property Development Opportunity

Transcription

1 Historic Fire Department Property Development Opportunity Request for Proposals (RFP) June 1, 2016 City of Highwood 17 Highwood Avenue Highwood, IL 60040

2 INTRODUCTION Mayor Charles Pecaro and the Highwood City Council are pleased to announce a development opportunity in the City s Business District. Highwood is a community of approximately 5,400 people just a stone s throw from Lake Michigan, surrounded by large traditional North Shore neighbors Highland Park and Lake Forest. While only one square mile, Highwood is anything but small with two commuter rail stations and a famous business and entertainment district including over forty restaurants. The City of Highwood has a recently updated Comprehensive Plan and Transit Oriented Development Plan which have helped to attract business and develop many nearby properties. Several more are currently under construction or consideration including additional restaurants, a music theater, a winery, a grocery store, a 104 unit mixed use development from a converted historic hotel, and a 52 unit mixed use development on the same block as this property. The potential is located in the City s TIF district, which runs through The property is currently tax-exempt. TIF incentives may be considered by the City of Highwood under the right conditions. I. PROJECT BACKGROUND The City of Highwood recently passed a referendum allowing for a 30 year partnership with Highland Park to provide fire and emergency services. This contract includes the closure of the fire department located at 428 Green Bay Road as of July 1, After the referendum passed, the City had the building examined by a building expert who found the overall structure to be in good condition and worth reusing and repurposing. At the April 5, 2016 Committee of the Whole meeting, the City Council decided to issue this request for proposals to identify all interested parties and potential uses. As with any historic building, there is some work and additional building upgrades that may be needed to comply with current codes depending on the next proposed use.

3 II. DEVELOPMENT POLICY STATEMENT Many residents of Highwood consider this block of the City to be a major opportunity for future development. This is primarily due to its location less than a two minute walk from the commuter rail station with trains that run to Evanston and Ogilvie Train Station in Chicago as well as its proximity to Everts Park, a large community park that hosts many festivals during the summer. Properties directly to the South have been identified as potential redevelopment sites as well. In order to keep positive momentum on development in the community, retain the appeal of a historic fire station building and build upon the potential vitality and economic strength of this corridor, an identity for the area should be created and marketed. III. DEVELOPMENT GOALS The goal for the Highwood Fire Department Redevelopment project is aimed at meeting a variety of community needs. Some of the criteria used during the evaluation process will include: Identify a use that is compatible with City goals through the comprehensive plan and transit oriented development plan. Ensure the selected developer or organization have a long term sustainability plan for the selected use. Contribute to the financial sustainability of the City, either through the purchase of the property, rent or finding a non-exempt property tax use. Consideration of the impact of the use on parking in the area Consideration of the appearance of the exterior of the building and compatibility with the City s Appearance Review Code Mindfulness of the historic nature of the building and the importance to community members While the City has identified these uses as desirable and appropriate for this development project, the City is also flexible and encourages the developer to be creative in their proposed uses for the development that will promote a successful redevelopment project. Therefore, developers are encouraged to submit proposals with a development approach that they believe would be successful even if it is not consistent with the development goals outlined in this RFP. The City encourages proposals to be developed in such a way that if additional parcels directly South of the development site become developed in the future they will be compatible with the development of this site.

4 IV. PROPERTY DESCRIPTION The fire station is located at 428 Green Bay Road, Highwood, Illinois 60040, directly next to the Highwood Recreation Center. The building has a gross square footage of 6,070. The fire station currently shares the same property and PIN as the recreation center (PIN: ). If desirable, the City will subdivide the property and sell the fire station property individually. Attached as exhibits to this document are a field inspection and observations report and floor plan. V. DEVELOPMENT PROPOSAL The City encourages interested parties to submit proposals for this development. The proposal shall include a cover letter signed by an officer of the development company authorized to make a binding and contractual commitment for those firms submitting proposals. A single individual should be identified as the contact person for the team throughout the RFP process. Within the paragraph of the proposal there should be a statement detailing the relevant previous experience of the member s of the development team. The proposal shall also include a detailed narrative of the development team s concept for the site. This concept plan should include at a minimum: 1. The types of uses the team is considering; 2. Assumptions about the amount of parking that should be provided and where parking will be located; 3. Concept land plans showing potential building layout, driving/parking patterns. 4. Estimated developer project costs and estimated financial benefits to the City as a result of the development VI. DEVELOPMENT SUBMISSION Proposals will be accepted until 4:30 pm on September 1, Proposals shall also include 3 professional references and details of projects your company developed. The City of Highwood reserves the right to accept or reject any or all proposals. The City reserves the right to negotiate a development agreement with any developer. Responses should be directed to: Mayor Charles Pecaro and Scott M. Coren, City Manager, 17 Highwood Avenue, Highwood, Illinois Contact Scott Coren with any questions or for additional information, (847) or scoren@cityofhighwood.org.

5 ² 428 Green Bay Road Highwood, Illinois

6 ² ² ² 428 Green Bay Road Highwood, Illinois

7 March 23, 2016 To: Scott Coren City Manager City of Highwood From: Mike Tarnowski Plan Reviewer/Building Inspector Phoenix Midwest Consultants Re: Field inspection and observations of the City of Highwood Fire Department building at 428 Green Bay Road Per your request I performed an onsite inspection of the above building with regards to possible building code issues and comment as follows: 1. The building appears to be a construction Type of 3B per Table 601 International Building Code (Two-hour exterior walls with combustible (wood) frame interior). 2. The overall exterior of the building appears to be in good condition. Upon observation, I saw that the roof has been repaired within the past years. However, eventually the roof membrane will be in need of maintenance, also minor tuck pointing may be required. 3. The first floor has only one non-handicap accessible restroom. If this space were to be remodeled, Then per Section b.1. Illinois Plumbing Code separate restrooms for each sex maybe required. As such per Section and Section n. Illinois Accessibility Code these restrooms would be required to be handicap accessible. 4. It appears that the second floor may have asbestos tile. Therefore, it is recommended that a licensed asbestos mitigation company be contacted regarding its verification and subsequent removal or encapsulation. 5. It should be noted that this building does not have a fire sprinkler system. Per Section City of Highwood City Code, a fire sprinkler system may be required. PHOENIX MIDWEST CONSULTANTS (630) Burr Ridge Pkwy #147 Burr Ridge, IL 60527

8 6. The second floor exceeds 1,000s.f. therefore, per Section g.16 Illinois Accessibility Code Vertical Access (an elevator) may be required. Please contact Felicia Burton at the Capital Development Board of the State of Illinois for a waiver from this requirement. 7. Depending upon the intended use of the second floor it is highly recommended that a Licensed Illinois Structural Engineer or Architect, review the floor joists for loading and possible deflection per Table International Building Code. The existing joists may not be suitable for office or storage use. If you have any questions, please do not hesitate to call. Sincerely, Mike Tarnowski PHOENIX MIDWEST CONSULTANTS (630) Burr Ridge Pkwy #147 Burr Ridge, IL 60527