Request for Proposals for the Development of City-owned Properties in East Peoria CITY OF EAST PEORIA, ILLINOIS January 11, 2019
Project Overview The City of East Peoria invites qualified developers to submit a proposal to partner with the City in the development of the properties identified below. Submissions are encouraged for all, or any portion, of one or more of the locations. The locations include: The Center Street Corridor (Site 1) Civic Triangle Parcel (Site 2) Riverfront Parcel (Site 3) Property along I-74 in front of Bass Pro (Site 4) These four sites are all City-owned and ready for development. A detailed description of each will follow the overview of the City and its development history. The City of East Peoria, Illinois is home to approximately 23,000 people and is located across the Illinois River from Peoria. In total the Peoria, Illinois Metropolitan Statistical Area has a population of nearly 380,000. Located within a 90-minute drive of Bloomington/Normal, Decatur, the Quad Cities, Springfield and Champaign/Urbana, East Peoria is situated along the Interstate 74 Corridor, which offers visibility to East Peoria s urban core as well as easy access to nearby regional markets. Over 1,000,000 people live within a 90-minute drive of East Peoria. The area also boasts a number of Caterpillar facilities, the U of I School of Medicine, two major hospitals, among other amenities. The City s goal is to develop these key areas with development that will be complementary to the surrounding area. The City envisions high-quality projects and will insist upon aesthetically-pleasing development designed to take advantage of the property s location. Preference will be given to proposals which maximize these elements. Two of the locations Center Street and the Civic Triangle are located within, or in close-proximity to, the Levee District which features such anchors as Target, the Holiday Inn and Suites, Clock Tower Place banking center, the Fondulac Library and the first downstate-illinois Costco. Unique amenities to this area include native landscaping, pedestrian-friendly connections throughout the development and to the adjacent River Trail of Illinois. An inviting urban park called the Levee Park - is being developed in the area, with the first phase of it having been completed in early 2018. As its name implies, the Riverfront Parcel is situated between Granite City restaurant and the Bob Michel Bridge (IL Route 40) on the banks of the Illinois River. Any development proposed here will need to take full advantage of its location. Lastly, the property in front of Bass Pro is located along one of the busiest stretches of Interstate 74 with over 60,000ADT along this segment. At 5 acres, it can accommodate a single development or a number of smaller ones. Likely, the nature of development here will need to be destination-oriented and complement the Bass Pro store and Holiday Inn Express adjacent to this site. 2
Site Characteristics Center Street Corridor and Civic Triangle Parcel (Sites 1 & 2, respectively): The project sites consist of approximately 2 acres fronting along Clock Tower Place and over 10 acres along Center Street. The underlying zoning for the area is B-3, general commercial, but the development of the sites is governed by the area s overlay district and restrictive covenants. Both documents are designed to encourage the feel that s been established by its anchor developments and available for review on the City s website www.cityofeastpeoria.com. The properties are both located within the City s Enterprise Zone and West Washington TIF district. Additionally, this area is eligible for New Markets Tax Credits. Utilization of these credits is encouraged for appropriate projects. The topography of the area is essentially flat. It is levee-protected and therefore no on-site detention is required, which allows development to maximize the developable space that s available. The properties here are divisible to facilitate single projects. The following features are envisioned for the development site: Any building is to be designed with unique character and high-quality materials Proposed developments are desired to be multi-level Ground floor uses such as drive-through businesses, gas stations, and similar auto-oriented uses are discouraged Ground floor uses may include retail, office and/or restaurant space Upper story uses may include residential or office uses Market-rate, residential uses with a mix of unit sizes will be given additional preference Integration with surrounding uses and amenities Single project construction value of at least $5,000,000 Any residential use on the Civic Triangle Parcel would likely require a modification of a restriction set forth in both the applicable No Further Remediation letter and the purchase agreement under which the City acquired title to the parcel. Riverfront Parcel (Site 3): The project site is approximately 2 acres, fronting along the Illinois River. The underlying zoning for the area is B-3, general commercial. The property is located within the City s Enterprise Zone and Camp Street TIF district. Additionally, this area is eligible for New Markets Tax Credits. Utilization of these credits is encouraged for appropriate projects. The topography of the area is essentially flat. No on-site detention is required which allows development to maximize the developable space that s available. Non-exclusive use of adjacent public-owned parking is available. The following features are envisioned for the development site: 3
Any building is to be designed with unique character and high-quality materials Proposed developments are desired to be multi-level Ground floor uses such as drive-through businesses, gas stations, and similar auto-oriented uses are discouraged Ground floor uses may include retail, office and/or restaurant space Upper story uses may include residential or office uses Market-rate, residential uses with a mix of unit sizes will be given additional preference Integration with surrounding uses and amenities Single project construction value of at least $10,000,000 Property along I-74 in front of Bass Pro (Site 4): The project site is approximately 5 acres fronting along Interstate 74. The underlying zoning for the area is B-3, general commercial. The property is located within the City s Enterprise Zone and Camp Street TIF district. Additionally, this area is eligible for New Markets Tax Credits. Utilization of these credits is encouraged for appropriate projects. The topography of the area is essentially flat. No on-site detention is required which allows development to maximize the developable space that s available. The properties here are divisible to facilitate single projects that do not require the entire parcel. The following features are envisioned for the development site: Any building is to be designed with unique character and high-quality materials Proposed developments are to be single-level only not taller than 25 feet Uses may include retail, destination-oriented uses and/or restaurant space Integration with surrounding uses and amenities Single project construction value of at least $5,000,000 Submittal Requirements Developers submission should consist of eight (8) hard copies and one electronic version (pdf format) addressing the following matters: 1. Primary contact information including (name, position, address, phone number and email) 2. A description of the development team, including background information of all principals and their proposed level of involvement. 3. Examples of similar projects that have been developed by the developer, with an emphasis upon economic viability, quality of architectural design, and timeliness of performance. 4. A written description of the project, accompanied by a development site plan showing proposed buildings, parking areas and how this development will interface with the surrounding area. 4
5. Plans or sketches for the proposed building(s) to give the review committee a feel for the quality and intensity of the development proposed. Any visuals which the proposer feels would be appropriate in the consideration of the project by the committee are encouraged and welcomed. 6. A draft project financial pro forma, including construction financing and project revenues. 7. Financial information that demonstrates the developer s ability to finance the project. 8. Bank references. 9. A proposed schedule for development, including timing for negotiation of development agreement terms and due diligence period. 10. A description of any assistance needed from the City and why it is needed to make the project feasible. 11. References of three past or current clients or other entities with whom the developer has partnered in completing a substantial project. Recommendations from other municipalities are preferred. 12. A statement regarding any special or unique resources available to the developer that would enhance its ability to successfully complete this project for the City. Any other information that may demonstrate a superior approach. The City of East Peoria has posted this RFP on its website, along with copies of the overlay district and restrictive covenants for the Levee District. The website can be accessed at: www.cityofeastpeoria.com. This site also contains general information about the City of East Peoria. Developers are welcome to contact each of the following City representatives for more information. Ty Livingston, Director Planning & Community Development City of East Peoria 401 W. Washington Street East Peoria, IL 61611 Ph: (309) 698-4717 Email: tylivingston@cityofeastpeoria.com Dennis R. Triggs, City Attorney Miller, Hall & Triggs 416 Main Street, Suite 1125 Peoria, IL 61602 Ph: (309) 671-9600 Email: dennis.triggs@mhtlaw.com 5
Dennis Barron, Director Public Works City of East Peoria 2232 E. Washington Street East Peoria, IL 61611 Ph: (309) 698-4716 Email: dennisbarron@cityofeastpeoria.com Process Requests for Proposals should be submitted to Ty Livingston, Director of Planning and Community Development, East Peoria City Hall, 401 W. Washington Street, East Peoria, Illinois 61611, no later than 5 P.M. CST, February 4, 2019. After selecting a developer, the City anticipates working with the developer toward the execution of a Development Agreement for each selected project. All members of City staff, including Director of Planning and Community Development, Ty Livingston, the Director of Public Works, Dennis Barron, and City Attorney, Dennis Triggs are available to answer questions. The City urges any interested developer to contact Ty Livingston and arrange a preliminary meeting with City staff. The City s Project Review Team will conduct interviews of those qualified developers submitting the most promising projects. After the interviews, the preferred developer will be selected and the Project Review Team will enter into negotiations with that developer. Developers proposals should be as refined as possible at the time of submission. The City reserves the right to reject any and all proposals as well as to waive any deviation from the guidance provided. All costs incurred by developers associated with this process are the sole responsibility of the developer. Selection Criteria Compliance with RFP submission requirements Team Qualifications and Experience Financial Viability of Project Project Integration and Benefit to the respective site s surrounding area Timetable Publication and distribution of RFP is January 11, 2019 Proposal due date is February 4, 2019 Interviews will commence in late-february 2019 Attachments Aerial photographs showing all sites collectively as well as each site location and the available parcel(s). 6
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Site 1 8
Site 2 9
Site 3 10
Site 4 11