5 th Avenue City Council Workshop August 28, 2017 Tonights Agenda - - PowerPoint PPT Presentation

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5 th Avenue City Council Workshop August 28, 2017 Tonights Agenda - - PowerPoint PPT Presentation

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5 th Avenue City Council Workshop August 28, 2017 Tonights Agenda Background & Project Overview 5 th Avenue Opportunity Sites Land Use Considerations Traffic and Parking Transit Utility Considerations RFQ Process

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SLIDE 1

5th Avenue City Council Workshop

August 28, 2017

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Tonight’s Agenda

Visit the project Web site at www.naperville.il.us/projects-in-naperville/fifth-avenue-redevelopment/

Background & Project Overview

  • 5th Avenue Opportunity Sites
  • Land Use Considerations
  • Traffic and Parking
  • Transit
  • Utility Considerations

RFQ Process & Recommendation

  • RFQ Submittal Concepts by Site

Criteria Moving Forward and Next Steps

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Fifth Avenue Area – What’s Been Done?

Visit the project Web site at www.naperville.il.us/projects-in-naperville/fifth-avenue-redevelopment/

  • Department of Public Works vacates Water Tower West (2008)
  • Fifth Avenue Study approved (2009)
  • Post Fifth Avenue improvements
  • On‐Street Parking Modification 5th & North Avenue (2010)
  • Fifth Avenue Study Height Overlay (2011)
  • City‐initiated rezoning certain properties from B5 (Secondary Commercial) to B1

(Neighborhood Commercial) (2011)

  • City buys DuPage Children's Museum property and lease

executed (2010)

  • Bus Depot and Commuter Access Feasibility Study (2012)
  • Boecker property acquired (2017)
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SLIDE 4

Project Overview – Major Steps (As Approved by City Council 2/21/17)

Visit the project Web site at www.naperville.il.us/projects-in-naperville/fifth-aenue-redevelopment/

  • 1. RFQ ‐ To Select Community Partner
  • 2. Community Engagement & Concept Creation
  • Fact Based (traffic, market conditions, demographics,

environmental conditions, financial costs)

  • Multiple Opportunities for Public Input to have

meaningful impact on concept creation

  • Workshops
  • Surveys
  • Open Houses
  • Coffees, Small Gatherings, etc.
  • 3. Contracts & Entitlement
  • Zoning Approvals
  • Development Agreements
  • 4. Construction

RFQ Community Engagement & Concept Creation Contracts & Entitlement Construction

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SLIDE 5

5th Avenue Opportunity Sites

Visit the project Web site at www.naperville.il.us/projects-in-naperville/fifth-avenue-redevelopment/

Existing Land Use Existing Plans

Next 9 Slides from Scoring Committee Kick‐Off Meeting held May 1, 2017. Meeting purpose was to provide committee relevant baseline information about the area and procurement policy requirements.

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SLIDE 6

Existing Land Use

Visit the project Web site at www.naperville.il.us/projects-in-naperville/fifth-avenue-redevelopment/

8 Properties Total Acres: 13.35 Total # Parking Spaces: 1,515 NOTE: City and BNSF – Not Currently Generating Property Taxes

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SLIDE 7

Land Use Overview

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SLIDE 8

Land Use Overview

Visit the project Web site at www.naperville.il.us/projects-in-naperville/fifth-avenue-redevelopment/

  • Study Process Very Contentious
  • Does Not Provide Vision for Area, Rather Re‐Use of

Certain Properties

  • Reflects Pre‐Recession Market Considerations
  • Does Not Include Land Use Recommendations for

Children’s Museum Property or Existing Commuter Parking Lots

  • Completed Prior to Downtown 2030 Plan
  • Does Not Consider Upcoming Changes Expected in

Transportation Industry

  • Traffic and Recommended Roadway Improvements

Findings Still Valuable

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SLIDE 9

Utility Considerations

Visit the project Web site at www.naperville.il.us/projects-in-naperville/fifth-avenue-redevelopment/

All City Services (water, sewer, sanitary, electric) are available to serve the area. Some upgrades may be necessary depending on the uses proposed given existing capacities and age of infrastructure. The Water Tower is currently in service, but it can be replaced/relocated.

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Transit Information - Metra/BNSF

Visit the project Web site at www.naperville.il.us/projects-in-naperville/fifth-avenue-redevelopment/

Service Offerings Ridership

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Transit Information - PACE

Visit the project Web site at www.naperville.il.us/projects-in-naperville/fifth-avenue-redevelopment/

Service Offerings PACE Requirements Future Consolidated Transit Center/Depot

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SLIDE 12

Traffic

Visit the project Web site at www.naperville.il.us/projects-in-naperville/fifth-avenue-redevelopment/

Multi‐modal approach – vehicles, pedestrians and bicycles need access and accommodations Traffic impacts associated with land use changes should be evaluated Relocation of commuter parking should consider impact of high‐intensity, short‐duration egress patterns during PM and overall commute times

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Parking

Visit the project Web site at www.naperville.il.us/projects-in-naperville/fifth-avenue-redevelopment/

Commuter parking operated by the City with input from Metra/BNSF 1,515 spaces – mix of permit and daily spaces Commuter use from 6 AM to 6 PM – Available for other uses after 6 PM and on weekends

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RFQ Process to Date

Visit the project Web site at www.naperville.il.us/projects-in-naperville/fifth-avenue-redevelopment/

Timeline (7 Months)

  • February 2017 – City Council

Approval & Release of RFQ for 90 Days

  • May 2017 – RFQ Responses Due
  • June 2017 –Committee Review &

Short List

  • July 2017 – Interviews
  • August 2017 – Recommendation to

City Council / Workshop

Why RFQ?

– To Find Qualified Partner (1 or more) based on Experience, Capacity, and References – To Begin to Understand Market Potential, Interest, Timing and Approach

RFQ Community Engagement & Concept Creation Contracts & Entitlement Construction

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SLIDE 15

RFQ Scope

Visit the project Web site at www.naperville.il.us/projects-in-naperville/fifth-aenue-redevelopment/

From RFQ 17‐036…

Solicit response from developers that are qualified and capable of redeveloping the subject properties with a high‐quality project that reflects market conditions, economic realities, and supports commuter access to the train station within the context of the community and neighborhood settings.

Visit the project Web site at www.naperville.il.us/projects-in-naperville/fifth-avenue-redevelopment/

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  • Eight Responses Received

– Flaherty and Collins ‐ Indianapolis – Hamilton Partners ‐ Itasca – Intercontinental Real Estate and Development‐ Oak Park – Lincoln Property Companies ‐ Chicago – Marquette/Next Gen Dev., LLC‐ Naperville/Wheaton – Morningside‐ Chicago – Renaissance/Condor –New York/Chicago – Ryan Companies‐ Naperville

Visit the project Web site at www.naperville.il.us/projects-in-naperville/fifth-avenue-redevelopment/

Qualifications

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  • Scoring Committee Reviewed Each Response
  • 50% Qualifications
  • Project team
  • Financial capacity
  • Comparable project experience
  • 25% Suitability and Quality of Development Concept
  • Initial general development concept statement
  • 25% Achievement of Outcomes
  • Consideration of character of the community
  • Supporting Ends Policies and Principles
  • Commuter parking, transportation and transit

Visit the project Web site at www.naperville.il.us/projects-in-naperville/fifth-avenue-redevelopment/

Review of Submittals

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  • Five shortlisted firms

– Hamilton Partners ‐ Itasca – Lincoln Properties ‐ Oak Brook – Marquette/Next Gen Dev., LLC ‐ Naperville/Wheaton – Renaissance/Condor – New York/Chicago – Ryan Companies ‐ Naperville

  • Three firms not shortlisted

– Incomplete submittals – Limited to no comparable experience

Visit the project Web site at www.naperville.il.us/projects-in-naperville/fifth-avenue-redevelopment/

Shortlisting to Five

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*The top five submittals moved on to the interview process.

Proposer Total Weighted Score Rating Rank Ryan Companies* 87.5 Outstanding 1 Proposer A* 81.75 Good 2 Proposer B* 80.75 Good 3 Proposer C* 77 Good 4 Proposer D* 76 Good 5 Proposer E 65.5 Acceptable 6 Proposer F 37.5 Unacceptable 7 Proposer G Incomplete Unacceptable NA

Visit the project Web site at www.naperville.il.us/projects-in-naperville/fifth-avenue-redevelopment/

RFQ Submittal Scores and Rankings

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  • Supplement, not repeat the RFQ submittals
  • Two hour interview process

– One hour dedicated to presentation – One hour dedicated to questions

  • How the development team approaches projects
  • How the proposed team has worked together in the past
  • Discuss similar projects they have completed (from a development

and financial perspective)

  • Typical community engagement process and how this would be

similar/different

  • Walk through the potential development concept‐ including mix of

uses, theme and character, bulk, target markets, parking

  • Discuss potential development schedule
  • Discuss ownership options, anticipated public/private costs and

financing concepts

Visit the project Web site at www.naperville.il.us/projects-in-naperville/fifth-avenue-redevelopment/

Interviews

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  • Helped define the scope of the sample projects listed in

their response

  • Helped define the current status of referenced

developments in other communities

  • Clearly defined what role the respondent played in

referenced project examples

– Responsible for community engagement – Creation of development concept – Development approvals – Negotiation of public/private partnership terms – General contractor

  • Understand the working relationship with the community

and proposer

Visit the project Web site at www.naperville.il.us/projects-in-naperville/fifth-avenue-redevelopment/

Reference Checks

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Proposer Total Weighted Score Rating Rank Ryan Companies 92.5 Outstanding 1 Proposer C 77 Good 2 Proposer A 67 Acceptable 3 Proposer B 67 Acceptable 3 Proposer D 62.5 Acceptable 5

Visit the project Web site at www.naperville.il.us/projects-in-naperville/fifth-avenue-redevelopment/

Scores and Rankings Post Interview

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COMMITTEE RECOMMENDATION

Visit the project Web site at www.naperville.il.us/projects-in-naperville/fifth-avenue-redevelopment/

SCORING COMMITTEE:

Area Property Owners: Brian Gurley John Koranda Terry Oppermann Jason Welch Community Stakeholders: Dan Bridges (SD203) Michael Hudson (NCC) Christine Jeffries (NDP) Ray McGury (NPD) Sarah Orleans (DCM) Nicki Anderson (NACC) City Staff Experts: Marcie Schatz Rachel Mayer Allison Laff Michael DiSanto Councilwoman Brodhead – Non‐Voting Member

  • Recommendation to move forward with

Ryan Companies to:

  • Facilitate a community engagement

process

  • Complete market and technical

studies

  • Development of a land use concept
  • Development of a financial plan
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  • Experience with complicated developments

involving many stakeholders and diverse land uses

  • Firm experience in completing all phases of

development projects

  • Financial capability to take on the entire project
  • Depth of municipal experience and strong

community engagement

  • Proven team experience
  • Local presence

Visit the project Web site at www.naperville.il.us/projects-in-naperville/fifth-avenue-redevelopment/

Ryan Companies Qualifications that Stood Out

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  • Specialization in a singular land use
  • Teams that have not partnered together previously
  • Limited to no experience in a project of this complexity
  • r scale
  • Experience included limited amounts of projects

constructed (Example projects still in planning, entitlement, or awaiting construction)

  • Lack of understanding of community and Naperville

brand

  • Financial feasibility of concepts

Visit the project Web site at www.naperville.il.us/projects-in-naperville/fifth-avenue-redevelopment/

Concerns With Others …

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CONCEPT IDEAS

What Was Presented During the RFQ Process? The following slides provide a summary of various ideas discussed by the five short‐listed firms that participated in interviews. These slides represent only

  • possibilities. No commitment has been made to any development concept.

Visit the project Web site at www.naperville.il.us/projects-in-naperville/fifth-avenue-redevelopment/

COMMITTEE RECOMMENDATION

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  • Compliment not compete with or recreate the

downtown

  • Building and land uses relate to surrounding

neighborhood

  • Connectivity to the downtown
  • Service and retail spaces supporting the neighborhood

and development

  • Commuters are important
  • Traffic will be a constraining factor
  • Public funding participation on public improvements

Visit the project Web site at www.naperville.il.us/projects-in-naperville/fifth-avenue-redevelopment/

Consistent Themes

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DuPage Children’s Museum Property

Visit the project Web site at www.naperville.il.us/projects-in-naperville/fifth-avenue-redevelopment/

  • 5‐story 240 unit residential

apartment building with single story of subgrade parking

  • 5‐6 story senior residential

housing

  • Mixed use building with ground

floor retail, structured parking, upper level apartments and condos (5‐6 stories)

  • Children’s Museum with parking

structure including rooftop playground feature

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Parkview Lot

Visit the project Web site at www.naperville.il.us/projects-in-naperville/fifth-avenue-redevelopment/

  • 100 Residential unit apartment

building with parking

  • Office space with single story

subgrade parking

  • Mixed use including ground floor

retail, structured parking, apartments or condos

  • Transit Center with canopy

structure

  • 4‐story apartment building
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Upper Burlington Lot

Visit the project Web site at www.naperville.il.us/projects-in-naperville/fifth-avenue-redevelopment/

  • Surface parking
  • Metra parking/PACE Hub
  • Transit plaza with pedestrian

bridge connection to Naperville

  • Station. Potential dual use at

non‐peak times as farmers market/festival space.

  • 5‐story residential apartment

building (est. 340 units) and single level of parking

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Lower Burlington Lot

Visit the project Web site at www.naperville.il.us/projects-in-naperville/fifth-avenue-redevelopment/

  • Mixed use with apartments, retail,

and office featuring a landmark corner sculpture feature.

  • Mixed use development including:

– 3‐story townhomes parallel to 5th Avenue – 5‐6 story office/ground floor retail/structured parking building on south end of site

  • 5‐story residential and commercial

building

  • 4‐6 story mixed use development

with a combination of hotel, restaurant, multiple family residential, children’s museum, general office uses and plaza feature.

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190 E. 5th Avenue

Visit the project Web site at www.naperville.il.us/projects-in-naperville/fifth-avenue-redevelopment/

  • 4‐level parking structure
  • 4‐6 story mixed use development

with a combination of hotel, restaurant, multiple family residential, children’s museum, general office uses and plaza feature.

  • Mixed use development including:

– 3‐story townhomes parallel to 5th Avenue – 5‐6 story office/ground floor retail/structured parking building on south end of site

  • Mixed use with apartments, retail

and office. Site to include public plaza with water feature adjacent to 5th Avenue.

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Kroehler Lot

Visit the project Web site at www.naperville.il.us/projects-in-naperville/fifth-avenue-redevelopment/

  • Townhomes with rear loaded parking
  • 2‐3 story residential mix of row

homes, townhomes and single family residential

  • 3‐story townhomes with garden

pathway

  • 3‐story townhomes build in rows

(approx. 50 units)

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Water Tower West

Visit the project Web site at www.naperville.il.us/projects-in-naperville/fifth-avenue-redevelopment/

  • Relocated DuPage Children’s

Museum with adaptive use of building; water tower repurposed as landmark; on‐site parking

  • 5‐level commuter parking garage

including 1,650 spaces

  • 4‐story apartment building with

Fountain Feature

  • 3‐story senior memory care

apartments (approx. 200 units)

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Next Steps

Visit the project Web site at www.naperville.il.us/projects-in-naperville/fifth-avenue-redevelopment/

  • September 5, 2017 City Council Meeting

– Action on Committee Recommendation for RFQ 17‐036

  • Move Forward with Ryan Companies YES or NO

– Does NOT Approve a Concept – Does NOT Establish a Contract

RFQ

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Next Steps

Visit the project Web site at www.naperville.il.us/projects-in-naperville/fifth-avenue-redevelopment/

  • September 5, 2017 City Council Meeting

– Action on Committee Recommendation for RFQ 17‐036

  • Move Forward with Ryan Companies YES or NO

– Does NOT Approve a Concept – Does NOT Establish a Contract RFQ Community Engagement & Concept Creation

  • FUTURE STEPS (Timing TBD)

– Community Engagement & Concept Creation Led by Consultant

  • Stakeholder Meetings, Community Workshops, Open Houses, Surveys, Etc.
  • Market Study
  • Traffic & Parking Study
  • Environmental Analysis
  • Financial Feasibility Analysis

– Concept Validation

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SLIDE 37

Next Steps

Visit the project Web site at www.naperville.il.us/projects-in-naperville/fifth-avenue-redevelopment/

  • September 5, 2017 City Council Meeting

– Action on Committee Recommendation for RFQ 17‐036

  • Move Forward with Ryan Companies YES or NO

– Does NOT Approve a Concept – Does NOT Establish a Contract

  • FUTURE STEPS (Timing TBD)

– Community Engagement & Concept Creation Led by Consultant

  • Stakeholder Meetings, Community Workshops, Open Houses, Surveys, Etc.
  • Market Study
  • Traffic & Parking Study
  • Environmental Analysis
  • Financial Feasibility Analysis

– Concept Validation

– Development Contracts & Entitlements (zoning approvals)

RFQ Community Engagement & Concept Creation Contracts & Entitlement

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SLIDE 38

Next Steps

Visit the project Web site at www.naperville.il.us/projects-in-naperville/fifth-avenue-redevelopment/

  • September 5, 2017 City Council Meeting

– Action on Committee Recommendation for RFQ 17‐036

  • Move Forward with Ryan Companies YES or NO

– Does NOT Approve a Concept – Does NOT Establish a Contract

  • FUTURE STEPS (Timing TBD)

– Community Engagement & Concept Creation Led by Consultant

  • Stakeholder Meetings, Community Workshops, Open Houses, Surveys, Etc.
  • Market Study
  • Traffic & Parking Study
  • Environmental Analysis
  • Financial Feasibility Analysis

– Concept Validation – Development Contracts & Entitlements (zoning approvals)

– Construction

RFQ Community Engagement & Concept Creation Contracts & Entitlement Construction

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Community Engagement

Neighborhood – Community At‐Large – Commuters – Community Partners

Financial & Market Feasibility Considerations

CONCEPT

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  • Multimodal commuter access (bikes, pedestrians, buses)
  • Traffic management
  • Commuter parking management
  • Fulfilling an unmet need or land use in the

community (millennial, senior housing)

  • Ability to improve linkages within the

neighborhood, to the downtown (pedestrian/school walk

routes)

  • Addresses known infrastructure issues (stormwater)
  • Capitalize on partnerships with DCM, Park District,

North Central College, BNSF, Metra, PACE

  • Site new or improved community amenities

(walkways, parks, etc.)

  • Consideration of character of the community
  • Supporting Strategic Ends Policies and Principals

Visit the project Web site at www.naperville.il.us/projects-in-naperville/fifth-avenue-redevelopment/

Considerations

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SLIDE 41

Visit the project Web site at www.naperville.il.us/projects-in-naperville/fifth-avenue-redevelopment/

Ryan Companies Remarks

Ryan Companies Remarks

Jim McDonald

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SLIDE 42

Next Steps

Visit the project Web site at www.naperville.il.us/projects-in-naperville/fifth-avenue-redevelopment/

  • September 5, 2017 City Council Meeting

– Action on Committee Recommendation for RFQ 17‐036

  • Move Forward with Ryan Companies YES or NO

– Does NOT Approve a Concept – Does NOT Establish a Contract

  • FUTURE STEPS (Timing TBD)

– Community Engagement & Concept Creation Led by Consultant

  • Stakeholder Meetings, Community Workshops, Open Houses, Surveys, Etc.
  • Market Study
  • Traffic & Parking Study
  • Environmental Analysis
  • Financial Feasibility Analysis

– Concept Validation – Development Contracts & Entitlements (zoning approvals) – Construction

RFQ Community Engagement & Concept Creation Contracts & Entitlement Construction