5 th Avenue City Council Workshop August 28, 2017
Tonight’s Agenda Background & Project Overview 5 th 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 Visit the project Web site at www.naperville.il.us/projects-in-naperville/fifth-avenue-redevelopment/
Fifth Avenue Area – What’s Been Done? • Department of Public Works vacates Water Tower West (2008) • Fifth Avenue Study approved (2009) • Post Fifth Avenue improvements On ‐ Street Parking Modification 5 th & 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) Visit the project Web site at www.naperville.il.us/projects-in-naperville/fifth-avenue-redevelopment/
Project Overview – Major Steps (As Approved by City Council 2/21/17) Community Engagement & Concept Creation Contracts & Entitlement Construction RFQ 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 Visit the project Web site at www.naperville.il.us/projects-in-naperville/fifth-aenue-redevelopment/
5 th Avenue Opportunity Sites 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. Existing Land Use Existing Plans Visit the project Web site at www.naperville.il.us/projects-in-naperville/fifth-avenue-redevelopment/
Existing Land Use 8 Properties Total Acres: 13.35 Total # Parking Spaces: 1,515 NOTE: City and BNSF – Not Currently Generating Property Taxes Visit the project Web site at www.naperville.il.us/projects-in-naperville/fifth-avenue-redevelopment/
Land Use Overview
Land Use Overview 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 Visit the project Web site at www.naperville.il.us/projects-in-naperville/fifth-avenue-redevelopment/
Utility Considerations 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. Visit the project Web site at www.naperville.il.us/projects-in-naperville/fifth-avenue-redevelopment/
Transit Information - Metra/BNSF Service Offerings Ridership Visit the project Web site at www.naperville.il.us/projects-in-naperville/fifth-avenue-redevelopment/
Transit Information - PACE Service Offerings PACE Requirements Future Consolidated Transit Center/Depot Visit the project Web site at www.naperville.il.us/projects-in-naperville/fifth-avenue-redevelopment/
Traffic 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 Visit the project Web site at www.naperville.il.us/projects-in-naperville/fifth-avenue-redevelopment/
Parking 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 Visit the project Web site at www.naperville.il.us/projects-in-naperville/fifth-avenue-redevelopment/
RFQ Process to Date Community Engagement & Concept Creation Contracts & Entitlement Construction RFQ Why RFQ? Timeline (7 Months) February 2017 – City Council – To Find Qualified Partner (1 or • Approval & Release of RFQ for 90 more) based on Experience, Days Capacity, and References – To Begin to Understand Market May 2017 – RFQ Responses Due • Potential, Interest, Timing and Approach June 2017 –Committee Review & • Short List July 2017 – Interviews • August 2017 – Recommendation to • City Council / Workshop Visit the project Web site at www.naperville.il.us/projects-in-naperville/fifth-avenue-redevelopment/
RFQ Scope 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-aenue-redevelopment/ Visit the project Web site at www.naperville.il.us/projects-in-naperville/fifth-avenue-redevelopment/
Qualifications • 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/
Review of Submittals • 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/
Shortlisting to Five • 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/
RFQ Submittal Scores and Rankings *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/
Interviews • 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/
Reference Checks • 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/
Scores and Rankings Post Interview 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/
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