City of Elgin Request for Proposals

For: Acquisition, Use or Redevelopment of Portion of Former Fox River Country Day School

Property RFP (13-072A)

The intent of this request for proposals (RFP) is to identify a qualified entity to utilize the city-owned portion of the former Fox River Country Day School property for an adaptive reuse or to redevelop such property. The City is desirous of entertaining proposals for the acquisition, use or redevelopment of the property in whole or in part. Proposals will be received at the City of Elgin Purchasing Department, City Hall, 150 Dexter Court, Elgin, Illinois 60120 until 5:00 p.m. on September 11, 2014. Copies of the Request for Proposals (RFP) may be obtained at the Purchasing Department or on the City’s website at http://cityofelgin.org/bids.aspx. An original proposal must be delivered including ten printed copies and one electronic copy in a package, plainly marked “Proposal for Use or Redevelopment of Portion of Former Fox River Country Day School Property” and addressed to: Purchasing Department, City of Elgin, City Hall, 150 Dexter Court, Elgin, Illinois 60120, by 5:00 p.m. on September 11, 2014. Questions concerning the RFP may be submitted in writing on or before August 15, 2014 to Daina DeNye, Purchasing Director, through e-mail at denye_d@cityofelgin.org. Answers will be sent to all entities who have received an RFP through the purchasing office. Any additions or corrections to this RFP will be completed at the sole discretion of the City. All qualifying responses to the RFP expressly imply an understanding and acceptance of the terms and conditions of the RFP. The City of Elgin reserves the right to reject any and all proposals, or any part thereof, or to accept any proposal, or any part thereof, or to waive informalities in a proposal, if deemed to be in the best interests of the City. The City of Elgin further reserves and may exercise the right to request one or more of the entities that submit a proposal to provide additional material, clarification, confirmation or modification of any information in the submission, and can supplement, amend, substitute, cancel or otherwise modify this RFP at any time. All expenses involved with the preparation and submission of the RFP to the City of Elgin, or any work performed in connection therewith shall be assumed by the entity submitting a proposal. No payment will be made by the City of Elgin for any responses received, nor for any other effort required of or made by the entity in connection with the submission of a proposal. Information provided by the City in this Request for Proposals or otherwise is for background purposes only. Such information is not intended nor shall be construed as any representations or warranties by the City with respect to the City property. Entities submitting proposals or entities that enter into agreements with the City with respect to the property are responsible to make themselves fully informed of any issues or conditions regarding the property. The City’s lease or

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sale of the property, if any, shall be in “as is” condition without any representations or warranties. SECTION 1 – INTRODUCTION The City of Elgin (the “City”) is requesting proposals from qualified entities to utilize the city- owned portion of the former Fox River Country Day School property for an adaptive reuse or to redevelop such property. The City intends to enter into agreements with one or more entities for such use or redevelopment. SECTION 2 – BACKGROUND The City of Elgin is a home rule municipal corporation operating under the city manager form of government. The City is located approximately thirty-five miles northwest of Chicago along the I-90 corridor. The majority of the City is located in Kane Country with the eastern portion of the City being located in Cook County. The City currently has a population of approximately 108,000. The City recently acquired a portion of the former Fox River Country Day School property. The property is commonly known as 1600 Dundee Avenue, Elgin, Illinois 60120. The property is located at the northwest corner of Illinois Route 25 (also known as Dundee Avenue) and Interstate I-90. The property was formerly utilized as the Fox River Country Day School property. The City retains ownership of the easterly portion of the property consisting of approximately 19.0566 acres. A plat of survey of the city-owned property including the legal description thereof is an attachment to this RFP. The city-owned portion of the site is improved with twelve existing buildings. An aerial photograph depicting the property and identifying the twelve existing buildings is an attachment to this RFP. The buildings on the property were originally designed and utilized in conjunction with the former Fox River Country Day School property including for example for such purposes as administrative offices, classrooms, dormitories, dining hall, swimming pool and gymnasium and a residence. The following twelve structures are located on the city-owned portion of the property: 1. Administration Building, built approximately 1929. 2. Bates Field House, built approximately 1937. 3. Dining Hall, built approximately 1948. 4. Allison Hall, built approximately 1951, addition built approximately 1982. 5. Kilburn House, built approximately 1951.

6. Helen Katzenberger Pool, built approximately 1958 and Walter Katzenberger Gymnasium, built approximately 1961, addition built approximately 1968.

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7. Cox Cottage, built approximately 1962. 8. Molter House, built approximately 1965. 9. Westview Dormitory, built approximately 1969. 10. Neal Building, built 2005. 11. Grain Silo, built approximately late nineteenth or early twentieth century. 12. Kilns Cabin, built approximately late nineteenth or early twentieth century.

Several of the buildings on the property may qualify for landmark status and protection under Title 20 of the Elgin Municipal Code. These buildings may include the administration building, the Bates Field House and the Dining Hall. The City’s Historic Preservation Ordinance is available for review at the City’s website at http://www.cityofelgin.org. Proposals for the use or redevelopment of the property should consider this issue and describe any proposed exterior renovation or demolition of the buildings and structures. The property is currently zoned in the CF Community Facility Zoning District. The City’s zoning ordinance is available for review at the City’s website at http://www.cityofelgin.org. The property is subject to a conservation easement between the City of Elgin and the Forest Preserve District of Kane County. A copy of the conservation easement affecting the City property is an attachment to this RFP. The purpose of the conservation easement is to assure that the environmental conditions on the adjacent Kane County Forest Preserve District property are not damaged or destroyed by future development activities on the City property. Future development of the City property cannot result in an increase in impervious surfaces on the City property to more than 110% of the current amount of impervious surfaces on the City property. Other restrictions and prohibited activities are included in the conservation easement for the City property. Refer to the conservation easement for details regarding the conservation easement. Proposals for the use or redevelopment of the property should consider these issues and any use or redevelopment of the property must conform to the requirements of the conservation easement. SECTION 3 - QUALIFICATIONS AND PROCESS An original response proposal, ten printed copies thereof and one electronic copy should be provided as part of the response process. At a minimum, the following information is required from an entity submitting a response to the Request for Proposals:

1. The entity’s statement of interest. This statement should summarize the entity’s understanding of adaptive reuse projects or urban infill redevelopment projects in general and Elgin’s development opportunities to the degree possible.

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2. The entity’s name, street and mailing address, phone/fax numbers, email. Describe the structure of the entity’s business and the length of operation. Specify legal formation of the entity’s organization (e.g., corporation, partnership, joint venture, for-profit or not-for-profit, etc.) and when this legal structure was created. If the entity proposes a separate legal structure for this project, please note these details and its guarantee relationship with the existing entity.

3. Resumes of all owners (including share of ownership), partners, and officers.

Name of representative authorized to act on behalf of the entity. 4. Specify the current capitalization of the proposed development entity. 5. For the entity, or in the case of a company specifically formed for this project, for

each of its guarantors, please provide the following information: Please note that only item “a” is required at this time. If you team is selected as

a finalist, items “b” and “c” will be required at that time.

a. Identify current banking relationships (including name, address, and phone of primary contact person) and the amount of available credit line to the entity and/or guarantors and participants. Please include a release letter on your letterhead for this contact.

b. Three prior years and current, audited financial statements indicating total

net worth and, to the extent that a portion of the net worth is real estate, the mechanism used for establishing the value of such real estate (e.g., cost, market, or income). These statements should correspond to the most recent full calendar or fiscal year.

c. Name, address, phone number for at least four credit references,

preferably those involved in financing projects of similar scope, for the development entity and/or its guarantors and participants. Please include a release letter on your letterhead for each reference.

The City recognizes the sensitive nature of the financial information requested in this RFP document. Such information may be submitted under separate cover and labeled “Confidential” at the entity’s discretion. This information will be used by staff only for the purpose of evaluation and kept confidential to the extent allowed by the Illinois Freedom of Information Act, 5 ILCS sec.140/1 et. seq. and the Illinois Open Meetings Act, 5 ILCS sec. 120/1 et. seq.

6. List and explain any litigation, arbitration, or other disputes with which the

responding party or its affiliates have been involved (Name of parties, docket numbers, etc.).

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7. If the responding party, or any affiliates included in this team, have ever been a named party to a voluntary or involuntary bankruptcy proceeding or has had projects that have been foreclosed, please list the projects, parties, docket numbers, dates, and circumstances.

8. Resumes of principal personnel (professional experience, time with firm,

responsibilities, representative projects) and sub-consultants that will be part of the project team. Name of proposed project manager.

9. A portfolio, with sufficient detail that shows plans and other pertinent information

for comparable projects, including project budgets, proforma information, and references for projects completed within the past five years. Project references for each project must be included. The City requests an emphasis on:

a. Project economic viability b. Quality of architecture and site design c. Timeliness of performance

d. Experience with urban redevelopment including environmentally sensitive projects.

e. Developer equity/financing for the project.

10. Statement of references from three past and five present clients that demonstrate such qualities as professional integrity and satisfaction with performance during and after construction.

11. Narrative summary as to why your project team is qualified – and able – to

implement the proposed project, including ability to mobilize for this project, current work load for the team and key individuals previously identified and development experience your project team has that relates to this specific project. This response should discuss financing tools and techniques used for successful projects. You should present evidence of the team’s ability to manage and complete similar projects on time and within the prescribed, original budget. Any awards and recognition may be included in this statement.

12. If the submittal does not result in selection to negotiate exclusively or if

negotiations do not result in agreement, the proposer agrees that all findings, studies, reports, data, and other documents provided to the City shall become property of the City and the proposer waives, and releases all claims and any right to payment relating thereto. All costs incurred in responding to the submission requirements stated herein and in preparing this submittal shall be the sole responsibility of the entity.

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13. The entity’s proposal for the site. For projects involving a proposed adaptive reuse of the property the proposal must include a complete description of all the various land uses proposed, the buildings to be utilized, any proposed demolitions or alterations to the existing buildings and to the property. For proposals involving a proposed redevelopment of the property the proposal must include a complete description of the redevelopment project including a listing of the various land uses proposed, any proposed demolitions or alterations to the existing buildings, any proposed new construction including a site plan and elevations for new construction.

14. Any development incentives that may be requested from the City.

15. The terms of any proposed lease of the property from the City including rent, maintenance obligations, tax obligations and term.

16. The terms of any proposed purchase agreement of the property from the City

including purchase price, equity versus financing, contingencies and closing date. 17. The entity may include a case for direct and indirect benefits that the project will

provide. Please feel free to add any other information that you feel would more completely describe your project team’s interests, experience and expertise. This Request for Proposals is specific for the site mentioned herein. SECTION 4 – TIMETABLE AND PROCESS Responses shall include a master timetable that is comprehensive and achievable for any construction and occupancy. The entity submitting a response to this Request for Proposals is expected to commit to any such schedule agreed upon by the City and such entity. Any conditions that could alter that timetable should be specified. Responses to the Request for Proposals will be reviewed by the City immediately after the submittal deadline. A recommendation for further negotiations for a specified entity or entities is expected to be made to the city council within thirty days following the submittal deadline. The entity or entities selected by the City for the proposed use or redevelopment of the property will be required to enter into a lease or redevelopment agreement on terms to be specified and agreed to. The commencement of negotiations will not represent any obligation or agreement on the part of the City. There shall be no obligation on the part of the City with respect to the property unless and until a written agreement has been approved by an ordinance or resolution of the city council of the City and duly executed by the entity and the City. Either the City or any entity selected by the City for negotiations may terminate negotiations at any time with or without cause. If negotiations are terminated either by the City or any entities selected by the City for negotiations, whether with or without cause, then neither the City nor such entity shall have any rights against or liabilities to the other.

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The City reserves the right to negotiate components of a proposal and to award components to different entities at its sole discretion. SECTION 5 – INFORMATION AVAILABLE AND CONTACTS Additional Information Available upon Request: 1. Environmental reports; 2. Facility condition assessment.

Contact City Purchasing Director Daina DeNye via email at denye_d@cityofelgin.org, to request such additional information.

Site Visits/Pre-Proposal Conference:

An opportunity for a site visit has been scheduled for July 18, 2014 at 9:00 a.m and August 1, 2014 at 9:00 a.m. These site visits shall also serve as a pre-proposal conference whereby interested parties may ask clarifying questions regarding the RFP. Persons wishing to have a site visit must register in advance with the City no later than July 11, 2014 at 5:00 p.m. Registrations for a site visit can be made via email with the City’s Purchasing Director Daina DeNye at denye_d@cityofelgin.org. Persons registering for a site visit must provide their name, the name of the organization they are affiliated with, address, telephone and email.

Attachments: 1. Plat of survey. 2. Aerial photo. 3. Conservation easement.

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I-90

Illinois

Route

25

Sunset Park Dr

Jewel Dr

°0 150 30075

Feet

Area of Property (19.05 Acres)

Cox Cottage

Bates Field House

Kilburn

Allison Hall

Helen Katzenberger Pool &Walter Gymnasium

Kilns Cabin

Neil Building

Dining Hall

Administration Building

Molter House

Westview Dorm

Silo

!"#$90

Map prepared by City of Elgin - Department of Community Development November 2013

Former Fox River Country Day SchoolElgin, Illinois

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