On John Deere Commons | Moline, Illinois

Home , Campus (train), John Deere (inventor), John Deere Pavilion

QUAD CITIES MULTI-MODAL STATION

ON JOHN DEERE COMMONS | MOLINE, ILLINOIS

A TRANSIT-ENHANCED DEVELOPMENT OPPORTUNITY ON THE MISSISSIPPI RIVER THAT ANCHORS BOTH A REGION AND A HISTORIC DOWNTOWN

4 QUAD CITIES MULTI-MODAL STATION | MOLINE, ILLINOIS CONTENTS

INTRODUCTION AND OVERVIEW

Section 01 07 PROJECT GOALS AND OBJECTIVES

Section 02 09 MARKET ASSESSMENT AND OPPORTUNITIES

Section 03 15 PUBLIC-PRIVATE PARTNERSHIP

SECTION 2: TECHNICAL REPORT

Section 04 21 TRANSIT/MULTI-MODAL OBJECTIVES AND DESCRIPTION

Section 05 25 THE O’ROURKE BUILDING BASICS

Section 06 27 FIRST FLOOR DEVELOPMENT PROGRAM: THE O’ROURKE BUILDING

Section 07 29 O’ROURKE SITE DEVELOPMENT OPPORTUNITIES

Section 08 47 SUSTAINABLE DEVELOPMENT GOALS

Section 09 55 HISTORIC INCENTIVES AND RELATED ISSUES

Section 10 59 ADDITIONAL DEVELOPMENT OPPORTUNITIES: A PUBLIC PERSPECTIVE

Section 11 61 CRITICAL PATHS AND TIMELINES

62 PROJECT TEAM LIST

63 APPENDIX

QUAD CITIES MULTI-MODAL STATION | MOLINE, ILLINOIS 5 INTRODUCTION AND OVERVIEW

This document is designed to be a “development opportunity and controls guide” (“Guide” or “Guidebook”) for an immediate real estate development opportunity in Downtown Moline, Illinois. It is to be used in conjunction with the solicitation of State- ment of Qualifications (“SOQ”) of Developers to be issued by the City of Moline, in collaboration with the Rock Island County Mass Transit District (MetroLINK), anticipated in January, 2012.

On January 30, 2010, State of Illinois Governor Quinn committed $45 million in State Capital funding that was linked to the an- nouncement of $170 million in Federal High Speed Rail money to implement passenger rail service from Chicago to the Quad Cities. After careful consideration, it was decided that the station serving the Quad Cities metropolitan region would be located in Downtown Moline, Illinois. This decision allows the City of Moline to achieve its 20 year old goal of having a true intermodal station within its Downtown. Through careful long-range planning and thoughtful economic development strategies, the community has reinvigorated its riverfront and downtown, capitalizing on a strong base of tourism, education, and corporate business. The Multi-Modal Station (“MMS”) — and the 65,000 sf site of which it is a part — is intended to be a catalytic project representing a significant reinvestment in downtown Moline to spur additional private investment in the surrounding area.

In 2011, over $16 million was allocated to make the Multi-Modal Station a reality, including $10 million of federal TIGER II funds. As part of the initiative to build a multi-modal station, MetroLINK and the City of Moline wish to engage in a public-private partnership to add transit oriented development to the project site. The public partners intend to provide development rights for (i) the rehabilitation of a six story historic structure, one that will include a planned passenger rail station on its first floor, as well as for (ii) undeveloped parts of this site on which the station is planned. It is anticipated that the developer selected for this project will have the opportunity to work in tandem with the construction of the multi-modal station so as to seamlessly integrate public and private components.

This development opportunity offers both the opportunity to capitalize on market opportunities generated from a true multi-modal facility that integrates rail, bus and river transportation, as well as from connectivity to the burgeoning district of Downtown Moline, an area that is expected to see hundreds of millions in new investment over the next half decade.

6 QUAD CITIES MULTI-MODAL STATION | MOLINE, ILLINOIS PROJECT GOALS AND OBJECTIVES01

The Quad Cities Multi-Modal Station (MMS) site, located at the northeast corner of 12th Street and 4th Avenue (1205-1311 4th Avenue), is the designated location for new passenger rail service to a community that has gone without such service for over 30 years. The 65,000 sf site is currently improved with a six-story warehouse, built in 1917 and known as the O’Rourke Build- ing (“O’Rourke”); it also has a former automotive shop on it. The entire site is the subject of this Report (“Site”). As part of the initiative to restore passenger rail service to the Quad Cities area, the O’Rourke will be renovated, with portions of its first floor reserved for transportation purposes and the balance of the building available for private development. The development options described in Section VII allow for a total GFA (including the O’Rourke) of up to approximately 165,000 square feet (sf).

AERIAL VIEW OF THE QUAD CITIES MULTI-MODAL STATION SITE.

QUAD CITIES MULTI-MODAL STATION | MOLINE, ILLINOIS 7 01 PROJECT GOALS AND OBJECTIVES

The future Quad Cities Multi-Modal Station is a pivotal project for the City of Moline, both in terms of its physical location as well as its economic potential. The project has the opportunity to draw on a mix of supporting districts, serving as a “missing link” that can unify much of the western end of Downtown Moline, from Riverfront to Main Street Retail on 5th Avenue to the West Gateway District. The O’Rourke Building and site showcase much of what has made Moline so successful – a community that has gracefully learned how to preserve its past while also evolving into a community with a global reach through its corporate and military activities. The development team selected for this project will be expected to craft a strategy and solution for this site that addresses and leverages the prominent components of this site.

The goals of this report are as follows:

1. Synthesize years of work by many stakeholders into a defined set of development guidelines and an organizational structure, which, if followed, should provide a predictable road map for the selected developer. 2. Reveal the strength, stability and opportunity of an under-stated market with a unique site at its center. 3. Attract developers who represent “best practices” in transit-oriented development (or other highly related public-private partnership work) and who can be energized, not daunted, by the Site and its potential. 4. Provide development guidelines and conceptual options for the MMS and Site – from density and massing to possible uses – that are consistent with the goals of the community, its local leadership, and other stakeholders at the federal and state levels.

MetroLINK and the City of Moline wish to make it as easy as possible for developers with the appropriate experience to do their best work – concentrating on the best development outcome, rather than spending their efforts in trying to understand and then navigate the many areas of public oversight (federal, state, and local, transit, environmental, and historic, etc.)

Many people, over many years, in a wide range of contexts have worked to make the Quad Cities Multi-Modal Station a reality. This document and the SOQ that it accompanies are the beginning of a process that allows those stakeholders to “pass the baton” to a new team member that will get the entire team over the goal line. The prize is a successful mixed-use development that will begin to provide passenger rail service to a bustling community in 2014.

8 QUAD CITIES MULTI-MODAL STATION | MOLINE, ILLINOIS MARKET ASSESSMENT AND02 OPPORTUNITIES

COMMUNITY

Moline, with a population of almost 46,000 in 2010, is located within the 380,000 person metropolitan area (per 2010 Census) known as the Quad Cities (or “QC”). The Quad Cities area spans Davenport and Bettendorf within Iowa, and Moline, East Moline and Rock Island in Illinois, with the two states separated by the Mississippi River. The Quad Cities are approximately a 3-hour (165-mile) drive from Chicago; 173 miles from Des Moines, Iowa, 260 miles from St. Louis; and 93 miles from the 379,000 person Peoria MSA. Moline is easily reached via a highly developed interstate and highway system or by air via the Quad Cities International Airport, located approximately 5 miles from the downtown.

City of Moline 1ST AV

2ND AV B 8TH AV 13TH ST Street Map 9TH AV 4TH AV 10TH AV 11TH AV 13TH AV12TH AV

10TH ST 9TH ST

I74 BRDG Mississippi River

14TH AV 18TH ST 17TH ST 8TH ST Rock Island 12TH AV RIVER DR 15TH AV 18TH AV Arsenal 16TH AV I74 BRDG I74 EM 20TH AV

RIVER DR 55TH ST 17TH AV 10TH ST 36TH ST

35TH ST RODMAN AV 6TH ST LegendB

1ST ST 50TH ST 5TH AV

92 52NDST 41ST ST 3RD AV 3RD ST B 43RD ST 43RD

40TH ST 4TH AV 18TH ST

39TH ST 21ST AV 17TH ST 2ND AVI74 ST 42ND Interstate 3RD AV 37TH ST 6TH AV 6TH AV 22ND AV 5TH AV 27TH ST

19TH ST 26TH ST

5TH ST 24TH ST 7TH AV 9TH AV CT 14TH ST 25TH ST 7TH AV RIVER DR 6TH AV 3RD ST

Divided8TH ST Highway 7TH AV 48TH ST 13TH ST 9TH AV 25TH AV 4TH AV 92 RAMP I74 7ST 6TH ST CT 48TH ST A 7TH 1/2 ST

1ST ST1ST 54TH ST B County Highway 4TH ST CT 5TH AV 6TH AV 18TH ST

52NDST

8TH ST 53RDST

9TH ST 10TH AV

47TH ST

26TH ST

11TH ST 8TH AV

40TH ST CT 28TH AV 6TH AV 42NDST 28TH AV

31ST ST

9TH AV 24TH ST

45TH ST ALLEY 11TH AV B 29TH ST

6TH ST 11TH AV

10TH ST 5TH ST 11TH AV A 6TH ST 11TH AV C Undivided Highway 22ND ST22ND 11TH AV B 11TH AV PL 2ND ST 44TH ST 11TH AV 39TH ST 31ST AV 29TH AV

24TH ST PL 8TH ST 14TH ST 11TH AV C 9TH 1/2 ST I74 12TH AV 34TH ST 12TH AV 12TH AV 27TH ST 30TH AV

8TH ST 12TH AV 13TH AV 32ND AV 31STArterial AV 7TH ST Roads

3RD ST 14TH AV

3RD A ST 11TH ST 11TH 13TH AV 48TH ST PL17TH AV 33RD AV 34TH AV 4TH ST

14TH ST 15TH AV 5THST A 9TH ST 47TH ST CT 16TH AV 30TH ST 16TH AV

18THST C

13TH ST 12TH ST 15TH AV 44TH ST Minor Roads35TH 1/2 AV 17TH ST CT 17TH AV 11TH A ST 17TH AV

17TH AV 19THST

18TH ST

18TH AV 8TH ST 18TH AV 4TH ST

18TH AV 18TH AV ARCHER DR 27THST

9TH ST 37TH AV 17T 41ST ST H AV 3RD ST B 24TH ST

18TH AV A 32NDST 18TH AV A 34TH ST 19TH AV 19TH AV 38TH AV

17TH ST 19TH AV 47THST 39TH AV 20TH AV 15TH ST 21ST AV

23RDST 20TH AV 20TH AV OF THE 1ST ST

23RD ST KENNEDYDR 41ST AV 41ST AV

21ST AV 4TH AST 21ST AV CITIES 22ND AV 4TH ST

44TH ST 1ST STA

45TH ST AVENUE OF THE CITIES 23RD AV 23RD AV CITIES AV CITIES AV 11TH ST 19TH ST

1ST ST CT 24TH AV AVENUE 24TH AV

7TH ST

12TH ST OAKLAWN AV 46TH ST 45TH AV

25TH AV 25TH AV 24TH AV 33RDST

45TH ST

28TH ST

9TH ST

48TH ST 5TH ST 44TH AV

30TH ST

74 8TH ST 26TH AV East Moline 5TH ST B

46TH ST CT Rock Island Rock 45TH AV 28TH AV 28TH AV 5TH ST 6TH ST

9TH ST 16TH ST

13TH ST 26TH AV B 43RDST

4TH ST 11TH ST

27TH AV 45TH ST 47TH AV 6 36TH ST 46TH AV 29TH AV CT 41ST ST

30TH AV 47TH ST 30TH AV 6TH ST CT

PK 16TH ST ARCHER DR 15THST A 48TH AV 53RD ST 53RD

46TH ST

45TH ST 7TH ST 32ND AV 2ND ST 33RD AV 45TH ST

30TH AV 3RD ST 32ND AV A 4TH ST CT 28TH AV A 51ST AV 34TH AV DR 51ST AV 34TH AV 34TH AV 34TH AV 38TH AV 39TH ST 35TH AV

34TH AV 40TH ST PL VALE CT 54TH ST

38TH ST 46TH ST 75TH ST DEER RUN 51ST ST

14TH ST 35TH AV 36TH AV 35TH ST 37TH AV

49TH ST

38TH AV 80TH ST 35TH AV DR 35TH AV 39TH AV 25TH ST

60TH ST 73RDST 29TH ST 74

15TH ST D

33RDST

39TH ST 76TH ST 27TH ST 15TH ST C 38TH AV 70TH ST

8HST 38TH

RD JOHN DEERE RD 47TH ST DR 36TH AV CT 5 JOHN DEERE

VELIE DR VELIE 5 40TH AV 44TH AV 44TH AV 52ND AV 42ND AV DR 43RD AV 44TH AV DR

16TH ST 42ND AV 46TH AV 35TH ST 46TH AV 46TH AV DR 46TH AV

14TH ST 34TH ST

70TH ST

50TH ST 47TH AV QUAD CITIES MAP CITY OF MOLINE 11TH ST MAP 48TH AV DR 43RD AV 44TH ST

31ST ST 49TH AV

15TH STA 52ND AV 50TH AV 52ND AV 60TH ST

N SHORE DR 36TH ST

48TH ST 51ST AV

50TH ST N SHORE DR 52ND AV 27TH ST I74 WEST EXIT 52ND AV

Rock RiverS SHORE DR I280 WEST EXIT 69TH AV 55TH AV

74 56TH AV 280 I280 AIRPORT RD 64TH ST 69TH AV CT 67TH AV 68TH AV I74 280 The Quad Cities community has embraced and invested in culture andE 1ST AV art, recreationAIRPORTRING RD and the river,280 public transportation,280 69TH AV 69TH AV 7428 RT 6 31STST RT 6 W 1ST AV 69TH AV 6 E 1ST AV 74 280 132ND ST

53RD ST VETERANS' MEMORIAL BRIDGE MEMORIAL VETERANS'

Quad City RT 150

W 9TH ST W 2N D AV 78TH AV E 5THE ST

E E 2ND ST historic and downtown infrastructures. It is a community where residents and visitorsInternational have embraced living, working, 3RDE ST relaxing and E 4TH AV NIABI ZOO RD playing in its several downtowns. While traditionally a manufacturingMilan center, theAirport economy has diversifiedW 4TH AV significantly and

1ST ST

E 6TH ST

E 3RD ST

W 3RDST 73RD AV E 4TH ST supports a working population of nearly 200,000. The economy is bustling; unemployment74TH AV is relatively low (7.5% reported for the 76TH AV 78TH AV CoalW 2ND ST Valley

E E 5TH ST 47TH ST 150 INDIAN 77TH AV 68TH ST RD metro area in November, 2011, vs. 10.1% in Illinois and 9.0% nationally), local companiesBLUFF and the City are engaged 7THE ST and invested

W 16TH AV W 5TH ST E 17TH AV 81ST AV 86TH AV W 19TH AV E 6TH ST 49TH ST in the local community. E 19TH AV 96TH ST 54TH ST CT 01E 21ST AV 0.5 50TH ST E 22ND AV Oct 1

55TH ST 72NDST E 23RD AV 92ND AV 100TH AV Miles 2009

KNOXVILLE RD

114TH ST RT 150 QUAD CITIES MULTI-MODAL80TH ST STATION | MOLINE, ILLINOIS 9

104TH ST 02 MARKET ASSESSMENT AND OPPORTUNITIES

Quad Cities: Major Employers

Moline itself is home to the international headquarters of the global John Deere & Company; the North American headquarters of the Finnish elevator manufacturing company Kone; and a major logistics, marketing and packaging firm, Group O Companies. Rock Island Arsenal, located on an island directly north of the Site, employs approximately 8,500 civilian and military workers a few minutes away. The City of Moline, in conjunction with the public-private group Renew Moline and the direct investment of major corporations, has transformed downtown Moline, with a riverfront that was highly industrial well into the 1980’s, into a vibrant “24-hour” downtown serving residents, visitors and workers. In the last 15 to 20 years more than 40 projects have been developed in the downtown with a combined investment approaching $300 million (see Appendix for details). Two new thriving hotels have been built, several mixed-use office and retail/restaurant complexes have been developed, historic structures have been renovated to bring new housing, office, and retail/restaurant uses to downtown Moline.

Currently, Moline continues to grow and developers and corporations are continuing to find fruitful investments in the downtown. Projects under construction include a new 8-story corporate office tower for Kone, a new affordable/market rental loft housing project to bring additional residents downtown, a new downtown campus for the Quad City location of Western Illinois University (WIU) and the development of an adjacent office-flex entrepreneurial corridor.

MULTI-MODAL STATION (MMS)

The driving force behind this development opportunity is new passenger rail service, scheduled to begin in 2014, renewing service to the Quad Cities for the first time in 30 years. Estimates of between 40,000 and 110,000 passengers are projected to use twice daily service from the station primarily to and from Chicago. The MMS and Site are, in large part, the completion of a very significant transportation hub within the larger John Deere Commons. They will complement MetroLINK’s central bus transportation hub, Centre Station, directly across the rail tracks, which has over 700,000 annual bus passenger transfers and movements and more than 300 parking spaces in an adjacent structured garage (although most are reserved for corporate or other use and wouldn’t be available to the MMS). Together, the MMS and Centre Station will form the core of a multi-modal district intended to integrate rail, bus, auto, bicycle and river transportation, and attract an expanded range of supportive and complementary uses, all relating to travel, within the region and beyond.

10 QUAD CITIES MULTI-MODAL STATION | MOLINE, ILLINOIS MARKET ASSESSMENT AND OPPORTUNITIES 02

The Site is part of the “GreenLine,” so labeled by the State of Illinois to reflect a commitment to green and sustainable practices for Chicago to Moline rail service. From a marketing and leasing perspective, the Site may command a premium from those who wish to align with a LEED transit station that is also an adaptive re-use of a historic warehouse (possibly the nation’s first).

The Quad Cities and Downtown Moline present a vibrant economy with solid market dynamics. The new rail service will only make it stronger and livelier.

DEMAND DRIVERS

Analysis suggests that marketing the Site for a variety of complementary uses would be feasible. The numbers of daytime and evening residents, workers, visitors and students currently located proximate to the Site suggests an existing base of demand, some of which has yet to be met.

Residents By the numbers (2010), currently 600 people are estimated to live within a five minute (1/4 mile) walk of the site. Nearly 11,000 reside within a twenty minute walk or a five to ten minute drive (1-mile site radius). Including populations on both sides of the Mississippi, nearly 200,000 people can easily reach the site within a ten to twenty minute drive time.

Daytime Working Population The daytime population working within the immediate environs of the site is significant; nearly 2,000 employees are within easy walking distance of the site plus, more than 8,000 are within a short (5 minute) drive. Some of the Quad Cities’ dominant companies and employers are located immediately proximate to the site, including John Deere & Company, Kone, and United Health Care. Rock Island Arsenal is located only a few minutes away.

2010 Market Summary Demographic Profile at a Glance v

Sources: The City of Moline (website), ESRI, Business data provided by Infogroup, Omaha, NE, Greene Enterprises

QUAD CITIES MULTI-MODAL STATION | MOLINE, ILLINOIS 11 02 MARKET ASSESSMENT AND OPPORTUNITIES

JOHN DEERE COMMONS, INCLUDING THE I-WIRELESS CENTER, THE JOHN DEERE PAVILION, CENTRE STATION AND THE MISSISSIPPI RIVER.

Tourists, Visitors and Students Activities within a short distance of the Site generate significant daily populations of tourists, visitors and students. This population can be leveraged to significantly enhance Site development opportunities for real estate market destinations such as additional downtown hotels, specialty and service retail, destination restaurants and housing.

John Deere Commons, which includes the i wireless Center and the John Deere Pavilion, attracts nearly 1 million visitors annually. The i wireless Center, an indoor 12,000 seat arena, reportedly attracts more than 650,000 visitors for concerts and sporting events, ranking its attendance consistently in the top ten nationally for venues of its size. The John Deere Pavilion is considered the 5th strongest visitor attraction in the State; it reportedly attracts 250,000 visitors annually to its museum and festival space.

By early 2012, more than 3,000 students are anticipated to be enrolled at the new campus of Western Illinois University (WIU). The campus is under construction along River Drive, approximately 2 miles from the Site. In conjunction with WIU, and adjacent to the Riverfront Campus, the City has collaborated in the creation of the E3 Initiative, Phase I of the University Square Development. This private mixed-use project, now under construction, is designed to support the development of the WIU- QC Riverfront Campus with a focus on educational, entrepreneurial and environmental activities specifically involving activities of engineering, economic development and energy efficiencies. The location of University Square as well as the WIU campus, will draw additional daytime and evening populations to the downtown; this will likely increase demand for ancillary hotel rooms and restaurants and night spots in the downtown core from students, workers and visitors alike. Similarly, these developments will provide an expanded market to support additional downtown housing.

As mentioned above, Centre Station reportedly brings 700,000 persons to its location annually; it is the hub of Rock Island County’s regional and local transportation network. The riverfront’s Channel Cat Water Taxi reportedly is used by about 30,000 visitors annually (seasonal); this scenic and convenient way to cross the Mississippi River (with or without bicycles) has established landings within a short walk from the Site.

The River and riverfront provide more than just transportation. Bike and walking trails are continually being upgraded along the Mississippi. The River Way of the Quad Cities, with 65 miles of paved trails winding through its communities, has riverside parks, trails and bluff overlooks; it is accessed a short distance from the Site. Extending beyond the Quad Cities, the River Way articulates with trails that extend north to Wisconsin, and that are part of the National Mississippi River Trail (“10 States, 1 River”). Located within a short walk from the Site are three city parks. The River’s visual, transportation and recreational accessibility can surely be marketed to enhance Site demand.

12 QUAD CITIES MULTI-MODAL STATION | MOLINE, ILLINOIS MARKET ASSESSMENT AND OPPORTUNITIES 02

MARKET OPPORTUNITIES FOR DEVELOPMENT

The Site’s accessibility is excellent. It is along major local transportation routes (4th Avenue and 12th Streets), nearby to regional highways, and immediately proximate to and part of the regional public transportation networks for bus, train, bike, and waterway transportation. Many activity and market generating activities mentioned previously are located on River Drive, the roadway runnning north of and parallel to 4th Avenue (such as the i wireless Center, the Deere Pavilion, and the employees of United Health Care). Employees of and visitors to the Rock Island Arsenal and the Rock Island Arsenal Military Museum have easy auto accessibility, and are within a direct 5 to 10 minute drive. A vibrant collection of 24 restaurants of all types — from premium steak- houses and historic pubs to ethnic dining and cafés — are a short walk away. Unique specialty and professional retail can also be found within the 5th Avenue Historic District and along River Drive, providing customers with a variety of downtown experiences. Please see Moline Centre Main Street’s site for more detail (www.molinecentre.org/). Developments at the Site can benefit from marketing to these resident, worker and visitor populations. Research suggests that development of a hotel and/or rental housing with associated amenities including restaurants would be viable and highly desirable for the Site.

Hospitality: Hotel and Restaurants Current market conditions suggest that hospitality-related uses would be strongly supported for the Site. Currently there are two first class/moderate properties, the Radisson John Deere Commons and the Stoney Creek Resort and Conference Center with a combined total of 303 rooms serving the downtown corporate/visitor market. These properties, built in 1997 and 2005 respectively, are fairing well. According to industry specialist Smith Travel Research, these two properties — combined with their “competitive set” including the recently opened Hampton Inn in suburban Moline and the Holiday Inn and Conference Center in neighboring downtown Rock Island, Illinois — report a combined average daily rate (ADR) of $101 and a 2010 occupancy of 70% (occupancy at the Radisson may be in the 90% range and above; Stoney Creek in the 80% range and above). These figures, combined with the reported success of the two newer long-term stay hotels in the market — the Hampton Inn (2008) and the Residence Inn (2006) in suburban Moline — suggest that a moderate/long-term stay hotel may be feasible in the downtown in the near term.

The potential to extend the restaurant district and build on existing downtown trends is also apparent. As mentioned above, the market is currently supporting a vibrant specialty and service retailers located within a brief walking distance from the site, clustered along 5th Avenue between 13th and 15th Streets as well as in locations along River Drive. This retail/restaurant core is supported primarily by Moline’s downtown worker population as well as Rock Island Arsenal employees, students, and visitors (to major employers and tourists). Suggested restaurant concepts are destination coffee shops with breakfast and lunch services, and potentially a club styled restaurant.

Affordable and Market Rate Rental Housing Another promising market for the Site is affordable and market rate rental housing. Market data suggests that there is a solid affordable/market rental marketplace in downtown Moline as well as in neighboring downtown Rock Island. A recent market study (May 2010) surveyed the market for LIHTC (affordable) Section 42 Family and market (rental) housing. It found that the market in the “primary market area” (the Illinois side of the MSA) to be very strong with a total number of 2,340 units with a mere 0.7% market rate vacancy in market-rate units (out of 1,093 offered units). Successful major projects include the 1995 renovation of the downtown historic Le Claire Hotel into a 110-unit affordable/market housing project. The property, as of December, 2011, has 2 vacancies out of 110 units. Moline High School Lofts, a similar conversion completed in 2006, has 1 vacancy out of 60.

The newest downtown product under construction in downtown Moline is the 69-unit Moline Enterprise Work Lofts. The site for the project is near the train tracks. Monthly rents are projected at approximately $250 to $800, with a mix of one, two and three bedroom units. 90% of the units will be leased to tenants qualifying for “affordable housing” under Federal guidelines. The tar- get market is anticipated to be young singles—students at WIU or office employees such as those at Deere & Company, United Health Care or HRH Willis.

QUAD CITIES MULTI-MODAL STATION | MOLINE, ILLINOIS 13 02 MARKET ASSESSMENT AND OPPORTUNITIES

Professional Office and Retail Although the Site may afford an opportunity to provide limited food service and retail as ancillary uses to the transportation uses of the station, train traffic alone will not support the development of a significant amount of retail/food service space. However, professional, service, and destination retail uses are prevalent throughout the downtown, supported largely by the employee, visitor and resident populations.

Potential opportunity markets include medical and retail medical office (e.g. first floor/retail office such as Chiropractors), professional office (such as architects, designers, legal, and accounting) and destination retail (particularly specialty retail such as galleries). A retail category underrepresented by the market which could serve a broader downtown audience is a pharmacy or grocer. Both of these residential based retail categories appear to be underrepresented in the downtown market; the closest offerings are approximately 1 mile from the Site.

Corporate and Speculative Office Clearly a great deal of the success generated in previous office/mixed-use projects was based on the support of Moline’s corporations and their interest in remaining in Moline and generating new office space in the downtown. Given the economic strength of the employers in the Quad City market there may be additional opportunities to build to suit for one or more of the companies. However, research into the market did not uncover any stated interest in pursuing this investment alternative in the near term. Currently the Moline downtown office market has approximately a 17% vacancy; asking rental rates are approximately $14 net for class A space.

14 QUAD CITIES MULTI-MODAL STATION | MOLINE, ILLINOIS PUBLIC-PRIVATE PARTNERSHIP03

SUMMARY OF DEVELOPMENT OPPORTUNITY

The Quad Cities Multi-Modal development opportunity should be thought of as consisting of two specific investment types. The first investment type is exclusively a public investment in an enhanced multi-modal facility. Approximately $16 million has been secured to support the building of a first class LEED Silver designated transit station. The second investment type is primarily a private investment which will take advantage of current and future market dynamics in a vibrant revitalized urban center that is downtown Moline. As this report documents, downtown Moline represents a strong mixed-use opportunity with commercial, hospitality and residential as strong market forces.

The two investment types, one led by public sources of funds, the other with primarily private sources of funds will focus on the O’Rourke Building and Site. It is clear that each investment type will benefit the other. The transit station will serve as a stable long term use generating new customers in and around the station daily. The new private investment will activate the majority of the O’Rourke Building and Site creating improvements and services that will benefit transit users and the general community at the same time. Additionally, the public investment in the building and site, while made to benefit the creation of a transit station, will indirectly benefit both the developer and future users of the property due to the resulting improvements.

The adaptive reuse of the O’Rourke building will create a minimum of 6,000 square feet of 1st floor transit related space by the Fall of 2014. In addition, a minimum of 46,000 square feet of renovated space (floors 2-6) will house a mix of uses. It is strongly encouraged that the remainder of the O’Rourke site be redeveloped creating yet additional private investment opportunity.

The “development structure” for these two investments will be determined once a developer has been chosen to work with the existing public and quasi-public partners (Multi-Modal Team) to redevelop the property. It is possible that the selected developer will be responsible for executing both the public and private improvements to the O’Rourke Building. If a master developer structure is to be used for the redevelopment of the building and site, the private development team must have experience in not only building similar facilities but also in dealing with federal, state and local public regulations and sources of funds. No matter what development structure is ultimately formed to oversee the execution of this redevelopment program, a qualified team of public and private members will be assembled to assure an efficient and effective process for delivering the final product.

QUAD CITIES MULTI-MODAL STATION | MOLINE, ILLINOIS 15 03 PUBLIC-PRIVATE PARTNERSHIP

LOCAL CAPACITY

The public-private development team will have to partner to maximize the redevelopment potential of the O’Rourke Building and Site. The Multi-Modal Team has significant experience in structuring effective public-private partnerships (3P). The City of Moline has worked with Renew Moline and other civic partners to facilitate significant investment in both its downtown and nearby industrial-business areas. The public role in getting projects successfully to the finish line includes securing state and federal investment monies, land assemblage, responding to infrastructure needs, utilization of public and community incentives, regulatory relief, and creation of policies designed to assist investments with unique requirements. Renew Moline represents a joint venture between the public and private sectors charged with facilitating significant economic development investment in downtown Moline. This entity has helped to generate over $250,000,000 in development activity in Moline since 1989. City leadership will work in concert with the leadership from both Renew Moline and MetroLINK to assure a well-organized public- private packaging of the development program and resulting partnership to carry out the O’Rourke redevelopment. A similar effort was carried out with the planning and building of Centre Station.

PUBLIC SECTOR ROLE

In a statement, the public sector will participate in funding and building a state of the art multi-modal transit center that will create an expanded transit oriented development opportunity for the community and interested developers. A significant amount of the heavy lifting has already been accomplished by the public partners. In excess of 10 years of planning and fund solicitation has already taken place. This pre-development work has resulted in over $16 million secured for transit related improvements to the selected building and site. Additionally, site assembly in and around the site has taken place. Adjacent land will be available to meet needs associated with the transit center and private development.

Another potential role for the public sector will be to assist with the public improvements needed to improve access to this district and to make it more user friendly to both transit customers and the general public. Public investment and/or development incentives designed to assist in managing project risk or to assist in assuring all development objectives are realized will be discussed. In the event that public investment is requested, a thorough cost benefit and risk reward analysis will be conducted.

Summary of Key Multi-Modal Team Roles (Public Sector) • Securing & managing federal-state grant awards. • Assisting with needed land assembly. • Designing and building needed infrastructure and common area amenities. • Serving as ombudsperson on public regulatory and policy issues. • Public investment and incentives to assist with realizing specific community development objectives in event of documented project gap.

PRIVATE SECTOR ROLE

The Multi-Modal Team desires to identify a development partner to participate in the building of the multi-modal facility and to leverage this public investment into a full scale transit oriented development program. The development partner will be responsible for assuring that the development program for the O’Rourke Building and Site will serve as a catalyst for the proposed transit oriented district. More specifically, the development partner must bring significant experience in designing, budgeting, financing and implementing transit facilities and mixed-use developments. In addition, having adaptively redeveloped an historic building or developed in a historic district will be a plus. Experience in working with and managing federally financed developments is also important. It is hoped that the development partner will both assist with over all project management of the transit-related construction work and serve as the developer for the private investment which will occur on the O’Rourke site. The development partner must demonstrate that he can work with federal, state and local stakeholders in assuring respective requirements are satis-

16 QUAD CITIES MULTI-MODAL STATION | MOLINE, ILLINOIS PUBLIC-PRIVATE PARTNERSHIP 03

fied and all reporting and project objectives are realized. The development partner will be asked to provide evidence that he can secure the financing necessary to accomplish the private development objectives associated with the agreed to work program for the O’Rourke Building and Site.

Summary of Development Partner Roles (Private Sector) • Lead in establishing integrated development program which includes transit improvements and mixed-use development. • Provide knowledge and leadership in addressing federal, state, and local requirements associated with project and public sources of fund. • Serves as active and involved member of 3P Team from final planning thru project completion and management. • Active participant (to be defined) in accountability chain to assure on time-on budget outcome in implementing transit and mixed-use development objectives. • Secure necessary private sources of funds to complete mixed-use development improvements for O’Rourke Building and Site. • Successfully market and lease/sell the O’Rourke Building and Site.

KEY CHALLENGES FOR SUCCESSFUL PROJECT IMPLEMENTATION

The construction and opening of the Quad Cities Multi-Modal Facility is on an ambitious schedule. The first passengers will embark from the facility Fall 2014. The public sector has harnessed the key public stakeholders, the necessary funds and created a schedule to reach the finish line. The real estate transaction, final engineering, design and construction program must be defined in order to begin project execution. The three critical transaction activities associated with moving forward involve; property ownership, management of construction process, and property management. Prior to identifying a private sector partner, it will be difficult to determine what level of accountability will be assigned to either the private sector or public sector for each of these activities. The Quad Cities Multi-Modal Team prefers that most if not all the accountability for these three activities resides with the private sector (development partner). Further complicating the transaction is the requirement to define private development investment for the site.

In order to achieve the project schedule, which is essential, the Quad Cities Multi-Modal Team and the selected development partner must in short order define a deal structure that works for both the public stakeholders and the development partner. A strong, viable public private partnership must be established. The parties will have 3-4 months (June 2012-September 2012) to put a comprehensive development deal structure together. It is expected that the selected development partner will: establish working relationships with the Quad Cities Multi-Modal Team members; conduct necessary due diligence on property and development potential; establish a transit and mixed-use program; finalize a work program scope with Quad Cities Multi-Modal Team; identify and secure all funding sources required to support 1st phase development; and enter into a project agreement which addresses respective roles with property ownership, construction, and property management.

THE PUBLIC-PRIVATE PARTNERSHIP PROCESS

The redevelopment of the O’Rourke property by definition will be challenging and involve a complex process in order to complete. The fact that a host of public sector stakeholders, each with a distinct set of objectives and funding requirements, speaks for the need to carefully communicate and manage the redevelopment process. Add to this mix a private sector development partner that must assure that the ultimate product responds to the region’s market forces, if the overall outcome is to be successful.

The following exhibit suggests the possible structure for the O’Rourke Public-Private Partnership (3P) Redevelopment Process. The 3P will consist of the collection of public sector entities that comprise the “Multi-Modal Team”. At the very least this team will be made up of: the City of Moline, MetroLINK, and Renew Moline. The private sector partner will include the selected development partner and along with the funders and various professionals that are part of his team. Both the Multi-Modal Team and

QUAD CITIES MULTI-MODAL STATION | MOLINE, ILLINOIS 17 03 PUBLIC-PRIVATE PARTNERSHIP

O'ROURKE BUILDING 3P REDEVELOPMENT PROCESS

Multi-Modal Team Development Partner MetroLINK City of Moline To Be Determined thru Renew Moline SOQ Process - Jan-March 2012

Public Investment MMS Public-Private O'Rourke Development Prgm Transit Partnership (M-3P) Finalize Bldg Program Infra. & Amenities Integrate Transit/other devl. stnemevorpmI tnempoleveD tnempoleveD stnemevorpmI rentraP elor noitinifed tegduB dna ecnaniF Define Joint Work Program Full Sources & Uses Budget Transit Station Negoiate/Execute Project Execution scepS gnE & hcrA hcrA & gnE scepS tcejorP tnemeergA hsilbatsE noitcurtsnoc ssecorp Passenger Rail Agreement Manage construction activity Leasing and FF&E Property Mgmt

DBMT PROCESS (Design/Build Management team - facilitated by Renew Moline) sseleriW-I ;edulcni srebmeM srebmeM ;edulcni sseleriW-I QuaddauQ CitiesseitiC Multi-ModalladoM-itluM StationnoitatS United Health, John Deere, & MetroLINK & City of Moline, Catalyst TOD Redevelopment Project Development Partner

the Development Partner will be responsible for bringing specific development objectives, skill sets, resources and due diligence requirements to the 3P. The initial task will be to meld these components together into a redevelopment process that is well defined and clear on its collective mission. Once the respective objectives and capacity of the 3P Team has been defined, the work of crafting: a detailed public-private work program which assigns roles and responsibilities to each of the partners; a sound sources & uses budget reflecting the use of both public and private funds; the final design and construction process and timing; and finally a management program which addresses both the construction period and then the operations of the asset; must be completed. The establishment of the comprehensive O’Rourke Redevelopment Process (as summarized above) will likely take 3-6 months to complete. Partner and vendor role definition, project work program, securing public and private funds and defining how they will be utilized and finalizing all contracts and agreements that will allow the work to proceed will prove to be an involved and arduous process. The Multi-Modal Team will want to allocate sufficient time to complete this first critical step fully and well.

It will also be important that the 3P establish a communication program that assures that the redevelopment project is: monitored on a frequent basis; progress and work quality is assessed; that the work program is adjusted accordingly given new information and issues that arise; and these ongoing efforts result in an on time and on budget completion of the development project. This management process should not be confused with a design-build construction process. A Design/Build Management Team (DBMT) has been used successfully by Renew Moline in partnership with the City of Moline to provide focused and coordinated management and leadership assets to large scale community development projects. Two of the more significant projects benefit- ting from the DBMT approach are the John Deere Commons and Bass Street Landing. It is assumed that both the development partner and the Multi-Modal Team will have a representative that will be a part of the DBMT project management effort.

18 QUAD CITIES MULTI-MODAL STATION | MOLINE, ILLINOIS SECTION TECHNICAL2 REPORT

QUAD CITIES MULTI-MODAL STATION | MOLINE, ILLINOIS 19 20 QUAD CITIES MULTI-MODAL STATION | MOLINE, ILLINOIS TRANSIT/MULTI-MODAL04 OBJECTIVES AND DESCRIPTION

BACKGROUND

In furtherance of MetroLINK’s desire to provide the best possible public transit system for citizens of the Quad Cities Metropoli- tan area, MetroLINK is proceeding with the planning and development of a Multi-Modal Station. The MMS will be part of the adaptive re-use of the O’Rourke Building, a six-story, historic warehouse consisting of approximately 10,000 square feet per floor, located adjacent to the planned passenger rail tracks. The inclusion of transit when planning redevelopment projects provides assurances that people have a means and method for getting to and from the downtown area, as well as their workplaces and other locations within the community. This is a basic tenet of the “Unified Growth” and “Balanced Growth” principles of which MetroLINK is a strong supporter.

The Multi-Modal Station (MMS) has been identified as a key component of the planned redevelopment of the O’Rourke Build- ing, which is currently vacant. This planned multi-million dollar investment will provide greater access to the Chicago Metro- politan Area for both residents and visitors to the Quad Cities, as well as support the creation and retention of jobs for the entire community.

Together, the proposed MMS, combined with the existing Centre Station, create a complete intermodal transit hub offering passenger rail service, bus service, car and bike rental and public gathering space in a central downtown location along the Mississippi Riverfront. The project has implications beyond transit. The City and its partners have been working aggressively to leverage the station into a major transit-enhanced development project, catalyzing further economic benefits. See Section 07 for development scenarios that illustrate how the full site of 1.28 acres could be redeveloped into a multi-building development with a potential of 150,000 GFA or more.

PROJECT PARTNERS

Quad Cities MetroLINK - The Rock Island County Metropolitan Mass Transit District (MetroLINK) is a multi-city public transit system serving the Illinois Quad Cities Metropolitan area. MetroLINK carries approximately 3.5 million passengers annually, with over 50% of our passengers commuting to work. In addition, MetroLINK carries students, seniors, and disabled individuals.

MetroLINK is involved in several key projects in the community, including future passenger rail service to Chicago. In 2010, the City of Moline acquired a 6-story building adjacent to MetroLINK’s Centre Station for adaptive re-use as a passenger rail station and Multi-Modal Station. MetroLINK anticipates a growing number of passengers utilizing public transit services as the Illinois Quad Cities areas continue to grow and develop.

QUAD CITIES MULTI-MODAL STATION | MOLINE, ILLINOIS 21 04 TRANSIT/MULTI-MODAL OBJECTIVES AND DESCRIPTION

City of Moline – The City of Moline is located in Rock Island County, Illinois. With a population of approximately 46,000, it is one of the central communities that make up the “Quad Cities” region of 380,000 people (per 2010 Census), along with Rock Island, Illinois, and Bettendorf and Davenport, Iowa.

The City has implemented an on-going effort to revitalize its Downtown district since the 1990’s. Among the numerous investments made in the Downtown area include the 12,000 seat i wireless Center (formerly known as THE MARK), John Deere Pavil- ion and John Deere Commons, a Radisson and Stony Creek hotel, and several redevelopment areas including Bass Street Land- ing and historic 4th Avenue. A more complete summary of Downtown projects can be found on the City of Moline’s website.

Renew Moline – Renew Moline provides professional services with a primary focus on facilitating private land development investments in Downtown Moline, while helping to secure complementary public improvements. An emphasis remains on part- nering with the City of Moline to implement the Moline Centre Plan adopted in 2001. Much of the organization’s work is accomplished through close collaboration with City staff and elected officials, professional consultants, and regional economic development partners.

SUMMARY OF PAST STUDIES

A number of studies have been conducted on the potential of the multi-modal station and associated private development. These can be found on the Quad Cities MetroLINK website:

• Quad Cities Passenger Rail Schematic Concept “Green Line” Station (2010) • Quad Cities TOD + Intermodal Plan (2009)

Each of these studies shows conceptual development and build-out scenarios for the Multi-Modal Station site, as well as potential development opportunities on adjacent blocks. Those interested in submitting their qualifications for this project are encouraged to review these previous studies to understand previous planning and development analysis that has taken place on this site.

For more information about the planning behind High Speed Rail lines, the following studies are also available for reference:

• Moline-Rock Island Metropolitan Rail Study (2008) • Feasibility Report on Proposed Passenger Rail Services (2008) • Green Line Vision and Approach for the Chicago-Iowa City High Speed Intercity Passenger Rail Program (2009)

CENTRE STATION TRANSIT FACILITY (LEFT: FIRST FLOOR BUST TERMINAL; RIGHT: VIEW FROM O’ROURKE BUILDING SITE)

22 QUAD CITIES MULTI-MODAL STATION | MOLINE, ILLINOIS TRANSIT/MULTI-MODAL OBJECTIVES AND DESCRIPTION 04

FUNDING FOR MULTI-MODAL STATION

In 2011, the MetroLINK was granted $10 million from the Federal Transit Administration for the purpose of constructing the Quad Cities Multi-Modal Station. This was matched by a nearly $5 million grant by the State of Illinois, and $1.6 million from the City of Moline to fund the $16.6 million total cost of the station. The estimated allocation of these funds is listed below:

Site Acquisition: $1,313,000 Building Demolition & Relocation: $278,000 Site Demolition & Preparation: $100,000 New Construction: $2,366,000 1st Floor Renovation: $2,125,000 Contingency and Other New Construction: $4,190,000 Pedestrian Concourse: $450,000 Passenger Platform & Systems $650,000 Utility Relocation & site Restoration: $890,000 12th Street Plaza: $400,000 4th Avenue Station Plaza, Parking: $700,000 Owner’s Contingency: $1,349,900 Architecture & Engineering: $1,822,350 ______$16,634,250

RIDERSHIP PROJECTIONS

Ridership According to the two feasibility studies prepared by passenger rail in 2008 (one evaluating service between the Quad Cities and Chicago, and the other evaluating the extension of this service to Iowa City), the total passenger rail ridership between Chicago and Iowa City is approximately 187,000 spread out through the nine stations of the overall line. There are no available projections for any single station. This estimate assumes that new passenger rail service would include two daily round trips, with stops at the following locations: Chicago, LaGrange, Naperville, Plano, Mendota, Princeton, Geneseo, Quad Cities (Moline), and Iowa City. The route would run at 79 miles per hour, and no other passenger rail network or system improvements, other than those identified in the feasibility studies, would be in place. This ridership level is therefore the most conservative.

O’ROURKE BUILDING (LEFT: VIEW FROM NORTHWEST; RIGHT: VIEW FROM SOUTHEAST)

QUAD CITIES MULTI-MODAL STATION | MOLINE, ILLINOIS 23 04 TRANSIT/MULTI-MODAL OBJECTIVES AND DESCRIPTION

Based on this information, MetroLINK determined that projected Quad Cities ridership for passenger rail at startup should be assumed at 12,000 – 20,000 annual passenger movements. By 2030, ridership is expected to double to 24,000 – 40,000 annual passengers.

MetroLINK and Intercity Bus Ridership. The MetroLINK ridership for its bus system is very high (3.5 million passengers annually), with the hub of the entire system located in Centre Station, across the rail tracks from the Multi-Modal Station. In 2010, annual passenger movements (boardings and alightings) at Centre Station were estimated at 736,000. Once passenger rail and other modes are integrated into the station, passenger movements are anticipated to increase to over 2 million.

Commuter Rail Ridership The City of Moline has conducted a preliminary commuter rail feasibility study for service between Silvis, Illinois and Rock Is- land, Illinois. One station on this line is at Centre Station. However, neither corridor nor station ridership projections have been developed, nor is there enough information available at this time to estimate potential commuter rail ridership at Centre Station. Therefore, any space calculation for this mode has not been included. Based upon experience at other cities, commuter rail riders are unlikely to require much building space since most of these riders will arrive shortly before their train departs and will proceed straight to their boarding platform. However, in a TOD environment on-site commercial spaces and/or other passenger amenities may also serve adjoining properties and the district within which the station is located, and should be considered in the station planning.

STATION PROJECT SCHEDULE

November 22nd, 2011 – MetroLINK issues RFQ for Architectural & Engineering services for the Multi-Modal Station. March 2012 – MetroLINK to award contract for provision of A&E project design services March – August 2012 – MetroLINK and City of Moline work with selected firm to finalize design elements for MMS project. August 2012 – A&E Design completed: MetroLINK initiates bidding process. September 15th 2012 – Planned construction award date November 1st, 2012 – Planned construction start date October 31st, 2013 – Planned station construction completion 2014 – Passenger Rail expected

24 QUAD CITIES MULTI-MODAL STATION | MOLINE, ILLINOIS THE O’ROURKE BUILDING05 BASICS

The O’Rourke Building is a 6-story concrete and brick structure constructed in the early part of the 20th Century, and comprised of three distinct components. The main building, built in 1917, was originally designed as a warehouse, and is the largest historic structure in the immediate neighborhood. The building is currently used as a storage facility on the ground floor, with the upper levels unoccupied and vacant of materials at this time.

The main building has two smaller ancillary wings: a one-level structure to the east of the main building, constructed in a similar concrete structure, and a one-level loading dock/garage space to the west of the main building, constructed of a combination of steel and concrete. Both wings, according to City records, were added in 1950, at the time O’Rourke purchased the building. Because the additions were made before 1957, they may be considered historically significant.

Due to lack of consistent maintenance and intermittent occupation over the last several decades, the building suffers from some neglect and deterioration in the exterior surfaces, especially at windows and ground-floor openings. The roofs of the main building and the wings seem to be in good condition based on a cursory visual analysis.

The main building is approximately 80’ in width in the east-west direction, and 115’ in length in the north-south direction, resulting in a floor-plate of approximately 9,200 square feet. The structure of the building is a poured-in-place concrete frame throughout, with brick infill on all facades. The floor slabs were formed using traditional plank framing, resulting in an interesting decorative condition on the underside of the slabs. On the exterior façade at frame intersections, angled concrete protrusions and exposed steel reinforcing bars (rebar) indicate that the structure was designed for future expansion. Points at which the rebar protrude from the concrete frame may have caused some spalling and disintegration of the concrete. It is recommended that a detailed structural assessment be performed prior to renovation.

The column grid is estimated to be 16’ to 17’ on-center in both directions, resulting in a structural bay of approximately 250-290 square feet. This grid varies in the ancillary wings. The floor-to-floor height is estimated to be 12’ on the first floor and 10’ on the upper five floors. The first floor is raised approximately 4’ above the adjoining sidewalk, probably for ease of moving materials into and out of delivery vehicles. This condition impedes disabled access into the building.

Vertical circulation within the building consists of an operable service elevator of approximately 10’x12’ and a single stairway to all floors. Neither the stairway nor the service elevator meet current Americans with Disabilities Act (ADA) requirements, and will probably not meet current fire egress requirements.

QUAD CITIES MULTI-MODAL STATION | MOLINE, ILLINOIS 25 05 THE O’ROURKE BUILDING BASICS

EXISTING CONDITIONS - SITE PHOTOGRAPHS

The neighborhood context for the O’Rourke Building consists of one-and two-story structures that contribute to the historic value of the neighborhood. However, due to past demolition of some of these contributing buildings, the remaining historic structures are intermittently located within any one block, resulting in a discontinuous street-wall and historic fabric.

The O’Rourke Building has been designated a contributing structure to the Moline Downtown Commercial Historic District, which was added to the National Register of Historic Places in 2007. It is possible that historic tax credits could be applied to the redevelopment of the building, provided the proposed design meets Department of Interior historic preservation standards .

26 QUAD CITIES MULTI-MODAL STATION | MOLINE, ILLINOIS FIRST FLOOR DEVELOPMENT06 PROGRAM: THE O’ROURKE BUILDING

TRANSIT IMPROVEMENTS

A requirement for the receipt of federal matching funds is that a portion of the first floor of the O’Rourke Building must be -de voted to transit or transit-related uses. While the precise proportion of transit-related uses will be determined through a review of redevelopment proposals, a conceptual first floor plan is shown on the following page that generally meets passenger rail standards for a mid-size station.

Transit station functions are preliminarily defined here as possibly including the following: • Ticket office or ticket machine • Public ADA-accessible waiting area • Public ADA-accessible restrooms • Storage or baggage facilities • Crew room/office • Showers or changing rooms (to comply with GreenLine standards)

The size of these elements is not known at this time, and other functions may be defined as the station operation requirements are finalized. For additional information on this subject, it is recommended that interested parties consult “Passenger rail Station Program and Planning – Standards and Guidelines; Version 2.2; March 2008”.

TRANSIT-RELATED USES

Transit-related uses are defined as any function that supports the proposed transit and intermodal hub but is not directly related to the operation or function of the transit station itself. Transit-related uses should be able to be accessed and operate indepen- dently from the transit station, and may include: 1. Coffee Shops or Cafes 2. Gift Shops 3. Restaurants 4. Convenience Stores 5. Bookstores

A developer may propose other transit-related uses not listed here.

QUAD CITIES MULTI-MODAL STATION | MOLINE, ILLINOIS 27 06 FIRST FLOOR DEVELOPMENT PROGRAM: THE O’ROURKE BUILDING

DESIGN OF BUILDING FRONTAGE ON PUBLIC STREETS

All proposed renovations and new buildings within the project area must contribute to the creation of an active streetscape along 4th Avenue and 12th Street. The first floor uses of all buildings shall incorporate functions that contribute to an active sidewalk environment. While it is envisioned that the City of Moline will implement a comprehensive streetscape in the project area, development proposals must in turn support the creation of an active street environment and neighborhood. Uses within buildings that support an active street environment include retail, restaurants, cafes with outdoor seating, and lobby spaces with doors opening on the street. Office space and residential units may also contribute to an active street environment. Blank walls, parking, loading and/or storage functions are expressly discouraged along public streets, and should be located inter- nally within the parcel. If such uses are unavoidable, their presence should be minimized and extensive landscape or architectural screening should be provided along the street frontage. Successful bidders for the project should strive to eliminate all such uses on public streets.

LIFE-SAFETY ISSUES

While a comprehensive review has not been undertaken, it appears that the O’Rourke Building, as currently configured, does not meet modern code requirements for ingress, egress, life-safety, fire protection, or mechanical systems. The renovation and creation of appropriate code-related modifications should be a component of all proposals.

LANDSCAPE DISABLED ACCESS

HVAC TRANSIT EGRESS ENTRANCE STAIR

LOADING/ LOADING/ SERVICE SERVICE RESERVED FOR STATION USE

LANDSCAPE KITCHEN

RESTAURANT

RESTAURANT CORRIDOR PATIO 12TH STRET

LANDSCAPE EGRESS RETAIL STAIR ELEVATOR

CAFE 4TH PATIO COFFEE SHOP AVENUE ENTRANCE

4TH AVENUE

CONCEPTUAL O’ROURKE BUILDING FIRST-FLOOR PLAN (FOR ILLUSTRATIVE PURPOSES ONLY TO INDICATE RELATIONSHIP OF STATION USES AND NON-STATION USES) O’ROURKE BUILDING - FIRST-FLOOR LAYOUT

28 QUAD CITIES MULTI-MODAL STATION | MOLINE, ILLINOIS O’ROURKE SITE DEVELOPMENT07 OPPORTUNITIES

DESCRIPTION OF SITE

The proposed development parcel is triangular in shape, with a western edge (aligned generally north-south) parallel to 12th Street of approximately 250 feet in length, and a southern edge (aligned generally east-west) parallel to 4th Avenue of approximately 720 feet in length. The hypotenuse of the triangle is formed by the edge of the adjacent railroad right-of-way, and is approximately 750 feet in length.

The site area is approximately 113,000 square feet (2.6 acres) and is comprised of several parcels ranging from 12,000 to 54,000 square feet (see exhibit next page). One of the parcels is the existing rail easement, which must be preserved, resulting in a build- able site area of approximately 65,000 sf.

Two buildings currently exist on the site: the O’Rourke Building (with two ancillary wings), and a small abandoned repair shop on the far eastern end of the site, serving the former Rock Island Line that discontinued service 30 years ago. The total building coverage currently on the site is approximately 24%, with the remainder of the site a mix of intermittently maintained landscaped and paved surfaces.

The total constructed square footage on the site is estimated at approximately 73,000 square feet, for a floor-area ratio (FAR) of .65. There currently are no known as-built drawings of the buildings, nor is there a known site survey, so all quantities listed above should be considered estimates based on general site measurements and existing GIS data.

DEVELOPMENT ASSUMPTIONS

The following development assumptions have been defined for the project and the site:

1. The primary mission of the Quad Cities Multi-Modal development site is to serve as a vibrant mixed-use center, maximizing accessibility to the many opportunities available in the Quad Cities. It will serve as a mixed-use transit hub, taking advantage of existing and future transit-related investments.

2. The area around the Quad Cities Multi-Modal development site will be reconfigured to become more pedestrian-friendly. This shall be accomplished by narrowing adjacent streets and widening sidewalks, finalized through negotiations with the selected developer.

QUAD CITIES MULTI-MODAL STATION | MOLINE, ILLINOIS 29 07 O’ROURKE SITE DEVELOPMENT OPPORTUNITIES

Site

3. The Quad Cities Multi-Modal Site is in close proximity to many existing Downtown activity venues. This proximity should be maximized in order to capitalize its investment and development potential.

4. The Quad Cities Multi-Modal Site is physically near the Mississippi River with a river view; methods should be explored to enhance the River’s proximity and establish greater access to the river, in order to maximize the site’s investment/development potential, including those uses related to tourism and recreation.

5. The Quad Cities Multi-Modal Building will need significant façade improvements/enhancements in order to serve as an “iconic anchor” helping to activate the 4th Avenue and 12th Street area for future investment.

6. A priority will be to create a direct above-grade pedestrian connection from the new transit center to Centre Station, which has existing direct above–grade pedestrian access to the i wireless Center.

7. The Quad Cities Multi-Modal Center will attain at a minimum a LEED Silver status and the other building improvements must qualify for LEED certification.

8. The first floor of the Quad Cities Multi-Modal Building will serve both a transit need as well as host ancillary services, prefer- ably involving private sector opportunities, meeting the needs of transit passengers as well as the greater community.

9. The Quad Cities Multi-Modal Development Site is likely to host additional building improvements that will increase the development value of both the Quad Cities Multi-Modal Building and the site.

10. The Quad Cities Multi-Modal Site and surrounding area will need a parking and pedestrian management plan and parking improvements in order to accommodate the increased transit role and mixed-use investment. Assume this will be jointly developed with the private developer.

11. Both the transit center and adjacent new investment will be geared to serve the regional Quad Cities marketplace.

30 QUAD CITIES MULTI-MODAL STATION | MOLINE, ILLINOIS O’ROURKE SITE DEVELOPMENT OPPORTUNITIES 07

12. The upper floors of the existing building will be redeveloped by the private sector via a development agreement with the City of Moline.

13. Historic architectural features should be preserved and emphasized to an appropriate level.

SITE OPPORTUNITIES AND CONSTRAINTS

There are numerous opportunities and constraints affecting the site and future redevelopment. Opportunities include the following:

• Motivated civic partners, including the Quad Cities Chamber of Commerce, MetroLINK, and the Moline city government. • Potential to leverage transit-related investment to achieve cost-effective private improvements. • A site free of extensive development constraints. • Relatively minor known environmental liabilities. • A significant historic structure. • Proposed Multi-Modal Station will ensure future site activity. • Proximity to major entertainment, office, and hospitality venues. • Additional land controlled by City of Moline available. • Significant employee density.

Constraints include the following:

• Limited adjacent supporting development along 4th Avenue. • Lack of clear linkage to activity centers. • Lack of adjacent parking to serve site and future development. • Lack of an existing residential constituency to support extensive retail development. • Relatively unfriendly pedestrian environment due to over-scaled infrastructure.

Finally, Moline as a municipality benefits from numerous advantages that may prove attractive to developers, investors, tenants and future residents. These include:

• A relatively low cost-of-entry for developers, residents, or tenants. • Access to a primary recreation corridor, the Mississippi River. • A stable, family-oriented community. • Significant local capacity in establishing public/private partnerships. • A lack of innovative or interesting market offerings for office or residential space. • Major regional employers such as Kone and Deere.

COMMUNITY GOALS AND OBJECTIVES

The goals and objectives of the community include the following:

• Create an active streetscape supported by retail functions and eliminating land uses that negatively impact the streetscape experience. • Rebuild the neighborhood surrounding the project area, through strategic infill projects. • Avoid the creation of new, inappropriately-scaled infrastructure projects.

QUAD CITIES MULTI-MODAL STATION | MOLINE, ILLINOIS 31 07 O’ROURKE SITE DEVELOPMENT OPPORTUNITIES

• Create a pedestrian-friendly environment by narrowing streets, providing street furnishings and trees, providing safe street- crossings, and enhancing sidewalk designs. • Create new open spaces, plazas, parks, and other neighborhood amenities. • Enhance connectivity throughout the project area. • Offer a variety of parking options.

In support of these community goals and objectives, it is envisioned that the Moline Transit District will have the following elements:

• A future train station, with potential high-speed service to Chicago and points east. • A renewed streetscape. • Narrower adjacent streets and wider sidewalks, enhancing the pedestrian experience. • On-street parking. • A connection to the 5th Avenue Commercial District. • Links to the Mississippi recreational corridor. • Direct connections to the Centre Station. • New ground-floor retail or commercial uses. • Additional windows and façade improvements. • Enhanced connections to the i wireless Center and John Deere Commons.

SITE AND BUILDING OPTIONS

The proposed development options illustrated herein act as points of departure for redevelopment proposals for the site. They depict differing physical development solutions rather than specific land uses. The building volumes and footprints are designed to accommodate multiple land uses, including residential, retail, food-service, office, and general commercial. A discussion of potential land-use scenarios follows the description of the site options.

All options propose approximately 150,000 SF of gross floor area (GFA) on a site area of approximately 65,000 SF, resulting in a proposed floor-area ratio (FAR) between 2.3 and 2.5. In addition, all redevelopment options must provide a new multi-modal transit station (within and adjacent to the O’Rourke Building) that includes bike- and car-sharing, bus drop-offs, connecting sidewalks and bike trails and any other elements the City deems necessary to create a multi-modal hub. In addition, the selected developer shall provide a direct bridge link from the Multi-Modal Station to the John Deere Commons to the northeast. An alternate location for the open air bridge is from the O’Rourke Building to the Centre Station north of the tracks..

All redevelopment options incorporate the following common goals and attributes:

• Connect the site to the John Deere Pavilion to the northeast with a pedestrian bridge or some other pedestrian route. • Create achievable scenarios and maximize site potential. • Renovate the O’Rourke Building. • Leverage required rail-station requirements as a development asset. • Create spaces that have multiple functions, such as a station plaza that can be used for markets. • Utilize surrounding sites to provide parking for development. Promote redevelopment in neighboring properties. • City provides streetscape on 4th Avenue and 12th Street. • Widen sidewalks to create pedestrian-friendly streets. • Link to existing parking and Multi-Modal Station via bridge to north.

32 QUAD CITIES MULTI-MODAL STATION | MOLINE, ILLINOIS O’ROURKE SITE DEVELOPMENT OPPORTUNITIES 07

Option 1: Discrete Addition to O’Rourke Addition To O’Rourke + One New Building

RIVER DRIVE

Parking 12th St.

4th AVE 13th St.

This redevelopment option proposes two additions to the O’Rourke Building: one to the west of the current building and an addition of one level to the top of the current building. Complementing the O’Rourke expansion, a major new building is proposed to the east of the O’Rourke Building. The drop off for the Multi-Modal Station would be between the two buildings and consist of a European-style paved courtyard with decorative landscaping and fountains. Cars could drive onto this paved courtyard, while buses and other large vehicles would drop passengers off in a designated area on 4th Avenue. Other features of this development option include:

1. The O’Rourke Building renovated, with an addition to the west and a new 7th floor penthouse. 2. Primary rail station drop-off immediately to east of O’Rourke Building. 3. Large-footprint new building in center of site. 4. Surface parking to east of new building. 5. Parking below new building, site conditions permitting. 6. Retail or commercial in all street-facing spaces. 7. Secondary rail station drop-off to NW of O’Rourke Building. 8. On-street parking along all edges of site. 9. New building terminates 13th Street axis.

QUAD CITIES MULTI-MODAL STATION | MOLINE, ILLINOIS 33 07 O’ROURKE SITE DEVELOPMENT OPPORTUNITIES

Option 2: Two Additions To O’Rourke + One New Building

RIVER DRIVE

Parking 12th St.

4th AVE 13th St.

This redevelopment option proposes two additions to the O’Rourke Building, one to the west and one to the east, designed in a complementary style to the original building. East of the eastern addition would be a large intermodal vehicular drop-off area, designed for vehicular through-traffic. This drop off would open onto a large market plaza adjacent to the station platform. The market plaza could host weekly and monthly community events as well as accommodate large commuter traffic volumes. Other features of this development option include:

1. O’Rourke Building renovated, with multi-story addition to the west and to the east. 2. Primary rail station drop-off located in center of site, with short-term parking. 3. New building to east of rail drop-off. 4. Parking below new building, site conditions permitting. 5. Retail or commercial in all street-facing spaces. 6. Secondary rail station drop-off to NW of O’Rourke. 7. On-street parking along all edges of site. 8. New clock tower terminates 13th Street. 9. Potential use of rail-station plaza for weekend markets.

Note: If it were deemed feasible to build the new O’Rourke additions over and incorporating the existing historic additions, this option might preserve the possible use of historic tax credits (see Section 08).

34 QUAD CITIES MULTI-MODAL STATION | MOLINE, ILLINOIS O’ROURKE SITE DEVELOPMENT OPPORTUNITIES 07

Option 3: No Additions To O’Rourke + Two New Buildings

RIVER DRIVE

Parking 12th St.

4th AVE 13th St.

This redevelopment option proposes two new structures with no additions to the O’Rourke Building. The O’Rourke Building would be restored to its original exterior condition. The two new buildings would be aligned with 4th Avenue, and could accommodate multiple functions. In this option there would be no portion of the site dedicated exclusively to multimodal drop-off. Rather it is proposed that the multi-modal platform and station area be seamlessly integrated into the entire development, with passenger drop of at curb-side. This strategy allows the majority of the site to be used for development, increasing the economic viability of the project. In this option, a series of retail passageways, courtyards, and plazas would create a distinctive transit hub that is closely integrated with the building functions. Other features of this development option include:

1. O’Rourke Building renovated. 2. Primary rail station access provided through “retail alley” east of O’Rourke Building. 3. New building to east of O’Rourke Building. 4. Parking below new building, site conditions permitting. 5. Retail or commercial in all street-facing spaces. 6. Secondary rail station drop-off to NW of O’Rourke Building. 7. On-street parking along all edges of site. 8. New clock tower terminates 13th Street. 9. Potential use of rail-station plaza for weekend markets.

QUAD CITIES MULTI-MODAL STATION | MOLINE, ILLINOIS 35 07 O’ROURKE SITE DEVELOPMENT OPPORTUNITIES

LAND USE SCENARIOS

Regardless of the final disposition of development on the site, there are several land-use scenarios that could apply to any development option. It is recommended that successful development proposals will incorporate aspects of the scenarios below:

Scenario 1: Office Commercial space, primarily defined by office uses, would occupy the upper five floors of the O’Rourke Building, which would be renovated with a larger stair and utility core. With a compact 7500 square-foot floor-plate, these offices would need to be marketed as relatively unique commercial properties. As such, they would need some additional defining amenity to establish differentiation in the marketplace. Small tenants, such as professional offices, could occupy partial floors, while larger tenants make take a full floor or multiple floors. The building would be attractive to users seeking a property with good automobile access, large contiguous space, and unique historic character. The property may be attractive to tenants such as architects, advertising firms, medical-related professionals or other types of firms not requiring Class-A space.

Scenario 2: Residential Residential development should be considered an appropriate use for the site. Due to the proximity to several major employers and attractions within a 10-20 minute walk, young professionals, young families, retirees and empty-nesters may view the location as very desirable. The uniqueness of the property, as expressed by open loft-style units, could prove to have significant market differentiation. An assessment would need to be made as to the availability of competing offerings in the Downtown, and a realistic residential pro-forma prepared. To succeed as residential, additional improvements would need to be made such as parking, provision of balconies or outdoor space, extra security within the site and building, and some noise mitigation.

Scenario 3: Special Use Depending on Downtown Moline’s long-range plans, a special use for the building and site should be evaluated. A unique market segment may be addressed through the proper redevelopment of the site, a segment which heretofore has been ignored or neglected within the Downtown area. Special uses may include, but are not limited to: cultural amenities such as theaters or performance spaces; flex-office or back-office; live-work spaces; community-based functions such as trade-schools or retraining programs; craft breweries or specialty food-service functions; nightclubs or entertainment uses; educational functions; and/or governmental services. The precise nature of these special uses may be determined by studying long-term market and demographic trends occurring in Downtown.

Scenario 4: Mixed-Use A mixed-use scenario for the site and building involves identifying two to three complementary land uses that in isolation may not be commercially viable yet when combined create a realistic re-development scenario. Typical mixed-use redevelopments usually include ground-floor commercial spaces combined with office and/or residential uses on the upper floors. Code requirements may limit some mixed-use options, but typically these requirements can be met through creative distribution of differing land uses on the site. A third, complementary land use should be identified to create a unique marketing identity. This may include a major attractor for the site such as a green or organic market or the proposed transit hub. The goal of any commercially-viable mixed-use development is to create enough critical mass and activity in and around the site such that each use is adequately supported by patrons of adjoining uses.

36 QUAD CITIES MULTI-MODAL STATION | MOLINE, ILLINOIS O’ROURKE SITE DEVELOPMENT OPPORTUNITIES 07

NEW PUBLIC SPACES ADD VALUE TO DEVELOPMENT; ROCKVILLE, MD CIVIC MARKET

CONTEXT-SENSITIVE MIXED-USE BUILDING; CHICAGO, IL ACTIVE GROUND-FLOOR RETAIL; ROCKVILLE, MD

LOFT RESIDENTIAL; CHICAGO, IL CONVERTED WAREHOUSE TO INSTITUTIONAL USE; SYRACUSE, NY

QUAD CITIES MULTI-MODAL STATION | MOLINE, ILLINOIS 37 07 O’ROURKE SITE DEVELOPMENT OPPORTUNITIES

RIVER DRIVE

TRANSIT CENTER STREET TH 12 SITE AREA

O’ROURKE BUILDING

OTHER EXISTING BUILDINGS ON SITE

4TH AVENUE

NORTH

• Total Site Area = 113,816 sf

• Area A = 43,137 sf

• Area B = 12,608 sf

• Area C = 58,070 sf

RIVER DRIVE • Building coverage = 27,370 sf

• Percent site coverage = 24%

TRANSIT CENTER • Total Built Area = 73,370 sf

• FA R = 0.6 STREET TH

12 C AREA A A B AREA B AREA C – RAIL EASEMENT

4TH AVENUE DEVELOPMENT AREA = + 65,000 sf

NORTH

EXISTING CONDITIONS

38 QUAD CITIES MULTI-MODAL STATION | MOLINE, ILLINOIS O’ROURKE SITE DEVELOPMENT OPPORTUNITIES 07

REDEVELOPMENT OPTION 1: AERIAL VIEWS

REDEVELOPMENT OPTION 2: AERIAL VIEWS

QUAD CITIES MULTI-MODAL STATION | MOLINE, ILLINOIS 39 07 O’ROURKE SITE DEVELOPMENT OPPORTUNITIES

DEVELOPMENT OPTION 1

RIVER DRIVE

Bridge (Secondary location) Parking Clock Tower

Bridge Drop- (Preferred location) off Stairs Platform Service

1A 2 Service 1

Bus Stop 4th AVE Parking

Opportunity site Parking 12th St. 13th St.

DETAILED SITE PLAN

DASHED LINE INDICATES 2-3 MINUTE WALK FROM SITE

The i wireless Center

Radisson on the Commons

RIVER DRIVE

Centre Station United HealthCare

The John Deere Pavilion and Store

Building 1 4th AVE O’Rourke Building Building 1A Addition

Building 2

Existing

St. St. St. St. Parking th th th th 12 13 14 15 Opportunity Site

th 5 AVE Existing Building

CONTEXT PLAN

40 QUAD CITIES MULTI-MODAL STATION | MOLINE, ILLINOIS O’ROURKE SITE DEVELOPMENT OPPORTUNITIES 07

DEVELOPMENT OPTION 1 MOLINE TRANSIT REDEVELOPMENT

OPTION 1 PRKNG PRKNG FLOOR L W AREA # FLOORS TOTAL GFA PROBABLE USE REQD PRVD BUILDING 1 (O'ROURKE BUILDING) 1 115 80 9,200 1 9,200 COMMERCIAL 18 2-6 115 80 9,200 5 46,000 OFFICE OR RESIDENTIAL 46 7 80 80 6,400 1 6,400 OFFICE OR RESIDENTIAL 6 BSMNT 115 80 9,200 UNASSIGNED TOTAL, BUILDING 1 61,600 0

BUILDING 1A (ADDITION) 1 50 38 1,900 1 1,900 COMMERCIAL 4 2-4 50 38 1,900 3 5,700 OFFICE OR RESIDENTIAL 6 5-7 50 38 1,900 3 5,700 OFFICE OR RESIDENTIAL 6 BSMNT 50 38 1,900 UNASSIGNED TOTAL, BUILDING 1 A 13,300 0

BUILDING 2 1 80 205 16,400 1 16,400 COMMERCIAL 33 2-5 80 205 16,400 4 65,600 OFFICE OR RESIDENTIAL 66 6 35 205 7,175 1 7,175 OFFICE OR RESIDENTIAL 7 BSMNT PARKING 52 TOTAL, BUILDING 2 89,175

TOTAL GFA, THIS OPTION 164,075 192 52 TOTAL SITE AREA (Parcel A + Parcel B + 8971 sf of railroad parcel) 64,716 FLOOR/AREA RATIO 2.54 TOTAL COMMERCIAL, THIS OPTION 27,500

OPTION 2 PRKNG PRKNG FLOOR L W AREA # FLOORS TOTAL GFA PROBABLE USE REQD PRVD BUILDING 1 (O'ROURKE BUILDING) 1 115 80 9,200 1 9,200 COMMERCIAL 18 2-6 115 80 9,200 5 46,000 OFFICE OR RESIDENTIAL 46 BSMNT 115 80 9,200 UNASSIGNED TOTAL, BUILDING 1 55,200 0

BUILDING 1A (ADDITION) 1 72 38 2,736 1 2,736 COMMERCIAL 5 2-5 72 38 2,736 4 10,944 OFFICE OR RESIDENTIAL 11 6 50 38 1,900 1 1,900 OFFICE OR RESIDENTIAL 2 BSMNT 72 38 2,736 UNASSIGNED TOTAL, BUILDING 1 A 15,580 0

BUILDING 1B (ADDITION) 1 72 90 6,480 1 6,480 COMMERCIAL 13 2-5 72 90 6,480 4 25,920 OFFICE OR RESIDENTIAL 26 6 50 90 4,500 1 4,500 OFFICE OR RESIDENTIAL 5 BSMNT 72 90 6,480 PARKING 19 TOTAL, BUILDING 1 B 36,900

BUILDING 2 1 55 200 11,000 1 11,000 COMMERCIAL 22 2-3 55 200 11,000 2 22,000 OFFICE OR RESIDENTIAL 22 4 40 200 8,000 1 8,000 OFFICE OR RESIDENTIAL 8 BSMNT 55 200 11,000 PARKING 28 TOTAL, BUILDING 2 41,000

TOTAL GFA, THIS OPTION 148,680 178 47 TOTAL SITE AREA (Parcel A + Parcel B + 8971 sf of railroad parcel) 64,716 FLOOR/AREA RATIO 2.30 TOTAL COMMERCIAL, THIS OPTION 29,416

OPTION 3 PRKNG PRKNG FLOOR L W AREA # FLOORS TOTAL GFA PROBABLE USE REQD PRVD BUILDING 1 (O'ROURKE BUILDING) 1 115 80 9,200 1 9,200 COMMERCIAL 18 2-6 115 80 9,200 5 46,000 OFFICE OR RESIDENTIAL 46 BSMNT 115 80 9,200 UNASSIGNED TOTAL, BUILDING 1 55,200 0 PRELIMINARY MASSING DIAGRAM BUILDING 2 1 70 180 12,600 1 12,600 COMMERCIAL 25 2-5 70 180 12,600 4 50,400 OFFICE OR RESIDENTIAL 50 6 35 180 6,300 1 QUAD CITIES6,300 MULTI-MODALOFFICE OR STATIONRESIDENTIAL | MOLINE,6 ILLINOIS 41 BSMNT 70 180 12,600 PARKING 32 TOTAL, BUILDING 2 69,300

BUILDING 3 1 55 160 8,800 1 8,800 COMMERCIAL 18 2-3 55 160 8,800 2 17,600 OFFICE OR RESIDENTIAL 18 4 30 80 2,400 1 2,400 OFFICE OR RESIDENTIAL 2 BSMNT 52 170 8,840 PARKING 22 TOTAL, BUILDING 3 28,800

TOTAL GFA, THIS OPTION 153,300 120 54 TOTAL SITE AREA (Parcel A + Parcel B + 8971 sf of railroad parcel) 64,716 FLOOR/AREA RATIO 2.37 TOTAL COMMERCIAL, THIS OPTION 30,600 07 O’ROURKE SITE DEVELOPMENT OPPORTUNITIES

DEVELOPMENT OPTION 2

RIVER DRIVE

Bridge Parking (Secondary location)

Clock Bridge Tower Drop- (Preferred location) off Stairs Platform Temporary Service Market Stalls

1 1A 1B 2

Bus Stop 4th AVE Parking 12th St. 13th St.

DETAILED SITE PLAN

DASHED LINE INDICATES 2-3 MINUTE WALK FROM SITE

The i wireless Center

Radisson on the Commons

RIVER DRIVE

Centre Station United HealthCare

The John Deere Pavilion and Store

Building 1 O’Rourke 4th AVE Building Building 1A Addition Building 1B Addition

Building 2

St. St. St. St. Existing th th th th Parking 12 15 13 14 Opportunity Site 5th AVE Existing Building

CONTEXT PLAN

42 QUAD CITIES MULTI-MODAL STATION | MOLINE, ILLINOIS MOLINE TRANSIT REDEVELOPMENT

BUILDING 2 1 80 205 16,400 1 16,400 COMMERCIAL 33 2-5 80 205 16,400 4 O’ROURKE65,600 SITEOFFICE DEVELOPMENT OR RESIDENTIAL OPPORTUNITIES66 07 6 35 205 7,175 1 7,175 OFFICE OR RESIDENTIAL 7 BSMNT PARKING 52 TOTAL, BUILDING 2 89,175

TOTAL GFA, THIS OPTION 164,075 192 52 TOTAL SITE AREA (Parcel A + Parcel B + 8971 sf of railroad parcel) 64,716 DEVELOPMENTFLOOR/AREA OPTION RATIO 2 2.54 TOTAL COMMERCIAL, THIS OPTION 27,500

TOTAL GFA, THIS OPTION 148,680 178 47 TOTAL SITE AREA (Parcel A + Parcel B + 8971 sf of railroad parcel) 64,716 FLOOR/AREA RATIO 2.30 TOTAL COMMERCIAL, THIS OPTION 29,416

BUILDING 2 1 70 180 12,600 1 12,600 COMMERCIAL 25 2-5 70 180 12,600 4 50,400 OFFICE OR RESIDENTIAL 50 6 35 180 6,300 1 6,300 OFFICE OR RESIDENTIAL 6 BSMNT 70 180 12,600 PARKING 32 TOTAL, BUILDING 2 69,300

BUILDING 3 1 55 160 8,800 1 8,800 COMMERCIAL 18 2-3 55 160 8,800 2 17,600 OFFICE OR RESIDENTIAL 18 4 30 80 2,400 1 2,400 OFFICE OR RESIDENTIAL 2 BSMNT 52 170 8,840 PARKING 22 TOTAL, BUILDING 3 28,800

TOTAL GFA, THIS OPTION 153,300 120 54 TOTAL SITE AREA (Parcel A + Parcel B + 8971 sf of railroad parcel) 64,716 FLOOR/AREA RATIO 2.37 TOTAL COMMERCIAL, THIS OPTION 30,600

PRELIMINARY MASSING DIAGRAM

QUAD CITIES MULTI-MODAL STATION | MOLINE, ILLINOIS 43 07 O’ROURKE SITE DEVELOPMENT OPPORTUNITIES

DEVELOPMENT OPTION 3

RIVER DRIVE

Bridge Parking (Secondary location)

Temporary Market Stalls Clock Bridge Tower Drop- (Preferred location) off Stairs Platform Service

1 2 3

Bus Stop Parking 4th AVE 12th St. 13th St.

DETAILED SITE PLAN

DASHED LINE INDICATES 2-3 MINUTE WALK FROM SITE

The i wireless Center

Radisson on the Commons

RIVER DRIVE

Centre Station United HealthCare

The John Deere Pavilion and Store

Building 1 4th AVE O’Rourke Building Building 2

Building 3

Existing

St. St. St. St. Parking th th th th 12 13 14 15 Opportunity site

5th AVE Existing Building

CONTEXT PLAN

44 QUAD CITIES MULTI-MODAL STATION | MOLINE, ILLINOIS MOLINE TRANSIT REDEVELOPMENT

BUILDING 2 1 80 205 16,400 1 16,400 COMMERCIAL 33 2-5 80 205 16,400 4 65,600 OFFICE OR RESIDENTIAL 66 6 35 205 7,175 1 7,175 OFFICE OR RESIDENTIAL 7 BSMNT PARKING 52 TOTAL, BUILDING 2 89,175

TOTAL GFA, THIS OPTION 164,075 192 52 TOTAL SITE AREA (Parcel A + Parcel B + 8971 sf of railroad parcel) 64,716 FLOOR/AREA RATIO 2.54 TOTAL COMMERCIAL, THIS OPTION 27,500

BUILDING 2 1 55 200 11,000 1 11,000 COMMERCIAL 22 2-3 55 200 11,000 2 O’ROURKE22,000 SITEOFFICE DEVELOPMENT OR RESIDENTIAL OPPORTUNITIES22 07 4 40 200 8,000 1 8,000 OFFICE OR RESIDENTIAL 8 BSMNT 55 200 11,000 PARKING 28 TOTAL, BUILDING 2 41,000

TOTAL GFA, THIS OPTION 148,680 178 47 TOTAL SITE AREA (Parcel A + Parcel B + 8971 sf of railroad parcel) 64,716 DEVELOPMENTFLOOR/AREA OPTION RATIO 3 2.30 TOTAL COMMERCIAL, THIS OPTION 29,416

BUILDING 3 1 55 160 8,800 1 8,800 COMMERCIAL 18 2-3 55 160 8,800 2 17,600 OFFICE OR RESIDENTIAL 18 4 30 80 2,400 1 2,400 OFFICE OR RESIDENTIAL 2 BSMNT 52 170 8,840 PARKING 22 TOTAL, BUILDING 3 28,800

TOTAL GFA, THIS OPTION 153,300 120 54 TOTAL SITE AREA (Parcel A + Parcel B + 8971 sf of railroad parcel) 64,716 FLOOR/AREA RATIO 2.37 TOTAL COMMERCIAL, THIS OPTION 30,600

PRELIMINARY MASSING DIAGRAM

QUAD CITIES MULTI-MODAL STATION | MOLINE, ILLINOIS 45 46 QUAD CITIES MULTI-MODAL STATION | MOLINE, ILLINOIS SUSTAINABLE DEVELOPMENT08 GOALS

COMMUNITY SUSTAINABILITY GOALS

The Quad Cities Multi-Modal Development project is intended to act as a catalyst to position the Moline Downtown central business district as a civic and recreational hub for the region. It is an integral component of the Quad Cities Transit-Oriented Development Plan, or TOD, and an important contributor in the transformation of Moline’s riverfront into a focal point for tech- nology, innovation, energy efficiency, and river restoration. This development opportunity is highly consistent with — and has benefited significantly from — the goals of the US EPA relating to Sustainable Communities and its Green Historic Preservation Initiative. Additionally, it is an essential component of the GreenLine Vision and Approach for the Chicago-Iowa City Intercity Passenger Rail Program (www.iowadot.gov/iowarail/application/greenline.pdf)to promote environmental stewardship, community enhancement, and economic growth.

In keeping with these goals, an important development objective of the Quad Cities Multi-Modal Development project is attain- ing U.S. Green Building Council (USGBC) Leadership in Energy and Environmental Design (LEED®) certification.

TIGER II GRANT - LEED REQUIREMENTS

MetroLINK is the recipient of $10 million in funding for the Quad Cities Multi-Modal Station Development project via a TIGER II grant received from the Federal Transit Administration in the fall of 2011. Per grant terms, the Moline Multimodal project (defined by the Tiger II term sheet as the 1st floor of the O’Rourke Building, plus private development of floors 2 through 6 and any building additions) will incorporate sustainability components in an effort to attain LEED Silver certification at a minimum, while striving to achieve Gold certification. LEED Silver certification requires the achievement of 50 LEED points out of a possible 110 points. Gold Certification requires the achievement of 60 points. Analysis by the Project Team, specifically Delta Institute’s work, indicates that LEED Silver certification appears to be an achievable and rational goal.

LEED CERTIFICATION SYSTEM

The entire gross floor area of a LEED project must be certified under a single rating system and is subject to all pre-requisites and attempted credits in that rating system, regardless of a mixed construction or space usage type. Consequently, the development of the O’Rourke Building in its entirety must be certified under only one of the 4 primary LEED rating systems namely: New Construction, Core and Shell, Commercial Interiors or Existing Buildings. Two possible rating systems lend themselves to the varied development aspects of the O’Rourke Building:

QUAD CITIES MULTI-MODAL STATION | MOLINE, ILLINOIS 47 08 SUSTAINABLE DEVELOPMENT GOALS

• The Multi-Modal station will be developed through adaptive reuse of the first floor of the historic O’Rourke Building. This development will necessitate a complete interior fit out of the space to allow for Passenger rail ticketing, food service, waiting areas, restrooms, and other station amenities. The LEED New Construction rating system is applicable for this aspect of the development.

• Floors 2 through 5 of the O’Rourke Building will be developed for either commercial or residential private use with interior fit out of leased space left predominantly to the building tenants. LEED Core and Shell is the appropriate rating system for development of floors 2 through 5.

Based upon a review of the USGBC Rating System Guidance June 1, 2011, the “40/60 rule of thumb” necessitates that since the Core and Shell rating system is appropriate for more than 60% of the total gross floor area of the O’Rourke development, that Core and Shell should be the rating system under which to seek certification.

It is possible that based upon the specific development design created for this project that the rating system could shift to New Construction. However, the LEED Core & Shell and LEED New Construction rating systems are very similar with differences affecting only a small number of credits.

LEED CORE & SHELL PRE-REQUISITES AND CREDITS

Under the Core & Shell rating system the following 8 LEED pre-requisites will need to be obtained in 5 LEED credit categories: Sustainable sites • Construction Activity Pollution Prevention

Water Efficiency • Water Use Reduction – 20% Reduction

Energy & Atmosphere • Fundamental Commissioning of Building Energy Systems • Minimum Energy Performance • Fundamental Refrigerant Management

Materials & Resources • Storage and Collection of Recyclables

Indoor Air Quality • Minimum Indoor Air Quality Performance • Environmental Tobacco Smoke Control

The 50 needed points toward Silver Certification (or 60 points toward Gold Certification) may then be obtained in these same 5 categories plus 2 additional categories: • Innovation in Design • Regional Priorities

LEED Core & Shell credit categories are briefly described as follows: Sustainable Sites Credits pertain to environmental concerns related to the building landscape, hardscape, and exterior building issues i.e. proximity to transportation and neighborhoods, storm water design, light pollution prevention, and mitigating the heat island effect. Many of the credits in this category are typically pursued for an urban redevelopment project because they are usually required by the jurisdictional authorities as part of the development permitting and environmental review approvals.

48 QUAD CITIES MULTI-MODAL STATION | MOLINE, ILLINOIS SUSTAINABLE DEVELOPMENT GOALS 08

Water Efficiency Credits relate to the reduction of water usage in the building and for landscaping.

Energy & Atmosphere Credits are concerned with reducing energy usage through installation and use of energy efficient equipment, renewable energy technologies, extensive measuring and verification, and enhanced commissioning. (Commissioning is an extensive process to verify that planned energy related systems are properly incorporated in design and construction documents, and are installed and calibrated and perform to the owner’s project requirements.)

Materials & Resources Credits relate to the reuse of building materials, the recycling of construction waste, and the use of building materials with significant recycled content, or containing regional and/or renewable materials.

Indoor Air Quality Credits pertain to achieving adequate and improved ventilation, the use of low VOC emitting internal building materials, daylighting, and thermal comfort.

Innovation in Design Credits are achieved for exhibiting exemplary performance for certain credits, i.e. achieving better results than required by certain credits.

Regional Priorities LEED projects will be able to earn “bonus points” for implementing green building strategies that address the important environmental issues facing their region. Four regional priority credits are possible in the Moline area.

PRELIMINARY LEED CORE & SHELL ANALYSIS

A preliminary analysis of basic project characteristics of the Multi-Modal development site and the O’Rourke Building itself suggests that the project lends itself most easily to achievement of LEED Core & Shell credits in the Sustainable sites, Materials & Resources, and Indoor Air Quality credit areas. However, the preliminary analysis identified 46 LEED credit points spread across all 7 categories as being “likely” for this project. (Additional detail regarding specific credits identified as “likely” is provided in Attachment 1) :

* A designation of “likely” does not equate to a guarantee of achievement of the identified credit, only that the preliminary analysis recognized the difficulty level for achievement of the credits was comparatively low. ** Excludes 4 credit points suggested by Delta as unlikely to be obtained.

QUAD CITIES MULTI-MODAL STATION | MOLINE, ILLINOIS 49 08 SUSTAINABLE DEVELOPMENT GOALS

The preliminary analysis was based only on a review of basic project characteristics. Pursuit of design specific development choices will allow the project team to obtain additional points (out of the above 60 points identified as possible) in selected credit categories to achieve LEED Silver or Gold certification. Per the GreenLine Vision and Approach, implementation of the following strategies is encouraged to obtain LEED certification:

• Utilities using “clean energy” • Renewable Energy (Solar panels, Wind turbines) • Green Roof • Permeable paving • Solar lighting or controls • Storm water management • Sustainable landscapes • Water conservation • Recycling of all waste • Maximization of indoor air quality • Interior greenscape • Environmentally friendly cleaners and degreasers

LEED DESIGN CHOICE CONSIDERATIONS

An early review of credit requirements will enable the development team to maximize the number of successfully pursued credits, while creating an efficient and cost effective development approach. While recommendation of design-based choices for the achievement of LEED credits was beyond the scope of the preliminary analysis conducted, certain common design challenges which may affect feasibility and constructability, are discussed below and should receive due consideration by the project development team when selecting LEED credits to pursue. Additionally, as part of the master planning development process, areas of environmental impact usually need to be avoided. Early agency contact to determine and confirm setbacks and specific areas to avoid is critical and will streamline later phases of project development.

EXTERNAL LOGISTICS

External logistics may include (but are not limited to) constraints in areas such as local zoning requirements, proximity of municipal facilities, physical space limitations, and/or historical guidelines that may or may not be within the project team’s control.

• Example: To achieve the Alternative Transportation Parking Capacity credit under Sustainable sites, parking capacity must meet but not exceed local zoning requirements.

• Example: The square footage of available (or allowable) open space surrounding the O’Rourke Building must be taken into consideration when contemplating whether or not to pursue the site Development – Maximize Open Space credit under Sustainable sites.

• Example: The proximity to a municipal treatment center may affect the availability of non- potable water and the ability to obtain the 2 points for the Innovative Wastewater Technologies credit under Water Efficiency for a 50% reduction of potable water.

50 QUAD CITIES MULTI-MODAL STATION | MOLINE, ILLINOIS SUSTAINABLE DEVELOPMENT GOALS 08

• Example: Specific tenant operations and service vehicle requirements are generally not known during project development. Site planning should consider potential conflicts between service traffic and pedestrians/ bicycles for all potential uses.

• Example: The O’Rourke Building is a contributing structure to the historic character of the area. Consequently, the guidance of the National Park Service Illustrated Guidelines for Rehabilitating Historic Buildings Secretary of Interior Standards for Rehabilitation and the Moline Centre Design Guidelines should be taken into account during design and construction.

COST/BUDGET

The achievement of some credits will require higher allocation of funding and increase the development budget more than other credits. Credits can be divided into three categories:

Lower Cost – Costs driven primarily by market based premiums i.e. additional cost associated with purchasing recycled content material. Achievement of credit will likely involve few technical design or process considerations.

Moderate Cost – Costs typically driven by some technical/design considerations and the creation and implementation of processes i.e. Construction Waste Management plan to create appropriate documentation and retain verification records for waste salvage and or recycling.

Higher Cost – Costs heavily driven by technical design considerations.

• Example: Using basic project and site characteristics and assumptions, the 53 credits and the associated 110 total points in the 7 Core & Shell credit categories can be preliminarily divided into lower cost, moderate cost and higher cost categories as follows:

* In the Core & Shell rating system point distribution by credits can range from 1 point for a given credit up to as many as 6 points for a given credit. ** Cost will be dependent upon which credit the Innovation in Design credit is tied to.

QUAD CITIES MULTI-MODAL STATION | MOLINE, ILLINOIS 51 08 SUSTAINABLE DEVELOPMENT GOALS

Furthermore, of the 46 points Considered as “Likely”, the preliminary cost distribution may be as follows:

• Example: Pedestrian access/ connectivity is critical to an urban redevelopment both within the project and outside the boundaries at connection points to adjacent uses. Unanticipated costs that should be identified and quantified while master planning include replacement of pavement that is deemed unsound or aesthetically unpleasing, and repair or replacement of existing sidewalks that are in poor condition or are not wide enough to accommodate both pedestrians and bicycles. Also, design of safe on-grade rail crossing facilities for pedestrians and measures to discourage crossing at unmarked locations in an urban setting can be challenging and costly. Early concept development can minimize significant impacts to the site plan and associated costs.

• Example: The choice of materials for hardscape and paved areas can impact a developer’s initial costs as well as the costs of on-going maintenance. Colored concrete, pavers, bituminous pavement, stamped concrete, turf-block and other well known or new materials each have different advantages and disadvantages. Considerations when determining the type of materials to use include whether the specific area will be plowed, if maintenance will be the responsibility of the city or developer, initial project budget, and if the area is required to meet bicycle friendly and accessible criteria.

LEAD TIME/PLANNING

To achieve some LEED credits, it may be necessary for the project team to begin planning very early in the design phase so that processes and procedures are in place well in advance to implement activities when needed. The most efficient strategy to include LEED into the design process is to initiate an Integrated Design Process. Integrated Design is a collaborative method for building design that emphasizes a “whole building” design approach. More about Integrated Design concepts can be found at the National Institute of Building Sciences Whole Building Design Guide (http://www.wbdg.org/).

• Example: To achieve the Recycled Content credit under Materials & Resources, it may be necessary for the design and construction team to research product lines, establish relationships with suppliers, and set up appropriate purchase contracts many months in advance of delivery and installation of materials.

• Example: Incorporation of vegetated open space opportunities within the site typically includes future maintenance and irri- gation costs. Strategic site planning can increase plant survival expectations and reduce maintenance costs with appropriate plant and surfacing material choices, and by designing planter areas to minimize susceptibility to pedestrian traffic and dry conditions. Hardscape areas can be designed to facilitate water use reduction with water efficient landscaping and re-use of rainwater where appropriate.

• Example: A typical reuse strategy on redevelopment sites includes the removal and crushing of on-site concrete and bituminous material and reuse in fill for contamination mitigation and pavement base courses. This strategy significantly reduces the costs of hauling site waste to a dump site, paying dump fees, and unnecessary landfill use. Alternatively, excess crushed waste pavement materials are many times in demand on other construction projects and can be sold or offered at no cost if they are hauled away by others.

52 QUAD CITIES MULTI-MODAL STATION | MOLINE, ILLINOIS SUSTAINABLE DEVELOPMENT GOALS 08

DESIGN ELEMENTS

The achievement of some LEED credits requires a more technically complex and/or engineering based approach than other credits. The addition of a technical consultant(s) to the design team and/or the incorporation of more extensive design elements and calculations may be necessary.

• Example: To achieve the Increased Ventilation credit under Indoor Environmental Quality for mechanically ventilated spaces, the ventilation rate procedure must be followed using the methodology found in Section 6.2 of ASHRAE 62.1-2007 to increase the ventilation rates to all occupied spaces by at least 30% above minimum required rates. The breathing zone outdoor airflow must be calculated. Minimum ventilation rates are used to determine the amount of outdoor air needed to ventilate people related source contaminants and area-related source contaminants. The required zone outdoor airflow is then calculated as the breathing zone outdoor airflow adjusted to reflect zone air distribution effectiveness using adjustment factors in the standard. Core & Shell projects with multiple zoned systems will need to use a “system ventilation efficiency” that reflects the expected occupant distribution. Not accounting for spaces with a high occupant density can lead to under- sized ventilation systems and affect compliance with ASHRAE 62.1-2007.

• Example: Stormwater management in developed urban conditions can be costly when developers are required to provide underground detention or treatment facilities. These measures also require on-going monitoring and maintenance costs. Project costs may be better controlled by soliciting engineering input during initial master planning discussions; the master plan should consider accommodating creative and less costly surface amenities that are integrated into the site plan and will reduce the requirement for extensive underground facilities.

DIRECT COSTS OF THE LEED PROCESS

LEED certification is obtained after submitting an application documenting compliance with the requirements of the rating system as well as paying registration and certification fees. Certification is granted solely by the Green Building Certification Institute (GBCI), which is responsible for the third party verification of project compliance with LEED requirements.

The application review and certification process is handled in LEED Online, USGBC’s web-based tool that employs a series of active PDF forms to automate filing documentation and communication between project teams and GBCI’s reviewers. A possible schedule of fees is:

Additionally, the LEED certification process with GBCI can take up to approximately 1 year. If a LEED Consultant was added to the development team for this project to help facilitate this process, it is projected that consultant fees could range from approximately $50,000 to $100,000.

QUAD CITIES MULTI-MODAL STATION | MOLINE, ILLINOIS 53 54 QUAD CITIES MULTI-MODAL STATION | MOLINE, ILLINOIS HISTORIC INCENTIVES 09AND RELATED ISSUES

As described in Section 08, the O’Rourke Building presents a solid opportunity – for the right developer or team – to showcase its commitment to and expertise in sustainability. To do so in a historic structure adds both complexity and benefits. It is the goal of the public sector leadership to work collaboratively with the selected developer so that the benefits override the complexities for the adaptive re-use of a building that is so emblematic of the vigor and strength of Moline’s past, present and planned future.

The Multi-Modal Station has already benefitted from a “showcase” presence at the local, state and national levels because it represents many of the goals of policy leaders interested in Sustainable Communities, Smart Growth, economic development and transit. One outcome has been attention from the US EPA, including those committed to its Green Historic Preservation Initia- tive (www.greenhistoricpreservation.org), which funded the creation of a number of case studies of projects that have relevance for the O’Rourke and Site. Those case studies, prepared by a team led by SRA, Inc., with sub-contractor Goody Clancy, can be found in the Appendix to this document and show how other “green historic” developments have successfully navigated issues relating to LEED, historic preservation and re-use, and economic realities.

Also helpful to the prospective developer is that the City of Moline has begun a substantive dialogue with the Illinois Historic Preservation Agency (IHPA) that provides guidance on historic adaptive re-use. The City’s notes from a meeting with IHPA officials on November 18, 2011, are part of the Appendix (“IHPA Site Visit”). Although highly preliminary and subject to further review by IHPA, the notes may be helpful in generating first thoughts about redevelopment of the O’Rourke Building.

Please note that this Guide is intended only to raise issues that may be of concern to its intended audience. Historic Preservation is a very sophisticated field that requires expertise specific to the project; it is recommended that historic preservation consultants be utilized for counsel in project design and for documentation and mitigation of any portions of the building that are altered.

NATIONAL HISTORIC PRESERVATION ACT, SECTION 106

The O’Rourke Building redevelopment, as a requirement of federal funding to the project, is subject to a mandatory Section 106 review, under the National Historic Preservation Act (NHPA), to make sure that potential harm and damage to this historic property is minimized. If the project is believed to have no adverse effect on eligible historic resources and IHPA and other consulting parties agree, then the Section 106 process is effectively closed and the project may proceed.

It should be noted that, as a mandatory requirement, standards for what constitutes an adverse affect may be higher, especially when action is taken for the “good of the project.” For example, demolition of additions may not be a significant issue for Section 106 review, although they may be for historic tax credits.

QUAD CITIES MULTI-MODAL STATION | MOLINE, ILLINOIS 55 09 HISTORIC INCENTIVES AND RELATED ISSUES

POTENTIAL FEDERAL HISTORIC PRESERVATION TAX CREDITS

The National Historic Preservation Act of 1966 (as amended in the 1986 Tax Reform Act) makes available a 20% tax credit on the investment associated with the rehabilitation of a historic property for commercial, industrial and rental residential use in which the reuse results in rental income generated by its new tenants. The credit can be subtracted from the annual federal tax obligation of the owner/developer and can be carried forward. The final determination of the value of the credit should be determined by a qualified accountant in consultation with the U.S. Internal Revenue Service.

Subject to redevelopment design plans, the 20% tax credits may be available for use in the rehabilitation of the O’Rourke Build- ing, as well as for the other 99 contributing buildings within the 33-acre Moline Downtown Commercial Historic District. To qualify for this preservation tax credit, the project must adhere to the Secretary of the Interior’s Standards for Rehabilitation. The tax credit can be worth up to 20% of qualified rehabilitation costs. The minimum investment must be equal to or greater than the owner’s tax basis, and this incentive, as mentioned above, is available only for income-producing properties.

A major issue for adaptive re-use of historic structures is alterations, what is to be allowed or not, if tax credits are to be sought. This is especially so for demolition and windows (which can present a conflict with the “daylighting” important to LEED certifica- tions). As mentioned previously, the O’Rourke has additions on the east and west sides that appear to be historically significant, as they were added to the building before 1957; the north side service additions are not. DEMOLITION OF THE “SIGNIFI- CANT” ADDITIONS MAY PRECLUDE ANY USE OF HISTORIC TAX CREDITS. However, the City and MetroLINK acknowledge that removal of the east and west additions may result in an improved site plan; they are open to suggestions on how to resolve this issue.

Following are some key points of the IHPA Site Visit that could directly affect the building design. Please note that these comments are preliminary and subject to further review by IHPA. Prospective developers must perform their own due diligence on this important topic.

• The South facade is the most important – all windows must be retained. • The “pebbledash” veneer may be removed on all facades. • Limestone underneath pebbledash on South façade. • Plywood underneath pebbledash on West facade.

• Windows may be punched through the openings on secondary facades (N,W, or E) as long as they are not from one concrete beam to another (i.e., all of the bricks from one concrete box enclosure cannot be removed). • Roll doors are an interesting option for existing freight door openings.

• Roof alterations will be acceptable, as long as they are not visible from street-level accross the site. • The existing cell towers must be set back. • Wind turbines and anything else visible from street-level are not allowed. • A light-well is acceptable. • Note: IHPA may provide these “site lines” to developers who need to understand the height and location of elements to be added to the roof.

• Interior • The mushroom columns, exposed brick, and marble floor (currently covered) near the first floor south entrance shall be retained. • Exposed ductwork may be an option to avoid low ceilings. • Additional windows may be installed on the secondary facades if more interior elements are retained. • The original mezzanine may be discussed as its significance is uncertain. • Changes to the floor will be acceptable.

56 QUAD CITIES MULTI-MODAL STATION | MOLINE, ILLINOIS HISTORIC INCENTIVES AND RELATED ISSUES 09

• Existing stairs may stay if too expensive to demolish. The water mains within the stairwell may be removed. - Two new stairs shall be built to code. - An exterior stair tower may be built on secondary facades, but the cost of this “new construction” will not be included into the adjusted basis for the historic tax credit.

• The build date for the small “addition to the addition” on the East facade will need to be determined – likely not pre-1957 (i.e. can be demolished without impacting tax credits).

MOLINE CENTER MAIN STREET FAÇADE IMPROVEMENT PROGRAM

Forgivable loans are available to owners of buildings in the Moline Downtown Commercial Historic District. Under the Moline Center Main Street Façade Improvement Program, priority is given to properties in the Moline TIF District #1. The O’Rourke Building is located within this TIF District. Loans under this program may not exceed 33% of the project costs, or $10,000, whichever is less. All rehab work must make every reasonable effort to preserve the distinguishing original features of the subject building. The program is overseen by the Moline Center Main Street Design Committee, to whom applications are submitted. The Committee retains final approval overall project designs.

STATE OF ILLINOIS HISTORIC PRESERVATION INCENTIVES

Unlike some other states, Illinois does not provide a state historic preservation tax credit.

QUAD CITIES MULTI-MODAL STATION | MOLINE, ILLINOIS 57 58 QUAD CITIES MULTI-MODAL STATION | MOLINE, ILLINOIS ADDITIONAL DEVELOPMENT10 OPPORTUNITIES: A PUBLIC PERSPECTIVE

Pro-active, collaborative leadership at Moline’s City Hall and MetroLINK has not only made John Deere Commons one of the Midwest’s great success stories but it has also made the MMS site the completion of a transportation “super-block.” With a strong vision and execution to match, local leadership has created a concentrated hub of activity, one that includes Centre Station and extends from 12th Street to the John Deere Pavilion, between River Drive and 4th Avenue. The result is a location that serves both local and regional travelers and that is proximate to demand generators of Riverfront and Main Street districts alike.

The aerial photograph on the following page indicates properties that Moline currently owns in the immediate vicinity of the site. An additional property, indicated by cross-hatching and directly across 12th Street from the site, may also be acquired by the City in the near future. These parcels provide the City with an ability to offer off-site parking to the selected developer of the site, as part of a negotiated development agreement.

In addition to providing parking options, these sites may also allow the City to enhance the vicinity of the site by better connecting it, visually and physically, via streetscapes or other public improvements, to the historic 5th Avenue Main Street, the West Gateway District and the Floriciente Neighborhood.

Other opportunity sites exist in the vicinity of the Multi-Modal Station site, ones that are owned privately and that may be unde- rutilized or obsolete. These could possibly be purchased for redevelopment consistent with the Multi-Modal Station and transit hub. See aerial on page 60.

QUAD CITIES MULTI-MODAL STATION | MOLINE, ILLINOIS 59 10 ADDITIONAL DEVELOPMENT OPPORTUNITIES – A PUBLIC PERSPECTIVE

Possible Development OpportunitiesPossible Development Near Multi-Modal Properties Station Near Amtrak Station µ

RIVER

City Parking Lot RAILROAD Multi-Modal Station A-1 Locksmith

4TH Food Bank Campos 13TH

High Rent

9TH City Parking Lot O 11TH

5TH

12TH

10TH Legend Multi-Modal Station Site

5TH Deere & Co. Owned Property Other Parcels 6THfor Development

6TH Streets

1 inch = 200 feet City-Owned Properties

MMS Site

Legend µ City-owned Parcels Moline Parcels

60 QUAD CITIES MULTI-MODAL STATION | MOLINE, ILLINOIS CRITICAL PATHS AND TIMELINES 11

QUAD CITIES MULTI-MODAL ON JOHN DEERE COMMONS PRELIMINARY DEVELOPMENT SCHEDULE (NOVEMBER 2011 THROUGH JANURARY 2016)

START END KEY BENCHMARKS FOR MMS Nov 22, 2011 RFQ for MMS Design and Engineering Jan 9, 2012 RFQ Submittals Due Jan 10, 2012 RFQ Soliciting Development Partner (DP) Jan 16, 2012 Short List A&E Firms -Request Proposals Feb 10, 2012 A&E Proposals Due Feb 24, 2012 Review/Optional Interviews completed Mar 16, 2012 RFQ Submittals for DP’s Due March 2012 Award A&E Contract March 2012 August 201 A&E Design Team Finalize MMS design elements April 6, 2012 Short List DP - Request Proposals May 4, 2012 DP Proposals Due June 5, 2012 DP Selection June 2012 Sept 2012 Public-Private Partneship Agreement (3P) Negotiated August 2012 MMS Construction Bidding Initiated Sept 2012 DP in place/3P Initiated per Project Agreement Sept 2012 DBMT Assembled/1st Mtg ABBREVIATIONS Sept 2012 MMS Construction Contract(s) Awarded MMS - MULTI-MODAL STATION DP - DEVELOPMENT PARTNER Nov 2012 October 2013 MMS Construction Initiated 3P - PUBLIC-PRIVATE PARTNERSHIP A&E - ARCHITECTURE & ENGINEERING January 2013 January 2016 Private Investment O’Rourke Bldg & Site Initiated RFQ - REQUEST FOR QUALIFICATIONS CO’S - CERTIFICATE OF OCCUPANCY October 2013 MMS Project Completion and CO’s Issued DBMT - DESIGN/BUILD MANAGEMENT TEAM

QUAD CITIES MULTI-MODAL STATION | MOLINE, ILLINOIS 61 PROJECT TEAM

PROJECT EXECUTIVE LEED/HISTORIC AND ENVIRONMENTAL CONSULTATION (SERVICES PROVIDED PER SEPARATE US EPA FUNDING) NEIGHBORHOOD CAPITAL INSTITUTE 47 W. POLK ST., SUITE 100-573 DELTA INSTITUTE CHICAGO, IL 60605 53 W. JACKSON BLVD., SUITE 230 WWW.NCINSTITUTE.ORG CHICAGO, IL 60604 WWW.DELTA-INSTITUTE.ORG • RUTH WUORENMA, PRESIDENT • JUDITH AIELLO-FANTUS, MEMBER, NCI COLLABORATIVE • ABIGAIL CORSO, PE, SENIOR DIRECTOR, SUSTAINABILITY SERVICES • MARGARET RENAS, LEED AP, ASSOCIATE, CERTIFICATION PROGRAMS RESPONDENT AND FINANCIAL AGENT DEVELOPMENT ANALYSIS, PUBLIC IMPLEMENTATION RETAIL AND GENERAL MARKET POSITIONING

DEVELOPMENT CONCEPTS, INC. GREENE ENTERPRISES 1236 EAST 16TH STREET INDIANAPOLIS IN 46202 • SANDRA S. GREENE, MEMBER, NCI COLLABORATIVE WWW.DEVELOPMENT-CONCEPTS.COM COMMUNITY ECONOMIC DEVELOPMENT AND ENGAGEMENT • -IAN COLGAN AICP, PRINCIPAL • -M.D. (“MIKE”) HIGBEE, PRINCIPAL ENVIROVISIONS INSTITUTE

URBAN DESIGN, ARCHITECTURE & GRAPHIC DESIGN • RHONDA HARDY, MEMBER, NCI COLLABORATIVE

ADRIAN SMITH + GORDON GILL ARCHITECTURE LLP, 111 W. MONROE, SUITE 2300 CIVIL ENGINEERING AND DISTRIBUTED ENERGY CHICAGO, ILLINOIS 60603 WWW.SMITHGILL.COM WESTWOOD PROFESSIONAL SERVICES 7699 ANAGRAM DRIVE • PETER KINDEL, AIA ASLA, DIRECTOR OF URBAN DESIGN EDEN PRAIRIE, MN 55344-7310 • ANA BLOMEIER WWW.WESTWOODPS.COM • LIDIA HERNANDEZ • NATHAN BOWMAN • DALE BECKMANN, VICE PRESIDENT • JOEY VOSSEN, SUSTAINABLE DEVELOPMENT, LEED AP, JD

HISTORIC PRESERVATION AND RE-USE

• MARTHA FRISH, MEMBER, NCI COLLABORATIVE

62 QUAD CITIES MULTI-MODAL STATION | MOLINE, ILLINOIS APPENDIX

PROJECT RESOURCES: PREVIOUS STUDIES:

1. Map of Site 11. Conditional and Preliminary Term Sheet – National Infra- 2. Downtown Projects / Investment structure Investments Discretionary Grant Program (Tiger II) 3. Map(s) of City Ownership: TIF District #1, Site Vicinity 12. S.B. Friedman & Company/ Vandewalle & Associates 4. Opportunity Sites Map Studies 5. Green Historic Case Studies 13. Moline Center – Master Plan Update – 2001 6. Market Study (Sandra Greene) 14. Green Line Iowa City to Chicago – GreenLine Vision and 7. Project Team List Approach for the Chicago-Iowa City High Speed Intercity 8. Illinois Historic Preservation Agency Site Visit Passenger Rail Program November 18, 2011 – Notes 15. Site Environmental Reports for 1205 and 1311 4th Avenue 9. Power Point Overview (Phase II) 10. Business Incentives, City of Moline 16. Moline Rock Island Metropolitan Rail Study (Final Study) 2008 17. Feasibility Report on Proposed Amtrak Service – Quad Cities-Chicago PROJECT RESOURCES AND PREVIOUS STUDIES MAY BE DOWNLOADED FROM THE CITY OF MOLINE WEBSITE: 18. Vision for the Future – Rock Island County Metropolitan WWW.MOLINE.IL.US Mass Transit

QUAD CITIES MULTI-MODAL STATION | MOLINE, ILLINOIS 63 111 West Monroe Suite 2300 Chicago IL 60603 t 312 920 1888 f 312 920 1775 smithgill.com