City of Chicago Lori E. Lightfoot, Mayor
Request for Proposals 4300 W. Roosevelt Road
Department of Planning and Development Maurice D. Cox, Commissioner City Hall Room 1000 121 N. LaSalle St. Chicago, IL 60602 September 28, 2020 4300 W. Roosevelt Rd. | Request for Proposals September 28, 2020
North Lawndale, Austin, and Humboldt Park INVEST South/West Kickoff
2 City of Chicago September 28, 2020 4300 W. Roosevelt Road
Letter from the Commissioner
Greetings,
On behalf of the City of Chicago, the Department of Planning and Development (DPD) is pleased to present this Request for Proposals (RFP) for a prime development site within the North Lawndale community.
The RFP is a key component of Mayor Lori E. Lightfoot’s INVEST South/West neighborhood revitalization strategy for Chicago’s South and West sides. It includes the largest piece of vacant land on the West Side of Chicago, presenting a unique opportunity to create a development that benefits North Lawndale families, workers and visitors.
Its location and scope were coordinated following years of community discussion led by Ald. Michael Scott Jr. involving residents, businesses and other stakeholders.
In the spirit of INVEST South/West, the RFP also includes a pre-qualified list of design teams that can help a selected respondent fulfill the City’s diversity and inclusivity goals. Additionally, the RFP includes renderings of potential development concepts that were provided on a pro bono basis through a partnership between DPD and students at the Illinois Institute of Technology’s College of Architecture.
DPD staff and our community partners appreciate your interest in the site. Please consider other INVEST South/West opportunities at chicago.gov/investsw. We look forward to demonstrating the incredible potential of the South and West sides in the months to come.
Sincerely,
Maurice D. Cox
Commissioner
Department of Planning and Development 3 4300 W. Roosevelt Road | Request for Proposals September 28, 2020
Table of Contents
I. EXECUTIVE SUMMARY ���������������������������������������������������������������������������������������������������������������6 Introduction...... 6 The Opportunity ...... 6 The Vision - A Vibrant Employment Hub ...... 9 Site Quick Facts...... 10 RFP Availability...... 10 Key Milestones ...... 10 Proposal Submission Deadline ...... 11 II. NEIGHBORHOOD CONTEXT ���������������������������������������������������������������������������������������������������� 12 Overview...... 12 Key Investment Assets ...... 13 III. PROPERTY DESCRIPTION ������������������������������������������������������������������������������������������������������ 16 Identification of the Property ...... 16 Ownership ...... 16 Site Description...... 16 Existing Improvements...... 16 Site Preparation...... 20 Environmental and Soil Conditions...... 20 Target Price...... 22 IV. PLANNING FRAMEWORK & DEVELOPMENT POTENTIAL 24 Regulatory Context...... 24 Relevant Project Area Plans And City Initiatives...... 25 Community Priorities...... 30
4 City of Chicago September 28, 2020 4300 W. Roosevelt Road
V. DEVELOPMENT & DESIGN GUIDELINES �������������������������������������������������������������������������������� 32 Development Principles...... 32 Sustainability...... 33 Land Use & Development Guidelines ...... 34 Urban Design Guidelines...... 36 Site Design Best Practice ...... 38 VI. FINANCE & DEVELOPMENT INCENTIVES ������������������������������������������������������������������������������ 40 Development Incentives ...... 40 VII. SUBMISSION REQUIREMENTS ���������������������������������������������������������������������������������������������� 44 Pre-Submission Conference...... 44 Communication with the Department ...... 44 Submission Format...... 44 Submission Contents...... 44 Submission Address and Deadline...... 49 VIII. SELECTION PROCESS �������������������������������������������������������������������������������������������������������������� 50 Evaluation and Approval...... 50 Selection Process...... 53 Cancellation...... 53 Conditions of Acceptance...... 53 ADDENDA (under separate cover) A - Informational Attachments B - Policy Resources C - Submission Forms and Affidavits
Department of Planning and Development 5 4300 W. Roosevelt Road | Request for Proposals September 28, 2020
I. Executive Summary
INTRODUCTION The Department of Planning and Development (DPD) of the City of Chicago is pleased to issue this Request for Proposals (RFP) for the acquisition and development of twenty five publicly-owned parcels at 4300 W. Roosevelt. Road and 4301 W. Fifth Ave. Collectively, these parcels make up the Roosevelt & Kostner site (the “Site”). Responses to this RFP should build on the recommendations of related area plans, including the Roosevelt/Cicero TIF Redevelopment Plan and the 2018 North Lawndale Neighborhood Quality-of-Life Plan. In addition, development plans should reflect the City’s commitment to high-quality design, as outlined in the recently released Design Excellence Guidelines.
THE OPPORTUNITY The Site constitutes the largest piece of vacant land on the West Side of Chicago. The City, community, and selected respondent have an opportunity to create a development that is truly of benefit to the people of North Lawndale.
Local Jobs & Economic Empowerment The main goal of the RFP is to redevelop this former industrial site with job-generating opportunities for local residents, according to community priorities stated at the end of Section 4. In addition to local jobs, RFP respondents should address in their proposals training and advancement as well as unique ownership and wealth-building opportunities. As a long-vacant site than many have had to live around, there a chance to build a better industrial space that economically empowers the surrounding area.
A Good Neighbor Increasing modern industrial jobs brings with it more noise and traffic than this vacant property has seen in decades. Because of these concerns, a thoughtfully designed site that minimizes negative effects of the land use and maximizes community wellness is also a priority for the RFP. This document includes Development and Design Guidelines in Section V, which include recommendations for parking & access, the site design, massing & facade, and interaction with the public realm.
6 City of Chicago September 28, 2020 I. Executive Summary
Figure 1: Aerial of development site (view from the southwest) INVEST South/West INVEST South/West is an unprecedented community improvement initiative from Mayor Lightfoot to marshal more than $750 million in public funding while coordinating across multiple City departments, community organizations and corporate partners in order to realize the re-activation of 10 neighborhoods on Chicago’s South and West sides. The INVEST South/West neighborhoods (Auburn Gresham, Austin, Bronzeville, Greater Englewood, Greater Roseland, Humboldt Park, New City, North Lawndale, South Chicago and South Shore) were determined through a multi-departmental analysis. Each neighborhood has the existence of at least one well-developed community plan and the existence of at least one active commercial area. Leveraging existing plans and local partners, the City’s focus on these initial neighborhoods will enable swift investments that create sustainable improvements, foster additional investment on adjacent blocks, and elevate cultural and artistic vibrancy.
The need for urgent investment in these neighborhoods has come into even sharper focus in the recent months. Chicago has the opportunity to address inequities by rethinking the social, cultural, and economic fabric of the city. Through the collaboration of multiple public and private partners, INVEST South/West will engage community stakeholders throughout the South and West sides to build consensus around neighborhood needs and goals, prioritize specific geographies, identify immediate and long-term needs, and ensure future investments will be developed through an equity lens.
The issuance of this RFP is one step towards the implementation of INVEST South/West by focusing on the redevelopment of priority sites. In addition, as noted in the following sections, a host of incentives and supportive investments have been advanced to spur development on this important site, and the City is committed to building on the momentum of the Roosevelt & Kostner development to transform this important site.
Department of Planning and Development 7 4300 W. Roosevelt Road | Request for Proposals September 28, 2020
Community Wealth Building The City of Chicago is committed to closing the racial and ethnic wealth gap and to promoting economic growth and prosperity for Black and Latinx individuals, households and communities. To support this, the INVEST South/West initiative is committed to equitable economic development that includes a community wealth building framework.
The INVEST South/West initiative addresses a long pattern of disinvestment in predominantly Black and Latinx neighborhoods, and it aims to include wealth building opportunities for these historically under-invested communities. In doing so, the initiative will help create a more equitable Chicago in which everyone has what they need to thrive, no matter who they are or where they live.
INVEST South/West’s definition and overall framework of community wealth building comes from Democracy Collaborative. The definition is as follows: “community wealth building is a systems approach to economic development that creates an inclusive, sustainable economy built on locally rooted and broadly-held ownership.”
In other words: The community in community wealth building indicates an investment not just in the place, but also in the people. The wealth in community wealth building considers who owns the development, who controls it, and who benefits from it. Wealth relies on the development of capital in multiple forms – financial, human and social. Together, it calls for the meaningful participation of neighborhood residents in the planning, design, ownership and governance of new development.
This Request for Proposals strongly encourages responses that incorporate innovative implementation of the City’s community wealth building goals. For more information, see the “Community Wealth Building” section of Chapter IV: Planning Framework and Development Potential.
Equitable Transit-Oriented Development. The City of Chicago is committed to advancing racial equity, public health, economic growth, and climate resilience through equitable Transit-Oriented Development (eTOD).
Transit-oriented developments are a type of community development that include a mix of residential, commercial, and public land uses in a walkable environment that is convenient for people to safely travel by transit, bicycle, or by foot within a 10-minute walk of quality public transportation. Equitable TOD includes development that prioritizes investments and policies that close the socioeconomic gaps between predominately Black and Brown neighborhoods and those that are majority white. Development opportunities that exist within transit-rich yet historically under-invested communities are critical candidates for eTOD.
The Roosevelt & Kostner development presents the opportunity to serve as a demonstration of eTOD best practices, leveraging considerable access to transit while encouraging equitable development. For more on the benefits of eTOD and to see great examples, see resources from the Center for Neighborhood Technology (https://etod.cnt.org/) and the Metropolitan Planning Council (https://www. metroplanning.org/work/project/30/subpage/5).
8 City of Chicago September 28, 2020 I. Executive Summary
THE VISION - A VIBRANT EMPLOYMENT HUB The development concept shown in this document includes landscaped public space along the current CSX rail corridor to imagine a potential future connection to a “rails with trails” project. This plaza space allows pedestrian spaces and community activities ensuring a sense of place. The result is a substantial revitalization of one of North Lawndale’s key sites, and in turn, the catalyzation of redevelopment for the entire industrial corridor
Finally, new investment such as this needs to create opportunities for local wealth creation by either the participation of local developers in the development and construction and/or partnerships with local organizations, local business tenants, and local property ownership opportunities.
Design Excellence Design Excellence represents the City’s commitment to a high-quality built environment, which celebrates and enhances Chicago’s unique architectural and urban design legacy. Design Excellence applies to development downtown and in our neighborhoods - to streetscapes and open spaces - to residential, commercial, and industrial uses.
Design Excellence comprises a range of policies and processes to shape the City’s framework for planning, implementation, and evaluation of development. The following were developed by the Department of Planning and Development in collaboration with series of stakeholders. They have informed an environment of Design Excellence in Chicago.
Figure 2: Rendering of possible development Image Source: Illinois Institute of Technology College of Architecture, Chicago DPD
Department of Planning and Development 9 4300 W. Roosevelt Road | Request for Proposals September 28, 2020
» Equity & Inclusion - Fair treatment, targeted support, and prosperity for all citizens » Innovation - Creative approaches to design and problem-solving » Sense of Place - Celebrating and strengthening the culture of our communities » Sustainability - Committing to environmental, cultural, and financial longevity » Communication - Fostering design appreciation and responding to community needs Responses to this Request for Proposals will be expected to adhere to the Design Excellence Principles. In addition, the Department of Planning and Development has forthcoming Neighborhood Design Guidelines to assist developers and designers in the application of Design Excellence to their projects. Proposals are expected to follow these Guidelines, which will be available online in the near future.
SITE QUICK FACTS » Property Area: 905,590 SF (20.8 Acres) » Site Location: The area bounded by Roosevelt Road on the south, Fifth Avenue on the north, and Kostner and Kildare Avenues on the west and east (not including CSX owned rail right-of-way that bisects the Site) » Address: 4300 W. Roosevelt Road & 4301 W. Fifth Ave.. » Community Area: North Lawndale » Ward: 24th - Alderman Michael Scott Jr. » TIF: Roosevelt/Cicero TIF » Zoning: PD 1352 (south property, underlying zoning C3-1) & PD 1351 (north property, underlying zoning M2-2) » PINs: 25 individual PINs on the Site, listed in page 18
RFP AVAILABILITY This RFP will be available for download starting September 28, 2020 at https://www.chicago.gov/city/ en/sites/invest_sw/home.html.
KEY MILESTONES
Pre-Submission Conference An informational conference will be held on October 20, 2020 at 2 p.m. C.S.T. virtually via Zoom.
10 City of Chicago September 28, 2020 I. Executive Summary
Meeting invites will be sent to applicants who register via this website: https://www.chicago.gov/city/ en/sites/invest_sw/home.html. Attendance is not required, but is encouraged. All questions received prior to and during the Pre-Submission Conference, as well as the list of attendees, will be posted to the website as soon as practical. Department staff will be available to answer questions regarding the property, the goals and objectives of the RFP, and the submission requirements..
PROPOSAL SUBMISSION DEADLINE All responses to this RFP must be returned no later than 4 p.m. C.S.T. on December 24, 2020 to:
City of Chicago Department of Planning and Development Maurice D. Cox, Commissioner City Hall Room 1000 121 N. LaSalle St. Chicago, IL 60602 Attention: Ethan Lassiter, AICP
Department of Planning and Development 11 4300 W. Roosevelt Road | Request for Proposals September 28, 2020
II. Neighborhood Context
OVERVIEW The subject property is located in North Lawndale, one of the 77 official community areas of the City of Chicago. The property is within the Roosevelt/Cicero industrial corridor and contains other industrial land uses to the west. Residential districts and commercial corridors flank the corridor to the north, east, and south, and complement a solid urban fabric in the area.
Community History The Site is located on the western side of the North Lawndale community. The community covers the part of the western border of the City of Chicago and is adjacent to the suburb of Cicero.
North Lawndale has a long industrial history. The development of major employers within and adjacent to the community lead to the first population boom. These employers included the McCormick Reaper Works, the Western Electric Plant in nearby Cicero, and the headquarters of Sears, Roebuck & Co. in what is now known as Homan Square.
Decades of racial change and disinvestment created a modern-day neighborhood that is substantially smaller than its peak population. Changes in industrial technology and employment have transformed the nature of work in the community.
Figure 3: North Lawndale within City of Chicago and DPD’s West Planning Figure 4: The Site within North Lawndale (industrial corridors shown in Region light yellow)
12 City of Chicago September 28, 2020 II. Neighborhood Context
KEY INVESTMENT ASSETS
Urban Fabric & Land Use The property is within the Roosevelt/Cicero Industrial Corridor and along major arterials Roosevelt Road, Kostner Ave, and Fifth Ave. Industrial uses extend west from the Site as well as residential neighborhoods north, east, and south of the Site. Roosevelt Road is a major commercial corridor extending along the southern border of the South Property. Major industrial users include various manufacturing businesses and furniture wholesalers. Retail extends east from the corridor, including a Dollar General, Subway, and small strip retail centers east of the RFP site. Outside of the Roosevelt/ Cicero industrial corridor, all adjacent land is residential, composed of largely 1- to 4-unit properties.
Anchor Institutions Key neighborhood institutional anchors and employers spread throughout North Lawndale. The Site is along a stretch of Roosevelt Road with active retail uses, including a nearby Dollar General, Subway, and other stores. Stable residential uses are located beyond the corridor, primarily one- to three- unit buildings. » Lawndale Christian Health Center provides wellness and quality, affordable healthcare for Lawndale and neighboring communities » North Lawndale Employment Network (NLEN), serves under- and unemployed residents of the community with a focus on citizens returning from incarceration and many others facing day-to- day hardships » Mt. Sinai Hospital is a 288-bed, Level 1 Adult Trauma Center and teaching hospital, and has the second highest number of newborns delivered of any hospital in Chicago » New Covenant CDC is a community development organization with a mission of economic development, workforce training, and other services » UCAN, serves at-risk children, youth, and families with a continuum of care for healing from trauma and empowering future leaders » Chicago Police District 11 is located 1-mile east of the Site on South Kedzie Avenue, and serves the Site. » Chicago Police District 10 serves most of the North Lawndale community, including the larger part of the community area south of Roosevelt Road. » Schools and churches serve as important anchors in North Lawndale. The community contains 24 schools (18 elementary schools and 6 high schools). North Lawndale also has over 20 churches serving a variety of faiths and congregations in the community.
Department of Planning and Development 13 4300 W. Roosevelt Road | Request for Proposals September 28, 2020
Transportation & Infrastructure The property is located along major arterials in West Roosevelt Road and South Kostner Avenue. Per the Illinois Department of Transportation (IDOT) West Roosevelt Road has a traffic count of approximately 16,600 cars per day and South Kostner Avenue has a traffic count of approximately 14,600 cars per day. The subject property is approximately quarter-mile south of Interstate 290.
The Site is a walkable half-mile southwest of the CTA Blue Line Pulaski station, which saw average weekday boardings of 1,825 people in 2019. The Site is also along CTA bus routes #12 Roosevelt Road and #7 Fifth Ave.
There is a Divvy bike sharing station at Pulaski Road and Interstate 290. Additional stations are located at half-mile increments north and east of the property.
Parks The Site is located 0.75-miles southwest of Garfield Park and 1.5-miles west of Douglas Park. Benjamin Franklin Park is two blocks south of the Site. Multiple smaller parks are located throughout North Lawndale and adjacent community areas.
Other Development: 1,000 Homes A consortium lead by United Power, the Lawndale Christian Development Corporation, and the Department of Housing is advancing a “1,000 homes for North Lawndale” project, to complete 1,000 affordable new construction homes for households making $45,000 a year, and sell to existing neighborhood residents.
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