HomeMy WebLinkAbout90-0613 Sasaki Associates RESOLUTION �p -dbl?j
AUTHORIZING EXECUTION OF AN AGREEMENT WITH
SASAKI ASSOCIATES, INC.
BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF ELGIN, ILLINOIS,
that Larry L. Rice, City Manager, be and is hereby authorized and directed to execute an
agreement on behalf of the City of Elgin with Sasaki Associates, Inc. for the preparation
of a center city plan, a copy of which is attached hereto and made a part hereof by
reference.
George VanDeVoorde, Mayor
Presented: June 13, 1990
Adopted:
Vote: Yeas Nays
Recorded:
Attest:
Dolonna Mecum, City Clerk
•
Sasaki Associates, Inc. CONTRACT FOR PROFESSIONAL SERVICES
Elgin Center City
SA #2073
For
City of Elgin
150 Dexter Court
Elgin, Illinois 60120-9955
By
Sasaki Associates, Inc.
64 Pleasant Street
Watertown, Massachusetts 02172
May 3, 1990
Revised: May 24, 1990
1 ,
CONTRACT FOR PROFESSIONAL SERVICES
Sasaki Associates, Inc This Agreement, entered into as of this 3rd day of May 1990, by and
between CITY OF ELGIN, a municipal corporation existing under the
laws of the State of Illinois, with offices at 150 Dexter Court,
Elgin, Illinois 60120-9955 (hereinafter referred to as the "City")
and SASAKI ASSOCIATES, INC. , a corporation existing under the laws of
the Commonwealth of Massachusetts, with offices at 64 Pleasant
Street, Watertown, Massachusetts 02172 (hereinafter referred to as
"Sasaki") .
WITNESSET H:
WHEREAS, the City of Elgin desires to engage Sasaki to render certain
technical advice and assistance.
NOW, THEREFORE, the parties hereto do mutually agree as follows:
1. Scope of Services. See Scope of Work Attachment A.
2. Time of Performance. The services of Sasaki are to commence in
June 1990 and shall be undertaken and completed in such sequence
as to assure their expeditious completion in the light of the
purposes of this Contract. Work shall be performed in
accordance with the Schedule (Attachment B) and shall be
completed within twelve (12) months from the date of
commencement.
3. Compensation. The City will pay to Sasaki the lump sum amount
of Two Hundred Twenty Nine Thousand Seven Hundred Twenty Eight
Dollars ($229,728) for Sasaki's services hereunder. Such sum
shall be paid as provided in the Scope of Work attached hereto
as Attachment A based on a percentage of completion of each task
and an outline of work performed subject to receipt of a
requisition for payment from Sasaki specifying that Sasaki has
performed the work under this Contract in conformance with the
Contract and that Sasaki is entitled to receive the amount
requisitioned under the terms of this Contract.
Reimbursable expenses, including those of consultants, are in
addition to the fee for services and shall be billed at a
multiple of one and ten hundredths (1.10) times the actual cost
to Sasaki without discounts. Reimbursable expenses shall be
limited to: all reasonable expenditures (other than direct
personnel and normal overhead expenses) made in the interest of
the project, including: transportation and living when
travelling in connection with the project; airfare shall be
Contract for Professional Services
Elgin Center City
Page Two
Sasaki Associates, Inc. limited to coach airfare except under emergency conditions and
overnight lodging shall be limited to hotels and motels located
in the City of Elgin; long distance telephone calls and other
communications; reproduction of drawings and specifications;
materials and reproduction costs related to mechanized drafting
system-; fees paid to governmental authorities in connection with
the project; materials and supplies used in connection with the
project; photography; model materials; equipment rental; and
postage and delivery charges on any of the preceding.
For additional services as listed on page 13 of Attachment A,
Sasaki shall be compensated on the basis of a lump sum amount or
hourly billing rates listed on page 14 of Attachment A by mutual
agreement.
4. Terms and Conditions
A. Termination of Contract for Cause. If, through any cause,
Sasaki shall fail to fulfill in a timely and proper manner
any obligations under this Contract or if Sasaki shall
violate any of the covenants, agreements, or stipulations of
this Contract, the City shall thereupon have the right to
terminate this Contract by giving written notice to Sasaki
of such termination and specifying the effective date
thereof, at least five (5) days before the effective date of
such termination. In such event, all finished or unfinished
documents, data, studies, and reports prepared by Sasaki
under this Contract shall, at the option of the City, become
its property and Sasaki shall be entitled to receive just
and equitable compensation for any satisfactory work
completed on such documents.
Notwithstanding the above, Sasaki shall not be relieved of
liability to the City for damages sustained by the City by
virtue of any breach of the Contract by Sasaki. The City's
liability hereunder shall be limited to amounts due Sasaki
for services actually rendered. Sasaki shall be liable to
the City for negligent errors or omissions, and for other
breaches of this Agreement.
•
Contract for Professional Services
Elgin Center City
Page Three
Sasaki Associates, Inc. B. Termination for Convenience of City of Elgin. The City may
terminate this Contract any time by a notice in writing from
the City to Sasaki. If the Contract is terminated by the
City as provided herein, Sasaki will be paid an amount which
bears the same ratio to the total compensation as the
services actually performed bear to the total services of
Sasaki covered by this Contract, less payment of
compensation previously made. If this Contract is
terminated due to the fault of Sasaki, Paragraph 4A hereof
relative to termination shall apply.
C. Changes. The City may, from time to time, request changes
in the scope of the services of Sasaki to be performed
hereunder. Such changes, including any increase or decrease
in the amount of Sasaki's compensation, which are mutually
agreed upon by and between the City and Sasaki, shall be
incorporated in written amendments to this Contract.
D. Personnel.
1. Sasaki represents that it has, or will secure at its own
expense, all personnel required in performing the
services under this Contract. Such personnel shall not
be employees of or have any contractual relationship
with the City.
2. All the services required hereunder will be performed by
Sasaki or under its supervision and all personnel
engaged in the work shall be fully qualified and shall
be authorized or permitted under state and local law to
perform such services.
3. The Sasaki team, including subconsultant firms
identified as principal participants in developing the
Master Plan on page 3 of Attachment A, shall not be
changed without the prior notification to and the
approval of the City, which approval shall not be
unreasonably withheld.
E. Compliance with Local Laws. Sasaki shall comply with all
applicable laws, ordinances, and codes of the State of
Illinois and local governments, and shall commit no trespass
on any public or private property in performing any of the
work embraced by this Contract.
Contract for Professional Services
Elgin Center City
Page Four
Sasaki Associates, Inc. F. Subconsulting. Teska Associates, Inc. shall provide
planning and economic development support services and
attend team meetings and public forums. Hampton, Lenzini &
Renwick shall provide engineering and traffic support
services as well as attendance at local meetings, work
sessions and public forums. No other services covered by
this Contract shall be subcontracted without the prior
written consent of the City. Sasaki shall be fully
responsible to the City for the acts and omissions of its
subconsultants, and of persons either directly or indirectly
employed by them, as it is for the acts and omissions of
persons directly employed by Sasaki. Sasaki shall insert in
each subcontract appropriate provisions requiring compliance
with the provisions of this Contract.
G. Assignability. Sasaki shall not assign any interest in this
Contract, and shall not transfer any interest in the same
(whether by assignment or novation) without the prior
written approval of the City: Provided, however, that
claims for money due or to become due Sasaki from the City
under this Contract may be assigned to a bank, trust
company, or other financial institution, or to a Trustee in
Bankruptcy, without such approval. Notice of any such
assignment or transfer shall be furnished promptly to the
City.
H. Interest of Sasaki. Sasaki covenants that it presently has
no interest and shall not acquire any interest, direct or
indirect, which would conflict in any manner or degree with
the performance of its services hereunder. Sasaki further
covenants that in the performance of this Contract no person
having any such interest shall be employed.
I. Findings Confidential. All of the reports, information,
data etc. prepared or assembled by Sasaki under this
Contract are confidential and Sasaki agrees that they shall
not be made available to any individual or organization
without the prior approval of the City.
Contract for Professional Services
Elgin Center City
Page Five
Sasaki Associates, Inc. J. Publicity. All newspaper, magazine, and other media
articles, announcements, statements, exhibitions and
advertising (collectively "publicity") issued or published
by the City in connection with the Project shall accurately
credit Sasaki's participation as described in the Scope of
Work of this Agreement. If such publicity is issued or
published by parties other than the City, but of which the
City has prior knowledge, then the City shall make
reasonable efforts to have such parties include such credit.
K. Ownership of Documents. As instruments of service, all
documents, including original drawings, estimates,
specifications, field notes, photographs, and data and the
copyright therein, are and remain the property of Sasaki
until such time as said documents or any copies thereof . "r4ip
turned over to the custody and control of the City
Sasaki has been paid. or
mgm/2073/5125L
Enclosures: Contract in Duplicate
Scope of Work (Attachment A)
Calendar Schedule (Attachment B)
CITY OF ELGIN
1
Date
SASAKI ASSOCIATES, INC.
By Date z`/- o
ATTACHMENT A
SCOPE OF WORK
Sasaki, Teska Associates, and Hampton, Lenzini and Renwick are prepared to
assist the City of Elgin with the preparation of a master plan for the Center
City portion of Elgin and proposes the following Scope of Work.
Phase I - Program Confirmation, Inventory, Public Interaction
These initial tasks are intended to provide focus within a condensed time
frame, to allow the City of Elgin to review its program goals and objectives,
and to provide initial introduction of the team to the Community and the key
participants in the master plan process.
Program Confirmation
This task will take place during the first week of the project and serves to
establish and reinforce the City of Elgin's key goals and objectives, clarify
project issues, identify key staff and their roles, and establish goals and
directions.
Subtasks Include:
• Initial Team/City Consultation - This objective could be best served
with a Team/City staff meeting.
• Owner supplied data and identification of additional data maps, etc.
• Identification and review of key issues and players.
• Meeting with Center City Redevelopment Committee.
Site Reconnaissance & Data Gathering
Services provided in this task are the initial step in the site investigation and
serve to identify the essential character of the study area and its resources
and will provide introduction to potential opportunities and constraints which
will receive closer study in the next phases.
Subtasks include:
• Field investigation, photography.
• Local agency interviews - includes Chamber of Commerce, Friends
of the Fox River and other advocacy groups identified during the
subtask above.
• Collection of available resource material.
• Meetings and coordination with the City's traffic and economic
consultants.
• Initiate discussions regarding a public opinion survey of the
downtown business community and general community.
Preliminary Analysis
Services in this task are intended to provide a preliminary synthesis of
program, goals, key issues and base material to establish an analytical
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framework for development and design options, establish site-related
limitations, and outline opportunities for presentation and discussion at the
first public forum.
Subtasks include:
• Review of access, parking, and traffic conditions.
• Analysis of aesthetic environment.
• Review of architectural context.
• Review of community and regional planning policy.
• Review of historical, cultural, and social character.
• Review of land use.
• Review of local zoning and regulatory framework.
• Review of landscape framework with particular focus on the Fox
River.
• Review of market information and analyses to determine where
additional information may be warranted.
Public Interaction
As introduced in the Approach, the project team believes that the most
benficial and cost efficient means to coordinate the project, to provide an
opportunity for "hands-on" participation, and to ensure a process which is
responsive to the public, is our recommendation for a combination of a project
storefront office with a series of major public forum meetings. The first of
these meetings would be scheduled at the end of the week-long Phase I work
session. Its focus would be a "Listening Session" for the team to hear public
views and ideas regarding the condition and future of the Center City.
Phase I Product
Following the work sessions and interviews conducted during this week and
prior to the public forum meeting, the team will compile a preliminary analysis
brief summarizing key issues and findings and identifying areas where
additional base information and data may be needed.
Phase I. Meetings in Elgin
• Start up meeting with city staff to confirm program, collect data,
organize and determine schedule.
• Opening meeting with Center City Redevelopment Committee.
• Meetings with other City consultants (transportation,
market/economic) to review data, coordinate tasks etc.
• Informal meetings and interviews by the team with key players
identified during work sessions with the city.
• Phase I Public Forum Meeting. •
2
Phase I. Team Responsibilities
Sasaki Associates will coordinate all Phase I activities working directly
with the Project Coordinator designated by the City and the Center City
Redevelopment Committee. Robert Ballou will serve as the lead contact
person. Sasaki staff will be responsible for collecting data, field work and
photography. Mr. Ballou will direct all efforts related to the storefront office
including training and formulating the public opinion survey. Mr. Ballou will be
assisted by Ms. Kim Baur and Gary Anderson who will provide landscape
architectural and urban design support to the team. Kenneth Bassett,
Principal-in-Charge of the project, will provide management and design
overview and will participate in the work sessions in Elgin.
Teska Associates will participate in all work session activities as well as
gathering planning and economic related data and beginning direct interaction
with the City's economic consultant. Robert Teska will provide lead
management and planning overview for the firm and will participate in the work
sessions in Elgin. He will be assisted by Lee Brown and Robin Schabes.
Hampton, Lenzini and Renwick will participate in all work session
activities and will take the lead for engineering related data gathering and field
work as well as providing direct interaction with the City's traffic consultant.
Richard Hampton and Robert Lenzini will provide lead management and
engineering overview and will be assisted by Doug Paulus. Throughout the
project the firm will serve as local liaison to the City, the Committee and the
Community.
Phase I Schedule
The tasks described for this phase will be completed during the first week-long
work session in Elgin.
3
Phase II. Planning Strategy
This phase of work will establish strategies for addressing a series of issues
and opportunities developed from analysis of Phase I information, public
feedback, and team findings. The planning strategies will set the direction for
the Master Plan by considering overall strategic approaches to achieving
community goals and objectives. The strategies will provide a framework that
will be refined and expanded in subsequent phases of work. During the course
of this phase, alternative strategies will be developed and reviewed with a
preferred approach selected at the conclusion of the phase. Phase II will
include the following tasks.:
Issues and Opportunities:
This will provide a summary of key issues and opportunities in critical areas:
development opportunities, urban design, transportation, open space, role of
the Fox River, pedestrian environment, downtown neighborhoods, and market
implications. These findings will be presented in a written and graphic format
and will become a part of the Master Plan. Slides of plans, diagrams and
sketches will be used for presentation purposes.
Design and Development Goals
Based on the understanding of key issues and opportunities discovered in the
first phase, a series of design and development goals will be established
addressing land use, character, preservation, business development and key
program elements. These goals will be established together with both the
City and the Center City Redevelopment Committee.
Alternative Strategies
Guided by the design and development goals, a range of alternative strategies
will be developed for achieving these goals.
1. Physical strategies will be illustrated as plan view diagrams
indicating:
• Appropriate land uses
• Open space areas
• Gateways
• Special districts
• Street hierarchy
• Expansion areas
• Infill areas
• Neighborhood impact
• Key development parcels
• Priority projects
• Key parking locations
• Traffic circulation
• And other appropriate issues
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2. Economic strategies - these will be developed incorporating
information supplied by the City and its economic consultants. It is
the intent that the project team work closely with this consultant to
determine appropriate strategies relative to market conditions.
Preferred Planning Strategy
The alternative strategies will be reviewed and evaluated against the
development goals and a preferred planning strategy will be selected working
together with the Center City Redevelopment Committee and through
continuing dialog with interest groups and the public.
Phase II. Products
This phase will produce the following:
• Issues & Opportunity Report, graphics and slides - this report will
become a section of the Master Plan document.
• Alternative strategies documentation - plans, diagrams and slides.
• Economic strategy report.
• Preferred strategy documentation - text with supporting plans,
diagrams, and sketches will be compiled for inclusion in the Master
Plan Document. Slides will also be prepared for presentation
purposes.
Phase II. Meetings
• Issues and opportunites work session with city staff and the Center
City Redevelopment Committee to review findings and to develop
design and development goals.
• Second public forum meeting to discuss issues and opportunities
findings - and review of design and development goals.
• Alternative strategies work session with City staff and Center City
Redevelopment Committee to review planning strategies.
• Third public forum meeting to present alternatives and recie
ve
feedback.
• A City staff/Center City Redevelopment Committee work session to
select a preferred planning strategy.
Phase II. Team Responsibilities
Sasaki Associates will coordinate all Phase II activities working directly with
the City's project coordinator and the project office. Sasaki staff will take the
lead in all design and urban design related strategies developed in this phase.
Sasaki will be responsible for production of the Issues and Opportunities
Report. Sasaki staff will attend all work sessions in Elgin and•will participate
in the Phase II public forums.
5
Teska Associates will take the lead in the formulation of planning and
economic strategies related to land use, special districts, development parcels
and infill opportunities. Staff will participate in all Phase II work sessions in
Elgin and public forums.
Hampton, Lenzini and Renwick will provide input regarding traffic, parking and
transportation related strategies in coordination with the City's traffic
consultant. Staff will participate in all work sessions and Phase II public
forums and will also attend all meetings of the Center City Redevelopment
Committee, as well as other public meetings related to this project.
Phase II. Schedule
This phase will be conducted during months 2, 3 and 4 of the project.
6
Phase III. Development Plan
Using the planning strategy as a guide, the Master Plan for Elgin Center City
will be developed in this phase of work. In general terms, the plan will have
three key components: The Physical Development Plan, Economic
Development Plan, and Implementation Plan. Also considered as part of the
plan will be ways in which the plan relates to and impacts areas surrounding
the downtown. This phase of work will refine and augment the underlying
planning strategy developed in Phase IV.
Physical Development Plan
The physical development plan will expand on the preferred planning strategy
by establishing a finer grain for the following areas:
• Land Use
• Urban Design/Infill Development
• Open Space/Landscape Framework
• Fox River Corridor
• Transportation and Parking
• Pedestrian Routes and Linkages
• Special Districts and Gateways
• Relationship to Surrounding Neighborhoods
Economic Development Plan
Building upon information and findings of the City's economic consultants and
through the interface of these consultants with the team, new market
opportunities, business development and retention strategies will be refined
and further classified in this phase. Economic strategies that focus on the
central area as a preferred location for government, business, entertainment,
housing and cultural opportunities will be advanced. Promotional and
marketing strategies which emerge from this process will also be developed.
The physical and economic plans will be developed together to ensure project
goals'are fully met. Both plans will be developed with the City and the Center
City Redevelopment Committee through a series of work sessions.
Implementation Plan
The implementation of both the economic and physical plans will be brought
together with an overall implementation program including the following:
• Phasing Plan
Timing and sequence of plan components including regulatory
changes, district designations, streetscape and open space
improvements, developer solicitation, etc. This plan will highlight
priorities.
• Captial Improvements; Program and Strategies
A plan for the application of public funds including recommendation
of various funding mechanisms such as tax increment financing,
7
special improvement districts, grants, linkage, inducements and other
methods.
• Zoning Code Changes
Recommendations for sections of the zoning code to be changed to
allow better implementation of the plan. These recommendations
will be reviewed by City attorneys. If deemed appropriate, an
additional legal consultant could be engaged to review and suggest
recommended changes.
• Periodic Review and Update Strategies
A plan for periodic review of the plan and implementation progress.
A plan for the continuing role of the Center City Redevelopment
Committee or a similar successor group. Identification of critical
actions and actors in moving the plan forward. Recommendations
for additional strategies for monitoring the plan, including a
continuing role for the project office.
• Management Strategies
Recommendations for the direction and management of key plan
components such as the Mall, Fox River Corridor and special
districts which may be designated as result of the planning process.
Phase III. Products
This phase will produce the following products:
• Draft of Economic Development Plan and recommendations
• Draft of Implementation Plan and recommendations
• Draft of Physical Development Plan with plans, sketches, diagrams
and supporting text
Phase III. Meetings
Three work sessions and two public forums will be held in Elgin during this
phase of the project:
• Work sessions #4 to review draft materials regarding the Economic
Development Plan and the Physical Development Plan.
• Public forum #4 to present these draft plans and receive comments.
• Wrap-up meeting to review comments from the public forum.
• Work sesions#5 to receive final economic and physical development
plans and to review the draft implementation plan.
• Work session#6 to receive final plans for Economic Development,
Physical Development and Implementation.
• Public forum #5 - plan presentation and comments.
• Wrap-up meetings.
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Phase III. Team Responsibilities
Sasaki Associates will direct all Phase III activities working in coordination
with the City's project coordinator and the project office. Sasaki will lead the
formulation of the Physical Development Plan, supported by input from the
other team members and subconsultants of the City. Sasaki staff will attend
all work sessions and public forums in Elgin.
Teska Associates will lead the formulation of the Economic Development and
Implementation Plans, supported by input from the other team members and
subconsultants of the City. Staff will attend all Phase III work sessions and
public forums in Elgin.
Hampton, Lenzini and Renwick will provide engineering and transportation
related back-up and on-going coordination with the City's traffic consultant.
Staff will participate in all Phase III work sessions and public meetings and
will also attend all meetings of the Center City Redevelopment Committee as
well as other public meetings related to this project.
Phase III. Schedule
This phase will be conducted during months 5, 6, 7 and 8 of the project.
9
Phase IV. Documentation
In this phase the plan will be documented in a final report and slide show. The
final report will be prepared in a notebook format and will represent the related
work of all the consultant team integrating the following plan components:
• Introduction
• Preliminary Analysis - Findings and Directions
• Issues and Opportunities
• Design and Development Goals
• Discussion of the Alternative Strategies
• The Preferred Strategy --
• The Physical Development Plan-Strategies and Design Guidelines
• Land Use
• Urban Design
• Open Space/Landscape Framework
• Fox River Corridor
• Transportation & Parking
• Pedestrian Routes & Linkages
• Special Districts & Gateways
• Relationship to Surrounding neighborhoods
• The Economic Development Plan
• The Implementation Plan
The slide show composed from slides taken during the Master Plan process,
would follow the same outline and would define key points and illustrations.
In addition, a summary report will be prepared for the City and the CCRC.
This report can serve as a basis for future distribution city-wide. This report
would include a summary of key points drawn from the chapters above and
would be highlighted with black & white graphics illustrating key concepts and
strategies. Final design and format of this report is subject to discussions
with the City and the Central City Redevelopment Commission. Thus its cost
is not included within the project estimate. Written and graphic materials
would be drawn from those already prepared for the final plan, consequently
cost variables would be determined by decisions related to format, method of
printing, and color or black and white.
Phase IV. Meetings
The following meetings will be conducted during this final phase:
• A final series of meetings to present the plan to the Committee/City
Staff as well as to other political bodies designated by the
Committee.
• A final public forum presentation •
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Phase IV. Team Responsibilities
Sasaki Associates will coordinate all Phase IV activities and will be
responsible for the production of the final plan and documentation supported
text and graphics from team members will be integrated within an approved
Master Plan format. Sasaki staff will attend all Phase IV work sessions and
the final public meeting.
Teska Associates will be responsible for final materials related to the
Economic Development and Implementation Plans. Staff will attend all Phase
IV work sessions and the final public meetings.
Hampton, Lenzini and Renwick will continue to provide engineering and
transportation related support in the preparation of the final Master Plan
document. The firm will continue to serve as local liaison and will attend
Phase IV work sessions and public meetings.
Phase IV. Schedule
This phase will be completed during months 9, 10 and 11.
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PROJECT BUDGET
We propose to provide the professional services described herein for a fixed
fee of$ 229,728, not including reinbursable expenses which we estimate to be
15% of the total fee, in accordance with the attached Schedule of Terms and
Conditions. The proposed fee is subject to adjustment should there be
modification to the scope.
The estimate breakdown of the budget by Phase is as follows:
• Phase I. Program Confirmation, Inventory $ 20,744
• Phase II. Planning Strategy $ 68,860
• Phase III. Development Plan $ 96,292
• Phase IV. Documentation $ 43,832
Total: $229,728
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RESPONSIBILITIES OF CLIENT
The Scope of Services and proposed approach assumes that the City of Elgin,
working with the Center City Redevelopment Committee (CCRC), will
establish the project storefront office in a convenient downtown location. The
City will designate a staff person and equip this office, and utilize this facility
as a central point for coordination and liaison with the project team, merchants
and property owners, local interest groups and the general public. This office
will coordinate the disemination of information, conduct, assemble and
distribute the results of the public opinion survey under the supervision of the
project team, and orchestrate the time, place and agenda for all work sessions
and public meetings.
The Scope also assumes that the City will provide the project team with up-to-
date reproducible base maps of the Master Plan area as delineated in the
Request for Proposal, at scales of both 1"=100' and 1"=200'; and that the City
will provide the base information described in Phase I of the Scope of Services.
In the case that sufficient base information or maps are not available, having
been identified by the project team as essential to the project, such material
would be supplied to the team by the City at the earliest possible time.
Finally, the Scope assumes that the City will retain an economic development
consultant and that this consultant, along with the City's traffic consultant, will
work closely with the project team during the course of the Master Plan to
ensure that all information and findings are incorporated in the plan.
Additional Services
The Scope of Services identifies seven City/project team/CCRC work sessions
and 6 major public forum meetings in Elgin during the eleven month planning
period. Representatives from each firm will be in attendance at all of these.
Our work program has also assumed the Center City Redevelopment
Committee will begin to meet on a regular basis and that a representative of
the team would be present at these meetings. In addition to these meetings,
we have budgeted for team representation and documentation for other
meetings, which may occur on a less than predictable basis (i.e. neighborhood
meeting or other meetings of other interest groups) at which team attendance
would be determined desirable by the City or beneficial to the team. For this
prupose we have allocated six hours per month.
Should the City desire team attendance beyond this allocation, such
attendance would be provideed as an additional service and would be billed
according to the hourly rates included herein depending on the person or
persons in attendance.
The summary brochure identified in the Phase IV work program would be
based upon black and white copy, diagrams, plans and sketches provided by
the team ans suitable for xerox reproduction by the City. Should the City or
the CCRC determine that a more formalized document is justified, that color
13
graphics would be more useful,or that a different format would be appropriate,
work associated with this change would be provided as an additional service.
Costs would tailored to the specific format required.
Project Team Hourly Billing Rates:
Sasaki Associates
• Kenneth Bassett $175
• Stuart Dawson $175
• Robert Ballou $ 90
• Gary Anderson $ 90
• Kim Baur $ 70
Teska Associates
• Robert Teska $120
• Lee Brown $ 80
• Robin Schabes $ 55
Hampton, Lenzini and Renwick
• Richard Hampton $ 70
• Robert Lenzini $ 70
• Doug Paulus $ 52
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ATTACHMENT B
Elgin Center City Master Plan ,
AClll'lly Chart
Month 1 Month 2 Month 3 Month 4 Month 5 Month 6 Month 7 Month 8 Month 9 Month 10 Month 11
Week 1 2 3 4 Week 1 2 3 4 1 2 3 4 1 Week 2 3 4 1 2 3 4 1 2 3 4 1 2 Week 3 4 1 2 Week 3 4 Week 1 2 3 4 1 2 3 4 1 2 3 4
Phase I. Program
Confirmation Inventory,
Public Interaction
1. Work Session#1-Meetings 'ii[ '`:>'
w/Staff,CCRC
2. Data Gathering,Field Work, !Oil
Interviews
3. Training for Proj.Office Staff MIAw......<?
4. Preliminary Anal.Summary ■
5. Public Forum#1 -"Listening •
Session"
6. Wrap Up Session ,, :!.•
Phase II. Planning Strategy
1. Develop Opinion Survey somi
w/Project Office
2. Issue Survey r
3. Prepare Issues and Opport. moons
Report&Graphics
4. Work Session#2-Design& Its
Dev.Goals;Present Issues&
Opportunities Report
5. Public Forum#2 •
6. Wrap Up Scssion 0
7. Alt.Strategy Formulation
8. Work Session#3 ins
9. Public Forum#3 •
10.Select Preferred Alternative •
Phase III. Development Plan
1. Prepare Draft Phys.Dev.PI.
2. Prepare Draft Econ.Dcv.Plan • , t
3. Work Session#4-Review mow
Draft Phys.&Econ.Dev.Pl.
4. Public Forum#4 •
5. Revisions to Physical& • •
Econ.Dcv.Plans
6. Prepare Draft Imple.Plan
7. Work Session#5-Review 1101111
Implement Plan
8. Revisions
mimmirN
9. Work Session#6-Review
Final Plan mow
10.Public Forum#5 •
11.Wrap Up Session •
Phase IV. Documentation
1. Final Document Preparation
2. Work Session#7
3. Public Fonun#6 1 •
•
■ Task
• Meeting/Wk Session
e
in
Agenda Item No . 6; AP,D0A/
,;. •, !At
April 23 , 1990
TO: Mayor and Members of the City Council
FROM: Larry L. Rice, City Manager
SUBJECT: Center City Plan
PURPOSE
The purpose of this memorandum is to forward to the Mayor
and City Council a recommendation from the Center City Redevel-
opment Committee (CCRC) regarding a planning consultant.
BACKGROUND
On April 20 , the CCRC heard presentations by four national-
ly renowned firms competing for the Center City planning assign-
ment. After careful consideration the CCRC selected Sasaki
Associates, Inc. of Watertown, Massachusetts for the project.
Included on the Sasaki team are Tesca Associates, Inc. and
Hampton, Lenzini & Renwick of Evanston and Elgin, respectively.
A copy of the Sasaki proposal is attached.
FINANCIAL IMPACT
The cost of the Center City plan as proposed is $229 ,728 ,
plus expenses estimated to be $35 ,000 . The funds for this
project will be available from the sale of the farm colony
property.
RECOMMENDATION
If the City Council concurs with the recommendation of the
CCRC, the staff should be directed to negotiate a professional
services contract with Sasaki Associates.
ice(1:)11 )
Larr Rice, C ' ty Manager
LLR:amp
Proposal for: Professional Services
Center City
Master Plan
Ei ' in
•
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• c, ti
7.
OA
From: Sasaki Associates,Inc.,Watertown,MA
Teska Associates,Inc.,Evanston,III
Hampton,Lenzini & Renwick,Elgin,III.
Date: April 20, 1990
Mr. Robert O. Malm
Sasaki Associates, Inc. Assistant to the City Manager
City of Elgin
150 Dexter Court
Elgin, Illinois 60120-5555
Re: Elgin Center City Master Plan
Dear Mr. Malm,
Sasaki Associates, Inc. (Sasaki) is pleased to submit this proposal to the
City of Elgin for the development of a Center City Master Plan. We believe
the team that we have assembled, our experience in similar projects, and
the personnel that have been assigned to the project will provide the City
with the resources needed to accomplish its objectives with imagination,
understanding and within an advantageous time frame.
We believe our team offers unique strengths beyond its considerable skills
and expertise in urban planning and design: extensive experience in the
Fox River Valley and a thorough knowledge of the challenges and
opportunities which exemplify this corridor; the ability to draw directly from
our Highland Park experience and success with public process and
consensus building; and finally the ability to provide the City and the Center
City Redevelopment Commission with an immediate response to
unforeseen demands typical of these projects (attendance at a special
meeting for example) in an expedient and cost effective manner.
The team's experience in implementing urban improvement programs and
projects such as envisioned for Elgin has been well established with public
clients throughout Illinois, the Midwest and across the nation. We believe
that the success of our planning and design efforts is due in part to our
efforts to carefully discern a community's goals and to translate these goals
into solutions which meet the unique needs and reflect the unique character
of the community and region.
We are excited about the challenge facing Elgin and the rewards inherent in
participating in a truly public process. We look forward to the opportunity
,.. , of assisting the community in reaching its goals for the Center City.
Yours Truly,
enneth E. assett
Principal
Sasaki Associates,Inc. TABLE OF CONTENTS
Section 1: Introduction
Section 2: Project Team and Organization
• Team Organization Chart
• Resumes
Section 3: Project Approach
Section 4: Scope of Services
• Activity Chart
• Project Budget
• Responsibility of the Client
• Additional Services
Section 5: Previous Project Experience
INTRODUCTION
Sasaki Associates, Inc. (Sasaki) is pleased to present this proposal to
the City of Elgin for the Elgin Center City Master Plan. The Project Team of
Sasaki, Teska Associates, and Hampton, Lenzini & Renwick with
Sasaki acting as prime consultant, has been assembled to provide the City
with the highest level of design, planning, and technical expertise in order to
accomplish its objectives for the Center City. The team respresents a blend of
experience and knowledge of Central Business District planning and design in
cities throughout the nation. More importantly, the team members have
performed substantial work in the region, providing the commitment necessary
for joining the City in realizing an economically strong, vibrant, and attractive
Center City for Elgin.
The nature of the proposed master plan, however, requires more than design,
planning and technical know-how. It requires a thorough understanding of the
local context in which the decisions were made leading to this request for
proposal. It also necessitates an understanding of the political process which
guided these decisions. Our team provides a balance of professional expertise
with an experientially based knowledge and understanding of local issues,
individuals, trends and the political arena in which decisions must be carried
forth. The presence of team members in Elgin will allow us to attend all
meetings of importance to the project, to monitor local developments and to be
available on a day to day basis to answer questions and provide information
for the public
The City of Elgin has emphasized the need for a participatory process. We
believe this process is vital to the ultimate success of the Master Plan effort.
The project team has the necessary knowledge and experience and is
committed to a process of public/private input and cooperation throughout the
planning effort. The individual firms represented will work together as a team
to provide a smooth flow of information to the community. More importantly,
we anticipate the team concept will extend to include the public sector with its
staff, advisory groups and elected officials, and the private sector for the
merchants, shoppers, and employees who look to the downtown for their work,
shopping and entertainment. We believe our approach to this project will
ensure this essential relationship between all parties interested in the future
of Elgin's Center City Area.
PROJECT TEAM AND ORGANIZATION
In order to meet the diversity of needs of the City of Elgin and to complete the
proposed projects in a timely mariner, the project team represents a broad
range of professional skills and experience which can be readily mobilized.
The involvement of City agencies, volunteer organizations,units of
government and the public in general make it critical that the team members be
organized and readily responsive to the full range of interactions required in
the process. Each team member brings a specific and fundamental level of
technical design and planning capability to the project.
Team Managment:
• Sasaki Associates, Inc.
Sasaki will be the lead consultant, coordinating the work of the other
team members and providing the liaison with the City of Elgin Project
Coordinator and other agencies as necessary. Sasaki will direct the
work process and provide the lead in the design issues.
Sasaki is a multi-disciplinary firm representing a wide range of
disciplines including architecture, planning, urban design, landscape
architecture, civil engineering, transportation, and environmental
services. The firm will draw upon its staff of professional experts, as
well as its technical facilities to meet the project's needs.
Mr. Kenneth Bassett will be the Principal-in-Charge for Sasaki
Associates, Inc. Mr. Bassett has served as landscape architect and
urban designer with Sasaki for over 15 years. His role as Principal-in-
Charge involves him in all aspects of professional management and
project execution. Mr. Bassett's expertise includes extensive
experience in the execution of a broad range of projects reflecting urban
design and planning, streetscape improvements, and public park
design.
Sasaki will assign Mr. Robert C. Ballou, a landscape architect and
planner, as Project Manager. Mr. Ballou has extensive experience in
projects of this type and is currently Project Manager for the on-going
planning of downtown Highland Park, Illinois. He joined Sasaki after
five years as project manager for Highland Park's downtown
revitalization program which completed a $21 million streetscape,
public plaza, and mixed-use development project with Tax Increment
Financing. Mr. Ballou was directly responsible for developing a public
participation program, building a merchant constituency, providing
liaison between various interest groups, the City and project
consultants, and providing design overview. In addition, he
participated in establishing an on-going maintenance program and
special events planning and programming.
Mr. Ballou will coordinate the activities of the various team members
and will work directly with the project office to orchestrate all phases
and activities of the project. He will provide training and direction for
the establishment and operation of the project office.
• Teska Associates, Inc.
Teska Associates, Inc. is a well respected planning and design firm
which has,during its 15 year history, focused specifically on
community development and revitalization. The firm offers a range of
design and planning emphasis as well as expertise in economic
development strategies, fiscal impact analysis, tax increment financing
and implementation strategies. From its base in Evanston, the firm
has extensive experience in Illinois with over 60 public sector clients
in Northern Illinois alone.
Teska Associates, Inc. will provide planning support to the team with
particular focus on the development of planning,economic and
implementation strategies. The firm will also provide liaison to the
various City agencies, staff and the Central City Redevelopment
Committee and will work with the project office to coordinate all
activities generated by the project.
Mr. Robert B. Teska will direct the responsibilities of the firm in
this project and will be the lead team member for the firm. Mr. Teska
brings to the project not only a nationally recognized reputation for
planning expertise, but thorough knowledge and understanding of the
dynamics of the Fox River Valley.
Mr. Teska will be assisted by Lee Brown and Robin Schabes,
both of whom recently prepared a Strategic Plan for downtown
Waukegan, Illinois.
• Hampton, Lenzini and Renwick, Inc.
Hampton, Lenzini and Rewick, located in Elgin, specializes in
municipal and local government work with particular focus on municipal
administrative functions, funding methods, water, storm/sanitary
sewer and transportation systems design, implementation and
management.
The firm will provide team support regarding issues of engineering,
provide direct interface with the City's transportation consultant, and
will provide direct liaison with various City agencies, staff and the
Center City Redevelopment Committee by monitoring day to day
project related activities, answering questions regarding the project,
and attending all project related public meetings, i.e., City Council
meetings, meetings of special interest groups, and regular meetings of
the Center City Redevelopment Committee.
Mr. Richard Hampton and Mr. Robert Lenzini will direct the
responsibilities of the firm with particular focus on providing
coordination with the City's traffic consultant. They will be assisted by
Mr. Doug Paulus who will provide day to day coordination with the
project office.
Center City Master Plan
Elgin, Illinois
Team Organization
CITY OF ELGL\
Subconsultants
to City
Center City
Redevelopment Committee
Project
Office
Sasaki Associates,Inc.
Kenneth Bassett
Stuart Dawson
Robert Ballou
Gary Anderson
Kim Baur
Teska Associates Hampton,Lenzini & Renwick
Robert Teska Richard Hampton
Lec Brown Robert Lenzini
Robin Schabes Doug Paulus
Kenneth E. Bassett,ASLA,Principal
Landscape Architect
Sasaki Associates, Inc. A member of Sasaki Associates,Inc.since 1968,Mr.Bassett is a Principal Landscape Architect
and Urban Designer responsible for all aspects of professional management and project
execution. He is involved with a variety of project types,including master planning for
educational institutions,resort planning,urban open space and waterfront design,and
landscape architectural services for urban and rural sites. He has directed community
involvement programs for public sector clients,and has overseen traffic planning and civil
engineering services.
Urban Planning and Design Experience
• Akron Lock 2 Canal Park;Akron,Ohio
• Auraria Parkway;Denver,Colorado
• Brandywine Gateway/Fletcher Brown Park;Wilmington,Delaware
• CBD Improvement Program;Lima,Ohio
• Cleveland Public Square;Cleveland,Ohio
• Court Street Revitalization;Cincinnati,Ohio
• Highland Park Central Business District;Highland Park,Illinois
• Highland/Naghten Urban Design Study; Columbus,Ohio
• Louisville Open Space Plan;Louisville,Kentucky
• Main Street Improvements;Springfield,Massachusetts
• Nashville Riverfront Park;Nashville,Tennessee
• Reston Town Center;Reston,Virginia
• Sensenbrenner Park; Cleveland,Ohio
• Speer Boulevard Improvements;Denver,Colorado
• Toledo Promenade Park and Central Business District;Toledo,Ohio
Corporate and Commercial Experience
• Fairlakes;Fairfax County,Virginia
• Fairview Park; Fairfax County,Virginia
• Hercules Headquarters; Wilmington,Delaware
• Morgan Christiana Center;Stanton,Delaware
• Owens Illinois Headquarters;Toledo,Ohio
• Princeton Forrestal Village;Princeton,New Jersey
Registrations
Registered Landscape Architect:MA,NJ,OH,VA,WV
Certificate:Council of Landscape Architectural Registration Boards
Professional Affiliations
American Society of Landscape Architects
Boston Society of Landscape Architects,President
The Urban Land Institute
Society for College& University Planning
Education
Harvard University Graduate School of Design,Master of Landscape Architecture, 1967.
University of Michigan,Bachelor of Landscape Architecture, 1964.
•
Stuart O. Dawson,FASLA,Principal
Landscape Architect
Sasaki Associates,Inc. Mr.Dawson joined Sasaki Associates,Inc.in 1957,and became a Principal of the firm in 1962.
In addition to his extensive corporate,waterfront and institutional experience,Mr.Dawson
has participated in the planning and design of major urban developments throughout the
United States and abroad. His work with the firm has ranged from such notable projects as the
Citicorp Center Plaza in New York City,to the Dallas Arts District in Dallas,Texas.
Over the course of his professional career,Mr.Dawson has played an active design role at
Sasaki. As Principal-in-Charge of Design for numerous projects,he has directed
interdisciplinary teams from initial master planning to construction administration.He
currently serves as director of the firm's Landscape Architecture Department and the Urban
Spaces Studio. As one of the profession's leading designers,Mr.Dawson has served as a guest
lecturer,design critic,and juror to numerous professional and academic institutions.
Urban Design Experience
• Betty Marcus Park;Dallas,Texas
• Boston Waterfront Park;Boston,Massachusetts
• Buffalo Downtown Plan;Buffalo,New York
• Charleston Waterfront Park; Charleston,South Carolina
• Chattanooga Waterfront;Chattanooga,Tennessee
• Christian Science Center;Boston,Massachusetts
• Citicorp;New York,New York
• Colgate-Palmolive;Jersey City,New Jersey
• Dallas Arts District;Dallas,Texas
• Fountain Plaza; Buffalo,New York
• Highland Park Streetscape;Highland Park,Illinois
• Long Wharf Restoration;Boston,Massachusetts
• Nashua Mainstreet;Nashua,New Hampshire
• Newburyport CBD;Newburyport,Massachusetts
• Smithsonian Institution South Garden Development;Washington,DC
• Southwest Corridor Project;Boston,Massachusetts
• Syracuse Waterfront;Syracuse,New York
• Toledo Promenade Park and Central Business District;Toledo,Ohio
Registrations
Registered Landscape Architect in 30 states.
Certificate: Council of Landscape Architectural Registration Boards.
Professional Affiliations
American Society of Landscape Architects,Fellow
Boston Society of Landscape Architects
Institute for Urban Design,Board of Advisors
Public Policy Boards
Boston Landmarks Commission,Founder
City of Dallas Urban Design Task Force,Member.
Education
Harvard University,Graduate School of Design,Master of Landscape Architecture, 1958.
University of Illinois,Bachelor of Fine Arts in Landscape Architecture, 1957.
Robert C.Ballou,ASLA,Senior Associate
Landscape Architect
Sasaki Associates,Inc. Mr.Ballou is a project manager,planner and site designer with fifteen years of
professional land planning and design experience. He has managed or participated in a
variety of multidisciplinary projects ranging from mixed-use developments and
residential communities to urban streetscapes and institutions.
Prior to joining Sasaki Associates,Mr.Ballou was Director of Urban Design for the City
of Highland Park,Illinois,where he managed a five-year downtown revitalization
program. He served as an urban designer and planner with the Charlotte Mecklenburg
Planning Commission in North Carolina,and was a land planner for a major developer
in the Southeast. He has also led private practices in North Carolina and Reston,
Virginia.
Urban Planning and Design Experience
• Highland Park Central Business District;Highland Park,Illinois
• Indiana State University;Terre Haute,Indiana
• Northern Illinois University;De Kalb,Illinois
• University of Pittsburgh;Pittsburgh,Pennsylvania
• Whitehall;Charlotte,North Carolina
Land Planning Experience
• Alyeska Ski Resort; Girdwood,Alaska
• Lake Norman New Community; Mecklenburg County,North Carolina
• Mount Hope Property,Brown University;Bristol,Rhode Island
• Riddle Farm; Ocean City,Maryland
• Swiss Village Resort Master Plan;Suwa City,Nagano Prefecture,Japan
• Wentworth by the Sea;Newcastle,New Hampshire
Professional AMliations
American Society of Landscape Architects
Institute for Urban Design
Awards
Honor Award,North Carolina Chapter of the American Society of Landscape
Architects, 1978.
Publications
"The Uptown Pedestrian:An Urban Design Study of Charlotte,North Carolina", 1978.
"Highland Park Streetscape Project:Suburban Downtown Revitalization and the
Pedestrian", 1985.
Education
Loyola University,Master of Urban Studies,with Honors, 1985.
North Carolina State University,Bachelor of Landscape Architecture with Honors, 1971.
Kim Baur
Landscape Architect
Sasaki Associates, Inc. Ms. Baur is a senior landscape architect with ten years of professional experience in large-scale
land planning,park and open space design,and urban design. She has participated in a variety
of corporate,commercial,institutional,municipal,and mixed-use projects.
Prior to joining Sasaki Associates,Ms.Baur was an assistant professor at Colorado State
University,College of Forestry and Natural Resources. She also worked as a landscape
architect for consulting firms in Ann Arbor,Michigan and Fort Collins,Colorado.
Urban Design Experience
• Dow Foundation Master Plan;Midland,Michigan
• Hamilton Lakes West; Chicago,Illinois
• Reston Town Center;Reston,Virginia
• The Ted Hood Marina;Melville,Rhode Island
• University Circle;Cleveland,Ohio
• Whiskey Island Waterfront Development;Cleveland,Ohio
Previous Large-Scale land Planning and Design Experience
• Ann Arbor Technology Park Commercial Center;Ann Arbor,Michigan
• Caterpillar Tractor Company;Lafayette, Indiana
• Fuller-Glenn Road Realignment;Ann Arbor;Michigan
• Goodyear Tire and Rubber Company;Akron,Ohio
Previous Institutional Planning and Design Experience
• Dexter Community School Master Plan; Dcxtcr,Michigan
• Lory Student Center Sculpture Garden and Plaza,Colorado State University; Fort Collins,
Colorado
• Michigan State Horticultural Demonstration Garden;Lansing,Michigan
• Oakland University;Rochester,Michigan
• Veterans Administration National Cemetery;Fort Custer,Michigan
• Western Wayne County Community College;Van Burren,Michigan
Previous Urban Design Experience
• Ann Arbor Corridor Study;Ann Arbor,Michigan
• Ann Arbor Pedestrian Improvements Project;Ann Arbor,Michigan
• Brush Street Mall;Detroit,Michigan
• Fort Collins Design Guidelines for Pedestrian Way Improvements;Fort Collins,Colorado
• Midland City and County Complex Site Plan;Midland,Michigan
• Midland Downtown Plan;Midland,Michigan
Previous Park Design Experience
• Fournie Park; Midland,Michigan
• Independence Lake;Ann Arbor,Michigan
• Kremmling Community Park;Kremmling,Colorado
Education
University of Michigan,Master of Landscape Architecture, 1982.
Pennsylvania State University,Bachelor of Science in Landscape Architecture, 1978.
Gary T. Anderson,AIA,Senior Associate
Architect and Urban Designer
Say Associates, Inc. Mr.Anderson is a project architect and urban designer with over ten years of professional
experience. His design and planning expertise ranges from conceptual design development to
establishing architectural character and guidelines. A member of the firm's Waterfront Studio,
he has designed a number of waterfront projects for private,institutional,and commercial
developers. Prior to joining Sasaki Associates,Mr.Anderson was an architect in Minneapolis
and St.Paul,Minnesota.
Urban Design Experience
• Ann Arbor;Ann Arbor,Michigan
• Emerson College;Lawrence,Massachusetts
• Fidelity Properties;Dallas,Texas
• Northampton Garage Study;Northampton,Massachusetts
• Potomac Greens;Alexandria,Virginia
Waterfront Experience
• Eastern Point:Housing,Commercial,Marina;Portland,Maine
• Mystic Seaport Museum;Mystic,Connecticut
• The Boat Club;Chicago,Illinois
Corporate Experience
• Housatonic Corporate Center;Milford,Connecticut
• Prudential Westwood;Westwood,Massachusetts
Previous Experience
• Honeywell Residential Division Corporate Headquarters;Golden Valley,Minnesota
• Piper Jaffrey Tower:43-story speculative office tower;Minneapolis,Minnesota
Registrations
Registered Architect: Maine,Massachusetts and Minnesota
Certificate: National Council of Architectural Registration Boards
Professional Affiliation
American Institute of Architects
Academic Positions
Boston Architectural Center,Visiting Juror, 1986.
University of Minnesota,Visiting Juror, 1980.
Harvard University Graduate School of Design,Visiting Juror, 1985,1987, 1989.
Awards
Harvard University Graduate School of Design,McKnight Scholarship, 1984.
Harvard University Graduate School of Design,Student Forum Representative, 1984-85.
Publications
"Townscapes,"contributing author,University of Minnesota School of Architecture, 1976.
Education
Harvard University Graduate School of Design,Master of Architecture in Urban Design, 1985.
University of Minnesota,Bachelor of Architecture and Bachelor of Environmental Design,
1977.
Resume of
ROBERT B. TESKA, AICP, PE
Principal
Experience - .. _ .
Robert Teska's professional career spans j� - ' . .
a period of almost thirty years during ,. r " ► T.v
which he has consulted to the World r. *, rivr_
Bank overseas and directed over 300 - ►
...4 ,
projects throughout the United States. . i. 1..
Many of these have been nationally and
internationally acclaimed award winners for _ .
innovative concepts in transportation/land ca,
use relationships, new town design, busi- -; -1 - - .
Hess district redevelopment and citizen 0'
Z.j
participation in environmental planning. In .. =
1986, Mr. Teska was awarded the .�.' -`
il* yr -"
American Society of Civil Engineers' Har- -° :
land Bartholomew Award for distinguished -.` .
i.
service in the field of urban and regional `} •` -
planning.
Mr. Teska has held positions as Principal Education
and Vice President of Land and
Community Planning for Barton-Aschman B.S. Civil Engineering
Associates, Inc. (Evanston and Washington, University of Wisconsin (Madison)
D.C.), Lieutenant in the U.S. Corps of
Engineers, Planning Engineer for the B.S. City Planning
Blauvelt Engineering Company and Staff University of Wisconsin (Madison)
Planner for the Madison Wisconsin City
Planning Commission. He is a registered M.S. City Planning
Professional Engineer and a member of University of Illinois (Urbana)
the American Institute of Certified Plan-
ners.
The author of over 40 professional papers Professional Affiliations
and articles, Mr. Teska maintains a heavy
public speaking schedule and lectures at American Institute of Certified Planners
numerous colleges and universities. He American Planning Association
presently serves on the Board of Gover- American Society of Civil Engineers
nors of the Metropolitan Planning Council Urban Land Institute
of Chicago. He has also served as Interamerican Planning Association
Chairman of the American Planning Asso- International Council of Shopping Centers
ciation's Metropolitan and Regional Plan- Lambda Alpha International,
ping Division, Chairman of the Governor's Honorary Land Economics Society
Committee on Metropolitan Planning Orga-
nization in Northeastern Illinois, and Chair-
man of the Evanston Business District
Redevelopment Commission.
TESKA ASSOCIATES, INC.
ROBERT B. TESKA, AICP, PE
Industrial/Commercial Development. Beth-
lehem Steel Corporation (Burns Harbor IN);
Representative Projects Universal Oil Products Company (234,000
acres in Upper Michigan); Brown and Root
Environmental Resources. State of Illinois Office Headquarters, Lombard IL; Marriott
Coastal Zone Management Program, and Corporation Great America Theme Parks;
Lake Michigan Water Allocation Program; Montgomery Ward distribution center and
State of Ohio Erie Shore Zone Management business park (Cincinnati OH) and head-
Program; State of Florida Land and Water quarters complex (Chicago IL); 160-acre
Management Act Implementation; North- retail-office center in Springfield IL; 340-acre
eastern Illinois 208 Water Quality Manage- business-industrial park, North Aurora IL; I-
ment Program. 90 business park, Loves Park IL; Sears
Roebuck Merchandise Group headquarters,
Regional Planning Studies. Orange Coun- Hoffman Estates IL
ty CA; Erie and Niagara Counties NY;
Lancaster County NE; St. Mary's, Charles New Communities- Development policies
and Calvert Counties MD; Northeastern for Dade County FL; conversion of Fort
Illinois Planning Commission; Barrington (IL) Wolters, Mineral Wells TX; impact analysis
Area Council of Governments; Will County of Irvine CA; new community plans in
IL; Loudoun County VA. Northeastern IL and Northwestern IN; site
plans for Dunbar Corporation and Miller
Comprehensive Community Plans. Beloit Builders (Chicago IL) and W.R. Grace
and Eau Claire WI; Lincoln NE; Community (Philadelphia PA); recreational communities
Renewal Program for Anne Arundel County near Utica IL and in Michigan's Upper
MD; Barrington Hills, Tower Lakes, Winnet- Peninsula; rural hamlets and villages in
ka, Geneva, Bartlett, Batavia, Oakbrook Kane County IL; 300 acre residential, office
Terrace, Wayne, and North Barrington IL; and equestrian development in Lake Forest
Chesapeake VA, Liberty Township OH. IL.
Transportation Plans. Decatur and Macon Program Management. Illinois Institute of
County IL; High Accessibility Corridors in Natural Resources multi-year work program;
the Comprehensive Plan of Chicago; Ogden study design for future of steel manufactur-
Avenue Study (Hinsdale IL); Joliet, ing in Illinois-Indiana bi-state region; work
Evanston, Lake Forest and Aurora-Naperville programs for Illinois Lake Michigan diver-
IL Transportation Centers. sion and Illinois emergency conservation
plan; project management guidance to U.S.
Business Districts. Syracuse NY; Eau Environmental Protection Agency; urban
Claire and Racine WI; Sandusky OH; Lin- projects evaluation for the World Bank and
coin NE; Aurora, Des Plaines, Bensenville, Republic of the Philippines; Task Force on
Lincolnwood, Crystal Lake, La Grange, the Future of Illinois.
Geneva, Hanover Park, Winnetka and
Evanston IL; Bismarck ND; Lawrence KS. Economic Development. Organizational
workshops for Des Plaines IL; development
Zoning Studies. Washington DC; Schenec- strategies for South Suburban Mayors and
tady NY; Lincoln NE; Winfield and Lake Managers Association, and for West Central
Forest IL; Beloit WI; Chesapeake and Municipal Conference IL; developer recruit-
Loudoun County VA, expert testimony, merit for Aurora, Evanston, and Crystal
project review. Lake IL and Kenosha WI; eleven tax incre-
ment finance projects in Illinois.
Urban Waterfronts. The Abbey Resort,
Lake Geneva WI; resort/marina development Cost-Revenue Impact Analysis. Barrington
in St. Joseph MI; Kenosha WI Gateway Area IL; Tri-County (Lansing) Michigan
Marina redevelopment; redevelopment of 800 Region; U.S. Department of Housing and
acres along the Mississippi River, East St. Urban Development; Glenview, Northbrook,
Louis IL; Chicago lakefront park expansion; Burr Ridge IL; Houghton MI.
Geneva-on-the-Dam, Geneva IL; riverfront
park and trail system, Belvidere IL; Historic Preservation. Coppertown USA in
lakefront lagoon restoration, Evanston IL; Calumet MI; South Dearborn Street,
tax increment finance plan for the Chicago IL; Millburn, Ontarioville, Belvidere,
Waukegan IL lakefront. Wayne, and Dundee IL.
TESKA ASSOCIATES, INC.
ROBERT B. TESKA, AICP, PE
Awards Lectures and Teaching Positions
First Prize, Interamerican Planning Northwestern University, University of
Society, Salvador, Brazil, for High Ac- Illinois (Champaign Urbana and Chicago),
cessibility Corridors in the Comprehen- Charles County (MD) Community College,
sive Plan of Chicago. George Washington University, University
of Northern Colorado, Virginia Polytech-
Honorable Mention, International Town nic Institute, De Paul University, William
Planning Competition for Urban Expan- Rainey Harper College, University of
sion of Vienna South, sponsored by the Wisconsin, Northeastern Illinois University,
City of Vienna, Austria. and University of North Carolina.
Citation for Citizen Action, awarded by
Environmental Monthly for "environmental
excellence" as reflected in planning for
the Barrington IL area.
Award for Excellence, presented by
Design and Environment for the Lincoln Civic Activities
Center downtown development program,
Lincoln NE.
City of Evanston IL Planning Commis-
Citation presented by Progressive sion; Wood Acres MD Zoning Committee
Architecture for Lincoln Center. (Chairman); Historic Coppertown USA
Advisory Board, Calumet MI; Landmarks
Merit Award, presented by the American Preservation Council Board, Chicago;
Society of Landscape Architects for Commercial Development Committee,
Lincoln Center. Chicago Association of Commerce and
Industry (Chairman); City of Evanston IL
Merit Award, presented by the Illinois Business District Redevelopment Corn-
Chapter, American Planning Association mission (Chairman); Illinois Futures Fo-
for the Geneva IL Riverfront Redevelop- rum (Co-founder); Metropolitan Planning
ment project. Council Board of Governors; American
Planning Association Metropolitan and
Harland Bartholomew Award, presented Regional Planning Division (Chairman);
by the American Society of Civil Governor's Committee on Metropolitan
Engineers for distinguished service in Transportation Planning Organization in
the field of urban and regional planning. Northeastern Illinois (Chairman); Design
Evanston (founder); Illinois Main Street
Listed in Marquis' Who's Who in the Advisory Committee; Evanston Chamber
Midwest and in The International Who's of Commerce Parking Committee; Rotary
Who in Community Service. International.
TESKA ASSOCIATES, INC.
Resume of
LEE M. BROWN, AICP
Principal
Experience
Mr. Brown has a diverse background in v�
urban planning, development regulation '�
and real estate economics, and is particu-
larly adept at facilitating public/private . . , k
partnerships. Prior to his joining Teska �� :j _
Associates, Inc., he served as Community r
Development Director for the City of `
Monona WI and on the planning staff of
the cities of Brooklyn Park MN and
Highland Park IL.
•
As Vice President and Principal of Teska
Associates, Inc., Mr. Brown acts as '
project manager on a wide variety of 011.40k
planning and problem-solving assignments. .
He has dire
cted comprehensive planning
and growth management projects for vari-
ous jurisdictions in Illinois, Wisconsin, Education
Minnesota and Indiana. He has continued
to act on behalf of municipalities in the B.U.P. Urban Planning
process of private sector development University of Illinois (Urbana)
review. As consulting Village Planner of
Bartlett IL, he is called upon to provide M.S. Urban Planning
professional counsel in the evaluation of University of Wisconsin (Madison)
current planning applications and municipal
project plans. Recent projects under Mr.
Brown's direction include the comprehen-
sive plans of Bartlett and Will County IL
and urban design guidelines for Park
Ridge IL, and revitalization plans for
downtown Waukegan and Lansing IL. He Professional Affiliations
is also principal author of Wisconsin's first
Performance Zoning Code. American Institute of Certified Planners
American Planning Association
Having administered zoning and National Trust for Historic Preservation
subdivision regulations, growth management
ordinances, sign ordinances and appear-
ance codes as a public official, Mr.
Brown is able to offer special expertise in
code enforcement. He is skilled in real
estate feasibility analysis, tax increment
financing, fiscal impact analysis, market
studies, capital improvement programming,
municipal budgeting, grantsmanship and
bond financing. Mr. Brown has also
developed an extensive array of related
microcomputer models and has presented
lectures on these and other topics at
universities throughout the Midwest.
TESKA ASSOCIATES, INC.
LEE M. BROWN, AICP
Representative Projects
Comprehensive Plans. Bartlett, Richton Continuing and Current Planning. Review
Park, River Forest, and Will County IL; City of private development projects including
of Chesapeake VA. annexations, site plans, subdivisions,
rezonings, variations, special use permits,
Zoning and Site Plan Review. Highland fiscal impacts, and review and approval of
Park, Winnetka, Winfield, Park Ridge, River signs for the municipalities of Bartlett,
Forest and Bartlett IL; Brooklyn Park MN; Algonquin, Park Ridge, Highland Park,
Monona WI. Winfield, River Forest, Kenilworth and
Bensenville IL.
Market and Fiscal Impact Analysis. Two-
million square feet of office for Homart Site Design. 900 acre mixed use
Development Company; 3.7 million square Waterfront Resort Community in Portage IN;
foot corporate office center for Ameritech 140 acre Villa Olivia golf/course/residential
Services, Inc.; 6 square mile mixed use PUD; Community shopping centers for
development area for the Village of Lake Melvin Simon and Associates in Bridgeview
Bluff IL; community shopping centers for and Matteson IL; McDonald's Restaurant
Melvin Simon and Associates; public and in Lincolnshire IL; Office developments in
private development projects throughout Lincolnshire and Deerfield for the Goldman
metropolitan Chicago. Companies and North Shore Gas Company.
Tax Increment Finance District Develop-
ment. Aurora, Galena, Wheeling, Bartlett,
Bedford Park, Bensenville, Bridgeview,
Hoffman Estates, Libertyville, La Grange,
Lansing, Waukegan, and River Forest IL;
Monona WI.
Residential Development Design. 900
acre Waterfront Development in Portage IN;
140 acre Villa Olivia golf course/residential
PUD.
Commercial Site Planning. Melvin Simon
and Associates; Pathway Financial Corpora-
tion; McDonald's Corporation; North Shore
Gas Company; The Goldman Companies;
The Taubman Company.
Computer Modeling. Financial/Econimetric
Tax Increment Finance models; shared park-
ing optimization; real estate and project
feasibility studies; capital improvement
scheduling; life cycle costing; debt and
fiscal impact forecasting; FAR and density
models, lot optimization models; and
geographic data base systems.
Development Regulation. City of Monona
WI Performance Zoning Ordinance; City of
Evanston IL Signs and Graphic Control
Ordinance; City of Brooklyn Park MI Build-
ing Maintenance Code; Park Ridge IL
Urban Design Guidelines; Hoffman Estates
IL Development Impact Fee System.
TESKA ASSOCIATES, INC.
Resume of
ROBIN A. SCHABES
Senior Associate
Experience YR . x - .
Ms. Schabes is an urban planner with -
specialized planning and research expertise •-.' -_
,.
in economic and fiscal analysis, tax
Y `i.
increment financing, and business district
revitalization. She has conducted retail and - • -
bank market studies, demographic analy- . ._
ses and forecasts, and strategic planning , .11/!a r •
for economic development.
Since joining Teska Associates Inc., Ms. •
�- •
Schabes has played a major part in the a ' e-
preparation of comprehensive plans for -'-t'cep'
Bartlett IL and the Batavia IL Park Dis- rZ
_:- " =
trict. Highly skilled in tax increment fi- •
nancing, Ms. Schabes has conducted eligi-
bility studies, prepared land use proposals,
and evaluated fiscal feasibility programs.
In these capacities, she has worked with Education
the municipalities of Aurora, Batavia,
McHenry, North Aurora, and Lansing IL. B.A. Geography and Urban Studies
She also had a major role in the prepar- Northwestern University
ation of the first TIF Economic Develop-
ment Area plan in Illinois for the Village M.U.P.P. Urban Planning and Policy
of Hoffman Estates, involving the reloca- University of Illinois (Chicago)
tion of the Sears Roebuck Merchandise
Group headquarters.
In the area of fiscal analysis, Ms.
Schabes has assisted public and private
sector clients in analyzing the revenues
and costs associated with various types Professional Affiliations
of development. She has worked with
several national developers and with the American Planning Association
municipalities of Burr Ridge, Northfield, Phi Kappa Phi Academic Honor Society
Lake Bluff, Lake Forest and Streamwood
IL and Racine WI on such projects and
acted as a principal team member in
developing an equitable development im-
pact fee system for Hoffman Estates IL.
Prior to joining TAI, Ms. Schabes served
as Research Analyst for the Area
Development/Public Affairs Division of the
Continental Illinois National Bank and Trust
Company. Other employers have included
the Illinois Legislative Investigating Com-
mission and the Washington D.C. Office
of the Illinois General Assembly.
TESKA ASSOCIATES, INC.
ROBIN A. SCHABES
Representative Projects
Comprehensive Plans. Bartlett IL; Com-
prehensive Master Plan for the Batavia Park
District, Batavia IL; Policy Framework for
Riverdale IL.
Tax Increment Financing. Aurora, Batavia,
McHenry, North Aurora, Lake Forest, Hoff-
man Estates, and Waukegan IL; Bond Sup-
port/Incremental Tax Increment Revenue
Stream Analysis for Lansing IL; State Sales
Tax Boundary Compliance Reports for La
Grange and Libertyville IL.
Market and Fiscal Impact Analysis.
Impact Fee Analysis for Hoffman Estates IL;
Fiscal Impact Analysis for Northfield, Burr
Ridge, Des Plaines, and Tinley Park IL, and
Racine WI; Bond Support/Revenue Stream
Analysis for Streamwood IL; Fiscal Impact
Analysis of Potential Annexation Areas for
Lake Bluff IL; Bridge Impact Study for St.
Charles IL; General Market Trends Analysis
for the Route 59 Commuter Rail Station
Development for the Regional Transportation
Authority (IL); Bank Market Studies for
Continental Illinois National Bank.
Special Studies. Civic Center Support
Grant Applications for Centre East, Skokie
IL and River Forest IL; York Corridor Land
Use Evaluation for Bensenville IL.
•
TESKA ASSOCIATES, INC.
Name Robert E. Lenzini Date of Birth March 14. 1932 Experience (Years)
Total I Present
Education with Position
Firm with Firm Other
University of Illinois B.S. in Civil Engineering, 1954
12 5. 19
Registration
Professional Engineer #24136, Illinois, 1964
Membership and Activities in Professional Societies :
ASCE, ITE, APWA, AWWA
Record of Experience on Transportation-related Projects:
Years
Position Firm Types of Work From - To
Field Engineer E.A. Meyer Construe- Construction of interstate highways,
tion Company _ urban streets, storm sewers, sanitary
sewers and water mains 1958-1962
Engineer and Company Bleck Engineering Co. Design of multi-lane highways, urban
Officer streets, traffic signals, FAUS project
reports, small dams, sewage lift sta-
tions and water pumping stations 1962-1977
Engineer and Company Hampton, Lenzini and Preparation of Environmental Statements
Officer Renwick, Inc. location, geometric & other required
reports to qualify agency projects for
Federal funding. Preparation of con-
struction plans & specifications for
highways, local streets, storm sewers,
sanitary sewers, water mains & traffic
signals. Preparation of traffic con-
trol systems, area storm systems &
urban street system rehabilitation
reports 1977-1984
President Hampton, Lenzini and Same as previous paragraph. Oversight
Renwick, Inc. responsibilities for all traffic sig-
nal systems, traffic impact studies
and reports 1984 to Present
Name Richard L. Hampton Date of Birth April 1, 1936 Experience (Years)
Total Present
Education with Position
Purdue University, B.S. in Civil Engineering, 1959 Firm with Firm Other
Completed options in Highway and General Options
14 14 16
Registration
Registered Professional Engineer, I/24083, Illinois, 1964
Registered Land Survey, ff1843, Illinois, 1966
Membership and Activities in Professional Societies :
ISPE/NSPE, APWA, ACSM, IRLSA
Record of Experience on Transportation-related Projects:
Years
Position Firm
Types of Work From - To
Civil Engineer I.D.O.T. Resident Engineer, highway construc-
tion, Chief of Surveys for Design,
data design, estimator for construc-
tion cost, various highway projects;
Field Engineer, Local Roads and
Streets, assisted local agencies in
planning, design and construction of
highway projects using M.F.T. and
Federal Grant and Aid funds. 1959-1975
Engineer and Company Hampton, Lenzini and Project supervision for design and •
Officer Renwick, Inc. construction of streets, highways,
sewer and water main, drainage for
local agencies or private development
projects.
Preparation of Environmental State-
ments & other required reports to
qualify agency projects for Federal
funding. Preparation of construction
plans & specifications for highways,
local streets, storm sewers, sanitary
sewers, water mains & traffic signals.
Oversight responsibilities for all
land surveying. 1975 to Present
Name Douglas F. Paulus Date of Birth September 2, 1956 Experience (Years)
Total Present
Education with Position
B.S. in Civil Engineering, Valparaiso University, 1978 Firm with Firm Other
Short Courses Completed: 1980, University of Wisconsin, Public Works;*
11 11
Registration
�-
Illinois Registered Professional Engineer 1141323, 1983
*1982, University of Wisconsin, Intersection Design
Studies
Membership and Activities in Professional Societies : 1982, IDOT, Culvert Hydraulics
Institute of Transportation Engineers 1983, Traffic Institute, Geometric Design Workshop
Illinois Society of Professional Engineers
Record of Experience on Transportation-related Projects:
Years
Position Firm Types of Work Prom - To
Technician I Illinois Department of Construction Inspection Summer, 1977
Transportation
Engineer Hampton, Lenzini and Construction supervision of
Renwick, Inc. FAU roadway projects including
drainage, pavement and signali-
zation. Design of FAU improve-
ments including pavement,
drainage and traffic signals.
Preparation of traffic impact
studies. Design and supervise
construction of village-wide
street maintenance programs 1978 to Present
PROJECT APPROACH
The Master Plan for Elgin's Center City must be a guide for the revitalization
and future development of the Center City and its surrounding neighborhoods.
It is, from all aspects, an opportunity ... for the community to rediscover its
values and self image and to join hands with its representatives in the creation
of a process which spreads benefits community wide. Our approach
emphasizes process because our experience has proven that process leads to
achieving community based goals for resurgence and revitalization.
It is critical that this Master Plan provide marketable and implementable ways
to achieve these goals. Establishing strategies to enliven the Center City, to
retain and expand businesses, to create new attractions, to identify
opportunities to attract new investment in the Center City that will secure a
strong future for Elgin will be the central objective of this effort. It is critical
that Center City resurgence have positive benefits for the areas surrounding
downtown its neighborhoods.
Because a long-range strategy cannot be implemented overnight, our approach
places emphasis on a close working relationship with the Center City
Redevelopment Committee and key City staff to guide a process that will lead
us all to a supportable, exciting and realistic plan. When this consultant effort
is completed, local participants must lead the effort to carry out the plan. Thus
the community must have a vested interest in the plan, and it is crucial that
the plan come from the vision and experiences of the community. To support
this objective, our approach provides mechanisms which we feel afford the
most inviting opportunities for public participation and which make the public a
highly valued team member.
Finally, this process provides the opportunity to focus on the strengths of
Elgin's Center City; the Fox River and its waterfront potential to become a
front door to the Center City; the strong public and cultural presence in the
Center City represented by the Library, Hemmens Auditorium, the Civic
Center and City Hall; excellent transit connections to downtown Chicago; the
potential of strengthening the mall with Elgin Community College serving as
an anchor; and the ethnic diversity of the neighborhoods surrounding the
Center City.
The approach outlined in this proposal places emphasis on two major
objectives:
• A team approach which includes a close association of the team
members, members of city agencies, the Center City Redevelopment
Committee, and additional representatives which the city may wish
to designate.
• An active, well-publicized and on-going public participation process
and involvement to ensure that the Master Plan responds to the
needs and expectations of the Center City users as well as the
community at large. More importantly, this process is intended to
produce a plan that aids the community in identifying, reinforcing and
maintaining a community image. Thus, future projects and
improvements within the central area will address and support this
image.
Work Sessions/Public Forums
To accomplish these objectives, the team will conduct a series of work
sessions in Elgin throughout the Master Plan process. These sessions,
coordinated through the Center City Redevelopment Committee will include
appropriate representatives from various city agencies, as well as civic
groups, and will be scheduled to follow team work sessions and preceed
regularly scheduled public forum meetings.
The first of these sessions will be held during the project's "kick-off' week
concurrent with Phase I activities. Team members will conduct the tasks
outlined for this phase in Elgin during a week-long period. We propose
conducting formal meetings with City staff and the Center City Redevelopment
Committee. In addition, more informal meetings and interviews with key
leaders and groups identified during the Phase I inventory process will also be
conducted. These work sessions are intended to draw quick focus to key
issues as well as to provide an opportunity for "hands-on" involvement on the
part of the City and the Center City Redevelopment Committee. Major team
work sessions will be scheduled at key thresholds during each phase of the
planning process.
In addition, we propose a series of major public forum meetings to be
scheduled at the end of each major work session. The purpose of these
meetings will be to review major issues, findings and progress during the
project and to solicit feedback and community input. The initial meeting will
serve as an introduction of the team to the community, presentation of the
purpose of the project and its goals, a preliminary review of the teams first
impressions and its understanding of key issues. The majority of this
"Listening Session" will be to allow an open platform for community input and
discussions so that the team can hear public perceptions of needs and
opportunities. Following forums will focus on the team's final analyses and a
report of opportunities and constraints; planning strategies, alternatives, and
priorities; and finally a presentation of the Master Plan conclusions and
recommendations.
Project Storefront Office
Public meetings will provide a formally scheduled open discussion forum during
critical project thresholds. To ensure a meaningful and responsible public
process however, more than periodic opportunities for public exposure are
required. Public interface and monitoring should be continuous. In response to
this team objective, we propose the establishment of a project office within
downtown Elgin. The purpose of this "storefront" office is three-fold: it will
provide direct liaison with the City, the merchants, property owners in the
Central area, and the public; it will be used as a coordination point for project
activities aimed at soliciting public input such as an opinion survey; and the
office will provide a location convenient and accessible to the merchants,
downtown users and the general public in which to conduct a planning process
which is informative and educative. Utilizing wall space for displaying project
sketches, providing copies of evolving reports and project newsletters,
showing slides and films, and display of other project related items can be
accommodated within such a space and affords the public and merchants with
a "neighbor" who can provide up-to-date information, answer questions, and
receive continuing feedback. All project related publicity will be coordinated
through the project office. The office can provide the City with a process which
is truly public and participatory.
To be most effective this office should be staffed and should be open to the
public on a regularly scheduled basis. To minimize the costs and maximize
efficiencies, staff for the office should be from the City's planning department.
The project team will provide training for those individuals staffing the project
office based on the model successfully utilized in Highland Park, Illinois by
that City and Sasaki Associates.
The project team will, through the project office, communicate the intent of the
office and the dates of upcoming public meetings through the local newspaper,
Chamber of Commerce, and periodic flyers which can be placed in businesses
and public buildings. The team will assist the staff in preparation of publicity
or informational materials regarding meetings, work sessions, and general
progress reporting when applicable, as well as with the preparation of other
techniques designed to solicit public input.
The first major task of the office will be to initiate a public opinion survey
designed to identify public perceptions of the downtown in terms of strengths,
weaknesses, desired image and a range of potential evaluation factors that
can further inform the planning process. The team will assist in the
preparation, implementation and summation of this survey.
We feel this approach will support and foster the City's goals of public
participation and consenses building. More importantly, as the Highland Park
experience has proven, the benefits to the community will extend far beyond
the term of the project. The process is designed to run concurrently with the
programming and reconnaissance phases in such a manner that the planning
process is not slowed but enhanced and made more meaningful. The
combination of public meetings and project office will ensure that continuity
and intent are maintained throughout the Master Planning process.
The programming and reconnaissance phases of the project will allow the team
to quickly assimilate existing data and background information, gather
additional information to be used in later phases of the project, and test the
process and conclusions drawn regarding the final selection of development
options. The interactive nature of our approach will support the process of
identifying and confirming all key planning and design issues.
SCOPE OF WORK
Sasaki, Teska Associates, and Hampton, Lenzini and Renwick are prepared to
assist the city of Elgin with the preparation of a master plan for the Center
City portion of Elgin and proposes the following Scope of Work.
Phase I - Program Confirmation, Inventory, Public Interaction
These initial tasks are intended to provide focus within a condensed time
frame, to allow the city of Elgin to review its program goals and objectives,
and to provide initial introduction of the team to the Community and the key
participants in the master plan process.
Program Confirmation
This task will take place during the first week of the project and serves to
establish and reinforce the City of Elgin's key goals and objectives, clarify
project issues, identify key staff and their roles, and establish goals and
directions.
Subtasks Include:
• Initial Team/City Consultation -This objective could be best served
with a Team/City staff meeting.
• Owner supplied data and identification of additional data maps, etc.
• Identification and review of key issues and players.
• Meeting with Center City Redevelopment Committee.
Site Reconnaissance & Data Gathering
Services provided in this task are the initial step in the site investigation and
serve to identify the essential character of the study area and its resources
and will provide introduction to potential opportunities and constraints which
will receive closer study in the next phases.
Subtasks include:
• Field investigation, photography.
• Local agency interviews - includes Chamber of Commerce, Friends
of the Fox River and other advocacy groups identified during the
subtask above.
• Collection of available resource material.
• Meetings and coordination with the City's traffic and economic
consultants.
• Initiate discussions regarding a public opinion survey of the
downtown business community and general community.
Preliminary Analysis
Services in this task are intended to provide a preliminary synthesis of
program, goals, key issues and base material to establish an analytical
framework for development and design options, establish site-related
limitations, and outline opportunities for presentation and discussion at the
first public forum.
Subtasks include:
• Review of access, parking, and traffic conditions.
• Analysis of aesthetic environment.
• Review of architectural context.
• Review of community and regional planning policy.
• Review of historical, cultural, and social character.
• Review of land use.
• Review of local zoning and regulatory framework.
• Review of landscape framework with particular focus on the Fox
River.
• Review of market information and analyses to determine where
additional information may be warranted.
Public Interaction
As introduced in the Approach, the project team believes that the most
benficial and cost efficient means to coordinate the project, to provide an
opportunity for "hands-on" participation, and to ensure a process which is
responsive to the public, is our recommendation for a combination of a project
storefront office with a series of major public forum meetings. The first of
these meetings would be scheduled at the end of the week-long Phase I work
session. Its focus would be a "Listening Session" for the team to hear public
views and ideas regarding the condition and future of the Center City.
Phase I Product
Following the work sessions and interviews conducted during this week and
prior to the public forum meeting, the team will compile a preliminary analysis
brief summarizing key issues and findings and identifying areas where
additional base information and data may be needed.
Phase I. Meetings in Elgin
• Start up meeting with city staff to confirm program, collect data,
organize and determine schedule.
• Opening meeting with Center City Redevelopment Committee.
• Meetings with other City consultants (transportation,
market/economic) to review data, coordinate tasks etc.
• Informal meetings and interviews by the team with key players
identified during work sessions with the city.
• Phase I Public Forum Meeting.
Phase I. Team Responsibilities
Sasaki Associates will coordinate all Phase I activities working directly
with the Project Coordinator designated by the City and the Center City
Redevelopment Committee. Robert Ballou will serve as the lead contact
person. Sasaki staff will be responsible for collecting data, field work and
photography. Mr. Ballou will direct all efforts related to the storefront office
including training and formulating the public opinion survey. Mr. Ballou will be
assisted by Ms. Kim Baur and Gary Anderson who will provide landscape
architectural and urban design support to the team. Kenneth Bassett,
Principal-in-Charge of the project, will provide management and design
overview and will participate in the work sessions in Elgin.
•
Teska Associates will participate in all work session activities as well as
gathering planning and economic related data and beginning direct interaction
with the City's economic consultant. Robert Teska will provide lead
management and planning overview for the firm and will participate in the work
sessions in Elgin. He will be assisted by Lee Brown and Robin Schabes.
Hampton, Lenzini and Renwick will participate in all work session
activities and will take the lead for engineering related data gathering and field
work as well as providingdirect interaction with the City's traffic consultant.
Y
Richard Hampton and Robert Lenzini will provide lead management and
engineering overview and will be assisted by Doug Paulus. Throughout the
project the firm will serve as local liaison to the City, the Committee and the
Community.
Phase I Schedule
The tasks described for this phase will be completed during the first week-long
work session in Elgin.
Phase II. Planning Strategy
This phase of work will establish strategies for addressing a series of issues
and opportunities developed from analysis of Phase I information, public
feedback, and team findings. The planning strategies will set the direction for
the Master Plan by considering overall strategic approaches to achieving
community goals and objectives. The strategies will provide a framework that
will be refined and expanded in subsequent phases of work. During the course
of this phase, alternative strategies will be developed and reviewed with a
preferred approach selected at the conclusion of the phase. Phase II will
include the following tasks.:
Issues and Opportunities:
This will provide a summary of key issues and opportunities in critical areas:
development opportunities, urban design, transportation, open space, role of
the Fox River, pedestrian environment, downtown neighborhoods, and market
implications. These findings will be presented in a written and graphic format
and will become a part of the Master Plan. Slides of plans, diagrams and
sketches will be used for presentation purposes.
Design and Development Goals
Based on the understanding of key issues and opportunities discovered in the
first phase, a series of design and development goals will be established
addressing land use, character, preservation, business development and key
program elements. These goals will be established together with both the
City and the Center City Redevelopment Committee.
Alternative Strategies
Guided by the design and development goals, a range of alternative strategies
will be developed for achieving these goals.
1. Physical strategies will be illustrated as plan view diagrams
indicating:
• Appropriate land uses
• Open space areas
• Gateways
• Special districts
• Street hierarchy
• Expansion areas
• Infill areas
• Neighborhood impact
• Key development parcels
• Priority projects
• Key parking locations
• Traffic circulation
• And other appropriate issues
2. Economic strategies - these will be developed incorporating
information supplied by the City and its economic consultants. It is
the intent that the project team work closely with this consultant to
determine appropriate strategies relative to market conditions.
Preferred Planning Strategy
The alternative strategies will be reviewed and evaluated against the
development goals and a preferred planning strategy will be selected working
together with the Center City Redevelopment Committee and through
continuing dialog with interest groups and the public.
Phase II. Products
This phase will produce the following:
• Issues & Opportunity Report, graphics and slides - this report will
become a section of the Master Plan document.
• Alternative strategies documentation - plans, diagrams and slides.
• Economic strategy report.
• Preferred strategy documentation - text with supporting plans,
diagrams, and sketches will be compiled for inclusion in the Master
Plan Document. Slides will also be prepared for presentation
purposes.
Phase II. Meetings:
• Issues and opportunites work session with city staff and the Center
City Redevelopment Committee to review findings and to develop
design and development goals.
• Second public forum meeting to discuss issues and opportunities
findings - and review of design and development goals.
• Alternative strategies work session with City staff and Center City
Redevelopment Committee to review planning strategies.
• Third public forum meeting to present alternatives and recieve
feedback.
• A City staff/Center City Redevelopment Committee work session to
select a preferred planning strategy.
Phase II. Team Responsibilities
Sasaki Associates will coordinate all Phase II activities working directly with
the City's project coordinator and the project office. Sasaki staff will take the
lead in all design and urban design related strategies developed in this phase.
Sasaki will be responsible for production of the Issues and Opportunities
Report. Sasaki staff will attend all work sessions in Elgin and will participate
in the Phase II public forums.
Teska Associates will take the lead in the formulation of planning and
economic strategies related to land use, special districts, development parcels
and infill opportunities. Staff will participate in all Phase II work sessions in
Elgin and public forums.
Hampton, Lenzini and Renwick will provide input regarding traffic,parking and
transportation related strategies in coordination with the City's traffic
consultant. Staff will participate in all work sessions and Phase II public
forums and will also attend all meetings of the Center City Redevelopment
Committee, as well as other public meetings related to this project.
Phase II. Schedule
This phase will be conducted during months 2, 3 and 4 of the project.
Phase III. Development Plan
Using the planning strategy as a guide, the Master Plan for Elgin Center City
will be developed in this phase of work. In general terms, the plan will have
three key components: The Physical Development Plan, Economic
Development Plan, and Implementation Plan. Also considered as part of the
plan will be ways in which the plan relates to and impacts areas surrounding
the downtown. This phase of work will refine and augment the underlying
planning strategy developed in Phase IV.
Physical Development Plan
The physical development plan will expand on the preferred planning strategy
by establishing a finer grain for the following areas:
• Land Use
• Urban Design/Infill Development
• Open Space/Landscape Framework
• Fox River Corridor
• Transportation and Parking
• Pedestrian Routes and Linkages
• Special Districts and Gateways
• Relationship to Surrounding Neighborhoods
Economic Development Plan
Building upon information and findings of the City's economic consultants and
through the interface of these consultants with the team, new market
opportunities, business development and retention strategies will be refined
and further classified in this phase. Economic strategies that focus on the
central area as a preferred location for government, business, entertainment,
housing and cultural opportunities will be advanced. Promotional and
marketing strategies which emerge from this process will also be developed.
The physical and economic plans will be developed together to ensure project
goals are fully met. Both plans will be developed with the City and the Center
City Redevelopment Committee through a series of work sessions.
Implementation Plan
The implementation of both the economic and physical plans will be brought
together with an overall implementation program including the following:
• Phasing Plan
Timing and sequence of plan components including regulatory
changes, district designations, streetscape and open space
improvements, developer solicitation,etc. This plan will highlight
priorities.
• Captial Improvements; Program and Strategies
A plan for the application of public funds including recommendation
of various funding mechanisms such as tax increment financing,
special improvement districts, grants, linkage, inducements and other
methods.
• Zoning Code Changes
Recommendations for sections of the zoning code to be changed to
allow better implementation of the plan. These recommendations
will be reviewed by City attorneys. If deemed appropriate, an
additional legal consultant could be engaged to review and suggest
recommended changes.
• Periodic Review and Update Strategies
A plan for periodic review of the plan and implementation progress.
A plan for the continuing role of the Center City Redevelopment
Committee or a similar successor group. Identification of critical
actions and actors in moving the plan forward. Recommendations
for additional strategies for monitoring the plan,including a
continuing role for the project office.
• Management Strategies
Recommendations for the direction and management of key plan
components such as the Mall, Fox River Corridor and special
districts which may be designated as result of the planning process.
Phase III. Products
This phase will produce the following products:
• Draft of Economic Development Plan and recommendations
• Draft of Implementation Plan and recommendations
• Draft of Physical Development Plan with plans, sketches, diagrams
and supporting text
Phase III. Meetings
Three work sessions and two public forums will be held in Elgin during this
phase of the project:
• Work sessions #4 to review draft materials regarding the Economic
Development Plan and the Physical Development Plan.
• Public forum #4 to present these draft plans and receive comments.
• Wrap-up meeting to review comments from the public forum.
• Work sesions #5 to receive final economic and physical development
plans and to review the draft implementation plan.
• Work session #6 to receive final plans for Economic Development,
Physical Development and Implementation.
• Public forum #5 - plan presentation and comments.
• Wrap-up meetings.
Phase III. Team Responsibilities
Sasaki Associates will direct all Phase III activities working in coordination
with the City's project coordinator and the project office. Sasaki will lead the
formulation of the Physical Development Plan, supported by input from the
other team members and subconsultants of the City. Sasaki staff will attend
all work sessions and public forums in Elgin.
Teska Associates will lead the formulation of the Economic Development and
Implementation Plans, supported by input from the other team members and
subconsultants of the City. Staff will attend all Phase III work sessions and
public forums in Elgin.
Hampton, Lenzini and Renwick will provide engineering and transportation
related back-up and on-going coordination with the City's traffic consultant.
Staff will participate in all Phase III work sessions and public meetings and
will also attend all meetings of the Center City Redevelopment Committee as
well as other public meetings related to this project.
Phase III. Schedule
This phase will be conducted during months 5, 6, 7 and 8 of the project.
Phase IV. Documentation
In this phase the plan will be documented in a final report and slide show. The
final report will be prepared in a notebook format and will represent the related
work of all the consultant team integrating the following plan components:
• Introduction
• Preliminary Analysis - Findings and Directions
• Issues and Opportunities
• Design and Development Goals
• Discussion of the Alternative Strategies
• The Preferred Strategy
• The Physical Development Plan-Strategies and Design Guidelines
• Land Use
• Urban Design
• Open Space/Landscape Framework
• Fox River Corridor
• Transportation & Parking
• Pedestrian Routes & Linkages
• Special Districts & Gateways
• Relationship to Surrounding neighborhoods
• The Economic Development Plan
• The Implementation Plan
The slide show composed from slides taken during the Master Plan process,
would follow the same outline and would define key points and illustrations.
In addition, a summary report will be prepared for the City and the CCRC.
This report can serve as a basis for future distribution city-wide. This report
would include a summary of key points drawn from the chapters above and
would be highlighted with black & white graphics illustrating key concepts and
strategies. Final design and format of this report is subject to discussions
with the City and the Central City Redevelopment Commission. Thus its cost
is not included within the project estimate. Written and graphic materials
would be drawn from those already prepared for the final plan, consequently
cost variables would be determined by decisions related to format, method of
printing, and color or black and white.
Phase IV. Meetings
The following meetings will be conducted during this final phase:
• A final series of meetings to present the plan to the Committee/City
Staff as well as to other political bodies designated by the
Committee.
• A final public forum presentation
Phase IV. Team Responsibilities
Sasaki Associates will coordinate all Phase IV activities and will be
responsible for the production of the final plan and documentation supported text
and graphics from team members will be integrated within an approved Master
Plan format. Sasaki staff will attend all Phase IV work sessions and the final
public meeting.
Teska Associates will be responsible for final materials related to the
Economic Development and Implementation Plans. Staff will attend all Phase IV
work sessions and the final public meetings.
Hampton, Lenzini and Renwick will continue to provide engineering and
transportation related support in the preparation of the final Master Plan
document. The firm will continue to serve as local liaison and will attend Phase IV
work sessions and public meetings.
Phase IV. Schedule
This phase will be completed during months 9, 10 and 11.
1
Elgin Center City Master Plan
Activity Chart
Month 1 Month 2 Month 3 Month 4 Month 5 Month 6 Month 7 Month 8 Month 9 Month 10 Month 11
Wed 1 2 3 4 Week 1 2 3 4 1 2 3 4 I Week 2 3 4 12 3 4 1 2 3 4 1 2 Week 3 4 1 2 Week 3 4 Week 1 2 3 4 1 2 3 4 1 2 3 4
Phase 1. Program
Confirmation Inventory,
Public Interaction
1. Work Session 01-Meetings •
w/Staff,CCRC
2. Data Gathering,Field Work, mow
Interviews
3. :mining for Pmj.Office Staff me
4. Preliminary Anal.Summary to
5. Public Forum NI -"Listening •
Session"
6. Wrap Up Session •
Phase IL Planning Strategy
1. Develop Opinion Survey
wsu Office fi
2. Issue Survey " `�-
3. Prepare Issues and Opport.
Report&Graphics
4. Work Session 02-Design& •toot
Dev.Goals;Present Issues&
Opportunities Report
S. Public Forum 02 •
6. Wrap Up Session •
7. Alt.Strategy Formulation
S. Work Session 03
9. Public Forum 03 ♦
IO.Select Preferred Ahemative •
Phalle 117. Development Plan
1. Prepare Draft Phys.Dev.Pl.
2. Prepare Draft Econ.Dev.Plan j J
3. Work Session 04-Review taut
Draft Phys.&Econ.Dev.PI.
4. Public Forum 04
•
S. Revisions to Physical& •
Econ.Dev.Plans
6. Prepare Draft Imple.Plan i••••••
7. Work Session 05-Review _
Implement Plan
A. Revisions loss ous
9. Work Session 06-Review
Final Plan rs>r
10.Public Forum 05
11.Wrap Up Session •
•
Phase IV. Donrmentallon
I. Final Document Preparation
2. Work Session N7
3. Public Ironum Nh •
•
as Task
• Meeting/MN Session
PROJECT BUDGET
We propose to provide the professional services described herein for a fixed
fee of$ 229,728, not including reinbursable expenses which we estimate to be
15% of the total fee, in accordance with the attached Schedule of Terms and
Conditions. The proposed fee is subject to adjustment should there be
modification to the scope.
The estimate breakdown of the budget by Phase is as follows:
• Phase I. Program Confirmation, Inventory $ 20,744
• Phase II. Planning Strategy $ 68,860
• Phase III. Development Plan $ 96,292
• Phase IV. Documentation $ 43,832
Total: $229,728
Center City Master Plan
Elgin,Illinois Summary Budget By Activity
Phase I. Program Confirmation SASAKI TESKA HLR _ Total
Inventory,Public Interaction KB RB GA KBr RT LB RS RH/RL DP
Time Allocation: 1 Week
1. Work Session#1-Meetings • • • • • • •
w/Staff,CCRC
2. Data Gathering,Field Work, • • • • • •
Interviews
3. Training for Project Office Staff •
4. Prelim.Analysis Summary • • • • • • •
5. Public Forum#1 -"Listening • • • • • • •
Session"
6. Wrap Up Session • • • • •
Total Activity Hours 16 40 32 40 20 24 8 32 32
Phase 1 Cost $12,080 $4,760 $3,904 $20,744
Phase II. Planning Strategy SASAKI TESKA HLR Total
Time Allocation: 10 Weeks KB SD RB GA KBr SS RT LB RS RH/RL DP
1. Develop Opinion Survey •
v.,/Project Office
2. Issue Survey(by City of Elgin)
3. Prepare Issues and Opport. • • • • • • • • • • •
Report& Graphics
4. Work Session#2-Design & • • • • • • • •
- Dev.Goals;Present Issues&
Opportunities Report
5. Public Forum#2 • • • • • • •
6. Wrap Up Session • • •
7. Alt. Strategy Formulation • • • • • • • • • • •
8. Work Session#3 • • • • • • • •
9. Public Forum#3 • • • • •
10. Select Preferred Alternative • • • • •
Total Activity Hours 52 , 20 168 40 200 56 48 80 64 52 64
Phase 1 Cost $46,260 $15,680 $6,988 $68,860
KB - Kenneth Bassett RT-Robert Teska RH-Richard Hampton
SD- Stu Dawson LB -Lee Brown RL-Robert Lenzini
RB - Robert Ballou RS-Robin Schabes DR-Doug Paulus
GA- Gary Anderson
KBr-Kim Baur
SS- Support Staff
Center City Master Plan
Elgin,Illinois Summary Budget By Activity
Phase III. Development Plan SASAKI TESKA HLR Total
Time Allocation: 18 Weeks KB SD RB GA KBr SS RT LB RS RH/RL DP
1. Prepare Draft Phys.Dev.P1. • • • • • • • • •
2. Prepare Draft Econ.Dev.Pl. • • • •
3. Work Session#4 -Review • • • • • • • •
Draft Phys. &Econ.Dev.P1.
4. Public Forum#4 • • • • •
5. Revisions to Physical& • • • • • •
Econ. Dev.Plans
6. Prepare Draft Imple.Plan • • • •
7. Work Session#5 -Review • • • • • •
Implement Plan .
8. Revisions • • • • •
9. Work Session#6 -Review • • • • • • • •
Final Plan
10.Public Forum#5 • • • • • • • •
11. Wrap Up Session • • • • •
Total Activity Hours 48 28 288 32 264 96 52 112 136 56 120
Phase l Cost $64,980 $21,152 $10,160 $96,292
Phase 1\'. Documentation SASAKI TESKA HLR Total
Time Allocation: 11 Weeks KB RB KBr SS RT LB RS RH/RL DP
1. Final Document Preparation • • • • • • • • •
2. Work Session#7 • • • • • • •
3. Public Forum#6 • • • • • • •
Total Activity Hours 24 144 136 88 32 32` 48 24 1 48
Phase I Cost $31,080 $8576 $4,176 $43,832
KB - Kenneth Bassett RT-Robert Teska RH-Richard Hampton
SD- Stu Dawson LB -Lee Brown RL-Robert Lenzini
RB - Robert Ballou RS-Robin Schabes DR-Doug Paulus
GA- Gary Anderson
KBr-Kim Baur
SS- Support Staff
RESPONSIBILITIES OF CLIENT
The Scope of Services and proposed approach assumes that the City of Elgin,
working with the Center City Redevelopment Committee (CCRC), will
establish the project storefront office in a convenient downtown location. The
City will designate a staff person and equip this office, and utilize this facility
as a central point for coordination and liaison with the project team, merchants
and property owners, local interest groups and the general public. This office
will coordinate the disemination of information, conduct, assemble and
distribute the results of the public opinion survey under the supervision of the
project team, and orchestrate the time, place and agenda for all work sessions
and public meetings.
The Scope also assumes that the City will provide the project team with up-to-
date reproducible base maps of the Master Plan area as delineated in the
Request for Proposal, at scales of both 1"=100' and 1"=200'; and that the City
will provide the base information described in Phase I of the Scope of Services.
In the case that sufficient base information or maps are not available, having
been identified by the project team as essential to the project, such material
would be supplied to the team by the City at the earliest possible time.
Finally, the Scope assumes that the City will retain an economic development
consultant and that this consultant, along with the City's traffic consultant, will
work closely with the project team during the course of the Master Plan to
ensure that all information and findings are incorporated in the plan.
Additional Services
The Scope of Services identifies seven City/project team/CCRC work sessions
and 6 major public forum meetings in Elgin during the eleven month planning
period. Representatives from each firm will be in attendance at all of these.
Our work program has also assumed the Center City Redevelopment
Committee will begin to meet on a regular basis and that a representative of
the team would be present at these meetings. In addition to these meetings,
we have budgeted for team representation and documentation for other
meetings, which may occur on a less than predictable basis (i.e. neighborhood
meeting or other meetings of other interest groups) at which team attendance
would be determined desirable by the City or beneficial to the team. For this
prupose we have allocated six hours per month.
Should the City desire team attendance beyond this allocation, such
attendance would be provideed as an additional service and would be billed
according to the hourly rates included herein depending on the person or
persons in attendance.
The summary brochure identified in the Phase IV work program would be
based upon black and white copy, diagrams, plans and sketches provided by
the team ans suitable for xerox reproduction by the City. Should the City or
the CCRC determine that a more formalized document is justified, that color
graphics would be more useful, or that a different format would be appropriate,
work associated with this change would be provided as an additional service.
Costs would tailored to the specific format required.
Project Team Hourly Billing Rates:
Sasaki Associates
• Kenneth Bassett $175
• Stuart Dawson $175
• Robert Ballou $ 90
• Gary Anderson $ 90
• Kim Baur $ 70
Teska Associates
• Robert Teska $120
• Lee Brown $ 80
• Robert Schabes $ 55
Hampton, Lenzini and Renwick
• Richard Hampton $ 70
• Robert Lenzini $ 70
• Doug Paulus $ 52
•
PREVIOUS PROJECT EXPERIENCE
Project: Highland Park Central Business District
Location: Highland Park Illinois
Client: City of Highland Park
Reference: Robert Piper,Director of Community Development
Developer. Streetscape Improvements-City of Highland Park
Port Clinton Square-City of Highland Park&Port Clinton Associates
Total Cost to Date: Streetscape and Public Plaza-$3 Million
Project Description &Status:
As part of this North Shore Chicago suburb's revitalization effort,Sasaki Associates, Inc.was asked to develop a
plan for the central business district's streetscape improvements. Public participation on the part of the city's
30,000 population was an essential part of the planning process. The plan keeps traffic open on the 100-foot
wide main shopping street,but greatly increases the pedestrian area by narrowing the traffic lanes and increasing
the pedestrian zone. Limited on-street parking is permitted in combination with a program of increased
offstreet public lots. The village character of the downtown has been restored by the addition of double rows of
trees, brick paved sidewalks,sitting areas,lantern type street lighting,coordinated graphics,signage,and special
features such as arcades and kiosks. The east and west shopping districts are linked by a covered pedestrian
arcade which also provides a unique symbol for the downtown.
To address declining retail interest in the CBD, the City in partnership with Port Clinton Associates,began the
redevelopment of an existing block in the Center of the downtown. Utilizing tax increment financing, Port
Clinton Square was developed as a mixed use project with 55,000 SF retail,60,000 SF office(1st phase)and a
two level underground public parking garage. A vital part of this project was a 20,000 SF public plaza providing
a focus for public interaction. The plaza was designed by Sasaki Associates.
Phase I streetscape was completed in 1983.Currently,the city and the merchants on the east side of town are
discussing implementation of Phase II which will be funded in part by a special assessment.
Port Clinton Square's 55,000 SF of retail is currently 100% leased. The office portion (60,000 SF) has a 5%
vacancy rate as of this writing. Overall, the downtown vacancy rate is 2%.
Since the completion of the streetscape/Port Clinton projects approximately 82,000 SF of new office has been
constructed (100%occupied)with an additional 35,000 SF under construction. Two new retail projects totalling
56,000 SF of space have also been constructed. Both of these projects are currently 100% leased.
Renewed interest generated by these projects has also resulted in the construction of approximately 150
residential units in the downtown area during the past five years.
Project: Toledo Waterfront and Downtown Planning
Location: Toledo,Ohio
Client: City of Toledo and Owens-Illinois, Inc.
Reference: Don Freeman, Department of Community Development
Developer: Owens-Illinois, Inc.,John W.Galbreath&Co.,Enterprise Development Co.
Total Cost to Date: Approximately$200 Million
Project Description&Status:
Sasaki Associates, Inc.,working with the public and private sectors, provided urban design, landscape
architectural,and civil engineering services as part of a$200 million revitalization program for downtown
Toledo,Ohio.
Focused primarily on the city's waterfront,the planning and design effort established an open space framework
which insured public access to the waterfront while accommodating a new corporate headquarters, hotel, retail
marketplace,and bank headquarters. Major improvements to the city's streets and public transit system were
coordinated with the waterfront planning effort.
The success of the waterfront and downtown improvement program has been mixed. Significant private
investment has been achieved which has secured the downtown employment base. Less successful has been the
effort to create a revitalized retail environment,and, in fact, the investment in a "festival marketplace"has had
very negative results. These failures notwithstanding,the image of the city has been enhanced,and the
riverfront regularly hosts large crowds for festivals and leisure activities.
Project: Downtown Tax Increment Finance Redevelopment Project
Location: Aurora, Illinois
Client: City of Aurora
Reference: David Pierce, Mayor
Developer. Link Program, Chicago
Total Cost to Date: Approximately$60,000.
Project Description & Status:
Based on a Strategic Plan for Downtown prepared by Teska Associates, Inc. (TM) for the Greater Aurora
Chamber of Commerce, the City of Aurora retained TM to prepare a Tax Increment Finance Plan and program,
and to assist with recruitment and selection of a developer. Subsequent assignments include assistance with
developer agreement and expert witness in a law suit related to condemnation of blighted property(won by the
City).
The developer has acquired two parcels and will obtain a third parcel from the City now that the condemnation
has been executed;groundbreaking is expected in 1990.
Like Elgin, the challenge in Aurora is to revitalize a struggling downtown in the context of a city experiencing
extraordinary growth at the fringe. The key success in Aurora was the public-private partnership resulting from
the TAI Strategic Plan, resulting in the creation of the Aurora Downtown Redevelopment Corporation.
Following adoption of the TIF plan prepared by TAI, the City entered into agreement with a developer
recruited by Teska for a retail/office/hotel complex,contracted for detailed studies of two new parking structures
and a riverwalk, and is now successfully pursuing land acquisition. Several new businesses have been started,
other developers are actively preparing smaller projects, and the City is negotiating to acquire the former Post
Office from the U. S. Postal Service. Such efforts require time to produce what the public perceives as tangible
results. In this case, the City benefits from a supportive newspaper which publicizes interim successes.
Project: Downtown Tax Increment Finance Redevelopment Plan
Location: Crystal Lake, Illinois
Client: City of Crystal Lake
Reference: William Ganek,Planning Director
Developers: Craig Steven Development Company
Total Cost to Date: Approximately$45,000.
Project Description & Status:
Teska Associates, Inc.prepared a Tax Increment Finance Plan and program for all of downtown,assisted city
with developers negotiations,and designed public streetscape,plaza,and parking lot landscaping.•,
The streetscape,plaza and parking lot have been constructed;20,000 sq. ft.shopping complex(Brink Street
Market) has been constructed and is operational.
The revitalization program in Crystal Lake has resulted in a major facelift for the Downtown plus a new retail
complex. The retail developer has experienced some difficulty in leasing space due to the hundreds of thousands
of square feet of shopping center space being developed along U.S. 14 less than one mile away. A new 80 unit
apartment project is to be constructed in 1990 by the Burton Group. The City's commitment remains strong.