04-24 . •
Resolution No. 04-24
RESOLUTION
AUTHORIZING EXECUTION OF A PROFESSIONAL SERVICES AGREEMENT WITH
URS, INC. FOR A PROPOSED ROUTE 20 TAX INCREMENT FINANCING DISTRICT
BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF ELGIN,ILLINOIS,that
pursuant to Elgin Municipal Code Section 5.02.020B(9) the City Council hereby finds that an
exception to the requirements of the procurement ordinance is necessary and in the best interest of
the city; and
BE IT FURTHER RESOLVED that David M.Dorgan,City Manager,and Dolonna Mecum,
City Clerk,be and are hereby authorized and directed to execute a Professional Services Agreement
on behalf of the City of Elgin with URS, Inc., for consulting services for a proposed Route 20 Tax
Increment Financing District,a copy of which is attached hereto and made a part hereof by reference.
s/Ed Schock
Ed Schock,Mayor
Presented: February 11, 2004
Adopted: February 11, 2004
Omnibus Vote: Yeas: 6 Nays: 0
Attest:
s/Dolonna Mecum
Dolonna Mecum, City Clerk
Professional Services Agreement
Revised 2-5-04
THIS AGREEMENT is made and entered into this // day of February, 2004 by and
between the City of Elgin, Illinois, a municipal corporation (hereinafter referred to as "City"),
and URS, Inc., a Nevada corporation, and an urban planning and economic development
consulting firm located at 122 S. Michigan, Suite 1920 in Chicago, Illinois (hereinafter referred
to as "Consultant").
Whereas, the City has determined it to be in its best interests to obtain the assistance of a
Consultant concerning the various studies, analyses and report preparation leading to
consideration of the possible establishment of a Tax Increment Financing Redevelopment Project
Area for Elgin.
Whereas, Consultant is experienced in all aspects of the tax increment financing study
and planning process and desires to render Consultant services to the City.
NOW, THEREFORE, in consideration of the mutual promises and covenants contained
herein, the receipt and sufficiency of which is hereby acknowledged, the parties hereto hereby
agree as follows:
1. Scope of Work
Consultant shall perform and direct the necessary qualified personnel to perform the
services of Phases I, II, and III of the Scope of Services proposal, a copy of which is
attached hereto and made a part hereof as Exhibit 1. Each phase of the Scope of Services
shall be separately authorized by the City, and, upon completion of each phase, the City
may exercise the option not to proceed with subsequent phase(s). Consultant shall
perform the services in accordance with the customary standard of professional care.
2. Time Schedule and Term
Consultant shall perform and complete the various services and tasks in Exhibit 1 hereto
according to the time line included in Exhibit 1. Alterations to the time line may be made
by mutual written agreement of the parties. The term of this Agreement is for one year
from the date and year first written above and Consultant shall have performed and
completed all of the services to be provided within such one (1) year period.
3. Study Area
The primary study area for this Agreement is generally defined by U.S. Route 20 on the
north, Elgin Sports Complex on the west, by St. Charles Street/Route 25 on the east and
the Elgin Corporate limits on the south as depicted in Exhibit 2.
4. Fee
So long as Consultant is discharging its obligations hereunder to the reasonable
satisfaction of City, Consultant shall be paid a lump sum fee for such services not to
exceed $46,750 in total for all tasks combined regardless of the actual cost and expenses
incurred by the Consultant. Said fee is divided as follows: Phase I, $17,300; Phase II,
$21,500; and Phase III, $7,950.
Progress Payments
Each month the Consultant shall provide an invoice that describes the invoice period, the
services rendered (including percent work completed), fees and expenses due, payment
due date, billing history, and other appropriate information, Undisputed portions of
payments shall be paid within thirty (30) days.
Additional Services
Additional services and expenses by the Consultant beyond the Scope of Work of this
contract require prior written approval of the City Council of the City of Elgin and shall
be compensated according to terms agreed upon in such written approval.
5. Rights in Results of Services
The results of Consultant's services under this Agreement shall be the exclusive property
of City, and all documents (including, without limitation, all writings, drawings,
blueprints, pictures, recordings, computer or machine-readable data, and all copies or
reproduction hereof) which describe or relate to the services performed or to be
performed pursuant to this Agreement or the results thereof, including, without limitation,
all notes, data, reports or other information received or generated in the performance of
this Agreement shall be the exclusive property of City and shall be delivered to City upon
request (except for one copy, which may be retained by Consultant for its confidential
files). No articles, papers, treatises, or presentation related to or in any way based upon
or associated with the services performed pursuant to this Agreement shall be presented
or submitted for publication without the prior written consent of City. It is agreed that
the results of Consultant's services and the work product provided under this Agreement
are not intended or represented to be suitable for reuse by the City on any project not
contemplated by this Agreement and such reuse shall be without liability to the
Consultant.
6. Other Agreements
Consultant warrants that it is not a party to any other existing or previous agreement
which would prevent Consultant from entering into this Agreement or which would
adversely affect Consultant's ability to perform services under this Agreement. During
the term of this Agreement, Consultant shall not, without the prior written consent of
City, perform services for any persons, firm or corporation other than City if such
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services could foreseeably lead to a conflict with Consultant's obligations under this
Agreement.
7. Subcontracting
If Consultant intends to hire or retain any person, firm or corporation to perform services
under this Agreement, Consultant shall first secure the written agreement of such party
that such party (1) shall assume and agree to be bound by the same obligations as
Consultant has assumed under the provisions of this Agreement, and (2) that such party
shall not be or act as an agent or employee of City, not assume or create a commitment or
obligation on behalf of nor bind City in any respect whatsoever. Consultant shall provide
City with a copy of each such written agreement.
Prior to subcontracting, Contractor shall obtain prior written approval of the City for each
individual subcontractor. City shall have the right to refuse approval of any
subcontractor for any reason.
Any fees, payments or other costs associated with any sub contractor or other persons or
firm shall be at the sole cost of the Consultant payable from the fees the City is paying to
Consultant pursuant to this Agreement.
8. Assignment
Neither this Agreement nor any of the rights or obligations hereunder may be assigned or
otherwise transferred by Consultant, nor shall the benefits of this Agreement inure to the
benefit of any trustee in bankruptcy, receiver or creditor of either party, except as may be
required by law, whether by operation of law or otherwise, without the prior written
consent of either party. Any attempt to assign or transfer this Agreement or any rights
hereunder without such consent shall be null and void and of no force or effect.
9. Independent Contractor
Consultant is and shall perform its services under this Agreement as an independent
contractor, and shall not be deemed an agent, employee or legal representative of City.
Consultant has no authority to assume or create any commitment or obligation on behalf
of or to bind City in any respect whatsoever.
10. Licenses
Consultant shall obtain at its cost any and all licenses required by federal, state, or local
statures, regulations or ordinances necessary for the performance of its serves pursuant to
this Agreement.
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11. Compliance with Laws
Consultant shall at all times impose work orders on its employees and subcontractors
which are designed to assure that they comply with all applicable federal, state and local
laws and regulations (including, but not limited to, occupational safely and environmental
protection statutes and regulations) in performing services hereunder, and shall comply
with any directions of governmental agencies and City relating to site safety, security,
traffic or other matters.
Failure to comply with this Section shall constitute a material breach of this Agreement,
and shall entitle City to terminate this Agreement upon ten (10) days written notice
without penalty to City.
12. Indemnification of City of Elgin
Consultant shall hold harmless and indemnify City from and against any and all suits,
causes of action, claims for damages, damages and any other liability to the extent caused
by the negligent acts of the Consultant, its collaborating firms, its subcontractors or
agents in the performance of this Agreement. The provisions of this paragraph shall
survive any termination and/or expiration of this Agreement.
13. Force Majeure
The Consultant shall not be liable to the City for any failure, delay or interruption of
service or for any failure or delay in the performance of any obligation under this
Agreement due to strike, walkouts, acts of God, governmental restrictions, enemy action,
civil commotion, unavoidable casualty, unavailability of fuel or parts or other similar acts
beyond the reasonable control of the Consultant.
14. Consultant's Insurance
Consultant shall obtain and maintain the following policies of insurance:
(1) Worker's compensation and occupational disease insurance in amounts required
under the laws of the State of Illinois;
(2) Commercial general liability and automobile liability insurance for bodily injury,
death or loss of or damage to property of third persons in the minimum amount of
$1 million per occurrence which policy shall name City as additional insured.
Consultant shall furnish to City of Elgin a certificate of insurance evidencing such
policies concurrently with the execution of this Agreement.
(3) Professional liability insurance for errors and omissions in the minimum amount
of $1 million per claim and in aggregate. Consultant shall furnish to the City a
Certificate of Insurance as evidence of such policy concurrently with the
execution of this Agreement.
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15. Severability
If any portion of this Agreement, or application thereof to any person or circumstance,
shall to any extent be deemed to be invalid, void, or otherwise unenforceable for any
reason, the remainder of this Agreement, and the application of such provision to persons
or circumstances other than those as to which it is held invalid, shall not be affected
thereby, and each provision of this Agreement shall be valid and shall remain in full force
and effect.
16. Governing Law
Venue for the resolution of any disputes or the enforcement of any rights pursuant to this
Agreement shall be in the Circuit Court of Kane County, Illinois.
17. Termination
The City may by written notice to the Consultant terminate the whole or any part of this
contract if the Consultant fails to make delivery of the services within the time specified
herein or any extension thereof; or if the contractor fails to perform any of the other
provisions of the contract, or fails to make progress so as to endanger performance of this
contract in accordance with its terms, and in either of these two circumstance does not
cure such failure within then (10) days (or such longer period as the City may authorize
in writing) after receipt of notice from the City specifying such failure.
In the event this Agreement is so terminated, the Consultant shall be paid for services
actually performed and reasonable expenses actually incurred prior to termination
according to the rates set forth in Exhibit 1 attached hereto, except that such payment and
reimbursement shall in no event exceed the amount specified under Section 4 above.
18. News Releases
The Consultant may not issue any news releases without prior approval from the City,
nor will the Consultant make public proposals developed under this Agreement without
prior written approval from the City prior to said documentation becoming matters of
public record.
19. Entire Agreement
This Agreement contains the entire understanding and agreement between the parties
hereto with respect to the subject matter hereof and supersedes all previous
communication, negotiations and agreements, whether oral or written, between the
parties hereto with respect to such subject matter, and no additions to or modifications of
this Agreement or waiver of any provisions of this Agreement shall be binding on either
party unless made in writing and executed by City.
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20. Notices
Communication to the Consultant means notice in writing to: Lisa M. Lyon, URS
Corporation, 122 S. Michigan Avenue, Suite 1900, Chicago, IL 60603. Communication
to the City means notice to the contracting officer in writing to: Raymond H. Moller, City
of Elgin, 150 Dexter Court, Elgin, IL 60120.
21. No Personal Liability
No officer, director, or employee of the City or of the Consultant shall be personally
liable for the fulfillment of the conditions of this Agreement.
22. Cost and Quantity Opinions
In providing estimated construction costs, the City understands that the Consultant is not
an architect or engineer and is not qualified to provide opinions of probable cost and will
therefore rely on cost estimates prepared by representatives of the City of Elgin or other
secondary data sources. The Consultant makes no warranty, express or implied, that the
bids or the negotiated cost of the work will not vary from the Consultant's estimates of
future construction costs.
23. Standards of Care
In providing services under this Agreement, the Consultant shall endeavor to perform in a
manner consistent with that degree of care and skill ordinarily exercised by members of
the same profession currently practicing under similar circumstances.
The terms and condition set forth herein are accepted as of the 1 I th day of February, 2004.
CITY OF ELGIN URS, INC.
By: By:
David Dorgan
City Manager Title: (/- /-
Attest:
C444714144-__ ik-Q-41444.--
Dolonna Mecum, City Clerk
F:\Legal Dept\Agreement\URS(TIF)Rt 20-Rev 2-5-04.doc
6
'JAN. 14. 2004 3:55PM URS CORPORATION NO. 431 P. 2
URS- DAP
21511-(
November 26,2003
Revised January 14, 2004
Mr.Mark Biernacki
City of Elgin
Community Development Manager
150 Dexter Court
Elgin,IL 60120
Dear Mr. Blernacki:
UR5•TPAP is pleased to submit a proposal for professional consulting services to the City of Elgin
related to the potential establishment of a tax increment financing district for the Elgin State Mental
Health Facility and surrounding area.
We have enjoyed working for and with the City of Elgin on the Central Area TIF and look forward to
the opportunity of working on another strategic TIF project for the City.
As part of this submittal, I have included several materials that will help to familiarize you with(i)our
current organization and staff at URS Corporation and (ii) related services that complement our
traditional tax increment financing practice, I have included a brief firm description summarizing the
merger of Trkla, Pettigrew, Allen & Payne, Inc. with URS Corporation; summary resumes of
professional staff working in economic development and tax increment financing; a summary of our
qualifications and experience in the areas of tax increment financing and economic development; a
proposed scope of services; a project schedule; project pricing; and a sample professional services
agreement.
/If you have any questions about the materials included in this package, please give me a call at
/ 312.596.6759.
Regards,
LiJtfctr''
Lisa M. Lyon,AICP
Principal
URS Corporation
122 South Michigan Avenue,Suite 1900
Chicago,IL 130603
Tel:312939.1000
Fax 372.939.4198
'JAN. 14. 2004 3:55PM URS CORPORATION NO. 431 P. 3
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Table of Contents
I. Introduction to the Firm.. 1
A. Firm Description and History 1
B. Project Team Resumes 2
H. Firm Qualifications 4
A. Overview 4
B. Service Areas 6
C. References 10
Ill. Approach to the Project 11
A. Summary 11
B. Proposed Scope of Services 12
C, Alternate/Additional Services and Meetings............. 16
IV. Project Schedule ... 17
V. Project Pricing 18
VI. Sample Professional Services Agreement 19
JAN. 14. 2004 3:55YM UtS CUKYUKAIIUN nv. `f)1 r. Y
I. Introduction to URS•TPAP
This section presents a brief description of the firm and its history and brief resumes of economic
development and tax increment financing staff.
A. Firm Description and History
We are delighted to announce the recent merger of Tricia,Pettigrew,Allen&Payne("TPAP")
and URS Corporation ("URS").Together,the planning and development resources offered by
the Chicago Metropolitan office of URS•TPAP indude more than 50 professionals in the
following areas: urban planning and design, economic development, tax increment financing,
market studies,architecture,landscape architecture,transportation planning,ecological services,
geographic information systems,and vulnerability assessments.Another 150 professionals in the
areas of engineering, environmental, and construction management services complement the
local planning and development office.
Each of the firms that now comprise URS•TPAP has a long history of high quality and innovative
professional services.TPAP was established in 1977 and is recognized throughout the Chicago
region as a leader in the area of TIF and community planning.Over the past 26 years,TPAP has
offered a full range of planning, design, urban revitalization, and development management
services to both public and private dients.
TPAP has served as a professional advisor to more than 50 communities throughout Illinois,
resulting in the adoption of nearly 130 TIF projects.TPAP has extensive experience in many
other areas of community planning including comprehensive planning, downtown plans,
commercial corridor and neighborhood planning,community development programs,industrial
area planning and urban design.
URS is one of the largest architectural,engineering,planning,environmental,and construction
management companies in the world and has provided a broad range of professional services,
induding planning, architectural and engineering design for nearly a century. URS Is currently
ranked the#1 "pure design"firm by Engineering News-Record for the second consecutive year
and has provided planning and design services for major facilities and community projects
throughout the world. With over 26,000 talented professionals in more than 300 offices
worldwide, the company serves public and private clients in the planning, facilities, surface
transportation, air transportation and environmental markets. We offer the advantages of size,
geographic diversity,and the ability to provide virtually all of the services required to accomplish
the most complex program requirements. URS Corporation's oldest predecessor company was
founded in 1904, however, URS was established in 1951 and incorporated in 1957 as
Broadview Research—a name that was eventually changed to United Research Services and later
shortened to URS.
Statement of Qualifications and Proposal
City of Elgin
November26,2003,revised January 14,2004 Pagel
JAN. 14. ZUU4 3:55YM UKS UURfUKAI IUN NU. 4iI r.
B.Economic Development and Tax Increment Financing Team Resumes
The URS•TPAP TIF and economic development team is experienced in all aspects of TIF,
financial feasibility analysis, market and site analysis, site planning, public benefits analysis,
economic and fiscal impact analysis,and public sector funding analysis and strategies. Brief
resumes are presented below with Lisa Lyon, Rudy Visser, Ralph Kinser, and Ann Moroney
identified as the core tax increment financing team.
CORE PROJECT TEAM
Lisa M.Lyon,AICP,Principal
Education: Master of Urban Planning and Policy,University of Illinois at Chicago
Master of Arts,Economics,University of Illinois at Chicago
Bachelor of Arts,Economics,Boston College,Chestnut Hill,MA
Experience: Ms. Lyon is a Principal with twelve years of experience in planning specializing
in economic development, neighborhood planning and tax increment financing. Ms. Lyon
has managed and coordinated the analysis and implementation of residential, industrial,
mixed-use and commercial tax increment financing projects for a number of municipalities In
Illinois. Ms. Lyon's experience also includes fiscal impact studies, special service area
designations, public benefits and incremental tax revenue analysis, demographic analysis,
financial feasibility studies in support of bond issues, and the preparation of TIF
redevelopment plans. Ms Lyon serves as a trainer in tax increment financing annual report
ing for the State of Illinois Comptroller. Prior to joining TPAP, Ms. Lyon served as an
economic development policy analyst for the Illinois General Assembly and as a
neighborhood planner for the City of Evanston, which included developing, implementing,
and monitoring initiatives for neighborhood, business district, streetscape, and corridor
projects.
Rudolph I. Visser,Senior Project Planner
Education: Southern Illinois University,Major in Community Planning
University of Illinois,Major in Architecture
Experience: Mr. Visser has more than 35 years of experience in conducting a full range of
surveys,inventories and inspections required in development and redevelopment projects.He
has developed special techniques for documenting,recording and presenting background data
integral to the planning and TIF processes,and has conducted seminars in many communities
to train local staff members in field survey techniques. Mr. Visser has prepared eligibility
analyses for redevelopment areas(including TIF districts)in over 50 communities In Illinois.
Statement of Qualifications and Proposal
City of Elgin
November 26,2003,revised January 14,2004 Page 2
JHIY. N. LVIN j:»rm UK) IUKrUKHI lull Ilu. 4jI r. D
Ann T.Moroney,AICP,Senior Project Planner
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Education: Bachelor of Arts,Rhetoric,University of Illinois at Urbana-Champaign
Master of Urban Planning and Policy,University of Illinois at Chicago
Experience: Ms.Moroney is a Senior Project Planner with experience in tax increment financing,
economic development, real estate finance, community and public sector planning, and
demographic analysis.Ms. Moroney has experience in a wide variety of planning assignments
from tax increment financing assignments and financial feasibility studies to comprehensive
planning, corridor studies, open space studies and zoning updates. Ms. Moroney has
coordinated the analysis and implementation of more than 15 T1F projects within the state of
Illinois and has conducted financial feasibility analyses for several redevelopment projects
seeking TIF assistance from the City of Chicago. Ms. Moroney's experience also includes site
redevelopment analysis and neighborhood economic development analysis. Prior to joining
TPAP, Ms Moroney worked in the public sector, where she was responsible for evaluating
development plans,reviewing zoning variation requests and preparing summary reports for the
municipal commissions and boards.
Ralph E.Kinser,AICP,Senior Urban Planner
Education: Bachelor of Science,Mathematics,University of Illinois at Urbana-Champaign
Master of Urban Planning,University of Illinois at Urbana-Champaign
Experience: Mr. Kinser has experience in real estate analysis and TIF redevelopment area
planning. Mr. Kinser participates in all aspects of the tax increment financing process and
financial feasibility studies. Mr. Kinser's experience includes preparing TIF redevelopment
plans, conducting TIF feasibility studies for issuance of bonds, identifying and analyzing
comparable developments, estimating incremental property tax revenues, acquisition and
rehabilitation costs,and identifying redevelopment opportunity sites for various communities
throughout Illinois.
POTENTIAL ADVISORS AND ASSOCIATES
Jon B.DeVries,AICP
Principal and National Director of Strategic Development Planning
Education: Masters in Urban Planning and Policy,University of Illinois at Chicago
Masters from Union Theological,New York
B.A.American History,St.Olaf College
Director,Chicago School of Real Estate,Roosevelt University
Experience: Mr.DeVries is a Principal and National Director of URS'Strategic Development
Planning practice. He has over 27 years of experience in real estate analysis,specializing in
master-planned communities;office and industrial development;freight intermodal facilities;
downtown and neighborhood development; and brownfield redevelopment. Mr. DeVries
has led market,financial and development strategy phases of major mixed use development
projects such as the St. Louis North Riverfront Plan, Hagler Development Port Everglades
Commerce Center, Boeing World Headquarters, Ford Auto Supplier Park, Joliet Arsenal,
Chicago Central Area Plan, 108 N.State Street Plan,City of Chicago Industrial Strategy and
Statement of Qualifications and Proposal
City of Elgin
November26,2003,revised January 14,2004 Page 3
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JAN. 14. LUV4 j: UKJ LUtrUKAI IUN NU. 4J1 r. /
state economic efforts for Illinois, Iowa, Wisconsin and Michigan. Mr. DeVries' developer
clients include many of the major retail, industrial and homebuilding companies in the U.S.
and he has also worked on numerous international development projects in the Caribbean,
Guatemala,Mexico and other locations
Karen Gross,AICP,Manager
Education: Masters of Urban Planning,University of Illinois
Bachelor of Business Administration,University of Dayton
Experience: Ms. Gross is a Manager in the Strategic Development Planning group. Ms.
Gross has over seven years of experience in a range of real estate consulting engagements,
including economic development and funding strategies, economic/fiscal impact studies,
market studies and tax increment financing.
Krista J.Kahle,A1CP,Senior Urban Planner
Education: Bachelor of Arts,Sodolvgy,Aquinas College
Master of Community Planning,University of Cincinnati
Experience: Ms. Kahle is a planner specializing in tax increment financing, economic
development,community planning,and demographic analysis.Ms.Kahle has experience in a
wide variety of planning assignments from tax increment financing studies to comprehensive
planning, affordable housing development, strategic planning, corridor studies, and zoning
code updates. Immediately prior to joining URS TPAP, Ms. Kahle worked in the non-profit
sector,where she was responsible for an affordable housing development and an innovative,
"smart,green"transit-oriented development.
Timothy 8.Ruder,AICP,Senior Urban Planner
Education: Masters of Urban Planning and Policy,University of Illinois at Chicago
B.A.in Urban and Regional Planning,University of Illinois
Experience: Mr. Butler is a Senior Strategic Development Planner who has over four years of
experience working on a broad range of real estate consulting engagements throughout the
United States. His engagements at URS include financial pro-forma reviews and completing
development and redevelopment strategies for both private and public sector clients, which
include state and local governments and real estate developers.
Statement of Qualifications and Proposal
City of Elgin
November 26,2003,revised January 14,2004 Page 4
JAN. 14. 2)O4 3:5bVM UKS 1;UKYUKAIION Nv. 4Ji r. s
H. Overview of Firm Qualifications
This section presents an overview of the firm's qualifications;summaries of key service areas;and
client references.
A.Overview
The URS•TPAP team offers an integrated source of professional expertise and a full range of
experience,our qualifications include:
• Experience in Tax Increment Financing. URS•TPAP experience and involvement in TIF
planning dates back to 1977,the year that the Tax Increment Allocation Redevelopment
Act ("the Act") was adopted. We are experienced in all phases of the planning and
development process utilizing TIF, including preparation of redevelopment plans,
eligibility studies, housing impact studies, and comprehensive financial feasibility
analyses.This experience includes site-specific TIF projects of just a few acres to major
redevelopment areas encompassing nearly 12,000 acres. Our projects also have
advanced development and revitalization strategies for all types of land use areas,
including projects in downtowns, commercial corridors, business/office parks, industrial
areas/parks, residential neighborhoods, mixed-use, and park/recreational/community
areas. We have completed nearly 130 TIF projects in Illinois, including more than 30
projects in the City of Chicago and dozens within suburban Cook and the collar counties.
We maintain ongoing client relationships with many public and private sector clients
during the implementation and administration phases of a TIF District and assist with site
redevelopment analysis, gap financing analysis and the completion of incremental
revenue and TIF benefits analyses of proposed projects.
• Knowledge of TIF Statute.URS•TPAP's early efforts and on-going involvement in the TIF
program in Illinois have contributed to the depth,purpose,history,and evolution of the
TIF program throughout the state. Our projects have included every type of TIF
Redevelopment Project permitted under the Act. Moreover, members of URS•TPAP
have participated in numerous working meetings to review, discuss, and implement
various proposals considered and adopted as part of the major Act amendments
effective November 1, 1999 and provide annual education and training on behalf of the
State Comptroller's office and the Illinois Tax Increment Association.
• Leadership in Government Incentives.The combined strength of the URS•TPAP team in
the area of government incentives is unmatched.URS•TPAP has extensive experience in
the implementation of TIF projects, including assisting public and private sector clients
with negotiations, gap financing analysis, public funding, and financial feasibility of
development and redevelopment projects. Furthermore, URS•TPAP conducts the
necessary due diligence and analysis and prepares the reports to be included in official
statements for the sale of municipal bonds. URS•TPAP creates public-private financing
strategies for many of our projects.URS•TPAP has extensive experience in government
incentives including TIF, property tax incentives, special service areas, business
improvement districts,land write-downs and other tax credits.URS•TPAP has consulted
on issues relating to projection of tax increment used for municipal financing,
quantification of economic feasibility and impact, structuring of incentive packages,
Statement of Qualifications and Proposal
City of Elgin
November 26,2003,revised January 14,2004 Page 5
JAN. 14. 2004 3:56FM UHS CORIUKA!ION NU. 4j1 r. 9
financing mechanisms available and on-going performance reviews of public-private
projects.
• Development Planning and Market Analysis. URS•TPAP provides a full range of
development planning services to land and property owners, developers,public agencies
and financial institutions to assist our clients in moving a project from initial concept to final
execution.Depending on the complexity of the project and the needs of the client,we offer
services in market and site analysis, market feasibility, financial feasibility and sensitivity
analysis,development approvals,economic/fiscal impact,and public sector funding analysis
and strategies.
We use a wide range of research tools, including primary market research, secondary
research, competitive analysis and consumer research to effectively define the product,
identify the buyer/tenant profile and position the new development in the market Our
commercial service experience encompasses all property types including retail, office,
industrial, convention and meeting centers,public assembly facilities,and urban mixed-use
developments. Our residential service includes master-planned communities,
condominiums,apartments and golf course communities.
• Economic Development Strategies.URS•TPAP professionals have developed strategies for
large and small cities and other public agencies across the United States and Canada.Our
team brings a unique multi-disciplinary, private sector viewpoint to each project Our
services Include growth sector analysis, area redevelopment plans, business retention and
recruitment strategies,brownfield redevelopment,incentives analysis,tourism strategies,and
developer request for proposal (RFP) preparation. Our experience covers both urban and
suburban environments and includes industrial,retail and residential property types.
B.Service Areas
Several summary sheets that highlight a few of the multi-disciplinary service areas that
URS•TPAP offers are presented on the pages that follow.URS•TPAP's integrated approach to
tax Increment financing, planning and development provides comprehensive services to both
public and private clients. Highlighted services areas include;
• Tax Increment Financing
• Strategic Development Planning
• Property Redevelopment Services
Statement of Qualifications and Proposal
City of Elgin
November 26,2003,revised January 14,2004 Page 6
• JAN. 14. LVV4 J:DPrM UIt UtrUtMiivri IW. 4)1 r. IV
C.References
City of Chicago
Robert Kunze
(312)7440051
Susan Kroll
(312)744-0174
121 N.LaSalle Street
Chicago,IL 60602
City of McHenry
Joe Napolitano
Director of Community Development
333 S.Green Street
McHenry,IL 60050
(815)363-2100
Village of Morton Grove
Tim Angell
Economic Development Director
6101 Capulina
Morton Grove,IL 60053
(847)470-5231
City of Park Ridge
Randall Derlfleld
Director of Community Preservation and Development
505 Butler Place
Park Ridge,IL 60068
(847)318-5203
Statement of Qualifications and Proposal
City of Elgin
November 26,2003,revised January 14,2004 Page 10
• JAN. 14. 2004 3:57PM URS COHFORAI ION IVU. 4j I • r. I I
IiI.Approach to the Project
A.Summary
URS•TPAP, in cooperation with representatives of the City, will provide technical and
professional assistance in the management of the tax increment financing process, including
completion of reports documenting eligibility of an area that includes the former Elgin State
Mental Health Facility, various public uses to the east of the facility and a mixed-use area
dominated by a variety of industrial uses(but including some commercial and residential uses)
situated between the Fox River and Route 25. In general,the services will include(i)evaluation
and analysis of building and site conditions and tax trend data, (ii)estimates of tax increment
revenue potential,(iii)a draft redevelopment project and plan(iv)research for and facilitation of
the public information and notice process and(v)presentations to City representatives and the
public.
Our proposal covers three phases of work The first phase will include surveys and analyses of
project eligibility that will yield a preliminary finding on whether all or a portion of the Study Area
will qualify as a potential TIF District and in order to assist the City in determining whether to
proceed further. It is assumed a housing impact study is not required as part of the tax increment
financing evaluation,however we will document basic information related to any housing units
located within the Study Area. [note: As of November 1, 1999, the Illinois Tax increment
Allocation Redevelopment Act requires that a redevelopment plan for a proposed T1F
redevelopment project area estimate the number of inhabited residential units that will be
displaced as a result of implementation of the redevelopment plan. if this estimate Includes 10 or
more inhabited residential units, or if the proposed redevelopment project area contains 75 or
more inhabited residential units(and the City Is unable to certify that no displacement will occur),
then i)a Housing impact Study must be conducted and ii)a community meeting must be held.]
The second phase of work will include a preliminary tax increment financing analysis and an
analysis of redevelopment project scope and potential as well as the preparation of draft
reports,including the Project Eligibility Report and Redevelopment Plan.The Eligibility Report
and Redevelopment Plan are required to initiate the public hearing process and to serve as a
basis for consideration of the City's adoptive ordinances.
The third phase consists of finalizing reports and proceeding with the required meeting with local
taxing districts and the public hearing,concluding with City action on adopting ordinances.
Statement of Qualifications and Proposal
City of Elgin
November 26,2003,revised January 14,1004 Page 11
JAN. 14. 2004 3:57PM URS CORPORATION NO. 431 P. 12
B. Proposed Scope of Services
PHASE I
Task 100: Project Scheduling_and Initiation Meetina/Conference Call
A project initiation meeting/conference call will be held to set the framework of the study.The
purposes of this conference are to(a)review the overall study objectives;(b)refine,as deemed
necessary, the work program for the study; (c) resolve any questions regarding contract
interpretation; (d) establish a firm basis for all participants working together to complete the
assignment in an orderly manner,(e)secure available data,plans and studies which will be useful
in completing the assignment;(f)flag any potential conflicts of interest for representatives of the
City;and(g)initiate the interested parties registry process.
Task 101: Eligibility Surveys&Analysis
Surveys and analyses will be undertaken to record and assess existing conditions in the Study
Area and to provide the City with the documentation required to support a finding regarding all
or potions of the Study Area's eligibility as a TIF Redevelopment Project Area. Analyses will
include:
• Exterior survey of the condition and use of each building;
• Examination of platting,taxpayer of record and tax delinquencies;
• Field survey of site conditions covering roadways, lighting, parking facilities,
landscaping,fences and walls,and general property maintenance;
• Analysis of existing uses and their relationships;
• Comparison of current land use to current zoning ordinance provisions and the
current zoning map;
• Analysis of original and current platting,air photos for building size and layout;
• Analysis of vacant sites and vacant buildings;
• Analysis of building floor area and site coverage;and
• Review of previously prepared plans,studies and data.
In addition to the above,data and reports covering building code violations and building permits
for the last five years within the Study Area as researched and provided by the City will be
reviewed and correlated with other summary data and findings.
Data available from secondary sources with respect to building age, extent and/or history of
occupancy/vacancies,date of most recent renovation,physical deterioration,and obsolescence,
etc.will be collected and reviewed.
Findings from the survey and analysis will be recorded on maps, survey forms, tables and/or
charts as required for presentation to representatives of the City. URS•TPAP will prepare a
photographic file of all properties and site conditions within the Study Area. URS•TPAP will
utilize all the data,surveys and analyses in documenting the conditions that exist within the Study
Area which warrant designation of all or portions of the area as a redevelopment project area in
accordance with provisions of the Illinois Tax Increment Allocation Redevelopment Act.
Statement of Qualifications and Proposal
City of Elgin
November 26,2003,revised January 14,2004 Page 12
JAN. 14. 2004 3:57PM URS CORPORAI ION nU. q)I r. I)
Task 102: Housing Impact Assessment
This task will include an assessment of the Study Area to determine(i)the number of inhabited
residential units;(ii)what displacement of residents from inhabited units,if any,may occur as a
result of the redevelopment plan;and (iii)whether or not a Housing Impact Study is required.
The completion of a Housing Impact Study,if required,will be considered Additional Services.
Task 103: Progress Meeting(s)and Memorandum of Findings
A memorandum of findings will be prepared that summarizes the eligibility surveys and analyses
conducted and the resulting findings.A meeting will be held with representatives of the City(I)to
review the findings of eligibility for the Study Area and(ii)to secure agreement on proceeding
with the next phase,which will involve preparation of a draft eligibility report and redevelopment
plan for the proposed redevelopment project area.
PHASE I1
T.sk 00• R vi w 'r.'ect S o•- and P. e i.I
URS•TPAP,with assistance from representatives of the City,will prepare a preliminary listing of
required public improvements and facilities, and alternative program proposals covering
acquisition, site preparation, public infrastructure improvements, rehabilitation and new
development,etc.within the Study Area,
Representatives of the City will assist URS•TPAP in identification of the type,amount and timing
of estimated private investment in new development, and securing current cost estimates for
required public improvements and facilities.
The project scope and potential identified as part of this task will provide the basis for the
Preliminary TIF Analysis to be prepared as part of Task 201.
Task 201i Preliminary Tax Increment Financing Analysis
A preliminary tax increment financing analysis, which estimates incremental property taxes
("Incremental Taxes"), will be prepared for review and consideration by the City. This will
include:
• Collection and review of assessment data maintained by the county on assessed and
equalized assessed value for the Study Area and the City,including:
a) Assessed Values and Equalized Assessed Values for the properties within the Study
Area for the most current assessment year and the previous five years.
b) Assessed Values and Equalized Assessed Values for the City for the most current
assessment year and the previous five years.
• An overview of assumptions and preliminary estimates of potential annual incremental
property tax revenues based on the project scope identified in Task 200.
• An overview of redevelopment project costs to include in the listing of total
redevelopment project costs of the redevelopment plan(Task 204).
It is anticipated that two iterations of the tax increment financing analysis will be required to test
alternative assumptions.
Statement of Qualifications and Proposal
City of Elgin
November 16,2003,revised January 14,2004 Page 13
JAN. 14. /WA J: /YM UKJ UUNYUKAIIUN NU. 4)1 Y. 14
• Task 202: Progress Meeting/Conference Call
A meeting or conference call with representatives of the City will be held to review the
preliminary tax increment financing analysis prepared for Tasks 200 and 201 above.
Task 203: Draft Eligibility Report
A draft report,describing the methodology and criteria used and the findings of the survey and
analysis of project eligibility,will be prepared for review with the staff members of the City.
Task.204: Draft Redevelopment Plan
A preliminary Redevelopment Plan will be prepared in draft form for review and
consideration by the City. The preliminary plan will conform to the requirements set forth in
the Illinois Tax Increment Allocation Redevelopment Act and include the following: (a)
description of the proposed development project area;(b)statement of goals and objectives;
(c) summary of conditions found to exist which warrant designation of all or parts of the
project as either a."conservation area" or a 'blighted area"; (d) a description of plan and
project objectives and redevelopment activities; (e) a general land-use plan; (f)
redevelopment and design controls; (g)summary of redevelopment project costs;
(h)description of sources of funds to pay redevelopment costs and the types of obligations
which may be issued; (i) statement on the lack of growth and development through
investment by private enterprise; (j) summary description of the financial impact of the
redevelopment project;(k)preliminary assessment of demand on taxing district services;(I)
statement on the City's program to address financial and service impacts; and (m) a
statement of impact on inhabited residential units.
The City will be responsible for providing a legal boundary description of the redevelopment
project area. Typically, the legal boundary description is prepared by the City engineering
department or consulting engineer following agreement on the redevelopment project area
limits. Upon the City's request,URS•TPAP will secure the services of a surveyor or engineer to
prepare a legal description for the Tlf. Such service will constitute an Additional Service as
described below.
Task 205: Progress Meeting
A meeting with representatives of the City will be held to review draft reports prepared as
part of this Phase,and to secure agreement to initiate the public hearing process.
PHASE Ili
Task 300: Initiate Public Hearing Process
URS•TPAP will provide a list of the affected taxing agencies and the name and address of
the appropriate contact person for each agency. In addition, URS•TPAP will collect the
names and addresses of all taxpayers of record of property in the Study Area,based upon the
most recent duplicate property tax bills available from Kane County. URS•TPAP.will also
collect the residential addresses and names of all delinquent taxpayers, as applicable, for
properties within the Study Area.
Notices are required to be sent to all taxing districts;to all taxpayers of record and residents for
all property within the Study Area;to all residents located within 750 feet outside of the Study
Area boundary;and to all interested parties listed on the Interested Parties Registry created for
the Study Area.
Statement of Qualifications and Proposal
City of Elgin
November 26,2003,revised January 14,2004 Page 14
• JAN, 14. 2004 3:5/PM UKS COKPUKAI ION NU. Ili I r. I�
•
The City will be responsible for all notices by mail and publications associated with the public
hearing process. The City will be responsible for collecting residential addresses within 750
feet outside the Study Area boundary.
Task 301: Prepare Final Reports
Draft reports prepared as part of Phase II, will be refined and prepared in final form for
delivery to City. URS•TPAP will provide up to 30 bound copies and one unbound copy of
the report to the City. Additional copies will be charged as a direct additional expense.
Task 302: Joint Review Board Meeting and Public Hearing
URS•TRAP will assist the City in preparing for,and will participate in,1)a meeting with the Joint
Review Board;and 2)a public hearing on the proposed Redevelopment Project designation and
proposed Redevelopment Plan_
Task 303: City Action on TIF Ordinances
The following ordinances will be prepared by the City Attorney or designated counsel for
introduction and consideration by the City Council: (1) approving the Tax Increment
Redevelopment Plan; (2) designating the Tax Increment Redevelopment Project Area; and(3)
adopting Tax Increment Financing for the Redevelopment Project Area.
MEETINGS
URS'TRAP will participate in the following:
1. A project initiation meeting or conference call with representatives of the City to
launch the project and to coordinate various public process steps.
2. A meeting with City representatives to review preliminary findings of the project
eligibility.
3. A meeting or conference call with City representatives to review preliminary analysis
of tax increment financing and incremental revenue estimates.
4. A meeting with City staff members to review findings and draft reports prepared by
URS•TRAP, including: (a) Project Area eligibility report and (b) Project Area
Redevelopment Plan. •
5. Meeting with representatives of local taxing districts(the Joint Review Board)to
review the eligibility and scope of the proposed redevelopment project
6. A public hearing on the proposed Project Area Redevelopment Project and Plan.
7, Upon request of City staff,one additional presentation to the City Council(e.g.a
presentation/workshop before setting the date for the public hearing or attendance
at the Council meeting after the public hearing,etc.).
8. Upon request of City staff,a meeting with City representatives and property owners,
potential developers and/or other interested parties to review findings,analysis and
other considerations.
Statement of Qualifications and Proposal
City of Elgin
November 26,2003,revised January i4,2004 Page 15
JAN. 14: 2004 3:58PM URS CORPORATION NU. 4'31 V. 16
C. Alternate/Additional Services and Meetings
As authorized by the City, URS•TPAP will participate in additional meetings and will complete
additional assignments outside of the Scope of Services that will assist the City and might indude
services related to the administration of the redevelopment project area or other services
requested by the City.
Statement of Qualifications and Proposal
City of Elgin
November 26,2003,revised January 14,2004 Page 16
• JAN. 14. 2U04 3:5UYM UKS CUKYUKAIIUN IYU. 4JI r. I!
•
IV. Schedule
The proposed time frame for each phase of the Scope of Services is presented below.
Phase I(Preliminary Eligibility Analysis): 35 to 45 days
Phase II(Incremental Revenue Estimates and Redevelopment Plan): 45 to 60 days
Phase III(Finalize Reports and Public Hearing): 60 to 90 days
Adherence to the above time frames for each phase is dependent upon timely provision of
information and documents from Kane County and the City,as well as timely authorization to
proceed with each successive phase.
Statement of Qualifications and Proposal
City of Elgin
November 26,2003,revised January 14,2004 Page 17
JAN. 14. 2004 3:58PM URS CORPORATION NO. 431 P. 18
� f
V. Pricing
Primary
The proposed pricing for the Scope of Services is an amount not to exceed$46,750 which
includes time,cost of materials and expenses.
A general estimate of how project hours and fees will be allocated is approximately. Phase I
(37%),Phase II(46%),and Phase III(17%).
Additional services and meetings will be billed on a time and expense basis.Hourly billing rates
in effect are:
Senior Principal $1 50.00+
Principal $130.00
Senior Project Planner $110.00
Senior Urban Planner $90.00-$100.00
Urban Planner $65.00-90.00
Technical&Clerical $45.00
Statement of Qualifications and Proposal
City of Elgin
November 26,2003,revised January 14,2004 Page I8
h.
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FEB-05-04 THU 06:21 PM CITY MGRS OFFICE FAX NO. 8479315610 P. 06
tl
City of Elgin, Illinois, •
Sexual Harassment- - Policies and Programs
Effective July 1, 1993,every party to any contract with the City of Elgin and every eligible bidder is required to have
written sexual harassment policies that include,ata minimum, the following information:
the illegality of sexual harassment
the definition asexual harassment tinder state law
a description of sexual harassment,utilizing examples
a vendor's internal complaint process including penalties
the legal recourse,investigative and complaint process available through the Illinois Department of
Human Rights,and the Illinois Human 1tightc Commission
directions on how to contract the department and commission
protection against retaliation as provided by Section 6-101 of the Human Rights Act
I hereby affirm that the organization which Irepresent basin place sexual harassment policies which include
the required information set fourth above,and I hereby agree to furnish the City of Elgin-Human Resources
Department with a copy of these policies if they so regncst.
Signatnrcfiille
Company UB .Corporatj,Qll.
Date 02/09/2004
Sexual harassment is defined as follows:
"Sexual harassment"means any unwelcome sexual advances or requests for sexual favors or any conductof
a sexual nature when(1)subrnivzion to such conduct is made citherexplicitlyy or implicitly a tenn or condition of an
individual's employment, (2) submission to or rejection of such conduct by an individual is used as a basis for
employment decisions affecting such individual, or(3)such conduct has the purpose or effect of substantially
interfering with an individual's work performance or creating as intimidating,hostile,or offensive working
environment.
Any questions by contracting parties or eligible bidders concerning compliance with these requirements should be
directed to the City of Elgin-Human Resources Department at (847)931-5618.
1 hereby agree to fully indemnify and hold the City of Elgin harmless from any and all itabiity,loss or
damage including costs of defense or claim,demands,costs of judgement against!! arising from any sexual
harassment complaint resulting from the act of any member of my organization in t e performance of Ibis
contract.
Signnturc/TiIle ��—
Company /URS Corporation
Date 02/09/2004
v v•t—a 1 1 1 V a I l 11%.1111..! v1 1 1 V L I I 111 17V U'?I V J 1 JV I V Al v
v , as",
t; .
BIDDER'S EMPLOYEE UTILIZATION FORM'
This report is rectuired by the City of Elgin and must be submittcd before the contract can be awarded.
Chapter 3.12.1000 Affirmative Action-City Contracts
1. Name and Address of Bidder Description of Project
URS Corporation __Route 20 TIF Study________
122 S. Michien_Ave. Suite 1900
Chicago, IL 60603^,- __, _
lOu Total Whites Blacks Ilisp,inics Asians or American Minority Female
CATEGORIES Employees Ilacifc Indians (M&}) (All
Wand= Categories)
M / F MIF M / F M I F M 1 F
Ecamplc: t$ 3 5 3 2 4 1 55.6% 44.4%
tllnnaIcis (10/18) (11/l9)
•
0ffici-NIT,'
Managers 23 16 3 . 4 , 17% 30%
Professionals 177 89 60 3 4 ' 3 1 12 5 16% 40%'
M
Technicians 35 24 3 2 2 2 1 1 33% 217
office/ r'-'-"" I
Clerical 15 3 7 2 1 1 1 33% 60%
TOTALS 250
7Daleof ..� y`r'ici,1 Title Office Telephone Number
17
Signed Page__
'"' (,rP Manager 312-939-1000 2/11/04 of__
2. Have you ever been awarded a bid by the City of Elgin?
- X Yes _ No
3. If the answer to question N2 is Yes,please submit a copy of the Employee Utilization Form that was
submitted with your last successful bid along with a fully completed copy of this form.
4. If the statistical data provided above shows underuliliza lion of minorities and/or females,please submit,
according to the guideline provided in the attached document,a written commitment to provide equal
employment opportunity.
NOTE; In the event that a contractor or vendor,etc., fails to comply with the fair employment and affirmative
action provisions of the City of Elgin,the City,amongst other actions,may cancel,terminate,Or suspend the contract
in whole Or in p art.
FEB-05-04 THU 06:20 PM CITY MGRS OFFICE FAX NO, 8479315610 F. lid
( '` ."+ _ CITY OF ELGIN, ILLINOIS,
r`9 'l vii` CERTIFICATION 121:QUIRE MENTS
"txa rE u FFA,'
Please submit all required forms and documentation, fully completed and signed,
with your proposal. No proposal will by accented without this information.
1.
To assure compliance with the City ofI lg,iu's A fiirtnative Action Ordi nce,all contractors and
vendors,herein referred to as"bidders,"are requested to submit the following information:
1. Work force analysis using the enclosed Bidder's Employee Utilization form_
2. Provide the information required in Item#3 on the Employee Utilization Form if the
answer to Question#2 on the form is "Yes."
3. Provide a written commitnrnt outlining the steps that the bidder plans to take in the area
of recruitment and promotion of rrnnoritics and females to assure equal employment
Opportunity. (A copy of the bidder's affiitnative action plan maybe submitted in lieu of
this requirement.)
2. To assure compliance with the City ofElgin's Sexual Harassment Ordinance,all bidders must
submit a signed sexual harassment form enclosed with the Invitation to Bid.
3. The undersigned certifies that the offerer is not delinquent in the payment of any tax
administered by the Illinois Department of Revenue unless there is a pending proceeding
contesting the tax.
4. The undersigned certifies that the offerer is not barred from offering on this solicitation as a
result of a conviction for the violation of Sure law prohibiting bid-rigging or bid-rotating.
5. The successful bidder agrees that, upon acceptance by the City of Elgin, the executed Invitation
to Bid, along with all instructions, conditions,and specifications attached thereto, constitute a
binding contract which may be en forced by the city.
`
Signmore/Title
Company Name URSCor2oration
Address 122 S. Michigan Avenue, Suite 1920
Phone Number (312) 939-1000
941716908
FEIN No. •
FEB-05-04 THU 06:21 P11 CITY MGRS OFFICE FAX NO. 8479315610 r. un
•
•
it
City of Elgin, Illinois,
Sexual Harassment- - Policies and Programs
Effective July 1, 1993,every party to any contract with the City of Elgin and every eligible bidder is required to have
written sexual harassment policies that include,ata minimum, the following information:
the illegality of sexual harassment
the definition asexual harassment under state law
a description ofsexual harassment,utilizing examples
a vendor's internal complaint process including penalties
the legal recourse,investigative and complaint process available through the Illinois Department of
Human Rights,and the Illinois Human Rights Commission
directions on how to contract the department and commission
protection against retaliation as provided by Section 6-101 of the Human Rights Act
I hereby affirm that the organization which I represent basin place sexual harassment policies which include
the required information set fourth above,and I hereby agree to furnish the City of Elgin-Human Resources
Department with a copy of these policies If they so regncst.
Signaturc/Tille
Company _.,IJR&.CorporateDate 02/09/2004
Sexual harassment is defined as follows:
''Sexual harassment'means any unwelcome sexual advances or requests for sexual favors orany conduct of
a sexual nature when(1)submirion to such conduct is made either explicitly or implicitly a tenn or condition of an
individual's employment,(2)submission to or rejection ofsuch conduct by an individual is used as a basis for
employment decisions affecting such individual,or(3)such conduct has the purpose or effect of substantially
interfering with an individual's work performance or creating as intimidating,hostile,or offensive working
environrn eat.
Any questions by contracting parties or eligible bidders concerning compliance with these requirements should be
directed to the City of Elgin-Human Resources Departinent a!(847)931.5618.
i hereby agree to folly indemnify and hold the City of Elgin harmless from any and all liabihty,loss or
damage including costs of defense or claim,demands,costa of judgement against It arising from any sexual
harnasm ent complaint resulting from the act of any member of my,organization in t e performance of this
contract. 7/
SignaturefTitle
Company URS Corporation -
Matz 02/09/2004