Oak Park village board takes next step to make Colt site development a reality

Downtown site under 'aggressive' development timeline

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By Anna Lothson

Staff Reporter

Oak Park village government staff and the village board made it clear Monday they want the proposed redevelopment plans for the Colt site and surrounding parcels in downtown Oak Park to be an expeditious process on an aggressive timeline.

In unanimously approving a "term sheet" developed by staff and developers, the board completed Step 2 of what was described as a four part development process. And the intention is to waste no time checking off Step 3, a detailed development agreement.

That document will determine how, when and what opportunity exists for the vacant Oak Park parcels that are slated to be turned into another downtown residential and retail mecca.

The Colt site, formally referred to as the Lake Street/Westgate/North Boulevard site, has been a project of the village's economic development team since 2008 with Clark Street Developers, the identified preferred developer. The nation's financial meltdown put a kink in the plans, but five years later Oak Park now has a formal document to guide the process along.

The village board approved at its meeting Monday the term sheet agreement, a non-binding document that lays out a broad overview of what the project will entail. The next step, negotiating a development agreement, is expected to finish up in early September, and the board expects to approve a redevelopment agreement shortly after.

"We are very sensitive to time," Village Manager Cara Pavlicek said. "We've made a real commitment to moving forward."

Approving a term sheet doesn't have any financial implications for the village as details could always change, but moving forward with the process was necessary to lay a positive foundation, Pavlicek said. One element that will help this project move along is the ability for the village to likely tap into the Downtown Tax Increment Financing (TIF) district previously settled with the schools to pay for site prep for redevelopment.

"This is a very positive thing for the village," Pavlicek said.

The village-owned Colt site development includes the 1133 Westgate property and the surrounding village-owned properties to the west, south and north of the Westgate parcel. The redevelopment will call for a more transit-oriented, pedestrian friendly, mixed-use development that will contain roughly 26,000 square feet of ground floor retail, 248 luxury rental apartments, a 325-350 car parking structure, construction of the new Station Street and other streetscape improvements.

The north side of the project will be six stories, the south side of the project will be 11 floors. Those heights fall within existing zoning allowed for the area. The project is also anticipated to earn a LEED (Leadership in Energy & Environmental Design) Silver designation.

A rough timeline for the project has the board approving the redevelopment agreement in September, the planned urban development application submitted shortly after and the permits for the project submitted and approved by spring 2014. This could mean construction will begin summer 2014 and finish before by the end of 2015.

The board has spent many meetings hashing through the details of this proposal, and this reflected in the amount of time necessary to provide comments. Instead the focus of the discussion centered on how the village should keep this project on track to "set a tone" for its future.

Loretta Daly, the village's business services manager, confirmed the timeline is aggressive and will take a significant amount of staff time, but reiterated staff is excited about the project. She also highlighted that this project has the potential to reconnect areas of downtown that are currently isolated because of vacant lots.

"I know it's an aggressive timeline. But we're an aggressive board," President Anan Abu-Taleb said. "This is a good development; it's good for the community. If we need to approach things in a more aggressive way then I'm all for it."

Abut-Taleb strongly asked that 1118 Westgate, another village owned property, be incorporated into the deal because its exclusion could create an orphan property "stuck in the middle of nowhere." But the developers said that property needs more study to see if and how it could be used.

The developers, represented by Andy Stein from Clark Street Development and a representative from Jupiter Reality, assured trustees the proposal aligns with the vision of Oak Park's downtown master plan.

Parking, like every development discussion, was a key issue Monday evening since those who currently park on the vacant village-owned parking lot will have to go elsewhere. Determining how the 350, or so, proposed parking spots, will be shared between shoppers, renters and employees is one item the board stressed needed to be evaluated.

Trustee Colette Lueck spoke about the Holley Court garage that she said is not utilized enough, either because people don't know about it or don't like it. Lueck herself doesn't park there, she said, and she thinks the village needs to have a discussion about the future of that garage before it determines downtown parking needs.

Conversations wrapped up with Abu-Taleb promising the Clark Street developers that it will work in partnership with the group to allow this process to move swiftly. Still, he stressed wanting more attention toward the abandoned parcel at 1118 Westgate that the current development proposal ignores.

"We will not slow you down," Abu-Taleb said. "We are excited."

Pavlicek and Abu-Taleb both spoke about the opportunities for citizen involvement, which will come through many public hearings, Pavlicek said. She also assured the board would be provided regular updates, which the developer also promised to make "readily available."

Email: anna@oakpark.com Twitter: @AnnaLothson

Reader Comments

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Downtown OP Resident  

Posted: August 1st, 2013 9:10 PM

I wanted to add one point about the parking lot: for residents of the area, the Colt Building provided some benefit. I'm not saying it should have stayed. We in downtown have to share with the businesses/shoppers but something might have been done to mitigate the winds that Colt used to block. The winds sweep up dust & particulate matter onto windows/balconies. Some cities use pollution/noise walls or banks of trees in mixed residential & shopping areas. Artwork improves the look of the walls.

Bridgett from Oak Park  

Posted: July 30th, 2013 11:17 AM

Google...Oak Park library TIF August 25...and you'll have the info.

Jim Coughlin from Oak Park, Illinois  

Posted: July 30th, 2013 11:13 AM

Enuf, I picked up a flyer at the library that provides details for the August 25th event and thought the info was worth sharing.

Enuf is Enuf from Oak Park  

Posted: July 30th, 2013 9:21 AM

The use of TIF funds for the Colt site redevelopment made possible by the recently amended Downtown TIF Settlement is the untold story so far. I am hoping an objective reporting of the facts and resultant discussion will be possible by the August 25 event at OPPL. Please provide more information on how this event is being hosted, moderated and formatted.

Jim Coughlin from Oak Park, Illinois  

Posted: July 30th, 2013 12:33 AM

Ray Johnson has been a strong and vocal advocate for the creation of the numerous TIF districts in Oak Park. I remember he publically called out the Reader's Ben Javorsky for an article he'd written questioning the Village's use of TIFs. It should be important for people to hear from both sides at this meeting. Village trustees and reps from all local taxing bodies need to share their views and experiences along with business and property owners. This could be agreat opportunity to discuss an important economic issue. We don't get many chances like this in Oak Park.

John Butch Murtagh from Oak Park, Illinois  

Posted: July 29th, 2013 11:33 PM

Thanks, Jim. I'll try to make it.

Jim Coughlin from Oak Park, Illinois  

Posted: July 29th, 2013 10:56 PM

How TIFs impact Oak Park and our neighboring communities will be discussed on Sunday, August 25 at the Oak Park Main Library. A documentary detailing "a vision of greed" is scheduled to presented at 2pm in second floor small meeting room followed by a Q & A session. I hope event organizers are able to convince Village board members and local elected officials to attend and participate.

John Butch Murtagh from Oak Park, Illinois  

Posted: July 29th, 2013 10:48 PM

Six or seven people went to the public podium tonight to lobby for the Madison Diet. No one spoke against it. The staff and the sponsoring organization then made presentations. As expected, there were no negatives about the project. It was perfect. The board then took over the discussion. At the end of the meeting, the village manager said that clearly the board has made a "Change of Direction." I have attended a lot of board meeting in government, business, and public service. In all those meetings, I have never seen a board act as professionally as this OP board did tonight. The board immediately proved it had done its homework. Acting as a team, they identified every issue that would determine the outcome of the proposed plan. They asked sharp question, added value to comments made by other board members, and did not act stridently at any point. In a potentially controversial moment, the board explained to the proponents why the project could not go forward as submitted. They cited other needs in the village for funds, reminded the audience that TIF funds were for economic development. They made it clear that the ROI was the basis for approval. They agreed that Madison Street needs a comprehensive plan and that rather than being one big project, it might be incremental change driven by a vision. The Madison streetscaping will likely be part of the plan, but not unless it fits in the vision. I hope the board can continue the unity and common understanding it accomplished tonight. I congratulate the board members and the village manager for the first real signal that Oak Park can make change to the way it does business without changing the village's culture or life style.

John Butch Murtagh from Oak Park, Illinois  

Posted: July 29th, 2013 6:14 PM

Muntz - This is a study session which will not involve a vote. It is step 1 in getting the Diet activated again. Normally the study sessions have more board interaction and discussion as they express their pro and con views.


Posted: July 29th, 2013 4:02 PM

@JBM-They're not making a decision on the Madison Diet in the meeting, are they? According to the agenda, it sounds like they might. http://oak-park.granicus.com/MetaViewer.php?meta_id=12750&view=&showpdf=1

John Butch Murtagh from Oak Park, Illinois  

Posted: July 29th, 2013 2:19 PM

NEXT DEVELOPMENT EVENT - Tonight, the board will discuss a recommendation by the Madison Street Streetscape Steering Committee. (You might know the committee as the Madison Street Business Association or the Madison Street Coalition) The title of the discussion is the Right-of-Way Enhancement Plan. Many posters know this plan well. A couple of years ago it was called the "Madison Diet. It is not a Madison Street project. It is an Oak Park Avenue (OPA) to Austin project on Madison. The barren commercial between Oak Park Avenue and Home will have no geometric changes. The association, I guess to note the vitality of retail, cited NOTABLE MADISON STREET PRIVATE DEVELOPMENTS - Belmont Village, Grove Avenue Apartments (Interfaith Housing / Comcast) 2011 ?" neither of which are between OPA and Austin Home). It is also hard to think of Grove Apartments as a Private Development since it was 100% underwritten by HUD. That leaves Wendy's Dunkin Donuts, and Walgreens (actually a Madison relocation on the west side of OPA) on the list of "notables." Rather than citing old (and few) devekpments, perhaps the committee should have address how the project will improve retail. The Road Diet has hundreds of issue in the Road Diet. One of the issues used by the proponents two years ago was pedestrian safety crossing Pedestrian safety is no longer mentioned in the recommendation. That may be because pedestrians would have to cross a 2 bike lane, 2 vehicle parking lanes and 4 driving lanes all without the center landscape medians. That does not sound very safe. The village report does not recommend approval or denial of the project at this time. So far, this is strictly a business community initiative. It will be up to the board to bring resident concerns into the picture. The full presentation can be found on the village website under July 29 Agenda.

dystOPia from OP  

Posted: July 27th, 2013 10:11 AM

@paul ... all your questions should be answered by the approved Term Sheet, but they are not, which is exactly my point. The Term Sheet does state that the project may require some form of public financial subsidies in the form of land write down, TIF funds (already approved), and other public assistance deemed necessary. As far as zoning variances, since no preliminary design has even been submitted, this is yet unknown, but I suspect height, density and parking variances will be requested.

John Butch Murtagh from Oak Park, Illinois  

Posted: July 26th, 2013 7:52 PM

Paul, I suspect that the answers are yes to all points. Problem is that was not what we were discussing.

paul from oak park  

Posted: July 26th, 2013 7:07 PM

The developer is buying our land, right? The developer is building within our Zoning Codes, right? The developer is complying with our parking requirements with his own money, right? The developer isn't getting any variances that hurt neighboring properties, right?

John Butch Murtagh from Oak Park, Illinois  

Posted: July 26th, 2013 4:05 PM

Hi Dyst ?" I have been in Oak Park too long. I never think of commercial development by independent contractors. So thanks for clearing my head. On the Colt Project, there are two items that and independent developer would not agree to unless the commercial potential was incredible. They are the possible building of a village parking structure to replace the ground light and the creation of the street between Lake and North Rd. Those two items are high cost and would have forced the village into more debt. That probably created the shanghai deal with D200.

Book-It Pizza Party from Oak Park  

Posted: July 26th, 2013 1:41 PM

This would be a good site for a new Barnes and Nobles.

dystOPia from OP  

Posted: July 26th, 2013 1:35 PM

@JBM ... the perception that any property tax revenue is better than currently having none is based on the false premise created by the village and bought into by D200. The village intentionally ignores the option of selling the property on the open market, to a developer who requires no financial subsidy or zoning variances. The forthcoming development would generate property and sales taxes accordingly, as is the convention in a free market economy.

Bridgett from Oak Park  

Posted: July 26th, 2013 1:33 AM

@Chris,You're right about the # of spaces.I was only talking about the lot on Lake street.But to your point about how surface parking generates sales tax dollars from the DTOP businesses,the Village needs to compare those tax dollars with the tax dollars that the apartments and the stores on that developed property will generate. But it's all a gamble,really,b/c we don't know if those future apartments and retail stores will be successful or not,nor how they'll impact current stores and housing.

Chris from OP  

Posted: July 25th, 2013 8:03 PM

@Bridget - The surface lots are much bigger than 60 spots, and its not just the parking revenue. Its getting people to shop and dine. Downtown OP has enough problems without getting rid of its most popular parking lot. I voted for Anan because he was supposed to use common sense.

John Butch Murtagh from Oak Park, Illinois  

Posted: July 25th, 2013 6:36 PM

dystOPia - My read of the stories in the press was that D200 was receiving minimal tax revenue from the vacant space and therefore anything that brought tax revenue would be a plus. Could be very wrong on this, though.

M on Ridgeland from Oak Park  

Posted: July 25th, 2013 5:45 PM

Hopefully something is done that at least brings some tax revenue. My question is what is going on with the Harrison Lombard St. building that collapsed and is rebuilt and is still sitting empty?? That area looks ignored!

dystOPia from OP  

Posted: July 25th, 2013 1:26 PM

@JBM ... actually, D200 has incurred substantial risk by allowing their property tax revenue to be diverted into real estate investment. They are now accountable to OPRF property taxpayers and residents to justify their real estate investment in terms of their board mission, which is "to provide all students a superior education so that they may achieve their full human potential." I expect full accountability of their TIF-based investment, quantified in terms of their education mandate.

Done from Oak Park  

Posted: July 25th, 2013 11:55 AM

"Either the board is choosing to enter this project blindly or prefers to not discuss financials at this time." Or doesn't know what to do with them once they get them. I'm a big believer that trustees and villages that have governments run this way do not have the people available who know what to do with projects of this magnitude. What you have are residents who "want to do what is best for the community" without one iota of financial expertise.

John Butch Murtagh from Oak Park, Illinois  

Posted: July 25th, 2013 11:25 AM

I recognize that D200 had little or no risk in allowing OPV to use the TIF for the Colt Project. What confuses me is how the it was determined that that D200 would reap $9M through tax revenues without an estimate of the projects cost and Return on Investment for OPV, Clark and D200 The argument that a term sheet is needed before financials can be discussed seems disingenuous. Are we to believe that the board is directing the village staff to spend two months developing a term sheet without some idea of basic project targets (Cost and ROI). In any project, cost and ROI have to be considered before the first conversation with the developer. The costs and ROI are then recalculated with every change made throughout every step of process until it is completed. Either the board is choosing to enter this project blindly or prefers to not discuss financials at this time.


Posted: July 25th, 2013 9:35 AM

@Ray Johnson-The financial terms may not be ironed out yet, but OP has a history of providing enormous financial subsidies to developers. OP taxpayers gave Whiteco over $3.5 million is direct cash subsidies, not including land and variances. You should also be reminded that OP taxpayers gave Avalon Bay and Mid-America $10,000 each just to bid on developing the Colt site. Every potential developer will demand significant taxpayer subsidies and variances which the board will blindly support.

dystOPia from OP  

Posted: July 25th, 2013 9:22 AM

@RayJohnson ... the financial terms, along with scope of work, are both essential conditions (in broad parameters) of a Term Sheet, not an add-on feature at a later time. A Term Sheet serves as a Letter of Intent, of which basic financial conditions are established. For example, the Term Sheet for Lake / Forest site included the terms for determining value for project land, allocated costs for public parking garage, and a land conveyance survey, none of which were included in this Term Sheet.

paul from oak park  

Posted: July 25th, 2013 8:37 AM

We are about to step into yet another tax payer sink hole with how this deal appears to be shaking out. Please, everyone, remember that these parking garages need to be rebuilt every 30 to 40 years. So just as you get done paying it off with a 30 year bond, you need to reissue an even bigger bond to rebuild it. This is not economically sustainable. Oak Park currently appears to be 2nd in the county wide race for "Town with the Most Debt" and this monstrosity isn't in the ground yet.

Bridgett from Oak Park  

Posted: July 25th, 2013 12:59 AM

I do park at Holley Court when I go to Fitness Formula Clubs because it's free (FFC pays for their members to have two hours of free parking). Perhaps if the new retail stores are willing to pay for their customers to park, or subsidize, and validate their parking ticket like FFC does, then people will be okay parking at Holley Court.

Bridgett from Oak Park  

Posted: July 25th, 2013 12:51 AM

Regarding the comments about keeping this surface parking: That lot holds what about 60 spaces. The revenue as surface parking is just not that great, compared to the value of the land.

Bridgett from Oak Park  

Posted: July 25th, 2013 12:41 AM

"But the developers said that property [118 Westgate] needs more study to see if and how it could be used." From what the developer said, it sounds like they have a concern with the structual soundness of that building.

Ray Johnson from Oak Park, Illinois  

Posted: July 24th, 2013 9:34 PM

The term sheet did not address any of the financials, as its a non-binding agreement which simply sets broad parameters for the next step in the process. The financials have not been presented to the current board, but that will be the next phase of the process. I look forward to a full discussion with the currently constituted board about the various financial components of this project.


Posted: July 24th, 2013 4:12 PM

Little did we know that the highest bidder meant whoever is going to ask for subsidies. Anan appears to be a typical business person which is to say whatever you need to say to get what you want. Anan got what he wanted. He knows that it is difficult to take back what has been given. Now the taxpayers can sit back and watch him break his campaign promises and watch as OP debt continue to rise. We should start selling bumper stickers saying "I [heart] OP debt and taxes."

dystOPia from OP  

Posted: July 24th, 2013 2:38 PM

Anan Abu-Taleb ran a campaign on village government being more business friendly with regard to local businesses (reducing permit processing time, regulations, property taxes, etc.). It was not being business friendly to downtown developers, as the village was already extremely receptive to them, in the form of TIFs, subsidies,and zoning variances. Abu-Taleb campaign pledge was to sell the Colt-Westgate site to the highest bidder. Somehow, he has reversed himself since taking office.

dystOPia from OP  

Posted: July 24th, 2013 2:31 PM

@JBM ... re. the 'intractable problem of needing more general fund cash flow to enable expenditures that are needed to be made to advance the village', I would suggest first differentiating between public service 'needs' (police, water, sewer, primary social services, etc.) and 'wants' (brick streets, downtown development, etc.). Otherwise, village board policy will be dictated by 'generating more property tax revenue w/o limits' as a goal and means unto to itself.


Posted: July 24th, 2013 12:57 PM

Business friendly does not mean taxpayer friendly. Business friendly in part means putting the best possible spin on a bad situation. The DTOP TIF is over $7.5 million in debt and has over $37 million in outstanding bonds. What is another few million in debt to appease out-of-town developers who are not going to build anything anytime soon? After all, Lake and Forest was supposed to be developed now, but we just have a pile of dirt and mulch.

John Butch Murtagh from Oak Park, Illinois  

Posted: July 24th, 2013 12:36 PM

The new board faces a Gordian Knot. The intractable problem is the need for more general fund cash flow to enable expenditures that need to be made to advance the village. That means finding new revenue streams or reducing expenses in minimally productive sectors. Activating existing developments or creating new developments can help the increase cash flow and begin reducing debt, but not for until 2015, at best. Sertus, Madison Highlands, the Colt Project, and a more vibrant Madison Street, will not be on board in time to face the short term budget challenge. The likely outcome is that we face two or three years of budget woes that can worsen if there are additional cuts from Washington and Springfield. Opening a knot requires patience, concentration, and caution. Pulling the wrong string can tighten rather than loosen a knot. In its first two months, the board has chosen an aggressive approach to development. The strategy will likely delay short term solutions to the village's planning, infrastructure, parking, traffic, high taxes, small business support, etc. Historically, Oak Park has used development processes that added complexity to the knot instead of loosening it. One of those complexities was moving projects without ensured financing. That cause constant changes in the scope, size, and purpose of the development. It is early too early to criticize the board development strategy, but they have chosen a path that is process challenging and risky. There have been few signs of patience, concentration, and caution.

dystOPia from OP  

Posted: July 24th, 2013 11:52 AM

The Term Agreement is vague and lacking in specifics re. financing, property conveyance and determining village land value. It also lacks detailed costs re. the public/private parking garage. The site plan page (Exhibit 1) was blank. Station St. was stated as being located "along the west side of the site", which appears to be far too close to Harlem, as per IDOT requirements. Pres. Abu-Taleb needs to learn the difference between being "business friendly" and "due diligence".

OP Dad from Oak Park  

Posted: July 24th, 2013 9:05 AM

Please, no more developments! Keep this as a parking lot. It is the best thing that happened to downtown Oak Park and is often full. What is going to happen when you reduce the number of spaces and add more apartments. Can't the board focus on paving streets and having real development on Madison -- not SRO, but real businesses that will keep us from going to Forest Park, downtown or Oak Brook?

Jim Coughlin from Oak Park, Illinois  

Posted: July 23rd, 2013 11:19 PM

Interesting observations, John. We'll have to wait and see if President Abu-Taleb is going to play along with the movers and shakers behind these TIF funded projects or will his adminstration demand any meaningful reforms including greater transparency and real accountability. It is somewhat worrisome that the board intends to fast track this proposal before attempting to tackle any of the issues that have plagued the Downtown TIF. Business owners, residents and local taxing bodies deserve to know exactly how much information the board is willing to share. Posting complete details on the Village's website of all revenues and expenditures would be a positive first step along with a pledge to have an open bidding process for all contracts and tighter controls on spending for outside consultants.

John Butch Murtagh from Oak Park, Illinois  

Posted: July 23rd, 2013 10:45 PM

Downtown OP Resident - I read the TIF Article in Reader. Outside of scale, there is little difference between Chicago and Oak Park. Oak Park has not released detailed information on how TIF money was spent and has been brutally slow in reporting TIF revenues and expenses. TIF's have been active in Oak Park for more than thirty years and little in known where the money went - How much on lawyers? How much on consultants? How much on concessions to developers streets, specialized design (red bricks, etc.)? It would also be nice to know if there was equity among neighborhoods expenditures. The board members elected this year all ran on transparency and improved reporting of finances to taxpayers. Assumedly, that would include a complete TIF accounting. So far the new board have not revealed any data or information that would indicate that it is more open re finanaces than the previous board.

Jim Coughlin from Oak Park, Illinois  

Posted: July 23rd, 2013 9:54 PM

How much financial support is the Village expected to provide?

Jim Coughlin from Oak Park, Illinois  

Posted: July 23rd, 2013 9:35 PM

How much money is Oak Park expected to provide to the developers to get this project moving? The report that TIF funds are involved is troubling especially in light of the Village's overall lack of transparency and accountability regarding revenues and expenditures. Is President Abu-Taleb going to agree to the follow those same old bad business practices that caused so many problems in the past or are there real reforms on the table?

OP from OP  

Posted: July 23rd, 2013 8:49 PM

Ditto on the vacancies. Let's work on getting some interesting shops and restaurants running in the places that are already here and leave the parking so people want to come to them.

Chris from OP  

Posted: July 23rd, 2013 7:56 PM

Why are we in such a hurry to get rid of the parking lots people actually use? What happened to common sense?

Downtown OP Resident  

Posted: July 23rd, 2013 6:35 PM

From the Chicago Reader on Chicago TIFs: "TIFs: the tax bill you have to pay but never see." http://www.chicagoreader.com/chicago/rahm-emanuel-keeps-control-of-tif-money/Content?oid=8175391 Do TIFs work like that here too? If so, that explains a lot.

Downtown OP Resident  

Posted: July 23rd, 2013 6:17 PM

There are new construction retail spaces across the street that have NEVER been filled. Not one day since being built. Downtown OP is filled with retail vacancies, even on vaunted Marion Street. If this is such a good opportunity, why isn't the developer eager to simply buy the land? This is a residential neighborhood too. Quality of life steadily declines. Once a charming downtown with quirky Mom-N-Pop shops & a walking mall, it is now crowded, noisy & dirty with serenading drunks at night. Yea


Posted: July 23rd, 2013 5:01 PM

"another downtown residential and retail mecca." Huh? Another? Where's the first one? Did someone building a downtown residential and retail mecca without telling me? Are we talking about Whitco? Has that been declared a residential and retail Mecca? I'd say it's more of a Cincinnati. Personally, I don't need a mecca, I'd be happy with the elimination of the "empty quarter" desert in the middle of downtown.

Jenna Brown Russell from Oak Park, Illinois  

Posted: July 23rd, 2013 3:52 PM

One word "CityTarget". Parking below, Target above, tax receipts all around.

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