2009-01-30 fort sheridan committee of the whole meeting

Fort Sheridan Update January 30, 2009

January 30, 2009

Committee of the Whole Meeting

Fort Sheridan Planning


1. Fort Sheridan project history & accomplishments

2. Golf Course Feasibility Study

3. Committee questions & clarifications

4. Public comment

5. Potential next steps

6. Committee discussion & policy direction

Agenda


Base Closure 1989-19931989• January1989, Fort Sheridan closing officially announced

• As one era ends, a new one begins.


1990-1992May 1991 - Congressman Porter leads reuse plan

• Open space & outdoor recreation• Housing & economic development

Forest Preserve expresses interest• 1990 & 1991 Resolutions of interest &

$10 million offer• 1992 Forest Preserve Concept Plan

o 18-hole golf course included


1993• Base closes• Joint Planning Committee (JPC) formed

o Comprised of two elected officials from each governing body of Lake County, Lake Forest, Highland Park & Highwood.

o Mission: to plan Fort Sheridan reuse.

• Forest Preserve referendum allocates$1.75 million for Fort access & restoration

Joint Planning Committee 1993-1995


• Forest Preserve leases golf course for $1 per year. Golf course opens for public play.

• Lands-to-Parks application submitted to U.S. Department of Interior National Park Service.

1994


• Joint Planning Committee Concept Plan adoptedo Includes signature 18-hole

golf course concept by Robert Trent Jones II Golf Course Architects

o Clubhouse located on bluff

• Army concurs withJPC Concept Plan

1994


1995President signs federal land transfer legislation

o District must protect & enhance open space in accordance with Fort Sheridan JPC Concept Plano Cemetery must be maintainedo Endangered or threatened species must be protected


October 1997• Four ordinances passed

o Finalizing Fort agreements with Local Redevelopment Authority, Highwood and Highland Park.

o Memorandum of Understanding with Army

o Forest Preserve agreement with Catholic Charities

o Clean-up agreement with Town of Fort Sheridan Company

Land Transfer 1996-2000


1999Forest Preserve Referendum

• $3.75 million for restoration, roads, parking, trails and other facilities along Lake Michigan

The total amount allocated to Ft. Sheridan from the 1993 and 1999 referendums was $5.5 million.


Phase I: 1999

Phase II: 2000

Phase III: 2001

Final deed received: 2002


Fort Sheridan acquisition timeline summary 1989 – Fort closure announced

1992 – Forest Preserve Concept Plan/purchase offer1994 – JPC Concept Plan approved1995 – Federal legislation passed1997 – Land transfer agreements2002 – Forest Preserve receives final deed


Detailed Planning & Bidding 2002-2004

2001Board approves natural resource &environmental engineering contracts

2002 Golf Course architect hired


2003 April: Forest Preserve Master Plan approved• Reconstruct 18-hole golf course

• Public access roads

• Parking

• Three miles of trails

• Restore ravines & lakeshore

• Improve storm water drainage & erosion problems

• Build multipurpose visitors center with clubhouse, nature & history exhibits, classrooms, public meeting space & food service


2003 - 2004• Board approves demolition & filling of Nike missile silos • Golf Course closed October 1, 2003, end of season

o Anticipated reconstruction start in 2004o Course condition worsening while awaiting reconstructiono Irrigation system greens only & very old equipment.o Clubhouse had no sewer or septic. Ongoing holding tank

disposal costs.o Course net revenues declining

2004• Additional military ordnance cleared


2003-2004Budgetcompared to bids received

* Low bid, could range up to $ 4 million

Budget & Cost Comparison 03-04 Budget

Bids & Other Costs

General Site Infrastructure $ 1,507,630 $ 479,500

Golf Course Infrastructure Included above $ 1,792,780

Natural Resources Restoration $ 1,500,000 $ 1,500,093

Trail System $ 945,250 $ 269,666

Temporary Clubhouse/Visitors Center $ 350,000 $ 474,597

Natural Resource Maintenance Center $ 805,000 $ 1,265,392

Consultants & Professional Services $ 1,011,240 $ 1,077,587

Golf Course Construction $ 5,261,050 $ 8,853,781

Pre-Opening O&M, Grow-In & Equipment $ 1,802,000 $ 1,621,000

Capitalized Interest $ 400,000 $ 351,000

Contingency $ 886,890 $ 583,863

TOTAL $ 14,469,060 $ 18, 269,259

Environmental cleanup $ 330,041

Dirt pile remediation, earth moving, demolition $ 993,000*

GRAND TOTAL $ 14,469,060 $ 19,592,300


2004• Bids rejected November 12

o Committees voting on measure: Finance & Administrative; Development, Restoration & Planning; & Revenue Facilities in joint session.

o Longstanding policy of the Forest Preserve Board to not pay golf course construction & operating costs with tax dollars

o Staff directed to revise golf course renovation plan; investigate implementing public access improvements & ravine restoration.


2004-2005Golf Course funding & cost reduction options analyzed

• Golf course development & operation cost reduction alternatives explored

o Bent grass versus fescueo Shorten course lengtho Reduce number of tee boxeso18-hole versus 9-holeo Reduce irrigation system

• Financial scenarios & projections comparedo High green fees required for self-supporto Many cost reduction options adversely affect potential net revenues


Public Access & Restoration (2005-2008)

2005October 26, 2005: Forest Preserve files lawsuit against Town of Fort Sheridan, LLC

• District sues developer of adjacent residential area for violating 1997 agreement with the District.• Refused to remove dirt piles & complete demolition.


2005 Trails & parking opened

• 1.3 miles asphalt trail from preserve entrance to lakeshore, includes educational trail along the historic parade ground.

• 0.75 miles shoreline access

• 0.3 miles wood chip trail

• Trail bridge over ravine

• New parking area & fencing


2005

Natural Areas Improved• Hutchinson Ravine restoration nearly completed• South Bluff began

o Multi-year restoration effort


2006Trailside exhibits installed & grand opening celebrated June 2006


2006Educational curriculum completed

• Developed with assistance of area teachers

• Winner of three national awards

• In-school activities

• Optional self-guided field trips

• Coordinated online lessons

www.ExploreTheFort.org


Military cemetery improvements

• New fencing

• New entrance

• Improved grounds


2007-2008 Lawsuit settled• Remedial Action Plan

• Prepared by Forest Preserve• Approved by Lake County Health Department

& Illinois EPA.August 8, 2008 • Lawsuit settled following 3-years’ negotiations

• Dirt piles processed & earthmoving completed• Grading designed to support a golf course or

other public use.• Janes Ravine restoration begins.• Upland buffer restorations begins.


Funding Sources(FY 2003-2004)

Public Access, Restoration, Environmental, Legal, Remedial& Cemetery

Golf CourseConstruction

Total

Development Bond Funds $ 5,500,000 $ 5,500,000

Development Bond Fund Interest $ 2,452,070 $ 2,452,070

Land Development Levy Fund $ 335,000 $ 335,000

Fort Sheridan Cemetery Fund $ 200,000 $ 200,000

Debt Service Fund Interest $ 389,580 $ 389,580

Golf Course Projected Bank Loan $ 5,592,410 $ 5,592,410

Original Funding Subtotal $ 6,035,000 $ 8,434,060 $14,469,060


Additional Funding SinceNew Since 2003-2004

Public Access, Restoration, Environmental Legal, Remedial & Cemetery

Golf Course

Total

Insurance Fund for environmental costs $ 293,660 $ 293,660

Tree replacement settlement $ 320,000 $ 320,000

USEPA ravine restoration grant $ 75,000 $ 75,000

Dirt pile remediation, earth moving, demolition $ 1,750,000 $ 1,750,000

Additional Funding Subtotal $ 2,438,660 $ 2,438,660

Original Funding Subtotal $ 6,035,000 $ 8,434,060 $14,469,060

Updated Funding Total $ 8,473,660 $ 8,434,060 $16,907,720


Expenditures Public Access, Restoration, Environmental Legal, Remedial & Cemetery

Public access, restoration, tree replacement, environmental, legal and cemetery improvements

$ 5,192,346

Dirt pile remediation, earth moving, demolition $ 2,135,915

Environmental costs (Insurance Fund) $ 293,660Total through 12/31/08 $ 7,328,261

Funding Still Available Public Access, Restoration, Environmental Legal,Remedial & Cemetery

Public Access & Restoration $ 803,359

Fort Sheridan Cemetery Fund $ 107,000

Tree Replacement Settlement $ 235,040

Total $ 1,145,399


Expenditures in preparation for bidding Golf Course

Golf course & maintenance building design & engineering, other costs

$ 752,839

Funding Still Available Golf CourseBond & Debt Service Interest Earnings Allocated for Golf Course

$ 2,088,811

Bank Loan required to complete Golf Course. Amount to be determined by project costs.

TBD


Construction estimates includeall costs to build golf course facility

• Remaining course design & engineering• Course construction:

•Earthmoving, landscaping, utilities, roads, parking, cart paths, bridges, irrigation well, pumps

• Clubhouse & maintenance buildings: •Design, engineering, construction

• Permits, equipment, other costs• Pre-opening grow-in maintenance costs• Contingency & Cost escalation to 2010


Facility estimates: Low end of range • $17,000,000* (based on 2010 start)

o Includes golf course with clubhouse and maintenance buildingo Does not include banquet facility

• Method: o Started with actual costs to build ThunderHawk: $12,720,500 (built1997-1999)o Adjusted for inflation:

3 percent annually for 1998-2005;5 percent annually for 2006-20073 percent annually for 2008-2010

* Prepared in 2009


Facility estimates: High end of range • $25,289,031* (based on 2010 start)

o Includes clubhouse similar to Thunderhawko Does not include banquet facility

• Method: o Received updated costs from firms that bid on project in 2004.o Deducted cost of work already completedo Adjusted for inflation to 2010:

5 percent

* Prepared in 2009$31, 797,096 estimate used by GRA was prepared by MTI in January 2008. It included clubhouse with banquet facility and full basement, and earthmoving and demolition costs completed this year.



2. Golf Course Feasibility StudyPresenter: Christopher Brewer

Economics Research Associates

Agenda


4. Public comment


6. Committee discussion & policy direction




Agenda

3. Committee questions/clarifications

4. Public comment


6. Committee discussion

& policy direction




Agenda


4. Public comment



& policy direction


Three options to consider for potential next steps

1. Private sector golf course construction & operation.

2. District-funded18-hole golf course construction &

operation.

3. Forest Preserve public access & nature preservation.


Option I:Private sector golf course construction & operation

• Give up control of land & fee amounts for many years• Long-term financial viability of private operator required• Private economics will require high greens fees up to $200 per round• Challenge coordinating public access areas & privately operated golf course• Predicted difficulty in attracting private sector funding• Any golf course option will adversely impact revenues at other local courses, including Highland Park, Lake Bluff, Lake Forest & District’s own courses• Fulfills deed restriction


Option I: ImplementationPrivate sector golf course construction & operationTime Frame – 6 to 9 monthsPlanning Steps:

• Develop scope of services for consultant; select consultant and negotiate contract for approval by committees and board. This consultant would develop and help assess the RFP.• Develop RFP and background materials to be distributed to Golf Course Developers.• Review and approval of RFP with Committee and Board• Assess proposals received, including interview process.• Review with Committee and Board.


Option II:District-operated, self-supporting, 18-hole golf course construction & operation• Self-support will require high greens fees • Estimated at average of $140+ per round • Better coordination of public access & golf course uses• Any golf course option will adversely impact revenues at other local courses in a 15-mile radius, including Highland Park, Lake Bluff, Lake Forest and the District’s own courses.• Fulfills deed restriction


Option II: Implementation18 hole golf course based on CSM planTime Frame – 12 to 15 monthsPlanning Steps:

• Develop scope of services for Golf Course Architect, engineer and Construction Manager and negotiate contract with each consultant. Have contracts approved by Committee and Board. • Perform design and engineering revisions necessary to plans and specifications to get accurate cost estimate for complete project short of going to bid.• Retain 3 golf course contractors to assist with estimate.• Review with Committee and Board


Option III:Forest Preserve public access & nature preservation• Expands areas for public education & passive outdoor recreation• Enhances wildlife habitat & nature preservation benefits• No adverse impact to other area golf courses• Less adverse environmental impact• Requires tax-supported funding for development, operation & maintenance• Requires Army approval to change golf course deed restriction


Option III: ImplementationForest Preserve Public Access and Nature PreservationTime Frame – 12 to 15 monthsPlanning Steps:

• Develop scope of services for Pre-design Services for Planning Consultant, Engineer and Construction Manager and negotiate a contract with each consultant.• Develop a site inventory and analysis and potential program for public site uses and habitat restoration; Interview adjacent Village, City and TFS Homeowner Association representatives or hold an Open House Information Meeting (add additional month) on their input regarding potential or desired uses.


Option III: Implementation - ContinuedForest Preserve Public Access and Nature PreservationTime Frame – 12 to 15 monthsPlanning Steps:

• Assemble information and present to the Committees for program approval. •Develop schematic site design alternatives incorporating approved program; Review with adjacent Village, City and TFS Homeowner Association representatives on their input regarding potential site plan alternatives or hold an Open House Information Meeting (add additional month).• Assemble information and present to the Committees for approval of which alternative(s) to further develop.


Option III: Implementation - ContinuedForest Preserve Public Access and Nature PreservationTime Frame – 12 to 15 monthsPlanning Steps:

• Further develop approved alternative(s) with color rendered plans and character sketches and prepare detailed cost estimates. Present final site schematic plan(s) and cost estimate(s) for Committee and Board approval.




Agenda


4. Public comment



& policy direction


PresidentBonnie Thomson Carter, InglesideVice PresidentCarol Calabresa, Libertyville

Anne Flanigan Bassi, Highland ParkMelinda Bush, GrayslakePatrice Carey, GrayslakeStephen Carlson, GurneeMary Ross Cunningham, WaukeganMichelle Feldman, DeerfieldSusan Loving Gravenhorst, Lake BluffDiane Hewitt, WaukeganAngelo D. Kyle, Waukegan

Ann B. Maine, LincolnshireStevenson Mountsier, Lake BarringtonPamela Newton, Vernon HillsAudrey H. Nixon, North ChicagoDiana O’Kelly, MundeleinBrent Paxton, ZionLinda Pedersen, AntiochRobert G. Sabonjian, WaukeganSuzi Schmidt, Lake VillaDavid B. Stolman, Buffalo GroveMichael Talbett, Lake ZurichTerry Wilke, Round Lake BeachExecutive DirectorTom Hahn

Board of Commissioners 2008-2010

2009-01-30 fort sheridan committee of the whole meeting

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