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2009-01-30 Fort Sheridan Committee of the Whole Meeting
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2009-01-30 Fort Sheridan Committee of the Whole Meeting

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Lake County Forest Preserve District presentation at the January 30, 2009, meeting of the Committee of the Whole to discuss Fort Sheridan planning. …

Lake County Forest Preserve District presentation at the January 30, 2009, meeting of the Committee of the Whole to discuss Fort Sheridan planning.

For more information about the Fort Sheridan master planning process, please visit http://LCFPD.org/fort_sheridan_golf

Published in: Business, Technology

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  • 1. Fort Sheridan Update January 30, 2009 January 30, 2009 Committee of the Whole Meeting Fort Sheridan Planning
  • 2. Fort Sheridan Update January 30, 2009 Agenda 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
  • 3. Fort Sheridan Update January 30, 2009 Base Closure 1989-1993 1989 • January1989, Fort Sheridan closing officially announced • As one era ends, a new one begins.
  • 4. Fort Sheridan Update January 30, 2009 1990-1992 May 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
  • 5. Fort Sheridan Update January 30, 2009 Joint Planning Committee 1993-1995 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
  • 6. Fort Sheridan Update January 30, 2009 1994 • 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.
  • 7. Fort Sheridan Update January 30, 2009 1994 • Joint Planning Committee Concept Plan adopted o Includes signature 18-hole golf course concept by Robert Trent Jones II Golf Course Architects o Clubhouse located on bluff • Army concurs with JPC Concept Plan
  • 8. Fort Sheridan Update January 30, 2009 1995 President signs federal land transfer legislation o District must protect & enhance open space in accordance with Fort Sheridan JPC Concept Plan o Cemetery must be maintained o Endangered or threatened species must be protected
  • 9. Fort Sheridan Update January 30, 2009 Land Transfer 1996-2000 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
  • 10. Fort Sheridan Update January 30, 2009 1999 Forest 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.
  • 11. Fort Sheridan Update January 30, 2009 Phase I: 1999 Phase II: 2000 Phase III: 2001 Final deed received: 2002
  • 12. Fort Sheridan Update January 30, 2009 Fort Sheridan acquisition timeline summary 1989 – Fort closure announced 1992 – Forest Preserve Concept Plan/purchase offer 1994 – JPC Concept Plan approved 1995 – Federal legislation passed 1997 – Land transfer agreements 2002 – Forest Preserve receives final deed
  • 13. Fort Sheridan Update January 30, 2009 Detailed Planning & Bidding 2002-2004 2001 Board approves natural resource & environmental engineering contracts 2002 Golf Course architect hired
  • 14. Fort Sheridan Update January 30, 2009 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
  • 15. Fort Sheridan Update January 30, 2009 2003 - 2004 • Board approves demolition & filling of Nike missile silos • Golf Course closed October 1, 2003, end of season o Anticipated reconstruction start in 2004 o Course condition worsening while awaiting reconstruction o 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
  • 16. Fort Sheridan Update January 30, 2009 Budget & Cost Comparison 03-04 Bids & Other 2003- Budget Costs 2004 General Site Infrastructure $ 1,507,630 $ 479,500 Budget Golf Course Infrastructure Included above $ 1,792,780 compared Natural Resources Restoration $ 1,500,000 $ 1,500,093 to bids Trail System $ 945,250 $ 269,666 received 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 * Low bid, could range up to $ 4 million
  • 17. Fort Sheridan Update January 30, 2009 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.
  • 18. Fort Sheridan Update January 30, 2009 2004-2005 Golf Course funding & cost reduction options analyzed • Golf course development & operation cost reduction alternatives explored o Bent grass versus fescue o Shorten course length o Reduce number of tee boxes o18-hole versus 9-hole o Reduce irrigation system • Financial scenarios & projections compared o High green fees required for self-support o Many cost reduction options adversely affect potential net revenues
  • 19. Fort Sheridan Update January 30, 2009 Public Access & Restoration (2005-2008) 2005 October 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.
  • 20. Fort Sheridan Update January 30, 2009 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
  • 21. Fort Sheridan Update January 30, 2009 2005 Natural Areas Improved • Hutchinson Ravine restoration nearly completed • South Bluff began o Multi-year restoration effort
  • 22. Fort Sheridan Update January 30, 2009 2006 Trailside exhibits installed & grand opening celebrated June 2006
  • 23. Fort Sheridan Update January 30, 2009 2006 Educational 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
  • 24. Fort Sheridan Update January 30, 2009 Military cemetery improvements • New fencing • New entrance • Improved grounds
  • 25. Fort Sheridan Update January 30, 2009 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.
  • 26. Fort Sheridan Update January 30, 2009 Funding Sources Public Access, Golf Course Total (FY 2003-2004) Restoration, Construction Environmental, Legal, Remedial & Cemetery 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
  • 27. Fort Sheridan Update January 30, 2009 Additional Funding Since Public Access, Golf Total New Since 2003-2004 Restoration, Course Environmental Legal, Remedial & Cemetery 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
  • 28. Fort Sheridan Update January 30, 2009 Expenditures Public Access, Restoration, Environmental Legal, Remedial & Cemetery Public access, restoration, tree replacement, $ 5,192,346 environmental, legal and cemetery improvements Dirt pile remediation, earth moving, demolition $ 2,135,915 Environmental costs (Insurance Fund) $ 293,660 Total 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
  • 29. Fort Sheridan Update January 30, 2009 Expenditures in preparation for bidding Golf Course Golf course & maintenance building design $ 752,839 & engineering, other costs Funding Still Available Golf Course Bond & Debt Service Interest Earnings $ 2,088,811 Allocated for Golf Course Bank Loan required to complete Golf TBD Course. Amount to be determined by project costs.
  • 30. Fort Sheridan Update January 30, 2009 Construction estimates include all 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
  • 31. Fort Sheridan Update January 30, 2009 Facility estimates: Low end of range • $17,000,000* (based on 2010 start) o Includes golf course with clubhouse and maintenance building o 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 2006-2007 3 percent annually for 2008-2010 * Prepared in 2009
  • 32. Fort Sheridan Update January 30, 2009 Facility estimates: High end of range • $25,289,031* (based on 2010 start) o Includes clubhouse similar to Thunderhawk o Does not include banquet facility • Method: o Received updated costs from firms that bid on project in 2004. o Deducted cost of work already completed o 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.
  • 33. Fort Sheridan Update January 30, 2009 Agenda 1. Fort Sheridan project history & accomplishments 2. Golf Course Feasibility Study Presenter: Christopher Brewer Economics Research Associates 3. Committee questions & clarifications 4. Public comment 5. Potential next steps 6. Committee discussion & policy direction
  • 34. Fort Sheridan Update January 30, 2009 Agenda 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
  • 35. Fort Sheridan Update January 30, 2009 Agenda 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
  • 36. Fort Sheridan Update January 30, 2009 Agenda 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
  • 37. Fort Sheridan Update January 30, 2009 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.
  • 38. Fort Sheridan Update January 30, 2009 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
  • 39. Fort Sheridan Update January 30, 2009 Option I: Implementation Private sector golf course construction & operation Time Frame – 6 to 9 months Planning 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.
  • 40. Fort Sheridan Update January 30, 2009 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
  • 41. Fort Sheridan Update January 30, 2009 Option II: Implementation 18 hole golf course based on CSM plan Time Frame – 12 to 15 months Planning 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
  • 42. Fort Sheridan Update January 30, 2009 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
  • 43. Fort Sheridan Update January 30, 2009 Option III: Implementation Forest Preserve Public Access and Nature Preservation Time Frame – 12 to 15 months Planning 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.
  • 44. Fort Sheridan Update January 30, 2009 Option III: Implementation - Continued Forest Preserve Public Access and Nature Preservation Time Frame – 12 to 15 months Planning 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.
  • 45. Fort Sheridan Update January 30, 2009 Option III: Implementation - Continued Forest Preserve Public Access and Nature Preservation Time Frame – 12 to 15 months Planning 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.
  • 46. Fort Sheridan Update January 30, 2009 Agenda 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
  • 47. Fort Sheridan Update January 30, 2009 Board of Commissioners 2008-2010 President Ann B. Maine, Lincolnshire Bonnie Thomson Carter, Ingleside Stevenson Mountsier, Lake Barrington Vice President Pamela Newton, Vernon Hills Carol Calabresa, Libertyville Audrey H. Nixon, North Chicago Diana O’Kelly, Mundelein Anne Flanigan Bassi, Highland Park Brent Paxton, Zion Melinda Bush, Grayslake Linda Pedersen, Antioch Patrice Carey, Grayslake Robert G. Sabonjian, Waukegan Stephen Carlson, Gurnee Suzi Schmidt, Lake Villa Mary Ross Cunningham, Waukegan David B. Stolman, Buffalo Grove Michelle Feldman, Deerfield Michael Talbett, Lake Zurich Susan Loving Gravenhorst, Lake Bluff Terry Wilke, Round Lake Beach Diane Hewitt, Waukegan Executive Director Angelo D. Kyle, Waukegan Tom Hahn