Request For Proposals - Building 8

Summary

The City of St. Charles is seeking proposals from qualified developers to construct a development on a lot within the First Street Redevelopment Project in downtown St. Charles. The City desires a development that will extend the character of the adjacent First Street project and will complement the surrounding downtown area. Originally approved as part of a larger Planned Unit Development in 2006, the original plans contemplated three to four-story buildings with first floor commercial uses and upper-level office and residential uses; however, the City is open to entertaining new concepts for this property. In particular, the City is seeking to add additional residential units to better balance the mix of uses in the overall First Street project.

The intent of this Request for Proposals is to identify a qualified developer with appropriate plans that meet the City's interests for completion of the First Street Redevelopment. The City intends to solicit interest and select the developer that best meets the qualifications of this request, with the intent to enter into a Development Agreement with the selected developer and initiate construction in Summer 2026 and 2027. Proposals are due February 6, 2026.

What is a Request For Proposal (RFP)?

A Request for Proposal (RFP) is a formal process a municipality uses to solicit competitive proposals from qualified firms for the development or redevelopment of a city-owned property. In this context, the City serves as the property owner and seeks a private developer to propose a project that aligns with the City’s goals. Proposals must be submitted by the stated deadline and will be evaluated against one another, with the City ultimately selecting a single development partner at the conclusion of the process. Selection through the RFP does not replace the City’s normal entitlement and approval procedures. The developer must still complete all required zoning, permitting, and review processes before a project can move forward.'

Background

City of St. Charles

The City of St. Charles, IL, located in Kane and DuPage Counties, is 34 miles directly west of Chicago, with a population of approximately 33,000. The City’s historic downtown is located at its geographic center along the banks of the Fox River. The First Street Redevelopment project is located at the center of downtown St. Charles and is generally bounded by Main Street (Illinois Route 64) to the north, 2nd Street (Illinois Route 31) to the west, the Fox River to the east, and Prairie Street to the south. You can learn more about City at the City's Economic Development webpage or at www.stcalliance.org

First Street Redevelopment Project
Planning for the First Street Redevelopment began in the late 1990s through the creation of visionary planning documents. The City identified that the First Street corridor was underutilized and represented a significant opportunity to create a critical mass of mixed-use infill development to complement the city’s historic Main Street and riverfront. The vision of First Street is a mixed-use, pedestrian-oriented environment that will attract patrons, residents, businesses, and visitors to enjoy the built and natural amenities of downtown St. Charles. The initial phases have been successful in achieving this vision.

The project began construction in 2007, and Phases I and II were completed in 2009. These phases included demolition of existing buildings, creation of new public infrastructure, the construction of mixed-use Building 7A (BMO Harris Bank and apartments), and Building 4, a large structure comprised of 4 stories, with retail (1st floor), office (2nd – 4th floors) and 400 public parking spaces. New public streetscape and open space enhancements were provided around the buildings to foster the desired pedestrian environment for First Street.

Phase III of the project began in 2015, which focused on the property located east of First Street and north of Illinois Street, along the Fox River. This phase included three mixed-use buildings with a 110- space public parking deck, a public plaza and a bi-level riverwalk. The buildings are comprised of a mix of retail, office, and residential. Other recent improvements include the construction of First Street Plaza, a community gathering space, outdoor dining area, and local event space, and the opening of Whole Foods this summer.

Building 8 Site
The remaining Building 8 lot represents the final phases of the project. The City is seeking to capitalize on the current momentum and is seeking developers to partner with the City to complete the project. View the appraisal report here.(PDF, 16MB)

Site Information

The building lot is owned by the City of St. Charles and is being offered “AS-IS”, “WHERE-IS”, without representation or warranty and the selected developer, in all regards, shall be responsible for all due diligence to satisfy itself as to the lot’s physical and economic condition. The Building 8 lot is located at the northeast corner of Illinois Street and 2nd Street (Illinois Route 31). The Building 8 parcel is currently planted with turf grass. The parkway along the Building 8 lot, adjacent to 2nd St., is improved with a permanent sidewalk. The parking adjacent to Illinois Street is improved with a temporary/interim sidewalk. The parcel was planned to accommodate a building pad only.

Development Information

Zoning
The property is located in the CBD-1 Central Business Zoning District. The Building 8 lot is also located in the Downtown Overlay Zoning District, which reserves first floor spaces for businesses that are expected to generate pedestrian activity. Review the CBD-1 zoning regulations in Chapter 17 of the municipal code here.

CBD-1 Central Business Zoning District - Purpose Statement
The purpose of the CBD-1 Central Business District is to provide for the maintenance and orderly growth of a mixed-used, pedestrian friendly, compact district of retail, service, office, and higher density residential uses in the central area of the City. Development within the CBD-1 District is intended to promote the upgrade and full utilization of existing older structures as well as appropriate redevelopment. The lot is within the 2006 First Street Redevelopment PUD. A summary of the First Street PUD regulations applicable to the lots is attached. The City is open to considering other uses based on market conditions. Plans for the development of each building lot were approved in 2006. Information and copies of the approved plan documents are attached for reference.

Parking
The properties are located in the City’s Special Service Area 1A, which provides for the maintenance of public parking to serve the downtown. From a code compliance standpoint, new buildings or uses within this SSA are not required to provide off-street parking. At the northwest corner of Illinois and First Street, adjacent to Building 8 lot, is a 400+ space public parking deck. A smaller 110-space parking deck is located at the northeast corner of the intersection. A number of other smaller surface lots exist in the vicinity. View the City's interactive parking map here.

TIF District
The Building 8 lot is located in the First Street Redevelopment TIF district (2002). The TIF district was established primarily to fund improvements to make the building parcels developable, including the costs of reconstructing roads and infrastructure serving the lots. These improvements have been completed. The City does not believe there are extraordinary costs associated with the site, and a financial incentive is not necessary to support its development. More information about TIFs is available here.

Utility Information
City utilities (water, sanitary sewer, electric) are available at, or adjacent to the building lot.

Watermain is located along the Illinois Street frontage (in the parkway). Water Utility Map(PDF, 1MB)
Sanitary Sewer is located along the First Street frontage and Illinois Street frontage. Sanitary Utility Map(PDF, 1MB)
This building has access to an electric transformer located east of the lot. The electric distribution system was generally sized based upon the building size and uses shown on the2006 plans and may require upgrades or relocations depending on the design and service needs of the proposed buildings. Electric Service Map(PDF, 1MB)

The City's Interests

The City has identified the following primary interests with respect to the remaining phases of the First Street project:

Market-responsive uses in the building, with a preference for commercial use on the street level, and a preference for residential uses on the upper levels.
Quality architectural designs that complement the surrounding development.
Building square footage that meets or exceeds the overall square footage of the 2006 plans. 2006 Proposed Building Drawings(PDF, 592KB)

To accomplish these interests, the City will entertain:

Modifications to building height or placement.
Changes to the PUD restrictions. Such as:

Changes to the first-floor use mix, which may vary by building.
Changes to building height. A total height of 55 ft. would be comparable to surrounding buildings. The City is open to considering more variation in the building height based on a specific building design.
The incorporation of public or private parking to serve the building.

The City is seeking the developer to:

Complete any necessary environmental remediation.
Install remaining public streetscape improvements based upon designs consistent with other areas of the First Street project.
The cost of the Building 8 lot streetscape improvements has not been estimated, but these improvements will be primarily hardscape sidewalks and landscaping.
Pay all customary permit and impact fee costs, including:
- Building Permit fees.
- School and park land-cash dedications for residential units.
- Utility connection fees.
- Kane County Department of Transportation Impact fees.

How to Apply

All submissions must be made through the City’s online procurement portal. Applicants are required to create an account in order to complete the submission process. Additionally applicants are to submit five physical copies and an electronic copy of the proposal, to include the following information.

Address physical copies to:
City of St. Charles
Attention: Economic Development (Building 8 RFP -ED2025-57)
2 E. Main St.
St. Charles, IL 60174

Click here to access the RFP in Demandstar

In Demandstar applicants should be prepared to submit the following information:

1. Names, address and contact information for developer.

2. Information regarding the developer entity, including disclosure of officers or members.

3. Information regarding any potential conflicts of interest, including any relationship to any City official or staff member.

4. Identification of members of the developer’s team, including engineers, architects or contractors.

5. Information regarding previous similar project experience, with specific examples, and information regarding public financial assistance for the projects.

6. Plans for long-term ownership and management of the building.

7. Narrative description of the design intent for the project and the target market for commercial and residential tenants.

8. Preliminary level plans for the building, including:

a. Scaled site plan showing building footprint and any other improvements on the lot, with a concept layout for streetscape or other public space improvements on the lot or

within the adjacent street right-of-way.

b. Scaled preliminary floor plans for each level of the building, with uses identified (Configuration of the interior of individual units is not necessary)

c. Scaled preliminary level architectural elevations for all sides of the building, with colors and materials identified.

d. Scaled cross sections of the building, with ceiling and building height labelled.

e. Tabulation of the square footage and unit counts for uses within the building.

9. Project schedule for initiating and completing construction.

10. Proposed purchase price.

11. Projected construction value.

12. Suggested business terms for the Development Agreement.

13. Acknowledgement of issued addendum, if applicable.

Selection Criteria

The City has identified the following criteria to evaluate responses to this Request for Proposals. The criteria are not assigned specific point values.

Land use and impact on the downtown area and City
Developer’s track record for similar projects
Financial ability to complete project
Construction Schedule
Construction value of buildings
Need for City financial assistance
Conformance with Design Guidelines

Developer Selection Process

The selection process will include the following steps:

1. Proposals due Friday, February 6, 2026: Submission of proposals.

2. Prospective developers can submit questions to procurement@stcharlesil.gov by 8:00 AM, December 1, 2025.

3. City staff will publish answers on DemandStar by December 9, 2025.

4. Evaluation of the proposals by City Staff, based upon the criteria identified herein. Selection of a shortlist of by City Staff. (Expected Week of February 6 - February 20, 2026).

a. Developers selected for the shortlist will be asked to provide evidence of Financial Stability to fund this project and any and all continuing services this project may require throughout the standard life cycle: i.e. Annual Report; D&B Report, Credit Reference, Letter from Bank Developers should be prepared to discuss conceptual terms of a development agreement.

5. Interviews of shortlist by City Staff. This interview may involve representatives of the City Council. (Expected Week of February 23 - March 6, 2026).

6. Selection of finalist(s). (Expected by March 13, 2026).

7. Presentation by the finalist(s) to the City Council or a City Council Committee (Expected on April 13, 2026. Can be adjusted, if needed).

8. Direction from the City Council for City staff to proceed with negotiating a Development Agreement with the selected developer, based on the suggested business terms.

Note: the City shall not be obligated to accept a proposal and reserves the right to reject all proposals. The City also reserves the right to negotiate with a developer on the terms of the Development Agreement. The City is not responsible for any costs incurred by developers submitting or presenting proposals.

Project Approval Process After Selection

The project approval process will require the following steps:

1. Developer submits plans for zoning entitlements for review and recommendation from the Historic Preservation Commission and Plan Commission (A public hearing before Plan Commission may be necessary if the PUD ordinance requires amendment).

2. Presentation of the zoning entitlement applications and a draft Development Agreement to the City Council or City Council Committee for approval.

3. Approval of the zoning entitlements and Development Agreement by City Council.