city of peoria 1601 W Northmoor Rd (Former Exposition Gardens) RFQ - Final.pdf

RESIDENTIAL DEVELOPMENT

OPPORTUNITY

1601 W NORTHMOOR RD

PEORIA, IL 61614

RFQ #08-26

REQUEST FOR

QUALIFICATIONS

COMMUNITY DEVELOPMENT DEPARTMENT

PEORIA CITY HALL

419 FULTON ST, ROOM 203

PEORIA, IL 61602

RFQ Process at a Glance 3

Property Details 4

Master Developer Responsibilities and Rights 7

RFQ Submission Process 8

Submission Requirements 10

Selection of Developer 12

Table of ContentsTable of ContentsTable of Contents

The City of Peoria is seeking qualified developers for the former Exposition Gardens site located at 1601 W Northmoor Rd, Peoria, IL. The property has roughly 70 acres of opportunity to subdivide as necessary, build residential homes, and dedicate land near Northmoor Road for mixed-use development. This Request for Qualifications (RFQ) invites experienced residential and commercial developers to submit responses indicating their experience, expertise, and vision for the property.

The objective of the RFQ is to attract new residential development in a highly desirable area near Northmoor Primary School and Richwoods High School, with nearby recreational opportunities and commercial access. A unique opportunity for onsite neighborhood commercially zoned property along Northmoor Road is also included. Preferably, the new neighborhood would create housing options for a broad range of wage earners.

The RFQ provides details on the site, terms, design guidelines, and the opportunity to visit the site. A chosen group of developers will be selected from the RFQ process to submit further designs and financial proposals to the city. The final selection of a developer and subsequent turnover of the property will be made by the Peoria City Council.

Schedule of Events RFQ Issued - April 20, 2026 Pre-Submission Meeting - May 11, 2026 Question Due Date - May 25, 2026 RFQ Opening - June 16, 2026 at 2 PM CT Interviews with Qualified Developers - July 2026 Negotiation Period with Selected Developer and Final Council Approval - To Be Determined

Questions Regarding the RFQ Questions may be submitted via BidNet or to Justin Danyus at jdanyus@peoriagov.org.

All questions and responses will be shared via BidNet.

RFQ Process at a GlanceRFQ Process at a GlanceRFQ Process at a Glance

The site is approximately 70 Acres of primarily R2, residentially zoned property located north centrally in the City of Peoria. The main lot is accompanied by three Neighborhood Commercially (CN) zoned properties along Northmoor Road. The site has been the home of the Heart of Illinois Fair for over 70 years and has been kept as mostly open land during that period. There a several buildings at the site that may be incorporated into future design plans by interested developers.

Approximately 63 acres of the property is currently zoned R2 Single Family Residential with a maximum density of four dwelling units per acre. The R2 zoning district allows single-family and duplex-type housing.

(Unified Development Code 4.2.1.A.).

The remaining approximately five acres is zoned CN Neighborhood Commercial and located along the frontage of Northmoor Road. The CN Neighborhood Commercial District is intended for commercial and office uses that primarily serve the immediate surrounding neighborhood. Typical uses occupy no more than 15,000 square feet of gross floor area. The district is not intended for use by major or large-scale commercial, sales, service or automotive-oriented activities. Uses in this district are intended to be located immediately abutting residential neighborhoods and should be within convenient walking distance from the neighborhoods they are designated to serve (Unified Development Code 4.3.1.1).

Improved access to the property is located on Northmoor Road. An additional opportunity exists with an access point from University Street near the northeast corner of the property.

Due to sewer capacity, the site is limited to 200 dwelling units. Any plans that incorporate different zoning classifications than those currently present would require a public hearing by the Planning and

Zoning Commission and final approval by the City Council. A complete list of zoning classifications and permitted uses, and zoning map can be found in the City of Peoria Unified Development Code. A searchable city zoning map is available through the City of Peoria Zoning Map application.

Property DetailsProperty DetailsProperty Details

The City of Peoria’s Involvement Due to financial hardship of the fair association, the City of Peoria purchased the property through a foreclosure auction in October 2025 for $1,201,100. The city’s priority in acquiring the property was to support new middle-income housing opportunities for Peoria residents. The city is actively engaged in removing extraneous items and buildings that remain at the site. The removal of further remaining buildings or items is negotiable with the city.

The city’s housing market has remained affordable, but often does not have enough homes in the $250K to $300K price range to meet middle-income families’ needs. The available housing supply skews heavily toward the lower and higher-end price points, placing middle-income households in a more competitive market. Therefore, additional housing in the $200K to $300K range is needed, and the city acquired the property with the purpose of helping meet that goal.

The property can support up to 200 residential units, and given its size and capacity, developers are encouraged to be creative in design and demonstrate well-planned land use.

Property DetailsProperty DetailsProperty Details

*The property lines shown on the map are for illustrative purposes only and may differ from the final layout.

The city is seeking a master developer with experience in developing mixed-income and use developments. The city is requesting qualifications from interested developers to demonstrate their interest, capacity, and background of fully developing a new residential neighborhood and nearby mixed-use development.

After selecting interested master developers from this RFQ, the city will engage in receiving detailed development plans that will include details on the purchase of the properties.

Master Developer is Required to:

Supply to the city: a Statement of Qualifications that includes a Transmittal Letter, Executive Summary, Description of Development Team, Portfolio, Development Concept, a demonstration of Financial Capacity, and information on previous Legal Actions.

Be agreeable to pay a purchase price up to $1,201,100.00 Match the general esthetic of the surrounding neighborhoods and the Peoria Public Schools District-owned properties.

Property Transfer to Selected Master Developer This RFQ will help city staff engage with selected developers to undergo further plan development. Once that stage is complete and upon acceptance by the City Council, the properties will be transferred to the selected Master Developer. The Master Developer may have further agreed requirements and benchmarks to adhere to upon selection.

Conveyance of the land will be done on an as-is basis, without warranty of the physical condition of the land. The selected developer will be allowed access to the properties for due diligence purposes prior to a final purchase agreement.

Code Application and Environmental Conditions All submissions must adhere to all applicable building, planning, zoning, and property maintenance codes.

The City has not conducted any environmental analysis of the properties. FEMA flood maps do not show the property in a flood zone. During the development stage, interested developers will be able to perform environmental assessments of the properties at the developer’s cost.

Master Developer Responsibilities and RightsMaster Developer Responsibilities and Rights Master Developer Responsibilities and Rights

RFQ Process This process does not obligate the City to select a master developer or pay any costs incurred by an interested party responding to this request. The City reserves the right to reject any and all statements received. All information submitted in response to this request will become the property of the city.

Pre-Submission Meeting and Property Tour Interested parties are encouraged to participate in a pre-submission tour with City staff on May 11, 2026 at 9am CT, at 1601 W Northmoor Rd, Peoria, IL 61614.

Questions Regarding the RFQ Questions may be submitted via BidNet or to Justin Danyus at jdanyus@peoriagov.org.

All questions and responses will be shared via BidNet.

RFQ Submission Information There are two (2) ways to submit an RFQ proposal:

Hardcopy Submission (Sealed Bid) Deliver to: City of Peoria, Purchasing Division, 419 Fulton Street, Room 108, Peoria, IL 61602

Deadline: Must be received by 2:00 PM on June 16, 2026 Requirements:

Submit in a sealed envelope or package Clearly mark the lower left-hand corner with the RFQ title and RFQ number Include the respondent’s name, company name, and return address on the outside Submit one original and three copies

Electronic Submission Proposals can be submitted online through BidNet.

Note: Proposals received after the stated date and time will not be considered. Faxed proposals will not be accepted. The right is reserved, as the interest of the City may require, to reject any or all proposals and to waive any non-material informality or irregularity in the proposals received. All proposals must be in English. The City will select the proposals as described on page 11 or reject all proposals within ninety (90) calendar days from the opening date.

BidNet Direct Interested parties must register as a vendor on the City of Peoria’s Online Bid Portal in order to access the RFQ documents. There is no charge to register. To register, visit www.bidnetdirect.com/cityofpeoria, click “Vendor Registration” in the upper right corner, and enter your company information. When prompted, select the “Limited Access” option. If you have questions or problems while registering, please call the BidNet Support Team at 800-835-4603.

RFQ Submission ProcessRFQ Submission ProcessRFQ Submission Process

Closing Time The RFQ closing time will be based upon Central Standard Time or Central Daylight Time, whichever is in effect on the date the RFQ is due. The closing time is 2:00 PM CT on June 16, 2026.

Withdrawal of Proposals Developers may withdraw their responses at any time prior to the RFQ closing time by telephone, fax, or written request. A telephone request must be confirmed in writing within 24 hours of the call and prior to closing time. No developer shall withdraw their response for a period of sixty (60) calendar days from the RFQ opening date. Negligence on the part of the developer in preparing a response to the RFQ confers no right of withdrawal or modification of a proposal after it has been opened.

Notice of Selection A selection will be made from the proposals that are determined to be in the best interest of the City.

Responses will be scored according to the given evaluation criteria found below.

Evaluation Process - Scoring Criteria Experience and Qualifications – 30%

Overall experience and execution of developments like the former Exposition Gardens site Development Design – 25%

A project design concept that meets the city’s interests in developing the site Financial Capacity – 20%

Access to the necessary capital to meet the design presented Development Capacity – 20%

Ability to buildout the development in line with the city’s goals M/WBE and Local Firm Participation – 5%

Certification as an M/WBE business with the City, or inclusion of a development team based in the Greater Peoria area.

Signatures Each proposal must be signed by the Developer with their usual signature. Bids by partnerships must be signed with the partnership name by one of the members of the partnership, or by an authorized representative, followed by the signature and title of the person signing. Bid responses by corporations must be signed with the name of the corporation, followed by the signature and title of the person authorized to bind it on the matter. All signatures must be in ink.

Note: By signing and submitting the response to this document, the Developer is certifying they have not been barred from bidding by Federal, State or Local governments and have not been suspended or debarred from receiving federal funding.

Investigation Developers shall make all investigations necessary to thoroughly inform themselves regarding the supplies and/or services to be furnished in accordance with the proposal. No plea of ignorance by the Developer, of conditions that exist or that may hereafter exist because of failure or omission on the part of the Developer to make the necessary examinations and investigations, will be accepted as a basis for varying the requirements of the City or the compensation to the proposal.

Submission RequirementsSubmission RequirementsSubmission Requirements

The City is requesting that interested master developers for the properties submit a Statement of Qualifications (SOQ). Submissions should include all items outlined below. The City reserves the right to seek clarification of any information that is submitted or request additional information from an interested developer during the evaluation process. Any material misrepresentation made by an interested developer will result in elimination of the developer from further consideration.

1.Transmittal Letter providing the total number of pages and a summary of contents.

2.Executive Summary providing a narrative description of all key aspects of the submission.

3.Description of Developer Team providing information about the master developer’s firm and planned use of outside firms, which may include engineers, architects, attorneys, consultants, general contractors, construction firms, and other development partners, where applicable. Teams that include a firm certified with the City of Peoria’s Peoria Equity Accountability Program (PeAP) and/or are based in the Greater Peoria area will receive full points for M/WBE participation. Teams that identify outside firms to be used in the site development that are certified with the City will receive up to 50% of the total points allotted for M/WBE participation. Specifically provide the following:

4.Portfolio of Comparable Completed Projects demonstrating the developer’s management experience for master developments of at least the same size. For all members of the Developer’s staff, provide no less than three project examples that illustrate the experience and expertise in developing and constructing residential and small mixed-use developments over the last 5 years.

Narrative describing the party’s roles, responsibilities, experience in master development Resumes of key personnel assigned to a possible master development of the former Exposition Gardens Site Staffing chart outlining the Developer’s personnel to be dedicated to a master development of the Site. Please define if the identified staff will be utilized for other developer obligations outside of this project. Please describe the assembled team’s experience working together on developments.

Organizational Chart

The City expects that the developer will exhibit experience in the areas below that are near or above the scale of the former Exposition Gardens Property.

The Developing firm’s role Location of each project, use-mix, size, and approximate value

5.Development Concept including a narrative for developing the site and construction management. The narrative will outline how the land will be utilized and include conceptual illustrations for land use, lot layout, and housing design. The narrative shall include a timeline for development including timing of proposed project phasing.

6.Financial Capacity demonstration that the firm has experience in securing necessary funds to plan, build out, and sell or manage all subdivided parcels to homeowners and/or businesses.

7.Legal Actions involving the Developer’s firm in the last 3 years that includes:

Note: The City reserves the right to request clarification or further documentation related to submissions from respondents.

A debtor in bankruptcy A defendant in a lawsuit for deficient performance under a contract A defendant in an administrative action for deficient performance on a project A defendant in any criminal action

In line with the city’s intentions and goals for development of the land, please consider the following in a development concept.

A mixture of residential price ranges that include at least 30 housing units at or below the $300,000 price.

Neighborhood Assets that may include but are not limited to dedicated park space, green space, mixed-use trails, stormwater retention, sustainability features, etc.

Homeowner Association owned mixed-use space such as a pool, event space, or recreation building.

Landscaping, parkways, bike lanes, etc.

Phasing approach that achieves a 50% completed development within 5 years and a timeline for completion.

Narrative statements should be no larger than 8 ½ x 11 inches and any illustrations should be no larger than 11 x 17 inches.

Building construction type(s) Build out process – Ready for Occupancy or Pre-selling options Development team (Contractors, architects, etc.)

Capital Structure Timeline to complete build out Key innovations and/or features included in development References

Initial Screening The City will screen all RFQ Responses to assess whether the criteria are satisfied. If needed, the City may request clarifications at this time or at any other time during the evaluation process.

Interviews The City reserves the right to interview some or all developers or to decline to interview any developers if, in its sole discretion, it determines such interviews are unnecessary. If interviews are held, the City will consider the information provided during the evaluation process.

Evaluation The City will evaluate all RFQ Responses based on the evaluation criteria. This evaluation will include any information provided by developers during the interview process. As a result of the evaluation process, the City will identify and shortlist two to four Developers, which, at the City’s sole discretion, are best qualified to meet its needs. The City reserves the right to change or add to the evaluation criteria at any time during the process.

Cancellation The City reserves the right, at any time and in its sole and absolute discretion, to reject any or all submissions, or to withdraw the RFQ without notice.

Condition of Acceptance The City reserves the right to request clarification and/or additional information from developers during the evaluation and selection process. Any developer that makes a material misrepresentation will be eliminated from further consideration. The City reserves the right to disregard any informality in the submission.

Selection of DeveloperSelection of DeveloperSelection of Developer

COMMUNITY DEVELOPMENT DEPARTMENT

419 FULTON ST, ROOM 203

PEORIA, IL 61602

(309) 494-8600

PEORIAGOV.ORG