Committee of the Whole

Village of Brookfield Agenda Committee of the Whole Meeting Monday, March 23, 2026 @ 7:00 PM or Immediately Following Village Board Meeting Edward Barcal Hall 8820 Brookfield Avenue Brookfield, IL 60513 I. ROLL CALL II. REGULAR BUSINESS 1. Discussion Regarding Request for Proposals Submitted for Village Owned Downtown Property Located at 3717-3723 Grand Boulevard Proposal for 3717-3723 Grand Boulevard 2. Discussion of 3700 Prairie Avenue Lighting/Streetscape Scope in Relation to the Prairie Avenue Improvements Project 3700 Prairie Avenue Lighting/Streetscape Scope III. PUBLIC COMMENT IV. EXECUTIVE SESSION 1. Pursuant to Section 2(c)(6) of the Open Meetings Act to discuss the setting of a price for sale or lease of property owned by the public body. V. ADJOURNMENT Page 1 of 18  Committee Item Memo Meeting Date: March 23, 2026 Staff Contact: Libby Popovic, Community Development Director Department: Community Development Subject: Discussion Regarding Request for Proposals Submitted for Village Owned Downtown Property Located at 3717-3723 Grand Boulevard Background Information: Two final Request for Proposals were submitted regarding the downtown development at 3717-3723 Grand Blvd. On March 9, 2026, the Board heard a presentation from Redwood Development regarding their proposed downtown development submitted in response to the Village's Request for Proposals. Nath Construction was unavailable on March 9, however, they will be present at the March 23 meeting to deliver their presentation and answer questions regarding their proposed development. Summary of Village RFP Reinforcement of the core downtown is of paramount importance in the redevelopment of subject properties. The Comprehensive Plan stresses that the Village’s economic goals should focus on increasing property values and sustaining business growth, diversity, and entrepreneurship. The RFP allows for flexibility in the proposed development, permitting separate developments on each site or a comprehensive development that integrates both building sites into a cohesive project. The Village requests that potential developments for the site incorporate the below criteria. Development plans will be assessed according to the inclusion of these elements and the extent to which the proposals embody the village’s vision for its downtown. · 2018 Comprehensive Plan · SA-1 Core Mixed Use Node as defined in the Comprehensive Plan o The first floor should contain retail and/or restaurant offerings and can include a performance-based space to support community engagement and cultural activities. o The second floor and above can include residential apartments or condos and possibly some office space or outdoor dining. · Parking shall be provided pursuant to the Zoning Code. Under the current zoning code, commercial only developments do not require a parking minimum while mixed-use with residential units requires 1.25 per residential unit for parking. The proposed development includes 21 proposed parking spaces. It should be noted that the People Over Parking Act has been adopted by the State of Illinois and is scheduled to take effect on June 1, 2026. Page 2 of 18 ThThe Comprehensive Plan states that the first floor of the development should maximize commercial space. The Village would ideally see the following: o A mix of dining and leisure entertainment venue o A performing arts center with an attached restaurant and retail space o A mid-price range restaurant o Outdoor café dining · Office space may not occupy prime street frontage but may be located on the development’s upper floors (i.e. second floor or above) · Exclusive indoor assembly, banquet or venue facilities that do not operate on a day-to-day basis during regular business hours may not occupy prime street frontage, ensuring the space remains active and revenue-generating during business hours. · Commercial spaces are encouraged to maintain active use and engagement throughout the week, with operations open to the public beyond just weekends and evenings, to ensure that there is daily engagement and maximum use of prime downtown space. · Design Guidelines – Proposals will be reviewed based on the following criteria: o Architectural techniques should be employed that reduce the appearance of building mass such as variation in materials, colors, and façade articulation. This includes any new development or renovation projects. o Brick and stone are preferred building materials. o The building should be “four sided” by using consistent materials and detailing on all facades o Rooftop mechanical units should be screened from public view by parapet walls or other means. o Any renovation to the existing building should include the above requirements. o The redevelopment should thoughtfully incorporate elements of the current “Brookfield Theater” sign facade in its front facing brickwork and into any new façade to preserve its historic name and integrate it into the new structure. This approach will enhance the overall aesthetic of the development while honoring the Village’s cultural heritage. Summary of Nath Construction RFP Proposal Ground Floor Activation  The first floor to maximize commercial opportunities and maintain active street frontage throughout the day and week.  Proposed programming includes: A mid-price range restaurant complemented by outdoor café dining to animate Grand Boulevard and encourage pedestrian activity.  Retail and leisure space that supports small business growth, entrepreneurship, and daily neighborhood engagement.  A flexible performance-based space, integrated into the ground floor retail plan, that can host community cultural activities, small-scale performing arts, and local events, enhancing Brookfield’s identity as a hometown destination. Page 3 of 18   This combination ensures the street-level experience contributes to a lively and economically sustainable downtown while reinforcing the Comprehensive Plan’s focus on increasing property values and sustaining business diversity. Upper Floors Levels  Two through five will contain a mix of residential apartments designed to attract a diverse demographic of residents, including young professionals, downsizers, and families seeking the convenience of downtown living.  These 40–50 units will feature high-quality finishes and amenities while preserving affordability relative to the regional market.  Select areas of the second floor may also accommodate office space for professional services or co-working, located strategically away from prime street frontage but contributing to a healthy tenant mix Parking Strategy  15 parking spaces are provided on site. Design and Character Key design features include:  Use of brick and stone facades to create timeless appeal.  Façade articulation, variation in materials, and color palette to reduce the appearance of massing and provide visual interest.  A four-sided building design with consistent materials and attention to detail across all elevations.  Screening of rooftop mechanical systems to preserve the project’s clean and contextual profile.  The design will incorporate references to the current Brookfield Theater. At this time the developer is not requesting TIF assistance beyond the conveyance of the Village-owned property. This request is preliminary and subject to further analysis and negotiation. Representatives for Nath Construction will present additional details and answer questions regarding their proposed RFP. Staff is currently evaluating the submitted RFP's in coordination with the Village's Tax Increment Financing (TIF) Consultant, SB Friedman, to review financial viability and overall feasibility. A representative will be present to respond to any questions regarding TIF at this preliminary stage in the process of selecting a developer. Staff is seeking direction from the Board on the preferred developer so that further due diligence, analysis and review can proceed. Following the selection of a developer, staff will undertake additional review that will include the submission and evaluation of detailed financial information, project plans and development pro formas, among other materials necessary for staff and the Village's consultants to proceed with the negotiation of a redevelopment agreement. Page 4 of 18 Financial Impact: Financial Implications are unknown at this time and dependent on selection. Recommendation(s): Staff is seeking direction from the Board on the preferred developer so that further due diligence, analysis and review can proceed Attachment Description: Nath Construction Proposal. RFP Response Attachments: Nath Construction RFP Response 2025.11.24 - Level Development - 3717-23 Grand Brookfield.NATH Page 5 of 18 3717-3723 Blvd: Request For Proposal Response September 15, 2025 Response submitted by: Nath Construction LLC, Lotus Property Group and Level Project Narrative Our proposed development envisions the transformation of the subject sites into a vibrant, mixed-use destination that strengthens the Village’s core downtown, reinforces its hometown character, and advances the vision articulated in the 2018 Comprehensive Plan. The project will deliver a thoughtfully designed four- to five-story building containing 40–50 high-quality residential units above an activated ground floor of retail, dining, and cultural space, aligning with the SA-1 Core Mixed-Use Node designation. Ground Floor Activation The first floor will maximize commercial opportunities and maintain active street frontage throughout the day and week. Proposed programming includes: o A mid-price range restaurant complemented by outdoor café dining to animate Grand Boulevard and encourage pedestrian activity. o Retail and leisure space that supports small business growth, entrepreneurship, and daily neighborhood engagement. o A flexible performance-based space, integrated into the ground floor retail plan, that can host community cultural activities, small-scale performing arts, and local events—enhancing Brookfield’s identity as a hometown destination. This combination ensures the street-level experience contributes to a lively and economically sustainable downtown while reinforcing the Comprehensive Plan’s focus on increasing property values and sustaining business diversity. Upper Floors Levels two through five will contain a mix of residential apartments designed to attract a diverse demographic of residents, including young professionals, downsizers, and families seeking the convenience of downtown living. These 40–50 units will feature high-quality finishes and amenities while preserving affordability relative to the regional market. Select areas of the second floor may also accommodate office space for professional services or co-working, located strategically away from prime street frontage but contributing to a healthy tenant mix. Parking Strategy Page 6 of 18 While we would like to abide by the parking requirements of 1.25 spaces per residential unit, we would like to discuss a reduction in the number of spaces to maximize the number of apartment units. There could be relief available via transit-oriented development codes and regulation. Design and Character The architectural design will prioritize materials and detailing that reflect the Village’s historic charm and distinctive aesthetic. Key design features include: o Use of brick and stone facades to create timeless appeal. o Façade articulation, variation in materials, and color palette to reduce the appearance of massing and provide visual interest. o A four-sided building design with consistent materials and attention to detail across all elevations. o Screening of rooftop mechanical systems to preserve the project’s clean and contextual profile. o The design will incorporate references to the current Brookfield Theater, ensuring continuity with the site’s cultural legacy while adapting it to a contemporary mixed-use environment. Community and Economic Impact This development directly advances the Village’s stated goals of reinforcing the downtown core, enhancing property values, and expanding business opportunities. By integrating daily-activated commercial uses with high-quality residential units, the project creates: o A steady customer base to support existing and future businesses. o Diversity of use that ensures activity throughout the week, not only during evenings or weekends. o An elevated identity for downtown Brookfield, with an emphasis on placemaking and walkability. Conclusion Our proposal represents a balanced response to the Village’s RFP, uniting community- serving retail, cultural amenities, and residential density in a form that celebrates Brookfield’s historic charm while ensuring long-term economic vitality. The development’s scale, quality, and program mix embody the Village’s vision for its downtown and establish a lasting framework for growth and investment. - Conceptual Site Plan (Exhibit A) - Preliminary Building Elevations (Exhibit A) Page 7 of 18 - Floor Plans (Exhibit A) Developer Qualifications Please see Exhibit B for information on the development team. This project will be a joint venture between Nath Construction LLC, Lotus Property Group LLC and Level. The general contractor will be Level Construction. Note, Level recently completed a project at The Jade Residences at Waterfall Glen, which was a 70-unit apartment complex built on 2.8 acres in Darien, Illinois. Photos of the project are enclosed for reference. Project Construction Schedule Upon closing, the development team will need 12-18 months to complete construction of the apartment building and 3 months to stabilize the asset. Upon selection, our team can provide a detailed draft construction schedule and project timeline to achieve a financial closing. Project Financial Structure Upon selection, the development team can provide encrypted financial information. Lenders and equity investors will provide a letter of intent upon selection. The development team has the capacity to execute on the project. Enclosed is a draft development budget for the construction of the building. As a merchant developer, the intended business plan for the development is to build, stabilize and sell the building. Construction Sources x Uses Construction Loan 65% $8,085,470 Equity 35% 4,353,715 Total Sources 12,439,185 Acquisition 0 Hard Costs 42 units 10,404,800 Soft Costs 1,184,511 Developer Fee 463,572 Financing Costs 386,302 Total Uses 12,439,185 GAP 0 Page 8 of 18 Public Incentive Plan Based on our review of the TIF annual report, it appears that approximately $55,000 remains available in the district. At this juncture, no TIF subsidy is required. Our team would like to request a $0 land purchase price, given the public benefits of the activated retail in downtown Brookfield and to help the deal generate market rate return. Financial Return on Investment a) What is the amount of the projected property tax revenue. b) Sales tax or other local tax contributions. c) Expected increase in business licenses or permits. d) Estimated profitability and long-term financial stability of the development. e) Number of permanent jobs created (voluntary positions are explicitly excluded). f) Whether tax incentives or abatements are requested from the developer. g) Anticipated rate of investment (ROI) from any village-provided funding or incentives. h) Was the redevelopment site purchased outright from the Village. Depending on the final construction numbers, we can discuss the purchase price of the land with the City. Given the volatility in the market, $0 land purchase price helps make the deal viable. We anticipate that the project will generate about $233,000/year in property taxes based on local real estate comps in the market. The project can create about 5 permanent jobs once the retail spaces are leased plus the addition of the management team. No tax abatements are requested as part of this project proposal. Social Return on Investment a) The development includes sufficient public amenities, such as seating, gathering places, street furniture. b) Long-term enhancements to public safety, walkability and transportation access. c) Inclusion of local art, history, or cultural elements to promote a sense of place. d) The Grand Blvd frontage is aesthetically pleasing and pedestrian friendly. Our request to the City is to permit outdoor seating area space during the spring and summer on the sidewalk. We will include furniture, fixtures and equipment in the project development budget. Environmental Return on Investment a) Some of the development will be built “green”, including registering and pursuing a third-party green building 12 certification, such LEED, Phius, Green Globes or ENERGY STAR). b) Exceed the 2021 IECC by 5%-10%. Page 9 of 18 c) Apply rooftop solar-ready construction. d) Onsite renewable energy of at least 20%. e) Some developments will incorporate elements of the Village’s Sustainability Plan. f) Pursuit of electrification, such as building mechanical systems designed to be all- electric OR electric-ready, including electric outlets within 3 feet of gas lines and upgraded electric panel for future load requirements. Our design team will evaluate different environmental design elements to incorporate into the building design. We are very open to all electric appliances in the building to align with the initiatives of the current built environment. Page 10 of 18  BROOKFIELD DOWNTOWN - 50 ALLEY 100'-0" 3717-23 GRAND - MIXED USE UNITS LEVEL 1 MOTO (1) 10'x25' COMMERCIAL ADJACENT O TO TWO STORY M MOTO LOADING SPACE (NOT TRACTOR 2,662 SF RETAIL 10 UNITS PER FLOOR CAR SHARE 22'-0" 6,689 sf MASONRY 2,281 SF LOBBY AND GYM 50 TOTAL GARAGE 4,943 SF TOTAL TRAILER) MOTO CAR SHARE MOTO 18'-0" PARKING - 6,700 SF 15 OFF STREET PARKING 15 PARKING SPACES 10 ON STREET PARKING 1 LOADING SPACE 25 PARKING SPACES TOTAL CAR SHARE LEVELS 2-6 9,607 GROSS SF/FLOOR 48,035 GSF RESIDENTIAL TOTAL 12,307 sf TOTAL LEVEL 1 FOOTPRINT 9,643 sf 22'-0" OPEN AIR PARKING (15) SURFACE PARKING 124'-2" SPACES ELEC. (48) BIKE TRASH PARKING RESIDENTIAL LOBBY MAIL ADJACENT TWO STORY TENANT MASONRY FITNESS 2,662 sf BUILDING 2,281 sf COMMERCIAL SPACE LEASING 3717 3719 3723 3731 RESIDENTIAL RESIDENTIAL ENTRY ENTRY SITE PLAN SIDEWALK GRAND BOULEVARD RENDERING (SOUTHWEST) Page 11 of 18 9 OR 10 STREET PARKING SPACES GRAND BOULEVARD  BROOKFIELD DOWNTOWN - 50 ALLEY 100'-0" 3717-23 GRAND - MIXED USE UNITS ADJACENT LEVELS 2-6 TWO STORY 2 BEDROOM MASONRY 10 UNITS PER FLOOR x5 = 50 2 BEDROOM 1,166 sf GARAGE 8,775 RENTABLE SF x5 = 43,875 SF 1,020 sf 8,772 RENTABLE / 9,607 GROSS 2,800 SF RETAIL L1 43,860 RENTABLE, 48,035 GROSS 15 PARKING SPACES TOTAL 2 BEDROOM UNITS x20 1 BEDROOM UNITS x20 STUDIO 0 BEDROOM STUDIOS x10 561 sf 1 BEDROOM 762 sf 8,772 sf 1 BEDROOM 9,607 sf 697 sf 124'-2" 1 BEDROOM 9'-8" 115'-7" 843 sf 4'-0" 8'-0" 9'-8" 1 BEDROOM 15'-0" 697 sf TERRACE TERRACE 531 sf 9'-8" 536 sf 67'-6" 15'-0" 15'-0" 9'-8" ADJACENT TWO STORY MASONRY 1,209 sf BUILDING 9'-8" 1,198 sf 2 BEDROOM 2 BEDROOM 552 sf 9'-8" STUDIO 16'-0" 14'-0" 14'-0" 14'-0" LEVATION (NORTH WEST) 68'-0" 56'-2" 124'-2" 68'-0" 56'-2" 124'-2" SIDE ELEVATION (NORTH WEST) FLOOR PLAN - LEVELS 2-6 Page 12 of 18 GRAND BOULEVARD PERSEID STUDIO ©  Committee Item Memo Meeting Date: March 23, 2026 Staff Contact: Lauren Moore, Public Works Director Department: Public Works Subject: Discussion of 3700 Prairie Avenue Lighting/Streetscape Scope in Relation to the Prairie Avenue Improvements Project Background Information: On November 11, 2025, the Board approved a Phase I and Phase II Preliminary and Design Engineering Agreement with Hancock Engineering for improvements to Prairie Avenue from 31st Street to Brookfield Avenue. Staff and Hancock Engineering have been working with the Central Council of Mayors (CCM) to obtain federal funding through the Surface Transportation Program (STP) in 2027 for 80% of the Phase III Construction and Construction Engineering costs. The scope of work for the project will include drainage improvements, replacement of sections of curb and gutter, sidewalk, and driveway aprons, water main improvements, pavement resurfacing, streetscape and lighting improvements to the 3700 block, and other related work. The intention of this discussion is to obtain concurrence with the scope of limits of the proposed streetscape improvements and to present and decide on the lighting scope from three different options. Streetscape Improvements: The intention for the streetscape scope of work is to remain consistent with the work completed on the 3700 block of Grand Boulevard in 2025. Work will include:  Full curb and gutter replacement  Full sidewalk replacement with a 2' strip of brick pavers installed at the back of curb  New trees and tree grates  New signage and sign posts These improvements will be completed from Brookfield Avenue north to the midblock alley returns. This end point for the streetscape improvements has been established as this is the point where the 3700 block of Prairie Avenue transitions from mainly business-focused with concrete parkways to mostly residential with grass parkways. Lighting Improvements: Page 13 of 18 Last fall, the Village installed pedestrian lighting on Prairie Avenue from Brookfield Avenue north to the midblock alley returns. As part of this project, Staff and Hancock Engineering have reviewed several options for replacing the outdated lighting for the remainder of the 3700 block. Below is some information on three lighting options that Staff recommends and is requesting feedback from the Board on: Option 1: Roadway or Combined Lighting (Exhibit 1) The first option includes installation of 3 pairs of roadway or combined (roadway pole with pedestrian fixture on the outside for additional sidewalk lighting) light poles spaced approximately 145' apart with 1 pair of roadway lights on the north side of Grant Avenue for improved intersection visibility. The total estimated cost for this option is $350,000 with a Village share of $70,000. Option 2: Alternating Combined and Pedestrian Lighting (Exhibit 2) Option 2 includes the same scope as Option 1 with the addition of pedestrian light poles in between each set of roadway/combined lights. The total estimated cost for this option is $425,000 with a Village share of $85,000. Option 3: Pedestrian Street Lighting Only (Exhibit 3) The final option would consist of installation of 5 pairs of pedestrian light poles spaced 60' apart from the alley returns to Grant Avenue with 4 roadway/combined poles installed at the Grant Avenue intersection. This option would be more in line with what was installed on Grand Boulevard in 2025. The total estimated cost for this option is $400,000 with a Village share of $80,000. Each of these options will meet current lighting standards for the sidewalk, the parking lanes, and the through lanes and each will provide greater visibility than the existing lights do. Staff would like feedback from the Board regarding the installation of decorative lighting north of Grant Avenue. Currently, the lighting on Prairie Avenue transitions to wooden ComEd light poles north of Grant Avenue to 31st Street. This is consistent with other residential areas throughout the Village. If there's interest from the board extending the lighting improvements north from Grant Avenue with decorative roadway light poles, the total estimated cost would be $385,000 ($77,000 local share) per block. However, this option is not consistent with the other lighting improvements completed recently. Recommendation(s): Staff are requesting that the Board review this information and provide concurrence with the streetscape scope of work and limits and consensus on which lighting options to proceed with so Hancock Engineering can incorporate them into the ongoing design. Attachment Description: Page 14 of 18 Prairie Avenue Lighting Exhibits Attachments: Prairie Avenue Lighting Exhibits- Hancock- COTW memo- 3-23-2026 Page 15 of 18  VILLAGE OF BROOKFIELD PRAIRIE AVENUE IMPROVEMENTS EXHIBIT 1 - ROADWAY OR COMBINED LIGHTING TOTAL COST: $350,000, VILLAGE SHARE: $70,000 IE D D 3755 3728 3726 OKF N AR A P R V BRO G LE PRAIRIE AVENUE MATCH LINE U O B LD P P P P PRAIRIE AVENUE P P P P AVE NUE P 8840 3737 3729 AVENUE 3724 3722 3720 3714 3712 3710 3706 3704 3700 8900 3640 PRAIRIE AVENUE MATCH LINE PRAIRIE AVENUE GRANT Page 16 of 18 3721 3715 3711 3709 3707 3705 3701 3645 3641 100+ Years of PRELIMINARY PLAN- 1" = 40' Civil Engineers 9933 Roosevelt Road NOT FOR BIDDING PURPOSES Municipal Consultants Westchester, IL, 60154-2780 PRAIRIE AVENUE IMPROVEMENTS EXHIBIT 1 - ROADWAY AND COMBINED LIGHTING AJ - 1 Excellence Phone: 708-865-0300 VILLAGE OF BROOKFIELD, ILLINOIS Established 1911 www.ehancock.com 02/19/2026 125-25-273 4  VILLAGE OF BROOKFIELD PRAIRIE AVENUE IMPROVEMENTS EXHIBIT 2 - COMBINED LIGHTING WITH ADDITIONAL PEDESTRIAN POLES TOTAL COST: $425,000, VILLAGE SHARE: $85,000 IE D D 3755 3728 3726 OKF N AR A P R V BRO G LE PRAIRIE AVENUE MATCH LINE U O B LD P P P P PRAIRIE AVENUE P P P P AVE NUE P 8840 3737 3729 AVENUE 3724 3722 3720 3714 3712 3710 3706 3704 3700 8900 3640 PRAIRIE AVENUE MATCH LINE P P PRAIRIE AVENUE P P GRANT Page 17 of 18 3721 3715 3711 3709 3707 3705 3701 3645 3641 100+ Years of PRELIMINARY PLAN- 1" = 40' Civil Engineers 9933 Roosevelt Road NOT FOR BIDDING PURPOSES Municipal Consultants Westchester, IL, 60154-2780 PRAIRIE AVENUE IMPROVEMENTS EXHIBIT 2 - COMBINED LIGHTING WITH AJ - 2 Excellence Phone: 708-865-0300 VILLAGE OF BROOKFIELD, ILLINOIS ADDITIONAL PEDESTRIAN POLES Established 1911 www.ehancock.com 02/13/2026 125-25-273 4  VILLAGE OF BROOKFIELD PRAIRIE AVENUE IMPROVEMENTS EXHIBIT 3 - PEDESTRIAN LIGHTING TOTAL COST: $400,000, VILLAGE SHARE: $80,000 IE D D 3755 3728 3726 OKF N AR A P R V BRO G LE PRAIRIE AVENUE MATCH LINE U O B LD P P P P PRAIRIE AVENUE P P P P AVE NUE P 8840 3737 3729 AVENUE 3724 3722 3720 3714 3712 3710 3706 3704 3700 8900 3640 PRAIRIE AVENUE MATCH LINE P P P P P PRAIRIE AVENUE P P P P P GRANT Page 18 of 18 3721 3715 3711 3709 3707 3705 3701 3645 3641 100+ Years of PRELIMINARY PLAN- 1" = 40' Civil Engineers 9933 Roosevelt Road NOT FOR BIDDING PURPOSES Municipal Consultants Westchester, IL, 60154-2780 PRAIRIE AVENUE IMPROVEMENTS EXHIBIT 3 - PEDESTRIAN LIGHTING AJ - 3 Excellence Phone: 708-865-0300 VILLAGE OF BROOKFIELD, ILLINOIS Established 1911 www.ehancock.com 02/13/2026 125-25-273 4