PROPOSAL FOR THE CRESTWOOD

PLAZA REDEVELOPMENT AREA

City of Crestwood, MO
March 16, 2015

Partners:
TABLE OF CONTENTS
Introduction….............................................................................................Page 1

Section 1 Narrative Description of the Area, Concept Site Plan and Other Graphics…...Page 3
Uses of Land and Buildings and Types of Development
Service Retail, Entertainment and Destination Service Retail,
Multi‐Family Residential, Open Space and Community Gardens,
Proposed Zoning Changes, Property Sold or Leased to a Public
Agency
Approximate Location, Size, Scale and Height of New Building Construction
Site Circulation Plan
Storm Water Drainage and Detention Improvements
Area in Square Feet and Acres of the Property to be Redeveloped

Section 2 Examples of Building Elevations, Building Materials and Unit Information..........Page 12

Section 3 Project Report…........................................................................Page 15

Project Cost Estimates
Anticipated Redevelopment Schedule
Existing Buildings and Improvements to be
Demolished Existing Buildings and Improvements
to Remain
Open Space and
Amenities Financial
Commitments
Developer’s Capacity and Project Team Experience
Developer UrbanStreet Group, TR'i Architects, HBD Construction,
Sierra U.S. Commercial Real Estate
Site Circulation and Access

Section 4 Financing….............................................................................Page 29
Proposed Financing
Economic Redevelopment Assistance

Section 5 Management….....................................................................Page 30

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Section 6 Acquisition Plan….....................................................................Page 30
Property Description
Eminent Domain

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TABLE OF CONTENTS (Continued)

Section 7 Relocation…...........................................................................Page 31

Section 8 Public Property.......................................................................Page 31

Section 9 Other Information....................................................................Page 31

‐‐ Conclusion.............................................................................Page 31

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INTRODUCTION
UrbanStreet Group, LLC (the “Developer”) is pleased to submit this Redevelopment Proposal on behalf of Crestwood Missouri Partners,
LLC, as the owner of the Crestwood Court Mall in Crestwood, Missouri. This Proposal is being submitted in response to the City of
Crestwood’s Request for Redevelopment Proposals dated February 11, 2015 (the “RFP”). The Redevelopment Area as defined in the RFP
consists of approximately 48 acres of land with 1.1 million square feet of vacant retail space (the “Property”). The Developer is
proposing a mixed‐use project that will include a range of potential uses as described herein (the “Project”).

For 19 years, UrbanStreet Group has been completing successful development projects throughout the Midwest, including residential,
retail and mixed‐use projects similar to this proposed Project, and we are excited to bring our experience and expertise, along with
local partners TR’i Architects and HBD Construction, to this unique opportunity.

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In recent years, real estate developers have been forced to reexamine how to create mixed‐use environments that are embraced
by the communities they serve. No two communities are the same and a “one size fits all” development model will not work in the
modern development environment. Drawing on our current experience in developing walkable, urban, infill mixed‐use developments, we have
developed a project plan that will support the goals of the City of Crestwood and its current and future residents.
With the Property marking the “front door” of the City of Crestwood, it is imperative to move quickly and in conjunction with the City to
realize the full potential of this site. We have completed a significant portion of the required due diligence, and therefore anticipate
that environmental remediation can begin as soon as June 2015.
In addition to the Developer, UrbanStreet Group, the project team also includes the award‐winning firms of TR’i Architects and HBD
Construction, both of which are based in St. Louis. This project team has the experience, financial strength and local knowledge
required to complete this Project successfully and on‐time.
This Proposal includes a summary and overview of the Project as well as information about the Developer and project team. We are
confident that this Proposal demonstrates the strengths, experience and capabilities of the entire project team to deliver a successful
mixed‐use project.
We look forward with enthusiasm to working with the City of Crestwood, and thank the representatives of the City for their
consideration.

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SECTION 1. NARRATIVE DESCRIPTION OF THE AREA, CONCEPT SITE PLAN AND OTHER
GRAPHICS
The drawing below shows the Redevelopment Area in relation to the Property.

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A. USES OF LAND AND BUILDINGS AND TYPES OF DEVELOPMENT
The Developer is proposing a mixed‐use development of the Property that will include a range of potential uses. The master plan is
mindful of the different demands that such varied uses place on a development site and the surrounding community. The plan calls for
the development of four Redevelopment Project Areas (the “RPAs”) for the site. These include (1) a service retail site on the far west of
the Property, (2) an entertainment and destination service retail use section in the middle of the Property, (3) a multi‐family residential
site on the east end of the Property, and (4) an open space and community gardens component adjacent to the multi‐family area.
While the specific users are flexible in their final implementation, we are cognoscente of the need to create complimentary tenancy.
A true mixed‐use development provides the greatest benefit to the overall community and reduces the financial exposures
associated with a single use or themed development.

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The four RPAs are depicted and described below.

RPA 1 ‐ Service Retail

Approximately 3 acres, occupying
the furthest westerly end of
the Property, provides the
highest visibility and easiest
direct access for retail users.
This part of the site occupies
the corner of the Property at
Sappington Road and Watson
Road. We have analyzed and
engineered multiple scenarios
for this site including multi‐
tenant inline retail, individual
out lots and single use midsize
box retail. Potential users
include a full line grocer, a
specialty grocer, a fuel station,
a convenience mart, a
pharmacy and a drive through
fast food. The Developer is in
discussions with
representatives from all of
those user categories.

RPA 2 ‐ Entertainment and Destination Service Retail

Approximately 20 acres of the proposed Project is anchored by an entertainment/retail/service core that would include a multiplex
theater and various destination restaurants. This area is accessed from the multiple lane entrance off of Watson Road. This portion of
the Project is anchored by a plaza that could be privately and publically programmed to accommodate a wide variety of community
events ranging from farmers markets to concerts. This plaza affords outdoor seating areas for the restaurants as well as a gateway
entrance to the theater. This “town square” will provide a flexible hub for civic life not only within the Project but for the community as
a whole. Other complimentary uses for this area of the Project include office, fitness, entertainment complexes and destination dining.
The Developer is in negotiations with a regional theater chain to anchor this portion of the Project and has had discussions with

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representatives of all user categories.

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RPA 3 ‐ Multi‐Family Residential
Approximately 11 acres occupying the southeast portion of the Property are designated for multi‐family rental residential. Preliminary
plans call for a 225 unit “lifestyle” apartment complex with associated garage and surface parking as well as an amenity center.
Due to the extreme topographical changes in the overall site, this portion of the Project will sit lower than the surrounding parcels,
providing a certain protective isolationism to the residences. These rental units are of an extremely high level of finish and cater to a
“renter by choice” class of tenant. This demographic is seeking flexibility in their lifestyle and prefers to pay rent rather than be tied to
the burdens of residential ownership. As a group, they are demanding and the Project will not only need to be built to the highest
standards, but more importantly, it will need to be maintained at those standards long term. This new breed of apartment complex
boasts amenities mostly associated with resort or hospitality projects.

RPA 4 ‐ Open Space and Community Gardens

The massive reworking of the site and the associated stormwater management will result in approximately 13 acres of multiple open
detention and treatment areas. These areas will be landscaped with native plant materials and will provide a natural oasis. It is also the
Developer’s intent to redevelop the parcels adjacent to the industrial park into public garden plots assessable to the community. This
will provide a much needed strip of greenspace in the industrial park as well as potential connectivity to the Great Rivers Greenway
path.

Proposed Zoning Changes

The Developer anticipates that a planned unit development will need to be approved by the City of Crestwood.

Property Sold or Leased to a Public Agency

It is not anticipated that any portion of the Property will be sold or leased to any public agency.

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B. APPROXIMATE LOCATION, SIZE, SCALE AND HEIGHT OF NEW BUILDING CONSTRUCTION
The plan below describes the new building construction.

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C. SITE CIRCULATION PLAN
The Developer recognizes that a significant aspect of any infill redevelopment is the coordination of traffic flow for residents, retail
customers, property employees and service providers, including most significantly, refuse collection and deliveries. In order to minimize
the impact on surrounding roads and neighborhoods, the Project proposes to maintain and utilize existing access points and traffic
control systems. Internally, the vehicular circulation plan maximizes separation between tenant, customer and service uses. Segregation of
vehicular and pedestrian traffic is paramount in a mixed‐use environment. The Developer and their engineering team have created a plan
that prioritizes accessible pedestrian walkways throughout the Project as well as providing connectivity to the existing pedestrian walkways
offsite. It is anticipated that the Project will include 1,582 parking spaces. The loading and service areas will be per City of Crestwood
Ordinance, pending finalization of tenants. The plan below shows the vehicular circulation plan.

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The plan below shows the pedestrian connectivity plan. The Project includes 43.8% of paving coverage, 9.3% of building coverage and
46.9% of open space.

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D. STORMWATER DRAINAGE AND DETENTION IMPROVEMENTS
Given the scale of the Project, the project team has had extensive meetings and negotiations with Metropolitan St. Louis Sewer District
(MSD) to evaluate a stormwater management system designed to the latest standards and criteria. The water treatment and detention
areas are being designed to be integrated into the overall landscape plan, creating inviting open spaces while dramatically reducing the
Project’s stormwater discharge. The Project will contain an all new utility distribution. The drawing below shows the stormwater
management plan.

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E. AREA IN SQUARE FEET AND ACRES OF THE PROPERTY TO BE REDEVELOPED
The entire Redevelopment Area consists of approximately 48 acres of land. The Project includes the redevelopment of nearly that area,
or specifically 2,045,093 square feet or 46.95 acres. It is anticipated that the Project will be completed in four phases: (1)
environmental remediation, (2) demolition of the existing structures, (3) site work and installation of onsite utilities and stormwater
management systems, and
(4) construction of new improvements on the Property (which may also be phased depending upon the market response and coordination
with the installation of the site infrastructure improvements. The plan below shows the phasing elements of the Project’s
construction.

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SECTION 2. EXAMPLES OF BUILDING ELEVATIONS, BUILDING MATERIALS AND UNIT INFORMATION
The commercial buildings in the Project will include finishes similar to those depicted below.

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The residential buildings in the Project will include finishes similar to those depicted below.

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A community plaza will anchor the center of the Entertainment and Destination Service Retail RPA. The flexible outdoor space will
support a variety of activities. These functions could include outdoor dining, farmers market, artistic and musical performances, public speakers
and art and craft fairs. The image below depicts a rendering of the proposed plaza.

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It is anticipated that the Project will include 225 apartments, public/private plaza areas, parking and mature landscaping. With a low
building profile and fenestration at street level, the design is pedestrian sensitive. We recognize the importance of creating a place with
a sense of community, providing spaces for the Project’s residents, shoppers and visitors to interact, shop, live, learn and enjoy.
The expected unit mix and target rents are presented in the following table:

Unit Summary
Unit # Unit Type Number % Average SF Total SF Rent/Mo Rent/SF
A1 1 br/1ba 20 8.9% 624 12,480 $975 $1.56
A2 1 br/1ba 82 36.4% 780 63,960 $1,275 $1.63
A3 1 br/1ba 31 13.8% 812 25,172 $1,350 $1.66
A4 1 br/1ba/den 31 13.8% 957 29,667 $1,575 $1.65
B1 2 br/2ba 61 27.1% 1,115 68,015 $1,850 $1.66
Totals/Avg 225 100.0% 886 199,294 $7,025 $1.64

SECTION 3. PROJECT REPORT

A. PROJECT COST ESTIMATES
Listed in the table below are the estimated costs of the Project. Please note that the cost estimates listed below are only estimates
based on the current knowledge of the Developer and are subject to change.

Estimated Project
Costs
Totals % of Budget
Land Basis $6,000,000 6.03%
Environmental, Demolition & Site Work $21,465,434 21.57%
Buildings $64,035,890 64.35%
Financing Costs $2,057,926 2.07%
Contingency $5,951,672 5.98%
Total Estimated Project Costs $99,510,922 100.00%

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B. ANTICIPATED REDEVELOPMENT SCHEDULE
The tentative schedule below is intended to provide the City of Crestwood with a general timetable indicating the steps for
implementation of both the Project and the necessary incentives to make this Project a reality. As the Project moves forward, market
and economic forces may necessitate changes in tasks and timetables.
It should be noted that the Developer anticipates the Project being executed in four phases: (1) environmental remediation, (2) demolition, (3)
site work and (4) construction. The Developer also anticipates there will be four RPA’s and a map of those RPA’s is included in
Section 1.A.

Tentative Schedule and Tasks

March‐15 September‐15
‐ Begin work on TIF ‐ Redevelopment Agreement entered into between City and Developer
‐ Begin work on draft CID and TDD petitions ‐ CID organized and approves imposition of sales tax
‐ TDD organized and approves imposition of sales tax
April‐15 ‐ City of Crestwood approves Intergovernmental Agreement with CID and TDD
‐ Work on TIF Redevelopment Plan and Cost Benefit Analysis
October‐15
May‐15 ‐ Demolition continues
‐ Complete CID petition and TDD petition ‐ Site work begins
‐ File CID Petition with City of Crestwood
‐ File TDD Petition in St. Louis County Circuit Court November‐15
‐ Site work continues
June‐15 ‐ Stormwater work begins
‐ Environmental remediation begins
March‐16
July‐15 ‐ Site work continues
‐ Approval of CID petition by City of Crestwood ‐ Work begins on construction
‐ TIF Commission Public Hearing
‐ Demolition begins May‐16
‐ Demolition complete
August‐15
‐ TIF Commission recommends to Board of Alderman September‐16
‐ Board of Alderman approve Redevelopment Plan and Project ‐ Stormwater work complete
‐ Board of Alderman approve Redevelopment Agreement
‐ TDD approved by Circuit Court June‐18
‐ Work complete on construction
‐ Project substantially complete

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C. EXISTING BUILDINGS AND IMPROVEMENTS TO BE DEMOLISHED
The 1.1 million square foot shopping center will be entirely demolished consistent with the plan below. The Developer, along with
HBD Construction, has undertaken extensive studies of the existing buildings on the Property. It has been determined that the existing
structures are not adaptable to another use and that full demolition will allow for the highest and best use of the entire Property.
Terracon Engineering was retained to complete a full environmental study in conjunction with the State of Missouri Environmental
departments. These studies and negotiations have resulted in a complete and approved environmental remediation plan. The
remediation will be conducted as part of the demolition of the buildings on the Property. The demolition process is anticipated to
take approximately 10 months.

D. EXISTING BUILDINGS AND IMPROVEMENTS TO REMAIN

No existing buildings or improvements are to remain on the Property or as part of the Project.

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E. OPEN SPACE AND AMENITIES
The massive reworking of the entire site and the associated stormwater management will result in approximately 13 acres of multiple
open detention and treatment areas. These areas will be landscaped with native plant materials and will provide a natural oasis.
It is also the Developer’s intent to redevelop the approximately 2.5 acre parcel adjacent to the industrial park into public garden plots
accessible to the community. This will provide a unique community asset as well as provide a consistent greenbelt on the eastern section
of the Project. It may also provide potential connectivity to the Great Rivers Greenway path. It is anticipated that the Developer will
maintain all public space and amenity areas. It is our goal to establish relationships with community groups that will utilize and
maintain the garden areas.

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F. FINANCIAL COMMITMENTS
The Developer has long‐standing and well‐established relationships with several banks that would provide debt financing for this Project. Further,
the Developer has relationships with partners that will commit the necessary funds for the equity required to complete the
Project.
Commitments for financing both the debt and equity components will require an understanding of the financial incentives available. The
necessary financing may also require commitments from a certain number of tenants in the Project.

G. DEVELOPER’S CAPACITY AND PROJECT TEAM EXPERIENCE

The Developer along with the entire project team have the financial and administrative capacity to undertake the Project, as evidenced
by the substantial experience of the team. The members of the project team identified below all have extensive experience in mixed‐use
development projects, including design, investment, development, financing, leasing and management.

 UrbanStreet Group, Developer

 TR’i Architects, Architect
 HBD Construction, Primary Contractor
 Sierra U.S. Commercial Real Estate, Commercial Real Estate Advisor

Developer UrbanStreet Group

UrbanStreet Group is a Chicago‐based, full‐service real estate company that has, since 1996, been specializing in real estate investment,
development, property management, general contracting, construction management and brokerage. The Company’s principals have the
background and more than 25 years of experience in the following real estate disciplines:

Real estate investment General contracting

Residential real estate development Construction management
Commercial real estate development Residential and commercial real estate brokerage
Residential and commercial property ownership Real estate law
Residential and commercial property management National and local historic
properties Real estate finance and syndication Tax credits and development
incentives Architecture, engineering and design

The Company has particular expertise in the design and construction of multi‐unit residential properties, single‐family residential developments,
small to mid‐sized commercial and retail properties and large‐scale land development. The Company has been directly involved in
projects throughout the Chicago area, as well as in Wisconsin, Northwest Indiana, Southwest Michigan and St. Louis, Missouri; and
indirectly involved in projects in several other parts of the country. More information about UrbanStreet can be found on its website at
[Link].

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Attached to this Proposal a list of UrbanStreet Group’s current and past residential
and commercial/retail projects, and a brochure that further describes the firm, its
executives and some of its projects. The firm has owned, developed, designed, built
and completed at least 38 projects in 4 States, involving residential condominiums,
single family homes, apartments, land development, office properties, retail spaces,
restaurants, government facilities and educational facilities.
A large percentage of UrbanStreet’s projects have been urban infill projects,
including in the cities of Chicago and most recently St. Louis. UrbanStreet’s list
of projects demonstrates its ability to design and build high‐end, urban,
residential units. UrbanStreet also has decades of experience placing retailers,
including restaurants, shops and retail offices, and commercial tenants.
Some of UrbanStreet’s projects are highlighted
on the following pages. Of note is that in October
2012, UrbanStreet acquired and began
redeveloping an eight‐property portfolio in
downtown St. Louis, including the Roberts
Tower, the Mayfair Hotel, and the historic St.
Louis Board of Education, Scruggs Vandervoort
Barney warehouse and Orpheum Theater
buildings.

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Schaumburg, Illinois. New construction of a 180‐unit multifamily development on 6.5 acres.

Oak Park, Illinois. Mixed‐use, seven story office and retail building and new construction of an 8‐story, 140‐unit multifamily development.

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St. Louis, Missouri, The Tower at OPOP. New construction of a 24‐story, 132‐unit multifamily luxury development, with first floor retail
restaurant.

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St. Louis, Missouri, The Lofts at OPOP. Renovation of a 7‐story, 47‐unit multifamily development.

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St. Louis, Missouri, The Locust Properties. Four Chicago Western Suburb, Illinois. New construction of a 351‐unit multifamily
adjacent properties. Evaluating redevelopment development on 22 acres. This project is in the planning stages.
opportunities.

St. Louis, Missouri, The Orpheum Theater. Renovation

and reactivation of a 1,456‐seat, historic theater.

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TR'i Architects
TR’i Architects is a long standing St. Louis area architect and engineering firm. TR’i has designed numerous projects in and around the
St. Louis area that are similar to the Project. More information can be found on its website at [Link]. Below is an
excerpt from TR’I’s brochure.

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HBD Construction
HBD Construction has been in business as a general contractor in the St. Louis area since 1922. HBD Construction has completed
dozens of projects similar to the Project. UrbanStreet and HBD have worked together before on other St. Louis area projects. More
information can be found on its website at [Link]. Below is an excerpt from HBD’s brochure.

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Sierra U.S. Commercial Real Estate
Sierra U.S. Commercial Real Estate is a well established full‐service commercial real estate advisor. The following is a representative list
of retail development that Sierra has worked on that are similar to the Project:

Chesterfield Commons, Chesterfield, MO
1,500,000 sq. ft. GLA
Anchors: Walmart Supercenter, Sam’s, Dick’s , Lowes, Home Depot, Target and
numerous outparcels.

The Shops at Laura Hill, O’Fallon MO
250,000 sq. ft. GLA
Anchors: Target , Kohl’s, PetSmart and Michaels Arts and Crafts.

Wentzville Commons, Wentzville, MO
300,000 sq. ft. GLA
Anchors: Walmart Supercenter, Office Max and numerous outparcels.

Carlyle Plaza, Belleville, IL
250,000 sq. ft. GLA
Anchors: Schnucks, Walmart, Famous Footwear and Office Depot.

Dardenne Town Square, Dardenne Prairie, MO

250,000 sq. ft. GLA
Anchors: Target, JCPenney, Shop N Save, Wehrenberg Theaters and numerous outparcels.

Fountain Plaza, Ellisville, MO
180,000 sq. ft.
Anchors: Life Time Fitness, Lucky’s Farmers Market and numerous outparcels.

Park at Rosemont, Rosemont, IL
275,000 sq. ft. GLA
Anchors: Muvico, Kings Bowling, Five Roses Pub, Harley Davidson, Hofbrauhaus, Fogo De
Chao, Park Tavern and Toby Keith.

Sierra, in conjunction with the Developer, has had significant discussions

and negotiations with numerous potential tenants for the Project, including the
following:
1 Regional movie theater 2 Businesses 1 Bank
2 National fitness clubs 3 Residential builders 1 Gas Station
6 Entertainment venues 5 Grocery stores 6 Large
retailers
1 Superstore 4 Restaurants

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H. SITE CIRCULATION AND ACCESS
As described in Section 1.C., we have conducted considerable research in order to minimize the impact on surrounding roads and
neighborhoods. The Project proposes to maintain and utilize existing access points and traffic control systems.

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SECTION 4. FINANCING
A. PROPOSED FINANCING
It is anticipated at this time that the total cost of the Project will be $99,510,922, as set forth in the following table.

Estimated Project
Costs
Totals % of Budget
Land Basis $6,000,000 6.03%
Environmental, Demolition & Site Work $21,465,434 21.57%
Buildings $64,035,890 64.35%
Financing Costs $2,057,926 2.07%
Contingency $5,951,672 5.98%
Total Estimated Project Costs $99,510,922 100.00%

The method of financing will be a combination of private equity, debt financing and the financial incentives that are available. Typically,
a project like the one proposed here would required between 25‐35% equity and 65‐75% debt, depending upon specific various lender
criteria and how much of the project is pre‐leased or pre‐sold. In this case, it depends further on the financial incentives. Due to the
demolition requirements, topographical challenges and stormwater requirements, it is unlikely that the Project, or any other plan for the
redevelopment of the Property, can be completed without substantial financial incentive assistance.

B. ECONOMIC ASSISTANCE
The Developer is requesting $27,863,058 through a combination of Tax Increment Financing (“TIF”), Transportation Development District (“TDD”)
and Community Improvement District (“CID”) funds. This represents 28% of the total estimated project costs.
It should be noted that the Developer’s redevelopment plan includes not only the redevelopment of the 4 RPAs as described herein, but
it also includes a substantial redevelopment of the municipal infrastructure that will benefit the entire Crestwood Plaza Redevelopment
Area. These area‐wide projects would be (1) the demolition of all remaining improvements on the site and (2) the design and
construction of a stormwater detention system to meet the requirements set by the Metropolitan St. Louis Sewer District.
Based upon the estimated project costs of nearly $100 million, and in order to provide a reasonable return to the Developer so that the
Project can even begin, the Developer believes that TIF incentives are necessary. The Developer also anticipates that a certain amount
of the TIF can be repaid from proceeds derived from a CID and possibly an additional amount will be repaid from proceeds from a TDD.
The CID would levy a sales tax of up to 1 cent per dollar, and the TDD would likewise levy a sales tax of up to 1 cent per dollar. If
all the proceeds from the CID are not required for assistance for the TIF, the remaining proceeds will be used for other legally
authorized uses of CID funds, including area security and beautification.

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The Developer is also investigating the possible use of new market tax credits, which may reduce the need for the other proposed
incentive programs. In addition, although not being requested at this time, the possibility does exist that for a portion of the
Project, a property tax abatement may be requested, either under Chapter 353 RSMo., or Chapter 99 RSMo. If such a request were
to be made and approved, the Developer understands that the TIF would have to be adjusted accordingly.

SECTION 5. MANAGEMENT
The Project is owned and managed by Crestwood Missouri Partners, LLC, a Delaware limited liability company. Crestwood Missouri
Partners, LLC is managed by UrbanStreet Group, LLC‐STL‐MGR, an Illinois limited liability company, and its members are UrbanStreet
Group, LLC – Crestwood, an Illinois limited liability company and T2 Crestwood, LLC, a Delaware limited liability company. UrbanStreet
Group, LLC‐ STL‐MGR is managed by Robert J. Burk and Robert J. Kuker. It is anticipated that UrbanStreet Group, LLC‐STL‐MGR and
Messrs. Burk and Kuker will be associated with the management of Project during at least a two year period after the Project is
completed.

SECTION 6. ACQUISITION PLAN

A. PROPERTY DESCRIPTION
The Developer acquired 46.95 acres
of the 48‐acre Redevelopment Area
on May 2, 2014. The site plan to
the right identifies the owned
property in relation to entire
Redevelopment Area. The
Developer does not have any
parcels under an option to
purchase. The only land parcels
within the Redevelopment Area
that are not owned by the
Developer are two outlots along
Watson Road.

B. EMINENT DOMAIN
The developer does not anticipate
the need to acquire any property
by eminent domain.

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SECTION 7. RELOCATION
There are no required relocations of any
persons or businesses.

SECTION 8. PUBLIC PROPERTY

There are no areas of the Project in public
use or belonging to the City.

SECTION 9. OTHER INFORMATION

None.

CONCLUSION
UrbanStreet Group would like to thank the City of Crestwood for the opportunity to participate in this exciting project. We are confident
that we can work together, as partners, to provide a worthy addition to the City. We welcome a more detailed discussion of the ideas,
concepts and commitment set forth in this Proposal.

Please note that all of the site plans herein are only representative depictions based on the Developer’s best knowledge at the
time of this Proposal, and are subject to change based on market conditions, constructability issues and other factors.

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EXHIBIT
UrbanStreet Group
Summary of Residential & Commercial and Retail Projects

Residential - Experience and Portfolio

Project Location
Roberts Tower 411 North 8th Street, St. Louis, Missouri
New construction, residential development containing 128 upscale apartment units and first floor retail/restaurant.

Lofts on the Plaza 911 Locust Street, St. Louis, Missouri

47-unit upscale apartment property, with 15,000 square feet of first floor retail.

The Woodlands 1825 Tryon Road

Michigan City,
Indiana
New construction, marketing and sale of a residential development containing 47 single family vacation homes and

The Marshall Field Jr. Mansion 1919 South Prairie Avenue

South Loop, Chicago, Illinois
Complete reconstruction of a landmark mansion, and the marketing and sale of residential condominiums.

Welles Park Place 4336-4346 North Leavitt Street

North Center/Lincoln Square, Chicago, Illinois
New construction, marketing and sale of a residential rowhome development.

2142-2144 West Roscoe Street Roscoe Village, Chicago, Illinois

New construction, marketing and sale of a residential and commercial condominium development.

1931 North Damen Avenue Bucktown, Chicago, Illinois

New construction, marketing and sale of a residential condominium development.

1222 North Wolcott Avenue Wicker Park, Chicago, Illinois

New construction, marketing and sale of a residential condominium development.

2223 North Bissell Street Lincoln Park, Chicago, Illinois

Renovation/rebuild, marketing and sale of a custom single family home.
UrbanStreet Group
Summary of Residential & Commercial and Retail Projects

Residential - Experience and Portfolio

Project Location
825 North Lessing Street River North, Chicago, Illinois
Complete renovation, residential and commercial lofts.

1938 North Halsted Street Lincoln Park, Chicago, Illinois

Renovation, ownership and management of a residential apartment property.

1942 North Halsted Street Lincoln Park, Chicago, Illinois

Renovation, ownership and management of a residential apartment property.

2030 North Halsted Street Lincoln Park, Chicago, Illinois

New Construction, masonry work, residential and commercial condominium development.

2038 North Halsted Street Lincoln Park, Chicago, Illinois

New Construction, masonry work, residential and commercial condominium development.

1543 North Milwaukee Avenue Bucktown/Wicker Park, Chicago, Illinois

Complete renovation, residential and retail loft property.

1502 North Leavitt Street Wicker Park, Chicago, Illinois

New construction, custom single family home.

2213 West Cortland Avenue Bucktown, Chicago, Illinois

New construction, custom single family home.

2215 West Cortland Avenue Bucktown, Chicago, Illinois

New construction, custom single family home.

1838 North Paulina Street Bucktown, Chicago, Illinois

Renovation, custom single family home.
UrbanStreet Group
Summary of Residential & Commercial and Retail Projects

Residential - Experience and Portfolio

Project Location
350 West Greenfeather Lane Bartlett, Illinois
New construction, custom single family home.

213 Abbey Springs Drive Fontana, Wisconsin

New construction, custom single family home.

6900 North Oleander Street Chicago, Illinois

Complete renovation and new construction of custom addition, single family home.

Various Locations Chicago and Chicago Suburbs

Design and build residential single family homes, additions, renovations.
UrbanStreet Group
Summary of Residential & Commercial and Retail Projects

Commercial and Retail - Experience and Portfolio

Project Location
Mayfair Hotel 806 St. Charles Street, St. Louis,
Missouri Historic 182-room hotel.

913-923 Locust Street 913-923 Locust Street, St. Louis, Missouri

Redevelopment of four adjacent properties into a mixed-use apartments and first floor retail.

203 North Wabash Avenue East Loop, Chicago, Illinois

Acquisition, ownership and management of a 180,000 square foot, twenty-seven story commercial and retail property

200 East Ohio Street Streeterville, Chicago, Illinois

Ongoing renovation, ownership and management of a 35,000 square foot, six-story commercial and retail property.

Ogden Point 801-805 North Milwaukee Avenue

River West, Chicago, Illinois
New construction/rebuild, ownership and management of a 20,000 square foot, five-story commercial and retail

The Catherine Cook School 226 West Schiller Street

Old Town, Chicago, Illinois
New construction, three-story gymnasium and fine arts facility.

2232 North Clybourn Avenue Lincoln Park, Chicago, Illinois

New construction, ownership and management of an 18,000 square foot, five-story commercial and retail property.

Downtown New Buffalo 120 W. Buffalo Street

Michigan New Buffalo, Michigan
Ownership and management of 15,000 square foot multi-tenant retail property.

355 North Laflin Street Chicago, Illinois

Build-out of a custom music rehearsal facility.
UrbanStreet Group
Summary of Residential & Commercial and Retail Projects

Commercial and Retail - Experience and Portfolio

Project Location
85 West Algonquin Road Arlington Heights, Illinois
Build-out of a U.S. Government office facility.

865 North Larabee Avenue Chicago, Illinois

Build-out of a custom music and video recording facility.

700 North Michigan Avenue Chicago, Illinois

Build-out of a restaurant and deli.

762 Buffalo Grove Road Buffalo Grove, Illinois

Build-out of a
restaurant.

456 West Wise Road Arlington Heights, Illinois

Build-out of a retail mailing center.

953 West Armitage Avenue Chicago, Illinois

Build-out of a restaurant and deli.

641 West Lake Street Chicago, Illinois

Build-out of custom high-end commercial property for a computer consulting firm.

Various Locations Chicago and Chicago Suburbs

Design and build-out of custom spaces for national and local tenants, including offices, various retail facilities, full-
Bringing Experience and Expertise to Real Estate Development & Investment
Expertise

UrbanStreet Group, LLC is a full service real estate company that has, since 1996, been invo lved in real estate invest-
ment, development, property management, general cont ra cting, construction management and brokerage.

The Company’s principals have the ba ckground and more than 25 years of experience in the following real estate disci-
plines:
Real estate investment
Real estate development of both re sidential and commercial properties Resid
ential and commercial property ownership
Residential and commercial property management
Real estate finance and syndic ation
Architecture, engineering and design
General contra cting
Construction management
Residential and commercial real estate brokerage
Real estate law
National and loc al historic properties Tax
credits and development incentives

The Company has particular expertise in t he design and construction of multi-unit resid ential properties, single-fa mily
resi- dential developments, small to mid-size d commercial and retail properti es and large-sc ale land development. The
Company has been directly involved in pr ojects throughout the Chicag o area, as well as in Wisconsin, Northwest Indiana
and Southwest Michigan; and indirectly involved in projects in several other parts of the country.
Managing Partners

Robert J. Kuker
Robert Kuker attended the University of Colorado and Saint Mary’s University, grad uating from Saint Mary’s in 1986
with a Ba chelor of Arts degree in a ccounting. He then grad uated with honors from John Marshall Law School, and has
been lic ensed to pra ctice law sin ce 1989. From 1989 thro ugh 2000, Mr. Kuker was an associate, income partner and
then equity partner with the law firm Ne al Gerber & Eisen berg LLP, and pra cticed in the areas of real estate, finance,
business, investments and securities. Mr. Kuker has been involv ed in the real estate business since 1992. Mr. Kuker
has been a Managing Partner of UrbanStreet si nce it was founded in 1996, and has served in that ro le on a full time
basis sin ce 2001.

Robert J. Burk II
Robert Burk attended Miami University (Ohio) where he graduated in 1989 with a Ba chelor of Science degree in busi-
ness and marketing. Shortly thereafter, Mr. Burk founded J. Roberts & Co., focusing on custom design / build projects
for both residential and commercial clients. Over the past twen ty years, Mr. Burk has gained an unparalleled expertise in
construction design, management and general contra cting. In 2001, J. Roberts bec ame the in-house construction
and general contra cting firm for UrbanStr eet’s developments. Mr. Burk is also the Managing Broker of UrbanStreet
Re- alty, LLC, which is an Illinois-licensed real estate brokerage firm, and has been li censed himself as a real estate
broker since 1992. Mr. Burk has been a Ma naging Partner of UrbanStreet sin ce it was founded in 1996.

357 West Chicago Avenue, Suite 300

Chica go,Illinois6065 4
Telephon e: 312.726.9966
[Link] nStreet Grou p.c om
Recent Residential Projects

The Woodlands
(pictured below)
1825 Tryon Road, Michigan City, Indiana
Proje ct Summary : New construction, residential
development c ontaining 47 single family vac ation homes and
common area recreational facilities, on an 84-acre property.
Role: Owner, developer and contractor.

2223 North Bissell Street

Lincoln Park, Chicago, Illinois
Proje ct Summary :
Renovation/rebuild, custom single-fa
mily home.
Role: Owner, developer and contractor.

2142-2144 West Roscoe Street

Roscoe Village, Chicago, Illinois
Proje ct Summary : New construction, residential
and commercial condominium development.
Role: Owner, developer and contractor.
The Marshall Field Jr. Mansion
(pictured above)
1919 South Prairie Avenue
South Loop, Chic ago, Illinois
Proje ct Summary : Complete reconstruction of
a landmark mansion into residential condominiums.
Role: Owner, developer and contractor.

Welles Park Place

4336-4346 North Leavitt Street
North Center/Linc oln Square, Chicago, Illinois
Proje ct Summary : New construction,
residential rowhome development.
Role: Owner, developer and contractor.

1931 North Damen Avenue

Bucktown, Chicago, Illinois
Proje ct Summary : New construction, residential
condominium development.
Role: Owner, developer and contractor.
Recent Commercial Projects
The Catherine Cook School
(pictured below)
226 West Schiller Street
Old Town, Chicago, Illinois
Proje ct Summary : New construction, three-story gymnasium
and fine arts facility.
Role: Design build contractor.

St. Louis Properties

St. Louis, Missouri
Proje ct Summary : Construction and renovati on of properties including
apartments, hotel, theater and other commercial and retail.
Role: Owner, leasing agent and property manager.

2232 North Clybourn Avenue

Lincoln Park, Chicago, Illinois
Proje ct Summary : New construction, five-story
commercial and retail property.
Role: Owner, leasing agent and property manager.
Ogden Point
(pictured above)
801-805 North Milwaukee Avenue
River West, Chicago, Illinois
Proje ct Summary : Completed new construction/rebuild
and ongoing management of a five-story
commercial and retail property.
Role: Owner, leasing agent and property manager.

203 North Wabash Avenue

East Loop, Chicago, Illinois
Proje ct Summary: 27-story commercial and retail property.
Role: Owner, leasing agent an d property manager.

200 East Ohio Street

Streeterville, Chicago, Illinois
Proje ct Summary : Completed renovation and
ongoing management of a six-story
commercial and retail property.
Role: Owner, leasing agent and property manager.
Other Project Photos

200 East Ohio Street - Commercial

2232 North Clybourn Avenue - Commercial
 Lofts at OPOP, St. Louis, Missouri

Orpheum Theater, St. Louis, Missouri

Roberts Tower, St. Louis, Missouri

200 East Ohio Street - Office Suite 2232 North Clybourn Avenue - Yoga Studio

4336 North Leavitt Street - Resid ential Rowhomes 1919 South Prairie Av enue - Interior
1919 South Prairie Avenue - Before
 1919 South Prairie Avenue - Common Hall

1919 South Prairie Avenue - After

1919 South Prairie Av enue - Interior

203 North Wabash Avenue - Commercial
The Woodlands - The Hideaway

The Woodlands - Interior Unit

The Woodlands - The Escape

200 East Ohio Street - Restaurant 200 East Ohio Street - Office Reception

The Woodlands—Interior Unit

The Catherine Cook School - Gymnasium Interior