Glenview Downtown Plan

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Glenview Downtown Plan
Draft Master Plan Presentation Glenview Board of
Trustees

• April 20, 2006

2
Acknowledgements

• Downtown Planning Committee
• Joe Barrett
• Peter Brinkerhoff
• Mary Beth Denefe
• Kathy Johnson
• Ty Laurie
• John Lee
• Michael McPeek
• Allan Ruter
• Gary Wendt
• Kim Woodrow

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Acknowledgements (cont)

• Consulting Team
• S. B. Friedman Company
• The Lakota Group
• KLOA
• Burke Engineering

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Agenda Items

• Introduction (DPC)
• Plan Summary (Consultant Team)
• Plan Implementation (Consultant Team)
• Remarks from Downtown Planning Committee (DPC)
• Q A

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Agenda Items

• Introduction (DPC)
• Plan Summary (Consultant Team)
• Plan Implementation (Consultant Team)
• Remarks from Downtown Planning Committee (DPC)
• Q A

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Introduction

• Purpose of Meeting
• Providing Context

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Purpose of Meeting

• Review key Plan elements
• Answer questions regarding
• Underlying rationale
• Methodology
• Recommendations
• Overall Gain support for our vision

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Context

• Change is inevitable
• Be proactive not reactive!
• Now is the time to act
• Owner/investor interest
• Library project
• Plan stands as a roadmap
• Framework for making decisions
• Basis for evaluating proposals

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This Roadmap Whats Different?

• Integrates key disciplines
• Retail demand analysis
• Economic feasibility
• Physical planning
• Embraces public/private solutions
• Action oriented
• Visionary aspirational yet achievable

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Agenda Items

• Introduction (DPC)
• Plan Summary (Consultant Team)
• Plan Implementation (Consultant Team)
• Remarks from Downtown Planning Committee (DPC)
• Q A

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Research and Information Driving the Planning
Process

• Existing studies and plans
• Market analysis retail and for-sale residential
• Physical conditions assessment buildings, land
  uses, streetscape
• Analysis of
• Traffic, pedestrian, and parking conditions
• Stormwater management
• Zoning code
• Public input regarding the vision for Downtown

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Key Market Study Findings

• For-Sale Residential
• Estimated demand potential for 60-70 condos and
  30-40 townhomes per year
• Retail
• Gibbs conclusion demand for 105,000 net new SF
  of retail (validation by SBFCo)
• Key challenges
• Physically accommodating additional retail in
  appropriate locations
• Upgrading physical environment (parking and
  amenities) to attract desired retail

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Opportunity Sites

• Field evaluation of size, location, land use,
  access, and visibility
• Public input via tours, focus group, workshop,
  business survey, and DPC meetings
• Susceptible to change if
• Sub-optimal land use
• Deteriorated/outdated buildings
• Vacant/underutilized property
• Key corner location
• Results
• 24 sites identified as having high/medium
  susceptibility to change
• 21 of these sites ultimately incorporated into
  development concepts

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Concept Plan Refinement Process
Min-Mid-Max Concepts
Community Workshop Input
Refined Concepts
Economic Analysis
Iterative
Design Refinement
Public/DPC Input
Draft Master Plan
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Min-Mid-Max Alternatives Testing

• Min Lower building heights, partial site
  redevelopment, façade improvements, reconfigured
  parking areas
• Mid Moderate redevelopment, low to medium
  intensity of uses
• Max Full redevelopment of sites, increased
  intensity of uses

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Economic Model
Compares
1. Residual Land Value for a Conceptual
Development Total Project Value (sale prices or
capitalized value of lease income) Minus total
estimated development costs and developer profit
TO

• 2. Estimated Asking Price for Land
• Based on
• Appraisals, sale listings, prevailing retail
  rents, etc.

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Interpreting Economic Model Results

• If Residual Value gt or Asking Price
• Scenario would likely work without subsidy if
  appropriate zoning is in place
• If Residual Value is significantly lt Asking
  Price Scenario as shown unlikely to work
  without some form of subsidy, increase in
  density, or reduction in land cost

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Example Noodle Block(Min-Mid-Max February
2005)
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Example Noodle Block(Plan Refinement July
2005)
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Example Noodle Block(Draft Master Plan
April 2006)

• Full-block redevelopment
• 4-story mixed-use residential over retail
  building
• Design/Orientation Favorable
• Economics Pass

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Key Planning Themes

• Maximize retail frontage and limit building
  heights along Glenview Road
• Locate parking behind retail uses and identify
  opportunities for shared parking
• Retain, where possible, buildings or facades
  identified as historic
• Introduce residential where appropriate to
  develop a built-in clientele for retail and
  improve development economics
• Accommodate office uses where feasible to
  maintain diverse business mix and daytime
  population

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West Sub-Area
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CentralSub-Area
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NorthSub-Area
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Agenda Items

• Introduction (DPC)
• Plan Summary (Consultant Team)
• Plan Implementation (Consultant Team)
• Remarks from Downtown Planning Committee (DPC)
• Q A

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Village Roles in Revitalization

• Enhance/revise regulatory framework to guide
  private investment
• e.g. Form-based code
• Establish programs
• Area-wide marketing and façade improvements
• Capital improvements
• As private initiatives arise, form public-private
  partnerships to facilitate change on key blocks

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Anticipated Paths to Revitalization

• Private investment can be
• Guided/allowed by revised regulatory framework
• Complemented/facilitated by public investments
• Leveraged via public/private partnerships on
  sites with Village ownership stake

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Example Riverfront Block
Site Program

• 73-80 condominiums
• 14,000 SF retail
• 98 surface parking spaces
• Public green space on riverfront

• Private Role
• Assemble site
• Develop recommended residential, retail, parking
• Contribute to River Drive acquisition and/or
  green space

• Village Role
• Perform up-front engineering/design for river
  green space improvements
• Vacate River Drive
• Coordinate implementation of public improvements
  and final design of private buildings

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Public Investment Summary

• Traffic flow
• Extended Waukegan Rd. medians
• Pedestrian safety
• Countdown crossing signals at major intersections
• Aesthetic enhancements
• Streetscape enhancements Waukegan Glenview
  Rds.
• Parking
• Facilitate shared parking on 1800 Block
• Green space
• Riverfront and Glenview/Lehigh improvements

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Overarching Goals

• Provide an integrated framework for guiding
  inevitable change over the long term
• Synthesize community goals with physical and
  economic feasibility
• Develop a phased program of public sector
  improvements to catalyze private investment and
  improve safety, functionality, and aesthetics

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Agenda Items

• Introduction (DPC)
• Plan Summary (Consultant Team)
• Plan Implementation (Consultant Team)
• Remarks from Downtown Planning Committee (DPC)
• Q A

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Agenda Items

• Introduction (DPC)
• Plan Summary (Consultant Team)
• Plan Implementation (Consultant Team)
• Remarks from Downtown Planning Committee (DPC)
• Q A