Glenview Downtown Plan

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Glenview Downtown Plan
Key Findings Existing Conditions,
Opportunities, and Constraints

• December 9, 2004

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Report Chapters

• Land Use and Physical Conditions Assessment
• Public Input Summary
• Retail Market Assessment
• Residential Market Assessment
• Traffic, Pedestrian, Parking Conditions
• Stormwater Analysis
• Code Analysis
• Development Opportunities

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Report Chapters

• Land Use and Physical Conditions Assessment
• Public Input Summary
• Retail Market Assessment
• Residential Market Assessment
• Traffic, Pedestrian, Parking Conditions
• Stormwater Analysis
• Code Analysis
• Development Opportunities

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ActivityGenerators
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ExistingLand Use
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ExistingPhysicalConditions
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StreetscapeAndSignage
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CurbCuts
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SitesSusceptibleto Change
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Report Chapters

• Land Use and Physical Conditions Assessment
• Public Input Summary
• Retail Market Assessment
• Residential Market Assessment
• Traffic, Pedestrian, Parking Conditions
• Stormwater Analysis
• Code Analysis
• Development Opportunities

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Public Input Forums

• Walking tour (July 15)
• Community Input Workshop (September 23),
  including an Image Preference Survey
• Focus group (November 10) including a range of
  Downtown stakeholders
• Written survey of Downtown business
  owners/operators (October/ November)

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Top-Scoring Townhome Images
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Top-Scoring Condo Images
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Top-Scoring Retail Images
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Top-Scoring Mixed-Use Images
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Key Themes from Public Input

• Widespread support for change/ improvements in
  Downtown Glenview
• Change should respect and enhance character and
  charm of Downtown
• Impacts on local businesses should be considered
  Team will explore methods of mitigating these
  impacts

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Report Chapters

• Land Use and Physical Conditions Assessment
• Public Input Summary
• Retail Market Assessment
• Residential Market Assessment
• Traffic, Pedestrian, Parking Conditions
• Stormwater Analysis
• Code Analysis
• Development Opportunities

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Retail- Key Components

• Confirm demographic trends
• Analyze presence/absence and business mix vs.
  other downtowns and shopping centers
• Supplement/refine Gibbs findings

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Retail Trade Areas and Competition
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Key Demographic Findings Retail Trade Areas

• 2004
• Combined market areas population of 140,000
• Median household income of 70,000
• 2004 2009 (Claritas projections)
• 1,900 households in combined market areas
• Stable or slightly increasing household size
  (2.6 people/household)
• Median household incomes stable (adjusted for
  inflation)

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BusinessMix
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Conclusions- Potential Additional Retail

• Apparel/shoes/accessories (9 establishments)
• Bakery/café/snack shop (1)
• Community theater/cinema/meeting space
  (potentially in Library) (1)
• Consumer electronics (3)
• Cosmetics/personal care/bath body (2)
• Full-service restaurants (3)
• National chain drug store or variety store
  GNC (1)
• Pets/pet food/accessories (1)
• Sporting goods/equipment (1)
• Toys/crafts fabric, art supplies, toys (3)
• Visitor center/downtown organization (1)

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Report Chapters

• Land Use and Physical Conditions Assessment
• Public Input Summary
• Retail Market Assessment
• Residential Market Assessment
• Traffic, Pedestrian, Parking Conditions
• Stormwater Analysis
• Code Analysis
• Development Opportunities

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Residential- Key Components

• Inventory/study competing projects
• Analyze change in households by age and income
  category
• Reconcile known supply with projected demand in
  the market to estimate future potential

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ResidentialMarket Area
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Projected Household Growth by Age Income,
2004-2009
Village of Glenview
Balance of Market Area
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Residential Supply, Demand, Recommended Program
Supply Demand Summary, 2004 - 2009
Study Area Residential Program, 2004 - 2009
1 Current-year dollars
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Report Chapters

• Land Use and Physical Conditions Assessment
• Public Input Summary
• Retail Market Assessment
• Residential Market Assessment
• Traffic, Pedestrian, Parking Conditions
• Stormwater Analysis
• Code Analysis
• Development Opportunities

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Key Traffic and Pedestrian Findings

• Downtown traffic system generally performing
  well, despite Lake Avenue construction
• Poor east-west continuity pushes traffic onto
  Glenview Road
• Pine St./Glenview Road intersection as currently
  configured causes disruptive turning movements
• Waukegan/Glenview intersection is intimidating to
  pedestrians
• Potential need for mid-block pedestrian crossings
  on Glenview Road

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Parking- Weekday Midday
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Parking- SaturdayMidday
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Parking- Sunday 930 OLPHMass
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Transportation Opportunities
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Report Chapters

• Land Use and Physical Conditions Assessment
• Public Input Summary
• Retail Market Assessment
• Residential Market Assessment
• Traffic, Pedestrian, Parking Conditions
• Stormwater Analysis
• Code Analysis
• Development Opportunities

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Floodplain and Topography
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Potential for Cut and Fill
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Report Chapters

• Land Use and Physical Conditions Assessment
• Public Input Summary
• Retail Market Assessment
• Residential Market Assessment
• Traffic, Pedestrian, Parking Conditions
• Stormwater Analysis
• Code Analysis
• Development Opportunities

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ZoningDistricts
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Key Downtown Zoning Districts

• D-1
• Mixed-use
• 35-40 foot maximum height
• B-2
• Businesses only
• 40 foot maximum height
• R-18
• 18 dwelling units/acre
• 35 foot maximum height

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D-1 PotentialBuildout
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Report Chapters

• Land Use and Physical Conditions Assessment
• Public Input Summary
• Retail Market Assessment
• Residential Market Assessment
• Traffic, Pedestrian, Parking Conditions
• Stormwater Analysis
• Code Analysis
• Development Opportunities

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Opportunity Sites