Glenview Downtown Plan

1
Glenview Downtown Plan
Community Workshop Downtown Development Concepts
February 3, 2005
2
The Team

• S.B. Friedman Company
• Overall Project Management
• Market Analysis
• Economic Analysis
• The Lakota Group
• Physical and Land Use Analysis
• Conceptual Site Design
• KLOA
• Traffic, Parking, Pedestrian Circulation Analysis
• Christopher B. Burke Engineering
• General Stormwater, Infrastructure and River
  Analysis

3
Overall Objective
4
Specific Goals

• Follow Comp Plan Recommendation that Detailed
  Downtown Concept Plans be Developed
• Help Glenview
• Define Preferred Height, Density, and Character
• Evaluate Tradeoffs Between Conflicting Goals
• Define Priority Sites/Improvements
• Evaluate Tools to Meet These Goals Through
• Guiding Private Investment (Zoning/Design
  Control)
• Public/Private Partnerships (Including
  Incentives)
• Placement of Public Facilities
• Use of Public Land

5
Comp Plan Preferred Concept
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Public Input Forums To Date

• Walking Tour (7/15/04)
• Community Input Workshop (9/23/04)
• Downtown Stakeholder Focus Group (11/10/04)
• Downtown Businesses Survey (Oct/Nov 2004)
• Constraints/Opportunities DPC Presentation
  (12/9/04)
• Min-Mid-Max and Economic Model Methodology DPC
  Presentation (1/10/05)

7
Key Themes from Public Input

• Widespread Support for Change/ Improvements in
  Downtown Glenview
• Change Should Respect and Enhance Character and
  Charm of Downtown
• 3. Means of Ameliorating Impacts on Local
  Businesses Should be Considered

8
9/23/04 Most-Preferred Townhome Images
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9/23/04 Most-Preferred Condo Images
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9/23/04 Most-Preferred Retail Images
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9/23/04 Most-Preferred Mixed-Use Images
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9/23/04 Most-Preferred Parking Images
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9/23/04 Most-Preferred Streetscape Images
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9/23/04 Key Sites Identified In Public Input

• Block Bounded by River Drive, Glenview Road,
  Dewes and Church Streets
• Fire Station and Glenview State Bank Site
• 1800 Block of Glenview Road
• Dominicks Site
• NW Corner Glenview Road and Pine Street

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9/23/04 Key Sites Identified In Public Input
(cont.)

• SW Corner Glenview Road and Waukegan Road
• SE Corner Waukegan Road and Grove Street
• West Side of Waukegan from Grove to McLean
• Village Hall/Police Station Site
• East Side of Waukegan from Glenview to Grove

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Opportunity Sites Identified by Team
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What the Min-Mid-Max Is

• A Way to Test a Range of Ideas on Various Sites
• An Opportunity to Brainstorm and Mix-and Match
• A Chance to Add Your Own Ideas to the Concepts
• A Forum to Tell Us What We Missed

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What the Min-Mid-Max Is Not

• A Final Plan Set in Stone
• A Recommendation That the Village Acquire
  Property
• A Value Judgement About Existing Businesses,
  Buildings, or Uses

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Sample Min-Mid-Max
A
B
C
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Economic Model

• First Cut Economic Feasibility Test
• Compares Estimated Development Costs and Revenues
  from Each Project/Block Shown in the Min-Mid-Max
  Concepts
• Indicates Whether Private Sector Would Consider
  Undertaking a Project if Zoning Permitted

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Sample Economic Analysis