a local development journey

Elmhurst, Illinois: A Development Journey

November 2007

City of Elmhurst

A Development Journey (Nov. 2007)

First, a few disclaimers..

These are not new ideas! Many communities do downtown redevelopment; ALL communities CAN do things to make BETTER PLACES.

Each community has its own set of circumstances and OPPORTUNITIES; this journey is UNIQUE to Elmhurst.

MANY people and institutions acting as a TEAM help make it successful.

Each place defines SUCCESS differently.

City of Elmhurst


Presentation Summary

--Downtown background--Downtown slowdown --Downtown turnaround --An all-around Downtown

--TOOLS to USE--Perspectives and Reflections

City of Elmhurst


Downtown Background - Historical Perspectives Downtown developed around rail line (1st major stop outside

Chicago in DuPage County)

Institutions contributed to area growth (Elmhurst College, Elmhurst Hospital);

Traditional downtown development from early 20th century onward (including some higher density residential development);

Traditionally, the commercial center of eastern DuPage County;

Retail center (including department stores) into the 60’s and 70’s.

City of Elmhurst


Historical perspectives (1900, 1937, 1964, 1965)

City of Elmhurst


A Downtown Slowdown..

Early 1970’s through early 1990’sMalls arrive (Oakbrook and Yorktown); department stores close or

relocate;

Lease exclusivity at malls (no same store locations within 5-mile radius);

Downtown auto dealers move to outlying locations (more land = more inventory)

Transition to service uses and a less-intensive retail business environment.

Resulting climate? More storefront vacancies and some marginal uses.

City of Elmhurst


1970’s through early 1990’s

City of Elmhurst


A Downtown Turnaround begins (1990’s)..

BACKGROUNDCity commits to address Downtown area; Mayor/City Council create

Special Commissions for Downtown; DuPage County Planning Dept. provides consultation and assistance.

BRIEF TIMELINE1980’s: Central Business District Plan efforts1986: Downtown Tax Increment Finance District

created1990-91: York Theatre (upgrades and expansions with City $

help)1992: Special Service Area (Elmhurst City Centre)

begins

Contributing Resources:1) Commuter train line2) Cultural and institutional facilities (Wilder Park, museums,

Elmhurst College, Elmhurst Hospital)3) Chamber of Commerce

City of Elmhurst


A Downtown Transformed..

Plaza area

1990 1996

Police Stn./Schiller deck &res. units

1982 1993

City of Elmhurst


An All-Around Downtown Emerges (1990’s-2000’s)..FACTORS• Public/Private PARTNERSHIPS: use of City property & City

purchase and use of properties; Public/Private agreements for redevelopment (TIF $ assistance)

• Parking decks and zoning change (downtown parking goes public)

• City Centre Plaza (a SPACE is created)• Elmhurst City Centre promotions/marketing/events• Chamber of Commerce promotions/events• Creative use of dollars:

Metra (regional rail agency) $ parking decks TIF $ streetscape, lighting, other improvementsTIF $ retail grant program, façade grant program

• Business community…The INVESTORS!!

City of Elmhurst


An All-Around Downtown Emerges (1990’s-2000’s).. MORE FACTORS• Commercial property improvement and redevelopment (private sector and

public/private);• York Theatre upgrades and expansions (from 1 screen to 9 screens);• Focus on “entertainment”; restaurants (complement movie theatre),

boutique bowling, movies, fun;• Commercial space upgrades – focus on independent and boutique retail -

Retail Grant Program support; • Residential development – over 500 dwelling units added (condos and

townhomes) (“retail follows rooftops”); • Emergence of a “Cultural Campus” (museums, Elmhurst Public Library,

Elmhurst College), with connection to Central Business District; and• School District 205; excellent unified (K-12) local school district

“desirable” community home ownership/investment property values.

City of Elmhurst


Some Key Downtown Components:

City of Elmhurst


Recognition!!

City of Elmhurst


A few TOOLS to consider..• Employ Tax Increment Financing (TIF), Special Service Areas (SSA’s), Business

Improvement Districts (BID’s). Use financing to attract retailers (like Elmhurst’s retail grant and façade programs).

• Community promotions: real estate luncheons with guest speakers(1) Commercial broker luncheons: testimonial speakers: local business

people. (2) Residential broker luncheons: invite school superintendents to promote

schools.

• Join ICSC, APA and ULI. Network with real estate brokers, planners, developers.• “Guerilla marketing”: pizza parties, strolling musicians, jazz festivals, battle of the

bands, celebrate ANYTHING---even mistakes!! (a “Pardon our Dust” party during/after construction), Taste of Overland, street fests, farmers markets, etc.

• Celebrate identity!: Conestoga wagon sculptures around community, annual cardboard Conestoga wagon race on Woodson Road.

• Encourage entertainment uses—restaurants, theatres, bowling alley (or open one yourself)

• Create great spaces such as downtown plaza (vacant site on sw corner of Woodson & Midland). Entry sign monument, fountain, landscaping, outdoor seating, café, amphitheatre.

• Create “Overland dollars” gift certificates, dollars for scholars, or other such promotions.

• Encourage condominium development and public parking through zoning; utilize public/private agreements.

• Develop shuttle from downtown, employment centers, and Metrolink.

City of Elmhurst


Some Perspectives and Reflections: PEOPLE with VISION, CREATIVITY and PASSION; the JOURNEY

requires ADVOCATES for the LONG HAUL; Encourage CREATIVITY of both local officials and the private side; Reinforcing existing DRAWS (anchors) or develop NEW ones; Thinking LONG TERM and remembering the BIG PICTURE; Building/maintaining/enhancing local support (OBA and City);. Pursuing a “well-rounded” approach; using ALL possible programs and

LEVERAGING with non-financial incentives; Addressing activists with FACTS and EDUCATION; Use technical assistance – regional planning groups, area government

agencies, universities, community colleges, tech. centers, workforce bureaus, etc.;

Downtowns do not function on foot traffic alone—need other reasons to go there (very FEW downtowns survive on foot traffic alone—only ones in USA? New York and Chicago);

Continue to use recommendations from the Comprehensive Plan.

YOU CAN DO IT!

City of Elmhurst


If You Dream It, You Can DO It!!

City of Elmhurst


THANK YOU!

John D. Said, AICP, DirectorDepartment of Planning, Zoning and Economic

DevelopmentCity of Elmhurst209 N. York StreetElmhurst, Illinois 60126630.530.6016; [email protected]

Visit www.elmhurst.org for retail and façade grant programs info., Downtown Plan, etc. Also visit: www.elmhurstcitycentre.com and www.elmhurstchamber.org for more information.

a local development journey

Real Estate