concept presentation - sb mundelein (former u.s. music property
TRANSCRIPT
Village Board Meeting: 01/09/17 07:00 PM 300 Plaza Circle Department: Community and Economic Development Mundelein, IL 60060 Category: Presentation Prepared By: Ann Watson
SCHEDULED Initiator: Amanda Orenchuk
Sponsors:
PRESENTATION (ID # 2227) DOC ID: 2227
Updated: 1/5/2017 8:39 AM by Cynthia Peart Page 1
Concept Presentation - SB Mundelein (former U.S. Music Property, 444 East Courtland)
The subject property, previously the US Music guitar manufacturing site, has remained vacant for around six years. The award winning structure, noted for its modern architecture and open courtyard when first constructed in the late 1950’s, has fallen into a state of severe disrepair. Reuse of the current structure is impractical due to the extent of the damages. The approximately 15.5 acre site presents an ideal opportunity for redevelopment due to the size of the parcel, close proximity to Downtown and the Metra train station, as well as existing access to infrastructure. The property has long frontages along both Crystal Street and Courtland Street which provide visibility and access to the site. Immediately to the east is the Canadian National right-of-way. The Seavey Drainage Channel flows west to east through the entire site. There is an adjacent 1.34 acre parcel to the west, currently owned by the Catholic Bishop of Chicago which consists of a parking lot. The properties on the northern side of Crystal Street have potential for redevelopment. South of this property is a traditional single-family neighborhood. Springbank Capital Advisors purchased the site in December 2015. Springbank has a number of projects in various stages of the development process in other municipalities, including:
1. One Winnetka: A TOD development designed in a Beaux Arts style that includes apartments and retail, an underground garage for resident and commuter parking, and a public plaza.
2. Arlington Downs: A 27-acre, $300 million mixed-use development designed with an urban feel Phase 1 is complete. Home of the former Sheridan Hotel, the building has been converted into a 214 unit apartment tower. Phase II is the retail component. Phase III, a two-tower residential complex, completes the project.
3. Glen Ellyn: A mixed-use project located at the intersection of Crescent Boulevard and Prospect Avenue in downtown Glen Ellyn. The project proposes 245 residential apartments, 70,000 square feet of ground floor retail and 780 underground parking spaces.
4. Southport & Wellington: Infill mixed-use project in the Lakeview neighborhood. The project includes 9,350 square feet of retail.
The Springbank portfolio shows experience of mixed-use projects on a large scale. Springbank, in partnership with world-renowned architects, Lucien Lagrange and Alfredo Marr of Lucien Lagrange Studio, have developed a concept plan for the site. Award-winning architect, Doug Farr, and his firm, Farr Associates, are consulting on behalf of the Village to ensure the proposed SB Mundelein Station project maintains the vision of the Downtown Master Redevelopment Implementation Plan. Proposed Uses/Plan Summary The proposed project strategically incorporates green space into the design of the site plan. The applicant’s concept plan includes a mixture of residential uses, including a residential care facility, apartments, and townhomes broken down by the following unit counts:
1. Total dwelling units: 521
6.B
Packet Pg. 19
Presentation (ID # 2227) Meeting of January 9, 2017
Updated: 1/5/2017 8:39 AM by Cynthia Peart Page 2
a. Townhouses: 68 Units b. Multi-Family (Apartments): 333 Units c. Residential Care Facility: 120 Units
2. Parking: 701 spaces a. Off-street: 619 b. On-street: 82
The unit types and counts are subject to a market study. A preliminary market study was conducted relating to the residential care facility. Alternatively, it has been expressed that urban single-family or small-scale multi-family is also acceptable in the project area. Seavey Drainage Channel A 2008 Daily Herald Article described the history of Seavey as being constructed in 1911 to drain agricultural land. Although, the true origin of the project is uncertain; however, a W.J. Seavey had a farm near Butterfield Road and Route 176. The Seavey is one of four major branches integral to draining water in south central Lake County. The Seavey flows to Indian Creek and the Des Plaines River, and is vital in moving water that otherwise might end up in basements or other undesirable places. Keeping this in mind, the project team has obtained opinions from several engineering firms, including HR Green a Village consultant on the project, on how to handle the Seavey within their site plan. The proposed concept reroutes the Seavey and pipes it underground. Neighborhood Connectivity Connections and extensions are proposed for several roads within the Concept Area. A meeting was held with the SB Mundelein Station team, Farr Associates, and Village Staff, as these roadways will impact future development to the north. It was identified that there are key connections, such as planning to provide access up to the Metra Station on the east side of the development and a central connection point between the Village Plaza and the proposed development. The minimum number of connections required for the development to obtain support from Farr Associates is three. Zoning In September 2012, the Village adopted the new Zoning Ordinance, which changed the zoning for the property from M-1 Medium Industrial to C-5-R Downtown Residential Subdistrict. Single-family, single-family attached, multi-family, townhouse, and two-family residential are all permitted uses in the zoning district. Residential care facilities would require a variation; however, it would be anticipated that this use would create jobs and TIF increments. Comprehensive Plan The Comprehensive Plan, adopted in 2011, recommends single-family residential, single-family attached, and public/semi-public/utilities. Immediately to the north of this parcel, the plan recommends downtown residential and mixed-uses. The 2004 TOD Plan envisions the site with a mix of single-family attached and multi-family uses as a complement to the nearby train station. The Comprehensive Plan
6.B
Packet Pg. 20
Presentation (ID # 2227) Meeting of January 9, 2017
Updated: 1/5/2017 8:39 AM by Cynthia Peart Page 3
recommends a transition between lower density single-family detached residential areas and more intense land use areas. The 2012 Downtown Master Redevelopment Implementation Plan envisions an extension of the grid street pattern currently present to the south. Other Considerations
1. Preserve the character of the single-family residential neighborhoods of the Village; 2. Locate new multi-family residential developments in appropriate locations within the Village,
including mixed-use and transitional areas; 3. Seek opportunities to provide senior housing in appropriate locations that provide proximity and
easy access to daily goods and services; 4. Traffic and pedestrian circulation to new development at Plaza Circle and elsewhere with the
TOD; 5. The development can serve as a catalyst for reinvestment and redevelopment of the
surrounding neighborhood; however, transitions from the development to the single family neighborhood to the south should be strategic, keeping in mind form and feel of the neighborhoods.
Figure 1 Example of Transects and Community Units by DPZ.
6.B
Packet Pg. 21
Presentation (ID # 2227) Meeting of January 9, 2017
Updated: 1/5/2017 8:39 AM by Cynthia Peart Page 4
Figure 2 Example of Transects and Community Units by DPZ, Vickery, Georgia.
Economic Impacts The proposed project will require significant investment for both public infrastructure (the Seavey, utilities, and roadway and pedestrian connectivity) and private development of leasable/saleable units. The proposed project is within the newly created Downtown TIF II. The developer has requested consideration of upfront TIF funds, which includes work for the Seavey and roadway construction. The Village practice has been to structure deals in a pay-as-you-go format and has not structured a TIF deal with upfront funds in the past. All past projects utilizing TIF provide a payment of TIF generated by the project for TIF eligible costs. The Village Board is being asked to consider this upfront request, in addition to a future TIF reimbursement. As it sits, the building is currently vacant and not contributing to the local economy. As the demographics of the region trend towards an aging population, there will continue to be an increased need for senior living centers and low-maintenance residential units. Additional residential units in the downtown area also provide a mutually beneficial relationship with existing and future commercial uses and access to transit options. A diverse offering in housing is healthy for communities and increases the resilience of the area to changes in the economy. Request The Village Board is asked to provide feedback and direction on the upfront TIF request and the proposed concept plan for the redevelopment of this 15 acre parcel between Crystal Street and Courtland Street, east of Seymour Avenue. AO/TW/aw
6.B
Packet Pg. 22
VILLAGE OF
Community DevelopmentN
NN
Loca�on Map: 444 E Courtland St
444 E Courtland St
Legend
6.B.a
Packet Pg. 23
Att
ach
men
t: S
pri
ng
ban
k L
oca
tio
n M
ap (
2227
: C
on
cep
t P
rese
nta
tio
n -
SB
Mu
nd
elei
n S
tati
on
LL
C)
PR
OJE
CT
NA
ME
:
PR
OJE
CT
NU
MB
ER
:
DE
SC
RIP
TIO
N:
SC
ALE
:D
AT
E:
SK
ET
CH
NU
MB
ER
:
SITE PLAN1 1"=100'-0"
DATA
SITESITE AREA.....................15.5 ACRESSITE DENSITY................33.6 UNITS/ACRE
NLEGEND
A: TOWNHOUSE W/DETACHED GARAGE (18 TOTAL)B: TOWNHOUSE W/ATTACHED GARAGE (12 TOTAL)C: TOWNHOUSE W/INTEGRAL GARAGE (38 TOTAL)D: 5 STORY, 80 UNIT APARTMENT BUILDINGE: 4 STORY, 64 UNIT APARTMENT BUILDING F: 5 STORY, 105 UNIT APARTMENT BUILDINGG: 4 STORY, 84 UNIT APARTMENT BUILDINGH: 4 STORY, 120 UNIT SENIOR HOUSING BUILDING
0' 25' 50' 100' 200'
PROGRAMTOWNHOUSES.................68 UNITSAPARTMENTS.................333 UNITSSENIOR HOUSING..........120 UNITSTOTAL..............................521 UNITS
MU
ND
ELE
IN
P 1
6004
1"=
100'
-0"
SIT
E P
LAN
W /
EX
IST
ING
CO
ND
ITIO
NS
12/2
0/16
1612
2001
ADJACENT PARCEL
1.33 ACRES
PARK
LIN
DE
N A
VE
.
S. H
AW
TH
OR
NE
BLV
D.
LIN
DE
N A
VE
.
MID
LAN
D A
VE
.
EXTENDED CRYSTAL ST. R.O.W. EXTENDED CRYSTAL ST. R.O.W. EXTENDED CRYSTAL ST. R.O.W.
D
BLOCK DENSITY
BLOCK1: 4.64 ACRES / 68 UNITS = 14.6 UNITS / ACRE2: 2.04 ACRES / 144 UNITS = 70.5 UNITS / ACRE 3: 2.85 ACRES / 189 UNITS = 66.3 UNITS / ACRE4: 3.20 ACRES / 120 UNITS = 37.5 UNITS / ACRE
PARKPARK
PARK
A A A A A
AAAAAA A A A
AAA
C C C C C C
C C C C C CC
C
CA
C
C
C
C
C
CC
C
C
C
C
C
C
C
C
C
C
B
B
B
B B
B B
B
BB
B
CCC
C C C D
E
F
G
H
KEY PLAN
BLOCK 1 BLOCK2
BLOCK 3 BLOCK 4
PARKING
BLOCK1: 68 UNITS; 2 SPACES/UNIT = 136 SPACES2: 144 UNITS; 1 SPACE/UNIT = 144 SPACES 3: 189 UNITS; 1 SPACE/UNIT = 189 SPACES4: 120 UNITS; 1.25 SPACES/ UNIT= 150 SPACES SUBTOTAL= 619 SPACES STREET* ON STREET PARALLEL = 82 SPACES SUBTOTAL= 82 SPACES
TOTAL= 701 SPACES
*DOES NOT INCLUDE EXTENDED CRYSTALSTREET R.O.W.
6.B.b
Packet Pg. 24
Att
ach
men
t: C
on
cep
t P
lan
Pre
sen
tati
on
fo
r V
illag
e B
oar
d 0
1-09
-201
7 (
2227
: C
on
cep
t P
rese
nta
tio
n -
SB
Mu
nd
elei
n S
tati
on
LL
C)
MEMORANDUM
TO: Village of Mundelein
FROM: Springbank Real Estate Group (“Springbank”) Geoffrey Adaire – Principal and President, Springbank Commercial, LLC
DATE: December 23, 2016
RE: Concept Plan Submission
The following will set forth our plans for the former U.S. Music site located at 444 E. Courtland Street:
We are presenting our initial concept site plan. This plan was created by theworld renowned architectural firm Lucien Lagrange Studios with the input of bothVillage staff and the Village’s land planner, Farr & Associates;
- Springbank and Lucien Lagrange have been meeting with the Village(John Lobaito and Amanda Orenchuck) and Farr & Associates over thepast four (4) months to discuss potential street grids, land use and densityfor our planned Transit Oriented Development (TOD)
- Initial plans showcased a 120-unit senior living complex (70% assistedliving, 30% memory care) that has generated considerable interest fromsenior living operators. A spring 2016 market study confirms the demandfor the project. The senior living component remains in the submitted planand is located on the far eastern end of the site
- Previous iterations of the plan have been modified to reflect a Farr &Associates driven desire for enhanced density that matches the TODgenre. This has been met with a collection of well-designed four and fivestory multi-family apartment buildings and sixty-eight (68) townhomes. Thesubmitted plan showcases 521 units versus a previous high of 430 units. Itincludes significant green space, including a park, mostly enclosedparking to maintain a more parklike setting, and a street gridrecommended by Farr & Associates
The planned project will be multi-phased;
- Phase I includes the development of the 444 E. Courtland site aspresented in the submitted concept plan
- Additional phases will contemplate the development of the current PublicWorks site and the existing retail center. It should be noted that PublicWorks requires at least eighteen (18) months from relocation agreementto vacate the site and the retail center currently has five (5) differentowners who will need to come to an agreement to sell. We have been incontact with each and have received varying degrees of receptiveness tosale
6.B.b
Packet Pg. 25
Att
ach
men
t: C
on
cep
t P
lan
Pre
sen
tati
on
fo
r V
illag
e B
oar
d 0
1-09
-201
7 (
2227
: C
on
cep
t P
rese
nta
tio
n -
SB
Mu
nd
elei
n S
tati
on
LL
C)
The concept plan comes with a related request that the Village consider a $2,900,000 TIF note release for immediate pre-development work on the 444 E. Courtland site (pre-development “Sources and Uses” found below). It is intended that as we work through the phases there will be additional requests for TIF assistance. Highlights of the TIF ask include portions of, or all of the following:
- $500,000 to immediately demolish the existing 130,000 square foot
concrete 444 E. Courtland structure and out-buildings. This includes remediation of small amounts of ACM. This work has been bid to two (2) different demolition contractors
- $75,000 to clear the site east of the building to the railroad right-of-way, including leveling an old railroad spur and leveling significant topography
- $1,000,000 to reroute the existing creek to the south property line and running it along Courtland Street to provide enhanced buildable area and alleviate floodplain issues. This work has been discussed with two (2) different entities including HR Green a preferred contractor of the Village. Pricing has been estimated by both civil engineering firms
- $1,500,000 engineering studies for road construction and initiate construction. Cost estimate provided by Eriksson Engineering
Timing
Issue $2.9M TIF note
February 2017
Initiate civil engineering studies for creek rerouting
March 2017
Initiate roadway engineering studies
March 2017
Demolish existing building and clear site
April 2017
Reroute creek
September 2017
Initiate road construction
October 2017
Construction begin March 2018
6.B.b
Packet Pg. 26
Att
ach
men
t: C
on
cep
t P
lan
Pre
sen
tati
on
fo
r V
illag
e B
oar
d 0
1-09
-201
7 (
2227
: C
on
cep
t P
rese
nta
tio
n -
SB
Mu
nd
elei
n S
tati
on
LL
C)
Mundelein Sources and Uses
SourcesVillage Contribution 2,948,125$ Springbank 150,000$ T2 Courtland 800,000$
3,898,125$
UsesReal Estate Taxes 95,000$ Permits & Fees 20,000$ Demolition 500,000$ Forestry 75,000$ Land Planning A&E 50,000$ Village Consultants 15,000$ A&E Consultants 100,000$ TIF Consultant 35,000$ Legal 50,000$ Property Insurance 40,000$ Flood Management 1,000,000$ Construction Management 157,500$ Road Construction 1,500,000$ Park Construction 75,000$ Contingency 185,625$ Total 3,898,125$
12/23/16
6.B.b
Packet Pg. 27
Att
ach
men
t: C
on
cep
t P
lan
Pre
sen
tati
on
fo
r V
illag
e B
oar
d 0
1-09
-201
7 (
2227
: C
on
cep
t P
rese
nta
tio
n -
SB
Mu
nd
elei
n S
tati
on
LL
C)