Jeff Beck. Brown, Udell, Pomerantz & Delrahim, Ltd. Stonestreet Partners, LLC. LEGAL COUNSEL PROJECT DEVELOPERS
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2 Jeff Beck LEGAL COUNSEL Brown, Udell, Pomerantz & Delrahim, Ltd. PROJECT DEVELOPERS Stonestreet Partners, LLC.
3 Presentation Outline David M. Trandel STONESTREET PARTNERS PROJECT OVERVIEW George V. Kisiel AIA, AICP OKRENT KISIEL ASSOCIATES, INC. HISTORY, BACKGROUND AND CONTEXT Geoffrey Bird LUCIEN LAGRANGE STUDIO URBAN DESIGN & ARCHITECTURE George V. Kisiel AIA, AICP OKRENT KISIEL ASSOCIATES, INC. PROJECT DESCRIPTION PUBLIC BENEFITS VS. ZONING RELIEF
4 David M. Trandel PROJECT DEVELOPER Stonestreet Partners, LLC PROJECT OVERVIEW
5 Project Team Design Professionals Lucien Lagrange Studio ARCHITECTS Daniel Weinbach & Partners LANDSCAPE ARCHITECTS & PLANNERS
6 Project Team Technical Consultants Eriksson Engineering Associates, Ltd. CIVIL ENGINEERS KLOA, Inc. TRAFFIC CONSULTANTS Okrent Kisiel Associates, Inc. PLANNING & ZONING CONSULTANTS Tracy Cross & Associates, Inc. MARKET CONSULTANTS TR Mandigo Company TAX IMPACT CONSULTANTS
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8 71 Luxury Residential Units EMPTY NESTERS YOUNG PROFESSIONALS ±41,380 S.F. Commercial RETAIL, RESTAURANT, SERVICE 432 Parking Spaces COMMUTERS, RETAIL PATRONS & EMPLOYEES RESIDENTS Public Plaza CIVIC EVENTS, FESTIVALS & MARKETS
9 Project Benefits $78 Million Investment in Downtown Winnetka Significant Public Improvements Parking Streetscape & Open Space Infrastructure Significant Developer Contribution to Village Assets Increase in Tax Revenues & Fees Replaces Obsolete Commercial Space Satisfies Demand for Simplified Living Revitalizes Downtown Business District
10 George V. Kisiel AIA, AICP PLANNING & ZONING CONSULTANT Okrent Kisiel Associates, Inc. HISTORICAL BACKGROUND PLANNING PERSPECTIVE
11 Village Origins Platted c Rapid Growth 1890s 1920s Formed Plan Commission in 1915
12 Bennett Plan 1921 Plan of Winnetka Grade Separated Rail Central Civic Space
13 Bennett Plan Cultural Center Elm ST Commercial Block Village Hall Maple Ave.
14 Bennett Plan 6.25acres Elm ST Maple Ave.
15 Development Context Development does not occur in a vacuum Boom of the 1920 s brought Winnetka to nearly full build out Auto ownership and change in retail development impacted traditional downtown centers Impact of e-retailing and internet sales
16 Development Context 38% East Elm Retail District Vacancy Rates
17 Current Planning Winnetka 2020 Plan DRAFTED IN 1999 Recognizes the need for commuter and retail parking in the East Elm Commercial District Recognizes issues with existing development on the subject property
18 Current Planning Demographic Changes Aging Population Increased Demand: Age in Place Only Options in Other Communities
19 Current Planning 2006 Parking Study Identifies Deficit Winnetka ULI Commercial District Study Placemaking /Civic Space
20 Current Planning 2015 Resident Survey 45% Responded 77% Business District Revitalization
21 Complete Bennett s Vision Responds to Community Preferences Consistent with Current Planning Efforts Responds to Current Comp Plan Reaffirms Traditional Role of Winnetka s Downtown
22 Project Approval Process Plan Commission 7 HEARINGS-6 MONTHS Positive Recommendation Zoning Board of Appeals 3 HEARINGS-2 MONTHS Negative Recommendation Design Review Board 4 HEARINGS-3 MONTHS Positive Recommendation
23 6 Stories 2 Stories 7 Stories ±83 205,640 GSF Setback & Open Space One Winnetka: Original Proposal
24 Townhomes Above Retail Reduced Height by 1 Floor Reduced Height by 2 Floors 175,603 Setback & Open Space GSF One Winnetka: Plan Commission Revision
25 One Winnetka: Plan Commission Revision Reduced Height WEST BUILDING: 16% REDUCTION FROM EAST BUILDING: 10% REDUCTION FROM Reduced Density 41% REDUCTION 71 UNITS VS. 120 UNITS Reduced Floor Area 15% REDUCTION ±175,000 VS. ±205,000
26 Upper Level Setback Townhomes Above Retail Reduced Height by 1 Floor 171,482 GSF One Winnetka: ZBA Revision Setback & Open Space
27 One Winnetka: ZBA Revision Further Reduced Height EAST BUILDING: 24% REDUCTION 4 45 FEET FROM Further Reduced Floor Area 3% REDUCTION ±171,000 VS. ±175,000
28 One Winnetka: ZBA Revision
29 Geoffrey Bird PROJECT ARCHITECT Lucien Lagrange Studio URBAN DESIGN & ARCHITECTURE
30 One Winnetka: Context
31 One Winnetka: Context
32 View from the North
33 One Winnetka: View West on Elm
34 One Winnetka: View South on Lincoln
35 View from Corner of Lincoln & Elm
36 View North on Lincoln Ave
37 View North on Lincoln Ave
38 View from Metra
39 View from Commuter Parking
40 View of Motor Court
41 View of Landscaped Terrace
42 View of West on Elm
43 View of West on Elm
44 George V. Kisiel AIA, AICP PLANNING & ZONING CONSULTANT Okrent Kisiel Associates, Inc. PROJECT SITE PROGRAM DESCRIPTION PUBLIC BENEFITS VS. ZONING RELIEF
45 Development Site
46 Development Site
47 7,767 S.F. Development Site
48 Development Site
49 Development Site
50 4,100 s.f Development Site
51 One Winnetka: Site Plan
52 One Winnetka: Sixth Floor
53 One Winnetka: Fifth Floor
54 One Winnetka: Fourth Floor
55 One Winnetka: Third Floor
56 One Winnetka: Second Floor
57 One Winnetka: Ground Floor
58 Residential Floor Area 124,314 GSF Commercial Floor Area 41,381 GSF Total Gross Floor Area 171,482 GSF One Winnetka: Program Summary
59 116 Spaces Residential 64 Spaces Commercial One Winnetka: Required Parking
60 30 Retail 24 Retail Elm Arbor Vitae 62 Retail 33 Commuter Oak Existing: Retail 33 Commuter Public Parking: Existing Inventory
61 13 Retail 28 Retail (+4) Elm Arbor Vitae Oak Public Parking: Proposed Street Parking
62 144 Commuter 50 Retail Elm 63 Retail (+53 Req.) Net Gain: 149 Public Spaces Oak Proposed: Retail 144 Commuter Public Parking: Proposed Inventory
63 One Winnetka: Site Circulation
64 Arbor Vitae Elm Linden Traffic Study: KLOA
65 Public Benefits One Winnetka
66 Public Parking Facilities Streetscape and Public Open Space Storm Water Management Water Distribution System One Winnetka
67 East Lot 116 Spaces All Cost by Developer $4 Million Contribution to Village Owned Asset West Garage 194 Spaces 50 by Developer/144 By Village All Soft Cost by Developer $2.7 Million Contribution to Village Owned Asset Public Parking Facilities
68 Streetscape & Open Space
69 Streetscape & Open Space
70 Elm Oak Streetscape & Open Space
71 Streetscape & Open Space
72 Streetscape Improvements Village Contributes Construction Developer Pays All Soft Costs Streetscape & Open Space
73 Infrastructure Improvements Storm Water Management Proportionate Share of Construction Costs Developer Pays All Soft Costs Water Main Improvement Village Contributes Construction Cost Developer Pays All Soft Costs
74 Public Benefits $13,425,000 Total Cost Developer Pays $7,180,000 (53.5%) Village Pays $6,245,000 (46.5%) All Public Assets Owned by The Village of Winnetka
75 Zoning Exceptions Building Height MAX. 4 STORIES/ 45-0 HEIGHT MAX. 6 STORIES/ 70-0 HEIGHT 4 th Story/Upper Level Setback UPPER LEVEL 10-0 SETBACK REQUIRED 15-0 PROVIDED ELM ST. ONLY (MANSARD ROOFS ELSEWH Rear Yard Setback 10-0 REQUIRED (EAST) 0-0 PROVIDED (EAST)
76 Planned Developments Enhanced Opportunity PUBLIC/PRIVATE PARTNERSHIP Greater Degree of Community Input PUBLIC HEARINGS/BOARD INPUT Flexibility in Design BETTER SOLUTIONS THAN ALLOWED BY ZONING
77 Bulk/Density Analysis Ground Floor 10 REAR YARD SETBACK/100% LOT COVERAGE=54,850 GSF 2 nd/ 3 rd Floor 70 DOUBLE LOADED CORRIDOR/FOLLOWS PERIMETER=46,250 GSF PER FLOOR 4 th Floor 10 UPPER LEVEL SETBACK= 40,150 GSF Total Floor Area 185,500 GSF
78 Limited Open Space at Grade (±2,100 sf) Interior Corners 185,500 GSF Zoning Envelope No Setback
79 No Additional Height Contextual Response Upper Level Setback Additional Height 171,482 GSF One Winnetka Setback & Open Space (±9,850 sf)
80 Summary One Winnetka
81 David M. Trandel PROJECT DEVELOPER Stonestreet Partners, LLC CONCLUSION
82 One Winnetka
83
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