601 Davis - Evanston PLAN COMMISSION 2017 SOLOMON CORDWELL BUENZ

Transcription

1 601 Davis - Evanston PLAN COMMISSION 2017 SOLOMON CORDWELL BUENZ

2 AGENDA 1. Project History and Team 2. Building & Design Overview 3. Project Benefits 4. Economic Opportunities 5. Questions

3 PROJECT HISTORY AND TEAM

4 PROJECT TEAMS + Remark Corporation + GDS Consulting + Campbell Coyle Real Estate + Kettlekamp and Kettlekamp

5 PRIVATE SECTOR EXPERIENCE BEFORE AFTER 5

6 PRIVATE SECTOR EXPERIENCE BEFORE AFTER 6

7 AFFORDABLE HOUSING EXPERIENCE 7

8 EXISTING SITE CONDITION 8

9 PROJECT TIMELINE Project RFP Submission RFP Award Beginning of Chase Discussions Planned Development Application IHO Goes Into Effect City Staff Meeting Community Presentation DAPR Meetings City Staff First Meeting: Reviewed initial concept and required zoning relief Chase Negotiations Feb Mar Aug Sep Oct Dec Dec Jan Jan Mar Oct City Staff Meeting: Reviewed driverthru and IHO contribution Formal Response to Staff Comments 9

10 BUILDING & DESIGN OVERVIEW

11 GUIDING PRINCIPLES A community-focused downtown destination The thoughtful preservation of the University Building - an Evanston landmark An economic catalyst that leverages under-utilized downtown parcels A sustainable development, delivering a LEED certified project

12 CONTEXT AERIAL VIEW LOOKING NORTH 12

13 ZONING SUMMARY & SETBACKS Site Area Zoning District 27,841 sf Proposed D3 with Planned Development Ordinance BAY WINDOWS PROTRUDE 1 FT INTO SIDE YARD FAR Enclosed Building Area FAR Building Area ,699 sf (incl. cellar & exist. Univ. Bldg.) 341,052 sf Building Height University Building Floors 2 Floors 2 Floors Feet 25 ft 25 ft Residential Tower Floors - 33 Floors Feet floors parking = 40 max. Zoning Height Building Setbacks - (See diagram to right.) Residential Units Parking Spaces Parking Ratio / unit ZONING ADJUSTED BUILDING HEIGHT 0 REAR YARD WEST 29-4 SIDE YARD SOUTH BAY WINDOWS PROTRUDE 1 FT INTO SIDE YARD Sustainability - LEED Silver 58 ALLEY TOP OF ROOF DECK 21-7 FRONT YARD EAST SIDE YARD NORTH D A V I S S T R E E T U N I V E R S I T Y B U I L D I N G EXISTING N C H I C A G O A V E N U E 13

14 PROGRAM MASSING DIAGRAM AMENITY BOH MEP ALLEY D A V I S S T R E E T U N I V E R S I T Y B U I L D I N G PARKING RESIDENTIAL APT & LOBBY RETAIL POOL GREEN ROOF N C H I C A G O A V E N U E 14

15 DAVIS STREET STREET ELEVATIONS AVG. BUILDING HEIGHT: SOUTH SIDE OF DAVIS STREET AVG. STREET FRONTAGE: AVG. BUILDING HEIGHT: top of proposed podium NORTH SIDE OF DAVIS STREET D A V I S AVG. STREET FRONTAGE:

16 WINDOW PROPORTIONS DAVIS STREET SOUTH SIDE OF DAVIS STREET 58-0 ORRINGTON AVE ALLEY CHICAGO AVE CHICAGO AVE ALLEY ORRINGTON AVE STREET ADDRESS DAVIS ST DAVIS ST DAVIS ST DAVIS ST 614 DAVIS ST DAVIS ST 622 DAVIS ST DAVIS ST 630 DAVIS ST STREET ADDRESS 1603 ORRINGTON DAVIS ST 601 DAVIS ST NORTH SIDE OF DAVIS STREET

17 PLAN GROUND FLOOR / SITE EXISTING PARKING STRUCTURE UP DOWN RAMP BIKE ROOM 118 BIKES EM GENERATOR ROOM EM. SWITCHGEAR ROOM COM ED EXISTING ACCESS EASEMENT & LOADING AREA ST 1 ST 3 BIKE SHOP SWITCHGEAR ROOM BOH LOADING 2 (10'X35') LOADING BERTHS ATM ATM BANK ATM DRIVE-THRU TRASH RETAIL TRASH JC TR. ELEVATOR LOBBY EL. 2 EL. 3 EL. 1 PET SPA BUILDING MANAGER'S OFFICE ENGINEER'S OFFICE CORRIDOR PARCEL ROOM MAILROOM FCC EXISTING UNIVERSITY BUILDING CHICAGO AVENUE RETAIL TRASH RETAIL RETAIL RR STORAGE ALLEY CONCIERGE ST 2 BIKE LANE BIKE LANE WARNING STRIPING \ TEXTURE BIKE ROOM ACCESS FROM DAVIS STREET DAVIS STREET BRIGHT WARNING BOLLARDS DROP-OFF WARNING STRIPING \ TEXTURE PERMANENT BOLLARD DROP-OFF MOVED TO CORNER 2017 Solomon Cordwell Buenz 17

18 PERSPECTIVE VIEW FROM FOUNTAIN SQUARE 18

19 BIRDSEYE VIEW LOOKING EAST 19

20 PODIUM DAVIS STREET FACADE PREVIOUS OPENINGS ENCLOSED WITH PERFORATED METAL PANELS PODIUM HEIGHT LOWERED 5 FEET FROM 63 TO 58 IMPROVED FACADE CONTINUITY AS A BACKDROP TO THE UNIVERSITY BUILDING CHANGED CLADDING MATERIAL TO BRICK TO RELATE TO CONTEXT ONE-STORY EXPRESSION AND REFINED WINDOW MULLION DETAIL ONE-STORY WINDOW EXPRESSION WINDOWS OF CONTEXTUAL SCALE AND PROPORTIONS IMPREMENTED BIRD FRIENDLY DESIGN MEASURES NEW 20

21 PODIUM VIEW FROM DAVIS + SHERMAN 21

22 PODIUM VIEW FROM CHICAGO AND DAVIS 22

23 VARIOUS REPORTS SUMMARY Parking Study Demand analyzed by TOD parking expert Antero Group Within one half mile of the Davis St CTA/Metra station, 31% of households do not own a car Peak parking demand projected to be between parking spaces Antero projects that there is additional overnight capacity at Church St. garage based on data obtained from the City in October 2017 Traffic Study Base condition analyzed by traffic engineering expert KLOA and compared to condition post-development The existing roadway system can sufficiently accommodate the traffic to be generated by the proposed development Access to the development parking garage off the public alley will adequately accommodate the site-generated traffic The two-lane ATM drive-through facility will adequately accommodate the traffic volumes Alley Impact Study Current and future utilization analyzed by traffic engineering expert KLOA Proposed development will add a maximum of 76 trips per day to the alley Conclusion: the alley will be able to accommodate the projected traffic volumes with minimal impact on the alley operations and that of its intersections with Davis Street and Church Street Drive-Thru Impact Study Auto traffic interaction with pedestrians and cyclists analyzed by traffic engineering expert KLOA The design of the existing curb cut creates numerous conflicting maneuvers between vehicles, pedestrians, and bicyclists within close proximity to each other. The proposed curb cut will be a major improvement over existing conditions and will have a positive impact on the pedestrians and bicyclists on Davis Street Streetscape recommendations have been incorporated into the project design

24 PROJECT BENEFITS

25 UNIVERSITY BUILDING PRESERVATION AND IMPROVEMENT The planned development includes the University Building, which will be preserved and maintained as part of the development of 601 Davis St. Should the project proceed, and subject to the review of the Historic Preservation Commission, the contemplated upgrades include Accessability Upgrades - Install an elevator to make the existing second level handicap accessible - Add a second means of egress from the second floor along the west side of the existing building Exterior Upgrades - Clean, tuck-point and restore existing limestone exterior consistent with its original form and appearance - Replace the existing metal panels at the main entry with limestone panels that will be historically consistent with the building Retail Storefronts - Install new storefront window system to match historic storefront - Upgrade signage and canopies subject to the City s signage review process Exterior Streetscape Improvements - Make exterior paving and streetscape improvements consistent with what was presented at the Historic Preservation hearing and as part of the overall project approval - Strengthening/ waterproofing of existing foundation

26 PROJECT BENEFITS ANNOUNCED PROJECTS COMPARISON Announced Project Benefits Affordable Housing In-Lieu Payment 601 Davis Albion Centrum Evanston (1571 Maple) E2 Chicago and Main 831 Emerson Affordable Onsite Units Affordable Housing Programs Public Art Preserva on of Historic Structures Elimina on of Blight / Incompa ble Uses* Electric Car Charging Car Sharing Divvy/ Public Bike Contribu on Local Employment MBE/WBE Employment Mi ga ng City Parking Impact Landscaping / Streetscaping Contribu ons to Infrastructure Green Features Above Silver Bird Friendly Design Elements *NOTE THE PROJECT TEAM ACKNOWLEDGES THAT THIS DEFINITION IS SUBJECT TO INTERPRETATION 26

27 ECONOMIC OPPORTUNITIES

28 ECONOMIC OPPORTUNITIES Job Creation 1 Annual Real Estate Taxes 2, Permanent Jobs (FTE) Project (Proposed) $1,465,669 $1,465,669 1 equals 30 jobs % 600 Construction Jobs Jobs 1290% gross % gross property tax ty tax increase over baseline Permit Fee Revenue 4 $1,700,000 4 Paid to the City of Evanston Annual Sales Taxes 5 $1,700,000 $400,000 $400,000 5 Illinois, 6.25%; Cook County, 1.75%; Evanston, 1%; Special, 1% Baseline (Existing University Building, Vacant Lot and Drive Thru) $113,607 2 Net local impact ( % of taxing bodies, including School Districts 65, 202 and OCC and the City of Evanston) equates to $101,046 and $1,303,617, respectively 3 Triennial reassessment indexed at 3%, 2019 forecast

29 QUESTIONS