Community and Economic Development

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Arline Jones
5 years ago
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1 Exhibit Incorporated in 1909 Community and Economic Development Presentation To: From: For Village Board Meeting of: July 10, 2017 Subject: Review of Project and Program for North Lake Street Facades Financial Impact: Attachments: 1. Map of Project Area (PDF) 2. Uptown Designation Document (PDF) Background Project Area and Background The Village of Mundelein secured a Lake County Community Development Block Grant (CDBG) for use towards business district improvements that align with a project like the BIG Program. The CDBG funds must be allocated to an area designated as a low-mod income census tract. Staff identified the North Lake Street Corridor (Route 45) as a potential investment area that met the parameters of the CDBG program. With over 22,000 vehicles per day, the North Lake Street Corridor (Route 45) is one of the most heavily travelled roadways in the Village of Mundelein and serves as a gateway to the community. This is the first impression of the community, and the Village has implemented programs to enhance this corridor through the Business Incentive Grant Program and Economic Incentives. The Village began preliminary conversations with the property owners with the hopes of a larger-scale project to improve the Lake Street Corridor. Generally, a majority of the property owners are interested in the project, with a number of them interested in near-term investment. The focus area includes the area bound by Park Street to the north, Lake Street to the west, the alley north of Hawley Street to the south, and the alley to the east. There are 10 parcels in the project area with 10 property owners. The buildings front Lake Street with parking in the rear off of the alley. The structures are primarily single-story commercial buildings. All of the units are occupied at this time with businesses that have been in Packet Pg. 2

2 operation for at least a year (some decades). The structures unit sizes are viable for continued tenancy or attractive for future uses. The intent is to keep these structure, but enhance the appearance to create a welcoming and vibrant space. There is also the ability to construct a second story to the buildings, which will create value for the property owners and provide character to the street wall. Second stories have been ruled out at this time due to overall investment required, but this does not preclude from someone undertaking the improvements in the future. The rear parking lot also became an item of discussion. Creating a shared parking lot with easements over it would enhance the aesthetics and create a more welcoming environment for visitors to the spaces. Property owners have expressed interest in exploring the idea of shared parking and also potential opportunity for the Village to maintain them as public parking lots. Architectural Scope In October 2016 the Village hired Allen+Pepa Architects to provide architectural services for the Corridor. Of the approximately $73,000 in fees for architectural renderings and construction drawings, Lake County ultimately covers $45,054 through CDBG funds; the Village covers $27,646 for design services. Allen+Pepa General Scope 1. Stakeholder Meeting a. Slide Presentation 2. Meeting Notes 3. Façade Visualization and Architectural Cost Estimates a. Elevation sketches and Plan views b. Scope and Architectural Fee proposal for larger project c. Construction Budget Estimate 4. Addendum for Construction Drawings (Project Cost: $36,500 - subject to commitment from property owners) Allen+Pepa have additionally maintained several in-person meetings, phone calls, and correspondence with the property owners and staff. Plan Implementation The 2011 Comprehensive Plan calls for the Village to establish façade and site improvement programs to provide funding mechanisms. The BIG Program provides some incentive; however, that funding works well if a project is already under consideration by the beneficiary. In the situation of North Lake, we are compelling a project to occur along an entire block and in a timeframe more rapid than through traditional means. The Downtown North Implementation Plan calls for the reuse of existing structure, focusing on North Lake Street, Seymour Avenue, and Hawley Street as locations of impact. Funding Structure The model for the funding mechanism is the BIG Program; however, as previously indicated this is a project Packet Pg. 3

3 that we are asking for commitments from an entire block and compelling a change that was not necessarily imminent. Additionally, there are economies of scale to encouraging more of the work to be done at the same time. Staff will provide the estimated costs for the various project components. Sub-Brand - Uptown Mundelein On a related topic, while working through the process, Allen+Pepa suggested we consider creating a sub-brand for the area that is currently referred to as Downtown North. It would be a distinct place that is separate from the Village Center part of Downtown. This will help make the area into a destination for residents and may foster a sense of place among businesses and property owners. Uptown Mundelein was suggested, along with a quick mockup of what a logo could look like. The goal was to physically represent the shape of Uptown Mundelein with the bank triangle that terminates at the Plaza (the O in the logo). The style of the logo also channels the predominant mid-century modern architectural style of the buildings in the neighborhood. Additionally, Lane created preliminary renderings showing ways the logo might be adapted into a gateway or wayfinding feature for the North Lake Street block. See attached renderings. Community Development s thoughts on the sub-brand are as follows: 1. The Downtown North Implementation Plan aims to mold the Downtown North area into a unique destination that is distinct from the Village Plaza Downtown. It encourages a vibrant, eclectic atmosphere with attractive public gathering spaces, reused buildings, a mixture of uses, and pedestrianoriented infrastructure. A strong brand can contribute to placemaking efforts recommended in the Plan. 2. Downtown North Mundelein, the current term, lacks a certain catchiness that Uptown Mundelein provides. 3. In order to make a sub-brand work, the Village needs to have a strong commitment. The Village would need to be strategic and actively push the brand through advertising, flagpole banners, signage, etc. There is no need for commitment at this point, but this is to start a dialogue about the possibility of a subbrand specific to the Downtown North area. If there is interest, we will continue to explore the idea. Requested Feedback 1. Are there any thoughts or reactions to the specific building designs presented? 2. Is the Village interested in a modified program that funds a different level of the improvements for the North Lake Improvement Project? 3. Is the Village interested in easements and maintenance of the rear parking lots? 4. Would the Village accept and easement and walkways between the buildings? 5. Design of the logo aside, what interest is there in cultivating a new sub-brand for this area? 6. What thoughts are there on the term Uptown Mundelein being used to represent this area? If Downtown North is still preferred, is there still interest in a logo? Next Steps Packet Pg. 4

4 Assign two Village Trustees to the project to make recommendations to the Village Board on the following items: 1. Parking lot improvements and maintenance; 2. Walkways; 3. Public improvements (electric line burial, street lights, etc.); 4. Village funding levels 5. Logo; and 6. Sub-brand commitment. AO/CM/aw Recommendation Packet Pg. 5

N. LAKE STREET FACADE PROGRAM PROJECT AREA 13-17 E. PARK EDWARD JONES AND APARTMENT PARK ST..a 463-461 N. LAKE (BEE REALTY AND VACANT) 453-457 N. LAKE (WIG WORLD, SPA, AND GROOMER) 451 N.

5 N. LAKE STREET FACADE PROGRAM PROJECT AREA E. PARK EDWARD JONES AND APARTMENT PARK ST..a N. LAKE (BEE REALTY AND VACANT) N. LAKE (WIG WORLD, SPA, AND GROOMER) 451 N. LAKE (SUNSHINE REALTY) 445 N. LAKE (NOVIA JAIR BRIDAL) 439 N. LAKE (BROTHER S BARBERSHOP) 437 N. LAKE (OPTOMETRIST) N. LAKE (AQUARIUM AND HOBBY SHOPS) 425 N. LAKE (MOUSE IN THE HOUSE INTERIORS) LAKE ST. 421 N. LAKE (DEBBIE S FLORAL) PROPOSED REAR LOT IMPROVEMENTS (YELLOW) SEYMOUR AVE. 469 N. LAKE (ACCOUNTING FREEDOM)

mid-century modern theme of neighborhood

6 .b Triangle represents Bank Triangle terminating at Plaza Circle UPTOWN O represents Plaza Circle MUNDELEIN Bank Triangle and Plaza Circle Style reflects mid-century modern theme of neighborhood architecture Use of logo for wayfinding/gateway signage Act as end caps to neigborhood Directs customers to extra parking in rear

Town Center (part of the Comprehensive Plan)

Town Center (part of the Comprehensive Plan) Mercer Island Town Center Looking North (2014) In 1994, a year-long process culminated in a set of design guidelines and code requirements for the Town Center