Economic Development & Neighborhood Renewal

COMMISSION FOR ECONOMIC DEVELOPMENT & NEIGHBORHOOD RENEWAL MEETING MINUTES March 24, 2014 Persons in attendance: Executive Committee: Chuck Ostman – Executive Director Ross Klicker – Associate Executive Director Cathy Spadoni – Secretary Village Manager Steve Vinezeano Mike Shields Alan Zielinski Mayor Andrew Przybylo – Ex-Officio Stakeholders: Ilir Ademaj Iwona Filipiak Julie Genualdi Steve Greif Michael Kim Brandon Leavitt Rich Mangold Denise McCreery Judy McNulty Katie Schneider Rich Wlodarski Persons absent: Executive Committee: Joe Bialko Trustee Joe LoVerde – Ex-Officio Stakeholders: Alberto DeCicco Jacob K. Ehrensaft Carol Harczak Sunghae Kim Paul Kolpak Joe Marcheschi Barry Mueller Anthony Ori Vicki Peake Thomas Poszdol Lynda Stoops John Thomas I. Call to Order Chuck Ostman called the meeting to order at 4:50 p.m. in the Council Chambers, Village of Niles Administration Building. II. Welcome and Introductions Mr. Ostman welcomed all committee members.  Economic Development/Neighborhood Renewal March 24, 2014 III. Approval of Minutes Steve Vinezeano made a motion, seconded by Ross Klicker, to approve the minutes of the December 4, 2013 Executive Committee meeting. On voice vote, all concurred. Alan Zielinski made a motion, seconded by Steve Vinezeano, to approve the minutes of the January 30, 2014 meeting. On voice vote, all concurred. IV. Milwaukee Avenue Study – Camiros Consultants Bruce Sylvester, Senior Planner for the Village of Niles, stated that Camiros is helping the Village of Niles create a vision for the future of Milwaukee Avenue. He stated that it is important to note that the creation of the vision is short term; the realization of that vision takes years. We create the plan, which will have to be adopted by the Board of Trustees as the official plan and vision for the community, and then move forward to implement the plan over many years. He introduced Camiros consultants Leslie Pollock and Christopher Jennette. Mr. Pollack stated that their primary assignment is to update the zoning ordinance. To avoid the status quo along Milwaukee Avenue, the Village needs to establish policy in order to move forward efficiently and effectively. There are elements and criteria of the vision that need to be reflected in the zoning ordinance. Our current ordinance is structured as “use-based,” which tells us what the uses are and gives certain permissions within certain levels. A different approach is to create a “form-based” zoning ordinance for Milwaukee Avenue, which is not only dependent upon uses but identifies the kind of form and specific elements that will be allowed, i.e. parking requirements, building locations (set-backs), maximum and minimum building heights, scale, mixed uses, etc. The approach looks at three scenarios, which are actually sequential phases: Scenario 1: Adaptation – “The Smoke” Scenario 2: Reorganization – “The “Spark” Scenario 3: Transformation – “The “Fire” Scenario 1 begins with simple actions that can be taken immediately; Scenario 2 moves to another set of actions that begin to facilitate redevelopment; Scenario 3 aims for the most significant redevelopment opportunities. With feedback from this commission, Camiros can structure the ordinance to accomplish this. Redevelopment happens through zoning or through public or public/private partnerships. How this evolves depends upon how the Village sets its policies and how the ordinance is designed. Mr. Jennette stated that initial interviews with staff and stakeholders indicated that there is a strong desire to turn the Milwaukee Avenue corridor into a notable centerpiece for the Village. The corridor extends from Monroe Street on the north to Albion Avenue on the south – a stretch of 2½ miles. He outlined the results of Camiros’ SWOT analysis – an analysis of strengths, weaknesses, opportunities and threats – that was based on key-person interviews and an analysis of existing conditions. 2  Economic Development/Neighborhood Renewal March 24, 2014 Based on this analysis and the interviews, Camiros developed Five Guiding Principles for Reimagining the Milwaukee Avenue Corridor: 1. Create Destination Environments - make Niles a place to drive to, not drive through 2. Improve or Change the Image of the Corridor – make it updated, not outdated 3. Encourage Public and Private Investment 4. Limit Impact on Adjacent Neighborhoods – create either strong redevelopment buffers or connections 5. Reimagine the Corridor as a Place to Live, Work and Play – tie it to Niles’ identity He reviewed the various development scenarios and strategies via drawings that illustrate the possible changes along the corridor. Scenario 1 includes parking reconfiguration strategies, building setbacks and façade improvements. These improvements can be built into a form-based zoning ordinance Scenario 2 includes recommendations regarding land use and form changes, such as the creation of a “Village Center Node” at the intersection of Milwaukee and Oakton with taller, mixed-use buildings to create the perception that this is the center of the Milwaukee Avenue corridor; increased density at Harlem/Howard/Milwaukee and at Touhy and Milwaukee; and a residential transition zone at the northern end of the corridor. Scenario 3 includes further development of the “Village Center” node with structured parking and community open space; the creation of a smaller node – “Niles Square” – at the Harlem/ Howard/Milwaukee triangle (in coordination with the City of Chicago) with mixed-use buildings and neighborhood-scale open space; and the creation of the “Civic Center” node – the anchor – at Touhy/ Waukegan/Milwaukee, which involves the realignment of Waukegan Road, and making it a visual center. Mr. Pollock added that Milwaukee Avenue is a series of mixed-use nodes, or clusters, where we can build these centers to change the shape and character of the Village. These strategies, along with creating a safer, more walkable environment and the Arterial Rapid Transit (ART) which is planned for this corridor, will increase multi-purpose trips to the corridor and will give people the opportunity to use it for employment, living and shopping. In order to do this, we need to make substantial changes to the regulations. V. Open Discussion Comments from Executive Committee members, Stakeholders and the public:  The scenarios presented must be in conjunction with current highest and best use, taking into consideration economic viability and the properties that are already developed or are being developed.  A great deal of real estate could be made available by the realignment of Waukegan Road. 3  Economic Development/Neighborhood Renewal March 24, 2014  Our proposed Touhy Avenue Arts and Culture Corridor will drive traffic west to Milwaukee Avenue, so we need businesses (such as an animal shelter), entertainment opportunities and mixed-use developments on Milwaukee that will continue to drive traffic.  The last graphic in the handout should say “Southern” corridor rather than “Northern” corridor.  The plans seem to incorporate “new urbanism” which encourages walking, minimal parking.  The Harts Development – the smart way would have been to bring the building closer to the street and place the parking in the back.  Jarvis – Rather than have a giant parking lot open to the street, turn the buildings the other way and hide the parking behind them.  Encourage: porous pavers as opposed to blacktop; covered parking; solar sheds (people are moving to electric cars and young people are not driving anymore).  Consider the consequences of all the apartments - child-free residences may impact the schools.  We should consider the effect of public transportation between Jefferson Park and Golf Mill/Glenview on the Milwaukee Avenue residents.  Proper signage is necessary so people know where the parking spaces are – especially when parking is in the back.  Regarding building heights (liked the Forest Park configuration), we should start with the buildings of existing, successful businesses that already bring traffic and revenues to Niles. We shouldn’t redesign them simply to look good. In answer to a question about what would happen if the Village did nothing, Mr. Pollock stated that we would see some initial actions by developers, but there would be no coordination of effort. The Village needs to provide a sense of direction and guidance to the larger development community in order for the vision to be realized.  Perhaps there should be something, a “magnet,” to draw people here to live and/or shop. Perhaps there should be more green space, an art center, a tech center, an early learning center, specialty retail that makes it unique as in Oak Park or Naperville.  A concern is that we have so many small parcels that are owned by completely different people. The age of some of the property owners is increasing, so there are great opportunities to start acquiring some of those properties. Now is the time and we’ll see this more and more over the next ten years. 4  Economic Development/Neighborhood Renewal March 24, 2014  People’s needs and wants change; outdoor malls became indoor malls and now people want to park, run in and shop, and leave. Will people’s needs and wants change again in 15 years when this plan will still be going on? Is flexibility built into the plan? Is flexibility built into the zoning? Mr. Pollock responded that what we do tomorrow is not totally dependent on the commitments already made. We hope to build the zoning to facilitate a development character and make it easier for a developer to accomplish the Village’s vision. From an economic development standpoint, we want to make sure that our rules work for developers and that we can facilitate what they need and what we want as well.  Zoning needs to ensure that all deliveries and pickups are made in the rear of the buildings so that traffic flow and parallel parking are not hindered on Milwaukee Avenue.  In order to maintain some control over aesthetics, image and economic vitality, can we mandate, through the zoning, percentages of residential units, commercial space, green space, etc. that would be allowed? Mr. Pollock answered that we can build into the ordinance permitted levels of development that would meet certain criteria or standards.  Parallel parking on Milwaukee Avenue could be difficult for parents dealing with children who have to be strapped into car seats. Mr. Pollock responded that we can create parallel parking spaces that are 13' deep as opposed to the standard 8' depth to allow for more maneuverability. Mr. Pollock added that there are elements of 2005 Camiros Study, which in part looked at redevelopment opportunities and beautification, that can be found in this new study and correspond with the Niles 2030 Comprehensive Plan and the Bicycle and Pedestrian Plan. Ideas contained in this study have been considered by the Village and have been shown to be viable and achievable in the development market along Milwaukee Avenue.  Assuming that with this plan the number of “bricks and mortar” increases, there is a concern that the trend to shop on the internet will cause the number of physical businesses to decrease and create vacancies in the future. Mr. Pollock responded that 1) that is why we’re advocating mixed-use – it allows more uses to come in that respond to different markets, and 2) the narrow lots on Milwaukee Avenue are not sites for large development but for smaller scale development. There is a continuing market for smaller, more specialized uses. We want to build flexibility into the plan to accommodate the variety of uses so that when people are ready to make a market decision they can fit in here.  What is the correct strategy for getting started? Should we get the zoning updated and start out small with one of the nodes to see how it feels in the community? How fast do we move? 5  Economic Development/Neighborhood Renewal March 24, 2014 Mr. Pollock stated that zoning sets the context for things to happen; it cannot make things happen. We can create the ordinance that will allow the nodes to happen. It is the Village’s responsibility to facilitate reinvestment and redevelopment and decide at what location to put that energy. If an opportunity comes, we should take it. Mr. Klicker added that form-based zoning will encourage the development world will come to Niles because it will cut the approval process down from 12 to 18 months to 4 to 5 months. Therefore, they will come to Niles not only because of our location but because of our entitlement process.  A concern is that tenants may not want to live in a mixed-use building on Milwaukee Avenue next door to a muffler shop. How does a business owner take care of his property and maximize its value without coordinating with the business next door? What is the view about “eminent domain”? We need to help businesses relocate by creating incentives. Niles has to put some “skin” in the game because nothing will happen without help. Mr. Klicker responded that the entitlements will get the developers talking to us. The key question is how fast we want to go. The Village will have to make decisions on investment – perhaps through financing districts, through relocation, through land banking, etc. The Village will have these discussions in conjunction with the zoning.  Morton Grove bought off-street parking on Dempster. We should consider more off- street parking rather than parallel parking so that people can more safely walk business to business. This would also increase the beautification of Milwaukee Avenue.  More green space would encourage people to get out to shop rather than shop online.  Milwaukee Avenue is not an enticing residential space. The corridor is too busy.  The plan is great overall. The node strategy – identifying three major sectors and developing around them – is the correct direction to take this. Many businesses are waiting for others to start this process; they want to know that their neighbors want to do the same.  Parallel parking is not a great option even with deeper spaces.  A small business owner on Milwaukee Avenue commented that it sounds as if this plan will do away with the small businesses and give the properties to big developers. He does not want to lose his business. He is hearing that this plan wants to create incentives for big businesses and big developers. We should instead modify some of our zoning laws and enforce them, and create incentives for the small business community so they can redo their storefronts. With these changes and a little effort, small businesses can stay in the community and show the uniqueness of Niles, and Milwaukee Avenue will look better and have a nice hometown feel. Mr. Pollock responded that nothing in this plan discourages the small business owner from owning his land. The size of the incentives can vary and can be related to businesses of different 6  Economic Development/Neighborhood Renewal March 24, 2014 scales. This is not a plan for “big boxes.” The Village needs to be able to build a plan for this corridor that is not “one size fits all.” There may be a need to establish a minimum size to be able to make sure that we have contemporary, working buildings. But discussions with the leadership and the analysis and proposals do not preclude the success of small businesses.  Mayor Przybylo stated that he wants the small business owners to own the “dirt” and he wants them to cooperate with each other. We can facilitate and give them a big, better value for their property by building anew and going up in a cooperative way. Can we take ownership and put them together into a development corporation? Mr. Pollock answered yes, that requires some aggressive action on the part of the Village. There are cities that have become very entrepreneurial in that sense. We can become an active participant in redevelopment. There are a variety of approaches that can be taken by the public sector to do that. If there is a will, there is a way.  There are 60 small businesses between Monroe and Oakton who are trying to improve their businesses but are strapped for money. Does the Village help them? This is not a zoning issue but a Village issue. Mr. Klicker stated that it is a zoning issue because if the environment is not there for the small business to be successful – if people can’t park or get there efficiently, if they can’t cross the street, if they’re uncomfortable walking down the street to get to it – it doesn’t matter how low the rent is, the business is not going to be successful. Mr. Klicker continued that the Village is in no way, shape or form saying “Everybody’s out!” On the contrary, in the short term, the new zoning will provide for making existing environments better through façade and parking improvements. In the long term - 10 to 15 years from now when many business owners along Milwaukee Avenue might be looking to make a change – the zoning that will allow for redevelopment will already be in place.  The Village of Niles needs to improve communication with the business owners and residents to clear up and avoid further misconceptions.  Niles is a strong community and the small business owners are survivors and are engaged, but they need direction to improve their properties and improve the vision.  We have land and business owners who have been there for 60+ years and may be looking to make a change and sell. It is exciting that there may be opportunities to string some businesses together from people who want to change, not who are forced to change.  Anyone who relies on public transportation would find it very beneficial to live on Milwaukee Avenue.  Mayor Przybylo stated that it is important that all members of the Commission for Economic Development and Neighborhood Renewal know that they have an impact. The commission is here to build value – which will lower property taxes; to beautify – via streetscaping, landscaping, building parks and art centers; to build comfort and livability – that Milwaukee Avenue is pleasing when we drive or walk; and to drive traffic – 7  Economic Development/Neighborhood Renewal March 24, 2014 encouraging businesses such an animal rescue center. The Village is working on a branding process, which will create neighborhood identities with gateway signs, street signs and street lighting and thereby build value. Mr. Ostman stated that Executive Committee of this commission will meet to review the RFPs and select a firm to do the branding for the Village of Niles. Later, the entire commission will be involved with reviewing branding proposals. Mr. Ostman thanked everyone for being there and stated that everyone’s comments are very important. The Village of Niles will begin working on developing a business association among the smaller businesses on Milwaukee Avenue. Look to the Village of Niles website for continuing information. Mr. Pollock stated that this meeting has been very useful, and the input will find its way into the proposal as they restructure the zoning and the concluding memorandum. VI. Next Meeting Date The next meeting of the Executive Committee is Monday, March 31 at 4:00 p.m. in Room 218, Village of Niles Administration Building. The date of the next meeting of the Stakeholders will be determined. VII. Adjournment There being no further business to come before the Commission, the meeting adjourned at 6:55 p.m. 2013-2014 Ad Hoc Commission for Economic Development & Neighborhood Renewal Executive Committee Members Administrative Officers Members Chuck Ostman – Executive Director Steven Vinezeano – Village Manager Ross Klicker – Assoc Executive Director Joe Bialko – resident Cathy Spadoni – Secretary Mike Shields – resident Alan Zielinski - resident Ex Officio Members Mayor Andrew Przybylo Trustee Joe LoVerde 8