Selling Mixed Use in a Low Density Selling Mixed Use in a Low Density Suburban CommunitySuburban Community

The Burr Ridge ExperienceThe Burr Ridge Experience

Burr Ridge Demographics:Burr Ridge Demographics:

Population: 10,408 (Y2K)Population: 10,408 (Y2K)Projected Maximum Projected Maximum Population: @16,000Population: @16,000Median Annual Household Median Annual Household Income: $129,507Income: $129,507 (Y2K)(Y2K)Residential Density: 1 to Residential Density: 1 to 2 Units Per Acre (1999)2 Units Per Acre (1999)Daytime Population: Daytime Population: @10,000 (2005)@10,000 (2005)

The Burr Ridge Corporate Park:The Burr Ridge Corporate Park:

Office Park with Ancillary Retail Office Park with Ancillary Retail Services Services –– 19821982Movie Theaters Rejected Movie Theaters Rejected --19961996TIF TIF –– 19981998--20012001LifeTimeLifeTime Fitness Fitness -- 20012001Marriott Hotel and Marriott Hotel and Convention Center Convention Center -- 20032003

1999 Burr Ridge Comprehensive Plan:1999 Burr Ridge Comprehensive Plan:

Burr Ridge Corporate Park SubBurr Ridge Corporate Park Sub--Area Plan:Area Plan:

Recommended Continued Recommended Continued Pursuit of Corporate Park as a Pursuit of Corporate Park as a suburban office parksuburban office parkAncillary retail and restaurant Ancillary retail and restaurant to service office park and to service office park and communitycommunityProposed Remodeling of Proposed Remodeling of Existing Shopping Center as a Existing Shopping Center as a Town Center Town Center –– no reference no reference to residential mixed useto residential mixed use

Burr Ridge Village Center

Phase II Final PUD Presentation

March 21, 2006

Burr Ridge Village Center

Phase II Final PUD Presentation

March 21, 2006

Streetscape ImageStreetscape Image

The Burr Ridge Village Center The Burr Ridge Village Center Planning ProcessPlanning Process

Or; Selling Mixed Use in a Low Or; Selling Mixed Use in a Low Density Suburban CommunityDensity Suburban Community

The Burr Ridge Village Center The Burr Ridge Village Center Planning ProcessPlanning Process

Or; Selling Or; Selling Building Consensus Building Consensus forfor Mixed Use in a Low Density Mixed Use in a Low Density Suburban CommunitySuburban Community

Community Reaction to Opus North Community Reaction to Opus North Corporation 2004 Development Corporation 2004 Development Proposal:Proposal:

Initial Staff ReactionInitial Staff ReactionExpanded Scope of 1999 Expanded Scope of 1999 Town Center ConceptTown Center ConceptWill only Benefit Will only Benefit Community if Mixed Use Community if Mixed Use Concept is ExpandedConcept is Expanded

Initial Community Initial Community ReactionReaction

Pedestrian Oriented Town Pedestrian Oriented Town Center Concept Embraced Center Concept Embraced by Communityby CommunityMany Objections to Many Objections to Inclusion of MultipleInclusion of Multiple--Family ResidentialFamily Residential

Planning Challenges/Opportunities:Planning Challenges/Opportunities:

1.1. ReRe--Assess “1999” Vision for Community Assess “1999” Vision for Community and Corporate Parkand Corporate Park

2.2. Conduct Concurrent Long Range Conduct Concurrent Long Range Planning and Development Review Planning and Development Review ProcessesProcesses

3.3. Introduce New Land Uses and Land Introduce New Land Uses and Land Use ConceptsUse Concepts

4.4. Build Consensus Among Diverse Build Consensus Among Diverse ViewpointsViewpoints

Cultivate Expertise Cultivate Expertise Enlightened Decision MakingEnlightened Decision Making

Planning Team Planning Team ””All the pieces are in placeAll the pieces are in place””

Concurrency Concurrency Seeing the Forest AND the TreesSeeing the Forest AND the Trees

Site Visits Site Visits Seeing is BelievingSeeing is Believing

Plan Review Plan Review “It’s the Plan, Stupid!”“It’s the Plan, Stupid!”

Comparative Analysis Comparative Analysis “What’s in it for us?”“What’s in it for us?”

Highlights of The Burr Ridge Highlights of The Burr Ridge Planning Process:Planning Process:

Includes:Includes:YourselfYourselfOther Village StaffOther Village StaffPlan CommissionPlan CommissionBoard of TrusteesBoard of Trustees

Before and during Before and during planning processplanning processWritten MaterialsWritten Materials

Cultivate Expertise...Cultivate Expertise...Enlightened Enlightened DecisionDecision--MakingMaking

Planning Team…”All the pieces are in Planning Team…”All the pieces are in place…”place…”

Consultants / NetworkConsultants / NetworkThompson Dyke & Associates (TD & A)Thompson Dyke & Associates (TD & A)Gibbs Planning GroupGibbs Planning GroupS.B. Friedman and Company S.B. Friedman and Company GewaltGewalt Hamilton and AssociatesHamilton and AssociatesVillage Engineering StaffVillage Engineering StaffVillage Planning StaffVillage Planning StaffDeveloperDeveloperPlanning ColleaguesPlanning Colleagues

Concurrency…Seeing the Forest AND Concurrency…Seeing the Forest AND the Treesthe Trees

Amendment to the Amendment to the Burr Ridge Corporate Burr Ridge Corporate Park SubPark Sub--Area Plan Area Plan ––1999 Burr Ridge 1999 Burr Ridge Comprehensive PlanComprehensive PlanDevelopment Review Development Review Process including: Process including: Rezoning and Planned Rezoning and Planned Unit DevelopmentUnit Development

Site Visits…Seeing is BelievingSite Visits…Seeing is BelievingEaston Town CenterEaston Town Center

Columbus, OhioColumbus, Ohio

The Glen Town CenterThe Glen Town CenterGlenview, IllinoisGlenview, Illinois

Site VisitsSite VisitsThe Glen Town Center The Glen Town Center Glenview, IllinoisGlenview, IllinoisEaston Town Center Easton Town Center Columbus, OhioColumbus, OhioTraditional Downtowns Traditional Downtowns ––e.g. Oak Park, Illinois; e.g. Oak Park, Illinois; Hinsdale, IllinoisHinsdale, Illinois

Assemble Data from Site VisitsAssemble Data from Site VisitsPhotographsPhotographsPlansPlansMeasurementsMeasurements

Plan Review…”It’s the Plan, Stupid”Plan Review…”It’s the Plan, Stupid”

Have a Good Project/PlanHave a Good Project/Plan

Have a Good Project/PlanHave a Good Project/Plan

Have a Good Project/PlanHave a Good Project/Plan

DistinguishingDistinguishingVillageVillageDistricts:Districts:

Single-Family Residential Districts

Employment Districts

Village Center

A mixed use district where people play, live, and work and which is easily identified as unique within the community and is a primary community gathering place.

Purpose of IdentifyingPurpose of IdentifyingVillage Districts:Village Districts:

Comprehensive Plan should identify Comprehensive Plan should identify these different types of districts and these different types of districts and their role in the larger community;their role in the larger community;

Zoning within each type of district is Zoning within each type of district is distinguished from zoning in other distinguished from zoning in other types of district;types of district;

There is only one Village Center.There is only one Village Center.

Comparative Analysis...”What’s in it for us?”Comparative Analysis...”What’s in it for us?”

MethodologyMethodologyConduct Planning StudiesConduct Planning StudiesIdentify AlternativesIdentify AlternativesComparative Analysis of Planning AlternativesComparative Analysis of Planning Alternatives

Comparative Analysis Comparative Analysis -- Identify Identify Alternatives:Alternatives:

Status QuoStatus Quo; ; Continued vision as office park Continued vision as office park with ancillary commercial uses;with ancillary commercial uses;

Suburban Business and Shopping DistrictSuburban Business and Shopping District; ; Revise current vision to expand amount of retail Revise current vision to expand amount of retail within business park;within business park;

Mixed Use Village CenterMixed Use Village Center; New vision that ; New vision that seeks to create an identifiable Village Center seeks to create an identifiable Village Center with offices, retail, and residential uses.with offices, retail, and residential uses.

Comparative Analysis Comparative Analysis –– Criteria:Criteria:

TrafficTrafficCost/Benefit Analysis Cost/Benefit Analysis -- Revenues and Revenues and ServicesServicesDesign and ArchitectureDesign and ArchitectureSocioeconomicSocioeconomicCommunity CharacterCommunity CharacterFeasibilityFeasibility

Comparative Analysis Comparative Analysis -- Traffic:Traffic:

Methodology – Traffic StudiesConclusions:

With planned improvements, streets and intersections will have sufficient capacity for any of the three vision scenarios.Status Quo will create highest peak demand as offices impact weekday peak hour traffic.No significant traffic impact differences between Suburban Business and Shopping District and Mixed Use Village Center.

Comparative Analysis Comparative Analysis –– Revenues and Revenues and Services:Services:

Methodology Methodology –– Cost Benefit StudiesCost Benefit StudiesConclusions:Conclusions:

Status Quo offers stability but little opportunity for tax base Status Quo offers stability but little opportunity for tax base growth or expansion of Village services.growth or expansion of Village services.Neutral Cost/Benefit Ratio for Status Quo.Neutral Cost/Benefit Ratio for Status Quo.No significant revenue and service differences between No significant revenue and service differences between Suburban Business and Shopping District and Mixed Use Suburban Business and Shopping District and Mixed Use Village Center. Village Center. Positive Cost/Benefit Ratio for Suburban Business and Positive Cost/Benefit Ratio for Suburban Business and Shopping District and for Mixed Use Village Center.Shopping District and for Mixed Use Village Center.Addition of Residential as per Village Center scenario does Addition of Residential as per Village Center scenario does not significantly impact cost/benefit ratio.not significantly impact cost/benefit ratio.

Comparative Analysis Comparative Analysis –– Design and Design and Architecture:Architecture:

Methodology Methodology –– Visual Preference SurveyVisual Preference Survey

Bob Ahlberg, AICPBob Ahlberg, AICPTD & ATD & A

______________Examples of Town Center Development Examples of Town Center Development ––

Single Use Retail and Mixed Use RetailSingle Use Retail and Mixed Use Retail

Comparative Analysis Comparative Analysis –– Design and Design and Architecture:Architecture:

Conclusions:Conclusions:Status Quo provides quality buildings but limited Status Quo provides quality buildings but limited site design and limited public spaces.site design and limited public spaces.One Story buildings and limited demand for public One Story buildings and limited demand for public and transitional spaces limit design and and transitional spaces limit design and architectural quality in Business and Shopping architectural quality in Business and Shopping District District Mixed Use Village Center provides greatest Mixed Use Village Center provides greatest opportunity for significant architectural quality and opportunity for significant architectural quality and site design amenities.site design amenities.

Place Making; Developing Town Centers, Place Making; Developing Town Centers, Main Streets and Urban VillagesMain Streets and Urban VillagesCharles C. Charles C. BohlBohl, Urban Land Institute, 2002, Urban Land Institute, 2002

“One …characteristic considered crucial to creating good public “One …characteristic considered crucial to creating good public gathering places is enclosure.”gathering places is enclosure.”

“…a sense of enclosure depends heavily on the proportional “…a sense of enclosure depends heavily on the proportional relationship between the size of the open space and the height orelationship between the size of the open space and the height of the f the surrounding buildings…the ratio of height to width found in the surrounding buildings…the ratio of height to width found in the best best plazas ranges from 1:1 to 1:3.”plazas ranges from 1:1 to 1:3.”

“…this is not an antiquarian standard but one based on the uncha“…this is not an antiquarian standard but one based on the unchanging nging nature of human scale…based…on the relationship between the nature of human scale…based…on the relationship between the proportions of urban spaces and the angles at which people standproportions of urban spaces and the angles at which people standing ing within the plaza typically look at buildings.”within the plaza typically look at buildings.”

Place Making; Developing Town Centers, Place Making; Developing Town Centers, Main Streets and Urban VillagesMain Streets and Urban VillagesCharles C. Charles C. BohlBohl, Urban Land Institute, 2002, Urban Land Institute, 2002

“Buildings also do much more than house people and shops; they e“Buildings also do much more than house people and shops; they establish the stablish the design vocabulary of places and the visual rhythm of streetscapedesign vocabulary of places and the visual rhythm of streetscapes. s. Architectural elements that contribute to the overall sense of pArchitectural elements that contribute to the overall sense of place include:lace include:

Height (both of buildings and individual floors); Height (both of buildings and individual floors); Scale and massing;Scale and massing;The extent to which buildings are attached or detached from one The extent to which buildings are attached or detached from one another;another;The spacing between buildings and the street;The spacing between buildings and the street;The proportion of windows, bays, doorways, porches, and other feThe proportion of windows, bays, doorways, porches, and other features;atures;Architectural style; Architectural style; Materials, finishes, and textures;Materials, finishes, and textures;A number of other elements…”A number of other elements…”

Comparative AnalysisComparative Analysis–– Socioeconomic:Socioeconomic:

Methodology Methodology –– Market Studies; Property Market Studies; Property Tax Analysis; Development History; Tax Analysis; Development History; Planning StudiesPlanning Studies

Place Making in SuburbiaPlace Making in SuburbiaUrban Land, October 2000Urban Land, October 2000

New Workplace Environments:New Workplace Environments:

“Both for companies that would otherwise be “Both for companies that would otherwise be isolated in office and technology parks, and for isolated in office and technology parks, and for “new economy” workers who are tired of the “new economy” workers who are tired of the “virtual world” of computers, e“virtual world” of computers, e--mail, and mail, and telecommuting and eager for face to face contact telecommuting and eager for face to face contact –– town centers and mixed use environments offer town centers and mixed use environments offer an appealing alternative.” an appealing alternative.”

Demographics and Housing Demand Demographics and Housing Demand --Typical HighTypical High--End Condo ProfileEnd Condo Profile

Unit Characteristics Unit Characteristics 1,500 1,500 -- 2,000 SF2,000 SF$200 $200 -- $300 per SF$300 per SF$300,000 $300,000 -- $600,000 per Unit$600,000 per Unit

Estimated Annual Household Estimated Annual Household EarningsEarnings

Minimum $120,000 to Minimum $120,000 to $240,000 or Higher $240,000 or Higher

(39% of Village HH Earned Less (39% of Village HH Earned Less Than $100,000 in 1999)Than $100,000 in 1999)

Move Up Or Move Down Move Up Or Move Down Buyers Could Earn LessBuyers Could Earn Less

BuyersBuyersYoung ProfessionalsYoung ProfessionalsEmpty NestersEmpty Nesters

Comparative AnalysisComparative Analysis––Socioeconomic:Socioeconomic:

Conclusions:Conclusions:Status Quo maintains existing social and economic Status Quo maintains existing social and economic conditions.conditions.Status Quo may not be sustainable due to property tax Status Quo may not be sustainable due to property tax issues.issues.Business and Shopping District will provide additional Business and Shopping District will provide additional commercial services. commercial services. Mixed Use Village Center will provide additional commercial Mixed Use Village Center will provide additional commercial services.services.Mixed Use Village Center also provides opportunities for Mixed Use Village Center also provides opportunities for more significant and higher quality public gathering spaces.more significant and higher quality public gathering spaces.Mixed Use Village Center more competitive than singleMixed Use Village Center more competitive than single--use use shopping center.shopping center.

Place Making; Developing Town Centers, Main Place Making; Developing Town Centers, Main Streets and Urban VillagesStreets and Urban VillagesCharles C. Charles C. BohlBohl, Urban Land Institute, 2002, Urban Land Institute, 2002

Creating Places for a Changing America: … broader implications oCreating Places for a Changing America: … broader implications of America’s f America’s changing demographics:changing demographics:

Change from mass market standards to niche market differentiatioChange from mass market standards to niche market differentiation.n.

Change from unplanned suburbs to planned master communities.Change from unplanned suburbs to planned master communities.

Change from suburban anonymity and individualism to yearning forChange from suburban anonymity and individualism to yearning forcommunity.community.

Change from contemporary to neoChange from contemporary to neo--traditional styling.traditional styling.

Change from stripChange from strip--commercial suburban sprawl to compact highly defined commercial suburban sprawl to compact highly defined town centers.town centers.

Place Making; Developing Town Centers, Main Place Making; Developing Town Centers, Main Streets and Urban VillagesStreets and Urban VillagesCharles C. Charles C. BohlBohl, Urban Land Institute, 2002, Urban Land Institute, 2002

Evolving Retail Realms:Evolving Retail Realms:

“The challenge for the planners, designers, and “The challenge for the planners, designers, and developers of main streets and town centers is to developers of main streets and town centers is to create places that are more than simple create places that are more than simple reconfigurations of conventional retail projects…reconfigurations of conventional retail projects…

“Main street is not two strip centers face“Main street is not two strip centers face--toto--face; face; the developers of these kinds of centers require a the developers of these kinds of centers require a citycity--building mentality…”building mentality…”

Comparative Analysis Comparative Analysis –– Community Community CharacterCharacter

Methodology Methodology –– Planning Studies and Burr Ridge Planning Studies and Burr Ridge Comprehensive Plan; Architectural ReviewComprehensive Plan; Architectural ReviewConclusions:Conclusions:

Status Quo maintains existing character.Status Quo maintains existing character.Business and Shopping District provides limited opportunity to Business and Shopping District provides limited opportunity to enhance public places or to create an interesting community enhance public places or to create an interesting community gathering place.gathering place.Business and Shopping District does not accommodate the Business and Shopping District does not accommodate the creation of unique architectural places.creation of unique architectural places.Business and Shopping District limits creation of unique Business and Shopping District limits creation of unique character for socialization, especially during noncharacter for socialization, especially during non--peak hours.peak hours.Mixed Use Village Center offers greatest opportunity to create aMixed Use Village Center offers greatest opportunity to create acommunity character that is physically identifiable and is community character that is physically identifiable and is attractive as a public meeting place.attractive as a public meeting place.

Comparative Analysis Comparative Analysis -- FeasibilityFeasibility

Methodology Methodology –– Market Studies, Property Tax Analysis, Market Studies, Property Tax Analysis, Planning Studies, Development HistoryPlanning Studies, Development HistoryConclusions:Conclusions:

Status Quo may not be sustainable due to property taxes, Status Quo may not be sustainable due to property taxes, office market, and continued pressure for alternative uses.office market, and continued pressure for alternative uses.Suburban Shopping and Business District Suburban Shopping and Business District -- Retail market Retail market study indicates that retail is a feasible option.study indicates that retail is a feasible option.Mixed Use Village Center Mixed Use Village Center -- Retail and residential market Retail and residential market studies indicates that both are feasible.studies indicates that both are feasible.Proposed mixed use town center project pending before the Proposed mixed use town center project pending before the Village indicates commitment by the development industry.Village indicates commitment by the development industry.

Summary Summary –– Criteria Employed:Criteria Employed:

TrafficTrafficCost/Benefit Analysis Cost/Benefit Analysis -- Revenues and Revenues and ServicesServicesDesign and ArchitectureDesign and ArchitectureSocioeconomicSocioeconomicCommunity CharacterCommunity CharacterFeasibilityFeasibility

Place Making; Developing Town Centers, Place Making; Developing Town Centers, Main Streets and Urban VillagesMain Streets and Urban VillagesCharles C. Charles C. BohlBohl, Urban Land Institute, 2002, Urban Land Institute, 2002

“Residential development…is a key ingredient in the long“Residential development…is a key ingredient in the long--term success of any term success of any town center. …town center residences can provide an instant custown center. …town center residences can provide an instant customer base tomer base for shops, restaurants, and entertainment venues. Housing also for shops, restaurants, and entertainment venues. Housing also creates creates pedestrian activity day and night, which add vitality to a town pedestrian activity day and night, which add vitality to a town center.”center.”

“…housing is an essential ingredient that distinguishes town cen“…housing is an essential ingredient that distinguishes town centers from ters from simple shopping centers…simple shopping centers…

…multi…multi--family housing should be included early in town center projects family housing should be included early in town center projects to to establish a human presence and a minimum level of everyday activestablish a human presence and a minimum level of everyday activity on the ity on the street.street.

…(residents) quickly assume ownership of the public realm; watch…(residents) quickly assume ownership of the public realm; watching over ing over streets, parking areas, and public spaces; noting any shortcominstreets, parking areas, and public spaces; noting any shortcomings in the gs in the appearance and maintenance of shops and infrastructure; and takiappearance and maintenance of shops and infrastructure; and taking part in ng part in the life of the town center simply by carrying out their daily rthe life of the town center simply by carrying out their daily routines.”outines.”

Closing Summary Closing Summary -- Critical Critical Ingredients for a Village Center;Ingredients for a Village Center;

Mixed use Mixed use –– including residential;including residential;Improves Design and Architecture; in Improves Design and Architecture; in particular, the creation of public spacesparticular, the creation of public spacesImproves Vitality; human interactionImproves Vitality; human interactionImproves Competitiveness and Economic Improves Competitiveness and Economic Position of Village CenterPosition of Village Center

Building height and mass;Building height and mass;Creation of public spaces.Creation of public spaces.

What did we learn?What did we learn?Planning Process:Planning Process:

The “textbook planning process” works.The “textbook planning process” works.Critical to identify and address key issues early and Critical to identify and address key issues early and often.often.

Planning Team: Planning Team: Broad based and inclusive planning team is critical; i.e. Broad based and inclusive planning team is critical; i.e. staff, consultants, variety of expertisestaff, consultants, variety of expertisePlanning process must be a collaborative effort with Planning process must be a collaborative effort with developer, consultants, staff, etc.developer, consultants, staff, etc.Determine members roles on planning team earlyDetermine members roles on planning team earlyLeadership from Village staff is critical but…Leadership from Village staff is critical but…Advocacy from staff is preferred but may not be practicalAdvocacy from staff is preferred but may not be practical

What did we learn?What did we learn?Concurrency Concurrency –– Long Range and Current Planning:Long Range and Current Planning:

Long range planning may be enhanced by current plan Long range planning may be enhanced by current plan review process.review process.Long range planning may be better in two step process; Long range planning may be better in two step process; 1) create a broad vision concurrent with plan review 1) create a broad vision concurrent with plan review process and 2) do additional subprocess and 2) do additional sub--area planning laterarea planning later

Plan Review:Plan Review:A good plan will carry the day.A good plan will carry the day.A singleA single--use district can be converted to mixed use use district can be converted to mixed use –– at at least at the planning stages.least at the planning stages.It is important to distinguish mixed use or downtown It is important to distinguish mixed use or downtown zoning from other land use districts.zoning from other land use districts.

What did we learn?What did we learn?Consensus Building:Consensus Building:

Continuing education is important when introducing new Continuing education is important when introducing new land use concepts.land use concepts.Real life examples are the most effective tool for Real life examples are the most effective tool for converting skeptics.converting skeptics.Staff as advocate may work best but must be Staff as advocate may work best but must be determined case by case determined case by case –– be careful.be careful.Consensus building requires a diversity of approaches; Consensus building requires a diversity of approaches; everyone learns and listens differentlyeveryone learns and listens differently

Contacts:Contacts:

Village of Burr RidgeVillage of Burr RidgeDoug PollockDoug PollockCommunity Development DirectorCommunity Development Director(630) 654(630) 654--8181, Ext. 1208181, Ext. 120dpollock@burrdpollock@burr--ridge.govridge.gov

TD & ATD & ABob AhlbergBob AhlbergVice PresidentVice President(312) 664(312) 664--65006500bobahlberg@tdaplan.combobahlberg@tdaplan.com

Opus North CorporationOpus North CorporationMatt NixMatt NixSenior Real Estate DirectorSenior Real Estate Director(847) 318(847) 318--16711671matt.nix@opusnorth.commatt.nix@opusnorth.com

The Burr Ridge The Burr Ridge Village Center Village Center Planning Process; Planning Process;

Building Building Consensus for Consensus for Mixed Use…Mixed Use…