CITY COUNCIL AGENDA ITEM
ACTION REQUESTED:
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Approve Ryan Companies to initiate Phase II (Concept Refinement) of the Concept Creation process for the 5th Avenue area for City Council consideration.
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DEPARTMENT: Transportation, Engineering and Development
SUBMITTED BY: Amy Emery, AICP, Operations Manager
BOARD/COMMISSION REVIEW:
The 5th Avenue Steering Committee reviewed initial concepts prepared by Ryan Companies on August 28, 2018. The committee has prepared recommendations for refinement of the initial concepts for City Council consideration (Attachment 1).
BACKGROUND:
The 5th Avenue Project is focused on the potential redevelopment eight (8) parcels in the immediate vicinity of the Naperville Metra Station. These properties currently include several surface parking lots, an automobile repair business, the City’s former Public Works Facility, and the DuPage Children’s Museum.
On October 3, 2017, City Council approved a motion to engage and authorize Ryan Companies to conduct community engagement and market research to determine feasible and beneficial options for the redevelopment along the 5th Avenue corridor for the purpose presenting a concept plan for redevelopment of the 5th Avenue area for City Council consideration. The October 3, 2017 motion to proceed included several amendments including the caveat that Ryan Companies present a status report to the City Council every two months. Continuation of the process is contingent on an affirmative Council vote. The timing of these status reports was modified by City Council on July 17, 2018 to coincide with project milestones (e.g., concept development phases).
From October 2017 through July 2018 the Ryan Companies facilitated a comprehensive public engagement process including large and small community meetings, staff meetings, surveys, stakeholder outreach, newsletters, e-updates, interactive web pages, formation and involvement of a Steering Committee and six subject-based working groups. The purpose of this engagement was to solicit broad community input relative to the issues and opportunities for the study area. At the request of the Ryan Companies, a Concept Creation process was initiated by City Council on July 17, 2018 (Attachment 2).
INFORMATION:
On July 17, 2018 City Council directed the Ryan Companies to prepare initial concepts. The concepts were to be informed by Concept Principles prepared by the Working Groups and 5th Avenue Steering Committee (Attachment 3) and the direction included within the Areas of Conflict Document prepared by the 5th Avenue Steering Committee (Attachment 4).
Ryan Companies has developed two initial concepts for the 5th Avenue properties. Both concepts provide 1,681 dedicated commuter parking spaces and a mix of residential rental apartment units, condominium units, brownstones and townhomes. Additionally, both concepts include office and retail space and supporting amenities such as a plaza, pocket parks, pedestrian crossing improvements, roadway realignments and storm water infrastructure. The concepts are primarily distinguished from one another by differences in building height, locations of commuter parking and the siting of the DuPage Children’s Museum.
These initial concepts were presented at a Public Meeting held on August 22, 2018 (See Attachment 5 for summary). The concepts were then provided to the 5th Avenue Steering Committee for review and discussion on August 28, 2018.
In response to feedback received from the public and the 5th Avenue Steering Committee, Ryan Companies has prepared:
• Shadow studies with images depicting the summer and winter solstice and summer and fall equinox.
• School enrollment projections which estimate Concept A will generate approximately 50 students K-12 age and Concept B will generate approximately 60 new students.
• Examples of curbless/living (woonerf) streets similar to those envisioned with the proposed plaza from Batavia, Wheaton, and Oak Park, Illinois
The presentation materials presented on August 22, 2018 has been updated by the Ryan Companies (Attachment 6) to incorporate this information.
Based on feedback received from the public and the 5th Avenue Steering Committee, it is expected the Ryan Companies will consider the following input as they move forward with concept refinement as detailed in Phase II of the Concept Creation Process:
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TOPIC/ FEATURE |
RECOMMENDATION |
8/22 Request from Public |
8/28 Steering Committee Consensus Requests |
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1. Land Use & Density |
Consider moving housing units (and associated parking) from the Burlington Lot to Public Works Lot |
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X |
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Investigate an option with 200 residential rental units (vs. 400 shown on initial concepts). Note any impacts on attainable housing with this option. |
|
X |
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2.Greenspace |
Integrate existing parks into the overall greenspace master plan for the project |
X |
|
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Retain the general concept of the Kroehler Design (rowhomes, greenspace and storm water improvements), but adjust the orientation of the rowhomes to provide greenspace that is welcoming and invites the entire community |
X |
X |
|
3.Plaza (Woonerf) |
Focusing on increasing the overall area of the plaza (size shown on Concept B or larger), amenities within and experience of users |
X |
X |
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Provide additional information about freight train volumes, noise, odors, soot, and necessary safety measures |
X |
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Provide additional details about how to control/manage vehicular traffic traveling through this area |
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X |
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Consider opportunities for the plaza and building design to serve as an additional sound buffer |
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X |
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Enhance design and wayfinding to invite people into the plaza from the surrounding neighborhoods and community (not just passengers exiting the train) |
|
X |
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4.Parking |
Provide a comparison of code required and proposed parking ratios |
X |
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Evaluate and give consideration to additional commuter parking capacity at Burlington (vs. Public Works) |
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X |
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Provide additional information on parking operations and pricing |
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X |
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Balance the quantity of parking spaces with the dedicated use of those spaces (commuter or other user) and the visual character of the parking structures |
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X |
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5.Height & Design |
Develop additional images and perspectives of height from locations around the development, including locations within the Parkview and Pilgrim Addition neighborhood |
X |
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Evaluate how street edges of buildings fronting Washington Street are designed - look for ways to prevent “canyon” effect, soften those edges with grass/plantings, consider stepped back heights, create scale and depth transitions |
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X |
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Consider reducing height of the proposed office building by eliminating one or more stories |
|
X |
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Incorporate details from surrounding buildings (e.g., Kroehler’s arched windows) in design |
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X |
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Retain the openness and light that the windows and glass provide |
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X |
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Consider other traditional design details in keeping with existing buildings in the vicinity |
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X |
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6.Traffic & Walkability |
Provide analysis and traffic data comparison of concept options to appreciate traffic impact |
X |
X |
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Show safe walking paths for students walking to Ellsworth Elementary and Washington Junior High |
X |
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7.Financials |
Refine financials to include market data, tax revenue and potential funding sources |
X |
X |
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8.Multi-Modal Accessibility & Commuter Experience |
Inventory existing kiss and ride spaces and demand. Provide a comparison to kiss and ride provided within each concept. |
X |
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Provide more information about bicycle access and parking locations within the development. Compare to existing conditions. |
X |
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Model and compare overall commute times today to those proposed in the development on a parcel-by-parcel basis to appreciate impact on commuters. |
X |
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Share any recommendations suggested by Pace, Metra and BN and explain how feedback has been addressed in refined concepts |
X |
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NEXT STEPS:
If City Council directs Ryan Companies to initiate concept refinement, that effort will extend four to six weeks. Refined concepts would then be presented to the public and reviewed by the 5th Avenue Steering Committee. Recommendations would then be forwarded to the City Council for consideration as part of a required Ryan Companies check-in status report to proceed.
FISCAL IMPACT: None.
There is no fiscal impact resulting from the continuation of the concept development effort. The final scope of any redevelopment and associated financial impacts are not yet known. Any City costs associated with redevelopment will be subject to the review and approval of the City Council.