The following questions were posed through the Zoom Q&A by participants during the Glenview Connect Village Board Workshop #1 on October 22, 2020. Responses have been provided by the project team (Village Staff, CRTKL and Ricker │ Cunningham). In a few instances, additional words may have been added (in parentheses) for clarity purposes, however every attempt was made to ensure the integrity of the question was not altered.
A: The strategy for each study area would address any gaps in housing products and price ranges, as well as be sensitive to the neighborhood context when recommending various housing product types to fill those gaps.
A: The suburbs generally mimic what happens in the City of Chicago. Specific details on Glenview are listed on Page 51 of the report.
A: Yes. Vacancy rates for Glenview developments are listed on Pages 59, 62 and 65 of the report and rent rates are high as they approach similar per square foot rent rates that would typically only be found in the City of Chicago.
A: The Village Board expects to hold a workshop in the beginning of 2021 to review affordable housing in the Glenview community.
A: This study has been identified as a Village Board initiative since 2018. When major economic events happen, it provides a unique opportunity for communities to position themselves to be ready for investment when things return to a “new normal”. Participation in some studies has increased during the pandemic as participants can join the public process remotely and often times feel more comfortable providing feedback than if the meeting was in person.
A: The redevelopment process of the former Bess Hardware store began when the Village approved the purchase of the property in December 2016. Subsequently materials were distributed advertising the sale of the property beginning in July 2017 and following the development review process the Drake development was approved on March 3, 2020. The Village Board adopted a moratorium on new downtown redevelopments ahead of the community beginning the review of updates to the Downtown Revitalization Plan and Downtown Development Code included as part of this study.
A: The revitalization of downtown Glenview has been a long-term Village initiative and numerous downtown improvements consistent with the Downtown Revitalization Plan have been implemented. Much work remains and given the varying community perspectives on downtown revitalization an update was determined necessary to the almost 15-year old plan. The goal of the Downtown Blueprint is to bring the preferred downtown concepts up-to-date by balancing design, community input and financial feasibility. The number and size of sites that may be susceptible to change is dependent on numerous factors and constraints, and the implementation of plans can often take decades.
A: Village staff has provided periodic updates on the process to the Glenview Chamber during their Board meetings and invited their membership to participate in the conversation. Later in the process it is expected Chamber members would participate in focus groups to discuss relevant topics associated with both the Development and Downtown Blueprints. During the process, the project team will be gaining a better understanding of the Chamber’s role in the community and evaluating how the Chamber may support or be a more active participant in any recommendations that may be development for each of the blueprints. On past projects, Chambers of Commerce have been especially helpful in identifying and facilitating outreach efforts to the private sector.
A: The Village’s 2017 Comprehensive Plan studies this site as a sub-area and identified various opportunities if the site were to be redevelopment. Such concepts included reuse or redevelopment under the existing industrial zoning, reuse of the building as an institutional use (e.g. a public or private school), and a redevelopment of the site as cluster single-family residential with similar zoning as the neighboring Tall Trees subdivision. If further investigation of the property is determined necessary, it could be included as a potential “spark” site in the Waukegan Road study area.
A: This data was not collected as part of the Zoom polls during the workshop. Demographic information is being collected as part of the community survey and responses to the survey questions can be grouped to show who works and lives in Glenview. To take the survey follow this link. https://www.glenviewconnect.com/glenview-connect-community-survey
A: Most community-wide planning efforts have to consider the needs and desires of the next generation, which are often different than the needs and desires of the primary participants of a study. A long-term perspective for the community will allow the Village to put in place short term strategies to better achieve the identified long-term vision.
A: Our initial evaluation indicates that Glenview, in fact, has a relatively wide range of housing products. The strategy for each study area would address any gaps in housing products and price ranges, as well as be sensitive to the neighborhood context when recommending various housing product types to fill those gaps. For example, recommendations on housing types will likely be different along the commercial corridors compared to downtown Glenview or The Glen Town Center.
A: The study will include analyses of five (5) study areas (Downtown Glenview, The Glen Town Center, Willow Road Corridor, Milwaukee Avenue Corridor, and Waukegan Road Corridor)
A: More than 60 members of the public attended the first Glenview Connect Board Workshop on October 22, 2020.
A: Most special area and comprehensive plans are written to provide direction for future activities over a 10- to 20-year period after a plan’s adoption. The Downtown Revitalization Plan was adopted in 2008 and the Downtown Development Code, which is the zoning that establishes development requirements and regulations intended to implement the Plan, was adopted in 2008 (see link to view Plan and Code https://www.glenview.il.us/business/Pages/Downtown-Glenview.aspx). The Village’s Comprehensive Plan was adopted in 2017 and included these three downtown goals – Explore opportunities to reinforce Downtown’s civic identity; Continue to support the implementation of the Downtown Revitalization Plan; and, Seek out opportunities to support economic stability of the Downtown (see link to view Plan pages 86-89 of pdf https://www.glenview.il.us/business/Documents/2017_Comprehensive_Plan.pdf)
A: The vision statement(s) for the study areas have not yet been determined, but will rely primarily on public input from stakeholders throughout the community and be reflective of the Village Board’s direction over the next several GlenviewConnect meetings.
A: A wide range of diversity elements (including these examples) will be taken into consideration in soliciting feedback. Age diversity is just one example that was highlighted.
A: Village staff reached out to the teacher at Glenbrook South and she has provided all the information on the GlenviewConnect project to the civics class students.
A: The Zoom polls are anonymous and designed to assess the various interests of the participants.
A: ESRI is the source. The Tapestry Segmentation Profile is a proprietary data product that is used by real estate site selection specialists. Yes it is specific to Glenview.
A: Millenials’ moving to the suburbs was beginning to occur before COVID and has been accelerated slightly during COVID.
A: The project team is evaluating similarly-sized communities to Glenview, but there are trends and attributes of larger cities which can provide both lessons learned and a look at new product types that can easily be scaled for smaller communities. This is especially true in large metropolitan areas where the urban / suburban environments interact with one another. The examples used in the presentation were meant to represent examples of the impacts of various trends and not meant as specific examples that would be replicated in Glenview at the same scale.
A: It really depends on the location of the retail or restaurant business. As we evaluate individual study areas, the project team can provide estimates of this purchasing behavior.
A: No, those “city” amenities can be provided in an environment that is significantly less dense than the “city” itself. Suburban communities throughout the country are finding that accommodating these urban-like amenities has allowed them to attract more young people and households seeking a lower-maintenance suburban lifestyle.
A: There is definitely an “aging in place” component to this change, which is generally a good thing for a community. In Glenview, however, those residents aging in place and leaving the workforce are not being replaced by younger residents entering the workforce.
A: The meeting materials and data collected for Workshop #1 were specific to Glenview. While the future trends relayed were national and regional based, the project team provided them as information for the community to use in determining how to expand and build on the community's legacy to help lead the Village into the future. Comparing Glenview to its neighbors is what a prospective home buyer or renter would do prior to selecting what town they want to live in. As previously noted, the intent of showing examples of Bethesda and other similar examples, was not to suggest those developments should be built in Glenview, but to show a representation of how the trends discussed during the first workshop were implemented.
A: You have identified a core value for Generations X, Y and Z. Access to natural amenities and the expectation of environmental sustainability are critical drivers for these generations in choosing places to live and/or work.
A: Central Business District, examples of which could be downtown Glenview or the Glen Town Center.
A: The market analyses that will be completed for the study areas will consider all potential competition, whether within Glenview or from surrounding communities. It is important to note that retail and restaurant businesses primarily look for a reasonable “trade area” from which they can draw customers. Those “trade areas” rarely are based on municipal boundaries.
A: There are five study areas for the Development Blueprint, including downtown Glenview, The Glen Town Center, the Milwaukee Avenue Corridor, the Willow Road Corridor and the Waukegan Road Corridor.
A: The example project photos provided were meant to demonstrate how the trends discussed were implemented in real life, and not meant to suggest mixed-use developments from another location could be replicated in the same scale in downtown Glenview. The analyses and strategies for each study area will identify potential “spark” sites or areas for potential reinvestment or redevelopment, which may include areas that could be redeveloped in the short-term and others that may be long-term opportunities.
A: The reference to case studies was generic, as there have been no such studies conducted for sites in Glenview. Typical examples of blighted areas could be those with high tenant vacancy rates, buildings that have not been updated to reflect current market conditions, or sites that would be considered obsolete if existing uses were to vacate.
A: While the projects shown are only examples of multi-use developments, your sense of what younger generations are looking for is correct. This strategic effort will be focused on providing places for the breadth of the community in Glenview.
A: The purpose of the study is to expand and build on the community's legacy to help lead the Village into the future, which implies change is necessary.
A: This was a participant’s response to one of the polling questions that was also included in the Zoom Q&A.
A: The Allstate campus is located in unincorporated Cook County and has a Northbrook mailing address. If the campus were to be annexed to a town, it would be incorporated into the Village of Glenview corporate limits in accordance with a boundary agreement between the Village of Glenview and the Village of Northbrook. With the trend of major corporations re-evaluating the appropriateness of their large format campuses in the suburbs compared to major downtown metropolitan areas, it was determined that any redevelopment of the Allstate campus would have a significant impact on the area and as such should be included as a discussion item in Willow Road Corridor study area of the Development Blueprint.
A: The Presentation has been posted. Follow this link to the project website. https://www.glenviewconnect.com/development-blueprint-events/board-workshop-1 Follow this link to view a video of the workshop. https://glenview.granicus.com/MediaPlayer.php?view_id=2&clip_id=2281
A: There are likely multiple factors leading to Millennials’ choices, such as a desire to live in Downton Chicago, their location of employment, the availability of housing product types they are interested in, as well as the associated housing price points. This study will delve deeper into this questions to assist the community in determining how to potentially court residents in this demographic.
A: The colors used for the various zoning categories are very similar and will be updated to definitively show the different zoning categories. If there are other map discrepancies, please send us a comment via the project website. https://www.glenviewconnect.com/connect-with-us
A: The goal is to complete the process in Q2 2021.
A: The project website continues to be updated with more information as the process proceeds.
A: The goal of Downtown Blueprint is develop a range of catalyst project investments, test fit the catalyst projects from both design and financial feasibility perspectives with a conservative, moderate, and aggressive development approach, and create an implementation action plan to guide future investment. Through this effort, the project team will also suggest updates to the Downtown Development Code. Based on previous plans, it is expected the 1800 block of Glenview Road would be reviewed as a site with redevelopment potential.
A: The Workshop formats of these Blueprint projects includes more Village Board interaction than public, while the Open House formats include more public interaction than Village Board. As part of Workshop #2 there will be opportunities for the public to engage in the mini-visioning and SWOT exercises utilizing Zoom Q&A and there is an opportunity for public comment at the end of the meeting. The next Blueprint meeting is an Open House on December 17, 2020 at 7pm.
A: The Glen Town Center is one of the five study areas. Issues such as what steps might the Village take to assist in ensuring filled tenant spaces and other recommendations for this area would be forthcoming as part of the process.
A: Information has been posted in the Village Newsletters; on the Village website; through the weekly eGlenview notifications; sending information to a notification list where interested persons have signed up; sending information to a contact list of local HOA’s, service groups, religious organizations, local sporting organizations, etc.; on the project website; posts on various Village social media (Facebook, Twitter, Instagram); and through local newspaper articles.
A: See this link to take the self-guided tour. https://www.glenviewconnect.com/case-study-site-tours
