Downtown Glenview
March 19, 2013 -- To facilitate the lease of 1020 Waukegan Road, the former Dominick's, by Heinen's Foods for up to 10 years, the Village Board:
awarded a contract to Meridian Services of Lake Bluff for $91,584 to demolish the building;
authorized an agreement with ComEd for $26,328 to relocate electric poles, and authorized an agreement with AC/DC Electric of Wauconda for $45,252 to relocate electric service;
authorized an agreement with URS Corp. of Chicago for $74,280 to assess the site’s environmental condition, remove three 1,000-gallon underground tanks and ensure a clean, ready-to-build site; and
authorized execution of an easement agreement with Chicago Title Land Trust Co. that will allow access to the site from Glenview Road.
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March 19, 2013 -- The Village Board of Trustees gave final approval to several requests related to the Midtown Square development, 1801-25 Glenview Road, which consists of a four-story mixed use building with ground-floor retail and 142 rental apartments on the 2.7-acre parcel.
Approved with: a Planned Development, conditional use, final site plan review, vacation of public right-of-way and final subdivision.
Staff Report
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March 19, 2013 -- The Village Board of Trustees approved a text amendment to the Municipal Code that will expand permissible uses on the first floor of buildings along Glenview Road and along Waukegan Road from Glenview Road to Grove Street in the Downtown Development District. The changes are designed to further support the Downtown Master Plan's vision of a walkable, pedestrian-friendly district.
The new permitted uses would include: yoga/pilates/personal training; health and fitness clubs; indoor recreation; health and beauty services; laundry/dry cleaning/tailoring; music and dance schools; art and photo studios; print and copy shops; education/tutoring; day care; and physical therapy/chiropractors.
Staff Report
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January 29, 2013 -- The Plan Commission discussed changes to the Downtown District Use Code. The review is scheduled to continue at 7 p.m. Tuesday, February 12, 2013 at Village Hall, 1225 Waukegan Road.
Staff Report
Use Code Chart -----------------------------------------------------------------------------------------------------------------
January 8, 2013 -- The Plan Commission began its review of the proposed Midtown Square mixed-use development, which would be located on the south side of the 1800 block of Glenview Road. The review is scheduled to continue at 7 p.m. Tuesday, February 12, 2013 at Village Hall, 1225 Waukegan Road.
December 11, 2012 -- The Village Board of Trustees approved a Purchase and Sale Agreement that sells Fire Station 6 and the parking lot behind it at 1815 Glenview Road to Trammel Crow. The developer has proposed building a mixed-use development, comprised of ground-floor retail and three levels of apartments on the south side of the 1800 block of Glenview Road. The Plan Commission is scheduled to begin its review of the proposed project at 7 p.m. Tuesday, January 8, at Village Hall, 1225 Waukegan Road.
The Village Board also authorized execution of a 10-year ground lease with Heinen's Inc. for the property located at 1020 Waukegan Road, the former Dominick's grocery store. Heinen's intends to construct a new building of similar size on the 3-acre site for a full-service grocery store enhanced by offerings of specialty products and prepared foods.
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December 6, 2012 -- The Plan Commission discussed changes to the Downtown District Use Code.
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November 21, 2012 -- Two related developments are under consideration that are expected to kick start the vibrant, pedestrian-friendly vision of downtown Glenview laid out in the Downtown Master Plan adopted by the Village Board in 2006:
- Oakbrook-based Trammel Crow Co. has submitted a proposal for a mixed-use development, comprised of ground-floor retail and three levels of apartments above, on the south side of the 1800 block of Glenview Road, which entails acquiring four parcels between Pine and Church streets.
- One of the parcels the developer has been negotiating to purchase contains the Village-owned Fire Station 6 and the public parking lot behind it, at 1815 Glenview Road. The Village therefore is considering moving the fire station to the site of the former police station at 1215 Waukegan Road, directly south of Village Hall at 1225 Waukegan Road.
Here are maps of the proposed development and the proposed fire station relocated to the Village Hall campus.
Here is the schedule for community meetings about the proposals and Village Board meetings:
- The developer will present its plans for the mixed-use development on the 1800 block of Glenview Road at a community meeting at 7 p.m. Wednesday, November 28, at Village Hall, 1225 Waukegan Road, in the board room.
South 1800 Block Glenview Rd Neighborhood Meeting 11-29-12.pdf
- Village staff will discuss the fire station relocation project at a community meeting at 7 p.m. Thursday, November 29, at Village Hall, 1225 Waukegan Road, in the board room.
Waukegan Rd Fire Station Neighborhood Meeting 11-29-12.pdf
- The Village Board of Trustees will consider the proposed purchase and sale agreement for the 1.29-acre property at 1815 Glenview Road at its Tuesday, December 4, meeting, which begins at 7:30 p.m. at Village Hall, 1225 Waukegan Road, in the board room.
- The Village Board of Trustees will consider action on the agreement and any further discussion at a special meeting at 7:30 p.m. Tuesday, December 11, at the Police Station, 2500 E. Lake Ave., in the community room.
Both proposed projects would be subject to the Village's formal review process, including public hearings and discussion before the Plan Commission. That process would likely start in January 2013, depending on the Board's December 11 action.
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UPDATE: A special meeting has been scheduled by the Plan Commission to review the proposed Downtown District Use Code changes. The meeting will be held at 7 p.m. Thursday, December 6, at Village Hall, 1225 Waukegan Road, in the board room. At this meeting, the Plan Commission will discuss the documents below marked with the date of 10-30-12.The public is welcome at the meeting and anyone wishing to speak is encouraged to address the Plan Commission. Please contact the Planning/Economic Development Department at (847) 904-4309 with any questions.
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The Glenview Plan Commission was originally scheduled to further discuss the proposed text amendment to the Downtown Development District Code on October 9, 2012, but was continued due to a lengthy agenda. The text amendement will next be discussed on October 30, 2012 at the regularly scheduled Plan Commission meeting. Further updates will be posted on this page.
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September 11, 2012 -- The Glenview Plan Commission began its review of a proposed text amendment to the Downtown District Development Code, the first of what is expected to be several review sessions.
Particular focus will be on reviewing and amending the uses along Glenview Road in the downtown area.
Currently, the Downtown Development District regulations permit only retail uses on the main floor of structures along Glenview Road, with service and professional offices limited to upper floors, adjacent secondary streets or 50 feet behind Glenview Road.
Based on recommendations from real estate development consultant U.S. Equities, and Village Board of Trustees direction from its May 22, 2012 discussion, staff was asked to come up with a proposal to allow some personal service and drive-through uses.
The Plan Commission review began with presentation of a list of current permitted and conditional uses within the zoning district and suggested modifications.
The Plan Commission is next scheduled to continue its review at 7 p.m. Tuesday, October 9, 2012. Future Plan Commission meetings are expected to deal with proposals related to drive-through uses and ways to appeal to the Zoning Board of Appeals decisions to the Village Board.
September 11, 2012 Plan Commission Report
Watch the discussion
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May 22, 2012 -- Following discussion by the Village Board of Trustees regarding drive-through and service uses in Downtown Glenview, Village staff was directed to prepare text amendments for review by the Plan Commission this summer that would expand the Downtown Development Code. The goal is to:
Allow consumer-oriented and personal service uses by right in all first-floor locations, as illustrated here. In most downtown locations, use of first-floor spaces currently is restricted to retail businesses in order to preserve the pedestrian shopping experience without interruption from low-activity uses such as service providers and officers. Consumer-oriented services uses, however, are supportive and complementary to downtown retail due to the repeat customer traffic generated. Allow drive-throughs as conditional uses. Currently prohibited downtown, drive-throughs that are accessory to an allowable principal business (e.g. restaurant) would be elgible for conditional-use approval. Approval would be dependent on factors typically considered in evaluation of a drive-through, including public safety, with an added requriement that downtown drive-throughs be limited to one curb cut on Glenview Road so as to minimize pedestrial conflict.
These Code amendments are part of an ongoing effort to respond to public, property owner, broker and developer feedback regarding vacant commerical space in Downtown Glenview and an awareness of the market conditions contributing to these vacancies.
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April 25, 2012 -- Downtown Glenview was the subject of a Village Board of Trustees workshop. U.S. Equities, the board's development advisory team, presented recommendations to modify the Village's Downtown Development (form-based zoning) Code in order to allow select types of service businesses and drive-through facilities in areas where they are currently prohibited, and to construct angled parking on portions of Glenview Road.
The workshop was the latest presentation by U.S. Equities, which began its analysis last fall with direction to focus on implementing the 2006 Downtown Revitalization Plan, including:
Formulating targeted strategies for reuse/redevelopment of Village-owned sites (the former Dominick's store, downtown Fire Station and Village Hall);
Generating ideas to facilitate investment in private downtown properties;
Reviewing codes and regulations governing downtown development; and
Reaching out to business owners, property owners and the public.
Although the community's vision was well articulated in the Downtown Revitalization Plan, which remains the guiding planning document for downtown, the strategies for achieving it were determined to be in need of re-evaluation in light of recent economic changes.
At an initial March 6 workshop, U.S. Equities and it subcontractor, Goodman Williams Group, defined Glenview's downtown as a "neighborhood" shopping district, with a trade that includes primarily Glenview and portions of adjacent communities. Constraints included insufficient retail demand to fill all existing vacant space; lack of capital for tenant improvements and remodeling of older buildings with outdated layouts; and insufficient street parking. The U.S. Equities team began to lay out the groundwork for forthcoming recommendations for revitalizing downtown Glenview.
Those recommendations, which resulted from a thorough review of the Village's codes and discussions with property owners and the development community, were articulated by U.S. Equities April 25:
Allowing retail-supported service uses (such as personal, recreational and educational services) in first-floor retail spaces where they are currently prohibited, in order to provide a larger base of potential shoppers, add energy and activities to the street and fill vacancies.
Allowing drive-through facilities as a conditional use so that retailers that desire them, such as pharmacies and coffee shops, will be able to consider downtown locations.
Adding angled parking to portions of Glenview Road in order to maximize convenient parking near retailers' front entrances.
The Village Board directed staff and the U.S. Equities team to compile additional information prior to consideration of action on the recommendations. Another workshop is to be scheduled in June.
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The Village Board committed to downtown Glenview revitalization in January 2004, when it formed a committee to come up with a definitive and comprehensive master plan. A vision of a vibrant, pedestrian-friendly downtown, the Downtown Revitalization Plan, was adopted in June 2006; in June 2008 a form-based zoning code and district were established to guide developers with regard to how structures should be designed and placed on particular sites.
Just as everything was put in place, the recession of 2008 froze the potential for downtown revitalization. Now, with the economy seeming to thaw, Glenview is poised to move ahead with downtown redevelopment.
In September 2011, the Village Board of Trustees
hired U.S. Equities LLC as a development advisor to assist with recommendations related to creating market-based, executable redevelopment strategies for downtown Glenview. The focus was to be Village-owned properties in the downtown district (the former Dominick's at 1020 Waukegan Road; Village Hall at 1225 Waukegan Road; and Fire Station 8 at 1815 Glenview Road).
U.S. Equities began to discuss its findings at a March 6, 2012, Village Board of Trustees workshop. The consultant indicated the Village is continuing to negotiate the sale of the former Dominick's property for grocery use and encouraged continued study of Village codes and regulations in order to support redevelopment and reuse of downtown properties.