Summer Event launches discussion

The MDRN-DesPlaines Summer mobile workshop was a great event -- and also served as a launchpad for further discussion of current real-life design projects.  Scott Mangum provided many examples of efforts to revitalize downtown public spaces.  And the MDRN Advisory Committee agreed to feature these in the Linked-In - MDRN discussion group.  Join in there for further details!

New Signs on MainStreet Buildings?

La Grange is, like many communities, in the process of tenanting a former Borders building on a prominent corner – facing both La Grange Road (Mannheim) and the BNSF railroad.  Since it's difficult to find one retailer for such a large two story space, the building has been divided into units – with separate tenants for the first and second floors.

Each tenant would be seeking wall signage as proposed in the attached image, but some towns do not permit wall signs above the first floor. 
This case example raises many interesting issues relating to suburban downtown redevelopment, adaptive reuse of buildings, and conservation of traditional walkable mainstreets.  How would you balance these interests?

Downtowns Are Either Improving or Declining

At the March MDRN Symposium, Linda Bolte - Chair of Oak Park Plan Commission provided a unique perspective as to how developers, civic groups and village officials collaborate to shape in-fill projects.

The project began with negotiations to adapt the designed density to existing zoning and height restrictions, including overlay district considerations. The developers demonstrated visually (below) how the designed building volume could be "tilted-up" to relate to the existing downtown buildings.

While the project was pending --during the recession-- the building proposal had to be modified extensively, including shifting the mix of uses to an increase in rental units. This modification, analysis and public venting required 35 public meetings from stakeholders to Board approvals.

The images below illustrate how the massing and articulation evolved from the concept to the final proposal.

                                   

Yet for all the planning adjustments and design review, the street level modifications were relatively subtle, eg. the entrance canopy:

The Sertus Tower is a measure of improving economy for the village. By the linking the Lake St. business corridor, the addition of 400 new residents, a new parking garage and more jobs the development serves to implement the Downtown Master Plan. The $81 million private investment is estimated to bring the village $1.3 million in property tax and an extra $786,000 in annual sales tax.

Overall, the project demonstrates the endurance required to complete a project under current conditions.

Featured Project: The Eastwood in Evanston, Il

The presentation at the recent MDRN Symposium featuring the Eastwood Development in Evantson, Il - dramatically illustrated a suburban downtown development story - and struggle with both height and density -- that has played out many times in recent years.The pictures below show the design (front) and density (back) trade-offs of each proposed development.

The five story condominium proposal was originally designed in 2007 at the peak of the real estate market, this proposed version had extensive architectural detail, and articulated mansard rooflines.

By late mid-2008 the development was rescaled into a 4 story condominum, losing many of its design details  to adjust to the height restrictiona and changing housing market:

 Presently, the Eastwood development has further adjusted the design enhancements to fit the current market as a 4-story mixed use structure.

As the speaker noted, economic timing is critical for new development and the review process must be efficient to support quality design. In this instance a welcome economic improvemnt will, hopefully, be accomplished -- but with the loss of attractive architectural details that became unaffordable as the process became extended. This LEED silver certified development will be made possible through the collarboration of Dodge Capital and OKW Architects, groundbreaking to begin in the coming months.

New Opportunities in Post-Recession Urban Areas

                                                     

The Municipal Design Review Network's March 15th Symposium, Design & Density: Infill Redevelopment was a lively, thought-provoking seminar on the broader suburban context of infill development, which included discussions on collaboration, creativity, and solving such issues as infrastructure and financing challenges.


Case studies were presented by: Robert Horne & Michael Breclaw, the Eastwood Development in Evanston, and Linda Bolte, Oak Park - the Sertus Tower.