- Tinley Park State Campus Redevelopment Plan

TINLEY
PARK
State Campus Redevelopment Plan
STEERING COMMITTEE MEETING
FEBRUARY 10, 2016
AGENDA
• Workshop 1 Recap
• Workshop 1 Impressions?
• Observations
• Start with the End in Mind
• Stronger Setup for Next Meeting
• Workshop 2 Format
WORKSHOP 1 RECAP
WORKSHOP 1 RECAP
WORKSHOP 1 RECAP
WORKSHOP 1 RECAP
WHERE DO YOU LIVE?
Community members from all over attended.
WHERE DO YOU SHOP?
Restaurants
Groceries
Apparel / Goods
Popular locations concentrated around shopping centers.
WHERE DO YOU PLAY?
Downtown and public parks are popular destinations.
WHERE DO YOU WORK?
Many residents work outside the Village or don’t work.
WHERE DO YOU GO TO SCHOOL?
SWOT ANALYSIS - STRENGTHS
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Downtown Area
Shopping and Stores (191st with Target)
Farmer’s Market
History & Longevity of Businesses
Economic Potential
Convention Center / Hotels
Lake Michigan Water
Pizza
Moraine Valley Extension Campus
The People
All School Districts
Park District
Library
Low Crime Rate
Family-Oriented
Police Department
Fire Department
Community Activities (e.g. Christmas, Music
in the Park, Irish Parade, Cruise Nights, 4th
of July Fireworks Show)
• Community of Churches
• Senior Activities (Senior Commission Plans
These Activities)
• Hospitality
• Music Acts at the Amphitheater
• Charity - Support from Community
Towards Causes
• Volunteerism
• Chamber of Commerce
• Public Works Department
• Most and Best Veterans
• Stable Village Government
• Recycling Options
• Sister Cities & High School Exchange
Program
• Paws Animal Rescue - No Kill
• Neighborhood Look Outs / Neighborly
• CMS State Champs (Band)
• Metra Rock Island District Line
• Access to Expressway
• Geographic Proximity
• Two Beautiful Metra Train Stations
• Housing (Starter Homes, Medium, High
Income - Good Range)
• Cook County Forest Preserve
• Walking Paths & Bike Trails
• Travel Sports Teams
SWOT ANALYSIS - STRENGTHS
SWOT ANALYSIS - WEAKNESSES
• Empty / Vacant Buildings and Overrun Lots
• Uneven Distribution of Commercial & Retail
Property (in District 140, Tax Burden Falls
on Home Owners)
• Property Value vs Taxes Paid
• Location in Cook County
• High Non-Residential Property Taxes
• Not Attracting Businesses (e.g. Mariano’s)
• Lack of Sustainable Energy Sources
• Lack of Transparency in Government
• Lack of Liquidity
• No Hospital
• Inconsistent Building Codes / Zoning
Ordinances
• Feel the Public is Sometimes Missing a
Voice In Decisions
• Concerned the Government is too Corrupt
to Install Infrastructure
• Pedestrian Safety - Large Gaps In Sidewalk
Network
• What’s Already Established isn’t Fully
Complete
• Bicycle Trail Network Not Fully Complete
• Harlem Ave as Barrier (East to West) Need
Bike Access Across
• Lack Of Vehicle Charging Stations
• Hate Red Light Cameras
• Too Many Rental Properties
• Affordable Housing for Low-Income Is
Missing From The Housing Mix
• Vision + Planning Doesn’t Equal Execution
(Downtown Primarily)
• Code Enforcement on Residential
Properties
• Hold Meetings Elsewhere
• Lack of Pace Bus Service
SWOT ANALYSIS - WEAKNESSES
SWOT ANALYSIS - OPPORTUNITIES
• Revenue Generator (Through Taxes, External
Dollars Into Tinley)
• Reverse Commute (Develop Offices in Tinley)
• Sustainable Development Model (Ronan Park
and San Francisco, Ca)
• Capitalize on Traveling Sports Clubs from
Other Towns
• College or a Medical Research Facility
• Keep Convention Attendees in Town (Dining
Out)
• Hotel with Sustainable Sports Complex
• “Southside Ravinia”
• Higher Residential Density to Attract
Businesses
• Sports Complex Could Drive Commercial
Development Along Corridors (Naperville)
• 183rd Storefronts
• De-Annex to Will County
• Fulfill the Proposed Small, Intimate, Old-School
Movie Theater in Downtown Tinley
• Community Garden
• Hospital (Loyola Looking Around, University Of
Chicago)
• Organized Labor
• Cultural Elements - Showcase History
• SWCOC - Jim Garrett
• Gated Golf Course Community w/ Ranch
Houses
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Star Wars Museum
Separate Bike Trails From Streets
Prime Location, Easily Accessible
Entertainment Trolley - Transportation
Trolley Bus Services Offered At Hotel Sites
Connecting To The Downtown Area
Westfield Indiana Sports Complex (for
Families and Youth)
Tinley Programs, Athletics (Places Where Kids
Can Go)
Universal Design (Accessibility, ADA
Compliant)
Different Levels of Senior Housing
Park Land
Senior Housing Accommodations
Environmental Funding Options for
Remediation of Site
Vision
Let State Hold Property, Develop in Portions,
Developer Remediates (Phase The Project)
Development Extending Along Harlem Ave,
too
Corporate Sponsored Sports Complex to Help
Finance Project
Out Of The Box Ideas, Not Convenient
Buying Property Adds Control
SWOT ANALYSIS - OPPORTUNITIES
SWOT ANALYSIS - THREATS
• Tinley Tax Base
• Notification of Building Permits
• Lack of Financial Options (Banks Not
Lending/Financing Issues)
• Closing Down Manufacturing Operations /
Lack of Jobs
• Industrial Parks / Facilities
• Will County Business Tax Structure is
Lower… Cook County As Threat
• $4.50/sf in Will County; $8/sf in Cook
County (Real Estate Taxes)
• Low Enrollment in Schools
• Increased Demand On City Services
• Need To Keep An Open Mind, Even If You
Don’t Like The Idea Initially
• Another Municipality Could Purchase The
Property
• Increased Traffic
• Concentrating Low-Income Housing
• Residents Moving Out Of State
• Residential Development Leads To
Redistricting
• Cost of Environmental Remediation
(Estimate Seems Too Low)
• Cost of Purchasing Property / Financing
• Inaction On Master Plans - Set a Stake On a
Bold Vision or You Will Fall Apart
• Make Sure Public Gets Out Ahead Of
Private Investment - Require Private Sector
to Adhere to Public’s Vision
• Need Flexible Plan For The Uncertain
Future
• Not Applying Low-Tech, Simple Solutions
• Us Doing Things As We Have Been…
“Insanity Is Doing The Same Thing And
Expecting A Different Result” “… We Are
Our Own Worst Threat Because We Don’t
Want To Change”
• Competing Development Plans in Other
Parts Of Town (Supply & Demand of Willing
Developers)
• Need a Clear Path Forward
SWOT ANALYSIS - THREATS
MISSION STATEMENT EXERCISE
• “Tinley Park will be a place that brings all ages together, where
residents will have small town feel places to go visit and know other
community members, and keep revenue within the town through the
commercial and residential development and jobs, as well as diverse
activities appropriate for all ages.”
• “We the people of Tinley Park invite family and friends to stay and visit
our rich economic businesses and progressive lifestyle and achieve
a sense of community and diverse economic village. Our pride and
value for green space enrich our community and sense of pride.”
• “Tinley Park will develop on aesthetically pleasing area that provides
high end restaurants and entertainment opportunities. Tinley Park
will also provide green space and activities that improve the quality of
life of all residents through the A.P.E.X. idea that all people, property
and progress equals excellence.”
MISSION STATEMENT EXERCISE
• “An innovative and multifaceted development for building community,
generating revenue, and investing in a sustainable future.”
• Keywords - Improve Quality of Life, Grow Business, Economic
Development, Produce Revenue, Hospital / Continued Care,
Sustainability, Universal Design, Integrate Neighborhoods &
Community, Blend w/ other Areas of Town, Compliment not compete
w/ Town & Surrounding Area, Connections, Transportation, Celebrate
the Differences, Inviting, Quality, Unique
• “Create a new town center with purpose and sustainable activities,
while maximizing re-use and repurposing.”
• “Building a community for a sustainable future.”
• Keywords - Enduring, Charming, Young Families - Facilities, Attractive,
Progressive Design, Sports Fields, Activities, Water Features, Bike
Trails, Quality Restaurants, Job Opportunities - National Chain Shops
in Conjunction w/ Boutique Shops, Higher Quality of Life
I WANT... AT THE STATE PROPERTY.
I WANT... AT THE STATE PROPERTY.
WORKSHOP 1 IMPRESSIONS?
OBSERVATIONS
TRUST & ATTENDANCE
• Emphasize
Transparency
• More Face Time
• Diversify Community
Representation
• Recommending
Additional Workshop
during different hours
(possibly weekend)
COMPETING VISIONS
DO NOTHING
DO WHAT’S FAMILIAR
BE INNOVATIVE
‘Don’t Spend My Taxes
On This Project’
‘Gated Golf Course
Community w/ Ranch
Houses’
“Insanity Is Doing
The Same Thing And
Expecting A Different
Result”
START WITH
THE END IN MIND
LAND PURCHASE SCENARIOS
Q: What are the different scenarios for control of the site?
1. The State sells the land off piece-meal.
2. The State sells the land off to a single master developer.
3. The Village plans and zones the Site and the State still sells
it piece-meal.
4. The Village plans and zones the Site and the State still sells
it to a master developer.
PROJECT SCHEDULE
FEBRUARY
WORKSHOP 1
MARCH
Feb. 03
Building Blocks with Keypad
Polling
WORKSHOP 3
Regulatory Framework
WORKSHOP 4
Open House
MAY
JUNE
Scope
Additional
Workshops
Start the Conversation
WORKSHOP 2
APRIL
Feb. 24
Develop 3 Schemes
Apr. 13
Draft Development Plan
June 15
STRONGER SETUP FOR
NEXT MEETING
2014 FAQs
Q: Why should Tinley Park purchase this site?
A: This is an opportunity to create a legacy
project. The site’s location and size justify a cost
premium.
2014 FAQs
Q: How will the purchase and cleanup of the
property affect taxes?
A: It is not expected that the purchase or
cleanup will have any impact on existing
taxpayers.
2014 FAQs
Q: Will this compete with the Downtown Plan?
A: YES, if they are marketed at the same time. In
order to avoid this conflict the implementation
of the downtown plan needs to advance quickly.
And NO, these two distinct projects offer
different places, products and experiences. In
fact, the Village may have an opportunity to
better connect future residents of the site to
Downtown.
2016 FAQs
Q: What is the timeline and history of the
property and the Village’s involvement?
A: The Illinois Department of Central
Management Services (CMS) offered the
property for purchase on February 20, 2014.
2016 FAQs
Q: What is the status of property ownership who owns what?
A: The property is owned by the State of Illinois
and under the control of the Illinois Department
of Human Services.
2016 FAQs
Q: What are the estimated costs associated with
purchase and cleanup?
A: As of January 2016, the purchase price is $4.1
million; clean up is an estimated $12.5 million.
2016 FAQs
Q: What are the facts about the terms of
purchase from the State?
A: The Village is no longer under a Letter of
Intent for the property as of September 2015.
The Village continues to express interest if the
property could be re-evaluated for a more
accurate appraisal price.
PUBLISH COSTS ON WEBSITE TO BE TRANSPARENT
AND EARN TRUST
Consultant Fees - Farr Associates - Town Planners ($206,800)
SB Friedman - Market Analysts ($102,500)
Sam Schwartz - Transportation ($30,300)
Site Design Group - Landscape ($35,000)
Wetlands Research Inc. - Environmental ($36,500)
Robinson Engineering - Municipal Eng ($26,025)
total = $445,867.50 (includes reimbursables)
Land Cost - $4,100,000
Cleanup Costs - estimated at $12,500,000
WORKSHOP 2 FORMAT
POP QUIZ
Which is your favorite European cuisine?
a) Italian
b) German
c) Irish
d) Turkish
POP QUIZ
What is your age group?
a) 18-34
b) 35 - 49
c) 50 - 65
d) 65+
POP QUIZ
How long have you lived in Tinley Park?
a) 0-9
years
c) 20-29
years
b) 10-19
d) 30+
years
years
POP QUIZ
Were you born in Tinley Park?
a)
YES
b)
NO
WORKSHOP 2 VISUAL PREFERENCE SURVEY
1. Building Heights
2. Housing Types
3. Scale of Retail
4. Development Identity
5. Architectural Character
6. Streetscape Character
7. Types of Bike Routes / Trails
8. Scale of Open Space
9.Open Space Programming
WORKSHOP 2 POLICY PREFERENCE SURVEY
1. Market Demographic
2. Role of Local Government in Development
3. Importance of Redeveloping the State Site
4. Impact of Development on Schools
5. Workforce Housing
EXAMPLE
Given that this project will take 15-25 years to realize,
what is the current age of future residents?
a) 70+
e) 30
- 39
b) 60
- 69
f) 20
- 29
c) 50
- 59
g) 10
- 19
d) 40
- 49
h) 0
-9
EXAMPLE FROM PREVIOUS PROJECT
Whichisthetallestbuildingappropriateforthe
Sta5onArea?
A.
3 stories
B.
4 stories
D.
5 stories
C.
6 stories
EXAMPLE FROM PREVIOUS PROJECT
Whichisthetallestbuildingappropriateforthe
Sta5onArea?
A.
3 stories
B.
4 stories
D.
5 stories
C.
6 stories
Which
activities
should
be added
around
EXAMPLE
FROM
PREVIOUS
PROJECT
Which activities should be added around the Metra station?
the Metra Station? Shopping B.  Living C.  Working A. 
Which
activities
should
be added
around
EXAMPLE
FROM
PREVIOUS
PROJECT
Which activities should be added around the Metra station?
the Metra Station? Shopping B.  Living C.  Working A. 
EXAMPLE FROM PREVIOUS PROJECT
Isthisadesiredgatewayintoaneighborhood
inWorth?
Yes
B.  No
C.  Notsure/noopinion
A. 
EXAMPLE FROM PREVIOUS PROJECT
Isthisadesiredgatewayintoaneighborhood
inWorth?
Yes
B.  No
C.  Notsure/noopinion
A.