2011 Village Center Master Plan

"Imperial Motors Site - Redevelopment on this block strives to maintain the existing character of the Imperial Motors building by preserving its architecturally significant façade."

Executive Summary

Purpose of the plan is to create a long-range vision for an improved downtown area. 

Most importantly, it identified the most critical step for the Village: “Developing and adopting a master plan…one that provides a clear and concise direction for the Village Center in addition to predictability of outcomes for the development community.” 

Attract land use and development more compatible with the goals, needs, infrastructure and character of the community. 

Executive Summary Guiding Principles.

• Establish a framework for changes to the Village’s development regulations that emphasizes high quality, sustainable site and building design.
• Create a set of planning and urban design tools that foster private-sector creativity, while establishing predictability regarding development type, scale and quality. 

The preferred Master Plan illustrated in this report defines a clear vision, along with suggested priority and catalytic projects or next steps to building a “bridge” connecting both halves of Green Bay Road into one Village Center.

The final Wilmette Village Center Master Plan included in this document is intended as a basis, or starting point, for any future detailed development planning, design. 

The Village’s goals for this planning mission are to create a clear, documented and shared vision for the Village Center that “sets the stage” for funding strategies, capital improvement programming, new development and retention/attraction of area businesses. VCMP P. 1.2

Attract land use and development more compatible with the goals, needs, infrastructure and character of the community. VCMP P. 1.2

Incorporate the preservation and reuse of historic and cultural resources into the overall Village Center redevelopment strategy. VCMP P. 1.2

*Page 1.2 shows the Imperial Motors Building under the above language.

Development Framework: The Master Plan provides a framework for potential development activities. Village staff and Plan Commissioners will review development projects for conformance with the goals, objectives and guidelines set forth by the Plan. VCMP P. 1.4

Future Vision: The Plan will act as a tool to inform current and future residents and business owners about the Village’s vision for this key district VCMP P. 1.4

Attractive tree lined streets and a “small town feel” that include a variety of independently owned shops, restaurants, offices and a small movie theater VCMP P. 1.4

In 2008, an Urban Land Institute Technical Assistance Panel issued a report on Wilmette entitled, “Revitalizing a Classic American Town.” The report notes that, “Wilmette is no longer a destination for shoppers or diners, save for a handful of iconic stores, eateries and attractions.” The panel concluded that “the most important actions for the Village are to provide a clear framework for development, a predictable process, and expected levels of density.” VCMP P. 1.6

The district is not tailored to the Village Center area, has no real controls on the form of new development and, like its VC district counterpart, should be considered for (at least) revision and update once clearer direction emerges from the Village Center planning process VCMP P. 2.15

The commercial buildings located in the block between Central and Wilmette Avenues appear to be in good condition structurally. However, many façades have been modified from their original designs with Physical Conditions Drive-thru at Premier Bank Depot Nuevo is an example of a good reuse of a building. Some downtown facades have been modified from their original designs. Section 2: Land Use + Physical Conditions 2.20 Village Center Master Plan inconsistent and non-contextual treatments that detract from their original architectural character. Ultimately these buildings could be candidates for façade improvements or redevelopment as part of an overall development concept for the block. VCMP P. 2.19

Stakeholders have also discussed the potential to redevelop the Chase Bank site west of 12th Street, noting that the architecture and style do not fit the Village Center’s character VCMP P. 2.20

Unified District Overall, there is a need to define the Village Center as a larger, unified mixed-use commercial district that includes all the commercial and institutional blocks west of the tracks and along Green Bay Road. To reduce the physical and psychological barrier of the tracks and Green Bay Road, a unified streetscape and signage design, along with improved business signage would facilitate pedestrian travel while showing motorists, commuters and bicyclists a more attractive “front door” to the community and its downtown. Significant new development with attractive architecture on the blocks along the tracks and Green Bay Road will fill in the “shopping street wall,” create more of a “critical mass” of development and also help reduce the “disconnect or gap” across the tracks. VCMP P. 2.24

Weaknesses/Threats/Issues VILLAGE CENTER PHYSICAL CONDITIONS The Village Center is a “porous” downtown with “no defined edges” and lacks a sense of an entry for vehicular, pedestrian and bicycle uses. There are aesthetically deficient areas such as the Chase Bank building that people see from the train as they enter the Village. VCMP P. 2.26

Strengths/Opportunities/Ideas Village Center is compact, quaint and intimate with great proximity to transportation, lake, schools and Chicago. VCMP P. 2.29

There is a strong desire to tie both the east and west sides of Green Bay Road together so the area is one whole and not divided… “need a unified streetscape or unique urban design solution throughout Village Center.” VCMP P. 2.30

Really need more density in the central core that balances economics with community character and a vibrant retail area. VCMP P. 2.30

The housing stock in Wilmette consists primarily of attractive single homes built prior to 1960. (the word attractive descriptive word for the existing housing stock that is older and traditional) VCMP P. 4.25 

Future multi-family housing in the Village Center could serve a number of different segments of the market, including senior households, downsizing “empty nesters,” divorced or single-parent households with children in the local schools, and younger working households. A variety of types of residential buildings would be appropriate in Village Center, including both elevator buildings and attached townhomes or rowhouses. VCMP P. 4.34 (the type of apartments that have been constructed are not necessarily the type described as the need in this paragraph)

The fundamentals of this Master Plan are based on balancing preservation of the existing community character with appropriate new development that supports an active, sustainable Village Center. VCMP P. 5.1

Develop a regulatory framework and process that provides a clear definition of the Village’s vision and creates predictability in the development process. VCMP P. 5.1

Define a clear boundary for the Village Center that ties both sides of Green Bay Road into a unified, cohesive district. VCMP P. 5.1

Goals and Objectives – Master Plan Goals

Encourage taller building structures up to 5 stories in core Village Center areas as defined in the Master Plan. • Provide for a variety of public and private open spaces and streetscape environments that improve the physical appearance of the Village Center and Green Bay Road Corridor. • Incorporate a landmark public space on the Green Bay Road/ Central/Wilmette block as part of an overall redevelopment. VCMP P. 5.2

• Set the stage for high-quality development that preserves and enhances Wilmette’s character. VCMP P. 5.3

Master Plan Concepts

Green Bay Road Concepts

The west side of Green Bay Road contains a large number of current and potential development opportunity sites, including vacant parcels, inefficient land uses and site development patterns and older, dated buildings. This portion of Green Bay Road is characterized by an auto oriented physical environment that, as noted previously, fails to create the continuity and feel of a Village Center west of the tracks. VCMP P. 5.5

The Village Center Master Plan envisions a Green Bay Road Corridor that helps “bridge this gap” by providing: • New opportunities for higher density multi-family residential housing. • A commercial/retail environment with larger, more flexible development sites conducive to a mix of new restaurants, national retailers, larger format retailers and local shops. • An improved streetscape with safer pedestrian amenities and crossings. • A large public open space for festivals, markets and other civic functions. • A shared parking structure that reduces the need for large areas of surface parking and supports a variety of users, including the Wilmette Public Library and Post Office. VCMP P. 5.6

Ford Site/Block

For this block, the Master Plan envisions two new 5-story mixed-use buildings placed along Green Bay Road anchoring both Wilmette and Central Avenues, a civic/multi-purpose parking structure and a landmark commons or open space integrated with the existing civic uses of the Library and Post Office on the west. (Also see Figure 5.2: Ford Site/ Block Master Plan, Figure 5.3: Ford Block Redevelopment Concept and Figure 5.4: Ford Block Community Open Space Concept). VCMP P. 5.7

Imperial Motors Site

Redevelopment on this block strives to maintain the existing character of the Imperial Motors building by preserving its architecturally significant façade. VCMP P. 5.9

Stepped back behind the façade, a new 4-story residential building would be built above and behind the first floor façade, adding approximately 52 new multi-family apartment or condominium units. Parking for the residential units would be primarily below ground or covered first floor space. The site also accommodates ample access to off-street surface parking and service/loading areas. VCMP P. 5.9

East Village Center

The portion of the Village Center east of the tracks consists mostly of traditional 1, 2 and 3-story downtown mixed-use buildings. This area of the Village Center has generally retained the visual character consistent with traditional North Shore downtown district. VCMP P. 5.11

Due to the lack of available or vacant land, only two primary redevelopment sites are located east of the tracks: Chase Bank/Union Pacific Site and the Village Hall Site. Both of these larger development sites are ripe for redevelopment, since existing buildings located here do not fit the desired image of the Village Center. VCMP P. 5.11

ADMINISTRATION AND PROCEDURES

The existing zoning approach used by the Village relies heavily on caseby-case reviews, through the special use permit process and the planned unit development process. This approach, while not highly unusual, is time-consuming and unpredictable…for all concerned. In crafting updated zoning controls, the Village should consider moving towards a zoning model that relies more on as-of-right development options and provides greater certainty and predictability for investors, developers and the community as a whole. This type of environment will provide another positive signal that the Village is serious about realizing the vision of the Master Plan. It can be achieved through the imposition of objective standards and regulations that are fine-tuned to the specific planning vision for the downtown area. The goal should be to define in a fair degree of detail the type of building and development that is desired and provide an efficient and predictable path for those who propose projects consistent with that vision. VCMP P. 5.38

Design Guidelines

Building Design

The design standards are intended to maintain and enhance the physical character of the Village Center by encouraging development proposals that strive for high-quality design. VCMP P. 5.39

The majority of existing commercial buildings reflect early 20th century architectural styles with a variety of building materials such as brick, stone, concrete and terra cotta. VCMP P. 5.39

A range of architectural styles is encouraged. However, all buildings should be designed with common elements: open glass storefronts; clearly defined entrances to ground and upper floors; sign bands and awnings incorporated into the design and scale of the building; upper floor windows placed in proportion to building width and height; and decorative cornices and parapets. VCMP P. 5.39

Existing buildings of significant architectural or historical character should be preserved and rehabilitated whenever possible. Special emphasis should be placed on buildings in prominent locations, such as buildings that define outdoor plazas and at corners to encourage interesting architectural features. VCMP P. 5.39

Variations in rooflines are encouraged to add interest to and reduce the massive scale of large buildings. • Adjacent buildings should have component parts in good proportion with one another. Similar design linkages should include placing window lines, belt courses and other horizontal elements in a pattern that is harmonious and reflects the same elements on neighboring buildings. VCMP P. 5.40

**See the side photos showing the examples of the language used**

Implementtion

VILLAGE OF WILMETTE 

The Village will have the key leadership role in implementing the Plan. The Village’s continued active participation in promoting, coordinating and facilitating public improvements and redevelopment within the Village Center will be critical for successful implementation. The Village will also need to provide or identify technical and financial resources. Key roles and responsibilities will include: 

• Ensure that ordinances that govern development, including zoning, building codes, infrastructure and design standards support the redevelopment proposed in the Plan. 
• Coordinate with other public agencies, property owners and developers to ensure that future development conforms to the Master Plan. 
• Administer technical and other assistance to businesses, property owners and developers. 
• Assist with relocation of existing businesses, where appropriate, to other suitable locations within the Village to allow for redevelopment of key sites. 
• Assemble sites for new development where necessary. 
• Initiate more detailed studies and plans for local transportation, public open space and infrastructure improvements. 
• Seek out grants and funding sources for public improvements and property consolidations. 
• Open regular communication/coordination channels with local businesses and property owners. VCMP P. 6.2

Developers, property owners, local businesses and financial institutions will play a key role in the phased implementation of the Master Plan and redevelopment of the Village Center: • Private Developers: The Village should take an active role in attracting mixed-use, residential and commercial developers to the Village Center, particularly for the key larger target sites following the goals and objectives of the Plan. VCMP P. 6.3

The Village could initially limit its involvement in the redevelopment process to active marketing of the Master Plan to the business and development communities and create the appropriate and “predictable” regulatory framework necessary to spur investment by revising its development codes. VCMP P. 6.4

Notes of Public Input for the Village Center Master Plan

Page 7.57 – 5 story buildings on Green Bay Road frontage works well as long as height is closer to the street and building has step bakjs and detail. 

Page 7.57 – Base of building façade along Green Bay Road must not be a tall blank wall and should have appropriate architecture and detail.

Page 7.57 – Base of building façade along Green Bay Road must not be a tall blank wall and should have appropriate architectural detail.

Page 7.57 – Chase site 5 story buildings could work on this site, but “must be done right” with step backs, architectural details and ample streetscape amenities. 

6 story buildings feel too big across the board for this site in particular.

Page 7.58 – West Green Bay Road Plan should strike a balance and not bring in too much density.

Page 7.58 – New developments must frame Green Bay Road , but not overshadow single family homes along Park…keep height close to frontage

Page 7.60 – West Green Bay Road Plan, 5 and 6 story buildings “might detract from the comfortable feel of the place” … 3 or 4 stories might be better.

Page 7.60 – Chase Site Plan - 5 and 6 story buildings seem tall for this location.

Page 7.61 – Imperial Motor Site “would prefer 3 to 4 story buildings in these locations”

Page 7.61 – Buildings lining Green Bay Road with awnings and detail , as shown in the sketch looks very inviting and would slow traffic and increase the pedestrian feel of the street.

Page 7.62 – 5 story buildings could work with the character of Wilmette, but must step back upper floors to provide terraces and rooftop gardens.

Page 7.63 – Green Bay Road site – Some residents thought that 5 stories was too tall for this site because it would block the view of the village Hall site and noted that 3 stories would be better scale. 

Page 7.63 – Most participants felt the 5 story buildings fronting Green Bay Road shown in the concepts were appropriate, but must noted they must be high quality buildings with ample room for sidewalks and new streetscapes. 

Page 7.65 – Generally the participants felt this block would be key to redeveloping the Village Center with a focus on buildings fronting Green Bay and hiding parking in the rear, in buildings or underground, 5 story buildings well received as long as they did not get to close to the back of the site, near existing residential. 

Page 7.67 – Want to make sure that historical buildings remain and the charm of Wilmette is not lost with a new development.