J E F F E R S O N S Q U A R E

D E V E L O P I N G T H E C I T Y O F Y E S T E R D A Y
F O R T O M O R R O W
* * * *
R E A L E S T A T E 3 2 0 / 5 2 0
U R B A N P L A N P R O J E C T
John Holden - Mitchell Dalton - Yu Hu - Bryan Kennedy - Tony Siwinski
November 15th, 2012
SENT VIA HAND DELIVERY
Professor Stephen G. Bell
DePaul University Department of Real Estate
1 East Jackson, Suite 5400
Chicago, IL 60604
URBAN PLAN PROPOSAL: JEFFERSON SQUARE RFP - TEAM TWO
On behalf of the entire Jefferson Square development team, wed like to thank the members of
the City Council for allowing us to demonstrate how our proposal will help the City of Yorktown
maximize this unique development opportunity.
Our Jefferson Square redevelopment is a mixed-use, mixed-income plan that creates a unique,
dynamic urban community. It makes the most of key community assets such as historic
buildings and access to mass transit.
We truly believe the development offers The Best of Yesterday for Smart Urban Living
Tomorrow. It provides opportunities to live, work and play.
The development plan provides modest returns for developers but assures that the city of
Elmwood will recoup its investment over the ten-year payback timetable.
We considered a variety of different options for this proposal. But based on our 30 years of
experience, we believe this proposal offers the greatest value to the city and its constituents.
However, we are flexible and willing to consider adjustments to this plan.
J E F F E R S O N S Q U A R E
D E V E L O P I N G T H E C I T Y O F Y E S T E R D A Y
F O R T O M O R R O W
* * * *
R E A L E S T A T E 3 2 0 / 5 2 0 - U R B A N P L A N P R O J E C T
John Holden - Mitchell Dalton - Yu Hu - Bryan Kennedy - Tony Siwinski II
J E F F E R S O N S Q U A R E
D E V E L O P I N G T H E C I T Y O F Y E S T E R D A Y
F O R T O M O R R O W
* * * *
R E A L E S T A T E 3 2 0 / 5 2 0 - U R B A N P L A N P R O J E C T
John Holden - Mitchell Dalton - Yu Hu - Bryan Kennedy - Tony Siwinski III
Use Allocation
Worksheet #2 Worksheet #2 Worksheet #2 Worksheet #2 Worksheet #2 Worksheet #2
Development
by Block
Residential %
Affordable
% Market
Rate
Total
Program - Podium Apartments 30% 70% 100%
Block 1 - Townhouses 30% 70% 100%
Block 2
Block 3 Adaptive Use Office Homeless
Shelter
Total
Block 4 - Phoenix Hotel 100% 0% Rehabbed 100%
Block 5
Block 6 Adaptive Use % Office % Retail % Non-Profit Total
Total Project - York Dry Goods 0% 0% 100% 100%
Land Area - Victorian Row 25% 25% 50% 100%
J E F F E R S O N S Q U A R E
D E V E L O P I N G T H E C I T Y O F Y E S T E R D A Y
F O R T O M O R R O W
* * * *
R E A L E S T A T E 3 2 0 / 5 2 0 - U R B A N P L A N P R O J E C T
John Holden - Mitchell Dalton - Yu Hu - Bryan Kennedy - Tony Siwinski V
Market
Urban Land Institute and University of California, Berkeley, Haas School of Business and College of Environmental Design
17.2%withhomeless final-1.xlsx, Market October 24, 2002
Total Units Years to Absorb
Residential Annual Absorption
- Affordable Podium Apartments 42 150 0.28
- Market-Rate Podium Apartments 98 75 1.31
- Affordable Townhouses - 100 -
- Market-Rate Townhouses - 17 -
- Market-Rate High-Rise Condos 48 29 1.66
- Phoenix Hotel/Homeless Shelter - n/a n/a
- New Homeless Shelter 120 n/a n/a
Office Total SF Annual Absorption
- Low-Rise Office Building (including Historic Reuse) 195,000 80,000 2.44
- Mid-Rise Office Building 240,000 76,000 3.16
- Phoenix Hotel/Office (included in low rise absorption) 60,000 in Low-Rise n/a
- York Dry Goods/Office (included in low-rise absorption) - in Low-Rise n/a
- Victorian Row/Office (included in low-rise absorption) 15,000 in Low-Rise n/a
Retail Total SF Annual Absorption
- Neighborhood Retail (including Historic Reuse) 35,000 14,000 2.50
- Grocery/Drug & QMart 40,000 30,000 1.33
- York Dry Goods/Retail - in Neigh. Ret.
- Victorian Row/Retail 15,000 in Neigh. Ret.
Community Facilities Total SF
- York Dry Goods/Nonprofit 48,000
- Victorian Row/Nonprofit 30,000
Amenities Total SF
- Park/Plaza 65,000 n/a n/a
- Sports Fields & Courts - n/a n/a
- Skate Park - n/a n/a
Parking Total Spaces
- Surface Parking 100 n/a n/a
- Roof Parking 120 n/a n/a
- Low-Rise Office Structured Parking (3 levels) 240 n/a n/a
- Mid-Rise Office Structured Parking (5 levels) 480 n/a n/a
- Big-Box Structured Parking - n/a
Exceed Demand: CAUTION
J E F F E R S O N S Q U A R E
D E V E L O P I N G T H E C I T Y O F Y E S T E R D A Y
F O R T O M O R R O W
* * * *
R E A L E S T A T E 3 2 0 / 5 2 0 - U R B A N P L A N P R O J E C T
John Holden - Mitchell Dalton - Yu Hu - Bryan Kennedy - Tony Siwinski VI
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J E F F E R S O N S Q U A R E
D E V E L O P I N G T H E C I T Y O F Y E S T E R D A Y
F O R T O M O R R O W
* * * *
R E A L E S T A T E 3 2 0 / 5 2 0 - U R B A N P L A N P R O J E C T
John Holden - Mitchell Dalton - Yu Hu - Bryan Kennedy - Tony Siwinski VII
KEY
1. Podium Apartments
2. Low Rise Office
- w/ Parking
3. Green Space
4. Green Space
5. Mid Rise Office (2x)
- w/ Parking
6. Phoenix Hotel - Office
7. Podium Apartments
8. Green Space
9. Grocery
-w/ Parking
10.Retail
11.Podium Apartments
12.Retail
13.York Dry Goods -
Community Center
14.Podium Apartments
15.Luxury Condominiums
16.Victorian Row - Mixed Use
17.Podium Apartments (3x)
18.Green Space
19.Low Rise Office (2x)
20.Green Space
21.Shelter for the Displaced
22.Green Space
J E F F E R S O N S Q U A R E
D E V E L O P I N G T H E C I T Y O F Y E S T E R D A Y
F O R T O M O R R O W
* * * *
R E A L E S T A T E 3 2 0 / 5 2 0 - U R B A N P L A N P R O J E C T
John Holden - Mitchell Dalton - Yu Hu - Bryan Kennedy - Tony Siwinski VIII
3
2
1
6 7
8
9
10
2P
5P
11
12P
12
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20
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9P
4 5
s
Site Plan and Design Initiative
The building locations will concentrate pedestrian traffic and retail by creating a corridor down
9th Avenue. These four points, coupled with the public green space will emulate a Town
Square in order to attract patrons to the retail and pedestrian traffic.
The Supermarket and main Mid-rise office park are placed on Madison Street to act as a shield
from the high-volume, high speed traffic on Madison. Its close proximity to the transit stop
will also promote the use of public transit by office tenants. This will provide the Supermarket
with its desired main thoroughfare frontage, and the convenient parking along 10th Ave, right
off of Madison will
Planters and concrete medians with landscaping will be placed along 9th Avenue to bring it
down to two lanes and slow traffic. This will also promote walkability.
The location of the Luxury Residences and Mixed Income Podium Apartments will promote
privacy without eliminating access to the retail and office on that street. A U shaped mixed
income podium apartment complex allows for the integration of a large park out front, which
can be used for the residences as well as the office tenants across 10th Ave. The shape and
position of these three connected wings will maximize the use of the lot while allowing natural
light to penetrate into the building. Across Jefferson, another podium apartment building will
create symmetry and add to the Jefferson corridor.
The U shaped Mid-Rise office building will allow for the integration of a large park out
front, which can be used for the public and the office tenants. The shape and position of these
three connected wings will maximize the use of the lot while allowing natural light to penetrate
into the building. Another L shaped Low Rise office building, set back from the street will
create a space for a park, which will available for public use and for patrons of the retail and
restaurants on 9th. A large, L shaped office complex will allow light in from both sides and
promote a corridor down 10th Ave, North of Jefferson.
The Homeless shelter shall be designed and built in the same style and manner as the Churchs
nave and transepts, so as to create a uniform block. Two public green spaces will be situated
on either side to allow maximum light and to signal the end of the retail developments along
9th Ave.
All parking is oriented toward 8th and 10th Avenues so as to direct automobile traffic to the
periphery of the intersection of 9th and Jefferson
Pedestrian-right-of-way crosswalks will be placed at the all intersections within the 5 block
PUD, as well as in the middle of the block between Jefferson and Madison on 9th Ave to
promote walkability and dissuade cars from using 9th as a thoroughfare.
J E F F E R S O N S Q U A R E
D E V E L O P I N G T H E C I T Y O F Y E S T E R D A Y
F O R T O M O R R O W
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R E A L E S T A T E 3 2 0 / 5 2 0 - U R B A N P L A N P R O J E C T
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Neighborhood Impact
The plan intends to create a downtown district comprised of mixed-uses that allows for the
revitalization of this once-vibrant area. The plan encompasses;
Making Jefferson Avenue between 8
th
and 10
th
Avenues more pedestrian friendly. To
accomplish this, Jefferson Avenue between the respected blocks would have no driveways
or other access to off street parking, the addition of trees and planters, creating a median
separating flows of traffic, as well as the addition of mid block cross walks
The creation of a public square on the southwest corner on the of block one. The square
will provide a focal point for the district, featuring a town clock. The square will serve as
the centerpiece for the once blighted district, as well as establishing a place for people to
meet and space for public gatherings.
The plan addresses specific needs that various community organizations requested; our plan
attempts to satisfy as many of these requests as was practical.
Many people of the Elmwood community voiced their opinion of preserving the architecture and
character of the area. The Jefferson Square plan reflects this goal by preserving all three historic
buildings:
York Drying Company Building- This landmark building will be extensively renovated and
will serve as a multi-purpose community center.
Victorian Row- This site will be renovated to house many of the current tenants, with retail
on the base floor.
In addition, the plan is sensitive to the existing scale of the community. All buildings are
scaled to fit in to their seamlessly fit into their surroundings.
Reestablishing the homeless shelter
Pursuant to requests, we plan for a new homeless shelter to be constructed next to Grace
Church which has provided the funding for a new shelter that is up to code and is
accessible to all.
Continued presence for local artists
The plan intends to renovate many of the spaces for local artists in Victorian Row, with
retail on the ground floor. We believe keeping artists in the redeveloped area is crucial to
creating the contemporary urban space we envision for the development.
Mixture of Market Rate and Affordable Housing
To fulfill our vision of a diverse community, a mixture of housing for various income levels
is imperative. The Jefferson Square Plan intends for almost all of the -#- residential
buildingsto serve an array of income levels.
Creating Civic Spaces
The creation of a public square
Rehab and repurposing York Dry Goods as a community center
Creation of several parks throughout respected area
Creation of jobs
Bringing a grocery and drug store to the community to serve a critical need
J E F F E R S O N S Q U A R E
D E V E L O P I N G T H E C I T Y O F Y E S T E R D A Y
F O R T O M O R R O W
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Marketing and Use
Office
New high and low-rise office buildings will draw skilled professionals to the area and will
provide office space for users we expect to draw from the downtown business and university
districts. By developing a strong office base in the area, we also will help create demand for the
residential and commercial elements for the development. We are proposing:
195,000 SF of Low-rise
240,00 SF of high-rise
Retail
Neighborhood retail and a new grocery store can serve as a benefit for both residential and office
tenants. Convenient neighborhood shops will bring an assortment of people into the main square
to provide a sense of community.

35,000 SF of neighborhood retail
40,000 SF of grocery/drug store
Residential
Escalating demand for housing can bring an array of new Inhabitants to Jefferson Square - young
professionals; empty nesters; university faculty; and graduate students with young families.
A sufficient amount of attractive developments of both market-rate and affordable housing are
accommodated in this plan and hope to suit a variety of individuals.
42 units of Affordable Podium Apartments
92 units of Market-Rate Podium Apartments
48 units of Luxury Condominiums
Tenants/Users
young professionals; empty nesters; university faculty; and graduate students with young
families.
Residential:
MR Apartment: Professionals, empty nesters, young professionals, young families
Affrd. Apartment: Low-income households
Luxury Condo: Empty nesters, successful young professionals
Office: Skilled professions
Retail: Kellys super market will create demand through a variety of people in many different
locations outside of Jefferson Square if matures successfully
Use Compatibility-
Midrise office buildings adjacent to mass transit and close to the university
Community center provides computer programming for the elderly and is only steps away from
three residential developments, which might be valuable to many empty nesters.
Appropriate Ammenities
65,000 SF of Parks and plazas throughout the development site
J E F F E R S O N S Q U A R E
D E V E L O P I N G T H E C I T Y O F Y E S T E R D A Y
F O R T O M O R R O W
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R E A L E S T A T E 3 2 0 / 5 2 0 - U R B A N P L A N P R O J E C T
John Holden - Mitchell Dalton - Yu Hu - Bryan Kennedy - Tony Siwinski XI