CEDAR ISLSLES DEAN NEIGHBORHOOD ASSOCIATION
LAND USE AND DEVELOPMENT COMMITTEE
CONSIDERATION OF MASSING CONCEPTS
APARTMENT PROJECT BY BIGOS DEVELOPMENT AT THOMAS & W. LAKE ST.
FEBRUARY 13, 12012
Ed Bell, CIDNA Board and Land Use Committee
Ted Bigos, Bigos Management
Jackie Cherryhomes, Cherryhomes-Tyler, Political advisor for Bigos, and Registered Lobbyist
Bob Corrick, Chair, CIDNA Land Use Committee
George Effrem, CIDNA resident, the blue house immediately north of the proposed project
Tod Elkins, UrbanWorks Architecture
Harvey Ettinger, Co-Chair, Land Use Committee, East Isles Residents Association
Meg Forney, West Calhoun Neighborhood Council
Jeffrey Flake, Bigos Management
Brad Frederiksen, CIDNA Land Use Committee
Steve Goltry, CIDNA Board and Land Use Committee
Ray Greco, CIDNA Board and Land Use Committee
Joan Soranno, CIDNA Land Use Committee
David Stahl, UrbanWorks Architecture
Craig Westgate, CIDNA Board and Land Use Committee
Michael Wilson, CIDNA Board and Land Use Committee
Introductions were made. Three massing options were discussed and presented. There was minimal rendering of the facades.
1) Tower Massing
Bigos Development continues to prefer a tower on the site. As stated in previous meetings, the idea would be to minimize the footprint, keep the building mass away from the neighbors, giving the building an iconic look. The building would be located away from the Calhoun Beach Club Apartments to provide lake views for the renters from the south, east and west sides of the new tower and the existing Calhoun Beach Club Apartments.
The tower would be 136 feet high (13 stories) including a covered aboveground parking level. The tower would be as high as the Calhoun Beach Club Apartments. The project would have 236,00 gross square feet. The foot print of the tower would be 12,000 square feet. 162 apartment units would be proposed. There would be two parking plates of 42,000 square feet, one level under ground, and one above ground, but covered. There would be 237 parking spaces (1.08 parking spaces per bedroom). The tower would be constructed in an almond shape with expanding width toward the back of the building, which would provide better lake views by renters in the tower.
Shadow studies were presented. During the winter solstice, the Effrem house just north of the Greenway would be shaded (number of days/months to be determined), and perhaps some of the Parkhill/Corrick property. It was noted that the Calhoun Beach Club Apartments already shades many houses to the north of the Greenway in the morning and afternoon.
The tower would be on the Southeast corner of the site in order to provide the best views for apartment renters in both the new tower and the existing Calhoun Beach Club Apartments. CIDNA asked Bigos about locating the tower on the Southwest corner closer to the existing high density of the Calhoun Beach Club Apartments. During the winter solstice, the southwest location would not shade the R-1 residences to the north of the Greenway. In addition, this location would shade the Greenway less during the winter solstice (number of days/months to be determined). Bigos noted that not only would the Southeast corner provide better views, but also it would provide the least amount of shade to the swimming pool.
Joan Soranno commented that the Southeast corner would offer the best design, locating it further away from the Calhoun Beach Club and creating a more open and aesthetic urban space around the building. Bob Corrick responded that other urban design factors could favor the southwest corner, such as reduced shading of the Greenway and R-1 residences to the north. He stated that the Committee would need to discuss this issue.
UrbanWorks Architecture stated that the height of the tower was reduced to be no higher than the Calhoun Beach Club. CIDNA responded that it has not supported any height higher than 84 feet to date.
A new C-shaped massing was presented in a traditional stacked style. Height would be 56 feet with five stories, 136 units, and 177 bedrooms. The footprint would 34,000 square feet, and there would be 210,000 gross square feet including parking. The C shape would open to Lake Calhoun so that as many units as possible would see the lake. There would be a big wall on the Greenway for the entire width of the property. There would be 180 parking spots for 136 units, 1.38 parking units per bedroom.
Shadow studies were presented. The entire Greenway north of the project would be shaded during the winter months, but the houses north of the Greenway would not be shaded.
The L-shaped option was briefly discussed. Including parking, this option would have 8 stories. CIDNA discouraged that L-Shape in the previous last meeting. The building was quite high, exceeding the OR2 zoning limit of 56 feet, with a wall on the Greenway.
Michael Wilson asked about the water table. UrbanWorks Architecture stated that the water table is high, so only one garage level can be underground.
CIDNA asked Ted Bigos about his project philosophy and preference. He stated that the tower would have a more beautiful impact on the site, the area, and the neighborhood. High-rise towers often go bankrupt because they are so expensive to build. This is a great location. Ted Bigos believes that the project would work if done properly. A developer could not build this type of project in the suburbs. We should make first-class use of this excellent urban space, and make it the address to live at.
CIDNA inquired whether rent would be lower for the C-shaped 5-story option. Ted Bigos stated that the rent would be lower for this option because the cost structure was lower. CIDNA inquired whether the Calhoun Beach Club Apartments have full occupancy. He responded that they have a high occupancy rate.
CIDNA commented that the Weisman property represents gateway site for the people approaching the Cedar-Isles-Dean Neighborhood and West Calhoun Neighborhoods from the east, and that both neighborhoods want to see this site developed in a way that reflects well on our neighborhood communities.
Urban-Works Architecture will provide pdf files with massing options, perspectives, and shadow studies for the Tower #1 (Southeast corner), Tower #2 (Southwest corner), L-Shape, and C-Shape proposals. The CIDNA committee will confer about next steps, feedback, and plans for communication and public input. CIDNA will post minutes of these meetings and graphics to its website/blog http://www.cidna.org to inform the community.
Note: After the meeting, Bob Corrick asked two questions:
1) How was height of these massing determined? Tod Elkins responding that the height was measured from Lake Street. This means, for example, that the 56 foot C-shaped options would include the height of the second enclosed garage plate plus 4 floors of apartments.
2) How important is the southeast corner for location of the tower? Ted Bigos responded that the tower must be on the southeast corner to be a viable project.