40 Acres . $150 million . 425,000 sqft . 1200 JobsAstellas Pharma opens $150 million north American Headquarters Northbrook, IllINoIs

Astellas Campus landscape

the former home of a culligan water bottling plant is now one of the most prime pieces of redevelopment prop-erty on the north shore of chicago. Glenstar Properties of chicago, teska’s client, has changed water into gold. Located at the intersection of I-294 and Willow Road, the 40 acre site is now home to Astellas Pharma US, Inc. The pharmaceutical headquarters, which is expected to house 1,200 employees, includes a first-phase of two six-story buildings totaling 425,000 s.f. Astellas Pharma, Inc. is a Tokyo-based pharmaceutical company. Teska was involved throughout the project, from initial con-cept design, fiscal analysis, testimony and zoning approval, through final landscape design. In 2007, the Villages of Glenview and Northbrook created a vision plan for the unincorporated lands lying between their communities - the goal for the Culligan site was to attract a large corporation. Before Culligan sold the site, joint agreements between Glenview, Northbrook and Prospect Heights were signed to govern development of the site and regulate sharing of tax revenues be-cause parts of the property laid in all three juris-dictions. Based on Teska’s fiscal analysis, Glenview Village President Kerry Cummings confirmed that the move is expected to generate $1.1 million in property tax revenue in the first year and $2.4 million by the 12th year.

As a follow up to site design services for this 40 acre parcel, Teska was pleased to continue involve-ment with landscape architectural services for the design and development of the headquarters. Teska landscape architects prepared schematic design through construction phase services. The buildings, site development and landscaping are designed to contribute to the development’s goal to achieve leeD Gold certification.

Astellas Headquarters Wins top Prize at 2012 chicago building congress (cbc) merit Awards

meet our new “creatives” Meet the newest additions to our Teska Team. Land-scape Architect, Josh McCarn, Urban Planner and LEED Green Associate Malika Ramdas and Planning Interns, Alex Simmons and Beth Chamberlin. | Read More

tHe

tesKA BEAT News on the projects that make us tick. let’s tAKe tHis relAtionsHiP to tHe next level, liKe us on fAcebooK!

summer 2012

south suburban toD study Market conditions lend insight on how to better foster TOD. Teska and Business Districts, Inc. collaborated to pro-vide economic analysis and site planning for sites located in the Villages of Richton Park, Olympia Fields, Flossmoor and Hazel Crest. Each site development plan is unique to local market conditions, land uses and environmental characteristics. | Read More

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PAGe 3

Also in tHis issue:

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retail investment study Matteson, Olympia Fields, Park Forest, and Richton Park comprise a market estimated to spend nearly $780 mil-lion on retail goods and services. This 2-year planning effort sought to understand why investment was lagging in the South Suburbs and find solutions to improve the quantity and quality of study area shopping and dining options. | Read More

PAGe 5

Click here to visit us on the web!

PHAse 2 construction

PHAse 1 DesiGn

PHAse 3 comPletion

Astellas Pharma implementation timeline

• The rear terrace includes a Japanese inspired, granite fountain that serves as a focal point for outdoor gatherings.

• Bold, geometric planting designs reference the dynamic architecture of the building.

• Building designed to achieve LEED Gold certification

• Illinois Governor Pat Quinn at Groundbreaking Ceremony in April 2010; photo courtesy of illinois.gov

• The decision to purchase land and proceed with a build-to-suit development enabled Astellas to procure additional acreage and expand the project’s scope to include amenities such as a covered parking structure, fitness center, and high-tech conference center.

Goettsch Partners (GP)

THE tesKA BEAT

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2011

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Alex Simmons, Intern

Malika Ramdas,Planner

THE tesKA BEATAn introductory welcome to our newest teska creativesWelcome aboard Beth, Josh, Alex, and Malika! Teska is excited to have four creative and engaging individuals join our lineup of professionals. Seeing as the Teska Team is com-prised of inspired individuals, driven by the opportunity to make ideas happen while bettering our built and natural environment - these folks are a perfect fit.

s beth chamberlin, Intern:

• Born and bred Iowa girl;• Thinks travel is the best education;

s Josh mccarn, Associate Landscape Architect:

• Grew up in the City of the Black Squirrel;• Believes a red pencil and bright yellow trace paper are essential design tools; • Favorite Quote: "What you see is what you see" - Frank Stella

s Alex simmons, Intern:

• Strong believer and advocate of the City of Detroit; • Plays an unhealthy amount of basketball;

s malika ramdas, Associate Planner:

• LEED Green Associate; • Respects 3M for inventing post-its;

2012 speaking engagements

GlenbrooK soutH HsJodi Mariano, proud alum of Glenbrook South High School, returned to her alma mater this past February to speak about the landscape architectural profession to 200 high achieving sophomore girls who demonstrated top performance in their math and science classes. This yearly event serves as an op-portunity to challenge young women to consider pursuing a career in a math, science, or technical field. (Go Titans!)

cHicAGo metro sectionErin Cigliano coordinated and hosted APA’s Chicago Metro Section March Event, which focused on tech-tools, media avenues and outreach strategies to promote and market sus-tainable community plans. Special thanks to Mandy Burrell Booth, Communications Director at Metropolitan Planning Council (MPC) and Stefanie Shull, Policy Analyst at the Center for Neighborhood Technology (CNT) for speaking and show-casing their “know-how”!

AslA AWArDs revieWIn keeping with the theme to return to alma maters, Jodi joined a jury of professional landscape architects to review student work at the University of Illinois. Student work was evaluated and awards were recommended for the ASLA merit and honor awards program. The students are awarded at the department’s annual Sasaki Day event in May.

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Beth Chamberlin,Intern

Josh McCarn,Landscape Architect

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fosterinG toD: market conditions lend insightsouth suburban transit-oriented Development (toD) studyFlossmoor, Il | hAzel Crest, Il | olympIA FIelds, Il | rIChtoN pArk, Il

The South Suburban Mayors and Managers Association (SSMMA) and their economic development partner, the Chicago Southland Economic Develop-ment Corporation (CSEDC), are looking to foster TOD throughout the south suburban area. Teska and Business Districts, Inc. collaborated with the SSMMA, CSEDC and four municipalities to provide economic analysis and site planning for sites located in the Villages of Richton Park, Olympia Fields, Flossmoor and Hazel Crest. These development plans are intended to be used as a basis to solicit the development community.

PlAn DetAils

Each site development plan is unique to local market conditions, land uses and environmental characteristics.

• Richton Park Plan: Capitalizes on walkability to Metra and attractive open space areas to create a multi-generational mixed-use neighborhood.

• Olympia Fields Plan: Makes use of its unique location adjacent to a first class Country Club to support high-end rental/equity housing and dining.

• Flossmoor Plan: Contemplates a shared restaurant use that contributes to Downtown’s attractive dining destinations.

• Hazel Crest Plan: Supports neighborhood-oriented desti-nations with social and educational services aimed to capi-talize on location along Metra.

THE tesKA BEAT

3d rendering of richton park site plan

3d rendering of olympia Fields site plan.

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77South Suburban Retail Investment StudyCOMPLETED FOR THE COMMUNITIES OFMatteson | Olympia Fields | Park Forest | Richton Park

DRAFT - FOR REVIEW PURPOSES ONLY | Last Revised: April 24, 2012

SECTION5 | Retail AttractionAction Plan

The Retail Investment Patterns Study began with a goal of not only understanding what factors were impeding investment

in Matteson, Olympia Fields, Park Forest and Richton Park but also changing the negative influences and thereby improving the num-ber and quality of retail and restaurant tenants serving the commu-nities. The action plan that follows offers a methodical approach to achieving these seven objectives focused on accomplishing that goal:

(1) Differentiate study area communities from the ill-defined “Chicago Southland”(2) Become the region where every communities’ staff uses economic development best practices(3) Aggressively improve aging commercial properties(4) Improve profitability of existing businesses(5) Become expert in public/private partnering(6) Seek a solution to Cook County property tax inequities(7) Utilize the study findings on Retail Investment

Some of the outlined action steps are already underway in one or two of the four communities but the approach needs to be uniform. Most of the Action steps are time consuming but do not require sig-nificant additional budget. Nothing is delaying an immediate start to most recommended initiatives and the aggressive due dates reflect that approach. As with any planning effort, this is a guideline that should frame future action but leaves room for the creativity of local staff and elected officials to add elements and additional initiatives. The Action Plan Framework assigns due date but leaves the “Who” and “Budget” entries blank to reflect the varying capacity of each community. For communities with significant staff resources, much of the work could involve a minimal reallocation of staff time. Other communities might engage elected officials, community volunteers, or consultants.

The action steps outlined in this section will help revitalize commercial properties within the four South Suburban communities, including those in Downtown Park Forest (pictured).

31South Suburban Retail Investment StudyCOMPLETED FOR THE COMMUNITIES OFMatteson | Olympia Fields | Park Forest | Richton Park

DRAFT - FOR REVIEW PURPOSES ONLY | Last Revised: April 24, 2012

ResearchSECTION4 |

Understanding Redlining

Redlining as a formal practice traces back to the early 20th century when the New Deal’s Home Owners’ Loan Corporation used racial criteria to develop color-coded maps of American cities to identify lending and insurance risks. Green lined areas were new, affluent, racially homogeneous and White while redlined ones were Black or poor White neighborhoods.1 As the definition above suggests, retail redlining assumes a similar behavior among retailers in response to the racial and economic mix of an area, though perhaps not by liter-ally drawing lines on a map.

While this type of behavior by lending institutions and others in-volved in the real estate market was later deemed discriminatory and therefore illegal with passage of the Fair Housing Act in 1968 and further prohibited by the Community Reinvestment Act of 1977,it has not necessarily ended. Instead, discrimination based on the race of individuals and of communities has become more subtle accord-ing to fair housing scholars.2 Whether trying to circumvent the law or acting out of ignorance, there continues to be legal confirmation

Retail redlining is a spatiallydiscriminatory practice among retailers, of not serving certain areas, based on their ethnic-minority composition, ratherthan on economic criteria, suchas the potential protability of operating in those areas.

- Denver D’Rozario and Jerome D. Williams, 2005of discrimination.3 However, it is not usually the outright intent to discriminate but rather the outcome of the behavior that is typical in most cases. In other words, whether or not the intention was to dis-criminate against someone, if the result is such, then there may be a violation of the law. Either way some argue that given the continued patterns of racial segregation in our country, and especially in the Chicago region, we have evidence that individual and institutional prejudices continue to denigrate our racially mixed and non-white communities.4

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D Bradford Hunt (2004). “Redlining” Encyclopedia of Chicago http://encyclopedia.chi-cagohistory.org/pages/1050.html

National Fair Housing Alliance http://www.nationalfairhousing.org/; Robyn Monaghan (2010). “Though illegal, housing discrimination continues against families with kids.” Chicago Parent, February 23, 2010 http://www.chicagoparent.com/magazines/chi-cago-parent/2010-march/features/though-illegal,-housing-discrimination-contin-ues-against-families-with-kids

See Fair Housing Trends 2011 report, National Fair Housing Alliance http://www.na-tionalfairhousing.org/

See for example Krysan, Maria. 2008. “Racial Blind Spots: A Barrier to Integrated Com-munities in Chicago—A Critical Issues Paper.” University of Illinois: Institute of Govern-ment and Public Affairs.

Green lined areas were new, affluent, racially homo-geneous and White while redlined ones were Black or poor White neighborhoods.1 Retail redlining assumes a similar behavior among retailers in response to the racial and economic mix of an area.

south suburban retail investment studymAttesoN, Il | olympIA FIelds, Il | pArk Forest, Il | rIChtoN pArk, Il

Matteson, Olympia Fields, Park Forest, and Richton Park comprise a mar-ket estimated to spend nearly $780 million on retail goods and services.

Yet residents express dissatisfaction with the quality and quantity of the stores and restaurants serving this market. Traveling the high traffic corridors that contain shop-ping centers, Vollmer Road, Lincoln Highway, and Sauk Trail, and connect the area to the Chicago Metro region via Interstate 57 reveals many aging, deteriorating commercial properties that contain vacancies. The South Suburban Retail Investment Study sought to understand why investment in these communities seems to lag behinid the Chicago region and find solutions that will improve the quantity and quality of study area shop-ping and dining options. Teska Associates, Inc. led this 2 year planning effort with key support from Business Districts, Inc, the UIC Natalie P. Voorhees Center, and Clark Hill PLC.

stuDy AreA Key finDinGs

• Higher property tax rates for commercial develop-ment than nearby communities makes the cost of doing business higher, tipping the location decision away from the area.

• fewer employees than in other Chicago areas with higher concentrations of stores and restaurants.

• unique census tracks; includes a combination of high income and majority African American populations;

• Development community fails to differentiate the study area from less affluent south suburban communities.

• lincoln mall does not create the type of regional draw that would be expected to attract a cluster of stores and restaurants seeking to co-tenant.

• Drive-time data associated with the exits off I-57 com-pare favorably to data associated with Bolingbrook, Orland Park, Vernon Hills, and other regional shopping clusters.

Workshop in Olympia Fields

THE tesKA BEAT

4 South Suburban Retail Investment Study COMPLETED FOR THE COMMUNITIES OFMatteson | Olympia Fields | Park Forest | Richton Park

Last Revised: April 24, 2012 | DRAFT - FOR REVIEW PURPOSES ONLY1 | Introduction

INDIANA

ILLINOIS

FLOSSMOORHOMEWOOD

TINLEYPARK

ORLANDPARK

CRETEMONEE

SOUTHHOLLAND

UNIVERSITYPARK

THORNTON

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94294

Vollmer Rd

Sauk Trail

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431

Chicago Rd

Wester

n Ave

To Kankakee

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Metra

Lincoln Hwy

Halsted St

Harlem Ave

Cicero Ave

Olympia Fields

FIGURE 1-2Location Map | LOCAL CONTEXT

Park Forest

Matteson

Richton ParkLocation Map

solutions for retAil reDlininG

• Communicate the market’s unique quality to retail site location decision makers.

• Use a “carrot and stick” approach to aggressively improve the study area’s aging commercial properties.

• Use local educational resources and government pro-grams to improve the profitability of local businesses.

• Become the region where every community’s staff uses economic development best practices.

• Seek solutions to Cook County’s property tax inequities.

• Promote public private partnerships that result in signifi-cant development

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