The Uptown Design Review Commission on Thursday tabled votes on proposed designs for the long-planned Trail East and West developments, asking the designers for more mock-ups and some changes.
Each design was reviewed one at a time during the nearly three-hour hearing. The commission asked designers to send renderings that better show the shadows and depth on parts of the building, as well as renderings that show the view from a pedestrian perspective.
The panel also wanted more unique designs around some windows on the buildings. Guidance for building design in Uptown Normal require each window have some sort of architectural element, whether it's a balcony, awning, or brick detailing.
For Trail West, the commission suggested adding more windows to the brick portion of the building that juts out from the rest toward North Street.
"I'm worried about the flatness of the six stories on Constitution Boulevard," said vice chair Kyle Glandon. He later commented about the vertical elements in some parts of the design, saying it could be jarring for the public to see a tall building to take up an entire block of town that was previously more open.
There was only one public commenter during both presentations. Chris Baldwin expressed concern the buildings don't fit with the rest of Uptown, and makes the Circle look less unique.
"I had a bit of a negative reaction aesthetically to the project," Baldwin said in regard to Trail East. "If I were getting off the train, and getting into Uptown Circle, which is an excellent focal point of the town, this would not necessarily strike me as, 'This is a really cool, interesting place.'"
Baldwin said he is generally excited for the development, and that most of his critiques are aesthetic in nature.
Baldwin also referenced the two murals, one at 104 E. Beaufort St. and one on 102 W. North St., that would be demolished along with the buildings to make space for the new developments.
Baldwin suggested large, blank spaces on the outer walls of Trail East could be an opportunity for public art.
Mark Carlson and Jeremy Richmond of the developer, Joliet-based Carlson Bros., appeared amenable to most of the suggestions from the commission that is scheduled to meet next on July 13.
If the Trail East and West updates are not ready by then, the commission will table the issue again to prevent the proposal from "dying," and needing to start the approval process all over again.
Developers said the apartments would not be marketed toward students, but rather "young professionals who are seeking a high-quality living experience within a walkable, urban environment."
Carlson said many of the amenities in the buildings are inspired by a lack of similar spaces in Uptown offering "modern, multi-family amenities." Trail East and West would include things like club rooms, meeting space and a fitness center, among more offerings.
Trail East
The design proposes a $35 million, 203,000-square-foot, six-story, mixed-use building with retail and restaurant space on the first floor, and 132 apartments on the remaining floors.
The restaurant space also would take over part of the second floor, with a covered balcony for patrons overlooking the Circle. Another balcony is planned for the third floor.
Carlson said they envision a "high scale" restaurant for Trail East, mostly focused on sit-down dining.
As proposed, 13 studio apartments, 67 one-bedroom apartments, 51 two-bedroom apartments and one three-bedroom apartment are planned, alongside a 122-space parking structure.
The commission spent some time discussing the windows for a wall of storefronts along Constitution Boulevard, as well as where the signs for those businesses would go. Those were some of the changes suggested for designers ahead of the July 13 meeting.
According to the staff report, a more detailed construction budget is forthcoming. It lists an estimated start date of March 15, 2027, with completion around November 2027.
Under the plan, a large canopy would extend from the building toward Uptown Circle, and smaller ones would cover the storefronts along Constitution Boulevard. The parking garage would be around the rear of the building, facing College Avenue.
Trail West
The plans for Trail West slightly echo those of Trail East, but are slightly smaller. The proposal describes a 126,000-square- foot, $25 million, six-story, mixed-use building.
As with Trail East, a more detailed construction budget is forthcoming. The contractor's estimated start date is June 14, 2027, with a completion date of Feb. 16, 2029.
Instead of a sit-down restaurant and retail space, this building would host a quick-service restaurant along North Street and coffee shop along Constitution Boulevard. Calrson said it's envisioned as a lunch spot to compliment Trail East's sit-down restaurant.
As with Trail East, there would be a covered seating area facing the Circle. However, the canopy would double as a balcony for apartment residents. The building also does not curve along with the Circle, according to the plans.
The commission asked for the designers to slightly extend the canopy for review at the July 13 meeting.
The second through sixth floors would include 16 studio apartments, 36 one-bedroom apartments, and 29 two-bedroom apartments.
The plan also includes 70 parking spaces in an attached parking garage. There may be an opportunity for an art display, according to the staff report, as the first and second floors on the portions facing Constitution Boulevard and West College may not meet the town's "anti-monotony" standard, which requires no more than 15 feet of blank wall length.
Two buildings, at 102 and 104 W. North St., would be demolished to make space for the structure. As with the Beaufort Street building, the Historical Preservation Commission will vote on whether or not to allow that demolition at its next meeting on July 1.
