lincoln avenue corridor urban design plan & design guidelines “tuesdays at apa” august 1,...

Lincoln Avenue

Corridor Urban Design Plan& Design Guidelines

“Tuesdays at APA”August 1, 2006

Mahender VasandaniDirector, Planning & Urban Design

Land Vision, Inc.

A Typical Commercial Strip

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A Typical “Old” Approach

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The Corridor

Touhy Avenue

Devon Avenue

I-294

Lincoln Avenue Corridor

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The Corridor

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A Commercial Strip/Thoroughfare

The Issues

Outmoded Development Form Can Not Exploit Full Potential No Gathering Places Lack of Pedestrian Access Lack of Positive Identity No Design Cohesiveness

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The Goals Allow New Development Form Create Hubs of Activities/Mixed Uses Create Gathering Places Allow Convenient Pedestrian Access Create In-fill Housing Create Cohesive Image Add Value to Properties

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The Approach

1. Citizen Participation/Image Preference Survey

2. Existing Conditions Analysisa. Streetscape Elements and Conditionb. Figure-Ground Analysisc. Redevelopment Potential Analysis

3. Redevelopment Strategya. Create A New “Downtown”b. Allow Mixed-Usesc. Create Hubs d. Create In-Fill Housing

4. New Urbanist Development Forma. Building Locationsb. Building Relations to Streetsc. Traffic Calming/Pedestrian Activityd. Urban Streets/Livability

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The Approach

5. Corridor Urban Design Plan

6. Urban Design Guidelinesa. Public Domainb. Private Domain

7. Adopt Form-based Code

8. A New “Downtown” Plan

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Citizen Participation/IPS

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A MUST!

Existing Conditions Analysis

Figure/Ground Analysis (Northern Half)

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Redevelopment Strategy

New Mixed-Use Hub: Retail & Residential

Lincoln Avenue

Touhy Avenue

Pratt Avenue

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4. Focal-point Monument

Devon Avenue

1.New Downtown Hub: Retail, Office, Residential & Hotel

7. New Retail Hub

6. Residential Infill

North

2. Focal-point Monument

5. Mixed-Use Hub: Retail & Residential

Existing Village Hall

3. Focal-point Monument in Traffic Oval

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New Urbanist Development Form

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Redevelopment Potential Analysis

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Redevelopment Potential Analysis

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Corridor Urban Design Plan

Northern Half

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Southern Half

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Corridor Urban Design Plan

Urban Design Guidelines

Public Domain Guidelines: Near Properties Not to Be Redeveloped

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Private Domain Guidelines: For Properties to Be Redeveloped

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R.O.W. Line

Sidewalk Line

ABuilding Setback Line

B

Sidewalk Line

B

Building Setback Line

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R.O.W. LineA

“A”: Max. Building Setback: 5 feet“B”: Min. Distance to Sidewalk Edge: 15 feet“C” Min. Setback Above 3 Floors: 10 feet

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Urban Design Guidelines

Maximum Building Height in Corridor: 3 StoreysMax. Height in “Downtown”: 5 Storeys

Urban Design Guidelines

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Required Building Line/Streetscape

Private Domain Guidelines: For Properties to Be Redeveloped

Landscaping vs. “Dead” Walls

Pocket Parks 20

Urban Design Guidelines

Private Domain Guidelines: For Properties to Be Redeveloped

Well-articulated Facades

Downtown Plan

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2 3

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Downtown PlanPhase I: Lincoln/Touhy Site

Development Concept Floor Plans

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Massing Study (View from Lincoln Avenue)

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Downtown PlanPhase I: Lincoln/Touhy Site

Massing Study (View from Touhy Avenue)

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Downtown PlanPhase I: Lincoln/Touhy Site

Development Program Analysis

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Downtown PlanPhase I: Lincoln/Touhy Site

Concept Architecture/Urban Form(View from Touhy Avenue)

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Downtown PlanPhase I: Lincoln/Touhy Site

Concept Architecture/Urban Form (View from corner of Lincoln Avenue and Touhy Avenue)

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Downtown PlanPhase I: Lincoln/Touhy Site

Study Conclusion

Land Vision Provided Detailed Design for Lincoln Avenue Corridor Plan

LATF Approved the Plan and Design Guidelines Village Adopted the Corridor Plan and Updated

Its Comprehensive Plan Village Is Working on a Form-based Code

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Lessons Learned

1. Public and Leadership Support for NU Is Critical

2. May Take Some Work to Gain Such Support

3. After the Initial Support, Need to Provide Creative Solutions…to Sustain Support

4. New Urbanism Will Provide Creative Solutions

5. With the Right Design Solutions: Quality Projects Economically Sustainable Traffic Calming Quality of Life Successful Transformation of a Commercial Strip to a “Livable Urban Street”

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