lincoln avenue corridor urban design plan & design guidelines “tuesdays at apa” august 1,...
TRANSCRIPT
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
Cra
wfo
rd A
ven
ue
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
B
Ma
xim
um
3 F
loo
rs/
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Fe
et
R.O.W. Line
Sidewalk Line
ABuilding Setback Line
B
Sidewalk Line
B
Building Setback Line
C
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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