Corridor Urban Design Plan
Lincoln Avenue
Corridor Urban Design Plan & Design Guidelines
“Tuesdays at APA” August 1, 2006
Mahender Vasandani
Director, Planning & Urban Design Land Vision, Inc.
A Typical Commercial Strip
1
A Typical “Old” Approach
2
The Corridor
Touhy Avenue
I-294
Li n
co l
n
A
ve n
u
e
C
or r
id
or
Devon Avenue 3
The Corridor A Commercial Strip/Thoroughfare
4
The Issues
Outmoded Development Form Can Not Exploit Full Potential No Gathering Places Lack of Pedestrian Access Lack of Positive Identity No Design Cohesiveness
5
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
6
The Approach 1.
Citizen Participation/Image Preference Survey
2.
Existing Conditions Analysis a. b. c.
3.
Redevelopment Strategy a. b. c. d.
4.
Streetscape Elements and Condition Figure-Ground Analysis Redevelopment Potential Analysis
Create A New “Downtown” Allow Mixed-Uses Create Hubs Create In-Fill Housing
New Urbanist Development Form a. b. c. d.
Building Locations Building Relations to Streets Traffic Calming/Pedestrian Activity Urban Streets/Livability
7
The Approach 5. Corridor Urban Design Plan 6. Urban Design Guidelines a. b.
Public Domain Private Domain
7.
Adopt Form-based Code
8.
A New “Downtown” Plan
8
Citizen Participation/IPS A MUST!
9
Existing Conditions Analysis Figure/Ground Analysis
(Northern Half)
10
Redevelopment Strategy 1.New Downtown Hub: Retail, Office, Residential & Hotel Touhy Avenue
2. Focal-point Monument n ol nc Li
3. Focal-point Monument in Traffic Oval
A e nu ve
4. Focal-point Monument New Mixed-Use Hub: Retail & Residential
Existing Village Hall
5. Mixed-Use Hub: Retail & Residential
Pratt Avenue
Crawford Avenue
6. Residential Infill
North
7. New Retail Hub
Devon Avenue
11
New Urbanist Development Form
12
Redevelopment Potential Analysis
13
Redevelopment Potential Analysis
14
Corridor Urban Design Plan
Northern Half
15
Corridor Urban Design Plan
Southern Half
16
Urban Design Guidelines Public Domain Guidelines:
Near Properties Not to Be Redeveloped
17
Urban Design Guidelines Private Domain Guidelines:
For Properties to Be Redeveloped
Maximum Building Height in Corridor: 3 Storeys Max. Height in “Downtown”: 5 Storeys “A”: Max. Building Setback: 5 feet “B”: Min. Distance to Sidewalk Edge: 15 feet “C” Min. Setback Above 3 Floors: 10 feet
Building Setback Line
A
R.O.W. Line
B B Sidewalk Line
Maximum 3 Floors/ 38 Feet
C Building Setback Line
A
R.O.W. Line
B
Sidewalk Line
18
Urban Design Guidelines Private Domain Guidelines:
For Properties to Be Redeveloped
Required Building Line/Streetscape
19
Urban Design Guidelines Private Domain Guidelines:
Landscaping
Pocket Parks
For Properties to Be Redeveloped
vs.
“Dead” Walls
Well-articulated Facades
20
Downtown Plan
2 1
3
4
21
Downtown Plan Phase I: Lincoln/Touhy Site Development Concept Floor Plans
22
Downtown Plan Phase I: Lincoln/Touhy Site Massing Study (View from Lincoln Avenue)
23
Downtown Plan Phase I: Lincoln/Touhy Site Massing Study (View from Touhy Avenue)
24
Downtown Plan Phase I: Lincoln/Touhy Site Development Program Analysis
25
Downtown Plan Phase I: Lincoln/Touhy Site Concept Architecture/Urban Form (View from Touhy Avenue)
26
Downtown Plan Phase I: Lincoln/Touhy Site Concept Architecture/Urban Form
(View from corner of Lincoln Avenue and Touhy Avenue)
27
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
28
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”
29
30
Corridor Urban Design Plan & Design Guidelines
“Tuesdays at APA” August 1, 2006
Mahender Vasandani
Director, Planning & Urban Design Land Vision, Inc.
A Typical Commercial Strip
1
A Typical “Old” Approach
2
The Corridor
Touhy Avenue
I-294
Li n
co l
n
A
ve n
u
e
C
or r
id
or
Devon Avenue 3
The Corridor A Commercial Strip/Thoroughfare
4
The Issues
Outmoded Development Form Can Not Exploit Full Potential No Gathering Places Lack of Pedestrian Access Lack of Positive Identity No Design Cohesiveness
5
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
6
The Approach 1.
Citizen Participation/Image Preference Survey
2.
Existing Conditions Analysis a. b. c.
3.
Redevelopment Strategy a. b. c. d.
4.
Streetscape Elements and Condition Figure-Ground Analysis Redevelopment Potential Analysis
Create A New “Downtown” Allow Mixed-Uses Create Hubs Create In-Fill Housing
New Urbanist Development Form a. b. c. d.
Building Locations Building Relations to Streets Traffic Calming/Pedestrian Activity Urban Streets/Livability
7
The Approach 5. Corridor Urban Design Plan 6. Urban Design Guidelines a. b.
Public Domain Private Domain
7.
Adopt Form-based Code
8.
A New “Downtown” Plan
8
Citizen Participation/IPS A MUST!
9
Existing Conditions Analysis Figure/Ground Analysis
(Northern Half)
10
Redevelopment Strategy 1.New Downtown Hub: Retail, Office, Residential & Hotel Touhy Avenue
2. Focal-point Monument n ol nc Li
3. Focal-point Monument in Traffic Oval
A e nu ve
4. Focal-point Monument New Mixed-Use Hub: Retail & Residential
Existing Village Hall
5. Mixed-Use Hub: Retail & Residential
Pratt Avenue
Crawford Avenue
6. Residential Infill
North
7. New Retail Hub
Devon Avenue
11
New Urbanist Development Form
12
Redevelopment Potential Analysis
13
Redevelopment Potential Analysis
14
Corridor Urban Design Plan
Northern Half
15
Corridor Urban Design Plan
Southern Half
16
Urban Design Guidelines Public Domain Guidelines:
Near Properties Not to Be Redeveloped
17
Urban Design Guidelines Private Domain Guidelines:
For Properties to Be Redeveloped
Maximum Building Height in Corridor: 3 Storeys Max. Height in “Downtown”: 5 Storeys “A”: Max. Building Setback: 5 feet “B”: Min. Distance to Sidewalk Edge: 15 feet “C” Min. Setback Above 3 Floors: 10 feet
Building Setback Line
A
R.O.W. Line
B B Sidewalk Line
Maximum 3 Floors/ 38 Feet
C Building Setback Line
A
R.O.W. Line
B
Sidewalk Line
18
Urban Design Guidelines Private Domain Guidelines:
For Properties to Be Redeveloped
Required Building Line/Streetscape
19
Urban Design Guidelines Private Domain Guidelines:
Landscaping
Pocket Parks
For Properties to Be Redeveloped
vs.
“Dead” Walls
Well-articulated Facades
20
Downtown Plan
2 1
3
4
21
Downtown Plan Phase I: Lincoln/Touhy Site Development Concept Floor Plans
22
Downtown Plan Phase I: Lincoln/Touhy Site Massing Study (View from Lincoln Avenue)
23
Downtown Plan Phase I: Lincoln/Touhy Site Massing Study (View from Touhy Avenue)
24
Downtown Plan Phase I: Lincoln/Touhy Site Development Program Analysis
25
Downtown Plan Phase I: Lincoln/Touhy Site Concept Architecture/Urban Form (View from Touhy Avenue)
26
Downtown Plan Phase I: Lincoln/Touhy Site Concept Architecture/Urban Form
(View from corner of Lincoln Avenue and Touhy Avenue)
27
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
28
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”
29
30
