Lincoln Avenue Corridor Urban Design Plan Design Guidelines by herhero

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									       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




          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.    Streetscape Elements and Condition
      b.    Figure-Ground Analysis
      c.    Redevelopment Potential Analysis


3.   Redevelopment Strategy
      a.    Create A New “Downtown”
      b.    Allow Mixed-Uses
      c.    Create Hubs
      d.    Create In-Fill Housing


4.   New Urbanist Development Form
       a.   Building Locations
       b.   Building Relations to Streets
       c.   Traffic Calming/Pedestrian Activity
       d.   Urban Streets/Livability



                                                  7
      The Approach

5. Corridor Urban Design Plan
6. Urban Design Guidelines
      a.   Public Domain
      b.   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

                                             3. Focal-point Monument in Traffic Oval


                                                                          4. Focal-point Monument
                                                                             New Mixed-Use Hub:
              Existing Village Hall                                          Retail & Residential               Pratt Avenue




  5. Mixed-Use Hub: Retail & Residential                                                    6. Residential Infill
                                                        Crawford Avenue




North                                                                                                           Devon Avenue
                                                                                7. New Retail Hub


                                                                                                                               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
                                                                                     C

   Building Setback                                           Building Setback
               Line                                                       Line
                            Maximum 3 Floors/ 38 Feet




                        A                                                        A
      R.O.W. Line                                                R.O.W. Line




                    B                                                       B

                        B
    Sidewalk                                                  Sidewalk
    Line                                                      Line




                                                                                           18
Urban Design Guidelines
Private Domain Guidelines:   For Properties to Be Redeveloped


        Required Building Line/Streetscape




                                                                19
Urban Design Guidelines
Private Domain Guidelines:   For Properties to Be Redeveloped




   Landscaping           vs.                 “Dead” Walls




   Pocket Parks                         Well-articulated Facades   20
Downtown Plan




      2         3


1     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
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