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Lincoln Avenue Corridor Urban Design Plan & Design Guidelines

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.

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Lincoln Avenue Corridor Urban Design Plan & Design Guidelines

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  1. Lincoln AvenueCorridor Urban Design Plan& Design Guidelines “Tuesdays at APA” August 1, 2006 Mahender Vasandani Director, Planning & Urban Design Land Vision, Inc.

  2. A Typical Commercial Strip 1

  3. A Typical “Old” Approach 2

  4. The Corridor Touhy Avenue I-294 Lincoln Avenue Corridor Devon Avenue 3

  5. The Corridor A Commercial Strip/Thoroughfare 4

  6. 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

  7. 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

  8. The Approach • Citizen Participation/Image Preference Survey • Existing Conditions Analysis • Streetscape Elements and Condition • Figure-Ground Analysis • Redevelopment Potential Analysis • Redevelopment Strategy • Create A New “Downtown” • Allow Mixed-Uses • Create Hubs • Create In-Fill Housing • New Urbanist Development Form a. Building Locations b. Building Relations to Streets c. Traffic Calming/Pedestrian Activity d. Urban Streets/Livability 7

  9. The Approach 5. Corridor Urban Design Plan 6. Urban Design Guidelines • Public Domain • Private Domain • Adopt Form-based Code • A New “Downtown” Plan 8

  10. Citizen Participation/IPS A MUST! 9

  11. Existing Conditions Analysis Figure/Ground Analysis(Northern Half) 10

  12. 1.New Downtown Hub: Retail, Office, Residential & Hotel Touhy Avenue 2.Focal-point Monument 3. Focal-point Monument in Traffic Oval Lincoln Avenue 4.Focal-point Monument New Mixed-Use Hub: Retail & Residential Existing Village Hall Pratt Avenue 5. Mixed-Use Hub: Retail & Residential 6. Residential Infill Crawford Avenue North Devon Avenue 7. New Retail Hub Redevelopment Strategy 11

  13. New Urbanist Development Form 12

  14. Redevelopment Potential Analysis 13

  15. Redevelopment Potential Analysis 14

  16. Corridor Urban Design Plan Northern Half 15

  17. Corridor Urban Design Plan Southern Half 16

  18. Urban Design Guidelines Public Domain Guidelines: NearProperties Not to Be Redeveloped 17

  19. C Building Setback Line A Building Setback Line R.O.W. Line A R.O.W. Line B Maximum 3 Floors/ 38 Feet B B Sidewalk Line Sidewalk Line 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 18

  20. Urban Design Guidelines Private Domain Guidelines: For Properties to Be Redeveloped Required Building Line/Streetscape 19

  21. Urban Design Guidelines Private Domain Guidelines: For Properties to Be Redeveloped Landscaping vs. “Dead” Walls Pocket Parks Well-articulated Facades 20

  22. Downtown Plan 3 2 1 4 21

  23. Downtown PlanPhase I: Lincoln/Touhy Site Development Concept Floor Plans 22

  24. Downtown PlanPhase I: Lincoln/Touhy Site Massing Study (View from Lincoln Avenue) 23

  25. Downtown PlanPhase I: Lincoln/Touhy Site Massing Study (View from Touhy Avenue) 24

  26. Downtown PlanPhase I: Lincoln/Touhy Site Development Program Analysis 25

  27. Downtown PlanPhase I: Lincoln/Touhy Site Concept Architecture/Urban Form (View from Touhy Avenue) 26

  28. Downtown PlanPhase I: Lincoln/Touhy Site Concept Architecture/Urban Form (View from corner of Lincoln Avenue and Touhy Avenue) 27

  29. 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

  30. Lessons Learned • Public and Leadership Support for NU Is Critical • May Take Some Work to Gain Such Support • After the Initial Support, Need to Provide Creative Solutions…to Sustain Support • New Urbanism Will Provide Creative Solutions • 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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