Higgins Road Corridor Plan Presented by Camiros, Ltd. July 19, 2010
Study Area
Existing Land Use Different physical characters: * West: large lots * East: smaller shallower lots
Higgins Road Corridor Plan • Guide Corridor redevelopment • Define the vision for Higgins Road • Redevelopment strategies for: 1. Long-term Redevelopment Vision 2. Future land use policy 3. Zoning Ordinance adjustments 4. Corridor beautification 5. Streetscape improvement plan 6. Transportation improvements 7. Gateway treatment 8. Multi-jurisdictional coordination
Long-term Redevelopment Vision The Higgins Road Corridor is the vibrant southern gateway to the City of Park Ridge. The corridor is characterized by modern office, retail and multiple-family residential developments that are compatible with the surrounding area. Mixed-use development enlivens the corridor. Neighboring single-family residential areas to the north of the corridor have been conserved and conflicts with past uses along the north side of Higgins Road have been mitigated. The proximity of the corridor to major transportation resources, such as I-90, the Blue Line of the Chicago Transit Authority and O’Hare Airport are reflected in the new use and development pattern along the corridor. Redevelopment of the corridor has been managed and designed to be a hallmark of sustainability for the City, be more attractive and provide a safer environment for pedestrians and bicyclists. Streetscapes have been repaired and enhanced as fully as space and safe design permits. A variety of building design and architectural styles have been encouraged and now stimulate interest in and highlight contemporary solutions to the revitalization of the corridor as a multi-use pedestrian friendly environment.
Principles for Long Term Redevelopment • Allow uses and building types that do not grate on single- family neighbors to the north. • Uses along the corridor can include; retail, office, medical, multiple-family residential, townhouses and a mix of those uses. • Added control over building form, site amenities and open space to off-set increased intensity, density and height of uses and structures. • Increase bike and pedestrian opportunities along the corridor • Significantly improve the corridor’s streetscape • Make sure redevelopment follows sustainability and “greening” principles • Improve the relationship of land uses along Higgins Road with the single-family homes along Peterson Avenue.
Future Land Use Policy
Future Land Use & Design Policy • Higgins Rd. home to office & commercial uses, with limited multi-family • West Side Character District: large-scale office development, with some commercial uses • East Side Character District: smaller-scale commercial development • Multi-family developments within both character districts • Opportunity for greater variety and more intensity of land use at selected locations • Make it possible to attract a variety of contemporary as well as traditional architecture
Future Land Use Policy - Previous
Future Land Use Map - Revised
Higgins Road Video Clip
Shadow Casting Studies • Shadow casting studies were conducted to establish appropriate building siting and heights without significant impacts to the surrounding residential neighborhood 8:00 am 12:00 pm 5:00 pm Higgins Rd and Dee Rd Shadow Casting Study 8:00 am 12:00 pm 5:00 pm Higgins Rd and Cumberland Ave Shadow Casting Study
Building Cross-Sections • The cross-sections illustrates that the proposed buildings do not exceed the existing viewing angle • The proposed landscape buffer softens the residential ground floor view of proposed buildings A Cross-Section of Higgins Rd and Peterson Ave illustrating the proposed view angle
Future Zoning Policy
Recommended Zoning Strategy • Two tiered zoning policy for the Higgins Road Corridor – New Base Zoning Districts: • Replace the B-1 and B-2 zoning districts (except that covering the Dominick’s grocery store). • New districts will allow mixed-use and require more design considerations. – Overlay Zoning Districts for select corridor locations: • Three overlay zoning districts are proposed. • Based on Form-based Coding principles. • Permit greater intensity of use than allowed in the base district.
Zoning Ordinance Adjustments - Previous West Side Character District • Modification of existing O District - allow for accessory retail, personal service, restaurant • Maintain R-4 District • Rezone Dominick’s as B-2 District (auto-oriented) East Side Character District • Rezone multi-family as R-4 District; encourage future redevelopment as non-residential • New zoning for B-2 area: new district or overlay
Zoning Ordinance Adjustments - Revised West Side Character District • New base zoning district – the MUC -1: allow for office, accessory retail, personal service, hotel, restaurant • Maintain R-4 District • Rezone Dominick’s as B-2 District • Overlay districts for selected sites built on Form-Based Coding principles East Side Character District • New base zoning district – MUC – 2 • Rezone multi-family R-4 District • Overlay districts for selected sites built on Form-Based Coding principles
Future Zoning - Previous
Future Zoning Map - Revised
What is “Form-Based” Regulation? Regulates primarily by the form of the buildings and their placement on the site. We are familiar with what makes up a traditional ordinance but …
What does “Form-Based” Really Mean? Design-oriented Controls on building design & site layout Maintain existing “form” or create a new “form”
Form-Based Overlay
The Four Steps of Form-Based Regulation 1. Target Area Where will the regulations apply? 2. Set Policy What are the overall goals & guiding policies? 3. Describe Form Which specific elements constitute the desired character? 4. Balance Regulations How strict will the regulations be?
Form-Based Overlay Districts
Form-Based Coding Controls Design
Facades • Transparency & façade elements • Use of awnings • Building materials – ground floor vs. upper façade & roof • Regular window rhythms and proportions • Building entrances
Massing & Site Plan • Required setbacks & build-to-lines • Parking design & location • Unique features such as corner design or architectural features like bay windows • Building height • Roof form • Base, middle & top design
Details • Used to add texture to larger architectural elements • Used to articulate secondary functional areas • Create texture, especially on upper facades • Use materials that reinforce corridor theme and building design
Signs • Determine appropriate sign types: ex. wall, window & awning for pedestrian-orientation • Prohibit non-compatible signage • Ensure appropriate scale
Preserve and Enhance Landscape Buffer • Preserve and increase landscape buffers for surrounding residential neighborhoods
Create Open Space and Public Plazas • Encourage site design that creates active open space and plazas
Corridor Design Guidelines • Building siting reflects consistent corridor design. • Multi-story buildings should be designed with definable base, middle, and top. • Façades should have architectural features to avoid the appearance of blank walls. • Ground floor commercial should maintain a 60% façade transparency. • Public entrances should face Higgins Rd and main entrances should be clearly defined. • Windows should provide depth and shadow along the façade. • Preferred building materials. • Allowable roof types.
Building Siting • Building siting reflects consistent corridor design.
Multi-Story Building Form • Multiple-story buildings should be designed with a definable base, middle and top. Rooflines, cornice treatments and window designs are encouraged to divide larger buildings.
Façade Architectural Features • Each façade should have architectural features to avoid the appearance of blank walls. Changes in wall plane, reveals, windows and other openings, and changes in color, texture and/or material add visual interest to the building elevation that addresses Higgins Road.
Ground Floor Façade Transparency • For commercial uses on the ground floor, windows should be constructed of clear or lightly tinted glass (no tinting above 20% or reflective glass). • For office developments, tinted glass would be permitted. Large expanses of highly reflective wall surface material and mirror glass on exterior walls should be prohibited to prevent heat and glare impacts on the adjacent properties and the public right-of-way.
Building Entrances • Public entrances should face Higgins Road. Main entrances to the buildings should be well defined. Service doors must be recessed and integrated into the overall design of the building to the sides or rear of the buildings.
Recommend
More recommend
