Higgins Road Corridor Plan Presented by Camiros, Ltd. July 19, - - PowerPoint PPT Presentation

Higgins Road Corridor Plan

Presented by Camiros, Ltd.

July 19, 2010

Study Area

Different physical characters: * West: large lots * East: smaller shallower lots

Existing Land Use

• 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

Higgins Road Corridor Plan

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

• 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 & Design Policy

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

Higgins Rd and Dee Rd Shadow Casting Study Higgins Rd and Cumberland Ave Shadow Casting Study

8:00 am 12:00 pm 5:00 pm 8:00 am 12:00 pm 5:00 pm

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

• 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.

Recommended Zoning Strategy

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 - Previous

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

Zoning Ordinance Adjustments - Revised

Future Zoning - Previous

Future Zoning Map - Revised

What is “Form-Based” Regulation?

We are familiar with what makes up a traditional ordinance but…

Regulates primarily by the form of the buildings and their placement on the site.

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
• pen 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

• n 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.

Ground Floor Fenestration

• Windows should be set back into or projected out from the

façade to provide depth and shadow.

• If the first floor is a commercial use, a minimum 18-inch and

maximum of 30-inch high knee-wall is required.

Allowable Roof Types

• Roofs should be designed as an integral part of the façade
• design. Mansard roofs should be prohibited. All parapet walls

should feature three-dimensional cornice treatments or other shadow-creating detail elements along their tops. Reflective surfaces that produce glare should also be prohibited as roof materials.

Streetscape Recommendations

Overall Streetscape Plan

Streetscape improvements within the corridor should create an attractive and walkable environment, provide biking possibilities and delineate the realm of the pedestrian from that of the automobile.

West Side Streetscape District

Impacts on Existing Infrastructure

• Maintain existing curb-to-curb
• Reduce travel lane widths
• Maintain existing R.O.W. dimensions

Streetscape Elements

• Street trees where the parkway meets

the minimum depth requirement

• Planted median
• Crosswalks safety improvements at

signalized intersections

• Signalized crosswalks at midblock

locations in combination with enhanced median

• Decorative lighting
• “Dedicated” bike lane

Streetscape Enlargement – Location A

Streetscape Enlargement – Location B

East Side Streetscape District

Impacts on Existing Infrastructure

• Maintain existing curb-to-curb
• Reduce travel lane widths
• Expand the parkway

Streetscape Elements

• Plant street trees where the parkway

meets the minimum depth requirement

• Planted median
• Signalized crosswalks at midblock

locations in combination with enhanced median

• Decorative lighting

Streetscape Enlargement – Location C

Sustainability Recommendations

Sustainability

• Sustainable site design

– Bio-swales – Permeable pavement – Stormwater management

• Architecture

– Greenroofs – High albedo roofs – Solar panels – Wind turbines – Energy efficient technology

• LEED - Leadership in Energy and Environmental Design
• Opportunity location for contemporary architectual design

Gateway Concepts

Four Components for Gateway treatment

• Strong architectural statement at

strategic locations

• Façade improvements to existing

buildings

• Enhancement of the streetscape

and land uses at Higgins and Cumberland

• Gateway feature at key intersection

Vehicle Circulation and Parking

• Higgins Road under the jurisdiction of IDOT
• Requires multi-jurisdictional cooperation
• Peterson Avenue
• Traffic, parking and safety considerations on East Side

residential streets

• Work out traffic calming program with East Side

neighbors

• Accommodate difficult parking limitations on East Side
• Greenwood shortcut problem on the West Side
• CTA user safety and crosswalks on the West Side

Bold Plan

• Conditioned by being an “Edge Plan”
• Planning and Zoning Commission recommendation
• Appearance Commission review and refinements
• Deliberate statement of Park Ridge desires
• Statement and

invitation to Chicago and IDOT

• Statement and

invitation to the marketplace

Thank You!

www.camiros.com