Greater Downtown Master Plan - Oak Park, Illinois · 3/21/2005 · This master plan updates the...

Village of Oak ParkCrandall Arambula PC

March 21, 2005

GreaterDowntownMaster Plan

Credits

This document summarizes work conducted for the Villageof Oak Park’s Greater Downtown Master Plan. Thisdocument was prepared by Crandall Arambula PC, undercontract to the Village of Oak Park. Preparation of thisdocument was financed in part through the RegionalTransportation Authority, and the U. S. Department ofTransportation, Federal Transit Administration, under theFederal Transit Act, and/or the Illinois Department ofTransportation. The contents do not necessarily reflect theofficial views of the Regional Transportation Authority, U. S.Department of Transportation, Federal TransitAdministration, or the Illinois Department of Transportation.

Village BoardJoanne Trapani, Village PresidentSandra Sokol, Village ClerkGus Kostopulos, TrusteeRaymond Johnson, TrusteeGalen L. Gockel, TrusteeDavid Pope, TrusteeDiana Carpenter, TrusteeRobert Milstein, Trustee

Plan CommissionColette Lueck, ChairpersonJon Hale (Term expired 2004)Douglas Low, CommissionerGloria Merrill (Term expired 2004)Michael Quinn, CommissionerCharles Bassett, CommissionerSteve Ruszczyk, CommissionerGary Belenke, CommissionerPenny Wallingford, Commissioner

Historic Preservation CommissionDoug Gilbert, ChairpersonDoris Blumenthal, CommissionerJack Lesniak, CommissionerKaren Doty, CommissionerFrank Lipo, CommissionerDoug Freerksen, CommissionerMarsha Moseley, CommissionerNick Kalogeresis, CommissionerKate Susmilch, Commissioner

Community Design CommissionRobert Tucker, ChairpersonMarvin “Bud” Worley, CommissionerDouglas Kimball, CommissionerGail Moran, CommissionerGreg Beard, CommissionerJeanne Buiter, CommissionerJosephine Bellalta, CommissionerPaul Chernyshev, CommissionerThomas Hoepf, CommissionerThomas Meyer, CommissionerZlatko Delic, Commissioner

Village StaffCarl Swenson, Village ManagerCraig Failor, AICP, Village Planner/Project ManagerAdolfo Benages, Parking Development ManagerJames Budrick, Village EngineerMichael Chen, Development Services DirectorLoretta Daly, Business Services ManagerPeter Dame, Deputy Village Manager - External RelationsRay Heise, Village AttorneyRogene Hill, Deputy Village Manager - Community ServicesDouglas Kaarre, Urban Planner - Historic PreservationAndrea Mance, Executive SecretaryGregory Peters, Finance Director

ConsultantsCrandall ArambulaGilmore Franzen Architects, Inc.Kenig, Lindgren, O'Hara, Aboona, Inc. (KLOA)URS

Executive SummaryWhy this Plan was Prepared 1Public Process 2Master Plan Development 4Incorporating Concurrent Projects 5Guiding Principles 6Capacity Diagram 7The Fundamental Concept 8Land Use Framework 9The Public Realm Framework 10Intermodal Station Area Framework 12Key and Catalyst Projects 13Implementation 14Financing 15

BackgroundIntroduction 16Community Process 17Existing Conditions 18Existing Policies and Regulations 19Tax Increment Financing Program (TIF) 20Historic Resources 21Opportunities and Constraints 22

Public Realm FrameworkOverview 23Primary Retail Streets 24Secondary Retail Street 26Arts and Cultural Corridor 29Pedestrian Emphasis Street 30Public Squares 31

Land Use FrameworkOverview 33Retail 34Primary Retail 35Secondary Retail 36Housing 37Civic/Institutional/Cultural 38Employment 39Squares/Open Spaces 40Retail Development Standards 41Height Standards 44

Intermodal Transit Station FrameworkBackground 45Transit-Oriented Development Principles 46Existing Conditions 47Intermodal Facilities 48Transit-Supportive Land Use Planning 49Circulation/Access 50

ImplementationOverview 51Organization 52Policies, Regulations and Guidelines 53Top Priority Projects 54Key and Catalyst Projects 55Catalyst Projects 56Action Plan 65

Table of Contents Section Page

2020 Oak Park Downtown Plan

2020 Oak Park Land Use Plan


March 21, 2005

ExecutiveSummary

Executive Summary

1 Village of Oak Park Greater Downtown Master Plan

Why this Plan was Prepared

Downtown Oak Park is the historicheart of a diverse and vibrantcommunity with a rich assortment ofresources. In the late 20th century, thedowntown experienced a decline inquality and vitality compared to OakPark’s residential neighborhoods.

A Proactive Community StrategyThe Village has seen a period ofdowntown growth and activity sincethe Tax Increment Financing (TIF)program was initiated in 1983 and aCentral Business District Master Planwas approved in 1994.

This master plan updates the 1994Central Business District Master Planand builds upon the strengths andweaknesses of Oak Park’s recentdevelopments. It is a tool that will helpOak Park’s leaders proactively plan forthe future rather than reactivelyrespond to development pressures.

This master plan brings certainty todevelopers, businesspeople andneighbors during the project reviewand approval process by providing aclear vision of the community’s goals.

Furthermore, the master plan will aidOak Park in determining how toextend the TIF program and identifyspecific TIF priority projects that willleverage the greatest return on publicinvestment.

Study Area Aerial

TIF Boundary

Ontario

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Executive Summary


Oak Park’s Greater Downtown MasterPlan process was driven by valuableinput from public participantsinterested in the short- and long-termfuture of the village. A summaryschedule is shown below.

OutreachThe master plan was built upon afoundation of extensive publicoutreach. The series of interviews andsmall “focus groups” held with a widerange of citizen and governmentgroups throughout the project were ofgreat importance. Approximately 50separate meetings were held over themonths with the following groups:

Business community – Downtown OakPark Business Association, Oak Park-River Forest Chamber of Commerce,Oak Park Development Corporation,

South Marion Street, and The AvenueBusiness Association.

Retail community/local business owners– Downtown Oak Park, The Avenue,and Marion Street.

Neighborhood citizens groups –Harlem-Ontario CommunityAssociation, Holley Court neighbors,Neighbors United to Save SouthMarion Street (NUSS), andREDCOOP.

Property owners – including thosedeveloping Whiteco and RSCprojects (and their representatives/architects).

Design community – Oak ParkArchitectural League, CommunityDesign Commission, Arts Council,and Arts Advisory Commission.

Historic preservation – HistoricPreservation Commission, andHistorical Society of Oak Park &River Forest.

Local governments and civicorganizations – River Forest, ForestPark, Visitor’s Bureau, League ofWomen Voters, Oak Park HousingCenter, Oak Park Township, and Capthe IKE Committee.

Transportation agencies and groups –CTA, Metra, Pace, IDOT, UnionPacific, P/T Commission, Oak ParkCycle Club and RegionalTransportation Authority.

Taxing bodies – School District 97,School District 200, Park District,and Library District.

Oak Park government – Oak Park PlanCommission, Village Board trusteesand Village staff.

Public Process

Executive Summary


Public Response - Summary Notes

Workshop AttendanceTo ensure a successful public process, itwas important to have high attendanceat all workshops. Information onmeeting and workshop dates, timesand locations was distributed to thecommunity through: Postcard mailings sent to all area

households and businesses. Newspaper articles and cable

television announcements.

Additionally, the Village website servedas a source of information throughoutthe project by posting: The project schedule. Workshop response sheet tallies,

public comments, summary notes,PowerPoint presentations and lists ofattendees.

Focus group summary notes.

Executive Summary


Development of the master planincluded three stages – starting,designing and implementing –described below. Analysis of the TIFplan also occurred simultaneously.

StartingDuring this step, existing informationwas gathered and meetings with localexperts were held to gain additionalknowledge. Steps included: Collecting background information

on existing conditions, siteavailability, history, current projects,policies, and base maps, etc.

Determining opportunities andconstraints.

Establishing project goals andobjectives.

DesigningAll public workshop sessions wereinteractive. Citizen participants wereasked to respond to specificdevelopment alternatives. The average attendance at each

workshop was approximately 100. Over 289 response sheet ballots

were returned for the first threemeetings.

Each meeting included a one-hourpresentation followed by a one-hoursmall group discussion andworkshop.

ImplementingPublic meetings with the Village Boardwere held to identify, discuss and rankcatalyst projects.

TIF AnalysisThe accomplishments and benefits ofthe TIF program and its extensionwere discussed and evaluated. Resultsare included in the special report thataccompanies the master plandocument: the Amended Oak ParkGreater Downtown Tax IncrementFinancing Redevelopment Project andPlan.

Master Plan Development

Workshop 1 Response Sheet



Executive Summary


The Greater Downtown Master Planincluded the review and evaluation ofseveral ongoing projects in Oak Park.Guidance on project development wasprovided and the projects wereincorporated into the overall masterplan to ensure compatibility with itsfundamental concepts and land useand public realm frameworks. Throughthis process, each project’s potentialwas maximized to benefit the Village asa whole.

Projects Underway WhitecoWhitecoWhitecoWhitecoWhiteco – Residential mixed-use

development, with a proposedTrader Joe’s retail space, high-densityapartments (rental, as stipulated bythe Village) and parking at Harlemand Ontario.

The Residence at the Oak Park OperaThe Residence at the Oak Park OperaThe Residence at the Oak Park OperaThe Residence at the Oak Park OperaThe Residence at the Oak Park OperaClubClubClubClubClub – Residential and retail mixed-use development with parkinglocated on South Boulevard.

RSC BuildingRSC BuildingRSC BuildingRSC BuildingRSC Building – Preservation of theDrechsler Building incorporated intoa new mixed-use retail/health club/condominium building on LakeStreet.

Incorporating Concurrent Projects

RSC Development

Executive Summary


Drechsler Building

The master plan is based on thecommunity’s core beliefs and guidesfuture development in the greaterdowntown area.

Citizens identified their issues,concerns and goals for the Village ingroup discussions and through writtencomments on ballot response sheets.These responses were tallied andsummarized to become acomprehensive list of guidingprinciples. These principles weresubsequently affirmed at eachworkshop and used to evaluate planalternatives.

The project’s guiding principlesestablished by the community follow: Reduce traffic congestion. Preserve historic small-town feel. Revitalize retail. Address building height and density. Improve parking supply. Provide high-quality design. Identify financial project

implications. Improve planning process. Enhance pedestrian environment. Provide additional open space. Revitalize Marion Mall. Improve transit usage.

Guiding Principles

Executive Summary


Capacity DiagramNew Development CapacitySummary Retail (New): 207,000 SF Retail (Rehab) - 78,000 SF Office (New) - 121,000 SF Office (Rehab) - 40,000 SF Residential - 1,200 units Civic/Cultural - 20,000 SF Parking structures - 3,000 spaces

The capacity diagram is a snapshot ofthe character and intensity ofdevelopment anticipated to occur by2020.

A Vision for Build-outThe capacity diagram depictsdevelopment that is realistic andeconomically feasible. The diagram illustrates architectural

design schemes that could be builton each site.

All of the development shown onthe capacity diagram responds to thefundamental requirements necessaryto attract investors. As an example,market acceptable parking ratioshave been applied to developmentschemes.

How the Diagram is UsedThe capacity diagram is used toidentify the total private investmentpossible. These private costs arecompared to the required publicinvestment costs to determine thereturn on public investment ratio. Theresulting ratios ultimately helpprioritize project phasing and identifythe taxing potential based on newdevelopment opportunities.

Build-out Capacity Diagram

Retail - newRetail - rehab/existingCivic/Inst./Cult.-newCivic/Inst./Cult.-rehab/existingOffice - newOffice - rehab/existingParks - existingHousing - newParking - new

Executive Summary


Fundamental Concepts Diagram

Improve Transit Usage Facilitate access to and transfers

between Pace bus, shuttle bus, CTAand Metra.

Provide new transit facilities andamenities for pedestrians andbicyclists.

Locate new Station Street to providea direct link between Metra/CTAtransit station and Lake Street.

Provide Additional Open SpaceThe plan establishes additional openspaces and outdoor space for publicassembly. Founders’ Square creates a new

Village “living room.”

Enhance Pedestrian Environment Improve pedestrian passage under

the elevated railroad tracks to knitthe northern and southern parts ofthe Village together.

Make pedestrian street improvementsto link retail districts andneighborhoods.

The Oak Park Greater DowntownMaster Plan is simple in its essence. Itsprimary purpose is to fulfill thecommunity’s goals. The plan reflectsthe guiding principles established bythe community. It maintains andenhances the high quality of life that isthe village’s heritage and history. Itsfundamental concepts include:

Revitalize RetailThe plan reclaims Lake Street’sprominence as a major retail district inthe Chicago area by providing: Primary Retail Anchors. A Pedestrian Retail Loop. Secondary Local Retail. Parking.

Reduce Traffic CongestionReduce auto traffic congestion by: Adding new routes to disperse

traffic. Opening Marion Street to

automobiles. Creating a new Station Street.

The Fundamental Concept

Executive Summary


Land Use Framework

Downtown Oak Park’s historical retailareas – along Lake Street and Oak ParkAvenue – and its arts, cultural, civicand institutional uses are allstrengthened by the land useconfiguration established in thisframework.

Strategy for GrowthThe framework maintains andstrengthens existing uses whileproviding for reasonable retail andhousing growth. New development isplanned to maximize existing roadway,traffic and parking infrastructure. Theframework creates a cohesivedowntown consisting of primary andsecondary retail, parking, housing,office and civic uses.

The Land Use Framework promotes amix of uses, both vertically andhorizontally. For example, mixed-use

Land Use Framework Diagram: All Floors

buildings with housing on upper floorssupport the primary retail uses andrelate to nearby transit services.

New development sites and historicbuilding renovation opportunities areidentified for local and nationalretailers and businesses. Developmentshould be transit- and pedestrian-oriented.

Uses proposed by the Land UseFramework are allowable under thecurrent zoning ordinances; theframework adds specificity to theexisting policies, making developmentmore consistent with downtownobjectives.

Existing private property planned foropen space or roadway uses wouldoperate as is until acquired by a publicentity or transferred to public use byeasement, dedication or other means.

TIF Boundary

Retail - newRetail - rehab/existingCivic/Inst./Cult.-newCivic/Inst./Cult.-rehab/existingOffice - newOffice - rehab/existingSquares - newParks - existingHousing - newParking - new

Executive Summary


The Public Realm Framework

Much of Oak Park’s downtown is in thepublic realm – the Village’s streets andsidewalks. It is this land that helpscreate a memorable identity fordowntown. The Public RealmFramework: Improves access within and through

downtown for automobiles, transit,bicycles and pedestrians.

Establishes the character of andcreates a setting for adjacentdevelopment.

Creates a coherent and appealingsystem of streets, open spaces andtransit facilities that are easilynavigable and understandable tovisitors, residents and workers alike.

Primary Retail StreetsPrimary retail streets are identifiedthrough the use of distinctive paving,street furniture and lighting to signaltheir importance as shoppingcorridors. These streets include:

Lake Street – The historic downtownretail corridor stretches a comfortablequarter-mile walking distance.

Oak Park Avenue – Retail corridorwith an abundance of unique localretailers and restaurants. Publicrealm improvements should beconsistent with the adjacent high-quality architecture.

Secondary Retail StreetsSecondary retail streets are identifiedthrough the use of complementary butdistinct paving, street furniture andlighting to signal their role as shoppingcorridors and transit and neighborhoodconnectors. Key secondary retail streetsinclude: Station Street – A newly developed

street that links the transit stationdirectly to Lake Street with aterminus at the Drechsler Building.

Marion Street – Opened toautomobile traffic between NorthBoulevard and Lake Street. Thisportiion of Marion incorporates acurbless and flexible “European”design. The street could betemporarily closed or have limitedvehicle access to allow for street fairs,farmer’s markets, sidewalk sales orother similar uses.

Public Realm Diagram

Primary Retail StreetSecondary Retail StreetPedestrian Emphasis StreetArts and Cultural CorridorPublic Square

Executive Summary


Pedestrian Emphasis StreetsThese streets provide comfortableconnections between retail districts andadjacent neighborhoods. Streetscapeimprovements should clearly signifyeach street’s prominence as a majorpedestrian route. Signature street trees,lighting and enhanced sidewalks andintersections should complement retailstreets. Additional special elements arerequired for the following pedestrianstreets: North and South Boulevards – Screen

elevated train lines with uprightevergreen landscaping.

Forest to Chicago (outside study area) toOak Park Avenue to Lake Street Loop –Establishes a tourism loop betweenretail districts, train stations andmajor attractions such as the FrankLloyd Wright home and studio.

Arts and Cultural CorridorLake Street Corridor – This corridorprovides a pedestrian-friendly linkagebetween the two major retail districts –Lake Street and Oak Park Avenue.Abundant landscaping should beprovided to allow the corridor to serveas a backdrop for the historicarchitectural character along its edgesand as a spine for a central tourismloop.

Public SquaresTwo strategically located public squareswill provide assembly spaces for civicactivities: Founders’ Square – the Village “living

room” offers active gathering spacealong the downtown primary retailstreet.

Station Square – serves as a gateway/threshold to Oak Park from thetransit station.

Founders’ Square Perspective

Executive Summary


Transit-Oriented Development Focus Areas

The Intermodal Station AreaFramework provides a strategy tomaximize and leverage the abundanttransit options available in thedowntown area. The plan identifies: TTTTTransit-oriented land useransit-oriented land useransit-oriented land useransit-oriented land useransit-oriented land use

imprimprimprimprimprovements ovements ovements ovements ovements – Transit-supportiveretail, high-density housing,neighborhood services and parkingwithin one-quarter mile (walkingdistance) of stations.

TTTTTransit access imprransit access imprransit access imprransit access imprransit access improvementsovementsovementsovementsovements –Improves transit access forpedestrians and vehicles bydeveloping a new Station Street and“re-streeting” of Marion Mall andWestgate Street.

TTTTTransit station imprransit station imprransit station imprransit station imprransit station improvementsovementsovementsovementsovements –Provides new “kiss and ride” andPace bus-loading facilities alongSouth Boulevard.

Intermodal Station Area Framework

Downtown OakPark Station

Oak ParkAvenue Station

Executive Summary


Key and Catalyst Projects

Public infrastructure improvements setthe stage for private investment andimprove the quality of life for arearesidents.

A Menu of PrioritiesNot everything can be built at once. Ofthe many key projects identified, thefive catalyst projects listed will helpcreate widespread and sustaineddowntown revitalization. The catalystprojects should: Be located strategically to spark the

greatest amount of new developmentand renovation.

Result in a return on investment of atleast six private dollars ofdevelopment for every one publicdollar spent.

Key and catalyst projects are identifiedbelow.

Key and Catalyst Projects :Station Street Area RedevelopmentMarion Street OpeningLake Street StreetscapeLake & Forest ParkingFounders’ SquareOffice Mixed UseOffice Mixed UseMarion Underpass EnhancementsSouth Marion Street StreetscapeHome Avenue StreetscapeNorth Boulevard Streetscape

Key Projects Catalyst Projects

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South Boulevard StreetscapeSouth Oak Park Avenue StreetscapeOak Park Underpass EnhancementsOak Park Avenue StreetscapeArts Building/Hemingway RenovationOntario & Oak Park StreetscapeMid-Block Connectivity ImprovementsEast Lake Street Streetscape19th Century Club RenovationForest Avenue StreetscapeNorth Marion Street Streetscape

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Catalyst and Key Projects

Executive Summary


Implementation

Three implementation steps arenecessary to take the Oak Park GreaterDowntown Master Plan from vision toreality: 1) adoption of the plan, 2)regulatory review, and 3) pursuit ofcatalyst projects.

Adoption of the PlanThe formal adoption process wasinitiated in November 2004 and isanticipated to be approved no laterthan March of 2005.

The TIF program amendments willneed to be adopted to provide a majorsource of funding for the plan’s publicimprovements.

In addition, Development Guidelinesprepared to accompany the GreaterDowntown Master Plan must beadopted as a supplemental document.

Design CommissionCurrently, projects are often reviewedby a number of different agencies,including the Oak Park PlanCommission or the HistoricPreservation Commission.Development of a Design Commissionwould relieve these groups of thisresponsibility.

A Design Commission should becreated to review all major projectswithin the Greater Downtown MasterPlan area. Minor projects should bereviewed by Village staff.

Regulatory ReviewThe Village will be responsible forcarrying out the changes to the codes,standards and guidelines identified inthis plan. The plan calls for Land Useand Public Realm frameworks that areconsistent with existing zoning policiesand adaptable to the Village’s PlannedDevelopment Ordinance.

Catalyst ProjectsThrough its public process, the GreaterDowntown Master Plan has identifiedfive catalyst projects. To beimplemented, these should beincorporated into the Village’s TIF Plan,Capital Improvement Plan andcoordinated with CTA, Metra and Paceplans and capital programs.

Executive Summary


Tax Increment FinancingOak Park’s TIF program instituted in1983 has been instrumental in spurringgrowth in downtown and improvingthe quality of life for residents. Itshould continue to be used toimplement public projects, strengthenthe existing downtown retail andleverage private development indowntown.

The master plan outlines a strategy thatensures future spending of taxincrement funds will be coordinatedand planned and occur within areasonable and defined time period.TIF improvement projects will continueto spur private investment in new andrehabbed development in an organized,rather than piecemeal, manner.

TIF Boundary with 2005 Amendment Additions

Financing

Continuing Need for TIFWhile much has been accomplished inthe project area, many comprehensiveimprovements are still required tosustain revitalization. Continuation ofTIF will help implement catalyst andkey projects identified in the masterplan.

The master plan identifies $461.7million in private investment. $68.8million in public investment isrequired to leverage this development.TIF has proven to be the most reliableand frequently used funding source forleveraging this type of development inIllinois and across the nation. Bydeveloping these projects quickly,improved areas can be “carved out” ofthe TIF district and returned to localand state taxing bodies.

Additions to TIF AreaThe following sites have been added tothe original 1983 TIF boundary tocreate a sound and coordinatedmethod for implementing the GreaterDowntown Master Plan: Arts Building/Hemingway Museum. 19th Century Club. Grace Episcopal Church parking lot.

Addition of these parcels will enablerecognized landmarks to berehabilitated using tax incrementfunds.

Other Funding SourcesOther funding sources may include: Bonds General funds


March 21, 2005

Background

Background

Village of Oak Park Greater Downtown Master Plan

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The master plan ensures ongoinghealthy and vibrant downtowndevelopment while protecting andpreserving the qualities that give OakPark its distinctive identity.

Preserving Oak Park’sExceptional CharacterA major challenge for any town is howto manage ongoing change. The task isespecially daunting in Oak Park due toits extraordinary architectural characterand history. The master plan charts acourse for controlling change andenhancing the special qualities thatmake Oak Park the unique andwonderful place it is today.

Based on the community’s vision, theGreater Downtown Master Plan setsout a realistic agenda that publicofficials, private investors and thecommunity can follow and implement.

Continuing MomentumGrowth in the greater Chicago areafrom the 1970s through the mid-1990stended to “leapfrog” over Oak Park.Recently, development interest in theVillage have increased. Ongoingdowntown projects include: RSC mixed use/health club/

residential on Lake Street. Whiteco retail/residential at Harlem

and Ontario. The Residence at the Oak Park

Opera Club on South Boulevard.

The Master Plan FrameworkWith renewed interest in downtowndevelopment, this master plan is timelyin that it establishes and guides thedevelopment of publicly- andprivately-owned parcels by outliningspecific land uses. With formaladoption by the Village Board, thisdocument will provide the legalauthority to guide downtowndevelopment.

Existing Building Entry at 1103 Westgate

Marion Street South of Lake, Circa 1903 (Hist. Society of OP & RF)

132 N. Oak Park Avenue, Circa 1903 (Hist. Society of OP & RF)

Introduction

Background


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Community ProcessThe Oak Park community contributedconsiderable time and effort to theplanning process.

Public MeetingsHundreds of people participated infour public workshops held from July2004 through February 2005. Eachpublic meeting included a presentationand workshop where attendees couldexpress their views. Written commentsand quantifiable preferences listed onthe workshops’ “ballot response sheets”were tallied and used in developmentof the master plan. This clear andconstructive feedback drove each stageof the process.

OutreachLocal newspaper articles, the cableaccess TV station, and the Village’snewsletter and website publicizedmeeting dates and results. In addition,the Village mailed out postcards to25,000 households announcing eachmeeting. Blank meeting response sheetswere posted on the website, offeringthose unable to attend the opportunityand means to provide input.

Stakeholder Discussion SessionsFocus group meetings and interviewswere held with a wide range ofindividual and group stakeholders –business and property owners, citizens,neighbors, retailers, the designcommunity and government groups.Nearly 50 sessions were held over thecourse of the planning process. Planrecommendations were provided bythe Oak Park Plan Commission,Historic Preservation Commission, theOak Park Architectural League (OPAL)and many other organizations. OPALheld a study session and charrette onOctober 30, 2004 to develop ideas onplan development. (See ExecutiveSummary for complete list ofstakeholder session participants).

Response Sheet Tally from Public Workshop

Other ongoing projects received specialattention during the master planningprocess, including the Whiteco, RSCand Oak Park Opera Club mixed-use/residential developments. Citizens,Village staff and elected officials,designers and special interest groupsmet to discuss these projects atdifferent times during their design andapproval process.

Background


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Existing Conditions

The existing physical conditions ofgreater downtown Oak Park weredetermined and used as a startingpoint for the planning process.

Inventories of historic buildings andexisting retail, office, housing, openspace, parking, and civic/institutional/cultural uses were developed. Fromthese inventories, base maps werecreated and used to developalternatives. Street evaluation diagramswere made to address the currentpedestrian environment and neededkey street improvements.

Storefront Evaluation-Lake Street

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Storefront Evaluation-Marion Mall

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Background


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Existing regulations, including theVillage of Oak Park ComprehensivePlan, Zoning Ordinance and PlannedDevelopment Ordinance werereviewed. Master planrecommendations generally complywith these existing policies. Whererecommendations do not comply,changes to the existing policies andregulations will need to be made to beconsistent with master plan directives.

Existing Policies and Regulations

Zoning Districts

Existing Zoning and Historic Districts

Background


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Tax Increment Financing Program (TIF)

Oak Park’s TIF program was institutedin 1983. It has spurred growth indowntown and improved the quality oflife for residents. Oak Park has realizeda continued improvement in assesseddowntown property values and hasimproved its existing retail. Oak Park’sdowntown ground floor vacancy ratewas 30% in 1983 versus 1% in 2004.

Oak Park TIF Accomplishments 1988-1990 “Re-streeting” of Lake

Street. Construction of Holley Court and

the Avenue public parking garages. Property assembly, site preparation

and other incentives for the Shops ofDowntown Oak Park (1997) andEuclid Terrace (2002).

RSC mixed-use/Drechsler Buildingpreservation project (in process).

A full analysis of the history and futureneed for TIF is provided in theaccompanying Amended Oak ParkGreater Downtown Tax IncrementFinancing Redevelopment Project andPlan.

Lake Re-streeting 1988–1990

Euclid Terrace – 2002

Background


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Historic Resources

Downtown Historic Districts

Oak Park is recognized nationally forits high-quality historic architecture.This unique and valuable asset servesas a standard of excellence for ongoingplanning and architectural design inthe downtown.

An Architectural LegacyOak Park’s historic architecture ishighlighted by its many significant andhistoric structures, including the UnityTemple designed by Frank LloydWright and located within the studyarea.

Historic interest groups providedongoing guidance and informationduring the planning process. Groupsinclude: Oak Park Architectural League

(OPAL). Historic Preservation Commission of

Village of Oak Park. Historical Society of Oak Park and

River Forest.

The Historic Preservation Commissioncompleted a survey of downtown’shistoric resources, identifying“landmark” buildings – buildings thatare significant on their own – andthose that “contribute” to the characterof downtown as a whole. While notadopted, this and other documentsprovided by these groups have beeninvaluable in the development andassessment of design options.

Unity Temple

Ridgeland Historic District

Frank Lloyd Wright Historic District

Background


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Opportunities and Constraints

Downtown Oak Park’s strengths andweaknesses were assessed in terms ofphysical and market potential. Wherepossible, the plan builds upon thedowntown’s strengths and overcomesor minimizes its weaknesses.

Strengths Extensive transit options. Rich stock of historic, attractive

buildings. Many gardens and parks. Mix of national and local retailers on

Lake Street. Strong existing local retail on Oak

Park Avenue. Cultural/civic/institutional uses on

Lake Street. Historic landmark buildings, such as

Unity Temple, nearby residentialdistricts, and other national visitorattractions, including Frank LloydWright home and studio and theHemingway Museum.

52,000 people living within 4.5miles of the Marion transit stop.

Weaknesses Auto congestion along Lake Street,

especially at intersection withHarlem Avenue.

Existing street furniture, landscapingand amenities do not meet highquality architectural standards.

“Tired,” poor condition of MarionMall.

Physical and psychological barriercreated by the elevated train corridor.

Physical barrier and environmentalimpacts created by high trafficvolumes on Harlem Avenue.

Poor access and exposure todowntown Pace/CTA/Metra transit.

Opportunities Diagram

Constraints Diagram


March 21, 2005

Public RealmFramework

Public Realm Framework

Village of Oak Park Greater Downtown Master Plan23

Overview

Linking Land Use andTransportationThe framework identifies a series ofnew and/or enhanced publicinfrastructure elements that will: Improve pedestrian access. Serve as a focus for development. Strengthen connections between the

transit station and downtown. Facilitate transfers between transit

options.

The pages that follow describe publicrealm elements identified on theframework diagram below.

The Public Realm Frameworkestablishes an identifiable “sense ofplace” for Oak Park, building upon theVillage’s unique character andarchitectural heritage.

A Memorable DowntownThe downtown public realm is acollection of outdoor spaces thatprovides an open and invitingatmosphere for workers, residents andvisitors alike. Together, the streets,open spaces and pathways of thePublic Realm Framework form acoherent downtown environment.

The framework depicts thecommunity’s vision for improvinginfrastructure on existing rights-of-wayand constructing new infrastructure onprivate property. These improvementconcepts would require further designrefinement, review and approval.


Primary Retail Street

Pedestrian Emphasis Street

Arts and Cultural Corridor

Secondary Retail Street

Public Square



Primary Retail Streets

The creation of successful retail streetshas been one of the most desired yetleast understood aspects of urbanrevitalization. The way in which theretail street fits into the public realmmust adhere to specific guidelines. OakPark’s Lake Street and Oak Park Avenueboth offer a strong foundation onwhich to build a successful retailenvironment.

Rigorous ComplianceUnlike housing or office developmentin Oak Park, either of which can besuccessful within a varied street setting,a successful retail street requiresdisciplined compliance withfundamental public realmrequirements. To support successfulprimary retail spaces, the street mustprovide: On-street parking. High drive-by auto traffic – 8,000 to

20,000 cars/day (as on Lake Street). A walkable length – ideally, five-

minute walk/one-quarter milemaximum.

A comfortable pedestrianenvironment with sidewalks,landscaping and street furniture.

Coupled with land use requirementsfor compact retail development, retailcan be successful. With the erosion ofone or more of these requirements,retail will not succeed.

Primary Retail Streets Diagram



Street improvements will help defineLake Street and Oak Park Avenue asprimary retail streets that encouragevigorous retail uses on adjacent parcels.

Downtown Primary RetailLake StreetThe following featured improvementswill give Lake Street an identifiablecharacter as a retail hub: High-quality distinctive paving

(brick or concrete pavers) forsidewalks and pedestrian crosswalks.

Street trees and landscaping. Distinctive, high-quality, pedestrian-

scaled lighting fixtures. A coherent and tasteful system of

signs oriented to both the pedestrianand vehicles.

Oak Park AvenueStreet improvements to the Oak ParkAvenue primary retail zone will besimilar to those outlined above for LakeStreet.

Lake Street – Primary Retail

Oak Park Avenue – Primary Retail



Secondary Retail Streets

Oak Park’s downtown primary retailstreets, Oak Park Avenue between LakeStreet and North Boulevard and LakeStreet between Harlem and Forest, willbe complemented and supported bysurrounding secondary retail streets.These streets will be appropriate foradjacent retail, residential and othercommercial uses. The secondary retailstreets should: Provide an intimate pedestrian scale. Use distinctive streetscape elements –

paving, street trees, street furnitureand lighting.

Have similar improvements to thoserecommended for primary retailstreets, though not as extensive(Marion, Station and Westgate streetsare exceptions). For example,secondary retail streets should havesimilar street trees and lighting tothose of primary retail streets, butincorporate different pavingimprovements (i.e. concretesidewalks instead of brick, paintedcrosswalks instead of concrete orbrick).

Provide on-street parking wheneverpossible.

Secondary retail streets are identifiedon the diagram to the right.

Secondary Retail Streets Diagram

South Boulevard



Marion Street

It is only recently that Marion Streetbetween Lake and North Boulevard hasbeen a pedestrian-only mall. Openingthis block of Marion to vehicle trafficwould return it to its traditional role asa vehicle-accessible retail street.

Re-streeting the pedestrian mall wouldnot compromise its pedestrian-friendlycharacter. In fact, its character wouldbe enhanced by distinctive high-qualitypaving and a curbless design, giving ita “European” feel and allowingflexibility in use. Vehicle traffic couldbe temporarily limited or prohibitedduring special festivals, markets orother events.

Marion Street – 2004

Historical Photo: Marion Street



Station Street

The new Station Street creates a north-south link between the transit stationand Lake Street. It benefits the greaterdowntown in several ways: Improves transit access – creates the

ability to add to the Pace bus andvillage shuttle routing at the MarionStreet transit station.

Reduces auto congestion – decreasesauto traffic in the downtown retailcore by offering another roadwaywithin the block at Westgate, Lake,North Boulevard and Harlem.

Creates a pedestrian scale – breaksdown the long block from Harlem toMarion into more intimate shopper-friendly lengths.

Adds to retail space options – increasesthe amount of retail street frontageavailable. Approximate New Station Street Alignment

From Transit Station Looking North

New Station Street Right of Way

North Boulevard



Arts and Cultural Corridor

Lake Street between Forest and OakPark Avenue is an arts/cultural/civicstreet linking the Village’s two primaryretail districts and establishing a settingappropriate for the abundance ofcultural, civic and institutionalbuildings in this part of downtown.

This segment of Lake Street is the“spine” of a central tourism loop,connecting not only the retail districtsbut also the nearby historical andarchitectural highlights of the Village.

To create an appropriate setting forthese civic and cultural buildings, theLake Street design may provide: Lush, green, visually-subdued

landscaping on sidewalks andsetbacks.

High-quality street furniture. Combination street lights and poles. A wayfinding system scaled to

pedestrians, not automobiles, thatincludes compatible historicalmarkers.

High-quality sidewalk and crosswalkmaterials.

Street trees consistent with those onthe primary retail segment of Lake.

Arts and Cultural Corridor Diagram

Lake Street



Pedestrian Emphasis StreetsSeveral downtown Oak Park streetswill receive a “pedestrian emphasis.”These streets are intended tocomplement the retail streets andprovide an organized downtownpedestrian loop and connection toadjacent residential neighborhoods andhistoric districts.

The pedestrian emphasis streets will: Provide landscaping improvements,

including special street trees, toscreen the elevated train tracks.

Create well-defined corridors thatuse consistent elements such as“signature” trees and link downtownwith residential areas.

Include well-designed lighting andpaving – scored concrete sidewalksand crosswalks are examples.

Include an extension of the existingmid-block paved pedestrian alleyfrom Oak Park Avenue west to UnityTemple and extending north to LakeStreet. Design with similar pavingtreatment as existing pedestrian alley.

South Boulevard

Pedestrian Emphasis Streets Diagram



Public squares are an essential part of asuccessful downtown. Designedcorrectly, they can create a setting forreinvestment and improve the qualityof life for office workers, neighbors,visitors and tourists.

The Oak Park public squares diagramdescribes outdoor spaces that are: Open to public use during all

seasons and all hours. Sited as a focus of activity and

development. Adaptable to a variety of active and

passive uses, community gatheringsand individual activities.

Public Squares Diagram

Founders’ Square

Station Square

Public Squares



Founders’ SquareFounders’ Square is a new open spaceat Lake Street and Forest Avenue, southof Austin Gardens. The square isidentified as a catalyst project (detailsare offered in the Implementationsection of this document). Founders’Square will be: The village “living room,” providing

the major civic assembly space indowntown.

Accommodating to a variety ofpublic gatherings and year-roundevents.

An appropriate location for a visitors’bureau or kiosk.

A gateway to the Frank Lloyd WrightHistoric District to the north.

The focus of new and existingadjacent retail buildings.

A dignified setting for monuments,public art and other historic pieces.

Constructed of high-quality, durableand low-maintenance materials.

Station SquareStation Square is located at the foot ofNorth Marion Street across from thetransit station. It is identified as acatalyst project (details are available inthe Implementation section of thisdocument). Station Square will be: A threshold into downtown for

commuters and visitors arriving fromthe transit station.

A direct connection between transitand the downtown retail core.

A civic gathering place adjacent toMarion Street – in a sense replacingthe former Marion Mall.

An appropriate setting for a visitors’booth or kiosk.

Smaller-scaled and more intimatethan Founders’ Square.

Station Square Site

Founders’ Square Site

Site

Site


March 21, 2005

Land UseFramework

Land Use Framework

33Village of Oak Park Greater Downtown Master Plan

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Overview

The Land Use Framework is anassembly of land uses that creates aunified and coherent whole – a placewhere people will want to live, work,shop and play. The land useframework builds upon andstrengthens existing desirabledevelopment patterns. It provides astrategy for new infill developmentand renovation of existing structuresthat is economically viable andconsistent with the communityobjectives.

Economic ViabilityThe Land Use Framework responds tothe following essential requirements: Development sites respond to

proven fundamental real estateneeds for housing, employment,retail and parking.

All development is transit- andpedestrian-oriented.

Downtown historic buildings arepreserved and renovated whereverpossible.

Long Range PlanIn some cases, new uses are identifiedfor parcels that already have anotherviable use. Where this occurs: Existing businesses, property owners

or tenants will be allowed to remainas long as they wish.

Existing uses and structuresdesignated as open space or otheruses may continue to operate untilacquired by a public entity ortransferred to public use byeasement, dedication or other means.

Lake Street, 1930

Land Use Framework


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Retail

Retail RevitalizationIn the past, downtown Oak Parkserved as a regional shoppingdestination for the Chicago area. Overtime and for a variety of reasons,downtown’s prominence has beendiminished and it has been supplantedas a regional shopping destination byshopping malls and other retaildevelopments.

Reestablishing Oak Park’s place as amajor retail destination starts withunderstanding the fundamental retailrequirements for retail sites andbuildings. Applying the principles thatpromote different organizationpatterns, architectural character andvarying shop sizes creates modernretail developments and anchor sitesthat possess character and charm.

The Retail Framework responds tothese critical requirements whilerespecting and maintaining the historicbuilding fabric that supports manylocal, independent retailers.

Recipe for SuccessThe Retail Framework builds upondowntown Oak Park’s unique qualities,including its: Wealth of historic buildings and

infrastructure of existing retail uses. Adjacent residential neighborhoods. Cultural and architectural tourism

attractors. Convenient regional access via CTA/

Metra/Pace Transit.

Retail HierarchyThe Retail Framework creates aprimary retail zone and secondaryretail zone.Each retail zone is: Compact and walkable – extending no

more than 1/8 mile in length. Street-oriented and active – retail uses

activating ground floors of buildingson both sides of streets.

Served by adequate parking –especially on-street parking.

Highly visible – exposed to drive-byautomobile traffic that ensures retailviability.

Retail Framework

Retail (Renovated): 78,000 SFRetail (New): 207,000 SF

Existing &Renovated Retail

New Retail

Land Use Framework


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Primary Retail

Historically, Lake Street and Oak ParkAvenue have served as the primaryretail streets for the Village of OakPark. The Retail Framework maintainsand strengthens this historic pattern.

Retail VitalityThe Land Use Framework establishesLake Street, between Harlem andKenilworth avenues, and Oak ParkAvenue, between Lake Street and NorthBoulevard, as the primary retail streets.

The framework: Provides new sites with large floor

plates for anchor retail uses. Anchorretail sites are strategically located todraw additional customers toexisting local retail businesses withinthe core retail district.

Maintains a mix of parcel sizesthat will accommodate both localand national retailers.

Suggests relocating non-retailground-floor uses to other sitesdowntown and replacing themwith retail uses over time.

Provides additional developmentsites that can offer diversity to thecurrent mix of retail uses.

Primary Retail Framework

Existing & RenovatedPrimary Retail

New PrimaryRetail

Anchor – Lake Theatre

Land Use Framework


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Secondary Retail

Oak Park’s secondary retail streets willbe located adjacent to the two primaryretail streets. These areas are for retailuses that do not require the rigorousrequirements of exposure or floor platesize. As retail demand grows, theseareas provide sites for retail expansionand infill. These streets should becharacterized and mainly occupied bylocally-owned and -operated retailshops and commercial businesses.

Secondary retail includes services anduses that support and strengthendowntown office and residentialdevelopment such as office supplystores or dry cleaners.

Secondary Retail Framework

South Boulevard

Existing & RenovatedSecondary Retail

New SecondaryRetail

Land Use Framework


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Housing

Housing Framework

The Housing Framework meets thecurrent and future demands ofdowntown Oak Park. It bringseconomic vitality to downtown byfostering 24-hour activity and lively,active streets. Urban housing residentshelp financially support downtownretail, restaurants and other services.

Housing DemandExisting housing options inDowntown Oak Park are limited andfew vacant or redevelopable parcels areavailable. As a result, housing costsare rapidly escalating and new andaffordable housing is needed.

Housing in downtown Oak Park ishighly desirable to a newdemographic due to the adjacenttransit and access to goods andservices. This new demographicincludes “empty nesters”– 50- to 60-year old people moving out of single-family homes – and 20- to 30- yearold urban-oriented singles who preferdowntown amenities to themaintenance associated withdetached, single-family dwellings.

As illustrated below, “Constructed orApproved Housing” includes projectswhich may not receive ultimateapproval.

New Housing:1200 units

Key requirements for the HousingFramework include: Building housing over retail and/or

parking. Locating housing within walking

distance of transit. Locating housing near amenities. Providing parking on-site.

NewHousing

Constructed orApproved Housing

Land Use Framework


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Civic/Institutional/Cultural

Providing additional civic, institutionaland cultural uses is necessary tomaintain a healthy downtown. Theseuses provide essential jobs and drawthousands of visitors.

The Civic/Institutional/CulturalFramework combines existing civic andcultural attractors to: Create a unified and distinct district. Provide a linkage between Oak Park’s

Downtown and Avenue businessdistricts.

Provide an amenity for existing andfuture residents.

Increase customers for restaurantsand retail businesses.

Civic/Institutional Framework

New Civic/Cultural:20,000 SF

New & RenovatedCivic/Cultural Uses

Existing Civic/Cultural

To Frank Lloyd WrightHome & Studio

Oak Park Public Library

Land Use Framework


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Employment

Office development in Oak Park isperceived as highly desirable because ofits historic neighborhoods, proximityto downtown Chicago and convenienttransit access.

Currently, offices are located in olderstructures and dominated byprofessionals, banks and similartenants. No new office buildings havebeen built during the last few years.Most existing office buildings areoccupied when parking is providedand have higher vacancy rates when itis not.

The Office Framework provides newoffice development sites with floorplate sizes and configurations to attract“Class A” tenants. The framework: Links offices to transit and keeps

retail and business services withinwalking distance.

Provides sites with adequate areas forparking.

Promotes nontraditional home-occupation or live-work jobopportunities within renovated ornew mixed-use buildings.

Employment Framework

Office (New): 121,000 SFOffice (Renovated): 40,000 SF

New Office

Existing & RenovatedOffice

Land Use Framework


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Squares & Open Space

To attract new development, it isessential to create new open space neardowntown and maximize the use ofexisting open spaces such as AustinGardens and Scoville Park.

Catalyst for ChangeThe Open Space Framework identifiestwo locations for new public squares.The framework: Celebrates and maximizes exposure

to Oak Park’s existing open space. Provides a continuous system of

linked open spaces that organize andcreate a focus for new development.

Accommodates a variety of activitiesand uses.

Links adjacent neighborhoods.

Open space should be publicly ownedand maintained or provide publicaccess and use.

See the Public Realm Frameworksection of this document for furtherdescription of public squares.

Open Space Framework

New Squares:47,000 SF

New Squares

Existing Open Spaces

Land Use Framework


hjdgegfeGround Floor RetailSuccessful retail streets are notinterrupted by inappropriate uses. Tomaintain a vibrant retail atmosphere,continuous edge-to-edge storefrontsare required. Inappropriate uses thatdisrupt the retail corridor should bediscouraged (i.e. real estate offices andbanks).

Retail Development Standards

Ground Floor Retail

Land Use Framework


hjdgegfeBuild-to LinesConsistent minimum setbacks alongthe street will create a “street wall” andprovide a comfortable sense ofenclosure for the pedestrian. Constructbuildings up to the right-of-way line.Prohibit forecourts, gardens or othersetbacks.

Build-to Lines Diagram

Land Use Framework


hjdgegfeActive EdgesFocus building activity at street level toanimate the public realm and provide asense of security for pedestrians bothday and night. To create active edges: Front doors should face the street or

public spaces.Retail ground floor openings

(windows and doors) shouldcomprise a minimum of 75% of thebuilding’s front facade.

Ground floor retail windows anddoors should open to views in andout of the building withoutobstructions (i.e., no tinted orobscured glass).

Curb cuts (into parking lots orstructures) should generally belocated at mid-block.

Active Edge Diagram

Land Use Framework


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Allowed Building Heights

Allowed Building Heights and Potential Changes

Height StandardsThe allowable building heights alongLake Street are 125’, which isconsiderably higher than the existingMarshall Fields building on Lake. Anexamination of building massing andheights along Lake Street indicates thatbuildings higher than Marshall Fieldswould be disruptive and incompatiblewith the character of the street. Sinceone of the study objectives is tomaintain Oak Park’s unique character,it is suggested that no buildings behigher than the Marshall Fieldsbuilding. Setting this height standardwill help preserve continuity and noterode Oak Park’s village character.

Height increases are suggested on twosites on South Boulevard. At the cornerof Harlem and South Boulevard,heights increase from 45’ up to theheight of the Marshall Fields building.At the corner of Marion and SouthBoulevard, building heights areincreased from 45’ to the height of thenew Opera Club building. Both ofthese height increases are appropriatebecause of their proximity to transitfacilities and location on the edge ofthe downtown.


March 21, 2005

IntermodalTransit StationFramework

Intermodal Transit Station Framework


Oak Park Circa 1873, Showing Railroad Line (Hist. Soc’y of OP&RF)

The Village of Oak Park is well servedby a variety of transit options. Transitis a key part of its heritage. The Galena& Chicago Union Railroad came to OakPark in 1848, the first rail line toextend west of Chicago (illustrated inmap at right, from 1873). That sameroute is used to this day.

Today, transit in Oak Park involvesseveral different agencies offeringshuttle bus, suburban bus, city bus,commuter rail and rapid transit. Thesebus and rail systems converge indowntown, where over 1,500interagency transfers occur daily. Thevast majority of these transfers are fromPace buses to either CTA rapid transitor to Metra commuter rail services. Thetwo formerly separate rail stations,Metra Union Pacific West Line and theCTA Green Line, are now combinedand called the Oak Park TransportationCenter.

Plan ObjectivesThe primary objective of theIntermodal Transit Station FrameworkPlan is to increase transit ridership byimproving transit facilities, increasingaccess, and adding transit-supportivedevelopment within 1/4 mile (five-minute walk) of the transit station. Theplan emphasizes the Oak Parkdowntown transit station. The intent isto provide development that is less autodependent to help relieve trafficcongestion concerns within thedowntown area.

Oak Park Transportation Center – 2004

Background



Transit-Oriented Development Principles

Transit-Oriented Development Area

Rail

Grocery Store/Anchor Retail

Ideal Transit-Oriented Development Diagram

The Village of Oak Park has many ofthe characteristics of an ideal transit-oriented development (TOD). TheGreater Downtown Master Planreinforces this TOD strength andaddresses the characteristics that arelacking or need improvement.

The existing area adjacent to the stationalready boasts some of the retail andneighborhood services that should belocated at a transit hub. The GreaterDowntown Master Plan locates a publicgathering space – the new StationSquare – across from the transportationcenter.

The Oak Park Transportation Centerhas the benefit of serving a 360-degreeradius of retail, office, commercial andresidential development. However,pedestrian access is severely hamperedby traffic on Harlem Avenue and theelevated rail tracks crossing overHarlem Avenue and other streets. Themaster plan seeks to correct this andother deficiencies to allow transit tobetter serve the Village.

CTA Transit Station



Existing ConditionsExisting transit services are extensive ingreater downtown Oak Park. Threetransit agencies and the Village itself alloffer complementary systems providingrail and bus options throughout theVillage and the Chicago metropolitanarea. Existing services include:Rail CTA Green Line – to downtown

Chicago Loop. Metra Union Pacific West Line –

commuter rail line to Geneva and toOgilvie Transportation Center.

Bus Village of Oak Park Shuttle Bus – to

various points within Oak Park. Pace Bus – suburban buses. CTA Night Owl Bus.

Existing Transit Routes

Pace BusRoutes

CTA BusNight Owl

ToGeneva

VillageShuttle Bus

Metra/Union Pacific WestLine to Ogilvie Transit Center

CTA GreenLine toDowntownSouth Side

Park and RideToday, the two city-owned lots onSouth Boulevard adjacent to HarlemAvenue are used as park and ride lots.

VillageShuttle Bus



Intermodal FacilitiesSeveral improvements to Oak Park’sintermodal transit facilities have beenproposed but not implemented; thismaster plan recommends these andother improvements be made.

Proposed Bus canopy on North Boulevard – For

Pace bus patrons at station stop. Kiss and ride – Passenger drop off

areas on South Boulevard and inparking lot adjacent to new StationSquare.

Station Square – Bus info/kiosklocated in new square, which wouldact as threshold and downtowngateway for transit passengers atMarion Street.

Bus stop/pull-out area – New StationStreet and/or Marion Street wouldallow bus stop adjacent toTransportation Center.

Oak Park Transportation Center Intermodal Facilities Proposed

Bicycle station – New parkingstructure and/or ground floor retailspace or new Station Square wouldprovide bike parking and possiblebike maintenance/repair/sales facility.

Bus Canopies

Bus Pull OutO.P.T.C

“Kiss & Ride”Drop-off

Station Square &Bike Station

Kiss & Ride

Bus StopShelters

Shuttle BusStop

METRA PlatformShelter

CTA Platform

North

Harle

m

South

Westgate

Stat

ion

Mar

ion

Existing Bike Parking



Transit-supportive land use planning inthe station area will help to increaseridership and maximize the benefitstransit brings to the quality of life inOak Park.

ExistingOak Park has a limited amount ofexisting retail, commercial andresidential uses in its downtown withineasy walking distance (five minutewalk) to the Oak Park TransportationCenter.

A few residential uses, including high-density, courtyard and mid-risebuildings are located within a 1/4 mileof the transit station.

ProposedWe are proposing additional housing,retail and office space within a 1/4 mileradius of the transit station. High-density housing – High-density

housing will be located over groundfloor retail stores or office/commercial uses; not only does thehigher downtown residentialpopulation potentially increasetransit ridership, but it also supportsthe local businesses and provides apossible workforce for downtownjobs.

Transit-supportive retail – Newground-floor retail and services willbe located along Station Street withan anchor retailer located at theintersection of State and Stationstreets.

Transit-supportive office – New Class Aoffice space will be located directlyadjacent to the transit station at theintersection of Harlem and SouthBoulevard, replacing the existingVillage-owned parking lots.

Proposed Transit Oriented Land Uses

Mixed Use/Retail/Parking/Residential

Residences atOak ParkOpera Club(Marlac Bldg.)

RSC Retail/Mixed Use

Anchor Retail

Station St.RedevelopmentRetail/Parking/Housing

Mixed Use/Retail/Office/Parking

Transit-SupportiveIn-Line RetailRetail

RetailStation Square

Transit-Supportive Land Use Planning



Circulation/AccessCirculation patterns in the downtownstation area can be changed to improvepedestrian access and transfers betweentransit systems. Proposed changesincorporate those suggested in theRegional Transit Coordination Plan.

ProposedPedestrian, bicycle, transit andautomobile traffic patterns may beimproved by the following changes –all of which would require furtherplanning and study: Possible realignment of South

Boulevard adjacent to transit station. Signal prioritization for buses at key

intersections on Harlem. Additions to street grid (new Station

Street and Marion Mall opened to

vehicle traffic) create potential fordirect bus access to Station Streetfrom Lake Street.

Direct pedestrian connection fromtransit station to primary retailsegment of Lake Street via newStation Street.

Improved access for bicycles on re-streeted Marion.

Park and Ride. No future park andride locations are anticipated at thecity-owned lots on South Boulevardadjacent to Harlem Avenue.However, an additional floor couldbe added to the parking garage onStation Street if transit agenciesdesire a park and ride facility.

Improved Ped/BikeAccess

New Station StreetAccess (Ped/Bike/Bus)

LAKE

WESTGATE

HARL

EM

Potential NewTransitPrioritizationSignal

Potential TransitPrioritizationSignal

New Bus Routes


March 21, 2005

Implementation

Implementation

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Overview

Lake Street

The Village of Oak Park GreaterDowntown Master Plan provides anambitious strategy for improvingcommunity livability and strengtheningdowntown Oak Park. Theimplementation plan prescribes arealistic and timely strategy for positivechange.

It is important to seize the opportunityto honor the tremendous commitment,time and energy that citizens, businesspeople and agency staff have devoted tothe creation of this plan.

This implementation strategy isfounded on the principle that publicdollars must be spent on projects thatwill leverage significant privateinvestment and spark widespread andsustainable reinvestment in thedowntown.

The implementation strategy includesfive sections: Organization Policies, regulations and guidelines Top priority projects Catalyst projects Action plan

Implementation

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OrganizationImplementation of this plan willrequire focused, aggressive efforts bythe public and private sectors over thecoming years. For this plan to besuccessful, a comprehensive, consistentand coordinated effort will be required.

Managing ImplementationThe key entities will be responsible forthe following:

Village of Oak Park Develops and implements Urban

Renewal activities, such as attractingdevelopers, assisting in site assemblyand review and approvingdevelopment plans.

Constructs public infrastructure andamenities.

Provides public parking in thedowntown to relieve existingdemand or as an incentive to induceprivate development.

Administers loan and grant programscontributing to downtownrevitalization.

Participates in retail recruitmentoutreach and marketing programs.

Downtown Business Associations Provide an education curriculum for

downtown businesses in the areas ofadvertising, customer service,marketing and visual merchandising.

Provide information on availablesmall business loan and grantprograms.

Develop information on thedowntown area, including specificinformation on retail buildings andspaces.

Create an effective leasing brochurefor the downtown.

Participate in retail recruitmentoutreach and marketing programs.

Property Owners Focus on building renovations and

tenant upgrades by taking advantageof available loan and grant programs.

Continue to support theimplementation of the GreaterDowntown Master Plan.

Provide the information required tocreate an effective leasing brochurefor the downtown.

Participate in retail recruitmentoutreach and marketing programs.

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The Village will be responsible forcarrying out any relevant changes topolicies and regulations.

Master plan recommendationsgenerally comply with the Oak ParkComprehensive Plan, ZoningOrdinance and Planned DevelopmentOrdinance. Where recommendationsdo not comply, changes to the existingpolicies and regulations will be made tobe consistent with master plandirectives.

Policies, regulations and guidelines willneed to be updated to comply with themaster plan, including the heightrequirements in the land useframework.

Plan AdoptionThe downtown master plan should beadopted as an overlay district andregulate all development in downtown.Development Guidelines should beadopted as a supplemental documentthat supports the master plan.

Design CommissionA Design Commission should becreated to review all projects within theGreater Downtown Master Plan area.Minor projects should be reviewed byVillage staff. The Design Commissionshould be appointed by the VillageBoard and comprised of architects,landscape architects, engineers, realestate developers and citizens at large.The commission would providerecommendations to the Village Boardfor all projects, using the DevelopmentGuidelines as an exclusive evaluationtool. Project size thresholds aredescribed within the DevelopmentGuidelines.

Policies, Regulations and Guidelines

Implementation

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Top Priority Projects

Priority Projects Diagram

Ontario

Lake

Westgate

North

South

Pleasant Street

Lake

Mar

ion

AustinGardens

Map

le

Harle

m

Hom

e

Keni

lwor

th

Gro

ve

Oak

Par

k

Ontario

Scoville Park

North

South

Public ProjectsProjects include strategically-locatedstreetscape improvements, mixed-useparking structures, underpassenhancements and historic publicbuilding renovations.

These and all other priority projects arelocated on the diagram below anddescribed on the following pages.

South Boulevard StreetscapeSouth Oak Park Avenue StreetscapeOak Park Underpass EnhancementsOak Park Avenue StreetscapeArts Building/Hemingway RenovationOntario & Oak Park StreetscapeMid-Block Connectivity ImprovementsEast Lake Street Streetscape19th Century Club RenovationForest Avenue StreetscapeNorth Marion Street Streetscape

Key and Catalyst Projects :Station Street Area RedevelopmentMarion Street OpeningLake Street StreetscapeLake & Forest ParkingFounders’ SquareOffice Mixed UseOffice Mixed UseMarion Underpass EnhancementsSouth Marion Street StreetscapeHome Avenue StreetscapeNorth Boulevard Streetscape

Key ProjectsCatalyst Projects

2

4

3

5

6

78

9

10

11

21

20

18

17

16

15

14

13

121

19

22

Fore

st

Implementation

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Project DescriptionsKey Projects1.1.1.1.1. Station StrStation StrStation StrStation StrStation Street Areet Areet Areet Areet Area Redevelopmentea Redevelopmentea Redevelopmentea Redevelopmentea Redevelopment.New Station Street, mixed-use parkingstructure and streetscapeimprovements.

2. Marion Str2. Marion Str2. Marion Str2. Marion Str2. Marion Street Openingeet Openingeet Openingeet Openingeet Opening. Pedestrianimprovements and opening of MarionStreet Mall to automobiles. Incorporatesflexible design requirements.

3. Lake Str3. Lake Str3. Lake Str3. Lake Str3. Lake Street Street Street Street Street Streetscapeeetscapeeetscapeeetscapeeetscape. Streetscapeenhancements such as distinctivepaving, street furniture and lighting tosignal its importance as a primary retailstreet.

4. Lake & For4. Lake & For4. Lake & For4. Lake & For4. Lake & Forest Parking Strest Parking Strest Parking Strest Parking Strest Parking Structuructuructuructuructureeeee.Mixed-use parking structure.

5. Founders’ Squar5. Founders’ Squar5. Founders’ Squar5. Founders’ Squar5. Founders’ Squareeeee. Civic “livingroom.”

Catalyst Projects6 & 7. Office Mixed Use. Redevelopmentof parking lots into Class A office space(approximately121,000 SF) withground floor retail (approximately22,000 SF) and parking at grade andbelow.

8. Marion Underpass Enhancements.Sidewalk, wall and ceilingimprovements.

9. South Marion Street Streetscape.Sidewalk, landscape and lightingimprovements.

10. Home Avenue Streetscape. Sidewalk,landscape and lighting improvements.

Public and Private InvestmentTop priority projects identified on theprevious page yield potentialinvestment in all areas which can besummarized as follows:

TTTTTotal Public Investment:otal Public Investment:otal Public Investment:otal Public Investment:otal Public Investment: $68.8 millionTTTTTotal Private Investment:otal Private Investment:otal Private Investment:otal Private Investment:otal Private Investment: $461.7 millionInvestment Ratio:Investment Ratio:Investment Ratio:Investment Ratio:Investment Ratio: 7/1

The $68.8 million in public investmentrepresents a “menu” of top priority andcatalyst projects to be planned andaccomplished over time. These projectscould stimulate an estimated $461.7million in private investment,including retail, office, residential, andparking uses.

Investment ratios identify the level ofprivate investment expected to bestimulated from the public investmentin catalyst projects.

The priority projects were identifiedbased on the following considerations: Ability to improve the quality of life

for Oak Park residents. Ability to maintain and strengthen

existing retail development. Ability to draw significant numbers

of people to the downtown. Ability to stimulate new

development. Ability to be implemented quickly

(carved out of TIF district).

11. North Boulevard Streetscape.Sidewalk, landscape, lighting andelevated train screening improvements.

12. South Boulevard Streetscape.Sidewalk, landscape, lighting andelevated train screening improvements.

13. South Oak Park Avenue Streetscape.Sidewalk, landscape and lightingimprovements.

14. Oak Park Underpass Enhancements.Sidewalk, wall, ceiling and lightingimprovements.

15. Oak Park Avenue Streetscape.Streetscape enhancements such asdistinctive paving, street furniture andlighting to signal its importance as aprimary retail street.

16. Arts Building/Hemingway Renovation.Historic building renovation.

17. Ontario & Oak Park Streetscape.Sidewalk, landscape and lightingimprovements.

18. Mid-Block Connectivity Improvements.Paving and pedestrian lighting.

19. East Lake Street Streetscape.Significant landscape improvements tohighlight its importance as a arts andcultural corridor.

20. 19th Century Club Renovation.Historic building renovation.

21. Forest Avenue Streetscape. Sidewalk,landscape and lighting improvements.

22. North Marion Street Streetscape.Sidewalk, landscape and lightingimprovements.

Implementation

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Proposed Site Plan

Catalyst Projects

1. Station Street AreaRedevelopmentDevelopment of catalyst project areaelements will: Improve traffic circulation in

downtown by providing new accessroutes into and out of the district.

Provide viable new retail space forlocal and national retailers.

Provide an easily-accessible, shopper-friendly garage directly linked to theprimary retail streets.

Provide a large reserve of parking tosatisfy current and future retail andoffice needs.

Improve pedestrian access to andvisibility of transit station.

Reestablish a village street gridcharacter into the Shops of Oak Parkdevelopment.

Site Aerial - Existing Conditions

Mar

ion

The Shopsof OakPark

The Shopsof OakPark

Implementation

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Proposed Site Plan

Site Aerial - Existing Conditions

Old Navy

Westgate

The Shopsof

Oak ParkParking Lot

TGIF

North Blvd.

VillageParking Lot

Village Parking StructureThe new Village Parking Structure will: Measure approximately 242’ by 210’. Include 528 parking spaces. Provide 12,000 SF of ground floor

retail.

Additional uses could include: High-density housing above parking (138 units). Residential parking below grade (159 spaces).

Site Axon

Westgate

Old Navy

TGIF

North Blvd.

1. Station Street Area Redevelopment (cont’d)

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The following concepts are providedfor descriptive purposes only.

Housing (optional)Up to six floors of rental apartments orowner-occupied condominium unitsover parking structure. Provide rooftopgarden amenity.

Parking StructureEasily navigable four-bay, one-waytravel, 242’ wide by 210’ longstructure. Automobile access should belocated along North Boulevard. Verticalcirculation (stairs and elevators) shouldbe located away from building cornersbut within direct and convenient accessto primary and retail streets.

Ground Floor RetailProvide ground floor retail space liningStation and Westgate streets.

Basement Level ParkingSecure, private parking reserved forresidential tenants and guests only.Provide separate vertical circulation forresidential use only.

Basement Level Parking

Ground Floor Level

Typical Parking Level

Typical Residential Level


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Street Improvements

New Station Street Section

New Station Street Approximately 500’ length of 80’

wide new street construction. Provide visual linkage between

North Boulevard Transit Station andDrechsler Building facade on LakeStreet.

Brick and/or concrete paverconstructed sidewalks, intersectionsand parking lanes.

Canopy street trees, ornamentalflowering trees and corner curbextensions.

Ornamental pedestrian-scaled streetlighting.

Westgate Street Streetscape design materials to match

Station Street. 70’ right of way. Improvements for approximately

400’ of existing street/driveway.

New Station Street

Westgate Street


Implementation

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Proposed Marion StreetExisting Marion Street

Proposed Marion Street Section

2. Marion Street and WestgateMarion Mall would be opened and re-streeted from Lake Street to NorthBoulevard. The street would: Include a curbless “European” design

that would enable it to be closed forfestivals, street fairs, sidewalk sales,or other events.

Be designed with “traffic-calming”elements to ensure low traffic speeds(15 mph design).

Include new Station Square at theintersection of North Boulevard andMarion.

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Proposed Lake Street

Existing Lake Street

Proposed Lake Street

3. Lake StreetStreetscape enhancements would beconstructed for approximately 1,100feet of Lake Street between Harlem andForest. Improvements would include: Sidewalk Paving – brick or concrete

pavers. Street Furniture – ornamental

benches, trash receptacles, bollards,newspaper “corrals.”

Landscaping – broad canopy andflowering ornamental trees.

On-Street Parking – along all blockfaces where feasible.

Crosswalks – brick or concretepavers.

Street Lighting – historic ornamentalfixtures.

Transit Facilities – specially designedPace and Oak Park shuttle shelters.

Mar

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Mar

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Lake

Lake

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Mar

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Implementation

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Existing Site

Potential Site Massing

Fore

st A

ve.

Lake Street

Fore

st A

ve.

Proposed Site

4. Lake & Forest SiteA new “shopper-friendly” parkingstructure will replace the existingVillage-owned structure and provideadequate spaces for future retail,employment and cultural demand. Thestructure would include: 750 parking spaces. 25,000 SF of retail space for

relocation of existing uses (grocery,pancake house, etc.) and new retail.

Additional development might include: 180 residential condominiums or

apartments over the parkingstructure.

180 basement level parking spacesfor residential tenants.

Lake Street

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4

Axon Diagram

Typical Residential Roof Level

Residential Basement Parking

Ground Floor Retail and Parking

Typical Parking Garage Level

4. Lake & Forest Site (cont’d)The following concepts are providedfor descriptive purposes only.

Residential HousingApproximately three floors ofapartments or owner-occupieddwellings over the parking structureand lining Forest Avenue’s streetfrontage.

Parking StructureFour bays with one-way travel lanes.Vertical circulation (stairs andelevators) serving Lake Street should belocated at mid-block (not at corners) toprovide easy access.

Ground Floor RetailLarge floor plate, 24,000 SF of retailuse. Priority should be given to existingdisplaced uses to occupy newdevelopment. Retail primary entranceshould be located at the intersection ofLake and Forest.

Basement Parking (optional)Secure, gated parking with privateelevators for residents and guests.

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5

Existing Founders’ Square

Proposed Founders’ Square

5. Founders’ Square Approximately 150’ by 170’ public

open space. Simply designed brick surface to

provide flexibility and the ability toprogram multiple uses in all seasons.

Canopy trees along edges Variety of seating areas – benches,

ledges, steps. Ornamental pedestrian-scaled

lighting. Pavilion scaled for small retail/visitor

bureau uses. Public art.

Founders’ Square Perspective

Implementation

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Action PlanInitial Actions Schedule

A time schedule identifies the initialactions to be taken for each publicproject as well as for on-goingdevelopment, marketing andpromotion efforts.

The five catalyst projects all are beguneither during the first 120 day periodafter adoption of the master plan or inthe period from four to twelve months.Other projects follow according topriority, feasibility and efficientphasing.

Action Charts

Action charts detail the 22 publicprojects identified as key and catalystprojects, providing detailed descriptionof the project components and benefits,implementation responsibilities andfollow-through schedule.

The action plan diagram belowillustrates when each of the projectsshould be initiated, and accompaniesthe draft Initial Actions Schedule anddraft Action Chart, which are on thepages that follow.

First 120 Days

Four to Twelve Months

One to Two Years

Two to Three Years

Four to Ten Years

Initial Actions - Key

Action Plan Diagram

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Greater Downtown Master Plan - Oak Park, Illinois · 3/21/2005 · This master plan updates the...

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Transcript of Greater Downtown Master Plan - Oak Park, Illinois · 3/21/2005 · This master plan updates the...