1、Design GuidelinesWaukegan Lakefront-Downtown Master PlanMarch 2005I.INTRODUCTION 1A.Design Guidelines Overview B.The Master Plan and Development Program C.Waukegans CharacterII.GUIDELINES FOR DEVELOPMENT DISTRICTS 9A.The Downtown B.The South Lakefront C.The Harborfront D.The North HarborIII.GUIDELIN2、ES FOR BUILDING TYPES 27 A.Single Family Detached Homes B.Single Family Attached-Townhomes C.Single Family Attached-Stacked FlatsD.Multi-Family Low-Rise Buildings E.Multi-Family Low-Rise Buildings with Mixed-Use Ground Floor F.High-Density Residential Buildings G.Retail and Office Low-Rise Buildings3、 H.Industrial,Workshop,and Storage Buildings I.Parking J.Architectural ExpressionIV.GUIDELINES FOR DEVELOPMENT DENSITIES 49A.The Downtown B.The South Lakefront C.The Harborfront D.The North HarborV.GUIDELINES FOR STREETS AND OPEN SPACE 67 A.Street Prototypes B.Key Streets C.Street DetailsD.Open Spac4、e TypesVI.GUIDELINES FOR SUSTAINABLE DEVELOPMENT 79VII.APPENDIX 1:83Master Plan Modifications and Parcel Areas VIII.APPENDIX 2:87District Base Data and AssumptionsIV.APPENDIX 3:99Definition of Floor Area Ration(FAR)I.Introduction WAUKEGAN REDEVELOPMENT AREA DESIGN GUIDELINESThis document was prepare5、d by the City of Waukegan to expand and clarify the concepts put forth in the 2003 Waukegan Lakefront-Downtown Master Plan.The Master Plan,the result of a nine-month process of evaluation,design and public comment,was approved unanimously by the Waukegan City Council in August of 2003.The Plan propo6、ses the creation of three new lakefront development districts,a fourth lakefront district featuring a variety of open space amenities,and the refinement of the Downtown district,all containing a variety of land uses and building types.It also defines a series of public investments in infrastructure,7、including new streets,public parks,and an enhanced lakefront.These elements combine to form an exciting new vision for Waukegan,one that reconnects the downtown to Lake Michigan while stimulating significant new investment in the city.The Design Guidelines identify the character,details and maximum 8、allowed development for all components of the Master Plan.This document is intended for use by both regulating agencies and private developers to achieve the goals and objectives set forth in the Master Plan.When properly implemented,these Guidelines will create new districts,streets and open spaces9、 for Waukegan that will realize the long-term vision set forth by the citizens and government of Waukegan for their city.INTRODUCTION2WAUKEGAN REDEVELOPMENT AREA DESIGN GUIDELINESSkidmore,Owings&Merrill LLPDESIGN GUIDELINES OVERVIEWOVERVIEW OF THE DESIGN GUIDELINESThe Design Guidelines support the k10、ey principles developed during the Master Plan process.These principles are:Emphasize mixed-use transit-oriented development in the Downtown and the Harborfront Create strong pedestrian,transit,and roadway connections between Downtown and the Lakefront Protect,restore,and enhance Waukegans ravine an11、d park system Restore the Lakefront into a regional environmental and recreational asset Create a transportation framework that allows clear access to the Lakefront Encourage Harbor-related uses that complement an environmentally-based Lakefront.The Guidelines outline specific regulations for the di12、stricts,building types,streets,and open spaces within the Downtown and Lakefront area.These regulations are further illustrated with the use of images that represent best practices.The Guidelines are divided into five components:Development districts Building types Development densities Streets and 13、open space Sustainable developmentREQUIREMENTS OF DEVELOPERSWaukegan welcomes the contributions of the development community in implementing its Master Plan.Developers must comply with both the spirit and the letter of both the Master Plan and the Design Guidelines.Exceptions to the Design Guideline14、s will be assessed on a case by case basis,but in all instances will be evaluated against the principles and vision articulated in the Master Plan.PURPOSE OF THE DESIGN GUIDELINESThe purpose of the design guidelines is as follows:1.Define the overall design approach for districts and building types.15、The four districts within the Master Plan-Downtown,South Lakefront,Harborfront,and North Harbor-have distinct and shared characteristics.The Design Guidelines outline the similarities between districts,while articulating the districts unique elements.2.Confirm community goals for the design and qual16、ity of new development.These goals were outlined throughout an extensive public review process that accompanied the development of the master plan.Input from local citizens and leaders was solicited and included in the overall plan.3.Establish clear rules for neighborhoods,blocks,lots,buildings,stre17、ets,and open spaces.The rules are developed as a means to guide development to produce a harmonious built environment.They place priority on the users of the neighborhood,whether they are residents,visitors,or workers.4.Provide clarity to private development interests about thephysical and design fr18、amework within which they will berequired to work.Aesthetic and programmatic development requirements are articulated so that developers have a clear understanding of the expectations for their work.5.Provide confidence to private development interests that neighboring properties will follow common 19、standards.Common standards ensure that the integrity of aneighborhoods character is maintained,securing property values and allowing the neighborhood to mature in a consistent manner.6.Provide a promotional tool for inclusion in requests for proposal.A clear and comprehensive plan helps to build int20、erest and excitement,which encourages development.7.Unite the city in its evaluation of development proposals.The guidelines are a tool to measure the design intent of development proposals,and to provide a common standard for evaluation.3WAUKEGAN REDEVELOPMENT AREA DESIGN GUIDELINESTHE MASTERPLAN4W21、AUKEGAN REDEVELOPMENT AREA DESIGN GUIDELINESSkidmore,Owings&Merrill LLPDEVELOPMENT PROGRAMHARBORFRONT Residential High-density 3 acres 320 units Multi-family 5 acres 428 units Single family attached 14 acres 305 units Single family detached-TOTAL22 acres 1,052 units Average Density46 du/acreOther De22、velopment Retail/Office6 acres117,600 sf Marina Functions1 acre20,000 sf Civic/Sports-Non-Accessory Parking3 acres167,000 sf TOTAL10 acres304,600 sfNORTH HARBOR Residential High-density-Multi-family12 acres644 units Single family attached18 acres214 units Single family detached3 acres38 units TOTAL323、3 acres896 units Average Density27 du/acre Other Development Retail/Office7 acres91,200 sf Marina Functions-Civic/Sports1 acre200,000 sf Non-Accessory Parking-TOTAL8 acres291,200 sfThe following tables show the allowable development for each of the four districts of the Master Plan,and are intended 24、to give an overview of the type,mix,and quantity of development.This program was developed through an extensive process of economic evaluation of the opportunities presented in the Master Plan.It is presented in greater detail in Chapter IV,“Guidelines for Development Densities”.DOWNTOWNResidential 25、High-density6 acres568 units Multi-family10 acres428 units Single family attached4 acres60 units Single family detached1 acre2 units TOTAL21 acres1,058 units Average Density49 du/acreOther Development Retail/Office2 acres228,000 sf Marina Functions-Civic/Sports5 acres100,000 sf Non-Accessory Parking26、-TOTAL7 acres318,400 sfSOUTH LAKEFRONT Residential High-density-Multi-family5 acres176 units Single family attached15 acres234 units Single family detached29 acres336 units TOTAL49 acres746 units Average Density15 du/acre Other Development Retail/Office1 acre38,400 sf Marina Functions-Civic/Sports-N27、on-Accessory Parking-TOTAL1 acre38,400 sf5WAUKEGAN REDEVELOPMENT AREA DESIGN GUIDELINESTHE SPIRIT OF WAUKEGANBuilding CraftBuilding CraftBuilding CraftNeighborhoodsNeighborhoodsNeighborhoodsStreetsStreetsStreetsLakefront and RavinesLakefront and RavinesLakefront and Ravines6WAUKEGAN REDEVELOPMENT AR28、EA DESIGN GUIDELINESSkidmore,Owings&Merrill LLPWAUKEGANS CHARACTERIn developing both the Master Plan and the design guidelines,careful consideration was given to the existing conditions in Waukegans downtown and lakefront,including open spaces,buildings and street character.Waukegans character is ec29、lectic,and reflects its position as an evolving Great Lakes city.Its architecture has been influenced by its roots as a Midwestern town,its proximity to Chicago,and its growth throughout the 20th century.The buildings,streets,signs and parks have a tremendous variety of design styles,ranging from Vi30、ctorian structures to significant mid-20th century office buildings.Downtown Waukegans focus is Genesee Street,a pedestrian-friendly,commercial stretch of cafes,offices and shops.Along this street and throughout the area,significant architectural character is evident in the Waukegan Building,the 1 S31、.Genesee Bank,and the Genesee Theater.Despite some neglect over the years,the craft and care given to these buildings are evident today.As a result of their presence,downtown Waukegan has an architectural tradition on which it can continue to build.Today the Illinois State Park Beach and other envir32、onmental areas enrich Waukegan and provide a connection to nature.Waukegans river,ravine system and parks contribute to a high-quality interconnected open-space system.Cool breezes and vast lake vistas give the harbor and marina a freshness and liveliness not often associated with a Midwestern town.33、From downtown the lakes presence is felt in views down streets and across parks.The Master Plan acknowledges the importance of the lake.Opportunities such as this define Waukegan,and should be preserved and strengthened.In the initial phase of downtown revitalization and lakefront development,these 34、characteristics that set Waukegan apart should be enhanced.Downtown A diverse mix of uses Retail Government Education HousingHarbor and Marina A strong sense of place Active Marina Public Waterfront Harborfront dining Pedestrian accessNeighborhoods Variety of homes Tree-lined,walkable streets Hedges35、&articulated fencesRetail Unique shops and storefronts Active streetsBuilding Craft Facade treatment of historic buildings Signage on historic buildings Special attention to street corners Iconic retail signsStreets Variety of building types Views to Lake Michigan Main street character of Genesee St36、reetParks Connection with neighborhoods Variety,from urban park plazas to neighborhood playgroundsRavines Connection with neighborhoods Bridge views Walking pathsLake Presence Views from Downtown and Lakefront districts Beach and Marina attraction7II.Guidelines for Development DistrictsWAUKEGAN REDE37、VELOPMENT AREA DESIGN GUIDELINESPERSHINGGRANDSHERIDANBELVIDEREWASHINGTONGENESEE11233445666INTENT AND CHARACTERDowntown uses will include a mix of commerical and retail activity in addition to unique opportunities such as the historic Genesee Theater.Waukegans downtown will build on its history and i38、ts lakefront location,providing a lively and attractive district with diverse uses and users.A signficant amount of new residential use in the downtown will be balanced by retail,office,entertainment,education and culture uses.KEY ELEMENTS1.Sheridan Road is the face of Waukegan.Vacant siteshere prov39、ide an opportunity to create signature residential development.2.The Genesee Theater will be the focus of a new dining and entertainment district.3.A revitalized Genesee Street will be a strong provider of local retail activity.4.The ravine system will be celebrated as a public space amenity.5.The n40、ew Waukegan Town Square will provide intermodal transit services and a pedestrian connection to the lakefront districts.6.Grand,Washington,and Belvidere will be important gateway streets.DOWNTOWNSheridan Road is the face of Waukegan.Downtown will be a lively and attractive district with diverse uses41、 and users.Residential infill is highly encouraged at district edges.Buildings built to the property line define clear street walls and provide a pleasant pedestrian realm.10WAUKEGAN REDEVELOPMENT AREA DESIGN GUIDELINESSkidmore,Owings&Merrill LLPDOWNTOWNcivicGRANDSHERIDANBELVIDEREWASHINGTONGENESEELA42、ND USESLand uses should support the intent and character of the downtown district.A mix of uses is encouraged.Sheridan Road is seen as a distinct“address”for high density residential,with supporting retail services to be located at the ground floor.Hotel uses are encouraged in conjunction with busin43、ess or banquet services.Government and office uses should be focused along County Street and Martin Luther King Jr.Avenue,between Clayton Street and Water Street.Genesee Street should be strengthened with retail and entertainment uses,anchored by the Genesee Theatre at its north end.The continued gr44、owth of education uses in the downtown is also encouraged.Residential infill is highly encouraged at district edges.Drive-through facilities may be permitted only at the rear of the building and must be accessed by a neighborhood street or alley.OPEN SPACEA variety of open spaces will be provided in45、 the downtown district.With the exception of the natural ravine system,landscaped areas will be of a more formal nature.The new Waukegan Town Square will provide a landscaped deck over an intermodal facility and parking structure.With buildings built to the property line,opportunities for private op46、en space are limited.Owners are encouraged to utilize green roofs,planters,flower boxes and other means to incorporate greenery into their site and building.Street trees are required along all streets.Land UseOpen SpaceNatural Open Space SystemParkPrimary Landscaped Streets11WAUKEGAN REDEVELOPMENT A47、REA DESIGN GUIDELINESDOWNTOWNACCESSThe existing grid of streets provides an efficient means to access the district and travel through it,whether by car,bus,or on foot.The continuity of the grid should not be interrrupted.Primary vehicle access to the district is via Grand,Belvidere and Washington St48、reets from the east and west.Primary north-south access is via Sheridan Road.Service Access Where alleys exist in the downtown,they shall serve as the primary means for service and delivery access to the building.Where alleys do not exist,service access shall be from district or neighborhood streets49、.PARKING Opportunities for shared parking are encouraged.On-street parking should be available throughout the Downtown.Parking structures Stand alone parking structures are not permitted.The first floor of a parking structure should be devoted to retail or other active non-parking uses.Only one vehi50、cular entry/exit is permitted per street,per parking structure.Entrances to parking structures should be located away from major public spaces.New parking structures are not permitted along Sheridan Road.This is the most visible“face”of Waukegan and should be developed with a strong architectural ch51、aracter.Parking structures shall meet the requirements for landscape and design as outlined in chapter V,section I.Surface Parking Surface parking lots are discouraged.Parking lots shall be placed to the rear of the building.Surface parking lots are not permitted in front of a building.Surface parki52、ng lots shall meet the requirements for landscape,fencing and lighting outlined in Section III,part I,“Parking.”GRANDSHERIDANBELVIDEREWASHINGTONGENESEEStreetsParkingCity Parking StructureStreet ParkingMetra Parking below GradeMajor StreetsDistrict StreetsNeighborhood StreetsBike/Pedestrian way12WAUK53、EGAN REDEVELOPMENT AREA DESIGN GUIDELINESSkidmore,Owings&Merrill LLPGRANDSHERIDANBELVIDEREWASHINGTONGENESEEBUILDING ENTRIES AND SERVICEPedestrian Access All building entries and lobbies should address the street.Entrances shall be accessible,well lit and visible from the street.Entrances shall be id54、entified by canopies,lighting,roof forms and architectural expression.Service Access Service access to buildings will be from a rear alley.Loading docks and service entrances shall be screened from the street.Acceptable screening devices include a wall or hedge up to the height of the object being s55、creened.BUILDING DENSITY,HEIGHTS,AND MASSINGBuilding heights and massing should reinforce the identity of the various zones within the district as outlined by the land use plan.Building Heights The character of Genesee Street should be supported with infill uses of 3 to 4 stories.Taller structures,o56、f up to 6-8 stories,should be focused along the boulevards(Grand,Washington and Belvidere)and at the government/office core.New buildings along Sheridan Road will be a minimum of six stories.Sheridan Road will support a limited number of residential towers of up to 12 stories.Building Massing In ord57、er to maintain views to the waterfront,towers along Sheridan Road should be limited to smaller floorplates or point-towers.Large floorplate buildings(above 20,000 SF per level)are discouraged in the downtown district.Street frontage of buildings should not exceed 200.BUILDING SETBACKSIn the Downtown58、,buildings are required to build to the property line in order to define clear street walls and to promote a pleasant pedestrian environment.Density*DOWNTOWNHighest Density(up to 3 FAR)High Density(up to 1.7 FAR)Medium Density(up to 1.2 FAR)Low Density(up to 0.7 FAR)*Refer to Section IV:Guidelines f59、or Development Densities for specific FAR allowances per parcel.13WAUKEGAN REDEVELOPMENT AREA DESIGN GUIDELINESGRANDSHERIDANBELVIDERESOUTHWASHINGTONGENESEE113344552222INTENT AND CHARACTERThe South Lakefront will be a distinct neighborhood with attractive homes and tree-lined streets that lead to the60、 lakefront.The residential character of the neighborhood will be comprised of low-density housing such as single family homes,townhomes and stacked flats.Small-scale retail and commercial uses will serve these homes and provide centers for the residents of the district.Open space amenties will be pl61、entiful in the South Lakefront district.The lakefront park and the lakefront pathway,a continuous pedestrian and bicycle path that leads to the Harborfront,are directly adjacent to the residential blocks.Additionally,small parks and playgrounds are located at regular intervals through the district f62、or use by residents.New roads and alleys will form an efficient system of access to and through the district.KEY ELEMENTS1.The lakefront linear park will connect district residents to the harborfront area.2.Local neighborhood greens provide a focal point for each residential area.3.The Lakeshore dri63、ve will connect the South Lakefront district with the Harborfront.4.Inland neighborhoods combine existing and new development.5.Belvidere Road and South Avenue are the major gateways into the South Lakefront district.SOUTH LAKEFRONTLakeshore Drive will have a mix of residential types.Entrances shall64、 be clearly identified.Local neighborhood greens provide a focal point for each residential area.14WAUKEGAN REDEVELOPMENT AREA DESIGN GUIDELINESSkidmore,Owings&Merrill LLPSOUTH LAKEFRONTLAND USES The South Lakefront will be a predominantly residential district with single family homes,townhomes and 65、stacked flats.The South Lakefront district will also have limited retail and commerical uses to serve local residents.The Belvidere Road and South Avenue corridors leading into the district may have a medium-density mix of retail and commercial uses as well as low-rise multi-family housing and townh66、omes.The balance of the district will consist of lower density housing and open space.civicdining/entertainmentBELVIDERESOUTHLAKESHOREOPEN SPACEOpen spaces in the South Lakefront district vary from residential yards to small greens to the linear lakefront park.These community open spaces will allow 67、for a mix of active and passive uses with the provision of benches,paths,playgrounds and grassy areas.The lakefront park will contain a bicycle and jogging path within a natural lakeshore landscape.Neighborhood greens will provide a focus for the residential areas within the district.These community68、 open spaces will allow for a mix of active and passive uses with the provision of benches,paths,playgrounds and grassy areas.Street trees are required along all streets.Open SpaceLakefront ParkNeighborhood GreenPrimary Landscaped streetsSkidmore,Owings&Merrill LLPPrimary Landscaped streetsSkidmore,69、Owings&Merrill LLP15WAUKEGAN REDEVELOPMENT AREA DESIGN GUIDELINESSOUTH LAKEFRONTACCESSPrimary north-south access to the district will be from the Lakeshore drive.East-west access will be provided by Belvidere Road and South Avenue.Streets should be continuous,serving as a means to connect communitie70、s to one another.The framework of connected streets ensures multiple means of access to any part of the site.Cul-de-sacs and crescents are not permitted.All streets should be lined on both sides with sidewalks,street trees and continuous landscaped parkways.Alleys shall serve as the primary means fo71、r service and delivery access to buildings.PARKING On-street parking should be utilized throughout the South Lakefront.Stand alone,non-accessory parking structures are not permitted in the South Lakefront.Surface Parking Surface parking lots are discouraged.Parking lots will be placed to the rear of72、 the building.Vehicular access to parking areas will be from the alley or neighborhood street.Surface parking lots are not permitted in front of a building.Surface parking lots shall meet the requirements for landscape,fencing and lighting outlined in Section III,part I,“Parking.”LAKESHOREBELVIDERES73、OUTHDistrict GatewaysDistrict Gatewaycivicdining/entertainmentLAKESHOREBELVIDERESOUTHStreetsParkingStreet ParkingMajor StreetsDistrict StreetsNeighborhood StreetsBike/Pedestrian way16WAUKEGAN REDEVELOPMENT AREA DESIGN GUIDELINESSkidmore,Owings&Merrill LLPBUILDING DENSITY,HEIGHTS,AND MASSINGIn genera74、l,building heights and density will step down from the entry corridors to the Lakeshore drive and the development blocks that line it.The following range of densities will be permitted within the district:a.10-15 dwelling units per acre in single family lotsfacing onto the district and neighborhood 75、streets andneighborhood greens.b.15-25 dwelling units per acre on lots facing the Lakeshoredrive,in stacked flats,townhomes,duplexes and singlefamily homes.c.25-35 dwelling units per acre in medium density corridorsalong Belvidere Road and South Avenue Avenue A.Building types willinclude retail/mixe76、d use buildings,multifamily homes andstacked flats.BUILDING HEIGHT The maximum building height is 3 stories.MASSING All buildings must be built to the prescribed setback or right of way.Refer to setbacks for individual building types in Chapter V.pes in Chapter V.pes in Chapter V The massing of exte77、nded lengths of townhomes should be articulated by individual units,entry setbacks and roof line expression.Street frontage of a building should not exceed 200.The primary building face shall be parallel to the street edge.Placement of buildings at irregular angles is not permitted.BUILDING ENTRIES 78、AND SERVICEAt the South Lakefront,all buildings should be oriented to the street.Curb cuts will not be permitted from individual lots onto public streets,except for multi-family and low-rise retail buildings.PEDESTRIAN ACCESS All building entries and windows to major rooms should face the street.Ent79、rances shall be accessible,well lit and visible from the street.Walkways that lead from the sidewalk to the front door are encouraged.Entrances shall be identified by canopies,lighting,roof forms and architectural expression.Blank walls facing onto streets will not be permitted at any location in th80、e South Lakefront district.SERVICE ACCESS Garages for single family homes will be accessed from the rear alley.Service access to residential and retail buildings will be from the rear alley.Loading docks and service entrances shall be screened from the street.civicdining/entertainmentLAKESHOREBELVID81、ERESOUTHcivicdining/entertainmentDensity*Service and AccessAlleysCurb Cuts not PermittedSOUTH LAKEFRONTHighest Density(up to 3 FAR)High Density(up to 1.7 FAR)Medium Density(up to 1.2 FAR)Low Density(up to 0.7 FAR)*Refer to Section IV:Guidelines for Development Densities for specific FAR allowances p82、er parcel.17WAUKEGAN REDEVELOPMENT AREA DESIGN GUIDELINESHARBORFRONTGRANDPERSHINGSHERIDAN123INTENT AND CHARACTERThe Harborfront will be a new marina-oriented district and a focus for the redeveloped waterfront.It will consist of a mix of uses including residential,retail,restaurants and parks,as wel83、l as marina related services and activities.There will be a diversity of housing types and retail services.The district will be organized around a new,centrally located intermodal center with access to Pace buses and Metra commuter rail.Waukegans harbor will become a destination to arearesidents,boa84、ters and recreational users that want to be part of a vibrant,mixed use waterfront district.The grid of streets that defines the downtown will be extended into this new district,providing an efficient and understandable means to access the district and move through it.Parking resources dispersed thr85、oughout the district will enhance its accessibility.KEY ELEMENTS1.The new Waukegan Town Square will provide intermodal transit services and pedestrian access from the Harborfront to the downtown.2.The central lakefront park will be a new gathering place for local residents and visitors.3.The marina 86、will provide a boat launch,parking,marina-related services and retail.The central lakefront will be a new gathering place.Residential uses will be a primary focus of the Harborfront.The Harborfront will be developed to include a mix of densities.A vibrant,mixed-use waterfront district.18WAUKEGAN RED87、EVELOPMENT AREA DESIGN GUIDELINESSkidmore,Owings&Merrill LLPHARBORFRONTLAND USESThe Harborfront will contain a mix of uses.The primary focus will be on residential and marina-related activities anchored by a large public open space amenity.Building types and uses in the Harborfront may include:Resid88、ential types including:townhomes,stacked flats,multi-family housing and senior housing Marina-related retail Marina service and support activities Transit-related retail Office and hospitality Open spaces:central park,lake edgeRetail activity will be focused around Pershing Road,with other marina-re89、lated retail located close to the lake shore.Some retail activity may also be located near the Metra station to serve commuters.Parking facilties in the Harborfront will serve the needs of residents,marina users and Metra commuters,and should be located accordingly.Existing light industrial uses thr90、oughout the district must meet city,state,and local performance standards related to noise,odor,dust and emissions.In the long term,these uses should be phased out or relocated as they may be incompatible.OPEN SPACEThe Harborfront district includes both formal and natural landscape areas.Formal area91、s include the central park and the lakefront park.The natural landscape areas include the ravine at the southern edge of the district and the bluff at the western edge.The central park will be a place for passive and active recreation.Activities in the park may include art and community fairs,picnic92、king,strolling and playing catch.The park is not intended to be used for organized sports.The park will remain accessible to residents and visitors alike.The lakefront park will incorporate natural lakefront flora with paths for biking and jogging.The path through the lakefront will connect users to93、 the North Harbor and South Lakefront districts.Street trees are required along all streets in the Harborfront.GRANDPERSHINGSHERIDANHarbor front-LandUsesLand UseOpen SpaceNatural open space systemParkLakefront Park19WAUKEGAN REDEVELOPMENT AREA DESIGN GUIDELINESHARBORFRONTACCESSPrimary north-south ac94、cess to this district is via Pershing Road.The principal east-west access is via Grand Avenue and,further south,Belvidere provides access via the South Lakefront district.Washington and Madison Streets may be extended eastward to connect to the Harborfront.Pedestrian access to the district is via th95、e Grand Avenue bridge or through the intermodal transit facility at the new Waukegan Town Square.Boat access to the site is provided by a 1000-boat marina.SERVICE ACCESS Mid-block alleys shall serve as the primary means for service and delivery access to buildings.These alleys will be accessed from 96、district and neighborhood streets.PARKING Opportunities for shared parking are encouraged.On-street parking should be available throughout the Harborfront district.Off-street parking should be located behind buildings and at the interiors of the blocks.Vehicular access to all parking facilities shou97、ld be located on district or neighborhood streets.PARKING STRUCTURES Stand alone parking structures should be limited to those serving transit users.Stand alone parking structures shall have a height limit of four stories.The ground floor street frontage of a parking structure should be devoted to r98、etail or other active non-parking related uses such as building lobbies or restaurants.Only one vehicular entry/exit is permitted per street,per parking structure.Entrances to parking structures should be from district and neighborhood streets or alleys and located away from major public spaces.Park99、ing structures shall meet the requirements for landscape and design as outlined in chapter V,section I.SURFACE PARKING Surface parking lots are discouraged.Parking lots shall be placed to the rear of the building.Surface parking lots are not permitted in front of a building.Surface parking lots shal100、l meet the requirements for landscape,fencing and lighting outlined in Section III,part I,“Parking.”GRANDPERSHINGSHERIDANHarbor front-Parkingon-street parkingsurface parking-Metrasurface parking-marinastructur ed parkingGRANDPERSHINGSHERIDANStreetsParkingMetra parkingMarina parkingCity Parking Struc101、tureStreet ParkingMajor StreetsDistrict StreetsNeighborhood StreetsBike/Pedestrian way20WAUKEGAN REDEVELOPMENT AREA DESIGN GUIDELINESSkidmore,Owings&Merrill LLPGRANDPERSHINGSHERIDANBUILDINGS DENSITY,HEIGHTS,AND MASSINGBuilding DensityThe Harborfront will be developed to include a mix of densities.Me102、dium density residential buildings in the three to four story range will be common.In addition,townhomes and stacked flats are expected.Opportunities exist for a limited number of point towers adjacent to the Central Park,and close to the intermodal center.Densities within the district will include:103、15-25 dwelling units per acre along district and neighborhood streets,in townhomes,stacked flats and duplexes.25-35 dwelling units per acre in the medium density corridor along Pershing Road and facing directly on to the park,in multi-family buildings and stacked flats.120-160 dwelling units per acr104、e in the parcels available for high density residential towers.Building HeightIn general,buildings in the Harborfront are limited to 4 stories in height,in keeping with the intent and character of this marina-oriented district.Taller structures of up to 12 stories are permitted only on the four bloc105、ks that surround the central park where their density is offset by the open space amenity.Only one 12 story tower is permitted per block.The towers will be offset from one another to minimize impacts on lake views from adjacent developments and from the downtown.Refer to Chapter V,Section F for spec106、ific guidelines addressing tall building design.Building MassingHigh density buildings should minimize their shadow impacts,their impact on views of the lakefront and access to light and air for neighboring developments.This can be accomplished by creating point towers with a slender depth to width 107、ratio rather than bar or slab buildings.Building Setbacks All buildings facing the park are required to build to the property line.Building Entries and ServiceAt the Harborfront,buildings are encouraged to be built to the property line in order to define clear street walls and reinforce the characte108、r of a pleasant pedestrian environment.Pedestrian Access All primary building entries and windows to major rooms should address the street.Entrances shall be accessible,well lit and visible from the street.Entrances shall be identified by canopies,lighting,roof forms and architectural expression.Den109、sity*HARBORFRONTService Access Garages for single family homes will be accessed from the rear alley.Garages should be set back from the front face of the house.Highest Density(up to 3 FAR)High Density(up to 1.7 FAR)Medium Density(up to 1.2 FAR)Low Density(up to 0.7 FAR)*Refer to Section IV:Guideline110、s for Development Densities for specific FAR allowances per parcel.Opportunities exist for point towers adjacent to the Central Park,and close to the intermodal center.21WAUKEGAN REDEVELOPMENT AREA DESIGN GUIDELINESSEAHORSEPERSHING12345NH1NH3aNH3bNH4aNH4bNH5NH6NH7NH8NH11NH12NH9NH10NH2NORTH HARBORINT111、ENT AND CHARACTERThe North Harbor will retain its marina actvities while providing a pleasant new residential environment adjacent to the lakefront,the public beach and various public open space amenities.The mix of uses within the district will create a unique and lively location in which to work,l112、ive and relax.Residential types will include a mix of townhomes,stacked flats and low rise multifamily buildings.KEY ELEMENTS1.The public beach will remain as a key destination for local residents,and will be supported by small scale retail amenities.2.A continuous pathway at the waters edge will li113、nk the various neighborhoods within the district to each other and the Harborfront.3.A new city park will incorporate ecological restoration while providing opportunities for large scale environmental art.4.A small retail area within the district acts as a neighborhoood center.neighborhoood center.n114、eighborhoood center5.A beachfront plaza provides retail uses and beach access for visitors and residents.A pleasant new residential environment.The North Harbor will be a lively and unique location to work and live.Facade expression and entry setbacks articulate rows of townhomes.Main entrances addr115、ess the street.22WAUKEGAN REDEVELOPMENT AREA DESIGN GUIDELINESSkidmore,Owings&Merrill LLPNORTH HARBORLAND USESLand uses in the North Harbor will vary,but will be focused on residential and retail activities complemented by access to numerous recreational opportunites.The mix of uses may include:Mult116、i-family and single-family residential including,but not limited to:townhomes,stacked flats and multi-level apartment buildings Convenience and marina-related retail and commercial Recreational Uses Office Institutions and civic uses Open Space:potential regional park,lake edgeRetail and commercial 117、activity will be focused along Pershing Road and the western end of Seahorse Drive,including an existing marina-related facility.Neighborhood retail will be concentrated at two central locations within the district,and will service residential uses as well as the recreational uses at the public beac118、h.OPEN SPACEA unique mix of open spaces will be developed in the North Harbor district.The existing beach front will remain and will be further activated by adjacent residential and retail uses.The beach will contiue to be used by local residents for recreation and public events such as fireworks.A 119、continuous pathway at the waters edge will tie together the various neighborhoods within the district.Street trees are required along all streets.SEAHORSEPERSHINGLand UseOpen SpaceNatural Open Space SystemParkPrimary Landscaped Streets23WAUKEGAN REDEVELOPMENT AREA DESIGN GUIDELINESNORTH HARBORACCESS120、Primary north-south access to this district is via Pershing Road.The principal east-west access is via Seahorse Drive.Service Access Mid-block alleys shall serve as the primary means for service and delivery access to buildings.These alleys will be accessed from the district and neighborhood streets121、.PARKING Opportunities for shared parking are encouraged.On-street parking should be utilized throughout the North Harbor district.Off-street parking should be located behind buildings.Vehicular access to parking areas should be located on district and neighborhood streets.Parking structures Stand a122、lone parking structures should be limited.The ground floor street frontage of a parking structure should be devoted to retail or other active non-parking related uses.Only one vehicular entry/exit is permitted per street,per parking structure.Entrances to parking structures should be located away fr123、om major public spaces.Parking structures shall meet the requirements for landscape and design as outlined in chapter V,section I.Surface Parking Surface parking lots are discouraged.Parking lots shall be placed to the rear of the building.Surface parking lots are not permitted in front of a buildin124、g.Surface parking lots shall meet the requirements for landscape,fencing and lighting outlined in Section III,part I,“Parking.”SEAHORSEPERSHINGDistrict GatewayNeighborhood CenterPublic PlazaGRANDSEAHORSEPERSHINGPERSHINGSHERIDANStreetsParkingPublic Parking LotStreet ParkingMajor StreetsDistrict Stree125、tsNeighborhood StreetsBike/Pedestrian way24WAUKEGAN REDEVELOPMENT AREA DESIGN GUIDELINESSkidmore,Owings&Merrill LLPBUILDING DENSITY,HEIGHTS,AND MASSINGBuilding DensityNorth Harbor will generally be a low-density district,with some medium density developments at the entry to the district,and around t126、he two neighborhood centers.The following range of densities will be permitted within the district:10-15 dwelling units per acre in single family lots facing onto the district and neighborhood streets.15-25 dwelling units per acre along district and neighborhood streets,in townhomes,stacked flats an127、d duplexes.25-35 dwelling units per acre in the corridor along Pershing Road and facing directly on to the park and lakefront,in multi-family buildings and stacked flats.Building HeightBuildings in the North Harbor are limited to 4 stories in height.However,taller structures of up to 6 stories are a128、llowed at the district gateway at Pershing and Seahorse Drive.Building Massing Multifamily homes are encouraged to build to consistent setback lines.The massing of extended lengths of townhomes should be broken down by articulation of individual units,entry setbacks and roof line expression.The prim129、ary building face shall be parallel to the street edge.Placement of buildings at irregular angles is not permitted.All buildings should build to the prescribed setback or right of way.Refer to setbacks for individual building types in Chapter V.BUILDING ENTRIES AND SERVICEPedestrain Access All prima130、ry building entries and windows to major rooms should address the street.Entrances shall be accessible,well lit and visible from the street.Entrances shall be identified by canopies,lighting,roof forms and architectural expression.Service Access Garages for single family homes will be accessed from 131、the rear alley.Garages should be set back from the front of the house.SEAHORSEPERSHINGDensity*NORTH HARBORHighest Density(up to 3 FAR)High Density(up to 1.7 FAR)Medium Density(up to 1.2 FAR)Low Density(up to 0.7 FAR)*Refer to Section IV:Guidelines for Development Densities for specific FAR allowance132、s per parcel.25III.Guidelines for Building TypesSINGLE FAMILY DETACHED HOMESBlocks will be organized to allow homes to face streets and will offer front and rear yards.A Single Family Detached Home is an individual,free-standing building on a fee-simple lot.DEFINITIONA Single Family Detached Home is133、 an individual,free-standing building on a fee-simple lot.The scale and form of these homes will be broadly coordinated to support an overall neighborhood identity.The best single family detached homes have generous windows and openings on all sides.Front doors face the streets,and entries may be ce134、lebrated with steps,porches,awnings,or lights.Variations in expression,materials,and color create unique identities for homes.Single family detached homes make up the majority of the homes in Waukegan.BLOCK DESIGN Blocks will be designed to accommodate lots that can host a single family detached hom135、e.Blocks will accommodate a net development density of 10 to 15 dwelling units per acre.Blocks will be organized to allow homes to face streets and have front and rear yards.Service and garage access will be provided from alleys internal to the block Access to alleys will be from district or neighbo136、rhood streets rather than major streets.Lot widths will be consistent within each block.Lot depths will be consistent on each block,reflecting the relationship between street and alley.Corner lots may be up to 10 feet wider to accommodate larger homes or gardens.LOT DESIGN Single family detached hom137、es will be built to an established setback to ensure a consistent street wall.Homes on corner lots will respect the setbacks for streets on each side.Side yards will define a clear separation between homes and allow light and air circulation.Garages will be built to an established setback at the rea138、r of the lot to help define this amenity and facilitate municipal services.A maximum lot coverage will ensure yards and gardens are provided and allow absorption of storm-water into soils.Single family detached homes will be built to an established setback on each block face to ensure a consistent s139、treet wall.WAUKEGAN REDEVELOPMENT AREA DESIGN GUIDELINES28The front facade will include the front door and generous windows to offer“eyes”on the street.Encroachments such as porches,steps,and awnings offer added interest to the pedestrian realm.Illustrated building requirements.SINGLE FAMILY DETACHE140、D HOME REQUIREMENTSLot widths:30-50Lot depths:120-150Lot sizes:3,600 sf-7,500 sfHeight limit:45 feetFront setback:15-30Side setback:5-8Alley setback:2Encroachment:Maximum 40%of front setback distanceFloor area ratio:0.5-0.7Frontage:Minimum 60%of lot widthFaade opening:Minimum 30%of front facadeMain 141、Entrance:FrontParking spaces:2 per unitParking location:Rear garageParking access:AlleyBUILDING EXPRESSION Homes will address the street.The front facade will include the front door and generous windows to offer“eyes”on the street.Side and rear facades will also be well-articulated with windows and 142、doors.Homes on corner lots will have side facades on the street frontage that are detailed with similar materials and expression as the front facade.Variations in roof form,material type and color,and size and placement of doors and windows are encouraged.Encroachments such as porches,steps,and awni143、ngs offer added interest to the pedestrian realm.SINGLE FAMILY DETACHED HOMESWAUKEGAN REDEVELOPMENT AREA DESIGN GUIDELINESSkidmore,Owings&Merrill LLP29Blocks will be organized to allow homes to face the street,will offer front yards,and will provide service and garage access from alleys at the rear.144、yards,and will provide service and garage access from alleys at the rear.yards,and will provide service and garage access from alleys at the rearThe scale,form,and expression of these homes are often closely coordinated with the units to which they are attached.DEFINITIONSingle Family Attached Homes145、 offer individual homes attached to their neighbors by shared side walls,on a lot that is owned jointly by all owners.The scale,form,and expression of these homes are often closely coordinated with the units to which they are attached.The best single family attached homes offer well-articulated fron146、t facades,with multiple openings that create an attractive street wall.Front doors face the streets,and entries may be celebrated with steps,porches,awnings,or lights.Variations in architectural form and expression avoid monotonous neighborhoods.Single family attached homes are popular in the Chicag147、o region,where they are often referred to as“townhomes”.Elsewhere,they are sometimes called“row houses”.BLOCK DESIGN Blocks will be designed to accommodate lots that can host single family attached homes.Blocks will accommodate a net development density of 15 25 dwelling units per acre.Blocks will b148、e organized to allow homes to face the street,to have front yards,and to have service and garage access from alleys internal to the block.In some instances,parking may be incorporated into the residential structure.Access to alleys will be from district or neighborhood streets rather than major stre149、ets.Lot widths will be defined by the number of attached units within the block.Lot depths will be consistent on each block,reflecting the relationship between street and alley.LOT DESIGN Single family attached homes will be built to an established setback to ensure a consistent street wall.The maxi150、mum number of attached units in a single structure will be 6.Structures comprised of single family attached homes must be separated by 6 feet when each faces the same street.The end wall of one row facing the rear wall of another row that faces another street must be separated by 20 feet.End walls o151、n corner lots must reflect the setback established for immediately adjacent structures to a minimum of 5 feet.Garages will be built to an established setback at the rear of the lot to help define this amenity and facilitate municipal services.Single family attached homes will be built to an establis152、hed setback to ensure a consistent street wall.SINGLE FAMILY ATTACHED HOMES-TOWNHOMESWAUKEGAN REDEVELOPMENT AREA DESIGN GUIDELINES30Variations in roof form,material color and type,and size and placement of doors and windows will create unique homes.Encroachments such as porches,steps,and awnings off153、er added interest to the pedestrian realm.TOWNHOME-TYPE A REQUIREMENTSLot widths:26-30 Unit Widths 23-30Lot depths:110-130Lot sizes:2,860 sf-3,900 sfHeight limit:45 feetFront setback:10-20End setback:Predominant depth of adjacent building or min of 5Alley setback:2Encroachment:Maximum 40%of front se154、tback distanceFloor area ratio:0.6-1.0Frontage:Minimum 85%of lot widthFacade opening:Minimum 30%of front facadeMain entrance:FrontParking spaces:2 per unitParking location:Rear garageParking access:AlleyTOWNHOME-TYPE B REQUIREMENTSLot widths:18-24Unit Widths 18-24Lot depths:70-120Lot sizes:1,260 sf-155、2,880 sfHeight limit:45 feetFront setback:10Alley setback:2Encroachment:Maximum 40%of front setback distanceFloor area ratio:0.9-1.5Frontage:Minimum 85%of lot widthFacade opening:Minimum 30%of front facadeMain entrance:FrontParking spaces:2 per unitParking location:Rear garage Parking access:AlleyBU156、ILDING EXPRESSION Homes will address the street.The front facade will include the front door and generous windows to offer“eyes”on the street.End walls will be well articulated with windows.Rear walls will be well articulated with windows and doors.Blank facades are not permitted.Variations in roof 157、form,material color and type,and size and placement of doors and windows will create unique homes.Encroachments such as porches,steps,and awnings offer added interest to the pedestrian realm.Illustrated building requirementsSINGLE FAMILY ATTACHED HOMES-TOWNHOMESWAUKEGAN REDEVELOPMENT AREA DESIGN GUI158、DELINESSkidmore,Owings&Merrill LLP31Blocks will be organized to allow homes to face streets,will offer front yards,and will provide service and garage access from alleys at the rear.Stacked Flats offer individual homes that are attached to their neighbors above and below.DEFINITIONStacked Flats offe159、r individual homes that are attached to their neighbors above and below within a single building.Units are not attached at the side.The scale,form,and expression of these homes are often closely coordinated with the units to which they are adjacent.Stacked flats typically sit on a lot that is owned 160、by a single owner,which in some cases may be the homeowners association.The best stacked flat buildings offer well-articulated front facades,with multiple openings that create an attractive street wall.Front doors face the streets,and entries may be celebrated with steps,porches,awnings,or lights.Th161、ese buildings are popular in the Chicago region,where they are often referred to as“two-flats”or“three-flats.”BLOCK DESIGN Blocks will be designed to accommodate lots that can host stacked flat buildings.Blocks will accommodate a net development density of 25-40 dwelling units per acre.Blocks will b162、e organized to allow homes to face streets,to have front yards,and to have service and garage access from alleys internal to the block.Access to alleys will be from district or neighborhood streets rather than major streets.Lot widths will be consistent within each block.Lot depths will be consisten163、t on each block,reflecting the relationship between street and alley.Stacked flats will face attractive streets with sidewalks,parkways,street trees,and street lights.On-street parking will be allowed.LOT DESIGN Stacked flats will be built to an established setback to ensure a consistent street wall164、.Homes on corner lots will respect the setbacks for streets on each side.Side yards will define a clear separation between homes and allow light and air circulation.Garages will be built to an established setback at the rear of the lot to help define this amenity and facilitate municipal services.A 165、maximum lot coverage will ensure yards and gardens are provided and allow absorption of storm-water into soils.SINGLE FAMILY ATTACHED HOMES-STACKED FLATS32WAUKEGAN REDEVELOPMENT AREA DESIGN GUIDELINESTWO-FLAT REQUIREMENTSLot widths:25-35Unit Widths 20-30Lot depths:100-120Lot sizes:2,500 sf-4,200 sfH166、eight limit:45 feetFront setback:10End setback:Predominant depth of adjacent building or min of 5Alley setback:2Encroachment:Maximum 40%of front setback distanceFloor area ratio:0.8-1.5Frontage:Minimum 80%of lot widthOpenings:Minimum 30%of front facadeMain entrance:FrontParking spaces:Maximum 2 per 167、unitParking location:Rear garageParking access:AlleyTHREE-FLAT REQUIREMENTS Lot widths:25-35Unit Widths 20-30Lot depths:100-120Lot sizes:2,500 sf-4,200 sfHeight limit:55 feetFront setback:10End setback:Predominant depth of adjacent building or min of 5Alley setback:2Encroachment:Maximum 40%of front 168、setback distanceFloor area ratio:1.0-1.5Frontage:Minimum 80%of lot widthFacade opening:Minimum 30%of front facadeMain entrance:FrontParking spaces:Maximum 2 per unitParking location:Rear garageParking access:AlleyBUILDING EXPRESSION Homes will address the street.The front facade will include the fro169、nt door and generous windows to offer“eyes”on the street.Side and rear facades will also be well-articulated with windows and doors.Variations in roof form,material color and type,and size and placement of doors and windows will create unique homes.Encroachments such as porches,steps,and awnings off170、er added interest to the pedestrian realm.Basements that open onto a street frontage will not be permitted.Variations in roof form,material color and type,and size and placement of doors and windows will create unique homes.Illustrated building requirementsSINGLE FAMILY ATTACHED HOMES-STACKED FLATST171、he front facade will include the front door and generous windows to offer“eyes”on the street.33WAUKEGAN REDEVELOPMENT AREA DESIGN GUIDELINESSkidmore,Owings&Merrill LLPMULTI-FAMILY BUILDINGS(LOW-RISE)Multi-family attached homes will be built to an established setback to ensure a consistent street wal172、l.DEFINITIONMulti-Family Buildings offer homes attached to their neighbors above,below,and to the side,within a single building.For the purposes of these guidelines,multi-family buildings will be low-rise,up to three or four stories(or 45 feet).Individual units within buildings may vary in size and 173、type to support the diversity of housing offerings within Waukegan.Multi-family buildings sit on a lot that is owned by a single owner,which in some cases may be the homeowners association.The best multi-family buildings offer well-articulated front facades,with multiple openings that create an attr174、active street wall.Front doors face the streets,and entries may be celebrated with steps,porches,awnings,or lights.A well-executed design ensures that these buildings will hold the corner of blocks and help define intersections.BLOCK DESIGN Blocks will be organized to accommodate lots that support m175、ulti-family buildings.Blocks will accommodate a net development density of 40-60 dwelling units per acre.Blocks will be organized to allow multi-family buildings to face streets and to have service and parking access from alleys internal to the block.In some instances,parking may be incorporated int176、o the residential structure,while in others,surface lots will be employed.Access to alleys will be from district or neighborhood streets rather than major streets.Lot depths will be consistent on each block,reflecting the relationship between street and alley.LOT DESIGN Multi-family attached homes w177、ill be built to an established setback to ensure a consistent street wall.Multi-family structures must be separated by 6 feet when each faces the same street.The end wall of a structure facing the rear wall of another structure facing an adjacent street must be separated by 20 feet.End walls on corn178、er lots must reflect the setback established for immediately adjacent structures or a minimum of 5 feet.Garages will be built to an established setback at the rear of the lot to help define this amenity and facilitate municipal services.A well-executed design ensures that multi-family buildings will179、 hold the corner of blocks and help define intersections.Blocks will be organized to allow multi-family buildings to face streets and will offer service and parking access from alleys at the rear.34WAUKEGAN REDEVELOPMENT AREA DESIGN GUIDELINESMULTI-FAMILY BUILDING REQUIREMENTSLot widths:90-200Lot de180、pths:100-120Lot sizes:9,000 sf-24,000 sfHeight limit:45 feetFront setback:10Side setback:5Alley setback:2Encroachment:Maximum 20%of front setback distanceFloor area ratio:2.0-2.5Frontage:Minimum 90%of lot widthFacade opening:Minimum 30%of front facadeMain entrance:FrontParking spaces:Maximum 2 per u181、nitParking location:Rear surface parking or rear structureParking access:Alley or service streetBUILDING EXPRESSION Multi-family buildings will address the street.The front facade will include the front door and generous windows to offer“eyes”on the street.End walls will be well-articulated with win182、dows.Rear walls will be well-articulated with windows and doors.Blank facades are not permitted.Variations in roof form,material color and type,and size and placement of doors and windows will help articulate the facade.Encroachments such as entry steps,and awnings offer added interest to the pedest183、rian realm.Illustrated building requirementsThe front facade will include the front door and generous windows to offer“eyes”on the street.MULTI-FAMILY BUILDINGS(LOW-RISE)Bay windows,planters,and balconies enliven the streetscape.35WAUKEGAN REDEVELOPMENT AREA DESIGN GUIDELINESSkidmore,Owings&Merrill 184、LLPPartial setbacks will be allowed to mark corner entries or to provide landscape or seating areas.DEFINITIONMulti-Family Buildings with a Mixed-Use Ground Floor offer homes attached to their neighbors above,below,and to the side,within a single building,and an active retail or office use on the gr185、ound floor.For the purposes of these guidelines,this building type will be built up to three or four stories(or 45 feet).Individual residential units within buildings may vary in size and type to support the diversity of housing offerings within Waukegan.Multi-family buildings with a mixed-use groun186、d floor will sit on a lot that is owned by a single owner,which in some cases may be the homeowners association.The best multi-family buildings with mixed-use ground floors have transparent facades at the ground floor to allow pedestrians to see into stores or offices.Store windows and doors face th187、e street.Upper floors are well-articulated with multiple openings that create an attractive street wall.Residential entries may also be from the street.A well-executed design ensures that these buildings will hold the corner of blocks and help define intersections.BLOCK DESIGN Blocks will be organiz188、ed to accommodate lots that support multi-family buildings with mixed-use ground floors.Blocks will accommodate a net development density of 40 60 dwelling units per acre.Blocks will be organized to allow buildings to face streets and to have service and parking access from alleys internal to the bl189、ock.In some instances,parking may be incorporated into the residential structure.Access to alleys will be from district or neighborhood streets rather than major streets.Lot depths will be consistent on each block,reflecting the relationship between street and alley.LOT DESIGN Multi-family buildings190、 with a mixed-use ground floor will be built to the lot line to ensure a consistent street wall.Partial setbacks will be allowed to mark corner entries or to provide landscape or seating areas.The end wall of a structure facing the rear wall of another structure that faces an adjacent street must be191、 separated by 20 feet.End walls on corner lots must reflect the setback established for immediately adjacent structures or a minimum of 5 feet.Garages will be built to an established setback at the rear of the lot to help define this amenity and facilitate municipal services.Blocks will be organized192、 to allow buildings to face streets and will offer service and parking access from alleys at the rear.A well-executed design ensures that these buildings will hold the corner of blocks and help define intersections.MULTI-FAMILY BUILDINGS with MIXED-USE GROUND FLOOR36WAUKEGAN REDEVELOPMENT AREA DESIG193、N GUIDELINESMULTI-FAMILY BUILDING WITH MIXED-USE GROUND FLOORREQUIREMENTSLot widths:90-200Lot depths:100-120Lot sizes:9,000 sf-24,000 sfHeight limit:45 feetFront setback:0Side setback:5Alley setback:2Encroachment:Not applicableFloor area ratio:2.0-2.5Frontage:Minimum 90%of lot widthFacade opening:Mi194、nimum 40%of front facadeMain entrance:FrontParking spaces:Maximum 2 per unitParking location:Rear surface parking or rear structureParking access:Alley or service streetBUILDING EXPRESSION Multi-family buildings with a mixed-use ground floor will address the street.Ground floor facades will include 195、generous openings with a high level of transparency.Encroachments such as retail awnings offer added interest to the pedestrian realm.Entrances may be signified through architectural expression or awnings.Upper floor facades will include windows to offer“eyes”on the street.End walls will be well-art196、iculated with windows.Rear walls will be well-articulated with windows and doors.Blank facades are not permitted.Ground floor facades will include generous openings and a high level of transparency.Illustrated building requirementsMULTI-FAMILY BUILDINGS with MIXED-USE GROUND FLOOREntrances may be si197、gnified through architectural expression or awnings.Corner articulation and cafe tables strengthen the buildings connection with the street and sidewalk environment.37WAUKEGAN REDEVELOPMENT AREA DESIGN GUIDELINESSkidmore,Owings&Merrill LLPHigh-density buildings will be built to the lot line to ensur198、e a consistent street wall.Blocks will be organized to allow buildings to face streets and will offer service and parking access from alleys at the rear.High-density residential building as part of an urban contextDEFINITIONHigh-Density Residential Buildings offer homes attached to their neighbors a199、bove,below,and to the side,within a single building.The ground floor typically includes a residential lobby,an active retail function,or an office use.For the purposes of these guidelines,this building type will be built up to twelve stories.Individual residential units within buildings may vary in 200、size and type to support the diversity of housing offerings within Waukegan.High-density residential buildings will sit on a lot that is owned by a single owner,which in some cases may be the homeowners association.The best high-density residential buildings become landmarks for their neighborhood a201、nd city.A series of high-density buildings will define a new face for Waukegan at Sheridan Road.High-density buildings will be offset from each other in the Harborfront to ensure views and provide circulation of light and air.Upper floor facades are well-articulated on all sides,with multiple openin202、gs that create attractive street walls.Active ground floors are well-articulated and transparent,whether interior uses are retail,office,lobbies,or residential units.BLOCK DESIGN Blocks will be organized to accommodate lots that support high-density residential buildings.Blocks will accommodate a ne203、t development density of 140-190 dwelling units per acre.Blocks will be organized to allow buildings to face streets and to have service and parking access from alleys internal to the block.Parking will be incorporated into the structure.Access to alleys will be from district or neighborhood streets204、 rather than major streets.LOT DESIGN High-density buildings will be built to the lot line to ensure a consistent street wall.Buildings at the corner should respect the setback of both streets.Partial setbacks will be allowed to mark corner entries or to provide seating areas.HIGH-DENSITY RESIDENTIA205、L BUILDINGS38WAUKEGAN REDEVELOPMENT AREA DESIGN GUIDELINESHIGH-DENSITY RESIDENTIAL BUILDING REQUIREMENTSLot widths:100-200Lot depths:100-150Lot sizes:10,000 sf-30,000 sfHeight limit:12 stories/120 feetFront setback:0Side setback:0Alley setback:2Encroachment:Not applicableFloor area ratio:5.0-6.0Fron206、tage:Minimum 90%of lot widthFacade opening:Minimum 40%of front facadeMain entrance:FrontParking spaces:Maximum 2 per unitParking location:Rear structureParking access:Alley or service streetBUILDING EXPRESSION The base,middle,and top of buildings should be distinctly articulated.High-density buildin207、gs should be organized as point towers,with width to depth floorplan ratios not exceeding 2:1.High-density buildings will address the street.Ground floor facades will include generous openings and a high level of transparency.Entrances may be signified through architectural expression or awnings.Upp208、er floor facades will include windows to offer “eyes”on the street.Blank facades are not permitted.Illustrated building requirementsHIGH-DENSITY RESIDENTIAL BUILDINGSThe base,middle,and top of buildings should be distinctly articulated.39WAUKEGAN REDEVELOPMENT AREA DESIGN GUIDELINESSkidmore,Owings&M209、errill LLPDEFINITIONA Retail or Office Low-Rise building is a stand-alone structure which houses commercial activities.Uses may include professional service offices,government offices,retail,or restaurants.The ground floor of the building should incorporate a transparent facade and be well-articulat210、ed with canopies and pedestrian-scaled detailing.These buildings typically occur along major district streets and will define street intersections at corners.The building may be built between one and four stories(or 45 feet).BLOCK DESIGN Blocks will be designed to accommodate lots that can hold a lo211、w-rise retail or office building.Blocks will be organized to encourage the building to face the street.The building facade will define the street wall of the block and be built to the lot line.Service and garage access will be from alleys internal to the block.Access to alleys will be from district 212、or neighborhood streets rather than major streets.Lot depths will be consistent on each block,reflecting the relationship between street and alley.LOT DESIGN The building lot will be deep enough to accommodate service access from the rear.The lot may also incorporate customer or employee parking at 213、the rear.In some instances,parking may be incorporated into the building structure.RETAIL and OFFICE LOW-RISEThe building facade will define the street wall of the block and be built to the lot line.These buildings typically occur along major district streets and will define street intersections at 214、corners.Retail buildings should incorporate generous storefront windows.40WAUKEGAN REDEVELOPMENT AREA DESIGN GUIDELINESCanopies and display windows encourage pedestrian activity.Lighting and signage will be compatible with architectural detailing.RETAIL AND OFFICE REQUIREMENTSLot widths:100-200Lot d215、epths:100-130Lot sizes:10,000 sf-26,000 sfHeight limit:4 stories/45 feetFront setback:0Side setback:0Alley setback:2Encroachment:Not applicableFloor area ratio:Per district requirementsFrontage:Minimum 90%of lot widthFacade opening:Minimum 40%of front facade Minimum 50%on ground floorMain entrance:F216、rontParking spaces:Per zoning ordinance,based on building areaParking location:Rear structure or rear surface parkingParking access:Alley Service access:Alley BUILDING EXPRESSION Ground floor facades will include generous openings and a high level of transparency.The ground floor of the building wil217、l be well-articulated with canopies and pedestrian-scaled detailing.Lighting and signage will be compatible with the architectural detailing of the building.Buildings are encouraged to open up to the sidewalk with such uses as sidewalk cafes.The main entrance of the building shall be clearly visible218、 from the street and shall be marked with architectural treatment such as canopies,signage,and lighting.RETAIL and OFFICE LOW-RISEBuildings will face attractive streets with sidewalks,parkways,street trees,and street lights.The building will be built to the lot line and will define the street wall o219、f the block.41WAUKEGAN REDEVELOPMENT AREA DESIGN GUIDELINESSkidmore,Owings&Merrill LLPINDUSTRIAL,WORKSHOP,and STORAGE BUILDINGSDEFINITIONIndustrial,Workshop,and Storage buildings are stand-alone structures which house manufacturing and marina-related functions.The ground floor of the building should220、 incorporate a transparent facade and be well-articulated with canopies and pedestrian-scaled detailing.These buildings incorporate ancillary and service functions,are often designed with a large flexible interior floor space,and usually do not exceed two stories in height.These buildings often requ221、ire large exterior lots for equipment storage and service functions.BLOCK DESIGN Blocks will be designed to accommodate lots that can hold these types of buildings.Blocks will be organized to encourage the building to face street.The building facade will define the street wall of the block and be bu222、ilt to the lot line.Service and loading activities related to a building shall be located at the rear of the block and will be screened from the street by a landscaped buffer.buffer.buffer The minimum width of a landscape buffer is 10 feet.Access to alleys will be from neighborhood or service street223、s rather than major streets.LOT DESIGN The building lot will be deep enough to accomodate service access from the rear.The lot may incoporate parking at the rear.In no instance will front or side yard parking be permitted.In some instances,parking may be incorporated into the building structure.Buil224、dings shall be placed such that the main facade is parallel to the street face.Where mulitple buildings are located on one lot,all buildings should maintain a consistent orientation.Service and loading activities related to a building shall be located at the rear of the block and will be screened fr225、om the street by a landscapedbuffer.buffer.bufferIndustrial,workshop,and storage buildings as part of an urban context.Building uses requiring windows should be placed at the front of the building to allow transparency on the front ground floor facade.42WAUKEGAN REDEVELOPMENT AREA DESIGN GUIDELINESB226、UILDING REQUIREMENTSLot widths:100-300Lot depths:100-300Lot sizes:10,000 sf-90,000 sfHeight limit:2 stories/30 feetFront setback:10Side setback:10Alley setback:2Encroachment:Maximum 40%of front setback distanceFloor area ratio:Per district requirementsFrontage:50%minimumFacade opening:35%minimum fro227、nt facade coverageMain entrance:FrontParking spaces:Per zoning ordinance,based on building areaParking location:Rear structure or rear surface parkingParking access:Alley or service streetService access:Alley or service streetBUILDING EXPRESSION Building uses requiring windows should be placed at th228、e front of the building to allow transparency on the front ground floor facade.The ground floor of the building will be well-arcticulated with openings and pedestrian-scaled detailing.The main entrance of the building shall be clearly visible from the street and shall be marked with architectural tr229、eatment such as canopies,signage,and lighting.Lighting and signage will be compatible with the architectural detailing of the building.Windowless walls as required by building function should be located facing secondary and local streets where possible,and should be detailed to provide visual intere230、st.Additionally,windowless walls should be screened with landscape.The main entrance of the building shall be clearly visible from the street and shall be marked with architectural treatment such as canopies,signage,and lighting.The ground floor of the building will be well-arcticulated with opening231、sand pedestrian-scaled detailing.INDUSTRIAL,WORKSHOP,and STORAGE BUILDINGS43WAUKEGAN REDEVELOPMENT AREA DESIGN GUIDELINESSkidmore,Owings&Merrill LLPThe parking structure uses high quality materials.PARKINGDEFINITIONParking may be accommodated in surface lots or structured parking garages.They may be232、 publicly or privately owned.Structured parking includes freestanding garages or may be incorporated into a building to serve that buildings parking requirements.SURFACE PARKING LOTS Lots should be fenced,well lighted,adequately screened,and appropriately landscaped.The street frontage of a surface 233、lot shall be buffered from the street with a minimum five foot landscaped edge containing canopy trees,shrubbery,and ground cover.Preferred ground cover materials include vines,grass,and other live ground cover.Other suitable ground cover materials include wood chips or mulch.Fences surrounding surf234、ace parking lots should be ornamental,transparent,and no more than four feet high.Chain link fencing is not permitted.With the exception of canopy trees,ground cover and shrubbery surrounding a surface parking lot should not exceed thirty inches in height,as a means to maintain visibility and enhanc235、e safety.Parking lots up to 30,000 square feet will have internal landscaped areas equal to five percent of the total lot area.Parking lots larger than 30,000 square feet will have internal landscaping equal to ten percent of the total lot area.Internal landscaped areas and islands shall include can236、opy trees and live ground cover.Parking lots shall be placed at the rear of a building.Surface parking lots are not permitted in front of a building.Access to a parking lot shall be from an alley where possible,or from a district or neighborhood street.Direct access from a major street is not permit237、ted.The ground floor of the parking structure will be well-articulated with canopies and pedestrian-scaled detailing and lighting.44WAUKEGAN REDEVELOPMENT AREA DESIGN GUIDELINESPARKINGSTRUCTURED PARKING GARAGES Where the building use requires a full block,the front building face will address the maj238、or street.Building access should be from an alley where possible,or from a district or neighborhood street.Direct access from a major street is not permitted.Access to the parking structure shall be located as far from the street corner as possible,to minimize traffic disruption.Buildings shall be p239、laced such that the main facade is parallel to the street face.BUILDING EXPRESSION The street frontage of the buildings ground floor will incorporate active uses such as retail and commercial functions.These uses shall be enclosed by transparent glazing.The ground floor of the building will be well-240、articulated with canopies and pedestrian-scaled detailing and lighting.The main entrance of the building shall be clearly visible from the street and shall be marked with architectural treatment such as awnings and lighting.Lighting and signage will be compatible with the architectural detailing of 241、the building.Windowless walls as required by building function should be located facing secondary and local streets where possible,and should be detailed to provide visual interest.Additionally,windowless walls should be screened with landscape.Parking is incoporated into the building.The ground flo242、or of the parking structure is screened with an active retail use.45WAUKEGAN REDEVELOPMENT AREA DESIGN GUIDELINESSkidmore,Owings&Merrill LLPARCHITECTURAL EXPRESSIONINTRODUCTION A variety of architectural styles are encouraged in the Master Plan area.Waukegan has a tradition of both modern and tradit243、ional architectural styles,and new development may build upon either of these precedents.Regardless of the architectural style chosen for a particular site,the quality and detailing of the construction must be of the highest caliber.Additionally,new development should reflect a coordinated architect244、ural theme that establishes a unique project identity.To achieve the goal of high development quality,the following architectural guidelines have been established.WALLS AND FACADES Siding,porches,stoops,and loggias will be wood or vinyl clapboard,stucco/plaster,wood shingles,or brick in natural hues245、 such as red,light red,sand,or brown (black and white are discouraged).Wood,if visible,will be painted or stained,except walking surfaces,which may be left natural.Paint colors should complement the color palette of thebrick and and wood materials used.Bright and primary colors are discouraged excep246、t when used as a detail or trim element.Gates and railings will be wood or metal.Ornamental metal railings will be painted black.Fences at side and rear yards will be brick,wood,ornamental iron,trellis,lattice,hedge,low walls,or some combination thereof.Walls,fences,and hedges at side and rear yards247、 shall be between 3 and 6 feet in height.Chain link fencing is not permitted.Variety in brick articulation and ornament is encouraged,as it reinforces existing Waukegan precedents.While maintaining the street wall,facades can include recessed balconies and terraces for massing variety and shadow con248、trast.Storefronts will be comprised of painted wood,stone,brick or metal,together with clear glass.For mixed-use and commercial buildings,a strong building base expression is required.Setback variation along the front facade is encouraged to reduce the linear massing of large buildings.Setbacks alon249、g the front facade also create small outdoor public spaces for pedestrians,and are encouraged.WINDOWS AND DOORS Arches,pilasters,and horizontal masonry courses enhance the articulation of doors and windows.Circular windows can evoke a nautical quality of the Harborfront and North Harbor districts,an250、d may be appropriate in limited applications.Bay windows can be applied to all building types,where appropriate.Windows will be made of painted aluminum,wood,or vinyl.Glass will be clear,not dark or reflective.Shutters will be either louvered or paneled,and made of painted wood or metal.They will be251、 sized and shaped to match the associated openings.Windows will be single or double-hung,or operable casements.Storefront windows can use flower boxes and planters for a pleasant sidewalk realm.Storefront windows will be between 2 feet and 2.5 feet above ground level and will reach to within 1 foot 252、of ceiling height.They will be lit at night.Storefronts that are slightly recessed from the buildings primary vertical plane provide opportunities for intimate pedestrian spaces.46WAUKEGAN REDEVELOPMENT AREA DESIGN GUIDELINESARCHITECTURAL EXPRESSIONROOFS Simple gable or hip roofs are encouraged,thou253、gh roofs with shallow slopes may be appropriate for modern architectural design approaches.Dormer windows are encouraged when gable or hip roofs are used.Multiple gables,and overly pronounced roof forms are discouraged.Architectural roof styles not consistent with Waukegan precedents,such as mansard254、,are discouraged.Rooftop plumbing,vent stacks,and mechanical equipment will be screened from the street,preferably behind the ridge or cornice line.All rooftop mechanical equipment must be screened from view from adjacent streets and public spaces,including bluffline view corridors.Rooftop screening255、 for mechanical equipment will be consistent with the color,material,and architectural treatment of the building.Skylights will have a low profile,and their frame should be similar to the roof color.They will be mounted away from the principal frontage of the roof.Flat roofs,or roofs sloped at less 256、than 1 in 12 must be surrounded by a continuous horizontal parapet wall no less than 3.5 feet high.DETAILS Chimneys,if visible,will be made of a material consistent with the architectural material of the building.Front walks will be brick,stone,or concrete.Balconies which cantilever will not exceed 257、3 feet in depth.Porches may not be enclosed by glass.They shall be a minimum of six feet deep.Equipment,including HVAC,utility meters,clotheslines,satellite dishes,play equipment,hot tubs,and the like will be permitted in rear yards only.Driveways of building frontages are only allowed for propertie258、s without alley access,and will be a maximum of 10 feet wide.SIGNAGE AND LIGHTING External building lighting is encouraged.Clocks can be integrated into civic,commercial,and mixed-use buildings.Signs will be made of painted wood or metal.Signs attached to buildings will be architecturally consistent259、 with the storefront,and will be externally illuminated.Signs will be in conformance with the City of Waukegan Sign Ordinance and,if in the downtown,applicable requirements of Waukegan Main Street.Awnings will be a light metal armature with a fabric membrane.47WAUKEGAN REDEVELOPMENT AREA DESIGN GUID260、ELINESSkidmore,Owings&Merrill LLPIV.Guidelines forDevelopment DensityWAUKEGAN REDEVELOPMENT AREA DESIGN GUIDELINESS4Belvidere RoadCounty StreetMartin Luther King Jr.AvenueGenesee StreetSheridan RoadDOWNTOWN:DEVELOPMENT SUMMARYAssumptions:-District definitions from 2003 Master Plan-Downtown sites ide261、ntified are current vacant lotsALLOWED DEVELOPMENT Residential High-density6 acres568 units Multi-family10 acres428 units Single family attached4 acres60 units Single family detached1 acre2 units TOTAL21 acres1,058 units Average Density49 du/acreOther Development Retail/Office2 acres228,000 sf Marin262、a Functions-Civic/Sports5 acres100,000 sf Parking-TOTAL 7 acres318,400 sfDISTRICT DATATotal Acreage159 acresRoads46 acresOpen Space16 acresExisting Development69 acresDevelopable Area28 acresRETAIL/OFFICEHIGH-DENSITY RESIDENTIALMULTI-FAMILY W/MIXED USEMULTI-FAMILYSINGLE FAMILY ATTACHEDSINGLE FAMILY 263、DETACHEDCIVICMARINA-RELATED WORKSHOPS AND MANUFACTURINGEXISTINGOPEN SPACELAND USESRetail/OfficeHigh-density residentialMulti-family with mixed-useMulti-familySingle family attached(townhomes and stacked flats)Single family detachedCivic/SportsMarina-related workshops and manufacturingExisting useOpe264、n spaceNote:The land use indications on this plan are not meant to advocate re-use of specific properties,but rather to propose an appropriate land use should development interest occur.50WAUKEGAN REDEVELOPMENT AREA DESIGN GUIDELINESSkidmore,Owings&Merrill LLPBlockAcresAllowed FARAllowed Development265、Allowed UseHeight rangeS11.801.7132,000 sfresidential and commercial4-8 storiesS22.033.9345,600 sfresidential and commercial8-12 storiesS32.623.0249,600 sfresidential and commercial8-12 storiesS48.840.9329,200 sfsports,entertainment,commercial,and residential8-12 storiesDC10.731.238,400 sfresidentia266、l and commercial4-8 storiesDC22.110.876,800 sfresidential and commercial4-8 storiesDC31.311.057,600 sfresidential and commercial4-8 storiesDC41.251.056,400 sfresidential and commercial4-8 storiesDC50.731.755,200 sfresidential and commercial4-8 storiesDC61.000.938,400 sfresidential and commercial(pos267、sible parking structure)4-8 storiesSD11.501.276,800 sfresidential and commercial4-8 storiesSD21.081.361,600 sfresidential and commercial4-8 storiesBG10.891.144,400 sfresidential and commercial4-8 storiesBG21.091.048,000 sfresidential and commercial4-8 storiesBG30.721.238,400 sfresidential and commer268、cial4-8 storiesTOTAL27.701,648,400 sfDOWNTOWN:ALLOWED PARCEL DEVELOPMENTSALLOWED DEVELOPMENT51WAUKEGAN REDEVELOPMENT AREA DESIGN GUIDELINESDEVELOPMENT EXAMPLE 1Site:DC2Program:2 Multi-family buildings2 Multi-family with mixed-use buildings Parcel Acreage:2.11 acresAllowed Development:76,800 sfTotal 269、Units:56 unitsAllowed FAR:0.8Site:DC3Program:2 Multi-family buildings1 Multi-family with mixed-use buildingParcel Acreage:1.31 acresAllowed Development:57,600 sfTotal Units:44 unitsAllowed FAR:1.0DEVELOPMENT EXAMPLE 2S4Belvidere RoadCounty StreetMartin Luther King Jr.AvenueGenesee StreetSheridan Roa270、dS4Belvidere RoadCounty StreetMartin Luther King Jr.AvenueGenesee StreetSheridan RoadNNNNDOWNTOWN:PARCEL PROTOTYPES52WAUKEGAN REDEVELOPMENT AREA DESIGN GUIDELINESSkidmore,Owings&Merrill LLPDEVELOPMENT EXAMPLE 3Site:S1Program:10 Three-flat buildings1 Multi-family building1 High-density residential bu271、ildingParcel Acreage:1.80 acresAllowed Development:132,000 sfTotal Units:94 unitsAllowed FAR:1.7S4Belvidere RoadCounty StreetMartin Luther King Jr.AvenueGenesee StreetSheridan RoadNRETAIL/OFFICEHIGH-DENSITY RESIDENTIALMULTI-FAMILY W/MIXED USEMULTI-FAMILYSINGLE FAMILY ATTACHEDSINGLE FAMILY DETACHEDCI272、VICMARINA-RELATED WORKSHOPS AND MANUFACTURINGEXISTINGOPEN SPACELAND USESRetail/OfficeHigh-density residentialMulti-family with mixed-useMulti-familySingle family attached(townhomes and stacked flats)Single family detachedCivic/SportsMarina-related workshops and manufacturingExisting useOpen spaceNDO273、WNTOWN:PARCEL PROTOTYPES53WAUKEGAN REDEVELOPMENT AREA DESIGN GUIDELINESALLOWED DEVELOPMENT Residential High-density-Multi-family6 acres176 units Single family attached15 acres234 units Single family detached29 acres336 units TOTAL50 acres746 units Average Density15 du/acre Other Development Retail/O274、ffice-38,400 sf Marina Functions-Civic/Sports-Parking-TOTAL-38,400 sfDISTRICT DATA Total Acreage126 acres Roads48 acres Open Space Lakefront24 acres Neighborhood Park4 acres TOTAL28 acres Developable Area50 acresRETAIL/OFFICEHIGH-DENSITY RESIDENTIALMULTI-FAMILY W/MIXED USEMULTI-FAMILYSINGLE FAMILY A275、TTACHEDSINGLE FAMILY DETACHEDCIVICMARINA-RELATED WORKSHOPS AND MANUFACTURINGEXISTINGOPEN SPACELAND USESRetail/OfficeHigh-density residentialMulti-family with mixed-useMulti-familySingle family attached(townhomes and stacked flats)Single family detachedCivic/SportsMarina-related workshops and manufac276、turingExisting useOpen spaceNSOUTH LAKEFRONT:DEVELOPMENT SUMMARY54WAUKEGAN REDEVELOPMENT AREA DESIGN GUIDELINESSkidmore,Owings&Merrill LLPBlockAcresAllowed FARAllowed DevelopmentAllowed UseHeight limitSL18.110.4131,600 sfresidential and commercial4 stories SL2a1.310.739,200 sfresidential3 storiesSL2277、b1.380.740,000 sfresidential3 storiesSL2c2.001.196,000 sfresidential and commercial3 storiesSL2d0.930.729,600 sfresidential3 storiesSL2e1.480.641,600 sfresidential3 storiesSL2f2.270.657,200 sfresidential3 storiesSL33.220.9119,400 sfresidential and commercial4 storiesSL4a2.371.0103,400 sfresidential 278、and commercial4 storiesSL4b2.440.668,600 sfresidential3 storiesSL4c2.420.659,800 sfresidential3 storiesSL4d2.130.659,800 sfresidential3 storiesSL4e2.440.669,400 sfresidential3 storiesSL4f 2.600.784,000 sfresidential and commercial4 storiesSL5a2.280.884,000 sfresidential and commercial4 storiesSL5b2.279、270.659,800 sfresidential3 storiesSL5c1.930.759,800 sfresidential3 storiesSL5d2.210.771,400 sfresidential and commercial3 storiesSL5e2.330.876,600 sfresidential and commercial3 storiesSL5f2.060.654,600 sfresidential3 storiesSL5g1.500.639,000 sfresidential3 storiesTOTAL49.71,445,200 sfSOUTH LAKEFRONT280、:ALLOWED PARCEL DEVELOPMENTS55WAUKEGAN REDEVELOPMENT AREA DESIGN GUIDELINESDEVELOPMENT EXAMPLE 1Block:SL4eProgram:14 Single family detached homes10 Townhomes-type AParcel Acreage:2.44 acresAllowed Development:56,400 sfTotal Units:Total Units:T24 units Allowed FAR:0.6Block:SL5dProgram:12 Single famil281、y detached homes5 Townhomes-type B1 Multi-family with mixed-use buildingParcel Acreage:2.21 acresAllowed Development:58,400 sfTotal Units:29 unitsAllowed FAR:0.7NNSOUTH LAKEFRONT:PARCEL PROTOTYPESDEVELOPMENT EXAMPLE 256WAUKEGAN REDEVELOPMENT AREA DESIGN GUIDELINESSkidmore,Owings&Merrill LLPBlock:SL4282、aProgram:8 Single family detached homes4 Two-flat buildings6 Three-flat buildings1 Multi-family building1 Multi-family with mixed-use buildingParcel Acreage:2.37 acresAllowed Development:90,400 sfTotal Units:62 unitsTotal FAR:1.0NSOUTH LAKEFRONT:PARCEL PROTOTYPESDEVELOPMENT EXAMPLE 3RETAIL/OFFICEHIG283、H-DENSITY RESIDENTIALMULTI-FAMILY W/MIXED USEMULTI-FAMILYSINGLE FAMILY ATTACHEDSINGLE FAMILY DETACHEDCIVICMARINA-RELATED WORKSHOPS AND MANUFACTURINGEXISTINGOPEN SPACELAND USESRetail/OfficeHigh-density residentialMulti-family with mixed-useMulti-familySingle family attached(townhomes and stacked flat284、s)Single family detachedCivic/SportsMarina-related workshops and manufacturingExisting useOpen space57WAUKEGAN REDEVELOPMENT AREA DESIGN GUIDELINESMETRAPARKINGMETRAPARKINGALLOWED DEVELOPMENT Residential High-density 3 acres 320 units Multi-family 5 acres 428 units Single family attached 14 acres 305285、 units TOTAL22 acres 1,053 units Average Density46 du/acre Other Development Retail/Office6 acres117,600 sf Marina Functions1 acre20,000 sf Civic/Sports-Parking3 acres167,000 sf TOTAL10 acres304,600 sfDISTRICT DATATotal AcreageTotal AcreageT95 acres Roads36 acres Open Space Civic Park9 acres Waterfr286、ont16 acres River3 acres TOTAL27 acres Developable Area32 acresHARBORFRONT:DEVELOPMENT SUMMARYRETAIL/OFFICEHIGH-DENSITY RESIDENTIALMULTI-FAMILY W/MIXED USEMULTI-FAMILYSINGLE FAMILY ATTACHEDSINGLE FAMILY DETACHEDCIVICMARINA-RELATED WORKSHOPS AND MANUFACTURINGEXISTINGOPEN SPACELAND USESRetail/OfficeHi287、gh-density residentialMulti-family with mixed-useMulti-familySingle family attached(townhomes and stacked flats)Single family detachedCivic/SportsMarina-related workshops and manufacturingExisting useOpen space58WAUKEGAN REDEVELOPMENT AREA DESIGN GUIDELINESSkidmore,Owings&Merrill LLPBlockAcresAllowe288、d FARAllowed Develop-mentAllowed UseHeight limitHF12.770.667,600 sfresidential4 storiesHF21.661.179,200 sfcommercial and residential4 storiesHF31.781.078,400 sfresidential4 storiesHF42.791.8216,000 sfcommercial,residential,and parking12 storiesHF5a-civic park w/possible retail-HF5b-civic park-HF61.8289、12.7212,800 sfcommercial,residential,and parking12 storiesHF71.480.955,200 sfresidential4 storiesHF81.711.075,200 sfresidential and marina functions4 storiesHF91.441.381,600 sfcommercial and residential4 storiesHF101.611.067,200 sfresidential4 storiesHF112.042.0182,000 sfcommercial and residential4 290、storiesHF121.872.4198,000 sfcommercial and residential12 storiesHF132.381.9192,000 sfcommercial and residential12 storiesHF143.50-existing use4 storiesHF151.980.543,200 sfresidential and existing4 storiesHF161.501.280,400 sfcommercial and residential4 storiesMetra Pkg.1.01-44,000 sfsurface parking(a291、pprox.110 spaces)Metra Pkg.0.98-43,000 sfsurface parking(approx.110 spaces)TOTAL32.281,715,800 sfHARBORFRONT:ALLOWED PARCEL DEVELOPMENTS59WAUKEGAN REDEVELOPMENT AREA DESIGN GUIDELINESBlock:HF1Program:13 Townhomes-type A14 Townhomes-type B1 Multi-family buildingParcel Acreage:2.77 acresAllowed Develo292、pment:67,600 sfTotal Units:43 unitsAllowed FAR:0.6Block:HF11Program:8 Three-flat buildings2 Multi-family buildings2 Multi-family with mixed-use buildings1 Retail/Office buildingParcel Acreage:2.04 acresAllowed Development:182,000 sfTotal Units:80 unitsAllowed FAR:2.0METRAPARKINGMETRAPARKINGMETRAPARK293、INGMETRAPARKINGNNN NNHARBORFRONT:PARCEL PROTOTYPESDEVELOPMENT EXAMPLE 1DEVELOPMENT EXAMPLE 260WAUKEGAN REDEVELOPMENT AREA DESIGN GUIDELINESSkidmore,Owings&Merrill LLPBlock:HF12Program:7 Three-flat buildings1 Multi-family building2 Multi-family with mixed-use buildings1 High-density residential build294、ingParcel Acreage:1.87 acresAllowed Development:198,000 sfTotal Units:141 unitsAllowed FAR:2.4METRAPARKINGMETRAPARKINGNHARBORFRONT:PARCEL PROTOTYPESDEVELOPMENT EXAMPLE 3NRETAIL/OFFICEHIGH-DENSITY RESIDENTIALMULTI-FAMILY W/MIXED USEMULTI-FAMILYSINGLE FAMILY ATTACHEDSINGLE FAMILY DETACHEDCIVICMARINA-R295、ELATED WORKSHOPS AND MANUFACTURINGEXISTINGOPEN SPACELAND USESRetail/OfficeHigh-density residentialMulti-family with mixed-useMulti-familySingle family attached(townhomes and stacked flats)Single family detachedCivic/SportsMarina-related workshops and manufacturingExisting useOpen space61WAUKEGAN RED296、EVELOPMENT AREA DESIGN GUIDELINESDISTRICT DATA Total Acreage240 acres Roads89 acresOpen Space Wetlands43 acres Waterfront25 acres TOTAL68 acres Developable Area83 acresALLOWED DEVELOPMENT Residential Multi-family12 acres644 units Single family attached18 acres214 units Single family detached3 acres3297、8 units TOTAL33 acres896 units Average Density27 du/acre Other Development Retail/Office7 acres91,200 sf Marina Functions-Civic/Sports1 acre200,000 sf Parking-Existing Use42 acres-TOTAL50 acres291,200 sfNORTH HARBOR:DEVELOPMENT SUMMARYRETAIL/OFFICEHIGH-DENSITY RESIDENTIALMULTI-FAMILY W/MIXED USEMULT298、I-FAMILYSINGLE FAMILY ATTACHEDSINGLE FAMILY DETACHEDCIVICMARINA-RELATED WORKSHOPS AND MANUFACTURINGEXISTINGOPEN SPACELAND USESRetail/OfficeHigh-density residentialMulti-family with mixed-useMulti-familySingle family attached(townhomes and stacked flats)Single family detachedCivic/SportsMarina-relate299、d workshops and manufacturingExisting useOpen space62WAUKEGAN REDEVELOPMENT AREA DESIGN GUIDELINESSkidmore,Owings&Merrill LLPBlockAcresAllowed FARAllowed DevelopmentAllowed UsesHeight limitNH124.62-existing use4 storiesNH27.70-existing use4 storiesNH3a3.090.685,200 sfresidential 4 storiesNH3b5.330.5300、116,400 sfresidential and commercial4 storiesNH4a6.30-existing use4 storiesNH4b2.920.896,000 sfresidential and commercial4 storiesNH53.700.7115,200 sfresidential and commercial4 storiesNH64.040.9153,600 sfresidential and commercial4 storiesNH73.600.9134,400 sfresidential and commercial4 storiesNH84.301、991.5172,800 sfresidential and commercial4 storiesNH94.270.6106,400 sfresidential3 storiesNH104.230.592,000 sfresidential3 storiesNH114.290.7125,200 sfresidential3 storiesNH124.200.9315,200 sfcivic,commercial,and residential4 storiesTOTAL83.31,512,400 sfNORTH HARBOR:ALLOWED PARCEL DEVELOPMENTS63WAUK302、EGAN REDEVELOPMENT AREA DESIGN GUIDELINESBlock:NH10Program:16 Single family detached homes14 Townhomes-type A14 Townhomes-type BParcel Acreage:4.23 acresAllowed Development:92,000 sfTotal Units:44 unitsAllowed FAR:0.5Block:NH3BProgram:13 Townhomes-type A13 Townhomes-type B13 Two-flat buildings1 Mult303、i-family building1 Multi-family with mixed-use buildingParcel Acreage:5.33 acresAllowed Development:116,400 sfTotal Units:80 unitsAllowed FAR:0.5NNN N N N NNNORTH HARBOR:PARCEL PROTOTYPESDEVELOPMENT EXAMPLE 1DEVELOPMENT EXAMPLE 264WAUKEGAN REDEVELOPMENT AREA DESIGN GUIDELINESSkidmore,Owings&Merrill 304、LLPBlock:NH5Program:3 Multi-family buildings3 Multi-family with mixed-use buildingsParcel Acreage:3.70 acresAllowed Development:115,200 sfTotal Units:84 unitsAllowed FAR:0.7NNORTH HARBOR:PARCEL PROTOTYPESDEVELOPMENT EXAMPLE 3NRETAIL/OFFICEHIGH-DENSITY RESIDENTIALMULTI-FAMILY W/MIXED USEMULTI-FAMILYS305、INGLE FAMILY ATTACHEDSINGLE FAMILY DETACHEDCIVICMARINA-RELATED WORKSHOPS AND MANUFACTURINGEXISTINGOPEN SPACELAND USESRetail/OfficeHigh-density residentialMulti-family with mixed-useMulti-familySingle family attached(townhomes and stacked flats)Single family detachedCivic/SportsMarina-related worksho306、ps and manufacturingExisting useOpen space65V.Guidelines for Streets and Open SpacesWAUKEGAN REDEVELOPMENT AREA DESIGN GUIDELINESParking Parking Drive Drive Bike Bike Consistent spacing of street trees Spacing of street lights integrated with trees Landscaped zone for planters,street trees,benches,a307、nd lightingPaved bike laneConsistent spacing of street trees Spacing of street lights integrated with trees Landscaped zone for planters,street trees,benches,and lightingSidewalk Sidewalk 10 10 6 6 9 9 5 5 11 11 Major StreetNeighborhood Street AlleyLandscaped Zone Landscaped Zone Park Drive Drive Pa308、rk Sidewalk Sidewalk 10 10 6 6 9 9 11 11 District Street Landscaped Zone Landscaped Zone Consistent spacing of street trees Spacing of street lights integrated with trees Front yard zone Landscaped zoneParking Drive Drive Side-walk 6 Side-walk Front yard zone Front yard zone 6 10 10 6 6 8 Parking 8 309、10 10 Landscaped Zone Landscaped Zone Garages set back 2 from alley Drive Setback 18 2 Setback 2 MAJOR STREETMajor streets serve as primary routes for vehicles between and through districts.They preserve and strengthen existing routes to civic spaces.In most cases,high-density residential and major 310、commercial and civic funtions line these streets.The ground level of buildings along major roads should incorporate these active uses,with a special emphasis on providing these uses at intersections.In the Downtown and Lakefront,these roads should be no more than three traffic lanes at any point,and311、 should utilize the minimum lane width allowable within the applicable regulations.Where possible,bike lanes should beincorporated.The character of major streets will be enhanced by the use of planted street medians,frequent paved pedestrian crossings,controlled intersections,and on-street parallel 312、parking.On-street parking buffers the sidewalk from the street,and should be allowed wherever possible.These elements will also serve to calm traffic.All streetscape and furniture elements,such as lighting fixtures,refuse containers,benches,and signage should maintain a consistent language.Where the313、se elements are consistent along the length of the street,the character of the road is enhanced and unified.All utilities should be placed underground.Above ground utilitiy poles and wires are not permitted on any alleys or streets in the Downtown and Lakefront districts.STREET PROTOTYPESA major str314、eet enriches the public realm with common street lighting,street trees,bike lanes,and active-use buildings.68WAUKEGAN REDEVELOPMENT AREA DESIGN GUIDELINESSkidmore,Owings&Merrill LLPDISTRICT STREETA district street serves as a secondary route for vehicles,and is generally lined with medium-density re315、sidential and commercial functions.These streets should have no more than three traffic lanes at any point and should maintain narrow lane widths.On-street parking buffers the sidewalk from the street,and should be allowed wherever possible.District streets will carry pedestrian traffic,and should b316、e designed to provide a pleasant pedestrian environment byusing trees,plantings,and furniture.As with major streets,the street furniture along a district street should also use a consistent palette along its length.Where possible,bike lanes should be incorporated.Street trees play an important role 317、along district streets.They distinguish the pedestrian realm from that of the vehicular,vehicular,vehicular create pedestrian buffers,provide canopies,and define street edges.Additionally,traffic-calming elements will be used to create a pedestrian friendly environment.Traffic-calming elements may i318、nclude sidewalk extension at intersections,paved crosswalks,and the use of speed bumps where necessary.Other measures include the utilization of minimum lane widths,controlled intersections,and low traffic speeds.Parking Parking Drive Drive Bike Bike Consistent spacing of street trees Spacing of str319、eet lights integrated with trees Landscaped zone for planters,street trees,benches,and lightingPaved bike laneConsistent spacing of street trees Spacing of street lights integrated with trees Landscaped zone for planters,street trees,benches,and lightingSidewalk Sidewalk 10 10 6 6 9 9 5 5 11 11 Majo320、r StreetNeighborhood Street AlleyLandscaped Zone Landscaped Zone Park Drive Drive Park Sidewalk Sidewalk 10 10 6 6 9 9 11 11 District Street Landscaped Zone Landscaped Zone Consistent spacing of street trees Spacing of street lights integrated with trees Front yard zone Landscaped zoneParking Drive 321、Drive Side-walk 6 Side-walk Front yard zone Front yard zone 6 10 10 6 6 8 Parking 8 10 10 Landscaped Zone Landscaped Zone Garages set back 2 from alley Drive Setback 18 2 Setback 2 STREET PROTOTYPESTraffic calming elements may include sidewalk extensions at intersections.69WAUKEGAN REDEVELOPMENT ARE322、A DESIGN GUIDELINESNEIGHBORHOOD STREETA neighborhood street serves local neighborhood traffic,and is lined with medium and low-density residential and retail functions.Occasionally,streets can service higherdensity buildings and commercial functions at sides or rear.These streets should contain no m323、ore than two traffic lanes at any point and should incorporate the narrowest appropriate lane width.On-street parallel parking is provided along these streets,and sidewalks will incorporate trees,plantings,and lighting.In general,single family homes along these streets aresetback with front yards an324、d porches that define the sidewalk.Parking Parking Drive Drive Bike Bike Consistent spacing of street trees Spacing of street lights integrated with trees Landscaped zone for planters,street trees,benches,and lightingPaved bike laneConsistent spacing of street trees Spacing of street lights integrat325、ed with trees Landscaped zone for planters,street trees,benches,and lightingSidewalk Sidewalk 10 10 6 6 9 9 5 5 11 11 Major StreetNeighborhood Street AlleyLandscaped Zone Landscaped Zone Park Drive Drive Park Sidewalk Sidewalk 10 10 6 6 9 9 11 11 District Street Landscaped Zone Landscaped Zone Consi326、stent spacing of street trees Spacing of street lights integrated with trees Front yard zone Landscaped zoneParking Drive Drive Side-walk 6 Side-walk Front yard zone Front yard zone 6 10 10 6 6 8 Parking 8 10 10 Landscaped Zone Landscaped Zone Garages set back 2 from alley Drive Setback 18 2 Setback327、 2 STREET PROTOTYPESA neighborhood street incorporates narrow traffic lanes and on-street parallel parking for a pleasant residential environment.70WAUKEGAN REDEVELOPMENT AREA DESIGN GUIDELINESSkidmore,Owings&Merrill LLPALLEYAlleys serve parking and service needs and are internal to the blocks.These328、 are tertiary streets with one or two narrow lanes.In general,garages,loading docks,and other service functions face directly onto the alleys.All alleys should be paved.All utilities should be placed underground.Above ground utility poles and wires are not permitted on any alleys or streets in the D329、owntown and Lakefront districts.Parking Parking Drive Drive Bike Bike Consistent spacing of street trees Spacing of street lights integrated with trees Landscaped zone for planters,street trees,benches,and lightingPaved bike laneConsistent spacing of street trees Spacing of street lights integrated 330、with trees Landscaped zone for planters,street trees,benches,and lightingSidewalk Sidewalk 10 10 6 6 9 9 5 5 11 11 Major StreetNeighborhood Street AlleyLandscaped Zone Landscaped Zone Park Drive Drive Park Sidewalk Sidewalk 10 10 6 6 9 9 11 11 District Street Landscaped Zone Landscaped Zone Consiste331、nt spacing of street trees Spacing of street lights integrated with trees Front yard zone Landscaped zoneParking Drive Drive Side-walk 6 Side-walk Front yard zone Front yard zone 6 10 10 6 6 8 Parking 8 10 10 Landscaped Zone Landscaped Zone Garages set back 2 from alley Drive Setback 18 2 Setback 2 332、STREET PROTOTYPESGarages will have a uniform setback along alleys.71WAUKEGAN REDEVELOPMENT AREA DESIGN GUIDELINESLAKESHORE DRIVESEAHORSE DRIVE15 9 11 11 25 Existing marina useDrive Drive Park 5 Bike 5 Bike Sidewalk&Planting Sidewalk&Planting SHERIDAN ROAD15 13 13 13 15 Bluff Turning lane/Median Driv333、e Drive Sidewalk&Planting Sidewalk&Planting 15 9 11 11 Lakefront Park/Beach Drive Drive Park Sidewalk&Planting 20 Sidewalk&Planting Bike and Jogging Trails 20 Building Setback 700Total Right of WayParking Parking Drive Drive Sidewalk&Planting16 Sidewalk&Planting16 9 9 11 11 SHERIDAN ROADThis street will create a continuous edge and become the face of the downtown.It will include a tree-canopied pe