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Home My WebLink AboutG33-11 J _ i • Ordinance No. G33-I I AN ORDINANCE APPROVING AND ADOPTING THE NATIONAL STREET STATION AREA PLAN AS AN AMENDMENT TO THE COMPREHENSIVE PLAN AND DESIGN GUIDELINES OF 2005 WHEREAS, the City of Elgin has heretofore adopted the Comprehensive Plan and Design Guidelines of 2005 for the City of Elgin; and WHEREAS,on October 4,2010,the Planning and Development Commission of the City of Elgin conducted a public hearing on the proposed National Street Station Area Plan: and WHEREAS, all persons appearing and desiring to be heard concerning said proposed National Street Station Area Plan were heard at said public hearing; and WHEREAS, the Planning and Development Commission has heretofore submitted its findings and recommendation for the proposed National Street Station Area Plan; and WHEREAS, the corporate authorities of the City of Elgin find and determine that it is in the best interest of the City of Elgin to adopt the proposed National Street Station Area Plan. NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF ELGIN, ILLINOIS: Section 1. That the National Street Station Area Plan, dated September 2011, a copy of which is attached hereto and made a part hereof by reference, is hereby approved and adopted as an amendment to the Comprehensive Plan and Design Guidelines of 2005. Section 2. That all ordinances or parts of ordinances in conflict with the provisions of this ordinance be and are hereby repealed. Section 3. That this ordinance shall be in full force and effect from and after its passage in the manner provided by law. David J. Ka in, ayor Presented: September 14, 2011 • Passed: September 14, 2011 uRa�;M,ti� Omnibus Vote: Yeas: 7 Nays: 0 Recorded: September 14, 2011 • Published: September 16, 2011 j . 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Executive Summar Introduction ■ Due to Elgins continued desire to eagerly explore new ideas that can enhance the City's value,the City commissioned Land Vision, Inc. to evaluate and produce recommendations for a comprehensive TOD(Transit ■ Oriented Development) Plan.This work was developed ++ F°Timber Wad + Congdon Ave in conjunction with residents,City staff, Metra, RTAi "+'r''"'� .4F Shoe Factory Road _ Pace and centered around the National Street Metra Big Timber A IIIOtTrain Station. Train Station Summit Street Over an 18 month period, Land Vision and its Aoki consultant team conducted surveys, public meetings/ 0 . forums,workshops, interviews,and welcomed extensive comments from residents and staff to formulate `o 1+R Elgin Train ii' recommended improvements to the National Street 7 Road Stud U Station Area Plan. Both the City of Elgin and Land Vision National S[. pJ Y recognize the importance of community support,and Train Station Area have used multiple avenues to allow input from all 1111 43 IIgroups. / As a result of these meetings, long term goals have 0 M been produced and the plans/recommendations are 4/6 been . contained within this report. It should be noted that in order to achieve some of the goals specified in this . document, more detailed studies will be needed. illItems that will need in-depth analysis have also been m identified. soum It is the nature of a TOD to increase density of ELGIN . development,and this plan seeks to center that goal around the National Street Metra Train Station.This plan is specific enough that it refers to land use patterns and Upon acceptance by the City Council,this document development strategies, but is still flexible to respond will become an amendment to the City of Elgin II to current market conditions. It is the desire of this plan Comprehensive 4-Year Plan,and will serve as the to not only restore historical residential structures, but foundation for decision making within the study area. to construct new structures that build on the context of Implementation will be facilitated by varying agencies, . the existing community,and create space for residents and will require the cooperation of all parties. to enjoy. iiimimi46111iiiiiiallailt +iII ► AllII I il C, 7 0-r s t ,� p h.., . {� `?' .. ,,� .�,..ylj"'AI ,r-•tom , ,-+'c kY'- 4. ..._. III K 'Satr,;, ` 'r= r IFS ��,• , x ; • .r National Street Station Area Plan 1 iii III II 11 Executive Summar III Existing Conditions/Issues Residents living east of Wellington Avenue have a The diagram below represents the existing conditions, second barrier as there is no vehicular or pedestrian and highlights the current problems regarding the access between US Route 20 and the Wellington Avenue ■ difficulties in accessing the National Street Metra Train curb-cut for the shopping center entrance just 200 feet Station.The purple jagged lines represent existing barriers from National Street. Effectively, the neighborhood is from neighborhoods east and west of the Fox River as sealed from any type of access to the Fox River corridor, 111explained below.The yellow shaded area represents the Fox River regional bike trail, and access to the Metra approximate influence area of proximate vehicular and National Street station until reaching the Clock Tower pedestrian access from neighborhoods to the National Plaza parking lots or National Street. . Street Metra Train Station. On the west side of the Fox River the neighborhoods The Fox River itself is the primary barrier for neighborhood in close proximity to the station, have an equally areas on the east side of the river. In this case, many difficult time accessing the platform due to significant IIresidents and business properties are in close proximity topographical changes and the UPRR freight line. directly across from the station, but are limited to a single roadway and pedestrian crossing which is at National Street. 111 While it is possible for pedestrians to use the National Street bridge crossing, it is not desirable due to the th 0 III inconvenience of walking north from the east side t 1 t • neighborhood areas, crossing the river,and then walking south to access the platform. In addition,the close i 1 . proximity of the walk to moving vehicles creates an uncomfortable atmosphere for a pedestrian.This along with the concentration of traffic on both sides of the rail . as this is the only vehicular access to the train station platforms, may cause even nearby residents to drive. Example of a Wellington Avenue Barrier _. / II // *--...._Chkago Avenue Metra Station / Existing Barriers to accessIII National Street Metra / ,� / _ _ 1 \ Train Station % 111 / / / ♦ \ / / \ / / o \ \ 1111 C/ i. \ �iiid s�' 1 Walnut S ,v. .I Ave. ` N eet . � N I4 I Mah I gig i I I $ Traffic Y I I ■ II: « Impact a Na • I et 1 I � Area 1 M "" « 1 i ' I 1 \ / 1 US Route 20 \ Ill/ / / 111 //ill/ / / US Route 20 iV I National Street Station Area Plan 111 it IExecutive Summar Proposed Conditions/Solutions Train Station.This pedestrian bridge is located in The diagram below represents the aggregate of multiple alignment with existing Watch Street on the east and . proposed solutions described in detail throughout terminates within 200 feet of the station platforms. the Metra National Street Station Area Plan.The The solution diagram also illustrates new parking primary differences in the two opposing diagrams facilities on both sides of the Fox River.The proposed . is the mitigation of the existing access barriers, and parking facility on the east side is located where there is the proposed addition of new parking locations and currently surface parking within the Clock Tower Plaza changes to vehicular and pedestrian circulation. In Shopping Center and is connected to the previously . this diagram the improvements and additions to described pedestrian bridge. Proposed new parking on vehicular and pedestrian circulation is shown in the red the west side is located between Hendee Street and the dashed lines.The yellow shaded area represents the commuter tracks and would be directly connected to I approximate effect and gain of direct and proximate neighborhood access to the National Street Metra Train the station platforms via a pedestrian tunnel.When built out to final design, added parking on both sides of the Station and platforms. Fox River allows access without use of National Street. On the east side of the Fox River there is a new '� I proposed grid of streets that simply extends the existing neighborhood streets to the river corridor.The addition of this proposed new pattern of streets serves to remove �- ■ the existing barriers between the river corridor and theo;'" �' _ �' neighborhoods to the east,and also breaks down the s° super-blocks into a more appropriate scale and pattern4f" r` IIto facilitate new transit oriented development. ' "1 y A significant addition to this plan and a further extension of the pedestrian network is the proposed IIpedestrian bridge connecting the east side neighborhoods directly to the National Street Metra Illustration of proposed pedestrian bridge access to the train station 111\_Chlca M,traS Avenue ` z Metra Station e ,F ',_.:_r_:-.1.W. 'i= ,-,4.A.'w-`;::, \ r„, .tZ 111 / 1 ` t• N ° \ 1r tk° 1 s �iiii st,� I I Walnut Ave. O �,, 1:3_,. 1 111 ] , ;. N \ N P et 1 �♦ I Y J• O < 1 I:. . I m I . I 4' • Pedestrian I --, `1 National Street Bridge «Y 3 Traffic Metra Station l Signal ` g i / .-I l II �.� Light \ l: I. / it , :..11 tr. / ; ■ • • 1111• - •-1` ' 4 l/ ! 0 . *' "�'''E�• fit. .a+�: ..-ice► ✓ •• ."1.01•.., + �...►IAItllTlT RI STRUT � _Y .• 1111 P . • , \--„. y .rtt t''+ *�`rr i7` 'i` :j +'et TRV 7' k'C' III • r ? y t *,3 r 1 ;tTElu srREEr 4--0y III . . 0 ,- - \ .,-.-4,...›N„,. , tilsi.teietowz iv III .rsefr ri i 5 t i•"S>lk 'f � �� - /` III 1•,Er r i on.n- ...• .:Of ` ... a III yt E' a' _ 111 IORO STREET IORD STREET 111 t `. O al Z JAY 3 S C~ RORFY il,i _ S III t: •• ■ im vi 1 National Street Station Area Plan . a I . Executive Summar Existing Conditions II The study area for the National Street Station Area Plan 1/2 mile radius.This is due to topographic issues, is comprised of approximately 290 acres of land.To the Fox River, high tension powerlines,and the make evaluation of the large parcel feasible, it has been existing U.P.freight line. divided into 6 Sub-Areas.These areas have been defined II/ „ parking on the west side of the river is at a based on current land uses and their impact on transit premium, parkingon the east side of the opportunities. Each Sub-Area presents with needs p um while and goals different from the others and each has been river is expansive and under utilized. 111 evaluated with their own uniqueness in mind. » With the exception of the Fox River Bike Trail, Multiple site walks/visits have occurred throughout this there are few trails connecting parks/schools/ endeavor for the purpose of evaluating the sites in seven points of interest.Very few amenities, (i.e. bike . different categories: racks, signage, benches,etc.)exist.Access to the » Land Use trail is severely limited. In addition to observations found at the site by Land ll » Open Space/Landscape Vision, the public was encouraged to note their » Streetscapes concerns with existing physical conditions. Some of the comments that were generated as a result of their efforts . » Architecture& Built Environment include: » Transit » Need more incentives for home owners to maintain their properties. II Vehicular Access, Parking & Circulation » Access to/from/around National Street from State » Bikeways Street to Grove Avenue. Pedestrian access to train . Within these categories,a number of specific issues station is difficult. were consistent between all of the areas. Some of these » Lack of parking on the west side of the river. issues include: . » Most sites are being used for their intended land » Combination sewers back up near the riverfront. use.A large amount of single family residential » Signal lights at National St./Villa St./St.Charles sites have been converted to multi-family Street need to be timed better. . dwellings. Some are contributory in nature, others are not. » Need to preserve low income housing/ apartments » Active/passive parks appear adequate on the . west side of the river, but the east side is notably » Need to increase pedestrian safety. Sited lack of lacking in public open space. streetscape(parkways/wider sidewalks)as main reason for safety concerns. II the • Streetscapes are less than desirable throughout the study area. Streets lack parkways, parkway » Bike trails do not link parks trees and wider sidewalks.The crisscross of All of these concerns were taken into account in arriving powerlines contributes to an "unwelcoming" at the National Street Station Area Plan. Most of the . street appearance. issues that currently face residents in the study area » Street network is laid out in a grid fashion. are addressed and improved with this plan. Some of these concerns cannot reasonably be accommodated, . » A significant amount of architecture dating back such as removal of the high tension wires, bury over to the early 1900's exists in the Sub Areas. Some head power lines,and re-alignment of National Street have been maintained in good condition, others between the bridge and State Street. . have been converted or altered to the point that the original character is lost. As the City moves forward with this plan,they will need to continually evaluate existing conditions.The City has » The majority of the facades on the buildings are demonstrated its ability to be flexible in working with II dated,and in need of updating/maintenance. residents and business owners to improve the quality of life in downtown Elgin and will continue to do so in the » Access to the National Street Metra Train Station future. . is challenging for most patrons living within a National Street Station Area Plan I Vii III 1111 III Executive Summary i Marketing Project Summary For Elgin and National Street, the analysis begins with ERA1AECOM was engaged as part of the Land Vision the residential market. From 2000 to 2009, the city team to evaluate market opportunities for transit- added a total of about 4,700 units, with about 300 in . oriented development(TOD) around the National Street the downtown area. Moving forward to 2030 based on Metra Station. The analysis shows that the National CMAP forecasts, Elgin is predicted to add an additional Street Metra Station area planning study is occurring in 26,000 housing units. Assuming that downtown III complex regional and national landscape, influenced sustains just 6%of total new units through 2030, that in large measure by the pace of recovery from the would amount to a further 1,700 housing units in the recession and a return to job growth. For Metropolitan downtown area through 2030. This potential growth Chicago and Elgin,the pace of recovery appears to be in units for the downtown area needs to be kept in II consistent with national trends, i.e. a slow perspective, as a total of 2000 projected downtown recovery. At the same time, however, our experience housing units in Downtown Elgin would represent only shows that key underlying long-term trends remain 3%of total housing unit demand forecasted for 2030 IIIin place, which will continue to influence areas such (57,740 housing units). as the National Street train station area, in spite of the Our analysis shows that while Elgin currently has fewer recession. These elements include: households that are interested in urban living compared » Baby Boom aged household retirement and to national averages(20%to 30%on average), the II has only been delayed. As housing overall market opportunity(3%of housing downtown markets recover, we expect that interest in by 2030) remains equally modest in comparison. On a walkable and more urban locations will gradually broader level, we believe that the National Street Station shift into greater favor, covering rental and owner Area Plan can be part of broader efforts to improve the ■ occupied housing. competitive position of Elgin fora share of regional While the recession has dampened growth in households that are looking for urban locations. From utility and energy costs, the nation remains our perspective, the core concern is not the number IIdependent on gasoline in large measure, and of units built, itis the price of the units. Public sector prices will grow as the economy improves- In this efforts to manage the price of downtown housing have context, sites that are suitable for mixed use and focused on the following: served by public transportation will benefit in the » Use of Density bonuses and other incentives to III run. encourage affordability *1 • ;� rm ••4 to' M -/e` - -s •-a . • �s� �_ r II v ,"...... -T.J1...."::: ..,.,:r _ ,,,,,...,--<.,i 1,..,- 1 7„:......:,‘ . ,.0.'-JO- . II 1111 o --..., .--/". -301.. ..% 111 ///. ' Arc- 4. ft-':Moo 7.' f YII, ::, i /4' t' ‘`.... if ,ip• A. • Existing conditions at National Street and surrounding area. . Viii 1 National Street Station Area Plan I 111 i I Executive Summary Market Overview » Provision of lower cost land to encourage In general, the National Street Planning Area has the development of specific sites potential to improve accessibility and provide new » Use of TIF and other standard incentives, linked amenities.While current market conditions necessitate with improving economic conditions a longer redevelopment horizon,creating stronger ■ and easier connections between transit options and » Use of zoning and planning tools,to include considering redevelopment opportunities could public provision of parking, as well as the enhance the value of the study area and improve allowance of higher density development ridership of transit options. ■ These tools remain relevant in managing the challenge While the waterfront is considered a valuable amenity, of urban revitalization,which impacts communities topographical issues within the planning area along larger and smaller than Elgin. Issues include: with the Metra Station along the waterfront requires . » Difficulty of getting financing for mixed-use careful consideration in order to identify redevelopment projects options. The design of vehicular and pedestrian access as well as new parking options will all factor into the » Perceptions of increased risk potential to successfully integrate new development . into the fabric of the existing neighborhoods. » Extended entitlement and development review The Clock Tower Plaza is currently the only substantial policies retail development in the study area. This existing . Our experience argues that several steps,all neighborhood retail center presents an opportunity accommodated in the National Street Station Area Plan, for significant re-development in the area based on are important in encouraging urban revitalization: its location and land area.This center has seen a recent increase in vacancy and it is important that it II » Build public consensus and involvement upfront be stabilized and revitalized in the future.Anchored » Secure preliminary entitlements for priority sites by a successful supermarket that serves to the local neighborhoods,the balance of the center is occupied by » Target infrastructure and access improvements bargain retail.Avoiding increasing vacancies, upgrading 111and link them with transportation and modernizing the appearance and condition in the near-term,with the potential for incremental � ,S �! a :40"..70g • k' ea lit.: ,• itA4 '.. .- -l' n IIJ � , rpeie-IIIIII% t ` '`'V. , �� r I' F ,a --syr S� � / •rte^ �' 11111 , � . kr , I ;‘•'' . ""' `^ . ‘ /4e/41f 0 '4,-_A,- - • , 9-, l i'•5, -:;: oor .// $t — stir • "C 1 - 4.-----..., - <`. ' I.- . , ■ % i = � .":";,' . - •• Overall plan for all Sub-Areas combined. II IINational Street Station Area Plan I ix I 1111 Executive Summary ■ redevelopment and increased density in the long-run, side of the river in the plan not only creates a valuable is a recommended strategy. The creation of greater public amenity, it also can improve the quality of the density on this site in the long-run helps to offset neighborhood as well as strengthen property values in redevelopment costs and improve financial feasibility the neighborhood. Various studies have shown that of such options. Opportunities to reconnect the larger homes located directly adjacent to neighborhood and land parcel into the surrounding neighborhood street community parks can achieve premiums in value. network, is also recommended to create improved The flexibility within the plan for multi-family residential ■ development allows developers and the City to respond �. / to changing market conditions as the greater planning — — w _- area evolves. Consecutively, careful consideration . _ __ ___ --- — -- — ___ _ _ �" within identified sub-areas to preserve single family _ 'Y '— ""' - housing can help to maintain the historic character of - .L_I w __.i' __ the area. ___ c=-� - = _n. Additionally, creating connections to the National111 ` Street train station would make walking distance to the passenger rail platforms shorter, increasing the - opportunity for people to walk to the station rather . than use other means, as well as generally provide inrii ijkith access to residents who may otherwise have disregarded the use of the Metra station because of its current perceived inconvenience. In opening up safe access to ■ access benefitting both the neighborhood and the retail neighborhoods on either side of the river to the station, businesses. this also has the potential to make these neighborhoods Downtown Elgin has seen several projects come online more desirable in which to live and work, again creating IIor proposed, such as River Park Place, Fountain Square, an opportunity to strengthen property values in the and Water Street Place. These recent condominium and larger neighborhood. It also contributes to synergy for mixed-use/higher density redevelopment to occur for townhome projects have been targeted at largely luxury and high-end markets, in the context of a surrounding properties like the Clock Tower Plaza site identified in the plan. 111community that is generally comprised primarily of moderate income households. While the fruition Transit Oriented Development MarketingPerspective of these projects has been delayed by the broader PIIeconomic environment, they are generally a step in the Analysis indicates that only about 4 percent of right direction. Future development should continue metropolitan area residents outside the Chicago city to build on the current market strengths that these limits live within one-quarter mile, or walking distance, developments were based on-establishing a vibrant of a Metra station. With increasing energy costs, rising . downtown and market place,continuing phases of costs of living, and continued economic pressures, development, and offering new housing options in the municipalities that offer the option of convenient city center. passenger rail transportation and live-work options will Ultimately,development and redevelopment within be well positioned to attract new residents and continue ■ the area of the National Street Metra station to to revitalize or maintain their downtown communities. accommodate a cohesive package of mixed uses in a Even given its relative distance from central Chicago, walkable neighborhood can help maximize the land there appears to be a comparably higher concentration 111from a land value perspective, as well as from the of residents around the Elgin and National Street perspective of continuing to maximize one of Elgin's Metra stations. That said, it also indicates room for greatest unique asset, the Fox River. The focus on improvement in maximizing the value of the National establishing stronger green corridors or parks on either Street station area. . ,` . - N 1 y A► 111 p 1r- -1 i Ill 1 r{-. II 0 Pt,. , .-'',: 7 . . 4 . . . .. ., . .. .. „,„„....._ . ,..„ ,.... ,,,,,,ow ii X National Street Station Area Plan ■ I I ■ Executive Summar Transportation As part of the parking structures,a pedestrian bridge The overall roadway and pedestrian circulation pattern linking directly into the station area is proposed. IIThe the study area is disrupted by the presence of the Pedestrians using the east parking structure would have Fox River,the Metra Milwaukee District West Line and a shorter walk from the parking facility to the station a Union Pacific Railroad freight line,allowing for only platforms. For pedestrians coming from the west,a ■ National Street to bridge both sides of the river in an pedestrian tunnel from the parking structure could be east west direction. used, and they would not have to negotiate the steep descent of National Street. IIItranscends to the topographic conditions, National Street - transcends the bluff via two sharp narrow curves on a '. g, :, r,f, •- i steep grade. Straightening out and widening National , . : ._: , f' f.i,,rt.y1.`:f x.,, '' •- Street so that the street could be navigated easier would -` \ -Trio ,�-`l, '-- ■ require significant property acquisition,disrupting the , � ' �''�, ii potential for transit oriented development near the 4j . ��0, ` Metra station,and was not recommended in this study. 4 `yam ` 4 ';`' co / N. ,-, II s 1 . 4,41/4 -- , ....•••...0.....;. !!PuI:! P!J1I te\. o f -L,';: ll ti lt 111115 V 1\ P 410 To ....:: --- --.. "---------------..4..).4114111, T.....a.:it;:...n.:,.:t.r.„I?.,, IS.111. ' '100 ".ii p • rye`�� .!' �1 �lima p .40111k : % 111 Therefore,an objective of the study is to identify other r, 'i - i„•, options to alleviate vehicular congestion along National %�'”' III • Street and improve access to the Metra station.As part , of the Plan,two parking structures are proposed, one '-ti $ .Ir _ ' ® ..•on either side of the Fox River. (Shown in the exhibit to '41-` t:o... / �• 911\ �b 1 IIthe right, identified with a "P") These parking structures � mwould provide another option for accessing the station , instead of only having one access point into the station 3 from National Street. 0ji ' ■ National Street Station Area Plan I Xi ■ ■ III Executive Summary . Minor geometric roadway improvements may be Minor improvements are also recommended at the recommended for the area surrounding a new parking entrances to the Metra National Street Station in order to structure on the west side of the river.A study should help manage the traffic and turning movements duringil be undertaken to evaluate the turning movements the morning and evening rush hours. Improvements onto National Street from Hendee Street. Due to could consist of enhanced signage indicating "Do Not difficult traffic conditions at National Street, it may be Block Intersection"with a flashing light and pavement ■ appropriate to limit the"T" intersection to right-in, re-striping to improve visibility of the station entrance right-out turns from Hendee Street. and minor geometric improvements to the entrance which would help slow down the right turn movement II the station. Enhanced pavement striping and installation of reflective markers would aid in channeling vlliIllpp, traffic through the area. ■ _11 ,...L._, 1.1::, . it, ... , i II Likewise,if Ryerson Avenue is connected to Hendee _�-_ '� Street,it would be appropriate to evaluate the area '1._. adjacent to the park for traffic calming devices. Of . primary concern, possible"cut-thru"traffic that would try and avoid the intersection of National Street --- and _and State Street. Devices used to discourage such . movements would benefit the adjoining residences. "j — ill .. , ` sJ .i r�7 II __ Consideration should be given to widening National . - -- Street,from the west side of the river to State Street. If the properties in the northeast corner of National Street In addition,a traffic signal is proposed at Oak Street and State Street are acquired, and redeveloped into . and IL Route 31 to provide an alternate way to get to open space/park space,additional road right-of-way and (ROW)could be dedicated.This additional width could from the parking structure instead of through the IL Route 31/National Street intersection. It is thought be used for the installation of a median or a dedicated . that this traffic signal is necessary due to existing traffic right turn lane from westbound National Street to northbound State Street. conditions within the neighborhood,the location of Lowrie Elementary School on the west side of IL As shown in the Plan,and illustrated in the exhibits to . Route 31,and the proposed redevelopment concepts the right, most changes to the roadway infrastructure including the potential location of Metra parking. would occur east of the river in Sub-Area S. 111 xii 1 National Street Station Area Plan ■ 111 I . Executive Summary The existing street network lacks continuity, primarily structures. in an east-west direction, prohibiting access to the The extension of these streets may take some of the . riverfront.The Plan suggests extending Watch Street, congestion off of National Street.Allowing for additional Yarwood Street, Bent Street, and Lessenden Place east-west streets allows any traffic from the proposed east-west,with Lessenden Place also providing access developments to be distributed more evenly.The . north-south. Bent Street and Watch Street could be proposed parking structure, located south of National designated as the redeveloped area's major streets,since Street and west of the proposed extension of Grove they extend to Raymond Street, which has a signal at Avenue within the Clock Tower Plaza property,could be National Street. Bent Street also crosses IL Route 25 and Ill accessed off of Grove Street. continues eastward to Villa Street, which may prove to be an attractive route for people to get in and out of In addition to the lack of a street network the existing this redeveloped area.This roadway has the potential to street infrastructure on the east side of the river,south of . attract pedestrians as well as vehicular traffic. National Street is deficient.At a minimum, streets need New roadway patterns would need to be initiated to be reconstructed to provide for adequate right-of- to accommodate the future redevelopment of the way, proper drainage, appropriately sized parkways, . Clock Tower Plaza and apartment complex. Multiple and adequate sidewalks. access points into and out of the redeveloped site will Any land use changes and improvements in the study encourage visitors,and can provide easy access for area should take into consideration pedestrian access. . commuters in a structured, shared parking garage.As Marked crosswalks,continuous sidewalks,on street shown in the exhibit below, pedestrian traffic(shown in bike lanes,streetscape features,and other amenities are red)and vehicular traffic(shown in black) have multiple appropriate and will contribute to a pedestrian friendly ipoints of egress/ingress to access the proposed parking environment. 0 • s It..,,,: III 0 s i■+ -^aY. ; `' . to s 0 •, mgt• 41.0 0 • •*i *IV it • r 4. OM t . e "A ' 1 1 vi 0 • fr Bent S - `.i I*p Lessenden i 4 111a*� Place t+ .. Ult 1OW A' A r i 9n N } li 5' P I li . FA til; /7. .. ' tee` t ,_• at trtt� 4.:is• t IIExisting Roadway Network at Sub-Area 5 Propose Grid Addition to Roadway Network at Sub-Area 5 National Street Station Area Plan I Xiii II I II 111 1/4. :_ , ____ __.... . ...........:.....- .,--7.1.,':„.1.riz?), tv.. .:r•"'I.,:'.. I \f‘ /N. - a j'''"ar -ipal:-..A.r. :'..-P-;'4''1.-7 7'-''''.-°.. Zit:::-'''t-itt.°4 Ih ,. Ap ""S k-.6 A'. ' 47 -` r1 6 sa-M1iR �. : it � k •Nit . ,may *� •,,,,�r ,. _tali„, - v© �+ RMII ■ Ilk x 1-.3 f •� R-MUS J////'//, SR MR . • II ¢ SP MR wle0;401.7\teilhial': 1 tilt re"' Y.. •� �''F r• RMVV •� !P .: N - ,i . , mu 0 . ' '4„,....# _,_ \, ' A . fi -:' ..,:gfk-, -1 � .w R MU p ; :/j, SRMRt 0./....111.7,::40A '1"...sr: lierkle 4:4111;41 1 -i Z.. _,,:\,. ',., , .� -7. ,'�, � �SR-MR L .. *4 11 lir e. � i IRSF - ` II.-MFy�.� II 4:11;Iii . . . - aftf. ,,,,,..... ,----;•c t4 • f R-SF \ r7.7t, ...--ktc:.. .:::.;. .. . elir . 2111 pa G,do,4,_, .. iiii ittiisi,‘ \ ....A ar. CR-SF j:4 MEI Street -� 11Metra Train -: 1 llit tatioL.', �...a.n111 3 1.f: 0 . ikl IF A : • 1 / - , 111 .e .,ff , T s•.e s, l g, rt t;• CR-SF it CP-SF C CR Si .. pn gr FF t -...;1CR SF L • 1111 • MARIE ____ __ _1 PARK aII CR-SF a+.}I.1 . .;111":"tego ;p7; ........,„ ,.... 111 XIV 1 National Street Station Area Plan . I II . Executive Summar Sub-Area 1 .: l> +., .',,''rf.p This area contains an eclectic mix of uses and needs. For " �;, I .k•. � , � IIThis of discussion,this Sub-Area has been further divided � l. s into quadrants, using the intersection of Walnut/National pot " 7 Street and State Street/IL Route 31 as the origin. 4 ?, 4 N •- t , -, • #. . Northeast QuadrantsA,- oris\ » This area contains Central Park and a mix of uses. V 1 ' , 4...i. . , . .\,44, ` . » Given that the intersection of Walnut/National l� and State/US Route 31 is one of the main entrance tai t'Q�t 4 7< 'i ♦y '% ' �' points into the Center CityArea, it is recommended ' > ' +�4 - ° � ; I that this corner be opened up to allow the views to 4 f �� U " -; the Fox River and the Grand Victoria Casino. r� �•.r. . / R MU V.J '00. .a » Create an gateway feature noting City of Elgin at ,, . li . the northeast corner of this intersection. �� .� .. It MU ort-0,:‘, �,» Expand Central Park to National Street. • - �'_ .,- . I I .Southeast Quadrant z » This area contains a mix of uses commercial, r.t all, •'1kII residential, light industrial and open space. • Eliminate the dead-end condition at Ryerson 5 ..` Avenue.Construct a street segment to connect ,Q,t4ad3 � ��„� .... Ryerson Avenue to Hendee Street. Locate this street "”' _,� �; [ _ iltst • 200±feet south of and parallel to National Street. ��' al --- » Evaluate the residential block bound by Hendee/ » This street segment creates a sizeable parcel for Ryerson/Washburn and the new mixed use Inew mixed use buildings to line National Street. development, on a lot by lot basis. Rehabilitate Align the new mixed use buildings on the setback multi family sites,de convert homes where line,creating a defined street wall for pedestrians. possible, evaluate for new multi family buildings. Il » Continue mixed use buildings and the street wall » Construct a parking deck that would be built into concept,easterly,along National Street,following the bluff, between Hendee Street and UP right-of- the curve of the street,to the river front. way. It will be necessary to acquire the full UP ROW IIto construct the deck as depicted, but a smaller » Expand Ryerson Park to National Street. deck with more challenging access to the station may still be possible without this acquisition.The . e deck would serve the patrons of the mixed use . : .) area,general parking and commuter parking. • r • :.- , , Py ' » The parking deck would connect to a pedestrian III ' f / .50 tunnel to allow easy access for pedestrians into the National Street Metra Train Station. M t/ _ - � » Align the east and west edge of parking deck with . tin— ��a� townhomes/row homes. �� reef - %111k;. . Northwest/Southwest Quadrant . • . d� '� » This area contains a mix of commercial businesses Teti i t-t �'4t�, and single family homes used for business. tiS� (• . . 0I"' yc'iriQ e » Update facades on all buildings. . yea » Remove Citgo Gas Station and Payday Loans 1 View looking south at intersection of National Street/State Street buildings. Construct new mixed use buildings that . create a street wall at the corner. National Street Station Area Plan 1 XV 111 Executive Summar II Sub-Area 2 # R This area is predominately single family home sites,with a �� several conversions to multi-family. Some conversions are -r'' . contributory,others have created structures that lack the -"' f 't character unique to this Sub-Area. ; .-�� _462 `p SF t V - » Continue to provide incentives for multi-family • -..4 �� IS� ` . homes to be de-converted back to single family. . . r-, CI-SF » Consider making the area part of the historical -,°!t+ A iidistrict preservation program. Several homes have ` ` t historical significance,and should be maintained. at. 1,1 » Work to provide direct access from this111neighborhood,and those to the west, into the CR SF- Iii, National Street Metra Train Station site.This can be rior accomplished via the parking deck in Sub-Area 1. 111» Initiate a study for signalization of the intersection 1 WOOD.,. at State Street/IL Route 31 and Oak Street. I » Explore ability to link Marie Grolich Park withf CIISFI Central Park via a bike trail on the current U.P. �, 4 freight line right-of-way. i. .40. 4, » Install a gateway feature at US Route 20 and IL "AVON" 111Route 31, as this is considered an entrance into the t MARIE t City of Elgin. i• GROIICH PARK V . » Continue to improve streetscapes,complete sections of missing sidewalk/curb and gutter. ► r '" �' Sub-Area 3 District West Line(Metra Commuter Line)would . This area consists of the National Street Metra Train eliminate multiple train/street crossings and the Station and rail lines, U.P.freight lines, ComEd substation maintenance/safety issues that accompany such with high tension lines,and a storage yard for Metra. crossings. . » Of primary concern is the lack of pedestrian access » Explore ability to construct a bike trail on the UP into the National Street Metra Train Station.While ROW if the railroad is abandoned and this property is solutions to this access issue exist within this acquired by the City of Elgin or another public entity. 1111 report,(i.e. parking deck)it will take cooperation This trail would link Marie Grolich Park to the river of multiple entities to achieve this goal. Some, but front and Central Park. not all of the parties involved in this endeavor are: » The City of Elgin should continue to negotiate the . Developers, City of Elgin, Metra, RTA,and Pace Bus. removal of the billboards along National Street. » In the same manner, providing additional These advertisements detract from the ability to commuter parking spaces will require the view/enjoy the Fox River. . cooperation of these same entities.This parking » Explore the possibility of a pedestrian bridge to link needs to be able to service several uses, not the east side of the river to the Train Station. just commuters. It is estimated that by 2030,an . additional 150-250 parking spaces will be needed11103, 64 ' • to service commuters.These additional spaces can be shared with compatible uses as long as they • II not conflict with a commuters ability to find = n * ;. available parking. j t_. -.-. » The City of Elgin should invite discussion with Metra and UPRR(Union Pacific Railroad)to ■ eliminate the need for the freight line running through the City. Sharing the existing Milwaukee II xvi I National Street Station Area Plan 111 III Executive Summary Sub-Area 4 Sub-Area 4 . This Sub-Area contains a variety of uses,from the new W„� n i River Park Place Townhomes,to historical sites,to r extensive parking areas. 3 i » A significant portion of this site has already 5 IIundergone TOD improvements initiated by private developers(River Park Place Townhomes). This development should continue to the east, g - IIenveloping the vacated Courier Press site, located along Lake Street. a . » The majority of this Sub-Area is within the ` National Watch Historic District. Efforts to '., '' C `� preserve significant structures, such as the IIINational Armory Building, need to continue. r' Efforts to preserve historic single family structures11‘ 1... should be increased. "4 ` III » City of Elgin should continue/strengthen their �, '® , efforts at de conversions in this Sub Area.A V significant number of single family home sites have been converted to multi family. Most - IIIof the conversions in this area have not been contributory in nature. Some of the conversions are beyond reasonable repair,and will need \. , ` , ,....„----\\ a'OF - . to be reconstructed. Evaluation of which sites meet this need will be done on a case by case 1° \ ,,,,a basis,and is beyond the scope of this report. It 1 /� It 111 is recommended that the City of Elgin work with .a `< \ �' \ the Elgin Heritage Commission in conducting this survey. . » Review the need for expansive surface parking Multiple curb cuts along Villa Street for private at the northeast corner of Grove Avenue and driveway access are unattractive and create National Street.This corner should be improved conflicts on the well travelled four lane collector with a mixed use structure to anchor the corner ■ street.The City should explore efforts to eliminate and provide a street wall for pedestrian traffic. these drives by providing an alley similar to the one on the northerly side of Villa Street. » Similarly,the northeast corner of Raymond Street . and National Street should be reconstructed to In order to accomplish the installation of an anchor the corner and encourage parking at the alley, Michigan Avenue may need to be realigned rear of the mixed use building. where it connects to Lake Street. ■ �. —t I . Yi-Vi�r "• i - — _. - — ., 1 ' `, • I . - .. n 1 �/ t d � - o I • "_ :ltd .1._.. `7- National Street Station Area Plan I XVii III Executive Summary . Sub-Area S Sub- R "ty 4 ' . ' _ to This Sub-Area presents the greatest opportunity to \'FK.' \,,, D IIdevelop a significant TOD within this study area.This N area consists of multiple uses which individually and collectively contribute to the basis of a sustainable TOD. SR MR » The City of Elgin needs to begin negotiations to � III , ' acquire the abandoned UP railroad right-of-way. This ribbon of land is critical to providing adequate ' Illaccess into and out of,the development site. » With the acquisition of the abandoned UPRR �� right-of-way, reconstruct Wellington Avenue from \ \ R Mu IINational Street to Hastings Street,as a two-way \ '< street with parkways and sidewalks. VI, • % 4001. » The easterly portion of this Sub-Area is comprised ,, R. ,, of single family home sites. Some of these homes ,t,,,:11,,,,,.,,, R-MF '�'`' • have been converted to multi-family,and not all - of the conversions have been contributory to the �' „-- . neighborhood. Efforts/incentives by the City to de- CR-SF 40 convert these homes should continue. Evaluation of which homes can be restored to their original � ' condition should be done on a case by case basis. '"s'1 II Some homes may have been altered beyond - ' reasonable repair and will need to be redeveloped. ,M; 4 III» The"super-block"that is bound by National k S i' Street/Raymond Street/Villa Street/St.Charles z ,...4SStreet/Watch Street needs to be studied for a ` < .f1,.oi,..,^« CR-SF 0 . , \f, ,\ I _ :;.-ii y ur- 1 `++"''%'''4' "� resubdivision.Given the width and depth of this � '�. " :• "" block, it is difficult to create useful single family }-'" `--: " 44) ``+' • '; lots.A possible solution is shown to the left. . 5ilingle *. » Adding a short segment of street in the shape of Family �'" an inverted"L"that would isolate the existing . Lots411111kk * * ' , Observatory and creating an alley so that curb ,,4„ cuts along the collector roads can be avoided is ,f4 : one possible scenario. IIIr` » The majority of this Sub-Area is within the ,+ Ekgin National Watch Historic District. Efforts to preserve significant structures,such as the . Observatory Building, need to continue. Efforts to preserve historic single family structures should • be increased. . SR MF ` ,:StatE� ,�� » It is recommended that the half street of Bartlett P -^ Place be improved to a standard street cross sil p ^ , section per City of Elgin Design Standards. II f`� 7 » The second "super-block"that exists in this i. New 3 - Sub-Area contains Clock Tower Plaza Shopping -:- Roadway �'' Center and the Rivers Landing Apartment. Similar ■ .17to the previously mentioned "super-block"it is .1 . t SR MF 1, '4`" - recommended that this area be resubdivided . XViii I National Street Station Area Plan i ! Executive Summary and additional right-of-way be dedicated to » It is recommended that the southwest corner create parcels that are more conducive to phased of Grove Avenue and National Street be ! development.Additional public right-of-way will reconstructed to a mixed use development with also allow access into the river front for residents to a sizable portion of the building being a parking the east of Wellington Street. structure.This parking area can serve patrons IN » In the exhibit below,Watch Street is extended to of the Grocery Store, new mixed use fronting this structure, residential housing located on the river front.This new street would line the front the upper floors of the building,and commuter of Butera's Grocery Store,and provide easy access parking for the National Street Metra Train ! for residents from the east. Station.Once again,this parking will need to be » South Grove Avenue is extended to "T" into the a collaborative adventure,as it will serve multiple extension of Watch Street. entities. ! » Watch Street is then turned to the south,to create » In order to make the parking structure attractive a new river front roadway that will connect into to commuters, it is recommended that a III existing Lessenden Place. pedestrian bridge be constructed to connect the east side of the river to the west side.This bridge » Yarwood Street and Bent Street are also extended would reduce a commuters walk to the train towards the river front,and will "T" into the new platform, compared to, if they had parked in the ! river front roadway. long lineal lots at the train station. » Abandon the existing Times Square Road.Access to » The southeast corner of Grove Avenue and IIIuse, pump stations may remain off of National St. National Street can be redeveloped to mixed use, with residential units on the upper floors. The majority of the base floors can be structured Aft 11 .A r R+w ,_ ' x ru; � s� gia" '. + PARI ! S C R Mt' tt • 0°6 R \ , '' �:� Bent St. \ \\__ Lessendeng iN Place it .: r \ s \ \ 6 mur sr. .x , ■ - N e A cash s Existing roadway grid in black.Future roads in red. Proposed roadway grid Sub-Area 5 II National Street Station Area Plan I XIX ■ ■ II A • ' N11IryII parking, with mixed use fronting National Street. Ai r: i It is recommended that a row of townhomes be i constructed along Wellington so that a positive i —"�' i ' '� ` 4 . streetscape is created between National Street ,, ■ . w „� �. • and Watch Street. • " _.1 .. -, : _, . � , III » A pocket park is proposed for the northeast iii:....,,,' ��. f ,i ( 4 - corner of Watch Street and Grove Avenue.This - ,r---fl 161115N.°1--_:_::".11:1:,,,L;;'4111 : •4tL park is central to all the new development in this Sub-Area and will provide a good location for � � small community events. • The existing Rivers Landing Apartment complex '' ■ can be replaced, building by building.This would allow the developer to construct units that better can be constructed independent of the others. meet the current market conditions,that being, It is critical that the City of Elgin first acquire III more affordable/multi bedroom units,and not the abandoned railroad right-of-way so that displace any of the existing tenants. there is space available for the reconstruction » As the topographic changes from the river of Wellington Avenue. The actual construction 11 to Wellington Avenue can be up to a 30 foot of the roadway, however, can be phased in, or done in it's entirety by an outside developer.The difference, the buildings that will line the riverfront can be up to 5 stories in height. improvement does not have to be done by the City of Elgin. . » It should be noted that each portion of this plan ., tiiF ti s f t • r ''- - t` .11f - _` 111 �. `iK•yak.4 t„ 4,, fir► ,•I - ..-'•.%:""....,*Ts+ - ?a:ulrFpr - 1; _ y i rt o . r r .:r i•...•'' . ••••••• - .•IL,' , '14. ' •......47 ., it, 41..ki r •., ' , � / S ' / / i !!-'- • II i 1: 0-10, ,- N.,„..rio...., , 111 „w, „ /', ./ �y, : /F cif il .4001L. - 'VI ' - , :-' t� A. mow. III - xx 1 National Street Station Area Plan II 1111 I Executive Summary 1.1111 111 Sub-Area 6 t 4111°L"IM. �- . Similar to Sub-Area 2,this area is predominately single RMF + family home sites,with several conversions to multi- Id`, ! family. Some conversions are contributory,others have '. .r. . • , . created structures that lack the character unique to this CR sF . Sub Area. „ .�.., �{ ; �` It e:,.y .°.,.'sa » Continue to provide incentives for multi-family '?•,,;.111 homes to be de converted back to single family. ,o(,.:., ..,..1 .j » Consider expanding the limits of the Elgin • , ;...1 National Watch Historic District to Hastings Street. A ' . .�111Several homes have historical significance, and ;axis' should be maintained. ` .#%T.,.iReCh » Work to provide direct access from this r•-• • a ,- 111 neighborhood into the National Street Metra -`...7.. .«,11,4- s Train Station site.This can be accomplished — P via the parking deck and pedestrian bridge ""1.-ditt s . improvements outlined in Sub-Area 5. rT ' » Improve Wellington Avenue(upper Wellington) , to a standard street cross section per City of Elgin , 4. . Design Standards.This improvement should CR-SF :41 extend to Hastings Street. A �� k s , . » Similarly, improve May Street and Hastings Street -F VS . — ; to a standard street cross section. ; » Extend existing Lessenden Place to the new 04 , � Alli l;- . - r IIIriverfrontroadway.This will open access to the (, riverfront for residents living east of Wellington I "3;1%/'`.�j t 4, Avenue. `R -S' ;tis III » Evaluate homes alongLessenden Place on a case / by case basis,to determine if the residence should �`� •( '' ?, be rehabilitated or redeveloped. During the site , • ° '` 4.-"- a .14 IIIvisits,some homes were in the process of being f =iai j a g rehabilitated, and others were already in good condition. . » Acquire residential homes along Wellington Street (lower Wellington)as they become available. . » As the City of Elgin acquires properties along111111111111 Wellington Street, raze the existing structures and create a new park/open space/compensatory - 111 storage area.This area will be combined with the adjacent portion of abandoned railroad right- of-way to create a significant park site for the I residents. » Provide bike trails from Wellington Avenue, through the new park,and connect to the . existing Fox River Trail. ■ National Street Station Area Plan 1 XXi 111 Executive Summary . Guidelines The design guidelines included in this report provide �j„��40 ...r..-..,-.1 IIframework for sustainable, context-sensitive, and -..."4 "...•••• aesthetic redevelopment of sites as well as encourage -...41!!„••. �'�� i�sj/- greater transit and pedestrian friendly amenities on \,„/�. . public/private property within the National Street study "� area. .� �' The goal of the design guidelines is to provide clear ��j . and concise directives for the Community Development `t_�rw� �.� do . Department, elected officials, and the community _,0y,ii�Lt�' �'t. to corroboratively achieve the city's transit oriented �l� �','.. •••• IIdevelopment objectives for the study area. ‘..1 • The community input obtained as part of the Image v Preference Survey, combined with the unique physical Shared parking between buildings as well as division of large lots IIand socioeconomic characteristics of the study area have shaped the design guidelines. Within this report, it has been recommended several III that existing structures be rehabilitated. Said improvements should be done in conformance with the guidelines contained herein. In particular, those that are ��'"'07,####ii��\ related to transit and pedestrian improvements. MI---- -11111.11111111.1 ii rl 111 The guidelines contained within this report are . presented as an addition to the "Comprehensive Plan i and Design Guidelines” adopted by the City Council � ,��, EUNinimillsigiim . in 2005, and the Elgin Design Guideline Manual of the e w . 4, __ ��I ' Elgin Heritage Commission. ri\ r l-� As a large section on the east side of the river has 1,�7� �� 1 J r—I Pull II already been identified as part of the Elgin National i III'., �1 � ] ❑ !w ��I I I� ,l Watch Historic District, and several other sections of this 1_ Ii Pi �Q10.� studyarea have been recommended to be included in a �" �'' }_-. . Historic District, the Heritage Commission will become �_- t ' • an integral participant in new construction, as well as, �� rehabilitation. Buildings opening directly onto pedestrian paths . I gk 1 . ..- w J1111 �'`� -� ill �� ,-....--„,.---1,76,0-,s-ids1-, II ciliSc ..-1, Q a Q Q I g-I l ig z, / + is50 m; i. Air f=ji II , _Y 1- gyp/1s �`wsij \jvit � ,-'-I MU' \ RUPP :-*MO •�4. 7 z 111 Consistent building frontage to help define street edge Off-street parking located at rear of building . XXii I National Street Station Area Plan ■ ■ iI Executive Summary Implementation Following the previously listed items, improvements/ Developing the desired transit improvement recommendations outlined in this report can be . recommendations for the National Street Station Plan accomplished as the market demands/allows,and are is the initial step in the planning process to enhance not dependent on a sequence of events. transit opportunities within the study area.To assist Funding Mechanism Alternatives . the City and its affiliates in prioritizing the diversity of advisory initiatives recommended within the plan,the Financial attainability is among the most critical key initiatives are summarized within this report elements to implementation of the advisory . These implementations are based on the long term recommendations of a Transit Oriented Development development/redevelopment/rehabilitation that will Plan. To assist the City of Elgin in identifying and occur surrounding the National Street Metra Station applying for the monies necessary to implement the . area. advisory recommendations over the next several years, an inventory of potential funding sources has been The conditions and variables upon which the compiled. The funding sources listed within this report transit improvements are built,are by their nature, are intended to serve only as an initial guide to the . fluid.They cannot always be easily or accurately City of Elgin in undertaking the significant number predicted.To ensure the plan assumptions and of improvements for the plan. The potential funding recommendations presented in this document continue sources are listed by program name and provide ■ to be representative of the community and their long preliminary details on project eligibility, administrator, range goals,these priorities should be periodically general applicability to the City of Elgin, and an Internet re-evaluated.This re-evaluation will allow necessary link to acquire additional information. ■ modifications and adjustments to the plan so this is kept current with the long-term vision and needs of the City of Elgin. It is encouraged that the plan be reviewed 111 five with preparation of appropriate updates every "z ' five(S)years. To ensure the success of the National Street Station ' Area Plan,the City will have to overcome continually . changing priorities, budgetary constraints,facilitation ( l difficulties among numerous public agencies and , private interests in the area.111 0. Preliminary Actions �' p I 16 Recommendations within this document are based on • ,+ , I several activities that should be accomplished prior to I I). undertaking the long range improvements.These are: .' .k . - Adopt the National Street Station Area Plan + IIIi » Acquire property,abandoned UP railroad right of • •.e. way between upper and lower Wellington. . » Remove UP RR Freight Lines through downtown • c nN Elgin. Freight lines to utilize Metra Commuter rail lines. , .� ..c. , 111 >> Acquire property,and/or work with the owner of ''‘1,-. 1., - ° Clock Tower Sho PPin Plaza to secure dedicated '',`''9 ... , 111 Construction as outlined within this report. w Construction of the roadways/improvements,can be ' ✓ .- . ;' 4`' initiated by either the City of Elgin,the current parcel . „ . . owner,or a developer. It is recommended that future ,„•„ ', streets become part of the public right-of-way system, • ' and not be privatized, as they have the potential to . . become access points for multiple entities. j National Street Station Area Plan I xxiii L-11 C;n111 ,F% . . . . . . . . . . . . . . . . . . . . . Table of Contents Executive Summary i-xxiii . Acknowledgements 3 ■ Study Area Boundary 4 Proposed Land Use Classifications 6 • Sub-Area Overall Map 8 Introduction 9 . Sub-Area 1 10 . Sub-Area 2 26 Sub-Area 3 30 Sub-Area 4 34 • Sub-Area 5 40 Sub-Area 6 54 . Design Guidelines 57 . Implementation Strategy 67 I ■ II (C' .rd I■ ■ ■ II Table of Contents - Appendix 111 Existing Conditions . Study Area Boundary A-3 Regional Map A-5 IIIRegional Bike Trails A-7 Bus Routes A-9 Historic District A-11 Land Use A-13 . Neighborhood Associations A-15 Pedestrian Zones A-17 TIF Districts A-19 . Key Intersections A-21 Notable Site Features A-23 Zoning A-25 . Sub Area 1 A-27 Sub Area 2 A-33 Sub Area 3 A-39 . Sub Area 4 A-43 Sub Area S A-51 Sub Area 6 A-59 . Background Data Review A-6S Public Comment A-69 Image Preference Survey A-73 . Market Overview Project Summary 8-3 . Market Overview 8-5 Transit Oriented Development Perspective B-6 Demographic Considerations B-7 . Study Area Demographics 8-8 Household Characteristics Comparison B-9 Housing Market Perspectives 8-11 . Housing Market Implications B-14 Retail Market Perspective 8-15 Broader Trends 8-17 . Retail Market Implications B-18 Office Market Trends 8-19 Broader Trends B-20 . Implications 8-21 Area Development Case Studies B-22 River Park Place 8-23 . Fountain Square 8-24 Water Street Place B-25 Rivers Landing ApartmentsJjJ. .1 B-25 I Area Development Assessment _.......,....--.4..............48-25 _.......,....--.4..............4 r__, 1 n ,I.f\\,,i I ■ ■ ■ Acknowledgements • Elgin City Council: Consulting Team • ■ Mayor Edward Schock Land Vision Inc. Richard Dunne-Council Member TranSystems Robert Gilliam -Council Member Economic Research Associates/AECOM David Kaptain -Council Member DLK Civic Design, Inc. John Prigge-Council Member Ginko Planning & Design, Inc. . F.John Steffen -Council Member Mike Warren -Council Member • Steering Committee: . Local residents Charlene Slighting—South West Area Neighbors Linda Conro— Neighbors of South East Elgin . Business leaders Leo Nelson, Elgin Area Chamber of Commerce ■ Tonya Hudson—Downtown Neighborhood Association Elected Officials and City staff . Mayor Ed Schock City Councilman John Steffen 111RuthAnneHall -City Manager's Office/Budget& Purchasing Sarosh Saher-Community Development Denise Momodu -Community Development . Ron Rudd - Public Works/Engineering RTA . Nicole Nutter, RTA Metra . David Kralik, Department Head- Long Range Planning Ryan Richter, Planning Analyst This document summarizes the work conducted for the City of Demetri Skoufis, Senior Community Affairs Specialist Elgin. The document was prepared under contract with the Regional Transportation Authority of Northeastern Illinois. Pace Preparation of the document was financed in part through . Tom Radak, Senior Project Manager, a grant from the U.S. Department of Transportation, Federal Charlotte O'Donnell, Service Planner II Transit Administration, and the Regional Transportation Authority. The contents of the document do not necessarily 111 City of Elgin Project Leader reflect the official views of the U.S. Department of Transportation, Federal Transit Administration, the Regional David Waden, Community Development Transportation Authority or the Illinois Department of Transportation. 111 . National Street Station Area Plan 3 , II III Regional Map of Study Area Boundary • ■ Ati \ q 1 °+d ® CARP ENTE RSVIILE° 10 Dundee Road y Pp \ 4l ■ EAST SLEEPY WEST DUNDEE . HOLLOW DUNDE m \s1 1.1.99„u RIIoad s z IIs C�ibt. 90 .vN!{�., ' r Big Timber Road 4oy,V'- ri+H _.:..., Congdon Ave ■ ® 'n. Shoe Factory Road Big Timber Station �� iiar Summit Street 0 \. , Bode e Ave A1' Road IItAn Elgin Train Station 'a. Study National St. A' Area I Train Station STREAM- 0 WOOD 0 11 44 Moi i,r ,c'� b 0 RR Ifil � f ■ BARTLETT aa ? SOUTH . / ELGIN of Bartlett II Train Station *If iii FFl FiilflF 44ty44,. I ■ Wen Stearns It x m' is 4III 0 1 Ne WAYNE is. II Army Trail Road 111 4 1 National Street Station Area Plan . I II StudyArea Boundary y • The National Street Metra Station Area Plan boundary : : :. -w 'N t *' consists of approximately 290 acres generally located ; • .. II „ .south of Elgin's historic central business district. The '- f study area is bisected by the Fox River and has a �' ,L boundary defined by existing collector streets centered • •. ,.., .�; ,, ;.tr- on the National Street bridge crossing over the Fox River •. s.•, V' , ,. ' t ;a;k IIIandthe National Street Metra Station and parking area. _ . ,# . ..*The primary goal of the TOD (Transit Oriented ',F, a '� � Development) is to evaluate the sites surrounding the •:'?'... r ;,k.•'' ''_,-.,,, �. Ill .; rk ` National Street Metra Station for the following: ; `q {` - • Create recommendations to address commuter ' ti •- .a �� ` ,3 F parking needs at National Street Metra Station. A.a ti;`'`• ,� • » Create recommendations for existing sites to bei '? 1 r s `)j* +1 :; improved per a long range TOD plan. �' '�'; . ,. ..t.-1,1, ='?!"41/€-;:t.x Create recommendations regarding open space/ '"t " parks available to the public. Ilk- . X c `\ N;.. f " • . Create recommendations regarding streetscape ,i r �' , c ..0,.,•,,,' issues/deficits. •.::4”?I . i. - '1 e..�ir "�-tyom; *1. .r • ,.. a _' t TT , .c. • Create recommendations to address the ,.�;� ri+` , . - � L . architecture environment through design It r 9 9 t... standards. a .,. S,:i,. \ :.i � '' 71 � 'fit i. 1,"" . Create recommendations for improvements to •• w �} •• vehicular transportation needs. .. ,dew `•, .� `t Y. Will: • Create recommendations relative to pedestrian Train A INtransportation.transportation. Study Area Boundary is centered around the National Street Metra Train Station.The majority of the study area is less than 1/2 mile from the Train Station. III 1.,„ ----- -- 111 - - -_ ■ . #i. _ " t' Cr. r 1 f`_ - , 6441L; �.. --- _ . w T I _ --- `A.- - pirlo ;fit •. .Ymov ..mein—Fri s- t..t...thee-- ' i .. 10"Nr Ai arvil 11 .„,s , i .. 0 per . mow" ;.,�... ," -• - 111 Portion of Planning Area looking East towar.s Clock Tower Plaza II National Street Station Area Plan 1 S Z 0 Z T I.Li_ 't ��,K V le'�fY allf -- -rt .n:.... ,r� 1•ti: � a - iMil i . 44‘4%/0' -' I IN, i , 0. r:::::j I -.., -..... ,-' ,.21, 1 "...,- 4.,-.40k111‘14100 . , ci 4.1...iih.444111,,,,,s.4Noki,,,, ,7:41... --" ..... NI.- ‘ A °V'i 41111/4V t 1 rI IN p ...Iftli .,-.1 . -_-..-.7,------. \44, ...> ifictio414;,, iz ;-., p _. . . \ 4,414:iii. , t, ..,. ._ ... ... ., tb in .• .t; WI 5 :. . fit WINNOW } l•tet•' r a, r . .�. ■ 111 111 ■ ■ 111 111 111 ■ ■ ■ ■ 111 . 111 ■ ■ ■ 111 111 ■ Proposed Land Use Classifications . Redevelopment: Conservation/Rehabilitation Redevelop Mixed Use: This land use CR-SF -Conservation/Rehabilitation Single Family: 111 ca gory calls for significant redevelopment of the This land use denotes areas that have predominately exist- area with most of the existing uses and buildings to ing single family structures.While these areas may include be removed and replaced.This land use allows for some original single family structures that have been con- 1111 new mixed use structures.They may include retail, verted to multi family use,the long term intent is to return entertainment, office, institutional properties and to original single family use.There may be isolated cases housing. Consideration should be given to the context where an existing structure is beyond the point that reha- 111 of surrounding uses and structures in terms of the bilitation is feasible to return the structure to a viable and intensity of new proposed uses,architectural design, contributing single family use. For both rehabilitation and building height, site carrying capacity and parking isolated replacement of homes,consideration needs to be . needs.While the redevelopment would remove most given to the architecture and history of each structure. or all of the existing structures, it may be determined CR-MF-Conservation/Rehabilitation Multi-Family: that an individual structure should be retained in the This land use denotes areas that have predominately redevelopment design. Buildings to be retained would existing multi family use structures in an area that is . be those that have architectural and historical merit appropriate for that use.These areas also include a that can also become a viable adaptive reuse. substantial collection of structures that merit rehabilitation IIIcategory -Redevelop Single Family: This land use rather than replacement.These structures contribute category calls for significant redevelopment of the area to the historic urban fabric of the neighborhood and which is currently a majority of single family housing or the streetscape and may need rehabilitation.There may adjacent to existing single family housing.This land use be isolated cases where an existing structure is beyond . denotes that the location is most appropriate for single the point where rehabilitation is feasible to return the family homes in an area that is best served to allow for structure to a viable and contributing multi-family use. the potential consolidation and re-platting of existing For both rehabilitation and isolated replacement of . parcels and the removal and replacement of most of the structure,consideration needs to be given to the the existing structure.There may be selected existing architecture and history of each structure as well as the structures that merit significant or minor rehabilitation site carrying capacity to support the number of existing or . that should remain in place.This land use category proposed residential units. also includes the need for significant improvement or complete replacement of existing infrastructure in Strategic Redevelopment order to facilitate the improvement of the housing. ll SR-MR Strategic Redevelopment Mixed R-MF Redevelop Multi-Family: This land use Residential: This land use area includes both single • ••• y calls for significant or entire redevelopment of family homes, single family home conversions to the area where it is appropriate to locate higher density multi-family and multi family structures.These areas 111 housing where it is adjacent and/or in close proximity require strategic planning in greater detail to create a to retail services and transit opportunities. New Multi- positive evolution,working towards a combination of Family housing should include design guidelines rehabilitation and redevelopment. Mixed Residential • to create and urban environment where buildings in this area can include; single family,town homes, front along streets that create an inviting pedestrian condominiums,and/or apartments. In the areas fronting atmosphere. Larger parking areas should be placed Villa Street or Wellington Avenue, an effort should be . behind or beneath the structures.The streets should made to remove the individual driveways and access the be public streets that are well lit and accommodate on lot from the rear by constructing a new alley system. street parking,sidewalks and street trees.The buildings Many structures in this area merit rehabilitation while . should be designed in a manner to avoid a large other structures may be replaced. Redevelopment and monolithic structure creating a negative visual impact. rehabilitation of this area will require strategic planning The new Multi Family housing is anticipated to allow and investment that will require a private public for a mix of for sale and for rent housing units that will partnership.The positive evolution of these areas may IIIserve the local market demand. also require the consolidation and/or cooperation of many individual landowners in order to make significant changes. National Street Station Area Plan 7 I Il Sub-Area Map . -. ..c.io-c ik......„‘fsk--,A. ---fr. .-,..-- r_. •_''. -„... -. • ...r.VVrliki:.• ' '• •:••\, -... 4- - ' 4. ) -...41. C-4 •*-~ i - ... .".: •fra _-it! , A-- . A. go' ir4, ' ...% "--• , , r.,• 0 . . 111 ,. _ , * - • - • Iii..iu'r• • . -1.[W '-.. Z. ....., - .• .. , .1 ;yr:,r. Malliallit 0014.... ' •'. -1;1'.,;,t .--,,..*:--•";:. .•p,s•4.7-.... ''' ' • ' ..e. . ••,* 1111 : 4., P4. p, k•.,,,,,',:., ••.•• ••• ,.....L q II -e* ir:_• . * L. STREET _: , 0:I'''.t /.•k ‘C` , Oe ., 4 •I' 00 ,.,. ,.Pt T ,el .;), , r ... ''' . ,,, . *-•'-0407rik r '4 ,, e. A •-•. ri .•r „, •ir t lik, • , . .... • '`'''.1- :,'- te: I . . 40 ' 0 4" 1°1° 4' , . . 41.-a- . i0:-. _ . #1. 'vr'.. 4.-.....7.,41:-I "I' 1 4 , :- 400; .., , r • ••••••wh..-', • - • '4.• t 1.._j, Jr.. . .7.;% o ;040......... Sill• III ational . - Street Metra ..,..:!, ..". , t,. ,'L 17 . *• ' '''r.!!''17. .. ''''.-''' IIII Train Station •szb -41 li' •!:' j' . .s.-c..rf:.-4' ' . U..0 4 i- . .• $ , , .., • , „ • - ‘- ,,,.....,- t 4. 4 . SS/NDEN - - RE •Ig-r It a .-,,,,,,.,,. '.- ---- ',7 ' • 0 ..• ,1.*'"-.8 .,'''P,'_sp.... .... • _.. ' PL -IIARDINC ST ntrr -#••'•- 1. -0 I_.. . , ,... ....._, t. . • j: , ,.. r . . : ,. A ., .. 0 + ,- - = . 7--bil.• MAY , *. • , 7.- ''..,. .., ' i 1.' . .1 ''.. 7': '"-....i- ' ' slit, __........4-7: IN sr , sf sl le • „. t.,taRDSTRFET • 'i .L.: , ' t.”. , „ 1,-.AY ; ,. , : •'..7 t- il .i... :4-7 ROB n,ST. ....'. ; g .i.. . • 1.0_1 , , , i.„,, .. rt*S4'„ '1':. tff:It''414%1111144 .'",';')IPS48......, , • 5 iZ „ '.- ' II .. . 111 •-r ._ • As 4b°141101114111.1 i Ilka. '• .•• • ' - :r4 ii14*. _ ,. ....., 11 , illk. . - kt c.. A-N — , 8 I National Street Station Area Plan III III II Introduction . In order to evaluate the overall plan effectively, it has The City of Elgin should work with the Union Pacific been divided into 6 Sub-Areas. Each of these areas has Railroad to begin negotiations to abandon their right-of- . been studied in depth,and the recommendations for way west of the Metra tracks from the Fox River to the each area are within the following pages. west side of Elgin along the west side of the Fox River.The These Sub-Area divisions have been created with long UP RR Freight Line is not heavily utilized and would better serve the residents of Elgin if the City took ownership of II term redevelopment in mind. Each Sub-Area can be studied independent of the others. Likewise,throughout the property and worked to create additional trails for their this report,each recommendation can be accomplished existing trail system. . independent of the others. However,the overall plan The implementation of the remainder of the master plan of the Study Area was devised with the entire area can be accomplished in phases that are independent from eventually being rehabilitated. one another. . The City of Elgin needs to begin work to acquire ownership of the abandoned UP Railroad ROW(right of This plan seeks to set out a vision with guidelines for the purpose of guiding the City of Elgin,developers way)that runs along the east side of the river,centered and property owners in making future decisions.The IIROW Wellington Street and Wellington Avenue.This implementation will happen over time and will depend on ROW has been abandoned as a railway line,and should market conditions and the willingness of property owners be incorporated into the City as potential open space to participate. and roadway right-of-way.This ribbon of property is To the extent that implementation will be incremental, IIchallenging,given the topographic conditions.At this it is paramount to have a consensus by residents and time,the City is preforming the maintenance on the governing entities,for the overall study area, in order to parcel,and billing the Railroad for the work. achieve the best possible outcome over a period of time. SI ' •,y.. 4 i .# 1 = - .- . ',l''''' ems •'' 7`' a it -- _ • , `. ' R • *i .. ,fir •4"�, t j:.a. - SiS } '.% 4 '* 4',7.1.67,-7:, italpal• .iX ' •. y:_—�� A F.Jr ..car" a T, �_ dra t. 32S W - S4 ` • Agar- f li g +r-7 ' •��. ..-.7-` Ji t_ \- - •. #as Ai' Il tr. t3 .: 'gyres_ _ 4 _ J = < z*r, 3 . ' i ilL ' , r . . ,,..,- ,it . :46 . s• "�t _ , � _. _4o. d _ . / ;fir NMI ...'' _� , _ National Street Station Area Plan 1 9 I 111 Sub-Area 1 • ■ PRAIRIE MARIE STREET Q LAUREL STREET L Si C* h fP Offll 7L f1 1'44, `4 E STELLA STREET Gf S,* I, UP RR J4f, 3°t, 111 Freight ® `D,, 4 1,4.4,_Line ',f f, HOPE CT. St NMVpt CO 1116' ES A �'ZC f`7 STANDISH ST. `E" 0 M'tSD'''` T.1 Y 1 a 111 .� CA ! $ D '* WALNUT AVE.. 'Sf �" 1 ! 1 of r �T1 w !fY 4 fO \`P�• 90 ° ST tEEt n V •fff M� YA0OO II V 7 j National St. Metra Train . WASHRURN STREET W Station e It i I- RENT STREET OAR STREET EV 2 t I I e LESSENOEN PL . 0 HARDING STREET O O W 2 II. I 3 6 Metra MAY STREET f A RILEY Sr. M D-W x g Line . A LORD STREET C LORD STREET 1 C F . S O w SAY STREET 2 h f V 2 = y ROREY fT. Y =v 5 3 I E.' ; JOUSTER AVENUE s . HASTINGS ST ILC ROUT 70 . 10 I National Street Station Area Plan 111 II S Sub-Area 1 • Analysis 4.,. -I —-_ Sub area 1 is centered on the intersection of State Street ,`\ 4 . (IL Route 31)and the National Street/Walnut Street - `►,� p. intersection. It is a circuitously shaped Sub-Area, bound ``� by the UP RR Freight Line on the east,Washburn Street '` `A /•v . on the south, Eli Street to the west, and Locust Street to *"."3~ - i the north. , a .y t� S Land Use/Existing Assessment . ‘t,- 4I. \ . . IIThereis an unusual arrangement of land uses and ", .�. architectural styles in this Sub-Area. Predominately 'c,• ' '` vcommercial uses line the collector streets and there 14, • Ni - II are a few thriving storefronts, but the majority of the r T r ' �� buildings are underutilized due to vacancies. For most al '�`'' . '` , .. ,�" r ' ,' retailers, parking is limited to the street which will r II contribute to a high vacancy rate.A number of singlewawa �~ family homes exist in this area, but most have been k.' ` \ ,'''.�00' \O. v converted to multi-family or are being used as home -_-•.7. -,' i iibusinesses. Light industrial borders the UPRR property. '"""` •� ' . Two sizeable parks are within this Sub-Area and offer , ' •'s •" great amenities. Streetscapes lack ample sidewalks, '.r te •„-1,,, _ •' �'1 ' �i ■ parkways and landscaping. Bus transit is readily i y' 4 . ` + 011. available, but access into the Train Station is challenging .I• ? 1 + ., moi' ' ' `4 primarily due to topographic conditions. •_14134-,::„ "�' - ir ��, 0 , ii Marketing _ . �� hir(RA, t,../4!:. 1 .. Reflecting the historic and largely residential character of -_ .''"""t}. �, -i , ``_' 'r 0„,„_-.. this area,with modest commercial development along `-',,:._...r.,.., , , , •• ^• ,.• iiState Street/US 31,the analysis argues for future mixed ` � ,r i ��C I.use development on an infill basis at the intersection Gxi Vg . _! Existing Conditions for Sub-Area 1.Current land use is shown in color of National Street and US 31,with emphasis placed on and existing structures are shown in black. . residential, with retail or office as a supporting use. Transportation has pedestrian signals and existing crosswalks on all four intersection approaches and is a relatively narrow From a circulation standpoint, Sub Area 1 is segregated crossing to maneuver on foot. However,as land use 1 ll from the neighborhoods to the east due to topographic changes are made in this sub area, pedestrian access conditions,the presence of freight and Metra commuter and safer crossing of IL Route 31 and National Street rail tracks,and the Fox River. National Street provides the needs to be considered. I only east-west connection, but National Street is difficult to navigate, particularly on foot,due to the sharp ,,� narrow curves and steep grade.Although there is no w W; ' : I easy solution to realigning or widening National Street, , +t: l; there are proposed changes as part of this plan. { ( M ,1 s► - _.. The main intersection within Sub Area 1 is the IL Route 111 31 and National Street intersection.This intersection L - j ► � appears to function adequately during the morning _ �F 7....,:i.„ t rush,exhibiting a Level of Service(LOS)C,which means S 1 - that the road remains safely below but efficiently close - . to capacity and posted speed is maintained. In the r""%.. -- evening rush,the LOS turns to D when congestion is - "— greater but the flow still is adequate.This intersection 'yerson 'or II National Street Station Area Plan 1 11 III Sub-Area 1 . Observations Arriving at the State Street(IL Route 31) National also compromised by numerous curb cuts into private II /Walnut Street corridor you begin to see a lots and driveways that contribute to the challenging variety of newer and older commercial structures that pedestrian environment. unfortunately do not form a positive impression at this The topographic changes, in excess of 40 vertical feet, IIkey point of arrival to the City of Elgin. Not only is the from the National Street bridge to State Street(IL Route aesthetic impression poor, but the intersection creates 31)creates multiple issues.Tight curves in the roadway a challenging environment for pedestrians with narrow to accommodate additional slope, can be difficult to sidewalks close to traffic. navigate, particularly in inclement weather.This is true 11 The physical and visual "street wall" that begins to not only for vehicle movements, but pedestrians. define the pedestrian realm is missing as some of the A notable item that is missing from the intersection is buildings are pushed back from the street.Where identification that you are in the City of Elgin.As thisII historic commercial structures remain, the condition intersection can be considered the entrance to the of the mixed use buildings is poor and uninviting with downtown area, the City of Elgin should mark the narrow sidewalks,a by-product from previous roadway corner with an identity sign. . widening efforts.The sidewalks along the roadways are Il ,r • e • IIII A 4 I+• • III'~ . I / 4wj `e +. • rr /1.:4111110r ,z f aee '' P4e' �et�o to SII heet 7IIP Sta Nat,ond � � �r ,% .430t .i • A/I Street '` `R°ote 3 , , ,f ��- i . ~ f y 1 �'`'` if a jr417 a /:` v tr tr,...„...- ei II , 1%1" i cl :' 416,N- , / SOS S - `•a,, II j tie a i' i� 4 . • II Existing conditions looking southeast Il 12 1 National Street Station Area Plan 1111 II I . ub-Area 1 Improvement Plan of the area includes Central Park.This area consists of approximately 7.4 acres of land of which 4.2 acres IIIurban proposed plan for Sub-Area 1 seeks to repair the is currently open space and 3.2 acres is currently urban fabric at the primary intersection of State Street/ developed land. IL Route 31 and National Street/Walnut Street. This area represents three unique sub sections or This area within Sub-Area 1 overlooks the Fox River, Ilquadrants of the South State Street/IL Route 31 and Festival Park and the Grand Victoria Casino.There is National Street/Walnut Street intersection. Each an opportunity to capture this scenic vista which is quadrant of the intersection is unique in its relationship currently blocked by the existing built environment. . to the larger neighborhood and accessibility to the The existing group of buildings is predominately made up of non-contributing structures.This collection of National Street Metra Station. Each of the intersection mixed use,converted single family, light industrial,and quadrants has specific existing conditions as well as commercial buildings remains as an isolated group . potential for change which can have a dramatic effect at which has a lack of parking and is difficult for vehicular this key location. and pedestrian access. Following is a more detailed description of the . Northeast quadrant,the Southeast quadrant and the r .r combined Northwest and Southwest quadrants. t;' �,, %'. 4 IINortheast Quadrant }' � The Northeast quadrant of the intersection of I3. ` "` . National Street and South State Street is an eclectic arrangement of commercial, residential, mixed-use, _ open space and industrial uses.This area is a wedge . . of property,triangular in shape, in which the majority r' ♦ \ ,AA NOT 'p 3 f Standish Court and South State Street at Central Park !` ` The Elgin National Street Station Area Plan recommends II 4_ �� + uadr• ; , that these buildings be removed so that Central Park 4 may be extended to National Street. 111 �� ettfr 4** It is also recommended that a focal point for residents 4 ,, Aand patrons visiting the City of Elgin be established which will capture views from all directions as you IIs:• A' approach this gateway intersection.The focal point :!� , ,► would consist of a small public plaza and a monument ¢ •� . ,/ ,%li� r •r, that should be designed to take advantage of the site. }, Existing Standish Court can be converted into a new • -tea ' _ �d�;t;t,,�+'r parking area to allow residents from greater distances `-}'' the opportunity to visit Central Park.The balance of II e�5eft .. existing curb-cuts currently serving the businesses along t �� _ `��, � National Street and State Street would be removed. �-r=,. ' 5. ® Eliminating the existing curb-cuts will reduce conflicts III lyeVk ' ' -' �' with traffic movements through the intersection. . �¢ ,I�A At this time,the City is attempting to negotiate °`'- v,;'" 'y the removal of the billboards that line National •• 4 lA Street between State Street and the Fox River. It is ski . '� "}i`h .. n� � � recommended that this endeavor remain a priority to t.1W* ,4.r f \ `� j f� remove unattractive and oversized advertisements from C +li r. :' �+_ c"` this area. II National Street Station Area Plan I 13 U O!. T •' ; w~ �r i •7" .r Air / �°' + r i n Cilibr O9,rTi t , ,i,,11...• • .r..t S'S � ,....t, --Y y� i.v. n 1047\ �• p ` .. Q4 4 •. 4: r ,:_i- . .1,., a I� loyLI, 11 9. '-4 111TP 1 ,. . k'Kir�3 '1;110.'1;110.i . ` 1 r, 0 N. Itr . 43 o 4A\ g 11.4 dosiii41 4. ,i ; Imo` r -. \ ,, .. oki . li / ,''. L -44:‘ -ii. ° •iii► 1 [ .fir .: , ',-jL ., y�� ...*t Or M 1 tte) .'X11'1 •. • • T' . '�,, l', ..vs . • o 'w. .:.` o Irl, •imp L. S ... •4:),..61.. . �, '`�►�� 'tea 1: a •• . Pi .„-,,k ... z . 1 • \ \ g.: wit 00 . ... _ ,_ 0 ..... . . 4.,.„0,, , ..,,..... , , 0 .. .„,., . ___. . . „ , ,..... \ _30s. W4:-*12..... ,. ....A ,„, %. -‘ ...4111116111 \ 0. I... .' .....,&kalkito;4. *AI'•'' ' l y► ■ ■ 111 111 111 ■ 111 111 1111 ■ ■ 11 1111 111 ■ ■ 1111 111 111 111 111 ■ . Sub-Area 1 Southeast Quadrant to this immediate quadrant of the National Street and The Southeast quadrant of the intersection of State State Street(IL Route 31)intersection, but to the larger ■ Street and National Street is a 10.5 acre area that also residential neighborhoods to the south,west and includes an eclectic mix of land uses in a relatively northwest. small area.There are commercial business as well as A parking facility as shown on the proposed plan would . multi-family residential properties within this quadrant. be constructed along the east side of Hendee Street Many of the multi family properties are the result of within a wedge shaped parcel that is currently used conversions of historic single family homes. for commercial uses.This parking structure would . be accessible from the street level,and the parking deck would extend down from that level, meeting the �'` - r current elevation of the Metra commuter parking lots. � At full build-out,the four story deck could generate III ,►' 4 C� approximately 990 additional parkingspaces. _ z i 4� � .•r's This parking deck could serve multiple purposes. It i,.. `�###$ � �� would provide parking for the new mixed use buildings . , i, ��sit along National Street,additional parking for Metra .c w commuters,and extra parking for Elgin events that f►1-. ,�,I occur in Festival Park. Metra estimates that an additional ■ �� . ' 150 to 250 commuter parking spaces may be required i ••, -2S ,` y . by 2030 due to projected growth in population and the ""'" ' a > number of households. The proposed parking structure ■ y �� "'" could help to satisfy a portion of the projected demand. _ i. �` -R; , ,�� Row homes or townhomes are proposed to line a ;14.;`' '� • . :t\ portion of the parking structure to create an attractive ■ y .` ��i.�R ' residential facade along the Hendee Street Corridor,and � ., •�nt`�, overlooking the Fox River. 1-' ! M It should be noted that the land area along the east IIIAtto t S _ side of Hendee Street is narrow.This land area can be `�* ,:; ; 1#\ i increased in width by obtaining the UP Railroad right- ,�. + of-way adjacent to this parcel.This subject is covered in I.- ,I"/ isgreater detail in the description of Sub Area 3.The size ■ ti _� 0 . to io #1, and design of the proposed structured parking facility tifik,'IE?a ;t,` �• .". M t will depend on successful acquisition of this right-of- ray+ — _ 4 I way. ■ �x``_,.r+ ^�Y • Due to difficult traffic conditions on National Street, t_.`�; ,;, ,....44,. ,— .. LA 5, f •Y " \ r, $ (steep slopes, tight curves)it would be appropriate to ■ evaluate the possibility of limiting access from Hendee Street onto National Street once the parking structure This quadrant sits on a bluff overlooking the Fox River. is in place.A study should be initiated to determine if ■ This area includes a fair amount of topographic relief the "T" intersection should be redesigned to allow only and sits approximately sixty(60)feet above the Metra right-in, right-out access at Hendee Street onto National railroad tracks and the National Street Metra Station Street.This type of access control should help improve area.The natural conditions, as well as the impediment traffic flow and minimize the potential for accidents ■ of a freight rail line between the neighborhood area and due to conflicting movements on the hill west of the the station area, prohibits direct access to the National river. Restricting this traffic movement at National Street Street Metra Station from Hendee Street. would direct the traffic to the IL Route 31/Oak Street ■ The proposed plan recommends that a parking intersection, where a traffic signal has been proposed as structure be developed with an elevator and pedestrian discussed in Sub Area 2. tunnel to provide a direct and convenient linkage The feasibility of constructing a parking deck will ■ from this neighborhood area to the National Street need to be studied beyond the scope of this report. Metra Station. If this pedestrian access and parking is Multiple entities, including, but not limited to,the City, developed, it will create a convenient access not only developers, residents, Metra, etc., will have input to the ■ National Street Station Area Plan 1 15 ■ 111 1111 Sub-Area 1 . design and use of the structure. Factors too numerous long lineal commuter parking lots, the proposed to review in detail within this document will need to be parking structure provides multiple vehicular access considered. Some of the issues specific to Metra are: points(shown by the heavy black lines), which will ■ Metra estimates structured parking costs allow traffic at peak commuter times(early morning and approximately $23,000 per space, whereas late evening)to dissipate more quickly. surface parking costs approximately $10,000 per Likewise, pedestrians will have easier access to the . space. National Street Metra Train Station through the Parking structures are extremely costly to build, proposed parking structure. Possible walking routes operate, and maintain. are along the existing sidewalk system, illustrated with a IIred, dashed line in the exhibit. • Throughout each step of the redevelopment In order to facilitate traffic flow and access to the process,the amount of commuter parking in the proposed parking structure,the plan recommends that . station area should remain at its current level, a stoplight be installed at the intersection of Oak Street resulting in no net loss of spaces during any of and IL Route 31/South State Street. the phases of construction. » Any new or replacement parking should be This intersection currently serves as a busy pedestrian . within the line of sight of a station. school crossing which would greatly benefit from the addition of a signalized intersection. Even with a school » Metra does not have funds to build structures for crossing guard it is difficult for pedestrians to cross IL II parking. Route 31/South State Street as there is a great deal of » Grant dollars for the construction of structured passenger car and truck traffic. A signalized intersection would create a safe crossing at all times of day, and Il has been limited to date and securing would strengthen the pedestrian and bicycle linkages these funds is a highly competitive process. to the National Street Station Area from neighborhoods » Consideration should be given to involving located west of IL Route 31/South State Street. III partners (public and private) in order to Cross-sections representing potential phasing for the share the spaces and costs of a proposed parking proposed parking structure are shown on the following structure and any new infrastructure associated pages.The four(4) phases progress from a surface with the facility(roads, sidewalks, etc.) parking lot with approximately 280 parking spaces, to a II » While Metra has participated in funding new four(4) level parking structure with approximately 990 commuter parking spaces within structures, the parking spaces and multi-family housing facing Hendee level of participation has generally equated to the Street. . cost of building an equivalent number of surface The purpose of the cross-sections is to demonstrate spaces(e.g. $10,000 per space). the ability to incrementally add a significant amount of » Commuter parking fees within the proposed parking at this location through multiple phases over . parking structure need to remain comparable and subsequent years.The need for parking and available competitive with commuter parking fees within funding will determine the pace at which parking spaces the Metra system. are added. . In the interim and as funding becomes available and » Phase 1 begins as a surface parking lot requiring need arises, a smaller surface lot may be constructed minimal infrastructure improvements and on the proposed parking deck site. Where possible,the providing approximately 280 parking spaces. . surface lot will include features that will make it possible » Phase 2 progresses to a two level parking for a deck to be installed. The installation of the deck structure with an approximate total capacity of may take part in multiple phases. Images on the 528 parking spaces. . following pages describe how the deck may look and be phased over a period of time. An additional engineering » Phase 3 adds a third level to the parking structure study will be needed to study the deck further. Access with a total capacity of approximately 792 . to the surface lot will utilize the existing crossing at parking spaces. National Street until a tunnel can be constructed under the UP Rail Road lines. » Phase 4 progresses to a four level parking structure with an approximate total capacity of . The exhibit on page 17 demonstrates how the proposed 990 parking spaces, and includes multi-family parking deck will improve accessibility to the station housing facing Hendee Street. area for the residents of Elgin. In contrast to the existing . 16 1 National Street Station Area Plan ■ Sub-Area 1 ' ��'' t31111110' ti=it i#A4 09 a+,... ---`. , \ It.' .1' " 'N * OP fri, •-• • , sRmk . . .2i40 4‘ / '*'L . S' ,� . .o SR-MR 0 #III 4.'ntl'..o.helf ' Is e 7P-f:e . s.\ die# . i,k. ' ' I\NIIP„. ' lot:, ,..5, ,ittA,' A . gri 1 -\ . t• g Illy,' . _ \\ SR-MR 111sruloaLL sr. _ � , R-MU f tom " t S\ . th: ''''"' ... SI in ssV ( \ '� s - eSti�a ,ii,:'= ;:•. SR-MR pea e ti e i" ' '.r.i ., ' Ilik . t '` ;�_ k�' � Na i \s'nal '• to '* �ti M' • ' S#re %r_ . •"°'' _ o '' ' Metr• d ;; .cued i •�-- - _ tatio , if R'. III Tt- f F „� ��CR-SF CR-SF n at • ,,STM' III • t ir 74 45.7, ' :,,11.1 e , VA Jar. X r ` II Allay ,it a.'.=1 1 - tom sneLi �� [- l ;i!` f l0010 mom I >L II kr' I• CRSF ,if . n ,s x �' .y i ROUT ti. CR-SF MARIE GROUCH , 8 PARK ■ National Street Station Area Plan 1 17 ■ ■ Il Sub-Area 1 . I a1 Proposed Surface IIIv.a Parking Lot c1 Existing high =jN Existing power lines 800I Union Pacific Commuter Railroad • cp, I freight line National Street Metra • j i Station 750 1111 1 4j24aOpcift) ■ 700 Tax River . 0+00 1+00 2+00 3+00 4+00 5+00 Phase 1: Surface Parking Lot. Access via existing National Street sidewalk and curb cut. . Phase 1 estimated parking capacity is 280 spaces. 111 III vl v j,r Proposed 2-level cj v Structured Parking Existing high IllI IN Existing power lines 800 j Union Pacific Commuter Railroad - * "j freight line __ National Street Metra . Station ra9"k, (� New 750 f �a� l stairway . Pedestrian tunnel 700 . Tar River 0+00 1+00 2+00 3+00 4+00 5+00 . Phase 2: Two-level structured parking with tunnel beneath existing freight 111tracks to existing Metra parking and platform. Phase 2 estimated parking capacity is 528 spaces. II III 18 I National Street Station Area Plan 111 III IIISub-Area1 I °1Proposed 3-level -.I� III ' a)I Structured Parking Existing high =lN Existing power lines 800 . j Union Pacific Commuter Railroad - 41 i ,� freight line i National Street Metra i I Station . _—i--_ .:. ......_.-.. ..-.. (� New 750 r, I I stairway F1'-' . Pedestrian tunnel 700 i IIF.'nrr 0+00 1+00 2+00 3+00 4+00 5+00 . Phase 3: Addition of third level to parking structure. Phase 3 estimated parking capacity is 792 spaces. II II °JProposed Proposed 4-level II73.v JMulti-Family Structured Parking Housing Existing high =1 n Existing power lines 800 1 Union Pacific Commuter Railroad - . I freight line National Street Metra -.; 1 ..,4:, Station . _ — 750 New i .. stairway 00 . Pedestrian tunnel ,,,r 700 I;n rr . 0+00 1+00 2+00 3+00 4+00 5+00 Phase 4: Addition of fourth level to parking structure and construction of IIIIrowhomes facing onto Hendee Street. Phase 4 estimated parking capacity is 990 spaces. • Note:Structured parking design as shown is based on estimated grades. Detailed design will require on-site surveying to verify existing cross-section and actual parking design and capacity. 111 National Street Station Area Plan I 19 111 ub-Area 1 . , . --\ i''.1- - ' f t-, . .,,' N., . ir..?,-,., -11..-.r:-7 , ' s 4k\ 4* 1 • 40-, \ et . : .1 •":71- . . ',. ' - . \ -' t . • --,.. \ - y -•; , t- . . .-.: ., - V• .. ' \ MA K... 31. 0* - „,.\‘‘,.,,,,, . 1 s. VIP:: .. . 1\(.,.,,: ,ifettitis-ti 1 h t.'•... . ‘ • , 4 . = "IP, II V .4 ...t..71,... , 4 . ;ice No- v / ` ice ,` • Il.:j.",-----':- ' 414 . ..\,...*t. ..,..,,.... i: ... 4r ` r 41 4 C I t.' fliA 0..t‘ ' '' i ;',..fi.k 0 - .-- - 4 s , V- .L.- i` it 01 10 V R-MU \ ..5III " A I. \IP.,-)."- 4A 1 4, 0, ' ‘.;\ fit •* 'elf . I" SR MR tre ..'.. Il n 1 • \ _,••- - - , - % ,YiitS\ - 111!!! �ttc•. ♦ / (.R 5{ :il'OSP I I p, i xisti 1511k1111 - Southeast Quadrant-existing conditions Southeast Quadrant-propo • conditions,showing full build-out II the parking deck ��////it"' A1,--- ll II t:iiiiiir' ." / 4Lo<Hir U 111 =- - •t s -. - , U . 1?y— le ,..!? _ .., -:.----"M II ' 14 '17- 417* ' -.., , _--. 1110100 loillioic.,v 4 ® ® II Existing conditions at the southeast corner of Notional and State Streets Proposed redevelopment d the southeast quadrant,showing full III build-out of the parking deck 20 1 National Street Station Area Plan Il . ub-Area 1 The proposed plan recommends that the existing The new section of east/west roadway would help to commercial structures along National Street east of IL create a better defined residential block.This area is . Route 31/South State Street be redeveloped with new comprised primarily of original single family homes mixed-use buildings. New development guidelines converted to multiple dwelling units. Several of these would call for new structures to be moved back slightly home sites are in need of significant repair, possibly . from the existing National Street curb line to allow for replacement. installation of new,wider sidewalks allowing for tree This area is designated as Strategic Redevelopment planting and a landscape treatment to create both an Mixed Residential (SR-MR)on the proposed plan.This attractive streetscape as well as provide a buffer for El pedestrians. designation calls for the area to be studied in greater detail in order to make decisions regarding restoration The new structures would allow a mix of land-uses vs. redevelopment on a parcel by parcel basis. IIincluding retail,office and residential.The new The SR-MR designation also allows for a mix of multi structures should be designed to be in harmony with family and single family structures within individual the historic Elgin architectural styles, but can take on a neighborhood blocks. contemporary design.The new buildings would face II National Street and have parking behind including the The extension of Ryerson Park to National Street possible use of the proposed structured parking facility combined with a new attractive mixed-use building at described earlier. the southeast corner of the intersection will dramatically . The proposed plan also calls for the extension of improve the aesthetics and use of this area.The Ryerson Park to National Street by removing a section proposed redevelopment would concentrate mixed- of Ryerson Avenue where it formerly intersected with use buildings in close proximity to the new proposed 111NationalStreet and IL Route 31/South State Street(see pedestrian stairwell/elevator and tunnel to access the the existing conditions in the photograph on page 20). National Street Metra Station Area.The new structures Replacing this paved area with the extension of Ryerson will line National Street walking up the hillside from the Park will open the southeast corner of the intersection railway tracks to the intersection with IL Route 31/South Ilcreating a very attractive"long view"of Ryerson Park State Street.This will create an actual street wall feel for and allow for an attractive new green extension of the pedestrians.As mentioned earlier,the new pedestrian realm along National Street will allow for greatly park all the way to National Street. . improved utilization. In the case that Ryerson Park is extended to National Street,the northerly 150' of Ryerson Avenue would . be removed and turned ninety degrees to the east to connect with Hendee Street.This change to Ryerson Avenue will eliminate the current dead end condition and also allow for improved vehicular and pedestrian IIcirculation in this immediate area. 5 1' _ irk = F:. y 10 r r .x .1,'"4,41-1 • - : me— _fit ___...4411 r . Ryerson Street at the existing dead-end. Ryerson Park looking north along State Street. III National Street Station Area Plan 1 21 I ub-Area 1 111 .n 8 c \*� 4�yti- -� , y �p L y` `� /Icy `,. a�^ 111 �,, '4 Y ��t+�1 �.,P,y tAi4 , -* -7,, 47,*"..,...-", IA1414 VA 01.1."- In - :-".-,-, -. \P*, . 2.\.0,v, 0 II %'04 ,,. • N �i ..jar r . • F. �j....7...; M. a� ° 111 i,...� -.. ir. ► iN .:4j X� 14.' ��• - ,t,i40_,..4,.......;.1 n'tf‘t# 4. n ■� - ' 11Vii► {\ 3'.S tyr. tfr, ; :;,:i/O;,....4 f'♦ • . aril j. s 1 ® -�� ' %....' Al .,,, \ .1.76;';``"-1::'..1.5..41:',;lieb:-t.ijr,P14 1111.• 1123111 tc°P 440 os a/ 1.1 at. i' l ie sr.,wtt .t.$ Northwest and Southwest Quadrants-existing conditions Northwest and Southwest Quadrants-proposed conditions,(showing IIfull build-out of parking deck in southeast quadrant) III 7 : -_ ;/ 1, 41*". . ,' I . ,e/ , .. ..„,,,.. „ .. . AO /Op�/ / Imo +; /�., J III `'4..�` __`__ : eat- ' it s III 41111111iti Ole '' / f- . -,... .. 00,004ite, ....* IIP''''- / o' IP- ' ' Ill 4141114. / (-- I ' 1101111 - e .y _, . C "; '� r x III .1%00 \ Z. Existing conditions at the Northwest and Southwest quadrants Proposed redevelopment of the Northwest and Southwest quadrants, III(showing full build-out of parking deck in southeast quadrant) 22 I National Street Station Area Plan ■ I II . ub-Area 1 Northwest and Southwest Quadrant The Northwest and Southwest quadrants of the Walnut line both Walnut Avenue and State Street.A number IIStreet and State Street(IL Route 31)intersection form of individual businesses have taken the initiative to a small retail node serving the casual visitor traffic as renovate existing structures to accommodate today's well as the immediate neighborhoods surrounding needs. . this area.These quadrants create a two block Walnut At the northwest corner of the intersection the existing Street Corridor that includes established businesses. building (which was a former gas station)is setback The proposed plan calls for both quadrants to be II redeveloped(R-MU)with mixed-use buildings. from the streets.This existing condition works against the desire to create a sense of place at this gateway location. The Station Area Plan calls for new buildings N'''61 rift "�' to define the street-wall,creating an improved . ii '�` r `"�Ma pedestrian realm along the roadways.This requires a \ 44 "build to" line to be created rather than a "set-back" �� ► �! line.The plan envisions a new building constructed rr, t4 Y ,`. „. . f• it.. . ,� �♦ out to the corner of the northwest quadrant that will ♦ become a focal point entering the intersection from the a'" '' �, east and from the south. t . I . Viz. # The street wall should be extended west along both �� ' � sides of Walnut Street balancing parking needs and .; .. . . t !. working with structures that will remain. On the north As,',` side of Walnut Street, it may be possible to consolidate . # -4\0*. `"' parcels to allow for an increase in building frontage with �`� ;f � r parking located behind, or north of the new structures . . along Walnut Street.This block redevelopment should . 'r` take into account all of the parcels between Walnut �i�I \ Street and Standish Street to the north. t , n �� '9 Consideration should also be given to reduce the III �.� �. number of curb cuts on Walnut Street. Curb cuts should ' ''' i; = N ` be consolidated and if possible moved as far west from ..,,,_.i4 y•4...• s° �\ State Street as possibleA shared parking arrangement T;It— should also be evaluated in order to make the best use • ' " = `_!_ ism . ' of the limited proposed re-development area. *p- yet '.:14: as sE CR Si 1\ 't The southwest quadrant of the intersection shares the . _ , 4 same lack of building definition at the corner where 1- t • { : kV k 1 0 -0 ¢ t 1 3 - if' 4.. c. " ,L11 ray O O O n At 4• \ \o Z -4 i \,\,‘ r N.. .\ ;,,): .�/ �'d,.., . ;,, ;,,, ..., 4. . +, ci• itij 1, „.. is • �+"� ) ' • \ y i s.,_. < t \ ' 4:.... ..,1 • i ' f S. \ f ' �w lit . ...- , , .,...lb ,.:' '% . A-A.'\\-, • -.01.). . , .......* kilt . \ n3...., \ %. %. Q tn I\ 't/ e ,. ,- .,,,..t ".' . 1.. 11111111111. ....... -\ (y► _ 1 �_ . 7 f is �/ i Y,� ef X °',.�i'. •o / fir ' • IIM **, I.*• w IN ■ IN . ■ ■ IN 01 . ■ IN ■ ■ ■ . ■ IN 01 IN IN . ■ Sub-Area 1 r 41/ ' 7//',' ' :2 ■ .,s. ` elf, o ■ '` /,P. R.} ■ �•� ►• triliO. r — I ."•' 'It _ 1 00000 . ,,,t. , - .416411lti.''"4°1% : ' ....., -s. . ,,; , Redevelopment of the southeast quadrant,showing full build-out of parking deck r Q 4 II .. : '°j''' / , , .,.. ,.. , ,, . ,., „, .., , 4, •-• -- 0/ . ' 40%114, i .:- VP IP,- - iee.e.,:...„.. -•---''V---- ,---: ., . ---- . It- . .. Jr --....._ .... 1:,...,„1„--_„. _ . , --- • ■ . / AltSolf,i,, 111 , 'c rr \.f Redevelopment of the northwest and southwest quadrant,showing full build-out of parking deck in the southeast quadrant ■ National Street Station Area Plan 1 25 ■ ■ I 111 Sub-Area 2 r. I PRAIRIE STREET PRAIRIE STRUT tiI LAUREL STRUTb C'OL11 '1A,, r 6,0 STELLA UPRRff. 4D� ; I'4 .` i Freight ® \ 'l"Ff• + Line AA., I NOPE CT. SSM St� l 4I `aEtt (< VI' _ STANDISN 3T. O L. S ie '' t. s CA }A SID t.' s P i WALNUT AVE. 4 L � r *` O4 V* O \S'5L3� '7.4.t 00 t A° .n S .14G f +E.R�O0 S % II II V A %. National St. WASNSURN STREET Metra Train 1111 Station Ili SENT STRUTII OAK STREET 5 D C LESSE HORN PL. 0 . D HARDING STREET O O } C) I A Metra EE MAY STRT : 2 x RILES 3T, MDW O 1 W r ; Tracks rt LORD STREET LORD STREET ; y ti II G x li SAY STREETtV_ � ROPEY Si, z 1 5i < SOUSTER AVENUE ''� + . HASTINGS ST I,, R 111o�TE 10 26 I National Street Station Area Plan 11 111 III ub-Area 2 IIAnalysis Sub-Area 2 is bounded by Washburn Street on the Marketing IInorth,the UP railroad tracks and row on the east, US This sub area is entirely residential in nature. Strategy Route 20 on the south and State Street(IL Route 31)on efforts emphasize the goal of rehabilitating and the west.This sub area is the largest sub area within the sustaining this area. From a market standpoint, homes . National Street Station Area plan and includes 65 acres in the area remain affordable, but are generally smaller in land area. and lack some modern conveniences. Proximity to Metra remains a key advantage,enhanced by 111 'It �0 improved access. As a result(and over time),we °a.+ would expect there to be gradual pressure for housing �'' teardown and replacement as well. Pressure for this - •4:„.... t, j can be offset by renovation programs(including sustainability measures),as well as clear standards for , --1, 0 •, • new construction in these areas. De-converting existing � ��11� single family homes from multi-family status back to . I I ` • single-family status is a relevant goal. 1_ hII ' ' Transportation "' ' Sub Area 2 consists of a series of residential streets that r +ti's : have low volumes of traffic,although it is expected that 4� ali�;'i * there is "cut through"traffic in order to avoid the light . �i ; - f "' Q �. wiL7 ': I. at IL Route 31 and National Street. f s ,f a__,41.a__,41.1i • I While this entire neighborhood is in very close proximity �'•+ . i% ; ;`-`i. • r r� to the National Street Metra Station,there is no direct . ill 'V *""`""` •'I access other than National Street to the north. Severe : I ub-Area 2 . Improvement Plan this sub-area that are utilized as multi-family dwellings The entire existing residential area within Sub Area and that was the original use,then those properties 2 is designated as Conservation/Rehabilitation (CR- would remain with that use and seek to be restored if . SF)on the National Street Station Area Plan.This necessary. designation calls for the continued rehabilitation of It is recommended that this area be evaluated for the neighborhood and individual properties seeking to inclusion in the Historic Preservation District. Such . return multi tenant homes back to single family use. strategy efforts will emphasize the goal of rehabilitating This designation supports continued efforts by the and sustaining this area. City of Elgin to de-convert properties that are used This entire neighborhood is in very close proximity to . for multiple dwelling structures that were originally the National Street Metra Station,yet there is no direct intended for single family use. If there are properties in access into the train station.Currently,a resident from this neighborhood would have to walk north to National . x Street,easterly to enter the parking area,and then travel e, south down the long lineal parking areas,to access the " train platform. Combine this distance walked with the Calt..*_. ' steep slopes and the lack of a buffer to National Street . �'�; `R 5` V , traffic for a pedestrian;and it is easy to see why residents • 4 ..., ' , ir" perceive the walk as too difficult. .� \\ As presented earlier in the Improved Plan Section for 1;� Sub-Area 1,a proposed structured parking facility with ria 1111 a pedestrian stairwell and elevator is incorporated ,'; G �� into the National Street Metra Station Area Plan.This III t,.. would allow residents of the Sub-Area ..';1-*'' is 2 neighborhood a direct and convenient access to the • Metra commuter rail station without having to drive or . CRSF walk on National Street. In this case,there is a captive i s iiitor u audience which needs a direct access to take greater iI\, advantage of the National Street Metra Station. I I The National Street Station Area Plan also calls for a • 111 signalized intersection at Oak Street and State Street (IL Route 31).This proposed traffic control is necessary . ASF Ras CRSFto regulate traffic and turning movements for the -"' proposed structured parking facility described earlier 44 in Sub-Area 1 to the north.The proposed signal at Mt AVIMJI Oak Street would allow residents of the Sub-Area 2 ■ MARIE , neighborhood safe turning movements to enter and exit CROI ICM PARK the neighborhood.The traffic signal would also benefit • the Oak Street school crossing and provide a continuous . -.4 .. safe pedestrian and bicycle east/west crossing of State Street(IL Route 31). . .i .:iihz . itir„..____ un, Ha. .. s 'r, Example of single family homes along Hendee Street . 28 1 National Street Station Area Plan ■ Il U ub-Area 2 It is thought that this traffic signal is necessary now,due to existing traffic conditions within the neighborhood, ,..,, -,.i„�_ . the location of Lowrie Elementary School on the west _ MARIE GR01 ICH �,,.�� side of IL Route 31,and the proposed redevelopment PARK concepts including the potential location for additional `-, I Metra parking. The intersection of IL Route 31/Oak Street is approximately 1,000 feet south of National and about - �/a mile north of the signalized IL Route 31/US Route • . 20 north ramps intersection. IL Route 31 is under the ,' ' jurisdiction of the Illinois Department of Transportation r . ' , (IDOT). Since IL Route 31 is not a Strategic Regional -- - ■. IIArterial(SRA), IDOT does not have a specified distance Entrance feature into Marie Grolich Park requirement between signals. However, IDOT does require that a new signal needs to be warranted under rj III certain existing traffic conditions(as opposed to 711111i �.- proposed conditions).Vehicular and traffic conditions would need to be analyzed by using a Synchro model �t . to determine if they meet IDOTs criteria for a signalized intersection. If current traffic conditions do not require _ a signal,future conditions may warrant the signal as14 III additional pedestrian and vehicular traffic is generated by new land uses. r If a signal is warranted, IDOT could require that I the signal be interconnected with an the existing interconnect system between the IL Route 31/US Route intersection of US Route 20 and IL Route 31 20 ramp intersection and the Elgin Mental Health Center driveway intersection to the south.This interconnect . +, • c IIIdriveway may be extended north of the US Route 20 j'{. _-,� ,;4j ramps to include the signal at Oak Street. '•. �,'._ ,.. Finally,the IL Route 31 corridor heading north from US � " µ �' . Route 20 is certainly a primary entrance from the south - ..,:_ . ,� into the Cityof Elgin.There is a lack of a sense of entry ��: -_ ' ' to the City of Elgin.Consideration should be given to 4.. I. . installing signage or a gateway monument to identify 4 V — ' the City of Elgin and the approach to National Street and A._ the center city. - . rEa .q Example of a single family home within Sub-Area 2 r., t It ■ f,-- 111 I • ....mm► Example of multi-familycomplex within Sub-Area 2 II National Street Station Area Plan I 29 I I II 111 Sub-Area 3 I PRAIRIE STREET PRAIRIE STREET II 1 q 4. LAUREL STREET ?C .-- II 'L i It, r� STELLA STREET �S Sr J y 47 UP RR111Q �`°� 4iy(f- Freight yDta Line J,,.,,,,,,,,J,,.,,,,,,,,o'‘, J.. 111 HOPE CT SI P:)Rt ‘ttt NSt �'SG r ttt = STANDISN ST. O t� 1;.ti 4 r Y. 1 N O`S�`. Gi -r 14 f WALNUT AVE. 1} f r 71. p f, a I% 1f S. t i 'a ed._ f 0SC•NaIt 15 0'3."6f . T�Rp° t II s f National St. ss. Metra Train . WASHBURN STREET ii W Station 4 N RENT STREET Il a OAR STREET U =k V N tip 111 L[SSENO[N R Z O HARDING STREET O 3 Cr) ~ s O ; Metra 1112 MAY STREET fRILEY ST. M D W II_ E t 1 Tracks LORDS } STREET r LORD STREET P r t F 2 111r ^ ~ O SAY STREET V_� ROUT ST. V 3� I r SOUS-TEA AVENUE } 111 HASTINGS ST 1/4y 1 IIIht ROUT,2O U 30 1 National Street Station Area Plan . I I 111 ub-Area 3 • Improvement Plan which are in close proximity to each other, separated Sub-Area 3 has multiple uses,all are considered service only by the width of the double set of tracks.These II in nature. It contains the Metra commuter rail;the access points are also located at the bottom of arelatively steep sloping "S"curve in National Street. National Street Metra Station;the train platform and These design factors make ingress and egress difficult linear parking lots for National Street Metra Station;the for users of the station area and parking facilities. . UP freight Rail line; a ComEd substation; high tension power lines;the Metra Storage Yard; and detention Pedestrian access is also compromised especially from ponds. the west where the sidewalk also follows the"S"curve . The current National Street Metra Station area is only and slopes of National Street without a buffer from the National Street traffic. Pedestrian access from the east accessible from dual access points from National Street, is less difficult as the grade is flat coming across the • �- t-- "� 1 '� �+*� - National Street bridge.There is also a wider sidewalk �. running along the west bank of the Fox River providing U . �� !Ig% r• a dedicated space for pedestrians moving towards the •- � 4' .- platform crossings. . .- `\ 4,,; In recent years,the National Street Metra Station has .. , undergone several upgrades including; replacement of `•\ 4the station depot, improvements to the parking areas, I and pedestrian circulation.As a result of anticipated growth in the area and increased population in the \ , center city, Metra is seeking to explore options for future . z t ti ! parking needs and to improve accessibility to the station r ;'� ,, �. area. Current projections show that by 2030, Metra will • need an additional 150-250 commuter parking spaces. �� • y`` �'• These spaces can be shared with compatible uses as . --"' �'#4.\*r ' long as they do not conflict with a commuters ability to 1'�4 ,; r find available parking. III - •• ` The National Street Metra Station plan is more focused y a • on directions and opportunities for change in the 00.••• 11 balance of the area under study more than a detailed •" � • : 11 ;�1:id.,• '' ` look at the existing Metra facilities located within Sub- . �' E ' •% ' '•\ Area 3.The Station area Plan illustrates the existing Ita.s •s • '��' ; tilt it .t : Metra tracks and station area facilities as"Existing 4 - ti: :�� I. Conditions to Remain". Metra will continue to evaluate . '' .�'1�1 ��f'!.:'' •:-i the infrastructure at the station area for consideration of l��, � bs: , {_•;.' :•- ..:.: l future upgrades. MilW .t - -'1'- }■. • jr '- •.7�: ,: `' �` The most important consideration regarding land U • .. r=,��.z ? and facilities within Sub-Area 3 is the discussion of the 1: '- : : r potential sharing of the lower double set of tracks for "' '• I both Metra commuter rail service and UP freight traffic. ■ =.... . � � ..., n� i r r f ' The UP freight usage on the existing upper tracks is light - : ..1 if and there are advantages in adding a crossover just after ,: t�'• • .a ;,:";• crossing the Fox River in the southern tip of Sub-Area 3. . Ifthis is accomplished the UP tracks can be abandoned 6-4-......4 and both Metra and the UP could utilize both of the 11 existing bridges over the Fox River. IlL -, Use of both bridges allows for the ability to complete •�*•" 'a�'°�� bridge maintenance work on one bridge while shifting Existing Conditions for Sub-Area 1.Current land use is shown in color the rail traffic to the other bridge.Currently that is not and existing structures are darkened. possible and a bridge closure would interrupt and III National Street Station Area Plan 1 31 I ub-Area 3 ■ suspend rail service until the bridge can be put back into friendly"a pedestrian bridge should be constructed use. to connect the structured parking with the Train The potential for sharing the tracks would allow the Station. Currently,a commuter parking in the deck ■ removal of the UP RR Freight Line tracks and several rail on the east side of the river would need to cross the overpasses/crossings through downtown Elgin.The river via the National Street bridge.While there are abandoned tracks and right-of-way could be utilized as walks along National Street,they are directly adjacent ■ a linear trail system. Combination of the rail lines will to the motoring public,which creates an unfriendly require ongoing communication/negotiations between atmosphere for the pedestrian. In addition,once a the City of Elgin, Metra,and UP Railroad. commuter reaches the west side of the river bank,the ■ wide access points of the existing linear commuter lots In the exhibit to the right, locations of possible additional seem to leave a pedestrian without a defined space to parking areas are shown.This parking would not only walk within. serve Metra commuters, but would be a joint venture Given the challenging atmosphere of a pedestrian ■ between multiple entities to benefit the residents of Elgin. crossing the river via the National Street bridge, There is an option to construct parking on either side of consideration should be given to constructing the the river, however,to make the east parking area "user pedestrian bridge with or without the parking decks. ■ ,14\ , . -- -F � .** ,Y�i On the exhibit to the right,the black lines indicate \ SAMa '4�..d where vehicular traffic would utilize access points, III'` eit while the red dashed lines show connection to the train ,,� " 4 � 7' station for the pedestrian. .yr �r In each of these parking options, pedestrian access �,� �� , �w would be through a stairwell/elevator system that ■ ,,,A � .' ti would be constructed as part of a structured parking ,$y , k 44 deck. _ # x Iti i Jr ffI . ` , rl, WP: I I ■ M, VI",w l y1 [a.5� $ smon\ 1 qr- III : ; � ,r . -- K 4_ , , .111 r yr ;:tit.-A IIvr.ou \ ,-------'- pcl } \ 1 t Y %Yli ik \ .. I 1.4,-74 -,-.7. ll _44i. ,,,, --- ... / ill An\ - , . i . . , do II. % ... ', : # ii. :. um ■ 32 1 National Street Station Area Plan ■ 111 I 111ub-Area 3 • Y •Y III A • •.w �� „ vorfir# V& ' A \ f A e vgis it . ., ,,:e. 41‘...., , IN _ . -ge"..,• SR Mk 41 t t 1,w;>.` e",,r7,4-..p, Il h.' ot ., I , v+ . - i .4 ,,, iAiti, \ ‘4'S'\i4:-RIdtli:. 'l/:./21::..-1'' . 'e14*:e;5"r' '' g - t �� . �l SR MR f s ; OM P. \ w S • s ;• . Freight • ;\ n ..b,. \ 4 1, 4 c \s•po• 0 0•0' •••': *14 eg:4 , R MU \ a 1 �l:: E ills v 4c-4 \\4?rA ,...,..„„...- ., ..e....;...„1 -.- .t . ,.... . y +« r s i y SR MR-- n � �eS Q '� ,t,• •,.e ... � R-MF 11F140 • 4,-0%4 %, . .. ,,,,, CR SF IA\ •- •,0 4 t- •• — ..I-4••••-...:y*" ` IIF"- ,..--- ,l'.• •Irstile,,*-1-, rS f(]1{ `y t �-, .-; _ ..E. is., ra,, am u• i . .....c.4, :,_ yp w�i ,�Ri C a { • e - ir 1 +�+"^.1j,4l'.:7' J •CR.SR c R SF y ti . )y . } Y•'3sf"r-V{',�.,��! �`- 1 .tt..-.X _ '�{}i CR SF 'e rip e Y t C".,'T} ...'t .<," k� rrp MP'. \` RSI 1 ie iA - , AA ff.�. J Nationar S �� a ':r' r; IIMetra Train ' , `' CR$F { ill E' iitt( C • tion a.Si Met , . i MD \ .�, . . ,� .. ` F«.,. Track i; ,. ,,,1 •' I pli t CR SF .�[ -F. i , , , , .. .s tri �;, ,, _, :ilk f_ ' s ,„ ,....• _. . 4,,, , RI ; ...., , ,.._ _ ..._ -..ili-t_' i 1110‘... / MARIE V/ ri .` %cif CROUCH CRSF PARK \ i ,A 'd :'7!FIII filik >` II National Street Station Area Plan 1 33 111 111 Sub-Area 4 I PRAIRIE STREET I J :l LAUREL STREET 45- `R } P It Z 1 `f SSt. C,� L STELLA STREET W a -F P 111 U • • 4c.. SkOpO P' Freig h ® p=p :44 J Line jPf, i NOPE CT. 0"P 111 4400 An_ STANDSSH ST. SS♦Et iI1 p► Gs % 91 i WALNUT AYR I.% ‘ 0 7%. IS,1 '� V 1. 91. }R� 4 m 0,00 `sof National St. 111 WA:HLURN STRUT Metra Train W Station e UHT STREET IIIOAR STREET H U a O I 0 LESSENOEN Pl. 0 HARDIMG STREET O O 3 6 2) 111 Metra_ ; MAT STREIT _ t RILEY ST. M D W O Le z r ; Tracks x LORD STREET LORD STREET F .C O>< W SAY STREET Z N I r ROBU ST. V A i ! 3? # . SOUSTFR AVENUE HASTINGS ST Rp.iE?o ■ I 34 I National Street Station Area Plan 111 111 1 III ub-Area 4 111 Analysis emergence of mixed use development along National Sub area 4 is bound by National Street on the south, IllVilla east of the Fox River, offset by lower densities Villa Street on the east, Prairie Street on the north,and in adjacent neighborhoods. While the owners of theGrand Victora Casino have made no public comments South Grove Avenue on the west. about their plans for this casino,we would assume that . `•V '•• h 4,-111-.--x--..� .L. 0'! over time,they would be contemplating an array of land s 'i Ams• ' • v 4 ire'i based facilities to support the casino. :' L i .,* Transportation . ..i 4--1,1 r' .4 ,. elf-.11 National Street borders the south part of Sub Area °� Y• �t:. _ r', 4.The National Street bridge has recently been -- • •. , _-�; . . •'• . . . reconstructed and the street infrastructure is in good r' 4:1—` � t ti ' '~ ; _ ^,. condition,allowing good traffic flow into the Grand I `00110 I 1-* �` _�'' r Victoria Casino facilities and other residential and e4,\ % ' ,z A commercial buildings in this area.All three signalized . , ..*y*►r. ..: intersections along National Street, Grove Avenue, + : �� air Raymond Street and Villa Street,-operate well ranging j�� . w� between LOS B and C(limited congestion)during the • . !#\4‘, ' !tj ti. a.m. and p.m. rush hours.All signalized intersections ,, = ! ! ;� �.;��i have marked pedestrian crosswalks and pedestrian signals. IIV % Sub Area 4 is bounded on the east by the St. Charles\ � it. a 0.ow Villa Street\St.Charles Street intersection, a complicated ;. • intersection due to the offset of the three streets.Any ` Y� 1 ,rte attempt to reconfigure these intersections to meet as a . �. O`„r%\ ' . four legged intersection would require major property �►/ I 'or\� '' and park land acquisition and is not recommended. 4. . 40 i•%003 . Observations $"%, ,p •!�;� , A portion of this sub area that sits up on the bluff J. ``••110 . .-1, between Villa Street and the abandoned railway ROW is . Land Use/Existing Assessment known as the Michigan Triangle.There is a very distinct Sub Area 4 contains the structured parking facility and abrupt elevation change from the flatter area and surface parking lots for the Grand Victoria Casino, containing the Grand Victoria Casino parking facilities II River Park Place Townhomes,a newer day care center, and the River Park Place Townhomes and MichiganTriangle. the historic National Guard Armory,several business properties, multi-family and single family dwellings. In recent years,this area has seen significant changes . Sub-Area 4 also contains a fifty foot wide strip of the in use and the built environment. Approximately abandoned railway ROW(right-of-way).Streetscapes lack fifty percent of the Sub-Area 4 land area has been ample sidewalks, parkways and landscaping. Bus transit redeveloped in the last 16 years beginning with the . is readily available, but access into the Train Station is construction and opening of the Grand Victoria Casino challenging primarily due to crossing the river. in 1994. More recently the River Park Place Townhomes and the Elgin Day Care Center have been completed. Marketing III The Elgin Day Care Center is a very attractive newer This subarea includes a mix of both older and newer structure that has been constructed on the northwest residential units,as well as parking facilities for the corner of National Street and Raymond Street,creating Grand Victoria Casino. As with sub areas 1 and 2, a strong corner view.The day-care center provides an IIgoals for this area allow for selected redevelopment of excellent example of a new building designed and parcels,consistent with the character of adjacent use. located in a manner that is in context with Elgin's urban From a market standpoint,we would expect to see the planning heritage. 111 National Street Station Area Plan I 35 u •- Area 4 . The River Place Park townhomes anchor the north end Improvement Plan of Sub Area 4 and create an attractive and formal street For ease of discussion,this Sub-Area has been broken llwall framing in Festival Park and the Fox River corridor. into three areas,the east section,west section and south These townhomes are a prime example of a functioning section. Each sub section presents with unique issues transit oriented development(TOD).The residents are and recommendations. within walking distance to the National Street Metra . Station, Pace bus routes,shopping, Festival Park and the Easterly Section balance of Elgin's center city.The City should continue to encourage similar redevelopment,and expand this type Beginning with the residential properties along the II development into the vacated Courier News Building/ southwest side of Villa Street,fronting both sides of Lot(located in the northwest corner of Lake Street at Michigan Street and the northeast side of Raymond Michigan Street). Street,the National Street Metra Station Area Plan It should be noted that the Grand Victoria Casino and designates the existing residential areas as Strategic . Festival Park are not within the boundary of the National Redevelopment Mixed Residential(SR MR). Street Metra Station Area Plan, but are adjacent to This designation calls for a combination of preservation 111Sub-Area 4,and certainly have a great impact on this and rehabilitation of structures that will remain,as area. Festival Park hosts various events throughout the well as strategic redevelopment of structures that are year which historically generates a significant parking to be replaced or parcels that will be redeveloped. demands. Both of the proposed structured parking Elgin's continued goal to"de-convert"sites that were . facilities that are a part of the Station Area Plan are within previously single family units, and are currently utilized walking distance of Festival Park,and may be able to be as multi-family dwellings,is also a goal that is reinforced utilized for festival event parking. in this Station Area Plan. . There is a small collection of existing commercial uses This triangular shaped existing neighborhood includes at the northeast corner of National Street and Raymond a mix of original multi-family dwellings, original single Street,with the balance of Sub-Area 4 consisting of family homes that have been previously converted to . residential uses. _ s �► - ,., ,, +•. �` 1' 1� i, ''. 6 II y\ of A��i .... t. f�,iy. -',1 �c ..-► ' t . . - ''1* 4,-441 lir' ' '''. "11.1011111011"..1 I! V•}s ,1l1'. ' r r; rtr. e Section ' r ..... r � ., _- • r i r � '" I `` �hi. � ' ..* ,"'�`�� Limited access onto Villa Street e,, 1 r�t..t t' i 4 \467,0j - ..:(1.:'i� 4 gx r multi-family dwellings,and single family dwellings. tij� ` There is a wide variety of existing conditions ranging ■ ' -:'jam from very well maintained structures that retain their �� N.�I historic architectural integrity as well as structures that are in deteriorated condition and/or have been stripped � � ` ~ of the original architectural character. II Villa Street has few curb-cuts on the opposite side ��' SR YR . of the street from the Sub-Area 4 boundary due to . A . / + the presence of an alley system which provides rear ':. iiit... access to the homes facing Villa Street.The southwest side of Villa Street within the Sub-Area 4 boundary ;� \''),A, �` has numerous curb-cuts along Villa Street which are . ettl,�t! \ unattractive and create conflicts on the well travelled &MUSR.,R t_ _ four lane collector street. III 36 1 National Street Station Area Plan ■ IIIub-Area4 PRAIRIE STREETj' "+. k'JI� *. :. ,P..•� r,1s `� ".�e • " ''it-r-.rliT tat r F. '2N1. D •� iikl\tqk dfr '- . --firr- - ....4(1_:4 ,476. -4,4:: ilk-,itr,'").4.0'' 0,,,,,ot..,......,.y7r.r. is ‘. N 414#t. , r. ? . .r..I-- . • : - ••lc .-—INT. • AO G ` . L 111 hlk 0, ..", 16. \- v s 4‘• G il*v --.0„,#......4.‘•-.40, y ' 44#• As: iF•' . ,. jam ♦ • ♦ - ,r' ' F. a , ,A . , -#. 0 '‘4....A *, #4,*,;:44 _. ,.,.i... . • •• ii .. \t \ . -:. - -. ,- . , , l'.4,-- '‘ 4%*1' II : le,c,' . r• . ere4• ier 11 j.i.% 144, .....4‘ '1,1.._, t:,.144. . \:.\\*Its ; N .II ;0041, . . ,.... .III * \ '. 4*,e t,%e • it,' 6,c,, 'Ci-r'*- - - ML. , . „.. , A ...t. • • , • , ....- . . .....u....„ A Schematic of existing buildings within the Sub-Areas ■ ' .• - .., + .r—". 1r s..-' r•.741F 44 •._ ` ,-it` -7440,34-"..;:;.77:". ":11;••," .SE or. •. '" MIAMI `�_ Former Courier PRAIRIE STREET • •*r i'yam. ■ '4 _ i '`� ,� ` News Site. Develop - f �` •;L..a l'j ..� �, r �►.\ r,. +''� into row homes „1' rx T ,;TIP', .' .' ''"'t' . . Possible ` „- ■ 1111401 `~ LAUREL STREET . \ ` Alley System .}.�- ;' 1 � " Strategic '�+■ .. �� *`,, Redevelopment y;, `` , ` STELLA STREET ■ ''r a r • iia �� i .44 r ' . J I4.Pier;t tit 1/0 r , 0 J�wf f II • ti,- % \ 4,s/a ,\Nii '• s• IISchematic of possible alley locations along residents that front Villa Street. National Street Station Area Plan I 37 I ■ 111 Sub-Area 4 . With all of the above factors in mind, the Station Area Southerly Section Plan recommends that this residential neighborhood The Station Area Plan illustrates two locations that should be evaluated in greater detail to determine which are designated as Redevelopment Mixed-Use(R-MU). . structures should remain in place and which structures One location is at the northeast corner of National and parcels are candidates for redevelopment.The Elgin Street and Raymond Street where there are existing Heritage Commission currently maintains an exhibit businesses located in a combination of non-contributing III showing which homes are considered significant, commercial structures and prior converted single family contributing, or non-contributing. While this exhibit is a homes.The Station Area Plan recommends that this good starting point,the City will need to work with the corner be redeveloped so as to retain businesses in new II to determine how best to restore the structure to structures and be designed to be in context with the it's original condition. established character of the existing neighborhood. Once this base information is established, a detailed Parking areas are limited in this area. Which will have . plan for the rehabilitation and evolution of this an impact on the scale and uses for proposed new neighborhood area should include recommendations structures. for infrastructure improvements including minor The second location designated as Redevelopment . revisions to the street geometry(e.g. at the corner of Mixed Use(R MU) is located along the north side Michigan Street and Lake Street)as well as the potential National Street between South Grove Avenue and the to install an alley parallel to Villa Street.This alley would railway ROW.This area is located directly across the III individual curb-cuts onto Villa Street between street from the existing Clock Tower Plaza Shopping National Street and Lake Street. Center.This site is currently utilized as a surface The exhibits on the previous page include an example parking lot for the Grand Victoria Casino.The plan is II how this Strategic Redevelopment could be recommending redevelopment of this site to allow accomplished. for expansion of the National Street corridor and to i (`J y� /'.. .JVLI -W•.. - fp' h * -r ` ,R { I'':.JIa► ._ _ F� MOM MEM -•.- gii � Y r r w Y'J . 'Ir vfdrip • Of \ r; 1_ �, l- \ SP-MR faJ • • AP' 4. --, , , tr_.... .5 le)..,,,e\ 4411",A / , : ..147. tp, w— ' 111 C 4 N4!ff - • ..t: . . ---':. ", . iiti . „e:io4i.- 4i0N7. ' :;. • * • ' ° ° • S\ ,,, -I N4,,' .,. ,,,,,,,... .. . %z,t .\ fres##%\ \,,, '40 S 4111)) II . - ". N", . ...CNt. itt, 4 �� SR-MR 'S, \ \ ..illix N...,,,-,. ' , 4 -MR .• �� ,,,it-.41%.\\ C ` N Mll *4° 1. WIv II • `` \ \ RMI: ‘ .I- . R-�AU ~�� SRMRt II 38 I National Street Station Area Plan III . ub-Area 4 develop an urban street-wall opposite the proposed redevelopment of the Times Square Shopping Center. ______-____--- 111 _�—=J +�" . This northeast corner of South Grove Avenue and _ ,..........,!.•= National Street would need to be redeveloped along Y = --r 11 �111 13 ;,p $ with the southeast and southwest corners.This �{ If TIL intersection is almost the mirror of the Walnut/National �_ tCil 16--- _ •. : -.: .----..., . Street and State Street/IL Route 31 wherein three — i' corners need to be developed with a street wall, and the .`� I k i 1 1 i . remaining corner is to be open to allow views into the - ' — P. Fox River and Riverboat. Westerly Section „..„_. _„,,, . Finally,the National Street Metra Station Area Plan Elgin Child&Family Resource Center illustrates sites which have previously been redeveloped. These areas are shown with a hatch pattern, and . indicate that the "Existing Conditions are to Remain." Within this section, significant rehabilitation has already occurred, or the existing structures are complimentary . to the overall plan. The Elgin National Guard Armory, Elgin Day-Care Family Resource Center, River Park Place Townhomes and the I i”. IIIGrand Victoria Casino structured parking facility, are all beneficial to the community. . Final Transportation Note As the Plan is implemented, particularly for �atlona Armory :u,.Ing recommendations of land use changes to the south . of National Street in Sub Area 5, consideration needs to be given to any potential impacts of future traffic , conditions. In order to resolve any potential traffic 111 conflicts between existing conditions and the proposed A, redevelopment of Area 5, it would be appropriate to conduct a study of all access points within 1/4 NiiiiilliPPIPIIIi,.....,. . mile of the South Grove Avenue and National Street �7 ' , intersection. Of particular concern would be the length r - of turn lanes, and/or timing of turn signals on existing street lights. -_ — --_ Casino surface parking lot . �� .'~ - _: t IP . ..r w.�a , mammon aoia.aal •• a ' _�r• - • -- --- III —sir ;71 11111 �� 1 A' " , 1 ,; r _ JL ' '"-, ia� ___--E_ -.. _ - • - -- 'Iver 'ar 'ace own omes 111 National Street Station Area Plan 1 39 I III Sub-Area S 111 PRAIRIE STRUT PRAIRIE EMIT II v LAUREL STREET *N. s* y�o II IA y` 45` STELLA STRUT . �(f JPO 4.‘ C 't * UP RR 1� a 1:, Freight ® ` j�E,r Line `, . HOPE R. . b. '.y0111' 2pU t ` rS STANOISH ST. o SA • , y•i,, `�' S F W h '` 111 t. F MP�� re M WALNUT AVE. $ 1.-- 7. '. '� F 'Pc- tPS.P� .h }� .' �P C5. 'le..g'at� G S{VSil II ^�'1 R M R YI.RWOpp S. National St WASHBURN STREET etra Train III W S • tion t [ENT STRUT ill J = OAA STREET 5 0 v. 5 ll l[ffEND[N/L = O HARPING STRUT 0 C..) 6 Ei Ei s 2 Metra t i � MAT STREET _ <' MDW MUT sr. o = ', s Tracks II LORD STREET } LORD STREIT 3. N } P ■ 11 2 w C ; SAY STREW = f [oar n. i 6 SOUSTER AVENUE ; ; . HASTINGS ST ht.R DEET(40 Il 111 40 I National Street Station Area Plan I . • Sub-Area S • Analysis Land Use/Existing Assessment Sub-Area 5 is bounded by the Fox River on the west, There are three distinct land uses in this Sub-Area.The 111 National Street on the north and St. Charles Street to majority of the site is commercial,followed by multi- the east.The southerly boundary is a zigzag line from St. family and single family.A small park exists at the Charles and Watch Street to bent Street and Wellington corner of National Street and Villa Street. Streetscapes . Avenue lack ample sidewalks, parkways and landscaping. Some streets were constructed as half streets and have * ,; remained that way. Bus transit is readily available, but . _,` 4%,....e :-�i' access into the Train Station is challenging primarily due IAilI. `�I� © llt to crossing the river. �, Marketing ,'- -- r 40, This sub-area incorporates what we believe is the key f- I redevelopment opportunity in the National Street ~ ` Plan,focusing on the redevelopment of Clock Tower . "' r �� Plaza in a mixed use framework,allowing for either 1 !-'� �_'" rental apartments or condominiums. Retail would ��^� `- be supporting in nature,anchored bythe presence . . �► `��-. L PP 9 of grocery,as well as restaurants and services. As ,I,,; redevelopment of this site will be expensive,greater kVia, densities may be needed to offset development costs. . -� �"�• �'110e It ' Transportation National Street borders the north part of Sub Area . aii.� `~ 5.The National Street bridge has recently been reconstructed and the street infrastructure is in good ei "''is condition, allowing good traffic flow into the Grand . �i l Victoria Casino facilities and other residential and ' _� commercial buildings in this area.All four signalized _" ■ !OE''r '_• • intersections along National Street,Grove Avenue, ;_il.�' r;� Raymond Street,Villa Street and St. Charles Street, . 11; t !� operate well ranging between LOS B and C(limited --1 � CS, 1 congestion)during the a.m. and p.m. rush hours. ■ CJ..,, All signalized intersections have marked pedestrian 111 . crosswalks and pedestrian signals. 7111111111, ... A"' - a. II lit1 ■ 111Existing Conditions thru the abandoned railroad right-of-way 111National Street Station Area Plan 1 41 1111 Sub-Area 5 . Sub Area 5 is bounded on the east by the St. Charles\ Improvement Plan Villa Street\St. Charles Street intersection,a complicated For ease of discussion,this Sub-Area has been intersection due to the offset of the three streets.Any IIattempt to reconfigure these intersections to meet as a broken into halves,the east half and the west half. five legged intersection would require major property Each sub section presents with unique issues and and park land acquisition and is not recommended. recommendations. II Half Observations The east half of Sub-Area 5 is bounded by National Sub-Area 5 includes approximately 40 acres of land and Street to the north, St. Charles and Raymond Streets to . represents the single largest potential redevelopment the east,Watch Street and Bartlett Place to the south opportunity within the entire National Street Station and Wellington Avenue to the west.The east half of Area Plan boundary. Sub-Area 5 is an "L"shaped parcel that is predominately . A number of items are notable to this Sub-Area: residential with a scattering of a few non-residential Beginning with the abandoned Railroad ROW,that runs properties interspersed within the neighborhood. The frontage along National Street between Wellington parallel to Wellington Street. It is a large area of open . space that is not being used productively. It creates an Avenue and Raymond Street includes a mix of historic obstacle for residents east of the ROW to access the masonry row homes and mixed-use commercial in center or the river front. buildings.The National Street Station Area Plan calls for shopping these buildings to remain as is. . Likewise,the large expanse of the Clock Tower The residential block(between Wellington Avenue Shopping Center parking lot,the lengthy rear/side and Raymond Street)south of the mixed-uses fronting walls of the strip mall and the large fenced area of the National Street, includes single family and multi-family . Rivers Landing Apartment complex make navigating structures. Many of the multi-family structures are the west towards the river difficult. In order to access the result of prior conversions from original single family river front, a resident from the east would have to use dwellings.The Station Area Plan designates this block . Wellington Avenue to National Street,to the river.The as Strategic Redevelopment Mixed Residential(SR absence of a grided system of streets is noticeable. MR)which calls for a combination of preservation and The oversized block at the southwest corner of National rehabilitation of existing structures, as well as strategic II and Villa Street does not function very well. Access for some parcels in this block is only through ': ' SRMR .� , • an alley. Several parcels have no frontage on a public 4r ,, 1 f 6. �j roadway system. '' 411?r• Bartlett Place appears to be constructed as a half street. OP' Oke Right-of-way is deficient to expand this public street �. SRMR �'' to a standard street cross section. Compounding the . problem is that the roadway section traverses the bluff _ area,and from Raymond to Wellington there is a 30+ - ).,..,..4.. N ifoot elevation change. \=a ' ,-• sR_MR ` '` 111 R Mil ;'• 1� RMU �' l •.r SR MR ��"' . ' 111111110 ,„ / R hill ti r • -jilliell \_ - - R h1F r' I. .•16p ,___,-------- )4,41k. SIR A Watch Factory Observatory �4 -' 42 I National Street Station Area Plan ■ 11 . ub-Area S redevelopment of structures that are to be replaced or chamfered corner at Villa Street.Any proposal for parcels to be redeveloped. Elgin's continued goal to "de- the redesign of this block will need to start with the . convert"original single family units,that are currently preservation of the observatory and other significant utilized as multi-family dwellings, is also a goal that is and contributing residential structures.A redesign of reinforced in this Station Area Plan. this block may offer the opportunity to provide new . To the east is an oversized block which includes a housing for the Elgin Housing Authority to complement public parking lot at the southeast corner of National the existing neighborhood. Street and Raymond Street, as well as a public park at . the intersection where National Street and St. Charles Street terminate into Villa Street.While the geometry Sub-Area 5 Easterly Section - Possible Solution of this intersection and close spacing of two traffic The most easterly section of Sub-Area 5 contains a wide . signals creates traffic challenges,the northeast notched variety of existing land uses. Surface parking lots,open corner of the block is also a key focal point at this highly space,the historic Observatory, Housing Authority visible intersection.This intersection acts as a gateway Buildings, Single/Converted Single Family and Multi for travelers entering Elgin's southeast side from both Family structures all exist in a parcel less than 6.5 acres 111VillaStreet and St.Charles Street.This is a well travelled in size. intersection as Villa Street continues into the center city and beyond,changing names and becoming Dundee Given the width and depth of this area, it is difficult to II Avenue which has an interchange with Interstate 90 on create useful lots without adding some infrastructure in Elgin's northern boundary. a street system.The option below, would add a short segment of street in the shape of an inverted "L",that At present the public park and parking lot are would isolate the existing Observatory.An alley should ■ underutilized.The National Street Station Area plan be utilized so that curb cuts along the collector roads recommends reinforcing the street-wall along National (National Street and St. Charles Street)can be avoided. Street and turning the corner following the existing II geometry around to St. Charles Road.This block A wedge of open space can be maintained at the is designated as Strategic Redevelopment-Mixed corner of Villa/National/St. Charles.This wedge may Residential (SR-MR).There are several significant historic also be adequate to place a roundabout to resolve this III homes in this block that should be preserved. circuitous intersection. This block also contains the Elgin National Watch vw;� / ��a�• . Or_w , ' i n"""f' '41 ii Company Observatory located at 312 Watch Street.The .. Sk. 4 l4 �. ' ' •Y r, .„. ii observatory is currently owned by the School District 3rR, +►�. "`'`�' U-46 and remains a prized landmark where precise time Single rs-, of the movement of the stars was recorded to set time at ‘e Family ..' t'� M the Watch Factory.This structure is very well preserved A , . and sits prominently on a large lot with an expansive Lots IIII.Illr2.1 _ front lawn.The observatory will remain as a permanent ` fixture of this neighborhood anchoring this corner of the IIIStationArea Plan. The Elgin Housing Authority owns and manages a small apartment complex with access from Watch Street. In The apartment site plan and building design does not conform to the context of the surrounding historic neighborhoods.With the Station Area Plans designation -� y�,,, 1111of Strategic Redevelopment-Mixed Residential (SR- • MR)for this block, it encourages a detailed plan that SR M" 0-1 `.s`�. kr can involve parcel consolidation and possibly new :'*\.-0- , �r 0z. infrastructure to break down this oversized block into 'pnew development parcels for single family and/or multi- 'sfamily dwellings. Gzc New '"04 By utilizing the public parking lot and a portion of ;> 1- =2 Roadway . the park space,the highly visible intersection of Villa/ 9c National/St. Charles,can be lined with residential /\S SRMF lit . facades with a narrower public green wrapping the Possible solution to break down large block. National Street Station Area Plan 1 43 III ■ III Sub-Area S ■ West Half The west half of Sub-Area 5 is a parcel of land south of Area, have limited access to the amenities other than via IINational Street, west of Wellington Avenue to the Fox National Street. River and south to Bent Street including the existing In order to resolve the issue of limited access to the Clock Tower Plaza Shopping Center and the River shopping or the National Street Metra Station, the plan IILanding Apartments.This area represents approximately illustrates a new grid system of roadways as follows: 26 acres and is owned by only three parties. » Extend Watch Street west to the Fox River corridor and to a new river front roadway. . � � » Extend South Grove Avenue to create a "T" f'• • -MR \/g�+. • SR-MR 44 intersection with Watch Street extended west. ' „.„, , , 7 ___. ..A i , ,• » Extend a new street from Wellington Avenue to 111 A the new riverfront roadway to create a residential �� 1 4111*H7.4; block(Yarwood Street extended). . ' ' R MU » Extend Bent Street west to the new river front ,/P 1lA t roadway. SR-MR .,• ;� f5. » Extend Lessenden Place(in Sub-Area 6)to theil 0-‘..„:„.,4'� • `'$►' new river front roadway. \ R MU KO° . -\ ' .' 4701' \ \ R MU \ . \` SR MR S2 /0, $ 41 4 ` .. 1 v: fr RtIF .. �' R..w SRMRX 1\ 'f -1Pll t k ,-_-4.. .... 11 ,. ..,. .... ... ...., . • us.., 4`it 400111 ..0 II ..-p” _-,, t.11'.'"-. R-SFNe • ; ... ‘,-.4.044) • lea\ 4 MAC/ Illr ".';',..P. .„„.„. CR-SF . 4. 4 IX A sr IIti van _ ip The front face of the Clock Tower Plaza shopping center has an unusually deep setback(600 feet±)from National Street and creates an "L" shape that faces ` " • National Street and the Fox River.This configuration as turns the back of the shopping center towards Wellington Avenue and the residential neighborhood ' 111 - blocks to the east.There is no access from the - *' Mot ii V neighborhood to the shopping center other than from Wellington Avenue near National Street or at the main . entrance opposite South Grove Avenue at National iit Street.This lack of access continues south along RILEY SI. Wellington Avenue along the frontage of the Rivers II Apartments.The adjacent neighborhoods to the east, despite having very close proximity to the Fox ,. R w LORD STREET ■.- River Corridor and the National Street Metra Station Existing Roadway Network at Sub-Area 5 . 44 1 National Street Station Area Plan 1111 III . Sub-Area S The opportunity for redevelopment of the entire west ROW, (approximately 8.5 acres from National Street to llhalf of Sub-Area 5 lies with the potential to remake this US Route 20.)The City of Elgin has previously purchased area into a vibrant mixed-use community that would small areas of this ROW to facilitate specific projects. be integrated rather than segregated from the adjacent Previous communications from the railway agency . neighborhood. following those smaller purchases have indicated that As shown in the diagrams below, the installation of they desire to discuss acquisition of the balance of the this street grid serves to breakdown the super block ROW. Currently the ROW acts as an additional barrier . which inhibits vehicular and pedestrian circulation. between the redevelopment site/Fox River Corridor The proposed street grid for this area of the Station from the adjacent historic neighborhoods to the east. Area Plan connects the existing neighborhood, moving Acquisition of this abandoned ROW would also allow 111 up the bluff toward St. Charles Road, to the proposed the reconstruction of Wellington Avenue to a urban redevelopment and to the Fox River Corridor.This allows cross section per the City of Elgin's Design Standards. for a substantial increase in circulation from the existing This acquisition is key to facilitate the redevelopment as II and proposed neighborhood area to the National Street proposed and illustrated in the National Street Station Metra Station.The plan calls for a new pedestrian bridge Plan. in line with an extended Watch Street.This improvement The owners of the Clock Tower Plaza shopping center lines up with planned modifications to the Metra have approximately 11.4 acres, the owners of the Rivers IIplatform pedestrian access locations. Landing Apartment own approximately 7.5 acres and It should be noted that the National Street Station Area the abandoned Rail Road occupies approximately 3.1 Plan anticipates the acquisition of the entire rail road acres along Wellington Avenue within Sub-Area 5. I ^ II 11, .+ • � ---"----\ F . ,s,H,„ t. sv - . .„--, , _ , N M:. • II 400% , :.• .� �ze�;aa` v F / W- �� \ . _40 ._ �" u OF 1't�0 4i ,\ Mt- CR , II gm Ili s +�. 1 HH n+fes Blot s0 s ' i, , i , \ \ 's' \ I II Lessenden Place \,, RILEY111 S 1 >l RII "" \ '�\ / ' ea ` . t 1 Y Ms ! CR 9F 1 . Existing Roadway Network at Sub-Area 5 Proposed Roadway Network at Sub-Area 5 National Street Station Area Plan 1 45 ■ II 111 Sub-Area 5 111 Y ,r , 111 liErt 1a.'s1 g cmws II r Y ,. w III Blocked access to the Fox River Corridor by existing structures.This view Blocked access to the Fox River Corridor by existing structures.This view . is from Bartlett Place at Wellington Avenue looking northwest. is from National Street at Wellington Avenue looking southwest. The land area inclusive of the Clock Tower Plaza in this location,a well designed and executed mixed- Ill Shopping Center,the Rivers Landing Apartments use development can be accomplished.This would and the adjacent portion of the rail road ROW is transform this location at the south edge of the center designated for Redevelopment Mixed-Use(R-MU)and city into a vibrant mixed-use neighborhood. The Station 111Redevelopment Multi-Family(R-MF) in the Station Area Plan preserves the existing Butera grocery store in Area Plan.While both the shopping center and place as well as the adjacent in line stores.A phased in, apartments have high occupancy rates and remain incremental redevelopment plan,can be coordinated in IIcommercially viable,they are aging and were designed a manner that retains desirable businesses that currently and constructed in a manner that turns away from the lease space at this location. Similarly,the Rivers Landing adjacent neighborhoods and streets. Apartments site can be redeveloped incrementally in Due to the significant size of the combined infill parcels order to retain residents at this location. . IIIt . , �/ " ' 0 r . ti, • A �: :i : • .♦ •rte - ` y It r,'"'' e ro :�'iII 4 ` �. i1` • 1_''' . II • Z � • "� .yam ' -;•."-;•." .'* + II rte, ', ail�"" t` 111.,r ./ . . ■ Existing Conditions at Clock Tower Shopping Plaza.Long stretches of building prevent access to the river by the residents living east of the Shopping Center. 1111 46 I National Street Station Area Plan . ■ ■ ■ Sub-Area S a iS .01 �-' •yam, ... � 111 o. • ?JO* . IINi III . ,14011111,"--: ,- 0. ,... ., 11 4, '::: ' ifillegPit. 11 ^�`- •. j; ''t' J ..;,yam r,. /` .r ...--:„....).0.046E-- . .5.. 'r"."1' - ......ii, �, r r • ■ Phase 1:Remove a portion of the storefront,and extend Watch Street through,aligning with the front of the existing Butera Grocery Store,and 7"into Times Square Road.Extend Grove Avenue south to intersect with the newly constructed Watch Street roadway. Illirli4'9°.lir- so..,IP:. - •....,:j. ,AI•. III . 111 .41111A r III .0 ir -.. - „rte' ` •. J. �,•„1��1L rS - _ -• _ ril•l -� ' x.. .t�t, k--- _ _ s r '--.%.> 1111:ir'r.'1.1..".'.4eAt''r.1 - .e.'".• 01fr .4('''''' . '.., '*•7.. ' .Ali git . � •• l '%` 441 Phase 2:Construct a new mixed-use building to anchor the southeast corner of Grove Avenue and National Street.This new construction can also begin to ■ provide structured parking,thereby eliminating the expanse of surface parking. National Street Station Area Plan I 47 ■ 1111 I Sub-Area S II � i I I/'odo � ... • 41. . of - . - ...- _ • .. ► . � III • 'le 00 ,e4L' ,. 41"r 40 al • ' ,i, ' ,....;„,,-„. ,404.11.01,100.0,411010 0. i 111 111 A 3n /�• ~rf • -a-' . - ' i' _-'`'`1 IF * • • III Phase 3:Create a pocket park on the northeast corner of Grove Avenue and Watch Street.This pocket pork will be a passive park,creating space for residents 11 to gather.Provide amenities such as benches,paved walkways and adequate landscaping. • 111 1111 f �• • F V ,......400:,sr:., ..411,40,H......„71,.:,........7-1:. ,-.... 1lik r --..� :jit:::.:::::0;....„--, ' ► '• f .. -. 'fi} r, y �'r r. 7••• II II 1*"' Add Phase 4:Construct mixed-use buildings to line the edges of the pocket park.Behin. the mixed-use structure,a row of townhomes can be constructed to face the existing residences along Wellington,thereby,creating a positive view for existing residents. . 48 I National Street Station Area Plan II III . Sub-Area 5 The Station Area plan designates a shared public The number of parking stalls will be determined by the structured parking facility at the southwest corner of actual building plans. It is however,anticipated that 2 . National Street and Grove Avenue, adjacent to the new parking decks on the Butera Grocery site,would Fox River corridor trail system.This parking facility generate a minimum of 500 stalls. is envisioned to be on the lower floors of a vertically � �, mixed-use structure that would accommodate retail RMu �� 111entertainment,office and residential uses. Most of ther,,'`` j .�il''Os first level (surface level) parking would be designated for grocery store and/or short term retail parking only. It is aze SR-MR IIIanticipated that designated commuter parking will be incorporated into this facility as well as additional parking ':`012' 04 % ~ to serve the occupants of the balance of the building(s). :y - RF S"""R IIICommuter parking located in this proposed structure would allow for an increase in parking to address future demand. More importantly it would establish commuter `�� R-MF ,,4, parking on the east side of the Fox River.This will allow . residents from the east side of the Fox River to park ::. ' adjacent to the east bank of the river and walk across c. � \ ,:1/4 R-MF . the National Street Bridge to the National Street Metra t Station.The Station Area Plan calls for a new pedestrian \ °- `: ,..T} bridge to directly connect this parking deck with the It �< i•S , , . National Street Metra Train Station. Based on the current s ` R-SF train station layout, parking at the proposed structured , facility on the east bank of the Fox River will result in a . shorter walk time and distance as compared to some of Ni IIp Possible pedestrian bridge over the river would provide easy access to the the existing commuter parking, in the long linear lots. National Street Metro Station for residents and commuters originating on the east side of the river. P ' . . e .0,"( r . 1111 'I'.... 7,_ .-irp---iL -4*---- .i:_ __ _ IN . , . * ,di - ...„ . : _ ::1 ". SI 1..,,. . : '4, / , .416°111111111111110. ' 111°41111".......... e:s. 1 ."'''. : 4. s .� - -. 4111114.,L:..... -- _ - .. 1 ,:,• ".+44140,:---6< 4-41I-OP 111 `s i • . —. .:*:.:111..,......."::;"..... R5i ,,,III F • : Phase 5:Construct a residential building on the southwest corner of National Street and Grove Avenue.This complex con have multiple levels of structure-a-"'" parking with residential units above.Parking can serve residents of the building,Butera Grocery,Metro Commuters,and visitors to events in the area.The . construction of a pedestrian bridge,to link the east side of the river directly into the train station would encourage commuters to park in the new structure. National Street Station Area Plan I 49 III Sub-Area S . Top Floor-Apartments/Condominiums 4"411PPP---------------y i III ' Fourth Floor-Apartments/Condominiums ■ i Third Floor-Apartments/Condominiums.Green rooftop . --.7 over parking structure. 414 II --.....—..... Second Floor-Top floor of parking structure on both 111kms,, Isides of Grove Avenue extended.To the east,along 40097 Wellington Avenue,townhomes. ---'—ii / 111 74, First Floor-Ground floor would consist of mixed use space,the first floor of townhomes,and the base of- /7:6''-:' - -—-..im1"V ..�1 the parking structures.Grove Avenue and Watch Street " are extended into the mega parcel to create 3 distinct r �� parcels that are more manageable in size. II III The Station Area plan is calling for new structures Wellington Avenue. Improvements in the aesthetics to be designed to place facades along the streets to and uses along the west side of Wellington Avenue 111create a true sense of neighborhood and an attractive should be a catalyst to a renewal of the east side of streetscape and pedestrian realm. Essentially the current Wellington Avenue as the current edge of the historic one story retail center with a large surface parking neighborhood. II would be transformed into a vertical mixed-use The intensity and residential density of the combined neighborhood.The existing Rivers Landing,three story redevelopment area would increase substantially apartments, built adjacent to the large parking lot from the current conditions in the west half of Sub- would be transformed into an urban neighborhood Area 5.The proposed mixed-use development has integrated with the existing historic neighborhood to the opportunity to place additional residences within the east as well as the proposed mixed-use development a very short walking distance to the National Street to the north. Metra Station while greatly increasing accessibility . Reconstructed Wellington Avenue would begin in the to the station area from existing neighborhoods. form of a boulevard placing the historic Elgin train depot Beyond the transportation benefits,the redevelopment in the center island.Wellington Avenue would then as envisioned will serve as a catalyst to additional . continue south as a non-boulevard roadway adding the neighborhood improvements on other blocks within railway ROW into the redevelopment of the land. the Station Area Plan boundary and beyond. Finally,the It is envisioned that row homes/townhomes would proposed new street system creates greatly improved . line the west side of reconstructed Wellington Avenue access to the Fox River corridor and to the regional to create a residential streetscape on both sides of Grand Illinois Trail system. ■ SO 1 National Street Station Area Plan III . Sub-Area S ' III 7._ ----1, L. . , t ''' 4111411001141%1100„...0-°`- .L ,•- ` ; -- --' 11,4--41111" ..- ..;7._. 74 , . , , , , '...4: •• ,"--1-* :: e4 - ' 40144, ter, / 1 ,,/,, �'$-- -.�`-. - `-- 'of: ,/, . T /. /.. fifoo * , / 'IIi Phase 6:Reconstruct the existing apartments.These new residential buildings con be a mix of rental or owned uni; Increasing the height from the existing buildings will allow more open space to be created,and therefore,more pocket parks for the residents. III P;:oe., • __, 1 r_, IIIr ..........- -111 or- i i ( .; -` �1�i ��'---.4 - : . .. i _ II II L y ii 7 M f t !�t I _f l ; s« ,ra 't' r1 -_ ----,----, „, ____, —. . --- - , .1 ..iiiic_t_ ,, 1., ,, i , , t. , , 1 i .4,, , i„I . 11:-_ ._-___ _.'. .1..7. ' l''' - 4 1 ' 'Av. '''. P .--.,-;-_• fit Q- -_ gid- '\ ■ Possible view from the intersection of Grove Avenue and National Street,looking southeast into new development III National Street Station Area Plan I 51 III Sub-Area S ■ • f eft, .i.. 3 , •- t.,«•y t' III illI III jF Ill . Av. , Jo, 4,, / . ., ei,. . 111 vioer 4111111110, ,010 _r-- . III,_. a ,r -,` .�. Overall plan for all Sub-Areas combined. • Final Transportation Notes IIIn order to provide adequate access to existing and the area and since they lead to Raymond Street and proposed land uses in the study area, it is recommended would be considered the main roads leading into and that there be a change to the roadway network within out of the development. Parking could be fully or IISub Area 5.The existing street network lacks continuity, partially restricted on Bent and Watch to help establish these routes as the main roadways into and out of primarily in an east-west direction, prohibiting access to the redeveloped area near the river. Driveways into the riverfront.The proposed roadway network suggests developments within this area should be placed in areas . extending Watch Street,Yarwood Street, Bent Street, that do not conflict with other intersections. and Lessenden Place east-west,with Lessenden Place also providing access north-south. Bent Street and The extension of these streets would take the pressure Watch Street could be designated as the redeveloped off of National Street as the only east west access into . area's major streets,since they extend to Raymond the area as it currently exists.Allowing for additional Street,which has a signal at National Street. Bent Street east-west streets allows any traffic from the proposed extends all the way to IL 25 and even further eastward developments to be distributed more evenly, reducing . to Villa, so it would be a very attractive route to get congestion on National Street. people in and out of this redeveloped area. The exhibit to the right shows the existing linear As part of the traffic control of this new street network, commuter parking area,two possible locations for . it may be beneficial to limit traffic on some of the future parking structures,a pedestrian bridge over the new streets,depending on the density of the full river,and the new street network for Sub-Area 5.The build out of the proposed land uses.As necessary, red dashed lines show possible pedestrian routes,while II Place and Yarwood Street could potentially the black lines show vehicular routes.The new street be westbound one-way roads; Bent Street and Watch system improves access to multiple points of interest for Street would provide enough two-way access to various modes of transportation. . 52 1 National Street Station Area Plan ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ Z Cr itIN, Ti s e \ l ®'S' ' 4.'60 .a AL.III umi .00„... Ill,,,.414:110 -c filigp '. \ Sit- Ay co IMII moo,)1111.1.„....L..........., a - ,. 4 \•6:..# glif �� ,, ., N A tt..1.11 444 .., '' iikt..2 4. 'ell a , . \,,,,r , 7 / , ... . ,,, ,,, , � i •`, ,� �. ► ��► s ��y � 1,`� ijlts ��7 'ter ,d"' t r;is ad } , . - •..'Aid.si +':t, ' a .41.$1'. ,� , Q i1 W 111 111 Sub-Area 6 11111 ■ PRAIRIE STREET PRAIRIE STREET III PO fail' LAMifIRET nEwa �** c� oDf Il ,,_ f,Y STELLA STREET cf S..t J 'IJ UP RR 0 . off, D`° �, d Aff� Freight ® �'� t,Dyo `4�, fT Line fA*,., . HOPE CT. SAt"Vpt Clot' fA i t EIT,t 0' Cl STANDISH ST. OStAEE 7 nON c. ' 111 _ } s O TA WALNUT AVE gS ,f 'E. *�* ORR f� f O f`f�ar`�P oo111 eti •IP R 3,... National St. A 111 WASHBURN STREET Metra Train W Station e tBENT STREET . .. t; OAR STREET O LESSENDEN PL • . HARDING STREET 1 O :' O I,. et ra II MAY STRE[T ' W 1 c RILEY Si g . 111a I Tr. cks O r LORD S M STREET w LORD STREET A N w r r 2 II AOZ u? SAY STREET E = = , *OBEY fT. I �> 'OUSTER AVENUE IEl HASTINGS ST th4 1 2. a 111/L(,10u„ 111 54 I National Street Station Area Plan ■ 111 Il Il Sub-Area 6 ■ Analysis Marketing Sub-Area 6 is bounded by the Fox River on the west, Goals for this subarea reflect the need to both sustain ■ Bartlett Place on the north, Raymond Street to the east, older historic homes along Upper Wellington, while also and US Route 20 to the south. targeting acquisition of homes along Lower Wellington Land Use/Existing Assessment to create an expanded park and open space along the IIriver. This acquisition would need to be undertaken as This area is comprised solely of single family residences. part of a long term strategy. No public parks exist within this Sub-Area. Streetscapes Transportation II lack ample sidewalks, parkways and landscaping. Some streets were constructed as half streets and have There is a lack of a street network and infrastructure in remained that way. Bus transit is available on National this part of the study area. At a minimum, streets need . Street, but access into the Train Station is challenging to be reconstructed to provide for adequate right-of- primarily due to crossing the river. way, proper drainage, appropriately sized parkways, adequate sidewalks, and lighting. . :. -- ,m,_.__.x ."„` Observations ��;� ."`•r!„� , mss There is a significant grade change between upper \ .t(S •�� , _ and lower Wellington and it has created two distinct A ` k1-1 IIIneighborhoods. In some locations the upper and lower � ^\ r , ; 5•',y section of Wellington Avenue have a vertical separation of 30 feet in a distance of 100 feet or less. si 44 s t �,.^ K•,i "� Upper Wellington Avenue is a northbound one-way '1- street beginning at Hastings Street and staying a one 111=1 ilerrlikkU *.;'1 +:< � ,..k a way northbound street to Bent Street. Upper Wellington ii 1' ...' > t Avenue has a narrow width with parking on one side. n �'� 4:::44"-,. -y. t;,�. Lower Wellington Avenue is a southbound one-way a� , .. Vio VV-An.. 1 street that terminates in a dead end where it is very 111 �j -I ,.o r,! difficult to turn around. It should be noted that the C1 , ` # `- condition of lower Wellington Avenue is extremely poor. iii sr 4 �� I"' -- Parking is inadequate and in some areas residents have ---- [>r * �„�'•t, excavated into the hillside to create additional parking III �� areas on gravel and dirt pads adjacent to roadway. - - The residential lots along the west side of lower M NI rFyrib Wellington Avenue are narrow and deep lots extending . - - -Z7-.., i. down slope to the Fox River corridor and regional trail - 17:}: system.The lots continue to drop in elevation moving system. west to the river's edge. Some of the lower areas within . { _ ' �, the existing lots are subject to flooding. i rl • Lessenden Place is a one block long existing street that . � 4 TV _ '~ terminates as a dead end without an adequate turn- 111 urn ,,�� around. While it is possible to walk from this dead end I - `f` :- .,!� x to the Fox River trail system, there is only a dirt path ■ ,;iii,, .. and overgrown shrubs which create an uninviting ��. ,'# 'i"'{ atmosphere.This however is the only opportunity for f '�tf E;t the public to access the river corridor from National ' limo -s: ,;' Street to US Route 20, or a distance of 3600 feet. ■ ;, all °"' r; .} It should be noted that there are several existing homes t ' �" along Lessenden place that are significant and well preserved that should remain in place. . trir..5. 1' e01-..44+ 046.'I National Street Station Area Plan ( SS 111 111 111 ub-Area 6 . Improvement Plan contributing structures. The National Street Metra Station Area Plan designates The Station Area Plan also designates two areas of II land-uses within Sub-Area 6 including Redevelopment Single Family(R-SF) located adjacent to Conservation/Rehabilitation Single Family(CR-SF), the Fox River corridor just south of Bent Street extended Redevelopment Single Family(R-SF)and open space/ and on both sides of Lessenden Place.As mentioned parks. earlier, Lessenden Place includes several significant ■ The Conservation/Rehabilitation Single Family(CR SF) structures that should be further evaluated and located prior to creating any detailed plans for this area. New area is designated on the existing residential blocks homes to be constructed in the R-SF area designated between Raymond Street and upper Wellington Avenue. 111This land use designation begins just south of Bartlett in the plan should be designed in context with the traditional residential architecture that is prevalent in the Place and continues all the way south to US Route 20. This land-use designation calls for the rehabilitation majority of Elgin's historic neighborhoods. . of the neighborhood through conservation and Lessenden Place is also shown extending west from the rehabilitation of structures that have merit to remain. current dead end and curving into the proposed new The designation also states that selective redevelopment Riverfront roadway that continues through the proposed ■ may occur in the case where the existing homes lack redevelopment of Sub-Area 5 described earlier.This historic and/or architectural integrity or are simply non- extension of current Lessenden Place eliminates the current dead end as well as opens up additional access,Appirr . =-�" \ _ " '4401. to the Fox River corridor and regional trail system. gyp= .....) R-MU SRM: ` ... "` , } r - The most significant change to the existing conditions R-MF , % ` ''74°,,, ,,,"*. in Sub-Area 6 is the designation on the plan of a large $4 ' ". park created by removing approximately 16 single ■ <,.: RI,+F - r family homes along lower Wellington Avenue, removing A CR SF --.�► ' approximately 1300 feet of Wellington Street south of o. " Lessenden Place, and incorporating the railway ROW ■ into a consolidated open space/park following the Fox A River Corridor.The proposed new park area including `E''° ""r'""' the railway ROW and combined with existing open Oa\ --0,1- space adjacent to US Route 20 would be approximately • 8.5 acres in area.This is comparable with Central Park (approximately 7.2 acres)in size,and in fact,would have . l . #' i very similar topography. Mill ' _ : In order to make this happen Lessenden Place would be y, extended east to T into upper Wellington Avenue. Upper t7IIWellington Avenue would be reconstructed with a wider .r,..tr, 1 cross-section to become a two-way street and provide j1 improved access for safety services and residents.As �= mentioned earlier in the description of Sub-Area 5, it will ■ ,2 be necessary for the City of Elgin to acquire the entire ol � ; CR SF _i - railway ROW in order to execute the plan as illustrated p for Sub-Area 6. 111F\ // p� \ i t[Ei With all of the proposed changes to land-uses from A.; existing conditions,coupled with the proposed ST — infrastructure upgrades,the existing homes facing onto . + current upper Wellington Avenue would be looking „""""STREET over a significant bluff with dramatic views of the Fox 1111 River corridor.This neighborhood area in Sub-Area 6 ■ will also greatly benefit with the potential for commuter parking located on the east side of the river as well as the improved access to the river corridor and regional . R°` i trail system. Illigietwavvriyal4 miappi.iim.ab.lr; . 56 1 National Street Station Area Plan ■ ■ Desi•n Guidelines The design guidelines included below provide a framework for sustainable, context-sensitive, and aesthetic ■ redevelopment of sites as well as encourage greater transit and pedestrian friendly amenities on public/private property within the National Street study area.The goal of the design guidelines is to provide clear and concise directives for the Community Development Department, elected officials, and the community to corroboratively achieve the city's transit ■ oriented development objectives for the study area. The community input obtained as part of the Image Preference Survey, combined with the unique physical and socioeconomic characteristics of the study area have shaped the design guidelines. ■ The design guidelines are organized into two sections; the first section titled 'Redevelopment Guidelines' addresses private property improvements such as the built environment, off-street parking, vehicular access,and transit/pedestrian ■ amenities.The second section titled 'Transit and Pedestrian Guidelines' deals with public improvements along major streets(e.g. National Street, State Street,Villa Street) in terms of transit and pedestrian access improvements and streetscape amenities. ■ Redevelopment Guidelines: Private ■ Property 1.1 Block Face Design ■ Buildings along major streets within the study area _______7,...0.___ ., should respect, reinforce, and enhance the entire ( '' II n R (} (�1rblockface. Blockface design is essential to creatingI� j1 jJ 11 Q IIII Hi I an attractive and pedestrian-friendly station area ' ��' ' 1 P y .�+�illll environment. — V ��l » Consistent building frontage is encouraged for I�� _�' each block with structures located at the build-to It! f;�M =�r' • line. 1l/ Landscaping is encouraged along the block to \ IIestablish continuity between buildings and define the blockface where buildings are absent. Consistent building frontage to help define street edge ■ » Corner buildings should define the intersection with distinctive architectural and design features. r ,,j `� » Building massing and site design should be ■ coordinated with adjacent properties. » At each end of a block, structures should .*4 ■ transition in height down to the height of 7 4 adjacent areas and not exceed 5 stories in height. fr A ,. . sita !II -11 iilL 111xj II Corner buildings to hold and define intersection ■ ■ IllNational Street Station Area Plan j 57 ■ II Desi.n Guidelines . 1.2 Building Placement bi Architecture U _ II IIThe location and design of individual buildings on redeveloped parcels within the study area help create the block character.These guidelines help new buildings ■ and renovated buildings complement the character 1 tl of adjacent buildings and create a transit/pedestrian- __ !! I friendly environment. LfI Building Location and Orientation .» Redevelopment projects should utilize the � concept of'build to' lines versus setback lines. `_ j 1 . A build-to-line establishes the point to which 1.- • A41 -'r�` ; buildings should be placed. Development .,,,,r,1't projects should maintain a consistent build-to-line . with adjacent buildings. Outdoor seating helps create an active public space in front of buildings » In instances where buildings are not located close to the build-to-line,the space should be occupied ■ by an active use(outdoor seating, outdoor -'"';�0.01SSi%��7\ dining, or pocket park)to create a sense of place. _!-___ " "'�� j r II — v-n.. . 1 » Building edges should be parallel to the street „ lil right-of-way. 'jIEI IWIu i » Public entrances should be clearly defined and ..� III 111111111111110 face the street. Porticoes, awnings and other •. r, , • entryway features that are integral to the building �I'�li;�`-_ '"y'k [7 design are encouraged. • 7 I 9 9 ,�i �Il� ,�WI 1` f li .1 V» For corner buildings, the front of buildings J -?� �� should face the major street.The side of buildings "=-'� . can face onto the major street provided the �t+. orientation is required by the building use.All ��/ sides of the building visible from a major street Buildings opening directly onto pedestrian paths should comply with the design guidelines. ■ » Landmarks and focal points should be created by placing "signature"civic and institutional facilities .r.- in high visibility locations, such as at major � --------- _ t_ ■ intersections or at the end of a prominent streets ® m w �. access. ID Iiii i� , b 0 X541..—'lila iii ► » Retail buildings alongmajor streets should w ► -�- ~ll �� ....401..... 7.--40 ----d g 1 •• .- --�-I�� • open directly onto pedestrian paths with mostly - o .�? ` ��;� ; transparent facades on the first floor. o v .y �•.:: . • Clustered retail establishments rather than strip �`�% �0 0 ll� lig s retail development are required for vehicle and -, :"% . -10�� pedestrian shopper convenience as well as traffic \I\I10°' ' I — ? I"� �:jam+' . reduction.Transit can better serve clustered ,�I1� `''''►. businesses utilizing one stop as opposed to segregated development. IIService areas&loading facilities screened from public right-of-way III 58 I National Street Station Area Plan . ■ I ■ Desi.n Guidelines » Service areas and loading facilities should not be ■ visible from major streets or intersections.They should be enclosed, screened, and positioned to , minimize their impacts on adjacent uses. R IIBuilding Height and Proportion •:,-1--- _ --C. » Variation in building heights should be . encouraged to create an attractive roof line. , �� '� » In general, the height of buildings should be t complementary to surrounding uses, with a a �� IIminimumheight of 3 stories recommended for economic viability. . » Corner buildings should be at least 3 stories in height so as to anchor major intersections. In Corner buildings to anchor intersections cases where this is not possible, buildings should III have extended facades and parapets to increase building height. � h I • Building facades should be organized into three ``rii I j irr t - . IImajor components (tripartite composition): ,, 144„. ;, -414 o Base-Ground level, where the building meets the ground / ' IIBody- Upper architecture,forming the majority „ r` ` of the structure -'1 t o Cap- roof or parapet t. `�< » Large buildings should divide their facades • • ' - vertically with windows, columns, and i• i;', IIotherarchitectural features to avoid blank or 411,-,-,„windowless facades facing major streets. . r . » Windowless expanses of wall on street facing Tripartite composition:Base,Body,and Cap facades are prohibited. » Roof forms should be integral to the massing of . buildings and cover the entire width and depth of the buildings. Superficial roof forms such as /� vi_n•,g fir• 'mansards' affixed to the building facade are + il.S IIprohibited. 46•a- ,+'' a� �� , » Structures should meet the ground with a strong ��, . -IrA .,.i base, preferably with the main floor appearing to > `�� !,/ �� a �'Vii; '� ;'' ..� . be 1.5 stories tall. ® �� ,. ,� �� 4 ---'--",z,.,----!' 741- 1=41%0..41 • fOrd 1-,•1%""17.-.—,.-- Roof forms integrated with building architecture II National Street Station Area Plan I 59 II Desi.n Guidelines . 1.3 Access & Circulation IIVehicles » Access to buildings should provide for safe and ' convenient access by persons with disabilities, 111 pedestrians, bicyclists, automobiles,transit ., customers and vehicles. w _ - • Vehicular driveways should be consolidated to - { , cIII .----.111111- _ limit curb cuts and points of conflict between _ _ 4.4 .,� vehicles and pedestrians. ejr. » Drive aisles for vehicles should be designed ZV� such as to allow transit to employ an efficient - ` • circulation route through the site. » Garage entrances, wide turning radii,driveways, and dedicated turning lanes should be avoided in Well-defined pedestrian circulation and access for transit vehicles from main pedestrian areas. driveways ■ » Internal roadway networks for community and regional shopping centers should be designed to -"_____ iw accommodate transit vehicles and provide access IM>, I to major retailers. -46.4441 ., r Pedestrian and Bicycle `" ,;,a,f,,, rilti a MA . » The pedestrian system should provide convenient connections between public sidewalks and IIIdestinations such as shopping centers, schools, I institutions, and recreational areas. » Walkway systems should be designed to provide IIdirect pedestrian links from buildings to transit -411M4' stops.Walkways and bikeways can be located .,, through open space areas and along designated easements to provide direct routes from transit . stops to buildings. Reduced pedestrian distance between building and sidewalk » New residential development should provide . breaks in walls or fences to allow for pedestrian , access to transit stops. :; ',1t" II 1s: » Bicycle routes should be provided within and "r . around developments to encourage cycling i # .i:,.',' ..,,t 1 �, for commuting, shopping, and recreational '' : .-;, : i 1 purposes. -. . . ■ morgew, .... .... Alim, 11 Direct pedestrian connection from sidewalk to neighborhood park . 60 1 National Street Station Area Plan ■ ■ 111 . Design Guidelines Parking . Location and Access 4 ij t. t 0, Parking areas and garages should be located to the side or rear of buildings, rather thanIII in the front yards along major streets. Where 'Ir this provision is not practical, a majority of the ��// >� z parking should be limited to a single bay between `��. ` � :, IIthe building and street property line. +� %p �.� Parking» garages should be designed to `� j _//=''� �' g t 9 A+ - ill$, ��►' ii accommodate retail or other active uses on the �� r� �; first floor.Access to parking should be from the .<.N4 '> �' re -Nita!" `� • rear or side of the garage. 'V �'' » On-street parking should be encouraged along �� •111side streets and internal circulation routes to Off-street parking located at rear of building promote a pedestrian-friendly environment. . » Wherever possible, shared service areas should be utilized to access service and loading areas. imp » Service area access should be provided from an --W Illalley at the rear of buildings. » Parking facility design guidelines should be done _ . in accordance with Metra's Parking Manual as _ _ _ well as City Guidelines. - . iiimhhhk....._. Screening and Landscaping Landscaping and site amenities should be considered an integral part of the overall design . of a facility and should complement the building and other site improvements. » Street trees should be provided at least one every II 25 feet. However, street tree planting should Landscape amenities integrated with built environment compliment and continue the planting scheme design for the site as a whole. . » Retention ponds, where required, should be .'..: . J '.0161171 designed as landscape features. .a :.,` " .. . 1 II >> Surface parking lots should provide landscaping .r' , in the form of shrubs and trees within off-street parking lots. ll » All parking areas should be screened from the • , street with ornamental fencing, dense hedges, and other plantings to soften the visual impact. i » Fences and barriers should be constructed of high quality materials consistent and compatible with the building design. ■ » Parking areas should be well lit in order to ensure . Planter beds used to soften visual impact of parking safety of pedestrians and bicyclists. s IIINational Street Station Area Plan I 61 ■ 111 Desi•n Guidelines 111 » Surface parking lots should be landscaped with planted islands every twelve(12)spaces or where Il rows abut drive lanes. . 1 . » Long, unbroken row of parking should be avoided. -- .0* '41t. _ �:�_.l.A -�� Large parking lots should be broken up into a a-- -`1 ,,e�� ! �` . smaller lots with landscaping. --to , � i Shared Parking .t Shared parking areas are encouraged between ^ ` y m' . commercial and mixed-use buildings. �� %� » Parking requirements for the major commercial $4i . . users should be revised to provide greater density �. �+=i •• and diversity of uses. '�: II . I es/•n Guidelines Transit and Pedestrian Oriented ,, ,,,� P. ` Guidelines: Public Property Mille ;`,;;,F. h II2.1 Bus Stop Shelter Design ■,.�� CI' �""'— • Transit shelters should be installed at all bus stops T "`� 7 . along major streets(e.g. State Street, National woad Street)to provide riders weather protection as well as seating areas. . » External lighting should be provided adjacent to ` i LC iiithe shelter. f IIBenches should be installed at all bus stops including those that do not have a shelter. Location of the benches will require careful . consideration so as not to interfere with pedestrians' use of the sidewalk and handicap Existing lack of bus shelter and amenities for transit riders accessibility. . » Landscaping in the form of shrubs and planters should be provided to the bus stopand/ FP' r' '`�''i` i ��' :'7 adjacent �. .�f ��'. or shelter to enhance the attractiveness of transit ' ' . and level of passenger comfort. » Bicycle parking facilities may be provided at the bus stop for the convenience of bicyclists using L — II transit. 4 au ,... j a __ » Bus shelters should be encouraged to provide Al at rg It ', accessories such as information panels and . electronic messaging systems. i t rot 2.2 Access bit Circulation . . Vehicular » Driveways and parking lots should be II consolidated to limit the number of entry and exit Bus shelter with amenities for riders/users points. Pedestrian and Bicycle - . . » Walking distances for transit users should not rtio,A exceed one-quarter mile, and in low density areas having less than 2,000 people per square mile, ' one half mile to a transit(i.e. bus stop or train station)stop. ` GP ' • A • AilWhile intense development efforts should focus T--, - a R i NO. on the 1/2 mile ring around National Street — ,. _ Metra Station, Metra's experience indicates that a 3i' ;,zh.. ..-- significant number of Metra riders walk between `' . 1/2 mile and 1 mile to the station. » Elements that restrict pedestrian movements . should be minimized including meandering sidewalks,fences,walled communities, berms, dearly marked crosswalks sound walls, and expansive parking lots. II IINational Street Station Area Plan I 63 li Desi•n Guidelines . » Paved pedestrian pathways should be accessible n to everyone using ramps,visual guides, signage, IIIand rails where needed.ADA compliant curb ramps should be placed at each corner of an intersection. • » Paved connections between the bus stop and fci.ti O II pedestrian sidewalk should be provided for ease =- ---"- I of access. II» Pedestrian sidewalks should be at least five(5) -„ ,, feet in width. » Crosswalks should be marked and be clearly . visible to motorists. Crosswalk materials should be noticeably different in terms of color and/ or texture to clearly indicate where the crossing I should occur. Colored interlocking payers to help define crosswalk » Clearly defined mid-block crossings should be 1111provided using materials with different color and/ ,,t . r or texture. '°ri3gir, l ' it Bicycle racks should be provided at regulara. , a' 6%, *a ' intervals along major streets including key �t 1 destinations such as bus stops,train station, t 1' '� commercial uses, and retail/employment centers. _ — _ /Iii _ Design and placement of bicycle parking facilities •• . - II complement other transit furniture at f ' 1" r7 these locations. » Dedicated and clearly marked bike connections I V — 440 111 should be encouraged between existing uses within the study area and the adjacent 111neighborhoods and communities. 4 ti 11111 » Roadway widths at pedestrian crossings could be Bicycle parking racks along at key destinations reduced using bump outs to slow down vehicular . traffic and reduce the length of pedestrian crosswalks. 111 2.3 Landscape and Streetscape » Streetscape design and amenities should have a strong pedestrian focus and should be °- i ' . coordinated with major, minor, and boulevard 410: - 1 .improvements. �r.�; ,...1... » All streets should provide enhanced parkways e ''" '` • and streetscape treatments.Amenities will vary -; w depending upon the location, but a palette � ' : { ji;. of common visual elements should be used '� �- . throughout the mixed-use development area. "Itid. �a : , p 4 » Sidewalks should be separated from vehicular � traffic by a landscape buffer(minimum 5') 111 including trees, shrubs, bollards, and planters. Landscape buffer separating vehicular and pedestrian traffic » Pedestrian safety should be enhanced by . 64 I National Street Station Area Plan I I I . Desi•n Guidelines providing clear sight lines for both vehicles and pedestrians at site entrances and between parking IIIareas and public sidewalks. Streetscape amenities including seating areas, ., planting areas, bike racks, street lights, and trash ,.' _.h rnilillreceptaclesshould be provided throughout the j: or corridor. J IIView corridors should be terminated with distinct + W..W.. i ; r architectural/streetscape elements. : . JR --� �,. • Accent lighting is encouraged on buildings with a -4` Ili -r- IIgreater amount of architectural facade detail. .-� - • Pedestrian scale lighting, seating, way finding ss— "'� `'' " I elements, trash receptacles, and bicycle racks �� should be provided. 1 ,r: „7,--.,4,,, j .-v. - 4411111111111111101- » Parks, active recreational areas, and natural . open space adjacent to the study area should Pocket parks for passive recreation be connected to it and other neighborhoods via extensive pedestrian and bike connections. ll » Pocket parks should be created along the corridor for informal activities and visual appeal. . 2.4 Signage and Wayfinding » Trees, buildings, and other structures should not �;.• -4, At - III obstruct signs. ,04003 < •. t » Signage for major commercial centers should be > - # consolidated onto one ground mounted sign and �• "" . contain the logos or names of each business to avoid signage clutter along the corridor. T » Gateway elements should be created at the east . '- ,... .�.».. ;.111 . and west end of the corridor as well as other .:_4‘,. =11 .r: major entry points. :+� �.,,,� » Pedestrian-scale signage should be encouraged. }; #.•' II » Bill s ® • +- — Billboards and free-standing signs that obstruct buildings and streetscape should be discouraged -.ti ® *r _ IIIalong the right-of-way. _.... OLD ti-- ... • Signage placed at the entrance of key destinations WIT I�,�''@I� 4 TOWN within the study area should not compete with IMI, 1111141 SQUA R f= I one another and street trees, street lights, and I �' streetscape amenities. < , » Maps should be used to supplement directional t ` . signage at key destinations to reduce the amount of directional signage. Ground mounted sign 111 II National Street Station Area Plan I 65 ■ Desi•n Guidelines ■ » Reflective surfaces should be discouraged for f" ■ signage as they hinder visibility and are difficult to read. » A common theme should be created and ■ adopted for public signage including entrance signs, directional signs, wayfinding signs, and a X,.•_ti _ pedestrian kiosks.The theme could consist of common colors, materials,fonts, and logos. ■ » Each bus stop should be marked with a sign indicating the transit operator and the routes that ••'-. Promenak ■ serve the stop. • of Art It• Arlington xeij(its 5161i011.11 .1.11 1 OA Al ■ Ground mounted sign with a design and color theme ■ ■ ■ ■ ■ ■ ■ ■ ■ 66 I National Street Station Area Plan ■ ll . Im lementation Strate• Introduction Acquire Property, Abandoned UPRR ROW . Developing the desired transit improvement Ownership of the abandoned railroad right-of-way recommendations for the National Street Station Plan between Wellington Avenue(Upper Wellington)and is the initial step in the planning process to enhance Wellington Street(Lower Wellington)is a priority before transit opportunities within the study area.To assist any improvements can be made to the east side of the . the City and its affiliates in prioritizing the diversity of study area.The City had initially begun talks to acquire advisory initiatives recommended within the plan, the this strip of land, but ceased pursuit of the parcel. In key initiatives are summarized on the following pages. order to improve Wellington Avenue, it will be necessary IllThese implementations are based on the long term to acquire additional acreage for right-of-way. development/redevelopment/rehabilitation that will •.r • occur surrounding the National Street Metra Station sr'' . area. For the primary improvements listed within this report, we have charted the role need from the City of Elgin, and other agencies charged with monitoring its . successful completion. The conditions and variable upon which the transit � _ improvements are built, are by their nature,fluid.They . can not always be easily or accurately predicted.To ensure the plans assumptions and recommendations presented in this document continue to be . representative of the community and their long range goals,these priorities should be periodically reevaluated. • This reevaluation will allow necessary modifications . and adjustments to the plan so this is kept current with Remove UP Freight RR Through Downtown Elgin the long-term vision and needs of the City of Elgin. It is encouraged that the plan be reviewed annually, with The existing freight rail line is a significant obstacle preparation of appropriate updates every five(5)years. to access the National Street Metra Station. As of . To ensure the success of the National Street Station Plan, this writing, conversations had begun to encourageMetra and UP-RR to combine rails, and eliminate the the City will have to overcome continually changing freight line from the Fox River to the Big Timber Metra IIIpriorities, budgetary constraints,facilitation difficulties Station.The City needs to aggressively pursue these among numerous public agencies and private interests conversations. Elimination of the freight line, is an in the area. immediate benefit to the residents of Elgin. Numerous roadway/railway crossings can be eliminated, removing Preliminary Actions high maintenance costs, inconvenience of traffic Recommendations within this document are based on conflicts, and addressing safety issues for such crossings. several activities that should be accomplished prior The existing right-of-way for the freight line can be IIto undertaking the long range improvement.These utilized as part of a trail system, giving pedestrians activities vary from administrative in nature, to acquiring additional access to various parts of the City. large tracts of land for roadway purposes. Each of these . items should be in place prior to commencement of °* improvements. Adopt the National Street Station Plan . The value and effectiveness of the National Street Station Plan is directly correlated to the City's willingness ,a IIwork embrace its recommendations and aggressively work toward their implementation.Approval and , incorporation of the plan as part of the Comprehensive Plan is a definite first step in demonstrating the City's /,- -; . Implementation Strategy ■ Acquire/Dedicate Property for ROW Purposes patronage for these retail businesses, access to the river, The extension of South Grove Avenue and Watch Street its walking trails and amenities. in Sub-Area 5 will be a first step in dividing the super Construction of these two roadways, can be initiated . parcel into reasonable, buildable lots. (Roadways shown by either the City of Elgin, the current parcel owner, in red in the exhibit below.)This initial work will begin or a developer.The new roads may be constructed . the goal of extending the grid of streets to the river in sections or as one entity, anytime after the area is front.At minimum, the City needs to obtain the future dedicated for roadway purposes. It is recommended right-of-way dedication. that these streets become part of the public right-of-way Construction of these two roadways can begin anytime system, and not be privatized, as they have the potential 11 after the parcels have been dedicated for roadway to become access points for multiple entities. purposes.The benefit to the residents of Elgin will be Once this initial grid is set, the parcels can be developed immediate.The new streets will create a comfortable in any order that the market demands.This will . walking atmosphere for residents north and east of the become a vital tool for Elgin, Metra and Butera Foods Clock Tower Shopping Center, encouraging residents to access the individual parcels where parking for both commuters and new development can be added. . OP* 1. \ Ni* 10 101 O. / �• • 1117 I ,4' S.I. ♦ ' J A I s II4 . s 0, %e • 4 I. Al ♦ %� ; II St'�eet # I 1 mat(ended �• !t '� , oo . V� ... �,i; �. ipa�,o I. III PIA .1 liii .s .. ■ I . . ... .. `0 . ,i, _.... i i, . ,,,, I IP II 68 I National Street Station Area Plan 111111 II . Implementation Strategy Past Project Strategy I In the past,the City of Elgin has initiated and ' .. -_ '' accomplished several redevelopments that have been r i '.-'• ' e Y 'illi- choreographed over a long period of time. All t . Most recently,the City has completed plans for : -_ 4 . /ke'' redevelopment of a parcel of land north of the Gail Bordon Library.The aerials shown below demonstrate w . , Iv' how over time, parcels were acquired,assembled,and s �i• - iii can now be redeveloped per a master plan.To the .,,.: _ ` ,_ - _ Y right, is the current master plan that the City will move -1. forward with in redeveloping this site. , ,.4 r ti,II . As with the project north of the Library,the city does not Or; - : -' intend on seeking eminent domain in order to obtain , , .4., �.. 4." r any parcels within this study. It is the intention of the IIIcity that private developers will be the driving force in ,y 1. obtaining distressed parcels,assembling the land, and redeveloping it per this report. A 0 * II , 41111111111111 Y ■ F(%` �._ ■ a � Mar; j)- t .. v .. .. ..� f t r y_ .1. II .YY. ipW 1a .ws3s. 7 iL a, of .. , ..:„. .. , . „,,.. ,...... N J d 1 µ ll ..„, g, ,,,,:::-._ ;:i..`i;.)1..- t 13 i - ` , , Y F . a' fes' "1- .,. III y4� ilii. "1 aig:.:1 -..J: � `v�1 a :,.# ,1 i \ - •• 9l _II 5 � .:' Y� i\. '\''''9,,,..' \e♦ \ !;11.Z,;;;v r illNorth of Kimball Street at Grove Street- 1980 North of Kimball Street at Grove Street-1996 North of Kimball Street at Grove Street-2008 . National Street Station Area Plan 1 69 U 1111 Implementation Strategy ■ Project Priority Time Frame Key The National Street Metra Station Plan was designed Ongoing-Continual, most programs are currently . to be flexible to the needs of the City, Developer, running within the City. Property Owner and Residents.While this plan has been Short-term-Finite/short length of time to accomplish described in Sub-Areas,each area,and the sections task. It can begin and end at any point in time. . within each Sub-Area,can operate independent of any other recommendations or proposed improvements. Long-term Dependant on Market conditions,will take This allows the market and the economy to dictate time to accomplish. Can begin and end at any point in the direction and the speed at which plans will be time. completed.The following is a summary of each Sub- Area and the improvements as they relate to Land Use, Responsible Parties Key Transportation Enhancement, Pedestrian Circulation and COE-City of Elgin i Amenities. Dev-Developer Owner-Current owner of the parcel ■ IDOT-Illinois Department of Transportation Metra/Pace-Dependent on ownership II -Union Pacific Railroad Project/Recommendation Responsible Time Frame Action Steps . Parties General, All Sub-Areas - Land Use and Development Encourage buildings in new development COE Ongoing Implement/enforce design guidelines • and redevelopment projects to be configured along the street/front parcel . line to create a well defined street edge. Encourage development of housing inCOE Ongoing ; Continual review of market demands diverse price rangesIII As parcels become available,and are Ongoing Continual review of available parcels identified in this plan as redevelopment, COE Establish funding designated for the the City,in cooperation with private Dev procurement of land. IIentities, should acquire and assemble parcels for future development. IAs parcels become available,and are Ongoing Continual review of available parcels . ( identified in this plan as future open space COE Establish funding designated for the or right-of-way needs,the City should procurement of land. I acquire and compile parcels for those uses. III ~Encourage variable heights for buildings Ongoing Remain flexible to zoning standards dependant on needs for parking and COE Encourage Planned Developments current market demand . Implement design guidelines per this COE Ongoing Continual review of conditions report a Continue to encourage multi-family Ongoing Continual review of code and the . conversions to Single Family Residences COE enforcement of existing requirements. - - Continue to fund existing program. 111 . 111 70 National Street Station Area Plan III . Implementation Strategy Project/Recommendation Responsible Time Frame Action Steps IIParties _ General, All Sub-Areas - Transportation and Parking Development . Develop incentives for private property COE Ongoing Implement design guidelines owners to include/allow amenities that are supportive of transit(e.g. bike racks, I benches,trash receptacles, lighting,etc.) I i Explore the possibility of constructing COE Long-term Conduct study to determine if roundabouts roundabouts along National Street at ` are warranted to help manage traffic flow. . Grove Street, Raymond Street and Villa Street in lieu of traditional signalized intersections IGeneral, All Sub-Areas - Pedestrian Circulation Encourage pedestrian links into and out COE Ongoing Continual review of existing conditions . of the study area. Review locations of i Bike Routes and ensure that they are well marked/identified. Project/ Recommendation Res onsible parties 9 Time Frame! Action Steps II Sub-Area 1 - Land Use and Development . Redevelopment of northeast quadrant of COE Long term Acquire parcels National Street and State Street to Open Dev Initiate detailed plan. Space . Redevelopment of southeast quadrant of COE Long term Acquire parcels,assemble into larger parcels I National Street& State Street to Mixed Use Dev Initiate detailed plan. . Redevelopment of southwest quadrant of COE Dev Long-term Acquire parcels,assemble into larger parcels Walnut Street& State Street to Mixed Use Initiate detailed plan. Redevelopment of northwest quadrant of COE Long-term Acquire parcels,assemble into larger parcels IWalnut Street& State Street to Mixed Use Dev Initiate detailed plan. Sub-Area 1 - Transportation and Parking Development . Construct connector street from Ryerson COE Long-term Acquire parcels Avenue to Hendee Street Dev Initiate detailed plan with engineering I Construct commuter/shared parking structure east of Hendee Street COE Long-term Acquire parcels,assemble into larger parcels Dev Initiate detailed plan. Consider a restriction on turning COE Long-term Monitor traffic conditions on National Street IIImovements from Hendee Street onto to determine if change is warranted National Street to right-in, right-out 1 IIHendee a proposed bike route on COE Short-term Proceed with design engineering documents Hendee Street,investigate potential and bid project out for construction connections with Metra National Street Station IIINational Street Station Area Plan 71 I 111 Implementation Strategy ■ Project/Recommendation Respar�iseible Time Frame Action Steps PP Sub-Area 1 - Pedestrian Circulation Provide access to National Street Metra COE Long-term Complete preliminary engineering study for Station -outside of National Street Dev ; outdoor elevation/stairwell if required. entrance Responsible Project/Recommendation Parties Time Frame E I Action Steps Sub-Area 2 - Pedestrian Circulation ■ Complete missing segments of sidewalk COE Short-term Continual review of existing conditions Create bike trail on former freight line COE, Dev Long-term : Begin study to determine locations, ■ right-of-way 1 UPRR beginning/ending points of trail system Project/Recommendation Responsible Time Frame Action Steps . Parties Sub-Area 3 - Land Use and Development Remove billboards from study area COE Short-term Continue to explore ability to remove/ relocate billboards to alternate location Sub-Area 3 - Transportation and Parking Development Address commuter parking needs COE Long-term Continue to review need for improvements Metra UPRR and/or additional commuter parking.Work Iwith multiple agencies to secure new shared Dev parking deck. Make minor geometric changes at the COE Short-term I Prepare engineering design plans for west driveway entrance to Metra National Metra entryway modification Street Station to slow down right turning movements from National Street into the parking lot Install enhanced signage indicating "Do COE Short-term Review existing conditions to determine Not Block Intersection"with flashing light Metra location for signage. at each side of the Metra National Street Station driveway entrances,and pavement restriping to make entrances more visible and facilitate access to and from the parking lots. Sub-Area 3 - Pedestrian Circulation Sidewalks and paths COE Metra i Long-term I Continue to review existing conditions of sidewalks and pathways on Metra site and within the City right-of way. Upgrade as needed to maintain compliance with current ADA standards. 111 72 I National Street Station Area Plan . I III . Implementation Strategy Project/Recommendation Responsible 1 Time Frame Action Steps IIParties Sub-Area 4 - Land Use and Development I Acquire Copley Press site and continue ! COE Long-term Acquire parcels, assemble into larger parcels River Park Place townhomes into the razed Dev Initiate detailed plan. parcel. . Analyze the Casino's surface parking lot COE Short-term ; Evaluation of existing conditions and determine if the northeast corner Dev of Grove and National Streets can be redeveloped to Mixed-Use Development Owner IIRedevelop northeast corner of Raymond . COE Long-term Acquire parcels,assemble into larger parcels and National Street. Place new structures Dev at the corner building line and provide . parking behind the complex. Owner t Analyze feasibility of removing curb cuts COE Long-term i Evaluation of existing conditions along Villa Street, on the southwest side. Provide an alley for access for first block Owner Initiate detailed plan and preliminary II tier. € engineering i — - . Analyze individual residential sites COE Owner Long-term Continual review of code and the for rehabilitation or removal. Historic i enforcement of existing requirements. homes in repairable condition should be Encourage registration with Elgin Heritage rehabilitated and returned to single family IIresidences. Commission. Preserve National Armory Building and COE I Ongoing Maintain existing conditions Elgin Day-Care Family Resource Center 111 Consider restricting turning movements to COE Long-term Monitor traffic conditions along National right-in/right-out into entrance of Grand Owner Street . Victoria Casino off of National Street once redevelopment occurs in the area I . i Sub-Area 4 - Transportation and Parking Development I Analyze need for surface parking at casino COE Dev Short-term Evaluation of existing conditions 111Owner Eliminate curb cuts along National Street COE Dev Long-term Evaluation of existing conditions and provide joint access for business Owner . located along the frontage. Sub-Area 4 - Pedestrian Circulation IIIConstruct bike trail along vacated railroad COE _ Long-term Begin study to determine locations, right-of-way, leading to Fox River Trail/ Dev . beginning/ending points of trail system . downtown Elgin. [ _ 111i i I IINational Street Station Area Plan I 73 111 implementation Strategy . Project/Recommendation Respobie Time Frame Action Steps II{ Parties Sub-Area S - Land Use and Development Construct Mixed-Use buildings in phases COE Dev ` Long-term Obtain entitlements to initiate first phase, 111 Owner I Complete preliminary/final plan Initiate construction . Construct public square(park) COE Dev Long-term Complete final design to initiate construction - — ----------- Owner III the facade on the existing Owner Long-term Complete final design to initiate construction structures that are to remain. Construct new apartment complex in COE Dev Long-term Obtain entitlements . phases Owner Complete preliminary/final plans, Initiate construction III rowhomes facing Wellington COE Dev Long-term Complete preliminary/final plans, Avenue Owner Initiate construction Analyze individual residential sites COE Dev Short-term Continual review of code and the . for rehabilitation or removal. Historic Owner enforcement of existing requirements. homes in repairable condition should be rehabilitated and returned to single familyII residences Redevelop oversized block with mixed COE Long-term Acquire parcels,assemble into larger parcels product residential Owner Complete final engineering j . Initiate construction Preserve observatory COE Ongoing Coordinate with owner . Owner Sub-Area S - Transportation and Parking Development 111 Construct remainder of streets extensions COE Dev Long-term Complete preliminary/final plans for public and grid assembly Owner streets as shown. . Base floors of Mixed-Use buildings to be COE Dev Long-term structured parking Owner Reconstruct existing streets to include COE Short-term Prioritize improvements in Capital adequate right-of-way, proper drainage, to Improvement Plan; some street sidewalks,appropriate sized parkways and Long-term improvements dependent on other action II sidewalks items Sub-Area S - Pedestrian Circulation . Construct pedestrian bridge to connect COE Dev Long-term I Initiate feasibility study and cost analysis parking structure on east side of the river Owner ':. II National Street Metra Station 74 1 National Street Station Area Plan . 111 . Implementation Strategy Responsible p 111Project/Recommendation j Parties Time Frame Action Steps Sub-Area 6- Land Use and Development . Analyze individual residential sites along COE Dev Long-term Continual review of code and the Lessenden Place for rehabilitation or Owner enforcement of existing requirements. ■ removal. Historic homes in repairable condition should be rehabilitated and returned to single family residences . Continue to encourage multi-family COE Long-term Continual review of code and the conversions to Single Family Residences for Owner enforcement of existing requirements. sites located between Raymond Street and Continue to fund existing program. Wellington Avenue(Upper Wellington) 1111 Reconstruct Wellington Avenue(Upper COE Long-term Complete preliminary/final plans, Wellington)to become a wider two-way I Initiate construction 111Raze with parking on one side. _ Raze approximately 16 homes along COE Dev Long-term Acquire parcels, raze structures, convert to Wellington Street(Lower Wellington) Owner park land 111 i - -i Sub-Area 6- Transportation and Parking Development I Eliminate Wellington Street(Lower COE Dev Long-term Complete preliminary/final plans for Wellington) Owner vacation, Initiate demolition and convert area to park . land Reconstruct existing streets to include COE Short-term Prioritize improvements in Capital adequate right-of-way, proper drainage, to Improvement Plan; some street . sidewalks, appropriate sized parkways and Long-term improvements dependent on other action adequate sidewalks L items } — II Sub-Area 6- Pedestrian Circulation Construct bike trail along vacated railroad COE Dev i Long-term Begin study to determine locations, IIIright-of-way, leading to Fox River Trail/ Owner beginning/ending points of trail system downtown Elgin__ —... --- -------- ---------- 111 III III ■ 111 . National Street Station Area Plan I 75 III Implementation Strategy . Funding Mechanism Alternatives Financial attainability is among the most critical elements sources listed below are intended to serve only as an 111to implementation of the advisory recommendations initial guide to the City of Elgin in undertaking the of a Transit Oriented Development Plan. To assist the significant number of improvements for the plan. The City of Elgin in identifying and applying for the monies potential funding sources are listed by program name III to implement the advisory recommendations and provide preliminary details on project eligibility, over the next several years,an inventory of potential administrator,general applicability to the City of Elgin, funding sources has been compiled. The funding and an internet link to acquire additional information. . Funding Type/ 1111Application Program Name Administrator Funding Ratio Transportation & Infrastructure Congestion, Mitigation,and Air CMAP 80/20 II Improvement Program (CMAQ) 111 Illinois Transportation IDOT 80/20- 50/50 Enhancement Program(ITEP) Innovation, Coordination, and RTA 80/20-50/50 . Enhancement(ICE) ■ Transportation Enhancement USDOT FHWA 80/20-50/50 II Surfce Transportation Program CMAP 70/30 111(STP) Illinois Commerce Commission ICC No set funding, (ICC)Grade Crossing Protection varies per project . Funds Economic Development Community Development IL DCEO 100 . Assistance Program for Economic Development .` Business Development Public IL DCEO I Low-Zero Interest . Infrastructure Program 111Brownfield Redevelopment Brownfield Assessment Pilot Grants : EPA Multiple Types Municipal Brownfields IEPA 70/30 • Redevelopment Grant Natural Resources, Parks, &Open Illinois Bicycle Path Program IDNR 50/50 . Space Illinois Green Streets Initiative IDOT 80/20 . 76 1 National Street Station Area Plan ■ Implementation Strategy IIIwry .",-:. tx.••r- a — . Corridor Application ! Link to Additional Information . Construction of new transit facility/hub, improvements to pedestrian www.cmap.illinois.gov and bicycle circulation, including creation of bicycle lanes, bicycle parking facilities, pedestrian walkways, and pedestrian and bicycleIII I crossing improvement. I i Provision of facilities for pedestrians and bicycles and streetscape www.dot.state.il.us/opp/itep improvements. . Enhance/improve local or regional connection and physical www.ice.rtachicago.com modifications to facility transfers, signal priority improvements for transit, use of real time information to enhance mobility, Bus Rapid . Transit applications, passenger amenities for customers transfers (shelters, benches, informational kiosks), passenger information applications. . Provision of facilities for pedestrians and bicycles, landscape www.enhancements.org beautification, inventory, control and removal of outdoor Note that this funding falls under ITEP advertising. . Roadway and intersection and crosswalk improvements along Lake www.cmap.i!linois.gov Street. Potential funding source for consolidation/elimination of freight www:icc.illinois.gov I track in Sub-Area 1;funding tied into the elimination of grade crossings and enhances safety associated with fewer grade crossings Economic development related infrastructure and enhancements. www.commerce.state.il.us/dceo . Public improvements on behalf of businesses making major www.commerce.state.il.us/dceo expansion or relation project resulting in significant private 111investment and creation/retention of numerous jobs. Multiple grants available for funding brownfield assessments, www.epa.gov/brownfields/pilot . cleanup, and revolving loans. Brownfield remediation investigation and planning. www.epa.state.il.us/land/brownfields/grants . Acquisition and development of trail facilities www.dnr.state.il.us/ocd/newtrail . Provision and planting of trees along rights-of-way www.dot.state.il.us/opp/itep 11 National Strc'ct Station Arca Plan 77 u u ■ u ■ . IIu u . u . m u . u ■ ■ ■ ■ ■ ■ ■ ■ National Street Station Area Plan ■ Appendix A - Existing Conditions ■ Visual Area Assessment • Issues and Observations • Background Data Review ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ 1\k\i ■ ■ ■ a NI 41 a 12. • } OA 1 •i • 4 .� .. _,YpODARD AK •, IIS{ rA} ; • f 5. ..: ' - 4 r • ai '-- • RILLIMGS+*•+R+, 1► . 1 .t_ ► • _ ft '[ • R., — x.,. 9 ' i 1. +5• ? •.!' 4 1 .. f '''.• , ,. S) co ,�.r,. " 0^ .ems. i• 1 "S J ~ •s�' 4► ' f '�. �. Y !��'+• `•`4 n.. i 51 in. ..„,__ 1:01.1; , ..„.., r - .i.., \ le i,i'11,1,41v x . ,7 IF Agov r t t♦F_ PPP"',, • r •. •. 4.:1'it•I • (\ • V t' *+ •AIII ` � ' • x = - r 10 *++'{r '� rt r, ii. ►. ' 4 *14 , , } �- . ..... Vii, 0.06 j y ' ' ++ .1... ` . 44. , { ,Ai. ■ .' I c tit., ►„;4--- i ,j 'i`g , t t j 1 .,4 • ? r t + .a rrl' ry �Y j eiw lir: t. - fi • ... s t+ yir. • { , ir `><;...•-::•'"-H* „ ., '••..,A • .. .. _ .. 1. I..,, •— ••- 'IIIt , .,'�-yid -1•'.1 *`'� • -.. (Q '1 t►.:1 6 - }'i 1'.� $ ' ' 1 +tL'ia .} •15 ;* • l'-AS. i. t.;7.;►�'• F • ■ ■ ■ 1111 111 ■ 111 ■ 1111 ■ ■ . ■ . 1111 ■ ■ 1111 1111 ■ ■ III U Existing Conditions ■ Study Area Boundary The National Street Station Area Plan boundary consists While not included within the boundary of the study ■ of approximately 290 acres generally located south of area, Elgin's Grand Victoria Casino riverboat and pavilion Elgin's historic central business district. The study area is as well as the recently completed Festival Park are bisected by the Fox River and has a boundary defined by located immediately west of the study area. These two . existing collector streets centered on the National Street important and successful additions to the community bridge crossing over the Fox River and the National impact the study area and were considered during the Street Metra Station and parking area. The study area analysis and recommendation process. includes a combination of land uses and districts that 111 have undergone significant change and evolution as The National Street Station Area Plan has been well as neighborhoods/districts that continue to reflect divided into six(6) Sub-Areas for detailed assessment. their original character. These six sub-areas are identified within the plan for ■ their potential to evolve and impact future transit The former Elgin Watch Factory was located at the opportunities. Each sub-area and their respective southeast quadrant of National Street and the Fox River. characteristics are identified and described in this IThe site was transformed in the mid 1980's into a retail document and supplemented by representative shopping center. The district north of National Street photography of existing conditions. has seen a tremendous rebirth from the days of aged . car dealerships and automobile services to become a vital residential neighborhood of attractive masonry row homes. . Beyond the key elements within the study area mentioned above there remains an eclectic mix of housing within the area. These residences consist IIof predominately historic structures original to the neighborhoods as they were constructed over time. The neighborhoods within the study area also include Isignificant topography with pronounced slopes down to the Fox River that represent the landscape which gave Elgin its second name as the "bluff city". Il I F!: .+r . . ' r -- --- ---- ----- ._.. a i•i • _rel! ._._w!� ___. ._ .. �;;;+:}I��r;. `M1 E ' "11111114111111‘ •f 4 ■ 141I'. �� ` -ter rsr JJ R' 111 'o ton o 'arming •rea oo rng as owar.s oc ower 'aza 111 National Street Station Area Plan I A-3 I Regional Map i A A. III on un R 25 °j° \Clik 2 URPENTERSVILLE ■ 2 0 Dundee Road EAST 111144111< SLEEPY ‘66.1,,i, , WEST', DUNDEE II HOLLOW DUNDEE -.a t 0 Hggr,u goad T- . II CClip ■ 414ti„, Re +h+yx,,44 *-H4... `t+i+F Road IICongdon Ave Ny f Shoe Factory Road Big Timber „Sk ° Train Station IIQomSummit Street m ' +. Ai W rWn pie A J s Road II 91 Elgin Traln +,� Station Study National St •J Area II Train Station 0 STREAM- `, co WOOD IT ® AIQ ■ .,,,,,,,, ,,,,,„ "'',,,,,,,,,_r,' 2e a ._. 3 6c6(sq,„,„,,,. •"+s"`H-ice,,_ 1 BARTLETT J SOUTH Y"�ti++_ IIIELGIN Bartlett Train Station His fli-l-1'1-1+i 3 I Hi+i West Steams a< '"114,9-46,4 "THy Road f 2 IIt 4 s9 0 4`"*ti* ® `}"*Hi.,Nir WAYNE WI load A-4 1 National Street Station Area Plan . III II Existing Conditions . Regional Map 1,, IF The City of Elgin is located approximately 40 miles r . north and west of the City of Chicago. Straddling • ''',` two counties, Kane and Cook, the City is expected to approach a population of 200,000 by the year 2030. • $ Elgin has undergone numerous changes over the last f. several years. Parcels have been annexed north of Interstate 90, south to Silver Glen Road, west to Route ;•N III47, and east to Route 59. There are three Metra Train Stations within the City . Limits.These include: Big Timber, Elgin Station (at Chicago Street) and National Street Metra Station. .-71 ! illimime . •iew oo ing wes across e ox ':ver •.e is in ron o :u era •ar e • r ....,, Ht-ounew IL-- II ir ,-.-... . % 4 - di - Iiipmess- iiinima .. II - i ':ew oo :ng eas across e ox •:ver IIuralopileiC"I'CIIIIIIMWIlli :1816, Alk 111. 11 'sew oo ing eas across e ox •rver . National Street Station Area Plan I A-5 Regional Bike Trails Map t. ■ i /9on9a25 " Rgr1,CARPENTERSVILLE III' l ]t Uund«Road 68 SLEEPY WEST 1141111111411 HOLLOW DONDE . 0 111i1 t 1i\ 1-1 \ I I \ .. 111 �, . ♦ 1 - 1 1 \ 1 ' - r i {`Ty 1 ` �/ ,QA TIDshSC I 'd ---1-—L T, Coggdon Ave �—" III .............. .111......., `T` ®-L_1�\_' _ ____,� I \ Shale Factory Road It \\\II ! 1 ‘� ! 1 6 Timt>e� 1 I I t 1 /_` ! .l \Tra Statlori-�l I _ _ --1-L--r-- 1 I . ./ 'Jf �� `es I .i - --,-+ -1-i SymrnitStrtet_r' frit'- I `' Property I 1♦ ----�'- i f 1 ! �`,� 'r' A'r F.P. 1 t \y ' t -` / Y� / 20 \1 i911.1,101'.6II -i-E T ��\ I 1 Road t111 --_1-- � 1 sena,\1 t i 1 I r I 1 1 1I .A___4_ \` �1 I I ! s I 1-� 1 i-` I Natbl+alSt ' 2t--1-4�•. __ ` /.L;----1- ._, t_liraln5 A t L__1_.r� I r! 59 STREAMII - ; \� 1 , 1� 19 WOOD 1 ! / ----------'- 1 1 \ ♦+ / I ! Ilk/ Poplar --J i 1 _J ,i 1. F'/ / Creek / I _ ' F.P. / I , 1 111 ® k ! 1,1 , i 25 �� 20 1• / r.,..- ,.... I Kenyon I III ''/' a , Farm F.P. F.P. ----- / 11 11 I 1 I / \ r ^ - --- ` L , _�-___ BARTLETT .- .�/!I / i 1 SOUTH . . i i ELGIN ill �' 11' �1 Bartlett ---\• 1 �-j Train Station 1 1, ■ ��1 o West ac '' Stearns Rodd t, III59 0 25 I 1 it WAYNE Army Trail Road V . A-6 1 National Street Station Area Plan 111 III Il Existing Conditions . Regional Bike Trails 'NI lir, Multiple trails run into and out of Elgin. Some are I 01 Iposted as Bike Routes, the majority are unidentified cc paths. The City of Elgin continues to make great tr. : ' strides in an effort to create a bike friendly area for the i IIresidents. ; f .! On the map to the left, the dashed lines indicate d locations where the City desires to create bike/trail "` " . routes. Existing trails are shown as a solid line. While • *. m r connectivity has not been reached, having a plan in , place allows for areas to be reserved for future trails. 4 ,, ( III There are several existing trails that have amenities such as trees, benches, planters, or other treatments . which provide a calming and inviting atmosphere for 1 �``,t pedestrians. Trails that run along the Fox River have i-r �j' additional resources for local and regional visitors (e.g. I . �::''- • bike shops, restaurants.) �`' • _ Most trails have a destination, whether it be part of the I '' ~-.-.-' Forest Preserve, schools, or parks. Other trails simply run ' . + - .�• . fir-' ■ r_ �� adjacent to the river. The existing Fox River Trail follows f , the east side of the river bank, and is included as part of •,--.4 P s. this study. -, . menities a ong existing rot s As .11=k144 it' , s 2• III .+1 II ntronce to esttva •.r Marked bike lane along Walnut Street IIs f s if • I iiiiMPPS C ' II .41=11111111.11111.1 ji ox Wer rat A ong t e Fox River Trai 111 National Street Station Area Plan I A-7 CX, > cn CO X.1 .., , .., ... ,,Itt.,‘„m...,ii:3.1,k. .:. ,,,,, :,,.-tr, .-•Ii.•-: :",..tir,swatorot4.' : -; ,,,.4:,,dr*- ..#:„4:;,?,,, ,, z_ ,..- 7,54pinui - CY&.4 `Oh.','',.`t ,vp.k..kwit .01-104'^t, * • • •,,,,... •,,„ ' • Z ,- "*.**1111. a * 14* „ja, t*40$*•,,, . ett.4 -illip wit t'1TI, 4 v - 44'..' *), 4,114 .''A s • s 40. •+1,45&' (70 Z ,0 t ,i, , ' ,,. w ,,,:''.- • : * * .c'till. ' •••1.. & .*., '""•?•• •I‘ * ' . ., * 4 ‘, . -'• *' to, C5' fg.;,...4:' . .V. ..41., , , i , ..,. ... i. % , _ • , _ , .... . ,s, , se. II 1..0.4...,_:-., •.. 0 ".. 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'I 'I •4" ' .4•iiPi e .., ,- -1„,e hr.,, ' ,m_.;111'iikt.,1 '14-,t,i 4...i.t.,:, ,.1Zt•_1_•. .IC'f.•-,--k_'• •' k I •.'•' ,t4.`..i. t 4 4 ..74,,t• , l'ir . t ) „0.6 -kt*T- -.„.4._„pli.---.1"2 I.. -0,' rtrt.rv,,,„,'; ‘ ,ti 14‘,- " 4 ', C " ../.T94„.1;,'..0..1-44 1'417'"/Ik*.r.*N:ii".'hiFt''•IL'tetsVII st ''1 ti T 34* 11 .4C1.1,lluilial,u‘7....1).,78, .1..-*Lilo. "t/lb.••••.. abla•'.411.4•41 N.. te 4 A •a 01*,4„t0"1.4-' t..; It'A . • 1111 III III I/II ini III III III II 11/ III 111 II ill III III 111 III 111 . 111 II Existing Conditions . Bus Routes Study Area Boundary There are twelve bus routes operating within close . proximity of the study area boundaries. All Routes Bus Route 541 intersect the Pace Transportation Center, located on Chicago Street, just north of the Elgin Metra Train Bus Route 542 . Station. From this point, all buses serving the Elgin metro area are accessible. Bus Route 543 Bus routes that run through the study area include, s IIRoute 542, Route 801 and Route 546. None of these —— —— Bus Route 544 e routes have direct access to the National Street Metra Station. Due to the unusual configuration of the parking —— —— Bus Route 546 . lots within the National Street Station, it would beee`e s_" ——— difficult for a Pace Bus to maneuver. — Bus Route 547 C�—____ . There are numerous stops posted along these routes, — — — BUS STOP which are within walking distance to the National Street — Bus Route 548 546_801 - Metra Train Station. ———— Bus Route 549 II )0lb_III,Mum (, — —— — Bus Route 550 • . -- - Bus Route 552 1111 111 Bus Route 554 — — —— Bus Route 801 - ., 0 Bus Stop Location . — . rjrjMetra Train Station . Pace Transportation enter o� - -1 y. IIi■� Wil , . L......j !1j ^ _ III ?�; . ()pace • I w• i _� • 1 • Pace:us in route . National Street Station Area Plan 1 A-9 a Z 1 I.41 o 0 .••n. "vr's'•- .. •' 1�''k_ ft) ►vr W r, t 1.,t -t -r «..f ,i +. ' -14 i,, - w,7� '`,,. ? •,"•. , ;,J• A. _a;ie',�,417.. t`7 11)it , 4' I,' , x- - .. is s. 1 1 j 1 4/ �i� ice`s ++F' n ;ih� A FvzS • f. O -.,.: fi#' '.ss` a, # 7' t `ii 'I i't T f ).:1 .`� 1 ihrj I.ss i s P ." e ed r \ v ^ �..r O nils 1 •ft., -:-.4' tL` f It. {.r • • QCs ri;." ''' • �� i* re r • • SrHTTH STAT[STREW '" , ,P rl a t , . T ,ate sr l t . /� , ' ' `-, p Rr4�On A°...�{� 1sj, •. .Ws''r ,�'y, .�}`� i j/ A. .11 o 410.4 773- 'Arnot 4, 't�s " ,4- •4' ' . ,.t� - nF.rpCr S . ] 411.. ,fir r.• •,O:':• '.010," a •I } $°4/01 GENEVA STR![T ' h. TREfr TMS 1 � � SrRrrr, '06; " rf /14,,,".4 8 Z MUM cnAru MUT • }y i, r,..."77 `;'•"'y« .*`.,,3# ' ��`+fi•7- is ! • • Tiro(t . ,. � altf \ �:, �E' :i ii r ; t'v s,. X' " yMr s . .� O SOUTH GSFEORD STREET srr •� ‘,1 .% s�1ti j: • x • J t4 W[LyNGT01 ,� ••rte° 4.wt.` � ` py* OV'''''' f .�• S'• - . SOUTH CHANOUHG fTRIET ' ' 's it. . .,..„ , ......,...., 11 ir I nZ *.ms's , ! ; WIC'Z.. t S./1.4°n > r g LI A 1 y I f1TRu,,.., ,i MEM ■ 1111111111111111111111111111111111111111 ENE . 111 . Existing Conditions . Historic District Portions of the study area are within the Elgin National Watch Historic District, as shown in purple. Notable structures within the study area include, the Watch Company Observatory, the Illinois National IIGuard Armory and the recently restored Watch Factory Depot. . A significant number of home sites within this district have been altered, several appear to be inconsistent with the guidelines established for the Historical Areas. Some . of these homes have been remodeled to the point that reclaiming any historic preservation has been lost. IThis District abuts the Elgin Historic District(areas shown in blue) which was recognized in 1983, and listed on the National Register of Historic Places. Capturing that same I interest in preserving the National Watch Factory District should be a goal of the Planning and Neighborhood Services Department. 111 ■ National Watch Historic District Marker 1�.c•, 'TRIM" ,,, „- �- -1116--- - 1 i►;1111 Of ' . V , _____________:, —I f J .� . Nation Watc Oaservatory Railing within the DistrictplipliP7 __ ,III ..rte e1,.,. ....,_ , • - . � 1 1`� Prirr4 �WATCH FACTORY DEPOT 1 ; it ----=7 ' fil : . 1 i , .t —041111 Structure within the District Refurbished Train Depot 111 National Street Station Area Plan I A-11 a r` Q N i Z k. r :^ rt. • MI • i. • �. i " !Mi •T1 I.• f ' , •rl , ' - lib dy 1n 'w1., • a7 't �. 17,1 A} t- ( � I IL, r " T�1 r -,,, t i .tom ' i r ,s 0� ' .� -� ,.. ;at ja, . e.,,,,,. .it."1,..i.4;.,,Itli: ril,.!.,,1 kr • 3,. r i , .. 4. * ,, . ir +r ` Ite ti ./. ♦ • yam' r' 1 i' L r°♦ 1 J ., ,,. ".4 . si Emil. , .: .L111, s '", 'ha/ft j11I! . MEP \ V-- iiir i 1 f +.- L. .,%',�rrrr i 1111 �r�;�% ♦ R t: 'i.�, , � - *fez* rirrrrriirr rrrrrrl ► .. 001 r ., •:• •% , . ° 1 •1rrrrrrrea==.� t :it X•„Imo.. w7 nonA ii . rrr10111 .S , <' . , q.. 15. ; 1 , 1,14 a .,. • - ik., "4„.i., _ .., /‘ • .,' LA:421.'0 A 4" A 1111111111 55;67 !PPP.' A -. • 44,440 . ,. Imp, non,1 if r b y ori r f . o "ire, t 1, 1 r ` , .1 r P4 0„„.,0., ..!..•• \ -.as. ,. ..,,,,, ...,,,,,• I•.,. 1 -, . ,.. 4 4. , tot • A , .: ... . , !iiI1IIi'f III ♦•t- �� • 0 •� �� .1'' gio pp: ..:. )1 • • , t^"' • , _ '.• i A ; r \t� 'M`TV ii \ 1 `''1.' :1 ta%%WIO‘t t , k, - • . • �aill r ti•�.�'-'� ,rt. i .41C r i ? • T t Li, ' y i;it;¢,,,*."� 4.#x tet, ,.y v1•, rrt T t x,,, '; �i� 1. \F ,M ` 7yti .f ` t ti . jl ci,"__ R �l'yit,,174;4111-..1.71;i**; "31 •1'Cai4. , 4 i :: , s e• tty ,,,ht ,fa +•Zr .-i 7 !j• ,, ' ?moi ": 7 I Vit:ialot�'�-.s 1�• � . . 1 a ,'�1 Coif.'1e ' 4. i x'-, 13., 7 • .S w x;'4`56AI- iaa: ' ..v+i� q P; 1 .cit F 0.4.4., f 1.fit, d , '11.: -' y+j.q7�"r ■ ■ ■ ■ w ■ ■ ■ ■ 1111111 111 ■ MI 1111 1111 ■ ■ ■ I. ■ 111 111 Existing Conditions . Land Use The current land uses were inventoried based on a site . visit in May of 2009. Locations of commercial entities _ 3 i_ are primarily along collector roads, while residential _ _ sites line local roadways. A number of single family r home sites have been converted to multifamily, and the ' a s conversion is not always apparent from a street view. ` ', i i During subsequent site visits, ranging from late 2009 jA __'___ IIto July of 2010, it was noted that several commercial `— parcels had been vacated, and to date, remain unoccupied.This presents an opportunity for the City, Tu 1- .mi y •ousing IIas acquisition and assemblage of smaller lots into larger - r parcels may be attractive to new development. .ice III s + , ` 4 t' IIImg e ami y 'ousing Legend Study Area Boundary IISingle Family y� �" Residences I Multiple Family kR. Residences Retail/Commerciale .-- ,1116_ 111 Railroad Site 3.4 r Office I - Parks/Open Space/Recreation II no Civic ' , ,. , Railroad EIX312 1 ■ Public Utility(not City) ,4t"`-- - _ mob . ommercia r e 111 National Street Station Area Plan 1 A-13 II Nei. hborhood Associations Ma • • 32 : 1 2 (5 L CHICAGO STREET • il--- ••111■ .., 7 SPECS ..;� • __ , „,:1/404- c i WALNUT STREET �, II G pg� I N 6 /..............................................„ • • us f .,0 • • 5 ~ ■ C ?: r ■ A-14 1 National Street Station Area Plan . 111 111 Existing Conditions . Neighborhood Associations The entire City of Elgin is associated with one of '�a== . the Elgin Community Network (ECN) Districts.The ��'�� individuals that make up the ECN, are an organized group of volunteers, whose primary purpose is to keep }O''• .CO the residents informed of activities that effect their 14�=�—��° . community. There are a total of five ECN Districts, and \��Q>�/ three are represented within the study area. . Within these Districts,there are also several ELGIN • COMMUNITY • NETWORK Neighborhood Associations or Home Owner Associations (HOA)that are very active in issues that . involve their community. This Study includes five ,,. such organizations; Michigan Triangle, Neighbors - r. of Southeast Elgin, Southwest Area Neighbors, Near ...ft. ;CV . West Area Neighbors and Downtown Neighborhood Association. ., . The City of Elgin recognizes that it is in community involvement that programs can be initiated and . leMill successfully completed.These groups have been active j .' '-,,„,. „ i o . _ s n w3 = ,, , 111throughoutthe length of this study. -- illmumminillili IIes roug ou e area o e u.y __ 1111 Legend Neighborhood Associations Study Area Boundary 2 Michigan Triangle _ . ECN Districts 5 Neighbors of Southeast _' I j Southwest Area Elgin -••s III rtes t roug out e area o e u.y Southeast Area 6 Southwest Area Neighbors Northwest Area ■ Downtown 7 Near West Area Neighbors Neighborhood Assoc. , 26 Downtown . lir U Neighborhood Association 27 Grant Park 111 Neighborhood Association ��N. 11�' 4°"�'+++i� ll32 Gifford Park . Association i es roug ou e area o e u.y INational Street Station Area Plan I A-1 S a ,p,; t° Yi , . — •v to 3. • a / 3 E w �,n,,,, .kgE;i \ it f �-I Ii 4...., € \ I` 162s rt / MIMI MIR ....1. / cnsrre 311M0 . j C; a -- • , ki,. .?.1,,..• ..,,._.-.— .1i, s, ....,s.r,. _ ,.. .._,. 4 T •._// 3 :,rt' %•l ,r-/�y t' ,'.{ tlt`. Iii- ` �} z. 1 'S��•� ,..-,,,* „.• - l.t �L Jj , - tt Ili ft, • ' k _ '►1 �` �. �iy-^'.l ' a L'a r ~.IRI 4101/141 RUM tel __„",.,r., 1. ". ''',;:..r,\';"S.,..„:":‘,' .,,.,,.:,:s....';'''.it: 4,,?.,. g,T MSC IOW 1:y zki 'F� • rn.;waw wwn '! ♦. 1..j t...)" , 5 '• Imo v-yyn 77 ... I de ` I — I I 1111 MI ■ ■ 111 ■ ■ 1111 ■ 1111 1111 ■ ■ . 1111 ■ 1111 ■ ■ ■ 1111 ■ ■ Existing Conditions ■ Pedestrian Transportation Zones irwilimoi Using the National Street Metra Train Station as the ■ center point, most of the study area is located within a 01, _ L half mile radius. .r IllIn a TOD(Transit Oriented Development) it is desirable _ to have the most densely populated areas within ,---1 _ ;•14*- walking distance to the main mode of transportation. Unfortunately,for the National Street Metra Station, the IFox River creates a significant barrier for a pedestrian. In general, conditions for a pedestrian are adequate. Sidewalk along National Street,at entrance to the Metro Station IIIADA requirements were observed at crossings, but most signalized intersections lack countdown displays for crossing. . — ■ While the majority of the sidewalks are contiguous _ 1111a— throughout the study area, there are sections that dead '�'� - - end. In addition, there are sections where the walks are directly adjacent to the curb or street. In some instances, T ----�*.— this walk is very narrow, (less than 3 feet) and can create an uncomfortable condition for a pedestrian. III Oak Street at State Street(IL Route 31) is a school crossing and is in need of upgrade. ■ Sidewalk along National Street,of entrance to the Metro Station II III III �1 .� Y :r - 'if - 'i Sidewalk along National Street,at entrance to the Metro Station Sidewalk along National Street,at entrance to the Metra Station ■ • I ■ -•-lagilli ,. '' . -1 A _4-- a,.K t.1' '4116.3: ■ ■ National Street Station Area Plan 1 A-17 111 > ---i ...i 00 '.:). "PRIPRIP"`, - '- = ,''fr" r ;74111111.700tit- filelli ,. ,-, • -. .L. , . ' ,,,,;>' . . , ,00"" ',, .S. . • ' ' 1 4 ',Y: .' I e. '"ta-:Nr't! 4 * ' tas--- ' ttpt Mal Iii eV '..ir-- . t..,- \ NY ki.fip,.' ,..`"t -42,' ,„ , . . - It< -.... 7.. -4. ' in sr" r - 5-st ....° i ',..-• * , , , _ , Ai, ..7 • On . ,1,1 ts„1.11 ", . -,, -, v „6 I VI Z , ._ -;', • 1 CI ..Z •i• .--1. ." * "lik t. , ;'' _.•- 0 di __A _ _ er, , ... "c• ..'') " il 61• 1•4''' , ' 'lt..it i IA, „,.. 40- ;WOODARD AVE ii o• .L31 6.' . , • A : ,.. --,42- t Iii, !: Li;I: l'*':' V ,.. s. ,..sLi..n.,'.: g li • os . s. is,. .. .„0„. ,, • - .• or, , ' i< ,.., r .1. ; .-.. ,,, MUMS PUNKT • I., . T''• 13 ro i Its fP *. - 4 ' Vi6 : STRUT _ , \. IL — r ?„ — --,.. . ,„...,... ,.., r Ft 11'" • fir 'it ARISWALO smut 1 , „.. m, . r...., " - . •,,,,fe'fir lor ., ''' -.., . l . , I 1.• 1 r*,ft . ikk 4 'ii 1..i . To 1 -1 rA. OA 40' n ASTREET rt) ':,-I SPIIINC STREIT CZ fl.- '• V ER .44 -0 t0".1000k4iltrit leak'Nr44e i 10 V Z ,- 171•36,,,,L I V ,..1117-. 0,a° da# i a 1 is 1 ..-'-. :•a'.4 i ' i Ef c*.s.'‘. ..441. i 1 f 1 ..• I 1 ri ...;... - ..., i 1 I SOUTH REERVA STRUT E io 4,413 144, I To," Fi „ AIV°- •O's SOUTH CHAPEL STRUT ' y•C*'''' • PA.ROW r• • 44 .1.. 101 de C'e FOUTN GOMM HOW .. ....„ - ''''-.' wjt . I.. . - , _ *, '4 ''. ''",,,Itfr A er r . . 1 I . „ ,. , . .._....... . - -•:' 1 " * ' ' '''''-'" • vL .!,11,,ii I , ,;, . . , • „ , ^,4 t...1, ‘ . ... TOOTH CNAMEHHC UMW - A • 4.., ." s 4„.4,. . 0.... ..., • ''. v*' . 4,- ", i I,.1 ' ‘ ,....%* , . :v. 44 • 41'4 't i 1 i:E"." '" 1 st! -, ..?",ft ".2, ' '' ... " , ...k•sc* 414036 ‘•"" . .•• - ,t t. „ . •',,,i. " 441 )Ntl; • .".- -'" .< Ili• A 4.1 VA , ' , ...v , • „, , 1, '.... ,31,7t 4. , •I o'• --,,,, . .., - ""••s - , 11, ...., ,, , ,, vr gr.J,v;3„•:,11,,,, , '.-; ' -.a < 01,.. .• Nia:,1:; , ..!"..11, „, 3141 4-',. :4- .1,.. -.t liks, •4,0•1-t$,•_, ,44,- t E ,-,-, ....4_• . ..„.. it, , i.,,,,, ,,.4, ,.,„•:is,, ...... 0.., -,„ • • 7.- 1 r— 4-.. 11 ` - ,Evi •l'..i - - '' - r . -- -A "' ,.°, ' .0"-q..,_." rtf.,„..ft.:4 1 4.1 - ,,. ‘,..g...%ato, 4--N.- r• .1.-1i") II . - 1 •.. • ;0*- .1041 tn. . .•• * C•0, ,i V.-. -,, ‘,1-. •<, *-1 . — '4 F, — • " 1,..s' 1 41.:g7 41 A.- 4071 I 4,•40.1 4.4 '; -1, •s) •-'1* :IV ' .,. - sr) ? ' ' 3 1 '; - . -4'1,• -$1 t at *-1 1, • )-I ' • 4,9 4 -, ' •.„,*11, . 1 M1.. 1.).,, 1, ." / 4,44,4tv 4 .t .i'y .',‘4,1 *.r.t,r,`,• 4* * V.: ' -.- 4" ' , ..4,.... , , , flit UR' .11K 'ILO/1.1•rt 1., ' ;-*11. '.4 ''''',' VI 1 ; ' '`.-11'-, i tliIP2 : 0 ' , 4.404 44 4ar `' '* 1'*lig''1''7'5 ' V''' it•'.... QA. . ill a TIA;:.-He '...LA. '-..oRn a S "f4".•:. III 111/ 111 1111 III IN III II III 1111 1111 IIII III II III 1111 III 111 1111 III III 111 111 Existing Conditions . TIF Areas At the beginning of this study, there were four TIF (Tax . Increment Finance) Districts within the City of Elgin. • Three districts are represented within the study area. ! ..... 4; �t , ; _ ` The Central District, shown on the map in yellow, is --4. . the largest area of the three, and the most established. Funding for this area has been so successful in the past, that the area is able to develop 5 year financial plans. 4111111116 111 The US Route 20 TIF District, shown on the map in purple, only encompasses the Marie Grolich Park New'eve opment/improvements wit int e ',strict IIThe South Grove TIF District, shown on the map in blue, . has recently been merged with the Central District.This MP S '. 1 .:,. ir IIIreduced the total number of TIF's for the City of Elgin 6 • . , down to three. # �or Ar. Implementing a TIF on an area of development is a vital _' 1 ii tool in encouraging new growth, and in turn, higherNoitievinii r ,; ; property values. . To date, the City of Elgin has been very successful in generating funds, along with the CBD (Central Business District)for improvements to infrastructure, New development/improvements within the TIF District . facades, signage, etc. within the TIF Districts. As the Central District TIF will not expire until 2025, the City -../ can continue to enjoy improvements that benefit the --- — _ </ IIresidentand the visitor. _ ___ M y „-'_+ t0.- ' ' ti 14 ' 111 , i 211 yew.eve opment improvements wit in t e District ■ - • III 41 _ _ ._- 17 AP11' It ■ IIINew•eve opmen improvements with hhe TI District y IIINational Street Station Area Plan I A-19 (�}�' ,. . _ r k 1.1: y9I� / I 141:1411144_ RD AVE ,■ ��"_'� F� �' r\ 1 ,4•0:fil :: 1:1' rt Q .'f;. 4 .�'yet li •F,�. ,,,J•�# ► ��A. �. � _ l S .. • . i . 1 ELY S - �' wf. .. ' • '� t , • Rf if itt.1 - STREET ySy� ; .S' (11. In ro 'S' ° • i STREET -,-, $,i< . ---w5 C, *. , tl •te � 4. 76' I 1 1 'RR rte'Ai f. w tet .mss t�rr 'S •. • �� TE STREET { ri . 1 A i iiia """" .)- i" psi 1 ,,� `r14; A sy�rti N� ; f'6,0 >yw + j V rp ,.f. p �E t s, •+ 'tr`19.1 r. S ') . r •.x p' ; 1�! I '• r, Y. .?ret f , - i� •s .,r /, »rr,: ilpit 1 , u,. ....N .... UE , .. r. . t . t '� �' ) F. } r1 ,,,,, ... . , .. ... ,, , ..4, ..,".sii 1 ji:;.t;itt 0. oope. . c, , ., ,,,•„- ,,,,,,,' ,t • ,,,. ,.....„ , ,.,,,),,k 1 - . , ,) ,- 4011‘,\ g 0.,.,, ,, ,... .... 4 k 11:1441;1.1.4°fr _� °a'y4kt;'�+ d"— ! a' Via: • ,,c' ''� • ••414;400: (k "*IP ' lt 0yb ! L • T? it• e '� t ` T ` • .. pi 1• D # T '� TA r�# 77. } tw 1 yr I4 ,l ' . -t.'4.."%, j x y. • �' �r 1 ••• y0. ` .++•^� F • �^, E � tIs i ' * !f * i % r J• ‘,\* *! S.. YY• tTiv • " i . t. yt ; lt, ••• . i. • th � _ ' •Nif ,t, [ ♦ R .4 , � F, . . . ,t � tiZ" .$0, i 4 � i. q '! `\ � ' y ( ill Ai - �\ ` JA... . , riL ,� ' ' r w • ta , , ) t **-111" • ,. ire T ii"75 • •ir I. • �` � � {- � � .: '!� �: 4.1 ., �, l�, ;fir ,,,.� � �� It% , 37 + +4 'N �, . `+t7r i ��~ tT' , !k yr' _ ? -�v �1.. kV:. 3 ';, ,'4 Y , .iimAS ■ II Existing Conditions ■ Key Intersections For purposes of evaluation, the key intersections are LOS (Level of Service) is a measurement system in which ■ identified as those that currently have a signalized engineers determine how well an intersection works. crossing. National Street has been identified as the only LOS uses letters A through F, wherein,A is free flow corridor within the Study Area that is signalized. (best) and F is breakdown of flow(worst). It is desirable to have the LOS for a signalized intersection between an IIVehicular and pedestrian movements throughout A and C. the corridor are impacted by the function of these intersections. ■ A , .„,,,, B • • .. . C • i„, ., .. ........ • , •.• .. CI o \\00.0 ) g ■ li AP'4, i IIIllinois Route 31 (State Street) South Grove Avenue/Clock Tower Plaza Raymond Street at National Street at National Street/Walnut Street at National Street » AM LOS=B(16.8 sec. delay) ■ » AM LOS=C(32.2 sec. delay) » AM LOS=B(18.5 sec. delay) » PM LOS=C(24.5 sec.delay) » PM LOS=D(32.5 sec. delay) » PM LOS=C(23.3 sec.delay) » Existing sidewalks all four » Existing sidewalks all four » Existing sidewalks all four quadrants 111 quadrants quadrants » Existing crosswalks and pedestrian » Existing crosswalks and pedestrian » Existing crosswalks and pedestrian signals on all intersection signals on all intersection signals on all intersection approaches approaches approaches il D E F iiiis. /1A 111i . II II • \ I Pr IIVilla Street at National Street Villa Street at National Street State Street at Oak Street » AM LOS=B(16.0 sec.delay) » AM LOS=B(11.3 sec.delay) » LOS has not been determined as » PM LOS=C(17.8 sec.delay) » PM LOS=B(14.5 sec.delay) there is no signal at the intersection ■ » Existing sidewalks all four » Existing sidewalks all four » Existing sidewalks all four quadrants quadrants quadrants » Existing crosswalks and pedestrian » Existing crosswalks and pedestrian » Existing crosswalks and pedestrian III signals on all intersection signals on all intersection approaches signals on all intersection approaches approaches ■ National Street Station Area Plan ( A-21 ■ III Notable Site Features MapIIII " • ' NeW, T ownhome` = r; " . .w "s .. i .,'per- _ , r Development Older Homes-Some - -r R Historic,Sfgniticant Nurnbe -, '�'',. - 6• .. Converted fp�Multi-Eamil� _ +►.' s a I. Vacated Office •- ''‘,1/4--3;;• ^ c s -r : �� -Building R Some In DefllninF CQnd tio�e �� . ._. lictt 113y1"` \N -••• 4••••'1,"1.--it• : .z ,,` III �TSLr r 8 __ �� . .r+- Expansive Areas of Surface III‘ ,, . .,,r .Parking including a Parking MIA High Tension McM�q `. ` - . - . y + ,. ..moi' 1, Y' III Wi=es ve _ ..f vl : `r•t.r .� r1�1+: Unimproved Public .i of "�" - e alpp.st . Works Area :.,r'4etra t'rerrain Steeply Sloped ( -r ry ;. a„� ,+ 144 plex r r,. ,► Try and . r• r 'h }-`' a ` .,-('‘,1., •i t. ffistEbwnersHip IN ,.r,tubi yi.r'�.: 1� 5.1.�f�i'r ,. Variety o/Uses=♦ -.;.-Pinpricks *` ;• +•' BUildingslDeclining ♦ ! nri ailiplirte ! r ^ , Tow.P4n • .r �e t"` ,-:.'•e. "Condtibri Unfriend( O ft s- ,--,• r `�'': '` r7-I4 . ledestrian Environme _ ,i�p0"� .,,,.•‘ - -►'ti` be to Steep SlopEs-+ ,♦ §I ; •s t„� X, •rl . _or...,`% ' ,,,ri rr. •i \, �R l7i �tetiFt�r� eAt II ...1.' - a• a.Trs .ht3orh9o�s•;AAS,101 Older Horfies• ' 312.+ W .fjit�iors" " - itti stotic.SignifieetYl ^ i Lr i 4 AP,tt-nt'" ° �" umber Converted to `' Aiee , = ,,,,.,,, at, .r \ Steep Slopes114:: ) Multi-Family-Some14 r Terraced TerrainII Declining ConditilZin h LI. ' :� c.,Kro Elevated freight line-No Clirect .art �'E � ■ r- E ; , noon Access to kriprroveci Metra Traits'•+ F ! t „� • Station-Siryfificant Obstacle for r' „� e Pedestrians.h. _ �.- { d B � tlo neo, •Various ` t I �wCpPfditions,Several\j . • f�3gave Qeen Converted �' ...sr.,., a to. i J;'Mdlti FatN1Ys al i z moo"It Older Homes-In General, i '`�.. I lir. Y Well Maintained,Several - -- I • ` tt- 1111 'ti' r ,',, Have Been Converted to ,y,. Multi-Family II+ - t s :'• .g� :* •"' ioMu -t, t, '0�r� • If i 0.411,r(fpe�[J'( 1y ` +Ider Homes-Some lel . Historic,Significant Number•-. a ', ` ,. Converted to Multi-Family,: :.a. f ItiliffiI !M 4 i I Declining Condition f' A-22 I National Street Station Area Plan . ■ III Existing Conditions . Notable Site Features » Steep terrain on either side of the river make pedestrian access challenging. Despite the large area, common features, both positive . and negative, run throughout the study area. » Access to Fox River Trail is limited due to lack of openings through private property. » A number of single family homes in the area have historic value. » Four public parks exist within the study area. IIIThree are on the west side of the river, only one is Several single family homes have been converted on the east side of the river. to multi-family, and not all the conversions have III been beneficial to the neighborhood. » Significant open space exists on the east side of the river for additional park area. » Limited parking exists at commercial sites west of the Fox River. III » Expansive parking exists at commercial sites eastIPIAIRIIIIMPIIOIIII of the Fox River. . » Elevated freight lines and the Fox River present lip significant obstacles for access to the National Street Metra Train Station. — �`'�' `~ _ '-' - .. <.. _ Y < III 7.:1"Ilik II apiL F _ Study Area Boundary I ceMetra Train Station . {. IIExpansive parking APark/Green Space ■ i Single Family Homes F' I _ - ;1 , . Residential �� ' 1 ii if ; ; . Multi-Family Units t - � Residential iInimprove. open space at vacate. Office ,,e � AV Commercial/Mixed A.% `III 1114114 I \ _111 Use Buildings H 1�— s w ■ t . Parking/Pavement \., tel, -V . Existing Bike Path Recently rehabilitated home . National Street Station Area Plan I A-23 >. 0 IN Z 4 _ 4 icit II.- ' •Nrob. -.- -mak .- , =''''"'"' 411'' _ _wr,fillim"ro- t .k_ •'4„;','' 4;4:11- 11.,-?.• •"1` Z lirkkgratit I: - •"k-i •••• - ,s:- alf.„,,,,s . ' . cr '. ., . . ,',, ,, .-,<•,r, . ‘' , • , ' r) ' tf;e1r4.- Ile kr:) ,... ,,111".. :- 'i ... Y `• '1411-10.7" 'It..- * Z )" . •' :.:k%• ' • ligisk /_sal. ek, . ' • 41 CZ, •-••• . 1..... ' .- " . '. ' . ' ' , 1 • N -rz .a, .. 4 g RZ. 4 Al• i , .. sv SILLINGS Mill .. CO ,Ii: . ,i, ' • °' , •••,14 —2.' J....,i . 4; IC „ , „.••• ' q g 13 .. V ' ' • ' - s a) - ,-,- slo,.. miT A 4,...1. L., • , - /ft,• ' -,., -, la', ,$-•, : ,. - _, A „, ,---' , , .• _ N. \ • jlov.1 I ..(.''0, 7 '''"" _...........,_ • , l -4-- Is .- 1. 10ar.STAT.{SM..' Q n ,... - Q 40 1 m :a ‘110 • ..' 6., ,-.• ' . )......4t- se" I i ... i X . . '4r1;ia, m, . t , . le rift soulli GaRim, 1TRIET .1 v Starr. \s/ ,.„... ,/- . 4 ....• # r1 i lt'4.- w It .. X .. ' 7-1 g . t. I ....„ s mild ur Y:7: * = i a, : -, .*: sou rl.(...ru sTRIUT , . i. i I - PR ROW _ AA .1 -o'• 11 010 ..-Aitil . . • 4.404- * nm %V;4e,41' . sOU114 XIFORD STRUT III ' ... .09lr' . r - kr. ui C t.•-• • \ :k tY ' il , '1; , \N __, ,.. • • , \ , . . ,,, A s ‘ 1, ,1----41,- Ito i., m •11,.0. 1 , • -k - •* .. . tA.k, ,‘,1,11.,. • ., ..1..., i„,-., ,4. ...,-4., , . t. 0 % •11,..,.. W ?II t 4 *It A ,--f.., . ,.. . . . 4 r, -. p,t't4..t11.1‘fr-°.° • 1 4. il..1'1. . i'lL '.= - — --4 -. , ...,1•-1 7 , 1 - * , 113111.5 1)Nr1r, . ' t or; iet) •4 I 6 t ' - II ..,,,troi h vL 4 a. t, „, r rt . .0 , ., 4.” 4-1)- . ,„4.,,L,,,, . , N.4„,.. . . ... .ed•Ii. , 4/Nr.•,.. 7- V`ii;414111.4 A ':, , C."le, , 4...,:,......:1.•,:_tril.•r 1...t 1 ti1.47 . •w, : ; ' ..1,otr.11* ---w •' l, • 4 .! v- J Z,. e. - .calf;:7,1- -• atli -f.A?IN t 4-0,v 1111 . . . . . . . . . . EMIIIMMEMEME ■ • Existing Conditions II Zoning The zoning classifications and their supporting OM . regulations appear to aid in the promotion of transit supportive development. CRW Acquisition and assemblage of select smaller parcels ii_ ■ will be needed to produce a parcel significant enough ;*; ► 1 .- to support new TOD. This combining of parcels will k1,' '; , t ' • involve the mixing of existing zoning classifications. ,". _ .' • . Prior to redevelopment, these parcels will need to be .. - '"" rezoned to a singular type. _ Corner uses s ou. .a set to •uilding line II .:,„,...2. ` : 4I *, , Legend ,_ ■e�i� ,- .■i 'litt IIIStudy Area Boundary ; N. _ s RC3 - Residence %,_ .. II i Conservation 3 ■ I MFR Multiple Lock of defined parking areas - itFamily Residence '�`� ,. y 3 . RB L Residence _ Business ''--' _ _ • .4.. r* I II I I J NB- Neighborhood i , V II s - - a4,•.r_�1] - , Business .1 - : it ;,-.1"-- III _ CC2- Center City 2 IIIPCC - Planned ig t n.ustria Ises in or oning Center City at i I PCC2 .4. i " 11 Center City 2 - ` . CF- Community I-. 0 Facility j III _ PCF - Planned .esimr-..,. Community Facility _ __ . Single family home in CF Zoning 111 National Street Station Area Plan 1 A-25 ■ ■ LION nail'UOL1DJS;aa.i7S lnu0!1DN I 9Z-t/ dopy oaJy-qnS ■ or . i ..itisol,..., ■ ILS'MOUSY MI ■ r. 'many 111snos ' Z= n 'AS AittOr x gn O 5 ~ 51 St arms mom /M LR 01101 3 s I S s X It ATOM a 0.T onA n c $c O F O © 11111f 7NIarVH I '1J H1014ITt;l C 31111211111161.1.1.111.1* \ 111211 Ivo y f . II111113 N1MH3VM P E z ‘ 16 ■ Yf �� A � � o11/4 F. i WS '1AV imam r O Y �St \ 3 r ,+ ✓ ,, © 1Y 'LI Hf1aNVlf 1;' H, Y- �i O ■ _ ` o '1)140H n Yr ♦r L O` O s. a ,r ,4.fIrA ■ 111113 V7111t i'-........,....,<...„,.......,,.,. *i ,. S �` A� 111111 111nV1 $ 3$. ■ 1 111113 1n11Vrd -•_ 171111 11�IVN I _ r SS 7 N011n/ II 11 F. 111 1 1111111P • dopy Dai -qnS ■ ub-Area 1 . Visual Area Assessment Sub-Area 1 is bounded by Washburn Street at the south, The site has significant topography changes, sloping . Locust Street to the north, the freight line tracks on the down to the railroad tracks creating an overlook view east, South State Street and Ely Street to the west. This of downtown Elgin. Central Park also has significant neighborhood presents an eclectic array of architecture. mature oak trees scattered throughout the site. There . It includes a mix of uses, has close proximity to transit, are no signs or markings identifying this space as a city neighborhood parks and open space along the high park nor does it have any park amenities such as bus bank of the Fox River.The area has streetscapes that shelters, benches, parking and lighting. I are pedestrian friendly, while other sections present an individual with multiple obstacles. The intersection of Walnut and South State Street contains a mix of one and two story buildings along The hub of retail activity in Sub-Areal is located at the with a variety of commercial uses. Several of the Iintersection of South State Street(IL Route 31) and buildings are mixed-use with retail on the first floor National/Walnut Street.This intersection is a mix of and apartments above. Parking for retail uses fronting commercial and residential uses. Some of the retail/ National Street is restricted to spaces adjacent to . commercial uses include: Ryerson Park and on-street parking on South State Street, north of National Street. Although the sub-area Citgo Gas Station is serviced by Pace Bus Routes 546 Sz 801, there are I » Payday Loans no transit amenities such as bus shelters, bike racks or Custom Auto Image benches for users. Further east on National Street are car repair shops and body shops, which are located » Precision Body Works adjacent to the freight line tracks. II » Kendall's County Kitchen Walnut Inn • Within this sub-area are two attractive open space "''r' ' : " elements which includ Ryerson Park and Central Park. - t 4. - IIRyersonPark is located on the east side of South State �'. - �` • Street and remains a great example of a traditional , , #r j ,_. _ .. neighborhood pocket park. A mix of housing product ft ' = ''j z • and commercial uses front all three sides of the ark. ` A. r The second city owned park is Central Park. This park is 4., ft j a linear open space located on a bluff north of National i Street along the east side of South State Street.This . ' 1 !' ' ,; . linear park has grown in size over the years due to the =IN - i_ IL' -�:N11 acquisition of small single family lots at the north end of — I this property by the City of Elgin. .11"9,15m---- . Ryerson Park I 71 _ I Li . - + i i i �I 1 . `„ i, is v� , .., _0471 111,4,..„__ . . 1 1 .1 _ ....... ..... _:ileit4 6.4l, 1 .7...,, 1 . . 0 _ilk. _ er_ 111 ' = -_. 1.1 _ _ _ out tote treet art, Iatrona treet ntersectron . National Street Station Area Plan 1 A-27 Sub-Area 1 • Issues ST Observationsin Pk i I . I Land Use �.... • The study area contains certain incompatible .,... ! Cr: E�"�"' '"''''..-.1—......'"''''..-.1—...... IIland uses located in close proximity, e.g. light s^ C l.�/ -- industrial adjacent to single family residential i •, along Hendee Street or Standish Court, east of +'' I State Street. wk. •--� 1 LOANS _AK i AUTO TITLE » The gas station at the corner of Walnut Street - i _ Fr' 4 :-- ! LOANIII IIand South State Street is not the ideal use of the site and could be utilized for higher density development. Intersection at Walnut Avenue and State Street-loo ing sout west » Recreational amenities, such as Ryerson Park or . Central Park, attract people from around the " . "'niks'. ;►'r community to the study area. iv �: » The industrial parcels west of the river are poorly • --r- /t • configured and not the best use, given their = Y- proximity to Fox River and the National Street ` . Metra Station. » Most of the mixed-use buildings, a combination l j - of old and new construction, are located along -ir `' _ . National Street. Several of these buildings do not I 1, have a retail tenant on the first floor, partly due to . insufficient or nonexistent parking adjacent to the building. Single Family Residence within Sub-Area 1 There are pockets of under utilized and vacant - Y4. - ; . retail parcels in the study area that could be :dill',''ttliltlltlt;;h,hl,�;;;;:.., ,,,,,, ,� , ,,te,,�tt redeveloped to higher and better uses. !• +F!i�!..ss�1,,� ti\s!a, ,a � %�„ '.x • The northwest side of the planning area is I -:- ' . missing a significant open space element for '*5'=. active recreation. feT ' 111 There is a wide variety of housing types within this Sub-Area. A significant amount of single -- - --1 family housing has been converted into multi- 111family residences. Multi-Family Residence within Sub-Area 1 . ' fiitral n..-_ ..t„ __r,- Nii _. _ _ R i . . . RYERSON PARK jr_ __ _ ., . , .... �'" ty' a.cAleve �.* -- III mat-, IIIntersection at Walnut Avenue and State Street-looking northeast Monument sign at Ryerson Park along State Street A-28 1 National Street Station Area Plan 111 ub-Area 1 . Open Space/Landscape rrr'%, "z - 11"° • • Ryerson Park located along South State Street ,. = - . ''" O (IL Route 31) is a valuable and well-maintained ~5. city pocket park with a tot lot, play area, mature %� `= "�'� - d.. s.y . oaks trees, and streetscape amenities such as . ?^t`' street lighting, benches, trash receptacles, and f — = II landscaping.This park has been upgraded i.7 "` l in recent years and creates an attractive and Al -- memorable gateway entering into this area from ;•.` w the south. •I?. 111 » Open space along Hendee Street is currently not _ utilized and is in need of maintenance. Central Park . » Central Park is the largest public open space in this study area. Major topography changes and ■ significant 100 year old oak trees make its use as an active park space limited for residents. No parking lot is provided for patrons, and the site �. . has limited street parking. z E. ) _ ' •_..� , Streetscapes " ' -1 ',".I1.1 11 i » Insufficient and poorlydesigned signage makes -- t 9 9 9 is . it difficult for visitors to locate historic districts in , the study area. In some cases existing signage is blocked from view(e.g. at the east end of the National Street Bridge). t 111 » Low level power lines along major streets Local Street with powerlines that transverse right-of-way II (e.g. views and impact streetscape character, F. 4, ..F.. (e.g. around Ryerson Park). 1 Notable lack of parkway trees throughout the . Sub-Area. » Bill boards obscure the view into the Fox River. ` . » High tension wires are visible throughout the iii ___ - . ___Iiiiii Sub Area ,/ MI » Streets have street lights throughout the Sub- .- ,,•- Area. » Some sidewalks are of small widths and dead Local Street with powerlines that transverse right-of-way . end. I . riMinariork,it‘ ,. Th- . 1 . 44.0"" i III i atm ' '� .b • 't .-t:..-•'.:“..;amu_. rr bi II National Street at Rail-way crossing Stand of Bill boards adjacent to National Street INational Street Station Area Plan 1 A-29 Sub-Area 1 I Architecture & Built Environment I » The majority of retail/commercial construction =:; _ is standard store front.The buildings are visually dated, and in need of maintenance. Several N;: . structures have been added onto in a circuitous � i l II ,g ir • manner which detract from the original structure. ' —•-�.� -----":=7....1:°.0.0=7="""""'" • ■Most residential homes in this Sub-Area have - - ? " ;x -- —........=. been converted from single family to multiple -` �; iii Arm _ . : ': family. A significant number of structures are in ` • -- - deteriorating condition, some may be beyondrib xT reasonable repair. _ �" ;"--. Pace Bus southbound on State Street at Walnut Avenue . Transit 'rir. » Pace route 542 may be accessed at National Street and Grove Avenue. Pace routes 546 and 801 can . -'- . be accessed along South State Street(IL Route II " '` 31). All three routes provide transportation to the V , ~III Pace Transportation Center, wherein, riders may . access multiple connections that serve the greater - Elgin area. i - » While the majority of this neighborhood is within 111 _ . ...Lee walking distance to the National Street Metra ',.......... Station,the walking distance is magnified due E`er to the topographic changes, and street crossings ■ Existingstructure within Sub-Area 1 that are not pedestrian friendly. irAit'i"111'. - - 7..,...., ■ ,,,, ,, 11 MIS ■ Existing structure within Sub-Area 1 Freight line on Metro Commuter Rails . !� Yi , ■ .: : NN BUS S w. •• " . N 546-8 . o � • ° 'c l r` II I I r Existing structure within Sub-Area 1 Pace Bus stop at Walnut and State Street . A-30 I National Street Station Area Plan . ■ I Sub-Area 1 . Vehicular Access, Parking is Circulation .. ;l� » National Street, between the tracks and IL Route 31, has a sharp narrow curve due to grade issues II river level and IL Route 31. F. • Access to park/open space on north side of ' '`' Standish Court, east of IL Route 31 (South State �_ �. s - IIIStreet), is limited; Standish Court is in very poor _ai sw— condition (unimproved). _ :M,_ >> Local streets west of the railroad tracks appear toNo: "'*�irse I be in good condition and are laid out in a grid pattern. IIIStandish Court adjacent to Central Park fir, i 7 fVelm.,,,:i 7:i Or .II111 ` Ow ___., 1. - ,,:..., _ ,;AN.. If a, 11 111111111111. , ''r. Ryerson Avenue dead-end at National Street and State Street Dead'en. nd sidewalk 111111 lr ApI i am:i11 iit ort fit'4` i�"i .l ,' ..i f / c. ,yam" , � 7 t "STOP :v; .. �G t _: «..- -r.vM 7.1liip Intersection of Washburn and Ryerson looking east Cut thru path created by residents IIIBikeways » There is a marked bike trail going westerly along II I �� .Walnut Avenue. f1_ . .., .2 -. . i i it i� » Most of the neighborhood utilizes the existing _ A _ = r_= . streets and sidewalks. ` -= �- .. - » Sidewalk sections dead end at various locations within the Sub-Area. - ` . ,r''''''‘A' '-.-. -ft'*"ft--------, ------'4. ILack of bike paths and bike rack . National Street Station Area Plan 1 A-31 Sub-Area Map - • e 111 RM1SI STREET 2 = 3 i .i w ,. ., II MUSK MEW PRAIRIE STREET LAUREL STRUT ' \ ‘ \ i , \ / alit&A STRIP Il . 0 os4 ■ j NOPE CT. i —1101 STANDISH ST. 104 r TLs' ?�s °�p III WALNUT AVL 4f S i .-._ • ' 111 \\a/1/ y �A 4100 ,s"'-_ 1100 = 7 �A S 3 �Ty i `F WASNRURN STRUT „ R Si /ENT STREET II - OAK STRUT o c LLSSENDEN PL I U NARDING STRFE7 © O 2 6 i W ) 111 Z SEAT STOW r IO 1111.5Y ST. I III7 S LORD STREET F. sat 0 MID STREET V. 'i.M C. . Z = IO, NY fT1lRT ROREY ST. Ugi SOUSTER AVENUE I . KASTINLS U ■ Sub-Area Mapll A-32 1 National Street Station Area Plan . 11 Sub-Area 2 Visual Area Assessment - -f=._ ' Sub-Area 2 is bound by Washburn Street on the north, � MARIE GROL ICH . US Route 20 on the south, State Street(IL Route 31)to PARK. the west, and the freight line tracks on the east. , r This area is comprised of single family residences. f Throughout the Sub-Area, several homes have been II ; converted to multi-family Residences. Some of these .--., - . - . , . . • ' conversions have been in a manner that is contributory ' llinnature to the overall appeal of the home. Other 7 +� '_ • attempts at conversion have not been so successful.Theme i +. ' need for stricter codes, and/or enforcement of existing IIcodes, is apparent. Marie Grolich Park expressed in public meetings.Walkers expressed This neighborhood is an extension of the typical concern regarding an incident that involved a crossing . neighborhood grid system that is common in the guard and a passenger vehicle. original part of Elgin. Robey Street is the only street in this sub-area that is unimproved without sidewalks and Concern was also expressed from the residents . curb and gutter. regarding combo sewers in the southeast quadrant of this Sub-Area. Several comments were received Similar to residential areas further north, the Sub-Area regarding the system and its history of flooding. . lacks vehicular and pedestrian connectivity to the National Street Metra Station due to steep topography and dense vegetation. The freight line adjacent to some of these homes is elevated and creates a barrier to 111accessingthe National Street Metra Station. ' �(�� :,-_ .; '' ;�- 411 •Located at the southern end of this Sub-Area is Marie ; ; n { IGrolich Park.This park offers several amenities to the r ` �. 44 :y neighboring residents. A tot lot, exercise trail with ;,,, r-- 3.' various pieces of equipment, and open space for passive 'F'+0 --- "'• 111patrons. A parking lot within the site, and Souster '''', Avenue appear to provide adequate parking spaces. { . Residents of Sub-Area 2 are able to walk to Lowrie i Elementary School.Access to the school is typically .0"_ along Oak Street, and across State Street(IL Route 31). -:: Concern for the safety of the crossing was frequently Example of existing Single Family Residence i , ., 411111.11 . \ a 1. 04, • 7 ... .... , or-...#. •I 6 --- ,..J ... Ni..,11) [ ■ .�. • 4 ! 1"4 e j of 111 Residential Homes along Hendee Street overlooking open space 1111 National Street Station Area Plan 1 A-33 Sub-Area 2 a Issues & Observations Land Use .- . jo. 1 i i ' » The predominant land use within this Sub-Area is original single family homes with some structures converted into multi-family uses. The homes this neighborhood are in primarily good r condition and the neighborhood appears intact and stable. -_ . » It appears that some single family home sites , . are also serving as locations for home based Example of existing Single Family Residence with a business attached w businesses.. ■ An active/passive park, Marie Grolich Park, is located at the southern end of the Sub Area. ,. ' . Pilli 1.#1[10 111:.` 4- Pilmw _ Will 1 1 I i‘lra ! _ - 111 xamp e o existing 'u tr ami y ihi•esitentace, .4.'m' . f... APINv � f .�•.Ate q•:ar• �` to t •� " 1+a�4"'�`" t ' Hyl+ . . ; • .r.,✓ ;� f 7' :14. organ 1111111111.11 4 _ . 111 iii liftwor . __„......1 i 1 . III f. Open area at Marie Grolich Park ',ample o existing log e Famr y •csi ence . i �fr" U i i S' II rI(ii .. 1ILtI 111 Example of existing Single Family Residence xamp e o existing mg e ami y •es4•ence . A-34 1 National Street Station Area Plan . III Sub-Area 2 ■ ti- - ._.... Open Space/Landscape }f'; {' ', , 'IA • '' The neighborhood is adjacent to Mary Grolich _"'all _ mule f9ARIE GROLItH I �j . Park which is a significantly sized park servingMir several several residential neighborhoods within Sub- • -- "` l Area 2. This park features multiple soccer fields, a . tot lot and a jogging trail. There are no bike trails into or out of the park. ;• : ,,y: :. rt�� 111 » Adjacent to Hendee Street, there is a wedge of Marie Grolich Park open space that overlooks the Fox River/National ..."L' ___.-- _..rte,..,_ ,. .,_,,__- Street Metra Train Station.This parcel is directly l► II south of an industrial use (Precision Body Works) t- and does not appear to be within the Elgin Park ,r District. Residents along Hendee Street appear I to utilize a portion of the open space for garden ir' -1. r. plots. _ i ■ -_- - - . View overlooking Fox River/Metra Station from Hendee Street sr- [..1 , �. • xerase Trai system in Grolich Park � `�� Open Space wedge east of Hendee Street 1"Mia 111 • a4 .5•2*.+-fir .iir ----. . ,....... o.lb Ms .1 Ok * III �, - • . - ii . Exercise and volleyball court at rolich Park Open Space wedge east of Hendee Street ■ National Street Station Area Plan 1 A-35 ■ Sub-Area 2 Streetscapes . -'U ■ » Most streetscapes are typical urban cross sections with sidewalks/curb and gutter on both sides and ■ homes aligned to the street with a smaller front •• 1111t111, yard setback. » The streetscape creates a pedestrian friendly - MM--( , '„1 ■ atmosphere throughout this sub-area. - - - ,. '1 Mir » There are areas with noticeable missing street a _ 111trees in the public right-of-way planting strip. » There is a combination of "carriage” walks Example of existing Multi-Family Residence II(poured adjacent to the street curb) and traditional four-foot(4') wide sidewalks. » Street lights are located throughout the Sub-Area „+ and appear to be adequate for a residential need. :: 4-y`'. • • 111 Street signage is visible, and in good condition. 74....:6i,,. , ' The southwest corner of the Sub-Area is bound by ."'~"",14d� ill the intersection of US Route 20 and IL Route 31, � both major arterials into the City of Elgin. At this IItime, there is nothing to identify the area as Elgin. » A school crossing exists at the intersection of —.--_-r _ II Route 31 and Oak Street. When school is in session, this crosswalk is manned. Example of existing Multi-Family Residence .ti ■ I H e nII 0-1 h, a " � ; PP �. S .,_ :. 011 m�m 11 Typical street sign ,., 'y ,.... Example of existing Multi-Family Residence.811.- :_.I. -_...7....._ ' ■ ....... ...." . • `` - ■ II II ` ,F sem- - �►_ IIRobey Street looking west Disjointed sidewalk within Sub-Area 2 A-36 1 National Street Station Area Plan ■ ■ II Sub-Area 2 . Architecture & Built Environment - T, » The homes in this Sub-Area are representative of 4 � 4 the typical Elgin neighborhoods constructed in „Or; 40., „•#*.i . the early 1900's. • The architectural styles include Four Square, i } I 1 , IIDutchColonial and Vernacular style one and two E .Ll l story structures. • There are homes in varying physical conditions •- 111 and homes that have been altered from their „. , '+ ,' original design. Most of the homes appear to be '� ' maintained well. III Residences along Hendee Street Some of the homes have been converted for use as two or three unit structures. .,, . • . Transit F1y ' • » Residents of this sub-area are within walking i 4''' distance to multiple bus route stops near the -;{ 111 intersection of South State Street and Walnut/ f tr .,44,4., Xs National Streets. All routes serving this area ' , j provide transportation to the Pace Transportation i ,....w-- '— .1 -. III ..- . Center, wherein, riders may access multiple Y connections that serve the greater Elgin area. F� : - ,. A�' • While this neighborhood is within walkingav :'�N;� distance to the National Street Metra Station 4 4' ,. -- - ,,1;; -, J. the walking distance is magnified due to the Residences along Hendee Street obstructions and severe topography changes that IIIprevent direct access to the station platform. __ Vehicular Access, Parking St Circulation In » The neighborhood grid street pattern provides ..` . ' 10.- access .- access to South State Street to the west and to National Street to the north via Hendee Street. ■ » Linkage to the US Route 20 by-pass is a short trip - south along State Street from this sub-area. VIM CANADI . There is no access to the south and east as Sub =? `� iX- . Area 2 is just north of by-pass 20 and is adjacent - to the bluff along the west bank of the Fox River. _-_ 1111Bikeways line on Commuter tracks-visible from within Sub-Area 2 Bikeways » There are no dedicated or separate bike paths i within this Sub-Area. ` .., . » Bicycle access is facilitated using the 11 4 - current roadways and sidewalks within the II neighborhood. _ , ,, . — 0 I- 111 ■ • . ntersecfion o oute at US Route 20 111 National Street Station Area Plan 1 A-37 Sub-Area Ma • IP IIIIIIIIPII t 1115N5 - ?, 1 SULTON STRUT W ,. _ - u I RAYPRAIRIE STRUT 0441 1 {jam 1 LAUREL STRUT STELLA STRUT '5, \ , \ 1 o1111/ ■F i � ® t TT S 91.0 �!fr r 1s 4 ipi\ 'f, ink - 4 I 5 NoCi. yyy ! ` - -• V n1 1D�t -- p �- II 3 - c o .,sa -, ,...‘ o 0 ^ W STANDISH sT. W r O - L1 tAYIN.' s .1 Diµ . WALNUT AVL ' ;PJ, i*�•, le tll L. "� P a :1m. ,apo p s . ltmet 111 WASHWRN STREET • w 5 F LI ot4 . - . .. il III .., .., ■1I OAR STREET - 7 j O LESSENDEN PL ., III STANDING STRUT © O i 2 6 Cs. ill / 3."I _ Y STRAIN..$RILEY ST. II/ C O $ij * k re LORD STREET T LORD 30 F 1 111ti x I 1 ROBBY ST, F _ V� RE ; T STET 3 1113 d sousTEE AVENUE ; BR. IIII U1 ROu„ZO Sub-Area Map III A-38 I National Street Station Area Plan I 111 Sub-Area 3 . Visual Area Assessment Sub-Area 3 consists of the Union Pacific RailRoad freight to the train station is difficult due to physical barriers ■ line, the National Street Metra Station and parking lots. such as the Fox River and site topography. Residents The UP-RR tracks are only used by an occasional freight can still use the National Street Bridge, but walking train. These tracks run parallel with and lie west of the distances result in residents driving to the station instead . Metra Commuter lines.There is a 30' plus elevation of walking. Just north of National Street is additional change between the Metra tracks and the UP-RR tracks. property that Metra controls. The property is adjacent In 2004, Metra constructed a new depot and two to the Fox River and includes Metra's Elgin Coach Yard, IIwarming shelters at this station. The project also which allows for overnight train storage, and a small included new platforms, lighting and landscaping as Metra employee lot. A ComEd substation is also located well as rehabilitation and expansion of the station's on this property, as well as several obtrusive billboards IIparking facilities. The Metra station site houses two that limit the view of the Fox River. detention basins and a brick plaza owned by the City of Elgin. The Metra station is serviced by two parking lots. . One on each side of the Metra Milwaukee District West (MD-W) rails. Each of these lots have a singular access point, directly off of National Street. 111 There is no direct access to the National Street Station 1 from Sub-Area 1 or 2 due to the severe topographyI ` change from Hendee Street down to the station. There y„.,0r�'d`P .y are overhead high tension power lines between the - n";"" ! y, freight line tracks and the parking for the Metra station. , y. ` -Ill • Lastly, there is a chain link fence that runs the length of the western property line at National Street Station. x i 1110- Residents Residents can walk to the train station by utilizing . _ — MIME sidewalks on either side of National Street. . Billboards on National Street For residents on the east side of the station, direct access 111 mom. T.-='. I 1 ler r II . 1 l' 1'��.��, '�.�r"��s� Vii, y l ✓ +' 'l c_. `" .. . - \W� , ' t'' K .. Metra National Street Station . National Street Station Area Plan 1 A-39 111 ■ Sub-Area 3 Issues St Observations II Land Use The area is a thin linear parcel, that is bound on . the east by the Fox River. It is primarily industrial/ service in nature, and does not have any ! ' residential units within its limits. . ' :64;1.,, „ � _:' =,;cam » The area is utilized for commuter parking and f; p° • storage yards for Metra and ComEd utility. II Space/Landscape As this Sub-Area's primary function is for railroad commuter activities, there are no designated Retaining wall along the west bank of the Fox River ■ green space areas. For reasons related to safety, Metra does not want to encourage the general y public to be in or around trains, unless they are41 a i 1 il- there for the specific means of transportation. II• » Two stormwater basins exist near the river front. _ _ • Very little planned landscaping exists within this iiii _ I Sub-Area. 111 Streetscapes " ,C __ • There is a need to improve pedestrian crosswalks, e.g. National Street and railway crossings. The ` _- ' steep slope of National Street east of State Street - II •encourages high speed vehicular traffic and view o t e Natrona treet Metro taxon unsafe pedestrian crosswalks. II • Signage clutter along National Street with several unattractive billboards. » Landscaping throughout the Sub-Area lacks any . kind of design or planning. • Lighting in the parking facility is very good. Architecture & Built Environment .�, ,• • _ Vit- � � • ..y, it- The National Street Metra Station houses a new `"'mss,. II aesthetically designed train station. However, the surrounding topography and vegetation make it difficult to see the structure. View along the north side of National Street at cornEd facility . » The remainder of the Sub-Area is comprised of steel wall, industrial use buildings. • , t II =IINational Street - Elgin - J. +�� =--=': a E From Ch,cago r t ___ -- II,b . 1 if 1* / * .r --` Add - Metro directional sign Topographical challenges along National Street . A-40 1 National Street Station Area Plan . U ■ Sub-Area 3 . Transit » Parking availability at the National Street Station , 1 . - 1 1 appears to be adequate.There are two parking . lots. Lot 1 is located on the west side of the tracks and is 96% utilized; Lot 4 is located on the east side of the tracks and is 80% utilized (11/6/2008 Illt illFWIIIIIII.. , , 111 Metra Parking Lot Survey). _ = „,� - - • , � • Metra passengers can not access Pace Bus Service �' '-. U I from within the National Street Metra Train OltParking II Station facility. Pace route 542 may be accessed at National Street and Grove Avenue. Pace ■ routes 546 and 801 can be accessed at Walnut . Street and IL Route 31. All three routes provide Entrance sign into Metro Commuter Parking Lots transportation to the Pace Transportation Center, wherein, riders may access multiple connections --* Ithat serve the greater Elgin area. » Vehicular access into the station is limited. There _ are two parking lots, one on each side of the rail _ _ - 111 lines, which do not have cross-access to each ►� other. Each parking lot has it's own singular r ,- " access point located on National Street. During a I peak periods, congestion occurs while drivers are iris-- exiting or entering the facilities. �, ;� Wil » Station maintenance may need to be improved . due to some complaints. 14 » Average daily ridership at the Metra National Detention Pond on site at National Street Station IIAlighting Station is 742 (Metra Fall 2006 Boarding & Alighting Counts). r i,:3 The parcels in the study area immediately west of .. y . the river provide severe topographic challenges and make it difficult to provide direct pedestrian connections to the train station. III Vehicular Access, Parking & Circulation /11 • The singular access points for the long, linear - ' !. — parking lots creates a bottleneck situation at the s '�"`° �'-�-' -�• II peak morning and evening commuter times. _ CMN 741111 Bikeways Yr ,,; . » The Fox River Trail bisects the station area in a View looking down into the west parking lot. north south direction, on the east side of the river. It is a paved, multiuse path that extends through 111 several Fox River Valley communities. _ • -„ imo�....iiseit d. ** r w_ Si �. 111 Sidewalk crossing through Commuter Parking Entrance Drive . National Street Station Area Plan 1 A-41 111 r Sub-Area Map _ W---- NA Immo W ■ 10 1 40 WLTON STRUT = 2 �� 3 111 •AAS imam PRAiRLL STRUT t 111 '•2 �* LAIM SHAW_ STILLS MUT •\ '...".. !z a A , , ,.",, ,..,, -,_,-" z,, . , .. , *0°9 111 r CD 'go rr III\.- !,'.MOPE CT. i _.,9$.0 Ilk IFE..- o sI °J�t tvtts 11113 as STAMD(SH ST. J _dt r ■ t �A WALNUT AVL 'M wi III a WASHHRURN STRUT .f . -1g ■ 3 I LLSSLNDLN YL Il /OWINGIIG STRUT © O OO ,i 2 6 a W f ) 111 < N t SUM ST. O III4 % LORD STRAIT 't w LORD STRUT a c 1 W r sum f alI � row sr. r < III AVENUE ; A "I' Ro 111 UTE?0 Sub-Area Map • A-42 I National Street Station Area Plan . II ■ Sub-Area 4 . Visual Area Assessment The intersection of Villa Street and National Street Sub-Area 4 is bounded by Prairie Street on the north, denotes the southeasterly corner of this Sub-Area.This ■ National Street to the south, Villa Street to the east, and intersection is in very close proximity of Villa Street South Grove to the west.This area has been historically and St. Charles Street(Route 25). During site visits, it referenced as "The Michigan Triangle" and is also within appeared that the signal lights at these two intersections . the "Elgin National Watch Factory Historic District." do not function well together. River Park Place townhomes, the parking deck and In general, this Sub-Area has an eclectic mix of uses and surface parking lot for the Grand Victoria Casino, as building types. Further evaluation on a lot by lot basis 1111 well as numerous single family homes are located in may be worthwhile for the City of Elgin. this area. Some of the homes are "plagued" and have historic significance. Several single family residences IIIhave been modified into multi-family units. There is also a pocket of commercial properties within this Sub- Area. Elgin Day Care/Family Resource Center is a newer 1 . building located at the northwest corner of Raymond '. �• Street and National Street. On the east side of Raymond, 4' IV" there is a restaurant which operates as a banquet hall r,r I .. 111 facility.The National Armory Station is directly north of _ k _ the day care facility on Raymond. 1 41 . . As part of Elgin's downtown revitalization plan, the - establishment of the River Park Place townhomes has i . WWI — created a great example of transit-oriented development I (TOD). This development is within walking distance IIIto the National Street Metra Station, many restaurants Entrance to the National Armory Station as well as civic events at Hemmens, and to The Centre. ‘iiii Across the street from the River Place townhomes rTi. ■ is Festival Park which is home to many city events. Adjacent to Festival Park is the Grand Victoria Casino. - . Noticeably missing from this Sub-Area are parks or _'^"'**-lS 4---+-s F-¢ - - WWI.wee-+r r designated open space.There are however, parks in the ,u; .4,k ,,; ice- -- general area. Festival Park lines the westerly boundary .,. ' . line of this Sub-Area, and Davidson Park (a small pocket park) lines the easterly line. Along the southern -m,line o.w., . i 111 , . boundary, on the south side of National Street, is ` . Observatory Park. e.estnan :n.ge connecting structure.par ung to wino II , _ . lai r r- .- __ _ _ -_- .. _ _ _ . _ :� . *7"k: , • (7 ..1i`.**7" , -- 1- .�.—'r _ � Il ._ '• .,. , A ! 11 F -- --- - _ _ _ __1[ ' T. III River Park Place Townhomes ' . National Street Station Area Plan 1 A-43 I 1111 ub-Area 4 Issues St Observations . {{� IIIa0.1 ,y• V gr Land Use • Within the Michigan Triangle area there is ' his �`4 . an eclectic mix of land uses, which include pr commercial, residential and civic uses. Most single family homes have been converted to Units, often adding 3-5 units into the t existing structure. ir,i, » Along National Street, most of the single family —... homes are also being used for small businesses. Existing Single Family in Sub-Area 4 . 1111111ril III I II I 111 111......11 111 \ II National Armory Station Banquet Facilities within Sub-Area 4 » The westerly edge of the Sub-Area is all new1111,1kr"? ■ development. It includes the River Park Place Townhomes and both structured parking/surface .. ` - •a lot parking for the Grand Victoria Casino. _ - �� 4Y » The vacated Copley Press Building also resides in "1" -i _r • the northerly center of this Sub-Area. it �� .011 i 11 1 111The Elgin Day Care/Family Resource Center is located along National Street. _. _ iwII: 1 1 1 • The National Armory Station Building is located ` Aia –^"" ■ just north of the Elgin Day Care Center. — uti- amiy •esr.encein u.-•rea . . r r ..w • ma 'Ir` el –"2.....trth' ''ilr-- . :." ' , ,1" ...e.– ' ripm ____FA-- li. ■ Elgin Day Care Center Parking structure visible between residential houses II A-44 1 National Street Station Area Plan . II ■ Sub-Area 4 Aim IIIOpenSpace/Landscape ►'"- » Within the Michigan Triangle area there is not 1111 ,j ti % a designated park or open space. There are, , r` '" . . however, three parks that are along the south, }' east and west perimeter of the Sub-Area.These k - �,,,'"'` , • parks are Festival Park, Davidson Park and — 1111ObservatoryPark. Each park is easily accessible byMill* 4 residents of the Michigan Triangle, and each park - '' ' t �,� offers different amenities. — ■ PP — Davidson Park III II 4.: t ,...., A i. : I I/ ., ---- } �-11, ...„„„,-.._ ii...., Davidson Partroot. ais ow • ■ .. 11111110611111– a_. ... . 'r', 7 *P .gyp rt rte`c i 'z t. a e3e. Festival Park Davidson Park • » While not part of Sub-Area 4, directly across National Street, is Observatory Park. This is an IIIspace area with a tot lot.This is primarily for — - .0. ' the residents that are south of National Street, but ' — ' the space is open and available to all residents. , ,, y My -''rr. III""me 111 aITO -- - ■ __ _11 ■ annec tin, scape-open space a ong •wer 'or •ace own omes SAP ii .' 1T ' .4i 'wimp ,— -=+� III "i t --,irx immo, i v i Y i _ t Fat sy. ,-...,. ,:. . Tot lot Street sign within Historic District ■ National Street Station Area Plan 1 A-45 ■ III ub-Area 4 Streetscapes armrpgruft7. Il• Streetscape along major streets is generally ' < unimproved except on National Street just east of E .. the river near the Grand Victoria Casino. ._ ■ — » Low level power lines along major streets obstruct ',- ..._; . views and impact streetscape character. _ `" 011 .01..p., — ' i. II» Notable lack of parkway trees throughout the ----""�`�� Sub-Area. » Sidewalks along busy roadways are typically carriage walks. Raymond Street at National Street II it _:-,-,-,111 1 i ,:,. • ■ ", .: Carriage walk along Villa Street Sidewalk along Michigan Street » Location of the sidewalk varies within the !I . residential section of the Sub-Area. Typically a . tg A .• parkway is present, but where the walk is along -� ;, II curb and gutter, a retaining wall along the '. .*' opposing side of walk is necessary. .. .. - » Street lighting is provided, size and type varies 4.0.' I 111i t based on the type of roadway it is illuminating. ; - - Existing lighting appears adequate. » Signage within the Sub-Area appears to be . adequate. - - Lake Street looking west 111?,. � illi • 4,1111 1 4Vs ' I! lVJ � ► �z II Villa Street Limited access onto Villa Street _ . A-46 1 National Street Station Area Plan ll ■ ■ Sub-Area 4 IIArchitecture Es Built Environment ` » The Elgin National Watch Historic District located in the Sub-Area houses mostly simple cottage '/1 0 \114. . style homes built for the workers of the Elgin Watch Factory during the 1860s through 1920s. » There are numerous locations within the Sub- . Area that contain a mix of housing typologies I -may. (i.e. duplex/apartment next to single family). In _ I.,. addition, several single family homes have been 1,' ' ULLA j 111 converted into multiple dwelling units. la 4 reall » Condition of the multi-family housing varies NMI � _„,r_ . greatly. Several structures have been added Existing Residence within Sub-Area 4 ■ II L1 1111 111111111141 1 .I-7 -1111- . , II-- .;im,7. _I ri-ri .. 1 ii_____.....jirit. ri i, Lei 111Existing Residence within Sub-Area 4 Existing Residence within Sub-Area 4 III onto in a circuitous manner which detracts from the original structure. A significant number of - - _ ' 1-117” . ',--: structures are in deteriorated condition, some - - _ may be beyond reasonable repair. '- -_ 111 » Enforcement of existing ordinances appears to - I .1 be lacking.This Sub-Area is within the National : ■ i • Watch Historic District, and does have uniques Li C i' I ;,i,'ip� I(�m' requirements for the structures. p» Residential homes along National Street, near Villa .1. '_,r , L .. .';40-.— ■ Street, have been converted to, or are also serving as small business. S.a , h U Existing Residence within Sub-Area 4 , ''0' r� - - ,iSi, ..?0,..:.f,,t,17, 4 t....t 0:"',I. ,,,. ., ,, . ... . . .1" lin 4. ° r '�t' ' II _. IiiiIIIMMor 1-. 111n' Existing Residence within Sub-Area 4 Existing Residence within Sub-Area 4 . National Street Station Area Plan 1 A-47 ■ Sub-Area 4 111» The National Armory(State of Illinois Department of Veterans Affairs) building is an architecturally well designed building located north of National IIStreet. » The Elgin Day Care/Family Center is a newer . building and is an attribute to the Sub-Area. Transit » Residents of this sub-area are within walking 111 distance to multiple bus route stops along National Street and Villa Street.All routes serving . : this area provide transportation to the Pace Historic District Signage ■ . . f I . ....... g■ 1i, IR ` 11• a � • =d=�ii� yfl� — PII"li 1/ _ . Ng . 111111WOP: II Existing residence within SubArea4 Residences,irilropalong National Street Transportation Center, wherein, riders may access 111multiple connections that serve the greater Elgin _ area. ._._ -!.. -„ii While this neighborhood is within walking I t distance to the National Street Metra Station a1 the walking distance is magnified due to the I I obstructions and severe topography changes that I ' . • prevent direct access to the station platform from • ',Ilk. this sub-area. _ , .'4 r - - 4 .„ ■ Residence within Sub Area 4 . * iV . it_AIM r _ _, _ . , iv -7" '' . II,1 I -I. 4 I be:- ■ .' IIIExisting residence within Sub-Area 4 Residence within Sub Area 4 A-48 1 National Street Station Area Plan . ■ Sub-Area 4 ■ Vehicular Access, Parking & Circulation `? '" ,� , • ,j » Expansive parking areas serving the Casino exist ' °• - a in both a multi-story structure and a large surface �., (. 111 :4 '' » Single family/multi-family is serviced primarily ,m - ■ with driveways and street parking. s + , The newly constructed townhome/rowhomes tk have parking within the development. },F, II „Yak - moi_. The Azteca De Oro restaurant is serviced by a W, surface lot on the south side of National Street, ■ but also appears to use a lot located on the north mid,side of National Street. t M 1 1 i f. i . � s " � �+ - �_ I , Alley and parking off Villa Street Alley and parking off Villa Street ■ » Signalization of the traffic lights along Villa Street, `i .;; -; at National Street and St. Charles Street needs to f r ` ' mss. 11_,‘• be evaluated for the level of efficiency. At several Ilk • . site visits, they did not seem to be operating in a IN manner that would allow the traffic to flow. ` ` lFilli, Multiple curb cuts, serving individual residential 0 ■ homes along Villa Street, interrupt traffic flow, l and have the potential to create safety issues. simiaimi I Bikeways RI Existing bikeways exist along Villa Street, and _ ;_ easterly of the Sub-Area at the river front. �' In Alley and parking off Villa Street » Most walks within this Sub-Area are wider than 4 feet, and can be utilized for biking. ■ *.471111 ' ILIPIIIITT1 ■ ■ , ■ Parking-....immingimm_____ _ . for the Casino INational Street Station Area Plan 1 A-49 ■ ■ Sub-Area Map . .- MP IP OA ' 111. w it V WLTON STRUT I 1 2 R V V Ill RAow T PRAIRIE STRUT ,\.:.:.. ■ % \ / LAUREL STRUT 111 , y J IA STEA STRUT s c'y '1 J , o ■ ® 'I. c.,,, O J1 4 ■ j HOPE CT. 0A O SS AO ' II00 4 510.114 :.. VEP:''''' O S7ANDISN ST. w SEt D(Sd }" 111` J s 41. 14.3 WALNUT AVE, " '..i A% �, � E t %. it ,4 .0 0 +s J'. ,,: 3 WASHIURN STREET I ..e 111 H 9 III $ -.---�-- wErsnEET 3 OAR STRUT V LESSENDER PL1 ' II NAROtNG STRUT © O COCC „ 6 2 a k 111 1 1 Z� RILEY ST. y p ;O 0 ■ sx t lORO STRUT W CORD S I Ay num.to S a ROREY fT. il 3 Sw 111 -_ 3 SOUSTER AVENUE ; minims ST Imo- 'four, 111 20 Sub-Area Map ■ A-S0 1 National Street Station Area Plan ■ ■ ■ Sub-Area 5 ✓ Visual Area Assessment Sub-Area 5 is bounded by the Fox River on the west, From a pedestrian's point of view, walking to the U National Street on the north and St. Charles Street to the National Street Metra Train Station is fairly convenient east.The southerly boundary is a zigzag line from St. using the sidewalk that crosses the National Street Charles and Watch Street, to Bent Street and Wellington Bridge. For residents living at the south end of IAvenue. Located within Sub-Area 5 is Clock Tower Plaza. Wellington Avenue/Street, there is no direct access to A few of the commercial uses within the plaza include: the station. Sub- !" Butera Supermarket There are three open space elements within this» Payless Shoe Source Area. The first is the Fox River bike trail that runs along Nicks Liquors the eastern bank of the Fox River. There seems to be limited visual presence or trail markings that signify the ■ » Dunkin Donuts location of the trail. The Fox River trail is walled off with a chain link fence along the Rivers Landing Apartment The Times Square apartment complex is just to the Complex. . south of Clock Tower Plaza and is accessed by Times Square Road. The second access off of Bent Street is The second open space element is the right-of-way completely fenced off, leaving only one vehicular access greenbelt that the Union Pacific Railroad still owns. It Ipoint into the complex. The residents seem to be runs the length of Wellington Avenue and is fairly wide. isolated from the surrounding neighborhoods. The slopes within portions of the railroad ROW are extremely steep and varies along Wellington Avenue. IThe restored Watch Factory depot is located off of Wellington on the south side of National Street. It is a Finally,there is Observatory Park located on the focal point within the sub-area and emphasizes Elgin's, southwest corner of National Street and Villa Street. This and the sites, heritage. There are several original and is an active park, that primarily services the residents of 111 newer mixed use buildings along National Street such as the multi-family units located adjacent to the park. the Cavitt building. The building adjacent to the Cavitt building, which has been in its current location since At the northeast corner of Raymond Street and Watch . the late 1800s, is an excellent example of a mixed-use Street, is the Observatory. This building is a historical site building that still functions today as it was intended and needs to be preserved and maintained. with retail space on the first floor and apartments on the ■ second. There are several single family residences within this ISub-Area, and a significant number of them have been converted to multi-family. Most are in good condition, but some are in need of extensive maintenance. III 111 .fir i` T i ■ Il FIR' 111111111MMIE'---..i.._.- -.: ,- 1111 1 --,,,,,Notriopm"wimpuirce 'lew oo ing wes across e oc ower •aza III . National Street Station Area Plan I A-51 111 I ub-Area S Issues ST Observations r Land Use1111111111/111 » A variety of land uses in this sub-area include , traditional mixed-use structures oriented along streets, a visually dated retail center setback from ii. le ',. the street system, a variety of styles of single -. 111 family and multi-family residences, including the ,- • '' Rivers Landing Apartments. There is also a very --.—_:_,_ attractive linear open space bike trail running II with and adjacent to the Fox River. Existing Strip Mall within Clock Tower Plaza . •r ` II •••...m. ,, ikil ii --,.....er.... ._t.1,0 i :.: __ ___.: • rj i ......,•• ,.......... Aef �+T i .. 1111. to it Existing residence within Sub-Area SMixed Use buildings along National Street • » Large expanses of parking in front of significant . development sites such as the Clock Tower Plaza require pedestrians to walk long distances to II the stores from National Street. Elgin Housing Authority has several mulit-family 111141.M. MW 1 ' • units within this Sub-Area.These units are visuallyI ,h.._..4,<.Idirairepi . dated and difficult to access. 11111161114-- ,7-4,011-. �r, :` t • - -, .. /�` witti Butera Grocery Store in Clock Tower Plaza II. M _11p. II •- '------- '' , r.'' AfAr. . :.:,.. – : Ii IINiiiiiiii. ., I I ,1III11IIIIIIIII1I IIIIIIIIIIIIIhi{1{ IIhI,', ' .— II tl_ h uIIrt Housing Authority Residences Apartment Complex-south of Clock Tower Plaza III A-52 I National Street Station Area Plan . II 111 Sub-Area 5 . Open Space/Landscape . The linear bike trail along the Fox River is a II 01 great amenity, but is not easily accessible to the �' IIIresidentsin this Sub-Area. — This neighborhood is within walking and biking — — .A.--- -" - . distance of Festival Park. I s , » Wellington Avenue includes a portion of the • Union Pacific Railroad ROW(right-of-way)which is an under utilized linear open space. The ROW is � __ __ IIbound on the east and west by existing roadways. / . Significant topographical changes exist from east `` to west. . a i"'," -4r,. , , ,' .klThe Observatory-Watch Street at Raymond Street e , ,....g „. .., , O., ' ...„,, , ...„, ,... i` ' , •-k *._ . t-'4 it. .) ,.... r, _ ,..,... i, • 'l'•• , 04.4t, f•V ',1.1 77', , . - .. IIhit, t1/4U 44 . ' 0*-42.- ir , 'k .10' lt.:- il -4 a a a "" p f . ,-4:- '.: . , - ' ' .4- ---- , f a a__.'_ 1 I �t . Bike Trail along the Fox River Tot lot within Apartment Complex » Observatory Park,. located at the corner of Villa .4Nt 111Streetand National Street provides the potential '++! for a significant gateway into the downtown and ; . , ,j center city. The park currently includes a tot lot " : � '* and trails. .. .,t. I,T�19Mt. :-,�� ', ,` > . » The Observatory, located on the northeast corner �. ,i of Raymond and Watch Street is a historical site `; that will need to be preserved. „ A "` III » The apartment complex has it's own private tot r ` <,,,t 4 t' lot on site. This play area was notably used on the 14, "` :, < r.:. k site visits. � : a. „��..��` t r ' I » The restored Watch Factory Train Depot offers a ".,- - i.}.> wonderful gateway opportunity, but lacks any Trail along the Fox River ■ planned landscaping. qn I i . 111 MAP -.... 11111.1111111111 MEM rit;:b.Ak 11/ Seating within Observatory Pork Open vistas to the river . National Street Station Area Plan 1 A-5 3 1111 Sub-Area S Streetscapesit -0- --I lin p IP . » Low level power lines along major streets obstruct views and impact streetscape character. III • Notable lack of parkway trees throughout the o Sub-Area. # » Streets have street lights throughout the Sub-Area - . and appear to be adequate. » Sidewalks vary from 3 foot carriage walks, to . wider walkways off the edge of pavement. » Bartlett Street(shown below) is a half street, 111limiting parking, walkways, and landscaping. UP right-of-way • , idle` r s Y., M Y � tr. Y., ). fP ___wie.-.......-...-- - .1111._ •-- . - , At ,.., N1/114110 , II h� llll�� II 119r, ' IIBartlett Street-looking east Gated entrance at apartment complex Architecture St Built Environment ,t ' Y. » The Clock Tower Plaza located on the south side :y, t, +; of National Street is the site of the former Elgin `q'•,'�'r `0» Watch Factory.The layout of this mall is typical1k a Illof contemporary retail planning with a massive i t�.iar { nipirparking lot in front and a noticeable lack of �'�] landscaping. This type of design, along with e ■ a lack of defined sidewalks or paths that lead into the plaza create an unfriendly pedestrian environment. The architecture of the strip mall 14Q4.-.„,4- to pay homage to the Watch Factory � � with its tower elements and inserted clocks. Streets lack walks,landscaping,condition. . r _ NOM MMM *.C:1111 _ F _ . r,„. — ,_ . Expansive surface parking Clock Tower in Clock Tower Plaza I A-54 1 National Street Station Area Plan . I ■ Sub-Area 5 ■ ;_ - f –711111111, 1 t ;-• _ I If III R ma Si , A, -............. ,„n, .--, , 1. wr {` ''may;• i S - �;,' -A�!■ ' w. ll IWatch Factory Depot Mixed Use Buildings along National Street The original Watch Factory Depot which has been ; rehabbed is located adjacent to the Clock Tower 10 .--I . Plaza facing National Street. : 1 :� . , ..----� » Most residential buildings are located close to I the street, helping define street edge. However, --. major street intersections are not anchored by 1 El buildings and therefore create an unfriendly I t ' I � I �` pedestrian environment(e.g. National Street and 5 J, I i V. ' � - . South Grove Avenue). I p•. '•, "; 011 . » The Rivers Landing Apartments are located . ; .`'""" '• *o;, Idirectly south of the Clock Tower Plaza. The =.Z y Multi-family Residence along Notional Street V rt'.1 ---...044 1111111111111111111111 , s a i 4 . ii .. .....: . . ;,., , . ..., , dr 1.' . I 4 iC' , .14410p 4. jpirM,P. 4,- a v ■ Single Family along Bartlett Street ovrtt :ua.mg a ong !ahona treet} IIbuildings were constructed during the 1970s �"': and are mostly masonry construction. There is • Ia small park with a playground in the center of _ ....1. .....the development. The overall condition of the i,; Ni complex is generally good. 1. - — mit. » Recent redevelopment has occurred along € L National Street on the east side of the Fox River. r r .. - The Cavitt Building located on the south side t _ I of National Street is oriented toward the street ■ and creates a strong corner presence, however, vs tr - _ .....�,, e the architecture of the Cavitt building does not --- . complement or respect the historic character and pattern of the area or the City. Apartment Complex-south of Clock Tower Plaza ■ National Street Station Area Plan I A-55 111 111 Sub-Area 5 Vehicular Access, Parking & Circulation 111 » Circulation patterns on the east side of the river, south of National Street, are limited due to large parcels of development–Clock Tower Plaza and Rivers Landing Apartment complex. j.... -,,,uo.K4 fi ,i „_„ ili . » The access road on the west side of the shopping . center(Times Square Road) empties into the i_ • apartment complex to the south, the alternate exit/entrance for this site is blocked by a locked fence. While this is designed to prevent through111 traffic, it limits the residents to a singular access point. Existing Parking at Butera lot . •r.,�' ,. ..a - tl "L+>1 rY f s _ , -iii iii _. _ [ ,, [ +, 111 Parking adjacent apartment complex Bartlett Place-looking west » St. Charles/Villa/National Street is a complicated intersection due to the offset alignment of the II three arterials. jilicsionii.o.- ii 011EAMY » The Sub-Area has several large surface parking ` lots which are under utilized and unattractive. ri,... . . ll ' ate- Transit 1 » Residents of Times Square Apartments and patrons of the Clock Tower Plaza can access the National Street Metra Station by crossing the National Street Bridge and walking south to the il station area.The distance is magnified due to the barrier created by the Fox River. Butera Grocery Store in Clock Tower Plaza-rear view . . 1 ,_, ; e sk F _ . e.„ ... _ {{ ea 111 Expansive Parking at Butera Lot Butera Grocery Store in Clock Tower Plaza-east side view . A-56 1 National Street Station Area Plan . II III Sub-Area S _ II » Residents of this sub-area are within walking 111111111111111' distance to multiple bus route stops along r � ' National Street or Villa Street. All routes serving 1 IN°I I IN:.11111 II I I 111 I I I I I I I I __...____.._..,._,,__ . this area provide transportation to the Pace I Transportation Center, wherein, riders may access - multiple connections that serve the greater Elgin T , -11■ area. Bikeways = .. ' •. - ■ >> The Fox River Trail also referred to as the ` Grand Trail, is an attractive linear open space � amenity. It connects this neighborhood to the __ . balance of downtown Elgin and surrounding Pace Bus in route neighborhoods.The trail provides a direct connection to a significant regional recreation 111trail system. II » A portion of the trail system is fenced limiting `" s ' ^i. NI access from the Rivers Landing Apartment • -`' complex. • • 111 » Additional proposed bikeways within Sub-Area 5 include a north south bikeway on St. Charles 1,.�--< ; Street and an east west bikeway on Bent Street. ti i IIStreet is a lack of directional signage for these trail _1111•111111 SIIIININIIIIIIINffism p. .,. II systems. — IN i.. m • Parking expanse at Butera Lot ■ 'yK - - , . it , ,41 , ;e.. a;ong Fo, Rr,:r, :1 e way a ong ox 'iver rilitrati-. ...t.-,,,1- ,:„,,k.„...r„..,! , 111FX Mit ; '4' ''V. ' 4 %':'''' '' •J ' - • '--1 : . Bike way along Fox River Access to Bike Trail fenced at Apartment Complex . National Street Station Area Plan I A-57 ■ Il Sub-Area Map MM III N t . , ill ig 1 1 s II PLUM STY= PWH RSTREET S° Vy / I.wI MU: ♦ f, �, ■ STELLA STREET \ \ VW 74 A77 t . } . ® % sh„,,,,, ---- ..,..,-..% .. I NOPE CT. . ".,L .. � � � .fir' ,:y iXtiz40'tSTANDISH ST. y iert 0 SAS • } s +i C e WALNUT AY! '!y ('^ 111 iss t:1 i I. IS*1 , (c3 % .6,,,, II r J, y S_„OOyeto i 1. WASNRURN STREET III 9 r M 9 �,.�...��.._.►...�.., �. SENT ,4 ■ 3 .` OAR STREET a z 5 j O � LESSENDEN PL 1111NARDING STREET © O 77 f a i O Y mum / III < < RILEY ST. S LORD STREET i LORD STREET 1.M 111 ! II 4......, c = W Y=IRO z i i=im 3 ROUT ST. ; SODIUM AVENUEIII ET i4 004,4 10 Sub-Area Map I A-58 1 National Street Station Area Plan . ■ III Sub-Area 6 . Visual Area Assessment this Sub-Area, the nearest public park is Drake Field. A resident, wanting to visit the park, would have to travel Sub-Area 6 is bounded by Bartlett Place to Wellington west, cross Route 25, and continue for approximately . Avenue to the extension of Bent Street on the north, one-third mile, to arrive at Drake Field Park. All total, Raymond Street on the east, the Fox River on the west, they would be walking over 1/2 mile to reach the park. and US Route 20 on the south. . Residents living towards the northerly end of this Sub- This Sub-Area incorporates older single family homes, Area could visit Observatory Park or Festival Park, but some that back up to the Fox River and bike trail. A that too is still over a one-half mile walk. . number of the homes have been converted into multi- family dwellings. Some of these conversions have been The Fox River and its trail system borders the westerly in a manner that is contributory in nature to the overall side of this Sub-Area, but access to the path is very appeal of the home. Other attempts at the conversion limited. Lessenden Place is currently the only location . have not been so successful.The need for stricter codes, where there is a direct connection to the Fox River bike and/or enforcement of existing regulations, is apparent. trail. The remainder of the river frontage is occupied by private entities. . This neighborhood is on the western edge of the typical neighborhood grid system that is common in Based on current FEMA maps, most of the residential the original part of Elgin. Several of the streets appear homes along lower Wellington Street are within . to have been constructed as half streets, and have the flood plain of the Fox River. Standing water was remained substandard. Others, possibly due to the observed on site visits in low areas on private residential restricted lane widths, have become one way avenues. lots. . Wellington Street(commonly referred to as lower Wellington) is a long dead end street with no means At the public meetings, concern was expressed from for adequate turn around. Large equipment, i.e.fire the residents regarding combo sewers in this Sub-Area. . equipment, maintenance vehicles, will have a difficult Several comments were received regarding the system time reversing direction. and flooding history. Just as in Sub-Area 5, the Union Pacific Railroad's ROW At the southern end of the Sub-Area is the location of . continues south, past US Route 20 and contains a large a pumping station for FORWARD (Fox River Water And open space area with severe topography. Reclamation District). . A significant element missing from this Sub-Area is a public park. For residents living at the southern end of III II 41* },t_ � 1 . Existing Open Space between Wellington Avenue and Wellington Street . National Street Station Area Plan 1 A-59 111 II Sub-Area 6 Issues & Observations .w..� •".. II t- Land Use f a. » Open space that is owned by Union Pacific �!�" "� ' ll Railroad off of Wellington is under utilized. _� - -� __ . �1°` " ••. • The predominant land use within this Sub Area is original single family homes with some structures ''�-"� . converted into multi-family uses. The homes within this neighborhood are in fair to good IIcondition and the neighborhood appears intact and stable. L��»! It appears that some single family home sites are Railroad ROW between Wellington Street and Wellington Avenue II v. 70 •• _, * , PPIPPI , ... 111 • jk,. ww: • . . WI 10 ,`— 44,j .± ? Eg , .. - 'e111 w K ' . -Rah.. im1111111111.0111 II Pumping Station Existing residence within the Sub-Area also serving as home based businesses. ; .ter, » Located at the most southern edge of the Sub- rati t .-: f II Area is a pumping station. " p,1 ; .'+_ '' { 111 Open Space/Landscape " . » Despite the primary land use of this area being • 4i�1 " -'x'"``' w residential, there is not a City owned park withinPPP- the Sub-Area. _ • Observatory Park is located on National Street at r ,.,�,�,_ , Villa Street, Festival Park is north of National Street ` �'' 4. `v`f' . on South Grove Avenue, both parks exceed one . mile from the southern limits of this Sub-Area. Railroad ROW between Wellington Street and Wellington Avenue III" . 11111•••-- / _ i II AM iii A!► ( ..... 11! 111«� I . i tl# ,fir _-..; .., . ... Existing residence within the Sub-Area Existing residence within the Sub-Area .fir r A-60 1 National Street Station Area Plan ■ ■ III Sub-Area 6 . » Drake Field is located on Hastings Street at Lavoie Y Avenue and is more than 1/2 mile from the westerly boundary of this Sub Area. `, s,: III Streetscapes :i.... - ,,• The streetscapes are typical urban cross sections . , t� ''' with sidewalks/curb and gutter on both sides and ; ._ .. 4 J IIwith aligned to the street with a smaller front rv,7,., yard setback. ■ » The streetscape creates a pedestrian friendly atmosphere throughout this sub-area. Where a planting strip (parkway) is provided, iii Fox River Trail 111V ■ `it • ♦- •-=- r ■ v F e % ■ Dead-end at Lessenden Place • Existing street cross-section } there is a notable lack of parkway trees. ,.R 3 .. III » There is a combination of "carriage" walks ' (poured adjacent to the street curb) and 111traditionalfour-foot(4') wide sidewalks. V Street lights are located throughout the Sub-Area 4.> and appear to be adequate for residential uses. ,. t «.. - -_ III » Street signage is visible, and in good condition. .,'- **,;, Low level power lines along streets obstruct views . „;,i4 *4.,.-„,,,,;!'„:, IIand impact streetscape character. » Dead end streets, i.e. Wellington Street and Bikeway connection from Lessenden Place to the Fox River Trail ■ Lessenden Place, limit connectivity. ,.•*, -- ..--- 'IOW- "I .r:tigeow,4,2, . . '-'sj' •c . - .Si }`!- --� f. J.•.t ■ y ;� i^ �w . -e-.4111. 4411 111111111110,� II . .. -- -- Existing residence within the Sub-Area Existing residence within the Sub-Area ■ National Street Station Area Plan 1 A-61 111 111 Sub-Area 6 Architecture bir Built Environment . » The homes in this Sub-Area are representative , of the typical original Elgin neighborhoods constructed in the early 1900's.The architectural x �` . styles include Four Square, Dutch Colonial and Vernacular style one and two story structures. } + ¢ R .., ■There are homes in varying conditions and homes 4-- .4-•* - that have been altered from their original design. ,,..- „i..; , Most of the homes appear to be in need of -- I maintenance. • Some of the homes have been converted for use as two or three unit structures. Rear yards or resrdcn-es along loP.:er'vVellrnyt,,Jri)treed 11 Homes that sit on the bluff above Wellington Avenue have been constructed to accommodate II severe topographical changes. ` s • Likewise, homes built adjacent to the Fox River ,. -, -_ . have incorporated elevated living spaces into their _ ■ design. Transit . » The unused land adjacent to Wellington Street and Wellington Avenue is currently owned by II Union Pacific Railroad. Although the site presents significant topographical issues, there Rear yards of residences along lower Wellington Street ' ' ilpir ''.;;Al 1. : -.1. '.lrrie Du 1-- I �,. , i AA kmetH44.: .-,4-71., ... - . .. „ -.;14111°."‘Lr- 4 . . 111 r M ■ Lower Wellington Street Railroad Right-of-way-topographical changes . is an opportunity to utilize the land to create .m r,'." _ a boulevard, linear park system, linear water tk .,+ % 4 course, etc. . "t x fir. +�► -, �• 1 ipw 111 » Due to the one way streets, the dead end streets r" • .:,� ( �,,�; and the slope of some streets in the planning -°, Sub-Area, Pace bus operations are slightly limited .f. r . during the winter months, e.g. Pace Route 542 � _' ' - ' recently stopped operating along Wellington --�- 7i ''-- Avenue and the portion to Bent St. between the ..;i4 IIriver and Liberty, due to the condition of those .. streets during the winter months). '--- IIWellington Street-"cut out"parking spaces A-62 1 National Street Station Area Plan . ■ Sub-Area 6 111 Vehicular Access, Parking Si Circulation --ippg• Wellington Street(lower Wellington) is a narrow, ►` ' dead-end street in poor condition. It dead-ends . into the utility right-of-way (ROW) area with no way to turn around. a losoimi„, 1 �» a ringt tr etAi npo rconditioupper non on)ast is ep ll�l■ narrow street in nor condition on a stee er "" _ �i�I grade. From Hastings to Bent Street, the Ilstreet is only wide enough for one way traffic, "' .--- µ northbound. » Lessenden Place is a dead end street with no . Lower Wellington Street • - -7Y ; M � t • _ A • Railroad Right-of-way-topographical changes Hastings Street looking west Il formal means of turning around. + Pr 1 ' » Former railroad ROW provides open space .. y op ,ill, between Wellington Street and Wellington ='-at . Avenue but prevents east-west connectivity. r +'f •rN _ • _ t • Lack of adequate street cross sections has forced )e , 1.4411' ; . the residents to "cut out" parking areas into the UPRR right-of-way. �, . _ 111Bikeways " "" " __ �" Kt » The Fox River Trail running along the Fox River ,,,tit..__ through this sub-area is a great amenity as it is 'fir . a very attractive linear open space. It connects Wellington Street one way traffic - this neighborhood to the balance of downtown ��;,. Elgin and surrounding neighborhoods as well IIproviding a direct connection to a significant ,� : -! regional recreation trail system. .. -- CS`k • A majority of the trail system in this Sub-Area is not accessible by residents as it abuts private `` residential lots. - 111 •s; r -- » The only access point to the trail system for `-__ . residents in this Sub-Area is off of Lessenden Place. . Wellington Street-one way traffic . National Street Station Area Plan I A-63 ■ 111 Background Data Review I May 24,2000 III�IN l l,r r•• JM1-� ..C:" tom.�= J - -1 • 1• - _ . �t'. ---7-",ay^+-'{i.. -�' •._ ..., • J. �� • R nll ' • -. � •, e. - . ^ ,t. 1 :rs' ii4r? a.4. r T.- . �_-0.4e4::......` . 17•i'�14-7_1.1.111111 •r 1+.) '� T • 'yam _.•_=<i+'�// (�,,. �T 4� • • ( ---A a 31 ,1111: ■ , \ _ i! • ��'.i.'' 711 t it . * :4. " ...a,,.bi 7 dict)T .7 i.5,2P74111 ,il•iirF,4,1.,' - — ..----• - •-.,__. 1111' lr 111 Riverfront/Center City Master Plan n City of Elgin, Illinois "s$o`I" � �� 111MLA vui.i k A—.wa le rs=5••.—...arw., I • Comprehensive Plan & Design Guidelines „0S j�yO�.F�;Et�.0,� 1 City of Elgin 44„,,,� 2005 111 I I I A-64 1 National Street Station Area Plan . II • Background Data Review . Past Planning in the Study Area and City: . City of Elgin Wayfinding and Signage Phase 1.0 The City of Elgin hired the consultant team of Naughton and Associates and Smithgroup JJR in 2003 to create Phase 1 of a . multi-phased city-wide signage and wayfinding program. The study's three main objectives included: Identifying the City's character and defining its edges. . Providing directional and informational signage within the City. • Creating a user-friendly and functional City environment IIIThe study divided the city into five (5) zones and provided wayfinding and sign location recommendations for each zone based on the unique mix of land uses, architectural character, and community desires. Zone 1 encompasses part of the Istudy area for the National Street Station Area Plan. It identifies primary and secondary destinations for wayfinding signs (e.g. post office, train station, trails, casino, etc.) as well as forty-five(45) sign locations for vehicular directional signs and the content and type of signs. Representative images from neighboring communities are also included in the study. ■ . Riverfront/Center City Master Plan In the fall of 1999, the City of Elgin commissioned City Vision Associates and Hitchcock Design Group to prepare a comprehensive Master Plan for the Fox River and Center City. The study aimed to create a community-wide consensus IIIbased vision for revitalization of Elgin's riverfront and Downtown area. It also provided a roadmap for successful implementation strategies and established the beginning of a 10-15 year implementation process that would assist City officials and the private sector. 111 Within the report, the master planning area was divided into six(6) Districts: A through F. District E, named the Residential Mixed-Use District contains part of the study area for the National Street Station Area Plan and provides . recommendations in the form of text and graphics for riverfront improvements and redevelopment of parcels. In addition, the report also outlines transit and transportation improvements relevant to the National Street Station Planning Area including bike improvements, pedestrian amenities, and transit infrastructure. Pace Development Guidelines • The Pace Development Guidelines were created in 1999 to help municipalities and the development communities accommodate transit service early on in the development process. Pace, the suburban transit bus and paratransit . provider for the Regional Transportation Authority, works with suburban Chicago communities to coordinate transit service needs, promote transit and pedestrian friendly land use planning techniques, and develop management policies to reduce rush hour traffic congestion. . The Development Guidelines manual contains three major sections: » Transit-Supportive Design Specifications (including Vehicle Characteristics, Roadway Design, and Bus Stop Zones) . » Land Use Planning Considerations(including Residential, Retail, Office & Industrial, and Mixed-Use Centers) » Implementation and Process (including Service Review & Development,Technical Review Assistance Program, and . Site Plan Review Procedures) The Development Guidelines do not supersede the authority of local governments, employers, and developers, but provide complementary criteria for suburban area development and redevelopment. 111 National Street Station Area Plan I A-65 III Background Data Review Zoning Ordinance . The City of Elgin zoning ordinance was adopted in 1992. Of the thirty(30)zoning classifications permitted in six(6) II districts in the City's zoning ordinance, nine (9)can be found within the National Street Station Area Planning Area. These include: » RC3 Residence Conservation District . » MFR Multiple-Family Residence District » RB Residence Business District . » NB Neighborhood Business District » CC2 Center City District . » PCC Planned Center City District » PCC2 Planned Center City District . » CF Community Facility District » PCF Planned Community Facility District . The permitted zoning classifications within the study area appear, with a few exceptions, to be appropriately positioned and complementary to adjacent uses. The Residence Conservation District and Community Facility District are the two ■ (2) major zoning classifications in the study area, accounting for more than 51%of the total size. The CF Community Facility District runs along the east and west edges of the Fox River and buffers residential and II districts from the railroad on the East side. This District encompasses open spaces ranging from passive and active parks, recreational areas, playgrounds, woodlands, and natural area including Central Park, Ryerson Park, Marie Grolik and Observation Park. . The PCC, PCC2 and CC2 Center City Districts are located exclusively on the east side of the Fox River along National Street, Times Square Road, South Grove Avenue, and Prairie Street. These districts contain a mix of large scale retail IIIstores, offices, and multi-family residential buildings. River Park Place, the newer townhome development north of Lake Street is aesthetically designed and transitions into single family residential to the east. Surface parking is abundant in these districts and shared parking options should be explored between users. . The NB and RB Business Districts are located east of the River Street, primarily at the intersection of Walnut and South State Street. The buildings and uses on these parcels vary in condition from good to poor. The uses include offices, . neighborhood retail, gas stations, and light industrial. The buildings in these districts are generally one to two stories high and abut residential neighborhoods. The development regulations in regards to height, setbacks, parking, and signage of the zoning classifications are typical for retail districts. However, some of the uses currently existing in the NB . Business District should be restricted, e.g. gas stations. The RC3 Residence Conservation District is located on the outer edges of the study area along Hendee Street, Souster 111Avenue, Wellington Street,Villa Street, Ryerson Avenue, and Washburn Street. The zoning regulations aim to conserve the historic character of mature neighborhoods in this district, developed as single family dwellings. Although the zoning classification seems to be appropriate in most locations, there are parcels which could potentially be converted to other IIIuses, e.g.the parcels north of Lake Street along Prairie Street could be consolidated and converted to commercial or mixed-uses. The parcels east of the river at Bent Street and Wellington Avenue have the potential to be developed at a higher density into multi-family or Mixed-Use units. At present, MFR Multi-Family Residential District is located only . on two parcels in the study area, south of National Street and east of Wellington Street. The district allows for the development of low density multiple-family dwelling units on a minimum lot size of 15,000 square feet. The MFR district could be utilized in the study area to provide a transition between commercial and residential neighborhoods, thereby replacing R3 Residential Conservation District in certain areas. The existing zoning regulations discourage units fromII A-66 I National Street Station Area Plan . I • Background Data Review . locating closer to the lot lines, resulting in layouts similar to the one in the study area. The Rivers Landing Apartment complex fails to capitalize on scenic views of the river to the west. . From an urban design standpoint, the large front and side setback requirements for commercial parcels and multi-family residential parcels, along with parking and loading areas provided within these setbacks create a lack of street edge. The buildings and landscaping fail to anchor the streetscape in several places, especially at intersections such as National . Street and Grove Avenue. This results in a haphazard and unattractive streetscape profile as one travels along the major rights-of-way. In order to promote a more cohesive physical character which is pedestrian friendly and frames the street edges, setbacks should be reduced and parking and loading areas should be moved to the rear of parcels. • Comprehensive Plan and Design Guidelines ■ The City of Elgin hired the consultant team of HNTB Corporation, DLK Architecture,Wolff-Clements & Associates, and Real Estate Planning Group to create its Comprehensive Plan and Design Guidelines. Sustainability is a key component of the Plan, building upon the community's desire to grow in a sensible way by integrating open space with development, . protecting natural resources, making full use of existing infrastructure, and improving transportation, economic, and housing options. The Plan outlines community-wide goals and objectives for the following categories: » Growth Management » Land Use » Revitalization and Redevelopment » Historic Preservation . » Transportation Plan » Housing » Economic and Business Development » Community Facilities and Service » Parks and Open Space » Fiscal Impact of Development . The Plan calls for providing a vibrant community with a mix of uses and alternative transportation modes. The Future Land Use Map identifies the National Street Planning Area as a Neighborhood Mixed-Use area with medium density residential and traditional commercial areas that cater to the locals. The Design Guidelines help maintain the character . of the community and ensure that new development meets certain standards. The Design Guidelines address each of the general land use categories—residential and residential neighborhoods, commercial, and mixed-use. The Guidelines utilized imagery and simple text to show examples of site layouts that enhance pedestrian activity and architectural . character. 111 ■ 11 National Street Station Area Plan A-67 II IIIWild paw uo!lo3E Jaails lotio!loN I 89-V ,,„,._,;, !_,,,,:_.' T..,,'',, , •.. .- .rinriript..."1,1,immfrimplcapiptimprboaeanTuotinTailginionrN , 0-- ". ni,- 111 it• • T kappunog rail,Apnzt 4'1"/1/P. . f, ..i.._. ltaii . .!.. ,,.. ....1,istt. ."....7!----- 1 . • '11 t ‘ °'N4';',..7"•11 1:4;!;t'''' SI/ h. 1,. -hefr( 5 ...-3.... i71/' ^ , ,1 ,...""* \ 2 ii ........ ,,, i= i •$ ..,,,,, .: . ----,•.... _ ,--7-) ,, , ...,...k. • ' . - \11111 .' .4 • _ . „..,../ ,' . r .,, ' ittr, \ A ill , •,,,,„,...2,,, i --,11/1/1.'" • • 0 • „,„,.... 0 . ....•1111 ,,, t - 4R•vd. ' 34P rj•P A .I,.• --,‘ Ilr* . , • I , -, • v . .,. ,,,,..:?:„. ,.t,..\:‘,S\ , '‘..1.4,,k: 1:'......'111 am. ....1. , 111 .0,0, \.," 40:iit 4.,,,,_ -••,III., ././ e.br. \\ \ - '-',..- I, IIIIIIIIIMMMIIPVq ." , 111 It 4 IlL *r, 'ft , . . . r."4.1 " . 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' Ni;o4")tx.41 -4' .....-''' . -----4'. ..' --' . A.( ..?,`,% •V" ..% ' ''''',* ,' \ ,...._c-'4!2:....0. 110,0%. :C.---. .. \\1111P1 ' '1•• " '';'''''' '\ }',-- 111 41441‘ Illk lilli; • ' . rl'''' Toy•I- .;, oik 9-1•1 .... 'r ,44,'. .4%."Xe ,...Y.- N. III 1,Z._e ' vr.— . . . ct . .. s. 1.• g . I 1 ill tar..., ......, a III Public Interaction in the Review Process Public Meetings photos.A summary of the comments obtained that evening is shown on the following pages. As most of The City of Elgin recognizes that public involvement in the participants live and work in the study area, the ■ a project has a direct link to whether or not the venture comments were considered valuable insight to the daily will succeed. workings of the project area. During the design process of National Street Station Following this public meeting, several workshops were Area Plan, the public was invited and encouraged to held in which the design team could interact one on contribute to the plan. Meetings, workshops, input via one with the residents. From these workshops, several the web, were just some of the avenues that residents concept plans were devised, analyzed, and compiled. IIinteracted with the process. The concept plans were reduced down to two options, which were presented at a public meeting held March 2, Throughout this endeavor, Land Vision worked closely 2010. . with City Staff and representatives from various Home Owner/Community Groups, also referred to as The At this second public meeting, options were presented Steering Committee. Over the last 16 months, there to the public for their comment. In addition to II were a total of five Steering Committee Meetings. comments received that night, reaction to the presentation was received by Land Vision via email, » June 24, 2009 phone calls, and input through the web. All comments » August 5, 2009 regarding the two options were weighed, and a single plan was presented to the City Staff and Steering » November 11, 2009 Committee in April for their comment. » January 27, 2009 Based on those comments, a singular plan was » April, 2010 presented to the public on May 4, 2010. That plan is the . basis for this report. Each of the Steering Committee meetings functioned as a workshop. Concepts were presented, topics were Prior to the Planning Commission Meeting that was discussed, input from community representatives was held on October 4, 2010, a draft report was sent to IInoted and revisions to the plan/report were made members of the Steering Committee. This report was accordingly. also available on-line, through the Land Vision web site. Comments were received from multiple entities, and all . An Image Preference Survey was orchestrated to comments were addressed. determine the pulse of the residents. The survey was seeking to find likes and dislikes on a number of Following the Planning Meeting in October, additional . different issues. Some of those issues are: comments received from the public, staff and public entities were reviewed and the report was adjusted » Architectural type of building accordingly. That report was presented to the City . » Amount of open space Council for a first reading on October 27, 2010. Once again, the revised document was posted on Land » Type of amenities provided Visions web site for the general public to view and present comments. Building position (on street frontage or setback) » Parking ■ The results are included as part of this assessment. The opinions voiced in this survey, were part of the . consideration for the final plan. There were a total of three public meetings. The first was held on October 6, 2009.At this meeting a brief . power point was given, which explained the purpose of the project. Following the presentation, residents were given sharpie pens and large aerial photographs . of the site, and asked to write their comments on the National Street Station Area Plan I A-69 111 I Public Comment - October 6, 2009 Make this whole area the focus p - _� llof sustainable living in Elgin. Need Pedestrian Bridge More incentives for home owners. `?-r.` . Move RR yards to Randall Road Open up view to Downtown and redevelop the river front area Groove pavement through ` Move Utility Yard and Public curves + "� WorksII Eliminate Billboard '`4:s'o! ' ``..t'. Make access safer for bicycles to - f Add Riverwalk to west side of + INational Street ,, ! River Make crosswalks wider than 3' Ramp Bridge to by-pass trains crosswalks need to be repainted Better lighting/snow/ice ilip IIIremoval.Area is littered and �:: overgrown. Replace"drop down" stop signs for when lights are out. .� 111 Prostitution frequently on corner �" —�. `4 - , ,I. 1"?, Turn old funeral home into N,,— _ parkingr s 1P"r el '' When a car turns into Citgo, 141 ..:!�' - traffic backs up.Prohibit left '" .+ , turns into station from the south . .0-1,..3„„, t.• -'1 #- . Improve commercial corridor/ WAS"BUR" STREET -" - • `� ly ti+ Improve gateway s' No parking across from Citgo - �- . c `' 't, II during the rush hour. 'ta r v*"'s Need more parking at the station `r�""+ . \ 3 1 I ■ Depot needs �'4$d /�< ",1 ri Need Riverwalk to extend north updating/maintenance -- r '` ., r' '• Quaint Neighborhood needs Commuters need Dry Cleaners/ ,, 'P.---' Retail/Commercial that fits the . Coffee Shops,etc. _ .•$-,"Carea PlayupCasino and Train access - k+4 Several homes in disrepair.Need ed Commuter lots need speed bumps toreview Historic Requirements ps - �'\ .y '` and help home owners . Pedestrians need better access to ` xr r` ' P WASHBURN STR - ; Depot from National Street s ' . $' ` '1 `" + Parks and Open Space are not :� ` � linked.Need connections between Stop signs for commuter lot need ! It. Y -:.) - parks and to south of Rte.20 to be restored 1,14t, ' '$ . Not enough parking for Restore "Stop Here When Gates Go . -• • ' •, t' S't, sites.mems in single family home Down"signs.Cars race the train. 1 } ' B '1.,•.. Train schedule needs to be 1 r '` - Too many absentee owners . coordinated with bus schedule / -'r•' 'R' - ` , Residential area to South State \\ 1; 4).« i' IIGeneral: Street should be added to study • ►. « area. Should be made into a '*"t . ''` — a Remove freicht train line or Historic Area !i'i ' '" i 11. combine wih passenger lines Need access to station for residents 4, *` r T 'R Q to walk to depot(note several �" t.' \ • Traffic light signals along State . comments against access to the ` i "-,r*.�'' �' 'r Street and connections to Route g i 1 20 need to be improved. depot from the neighborhood) t Congestion is heavy. Provide metered parking for T,- ,ry * j t• . commuters along Hendee Street • , 't I Sewage back-ups/flooding in this �E` .' • area II A-70 1 National Street Station Area Plan ■ ■ 111 Public Comment - October 6, 2009 I Why are streets one way in this area? Signal light needs to be improved/or timed better. '• Need to preserve area. <' STELLA 3 ET Need safer access to the south I e. and to the parks/casino. X �' '-- t . #14 , tom • - ,9 e /'' sem\ S ■ " IV ; --4•40•41k, . -. \*. ' A o -1\\---`%-r-, i y+ya I R y. '`. , . " r BENT STREET y � r , . Exterior facades need to beVie updated . • 'x :-`� -,,' , Need to keep low income Improve this area first '` 4 ' `,-- • `¢ P apartments . Build Hotel for Casino l ;!,t. . .. L ,. �: Improve facades/very dated Keep Grocery Store K, .�}t Improve security �rG` `• , 111 Improve safety in this area ', r/-1:1°""� Remove fencing Too much parking � � Remove apartments partm ntslonpd and btownhomes/rediver uild Make Grocery Food-Coop Make Grocery Whole Foods . \ A.'• !, Need more parks/better III R �� I. RENT STREET equipment Area has"pan-handlers ` . F� Incorporate the historic depot . ��. Residential area needs better code . into the overall design ,' ' 1...."- 1 �` enforcement Need streetscape . rte .re3 . '' Not a safe area/need to improve k41. - Riverfront Need improved bike paths * "` MAY a Redevelop across National Street 4.. STREET . _ y` Need to make area Historic District Need to attract better businesses ' '- --41it— R�Z E Area has combined sewers.Need III Buy old Railroad right-of-way �- I; . to improve. Floods. Provide pedestrian bridge over , ,� '> � ` } IAT STREET Complete street grid-need to s- improve parking/access. river to train depot .•_- % P P 9 Need bus stop at front door of • .... - 1 'i- • HASTINGS STREET II Grocery Store ' / �, i ^ Convert to mixed use le :� �+ . Provide better grading . 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Purpose component to the structure.Variations through balconies, planter boxes or awnings were well The Image Preference Survey helps to focus the received. . planning and design issues, and define the most appropriate and inappropriate, building typologies » The participants preferred examples in which and appearance for the areas future.When the the building was set back from the street, with Image Preference Survey results are presented to the landscaped front yards and large sidewalks. public they facilitate public discussion of the critical » Appropriate scale for open space. development and design issues in the community. . This process guarantees that the final product contains The following is an example of what the participants did guidelines and regulations that portray a shared vision not feel contributed positively to the community: of the community. III On A contemporary building style was not very well On October 5, 2009, a public meeting was held with the received. Nor were taller buildings, especially goal of defining preferences of the residents of Elgin. when they lined both sides of the street. Buildings that lacked any articulation, and conversely, those IIResidents were given a keypad upon entering the that were highly articulated, ranked toward the meeting, and were then shown a power point slide bottom of the survey scale. show with multiple images. As the images flashed on IIIthe screen for approximately 6 seconds, the participants » Prefabricated looking buildings, cheaply were asked to rate the image on whether it would be a constructed and buildings in which the entrance positive for the community or a negative. was difficult to locate scored low in the survey. 111The ranking scale for voting is as follows: » Streetscapes that lacked mature landscaping did poorly as well as streets that appeared to be cluttered with vehicles. Narrow or ver 111 » 1 is strongly negative(--)for the community y wide streets failed to meet the approval of the » 2 is negative(-)for the community participants. Surface parking lots ranked at the » 3 is neutral (+/-)for the community bottom of the scale. . » 4 is positive (+)for the community . » 5 is strongly positive (++)for the community The image to the left was the first slide to be presented to the audience.This was shown as an example of how Ito register their preferences. All the slide shown had the same format, showing the question at the top, and the ranking schedule at the bottom. The tally from the vote . was not shown at that time.Within this document, is the final tally for each of the slides. IThe following are general comments that stress the positive: » Ranked as an overwhelming positive, was having green space, which allowed visitors to gather. The participants seemed to prefer that the space was part of a destination, perhaps a restaurant or . shop, but having a large, landscaped, open area was viewed as a positive in the survey. Amenities such as park benches, paved walkways, trash . receptacles, lighting, mature landscaping and fountains were also apparent in the images. . » Participants seemed to prefer a building under 4 stories in height, that exhibited a historic . National Street Station Area Plan I A-73 I ■ Iunid nary uoiaoas jaails jaiIouo! 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'1411 Z SZ • t-C:i • LQ .. • VII) no Z ‘110 no 7 5 \10 no ; . 0 9 ‘011 o oo 1111 III M 1111 111 III 111 111 III III 1111 110 II IIII III 111 Ill 111 11111 III 1111 ■ ■ National Street Station Area Plan ■ Appendix B - Marketing ■ Project Summary Market Overview Demographic Considerations ■ Housing Market Perspectives Retail Market Perspective Office Market Trands ■ Area Development Case Studies Addendum ■ ■ ■ ■ ■ ■ ■ ■ ■ ERA AECOM ■ c-4 ■ ■ 111 Project Summary ■ Project Summary ERAIAECOM was engaged as part of the Land Vision the competitive position of Elgin for a share of regional team to evaluate market opportunities for transit- households that are looking for urban locations. From oriented development(TOD) around the National Street our perspective, the core concern is not the number Metra Station. The analysis shows that the National of units built, it is the price of the units. Public sector Street Metra Station area planning study is occurring in efforts to manage the price of downtown housing have IIa complex regional and national landscape, influenced focused on the following: in large measure by the pace of recovery from the recession and a return to job growth. For Metropolitan » Use of Density bonuses and other incentives to Chicago and Elgin, the pace of recovery appears to be encourage affordability generally consistent with national trends, i.e. a slow recovery. At the same time, however, our experience » Provision of lower cost land to encourage 111shows that key underlying long-term trends remain development of specific sites in place, which will continue to influence areas such » Use of TIF and other standard incentives, linked as the National Street train station area, in spite of the with improving economic conditions III recession. These elements include: » Use of zoning and planning tools, to include » Baby Boom aged household retirement and public provision of parking, as well as the downsizing has only been delayed. As housing allowance of higher density development markets recover, we expect that interest in walkable and more urban locations will gradually These tools remain relevant in managing the challenge 111 shift into greater favor, covering rental and owner of urban revitalization, which impacts communities occupied housing. larger and smaller than Elgin. Issues include: » While the recession has dampened growth in » Difficulty of getting financing for mixed-use utility and energy costs, the nation remains projects dependent on gasoline in large measure, and » perceptions of increased risk prices will grow as the economy improves. In this context, sites that are suitable for mixed use and » Extended entitlement and development review served by public transportation will benefit in the policies long run. II Our experience argues that several steps, all For Elgin and National Street, the analysis begins with accommodated in the National Street Plan, are the residential market. From 2000 to 2009, the city important in encouraging urban revitalization: added a total of about 4,700 units, with about 300 in IIIthe downtown area. Moving forward to 2030 based on » Build public consensus and involvement upfront CMAP forecasts, Elgin is predicted to add an additional 26,000 housing units. Assuming that downtown » Secure preliminary entitlements for priority sites . sustains just 6%of total new units through 2030, that » Target infrastructure and access improvements would amount to a further 1,700 housing units in the and link them with transportation downtown area through 2030. This potential growth . in units for the downtown area needs to be kept in perspective, as a total of 2000 projected downtown housing units in Downtown Elgin would represent only 3%of total housing unit demand forecasted for 2030 (57,740 housing units). Our analysis shows that while Elgin currently has fewer households that are interested . in urban living compared to national averages (20%to 30%on average), the overall market opportunity(3% of housing downtown by 2030) remains equally modest . in comparison. On a broader level, we believe that National Street can be part of broader efforts to improve National Street Station Area Plan B-3 ■ Project Summary I Specific sub area recommendations follow: Sub Area 1: Reflecting the historic and largely Sub Area 5: This sub-area incorporates what we believe • residential character of this area, with modest is the key redevelopment opportunity in the National commercial development along State Street/ US 31, the Street Plan,focusing on the redevelopment of Clock analysis argues for future mixed use development on an Tower Plaza in a mixed use framework, allowing for infill basis at the intersection of National Street and US either rental apartments or condominiums. Retail 31, with emphasis placed on residential, with retail or would be supporting in nature, anchored by the II as a supporting use. presence of grocery, as well as restaurants and services. As redevelopment of this site will be expensive, greater Sub Area 2:This sub-area is entirely residential densities may be needed to offset development costs. in nature. Strategy efforts emphasize the goal of rehabilitating and sustaining this area. From a market Sub Area 6:Goals for this subarea reflect the need standpoint, homes in the area remain affordable, but are to both sustain older historic homes along Upper generally smaller and lack some modern conveniences. Wellington, while also targeting acquisition of homes Proximity to Metra remains a key advantage, enhanced along Lower Wellington to create an expanded park and by improved access. As a result(and over time), we openspace along the river. This acquisition would need would expect there to be gradual pressure for housing to be undertaken as part of a long term strategy. teardown and replacement as well. Pressure for this can be offset by renovation programs (including sustainability measures), as well as clear standards for new construction in these areas. De-converting existing single family homes from multi-family status back to single-family status is a relevant goal. I Sub Area 3: Noted improvements to this area include the realignment of UP and Metra tracks, which will . improve access into residential areas west of the train station, and create opportunities for parking enhancement and trail access. Sub Area 4: This subarea includes a mix of both older and newer residential units, as well as parking facilities for the Grand Victoria Casino. As with sub areas 1 and 2, goals for this area allow for selected redevelopment of parcels, consistent with the character of adjacent use. From a market standpoint, we would expect to see the emergence of mixed use development along National Street east of the Fox River, offset by lower densities in adjacent neighborhoods. While the owners of the Grand Victora Casino have made no public comments about their plans for this casino, we would assume that over time, they would be contemplating an array of land based facilities to support the casino. B-4 I National Street Station Area Plan . 111 111 Market Overview . Market Overview In general, the National Street Planning Area has the to build on the current market strengths that these . potential to improve accessibility and provide new developments were based on —establishing a vibrant amenities.While current market conditions necessitate downtown and market place, continuing phases of a longer redevelopment horizon, creating stronger development, and offering new housing options in the and easier connections between transit options and city center. IIIconsidering redevelopment opportunities could enhance the value of the study area and improve Ultimately, development and redevelopment within . ridership of transit options. the area of the National Street Metra station to accommodate a cohesive package of mixed uses in a While the waterfront is considered a valuable amenity, walkable neighborhood can help maximize the land topographical issues of the planning area along with the from a land value perspective as well as from the . location of the Metra station right along the waterfront perspective of continuing to maximize one of Elgin's requires careful consideration in order to identify greatest unique assets: the riverfront. The focus on redevelopment options. The design of vehicular and establishing stronger green corridors or parks on either ■ pedestrian access as well as new parking options will side of the river in the plan not only creates a valuable all factor into the potential to successfully integrate public amenity, it also can improve the quality of the new development into the fabric of the existing neighborhood as well as strengthen property values in . neighborhoods. the neighborhood. Various studies have shown that homes located directly adjacent to neighborhood and The Clock Tower Plaza is currently the only larger-scale community parks can achieve premiums in value. • retail development in the study area. This existing neighborhood retail center presents an opportunity The flexibility within the plan for multi-family residential for re-development in the area based on its location development allows developers and the City to respond Iand land area. The center has seen a recent increase to changing market conditions as the greater planning in vacancy and it is important that it be stabilized and area evolves. Consecutively, careful consideration revitalized in the future. Anchored by a successful within identified sub-areas to preserve single family supermarket that serves to the local neighborhoods, housing can help to maintain the historic character of 111 much of the center is additionally occupied by bargain the area. retail.Avoiding increasing vacancies, upgrading and modernizing the appearance and condition in the near- Additionally, creating connections to the National Iterm, with the potential for incremental redevelopment Street train station would make walking distance to and increased density in the long-run is a recommended the passenger rail platforms shorter, increasing the strategy. The creation of greater density on the site opportunity for people to walk to the station rather . in the long-run helps to offset redevelopment costs than use other means, as well as generally provide and improve financial feasibility of such options. access to residents who may otherwise have disregarded Opportunities to reconnect the larger land parcel into the use of the Metra station because of its current ■ the surrounding neighborhood street network, is also perceived inconvenience. In opening up safe access to recommended to create improved access benefitting the neighborhoods on either side of the river to the station, neighborhood and the retail businesses. this also has the potential to make these neighborhoods 111more desirable in which to live and work, again creating Downtown Elgin has seen several projects come online an opportunity to strengthen property values in the or proposed, such as River Park Place, Fountain Square, larger neighborhood. It also contributes to synergy for . and Water Street Place. These recent condominium and mixed-use/higher density redevelopment to occur for townhome projects have been targeted at largely luxury properties like the Clock Tower Plaza site identified in and high-end markets, in the context of a surrounding the plan. Icommunity that is generally comprised primarily of moderate income households. While the fruition of these projects has been delayed by the broader economic environment, they are generally a step in the IIright direction. Future development should continue National Street Station Area Plan B-S II Market Overview 111 Transit Oriented Development Perspective . Analysis indicates that only about 4 percent of The following map shows population density with metropolitan area residents outside the Chicago city one-half mile of Metra Stations. Even given its relative I limits live within one-quarter mile, or walking distance, distance from central Chicago, there appears to be a of a Metra station. With increasing energy costs, rising comparably higher concentration of residents around costs of living, and continued economic pressures, the Elgin and National Street Metra stations. That said, it i municipalities that offer the option of convenient also indicates room for improvement in maximizing the passenger rail transportation and live-work options will value of the National Street station area. be well positioned to attract new residents and continue to revitalize or maintain their downtown communities. II Population Within 1/2 Mile of Selected Metra Stations, 2008 • \\\: II '61g mober Road Elgin Area Stations . 4 Elgin National Sheer Barte----- I Roselle Hanover Pork Mndlnah 'Moore -,-Wood Dale • DrinsenvIlle. Marnr'ekn . Franklin Park M ,,,Pak River Crow nand{lc era Villa Elm Park hurst Gatewood ip .13"'"-- /y`� • Redzle II 'La Fox .Geneva Wast Chicago „.......--n 'LombardBerkeley • yone`Air Oleo Ellyn Melrose Park RWestern AHalu•d 314Avenue Wlleaon LaVergne Cicero I Rw lrside La Orange Road Berwyn Hinsdale Brookfield 1 'Lisle. _ — •- Mlgldands . Fairview Avenue Nhctmont 'Routs 5!— 'Naperville Select Metra Station Auda 1/2 mile population 590 _ 2.501-1..55 I 2.501 00 • 1.501-6.500 7 • 6.501-9 500 • 9.501-12.596 • I ERA I AECOM 1-1-1--1 mae` �w /. 0 125 2 5 5 1111I I B-6 I National Street Station Area Plan 111 III II Demographic Considerations • Demographic Considerations The demographic characteristics of households are While the traditional two-parent two child household 111 closely related to lifestyle choices: residence location, is declining nationally, the distribution of married housing type, community amenities, etc. The following households with children by 2010 is expected to remain section overviews demographic trends impacting the fairly stable in Elgin (see chart below), indicating the llcity of Elgin, surrounding communities, and the country city's relative appeal and affordability to raise a family. as a whole. Long-term population and household Across the country, the share of households with two growth projections by CMAP estimate that the City of parents and children has declined considerably from IIElgin is projected to grow by 26,199 households, nearly a high of about 50 percent of households in 1950, to doubling in size, between 2000 and 2030. This means 27 percent projected by in 2020. Elgin is projected to that downtown Elgin could accommodate an additional experience similar growth in non-family households . 1,500 housing units by 2030,to remain at roughly 5.5 which would include households of unmarried, percent of total city-wide population. unrelated individuals, a trend which would drive demand for apartments, rental properties and smaller . sized housing units. 2000 2030 Net Increase Downtown Elgin Figure 1: Household Composition . Population 6,291 11,418 5,127 Households 1,729 3,252 1,523 Shifting Household Composition Avgerage Household Size 3.66 3.51 - Percent distnbution of HHs by type 1990 and 2010(projected) Elgin Families w/children . Population 94,487 167,375 72,888 2.0% Households 31,543 57,743 26,199Malehouseholder tii%%% ❑Elgin 1990 Avgerage Household Size 2.93 2.90 2.78 1.6% 0 Elgin 2010 Kane County 2 4% 17 US 1990 IIPopulation404,119 718,464 314,345 •US 2010 Female householder - Households 133,901 244,247 110,346 i 7.8% Avgerage Household Size 2.97 2.94 - 3% Source:US Census;CMAP;ERAkAECOM - - - 0.3% Mamed couple f 30.2% Families w/o children z0-1-�2B7 15 4%ll Other 9 4% 5 7% 8 3% 25 6% Marned couple _ 123.% 128 4% II , 315% Nonfamily X52% Other 61% 3% 5 4% II24 2% Persons hying alone 22 B% 246% 268% 111 Source:US Census ■ III ■ National Street Station Area Plan 1 B-7 I Demographic Considerations 1 Study Area Demographics I Approximately 20 percent of the population of The area is approximately one-half minority population with close to two-thirds of the population comprised downtown Elgin lives within one-quarter mile of p p on III National Street train station with a total of 7,600 of Hispanic origin within a one-half mile radius of the residents within a one-half mile radius. Population National Street station. The percentage of minorities growth is projected to be relatively slow, with an annual is projected to reach over half of the total by 2013, growth rate of well less than 1.5 percent in the same with 73 percent of the population being comprised ofII those of Hispanic origin. In comparison to the city as a area, although slightly above the average for the city. whole, Elgin is comprised of approximately 36 percent minorities and 45 percent of which is of Hispanic II descent. In both cases the population of Hispanics 2000 2008 2013 CAGR 1/ is projected to grow at an annual rate of 2.6 percent Less than 1/4 Mile 1,379 1,498 1,588 1.09% and 3.3 percent for the half-mile area and the city II to 1/2 Mile 5,580 6,063 6,517 1.20% respectively. Zero to 1/2 Mile 6,959 7,561 8,105 1.18% City of Elgin 94,487 101,335 108,285 1.05% 41.1111* . Source:ESRI,Inc.2008 Estimates and Projections;U.S.Census Bureau 1/CAGR=Compounded Annual Growth Rate 1/2 Mile Radius 2000 2008 2013 CAGR1/ IISimilarly,the number of households in a one-half mile White 58.9% 51.4% 48.1% -1.55% radius reflects the same pattern. However, the growth Black 9.1% 8.9% 8.5% -0.52% rate in the number of households is less than that of the American Indian, 0.6% 0.6% 0.7% 1.19% . overall population, in all instances growing at less than Eskimo,Aleut one percent per year. Asian or Pacific 2.1% 1.9% 1.7% -1.61% Islander Other 26.4% 33.9% 37.8% 2.80% II or More Races 3.0% 3.2% 3.2% 0.50% 2000 2008 2013 CAGR 1/ Hispanic Origin 52.3% 66.6% 73.3% 2.63% Less than 1/4 Mile 463 481 506 0.69% Source:BR!,Inc.2008 Estimates and Projections;U.S.Census Bureau . 1/4 to 1/2 Mile 1,761 1,854 1,990 0.94% I/CAGR=Compounded Annual Growth Rate Zero to 1/2 Mile 2,224 2,335 2,496 0.89% - City of Elgin 31,543 33,344 35,593 0.93% City of Elgin III Source:EH!,Inc.2008 Estimates and Projections;U.S.Census Bureau 2000 2008 2013 CAGR 1/ 1/CAGR=Compounded Annual Growth Rate White 71.2% 63.9% 59.9% -1.32% Black 6.4% 7.2% 7.4% 1.12% ll the 2000 Census, the average household size American Indian, 0.4% 0.4% 0.4% 0.0096 in the study area, as well as in the City of Elgin, has Eskimo,Aleut increased-a trend that is projected to continue through Asian or Pacific 4.0% 4.4% 4.7% 1.25% . 2013. The growth rate in the study area has even Islander exceeded that of the city with the projected growth rate Other 15.2% 20.6% 23.8% 3.51% of household size in a one-quarter mile area of nearly , Two or More Races 2.9% . 3.5% 3.8% 2.10% one-half percent. Hispanic origin 33.7% 45.1% 51.6% 3.33% . Source:(SRI,Inc.2008 Estimates and Projections;U.S.Census Bureau 1/CAGR=Compounded Annual Growth Rate 2000 2008 2013 CAGR 1/ . Less than 1/4 Mile 2.98 3.11 3.14 0.40% 1/4 to 1/2 Mile 3.10 3.21 3.22 0.29% II to 1/2 Mile 3.07 3.19 3.20 0.32% City of Elgin 2.93 2.98 2.99 0.16% Source:(SRI,Inc.2008 Estimates and Projections;U.S.Census Bureau 1/CAGR=Compounded Annual Growth RateIII B-8 I National Street Station Area Plan 111 ■ II Demographic Considerations . Household income levels within a half-mile radius of Household Characteristics Comparison the National Street Station are significantly lower than In addition to factors such as age, income, education those of the City of Elgin as a whole.This disparity is and family status, Tapestry Segmentation provides Ieven greater in the population under one-quarter mile an insight into the potential demand for housing by from the station -average household income is only 70 dividing households into groups based on age cohort, percent of the citywide average and median income is income bracket, education level, spending habit and . only 63 percent of the citywide median. This gap is only many other factors. Segments can then be identified as projected to close marginally over the next five years. being more likely to choose a downtown living location or similar type of higher-density housing. Households . '.b in Elgin were compared with those in comparable cities Average Household Income around Metra stations: Arlington Heights, Elmhurst, 2000 2008 2012 CAGR 1/ Palatine, and Evanston. Four groups, Principle Urban Il Less than 1/4 Mile 649,977 654,84, 566,839 2.26%06Centers I, Principle Urban Centers II, Metro Cities I, 1/4 to 1/2 Mile $51,039 $54 847 673,839 z.aa% and Metro Cities II (descriptions follow) are indicative of households that typically prefer densely populated Ill Zero to 1/2 Mile $50,822 $58,939 $72,113 - 2.73% metro areas. City of Elgin $64,032 $78,034 594,519 3.04% Source SSRI,Inc.2008 Estimates and Projections;U.S.Census Bureau I;CACI?.Compounded Annual Growth Rate II - - Principal Urban Centers I Median Household Income Residents share a lifestyle that favors apartments to 2000 2008 2012 CAGB 1/ single-family homes and public transportation to cars. . Less than 1/4 Mile $35,517 341,410 549,562 2.60% High population density personifies city life with its 1/4 to 1/2 Mile $41,025 S51,139 $62,371 3.27% _. attendant inconveniences such as high rents and higher Zero to 1/2 Mile $39,863 $49,125 $60,902 3.31% mortgage payments and opportunities such as high- I City of Elgin $53,211 $65,969 $78,227 _ 3.01% paying jobs. Households are younger and likely to be Source:ESRI,Inc.2008 Estimates and Projections;U.S.Census Bureau singles as married couples. Professional employment I/CAGR=Compounded Annual Growth Rate and diversity are typical. I/ While there are indications that the population within one-half mile and throughout the City of Elgin is aging, Principal Urban Centers ll a trend seen across the United States, the majority This is the youngest(median age of 28.3 years) and Iof the population in the half-mile range of National most diverse population among the Urbanization Street Station is younger than the city as a whole.The groups.The search for affordable housing has moved percentage of the population under the age of 24 in the these residents away from high-rises and into row . half-mile range is 44 percent versus 39 percent of the houses, duplexes, and relatively lower-density buildings. city and with 18 percent between the ages of 25 to 34 They are more likely to use public transportation and versus 16 percent for the greater city. less likely to own their homes. Families are also more Icommon in this group. 1/2 Mile City of Elgin Metro II20002008 2013 2000 2008 2013 Metro Cities I Under 15 27.3% 27.5% 26.5% 24.6% 24.6% 24.2% Upscale homeowners living in densely populated 15 to 24 17.6% 16.5% 17.4% 14.8% 14.0% 14.4% cities characterize the eight segments in Metro Cities 111 25 to 34 19.1% 18.0% 16.1% ,7.a% ,5.7% ,a.s% I. Their distinction lies in the single-family homes in metropolitan cities.They embrace city living with 35 to 44 14.2% 14.1% 13.4% 16.0% 15.2% 14.2% • the benefits of suburban single-family homes. Most I 45 to 64 14.4% 17.1% 19.0% 18.7% 21.9% 23.2% householders are older than 35 years. Nearly 60 percent Over 65 7.4% 6.6% 7.5% 8.6% 8.9% 9.4% of the households are married couples, both with and Source:ESRI,Inc.2008 Estimates and Projections;U.S.Census Bureau without children. 1/CAGR=Compounded Annual Growth Rate . INational Street Station Area Plan 1 B-9 . Demographic Considerations . Metro Cities Il . The eight markets in Metro Cities II are neighborhoods Arlington Heights (51.2 percent), Elmhurst(72.3 in transition including young, starter households; percent), and Palatine(31 percent) have far greater 111retirees; single-person households; and families. Most proportions of households in this category. The analysis householders rent in multiunit buildings. The young indicates that Elgin has a greater concentration of population remains mobile. Many are enrolled in households in the urbanization groups of "Principle college; most are still trying different jobs. Household Urban Centers I" and "Principle Urban Centers II" than . wealth varies from less than $15,000(Dorms to Arlington Heights, Elmhurst, and Palatine. See the Diplomas)to $172,000 (Retirement Communities), Appendix for details. reflecting the wide range of age and lifestage in Metro . Cities II. This analysis highlights two points about Elgin. First, in practical terms Elgin does have a smaller share of The following tapestry segmentation demonstrates the households that typically seek out urban housing . socio-geographic differences between the comparison compared to the benchmark communities. At the same cities and Elgin. A comparison of percent of households time, our research shows that across the Midwest, urban within these four urbanization groups indicates that housing remains a niche market, representing between . 35-40% percent of Elgin's households currently share 1% and 5% of total regional housing inventory. Notably characteristics associated with urban living, while about for Elgin, downtown inventory currently represents 75% percent of households in Arlington Heights and about 3%of total citywide inventory, about 300 units. . 80% percent of households in Elmhurst share these From this perspective, we believe that the key question characteristics. The most significant gap between Elgin moving forward for downtown and National street is and comparable cities is observed in the "Metro Cities less about the market opportunity and more about the IIIII" grouping of households. While Elgin's households pricing for units, and the need to balance residential in this group comprise 4.9 percent of all households, offerings that are rental as well as owner occupied. Figure 2: Shares of Urban Focused Households 90% ❑Principal Urban Centers I . 80% _ 0 Principal Urban Centers II •Metro Cities I . 70% - ❑Metro Cities II ■Total Urban Focused HHs 60% - . 50% - 40% - . 30% ' . 20% - 10% - i1110% 1 -1- El Ft 0 r 1 . . Elgin Arlington Hts Elmhurst Palatine Aurora Geneva/St. • Charles Source:Standard St Poors • B-10 I National Street Station Area Plan . ■ I Housing Market Perspectives . Housing Market Perspectives . The national and regional economy has suffered Although overall Midwestern housing completions for significantly as a result of the current economic 2008 (139,000 units) remain well below 2002 levels recession. Housing prices in the Metropolitan Chicago (272,000 completions), completion rates have been Area have fallen back to 2003 / 2004 levels in many relatively consistent for 2008, suggesting that a market Illcases. However, home prices have decreased at a slower correction is underway. Notably, the Midwest share rate in the Chicago area as compared to the nation, of national housing unit completions has actually which suggests that the Chicago area avoided the worst slightly increased since 2007 from 15.5%to 17%of total . of the national housing bubble,though it has not been national completions, which shows improvement. (see by no means completely avoided. chart on next page) 111 Figure 3: Housing Index 111 House Price Index%Change MIM . 3% . 2% s 4tf .,, A . M 0% n nn e d d d d + 8 c4} r d • w r' ° 9 a 9 o 9 o 9 o o o 9 o o - . yy ' a yy 4 yy -2X \„, •3X — — )11 -4% —o—Chicago Metro U S . Source.Standard&Poors 111 111 111 National Street Station Area Plan B-11 Housing Market Perspectives U U Figure 4: Midwestern Completions Midwest Housing Completions as °/0 of U.S. ■ 21% ■ 20% 20% 20% 19% 17% 17% 16% r 111 2002 2003 2004 2005 2006 2007 2008p Midwest%of Completions • Source:Standard&Poors Residential sales figures for Elgin reveal the impact of the The impact of declining residential sales is evident in housing bubble on the city's residential market. Housing the median price of an Elgin home. Prices on the Kane sales in Elgin peaked during the period between County side of Elgin peaked just after the housing December 2005 and March 2006 with a combined 971 bubble between December 2007 and March 2008, units sold, the majority of which (77%) were in Kane with a median value of $262,500. The market peak County. During the period between December 2008 on the Cook County side of Elgin was more consistent II March 2009, total housing sales had declined with national trends, peaking between December 2006 from their peak by 76%to just 225 units. As a percent and March 2007 at $261,000. Since prices peaked, the decline, sales were off more dramatically on the Cook decline in median price has been more dramatic in Cook County side of Elgin (-83%) as they were in Kane County County, where prices have declined by 18%. This is in (-75%). comparison to a decline of 7.6% in Kane County. 111 B-12 I National Street Station Area Plan 111 ■ ■ Housing Market Perspectives • Figure 5: Elgin Home Sales Elgin Units Sold by Year 1200 -- 1000 1000 . 800 o � .46 . 600 c 400 1 200 . 0 Dec'02- Dec'03- Dec'04- Dec'05- Dec'06- Dec'07- Dec'08- IVIV03 Mar'04 IVbr'05 IVdr'07 103r'08 M3r'09 •Elgin:Kane County D Bgin:Cook County . Source:Chicago Tribune;Record information Services Figure 6: Elgin Home Sales Median Price • Median Price of Elgin Homes Sold . $300,000 $250,000 - ' $200,000 u .L a . c $150,000 - - 9at $100,000 - • $50,000 ■ $O Dec'02- Dec'03- Dec'04- Dec'05- Dec'06- Dec'07- Dec'08- Mar'03 Ivhr'04 Ndr'05 M 06 mar'07 P ?08 Mr'09 r—a—Ekp:Cook County --s---EIgn:Kane County . Source:Chicago Tribune;Record Information Service . National Street Station Area Plan I B-13 III Housing Market Perspectives ■ Housing Market Implications . The housing market across metropolitan Chicago Through 2010, we expect that new residential has experienced a precipitous decline over the past development will continue to be frustrated from a IIseveral, and Elgin is no exception. Across Elgin, home demand standpoint. Looking beyond the next 6-12 sales prices continued to decrease through the fall of months, the neighborhood surrounding the National 2009. Values peaked in 2006 at about $313,000, and Street Metra station will continue to be a dynamic II fallen significantly, to a 3rd quarter 2009 level of area, with a variety of generally affordable, but older about $192,000. The decrease reflects a core reality, housing types, but with clear opportunities for targeted which is that growth in valuation from 2001 through renovation and infill development. Opportunities over 2006 was dependent on construction of higher value the short to mid-term will link with an acknowledgment . residential units mostly across suburban areas of Elgin, that boomer retirements will likely accelerate in coming construction of which ceased by 2007. The analysis years, raising interest in housing opportunities which indicates that overall home values have corrected back are more walkable, affordable, and connected to . to levels last seen in 2002. The apparent good news alternative transportation options. Existing connections is that home values across the Chicago Metropolitan to recreational trails and amenities along the Fox River, Area seemed to have finally hit bottom during the as well as connections to the downtown and casino will ■ 2nd quarter of 2009, and have started to stabilize and also be supportive. While housing development options improve. From this perspective, it would appear that will vary based on specific site conditions, the following home value improvement in Elgin is lagging behind framework should be considered: ■ metro area trends. » Ongoing efforts to encourage renovations of While Elgin's downtown in particular had some older homes and de-convert them back to single momentum in the construction of higher value family status, with a specific focus on energy III ownership units prior to the economic downturn, the efficiency, on both sides of the Fox River. return of the housing market will likely be incremental » Consideration of higher density mixed-use . and modest. Housing market opportunities at regional and local levels (including National Street) will be development on the Butera site, while sustaining limited through 2010 and 2011, primarily because a grocery store and supporting street level retail. housing values remain uncertain; as well, several key Residential options should include apartments II projects will need to go through "workout strategies", and condominiums. where by owners and lenders come to agreement on » Consideration of mixed use development at asset value and repayment plans on existing loans. key nodes west of the Fox River, particularly at . Once values stabilize and begin to grow over the next National Street and US 31. 12 to 18 months, the path forward will clarify, and support for new construction will gradually emerge. It . would appear that this process is beginning to happen, with permits for new construction in Elgin beginning to flow, albeit at a much slower pace compared to 2006. . The neighborhood area in which the National Street Metra station resides is a dynamic neighborhood with a variety of household types accommodated within 11 existing housing product. It will be important to further assess all housing market opportunities for site-specific options in order to maximize the residential II and redevelopment potential within the area. This includes not only ownership units but rental units (a more likely residential development option in II term)and opportunities to successfully and feasibly incorporate both market rate and non-market rate housing options. . B-14 I National Street Station Area Plan . III ■ Housing Market Perspectives . Retail Market Perspective The retail options within a one-mile radius of the Figure 7: Historical Retail Vacancy . Elgin National Street Station are relatively sparse. 12.0% There are a total of 22 retail properties within one mile of the National Street planning area. Most of the 10.0% - . properties are older structures, built prior to 1990. , The only significant development in recent times is 8.0% - the nearly 12,000-square-foot Premier Center, built IIIas 2005 and the 5,000 square feet of retail completed 6.0% - as part of Phase I of Fountain Square at around the , same time. 4.0% - . Like many smaller downtowns throughout the 2.0% - II United States, the downtown retail market in Elgin IfI( had largely came under increased pressure by the 0.0% I . mid 1980's, with the advent of the car and the a) CO CD o 0 o o o 0 0 0 CO H rn rn rn o 0 0 0 0 0 0 0 0 suburban mall. Even so, the retail market within v- N N N N N N N N cV a one mile of the National Street Station is still over Source costar . 360,000 square feet, with the most recent additions to inventory coming in 2005. This level of total inventory is significant, particularly when supported Figure 8: Retail Absorption vs. Rental Rate . by destination anchors such as the casino and $30.00 15,000 Hemmens Performing Arts Center. ®Absorption —Rental Rate/SF ■ Prior to the second quarter of 2006, the overall $25.00 — 10,000 occupancies remained fairly stable with nearly no �' Jiriiiii 5,000 vacancies. Since then, vacancies spiked to a high of $20.00 — ill. 8.5 percent at thebeginning of 2007 only to fall back $15.00 ~ lir ~ Q ', E 0 to historic levels shortly thereafter. Vacancy rates I (5,000) again spiked with the current economic downturn to I $10.00 — r• co o) O N ch v in II or o 0 0 0 0 0 : o (10,000) or 7.6 percent, remain on the market today. — — N CAN N N N N $5 00 — (15,000) IIIt is important to note that of the 27,500 square feet $0.00 — L (20,000) of available space in the surveyed market, 26,000 square feet is reportedly in Clock Tower Plaza, sauce costa, directly across the river from the National Street train . station, which means that over 22 percent of the aging strip center is vacant. While anchored by a reportedly successful Butera Finer Foods supermarket . and Family Dollar, it points to an underlying weakness in the 116,000-square-foot center, possibly that grocery store traffic / sales are insufficient to . sustain adjacent in-line stores. Likewise, both absorption and average rental rates . have fluctuated, with rates reaching a high of nearly $22.00 per square foot in 2006. Rates have since stabilized at an average of $13.56 per square foot. 111 . National Street Station Area Plan I B-15 1111 Housing Market Perspectives Sales Tax Considerations An interesting retail implication for the Elgin area is that the sales tax rate differential between Cook County and Kane County is the highest since 1994, fed by increases in the sales tax rates for the RTA and Cook County. Based on a weighted average(tied to sales by municipality), the 2008 sales tax rate in Cook County was 9.93%, compared to 7.81% in Kane County. Data suggests that this imbalance has driven retail sales over the Cook County line into Kane County, particularly between 1998 and 2005, as evidenced by the positive relationship between increases in the sales tax differential and increases in Kane County's share of Cook . & Kane retail sales. Discussion of sales tax differentials is important because 111it provides a permanent incentive for retailers to opt for sites in Kane County, which includes sites in the National Street train station area. Figure 9: Cook County Tax vs. Spending • Increases in Cook County Sales Tax & Retail Spending 2.50% 10.0% • 9.0% 2.00% — - 8.0% 111 1.50% — 6.0% 5.0% 0 1.00% — - 4.00 3.0% 0.50% — 2.0% 1.0 o 1 11 11 N — °0% . 0.00% IL I I I I I 1 f I I I 0.0% 'Cr V1 l0 n CO Cr) O N M at V1 l0 I. °o 01 01 01crl 01 01 O O O O O O O O O 01 01 01 Q1 a1 01 O O O O O O O O O r r r r r N N N N N N N Tax R ale Differential Kane Coun1fs Share ofCook&Kane Sales Source:In House Research B-16 National Street Station Area Plan 111 III Housing Market Perspectives . Broader Trends Since 2004, retail inventories across the Chicago options along with simply cooking meals at home. area and across the United States have surged. As the economic downturn continues to linger, retail IIICombined with a recent economic downturn, the sales may remain depressed. However, according to a retail market of late has been plagued by over supply, report released by Grubb & Ellis, personal consumption underperformance, liquidations and closings. Tight rose in the first quarter of 2009 suggesting that rising IIcredits markets and declining sales have even led to a consumer confidence is at least bottoming out, with the wave of bankruptcies among American retailers. Midsize possibility of a rebound in 2010. chains such as Levitz and Sharper Image have filed for ■ bankruptcy protection and larger chains such as Circuit The increasing price of energy may play a role in future City and Linen 'n Things have closed leaving thousands consumer spending patterns. The share of retail dollars of storefronts empty. Others companies such as Office spent on fuel has increased significantly in recent years. . Depot, Lowe's, J.C. Penny, Ann Taylor and the jeweler Between 1992 and 2003, sales at gasoline stations were Zales, have all announced that they are downsizing their fairly steady at approximately 11 percent of general retail operations. CoStar Group Inc. has estimated a net loss sales but rose to reach 15.2 percent in 2008. Assuming I of 1,300 retail stores during 2008. that current trends hold, it is likely that fuel costs will eat into other retail sales and discretionary spending The worsening economy has brought with it increasing that may otherwise have been spent in the local area. Iunemployment and a more cautious consumer. We expect that over time, this trend will encourage Discount retailers such as Wal-Mart, Dollar General, development of transit oriented development projects. Family Dollar and other thrift stores have regained Imarket share from their upscale competitors. Many full- services restaurants have also struggled as patrons turn to more price conscious fast-food and chain restaurant 111 Figure 10: Consumer Confidence 111 Consumer Sentiment Index-Long-Term Trend 1 120 110 . 100 90tk, 1/4Y44114V411'44\11\`'M 80 1\4\0( 11'4 A. V 70 111 60CO 0) 0 N M `Cr LO (O r CO a) C) N (') Nt LO CO N. CO a) O N C') co CO r co a) n CO CO CO CO CO CO CO CO CO CO a) 01 a) 0) 0) a7 0) a) 0) CO C) 0 O O O O 0 0 0 0 CI) CO a) CO CO a) a) a) a) CO 0) a) CO a) CO CO CO C) C) a) a) CO 0 0 0 0 O O O 0 O 0 . N N N N N N N N N N CCE CCC CCC CCCCCEC CCC CCC CCC CECC CCC CO CO CO CO CO CO CO CO CO CO CO CO CO CO CO CO (O CO CD CO CO CO CO CO CO CO CO CO CO CO CO CO Source:Federal Reservce Bank of St.Louis 111 National Street Station Area Plan B-17 111 Housing Market Perspectives Retail Market Implications . The current economic environment has revealed several » The Hemmens theater program remains a excesses that will take time to work through. Core crucial anchor for downtown activity, principally 1111lessons begin with the idea of building destinations that restaurants and bars. Research conducted for are fundamentally viable in the long run, rather than Hemmens confirmed that the venue draws destinations that function only in the context of a precise considerable non-local visitation to downtown, short term financial context or short-lived development including residents from affluent areas in the concept. As examples, we note the array of destination north and northwest suburbs. Efforts to renovate center retail projects that have been built across the region / reposition this venue will have implications ■ in recent history. While many of these projects seemed for the performance of downtown merchants, financially feasible at the time, they were conceived restaurants specifically. with specific, upscale tenants in mind in a market with unsustainable growth patterns - inexpensive construction » Discussions with the Casino operator to 111with short-term expectations. understand opportunities for their program. While current state level taxes in place on Thoughtful development strategies, combined with casinos have discouraged reinvestment, within residential and commercial development should be used 20 years we expect a majority of casinos will be to help improve long-term functionality and success. land based, and supported by a greater array Residential population growth, local employment growth, of supporting amenities, such as hotels and and local consumer spending habits should be carefully restaurants. While we have zero indications that examined before moving forward with any new retail the current operator is contemplating these kinds development. Effort should also be given to assist retail of changes, the long-term trend appears to favor establishments that are already in place to maintain their land-based operations. near-term viability. Specific considerations include: » Consideration of higher density mixed use . development on the Butera site, with a tenant mix that includes restaurants, as well as grocery and service businesses. Success of this project would be tied to the strength of the anchors (Butera)and the density of residential activity. » Broader retail market opportunities for the study 111 area and downtown as a whole build from current streetscape improvements. Moving forward, we would advocate for the creation of a full time "downtown coordinator", not dissimilar to the role played by Main Street organizations. While 111volunteers can assist, a full time coordinator would be well positioned to manage relationships between building owners and tenants, and actively recruit new tenants. The premise behind this approach is basic. At 360,000 square feet, downtown Elgin is about the same size as a large community anchored shopping center, or a small regional center. However, while these destination retail centers are under single ownership, property ownership in downtown Elgin is fragmented, making it more difficult to stitch together a cohesive package of tenants. A coordinator would be expected to address this challenge unique to downtown markets I larger and smaller than Elgin. B-18 National Street Station Area Plan 111 ■ • Office Market Trends II Office Market Trends Figure 11: Historical Office Vacancy The office market within one mile of II National Street Station includes 22 20.0% 111111 " properties to provide a representation of l.11111101 101 �' IllIIIUIIUIIII III the study area. Of the properties surveyed 16.0% C the Elgin market,d 9grranging Class ng and 13 ILI I' I. I 1111110 11111 I I��I� Class C office buildings ran in from 2,400 to over 65,000 square feet in total leasable 12.0% IIarea. As is typical with many structures in the Elgin market, there has been no major 8.0% office construction since the mid-1980's, ■ with properties dating back as far as the 4.0% mid-19th Century. The majority of the buildings have been renovated as recently 0 0% . as 2005, but without development of any r- OD Cr) 0 ry Cr) t u, CO rte- Co 0 Cr) 0-) 05 0 0 0 0 0 0 0 C7 0 1.-- new properties, the market is still lacking in rn a-5 rn 0 0 0 0 0 0 0 0 0 a Class A office space. Source:Costar IIIThe total rentable building area in the market has been steady at nearly 430,000 Figure 12: Office Absorption vs. Rental Rate . square feet since 1996, with no inventory additions, construction or demolition of $25.00 — =Absorption —Rental Rate / SF • 40,000 major office buildings. Vacancies have fallen from their 18 percent high in the third — 30,000 quarter of 2001 but began to rise again $20.00 — - III liii. I .._411 . I I starting in the second quarter of 2008 to20,000 reach 9.1 percent by the second quarter of 91 ' II 2009. Overall absorption has fluctuated, $15.00 — Ili; : ,,r 10,000 4111 MNk seeing some stabilization coinciding with � _0 stabilization in average rental rates through l Iii I 111themiddle of 2007. The average rental $10.00 — I — (10,000) rate per square foot spiked to a recent high II i I l l i l l i i l i� of $16.57 toward the end of 2008 but has r` °D a .— N v " ('5 ' c3 N' CO h-. 90,000)(20,000) CD CT) a - 0 0 0 CD C7 o C) O Illsincefallen to an average of $14.98 per $5.00 — 05 r' a N o 0 0 0 0 0 o N square foot, mirroring recent vacancies that 0,000 have arisen. IIII lililllllillIlliliililiiliiilliiilll IISource:Costar II II III III . National Street Station Area Plan 1 B-19 111 Office Market Trends I Broader Trends 111The office market in the United States has seen Bankruptcies of major companies such as Washington increasing vacancies along with the economic decline, Mutual, Lehman Brothers, and Bear Stearns have left and the Chicago area has not been immune. Overall large blocks of unoccupied office space in major urban . vacancies reached an average of 12 percent nation- markets. As a result, not only have vacancies soared, wide in the first quarter of 2009 with tens of millions but average rental rates have fallen considerably as well. of square feet of available. To exacerbate the problem, Class A office space has been hit the hardest as many many buildings were started before the collapse of the top echelon companies downsize with Class B following II real estate market meaning that an already strained closely behind. Notably, Class C office space has fared market will continue to see increasing vacancies in the the best with vacancies hovering around its 8 percent near-term. In the Chicago market alone, there is nearly long-term average. . an additional 2 million square feet of new office capacity under construction. 111 Figure 13: Vacancy Rate by Class . —Cass A *•"mCJrs —Class C Total NNW 17%— 16% — . 1s%--- 2 ,3%• 1,% r 10%.4, t%— 7% 7000 2001 1001 7001 3032 2003 2003 2004 7004 2005 2006 2006 2006 2007 2007 2001 2001 111s4 20 14 20 40 24 44 2024 4q 27 4q 40 20 4q 24 44 Source:Costar I 111 111 111 B-20 I National Street Station Area Plan ■ 111 Office Market Trends 111Figure 14: Office Employment Growth Future growth in the office sector will be determined 40%- by overall growth in employment and more ---- IIspecifically, growth in office jobs. However, BLS 3.0%- statistics show that office sector employment has steadily declined since 2005. Overall unemployment 2.0%• II reached over 7 percent nation-wide at the end of ,.ox- 2008, with rates expected to spike as high as 10 to 11 0 percent in some submarkets. r o .0% . '1.1.1741.41 ' II Z ,ox. -2.0%• 11 2004 2005 2006 2007 3008 Source:Bureau of Labor Statistics IIFigure 15: Unemployment Rate 8.0%. __ . 7.0%• 6.0%. . II t0%• II 20%• 1.0%. _ ill 0.0% 20011q 70017q 7004 3q X0441 70051q 2005 2q 2005 3q X05 4q 70061q 1006 2q 2006 3q?006 4q 20071q 2007 2q 2007 3q 200741 20061q 2006 2q 1006 3q 20064q . Source:Bureou of Labor Statistics Implications . At a regional level, the slow pace of recovery from creating a relevant inventory of space to be re-absorbed the recession will dampen near-term office market as economic conditions improve. Opportunities for opportunities. Although the office market entered the larger scale office development are limited by the . recession in arguably better shape compared to other historic character of the downtown area, as well as the real estate sectors, the duration of the recession, as well related reality of few vacant sites in the downtown area as current challenges with distressed real estate and that are vacant and ready to support new development. . sluggish employment growth, suggest that recovery will be slow. Looking to the future, the National Street train station plan includes discussion of infill sites where larger office . For the National Street train station study area, office buildings could be developed, either stand-alone or market opportunities will remain limited to supporting as part of mixed use development, on parcels such as service activities, as well as professional services the Butera site. We anticipate that, over time, the TOD Ithat can operate within existing building footprints; element will add value to this area for supporting office architecture, engineering, and medical services firms are development, to the extent that employees can use likely examples. For the near term, downtown office Metra as opposed to driving to work. . vacancies have trended upward in the past several years, ■ National Street Station Area Plan 1 B-21 Area Development Case Studies 111 Area Development Case Studies . Marketed as the "City in the Suburbs," Elgin offers residents, among other amenities, two Metra stations, a symphony orchestra, the Hemmens Cultural Center, 111 the Elgin Art Showcase, the Grand Victoria Casino, the new public library, a bike path and several historic districts in or near its downtown. Adopted in 2000, the 1111 Elgin Riverfront/Center City Master plan has been a guide for over $250 million in investment over the past 111110 years.The Centre of Elgin recreational facility, built in 2002, represents a $37-million investment and the City continues to use its TIF district to fund additional 111infrastructure and streetscape improvements. Another such recently completed project, the $11.5-million Festival Park, is adjacent to the National Street Station Planning Area. The planning area includes several single-family low to moderate income residential neighborhoods, including ■ a historic district, new development like the townhomes at River Park Place, and modest retail development (including the Clock Tower Plaza strip retail center, . located across the river from the National Street Metra station). Several new housing developments have already been I started around Festival Park and along the Fox River in downtown with as many as 20 acres of riverfront property available for future development. Multiple redevelopment opportunities still exist throughout the East Side/ Center City area, part of the National Street 111Station study area. 111 111 111 111 B-22 National Street Station Area Plan ■ I III Il Area Development Case Studies , . River Park Place 122 S. Grove St. . Elgin, Illinois 60120 847.608.8600 http://www.riverparkplacehomes.corn II II - MONO 00.0111 INOMM a Come 444 IF 1111111 &Ad , S 'A. . 11 ro a Ave. }xgatM Park , i I — ,t _ _ I . ! r Li, •e* .i, ■ . The recently completed Phase I of River Park Place is part of the development initiative identified in the Riverfront Augusta 2 21/2 2 1,875 /Center City Master Plan, which calls for development . Brookstone 2 2,/z 2 1,970 . of upscale residential projects to enhance the sales and Cornell 2 21/2 2 1,925 property tax revenues in the downtown area. Dawson 2 or 3' 2-1/2 or 3-1/2' 2 1,900 or 2,400` • River Park Place located at South Grove Avenue and SourRival er aflrkPlaor odds,500 sq./t.,I bedroom and I bath Source:River Park Place,LLC Prairie Street, adjacent to Festival Park, will represent an estimated $30-million investment once completed— Prices start for one bedroom condominium units start . the largest project since the development of the Grand at $240,000 and range over $400,000 for the larger Victoria Casino in 1994. It is a joint effort between Plote townhomes. Currently, only the townhome component Construction Inc., Par Development, Inc. and REPCO of the development has been completed with 96 of that to includes 116 town homes in Phase I with an the 116 units sold and 20 still available. Phase Two IIIadditional 60 condominium units and street-level retail of the River Park Place development that features the space planned in a second phase. 8-story, 60-unit, mid-rise condominium building is currently on hold until reaching a 60 percent presale 11 The townhomes and condos have been targeted to lending requirement.While the initial pre-sales and appeal to a wide range of residents, those that would condominium units under contract were strong,the be interested in a walkable downtown community slump in the housing market along with a constrained . including regional transit trains, library, recreation credit market has deterred continued sales and caused center, and the Hemmens Cultural Center. On-site some buyers to relinquish their contracts. amenities for the two and three bedroom floor plans . include private garages, courtyards, storage, balconies and optional rooftop decks. 111 III . National Street Station Area Plan I B-23 Area Development Case Studies I Fountain Square I 51 S. Grove Avenue Elgin, Illinois 60120 . 847.931.9960 http://fountainsq.com/ II . 1 1;ht.-, 1.),, . t_. . ,,, _ :,.: :: .. in III WINE AO' le 11 II Located to the north of National Street Station across In order to increase occupancy, units are available for the river from the Elgin Metra station in the central rent starting at $1,100 per month. Rent includes gas, ■ business district, Fountain Square on the River, located garbage, water, basic DirecTV, high speed internet, at 51 South Grove Street, is another prominent common area maintenance, liability, and parking. There downtown housing development. Overlooking the are 26 units currently occupied by renters bringing the . Fox River, the eight-story, two tower project will offer total occupancy of Phase I of the project up to nearly 67 one, two and three bedroom residences with more percent. Phase II of the project is currently on hold given than 10,000 square-feet of retail space on the first floor. current economic conditions. Developed by RSC & Associates through a public/private 111 partnership with the City of Elgin, the project contains a total of 206 residential units, including 93 loft units, 97 II units, nine duplex units, seven townhouses and 392 parking spaces. To date only Phase I of the project, which includes the ■ 93 loft condominium units, has been completed. Prices begin at $149,900 and range up to $439,900 with 32 different one to three bedrooms options available. II Marketed as luxury residences, amenities include granite countertops, hardwood floors, balconies and private heated underground parking. While 75 percent of the . units were initially sold, many sales did not close due to the downturn of the real estate market leaving only 36 of the units currently occupied. . II II B-24 1 National Street Station Area Plan III t 111 Area Development Case Studies ■ Water Street Place Area Development Assessment RSC & Associates, in partnership with Ryan Companies, With an impressive offering of amenities for a small Ihad proposed building an additional downtown suburban city, Elgin is already well on the way to condominium projected dubbed Water Street Place. developing a burgeoning transit-oriented community. Located at the north end of Center City at Kimball Current economic uncertainties have stalled several Street, on the site of the former Elgin Library, the planned and proposed projects, and slowed the pace of $53 million dollar project was proposed to offer 150 revitalization. Once conditions improve over the next condominium units, 20,000 square feet of retail space• 24 months, we expect that projects will begin to move and 350 parking spaces. forward, although the structure of projects may change, possibly with greater emphasis on rentals rather than To help defer the costs, the City of Elgin offered to condominiums. provide $10.8 million in incentives using TIF financing to aid the project. However, with construction slated to begin in the spring of 2008, the project that included eight brownstone homes along Grove Avenue and . pricing starting at $450,000 has yet to get off the ground. This project remains in planning stages. • Rivers Landing Apartments 3 Times Square Elgin, Illinois 60120 Phone: 866.751.7918 IIILocated directly adjacent to the southwest corner of the Clock Tower Plaza shopping center is the Rivers Landing apartment complex.This five building, mid-rise IIcomplex contains a mix of studio, one-bedroom, and two-bedroom units with rents ranging from $589 to $829. The complex is a gated community that includes 111 parking, on-site laundry, heat, gas and water as part of its amenity package. The 214 units are also open to Section 8 subsidized housing, however it is estimated ■ by the management that less than 10 percent of the units are currently HUD subsidized. Current occupancy is stated as being approximately 80 percent meaning 111 that approximately 17 units are subsidized under federal housing programs. . The Housing Authority of Elgin, besides administering the HUD Section 8 voucher program, also manages 255 public housing units—a 150 unit complex for those aged 50 and above and seven other single family ▪ developments with a total of 155 units. 169 of those units are within one mile of the National Street Station. . According to sources, the housing for older individuals is at maximum capacity with several availabilities in single family units. s INational Street Station Area Plan B-25 I III Addendum 111 Addendum I Arlington Geneva/St. III Elgin Heights Elmhurst Palatine Aurora Charles Principal Urban Centers I 6.3% 5.4% 4.2% 3.6% 2.5% 1.6% 08 Laptops and Lattes - - - - - I 11 Pacific Heights - - - - _ - 20 City Lights - 1.3% 4.2% III - - - 21 Urban Villages 1.0% 23 Trendsetters - - - - - 1.6% 27 Metro Renters - 4.1% - 2.1% - - I 35 International Marketplace 5.4% - - 1.5% 2.5% - 44 Urban Melting Pot - - - - - - Principal Urban Centers II 11.2% - - - 13.3% 1.0% 45 City Strivers - - - - - - 47 Las Casas 7.9% 10.6%- - - I 54 Urban Rows - - - - . - 58 NeWest Residents 3.4% - - - 2.1% - 61 High Rise Renters - 111- - 64 City Commons - - - - - - 65 Social Security Set - - - - 0.6% - . Metro Cities I 4.9% 51.9% 72.3% 30.8% 11.2% 19.9% 01 Top Rung - - - 03 Connoisseurs - 2.6% 11.6% 3.0% - 6.5% III 05 Wealthy Seaboard Suburbs - 33.8% 26.2% 9.1% - 1.3% 09 Urban Chic - - - - - 1.2% 111 10 Pleasant-Ville 2.8% 4.7% 28.1% 4.3% 0.8% 5.0% 16 Enterprising Professionals - 10.8% - 11.9% 9.0% 1.1% 19 Milk and Cookies 2.1% - - 2.4% 1.4% - II 22 Metropolitans - - 6.5% - - 4.8% Metro Cities II 14.2% 19.7% 5.2% 29.2% 9.4% 4.6% 28 Aspiring Young Families 7.5% - - 20.7% 4.0% 4.6% II 30 Retirement Communities 4.2% 13.5% 5.2% 6.2% - - 34 Family Foundations - - - - - - . 36 Old and Newcomers - 1.9% - 2.3% 4.6% - 39 Young and Restless - 4.3% - III Inner City Tenants 2.5% - - - - 60 City Dimensions - - - - 0.9% - 63 Dorms to Diplomas - - - - - ■ Total Urban Focused HHs 36.7% 77.0% 81.7% 63.6% 36.3% 27.0% A Sample of definitions for these groups follows. . B-26 1 National Street Station Area Plan II 111 III Addendum . Segment 01: Top Rung films on VHS/DVD, dining out, and traveling abroad. They Top Rung is the wealthiest consumer market, embrace liberal philosophies and work for environmental representing less than one percent of all U.S. households. causes. IIIThe median household income of$185,415 is three and one-half times that of the national median, and the Segment 10: Pleasnt-Ville median net worth of $614,206 is more than five times Prosperous domesticity distinguishes the settled homes . that of the national level. The median home value is of Pleasant-Ville neighborhoods. Most residents live in approximately $1,078,501.These educated residents are single-family homes with a median value of $372,798; in their peak earning years, 45-64, in married-couple approximately half were built in the 1950s and 1960s. . households, with or without children. The median age Located primarily in the Northeast and California, these is 41.9 years. With the purchasing power to indulge households are headed by middle-aged residents, any choice,Top Rung residents travel in style, both some nearing early retirement. The median age is 39.7 IIdomestically and overseas. This is the top market for years. Approximately 40 percent of households include owning or leasing a luxury car; residents favor new children. Home remodeling is a priority for residents imported vehicles, especially convertibles. Avid readers, who live in older homes. Shopping choices are eclectic, • these residents find time to read two or more daily ranging from upscale department stores to warehouse or newspapers and countless books. club stores. Sports fanatics, they attend ball games, listen IISegment 04: Boomburbs to sports programs and games on the radio, and watch a The newest additions to the suburbs, Boomburbs variety of sports on TV. communities are home to younger families who live a busy, upscale lifestyle. The median age is 33.8 years. This Segment 12: Up and Coming Families market has the highest population growth at 4.6 percent Up and Coming Families represents the second highest annually—more than four times the national figure. The household growth market and, with a median age of 32 median home value is $308,700, and most households years, is the youngest of Community Tapestry's affluent INhave two earners and two vehicles. This is the top market family markets. The profile for these neighborhoods for households to own projection TVs, MP3 players, is young, affluent families with young children. Approximately half of the households are concentrated in scanners, and laser printers as well as owning or leasing PP Y . full-sized SUVs. It is the second-ranked market for owning the South, with the other half in the West and Midwest. flat-screen or plasma TVs, video game systems, and Neighborhoods are located in suburban outskirts of digital camcorders as well as owning or leasing minivans. midsized metropolitan areas.The homes are newer, IIFamily vacations are a top priority. Popular vacation with a median value of $221,956. Because family and destinations are Disney World and Universal Studios, home priorities dictate their consumer purchases, they Florida. For exercise, residents play tennis and golf, ski, frequently shop for baby and children's products and . and jog. household furniture. Leisure activities include playing softball, going to the zoo, and visiting theme parks Segment 08: Laptops and Lattes (generally SeaWorld or Disney World). Residents enjoy `Hatching science fiction, comedy, and family type movies IICommunity Tapestry's most eligible and unencumbered market, Laptops and Lattes residents are affluent, single, on VHS or DVD. and still renting.They are highly educated, professional, . and partial to city life, preferring major metropolitan Segment 16: Enterprising Professionals areas such as New York, Los Angeles, San Francisco, This fast-growing market is home to young, educated, Boston, and Chicago. The median household income is working professionals, with a median age of 32.4 years. ii $100,428; the median age is 38.4 years. Technologically Single or married, they prefer newer neighborhoods savvy, this is the top market for owning a laptop or with townhomes or apartments. The median household notebook PC; they use the Internet on a daily basis, income is $69,960. The Enterprising Professionals . especially to shop. Their favorite department store, by far, segment is ranked second of all the Community Tapestry is Banana Republic. Leisure activities include going to the markets for labor force participation, at 75 percent. movies, rock concerts, shows, museums, and nightclubs. Their lifestyle reflects their youth, mobility, and growing These residents exercise regularly and take vitamins. They consumer clout. Residents rely on cell phones and PCs to . enjoy yoga, jogging, skiing, reading, watching foreign stay in touch.They use the Internet to find their next job 111 National Street Station Area Plan I B-27 111 i 111 Addendum 111 or home, track their investments, and shop.They own median age is 33.8 years; the median household income . the latest electronic gadgets. Leisure activities include is $57,662.As the name Metro Renters implies, most yoga, playing Frisbee and football, jogging, going to the residents are renting apartments in high-rise buildings, movies, and attending horse races and basketball games. living alone or with a roommate. Their interests include . These residents also travel frequently, both domestically traveling, reading two or more daily newspapers, and overseas. listening to classical music and public radio programs, and surfing the Internet. For exercise, they work out . Segment 19: Milk and Cookies regularly at clubs, play tennis and volleyball, practice Milk and Cookies households are composed mainly of yoga, ski, and jog. They enjoy dancing, attending rock young, affluent married-couple families. Approximately concerts, going to museums or the movies, and throwing . half of households include children. The median age a Frisbee. Painting and drawing are favorite hobbies. for this market is 34.2 years. Residents prefer single- Politically, this market is liberal. family homes in suburban areas, chiefly in the South, . particularly in Texas. Smaller concentrations of Segment 28: Aspiring Young Families households are located in the West and Midwest. The Aspiring Young Families neighborhoods are located in median home value is $155,183. Families with two or large, growing metropolitan areas in the South and West, . more workers, more than one child, and two or more with the highest concentrations in California, Florida, vehicles is the norm for this market. Residents are well and Texas. Mainly composed of young, married-couple insured for the future. The presence of children drives families or single parents with children, the median age . their large purchases of baby and children's products and for this segment is 30.5 years. Half of the households are timesavers such as fast food. For fun, residents play video owner-occupied, single-family dwellings or townhomes, games, chess, backgammon, basketball and football, or and half are occupied by renters, many living in newer, II kites. Favorite cable channels include Toon Disney, multiunit buildings. Residents spend much of their Discovery Health Channel, ESPNews, and Lifetime Movie discretionary income on baby and children's products Network. and toys as well as home furnishings. Recent electronic . purchases include cameras and video game systems. Segment 21: Urban Villages Leisure activities include dining out, dancing, going Urban Villages neighborhoods are multicultural enclaves to the movies, attending professional football games, IIof young families, unique to U.S. gateway cities located fishing, weight lifting, and playing basketball.Typically, primarily in California. The median age is 30.4 years. All vacations include visits to theme parks.They use the family types dominate this market. The average family Internet to visit chat rooms, search for employment, play size of 3.86 is the second highest of all the Community games, and make travel arrangements. ■ Tapestry segments. Many households have two wage earners, chiefly employed in the manufacturing, health Segment 29: Rustbelt Retirees care, retail trade, construction, and educational services Most Rustbelt Retirees neighborhoods can be found in II industries. The median household income is $61,888. older, industrial cities in the Northeast and Midwest, Most residents own older, single-family homes with a especially in Pennsylvania and other states surrounding the Great Lakes. Households are mainly occupied by II value of $412,552, and multiple vehicles. Family married couples with no children and singles who live and home dictate purchases. To maintain their older alone.The median age is 44.6 years. Although many homes, time and money are spent on home remodeling residents are still working, labor force participation is and repairs. Leisure activities include playing soccer and below average. More than 40 percent of the households 111 tennis, renting foreign films, listening to Hispanic and receive Social Security benefits. Most residents live in variety radio, and visiting Disneyland, SeaWorld, or Six owned, single-family homes, with a median value of Flags theme parks $134,314. Unlike many retirees, these residents are not II inclined to move. They are proud of their homes and Segment 27: Metro Renters gardens and participate in community activities. Some II Renters residents are young (approximately 30 are members of veterans' clubs. Leisure activities include percent are in their 20s), well-educated singles beginning playing bingo, gambling in Atlantic City, going to the their professional careers in some of the largest U.S. cities horse races, working crossword puzzles, and playing golf. such as New York City, Chicago, and Los Angeles.The . B-28 I National Street Station Area Plan III Ill 111 Addendum ■ Segment 30: Retirement Communities such as J.C. Penney, L.L. Bean, and Lands' End.They enjoy Retirement Communities neighborhoods are found mostly yoga, attending country music concerts and auto races, in cities scattered across the United States. The majority of refinishing furniture, and reading romance novels. IIhouseholds are multiunit dwellings. Congregate housing, which commonly includes meals and other services in Segment 35: International Marketplace the rent, is a trait of this segment dominated by singles Located primarily in cities in coastal gateway states, that live alone. This educated, older market has a median International Marketplace neighborhoods are age of 51.4 years. One-third of residents are aged 65 developing, urban markets with a rich blend of cultures years or older. Although the median household income and household types. Approximately 70 percent of . is a modest $48,045, the median net worth is $170,490. households are occupied by families. Married couples Good health is a priority; residents visit their doctors with children and single parents with children represent regularly, diet and exercise, purchase low-sodium food, 44 percent of households. A typical family rents an IIand take vitamins. They spend their leisure time working apartment in an older, multiunit structure. Most of the crossword puzzles, playing bingo, gardening indoors, households are located in California and northeastern canoeing, gambling, and taking adult education classes. states. The median age is 30.3 years, and the median IIThey like to spend time with their grandchildren and spoil household income is $46,380. Top purchases include them with toys. Home remodeling projects are usually in groceries and children's clothing. Residents shop at stores the works. such as Marshalls and Costco, but for convenience, they . stop at 7-Eleven or other similar convenience stores. They Segment 32: Rustbelt Traditions are loyal listeners of Hispanic radio programs and prefer Rustbelt Traditions neighborhoods are the backbone to watch movies and sports on TV. . of older, industrial cities in states bordering the Great Lakes. Most employed residents work in the service, Segment 38: Industrious Urban Fringe manufacturing, and retail trade industries. Most residents Industrious Urban Fringe neighborhoods are found . own and live in modest single-family homes that have on the fringe of metropolitan cities. Approximately a median value of $107,222. Households are primarily a half of these households are located in the West; 40 mix of married-couple families, single-parent families, and percent are in the South. Most employed residents IIIsingles who live alone. The median age is 36.1 years; the work in the manufacturing, construction, retail trade, median household income is $49,579. Residents prefer and service industries. Family is central, and children to use a credit union and invest in certificates of deposit. are present in more than half of the households. Many IThey use coupons regularly, especially at Sam's Club, live in multigenerational households.The median age work on home remodeling or improvement projects, and is 28.5 years; the median household income is $42,901. buy vehicles. Favorite leisure activities include hunting, Two-thirds of the households own their single-family . bowling,fishing, and attending auto races, country music dwellings, with a median value of $166,992. Necessities shows, and ice hockey games (in addition to listening to for babies and children are among their primary games on the radio). purchases along with toys and video games. Big movie 111fans, residents visit the cinema several times a month and Segment 33: Midlife junction watch movies at home frequently. They prefer to watch Midlife Junction communities are found in suburbs across syndicated TV and listen to Hispanic radio. . the country. Residents are phasing out of their child- rearing years.Approximately half of the households are Segment 39: Young and Restless composed of married-couple families; 31 percent are Change is the constant in this diverse market. With a singles who live alone.The median age is 41.1 years; the median age of 28.9 years, the population is young and 111 median household income is $47,683. One-third of the on the go. About 85 percent of householders moved households receive Social Security benefits. Nearly two- in the last five years.Young and Restless householders thirds of the households are single-family structures; most are primarily renters, living in apartments in multiunit . of the remaining dwellings are apartments in multiunit buildings. Almost 60 percent are single-person or shared buildings.These residents live quiet, settled lives.They households. This educated market has the highest labor spend their money prudently and do not succumb to force participation among all the Community Tapestry . fads. They prefer to shop by mail or phone from catalogs segments, at 75 percent, and the highest female labor INational Street Station Area Plan 1 B-29 ll Addendum 111 force participation, at 73 percent.The median household Most residents rent economical apartments in mid- or . income is $43,645. Residents use the Internet daily to high-rise buildings. Recent household purchases by visit chat rooms, play games, obtain the latest news, and this market include video game systems, baby food, search for employment. They read computer and music baby products, and furniture. Internet access at homeIII magazines and listen to public radio. They watch movies is not typical; those who have no access at home surf in the theater and on VHS/DVD, attend rock concerts, play the Internet at school or at the library. Playing games pool, go dancing, and exercise weekly at a gym. and visiting chat rooms are typical online activities. . Residents frequently eat at fast-food restaurants. They Segment 46: Rooted Rural enjoy going to the movies; attending football and Rooted Rural neighborhoods are located in rural areas basketball games; water skiing; and playing football, . throughout the country; however, more than three-fifths basketball, and soccer. Some enjoy the nightlife, of the households are located in the South. Households visiting bars and nightclubs to go dancing. are dominated by married-couple families, approximately . one-third of who already receive Social Security benefits. Segment 58: Ne West Residents The median age is 41.9 years. Housing is predominantly Most NeWest Residents members rent apartments single-family dwellings, with a strong presence of mobile in mid- or high-rise buildings in primarily major II homes and some seasonal housing. The median home western and southern cities. California has the largest value is $105,419. Stable and settled, residents tend to concentration of these households,followed by Texas. move infrequently.They are do-it-yourselfers, constantly Families dominate this market. Children reside in 54 II on their homes, gardens, and vehicles. Many percent of the households, either in married-couple families have pets. Residents enjoy hunting,fishing, target or single-parent families.Approximately half of the shooting, boating, attending country music concerts, and population is foreign-born. This young market has II to country music on the radio. Many households a median age of 25.5 years. Most of the employed have a satellite dish; favorite stations include Outdoor Life residents work in service and skilled labor occupations. Network and CMT. These residents lead a strongly family-oriented lifestyle. 1111Budget constraints restrict their purchases to essentials Segment 47: Las Casas such as baby food, equipment, and products as well as Las Casas residents are the latest wave of western children's clothing. For fun, families go to the movies, IIpioneers. Settled primarily in California, approximately visit theme parks, and play soccer.They like to watch half were born outside the United States. Young, Hispanic sports on TV, especially wrestling and soccer, and families dominate these households; 63 percent include listen to Hispanic radio. children. This market has the highest average household . size (4.26) among all the Community Tapestry segments. The median age is 25.8 years, and the median household income is $38,046. Most households are occupied by III renters, although homeownership is at 42 percent. The median home value is $321,086. Housing is a mix of II apartment buildings, single-family homes, and townhomes. This is a strong market for the purchase of s baby and children's products. Residents enjoy listening II Hispanic radio, reading adventure stories, and playing soccer. Many treat their children to a family outing at a theme park, especially Disneyland. When taking a trip, II is a popular destination. Segment 52: Inner City Tenants ll City Tenants neighborhoods are a microcosm of urban diversity, located primarily in the South and West. This multicultural market is young, with a median age of 11127.9 years. Households are a mix of singles and families. B-30 1 National Street Station Area Plan 111 Addendum . General & Limiting Conditions Every reasonable effort has been made to ensure that the data contained in this report are accurate as of the date . of this study; however,factors exist that are outside the control of AECOM and that may affect the estimates and/or projections noted herein. This study is based on estimates, ■ assumptions and other information developed by AECOM from its independent research effort, general knowledge of the industry, and information provided by and consultations Iwith the client and the client's representatives. No responsibility is assumed for inaccuracies in reporting by the client, the client's agent and representatives, or any other ■ data source used in preparing or presenting this study. This report is based on information that was current as of March 2010 and AECOM has not undertaken any update of ■ its research effort since such date. Because future events and circumstances, many of which . are not known as of the date of this study, may affect the estimates contained therein, no warranty or representation is made by AECOM that any of the projected values or . results contained in this study will actually be achieved. Possession of this study does not carry with it the right of . publication thereof or to use the name of "AECOM" in any manner without first obtaining the prior written consent of AECOM. No abstracting, excerpting or summarization of this . study may be made without first obtaining the prior written consent of AECOM. Further, AECOM has served solely in the capacity of consultant and has not rendered any expert Iopinions. This report is not to be used in conjunction with any public or private offering of securities, debt, equity, or other similar purpose where it may be relied upon to . any degree by any person other than the client, nor is any third party entitled to rely upon this report, without first obtaining the prior written consent of AECOM. Any IIIspecifically made to this study, or any use of the study not specifically prescribed under agreement between the parties or otherwise expressly approved by AECOM, shall be at the sole risk of the party making such changes or adopting such I use. This study is qualified in its entirety by, and should be IIconsidered in light of, these limitations, conditions and considerations. I I National Street Station Area Plan B-31 I � ■ � ■ ■ ■ ■ ■ i ■ ■ � ■ ■ ■ ■ ■ ■ ■ ■ ■ I G`4.( OFf(C''�• Cit of Elgin Agenda Item No. 0- 1 s; V ' "y ,... n" .' • GAATCDS��'..•. August 24, 2011 TO: Mayor and Members of the City Council FROM: Sean R. Stegall, City Manageri".e.ii'/ G1 . Dave Waden, Senior Planner SUBJECT: National Street Station Area Plan(Pet. 24-10) PURPOSE Consideration of Petition 24-10 Requesting an Amendment to the 2005 Comprehensive Plan and Design Guidelines, to Adopt by Reference, the National Street Station Area Plan; by the City of Elgin as Applicant. RECOMMENDATION • On October 4, 2010, the Planning and Development Commission recommended approval of the National Street Station Area Plan on a vote of three (3) yes, two (2) no, and one (1) abstention. Therefore, the motion to recommend approval of Petition 24-10 was adopted (reference the Findings of Fact and Transcripts dated October 4, 2010). At the meeting, a handful of residents expressed concerns primarily about how a parking deck would be situated within the bluff along Hendee Street. Accordingly, a section of the plan has been modified in response to those concerns. First, citizens questioned a proposed four-story parking deck along the east side of Hendee Street. The plan proposed this facility realizing that Metra will need more parking spaces. Currently, at peak commuter times, the two surface lots are at 88 percent capacity. Because of the grade change (Hendee Street is significantly higher than the station down below), such a deck could sit against the slope, and only the fourth floor of the deck would be visible from Hendee Street. Originally, row houses and the fourth floor of the deck would be visible from Hendee Street, but the plan was amended such that persons along Hendee Street would only see row homes (and parking would be located behind these buildings), creating an attractive and vibrant streetscape. Also, the revised plan suggests a more staggered, phased approach to increasing the needed parking. It suggests that a smaller surface lot could be constructed on the proposed parking deck site, including features that would make it possible for a multi-story deck to be installed, in multiple phases, over many years and— importantly-- as the need arose and funding was identified. Access to the lower surface lot would utilize the existing crossing at National Street until a tunnel could be constructed under the UP Rail Road Lines. Other concerns expressed at the Planning and Development Commission meeting revolved 0 Mayor and Members of the City Council • August 24, 2011 Page 2 around maintaining open space along Hendee Street. Staff conducted additional site reconnaissance of the property along Hendee Street, and confirmed that the east side of Hendee Street lacked significant specimen trees and plant species. Staff and the consultant believe that establishing a wide, consistent sidewalk and streetscape along the east side of Hendee Street would create the appropriate green/pedestrian linkages the neighborhood would need. Based upon the revisions to the concerns discussed above, the Community Development Department affirms its recommendation of Petition 24-10. BACKGROUND In March 2008, City Council authorized the filing of an application for a Regional Technical Assistance Program (RTAP) grant with the Regional Transportation Authority (RTA). The RTA awarded the city an $80,000 RTAP grant for the National Street Station Area Plan Project. RTAP funds were awarded to 18 municipalities to create comprehensive transit planning studies, which focus on the development of innovative approaches to improving access to local transit facilities. The approximate 290 acres within the planning area for the National Street Metra Station was selected because it could accommodate additional growth and concentrated development which would benefit from, and support, the existing public transportation system. Many have long recognized that this area has the potential to become an active, transit-oriented community, linking neighborhoods, natural resources, and recreational land uses. (reference Exhibits A, B, C, D and E). The 2005 Elgin Comprehensive Plan and Design Guidelines is the primary policy document guiding land use and development in the City of Elgin. The proposed National Street Station Area Plan is developed for a clearly delineated area and gives more detailed recommendations than are provided in the comprehensive plan. The proposed plan examines the current conditions in the neighborhood, develops a future vision of what residents want the neighborhood to become, and lists action steps to implement that vision. The National Street Station Area Plan is a non-binding planning document which provides a vision for future development and redevelopment. (reference links below for Executive Summary and Full Report) Executive Summary www.landvision.com/elgin/downloads/8090-Elgin-StationAreaPlan-ExecSummarv-08092011.pdf Executive Summary+ Full Report, including Appendix A and B: www.landvision.com/el Qin/downloads/8090-Elgin-StationAreaPlan-FullReport-08092011.pdf • • Mayor and Members of the City Council August 24,2011 Page 3 COMPREHENSIVE PLAN/ZONING/CITY OPERATIONS The Planning and Development Commission has made positive findings regarding the consistency of the National Street Station Area Plan with the comprehensive plan and other adopted City policies, the acceptability of recommended zoning changes, and the impact of action steps and recommendations on City operations: SUMMARY OF FINDINGS,UNRESOLVED ISSUES,AND ALTERNATIVES The Planning and Development Commission has developed or identified the following findings, unresolved issues, and alternatives: A. Summary of Findings. 1. Comprehensive Plan. The National Street Station Area Plan has been created within the context of and conforms to the goals, policies and objectives of the 2005 Elgin Comprehensive Plan and Design Guidelines. The neighborhood plan supports the City's interest in enhancing the quality of life for citizens and businesses residing in • the existing neighborhoods, and conserving historic and architectural resources. 2. Zoning Changes. City staff finds the zoning changes recommended in the National Street Station Area Plan to be generally acceptable with respect to the standards for zoning map amendments. The zoning changes recommended in the National Street Station Area Plan recognize the existing use of the various properties identified, and are consistent with the land use component of the 2005 Comprehensive Plan and Design Guidelines, and the surrounding land use and zoning. 3. City Operations. City staff finds the action steps and recommendations outlined in the National Street Station Area Plan to be manageable within the scope of City operations. The plan does support a number of City initiatives intended to enhance and improve the quality of life in the established neighborhood areas of the city. B. Unresolved Issues There are no unresolved issues. C. Summary of Alternatives. There are no substantive alternatives to the proposal other than an approval, denial, or approval with conditions. • • • • 1 • PETITION 24-10 NATIONAL STREET STATION AREA PLAN FINDINGS OF FACT S • October 4, 2010 • FINDINGS OF FACT Planning and Development Commission City of Elgin,Illinois SUBJECT Consideration of Petition 24-10 Requesting an Amendment to the Elgin Comprehensive Plan and Design Guidelines(2005),to Adopt by Reference,the National Street Station Area Plan;by the City of Elgin, as Applicant. GENERAL INFORMATION Requested Action: Adopt Area Plan as Amendment to Comprehensive Plan Property Location: Approximately 290 acres around the National Applicant: Street Metra Station Staff Coordinator: Dave Waden, Senior Planner 4110 LIST OF EXHIBITS A. Location Map (see attached) B. Zoning Map (see attached) C. Parcel Map (see attached) D. Aerial Photo (see attached) E. Environmental Map (see attached) F. National Street Station Area Plan—Executive Summary (see attached) BACKGROUND An application has been filed by the City of Elgin requesting an amendment to the Elgin Comprehensive Plan and Design Guidelines(2005),to adopt by reference,the National Street Station Area Plan. The neighborhood planning area encompasses approximately 290 acres around the National Street Metra Station. (reference Exhibits A, B, C, D and E). • The Comprehensive Plan and Design Guidelines(2005)is the primary policy document guiding land use and development in the City of Elgin. The proposed National Street Station Area Plan is developed for a clearly delineated area and gives more detailed recommendations than are provided in the Findings of Fact Planning and Development Commission Petition 24-10 October 4, 2010 • comprehensive plan. The proposed plan examines the current conditions in the neighborhood,develops a future vision of what residents want the neighborhood to become,and lists action steps to implement that vision(reference Exhibit F). Neighborhood planning provides an opportunity for citizens to shape the neighborhoods where they live,work, own property, or manage a business. The neighborhood planning process addresses land use, zoning, transportation, and urban design and quality of life issues. The goal of neighborhood planning is for diverse interests to come together and develop a shared vision for their neighborhood. A neighborhood plan should therefore: • Represent the views of the diverse stakeholders that make up the neighborhood • Identify neighborhood strengths and assets • Identify neighborhood needs and concerns • Establish goals for maintaining and improving the neighborhood • Recommend specific actions to reach these goals • Be consistent with the comprehensive plan and other adopted City policies Staff review of the draft neighborhood plan has focused on whether or not the neighborhood plan is consistent with the comprehensive plan and other adopted City policies, the acceptability of recommended zoning changes,and the impact of action steps and recommendations on City operations. • FINDINGS After due notice,as required by law,the Planning and Development Commission held a public hearing in consideration of Petition 24-10 on October 4,2010. The applicant testified at the public hearing and presented documentary evidence in support of the application. The Community Development Group submitted a Neighborhood Plan Review, dated September 28,2010. The Planning and Development Commission has made the following general findings regarding the consistency of the neighborhood plan with the comprehensive plan and other adopted City policies,the acceptability of recommended zoning changes,and the impact of action steps and recommendations on City operations: A. Comprehensive Plan. The extent to which the neighborhood plan has been created within the context of and conforms to the goals,policies and objectives of the Elgin Comprehensive Plan and Design Guidelines. Findings. The National Street Station Area Plan has been created within the context of and conforms to the goals, policies and objectives of the Elgin Comprehensive Plan and Design Guidelines. One of the goals of the Comprehensive Plan and Design Guidelines is to promote the active 111111 2 Findings of Fact Planning and Development Commission • Petition 24-10 October 4, 2010 participation of citizens and businesses in addressing the needs of their neighborhoods by facilitating the creation of neighborhood plans. The National Street Station Area Plan supports the City's interest in enhancing the quality of life for citizens and businesses residing in the existing neighborhoods, and conserving historic and architectural resources. B. Zoning Changes. The acceptability of zoning changes recommended in the neighborhood plan with respect to the standards for zoning map amendments. Findings. The zoning changes recommended in the National Street Station Area Plan to be generally acceptable with respect to the standards for zoning map amendments. The zoning changes recommended in the National Street Station Area Plan recognize the existing use of the various properties identified,and are consistent with the land use component of the Comprehensive Plan and Design Guidelines, and the surrounding land use and zoning. C. City Operations. The impact of action steps and recommendations contained in the neighborhood plan on City operations. Findings. The action steps and recommendations outlined in the National Street Station Area Plan to be manageable within the scope of City operations. • The National Street Station Area Plan does not propose anynew programsor initiatives that are P P not already contained in the City work program. The plan does support a number of City initiatives intended to enhance and improve the quality of life in the established neighborhood areas of the city. SUMMARY OF FINDINGS,UNRESOLVED ISSUES,AND ALTERNATIVES The Planning and Development Commission has developed or identified the following findings, unresolved issues, and alternatives: A. Summary of Findings. Comprehensive Plan. The National Street Station Area Plan has been created within the context of and conforms to the goals, policies and objectives of the Elgin Comprehensive Plan and Design Guidelines. The neighborhood plan supports the City's interest in enhancing the quality of life for citizens and businesses residing in the existing neighborhoods, and conserving historic and architectural resources. Zoning Changes. City staff finds the zoning changes recommended in the National Street Station Area Plan to be generally acceptable with respect to the standards for zoning map • amendments. The zoning changes recommended in the National Street Station Area Plan 3 Findings of Fact Planning and Development Commission Petition 24-10 October 4, 2010 • recognize the existing use of the various properties identified, and are consistent with the land use component of the Comprehensive Plan and Design Guidelines,and the surrounding land use and zoning. City Operations. City staff finds the action steps and recommendations outlined in the National Street Station Area Plan to be manageable within the scope of City operations. The neighborhood plan does not propose any new programs or initiatives that are not already contained in the City work program. The plan does support a number of City initiatives intended to enhance and improve the quality of life in the established neighborhood areas of the city. B. Unresolved Issues There are no unresolved issues. C. Summary of Alternatives. There are no substantive alternatives to the proposal other than an approval,denial,or approval with conditions. RECOMMENDATION • The Planning and Development Commission recommends approval of Petition 24-10. On a motion to recommend approval, subject to the following conditions, the vote was three (3)yes,and two (2)no, and one(1) abstention. Therefore, the motion to recommend approval of Petition 24-10 was adopted. Respectfully submitted: s/ Bob Siliestrom Bob Siljestrom,Chairman Planning and Development Commission s/ Denise Momodu Denise Momodu, Secretary Planning and Development Commission • 4 cap o� Kimball r- Subject Property Hchiar„ Chicago Petition 24-10 Chrca9° Prairie „Go oar `yea C.) 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' . • Executive Summar • Introduction Due to Elgins continued desire to eagerly explore new ideas that can enhance the City's value,the City IC commissioned Land Vision, Inc. to evaluate and produce recommendations for a comprehensive TOD(Transit Big Timber Road id'. Oriented Development) Plan.This work was developed ® E Congdon Ave in conjunction with residents, City staff, Metra, RTA, Shoe Factory Road Pace and centered around the National Street Metra Big Timber it Train Station Train Station. , Summit Street Over an 18 month period, Land Vision and its MI6 consultant team conducted surveys, public meetings/ 0 forums, workshops, interviews, and welcomed extensiveRoad comments from residents and staff to formulate Vark,n Are Elgin Train�� Station recommended improvements to the National Street s\ Study Station Area Plan. Both the City of Elgin and Land Vision National St. NJ Area recognize the importance of community support, and Train Sta.• have used multiple avenues to allow input from all 20 groups. 1 As a result of these meetings, long term goals have 0 41,0 been produced and the plans/recommendations are '''t'(RR contained within this report. It should be noted that 17 e in order to achieve some of the goals specified in this document, more detailed studies will be needed. Items that will need in-depth analysis have also been _ identified. = sOUm ‘‘. • It is the nature of a TOD to increase density of ELGIN development, and this plan seeks to center that goal around the National Street Metra Train Station.This plan is specific enough that it refers to land use patterns and Upon acceptance by the City Council, this document development strategies, but is still flexible to respond will become an amendment to the City of Elgin to current market conditions. It is the desire of this plan Comprehensive 4-Year Plan, and will serve as the to not only restore historical residential structures, but foundation for decision making within the study area. to construct new structures that build on the context of Implementation will be facilitated by varying agencies, the existing community, and create space for residents and will require the cooperation of all parties. to enjoy. ..t r .41 ...� • National Street Station Area Plan 1 iii DRAFT Executive Summar Existing Conditions/Issues Residents living east of Wellington Avenue have a • The diagram below represents the existing conditions, second barrier as there is no vehicular or pedestrian and highlights the current problems regarding the access between US Route 20 and the Wellington Avenue difficulties in accessing the National Street Metra Train curb-cut for the shopping center entrance just 200 feet Station.The purple jagged lines represent existing barriers from National Street. Effectively, the neighborhood is from neighborhoods east and west of the Fox River as sealed from any type of access to the Fox River corridor, explained below.The yellow shaded area represents the Fox River regional bike trail, and access to the Metra approximate influence area of proximate vehicular and National Street station until reaching the Clock Tower pedestrian access from neighborhoods to the National Plaza parking lots or National Street. Street Metra Train Station. On the west side of the Fox River the neighborhoods The Fox River itself is the primary barrier for neighborhood in close proximity to the station, have an equally areas on the east side of the river. In this case, many difficult time accessing the platform due to significant residents and business properties are in close proximity topographical changes and the UPRR freight line. directly across from the station, but are limited to a single roadway and pedestrian crossing which is at National Street. While it is possible for pedestrians to use the National .. i Street bridge crossing, it is not desirable due to the Fr•^ : 0inconvenience of walking north from the east side ' ` "' neighborhood areas,crossing the river,and then walking . 110141Voil f' south to access the platform. In addition, the close _ _ proximity of the walk to moving vehicles creates an ''t uncomfortable atmosphere for a pedestrian.This along with the concentration of traffic on both sides of the rail . as this is the only vehicular access to the train station platforms, may cause even nearby residents to drive. Example of a Wellington Avenue Barrier / 4110 / IlLChicago Avenue / Metra Station / Existing Barriers to access �� ..... _ National Street Metra \ / f lit / -- •-. Train Station \\ / / / / ° ` / r / Walnut ` �4d 1 / ve. S �� , t 1 I j t wk I< i 4 I e Traffic `, I . 1§ Impact 1 4 N • I Area 1 sac I It L i US Route 20 \ _ / ,... US Route 20 / iv I National Street Station Area Plan • DRAFT Executive Summar • Proposed Conditions/Solutions Train Station.This pedestrian bridge is located in The diagram below represents the aggregate of multiple alignment with existing Watch Street on the east and proposed solutions described in detail throughout terminates within 200 feet of the station platforms. the Metra National Street Station Area Plan.The The solution diagram also illustrates new parking primary differences in the two opposing diagrams facilities on both sides of the Fox River.The proposed is the mitigation of the existing access barriers, and parking facility on the east side is located where there is the proposed addition of new parking locations and currently surface parking within the Clock Tower Plaza changes to vehicular and pedestrian circulation. In Shopping Center and is connected to the previously this diagram the improvements and additions to described pedestrian bridge. Proposed new parking on vehicular and pedestrian circulation is shown in the red the west side is located between Hendee Street and the dashed lines. The yellow shaded area represents the commuter tracks and would be directly connected to approximate effect and gain of direct and proximate the station platforms via a pedestrian tunnel. When built neighborhood access to the National Street Metra Train out to final design, added parking on both sides of the Station and platforms. Fox River allows access without use of National Street. On the east side of the Fox River there is a new proposed grid of streets that simply extends the existing neighborhood streets to the river corridor.The addition ..A� ' fik:r. of this proposed new pattern of streets serves to remove ..-- - the existing barriers between the river corridor and the ' U ,,,. �, neighborhoods to the east, and also breaks down the �'` super-blocks into a more appropriate scale and pattern � +``"_ "' � to facilitate new transit oriented development. % ,: A significant addition to this plan and a further ;,� extension of the pedestrian network is the proposed • pedestrian bridge connecting the east side neighborhoods directlyto the National Street Metra Illustration of proposed pedestrian bridge access to the train station II / / 11.---Chkago Avenue \ / Matra Station / f \ / / I .�S�. 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This is due to topographic issues, is comprised of approximately 290 acres of land.To the Fox River, high tension powerlines, and the make evaluation of the large parcel feasible, it has been existing U.P. freight line. divided into 6 Sub-Areas.These areas have been defined „ parking on the west side of the river is at a based on current land uses and their impact on transit opportunities. Each Sub-Area presents with needs premium, while parking on the east side of the and goals different from the others and each has been river is expansive and under utilized. evaluated with their own uniqueness in mind. » With the exception of the Fox River Bike Trail, Multiple site walks/visits have occurred throughout this there are few trails connecting parks/schools/ endeavor for the purpose of evaluating the sites in seven points of interest.Very few amenities, (i.e. bike different categories: racks, signage, benches, etc.)exist. Access to the » Land Use trail is severely limited. » Open Space/Landscape In addition to observations found at the site by Land Vision, the public was encouraged to note their » Streetscapes concerns with existing physical conditions. Some of the comments that were generated as a result of their efforts » Architecture& Built Environment include: » Transit » Need more incentives for home owners to maintain their properties. » Vehicular Access, Parking & Circulation » Access to/from/around National Street from State » Bikeways Street to Grove Avenue. Pedestrian access to train Within these categories, a number of specific issues station is difficult. were consistent between all of the areas. Some of these » Lack of parking on the west side of the river. • issues include: » Most sites are being used for their intended land » Combination sewers back up near the riverfront. use. A large amount of single family residential » Signal lights at National St./Villa St./St. Charles sites have been converted to multi-family Street need to be timed better. dwellings. Some are contributory in nature, others are not. » Need to preserve low income housing/ » Active/passive parks appear adequate on the apartments west side of the river, but the east side is notably » Need to increase pedestrian safety. Sited lack of lacking in public open space. streetscape(parkways/wider sidewalks)as main reason for safety concerns. » Streetscapes are less than desirable throughout the study area. Streets lack parkways, parkway » Bike trails do not link parks trees and wider sidewalks. The crisscross of powerlines contributes to an "unwelcoming" All of these concerns were taken into account in arriving street appearance. at the National Street Station Area Plan. Most of the issues that currently face residents in the study area » Street network is laid out in a grid fashion. are addressed and improved with this plan. Some of these concerns cannot reasonably be accommodated, » A significant amount of architecture dating back such as removal of the high tension wires, bury over to the early 1900's exists in the Sub-Areas. Some head power lines, and re-alignment of National Street have been maintained in good condition, others between the bridge and State Street. have been converted or altered to the point that the original character is lost. As the City moves forward with this plan, they will need to continually evaluate existing conditions. The City has » The majority of the facades on the buildings are demonstrated its ability to be flexible in working with dated, and in need of updating/maintenance. residents and business owners to improve the quality of life in downtown Elgin and will continue to do so in the » Access to the National Street Metra Train Station future. is challenging for most patrons living within a • National Street Station Area Plan Vii DRAFT Executive Summar Marketing Project Summary For Elgin and National Street,the analysis begins with • ERAIAECOM was engaged as part of the Land Vision the residential market. From 2000 to 2009, the city team to evaluate market opportunities for transit- added a total of about 4,700 units, with about 300 in oriented development(TOD)around the National Street the downtown area. Moving forward to 2030 based on Metra Station. The analysis shows that the National CMAP forecasts, Elgin is predicted to add an additional Street Metra Station area planning study is occurring in 26,000 housing units. Assuming that downtown a complex regional and national landscape, influenced sustains just 6%of total new units through 2030,that in large measure by the pace of recovery from the would amount to a further 1,700 housing units in the recession and a return to job growth. For Metropolitan downtown area through 2030. This potential growth Chicago and Elgin,the pace of recovery appears to be in units for the downtown area needs to be kept in generally consistent with national trends, i.e. a slow perspective, as a total of 2000 projected downtown recovery. At the same time, however, our experience housing units in Downtown Elgin would represent only shows that key underlying long-term trends remain 3% of total housing unit demand forecasted for 2030 in place, which will continue to influence areas such (57,740 housing units). as the National Street train station area, in spite of the Our analysis shows that while Elgin currently has fewer recession. These elements include: households that are interested in urban living compared » Baby Boom aged household retirement and to national averages(20%to 30%on average), the downsizing has only been delayed. As housing overall market opportunity(3%of housing downtown markets recover, we expect that interest in by 2030) remains equally modest in comparison. On a walkable and more urban locations will gradually broader level, we believe that the National Street Station shift into greater favor, covering rental and owner Area Plan can be part of broader efforts to improve the occupied housing. competitive position of Elgin for a share of regional While the recession has dampened growth in households that are looking for urban locations. From our perspective, the core concern is not the number utility and energy costs,the nation remains dependent on gasoline in large measure, and of units built, it is the price of the units. Public sector efforts to manage the price of downtown housing have prices will grow as the economy improves. In this context, sites that are suitable for mixed use and focused on the following: served by public transportation will benefit in the » Use of Density bonuses and other incentives to long run. encourage affordability + -tea I - -0 / _ , _ _ , l/. f.....,;,...... Y _`-moi • - 'f`' ;. /// `` v'. . . .. 4........._ -_ :, ,„ !4, "1",,, / t-. -, • ,.. :Pd.' .1' r/' Existing conditions at National Street and surrounding area. viii 1 National Street Station Area Plan • DRAFT Executive Summar • Market Overview Provision of lower cost land to encourage In general, the National Street Planning Area has the development of specific sites potential to improve accessibility and provide new » Use of TIF and other standard incentives, linked amenities.While current market conditions necessitate with improving economic conditions a longer redevelopment horizon, creating stronger and easier connections between transit options and » Use of zoning and planning tools, to include considering redevelopment opportunities could public provision of parking, as well as the enhance the value of the study area and improve allowance of higher density development ridership of transit options. These tools remain relevant in managing the challenge While the waterfront is considered a valuable amenity, of urban revitalization, which impacts communities topographical issues within the planning area along larger and smaller than Elgin. Issues include: with the Metra Station along the waterfront requires • Difficulty of getting financing for mixed-use careful consideration in order to identify redevelopment projects options. The design of vehicular and pedestrian access as well as new parking options will all factor into the » Perceptions of increased risk potential to successfully integrate new development into the fabric of the existing neighborhoods. » Extended entitlement and development review The Clock Tower Plaza is currently the only substantial policies retail development in the study area. This existing Our experience argues that several steps, all neighborhood retail center presents an opportunity accommodated in the National Street Station Area Plan, for significant re-development in the area based on are important in encouraging urban revitalization: its location and land area. This center has seen a recent increase in vacancy and it is important that it » Build public consensus and involvement upfront be stabilized and revitalized in the future.Anchored Secure preliminary entitlements for priority sites by a successful supermarket that serves to the local neighborhoods, the balance of the center is occupied by » Target infrastructure and access improvements bargain retail. Avoiding increasing vacancies, upgrading and link them with transportation and modernizing the appearance and condition in the near-term, with the potential for incremental 0 .. . r 1 • .n' 'fes i :— e'-1is0 „.:' • A J ` ! . w ' '• .411'/'': ' . . .,Aro.-iii--; yj / r •-.., .- ." —:" . •; ' AL / " r. -- tri ,f, .°.44.Z -s. - : Overall plan for all Sub-Areas combined. • National Street Station Area Plan 1 ix DRAFT Executive Summar redevelopment and increased density in the long-run, side of the river in the plan not only creates a valuable • is a recommended strategy. The creation of greater public amenity, it also can improve the quality of the density on this site in the long-run helps to offset neighborhood as well as strengthen property values in redevelopment costs and improve financial feasibility the neighborhood. Various studies have shown that of such options. Opportunities to reconnect the larger homes located directly adjacent to neighborhood and land parcel into the surrounding neighborhood street community parks can achieve premiums in value. network, is also recommended to create improved The flexibility within the plan for multi-family residential development allows developers and the City to respond to changing market conditions as the greater planning y _ �_ area evolves. Consecutively, careful consideration ___ .� — -- -- _. within identified sub-areas to preserve single family W" "" — housing can help to maintain the historic character of the area. I I"_ I I_ � I ' _ j _•, Additionally, creating connections to the National Lam` Street train station would make walking distance to the passenger rail platforms shorter, increasing the ""~^ at - ITC ''. .,. thanopportunity use other for means, asto wellwalk as to generallythesttion provide access to residents who may otherwise have disregarded the use of the Metra station because of its current perceived inconvenience. In opening up safe access to access benefitting both the neighborhood and the retail neighborhoods on either side of the river to the station, businesses. this also has the potential to make these neighborhoods Downtown Elgin has seen several projects come online more desirable in which to live and work, again creating g an opportunity to strengthen property values in the or proposed, such as River Park Place, Fountain Square, larger neighborhood. It also contributes to synergy for and Water Street Place. These recent condominium and mixed-use/higher density redevelopment to occur for townhome projects have been targeted at largely luxury properties like the Clock Tower Plaza site identified in and high-end markets, in the context of a surrounding the plan. community that is generally comprised primarily of moderate income households. While the fruition p Transit Oriented Development MarketingPerspective 1 of these projects has been delayed by the broader P economic environment, they are generally a step in the Analysis indicates that only about 4 percent of right direction. Future development should continue metropolitan area residents outside the Chicago city to build on the current market strengths that these limits live within one-quarter mile, or walking distance, developments were based on—establishing a vibrant of a Metra station. With increasing energy costs, rising downtown and market place, continuing phases of costs of living, and continued economic pressures, development, and offering new housing options in the municipalities that offer the option of convenient city center. passenger rail transportation and live-work options will Ultimately, development and redevelopment within be well positioned to attract new residents and continue the area of the National Street Metra station to to revitalize or maintain their downtown communities. accommodate a cohesive package of mixed uses in a Even given its relative distance from central Chicago, walkable neighborhood can help maximize the land there appears to be a comparably higher concentration from a land value perspective, as well as from the of residents around the Elgin and National Street perspective of continuing to maximize one of Elgin's Metra stations. That said, it also indicates room for greatest unique asset, the Fox River. The focus on improvement in maximizing the value of the National establishing stronger green corridors or parks on either Street station area. Vim1‘401 _ __ • - ��` _ �' � • _ , T 4.- 'Aidal_ tAmm- .... . :..i......:, .4000,1- -4iii- . . 4101111P-- X I National Street Station Area Plan • DRAFT Executive Summar • Transportation As part of the parking structures, a pedestrian bridge The overall roadway and pedestrian circulation pattern linking directly into the station area is proposed. in the study area is disrupted by the presence of the Pedestrians using the east parking structure would have Fox River, the Metra Milwaukee District West Line and a shorter walk from the parking facility to the station a Union Pacific Railroad freight line, allowing for only platforms. For pedestrians coming from the west, a National Street to bridge both sides of the river in an pedestrian tunnel from the parking structure could be east west direction. used, and they would not have to negotiate the steep descent of National Street. Due to the topographic conditions, National Street transcends the bluff via two sharp narrow curves on a —.�+ae. - - steep grade. Straightening out and widening National �' !ti _ Street so that the street could be navigated easier would y! require significant property acquisition, disrupting the y\` 1443. _._ potential for transit-oriented development near the s' ti3 -� eet Metra station, and was not recommended in this study. '•1 / - - v:.4\ ‘i.;\ ' i . � o$� � q 61. n All et &'VA. , .'' 8100 4-,-....; o 11 l' -`"`; • . .11k_ .. . 411 ,,, ., ... - 44i. ,... ! i, .7.0:._...r.,-,-::'1-. lirisk- \!Iri ,,..m .. 4 WI-TM Therefore, an objective of the study is to identify other ' • i...,•, -•r . rs.... - 1 , options to alleviate vehicular congestion along National ( - ` _ Street and improve access to the Metra station. As part ; •. I. `' i I i of the Plan, two parking structures are proposed, one 1 „- on either side of the Fox River. (Shown in the exhibit to ' : at the right, identified with a "P") These parking structures 0/7:711 would provide another option for accessing the station instead of only having one access point into the station �, from National Street. :, /11xy ,yin .''e• R"`f` /r. • , ` - -` i • r National Street Station Area Plan I Xi DRAFT Executive Summary Minor geometric roadway improvements may be Minor improvements are also recommended at the recommended for the area surrounding a new parking entrances to the Metra National Street Station in order to structure on the west side of the river.A study should help manage the traffic and turning movements during be undertaken to evaluate the turning movements the morning and evening rush hours. Improvements onto National Street from Hendee Street. Due to could consist of enhanced signage indicating "Do Not difficult traffic conditions at National Street, it may be Block Intersection" with a flashing light and pavement appropriate to limit the "T" intersection to right-in, re-striping to improve visibility of the station entrance right-out turns from Hendee Street. and minor geometric improvements to the entrance which would help slow down the right turn movement into the station. Enhanced pavement striping and installation of reflective markers would aid in channeling traffic through the area. ...t el_i IL' _, it MA? " - Wka 4 • - ?Mr"'l' I' f4., G Likewise, if Ryerson Avenue is connected to Hendee __ "1; - Street, it would be appropriate to evaluate the area - adjacent to the park for traffic calming devices. Of primary concern, possible "cut-thru" traffic that would try and avoid the intersection of National Street - 411 and State Street. Devices used to discourage such movements would benefit the adjoining residences. • _� ,416.1111.,WRil III .. arra I1131 . it_ =:.; a ' rr411 I Consideration should be given to widening National Street, from the west side of the river to State Street. If the properties in the northeast corner of National Street and State Street are acquired, and redeveloped into In addition, a traffic signal is proposed at Oak Street open space/park space, additional road right-of-way and IL Route 31 to provide an alternate way to get to (ROW)could be dedicated. This additional width could and from the parking structure instead of through the be used for the installation of a median or a dedicated IL Route 31/National Street intersection. It is thought right turn lane from westbound National Street to that this traffic signal is necessary due to existing traffic northbound State Street. conditions within the neighborhood, the location of Lowrie Elementary School on the west side of IL As shown in the Plan, and illustrated in the exhibits to Route 31, and the proposed redevelopment concepts the right, most changes to the roadway infrastructure including the potential location of Metra parking. would occur east of the river in Sub-Area 5. Xii 1 National Street Station Area Plan • DRAFT Executive Summary 0 The existing street network lacks continuity, primarily structures. in an east west direction, prohibiting access to the The extension of these streets may take some of the riverfront.The Plan suggests extending Watch Street, congestion off of National Street. Allowing for additional Yarwood Street, Bent Street, and Lessenden Place east-west streets allows any traffic from the proposed east-west, with Lessenden Place also providing access developments to be distributed more evenly. The north-south. Bent Street and Watch Street could be proposed parking structure, located south of National designated as the redeveloped area's major streets, since Street and west of the proposed extension of Grove they extend to Raymond Street, which has a signal at Avenue within the Clock Tower Plaza property, could be National Street. Bent Street also crosses IL Route 25 and accessed off of Grove Street. continues eastward to Villa Street, which may prove to be an attractive route for people to get in and out of In addition to the lack of a street network the existing this redeveloped area. This roadway has the potential to street infrastructure on the east side of the river, south of attract pedestrians as well as vehicular traffic. National Street is deficient. At a minimum, streets need New roadway patterns would need to be initiated to be reconstructed to provide for adequate right-of- way, proper drainage, appropriately sized parkways, to accommodate the future redevelopment of the and adequate sidewalks. Clock Tower Plaza and apartment complex. Multiple access points into and out of the redeveloped site will Any land use changes and improvements in the study encourage visitors, and can provide easy access for area should take into consideration pedestrian access. commuters in a structured, shared parking garage. As Marked crosswalks, continuous sidewalks, on street shown in the exhibit below, pedestrian traffic (shown in bike lanes, streetscape features, and other amenities are red)and vehicular traffic (shown in black) have multiple appropriate and will contribute to a pedestrian friendly points of egress/ingress to access the proposed parking environment. a ` _ , * 4 _ *oil 411ift• . ,111k°' • • t "t4 rfi� lb - I. ' Ow 4 -••. 'l•,* or f *1Y+ S. fi♦ 1 - - 0 Tt 1$ a+_c „�•.y r� u- �, den d ,* G P. ce _ �� I . . • r �.I■. to ■ i Ns a le WV, w i.y 1 '■ R: ■ k LORD STRUT - _. .- .,c -_ s tt1•• 11� Existing Roadway Network at Sub-Area Propose Grid Addition to Roadway Network at Sub-Area 5 • National Street Station Area Plan I xiii DRAFT Executive Summar - National Street Area Plan Ma . .---", -7-: 00' . .--.. ..,724.- , • -, t.--., . ...- .- i t 0 ht• . . .r , ,., - --- , . • ...-..r. i 7:...,,..„' " i •..,_of* .•-•••• 1 - b-APAttipir -%, \ V ., fq " :.iiviR s i e k.- 5 ...s..-/4.1,,er • _-....4r-to: Pi urir Itt ' "-., AL A ii. . ... __ .. .4. ...f l‘r.'4' .Ill'ih \ dte,44,0 ......, •... ,......,,,„,,,.. .. .... i _ 04.;.---..---. -. , ....• iii-,V*41reiii;j141.1.4 1. • •••, . I e Or. .......S.- 1111#\ R Pvill r Atile - • - I. ' , ‘44: '' LA r-:.. •'-'. ''°. \ 'Vie/, tiv• . ' • NO . .'•,...,-,0"--. . i . ....",\N‘ , ',r•- , . : • •-- :. ,. , . . • . . " A . • • \ t.o. • - .\A,. \''.. .• ‘ k .011tr'. ' .• SR-MR .,...* e ..; . r..•%-.,.., -•s' 611'; j R MO , '4•N‘•:(\ •'. tir P. ' ° .,.R MU .---;-- • • A R MU Iv- , it R-Mll ‘ a , SR•' ..c .• 4"! .._ ,• ...•- R MF ...,•Tr. • - - SR-MR . -,. .z". 0 . . ...... . 4 ..., ,, ----„ . ., . . . • . A• • . ...sr . i . ita4 Tii (0/1.: 11iF;Wif . ti i-, . • • - .- ..'lli ‘ Nationalki 4) 11U1 . Vo. . _ . .• -, r 4‘. )042 41 _ 4., rag *iv \ ' . CR-SZ . g• 4FIZer - „jai . Street i IfflrI/) 40 .• R.s, etra Train .., 4111•01 . ... , Station - 1 (R SF CR SF 0( V.1• ... )ir•. I Igt4it ft.,' .it - a r i CR SF • :I r iwt/ ...„. ..4,r,- ilk • /0.11.IT.ST Pk( i I . R./• Z i NW,ST , .. i '- MARIE °''S'g"''':'"k":"'Irll:IIIIV- 11'-'"r"Illil S.. : - .,- '-'444........... 11. ..........„. CRpOLICH •;, 1 . • fill:....• . •..114111 1Zg,' '1"44*-11°-----.1/k-- . frbIL •1.- .. - 13• . 0 X i V 1 National Street Station Area Plan DRAFT Executive Summar Fl • Sub-Area 1 `A , ` 3 • #1>::: This area contains an eclectic mix of uses and needs. Fort.44t ``��ease of discussion, this Sub-Area has been further divided �� .� into quadrants, using the intersection of Walnut/National � Street and State Street/IL Route 31 as the origin. 3, Nort Northeast Quadrantilk, ittl • » This area contains Central Park and a mix of uses. No* _ » Given that the intersection of Walnut/National �`� by *+ • and State/US Route 31 is one of the main entrance �' ' 41Southeas points into the Center City Area, it is recommended11 uadra that this corner be opened up to allow the views to k �"! .,�. '^ ' / r,ea the Fox River and the Grand Victoria Casino. ""�":`. � �� ' » Create an gateway feature noting City of Elgin at the northeast corner of this intersection. '� `R MMU • Expand Central Park to National Street. �;`:_O ,.." ,� N�� \ Sa.M Southeast Quadrant » This area contains a mix of uses commercial `�Norfihwest . �it ts�residential, light industrial and open space. � Southwest — Eliminate the dead-end condition at Ryerson I Avenue. Construct a street segment to connect Quadrant • ,� .... - Ryerson Avenue to Hendee Street. Locate this street ` 4)`� 200+feet south of and parallel to National Street. » Evaluate the residential block bound by Hendee/ • » This street segment creates a sizeable parcel for Ryerson/Washburn and the new mixed use new mixed use buildings to line National Street. development, on a lot by lot basis. Rehabilitate Align the new mixed use buildings on the setback multi family sites, de convert homes where line, creating a defined street wall for pedestrians. possible, evaluate for new multi family buildings. » Continue mixed use buildings and the street wall Construct a parking deck that would be built into concept,easterly, along National Street,following the bluff, between Hendee Street and UP right of the curve of the street, to the river front. way. It will be necessary to acquire the full UP ROW to construct the deck as depicted, but a smaller » Expand Ryerson Park to National Street. deck with more challenging access to the station /may still be possible without this acquisition.The deck would serve the patrons of the mixed use l 0e , , area, general parking and commuter parking. / l , p° �` • » The parking deck would connect to a pedestrian -� yoc tunnel to allow easy access for pedestrians into the 1 ��et s'• National Street Metra Train Station. Wit/ • ,/' » Align the east and west edge of parking deck with .. tea/ `street " 0,,- townhomes/row homes. Northwest/Southwest Quadrant �0/ » This area contains a mix of commercial businesses en, h4, -.-or and single family homes used for business. ,•�'� \ e,�4e » Update facades on all buildings. �Stia.. -n -_ •_ » Remove Citgo Gas Station and Payday Loans buildings. Construct new mixed use buildings that View looking south at intersection of National Street/State Street create a street wall at the corner. • National Street Station Area Plan I XV DRAFT Executive Summar, Sub-Area 2 _ • This area is predominately single family home sites, with r4 �_ several conversions to multi-family. Some conversions are i contributory, others have created structures that lack the ",, Ilk �4 character unique to this Sub-Area. » Continue to provide incentives for multi-family RII homes to be de-converted back to single family. . 4 " , \ ..1_ » Consider making the area part of the historical _ a__ c district preservation program. Several homes have kr - „.... ,... historical significance, and should be maintained. , . - » Work to provide direct access from this neighborhood, and those to the west, into the CR SF National Street Metra Train Station site.This can be II/ accomplished via the parking deck in Sub-Area 1. » Initiate a study for signalization of the intersection �, ,,,,•,� at State Street/IL Route 31 and Oak Street. » Explore ability to link Marie Grolich Park with • 4), CR-Sf (R 1F Rill" Central Park via a bike trail on the current U.P.freight line right-of-way. '� » Install a gateway feature at US Route 20 and IL '°""'"'"""" ®4 toy? Route 31, as this is considered an entrance into the R WRIT �/ City of Elgin.''_ CROUCH / » Continue to improve streetscapes, complete �' sections of missing sidewalk/curb and gutter. � 1i # "' Einar 0 Sub-Area 3 District West Line(Metra Commuter Line)would This area consists of the National Street Metra Train eliminate multiple train/street crossings and the Station and rail lines, U.P. freight lines, ComEd substation maintenance/safety issues that accompany such with high tension lines, and a storage yard for Metra. crossings. » Of primary concern is the lack of pedestrian access » Explore ability to construct a bike trail on the UP into the National Street Metra Train Station.While ROW if the railroad is abandoned and this property is solutions to this access issue exist within this acquired by the City of Elgin or another public entity. report, (i.e. parking deck) it will take cooperation This trail would link Marie Grolich Park to the river of multiple entities to achieve this goal. Some, but front and Central Park. not all of the parties involved in this endeavor are: » The City of Elgin should continue to negotiate the Developers, City of Elgin, Metra, RTA, and Pace Bus. removal of the billboards along National Street. » In the same manner, providing additional These advertisements detract from the ability to commuter parking spaces will require the view/enjoy the Fox River. cooperation of these same entities.This parking » Explore the possibility of a pedestrian bridge to link needs to be able to service several uses, not the east side of the river to the Train Station. just commuters. It is estimated that by 2030, an additional 150-250 parking spaces will be needed • to service commuters.These additional spaces can `� .. ' be shared with compatible uses as long as they do not conflict with a commuters ability to find available parking. 1 _ _ -- �1„ » The City of Elgin should invite discussion with r—� Metra and UPRR(Union Pacific Railroad)to eliminate the need for the freight line running . through the City. Sharing the existing Milwaukee Xvi 1 National Street Station Area Plan • DRAFT Executive SummaryI • Sub-Area 4 - Sub-Area 4 This Sub-Area contains a variety of uses,from the new River Park Place Townhomes, to historical sites, to extensive parking areas. » A significant portion of this site has already undergone TOD improvements initiated by private developers (River Park Place Townhomes). • This development should continue to the east, enveloping the vacated Courier Press site, located along Lake Street. » The majority of this Sub-Area is within the National Watch Historic District. Efforts to ti preserve significant structures, such as the ` „--,,' National Armory Building, need to continue. r 0040, Efforts to preserve historic single family structures should be increased. Ibio'''' » City of Elgin should continue/strengthen their �` efforts at de-conversions in this Sub-Area. A significant number of single family home sites 4 j S?•p have been converted to multi-family. Most of the conversions in this area have not been contributory in nature. Some of the conversions C .0.,•a are beyond reasonable repair, and will need �t to be reconstructed. Evaluation of which sites - e! meet this need will be done on a case bycase ii...Li -----\ ��\: Y: '' • basis, and is beyond the scope of this report. It �; \j is recommended that the City of Elgin work with iii, _. .�� the Elgin Heritage Commission in conducting this survey. » Review the need for expansive surface parking » Multiple curb cuts along Villa Street for private at the northeast corner of Grove Avenue and driveway access are unattractive and create National Street.This corner should be improved conflicts on the well travelled four lane collector with a mixed use structure to anchor the corner street. The City should explore efforts to eliminate and provide a street wall for pedestrian traffic. these drives by providing an alley similar to the one on the northerly side of Villa Street. » Similarly, the northeast corner of Raymond Street and National Street should be reconstructed to » In order to accomplish the installation of an anchor the corner and encourage parking at the alley, Michigan Avenue may need to be realigned rear of the mixed use building. where it connects to Lake Street. — imam imam— —imam— —imam— imam— imam .*n-mimam— imam- ---imam `}k �— imam— — — --- -- imam—-- - . gKt . —imam - — —imam imam - — �.. =f'- _ — _._ ; f 18 -. ,• " - ^ imam - "'i bona,..-' ... -____-1_. _ _ _ • 0 National Street Station Area Plan I Xvii DRAFT Executive Summary Sub-Area 5R-MR - '_ i �, - _ . • Sub- . - ` This Sub-Area presents the greatest opportunity to '-, _ .r MU- develop a significant TOD within this study area.This area consists of multiple uses which individually and collectively contribute to the basis of a sustainable TOD. » The City of Elgin needs to begin negotiations to R"`' ,,," ® \ acquire the abandoned UP railroad right-of-way. This ribbon of land is critical to providing adequate • access into and out of, the development site. » With the acquisition of the abandoned UPRR \\ $ right-of-way, reconstruct Wellington Avenue from \\ ,, National Street to Hastings Street,as a two-waystreet with parkways and sidewalks.• The easterly portion of this Sub-Area is comprisedR-Muof single family home sites. Some of these homes - have been converted to multi-family, and not all \ , of the conversions have been contributory to the \\. . . neighborhood. Efforts/incentives by the City to de �� convert these homes should continue. Evaluation of which homes can be restored to their original R-MFcondition should be done on a case by case basis.Some homes may have been altered beyond reasonable repair and will need to be redeveloped. - » The "super-block"that is bound by National R sStreet/Raymond Street/Villa Street/St. Charles11!usuNwHr"' CtStreet/Watch Street needs to be studied fora ' \it,„1 • . r •J rte.. h resubdivision. Given the width and depth of this 4.,/,./4;/ w Eley block, it is difficult to create useful single family EE' lots. A possible solution is shown to the left. Single /4' Family ' » Adding a short segment of street in the shape of +- an inverted "L"that would isolate the existing LotsObservatory and creating an alley so that curb :.,; .,,• cuts along the collector roads can be avoided is -* one possible scenario. » The majority of this Sub-Area is within the �; Ekgin National Watch Historic District. Efforts p '� to preserve significant structures, such as the `�-� Observatory Building, need to continue. Efforts to • ..or _. preserve historic single family structures should ' aft.. be increased. 1�S i SR.MF A},, :'Ettc ~• rA ►q » It is recommended that the half street of Bartlett �r.�cN Place be improved to a standard street cross ;asection per City of Elgin Design Standards. _ \:, » The second "super-block" that exists in this New t •1, Sub-Area contains Clock Tower Plaza Shopping ?s Roadway �''� Center and the Rivers Landing Apartment. Similar �: to the previously mentioned "super-block" it is SR �� recommended that this area be resubdivided • Xviii 1 National Street Station Area Plan DRAFT Executive Summary Sand additional right-of-way be dedicated toIt is recommended that the southwest corner create parcels that are more conducive to phased of Grove Avenue and National Street be development. Additional public right-of-way will reconstructed to a mixed use development with also allow access into the river front for residents to a sizable portion of the building being a parking the east of Wellington Street. structure.This parking area can serve patrons of the Grocery Store, new mixed use fronting In the exhibit below,Watch Street is extended to this structure, residential housing located on the river front.This new street would line the front the upper floors of the building, and commuter of Butera's Grocery Store, and provide easy access parking for the National Street Metra Train for residents from the east. Station. Once again, this parking will need to be » South Grove Avenue is extended to "T" into the a collaborative adventure, as it will serve multiple extension of Watch Street. entities. » Watch Street is then turned to the south, to create » In order to make the parking structure attractive a new river front roadway that will connect into to commuters, it is recommended that a existing Lessenden Place. pedestrian bridge be constructed to connect the east side of the river to the west side.This bridge » Yarwood Street and Bent Street are also extended would reduce a commuters walk to the train towards the river front, and will "T" into the new platform, compared to, if they had parked in the river front roadway. long lineal lots at the train station. » Abandon the existing Times Square Road. Access to » The southeast corner of Grove Avenue and the pump stations may remain off of National St. National Street can be redeveloped to mixed use, with residential units on the upper floors. The majority of the base floors can be structured t. 0 --"r \ °.� 7 `, �X 1 ti u _ i,F- e -------- 0 h�c\a � c. ni Qee111 tto'e a SL. • ,„.• �R.r tf/ 4181 , a 11 'it Y A \ aL R Mt Bent S III } 7 c \ - 1 11.1 / I y 1 Lessenden f CR Si Place �! * ,. i :a . A•6 . 3. \,\ c R•st 4 RIItRV 'Ail= ' ,a • 'i •� V Rsr U 1 Existing roadway grid in black. Future roads in red. Proposed roadway grid Sub-Area 5 • National Street Station Area Plan I XIX DRAFT Executive Summar parking, with mixed use fronting National Street. 111 It is recommended that a row of townhomes be . ii constructed along Wellington so that a positive ---- -is .• streetscape is created between National Street ., - • • • ,� q 4 ; . • • • a'' and Watch Street. • II i Ufa • A pocket park is proposed for the northeast •1 _� 1_ 1 " corner of Watch Street and Grove Avenue.This ...-- --.L., "�' - I.: ' I {- - -- '�tl� i' park is central to all the new development in this �� — Sub-Area and will provide a good location for _---- small community events. illi » The existing Rivers Landing Apartment complex can be replaced, building by building.This would allow the developer to construct units that better can be constructed independent of the others. meet the current market conditions, that being, It is critical that the City of Elgin first acquire more affordable/multi bedroom units, and not the abandoned railroad right-of-way so that displace any of the existing tenants. there is space available for the reconstruction » As the topographic changes from the river of Wellington Avenue.The actual construction to Wellington Avenue can be up to a 30 foot of the roadway, however, can be phased in, or difference, the buildings that will line the done in it's entirety by an outside developer. The riverfront can be up to 5 stories in height. improvement does not have to be done by the City of Elgin. » It should be noted that each portion of this plan . 0 'r7. ' .` j ki,llP1",_0, dam. +A dell, r• - .` + . +''!rr s y 4/ i _ A,,.. ,_ i , si- t • Y, y r� /e, � :~- -ice , r ' i 70" , ..*, . 7-- r - Ar .- '' ' 4**111 , , Ir. P • XX I National Street Station Area Plan DRAFT Executive Summary .• .. 0 Sub-Area 6 __` - .-•.3010‘00,6., ,, Similar to Sub-Area 2, this area is predominately single RMF' _-.:,.0.....,. Y • family home sites, with several conversions to multi- rJ,� Sol family. Some conversions are contributory, others have created structures that lack the character unique to this , . . ; Sub Area. rt,, i ' • » Continue to provide incentives for multi-family \ -"'"'- homes to be de-converted back to single family. 111110\ i_ ."' ! • » Consider expanding the limits of the Elgin , -`- - National Watch Historic District to Hastings Street. } , ✓ Several homes have historical significance, and ' ' yr '+ • should be maintained. ':awe“.uci- • a-sf i , • '' ` fir. ,: •» Work to provide direct access from this R-SF r rr. neighborhood into the National Street Metra ,!• •1, r Train Station site. This can be accomplished �, via the parking deck and pedestrian bridge •;"�' improvements outlined in Sub-Area 5. 1,4t . • Improve Wellington Avenue(upper Wellington) / —Jr.? to a standard street cross section per City of Elgin ,,,,to Design Standards.This improvement should CR-9 • _ extend to Hastings Street. 1 Similarly, improve May Street and Hastings Street 8 - -Y , to a standard street cross section. ' ' , SI» Extend existing Lessenden Place to the new w,�j 8 , • riverfront roadway.This will open access to the 11_ _' • -Ott riverfront for residents living east of Wellington - ; CR-SF ll Avenue. ,, t', • Evaluate homes along Lessenden Place on a caseVA 1 by case basis, to determine if the residence should '` v �' CR-SF be rehabilitated or redeveloped. During the tit6 visits, some homes were in the process of being rehabilitated, and others were already in good condition. » Acquire residential homes along Wellington Street (lower Wellington) as they become available. » As the City of Elgin acquires properties along IIIIIIII Wellington Street, raze the existing structures and create a new park/open space/compensatory . storage area. This area will be combined with the - adjacent portion of abandoned railroad right- of-way to create a significant park site for the - - residents. ; • » Provide bike trails from Wellington Avenue, ��, `r. ` through the new park, and connect to the ti �`-:'ate existing Fox River Trail. • National Street Station Area Plan 1 XXi DRAFT Executive Summary Guidelines _ • The design guidelines included in this report provide - Alio. �'� a framework for sustainable, context-sensitive, and - .01!11 'NW aesthetic redevelopment of sites as well as encourage • '..4`\ �• •1. i�%. greater transit andpedestrian friendlyamenities on ��I� NN - public/private property within the National Street study ;� area. !: � The goal of the design guidelines is to provide clear \ _ and concise directives for the Community Development � ��. � '� . • Department, elected officials, and the communityN110.&`:'.%! " <, 5�' te to corroboratively achieve the city's transit oriented �`:;r� ••• • development objectives for the study area. \D\n • O • oThe community input obtained as part of the Image v Preference Survey, combined with the unique physical Shared parking between buildings as well as division of large lots and socioeconomic characteristics of the study area have shaped the design guidelines. Within this report, it has been recommended several times that existing structures be rehabilitated. Said improvements should be done in conformance with the guidelines contained herein. In particular, those that are --- - %%%%%,,,,z,�� • related to transit and pedestrian improvements. � MIIML ;1 f The guidelines contained within this report are �'�., _ presented as an addition to the "Comprehensive Plan :1 E E �!�a and Design Guidelines"adopted by the City Council at iI III "�'u_llp! Q0 in 2005, and the Elgin Design Guideline Manual of the ••• •NG. CU Elgin Heritage Commission. r Ib \_ 111 It i As a large section on the east side of the river has �ll�N�j, tr.. -,3- � !1� � 1.,„mro already been identified as part of the Elgin National 'ir !V Watch Historic District, and several other sections of this I�1� : `n�� . study area have been recommended to be included in a -i—` ' ' , Historic District, the Heritage Commission will become _ �:a�' R/ an integral participant in new construction, as well as, �� rehabilitation. Buildings opening directly onto pedestrian paths t' t. �. �. ,.. lgo 1,.,rr z* l'►,� R- ,�=' war I Una 11 _.0,4,4 , .%- - ___, .. „-,,t-..---,-- i ki,. ....__,:- - .. . . _.....1 ,IN,,,-M.....7j........„,/.40,r I 1 A.a 0.-. 0,", Atli I\i • �P,1111 �L ., 41N:4 ��J moi' C� \ MIP" . .&* Consistent building frontage to help define street edge Off-street parking located at rear of building • XXii I National Street Station Area Plan DRAFT Executive Summary • Implementation Following the previously listed items, improvements/ recommendations outlined in this report can be Developing the desired transit improvement recommendations for the National Street Station Plan accomplished as the market demands/allows, and are not dependent on a sequence of events. is the initial step in the planning process to enhance transit opportunities within the study area.To assist Funding Mechanism Alternatives the City and its affiliates in prioritizing the diversity of advisory initiatives recommended within the plan, the Financial attainability is among the most critical key initiatives are summarized within this report elements to implementation of the advisory These implementations are based on the long term recommendations of a Transit Oriented Development development/redevelopment/rehabilitation that will Plan. To assist the City of Elgin in identifying and occur surrounding the National Street Metra Station applying for the monies necessary to implement the area. advisory recommendations over the next several years, an inventory of potential funding sources has been The conditions and variables upon which the compiled. The funding sources listed within this report transit improvements are built, are by their nature, are intended to serve only as an initial guide to the fluid.They cannot always be easily or accurately City of Elgin in undertaking the significant number predicted.To ensure the plan assumptions and of improvements for the plan. The potential funding recommendations presented in this document continue sources are listed by program name and provide to be representative of the community and their long preliminary details on project eligibility, administrator, range goals, these priorities should be periodically general applicability to the City of Elgin, and an internet re-evaluated. This re-evaluation will allow necessary modifications and adjustments to the plan so this is link to acquire additional information. kept current with the long-term vision and needs of the City of Elgin. It is encouraged that the plan be reviewed annually, with preparation of appropriate updates every five(5)years. To ensure the success of the National Street Station • Area Plan, the City will have to overcome continually I�IpI changing priorities, budgetary constraints,facilitation difficulties among numerous public agencies and • private interests in the area. ; Preliminary Actions s Recommendations within this document are based on I several activities that should be accomplished prior to . , ,: undertaking the long range improvements.These are: y`, » Adopt the National Street Station Area Plan r�4, ��- () » Acquire property, abandoned UP railroad right-of- way between upper and lower Wellington. x' • Remove UP RR Freight Lines through downtown _ ''t • Elgin. Freight lines to utilize Metra Commuter rail .� ` • lines. s 0--- �^ • Acquire property,and/or work with the owner of K_'�'' `.,' - _ 7\ Clock Tower Shopping Plaza to secure dedicated - '� L. ROW as outlined within this report. - �' Construction of the roadways/improvements, can be • .• ''' initiated by either the City of Elgin, the current parcel owner, or a developer. It is recommended that future , '1 of streets become part of the public right-of-way system, -‘-• '• �-S ' ` and not be privatized, as they have the potential to lbbecome access points for multiple entities. _ III National Street Station Area Plan 1 XXiii DRAFT • PETITION 24-10 NATIONAL STREET STATION AREA PLAN TRANSCRIPTS • • 111 1 S58737D 2 STATE OF ILLINOIS ) SS. 3 COUNTY OF RAN E ) 4 5 BEFORE THE PLANNING AND DEVELOPMENT COMMISSION OF THE CITY OF ELGIN 6 7 In Re the Matter of: ) 8 City of Elgin Requests ) No. 24-10 an Amendment to the Elgin ) 9 Comprehensive Plan ) Re: National Street ) • 10 Station Area Plan. ) 11 12 13 REPORT OF PROCEEDINGS had at the hearing of 14 the above-entitled matter before the Planning and 15 Development Commission of the City of Elgin in 16 the Elgin Municipal Building, Second Floor, 17 150 Dexter Court, Elgin, Illinois, on October 4, 18 2010, at the hour of 7 :50 p.m. 19 20 21 22 23 24 111 SONNTAG REPORTING SERVICE, LTD . sonntagreporting. com - 800 . 232 . 0265 • 1 PRESENT: 2 MR. ROBERT SILJESTROM, Chairman; 3 MS . CHRISTINE AWE, Member; 4 MR. CHRISTOPHER BARRY, Member; 5 MS . ANNA BICANIC MOELLER, Member; 6 MS . EMI MORALES, Member; and 7 MS. BENNIE SOWERS, Member. 8 ALSO PRESENT: 9 MS . DENISE MOMODU, Associate Planner; 10 MR. SAROSH SABER, Planning Manager; 11 MS . LYDIA TREGANZA, Associate Planner; and 12 MR. DAVE WADEN, Senior Planner. 111 13 14 15 16 17 18 19 20 21 22 23 24 SONNTAG REPORTING SERVICE, LTD . S sonntagreporting. com - 800 .232 . 0265 PETITION IJO. 24=56 -- 10/04/2010 • NATIONAL STREET STATION AREA PLAN 3 1 CHAIRMAN SILJESTRC4: Moving ahead, 2 consideration of Petition 24-10 requesting an 3 amendment to the Elgin Comprehensive Plan and 4 Design Guidelines of the year 2005 to adopt by 5 reference the National Street Station area plan 6 by the City of Elgin, as Applicant. 7 Madam Secretary, do you have evidence of 8 proper notice? 9 MR. WADEN: Yes, we do. 10 CHAIRMAN SILJESTRt4: Mr. Secretary. 11 Mr. Secretary, do you have any notice of • 12 interested parties who may have signed up? 13 MR. WADEN: Yes, we do. 14 CHAIRMAN SILJESTROM: Good. Can you 15 bring that list up here? We' ll use that at the 16 appropriate time. 17 Mr. Secretary, would you give us some 18 background on this petition before you introduce 19 the Petitioners, please. 20 MR. WADEN: Certainly. I 'd just like 21 to give brief background information on how we 22 got to where we're at today with the National 23 Street Station area plan. 24 The City embarked several years ago with • SONNTAG REPORTING SERVICE, LTD. sonntagreporting. com - 800 . 232 . 0265 PETITION NO. 24-10 -- -10104/201-0 NATIONAL STREET STATION AREA PLAN • 4 1 the RTA in trying to obtain a grant for a 2 TOD study at National Street. They're one of 3 several communities along the rail line looking 4 for grant funding for special projects. The City 5 was awarded the grant. The next step was then to 6 meet with City Council to try to obtain 7 20 percent funding of the total 80 -- or the 8 total hundred percent needed for the project. 9 RTA funds the remaining 80 percent. 10 The City Council agreed to the 20 percent 11 funding, which then sent forward the actual plan 12 to move forward for an RFP to be sent out to • 13 consultants and look for a qualified consultant 14 to put this TOD study together. 15 The City of Elgin has obtained several very 16 high-quality proposals from community -- or from 17 developer -- I'm sorry -- from consultants across 18 the country. They selected Land Vision and their 19 subcontractors on this project, and Land Vision 20 has been working diligently over the last 21 14 months with our steering committee, which 22 consists of the Nayor, City Council members; we 23 have Leo Nelson from the chamber, Tonya Hudson 24 from DNA, our City staff, the people sitting at SONNTAG REPORTING SERVICE, LTD . • sonntagreporting. com - 800 .232 . 0265 _ PETITION NO. 24-10 -- 10/04/2010 • NATIONAL STREET STATION AREA PLAN 1 this table currently, as well as -- the most 2 important -- with the city -- or the neighborhood 3 representatives for the districts within the 4 290 acres that' s been allotted for this 5 particular project. 6 With that, over the last 14 months, as 7 stated, the -- Land Vision has presented three -- 8 or has had three opportunities for public 9 hearings or public meetings to introduce what a 10 TOD is and introduce this project to the general 11 public. • 12 The intent was to get as much positive 13 feedback and a vision for what the City wants to 14 see with this project and set up the vision for 15 the plan in the future, and I think Land Vision 16 has put together a very cohesive and a very 17 formal final draft for your review. 18 We've had a couple opportunities in-house 19 and also with our steering committee to review 20 the document, and what you have in front of you 21 tonight is the 20-page executive summary of, I 22 think, approximately 200 pages in total of what 23 the actual plan is. 24 And we have Chuck Hanlon from Land Vision, SONNTAG REPORTING SERVICE, LTD . sonntagreporting. com - 800 . 232 . 0265 PETITION NO. 24-10''=z 10/04/2010 NATIONAL STREET STATION AREA PLAN • 6 1 Deanne Orlik from Land Vision. We have our 2 representatives from TranSystems, from Pace and 3 Metra, and we also have ERA here representing the 4 fiscal impact study portion of this project. 5 So with that, I 'll leave it up to Chuck and 6 Deanne to go through their presentation on the 7 National Street Station area plan. 8 CHAIRMAN SILJESTROM: Mr. Hanlon, we 9 are honored for your presence, sir -- 10 MR. HANLON: Thank you. Is this 11 still -- -- • 12 CHAIRMAN SILJESTROM: and the 13 floor is yours. 14 MR. HANLON: Do I need to state my 15 name and address or -- Charles Hanlon. 116 West 16 Main Street, Suite 208, St. Charles, is our 17 address for our firm. 18 We are very pleased to be here tonight. As 19 Mr. Waden has mentioned, this represents about 20 14 months of efforts on this, culminating in a 21 presentation to the Planning Commission. We look 22 forward to your comments and questions, as well 23 as perhaps additional comments and questions from 24 the audience. I think I recognize, actually, • SONNTAG REPORTING SERVICE, LTD . sonntagreporting. com - 800 .232 . 0265 - - PETITION NO. 24-10 -- 10/04/2010-'r • NATIONAL STREET STATION AREA PLAN 7 1 many folks that are sitting in the audience 2 tonight. 3 We did a -- I 'm also happy to say that, 4 from working on many other development plans like 5 this -- neighborhood plans -- we had great 6 participation from the public, meetings that 7 started last October, just about a year ago. 8 Some of the meetings were in the heat of the 9 summer on some very nice evenings, and we still 10 had a very good crowd. We had -- most of our 11 meetings were actually held at the library 411 12 facilities and had always a good crowd -- 13 actually, the crowd sort of built with more and 14 more people as we want forward, so we're very 15 glad for the public participation. 16 I know that Deanne is going to click pretty 17 quickly for me, so I will try to keep up with her 18 as we try to condense what' s transpired in about 19 14 months into maybe a 15-or-so-minute 20 presentation at this time, but I will say that we 21 can go back, obviously, to any of the slides -- 22 put any of those back up -- to facilitate 23 questions and conversation when we're completed. 24 So beginning -- we broke the area down into 111 SONNTAG REPORTING SERVICE, LTD. sonntagreporting. com - 800 .232 . 0265 PE'PTi'ION NO. 24'-1O'-- 10/04/2010 NATIONAL STREET STATION AREA PLAN • E 1 six subareas to begin the planning work, so we'll 2 go subarea by subarea, starting with Subarea 1 , 3 which centers around Ryerson Park. 4 Breaking that into three areas, we have an 5 area where Central Park is now, and the plan 6 looks at extending Central Park actually all the 7 way to National Street. If you're familiar with 8 the intersection of 31 and National right now in 9 that quadrant, you know that there' s a myriad of 10 small businesses, a lot of different buildings 11 that are in that area. 111 12 Again, to condense this conversation 13 quickly -- and we can go back as necessary -- due 14 to the size of those tracts , due to difficulty in 15 access of those parcels, and through all the 16 different discussions that we had, the plan is 17 calling for the extension of Central Park all the 18 way to the intersection of National, essentially 19 removing those structures that are there now. 20 If you picture coming up 31, the 21 overlook -- and in talking -- or really making a 22 gateway entrance here into the community and 23 further into the downtown and creating a very 24 attractive overlook at this location. SON/PEWREPORTING SERVICE LTD . 111 sonntagreporting. com - 800 .232 . 0265 PETITION NO. 24-10" :10/04/21310 ' • NATIONAL STREET STATION AREA PLAN 9 1 This quadrant of Subarea 1, which in -- 2 Ryerson Park here, as you know, is the triangular 3 park. We have Hendee Street that is right here. 4 We are looking at the fact that Ryerson -- as you 5 may know -- used to be a five-points intersection 6 that was terminated at one point. 7 Right now, though, those two streets, old 8 Ryerson and 31, come very close together. 9 There' s just a strip of concrete that separates 10 those two roads. We're actually looking at 11 extending -- putting greenspace there. You'll 411 12 see in a rendering a better illustration of a 13 plaza. 14 It's sort of an extension of Ryerson Park, 15 but it breaks that sort of asphalt-to-asphalt, 16 almost, connection that we have, makes it much 17 more attractive in that area -- again, you'll see 18 in the rendering. 19 We have an area of existing homes there 20 that we would like to maintain. It' s a 21 combination of single-family homes as well as 22 some converted structures . 23 On the -- between Hendee Street and the 24 railroad tracks, we' re actually looking at • SONNTAG REPORTING SERVICE, LTD. sonntagreporting. corn - 800 . 232 . 0265 . 4-,,.:pL"f3nrTON NO. 24-10 --NATIONAL STREET STATION AREA PLAN 110 10 1 opportunities for redevelopment of new buildings, 2 as well as a potential parking structure that 3 could be located on the east side of Hendee 4 Street between Hendee and the tracks to 5 facilitate the idea of potential parking. As 6 time goes forward, there will need to be 7 increased parking opportunities at this station 8 area. We're looking at locating it in this 9 location. 10 It would be connected vertically -- there's 11 a big grade separation in this location -- • 12 through the possibility of, a stairway and an 13 elevator that could take you down to the track 14 level in the future. You would actually park up 15 here, and through structured parking you could go 16 down and access the platform. 17 So, again, more details will be coming as 18 we go forward. 19 Also, looking at redevelopment right at the 20 corner of 31 and National Street, looking at some 21 of the existing views, this illustrates the 22 topography, Hendee Street on the left. We are 23 actually looking at lining the east aide of 24 Hendee Street with some residential , possibly SON/CMG REPORTING SERVICE LTD • sonntagreporting. com - 800 . 232 . 0265 __ PETITION NO. 24-'1D = " 10/04/2010 • NATIONAL STREET STATION AREA PLAN 11 1 some multifamily row homes so that you have 2 the -- a residential look and aesthetic and 3 adding some units there. And in a sense, those 4 buildings could sit right on top of a multistory 5 deck that takes you down to the track level. 6 We' re not illustrating all of the details 7 of tunnels and elevators that would need to be 8 there to make that all work, but it has 9 something -- we looked at cursory engineering on 10 that, and we believe it can work. 11 The other quadrants, we're looking at -- • 12 what we have right now, going down Walnut Street, 13 is some buildings -- especially on the corner, 14 the gas station and an old gas station that is 15 here, a building on this corner, which is vacant 16 at this time -- but the ability to redevelop 17 these corners. 18 Right now the corners have been kind of 19 blown out, either through the gas stations -- the 20 old one and the new one. We'd like to reinforce 21 those corners by bringing new structures right up 22 to the corner, putting the parking in the rear. 23 But I also want to point out that we are 24 looking at saving -- there are structures here • SONNTAG REPORTING SERVICE, LTD. sonntagreporting. com - 800 .232 . 0265 - -- PETITION NO. 24-10' NATIONAL STREET STATION AREA PLAN 111 12 1 that are -- that have merit to be saved in the 2 plan, so it' s not a complete redevelopment 3 without the sensitivity of analyzing which 4 structures should remain as part of a 5 redevelopment effort. 6 So to put a picture to it, looking toward 7 the south and the east, this is the -- obviously, 8 Ryerson Park. 9 The extension of that park, that greenspace 10 that we talked about -- I didn't mention when we 11 had the plan up that right now Ryerson is a • 12 dead-end, and the plan is calling to 13 turn Ryerson -- to make an L-street out of that, 14 to reconnect it back to Hendee, to extend the 15 street, rather than to have it end as a dead-end 16 right now. 17 Parking for future redevelopment 18 opportunities on this corner, we're looking at 19 taking the redevelopment opportunity with new 20 structures actually lining National Street as you 21 go downhill and around the curve. 22 Certainly, if you've ever walked that area, 23 it is not pedestrian friendly. You're walking 24 right on the edge, really, of the roadway. The 111 SONNTAG REPORTING SERVICE, LTD . sonntagreporting. com - 800 .232 . 0265 -PLnrTION NO. 24-10 -- 10/04/2010 • NATIONAL STREET STATION AREA PLAN 13 1 way the cars move through there, especially in 2 the wintertime, it' s a very treacherous walk to 3 go through there. 4 So it' s really not very friendly for all of 5 the people that live in these adjacent 6 neighborhoods to really get down to the railroad 7 tracks. That' s something that we're trying to 8 change with the ability to -- with, again, our 9 structured parking and physical changes -- to get 10 you actually down to the tracks from these areas 11 rather than to even have to be relying on the • 12 National Street sidewalk. 13 But as the redevelopment would occur, there 14 would be an opportunity to sort of push back from 15 that edge of roadway now, get a planting and a 16 median strip in, get a wider sidewalk, and make 17 National Street much more attractive and more 18 pedestrian friendly. 19 You're seeing here the -- as you're coming 20 down -- the road heading into Elgin, the 21 overlook, and the gateway by extending Central 22 Park all the way into this intersection, new 23 structures planned on the corners. So in a 24 sense, we' re looking at holding three corners, 111 SONNTAG REPORTING SERVICE, LTD . sonntagreporting.com - 800 .232 . 0265 PETITION' NO. 24-10'--"- 10/04/2010 NATIONAL STREET STATION AREA PLAN • 14 1 opening up one corner, and, I think, making a 2 dramatic change to the atmosphere that we have 3 there now. 4 Subarea 2, it' s larger in acreage but it's 5 simpler in the concept of all the detail that we 6 just described from Subarea 1 . 7 This neighborhood is -- predominantly and 8 historically has always been single-family homes. 9 Again, there has been a fair amount of converted 10 structures in that area. 11 What we are calling for in the plan is a • 12 conservation and rehabilitation of what has 13 historically been a single-family neighborhood 14 and to continue efforts towards revitalization of 15 the homes that are there, deconversions of the 16 homes that are there, maintaining the core of 17 this neighborhood and this grid that we have in 18 the neighborhood. 19 The one item that is being recommended to 20 facilitate traffic in this area is a stoplight at 21 Oak Street. Oak Street is also the closing of a 22 standard -- a school crossing. Currently, with 23 the rush of traffic to get to -- possibly all the 24 way to I-90, to get to downtown Elgin, to get to • SONNTAG REPORTING SERVICE, LTD. sonntagreporting. com - 800 . 232 . 0265 -- --- PETITION NO. 24-10 -- 10/04/2010 --- III .-.- • NATIONAL STREET STATION AREA PLAN 1 ) 1 the commuter rail station, we noticed, in talking 2 to the people that live right here -- even with 3 the crossing guard -- it still almost isn' t that 4 safe at that location because there is just the 5 rush of cars on 31. 6 If you've -- certainly, if you've 7 experienced that in the mornings and the 8 afternoons, it can be very difficult, so a 9 stoplight here that would be timed with the 10 stoplight at National could facilitate left-turn 11 movements in and out of that neighborhood, which • 12 are nearly impossible in certain times of the day 13 right now. 14 Subarea 3 is really the strip of land that 15 runs parallel to the river that represents the 16 existing right-of-ways for both the Metra tracks 17 as well as the Union Pacific rail line. 18 I will mention that there' s the 19 possibility -- there has, I believe, been some 20 very early conversations, and we're promoting 21 additional conversations about the ability to 22 consolidate the freight traffic onto the Metra 23 rail and share a rail. If that were able to come 24 to fruition, the upper rail, the rail that's at a 111 SONNTAG REPORTING SERVICE, LTD. sonntagreporting. com - 800 . 232 . 0265 "`P Olr"RO-. 2'4-ID -- 10/04/2010 ,�..,... NATIONAL STREET STATION AREA PLAN • 16 1 higher elevation for the UP, could actually be 2 removed. 3 That would lend additional land that could 4 be redeveloped and make a lot of these solutions 5 that we talked about with the vertical collection 6 for pedestrians down -- from the neighborhood 7 down to the tracks -- accomplished a little bit 8 easier. 9 I 'll answer questions later. There' s some 10 positive reasons for Metra and the UP why that 11 might be a positive to actually share -- you • 12 might be wondering why would they want to share a 13 rail if they have two now. It has to do with 14 their existing bridge structures that go over the 15 Fox River and the ability to share those back and 16 forth, as well, so there are some details there. 17 If you have questions, we'll answer that later, 18 certainly. 19 Subarea 4 is represented -- you may know it 20 by sort of "the Michigan triangle, " as it' s well 21 known in Elgin, covering from Villa Street, 22 Michigan Avenue running through the core of that 23 neighborhood, and the abandoned railway -- and, 24 also, as you're familiar, there' s a pretty severe • SONNTAG REPORTING SERVICE, LTD. sonntagreporting. com - 800 . 232 . 0265 .�. - PETITION NO. 24-10" 1'0- 12010 411 NATIONAL STREET STATION AREA PLAN 17 1 grade change here from the height -- the 2 elevation of this Michigan triangle 3 neighborhood -- actually down to the level where 4 the casino is and the casino parking. There' s a 5 sharp grade change at that location, as well. 6 What we are looking in this one -- and go 7 ahead to the next slide. It shows more detail. 8 Just to focus in a little bit larger -- 9 that's a figure ground of a lot of the existing 10 buildings that are there now. We were looking at 11 ideas for this neighborhood where we could -- as • 12 you may know, on the north side of Villa Street 13 there are very few -- almost zero -- driveways. 14 It's one of the locations that Elgin has an alley 15 system behind, which makes that, as a collector 16 road, work a little bit better. 17 We're putting ideas in the plan to look 18 at -- and this would take a greater study in 19 greater detail than this project facilitates but 20 to really go block by block and analyze -- what 21 the plan is calling for is to go block by block 22 and analyze all of the existing buildings. 23 There has bean, already, some historic home 24 surveys, structure surveys that have been done, 111 SONNTAG REPORTING SERVICE, LTD . sonntagreporting. com - 800 . 232 . 0265 " -- '"'PETITI ON NO. 24-10 -- 10/04/2010 "" NATIONAL STREET STATION AREA PLAN110 18 1 so we do know where the structures have merit to 2 be saved and where there' s other structures that 3 are less contributing that could possibly be 4 removed. 5 But looking at the possibility of modifying 6 the infrastructure in this area, even possibly 7 putting, say, an alley system in behind those 8 homes and the ability to convert to a rear access 9 that could diminish or remove the driveways on 10 Villa Street in that area and would change the 11 function and the aesthetics a great deal on the • 12 south aide of Villa Street that may more or less 13 parallel or mirror what the look on the north 14 side of Villa Street is right now. 15 Looking right at National and Raymond, 16 there are some businesses that are there now, so 17 we ' re trying to create or call for a 18 redevelopment opportunity, not to change the land 19 use but to allow for the opportunity to redevelop 20 these structures themselves within the plan. 21 This neighborhood also calls, again, for 22 looking at a block-by-block, building-by- 23 building, lot-by-lot detail and looking at 24 deconverting some of the multifamily structures 410 SONNTAG REPORTING SERVICE, LTD . sonntagreporting. com - 800 .232 . 0265 PETITION NO-.'-'2430 --- 10/04/2010 • NATIONAL STREET STATION AREA PLAN 79 1 that are really intended to be single-family back 2 toward single-family, as well. 3 Subarea 5, kind of in the heart of the 4 plan, which represents a combination of things. 5 This is Wellington Avenue going through here, 6 National Street, Villa Street, and 7 St. Charles Street is up here. The river is in 8 this location. 9 The Butera shopping center is right here, 10 Times Square shopping center, as well as the 11 River's Landing apartments are behind, a little • 12 bit south of the Butera shopping area. 13 And 3 or 3 1/2 blocks of mixed area of 14 housing all represents what is in Subarea 5, so 15 it' s actually got a fair amount of diversity in 16 terms of the types of land uses that are in this 17 area as we start. 18 Looking at just this quadrant here, we are . 19 looking at, again, reinforcing -- the plan is 20 calling for preservation, rehabilitation of this 21 area back towards -- maintaining it; where it 22 should be single-family, restoring it back to 23 single-family in that area. 24 There' s Elgin Housing Authority multifamily 411 SONNTAG REPORTING SERVICE, LTD. sonntagreporting. com - 800 . 232 . 0265 PETITION NO. 24-Iir" 10'/O4/2OtG' Im►TIONAL STREET STATION AREA PLAN • 20 1 structures that are here. We' re calling for the 2 possibility of retooling those or reconstructing 3 those into something -- the buildings that were 4 put up are not very conducive, from an 5 architectural or even a layout standpoint, with 6 the rest of the neighborhood. It really doesn't 7 fit physically, so we are looking at the 8 possibility -- and the plan talks about maybe 9 reworking those structures or replacing those 10 structures at some point with a new plan and new 11 buildings of a different design that would more • 12 or less meet the standards of the existing 13 historic context of that neighborhood. 14 The plan in the area between Wellington and 15 the river, from National all the way down to 16 Bent Street in this location -- again, primarily 17 what' s interesting about this is there' s only 18 two ownerships, the Butera family as well as the 19 family that owns the apartments that are south of 20 that area. 21 I will mention in this case we have had 22 some discussions with both of those owners, and I 23 believe I 'm safe to say that they have expressed 24 that they feel very positively about the plan 411 SONNTAG REPORTING SERVICE, LTD . sonntagreporting. com - 800 .232 . 0265 PL+TTTTON NO. 24-10 -- 10/04/2010 ' • NATIONAL STREET STATION AREA PLAN 21 1 that has been put together. The devil ' s in the 2 details. There would have to be -- for the 3 ability for redevelopment to occur, Obviously, 4 the numbers and the finances would all have to 5 make sense, but I believe the ownership 6 representation in that area is positive on the 7 plan that we have brought forward. 8 It' s very interesting, looking even beyond 9 the scope -- this is the next subarea, No. 6, but 10 Subarea 5 being up here. 11 What' s incredible to me is, from 111 12 National Street all the way down to the end -- I 13 don't know if you've ever driven lower Wellington 14 until it actually ends, but it ends in a little, 15 skinny dirt road, and you have to do about a 16 10-point turn to get back out of that area. 17 It's a very interesting area in terms of 18 the topography and the river frontage that that 19 neighborhood has, but there is no connection, 20 physical or visual, really -- unless you live 21 right here and you're looking at the river from 22 your backyard -- for the public all the way from 23 National Street to the Route 20 bridge. 24 I could add on to this. I could probably 111 SONNTAG REPORTING SERVICE, LTD . sonntagreporting. com - 800 . 232 . 0265 PETITION NO. 24-10-";'I0/04/2010 NATIONAL STREET STATION AREA PLAN • 22 1 go another mile off the map and there still 2 wouldn' t be a connection. There is no public 3 access from this entirety of this neighborhood to 4 the riverfront or to the riverfront trail for 5 that entire length and then, again, even off the 6 map. That is something that we certainly would 7 like to change within the plan. B There are even some streets within the 9 plan -- there' s physical barriers and gates. 10 From Wellington down to the river is just 11 physically either shut off by physical gates • 12 where there could be a road or shut off by the 13 fact that the design of the shopping center has 14 created, in a sense, a solid wall along 15 Wellington that blocks all access to the river. 16 So what we' re looking at is extending the 17 grid. Bent Street, for exasple, can go through. 18 Lessenden Place, that' s your best chance right 19 now. Physically you can walk to the end of 20 Lessenden and push your way through some shrubs 21 and get on the dirt path and actually make it to 22 the bike path. It is just certainly not inviting 23 at all. 24 So the extension of Lessenden Place, the • SONNTAG REPORTING SERVICE, LTD . sonntagreporting. com - 800 .232 . 0265 .. ". _ .. ----PETITION NO. 24-10 -- SO'/'O4/2010 .,._. • NATIONAL STREET STATION AREA PLAN 23 1 addition of a riverfront roadway through this 2 area, the extension of Bent -- and this is 3 Yarwood Street here; it doesn' t extend through 4 this block but -- the extension of Yarwood 5 Street. The extension of Watch Street and South 6 Grove, which could extend into the property -- 7 again, right now you have a lighted intersection 8 here. 9 You can drive the path of the red line that 10 we're showing the extension of South Grove, but 11 you're just cutting through a parking lot. It's • 12 certainly not an inviting public street through 13 that area. 14 So the existing grid -- the completely 15 walled-off system that is here versus extending 16 the grid down to the river to open up this 17 access -- which I believe opens up the access to 18 a large neighborhood going further to the north 19 and east of the plan than you're even seeing 20 here -- with that is the possibility of a -- 21 what's raised in the plan as a possibility of 22 a pedestrian bridge that can connect these 23 two halves together. 24 What is interesting to know when you sit • SONNTAG REPORTING SERVICE, LTD. sonntagreporting. com - 800 .232 . 0265 ?ETIVION 'PO ':.24-10 -- 10/04/2010 NATIONAL STREET STATION AREA PLAN • 24 1 down and talk to the Buteras, daily there's about 2 10 or 12 cars that park here that are using the 3 train. They just choose to park in this parking 4 lot, and they walk across the street -- the 5 National Street bridge -- to avoid some of the 6 difficulties with the traffic of getting in and 7 out with the access to the National Street 8 Station area. 9 So if a bridge was located in this area -- 10 and the plan is also calling for a structured 11 parking area that could be on part of the Butera • 12 property literally you could park on this aide 13 of the river and walk across the bridge, and your 14 walk to the platform would be shorter than the 15 distance from some of the furthest parking spaces 16 that we have now with this extremely longitudinal 17 parking lot that really spreads things out. 18 So the compare and contrast of these two 19 diagrams in many ways sums up, I think, the 20 essence of a large part of this entire plan. 21 The existing condition is here, National 22 Street, and the arrow -- National Street and this 23 access, which is right down by the tracks , is the 24 only way you can get in by car or by foot or by • SONNTAG REPORTING SERVICE, LTD . sonntagreporting. com - 800 .232 . 0265 PETITION NO.-24-1V0--- 1O /20'10 • NATIONAL STREET STATION AREA PLAN 25 1 bike onto the commuter station platform or into 2 the parking lot. So every trip -- walking, bike, 3 pedestrian -- has to hit National Street, one 4 connection, right here. 5 Obviously, that creates some of the issues 6 that you see, and you hit the peak times of the 7 days when the combination of the traffic or the - 8 trains are letting out or heading in. 9 This diagram, I think, is significantly 10 different by opening up or creating a new grid 11 system on the east bank of the river. The • 12 possibility of adding parking on each bank of the 13 river, as well, means that you could get 14 passengers to the station by parking on the east 15 side, by parking on the west side, back and forth 16 to the station; in this case a pedestrian bridge. 17 Before a pedestrian bridge may come to 18 fruition, you can certainly walk across . 19 National Street. It' s really not that far out of 20 the way. Here again, we do need some 21 infrastructure. We need a structured parking 22 garage with an elevator to sort of connect this 23 neighborhood directly to the platform without 24 having to go to the -- to National Street to use • SONNTAG REPORTING SERVICE, LTD. sonntagreporting. com - 800 .232 . 0265 ..,_ _ •;r< �„PETITION NO. 24-10 -- 10/04'/201.0 .. ;_ ,,; -::w ” NATIONAL STREET STATION AREA PLAN • 26 1 that sidewalk. 2 But if this all comes to fruition, you can 3 access from a lot of different directions, park 4 in this bank, park in this bank, a great amount 5 of parking and access to the train platform 6 without ever having to get onto National Street, 7 so it's a big difference from the existing system 8 that we have in place today. 9 So, again, to put some pictures to that, 10 sort of a step-by-step extending the roadway 11 through, extending this roadway through, as 411 12 well we have to remove a little bit of that 13 shopping center to be able to do that. 14 We are looking at -- I should mention that, 15 in some of the original concept plans, we 16 actually looked at moving the Butera shopping 17 center up to the corner. We thought the Buteras 18 would like that idea, to be sort of front and 19 center on National Street. After they explained 20 that they just spent $2 million on the exterior 21 renovations of the store, we decided that we 22 would leave the store in place. 23 As this would come to fruition, though, you 24 could take the front facade of those buildings 1111 SONNTAG REPORTING SERVICE, LTD . sonntagreporting. com - 800 . 232 . 0265 PETITION- NO:`°' t0 -- 10/04/2010 • NATIONAL STREET STATION AREA PLAN 271 1 that would remain and redo those facades to 2 architecturally mimic the tone of the rest of the 3 redevelopment proposal. 4 So go ahead, Deanne. 5 A public square -- we did an image 6 preference survey at one of the public meetings, 7 and the idea of a public square was one of the 8 highest-rated images, so we wanted to work that 9 into the plan. 10 As you see, future buildings happening on 11 the site. We're talking about going vertical in • 12 this area and actually increasing the intensity 13 of development from right now, as a large surface 14 parking lot, and really what you might call the 15 suburban solution in the downtown for this area, 16 that we would like to urbanise and reintensify 17 this at -- the area and the atmosphere within the 18 plan. 19 The last step is the -- this -- again -- 20 the possibility of a pedestrian bridge. You 21 could see yourself parking here in a structured 22 parking area, walking across the bridge directly 23 to the platform and then the buildings that you 24 saw previously on this side, as well, with • SONNTAG REPORTING SERVICE, LTD . aonntagreporting. com - 800 .232 . 0265 .,._ •:x. s : � - PETITION NO. 24-io -- 101 f2DTV NATIONAL STREET STATION AREA PLAN • 28 1 additional parking here and direct access to the 2 train platform. 3 The last subarea, No. 6, which is 4 predominantly the Wellington Avenue area, what we 5 are proposing is to remove lower Wellington, 6 reconstruct upper Wellington, which right now is ' 7 a very narrow roadway, so that would be 8 reconstructed as a -- right now they operate -- 9 depending on where you're at exactly -- as sort 10 of one-way pairs; once again, lower Wellington 11 ending in a dead-end. • 12 So upper Wellington would be reconstructed. 13 We would talk about the removal of some of the 14 existing homes that are in this area. 15 This is Lessenden Place right here. We're 16 talking about, again, the extension of Lessenden 17 Place into Riverfront Drive and saving some of 18 the homes that are there as well as redeveloping. 19 These are a couple of the homes that are on 20 Lessenden Place right now, so there are 21 definitely homes within this area that merit 22 saving and should be saved, and you can work in 23 new homes with, again, an architectural context 24 to the historic, existing neighborhood. • SONNTAG REPORTING SERVICE, LTD. sonntagreporting.com - 800 .232 . 0265 P'ETIIMM N NO. 24-10 -- 10/04/2010 • NATIONAL STREET STATION AREA PLAN 29 1 So this area will become a park. Upper 2 Wellington would become, in a sense, a 3 single-loaded roadway overlooking a park. This 4 would not be unlike being on 31 and overlooking 5 Central Park. That photograph shows you the same 6 boundary of the area that would be converted back 7 to parklands. 8 And if you could just -- could you back up 9 to that image? 10 I just want to -- and this came up at • 11 several of our meetings with the public. I would 12 like to stress, when illustrating a plan such as 13 that, that the City has no plan on aggressively 14 going after property ownership. What they have 15 done in other areas of the city where plans have 16 been laid -- for example, on the north end, north 17 of the library -- is to acquire properties when 18 and if they become for sale or owners begin to 19 approach the City about the idea of selling 20 properties as opposed to aggressively going after 21 properties that are owned right now in those 22 areas. 23 So it' s a long-term plan, a long-term 111 24 solution, a long-term acquisition process . On SONNTAG REPORTING SERVICE, LTD. sonntagreporting. com - 800 . 232 . 0265 PETITION NO. 24-10.'"-2:01174/2010 NATIONAL STREET STATION AREA PLAN 30 1 the north end it has taken 20 years to acquire 2 those parcels to prepare for a redevelopment that 3 is contemplated at this time. 4 What upper Wellington looks like now -- 5 again, it's one of the most -- in my opinion -- 6 one of the moat unique areas of Elgin in terms of 7 the existing setting and the topography that is B there now, but upper Wellington can have this 9 commanding view looking over that river in the 10 plan that we are contemplating at this time. 11 So finally the plan comes together. This • 12 is the actual plan, which is represented by four 13 basic land-use strategies, redevelopment, 14 conservation -- "redevelopment" means that the 15 areas that would be predominantly redeveloped 16 with the caveat that structures that have merit 17 should be saved even under redevelopment 18 opportunity. "Conservation redevelopment" is 19 kind of the opposite. That means that 20 predominantly that area is going to be conserved 21 and rehabilitated; however, there may be some 22 structures that can and should be replaced even 23 within those areas. 24 "Strategic redevelopment" are those areas • SONNTAG REPORTING SERVICE, LTD. sonntagreporting. com - 800 . 232 . 0265 .-":`"-"--- -,PETITION NO. 24-10 -- 10/04/2010' 411 NATIONAL STREET STATION AREA PLAN 31 1 like the Michigan triangle and a few other 2 locations that require very detailed, almost 3 lot-by-lot, building-by-building additional 4 survey and design work to really make the proper 5 decisions on how to bring those neighborhoods 6 forward. 7 And the last category being either existing 8 or proposed open space. 9 So just to summarize the various 10 redevelopment, which is either mixed-use zoning, 11 single-family or multifamily, is represented in • 12 the black outlines; the conservation and 13 rehabilitation areas -- I didn' t really mention 14 that, but the balance of that Wellington 15 neighborhood would be conserved and 16 rehabilitated, as well; strategic redevelopment, 17 those areas that require additional study to make 18 final decisions; and, again, existing and 19 proposed open space within the plans. 20 A plan is actually adding open space to 21 what is there now. We believe in, strategically, 22 the right locations to make this entire 23 neighborhood more positive going forward. 24 Again, kind of a final rendering stepping • SONNTAG REPORTING SERVICE, LTD. sonntagreporting. com - 800 .232 . 0265 PETITION NOc 24-10 -- 10/04/2010 MATIONAL STREET STATION AREA PLAN • 32 1 back. 2 And if Chris is still with us, Chris would 3 like to make a few comments, and then we'll open 4 it up to your questions. 5 MR. BREWER: Thank you. My name is 6 Chris Brewer; office, downtown Chicago, 303 East 7 Wacker Drive. We were included on the team to 8 provide a market and economic framework to the 9 process. 10 Obviously, it goes without saying it would 11 be very difficult to be visionary in the current -- • 12 state of affairsobviously, the recession has 13 screwed a great many things up, and that was 14 really just 2008 . 15 So, really, as we start thinking forward, 16 our experience really speaks to a lot of 17 underlying trends, which really speak to why 18 National Street matters a lot and why this plan 19 is so important. 20 Number one, we have our boomers. A great 21 many of them actually missed out on the great 22 housing boom. They still would love to retire, 23 and they still would love to think about that 24 next housing option, but for many of them, that • SONNTAG REPORTING SERVICE, LTD. sonntagreporting. com - 800 . 232 . 0265 PETITION NO. 24-113 "--"= .10713412010- 111 4-I'0 -= .1O 4/2D'1O"• NATIONAL STREET STATION AREA PLAN 33 1 housing option has to be a little bit different. 2 Number two, fuel prices. Many of us have 3 probably already forgotten a little bit about 4 those fuel price spikes in 2006 and 2007, but the 5 fact of the matter is a great many people have 6 started thinking differently about where that 7 next house is going to be, assuming they can B sell. 9 But, again, within a few years we' re going 10 to expect to see more people that are going to be 11 much more interested in a housing option that • 12 gives them access to transit. 13 So fundamentally our experience also shows 14 why areas like National Street are difficult to 15 deal with from a revitalization standpoint. 16 Mixed use is difficult; it' s not well understood. 17 Lenders have a hard time with it. 18 Obviously, our perceptions of risk, 19 entitlement review -- review processes are 20 time-consuming. Again, the public has concerns 21 about infill. These are all the things that we 22 have to deal with in a plan. That's the reason 23 why this plan is so important and why we have 24 very specific expectations for what to get out • SONNTAG REPORTING SERVICE LTD . sonntagreporting. com - 800 .232 . 0265 'PETITION NO. 24-10 -- 10/04/2010' . NATIONAL STREET STATION AREA PLAN • 34 1 of it. 2 Number one, speaking as a numbers person, 3 getting public consensus about what the plan 4 components are. 5 Density, land use, zoning, making strategic 6 decisions about limited public dollars -- where 7 are we going to spend that money? What kind of 8 investments are we going to make? What kind of 9 infrastructure are we going to improve? 10 So you've got all of these things -- again, 11 a strategic plan for land acquisition for the • 12 future. These are the kind of things that we 13 want to put into a plan to lay the basis for the 14 future, and we do expect that to happen. 15 Granted, most of our developers are a little shy 16 right now, but eventually, within a couple years, 17 there are going to be projects, and we want to 18 have a plan that controls and influences how that 19 process happens. 20 MR. HANLON: Final comment, 21 certainly, would be that this plan, if -- and, 22 hopefully, it would be adopted by the City -- 23 certainly lays the foundation and the framework 24 for public policy, illustrating a greater detail 411 SONNTAG REPORTING SERVICE, LTD . sonntagreporting. com - 800 .232 . 0265 PETITION NO. 2( I'0--'- 10/04/2010 • NATIONAL STREET STATION AREA PLAN 35 1 for the National Street Station area as 2 expressed. 3 Being necessary to consider any portion of 4 the plan in greater detail, to be able to reflect 5 back on this as a public policy document is 6 really the intention of why it' s here before you 7 tonight. 8 So with that, we would certainly like to 9 answer your questions. 10 CHAIRMAN SILJESTROM: I would be 11 remiss, Mr. Hanlon, if I did not say, "Well done. " • 12 I 'm going to ask of both yourself and -- 13 Mr. Brewer, is it? -- to remain up here for 14 questions from members of the Cession, and 15 then we have -- I have a list of people who have 16 indicated they want to comment, and they may also 17 have some questions for you. 18 So, please, let' s start off with 19 Ma. Morales. 20 What questions do you have for these 21 two gentlemen? 22 ICER MORALES: None at this time. 23 CHAIRMAN SILJESTROM: Okay. 24 Ms. Moeller? • SONNTAG REPORTING SERVICE, LTD . sonntagreporting. com - 800 .232 . 0265 PETITION NO. 24-10`'-- 10/04/20I0 -" NATIONAL STREET STATION AREA PLAN • 36 1 MEMBER MOELLER: I have a -- just a 2 couple. 3 Can you kind of -- I know you addressed the 4 fact that this was a 14-month process and you had 5 residents from the area involved. 6 Can you kind of go over how residents were 7 involved in the process, how many public meetings 8 you had, and how this plan was received during 9 those public meetings? 10 MR. HANLON: Sure. 11 To recap, we started out actually at one of 12 the first meetings with an image preference • 13 survey where we showed images of various types 14 and they were rated. 15 We also, at one of the early meetings, laid 16 out maps of just the existing conditions, sort of 17 an aerial photograph, discussed some of the 18 points of the different areas, and the residents 19 that were there took their markers and wrote down 20 concerns, questions, issues, comments throughout 21 the study area, and then we got into kind of a 22 dialogue and a conversation where the residents 23 were able to, sort of table by table -- we asked 24 each table to get up and talk about some of their SONNTAG REPORTING SERVICE, LTD. sonntagreporting. com - 800 .232 . 0265 ` 'PETITTO. 24-10 -- 10/04/2010 • NATIONAL STREET STATION AREA PLAN 37 1 comments, and so we did that as a group. 2 We brought forward a first draft of a 3 concept plan that actually had a couple of 4 different alternatives built into it, and I would 5 say that, from the standpoint that we did receive 6 comments back to understand which of the 7 alternatives made sense to bring forward in the 8 final plan, we believe there were some good 9 issues raised which did shape the plan in the 10 process through the input that we did receive. 11 I did make a comment about the acquisition • 12 issue because there definitely were questions and 13 concerns, both from residents as well as same 14 business owners, about seeing a plan like this 15 and, you know, coming to a conclusion -- which I 16 think is fair until it' s discussed -- to say, 17 "Well, it looks like the City's coming after my 18 property. " 19 I hope we did the right job in 20 explaining -- and I don' t know if the Mayor is ' 21 here tonight, but he was at a couple of those 22 meetings, and I think he really stepped forward 23 and explained the situation with the City in 24 terms of, again, not aggressively going after • SONNTAG REPORTING SERVICE, LTD. sonntagreporting. com - 800 .232 . 0265 PETITION NO 24—i0-'s.:'3O" 2010 NATIONAL STREET STATION AREA PLAN • 38 1 those properties and took -- if I can quote the 2 Mayor -- I hope that' s okay without him being 3 here tonight -- as he would say this, "The City, 4 without a plan, really is not going to make any 5 decisions about the rehabilitation of these 6 neighborhoods without some plan in place first. " 7 The residents are here and I 'm sure they'll 8 speak shortly. I don't know that I can -- I 9 don't think it's fair to tell you that there' s a 10 hundred percent consensus on every aspect or 11 detail of the plan. • 12 But I will say that, as we went through 13 those public discussions, as far as I 'm 14 concerned, the plan was improved by the public 15 discussions that we had, and I believe we were 16 able to address many of the concerns that the 17 residents had -- maybe not a hundred percent and 18 I don't know that you could ever have a hundred 19 percent consensus on a plan -- but I believe the 20 input was definitely valuable in this process, 21 and I believe we addressed a lot of the comments. 22 MEMBER MOELLER: One other question: 23 What's the sense of the number of units that 24 would be added for multifamily in the mixed-use • SONNTAG REPORTING SERVICE, LTD . sonntagreporting. com - 800 .232 . 0265 "="1"'7 - 'PETITION NO. 24-10 -- 10/04/21:(10 ,�.. NATIONAL STREET STATION AREA PLAN 39 1 portion where the Hutera is right now? The 2 number of new multifamily or, hence, attached 3 housing that' s shown on the plan. 4 MR. HANLON: We didn't really try to 5 add that up. And I didn' t -- even when the 6 rendering was up, I didn't focus a great deal -- 7 and maybe you caught it in the rendering but -- 8 the existing River' s Landing apartments were 9 removed and replaced also by a new structure. 10 So we didn' t attempt to come up with a unit 11 count, but the idea was, again, to get a greater 111 12 intensity out of those properties by -- again, 13 we've got a surface lot and a one-story . 14 homogenous building -- you know, a hundred 15 percent retail -- that is there now, so we're 16 talking about -- you know, it' s more like the 17 rest of the central business district to allow 18 for mixed-use opportunities, the mix of 19 residential, retail, and entertainment together, 20 going vertical, looking at structured parking 21 solutions, and looking at the -- even the remake 22 of the River' s Landing apartments. 23 Certainly, the idea is to increase the 24 residential that is there now. Even from a • SONNTAG REPORTING SERVICE, LTD . sonntagreporting. com - 800 .232 . 0265 PETITION NO. 24'I0 10/04/2010 NATIONAL STREET STATION AREA PLAN • 90 1 financial standpoint, you'd have to increase the 2 density to even make it pencil out to begin to 3 think about going forward. 4 MEMBER MOELLER: Sure. 5 MR. HANLON: But with the better 6 access to the rail station, the idea of putting 7 more residential here where they can take 8 advantage of that was another underlying factor. 9 MEMBER )lOELLER: Are those 10 contemplated -- and I don' t know if it would 11 drill down as much in this kind of conceptual 111 12 plan but -- - to be rental, more preserving some 13 of the rental or -- I know that, due to the 14 recession, some of the trends that are -- housing 15 trends that are emerging is fewer owner-occupied 16 and more rental. 17 And from a financial standpoint, does 18 that -- is that -- is there a better market for 19 those kinds of developments versus owner- 20 occupied? 21 MR. HANLON: I'll let Chris tag on, 22 but in terms of the plan itself, it does not 23 specify between ownership and rental. I believe 24 there certainly could be a certain mix there, but • SONNTAG REPORTING SERVICE, LTD. sonntagreporting. com - 800 .232 . 0265 PETITION NO. 24-10 =,' 10/-Cr4/2CrIO'-' • NATIONAL STREET STATION AREA PLAN 41 1 we're not calling out either/or. 2 But I 'll let Chris add on to the financial 3 part. 4 MR. BREWER: I think the only comment 5 I would make is, if there was a need to move 6 forward in the short term, we would expect a 7 project to be more rental in focus. I think -- 8 getting beyond the next few years, I would expect 9 to see more of a mix in different kind of units, 10 rental and owner-occupied. 11 MEMBER MOELLER: Those are my 111 12 questions. Thank you. 13 CHAIRMAN SILJESTROM: Ms. Awe? 14 MEMBER AWE: No questions at 15 this time. 16 CHAIRMAN SILJESTROM: Ma. Sowers? 17 MEMBER SOWERS: My first question is 18 to staff. 19 When was this proposed plan advertised to 20 the citizens of the city? 21 MR. SABER: It was done at the first 22 instance of the first public meeting, which was 23 earlier this year, I believe. 24 MS. ORLIK: October 6th. 411 SONNTAG REPORTING SERVICE, LTD . sonntagreporting. com - 800 . 232 . 0265 . "-`"y i-rrrON'NO. 24-10 -- 10/04/2010 NATIONAL STREET STATION AREA PLAN 111 42 1 MR. SABER: I 'm sorry, late last 2 year. October 6th of last year. Excuse me. 3 And prior to that we were in the process of 4 hiring the consultant and going through the early 5 stages of evaluating the structures and the 6 conditions within the area before we were ready 7 to invite public comment. 8 Once the initial data-gathering was done 9 and the consultant had a report put together, 10 then we were at the stage ready to go before the 11 public to show them a brief concept as well as 111 12 obtain their input on where to go next with these 13 recommendations, so it was October of last year. 14 MEMBER SOWERS: In light of the 15 economic downturn, would it be a good idea maybe 16 to revisit that and open it up for publication to 17 the citizens again, now that you're moving 18 forward? 19 MR. SANER: We did have a more recent 20 public input meeting, as well, a few months ago, 21 so the public was given more than one opportunity 22 to attend these meetings and look at these 23 recommendations. 24 In addition to that, for the purposes of • SONNTAG REPORTING SERVICE, LTD . sonntagreporting. com - 800 . 232 . 0265 PETITION NO -271-== ';'-1'2'-'113104/2010 • NATIONAL STREET STATION AREA PLAN 43 1 this public hearing, we did place public notices 2 in the local newspapers and in the -- and send 3 out notices to all the neighborhood groups, 4 including the neighborhood groups in which this 5 area is located, announcing this evening' s public 6 hearing and offering the residents, as well as 7 neighborhood associations, the opportunity to 8 comment on this evening' s plan. 9 A copy of the plan was made available at 10 City Hall and online for those who have computers 11 and Internet access to look at the complete plan • 12 and all its components. 13 MEMBER SOWERS: Okay. Thank you. 14 CHAIRMAN SILJESTROM: Mr. Barry? 15 MEMBER BARRY: Obviously, a lot of 16 property needs to be acquired and eventually 17 razed. You said the City is not going to 18 aggressively pursue the acquisition of these 19 properties, so I take it by that that they're not 20 going to be using the power of eminent domain. 21 Is that correct? 22 Question. 23 MR. HANLON: As a consultant, I 'm not 24 sure how far I go in talking for the City, but I • SONNTAG REPORTING SERVICE LTD . sonntagreporting. com - 800 .232 . 0265 .,... "PETITION NO. 24-10 -- 10/04/2010- ,�� _ -..:.:.� ., _ _ NATIONAL STREET STATION AREA PLAN • 44 1 will say that that word certainly came up at the 2 hearings, and it was expressed that eminent 3 domain historically hasn't been something that 4 the City has utilized for that purpose. 5 If I could throw something else out in 6 connection with the property acquisition that I 7 failed to say during the presentation, the -- for 8 example, on Wellington, that greenspace down the 9 middle of Wellington is owned by the railroad -- 10 it' s an old right-of-way -- as well as -- the 11 possibility of consolidating right-of-ways and 12 obtaining some railway ownership on the west bank • 13 of the river, as well. 14 Some of those properties are something that 15 the City can actually have dialogue and work 16 towards. From my understanding, the City a 17 couple of times has made some very small 18 purchases of that existing UP right-of-way that 19 goes through the Wellington area. They bought a 20 parcel to facilitate the location of the -- or 21 the restoration of the old station that is there 22 right at National Street, for example. 23 And from my understanding from staff, after 24 they did the last small acquisition, I believe SONNTAG REPORTING SERVICE, LTD . • sonntagreporting. com - 800 .232 . 0265 " ETTTTON NO:._-'24-10 -- 10/04/2010 • NATIONAL STREET STATION AREA PLAN 45 1 the railway said, you know, "That's the last time 2 we'll sell a piece. Next time we need to talk 3 about the whole, the whole thing, " which is 4 ultimately what the City should acquire to 5 facilitate -- one of the first steps to actually 6 begin to facilitate this plan. 7 So to answer your question about the 8 economic downturn, we don' t consider that as 9 anything that -- it all undermines the plan. 10 It' s a setback but -- 11 MEMBER BARRY: I didn' t ask a 111 12 question about economic downturn. I asked 13 about -- 14 MR. HANLON: No. That's fine. It' s 15 connected with the acquisition that the City can 16 work on now. 17 MEMBER BARRY: So they're going to 18 wait until these properties come up for sale 19 during the natural progression of things and buy 20 these piecemeal and then eventually assemble them? 21 Is that what's going to happen? 22 MR. HANLON: I think it' s said -- 23 just like on the north side, the City needs a 24 plan first that becomes a public policy document • SONNTAG REPORTING SERVICE, LTD. sonntagreporting. com - 800 . 232 . 0265 PETITION NO. 2411-1.0- 0t04/2010 " O1D1I/2'01'0 NATIONAL STREET STATION AREA PLAN • 46 1 and direction from which -- first of all, the 2 City has to have the funds at any given time a 3 property may become for sale to even consider 4 purchasing the property, of course. 5 But with a plan they certainly know where 6 those acquisitions can begin to add up into 7 something that they can begin to execute as part 8 of the plan. For example, part of the open space 9 or some other area of redevelopment. 10 Again, just like on the north aide, by 11 example, north of the library, that neighborhood • 12 has been in the works. It' s about a 20-year, 13 slow acquisition process. 14 As far as I understand, there' s a few 15 remaining parcels, but most of it has been 16 required to lay the groundwork for a 17 redevelopment opportunity. 18 Same thing could happen here. It could be 19 20 to 25 years of assembly and acquisition over a 20 long period of time to lay that groundwork. The 21 real groundwork starts by having a plan to fall 22 back on. 23 MEMBKR BARRY: I guess that was my 24 next question, was, if you' re going to acquire • SONNTAG REPORTING SERVICE, LTD. sonntagreporting. com - 800 .232 . 0265 -s.>.,�.TPETITION NO. 24-10 -- 10/04/2010r • NATIONAL STREET STATION AREA PLAN 47 1 them piecemeal -- buy, hold, wait for the next 2 one to came up for sale, buy that one -- it could 3 take 20, 30, 40 years for this to happen. 4 MR. HANLON: It could take a very 5 long time. The idea is starting somewhere. 6 CHAIRMAN SILJESTROM: Further 7 questions, Mr. Barry? B MEMBER BARRY: No more. 9 CHAIRMAN SILJESTR 4: Okay. 10 Thank you. 11 Mr. Hanlon and Mr. Brewer, would you • 12 gentlemen please remain up here. It' s now the 13 part of the process where the audience can 14 comment, and I have before me a list of people 15 who have signed in. 16 And I will go name by name, and you may 17 express your comments . If you have a question 18 for Mr. Hanlon or Mr. Brewer or City staff, they 19 will be able to answer your questions. 20 The first one is Mr. Rizzo. 21 MR. RIZZO: First thing I 'd like to 22 do is compliment Land Vision and the City' s 23 listening to the residents and taking to heart 24 what we're involved with. • SONNTAG REPORTING SERVICE, LTD. sonntagreporting. com - 800 .232 . 0265 PETIT:D N NO. 2' '"t0"`- 10/04/2010 NATIONAL STREET STATION AREA PLAN 1111 48 1 my biggest concern -- I live at 2 325 Ryerson -- okay? -- right behind the park. 3 With this proposal, this cut-through from Hendee, 4 from Ryerson over to Hendee, it's going to be 5 very difficult, I think, to accomplish. 6 Number one, with the park here, we have a 7 lot of children playing in the park, and that 8 additional traffic is a hazard to the children. 9 Right now there are vehicles that, instead 10 of waiting for the light up here at National 11 Street, they'll turn on Washburn, race up Ryerson 12 until they realize it' s a dead-end, and then they • 13 race back down so that's not safe. 14 Also, trying to get out from Hendee onto 15 National Street is difficult right now, and at 16 times it' s almost impossible to make a left-hand 17 turn if you're going westbound off Walnut onto 18 Hendee. 19 I just -- I would prefer that -- to 20 maintain -- not have this cut-through at all. It 21 will be safer for the citizens, safer for the 22 kids, and I think it will be make traffic safer 23 on Walnut, as well. 24 Thank you. SONNTAG REPORTING SERVICE, LTD. • sonntagreporting. com - 800 . 232 . 0265 'PETITION NO. 24-10-=--10,04/201Z-- NATIONAL 4-10 =-, .1Of O'*/2O10` �' , • NATIONAL STREET STATION AREA PLAN 49 1 CHAIRMAN SILJESTROM: Thank you, 2 Mr. Rizzo. 3 Next person is Miss Mendoza. 4 Is she here? 5 MS. MENDOZA: Yes. 6 CHAIRMAN SILJESTROM: Diane Mendoza. 7 MS. MENDOZA: I 'm not sure what I 8 want to ask now. A lot of things have been 9 answered. 10 We' re on Hendee. 11 CHAIRMAN SILJESTROM: We are here to • 12 listen to your comments and your thoughts . 13 MS. MENDOZA: We're on Hendee Street. 14 Any of these areas that are pink or the 15 R-MU are scheduled for redevelopment and then 16 become mixed use; am I correct? 17 MR. HANLON: Yes. That's -- 18 MS . MENDOZA: For the most part, any 19 dwelling inside that area is going to be 20 demolished or torn down to make -- for a ' 21 mixed-use area? 22 MR. HANLON: Probably not a hundred 23 percent but generally, yes. 24 MS. MENDOZA: Generally. Okay. That • SONNTAG REPORTING SERVICE , LTD. sonntagreporting. com - 800 . 232 . 0265 m ` --mmnrmaa NO. 24-10 -- 10/04/2010 NATIONAL STREET STATION AREA PLAN • 50 1 was kind of my question. 2 I think it' s a good plan altogether. It's 3 an area that needs a lot of help. It' s really 4 run down. It looks very bad now coming into the 5 city so -- I think it' s a good plan. 6 MR. HANLON: Thank you. 7 CHAIRMAN SILJESTROM: Thank you, 8 Miss Mendoza. 9 Next person is Mr. Stepnowski. 10 MR. STEPNOWSKI : Thank you, 11 Commissioners. 12 Certainly, the plan has many things to • 13 commend it. There' s many great elements but I 'm 14 going to confine my comments to just two parts . 15 One, I 'd like to echo the sentiment of 16 Mr. Rizzo about Ryerson Park. It' s a park my 17 children used, and I still go there two or 18 three times a week. And to make a major 19 thoroughfare out of the Ryerson Park area I think 20 is a big mistake because there are -- especially 21 during rush hour or the early evening, when the 22 trains get -- start coming in from 6:00 to 7:00, 23 it' s a prime time for people to be outside, but 24 rush hour is at its peak then. If you put a SONNTAG REPORTING SERVICE, LTD. • sonntagreporting. com - 800 .232 . 0265 rV ° PETITION NO. 24=10 " "L'—10,04/2010 111 NATIONAL STREET STATION AREA PLAN 51 1 parking garage at the top there, they're going to 2 be racing by Ryerson Park. 3 My second comment has to do with the 4 entrance between National Street and the exit to 5 the parking lot for the Metra train station. 6 Now, it' s nice to have a 20-year plan, but 7 the problem is that it' s a death trap now. The 8 near collisions every day, every hour are just 9 incredible. 10 The problem is you've got the very steep 11 grade going down National Street. There' s no • 12 grooved pavement, and drivers, as they pick up 13 momentum, to avoid the crosswalk they have to 14 turn left to get onto the bridge. 15 That's a serious problem and I 'm just 16 disappointed that there haven't bean any 17 solutions either in this plan 20 years from now 18 or within the first few years. 19 And I realize time -- time really works 20 slowly. For example, when the National Street 21 Station was first opened, someone ran down the 22 pedestrian crossing sign within one week. It 23 took four years for that sign to be replaced. 24 There' s other stop signs and other signage 111 SONNTAG REPORTING SERVICE, LTD . sonntagreporting. com - 800 .232 . 0265 NO. 24-10 -- 10/04/2010 NATIONAL STREET STATION AREA PLAN • 52 1 that have been knocked down by cars careening 2 down that street slope, and it' s just taken too 3 long for that to be repaired. 4 So if anything, I would like to see the 5 plan improved by having some solution to the 6 downward slope and having the entrance to the 7 train station at that point. And hopefully 8 not -- within 20 years. 9 Thank you. 10 CHAIRMAN SILJESTB 4: Thank you, 11 Mr. Stepnowski. 12 Before I call the next person, I want to • 13 say that this is a very important part of the 14 democratic process, to hear the comments of 15 people who actually live in an area like this. 16 It' s critical for us and we value and we treasure 17 your comments. 18 Next person is Jennifer Green. 19 MS. GREEN: Thank you. 20 I live on Hendee Street. I live in 21 Subarea 2. I live right here. 22 And I 'm out on the street every day, and I 23 especially appreciate the wildlife. It -- this 24 green area, which looks like brush, is teeming • SONNTAG REPORTING SERVICE, LTD. sonntagreporting. com - 800 .232 . 0265 PETITION- NO. :=24=10 -- 10/04/2010 "._. • NATIONAL STREET STATION AREA PLAN 53 1 with wildlife. It' s teeming with rare species. 2 It' s a migratory corridor for many migrating 3 birds. They're birds you don't see in the other 4 neighborhoods in town, but we see them along the 5 river. There are large mammals that are wild, 6 small. There' s different kinds of amphibians. 7 I would like the assurance -- I would like 8 their well-being to be taken into consideration, 9 and I would like some assurance that this 10 wildness -- this wildness, which is really a 11 treasure of Elgin -- we still have areas in Elgin 12 that are wild, that support wildlife. It' s 13 incredible with our urban existence. 14 If you're there daily, you see it and you 15 appreciate it. It will be a great loss to us 16 unless a good amount of this green area is not 17 just open space but is allowed to have underbrush 18 and cover and to look -- to look wild, though 19 animals are important, too; it' s part of our 20 richness. 21 CHAIRMAN SILJESTRCM: Thank you, 22 Miss Green. 23 Next person is Mr. Villalobos. 24 MR. JOE VILLALOBOS: Thank you, 111 SONNTAG REPORTING SERVICE LTD . aonntagreporting. com - 800 .232 . 0265 . .... .�. ,......:- -..•, PETITION NO. 24-10 -- 1'O/00201'Q"`.... NATIONAL STREET STATION AREA PLAN • 54 1 gentlemen, for that presentation. I thought it 2 was a very nice presentation, by the way. 3 I think it takes into consideration a lot 4 of good improvements that are going to bring some 5 growth and jobs and welfare to the City of Elgin. 6 We live in Zone 4 -- well, we actually 7 rant -- own a building in Zone 4, and we look out 8 for the families in that building. We make sure 9 that that area is crime-free, and we complain 10 when necessary to make sure that that is a 11 standard for our neighborhood. So well done, • 12 gentlemen. 13 I had no idea that we had wildlife in the 14 area the young lady here pointed out. That' s a 15 beautiful thing so, if there's anything we can do 16 to preserve that, that would be great. 17 I can't say where the building is, but it's 18 on Michigan Street, and one of the concerns that , 19 we continue to have on Michigan Street is we want 20 to see the elimination and a sustained crime-free 21 zone. And I think the City of Elgin has done 22 some good things to help in that effort, but I 23 think we still have a long way to go. 24 And what I -- what we'd like to see -- what 411 SONNTAG REPORTING SERVICE, LTD. sonntagreporting. com - 800 .232 . 0265 --minnrONu NO. 24-10 -- 10/04/2010 • NATIONAL STREET STATION AREA PLAN 55 3. our -- what the residents of my building would 2 like to see is, for buildings that are no longer 3 in occupancy, we'd like the City of Elgin to 4 please buy it or demolish it. 5 Yeah. It' s a real eyesore. We have two 6 such buildings in that area. So if you could 7 take that into consideration, gentlemen, 8 217 Michigan Street, please, see what you can do 9 to build a bridge over it or an alley through it. 10 It' s been a real problem for years so -- any 11 ideas you can bring to the table on that area. • 12 And across the street from there, as 13 Michigan Street slopes down into the old railroad 14 yard track, there' s an opportunity there to 15 remove that, too, so I would welcome any ideas to 16 rid that area of crime and maintain it that way 17 for a long time. 18 So thank you. 19 CHAIRMAN SILJESTR( : Thank you, 20 Mr. Villalobos. 21 Next person is Judy Robnett. 22 MS. ROBNETT: Okay. I 've been a 23 lifelong Elgin resident, and I 've lived in the 24 SHAN neighborhood for over 20 years, and when I • SONNTAG REPORTING SERVICE LTD. sonntagreporting. com - 800 . 232 . 0265 PETITION NO. y2'4-1•11"`=y= '- 0/04/2010 NATIONAL STREET STATION AREA PLAN • 56 1 go into Chicago, I use the National Street 2 Station. 3 And . . . so I did not go to any of the 4 previous public meetings. I always seemed to 5 find out about them afterwards, and so I 'm glad 6 to take the time -- that I have the opportunity 7 to say something now, and I hope that you'll take 8 my comments into consideration. 9 I did, on their Web site, put comments in, 10 what I thought, and I don' t see any of my 11 concerns reflected in this draft, so I do want to • 12 bring them up now. 13 I think that valley -- the Fox River 14 Valley -- is an area of scenic beauty, natural 15 scenic beauty, and that should not be minimized. 16 That' s an asset. Not every area in every city 17 has something like that and to -- since it' s a 18 natural feature, I think you should emphasize the 19 nature aspect, and I agree with that lady there 20 in everything she says, and I think that that 21 area along the Fox River should be a greenbelt 22 like they -- my daughter lives in Austin, Texas, 23 and they have greenbelts along their waterways 24 down there. • SONNTAG REPORTING SERVICE, LTD. sonntagreporting. com - 800 .232 . 0265 ' PETITION NO. 24-10 -- 10/042010 _ • NATIONAL STREET STATION AREA PLAN 57 1 And we' re already -- we have something like 2 that going. The place that used to be the old 3 lumberyard on Kimball Street and State is now a 4 green, passive park. The foundry is gone. 5 That' s a green, passive park. Central Park is a 6 green, passive park, and I think that bluff 7 between National Street and Route 20 could be a 8 green, passive park. 9 I don' t think the bluff on the east side of 10 Hendee should have anything built on it. I don't 11 think town houses should be built on it; I don't • 12 think parking decks should be built on it. It 13 should be natural. 14 And you could have a bike path or a nature 15 path going between Grolich Park and Central Park, 16 and you could have benches with scenic overlooks 17 and really make it a very visually attractive 18 area. 19 This is an opportunity. If you build on 20 it, the opportunity is gone. And there' s nothing 21 on the east bank of Hendee now. You don't need 22 to add something. 23 And for parking, how about moving the 24 holding yards for Metra and put the parking along • SON/MAG REPORTING SERVICE, LTD. sonntagreporting. com - 800 .232 . 0265 'PETITION-NO.. 24-10 -- 10/04/2010 NATIONAL STREET STATION AREA PLAN • 58 1 the river? You don't need to put it on top of 2 the bluff. 3 And, also, along National Street, I would 4 move those businesses -- I mean, it' s fine to 5 extend Central Park, but I would move those 6 businesses on National Street, have a setback so 7 you have like a green boulevard effect on both 8 sides of National Street as you're going up and 9 down the hill. That would really make it more 10 visually attractive. 11 I don' t know if you've been to St. Charles. 12 There is a parking -- a very large parking deck • 13 downtown next to the Fox River -- it really hems 14 in the river, and it does nothing for visual 15 appeal for the Fox River down in St. Charles. 16 Okay. And another -- the old Stout funeral 17 home site on State Street could be used for 18 parking. It's an abandoned building now that 19 could be used for parking. 20 The other thing I think that was not 21 mentioned was crime in the area. There' s a lot 22 of crime in the area, and something needs to be 23 done about it, and I don't see -- in this plan 24 there was no mention of how -- what aspects could SONNTAG REPORTING SERVICE, LTD . sonntagreporting. com - 800 .232 . 0265 PETITION NO. 24-1D -=—IOj0V'2010• • NATIONAL STREET STATION AREA PLAN 59 1 be done to reduce crime. I 'm sure the police 2 have some ideas. There was -- I don' t think 3 anybody ever asked them what could help reduce 4 crime there. 5 I know that intersection of National and 6 State Street' s bad; you know, there will be 7 drug-dealing and even same people soliciting for 8 prostitution. You don' t need that. If you're 9 going to make that a transit village, that's not 10 going to be attractive to people. You have to 11 get a control of crime, and you have to have a 111 12 plan on how to do that. 13 And this other gentleman on Michigan Street, 14 he also has concerns with crime, and, you know, 15 that needs to be addressed. You know, a lot of 16 times planners don't even -- they don' t even seem 17 to . . . they act like they're not aware that 18 that's an issue. And so I would like to be -- 19 see something about that. 20 And I certainly -- I think Elgin has enough 21 low-income housing in that area and we don't need 22 to add any more. 23 I mean, if you're redoing something that' s 24 already there, fine. But you don' t need to be 111 SONNTAG REPORTING SERVICE, LTD. sonntagreporting. com - 800 .232 . 0265 - - ""-'PER"TTTCN NO. 24-10 -- 10/04/2010 NATIONAL STREET STATION AREA PLAN • 60 1 adding more, you know. 2 It' s just . . . I think we're saturated 3 there. And I see a few people nodding heads here 4 so -- you know, this is just my opinion, but I 5 don't think I 'm alone in it. 6 And so those are the two issues I would 7 like to -- the main issues that I left as a 8 comment on the Web site and it was never 9 addressed, and I 'd like to bring it up now, that 10 you consider natural scenic beauty and crime. 11 CHAIRMAN SILJESTROM: Thank you, • 12 Ms. Robnett. We appreciate your comments . 13 Now, is there anyone else in the audience 14 who wants to say a few words? 15 I think I see a hand back here. 16 Madam, please. Came up and tell us your 17 name and your address -- 18 MS. ANDERSON: Sure. 19 CHAIRMAN SILJESTROM: -- and share 20 with us your thoughts or your comments. 21 MS. ANDERSON: Okay. Hi. My name ' s 22 Christy Anderson. I 'm actually president of the 23 Southwest Area Neighbors. 24 And, first of all, great job, guys, at • SONNTAG REPORTING SERVICE, LTD . sonntagreporting. com - 800 .232 . 0265 PETITION NO. 24-10 =�"'I°0V4/2010 • NATIONAL STREET STATION AREA PLAN 61 1 actually incorporating our feedback and -- the 2 plan has came a long way. 3 Most of my points have already actually 4 been brought up. Mr. Rizzo, Mr. Stepnowski, 5 you've made great points about the Ryerson Park 6 cut-through. I live at 320 Hendee, so I 'm right 7 behind that and -- same thing. I see children 8 playing and the way cars already try to cut 9 through. The increased traffic would not be a 10 good thing. 11 The other thing I wanted to bring up was • 12 this east side of Hendee, the bluff, as 13 Miss Robnett was calling it, you stated that this 14 is and has always been a mostly residential, 15 single-family neighborhood. We really don' t need 16 additional multifamily houses right here. We 've 17 got plenty of those elsewhere in the project and 18 along the river on the east side that -- some of 19 which are already vacant and sitting there. We 20 don't need additional -- the neighborhood' s 21 single-family. We've got wildlife. I 've seen 22 foxes walking down my street, which is kind of 23 cool, and, you know, I love the greenspace. 24 The other thing I wanted to bring up is 111 SONNTAG REPORTING SERVICE, LTD . sonntagreporting. com - 800 .232 . 0265 - NO. 24-10 -- 10/04/2010 ._ ,,,,,`... „,K .._ NATIONAL STREET STATION AREA PLAN 111 62 1 everywhere else we're trying to open up views to 2 the river. Why would we block it in right there? 3 That' s . . . but I agree that we do need to 4 do quite a bit of work, and I think this is a 5 great first step to cleaning up the area and -- 6 yeah. 7 Thank you. 8 CHAIRMAN SILJESTROM: Thank you, 9 Miss Anderson. 10 Another person here? 11 Yes, air, please. 12 MR. JOSE VILLALOBOS: Oh, thank you. • 13 I 'm José Villalobos, 103 Standish Court -- 14 or, apparently, it' s Standish Street now. I 15 noticed they changed the sign to say "Standish 16 Street. " I wish I was wearing a tie when I 'm 17 doing this but -- okay. 18 Actually, not to be the guy to go over new 19 ground -- over old ground again, but I just 20 wanted to talk about it again because I noticed 21 here -- like -- I like what they've done -- a few 22 things. 23 I wasn't able to attend any of the other 24 meetings -- any of them, actually -- but I like SONNTAG REPORTING SERVICE, LTD . • sonntagreporting. com - 800 .232 . 0265 PETITION "NO: 24-10 -- 10/04/2010 • NATIONAL STREET STATION AREA PLAN 63 1 what they did with a few things here because I 2 always had a few -- and, Christy, you know. I've 3 complained to you about it. And -- because I 4 like the fact that there are probably -- that 5 they want to build something here, which I like 6 because that gets rid of the payday loans that 7 I 've always hated seeing because I 've lived on 8 this block now my entire life, and that was 9 nothing for the longest time. It was the 10 Pit Stop before, and now what did it finally turn 11 into that finally stays there? The payday loans, • 12 you know. 13 And I really like the idea that I 'm not the 14 only guy who' s noticed because the corner, 15 this -- what -- there was, every five to 16 six months, a new business at the corner of 17 National and State, it seemed, for the longest 18 time. And what's the business that it finally 19 stays as? The Papa Smoke, you know. 20 So I 'm glad that they want to do something 21 that goes right there, but the part that I 22 couldn' t help -- that raised a few red flags and 23 sirens in the back of my head -- is that whatever 24 they show right here, I don't see a space for any • SONNTAG REPORTING SERVICE, LTD. sonntagreporting. com - 800 . 232 . 0265 PETITION NO. ' 24-1T0''-". 2010 NATIONAL STREET STATION AREA PLAN • 69 1 of the leftover houses that would be right there. 2 It just shows nothing but green, you know, 3 and that would mean -- and I 'm glad that they 4 also -- that you guys also talked about not 5 aggressively pursuing that, you know, just 6 waiting for the properties to be available as 7 they come -- you know, and -- but that' s 8 something that I just wanted to go over again 9 because -- because, well, I wanted my dad to come 10 here to see this. He -- I live with my parents 11 right now, and that's just something that I -- • 12 wanted toI have to bring up to him now, is 13 the fact that, you know, they want -- that you 14 guys are proposing this . I know that this isn't 15 anything solid right now and, basically, that you 16 guys want to not have the -- any of the houses 17 there anymore because that' s really a big concern 18 for me, you know. 19 And so just to make sure, as you guys said, 20 that you -- that this would be as properties 21 become available. Correct? 22 Okay. 23 CHAIRMAN SILJESTROM: Those are your 24 comments, sir? • SONNTAG REPORTING SERVICE, LTD. sonntagreporting. com - 800 . 232 . 0265 .. '' "---1'ETITION NO. 24-10 -- 10/04/'2010 .. • NATIONAL STREET STATION AREA PLAN 65 1 MR. JOSE VILLALOBOS: Yeah. That's 2 pretty much it. 3 CHAIRMAN SILJESTRQ4: Well, we 4 appreciate it, then. 5 MR. JOSE VILLALOBOS: Okay. 6 CHAIRMAN SILJESTRCM: And if you 7 would hand that mic to Mr. Hanlon, we' ll see if 8 there' s someone else here. 9 Anyone else in the audience who wishes to 10 comment? 11 Yes. Please come forward. • 12 MR. DOCZCENDORF: My name is Matt 13 Dockendorf with -- I 'm at 368 Hendee Street. 14 CHAIRMAN SILJESTROM: I didn' t catch 15 your name, please. 16 MR. DOCKENDORF: Matt Dockendorf. 17 CHAIRMAN SILJESTROM: Dockendorf? 18 MR. DOCKENDORF: Yes. 19 CHAIRMAN SILJESTROM: Good. 20 MR. DOCKENDORF: I've attended two of 21 the three public meetings, and it's always been 22 my concern about the parking garage, as well as a 23 lot of other citizens who oppose a parking 24 facility located on Hendee Street. • SONNTAG REPORTING SERVICE LTD . sonntagreporting. com - 800 .232 . 0265 PETITION NO t4 0 -- 10/04/2010 NATIONAL STREET STATION AREA PLAN 411 66 1 This major curve in the road causes a 2 complete disaster. It would be my idea to 3 straighten out the road, move the parking garage 4 north, make this green area, and make it 5 attractive. 6 There' s another train station in Elgin with 7 no parking. There' s plenty of space right across 8 the street from it, vacant land, where parking 9 can be used. 10 This is a concept plan for this area. 11 Okay? There is a train station. There is a lot • 12 of parking in that train facility. 13 Is the other train facility going to still 14 be in existence, or is that going to be removed 15 in the future? 16 That' s my concern. 17 Don' t put all the parking at one train 18 station. Spread it out. 19 Thank you. 20 CHAIRMAN SILJESTRQ(: Okay. Thank 21 you, sir. 22 Anyone else in the audience want to have a 23 comment? 24 (No response. ) 1111 SONNTAG REPORTING SERVICE, LTD . sonntagreporting. com - 800 .232 . 0265 ' PETITION NO. 24=1-0 " 1O/O*f2010 • NATIONAL STREET STATION AREA PLAN 67 1 CHAIRMAN SILJESTROM: Or a recomment, 2 somebody that' s heard something that brings 3 something to their mind that they didn't think of 4 before? 5 Sir? 6 Mr. Villalobos. 7 MR. JOE VILLALOBOS: Yea. If you -- 8 CHAIRMAN SILJESTROM: This is your 9 second turn. 10 MR. JOE VILLALOBOS: I 've just got to 11 be heard again. • 12 CHAIRMAN SILJESTROM: These things 13 are so important because, to my knowledge, none 14 of the people here on this Commission actually 15 live in this area, and we don' t know all the 16 things that go on, and it' s important for us to 17 hear from people who have a close-up perspective. 18 And along that line, as I got ready to come 19 to the event tonight, I stopped in the kitchen to 20 check my outfit with my wife -- she knew where I 21 was going -- and in her stern voice she said, 22 "Where are you going tonight?" 23 I knew that tone of voice. I waited for -- 24 the next question was "With that necktie?" • SONNTAG REPORTING SERVICE, LTD. sonntagreporting. com - 800 . 232 . 0265 " 'PETITION'°PETI'TION NO. 24-10 -- 10/04/2010 �- -- ._ NATIONAL STREET STATION AREA PLAN • 68 1 I went back and changed my tie because I 2 realized that somebody with a better sense of 3 color saw the tie I had on, and that applies 4 here, too. You people have a closer contact with 5 the day-to-day events in the area, and we' re so 6 glad to hear them. This is an important part of 7 attempting to get it right, getting it in good 8 shape. 9 So, Mr. Villalobos, please. 10 MR. JOE VILLALOBOS: Thank you for 11 that. • 12 I just had a real quick comment -- and I 13 heard it more than once -- that we have some 14 abandoned buildings. And as we were listening to 15 the presentation, I thought, you know, "That' s 16 fine that we're, you know, being courteous to the 17 citizens and waiting to see if property was on 18 sale, " but perhaps another option that we might 19 consider in the plan is for the City to make 20 offers on property that's currently vacant and 21 has been vacant for at least one year. 22 Considering that those properties have 23 probably been visited by the Village code 24 enforcement department, it might be worthwhile • SONNTAG REPORTING SERVICE, LTD . sonntagreporting. com - 800 . 232 . 0265 PETITION NO. '24'-IO -- 10/04/2010 • NATIONAL STREET STATION AREA PLAN 69 1 for these gentlemen to invest some time with the 2 code enforcement officials and find out what 3 opportunities there might be for Elgin to buy 4 those buildings out. 5 CHAIRMAN SILJESTROM: Okay. 6 MR. JOE VILLALOBOS: That' s my 7 thought. 8 CHAIRMAN SILJESTROM: We appreciate 9 that, sir. 10 MR. JOE VILLALOBOS: Thank you. 11 CHAIRMAN SILJESTROM: Anyone else? • 12 Sir. 13 I 'll let you state your name. . 14 MR. GIBBONS: My name is Michael 15 Gibbons. I actually live on South Street, so I 'm 16 not in this neighborhood. I just came to check 17 this out tonight. 18 But I wondered -- if we're proposing a 19 greenspace here, we might be able to make a spot 20 for like canoe launches. I do a lot of boating. 21 I go to St. Charles. I notice a lot of people do 22 that. It brings a lot of revenue to that area if 23 they go to the restaurants after they go boating. 24 It could be a good way for people to enjoy 111 SONNTAG REPORTING SERVICE LTD . sonntagreporting. com - 800 .232 . 0265 'PETITION NO. 24-10''.__' ,10/0.4/201t NATIONAL STREET STATION AREA PLAN 70 1 the greenery of the river and to bring some 2 customers to businesses downtown, to have a place 3 to put canoes in. That' s all. 4 CHAIRMAN SILJESTROM: Mr. Gibbons, I 5 have been advised of a technical problem, and 6 that was that you weren' t sworn in by the Court 7 Reporter. 8 MR. GIBBONS: Oh. 9 CHAIRMAN SILJESTROM: Would you do 10 that, please. 11 MR. GIBBONS: Certainly. • 12 CHAIRMAN SILJESTROM: Step up here 13 and let us go through the process. 14 See, I stand in judgment of higher 15 authority. If I don' t follow through on that, 16 I 'm in trouble. So please. 17 (One witness was thereupon duly 18 sworn. ) 19 CHAIRMAN SILJESTROM: Okay. We will 20 backtrack that matter of being sworn in. 21 Anybody else, now? Last chance. 22 Sir. 23 MR. BESINGER: I need to be sworn in. 24 CHAIRMAN SILJESTRCM: And I don' t SONNTAG REPORTING SERVICE, LTD. sonntagreporting. com - 800 .232 . 0265 .."E'•"»'PLT'TTTON NO. 24-10 -- 10/04/2010 411 NATIONAL STREET STATION AREA PLAN 71 1 think you've been sworn in, either. 2 MR. BESINGER: I haven' t. 3 CHAIRMAN SILJESTROM: Tell us your 4 name and your address, air. 5 MR. BESINGER: My name is 011ie 6 Basinger. I have a -- well, it' s a rental house 7 on lower Wellington. 8 CHAIRMAN SILJESTROM: Is it Desinger? 9 MR. BESINGER: Basinger, B-e-s. 10 CHAIRMAN SILJESTROM: Oh, Basinger. 11 Sure. • 12 (One witness was thereupon duly 13 sworn. ) 14 MR. BESINGER: Just one quick concern 15 on this area that's designated "greenspace. " 16 And, again, the plan is fantastic, but this 17 little area of town, now that we repaved a good 18 portion of it on lower Wellington -- it looks 19 nice and I think you could have maybe achieved 20 the same thing by -- if you kept some of the 21 houses there. 22 They're real nice houses. There' s a -- you 23 know, maybe some perception issues, but there ' s a 24 pretty closely knit neighborhood down there. And 111 SONNTAG REPORTING SERVICE, LTD sonntagreporting. com - 800 .232 . 0265 PETITION NO: .`24'-117"—-. r0/04/2010 NATIONAL STREET STATION AREA PLAN • 72 1 a lot of the houses have a little bit of charm 2 that I think, while the new architecture is very 3 impressive and beautiful, also to have some of 4 the old-world charm that currently exists 5 wouldn' t hurt. 6 Thanks. 7 CHAIRMAN SILJESTROM: Thank you, 8 Mr. Basinger. 9 Last call. Anyone else now have a comment? 10 (No response. ) 11 CHAIRMAN SILJESTROM: Okay. Let us • 12 continue to move on. 13 At this point I'm going to ask for anybody 14 on the Commissioners' level here who has a 15 comment that they'd like to sake or maybe a 16 question for Mr. Hanlon or for staff. 17 MEMBER AWE: I have a question. 18 CHAIRMAN SILJESTRCM: Yes, Ma . Awe. 19 MEMBER AWE: I have a question for 20 staff. 21 The draft that we have here, if we were to 22 approve it and it goes forward to the City 23 Council and they approve it, that's it? There' s 24 no -- there' s not going to be any other • SONNTAG REPORTING SERVICE, LTD . sonntagreporting. com - 800 .232 . 0265 • .,r.-.....,",.- ""r4PETIT"ION NO. 24-10 -- 10/04 t2010- •,,...• . .- • NATIONAL STREET STATION AREA PLAN 73 1 alterations or -- done to it; correct? 2 MR. SANER: Not after the City 3 Council approves it -- 4 MEMBER AWE: Right. 5 MR. SANER: -- but prior to City 6 Council approving it, there is some potential for 7 adding -- making changes, I guess, to the 8 document. 9 MEMBER AWE: Okay. Would it then 10 have to come back to us? 11 MR. SABER: Not necessarily, no. • 12 MEMBER AWE: Not necessarily. 13 CHAIRMAN SILJESTROM: Anyone else? 14 Questions for staff, questions for 15 Mr. Hanlon, or comments? 16 Not seeing any hands -- oh, I do see one. 17 Yea, ma'am. 18 MEMBER MOELLER: It seems like one of 19 the prevalent comments or questions is regarding 20 the parking deck that' s -- or the parking garage 21 that' s being shown along with the elevator. 22 What' s your perspective on that, in keeping 23 that open space? It seems like it would be a -- 24 it would be more expensive from an • SONNTAG REPORTING SERVICE, LTD. sonntagreporting. com - 800 .232 . 0265 PETITION •NO` -214-10 +- 10/04/2010 NATIONAL STREET STATION AREA PLAN 74 1 infrastructure/engineering standpoint to do 2 something like that where you have such a grade 3 change to try to, you know, accommodate parking 4 at that location versus maybe something that' s 5 closer to the same grade as the parking -- as the 6 train station. 7 What are your comments on that? 8 MR. HANLON: If I could add to the 9 conversation, the comments about the existing 10 greenspace and adding onto that, et cetera, I 11 think, with the extension of Central Park with • 12 adding greenspace as proposed in the plan on this 13 side of the river, maintaining this, the 14 possibility of having the two tracks turn into 15 one track actually would widen this greenbelt out 16 perhaps through this area, as well, so I think 17 there' s actually a significant positive change in 18 the amount of greenspace. 19 So it' s -- there's a net positive change 20 that' s fairly significant in adding greenspace on 21 both sides of the riverbank. 22 So the location of the parking garage, 23 while it does -- it would impede on some existing 24 greenspace, I think, in a sense it' s 411 SONNTAG REPORTING SERVICE, LTD. sonntagreporting. com - 800 . 232 . 0265 �:. -....,,.,��•a.. -- PETITION NO. 24-10 ---2'-"101041/203:0 ' - ' • NATIONAL STREET STATION AREA PLAN 75 1 strategically located in the right spot to 2 consider some redevelopment, again with the idea 3 that there' s a great net change in added 4 greenspace throughout the rest of the plan to, I 5 think, certainly balance that out. 6 A couple things on the design: With that 7 grade change that' s there, there's an opportunity 8 to sort of set that multistory parking structure 9 into the hillside in a way that it would -- it 10 would not even be above the existing 11 Hendee Street so -- there's a natural terrain • 12 that creates a good opportunity to, in a sense, 13 insert that structure into the hillside without 14 it actually, you know, coming up or protruding 15 vertically above existing Hendee Street. 16 Part of the area where that structured 17 parking could be is a couple of automobile- 18 related businesses right now. There are some 19 metal sheds and some parking areas out there, so 20 it' s not just covering up greenspace. There's 21 also some other almost industrial-type uses where 22 that could be constructed. 23 I will say, yes, there are some 24 infrastructure challenges associated with that in • SONNTAG REPORTING SERVICE, LTD. sonntagraporting. com - 800 . 232 . 0265 "''"PETTTT NO: 24-10 -- 10/04/2010 NATIONAL STREET STATION AREA PLAN • 76 1 terms of how do we get pedestrians through that 2 vertical change, tunnels, elevators, items that 3 are not the cheapest thing in the world, but you 4 do see them out there. They do happen. They are 5 utilized in similar conditions. 6 So you could even create a surface parking 7 lot temporarily, before you even build a 8 structure. 9 The only other comment I 'd make about that 10 is there' s a new garage in Geneva at that train 11 station. That's the one that I use nearly every • 12 day to commute downtown, so in that case I 'm the 13 one that's cutting through someone's neighborhood 14 to get to and from that train station. 15 But I will say, if you look at what has 16 happened redevelopmentwise, both residential and 17 commercial, that area has had a huge 18 revitalisation over what it used to look like 19 15 years ago, all with the changes and all with 20 the infrastructure and the structured parking 21 that is there now. 22 There' s been teardowns with the housing; 23 new hoses have been constructed of greater value 24 than what was there prior. So I would say that' s • SONNTAG REPORTING SERVICE, LTD. sonntagreporting. cam - 800 . 232 . 0265 PETITION NO. 24-10 : .100! `2"010 • NATIONAL STREET STATION AREA PLAN 77 1 a good example to understand how it doesn' t 2 destroy a neighborhood. 3 Yes , there ' s a rush of a few cars that go 4 in and out of there when the trains come and go. 5 I 'm one of them in Geneva, but it's over very 6 quickly, and then it returns to a neighborhood. 7 So I think it' s physically doable. And, 8 again, the -- it' s a relatively small area, I 9 think, in contrast to the net gain of greenspace 10 that the plan provides throughout the rest of 11 the -- on both sides of the river so . . . 12 MEMBER MdOELLER: Thank you. 13 CHAIRMAN SILJESTRiOM: MA. Morales, 14 any questions? 15 MEMBER MORALES: I just had a quick 16 question. 17 Maybe you could just go over that -- if 18 anything was done to consider or look at the 19 situation with -- that the neighbors are 20 concerned with with Hendee and the park, as in 21 safety, speed bumps, anything like that, just to 22 address those concerns. 23 MR. HANLON: Yeah. Part of the idea 24 was, from the City' s perspective in terms of 111 SONNTAG REPORTING SERVICE, LTD . sonntagreporting. com - 800 . 232 . 0265 -YETTTTON`NO. 24-10 -- 10/04/2010 NATIONAL STREET STATION AREA PLAN • 78 1 maintenance, safety surfaces, to eliminate a 2 dead-end even from a snowplowing perspective, to 3 have a through street in that area. It -- it 4 wasn' t meant to be designed as a thoroughfare or 5 a cut-through. 6 We appreciate all the concerns, and I 7 actually spoke to a couple of them before the 8 meeting and in some of the other sessions. And 9 to say that -- at this level of the study -- 10 which is somewhat of a concept plan -- we can' t 11 provide all the answers right now. But if • 12 anything goes forward in further study, there 13 would be a greater attention to the actual 14 engineering, traffic counts, and design solutions 15 that could either support the plan as proposed or 16 find ways to mitigate or modify the design if it 17 was deemed necessary. 18 But the continuation of that street to end 19 the dead-end from a public maintenance and safety 20 standpoint was a positive gain, I think, from the 21 City's perspective. So that' s how it landed on 22 the plan, but, again, it wouldn' t go forward 23 without a greater study in the details. 24 MEMBER MORALES: Thank you. Nothing • SONNTAG REPORTING SERVICE, LTD . sonntagreporting. com - 800 . 232 . 0265 PETITION NO. 24-1T-"*"10/04/2010 • NATIONILL STREET STATION AREA PLAN .79 1 further. 2 CHAIRMAN SILJESTRi: Gentlemen, 3 thank you. Job well done. 4 I see one more hand up here. A brief 5 question, sir, a very brief one. 6 MR. RIZZO: Regarding the maintaining 7 of Ryerson Street, we -- a plow goes up the 8 street, backs down the street, goes up the 9 street, backs down the street. So it' s not a 10 great deal of additional time or manpower to plow 11 that street. • 12 And as far as the safety of the kids in the 13 neighborhood, whatever cost that incurs or time, 14 it' s more important to protect our children. 15 Thank you. 16 CHAIRMAN SILJESTROM: Very good. 17 Now, gentlemen, you may be seated. Let us 18 continue to proceed now. 19 Mr. Secretary, would you give us a summary 20 of the staff' s position with regard to 24-10. 21 MR. SAFER: Thank you. 22 Staff has provided its report, the 23 neighborhood plan review report dated 24 September 28 , 2010, in which we make our 111 SONNTAG REPORTING SERVICE , LTD . sonntagreporting. com - 800 . 232 . 0265 ,,.. PETITION NO. 24-10 -- 10/0-4/20-10 '-- ._. NATIONAL STREET STATION AREA PLAN 111 80 1 recommendation to adopt the National Street 2 Station area plan as part of an amendment to our 3 2005 comprehensive plan. 4 Staff believes that this plan couldn' t come 5 at a more opportune time in the City's history 6 and in the current downturn in the economy to 7 provide the City with the means and a plan to be 8 ready and poised to continue with the 9 revitalization of downtown Elgin. 10 This plan calls for a variety of different 11 recommendations, including identifying and 12 preserving areas of significant architectural and • 13 physical importance, rehabbing properties that 14 are outdated through strategic redevelopment, 15 proposing complete redevelopment of certain 16 areas, and, also, proposing open space. 17 This plan also brings about a combination 18 of new residential and commercial ventures that 19 in the long run, over the next 15 or 20 years, 20 will increase the critical mass of residents and 21 users of downtown, something that the City 22 believes is very important in making our downtown 23 a more revitalized part of Elgin. It is, after 24 all, the historic center of Elgin. SONNTAG REPORTING SERVICE, LTD . • sonntagreporting. com - 800 . 232 . 0265 "'PETITTO�N 24-10 -- 10/04/2010 410 NATIONAL STREET STATION AREA PLAN 81 1 The economic component that is added to the 2 plan also provides the background and makes a 3 very good economic case for redevelopment of this 4 part of our downtown, the southern part of 5 downtown. It would also provide the necessary 6 background and justification for new developers, 7 when they approach the City, to get into private 8 and public partnerships to redevelop some of the 9 properties in downtown. 10 And, finally, as clarification, we'd like 11 to provide information that this plan does not at • 12 this time propose any rezoning of property. That 13 will come as and when the demand for housing or 14 the demand for commercial redevelopment comes 15 around. It' s for public and private 16 partnerships. 17 This is a long-term plan that simply 18 provides the City with the guidance to make and 19 mold policy for the redevelopment of our 20 downtown. 21 Therefore, in light of this, staff makes a 22 recommendation to the Planning Commission to 23 recommend approval for the City Council to adopt 24 this plan as part of our 2005 comprehensive plan. • SONNTAG REPORTING SERVICE LTD . sonntagreporting. com - 800 .232 . 0265 PETITION NO. 24=x10-"- "10'04/2010 NATIONAL STREET STATION AREA PLAN • 82 1 CHAIRMAN SILJESTROM: Thank you. 2 At this point, then, the Chair will 3 entertain a motion with regard to 24-10. 4 MEMBER MORALES: So moved. 5 MEMBER MOELLER: Second. 6 CHAIRMAN SILJESTROM: Any discussion? 7 (No response. ) 8 CHAIRMAN SILJESTROM: I 'm going to 9 call on each person to see if they have a point 10 that they want to consider further. 11 Mr. Barry, anything at this point? • 12 MEMBER BARRY: No. 13 CHAIRMAN SILJESTROM: Okay. 14 Ma. Sowers? 15 MEMBER SOWERS: No. 16 CHAIRMAN SILJESTROM: Ms . Awe? 17 ICER AWE: No. 18 CHAIRMAN SILJESTROM: Ms. Moeller? 19 MEMBER MOELLER: No. 20 CHAIRMAN SILJESTROM: Ms. Morales? 21 MEMBER MORALES: No. 22 CHAIRMAN SILJESTROM: Okay. Then the 23 Chair will ask the secretary to call the roll. 24 And, again, I would like to ask -- even insist -- SONNTAG REPORTING SERVICE LTD. • sonntagreporting. com - 800 .232 . 0265 r..'. .... "'PETITION NO. 24-10 -- 10/04/2 / Cra -g.' YFf•.rs,r .. • NATIONAL STREET STATION AREA PLAIN 83 1 that each person take a moment to briefly explain 2 their reason for voting the way they do. 3 MS. MOMODU: Commissioner Awe. 4 MEMBER AWE: While many aspects of 5 the plan are very appealing, I find the parking 6 garage to be a problem. The traffic that will be 7 funneled through that neighborhood will be an 8 extreme safety concern and a congestion problem. 9 I am voting no for this petition. 10 MS . MOMODU: Commissioner Barry. 11 MEMBER HARRY: Abstain. 12 MS. MOMODU: Commissioner Moeller. 13 MEMBER MOELLER: I 'm voting yes. 14 I think that the overall plan is -- has a 15 lot of very positive aspects to it. I like the 16 strategic redevelopment, as Mr. Saher had 17 mentioned, of certain areas, such as some of the 18 multifamily that had been previously 19 single-family, turning -- stabilizing the 20 neighborhood by bringing that back into 21 single-family. I think that' s something that' s 22 necessary for the revitalization of that area. 23 I like the open space that' s contemplated 24 for both sides of the river. The extension of SONNTAG REPORTING SERVICE, LTD. sonntagreporting. com - 800 . 232 . 0265 PETITION NO-:2-74-=-410 -- 10/04/2010 NATIONAL STREET STATION AREA PLAN • 84 1 Central Park, I think that' s going to be a nice 2 feature. 3 I like the multifamily that's shown on 4 National Street on the west aide, bringing those 5 areas -- bringing those buildings closer to the 6 curb. I think that will create more traffic, 7 pedestrian traffic, more business, and a 8 revitalization to that area. 9 I like the concept of creating multimixed 10 use in the current Butera site. I always thought 11 it was kind of a shame that that was the site of 12 the old watch factory that put Elgin on the map, 13 and it was very underwhelming how they 14 redeveloped that, and that area deserves to have 15 better quality development. 16 Oh, I like that the neighborhoods on the 17 east side would have greater access to the river. 18 I hadn't really thought about it until it was 19 raised tonight, but it' s true that there are a 20 lot of barriers to the river for those 21 neighborhoods and that' s a shame. It' s such an 22 asset to that area. 23 So there are several areas I think have 24 very good qualities. I , too, share -- I share • SONNTAG REPORTING SERVICE, LTD . sonntagreporting. com - 800 .232 . 0265 PETITION NO. 24-I0 --"10/O4f2010 411 NATIONAL STREET STATION AREA PLAN 85 1 some of the concerns about the parking garage, 2 but this is a concept plan. As real proposals 3 are presented by developers, details may change. 4 The cost of doing a parking structure like that 5 may be prohibitive. There may be changes based 6 on that. 7 So I don' t think, because of that one 8 aspect, the entire plan should be rejected. So 9 for those reasons, I am voting yes . 10 MS . MOMODU: Commissioner Morales. 11 MEMBER MORALES: I am also voting • 12 yes. I believe that it is a great plan starting 13 off with to an area that needs much attention. 14 However, before it would get to the City 15 Council, I would just ask for two concerns -- 16 two areas to look at. As one was discussed, was 17 new sources and continued sources of attracting 18 new visitors -- i .e. , the canoeing -- and, also, 19 a detailed examination of the safety concerns 20 regarding the Ryerson-into-Hendee roadway just 21 for the children' s safety. 22 MS. MDU: Commissioner Sowers. 23 MEMBER SOWERS : Tonight I learned of 24 the many facets of this concept plan. This plan • SONNTAG REPORTING SERVICE, LTD . sonntagreporting. com - 800 .232 . 0265 PET1'TION NO. 24-10 -- 10/04/2010 NATIONAL STREET STATION AREA PLAN • 86 1 has the potential to impact a lot of people in 2 the city. Unfortunately, there's not enough 3 clarity for me to be able to give it my yes vote, 4 so tonight I'm going to vote no on this plan. 5 MS. MOMODU: Chairman Siljestron. 6 CHAIRMAN SILJESTR 4: I 'm going to 7 vote yes for three reasons: First of all, I 8 think it is a forward-looking plan. It looks to 9 the future, rather than the past. 10 Secondly, I think it is vital for Elgin, 11 for our city, to entertain visions of this sort. • 12 And, thirdly, I think it is indicative of 13 the future of the city of Elgin for the long 14 term. 15 What is the final tally, Madam Secretary? 16 MR. SANER: The motion passed; 3 yes, 17 2 no, and 1 abstain. 18 CHAIRMAN SILJESTRAM: Okay. This 19 ends our consideration tonight of Petition 24-10. 20 (Which were all the proceedings 21 had in the above-entitled matter 22 at the hour of 9:22 p.m. ) 23 24 • SONNTAG REPORTING SERVICE, LTD . sonntagreporting. com - 800 .232 . 0265 • 87 1 STATE OF ILLINOIS ) SS. 2 COUNTY OF DU PAGE ) 3 4 I , MELANIE L. HUMPHREY-SONNTAG, 5 Certified Shorthand Reporter No. 084-004299, CSR, 6 RDR, CRR, FAPR, and a Notary Public in and for 7 the County of DuPage, State of Illinois, do 8 hereby certify that I reported in shorthand the 9 proceedings had in the above-entitled matter and 10 that the foregoing is a true, correct, and 11 complete transcript of my shorthand notes so 12 taken as aforesaid. 13 IN TESTIMONY WHEREOF I have hereunto set my 111 14 hand and affixed my Notarial Seal this 21st day 15 of October, 2010. 16 17 18 Certified Sh and Reporter Registered Diplomats Reporter 19 Certified Realtime Reporter Fellow of the Academy of 20 Professional Reporters 21 My commission expires MCKIM MUCNIFINVOMMO 22 March 9, 2014 NOTAR WOONNOWN_ 4 23 24 • SONNTAG REPORTING SERVICE, LTD. sonntagreporting. com - 800 . 232 . 0265