City Council Consideration of Findings of Fact Related to Proposed Zoning Map and Text Amendments for the Central District

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1 City Council Consideration of Findings of Fact Related to Proposed Zoning Map and Text Amendments for the Central District City Council July 14, 2014

2 Central District Zoning Map/Text Amendments - Continued Discussion Council considered a staff presentation and public input on this matter on May 27 th Plan Commission considered the proposed amendments from October 2013 through May 2014

3 Why Consider Changing Zoning in the Central District? Regional and national economic changes Vacancies and lack of new development Competition from nearby suburban communities Recognition of social, economic and community importance of downtown Desire to leverage transportation assets support more compact/sustainable development

4 Vision Statement (2009) Vision was developed as part of a public community process Downtown Highland Park will be a vibrant, easily accessible and sustainable place for people to live, work and engage in commerce, cultural arts and entertainment activities. Future planning and development will promote the Downtown pedestrian and historic character, and adapt to ongoing challenges and opportunities.

5 Strategic Objectives to Help Achieve Vision Increase downtown resident population By encouraging developments to include a residential component Provide developers and community more predictable urban/building design Through clear form-based zoning regulations and design standards Incentivize land assembly by allowing greater density on larger development sites where appropriate for residential and mixed-use developments in the Downtown. Build on the pedestrian and transit-oriented character of Downtown mixed use development and urban design regulation

6 Identifying Development Constraints Evaluation of the Zoning Code revealed 5 key development constraints: Residential Density Greater building height Lower parking requirements Revised PD thresholds Lack of guidance for desired urban design & lack of connectivity

7 Next Steps Overview discussion of key zoning code amendments Constraints Recommendation Rationale

8 Residential Density Constraint: Allowed residential densities in the B4 and B5 are too low to encourage mixed use development including residential use Recommendation: Increase residential density in the B4 and B5 zoning districts Rationale: Increase resident population in Central District, growing market for downtown living, more customers, reduces land area required for development, broader range of dwelling unit sizes, improves pedestrian environment

9 Building Height Constraint: Building height limits are too restrictive, limit upper level development including residential particularly for incorporating affordable housing requirements and allowable market rate bonus units Recommendation: Increase allowable building height in the RO, B4 and B5 districts to allow for increased density and improved design and function of buildings Rationale: Increase building envelope allowance to provide floor area for market rate and affordable dwelling units, reduces land area required for development, allows taller floor to ceiling height in buildings, can improve building design

10 Off-Street Parking Constraint: Off-street parking requirements are too high and out of line with current norms for a downtown business district and multiple family parking requirements Recommendation: Reduce parking rates for residential and commercial uses; approach offstreet parking requirements as minimums; coreliance on public on and off-street parking Rationale: Reduces land area required for development; reduces cost; improves pedestrian environment; private sector will provide minimum off-street parking to meet needs

11 Planned Development Thresholds Constraint: Current planned development thresholds make mixed-use development more difficult Recommendation: Amend PD triggers to allow larger developments & mixed use developments to be built by right Rationale: Provide zoning whereby desired developments can be built by right, PD regs. should be used to provide extra scrutiny for projects that work against the City s goal of a denser, more pedestrian-friendly Central District

12 Urban Design Regulations Constraint: Lack of guidance and regulation for desired design of development sites and buildings Recommendation: Establish new zoning article regulating site design & building form based on the location of a property as it relates to the adjacent roadway (pedestrian, vehicular or neighborhood) Rationale: more predictable site and building design, improved pedestrian environment

13 Connectivity Constraint: Lack of street connections in specified areas (Elm Place, Green Bay, 1 st Street area and in the Sunset Park/Sunset Foods area) inhibit development potential and limit pedestrian and vehicle connectivity Recommendation: Identify in new Article XXIII future roadway connections Rationale: Increase pedestrian and driving routes, create more street frontage for development, reduce block sizes to enhance develop potential

14 Will Zoning Changes Alone Address the Central Districts Needs? Zoning is an important part of achieving the vision but to be successful other factors impact the Central District Regional and national economic and demographic trends Existing conditions in the community: infrastructure; community institutions (schools and parks); access to transit Public/private partnership opportunities Existing and planned infrastructure Engaged public & business community

15 Trade-Offs: Increased Density Supports economic development more & closer customers Broader range of housing types appeal to smaller, younger households, improved options for moving/staying in community More sustainable environmentally oriented development compact, pedestrian-oriented, access to transit, reduced infrastructure cost/capita Improved safety & security Longer hours of downtown activity Changed community character Worse environment downtown pedestrian and traffic and traffic congestion, reduced green space Less parking-further to walk to destination - drive business to other communities Overcrowding in small units Decreased property values Windfall for downtown property owners Inconsistent with previous Central Dist Plan and Zoning (2001)

16 Trade-Offs: Increased Building Height Supports increased residential living in downtown Compact development Improved building aesthetics Accommodates other City policy goals for affordable housing More sustainable development Loss of community character Overwhelming loss of pedestrian environment - lack of light and air Height limits won t be strictly maintained Decreased property values

17 Next Steps Presentations of key policy considerations: Location of zoning district changes Density Height Parking Urban design Connectivity Planned Development review triggers and implications on: Community character, infrastructure, economic development, and land use rights

18 City Council Consideration of Findings of Fact Related to Proposed Zoning Map and Text Amendments for the Central District City Council July 14, 2014

19 Proposed Zoning Map Amendments Proposed map amendments implement the proposed text amendments in certain locations PC recommendation nearly identical to Lakota Study Except 1660 First Street (Sheridan Square condo) recommended to retain in RO zoning district as opposed to change this property to B4-5

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21 Plan Commission Recommended Zoning Map

22 Proposed Zoning Alternatives for First Street Lakota Recommendation: B4-5 Staff recommendation: Retain RO zoning PC Recommendation: Accept Lakota team recommendation:b4-5

23 Future Connectivity & Frontage Classification Map Road extensions need to create development blocks with multisided access Glenview; Homewood and Park Ave. from Green Bay to First St. New Roadway connecting Park Ave. and Central Ave. Provide for improved connectivity Alignments are illustrative and not final but do provide a trigger for Planned Development Review

24 RO District Amendments

25 B4 District Amendments

26 B5 District Amendments

27 Background Slides Additional information previously presented to City Council and Plan Commission

28 Lakota Study Identified five (5) zoning constraints to achieving the City s preferred vision for the Central District: 1. Residential densities are too low 2. Permitted building heights are too low to accommodate desired density 3. Off-street parking requirements are too high 4. Planned development thresholds make mixed-use development more difficult 5. Lack of controls to communicate and achieve desired urban form.

29 Plan Commission & City Council Process Plan Commission Oct 15 th, 2013 opens its public hearing May 6 th makes findings of fact and recommendation to City Council City Council consideration of Plan Commission recommendation Note the Administration does not expect the City Council to vote on this matter tonight. Next steps, if approved: City Council directs corporation counsel to prepare ordinances City Council final action on proposed zoning map and text amendments

30 Community Planning Process This proposal is the culmination of a multiyear process that began in : Community Open House, Roundtables and Visioning Process & Vision Statement : Lakota Group consulting team develops Central District Study Feb. 2013: Final report submitted to City and POA June 2013: Committee of the Whole Oct Mar. 2014: Public Hearings on proposed amendments at Plan Commission

31 Outline of Proposed Changes by Article The proposed amendments make changes to seven Articles and introduce a new Article to the Zoning Code, Article XXIII Downtown Form and Design Changes to Articles I General and XX Signs are merely references to new B4 sub-district designations proposed.

32 Article II Interpretations and Definitions The proposed changes to this Article: Introduce definitions for Auto-Oriented Use, Car- Share Program, Downtown Frontage Map, Downtown Future Connectivity Map, Height Maximum, Neighborhood Frontage, Pedestrian Frontage, and Vehicular Frontage Revise the definition for maximum height to provide more architectural flexibility for roof lines.

33 Changes to Definition of Max Height in RO, B4-4, B4-5, B4-6 and B5 Zoning Districts To provide more architectural flexibility for roof lines, the definition of maximum height is proposed to be changed. The proposed amendment measures the vertical distance measured from grade to the top of the coping or parapet on buildings with a flat or nearly flat roof, to the eave of buildings with a peaked roof, or to the deck line of buildings with a mansard roof. This change in the way height is measured will allow for building roof height to exceed the height limitations found in the Zoning Code (see graphic).

34 Building Height Illustration To be inserted

35 Article IV Regulations for Permitted and Conditional Land Uses The proposed changes to this Article: Remove the B4 zoning district from the Table of Allowable Uses and introduces three new zoning districts, B4-4 B4-5 and B4-6 in its place. The uses permitted in these new zoning districts mirror the uses currently permitted in B4 Zoning Districts.

36 Article V Planned Development Changes proposed introduce, modify and eliminate Planned Development thresholds to encourage walkable, mixed-use development and allow larger developments by-right provided they conform with the proposed downtown form and design standards.

37 Article V Planned Development Height Mitigation Design Standards: Changes to this article introduce design standards regarding upper-story building design for new building and building additions that exceed the non-planned development height, for RO, B4-4,B4-5,B4-6 or B5 Zoning Districts Requires step-backs to mitigate the perception of height by pedestrians. Proposed Changes to Existing Thresholds for Select Districts: Increases the existing gross floor area trigger for new developments from 10,000 SF to 50,000 SF. This will allow larger developments by-right provided the they meet all other requirements and design standards.

38 Article V Planned Development Proposed New Thresholds for Select Districts: Nonresidential development or additions that provide more than an avg. of 3.33 parking spaces/1,000 SF GFA exception that required parking for restaurant uses is not included in the calculation. Any auto-oriented use with driveway access onto a pedestrian frontage or neighborhood frontage. Any development in B5 Districts that includes auto-oriented use. Any new principal building in B4-4,B4-5,B4-6 & B5 Districts that: does not comply with the minimum height or exceeds the maximum asof-right height limits by district. Any development that would preclude the opportunity to make a connection shown in the Downtown Connectivity Map.

39 Article V Planned Development Proposed Threshold to be Eliminated: The mixed use trigger is proposed to be eliminated since, consistent with the vision for the Central District, it is hoped that future development in the Central District will be pre-dominantly mixed use.

40 Article VII Area, Bulk and Density In an effort to capture a growing market for downtown living and to encourage economic development, the proposed changes to this Article allow for: Significantly greater development density byright. Increases maximum density from 15 du/ac to du/ac depending on zoning district Taller buildings by-right and additional height beyond that through planned development consideration.

41 Article VII Area, Bulk and Density Changes to this Article also: Introduce a minimum building height requirement of two stories for B4-4 and B5 Zoning Districts and three stories for B4-5 and B4-6 districts. Regulate all developments within B4-5 and B4-6 that do not meet the minimum lot area requirements in accordance with the proposed requirements for B4-4.

42 Article VIII Off-Street Parking & Loading The proposed changes to this Article: Reduce overall parking requirements for residential and many non-residential uses (not Hotels and Restaurants) Provides off-street parking exemption for first 2,000 SF of Gross Floor Area (building) Provide modest additional parking relief for developments that include reserved parking for carshare vehicles, valet parking, long-term bicycle parking, and permits electric vehicle charging stations to be counted toward off-street parking requirements Introduce design standards for parking structures in RO, B4 and B5 zoning districts to minimize the aesthetic impact of structured parking on abutting streets

43 Article XXIII Downtown Form & Design This entirely new Article: Introduces form and design standards to ensure good urban design for all development along designated streets within the RO, B4-4, B4-5, B4-6 and B5 zoning districts.

44 Article XXIII Downtown Form and Design Introduces building form and design requirements that are applicable within the B4-4, B4-5, B4-6, B5 and RO Zoning Districts in the following cases: (1) all new buildings; and (2) renovations of, or additions to, existing buildings that result in an increase of 50% or more in the building s gross floor area.

45 1660 First St. Retain RO (Zoning Per Plan Comm.)

46 Visioning Process: Public participation facilitated through community opinion surveys, an open house and a series of facilitated, issue-based, roundtable discussions about zoning and urban design. Roundtable Themes Creating a Vibrant Downtown Promoting Commerce and Service Advancing a Sustainable Downtown Assuring a Well Functioning Downtown

47 Vision Statement Downtown Highland Park will be a vibrant, easily accessible and sustainable place for people to live, work and engage in commerce, cultural arts and entertainment activities. Future planning and development will promote the Downtown pedestrian and historic character, and adapt to ongoing challenges and opportunities.

48 Visioning Strategic Objectives Evaluate the B4 zoning requirements to facilitate office, residential and mixed-use development Promote residential use in B4 & B5 zones through increased density and additional building height Provide better building design guidance through form based zoning regulations and design guidelines Encourage land assembly where appropriate for residential and mixed-use developments in the Downtown. Build on the pedestrian and transit-oriented character of Downtown

49 Lakota Group Team Project Study Area

50 Vision Plan: North Triangle Elm Place; Green Bay Road & First Street Total Area: 11.3 ac DU: 354 Comm Space: 90,000 s.f. Hotel Rooms: 55 Overall Density: 31 du/ac

51 South Green Bay Road

52 Vision Plan: Sunset Park/ Green Bay Rd West Area Total Area: 21 ac DU: 338 Comm Space: 260,500 s.f. Hotel Rooms: 120 Overall Density: 15 du/ac

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54 Development Constraints

55 Development Constraints (Permitted Density is Too Low to Establish a Residential Downtown) B4 and B5 permitted density most suited to townhouse developments (14.5 du/acre)

56 Development Constraints (Building Height Requirements Do Not Promote Good Building Design and Inhibit Residential Density

57 Development Constraints (Parking Requirements are Too High) Existing parking requirements 1.25 to 3 space per dwelling unit 3.3 to 4 spaces per 1,000 square feet of commercial space (higher for restaurants) Off-street parking is expensive to provide per space Requiring too much parking inhibits achieving the City s vision Off-Street Parking rates are a minimum requirement; sufficient to accommodate most parking demand, not peak day of year demand

58 Development Constraints Parking Requirements are Too High City should maximize within its power the efficient use of all existing private and public parking Private sector has a vested interest in self-provided private off-street parking to meet its market demands The City will need to identify opportunities to increase on-street and off-street public parking in centralized locations where it does not presently exist

59 Development Constraints Planned Development Thresholds The zoning ordinance s current planned development thresholds run counter to the preferred visions Current ordinance works to discourage mixed-use projects or building over 10,000 sq ft by requiring PD PD review should be used to provide extra scrutiny for projects that work against the City s goal of a denser, more pedestrian-friendly Central District

60 Development Constraints Lack Of Urban Form Controls The existing zoning ordinance does not include guidelines or regulations to promote or ensure the provision of these vital urban form elements. The vision for the main B4 areas of downtown identify the need for ensuring high-quality streetscapes, well-designed buildings at the sidewalk level and other traditional urban form elements.

61 Downtown Form Regulation

62 Future Connectivity & Frontage Classification Map Road extensions need to create development blocks with multi-sided access Glenview; Homewood and Park Avenue from Green Bay to 1st St. New Roadway connecting Park Avenue and Central Avenue Provide for improved connectivity Alignments are illustrative and not final

63 Downtown Form Guidelines Areas of building form controls include: Build-to-Zones (the area on the lot where a certain percentage of the front building facade must be located, measured as a minimum and maximum setbacks Building Transparency (govern the percentage of a streetfacing building façade that must be covered by glazing (e.g., transparent windows and doors) Blank Wall Area (areas on the exterior facade of a building that do not include a substantial material change; windows or doors; columns, pilasters or other articulation) Street-Facing Building Entrances (Required street-facing building entrances must provide ingress and egress for residents and customers, Additional entrances off another street, pedestrian area or internal parking area are also permitted)

64 Pedestrian Frontage Streets Downtown s primary pedestrian-shopping streets where the highest level of walkability is expected and desired. Buildings are pulled up to the front property line Buildings are designed to promote pedestrian interest, comfort and safety.

65 Vehicular Frontage Streets Streets that generally carry the greatest volumes of traffic at higher speeds than along other downtown streets. Higher speed requires wider parkway/sidewalk, and greater building setback The regulations allow greater flexibility in terms of building location and site design.

66 Neighborhood Frontage Streets Downtown streets that are not classified as pedestrian or vehicular streets. Streets typically include a mix of residential and nonresidential building types Regulations allow flexibility in terms of building location and site design.

67 Proposed Zoning Map Amendments Proposed Map Amendments implement the proposed text amendments PC recommendation nearly identical to Lakota team recommendations Except 1660 First Street (Sheridan Square condo retained in RO zoning district as opposed to B4-5)

68

69 Proposed Zoning

70 First Street Lakota Recommendation: B4-5 Staff recommendation: Retain RO zoning PC Recommendation: Accept Lakota team recommendation:b4-5

71 RM1 to RM2 Zoning Change Existing uses are already legal nonconforming Area rezoned to RM1 in Glenview Ave; Homewood Ave; Green Bay Rd

72 Recommendation The Department of Community Development respectfully recommends that the City Council consider the findings of fact and recommendation of the Plan Commission and direct Corporation Counsel to prepare ordinances amending the text and map of the Highland Park Zoning Code pertaining to regulations for areas located in the City s Central District.

73 City Council Consideration of Findings of Fact Related to Proposed Zoning Map and Text Amendments for the Central District City Council July 14, 2014

74 Additional Slides Previously used at Plan Commission public hearings

75 Article VII: Lot Area Current HP Code Recommendati on. R0 21,780 s.f. 21,780 s.f. B4 No min. lot area na B4-4 na No min. B4-5 na 15,000 (1) B4-6 na 25,000 (1) B5 No min. B5: no min lot area but more density and ht when lot is >15,000 (1) Lots with less lot area than required will be subject to the B4-4 requirements.

76 Article VII: Residential Density Current HP Code Recommendatio n R0 50 du/ac 50 du/ac B4 15 du/ac na B4-4 na 50 du/ac B4-5 na 65 du/ac B4-6 na 81 du/ac B5 No min. B5: du/ac based on lot size

77 Article VII: Building Height Current HP Code Recommendation. R0 45 feet 4 stories/50 ft B4 3 stories/40 ft na B4-4 na 4 story & 51 ft 4 story & 51 ft (PD) B4-5 na 4 story & /51 ft 5 story and 63 feet (PD) B4-6 na 4 st/51 ft 6 story & 75 ft (PD) B5 3 story & 40 ft 4 story & 50 ft (PD) Less than 15,000 s.f. 4 story & 51 ft 4 story & 51 ft (PD) 15,000 or more s.f. 4 story & 51 feet 5 story & 63 feet (PD)

78 Article VII: Historic & Proposed Building Ht. Restrictions District 1968 Code 1978 Code 1997 Code Consultant Proposal Staff Proposal RO (was F Multi-Family of H Central Business Dist in 1968) 35 ft 45 ft 45 ft 4 stories/50 ft 5 stories w/pud 4 stories/50 ft 5 stories w/pd * B4 (H-1 Business in 1968 Code) 3 stories/45 ft 45 ft. 3 stories/40 ft 4 stories/45 ft (w/pud) B4-4: 3/45 (4/PD) B4-5: 4/45 (5/PD) B4-5: 5/45 (6/PD) 4 story/50 feet with increases to 6 stories per intensity district w/pd B5 (H Central Business in 1968 Code) 3 stories/45 ft 60 ft 3 stories/40 ft 4 stories/50 ft (w/pud) B5-4: 3/45 (/PD) B5-5: 4/45 (5/PD) 4 story/50 feet with increases to 5 stories when it >15,000 sq ft in PD

79 ARTICLE VIII: OFF-STREET PARKING AND LOADING Proposed changes based on: Transit-oriented nature of downtown Philosophy that downtown parking issues are best addressed as an overall district, rather than parcel-by-parcel. Approach promotes a park-once approach, treating the entire downtown area much like a large shopping center. Parking requirements are minimums. Developers can provide additional offstreet parking (w/in limits) to match their development needs.

80 1770 First Street - Optima Building 7 Stories - 70 Feet

81 513 Central Chase Bank Building 5 Stories - 64 Feet

82 Sunrise Assisted Living 4 Stories - 50 Feet

83 Article VIII: Retail and Service Parking Requirements Current Requirements Retail and Office: spaces/1,000 s.f. Restaurant: 10.8 spaces/1,000 s.f. Proposed Requirements None for first 2,000 s.f.; then 2.5/1,000 s.f. No change proposed for Medical Offices; Hotels

84 Article VIII: Off-Street Parking & Loading (MF Residential) Land Use Multiple Family Dwellings in RO, B4 and B5 Dwellings above first floor of only retail or office in RO, B4 and B5 Dwellings as Part of a Planned Development Residential Guest Parking in RO, B4 and B5 Non- planned development and planned development Current Highland Park Code Parking Spaces Studio 1.25/du One bedroom 1.5/du Two or more 2 In addition, Guest Parking shall be required as specified in the Table of Guest Parking Requirements One per residential unit No guest parking requirement Studio 1.25/du One bedroom 1.5/du Two or more 2 In addition, Guest Parking shall be required as specified in the Table of Guest Parking Requirements 0.25/du if > 5 units 0.5/du if < 4 units Staff Recomm. The greater of 1.4 parking spaces per dwelling unit or the amount calculated using the following parking rates: 0 to 999 s.f. = 1/du 1,000 1,699 s.f. = 1.5/du 1,700 s.f. or larger = 2/du No change from consultant recomm.

85 Retail and Service Parking Land Use General retail sales and related service uses in the RO, B4 and B5 Zoning Districts Personal services establishments and custom craft uses in the RO, B4 and B5 Zoning Districts Current Highland Park Code Parking Spaces Typically 3.3/1,000 sq ft Gross Floor Area (GFA) [ Recommendation None for first 2,000 sq. ft. 2.5/1,000 s.f. Typically None for first 2,000 sq. ft /1,000 sq ft GFA [ spaces/1,000 sq. ft. Food product uses in the RO, B4 and B5 Zoning Districts Typically 3.3/1,000 sq ft GFA None for first 2,000 sq. ft. 2.5 spaces/1,000 sq. ft. This exemption is only applicable one time per development and is not applied per building in a multi-building development or per tenant multi-tenant Food and beverage service uses in the B4 and B5 Zoning Districts Financial Uses in the RO, B4 and B5 Zoning Districts Range from 4 20 spaces/1,000 sq ft GFA Restaurants = 10.8/1,000 sq ft GFA Typically 2.5-4/1,000 GFA None for first 2,000 sq. ft. B4: 4 20 spaces/1,000 s.f. B5: 2.5 spaces/1,000 s.f. None for first 2,000 sq. ft. 2.5 spaces/1,000 sq. ft. building. Business Service Uses in the RO, B4 and B5 Zoning Districts Typically 2.5-4/1,000 GFA None for first 2,000 sq. ft. 2.5 spaces/1,000 sq. ft.

86 Article VIII: Parking Analysis for North Triangle and Sunset Park Development Areas Assumes build-out to the parameters of the Lakota Vision Plans; not maximum potential density Compares current Multi-Family and Business/Service Rates to proposed rates Incorporates no off-street parking for first 3,000 s.f. of building for each development site

87 North Triangle Parking Analysis Current and Proposed Parking Regulations Proposed Land Use Off-Street Parking Required Under Current Zoning Rates [1] Off-Street Parking Required Under Proposed Zoning Rates Parking Differential' Site B Site C 5 Story Hotel (55 Rooms) w/5,000 s.f. Restaurant Mixed-Use Redevelopment - 5,000 sq. ft retail w/20 du above Site D Site F Site G Site H 4 Mixed Use Buildings including 42,000 s.f. retail; 34,500 s.f. office service and 170 du 4 Residential Buildings w/100 du plus guest 2 Residential Buildings w/52 du and 12 TH plus guest 3,600 s.f. office/service building Total all proposed land uses

88 Sunset Park Vision Plan Parking Analysis Current and Proposed Parking Regulations Proposed Land Use Off-Street Parking Required Under Current Zoning Rates [1] Off-Street Parking Required Under Proposed Zoning Rates Parking Differential Site A Site C 5 Story Mixed Use: 7,500 s.f. service/office w/32 du 5 Story Mixed Use: 4,000 s.f. service/office w/24 units Site D Hotel Use; 25,000 s.f. conference space & 120 rooms 120 plus parking for conference space 120 plus parking for conference space 0 Site E Site G 5 Story Mixed Use: 4,000 s.f. retail w/22 units 6 Story Mixed Use: 9,000 s.f. retail w/60 units Site I 15,000 sq. ft service/office Site J Mixed Use Retail 50,000 s.f. (Grocery) and 33,000 s.f. Office Site K 110 multi-family du Site L 16 Townhouses Total all proposed land uses 1,

89 Estimated Student and Total Population Generation for Main Sub-Areas Lakota Zoning Plan* North Triangle Pre- School Student s Grades K - 8 Student s High School Students Adults Total Unit Type Total # 35 4 MF Apt/Condo 34 2 Est. Studio Est. 1 BR Est. 2 BR Est. 3 BR Townhouse 12 Est. 2 BR Est. 3 BR Est. 4 BR Sunset Park District Unit Type Total # 23 4 Studio BR BR BR

90 New Article XXIII Downtown Form and Design Purpose and Applicability Maintain and enhance the transit-oriented, walkable character of downtown Highland Park Proposed for B4, B5 and RO zoning districts to all new buildings Also to renovations of, and additions to, existing buildings that result in an increase of 50% or more of building s gross floor area Form and design regulations govern in the event of conflict with the area, bulk and density regulations of Article VII Provide differing regulations based on the nature of the street Frontage Classification on which the building is located (Pedestrian, Vehicular, Neighborhood)

91 Issues Related to Roadway Extensions The inclusion of the future roadway extensions is similar to designating future land use in the City s Master Plan; the community is then aware of future transportation network needs Not all of the roadways may be necessary to achieve the connectivity and block-shape goals illustrated in The Lakota Group design illustrations The implementation of the roadway extensions will be redevelopment driven- discussions for alignment will begin at the time of a development proposal Alignments are illustrative and not final; they can be adjusted Proposed development on or abutting the proposed roadways will be required to go through the Planned Development process Additional building setbacks will be imposed abutting these proposed roadways The roadways may be public or private or even developed as jointly shared parking lots with through-connections There may be opportunities to develop the roadways along property lines so that impacts are limited

92 Lot Sizes in Areas Proposed for Rezoning in B4 Areas

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94 New B4 Zoning District Concepts & B5 Regulations B4 and B5 zoning districts currently allow 15 du/ac Eliminate the B4 zoning district and establish three new density & height alternatives: B4-4: 50 du/ac; 4 story & 51 ft. B4-5: 65 du/ac; 4 story & 51 ft. (5 story & 63 ft w/pd) B4-6: 81 du/ac; 4 story & 51 ft. (6 story & 75 w/pd) B5 Central Business District: 0-14,999 SF Lot Area: 50 du/ac; 4 story & 51 ft 15,000 SF (lot area) and up square feet of Lot Area: 65 du/ac; 4 story & 51 feet (5 story & 63 ft w/pd)