Downtown Glenview Plan for Open Space by Brian Hacker

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1. Jackman Park 2. Sleepy Hollow Park

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DOWNTOWN GLENVIEW PLAN FOR OPEN SPACE

DOWNTOWN GLENVIEW PLAN FOR OPEN SPACE by Brian Hacker Masterâ&#x20AC;&#x2122;s Candidate - Physical Planning, Fall 2010 Department of Urban Planning and Policy University of Illinois at Chicago Sanjeev Vidyarthi, Ph.D. - Advisor

TABLE OF CONTENTS Acknowledgements Preface Part One: Why Plan for Open Space? Introduction The Vision Guiding Principles Executive Summary History and Background

Part Two: Challenges and Opportunities Level of Service The River Open Space/Hardscape Opportunity Sites

Part Three: Plan Concepts Green Corridor Riverside Park River Drive Promenade Linkages Green Design Elements

Part Four: Conclusion Evaluation of Goals Implementation Concluding Statement

References

Acknowledgments Village

Jeff Brady, AICP - Head of Planning Jeff Rogers, AICP - Senior Planner Jill Ziegler, AICP - Village Planner Mary Bak - Director of Development Fred Gullen - Glenview Park District Andy Henry - GIS Specialist, MGP Glenview Development Department Glenview Capital Projects

UIC

Ann Barnds - Assistant to the Director, UPP Sanjeev Vidyarthi, Ph. D. - Assistant Professor, UPP All faculty and peers who educated, inspired and challenged me over the past two years

Preface I began working as the intern for the Glenview Planning Division in May of 2010, and the experience has been invaluable to my relatively short career in planning. Working alongside a capable, conscientious and insightful staff has given my work a sense of validity that has greatly complimented my university experience. Beyond my regular responsibilities, I became interested in learning more about the village and how it came to be what it is today. In addition to the knowledge I picked up every day from my coworkers, I found the village’s planning documents to be a great resource for understanding its priorities and vision for what it would like to be. Reading the Milwaukee Avenue Corridor plan, Waukegan Road Corridor plan, Downtown Development Plan, and the Master Plan for The Glen taught me a great deal about the Village, as well as how a community creates and enacts plans. I came to see Glenview as a functional model that could address all of my questions and curiosities on how planning happens in the “real world.” With a population of almost 50,000 it is large enough to face challenging and complex planning issues, yet still small enough to maintain a sense of cohesiveness and not be overwhelming. I also became acquainted with the many remarkable places in the Village, like The Glen, a major planning achievement, and the many beautiful natural areas like Lake Glenview, Techny Basin, and The Grove. I believe the commitment to planning and conservation evident in these places is one of the major reasons why Glenview stands out among its neighbors as a unique and desirable place. It’s possible that it’s due to all the time I had to daydream while walking back and forth to Village Hall from the Metra station, but among all of the places in the Village that stand out, I found myself the most interested in its small-scale, traditional downtown. Though it has its share of small-town, main street charm, it was clear to me that it suffered from the trend towards regional malls and shopping centers that hurt downtown shopping districts

across the country in the mid to late 20th century. Despite this, it clearly holds value to the community as the location of Glenview’s beginnings and I saw it as a place with great potential. It has historic buildings, walkable, tree-lined streets, a river running through it, and access to transit, which makes it conveniently close to Chicago. As a planning issue, it captured my attention and stirred my creativity as I imagined ways to improve on its traditional assets to make it a center of activity in the Village. Additionally, many of its assets appealed to my interest in sustainable planning practices that focus on transit-oriented development, reducing automobile dependence, and preserving natural areas. When it came time to choose a topic for this project, I felt that Downtown Glenview was an easy choice given the time I had spent thinking about what’s there and what could be. From a broader perspective, there was no question that it was a worthy effort to show the importance of transit-served downtown districts in suburban communities. Places like Downtown Glenview have great potential to become sustainable neighborhoods with their traditional design elements that promote walkability. Although my work focuses on open space, this notion was a significant motive in my decision to take on this project. Overall, it allowed me to take the ideas and concepts that I found inspiring and relevant, and apply them to a tangible place with a strong sense of character and history. Despite the inability to undergo a proper public participation process, I made an effort to ground my work in the existing atmosphere of Downtown as best as I possibly could. The result was a work I found rewarding, and enjoyable, even considering the immense effort and all of the sleepless nights it took to reach the final product. I hope it will provide a constructive contribution to the ongoing dialogue of how to make Downtown Glenview, as well as the entire village, a better place.

PART ONE WHY PLAN FOR OPEN SPACE?

1.1 Why Plan for Open Space?

Why Plan for Open Space?

Over the years, changing patterns of development and transportation have detracted from these traditional assets in Downtown. When car-oriented retail centers came to dominate the commercial market in the 1950’s and 60’s, it began to lose the commerce that had made it the epicenter of activity in the community for nearly 100 years prior1. Despite its vital location and great potential, Downtown has now become an underutilized district that does not reflect its important role as the seat of the Village’s history, a destination for visitors, and a center for transportation.

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A walk down Glenview Road leaves no question that Downtown Glenview embodies elements similar to other prominent, traditional suburban downtowns in the region. A centrally-located rail station, historic buildings, small storefronts, and the North Branch of the Chicago River stand out as memorable sights to the casual visitor. These assets evoke the experience of the American “main street” that is iconic and nostalgic for so many. They draw their character and identity from recognizable landmarks, such as civic buildings and public spaces, and a practical organization that is easy to navigate.

East Lake Ave.

Glenview Rd.

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O pe n Spa c e

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V illa g e Bound a ry

Figure 1-1 Map of Glenview showing location of Downtown The disjointed development of more recent decades has pulled activity away from the tree-lined sidewalks of Glenview Road. Parking lots are abundant and underused, building setbacks break the street wall affect, and its walkability is hindered by incompatible uses. Additionally, the existing layout lacks a central point of focus, with no major public gathering space to encourage visitors to stop and interact with their surroundings. Its greatest natural asset, the West Fork of the North Branch of the Chicago River, is isolated from street activity by the retaining walls and fences of private land, making it inaccessible to the public.

These current conditions have prompted the need to create a cohesive vision for Downtown that will build upon its assets and restore its role as the Village’s historic center. The Plan for Open Space focuses on the public realm as an initial step to accomplish this. By designing a strong public framework in accordance with the desired vision for Downtown, the Village will set forth an organizing hierarchy that provides a striking context for future development. In addition to its function as a revitalization strategy, a network of open space offers an array of public benefits that exemplify Glenview’s commitment to its residents’ quality of life.

1.2 Why Plan for Open Space?

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Lastly, open spaces provide us with with the benefits derived from living an active lifestyle. The need for outdoor rec -reational opportunities is as great as ever

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In addition to their civic function, open spaces strengthen our connection to the natural systems that are so often obscured by conventional development practices. As the influence of urban development and congestion become ever more present in our daily lives, so does our desire to reconnect with nature, and along with it, the need for open space. The water cycle, native ecosystems, and food growth are among the many natural processes that have been removed from daily life in urban settings2. But one should not have to travel miles to revel in natureâ&#x20AC;&#x2122;s beauty, or its intricate functions when they can be supported in neighborhood open spaces.

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Parks, squares, plazas, and trails define their surroundings by creating pleasing contrasts between the natural and built environments. They promote pedestrian usage by offering attractive places for outdoor activities that encourage casual social encounters between visitors. They serve as memorable landmarks to generation after generation of residents, and provide a location for public events of all kinds.

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with national levels of obesity reaching historic highs in the past decade. Over one in four adults in Illinois is obese, and according to the U.S. Census Bureau, almost 40 percent of children and over half of adults in suburban Cook County are either obese or overweight3. Health risks related to obesity can

Figure 1-2 Map of Downtown be significantly reduced by regular physical activity, which has also been found to promote healthy mental activity. Living within walking distance of neighborhood parks, trails, and safe pedestrian routes promotes better community health by making exercise a common function of daily life.

1.3 Why Plan for Open Space?

The Vision Building on a foundation of community identity, conservation and recreation, the Plan for Open Space envisions thriving public places that combine natural systems, diverse recreational opportunities, and civic landmarks in Glenviewâ&#x20AC;&#x2122;s historic Downtown. The Plan will provide benefits that are: Economic - proximity to parks increases desirability and value of

nearby properties Environmental - preserving natural systems in urbanized areas

for human enjoyment Recreational - providing activities for residents of all ages Social - where neighbors meet for spontaneous conversations,

and visitors pause to enjoy the surroundings Spatial - forming attractive view corridors and a sense of

organization

1.4 Why Plan for Open Space?

Guiding Principles The following principles set goals that inform the plan’s strategies. They are based on an analysis of Downtown’s strengths and weaknesses according to Village standards for open space, the tenets of traditional neighborhood design, models for sustainable planning, and the plan’s desired vision for Downtown.

1. Provide a minimum of five acres of open space land within Downtown to achieve the recommended level of service. 2. Provide a variety of open spaces with active and passive recreation options. 3. Create a central public place in Downtown that provides a location for events and social activities. 4. Focus open space improvements around the river corridor, making it an integral part of Downtown. 5. Protect and enhance natural assets. 6. Uphold Downtown’s status as Glenview’s historic center with a strong civic and cultural infrastructure. 7. Provide an organized framework that encourages future development complimentary of Downtown’s traditional character. 8. Create connections with Downtown shopping district to promote local business. 9. Set a precedent for environmentally sustainable design in public places by incorporating “green” infrastructure elements wherever possible.

1.5 Why Plan for Open Space?

The Downtown Plan for Open Space offers recommendations for a diverse network of open space centered around its greatest natural asset, the West Fork of the North Branch of the Chicago River. The plan consists of four primary elements that offer dynamic recreational opportunities, easily accessible from the Downtown core.

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Green Corridor: a riverwalk and floodplain restoration effort combine pedestrian amenities with environmentally sustainable improvements that promote natural habitats, absorb runoff, and beautify. Riverside Park: a walk-to neighborhood park with a sculpture playground for children, dog park, picnic areas, and a water feature fed by captured stormwater. River Drive Promenade: an underutilized right of way becomes a linear pedestrian plaza, fronted by retail establishments with outdoor seating areas, a formal garden, and a pedestrian bridge accessing the riverwalk.

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Linkages: pedestrian and cyclist routes offer safe connections between open spaces around Downtown. DEWES ST

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Executive Summary

1.6 Why Plan for Open Space?

History & Background Downtown is the seat of the Village’s history and identity, making it a natural point of activity within the community. The area surrounding Glenview Road between Harlem Avenue and Waukegan Road is home to important landmarks such as the Glenview Train Station, historic buildings like the Glenview House and Parks District building, Jackman Park, and a newly constructed public library. The “main street” stretch of Glenview Road that defines the downtown has been the heart of Glenview dating back to the days before its incorporation when a general store was established in 1837 near what is now the intersection of Glenview and Waukegan roads. After the Great Chicago Fire of 1871, the need

Historic image of Glenview Road in Downtown, circa 1910 Source: Glenview Area Historical Society

Houses on Glenview Road, circa 1910 Source: Glenview Area Historical Society

for building materials led to the expansion of the Chicago and Milwaukee Railroad through the center of what was then called South Northfield, spurring the rise of businesses that greatly contributed to the growth of Downtown. The opening of stores, hotels, saloons, and restaurants during this era greatly influenced the landscape and character of the city. Many of the business owners were integral to the Village’s growth and some of the names are still visible to this day on street signs, public facilities, and businesses. In the case of the Glen View House saloon, the building itself still stands in the center of Downtown, dating back to 18784. During the post-World War II decades, Glenview became a typical bedroom community to Chicago, but today it has taken on a more dynamic role in the region as a center for employment in the north suburbs, with facilities for a number of national corporations located there. Its proximity to the city and the Metra Milwaukee District North line also make it a desirable location for those who work in the city, but are drawn to a suburban

1.7 Why Plan for Open Space?

Though the Village has seen a consistent increase in population and property value, its downtown suffers from the inactivity and sparse development that is characteristic of many suburban central business districts. This problem dates back to the 1950’s when auto oriented, regional shopping centers, like Golf Mill, Edens Plaza, and Old Orchard drew shoppers away from smaller scale shopping districts5. Another factor affecting Downtown’s success was the development of The Glen on the site of the former Glenview Naval Air Station, which created a competing center for retail and entertainment options. This shift in activity has had a detrimental impact on Downtown’s vibrancy and pedestrian activity, yet it remains a vital element of the community for its civic importance and pedestrian-scale amenities that large-scale, shopping centers can not provide. Year

Village Population

2007 2000 1990 1980 1970 1960

46329 41847 37093 32060 24880 18132

Figure 1-3 Village population growth

Figure 1-4 Aerial Photography 1. Village of Glenview Business District Redevelopment Committee and Village of Glenview Staff, Downtown: A Vision For The Future (Glenview, 1994), 1. 2. Douglas Farr, Sustainable Urbanism: Urban Design With Nature (Hoboken: Wiley, 2008), 48. 3. Cook County, Department of Public Health, The State of Obesity in Suburban Cook County, PDF. 4. Nancy Lamaire Glazers, ed, Glenview: The First Centennial (Glenview: Paul H. Thomas, 1999), 41. 5. Village of Glenview Business District Redevelopment Committee and Village of Glenview Staff, Downtown: A Vision For The Future (Glenview, 1994), 1.

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PART TWO CHALLENGES & OPPORTUNITIES

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1. Jackman Park 2. Sleepy Hollow Park

Park District Standards The Glenview Park District has adopted service standards for parks of all scales, from the neighborhood level to regional. Due to the neighborhood-level focus of this plan, the mini-park, neighborhood park, and community park standards will be used to analyze the level of service

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The next closest open space to Downtown is Sleepy Hollow Park, located a third of a mile away from its center. Its design is more suited to recreational purposes and it is approximately seven acres, which offers a good balance to Jackman Park. When considering its importance to Downtown it comes up short for being on the fringe of an acceptable walking distance from the center and its location amid quiet, residential streets that are not conducive to pedestrian traffic. For these reasons, this plan recognizes Jackman Park as the only public, open space in Downtown. It accounts for 1.9 acres of the 65.2 that makeup the Downtown area, or 2.5% of its land area.

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Jackman Park, home to the iconic Jackman Bear Fountain that appears on the Glenview flag, is the only public open space either within the Downtown area or within walking distance of it. The first park to be dedicated by the Village in 1929, it was originally adjacent to the site of the first Village Hall, which later became the Park District headquarters and a local historic landmark. It is a neighborhood park, two acres in size with a small playground and a gazebo that is home to a weekly, summer concert series.

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2.1 Challenges & Opportunities

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Figure 2-1 Park Service

for Downtown. Figure 2-2 shows the recommended standards for the different types of parks identified by the Park District.

2.2 Challenges & Opportunities

Open Space Need Downtown currently has an estimated population of 1,200 residents and it is expected that the population in Glenview will continue to grow with Downtown absorbing a share of these new residents. The current data justifies the location of at least a mini-park and neighborhood park within its bounds. Though it is an ideal location for mini-parks considering the number of multi-family residences with limited yard space, there are currently none in Downtown. There is a neighborhood facility in Jackman park, though it does not fulfill the recommended acreage for the number of residents. The Park District requirement for neighborhood parks to be a minimum of five acres poses a conflict for an area with a more dense pattern of development, such as Downtown. Therefore, any additional open space should seek to provide a minimum of five total acres between multiple facilities that are within walking distance of most residents. For community parks, Downtown is well served by Sleepy Hollow and Roosevelt Parks, which are both within the recommended three mile range of Downtown. Figure 2-3 shows that Downtownâ&#x20AC;&#x2122;s greatest open space needs are for mini-park and neighborhood park space.

Classification

Population Served

Service Area

500-2,500

Sub-neighborhood

2,000-10,000

1/4 to 1/2 mile

2.5

2,500 sq. ft. to one acre min. 5 acres up to 20 acres 20-100 acres

10,000-50,000

1/2 to 3 miles

5.0

100+ acres

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Within 1/2 hour drive

20.0

250+ acres

Should be distrib- Within 1 hour uted throughout drive metro area

Mini Parks/ Playlots

N/A

Neighborhood Parks

2.5

Community Parks Large Urban Parks Regional Parks

Size Range

Acres/1000 Residents

Includes parkways, beaches, plazas, historical sites, flood plains, downtown malls, and small parks, tree lawns, etc. No standard is applicable.

Special Areas & Facilities

Figure 2-2 Parks Standards, Source: Glenview Park District Classification Mini Parks/ Playlots Neighborhood Park Community Park

Qualifying Park(s) None

Jackman Park Sleepy Hollow Park, Roosevelt Park

Figure 2-3 Existing Level of Service

Size

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1.9 acres

2,500 sq. ft. to one acre Min. 5

-2,500 sq. ft. to one acre -3.1 acres

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-1 acres

2.3 Challenges & Opportunities

New Urbanism Standard To analyze the level of service from another perspective, the Charter of the New Urbanism recommends that within a typical neighborhood, eight to fifteen percent of the land be devoted to open space for recreation and conservation purposes1. By this standard, the lack of service in Downtown is even greater as it calls for a certain percentage of the total land within the neighborhood to be devoted to open space. Existing (acres)

Recommended Deficit (acres) (acres)

1.9

5.2 - 9.8

Deficit (as %)

3.3 - 7.9 73-81

Figure 2-4 New Urbanist Evaluation

National Recreation and Park Association Guidelines Open space requirements vary from place to place based on need and availability of land, and different communities follow different sets of standards for this reason. The NRPA issued a set of guidelines in 1995 that is a commonly used reference for open space level of service, though it is not meant as a national standard. These guidelines propose a level of service similar to those of the Park District, though less detailed. The guidelines for neighborhood parks are less restrictive than the Glenview Park District in their

Table 2-5 applies the NRPA guidelines for a Neighborhood Park to Jackman Park.

Function

Jackman Park Gazebo recommendation for one to two acres per 1000 residents, rather than 2.5 acres, and similar in their recommendation for a size of 5-15 acres within a one quarter to one half mile service area. On the other hand, the guidelines for community parks are more demanding with a recommendation of five to eight acres per 1000 residents, rather than the Park Districtâ&#x20AC;&#x2122;s 2.5. The NRPA guidelines are not significantly different from those of the Glenview Park District to alter the suggested need for open space in Downtown. Their lack of location-specific suggestions make the Park District standards a better reference. Classification

Acres/1000

Size

The other primary element that must be considered in an evaluation of open space service is function. To cater to all members of the community, from toddlers to seniors, open spaces should be mixed and provide a variety of active and passive recreation opportunities. The functions they provide should be suited to the location and surroundings of the facility2. In considering the potential users, Downtown should be particularly diverse in the recreation options it offers as it should not only fulfill the needs of nearby residents but also the visitors it attracts as a destination for shopping and dining. While Jackman Park may offer multiple recreation options, there is opportunity to expand the service offered in Downtown to include other types of places such as community gardens, green corridors, and civic plazas. Service Area

Neighborhood Park - NRPA

1 to 2

5 - 15 acres

1/4 to 1/2 mile

Jackman Park Glenview

1.6

1.9 acres

0 to 1/2 mile

Figure 2-5

2.4 Challenges & Opportunities

Figure 2-6 River Cross Section

The River The West Fork of the North Branch of the Chicago River is one of three tributaries that converge in the near northern suburbs to feed the North Branch of the Chicago River on its journey towards the Loop. There it joins with the South Branch, which flows into the Chicago Sanitary and Ship Canal on its way to the Mississippi River system. Although it is modest in size at no more than 40 feet in width and only a few feet deep, it is an important natural amenity to Downtown. It also serves as a drainage

basin to the largest of three watersheds in the Village, which means it handles the majority of runoff and storm sewer discharge generated by the Village. Urbanization increases runoff by the construction of impervious paved surfaces that prevent infiltration, and the removal of topsoil and native plants that retain far greater amounts of groundwater than the turf grass they are commonly replaced with. These conditions lead to drastic shifts in the flow level of the river. During times of heavy rainfall, runoff and

sewer discharge significantly raise levels and velocity, causing flooding in lowerlying areas built in or near the floodplain. During dry periods, levels drop well below this and river velocity decreases. These extreme shifts are exacerbated by reduced levels of infiltration and the resultant drop in groundwater levels. In an unaffected state, groundwater stabilizes river levels by providing a constant and steady discharge while also absorbing large amounts of water during times of rainfall3.

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To deal with the impacts of these conditions, rivers are commonly surrounded by levees or walls, especially in urban areas, which is referred to as “channelization.” This is the case with the Downtown portion of the North Branch of the Chicago River, which is surrounded on nearly all sides by retaining walls, or steeply sloped berms of soil. These

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100 YearDEWES ST Flood Plain 500 Year Flood Plain ALLEY Open Space Public or Institutional

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Figure 2-7 Floodplain Map barriers have created a protective barrier from the fluctuating levels of the river, allowing for the location of buildings and parking lots adjacent to its edge. But this has not occurred without a cost. Channelization of the river has removed the important buffer zones that naturally surround rivers with vegetation. These serve an important role in a the health of a river by providing habitats, retaining flood water during times of peak flow, and absorbing

75 150

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Retaining Wall Earthen Embankment

Channelization

sediment, debris, and contaminants. The results of their removal are higher volumes and velocity of stream flow, downstream flooding, and bank erosion, which can endanger adjacent structures4.

2.6 Challenges & Opportunities

View of River South of Grove Street

View of River South of Glenview Road

Access Another impact of channelizing the river is the elimination of public accessibility. The river serves as a vital natural resource and identifying feature of Downtown, yet it is entirely cutoff from street-level activity. The grade separation created by retaining walls and steep banks does not allow for public interaction. This problem is worsened by private development built up to the riverâ&#x20AC;&#x2122;s edge, the majority of which is made up of parking lots. These conditions make it impossible for Downtown visitors to enjoy the natural assets even from non-designated, informal vantage points. In addition to this, the grade separations and unmanaged vegetation hinder view corridors. View of River North of Glenview Road

2.7 Challenges & Opportunities

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Another environmental threat is the disruption of the hydrologic cycle. This occurs when rainfall is diverted to drainage systems and water is prevented from seeping back into the ground.

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Stormwater runoff from pavement collects harmful pollutants such as oil and road salt on its way to being discharged into local river systems and wetlands via sanitary sewage systems. These substances destroy the fragile balance of ecosystems and reduce biodiversity by creating an inhospitable environment to native flora and fauna. Trash and debris that is swept into storm sewers by rainfall degrade the natural beauty and endanger plants and animals, as well.

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As previously stated, only 1.9 acres, or 2.5% of the Downtown area is devoted to open space. In contrast, there are 31.1 acres of impervious surface in the form of parking lots, buildings, and driveways. That comprises 45.8% of the land in Downtown; a number that would be far greater if public rights of way were considered. A high ratio of impervious coverage is common in dense areas, and a number of environmental threats accompany it.

DEPOT ST

FIR ST

WAUKEGAN RD

MACLEAN CT

CHURCH ST

SPRU CE D

A IGH LEH

Open Space vs. Hardscape

ALLEY

0.1

0.2 Miles

Naturally, this cycle recharges the groundwater table, removes sediment and pollutants, and provides stability to water levels in wetlands, rivers and streams. When the water table becomes unbalanced from the diversion of rainfall into sewer systems, natural systems are disrupted and habitats for native plant and animal species are harmed.

Figure 2-9 Impervious Surface Coverage 1. Thomas J. Comitta, “Chapter 18,” in Charter of The New Urbanism, ed. Michael Leccese et al. (New York: McGraw Hill, 2000), 119. 2. Duany Plater-Zyberk & Co., The Lexicon of The New Urbanism, Version 3.2 (www.dpz. com, 2002), E 1. 3. Frederick Steiner, ed., Planning and Urban Design Standards (Hoboken: Wiley & Sons, 2007), 68. 4. Frederick Steiner, ed., Planning and Urban Design Standards (Hoboken: Wiley & Sons, 2007), 71

2.8 Challenges & Opportunities

Opportunity Sites Figure 2-10 identifies locations with the potential to be converted to open space, and their relation to important landmarks. The identified sites are: 1. Riverbanks: an exceptional yet underutilized natural asset, the West Fork of the North Branch of the Chicago River holds great potential to add natural beauty and increase open space in the downtown through the restoration of its riverbanks, and their conversion from private to public land. 2. River Drive & Chase Bank Property: an infrequently used right of way, River Drive mainly serves as an access drive to a bank office with a drive-through window, and private parking lot. Financial institutions are incompatible uses for the Downtown according to the existing Downtown Development code, making this a likely choice for redevelopment. The property holds great potential for the expansion of open space due to its close proximity to the river. 3. Our Lady of Perpetual Help parking lot: a Catholic church and school with a long history in the village, OLPH occupies nearly six acres of Downtown with its sanctuary, school buildings and parking lot. The parking lot itself covers nearly two acres and is paved up to the river’s edge where it terminates in a ten foot retaining wall. The Church’s centers of activity are located around the intersection of Grove and Church Streets, leaving the rear of the facility, which lies adjacent to Glenview Road, inactive. 4. Vacant supermarket: lying on a three acre parcel that stretches from the east bank of the river to the west side of Waukegan Road, this vital downtown property has been vacant since 2007. Like OLPH, the parcel is paved to the river’s edge and terminates in a steep embankment that prevents public access to the river. The area of this parcel could allow for the creation of new open space adjacent to the river with enough land remaining for private development with frontage on Waukegan Road, Glenview’s primary commercial corridor.

LANDMARKS & OPPORTUNITY SITES

Figure 2-10

Opportunity Site: Our Lady of Perpetual Help School Parking Lot

Landmark: Train Station

Opportunity Site: Vacant Supermarket

Landmark: Jackman Park

Opportunity Site: Riverbanks

Landmark: Glenview Public Library and Jackman Park Fountain

Landmark: Glenview House

Opportunity Site: River Dr/Chase Bank

PART THREE PLAN CONCEPTS

3.1 Plan Concepts

Green Corridor VISION Downtown riverbanks will be converted to a green corridor populated with native plant life and improved natural habitats. Widening of the riverbank buffer zones, where possible, will allow for increased public access, including a riverwalk, observation points, and bridges. These improvements will establish the river as an attractive and environmentally sustainable greenway, running through the heart of the village.

Pedestrian Bridge & Overlook

Widened Riverbank

GLENVIEW RD Riparian Wetlands

Prairie River With Trail, Humboldt Park, Chicago

WAUKEGAN RD

Riverwalk

3.2 Plan Concepts

ELEMENTS The Riverwalk: Nearly a third of a mile in distance, this multi-use path allows pedestrians and cyclists to observe and admire plants and wildlife along the river. The path also provides connections to all of the elements in the proposed open space network. Pedestrian Bridge and Overlook: Located on an area of reclaimed parking lot, this elevated mini-park with a pedestrian path, landscaping, and benches offers a vantage point for enjoying the entire river corridor. A pedestrian bridge connects the Overlook to the Riverside

Overlook Area Native Wetland Vegetation

Multi-use Path

Figure 3-1 Cross Section of Green Corridor

West Fork River Corridor Improvement Project, Glenview

Park, allowing a route for children from the adjacent school to safely access the park across the river. River Corridor Restoration: Where feasible, pavement will be removed from areas along the river to create a floodplain buffer zone with gradually sloping banks and wetland terraces. The riverâ&#x20AC;&#x2122;s edge will be vegetated with native plants that transition to softwood, riparian trees. These buffer zones absorb flood waters and filter runoff from paved surfaces, improving water quality and providing a better habitat for fish. Deeply rooted wetland plants stabilize the riverbanks from erosion and provide a friendly habitat for multiple species of birds, contributing to the enjoyment of visitors.

3.3 Plan Concepts

Riverside Park

Playground

VISION The site of a former supermarket becomes a two acre, neighborhood park, transforming what was once a conventional big-box development into a dynamic open space and redevelopment opportunity fronting the Waukegan Road corridor. Features of the park include a childrenâ&#x20AC;&#x2122;s playground, dog park, picnic areas, and a water feature fed by captured stormwater. The park provides diverse amenities to appeal to a variety of visitors, while calling attention to the environmental significance of the river corridor.

WAUKEGAN RD

Bioswales

Dog Park GLENVIEW RD

Stormwater Park in Uptown Normal, Illinois

Stormwater Fountain

Mixed-use Redevelopment

3.4 Plan Concepts

Picnic Pavilion

Rain Garden

Stormwater Fountain

Figure 3-2 Cross Section of Riverside Park

ELEMENTS Sculpture Playground: a creative feature for children, with environmentally themed sculptures that also function as play elements. Dog Park: a social place that provides a practical function to residents,particularly to those in the multi-family residences and townhouses common to Downtown. A fountain runs during warmer months.

Bioretention: Bioswales, rain gardens and permeable pavers will allow for the majority of runoff from the parkâ&#x20AC;&#x2122;s off-street parking to be absorbed on-site, lessening the potential for flooding.

Picnic Pavilions: Located to provide attractive riverside views, these areas are conducive to family activities that promote Downtown as a social gathering place for the community. Sculpture Playground, Palmer Square, Chicago

Stormwater Feature: On-site detention captures and stores stormwater to be circulated through a multi-tiered fountain that incorporates a wetland garden. Filters treat the water to allow for safe public interaction, encouraging visitors to cool off on hot summer days. Infographic signs relate the importance of the hydrologic cycle, along with tips for water conservation.

3.5 Plan Concepts

River Drive Promenade

Conceptual views of River Drive Promenade

GLENVIEW RD

EG AN

Pedestrian Bridge

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The most urban of the Planâ&#x20AC;&#x2122;s elements, an underutilized right of way is converted to a formal pedestrian element located along the river. The Promenade provides a centralized location for community-wide events such as holiday celebrations, outdoor markets, and festivals, as well as a Downtown redevelopment opportunity. New mixed use buildings fronting the Promenade offer retail, dining, and entertainment options, with outdoor seating areas. A pedestrian bridge connects the Promenade to the Riverwalk and additional green space on the east bank of the river, creating a total of one and a half acres of new open space. This combination of open space, retail and entertainment will create a new center of activity in the heart of Downtown, appealing to residents of Glenview and those in surrounding communities.

VISION

Formal Garden DEWES ST

Residential Redevelopment

Pedestrian Mall & Mixed-use Development

3.6 Plan Concepts

Pedestrian Mall with Retail & Dining Options

Multi-use Path Riparian Wetland

Green Space

Figure 3-3 Cross Section of Promenade

ELEMENTS Mixed Use Redevelopment: Located on the site of a drive-through bank and private parking lot, two mixed use buildings front the Promenade with off-street parking in the rear. Retail is acceptable for the ground floor uses with a focus on entertainment and dining options with outdoor seating. Remaining floors can be devoted to office and residential uses. Frontages should have zero setbacks to the Promenade and be designed in a manner suited to its pedestrian-oriented character. Formal Garden: A beautifying element displaying a wide variety of decorative plant species with benches for seating.

Pedestrian Amenities: Benches and landscaping line the Promenade to encourage visitors to congregate and engage in social activities. A row of trees offers shade, and a landscaped area of native plants separates the Promenade from the riverbank and wetlands to protect natural habitats, as well as provide a beautifying element. Decorative lighting serves both aesthetic and safety functions. Pedestrian Bridge: A functional and aesthetic element, the bridge connects the Promenade and Riverwalk while also providing an attractive site from the Glenview Road corridor.

Pedestrian Friendly Streetscape in Downtown

3.7 Plan Concepts

Linkages Pedestrian and bike routes safely link the proposed open spaces with existing parks and recreation opportunities, as well as other Downtown attractions. Where possible, routes are chosen to coordinate with existing plans to expand bikeway facilities.

Proposed�Bike� Lane Proposed��Bike� Route Proposed�Trail

3.8 Plan Concepts

Green Design The use of sustainable green infrastructure is recommended throughout all relevant areas of the proposed open space network. Best practice features include: Bioswales: Bioswales are shallow channels planted with native vegetation that capture and filter rainwater. Perennials and shrubs with deep root systems absorb high volumes of water and promote infiltration. Bioswales also function as attractive landscaping features that require little maintenance1. Permeable Pavement: Available in different forms, this is a form of pavement installed on a porous base that allows water to infiltrate into the ground.

Bioswale Native Landscaping: The use of trees, shrubs and groundcover indigenous to the region. Native plants are adapted to climate conditions and therefore, require little irrigation or fertilization. They are significantly more resilient to pests and disease than non-native species. Green Roofs: A roof covered by plants and porous material that captures water, set on top of a waterproof layer. Green roofs reduce runoff by absorbing rainwater, and reduce heating and cooling costs by providing insulation to the building.

Green Roof on Evelyn P. Tyner Interpretive Center in Glenview.

Source: Hydrotech USA

1. Village of Tinley Park, Downtown Legacy Plan, (www.tinleypark.org, 2009), 4.11.

PART FOUR CONCLUSION

4.1 Conclusion

Evaluation of Goals

This section provides a summary of how the proposed strategies will achieve the Plan’s goals. INCREASE DOWNTOWN OPEN SPACE The open space network proposed by the Plan provides an additional 3.9 acres in the Downtown core. Together with the existing acreage of Jackman Park, this brings Downtown within the recommended requirement for walk-to open space, and raises the percentage of land devoted to open space from twoand-a-half to nearly nine percent. These improvements will provide residents with a high level of open space service and walkable amenities. Existing Proposed Total % Of Down- Recommended (acres) (acres) (acres) town Area by Park District

1.9

3.9

5.8

8.9%

5.0 - 6.0

Figure 4-1 Proposed Open Space Increase

PROVIDE A VARIETY OF RECREATION OPTIONS The Plan proposes diverse recreational uses within a relatively small land area to offer points of attraction for all visitors and age groups. The recreational opportunities proposed by the Plan are: • Bike and pedestrian trail • Children’s playground • Conservation areas • Dog park

• • • • • • • •

Informational signage Green space for informal use Picnic pavilions Gardens Observation point Multi-purpose outdoor event space Social gathering areas Water feature

RESTORE DOWNTOWN’S TRADITIONAL CHARACTER & PROMOTE THE CENTRAL BUSINESS DISTRICT The open space network proposed by the Plan pursues multiple strategies to restore Downtown’s traditional character as an historic, pedestrian-oriented, shopping district. Features like pedestrian bridges, the River Drive Promenade, and Riverside Park stormwater fountain have the potential to become iconic landmarks that visitors will come to associate with Downtown for years to come. These elements will foster a “sense of place” by creating a distinct network of public elements unique to Glenview, making Downtown an attractive destination to north suburban residents. Downtown’s historic character will also be enhanced by the conversion of sites that are out of scale with their surroundings to development more fitting of a pedestrian-scale shopping district. The proposed Riverside Park converts a conventional, big-box style, commercial space with a large, obtrusive parking lot into public open space and a redevelopment parcel on Waukegan Road more suited to the existing

4.2 Conclusion

character of the corridor. The River Drive Promenade proposes the redevelopment of a centrally-located parcel that is currently devoted to a bank building and private surface parking lot, both of which are incompatible uses for the desired Downtown character. The Promenade concept creates a strong opportunity for ground-floor retail development by locating it adjacent to a highly visible public space intended for hosting events and attracting pedestrian traffic. This will serve as a powerful economic development tool, drawing visitors to Downtown for shopping and entertainment purposes.

PROTECT AND ENHANCE NATURAL ASSETS The Plan will bring about a “greening” of Downtown by capitalizing on the river’s potential as an important natural resource and reclaiming sites that infringe upon environmentally sensitive areas. The plan strives to create a mutually enhancing balance between conservation and recreation. The environmental improvements proposed by the plan are: • Widening of riverbank buffer zones • Creation of wetland terraces in floodplain • Planting of native vegetation and trees • Bioretention methods for stormwater management • Improved wildlife habitats: birds and fish

Techny Basin Conservation Area in Glenview

4.3 Conclusion

Implementation Implementing the improvements proposed by the plan will require an ongoing effort by Village government and the Glenview Park District, conducted in cooperation with residents, local businesses and Downtown property owners. As the Plan calls for multiple improvement projects to the Downtown open space network, a phased approach should be taken that considers feasible timeframes for property acquisition and funding. The anticipated length of time for completion for each project is identified by the classifications of phase I (0-5 years), phase II (5-10 years), and phase III (10+ years).

RIVERSIDE PARK: PHASE I - II The proposed site is a parcel owned by the Village, although it will not be available for redevelopment until 2013 due to contractual agreements. Funding for demolition and construction of the park can be partially provided by the subdivision and sale of a portion of the parcel for private redevelopment. Proposed green infrastructure elements for stormwater management create the potential for state and federal grant funding through sources such as the Illinois Environmental Protection Agency.

RIVER CORRIDOR RESTORATION: PHASE I Completed in 2010, the West Fork River Corridor project is an environmental improvement project carried out by Glenview Public Works that restores wetlands, habitats, and native vegetation to “Reach One” of the West Fork of the North Branch of the Chicago River, near Glenview’s northern border. Improving the Downtown corridor is a logical continuation of this project, which should be expanded to focus on the entire stretch of the River that runs through the Village. Funding for the completed project was provided by an “enhanced loan” from the Illinois Environmental Protection Agency, made available by federal stimulus funds1. 1. “West Fork River Corridor,” accessed 10/10, http://www.glenview.il.us/de partments/public_works/natural_resources/westforkriver.shtml.

West Fork River Corridor Project in Glenview

4.4 Conclusion

RIVER DRIVE PROMENADE: PHASE II - PHASE III

LINKAGES: PHASE I - PHASE III

Implementation of this proposal is projected to be mid- to longterm. The land must first be acquired by the Village before redevelopment can occur, and a public/private partnership should be pursued for the construction of the proposed commercial buildings adjacent to the property. The accomplishment of these objectives can be subject to unpredictable shifts in the real estate market, which could have a detrimental affect on the potential for land acquisition. A potential for funding is the creation of a Downtown tax increment financing district, a tool that has been affectively used to revitalize the downtown districts of nearby communities such as Arlington Heights. Feasibility studies should be undertaken to gauge potential revenue. The proposed project would also require a public outreach process involving local business owners, Downtown property owners and residents.

Improving connectivity between open spaces should be an ongoing priority. Improvements such as adding signage to designate bike routes can be accomplished in the near term, while the installation of bikeways and trails should be coordinated with resurfacing and infrastructure improvements in cooperation with Glenview Capital Projects. A potential source of grant funding is the Federal Highway Administrationsâ&#x20AC;&#x2122; Congestion Mitigation and Air Quality program, which commonly awards grant funding for bike facilities.

Phase I: 0-5 years River Corridor Restoration Riverside Park River Drive Promenade Linkages Figure 4-2 Implementation Chart

Phase II: 5-10 years

Phase II: 10+ years

4.5 Conclusion

Concluding Statement: Planning for Sustainability In recent years, more definitive models for how we define sustainability have emerged in the planning field. It has been informed by the urban design advocacy of the New Urbanists, the land use policies of Smart Growth, and the US Green Building Councilâ&#x20AC;&#x2122;s LEED program for energy efficient development. When integrated, the major tenets of these movements set forth a holistic program for designing and building communities that are environmentally responsible, with an emphasis on walkable amenities, access to nature and resource conservation2. The fundamental principles are dependent on one another for overall success in sustainable neighborhoods with the goal of providing an equitable quality of life while minimizing environmental impact. The USGBC has created a standard to rate these qualities at the community level in its LEED for Neighborhood Development Rating System, which considers factors such as design and location. The American Society of Landscape Architects has also launched a pilot program called the Sustainable Sites Initiative that employs a similar rating system for landscape and site design that can apply to open space as well as built sites. The Plan for Open Space takes guidance from the tenets of the sustainability movement, pursuing an integration of natural systems with the built environment, and providing walkable amenities that bring residents closer to nature. As a transit-served location with walkable blocks and a nearby elementary school, Downtown has great potential to be a sustainable neighborhood where residents can fulfill multiple needs within a quarter or half-mile distance. Such an achievement

Source: Encyclopedia of Chicago, www.encyclopedia.chicagohistory.org

would set Glenview apart among its counterparts in the suburban Chicago region by its commitment to future residentsâ&#x20AC;&#x2122; quality of life and the conservation of natural areas. The principles of sustainable planning offer guidelines for making that vision a reality and they should play an integral role in future plans for Downtown, as well as the entire Village. The integration of these principles into Glenviewâ&#x20AC;&#x2122;s fabric has already begun, and the Plan for Open Space promotes the continuation and advancement of this dialogue.

2. Douglas Farr, Sustainable Urbanism: Urban Design With Nature (Hoboken: Wiley, 2008), 41.

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Gorsche, Jennifer K. “Circular Logic Reshapes Downtown Normal.” The Architect’s Newspaper, August 16, 2010. Accessed October, 2010. http://www.archpaper.com/ e-board_rev.asp?News_ID=4768

Calthorpe, Peter. The Next American Metropolis: Ecology, Community, and the American Dream. New York: Princeton Architectural Press, 1993.

National Recreation and Park Association. National Park, Recreation, Open Space and Greenway Guidelines. National Recreation and Park Association, 1995.

Conservation Design Forum. “Auburn Hills Riverwalk Master Plan.” Accessed October, 2010. http://www.cdfinc.com/ Project?project_id=92

Schroedter, Andrew. “Glenview to Pay $6.5 Million for Former Dominick’s Site.” Chicago Tribune, October 8, 2007. Accessed September, 2010. http://articles.chicagotribune. com/2007-10-08/news/0710070174_1_grocery-store-sitesafeway-village-board

Cook County, Department of Public Health. “The State of Obe sity In Suburban Cook County.” Accessed October, 2010. http://www.cookcountypublichealth.org/files/pdf/State%20 of%20Obesity_032210_bw.pdf

Skidmore, Owings & Merrill LLP. Glenview Naval Air Station Redevelopment Project: Master Plan & Design Guidelines. Village of Glenview, 1996.

Duany Plater-Zyberk & Co. The Lexicon of The New Urbanism. Version 3.2. www.dpz.com, 2002.

Steiner, Frederick and Kent Butler. Planning and Urban Design Standards: Student Edition. Hoboken: Wiley & Sons, 2007.

Farr, Douglas. Sustainable Urbanism: Urban Design With Nature. Hoboken: Wiley & Sons, 2008.

Tinley Park, Village of. Downtown Tinley Park: 2009 Legacy Plan. Village of Tinley Park, 2009.

Glazers, Nancy Lamaire ed., Glenview: The First Centennial. Glenview: Paul H. Thomas, 1999.

Village of Glenview Business District Redevelopment Committee and Village of Glenview Staff. Downtown: A Vision For The Future. Glenview, 1994.

Glenview Public Works. “West Fork River Corridor.” Accessed October, 2010. http://www.glenview.il.us/departments/public_works/natural_resources/westforkriver.shtml.

Jacobs, Allan B. Great Streets. Cambridge, Massachusetts: The MIT Press, 1993. Lynch, Kevin. The Image of The City. Cambridge: The MIT Press, 1960.