DOWNTOWN TRANSIT-ORIENTED DEVELOPMENT PLAN Village of Lake Villa, Illinois
EXISTING CONDITIONS REPORT DRAFT November 5th, 2012
SUBMITTED BY THE CONSULTANT TEAM OF: Teska Associates, Inc. | Business Districts, Inc. | wohltgroup | Fish Transportation Group
This document summarizes the work conducted for the Village of Lake Villa. The document was prepared under contract with the Regional Transportation Authority of Northeastern Illinois and was financed in part through a Community Planning Grant from the Regional Transportation Authority. The contents of the document do not necessarily reflect the official views of the Regional Transportation Authority. The Village of Lake Villa also provided funding for this project.
Lake Villa Steering Committee Members: Tom Crichton, Business Owner Lori Heitman, Village Treasurer Kevin Kruckeberg, Village Trustee Frank Loffredo, Village President Glenn McCollum, Public Works Director Dan Venturi, Township Supervisor Vern Witkowski, Zoning Board of Appeals
Village of Lake Villa
Teska Associates, Inc.
Vilage Hall 65 Cedar Avenue Lake Villa, IL. 60046 T: (847) 356.6100
627 Grove St. Evanston, Illinois 60201 T: (847) 869.2015 F: (847) 869.2059
This document was prepared by the Consultant Team of:
Teska Associates, Inc.
Business Districts, Inc.
wohltgroup
Fish Transportation Group
TABLE OF CONTENTS 1 Executive Summary
5
2 Introduction
9
3 Public Process & Community Input
19
4 Land Use & Zoning Assessment
25
Land Use Zoning Vacant Sites Water & Sewer Utilities Community Assets & Structures Parks, Open Space, & Natural Resources
5 Market Assessment Community Overview Station Area Retail Opportunities Recreation, Entertainment, & Tourism Office & Commerical Services Assessment Residential Uses Assessment Market-Supported Development Strategy
26 28 34 36 36 37
43 44 47 51 51 53 55
6 Streetscape & Urban Design 57 Signage & Wayfinding Names & Nomenclature
58 58
Logotypes & Symbols Typography Color Configuration & Construction Gateways View Corridors
60 60 60 60 62 64
7 Marketing & Branding
73
Uses Existing Image/Appearance Names Streets/Roadways/Parking Competitors/Other Downtowns Preliminary Brand Positioning
74 74 74 74 74 76
8 Transportation
79
Roadways Intersections Grade Crossings Future Improvements Metra Commuter Rail Service Future Metra Demand & Changes Bus Transit Service Pedestrian Network Bicycle Facililties Issues/Opportunities
80 80 81 82 82 86 86 88 90 91
9 Downtown Opportunities
95
Opportunity Sites
98
Executive Summary |
Section 1
EXECUTIVE SUMMARY T
he Lake Villa Downtown Transit Oriented Development (TOD) Plan is being developed to leverage the existing strengths of the downtown and build on the principles of TOD to add economic vibrancy, retain and attract new businesses and development, and enhance the character, walkability, and sense of place for the community. Key assets of the downtown include developable sites within walking distance to the Metra Station and core of the downtown, passive recreational access to Village of Lake Villa Existing Conditions Report | 5 DRAFT: November 5th, 2012
1 | Executive Summary Lehmann Park and Cedar Lake, nearby sites on major arterials, and an historic richness to the architecture along Cedar Avenue and nearby destination sites such as Lehmann Mansion. The Study Area for the plan is approximated by a ½ mile radius from the Lake Villa Metra Station, plus adjacent development sites along Grand Avenue (IL Route 132) and Milwaukee Avenue( IL Route 83). Within the Study Area, the Downtown Triangle is bounded by Cedar Avenue on the west, Grand Avenue/Route 132 on the south, and Milwaukee Avenue/Route 83 on the east. A rich public process has been designed to solicit input into the plan including the formation of a Steering Committee to guide the project, public meetings, a survey, interactive website, Community Remarks mapping tool, focus groups and interviews. Initial findings described in the report include:
Market Assessment An increase of population from 3,141 to 8,728 between 1990 and 2010, although an estimated decrease to 8,679 between 2010 and 2012; A healthy median income of $84,398 within a 5 minute drive of Downtown Lake Villa; A need to fill retail vacancies with destination businesses; A longer-term need to provide approximately 50,000 square feet in new retail space; A potential to consolidate multi-location business operations, for example, consider providing Quality Catering with a consolidated space to house their operations and truck storage, which is presently scattered on multiple sites. An asset of youth sports and recreation that can help anchor economic development efforts;
Land Use A mix of land uses made up of 36% undeveloped land, 18% single-family residential, 12% civic/institutional, 12% transportation infrastructure, 8% open space, 6 % commercial, 6% multi-family residential, and 2% industrial; A Village Center Overlay (VC-O) District that supports many of the principles of TOD; and Vacant sites available for development in close proximity to the Downtown Triangle and within the Study Area.
Figure 1: Lehmann Mansion in 1930 6 | Village of Lake Villa Existing Conditions Report DRAFT: November 5th, 2012
A long-term need to add employees within the Study Area and 5 minute drive; and A demand for additional equity multi-family and luxury rental housing as the housing market improves
Streetscape,Urban Design, Marketing & Branding “Downtown” was referred by local residents as the core commercial area along Cedar Avenue, while “The Triangle” referred to the area bounded by Cedar Avenue, Grand Avenue/132, and Milwaukee Avenue/ Route 83. Formalizing “The Triangle,” or “Downtown Triangle” might provide a way for the Village to differentiate its downtown from those of others in nearby communities; and Streetscapes, urban design, and signage need to be improved and can take advantage of unique view corridors and entryways into the area.
Figure 1.1 - Opportunity Sites within the Study Area N. Milwaukee Site #2
9 M N.
T) AD 00 1,22 e (1 Av ee uk wa iillw
Cedar Island
8
Lakeview Towers (Senior Living)
CEDAR LAKE
N. Milwaukee Site #1
DEEP LAKE
Kids Hope United
Cedar Village Apartments (Senior Living)
Post Office
Expand Public Park
Nielsen Plaza
2
Sherwood-Johnston/ Downtown Site Downtown Triangle
4
Water Tower
Pleviak Elementary Pleviak Elementary
Village Hall Fire Dept.
W. Grand Ave. (9,000 ADT)
E. Grand Ave. Ave. Ave ve e. ((17 (17,500 17,500 17, 17 ,500 00 0A AD ADT) D Walgreens
7
W. Grand Site #3
Medical Offices
W. Grand Site #2
Lake Villa United Methodist Church
3 1
Sherwood-Johnston/ Cedar Lake Rd. Site
Park Pa Par P a rk Lake Villa Sewer Plant
McKinley M McK cK cKinley Ki l Ave. Ki A
Peter J. Palombi School
Prince of Peace Catholic Church
Streetscape improvements – which may include elements such as enhanced crosswalks, specialty lighting, landscaping, pedestrian and bicycle amenities, signage, and wayfinding – have the capacity to enliven the physical appearance and strengthen the identity of a downtown area
Lake Villa Industrial Park Site Nielsen N ielse i l en
Enterprise E ntterrprrise ses Enterprises
rk ark Pa P
N Cedar N. Ced Ce ed dar ar L Lake ake ak k ke e Rd. (4,600 ADT)
6
) DT 0A ,,220 15 e (1 Av ee uk wa illw
W. Grand Site #1
M S.
5
and can help create a downtown environment that is more welcoming and accommodating to visitors, residents, and employees
Church of Jesus Christ of LDS
Transportation Traffic counts along Grand Avenue are approximately 10,000 vehicles per day, rising to 19,000 vehicles east of Milwaukee Avenue / Route 83; Lake Villa is served by Metra North Central Service with 22 commuter trains per day. There is ample parking for existing and projected commuters;
Gateways are opportunities to utilize streetscape improvements and the surrounding built environment to create a welcoming entry into the downtown area drawing the attention of motorists, bicyclists, and pedestrians. Other key ideas that will be considered in the next phase of the plan include: Devising strategies to attract new tenants and entrepreneurs to the core downtown area, particularly along Cedar Avenue to enliven the corridor with foot traffic and activity is essential to the success of the Downtown.
Preserving the traditional single-family
Sidewalks are missing or in poor conditions throughout the Study Area and need to be repaired or installed; and
residential neighborhoods to maintain downtown’s connection to Lake Villa’s heritage;
Bicycle paths provide an opportunity to connect the Downtown Triangle with nearby amenities such as the forest preserves.
Improving existing multi-family residential properties to accentuate downtown as a desirable place to find a home to rent or buy;
Opportunities
Providing access to an expanded public park along the Cedar Lake shoreline and connected to Lehmann Park;
There are a number of opportunity sites, particularly vacant sites that hold potential for redevelopment and underutilized sites that have existing structures but could be rehabbed for more viable uses.
Attracting new businesses or light industry uses to the industrial park along Park Avenue to increase employment options; and
A safe and interconnected path system for pedestrians and bicyclists is needed to connect the Downtown with the nearby network of parks, forest preserve, recreational facilities, and other destinations
Supporting current and planned roadway improvement projects, such as the future widening of the southern stretch of Milwaukee Avenue and the pending bike path underpass beneath Milwaukee Avenue near Lehmann Mansion. Village of Lake Villa Existing Conditions Report DRAFT: November 5th, 2012
|7
Introduction |
Section 2
INTRODUCTION L
ake Villa is a unique community that grew based on several influences. From its majestic setting nestled between Cedar Lake and Deep Lake, to the mansions and estates that were built in the late 19th Century, to the advent of the railroad that anchored early industry and commercial development, Lake Villa developed an early character that is distinct from many of its neighbors. It’s downtown along Cedar Avenue and within the Downtown Triangle formed by Cedar, Grand Avenue (Route 132) and Milwaukee Avenue (Route 83), is centered on the Metra North Central Service (NCS) Commuter Rail Line, and is an underutilized asset that exhibits multiple characteristics suitable for transit-oriented development (TOD). Previous initiatives have been designed to market the strengths of Lake Villa and catalyze development Village of Lake Villa Existing Conditions Report | 9 DRAFT: November 5th, 2012
2 | Introduction throughout the Village. However, there has not been a specific plan that fully examines the potential and issues associated with redeveloping downtown to be an economically vibrant district that can respond to economic and demographic changes that call for a more walkable, destination downtown. The Existing Conditions report is part of a larger planning process to create a Downtown Lake Villa TOD Plan funded by the Regional Transportation Authority (RTA) and the Village of Lake Villa. The Existing Conditions report provides an analysis of the land use, transportation, market assessment, and urban design of the study area and will form the basis for the public planning process and the formulation of recommendations in the next stage of the process.
Historical Background
to spend the summer months in Lake Villa. In 1888 E.J. Lehmann, a prosperous retailer built a mansion (currently known as Lehmann Mansion) overlooking Deep Lake which was eventually acquired rehabilitated by the Village and today serves as a hall for weddings and receptions. He was a huge proponent of Lake Villa and helped develop a resort hotel as well as a rail depot serving the Village. The first passenger train stopped at Lake Villa on July 26th, 1886. The railroad also enabled local industry to develop, including the Knickerbocker Ice Company which cut and hauled ice from Deep Lake. Commuter train service was discontinued by the mid-20th century, but then reestablished by Metra in 1996. This is important because Lake Villa did not have commuter rail service during the post-war housing boom that hit many Chicago suburbs. The rail station was eventually reconstructed using the original architecture plans from 1886 and is currently being used as the Lake Villa station for Metra’s North Central Service Line.
Lake Villa was originally settled in the early 1800’s as a vacation retreat for Chicagoans. Many affluent people from the Chicago region would make their way north
Picture of Cedar Ave. in Lake Villa circa 1905. Photo courtesy of the Lake Villa Historical Society. 10 | Village of Lake Villa Existing Conditions Report DRAFT: November 5th, 2012
“ Lake Villa was once a resort where the affluent and many other tourists came to relax. “
Downtown Lake Villa was first centered at the intersection of Milwaukee and Cedar Avenues. The northwest corner of the intersection held a meat market, restaurant, and Dixon’s Sugar House, while the Methodist Episcopal Church of Lake Villa (currently a private residence) was located on the southwest corner. To the east of the intersection existed a post office, livery stable, and bus barn owned by E.J. Lehmann and John Stratton. A number of hotels were also in operation, from Lehmann’s Lake Villa Hotel on the east shore of Cedar Lake (now Cedar Village) to the Jarvis House and Darby House located to the north of the Lehmann Property. Over time, commercial development extended south on Cedar toward Grand Avenue, and most of the parcels at the Cedar Avenue/Milwaukee Avenue intersection were redeveloped.
The Soo Line Rail Depot Station circa 1920.
Population patterns show growth in the Village at a slow but steady rate. In 1910 Lake Villa had a population of 343 and it remained relatively stagnant until the 1940’s. By 1960 the population had increased to 903 and continued to grow at a steady but slower rate than the rest of the region. The population doubled between the 1990 and 2000 Census, and again between 2000 and 2010 according to the U.S. Census, but this masks recent population decline. Current population is estimated at 8,741 residents according to the 2010 Census Bureau.
Impetus for a Downtown Plan
L
Harvesting Ice on Deep Lake circa 1910.
ake Villa has been fortunate to have retained much of its built past providing character and sense of place to the community. Buildings such as the rebuilt train depot, Lehmann Mansion, Methodist Church, and buildings along Cedar Avenue remain largely intact. Downtown Lake Villa’s role, however, as a community and retail center has declined.. The development of surrounding municipalities, the lack of consistent development density around the Downtown, and the development of modern shopping alternatives in neighboring communities has resulted in a need to be much more proactive about what
Figure 2.1 - Population Census Data
1990 Total Population 3,141 Source: U.S. Census 1990, 2000, 2010
2000
2010
6,495
8,728
Village of Lake Villa Existing Conditions Report | 11 DRAFT: November 5th, 2012
2 | Introduction the downtown can be and to better serve the local community. Given the rich history and assets that the community has to offer, however, a central aim of this plan is to revitalize and foster a vibrant and successful downtown that provides multiple opportunities to live, work, and play. These pieces include but are not limited to the items on the following table. These assets put Lake Villa in a strong position to reclaim its role as a vibrant commercial district and central gathering place for the community, but adapted to new needs and demographic and consumer changes.
W
Transit-Oriented Development Assessment
L
ake Villa’s existing assets, physical form, and desire of the community for a more vibrant downtown center dovetail with principles of Transit Oriented Development (TOD). TOD is a planning and development methodology that merges the functional integration of land use and transit through the creation of compact, walkable, mixed-use communities
. . g . n i k r o W s ’ t a h
Strong active and passive recreational spaces from amenties such as the surrounding forest preserves and lakes to state-of-theart soccer, baseball, and lacrosse facilities. Local destination retailers such as Nielsen Enterprises draw customers from Southern Wisconsin to throughout the Chicago suburbs. Growing employers such as Vista Medical Center (located near the downtown in neighboring Lindenhurst), and Quality Catering are unique and profitable employment anchors for the Village that possess not only a strong local but regional customer base as well.
A Metra station located in the center of what is known as the Downtown Triangle, formed
12 | Village of Lake Villa Existing Conditions Report DRAFT: November 5th, 2012
by Cedar, Milwaukee and Grand Avenues provides an important regional gateway.
Underutilized sites provide a number of opportunities for redevelopment or reuse.
The physical form of the Downtown Triangle provides a unique opportunity to provide a home for “old world” charm along Cedar Avenue, as well as capture more modern retail opportunities on major arterials within close walking distance to Cedar Avenue and the Lake Villa Metra Station.
within ½ mile of a transit stop or station. The success of TOD is not limited to providing ample transit service or creating desirable environments around transit stations. TOD is focused on coordinating and complementing transit operations with a mixed-use, pedestrian friendly environment that enhances access management, roadway design/ traffic engineering, and urban aesthetics Successful downtowns create community identity, image, and a sense of place. They serve as gathering places and are the backbone of a community’s important social network. Furthermore, successful downtowns require leadership that recognizes the importance of constantly exploring new and innovative ways to sustain downtown businesses and create opportunities to attract new investment.
TOD Objectives Encourage Mixed-use development Identify desirable uses that fit into a downtown Promote higher densities to support a walkable, economically vibrant community
ACCESS MANAGEMENT Provide Sidewalk and Trails Minimize building setbacks to bring buildings closer to the street Enhance bike access and circulation Support improved parking management systems Improve curb-cut and driveway design Place Parking on the rear and side of properties
ROADWAY DESIGN/TRAFFIC ENGINEERING Provide direct routes to destinations Provide safe and frequent pedestrian and bicycle crossings Reduce street-widths
URBAN AESTHETICS Maintain attractive facades for businesses and other structures Provide an attractive streetscape with amenities Maintain quality transit facilities Provide adequate lighting
Lake Villa
40 M
il
es
Figure 2.2 & 2.3
Figure 2.2 (lower right) shows Lake Villa’s location in context to the Chicago Metropolitan region, Metra, urban municipalities, and expressways. Figure 2.3 (upper right) provides a summary of common TOD objectives.
Chicago Chicago icago ago Union Uniion Stat Station Village of Lake Villa Existing Conditions Report | 13 DRAFT: November 5th, 2012
2 | Introduction
Objectives of the Downtown TOD Plan Objectives include:
1 2 3
| Develop strategies to retain and expand existing businesses | Attract new investment to the Downtown, including new businesses | Improve the urban design of Downtown through streetscapes, public spaces, and new development
T
he Study Area of the Lake Villa Downtown TOD Plan is a ½ mile area radiating outward from the Lake Villa Metra Station plus three additional sites. A map of the Study Area is shown on Figure 2.5. Three additional sites deemed as potential opportunities for redevelopment located outside or partially outside the ½ mile TOD Study Area will also be considered. These three opportunity sites include the Sherwood-Johnston site, a piece of vacant property in the industrial park west of Milwaukee Ave., and a piece of property east of Milwaukee Ave on Grand Avenue.
| Create a branding campaign for Downtown Lake Villa
Village of Antioch
North Central Line
4 5 6
Study Area
| Design a template for gateways and signage features
| Provide recommendations to update regulations to support the character and economic vitality of Downtown
Lake Villa
7
| Develop recommendations for traffic and parking improvements that reinforce the central location of Downtown
Fox Lake
Focus Area ntra h Ce
| Suggest ways to improve transit ridership
Nort
| Improve the walkability and bikeabilty of downtown
Village of Round Lake Beach
l Line
8 9 10
Village of Lindenhurst
|
Develop ideas and designs for development or redevelopment of opportunity sites in the Downtown.
Village of Round Lake
Mi
lwa
uk ee
Dis
Village of Grayslake tric
Figure 2.4 - This figure displays the Downtown TOD Study Area in relation to the Village boundaries. As displayed, the focus area is located in the center of town around the Metra Line. 14 | Village of Lake Villa Existing Conditions Report DRAFT: November 5th, 2012
Figure 2.5: In addition to showing the general boundaries of the TOD Study Area, the map identifies important assets such as schools, civic uses, and other prominent institutions throughout Lake Villa. The Metra Rail Line, which runs from Chicago to Antioch, runs through the middle of the Study Area and the Metra Station serves as the radial focal point of the ½ mile focus area. SUN LAKE
83
Lehmann Mansion
Lehmann Site (Village Owned)
1/2 Mil e
TOD
Cedar Island
CEDAR LAKE
DEEP LAKE
Kids Hope United ited
W. Grand Ave. (9,000 (9 ADT)
T) AD 00 5,2 (1 ve eA ke au ilw Niels i llssen n Nielsen Enterpris risses Enterprises
Peter J. Palombi School
Park P Par Pa a ar ark rrk k Lake Villa Sewer Plant
etra nal/M Natio dian Cana
N. Cedar Lake Rd. (4,600 ADT)
M S. Prince of Pea Peace Catholic Chu Church
tral h Cen Nort
Study Area Village of Lake Villa, Illinois
N
- Roads - Water Bodies
0
1/8 Mile
1/4 Mile
1/2 Mile
- Parcels - Notable Buildings
- Metra Rail Station
Map prepared on 10/10/12 by Teska Associates, Inc.
Village of Lake Villa Existing Conditions Report | 15 DRAFT: November 5th, 2012
2 | Introduction
Downtown Triangle
M
any local residents commonly refer to Cedar Avenue between Grand Avenue and Central Avenue as “downtown” and a larger “Triangle” relating to the area bounded by the Cedar Avenue corridor to the northwest, N. Milwaukee Ave.to the northeast, and Grand Avenue to the south. For the purposes of this report, the term “Downtown Triangle” will be used to refer to both Cedar Avenue and the larger Triangle. The historic downtown portion of Lake Villa is bounded by Cedar Avenue, Central Avenue, and W. Grand Avenue, with the remaining portion of the triangle consisting of a residential neighborhood and suburban commercial development.
Figure 2.6: Downtown Triangle
Fo
Cedar Island
CEDAR LAKE
DEEP LAKE
Kids Hope United ited
DOWNTOWN TRIANGLE W. Grand Ave. (9,000 (9 ADT ADT) T)
DRAFT: November 5th, 2012
T) AD 00 5,2 (1 ve eA ke au ilw
16 | Village of Lake Villa Existing Conditions Report
M S.
Lake Villa
tral h Cen Nort
Park P Par Pa a ar ark rrk k
etra nal/M Natio dian Cana
Peter J. Palombi School
Niels i llssen n Nielsen Enterpris risses Enterprises
Prince of Pea Peace Catholic Chu Church
Past Studies & Relevant Documents Lake Villa Redevelopment Strategy
T
he Lake Villa Redevelopment Strategy, prepared for the Village of Lake Villa in 2009 by Teska Associates and BDI, focused on identifying the market strengths of Lake Villa in order to attract infill development and become market ready as the economy would begin to recover from the national housing and economic crisis. The plan established a number of goals and a redevelopment strategy that centered on:
Enhancing the quality-of-life of Village residents by expanding the retail offerings in the community; Advising the Village on policies that would attract quality retail and enhance the tax base of the community; and Building on the Village’s strong sense of pride and identity by better utilizing available land and enhancing the sense of place.
improvements. Following a zoning and development approval process to provide consistent zoning, design guidelines, or a form based code overlay in the downtown area surrounding Cedar Avenue and the Metra station. Significant time and effort have been committed by the Lake Villa residents and business owners to past planning and visionary exercises. Ensuring that thoughts and perspectives of the community are considered, along with development concepts and strategies, are the principal focus on this Downtown TOD Plan.
opment Strategy Lake Villa Redevel
The Redevelopment Strategy recommended strategies that would enhance and promote commercial and residential development within Village limits , including:
Setting up a concentrated marketing program. Developing financing mechanisms that could act as a financial catalyst to any potential development Creating innovative designs for infrastructure improvements and beautification strategies. Pursuing land assemblage to create marketable development units Integrating downtown improvements such as design development, public infrastructure improvements, and park
Draft February 2, 2009
1 1/30/2009
Village of Lake Villa Existing Conditions Report | 17 DRAFT: November 5th, 2012
Public Process & Community Input |
Section 3
PUBLIC PROCESS & COMMUNITY INPUT T his Downtown TOD Plan includes a vibrant public process to gain guidance, feedback, and input from public officials, local residents, property owners, businesses, Village staff, key stakeholders, and RTA and Metra representatives. The planning process contains the following elements: Data Collection; Market assessment; Development of a project website with interactive capabilities including a Community Remarks, a mapping tool for stakeholders to post comments on a map and a direct e-mail feature to send additional thoughts and ideas;
Village of Lake Villa Existing Conditions Report |19 DRAFT: November 5th, 2012
3 | Public Process & Community Input A comprehensive survey to inform market research and distribution of the survey to all residents through the Village’s water bill; Evaluation of land use and transportation needs; Development of design ideas for key opportunity sites and urban design features; Interviews with residents, businesses, property owners, government officials, and outside developers;
Preparation of draft and final plans. Once the plan is presented to and commented by the Steering Committee, the plan will be presented to the Village Board for approval. To ensure that the final plan has a broad level of support and understanding, the planning process includes an extensive public participation component in the form of surveys and open houses that are designed to involve community stakeholders and residents. Through the duration of this project, a strong focus of this report remains to craft a document that is responsive to the goals and aspirations of Lake Villa residents and businesses and based on factual information on the market feasibility of proposed recommendations.
Kick-Off Meeting An administrative Kick-Off Meeting was conducted on July 10, 2012, at the Lake Villa Village Hall with the Village officials, the consultant team, and representatives of the RTA and Metra. The purpose of the meeting was to discuss aspects of the Downtown TOD Plan, modify the project timeline, and set up stakeholder interviews with members of the community.
20 | Village of Lake Villa Existing Conditions Report DRAFT: November 5th, 2012
Stakeholder Interviews Interviews were conducted on August 14, 2012, with key community stakeholders to share and discuss insights, ideas, and visions pertaining to the Study Area. Key stakeholders that were interviewed included: Village officials, business and property owners, business tenants, developers, and members of the school board.
The stakeholder interview findings are transcribed as general action statements which are maintained on a consistent basis across the Focus Group/Stakeholder Interview process. These statements will then transform into strategies that direct specific actions and projects that the community can implement in the spirit of revitalizing Downtown Lake Villa. These general action statements are as follows:
1
| Business Uses/Types Many businesses have acknowledged that business has stabilized and slowly improved in the past year. Downtown businesses need more coordination in order to promote and complement each other. The Chamber of Commerce, Lake Villa, and adjacent communities such as Lindenhurst need to help each other rather than compete for the same resources, businesses, events, etc. A proposal for a local business directory that would be displayed inside the Lake Villa Metra Station, encouraging business patrongae among Metra riders, was seen to be beneficial to the business community. There should be less single-family homes and more commercial or mixed-use buildings with groundfloor retail or service along Cedar Ave. Currently, building enforcement has been
2
| Existing Image Many people in the region do not know where Cedar Ave. or downtown Lake Villa is located. Buildings on Cedar Ave. are in a state of disrepair. Absentee landlords and tenants are problems as well. Building maintenance by property owners has to be seen as a top priority. Cedar Ave. needs a high quality streetscape and public works upgrades (high priority). All of the students south of Grand Ave. and west of the railroad tracks go to Martin Elementary outside of the Study Area instead of Pleviak Elementary which is on the corner of Milwaukee and Grand Avenues. The student population within the boundaries of Pleviak Elementary is growing at the slowest rate of the four elementary schools. The junior high school currently has a desire to build a new junior high school on the Churchill property west of town. The market for development in Lake Villa is senior multi-family use, with a lack of demand for office, industrial, and service industries. Architectural Review Board presently exists that has design guidelines in place (ex. reviewing signs) but people don’t take it seriously enough. The quiet, vacant downtown atmosphere, while predominantly seen as a negative characteristic, was also identified by some as a positive trait that needs to be preserved.
Historic bank building on Cedar Ave. an issue as building and health codes are not being enforced. There is a worry that people may not come to Lake Villa if it is not cleaned up. Effort from property owners to invest in exterior improvements will brighten up downtown and possibly leverage more reinvestment. Several businesses have said that their customers base radiates outside of Lake Villa as much as 100 to 200 miles. Small restaurants, cleaners, Starbucks, Dunkin Donuts, Panera Bread are seen as the type of businesses that can grow and thrive in Lake Villa There would be support for programs that support small, locally owned shops. Potential businesses within downtown include medical offices specialty stores, sporting goods, bakeries/cupcake shops. There was mixed reaction among business owners to the idea of restarting the farmers’ market. The proposed Busy Brains Children’s Museum was considered as a tremendous asset and quality family destination that Cedar Ave. sorely needs. There is a need to promote unique businesses such as Internet start-ups that will eventually need commercial space.
3
| Community Character/ Brand Community events such as having a Farmers’ Market, St. Patrick’s Day Parade, Art Show, and concerts in the park are an important part of Lake Villa and help to create excitement, confidence, and pride in a community. There should be efforts to improve on current Metra ridership, as currently a very small percentage of riders and there is a large surplus of parking surrounding the station. Village of Lake Villa Existing Conditions Report |21 DRAFT: November 5th, 2012
3 | Public Process & Community Input Build on the existing artist community centered around the Antioch Fine Arts Foundation. Emphasize the need to market businesses on social media platforms such as Facebook and Twitter. Communities such as Antioch, Grayslake are seen as places that Lake Villa has the power to emulate.
4
| Transportation Cedar Ave. is currently used as a shortcut between Antioch and Round Lake. The McKinley/Grand intersection is seen as a problem intersection due to congestion with the school buses. The school district, in fact, pays for a traffic crossing guard that is stationed at the intersection when the schools open and closes. Signage on Milwaukee and Grand Avenues would help bring motorists into the Downtown Triangle and indicate key locations within the region such as the Metra station, Lehmann Park, and Cedar Ave. There were many comments about the need to improve walkability. Cited examples included missing sidewalks along Milwaukee and Grand Avenues, lack of safe crossings, and the need for a more attractive downtown that would encourage people to walk from one store to another rather than getting back in their car and leaving downtown. The surrounding Forest Preserves are connecting their open spaces and it might be beneficial to tie in local paths to these existing trails.
Figure 3.1 - Lake Villa Project Website
Project Website A project website was created to provide an online resource to keep the public informed and engaged throughout the planning process. This website enables community members to download and view documents, provide feedback, access the community survey, find online resources, and view a schedule of meetings and key dates. An e-mail function on the website allows easy communication and a means to obtain comments from the public that feed directly into the planning process. The project website is also compatible with smartphones and tablets to broaden outreach and community members through means that fit varying styles and levels of engagement. While some community members feel comfortable participating at a public meeting, others may find it more convenient to provide comments on their mobile device while commuting on the train, waiting in line at the supermarket, or watching television at home. Broader outreach engages a greater subset of the community which, in turn, deepens the input into the planning process. Project website: www.lakevilla.wordpress.com
22 | Village of Lake Villa Existing Conditions Report DRAFT: November 5th, 2012
Public Open House The first public meeting will take place on November 13th, 2012, at the Lehmann Mansion. This meeting will provide initial input to aid the team in drafting redevelopment concepts for select opportunity sites as well as providing ideas for other downtown improvements.
Community Survey
Figure 3.2 - Lake Villa Community RemarksTM mapping tool.
Community Remarks Mapping Tool
TM
A community mapping tool called Community RemarksTM is accessible on the project website which allows participants to electronically provide comments regarding the downtown on a map in order to create a visual display of key community issues. The community mapping tool:
A community survey has been administered to assess the capacity for the Village, business owners, property owners, and potential tenants to adequately serve the needs of residents and customers in the Lake Villa region. The survey was promoted via the project website, promotional fliers, and an insert with the Village’s September water bill. Survey results will be utilized to inform the preparation of economic development strategies for Downtown Lake Villa.
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Page 1
Village of Lake Villa Existing Conditions Report |23 DRAFT: November 5th, 2012
Land Use & Zoning Assessment |
Section 4
LAND USE & ZONING T
His section provides an overview of planning and urban design elements within Lake Villa’s Downtown TOD study area. The following elements are assessed: Land Use Zoning Vacancies Water & Sewer Utilities Community Assets Parks, Open Space, & Recreational Facilities Village of Lake Villa Existing Conditions Report |25 DRAFT: November 5th, 2012
4 | Land Use & Zoning Assessment
Land Use
T
he existing land uses in Downtown Lake Villa provide a range of uses that are typical of a downtown and can be expanded through transit oriented development principles. From a commuter rail station and municipal facilities to retail businesses and housing opportunities, Downtown Lake Villa has the core pieces in place to strengthen its position as a unique destination not only within the Village but the region as well. Moreover, a post office, fire station, Lehmann Park, beach, and elementary and middle schools are all within a ½-mile walking distance from the central downtown area. Local assets, such as Lehmann Park, Cedar Lake and nearby lakes and recreational facilities act as attractive amenities that have the potential to market downtown, focusing redevelopment concepts, and attracting local residents and visitors to experience Downtown Lake Villa in a unique setting. With these pieces in place, the key to this planning process will be to prepare strategies that will effectively tie the pieces together into a cohesive unit that enables Downtown Lake Villa to evolve into a place where people can find a new home, a business venture, a job, a unique product or service, a train to work, a bike trail, a day at the beach, a family friendly environment, or a piece of local history – all in one place.
The current land use composition of the ½-mile Study Area is summarized in the charts in Figures 4.1 & 4.2. The first element that immediately stands out is that over one-third (36.4%)of the Study Area currently stands as undeveloped. While the Sherwood-Johnston sites comprise a great majority of that acreage, properties on the southeastern and northern periphery also serve as prime downtown redevelopment sites. It is these redevelopment opportunity sites, and upgrades to other sites that will enable the Village to further evolve the character and strengthen the mixed use quality of Downtown Lake Villa. The next prominent land use within the Study Area is residential, which comprises 23.8% of the total land area. Out of this percentage, 17.9% (or about threefourths of all residential uses) is devoted to single-family homes that are mostly concentrated on the southwest corner of the Study Area. Half of the remaining 5.9% is senior housing. Commercial uses, which include retail businesses, restaurants, and professional offices, comprise 6.2% of total downtown land uses. Civic/ institutional uses account for 12.1% of the Study Area, and open space accounts for 7.7%. While industrial uses comprise only 2.2% of the Study Area, they act as the northern gateway to the overall industrial park located along Park Avenue.
Figures 4.1/4.2 - Land Use Distribution 36.3%| |Undeveloped
7.7%|Open Space 12.1%|Civic/Institutional 17.9%|Single-Family Residential
11.5%|Transportation 11.5%
LLand Uses - Study Area LLand Use
5.9%|Multi-Family Residential
6.2%| 2% Commercial 2.2%|Industrial
26 | Village of Lake Villa Existing Conditions Report DRAFT: November 5th, 2012
Acreage
(%) of Focus Area
OOpen Space
40.9
7.7%
SSingle-Family Residential
95.5
17.9%
Multi-Family Residential
31.7
5.9%
Commercial
33.3
6.2%
Industrial
11.8
2.2%
Civic/Institutional
64.6
12.1%
Transportation Infrastructure
61.6
11.5%
Undeveloped
194.0
36.3%
Figure 4.3: 1/2 Mile Study Area - Land Use
N LW MI AU E KE E AV
CEDAR LAKE
DEEP LAKE N WA IL M UK EE
AV E AR
L TRA CEN A VE
AD RO RAIL
CE D
E AV
LAKE A VE
O SHOSH
IL NI TRA
VILLA AV E
A VE
SHERWOOD AVE
PARK AVE
E AV
tral h Cen Nort
WHITE PINE LN
0
0.125
P !
0.25
: Metra Station
E
KEVIN AVE
E UK
WESLEY AVE
MCKINLEY AVE
BELMONT AVE
LAURIE CT
WA IL M
OAK KNOLL DR
BURNETT AVE
BALSAM AVE
째
E GRA
etra nal/M Natio dian Cana
N CEDAR LAKE RD
E GRAND AVE
S
OAK LANE DR
W GRAND AVE
BR
PARK AVE
0.5 Miles
Land Use Classifications
: Metra Rail
: Civic
: Multi-Family Residential
: Transportation
: Focus Area
: Commercial
: Open Space
: Vacant
: Lakes
: Industrial
: Residential
Existing Land Uses
Last Revised: October 8th, 2012
LAKE VILLA DOWNTOWN TOD PLAN | Village of Lake Villa, Illinois GIS data provided by the Village of Lake Villa and Lake County; map prepared by Teska Associates, Inc.
Village of Lake Villa Existing Conditions Report |27 DRAFT: November 5th, 2012
4 | Land Use & Zoning Assessment
Zoning
Residential Zoning DIstricts
Z
The five residential districts (R1, R2, SR2, UR2, and UR4) are categorized into two main categories:
oning plays a significant role in the way an area builds up over time, particularly providing the standards and mechanisms that guide the use and dimensions of land in the community.
The R1 (Residential 1), R2 (Residential 2), and SR2 (Suburban Residential 2) zoning designations are intended to accommodate low-density residential development designed primarily for single-family dwellings. Currently, most of the housing in the Downtown Triangle, as well as the neighborhood housing south of Grand Avenue/, are categorized as R1 and R2. The Kids Hope United site is also designated as R2 but has existed as a not-for-profit childhood development center before these zoning designations were established. The SR2 zoning designation currently applies to a few properties on the outer edge of the Study Area.
The current Village of Lake Villa Zoning Ordinance, adopted in 2004, consists of a multitude of zoning designations within the Study Area. As shown on the Zoning Map in Figure 4.8, the Study Area is presently composed of eleven zoning designations and one overlay district. These zoning designations include: five residential districts (R1, R2, SR2, UR2, and UR4), three commercial districts (CBD, CB, and SB), one industrial district (LI), one recreational district (CR), and one neighborhood conservation district (NC). Furthermore, the Village Center Overlay District stretches over much of the Study Area and is subdivided into three distinct sub-districts that adhere to the existing land uses within their respective areas.
The UR2 (Urban Residential 2) and UR4 (Urban Residential 4) zoning designations are intended to accommodate higher-density residential development that are of a suburban character. The category includes the apartment
Figures 4.4/4.5 - Zoning Distribution 16.9%|”Commercial” Classification
Zoning Composition - Study Area Zoning
54.7%|”Residential”
Classification
28 | Village of Lake Villa Existing Conditions Report DRAFT: November 5th, 2012
Acreage
(%) of Focus Area
Central Business District (CBD)
24.4
5.4%
Community Recreation
75.5
16.7%
Community Business
31.5
6.9%
Light Industrial
50.2
11.1%
Neighborhood Conservation
2.8
0.6%
Residential 2
187.9
41.6%
Suburban Business
20.2
4.5%
Suburban Residential 4
34.4
7.6%
Urban Residential 2
7.2
1.6%
Urban Residential 4
17.6
3.9%
complex to the east of N. Milwaukee Avenue across from Lake Avenue, and the apartment building located on Cedar Avenue. Overall, the five residential zoning districts are supportive of accommodating a range of housing types for the community, from singlefamily homes, duplexes, and townhouses to multi-family condo units, apartments, and senior living facilities. While the requirements for water and sewer facilities vary among the residential districts, access to such infrastructure will not be a major issue as capacity and availability are both viewed as being adequate or flexible for potential expansion according to the Village.
The CBD zoning district encourages the development of the existing downtown area in a fashion that would “preserve and duplicate the historic character of this area.” Additionally, most of Lake Avenue, Grand Avenue, and the Grand/Milwaukee intersection are zoned CB (Community Business), which generally calls for retail establishments that serve the community.
Figure 4.6 - 2004 Comprehensive Plan Zoning
The R1, R2, and SR2 districts, which generally accommodate low-density residential development, will be most supportive of infill development that may occur on single vacant or underutilized lots in the Study Area. Larger residential developments are generally supported within the UR2 and UR4 districts, although seeking the conditional use designation as a planned development may be more adequate for developments that include unique features or a mix of uses.
Commercial Zoning DIstricts The three commercial zoning districts (CBD, CB, and SB) are categorized into two main categories:
The CBD (Central Business District) zoning designation applies to the area situated solely within the Downtown Triangle west of the railroad tracks, and encompasses a majority of the Cedar Avenue corridor and Lehmann Park.
The map displayed to the right is from Lake Villa’s 2004 Comprehensive Plan. The 1/2 Mile Study Area has been outlined in black (excluding several opportunity sites).
Village of Lake Villa Existing Conditions Report |29 DRAFT: November 5th, 2012
1 | Land Use & Zoning Assessment Figure 4.7 - Table of Zoning Districts in Lake Villa
Zoning Districts Overview District Symbol
Zoning District
Description
CBD
Central Business District
CB
Community Business
CR
Community Recreational
SB
Suburban Business
R-1
Residential 1
R-2
Residential 2
SR-4
Suburban Residential 4
SR-2
Urban Residential 2
UR-4
Urban Residential 4
NC
Neighborhood Conservation
LI
Limited Industrial
The downtown Central Business District consists of most of the Cedar Ave. Corridor as well as the Lake Ave. Corridor. The CBD requires the development to conform to the historic character of the area, and provide a variety of uses that promotes the vitality of Lake Villa. This business zone is established to provide areas for retail establishments, which offer a wide range of goods and services. The CR zone is established to provide for commercial operation of recreation-oriented businesses in areas which are particularly suitable for recreation. The SB District is a business district intended to maintain the suburban character of LakeVilla. It requires more landscaping in order to maintain this character and provides for a pleasing street frontage that is suburban, rather than urban, in character. Established to provide low-density areas in which the principal use of land is for single-family dwellings. These areas do not require community water supply or sewage disposal facilities. Established to provide areas for single-family dwellings in areas where community water supply and sewage disposal facilities essential to public health are available or can be made available in the near future. Currently, an apartment building east of N. Milwaukee as well as two senior housing developments north of the post office (Cedar Village and Lakeview Towers). This zoning classification consists of highdensity residential. Established to provide areas of a higher density than the UR-1 zone but of a similar urban character where the community sewer and water facilities area available or can be made available in the future. A high-density residential district that is compatible with a suburban character, and is established to provide for a complete range of housing types where all types of dwelling units can be provided and where facilities, including community sewer and water facilities, are or can be made available. Intended to preserve the character of existing duplex neighborhoods and developments. Designed to prevent these neighborhoods from being nonconforming under the terms of this Ordinance even though the district they were built under has now been removed from the ordinance. This replaces the Residential 3 District. The purpose of this district Is not to create new duplex developments, but rather to maintain existing duplex areas in a conforming state. This industrial zone is established to provide areas for light industrial, office, and administrative uses, having few, if any, adverse effects on neighboring properties.
30 | Village of Lake Villa Existing Conditions Report DRAFT: November 5th, 2012
Figure 4.8 - Lake Villa Zoning Diagram
N LW MI AU E KE E AV
CEDAR LAKE
DEEP LAKE N WA IL M UK EE E AV
AR CE D SHERWOOD AVE
VILLA AV E
E GRAND AVE
PARK AVE
E E AV
etra nal/M Natio dian Cana
0.25
: Focus Area
P !
N BRETO
S DR
PARK AVE
tral h Cen Nort
WHITE PINE LN
0.125
E UK
KEVIN AVE
MCKINLEY AVE
BELMONT AVE
LAURIE CT
WESLEY AVE
0
E GRAND AVE
BURNETT AVE
BALSAM AVE
째
IL NI TRA
WA IL M
OAK KNOLL DR
O SHOSH
S
OAK LANE DR
A VE
A VE
N CEDAR LAKE RD
L TRA CEN
W GRAND AVE
P !
AD RO RAIL
AV E
LAKE A VE
0.5 Miles
: CBD (Central Business District)
: CR (Commercial Recreation)
: Lakes (Zoned as Commercial Recreation)
: SB (Suburban Business)
: R2 (Residential 2)
: CB (Community Business)
: SR4 (Suburban Residential 4)
: Metra Station
: LI (Light Industrial)
: UR2 (Urban Residential 2)
: Metra Rail
: NC (Neighborhood Conservation)
: UR4 (Urban Residential 4)
Zoning
Last Revised: October 8th, 2012
LAKE VILLA DOWNTOWN TOD PLAN | Village of Lake Villa, Illinois GIS data provided by the Village of Lake Villa and Lake County; map prepared by Teska Associates, Inc.
Village of Lake Villa Existing Conditions Report |31 DRAFT: November 5th, 2012
4 | Land Use & Zoning Assessment
Other Zoning Districts Other zoning districts of note include:
The large office and industrial area located
Suburban businesses such as this gas station on the intersection of Grand and Milwaukee surround the Downtown Triangle. The SB (Suburban Business) zoning designation calls for commercial development “intended to maintain the suburban character of Lake Villa.” Consequently, it requires more landscaping within the front of the property. Properties zoned SB are scattered throughout the Study Area and include: commercial development and the post office on the northwest corner of Cedar and Milwaukee Avenues, vacant land to the north of Kids Hope United, and property on the northeast corner of Grand and Milwaukee Avenues.
southeast of the Downtown Triangle, as well as the southern half of the Sherwood-Johnston site south of Grand Avenue, are zoned as LI (Limited Industrial) which, along with industrial uses, has the potential to include office and administrative uses as well.
Areas zoned as CR (Community Recreational) accommodate recreation-based commercial businesses as permissible uses, as these areas are highly suitable for recreation. Portions of the two Sherwood-Johnston sites and a few smaller parcels are currently zoned CR. Deep Lake and Cedar Lake are also zoned CR.
The NC (Neighborhood Conservation) zoning designation, which is intended to “preserve the character of existing duplex neighborhoods and
Commercial development in Lake Villa’s downtown area has followed two distinct patterns. The traditional core downtown area, which is bounded by Cedar Avenue, Grand Avenue, and the railroad, historically grew as the central business district with small commercial lots that continue to house a range of retail and service businesses in a quaint setting. As a result, the CBD zoning designation continues to be appropriate for the core downtown area. The other commercial areas in the Study Area are generally more auto-oriented in nature with larger building setbacks, more significant parking areas, and multiple curb cuts onto the roadway network. The next phase of this project will explore the compatibility of the CBD zoning with the auto-oriented zoning on the commercial roadways in order to determine ways to enhance economic vitality and continuity in the larger Downtown Triangle.
32 | Village of Lake Villa Existing Conditions Report DRAFT: November 5th, 2012
Cedar Ave. is currently zoned as CBD, and while most of the buildings zoned to the south are commercial, the buildings on the north side of Cedar are primarily residential in nature.
Village Center Overlay (VC-0) District
developments,” applies to a few small lots in the Study Area and is meant to maintain existing duplexes as permitted non-conforming uses. The LI zoning designation is appropriate for the industrial park along Park Avenue. The NC designation is also generally appropriate until the existing uses change, rendering the original intent to preserve duplexes irrelevant, in which case rezoning would be appropriate. The LI and CR designations will likely be reconsidered in other areas, particularly for the Sherwood-Johnston sites which hold the greatest value for major development that could stimulate transformative change in Downtown Lake Villa. Regardless of the redevelopment concepts drawn up for these two opportunity sites, there is a likelihood that the conditional use designation as a planned development will be needed to support a potential mix of uses in a unique setting to enhance the character of the sites and Downtown Lake Villa overall.
T
he Village Center Overlay (VC-O) District stretches over the Downtown Triangle as well as the S. Milwaukee Avenue corridor. Encompassing all of the Downtown Triangle as well as a portion of the S. Milwaukee Ave. corridor, the purpose of the overlay district is to, “ensure that development…reflects an integrated, pedestrianoriented, mixed-use character.” It also aims to preserve and enhance the existing gateways and corridors that were previously established. The VC-O District allows a three (3) to four (4) story maximum building height that is consistent with the appropriate sub-district. One story buildings are discouraged within this area, and taller buildings may
N LW MI AU E KE E AV
CEDAR LAKE
DEEP LAKE N
Village Center Overlay
WA IL M UK EE
AV E AR CE D SHERWOOD AVE
E GRAND AVE
E AV
PARK AVE
tral h Cen Nort
BALSAM AVE
E
etra nal/M Natio dian Cana
KEVIN AVE
E UK
WESLEY AVE
MCKINLEY AVE
BELMONT AVE
LAURIE CT
WA IL M
OAK KNOLL DR
E GRAND AVE
S
OAK LANE DR
A VE
N CEDAR LAKE RD
IL NI TRA
BURNETT AVE
Figure 4.9
Village Center Overlay (VC-0)
O SHOSH
VILLA AV E
A VE
AD RO RAIL
L TRA CEN
W GRAND AVE A AV
E AV
LAKE A VE
N BRETO
S DR
PARK AVE
WHITE PINE LN
Village of Lake Villa Existing Conditions Report |33 DRAFT: November 5th, 2012
4 | Land Use & Zoning Assessment be appropriate if the development is consistent with the architectural character of the area. While these height standards generally seem appropriate for Downtown Lake Villa, they will be reviewed in the next phase once redevelopment concepts are drafted for the opportunity sites. It may be appropriate to consider altering the height standards, along with any other regulations, to ensure they support the redevelopment concepts. The Village Center Overlay includes a portion of the Sherwood Johnston Property that fronts W. Grand Avenue, but the rest of the property remains outside the overlay district. Other opportunity sites within this overlay district include:
ď ą Three sites to the south side of W. Grand Avenue between the railroad tracks and Cedar Avenue. ď ą The Pleviak Elementary School site at the northwest corner of the Grand & Milwaukee intersection. The Zoning Ordinance recognizes the difficulties of having a uniform set of design guidelines and standards given the various physical characteristics within the Village Center boundary. Consequently, the Village Center Overlay District has been divided into three sub-sections: (1) Downtown Core, (2) Gateway Corridors, and (3) Periphery Residential. While general characteristics such as building height are still to be abided, the design guidelines for each sub-district maintain general buildto requirements and architectural guidelines consistent to the respective district it inhabits. These sub-district design guidelines will be critical to forming the foundation for an overall set of design guidelines for Downtown Lake Villa, particularly with close consideration of the proposed redevelopment concepts for the opportunity sites.
34 | Village of Lake Villa Existing Conditions Report DRAFT: November 5th, 2012
Vacant Sites
W
ithin the Study Area, multiple vacant sites are scattered throughout the area, specifically on the periphery. However, a few multi-unit commercial buildings have vacant units, including buildings along Cedar Avenue and within the two shopping plazas, Nielsen Plaza and Lake Plaza. These vacancies, for the most part, currently occur in buildings that are at least partially occupied. One of the primary intents of this Downtown Plan is to prepare redevelopment concepts for vacant sites and identify potential new tenants for vacant units. It will be imperative for the redevelopment concepts to fill vacant sites with uses that not only are compatible with adjacent uses but also add value to the character and design of Downtown Lake Villa.
Vacant Restaurant on Grand Ave. immediately west of the Metra rail
Figure 4.10 - Lake Villa Vacancies W LIBERTY AVE
N LW MI AU E KE E AV
CEDAR LAKE
DEEP LAKE N WA IL M UK EE
AV E AR CE D SHERWOOD AVE
E GRAND AVE
PARK AVE
MCKINLEY AVE
E E AV
KEVIN AVE
etra nal/M Natio dian Cana
0.25
N BRETO
S
PARK AVE
tral h Cen Nort
0.125
E UK
WESLEY AVE
WA IL M
BELMONT AVE
LAURIE CT
WHITE PINE LN
0
E GRAND AVE
BURNETT AVE
BALSAM AVE
째
IL NI TRA
S
OAK KNOLL DR
O SHOSH
VILLA AV E
A VE
OAK LANE DR
A VE
N CEDAR LAKE RD
L TRA CEN
AD RO RAIL
W GRAND AVE
E AV
LAKE A VE
0.5 Miles
Vacancies : Focus Area : Lakes
P !
: Metra Station
: Occupied Parcels
: Metra Rail
: Vacant Lots
Vacancies
: Vacant Unit(s)
Last Revised: October 8th, 2012
LAKE VILLA DOWNTOWN TOD PLAN | Village of Lake Villa, Illinois GIS data provided by the Village of Lake Villa and Lake County; map prepared by Teska Associates, Inc.
Village of Lake Villa Existing Conditions Report |35 DRAFT: November 5th, 2012
4 | Land Use & Zoning Assessment Lake Villa Fire Station
Water & Sewer Utilities
W
ater and sewer utilities are managed by the Village’s Department of Public Works, which maintains responsibility for the facilities and infrastructure located within the municipal boundaries. The Department of Public Works used to have a facility located south of the downtown area at 222 Oak Knoll Drive. Presently, the Village provides sewer service via Lake County Public Works, with potential to expand service as new developments warrant and the sewer system approaches capacity. Potential expansion will need to be explored as redevelopment concepts are prepared for Downtown Lake Villa. .In terms of water service, the Village currently has two storage facilities and one in-ground storage facility to serve its water system of shallow and deep wells within the region. While the Village’s water utility system generally has sufficient capacity to serve potential redevelopment within the Study Area, the Village is strongly considering joining the Central Lake County Joint Action Water Agency (CLCJAWA) as a means to enhance municipal water access from Lake Michigan. The 2012 summer drought contributed to this new water resource partnership, citing a dramatic drop in the water table as well as a cost increase for Village taxpayers. The project will take three or more years to develop with construction costs in excess of $40 million, spread across multiple jurisdictions
Community Assets & Structures
Lehmann Mansion
L
ehmann Mansion is named for the summer home that E.J. Lehmann, a wealthy businessman built in 1912. It sits beyond the northwest periphery of the Study Area overlooking Sun Lake. The mansion was purchased by the Village of Lake Villa in 2001 and is currently being used as a banquet facility for wedding receptions, public meetings, and special events. Lehmann Mansion represents an important link to a number of amenities within the region, which will be important to enhance the connectivity of Downtown Lake Villa to the larger region, particularly for pedestrians and bicyclists, including Sun Lake Forest Preserve to the east and southeast of the site, three available commercial sites abut the southwestern edge, and the Lake Villa baseball facility resides on the northwest edge. A trail has been proposed that would run through this site from the Downtown Triangle to the existing regional trail system on Sun Lake Forest Preserve.
O
ne of the primary functions of this plan will be to formulate strategies that strengthen Downtown Lake Villa as a vibrant, mixed-use center. Building on the history and character of Lake Villa and the existing built and natural environments throughout the community will aid in strengthening the identity and character of a place that already has a unique appeal. The following community assets and structures provide a preliminary framework to focus potential urban design, streetscape, and marketing programs for Downtown Lake Villa.
36 | Village of Lake Villa Existing Conditions Report DRAFT: November 5th, 2012
Lehmann Mansion
Old Methodist Church
T
he Old Church at the corner of N. Milwaukee and Cedar Avenues has a long history in the Village, as this corner was the initial commercial intersection within the Village. Originally constructed as a Methodist Episcopal Church, it is currently a private residence and remains largely intact. The church is within a quarter mile of the Metra station and, considering its location on a historically significant intersection, it may be perceived as a valuable commodity linked to Lake Villa’s heritage
Water Tower
Old Church
T
he Lake Villa Water Tower sits adjacent to the Metra station in the center of the Downtown Triangle. Constructed by Applied Technologies, it is a steel tank that holds 400,000 gallons of water. Its height provides a visual and aesthetic symbol for the Downtown Triangle and acts as a sign for travellers passing through Lake Villa.
Metra Station
T
he Metra station acts as a central piece of the downtown area. Serving Metra’s North Central Service Line, the station provides service from Lake Villa to Chicago in an estimated 90 minutes. The Lake Villa Station has seen gradually increasing ridership since 1997. The station is served by 241 parking spaces dispersed over a few surface commuter parking lots, with only 49% occupancy on an average weekday.
Lake Villa Water Tower
Parks, Open Space, & Natural Resources
T
he local system of parks, open space, and natural resources play a significant role in defining the character of Downtown Lake Villa. From Lehmann Park and the Chicago Kickers Soccer Club facility to the lakes and forest preserves, Downtown Lake Villa and its surroundings offer various spaces to accommodate
Lake Villa Metra Station
Village of Lake Villa Existing Conditions Report |3 |37 DRAFT: November 5th, 2012
4 | Land Use & Zoning Assessment outdoor recreational opportunities. Serving as a core component of the downtown experience, the array of built and natural open spaces in and around downtown is an asset and opportunity for Lake Villa. The opportunity lies in the potential to explore concepts to better connect these spaces for safer and more convenient access, particularly for pedestrians and bicyclists.
Park & Recreational Facilities
M
anaged by the Village of Lake Villa, Lehmann Park is regarded as the downtown facility that acts as a showcase to Cedar Lake and Downtown Lake Villa. The Village of Lake Villa also manages Steven Sherwood Memorial Park, which primarily serves as a neighborhood park for the area south of Grand Avenue but in close proximity to the downtown area. Frank M. Loffredo Park is the site of Lehmann Mansion. In addition to local parks, the Study Area includes the privately owned Chicago Kickers Soccer Club, which is located west of downtown and south of Grand Avenue. The premier soccer complex is part of a larger subset of recreational facilities in Lake Villa that serves youth and adult sports leagues for Village residents and visitors from across the region. Taken all together, the parks, recreational facilities, and lakes match well with the community’s outdoor recreation culture to create opportunities to expand recreational offerings, improve pedestrian and bicycle
Lehmann Park is widely seen as a strong amenity ase as well as the sole connection between Cedar Ave. and Cedar Lake.
access, focus downtown marketing, and enhance the identity of Downtown Lake Villa.
Forest Preserves
T
he Village of Lake Villa has an abundance of open space, as the downtown area is bounded by two forest preserves and located within two miles of four separate preserves. Sun Lake Forest Preserve sits to the immediate north of the Study Area and is adjacent to the Lehmann Mansion site and several opportunity sites identified in this plan. Sun Lake Forest Preserve, which is composed of woodlands, wetlands, and three miles of trails and a footbridge, which provide access to multiple activities such as biking, cross-county skiing, and nature/wildlife observation. Sun Lake is connected to the Lake Villa Baseball Park and Frank M. Loffredo Park (site of the Lehmann Mansion). Grant Woods Forest Preserve resides to the southwest of the Study Area across Cedar Lake Road and the Sherwood-Johnston opportunity site. The characteristics of the Grant Woods Forest Preserve can be described as open prairies, woodlands, and marshes teeming with wildlife. The preserve consists of six miles of trails, which are snowmobile-accessible in the winter and tie to snowmobile trails on adjacent property. The entrance from Cedar Lake Road, across from the SherwoodJohnston site, has a mile-long grassy trail that extends to Caboose Park in Lake Villa Township. In addition, the Duck Lake Forest Preserve and Hastings Lake Forest Preserve are located to the southeast and northeast, respectively, of the Downtown Triangle. Duck Farm boasts a 48 acre dog exercise area that serves as a regional amenity, and Hastings Lake is currently undergoing a large transformation that will add fishing piers, a boardwalk, and boat launch to the preserve.
Floodplain
U
se of the land adjacent to a river or lake has a major impact in protecting water quality, avoiding flood damages, maintaining wildlife habitats, and accessing
38 | Village of Lake Villa Existing Conditions Report DRAFT: November 5th, 2012
is identified as a floodway and cannot be developed. This area is currently part of the Sherwood Johnston opportunity site, which is identified as a prime location for downtown redevelopment. It also encompasses much of Lehmann Park from Cedar Lake to Cedar Avenue. Lake Villa’s Zoning Ordinance stipulates that building in a floodplain is permitted provided that the structures are, “strongly constructed and firmly anchored to prevent them from floating away or collapsing.” (Source: Lake Villa Zoning Ordinance Article Eight, Section 5.B(3)) Regarding floodways, however, the zoning ordinance states, “No fill shall be in the floodway or within twenty (20) feet of it.” On applying those regulations to the Cedar Lake floodplain, it suggests that, while a significant portion of the Sherwood Johnston property
Aerial photo of Lehmann Mansion with Sun Lake in the background.
water-related recreation. The area adjacent to these lakes serve as a natural resource for storing excess water during a flood. These lakes and associated floodplains need protection and consideration in order to maintain effective stormwater strategies throughout the Village. There are a number of floodplains within the Study Area, particularly centered around Deep Lake and Cedar Lake.
) DT 0A ,20 (11 ve eA ke au lw
Mi
Cedar Island
Towers (S g (Senior Living)
CEDAR LAKE
Cedar eda d Village g Ap Apartments (Senior Living)
Kids Hope United ited
Post Office
83
E. Grand d Ave. Ave e. (1 ((17 (17,500 7,500 AD 7,500 7,50 A
S. M
N. Cedar Lake Rd. (4,600 ADT)
T) AD 00 5,2 (1 ve eA ke au ilw Nielsen Niels i llssen n Enterprises Enterpris rise se ess e
Peter J. Palombi School
Park P Pa Par arrk a rk
Prince of P Catholic Ch
k Parrk . Ave
Cedar Lake currently has one large floodplain that sits to the immediate northwest of downtown and flows in a southwest manner from the southern tip of Cedar Lake to W. Grand Avenue. A portion of the center section of the floodplain
Foc us Are a N.
North of Deep Lake, for instance, portions of the Sun Lake Forest Preserve consist of a floodplain that stretches from Sun Lake to Deep Lake. Additionally, a section of the southwest corner of Deep Lake has a small floodplain located within a section of development currently being used as multifamily residential. Building development has been built around the floodplain to help minimize impact. The property is also somewhat large, providing the developer with the opportunity to develop in areas outside of the southeast corner.
Figure 4.11 - Floodplains
Lake Villa Sewer Plant
: Floodplain : Floodway
Village of Lake Villa Existing Conditions Report |39 DRAFT: November 5th, 2012
4 | Land Use & Zoning Assessment shed is home to a wetland that strings southwest from Nielsen’s to outside the Study Area. As shown on the map in Figure 4.12, this wetland, while substantial, does not appear to interfere with any existing structures or dedicated entrances to the site. Therefore, while there appears to be minimal issues with this wetland at present, caution will need to be exercised as development within the industrial park and adjacent properties occurs.
has the ability to obtain a conditional use permit, a 20-foot buffer around the Cedar Lake floodplain is to remain untouched. Careful consideration must be provided with this floodplain given its immediate adjacency to downtown. While a significant portion of the Sherwood-Johnston site remains untouched, connecting Cedar Avenue and the rest of the Downtown Triangle with this site will require careful analysis to ensure appropriate development minimizes impact on the floodplain.
Lakeview Towers, a senior citizen housing facility, currently sits on an area designated as wetlands on the eastern shore of Cedar Lake. Much of the Sun Lake Forest Preserve has been designated wetlands, as well as small pockets that are scattered throughout the Study Area.
Wetlands Wetlands within the Study Area remain less of an issue than floodplains, although there is some overlap regarding certain properties. The opportunity site next to the Nielsen’s property and the industrial park on the southeast corner of the TOD
Figure 4.12 - Wetlands (Village Owned)
Foc us M N. ) DT 0A , 20 (11 ve eA ke au ilw
Cedar Island
CEDAR LAKE
Cedar ar Village Vil Villa illage g Apartm Apa partments Apartments (Sen Living) (Senior
Kids Hope United ited
W. Grand Ave. (9,000 (9 ADT)
S.
DRAFT: November 5th, 2012
T) AD 00 5,2 (1 ve eA ke au ilw
N. Cedar Lake Rd. (4,600 ADT)
M
40 | Village of Lake Villa Existing Conditions Report
Peter J. Palombi School
Prince o Catholi
Niels Niel lsen lse n Nielsen Enter nterpri terpris ris ise is se ess Enterprises
Park P Par Pa ar a ark rrk k Lake Villa Sewer Plant
: Wetlands
Figure 4.13 - Opportunity to expand the public park along the Cedar Lake shoreline with connection to Lehmann Park and an expanded trail system serving the Study Area. LAKE
SUN LAKE
83
Explore trail connections to Sun Lake Forest Preserve
Lehmann Mansion
Lehmann Site (Village Owned)
Sun Lake Forest Preserve
Viaduct (Planned Bike Path Underpass)
M N. e ke au ilw
Cedar Island
2M 1/
Cedar eda da Village g Ap Apartments (Senior Living)
ile fro m
AD T)
LLehmann Le ehma ma ann n Park k
Kids Hope United
ra et M
Post Office
Expand Publicc Park
/4 M
y Area Stud TOD ile
CEDAR LAKE
) DT 0A ,20 11 e( Av
Lakeview Towers (S n Living) (S g (Senior
Nielsen Plaza
DEEP LAKE
Opportunity Site (42.39 Acres)
Pleviak Elementary
132
W. Grand Ave. (9,00 (9 (9,000 0 ADT)
E. Grand Ave. Ave Ave e. ((17 (17,500 17,,5 17 500 0 00 0A ADT) D
Walgreens
W l A Wesley Ave. Nielsen Enterprises
Peter J. Palombi School
Opportunity p y Site (63.5 Acres)
rk Park
Park Pa Par P a arrk
. Ave
N Cedar N. C d Lake Lak L k ke Rd. Rd Rd (4,600 ((4,600 00 0 AD ADT) DT) D
Prince of Peace Catholic Church
Lake Villa Sewer Plant
etra nal/M Natio dian Cana
Grant Woods Forest Preserve ve e
Belmont l t Ave. A
T) AD 00 5,2 (1 ve eA ke au ilw
United Methodist Ch h Church
M
Medical Offices
S.
Chicago Kickers Soccer Club
Explore trail connections to Grant Woods Forest Preserve e
tral h Cen Nort
Green Infrastructure
N
1/8 Mile
0
1/4 Mile
1/2 Mile
Village of Lake Villa, Illinois - Roads - Water Bodies
- Metra Rail Station
- Opportunity Sites
- Notable Buildings
- Potential Connections
- Metra Property
- Parcels
- Potential Bike Paths
- Parks
- Forest Preserves
* Note: Improve Bike/Pedestrian access to provide greater accessibility to Downtown and Metra Station from uses along Milwaukee and Grand Avenues.
Map prepared on 10/10/12 by Teska Associates, Inc.
Village of Lake Villa Existing Conditions Report |41 DRAFT: November 5th, 2012
Market Assessment |
Section 5
MARKET ASSESSMENT L
ake Villa’s Transit Oriented Development (TOD) Study Area, the half-mile geography surrounding the Metra Station, offers residents access to Cedar Lake, a public gathering space in Lehmann Park, recreation at Sun Lake Forest Preserve, public services at Village Hall, the Post Office, and a modest mix of personal services, specialty stores and restaurants. Within this TOD area is a core district, a triangle-shaped area bounded by the high traffic arterials Grand Avenue (Route 132) and Milwaukee Avenue (Route 83) and the much lower volume, traditional community commercial street, Cedar Avenue. The Lake Village of Lake Villa Existing Conditions Report |43 DRAFT: November 5th, 2012
5 | Market Assessment Villa community undertook this project with aspirations for this area, especially the core triangle, to provide additional development opportunities and become a true downtown. This market assessment seeks to identify Downtown Lake Villa’s unique development possibilities that can meet community and market expectations. The Market Assessment provides baseline data so that the Village, existing business owners, property owners, potential investors, and Village residents understand the market demand for specific types of retail, office, residential, and mixed use projects that would be both appropriate and financially feasible. The study also pinpoints the timing of investments, and the market development and financing challenges that must be overcome to realize successful projects. This is a component of the Downtown Development Plan that will identify design and land use changes likely to increase utilization of Downtown Lake Villa and capitalize on the Metra service as a development catalyst. It builds on the findings of the previous 2009 Lake Villa Redevelopment Strategy report and recognizes how market changes have impacted development opportunities in the study area.
Community Overview
O
riginally settled in the early 1800’s, Lake Villa was once a resort town where the affluent and many other tourists came to relax. Several of the early mansions built here at that time, still stand and are a rich part of Village history. The lakes that gave the Village its name are ringed with homes and Village owned parks. Lake Villa has recently experienced rapid population growth, doubling between the 1990 and 2000 census; 1990 however, commercial development has not Population grown proportionately. This community Lake Villa 3,141 overview identifies Antioch 7,858 elements of the overall Fox Lake Hills 2,671 sub-regional economy Lindenhurst 8,647 that are relevant to how Round Lake Beach 19.040 Lake Villa’s TOD area Round Lake Heights 1,667 fits into the region’s Venetian Village 1,400 overall economy. Later, Total: 44,424
44 | Village of Lake Villa Existing Conditions Report DRAFT: November 5th, 2012
the implementation action plan element of the study will recommend strategies and actions that position TOD as a vital element of the Lake Villa economy through physical and business mix changes.
Housing and Population Trends
F
igure 5.1 below updates the population trends for Lake Villa and six surrounding communities.
As Figure 5.1 illustrates, Lake Villa’s population growth from 2000 to 2012 was significantly higher than most of its surrounding communities. This growth resulted from a substantial increase in housing units prior to 2003, as illustrated by Figure 5.3, which documents Lake Villa’s building permit activity since the 2000 census. Although the slowing of growth in 2003 and 2004 was a policy decision, since 2005, the new homes market has faced a national economic downturn never before experienced since data on that market has been collected. The downturn has adversely impacted all residential real estate, as documented in Figure 5.2, reporting how many months would elapse before the supply of existing attached homes on the market in the Lake Villa/Lindenhurst area is sold if sales continue at the current pace. Generally, the real estate market is believed to be balanced at an inventory of approximately five months, with buyers having the advantage when there are more months of
Figure 5.1: Population Growth Comparisons
2000
2010
2012
Population
Change
Population
Change
Population
Change
6,495 9,960 2,627 12,695 26,359 1,779 2,376
106.8% 26.7% -1.6% 46.8% 38.4% 6.7% 69.7%
8,728 14,287 2,591 14,461 28,169 2,676 2,826
34.4% 43.4% -1.4% 13.9% 6.9% 50.4% 18.9%
8,679 14,295 2,574 14,366 27,903 2,647 2,803
-0.6% 0.1% -0.7% -0.7% -0.9% -1.1% -0.8%
62,291
40.2%
73,738
18.4%
73,267
-0.6%
Figure 5.2 - Single-family housing by price
March
April
May
Lake Villa/ Lindenhurst
Active Listings
Days on Months Active List- Days on Months Active List- Days on Months Market Supply ings Market Supply ings Market Supply
$0 - 299,999 $300,000 - $499,999 $500,000 and up
181 38 15
248 25.3 480
7.39 7.35 52
202 43 18
235 179 429
8.05 8.46 96
198 49 16
207 186 250
7.4 10.32 84
Total:
234
264
7.8
263
239
8.7
263
206
8.3
Data Source: MRED LLC,Midwest Real Estate Data, LLC
Figure 5.3 - Lake Villa Building Permits
Figure 5.4 - Multi-family attached housing by price
March
April
May
Lake Villa/ Lindenhurst
Active Listings
Days on Months Active List- Days on Months Active List- Days on Months Market Supply ings Market Supply ings Market Supply
$0 - 299,999 $200,000 - $349,999 $350,000 and up
33 38 15
193 25.3 480
11.7 7.35 52
36 43 18
138 179 429
12.0 8.46 96
40 49 16
139 186 250
13.3 10.32 84
Total:
234
264
7.8
263
239
8.7
263
206
8.3
Data Source: MRED LLC,Midwest Real Estate Data, LLC
Village of Lake Villa Existing Conditions Report |45 DRAFT: November 5th, 2012
5 | Market Assessment Figure 5.5 - Employment and Income Comparison
2012
2000
Current Projection
Employees
Employees per household
Average Median Per Household Household Capita Income Income Income
Average Household Income
Median Household Income
Per Capita Income
Household Income Change
Lake Villa Antioch Fox Lake Hills Lindenhurst Round Lake Beach Round Lake Heights Venetian Village
2,978 3,696 113 1,440 4,856 6,366
1.0 0.7 0.1 0.3 0.6 8.6
$71,854 $70,296 $74,913 $80,421 $62,367 $62,116
$62,585 $56,989 $67,420 $74,257 $58,785 $56,729
$24,636 $25,088 $25,971 $27,050 $17,884 $18,493
$86,787 $76,537 $87,716 $102,786 $65,928 $76,464
$77.856 $69,640 $63,272 $94,695 62,045 62,371
$31,379 $28,107 $33,205 $36,058 $19,804 $24,135
20.8% 8.9% 17.1% 27.8% 5.7% 23.1%
1,041
1.0
$71,220
$64,168
$26,501
$88,959
$84,244
$32,366
24.9%
Total:
20,490
1.0
62,291
$80,736
18.4%
15.9%
Source: © 2012, by Applied Geographic Solutions, Inc. , US Census, BDI
inventory and sellers having the advantage when there are fewer months of inventory. This hypothesis, suggests that there soon may be market demand for new single family homes selling for less than $300,000, but there will be a weak market for more expensive housing units in the immediate future. Multi-family attached housing remains weak at all price points, as indicated in Figure 5.4 on the previous page. This weak sales market for attached townhomes and stacked condominiums reflects changes in financial markets that now make it more attractive for newly formed households to rent rather than to purchase a home.
Employment & Income
F
igure 5.5 compares Lake Villa’s employment and income to the surrounding communities.
There is growing employment in Lake Villa, as it is bordered by the developing Vista Health System facility in Lindenhurst. This facility opened with a licensed full-service Ambulatory Surgical Treatment Center, comprehensive diagnostic medical imaging services, and an FAA-approved helipad on the campus. In 2011, Vista Health System added the highly-anticipated Lindenhurst Freestanding Emergency Center (corner of Grand
46 | Village of Lake Villa Existing Conditions Report DRAFT: November 5th, 2012
Avenue and Deep Lake Road). Vista Health Systems’ doctors group built an office on the Lake Villa portion of this emerging campus, and other practices are being attracted into that facility. Although Figure 5.5 shows Lake Villa lagging the Round Lake communities in jobs and Lindenhurst in household income, the continuing development of this facility promises to elevate Lake Villa’s position relative to the surrounding communities.
Shopping, Dining, and Entertainment
L
ake Villa contends in a competitive regional shopping area where the full range of national high volume tenants has locations. Figure 5.6 documents the nearby shopping centers that contain more than 250,000 square feet. As Figure 5.6 documents, Gurnee Mills is a dominant regional center that will soon exceed two million square feet ,with the addition of Macy’s and new outlet development. Destination and specialty businesses desiring to intercept Gurnee Mills customers seek locations that are closer to that center than Lake Villa. For that reason, Lake Villa’s opportunity is to attract neighborhood convenience shopping serving its population, with grocery stores and drug stores as well as quality independent businesses developed by nearby residents.
There are multi-screen movie complexes in Gurnee and Round Lake Beach that attract Lake Villa residents. Live theater performances occur at the Genesee in Downtown Waukegan.
Overview Summary Lake Villa is at the heart of a Chicago suburban subregion that has felt the impact of the national economic downturn particularly in the housing sector. However, within its sub-region, Lake Villa has an emerging economy that offers the advantage of the growing Vista Health Care Facility employment, higher income residents, and significant recreational attractions. Consequently, it can recover more quickly by appealing to commercial investors because this growing economic base provides opportunities to offer new housing, offices, services, stores, and dining to serve that health care growth.
Walgreens Pharmacy at the intersection of Grand and Milwaukee Avenues
Station Area Retail Opportunities
L
ake Villa’s TOD area market differs from centrally managed shopping centers because it offers the elements of a traditional downtown, including Village Hall, a post office, residential units, financial services, religious institutions, stores, restaurants recreation, and community identity icons like Lehmann Park and Mansion. This mixed use environment gives Lake Villa businesses in the study area access to a market that is more diverse than the centrally managed centers. These markets are:
Community Affiliated: Successful
downtowns often define the character of a community. With pride, residents bring guests to dine in independent restaurants and seek special items at unique stores. The downtown serves as a setting for community festivals that draw residents. This relationship creates an affiliation that makes community residents an important market for a downtown.
Pedestrian: Residents living within a one
half mile walk to downtown are particularly intense users. The frequent trips and presence of these nearby residents add vitality even when businesses are not open, so this market is more important to the success of downtown than its spending power suggests.
Figure 5.6 - Shopping Centers
Mall Name
Address
Square Feet
Parking Spaces
Site Size (Acres)
Total Stores
Date Opened
Fox Lake Crossing
Big Hollow Rd., & SR 59
400,000 sf
620
28
19
2002
463,980 sf 382,911 sf 282,049 sf 475,397 sf 1,810,682 sf
N/A N/A 1,593 $62,367 $62,116
N/A 25 N/A N/A 11,400
40 15 20 N/A 326
2008 1995 1997 15 208
Mundelein Crossings Routes 60 & 83 Rollins Crossing E. Rollins Rd. & E. Mallard Creek Dr. Stonebrook Commons Grand Ave. & Stonebrook Dr. Grand Hunt Center Hunt Club Rd. & Grand Ave. Gurnee Mills I-94 & Grand Ave. (IL 32) ©2012 Directory of Major Malls, Inc.
Village of Lake Villa Existing Conditions Report |47 DRAFT: November 5th, 2012
5 | Market Assessment Convenience (also bicycle): If one can
drive to obtain needed items within five-minutes, that location can be the routine choice to meet everyday needs if it offers desirable quality and variety. Convenience shoppers are the core market for most neighborhood retail clusters. In serving the broader community, effective downtowns also serve their surrounding neighborhood. This five-minute drive time market also identifies the homes of bicyclists who can pedal downtown in ten-minutes or less and encompasses the one-mile pedestrian market. These markets add recreational users to the convenience mix. The convenience five-minute drive time is the primary trade area for Lake Villa’s TOD study area. It should provide 60% to 85% of the spending captured by TOD area businesses.
Businesses such as Nielsens have a regional customer base from as far as 100 to 200 miles away.
Destination: The businesses gaining the
smaller percentages of their sales from the convenience market create a destination draw for an area as their unique offerings attract shoppers from a larger geography. Customers from this secondary trade area add sales to adjacent convenience businesses. The stores attracting this market also give the area a unique character that differentiates it from other shopping alternatives. It is important to note that, although the sales volume from this market is a smaller percent of the total volume, these marginal sales add significantly to the profits of all businesses
and, without destination customers, few businesses can meet their operational goals. Using Lake Villa’s Metra Station as the midpoint, Figure 5.7 highlights key demographic and spending characteristics of these markets. To turn the spending power into sustainable retail square footage, this table divides spending power by $300 average sales per square foot (ICSC, Center View; U.S. Mall Performance, February 2011).
Figure 5.7 - Downtown Lake Villa Market Demographics
Lake Villa Total Population 7,821 Population Density (Sq. Mi.) 1,221.00 Average Household Income $94,080 Median Household Income $82,370 Per Capita Income $33,466 Number of Employees 1,908 Jobs Per Household 0.7 Annual Spending Power $121,554,319 Supported Square Feet 405,181 Source: © 2012, by Applied Geographic Solutions, Inc.
48 | Village of Lake Villa Existing Conditions Report DRAFT: November 5th, 2012
1/2 Mile
5 Minutes
15 Minutes
1,013 1,285,90 $83,563 $74,679 $31,269 274 0.6 $19,846,047 66,153
11,304 1,745.30 $97,197 $84,398 $35,593 2,444 0.6 $18,831,402 622,771
164,225 1,803.70 $90,199 $77,894 $31,662 48,537 0.8 $2,424,324,368 8,081,081
Lake Villa’s core triangle area’s retail and restaurant businesses are a mix of stand-alone businesses along Grand and Milwaukee Avenues, two multi-tenant unanchored strip shopping centers, and occupants of a cluster of vintage commercial buildings on Cedar Avenue near the Village Hall. There currently is little connectivity between the businesses with single family housing interspersed within the commercial uses. Although there has been extensive remodeling of some properties, no new commercial construction has been built within the triangle in the past 20 years. This plan seeks to create a strategy that knits these properties into a true downtown by rehabilitating or redeveloping buildings in a manner that offers the community an environment that residents can proudly embrace as the symbolic center of Lake Villa. That pride comes from unique experiences and shared community memories. In addition to community events, those experiences and memories will involve private organizations, business owners, and property owners investing in events and providing uses that inspire residents. Although BDI’s experience suggests that, suburban downtowns must have 100,000 to 150,000 square feet of well-maintained commercial space tenanted with a balanced mix of restaurants, services, and specialty stores, that mix emerges from an initial mix dominated by businesses that generate high visit frequency, and often
Commercial businesses are, for the most part, absent around Lake Villa’s Village Hall (above) in addition to Cedar Ave as a whole.
Example of a typical stand-alone business on the northeast corner of Grand and Milwaukee Ave. involve parents waiting for their children or relaxing over food as they ponder a decision. Tutoring, private lessons, therapy services and financial advisors are these types of destination businesses. These businesses create experiences and will provide customers for convenience and food related businesses. As the business mix matures beyond destination businesses, the key will be encouraging businesses unlikely to be undermined by growing internet spending to choose a Downtown Lake Villa location. Restaurants are a prime internet proof business and successful downtowns often have over one third (1/3) of their space filled with restaurants that vary from carry-out out to fine dining. Another key internet proof business is temporary space that transform seasonally. For example, the spring offers garden plants and gardening supplies while the fall brings school/team uniforms and the holiday season brings handmade gifts. The presence of a Metra Station, Village Hall, and the post office adds to the study area’s downtown ambiance. While demand from Metra commuters is not sufficient to support retail on its own, these commuters add to the demand for the Downtown Triangle, particularly for stores such as dry cleaners, coffee shops, and other food related stores. If a 100,000 to 150,000 square foot Lake Villa TOD area Village of Lake Villa Existing Conditions Report |49 DRAFT: November 5th, 2012
5 | Market Assessment follows that downtown pattern, its stores and restaurants would need to attract enough spending to support 67,000 to 100,000 square feet (2/3 of 100,000 to 150,000 square feet) or 11 to 15% of the 5-minute Drive Time Market’s spending. (67,000 and 100,000 divided by 622,771.) That market share capture requirement would be reduced by the ability of unique stores and restaurants to obtain sales from the larger destination market. Despite this very competitive market, that capture rate is obtainable in an environment where the daily visibility to more than 28,000 average daily traffic on Grand and Milwaukee Avenues would be enhanced with potential gateway signage notifying travelers of the nearby downtown. With rent typically 5% to 10% of sales, sales performance of $300 per square foot also fits gross rents between $15 and $30. Interviews associated with this project confirmed that rent is in the $8 to $14 range in Downtown Lake Villa. Those lower rents suggest that businesses may not be hitting the national average for sales per square foot. The action plan will address techniques for improving sales so that rents sufficient to improve properties are possible.
Figure 5.8 - 1/2 Mile Pedestrian and 1 Mile Extended Pedestrian Geography
Figures 5.8, 5.9, & 5.10 illustrate the geography associated with each logical market for Downtown Lake Villa. In summary, the retail, restaurant, and personal service businesses desired for a downtown in Lake Villa’s TOD area will contend in a very competitive market that offers sufficient buying power for well-conceived and managed businesses to thrive but can quickly destroy weak concepts. This competitive environment creates a dynamic where success is less dependent on what a new business sells than the quality of the sales effort. The discerning customers with this extensive selection choose businesses that are well-stocked, well-staffed, clean, and open the hours that fit their needs.
50 | Village of Lake Villa Existing Conditions Report DRAFT: November 5th, 2012
Figure 5.9 - 5 Minute Drive Time Destination Geography
Figure 5.10 - 15 Minute Drive Time
Recreation, Entertainment, and Tourism
closer opportunity for a live theater experience. Local Community Theater and temporary event theater are possible with an experienced, well-funded private partner.
T
In summary, Lake Villa could choose to make family entertainment and day trip tourism a development focus. Successful implementation will rely on strong, long-term partnerships with non-profit and for profit entities that create the attractions. Lake Villa would support these efforts by providing flexible facilities and policies that encourage destination users to experience lake, trail, and sports facilities.
he Lake Villa Metra Station’s close proximity to Cedar Lake, Deep Lake, and the Sun Lake Forest Preserve expands TOD opportunities to include recreation, entertainment, and tourism. Although the prospect will be quite limited until Metra adds weekend and evening inbound service for Lake Villa, future plans should consider the unique possibility for utilizing Metra to access recreational or entertainment venues. Lake Villa’s history as a local retreat and its well-developed transportation network makes attracting destination visitors an option that could become a future development focus. Interviews associated with this study revealed the potential for family oriented day trips to Lake Villa. There already are regionally recognized youth sports facilities in Lake Villa, and a Lake County non-profit is pursuing the possibility of creating a children’s museum that would attract families and school field trips. Lake Villa competes well for these regional family attractions with its unique natural setting and affordable properties. The regional organizations creating destination activities for families recognize the advantages of choosing Lake Villa where families visiting for a child’s activity can add hiking, biking, or a visit to the beach to their day trip. With large development parcels near Cedar Lake, the decision to make attracting families a core Lake Villa goal could provide direction for development recommendations.
Office and Commercial Services Assessment Unlike retailers and restaurateurs who must find space specifically connected to a consumer market, office tenants look regionally and are able to relocate for price or amenities. Although there have been signs of recovery, the regional office market is still weak, experiencing vacancy rates exceeding 22%. As Figure 5.11 reports, no office space is under construction anywhere in the
For movies, Lake Villa residents make a 10-to-15 minute trip to nearby communities, Gurnee, Fox Lake, or Round Lake Beach. The film distributors force this distance between movie theaters to keep audiences a profitable size, and thus an existing venue would need to close or relocate for Lake Villa to add that use. Live theater and concert venues are difficult to support throughout the Chicago region because residents who want the full experience often choose to travel into Chicago’s Loop Theater District. Locally the Genesee in Downtown Waukegan offers another,
Cedar Lake has the potential to attract families as it is within a 1/4 mile of the Metra Station Village of Lake Villa Existing Conditions Report |51 DRAFT: November 5th, 2012
5 | Market Assessment Figure 5.11 - Office Market Base SF
Overall Year-to-date Vacancy Absorption
Under Construction
North Suburban 23,753,024 21.10% 21,662 Class A 9,059,083 18.20% 24 Class B 10.055,840 21.9% -21.468 Class C 4,638,101 25.70% 18,715 Chicago Market 110,671,274 22.5% 478,220 Class A 45,182,874 18.9% 549,702 Class B 40,143,836 23.60% 8,747 Class C 25,344,564 27.10% -80,229 Source: CBRE MarketView Report: Suburban Chicago Market, Second Quarter 2012
Chicago Region. CB Richard Ellis summarized these market conditions in its 2nd quarter 2012 Market View: Chicago Suburban Office report, “While recovery for the suburban office market remains slow; positive net absorption, declining vacancy and prominent leasing activity this quarter all point towards moderate improvement leading into the second half of the year.”
-
Gross Asking Rents/SF $22.87 $26.93 $22.54 $18.70 $20.95 $25.03 $20.46 $16.47
cannot be documented because they often involve property acquisition or landlord/tenant relationships that occur because the tenant chooses to make an investment in the community where it has personal connections. Planning projects and notices in Village publications
With Downtown Lake Villa space falling into the class “C” range, there is significant pressure on prices as vacancy continues to be high. At lease renewal, tenants in “B” and “C” class buildings can find higher quality space without increasing their rent expense because rents in “A” class properties have fallen. Although the general market for office is quite weak, downtowns in communities like Lake Villa often overcome that weakness as entrepreneurial residents choose office locations that minimize their commute. Generally small and mid-sized corporations requiring developments of 10,000 to 30,000 square feet can make this type of relocation. Initially, buildings are constructed with the prime tenant occupying 70% of the space. These unique office opportunities
Most developments in the office and industrial park on the southeast section of Lake Villa are currently experiencing a high vacancy rate.
Figure 5.12 - Downtown Employee Comparison
Downtown Lake Villa 5-Minute Population 11,304 5-Minute Employees 2,444 1/2 Mile Employees 274 Source: © 2012, by Applied Geographic Solutions, Inc.
52 | Village of Lake Villa Existing Conditions Report DRAFT: November 5th, 2012
Downtown Barrington
Downtown Crystal Lake
Downtown Antioch
Downtown Downtown Grayslake Oconomowoc
11,146 10,563 3,052
17,222 15,338 2,972
18,762 5,653 1,007
29,933 11,766 1,220
18,896 10,372 1,283
can stimulate these “micro-market” opportunities. In other communities, specialized advertising agencies, insurance servicing businesses and manufacturing representatives have moved into downtown bringing 30 to 150 employees.
could improve the financing of potential developments. As the market recovers, the Village should encourage new development likely to support daytime traffic in downtown.
Figure 5.12 compares the employees within a five-minute drive of Downtown Lake Villa and half mile walking distance to similar geographies surrounding
Residential Uses Assessment
“Lake Villa’s residential market has a unique opportunity to capitalize on the most desirable amenity to residential development: water access and views.” the downtowns of Barrington, Crystal Lake, Antioch, Grayslake, and Oconomowoc, Wisconsin, a downtown between two lakes and a similar distance from a major city, Milwaukee. The 5-minute drive time was selected for comparison because employees can generally fit that drive and eating into a one-hour lunch.
Since January 2012, 75 residential properties changed owners in Lake Villa. Nineteen of those properties were bank-owned and that somewhat depressed the average sales price, $202,000. For the non-foreclosure properties sold, prices ranged from $72,700 to $493,000. All properties sold for less than $100 per square foot. These sales verify the significant market decline since a boom real estate market supported residential development in vintage downtowns. Although construction costs have fallen somewhat, the market price for townhome and condominium units has fallen more. Currently RS Means reports $225 as the square foot cost of constructing a high quality brick home using union labor in north suburban Chicago. (Source: http://rsmeans. reedconstructiondata.com/) In this market where new construction costs so far exceed the sales prices for relatively new, existing products, any potential projects
As Figure 5.12 reveals, Downtown Lake Villa currently falls far short of the employee counts associated with these comparison Downtowns. This finding is particularly important to the development of a strong restaurant sector as it suggests that Downtown Lake Villa restaurants will have significant difficulty attracting a profitable lunch crowd. Growing from the current employee level to the 10,000+ employees near the comparative downtowns would require the addition of over 1 million square feet of office space within the geography depicted in Figure 3. This calculation assumes that each employee requires approximately 200 square feet of office space. Given the regional market conditions, adding office is an especially challenging task. This assessment highlights the need to capitalize on community affiliation to seek “micro-market” office tenants as a component that
Multi-family housing off of E. Grand Ave. near the Library. The multi-family housing market has been slowly recovering. Village of Lake Villa Existing Conditions Report |53 DRAFT: November 5th, 2012
5 | Market Assessment Figure 5.13 - Downtown Residential Units Comparison Downtown Downtown Downtown Lake Villa Barrington Crystal Lake Total Population 1,013 5-Minute Employees 1,286 Total Housing Units 499 Average Household Income $83,563 Median Household Income $74,679 Per Capita Income $31,269 Source: © 2012, by Applied Geographic Solutions, Inc.
2,724 3,459 1,266 $129,929 $93,057 $52,578
face significant difficulty meeting community quality standards at a marketable unit price. When buildings containing viable businesses must be demolished to create a project site, the potential land price cannot replace the value of current lease income. The result has been the market’s failure to support new condominium and townhome development. Lake Villa’s residential market has a unique opportunity to capitalize on the most desirable amenity to residential development, water access and views. As the residential ownership market recovers, available land adjacent to Cedar Lake presents an especially attractive residential development possibility. The challenging equity multifamily market has opened opportunities for luxury apartments that did not exist when young upwardly mobile investors could easily purchase a condominium or townhome. On August 2, 2011, Crain’s Chicago Business described the appeal of this market to investors, “Sales of apartment properties are surging in the Chicago area and nationwide as investors try to increase their presence in the multifamily market, arguably the strongest real estate sector.” Although traditionally apartments have been difficult to entitle in most suburban communities, Lake Villa has an exemplary luxury apartment development, the Sanctuary on Grand Avenue. Many other suburban downtowns are now considering similar projects to take advantage of the spending power provided by the renters by choice who occupy these luxury developments. In considering apartments, it is important to create developments of sufficient size to justify on site management that can be held responsible for high standards in tenanting and maintenance.
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2,675 3,397 1.017 $87,534 $77,203 $32,412
Downtown Antioch
Downtown Downtown Grayslake Oconomowoc
1,413 1,794 653 $76,648 $66,016 $29,533
2.067 2,624 1.055 $81,659 $72,419 $33,795
2,434 3,090 1,169 $74,195 $58,664 $31,648
The challenge for Lake Villa is that, despite a weak equity housing market in the Village overall and specifically in the downtown, adding residents is key to increasing vitality. Figure 5.13 compares the population living within the half-mile pedestrian market of Lake Villa’s TOD area to the population within the same downtown geographies for Barrington, Crystal Lake, Antioch, Grayslake, and Oconomowoc. This data suggests that 200 to 600 units are needed to equal the densities of nearby towns that compete for strong downtown tenants. In summary, the housing market faces many challenges today, but a larger nearby population is a key to creating a vital Downtown Lake Villa. That growth will require additional residential units. In the near-term, Downtown Lake Villa could expand its housing variety by adding luxury rental units that accommodate recent college graduates, aging residents with roots in Lake Villa but a primary residence elsewhere, and other transitioning families. Although no one is certain when there will again be support for development of equity multi-family products, that product will be a longer-term option and may involve the conversion of new, luxury rental into condominiums.
Market Supported Development Summary Although economic conditions nationally are challenging, factors such as the amenities of Downtown Lake Villa, walkability, and the strong nearby recreational facilities, support development opportunities. Figure 5.14 summarizes the prospects for the development assessed in this report.
Figure 5.14 Development Opportunities Summary
Category
Next 5 Years
Long-Term
Stores
1. Fill vacancies with destination businesses. 2. Add temporary space that serves the needs of event vendors 1. Recruitment priority to fill existing vacancies. 2. Build to suit opportunity 1. Welcome services that cause weekly visits downtown.
Seek to provide store square footage of 50,000 square feet.
Restaurants
Services
Establish significant cluster (50,000 SF) to become a dining attraction.
Explore potential to find consolidated space in downtown or at industrial/office park at Milwaukee Ave/ Park Ave. for service businesses with multiple sites (e.g., Quality Catering) Monitor changes in venues to capitalize on Entertainment 1. Continue events programming 2. Build full day activities around youth sports emerging opportunities. Office Build to suit. Seek to add 500 employees within 1/2 mile and 5,000 within the 5-minute drive time. Equity Multi-Family Seek unique water-based concepts Uncertain, but need 400+ units in combination with rental. Rental Multi-Family Consider luxury projects of at approximately Seek additional projects that each contain 200 units. 50+ units and contribute to the 600 units needed. Source: Š 2012, by Applied Geographic Solutions, Inc.
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Streetscape & Urban Design |
Section 6
STREETSCAPE & URBAN DESIGN T
his section provides an overview of streetscape & urban design elements within Lake Villa’s Downtown TOD study area. The following elements are assessed:
Signage and Wayfinding Names and Nomenclature Logotypes and symbols Typography Color Configuration and Construction Gateways View Corridors Village of Lake Villa Existing Conditions Report | 57 DRAFT: November 5th, 2012
6 | Streetscape & Urban Design
Signage and Wayfinding Signs are one of the most highly visible expressions of a commercial district's brand and image. Their durability and longevity also make them a relatively cost effective way to promote key destinations and features. There are several key issues regarding existing signs in Downtown Lake Villa: • Quantity: At present, there simply are not enough signs to identify Downtown, its boundaries, its key features and destinations, and how to get to them. • Boundaries: The locations that define Downtown Lake Villa's geographic boundaries have not been clearly defined. It is especially challenging for vehicular commuters to discern when they are entering and leaving Downtown. • Names: Existing signs identify "Lake Villa," but not "Downtown Lake Villa." In addition, the relationship between "Downtown Lake Villa" and the "Triangle" is not defined and somewhat confusing. But the existing common use of the name "Triangle" also presents a potential opportunity to differentiate Lake Villa's downtown from those in other nearby communities. Existing municipal signs do have some notable strengths. For example, the signs are generally similar in overall appearance and structure, and graphic elements such as type and color are consistently applied. To understand how the existing system might be strengthened, it is useful to examine how key graphic elements are currently used in more detail.
Names and Nomenclature As mentioned, perhaps the single biggest drawback of the existing system is that the name "Downtown Lake Villa" – or a comparable alternative name – does not appear on signs. For example, the water tower adjacent to the train station identifies Lake Villa, but not the Downtown. The same is true for the municipal signs identifying the train station (Grand Avenue) and Lehmann Park (Cedar Avenue). The issue of names and nomenclature is a critical one for Downtown Lake Villa. In most scenarios, having the word "lake" in the name of a community or destination is an advantage, conjuring as it does the many positive associations with water and nature. However, the proximity of Lake Villa to so many other municipalities and geographic features that include "lake" in their name significantly diminishes the distinctiveness of the word. This "Lake Effect"– the common local appearance of the word "lake" in names and titles – means that the Lake Villa name probably does not have the cache it might enjoy in other geographic locations in which lakes were not so prolific. It may in fact be something of a disadvantage in terms of Downtown Lake Villa's ability to differentiate itself from other downtowns such as Fox Lake, Grayslake, and Round Lake. Downtown Lake Villa, though, has a distinctive existing name now in common use – "The Triangle" – that may work to its advantage. In stakeholder interviews, "Downtown" was referred to as Lake Villa's historic core commercial area along Cedar Avenue and the area immediately adjacent to the train station. The name “The Triangle" was also used to describe a broader downtown area defined by Grand Avenue, Illinois Route 83 and Cedar Avenue. Formalizing use of "The Triangle" name – or something similar such as "Downtown Triangle" – might provide a way for the Village to differentiate its downtown from those of others in nearby communities. The value and merits of these potential naming options, along with others, will be explored in the next phase of the project.
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Figure 6.1 - (Right)
In most scenarios, a name that includes the word "lake" is a plus given the positive associations with water and nature that word typically conjures. However, the proximity of Lake Villa to so many other municipalities and geographic features that include "lake" in their name significantly diminishes the value of the word as a distinguishing feature and key marketplace differentiator for Lake Villa.
Antioch Lake Army Lake Baker Lake Bangs Lake Bass Lake Benet Lake Beverly Lake Bluff Lake Bohners Lake Booth Lake Brandenburg Lake Browns Lake Camp Lake Cedar Lake Channel Lake Countryside Lake Crabtree Lake Crooked Lake Cross Lake Crystal Lake Deep Lake Deep Quarry Lake Deer Lake Delavan Lake Diamond Lake Druce Lake Duck Lake Dunns Lake Eagle Lake East Loon Lake Elizabeth Lake Fish Lake Flathead Lake Fourth Lake Fox Lake (IL) Fox Lake (WI) Fox Lake Hills Fox Point (WI) Fox River Fox River Grove Fox Valley Gages Lake Galvins Lake
George Lake Grass Lake Grayslake Griswold Lake Hastings Lake Hawley Lake Hawthon Lake Heritage Lake Highland Lake Homerr White Lake Honey Lake Huntley Lake Island Lake Keene Lake Lake Barrington Lake Beulah Lake Bluff Lake Catherine Lake Charles Lake Como Lake County Lake Defiance Lake Forest Lake Geneva Lake George Lake in the Hills Lake Kadijah Lake Killarney Lake Marie Lake Mary Lake Michigan Lake of the Coves Lake Shangrila Lakeview Lake Villa Lakewood Lake Zurich Liberty Lake Lily Lake Long Lake Loon Lake Mallard Lake Minear Lake
Mitchell Lake Miltmoe Lake Mud Lake Muskego Lake Nippersink Lake Northlake Paasch Lake Paddock Lake Peat Lake Petite Lake Pistakee Lake Pontoon Beach Potter Lake Redwing Slough Lake Rock Lake Round Lake Round Lake Beach Saint Mary Lake Sand Lake Silver Lake Slocum Lake Slough Lake Spring Lake Sullivan Lake Sylvan Lake Third Lake Tichigan Lake Tower Lakes Turner Lake Voltz Lake Waterford Lake Wind Lake Wolf Lake Wonder Lake La Fox Fox Lake Fox Lake Hills Fox River Fox River Grove Fox Valley
Beach Park Round Lake Beach
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6 | Streetscape & Urban Design
Logotypes and Symbols A "logotype" (logo) is a graphic stylization of an entity's name, which in combination with a symbol is commonly referred to as a "signature" or "primary identifier." It appears that neither the Village nor Downtown currently use a standardized logo or signature, although there are similarities in the fonts used to identify the name "Lake Villa" on municipal signs and the water tower. In theory, the absence of an existing logo or signature should enhance the ability of a new identity system to build visual equity more quickly over time.
Typography As mentioned, there are overall consistencies in the fonts now used on municipal signs. The value of the visual equity that these fonts have acquired and their utility for future signage applications will be evaluated in the next phase of the project.
Color The overall color standards used for municipal signs is relatively consistent. However, the visibility of signs is inhibited to a degree by the bright green background color that dominates their overall appearance. While attractive, the value and hue of the green color reduces the contrast of the signs with surrounding landscape features during growing season. This issue is clearly evident with the sign that identify the train station on Grand Avenue and the Lehmann Park on Cedar Avenue.
Configuration and Construction Existing municipal signage is relatively consistent in terms of overall configuration and construction type. Notable exceptions to this general standard is the identification and directional sign at the Grand Avenue / Cedar Avenue intersection, and the institutional quality directional sign just north and west of the Milwaukee Avenue / Cedar Avenue intersection that identifies and directs visitors to the historic Downtown core area. Both signs are small and almost impossible to read from a moving vehicle. A notable feature of the existing municipal signage system is the black oval shape in which the year of the Village's founding is identified. This shape is similar to the oval window near the pediment of Lehmann Mansion's front facade, a motif that also appears in the Mansion's primary identification signage. Triangles are another motif that are frequently visible in the architecture of Downtown Lake Villa. While the motif appears in signage for commercial uses such as the The Crossings Plaza, it is not currently used in municipal signage. The fact that the name "The Triangle" is now in common use and has potential as formal name for Downtown suggests the triangle motif may be an compelling element to consider for use in a new visual identity system.
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The water tower next to the train station features the most prominent display of the Lake Villa name in Downtown. However, the word "Downtown" is not included in the title.
Existing municipal signs are relatively consistent in terms of overall appearance and construction.
Neither the Lake Villa nor Downtown names are identified on the Lehmann Park sign.
The hue and value of the green color on existing municipal signage reduces their visibility during growing season.
The directional sign at the Grand Avenue / Cedar Avenue intersection does not identify Downtown in the title. Although the "Business District" tops the list of destinations identified on the sign, the type size overall is small and very difficult to read from a moving vehicle.
A small, institutional quality sign directs visits to Downtown just north of the Illinois Route 83 / Cedar Avenue intersection.
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6 | Streetscape & Urban Design
Gateways Gateway signs that define boundaries play a critical role in strengthening the awareness awarreneess of of a Doowntown Lake Lakee commercial district on a daily basis. As mentioned previously, boundaries for Downtown Villa have not been identified and formalized. However, Greater Downtown Lakee V Villa illaa – tthe he aarea reaa crrestts within withinn thee within a one-half mile radius of the train station – includes a number of hills and crests Grand Avenue and Milwaukee Avenue roadway corridors that could serve as nnatural aturaal ggateways ateewayss for Downtown. These crests, which are located approximately one half mile fro from om tthe hee G Grand/ randd/ ow wnttown ddistrict isstricct Milwaukee Ave. intersection, could become locations for gateway signage for a Downtown that includes a broader and more expansive geographic area. At the same time, the roadway intersections that define "The Triangle" districtt are are logical loogiccal and andd provide potential locations for gateway signage that defines a smaller geographic ic area. areea. Itt is also alsoo ondarr y" ggateway ateewayy possible that all of these locations could become sites for "primary" and "secondary" signage, as illustrated on the diagram to the right. Preliminary recommendations for gateway signage locations – along with names, es, nomenclature noomenclaaturee ect. and sign system design concepts – will be explored in the next phase of the project.
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Figure 6.2 - Lake Villa Gateways
N
SUN LAKE FOREST PRESERVE
SUN LAKE
PETITE LAKE
DE EP LA KE RD
CEDAR ISLAND
""TRIANGLE"
2
1/ E–
IL
M
CEDAR LAKE
DEEP LAKE 10 E
UT
IN
M LA KE
VIL LA
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TRA
DA
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HISTORIC "DOWNTOWN" CORE AREA
CEDAR LAKE
R CREMIN DR
UTE 8 IL R O E WAU K 3 ( M IL
GREATER DOWNTOWN
PARK AVE
McKINLEY AVE
GRAND AVE
) E AV E
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6 | Streetscape & Urban Design
View Corridors The crests within the Grand and Milwaukee Avenue roadway corridors that are located approximately one half mile from the roadways' intersection create a series of sweeping view corridors that play a critical role in defining perceptions of Downtown Lake Villa. While Cedar Avenue and the area around the train station might aptly be described as the "Heart of Downtown" (as referenced by community stakeholders in personal interviews), The Grand and Milwaukee Ave. view corridors – which have the highest roadway traffic volumes in the Greater Downtown area based on statistics compiled by the Illinois Department of Transportation – could be viewed as the "Face of Downtown." The features within these corridors are the ones seen and experienced most frequently by visitors on a daily basis, and thus their overall appearance plays a very important role in how the Downtown brand is perceived. The area that immediately surrounds the Grand Avenue / Milwaukee Avenue intersection is especially important in this regard – commuters waiting at the traffic light have extra time to look around and assess their surroundings. The view corridors currently include a relatively low density mix of commercial, residential and institutional uses that along with existing landscaping features maintain a largely rural character. Many of the properties are well maintained and have attractive landscaping features – especially the homes and some commercial and institutional uses such as Walgreens and Prince of Peace Catholic Church. However, there are a number of poorly maintained structures and other unsightly features such as utility poles and low quality commercial signage. These features provide opportunities for highly visible improvements that have the potential to significantly enhance the Downtown brand and overall image. Of course the appearance of the historic Downtown core area, including Cedar Avenue, remains very important as well. But in terms of locations where available resources could have the highest beneficial impacts on the Downtown brand in the shortest amount of time, the high traffic volumes suggest the Grand and Milwaukee Avenue view corridors should be a top priority.
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Figure 6.3 - Lake Villa View Corridors
N
SUN LAKE FOREST PRESERVE
SUN LAKE
PETITE LAKE
DE EP LA KE RD
DEEP LAKE
11
CEDAR ISLAND
,20 0
"FACE" OF DOWN-
2
1/ E–
IL
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CEDAR LAKE
10
CE
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TRA
VIL LA
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❤
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"HEART" OF DOWNGRAND AVE
17,500 CREMIN DR
PARK AVE
McKINLEY AVE
CEDAR LAKE
9,000 ADT
UTE 8 IL R O E WAU K 3 ( M IL
15,50
0
) E AV E
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6 | Streetscape & Urban Design
S. Milwaukee Avenue Looking North from the Prince of Peace Catholic Church Driveway This view corridor includes commercial and institutional uses and has a generally attractive, rural character. However, there are opportunities for streetscape improvements that could significantly help to unify and enhance its overall appearance.
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N. Milwaukee Avenue Looking South from Cedar Avenue
N. Milwaukee Avenue expands to four lanes north of its intersection with Grand Avenue which creates more sweeping vistas along this segment of the roadway corridor than exist south of the intersection. There are few visual cues to alert vehicular commuters that they have entered the Greater Downtown Lake Villa area and are close to the historic Downtown core area.
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6 | Streetscape & Urban Design
Grand Avenue Looking West from Cremin Drive
Of the four roadway segments between the Grand Avenue / Milwaukee Ave. intersection and the edges of Greater Downtown Lake Villa, this portion has perhaps the most rural character. Comprised mostly of residential uses along its edges, there are few visual cues typically associated with commercial districts such as sidewalks, decorative lighting fixtures and regimented tree planters to alert commuters that they are approaching Downtown Lake Villa.
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Grand Avenue Looking East from Cleveland Avenue
There are more commercial uses along this segment of Grand Avenue than there are east of the Milwaukee Ave. intersection. These – along with higher density residential uses – help alert commuters they are entering the Downtown area. However, unsightly utility poles and unattractive commercial structures diminish the overall visual appeal of this segment.
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6 | Streetscape & Urban Design
Cedar Avenue Looking Southwest from Milwaukee Ave.
Stakeholders interviewed for this project identified Cedar Avenue and the area immediately around the train station as Lake Villa's historic "Downtown" core. Unfortunately, this area is largely hidden from the view of vehicular commuters traveling along Grand Avenue and Illinois Route 83. More highly visible gateway and / or directional signage is an obvious opportunity for both the Illinois Route 83 / Cedar Avenue and Grand Avenue / Cedar Avenue intersections. In addition, there are streetscaping strategies such as decorative lighting along Cedar Avenue that could help to direct visitors' attention towards the Downtown's historic core.
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Grand Avenue / Milwaukee Ave. Intersection
While Cedar Avenue and the area immediately around the train station could be described as the "Heart of Downtown," the Grand Avenue and Milwaukee Ave. roadway corridors could be viewed as the "Face of Downtown" because of their relatively high traffic volumes. As a result of these traffic volumes, these views corridors are the places where perceptions of Downtown are formed most frequently on a daily basis. In many respects, the Grand Avenue / Milwaukee Ave. Intersection – the location where Downtown's most highly traveled roadways meet – is the single most important geographic location in terms of brand and image. There are a variety of streetscaping and landscaping opportunities – and use strategies – that could significantly enhance perceptions of Downtown Lake Villa. Zoning and municipal codes could also play a key role in development of long term public and private sector improvements.
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Marketing & Branding |
Section 7
MARKETING & BRANDING Key Findings from Stakeholder Interviews
w
ohltgroup participated in stakeholders interviews conducted on Tuesday, August 14, 2012. The key takeaways from the interviews in regards to brand and image are included on the following pages.
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7 | Marketing & Branding
Uses The relative absence of shopping and dining destinations, and an overall low level of activity in Downtown was seen as a drawback. At the same time, the prospect of Busy Brains children's museum coming to Downtown was seen as a potential game changer that could greatly enhance daytime activity, and the Downtown's overall image and identity as well. In addition, festivals were viewed as a strong positive for Downtown, and hope was expressed for additional temporary uses such as a farmers market. Lehmann Park was also seen as an especially important Downtown asset.
Existing Image / Appearance Those interviewed expressed strong emotional connections to Cedar Avenue and the surrounding historic Downtown core area. Interviewees acknowledged the noticeable improvement that the recent Cedar Avenue repaving had made to the street's overall appearance, and expressed hope that additional streetscaping enhancements would be made. There was also near universal consensus on the need to improve the appearance of key commercial properties that have suffered from a lack of routine maintenance over the years. Perhaps most importantly, several interviewees expressed concern about Downtown's relatively low profile in the marketplace and the perceived lack of awareness that Lake Villa even had a downtown – which led in to discussions regarding the urgent need for gateway signage and the implementation of other strategies to enhance the awareness of Downtown and its location.
Names Stakeholders confirmed that Cedar Avenue and historic core area around the train station was considered by locals to be "Downtown," and that the broader commercial area defined by Cedar Avenue, Grand Avenue, and Milwaukee Avenue was commonly referred to as "The Triangle."
Streets / Roadways / Parking Parking was noted by several interviewees to be a potential issue regarding Downtown's future image, especially if Busy Brains decides to locate on Cedar Avenue. Another concern of interviewees revolved around perceptions that Downtown was not seen as a pedestrian or bicycle friendly destination, and hopes were expressed for improvements that would enhance the overall safety of both.
Competitors / Other Downtowns Antioch, Grayslake, Libertyville and Gurnee were all mentioned as the other local destinations most frequently visited for shopping, dining and entertainment, and that might potentially serve as viable benchmarks for Downtown Lake Villa. A summary of all interviewee comments is listed on the following page.
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Figure 7.1 - Stakeholder Input Uses
Train station, Blackthorn, Sammie’s and Galati’s Pizza are positive; Sammie’s is a “gold mine” Julie’s Coffee Shop has “featured artist of the month” exhibits, open mike poetry Town has not closed Cedar Avenue for festivals and events Downtown needs more coordination among businesses, stakeholders to promote, cross sell Festivals are great Wants to restart / enhance Farmer’s Market Nearby sources for organic foods are asset (Sussana’s Farms owned by Heffernans is great) Perception of one interviewee is that Busy Brains will a huge challenge with fund raising Busy Brains would be tremendous asset, quality family destination Nearby family eating spots (McDonald’s, Subway) are assets for children’s museum Busy Brains might include on-site food service (TBD) Busy Brains now doing traveling exhibits Old car dealership building is said to be 14,0000 s.f., but not sure if that figure is accurate Existing Village administration understands what Busy Brains can bring to Downtown Busy Brains likes Downtown’s central Lake County location and proximity of train station Busy Brains will be the first children’s museum in Lake County Busy Brains themes include “Farmers Market,” “Human Bodies,” “Lakes and Water” Busy Brains themes might inspire synergistic partnership with local resources such as Vista Health Busy Brains anticipates mostly daily walk-ins and season ticket holders Busy Brains likely to employ three full time staff, two part time plus volunteers – 11 total present on a daily basis Galati wants to be a family restaurant but may add a bar beginning next year if business remains slow Galati doesn’t want to be in the bar businesses – doesn’t like hours and dealing with drunk customers Galati’s got a spike in business after opening deck Downtown needs more everyday uses Nielsen has seven acres along Route 83 at entrance to his residential development; would like to see high quality retail uses like Panera Bread on Route 83 frontage Lake Villa schools are an asset Downtown park is a great asset Galati’s – little synergy to date with nearby sports events like soccer and little league baseball Galati’s – Lindenhurst required signed architectural drawings of interior design so chose Downtown Lake Villa instead
Existing Image / Appearance
Some absentee landlords and tenants are problems Many buildings along Cedar Avenue are chronic disrepair and will require significant investment to restore Cedar Avenue needs to be “cleaned up” (this was the top priority of three interviewees) Some business owns “have been burned” by landlords and moved out Property owners need to do a better job of maintaining buildings on Cedar Avenue Sidewalks need to be fixed, weeds pulled Downtown needs more unified appearance There was a facade grant program, but it never took off Many buildings People have asked them, “Where is Downtown Lake Villa?” Downtown “looks dead” in the late afternoon / early evening Most people outside of the immediate area don’t know about Cedar Avenue and where it’s located Many others are unaware of Downtown Lake Villa destinations Likes the idea of raising the profile of Cedar Avenue (vs. the entire Downtown) Cedar Avenue needs a high quality streetscaping upgrade – new lights, benches, landscaping Village building inspector needs to be more assertive about enforcing codes on Cedar Avenue Downtown needs public improvements to bolster morale, generate excitement Village “needs to do its part” in order to attract more businesses Other Downtown property owners to do a better job of maintaining their buildings
Names
Entire business district is referred to as “The Triangle” “Downtown” usually refers only to Cedar Avenue
Streets / Roadways / Parking
Route 83 referred to as “Death Trail” because of danger to cyclists Need lighted crosswalks on Route 83 for pedestrian safety Would like to see clearly marked crosswalks on Cedar Avenue is Busy Brains opens Parking is the biggest issue for moms with strollers (Busy Brains) There is strong need for gateway / directional signage on perimeter of Triangle There also need to be kiosks at the train station and the park that include a business directory Planned bike paths will be an asset Cedar Avenue parking is a problem – there needs to be parking on both sides of the street (absence of parking on the west side of the street is a problem for Galati’s Pizza pick-up customers
Competitors / Other Downtowns
Antioch has vibrant, active arts community and organization Libertyville and Gray’s Lake (good farmer’s market) are also competitors Family likes to eat in Gurnee because of the choices in popular chain restaurants
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7 | Marketing & Branding
Preliminary Brand Positioning Lake Villa today uses "Gateway to the Lake Region" as a tagline on its municipal website, which is a geographically accurate and authentic way to position the Village as whole vis a vis peer communities in the immediate area. However, Lake Villa has an additional geographic asset in terms of location that could potentially be used to differentiate its Downtown from those of competitors. A series of lakes and forest preserves form an arc of attractive, contiguous natural features that envelope Downtown to the north, east and west. Greater Downtown Lake Villa lies almost exactly at the center of this "Emerald Crescent," as illustrated by the graphic on the opposite page, and could be said to be "The Heart of the Emerald Crescent." The concept of positioning Downtown Lake Villa as The Heart of the Emerald Crescent, or similar language building on this theme, has many potential advantages, perhaps the most compelling of which is the ability to leverage the presence of existing natural features for marketing and promotional purposes almost instantly. The idea that Downtown Lake Villa is at the center of things – perceived as a "heart "versus a "gateway" – may also be a very useful way to differentiate Downtown for business recruiting and other economic development purposes. In addition to facilitating economic development, the Heart of the Emerald Crescent theme could provide a framework for organizing and prioritizing public improvement initiatives for many years to come. For example, with easy access to nature as a core element of the Downtown's brand promise, improving pathways to and connections within the surrounding natural features become very important – and potentially highly visible – strategies for strengthening the image of the Village as a desirable place to live, visit and invest. In many respects, the Emerald Crescent and Downtown Lake Villa's unique geographic location at its center appears to be "low hanging fruit" that can be quickly leveraged to enhance the Village's brand and image. The viability of this as another potential brand positioning alternative will be among the key issues discussed in the next phase of this project.
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Figure 7.2 - Lake Villa Region
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GREATER DOWNTOWN LAKE VILLA EMERALD CRESCENT
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Transportation |
Section 8
TRANSPORTATION Existing Transportation System
T
His section presents an overview of the transportation system in Lake Villa, highlighting transportation system data, conditions, and issues. This data includes roadways, intersections, grade crossings, transit services, the pedestrian network and amenities, and bicycle accommodations.
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8 | Transportation
Roadways
T
wo roadways provide the primary east/west and north/south access into and from Lake Villa: Grand Avenue (IL Route 132) and Milwaukee Avenue (IL Route 83), respectively. Cedar Avenue provides access to the downtown. Grand Avenue provides east-west access, traveling from east of I-94/Gurnee to US Route 12. Under the jurisdiction of the Illinois Department of Transportation (IDOT), Grand Avenue is classified as a principal arterial. Average daily traffic (ADT) along Grand Avenue in Lake Villa is about 10,000 vehicles per day. This volume increases east of Milwaukee Avenue, where volumes increase to about 19,000 vehicles per day. Major intersections are located at Milwaukee Avenue and Cedar Avenue. Through Lake Villa, Grand Avenue includes one travel lane in each direction. The roadway has a pavement width of about 40 ft within a 50 ft. right-of-way. An at-grade crossing on Grand Avenue is located just east of Cedar Avenue.
Figure 8.1
The southbound to eastbound left turn lane of Milwaukee Ave. does back up as higher traffic volumes are east of Lake Villa.
Milwaukee Avenue is the major north-south arterial. This roadway is also under IDOT jurisdiction, classified as a principal arterial. Milwaukee Avenue travels from as far south as Lynwood near the Indiana border all the way north through Lake County. Through Lake Villa this roadway carries about 11,000 vehicles per day north of Cedar Avenue, increasing to about 15,000 south of Cedar Avenue. North of Grand Avenue, Milwaukee Avenue has two travel lanes per direction, while south of Grand Avenue, there is one travel lane per direction. Milwaukee Avenue is a Class II truck route as designated by IDOT. The roadway has a pavement width of about 50 ft. within a 66 ft. right-of-way. Cedar Avenue travels at a diagonal from southwest to northeast. Designated as a major collector, Cedar Avenue is under Village jurisdiction. Intersections at Grand and Milwaukee Avenues are under stop sign control. Right-of-way width is about 60 ft. with a pavement width of 46 ft. An at-grade crossing is located just south of the intersection of Cedar/Central/ Lake Avenues. All other roadways in the study area are local roads under the jurisdiction of Lake Villa.
Intersection
T
he intersection of Grand and Milwaukee Avenues is the only signalized intersection in the study area. This intersection was recently improved in 2011 by IDOT. From the north on Milwaukee Avenue there are two through lanes, a left turn lane, and a right turn lane. From the south there is one through lane, one left turn lane, and one right turn lane. From the east (westbound) on Grand Avenue there are two through lanes (one which functions as more of a right turn lane), and a left turn lane. Traveling westbound the two through lanes merge. From the west (eastbound) there is one through lane and one left turn lane. The southbound to eastbound left turn lane on Milwaukee Avenue does back up as higher traffic volumes are east of Lake Villa.
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Grade Crossings
A
n at-grade crossing is located just east of Cedar Avenue on Grand Avenue. The double tracks provide service to the Metra North Central Service (NCS) line and Canadian National (CN, formerly Wisconsin Central) freight trains. A total of 44 trains cross at this location comprised of 22 commuter rail trains and 22 freight trains. The crossing is controlled with gates, bells, and signals. The railroad crosses Grand Avenue at a 70 degree angle. A second at-grade crossing is located on Cedar Avenue between Grand and Milwaukee Avenues. This track carries the NCS Line and the CN freight trains. As with the first grade crossing, a total of 44 trains cross at this location comprised of 22 commuter rail trains and 22 freight trains. The crossing is controlled with gates, bells, and signals. The railroad crosses Grand Avenue at a 55 degree angle.
Figure 8.2 - An aerial of the at-grade crossing of the CN/Metra line and Grand Avenue intersection.
Figure 8.3 - Intersection of Cedar Ave. and the at-grade crossing of the CN/Metra line.
Village of Lake Villa Existing Conditions Report | 81 DRAFT: November 5th, 2012
8 | Transportation
Future Improvements
own tracks, signals, and rights-of-way.
I
DOT is currently studying potential improvements along Milwaukee Avenue and IL Route 137, which runs south of Lake Villa near Grayslake, from Grand Avenue to Buckley Road. This study was initiated due to the importance of Milwaukee Avenue and IL Route 137 in servicing local and regional traffic. Milwaukee Avenue and IL Route 137 carry between 15,000 and 23,000 vehicles per day, with traffic volumes expected to increase due to continual growth and development in Lake County. The study is currently in Phase I – preliminary engineering and environmental studies, anticipated to be completed in 2015. Phase I will include the development and evaluation of alternatives. A key planning approach to be used for this project is the tools of Context Sensitive Solutions (CSS). CSS in an interdisciplinary approach that seeks effective, multimodal transportation solutions by working with stakeholders to develop transportation facilities Station which fit into and reflect the project’s Antioch surroundings. The existing roadway presented in Figure 8.5.
system
is
Metra Commuter Rail Service Public transportation service in Lake Villa is currently limited to Metra commuter rail service operating along the North Central Service (NCS) Line. The NCS Line extends north from Chicago Union Station in Downtown Chicago to Antioch in Lake County near the Illinois/Wisconsin border. The NCS route, which includes 22 weekday trains, travels along 40 miles of track owned by the Canadian National Railway (CN) and 13 miles of Metra’s Milwaukee District line. The CN and Metra maintain their
Lake Vila Round Lake Beach Washington St./ Grayslake Prairie Crossing/ Liberytville Mundelein Vernon Hills Prairie View Buffalo Grove Wheeling Prospect Heights O’Hare Transfer Rosemont Schiller Park Belmont Ave./ Franklin Park River Grove Western Avenue Union Station
Total Passengers
The Lake Villa Metra station, located at Grand Avenue just east of Cedar Avenue, is the second to last station along the NCS Line, just south of the end of the line in Antioch. It is one of two stations within the “J” fare zone (along with Round Lake Beach). Boardings average about 150 per day (Metra, 2006). Express trains take 80 minutes to travel from Lake Villa to Downtown Chicago and local trains take about 1.5 hours. Parking capacity is 241 spaces, which is compromised of 234 regular spaces and 7 handicap accessible spaces; this parking capacity is currently about 49% utilized.
Figure 8.4 - NCS Ridership by Station
Inbound Trains
Outbound Trains
Ons
Offs
Ons
Offs
Ons
Offs
262 149 147 109
0 2 1 11
0 1 9 0
261 139 146 101
262 150 154 109
261 141 147 112
109
20
10
65
117
85
246 340 273 495 267 203 8 4 21 3
46 15 22 70 31 36 117 23 9 28
37 13 26 50 39 42 98 19 8 22
215 320 236 490 272 230 24 9 13 9
283 353 299 545 306 245 106 23 29 25
261 335 258 560 303 266 141 32 22 37
105 16 0
16 102 2,206
19 19 2,173
48 5 0
124 35 2,173
64 107 2,206
2,755 2,755 2,583 2,583 5,338 5,338
Source: Metra 2006 Boarding and Alighting Counts
82 | Village of Lake Villa Existing Conditions Report DRAFT: November 5th, 2012
All Trains
Figure 8.5 - Existing Roadway System SUN LAKE
83
Lehmann Mansion
Lehmann Site (Village Owned)
Fo
Cedar Island
CEDAR LAKE
DEEP LAKE
Kids Hope United ited
W. Grand Ave. A T [290]) [ 9 ]]) (9,000 ADT
E. Gr E. G Grand rand rand d Ave. Ave. (17,500 (17 (1 7,50 50 00 ADT [445])
T) AD 00 5,2 (1 ve eA ke au ilw Niels i llssen n Nielsen Enterpris risses Enterprises
Peter J. Palombi School
Park P Par Pa ark ar a rrk k Lake Villa Sewer Plant
etra nal/M Natio dian Cana
N. Cedar Lake Rd. (4,600 ADT)
M S. Prince of Pea Peace Catholic Chu Church
tral h Cen Nort
Existing Roadway Conditions
N
0
1/8 Mile
1/4 Mile
1/2 Mile
Village of Lake Villa, Illinois
- Roads - Water Bodies
- Parcels
- Truck Route
- Principal Arterial
- Crosswalk
- Metra Rail Station
- Collector
- Traffic Signal
- Notable Buildings
- Railroad (CN/Metra)
- Stop Sign
(xx) [xx] - Average Daily Traffic (Truck ADT)
Village of Lake Villa Existing Conditions Report | 83 DRAFT: November 5th, 2012
8 | Transportation Figure 8.6 - Mode of Access(2006): North Central Service
Walk
Bike
Dropped Taxi Off
Bus
Station Grayslake Round Lake Beach
Drive Carpool Carpool Alone Driver Passenger
Other Other Metra
7% 8%
2% 4%
56% 61%
3% 0%
2% 0%
28% 26%
1% 0%
0% 1%
0% 0%
0% 0%
Lake Villa
2%
1%
65%
2%
3%
27%
0%
0%
0%
0%
3% 2% 2%
4% 2% 2%
28% 17% 14%
1% 1% 1%
0% 3% 4%
0% 2% 1%
0% 2% 1%
Antioch 9% 1% 55% NCS 16% 3% 51% Metra 21% 1% 54% Source: Metra 2006 Origin-Destination Survey
Ridership Station Origins Per Metra’s Systemwide Boarding/Alighting Counts conducted in the fall of 2006, there were 150 boardings at the Lake Villa station. Ridership has increased since service was initiated in 1996, increasing from 87 passengers to 150 today. The highest level of boarding occurs in the morning at 6:44am, on Train 106 that arrives in arrives in Downtown Chicago at 8:03 am.
Parking capacity is at 241 spaces, with about 49% being utilized. This is the primary express service train that stops at Lake Villa. The highest level of alightings in the afternoon occurs at 6:05pm on trains that left Downtown Chicago at 4:25pm. The table in Figure 8.4 shows how the Lake Villa station compares to other stations along the line as well as the NCS Line in total. Mode of access to the station is predominantly by driving and parking, as shown in the table in Figure 8.6. As indicated in the table, the walk and bike access to the Downtown Lake Villa Metra station is very nominal. This is, in part, reflective of the abundance of parking and the lack of a safe, efficient, and attractive environment for walking and biking.
84 | Village of Lake Villa Existing Conditions Report DRAFT: November 5th, 2012
As shown in the table and map in Figure 8.7, a majority of commuters at this station come from Lake Villa (44%) and Lindenhurst (37%). A few residents from the southern area of Lake Villa use the Round Lake Beach Metra Station.
Figure 8.7 - Origin of Riders Using Lake Villa Metra Station
Origin City
Weighted Origins
Percent
Unincorporated/ Unknown Antioch Gurnee Highwood Lake Villa Lincolnshire Lindenhurst Round Lake Beach Spring Grove
6
4%
12 2 1 63 1 53 2
9% 2% 1% 44% 1% 37% 2%
2
2%
TOTAL
144
100%
Figure 8.8 - Lake Villa Origins and Mode of Access
Commuter Parking Commuter parking is provided in three facilities in the downtown area, providing 234 total spaces (plus seven accessible spaces), as shown in the table in Figure 10. These spaces are comprised of only daily fee with no monthly permit spaces. Overall, occupancy for all commuter spaces is 49% used. Commuter parking space availability and use for all locations is presented in the table and map in Figure 8.9/8.10. Note that a more detailed analysis of parking within the Downtown will be provided as a part of the Downtown TOD Plan once opportunity sites and redevelopment opportunities are identified.
Figure 8.9 - Lake Villa Metra Station Parking Counts - October 2011 Daily Use
Employee Cap Use
Cap
Use
Illegal Use
Cap
Total O-Use
E-Use
% Occ O-Use*
% Occ E-Use*
0
0
0
7
3
0
105
73
73
70%
70%
0
0
0
0
0
0
85
25
25
29%
29%
0
0
0
0
0
0
0
44
16
16
36%
36%
0
0
0
7
3
0
234
114
114
49%
49%
Cap
1 2 3
105
73
0
0
0
85
25
0
0
0
0
0
114 0
0
TOTAL
44
16
234
Cap
Swing Use
Lot
Cap
Permit Use
0
ADA
Source: Metra Division of Capital & Strategic Planning, Metra 2011 Commuter Parking Counts * O-Use (Observed Use): The parking utilization observed for all types of parking. * E-Use (Effective Use): The parking utilization assuming that all permit spaces are full or unavailable to a commuter without a permit.
Village of Lake Villa Existing Conditions Report | 85 DRAFT: November 5th, 2012
8 | Transportation Figure 8.10 - Parking for Metra Rail around the Lake Villa Station
Future Metra Demand and Changes
I
n 2006, Metra invested in corridor improvements that increased weekday service from 11 trains/day to 22 trains/day. As part of these improvements, parking was also expanded at stations along the line. Current parking usage is about 42% corridor-wide and 49% in Lake Villa. While the Chicago Metropolitan Agency for Planning (CMAP) forecasts growth along the NCS corridor, existing parking resources are considered adequate to meet this future growth. Since all the suburban stations were constructed between 1996 and 2006, all – including Lake Villa – are considered to be in good condition and no improvements are scheduled.
86 | Village of Lake Villa Existing Conditions Report DRAFT: November 5th, 2012
Bus Transit Service
T
here is no fixed route bus transit service operating within Lake Villa. There are two paratransit services operating within Lake Villa Township that provides service to Lake Villa residents, as shown in the map in Figure 8.11. Northwest Demonstration Dial-a-Ride This service provides curb-to-curb dial-a-ride service in Antioch, Avon, Grant, Lake Villa, Freemont and Wauconda Townships (starting in September 2012), as well as transportation to the Gurnee Mills area. The service is funded through a federal Job Access Reverse Commute/New Freedom grant administration by the RTA. Service is open to the
general public but gives priority to seniors and people with disabilities. Residents must register with their respective township for service. Antioch, Avon, Grant, and Lake Villa residents can reserve trips that originate or terminate within those four respective townships as well as trips to the Gurnee Mills Service Area and to Greenleaf Medical Offices. Wauconda and Freemont Township residents have more limited service. Oneway cash fare is $2.00 for seniors and people with disabilities and $4.00 for all others. Tri-Township Transit This demand-responsive “shopper shuttle� service is available for seniors and people with disabilities. It operates in the three townships of Antioch, Grant, and Lake Villa. Service is provided to various destinations within these townships.
Figure 8.11 - Northwest Demonstration Dial-a-Ride Map
Village of Lake Villa Existing Conditions Report | 87 DRAFT: November 5th, 2012
8 | Transportation
Pedestrian Network
T
he pedestrian network in the study area is generally limited to sidewalks along both sides of Cedar Avenue. and along the south side of Grand Avenue. The intersection of Grand and Milwaukee Avenues is signalized which provides a protected crossing for pedestrians. A striped crosswalk is located on Grand Avenue at McKinley Avenue. The map in Figure 8.12 presents a rating of the pedestrian network where green indicates existing sidewalks, yellow indicates a lack of sidewalks or poor walking conditions, and red indicates vehicular/pedestrian conflict locations. As evident from this map, there are very little areas highlighted with green. The majority of Downtown Lake Villa either has discontinuous sidewalks or completely lacks sidewalks. There are stretches of areas along both Grand and Milwaukee Avenues that have been worn down by pedestrians, creating their own walking path. Both Grand and Milwaukee Avenues have a very unfriendly pedestrian atmosphere due to a lack of separation from the arterial roadways and relatively few, if any, pedestrian amenities. A high priority for the Village should be improving the pedestrian network within the downtown area. As such, there are several key goals that should be considered for improving the pedestrian environment in Downtown Lake Villa:
The
pedestrian system should be safe. Streets, sidewalks, and walkways should be designed to minimize conflicts with vehicular traffic.
The pedestrian system should provide
direct and convenient connections with continuous and well-connected sidewalks and walkways.
The
pedestrian system should be designed and maintained to promote walking and include elements that create a comfortable walking environment, such
88 | Village of Lake Villa Existing Conditions Report DRAFT: November 5th, 2012
as trees, pedestrian-scaled street lighting, buffers from traffic, places to sit, and a pedestrian-scaled environment.
The pedestrian system should be designed to be accessible for all pedestrians, including people with disabilities, seniors, and youth. Further, the design of roadways and intersections has a direct impact on the design of pedestrian facilities. Pedestrian safety, accessibility, mobility, and comfort can be enhanced by elements such as:
Reduced traffic speeds Reduced number of traffic lanes Narrower traffic lanes Shorter street crossings Clear visibility between pedestrians
and vehicles at intersections.
A buffer from traffic provided by wider sidewalks, curbside bike lanes, and onstreet parking
Tighter corner radii Opportunities exist for implementing some of these elements to improve the pedestrian environment.
Figure 8.12 - Pedestrian Conditions
etra nal/M Natio dian Cana tral h Cen Nort
Pedestrian Conditions Village of Lake Villa, Illinois
: Existing Sidewalks : Lack of Sidewalks/ Poor walking conditions : Vehicular/Pedestrian conflict locations Village of Lake Villa Existing Conditions Report | 89 DRAFT: November 5th, 2012
8 | Transportation
Bicycle Facilities Figure 8.13 - Surrounding Forest Preserves There are a number county and regional bike facilities near Lake Villa, including trails in the Sun Lake Forest Preserve and Grant Woods Forest Preserve, as shown in the Lake County Bike Map in Figure 8.13. The Northwest Municipal Conference (NWMC) recently completed a Bicycle Plan, as shown in the map in Figure 8.14. The goals of the plan were to produce a more detailed corridor analysis and an implementation strategy for regional bicycle facilities. Complementing these larger goals are recommendations for: preparing local bike plans; creating bike safety, education, and encouragement programs; installing regional signage; and pursuing grant opportunities. As indicated in the map, there
Figure 8.14 - NWMC Bicycle Plan
are several facilities recommended for the Round Lake Beach/Lake Villa/Antioch area, with connections to existing forest preserve trails. Although not specifically proposed by the County or NWMC, the Village has indicated an interest in pursuing a bike connection between the Sun Lake Forest Preserve bike trails, through Downtown Lake Villa and connecting to the Grant Woods trails. There has also been discussion of the future of Petite Lake Road, which was recently closed with a new bypass constructed. Petite Lake Road intersects with MIlwaukee Avenue which might provide an opportunity for connecting regional bike facilities. Similar to the pedestrian network, priority should be placed on improving the bicycle network by better connecting the downtown, Metra station, and local/ regional trails.
90 | Village of Lake Villa Existing Conditions Report DRAFT: November 5th, 2012
Issues/Opportunities There are a number of transportation system issues that limit or impede the access to Downtown Lake Villa. The key overall issues relate to the lack and poor condition of the pedestrian and bicycle network. Improving walking and biking connections to the downtown area will increase the range of safe transportation options for residents and visitors. The following improvement opportunities are proposed for further consideration as presented below and shown on Figure 8.15.
1
| Pedestrian Network Improvements
Construct raised channelizing islands for the ‘pork chop” style right turn lanes. Add control to right turn lanes with signs such as yield to pedestrians, stop, or no turn on red. Construct right turn lanes as close to 90 degrees as possible. Reduce turning radii Install countdown pedestrian signals Stripe with high visibility crosswalks Set back stop bars to account for angled roadway and place crosswalk as close to natural walking path as possible to minimize crossing distance.
Add a continuous walking path along Grand and Milwaukee Avenues. Add streetscape elements along Grand and Milwaukee Avenues to create a safe and attractive walking environment, along with a sense of arrival to the downtown core
2
| Intersection improvements for safe pedestrian crossings
Improve intersections of Grand and Milwaukee Avenues to create safer routes for pedestrians. The intersection of Grand and Milwaukee is the only signalized intersection in the downtown, and thus provides the only protected crossing for pedestrians. It provides a direct connection to the downtown triangle and the Metra station. However, this intersection is very wide with left turn lanes, right turn lanes, and through lanes, as well as Milwaukee Avenue traveling at an angle. Some alternatives that could improve the safety for pedestrians:
Example of a Pedestrian Crossing Sign
Consider improvements at Cedar Avenue at both Milwaukee and Grand Avenues, possibly with new traffic signals. New signalized intersections would improve access to motorists, pedestrians, and bicyclists. Design elements listed above should be included with these intersections. Any improvements to these intersections would require IDOT approval. The striped crossing at Grand Avenue and McKinley should also be improved with design elements such as curb extensions, improved signage, or high intensity activated crosswalk (HAWK) that includes a combination of a beacon flasher and signage. Village of Lake Villa Existing Conditions Report | 91 DRAFT: November 5th, 2012
8 | Transportation
3
| Bicycle connection improvements
as a complete streets/complete intersection approach for the roadway
Consider adding bike lanes on Grand
Change Cedar Avenue configuration.
Avenue as part of a streetscape program. Grand Avenue is under IDOT jurisdiction, so any potential improvements within the rightof-way would require IDOT coordination. However, with traffic volumes of less than 10,000 ADT, bike lanes on Grand Avenue would be an option to connect Grant Woods bike trails with Downtown Lake Villa, the Lake Villa Metra Station, and the Sun Lake Forest Preserve bike trails.
Develop alternatives for connecting Sun Lake Forest Preserve bike trails to the downtown and trails in Grant Woods/Fox Lake Hills. Alternatives to be considered could include use of Petite Lake Road (County Hwy 51), Fairfield Road (County Hwy 49), and Grand Avenue.
4
| Roadway Improvements
Monitor IDOT’s current study of potential improvements along Milwaukee Avenue and IL Route 137 from Grand Avenue to Buckley Road. A key planning approach to be used for this project is the tools of Context Sensitive Solutions (CSS). CSS is an interdisciplinary approach that seeks effective, multimodal transportation solutions by working with stakeholders to develop transportation facilities which fit into and reflect the project’s surroundings. With 11,200 ADT north of Grand Avenue, opportunities exist to narrow Milwaukee Avenue and consider pedestrian and bicycle accommodations. The Village should actively participate in this study to pursue these opportunities as well 92 | Village of Lake Villa Existing Conditions Report DRAFT: November 5th, 2012
Currently there is parking only on the north side of Cedar Avenue, so southbound traffic has a difficult time parking on-street. Options for adding parking to the north side should consider alternative block angled parking (chicane) and narrowed travel lanes with a combination of parallel and angled parking.
Provide a signalized intersection at Cedar and Grand Avenues. A signalized intersection would provide for safer vehicular and pedestrian access to the downtown. As part of an improvement plan for Grand Avenue to include bike lanes, continuous sidewalks on both sides, and streetscape elements, consideration should be given to this important intersection and gateway to downtown. Since Grand Avenue is under IDOT jurisdiction, any potential improvements would require IDOT coordination.
Provide a signalized intersection at Cedar and Milwaukee Avenues. A signalized intersection would provide for safer vehicular and pedestrian access to the downtown. As part of the Milwaukee Avenue CSS corridor study, consideration should be given to signalizing this intersection and gateway to downtown. As an alternative for bike connections, a signalized intersection at this location would improve bike access to the downtown and Metra station.
Figure 8.15 - Issues/Opportunities Map SUN LAKE
83
Lehmann Mansion
Lehmann Site (Village Owned)
Fo
Cedar Island
CEDAR LAKE
DEEP LAKE
Kids Hope United ited
DOWNTOWN TRIANGLE W. Grand Ave. (9,000 (9 ADT ADT) T)
T) AD 00 5,2 (1 ve eA ke au ilw Niels i llssen n Nielsen Enterpris risses Enterprises
Peter J. Palombi School
etra nal/M Natio dian Cana
N. Cedar Lake Rd. (4,600 ADT)
M S. Prince of Pea Peace Catholic Chu Church
Park P Par Pa a ar ark rrk k Lake Villa Sewer Plant
tral h Cen Nort
Issues/Opportunities
N
0
1/8 Mile
1/4 Mile
1/2 Mile
Village of Lake Villa, Illinois
- Roads
- Continuous Sidewalks (both
- Water Bodies
- Bike Path/Lane
- IntersectionImprovement
- Notable Buildings
- IL 83 Coridor Study
- Crossing Improvement
- Cedar Ave. Improvement
sides of roadway)
Village of Lake Villa Existing Conditions Report | 93 DRAFT: November 5th, 2012
Opportunity Sites |
Section 9
DOWNTOWN OPPORTUNITIES D
owntown Lake Villa presents a variety of opportunities to evolve into a mixed use, transit-oriented district that ties together the strengths of its existing assets with sustainable redevelopment that creates spaces to establish a new home, cultivate a business, secure a job, find a unique product or service, access the Metra commuter train, visit the lakefront, go for a bike ride, take a leisurely stroll, revisit Lake Villa’s past, or create new memories with family and friends. The Existing Opportunities Map in Figure 9.1 utilizes visual form to illustrate the various land use, urban design, transportation, and development opportunities Village of Lake Villa Existing Conditions Report | 95 DRAFT: November 5th, 2012
9 | Downtown Opportunities in Lake Villa’s downtown area, including the ½-mile TOD shed around the Metra station and general periphery. Significant opportunities include the following:
The most prominent aspect indicated on the map are the opportunity sites, particularly vacant
sites that hold potential for redevelopment and underutilized sites that have existing structures but could be rehabbed for more viable uses. The two Sherwood Johnston sites are perhaps the most significant opportunity sites in terms of both size (42.4 acres and 63.5 acres) and potential impact, particularly the smaller of the two sites which is immediately adjacent to the Downtown Triangle and along the Cedar Lake shoreline. All opportunity sites hold the potential to create new spaces for diverse housing, businesses, employment generators, civic interaction, recreational facilities – all within an interconnected mixed use, transit-oriented network.
A safe and interconnected path system for pedestrians and bicyclists is currently highly limited. However, the network of parks, forest preserve, recreational facilities, and other destinations scattered around the Study Area signify that path improvements and new connections can be made to create a downtown environment that is more welcoming and accommodating to people seeking to visit Downtown Lake Villa on foot or by bike. Additional transportation-related opportunities are summarized in the Transportation Assessment in Section 8.
Streetscape improvements – which may
include elements such as enhanced crosswalks, specialty lighting, landscaping, pedestrian and bicycle amenities, signage, and wayfinding – have the capacity to enliven the physical appearance and strengthen the identity of a downtown area. One of the main outcomes of this planning process will be to develop a unified streetscape character for Downtown Lake Villa, particularly integrating a variety of streetscape enhancements, suggesting façade improvements for existing structures, and
96 | Village of Lake Villa Existing Conditions Report DRAFT: November 5th, 2012
designing a signage family in concert with the Marketing and Branding Strategy, another main project outcome. Additional thoughts relating to streetscape improvements are summarized in the Streetscape & Urban Design Assessment in Section 6.
Gateways are opportunities to utilize streetscape
improvements and the surrounding built environment to create a welcoming entry into the downtown area drawing the attention of motorists, bicyclists, and pedestrians. The map indicates two types of potential gateways for Downtown Lake Villa: (1) a downtown triangle gateway that indicates entry into the core downtown triangle area; and (2) a greater downtown gateway that marks entry from beyond the core downtown area and ½-mile TOD shed. Gateway features may vary in scale and character to adapt to the surroundings and target audience. For example, a tall gateway sign with large lettering may be more appropriate along the southern stretch of Milwaukee Avenue, while a smaller, pedestrianlevel sign with an information kiosk would be more suitable at the Grand/Cedar intersection. Additional thoughts relating to gateways are summarized in the Streetscape & Urban Design Assessment in Section 6.
View Corridors present the opportunity to
maintain the sight lines and scenic vistas formed
Vacant site north of Pleviak Elementary
Providing access to an expanded public park along the Cedar Lake shoreline and connected to Lehmann Park; Attracting new businesses or light industry uses to the industrial park along Park Avenue to increase employment options; and
Supporting current and planned roadway improvement projects, such as the future widening of the southern stretch of Milwaukee Avenue and the pending bike path underpass beneath Milwaukee Avenue near Lehmann Mansion
Undeveloped property at the intersection of W. Grand and Sherwood Avenues. by the built and natural environments. These view corridors can draw the visual interest of visitors from a gateway and carry them into Downtown Lake Villa, utilizing signage and wayfinding elements to help them navigate to intended (or even unintended) destinations. Additional thoughts relating to view corridors are summarized in the Streetscape & Urban Design Assessment in Section 6.
Attracting new tenants and entrepreneurs to
the core downtown area, particularly along Cedar Avenue to enliven the corridor with foot traffic and activity is essential to the success of the Downtown.
Other opportunities presented in Downtown Lake Villa include:
Upgrading existing commercial centers along Milwaukee Avenue and Grand Avenue to help attract new viable business tenants;
Preserving the traditional single-family residential neighborhoods to maintain downtown’s connection to Lake Villa’s heritage;
Improving existing multi-family residential properties to accentuate downtown as a desirable place to find a home to rent or buy;
Downtown Infill Development: There are several sites available for infill or can become redeveloped as commercial or mixed-use development, particularly along Cedar Avenue. For example, the former car dealer is slated to be rehabbed into Busy Brain. In the long-term, single family homes should be adapted or redeveloped with commercial or mixed-use with ground level retail. Quality Catering, located on several sites east of Metra could be consolidated and perhaps relocated to another location in Lake Villa such as the Industrial Park. Over time, the Downtown should be upgraded into a more vibrant economic center with commercial and transit-oriented multi-family development
Opportunity Sites As a core focus of this planning study for Downtown Lake Villa, the opportunity sites are illustrated on a separate map in Figure 9.1 (see next page) with particular note of the total acreage and developable acreage of each site. Developable acreage is defined as the area of the site that is not presently occupied by sensitive natural features like floodplain or wetlands. These natural features will be preserved as best as possible and, where appropriate, integrated into the site design of opportunity sites. Redevelopment concepts will be explored for selected opportunity sites, including the two Sherwood
Johnston sites. Village of Lake Villa Existing Conditions Report | 97 DRAFT: November 5th, 2012
9 | Downtown Opportunities Figure 9.1 - Lake Villa Development Opportunities
SUN LAKE
etra nal/M Natio dian Cana
83
LAKE
Lehmann Mansion
tral h Cen Nort
Lehmann Site (Village Owned)
N. Milwaukee Site #2
9 N.
) DT 0A ,20 (11 ve eA ke au lw Mi
Cedar Island
8
Lakeview Towers (Senior Living)
CEDAR LAKE
N. Milwaukee Site #1
DEEP LAKE
Kids Hope United
Cedar Village Apartments (Senior Living)
Post Office
Expand Public Park
Nielsen Plaza
2
Sherwood-Johnston/ Downtown Site Downtown Triangle
4
Water Tower
Pleviak Elementary Pleviak Elementary
Village Hall Fire Dept.
W. Grand Ave. (9,000 ADT)
E. Grand Ave. Ave. Ave ve e. ((17,500 (17 17,500 17, 17 ,500 00 0A AD ADT) D Walgreens
7
W. Grand Site #3
Medical Offices
W. Grand Site #2
Lake Villa United Methodist Church
3 Peter J. Palombi School
Sherwood-Johnston/ Cedar Lake Rd. Site
Park Pa Par P a rk Lake Villa Sewer Plant
Lake Villa Industrial Park Site Nielse i l en Nielsen
Entterrprrise Enterprise ses Enterprises
McKinley M McK cK cKinley Ki l Ave. A
1
Prince of Peace Catholic Church
rk Park
N C N. Ce Cedar e ed d dar ar L Lake ake ak ke k e Rd. (4,600 ADT)
6
T) AD 00 5,2 (1 ve eA ke au ilw
W. Grand Site #1
M S.
5
Church of Jesus Christ of LDS
Opportunity Sites
N
Village of Lake Villa, Illinois
0
1/8 Mile
1/4 Mile
1/2 Mile
* Note: Improve Bike/Pedestrian access to provide greater accessibility to Downtown and Metra Station from uses along Milwaukee and Grand Avenues.
- Opportunity Site (Vacant)
- Roads - Water Bodies
- Opportunity Site (Underutilized)
- Metra Rail Station
- Parcels
- Residential - Open Space - Commercial
- Notable Buildings
Map prepared on 8/12/12 by Teska Associates, Inc.
98 | Village of Lake Villa Existing Conditions Report DRAFT: November 5th, 2012
1
Sherwood-Johnston/Cedar Lake Rd. Site
Site Description The Cedar Lake Site is a 42-acre development located at the southeast corner of N. Cedar Lake Rd. and W. Grand Ave. Located between a German club and soccer field [look up correct name] to the east and Grant Woods Forest Preserve to the west, this site had been previously been approved for development through a planned development which has since expired. While the southern boundary of the site is identified as wetlands, most of the property is developable acreage and considered a prime redevelopment opportunity.
Site Characteristics Site Area
63.5 Acres (59.36 Developable Acreage)
Existing Zoning
Commercial Recreational (CR); Limited Industrial (LI)
Existing Uses
Vacant
Potential Reuses
Residential and mixed-use development
2
Sherwood-Johnston/Downtown Site
Site Description This site as a significant amount of property fronting the southern shore of Cedar Lake and is located immediately west of the downtown and Lehmann Park. The site was also previously approved as a planned development that has since expired. A significant portion of the eastern part of the property are designated as within a floodplain, and some of the property is designated as floodway. The community has previously desired that Lehmann Park be extended through a trail along the northern portion of the site along Cedar Lake.
Site Characteristics Site Area
42.39 Acres (28.15 Developable Acreage)
Existing Zoning
Commercial Recreational (CR)
Existing Uses
Vacant
Potential Reuses
Mixed-use development - retail, residential, and open space Village of Lake Villa Existing Conditions Report | 99 DRAFT: November 5th, 2012
9 | Downtown Opportunities
3
Lake Villa Industrial Park Site
Site Description This site, currently occupied as farmland, partially sits within the 1/2 Mile TOD Study Area. At 22.61 acres, the site largely consists of developable acreage with the exception of a small southern section currently classified as wetlands. The site is located in an industrial park. It is surrounded by light industry to the south and west, residential development to the north. There is a small frontage to Milwaukee Avenue but it is blocked by wetlands.
Site Characteristics Site Area
22.61 Acres (19.09 Developable Acreage)
Existing Zoning
Residential 2 (R2)
Existing Uses
Vacant
Potential Reuses
Industrial or commercial
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Pleviak Elementary
Site Description Sitting at the corner of Grand and Milwaukee Avenues, the site is currently occupied by Pleviak Elementary of School District 41. The entire 5-acre school is located at a prominent location within the Study Area and experiences the highest Average Daily Traffic (ADT) counts, making it a strong opportunity for reuse if the building or site become available. The 2009 Redevelopment Strategy recommended a three to four story mixed-use building if the site were to no longer be used for a school.
Site Characteristics Site Area
5.11 Acres (5.11 Developable Acreage)
Existing Zoning
Residential 2 (R2); Community Business (CB)
Existing Uses Potential Reuses
Pleviak Elementary School and parking lots Commercial
100 | Village of Lake Villa Existing Conditions Report DRAFT: November 5th, 2012
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W. Grand Ave. Sites #1, #2 & #3
Site Description These three sites sit immediately south of the Downtown Triangle and north of a large contingent of single family homes within the Study Area. While the western and eastern sites are vacant, respectively, single family homes currently occupy the middle portion. All of the property on these sites remain developable, and coupled with their immediate proximity to the Downtown Triangle, make them potential redevelopment opportunities.
Site Characteristics Site Area(s)
4.27 Acres (4.27 Developable Acreage)
Existing Zoning
Community Business (CB)
Existing Uses
Vacant, Undeveloped, Single-Family Residential
Potential Reuses
Village of Lake Villa Existing Conditions Report DRAFT: November 5th, 2012
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9 | Development Opportunities
8 9
N. Milwaukee Sites #1 & 2
Site Description The N. Milwaukee sites sit on the northern edge of the Study Area and remain undeveloped. One would have to pass through these developments to reach the Lehmann Mansion, and considering N. Milwaukee’s large ADT count, could have potential for commercial redevelopment. The Sun Lake Forest Preserve and a large wetlands sit to the east of these sites, and a road provides access to a platted subdivision that is currently being marketed for luxury single family homes with Deep Lake access. Kids Hope United is located to the south of these developments and possibly has a small frontage area that could be developed. The 2009 Redevelopment Strategy recommended retail development on these sites.
Site Characteristics Site Area
11.16 Acres 11.16 Developable Acreage)
Existing Zoning
Suburban Business (SB)
Existing Uses
Undeveloped
Potential Reuses
Commercial or Mixed-Use
102 | Village of Lake Villa Existing Conditions Report DRAFT: November 5th, 2012