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SITE PLAN
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3330 SKOKIE VALLEY ROAD
HIGHLAND PARK, ILLINOIS 60635
200 Green Bav Road
HIGHWOOD, ILLINc51S 60640
0 2 4 6 8 10
SCALE: 1/8"= 1'-0"
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15 APRIL 2014
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AMSTADTER ARCHITECTS
1 North LaSalle, Suite 1855
Chicago, Illinois 60602
312-642-8800
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15 APRIL 2014
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Community mage
Identity
Residential
hborhoods
Goat:
A positive image among .community members and within the
Safe, attractive neighborhoods with high-quality, well-main-
larger North Shore region that builds on Highwood's distinct
character.
tained homes that provide a range of housing to the community's diverse population and attract ne~ residents to Highwood.
1. Enhance the physical appearance of local neighbor-
1. Preserve sound existing housing through consistent,
hoods induding homes, public rights-of-way, and parks
and open space.
2. Maintain and enhance the Downtown's traditional
character and pedestrian friendly atmosphere.
active code enforcement
2. Encourage the conversion of non-conforming multifamily structures to single family homes.
3. Prohibit the addition of dwelling units to existing struc-
3. Maintain and enhance the City's reputation as a fine
dining and entertainment destiriation.
tures -in violation of the City's Zoning Code.
4. Implementation of an amortization schedule to remove
4. Continue to upgrade major roadways with streetscaping including landscapin& signage, and pedestrian
amenities.
nonconforming residential uses and non-residential uses
from the residential districts.
5. Implement buffering and screening requirements to
5. Create attractive and prominent entry points into the
community.
6. Maintain and enhance qty-owned parks and create
additional parks that contribute to quality of life in Highwood's residential areas.
7. Sponsor and promote community events throughout
the year to foster a stronger sense of community, bring
residents together from different neighborhoods and social and cultural groups, and attract visitors from outside
of the community.
8. Encourage historic preservation.
protect residential areas from any potentially negative
impacts of adjacent commercial uses.
16
Prohibit commercial parking activity in residential areas.
7. Require new development and redevelopment to
reflect the scale and character of the surrounding neigh-
borhood.
8. Promote residential development and redev~lopment
of a variety of low.<Jensity housing types.
9. Promote the development of senior housing to enable
Highwood residents to age in place and remain in the
community.
9. Require high-quality materials, finishes and architecture,
and resource efficient design and construction in the
development, renovation, and expansion of structures
throughout the City.
10. Collaborate with utility companies in an effort to screen,
obscure or bury or otherwise camouflage utilities.
Page 8- Goals and Objectives
City of Highwood, Jllinois Co•opweh<losi~•
I
Comr~ru!rcial
Mi.xed-Use
13. Adopt and enforce an amortization schedule to remove
industrial type uses from the downtown.
Development
14. Prohibit additional strip center development within the
downtown.
Goa!:
15.1mplement additional streetscape enhancements along
Healthy commercial areas with mixed uses providing housing
major roadways to improve upon and unify the appearance of commercial areas.
in the-downtown with a diverse range of goods and service
providers that meet the daily needs of local residents. Such
16. Establish land use and development controls that encourage higher density, mixed-use development vvithin
the downtown and prohibit single family and two-family
homes within the dovvntovvn
development shall also enhance the community's image as a
regional shoppin& dining and entertainment destination.
17. Prohibit first floor residential uses on Green Bay Road,
Waukegan Avenue and Sheridan Road corridors within
the downtown.
1. Strengthen the role and function of the downtown as
the central focus of civic, community, and economic
activity as well as a place in which to live.
18. Pronlote sales tax generating uses on the first floor on
2. Expand the range of retailers and offices in the down-
Green Bay Road, Waukegan Avenue and Sheridan
town.
Road corridors within the downtown.
Improve parking, access, and circulation within the
downtown.
Transportation & Circulation
PreServe and enhance the pedestrian oriented environ-
ment within the downtovvn.
·
5. Create a fa,ade and property improvement program
to assist businesses in addressing deferred maintenance
and rehabilitating older commercial properties.
6. Encourage mixed-use development vvithin the downtown with high-quality design, landscape and construction.
7. Require appropriate redevelopment of the Hotel Moraine site in conformance with existing zoning and no
higher than the existing structure.
8. Encourage the redevelopment of vacant or underuti-
lized properties. Improve the appearance and quality
of commercial properties through consisten~ active
code enforcement
9. Foster commercial property renovation and redeve~
opment through a consistent, flexible and thorough
permitting process.
10. Work with the local business community in establishing
a joint marketing strategy.
J
Gollllh
A balanced transportation network that provides for safe and
efficient movement of vehicles and pedestrians.
1. Improve and maintain the condition of street surfaces
on local roadways.
2. Enhance access along commercial corridors through
the use of various tools such as shared access drives,
shared parking fadlities, and cross-access easements.
3. Address congestion and traffic safety concerns related
to rail traffic passing through the downtown and the
configuration of local roadways surrounding the Union
Pacific Railroad right-of-way.
4. Complete the street grid vvithin Highwood and connections to neighboring communities.
5. Improve the maintenance and expand the City's
network of sidewalks to enable safe and convenient
pedestrian movement throughout the City.
11. Establish an Economic Development Commission to
foster the development and recruitment of new businesses CJ-nd the retentiori and expansion of existing
businesses.
6. Improve directional and other signage indicating public
. parking to encourage the use of public parking facilities
12. Prohibit the development of additional non-taxing
7. Expand the availability of public parking throughout the
producing services including auto-service, contracting
or other service related businesses requiring outdoor
storage within the downtown.
City of Highwood, Illinois'"""''....,"'""" Pa
in the downtown.
downtown.
Goals and Objectives- Page 9
.1
8.
~equire new developments to provi~e adequate park-~
Jng. -
9. Establish and enforce dear and concise policies regarding valet parking that ensure efficient use of parking
facilities _and minimize valet-related traffic congestion.
10. Work with the Regional Transportation Authority and
Metra to improve and enhance the Highwood Metra
station as a community asset and central component of
the downtown.
11. Work with Metra to improve and enhance commuter
train service and express train schedules.
12. Enhance pedestrian safety at rail crossings including the
installation of pedestrian crossing gates where warranted.
.
13. Work with the Regional Transportation Authority and
Pace to improve and enhance_ bus services within the
community.
14. Establish bike routes throughout the downtown to
improve vehicular, bicycle, and ped~strian safety.
15. Enhance the Robert McClory Bike Path with directional
signage and improved maintenance.
3. Renovate and expand recreation facilities and programming to better meet the needs of the community,
indudinKservices for the City's youth and seniors.
4. Increase the City's collaboration with the Highwood
Bocce Courts to enhanCe its value as a community asset and public recreational amenity.
5. Work with local conservation groups to expand
resident use of regional open space areas along the
lakefront.
6. Develop the use of Everts Park as a public square with
access from Green Bay Road.
7. Expand, upgrade and promote the use of pedestrian
and bicycle paths, routes, ~md facilities to provide access to and connections betvveen schools, parks, open
space, shopping areas ahd other key activity areas in
the City and neighboring communities.
8. Evaluate the feasibility of relocating the recreation center or improving the existing facility.
9. Expand and enhance Memorial Park (also known as
Western Avenue Ball Park) for active recreational activities.
10. Require any development of the Hotel Moraine site to
enhance the area of open space north of the site for use
Parks, Recreation & Open
Space
Goal:
as a public park.
11. Require the Lake County Forest Preserve District to
develop an operational_golf course at the former Fort
Sheridan Military Reservation as required by the deed
of conveyance.
Enhanced and expanded parks and recreation facilities to
meet the needs of City residents for opportunities to experience the outdoors and to enhance the overall image and
character of the community.
Obfectives:
1. Identify opportunities for new park sites in older, developed neighborhoods within the City.
12. Cultivate cooperative working relationships with the
Lake County Forest Preserve, Open lands and neighboring communities to enhance access to and use of
open space and natural areas along the Lake Michigan
shoreline by Highwood residents.
13. Develop cooperative agreements with other communities to provide recreational opportunities.
2. Explore the potential for the conversion of vacant lots
and other underutilized parcels to parks and open
space.
City of Highwood, Illinois Co''P'•h•~.;,,,
Plan Implementation
8. Review the Comprehensive Plan on a regular basis and
amend as needed, based on input and involvement of
the City Council, Plan Commission, Zoning Board of
Goal:
Appeals, various other cOmmission and committees,
local organizations, and individuals.
Effective implementation of the Comprehensive Plan, including regular efforts to monitor progress and update City poli-
9. Once adopted, ensure that the City Council, staff,
cies.
boards and commissions abide by the Comprehensive
Plan.
Objectives:
1. Revise the Zoning ordinan~e, Subdivision ordinance, as
1O.ldentify and engage agencies and organizations willing
to share in the responsibility for active implementation
well as other land use and development r~gulations to
of the Plan.
ensure compliance with Comprehensive Plan recom-
mendations.
11. Utilize the comprehensive plan as a basis for review of
subdivision, zoning. and land use applications.
2. Develop a process for the regular review and update
of the Comprehensive Plan and zoning ordinance to ap-propriately meet the changing needs of the community.
3. Create a user':5 guide to zonin& development and
signage to facilitate compliance of new commercial
development and redevelopment with City regulations.
12. Supplement the goals and objectives with other neces-
sary documents such as a visucil preference guide.
I
13. All zoning and subdiv.ision changes should reference
Section 4: Land Use Plan of the Comprehensive Plan
for feasibility and congruency.
4. Enforce and update signage regulations that allow for
adequate business identification, legibility, and visibility
while respecting the scale and character of surrounding
development and minimizing yisual-clutter as needed.
5. Update the City's landscape requirements to enhance
landscaping and open space in downtown and along
the major streets.
6. Establish and maintain a five-year action agenda regard-
ing Comprehensive Plan implementation to prioritize
objectives, list accomplishments of proceeding years,
and establish a City Capital Improvements Program.
7. Dedicate existing financial resources and/or identify
new funding sources to implement the Comprehensive
Plan.
City of Highwood, Illinois C~'"'"rehe'!lrliwc\fiw~
SECTION 4
The Land Use Plan is a community-wide guide for future land
use and development that identifies which areas should be
dedicated to residential, commercial, public and semi-public,
and parks and open space uses.
The Land Use Plan also
provides the framework within which all land uses are interconnected and integrated with one another.
The Land Use Plan is an extension of the Comprehensive Plan
vision, goals and objectives, building and improving upon the
City's established patterns of land use and development. The
Land Use Plan promotes a sustainable and holistic approach to
growth and development that protects and enhances existing
neighborhoods, strengthens commercial areas, and enhances
the City's various community facilities.
Ciceneral
The Land Use Plan is .a general guide to growth and development within the City. The Land Use Plan provides a foundation
for further decision-making and does not represent a site de--
velopment plan. While it is a detailed document that provides
specific guidance on land use decisions, it is also flexible,
allowing for individual negotiations and the consideration of
creative approaches to development that are consistent with
the overall policies and guidelines in the Comprehensive Plan.
The Land Use Plan is an expression of City policy established
in the Comprehensive Plan and reflects the City of Highwood's intentions regarding the type, intensity, and location of
future land use. The Land Use Plan identifies three residential
uses, two commercial uses, parks and open space, and institu~
tiona! and public uses.
City of Highwood, Illinois (otc,~rehe>~srw• ?Ia~
Land Use Plan - Page 15
Residential Uses
Commercial Uses
The Land Use Plan establishes three (3) residential land uses:
Single-family Residential, Two-family Residential, and Multifamily Residential. Section 5: Residential Areas Plan provides
an expanded discussion of these uses along with detailed
policies.
The Land Use Plan establishes two (2) commercial land uses:
Mixed-use/Downtown Core and Corridor CommerciaL Section 6: Commercial Areas Plan provides an expanded discussion of these uses along with detailed policies.
Do>vntown Core
Downtown Highwood is the historic heart of the City and
The City of Highwood has several established single-family
neighborhoods including the recently developed Town of Fort
Sheridan area. The Plan provides policies intended to preserve
existing single-family housing stock and protect residential
should continue to be characterized by a mix of restaurants,
residences, office users, retailers and service providers in a
unique pedestrian-oriented environment. Highwood has
areas from the negat!ve impacts of uncontrolled conversion of
established itself as a regional destination for fine dining and
single-family structures into duplex and multi-family dwellings,
entertainment and it should further enhance and expand its
offerings as a destination. In addition, Highwood's commercial
While enhancing these areas through improved code enforce-
areas should be improved to better meet the needs of local
ment and investments in public infrastructure.
residents. Pedestrian mobility and safety should continue
to be enhanced and vehicular circulation and parking 1ssues
Two-family ~l:esilllen1tial
Many of Highwood's homes consist of two-family residences.
should be addressed. Multi-family residential uses should also
be encouraged within Downtown Highwood.
Two-family residences help provide a wide range of housing
options within Highwood and are a valued component of
Corrilliior Commerci!lll!
the local housing stock. The creation of additional two-family
Corridor commercial uses generally consist of strip retail
centers with a built form and function that is distinct from the
residences should be encouraged in select areas; however the
widespread conversion of single_-family homes to two-family
structures should be prohibited.
traditional development of Downtown Highwood. These uses
are located along_Highwood's higher traffic corridors and provide a wide range of retailers and service providers to the com-
Multi-family residential development, which comprises all
munity, making efficient use of the shallow lot depths created
by the adjacent Union Pacific rail right-of-way and residential
residences in buildings with three units or more, is scattered
uses. Highwood's corridor commercial areas form the City's
throughout the City's single-family neighborhoods. Significant multi-family developments include portions ofthe Town
of Fort Sheridan development and the Fort Sheridan Place
(formerly North Shore Estates) apartment complex. The multi-
northernmost gateway along Sheridan Road and the southern-
family residential land use provides a wider variety of housing
options to Highwood residents. Multi-family housing can function as a transitional land use between single-family residential
areas and adjacent commercial and industrial areas.
most gateway on the corner of Prairie and Green Bay Road.
Corridor commercial uses typically comprise auto-oriented
develOpment that prioritizes vehicular access and circulation
over the needs of pedestrians. Corridor co.mmercial uses
should be enhanced to improve circulation, access, pedestrian
safety, and aesthetic improvements such as uniform signage
and landscaping plans.
Public / Semi-Public
Parlc.s
The Land Use Plan designates public and semi-public areas
occupied by government facilities, community service providers, public and private institutional users, and utility providers.
This land use comprises areas to be maintained as parks, recreation sites, or open space, including both public and private
facilities. Section 8: Parks and Open Space Plan includes
a detailed discussion of these areas and identifies policies
regarding the preservation, maintenance and expansion of
existing parks and open space, the creation of new parks and
open space areas, and enhancing local access to and use of
The large RPX property in the northern portion of the Sheridan
Reserve Center is also designated for publicjsemi-public use.
Section 7: Community Facilities Plan provides an expanded
discussion of these areas and the RPX property, along with
detailed policies. ·
Page 16- Land Use Plan
Open Space
open space along the lakefront.
City of Highwood, Illinois
Plan
Valet t)&lHeratioJms
A number of restaurants in Highwood utilize valet services.
No valet zones are designated with municipal signage a·nd
The ofbtreet parking supply in Downtown Highwood consists
of a mix of public and private parking lots. The two largest offstreet parking lots in the study area are the Highwood Metra
parking lot (public) and the Walgreen's/US Bank parking lot
(private). Similarto the on-street parking, the off-street parking
supply far exceeds the demand during the day with most park-
restaurants typically utilize the parking space directly in front of
their facility for valet
Valet services make parking very convenient for customers
and minimize traffic congestion related to customers driving
ing lots remaining relatively empty during the day.
around the looking for parking. Valet services, if properly regulated, will result in a more efficient use of the parking supply.
During evenings, espeCially Friday and Saturday evenings, use
of off-street lots increases and a number of the public parking
lots in Downtown Highwood are at capacity. Private lots, such
Use of on-street parking by valet services should be prohibited
with valet operators using designated off-street lots. Valet
as the Walgreen's lot, sit empty during these peak hours as
they can only be used by customers.
operators should also utilize designated areas for customer
drop-off that minimize the number of on-street spaces used to
The City should encourage the owners of private parking areas
to make their facilities accessible in off-peak hours for parking
uses such aS valet parking, or use by the general public
host valet operators. The City should encourage valet operators to use lots further from the core of DoWntown. This will
free up more parking for patrons that want to park and walk to
their destination. The City should encourage the Chamber of
The City conducted a parking study in 2005 and should con-I
Commerce to engage a single valet operator which must be
tinue to implement the recommendations in the study as the
findings are still valid.
.
licensed by the City.
Further, the City should encourage the Chamber of Com-
The City should also conduct a valet loading zone study to
merce to make members and other businesses aware of lost
business stemming from their emplOyees parking i1=1 prime
improve the existing valet operations on Sheridan Road and
spaces.
loading zones and improving circulation-patterns of valet
operations.
Green Bay Road. The study should focus on consolidating
As the Library extends its hours later into the evening and
holds _evening events, it will generate greater parking demand.
In order to accommodate this demand, the Library must
explore opportunities to share parking with other land uses.
The parking lot that serves the Post Office to the west of the
Library is one possibility because its peak parking demand
occurs during the day and does not require all of its spaces
during the evening.
Page 52- Transportation Plan
City of Highwood, lllinois Cllroprellt,~sivo Pion
Commercial Areas
Accommodate higher density development in Downtown Highwood by
0
revising zoning standards regarding building height.and buildable area and
revise
and shared
I i
Building and Zoning; Plan Commission/
26
ZBA; Property Owners; Local Residents
Continue to make streetscape enhancements in the Downtown TIF district
with adjacent property owne_rs.
0
City of Highwood; Property Owners
28
Establish an Economic Development Commission (EDC) to prioritize economic development opportunities and evaluate strategies to foster redevel~
S
City of Highwood; Businesses; Local
Residents
30
New standards specific to the downtown area should be established
through a new zoning district or utilizing a zoning overlay district that augments B-1 requirements in a- targeted manner.
5
Building and Zoning; Plan Commission/
ZBA; Property Owners; Local- Residents
26
Develop a--uniforfl'! approach to code enforcement and follow-up to ensure
efficiency and enforcement.
5
Building and Zoning
27
Assess existing ordinances to ensure that sufficient guidelines are provided
comm~;rcial
maintenance and
5
City of Highwood; Commercial PropertY
and
27
Adopt and enforce an amortization schedule to phase out non-Commercial
uses and non-conforming commercial properties, within commercial
districts.
5
City of Highwood
27
Identify areas where residential and commercial area adjacency is problematic and implement buffering and screening techniques.
5
City of Highwood
30
Review and revise exjsting signage regulations within the Zoning Ordinance
and Appearance Review Code based on input from residents and bu;:;inesses.
5
Plan Commission; ARC; Businesses; Local
Residents
30
Expand the Downtown Highwood TIF District to include the Hotel Moraine
site and establish incentives to
5
City of Highwood; EDC; Outside Expertise
27
Reach out to economic development organizations to examine the patential to revitalize hotel uses at the Hotel Moraine site and market the site for
redevelopment.
5
City of Highwood; EDC; Lake County
27
Establish an official, unified vision for the Hotel Moraine site and work with
the property owners to develqp a preliminary development concept for the
site that honors the community's vision while maximizing potential redevel-
M
City of Highwood; Development Community; Property Owners; Local Residents
27
Establish a user's guide to zoning and development that simplifies the building code and lessens the chance of misinterpretation of existing regulations
between
owners and
staff.
M
Building and Zoning; Property Owners
28
Install gateway features at entry points along primary roadways, including
enhancements that announce
and
elements.
M
City of Highwood
28
~stablish
M-l
EDC; Businesses; Property Owners
30
while
opment, recruit n€w husiness~s, and retain, enhance and expand e;isting
businesses. 1
a fac;ade and site improvement program.
Partners
NOTES:
1
The EDC does not yet exist as a commission and its formation is important as first step toward guiding economic development within Highwood. As such its creation is the first action provided under the Commercial Areas category. The EDC is listed as a responsible entity where
appropriate.
City of Highwood, Illinois (or•pre~e,nsiiwe PI<!::
Implementation- Page 81
Transportation
Continue to implement the recommendation_$ of the Downtown Highwood
Parking StUdy in 2005.
0
City of Highwood
49
Regulate the riding of bicyd~s on sidewalks to ensure pedestrian safety.
s
City of Highwood; Businesses; Local Residents; Police
50
Encourage residents using Metra to
s
City of Highwood; Metra
52
Instal! a crosswalk across Green Bay Road at North Avenue for passengers
the Pace bus shelter.
s
City of Highwood; Public Works; .Pace
52
_Work with the Union Pacific Railroad and Metra to enhance east-west
pedestrian connectivity, including additional signage and enhancements to
exlsting at-grade pedestrian crossings.
s
City of Highwood; Union Pacific Railroad;
52
Encourage valet operators to use lots further from the core.of Downtown
and enco1,1rage the Chamber of Commerce to engage a single valet operator who must be licensed.
s
Encourage the owners of private parking areas to make their facilities accessible in off-peak hours for parking uses {e.g. valet) or use by the general
public.
s
City of Highwood; Property Owners
49
Pursue grant funding for bicycle path development and cfosSings.
5-M
City of Highwood; Public
50
Work with local businesses to provide bicycle racks or designate bicycle
parking areas.
S-M
City of Highwood; Chamber of Commerce; Businesses; Local. Residents
50
Undertake an analysis to determine the pavement condition of roadways
and ensure
are well rriaintained,
those with
traffic
5-M
Public Works
47
Western Avenue, which is in need of maintenance and possible resurfacing..
should be improved in coordination with the adjoif"!ing City of Highland
Park.
5-M
Public Works; City of Highland Park
47
Examine the need for a traffic signal at the intersection of Green Bay Road
and Highwood Avenue and consider restricting the US Bank/W~:t!greens access drive on Highwood Avenue to outbound traffic movements I
5-M
Public Works; Union Pacific Railroad; Me-
48
Conduct a valet loading zone study to improve the existing valet operations
on Sheridan Road and Green Bay Road, focusing on consolidating loading
zones and
circulation
5-M
City of Highwood; Outside Expertise; Businesses; Chamber of Commerce
50
Outside of Downtown Highwood, install dedicated, on-street bike lanes and
other bicycle safety measures along Prairie and Highwood Avenues.
5-M
City of Highwood; Public Works; Property
Owners
50
Consider marking an alternate route for the Robert McClOry Bike Path that
circulates riders through Downtown Highwood via, Washington Avenue and
Bank Lane.
M-L
City of Highwood; Property Owners;
Union Pacific Railroad
45
Consider a traffic signal at the intersection of First Street and Sheridan Road
to provide vehicular and approach the Army Reserve for a contribution for
the costs of construction of that traffic signal.
M-L
Public Works; U.S. Army; Outside Expertise
48
Work with the Highwood Publ.ic Library to explore opportunities to share
parking with other land uses, including the U.S. Post Office.
M-L
City of Highwood; USPS; Highwood
49
Expand amenities (wide sidewalks, landscaping, etc.) like those in Downtown HighWood to other feasjble locations such as the portion of Washington Avenue located between Sheridan and Green
Roads.
M-L
City of Highwood; Businesses; Property
Owners; Public Works
52
As changes in land use and development occur, work with Pace to explore
the enhancement and expansion of transit service with regular communication and notification to ascertain the potential need for or impact on bus
service.
L
City of Highwood; Pace; Local Residents
48
Page 84 -Implementation
bicycling into their comto the station.
Metra
City of Highwood; Chamber of Com-
50
merce; Businesses; Valet Operators; EDC
Metra
tra; Property Owners; Outside Expertise
Public Library
City of Highwood, l!!inois (ompvM®ttsiwe Phm
llJl3 iit!J)
Downtown Highwood Parking Study
October 6, 2005
Page 26
Policy Review
The following section of the report includes review of the City of Highwood parking
requirements for off-street parking. Recommended changes to off-street parking and
fee-in-lieu assessments are summarized.
Parking Ordinance Review
Metro conducted a review of current parking requirements as stated in the City of
Highwood Zoning Ordinance to evaluate whether the requirements for off-site parking
for various uses are appropriate.
The first recommended change relates to Section 7.4.5 (Collective Provisions).
Currently, the Ordinance allows off-street parking for separate uses to be located in a
combined parking facility, provided that the total spaces equals the sum of the spaces
required for each use. In order to maximize efficiency of off-street parking and limit the
amount of land need to serve off-street parkmg needs, Metro recommends modifYmg the
,Ordmance to allow shared parking for multiple uses where the total number of parking
spaces salisf1es the peak parkmg demand at any one lime. Due to the large number of
potenbal comb1nahons of land uses that may w1sh to ut1hze a shared parking facility, the
required number of spaces for a shared parking facility should be reviewed on a caseby-case basis and be justified by a site-specific parking demand study based on the
proposed land uses.
Shared parking for multiple uses that have complimentary periods of peak parking
demand (when peaks occur at different times) maximizes the use and efficiency of
available land. For example, peak parking demand for an office use occurs on
weekdays during traditional business hours and typically begins to drop after 4:00 PM.
A restaurant that focuses on dinner" would be a complimentary use for a shared parking
facility due to having a peak parking demand that typically begins after 5:00 PM. A
shared parking lot would provide enough parking spaces to serve the maximum
combined parking demand of the office and restaurant at any one time. Providing
enough parking to satisfy the sum of the parking requirements for each use may result in
oversupplying parking and not using the available land efficiently.
Based on Metro's review, experience with typical parking requirements, and research
using the Institute of Transportation Engineers publication titled Parking Generation, 3"'
Edition, the following summarizes recommended changes to off-street parking
requirements.
7.5.2.5
Restaurant and Food Establishments (excluding Fast Food, Drive-Ins,
and Carry-Outs)
Current Requirement: One (1) space per four (4) persons based on the
number of persons that can be accommodated at the same time in accordance
with the design capacity, in addition to the number of spaces required pursuant
to Section 7.5.2.1.
October 6, 2005
Page 27
Recommended Requirement: One (1) space per two (2) persons based on the
number of persons that can be accommodated at the same time in accordance
with the design capacity.
7.5.3.1
High School
Current Requirement: One (1) space per ten (10) students at time of
maximum student attendance in a 24-hour period.
Recommended Requirement: One (1) space per four (4) students at time of
maximum student attendance in a 24-hour period.
7.5.3.2
Elementary School, Nursery School and Junior High School
Current Requirement: One (1) space per two (2) faculty members or other fulltime employees.
Recommended Requirement: 1.2 spaces per faculty member or other full-time
employee.
7.5.3.4
Churches and Temples
Current Requirement: One (1) space per four (4) seats or one (1) spaces per
four (4) individuals per the designed occupancy load of the structure in addition
to the number of spaces required pursuant to Section 7.5.2.1.
Recommended Requirement: One ( 1} space per two (2) seats or one ( 1)
spaces per two (2) individuals per the designed occupancy load of the
structure.
In addition to the recommended changes concerning shared parking facilities and offstreet parking requirements, Metro also" reviewed Section 7.5.4- Assessment in Lieu of
Parking Spaces. A fee-irr-lieu of parking assessment allows the City to construct and
maintain public parking spaces to account for parking that cannot be accommodated on
development sites. Currently, if the off-street parking requirement cannot be satisfied
and a variation has been granted, the City of Highwood may assess a fee for each
parking space deficient of the off-street requirement. The current fee-in-lieu of parking is
$750 per space and the cost may be distributed over a five-year period.
Metro conducted research of current fee-in-lieu of parking assessments in other
communities in the Chicago area, which is summarized in Table 3.
(lli3 iii!))
OctobElr 6, 2005
Page 28
Tab1El3
FEle-In- L"1eu o f Park"mq S,paces w1"th Down t own
Fee
(per space)
Municipality
Barrington, Illinois
$
10,000
Clarendon Hills, Illinois
$
10,000
Highland Park, Illinois
$
15,000 1
Highwood. Illinois
$
750
GeriS:va, Illinois
$
4,500
Lake Forest, Illinois
$
18,000
1 -
o·IStrl·cts
.
$1,000 within other business distncts outside of downtown
In other municipalities around the country that utilize a fEle-in-lieu of parking program, the
assessments generally range from $4,500 to $30,000 per space.
The current $750 per space assessment in Highwood is not sufficient to covElr the cost
of land, construction, or maintenance of new public parking spaces. At $750 per space,
the current assessment may also act as an incentive for a devEllopElr to not prov1de
sufficient parking on-site.
Based on the fee-in-lieu of parking assessments in other Chicago-area municipalities
and around the country, Metro recommends t.hat the City of Highwood increase the fElein~lieu or parking assessment.
Potential Growth in Parking Demand
Currently, two developments are under construction. These new developments will
generate parking demand that is not included in the parking counts suNeyed as part of
Metro's data collection in August 2005.
Using the. information provided by City staff, Metro estimated the parking demand for
each of the two new developments. The two developments and their associated parking
demand are summarized in Table 4.
October 6, 2005
Page 29
Table4
Add ifIonaIDeveopmen tUd
n er Const ruef Ion
Use
The Irish Pub 1
260 Gri11 2
Location
254 Green Bay Road
SW Comer Green Bay
Road/Highwood Ave~ue
Unit
Current Status
4,653 sf
200 seats
Construction
4,725sf
180 seats
Construction
I
Total Potential Parking Demand
Average Peak
Parking Requirement
Assumptions
Parking Demand
Under
96
0.48-0.47 spaces I seat 3
Under
87
II
1
2
Providing 13 off-street parking spaces in rear of property
Pruviding 0 off-street parking spaces
3
Referenced from the Institute of Transportation Engineers publication titled Parking Generation, 3m Edition
As shown in Table 2, the estimated peak parking demand for the additional uses is 183
spaces. Based on the City of Highwood off-street parking requirements, a total of 127
spaces are required (The Irish Pub - 66 spaces + 260 Grill - 61 spaces). Between ihe
two restaurants, 13 off-street spaces will be provided, thus not satisfying the city's
requirements or the estimated peak parking demand.
It is reasonable to assume that patrons of these establishments will utilize on-street
parking along Green Bay Road and Highwood Avenue as well as off-street parking in
rear of the property and at public parking lots such as the public library, the Metra
parking lot, and City Hall.
In addition to new parking demand that will be generated by the two restaurants
mentioned above, 11 new on-street parking spaces will soon be available on the north
side of Webster Avenue east of Sheridan Road once the adjacent building completes its
current remodeling project·
The current parking issues within the core area of downtown near the two restaurants
under construction, the difference between the off-street parking requirements, demand,
and what is actually being built, and the comparatively low fee-in-lieu of parking
assessment illustrates the need to review potential changes in off-street parking policies
regarding requirements, fee-in-lieu of parking assessments, plan review, and
enforcement efforts.
183
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October 6, 2005
Page 37
Summary
Based on the data collected, Metro reviewed the existing parking characteristics within
downtown Highwood by location and time of day. In addition, observations of parking
conditions and valet operations during the survey periods were also conducted. Overall,
approximately 40 percent of the surveyed parking spaces were unoccupied during the
. period of peak parking demand. Of the public parking spaces surveyed, approximately
one-third were unoccupied at the peak demand. However, parking availability in the
immediate core area of downtown is very limited during the peak parking demand.
Recommended changes to the City Ordinance and physical improvements to the City's
parking system are identified to improve future parking conditions in the downtown area.
Funding options available to the City to implement these improvements are also
summarized.
In the near-term, downtown Highwood is expected to remain a popular destination for
restaurants and similar uses if improvements to parking infrastructure and changes to
parking policies are not implemented,. However, as new development occurs and
additional restaurants and businesses open over time without appropriately addressing
the additional parking demand, park1ng cond1t1ons downtown w1flless convement.
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EAST ELEVATION
CONSTRUCTION REALTY
200 Green Bav Road
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SCALE: 1/4"= 1'-0"
10
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15 APRIL 2014
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312-642-8800
Fax: 312-642-6040
Tel:
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