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II. Existing Conditions

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II. Existing Conditions II. Existing Conditions Existing View of the Corridor Zoning Analysis Land Use Analysis Existing Street Sections Capacity and Access Analysis Existing Intersection Analysis Existing Public Parking Analysis PedZoneSM Analysis Existing Alternative Mode Analysis 17 II. Existing Conditions Existing View of Corridor TOWN OF NORMAL TOWN OF NORMAL Illinois State University HARRIS CULLOM CHURCH UNIVERSITY BRADFORD SUMMIT MARION UNIVERSITY BAKEWELL UNIVERSITY BOWLES BELVIEW ORLANDO FAIRVIEW BRADLEY WARREN BAKEWELL OSAGE HALE DRY GROVE DRY GREGORY GRANT LOCUST WILLOW MANCHESTER MCKINLEY 17 MAIN 1 2 MAIN 3 18 MAIN CENTER DALE HOVEY OSAGE DRY GROVE DRY 4 KINGSLEY north RAAB COLLEGE GREGORY HALE Existing Corridor 1 Main Street near Fairview facing south 2 Main Street near Gregory/Bowles facing north 3 Main Street near College facing north The photographs on these pages illustrate the appearance of the Corridor from the perspective of a motorist and a pedestrian. While they focus on the existing condition of the Corridor’s right-of-way, it is easy to see how land use and development impact the overall impression of the Corridor. This section of the document carefully examines the existing conditions of the Corridor, including land use and zoning issues and the configuration, use, and capacity of the Main Street Corridor as a travel route. 9 Center Street near Wood facing south 10 Main Street near Stewart facing north 11 Main Street near Buchanan facing north 12 Main Street near Olive facing north 13 Main Street at Front facing north 18 Main Street: A Call for Investment II. Existing Conditions Existing View of Corridor TOWN OF NORMAL CITY OF BLOOMINGTON DOWNTOWN BLOOMINGTON CITY OF BLOOMINGTON BroMenn Healthcare Illinois Wesleyan University PRAIRIE FRONT MARKET BEECHER DOUGLAS EMERSON EAST EAST UNIVERSITY EAST EAST ARMORY RT RT DUNN LAFAYETTE KELSEY 11 10 MAIN 13 12 MAIN 14 MAIN MAIN 16 15 9 CENTER BUCHANAN 5 CENTER ELM FILLMORE BAKER THOMPSON 7 CENTER CENTER 6 MILL MADISON 8 MADISON north MADISON MADISON VIRGINIA ROOSEVELT ROOSEVELT 250 ft 1/8 mi 1/4 mi WASHINGTON APPLE EMPIRE KELSEY NICHOLS GROVE MILLER BISSELL MACARTHUR LOCUST WOOD UNION DIVISION MONROE WALNUT MULBERRY LINCOLN MARKET OAKLAND STEWART CHESTNUT GRAHAM SCOTT OLIVE JEFFERSON 4 Kingsley Street near Dry Grove facing south 5 Center Street near Virginia facing south 6 Center Street near Kelsey facing south 7 Center Street near Graham facing south 8 Madison Street near Washington facing south 14 Main Street near Empire facing north 15 Main Street near Emerson facing north 16 Main Street near Apple facing north 17 Main Street near Osage facing north 18 Main Street near Hale facing north FINAL NOVEMBER 2007 19 II. Existing Conditions Zoning Analysis Main Street Corridor Zoning different from the zoning on the parcels on the outside edge district along the corridor. The development that occurs schools, and other civic uses. These districts allow for a high The Main Street Corridor is the primary street that connects of the couplet. As a general rule, zoning parcels on either side along the heart of the Main Street Corridor follows the same level of flexibility in the development of land with these the twin cities of Normal to the north and Bloomington to of a street to match is preferable because it creates a district regulations as commercial development near the Interstate, designations, including no minimum setbacks or height the south. of uses and further defines the public space of the street. despite the difference in the context of these locations. This maximums. Illinois State University (ISU) land is designated Portions of the west couplet, especially along Kingsley Street development pattern is mirrored in the development of the S-1. As is illustrated to the right, ISU has a significant Two Sets of Regulations where the lots between the couplet are not thru lots, provide three major education and health care institutions. amount of property along the Corridor and within the study Though the Corridor functions as a singular entity, it is an opportunity to address this issue. Rezoning those lots on area. Town of Normal Zoning Regulations subject to the rules of three jurisdictions: IDOT controls the the east side of Kingsley Street residential will establish a Within Normal, there are numerous zoning designations right-of-way, and the adjacent development is regulated by district of uses along Kingsley Street, enabling a more legible C-3 Community/Regional Shopping District used along the Main Street Corridor, ranging from single- either Normal or Bloomington depending on the location. corridor. Additionally, this issue should be studied further in Designed to offer commercial uses at a community or region- family residential to regional-scaled commercial to special As of this year, the Town of Normal is commended for order to determine which parcels could be most effective in wide scale, this designation requires at least ten acres of land public use districts. The following is a brief summary of the having put forth the effort by recreating their zoning map furthering this issue while also having the lowest impact on and is developed with buildings setback from all property more frequently used districts within the study area. to match that of Bloomington. Thus, the two zoning maps existing structures and residents. lines. Designed to be accessed by automobiles, a wide range are similar in appearance and use designation, yet still differ of commercial uses are permitted, but residential units, on Residential Districts in the regulations behind the mapped zoning districts. Auto-Oriented Commercial Development ground or upper stories, are not permitted. Despite this Several residential classification are utilized along the Comprehensive redevelopment of the Corridor to meet the There is another key similarity between the two description, this district is only designated in one location Corridor. The majority of the land zoned residential is communities’ vision will be complicated with the current municipalities current view of the Corridor: auto-oriented and it is not along the Interstate. The C-3 development is designated one of the single-family residential districts dual set of codes and their enforcement. commercial development. Both municipalities use comprised of only three parcels and at the start of the project commercial designations designed for development with a permitted in Normal, specifically R-1A and R-1B. These was half vacant. ISU plans to utilize the vacant portion as a level high vehicular access, despite the Corridor’s location on districts are both low density residential districts (not the Zoning Both Sides of the Street student and welcome center. lowest density residential district) that primarily promote Each municipality has zoned its segment of the corridor what was historic Route 66 and its proximity to established the development of buildings containing one dwelling unit. separately, but similarly. Especially in the location of the neighborhoods and the downtown commercial districts. B-1 General Business District These primarily exist on the east side of Main Street. couplet, this zoning is typically not consistent on both sides This is the most frequently used commercial district in of each street segment. The zoning inside the couplet is Neither set of bulk regulations or uses associated with these the Normal section of the Corridor. It is designated both districts promote the Corridor as walkable or accessible by a S-1 University and S-2 Public Lands/Institutions Districts along the Interstate at the north end of the Corridor and transportation mode, other than an automobile. In fact, each These two districts allow for the development of community along the ISU campus. B-1 allows for the largest range of municipality does not use their neighborhood scale shopping assets such as universities or colleges, theatres, auditoriums, commercial uses and, unlike C-3, permits residential uses on Key MAIN MAIN I-55 RAAB KINGSLEY VIRGINIA COLLEGE GREGORY north Main Street Corridor Boundary not to scale Town of Normal Zoning Map: 2006 20 Main Street: A Call for Investment II. Existing Conditions Zoning Analysis the upper floors. The allowance of upper story units is a real quantity of commercially designated land, potentially more and are utilized throughout the downtown for local and unit. No credit or consideration is given to neighborhood positive feature of the district, but it is not utilized by many than can realistically be developed given current market county government facilities and for IWU’s campus. retail compared to auto-oriented, highway retail. This developers. Buildings in this district are constructed with a demand (refer to the Appendix for more information of the can make development of neighborhood or walkable large setback from the front property line and parking lots results of the market studies completed for this project) and B-3 Central Business District commercial difficult due to existing parcel size. High parking in the front yards, which are characteristics not commonly little opportunity for neighborhood-scaled or mixed-use The Main Street Corridor couplet runs along the outer edge requirements also lead to an unnecessary quantity of paved associated with mixed-use development. development outside of downtown Bloomington. of downtown Bloomington. The entire downtown is zoned surfaces, exacerbating the urban heat island effect and any B-3 Central Business District, which allows for a variety of problems with stormwater management. Parking Requirements Residential Districts commercial and office uses and residential uses on upper Overall, the parking requirements tend to be high, for both Small sections of the Corridor are zoned for residential uses stories. This zoning designation extends east and west of residential and commercial. A mapped Parking Impact Zone in the Bloomington segment. These primarily occur along downtown and the boundaries of this project. overlaps with the study area of this project. This zone was the west or southbound leg of the Main Street couplet.
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