Village of Fox River Grove Station Area Planning Study Final Report
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Village of Fox River Grove Station Area Planning Study Final Report Prepared For: The Village of Fox River Grove Regional Transportation Authority (RTA) Prepared By: Consoer Townsend Envirodyne Engineers, Inc. (CTE) December, 2003 FOX RIVER GROVE STATION AREA PLANNING STUDY TABLE OF CONTENTS Introduction ……………………………………………………………… 1 Chapter 1 Executive Summary ……………………………………….. 2 Phase I …………………………………………………………………… 2 Market Analysis / Market Study ……………………………………… 3 Phase II ………………………………………………………………… 4 Design Guidelines ……………………………………………………… 4 Implementation Strategies …………………………………………… 5 Chapter 2 Existing Conditions ……………………………………….. 6 Façade Study …………………………………………………………… 7 Parcel Focus …………………………………………………………… 10 Chapter 3 Circulation & Access ……………………………………… 11 Vehicular and Pedestrian Conflicts …………………………………… 12 Recommendations ……………………………………………………… 12 Chapter 4 Transportation & Transit …………………………………. 14 Site Comparison Study ………………………………………………… 14 Metra Station …………………………………………………………… 15 Metra Service …………………………………………………… 16 Origin-Destination Survey……………………………………… 16 Commuter Boarding Statistics………………………………… 17 Parking…………………………………………………………… 18 Mode-of-Access………………………………………………… 19 Future Conditions ……………………………………………… 20 Chapter 5 Market Analysis ……………………………………………. 21 Demographics…………………………………………………………… 21 Phase I Recommendations …………………………………………… 22 Make the Metra Station a Focal Point of Redevelopment…………… 22 Parking …………………………………………………………………… 22 Mixed-use Development ……………………………………………… 23 Take Advantage of the Fox River……………………………………… 24 Improve Access and Circulation ……………………………………….. 25 Chapter 6 Public Involvement ……………………………………….. 26 Storefront Open Houses ……………………………………………… 26 Village Hall Open Houses ……………………………………………… 27 Next Steps ……………………………………………………………… 27 Chapter 7 Concept Plans ……………………………………………… 28 Concept Plan A ………………………………………………………… 28 Concept Plan B ………………………………………………………… 29 Concept Plan C ………………………………………………………… 30 i FOX RIVER GROVE STATION AREA PLANNING STUDY Concept Plan D – Preferred Station Area Plan ……………………… 31 Urban Guidelines Area A – Mixed-Use Development ……………… 33 Urban Guidelines Area B – Village Green and Open Space ……… 35 Urban Guidelines Area C – Metra Commuter Parking Area ……… 36 Urban Guidelines Area D – Condominium Development ………… 38 Urban Guidelines Area E – Riverfront/Restaurant Row …………… 39 Chapter 8 Implementation Strategies ………………………………. 41 Community Support …………………………………………………… 41 Affordability ……………………………………………………………… 41 Constructability ………………………………………………………… 42 Strategies ……………………………………………………………… 42 Immediate Strategies …………………………………………………… 43 Fiscal Policy …………………………………………………… 43 Community Support …………………………………………… 44 Urban Planning ………………………………………………… 44 Existing Conditions …………………………………………... 45 Short-Term Strategies ………………………………………………… 46 Capital Improvement Projects ………………………………… 46 Planning and Zoning Initiatives ……………………………… 47 Utilization of Public Assistance Programs ………………… 48 Identification of Stimulus Projects …………………………… 51 Fox River Grove Metra Station ……………………………… 51 Commuter Parking and Potential Phasing ………………… 52 Proposed Roads ……………………………………………… 55 Pedestrian Underpass ………………………………………… 56 Village Green Plus Stimulus Project ………………………… 56 Village Green Stimulus Project ……………………………… 58 Riverfront Plus Stimulus Project ……………………………… 58 Riverfront Stimulus Project …………………………………… 58 Summary of Alternatives/Approach ………………………… 59 Long-Term Strategies ………………………………………………… 59 Communication ………………………………………………………… 60 Conclusions……………………………………………………………… 60 TABLE OF FIGURES Figure 1 Land Use Map ………………………………………………………… 6 Figure 2 Zoning Map …………………………………………………………… 7 Figure 3 Façade Study ………………………………………………………… 8 Figure 4 Parcel Focus ………………………………………………………… 10 Figure 5 Existing Vehicular Circulation Patterns …………………………… 11 Figure 6 Pedestrian Circulation Map ………………………………………… 12 Figure 7 Location Map ………………………………………………………… 14 Figure 8 Site Comparison ……………………………………………………… 15 Figure 9 Residential Origins Based on 2002 Origin-Destination Survey … 16 Figure 10 Metra UP-NW Line Weekday Station Passenger Boardings …… 17 Figure 11 Metra Parking Data ………………………………………………… 18 ii FOX RIVER GROVE STATION AREA PLANNING STUDY Figure 12 Station Area Plan with Proposed Metra Commuter Parking …… 19 Figure 13 Metra UP-NW Line Mode-of-Access by Boarding Station ……… 20 Figure 14 Fox River Grove Metra Station …………………………………… 22 Figure 15 Fox River Grove Riverfront ………………………………………… 25 Figure 16 Concept Plan A ……………………………………………………… 28 Figure 17 Concept Plan B ……………………………………………………… 29 Figure 18 Concept Plan C ……………………………………………………… 30 Figure 19 Concept Development Diagrams ………………………………… 31 Figure 20 Station Area Plan …………………………………………………… 32 Figure 21 Area A – Mixed-Use Development ……………………………… 33 Figure 22 Area B – Village Green and Open Space ………………………… 35 Figure 23 Area C – Metra Commuter Parking Area ………………………… 36 Figure 24 Area D – Condominium Development …………………………… 38 Figure 25 Area E – Riverfront/Restaurant Row ……………………………… 39 Figure 26 Existing Commuter Parking ………………………………………… 52 Figure 27 Station Area Plan with Proposed Metra Commuter Parking Locations …………………………………………………………… 53 Figure 28 Proposed Metra Commuter Parking Locations ………………… 54 Figure 29 Station Area Plan Showing Proposed Future Road……………… 55 Figure 30 Station Area Plan Showing Potential New Roads A & B ……… 55 iii FOX RIVER GROVE STATION AREA PLANNING STUDY INTRODUCTION The Village of Fox River Grove is a community of approximately 5,000 residents located forty miles northwest of downtown Chicago, Illinois. It is strategically located along the Union Pacific Railroad / Metra Union Pacific Northwest (UP-NW) Commuter Rail Line at the intersection of U.S. Route 14 and Illinois Route 22. This location provides easy access into McHenry County from both Chicago and Lake County. Bordering the scenic Fox River, the Village also experiences all the traffic problems of a small town with a major river crossing. Vehicular and rail traffic is funneled from the surrounding area through the Village, creating traffic congestion, and leaving the Village without a cohesive center. These factors have physically divided the community and have historically restricted downtown redevelopment. The Metra UP-NW Line operates from the Ogilvie Transportation Center in downtown Chicago to Harvard, Illinois. The line serves a total of 21 stations between downtown Chicago and Harvard; it also serves the McHenry Station in the City of McHenry on a branch that splits from the main line at Crystal Lake. The most proximate stations to the Fox River Grove Station are the Cary Station to the northwest and the Barrington Station to the southeast. Below is the chapter layout for the Fox River Grove Station Area Planning Study: Chapter 1. Executive Summary Chapter 5. Market Analysis Chapter 2. Existing Conditions Chapter 6. Public Involvement Chapter 3. Circulation & Access Chapter 7. Concept Plans Chapter 4. Transportation & Transit Chapter 8. Implementation Strategies Appendices: A. Market Study B. Design Guidelines C. Metra Ridership Information D. Marketing Brochure DISCLAIMER This report summarizes work conducted for the Village of Fox River Grove Station Area Planning Study. This document was prepared by CTE Engineers, Inc. under contract to the Regional Transportation Authority. Preparation of this document was financed in part through a grant from the U.S. Department of Transportation, Federal Transit Administration, under the Federal Transit Act and/or the Illinois Department of Transportation, and the Regional Transportation Authority. The contents do not necessarily reflect the official views of the U.S. Department of Transportation, Federal Transit Administration; the Illinois Department of Transportation; or the Regional Transportation Authority. 1 CHAPTER 1 EXECUTIVE SUMMARY CHAPTER 1 EXECUTIVE SUMMARY The Village of Fox River Grove requested a Station Area Planning Study under the Regional Transportation Authority (RTA’s) Regional Technical Assistance Program (RTAP). Members of the Project Team included representatives from the Village, the RTA, Metra, Pace, and a consulting team led by CTE Engineers, Inc. The Metra station is the heart of many communities, and successful downtown redevelopment has occurred throughout the region as a result of other station area planning projects. Examples of successful downtown redevelopment include Des Plaines and Arlington Heights, along the same Metra rail line as Fox River Grove. The City of Waukegan has used the RTAP process to develop a plan to link the downtown with the lakefront and transit facilities. Other municipalities also have experienced growth and redevelopment as a result of the RTAP study process. While some residents of Fox River Grove prefer that downtown not change, most were supportive of redevelopment. They recognize the need for economic development, especially if it can occur in a way that preserves and enhances the community’s individuality. The redevelopment recommended in this report follows a phased and selective approach to the enhancement of the Village’s station area. The project was divided into two phases, a detailed market study and the development of a concept plan. Phase I The goal of Phase I was to use demographic and real estate data, interviews with the business community, and an analysis of land use and circulation patterns to identify impediments to, and opportunities for redevelopment in the areas adjacent to the downtown Fox River Grove Metra Commuter Rail Station. Three