ILLINOIS ROUTE 53/120 CORRIDOR LAND USE STRATEGY€¦ · ILLINOIS ROUTE 53/120 CORRIDOR LAND USE STRATEGY FINAL RESOLUTION The official voting record of the Land Use Committee’s

ILLINOIS ROUTE 53/120CORRIDOR LAND USE STRATEGY

November 12, 2015

Prepared for: Chicago Metropolitan Agency for Planning, Illinois Tollway, and Lake County

This page is left blank intentionally

The Route 53/120 Land Use Committee:

1. Recognizes the importance of a balanced land use strategy for the Route 53/120 Corridor to achieve mobility, land use, economic development, community character, and environmental goals in Lake County;

2. Supports incorporating proactive planning concepts and ideas that will help minimize adverse impacts that can result from uncoordinated land use and transportation infrastructure investment;

3. Recognizes the unique opportunity we have to foster better coordination and cooperation by Corridor municipalities and other stakeholders to achieve the goals of Lake County, municipalities, residents, and others and to achieve better development outcomes;

4. Agrees to continue to work together to promote good planning and development practices in the future to achieve optimal outcomes for land use, open space and natural resources, community character, and economic development;

5. Agrees that the Route 53/120 Land Use Strategy provides good, forward-thinking planning guidance to local authorities charged with making land use and development decisions;

6. Agrees to accept the Route 53/120 Land Use Strategy report and the Summary of Comments and Proposed Responses dated November 4th, 2015 and to submit the report for each municipality’s consideration;

7. Acknowledges that this motion does not bind municipalities to adopt the Land Use Strategy, enter into an IGA, nor support the Route 53/120 facility itself, which is up to individual communities and the public;

8. Agrees to work within respective jurisdictions and constituencies to consider adopting the Land Use Strategy as an addendum to municipal comprehensive plan or as a separate planning guide document; and to consider entering into a cooperative agreement with other Corridor municipalities in order to ensure better coordination and cooperation on planning and development issues by November 1, 2016;

9. Recommends the Tollway continue to work with the Land Use Committee or its successor to cooperatively work toward achieving our shared vision; and

10. Recommends the Tollway further examine the proposed project to better understand its effects on the natural and physical environment and the relationship of people with that environment.

ILLINOIS ROUTE 53/120 CORRIDOR LAND USE STRATEGY

FINAL RESOLUTION

The official voting record of the Land Use Committee’s decision to approve the Resolution and the Illinois Route 53/120 Corridor Land Use Strategy is below. The votes were cast in person at the Land Use Committee’s final meeting on November 12, 2015.

YES George Ranney - Co-Chair NO Michael Sands, representing Liberty Prairie Foundation

YES Aaron Lawlor - Co-Chair YES Heather Rowe, representing Libertyville

YES Chris Stilling, representing Buffalo Grove NO David Lothspeich, representing Long Grove

YES Michael Ellis, representing Grayslake YES Dawn Abernathy, representing Mundelein

YES Stephen Park, representing Gurnee NO Stacy Meyers, representing Openlands

YES Linda Soto, representing Hainesville YES Steve Shields, representing Round Lake

NO Joseph Mancino, representing Hawthorn Woods YES Linda Lucassen, representing Round Lake Park

YES Michael Talbett, representing Kildeer YES David Brown, representing Vernon Hills

YES Michael Stevens, representing Lake County Partners YES Stephen Henley, representing Volo

NO Brad Leibov, representing Liberty Prairie Foundation YES Russ Tomlin, representing Waukegan

Funding AcknowledgementThis project was supported through the Chicago Metropolitan Agency for Planning’s (CMAP) Local Technical Assistance (LTA) program, which is funded by the Federal Highway Administration (FHWA), Federal Transit Administration (FTA), U.S. Department of Housing and Urban Development (HUD), Illinois Department of Transportation (IDOT), and the Chicago Community Trust. Lake County, Illinois State Toll Highway Authority, and CMAP would like to thank these funders for their support for this project.

> Aaron Lawlor, Chairman, Lake County; Committee Co-Chair > George Ranney, Co-Chair, BRAC; Committee Co-Chair > Jeffrey Braiman, Former President, and Jeffrey Berman,

Village Trustee, Village of Buffalo Grove > Michael Ellis, Village Manager, Village of Grayslake > Stephen Park, Trustee, Village of Gurnee > Linda Soto, Mayor, Village of Hainesville > Joseph Mancino, Mayor, Village of Hawthorn Woods > Mike Talbett, Chief Village Officer, Village of Kildeer > Tom Poynton, President, Village of Lake Zurich > Todd Weihofen, President, and Matt Dabrowski, Director of

Community & Economic Development, Village of Lakemoor > Terry Weppler, Mayor, and Heather Rowe, Economic

Development Coordinator, Village of Libertyville > Angie Underwood, President, and David Lothspeich, Village

Manager, Village of Long Grove > Steve Lentz, Mayor, and Dawn Abernathy, Trustee, Village of

Mundelein

ILLINOIS ROUTE 53/120 LAND USE COMMITTEE

> Dan MacGillis, Mayor, and Steve Shields, Village Administrator, Village of Round Lake

> Linda Lucassen, Mayor, Village of Round Lake Park > Roger Byrne, President, and David Brown, Public Works

Director / Village Engineer, Village of Vernon Hills > Burnell Russell, former President, and Stephen Henley,

President, Village of Volo > Frank Bart, Mayor, Village of Wauconda > Wayne Motley, Mayor, and Russ Tomlin, Director of Planning

and Zoning, City of Waukegan > Pat Carey, Board Member, Lake County Board > Brad Leibov, President & CEO, Liberty Prairie Foundation > Michael Stevens, President & CEO, Lake County Partners > Mike Sands, Senior Associate, Liberty Prairie Foundation > Lenore Beyer-Clow, Policy Director Openlands

Team AcknowledgementsThe Chicago Metropolitan Agency for Planning (CMAP) worked in partnership with The Illinois State Toll Highway Authority and Lake County in developing the Illinois Route 53/120 Corridor Land Use Strategy. CMAP was assisted by the consultant team of The Lakota Group, S.B. Friedman Development Advisors, Sam Schwartz Engineering, WRD Environmental, Metro Strategies, Inc., Interface Studio, Patrick Engineering, Duncan Associates, OpenPlans and PlaceMatters.

TABLE OF CONTENTSINTRODUCTION

EXECUTIVE SUMMARY

1

EX-1

CORRIDOR-WIDE FRAMEWORK

TYPOLOGIES & BEST PRACTICES

9

85

APPENDIX 129

PLANNING ZONE FRAMEWORK 51

LIST OF FIGURESFigure 1: Study Area ...........................................................................3Figure 2: Core and Opportunity Networks ........................................10Figure 3: Protected Landscapes .......................................................12Figure 4: Woodlands ..........................................................................14Figure 5: Wetlands .............................................................................16Figure 6: Water Resource Buffers .....................................................18Figure 7: Core Prairies and Grasslands ............................................20Figure 8: Floodplain ...........................................................................22Figure 9: Wetland Mitigation Opportunities .....................................24Figure 10: Restoration Opportunities ...............................................26Figure 11: Connectivity Opportunities ..............................................28Figure 12: Large Open Space Opportunities ....................................30Figure 13: Private Land Conservation Opportunities ......................32Figure 14: Working Landscapes ........................................................34Figure 15: Community/Neighborhood Parks & Unprotected Open Spaces ....................................................................36Figure 16: Potential Transit Network ...............................................41Figure 17: Potential Bikeway Network ..............................................43Figure 18: Current Market Demand vs. Capacity .............................45Figure 19: Potential Reallocation of Land Uses ...............................46Figure 20: Future Land Use Change .................................................47Figure 21: Corridor Hot Spots ............................................................48Figure 22: Corridor Land Use Zones .................................................52Figure 23: Zone 1 Existing Land Use Mix (2010) .............................54Figure 24: Zone 1 Forecasted Market Ranges .................................55Figure 25: Zone 1 Suggested Future Land Use Mix (2040) ............55Figure 26: Zone 1 Recommendations ..............................................56Figure 27: Zone 1 Detailed Planning Areas A through E..................58Figure 28: Zone 1 Detailed Planning Areas F through K .................60Figure 29: Zone 2 Existing Land Use Mix (2010) .............................62Figure 30: Zone 2 Forecasted Market Ranges ................................63Figure 31: Zone 2 Suggested Future Land Use Mix (2040) ............63Figure 32: Zone 2 Recommendations ..............................................64Figure 33: Zone 2 Detailed Planning Areas A through H .................66Figure 34: Zone 2 Detailed Planning Areas I through O ..................68Figure 35: Zone 3 Existing Land Use Mix (2010) .............................70Figure 36: Zone 3 Forecasted Market Ranges ................................71Figure 37: Zone 3 Suggested Future Land Use Mix (2040) ............71Figure 38: Zone 3 Recommendations ..............................................72Figure 39: Zone 3 Detailed Planning Areas A through G .................74Figure 40: Zone 4 Existing Land Use Mix (2010) .............................76Figure 41: Zone 4 Forecasted Market Ranges .................................77Figure 42: Zone 4 Suggested Future Land Use Mix (2040) ............77Figure 43: Zone 4 Recommendations ..............................................78Figure 44: Zone 4 Detailed Planning Areas A through E .................80Figure 45: Zone 4 Detailed Planning Areas F through J ..................82Figure 46: Conservation Design ........................................................89Figure 47: Rural Living .......................................................................91

Figure 48: Lower Density Walkable Neighborhood ..........................93Figure 49: Higher Density Walkable Neighborhood .........................95Figure 50: Neighborhood Office/Retail .............................................97Figure 51: Corridor Commercial ........................................................99Figure 52: Major Retail Center ..........................................................101Figure 53: Corporate Office Center ...................................................103Figure 54: Industrial Park ..................................................................105Figure 55: Village Center ...................................................................107Figure 56: Illinois Route 53/120 Corridor and Case Study Corridors .................................................................131Figure 57: Development Multipliers ..................................................131Figure 58: CMAP 2040 Population and Employment Forecasts ....132Figure 59: Future Job Growth by Office Sector, 2015-2040 ...........132Figure 60: Lake County 2040 Office Projection ...............................132Figure 61: Projected Corridor and County Office Development, 2015-2040 ...............................................133Figure 62: Office Development Typology, Past 15 Years .................133Figure 63: Projected Corridor Office Development, 2015-2040 .....134Figure 64: Future Output Growth by Industrial Sector (in millions of 2009 dollars) ............................................135Figure 65: Lake County Industrial Projection ...................................136Figure 66: Projected Corridor and County Industrial Development, 2015-2040 ...............................................137Figure 67: Projected Corridor Industrial Development, 2015-2040 .......................................................................138Figure 69: CMAP Projected Population Growth, 2010-2040 ..........139Figure 68: CMAP Population Projections, 2012-2040 ....................139Figure 70: Lake County Historical Housing Preferences and Forecasted Demographic Shifts ......................................140Figure 71: Corridor Residential Forecast, 2012-2040 ....................141Figure 72: Retail Typologies ..............................................................142Figure 73: Lake County Retail Inventory by Typology (2014) ..........143Figure 74: Distribution of Existing Retail (2014) ..............................144Figure 75: Existing Key Regional Retail Clusters .............................145Figure 76: Regional Retail Cluster Trade Areas ................................146Figure 77: Regional Retail Trade Area Forecast Development ........147Figure 78: Retail Leakage within Regional Retail Cluster Trade Areas .......................................................................148Figure 79: Projected Growth in Retail Demand ................................149Figure 80: Potential New Regional Retail Cluster Locations Tested ..............................................................150Figure 81: Supportable Regional Retail Clusters within Corridor ...151Figure 82: Market Potential for New Lifestyle Center Tested ..........152Figure 83: Profile of Typical Lifestyle Centers and Potential Corridor Lifestyle Center ..................................................153Figure 84: Lake County Retail Typology, past 15 years ...................153Figure 85: Projected Corridor Retail Development, 2015-2040 .....154

ES-1

EXECUTIVE SUMMARY

ES-2

Lake County has the greatest number of unique and threatened ecological resources in the state of Illinois, including streams, wetlands, lakes, native prairie remnants, oak woodlands, and many acres of restored landscapes. These habitats support the largest number of state and federal threatened, endangered, and special concern species of any Illinois county. These species and resources are critical to the natural and ecological health and character of the county, but they are also at risk due to direct and indirect impacts of development. Likewise, Lake County is home to many residents, businesses, and others who not only value these natural assets, but the character of their communities and the surrounding landscapes, which are similarly susceptible to direct, indirect, and unintended consequences of development.

It is with these assets in mind that Lake County’s community leaders have elected to take advantage of the rare opportunity before them: to adequately and appropriately plan for a future corridor that preserves the values and assets so important to Lake County residents, particularly with respect to natural resources and the high quality of life, while accommodating the economic development needs and aspirations of communities and landowners. It is rare for so many community leaders to have the foresight and commitment to their communities to convene for a period of two years to develop a collective vision and a strategy for achieving that vision. It is rare for individual communities to consider the impacts of decisions on neighboring communities, much less communities many miles away. The land use strategy is intended to turn these rarities into the commonplace, to encourage better decision making through cooperation and collaboration with neighbors and stakeholders, and to collectively move in the direction of the best possible outcomes for central Lake County.

The Land Use Strategy represents thousands of hours of effort -- research, data collection, mapping, analysis, meetings, and discussions -- that occurred not only over the past two-years, but also during the work that preceded this initiative such as the Blue Ribbon Advisory Committee (BRAC). The BRAC established a foundation of consensus and guidelines by which subsequent efforts should proceed. This Land Use Strategy represents the next step in the evolution of how multi-jurisdictional land use and transportation planning should occur: through coordination and communication about priorities, issues, and concerns; through a thoroughly researched and informed discussion about existing and anticipated future conditions; and through the dedication and commitment to leave a lasting legacy of our collective decisions for ourselves and our children. Through the production of this Land Use Strategy, the leaders of central Lake County have taken another step towards a better future.

A RARE OPPORTUNITY FOR LAKE COUNTY Land use decisions are the responsibility of the elected authorities of the communities in and around the Corridor. The mayors, presidents, managers, administrators, and other community leaders who have been involved in the development of this Land Use Strategy should continue to work with their partners and peers to implement the sound, proactive, and implementable guidance presented in this document. However, such an ambitious and visionary effort cannot be achieved solely through the efforts of the communities themselves; successful attainment of the vision will take a coordinated effort from government agencies, community organizations, and local champions. Future planning should embody transparency, accountability, open discussion, and public, inclusive decision-making.

In order to achieve the most balanced, context-sensitive, and asset-oriented corridor, all of the stakeholders involved in advancing priorities in the Corridor should use the data, information, and guidance contained in this strategy document as a solid foundation for making best-informed decisions.

The time to take advantage of this rare opportunity is now.

ES-3

ES-4

The Illinois Route 53/120 Land Use Committee members have come together since early 2014 to discuss and develop sound, proactive, and implementable guidance for planning and future development in the Route 53/120 Corridor. The detailed information presented in the Corridor Land Use Strategy represents a consensus-based approach developed over an 18-month process to achieve balanced development in central Lake County, protecting the assets and values that are so important to the residents, community leaders, business interests, and others, while optimizing economic development opportunities that accompany major investments in infrastructure.

This strategy represents a framework for municipalities and others to work together and coordinate efforts to create a balance of development, open space preservation, livability, and economic development, maximizing benefits while minimizing impacts to Corridor resources and quality of life. The guidelines and recommendations presented are based on common goals and sound planning principles, and if followed, represent a visionary and thoughtful approach to creating the best possible outcomes for the Corridor.

A COMMITTED AND VISIONARY LAND USE COMMITTEE

> Aaron Lawlor, Chairman, Lake County; Committee Co-Chair > George Ranney, Co-Chair, BRAC; Committee Co-Chair > Jeffrey Braiman, Former President, and Jeffrey Berman,

Village Trustee, Village of Buffalo Grove > Michael Ellis, Village Manager, Village of Grayslake > Stephen Park, Trustee, Village of Gurnee > Linda Soto, Mayor, Village of Hainesville > Joseph Mancino, Mayor, Village of Hawthorn Woods > Mike Talbett, Chief Village Officer, Village of Kildeer > Tom Poynton, President, Village of Lake Zurich > Todd Weihofen, President, and Matt Daborwski, Director of

Community & Economic Development, Village of Lakemoor > Terry Weppler, Mayor, and Heather Rowe, Economic

Development Coordinator, Village of Libertyville > Angie Underwood, President, Village of Long Grove

ILLINOIS ROUTE 53/120 LAND USE COMMITTEE

> Steve Lentz, Mayor, Village of Mundelein > Dan MacGillis, Mayor, Village of Round Lake > Linda Lucassen, Mayor, Village of Round Lake Park > Roger Byrne, President, and David Brown, Public Works

Director / Village Engineer, Village of Vernon Hills > Burnell Russell, former President, and Stephen Henley,

President, Village of Volo > Frank Bart, Mayor, Village of Wauconda > Wayne Motley, Mayor, City of Waukegan > Pat Carey, Board Member, Lake County Board > Brad Leibov, President & CEO, Liberty Prairie Foundation > Michael Stevens, President & CEO, Lake County Partners > Mike Sands, Senior Associate, Liberty Prairie Foundation > Lenore Beyer-Clow, Policy Director, Openlands

Land use decisions are within the authority of local governments, and it is up to the elected boards of these local authorities to ensure the long-term impacts and outcomes of decisions made today are in the long-term interest of their communities, the Corridor, and Lake County.

ES-5

The Ilinois Route 53/120 Corridor is an area roughly defined by a two-mile buffer on each side of a generalized right-of-way alignment. This study area includes 76,000 acres in the heart of central Lake County, touches 20 municipalities and numerous forest preserves, and is crossed by roads, bike paths, streams, watersheds, wildlife migration routes, and other interconnected elements that cross jurisdictional boundaries.

A significant portion of the Corridor has developed over the years, and additional growth (65,000 residents have been forecasted to populate the area by 2040) will continue to burden local roadways with congestion. Municipal land use plans propose a significant amount of new, low-density residential development, as well as approximately 3 to 7 times more non-residential development (office, retail, and industrial) than market analysis suggests is probable in the same timeframe.

THE ILLINOIS ROUTE 53/120 CORRIDOR

Metra

Canadian Pacific RailwayUnion Pacific Railroad

Canadian National Railway


Union Pacific Railroad

IL-22

RAN

D

IL 60

LAK

E

RO

UTE

83

GILM

ER RD

SKO

KIE

HW

Y

MILW

AUK

EE

FAIR

FIEL

D

LAKE COOK

WAU

KEG

AN

WASHINGTON

GRAND

ROLLINS

CUBA

GR

EEN

BAY

BUCKLEY

LEW

IS

LIBERTY

MID

LOTH

IAN

PARK

HALF DAY

WIL

SO

N

DAR

RELL

HAWLEY ST

ELA

OLD MCHENRYMILLER

IL-5

9

QU

ENTI

N

MAPLE

KELSEY

O'P

LAIN

E

IVAN

HO

E

BU

TTER

FIEL

D

IL 60 & 83

RIV

ERW

OO

DS

PETERSON

RIV

ER

LAK

E

NORTHWEST HWY

EVERETT

DEERFIELD

NIPPERSINK

LONG GROVE

APTAKISIC

WINCHESTER

HU

NT

CLU

B

CASEY

BR

ADLE

Y

ROBERTS

IL-83

FIS

H L

AKE

DUFFY

GAGES LAKE

BONNER

CENTER

MC

AREE

RAND

BELVIDER

FAIR

WAY

ALLE

GH

ANY

14TH

DIA

MO

ND

LAK

E

GAR

LAN

D

HAI

NES

VILL

E

SIGNAL HILL

ATKINSON

BAR

RO

N

DEL

ANY

INDIAN CREEK

ALM

ON

DAR

LIN

GTO

N H

TS

RIV

ERS

IDE

SAU

ND

ERS

MOLIDOR

BIG HOLLOW

IL 83

DR

UR

Y

IL-4

3

OLD RAND

CUCKLEY

HART

CUBARIV

ER R

D

ROCKLAND

IL-22

RAN

D

IL 60

LAK

E

RO

UTE

83

GILM

ER RD

SKO

KIE

HW

Y

MILW

AUK

EE

FAIR

FIEL

D

LAKE COOK

WAU

KEG

AN

WASHINGTON

GRAND

ROLLINS

CUBA

GR

EEN

BAY

BUCKLEY

LEW

IS

LIBERTY

MID

LOTH

IAN

PARK

HALF DAY

WIL

SO

N

DAR

RELL

HAWLEY ST

ELA

OLD MCHENRYMILLER

IL-5

9

QU

ENTI

N

MAPLE

KELSEY

O'P

LAIN

E

IVAN

HO

E

BU

TTER

FIEL

D

IL 60 & 83

RIV

ERW

OO

DS

PETERSON

RIV

ER

LAK

E

NORTHWEST HWY

EVERETT

DEERFIELD

NIPPERSINK

LONG GROVE

APTAKISIC

WINCHESTER

HU

NT

CLU

B

CASEY

BR

ADLE

Y

ROBERTS

IL-83

FIS

H L

AKE

DUFFY

GAGES LAKE

BONNER

CENTER

MC

AREE

RAND

BELVIDER

FAIR

WAY

ALLE

GH

ANY

14TH

DIA

MO

ND

LAK

E

GAR

LAN

D

HAI

NES

VILL

E

SIGNAL HILL

ATKINSON

BAR

RO

N

DEL

ANY

INDIAN CREEK

ALM

ON

DAR

LIN

GTO

N H

TS

RIV

ERS

IDE

SAU

ND

ERS

MOLIDOR

BIG HOLLOW

E TOWNLINE RD IL-60E TOWNLINE RD IL-60IL 83

DR

UR

Y

IL-4

3

OLD RAND

BUCKLEY

HART

CUBARIV

ER R

D

ROCKLAND

RollinsSavanna

AlmondMarsh

IndependenceGrove

Ray LakeFarm

LakewoodForest Preserve

Kemper LakesGolf Course

EgretMarsh

HeronCreek

RyersonConservation Area

GurneeMills

CampbellAirport

Rand RoadRetail Corridor

CountrysideGolf Club

94

94

120

120

53

53

45

4512

12

12

12

41

41

45

LAKE COUNTYCOOK COUNTY

WAUKEGAN

LAKE FOREST

GURNEE

LAKE ZURICH

LONGGROVE

GRAYSLAKE

MUNDELEIN

LIBERTYVILLE

NORTH CHICAGO

VERNON HILLS

METTAWA

HAWTHORNWOODS

WAUCONDA

BUFFALOGROVE

VOLO

FOX LAKE

KILDEER

ROUND LAKE

LAKE BARRINGTON

LINCOLNSHIRE

DEER PARK

NORTH BARRINGTON

RIVERWOODS

ROUND LAKE BEACH

GREEN OAKS

LAKE-MOOR

HAINES-VILLE

ROUND LAKE PARK

PARK CITY

TOWER LAKES

THIRDLAKE

INDIANCREEK

WAUKEGAN

LAKE FOREST

GURNEE

LAKE ZURICH

LONGGROVE

GRAYSLAKE

MUNDELEIN

LIBERTYVILLE

NORTH CHICAGO

VERNON HILLS

METTAWA

HAWTHORNWOODS

WAUCONDA

BUFFALOGROVE

VOLO

FOX LAKE

KILDEER

ROUND LAKE

LAKE BARRINGTON

LINCOLNSHIRE

DEER PARK

NORTH BARRINGTON

RIVERWOODS

ROUND LAKE BEACH

GREEN OAKS

LAKE-MOOR

HAINES-VILLE

ROUND LAKE PARK

PARK CITY

TOWER LAKES

THIRDLAKE

INDIANCREEK

Grayslake

Mundelein

Barrington

Deerfield

Grayslake

Long Lake

Ingleside

Prairie View

Vernon Hills

Round Lake

Buffalo Grove

Lake Forest

Libertyville

Prairie Crossing

Round Lake Beach

Prairie Crossing

FREM

ON

T C

ENTE

RFR

EMO

NT

CEN

TER

[0 1 2 3.5

MILES

STUDY AREABOUNDARY

ILLINOIS ROUTE 53/120CORRIDOR LAND USE PLAN

Project Study AreaBlue Ribbon Advisory CouncilProposed Alignment

RailMETRA Station

Forest Preserve

Parks and Open Space

Study Area

See page 3 for the full exhibit

ES-6

The potential for a new central Lake County transportation facility has been examined since the 1960s. In 2009, Lake County residents approved a non-binding referendum in favor of extending Illinois Route 53 north to Illinois Route 120. In 2010, CMAP’s GO TO 2040 regional comprehensive plan included the project on its list of fiscally constrained projects, citing performance measures that show the roadway as “ranking highest among all projects in its effect on region-wide congestion.” In 2012, the Blue Ribbon Advisory Council (BRAC) recommended creation of a 21st Century urban highway, a modern boulevard that would have a smaller footprint to minimize potential negative impacts while protecting the natural environment and preserving the character of Lake County. The BRAC also recommended the creation of a corridor plan and implementation strategy that integrates and balances land use, multi-modal transportation, market feasible development, and open space and natural resources.

As recommended by the BRAC, tandem committees were formed: the Finance Committee examined the financial feasibility of the facility, and the Land Use Committee developed the Corridor Land Use Strategy that, in the words of the BRAC Report, “balance[s] economic development, open space, and community character goals across municipalities to encourage development of vibrant communities in central Lake County.”

This Corridor Land Use Strategy represents a major implementation step of the BRAC, and helps inform and advance planning and development in the Corridor regardless of whether or not the 53/120 facility is built. The goal is to minimize negative impacts that land use change can cause, while maximizing the benefits from a significant investment in transportation infrastructure.

The BRAC report provides guiding principles that would enhance mobility and accessibility and relieve congestion, but also result in a “safe, integrated, multi-modal corridor that preserves the environment and the character of nearby communities, and enhances their economic vitality.” Above all, communities should respect and preserve the land through environmental enhancements and sustainable practices that minimize long-term, irreversible impacts to the unique environment, habitat and wildlife of the county from fragmentation and disturbance.

This key recommendation to respect and preserve land is further supported through the protection of sensitive lands and the addition of new lands comprised of high-quality parcels to help reconnect fragmented ecological systems. Protection and enhancement of water resources through appropriate stormwater and stream corridor management strategies are also highlighted.

CORRIDOR HISTORICAL CONTEXT

> Utilize a market-driven approach to assess the feasibility of future land use change, including analysis of employment trends, potential commercial and industrial development, and the housing mix that is likely to occur if the proposed Route 53/120 is built.

> Balance economic development, open space, and community character goals across municipalities to encourage development of vibrant communities in central Lake County.

> Formulate a multi-jurisdictional economic development strategy to ensure the best possible economic future for central Lake County. Address planning for development desired by targeted industries as well as business attraction strategies.

> Provide strategies for communities to encourage mixed use, pedestrian-friendly, and/or transit-supportive land uses where feasible in order to reduce congestion, air pollution, vehicle miles traveled, and greenhouse gas emissions.

> Design the land use and transportation system to facilitate walking and biking, transit, increase local connectivity, and manage the increased local road traffic that will likely follow completion of the road and associated new development.

> Develop an integrated open space system that not only includes the protection and restoration of conservation lands, but also meet residents’ and workers’ needs for recreation and open space in the Corridor.

The Blue Ribbon Advisory Council provided the following specific guidance for development of the land use strategy:

BRAC RECOMMENDATIONS

ES-7

The Land Use Strategy is organized to provide planning and development guidance at several scales.

1: Corridor-Wide FrameworkThe Corridor-wide framework addresses broad networks, strategies, and recommendations, including:

> Open space and natural resource network components, potential direct and indirect impacts, and recommendations for protection and enhancement.

> Transportation networks, including roadways, transit, and trails.

> The market assessment of development potential for several market types, as well as strategies for optimizing development opportunities.

> Identification of locations where land use change is anticipated, which forms the foundation for suggesting appropriate future development typologies and locations.

2: Planning Zone FrameworkThe second section of the report highlights a balanced, market-based land use approach for four geographic subzones. Each planning zone presents information to inform land use decisions while maintaining municipal authority and flexibility to respond to market dynamics and specific opportunities within their boundaries.

3: Typologies & Best PracticesThe final section presents implementation guidance, best practices, policies, and standards that represent sound planning and development approaches for municipalities, the county, landowners, and developers. The guidance is designed to encourage local jurisdictions to capitalize on development opportunities while growing in a way that preserves and enhances community character, quality of life, and environmental resources.

Note: The strategy document provides suggestions for some properties within the Corridor that may be previously entitled or have annexation decisions that may impact the ability to implement the recommendations included in this document.

STRUCTURE OF THE LAND USE STRATEGY

CORRIDOR

ZONES

TOOLS

The structure of this document provides planning, strategies and guidance at several levels of detail

ES-8

The Route 53/120 Corridor is comprised of a variety of interconnected networks, including open space and natural resources, transportation, and land uses. These networks should be planned in an integrated fashion that incorporates realistic, market-forecasted development potential within a system of protected natural resources and open space.

Open Space & Natural ResourcesCorridor open spaces and natural resources form an interdependent ecological system that, when properly planned, preserved, and managed, supports ecosystem structure and function, hundreds of plant and animal species, valuable and irreplaceable ecosystem services, and a high quality of life for residents and visitors. Resources are categorized into Core Landscapes and Opportunity Landscapes.

Core Landscapes are high value resources that contribute immeasurably to natural habitat, recreation, quality of life, and the region’s long-term economic vitality, and therefore should be prioritized for preservation and enhancement. These include:

> Protected Landscapes

> Woodlands

> Wetlands

> Stream, Lake, and Wetland Buffers

> Prairies and Grasslands

> Floodplains

Core Landscapes are generally protected through existing federal, state, county and local regulations. However, municipalities can strengthen and clarify ordinances to provide better protection, particularly for locally and globally rare landscape types such as prairies, grasslands, and oak woodlands.

Existing protections are primarily oriented to address direct impacts. Municipalities and agencies are encouraged to take additional measures to protect these landscapes from indirect impacts as well. Consider establishing wide, natural buffers, avoid fragmentation of networks, create natural resource management plans, and manage potential impacts, such as impervious surface and light pollution, on adjacent sites.

Opportunity Landscapes identify resources and sites with the potential to complement Core Landscapes and help achieve Corridor open space and natural resource goals. These are suggested locations for preservation, restoration, expansion, and enhancement by municipalities, local conservation organizations, and other Corridor stakeholders. Additionally, the Environmental Restoration and Stewardship Fund (ERSF) proposed by the Finance Committee could also be used to target key projects and opportunities. Opportunity Landscapes include areas for:

> Wetland Mitigation

> Restoration

> Connectivity and Trails

> Large Open Spaces

> Backyard Conservation

> Working Landscapes

> Community & Neighborhood Parks

> Unprotected Green Spaces

CORRIDOR-WIDE FRAMEWORK

Core and Opportunity Networks

Metra





IL-22

RAN

D

IL 60

LAK

E

RO

UTE

83

GILM

ER RD

SKO

KIE

HW

Y

MILW

AUK

EE

FAIR

FIEL

D

LAKE COOK

WAU

KEG

AN

WASHINGTON

GRAND

ROLLINS

CUBA

GR

EEN

BAY

BUCKLEY

LEW

IS

LIBERTY

MID

LOTH

IAN

PARK

HALF DAY

WIL

SO

N

DAR

RELL

HAWLEY ST

ELA

OLD MCHENRYMILLER

IL-5

9

QU

ENTI

N

MAPLE

KELSEY

O'P

LAIN

E

IVAN

HO

E

BU

TTER

FIEL

D

IL 60 & 83

RIV

ERW

OO

DS

PETERSON

RIV

ER

LAK

E

NORTHWEST HWY

EVERETT

DEERFIELD

NIPPERSINK

LONG GROVE

APTAKISIC

WINCHESTER

HU

NT

CLU

B

CASEY

BR

ADLE

Y

ROBERTS

IL-83

FIS

H L

AKE

DUFFY

GAGES LAKE

BONNER

CENTER

MC

AREE

RAND

BELVIDER

FAIR

WAY

ALLE

GH

ANY

14TH

DIA

MO

ND

LAK

E

GAR

LAN

D

HAI

NES

VILL

E

SIGNAL HILL

ATKINSON

BAR

RO

N

DEL

ANY

INDIAN CREEK

ALM

ON

DAR

LIN

GTO

N H

TS

RIV

ERS

IDE

SAU

ND

ERS

MOLIDOR

BIG HOLLOW

IL 83

DR

UR

Y

IL-4

3

OLD RAND

CUCKLEY

HART

CUBARIV

ER R

D

ROCKLAND

IL-22

RAN

D

IL 60

LAK

E

RO

UTE

83

GILM

ER RD

SKO

KIE

HW

Y

MILW

AUK

EE

FAIR

FIEL

D

LAKE COOK

WAU

KEG

AN

WASHINGTON

GRAND

ROLLINS

CUBA

GR

EEN

BAY

BUCKLEY

LEW

IS

LIBERTY

MID

LOTH

IAN

PARK

HALF DAY

WIL

SO

N

DAR

RELL

HAWLEY ST

ELA

OLD MCHENRYMILLER

IL-5

9

QU

ENTI

N

MAPLE

KELSEY

O'P

LAIN

E

IVAN

HO

E

BU

TTER

FIEL

D

IL 60 & 83

RIV

ERW

OO

DS

PETERSON

RIV

ER

LAK

E

NORTHWEST HWY

EVERETT

DEERFIELD

NIPPERSINK

LONG GROVE

APTAKISIC

WINCHESTER

HU

NT

CLU

B

CASEY

BR

ADLE

Y

ROBERTS

IL-83

FIS

H L

AKE

DUFFY

GAGES LAKE

BONNER

CENTER

MC

AREE

RAND

BELVIDER

FAIR

WAY

ALLE

GH

ANY

14TH

DIA

MO

ND

LAK

E

GAR

LAN

D

HAI

NES

VILL

E

SIGNAL HILL

ATKINSON

BAR

RO

N

DEL

ANY

INDIAN CREEK

ALM

ON

DAR

LIN

GTO

N H

TS

RIV

ERS

IDE

SAU

ND

ERS

MOLIDOR

BIG HOLLOW


DR

UR

Y

IL-4

3

OLD RAND

BUCKLEY

HART

CUBARIV

ER R

D

ROCKLAND

RollinsSavanna

AlmondMarsh

IndependenceGrove

Ray LakeFarm



EgretMarsh

HeronCreek


GurneeMills

CampbellAirport



94

94

120

120

53

53

45

4512

12

12

12

41

41

45


WAUKEGAN

LAKE FOREST

GURNEE

LAKE ZURICH

LONGGROVE

GRAYSLAKE

MUNDELEIN

LIBERTYVILLE

NORTH CHICAGO

VERNON HILLS

METTAWA

HAWTHORNWOODS

WAUCONDA

BUFFALOGROVE

VOLO

FOX LAKE

KILDEER

ROUND LAKE

LAKE BARRINGTON

LINCOLNSHIRE

DEER PARK

NORTH BARRINGTON

RIVERWOODS

ROUND LAKE BEACH

GREEN OAKS

LAKE-MOOR

HAINES-VILLE

ROUND LAKE PARK

PARK CITY

TOWER LAKES

THIRDLAKE

INDIANCREEK

WAUKEGAN

LAKE FOREST

GURNEE

LAKE ZURICH

LONGGROVE

GRAYSLAKE

MUNDELEIN

LIBERTYVILLE

NORTH CHICAGO

VERNON HILLS

METTAWA

HAWTHORNWOODS

WAUCONDA

BUFFALOGROVE

VOLO

FOX LAKE

KILDEER

ROUND LAKE

LAKE BARRINGTON

LINCOLNSHIRE

DEER PARK

NORTH BARRINGTON

RIVERWOODS

ROUND LAKE BEACH

GREEN OAKS

LAKE-MOOR

HAINES-VILLE

ROUND LAKE PARK

PARK CITY

TOWER LAKES

THIRDLAKE

INDIANCREEK

Grayslake

Mundelein

Barrington

Deerfield

Grayslake

Long Lake

Ingleside

Prairie View

Vernon Hills

Round Lake

Buffalo Grove

Lake Forest

Libertyville

Prairie Crossing

Round Lake Beach

Prairie Crossing

FREM

ON

T C

ENTE

RFR

EMO

NT

CEN

TER

[0 1 2 3.5

MILES

STUDY AREABOUNDARY



RailMETRA Station

Forest Preserve



ES-9

Transportation & Land Use NexusThe development of Lake County over the past few decades, as with many other places in the Chicago region, has resulted in pleasant residential neighborhoods that are separated from where people work, socialize, and recreate. The distances between these destinations are often difficult if not impossible to traverse by means other than driving. When considered together, the volume and pattern of growth that prioritize driving over other means of getting around have jointly contributed to traffic congestion, impacting quality of life through time and financial costs.

Continued growth in Lake County will benefit individuals, businesses, and local governments. Likewise, continued investment and innovation in transportation systems are critical to address automobile congestion and provide mobility options. Future development in the corridor is anticipated to bring approximately 65,000 new residents, and 40,000 additional jobs in offices, industry, and retail by 2040. This increase in activity will bring a corresponding increase in travel and mobility needs.

While the proposed improvements of Illinois Route 53 and 120 will provide additional road capacity to central Lake County, complementary land use planning is needed to ensure that current and future traffic and mobility challenges are appropriately managed in the future. Doing so requires an emphasis on development patterns that help reduce the need to travel long distances, and on investment in all modes of transportation, including public transit and non-motorized mobility that can help relieve the pressure on the Corridor roadway network.

The Land Use Strategy identifies road, public transit, and non-motorized mobility improvements that can help mitigate congestion. When coordinated with complementary land use and development decisions, transportation investments can improve the transportation network and enhance mobility choices, which can help support quality of life and economic prosperity in Lake County.

Recommendations for transportation in the Corridor include:

> Support road investments with complementary measures such as improved transit services and sensible development patterns that make the most efficient and effective use of investments in new roads.

> Consider bus transit service for major transportation corridors such as Illinois Route 53/120, Peterson Road, and IL 60.

> “Just-in-time” and on-demand mobility services like vanpools or car-share services could help provide mobility options in areas that cannot support fixed route transit service.

> Enhance park and ride opportunities for Metra stations to connect “reverse commute” customers and employees to retail, office, and industrial destinations.

> Leverage roadway reconstruction and other investments to expand non-motorized trails for recreational uses and utilitarian travel as an alternative to motorized vehicles.

> Fill gaps in the bikeway network to provide better connections to local and regional trail systems, and strengthen east-west

Recommended Transit Network

Metra





IL-22

RAN

D

IL 60

LAK

E

RO

UTE

83

GILM

ER RD

SKO

KIE

HW

Y

MILW

AUK

EE

FAIR

FIEL

D

LAKE COOK

WAU

KEG

AN

WASHINGTON

GRAND

ROLLINS

CUBA

GR

EEN

BAY

BUCKLEY

LEW

IS

LIBERTY

MID

LOTH

IAN

PARK

HALF DAY

WIL

SO

N

DAR

RELL

HAWLEY ST

ELA

OLD MCHENRYMILLER

IL-5

9

QU

ENTI

N

MAPLE

KELSEY

O'P

LAIN

E

IVAN

HO

E

BU

TTER

FIEL

D

IL 60 & 83

RIV

ERW

OO

DS

PETERSON

RIV

ER

LAK

E

NORTHWEST HWY

EVERETT

DEERFIELD

NIPPERSINK

LONG GROVE

APTAKISIC

WINCHESTER

HU

NT

CLU

B

CASEY

BR

ADLE

Y

ROBERTS

IL-83

FIS

H L

AKE

DUFFY

GAGES LAKE

BONNER

CENTER

MC

AREE

RAND

BELVIDER

FAIR

WAY

ALLE

GH

ANY

14TH

DIA

MO

ND

LAK

E

GAR

LAN

D

HAI

NES

VILL

E

SIGNAL HILL

ATKINSON

BAR

RO

N

DEL

ANY

INDIAN CREEK

ALM

ON

DAR

LIN

GTO

N H

TS

RIV

ERS

IDE

SAU

ND

ERS

MOLIDOR

BIG HOLLOW

IL 83

DR

UR

Y

IL-4

3

OLD RAND

CUCKLEY

HART

CUBARIV

ER R

D

ROCKLAND

IL-22

RAN

D

IL 60

LAK

E

RO

UTE

83

GILM

ER RD

SKO

KIE

HW

Y

MILW

AUK

EE

FAIR

FIEL

D

LAKE COOK

WAU

KEG

AN

WASHINGTON

GRAND

ROLLINS

CUBA

GR

EEN

BAY

BUCKLEY

LEW

IS

LIBERTY

MID

LOTH

IAN

PARK

HALF DAY

WIL

SO

N

DAR

RELL

HAWLEY ST

ELA

OLD MCHENRYMILLER

IL-5

9

QU

ENTI

N

MAPLE

KELSEY

O'P

LAIN

E

IVAN

HO

E

BU

TTER

FIEL

D

IL 60 & 83

RIV

ERW

OO

DS

PETERSON

RIV

ER

LAK

E

NORTHWEST HWY

EVERETT

DEERFIELD

NIPPERSINK

LONG GROVE

APTAKISIC

WINCHESTER

HU

NT

CLU

B

CASEY

BR

ADLE

Y

ROBERTS

IL-83

FIS

H L

AKE

DUFFY

GAGES LAKE

BONNER

CENTER

MC

AREE

RAND

BELVIDER

FAIR

WAY

ALLE

GH

ANY

14TH

DIA

MO

ND

LAK

E

GAR

LAN

D

HAI

NES

VILL

E

SIGNAL HILL

ATKINSON

BAR

RO

N

DEL

ANY

INDIAN CREEK

ALM

ON

DAR

LIN

GTO

N H

TS

RIV

ERS

IDE

SAU

ND

ERS

MOLIDOR

BIG HOLLOW


DR

UR

Y

IL-4

3

OLD RAND

BUCKLEY

HART

CUBARIV

ER R

D

ROCKLAND

RollinsSavanna

AlmondMarsh

IndependenceGrove

Ray LakeFarm



EgretMarsh

HeronCreek


GurneeMills

CampbellAirport



94

94

120

120

53

53

45

4512

12

12

12

41

41

45


WAUKEGAN

LAKE FOREST

GURNEE

LAKE ZURICH

LONGGROVE

GRAYSLAKE

MUNDELEIN

LIBERTYVILLE

NORTH CHICAGO

VERNON HILLS

METTAWA

HAWTHORNWOODS

WAUCONDA

BUFFALOGROVE

VOLO

FOX LAKE

KILDEER

ROUND LAKE

LAKE BARRINGTON

LINCOLNSHIRE

DEER PARK

NORTH BARRINGTON

RIVERWOODS

ROUND LAKE BEACH

GREEN OAKS

LAKE-MOOR

HAINES-VILLE

ROUND LAKE PARK

PARK CITY

TOWER LAKES

THIRDLAKE

INDIANCREEK

WAUKEGAN

LAKE FOREST

GURNEE

LAKE ZURICH

LONGGROVE

GRAYSLAKE

MUNDELEIN

LIBERTYVILLE

NORTH CHICAGO

VERNON HILLS

METTAWA

HAWTHORNWOODS

WAUCONDA

BUFFALOGROVE

VOLO

FOX LAKE

KILDEER

ROUND LAKE

LAKE BARRINGTON

LINCOLNSHIRE

DEER PARK

NORTH BARRINGTON

RIVERWOODS

ROUND LAKE BEACH

GREEN OAKS

LAKE-MOOR

HAINES-VILLE

ROUND LAKE PARK

PARK CITY

TOWER LAKES

THIRDLAKE

INDIANCREEK

Grayslake

Mundelein

Barrington

Deerfield

Grayslake

Long Lake

Ingleside

Prairie View

Vernon Hills

Round Lake

Buffalo Grove

Lake Forest

Libertyville

Prairie Crossing

Round Lake Beach

Prairie Crossing

FREM

ON

T C

ENTE

RFR

EMO

NT

CEN

TER

[0 1 2 3.5

MILES

STUDY AREABOUNDARY



RailMETRA Station

Forest Preserve



ES-10

Balanced Land Use FrameworkComparing these market forecasts to local land use plans reveals that local communities are planning for far more non-residential development than the market is likely to support, and far less land for residential uses. The balanced land use framework identifies a mix of land uses within the Corridor that would achieve market potential while providing housing for residential growth and achieving a robust open space and natural resource preservation strategy. Three primary and somewhat competing goals were considered in developing land use scenarios:

1. Maximize preserved open space and natural resources

2. Maximize commercial development and municipal tax revenues

3. Maintain community character through residential density and design

The land use scenario analysis reveals that only two of these three goals can be achieved with the available land in the Corridor, unless a modest increase in residential density can be attained. This approach could, when combined with other recommendations, help meet open space, commercial development, municipal revenue, and community character goals.

Market Forecast & Land UseContinued development and population growth in the Corridor is anticipated regardless of whether the Route 53/120 facility is built. However, the Route 53/120 facility would fundamentally improve the competitive position of the Corridor for office and industrial development, which provide jobs and economic opportunities that retail and residential uses do not. It would catalyze economic development and attract corporate offices, modern business parks, and retail development to areas within the Corridor that were previously out of the development pattern for such uses.

The incremental boost in development potential will be generated by decreased travel times, enhanced access to Interstate 94 and Lake-Cook Road, new highway interchanges with high visibility to passing traffic, and improved connectivity to employment centers near Schaumburg, O’Hare International Airport, and downtown Chicago.

Understanding the expected real estate potential through 2040 and key considerations for achieving that potential will help communities effectively plan for the future. Future market potential through 2040 was projected for major land uses based on forecasted growth in population, employment, and industrial output as well as existing growth and development patterns.

Office: 4 to 5 million square feet of new office space including up to three corporate office centers (totaling 3 to 3.5 million square feet), complemented by 1.5 to 2 million square feet of professional and medical office distributed throughout Corridor communities.

Industrial: 11 to 12 million square of new industrial space, including up to three industrial clusters, each with 2-6 million square feet of space.

Residential: Approximately 25,500 new residential units to house 65,000 additional residents. More than half of these units are likely to be single-family, with the remainder as multi-family or attached single-family units.

Retail: 4.3 to 5.4 million square feet of new retail space including 2.3 to 2.9 million square feet in two new regional retail clusters and one new lifestyle/hybrid center; an additional 2 to 2.5 million square feet of retail development is anticipated to be distributed across Corridor communities.

ES-11

A variety of development patterns and characters exist across the Corridor. As a result of this diversity in communities, land use goals cannot be uniformly applied across the entire Corridor, but should instead be calibrated to smaller planning zones that have similar characteristics. This use of planning zones allows for neighboring communities to work together to achieve common goals and outcomes for each zone.

Zones were defined by several factors. First, zones were focused around major gravity centers for office, retail and industrial uses as identified through the market analysis. Second, zones included groups of communities in an effort to promote cooperation and avoid assigning development potential to individual communities. Third, municipalities were included in single planning zones, where possible. The boundaries of planning zones are not intended to be rigid, but permeable, allowing development potential to move according to market forces.

The four planning zones have unique characteristics:

> The northwest zone has significant opportunities for new retail, industrial, and residential growth, and consequently a significant potential for loss of farmland and open space. It is critical in this zone to preserve and connect key unprotected open space and natural resources.

> The north central zone also has significant undeveloped land, large areas of development, and the majority of the Corridor’s commuter train stations. Development potential for a corporate office and major retail cluster near the potential interchange with Peterson Road should be thoughtfully planned with open space preservation and connectivity. Opportunities to make strong connections to adjacent open space hubs, including Liberty Prairie Reserve, Rollins Savannah, and Ray Lake Forest Preserve should not be wasted.

> The northeast zone has the most existing development and fewer opportunities for significant land use change. The I-94 Corridor has attracted higher intensity commercial and industrial development and may present opportunities for infill or complementary development. The Des Plaines River corridor forms a strong foundation to continue to preserve, mitigate, connect, and restore natural resources.

> The southern zone of the Corridor is characterized by large lot, low density residential development. Large areas of natural resources are comingled with residential areas, creating opportunities for private landowner stewardship activities. Opportunities for new and redevelopment exist on isolated sites. While the existing density limits opportunities for transit services, there are opportunities to improve connections in the non-motorized transportation network.

For each of these zones, the Land Use Strategy highlights existing character and opportunities, market estimates for different land uses, a suggested balanced land use blend, and annotated maps suggesting appropriate strategies and typologies for key sites. The typologies identified for these key sites present options, starting with typologies that the market and land use assessment suggests are most appropriate for the site, and proceeding through second- and third-best options. This approach introduces typically underrepresented but important typologies, such as a diversity of residential types, for consideration.

PLANNING ZONE FRAMEWORK

Corridor Land Use Zones

ES-12

The Corridor Land Use Strategy presents a suite of development typologies and best practices that municipalities should consider for new and redevelopment opportunities.

Development TypologiesThe development typologies include basic information about land use and intensity, as well as thoughtful guidance on development standards and design, transportation elements, and environmental stewardship.

The typologies include:

> Conservation Design: allocates allowable development to smaller, more clustered lots in order to maximize natural features and community open space.

> Rural Living: larger lot single-family residential development that should also preserve natural features and open spaces.

> Lower-Intensity Walkable Neighborhood: residential areas designed using traditional neighborhood standards such as an interconnected street network, common community open spaces, smaller residential lots, and a mix of single family and attached residential units such as townhomes.

> Higher-Intensity Walkable Neighborhood: residential areas that follow traditional neighborhood design standards including an interconnected street network, common community open spaces, smaller residential lots, and a mix of single-family, attached, and multi-family residential units.

> Neighborhood Commercial: smaller building footprints than other commercial development typologies. These are typically located at key transportation nodes and present strong opportunities to co-locate commercial and residential uses to enhance walkability.

TYPOLOGIES & BEST PRACTICES

> Corridor Commercial: larger building footprints than Neighborhood Commercial, located in larger clusters, where buildings are more likely to have a single tenant.

> Major Retail Center: larger collections of retail uses from 125,000 to 600,000 square feet with large retail anchor tenants and regional customer attraction.

> Corporate Office Center: larger collections of office uses, up to 1.5 million square feet, that often have mid-rise office buildings and large surface parking lots or parking decks.

> Industrial Park: larger manufacturing and office buildings, potentially 50,000 to 500,000 square feet on a single floor. Truck traffic and loading are a consideration for this typology.

> Village Center: mixed-use centers typically associated with central business districts, commuter rail stations, or concentrations of community amenities that can support vertical mixing of residential and commercial uses.

Corporate Office Center TypologySee page 109 for the full exhibit

ES-13

Best PracticesBest practices are provided to guide municipalities, agencies, landowners, and developers in creating better development that achieves multiple goals. They begin with guiding principles that can be applied corridor-wide, and are followed by more specific best practices for natural resources, transportation, and land use.

Guiding Principles > Encourage responsible development

> Locate land uses and development typologies to maximize healthy economic development

> Coordinate and communicate with agencies and neighboring municipalities to achieve better, more efficient outcomes

> Maintain local character and promote community

> Pursue a multimodal transportation approach for the corridor

> Value undeveloped landscapes as productive and beneficial

Open Space & Natural Resources > Manage and restore natural resources

> Establish and improve connections between open space and natural resource hubs

> Utilize green stormwater infrastructure practices to manage stormwater on site

> Implement environmentally-friendly landscape management practices

> Leverage funds and partnerships to maximize protection of resources

Transportation > Humanize the scale of streets to support all users

> Provide separation between travel modes according to roadway context and characteristics

> Manage vehicle speeds at conflict points

> Let local streets govern the design of interchanges

> Give priority to transit at congestion hot spots

Land Use > Assess and modernize zoning and development regulations

> Encourage appropriate infill development

> Consider mixed use development on appropriate sites

> Promote green buildings

> Encourage transit supportive development

> Implement travel demand management programs at employment centers

ES-14

This Land Use Strategy presents information and guidance developed over several months of intense work and effort by municipalities, Lake County, and other stakeholders. Its guidance is relevant and valuable for planning and development for new growth regardless of whether the Route 53/120 facility is constructed. The guidance is informed by conversations with stakeholders and the analysis of data and market dynamics. It is intended to support individual community goals as well as result in optimal outcomes for the corridor, Lake County, and the region because it takes a broad, multi-jurisdictional view and considers influences and impacts beyond the borders of any single community. As such, it should be viewed as a framework for better coordination and cooperation between municipalities in advancing the goals of the residents and other stakeholders of Lake County.

Corridor municipalities and other stakeholders are encouraged to support this Corridor Land Use Strategy and commit to using the information, data, best practices, and recommendations to make thoughtful and informed planning, investment, and development decisions. The goal is to achieve better preservation and development outcomes, a higher quality of life, and other benefits that can be reached through cooperative planning:

> Fewer land use conflicts among municipalities

> Streamlined coordination, investment efficiencies, and cost savings for utility, infrastructure, open space, and natural resource investments

> A stronger foundation for establishing other cooperative planning tools such as boundary agreements, revenue sharing, and shared public services

> Coordinated economic development strategies to enhance Lake County’s competitiveness in the region and the Midwest

Maintaining a high quality of life in Lake County requires a commitment to the assets that make the county so special and unique. Continued coordination is necessary to help communities advance preservation and development in the Corridor in a manner that is consistent with Corridor goals, while simultaneously working closely with government agencies, community organizations, and local champions. To facilitate a cooperative approach, future planning should embody transparency, accountability, open discussion, and inclusive decision making.

Municipalities are encouraged to adopt the Corridor Land Use Strategy as a guidance document, either as an addendum to their municipal comprehensive plan, or as a separate planning guide. Corridor municipalities are also encouraged to work towards developing and entering into an intergovernmental agreement (IGA) or other similar agreement to assist with achieving Corridor goals. It is through such commitment that we can continue to work together to achieve multiple goals and preserve the valuable natural and community assets of central Lake County.

CALL-TO-ACTION NEXT STEPS

1

INTRODUCTION

Lake County’s accelerated population growth and development over the last several decades have contributed to traffic congestion. During this time, the extension of Route 53 and improvement of Route 120 have been debated by residents and stakeholders seeking to reduce congestion, minimize environmental impacts, and preserve the character and livability of the area.

When the Blue Ribbon Advisory Council (BRAC) recommended a unique parkway designed to meet those goals, it also recognized that large infrastructure investments such as a new roadway can result in other changes that should be anticipated and planned for before the new facility is built – new businesses, employment opportunities, and homes; impacts on natural resources and open space; changes to community character; inefficient development of infrastructure; and changes to the surrounding transportation network, including a potential increase in new traffic generated by new development. The BRAC recommended the creation of a land use strategy to help communities, Lake County, and other stakeholders address these potential changes before they occur.

As identified in the market analysis conducted for this project (and detailed in the Market Analysis found in the appendix on page 130), communities typically plan for far more retail, office, and industrial development than forecasted market demand is likely to support over the next 25 years. At the same time, communities are not planning for sufficient residential development. This diffuse approach to planning for non-residential uses can result in scattered and weak retail, commercial, and industrial clusters that lack the critical mass to become regional centers of commercial use. It can generate an unhealthy competitive environment where developers and businesses seek incentives from multiple communities looking for the most advantageous incentive package. Meanwhile, a lack of adequate planning for residential development may push development out of the Corridor into surrounding communities. While it is recognized that there are a range of issues related to funding of local units of government that influence long-range planning decisions, the current approach to planning can result in a rise in traffic, disruptions to environmental systems, and lower quality of life for Lake County residents, businesses, and others.

Fortunately, stakeholders in the Illinois Route 53/120 corridor have an opportunity to plan for growth in a balanced and unified way that reduces traffic congestion; improves access to jobs, goods, and

services; stimulates economic development; increases access to transportation options; fosters a diversity of housing options; and expands and enhances open space - all of which enhance quality of life and are important to those who live and work in the Corridor. These “livability” factors are included in the region’s GO TO 2040 comprehensive plan and Lake County’s Strategic Plan, and form core guiding principles of the Illinois Route 53/120 Project Blue Ribbon Advisory Council Resolution and Summary Report (2012).

During 2014-15, these interests came together and took advantage of the critically-important opportunity before them: to create a vision and an action plan to protect the assets so valuable to the residents of Lake County while optimizing economic development opportunities that accompany major investments in infrastructure. This process and the resulting report represent a call to action to municipalities and other decision-makers to consider the long-term consequences of the business-as-usual development trajectory, and to improve the outcomes of future growth and development using the information and guidance this document presents.

By working together and using the data, guidance, and recommendations presented in this strategy document, the municipalities, agencies and stakeholders can achieve better future outcomes within the Route 53/120 Corridor. These include:

> A thriving Corridor that allows municipalities to achieve realistic, market supportable amounts of development to the extent it aligns with each community’s goals; and can be accomplished within well-planned and designed developments that are successfully integrated into the natural and cultural context of the area.

> An expanded network of preserved, managed, and enhanced natural resources that improve natural systems, provide habitat and connectivity for wildlife, increase the quality of life for residents, adds significant value to the area, and serves as a model for the region and State.

> A robust transportation system that provides a range of modes of travel, including expanded transit, an extensive and interconnected walking and bicycling network, and a modern roadway system that supports the movement of people, goods, and services of the County.

ASSESSING THE PRESENT, PLANNING FOR THE FUTURE: THE OPPORTUNITY IS NOW

2

As the official planning agency for the seven counties of metropolitan Chicago, CMAP has led this land use effort, guided by the Land Use Committee, which was co-chaired by Aaron Lawlor (Lake County Board Chairman) and George Ranney (BRAC co-chair.) Land Use Committee members include the leaders of municipalities most directly affected by the facility, Lake County, economic development interests, and the environmental community.

This land use effort has culminated with this Land Use Strategy for the Corridor (See Figure 1: Study Area), which includes recommendations for an integrated planning approach to environment, transportation, and land use. This strategy focuses on areas expected to undergo significant land use change as a result of construction of the 53/120 facility.

ABOUT THE CORRIDOR LAND USE PLANNING PROCESS A number of agencies have studied the potential facility since the 1960s. In 2009, Lake County residents approved a non-binding referendum in favor of extending Illinois Route 53 north to Illinois Route 120. In 2010, the GO TO 2040 regional comprehensive plan included the project on its list of fiscally constrained projects, citing performance measures that show this roadway as “ranking highest among all projects in its effect on region-wide congestion.”

In 2012, the BRAC recommended creation of the roadway as a 21st Century urban parkway. This modern boulevard would have a smaller footprint to minimize potential negative impacts while protecting the natural environment and preserving the character of Lake County.

As recommended by the BRAC, tandem committees were formed. The Finance Committee was establish to examine the financial feasibility of the facility, and the Land Use Committee was formed to develop a land use strategy for a corridor 2 miles from the facility center line. As stated in the BRAC report, the land use strategy should “balance economic development, open space, and community character goals across municipalities to encourage development of vibrant communities in central Lake County.”

This land use strategy represents a major implementation step of the BRAC, and an integral component to advancing planning and design for the 53/120 facility itself. The guidance provided herein is intended to minimize negative impacts and maximize benefit of changes that can result from such massive investments in transportation infrastructure as that envisioned for the Route 53/120 facility. The BRAC report provided specific recommendations regarding the development of this land use strategy (see blue side bar.)

The BRAC Summary Report’s Guiding Principles focus on the design and construction of the 53/120 facility, however they have significant applicability to the surrounding corridor. The Principles discuss enhancing mobility and accessibility to relieve congestion, but also require innovative design solutions to create “a safe, integrated, multi-modal corridor that preserves the environment and the character of nearby communities, and enhances their economic vitality.” Environmental enhancements and sustainable practices are encouraged for all aspects of the project, as is the directive to “Respect and Preserve the Land,” i.e., minimize long-term and irreversible impacts to the unique environment, habitat and wildlife of the County from fragmentation and disturbance by comprehensively planning for land preservation and restoration activities.

This key recommendation is further supported through design and performance standards that require the protection of sensitive lands and the addition of new lands comprised of high-quality parcels to help reconnect fragmented ecological systems. Further performance standards touch upon compensation for unavoidable indirect impacts, ensuring plant community health, reducing stormwater runoff volume, improving water quality, and protecting and restoring streams.

> Utilize a market-driven approach to assess the feasibility of future land use change, including analysis of employment trends, potential commercial and industrial development, and the housing mix that is likely to occur if the proposed Route 53/120 is built.

> Balance economic development, open space, and community character goals across municipalities to encourage development of vibrant communities in central Lake County.

> Formulate a multi-jurisdictional economic development strategy to ensure the best possible economic future for central Lake County. Address planning for development desired by targeted industries as well as business attraction strategies.

> Provide strategies for communities to encourage mixed use, pedestrian-friendly, and/or transit-supportive land uses where feasible in order to reduce congestion, air pollution, vehicle miles traveled, and greenhouse gas emissions.

> Design the land use and transportation system to facilitate walking and biking, transit, increase local connectivity, and manage the increased local road traffic that will likely follow completion of the road and associated new development.

> Develop an integrated open space system that not only includes the protection and restoration of conservation lands, but also meet residents’ and workers’ needs for recreation and open space in the Corridor.

The Blue Ribbon Advisory Council provided the following specific guidance for development of the land use strategy:

BRAC RECOMMENDATIONS

3

Metra





IL-22

RAN

D

IL 60

LAK

E

RO

UTE

83

GILM

ER RD

SKO

KIE

HW

Y

MILW

AUK

EE

FAIR

FIEL

D

LAKE COOK

WAU

KEG

AN

WASHINGTON

GRAND

ROLLINS

CUBA

GR

EEN

BAY

BUCKLEY

LEW

IS

LIBERTY

MID

LOTH

IAN

PARK

HALF DAY

WIL

SO

N

DAR

RELL

HAWLEY ST

ELA

OLD MCHENRYMILLER

IL-5

9

QU

ENTI

N

MAPLE

KELSEY

O'P

LAIN

E

IVAN

HO

E

BU

TTER

FIEL

D

IL 60 & 83

RIV

ERW

OO

DS

PETERSON

RIV

ER

LAK

E

NORTHWEST HWY

EVERETT

DEERFIELD

NIPPERSINK

LONG GROVE

APTAKISIC

WINCHESTER

HU

NT

CLU

B

CASEY

BR

ADLE

YROBERTS

IL-83

FIS

H L

AKE

DUFFY

GAGES LAKE

BONNER

CENTER

MC

AREE

RAND

BELVIDER

FAIR

WAY

ALLE

GH

ANY

14TH

DIA

MO

ND

LAK

E

GAR

LAN

D

HAI

NES

VILL

E

SIGNAL HILL

ATKINSON

BAR

RO

N

DEL

ANY

INDIAN CREEK

ALM

ON

DAR

LIN

GTO

N H

TS

RIV

ERS

IDE

SAU

ND

ERS

MOLIDOR

BIG HOLLOW

IL 83

DR

UR

Y

IL-4

3OLD RAND

CUCKLEY

HART

CUBARIV

ER R

D

ROCKLAND

IL-22

RAN

D

IL 60

LAK

E

RO

UTE

83

GILM

ER RD

SKO

KIE

HW

Y

MILW

AUK

EE

FAIR

FIEL

D

LAKE COOK

WAU

KEG

AN

WASHINGTON

GRAND

ROLLINS

CUBA

GR

EEN

BAY

BUCKLEY

LEW

IS

LIBERTY

MID

LOTH

IAN

PARK

HALF DAY

WIL

SO

N

DAR

RELL

HAWLEY ST

ELA

OLD MCHENRYMILLER

IL-5

9

QU

ENTI

N

MAPLE

KELSEY

O'P

LAIN

E

IVAN

HO

E

BU

TTER

FIEL

D

IL 60 & 83

RIV

ERW

OO

DS

PETERSON

RIV

ER

LAK

E

NORTHWEST HWY

EVERETT

DEERFIELD

NIPPERSINK

LONG GROVE

APTAKISIC

WINCHESTER

HU

NT

CLU

B

CASEY

BR

ADLE

YROBERTS

IL-83

FIS

H L

AKE

DUFFY

GAGES LAKE

BONNER

CENTER

MC

AREE

RAND

BELVIDER

FAIR

WAY

ALLE

GH

ANY

14TH

DIA

MO

ND

LAK

E

GAR

LAN

D

HAI

NES

VILL

E

SIGNAL HILL

ATKINSON

BAR

RO

N

DEL

ANY

INDIAN CREEK

ALM

ON

DAR

LIN

GTO

N H

TS

RIV

ERS

IDE

SAU

ND

ERS

MOLIDOR

BIG HOLLOW


DR

UR

Y

IL-4

3OLD RAND

BUCKLEY

HART

CUBARIV

ER R

D

ROCKLAND

RollinsSavanna

AlmondMarsh

IndependenceGrove

Ray LakeFarm



EgretMarsh

HeronCreek


GurneeMills

CampbellAirport



94

94

120

120

53

53

45

4512

12

12

12

41

41

45


WAUKEGAN

LAKE FOREST

GURNEE

LAKE ZURICH

LONGGROVE

GRAYSLAKE

MUNDELEIN

LIBERTYVILLE

NORTH CHICAGO

VERNON HILLS

METTAWA

HAWTHORNWOODS

WAUCONDA

BUFFALOGROVE

VOLO

FOX LAKE

KILDEER

ROUND LAKE

LAKE BARRINGTON

LINCOLNSHIRE

DEER PARK

NORTH BARRINGTON

RIVERWOODS

ROUND LAKE BEACH

GREEN OAKS

LAKE-MOOR

HAINES-VILLE

ROUND LAKE PARK

PARK CITY

TOWER LAKES

THIRDLAKE

INDIANCREEK

WAUKEGAN

LAKE FOREST

GURNEE

LAKE ZURICH

LONGGROVE

GRAYSLAKE

MUNDELEIN

LIBERTYVILLE

NORTH CHICAGO

VERNON HILLS

METTAWA

HAWTHORNWOODS

WAUCONDA

BUFFALOGROVE

VOLO

FOX LAKE

KILDEER

ROUND LAKE

LAKE BARRINGTON

LINCOLNSHIRE

DEER PARK

NORTH BARRINGTON

RIVERWOODS

ROUND LAKE BEACH

GREEN OAKS

LAKE-MOOR

HAINES-VILLE

ROUND LAKE PARK

PARK CITY

TOWER LAKES

THIRDLAKE

INDIANCREEK

Grayslake

Mundelein

Barrington

Deerfield

Grayslake

Long Lake

Ingleside

Prairie View

Vernon Hills

Round Lake

Buffalo Grove

Lake Forest

Libertyville

Prairie Crossing

Round Lake Beach

Prairie Crossing

FREM

ON

T C

ENTE

RFR

EMO

NT

CEN

TER

[0 1 2 3.5

MILES

STUDY AREABOUNDARY


Project Study AreaBlue Ribbon Advisory CouncilProposed 53/120 Alignment

RailMETRA Station

Forest Preserve


Metra





IL-22

RAN

D

IL 60

LAK

E

RO

UTE

83

GILM

ER RD

SKO

KIE

HW

Y

MILW

AUK

EE

FAIR

FIEL

D

LAKE COOK

WAU

KEG

AN

WASHINGTON

GRAND

ROLLINS

CUBA

GR

EEN

BAY

BUCKLEY

LEW

IS

LIBERTY

MID

LOTH

IAN

PARK

HALF DAY

WIL

SO

N

DAR

RELL

HAWLEY ST

ELA

OLD MCHENRYMILLER

IL-5

9

QU

ENTI

N

MAPLE

KELSEY

O'P

LAIN

E

IVAN

HO

E

BU

TTER

FIEL

D

IL 60 & 83

RIV

ERW

OO

DS

PETERSON

RIV

ER

LAK

E

NORTHWEST HWY

EVERETT

DEERFIELD

NIPPERSINK

LONG GROVE

APTAKISIC

WINCHESTER

HU

NT

CLU

B

CASEY

BR

ADLE

Y

ROBERTS

IL-83

FIS

H L

AKE

DUFFY

GAGES LAKE

BONNER

CENTER

MC

AREE

RAND

BELVIDER

FAIR

WAY

ALLE

GH

ANY

14TH

DIA

MO

ND

LAK

E

GAR

LAN

D

HAI

NES

VILL

E

SIGNAL HILL

ATKINSON

BAR

RO

N

DEL

ANY

INDIAN CREEK

ALM

ON

DAR

LIN

GTO

N H

TS

RIV

ERS

IDE

SAU

ND

ERS

MOLIDOR

BIG HOLLOW

IL 83

DR

UR

Y

IL-4

3

OLD RAND

CUCKLEY

HART

CUBARIV

ER R

D

ROCKLAND

IL-22

RAN

D

IL 60

LAK

E

RO

UTE

83

GILM

ER RD

SKO

KIE

HW

Y

MILW

AUK

EE

FAIR

FIEL

D

LAKE COOK

WAU

KEG

AN

WASHINGTON

GRAND

ROLLINS

CUBA

GR

EEN

BAY

BUCKLEY

LEW

IS

LIBERTY

MID

LOTH

IAN

PARK

HALF DAY

WIL

SO

N

DAR

RELL

HAWLEY ST

ELA

OLD MCHENRYMILLER

IL-5

9

QU

ENTI

N

MAPLE

KELSEY

O'P

LAIN

E

IVAN

HO

E

BU

TTER

FIEL

D

IL 60 & 83

RIV

ERW

OO

DS

PETERSON

RIV

ER

LAK

E

NORTHWEST HWY

EVERETT

DEERFIELD

NIPPERSINK

LONG GROVE

APTAKISIC

WINCHESTER

HU

NT

CLU

B

CASEY

BR

ADLE

Y

ROBERTS

IL-83

FIS

H L

AKE

DUFFY

GAGES LAKE

BONNER

CENTER

MC

AREE

RAND

BELVIDER

FAIR

WAY

ALLE

GH

ANY

14TH

DIA

MO

ND

LAK

E

GAR

LAN

D

HAI

NES

VILL

E

SIGNAL HILL

ATKINSON

BAR

RO

N

DEL

ANY

INDIAN CREEK

ALM

ON

DAR

LIN

GTO

N H

TS

RIV

ERS

IDE

SAU

ND

ERS

MOLIDOR

BIG HOLLOW


DR

UR

Y

IL-4

3

OLD RAND

BUCKLEY

HART

CUBARIV

ER R

D

ROCKLAND

RollinsSavanna

AlmondMarsh

IndependenceGrove

Ray LakeFarm



EgretMarsh

HeronCreek


GurneeMills

CampbellAirport



94

94

120

120

53

53

45

4512

12

12

12

41

41

45


WAUKEGAN

LAKE FOREST

GURNEE

LAKE ZURICH

LONGGROVE

GRAYSLAKE

MUNDELEIN

LIBERTYVILLE

NORTH CHICAGO

VERNON HILLS

METTAWA

HAWTHORNWOODS

WAUCONDA

BUFFALOGROVE

VOLO

FOX LAKE

KILDEER

ROUND LAKE

LAKE BARRINGTON

LINCOLNSHIRE

DEER PARK

NORTH BARRINGTON

RIVERWOODS

ROUND LAKE BEACH

GREEN OAKS

LAKE-MOOR

HAINES-VILLE

ROUND LAKE PARK

PARK CITY

TOWER LAKES

THIRDLAKE

INDIANCREEK

WAUKEGAN

LAKE FOREST

GURNEE

LAKE ZURICH

LONGGROVE

GRAYSLAKE

MUNDELEIN

LIBERTYVILLE

NORTH CHICAGO

VERNON HILLS

METTAWA

HAWTHORNWOODS

WAUCONDA

BUFFALOGROVE

VOLO

FOX LAKE

KILDEER

ROUND LAKE

LAKE BARRINGTON

LINCOLNSHIRE

DEER PARK

NORTH BARRINGTON

RIVERWOODS

ROUND LAKE BEACH

GREEN OAKS

LAKE-MOOR

HAINES-VILLE

ROUND LAKE PARK

PARK CITY

TOWER LAKES

THIRDLAKE

INDIANCREEK

Grayslake

Mundelein

Barrington

Deerfield

Grayslake

Long Lake

Ingleside

Prairie View

Vernon Hills

Round Lake

Buffalo Grove

Lake Forest

Libertyville

Prairie Crossing

Round Lake Beach

Prairie Crossing

FREM

ON

T C

ENTE

RFR

EMO

NT

CEN

TER

[0 1 2 3.5

MILES

STUDY AREABOUNDARY



RailMETRA Station

Forest Preserve


Metra





IL-22

RAN

D

IL 60

LAK

E

RO

UTE

83

GILM

ER RD

SKO

KIE

HW

Y

MILW

AUK

EE

FAIR

FIEL

D

LAKE COOK

WAU

KEG

AN

WASHINGTON

GRAND

ROLLINS

CUBA

GR

EEN

BAY

BUCKLEY

LEW

IS

LIBERTY

MID

LOTH

IAN

PARK

HALF DAY

WIL

SO

N

DAR

RELL

HAWLEY ST

ELA

OLD MCHENRYMILLER

IL-5

9

QU

ENTI

N

MAPLE

KELSEY

O'P

LAIN

E

IVAN

HO

E

BU

TTER

FIEL

D

IL 60 & 83

RIV

ERW

OO

DS

PETERSON

RIV

ER

LAK

E

NORTHWEST HWY

EVERETT

DEERFIELD

NIPPERSINK

LONG GROVE

APTAKISIC

WINCHESTER

HU

NT

CLU

B

CASEY

BR

ADLE

Y

ROBERTS

IL-83

FIS

H L

AKE

DUFFY

GAGES LAKE

BONNER

CENTER

MC

AREE

RAND

BELVIDER

FAIR

WAY

ALLE

GH

ANY

14TH

DIA

MO

ND

LAK

E

GAR

LAN

D

HAI

NES

VILL

E

SIGNAL HILL

ATKINSON

BAR

RO

N

DEL

ANY

INDIAN CREEK

ALM

ON

DAR

LIN

GTO

N H

TS

RIV

ERS

IDE

SAU

ND

ERS

MOLIDOR

BIG HOLLOW

IL 83

DR

UR

Y

IL-4

3

OLD RAND

CUCKLEY

HART

CUBARIV

ER R

D

ROCKLAND

IL-22

RAN

D

IL 60

LAK

E

RO

UTE

83

GILM

ER RD

SKO

KIE

HW

Y

MILW

AUK

EE

FAIR

FIEL

D

LAKE COOK

WAU

KEG

AN

WASHINGTON

GRAND

ROLLINS

CUBA

GR

EEN

BAY

BUCKLEY

LEW

IS

LIBERTY

MID

LOTH

IAN

PARK

HALF DAY

WIL

SO

N

DAR

RELL

HAWLEY ST

ELA

OLD MCHENRYMILLER

IL-5

9

QU

ENTI

N

MAPLE

KELSEY

O'P

LAIN

E

IVAN

HO

E

BU

TTER

FIEL

D

IL 60 & 83

RIV

ERW

OO

DS

PETERSON

RIV

ER

LAK

E

NORTHWEST HWY

EVERETT

DEERFIELD

NIPPERSINK

LONG GROVE

APTAKISIC

WINCHESTER

HU

NT

CLU

B

CASEY

BR

ADLE

Y

ROBERTS

IL-83

FIS

H L

AKE

DUFFY

GAGES LAKE

BONNER

CENTER

MC

AREE

RAND

BELVIDER

FAIR

WAY

ALLE

GH

ANY

14TH

DIA

MO

ND

LAK

E

GAR

LAN

D

HAI

NES

VILL

E

SIGNAL HILL

ATKINSON

BAR

RO

N

DEL

ANY

INDIAN CREEK

ALM

ON

DAR

LIN

GTO

N H

TS

RIV

ERS

IDE

SAU

ND

ERS

MOLIDOR

BIG HOLLOW


DR

UR

Y

IL-4

3

OLD RAND

BUCKLEY

HART

CUBARIV

ER R

D

ROCKLAND

RollinsSavanna

AlmondMarsh

IndependenceGrove

Ray LakeFarm



EgretMarsh

HeronCreek


GurneeMills

CampbellAirport



94

94

120

120

53

53

45

4512

12

12

12

41

41

45


WAUKEGAN

LAKE FOREST

GURNEE

LAKE ZURICH

LONGGROVE

GRAYSLAKE

MUNDELEIN

LIBERTYVILLE

NORTH CHICAGO

VERNON HILLS

METTAWA

HAWTHORNWOODS

WAUCONDA

BUFFALOGROVE

VOLO

FOX LAKE

KILDEER

ROUND LAKE

LAKE BARRINGTON

LINCOLNSHIRE

DEER PARK

NORTH BARRINGTON

RIVERWOODS

ROUND LAKE BEACH

GREEN OAKS

LAKE-MOOR

HAINES-VILLE

ROUND LAKE PARK

PARK CITY

TOWER LAKES

THIRDLAKE

INDIANCREEK

WAUKEGAN

LAKE FOREST

GURNEE

LAKE ZURICH

LONGGROVE

GRAYSLAKE

MUNDELEIN

LIBERTYVILLE

NORTH CHICAGO

VERNON HILLS

METTAWA

HAWTHORNWOODS

WAUCONDA

BUFFALOGROVE

VOLO

FOX LAKE

KILDEER

ROUND LAKE

LAKE BARRINGTON

LINCOLNSHIRE

DEER PARK

NORTH BARRINGTON

RIVERWOODS

ROUND LAKE BEACH

GREEN OAKS

LAKE-MOOR

HAINES-VILLE

ROUND LAKE PARK

PARK CITY

TOWER LAKES

THIRDLAKE

INDIANCREEK

Grayslake

Mundelein

Barrington

Deerfield

Grayslake

Long Lake

Ingleside

Prairie View

Vernon Hills

Round Lake

Buffalo Grove

Lake Forest

Libertyville

Prairie Crossing

Round Lake Beach

Prairie Crossing

FREM

ON

T C

ENTE

RFR

EMO

NT

CEN

TER

[0 1 2 3.5

MILES

STUDY AREABOUNDARY



RailMETRA Station

Forest Preserve


Metra





IL-22

RAN

D

IL 60

LAK

E

RO

UTE

83

GILM

ER RD

SKO

KIE

HW

Y

MILW

AUK

EE

FAIR

FIEL

D

LAKE COOK

WAU

KEG

AN

WASHINGTON

GRAND

ROLLINS

CUBA

GR

EEN

BAY

BUCKLEY

LEW

IS

LIBERTY

MID

LOTH

IAN

PARK

HALF DAY

WIL

SO

N

DAR

RELL

HAWLEY ST

ELA

OLD MCHENRYMILLER

IL-5

9

QU

ENTI

N

MAPLE

KELSEY

O'P

LAIN

E

IVAN

HO

E

BU

TTER

FIEL

D

IL 60 & 83

RIV

ERW

OO

DS

PETERSON

RIV

ER

LAK

E

NORTHWEST HWY

EVERETT

DEERFIELD

NIPPERSINK

LONG GROVE

APTAKISIC

WINCHESTER

HU

NT

CLU

B

CASEY

BR

ADLE

Y

ROBERTS

IL-83

FIS

H L

AKE

DUFFY

GAGES LAKE

BONNER

CENTER

MC

AREE

RAND

BELVIDER

FAIR

WAY

ALLE

GH

ANY

14TH

DIA

MO

ND

LAK

E

GAR

LAN

D

HAI

NES

VILL

E

SIGNAL HILL

ATKINSON

BAR

RO

N

DEL

ANY

INDIAN CREEK

ALM

ON

DAR

LIN

GTO

N H

TS

RIV

ERS

IDE

SAU

ND

ERS

MOLIDOR

BIG HOLLOW

IL 83

DR

UR

Y

IL-4

3

OLD RAND

CUCKLEY

HART

CUBARIV

ER R

D

ROCKLAND

IL-22

RAN

D

IL 60

LAK

E

RO

UTE

83

GILM

ER RD

SKO

KIE

HW

Y

MILW

AUK

EE

FAIR

FIEL

D

LAKE COOK

WAU

KEG

AN

WASHINGTON

GRAND

ROLLINS

CUBA

GR

EEN

BAY

BUCKLEY

LEW

IS

LIBERTY

MID

LOTH

IAN

PARK

HALF DAY

WIL

SO

N

DAR

RELL

HAWLEY ST

ELA

OLD MCHENRYMILLER

IL-5

9

QU

ENTI

N

MAPLE

KELSEY

O'P

LAIN

E

IVAN

HO

E

BU

TTER

FIEL

D

IL 60 & 83

RIV

ERW

OO

DS

PETERSON

RIV

ER

LAK

E

NORTHWEST HWY

EVERETT

DEERFIELD

NIPPERSINK

LONG GROVE

APTAKISIC

WINCHESTER

HU

NT

CLU

B

CASEY

BR

ADLE

Y

ROBERTS

IL-83

FIS

H L

AKE

DUFFY

GAGES LAKE

BONNER

CENTER

MC

AREE

RAND

BELVIDER

FAIR

WAY

ALLE

GH

ANY

14TH

DIA

MO

ND

LAK

E

GAR

LAN

D

HAI

NES

VILL

E

SIGNAL HILL

ATKINSON

BAR

RO

N

DEL

ANY

INDIAN CREEK

ALM

ON

DAR

LIN

GTO

N H

TS

RIV

ERS

IDE

SAU

ND

ERS

MOLIDOR

BIG HOLLOW


DR

UR

Y

IL-4

3

OLD RAND

BUCKLEY

HART

CUBARIV

ER R

D

ROCKLAND

RollinsSavanna

AlmondMarsh

IndependenceGrove

Ray LakeFarm



EgretMarsh

HeronCreek


GurneeMills

CampbellAirport



94

94

120

120

53

53

45

4512

12

12

12

41

41

45


WAUKEGAN

LAKE FOREST

GURNEE

LAKE ZURICH

LONGGROVE

GRAYSLAKE

MUNDELEIN

LIBERTYVILLE

NORTH CHICAGO

VERNON HILLS

METTAWA

HAWTHORNWOODS

WAUCONDA

BUFFALOGROVE

VOLO

FOX LAKE

KILDEER

ROUND LAKE

LAKE BARRINGTON

LINCOLNSHIRE

DEER PARK

NORTH BARRINGTON

RIVERWOODS

ROUND LAKE BEACH

GREEN OAKS

LAKE-MOOR

HAINES-VILLE

ROUND LAKE PARK

PARK CITY

TOWER LAKES

THIRDLAKE

INDIANCREEK

WAUKEGAN

LAKE FOREST

GURNEE

LAKE ZURICH

LONGGROVE

GRAYSLAKE

MUNDELEIN

LIBERTYVILLE

NORTH CHICAGO

VERNON HILLS

METTAWA

HAWTHORNWOODS

WAUCONDA

BUFFALOGROVE

VOLO

FOX LAKE

KILDEER

ROUND LAKE

LAKE BARRINGTON

LINCOLNSHIRE

DEER PARK

NORTH BARRINGTON

RIVERWOODS

ROUND LAKE BEACH

GREEN OAKS

LAKE-MOOR

HAINES-VILLE

ROUND LAKE PARK

PARK CITY

TOWER LAKES

THIRDLAKE

INDIANCREEK

Grayslake

Mundelein

Barrington

Deerfield

Grayslake

Long Lake

Ingleside

Prairie View

Vernon Hills

Round Lake

Buffalo Grove

Lake Forest

Libertyville

Prairie Crossing

Round Lake Beach

Prairie Crossing

FREM

ON

T C

ENTE

RFR

EMO

NT

CEN

TER

[0 1 2 3.5

MILES

STUDY AREABOUNDARY



RailMETRA Station

Forest Preserve


Metra





IL-22

RAN

D

IL 60

LAK

E

RO

UTE

83

GILM

ER RD

SKO

KIE

HW

Y

MILW

AUK

EE

FAIR

FIEL

D

LAKE COOK

WAU

KEG

AN

WASHINGTON

GRAND

ROLLINS

CUBA

GR

EEN

BAY

BUCKLEY

LEW

IS

LIBERTY

MID

LOTH

IAN

PARK

HALF DAY

WIL

SO

N

DAR

RELL

HAWLEY ST

ELA

OLD MCHENRYMILLER

IL-5

9

QU

ENTI

N

MAPLE

KELSEY

O'P

LAIN

E

IVAN

HO

E

BU

TTER

FIEL

D

IL 60 & 83

RIV

ERW

OO

DS

PETERSON

RIV

ER

LAK

E

NORTHWEST HWY

EVERETT

DEERFIELD

NIPPERSINK

LONG GROVE

APTAKISIC

WINCHESTER

HU

NT

CLU

B

CASEY

BR

ADLE

Y

ROBERTS

IL-83

FIS

H L

AKE

DUFFY

GAGES LAKE

BONNER

CENTER

MC

AREE

RAND

BELVIDER

FAIR

WAY

ALLE

GH

ANY

14TH

DIA

MO

ND

LAK

E

GAR

LAN

D

HAI

NES

VILL

E

SIGNAL HILL

ATKINSON

BAR

RO

N

DEL

ANY

INDIAN CREEK

ALM

ON

DAR

LIN

GTO

N H

TS

RIV

ERS

IDE

SAU

ND

ERS

MOLIDOR

BIG HOLLOW

IL 83

DR

UR

Y

IL-4

3

OLD RAND

CUCKLEY

HART

CUBARIV

ER R

D

ROCKLAND

IL-22

RAN

D

IL 60

LAK

E

RO

UTE

83

GILM

ER RD

SKO

KIE

HW

Y

MILW

AUK

EE

FAIR

FIEL

D

LAKE COOK

WAU

KEG

AN

WASHINGTON

GRAND

ROLLINS

CUBA

GR

EEN

BAY

BUCKLEY

LEW

IS

LIBERTY

MID

LOTH

IAN

PARK

HALF DAY

WIL

SO

N

DAR

RELL

HAWLEY ST

ELA

OLD MCHENRYMILLER

IL-5

9

QU

ENTI

N

MAPLE

KELSEY

O'P

LAIN

E

IVAN

HO

E

BU

TTER

FIEL

D

IL 60 & 83

RIV

ERW

OO

DS

PETERSON

RIV

ER

LAK

E

NORTHWEST HWY

EVERETT

DEERFIELD

NIPPERSINK

LONG GROVE

APTAKISIC

WINCHESTER

HU

NT

CLU

B

CASEY

BR

ADLE

Y

ROBERTS

IL-83

FIS

H L

AKE

DUFFY

GAGES LAKE

BONNER

CENTER

MC

AREE

RAND

BELVIDER

FAIR

WAY

ALLE

GH

ANY

14TH

DIA

MO

ND

LAK

E

GAR

LAN

D

HAI

NES

VILL

E

SIGNAL HILL

ATKINSON

BAR

RO

N

DEL

ANY

INDIAN CREEK

ALM

ON

DAR

LIN

GTO

N H

TS

RIV

ERS

IDE

SAU

ND

ERS

MOLIDOR

BIG HOLLOW


DR

UR

Y

IL-4

3

OLD RAND

BUCKLEY

HART

CUBARIV

ER R

D

ROCKLAND

RollinsSavanna

AlmondMarsh

IndependenceGrove

Ray LakeFarm



EgretMarsh

HeronCreek


GurneeMills

CampbellAirport



94

94

120

120

53

53

45

4512

12

12

12

41

41

45


WAUKEGAN

LAKE FOREST

GURNEE

LAKE ZURICH

LONGGROVE

GRAYSLAKE

MUNDELEIN

LIBERTYVILLE

NORTH CHICAGO

VERNON HILLS

METTAWA

HAWTHORNWOODS

WAUCONDA

BUFFALOGROVE

VOLO

FOX LAKE

KILDEER

ROUND LAKE

LAKE BARRINGTON

LINCOLNSHIRE

DEER PARK

NORTH BARRINGTON

RIVERWOODS

ROUND LAKE BEACH

GREEN OAKS

LAKE-MOOR

HAINES-VILLE

ROUND LAKE PARK

PARK CITY

TOWER LAKES

THIRDLAKE

INDIANCREEK

WAUKEGAN

LAKE FOREST

GURNEE

LAKE ZURICH

LONGGROVE

GRAYSLAKE

MUNDELEIN

LIBERTYVILLE

NORTH CHICAGO

VERNON HILLS

METTAWA

HAWTHORNWOODS

WAUCONDA

BUFFALOGROVE

VOLO

FOX LAKE

KILDEER

ROUND LAKE

LAKE BARRINGTON

LINCOLNSHIRE

DEER PARK

NORTH BARRINGTON

RIVERWOODS

ROUND LAKE BEACH

GREEN OAKS

LAKE-MOOR

HAINES-VILLE

ROUND LAKE PARK

PARK CITY

TOWER LAKES

THIRDLAKE

INDIANCREEK

Grayslake

Mundelein

Barrington

Deerfield

Grayslake

Long Lake

Ingleside

Prairie View

Vernon Hills

Round Lake

Buffalo Grove

Lake Forest

Libertyville

Prairie Crossing

Round Lake Beach

Prairie Crossing

FREM

ON

T C

ENTE

RFR

EMO

NT

CEN

TER

[0 1 2 3.5

MILES

STUDY AREABOUNDARY



RailMETRA Station

Forest Preserve


Figure 1: Map of Study AreaSource: The Lakota Group

4

The Corridor Land Use Strategy process was a two-year effort with five major components. Throughout the entire process, the project team worked closely with the Land Use Committee (LUC), made up of representatives from the Corridor municipalities and agencies, to solicit input and guidance.

Outreach & EducationOutreach and education have occurred throughout the process to ensure an inclusive process that provides stakeholders the opportunity to review progress and provide input. The project team has met several times at key review and decision points with the municipalities located within the Corridor as well as with relevant agencies. The team has conducted a series of stakeholder and focus group interviews to help identify critical issues and opportunities. Further outreach has included a project-specific website with interactive components designed to collect input from a wide range of stakeholders. A series of open houses was conducted in November 2014 to present preliminary findings and collect input from attendees. A second set of open houses to present the final findings of this process was held in October 2015. Additionally, the project team has conducted nine meetings with the Land Use Committee. Two working groups were also established to address key components of this process – the Cooperative Planning Strategies Working Group met three times, and the Open Space and Natural Resources Working Group met four times.

The Existing Conditions Assessment served as a foundation of market, environment, land use and transportation information for use in the remainder of the planning effort. The two key products of this phase of work were the Existing Conditions Assessment and the identification of “hot spots” -- locations that appear to have the highest potential for significant land use change -- and “cool spots” -- areas where environmental protection and enhancement should be focused. These hot and cool spots helped create a planning framework for the Corridor and identified areas for more detailed analysis.

Detailed AnalysisFollowing the development of the Existing Conditions Assessment, the Consultant Team conducted more detailed analysis of the market, land use, environment, and transportation systems. The market research was applied to the preparation and evaluation of different land use scenarios for the entire Corridor, development typologies for Corridor hot spots, environmental enhancement concepts and strategies for cool spots, and transportation system strategies.

Draft & Final Corridor StrategyThe strategies and recommendations developed during the detailed analysis phase have informed the creation of this land use strategy. This balanced, market-driven land use approach provides recommendations and strategies for protecting and mitigating impacts to an established open space and natural resource network; identifies recommendations and strategies for multi-modal transportation improvements; identifies targets for land use types and recommended land use typologies; and recommends new or modified policies, best practices, and development standards.

Strategy Endorsement & Follow-upThe final document has been reviewed by the Land Use Committee, and will be presented and discussed with Corridor municipalities after its completion. The goal will be to gain endorsement of the document by each of the communities and support for establishing a cooperative planning framework for the Corridor.

PROCESS OVERVIEW

Existing Conditions AssessmentAn Existing Conditions Assessment was a necessary first step in developing the Corridor Strategy. It was based on information drawn from numerous sources, including state, federal, and local data and maps, ordinances, agreements, studies and reports, and numerous interviews with municipalities, public agencies, environmental groups, planning specialists, businesses, social service agencies, developers, and homeowners associations. This assessment provided a deeper understanding of the current economic, environmental, transportation, and land use conditions and context in the Corridor, describes the challenges and opportunities created by past development practices and changing conditions, and served as the foundation on which to build a strategy that can help ensure the best possible future for the people of central Lake County.

5

CORRIDOR CONTEXT The over 76,000 acre Corridor study area lies in the heart of Lake County, touches 20 municipalities and numerous forest preserves, and is crossed by roads, bike paths, streams, watersheds, wildlife migration routes, and other elements. Lake County residents are proud of its semi-rural character, its rich natural and agricultural resources, and extensive outdoor recreation opportunities, and have expressed support for development that supports greater livability and a high quality of life.

An analysis of existing land use analysis shows the Corridor is largely developed and poised for more development whether the 53/120 facility is built or not. Population in Lake County grew 60% from 1980 to 2010, when it reached 703,462, with particularly dramatic increases between 2000 and 2010 in the south and west parts of the Corridor. The County is expected to add approximately 268,000 more residents by 2040. Meanwhile, annual average daily traffic on several of the major roadways in the Corridor grew between 50% and 288% between 2000 and 2013.

LivabilityMany key regional, County and Corridor specific plans and studies touch upon factors that impact livability. At a regional scale, CMAP’s GO TO 2040 comprehensive regional plan (2010) focuses recommendations into four categories, the first being Livable Communities. Lake County’s Strategic Plan (2013) is structured around a series of strategic goals, several of which impact quality of life. The County’s Regional Framework Plan (2008) explicitly focuses on quality of life issues. Finally, the BRAC Report identifies factors that affect livability in the Corridor, particularly in its six requirements for the Corridor Land Use Plan. Through these documents run important and common themes: sustainable economic development, environmental protection, and transportation that supports communities. These themes were also voiced by stakeholders throughout the planning effort.

half the size of the city ofchicago

a quarterof the size of lake county

thestudyarea is

30

1,

200

acre

s

135,2

7

5 acre

s7

6,238 acre

s

25% 52%

6

ABOUT THIS DOCUMENT1: Corridor Wide FrameworkThe first section addresses Corridor-wide networks, strategies, and recommendations, including:

> The open space and natural resources network, potential direct and indirect impacts of land use change, and recommendations on how to protect and enhance open space and natural assets.

> Overall transportation networks, including roadways, transit, and bicycle and pedestrian routes and trails.

> The Corridor-wide market assessment providing guidance on the development potential of the Corridor for several markets, as well as strategies and recommendations for maximizing development opportunities.

> Sites within the Corridor where land use is anticipated to change. These sites create the basis for a land use framework which influences how to best achieve goals and highlights the potential trade-offs that will impact future planning decisions.

2: Planning Zone FrameworkThe second section of the report focuses planning into specific geographic zones. A balanced land use approach is identified for each of the planning zones along with a set of tools to inform land use decisions while still providing maximum flexibility for local municipalities to respond to market dynamics and specific opportunities.

3: Typologies & Best PracticesThe final section provides guidance and tools through recommended best practices, policies, guidelines, and standards that could be implemented in a community. These implementation tools provide further guidance to municipalities, landowners, developers, and others. They are intended to provide guidance that supports municipal capitalization on development opportunities while preserving and enhancing community character, quality of life, and environmental resources.

Note: This strategy document provides suggestions for some properties within the Corridor that may be previously entitled or have annexation decisions which may impact the ability to implement the recommendations included in this document.

CORRIDOR

ZONES

TOOLS

The structure of this document provides planning, strategies and guidance at several levels of detail

7

This strategy document is intended to present the product of many months of intensive work and effort by stakeholders and experts, and its guidance is relevant and valuable to communities regardless of whether the Route 53/120 facility is constructed. To that end, the strategy document must be useful to Corridor communities as they work toward achieving their preservation and development goals in the Corridor. The plan should be viewed as data and market-informed guidance and advice that complements and supports Corridor communities as they work to achieve individual community goals. It should also be viewed as a framework for better coordination and cooperation between municipalities in advancing the goals of the residents and other stakeholders of Lake County.

Corridor municipalities are encouraged to support this strategy document and consider using the information, data, best practices and recommendations as they make municipal land use decisions. Cooperative planning is also recommended, and can result in the following benefits:

> Better development outcomes.

> Fewer land use conflicts and disputes among municipalities.

> Streamlined coordination, investment efficiencies, and cost savings for utility, infrastructure, open space and natural resource investments.

> A stronger foundation for establishing other cooperative planning tools such as boundary agreements, revenue sharing, and shared public services.

> Coordinated economic development strategies to be more competitive in the region and the Midwest.

The planning effort included significant time and review with the Land Use Committee and the Cooperative Planning Strategy Working Group to establish the following two-step implementation process. It is intended to move the land use effort forward through additional coordinated actions of Lake County and the municipalities, and to encourage communities to work together to achieve better preservation and development outcomes and a higher quality of life in the Corridor. These actions were carefully conceived to preserve local decision making authority, and should not be considered as an indication of support for the Route 53/120 facility itself.

1. Adopt the Corridor StrategyEach community should consider adopting the Land Use Strategy as an addendum to its municipal Comprehensive Plan or as a separate planning guide by the end of 2016. The Strategy should be viewed as an advisory guidance document for use by the municipality in making land use decisions in the Corridor. This action is not intended to modify each municipality’s comprehensive plan, but rather provide professionally-informed and researched guidance for decision making.

The document provides guidance based within the time frame in which it was written. It is recognized that there may be changes to the facility’s alignment and design or the preparation of other studies that could impact the concepts contained in the Strategy. In adopting the Strategy for use in planning, municipalities reserve the right to change their positions on elements of the Strategy based on changes to the facility design or alignment or to new information as it becomes available.

2. Enter into a Corridor Agreement Participating communities should develop and enter into an intergovernmental (IGA) or similar corridor agreement that establishes a framework for communication and coordination between Corridor municipalities as they work cooperatively to achieve Corridor goals.

Potential components of the agreement may include:

> Creation of a Corridor working group as a forum for communication, coordination, and exchange of information regarding preservation, development, and the Route 53/120 facility, including prioritizing investments of the Environmental Restoration and Stewardship Fund. Note: this group is separate from a Local Advisory Committee that is traditionally convened to advise on issues directly related to the design and construction of a transportation facility such as Route 53/120.

> A mechanism for updating communities regarding significant development activity that may affect neighboring communities.

> An approach for working alone and with partners to make decisions that are generally consistent with the Corridor Strategy and to preserve, restore, and mitigate impacts to key open space and natural resource landscapes in the Corridor.

These actions are intended to encourage communities to work together to achieve better preservation and development outcomes and a higher quality of life in the corridor.

This document provides guidance for future preservation and development in the Corridor, as well as for existing developed areas and natural resources. It is organized to provide guidance and tools at several levels of detail.

IMPLEMENTING THE STRATEGY

8

Documents

ILLINOIS ROUTE 53/120 CORRIDOR LAND USE STRATEGY€¦ · ILLINOIS ROUTE 53/120 CORRIDOR LAND USE STRATEGY FINAL RESOLUTION The official voting record of the Land Use Committee’s