===== PDF PAGE 7 ===== [Extraction: embedded PDF text] CITY OF WEST CHICAGO DOWNTOWN REVITALIZATION COMMISSION AGENDA ITEM SUMMARY ITEM TITLE: Recommendation for use of Form Based Code AGENDA ITEM NUMBER: 5 COMMISSION AGENDA DATE: 06-22-26 STAFF REVIEW: John Sterrett, Director of Community SIGNATURE __________________________ Development ITEM SUMMARY: At the February 23, 2026 meeting of the Downtown Revitalization Commission, staff presented an overview of Form-Based Code, a development regulation tool that prioritizes building form over land use. The City's Central-Main Street Redevelopment Plan recommends Form-Based Code for the roughly five acres of city-owned property slated for redevelopment downtown. The Commission's feedback was generally positive. Members noted that Form-Based Code offers de- velopers greater predictability when designing redevelopment proposals. Moving forward would require hiring a planning consultant, a cost not currently budgeted. If the City proceeds, the earliest this work could begin is FY2027. Staff requests that the Commission discuss this option and, if supportive, recommend that staff include funding for a Form-Based Code consultant in the FY2027 budget. ===== PDF PAGE 8 ===== [Extraction: embedded PDF text] Form-Based Code — Quick Reference Guide Form-Based Code is a development regulation tool that prioritizes the physical form and character of buildings over their use. Rather than regulating an area building by building, it shapes the look and feel of an entire district, with permitted uses becoming a secondary consideration. Traditional zoning prevents the worst case. Form-Based Code encourages the best case. How It Works Why It Matters – A regulating plan divides the area into transect – Gives developers a predictable, pre-approved zones based on desired form first, use second. vision of what the community wants before they design. – Each zone carries its own detailed design standards, with appropriate uses called out – Encourages walkable, mixed-use development specifically. by blending compatible uses appropriately. – Standards lean on images and diagrams rather – Tailors standards to each property's specific than dense text, reducing ambiguity for context, instead of one set of rules applied developers and staff alike. district-wide. – The focus is on how buildings relate to the – Building form and site design outlast any street, to pedestrians and vehicles, and to single use, which may change repeatedly over public and private space. time. Traditional zoning is like painting a wall a single color while Form- Based Code is like designing a mosaic. Same use, different form: traditional zoning permits the building at left; Form-Based Code requires street-level design like the storefront at right. ===== PDF PAGE 9 ===== [Extraction: OCR (rendered-page OCR)] Proposed Area for Form-Based Code ===== PDF PAGE 10 ===== [Extraction: OCR (rendered-page OCR)] Figure 63 Block 3: Multi-Family Apartments and Townhomes Zoning District B-1: Central Business District Block Area 1.78 acres (77,374 square feet) Unit Count 60 Apartments; 14 Townhomes Density 41 units / acre Height Five-Story max.; Two-Story min. Stormwater Reg. 34,354 cubic feet Corner plaza at the intersection of Center Street / Main Street Architectural emphasis at corner plaza Townhomes along Center Street / High Street Emphasize corner at Chicago Street / Main Street Align driveway with alley across Center Street Block 3 w» Possible Stormwater Facility Locations sssese== Possible Stormwater Storage Vaults Block 3 is surrounded by Main Street, Center Street, Chicago Street, and High Street. It is the only full block development site owned by the City. Along Main Street, midrise apartments that front onto the plaza at the corner of Main Street and Center Street establish an anchor at the south end of the two- block Downtown core. The corner of these apartments should also include a visual landmark on the plaza that aids in the procession from Metra station to Downtown core. Townhomes along High Street respect the scale and character of the historic neighborhood. Currently, Block 3 includes multiple single-family homes and Frank’s Automotive Repair, which adds a layer of complexity to the block’s redevelopment. The timing of lease expirations must align with developer schedules, so demolition and site clearing can occur prior to redevelopment. (see page 55 for block specific stormwater recommendations) 61 Block Solutions ===== PDF PAGE 11 ===== [Extraction: OCR (rendered-page OCR)] Block 4 Illustrative 3D Scenario Block 4: Multi-Family Apartments and Townhomes Zoning District B-1: Central Business District Block Area 2.45 acres (106,640 square feet) Unit Count 120 Apartments; 6 Townhomes Density 51 units / acre Height Five-Story max.; Two-Story min. Stormwater Req. 46,923 cubic feet Architectural emphasis at Wilson Avenue terminus One driveway for parking access allowed along Main Street Align street and alley with driveways Respect historic scale with townhomes along Chicago Street Retain church parking lot ssuseee Possible Stormwater Storage Vaults Block 4 faces both Main Street and Chicago Street, as well as S. Oakwood Avenue on the north end of the block. Water’s Edge Bible Church owns the irregular shaped parking lot at the center of the block, so the illustrated redevelopment excludes their parcel. Midrise multi-family apartment/condominium buildings along Main Street and townhomes along Chicago Street would complement the scale and character of both edges of the block. The terminus of High Street is aligned with the primary access drive and drop-off for the apartments. One right-in/right-out access point off Main Street may be necessary to access parking. Currently, Block 4 includes multiple single-family homes. The block is mostly city-owned, but redevelopment may require the acquistion of one more parcel. If the remainder of the block becomes available on the market, it should be purchased for additional redevelopment opportunities. (see page 55 for block specific stormwater recommendations) Central-Main Street Redevelopment Plan Update 62 ===== PDF PAGE 12 ===== [Extraction: OCR (rendered-page OCR)] a Design Gunanncs on page 86 x Figure 65 h Block 5: Multi-Family Apartments Zoning District B-1: Central Business District Block Area 2.09 acres (91,033 square feet) Unit Count 150 Apartments Density 72 units / acre Five-Story max. fronting Main Street; height Height should step down to accommodate winter sunlight into rear yards of adjacent homes Stormwater Req. 6,873 cubic feet Architectural emphasis at building corners Reduce height adjacent to single-family homes One driveway for parking access allowed along Main Street Garage with vegetated roof courtyard wrapped with building Path connection to Main Street from S. Oakwood Avenue Block 5 Illustrative 3D Scenario = Possible Stormwater Facility Locations Block 5 is across from the Metra station along Main Street. This site offers the opportunity to build a truly transit-supporting development with a high unit count. The building should be a maximum of five-stories along Main Street and should step down 80 feet from the Main Street front property line to respect the lower scale of the single-family homes. The illustration shows a two-level parking garage that requires minimal excavation. The building would wrap the parking garage, so the garage does not front Main Street. Currently, Block 5 includes not only the City Hall building and parking lot, but the neighboring for-sale parcel to the east. Though relocation plans for City Hall are under consideration, no permanent location has been identified to date. One possibility is relocating City Hall to the West Washington Street Plan study area; however, if timely redevelopment is desired, it may be necessary to temporarily relocate City Hall until a permanent home can be identified. (see page 55 for block specific stormwater recommendations; see page 86 for further block specific design guidance) 63 Block Solutions