Division Place Luis Monterrubio Master’s Project College of Urban Planning and Policy Affairs UIC Advisor: Professor Philip Ashton April 6, 2007
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MASTER’S PROJECT Luis Monterrubio - Spring 2007
To my Mom, Dad, brother and friends for their constant support toward this goal in my life.
Luis Monterrubio - Spring 2007 MASTER’S PROJECT
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CONTENTS
INTRODUCTION HISTORY OF WICKER PARK PRINCIPLES THE PROJECT SITE PROPOSED ACCESSES PROPOSED PARKING TRANSPORTATION ZONING PROPOSED TOD HOUSING CONDITIONS FINANCING MIXED-INCOME HOUSING BUILDING TYPE AND USE MIXED-USE SSA #33 ENVIRONMENTAL CONDITIONS GREEN DEVELOPMENT PEDESTRIAN STREET PUBLIC BENEFITS
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MASTER’S PROJECT Luis Monterrubio - Spring 2007
INTRO
Wicker Park is a neighborhood where I spent a good amount of my spare time during weekends and week days. One the areas that I visit the most is the interesection of North, Milwaukee and Damen that I consider interesting based on the following: • The greater amount of people that uses the area at anytime • The diversity of its population sucha as artist, singles, newly weds, young professionals • The easy access to public transportation • The historic character of the based on the architectural features of the buildings • The friendly pedestrian environment • The entertainment district full with life music bars and art galleries • The sense of safety • The thriving businesses • The variety of restaurants However not everything in the neighborhood has the same conditions and therefore is not as attractive; the southern intersection of Milwaukee, Ashland and Division that is characterized by:
• Non-active commercial uses consisting mostly of furniture and wig stores • Poor street Illumination • Lack of affordable housing opportunities • Lack of connectivity based on large parking lots and commercial building configuration In order to resolve this issues I proposed “Division Place” which is a project located at a 3-acre site adjacent to the intersection shaped by Milwaukee-Division-Ashland arterials. The proposal will apply new urbanism concepts at one of the largest and underutilized spaces in the neighborhood, these concepts will be: • A Transit Oriented Development (TOD) that will allow to have a higher density at the site based on its access to multiple public transportation alternatives such as bus and CTA trains. • A Mixed-Income Develpment that address the continuity of the diversity in the neighborhood with options for low and high income residents. • A Mixed-Use Development will enhance the existing commercial corridors with new storefronts and projects that re-connect the street line and bring more people to the area.
• A Green Development that will take advantage to existing technologies to reduce the Urban Heat Island effect in the area created byt the imprevious surfaces, reduce the storrmwater runoff and to reduce the cost of living based on the reduction of energy consumption • A Pedestrian Street and Plaza that will connect Milwaukee Avenue and Division Street. The main benefits for this will be: a higher pedestrian traffic, a more enjoyable and healthy community as well as a greater sense of safety since more people will be on the streets. Since the area is constantly changing based on the busy development trend, the lack of a plan and design strategy could be lamentable. Therefore, the site represents an excellent opportunity to create a plan that helps to maximize the use of the space based on its location and existing transportation assets like the Blue Line Division train station. This master’s project will help as a guide to provide significant economic, social and environmental benefits to newcomers and residents of the area and the City of Chicago if implemented.
Luis Monterrubio - Spring 2007 MASTER’S PROJECT
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HISTORY
Wicker Park is located in the West Town community area of the City of Chicago approximately 20 minutes from the Central Business District. The neighborhood is bounded by North Avenue and the Bloomingdale Line to the north (1600-1800 N), Division Street to the south (1200 S), Ashland Avenue to the east (1600 W) and Western Avenue to the west (2400 W). The history of the area began in 1870 when Charles and Joel Wicker purchased 80 acres (324,000 m²) of land along Milwaukee Avenue in 1870 and laid out a subdivision with a mix of lot sizes surrounding a four-acre (16,000 m²) park. The Great Fire in 1871 became the catalyst for new development as hundreds of homeless people were interested in constructing homes. The area then became popular with German and Swedish merchants, who built large mansions along the neighborhood’s choicest streets to be more specific along Hoyne and Pierce streets located just southwest of North and Damen Avenues (at the time it was known as Robey).
and Hoyne was known as “Beer Baron Row,” as many of Chicago’s wealthiest brewers built mansions there. Most of these great architectural samples are today part of the Wicker Park landmark district designated in 2001. In the 1890s and 1900s, immigration from Poland and the completion of the Metropolitan West Side Elevated Lines greatly boosted the population density of West Town, especially in areas east of Wicker Park. Today, at the intersection of Division, Milwaukee
Almost at the end of the 19th century, the area was known as “the ethnic Gold Coast” 6
MASTER’S PROJECT Luis Monterrubio - Spring 2007
and Ashland there is a little triangular plaza known as the “Polish Triagle” which was the first location where hundreds of polish immigrants looked for jobs, back in 2000 Mayor Richard Daley designated the site as the Nelson Algren Plaza in honor of a notable poet that lived there and wrote about the life of Wicker Park. During World War I the exiled government of Poland met in this area, after World War II, a
significant number of Polish residents moved to newer, less crowded housing further northwest, and Wicker Park became more ethnically diverse with the arrival of Puerto Rican immigrants. Some urban renewal projects were undertaken to combat “urban blight” in some parts of the neighborhood, but disinvestment continued at a fast pace. Chicago and Wicker Park reached depths of despair in the 1970s, a decade when the city overall lost 11% of its population and many small factories were closed or relocated. During this time the area was target of arsonist for the purpose of illegally attempting to collect insurance money. Because of this, the area had sites that have been neglected for several years increasing the decadence of some portions of its Milwaukee, Division, Ashland, North and Western commercial corridors.
cheap loft space in the abandoned factories, and distinctive urban feel. The West Town community and specially Wicker park experimented several changes in the last decades characterized by a large change of its demographics as shown in these community settlement maps. housing further northwest, and Wicker Park became more ethnically diverse with the arrival of Puerto Rican immigrants. Some urban renewal projects were undertaken to combat “urban blight” in some
parts of the neighborhood, but disinvestment continued at a fast pace.cheap loft space in the abandoned factories, and distinctive urban feel.
During the 1980’s there were several efforts made by community development groups to stabilize the community through new affordable-housing construction. This coincided with the arrival of artists attracted by the neighborhood’s easy access to the Loop, Luis Monterrubio - Spring 2007 MASTER’S PROJECT
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DIVISION PLACE Principles The proposal is based on the following principles will shape the design and configuration of Division Place: “A Transit Oriented Development “Based on the high ridership numbers existing at the converging buses routes and Blue Line Division station, if a TOD is implemented the City can benefit from a reduction of the parking ratio based on its proximity to the major transportation hub as well by a generation of revenue collection that supports the creation, management and maintenance of public transportation. The proposal will also trigger the usage of bicycle transportation since a more bike friendly environment with no cars and bike racks will be provided as well as to reduce significantly the cost of work commute that could benefit lower income families.
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“A Mixed-use Development” – Due to the existing non-active commercial uses, the project’s response will be to incorporate additional commercial square footage where several new active-uses will attract pedestrians to the area either in the morning or at night. This idea represents a great opportunity to create a high density development but also to create jobs in the community.
MASTER’S PROJECT Luis Monterrubio - Spring 2007
“A Mixed-income community” – Since the community area is continuously increasing its housing cost, lower income residents are feeling treat to be relocated due to the lack of affordable housing markets besides rental in the area. The goal is to maintain the diversity of the Wicker Park neighborhood residents characterized by people from different socio-economic status by creating home ownership opportunities and to contribute to eliminate the vicious statement of lack of affordable housing. The proposed units will be part of the newly created Chicago Community Land Trust that ensures the affordability of the unit if perpetuity.
DIVISION PLACE Principles
“A Pedestrian street” – In order to make a healthier, safer and more communicated neighborhood, the proposal will take advantage of the existing lot’s openness including pedestrian connectivity between Division and Milwaukee arterials. This part of the project will benefit the area’s businesses and safety by having more people on the street from many places at the same time.
“A Green development” – The existing 3-acre site of urban desert will be redeveloped with technologies that include the reduction of urban heat island effect in the area as well stormwater runoff. Specifically, the project will include a significant number of green elements that pursue a more sustainable community as well as an affordable development based on the reduction of energy consumption.Based on the previous analyses the following is a summary of key elements in the area and principles that will shape the design and configuration of my proposal.
Each of these principles will be preceed by a brief analysis of the existing conditions in the area;
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THE PROJECT SITE
The project site consists of a group of 13 irregularly shaped parcels used mostly as parking for customers and employees of the adjacent businesses.
PIN 1706235069
Address 1642 W. Division St.
1706235070
1648 W. Division St.
1706235068
1640 W. Division St.
Currently, there are three entities involved with the ownership of the area as shown on the adjacent table.
1706235092
1238 N. Milwaukee Ave.
1706501003
1255-1255 N. Paulina
1706235115
1238 N Mautene Ct.
On side, this is a barrier because :
1706235095
1266 N. Milwaukee Ct.
• Each owner has the opportunity to do with their property what they consider the best • The proposed plan could provide a higher benefit to one owner versus the other
1706235036
1256-58 N. Milwaukee
1706235058
1614 W. Division St.
1706235090
1622 W. Division St.
1706235093 1706235092
1628 W. Division St. 1238 N. Milwaukee
1706235077
1622 W. Division
1706235116
1239 N. Mautene Ct.
• Future development will be made on a lot by lot basis without integrating itself to the overall context as well as future projects • The result of new development could lack of connectivity and typology of new construction
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MASTER’S PROJECT Luis Monterrubio - Spring 2007
Owner WEST TOWN CENTER FREED WEST TOWN CENTER FREED WEST TOWN CENTER FREED Manufacturers Bank WEST TOWN CENTER FREED WEST TOWN CENTER FREED WEST TOWN CENTER FREED Corporation WEST TOWN CENTER FREED Subtotal Paula Levy
Size SF 2,700
Manufacturers Bank
5,400
Triangular shaped vacant parcel Bank’s Parking lot
2,700 19,670
Bank’s Parking lot
5,000
Bank’s Parking lot
13,984
Bank’s Parking lot
46,554 146,572
+- 3.36 acres
Manufacturers Bank Manufacturers Bank Manufacturers Bank Subtotal Total
2,189 2,188 19,670 5,750
Comments West Town parking lot West Town parking lot West Town parking lot Bank’s Parking lot
4,800
West Town parking lot West Town parking lot Currently vacant
4,200
Currently vacant
58521
100,018 2,500
The project site can be observed either through Mautene Court located approximately at 1260 N. Milwaukee which represents the last open space around this intersection; as well as through the two large parking lot entrances located on Division Street. These parcels comprise approximately 3acres of land used for 385-parking spaces that have a vehicular ingress and egress on Paulina Street for the West Town Center and along Division Street for the MB Bank building. Due to the diagonal configuration of Milwaukee Avenue there is an additional triangular parcel (green on the map) that functions as an illegal but needed parking for the area.
DIVISION
In the following page shows recommendations to the enhance the functionality of the site based on accesses that will be kept or eliminated.
Existing Condition plan
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PROPOSED ACCESSES M
ILW AU K
AV E
.
IN
A
ST .
EE
PA UL
By looking closely at the existing structure base maps I found tha some of the alleys are deadend’s. Therefore the project also incorporates a process called alley vacation and alley designation. By doing this, there will be a more functional space for emergency vehicles, offstreet parking and City services that will serve the new development.
ASHLAND AVE.
In terms of the alley vacation process the Department of Transportation does an underground survey of the target area to find any electricy lines or infrastructure pipes that will need to be relocated. These costs are absorved by the developer who eventually owns the site. In terms of the alley designation, this can be used to negotiate the vacation process with the City in the form of a land swap and probably reduce the cost for the developer.
DIVISION ST. Proposed Circulation Existing Buildings Proposed Alley Designation
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MASTER’S PROJECT Luis Monterrubio - Spring 2007
Alley vacation
PROPOSED PARKING
Since the project will eliminate the existing surface parking, the proposal will include offstreet and underground parking.
The parking proposal will consist of 103 offstreet parking spaces that will be accessed through the alleys along Paulina and Division Streets as shown in the map below.
At grade
Additionally, the project includes 246 underground parking spaces that will be shared by the commercial area as well as the residential area.
Underground
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TRANSPORTATION Bus number
When I want to visit Wicker Park I found several ways to do it via public transportation such as two of the Blue Line train stations located at the intersections of Milwaukee-Damen-North and Milwaukee-Division-Ashland. At these locations there are also several bus routes which are the following: • • • • •
Ashland #9 and #X9 Milwaukee #56 and #56A Division #70 Damen #50 and North #72
Bikers are common in the area this is based on one side to the creation of bike paths and also because of the availability of bike parking throughtout the area. In terms of the project site, its accessibility is one of the most attractive conditions. Unfortunately, the site has not been developed to take advantage of 500 FT of proximity to the CTA Division Blue Line station. Just to provide an idea of the public transportation usage, the table above displays the ex14
Average weekdays boarding info
Rank of the route in CTA bus system (Based on entire route of 149) 3 56
#9 Ashland 23,680 #X9 Ashland 6,161 Express #56 Milwaukee 12,871 22 #70 Division 10,154 38 An average of 1,276 weekday transfers are made from the above bus routes to the Division/Blue Line station. CTA Division Rank of the route in CTA Station rail system (Based on entire Route out of 144) Division/Blue Line 4,530 36
Existing Conditions Based on this information creating a Transit Oriented Development at this location will also have a positive impact in terms of health and economy of the neighborhood.
isting ridership info of the bus and train routes in the area. In contrast, the people that drives to work daily experiences some of the following inconveniences: • Travel for 45 minutes or more each way, or longer depending on travel conditions • Spend more than $100 a week on gas and parking fees • Feel stress and pressure from auto accidents and high insurance premiums • Experience delays due to bottleneck traffic or stalled vehicles • Have extra expenses for vehicle maintenance due to increasing wear and tear • Feel fatigued or frustrated sitting behind the wheel • leave home early, and arrive back home late
MASTER’S PROJECT Luis Monterrubio - Spring 2007
(Above) - Commuters enter and exit the Division CTA Blue Line station. (Next Page) The map shows the surrounding neghborhoods, main vehicular arterials in the area and available public transportation.
Wicker Park, Logan Square via Milwaukee Avenue CTA Bus # 56 and 56A
Division Blue Line Tran Station accesses
Bucktown, Logan Square via Ashland Avenue CTA Bus #9 and X9
Wicker Park, Ukranian village and Humboldt Park via Division Street CTA Bus# 70
Nobel Square and River West via Division St. CTA Bus # 70 M
Primary vehicular arterials Proposed Project Site 500 FT of distance from train satation
CTA Bus# 9 and X9
M
Kinzie Industrial Corridor, CBD CTA Bus # 56
Existing Transportation plan Luis Monterrubio - Spring 2007 MASTER’S PROJECT
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ZONING
Part of the analysis also consist of looking at the existing regulations of what can be built here.As seen in the zoning map the area has two main underlying zoning classifications; B2-3 and the Business Planned Development 300 (PD # 300).
terized with a “0” Floor Area Ratio (FAR). The FAR is the factor that regulates the density of what can be built in terms of lot size and possible number of stories. - the portion of the project is known as Subarea B of the existing is shown on the Business Planned Development # 300 Land Use Plan.
The way Subarea B is treated probably made sense back in 1983 – in that year the north side of Milwaukee Avenue (Subarea A) was designated a redevelopment area. This explains that based on community needs; City officials focused on creating a larger retail development rather than the future of Division Street. Nevertheless, the area changed dramatically with the proliferation of small businesses (storefronts) and a more walkable community that requires: connectivity with the train station, a more active type of businesses and mixed-use developments instead of large parking lots. The following table shows is the existing Business PD #300 bulk table:
The PD is one of reasons that in my opinion caused the lack of development at this location. Back in 1983 when the PD was created, it called for the creation of a parking lot that supported a major retail and office development at the north side of Milwaukee Avenue. This site is known as Subarea B that is charac16
MASTER’S PROJECT Luis Monterrubio - Spring 2007
Existing PD 300 Bulk Table Subarea Net Site General Area description of land use A 380,179 General Merchandise, retail food and drug stores, service type business uses, related uses, offices and offstreet parking B 80,039 Off Street Parking Uses Total 460,218
Max. F.A.R 1.05
Max. Land Coverage 57%
0
0
PROPOSED TOD
There are certainly problems associated with high density developments however; making a project like “Division Place” makes sense based on the following factors:
AS
MILWAUKEE AVE.
HL
T. PAULINA S
• The availability of land and close proximity of the Division Blue Line CTA station. • CTA requires funds to maintain and improve the existing infrastructure. This year CTA faces $100-million shortfall in operating costs that if not met could lead to services cuts and fare increases; other possible funds sources like Federal and State are not reliable anymore. Hence, CTA has to rely mostly on the fare provided by its ridership, having an opportunity to increase it would help to augment revenue for CTA
PD #300 Amendment map
ON
AN
D
AV E
.
ST.
SI IVI
D
•Subarea C- to includes a 6-story mixed-use building (proposed underlying zoning B2-3)
In order to make this possible, is necessary to amend the existing zoning classification to increase the density in the area and defining the type of future development that will take place. Therefore, the proposed PD amendment contains the following statements:
the MB Bank facing Division Street well as two adjacent lots located on either side of Mautene Court along Milwaukee Avenue.
1) Extension of the PD #300 boundaries to include 32,302 SF of land currently owned by
•Subarea B to include a 11-story mixed-use building (proposed underlying zoning RM-6)
2) Subdivision of Subarea B into 4 new Subareas:
•Subarea D - to includes the designation of a 25,994 SF as shown in the map as a Pedestrian Street District with access restrictions to motor vehicles except emergency vehicles and to allow the construction of 4-story mixed-use developments to serve as the entrance for the pedestrian district •Subarea E - to include a mixed-use building (proposed underlying zoning B2-3)
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HOUSING CONDITIONS
As mentioned on the PD statements my proposal wil include an affordable component. The following information will help to explain the existing situation of housing in the area.
Today the housing value in the West Town area continuously increases as shown on the Chicago Tribune Map; in contrast with most of the City’s communities. This trend is also reflected on a wave of gentrification that started in the 1990’s where most low income population began to be relocate to other areas in Chicago like Humboldt Park. The following census data is a fifty-year period in which the West Town Community Area lost approximately 46% of its population and 20% of its housing units. In the last decade, the loss of population and housing units has nearly collapsed. When examined separately though, the difference of housing units between 1990 and 2000 is not negative but substantially positive. For instance there is a 14% increase in the creation of housing units between 1990 and 2000 compared to the only 7% and 15% constructed in previous years. This trend not only created 4,883 housing units, but it nearly reversed the population 18
and housing lost in previous 50 years.
The next table represents the number of housing units built during the year they were constructed in 2000. This information shows a strong indicator of the investment made in the real estate market for the Community Area.
From the number of units constructed in the area a very small percentage was designated for affordable housing either for sale or for rental affecting the opportunities for people with lower income levels to find housing.
MASTER’S PROJECT Luis Monterrubio - Spring 2007
FINANCING
For the purpose of using information that is immediately adjacent to the site I analyzed the following 2000 Census Tracts: 2414 (project site location) 2413, 2415, 2422, 2420, 2416 and 2423 for the surrounding blocks.
The blocks surrounding the project site contain 14,002 housing units from which 12,490 are occupied and 1,512 are vacant. This last digit represents 11 percent of vacancy - this can also be misrepresented if units located on the upper floors of the buildings along Milwaukee are considered. Some of these units seem to be vacant but actually are being use for a different purpose rather than residential like storage for some of the existing furniture stores. In terms of the 12,490 occupied housing units; 25% or 3,145 are owner occupied and 75% or 9,345 are renter occupied – in addition to this, the City’s housing prices report made by the Chicago Tribune in January of 2007 shows that the median price of the total units sold from July to September 2005 compared to July to September of 2007 Increased approximately $13,000.
This change on the existing and new housing market will affect low income population by increasing the number of for sale units at market rate price as well as increasing the available rents in the area which undermines the possibility of finding an affordable place to live or to own in the community. FINANCING In this project I am assuming that the market rate component proposed, will carry its own costs in terms of the financing. However, what matters now is how to finance the affordable housing component? To respond to this, I otlined some of the available programs that exist in the City of Chicago that can make this project feasible, these programs are mostly administered by the Department of Housing (DOH) as well as highly demanded: CPAN - Chicago Partnership for Affordable Neighborhoods (CPAN); this is a partnership between the City of Chicago and developers to ensure opportunities for affordable condominiums in market rate developments, particularly in appreciating neighborhoods, through two steps: developer write-down in the case
that the City owns the land and purchase price assistance to homebuyers. Eligible homebuyers are first-time buyers (have not owned a home within the last three years) with incomes up to 100% of median (see table for maximum household incomes by family size). Purchase price assistance may be available for households with incomes up to 80% of median, who demonstrate a gap between the amount of the first mortgage they can secure, and the affordable sales price. CCLT – Chicago Community Land Trust; This is a program that helps to permanently maintain the affordable housing units in the market at an affordable price. Currently, CPAN applies only to for sale units (not rental). Once the unit is constructed, it will have 99-year restrictive covenants that set a maximum resale price. The maximum resale price will be the original purchase price plus a percentage of the market appreciation, and in most cases will be a below market price.
Homes must be sold to the CCLT or to an income-qualified buyer. Units that are included in the CCLT are eligible for a property tax reduction, based on the restricted resale price. One more attractive options of this program Luis Monterrubio - Spring 2007 MASTER’S PROJECT 19
FINANCING
is that it helps to market the affordable units so they will not remain unoccupied for longer periods of time. NHFC - New Homes for Chicago
This program uses financial incentives to reduce development costs in the form of Tax Credits and also as a way to encourage developers to construct high quality homes for purchase by moderate-income working individuals and families. The program consists on having single family and in the case of my project condos’ prices capped at $195,000 and $265,000 for two-flat buildings. Also in this program, buyers of affordable units are required to have a household income of no more than 120% of the area median income. TIF – Tax Increment Financing TIF is a State legislated statue that helps to attract developers/companies to stimulate job creation and retention and to invest in the redevelopment of “blighted areas” or “conservation areas”. The improved conditions of the area qualify for the creation of a “Conservation TIF that consists of the next major steps: 20
1- Designation of the status of conservation area based on some of the following conditions that need to be present: dilapidation, obsolescence, deterioration, illegal use of individual structures, structures below minimum code standards, excessive vacancies, excessive land coverage, overcrowding of structures and community facilities, lack of ventilation, light or sanitary facilities, inadequate utilities, deleterious land-use or layout or lack of community planning, incurred costs of environmental clean-up (if recommended), a decline in the equalized assessed valuation for 3 of the last 5 calendars years and an improved area where 50% of the existing structures are at least 35 years or older.
contemplates displacement of existing residents from 10 or more structures a Housing Impact Study is required.
2. A consultant is hired by the City Department of Planning with the objective to do an Eligibility Study on the proposed site identifying vacancy rates of buildings/lots, physical condition of existing buildings, etc. in other words to find the eligibility conditions that meet blight or conservation areas standards. At the same time the consultant will prepare a Redevelopment Plan and Project that addresses strategies, goals and objectives to create improved conditions in the area. In addition if the Plan
On a different note, once the TIF is created the way that the City provides the TIF funds is usually through the following alternatives:
MASTER’S PROJECT Luis Monterrubio - Spring 2007
3. Once the consultant work is done the Department of Planning will seek approval of a resolution authorizing the creation of a TIF district before the Community Development Commission. 4. If the resolution is approved the next step constitutes the submission to the Committee on Finance of the City Council an ordinance approving the creation of the proposed TIF Redevelopment Project Area Plan and then reconsidered by the full City Council.
• Pay as you go – Here the developer pays entirely for all the costs involved with the project and the City reimburses annually as it receives incremental property taxes; • Developer notes – Where the City normally reimburse the developer for the costs in-
FINANCING volved once the City issues a certificate of completion for the project
The process once again involves the participation and approval of several entities including elected officials (Aldermen), developers, attorneys, community organizations and city departments such as Housing and Planning. All the involved entities will get into an agreement prior to request approval from the Community Development Commission (CDC) and City Council. It is important to mention that the only parties entitled to the terms of the Redevelopment Agreement are the developer and the City. This process can take up to one year depending on the complexity of the project, specifically in the case of the creation of affordable housing TIF funds constitute one of several financial sources necessary to build the project (financial lasagna). Among these are: Tax Credits, CDBG funds, Federal Loan Home Bank FHLB funds, Low interest loans from lenders such as Fannie Mae, etc. The following is a flow chart that summarizes the overall process:
Process
Entities involved
1
Required approvals
Designation of Conservation/Blighted Area
Creation of Redevelopment Project Area Plan Consultant hired by the City
2
Creation of Elegibility Study* Creation of Housing Impact Study
This is an advisory joint review board where the public can also express its opinion in regards to the TIF
3
Community Development Commision CDC Public Hearing
Approval of resolution prepared by DPD**
City Council Finance Committee
4
Approval of ordinance prepared by DPD** Full City Council
*If it includes displacement of exist. residents in more than 10 structures **approvals require support from elected officials
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MIXED-INCOME HOUSING Division Place will provide housing ownership opportunities at affordable prices as well as market rate value housing units.
6-story mixed-use building 20 market rate residential units , approx. 3,300 SF of commercial space
5-story mixed-use building 20 affordable residential units and approx. 8,700 SF of commercial space
The total number of units proposed is 217 from which 63 will be affordable and 154 will be market rate. The units size and configuration is the following: Subarea B- Includes 122 units that range from 825 SF to 2000 SF in size consisting mostly of 2 bedroom, 2 bathrooms and Den.
11-story mixed-use building: 122 market rate residential units and approx. 18,500 SF of commercial space @ ground level
Affordable units: 63 Market Rate units 154 Total number of units: 217
" #
$
%
Subarea C- Includes 65 units that range from 1,480 SF to 2,200 SF in size consisting mostly of 2 bedroom, 2 bathrooms and Den. Subarea D - Includes 12 units that are 1,976 SF in size consisting mostly of 3 bedrooms, 2 bathrooms and Den. Subarea E - Includes 18 units that are 1,618 SF in size consisting of 2 bedrooms and 2 bathrooms.
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MASTER’S PROJECT Luis Monterrubio - Spring 2007
6-story mixed-use building 25 affordable residential units , approx. 5,000 SF of commercial space
4-story -mixed-use building: 12 market rate residential units total,
3 to 5 -story -mixed-use building: 18 affordable residential units , 8 commercial spaces
The new project has a differ height which purpose is to in grate with existing structures Proposed 5-story mixed-use building including a reflective roof system Proposed 4-story mixed-use building with accessible roof top garden
Additional parkway trees will be
There will not be curb cuts along this portion of the Luis Monterrubio - Spring 2007 MASTER’S PROJECT 23 New Development on Division
BUILDING TYPE/USE
By walking around the area I made a survey and took pictures of each building to create an existing land use plan that could help me define the type and use of the buildings in my proposal. The main characteristics per street surrounding “Division Place” are as follow: Milwaukee Avenue:
• Consists mostly of Mixed-use buildings with different heights that varies from 2 up to 8 stories; the common denominator is ground level commercial uses with upper floors that seems either vacant or used for storage. • There buildings range between 10 to 40 years or more (landmark district designation is underway in order to protect historic type and identity)
Division Street: • There are few scattered buildings surrounding the MB Bank building and West Town Centert parking lots. • Street façade line is disrupted with the parking lots, curb cuts, alleys and approx. 115 Ft long MB bank blind façade Ashland Avenue: • There are actually two main buildings, the MB Bank which is approximately 8-story high and a 2-story commercial building that wraps the corner of Milwaukee and Ashland where another bank is located
Paulina Street: • Is a low densed residential area that consists of single family homes and three-story residential buildings
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MASTER’S PROJECT Luis Monterrubio - Spring 2007
-
M Mixed-use
Residential
Institutional
Commercial
Connection Milwaukee Division
Train
Bike route
Luis Monterrubio - Spring 2007 MASTER’S PROJECT
25 Existing Land Use plan
MIXED-USE
The idea of creating a Mixed-use Development for Division Place is to construct residential and commercial developments in the same building for the following purposes:
The project will include mixed-use buildings throughtout the development. There will ve 25 commercial spaces with sizes ranging from 1,200 SF to 6,000 SF. All the commercial component will have access to parking
• Continuity of existing landuses along Division and Miwlaukee Avenues but now including with more active uses i.e. outdoor cafes, restaurants, gyms,etc. that remain open after 5pm and during the weekends
at grade level located in along the alleys as weel as underground parking. The map below shows the location of all the commercial spaces in relation to the Subareas outlined in the proposed PD amendment.
3UBAREA " ENTRANCE OF 0 3TREET COMMERCIAL SPACES ALONG -ILWAUKEE APPROX 3& AND COMMERCIAL SPACES ALONG $IVISION 3&
3UBAREA " COMMERCIAL SPACES RANGING FROM 3& TO 3F 4OTAL 3&
• Having more eyes on the streets by bringing people to the area attracted by the multiplicity of activities that will favor a sense of safety • Creating job opportunities based on the new retail uses - so the people from the community stays and invest in the community • Increase revenue for the area that will help support existing programs in the City such as the Special Service Area that provides additional funding to mantain a commercial corridor competitive with the rest of the City 26
MASTER’S PROJECT Luis Monterrubio - Spring 2007
#
$
"
3UBAREA # COMMERCIAL SPACES RANGING FROM 3& TO 3& 4OTAL 3&
%
3UBAREA % COMMERCIAL SPACES APPROX 3& EACH STOREFRONT 4OTAL 3&
Proposed Project 27 Entrance to Division Place
Luis Monterrubio - Spring 2007 MASTER’S PROJECT
SSA # 33 The creation of a mixed development will take advantage of the goals and objectives putlined in the newly created Special Service Area #33 (SSA). As shown in the map the project site is includede within this District. But what is an SSA? An SSA is an area where the City creates an economic development tool based on a public-private partnership; here the City extends its power of taxing to provide sustainable funding for commercial areas covering tasks that create attractive, clean and competitive areas beyond basic city services. Among the scope of activities that are eligible under the SSA district are: Advertising and promotion, public art and aesthetics, streetscape maintenance, holiday decorations, banners, sidewalk cleaning, snow plowing, power washing, and graffiti removal among many others. In the US there are over 800 SSAs. This tool definitely represents an opportunity of the neighborhood’s intention to revitalize its existing commercial corridors as well to provide upcoming commercial development like Divsion Place with tools that could help them to succeed and adapt to the existing neighborhood commercial arena.
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MASTER’S PROJECT Luis Monterrubio - Spring 2007
Project Site “Division Place”
ENVIRONMENTAL The existing physical conditions of the project site affect the health and economy of the existing residents. To be specific, since the site is covered entirely with pavement and concrete it increases the Urban Heat Island effect (UHI) in the area. The UHI is generated by the amount of solar incidence that is not absorbed but reflected from the ground (Albedo) the following are some of the problems associated with it:
• Acceleration of the creation of ground level pollutants (i.e. the higher the temperature the faster the creation of Ozone) • Deterioration of air quality and creation of heat waves • Increase of health problems specially lung related diseases for Children and Seniors. • Transmition of higher temperatures to people and buildings (Energy is wasted up to 32% more on buildings adjacent to the site since is costs more energy in terms of Two flat residential building
MB Bank building - proposed landmark Mixed-use buildings
Adjacent residential buildings
MB Bank building parking lot
Public alley
Public alley connecting Paulina Street and Ashland Avenue West Town Center parking lot
Luis Monterrubio - Spring 2007 MASTER’S PROJECT
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HVAC systems and therefore a less affordable neighborhood) • Stormwater Run-off Some of these issues could have been reduced by complying with the Chicago landscape Ordinance - this regulation pursues a greener City, a reduction of noise, and a reduction of
Existing curb cuts of the MB parking lot that breaks connectivity of street facade line Due to the configuration of Milwaukee Avenue, dead areas like this one are created
stormwater runoff. For my proposal I will incorporate the next design strategies and techonoligies that could positively impact the environment in the area are: parkway planting, internal planting, permeable pavers, and stormwater management strategies such as rain barrels, filter strip, rain gardens, drainage swales and screening vegetated area among many others.
This picture was taken on a Saturday morning - the neighborhood has to cope with an urban desert that breaks the connectiviy of Wicker Park with the rest of the communtiy
Special Events auditorium remains closed most of the day
New three-story mixed-use building
MB Bank - existing parking Public alley
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MASTER’S PROJECT Luis Monterrubio - Spring 2007
GREEN DEVELOPMENT
One of the steps that are necessary in order to create a project like this is to comply with the additional requirements outlined in the Department of Planing and Development Greeen Matrix, this document specifies the either a green roof or reflective roof elements that need to be included if a mayor zoning
to be included if a mayor zoning change is required.
and E.
The square footage of the total roof to be created is 79, 357 SF. This is divided as follow : : 32,944 SF at Subarea B, 23,767 SF at Subarea C and 20,646 at Subareas D
According to the matrix the required 50% of green roof at the commercial and residential areas will be 39,678 SF plus the project will also add an Energy Start reflective roof on the remaining areas.
Department of Planning and Development Building Green/Green Roof Matrix Public Assistance
Department of Planning and Development Denise M. Casalino, Commissioner
(RFP/Negotiated Sale w/Land Write Down) (TIF)
(Empowerment Zone Grants)
(DOH)
No Public Assistance
(Industrial Dev. Rev. Bonds) (Bank Participation Loans)
(Enterprise Zone Fac. Bonds)
(Class L)
(SBIF)
(Class 6b)
(Planned Developments) (Lakefront Protection Ordinance Developments)
Project Type Residential Energy Star Certification or LEED Certified Building
Market Rate SF, TH, Multi-units (< 4 units) Market Rate (=> 4 units)
50% Green Roof and Energy Star Certification or LEED Certified Building*
50% Green Roof and Energy Star Certification*
25% Green Roof*
DOH Green Criteria
> 20% Affordable Units or CPAN Institutional Hospitals
50% Green Roof or 25% Green Roof and LEED Certified Building*
25% Green Roof or 10% Green Roof and LEED Certified Building*
25% Green Roof or 10% Green Roof and LEED Certified Building* 25% Green Roof or 10% Green Roof and LEED Certified Building*
Community Centers and Schools** 10% Green Roof or Energy Star Roof and LEED Certified Building*
10% Green Roof or Energy Star Roof*
75% Green Roof or 50% Green Roof and LEED Certified Building*
50% Green Roof or 25% Green Roof and LEED Certified Building*
25% Green Roof or LEED Certified Building*
Energy Star Roof
Energy Star Roof
Office over 80 feet
100% Green Roof
75% Green Roof*
50% Green Roof*
Office under 80 feet
50% Green Roof or Energy Star Roof and LEED Certified Building*
Energy Star Roof
Industrial Commercial Retail over 10,000 square feet (footprint)*** Retail under 10,000 square feet (footprint)
50% Green Roof*
NOTE: All projects being reviewed by the Department of Planning and Development are encouraged to use storm water best management practices, LEED and Energy Star building standards and residential green building standards where applicable. A 50% green roof and LEED certification will be required for all public projects except Community Centers and Schools. LEED certification plus a 10% green roof or a 25% green roof will be required for Public Community Centers and Schools. Community Centers and Schools will also focus on indoor air quality and daylighting. * Remainder of roof must meet Energy Star level for reflectivity. ** Church buildings serving multiple purposes will be considered a community center. *** Run-off coefficient value reduction will be required for big-box retail projects over 100,000 square feet. Legend: SF = Single Family TH = Townhouses RFP = Request for Proposals TIF = Tax Increment Financing SBIF = Small Business Improvement Fund DOH = Department of Housing CPAN = Chicago Partnership for Affordable Neighborhoods
Luis Monterrubio - Spring 2007 MASTERâ&#x20AC;&#x2122;S PROJECT
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In addition to the green roof requirements the proposal will include the following best management stormwater practices at the proposed lanscape improvements located at along the sidewalks and Pedestrian Street: • • • • • •
Rain Barrels Permeable Pavers Filter Strips Rain Gardens Bioinfiltration Drainage Swale
The adjacent table shows the benefits of including these practices and below is a detail of how they look like.
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MASTER’S PROJECT Luis Monterrubio - Spring 2007
PEDESTRIAN ST.
The purpose of creating a P-Street is to benefit existing and new businesses by attracting new pedestrian traffic to the area who will also create a better sense of safety by adding more “eyes on the street” as Janet Jacob mentioned through the existence of a multiplicity of uses.
The last part of my proposal is the creation of a Pedestrian Street that will be characterized basically by two main elements: • A pedestrian friendly environment • Limited access to motor vehicles with the exception of emergency vehicles
The Pedestrian Street will connect Division and Milwaukee arterials through an open plaza. Here people will come and sit at the restaurants or outdoor cafes to enjoy their surroudings without being exposed to anoying traffic like most outdoor cafes and restaurants in the City.
While there are different interpretations of what Pedestrian Street depending on the City and Country; in Chicago there is a set of guidelines and requirements that need to be met before this type of designation takes place like: •Have a high concentration of existing stores and restaurants; •Abut a street with a right-of-way of 80 feet or less; •Have a continuous or mostly continuous pattern of buildings that are built abutting or very close to the sidewalk; •Have doors and entrances abutting the sidewalk; •Have many storefront windows abutting the sidewalk; and •Have very few vacant stores
Today, this requirements are met at some portions of Milwaukee and Division that currently designated as P-Streets under the Chicago Zoning Ordinance (shown on the adjacent map) However, due to the lack of active uses, the large parking lots and lack of contunuity with the street line the existing classfication stops right before the intersection of Milwaukee-Divsion-Ashland.
The plaza will include a program with activities year-round such as: performing arts, choirs, art festivals and a farmers markets that will sale some of the food and handcrafts produced in the community. The proposed street will be like no other one in the City - since it will be treated with permeable pavers and landscaped areas that invite pedestrians to relax while they visit the stores or eat.
In order to keep cars outside or aware of the pedestrian traffic, there will be sufficient signs and elements like the one shown on the picLuis Monterrubio - Spring 2007 MASTER’S PROJECT 33
ture below - that uses pneumatic poles or any other element to obstruct the ingress to motor vehicles to the area and to allow pedestrians to the area.
(Above) Existing picture of Mautene Court and adjacent properties. (Below) Rendering of proposed access point to the Pedestrian Street located from Milwaukee Avenue
Artist, Florence - Italy
Piaza Navona - Italy
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MASTERâ&#x20AC;&#x2122;S PROJECT Luis Monterrubio - Spring 2007
Milwaukee Access
PUBLIC BENEFITS
The following are the benefits of creating “Division Place” for the City of Chicago: Economic
•Creation of approximately 270 temporary construction jobs and 40 permanent jobs (based on proposed commercial space) •Creation of more active uses in the Wicker Park Area that will increase the generation of revenue for the are and for the City •Use of existing programs such as the SSA to improve the businesses quality and conditions in the area •Significant increase of ridership rates for Division CTA Blue Line Station Social •Creation of 156 home ownership opportunities •Creation of new and attractive affordable housing development •Reduction of crime rates associated with dark and empty areas in the neighborhood Environmental •Reduction of Urban Heat Island effect on surrounding buildings •Reduction of stormwater runoffs •Reduction of car usage based on TOD development criteria •Encouragement for pedestrian and outdoor activities in the area
Luis Monterrubio - Spring 2007 MASTER’S PROJECT
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MASTER’S PROJECT Luis Monterrubio - Spring 2007