Development Design Guidelines by Trisha Stevens

Development Design Guidelines The West Loop Community of Chicago

Development design Guidelines

Trisha Stevens Katie McMahon Sean Farrell University of Illinois - Chicago West Loop Community Organization These Development Design Guidelines were created for the West Loop Community Organization by students from the University of Illinois - Chicago Masterâ&#x20AC;&#x2122;s of Urban Planning and Policy program.

04 05

Introduction Mission

05 06 08 10 13 13

Vision Purpose Objectives Community History Today

14 15

GUIDELINES WLCO Boundaries

15 15 19 20 36 52

Applicability Review Requirements Process Height Commercial Parking

Introduction

West loop

Mission. The West Loop of Chicago will continue to provide its residents with the safety, amenities, and comfort that it does today. The West Loop is a thriving community, home to a variety of housing options, ofďŹ ces, shopping, restaurants, nightlife, parks, and schools. The Development Design Guidelines will encourage the West Loop to continue to grow into an attractive place for its residents, employees, and visitors.

Vision. The West Loop Community Organization (WLCO) is a recognized delegate agency for the City of Chicago. Formed in 1991, WLCO is a membership organization that represents the business and residential communities within the West Loop boundary. Promoting local business, supporting economic development, and advocating for continued growth are ways in which the organization works to improve the quality of life in the West Loop.

Development design Guidelines

Purpose. Anticipated Growth in Population An increase in development and an increase in population commonly go hand-in-hand. According to the 2009 Chicago Central Area Action Plan, “the annual development benchmarks established in the 2003 Plan were met or exceeded since its publication. Residential development far surpassed expectations. More retail space, hotel rooms, student housing and cultural facilities were added to the Central Area than projected, and ofﬁce development was on target” (August 2009 Chicago Central Area Action Plan, page ES-5). Updated 2020 Benchmarks Table ES-1: Annual Growth Benchmark by Sector, 2008 - 2020 Sector Population Employment

Base-Case Scenario

Opportunity Scenario

4,200

5,300

3,500

5,000

Ofﬁce

700.000

1,000,000

Retail

200,000

300,000

Cultural

85,000

100,000

Residential

2,600

3,300

Student Housing

200

400

Hotel

500

700

Note: Table ES-1: Annual Growth Benchmark by Sector, 2008 -2020 include the Twelve Central Area Sub-Districts. The West Loop Community Organization’s boundaries are located in the Near West and West Loop Sub-Districts

The 2009 Chicago Central Area Action Plan deﬁnes Base-Case Scenario and Opportunity Scenario as: Base-Case Scenario - “takes into account the current downturn in the economy and assumes moderate levels of public and private investment.” Opportunity Scenario - “envisions the growth potential of the Central Area if the goals and projects of the CAAP are implemented through increased public and private investment and the economy recovers by mid-decade” Base-Case Scenario mentions the “current downturn in the economy.” However, development activity has picked up exponentially in the West Loop since the Chicago Central Area Action Plan was written in 2009. Therefore, the West Loop can expect to see growth similar to the benchmarks seen for the Opportunity Scenario. The Development Design Guidelines will help guide this growth.

West loop

Guide development of the West loop Over the past decade, interest in the West Loop has continued to increase exponentially. Low cost of land combined with close proximity to the Central Business District has led to a hotbed of development in the area. However, the West Loop community area developed more rapidly than the residents and the city were prepared for, leading to inconsistencies between the new and pre-existing structures. With these Development Design Guidelines, the West Loop Community Organization seeks to help guide development of the West Loop. With these Design Guidelines, a more consistent West Loop community area can be developed, ensuring a more functional and equitable built environment for residents in the future.

Enhance quality of life

Introduction

The Development Design Guidelines seek to not only maintain, but to enhance the quality of life for the residents. Above all, the purpose of the Guidelines are to protect the health, safety, and welfare of the residents, businesses, visitors, and workers.

Development design Guidelines

Objectives.

Ensure new developments are appropriate

Support sense of community

There is a wide range of densities and community characteristics throughout the West Loop. These differences can be geographically deﬁned and separated into what the Development Design Guidelines call “Corridors.” There are characteristics that are unique to each Corridor within WLCO’s boundaries. These Development Design Guidelines hope to maintain the individual character that exists within each of the Corridors. The Development Design Guidelines encourage developments that will enhance the image and aesthetic quality of the community. Any future development will be beneﬁcial in that it supports the continuing growth of the area in a way that is responsive to the wants and needs of all stakeholders. The Guidelines also strongly encourage and praise development designs that are of a high quality and that are both sustainable and economically viable.

Development will be accomplished in a way that strengthens the sense of community throughout the West Loop. By aiming growth in such a way there will be an increased sense of identity and character within the West Loop, as well as create a more civically engaged populace.

Create identity & character Any potential development will be done in a way that not only maintains the character in the surrounding community but will also create new identity and character in a manner that reﬂects the residents and businesses that exist and will exist in the West Loop.

Enhance attractiveness

Increase property values

As a constantly growing neighborhood, the West Loop needs to develop in a way that improves the community. This can speciﬁcally be done through anchoring development so that new residents and businesses are attracted to the area. Through techniques such as Mixed-Use Development and principles of New Urbanism this can be achieved. Additionally, all developments should not only agree with the character of the area, but also enhance overall aesthetic in terms of its architecture.

One of the best indicators of positive development in an area is an increase in building’s property values. Through addressing guidelines in the form of height, commercial development, and parking, the quality of developments in the West Loop will increase. As a result, property values will rise.

West loop

Development design Guidelines

Community. When designing developmental guidelines for any community, it is paramount to keep in mind the views and interests of the individual stakeholders that are to be affected by such policies. Through speciﬁcally addressing height of buildings, commercial development guidelines, as well as addressing parking concerns, a variety of actors are identiﬁed as stakeholders. These exist in the form of residents and businesses. With a population of around 22,000 residents, the West Loop is a community that skews towards young adult professionals, many of whom have young children. There are also a number of businesses, both small and large, that exist in the area. The business owners that choose to make the 10

West loop

West Loop home have a certain frame of reference in how they view future development and when forming guidelines, this frame of reference needs to be properly addressed. Because the West Loop is an up-and-coming area where change is constantly occurring, developers are ﬂocking to the community to propose a number of different projects. Creating ways for developers to incorporate their ideas while protecting the community’s interests, as well as being architecturally sensitive with the design of their buildings, is essential to the success of the neighborhood. Spanning 1.5 square miles, the West Loop ranges dramatically in regards to density and height of buildings. Residents main concerns with height of

options can be offered in a way that allows residents to shop and spend money right in their community. Lastly, parking affects all involved in an area. Good parking policies and ample options allow for more foot trafďŹ c for businesses and commerce, which will directly trickle money back into the community. It also affects residents quality of life in terms of increased mobility. In order to implement quality and effective design guidelines in an area it is vital to pay attention to the stakeholders in the surrounding community. For development to be truly successful, the interests, needs, wants, and opinions of residents need to be addressed in full.

Mixed-Use development and new urbanism allow for smart growth where commercial and business Development design Guidelines

Introduction

buildings lie in how it will affect their day to day life. Will taller buildings overshadow parks? Will larger buildings be too contrasting to other buildings in a design sense, and therefore take away from the character of the area? In areas closer to the loop, tall buildings are the norm, but the further northwest one goes in the West Loop, low-rise buildings become the standard. Further, with the increasing development that is taking place in the West Loop, guidelines for how residential and commercial development can be done intelligently and with the interest of both residents and businesses in tandem becomes essential.

West loop

History. As one of the fastest growing neighborhoods in the City of Chicago, the West Loop is dotted with amazing restaurants, art galleries, and boutiques, and is expanding in its development each and every day. However, the region was not always deﬁned in this manner. The area encompassing the modern-day West Loop has a deep and rich history of adapting and thriving to the many changing uses of the geographic area in which it is located. Beginning as a residential area in the mid 19th century, the West Loop was an area of contrast with those on the upper-end of society living next to those who were on the exact opposite end of the social spectrum. Decades later,e as the construction of railroads led to an increasing commercial presence in the West Loop. At the northern end of the geographic area is the Fulton Market District, which has served as the center for meat markets in the city. This increasing

commercial development redeﬁned the status quo of the entire area. With the construction of rail lines and the relocation of the University of Illinois and Chicago Circle campus, residential areas gave way to increased commercialization and industrial areas gradually gave rise to condominium development, as well as retail and mixed-use construction. The overall character of the West Loop has changed dramatically over the years, but the adaptable nature of the neighborhood has been very impressive. The challenges that face the West Loop today are different than those challenges that existed in the past. Height of buildings, parking concerns, and balancing the relationship between commercial and residential interests are the issues that the modern West Loop needs to face and overcome. Through developmental guidelines these issues will be addressed.

The West Loop of Chicago has proven itself over time a wonderful place to work and live. Recent development in the area has provided residents and new transplants with the hippest restaurants, shopping and apartments. West Loop appreciates the economic beneﬁts of its close proximity to the Loop while still being able to enjoy open space and green parks. Residents have the opportunity to reconnect with nature in Skinner Park, attend Pitchfork Music Festival at Union Park, or even take the pup for a romp at

Mary Bartelme Park. West Loop is also known for its delicious, world class restaurants. Cuisines from all across the globe can be found here and sampled at the annual Taste of Randolph Festival. If you’d rather stay in and cook, the community offers an abundance of upscale grocers as well. With stores like Mariano’s, Jewel, and the Chicago French Market, there’s no ingredient you won’t be able to ﬁnd. Combine this with the beautiful homes and lofts available for rent and there’s very little the West Loop could leave you wanting.

Development design Guidelines

Introduction

Today.

Guidelines 14

West loop

WLCO boundaries. WLCO is concerned with any and all developments that are located on the blocks from Ashland Ave., to Canal St., and from the Eisenhower Expressway to Grand Ave.

Applicability. The provisions of the Guidelines shall apply to all development within WLCO boundaries. These Guidelines provide general design guidelines dealing with building height range, appropriate locations for future commercial space, and desired amount of parking included in new construction. These Guidelines will be utilized in making recommendations to the alderman during the development plan review process. The Guidelines are to be used by property owners/applicants and their design consultants and architects in the planning of the development projects. These Guidelines are supplementary to the City of Chicago Zoning Ordinance and the City Code. Where a guideline in this document is in conďŹ&#x201A;ict with any provisions of the Chicago City Code, City Code shall take precedence and shall apply.

Review requirements. The following materials are required for review: 1. A completed Questionnaire 2. Scaled site plan 3. Elevations 4. Floor plans 5. Exterior materials: walls, siding, and masonry 6. Map of the surrounding zoning of properties in the immediate vicinity

Development design Guidelines

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blocks inside WLCO boundaries ASHLAND

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blocks outside WLCO boundaries

CARROLL

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parks

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FULTON MARKET

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FULTON MARK

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West loop

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MONROE

ADAMS

QUINCY

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Development design Guidelines

Guidelines

ARCADE

CANAL

MADISON

CANAL

WASHINGTON

CANAL

RANDOLPH

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LAKE

CLINTON

DESPLAINES

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A B

West loop

Process. Corridors

Because of the diverse nature of the community, the West Loop has been divided into smaller communities called corridors. Separating the West Loop into corridors was done in order to better understand the characteristics of each block within the larger community. Future developers should understand the context of the area of the West Loop in which they are working. A. West Grand Corridor B. Ogden Corridor C. Randolph - Fulton Corridor D. Skinner - Bartelme Corridor E. Eisenhower Corridor

F. Green - Halsted Corridor G. Kennedy Corridor H. North Branch Corridor I. Near Loop Corridor

Evaluation criteria

Height, commercial, and parking guidelines are subject to the following criteria: 1. Are the guidelines appropriate for the context? 2. Do they support or create character of the community? 3. Will the guidelines help to attract new residents and businesses to the area? 4. Will the guidelines help to increase property values?

Guidelines

The process of creating the Development Design Guidelines involved examining several different guideline options and evaluating each option and deciding which is best for the West Loop and its future development. The evaluation criteria is based on the objectives of the Development Design Guidelines.

Development design Guidelines

Height guidelines. The West Loop encompasses a large area that is ripe with varying characteristics and diverse development. In general, the closer to The Loop one goes the more dense and tall buildings become. Concurrently, the further north and west one goes, the area becomes less dense and is characterized by low-rise structures. Of course, this isn’t foolproof, but when developing height guidelines for the area it is important to take into account the preexisting conditions and buildings.

Height tiers To better address the height guidelines that are necessary for future growth in the West Loop area, it is essential to break down the area itself into its constituent components. The height of structures was broken into tiers to not only maintain the existing character, but to guide future development.

Tier

Height Range

Density

Precedent

0 - 49 feet

Low

Merit School of Music

50 - 99 feet

100 - 249 feet

250 - 449 feet

450 - 600 feet

West loop

Brixton Lofts Moderate

Emerald Lofts Skybridge

High

CitiGroup Center

These height ranges were chosen based on ﬁve pre existing buildings in the West Loop. These buildings were chosen because they have become staples within the community and are well known by residents. 1. Merit School of Music (30 ft.) - Not only is the school known for producing excellent young musicians, but it also lends its space to hosting community and development meetings. 2. Brixton Lofts (60 ft.) - Originally built in 1921, the building has long been standing within the West Loop and was recently converted into residences in 2006. 3. Emerald Lofts (135 ft.)- These condos are in the heart of the West Loop and being newer construction, are indicative of the direction the neighborhood is going in. 4. Skybridge (429 ft.) - This building is a high-rise luxury condominium and the 2003 winner of the bronze Emporis Skyscraper Award. The beautiful panoramic views offered by this building have made it a staple within the West Loop. 5. CitiGroup Center (588 ft.) - This building is crucial to Chicago’s economy as it not only contains retail shopping and ofﬁces, but is connected to the platforms of the Ogilvie Transportation Center which is used by thousands of Metra commuters every single day.

Guidelines

Development design Guidelines

1 3

blocks inside WLCO boundaries blocks outside WLCO boundaries

metra train

cta blue line cta green line

metra stop

cta blue line stop

fulton market historic district

tier 5 (450ft - 650ft)

tier 2 (50ft - 99ft)

precedent building

tier 4 (250ft - 449ft)

tier 1 (0ft - 49ft)

cta green line stop tier 3 (100ft - 249ft)

park

Alternative 1 Are the guideline appropriate for the context? Do the guidelines support or create character of the community? Will the guidelines help attract new residents and businesses to the area? Will the guidelines help to increase property values?

West loop

Supporting or maintaining existing community character is of the utmost importance. In the Height Map Alternative 1, the buildingsâ&#x20AC;&#x2122; heights ďŹ&#x201A;ow accordingly to ensure that all existing structures are protected from uncharacteristic development in the future. New development will be able to seamlessly take root amongst pre-existing structures while bringing in more business and residents. By buffering larger structures away from short, residential structures, property values will be maintained or increased by development.

1 3

blocks inside WLCO boundaries blocks outside WLCO boundaries

metra train

cta blue line cta green line

metra stop

cta blue line stop

fulton market historic district

tier 5 (450ft - 650ft)

tier 2 (50ft - 99ft)

precedent building

tier 4 (250ft - 449ft)

tier 1 (0ft - 49ft)

cta green line stop tier 3 (100ft - 249ft)

park

Are the guideline appropriate for the context? Do the guidelines support or create character of the community? Will the guidelines help attract new residents and businesses to the area?

The Height Map Alternative 2 is not the best choice because it is lacking some of the needs that residents requested be met. With the Height Map Alternative 2 only two of the four criteria guidelines are met. The guidelines are not appropriate for the context due to the fact that building heights do not ďŹ&#x201A;ow appropriately since tall buildings would be placed directly next to small buildings. It also wouldnâ&#x20AC;&#x2122;t create character or support the sense of community because the reality is having taller buildings invade residential blocks would completely erode the character that previously existed.

Will the guidelines help to increase property values?

Development design Guidelines

Guidelines

Alternative 2

Height Map Alternative 1 was chosen because it was most in line with the needs of the community that were expressed by residents of the community and WLCO. Many residents are concerned with the neighborhood becoming too developed too quickly, while simultaneously risking the character that makes the neighborhood what it is today. Controlling the building heights will allow for new development, but creating â&#x20AC;&#x2DC;bufferâ&#x20AC;&#x2122; height tiers ensures that new development does not overshadow what is already there.

precedent building

tier 5 (450ft - 650ft)

tier 4 (250ft - 449ft)

tier 3 (100ft - 249ft)

tier 2 (50ft - 99ft)

tier 1 (0ft - 49ft)

2 blocks inside WLCO boundaries blocks outside WLCO boundaries

parks

metra train cta blue line cta green line metra stop cta blue line stop cta green line stop fulton market historic district

West loop

1 3

Development design Guidelines

1 3

tier 5 (450ft - 650ft)

tier 4 (250ft - 449ft)

tier 3 (100ft - 249ft)

tier 2 (50ft - 99ft)

tier 1 (0ft - 49ft)

WEST GRAND CORRIDOR The component of the West Loop known as West Grand Corridor encompasses the far northwest corner of the community. Low-rise buildings of a mixed residential, commercial, and manufacturing use characterize this area. Major transportation such as the Metra railroad and the Kennedy Expressway isolate these blocks from the rest of the community. This mix of land use, coupled with its geographic isolation, creates distinct characteristics that distinguish from its neighboring blocks. Due to the

West loop

interesting combination of land use and West Grand Corridorâ&#x20AC;&#x2122;s proximity to major areas of transportation that the Tier 2 height range of 50-100 feet be instituted as the maximum height of built structures. Buildings this height will allow for this portion of the neighborhood to seamlessly transition into not only the surrounding designated Tier 1 and 2 areas of the West Loop, but also into the bordering West Town community to the immediate north.

1 3

tier 5 (450ft - 650ft)

tier 4 (250ft - 449ft)

tier 3 (100ft - 249ft)

tier 2 (50ft - 99ft)

tier 1 (0ft - 49ft)

OGDEN CORRIDOR extended into a Tier 2 designated area but since that type of density is not present yet, Tier 1 is both more practical and conďŹ&#x201A;uent with its current characteristics. The blocks in Ogden Corridor that are east of Morgan St. are designated as Tier 2 in order to smoothly transition into the Tier 3 blocks located in the neighboring Green-Halsted Corridor.

Guidelines

The Ogden Corridor is located due south of West Grand Corridor. Unlike West Grand Corridor, this geographic cluster of the neighborhood is home to a set of two height guidelines. The maximum height range for all structures in this area from Ashland east to Morgan is designated Tier 1 due to the overall low-rise industrial nature of this section of the neighborhood. In the future this could be

Development design Guidelines

1 3

tier 5 (450ft - 650ft)

tier 4 (250ft - 449ft)

tier 3 (100ft - 249ft)

tier 2 (50ft - 99ft)

tier 1 (0ft - 49ft)

RANDOLPH - FULTON CORRIDOR Characterized as a mostly commercial area with an industrial component in the Historic Fulton Market District, the area encompassing the RandolphFulton Corridor is the bustling engine of commerce in the heart of the West Loop. In the summers, the community hosts a cuisine centric festival called Taste of Randolph. Another warm weather activity residents look forward to is playing and spending time at Union Park, conveniently located off the Ashland-Lake El train stop.

West loop

Due to history and lack of immediate proximity to the Loop, like the more eastern portions of the West Loop, the area has developed with buildings at or under 100 feet tall with less density. The precedent building for Tier 2 is also contained within RandolphFulton Corridor. The precedent building for this tier is Brixton Lofts on the corner of Washington Blvd. and Aberdeen St. In order to maintain the character of the area, as well as provide transitional buffer zones into surrounding sections of the West Loop, the maximum height guidelines for Randolph-Fulton Corridor be placed in Tier 2.

1 3

tier 5 (450ft - 650ft)

tier 4 (250ft - 449ft)

tier 3 (100ft - 249ft)

tier 2 (50ft - 99ft)

tier 1 (0ft - 49ft)

Skinner - bartelme CORRIDOR While Skinner-Bartelme Corridor consists mostly of low-rise condos and single family homes, the block that exists between Peoria and Green St. are designated as Tier 2 to create a transition from low density to medium density buildings in the adjacent Green-Halsted Corridor. This transition is similarly seen the West Grand Corridor.

Guidelines

These blocks are largely low-rise residential with commercial aspects dispersed throughout, which sets it apart from its surrounding corridors. This area of the West Loop is very family oriented, containing two parks and two schools, including the Merit School of Music, the precedence building for Tier 1.

Development design Guidelines

1 3

tier 5 (450ft - 650ft)

tier 4 (250ft - 449ft)

tier 3 (100ft - 249ft)

tier 2 (50ft - 99ft)

tier 1 (0ft - 49ft)

Eisenhower CORRIDOR The Eisenhower Corridor contains the blocks just north of the Eisenhower Expressway, at the edge of WLCOâ&#x20AC;&#x2122;s boundaries. This subset of the West Loop is more dense than the previous corridors. Similar to the Skinner-Bartelme Corridor, the Eisenhower Corridor is family oriented and also contains the Whitney M. Young High School. The buildings in this corridor, however, are denser than the buildings in its neighboring corridor to the north.

West loop

Consisting of mid-rise apartments, condos, and lofts, the Eisenhower Corridor falls in Tier 3. Transitioning from one density to another, as seen in the previous corridor, can once again be seen in the Eisenhower Corridor. The blocks north of Van Buren are designated as Tier 2 to create a buffer between Tier 3 along the Eisenhower and Tier 1 just north in the Skinner-Bartelme Corridor.

1 3

tier 5 (450ft - 650ft)

tier 4 (250ft - 449ft)

tier 3 (100ft - 249ft)

tier 2 (50ft - 99ft)

tier 1 (0ft - 49ft)

Green - halsted CORRIDOR

Guidelines

The Green-Halsted Corridor is a long narrow strip that runs between Halsted St. and Green St. up to Grand Ave. and south to the Eisenhower Expressway. The entirety of the Green-Halsted Corridor falls within the Tier 3 category. The combination of medium density residential buildings and large number of commercial space makes the Green-Halsted Corridor one of the busier corridors west of the Kennedy. This corridor is also the location of Emerald Lofts, Tier 3â&#x20AC;&#x2122;s precedent building.

Development design Guidelines

1 3

tier 5 (450ft - 650ft)

tier 4 (250ft - 449ft)

tier 3 (100ft - 249ft)

tier 2 (50ft - 99ft)

tier 1 (0ft - 49ft)

North branch CORRIDOR The North Branch Corridor is located in the northeast corner of the West Loop, where the community meets the north branch of the Chicago River. The portion of the corridor south of Kinzie St. falls within Tier 3, this was utilized due to the amount of high density apartment buildings in the area and commercial space that sprawled from the Near Loop Corridor.

West loop

North of Kinzie St. the corridor falls within Tier 2. Contained within this area lies low density commercial buildings. Tier 2 was chosen for this section of the corridor because of the residential areas north of Grand Ave. outside of the West Loop boundaries. While the West Loop is our main priority, itâ&#x20AC;&#x2122;s important to remember that the neighborhood does not exist in a vacuum and must ďŹ&#x201A;ow aesthetically with the surrounding areas and the city as a whole.

1 3

tier 5 (450ft - 650ft)

tier 4 (250ft - 449ft)

tier 3 (100ft - 249ft)

tier 2 (50ft - 99ft)

tier 1 (0ft - 49ft)

Kennedy CORRIDOR precedent building. Though the number of medium density buildings vastly outweighs the number of high density buildings, these blocks fall within Tier 4. These Guidelines take into account what is currently existing as well as future development. Based on the precedent, these blocks are able to be developed into a higher density area in the future.

Guidelines

All the blocks contained within the Kennedy Corridor are classiďŹ ed as Tier 4. This corridor serves as a buffer between the high rises of the Near Loop Corridor and the medium density blocks to the west in the Green-Halsted Corridor. This corridor is populated with medium density buildings along with several high density, high-rise apartment buildings such as Skybridge, the Tier 4

Development design Guidelines

1 3

tier 5 (450ft - 650ft)

tier 4 (250ft - 449ft)

tier 3 (100ft - 249ft)

Near loop corridor The Near Loop Corridor is the densest corridor located within WLCOâ&#x20AC;&#x2122;s boundaries. This corridor is very different from the rest of the neighborhood. Its proximity to the Loop, paired with its once inexpensive land values, has made it the ideal place for sky rises and very high density commercial buildings to take root. The tallest building in the Near Loop Corridor is the CitiGroup Center, Tier 5â&#x20AC;&#x2122;s precedent. For this reason, the entirety of the corridor has been placed in Tier 5.

West loop

tier 2 (50ft - 99ft)

tier 1 (0ft - 49ft)

Development design Guidelines

Commercial guidelines. With an increasing population in the West Loop comes increased development. Residents have daily needs that must be met by their surroundings. Children need schools, child care, parks, and even entertainment. Adults needs grocery stores, valet parking, and restaurants. Even pets need veterinarians and groomers. The opportunities for business owners in the West Loop can be so lucrative, that when a building located within commercial zoning becomes available, the shop is immediately rented out with little to no thought about other patterns of business in the area. This kind of practice can lead to uneven and detrimental development.

Commercial patterns Currently within the West Loop, there are 2,193 active business licenses. These licenses range anywhere from retail food establishment to public garages. Some businesses may obtain more than one license depending on the nature of their day-today operations. Current trends indicate that businesses are locating on major streets and intersections. Grand Ave., Lake St., Randolph St., Madison St. and Halsted St. have the densest clusters of businesses. CTA El train stops have a noticeably higher number of 36

West loop

businesses around them, while parks, schools, and Metra lines have the fewest number. El train stops likely see a higher density of businesses in the area because owners know customers are more willing to patronize if itâ&#x20AC;&#x2122;s convenient. These restaurants and shops likely see a larger inďŹ&#x201A;ux of customers than its counterparts who are located in more isolated areas. Parks and schools in the area have a comparatively low number of businesses located around them, this is likely because these areas are located in more residential blocks of the West Loop. Where single family homes and condos make up the majority of residences, the less likely you are to see rows of commercial business. Metra lines also see very little business along their boundaries. Metra trains differ from the El line because their stops are far more infrequent and more likely utilized by commuters. These commuters are less likely to stop and visit businesses that are not at the beginning or end of their routes. New businesses should continue to focus on major intersections and streets as well as El line stops. Future commercial ventures should also focus on obtaining buildings within the Fulton Market District. With the concerted effort to renew the district to its former glory, businesses will likely see a rise in patronage as WLCO and other community members seek to reestablish a thriving market.

Guidelines Development design Guidelines

blocks inside WLCO boundaries blocks outside WLCO boundaries

metra train

metra stop

cta blue line

cta blue line stop

cta green line

cta green line stop

park

suggested commercial location

fulton market historic district

West loop

The Commercial Map Alternative 1 calls for commerce to occur on street corners, but since businesses have already begun to locate along roads, focusing commercial development on corners is not viable nor productive. The Commercial Map Alternative 1 is not appropriate for the context because it is only taking a limited amount of space where commercial activity occurs into account. Additionally, these guidelines will not help attract new businesses and residents into the community because it will severely limit the amount of space for businesses. This will cause these businesses to ďŹ&#x201A;ee the area in search of cheaper rent and more options and residents will follow. Finally, property values will most likely remain similar to what they are currently due to the lack of business ďŹ&#x201A;ux into the city.

blocks inside WLCO boundaries blocks outside WLCO boundaries

metra train

metra stop

cta blue line

cta blue line stop

cta green line

cta green line stop

suggested commercial location

park

fulton market historic district

Are the guideline appropriate for the context? Do the guidelines support or create character of the community? Will the guidelines help attract new residents and businesses to the area? Will the guidelines help to increase property values?

These guidelines maximize the amount of space where commercial buildings may exist, while still protecting the important residential areas of the neighborhood. These guidelines also support the character of the community. West Loop and the Fulton Market District have long been a place for commercial viability and these guidelines only seek to reinforce that. By maximizing the amount of viable space for commercial ventures, more businesses will ďŹ&#x201A;ock to the area for the opportunities offered by the West Loop. Residents will also be attracted to the area for the extensive list of amenities located nearby. These residents, as well as local businesses, will see a rise in property values as more commerce establishes itself in the area. Development design Guidelines

Guidelines

Alternative 2

The commercial locations available in the chosen guideline map are not limited to the areas represented in the map. Instead, the map only suggests viable locations for future commercial space based on clusters of current active business licenses. Based on the pre-existing patterns, new developments should strongly consider renting, purchasing or building commercial ventures in the areas indicated above. These areas maximize the amount of space for commercial land use, while protecting the existing residential areas from being infringed upon.

blocks inside WLCO boundaries blocks outside WLCO boundaries

parks

metra train cta blue line cta green line metra stop cta blue line stop cta green line stop fulton market historic district suggested commercial location

West loop

Development design Guidelines

suggested commercial location

subject corridor

WEST GRAND CORRIDOR The architectural consistency in this portion of the West Loop is mostly low-rise mixed-use buildings along Grand Ave. with the rest of the corridor falling within the residential land use category. As a result of this particular character, the commercial component of the corridor has come to life. Within this portion of the West Loop, most of the commercial development has taken place on Grand Ave. It is because of this that we suggest that be the focal point of any future commercial activity in the area. There is already a precedent along this road for retail and commercial development and it is also a major road in the Chicago area with bus access to the Grand Blue Line station further east making it transit-friendly as well.

West loop

suggested commercial location

subject corridor

OGDEN CORRIDOR

Guidelines

The general character of this corridor is manufacturing with its primary architecture type being low-rise structures. There is little commercial activity in the area at the present moment, but there is opportunity on the southern boundary of Fulton St. Since Fulton St. runs into the Fulton Market District where commerce is occurring in tandem with access to public transportation access, it is very likely that future commercial growth will occur on Fulton St. due to its immediate proximity.

Development design Guidelines

suggested commercial location

subject corridor

RANDOLPH - FULTON CORRIDOR One of the most commercially developed portions of the community, this corridor is home to the historic Fulton Market District, as well as the bustling streets of Lake, Randolph, and Washington. Filled with bars, restaurants, commerce, industry, and condominiums, this corridor truly has it all. The whole of the corridor is recommended for successful future commercial development, speciďŹ cally along Lake, Randolph, and Washington streets.

West loop

suggested commercial location

subject corridor

Skinner - bartelme CORRIDOR

Guidelines

Though mainly residential, the Skinner-Bartelme Corridor does contain some retail space. The eastern portion of the corridor, speciďŹ cally along the streets of Washington Blvd., Madison St. and Monroe St., would be the most advisable for future commercial developments in the area. This will provide residents and patrons of the park a myriad of nearby retail options without infringing upon their open space.

Development design Guidelines

suggested commercial location

subject corridor

Eisenhower CORRIDOR The Eisenhower Corridor also sees a great deal of residencies, this time in the form of rentals. Again, the existing and proďŹ table commercial space is currently rooted in the eastern portion of this corridor where the density is greater and foot trafďŹ c is higher. Van Buren St. and Jackson St. are the most viable areas of the corridor for businesses to thrive.

West loop

suggested commercial location

subject corridor

Green - halsted CORRIDOR

Guidelines

This corridor consists of medium-density buildings as well as a large amount of commercial spaces. Together these variables make it a more dense, urban, and crowded area of the West Loop than other areas. It is also in close proximity to two major highways-the Eisenhower and Kennedy, as well as the portions of the West Loop east of the Kennedy, which begins to resemble the Loop in terms of development. Along Halsted St. speciďŹ cally, there is a large amount of commercial activity. Whether it be restaurants and bakeries in Greektown, large grocery stores, or small markets, this area is a commercial hub and will continue to be one in the future.

Development design Guidelines

suggested commercial location

subject corridor

North branch CORRIDOR This area mimics the density of the Green-Halsted corridor south of Kinzie St., while north of said street is primarily low-rise commercial, manufacturing, and residential. The suggested areas for commercial growth lie on Milwaukee around the Grand-Blue El station, as well as the entire area south of Kinzie.

West loop

suggested commercial location

subject corridor

Kennedy CORRIDOR

Guidelines

Despite the fact that the Near Loop Corridor is extremely dense, Desplaines St. is not nearly as commercially developed as the western border of Halsted St. Unlike Halsted, Desplaines has many low-level mixed used manufacturing buildings with sparse commercial development. It is therefore suggested that future commercial development target the eastern side of Halsted. There are already a number of commercial offerings on this street as well as high-rise buildings that can and do promote mixed-use commercial development within them.

Development design Guidelines

suggested commercial location

subject corridor

Near loop corridor Due to its easy accessibility and close proximity to the Loop, the entire Near Loop Corridor would be viable for commercial development. The most heavily trafďŹ cked areas in the corridor are around Ogilvie and Union stations; because of this, these blocks are suggested as areas for the most proďŹ table future growth.

West loop

Development design Guidelines

Parking guidelines. One of the most pressing matters for West Loop residents today is where to park. Many developers have constructed buildings in the area with hopes that most tenants or employees would rely on public transportation. Unfortunately, the reality of the situation is that West Loop citizens need their cars, and parking, whether on-street or in a privately leased spot, is in high demand.

Transit Oriented Developments overlay Residential areas within a two-block radius of El line stops are considered to be Transit Oriented Developments, and because of their proximity to public transportation will contain less parking. The minimum parking ratio of TOD residencies is 1 parking space to every 2 units.

Underlying Residential All residences in the West Loop will be granted a 1:1 parking space to unit ratio unless otherwise noted. A 1:1 parking ratio guarantees all new property owners and renters off-street parking without sacriďŹ cing any major space.

West loop

Guidelines Development design Guidelines

transit oriented development 1:2 residential parking ratio

blocks outside WLCO boundaries

downtown mixed use no minimum for the ﬁrst 50,000 sq. ft. then 1 space per 1,000 sq. ft.

park

fulton market historic district

commercial or mixed use no minimum for the ﬁrst 7,000 sq. ft. then 2.5 spaces per 1,000 sq. ft.

metra stop

manufacturing or mixed use no minimum for the ﬁrst 2,500 sq. ft. then 2.5 spaces per 1,000 sq. ft. metra train

cta blue line stop

cta blue line

cta green line stop

cta green line

West loop

The minimum parking ratios for Parking Map Alternative 1 takes into account the lack of parking that residents have been facing, while also allowing for some ﬂexibility for developers. Providing more parking will continue to support the character of the community. While many residents do take advantage of nearby public transportation, many rely on their vehicles to drive to work in other neighborhoods and cities. Increasing parking for local businesses will also make it a more appealing workplace for potential employees. Offstreet parking can also lead to increased property values. Parking spaces for homes and businesses within the city are an attractive amenity to many incoming residents and entrepreneurs.

transit oriented development 1:2 residential parking ratio

blocks outside WLCO boundaries

downtown mixed use no minimum for the ďŹ rst 50,000 sq. ft. then 1 space per 1,000 sq. ft.

park

fulton market historic district

commercial or mixed use no minimum for the ďŹ rst 7,000 sq. ft. then 2.5 spaces per 1,000 sq. ft.

metra stop

manufacturing or mixed use no minimum for the ďŹ rst 2,500 sq. ft. then 2.5 spaces per 1,000 sq. ft. metra train

cta blue line stop

cta blue line

cta green line stop

cta green line

Parking Map Alternative 2 enforces a 1:2 residential parking ratio, but expands to all locations 4 blocks from an El stop. A 4-block radius was chosen because according to humantransit.org, that is the typical distance that people are willing to walk in order to get to public transit. This scenario does not provide enough parking for existing residents as well as new residents to move into the area. In addition, the commercial boundaries are too small in this scenario and does not allow for enough parking between Racine and Halsted. Therefore, even though the guidelines are appropriate for the context, as well as support and create character in the community, they would not help to attract new residents and businesses to the area nor raise property values. Development design Guidelines

GUIDELINES

Alternative 2

This map and its minimum parking ratios were chosen because it signiﬁcantly increases the parking that will be made available to residents, patrons, and employees, while also taking advantage of the public transportation that is available in the neighborhood. Ratios were chosen so that they adhere to the standards imposed by the Municipal Code of Chicago. Existing minimum parking ratios were examined, and in the case of the downtown mixed use, commercial, and manufacturing zones, the minimum square foot threshold was reduced so more parking would be guaranteed for residents and patrons.

transit oriented development 1:2 residential parking ratio downtown mixed use no minimum for the ﬁrst 50,000 sq. ft. then 1 space per 1,000 sq. ft.

commercial or mixed use no minimum for the ﬁrst 7,000 sq. ft. then 2.5 spaces per 1,000 sq. ft.

manufacturing or mixed use no minimum for the ﬁrst 2,500 sq. ft. then 2.5 spaces per 1,000 sq. ft.

blocks inside WLCO boundaries blocks outside WLCO boundaries

parks

metra train cta blue line cta green line metra stop cta blue line stop cta green line stop fulton market historic district

West loop

Development design Guidelines

transit oriented development 1:2 residential parking ratio

downtown mixed use no minimum for the ﬁrst 50,000 sq. ft. then 1 space per 1,000 sq. ft.

WEST GRAND CORRIDOR West Grand Corridor contains a mixture of manufacturing and residential zoning. All residences in this corridor should have a 1:1 ratio of parking spaces to residential units. Manufacturing and mixed use buildings should not have to provide any minimum parking if the building is less than 2,500 sq. ft. For every 1,000 sq. ft. after, the building should be equipped with 2.5 more spaces. This minimum will provide enough parking for employees that might be commuting from other areas of the city where public transit is less convenient.

West loop

commercial or mixed use no minimum for the ﬁrst 7,000 sq. ft. then 2.5 spaces per 1,000 sq. ft.

manufacturing or mixed use no minimum for the ﬁrst 2,500 sq. ft. then 2.5 spaces per 1,000 sq. ft.

transit oriented development 1:2 residential parking ratio

downtown mixed use no minimum for the ﬁrst 50,000 sq. ft. then 1 space per 1,000 sq. ft.

commercial or mixed use no minimum for the ﬁrst 7,000 sq. ft. then 2.5 spaces per 1,000 sq. ft.

manufacturing or mixed use no minimum for the ﬁrst 2,500 sq. ft. then 2.5 spaces per 1,000 sq. ft.

OGDEN CORRIDOR Mixed use and commercial buildings will only have to provide parking beginning at a building size of 7,000 sq. ft. For every 1,000 sq. ft. after, 2.5 more parking spaces should be included. Commercial buildings that include off-street parking are attractive to patrons who rely on their automobiles.

GUIDELINES

Ogden Corridor is an area of the neighborhood where the manufacturing land uses begin to convert to more commercial uses. All residences in this area should have a 1:1 ratio of parking spaces to residential units. Residential buildings within a two block radius of an El line stop will be considered Transit Oriented Developments and will only be required to have a minimum parking ratio of 1 space to every 2 units. One block within the corridor, at Ashland Ave. and Fulton St., falls under the TOD residential land use.

Development design Guidelines

transit oriented development 1:2 residential parking ratio

downtown mixed use no minimum for the ﬁrst 50,000 sq. ft. then 1 space per 1,000 sq. ft.

commercial or mixed use no minimum for the ﬁrst 7,000 sq. ft. then 2.5 spaces per 1,000 sq. ft.

manufacturing or mixed use no minimum for the ﬁrst 2,500 sq. ft. then 2.5 spaces per 1,000 sq. ft.

RANDOLPH - FULTON CORRIDOR This corridor runs along the most proﬁtable, commercial streets in the West Loop. Due to this, commercial and mixed use buildings will only have to provide parking beginning at a building size of 7,000 sq. ft. For every 1,000 sq. ft. after, 2.5 more parking spaces should be included. Parking is important to businesses because employees and customers alike appreciate being able to park without having to pay hourly rates on the street.

West loop

A small area along Lake St. falls under the Downtown Mixed Use zone. This area of the corridor is slightly denser and focused on commercial and mixed uses. Buildings in this region will have no parking minimum if the building is under 50,000 sq. ft., and for every 1,000 sq. ft. after, there will be one more parking space included. Residential buildings within the two block radius of the Morgan-Lake Green line El stop will fall under the TOD residential use and will have a minimum ratio of 1 parking space to every two units.

transit oriented development 1:2 residential parking ratio

downtown mixed use no minimum for the ﬁrst 50,000 sq. ft. then 1 space per 1,000 sq. ft.

commercial or mixed use no minimum for the ﬁrst 7,000 sq. ft. then 2.5 spaces per 1,000 sq. ft.

manufacturing or mixed use no minimum for the ﬁrst 2,500 sq. ft. then 2.5 spaces per 1,000 sq. ft.

Skinner - bartelme CORRIDOR To the far east of the corridor, the blocks convert from Commercial to Downtown Mixed Use, where parking will not be required if the building is under 50,000 sq. ft. Every 1,000 sq. ft. after that will require one off-street parking spot to be included with the building.

GUIDELINES

This corridor is where many single family homes and condos are located within the community. As with the entire community, all residential areas outside of the TOD zones will be required to have a minimum 1:1 parking space to unit ratio. Many small businesses are also housed within the Skinner-Bartelme Corridor. These businesses fall under the Commercial use which has no minimum parking for buildings under 7,000 sq. ft. For every 1,000 sq. ft. after, 2.5 more parking spaces should be included in the construction.

Development design Guidelines

transit oriented development 1:2 residential parking ratio

downtown mixed use no minimum for the ﬁrst 50,000 sq. ft. then 1 space per 1,000 sq. ft.

commercial or mixed use no minimum for the ﬁrst 7,000 sq. ft. then 2.5 spaces per 1,000 sq. ft.

manufacturing or mixed use no minimum for the ﬁrst 2,500 sq. ft. then 2.5 spaces per 1,000 sq. ft.

Eisenhower CORRIDOR The Eisenhower Corridor is a continuation of the larger residential zone of the Skinner-Bartelme Corridor, the only difference being that more rentals are found along the Eisenhower Expressway. Many of these homes also have the advantage of being in close proximity to the Blue line. These El stops along the Eisenhower have three separate entrances, increasing the TOD range. These residences within the TOD range should have a minimum of 1 parking space for every two units. The businesses located within this corridor will not have to provide parking for buildings under 7,000 sq. ft. For every 1,000 sq. ft. after, 2.5 more parking spaces will be required. 62

West loop

Much like the Skinner-Bartelme Corridor, the blocks of the Eisenhower Corridor furthest to the east are located in a much denser part of the community that falls under the Downtown Mixed Use category. Parking will not be required if the building is under 50,000 sq. ft. Every 1,000 sq. ft. after that will require one off-street parking spot to be included in construction.

transit oriented development 1:2 residential parking ratio

downtown mixed use no minimum for the ﬁrst 50,000 sq. ft. then 1 space per 1,000 sq. ft.

commercial or mixed use no minimum for the ﬁrst 7,000 sq. ft. then 2.5 spaces per 1,000 sq. ft.

manufacturing or mixed use no minimum for the ﬁrst 2,500 sq. ft. then 2.5 spaces per 1,000 sq. ft.

Green - halsted CORRIDOR Mixed Use will not be required to provide parking if the building is under 50,000 sq. ft., while every 1,000 sq. ft. after that will require one off-street parking spot to be included with the building. The few blocks to the far north and far south that fall under the residential TOD use will be required to have a minimum ratio of 1:2 parking spaces per unit.

GUIDELINES

This corridor’s long vertical stretch covers both areas of Manufacturing as well as Downtown Mixed Use, with several blocks falling under the residential TOD use. The Manufacturing to the north of the community should not have to provide any minimum parking if the building is less than 2,500 sq. ft. For every 1,000 sq. ft. the building should be equipped with 2.5 more spaces. To the south, the denser buildings of the Downtown

Development design Guidelines

transit oriented development 1:2 residential parking ratio

downtown mixed use no minimum for the ﬁrst 50,000 sq. ft. then 1 space per 1,000 sq. ft.

commercial or mixed use no minimum for the ﬁrst 7,000 sq. ft. then 2.5 spaces per 1,000 sq. ft.

manufacturing or mixed use no minimum for the ﬁrst 2,500 sq. ft. then 2.5 spaces per 1,000 sq. ft.

North branch CORRIDOR The North Branch Corridor has an interesting combination of land uses. Due to the proximity of both the Clinton Green line stop and the Grand Blue line stop, most of the residential buildings in the area fall under the TOD use with a 2:1 parking to unit ratio. The majority of the underlying land use in the corridor is manufacturing. Manufacturing and mixed use buildings should not have to provide any minimum parking if the building is less than 2,500 sq. ft. For every 1,000 sq. ft. the building should be equipped with 2.5 more spaces. The southernmost region 64

West loop

of the corridor fall under the Downtown Mixed Use category. This category of minimum parking means that buildings under 50,000 sq. ft. will not be required to provide off-street parking, while every 1,000 sq. ft. after that will require one parking spot in the construction.

transit oriented development 1:2 residential parking ratio

downtown mixed use no minimum for the ﬁrst 50,000 sq. ft. then 1 space per 1,000 sq. ft.

commercial or mixed use no minimum for the ﬁrst 7,000 sq. ft. then 2.5 spaces per 1,000 sq. ft.

manufacturing or mixed use no minimum for the ﬁrst 2,500 sq. ft. then 2.5 spaces per 1,000 sq. ft.

Kennedy CORRIDOR

GUIDELINES

The Kennedy Corridor falls mainly within the Downtown Mixed Use category. Buildings along the Kennedy Expressway are typically very dense and contain a variety of mixed uses. Minimum parking will not be enforced unless the size of the building is above 50,000 sq. ft. For every 1,000 sq. ft. after, one more parking space will be required in the construction. The northernmost blocks of the Kennedy Corridor are less dense and fall into the Commercial use category. Commercial buildings will only have to provide parking beginning at a building size of 7,000 sq. ft. For every 1,000 sq. ft. after, 2.5 more parking spaces should be included. Development design Guidelines

transit oriented development 1:2 residential parking ratio

downtown mixed use no minimum for the ﬁrst 50,000 sq. ft. then 1 space per 1,000 sq. ft.

commercial or mixed use no minimum for the ﬁrst 7,000 sq. ft. then 2.5 spaces per 1,000 sq. ft.

manufacturing or mixed use no minimum for the ﬁrst 2,500 sq. ft. then 2.5 spaces per 1,000 sq. ft.

NEAR LOOP CORRIDOR This corridor is in close proximity to the Loop and therefore falls within the Downtown Mixed Use category. All buildings within this corridor will have no parking minimum if the building is under 50,000 sq. ft., and for every 1,000 sq. ft. after will have one more parking space included. Many employees and patrons of these high rises utilize public transportation, so massive amounts of offstreet parking are found to be wasteful of space and unnecessary.

West loop

At the northernmost boundary of this corridor there is a four block area that falls within the residential TOD zone where the minimum parking ratio will be 1:2.

Development design Guidelines

West loop