West Loop Design Guidelines - Chicago

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West Loop Design GuidelinesCity of Chicago, Department of Planning and DevelopmentCommunity MeetingJuly 13, 2017

West Loop Design GuidelinesToday’s AgendaWelcome and Introductions (5 min)Project Recap (10 min)Community Feedback Summary (5 min)Design Guidelines Methodology (5 min)Urban Design Best Practice (5 min)Draft Design Guidelines Review (45 min)Next Steps (5 min)2

West Loop Design GuidelinesPurpose of Today’s Meeting1. Provide a Project Recap/Introduction2. Recap Community Input to Date3. Review Urban Design Best Practice3. Gather Feedback on Draft Design Guidelines3

West Loop Design GuidelinesWhat exactly are design guidelines?Design guidelines intend to generally balance theinteraction of the following elements of the builtenvironment: Architectural Scale and ProportionLand UsePedestrian Realm (Streets)Open SpaceRelationship to Context4

West Loop Design GuidelinesWhat aren’t design guidelines?In this case, design guidelines should be based onprinciples and not be prescriptive.They will NOT cover: Architectural Styles Zoning/Land Use Changes Specific capital improvement projects5

Project Recap

West Loop Design GuidelinesWhere are we in the Process?WorkingGroupMeeting #1WorkingGroupMeeting #2CommunityWorkshop &OnlineSurveyWorkingGroupMeeting #3CommunityWorkshopPublish DraftDocumentwithProposedDesignGuidelinesMarch 3, 2017April 4, 2017April 22, 2017June 29, 2017July 13, 2017July 27, 2017PublicOpen HousePresentto PlanCommissionAugust 3, 2017August 17, 20177

Project RecapStudy Area8

Zoning PurposeAs of Right Zoning vs. Planned DevelopmentsAn as-of-right development complies with all applicablezoning regulations and does not require any discretionaryaction by the Chicago Planning Commission or Zoning Boardof Appeals.As of Right Zoning9

Zoning PurposeAs of Right Zoning vs. Planned DevelopmentsB3-3M2-3C2-3LOOMIS STRM-5 C2-3C2-5RM-5M1-3PD 929POS-1C2-3B3-3M1-3B3-5PD 103B3-5DS-3JACKSON BLVDB2-3M1-3PD 925PD 278B3-5STPD 1300DS-3C3-1C1-3PEORIA STGREEN STHALSTED STDX-7COURT PLPD1005DS-3DX-5PD 867DC-12DX-7PD 233DX-7PD779PD 1112PD D 1048DX-7 DX-3DR-3B3-5PD 1230MAY STDX-3DX-7PD1202DX-5DS-3DX-3C1-3VAN BUREN UCH PLDX-5PD1322DR-3DR-3PD 820DX-5DR-3RM-5B3-3EISENHOWER EXPYDX-3DX-3DR-3B3-5PD 1087C2-3LAFLIN STRM-5LOOMIS STB3-5B3-5 DX-5B2-3PD 773RM-5DX-7PD899DS-3MONROE STADAMS STB3-2PD710DX-5B3-3PD 747DR-3PD 746Planned Developments (PDs) are special zoning designationsestablished for individual development projects due totheir size, use, scale, complexity or location. PlannedDevelopments are approved by Plan Commission.DX-3DX-5DX-3C2-3PD 700THROOP STPD 5PD 862MADISON STC2-3C2-3PD1359DX-7DX-5DX-3PD 931PD 1246PD 572DX-5PD 118B3-5C3-1PD240C1-5C2-5PD 1319PD 1354WAYMAN STDX-5WALNUT STC1-1PD1286 C1-3DX-5PD 629DX-5C2-3C1-3PD 1357B3-3RM-5C1-2C1-1PD 1344PD1277PD 1290PD 632PD 643FULTON MARKETPD1361DX-3B2-3WASHINGTON BLVDDX-3C2-5C1-1PD1349C1-3DX-3RACINE AVEB3-3B3-3WILLARD CTADA STAVENOGDERM-4.5WARREN BLVDBISHOP STC2-3PD729C1-2RACINE AVEC1-5ASHLAND AVERM-5.5C1-3C2-5C1-2C3-2C1-1PD 1360DX-5RANDOLPH STPOS-1SANGAMON STC1-2C1-3WAYMAN STC1-1C3-2C3-5M2-3C3-3PD 1283JUSTINE STLAFLIN STFULTON STC1-2RM-5RT-4C1-2MORGAN STDS-5PD 819DS-5KENNEDY EXPYMAYPOLE AVEC3-5PD 1282C1-3M2-3DX-3PD 1306LAKE STPD 51DS-3M2-3C1-5LOOMIS STPAULINA STWALNUT STCARROLL AVEC3-3PMD 4UNION AVEPMD 4FULTON STABERDEEN STCARROLL AVEMAY STELIZABETH STARBOUR PLCARROLL AVERACINE AVEKINZIE STCARPENTER STB3-5DX-10DS-3DC-12PD 842PD 597DS-3DX-7DX-3DX-7DR-3DX-7PD 328DX-5 DX-3DX-12PD304C1-3CONGRESS PKWYPD 416Planned DevelopmentsB3-210

Zoning PurposeFloor Area Ration (FAR)What is FAR?FAR is an acronym for Floor Area Ratio. FAR is therelationship between the amount of usable floor areathat a building has and the total area of the lot onwhich the building stands.FAR 1.0Lot 100 ft x 100 ft 10,000 sf1.0 FAR x 10,000 sf lot 10,000 sf buildingCovering 100% of lotFAR 1.0Lot 100 ft x 100 ft 10,000 sf1.0 FAR x 10,000 sf lot 10,000 sf buildingCovering 50% of lotFAR 1.0Lot 100 ft x 100 ft 10,000 sf1.0 FAR x 10,000 sf lot 10,000 sf buildingCovering 25% of lot11

Zoning PurposeNeighborhood Opportunity BonusPrevious density bonuses included: setbacks winter gardens green roofs plazas mostly consisted of on-site amenitiesNeighborhood Opportunity BonusRecent changes to the Neighborhood Opportunity Bonus program simplifyand update the downtown floor area bonus system; provide new fundingsources to encourage commercial development in neighborhoods lackingprivate investment; and accommodate ongoing central area growththrough an expanded downtown zoning district.12

Zoning PurposePlanned Development Review TimelineCommunity Input DPD &Other Depts.ReviewDevelopersPresent toCommunityPublicNotificationof PlanCommissionApplicantresponds tocommentsPlanCommissionMeetingCity CouncilFinal VoteProject isApproved13

Zoning PurposePlanned Developments1. Are reviewed by DPD and other city agencies to promotehealthy, functional neighborhoods that accommodate theneeds of residents, businesses and visitors, while alsoenabling the development community to further the Cityof Chicago’s economic development2. Adhere to a set of principles in the zoning code from whichDPD design review staff review proposals3. Incorporate community feedback throughout the process4. Are required for any project seeking the NeighborhoodOpportunity Bonus Contributions to the Neighborhood Opportunity Bonusare paid at time of permit14

Zoning PurposePublic Participation in Planned Development ReviewHow can the public provide valuable and appropriateinput when developers present their proposals to thecommunity? Public comments are stronger when consistent with theCity zoning code and applicable design guidelines Provide comments in writing and demonstrate connectionto existing regulations Quantify how many of your neighbors share your nCommunityInput15

Community Feedback

West Loop Design GuidelinesCommunity Feedback Survey Respondents Pedestrian Experience Architectural Diversity Community Improvement Priorities Design Excellence Character Areas Street Network Map17

West Loop Design GuidelinesCommunity Feedback1. Survey RespondentsPlease describe your relationship to the West Loop. You may select as manyanswers as are 9%I live in the West LoopI work in the West LoopI own property in the West LoopI own a business in the West LoopI am generally interested in the West Loop*Other (please specify) ** Survey respondents who only selected “I am generally interested inthe West Loop” or “Other” were not included in the results summarizedin this report. The intention of this is to make sure the feedback reflectsthe opinions of those with direct ties to the West Loop.18

West Loop Design GuidelinesCommunity Feedback2. Architectural StylesIs a variety of architectural styles and materials important? Or, do you prefer arelated ‘family’ of design and materials?AVERAGE SURVEY RESPONSE19

West Loop Design GuidelinesCommunity FeedbackWEST LOOP DESIGN GUIDELINESExamples of Design Excellence3. Design ExcellenceHow important is design excellence to you?Project Type: Office BuildingLocation: ChicagoAward: AIA Chicago Design Excellence AwardArchitect: Hartshorne Plunkard ArchitectureProject Type: RestaurantLocation: ChicagoAward: AIA Chicago Design Excellence AwardArchitect: RangeProject Type: ResidentialLocation: ChicagoAward: AIA Chicago Design Excellence AwardArchitect: Pappageorge Haymes PartnersProject Type: ResidentialLocation: New YorkAward: Architzer A AwardsArchitect: S9 ArchitectureProject Type: SchoolLocation: ChicagoAward: AIA Chicago Design Excellence AwardArchitect: John Ronan ArchitectsProject Type: Residence HallLocation: New YorkAward: Architzer A AwardsArchitect: Jackson Clements Burrows ArchitectsProject Type: OfficeLocation: MinneapolisAward: Architzer A AwardsArchitect: Michael Green ArchitectureProject Type: ResidentialLocation: Antwerp, BelgiumAward: Architzer A AwardsArchitect: Studio Farris ArchitectsProject Type: ResidentialLocation: Lima, PeruAward: Architzer A AwardsArchitect: Marsino ArquitecturaProject Type: ResidentialLocation: New YorkAward: Architzer A AwardsArchitect: Handel ArchitectsProject Type: ResidentialLocation: ChicagoAward: Richard H. Driehaus Foundation AwardArchitect: Landon Bone Baker ArchitectsProject Type: ResidentialLocation: ChicagoAward: AIA Chicago Design Excellence AwardArchitect: Perkins WillAVERAGE SURVEY RESPONSE20

West Loop Design GuidelinesCommunity Feedback3.6%WEST LOOP DESIGN GUIDELINESStreet Network4. StreetNetwork MapDoes this street network seem accurate to you?Comment here:HALSTED STGREEN STPEORIA STSANGAMON STMORGAN STCARPENTER STABERDEEN STMAY STRACINE STELIZABETH STADA STLOOMIS STLAFLIN STJUSTINE STASHLAND AVEThe proposed street network is based on existing character, is this appropriate?32.1%37.5%CARROLL AVEFULTON STLAKE STRANDOLPH STWASHINGTON BLVDMONROE STOGDENAVEMADISON STADAMS STJACKSON BLVDVAN BUREN STCommercial Street CharacterNeighborhood Street Character26.8%SupportiveSupportive with minor comments*Neutral with comments*Unsupportive* A transcript of comments can be found in themeeting summary document.21

West Loop Design GuidelinesCommunity FeedbackWEST LOOP DESIGN GUIDELINESLake Street5. Pedestrian Experience: Lake StreetWhat would most enhance the pedestrian experience along Lake Street?5.5%4.0% 5.8% 2.0%8.5%16.1%11.1%30.0%17.1%Wider SidewalksStreet FurnitureLandscapingCrosswalksPedestrian SafetyLightingPublic ArtBicycle InfrastructureSignageWhat would enhance the pedestrian experiencealong this corridor for both public and private investment?Place your dots in the categories below based on priority.Place your dots in the categories below based on priority.Wider SidewalksStreet FurnitureLandscapingCrosswalksPedestrian Safety ImprovementsLightingPublic ArtBicycle InfrastructureSignage22

West Loop Design GuidelinesCommunity FeedbackWEST LOOP DESIGN GUIDELINESRandolph Street6. Pedestrian Experience: Randolph StreetWhat would most enhance the pedestrian experience along Randolph ider SidewalksStreet c ArtPedestrian SafetyBicycle InfrastructureWhat would enhance the pedestrian experiencealong this corridor for both public and private investment?Place your dots in the categories below based on priority.Place your dots in the categories below based on priority.Wider SidewalksStreet FurnitureLandscapingCrosswalksPedestrian Safety ImprovementsLightingPublic ArtBicycle InfrastructureSignage23

West Loop Design GuidelinesCommunity FeedbackWEST LOOP DESIGN GUIDELINESWashington Street7. Pedestrian Experience: Washington StreetWhat would most enhance the pedestrian experience along Washington Street?10.6%3.3% 6.2%6.3%12.9%27.1%16.2%12.5%5.0%Wider SidewalksStreet FurnitureLandscapingCrosswalksPedestrian SafetyLightingPublic ArtBicycle InfrastructureSignageWhat would enhance the pedestrian experiencealong this corridor for both public and private investment?Place your dots in the categories below based on priority.Place your dots in the categories below based on priority.Wider SidewalksStreet FurnitureLandscapingCrosswalksPedestrian Safety ImprovementsLightingPublic ArtBicycle InfrastructureSignage24

West Loop Design GuidelinesCommunity FeedbackWEST LOOP DESIGN GUIDELINESMadison Street8. Pedestrian Experience: Madison StreetWhat would most enhance the pedestrian experience along Madison der SidewalksStreet FurnitureLandscapingCrosswalksPedestrian SafetyLightingPublic ArtBicycle InfrastructureSignageWhat would enhance the pedestrian experiencealong this corridor for both public and private investment?Place your dots in the categories below based on priority.Place your dots in the categories below based on priority.Wider SidewalksStreet FurnitureLandscapingCrosswalksPedestrian Safety ImprovementsLightingPublic ArtBicycle InfrastructureSignage25

West Loop Design GuidelinesCommunity Feedback9. Community Improvement PrioritiesHow would you prioritize public and private spending on the following communityimprovement options? Please rank your answers below (1 highest priority).TOPICPublic artCommercial corridor open spacePedestrian safetyLightingEnhanced landscapeReclaimed spaceCapital improvements for public facilitiesBicycle infrastructureCommunity identifiers and wayfindingStreet furnitureWORKSHOP SURVEY RANKINGRANKING12 (tie)2 (tie)456789107613254810926

West Loop Design GuidelinesWhat have we heard to date?Community Workshop Key Themes Strong desire to further explore and define design excellence in relationto architecture and community character through a design approvalcommittee or other formal process for reviewing project proposals. The community sees the following design interventions as priorities forfuture development: Pedestrian safety Concern that new developments lack architectural diversity and that thecharacter of the neighborhood might get lost. Publicly accessible open space, especially in commercial corridors andalong Randolph Avenue Some support new residential development north of Lake Street. Enhanced landscapes within the public right-of-way (e.g. planters,median planting, etc.) While some participants are comfortable with increased density, thereis significant concern about building height impacts on viewshed, solaraccess, and (in particular) retaining the existing architectural character ofthe West Loop. Lighting for pedestrians and vehicles Opportunities to integrate public art (e.g. murals, sculptures, waterfeatures, etc.)27

Design Guideline Methodology

West Loop Design GuidelinesThe Case for the West LoopWest Loop Design GuidelinesFigure RESS2IGLADYSedVANlstBURENa-HUICkeieil YSGLADYSGLADYS2IaMILn-LWotA ONCOURTTHROOPMADISONWAYMANFULTON EGO500OLLCARR10 min WalkshedLAFLIN0MARSHFIELDHERMITAGEMetra LinesRACEOHIOOHIOYURSBPink LineTransit-Served LocationsADAGreen LineCTA Bus StopsFERDINANDCTA Bus Routes!(OHIOELIZABETHBlue LineOHIONTOINCLCTA Train LinesMetra StationsARMOUR3IJUSTINEHARTLANDCTA StationsASHLANDHERMITAGE2IOHIOLoop Public Transit ConnectivitytnSoiUnonati3I2ITILDENCONGRESS229

West Loop Design GuidelinesTheCaseforopthe WestWest LoDesLoopign GuidelinesRetail / Commercial ZonesRetail and Commercial ZonesFULTON STREETLAKE STREETRANDOLPH STREETWASHINGTON BOULEVARDMADISON STREETMONROE STREETADAMS STREETJACKSON BOULEVARDVAN BUREN STREET3330

West Loop Design GuidelinesThe Case for the West LoopCurrent Development Patterns900 W. Washington Boulevard1 S. Halsted Street845 W. Madison Street1000 W. Monroe Street1050 W. Monroe Street111 S. Peoria Street855 W. Adams Street110 N. Carpenter Street1115 W. Washington Boulevard1045 W. Washington Boulevard935 W. Washington Boulevard1035 W. Van Buren Street1061 W. Van Buren Street236 S. Racine Avenue20 N. Loomis Street31

West Loop Design GuidelinesPrevious Planning EffortsDEVELOPMENTMANUALFor Chicago Plan Commission ProjectsCITY OF CHICAGORAHM EMANUEL, MAYORDepartment of Housing and Economic DevelopmentAndrew J. Mooney, CommissionerCity of ChicagoZoning PD RequirementsCity of ChicagoFulton Market Innovation District PlanCity of ChicagoHistoric Fulton-Randolph MarketDistrict Design GuidelinesNeighbors of West Loop“The Neighborhood Plan”West Central Association &Metropolitan Planning Council“A Future for the Near West Side”West Loop CommunityOrganizationNeeds Assessment32

Urban Design Best Practice33

West Loop Design GuidelinesWhat have we heard to date?Community Workshop Key Themes Strong desire to further explore and define design excellence in relationto architecture and community character through a design approvalcommittee or other formal process for reviewing project proposals. The community sees the following design interventions as priorities forfuture development: Pedestrian safety Concern that new developments lack architectural diversity and that thecharacter of the neighborhood might get lost. Publicly accessible open space, especially in commercial corridors andalong Randolph Avenue Some support new residential development north of Lake Street. Enhanced landscapes within the public right-of-way (e.g. planters,median planting, etc.) While some participants are comfortable with increased density, thereis significant concern about building height impacts on viewshed, solaraccess, and (in particular) retaining the existing architectural character ofthe West Loop. Lighting for pedestrians and vehicles Opportunities to integrate public art (e.g. murals, sculptures, waterfeatures, etc.)34

West Loop Design GuidelinesUrban Design PrinciplesBuilding Design Encourage taller, thinner buildings with substantial setbacks Orient the longest building facades and/or concentrate height along wider streetsBase Design Buidling bases shouuld be mindful of existing context, particularly at infill sites Provide seamless or gradual transition in bulk and scale near areas with lower-scale and character buildings - including those in the LandmarkDistricts Reinforce desirable urban features found within the surrounding area such as siting patterns, massing arrangements and streetscape characteristics.Commercial Uses Buildings for commercial uses that require large floor plates should respect the mass, scale and architectural character of adjacent buildings.35

West Loop Design GuidelinesMassing ScenariosScenario 1Scenario 2Scenario 336

West Loop Design GuidelinesScenario #3 in Detail37

West Loop Design GuidelinesMassing Scenarios in Practice - Scenario #138

West Loop Design GuidelinesMassing Scenarios in Practice - Scenario #239

West Loop Design GuidelinesMassing Scenarios in Practice - Scenario #340

West Loop Design GuidelinesMassing Scenarios in Practice41

West Loop Design GuidelinesMassing Scenarios in Practice42

West Loop Design Guideline Organization

West Loop Design GuidelinesGuideline Organization1.0General Strategies2.0Tall Building Design Guidelines3.0Corridor Specific Guidelines4.0Public Realm Guidelines5.0Alley, Parking and Service Guidelines44

West Loop Design GuidelinesGeneral Strategies1.1Design Excellence1.2Preserve and Enhance Streetwalls in the West Loop1.3Design of the Building Base1.4Location and Parking Podium1.5Architectural Components1.6Material Guidelines45

West Loop Design GuidelinesTall Building Design Guidelines2.1Building Setbacks2.2Tall Building Design2.3Tower Design to Maintain High Quality Public Realm2.4Height Transitions46

West Loop Design GuidelinesSite Specific Guidelines3.1Halsted Street and Van Buren Street Corridors3.2Ogden Avenue Corridor3.3Washington Street Corridor3.4Randolph Street Corridor3.5Lake Street Corridor3.6Areas adjacent to Historic Districts3.7Areas adjacent to Open Space3.8Retail Nodes47

West Loop Design GuidelinesPublic Realm Guidelines4.1Pedestrian Safety4.2Placemaking4.3Sustainable Design4.4Streetscape4.5Signage & Identity48

West Loop Design GuidelinesAlley Parking & Service Guidelines5.1Alley / Service / Loading Access5.2Off-Street Parking5.3Bicycle Amenities49

West Loop Design GuidelinesDesign Guideline Review Posters depict design guidelines by topic area Take your time and review as many as you’d like Post-it notes are available for comments Staff will be present to answer questions50

Next Steps

West Loop Design GuidelinesNext StepsPublish Draft Document with Proposed Design GuidelinesJuly 27, 2017Public Open HouseAugust 3, 2017Present to Plan CommissionAugust 17, 201752

the opinions of those with direct ties to the West Loop. I live in the West Loop I work in the West Loop I own property in the West Loop I own a business in the West Loop I am generally interested in the West Loop* Other (please specify) * 0 20 40 60 80 100 23.6% 59.7% 5.6% 4.9% 85.4% 32.6% 18 West Loop Design Guidelines Community Feedback 1 .

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