West Loop Design Guidelines - Chicago · West Loop Design Guidelines City of Chicago, Department of...

West Loop Design GuidelinesCity of Chicago, Department of Planning and Development

Community MeetingJuly 13, 2017

2

West Loop Design GuidelinesToday’s Agenda

Welcome 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)

3

West Loop Design GuidelinesPurpose of Today’s Meeting

1. Provide a Project Recap/Introduction

2. Recap Community Input to Date

3. Review Urban Design Best Practice

3. Gather Feedback on Draft Design Guidelines

West Loop Design GuidelinesWhat exactly are design guidelines?

Design guidelines intend to generally balance the interaction of the following elements of the built environment:

• Architectural Scale and Proportion• Land Use• Pedestrian Realm (Streets)• Open Space• Relationship to Context

4

West Loop Design GuidelinesWhat aren’t design guidelines?

In this case, design guidelines should be based on principles and not be prescriptive.

They will NOT cover:

• Architectural Styles• Zoning/Land Use Changes• Specific capital improvement projects

5

Project Recap

7

West Loop Design GuidelinesWhere are we in the Process?

Working Group

Meeting #1

Working Group

Meeting #2

Community Workshop &

Online Survey

Working Group

Meeting #3

Community Workshop

Publish Draft Document

with Proposed

Design Guidelines

Present to Plan

Commission

Public Open House

March 3, 2017 April 4, 2017 April 22, 2017 June 29, 2017 July 13, 2017 July 27, 2017 August 3, 2017 August 17, 2017

8

Project RecapStudy Area

An as-of-right development complies with all applicable zoning regulations and does not require any discretionary action by the Chicago Planning Commission or Zoning Board of Appeals.

As of Right Zoning

9

Zoning PurposeAs of Right Zoning vs. Planned Developments

Planned Developments

Planned Developments (PDs) are special zoning designations established for individual development projects due to their size, use, scale, complexity or location. Planned Developments are approved by Plan Commission.

10

PMD 4

PMD 4

DS-3

DS-3

DS-3

DS-3DS-3

DS-3

C1-3

DX-3

DX-3

DX-3

DX-3

DX-3

M1-3

C1-1

C1-1

C1-

1

C1-1

PD 1354

M2-3

C1-2 C1-2DX-5

PD 1306

PD 1360

C1-2

PD 103

C1-3

C1-3

POS-1

RM-5

B3-3

RT-4

RM-5.5

PD 819

B3-2

RM-5 C2-2

PD 51

POS-1

DX-5

DX-5

PD 278

PD 643

C1-2RM-5

M1-3

PD 700

C1-5

B3-3

PD 416

DR-3

DX-

3

DR-3

DR-3

DS-3

M2-3DS-3

B3-3

PD 773

C2-3

C3-5

DS-5

PD 632

C2-3

C2-3

B3-5

DS-5

PD 572PD 1344

PD 1357

DX-3

PD 867PD 1300

PD 862

PD 1361

PD710

PD899 PD

1202PD1181

PD 820

C2-3

PD 890

DX-3RM-5

PD 1087DR-3DR-3

DS-3

RM-5

PD 629

C2-5PD 925

C3-2

PD1349

PD 747

PD 118

B3-3RM

-4.5

C1-3

B2-3

B3-5

B3-5

C2-3

B3-3

DX-

5

C2-3

DX-5

DX-5

DX-5

DX-5

DX-5

DX-

5DX-5

DX-5

M1-3

RM-5

C2-3

C1-3

C3-1

C3-

1

DX-5

PD 931

M1-3

B3-2

PD860

DR-3

B3-5

B3-3

C2-5

B3-5

C2-5

C1-5 M2-3

PD 929

PD 1048

PD779

PD 233PD 1246

B2-3

B3-5

C2-3RM-5

B3-2

B3-5

B3-3

DX-5

DX-7

DX-7

DX-7

C2-3

DC-12

PD 1290

PD 1319C1-1

PD616

C2-5

C3-3

DX-7

DX-7

B3-5

C1-3 C1-2

DX

-3

C1-2

C2-5

C1-3

C3-2

B3-5

PD1005

PD240

PD 1

282

PD 1

283

C1-

5

PD1252

PD1359

POS-

2

C3-

5

PD1286

C1-

3

PD729

PD1277

PD 1

230

M2-3

PD 746

B2-3

C1-3

C2-3

RM

-5

B3-5

DS-

3

DX-3

DS-3

RM-5

C3-3

DX-5 DX-12

DX-5

DX-5

DX-5

DX-7

DX-7

PD 328

DX-5

DX-10

DX-3 PD1207

PD 597

DC-12

PD 842

PD 1112

PD 842

DX-7

DC-12

DX-7

DX-3

DX-7

DX-3

DX-7

DX-3

DS-3DS-3

DX-3

PD1322

DX-3

DX-3

DR-3

PD304

DX-

5

LAKE ST

KINZIE ST

MADISON ST

MONROE ST

ADAMS ST

VAN BUREN ST

JACKSON BLVD

OGDEN AV

E

PAU

LIN

A ST

MO

RG

AN S

T

HAL

STED

ST

EISENHOWER EXPY

RANDOLPH STASH

LAN

D A

VE

MAY

ST

MAY

ST

ADA

ST

RAC

INE

AVE

FULTON MARKET

THR

OO

P ST

LAFL

IN S

T

CAR

PEN

TER

ST

ELIZ

ABET

H S

T

ARBOUR PL

WARREN BLVD

FULTON ST

WALNUT ST

TILDEN ST

UN

ION

AVE

WAYMAN ST

CARROLL AVE

JUST

INE

ST

LOO

MIS

ST

MAYPOLE AVE

BISH

OP

ST

WIL

LAR

D C

TCOURT PL

CONGRESS PKWY

LOO

MIS

ST

LOO

MIS

ST

RAC

INE

AVE

PEO

RIA

ST

GR

EEN

ST

CARROLL AVE

CARROLL AVEWAYMAN ST

SAN

GAM

ON

STFULTON ST

WALNUT ST

LAFL

IN S

T

WASHINGTON BLVD

KENN

EDY EXPY

ABER

DEE

N S

T

COUCH PL

RAC

INE

AVE

B3-3

Zoning PurposeAs of Right Zoning vs. Planned Developments

Zoning PurposeFloor Area Ration (FAR)

FAR = 1.0Lot = 100 ft x 100 ft = 10,000 sf1.0 FAR x 10,000 sf lot = 10,000 sf buildingCovering 100% of lot

What is FAR?FAR is an acronym for Floor Area Ratio. FAR is the relationship between the amount of usable floor area that a building has and the total area of the lot on which the building stands.



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Zoning PurposeNeighborhood Opportunity BonusPrevious density bonuses included:• setbacks• winter gardens• green roofs• plazas• mostly consisted of on-site amenities

Neighborhood Opportunity BonusRecent changes to the Neighborhood Opportunity Bonus program simplify and update the downtown floor area bonus system; provide new funding sources to encourage commercial development in neighborhoods lacking private investment; and accommodate ongoing central area growth through an expanded downtown zoning district.

12

Zoning PurposePlanned Development Review Timeline

13

DPD Preliminary

Review

Formal Application

Filing

Plan Commission

Meeting

DPD & Other Depts.

Review

City Council Final Vote

Applicant responds to comments

Community Input Process

Project is Approved

Public Notification

of Plan Commission

Developers Present to Community

Zoning PurposePlanned Developments

Are reviewed by DPD and other city agencies to promote healthy, functional neighborhoods that accommodate the needs of residents, businesses and visitors, while also enabling the development community to further the City of Chicago’s economic development

Adhere to a set of principles in the zoning code from which DPD design review staff review proposals

Incorporate community feedback throughout the process

Are required for any project seeking the Neighborhood Opportunity Bonus• Contributions to the Neighborhood Opportunity Bonus

are paid at time of permit

1.

2.

3.

4.

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Zoning PurposePublic Participation in Planned Development Review

How can the public provide valuable and appropriate input when developers present their proposals to the community?• Public comments are stronger when consistent with the

City zoning code and applicable design guidelines • Provide comments in writing and demonstrate connection

to existing regulations• Quantify how many of your neighbors share your idea

15

DevelopmentProposals

HighQuality Design

CityReview

Community Input

Community Feedback

17

West Loop Design GuidelinesCommunity Feedback

• Survey Respondents• Architectural Diversity• Design Excellence• Street Network Map

• Pedestrian Experience• Community Improvement Priorities• Character Areas

* Survey respondents who only selected “I am generally interested in the West Loop” or “Other” were not included in the results summarized in this report. The intention of this is to make sure the feedback reflects the opinions of those with direct ties to the West Loop.

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) *0

20

40

60

80

100

23.6%

59.7%

5.6% 4.9%

85.4%

32.6%

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1. Survey RespondentsPlease describe your relationship to the West Loop. You may select as many answers as are appropriate.

AVERAGE SURVEY RESPONSE

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2. Architectural StylesIs a variety of architectural styles and materials important? Or, do you prefer a related ‘family’ of design and materials?

Project Type: Office BuildingLocation: ChicagoAward: AIA Chicago Design Excellence AwardArchitect: Hartshorne Plunkard Architecture

Project Type: RestaurantLocation: ChicagoAward: AIA Chicago Design Excellence AwardArchitect: Range

Project Type: SchoolLocation: ChicagoAward: AIA Chicago Design Excellence AwardArchitect: John Ronan Architects

Project Type: ResidentialLocation: Antwerp, BelgiumAward: Architzer A+ AwardsArchitect: Studio Farris Architects

Project Type: ResidentialLocation: ChicagoAward: Richard H. Driehaus Foundation AwardArchitect: Landon Bone Baker Architects

Project Type: Residence HallLocation: New YorkAward: Architzer A+ AwardsArchitect: Jackson Clements Burrows Architects

Project Type: ResidentialLocation: Lima, PeruAward: Architzer A+ AwardsArchitect: Marsino Arquitectura

Project Type: ResidentialLocation: ChicagoAward: AIA Chicago Design Excellence AwardArchitect: Perkins+Will

Project Type: ResidentialLocation: New YorkAward: Architzer A+ AwardsArchitect: S9 Architecture

Project Type: OfficeLocation: MinneapolisAward: Architzer A+ AwardsArchitect: Michael Green Architecture

Project Type: ResidentialLocation: New YorkAward: Architzer A+ AwardsArchitect: Handel Architects

Project Type: ResidentialLocation: ChicagoAward: AIA Chicago Design Excellence AwardArchitect: Pappageorge Haymes Partners

WEST LOOP DESIGN GUIDELINES

Examples of Design Excellence

AVERAGE SURVEY RESPONSE

20


3. Design ExcellenceHow important is design excellence to you?

Commercial Street CharacterNeighborhood Street Character

Comment here:


Street Network

The proposed street network is based on existing character, is this appropriate?

ASH

LAN

D A

VE

JUST

INE

ST

LAFL

IN S

T

LOO

MIS

ST

ADA

ST

ELIZ

ABET

H S

T

RAC

INE

ST

MAY

ST

ABER

DEE

N S

T

CAR

PEN

TER

ST

MO

RG

AN S

T

SAN

GAM

ON

ST

PEO

RIA

ST

GR

EEN

ST

HAL

STED

ST

FULTON ST

CARROLL AVE

OGDEN AVE

LAKE ST

RANDOLPH ST

WASHINGTON BLVD

MADISON ST

MONROE ST

ADAMS ST

JACKSON BLVD

VAN BUREN ST

32.1%

3.6%

SupportiveSupportive with minor comments*Neutral with comments*Unsupportive

37.5%

26.8%

* A transcript of comments can be found in the meeting summary document.

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4. Street Network MapDoes this street network seem accurate to you?

5.8% 2.0%

11.1%

17.1%

30.0%

8.5%

5.5% Wider SidewalksStreet FurnitureLandscapingCrosswalksPedestrian SafetyLightingPublic ArtBicycle InfrastructureSignage

16.1%

4.0%

Place your dots in the categories below based on priority. Place your dots in the categories below based on priority.

Wider Sidewalks Street Furniture Landscaping

Lighting

Signage

Crosswalks

Public Art

Pedestrian Safety Improvements

Bicycle Infrastructure


Lake Street

What would enhance the pedestrian experience along this corridor for both public and private investment?

22


5. Pedestrian Experience: Lake StreetWhat would most enhance the pedestrian experience along Lake Street?

14.7%

12.7%

12.7%18.7%

10.1%

10.9%

4.3% Wider SidewalksStreet FurnitureLandscapingLightingSignageCrosswalksPublic ArtPedestrian SafetyBicycle Infrastructure

8.6%

7.1%



Lighting

Signage

Crosswalks

Public Art




Randolph Street


23


6. Pedestrian Experience: Randolph StreetWhat would most enhance the pedestrian experience along Randolph Street?

6.2%6.3%

5.0%

12.9%

16.2%


27.1%

3.3%

12.5%



Lighting

Signage

Crosswalks

Public Art




Washington Street


24


7. Pedestrian Experience: Washington StreetWhat would most enhance the pedestrian experience along Washington Street?



Lighting

Signage

Crosswalks

Public Art




Madison Street


13.1%

20.0%

7.6%

14.3%

12.0%


7.9%

1.8%

14.1%

25


8. Pedestrian Experience: Madison StreetWhat would most enhance the pedestrian experience along Madison Street?

TOPIC WORKSHOP RANKING

SURVEY RANKING

Public art 1 7Commercial corridor open space 2 (tie) 6Pedestrian safety 2 (tie) 1Lighting 4 3Enhanced landscape 5 2Reclaimed space 6 5Capital improvements for public facilities 7 4Bicycle infrastructure 8 8Community identifiers and wayfinding 9 10Street furniture 10 9

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9. Community Improvement Priorities How would you prioritize public and private spending on the following community improvement options? Please rank your answers below (1 = highest priority).

• Strong desire to further explore and define design excellence in relation to architecture and community character through a design approval committee or other formal process for reviewing project proposals.

• Concern that new developments lack architectural diversity and that the character of the neighborhood might get lost.

• Some support new residential development north of Lake Street.

• While some participants are comfortable with increased density, there is significant concern about building height impacts on viewshed, solar access, and (in particular) retaining the existing architectural character of the West Loop.

• The community sees the following design interventions as priorities for future development:• Pedestrian safety• Publicly accessible open space, especially in commercial corridors and

along Randolph Avenue• Enhanced landscapes within the public right-of-way (e.g. planters,

median planting, etc.)• Lighting for pedestrians and vehicles• Opportunities to integrate public art (e.g. murals, sculptures, water

features, etc.)

West Loop Design GuidelinesWhat have we heard to date?

Community Workshop Key Themes

27

Design Guideline Methodology

29

West Loop Design GuidelinesThe Case for the West Loop

Transit ConnectivityWest Loop Design GuidelinesTransit Connectivity

2

I3

I3

I2I2

I2

I2 I2I2

I2LAKE

KINZIE

ADAMS

GRAND

MONROE

MADISON

JACKSON

OGDEN

MAY

WO

OD

VAN BUREN

HUBBARD

GR

EEN

CAN

AL

PAU

LIN

A

HAL

STED

EISENHOWER

ASH

LAN

D

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EDY

MO

RG

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RANDOLPH

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PLA

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JEFF

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ABE

RD

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CAR

PEN

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LAFL

IN

FULTON MARKET

ELIZ

ABET

H

NO

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FULTON

WARREN

WASHINGTON

WALNUT

MILWAUKEE

TILDEN

CARROLL

ARM

OU

R

OHIO

ADA

WAYMAN

KINGSBURY

JUST

INE

UN

ION

THR

OO

P

CLINTON

RACE

ARBOUR

GLADYS

FERDINAND

MAYPOLE

COTTAGE

BIS

HO

P

LOO

MIS

CONGRESS

HAR

TLA

ND

HER

MIT

AGE

MAR

SH

FIEL

D

COURT

OS

WE

GO

THR

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P

LAFL

IN

LOO

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WASHINGTON

GLADYS

CONGRESS

LOO

MIS

JEFF

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N

KENNEDY

MAR

SH

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BIS

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P

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WALNUT

BIS

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MIT

AGE

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EISENHOWER CONGRESS

PEO

RIA

UN

ION

TILDEN

RAC

INE

A BERD

E E N

OHIO

ADALO

OM

IS

ELIZ

ABET

H

FULTONMILWAUKEE

PEO

RIA

WAYMAN

MAYPOLE

FULTON

WARREN

WALNUT

OHIO

GLADYS

SAN

GAM

ON

GLADYS

LOO

MI S

Ogilvie

Union Station

Morgan

RacineUIC-Halsted

Clinton-Lake

Ashland-Lake

Grand/Milwaukee

0 1,000 2,000500Feet

4

West Loop Public Transit SystemFigure 3

I2CTA Stations I3Metra Stations

CTA Train LinesBlue LineGreen LinePink Line

Metra Lines

!( CTA Bus StopsCTA Bus RoutesTransit-Served Locations10 min Walkshed

303

West Loop Design GuidelinesRetail / Commercial Zones


Retail and Commercial Zones

3

West Loop Design GuidelinesRetail / Commercial Zones

RANDOLPH STREET

WASHINGTON BOULEVARD

MADISON STREET

MONROE STREET

ADAMS STREET

JACKSON BOULEVARD

VAN BUREN STREET

LAKE STREET

FULTON STREET

31

1000 W. Monroe Street 1050 W. Monroe Street

111 S. Peoria Street 855 W. Adams Street

1035 W. Van Buren Street 1061 W. Van Buren Street

236 S. Racine Avenue 20 N. Loomis Street

1045 W. Washington Boulevard 935 W. Washington Boulevard845 W. Madison Street


Current Development Patterns

110 N. Carpenter Street 1115 W. Washington Boulevard 900 W. Washington Boulevard 1 S. Halsted Street

32

West Loop Design GuidelinesPrevious Planning Efforts

For Chicago Plan Commission Projects

DEVELOPMENT MANUAL

CITY OF CHICAGORAHM EMANUEL, MAYOR

Department of Housing and Economic DevelopmentAndrew J. Mooney, Commissioner

City of Chicago Zoning PD Requirements

City of ChicagoFulton Market Innovation District Plan

City of ChicagoHistoric Fulton-Randolph Market District Design Guidelines

Neighbors of West Loop“The Neighborhood Plan”

West Central Association &Metropolitan Planning Council “A Future for the Near West Side”

West Loop Community OrganizationNeeds Assessment

33

Urban Design Best Practice

34

• Strong desire to further explore and define design excellence in relation to architecture and community character through a design approval committee or other formal process for reviewing project proposals.

• Concern that new developments lack architectural diversity and that the character of the neighborhood might get lost.

• Some support new residential development north of Lake Street.

• While some participants are comfortable with increased density, there is significant concern about building height impacts on viewshed, solar access, and (in particular) retaining the existing architectural character of the West Loop.

• The community sees the following design interventions as priorities for future development:• Pedestrian safety• Publicly accessible open space, especially in commercial corridors and

along Randolph Avenue• Enhanced landscapes within the public right-of-way (e.g. planters,

median planting, etc.)• Lighting for pedestrians and vehicles• Opportunities to integrate public art (e.g. murals, sculptures, water

features, etc.)

West Loop Design GuidelinesWhat have we heard to date?

Community Workshop Key Themes

35

West Loop Design GuidelinesUrban Design Principles

Building Design

• Encourage taller, thinner buildings with substantial setbacks

• Orient the longest building facades and/or concentrate height along wider streets

Base 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 Landmark Districts

• 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.

36

West Loop Design GuidelinesMassing Scenarios

Scenario 1 Scenario 2 Scenario 3

37

West Loop Design GuidelinesScenario #3 in Detail

38

West Loop Design GuidelinesMassing Scenarios in Practice - Scenario #1

39


40


41

West Loop Design GuidelinesMassing Scenarios in Practice

42

West Loop Design GuidelinesMassing Scenarios in Practice

West Loop Design Guideline Organization

44

West Loop Design GuidelinesGuideline Organization

General Strategies

Tall Building Design Guidelines

Corridor Specific Guidelines

Public Realm Guidelines

Alley, Parking and Service Guidelines

1.0

2.0

3.0

4.0

5.0

45

Design Excellence

Preserve and Enhance Streetwalls in the West Loop

Design of the Building Base

Location and Parking Podium

Architectural Components

Material Guidelines

1.1

1.2

1.3

1.4

1.5

1.6

West Loop Design GuidelinesGeneral Strategies

46

Building Setbacks

Tall Building Design

Tower Design to Maintain High Quality Public Realm

Height Transitions

West Loop Design GuidelinesTall Building Design Guidelines

2.1

2.2

2.3

2.4

47

Halsted Street and Van Buren Street Corridors

Ogden Avenue Corridor

Washington Street Corridor

Randolph Street Corridor

Lake Street Corridor

Areas adjacent to Historic Districts

Areas adjacent to Open Space

Retail Nodes

West Loop Design GuidelinesSite Specific Guidelines

3.1

3.2

3.3

3.4

3.5

3.6

3.7

3.8

48

Pedestrian Safety

Placemaking

Sustainable Design

Streetscape

Signage & Identity

West Loop Design GuidelinesPublic Realm Guidelines

4.1

4.2

4.3

4.4

4.5

49

Alley / Service / Loading Access

Off-Street Parking

Bicycle Amenities

West Loop Design GuidelinesAlley Parking & Service Guidelines

5.1

5.2

5.3

50

• 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 questions

West Loop Design GuidelinesDesign Guideline Review

Next Steps

52

West Loop Design GuidelinesNext Steps

Publish Draft Document with Proposed Design Guidelines

Public Open House

Present to Plan Commission

July 27, 2017

August 3, 2017

August 17, 2017

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